Loading...
HomeMy WebLinkAboutMN-PDB-2010-01-26Approved at the June 22, 2010 Planning and Development Board Meeting 1 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0126 Planning & Development Board Minutes January 26, 2010 Board Members Attending: John Schroeder, Chair; David Kay; Jane Marcham; Tessa Rudan; John Snyder; Jill Tripp Board Members Absent: Robert Boothroyd Staff Attending: JoAnn Cornish, Director of Planning and Development; Lisa Nicholas, Senior Planner, Department of Planning and Development Applicants Attending: Benderson Development Company Matthew Oates, Benderson Development 600 Hector Street Margot Brinn, Applicant; Thomas Beers, Applicant Cornell Rowing Center Bob Stundtner, Project Manager, Cornell University; Anita Brenner, Associate Director of Athletics, Cornell University; Shirley Egan, Cornell Legal Counsel Redevelopment of 100 West Seneca Street (Women’s Community Building Site) Kathryn Wolf, Trowbridge & Wolf LLP; Steve Hugo, HOLT Architects; Paul Mazarella, INHS Executive Director Chair Schroeder called the meeting to order at 6:02 p.m. 1. Agenda Review There were no changes to the agenda. 2. Privilege of the Floor No one wished to speak during Privilege of the Floor. 3. Subdivision Review Approved at the June 22, 2010 Planning and Development Board Meeting 2 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0126 A. Major Subdivision, City of Ithaca Tax Parcels 118-1-1.3, 117.-1-1.2, 117.-1-2.1, 117.- 1-2.2, 117.-1-3, 117.-1-4, and 117.-1-5, Benderson Development Company, LLC Applicant/Owner. Consideration of Final Approval. The applicant is proposing to reconfigure seven (7) tax parcels; 118-1-1.3 equaling 1.316 acres, 117.-1-1.2 equaling 13.293 acres, 117.-1-2.1 equaling .329 acres, 117.-1-2.2 equaling .591 acres, 117.-1-3 equaling .583 acres, 117.-1-4 equaling 1.209 acres, and 117.-1-5 equaling .472 acres, for a combined total of 17.793 acres, into three (3) parcels; Lot 1 equaling 1.195 acres, Lot 2 equaling 15.355 acres and Lot 3 equaling 1.242 acres. The properties are in the SW-2 Zoning District which has a minimum lot size requirement of 10,000 SF and a minimum width at street front of 40’. This is an Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and under the State Environmental Quality Review Act, both of which require environmental review. Development plans for proposed Lots 1 and 3 received site plan approval on May 26, 2009. Adopted Resolution for Final Subdivision Approval: On a motion by Tripp, seconded by Marcham: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a major subdivision of City of Ithaca Tax Parcels 118-1-1.3, 117.-1-1.2, 117.-1-2.1, 117.-1-2.2, 117.-1-3, 117.-1-4, and 117.-1-5, in the City of Ithaca, by Benderson Development Corporation LLC, applicant/owner, and WHEREAS: the applicant is proposing to reconfigure seven (7) tax parcels; 118-1-1.3 equaling 1.316 acres, 117.-1-1.2 equaling 13.293 acres, 117.-1-2.1 equaling .329 acres, 117.-1-2.2 equaling .591 acres, 117.-1-3 equaling .583 acres, 117.-1-4 equaling 1.209 acres, and 117.-1-5 equaling .472 acres, for a combined total of 17.793 acres, into three (3) parcels; Lot 1 equaling 1.195 acres, Lot 2 equaling 15.355 acres and Lot 3 equaling 1.242 acres. The properties are in the SW-2 Zoning District which has a minimum lot size requirement of 10,000 SF and a minimum width at street front of 40’. Development plans for proposed Lots 1 and 3 received site plan approval on May 26, 2009, and WHEREAS: this is considered a major subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Major Subdivision – Any subdivision of land resulting in creation of two of more additional buildable lots, and WHEREAS: this is an Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, 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 December 15th, 2009, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Approved at the June 22, 2010 Planning and Development Board Meeting 3 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0126 Planning Department and other interested agencies have been given the opportunity to comment on the proposed project and all comments received have been considered, and WHEREAS: the Board, acting as Lead Agency in environmental review, did, on December 15, 2009, review and accept as adequate Short Environmental Assessment Form Part 1, submitted by the applicant, and Part 2 submitted by the applicant and reviewed by Planning Staff and a drawing entitled “Survey Map Showing Out Parcel for Benderson Development Company, LLC., City of Ithaca, Tompkins County, New York” prepared by T.G. Miller P.C. and dated 10/08/09 and other application materials, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did, on December 15th, 2009, make a negative determination of environmental significance, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this subdivision indicates that the resultant parcels are in conformance with the City of Ithaca Zoning Ordinance for properties located in the SW-2 Zoning District, and WHEREAS: the City of Ithaca Planning and Development Board did, on December 15, 2009 grant preliminary subdivision approval to the proposed subdivision of City of Ithaca Tax Parcel 118-1-1.3, 117.