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HomeMy WebLinkAboutMN-PDB-2011-08-03Approved at the August 23, 2011 Planning and Development Board Meeting 1 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 Special Planning & Development Board Meeting Minutes August 3, 2011 Board Members Attending: John Schroeder, Chair; Govind Acharya; Robert Boothroyd; Jane Marcham; Tessa Rudan, John Snyder, Megan Thoreau Staff Attending: JoAnn Cornish, Director of Planning and Development; Lisa Nicholas, Senior Planner, Department of Planning and Development Applicants Attending: Collegetown Terrace Apartments Kathryn Wolf, Trowbridge & Wolf LLP; Kim Michaels, Trowbridge & Wolf LLP; Ian Tyndell, Landscape Architect; Alan Chimacoff, ikon.5, Project Architect Chair Schroeder called the meeting to order at 6:10 p.m. 1. Agenda Review There were no changes to the agenda. 2. Site Plan Review A. Collegetown Terrace Apartments, E. State Street, Trowbridge & Wolf, LLP, Applicant for Owner, Collegetown Terrace Apartments, LLP (c/o John Novarr). Consideration of Final Site Plan Approval ― Phase 2. The project will include the construction of 16 new buildings, and rehabilitation of one existing building at 901 E. State Street, that will provide approximately 1,064 new bedrooms and 640 new parking spaces. The existing buildings on the project site currently include 637 bedrooms and 467 parking spaces; of these, 475 bedrooms and 361 parking spaces will be removed, leaving 162 existing bedrooms and 106 existing parking spaces. The combined proposed (new) and existing (to remain) bedrooms and parking spaces for the proposed project will result in a total of not-­‐to-­‐exceed 1,226 bedrooms and not-­‐to-­‐exceed 746 parking spaces. The proposed project will result in not-­‐to-­‐exceed 589 net additional bedrooms and not-­‐to-­‐exceed 279 net additional parking spaces (relative to existing conditions). The proposed project will result in a maximum building footprint of 175,001 gross square feet (SF), comprising an estimated 628,642 gross SF of residential space and 235,645 gross SF of parking. The 16 new proposed buildings range in size and height from two to six stories; all but two of the proposed buildings are at least four stories tall. Proposed site development includes the demolition of roadways, and some vegetation and landscaping on the project site. Of the total 16.4 acres of property, approximately 12.1 acres would be disturbed for construction. The environmental review for this project was completed on Approved at the August 23, 2011 Planning and Development Board Meeting 2 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 October 26, 2010, when the Planning and Development Board adopted the Findings of the Environmental Impact Statement. The applicant has been granted a lot line adjustment and a height variance from the Board of Zoning Appeals. The project has received final site plan approval for Phase 1 and preliminary site plan approval for Phase 2. Applicant’s representatives and the Planning Board discussed some details of the proposed resolution. Agreement was reached to modify language (as had appeared in the original resolution draft) regarding the means to be used to prevent headlight glare from being visible off-site; the modified language allows this goal to be achieved by parking management approaches as well as physical means (or by both combined). After a brief discussion, applicant agreed that the top floor of the north elevation of Building 3.4 would not have the larger windows now proposed elsewhere for the top floor of the serpentine buildings. This agreement regarding the north elevation of Building 3.4 conforms to the long-standing intention that the windows facing East State Street will have sizes and proportions that are consistent with the sizes and proportions of traditional residential housing windows. Adopted Resolution for Final Phase 2 Site Plan Approval: On a motion by Boothroyd, seconded by Marcham: WHEREAS: Trowbridge and Wolf, LLP, as the agent for Collegetown Terrace Apartments, LLP (c/o John Novarr), has requested Site Plan Approval from the City of Ithaca Planning and Development Board for the proposed Collegetown Terrace project. The 16.4 contiguous acre Project site (of which approximately 12.1 acres will be disturbed for construction) is located on the south side of Route 79 between South Quarry Street and Valentine Place in the City of Ithaca. The Project is in the R-3a and P-1 Zoning Districts and a portion of the site is in the East Hill Historic District, and WHEREAS: the proposed Project will include the construction of 16 new buildings, and rehabilitation of one existing building at 901 East State Street, that will provide approximately 1,064 new bedrooms and 640 new parking spaces. The existing buildings on the Project site currently include 637 bedrooms and 467 parking spaces; of these, 475 bedrooms and 361 parking spaces will be removed, leaving 162 existing bedrooms and 106 existing parking spaces to remain. The combined proposed (new) and existing (to remain) bedrooms and parking spaces for the proposed Project will result in a total of not-to-exceed 1,226 bedrooms and not-to-exceed 746 parking spaces. The proposed Project will result in not-to-exceed 589 net additional bedrooms and not-to-exceed 279 net additional parking spaces (relative to the existing conditions). The proposed Project will result in a maximum building footprint of 175,001 gross square feet, comprising an estimated 628,642 gross square feet of residential space and 235,645 gross square feet of parking. The 16 new proposed buildings range in size and height from two to six stories; all but two of the proposed buildings are at least four stories tall. Proposed site development includes the demolition of roadways, and some vegetation and landscaping on the Project site. Of the total 16.4-acres of property, approximately 12.1 acres would be disturbed for construction. Almost all of the proposed construction would occur in previously disturbed areas, except for very limited utility work in undisturbed areas. Construction of the Project would remove Approved at the August 23, 2011 Planning and Development Board Meeting 3 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 approximately 30,000 cubic yards of fill, soil, and rock from the site. The proposed Project would also include construction of a complete pedestrian and vehicular system that links the site to the surrounding city network. The principal vehicular access points will be at South Quarry Street and Valentine Place; access into the Project site at both