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HomeMy WebLinkAboutMN-PDB-2012-01-24Approved at the March 27, 2012 Planning and Development Board Meeting Planning & Development Board Minutes January 24, 2012 Board Members Attending: Govind Acharya, Chair; John Schroeder; Bob Boothroyd; Jane Marcham; Tessa Rudan; John Snyder Board Members Absent: Meghan Thoreau Staff Attending: JoAnn Cornish, Director, Department of Planning & Development; Lisa Nicholas, Senior Planner, Department of Planning & Development; Charles Pyott, Office Assistant, Department of Planning & Development Applicants Attending: Alternatives Federal Credit Union (AFCU) 8-Car Parking Lot Rick Manning, Rick Manning Landscape Architect; Eric Levine, AFCU Attorney City of Ithaca Water Treatment Plant Rick Gell, O’Brien & Gere, Engineers; Jesse Guyer, O’Brien & Gere, Engineers; Steve Eckler, O’Brien & Gere, Engineers; Bill Gray, Ithaca Superintendent of Public Works Holiday Inn Expansion David Hart, Hart Hotels, Inc.; James Boy, RSB Architects (Roberts, Shackleton, & Boy) Collegetown Crossing (307 College Ave.) Josh Lower, Applicant; Jagat Sharma, Jagat P. Sharma Architect; Rob Morache, New Earth Living, LLC Pier Road Properties (Johnson Boatyard Site) John Snyder, Architect; Scott Whitham, Landscape Architect; Andy Lavigne, Project Stakeholder; Jeff Cleveland, Owner, Johnson Boatyard 1 Approved at the March 27, 2012 Planning and Development Board Meeting Applicants Attending (cont.): Sketch Plan: Big Red Marching Band Building (Cornell Univ.) Andrew Magré, Associate University Architect; Gilbert Delgado, University Architect Sketch Plan: Law School Addition (Cornell Univ.) Michael Husar, Project Manager; Gilbert Delgado, University Architect Chair Acharya called the meeting to order at 6:00 p.m. and read the following announcement: Public Hearing Announcement 2012 Community Development Block Grant (CDBG) & HOME Investment Partnership Program On behalf of the City of Ithaca, the Ithaca Urban Renewal Agency is preparing to draft an Action Plan to fund projects through the 2012 Community Development Block Grant (CDBG) and HOME Programs. Approximately $160,000 in CDBG and $350,000 in HOME funds are expected to be available. All funded projects must meet HUD National Objectives and primarily benefit the City's low-income residents. A schedule of public meetings regarding the grant is available on the City's web site (www.cityofithaca.org, click on 'City Departments' and 'Ithaca Urban Renewal Agency'). Please note that the first of two public hearings for the grant is now scheduled for March 22, 2012 at 8:30 a.m. in Common Council Chambers. For more information, please contact: Ithaca Urban Renewal Agency 108 E. Green Street, 3rd Floor Ithaca, NY 14850-5690 Phone: (607) 274-6553, E-Mail: suek@cityofithaca.org 1. Agenda Review Nicholas noted the resolution associated with the Holiday Inn Expansion agenda item should in fact have been designated and drafted as an “Intent to Declare Lead Agency” resolution. She also indicated Zoning Appeal #2868 for a use variance at 615 Willow Avenue needs to be removed from the agenda, since the project requires site plan approval and will therefore not be going before the Board of Zoning Appeals at this time. No objections were raised to either of the adjustments to the agenda. 2 Approved at the March 27, 2012 Planning and Development Board Meeting 2. Privilege of the Floor Janet Frieswyk, 409 E. Lincoln Street resident, spoke in opposition to zoning appeal #2871 for an area variance at 411 E. Lincoln Street. She noted the proposed new house would be set back so far that she would be able to see the house next door to it from her own property. Frieswyk also expressed a serious concern with the proposed grading of the lawn, which is both highly incongruous and would generate an unacceptable amount of water drainage into her yard. Laurie Conrad, 405 E. Lincoln Street resident, spoke in opposition to zoning appeal #2871 for an area variance at 411 E. Lincoln Street, noting that she agreed with everything Frieswyk said. She does not believe the proposed house is characteristic of the neighborhood; and it is simply far too large for the site. Daniel Keough, employed at 403 College Avenue, spoke in favor of the Collegetown Crossing project. He expressed particular enthusiasm for the proposed grocery store, which he asserted Collegetown desperately needs. The project would also help reduce vehicle use in Collegetown. Eric Rosario, 228 S. Geneva Street resident and former Ward 2 Alderperson, spoke in support of the Holiday Inn expansion and presented the following written comments: My name is Eric Rosario, a resident of the historic Henry St. John neighborhood that is adjacent to the proposed Holiday Inn Expansion. I'd like to state my support for the expansion of the Holiday Inn. I'd also like to provide some comments on the site plan review process and the environmental assessment completed so far. The expansion of the current Holiday Inn's convention facilities will strategically fill a key hospitality gap for the City, the County and Finger Lakes region. Many of my fellow neighbors want to see our downtown's vibrancy strengthened, which this project will contribute towards. I also recognize that with all projects come trade-offs. How seriously we recognize and mitigate potentially negative impacts from this project will determine the level of future support for greater density, especially along the edges where residential zones are adjacent to high impact commercial zones. Based on a brief review of the project application and the Full Environmental Assessment Form, several residents have some initial questions and comments, which I've listed below. A few of my neighbors will speak to some of these tonight, especially those points related to noise, traffic/parking, and construction. I will limit my comments to process and transparency. 3 Approved at the March 27, 2012 Planning and Development Board Meeting We should be making sure that as many folks, especially in the adjacent neighborhood, are as aware of this project as possible. We're concerned that - the notification for tonight's meeting was primarily reliant on signage that is easy to miss. We've asked after last week's Project Review Committee meeting for one sign on W. Green St. to be moved from its current position (well set-back from the sidewalk) so that it's more visible. The sign is still in its current location. Furthermore, while the sign gives the date of the site plan review, it doesn't provide the location of the meeting. - The project application, site plan review and Full Environmental Assessment Review forms apparently are not on the City website. They should be. As a former Council member, I knew what documents to ask for from the Planning and Development Office, which I shared with neighbors, including McGraw House. But most folks wouldn't know what to ask for. It's also hard to share these documents with neighbors who do not have access to email, as the site plan and elevations are not easy to print (they require paper larger than legal size). Some neighbors have suggested that the documents be physically available for review at the public library. - There should be more proactive notification than what's currently required. Residents were surprised to know that there isn't any direction notification, such as a letter or postcard, about the site plan review for such a massive project at least to those properties that are adjacent to the project. We recommend that a similar approach be taken to that done by the BZA , where property owners who live within 200 feet of a project requiring site plan review be informed of the public hearing. - To make up for these shortcomings, the neighborhood has initiated a meeting to take place on February 2nd at the 7:30 pm in the Henry St. John Neighborhood so that we can get a chance to learn more about the project, perhaps from the developer directly which would be terrific. Special thanks to Alderperson Seph Murtagh for his help in getting this meeting organized, and Planning and Development Director JoAnn Cornish for her support. We want to be sure that