HomeMy WebLinkAboutMN-PDB-2012-11-13Approved at the December 18, 2012
Planning and Development Board Meeting
Special Meeting Planning & Development Board
Minutes
November 13, 2012
Board Members Attending: Govind Acharya, Chair; Noah Demarest; McKenzie Jones-
Rounds; Jane Marcham; Tessa Rudan; John Schroeder
Board Members Absent: Garrick Blalock
Staff Attending: Lisa Nicholas, Senior Planner, Department of Planning &
Development;
Applicants Attending: Marriott Hotel (120 S. Aurora St.)
Mathew Jalazo, Urgo Hotels;
Andrés Rubio, Cooper Carry Architecture;
William Andris, The Widewaters Group
INHS Housing Project ― Stone Quarry Apts. (400 Spencer Rd.)
Scott Reynolds, Ithaca Neighborhood Housing Services (INHS)
Chair Acharya called the meeting to order at 4:00 p.m.
1. Agenda Review
No changes were made to the agenda.
2. Privilege of the Floor – Chair Acharya requested, and those present agreed, that any public
comments regarding Zoning Appeal #2893 would be heard during discussion of the
associated agenda item, instead of Privilege of the Floor.
3. Site Plan Review
A. Marriott Hotel (formerly, Hotel Ithaca), 120 S. Aurora St., Hotel Ithaca, LLC,
Applicant & Owner. Consideration of Modified Site Plan Approval. The applicant is
requesting changes to the site plan, approved on September 10, 2009. The changes include
the following: an increase in guestrooms from 124 to 160; repositioning the restaurant to the
ground level on the Commons-side of the building; removal of the proposed rooftop program
space; and changes to the exterior of the building, including façade design, building
materials, landscaping, signage, and lighting. This is a Type I Action under the City of
Ithaca Environmental Quality Review Ordinance in accordance with §176-4 (B) [4], (i), (l),
& (n) and an Unlisted Action under the State Environmental Quality Review Act for which
the Planning Board completed the environmental review and issued a negative declaration of
environmental significance on July 28, 2009. The project has received the required area
variances for height and rear yard setback. The Board of Public Works and Common
Council have approved the proposed encroachments associated with the development of the
project.
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Approved at the December 18, 2012
Planning and Development Board Meeting
In response to Board concerns that arriving guests will unnecessarily disembark on Aurora
Street, rather than driving directly to the Green Street Parking Garage (where there will be
direct entrances into the hotel), Jalazo reported he is working with the Department of Public
Works for approval of directional signage on the Green Street garage. He added that the
hotel will also communicate with guests by e-mail, before they arrive, to inform them of the
option of parking at the garage before checking in.
In response to a concern the bike racks at the rear of the proposed TCAT bus stop would be
affected by roof run-off, Jalazo indicated that a water catchment system would be
incorporated into the bus shelter.
Discussion ensued regarding the width of the sidewalk to be reconstructed in front of the new
hotel entrance on Aurora Street.
Jalazo listed several obstacles to widening the sidewalk and reiterated that the hotel will be
providing valet service, which should address some of the sidewalk-related concerns.
However, Board members asked the applicant to increase the sidewalk width at this Aurora
Street hotel entrance by some combination of further recessing the revolving door into the
building, straightening the alignment of the proposed new curb (which currently appears to
curve inward somewhat opposite the entrance), and/or narrowing the width of the Aurora
Street loading zone lane from 12 to 11 feet.
In response to a request to install pedestrian safety-bollards near the hotel parking garage
entrance, Jalazo responded that installing bollards on the garage deck is not in fact permitted,
because they may compromise the garage’s structural integrity.
Adopted Final Modified Site Plan Approval Resolution
On a motion by Schroeder, seconded by Jones-Rounds:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a Marriott Hotel at 120 S. Aurora Street, by applicant Hotel
Ithaca, LLC, and
WHEREAS: the applicant is requesting changes to the site plan approved on September 10, 2009.
