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.
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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
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Approved at the March 27, 2012 (Re-Approved on May 22, 2012)
Planning and Development Board Meeting
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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
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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
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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.
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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
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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.
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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
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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.
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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
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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
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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.