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Home My WebLink AboutMN-PDB-2013-12-03DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD Planning & Development Board Minutes Special Meeting December 3, 2013 Board Members Attending: Govind Acharya, Chair; Garrick Blalock; Jack Elliott; McKenzie Jones-Rounds; C.J. Randall; John Schroeder Board Members Absent: Isabel Fernández Board Vacancies: None. Staff Attending: Lisa Nicholas, Senior Planner, Division of Planning & Economic Development Applicants Attending: Purity Ice Cream John Snyder, John Snyder Architects Chair Acharya called the meeting to order at 6:03 p.m. 1. Agenda Review No changes to the agenda were made. 2. Privilege of the Floor None. 4. Site Plan Review A. Purity Ice Cream, 700 Cascadilla St., John Snyder Architects, for Bruce Lane, Owner. Public Hearing & Consideration of Modified Site Plan Approval. The applicant is requesting changes to the site plan approved on July 23, 2013. The modified project includes interior renovations of the existing masonry and steel-framed building, as well as the additional second-story level to include 2,866 SF of new office space, elevator tower, lobby space, restrooms, mechanicals and an outdoor terrace seating area. Site work will include: an outdoor patio; pedestrian walkways; new sidewalk paving and pedestrian areas on Cascadilla Street; reorganization and repaving of the parking area to include 25 spaces (17 were approved in the previous site plan); landscaping; and a wooden guard-rail fence along Fulton Street. The previously-approved access road from the parking area to Cascadilla Street has been removed, as has the Fulton/Esty Street parking lot. The Cascadilla Street 1 DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD parking lot is unchanged from the approved site plan. Proposed modifications are consistent with the environmental review (including required mitigations) that was completed for this project on June 25, 2013. Public Hearing On a motion by Jones-Rounds, seconded by Randall, and unanimously approved, Chair Acharya opened the Public Hearing. There being no public comments, on a motion by Schroeder seconded by Elliott, and unanimously approved, the Public Hearing was closed. Jones-Rounds stated she would have difficulty voting for the project, because when the previous version was approved in July 2013 it included more benefits (e.g., housing) that outweighed the negative impact of the Cascadilla Street parking lot. The current project proposal does not include housing, however, and the County’s concerns remain the same. Randall indicated she would vote against approving the project, because she supports the County’s position and wants to see the West End Urban Design Plan conformed to. Snyder explained that it is the applicant’s intention to move forward with the project, regardless of the results of the Board’s vote. Nicholas clarified that, although the use is allowed by zoning, the project still requires Site Plan Approval before a Building Permit can be issued. Randall asked why the parking lot could not be located on Fulton Street. Snyder responded that would simply be too far for customers and staff. Schroeder explained that he would vote to approve the project, because during CEQR review the West End Urban Design Plan was extensively discussed and the Board required mitigations. The Board then voted that ― with the required mitigations ― the project would not have a significant impact on the environment. If the Board does not approve the project now, it would be taking an action that contradicts a previous action. Schroeder added that Common Council should amend the Zoning Ordinance to close the loophole that allows accessory parking on a separate lot in a Zoning District that does not allow parking as a primary use. Jones Rounds argued that the parking lot is undesirable and the project’s prior benefits no longer exist. The whole project is different. Randall urged the Board to consider Figure #8 (“Between Esty Street and Cascadilla Street”) in the West End Urban Design Plan. 2 DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD Blalock agreed that the parking lot is undesirable; however, he feels it is a balancing act. The project does provide significant benefits to the neighborhood. Snyder reiterated the benefits of the project including: renovating Purity Ice Cream, roof terrace, green roof, office space, new kitchen area, expanded operations, making Purity Ice Cream a year-round business, aesthetic upgrades to building, quality materials (e.g., brick), solar thermal energy and green design, improved landscaping, etc. Elliot noted that the West End Urban Design Plan is binding and should be followed. Nicholas responded that the West End Urban Design Plan is not in fact legally binding. Snyder remarked that he would consider suing the City, under the circumstances, if the project is not approved. Blalock noted that he likes all the mitigations and feels the Board must accept them, since the project represents a permitted use. Nicholas remarked that the Modified Site Plan Review did not re-open the CEQR review process. Blalock expressed concern that, if the Board does not vote to approve the project, an opportunity will have been lost to approve an overall good project. There is also nothing to preclude the applicant returning to the Board with only the parking lot portion of the project, in the future. Jones Rounds asked for clarification on the construction schedule and whether the parking lot portion of the project could be deferred. Snyder responded the applicant would need the parking lot during the construction period. Jones Rounds asked if the Enterprise Rent-A-Car parking lot could be used instead. Snyder replied it is already being leased. More general discussion ensued regarding possible alternatives to building the parking lot. Board members discussed the possibility that the applicant could request postponement of the vote, until all seven Board members are present. Jones Rounds indicated that, although she does not like the parking lot, she will vote for approval of the project to spare the Board and applicant the complication of arranging a vote with the full Board. 