The changes include the following: an increase in guestrooms from 124 to 160; repositioning the
restaurant to the ground level on the Commons-side of the building; removal of the proposed
rooftop program space; and changes to the exterior of the building, including façade design,
building materials, landscaping, signage, and lighting, and
WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review
Ordinance in accordance with §176-4 (B) [4], (i), (l), & (n) and an Unlisted Action under the State
Environmental Quality Review Act, for which the Planning Board completed the environmental
review and issued a Negative Declaration of Environmental Significance on July 28, 2009, and
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Approved at the December 18, 2012
Planning and Development Board Meeting
WHEREAS: it has been determined that the proposed changes are consistent with the previous
environmental determination, and no further environmental review is required, and
WHEREAS: the project has received the required area variances for height and rear-yard setback.
The Board of Public Works and Common Council have approved the proposed encroachments
associated with the development of the project, and
WHEREAS: the applicant has proposed and TCAT has accepted a location and design for
relocating the existing bus stop and shelter currently on South Aurora Street, 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 October
23, 2012, and
WHEREAS: the Tompkins County Planning Department and other interested agencies have been
given the opportunity to comment on the proposed project and all received comments have been
considered, and
WHEREAS: the Board, has on November 13, 2012 reviewed and accepted as adequate: drawings
entitled “Site Plan (C100),” “ALTA/ASCM Survey (C110),” “Demolition Plan (C120),” “Parking
Plan (C130),” “Bus Turning Plan (C140),” “Pavement Marking Plan (C145),” “Easement Plan
(C150),” “Paving Plan (C160),” “Utility Plan (C200),” “Grading, Landscape & Erosion Control
Plan (C300),” “Miscellaneous Details 1 (C400),” and “Miscellaneous Details 2 (C401),” all date-
stamped as received on 11/7/12 (9/05/12 issuance date on drawing set is not current) and prepared
by Fisher Associates, P.E., L.S., P.C.; “Location Plan (110-1),” “Site Circulation Plan – Overall
Site and Sidewalk Width along South Aurora Street (001-2),” “Basement Level Floor Plan (002),”
“Lobby Level Floor Plan (003),” “Level 2 Floor Plan & Level 3 Floor Plan (004),” “Level 4 Floor
Plan & Level 5 Floor Plan (005),” “Level 6 Floor Plan & Level 7 Floor Plan (006),” “Level 8
Floor Plan & Level 9 Floor Plan (007),” “Level 10 Floor Plan & Mech. Level Floor Plan (008),”
“Building Section (009-1),” “Garage Connection Details (009-2),” “Perspective View from
Northeast ― Daylight (010),” “Perspective View from North ― Dusk (011),” “Perspective View
from East ― Night (012),” “Hotel Main Entrance & Drop-Off Lane (013),” “East Building
Elevation (Aurora Street) (014),” “South Building Elevation (Green Street) (015),” “West
Building Elevation (Parking Deck Side) (016),” “North Building Elevation (The Commons Side)
(017),” “Existing & Proposed Parking (018),” “Zoning (Roof, Transition Zone, & Building
Height) (019),” “Architectural Site Plan & Encroachment Schedule (021),” “Proposed Staging
Diagram (022),” “Proposed Building Exterior Lighting Design (023),” “Proposed Exterior Signs
(024),” “Building Materials Sheet [UNTITLED] (025),” and “TCAT’s South Aurora New Bus
Shelter (026),”all dated 11/13/12 and prepared by Cooper Carey, Inc.; and other application
materials, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant
Modified Site Plan Approval for the proposed Marriott Hotel located at 120 S. Aurora Street in the
City of Ithaca, subject to the following conditions:
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Approved at the December 18, 2012
Planning and Development Board Meeting
i. Submission for approval by the Planning Board of revised drawings showing
increased clear sidewalk width at the Aurora Street hotel entrance — to facilitate
free pedestrian movement north and south along Aurora Street, easy movement in
and out of the hotel entrance, and adequate space for loading and unloading
operations at the adjacent loading zone — by means such as further recessing the
revolving door into the building, and/or repositioning the curb here somewhat to the
east by straightening its alignment and/or reducing the width of the adjacent loading
zone lane on Aurora Street from twelve feet to eleven feet, and
ii. Written approval from the Fire Department that the project meets the City’s
requirements for emergency response, and
iii. Submission to Planning Department staff of details of flag pole pedestal north of
hotel and screening of transformer set into retaining-wall area south of hotel, and
iv. Applicant to seek approval from the NYS Department of Transportation for
implementation of a planting plan on the hill below the northwest corner of the
Aurora Street bridge similar to that shown on drawing C300 dated 09/05/12, and
v. The Planning Board urges the applicant and the Board of Public Works to cooperate
so that applicant may install signage on streets near the hotel informing motorists
that the hotel can be entered directly from the Green Street Parking Garage decks,
and
vi. Noise-producing construction shall take place only between the hours of 7:30 a.m.