neighborhood input at that meeting will be considered by the Planning Board during its review of this project as well. I thank the Holiday Inn for its decision to enhance its investment in Ithaca. I look forward to the successful completion of an expansion that enhances our City's economic vitality without compromising neighborhood quality of life. Thank you for your consideration and work on behalf of our community. Teresa Halpert, 209 S. Geneva, spoke in general support of the Holiday Inn expansion. She likes the proposed project and considers the Holiday Inn a good neighbor. She is, however, concerned with the prospect of additional noise pollution associated with the project and she would like to make sure the Planning Board takes the issue into consideration. Neha Khanna, 228 S. Geneva Street resident, spoke in general support of the Holiday Inn expansion and presented the following written comments: 4 Approved at the March 27, 2012 Planning and Development Board Meeting Preface: Overall, support the Holiday Inn expansion. Good for downtown. However, have some reservations and hope that the review process will help address them in a cost effective manner, rather than after the fact. Parking 1. Decrease in parking by 23 spots. How will the shortage be handled, especially given the anticipated increase in demand due to large events at the new convention center (buses, limos)? Expect significant shortage in parking during conferences and other special events. Also, increased full time need for employee parking associated with the 6 residential units. Is there any arrangement for subsidized parking at the Cayuga-Green parking garage, and what is the anticipated impact on parking in the neighborhood (cars cruising around the neighborhood looking for free parking)? Lots of seniors in our neighborhood, plus bus route. 2. Parking lot at corner of Cayuga and Clinton Streets. Need to mitigate the visual impact of a large number of cars which will replace the current landscaping. Need some landscaping to soften impact. Need to define corner, but, please, no bench  perfect place for smokers to congregate just outside of the no-smoking zone! Provide some architectural feature. 3. Large vehicles. With new convention center, anticipate increased frequency of large vehicle like buses and limos. Where is the parking for such vehicles? Traffic 4. Increased congestion on S. Cayuga St. Due to new curb cut and new convention center. Traffic back up, specially at rush hour. Anticipate spillover effects on South Geneva. Particularly important during conferences and other special events. Impact on entry/exit from Cayuga/Green garage? Has impact on South Geneva been studied? 5. Congestion on S. Clinton St. Especially during rush hour. Major entry/exit on S. Clinton street under new plan. Traffic already backs up during rush hour. Study impact during peak demand times such as conferences and weddings. 6. Delivery trucks. Anticipate increased frequency and number of delivery trucks, especially during special events. What is the plan for the entry/exit of delivery trucks and buses? Impact on congestion on W. Clinton, S. Geneva, and W. Green streets? 7. Large vehicles. With new convention center, anticipate increased frequency of large vehicle like buses and limos. Already with sports teams, buses are turning on S. Geneva Street. Creates congestion and traffic backups on S. Geneva, especially if there is a TCAT bus at the same time. Request that 200 block of South Geneva be made into a 'no truck/bus street,' with an exception for TCAT buses and local deliveries. Will also help mitigate the heaving of old houses as large vehicles pass by. 5 Approved at the March 27, 2012 Planning and Development Board Meeting 8. Stop sign. In the past, City wanted to convert the 4-way stop sign at Clinton-Geneva intersection into a 2-way stop sign due to traffic congestion on Clinton. Anticipate the congestion problem will worse with increased use of Clinton Street hotel and also during peak periods like conferences and weddings. However, 4-way stop sign must stay – large density of seniors living on 200 block of S. Geneva, who need the 4-way stop. David Halpert, 209 S. Geneva Street resident, spoke in general support of the Holiday Inn expansion, although he stressed it needs to be very carefully undertaken. He noted the existing parking area is frequently used by passing vehicles, which is something he would like to prevent. He would also very much like to limit the noise pollution of the proposed expansion as much as possible. Seph Murtagh, Ward 2 Alderperson, spoke in opposition to the proposed AFCU 8-car parking lot. He noted the City recently completed rezoning of the West End and he does not believe the proposed parking lot conforms to what the City is attempting to achieve in that part of town. He urged the Planning Board to recommend denial of the variance request. Fred Bonn, Director of the Ithaca/Tompkins County Convention and Visitors Bureau, spoke in support of the Holiday Inn expansion, stressing that the project is only intended to be a conference center, as opposed to a full-blown convention center, so the influx of additional people and vehicles that some neighbors appear to be concerned with will be limited. He noted the project will invigorate the city’s mid-week downtown business activity. Bonn noted his only serious concern is the handling of vehicular loading/unloading and he encouraged the Planning Board to carefully scrutinize all the traffic flow issues associated with the project. Jonathan Hall, 412 E. Lincoln Street resident, spoke in opposition to zoning appeal #2871 for an area variance at 411 E. Lincoln Street and presented the following written comments: As co-owner of 412 East Lincoln Street I would like to respectfully request that the Planning and Development Board require Heritage Builders to redesign their proposed building on 411 E. Lincoln so that it only requires one building variance to be approved. My father is chairman of the Village of Cazenovia planning board and he says that if a project requires more than one variance, it is flatly rejected. I would expect the same for the historic and highly desirable neighborhood of Fall Creek in: Ithaca. I am happy to see new development in my neighborhood and the proposed project, if redesigned, would be a much-needed improvement to the current building. I don't think anyone is arguing against tearing down the old house on 411, neighbors just want to see "smart development," not just development for its own sake. 6 Approved at the March 27, 2012 Planning and Development Board Meeting The main problem is the height of the proposed 411 E. Lincoln house. The other building built by Heritage at 413 E. Lincoln literally and figuratively towers above the other buildings on the street and dramatically changes the character of the neighborhood. (See attached photo.) Please take no offense, but 413 E. Lincoln should never have been approved for that height. It was a mistake to do so, and it is completely out of character for the neighborhood. In looking at the 411 E. Lincoln proposal please don't make the same mistake. Two wrongs do not make a right. We ask that the very kind designer Anthony Fraboni make adjustments to the design by reevaluating the decision to: 1) excessively jack up the basement to get garage doors in the side, which in reality are extremely difficult to actually as a viable two-car garage. A regular basement for storage would suffice. 