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HomeMy WebLinkAboutMN-PDB-2012-02-28Approved at the March 27, 2012 (Re-Approved on May 22, 2012) Planning and Development Board Meeting Planning & Development Board Minutes February 28, 2012 Board Members Attending: Govind Acharya, Chair; John Schroeder; Bob Boothroyd; Jane Marcham; Tessa Rudan; Meghan Thoreau Board Members Absent: John Snyder Staff Attending: JoAnn Cornish, Director, Department of Planning & Development; Charles Pyott, Office Assistant, Department of Planning & Development Applicants Attending: Holiday Inn Expansion David Hart, Hart Hotels, Inc. Collegetown Crossing (307 College Ave.) Josh Lower, Applicant; Jagat Sharma, Jagat P. Sharma Architect; Rob Morache, New Earth Living, LLC; Doug Swarts, TCAT; Brandon Kane, GreenStar Natural Foods Market Big Red Marching Band Building (Cornell Univ.) Andrew Magré, Associate University Architect; Gilbert Delgado, University Architect Chair Acharya called the meeting to order at 6:00 p.m. 1. Agenda Review No changes were made to the agenda. 2. Privilege of the Floor No members of the public stepped forward to speak. 1 Approved at the March 27, 2012 (Re-Approved on May 22, 2012) Planning and Development Board Meeting 3. Site Plan Review A. Collegetown Crossing (Mixed-Use Housing Project), 307 College Ave., Josh Lower, Applicant & Owner. Declaration of Lead Agency & Public Hearing. 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. Adopted Declaration of 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 area variances for 57 parking spaces and 3 loading spaces, as well as a rear-yard deficiency, and 2 Approved at the March 27, 2012 (Re-Approved on May 22, 2012) Planning and Development Board Meeting 3 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, and WHEREAS: the City of Ithaca Board of Zoning Appeals has consented to the City of Ithaca Planning and Development Board’s 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 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, Thoreau Absent: Snyder Public Hearing: On a motion by Schroeder, seconded by Boothroyd, and unanimously approved, Chair Acharya opened the Public Hearing. SPEAKER NAME ADDRESS/AFFILIATION(S) COMMENTS-IN-BRIEF Graham Kerslick Ward 4 Alderperson Supports → will reduce no. of cars in Collegetown, but also need city- wide comprehensive parking management plan (variances do not solve long-term parking problems); proposed building footprint too large; actually physical building structure itself appears to have no substantive environmentally friendly features Ellen McCollister Ward 3 Alderperson Supports w/ Caveats → advocates decreasing car use in Collegetown core; opposes requiring buildings to provide all parking on-site; need to ensure Collegetown students will actually use transportation alternatives and not bring cars; any City action should be consistently/fairly applied to other Collegetown developments; student car use study should be implemented Wade Wykstra 205 Warren Pl. Supports → step forward for sustainability; sees nothing wrong with addressing zoning issues on an incremental basis through variances; project sounds viable Ethan Winn 207 W. Clinton St., GreenStar Natural Foods Market Board Member Supports → eager to play active role in moving sustainability forward in the city Approved at the March 27, 2012 (Re-Approved on May 22, 2012) Planning and Development Board Meeting SPEAKER NAME ADDRESS/AFFILIATION(S) COMMENTS-IN-BRIEF Steve Austin 110 Delaware Ave. Supports →loves GreenStar; would make Collegetown more walkable; has been considering ridding himself of his vehicle and joining Carshare, which the proposed project would make possible. Sophie Griswold 112 Highland Pl., Cornell University student Supports → enthusiastically supports GreenStar; organic produce consumer; otherwise difficult for students to travel for organic/fresh foods; supports project’s alternative transportation proposals Tom Moore 112 Highland Pl., Cornell University student Supports → felt forced to bring car to Ithaca just for food shopping; proposed GreenStar would alleviate need for car Jan Rhodes Norman 425 N. Aurora St., GreenStar Natural Foods Market board member, co- founder of Local First Ithaca Supports → believes current City roles and policies are outmoded; proposed project is precisely the kind the city needs more of; read excerpt from Congress for the New Urbanism charter (e.g., “[…] communities should be designed for the pedestrian and transit as well as the car […]”) 12th Moon (Eric Larson) 415 Elm St., GreenStar Natural Foods Market board president Supports → project would bring healthy food and a co-op business model to Collegetown area; GreenStar conducted professional market study which indicated project should be a success; city needs to change way it designs its infrastructure Brandon Kane Resident of Lansing, NY, GreenStar Natural Foods Market General Manager Supports → project represents GreenStar’s values; GreenStar has been very successful at its current two locations; students clearly have strong desire to see one in Collegetown Sasha Paris 715 N. Aurora St. Supports → she is legally blind and cannot drive; GreenStar would be invaluable to her and others; shopping at more distant stores is struggle for her Daniel Keough Fall Creek Supports → forward-thinking project; would increase access to