these locations will be two-way. All new parking is proposed to be located under the new residential apartment buildings and no new surface parking lots will be developed, and WHEREAS: this is a Type I Action subject to environmental review under the provisions of the State Environmental Quality Review Act (SEQRA) and City Environmental Quality Review Ordinance (CEQRO), and WHEREAS: the City of Ithaca Planning and Development Board, as Lead Agency, made a positive Declaration of Environmental Significance on July 28, 2009, directing Trowbridge and Wolf, LLP to prepare a Draft Environmental Impact Statement (DEIS) to evaluate potential impacts of the proposed Collegetown Terrace project, and WHEREAS: on September 10, 2009, the City of Ithaca Planning and Development Board held both an Agency Scoping Session and a Public Scoping Session to identify issues to be analyzed in the Environmental Impact Statement, and WHEREAS: the City of Ithaca Planning and Development Board did on September 22, 2009 approve a Scoping Document, and WHEREAS: on March 30, 2010, Trowbridge and Wolf, LLP submitted a DEIS to the City of Ithaca Planning and Development Board, which examined possible environmental impacts, and WHEREAS: the City and the Applicant did by mutual agreement elect to extend the adequacy review period first until May 25, 2010, and subsequently until June 1, 2010, and WHEREAS: on May 25, 2010, the Applicant, responding to comments received from Planning Board members and the City’s consultant, Environmental Design & Research, P.C. (EDR), submitted a revised DEIS, identified on its cover by the language “Submitted: March 30, 2010 Revised: May 25, 2010,” and WHEREAS: the City of Ithaca Planning and Development Board, as Lead Agency for the purpose of environmental review, did on June 1, 2010 (1) review the DEIS submitted on March 30, 2010 and revised on May 25, 2010 for completeness and adequacy for the purpose of public review and comment, and (2) with the assistance of City Staff and the City’s consultants, EDR, find the DEIS to be satisfactory with respect to its scope, content, and adequacy, and WHEREAS: on Tuesday, June 29, 2010, a public hearing was held by the Planning and Development Board to obtain comments from the public on potential environmental impacts of the proposed action as evaluated in the DEIS, and written comments for the same purpose were accepted until 4:30 p.m. on Friday, July 16, 2010, and WHEREAS: the Planning and Development Board as Lead Agency did on October 5, 2010 accept the Final Environmental Impact Statement for the Collegetown Terrace project as complete for filing, having duly considered the potential adverse environmental impacts and proposed mitigating measures as required under 6 NYCRR Part 617 (the SEQRA regulations) and Chapter 176 of the City of Ithaca Code (the City of Ithaca Environmental Quality Review Approved at the August 23, 2011 Planning and Development Board Meeting 4 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 Ordinance, CEQRO), with the additions/clarifications mutually agreed upon by the Applicant and the Planning Board on that date, and WHEREAS: on October 26, 2010, the Planning Board adopted the Findings Statement, which was a “positive” findings statement, meaning that the proposed Project was potentially “approvable” (a relevant term used in the State’s “SEQR Handbook”) by the Planning Board, as to its site plan, and WHEREAS: the Planning Board has used the Findings Statement to assist in its review of the proposed site plan, and in considering conditions that should be applied to any approval thereof, and WHEREAS: the Applicant has received the required Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission and the required lot line adjustment and height variances from the Board of Zoning Appeals, and WHEREAS: the Board did, on February 22, 2011 review and accept as adequate the following plans: “Survey Map,” dated 10-15-2010, and prepared by T.G. Miller “Overall Architectural Site Plan-Sequence 1 (G2.01)” “Overall Architectural Site Plan-Sequence 2 (G2.02)” “Existing Conditions Map (C1.01, C1.02, C1.03, & C1.04)” “Construction Staging Plan (C2.01)” “Surface Demolition Plan (C2.1.1, C2.1.2, C2.1.3 & C2.1.4)” “Utility Demolition Plan (C2.2.1, C2.2.2, C2.2.3 & C2.2.4)” “Street Layout Plan (C3.01, C3.02, C3.03 & C3.04)” “Street Profiles (C3.1.1)” “Street Sections and Pavement Details (C3.2.1)” “Site Utility Plan (C4.01, C4.02 C4.03 & C4.04)” “Utility Details (C4.1.1)” “Storm Drainage Plan (C.5.01, C.5.02, C.5.03 & C.5.04)” “Storm Drainage Details (C5.1.1)” “Erosion and Sediment Control Plan - Demolition Phase (C6.01)” “Erosion and Sediment Control Plan - Construction Phase (C6.02)” “Erosion and Sediment Control Plan - Stabilization Phase (C6.03)” “Erosion and Sediment Control Details (C6.1.1)” “Pavement Marking and Signage Plan (C7.01)” “Emergency Access Plan (C8.01)” “Overall Site Plan (L1.00)” “Sheet 1 Sector A Site Layout Plan (L2.01A)” “Sheet 1 Sector B Site Layout Plan (L2.01B)” “Sheet 2 Sector A Site Layout Plan (L2.02A)” “Sheet 2 Sector B Site Layout Plan (L2.02B)” “Plaza Layout Plans (L2.03)” “Sheet 1 Sector A Site Grading Plan (L3.01A)” “Sheet 1 Sector B Site Grading Plan (L3.01B)” “Sheet 2 Sector A Site Grading Plan (L3.02A)” “Sheet 2 Sector B Site Grading Plan (L3.02B)” Approved at the August 23, 2011 Planning and Development Board Meeting 5 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 “Site Lighting Plan (L4.00)” “Sheet 1 Sector A Landscape Planting Plan (L5.01A)” “Sheet 1 Sector B Landscape Planting Plan (L5.01B)” “Sheet 2 Sector A Landscape Planting Plan (L5.02A)” “Sheet 2 Sector B Landscape Planting Plan (L5.02B)” “Plant Schedule and Planting Details (L6.00)” “Site Details (L7.00, L8.00 & L9.00)” “Building 1 Floor Plan - Level A, Level B (A2.10A)” “Building 1 Floor Plan - Level C, Level D (A2.10B)” “Building 1 Floor Plan - Level E (A2.10C)” “Building 2 Floor Plan - Level A, Level B (A2.20A)” “Building 2 Floor Plan - Level C, Level D (A2.20B)” “Building 2 Floor Plan - Level E, Level F (A2.20C)” “Building 3 Overall Floor Plans - Level A, Level B (A2.30A)” “Building 3 Overall Floor Plans - Level C, Level D (A2.30B)” “Building 3 Overall Floor Plans - Level E, Level F (A2.30C)” “Building 3 Overall Floor Plans - Level G, Level H (A2.30D)” “Building 4 Floor Plan - Level A (A2.40A)” “Building 4 Floor Plan - Level B (A2.40B)” “Building 4 Floor Plan - Level C (A2.40C)” “Building 4 Floor Plan - Level D (A2.40D)” “Building 4 Floor Plan - Level E (A2.40E)” “Building 5 Overall Floor Plans - Level A, Level B (A2.50A)” “Building 5 Overall Floor Plans - Level