2) look at lowering the 3rd floor volume. I suspect it is a master bedroom, walk-in closet and master bath. With 3 full stories, these dwelling units are 1800 square feet each. Could the second empire mansard roof get changed to a peaked roof, more in keeping with the neighborhood? That would make the master suites smaller, but reduce the volume of the building above the second floor eave line. 3) Finally, do the 2 units in this 2 family house need to be identical? Could one unit be made smaller to reduce the size or height? Heritage is marketing to professional and academic families, so these units are very big. They don't have to be. The neighborhood is the true selling point. Which brings me back to my main point. Our Fall Creek neighborhood is desirable because it consists of quaint and inviting homes that make people feel at home. 413 E. Lincoln changed all that, and while it is aesthetically a nice design out of context in our neighborhood it is a monster house dwarfing every other house. Please protect our neighborhood and don't allow another monster onto our street. Thank you for your time and consideration on this, I and all of my neighbors appreciate your help. Suki Hall, 412 E. Lincoln Street resident, spoke in opposition to zoning appeal #2871 for an area variance at 411 E. Lincoln Street and presented the following written comments on behalf of Catherine Gefell, 410 E. Lincoln Street resident: I oppose the new construction being proposed for 411 East Lincoln Street. The proposed building is way too large for the scale of the neighborhood. It would dominate the view from my porch and balcony and would completely dwarf and overshadow 409 East Lincoln Street, its neighbor to the west. If a new home is to be built at this address, I ask that the new building be no taller than the majority of homes on the block. Thank you for your consideration. 7 Approved at the March 27, 2012 Planning and Development Board Meeting Richard Guttridge, 216 S. Geneva Street resident, spoke in general support of the Holiday Inn expansion, with the caveat that he is not sure how much more commercial development the neighborhood could realistically endure, beyond the proposed project. He is also concerned with the impact of the actual construction process on the streets and surrounding residents. (During construction of the Cayuga Street garage, for example, many people noticed minor cracking in the pile-driving phase of that project.) 3. Recreational River Permits — Fencing Associated with Means Restrictions Projects on Stewart Avenue Bridge at Fall Creek, Thurston Ave. Bridge, and Beebe Footbridge, Cornell University Applicant. Public Hearing & Consideration of Approval. Public Hearing for Stewart Avenue Bridge: On a motion by Boothroyd, seconded by Schroeder, and unanimously approved, Chair Acharya opened the Public Hearing. There being no public comments, on a motion by Boothroyd, seconded by Schroeder, and unanimously approved, the Public Hearing was closed. Public Hearing for Thurston Avenue Bridge: On a motion by Boothroyd, seconded by Schroeder, and unanimously approved, Chair Acharya opened the Public Hearing. There being no public comments, on a motion by Boothroyd, seconded by Schroeder, and unanimously approved, the Public Hearing was closed. Public Hearing for Beebe Footbridge: On a motion by Boothroyd, seconded by Schroeder, and unanimously approved, Chair Acharya opened the Public Hearing. There being no public comments, on a motion by Boothroyd, seconded by Schroeder, and unanimously approved, the Public Hearing was closed. Adopted Stewart Avenue Bridge Approval Resolution On a motion by Boothroyd, seconded by Schroeder: WHEREAS: portions of Fall Creek within the City of Ithaca are designated by New York State as a Recreational River, pursuant to Title 27 of the Environmental Conservation Law (ECL), one part of which designated area is immediately adjacent to the abutments of the Stewart Avenue Bridge, and 8 Approved at the March 27, 2012 Planning and Development Board Meeting WHEREAS: section 15-2714.3.hh of the ECL stipulates that “responsibility for the administration of the area designated herein shall be delegated to the City of Ithaca pursuant to the appropriate regulations,” and WHEREAS: on July 11, 1990, the Common Council of the City of Ithaca delegated to the City’s Planning and Development Board the authority to administer the designated area, and to issue permits for work therein, and WHEREAS: the ECL also stipulates the designation of Fall Creek “shall not, solely by operation of this article, be construed so as to restrict utility or similar facilities […] or support-related activities of […] Cornell University conducted in furtherance of its educational purposes,” and WHEREAS: an application for a Fall Creek Recreational River Permit has been submitted to the Planning and Development Board by Cornell University, which permit is required due to a proposed incursion of fencing into a portion of the designated Recreational River area, as part of Cornell University’s means restriction project on Stewart Avenue Bridge, and WHEREAS: as part of the project, the applicant is proposing to install sections of eight-foot high black chain-link or mesh net fencing at all abutments, and WHEREAS: the proposed means restriction project is a Type I 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 Planning and Development Board, acting as Lead Agency for environmental review, did on November 22, 2011 make a negative determination of environmental significance for the project and did on December 20, 2011 grant preliminary and final site plan approval, and WHEREAS: the Planning Board deemed the Fall Creek Recreational River Permit application complete on December 20, 2011, in accordance with the requirements of Section 621.4(d) of the New York Code of Rules and Regulations, and WHEREAS: a Notice of Complete Application was published in the New York State Department of Environmental Conservation’s Environmental Notice Bulletin on December 28, 2011, and WHEREAS: a public comment period, commencing on December 20, 2011 and ending on January 24, 2012, was provided for public input, and WHEREAS: a public hearing was held on January 24, 2012, and WHEREAS: the Planning and Development Board has determined that: 1. The proposed activity is consistent with the purpose and policies of the Wild, Scenic, and Recreational River Act, particularly as it applies to Fall Creek and Cornell University, as well as the regulations applicable thereto; 9 Approved at the March 27, 2012 Planning and Development Board Meeting 2. The Fall Creek Recreational River resource will be protected and the proposed work within the Recreational River corridor will not have an undue adverse environmental impact; and 3. No reasonable alternative exists for modifying or locating the proposed work outside the designated area; now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board, pursuant to the authority granted to it by the Common Council of the City of Ithaca acting in accordance with Section 15- 2714.3.hh of the Environmental Conservation Law, does hereby grant to Cornell University a Fall Creek Recreational River Permit for its means restriction project at Stewart Avenue Bridge, as said project affects the Fall Creek Recreational River corridor and as it was approved through the Board’s site plan review process. In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Snyder Absent: Thoreau Adopted Thurston Avenue Bridge Approval Resolution On a motion by Boothroyd, seconded by Schroeder: WHEREAS: portions of Fall Creek within the City of Ithaca are designated by New York State as a Recreational River, pursuant to Title 27 of the Environmental Conservation Law (ECL), one part of which designated area is immediately adjacent to the abutments of the Thurston Avenue Bridge, and WHEREAS: section 15-2714.3.hh of the ECL stipulates that “responsibility for the administration of the area designated herein shall be delegated to the City of Ithaca pursuant to the appropriate regulations,” and WHEREAS: on July 11, 1990, the Common Council of the City of Ithaca delegated to the City’s Planning and Development Board the authority to administer the designated area and to issue permits for work therein, and WHEREAS: the ECL also stipulates that the designation of Fall Creek “shall not, solely by operation of this article, be construed so as to restrict utility or similar facilities […] or support- related activities of […] Cornell University conducted in furtherance of its educational purposes,,” and WHEREAS: an application for a Fall Creek Recreational River Permit has been submitted to the Planning and Development Board by Cornell University, which permit is required due to a proposed incursion of fencing into a portion of the designated Recreational River area, as part of Cornell