-1-1.2, 117.-1-2.1, 117.-1-2.2, 117.-1-3, 117.-1-4, and 117.-1- 5, located on Meadow Street in the City of Ithaca, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant final subdivision approval to the proposed subdivision of City of Ithaca Tax Parcel 118- 1-1.3, 117.-1-1.2, 117.-1-2.1, 117.-1-2.2, 117.-1-3, 117.-1-4, and 117.-1-5, located on Meadow Street in the City of Ithaca, subject to the following condition: i. Submission of a final surveyed map showing the new subdivided lots. Unanimously Approved B. Minor Subdivision, City of Ithaca Tax Parcel 38.-1-10, 600 Hector Street, Thomas Beers and Margot Brinn Applicants/Owners. Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, and Consideration of Preliminary and Final Approval. The applicant proposes to subdivide the 1.167 acre (50,834 SF) tax parcel into two lots; Parcel A equaling .211 acres (9,191 SF) with 64 feet of street frontage and containing an existing single-family house, garage, and shed, and Parcel B equaling .956 acres (41,643 SF) with 0 feet of street frontage and containing an existing single-family house. The parcel is in both the R-2a and the R-1a Zoning Districts. As proposed, Parcel A will be wholly within the R-2a district and Parcel B will be primarily in the R-1a district with a small portion in the R-2a district. The R-2a district requires a minimum lot size of 5,000 feet with 45 feet of street frontage, and front, side and rear yard setbacks of 25 feet, 10 feet and 25% or 50 feet respectively. The R-1a district requires a minimum lot size of 10,000 feet with 75 feet of street frontage, and front, side and rear yard setbacks of 25 feet, 10 feet and 25% or 50 feet, respectively. The applicant received a variance from the BZA in December 2009 for the area deficiency Approved at the June 22, 2010 Planning and Development Board Meeting 4 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0126 that would be created by the proposed subdivision, conditioned upon the recording of the driveway as a deeded easement. This is an Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review. Adopted Resolution for Lead Agency: On a motion by Tripp, seconded by Snyder: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a minor subdivision of City of Ithaca Tax Parcel 38.-1-10 located at 600 Hector Street in the City of Ithaca, by Margot Brinn and Thomas Beers, applicant/owner, 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 creation of a maximum of one additional buildable lot, and WHEREAS: the applicant proposes to subdivide the 1.167 acre (50,834 SF) tax parcel into two lots; Parcel A equaling .211 acres (9,191 SF) with 64 feet of street frontage and containing an existing single-family house, garage, and shed, and Parcel B equaling .956 acres (41,643 SF) with 0 feet of street frontage and containing an existing single-family house. The parcel is in both the R-2a and the R-1a Zoning Districts. As proposed, Parcel A will be wholly within the R-2a district and Parcel B will be primarily in the R-1a district with a small portion in the R-2a district. The R-2a district requires a minimum lot size of 5,000 feet with 45 feet of street frontage, and front, side and rear yard setbacks of 25 feet, 10 feet and 25% or 50 feet respectively. The R-1a district requires a minimum lot size of 10,000 feet with 75 feet of street frontage, and front, side and rear yard setbacks of 25 feet, 10 feet and 25% or 50 feet, respectively. The applicant received a variance from the BZA in December 2009 for the area deficiency that would be created by the proposed subdivision, conditioned upon the recording of the driveway as a deeded easement, and WHEREAS: this is an Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, 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, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review for the action of subdivision approval for City of Ithaca Tax Parcel 38.-1-10 located at 600 Hector Street in the City of Ithaca, by Margot Brinn and Thomas Beers, applicant/owner. Unanimously Approved On a motion by Tripp, seconded by Snyder, and approved unanimously, Chair Schroeder opened the Public Hearing. Approved at the June 22, 2010 Planning and Development Board Meeting 5 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0126 No member of the public came forward to speak about the project. On a motion by Snyder, seconded by Tripp, and approved unanimously, Chair Schroeder closed the Public Hearing. Adopted Resolution for City Environmental Quality Review: On a motion by Tripp, seconded by Snyder: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a minor subdivision of City of Ithaca Tax Parcel 38.