HomeMy WebLinkAboutMN-PDB-2010-02-23Approved at the March 23, 2010
Planning and Development Board Meeting
1
J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0223
Planning & Development Board
Minutes
February 23, 2010
Board Members Attending: John Schroeder, Chair; David Kay; Jane Marcham;
Tessa Rudan; John Snyder (arrived 6:20); Jill Tripp
(arrived 6:30, departed 6:45)
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: 736 South Meadow Square
James Boglioli, Benderson Development
Cornell Rowing Center
Bob Stundtner, Project Manager, Cornell University;
Anita Brenner, Associate Director of Athletics,
Cornell University;
Shirley Egan, Cornell Legal Counsel
130-132 The Commons
Andrew Gill, HOLT Architects;
Sunit Chutintaranond, Owner
Chair Schroeder called the meeting to order at 6:05 p.m.
1. Agenda Review
There were no changes to the agenda.
2. Privilege of the Floor
Joel Harlin, Newfield, said he supported development in general throughout the non-campus
community and handed out a letter to the editor.
3. Subdivision Review
A. Minor Subdivision, 736 South Meadow Street, (approved on 1-26-10 as Lots 1, 2 &
3), Benderson Development Company, LLC Applicant/Owner. Declaration of Lead
Agency, Public Hearing, Determination of Environmental Significance,
Consideration of Preliminary and Final Approval. This application represents a
Approved at the March 23, 2010
Planning and Development Board Meeting
2
J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0223
modification to the major subdivision for 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 that the Planning Board approved on January
26, 2010 resulting in the approved Lot 1 equaling 1.195 acres, Lot 2 equaling 15.355
acres and Lot 3 equaling 1.242 acres. The applicant proposes reconfigure the Lots 1 and 2
by moving the lot line of the approved Lot 1 13 feet to the south resulting in Lot 1
equaling 1.273 acres, Lot 2 equaling 15.277 acres and Lot 3 equaling 1.242 acres. The
purpose of the subdivision is so that the property line for Lot 1 does not transect the
parking lot on the previously approved site plan and instead follows the access drive
servicing the center. 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.
Adopted Resolution for Lead Agency:
On a motion by Kay, 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 736 South Meadow
Street, (approved on 1-26-10 as Lots 1, 2 & 3), by Benderson Development Company,
LLC applicant/owner, and
WHEREAS: this application represents a modification to the major subdivision for 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
that the Planning Board approved on January 26, 2010 resulting in the approved Lot 1
equaling 1.195 acres, Lot 2 equaling 15.355 acres and Lot 3 equaling 1.242 acres, and
WHEREAS: the applicant proposes to reconfigure the Lots 1 and 2 by moving the lot
line of the approved Lot 1 13 feet to the south resulting in Lot 1 equaling 1.273 acres, Lot
2 equaling 15.277 acres and Lot 3 equaling 1.242 acres. The purpose of the subdivision is
so that the property line for Lot 1 does not transect the parking lot on the previously
approved site plan and instead follows the access drive servicing the center. 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’), 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
Approved at the March 23, 2010
Planning and Development Board Meeting
3
J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0223
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 the minor subdivision located at 736 South Meadow Street by Benderson
Development Corporation LLC, applicant/owner.
Unanimously Approved
On a motion by Kay, seconded by Marcham, 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 Kay, seconded by Marcham, and approved unanimously, Chair
Schroeder closed the Public Hearing.