University’s means restriction project on Thurston Avenue Bridge, and 10 Approved at the March 27, 2012 Planning and Development Board Meeting WHEREAS: as part of the project, the applicant is proposing the installation of new black chain-link fencing at the bridge abutments, and WHEREAS: the proposed means restriction project is a Type I 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 Planning and Development Board, acting as Lead Agency for environmental review, did on November 22, 2011 make a negative determination of environmental significance for the project and did on December 20, 2011 grant preliminary and final site plan approval, and WHEREAS: the Planning Board deemed the Recreational River Permit application complete on December 20, 2011 in accordance with the requirements of Section 621.4(d) of the New York Code of Rules and Regulations, and WHEREAS: a Notice of Complete Application was published in the New York State Department of Environmental Conservation’s Environmental Notice Bulletin on December 28, 2011, and WHEREAS: a public comment period, commencing on December 20, 2011 and ending on January 24, 2012, was provided for public input, and WHEREAS: a public hearing was held on January 24, 2012, and WHEREAS: the Planning and Development Board has determined that: 1. The proposed activity is consistent with the purpose and policies of the Wild, Scenic, and Recreational River Act, particularly as it applies to Fall Creek and Cornell University, as well as the regulations applicable thereto; 2. The Fall Creek Recreational River resource will be protected and the proposed work within the Recreational River corridor will not have an undue adverse environmental impact; and 3. No reasonable alternative exists for modifying or locating the proposed work outside the designated area; now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board, pursuant to the authority granted to it by the Common Council of the City of Ithaca acting in accordance with Section 15- 2714.3.hh of the Environmental Conservation Law, does hereby grant to Cornell University a Recreational River Permit for its means restriction project at Thurston Avenue Bridge, as said project affects the Fall Creek Recreational River corridor and as it was approved through the Board’s site plan review process. In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Snyder Absent: Thoreau 11 Approved at the March 27, 2012 Planning and Development Board Meeting Adopted Beebe Footbridge Approval Resolution On a motion by Boothroyd, seconded by Schroeder: WHEREAS: portions of Fall Creek within the City of Ithaca are designated by New York State as a Recreational River, pursuant to Title 27 of the Environmental Conservation Law (ECL), one part of which designated area is immediately adjacent to the abutments of the Beebe Footbridge, and WHEREAS: section 15-2714.3.hh of the ECL stipulates that “responsibility for the administration of the area designated herein shall be delegated to the City of Ithaca pursuant to the appropriate regulations,” and WHEREAS: on July 11, 1990, the Common Council of the City of Ithaca delegated to the City’s Planning and Development Board the authority to administer the designated area, and to issue permits for work therein, and WHEREAS: the ECL also stipulates that the designation of Fall Creek “shall not, solely by operation of this article, be construed so as to restrict utility or similar facilities […] or support- related activities of […] Cornell University conducted in furtherance of its educational purposes,” and WHEREAS: an application for a Fall Creek Recreational River Permit has been submitted to the Planning and Development Board by Cornell University, which permit is required due to a proposed incursion of fencing into a portion of the designated Recreational River area, as part of Cornell University’s means restriction project on Beebe Footbridge, and WHEREAS: as part of the project, the applicant is proposing the installation of new black chain-link fencing at the bridge abutments, and WHEREAS: the proposed means restriction project is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance and an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency for environmental review, did on November 22, 2011 make a negative determination of environmental significance for the project and did on December 20, 2011 grant preliminary and final site plan approval, and WHEREAS: the Planning Board deemed the Fall Creek Recreational River Permit application complete on December 20, 2011, in accordance with the requirements of Section 621.4(d) of the New York Code of Rules and Regulations, and WHEREAS: a Notice of Complete Application was published in the New York State Department of Environmental Conservation’s Environmental Notice Bulletin on December 28, 2011, and 12 Approved at the March 27, 2012 Planning and Development Board Meeting WHEREAS: a public comment period, commencing on December 20, 2011 and ending on January 24, 2012, was provided for public input, and WHEREAS: a public hearing was held on January 24, 2012, and WHEREAS: the Planning and Development Board has determined that: 1. The proposed activity is consistent with the purpose and policies of the Wild, Scenic, and Recreational River Act, particularly as it applies to Fall Creek and Cornell University, as well as the regulations applicable thereto; 2. The Fall Creek Recreational River resource will be protected and the proposed work within the Recreational River corridor will not have an undue adverse environmental impact; and 3. No reasonable alternative exists for modifying or locating the proposed work outside the designated area; now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board, pursuant to the authority granted to it by the Common Council of the City of Ithaca acting in accordance with Section 15- 2714.3.hh of the Environmental Conservation Law, does hereby grant to Cornell University a Fall Creek Recreational River Permit for its means restriction project at Beebe Lake Footbridge, as said project affects the Fall Creek Recreational River corridor and as it was approved through the Board’s site plan review process. In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Snyder Absent: Thoreau 4. Site Plan Review A. 8-Car Parking Lot for Alternatives Federal Credit Union (AFCU), 634 W. Seneca Street, AFCU Applicant & Owner. Declaration of Lead Agency & Public Hearing. The applicant proposes to install an 8-car parking lot for staff use on the 3,600 SF parcel at the northeast corner of N. Fulton and W. Seneca Streets. The project includes the demolition of the existing 2-story building on the site, installation of 2,840 SF of new paving, 760 SF of new landscaping, a new curbcut on N. Fulton Street, drainage improvements, signage, and lighting. Circulation through the parking lot will be one-way, with the proposed parking entry at the existing curbcut on Seneca Street and the exit at the new curbcut on Fulton Street. The project is in the WEDZ-1 Zoning District. 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. The project requires an area variance from the Board of Zoning Appeals and a NYS DOT highway work permit. 