HomeMy WebLinkAboutMN-PDB-2023-04-25DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
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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
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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
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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
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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
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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
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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
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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
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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-
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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.
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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.