3 DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD On a motion by Blalock, seconded by Jones-Rounds: WHEREAS: the City of Ithaca Planning and Development Board has received an application for modified site plan approval for a Purity Ice Cream project by John Snyder, for owner, Bruce Lane, and WHEREAS: the applicant is requesting changes to the site plan approved on July 23, 2013. The modified project includes interior renovations of the existing masonry and steel-framed building, as well as the additional second-story level to include 2,866 SF of new office space, elevator tower, lobby space, restrooms, mechanicals, and an outdoor terrace seating area. Site work will include: an outdoor patio; pedestrian walkways; new sidewalk paving and pedestrian areas on Cascadilla Street; reorganization and repaving of the parking area, to include 25 spaces (a change of +8 from approved site plan); landscaping; and a wooden guard-rail fence along Fulton Street. The previously-approved access road from the parking area to Cascadilla Street has been removed, as has the Fulton/Esty Street parking lot. The Cascadilla Street parking lot is unchanged from the approved site plan, and WHEREAS: the proposed modifications are consistent with the environmental review (including required mitigations) that was completed for this project on June 25, 2013, 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 3, 2013, and WHEREAS: the Planning and Development Board has on November 26, 2013 reviewed and accepted as adequate plans entitled: “Planting Plan (AS101),” “Architectural Plans (A101),” “North & South Elevations (A201),” “East & West Elevations (A202),” “North Side Perspective Views (A301),” “South Side Perspective Views (A302),” prepared by John Snyder Architects; and “Erosion and Sediment Control Plan (C101),” “Layout Plan (C102),” “Grading and Drainage Plan (C103),” “Utility Plan (C104),” “Layout & Erosion and Sediment Control Plan 621 Cascadilla St. (C105),” “Grading and Drainage Plan 621 Cascadilla St. (C106),”and “Details (C201),” all prepared by John Snyder Architects and T.G. Miller Engineering, P.C., and all dated 11/1/13; and “Paving Plan (AS102),” dated 11/26/13, and “Schematic Planting Plan 621 Cascadilla St (L120)” dated 10/22/13 all prepared by John Snyder Architects; and additional application materials, and WHEREAS: the Tompkins County Planning Department and other interested parties have been given the opportunity to comment on the proposed project, and all comments received have been considered, and WHEREAS: in a November 26, 2013 letter from Ed Marx, Tompkins County Commissioner of Planning, to Lisa Nicholas, Senior Planner, the county determined that the project may have negative inter-community or county-wide impacts, and recommended the following modification of the proposal: 4 DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD “As was stated in our April 22nd letter on this proposal, the proposed parking scheme appears to run counter to several aspects of the West End Urban Design Plan. We continue to recommend that the proposed parking at Cascadilla and North Meadow be eliminated and a new parking proposal more in line with the West End Urban Design Plan be devised,” and WHEREAS: the Board, acting as Lead Agency in the environmental review of the project, did require mitigations, as described in the Full Environmental Assessment Form (FEAF), Part 3, adopted June 25, 2013, to offset any potential negative impacts of the above-referenced parking lot, located at the corner of Cascadilla and North Meadow Street, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board grants Modified Site Plan Approval for the Purity Ice Cream project, with the following conditions, which include those relevant unsatisfied conditions from the previously approved site plan: i. Noise-producing construction activities shall be limited to Monday through Friday, 7:30 a.m. to 7:30 p.m., and ii. Before issuance of a building permit, written approval from the City of Ithaca Transportation Engineer that all transportation-related issues have been resolved, and iii. Submission to Planning Board of colored building elevations with all keyed materials, and iv. Submission to Planning Board of a color copy of the materials board and/or product cut- sheets, and v. Submission to Planning Board of all project details, including but not limited to site furnishings, lighting, signage, paving, fencing and enclosures, and railings, and vi. Submission to Planning Board of drawings showing screening of dumpsters and NYSEG transformer at north corner of Purity site, and vii. Submission to Planning Board of revised landscape plan showing both project parcels on a single sheet, with their landscaping and pedestrian connections, and viii. Submission to Planning Board of revised Cascadilla Street parking lot drawings, showing: a. Additional street tree along Meadow Street where curbcut is being removed, and b. Signage identifying it as a Purity parking area, and c. Prominent “Employee Parking Only” signage for the seven parking spaces on the east side of this lot (required mitigation per FEAF, Part 3), and d. Installation of a low landscape anchor element within the landscape areas at the northwest corner of this parking lot to provide greater urban definition at this intersection’s corner, designed in a manner that does not interfere with vehicle sight lines (required mitigation per FEAF, Part 3), and ix. All rooftop mechanicals shall either be screened from public view or architecturally integrated into the building, and 5 DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD x. Applicant shall further explore the possibility of the Cascadilla Street parking lot being used solely by project employees, and xi. Approval of the project’s Storm Water Pollution Prevention Plan (SWPPP) by City of Ithaca Stormwater Management Officer, and xii. Approval from City Fire Chief that all life safety issues have been met, and xiii. The project requires DOT approval for work in the State right-of-way and City of Ithaca approval for work in the City right-of-way, and xiv. Bicycle racks must be installed prior to issuance of a Certificate of Occupancy. In Favor: Acharya, Blalock, Elliott, Jones-Rounds, Schroeder Against: Randall Abstain: 0 Absent: Fernández Vacancies: 0 5. Adjournment On a motion by Schroeder, seconded by Blalock, and unanimously approved, the meeting was adjourned at 6:55 p.m. 6