-1-10 located at 600 Hector Street in the City of Ithaca, by Margot Brinn and Thomas Beers, applicant/owner, 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 creation of a maximum of one additional buildable lot, and WHEREAS: the applicant proposes to subdivide the 1.167 acre (50,834 SF) tax parcel into two lots; Parcel A equaling .211 acres (9,191 SF) with 64 feet of street frontage and containing an existing single-family house, garage, and shed, and Parcel B equaling .956 acres (41,643 SF) with 0 feet of street frontage and containing an existing single-family house. The parcel is in both the R-2a and the R-1a Zoning Districts. As proposed, Parcel A will be wholly within the R-2a district and Parcel B will be primarily in the R-1a district with a small portion in the R-2a district. The R-2a district requires a minimum lot size of 5,000 feet with 45 feet of street frontage, and front, side and rear yard setbacks of 25 feet, 10 feet and 25% or 50 feet respectively. The R-1a district requires a minimum lot size of 10,000 feet with 75 feet of street frontage, and front, side and rear yard setbacks of 25 feet, 10 feet and 25% or 50 feet, respectively, and WHEREAS: this is an Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department and other interested agencies have been given the opportunity to comment on the proposed project and all comments received have been considered, and WHEREAS: the Board, acting as Lead Agency in environmental review, has, on January 26, 2010, reviewed and accepted as adequate Short Environmental Assessment Form Part 1, submitted by the applicant, and Part 2 prepared by Planning Staff and a drawing entitled “Survey Map No. 600 Hector Street, City of Ithaca, Tompkins County, New York” prepared by T.G. Miller P.C. and dated 6/28/99 and certified on 12/21/2009 and other application materials, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this subdivision indicates that the resultant Parcel B, although not in conformance with the City of Ithaca Zoning Ordinance for properties located in the R-1a Approved at the June 22, 2010 Planning and Development Board Meeting 6 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0126 Zoning District, did receive a variance from the BZA in December 2009 for the area deficiency that would be created by the proposed subdivision, conditioned upon the recording of the driveway as a deeded easement, and WHEREAS: the Board notes that the applicant is also required to provide a permanent, deeded easement to the city for the purpose of utility access/maintenance, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines that the proposed subdivision 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. Unanimously Approved Adopted Resolution for Preliminary and Final Subdivision Approval: On a motion by Tripp, seconded by Marcham: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a minor subdivision of City of Ithaca Tax Parcel 38.-1-10 located at 600 Hector Street in the City of Ithaca, by Margot Brinn and Thomas Beers, applicant/owner, 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 creation of a maximum of one additional buildable lot, and WHEREAS: the applicant proposes to subdivide the 1.167 acre (50,834 SF) tax parcel into two lots; Parcel A equaling .211 acres (9,191 SF) with 64 feet of street frontage and containing an existing single-family house, garage, and shed, and Parcel B equaling .956 acres (41,643 SF) with 0 feet of street frontage and containing an existing single-family house. The parcel is in both the R-2a and the R-1a Zoning Districts. As proposed, Parcel A will be wholly within the R-2a district and Parcel B will be primarily in the R-1a district with a small portion in the R-2a district. The R-2a district requires a minimum lot size of 5,000 feet with 45 feet of street frontage, and front, side and rear yard setbacks of 25 feet, 10 feet and 25% or 50 feet respectively. The R-1a district requires a minimum lot size of 10,000 feet with 75 feet of street frontage, and front, side and rear yard setbacks of 25 feet, 10 feet and 25% or 50 feet, respectively, and WHEREAS: this is an Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: legal notice was published and property posted in accordance with Chapters 290-9 (C) (1), (2) & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held a public hearing for this action Approved at the June 22, 2010 Planning and Development Board Meeting 7 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0126 on January 26, 2010, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department and other interested agencies have been given the opportunity to comment on the proposed project and all comments received have been considered, and WHEREAS: the Board, acting as Lead Agency in environmental review, has, on January 26, 2010, reviewed and accepted as adequate Short Environmental Assessment Form Part 1, submitted by the applicant, and Part 2 prepared by Planning Staff and a drawing entitled “Survey Map No. 600 Hector Street, City of Ithaca, Tompkins County, New York” prepared by T.G. Miller P.C. and dated 6/28/99 and certified on 12/21/2009 and other application materials, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this subdivision indicates that the resultant Parcel B, although not in conformance with the City of Ithaca Zoning Ordinance for properties located in the R-1a Zoning District, did receive a variance from the BZA in December 2009 for the area deficiency that would be created by the proposed subdivision, conditioned upon the recording of the driveway as a deeded easement, and WHEREAS: the Board notes that the applicant is also required to provide a permanent, deeded easement to the city for the purpose of utility access/maintenance, and WHEREAS: the Board, acting as Lead Agency in environmental review, did, on January 26, 2010 make a negative determination of environmental significance, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant preliminary and final subdivision approval for the proposed minor subdivision of City of Ithaca Tax Parcel 38.