C, Level D (A2.50B)” “Building 6 Floor Plan - Level A (A2.61A)” “Building 6 Floor Plan - Level B (A2.61B)” “Building 6 Floor Plan - Level C (A2.62C)” “Building 6 Floor Plan - Level D (A2.62D)” “Building 6 Floor Plan - Level E (A2.62E)” “Building 6 Floor Plan - Level F (A2.62F)” “Building 6 Floor Plan - Level G (A2.62G)” “Building 7 Overall Floor Plans - Level A, Level B (A2.70A)” “Building 7 Overall Floor Plans - Level C, Level D (A2.70B)” “Building 7 Overall Floor Plans - Level E, Level F (A2.70C)” “Building 7 Overall Floor Plans - Level G, Level H (A2.70D)” “Building 7 Overall Floor Plans - Level I (A2.70E)” “Building 1 Exterior Elevations (A4.11A, A4.11B, A4.11C & A4.11D)” “Building 2 Exterior Elevations (A4.21)” “Building 3 Exterior Elevations (A4.31)” “Building 4.1 Exterior Elevations (A4.41)” “Building 4.2 Exterior Elevations (A4.42)” “Building 4.3 Exterior Elevations (A4.43)” “Building 4.4 Exterior Elevations (901 East State Street) (A4.44)” “Building 5 Exterior Elevations (A4.51)” “Building 6 Exterior Elevations (A4.61)” “Building 7 Exterior Elevations (A4.71)” “Bridge Elevations (A4.81)” all individually dated 10-19-10 but labeled “Preliminary Site Plan Review Submission – January 12, 2011” on the drawing set cover, and prepared by ikon.5 architects, and other application Approved at the August 23, 2011 Planning and Development Board Meeting 6 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 materials, including many additional drawings presented at the January 25, 2011, February 7, 2011, and February 22, 2011 Planning Board meetings that substantially revise significant portions of the drawings listed above, and WHEREAS: the Project consists of two phases, as shown on the drawing titled “Project Sequencing” included in a bound set of drawings titled “Collegetown Terrace Site Drawings 12.9.10.” Phase 1 (called “Sequence 1” on the aforementioned drawing) consists of the construction of Buildings 1, 2.1, 2.2, 2.3, 2.4, 3.1, 3.2, 3.3, 3.4, the entry pavilion, 4.1, 4.2, and 4.3, and the rehabilitation of 901 East State Street (the Williams House) including the construction of an addition to its south, as well as all associated site work and improvements. Phase 2 (called “Sequence 2” on the aforementioned drawing) consists of the construction of Buildings 5, 6, and 7, as well as all associated site work and improvements, and WHEREAS: the Planning and Development Board did on February 22, 2011, by a vote of five in favor and one opposed, grant Preliminary Site Plan Approval to Phases 1 & 2 of the proposed Collegetown Terrace project, subject to the following conditions: Conditions Taken Directly From Findings Statement Language: (Findings Statement mitigations that have already been incorporated into the current Project design are not restated here. Minor modifications or clarifications to Findings Statement language appear in italics.) i. To minimize potential impacts from run-off and erosion during construction, the Applicant will be required to prepare a Stormwater Pollution Prevention Plan (SWPPP) that meets the satisfaction of the Tompkins County Municipal Separate Storm Sewer System (MS4) and New York State Department of Environmental Conservation (NYSDEC). The SWPPP will include an erosion and sediment control plan and detailed drawings of all required practices, and ii. Thorough, professional documentation of the history and architectural details of the Jane A. Delano Home consistent with the Secretary of the Interior’s Standards for Architectural and Engineering Documentation (NPS 2005). Specifically, the Lead Agency has determined that the structure should be recorded in accordance with the standards of the Historic American Buildings Survey (HABS) Documentation Level II, and iii. The rehabilitation of 901 East State Street (the George C. Williams House) in its current location, and adaptive reuse of the structure within the proposed Project program. This will include restoration of the exterior of the structure to its historic appearance, including the removal of inappropriate additions and features that compromise the character and integrity of the structure. 901 East State Street was selected … as an appropriate building to be retained because of: (1) its layers of importance to the community (including association with the life of George C. Williams, architectural sophistication, and role as a prominent urbanistic “marker” at the intersection of Mitchell and East State Streets), and (2) its greater visibility and prominence (compared to the Van Rensselaer and Driscoll houses) due to its location, height, massing, and architectural expression. Retention of the George C. Williams House is intended to reduce the impact on community character and the setting of the East Hill Historic District by retaining a notable structure within the Approved at the August 23, 2011 Planning and Development Board Meeting 7 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 affected streetscape. The retention and reuse of 901 East State Street will also avoid the complete loss of the single-family residential phase of the site’s history. The rehabilitation of this structure is also intended to mitigate, in part, for the loss of the Jane A. Delano Home, and iv. The preparation of one or more interpretive displays that will be accessible to the public and located within the Collegetown Terrace project, which will depict the (proposed to be demolished) buildings within the Project site and provide information about historically significant residents, builders, architects, and associations with local institutions (including the Ithaca City Hospital and the nursing profession in Ithaca). Sufficient historical research will be conducted to document the significance of notable persons associated with the site, including Jane A. Delano, the Driscoll family, Martha Van Rensselaer, and George C. Williams. These interpretive displays could be an effective tool for educating current and future residents of Ithaca and visitors to the city about change over time to the urban streetscape. Distinctive architectural elements from the existing buildings, such as a triplet arcade from the Jane A. Delano Home, could be used as components of the interpretive presentations, as appropriate, and v. The Applicant will pursue an agreement with an appropriate group that will accept and reuse salvaged architectural materials, and vi. The existing rental apartment complex on the Project site provides a private shuttle service that runs every 20 minutes from 7:30-11:30 am on weekdays. To accommodate the increased demand that would result from the