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HomeMy WebLinkAboutMN-PDB-2023-06-27Minutes Approved by Planning Board on August 22, 2023 1 Planning and Development Board Minutes June 27, 2023 Board Members Attending: Robert Lewis, Chair; Emily Petrina; Elisabete Godden, Daniel Correa, Mitch Glass Board Members Absent: Garrick Blalock, BPW Liaison Board Vacancies: One Staff Attending: Lisa Nicholas, Director of Planning and Development, 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 6:00 p.m. 1. Agenda Review – None 2. Approval of Minutes – April 2023 3. Public Comment Chair Lewis opened Privilege of the Floor. Jan Rhodes, spoke in regard to the Ithaca Farmer’s Market. 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 The Board had no response to public comments. 5. Site Plan Review A. Mixed-Use Building, 510 W State Street/MLK Jr. Blvd. Extension of Site Plan Approval. In accordance with §276-10, Site Plan Review Ordinance, if the construction of a development has not commenced within two years of the date of Site Plan Approval, Minutes Approved by Planning Board on August 22, 2023 2 such approval shall expire, unless an extension has been granted by the Board following a written request by the applicant. The project received Site Plan Approval on August 24, 2021 and the applicant is requesting an extension of the approval. Applicants Attending: None No applicants were present, and no presentation was made. The Board briefly reviewed and discussed the project and its history through the public process. Adopted Declaration of Site Plan Approval Extension On a motion by Godden, seconded by Petrina: WHEREAS: on August 24, 2021, the Planning Board granted final Site Plan Approval to the proposed mixed-use development located at 510 W. MKL/State Street and 507 W. Seneca St. by Visum Development, applicant and owner, and WHEREAS: the approved project is to remove the one-story commercial building fronting on State Street and two-story wood frame house fronting on W. Seneca Street, and to construct a 60,953 SF, four- and five-story mixed-use apartment building. The proposed building will contain 57 dwelling units which will be affordable to households making 30- to 80-percent AMI, community spaces, indoor bike parking, and 1120 SF of retail space fronting State Street. The .413-acre project site comprises two tax parcels and has frontage on W. State, Corn, and W. Seneca Streets and is in two zoning districts: CBD-52, in which the maximum height is 52 feet, and B-2d, in which the maximum height is 40 feet. The project is subject to the Downtown Design Guidelines and requires an area variance, and WHEREAS: §276-10 of the City Code states that if construction of a project has not commenced within two years of the date of the Site Plan Approval, such approval shall expire, unless an extension has been granted by the Board following a written request by the applicant, and WHEREAS: in a letter dated May 23, 2023 to Robert Lewis, Chair and the Planning Board Members from Julia Bucher, Senior Development Manager, Visum Development Group LLC, an extension of the Site Plan Approval was requested, and WHEREAS: the project received an Area Variance on August 3, 2021, and WHEREAS: §325-40 of the City Code states that a variance shall be void if the applicant has not obtained a Building Permit to construct the building or part thereof for which the variance has been granted and initiated the construction work within two years from the date of the granting of the variance, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant a two- year extension of Site Plan Approval until August 24, 2025, subject to all the conditions stated, and all drawings cited, in the final Site Plan Review Approval resolution, dated August 24, 2021, and subject to the applicant obtaining all necessary variances. Minutes Approved by Planning Board on August 22, 2023 3 Moved by: Godden Seconded by: Petrina In Favor: Petrina, Godden, Glass, Lewis Against: Correa Abstain: None Absent: None Vacancies: One B. Ithaca Farmer’s Market, Steamboat Landing – 545 Third Street by David Stern. Presentation of Redesign. The applicant is proposing to renovate the existing market building to allow for year-round commerce and programing, to reconfigure and pave the existing parking area and drive lanes, to create outdoor amenity space for dining and gathering, to install shoreline stabilization, and to make other site improvements. The project requires the demolition of most site features, relocation of the Cayuga Waterfront Trail, removal of numerous trees, and installation of enhanced stormwater infrastructure. The project is on City-owned land and requires approvals from Common Council, the Special Joint Committee of the Ithaca Area Water Treatment Plant, NYS DEC, and the Army Corps of Engineers. The project site is in the Market District and is subject to Design Review. This