HomeMy WebLinkAboutMN-PDB-2010-01-26Approved at the June 22, 2010
Planning and Development Board Meeting
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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.