-1-10 located at 600 Hector Street in the City of Ithaca, by Margot Brinn and Thomas Beers, applicant/owner, subject to the following condition: i. Submission of a final surveyed map showing the new subdivided lots, including the aforementioned driveway and utility access/maintenance permanent deeded easements. Unanimously Approved 4. Site Plan Review A. Site Plan Review, Cornell Rowing Center, Cornell University Applicant/Owner. Determination of Environmental Significance and Consideration of Preliminary Approval. The applicant proposes to renovate the two existing buildings on site, construct an additional 3,000SF storage building, develop parking areas and install associated site improvements. Project development includes a 9,600 SF two-story addition to the Collyer Boathouse, installation of concrete plaza and walkways, installation of an approximately 38- space gravel parking lot and grading and paving of an access road from Third Street Extension to the north end of the proposed project site, Approved at the June 22, 2010 Planning and Development Board Meeting 8 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0126 and two parking areas with eight (three of which are accessible) and five spaces each. Site development also includes installation of a stormwater rain garden, landscaping and site furnishings. The project includes a dedicated right of way at the eastern edge of the site to accommodate the planned Cayuga Waterfront Trail. The project is primarily in the M-1 Zoning District, with a small portion in the I-1 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance in accordance with §176-4 B (1) (h.) and an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. The latest version of the site plan was discussed, including provisions for emergency access and issues regarding the passage of the future Cayuga Waterfront Trail through the site. Adopted Resolution for City Environmental Quality Review: On a motion by Tripp, seconded by Marcham: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for the Cornell Rowing Center located in the City of Ithaca, by Cornell University, owner/applicant, and WHEREAS: the applicant proposes to renovate the two existing buildings on site, construct an additional 3,000SF storage building, develop parking areas and install associated site improvements. Project development includes a 9,600 SF two-story addition to the Collyer Boathouse, installation of concrete plaza and walkways, installation of an approximately 38- space gravel parking lot and grading and paving of an access road from Third Street Extension to the north end of the proposed project site, and two parking areas with eight (three of which are accessible) and five spaces each. Site development also includes installation of a stormwater rain garden, landscaping and site furnishings. The project includes a dedicated right of way at the eastern edge of the site to accommodate the planned Cayuga Waterfront Trail. The project is primarily in the M-1 Zoning District, with a small portion in the I-1 Zoning District, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance in accordance with §176-4 B (1) (h.) and an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: the Board, acting as Lead Agency in environmental review, has, on January 26, 2010 reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant, and Part 2 & 3, prepared by Planning Staff, plans entitled “Overall Survey C-002”, “Survey Map, C-003”, “Site Demolition Plan, C-004”, “ Site Layout Plan, C-100”, “Landscape Plans, C-200”, “Utility Plan, C-300”, “Grading & Erosion Control Plan, C-400”, “Civil Details, C-500 – C-505”, and “Traffic Flow Plans, C-600 & C-601” all dated November 6, 2009 and prepared by Hammel Green and Abrahamson, Inc and other application materials, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department and other interested agencies have been given the opportunity to Approved at the June 22, 2010 Planning and Development Board Meeting 9 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0126 comment on the proposed project and any comments received on the aforementioned have been considered, and WHEREAS: the Tompkins County Department of Planning, pursuant to §239-1 and –m of the New York State General Municipal Law, has recommended that the site plan be revised to locate the Cayuga Waterfront Trail directly adjacent to the access road, allowing the trail to have turns that are not tight and abrupt, and the rain garden and storm water filter zone to provide a buffer between the trail and the adjacent