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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.