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HomeMy WebLinkAboutMN-PDB-2023-04-25DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 1 Planning and Development Board Minutes April 25, 2023 Board Members Attending: Robert Lewis, Chair; Garrick Blalock, BPW Liaison; Emily Petrina; Elisabete Godden Board Members Absent: Daniel Correa, Mitch Glass Board Vacancies: One Staff Attending: Lisa Nicholas, Director of Planning, Division of Planning and Economic Development Nikki Cerra, Environmental and Landscape Planner, Division of Planning and Economic Development Samuel Quinn-Jacobs, Assistant Planner, Division of Planning and Economic Development This meeting was held in Common Council Chambers, Third Floor, City Hall, and also conducted remotely using videoconferencing technology, as authorized by Part WW of Chapter 56 of the Laws of 2022 of New York State and Local Law 2022-05. Chair Lewis called the meeting to order at 6:10 p.m. 1. Agenda Review – None 2. Approval of Minutes – February 2023 and March 2023 On a motion by Godden, seconded by Petrina the Planning and Development Board unanimously approved the February 2023 and March 2023 meeting minutes. 3. Public Comment Chair Lewis opened Privilege of the Floor. Cerra read a comment submitted by Gaye Quinn into the record. There being no members of the public appearing in order to speak, nor any additional written comments submitted to be read into the record, Chair Lewis closed the Public Comment period. 4. Board Responses to Public Comment DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 2 Chair Lewis responded to the public comment that the board and staff will look into whether or not the project requires another public hearing. 5. Subdivision Review A. 123 Campbell Avenue by Joseph Bowes and Erynn Blume. Lead Agency, CEQR, The applicant is proposing to construct a 7,000 SF building within an existing parking area at the corner of Fairgrounds Memorial Parkway and an internal circulation road that connects to Route 13. The project also includes lighting, landscaping, walkways, and other amenities. The applicant submitted a trip generation report prepared by TYLIN International and dated April 24, 2018, that demonstrates that the traffic counts for the proposed new retail is consistent with the findings of the 2000 Generic Environmental Impact Statement (GEIS) for the Southwest Area Land Use Plan and therefore no additional environmental review is required. The Planning Board granted final approval of this project October 27, 2022, which has expired. The applicants are now seeking approval for same project. Applicants Attending: Joe Bowes, Andrew Sciarabba The applicant presented the survey depicting the subdivision of a lot into two separate parcels. Chair Lewis confirmed with the applicant that Geotechnical and other work was completed to ensure the newly created lot is buildable. Public Hearing On a motion by Godden, seconded by Petrina, and voted in favor unanimously Chair Lewis opened the public hearing. There being no members of the public appearing in order to speak, nor any additional written comments submitted to be read into the record, Chair Lewis closed the Public Hearing on a motion by Petrina, seconded by Godden, and voted in favor unanimously. Adopted Declaration of Lead Agency On a motion by Petrina, seconded by Godden: WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for conducting environmental review of projects, in accordance with local and state environmental law, and WHEREAS: State Law specifies that for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 3 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for a minor subdivision of City of Ithaca Tax Parcel ID: 132.-1-12 located at 123 Campbell Avenue by Joseph Bowes and Erynn Blume, and WHEREAS: the applicant is proposing a subdivision of the 1.27-acre site, resulting in two parcels of approximately 0.731 acres (31,842 SF) and .535 acres (23,305 SF). The proposed subdivision will maintain the 123 Campbell residence on the larger proposed parcel and will create a buildable smaller parcel. The property slopes downhill towards the West and currently a wooded area is located on the Western portion of the parcel. The parcel is in the R-1a zoning district, and no variances will be required, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in the creation of one additional buildable lot, and WHEREAS: this has been determined to be an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act (“SEQRA”) and requires environmental review, now, therefore be it RESOLVED: that the City of Ithaca Planning and Development Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, does, by way of this resolution, declare itself Lead Agency in Environmental Review for the proposed project. Moved by: Petrina Seconded by: Godden In favor: Petrina, Godden, Blalock, Lewis Against: None Abstain: None Absent: Glass, Correa Vacancies: One Adopted Negative Declaration of Environmental Significance On a motion by Godden, seconded by Petrina: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for a minor subdivision of City of Ithaca Tax Parcel ID: 132.