13 Approved at the March 27, 2012 Planning and Development Board Meeting Manning recapitulated the salient details of the proposed project. He noted the applicant only just received a copy of the state Department of Transportation’s (DOT) 1/24/12 letter containing the list of its concerns. Schroeder remarked the Planning Board should probably defer approval of its CEQR resolution, until the DOT’s concerns have been satisfactorily addressed. Acharya noted the Planning Board received numerous comments about the proposed project, most of which expressed serious concerns. Acharya encouraged the applicant to consider using nearby City-owned parking lots to meet its parking needs, in lieu of constructing an entirely new parking lot. Levine indicated the applicant would be happy to discuss using City-owned parking lots, although he stressed AFCU staff regularly experiences considerable difficulty finding nearby parking and he is not sure City-owned parking would ultimately meet its needs. Adopted Declaration of Lead Agency Resolution On a motion by Boothroyd, seconded by Marcham: WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for conducting environmental review of projects, in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for an 8-car parking lot to be located at 634 West Seneca Street by Alternatives Federal Credit Union (AFCU), applicant and owner, and WHEREAS: the applicant proposes to install an 8-car parking lot for staff use on the 3,600 SF parcel at the northeast corner of N. Fulton Street and W. Seneca Streets. The project includes the demolition of the existing 2-story building on the site, installation of 2,840 SF of new paving, 760 SF of new landscaping, a new curbcut on N. Fulton Street, drainage improvements, signage, and lighting. Circulation through the parking lot will be one-way, with the proposed parking entry at the existing curbcut on Seneca Street and the exit at the new curbcut on Fulton Street. The project is on the WEDZ-1 Zoning District. The project requires an area variance from the Board of Zoning Appeals and a NYS DOT highway work permit, and WHEREAS: this is an Unlisted Action under both the City Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, and 14 Approved at the March 27, 2012 Planning and Development Board Meeting WHEREAS: it has been requested that the New York State Department of Transportation, the City of Ithaca Board of Zoning Appeals, both potentially involved agencies, consent to the Planning and Development Board being Lead Agency for this project, and WHEREAS: the New York State Department of Transportation and the City of Ithaca Board of Zoning Appeals have consented to the Planning and Development Board being Lead Agency for this project, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board is, by way of this resolution, declaring itself Lead Agency in Environmental Review for the proposed 8-car parking lot to be located at 634 West Seneca Street (AFCU) in the City of Ithaca. In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Snyder Absent: Thoreau Acharya expressed agreement with Schroeder regarding the need to defer CEQR resolution approval until after the DOT indicates it has no remaining issues with the project. Cornish observed the BZA’s consideration of the project’s zoning appeal would likewise need to postponed. B. City of Ithaca Water Treatment Plant, 202 Water St., City of Ithaca, Applicant & Owner. Consideration of Final Approval of Phase 1. Phase 1 of the project is the rebuilding of the water plant located on Water Street. It includes: the sequenced demolition of the existing 11,000± square foot (sf) water treatment plant (WTP) (20,000± sf gross); the construction of a 17,070± sf, 6 million gallon per day (gpd) WTP (31,880± sf gross), construction of a 300± sf metering/flow regulator structure (300± sf gross) associated with the emergency interconnect with the Southern Cayuga Lake Intermunicipal Water Commission water supply; construction/reconstruction of ancillary site elements, including stormwater management facilities, access/egress, parking, signage, fencing, lighting, and landscaping. Treatment elements, including rapid mixing, flocculation, clarification, filtration, and chemical feed systems, will be located within the building footprint. The existing high-lift pumping station and underground clearwells will be retained. This is a Type I Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, for which the Board of Public Works, acting as Lead Agency, completed environmental review and adopted Findings in July 2009. Gray recapitulated the salient details of the proposed project. Schroeder indicated the only remaining issues that the Project Review Committee identified at its recent meeting are reflected in the draft resolution. The most significant issue is the broader sidewalk issue, which will take some time to resolve, given the number of affected properties. 15 Approved at the March 27, 2012 Planning and Development Board Meeting Gell then proceeded to present the revised drawings and renderings of the proposed Interconnection Valve Building. Adopted Final Approval Resolution On a motion by Snyder, seconded by Schroeder: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for the rebuilding of the City Water Treatment Plant, located at 202 Water Street, by the City of Ithaca, applicant and owner, and WHEREAS: Phase 1 of the project is the rebuilding of the water treatment plant located on Water Street. It includes: the sequenced demolition of the existing 11,000± square foot (sf) water treatment plant (WTP) (20,000± sf gross); the construction of a 17,070± sf, 6 million gallon per day (gpd) WTP (31,880± sf gross); construction of a 300± sf metering/flow regulator structure (300± sf gross), associated with the emergency interconnect with the Southern Cayuga Lake Intermunicipal Water Commission water supply; construction/reconstruction of ancillary site elements, including stormwater management facilities, access/egress, parking, signage, fencing, lighting, and landscaping. Treatment elements, including rapid mixing, flocculation, clarification, filtration, and chemical feed systems, will be located within the building footprint. The existing high-lift pumping station and underground clearwells will be retained. The project is in the P-1 Zoning District, and WHEREAS: this is a Type I Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, for which the Board of Public Works, acting as Lead Agency, completed environmental review and adopted Findings in July 2009, 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 November 22, 2011, and WHEREAS: the Board did on November 22, 2011 review and accept as adequate: plans entitled “Existing Site and Demolition Plan (G-107),” “Site Layout Plan (G-108),” “Erosion and Sedimentation Plan (G-109),” “WTP Site Utility Plan (G-110),” “Site Grading and Drainage Plan (G-111),” “Landscape Plan,” “Partial Landscape Plans,” and “Photometric Plan (G-108),” all dated November 7, 2011 and prepared by O’Brien and Gere, Inc., and other application materials, 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 Planning and Development Board did on November 22, 2011 grant Preliminary Site Plan Approval to Phase 1 of the City Water Plant Rebuilding, subject to the following conditions: 16 Approved at the March 27, 2012 Planning and Development Board Meeting i. Submission of catalog cut-sheets of interior (e.g., ceiling lighting) and exterior lighting (including lighting on south side of building), in order to confirm that light spillage will be minimized, and ii. Submission of catalog cut-sheets and material samples of window types and glazing, and iii. Applicant to provide documentation the proposed glazing for the windows minimize light spillage from the building, and iv. Submission of building material samples and of building elevations with the intended materials clearly labeled on the drawings, and v. Submission of revised “Site Layout Plan (G-108),” showing curbing along edges of driveway and parking areas, sidewalk along Water Street, sidewalk connecting parking area sidewalk to building entrance on East State Street side of building, and intended stairs at loading dock on Water Street side of building, and vi. Submission of revised architectural drawings showing floor plan, three-dimensional image of roof forms, and revised drawings for the Interconnection Valve Building (see below), and vii. Reconsideration of the design of the Interconnection Valve Building to better integrate it with the architecture and landscape of the site as a whole; possible ideas include using façade treatments harmonizing with the main water plant building, setting the Interconnection Valve Building and its paved area back from the street to provide room for a sidewalk, and/or vegetative screening along the street, and adding a green roof, and viii. Submission of new plan showing existing trees to be retained (including naturally wooded areas at the site’s periphery) and existing trees to be removed; the naturally wooded areas to be retained at the site’s periphery can simply be outlined and labeled as such, and ix. Submission of