proposed Project, the Applicant has stated that it would add additional shuttles as necessary. The traffic analysis and conclusions presented in the DEIS are dependent on the continued availability and expansion of the existing shuttle service. The analysis would no longer be valid if the shuttle service were terminated. The continued provision and expansion of the shuttle service shall apply to the Project even if the property changes ownership in the future. If for some unforeseeable reason the Applicant (or future operator of Collegetown Terrace) were interested in ceasing shuttle service, a traffic study will be required, at the Project owner’s expense, to identify potential impacts of not using the shuttle and reasonable alternatives or mitigation measures, and vii. Parking will be provided solely for residents of the Project and no parking will be available on the Project site for non-tenant usage or rental, other than by employees or guests of the residents of the Project on a short-term basis, and viii. The color palette for Building 1 will use a combination of earth-toned brick (later changed, by mutual consent of all parties, to stone) and stucco to be compatible with the neighboring architecture. The design of Building 1 will be further developed during site plan review, and ix. The palette of colors for Buildings 2.1-2.4 will be selected from earthtones compatible with the materials and colors of the adjacent and nearby existing buildings. The quality of design and materials used for surface treatments on the façades along East State Street will continue along the façade of Building 2.4 that faces South Quarry Street. The design of these buildings will be further developed during site plan review, and Approved at the August 23, 2011 Planning and Development Board Meeting 8 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 x. While the Lead Agency agrees that it is appropriate that Buildings 3.1-3.3 and the Entry Pavilion have a more modern architectural expression than Buildings 4.1-4.4 and 2.1-2.4, the Lead Agency has also determined that minimizing impacts to community character requires that these buildings make greater reference to the colors, textures, and architectural patterns of the existing East Hill neighborhood than is seen in the FEIS illustrations. The materials to be used for these buildings are in the process of research and selection. The facades and surface treatments (including materials and colors) for Buildings 3.1-3.4, and the design of the Entry Pavilion, will be determined during site plan review, and xi. The palette of colors for Buildings 4.1-4.3 will be selected from earthtones compatible with the materials and colors of the adjacent and nearby existing buildings. The palette of colors for renovated Building 4.4 (George C. Williams House, 901 East State Street) will be appropriate to its history. High-quality materials will be used for all surface treatments on the façades along both East State Street and Valentine Place. The design of Buildings 4.1-4.3 will be further developed during site plan review, as will the specifics of the renovation of the George C. Williams House, and xii. Proposed site work for the Project includes the demolition of South Quarry Street, Valentine Place, and the south curb line of East State Street between South Quarry Street and Valentine Place (all of which will require permits from the Department or the Board of Public Works). As mitigation for construction traffic-related impacts, the Applicant will be required to reconstruct South Quarry Street, Valentine Place, and the south curb line of NYS Route 79/East State Street as part of the Project. The City of Ithaca Department of Public Works, Division of Streets and Facilities, will require the Applicant to post a bond, prior to the initiation of any demolition and/or construction activities, to cover the cost of repairing any damage to public roads that may occur during construction. Best practice controls will be employed during the construction of the Project to minimize impacts related to noise and short-term air quality impacts, such as the proper maintenance of equipment, limits of construction hours, and dust control measures. The Applicant will be required to prepare a Maintenance and Protection of Traffic (M&PT) plan to minimize construction-related traffic impacts. This plan will be reviewed and approved by the City Engineer and may set restrictions on when construction can occur or when trucks can deliver/remove material to or from the site. Additional Conditions Identified During Site Plan Review: i. Prior to final site plan approval of a phase (Phase 1 or Phase 2), all drawings relevant to that phase shall be updated, and made internally consistent, showing all approved Project changes. Hence, prior to Phase 1 final site plan approval, all Project-set drawings shall be updated and made consistent with all changes relevant to Phase 1 made at the January 25, 2011, February 7, 2011, and February 22, 2011 Planning Board meetings, and ii. Submission of revised site drawings showing the following: 1. Modification of landscape plan to show standard City planting specifications, removal of Norway maple and Japanese barberry from plant list, labeling of trees (with species) to remain on the Project site, and addition of note indicating that transplanted or newly-planted trees that die will be replaced with similar plantings, and Approved at the August 23, 2011 Planning and Development Board Meeting 9 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 2. Modification of landscape plan plant list to reflect the recommendations of local plant expert F. Robert Wesley (per his February 18, 2011 e-mail), and 3. Modification of landscape plan to show species of new plantings resulting from the relocation of Street A; new trees in Mitchell Street Plaza and along north side of Building 3.4 shall include tall canopy trees, and 4. Modification of landscape plan to show, for Phase I areas, all proposed plant species that have not yet been selected (e.g., plantings currently shown as generic “shrubs” or generic “groundcover”), and 5. Modification of landscape plan to show additional native trees, including tall evergreen trees, south of Building 7, and 6. Identification of intended caliper of all proposed street trees and of trees intended to provide screening in the several spaces between Buildings 4.1, 4.2, 4.3 and the Williams House), and 7. Addition of fencing between Buildings 2.1, 2.2, 2.3, and 2.4, and 8. Use of bluestone (not limestone) site walls at the west side of Building 2.4, at the north entrance