-1-12 located at 123 Campbell Avenue by Joseph Bowes and Erynn Blume, and WHEREAS: the applicant is proposing a subdivision of the 1.27-acre site, resulting in two parcels of approximately 0.731 acres (31,842 SF) and .535 acres (23,305 SF). The proposed subdivision will maintain the 123 Campbell residence on the larger proposed parcel and will create a buildable smaller parcel. The property slopes downhill towards the West and currently a wooded area is located on the Western portion of the parcel. The parcel is in the R-1a zoning DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 4 district, and no variances will be required, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in the creation of one additional buildable lot, and WHEREAS: This has been determined to be an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act (“SEQRA”) and requires environmental review, and WHEREAS: City of Ithaca Planning and Development Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, did, on April 25, 2023, declare itself Lead Agency in Environmental Review for the proposed project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on April 25, 2023, review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1; a SEAF Part 2 prepared by Planning staff; Subdivision Map No. 123 Campbell Avenue City of Ithaca & Town of Ithaca, Tompkins County, New York dated 02/14/23 prepared by TG Miller P.C.; and other application materials, and WHEREAS: the Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Petrina Seconded by: Godden In favor: Petrina, Godden, Blalock, Lewis Against: None Abstain: None Absent: Correa, Glass Vacancies: One Adopted Declaration of Preliminary and Final Subdivision Approval On a motion by Petrina, seconded by Godden: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for a minor subdivision of City of Ithaca Tax Parcel ID: 132.-1-12 located at 123 Campbell Avenue by Joseph Bowes and Erynn Blume, and WHEREAS: the applicant is proposing a subdivision of the 1.27-acre site, resulting in two parcels of DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 5 approximately 0.731 acres (31,842 SF) and .535 acres (23,305 SF). The proposed subdivision will maintain the 123 Campbell residence on the larger proposed parcel and will create a buildable smaller parcel. The property slopes downhill towards the West and currently a wooded area is located on the Western portion of the parcel. The parcel is in the R-1a zoning district, and no variances will be required, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in the creation of one additional buildable lot, and WHEREAS: This has been determined to be an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act (“SEQRA”) and requires environmental review, and WHEREAS: the Planning Board, acting as Lead Agency, did on April 25, 2023 issue a Negative Declaration of Environmental Significance for the entire project and all its components, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on April 25, 2023, review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1; a SEAF Part 2 prepared by Planning staff; Subdivision Map No. 123 Campbell Avenue City of Ithaca & Town of Ithaca, Tompkins County, New York dated 02/14/23 prepared by TG Miller P.C.; and other application materials, and WHEREAS: the Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapters 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on April 25, 2023, now, therefore, be it RESOLVED: that the Planning Board does hereby grant Preliminary and Final Subdivision Approval to the proposed Minor Subdivision of City of Ithaca Tax Parcel ID: 132.-1-12 located at 123 Campbell Avenue subject to the submission of three final original subdivision plats with the raised signature of as licensed surveyor. Moved by: Godden Seconded by: Petrina In favor: Petrina, Godden, Blalock, Lewis Against: None Abstain: None Absent: Correa, Glass Vacancies: One DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 6 6. Site Plan Review A. Cliff Street Retreat, 407 Cliff St. by Linc Morse. Amended CEQR. The Planning Board granted preliminary and final approval of this project on October 26, 2021. The applicant now seeks approval for a redesign on the north end of the parcel where instead of two conceptual cottages previously proposed, the applicants now propose a 3-story multi-family building, approximately 4966 SF. The building has a total of 6 units including two hotel units and four apartments. The proposed building complies with all of the zoning requirements created in the PUD process. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h)[3] for which the Lead Agency made a Negative Determination of Environmental Significance on September 28, 2021. Applicants Attending: Craig Modisher, Noah Demarest, Linc Morse The applicant presented several renderings depicting the streetscape and design of the proposed building. A site plan was shown highlighting the footprint of the proposed multi- family building. The applicant explained the limitations of the water main and the changes made to the existing building use to the limitations. The board and staff reviewed the FEAF Part III. Changes were made to the FEAF including the removal of a trail as originally proposed and a wording change related to the change in use. Adopted Amended Negative Declaration of Environmental Significance On a motion by Godden, seconded by Petrina: WHEREAS: on September 28, 2021, the City of Ithaca Planning and Development Board determined that the proposed Cliff Street Retreat ― consisting of the site plan and PUD― at 407 Cliff Street would result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act, and WHEREAS: the project consists of converting a 25,297-SF industrial building into a multi-use building which will include long- and short-term residential rentals, small conference and lounge spaces, office space, and retail. The applicant applied for a rezoning through the PUD process, as the project is in the R-3a zone, in which the past industrial use and the proposed uses are legally non-conforming. The renovated building will comply with 2020 NYS building code and the Ithaca Energy Code Supplement. Site improvements include new building façades, more well- defined parking areas, landscaping, dark-sky compliant site lighting, street-facing entries, and garden/terrace spaces facing the hillside, and WHEREAS: the applicant now seeks approval for a redesign on the north end of the parcel where instead of two conceptual cottages previously proposed, the applicants now propose a 3- story multi-family building, approximately 4966 SF. The building has a total of 6 units including two hotel units and four apartments, and DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 7 WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176‐4 B.(1)(h)[3] and is subject to environmental review, and WHEREAS: pursuant to 617.4(b)(11) of the SEQRA regulations, this action is treated as a Type I Action for purposes of SEQRA, and WHEREAS: in accordance with §176-7 E. of CEQR and §617.7(e) of SEQRA, the City of Ithaca Planning and Development Board acting as Lead Agency has determined that (1) new information has been discovered and (2) a change in circumstances related to the project has arisen that was not previously considered, and the Lead Agency has determined that no significant adverse impact will occur, and WHEREAS: the Board, acting as Lead Agency in environmental review, has on April 25 2023 reviewed and accepted as adequate the new information consisting of a revised Full Environmental Assessment Form (FEAF) Part 3, prepared by Planning staff; drawings titled 501 Cliff Street 6-Unit Apartment Building Cover A000, Elevations A201& A202 created by Stream Collaborative dated 12/22/22; Street Elevation A01, Looking North Existing A02, Looking North Proposed A03, Looking South Existing A04, and Looking South Approved A05, all prepared by Stream Collaborative dated 3/14/23; Interior Loft Drawings (2) and Materials (2) prepared by applicant and submitted 4/19/23; and other supporting materials provided by the Project Sponsor, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby amend the Negative Declaration issued on September 28, 2021 to include the above-mentioned information in the environmental record, and be it further RESOLVED: that based on all supporting documentation, the City of Ithaca Planning and Development Board does hereby determine that the proposed Cliff Street Retreat project at 407 Cliff Street will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved: Godden Second: Petrina In Favor: Petrina, Godden, Blalock, Lewis Against: None Abstain: None Absent: Correa, Glass Vacancies: One B. Expansion of Religious Facility, 102 Willard Way/107 Lake Street by Jason Demarest. Presentation of Redesign. The Planning Board granted preliminary and final approval of this project on March 22, 2022. The applicant is now proposing changes to the approved plans including removing a parking garage, adding on-site parking spaces, removing an approved driveway and adding a circular drive, and small additions to the approved DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 8 building which will occur in phases. Exterior site improvements and structures still include a patio, an elevated courtyard, an access drive on Lake Street, landscaping, and walkways. The project is in the R-2a Zoning District and was granted variances for lot coverage, front-, rear- and side-yards, and parking on March 1, 2022. This was determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(n) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b.