railroad tracks, and WHEREAS: the applicant has revised the site plan to address the issue of abrupt or tight turns in the trail to the satisfaction of the Board; however, the Board believes it is desirable, for both safety and aesthetic reasons, for some of the rain garden and storm water filter zone to provide separation between the trail and the site access road, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines that the proposed Cornell Rowing Center Project 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. Unanimously Approved Kay expressed concerns about the some of the wording concerning the future Cayuga Waterfront Trail as contained in the draft resolution for Preliminary Site Plan Approval. Staff reminded the Board that the City Attorney had drafted the wording. Chair Schroeder recommended moving forward on the resolution, since concerns about fine-tuning this language could be addressed at the February Planning Board meeting, when the resolution for Final Site Plan Approval for this project will presumably be considered. Adopted Resolution for Preliminary Site Plan Approval: On a motion by Marcham, seconded by Snyder: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for the Cornell Rowing Center located in the City of Ithaca, by Cornell University, owner/applicant, and WHEREAS: the applicant proposes to renovate the two existing buildings on site, construct an additional 3,000SF storage building, develop parking areas and install associated site improvements. Project development includes a 9,600 SF two-story addition to the Collyer Boathouse, installation of concrete plaza and walkways, installation of an approximately 38- space gravel parking lot and grading and paving of an access road from Third Street Extension to the north end of the proposed project site, and two parking areas with eight (three of which are accessible) and five spaces each. Site development also includes installation of a storm water rain garden, landscaping and site furnishings. The project includes a dedicated right of way at the eastern edge of the site to accommodate the City’s planned Cayuga Waterfront Trail. The project is primarily Approved at the June 22, 2010 Planning and Development Board Meeting 10 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0126 in the M-1 Zoning District, with a small portion in the I-1 Zoning District, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance in accordance with §176-4 B (1) (h.) and an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: the Board, acting as Lead Agency in environmental review, has, on January 26, 2010 reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant, and Part 2 & 3, prepared by Planning Staff, plans entitled “Overall Survey C-002”, “Survey Map, C-003”, “Site Demolition Plan, C-004”, “ Site Layout Plan, C-100”, “Landscape Plans, C-200”, “Utility Plan, C-300”, “Grading & Erosion Control Plan, C-400”, “Civil Details, C-500 – C-505”, and “Traffic Flow Plans, C-600 & C-601” all dated November 6, 2009 and prepared by Hammel Green and Abrahamson, Inc and other application materials, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176-12 (A) (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required public hearing on December 15, 2009, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department and other interested agencies have been given the opportunity to comment on the proposed project and any comments received on the aforementioned have been considered, and WHEREAS: the Tompkins County Department of Planning pursuant to §239-1 and -m of the New York State General Municipal Law has recommended that the site plan be revised to locate the Cayuga Waterfront Trail directly adjacent to the access road, allowing the trail to have turns that are not tight and abrupt, and the rain garden and storm water filter zone to provide a buffer between the trail and the adjacent railroad tracks, and WHEREAS: the applicant has revised the site plan to address the issue of abrupt or tight turns in the trail to the satisfaction of the Board; however, the Board believes it is desirable, for both safety and aesthetic reasons, for some of the rain garden and storm water filter zone to provide separation between the trail and the site access road, and WHEREAS: according to a July 23, 2009 e-mail from applicant’s project manager Bob Stundtner to City of Ithaca Planning and Development Director JoAnn Cornish, Cornell University and Ithaca College are committed to (1) “paying for removing or painting over the graffiti” that rowing teams (and some others) have painted on the bridges spanning the Flood Control Channel, subject to approval of the bridges’ owner, and to (2) educating the crew teams about the importance of stopping the “tradition” of crew graffiti being painted on the bridges, in conjunction with establishing a new “zero tolerance policy” concerning such graffiti, and WHEREAS: the applicant has stated the desire to close the trail where it passes over its property on a temporary and periodic basis in the future, and WHEREAS: the City has indicated that it is committed to