revised “Landscape Plan” and “Partial Landscape Plans,” adding native woodland trees in the general area between the north parking lot and the private properties along East State Street, adding landscaping around the proposed Interconnection Valve Building to better integrate it with its site, and addressing comments expressed by the City Forestry Technician in her November 22, 2011 e-mail, and x. Submission and approval of proposed decorative fencing type and chain-link fencing color, and xi. Investigate potential for adding porous pavement to site plan, and xii. Seek to accommodate a pedestrian pathway (outside the perimeter security fence) that would link the mid-block pathway, off East State Street, to Water Street, and xiii. Noise-producing construction shall take place only between the hours of 7:30 a.m. and 7:30 p.m., Monday through Friday, and xiv. Bicycle racks must be installed prior to the issuance of a Certificate of Occupancy, and 17 Approved at the March 27, 2012 Planning and Development Board Meeting WHEREAS: the Board did on January 24, 2012 review and accept as adequate new and revised plans entitled “ Night Views (A-1),” “Site Plan at Night (A-2)”, “Site Plan View (A-3),” “N-S Elevations (A-4),” “E-W Elevations (A-5),” “Elevations E-W Renderings (A-6),” “Elevations E-W Renderings (A-7),” “Elevations (A-8),” “Lower Floor Plan (A-9),” “Upper Floor Plan (A-10),” “Roof Plan (A-11),” “Plans (A-12),” “Interconnection Valve Building 3-D Views (A-13),” “Site Sections (A-14),” “Interior Lighting Plan (E-1),” “Existing Site and Demolition Plan (G-107),” “Site Layout Plan (G-108),” “Erosion and Sedimentation Plan (G-109),” “WTP Site Utility Plan (G-110),” “Site Grading and Drainage Plan (G-111),” “Landscape Plan (G-114),” “Partial Landscape Plan (G- 115 & G-116),” and “Photometric Plan (G-117),” “Site Layout Plan with Aerial Photo (G-108),”and “Existing Conditions Plan With Aerial Photo,” all dated 1/11/12 and prepared by O’Brien and Gere, Inc., and other application materials, including a January 10, 2012 letter (with numerous attachments) to Lisa Nicholas, Senior Planner, from Richard Gell, Senior Managing Engineer, which addresses the fourteen conditions listed above, and WHEREAS: the Planning and Development Board finds the applicant has satisfied the following conditions: i., ii., iii., iv., vi., vii., viii., ix., x., xi., and xii., and partially satisfied condition v., now, therefore, be it RESOLVED: that the Planning and Development Board does hereby grant final site plan approval to Phase 1 of the City Water Plant Rebuilding, subject to the following conditions: i. Submission of revised drawings, showing a continuous sidewalk on the west side of Water Street extending from E. State Street to the Interconnection Valve Building, and ii. Submission of revised building materials, showing the retaining wall at the Interconnection Valve Building is an earth-tone block, and iii. Submission of a detail, for staff approval, of the entry gates, and iv. Submission of cut-sheet, showing proposed color of window frames, and v. Planning Board approval shall be required for any change in the proposed building materials colors, and vi. Noise-producing construction shall take place only between the hours of 7:30 a.m. and 7:30 p.m., Monday through Friday, and vii. Bicycle racks must be installed prior to the issuance of a Certificate of Occupancy, and be it further 18 Approved at the March 27, 2012 Planning and Development Board Meeting RESOLVED: the Planning and Development Board urges the Board of Public Works to develop an overall plan for providing sidewalks along the entire length of Water Street. In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Snyder Absent: Thoreau C. Holiday Inn Expansion, 222 S. Cayuga St., Hart Hotels, Applicant & Owner. Declaration of Lead Agency. The applicant is proposing to demolish the existing north, south, and west guest room wings (110 rooms) and construct two new additions. One will be a one-story 13,845 SF banquet and meeting facility on the north side of the main building; and the other will be a 100’ tall 9-story tower with a 9,190 SF footprint, featuring 115 new guest rooms and a roof-top entertainment complex. Two 2-bedroom units of employee housing are also included in the project. Site development will include: two new curbcuts to make a conference center drop-off; reconfiguration of the parking areas, resulting in a decrease of 21 parking spaces; removal of 9 mature trees and much of the existing landscaping along Cayuga Street; new landscaping and sidewalks; lighting; and signage. Exterior finishes will include an exterior insulation finishing system (EFIS), brick, stone, and concrete. The project is in the CBD-100 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance and an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. This project requires Design Review. Hart recapitulated the salient details of the proposed project and presented revised drawings, renderings, and floorplans. He stressed that the project is being designated a conference center, rather than a convention center, given its focus on small- to medium-sized meetings and social events. As a result, he feels confident all existing/additional vehicular and pedestrian traffic can be handled exclusively via Cayuga Street. Schroeder remarked he would like to see greater differentiation and aesthetic treatment of the Cayuga Street/Geneva Street portion of the project. Hart indicated that part of the rooftop will be enclosed and that additional noise pollution should be minimal. Schroeder asked how tour buses would be handled. Hart replied no single area is being designated for them, but the plan is simply to rope off certain areas on an as-needed basis. Hart reiterated that traffic most likely will not increase as a result of the expansion. Schroeder remarked it seems to be a great project, but he would definitely like to see the Clinton Street side made to appear as more of a gateway to a residential neighborhood. 19 Approved at the March 27, 2012 Planning and Development Board Meeting Adopted Intent to Be Lead Agency Resolution On a motion by Boothroyd, seconded by Marcham: WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require a lead agency be established for conducting environmental review of projects, in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for an expansion of the Holiday Inn located at 222 S. Cayuga Street by Hart Hotels, Inc., applicant and owner, and WHEREAS: the applicant proposes to demolish the existing north, south, and west guest room wings (110 rooms) and construct two new additions. One will be a one-story 13,845 SF banquet and meeting facility on the north side of the main building; the other will be a 100’ tall 9-story tower with a 9,190 SF footprint, featuring 115 new guest rooms, a roof-top entertainment complex, and the relocation of the existing hotel restaurant to the ground floor fronting Cayuga Street. Six 2-bedroom units of employee housing are also included in the project. Site development will include: two new curbcuts to make a conference center drop-off; reconfiguration of the parking areas, resulting in a decrease of 21 parking spaces; removal of 9 mature trees and much of the existing landscaping along Cayuga Street; new landscaping, and sidewalks; lighting; and signage. Exterior finishes will include an exterior insulation finishing system (EFIS), stone, and concrete. The project is in the CBD-100 Zoning District it requires and area variance due to a two story minimum with in the district and Design Review. WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance and an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review, now, therefore, be it, RESOLVED: that the City of Ithaca Planning and Development Board is, by way of this resolution, declaring its intent to be Lead Agency in Environmental Review for the proposed Holiday Inn expansion located at 222 South Cayuga Street in the City of Ithaca. In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Snyder Absent: Thoreau 20 Approved at the March 27, 2012 Planning and Development Board Meeting D. Collegetown Crossing (Mixed-Use Housing