to Building 1, and at the intersection of State and Quarry Streets, and 9. Addition of attractive barrier rail on top of retaining wall at northeast corner of Building 6, and 10. Addition of undulating fence at Mitchell Street Plaza, and 11. Addition of label showing intended historically-appropriate paving material in front of the Williams House, and 12. Submission of a detail showing the design of the narrow bike ramp intended to accompany a series of stairs leading down into the site from the Eddy Street Plaza, and iii. Submission of revised building elevations showing the following: 1. Building 1: Enlargement of windows in north façade of stair tower, and 2. Building 2.1: Addition of sills under windows in brick faces and of column motif (per front façade) on the upper north corner of the eastern façade, and 3. Building 2.2: Addition of window(s) or other architectural detail on stair tower and differentiation of the cornices, and 4. Building 2.3: Redesign of stair tower (now with angled roof fragment) to have more of a chimney-like appearance, possibly including brick cladding, and 5. Building 2.4: Addition to north elevation of southeast rear building projection, change of sloped center pavilion to flat roof and addition of windows to stair tower on south façade, and 6. Buildings 2.1 through 2.4: Provide missing enlarged east and west elevations, and 7. Buildings 2.1 through 2.3: Provide sectional elevations of walls flanking the main entrances for each of these buildings, and 8. Entry Pavilion: Exterior columns to be constructed of sandstone, interior and exterior ceiling under roof volume to be surfaced with natural wood, and interior elements visible from the exterior to exhibit warm color palette, and 9. Building 4.1: Narrowing of chimney width to roughly 6’, and 10. Building 4.2: Addition of intended projecting bay on left-hand side of elevation, and 11. Building 6: Redesigned east end to be added to relevant elevations and plans, and Approved at the August 23, 2011 Planning and Development Board Meeting 10 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 12. Openings in all parking levels in all buildings shall be designed so that the headlights of maneuvering cars and the glare of lighting fixtures within the parking decks are not visible off-site, and such that light spillage through these openings is minimized, and 13. Updated site axonometric drawing showing, from both eye-level and sky-level points of view, current state of all buildings, and iv. Submission to and approval by the Planning Board of final building details, materials and colors (including building material samples), and v. Submission to and approval by the Planning Board of final locations and designs for exterior art, fountains and interpretative displays (the west end of Building 3.3 at the Eddy Street Plaza is considered exterior art), and vi. Submission to and approval by the Planning Board of (1) final rehabilitation drawings for the Williams House at 901 East State Street, (2) final drawings for the addition planned to the south of the historic portions of the Williams House and (3) final design of landscape elements and plantings in the vicinity of the Williams House, and vii. Confirmation that trees to the south of the Eddy Street Plaza and to the south of the openings between the 2.x buildings series do not block views, and viii. Submission to and approval by the Planning Board of any proposed signage, and ix. Modification of drawings to reflect the comments of City Transportation Engineer Tim Logue in his February 17, 2011 memo to the Planning Board and Lisa Nicholas, and x. Approval in writing from the City Transportation Engineer that all transportation issues have been satisfied, including approval of type, location, and number of bike racks, and xi. Approval in writing from the Ithaca Fire Department that all fire access requirements have been satisfied, and xii. Approval in writing from the Storm Water Management Officer that the Project and its SWPPP meets City standards for storm water management, and xiii. Submission of documentation that the parcels have been consolidated to one parcel, and xiv. Construction sequencing and staging conditions: 1. Applicant shall develop a “Maintenance and Protection of Traffic Plan” in conjunction with the City Department of Public Works and the City Traffic Engineer, to be approved by the City Department of Public Works, and 2. Construction work on publicly-owned property requires a “Work Permit” from the City Department of Public Works, and Approved at the August 23, 2011 Planning and Development Board Meeting 11 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 3. Applicant shall post a bond, in an amount acceptable to the City Department of Public Works, prior to the initiation of any demolition and/or construction activities, to cover the cost of repairing any damage to public roads that may occur during construction, and 4. All vehicular, bicycle and pedestrian routes shall remain open during construction, except — with written City Department of Public Works approval — for specified time periods during demolition, and 5. Any temporary construction entrances from public streets shall require City Department of Public Works approval, and 6. A “Staging Plan” shall be developed for Phase 1 building demolition, and 7. Temporary barriers and pedestrian protection shall meet the requirements of the New York State building code, and xv. Conditions regarding Applicant’s rebuilding of South Quarry Street, the south side of East State Street and Valentine Place: 1. Applicant is required to reconstruct South Quarry Street, and the south curb line of NYS Route 79/East State Street and Valentine Place as part of the Project, and shall coordinate this work with the City Department of Public Works, and 2. Regarding South Quarry Street, Applicant shall install new curb and gutter along most of its east side, and shall mill and resurface the street, and 3. Applicant shall replace all curb and gutter on the south side of East State Street, and 4. Regarding Valentine Place, Applicant shall install new curbing without a gutter on both sides of the street, and shall mill and resurface the street, and 5. Applicant shall coordinate with the appropriate city staff for the rebuilding of the sidewalks along the east side of South Quarry Street, the south side of East State Street, and the west side of Valentine Place, and 6. All new curb cuts shall include drop curbs with concrete drive aprons ramped up to the sidewalks; sidewalks shall be continuous through curb cuts, and 7. Applicant has agreed to pay