was determined a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(b), (h)[2] and (i) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (10) and (11) for which the Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance on January 25, 2022. Applicants Attending: Yamila Fournier, Yifei Yan The applicant presented a series of site plans detailing the changes made to the project as well as the new phased approach the applicant is proposing for the development. The project is now broken up into three phases, with phase 1 redeveloping the parking lot. The applicant stated that phase 1 will be what is discussed in their presentation. Features and designs of the new parking lot were presented to the Board, including a new location for the bus stop. The parking lot design includes paving entirely over the existing gravel lot, and reorienting the direction and way vehicles will be parking. The applicants highlighted the designed circulation for through the parking lot and onto the Waterfront Trail. A brief overview of phases 2 and 3 was given to the Board, explaining that phase 2 will be addressing the landscaping around the waterfront and that phase 3 will be renovating the building. The Board responded favorably to the presentation. Minutes Approved by Planning Board on August 22, 2023 4 Correa stated his reluctance to give approval to the project without further details on phase 3. Correa went on to give feedback to the applicant regarding layout and design of the building. Glass suggested to the applicant to designate vendor stalls along pedestrian openings to be car- free. Glass also suggested to the applicant to be in touch with the development team working on the DOT site next door, to expand and design the Waterfront Trail. Petrina gave the applicant feedback on the design of their parking lot and public seating along the waterfront. The Board and staff discussed next steps for the public process and the information the Board will require to properly review phases 2 and 3. C. Expansion of Religious Facility, 102 Willard Way/107 Lake Street by Jason Demarest. Site Plan Review Modifications Approval. 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 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 a rendering of the proposal, highlighting changes made since the last presentation made to the Board. A site plan was presented as well, giving a different perspective as well as detailing the changes made to the landscaping proposed. Board members expressed their support for the proposal, stating that the changes made during the process have led to a quality design and a better project. Glass made it clear that he does not support parking in the front yard. Adopted Declaration of Site Plan Review Modifications Approval On a motion by Petrina, seconded by Godden: On a motion by Petrina, seconded by Godden, the Board voted unanimously to amend the resolution. Minutes Approved by Planning Board on August 22, 2023 5 WHEREAS: The Planning Board granted preliminary and final approval of this project on March 22, 2021, and WHEREAS: the applicant now seeks approval for proposed 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 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, and WHEREAS: the Board of Zoning Appeals granted the required area variances on March 1, 2022, and no further variances are required, and WHEREAS: this Board has on June 27, 2023, reviewed and accepted as adequate revised drawings titled: Chabad Center Expansion Illustration, Site Demo Plan C1.00, Site Plan AC1.02, Grading Plan C1.03, Landscape Plan C1.04, Planting & Site Lighting Details C4.00, Basement Plan A1.00, First Floor Plan A1.01, and Exterior Elevations A2.00 & A2.01 all dated 6/19/23 and prepared by Jason K Demarest Architecture; and Site Utility Plan C1.01 dated 3/31/22 prepared by Jason K Demarest Architecture and dated 6/19/23; and other application materials, and WHEREAS: the Planning Board has determined that the project changes are consistent with the February 22, 2022 Negative Declaration of Environmental Significance and that no additional environmental review is required, now therefore be it RESOLVED: that the Planning Board does approve the proposed changes to the Chabad Center Expansion, and be it further RESOLVED: that this approval incorporates all related unresolved conditions of the March 22, 2022 Preliminary and Final Approval Resolution, including: The following conditions must be satisfied before issuance a Building Permit: i. Plans, drawings and/or visualizations showing all proposed exterior mechanicals and associated equipment including heat pumps, ventilation, etc., including appropriate screening if necessary ii. Documentation from Ithaca Fire Department emergency access issues have been satisfied iii. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits iv. Acceptance of the SWPPP by the City Stormwater Management Officer Minutes Approved by Planning Board on August 22, 2023 6 v. Final approval of the driveway and curb cuts along Lake Street, as well as all sidewalks needing replaced along Lake Street and Willard Way by the City Engineering Department The following conditions must be satisfied within six months of site plan approval or the start of construction, whichever comes first i. Submission of detailed planting plan including soil replacement specifications for tree planting areas, planting schedule with at least one large shade tree, and plan to remove invasive plant species ii. Submission of final plans to salvage materials and/or the entire house at 107 Lake Street iii. Submission to the Planning Board for review and approval of placement, design, and photometrics of site lighting fixtures iv. Submission to the Planning Board for review and approval of all site details including but not limited to landscaping details, exterior furnishings, walls, railings, bollards, paving, signage, lighting, etc. The following construction must be satisfied during the construction period i. If impacted groundwater and/or soil are encountered during construction, it is required to be handled in accordance with the applicable NYSDEC regulations and requirements and with the involvement of both the City of Ithaca and the NYSDEC in the approval and monitoring of the treatment system(s) ii. Noise producing construction activities will be limited to the hours between 7:30 A.M. and 5:30 P.M., Monday through Friday (or Saturday 9:00 A.M. to 5:30 P.M. with advance notification to and approval by the Director of Planning and Development) iii. Any traffic control measures on Lake Street will be coordinated with the City Fire Department and Department of Public Works The following conditions must be satisfied before issuance of a Certificate of Occupancy: i. Any changes to the approved site plans must be submitted to Planning staff for review and may require Board approval ii. Installation of signage in circular driveway for one-way vehicular movement and for no parking iii. Installation of bike racks and/or bike storage Minutes Approved by Planning Board on August 22, 2023 7 iv. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk Coordinator v. Repair, replacement, or reconstruction of any City property damaged or removed during construction including, but not limited to paving, sidewalk, curbing, trees or tree lawn, signage, drainage structures, etc. vi. Submission of any required executed easement, licenses or other legal agreements involving City property Moved by: Petrina Seconded by: Godden In favor: Petrina, Godden, Glass, Correa, Lewis Against: None Abstain: None Absent: Blalock Vacancies: One D. 116 N Meadow Street by Whitham Planning and Design on behalf of CSD Housing. Presentation and Lead Agency. The applicant proposes to demolish two existing two- story residential buildings to allow for the construction of a new 60-unit affordable and integrated supportive housing project on a consolidated lot. The 5-story building, approx. 87,000 SF, will be comprised of 60 mixed-income, affordable housing units, 30 of which are proposed supportive service units, all ranging in size from studio-, one-, two- and three-bedroom units on the top four floors and garage parking and other amenities on the first story. Site improvements include community space, bicycle parking, offices, 2nd-floor playground terrace, fitness center, rooftop terrace, dog park, lounges, and green walls on the upper floors. The project is in the WEDZ-1a Zoning District and does not require variances. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(k), (l) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review. Applicants Attending: Yamila Fournier, Robert Cain, Yifei Yan The applicant presented a new affordable 5-story housing project located on the corner of Meadow Street and West Seneca Street. The presentation included an overview of the site plan, floor plans, elevations and a rendering of the proposed building. The presentation highlighted features such as the roof-top terrace and cantilevered main entrance. Petrina stated her overall support for the project, especially with regards to the use. Petrina went on to give suggestion regarding the exterior design of the building, as well as amenities for future residents. Minutes Approved by Planning Board on August 22, 2023 8 The Board agreed that the overall design of the building is aesthetically pleasing and fits well with the design goals for the location. Glass suggested that the façade of the building be designed more simply and that more details are needed for the corner entrance of the building. Chair Lewis suggested to the applicant that more color in the design of the exterior building would be a positive change to the proposal. Director Nicholas suggested the applicant propose more greenery for the rooftop terrace, including trees. Chair Lewis expressed his concerns over the light available to all the units within the building. Cerra asked the applicant to look into charging stations for e-bikes in addition to their proposed bicycle parking. Adopted Declaration of Lead Agency On a motion by Godden, seconded by Correa: 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 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for constructing a new 5-story apartment building by CSD Housing, and WHEREAS: The applicant proposes to demolish two existing two-story residential buildings to allow for the construction of a new 60-unit affordable and integrated supportive housing project on a consolidated lot. The 5-story building, approx. 