Project), 307 College Ave., Josh Lower, Applicant & Owner. Intent to Declare Lead Agency. The applicant is proposing to demolish the existing two-story structure fronting College Ave. and construct a six-story, mixed-use building with 50 upper-story apartments (103 bedrooms) and approximately 5,500 SF of ground floor retail space. The applicant is proposing to construct a through- block pedestrian walkway and incorporate a TCAT bus stop into the building façade. The existing residential structure on Linden Ave. will be retained; however, the back porch will be removed. The proposed project will remove the existing 15 parking spaces on site. The project is in the B-2b and R-3b Zoning Districts, as well as the Collegetown Parking Overlay Zone (CPOZ). This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance and an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. The project requires an area variance for 57 parking spaces and 3 loading spaces, as well as a rear-yard deficiency. Snyder divulged for the record that he served as project architect for a previous iteration of the proposed building; however, he no longer serves in that capacity. Sharma recapitulated the salient details of the proposed project and made note of the following recent revisions: • building would be moved back 7 feet from property line • building’s massing would be broken up by cut-outs ― façade should ‘read’ more like two different buildings (brick vs. transparent glass panels) • banding would be added around the cornice • bio-soils area would be added between the building and the fire station • stone wall would be erected from the Linden Avenue side • low retaining wall would be added with some decorative accent lighting Schroeder remarked the renderings and elevations seem significantly improved since the initial presentation; however, his principal concern remains the large blank wall adjacent to the fire station. Sharma responded that he is still working on that particular portion of the project design. Acharya asked how the proposed TCAT station could possibly be situated on such a narrow sidewalk, to which Morache replied that stepping the building back should help make that possible. In fact, Morache added, in conversations with City Engineer Tim Logue and TCAT staff, the applicant is exploring the possibility of creating enough maneuvering space so buses could pull entirely off the street for loading and unloading. Schroeder observed that the trouble is that the existing sidewalk’s width is already inadequate. 21 Approved at the March 27, 2012 Planning and Development Board Meeting Cornish noted the project seems markedly deficient in green space and plantings. In addition, there is not enough space between the existing Linden Avenue house and the proposed new building. Board members raised the following additional concerns: • there is too much contrast between the more traditional-looking existing Linden Avenue building and the proposed new building • Linden Avenue view should be improved • more attention should be paid to the pedestrian pathway and how it fits between the buildings • applicant needs to provide considerably more analysis and documentary evidence that its proposed resident vehicular usage/parking tracking and minimization program will be enforced/effective Adopted Intent to Be Lead Agency Resolution On a motion by Boothroyd, seconded by Schroeder: WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for conducting environmental review of projects, in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for Collegetown Crossing, a mixed-use housing project by Josh Lower, applicant and owner, and WHEREAS: the applicant proposes to demolish the existing two-story structure fronting College Ave. and construct a six-story, mixed-use building with 50 upper-story apartments (103 bedrooms) and approximately 5,500 SF of ground floor retail space. The applicant is proposing to construct a through-block pedestrian walkway and incorporate a TCAT bus stop into the building façade. The existing residential structure on Linden Ave. will be retained; however, the back porch will be removed. The proposed project will remove the existing 15 parking spaces on site. The project is in the B-2b and R-3b Zoning Districts, as well as the Collegetown Parking Overlay Zone (CPOZ). The project requires an area variance for 57 parking spaces and 3 loading spaces, as well as a rear-yard deficiency, and 22 Approved at the March 27, 2012 Planning and Development Board Meeting WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance and an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board is by way of this resolution declaring its intent to act as Lead Agency in Environmental Review for the proposed Collegetown Crossing, a mixed-use housing project located at 307 College Ave. by Josh Lower, in the City of Ithaca. In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Snyder Absent: Thoreau E. Pier Road Properties (Johnson Boatyard Site), Jeff Cleveland, Applicant & Owner. Intent to Declare Lead Agency. The applicant is proposing to redevelop the 7.8- acre site currently containing Johnson Boatyard and four one-story metal buildings. The proposed project is mixed-use housing and commercial/retail with 11 three-story attached townhouses totaling 62,000 gross SF, 5 five-story buildings with a total of 130-150 units with 230,000 GSF, including 15,000 GSF of ground floor commercial space. 290 parking spaces will be provided on-street, in a surface lot fronting Pier Road and ground floor parking in all but one residential structure. The site will be accessed from one curbcut on Willow Avenue and two on Pier Road, as well as a proposed roundabout at the terminus of Pier Road which is partially on City property. Internal circulation includes a tree line street extending the length of the project, sidewalks, a plaza, a publicly accessible waterfront promenade, and a pier along Cascadilla Creek. The project includes removal and rebuilding of existing seawall and the retention of 115 boat slips. Site development will require the demolition of 4 of the existing buildings, removal of all paving and vegetation, and the possible relocation of NYSEG power lines. The project is in the WF-1 Zoning District. This is a Type I Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review. This project potentially requires permits from the Canal Corporation and/or DEC, as well as coordination with the City to resolve issues with utility easements and make improvements on public property. Snyder recused himself from consideration of the proposed project, in light of his role as project architect. Whitham recapitulated the salient details of the proposed project. Snyder and Whitham walked Board members through revised drawings and renderings. 23 Approved at the March 27, 2012 Planning and Development Board Meeting Adopted Intent to Be Lead Agency Resolution On a motion by Schroeder, seconded by Boothroyd: WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for conducting environmental review of projects, in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a mixed-use housing project to be located at 101 Pier Road by Jeff and Beth Cleveland, applicants and owners, and WHEREAS: the applicant is proposing to redevelop the 7.8-acre site, currently containing Johnson Boatyard and four one-story metal buildings. The proposed project is mixed-use housing and commercial/retail with 22 three-story attached townhouses, totaling 62,000 Gross SF, and 5 five- story buildings with a total of 130-150 units with 230,000 GSF, including 15,000 GSF of ground floor commercial space. 