Adopted Resolution for City Environmental Quality Review:
On a motion by Kay, 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 736 South Meadow
Street, (approved on 1-26-10 as Lots 1, 2 & 3), by Benderson Development Company,
LLC applicant/owner, and
WHEREAS: this application represents a modification to the major subdivision for 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
that the Planning Board approved on January 26, 2010 resulting in the approved Lot 1
equaling 1.195 acres, Lot 2 equaling 15.355 acres and Lot 3 equaling 1.242 acres, and
WHEREAS: the applicant proposes to reconfigure the Lots 1 and 2 by moving the lot
line of the approved Lot 1 13 feet to the south resulting in Lot 1 equaling 1.273 acres, Lot
2 equaling 15.277 acres and Lot 3 equaling 1.242 acres. The purpose of the subdivision is
so that the property line for Lot 1 does not transect the parking lot on the previously
approved site plan and instead follows the access drive servicing the center. 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’), 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
February 23, 2010 reviewed and accepted as adequate a Short Environmental Assessment
Form Part 1, submitted by the applicant, and Part 2 prepared by Planning Staff and a
Approved at the March 23, 2010
Planning and Development Board Meeting
4
J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0223
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 (revised version hand-stamped “Received Feb 04, 2010
Department of Planning & Development”) and other application materials, 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, 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 Kay, 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 736 South Meadow
Street, (approved on 1-26-10 as Lots 1, 2 & 3), by Benderson Development Company,
LLC applicant/owner, and
WHEREAS: this application represents a modification to the major subdivision for 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
that the Planning Board approved on January 26, 2010 resulting in the approved Lot 1
equaling 1.195 acres, Lot 2 equaling 15.355 acres and Lot 3 equaling 1.242 acres, and
WHEREAS: the applicant proposes to reconfigure Lots 1 and 2 by moving the lot line of
the approved Lot 1 13 feet to the south resulting in Lot 1 equaling 1.273 acres, Lot 2
equaling 15.277 acres and Lot 3 equaling 1.242 acres. The purpose of the subdivision is
so that the property line for Lot 1 does not transect the parking lot on the previously
approved site plan and instead follows the access drive servicing the center. 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’), 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
Approved at the March 23, 2010
Planning and Development Board Meeting
5
J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0223
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
February 23, 2010, and
WHEREAS: the Board, acting as Lead Agency in environmental review, has, on
February 23, 2010 reviewed and accepted as adequate a Short Environmental Assessment
Form Part 1, submitted by the applicant, and Part 2 prepared 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 (revised version hand-stamped “Received Feb 04, 2010
Department of Planning & Development”) and other application materials, and
WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency
in environmental review, did, on February 23, 2010, 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, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant
preliminary and final subdivision approval to the proposed subdivision located at 736
South 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
4. Site Plan Review
A. Site Plan Review, Cornell Rowing Center, Cornell University Applicant/Owner.
Consideration of Final 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, 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 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
Approved at the March 23, 2010
Planning and Development Board Meeting
6
J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0223
§176-4 B (1)(h.) and an Unlisted Action under the State Environmental Quality Review
Act and is subject to environmental review.
Board members Tripp and Snyder arrived prior to consideration of the following
resolution.
Adopted Resolution for Final Site Plan Approval:
On a motion by Kay, 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 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
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, did, on January
26, 2010 review and accept 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
Approved at the March 23, 2010
Planning and Development Board Meeting
7
J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0223
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
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, and
WHEREAS: the City of Ithaca Planning and Development Board did, on January 26,
2010, make a negative determination of environmental significance, and
Approved at the March 23, 2010
Planning and Development Board Meeting
8
J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0223
WHEREAS: the City of Ithaca Planning and Development Board did, on January 26,
2010 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
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
Approved at the March 23, 2010
Planning and Development Board Meeting
9
J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0223
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, and
WHEREAS: the Planning Board did on February 23, 2010 review and accept as adequate
a full revised drawing set showing date of 1/18/10 for all drawings except for A400,
A401 and E030, which were dated 2-09-10, and CU Sketch Plan T-01 dated 2-17-10 and
with “Trail ROW” relabeled as “Cayuga Waterfront Trail ROW,” and other supplemental
materials, and
WHEREAS: the Planning Board finds that the applicant has satisfied conditions i., ii.,
iii., iv., v., vi., and vii., now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board grant Final Site
Plan Approval for the Cornell Rowing Center subject to the following conditions:
A. TO BE COMPLETED PRIOR TO ISSUANCE OF CERTIFICATE OF
OCCUPANCY:
i. Bike racks meeting City of Ithaca specifications shall be installed, prior
to the issuance of a Certificate of Occupancy for the project, and
ii. Execution by applicant of a permanent easement or
other legally binding agreement between the City and Cornell
University (acceptable to the Mayor and the City Attorney) 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. The document shall, to the mutual satisfaction of the
City and Cornell, clarify and define, if needed, any intended temporary
trail closures by the applicant, including the anticipated number (per
year), timing (day of week and month) and duration of such closures,
and shall include a requirement that an appropriate detour (located
entirely to the west of NYS Route 13, and deemed acceptable by the
City’s Transportation Engineer) be secured prior to the implementation
of any such closures, and
B. OTHER, CONTINUING CONDITIONS:
iii. Upon the completion of the Cayuga Waterfront Trail through this site,
and as stated above in A. ii., neither applicant nor its agents or tenants
may close or block the trail unless and until an appropriate detour
route has been secured, and is confirmed in a signed legal agreement
between the City and Cornell University.
