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HomeMy WebLinkAboutMN-PDB-2023-12-19APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 1 Planning and Development Board Minutes December 19, 2023 Board Members Attending: Mitch Glass, Chair; Emily Petrina, Daniel Correa, Elisabete Godden, Daniel Correa, Bassel Khoury Board Members Absent: None Board Vacancies: Two 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, 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. All resolutions are attached at the end of this document. Chair Glass called the meeting to order at 6:03 p.m. 1. Agenda Review – 2. Approval of Minutes – None 3. Public Comment Chair Glass opened Privilege of the Floor. Margeret Fabrizio spoke in opposition of the Lake Street Townhomes development proposal. There being no further members of the public appearing in order to speak, nor any additional written comments submitted to be read into the record, Chair Glass closed the Public Comment period. 4. Board Responses to Public Comment The Board had no response to public comments. 5. Special Permit Review APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 2 A. 247 Valley Road Accessory Apartment by Sheila and Louis Out. Lead Agency, Public Hearing, CEQR Determination and Preliminary and Final Approval. The applicants are requesting a special permit to have a legal 450 SF accessory apartment on the ground floor of their house. The property is in the R-1a Zoning District in which an accessory apartment is permitted use requiring a special permit. 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 and is subject to environmental review. Applicants Attending: Sheila Out The applicant presented the history and reasoning for the request to have an accessory apartment in the owner’s primary residence. Floor and site plans were presented for the Board to review. Board members expressed their support for the request and had no questions for the applicant. Adopted Declaration of Lead Agency Motion by Godden, Seconded by Khoury. Adopted Negative Declaration of Environmental Significance Motion by Khoury, seconded by Petrina. Public Hearing On a motion by Godden, seconded by Petrina, and voted in favor unanimously Chair Glass 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 Glass closed the Public Hearing on a motion by Godden, seconded by Petrina, and voted in favor unanimously. Adopted Declaration of Preliminary and Final Approval Motion by Godden, seconded by Petrina. B. 405-7 East Lincoln Street Accessory Apartment by Mariette Geldenhuys. Lead Agency, Public Hearing, CEQR Determination and Preliminary and Final Approval. The applicants are requesting a special permit to convert an existing accessory building into an accessory apartment approximately 258 SF with a 48’ SF loft. The maximum occupancy will be two and the renovation will include adding plumbing. The property is in the R-2b Zoning District in which an accessory apartment is a permitted use requiring a special permit. 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 and is subject to environmental review. Applicants Attending: Mariette Geldenhuys APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 3 The applicant presented the history and reasoning for the request to have an accessory apartment in the owner’s primary residence. Floor and site plans were presented for the Board to review. Board members expressed their support for the request and had no questions for the applicant. Adopted Declaration of Lead Agency Motion by Petrina, Seconded by Godden. Adopted Negative Declaration of Environmental Significance Motion by Godden, seconded by Petrina. Public Hearing On a motion by Godden, seconded by Petrina, and voted in favor unanimously Chair Glass 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 Glass closed the Public Hearing on a motion by Godden, seconded by Petrina, and voted in favor unanimously. Adopted Declaration of Preliminary and Final Approval Motion by Petrina, seconded by Godden. 6. Site Plan Review A. Cayuga Park (formerly Carpenter Park Circle Project) – Carpenter Park Road by Andrew Bodewes for Park Grove Realty, LLC. Potential Approval of Site Plan Changes. The Planning Board granted final approval of Phase 1 of this project on September 22, 2020, and granted approval for minor changes to the residential building in Phase 1 and final approval for the two mixed-use buildings and associated site improvements Phase II on October 26, 2021. The applicants are now seeking changes for Phase II including residential unit mix in both buildings, removal of 12 balconies, changes to pedestrian connections, sidewalks and landscape including removal of a bioretention area. The overall project was determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(d), (i), (k), and (B)(6) and (8)(a) 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 May 26, 2020. Applicants Attending: Jacob von Mechow, Andrew Bodewes The applicants presented a number of proposed site plan changes to the approved Cayuga Park project. The changes include adjustments to the pedestrian paths, unit make-up, building façade and the removal of 9 balconies and a bioretention pond. The applicant used site plans and elevations to present the changes. The applicant ended the presentation by stating that the changes presented were brought along due to financial reasons. APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 4 Khoury and Correa asked the applicant to explain why the removal of balconies is necessary. The applicants stated that the layout of the units would be impacted negatively by having a balcony entrance. The applicant went on to explain that valuable counter space in the kitchens would be lost to accomplish a design with the balconies. Director Nicholas suggested that the applicant work with the DOT related to the pedestrian walkways and the DOT’s route 13 revitalization project. Adopted Declaration of Approval of Site Plan Changes Motion by Khoury, seconded by Godden. Motion by Godden, seconded by Petrina to amend the resolution. B. 116 N. Meadow Street Apartments – 116 N. Meadow. Review FEAF 3. 