healthy foods and decrease vehicle use; there is already an oversupply of paid urban on-street parking in Ithaca; parking lots only end up being urban dead spaces Alexis Alexander PO Box 374, Trumansburg, NY, GreenStar Natural Foods Market membership manager Supports → local students have strong interest in GreenStar, sustainability-oriented issues in general; project would strengthen a locally-owned/operated company; 180 GreenStar public surveys were collected that overwhelmingly supported the project Joel Zumoff 216 Valley Rd., Former Third Ward Alderperson Supports → City should not base its planning decisions on hypothetical “what if” situations; applicant would clearly be willing to modify the project to meet the City’s needs; City should not perceive it as inevitable that students would bring cars Tom & Kati Hanna 210 Eddy St. Supports → if project is not approved, it will have negative impact on entire neighborhood; project should be looked at as a model for other future projects; Collegetown is already virtually like one big parking lot and city is overly dependent on vehicles 4 Approved at the March 27, 2012 (Re-Approved on May 22, 2012) Planning and Development Board Meeting SPEAKER NAME ADDRESS/AFFILIATION(S) COMMENTS-IN-BRIEF Fernando de Aragón 308 Utica St., Ithaca- Tompkins County Transportation Council, Executive Director Supports → project is fully aligned with the County’s Long Range Transportation Plan; it is precisely the kind of project Ithaca needs to help achieve greater land-use and transportation synergy Joel Harlan 307 Ward Heights, Newfield, NY Supports → wants to see more projects like it; good to see full-service grocery store finally come to Collegetown Scott Hamilton 527 N. Aurora St., Green Resource Hub of the Finger Lakes Board of Directors Supports → would represent significant boos to quality-of-life and sustainability in Ithaca; city needs alternative land uses; approving project could provide an ideal model, upon which to base future zoning changes Garrick Blalock 210 Cobb St., Assoc. Professor, Dyson School of Applied Economics & Management, Cornell University Supports → project would benefit tax base, replace eyesore, mitigate encroachment of student residential housing into single-family homes; he believes time-restricted parking could also be employed to resolve any remaining issues with the project Adrienne McNair 131 E. Green St. Supports → project represents step forward for sustainability in the city; TCAT is great bus system, which should be exploited as much as possible; enthusiastically supports addition of GreenStar Dwight Mengel 426 N. Tioga St. Supports → worked in public transportation planning himself; as planner he supports this kind of new mixed-use multimodal project; it is progressive and forward-thinking Jesse Hill Operations Director, PPM Homes Supports → he manages only car-free rental property in Ithaca; Collegetown can handle the proposed project; residential parking system in Collegetown should help mitigate some of the concerns Susan Cosentini 519 N. Aurora Supports → understands Planning Board concerns, but City cannot permit those types of concerns to inhibit progress; project can be a test case; no need to worry that it might set an irreversible precedent Emily Kearny Cornell University student Supports → excited about proposed pedestrian arcade and weather- proof bike storage proposal; she, too, only uses her vehicle for the purpose of food shopping 5 Approved at the March 27, 2012 (Re-Approved on May 22, 2012) Planning and Development Board Meeting SPEAKER NAME ADDRESS/AFFILIATION(S) COMMENTS-IN-BRIEF Alicia Leitgeb Cornell University student Supports → project strongly dovetails with local students’ interests in sustainability and local/organic agriculture There being no further public comments, on a motion by Boothroyd, seconded by Schroeder, and unanimously approved, the Public Hearing was closed. Acharya asked if there were any Board comments regarding the Full Environmental Assessment Form (FEAF), Part 3, to which Cornish replied that the primary environmental concern is parking. In every other respect, it appears to be a good project. Schroeder added that the Board would require more information to complete the Part 3, in any respect, to which Cornish agreed. Rudan remarked that one issue that emerged from the Project Review Committee meeting is the concern with the City’s assuming liability for the pass-through. Schroeder noted for the record that there is no parking requirement for the proposed GreenStar. Contrary to what some members of the public may believe, the parking requirement only applies to the overall project. Cornish indicated the project would in fact require a substantial variance, which would almost certainly set a precedent for future Collegetown projects. The city really needs a parking study of some kind to fully understand the extent to which the proposed project may or may not work. Sharma indicated the applicant will respond to all of the issues brought up by the Planning Board and will seek to improve the design accordingly. 6 Approved at the March 27, 2012 (Re-Approved on May 22, 2012) Planning and Development Board Meeting B. Holiday Inn Expansion, 222 S. Cayuga St., Hart Hotels, Applicant & Owner. Declaration of Lead Agency & Public Hearing. 