(11) for which the Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance on February 22, 2022. Applicants Attending: Jason Demarest The applicant presented renderings, elevations and a site plan detailing changes made to the previous approval. Changes highlighted included landscaping, traffic circulation, windows, the roof, and the removal of the basement garage into a habitable space. A new floor plan was shown depicting changes to the interior. Blalock asked staff to clarify the process of reviewing an amended site plan. Blalock then stated he needs more time to review all the changes but so far has seen nothing objectionable, he then asked if a public hearing could be scheduled at the next Planning Board meeting. The board reacted well to the change from a parking garage to habitable space. Petrina stated that she likes the decreased footprint but explained in detail her concerns surrounding parking and traffic circulation. Petrina asked the applicant to explain the anticipated traffic circulation as well as other details related to parking. Chair Lewis explained the history of the previous conversation related to the circular driveway and that further discussion is needed now it has been reintroduced. Lewis asked the applicant to further design the stair tower as depicted on the elevations and site plan. The applicant stated that the stair tower may be misrepresented on the plans and will return with answers in the next meeting. Godden asked the applicant to explain the circulation for people needing accessible parking and entry. Petrina asked the applicant how trash and recycling is handled. The applicant stated that the trash truck drives up the existing asphalt drive. C. Breeze Apartments, 121-125 Lake Street by Visum Development. Recreational River Permit. The applicant proposes to build an 83,160 GSF, four story apartment building and associated site improvements on the former Gun Hill Factory site for which it received Final Site Plan Approval for Phase I on February 28, 2023. The 77-unit with approximately 109 beds, market-rate apartment building will be a mix of studios, one- DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 9 and two-bedroom units and includes 77 parking spaces (47 surface spaces and +/-30 covered spaces under the building). Site improvements include stone dust walkways, bike racks, benches, a bioretention filter to treat the parking areas and rooftop stormwater, native and adaptive plant species, and meadow areas to restore edges of the site. The building will be constructed on the east parcel of the Former Ithaca Gun Factory Site which is currently in the New York State Brownfield Cleanup Program (BCP). Before site development can occur, the applicant is required to remediate the site based on a soil cleanup objective for restricted residential use. A remedial investigation (RI) was recently completed at the site and was submitted to NYSDEC in April 2021. The project is in the R-3a Zoning District and requires multiple variances. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (h)[2], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11) for which the Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance on December 20, 2022. Applicants Attending: Julia Bucher, Nate Cook, Erik Reynolds The applicant presented a plan for the proposed overlook and bridge, highlighting the fencing put in place to address concerns over safety. Board members thought the proposed fence is a great addition and relieves safety concerns. Staff, Board, and the applicant discussed the process for approval and the necessary steps to obtain such approval. The Board discussed the application for the Recreational River Permit, agreeing that the application is complete. The Board set the public hearing for the Recreational River Permit for the next Planning Board meeting on May 23, 2023. D. NYSEG Regulator Station, 220 Grandview Avenue by Arne Larsen, DDS Companies. Potential Preliminary Approval. The applicant proposes to create an approximately 164 SF gas regulator house with appurtenant facilities. NYSEG has secured a 1200 SF utility easement from the property owner, South Hill Church of Nazarene. Proposed site work includes the regrading of the site and landscaping around the proposed structure. The project is located in the R-2 zoning district and will not require any variances. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance §176- 4 and the State Environmental Quality Review Act (“SEQRA”) §617.4 for which the Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance on January 24, 2023. Applicants Attending: Arne Larsen The applicant presented changes to the site plan including changes to the sidewalk and landscaping. The applicant further asked the Board for feedback regarding the color and building materials of the proposed building. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 10 Petrina stated that she is favorable of the material but not the color and asked the applicant to provide samples of potential colors at the next meeting. The board stated their favorability for an Earth-tone color palette than a red one. The applicant added that an anti-graffiti sealer will be added to the building to prevent defacing. 7. Recommendations to the Board of Zoning Appeals • BZA #3251 66 Woodcrest Ave., Area Variance The Planning Board supports these variances as they support owner-occupied improvements and appreciate the design of the porch. The Planning Board finds no long-term negative impacts to planning. 8. Old/New Business • None 9. Adjournment: On a motion by Godden and seconded by Petrina the meeting, the meeting was adjourned by unanimous consent at 7:29 p.m.