establishment and completion Approved at the June 22, 2010 Planning and Development Board Meeting 11 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0126 of the Cayuga Waterfront Trail (Phases 1 through 3), including the Phase 2 segment designed to cross this site, as an integral component of its transportation system, and WHEREAS: the Board therefore assumes the eventual presence of the City’s trail across the site, and therefore must ensure that the site plan avoids or mitigates any negative impact the project may have upon this feature, and WHEREAS: closure of this segment of the trail by applicant, especially during the most popular times of anticipated usage (e.g., mild or warm weekends, when the nearby Ithaca Farmers’ Market is in operation), without the availability of a safe and practical, designated alterative route, would significantly reduce the usefulness of the trail and/or would force riders or walkers off the trail on to less safe detours, most likely including two crossings of NYS Route 13; therefore, the Board notes that no such closure of the trail where it passes over applicant’s property shall be permitted without prior provision of an established detour that is approved by the City Transportation Engineer and that includes documentation of permanent public access, and WHEREAS: a Storm Water Pollution Prevention Plan (SWWPP) for this project has been reviewed and approved by the City Environmental Engineer, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board grant Preliminary Site Plan Approval for the Cornell Rowing Center subject to the following conditions: A. TO BE COMPLETED PRIOR TO CONSIDERATION OF FINAL SITE PLAN APPROVAL: i. Submission of revised drawings showing additional landscaping on south side of new storage building, including three proposed maples, and ii. Submission of full drawing set showing correct revision dates, trail permanent width and easement width and exact location as agreed upon between applicant and the City Transportation Engineer on all drawings depicting the proposed trail location, and “Trail ROW” relabeled as “Cayuga Waterfront Trail ROW,” and iii. Written approval by the City Transportation Engineer of all proposed transportation features including the Cayuga Waterfront Trail, and iv. Submission of revised drawings showing landscape screen for dumpster, in addition to the proposed fencing, and v. Written approval by the Fire Department that the project meets the Department’s requirements for emergency response, and vi. Submission of lighting, signage, site furnishing and building materials (keyed to a building elevation) details, and vii. Submission of large-scale drawing(s) showing the Cayuga Waterfront Trail alignment along Third Street Extension and the trail shoulder Approved at the June 22, 2010 Planning and Development Board Meeting 12 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0126 offset along the railroad property, and B. TO BE COMPLETED PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY: viii. Bike racks meeting City of Ithaca specifications shall be installed, prior to the issuance of a Certificate of Occupancy for the project, and ix. Execution by applicant of a permanent easement or other legally binding commitment to the City that ensures that the corridor through the site labeled as “Cayuga Waterfront Trail” will in fact be reserved for that purpose and that no other structures or competing uses will be erected or developed within that area absent the City’s consent, and C. OTHER, CONTINUING CONDITIONS: x. Upon the completion of the Cayuga Waterfront Trail through this site, neither applicant nor its agents or tenants may close the trail or block it for any substantial time, unless a detour route — located entirely to the west of NYS Route 13, and deemed acceptable by the City’s Transportation Engineer — has previously been secured by the applicant. Unanimously Approved B. Site Plan Review, Redevelopment of 100 West Seneca Street (Women’s Community Building), 100 West Seneca Street, Trowbridge and Wolf, Applicant for Owner, Ithaca Neighborhood Housing Services. Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, and Consideration of Preliminary Approval. The applicant proposes to replace the existing building with a six-story mixed-use building with 50 one and two-bedroom apartments on the second through sixth floors. The apartments will be rented to households earning between 30 to 90% of median income. The building is proposed to be steel and masonry and include a number of green design elements. The project includes surface parking, some of which will be located under the second story, landscaping, green roof and covered bicycle parking. The project site has recently been rezoned from B-1a to CDB-60. This is a Type I Action under both the City of Ithaca Environmental Quality Review Ordinance §176-4 B (1), (h) (4) & (k) and under the State Environmental Quality Review Act §617.4 (9) both of which require environmental review. Ithaca Neighborhood Housing Services Executive Director Paul Mazarella updated the Board on changes that have been made to the