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 10-story tower with a 9,190 SF footprint, featuring 115 new guest rooms and a rooftop 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 (EIFS), 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. Adopted Declaration of Lead Agency Resolution On a motion by Schroeder, seconded by Marcham: WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Act 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 rooftop 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 (EIFS), stone, and concrete. The project is in the CBD-100 Zoning District. It requires an area variance, due to a two-story minimum within the district, and Design Review, and 7 Approved at the March 27, 2012 (Re-Approved on May 22, 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, and WHEREAS: the City of Ithaca Board of Zoning Appeals has consented to the City of Ithaca 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 Holiday Inn expansion, located at 222 S. Cayuga Street in the City of Ithaca. In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Thoreau Absent: Snyder Public Hearing: On a motion by Schroeder, seconded by Marcham, and unanimously approved, Chair Acharya opened the Public Hearing. Joel Harlan, 307 Ward Heights, Newfield, NY, spoke in support of the project, noting that the current building is too old. Ithaca needs more meeting space and more development downtown. There being no further public comments, on a motion by Boothroyd, seconded by Schroeder, and unanimously approved, the Public Hearing was closed. Hart reported that he had had a productive meeting with the neighbors, to which Boothroyd agreed, noting that 35-40 people had participated. Schroeder indicated he would just make note of the following suggestions/comments: (1) overall, it is a great project; (2) McGraw House façade still needs improvement, however; (3) his main concern is that there needs to be a wall/fence at the Clinton and Cayuga corner (something that urbanistically expresses the corner, for which there is already some vocabulary in the rest of the building’s design). Schroeder indicated some street plantings would also be desirable (and the proposed red maples should be changed to large sycamores instead, as well as some new cherry trees on the Cayuga Street façade). Hart responded he would be happy to explore these kinds of alternatives. 8 Approved at the March 27, 2012 (Re-Approved on May 22, 2012) Planning and Development Board Meeting Marcham inquired into staff parking arrangements, to which Hart replied the site itself would be losing 21 spots, which is not enough to make it significantly worse than it is now. The Cayuga Street garage should work out just fine, in terms of handling the additional capacity. Hart noted he would like to explore the possibility of adding a pedestrian crosswalk to the garage. Rudan asked if it would be possible to exchange the rooftop dining open air space for the rooftop dining enclosed space, to alleviate any potential negative impacts to the McGraw House. Hart replied he could certainly explore this, as well. C. Cornell Big Red Marching Band (BRMB) Practice Facility, 141 Kite Rd., Cornell University Campus, Cornell University, Applicant & Owner. Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, & Preliminary Approval.   The applicant is proposing to construct a new 5,200 SF building, which will include a practice room for up to 175 musicians, instrument, and uniform storage areas, and office, bathrooms and a below-grade mechanical room. The building has a metal clad exterior and features a façade composed primarily of an operable tilt-up folding glass door. The building site contains an existing service building and is located beyond the southwest end of the Kite Hill parking lot and at the southeast side of the Schoellkopf Crescent. Site work will include the removal of the existing service building, a new entry plaza and access walk, a small paved access road to the lower level, and landscaping. The project is in the U- 1 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. Adopted Declaration of 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 the Cornell Big Red Marching Band (BRMB) Practice Facility, by Cornell University applicant and owner, and WHEREAS: the applicant proposes to construct a new 5,200 SF building, which will include a practice room for up to 175 musicians, instrument and uniform storage areas, an office, bathrooms 9 Approved at the March 27, 2012 (Re-Approved on May 22, 2012) Planning and Development Board Meeting and a below-grade mechanical room. The building has a metal clad exterior and features a façade composed primarily of an operable tilt-up folding glass door. The building site contains an existing service building and is located beyond the southwest end of the Kite Hill parking lot and at the southeast side of the Schoellkopf Crescent. Site work will include the removal of the existing service building, a new entry plaza and access walk, a small paved access road to the lower level, lighting and landscaping. The project is in the U-1 Zoning District and requires a Basic Stormwater Pollution Prevention Plan, and 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 itself Lead Agency in Environmental Review for the proposed BRMB Practice Facility, located at 141 Kite Road on the Cornell University Campus. In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Thoreau