for the initial restriping of the pedestrian crosswalk at the Mitchell Street intersection with East State Street; this work shall be coordinated with the City Department of Public Works, and xvi. Noise-producing construction shall take place only between the hours of 7:30 a.m. and 7:30 p.m., Monday through Friday, and xvii. Bicycle racks must be installed prior to the issuance of a Certificate of Occupancy, and WHEREAS: the Planning Board did on March 22, 2011 review and accept a substantial number of updated and new drawings relevant to Phase 1 (as detailed in the resolution for Phase 1 Final Site Plan Approval adopted by the Planning Board on March 22, 2011), and WHEREAS: the Planning Board did on March 22, 2011 find that the Applicant had satisfied, relevant to Phase 1, certain preliminary approval conditions and partially satisfied other preliminary approval conditions, whereas other preliminary approval conditions remained unsatisfied (as detailed in the resolution for Phase 1 Final Site Plan Approval adopted by the Planning Board on March 22, 2011), and Approved at the August 23, 2011 Planning and Development Board Meeting 12 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 WHEREAS: the Planning and Development Board did on March 22, 2011, by a vote of five in favor and two opposed, grant Final Site Plan Approval to Phase 1 of the proposed Collegetown Terrace Apartments project, subject to eleven final approval conditions listed under the “Conditions Taken Directly From Findings Statement Language” heading and sixteen final approval conditions listed under the “Additional Conditions Identified During Site Plan Review” heading (as detailed in the resolution for Phase 1 Final Site Plan Approval adopted by the Planning Board on March 22, 2011), and WHEREAS: the Planning Board did on August 3, 2011 review and accept the following new and/or revised drawings relevant to Phase 2: “Survey Map” “Legend, Vicinity Map and Notes (C1.00)” “Existing Conditions Map (C1.03 & C1.04)” “Surface Demolition Plan (C2.1.3 & C2.1.4)” “Utility Demolition Plan (C2.2.3 & C2.2.4)” “Street Layout Plan (C3.03 & C3.04)” “Street Profiles (C3.1.1)” “Street Sections and Pavement Details (C3.2.1)” “Pavement Details” (C3.2.2) “Site Utility Plan (C4.03 & C4.04)” “Utility Details (C4.1.1)” “Storm Drainage Plan (C.5.03 & C.5.04)” “Storm Drainage Details (C5.1.1)” “Erosion and Sediment Control Plan - Demolition Phase (C6.01)” “Erosion and Sediment Control Plan - Construction Phase (C6.02)” “Erosion and Sediment Control Plan - Stabilization Phase (C6.03)” “Erosion and Sediment Control Details (C6.1.1)” “Pavement Marking and Signage Plan (C7.01)” “Emergency Access Plan (C8.01)” “Emergency Access Plan Autoturn Analysis (C8.02)” “Sequence 2 Overall Site Plan (L1.00)” “Sheet 2 Sector A Site Layout Plan (L2.02A)” “Sheet 2 Sector B Site Layout Plan (L2.02B)” “Amphitheater Layout Plan (L2.03)” “Sheet 2 Sector A Site Grading Plan (L3.02A)” “Sheet 2 Sector B Site Grading Plan (L3.02B)” “Sequence 2 Site Lighting Plan (L4.00)” “Sheet 2 Sector A Landscape Planting Plan (L5.02A)” “Sheet 2 Sector B Landscape Planting Plan (L5.02B)” “Plant Schedule and Planting Details (L6.00)” “Site Details (L7.00, L8.00 & L9.00)” “Building 5 Overall Floor Plans - Level A. Level B (A2.50A)” “Building 5 Overall Floor Plans - Level C, Level D (A2.50B)” “Building 5 Overall Floor Plans - Level E, Level F (A2.50C)” “Building 5 Overall Floor Plans - Level G, Level H (A2.50D)” “Building 6 Floor Plan - Level A (A2.61A)” “Building 6 Floor Plan - Level B (A2.61B)” “Building 6 Floor Plan - Level C (A2.62C)” “Building 6 Floor Plan - Level D (A2.62D)” Approved at the August 23, 2011 Planning and Development Board Meeting 13 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 “Building 6 Floor Plan - Level E (A2.62E)” “Building 6 Floor Plan - Level F (A2.62F)” “Building 6 Roof Plan - Level G (A2.62G)” “Building 7 Overall Floor Plans - Level A, Level B (A2.70A)” “Building 7 Overall Floor Plans - Level C, Level D (A2.70B)” “Building 7 Overall Floor Plans - Level E, Level F (A2.70.C)” “Building 7 Overall Floor Plans - Level G, Level H (A2.70D)” “Building 7 Overall Floor Plans - Level I (A2.70E)” “Building 5 Exterior Elevations (A4.51) “Building 6 Exterior Elevations (A4.61)” “Building 7 Exterior Elevations (A4.71)” all individually dated June 15, 2011, and labeled “Final Site Plan Review Submission – Sequence 2 – June 15, 2011” on the drawing set cover sheet, and prepared by ikon.5 architects, and other application materials, including other drawings relevant to Phase 2 presented at the April 26, 2011 and May 24, 2011 Planning Board meetings, and WHEREAS: the Planning Board finds that the Applicant has, relevant to Phase 2, satisfied the following preliminary approval conditions listed under the “Conditions Taken Directly From Findings Statement Language” heading: i; and WHEREAS: the Planning Board finds that the Applicant has, relevant to Phase 2, satisfied the following preliminary approval conditions listed under the “Additional Conditions Identified During Site Plan Review” heading: i.; ii.2; ii.5; ii.9; ii.12; iii.13; ix.; xi.; xii; and WHEREAS: the Planning Board finds that the Applicant has, relevant to Phase 2, partially satisfied the following preliminary approval conditions listed under the “Additional Conditions Identified During Site Plan Review” heading: ii.1; now, therefore, be it RESOLVED: That the Planning and Development Board does hereby grant Final Site Plan Approval to Phase 2 of the proposed Collegetown Terrace Apartments project, subject to the following conditions: Conditions Taken Directly From Findings Statement Language and Pertaining to Phase 2: (Findings Statement mitigations that have already been incorporated into the current Project design, that have already been accomplished or that are not relevant to Phase 2 are not restated here. Minor modifications or clarifications to Findings Statement language appear in italics.) i. Thorough, professional documentation of the history and architectural details of the Jane A. Delano Home consistent with the Secretary of the Interior’s Standards for Architectural and Engineering Documentation (NPS 2005). Specifically, the Lead Agency has determined that the structure should be recorded in accordance with the standards of the Historic American Buildings Survey (HABS) Documentation Level II, and ii. The preparation of one or more interpretive displays that will be accessible to the public and located within the Collegetown Terrace project, which will depict the (proposed to be demolished) buildings within the Project site and provide