290 parking spaces will be provided on-street, in a surface lot fronting Pier Road and ground floor parking in all but one residential structure. The site will be accessed from one curbcut on Willow Avenue and two on Pier Road, as well as a proposed roundabout at the terminus of Pier Road, which is partially on City property. Internal circulation includes a tree line street extending the length of the project, sidewalks, a plaza, a publicly accessible waterfront promenade, and a pier along Cascadilla Creek. The project includes removal and rebuilding of existing seawall and the retention of 115 boat slips. Site development will require the demolition of 4 of the existing buildings, removal of all paving and vegetation, and the possible relocation of NYSEG power lines. The project is in the WF-1 Zoning District. This project potentially requires permits from the Canal Corporation and/or DEC, as well coordination with the City to resolve issues with utility easements and make improvements on public property, and WHEREAS: this is a Type I Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board is by way of this resolution declaring its intent to act as Lead Agency in Environmental Review for the proposed Mixed-Use Housing project to be located at 101 Pier Road by Jeff and Beth Cleveland. In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder Abstain: Snyder Absent: Thoreau 24 Approved at the March 27, 2012 Planning and Development Board Meeting F. Sketch Plan – Big Red Marching Band Building – Cornell University Magré walked the Board through a presentation of the proposed project. He noted that project architect, Baird Sampson Neuert Architects, also designed the award-winning Cornell Plantations Welcome Center. Magré highlighted the following components and characteristics of the project: • site connects to the Schoellkopf Field stadium and parking lot • building would be situated at the southern end of the stadium parking lot, on the site of an existing storage building, which would be demolished • building would essentially comprise a single large 3-story space, with a small office, storage room, and bathrooms • capacity for 175 musicians • plaza in front of building • large hangar door on the parking lot side • no parallel walls to maximize acoustic properties of building; canted walls to soften reverberations • oculis • metal panel system, clearly differentiated from the stadium • naturalized landscaping G. Sketch Plan – Law School Addition – Cornell University Husar walked the Board through a presentation of the proposed project, highlighting the following components and characteristics: • underground facility with entrance from Myron Taylor Hall • would contain 3 classrooms (including a 170-seat auditorium) • Myron Taylor Hall courtyard would be renovated (two-thirds of which would be lowered by 3 feet) • Gould Reading Room would be extended • existing street trees would either be extracted/replanted or replaced altogether • designed by AnnBeha Architects Schroeder expressed serious reservations about the treatment of the courtyard ― the designs on the renderings of the courtyard appear far too modern, within the context of the site. Schroeder urged the applicant to preserve the appearance and feeling of the collegiate English Gothic architectural style of the existing courtyard as much as possible. Rudan expressed agreement, adding that the Myron Taylor Hall entrance should be treated similarly. 25 Approved at the March 27, 2012 Planning and Development Board Meeting Delgado responded that the applicant discussed the subject at length and certainly attempted to establish the right balance between the historic and the modern. In coming up with the design, the applicant examined both the U.S. Secretary of the Interior’s Standards for Rehabilitation and UNESCO (United Nations Educational, Scientific, and Cultural Organization) guidelines. Snyder remarked that he himself actually enjoyed the modernist touches in the proposed design. 5. Zoning Appeals APPEAL #2870 ― Area Variance: 107-09 Crescent Place Appeal of Katherine Beissner for area variance from Section 325-8, Column 11, front yard dimension, and 325-25C, accessory structure location requirements of the Zoning Ordinance. The applicant proposes to convert the existing garage located at 107-09 Crescent Place to an accessory apartment. The single story garage is located in the rear yard and measures 14’ x 20’. The applicant proposes to construct a living room, kitchen, and bathroom on the first floor and add a dormered second floor to accommodate the bedroom. The existing garage was constructed 3’ 9 ½” from the rear property line. The zoning ordinance requires a 6’ setback from the rear lot line for accessory structures located in an R-1 zone district. The property has an existing front yard deficiency, for the primary dwelling, that will not be exacerbated by the proposal. The property is located in an R-1b residential use district in which the proposed accessory use is permitted. However, Section 325-10 requires a special permit be granted before a building permit may be issued. Members of the Board support the building’s conversion to a more productive use and feel that the drawings submitted by the appellant show an attractive structure. The Board recommends approval of this appeal, as long as any neighborhood concerns have been addressed. APPEAL #2871 ― Area Variance: 411 E. Lincoln Street Appeal of Lawrence Fabbroni on behalf of the owner Robert Grover for an area variance from Section 325-8, Column 7, lot width at street, Column 10, percentage of lot coverage, and Column 12, side yard dimension requirements of the zoning ordinance. The applicant proposes to construct a new two family dwelling on the parcel located at 411 East Lincoln Street. The parcel currently contains an existing dwelling that will be demolished to make way for the new three story building. The proposed building will exceed the allowable lot coverage by 3.4%, having 38.4% of the maximum 35% lot coverage required by the zoning ordinance. The building will be positioned 5’4” from the east side property line, causing a side yard deficiency of 4’8”’ of the 10’ required by the zoning ordinance. The parcel has an existing deficiency in lot width at street of 33.2’ of the 35’ required by the zoning ordinance, which will not be exacerbated by the proposed new building. 26 Approved at the March 27, 2012 Planning and Development Board Meeting The property is located in an R-2b residential use district in which the proposed use is permitted. However, Section 325-38 requires that a variance be granted before a building permit may be issued. The Planning Board recommends denial of this appeal. If the appellant is allowed the variance, the Board recommends that the BZA require a redesign of the building to make it more compatible with neighborhood character. Members of the Board identified three features of the building that are problematic: 1) The building site is mounded up to accommodate under-building parking. Although it is common in the neighborhood for entrances to be higher than ground level, mounding up of the site is very uncharacteristic and makes an already large building appear more massive. 2) There is a lack of relationship between the lower- and upper-story windows. 3) The mansard roof is too wide. It is out of scale and makes the building appear more massive. (Boothroyd departed at 10:00 p.m.) 6. Old Business A. Update on Parking & Site Plan Review Ordinance Revisions Schroeder announced the next Parking Ordinance/Site Plan Review Ordinance Committee (POSPROC) meeting is scheduled for February 23rd, with the expectation that the Planning and Economic Development Committee would take up the issue at its March 2012 meeting. 7. Reports A. Planning Board Chair None. B. Director of Planning & Development Cornish announced the Comprehensive Planning Committee continues to meet regularly, along with its various subcommittees and working groups. The consultant team is expected to return to Ithaca towards the end of February. C. Board of Public Works (BPW) Liaison No written report was submitted. Acharya announced a memorandum was being drafted which would address ways in which the BPW and Common Council can work more effectively together. 27 Approved at the March 27, 2012 Planning and Development Board Meeting 28   8. Approval of Minutes ― November 29, 2011 On a motion by Schroeder, seconded by Snyder, the November 29, 2011 Special Meeting minutes were unanimously approved. In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Snyder Absent: Thoreau 9. Adjournment On a motion by Snyder, seconded by Rudan, and unanimously approved, the meeting was adjourned at 10:08 p.m.