Absent: Snyder Public Hearing: On a motion by Thoreau, seconded by Boothroyd, and unanimously approved, Chair Acharya opened the Public Hearing. Brian Eden, 147 N. Sunset Drive and member of the Environmental Management Council (EMC), noted the proposed project is partially sited in Unique Natural Area (UNA) 136 and the EMC has some concerns relating to storm water management, slope stabilization, and other issues, as enumerated in a 2/28/12 EMC letter to the Planning Board. There being no further public comments, on a motion by Boothroyd, seconded by Schroeder, and unanimously approved, the Public Hearing was closed. Magré and Delgado presented a detailed overview of the project. Rudan remarked she is concerned regarding the safety of the large sliding bi-fold door, to which Delgado replied they would explore the issue. Marcham remarked she would like to see more trees on the site and more mature trees in the gully, while Schroeder inquired into the snowguards on the sloping roof. Rudan inquired into the signage for the building, to which Delgado replied that the nature and location of the sign had not been identified yet; however, he would investigate it. 10 Approved at the March 27, 2012 (Re-Approved on May 22, 2012) Planning and Development Board Meeting Adopted CEQR Resolution On a motion by Schroeder, seconded by Thoreau: 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 the Cornell Big Red Marching Band (BRMB) Practice Facility, by Cornell University applicant and owner, and WHEREAS: the applicant proposes to construct a new 5,200 SF building, which will include a practice room for up to 175 musicians, instrument and uniform storage areas, an office, bathrooms and a below-grade mechanical room. The building has a metal-clad exterior and features a façade composed primarily of an operable, tilt-up folding glass door. The building site contains an existing service building and is located beyond the southwest end of the Kite Hill parking lot and at the southeast side of Schoellkopf Crescent. Site work will include the removal of the existing service building, a new entry plaza and access walk, a small paved access road to the lower level, lighting, and landscaping. The project is in the U-1 Zoning District and requires a Basic Stormwater Pollution Prevention Plan, and 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, and WHEREAS: the Planning Board, acting as Lead Agency, has on February 28, 2012, reviewed and accepted as adequate a Long environmental Assessment Form, Part 1, submitted by the applicant and Parts 2 & 3, prepared by Planning staff, drawings entitled “Site Survey, Context Plan, Demolition (A100),” “Transverse Elevations (A303),” “East Longitudinal Elevation (A304),” and “West Longitudinal Elevation (A304),” “Level 2 Plan (AX11),” all dated 1/27/12, and “Site Plan (A101),”dated 1/27/12 and date-stamped 2/23/12, all prepared by Baird Sampson Neuert, and “Planting Plan (L100),” dated 1/13/12 and prepared by Trowbridge, Wolf, & Michaels, LLP and dated 1/13/12, and “Erosion and Sediment Control Plan (C102),” and “Site Utility Plan (C103),” both dated 1/27/12 and prepared by TG Miller, and other application materials, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested agencies have been given the opportunity to comment on the proposed project and all comments received have been considered, now, therefore, be it 11 Approved at the March 27, 2012 (Re-Approved on May 22, 2012) Planning and Development Board Meeting RESOLVED: that the City of Ithaca Planning and Development Board determines that the proposed BRMB Practice Facility, located on the Cornell University Campus in the City of Ithaca, will result in no significant impact on the environment and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Thoreau Absent: Snyder Schroeder remarked that the Part 3 instructs the reader to “See Part 3,” but some language will need to be inserted in that section. In addition, Section 9.0 of the “Project Narrative and Potential Impacts Assessment” portion of the application should be incorporated into the Part 3. Adopted Preliminary Approval Resolution On a motion by Thoreau, seconded by Schroeder: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for the Cornell Big Red Marching Band (BRMB) Practice Facility, by Cornell University applicant and owner, and WHEREAS: the applicant proposes to construct a new 5,200 SF building, which will include a practice room for up to 175 musicians, instrument and uniform storage areas, an office, bathrooms and a below-grade mechanical room. The building has a metal-clad exterior and features a façade composed primarily of an operable, tilt-up folding glass door. The building site contains an existing service building and is located beyond the southwest end of the Kite Hill parking lot and at the southeast side of Schoellkopf Crescent. Site work will include the removal of the existing service building, a new entry plaza and access walk, a small paved access road to the lower level, lighting, and landscaping. The project is in the U-1 Zoning District and requires a Basic Stormwater Pollution Prevention Plan, and 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, 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 February 28, 2012, and WHEREAS: the Planning Board, acting as Lead Agency, has on February 28, 2012, reviewed and accepted