project. Because of the policies of potential funding agencies, the community meeting space (i.e., space that would be open for use by the general public) originally proposed for the ground floor has been removed from the project. The reconfigured ground floor will now most likely contain a meeting room for building residents only, offices for staff and two residential units. Approved at the June 22, 2010 Planning and Development Board Meeting 13 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0126 Schroeder stated that the Codes Committee felt that the general public was not yet broadly aware of the decision to eliminate public meeting space from the ground floor of the project, and that the Committee also had substantial concerns about the building façades. Therefore, the Committee had recommended that determination of environmental significance and consideration of preliminary site plan approval not occur this evening. Rather, a special meeting would be held on February 9, 2010 for determination of environmental significance and consideration of both preliminary and final site plan approval. This would still allow INHS to meet its funding application deadlines. Marcham said she had initially been deeply concerned that the ground floor would no longer contain community meeting space. However, she said she had since discovered that the Women’s Community Building averages only one meeting a week in its current public meeting space. She doesn’t see how a community meeting space can be made to work financially on that level of occupancy. As a result, Marcham said she now supports the project as revised. Kay said he was also unhappy to see the public meeting space disappear. He said he would feel better about the project if some way could be found to encourage interaction between the public and the ground floor spaces of the building. Reference was made to a memo prepared by Gary Ferguson, Executive Director of the Downtown Ithaca Alliance, offering to help INHS explore ideas on how to make it feasible for a retail space or public space to exist on the ground floor, without jeopardizing the project’s proposed funding. Schroeder noted several ways in which he felt the latest exterior design drawings were less successful than earlier versions, particularly with respect to the proposed building’s most prominent corner, at the West State and North Cayuga Streets intersection. He asked that these concerns be addressed prior to the proposed February 9 special meeting. Adopted Resolution for Lead Agency: On a motion by Marcham, seconded by Tripp: 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 an apartment building, located at 100 West Seneca Street, by Trowbridge and Wolf LLP, applicant for owner, Ithaca Neighborhood Housing Services (INHS), and Approved at the June 22, 2010 Planning and Development Board Meeting 14 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0126 WHEREAS: the applicant proposes to replace the existing building with a six-story building with 50 one and two-bedroom apartments on the second through sixth floors. The apartments will be rented to households earning between 30 to 90% of median income. The building is proposed to be steel and masonry and include a number of green design elements. The project includes surface parking, some of which will be located under the second story, landscaping, a green roof and covered bicycle parking. The project site has recently been rezoned from B-1a to CDB-60, and WHEREAS: this is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B (1), (h) (4) & (k) and under the State Environmental Quality Review Act §617.4 (9) both of which require environmental review, and WHEREAS: it has been requested that the Dormitory Authority of the State of New York (DASNY) and the New York State Department of Transportation (NYSDOT), all involved agencies, consent to the City of Ithaca Planning and Development Board being Lead Agency for this project, and WHEREAS: the New York State Department of Transportation and the New York State Dormitory Authority have consented to the City of Ithaca Planning and Development Board being Lead Agency for this project, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board, by way of this resolution, does hereby declare itself Lead Agency for the environmental review for the action of site plan approval for the proposed apartment building to be located on 100 West Seneca Street in the City of Ithaca. Unanimously Approved On a motion by Snyder, seconded by Tripp, and approved unanimously, Chair Schroeder opened the Public Hearing. No member of the public came forward to speak about the project. On a motion by Tripp, seconded by Snyder, and approved unanimously, Chair Schroeder closed the Public Hearing. It was confirmed that special meeting would be held on Tuesday, February 9, 2010 at 6 p.m. to continue consideration of this project. 