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-, and two-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) for which the Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance on June 27, 2023. Applicants Attending: Yifei Yan, Robert Cain, Brad Jamison, Kamillah Ramos, Adam Fischel The applicants began their presentation by stating that all concerns from the fire department and DOT have been addressed. The applicants went on to present a site plan, detailing the construction staging and tree protection plans. A demolition plan was presented, highlighting the trees selected to be removed. Director Nicholas expressed her concerns related to the amount of public space used for the construction staging. The applicant responded by stating that zoning constraints, site conditions and the efforts to preserve trees on the site have led to the proposal to include public space during construction. APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 5 The applicants presented a transportation demand management plan and renderings to describe the experience for both cars and pedestrians. The applicants followed up with a rendering of the building, describing changes to the façade, utility lines and roof design. Petrina stated that she preferred the curved roof design from previous presentations, but is still supportive of the project as a whole. Board members, staff and the applicant reviewed the drafted FEAF part 3 and highlighted any concerns to be addressed by the applicant. C. McGraw Hall Renovation – 141 Central Ave (Cornell Arts Quad) by Andy Rollman, Cornell University. Preliminary and Final Approval. The applicant proposes to renovate the existing 4-story building, approximately 52,532 SF, located on the Cornell Arts Quad. The renovations will address all exterior building deferred maintenance including exterior façade repairs, structural deficiencies, stone entry stairs, accessibility compliance with changes to three existing entrances, and will completely renovate the interior with new instructional spaces supported by new structural, mechanical, electrical, and plumbing systems to comply with building and energy codes. The project site is located in the U-1 Zoning District and will require no variances. The project is located in the Cornell Arts Quad Historic District and will require a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(h)[4] and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review. Applicants Attending: Leslie Schill, David Cutter, Andy Rollman, Carmen Menocal Godden recused herself for the McGraw Hall Renovation due to a conflict of interest. The applicants presented the details of the project that the ILPC reviewed during the approval process. The applicants went on the present renderings and a site plan detailing the proposal, highlighting the planting plan, pedestrian walkways and changes to the entrances. Khoury asked the applicant to briefly describe which trees are proposed to be removed and how many trees are proposed to be planted. Board members had no further questions for the applicant and expressed their support for the project. Adopted Declaration of Preliminary and Final Approval On a motion by Petrina, seconded by Khoury. D. Lake Street Townhomes – 261 Lake Street by Whitham Planning and Design. CEQR Review and Recreational River Permit. The applicant proposes to build sixteen three- story townhouses (approximately 23,377 SF total) broken into two groupings on Lake APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 6 Street. The market-rate townhouses will each have a back entrance and a front entrance onto Lake Street and will be a mix of three- and four-bedroom units. Site improvements include removal of invasive plant species, native plantings, a new sidewalk on Lake Street, street trees, and stormwater planters to manage runoff from roofs. The applicant proposes to improve the city-owned Lincoln Street Extension to provide access to the site, a fire turn-around, and 16 public parking spots, while the project site itself will include 16 surface parking spaces. The site is heavily vegetated and has steep topography. The proposed project will require retaining walls. The project is in the R-3a Zoning District and will require several variances for parking. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h)[2 & 4], (k), (l) & B(2), the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (10) and is subject to environmental review. Applicants Attending: Yifei Yan, Cian Hamill, Yijun Zhou, James Ritzenthaler, Bear Smith, Michele Palmer The applicants began the presentation by sharing a tree survey detailing the existing conditions of the site as well as the proposed planting and tree removal plans. The applicant added that the owners of the project would like feedback from the Board related to their concerns surrounding the proposed retaining walls. Petrina stated her concerns surrounding the planting plan’s attempt to mitigate the impacts of the large retaining walls. Correa stated that he is comfortable with the proposed retaining walls and planting plan. Staff reviewed the requirements for a recreational river permit and informed the applicant of the required next steps. E. 113-119 Sears Street by Leslie Ackerman, INHS. CEQR Review. The applicant proposes constructing four for-sale, single-family homes which will be permanently affordable housing as part of INHS’s Community Housing Trust. The housing is modular construction consisting of two 3-bedroom (1305 SF each) and two 2-bedroom (1190 SF each) homes. The homes are designed with front and back porches and sized to fit within neighborhood character. The existing site, approximately .239 acres, is almost entirely paved, with a small buffer of shrubs and grass between the parking lot and sidewalk along Sears Street. The applicants are requesting a subdivision of the 0.239- acres site, resulting in four new parcels. The applicant is proposing Parcel 1 to be 0.061 acres (2669 SF), Parcel 2 to be 0.058 acres (2533 SF), Parcel 3 to be 0.059 acres (2550 SF) and Parcel 4 to be 0.061 acres (2669 SF). The project is in the R-2b Zoning District and will require several variances. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h)[2] &[4], and the State APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 7 Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review. Applicants Attending: Leslie Ackerman The applicant presented renderings and a site plan to describe the proposal to build four modular homes on Sears Street. The applicant described the constraints of designing a modular home and the efforts that have been made to make this proposal as architecturally interesting as possible. The orientation and placement of the homes was discussed briefly. Board members agreed that the applicant should avoid the use of vinyl siding. F. 200 Highland Avenue by Michael Barnoski on behalf of Modern Living Rentals. Public Hearing and CEQR Review. The applicant proposes constructing a 3,518 SF addition which will be connected to the existing historic structure 3,098 SF beneath grade via a contiguous basement. The applicant will convert the existing structure from a cooperative household to 1 six-bedroom and 1 five-bedroom units (11 bedrooms) and the new addition will provide 1 three-bedroom and 2 five-bedroom units (13 bedrooms). The addition is a proposed 2-story structure with an occupied attic and will preserve the historic character of the area with similar design elements as the surrounding buildings. The project is in the Cornell Heights Historic District Overlay and R-U Zoning District and will require no variances. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h)[4], and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review. Applicants Attending: Michael Barnoski The applicant presented an overview of the project, detailing the neighborhood character and surrounding details. The applicant went on to present the floor plans and building design details of the proposed addition. Board members reminded the applicant that the water table may be higher than is expected. Board members and the applicant discussed paving the entire driveway instead of just the ADA parking space. Public Hearing On a motion by Godden, seconded by Khoury, and voted in favor unanimously Chair Glass 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 Glass closed the Public Hearing on a motion by Godden, seconded by Petrina, and voted in favor unanimously. APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 8 Board members had no further comments for the applicant. G. 601 Easte State Street by Michael Barnoski. Presentation. The applicant proposes a 5,720 SF 3-story, 6-unit multifamily residential building in the rear yard facing Ferris Place, behind the existing building. The existing site is steep along the north and eastern portions near the street frontages and contains several mature trees. The proposed structure will preserve the historic character of the area through form, scale and detailing such as a front porch and hip roof. Site improvements include plantings and construction of a parklet at the corner of Ferris Place and East State. The project is in the R-3a Zoning District and will require at least one variance. The project is located in the East Hill Historic District and received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission in October 2023. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h)[4], and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review. Applicants Attending: Michael Barnoski The applicant presented an overview of the proposed multi-family building. A site plan, renderings of building and a materials list were shown to present the project. Board members were receptive of the proposal and gave feedback relating to materials and design of the structure. Floor plans were presented at the request of the Board and the size of bedrooms was discussed. H. Water’s Edge – 683 Third Street by Waters Edge Ithaca, LLC. Presentation. The applicant proposes to demolish three existing Department of Transportation maintenance buildings to redevelop the 8+ acre site into a mixed-use development that will include two five story building along Cayuga Inlet and two 4-story buildings inland with 450-500 residential units between the four and approximately 10,000 SF of commercial space. The project will be constructed in two phases with approximately 200 units in the first phase and between 250-300 units in the second phase with each phase including a waterfront and inland building. The waterfront buildings will be connected by a second-floor roof terrace and will have a mix of parking, commercial, residential and amenity/service space on the first floor with apartments and additional amenities above. The two inland buildings will include a mix of residential units and amenity service space. Site improvements and amenity spaces include fire pits, outdoor recreation, eating, cooking and seating areas, landscaping, lighting, and several new terraced stairways and ramps along the Waterfront trail to provide access to new boat docks with a kayak launch along the Inlet. The project is in the MD Zoning District and will require no variances. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(d), (h)[2], (i), (k), (l), (n) and (8)(a) and the State APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 9 Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review. Applicants Attending: Erik Reynolds, Ian Hunter, Marlee Beers The applicants presented the proposal for a mixed-use development to be placed along the inlet on a site previously used by the DOT. The presentation included a site plan and renderings detailing four new buildings. Special attention was given to the proposed siding material. Board members expressed their support for the proposal and asked that the applicant detail how the siding material will age in future meetings. Director Nicholas informed the applicant that the proposal will require an environmental impact statement. 7. Sketch Plan Review A. Inlet Island – 410 Taughannock Blvd by FLD. Presentation. The applicant proposed to construct a mixed-use development. 8. BZA Appeals – None 9. Old/New Business - None Adjournment: On a motion by Godden and seconded by Petrina, the meeting was adjourned by unanimous consent at 10:04 pm