information about historically significant residents, builders, architects, and associations with local institutions Approved at the August 23, 2011 Planning and Development Board Meeting 14 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 (including the Ithaca City Hospital and the nursing profession in Ithaca). Sufficient historical research will be conducted to document the significance of notable persons associated with the site, including Jane A. Delano, the Driscoll family, Martha Van Rensselaer, and George C. Williams. These interpretive displays could be an effective tool for educating current and future residents of Ithaca and visitors to the city about change over time to the urban streetscape. Distinctive architectural elements from the existing buildings, such as a triplet arcade from the Jane A. Delano Home, could be used as components of the interpretive presentations, as appropriate, and iii. The Applicant will pursue an agreement with an appropriate group that will accept and reuse salvaged architectural materials, and iv. The existing rental apartment complex on the Project site provides a private shuttle service that runs every 20 minutes from 7:30-11:30 am on weekdays. To accommodate the increased demand that would result from the proposed Project, the Applicant has stated that it would add additional shuttles as necessary. The traffic analysis and conclusions presented in the DEIS are dependent on the continued availability and expansion of the existing shuttle service. The analysis would no longer be valid if the shuttle service were terminated. The continued provision and expansion of the shuttle service shall apply to the Project even if the property changes ownership in the future. If for some unforeseeable reason the Applicant (or future operator of Collegetown Terrace) were interested in ceasing shuttle service, a traffic study will be required, at the Project owner’s expense, to identify potential impacts of not using the shuttle and reasonable alternatives or mitigation measures, and v. Parking will be provided solely for residents of the Project and no parking will be available on the Project site for non-tenant usage or rental, other than by employees or guests of the residents of the Project on a short-term basis, and vi. Proposed site work for the Project includes the demolition of South Quarry Street, Valentine Place, and the south curb line of East State Street between South Quarry Street and Valentine Place (all of which will require permits from the Department or the Board of Public Works). As mitigation for construction traffic-related impacts, the Applicant will be required to reconstruct South Quarry Street, Valentine Place, and the south curb line of NYS Route 79/East State Street as part of the Project. The City of Ithaca Department of Public Works, Division of Streets and Facilities, will require the Applicant to post a bond, prior to the initiation of any demolition and/or construction activities, to cover the cost of repairing any damage to public roads that may occur during construction. Best practice controls will be employed during the construction of the Project to minimize impacts related to noise and short-term air quality impacts, such as the proper maintenance of equipment, limits of construction hours, and dust control measures. The Applicant will be required to prepare a Maintenance and Protection of Traffic (M&PT) plan to minimize construction-related traffic impacts. This plan will be reviewed and approved by the City Engineer and may set restrictions on when construction can occur or when trucks can deliver/remove material to or from the site. Additional Conditions Identified During Site Plan Review and Pertaining to Phase 2: Approved at the August 23, 2011 Planning and Development Board Meeting 15 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 i. All Project-set drawings shall be updated and made consistent with all changes made prior to Final Site Plan Approval of Phase 2, including any changes made at the August 3, 2011 Planning Board meeting, and ii. Submission of revised site drawings showing the following: 1. On drawing C2.1.4, addition of note to “Apartment Building No. 115” (the Delano Home) stating that the materials of the full entry surround that includes the “THE JANE A. DELANO HOME 1929” inscription and the materials of at least one of the triplet arcade features are to be preserved for potential use in the interpretative display relevant to the Delano Home, and 2. On drawing C7.01, add striped crosswalk at the west side of the intersection of Street C and Valentine Place, and 3. On drawing L2.02A, show and label all intended bicycle ramps (including on the curved stairs at the southwest corner of Building 5 and on the stairs at the northwest corner of Building 7), so as to complete the intended bike ramp route shown on the “Bike Ramp Route and Rack Locations” drawing submitted to the Planning Board on February 22, 2011. Also add the bike racks shown at the west end of Building 5 on the latter drawing, and 4. On drawings L2.02A and L2.02B, indicate locations of intended metal fences as shown on the “Sequence II: Guardrails” drawing submitted to the Planning Board on April 26, 2011, and clarify which locations are to have the horizontal metal fence design and which are to have the undulating metal fence design, and 5. On drawing L2.03, show details (including elevations and materials) of proposed amphitheater stage, and 6. On drawing L3.02A and L3.02B, label intended paving materials at building pass- throughs, and 7. On drawing L4.00, the symbol for “Relocated NYSEG Light” appears all over the drawing, apparently in error; this drawing should be corrected to show the actual intent, and 8. On drawing L5.02A and L5.02B, show a less-regimented arrangement of the added evergreen trees, perhaps with a greater variety of evergreen tree species as well, south of Building 7, and 9. On drawing L6.00, add note stating that transplanted or newly-planted trees that die will be replaced with similar plantings, and iii. Submission to and approval by the Planning Board of revised building drawings showing the following: 1. Modification of drawings A2.62F and A2.62G to accurately show the stepping- back of the top floor (by eliminating one top-floor apartment unit) at the northeast corner of Building 6, as depicted three-dimensionally on the “Building 6: East End” rendering submitted to the Planning Board on April 26, 2011, and 2. Submission of enlarged drawings (including elevations and plans, with labeled materials) showing the final design of the bridges