87,000 SF, will be comprised of 60 mixed- income, affordable housing units, 30 of which are proposed supportive service units, all ranging in size from studio-, one-, two- and three-bedroom units on the top four floors and garage parking and other amenities on the first story. Site improvements include community space, bicycle parking, offices, 2nd-floor playground terrace, fitness center, rooftop terrace, dog park, lounges, and green walls on the upper floors. The project is in the WEDZ-1a Zoning District and does not require variances, and WHEREAS: This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(k), (l) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review, and Minutes Approved by Planning Board on August 22, 2023 9 WHEREAS: the NYS Department of Environmental Conservation, and the Tompkins County Department of Health, both potentially involved agencies in this action, have consented to the Planning Board acting as Lead Agency for this project, now, therefore be it RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this resolution, declare itself Lead Agency in Environmental Review for the proposed project. Moved by: Godden Seconded by: Petrina In Favor: Lewis, Petrina, Godden, Glass, Correa Against: None Abstain: None Absent: Blalock Vacancies: One 6. Sign Review A. Squeaky Clean Car Wash, 501-507 S Meadow Street. Potential Approval of Signs. As part of the site plan review process, the applicant is coming back to the Board to submit signs for review. Applicants Attending: David Herrick, Gary Sloan The applicant presented a series of images depicting the proposed signage package for the Squeaky Clean Carwash. The applicant stated that the signs labeled as “A”, “B”, “C” and “D” were already presented to the Planning Board during the Site Plan Approval process. The applicant described each sign and stated the need for each. Godden and Correa stated their overall support for the project, but expressed that they believe there is an excessive amount of proposed signage that will not fit the character of the neighborhood. Godden suggested that sign “D” be removed from the proposal. The Board and applicant discussed the proposed illuminated signs regarding their placement and hours illuminated. Glass suggested that signs “A” and “D” should be removed from the proposal. Glass went on to describe his concerns over pylon signs in general. Chair Lewis stated that he believes that sign “A” should remain but that some signage from the proposal should be removed. The Board, staff and the applicant discussed possible alternative proposals and what might be acceptable for approval from the Board. Adopted Declaration of Sign Review Approval Minutes Approved by Planning Board on August 22, 2023 10 On a motion by Godden, seconded by Petrina: On a motion by Godden, seconded by Petrina the Board voted unanimously to amend the resolution. WHEREAS: the Squeaky Clean Car Wash at 501-507 S Meadow Street was approved by the Planning Board on December 20, 2022, and WHEREAS: the applicant has submitted a sign package in the SW-2 Zone, and WHEREAS: the Board has reviewed and accepted drawings entitled: Squeaky Clean/2022/ New Ithaca Site/Package of Signs (pp. 1-10) prepared by GNS Group and T.G. Miller, P.C. and dated 2/17/23, with the following conditions: i. Installation of standard, permanent left turn only sign onto South Titus Avenue ii. Elimination of the sign marked D on west side of building iii. Elimination of LED lighting on poles on the sign marked A iv. Reduction in size of the sign marked C on south side of building from 50 SF to 32 SF v. All illuminated signs must be turned off by 9:00 pm Monday-Saturday and by 7:00 pm on Sundays, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby approve the signs as proposed in the above-referenced drawings. Moved by: Petrina Seconded by: Godden In favor: Petrina, Godden, Glass, Correa, Lewis Against: None Abstain: None Absent: Blalock Vacancies: One 7. BZA Appeals 8. Old/New Business • New Meeting time for Project Review Committee 9. Adjournment: On a motion by Petrina and seconded by Godden the meeting, the meeting was adjourned by unanimous consent at 8:20 p.m.