Unanimously Approved
Board member Tripp left the meeting.
Approved at the March 23, 2010
Planning and Development Board Meeting
10
J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0223
B. 130-132 The Commons: Conditions of Final Approval
Architect Andrew Gill presented building materials and discussed changes to the front
facade. Planters and angled awning supports have been eliminated to comply with City
regulations permitting only 6 feet maximum of outdoor dining space adjacent to the
building. The ground floor of the front façade will now feature a granite base, sustainable
hardwood windows, hardwood piers and a retractable cloth awning; existing materials
will be retained on the front facade’s upper floors.
Board members expressed approval of the revised design, citing its details, materials and
colors.
The applicant stated that any additional signage will be located on the lintel above the
main entrance, which met Board approval. Lighting details are still being developed but
any lighting will probably be in recessed alcove.
There was consensus among Board members that the applicant had satisfied the site plan
approval conditions.
5. Zoning Appeals
The Planning and Development Board agreed to pass on the following recommendations.
(Note: John Snyder recused himself from consideration of Appeal #2801, due to his
professional involvement with that project):
Appeal # 2801 — 301 Taughannock Blvd: Area Variance
Appeal of Micky Roof, for an area variance from Section 325-8, Column 8, number of
stories, and Column 9, height in feet requirements of the Zoning Ordinance. The applicant
proposes to construct a five story mixed use building consisting of residential units, offices,
stores, and restaurants on the property located at 301 Taughannock Boulevard. The proposed
construction of the five story building, that is 62 feet in height, exceeds the permitted three
story maximum and the 39 foot height limitation of the zoning ordinance. The proposed
construction is in the preliminary design phase and from the limited details provided, the
approximate lot coverage will be 55% of the 90% lot coverage required by the zoning
ordinance. Because the appellant is seeking a variance prior to submission of detailed design
work, environmental impact results will be covered during the site plan review stage. The
property is located in a WF-1c waterfront use district in which the proposed use is permitted.
However, Section 325-39 requires that a variance be granted before a Certificate of
Occupancy may be issued.
Members of the Board strongly recommend that the BZA deny this appeal and advise the
applicant, if so inclined, to request rezoning of the property by Common Council. This
variance request for an additional 23 feet of building height is a major deviation from the area
requirements in question. Members feel that due to the fact that there is a carefully calibrated
Approved at the March 23, 2010
Planning and Development Board Meeting
11
J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0223
zoning ordinance throughout the City, proposed changes of this magnitude should only seek
approval though a legislative rezoning process.
Appeal # 2812 — 505 Hector Street: Area Variance
Appeal of Christopher Sturgeon for area variance from Section 325-8, Column 10, percentage
of lot coverage, Column 11, front yard dimension, Column 12 /13, side yard dimensions and
14/15 rear yard requirements of the Zoning Ordinance. In 2009, the applicant purchased a
two-family home located at 505 Hector Street. The owner purchased the property with the
intent to reside in the first floor unit and rent the second floor two bedroom apartment. In
order to rent the second floor apartment, the applicant requested a Housing inspection to
obtain a Certificate of Compliance. During the inspection process, a file review was
conducted and revealed that the property was not in compliance with the Zoning Ordinance
of the day. Furthermore, construction projects that occurred between 1940 and 1964 had
caused the nonconforming condition of the property.
The previous owners had applied for permits to add a porch in 1940, alterations and new
dormers in 1948, and a carport and room additions in 1964. These additions increased the
overall percentage of lot coverage to 38% of the 30% maximum of the zoning ordinance. The
owner has offered to remove the greenhouse (approximately 8’ x 8’) located on the south side
of the building to help bring the property closer to compliance. The garage roof overhang in
the front yard causes the front yard to be 20’ deep. The required depth is 25’. The garage is
3.3’ from the south side yard lot line and the house on the north side is 9.2’ deep. The side
yards are required to be 10’ deep. The back of the house and a second story deck causes the
rear yard to be only 4’ or 4% deep. Required depth of the rear yard is 25% or 50’ of the lot’s
depth.
The property is located in an R-2a residential use district in which two family homes are
permitted. However, Section 325-39 requires that a variance be granted before a Certificate of
Occupancy may be issued.