5. Zoning Appeals Appeal # 2809 — 423 East Lincoln Street: Area Variance Appeal of Robert Terry, for area variance from Section 325-8, Column 11, front yard requirements of the Zoning Ordinance. Previously, variances were granted in case # 2342 and case #2556 for additions to two existing porches, but a building permit was not issued and the additions were not built. Because of the time elapsed, the variances that were granted are now void and the applicant must reapply for the variance. The property at 423 East Lincoln Street Approved at the June 22, 2010 Planning and Development Board Meeting 15 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0126 has two front yards and is currently non-conforming in front yard setbacks on both Lake Street and East Lincoln Street and has decks on two sides of the building that encroach into City property. Due to a recent vehicular accident, where the east side deck was damaged, the owner would like to proceed with the project. The property owner proposes two additions to the existing front entrance structures, which will enlarge the area covered by the porches in the required front yards. The property is located in an R-2b residential use district in which a 10’ front yard is required. The property has front yard setbacks of 0.5’ and 0.8’. The east side deck is currently 18 feet long and extends about 8 feet into City owned property. The applicant wants to add as much as 5 feet on each side of this deck when it is replaced. When the deck is replaced he would like to add a roof to cover part of the deck. On the front where the concrete slab serves as the front porch, the structure projects about 4.7 feet over the property line toward Lincoln Street. The applicant would like to expand this 10 x 6 foot slab to extend the length of the front of the house, and cover the entire slab with a shallow pitch roof that would be approximately 26 feet long. As parts of the existing proposed structures will be within the City street right-of -way, the Board of Public Works has approved an encroachment agreement for this project. However, Section 325-38 requires that a variance be granted prior to issuing a building permit. Members of the Planning Board note that the project needs approval from the Board of Public Works and, possibly the Ithaca Landmarks Preservation Commission (ILPC). Members feel that even if no formal ILPC approval is required, the Commission should informally sign-off on the project, since the building has a pottery works founded by Ezra Cornell’s father. Members of the Planning Board feel that the project has merit in that it is an aesthetic improvement to the building and recommend that the existing sign that describes the history of the site be maintained. 6. Discussion of Route 96 Corridor Management Study Ed Marx, Tompkins County Commissioner of Planning and Fernando de Aragon, Executive Director of the Ithaca-Tompkins County Transportation Council, joined the Planning Board for a point-by-point discussion of the Board’s September 22, 2009 resolution concerning the Route 96 Corridor Management Study. 7. Old Business A. R-3aa Update Staff reported that members of the subcommittee had begun making site tours of areas currently zoned R-3a and R-3b. (Note: These site visits are being limited to those R-3a or R-3b areas that have a traditional residential pattern of individual houses arranged in a row along the street, and that are not in an historic district or in the Collegetown area being rezoned per the 2009 Collegetown Urban Plan & Conceptual Design Guidelines.) Descriptive criteria will need to be developed to determine which of the visited areas will qualify for the R-3aa zoning district. Staff mentioned that the mayor would like to see a proposal at the February Planning and Economic Development Committee meeting and a possible Common Council vote in March, but staff thinks the earliest the latter could happen would be in April. Approved at the June 22, 2010 Planning and Development Board Meeting 16 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0126 8. Reports A. Planning Board Chair No report. B. Director of Planning & Development Staff presented the “Draft Department of Planning and Development 2010 Priority Projects and Work Plan,” for the Board’s review after having presented this to Common Council and Planning and Economic Development Committee. The Board will discuss this at its February 23, 2010 meeting. Staff handed out the Board’s training certificates and will put them on file with the city clerk. Staff also addressed the sidewalk plan handout given at the meeting for the Board’s consideration. Staff addressed that Codes has caused a lot of confusion because when applicants are advised to go to Codes Committee and they confuse it with Building Department’s Codes. Staff proposed a new name that makes more sense, i.e. Planning Board Projects Review Committee. The Board agreed on the name. C. Board of Public Works Liaison Tripp mentioned the Stewart Park Rehabilitation Action Plan and said there needs to be more discussion and review of this document. 9. Approval of Minutes On a motion by Tripp, seconded by Snyder, the minutes of the December 15, 2009 meeting were unanimously approved by the Board. 10. Adjournment On a motion by Tripp, seconded by Snyder and approved unanimously, the meeting was adjourned at 9:25 p.m.