as adequate a Long Environmental Assessment Form, Part 1, submitted by the applicant and Parts 2 & 3, prepared by Planning staff, drawings entitled “Site Survey, Context Plan, Demolition (A100),” “Transverse Elevations (A303),” “East Longitudinal Elevation (A304),” and “West Longitudinal Elevation (A304),” “Level 2 Plan (AX11),” all dated 1/27/12 and “Site Plan 12 Approved at the March 27, 2012 (Re-Approved on May 22, 2012) Planning and Development Board Meeting (A101),”dated 1/27/12 and date-stamped 2/23/12, all prepared by Baird Sampson Neuert, and “Planting Plan (L100),” dated 1/13/12 and prepared by Trowbridge, Wolf, & Michaels, LLP and dated 1/13/12, and “Erosion and Sediment Control Plan (C102),” and “Site Utility Plan (C103),” both dated 1/27/12 and prepared by TG Miller, and other application materials, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested agencies have been given the opportunity to comment on the proposed project and all comments received have been considered, and WHEREAS: on February 28, 2012, City of Ithaca Planning and Development Board determined that the proposed BRMB Practice Facility will result in no significant impact on the environment, now, therefore, be it RESOLVED: that the Planning Board does hereby grant Preliminary Site Plan Approval to BRMB Practice Facility, to be located on the Cornell University Campus, subject to the following conditions: i. Submission of building material samples, and ii. Submission of details of proposed signage and of proposed roof snow guards, and iii. Submission of revised “Planting Plan (L100),” showing all three existing trees to remain (on the east side of the site), per drawing A100, and to show all-season screening of exterior mechanical pad to the south of the proposed building, and iv. Applicant shall explore the possibility of adding more canopy trees to the south of the proposed building. In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Thoreau Absent: Snyder 4. Zoning Appeals APPEAL #2873 ― Area Variance: 217 Esty Street Appeal of Matthew Spano on behalf of the owner Paul Suber for an area variance from Section 325- 8, Column 4, off-street parking, Column 6, lot area, Column 7, width at street, Column 10, percentage of lot coverage, and Column 12, minimum side yard requirements of the zoning ordinance. The applicant proposes to demolish two existing rear additions and square off the rear of the building by adding a roofed porch to the dwelling located at 217 Esty Street. The property has an existing lot area deficiency, having 2785 S.F. of the required 3000 S.F, and the construction of the new covered porch will increase the lot coverage from 34% to 38%, of the 35% required by the ordinance. The porch will be positioned parallel to the existing east side of the building, extending the side yard of 2.8’ of the 10’required by the ordinance. The property has existing deficiencies in off-street parking, and lot width that will not be exasperated by the proposed addition. 13 Approved at the March 27, 2012 (Re-Approved on May 22, 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 is issued. Members of the Planning Board determined that the drawings submitted with the variance request were not sufficient to adequately assess the impacts. 5. New Business A. Collegetown Plan Update Cornish noted that discussion has been taking place regarding the Collegetown plan and the next steps which will need take place. Any substantive action would probably not take place until April 2012. 6. Old Business A. Comprehensive Plan Cornish remarked the public outreach process continues to move forward and many good responses have been received. Thoreau asked if sustainability-related issues were being considered, to which Cornish replied, yes, sustainability-related issues will be incorporated throughout the entire report. 7. Reports A. Planning Board Chair None. B. Director of Planning & Development Cornish provided brief updates on the following items: • County Planning will be meeting with the City to discuss the draft focus areas the County has identified. • The Community Investment Incentive Program (CIIP) will be undergoing some revisions. • Revised Parking Ordinance discussion will take place at the next Planning & Economic Development Committee meeting. • A portion of the southwest area will be rezoned for mobile home use. • Several Commons Upgrade project public meetings will be taking place, over the next two weeks; a final proposal for the project should follow shortly thereafter, at which point it should be ready for Site Plan Review. 14 Approved at the March 27, 2012 (Re-Approved on May 22, 2012) Planning and Development Board Meeting 15 C. Board of Public Works (BPW) Liaison No written report was submitted. Acharya indicated that the issue of new residential sidewalk construction was discussed at the last BPW meeting (several residents have appealed for waivers from the BPW). The issue of requiring food service trucks to pay an annual permit fee was also addressed. 8. Approval of Minutes On a motion by Schroeder, seconded by Thoreau, the August 23, 2011 and December 20, 2011 meeting minutes were unanimously approved. In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Thoreau Absent: Snyder 9. Adjournment On a motion by Schroeder, seconded by Rudan, and unanimously approved, the meeting was adjourned at 9:39 p.m.