intended to link Building 3 to Building 5 and Building 5 to Building 7, and 3. Correction of various errors regarding materials labeling on drawings A4.51, A4.61 and A4.71, and Approved at the August 23, 2011 Planning and Development Board Meeting 16 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 iv. Submission to and approval by the Planning Board of an effective method (to be worked out between the Applicant and the Planning Board) for ensuring that the direct forward glare from the headlights of sedans and SUVs (the latter ranging up to about 39 inches above pavement level) shall not be visible off-site through the openings in the serpentine buildings’ parking deck levels; potential solutions may include physical design options (such as creative railing design or raising the current three-foot height of the lower wall below the parking deck openings) and/or parking management options (such as requiring SUVs, and other vehicles with higher headlights, to park only in those deck areas where the parking deck openings are not visible off-site), and v. Submission to and approval by the Planning Board of final building details, materials and colors (including building material samples), and vi. Submission to and approval by the Planning Board of final locations and designs for exterior art, fountains, and interpretative displays, and vii. Submission to and approval by the Planning Board of any proposed signage, and viii. Confirmation that the larger top-floor windows shown on the elevations for Buildings 5, 6 and 7 as shown on drawings A4.51, A4.61 and A4.71will not be used on the north side of Building 3.4 (facing East State Street), and ix. Any changes to Phase 2 that affect the visual appearance of the Project (including buildings and landscaping) that are proposed subsequent to final site plan approval shall require approval of the Planning and Development Board, and x. Approval in writing from the City Transportation Engineer that all transportation issues have been satisfied, including approval of type, location, and number of bike racks, and xi. Submission of documentation that the parcels have been consolidated into one parcel, and xii. Construction sequencing and staging conditions: 1. Applicant shall develop a “Maintenance and Protection of Traffic Plan” in conjunction with the City Department of Public Works and the City Traffic Engineer, to be approved by the City Department of Public Works, and 2. Construction work on publicly-owned property requires a “Work Permit” from the City Department of Public Works, and 3. Applicant shall post a bond, in an amount acceptable to the City Department of Public Works, prior to the initiation of any demolition and/or construction activities, to cover the cost of repairing any damage to public roads that may occur during construction, and 4. All vehicular, bicycle, and pedestrian routes shall remain open during construction, except — with written City Department of Public Works approval — for specified time periods, and 5. Any temporary construction entrances from public streets shall require City Department of Public Works approval, and 6. A “Staging Plan” shall be developed for Phase 1 building demolition, and 7. Temporary barriers and pedestrian protection shall meet the requirements of the New York State building code, and Approved at the August 23, 2011 Planning and Development Board Meeting 17 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 xiii. Conditions regarding Applicant’s rebuilding of South Quarry Street, the south side of East State Street and Valentine Place: 1. Applicant is required to reconstruct South Quarry Street, and the south curb line of NYS Route 79/East State Street and Valentine Place as part of the Project, and shall coordinate this work with the City Department of Public Works, and 2. Regarding South Quarry Street, Applicant shall install new curb and gutter along most of its east side, and shall mill and resurface the street, and 3. Applicant shall replace all curb and gutter on the south side of East State Street, and 4. Regarding Valentine Place, Applicant shall install new curbing without a gutter on both sides of the street, and shall mill and resurface the street, and 5. Applicant shall coordinate with the appropriate City staff for the rebuilding of the sidewalks along the east side of South Quarry Street, the south side of East State Street, and the west side of Valentine Place, and 6. All new curb cuts shall include drop curbs with concrete drive aprons ramped up to the sidewalks; sidewalks shall be continuous through curb cuts, and 7. Applicant has agreed to pay for the initial restriping of the pedestrian crosswalk at the Mitchell Street intersection with East State Street; this work shall be coordinated with the City Department of Public Works, and xiv. Noise-producing construction shall take place only between the hours of 7:30 a.m. and 7:30 p.m., Monday through Saturday, and Prior to the Issuance of a Certificate of Occupancy: xv. Bicycle racks must be installed, and xvi. All conditions of the Municipal Certification Statement as described in the cover letter dated April 19, 2011, written by Acting Storm Water Management Officer Scott Gibson to Senior Planner Lisa Nicholas, must be satisfied. and be it further RESOLVED: That this resolution for Final Site Plan Approval of Phase 2 of the proposed Collegetown Terrace Apartments project does not in any way affect the continued validity or operation of the separate list of conditions pertaining to Final Site Plan Approval for Phase 1 of the Collegetown Terrace Apartments project, as stated in the Planning Board’s March 22, 2011 resolution granting said Phase 1 final approval. In favor: Acharya, Boothroyd, Schroeder, Snyder, Thoreau Against: Marcham, Rudan In response to a question by Chair Schroeder, applicant stated that materials, colors and building details would be submitted to the Planning Board for approval this fall (per conditions in the Phase 1 and Phase 2 final site plan review resolutions). Schroeder also reminded applicant that, per conditions in both of the aforementioned final approval resolutions, changes “that affect the visual appearance of the Project (including buildings Approved at the August 23, 2011 Planning and Development Board Meeting 18 J:\GROUPS\Planning and Dev Board\MINUTESJGSfinal\2011\0803 and landscaping) that are proposed subsequent to final site plan approval shall require approval of the Planning and Development Board.” 3. Adjournment On a motion by Acharya, seconded by Boothroyd, and unanimously approved, the meeting was adjourned at 7:15 p.m.