Members of the Planning Board did not identify any long range planning issues related to this
appeal. Members recommend approval because duplexes are allowed in this zone, and there
does not appear to be any added impact to neighbors on Cliff Street. Neighborhood concerns,
if any, should be considered when deciding this appeal.
6. New Business
A. Downtown Strategic Plan, Presentation, Gary Ferguson
Gary Ferguson, executive director of the Downtown Ithaca Alliance, gave the Board a
summary presentation of the contents of the Draft Downtown Ithaca 2020 Strategy, and
responded to questions and comments from Board members. The Board will consider
formally commenting on this draft strategy at its March meeting.
B. Commons Redesign, Presentation, Jennifer Kusznir
Approved at the March 23, 2010
Planning and Development Board Meeting
12
J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0223
Jennifer Kusznir, economic development planner in the Department of Planning and
Development, updated the Board on the current status of the ongoing Ithaca Commons
redesign project. This process is being overseen by a Commons Client Committee,
working with professional consultant Sasaki Associates.
C. Draft Department of Planning and Development 2010 Priority Projects and Work
Plan.
The Board reviewed the “Draft Department of Planning and Development 2010 Priority
Projects and Work Plan,” dated December 29, 2009 and revised January 26, 2010. Board
members suggested the following changes:
• Under the “Priority Projects” heading, the fifth item should refer to the
Collegetown Design “Standards” rather than “Guidelines.” Also, the proposed
redesign of the 400 block of College Avenue streetscape should be added to this
item.
• Immediately following the “Priority Projects” list, add a note indicating that the
rest of the items in the document will be done as staff time permits (in other
words, if staff time permits) during the year.
• Under the “Additional Projects Identified by Various Sources” heading, it was
suggested that the first item (“Support Nodal Development”) should not be
included if the definition of “nodal development” is the same as that currently
used by the County planning department.
• Also under the “Additional Projects Identified by Various Sources” heading, add
planning for the potential redesign of Cornell Avenue and repair of the adjacent
Llenroc retaining wall; the latter is collapsing a bit more each year in an important
historic area of the City.
• Under the “Anticipated Development Projects” heading, add Hotel Ithaca to the
list; that project still requires resolution of Aurora Street streetscape and sidewalk
design issues near the proposed hotel.
• Under the “Projects Identified by the Planning Department to Be Managed or
Completed” heading, the fifth item should refer to the revision of the Subdivision
Ordinance in addition to the revision of the Site Plan Review Ordinance.
It was clarified that the proposal to microfiche Planning Department paper files would
not involve discarding historic photographs and drawings. With regard to electronic
distribution of meeting materials, see item 7.A. of these minutes, immediately below.
7. Reports
Approved at the March 23, 2010
Planning and Development Board Meeting
13
J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2010\0223
A. Planning Board Chair
There was a discussion of electronic submission of agenda items. It was agreed that the
basic visual and written materials required for consideration of subdivision and site plan
review projects would continue to be mailed in hard copy, since it is essential that each
Board member have these materials in front of herself or himself at the meeting. On a
related note, it was requested that staff resume printing draft resolutions on colored paper,
since this practice helps Board members identify and separate individual projects within a
typical stack of meeting materials.
Chair Schroeder requested that staff compile the number and type of housing units
approved by the Board between January 2006 and now (2006 is significant as the date
when the Tompkins County Affordable Housing Needs Assessment document was
issued). This research could be done by simply reviewing each of the Planning Board
agendas from January 2006 on.
The Board will review Tim Logue’s memo regarding new sidewalk construction and the
Stewart Park Rehabilitation Action Plan at its March meeting.
B. Director of Planning & Development
Work is continuing on the potential new R-3aa zoning district; the final site visits have
now been scheduled.
The Comprehensive Plan Committee had three recent meetings in quick succession to go
over the draft scope prepared by Parsons Brinkerhoff. Staff is currently reviewing and
revising the proposed scope of services for the consultant.
C. Board of Public Works Liaison
No report.
8. Approval of Minutes: Feb. 9, 2010
Consideration of these minutes (stated incorrectly on the agenda as Feb. 10, 2010) was
deferred until the March meeting.
9. Adjournment
On a motion by Marcham, seconded by Snyder, and unanimously approved, the meeting was
adjourned at 9:02 p.m.