and 7:30 p.m., Monday through Saturday, and
vii. All bike racks must be installed prior to the issuance of a Certificate of Occupancy.
In favor: Acharya, Demarest, Jones-Rounds, Marcham, Rudan, Schroeder
Opposed: None
Absent: Blalock
4. Zoning Appeals
Zoning Appeal # 2893 ― Use & Area Variance, 400-406 Spencer Road
Appeal of Ithaca Neighborhood Housing Services and PathStone Development Corp. for
property owners Ithaca Dispatch, Inc. and Brian T. Hunt for a use variance from Section 325-8,
Column 2, Permitted Uses, Column 11, Front Yard, and Column 14/15, Rear Yard Setback
Requirements, of the zoning ordinance. The applicants are proposing to construct a 35-unit
affordable rental housing project on the property at 400-406 Spencer Road. The 35-unit project
will consist of 16 townhomes and a 19-unit apartment building. The proposed site consists of 3
tax parcels that will be consolidated into a single parcel. Two parcels (Ithaca Dispatch) front on
Spencer Road; and the third parcel will be subdivided from a larger lot at 225 Elmira Road. The
Elmira Road parcel is located in the B-5 Zone District which allows multiple dwellings; and the
two Spencer Road parcels are located in the R-2a Zone District, where the proposed use as
multiple dwellings is not permitted. Section 325-40C (3), requires that the applicant demonstrate
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Approved at the December 18, 2012
Planning and Development Board Meeting
to the Board that the applicable zoning regulations and restrictions will cause unnecessary
hardship. Therefore, the applicant is appealing to the Board for a use variance to move forward
with its project. The applicant would like to place the buildings 12’ from the front property line
on Spencer Road. The ordinance requires a front yard be 25’ from the property line. The
proposed project will be deficient in rear yard setback, due to the irregular shape of the
combined lots. The row of townhouses located on the northwest side of the Spencer Road lots
will have rear yard of 13.63’ of the overall average rear yard of 50’ required by the ordinance.
The proposed portion of the 400-406 Spencer Road project is located in the R-2a Use District, in
which the proposed use is not permitted; however, Section 325-38 requires a use variance be
granted before a building permit is issued.
Due to an error in the notification of adjacent property owners, the Board of Zoning Appeals
(BZA) was not able to hear this case at its November 6, 2012 meeting. Hence, the appellant was
required to re-send the notification, and the Planning Board must reconsider the recommendation
it made at its October 23, 2012 meeting. The BZA has scheduled a special meeting on
November 20, 2012 to hear this case.
Public Comments (Delayed Privilege of the Floor)
Claudia Georgia, 411 Spencer Road, noted her concerns about the safety of the intersection,
particularly with the increased density. She feels the design of the project does not reflect
the neighborhood.
Margaret Sutherland, 410 Spencer Road, expressed her concern about the lack of
sidewalks and public transportation ― and the project’s underlying assumption that many
residents will not have cars, but will be walking.
Brian Earle, Stone Quarry Road, noted his concerned with the amount of existing traffic on
Spencer Road and that the project will only exacerbate this problem; he is also concerned
with the intersection of Spencer Road and Stone Quarry Road.
Benjamin Kerk, 315 Spencer Road, expressed his concern about the current amount of
traffic and that it will intensify with this development. He also feels the apartment building
is too close to the street, while the project as a whole is too close to the adjacent property to
the north.
Based upon these and previous neighborhood comments, as well as Board members’ own
concerns about Spencer Road transportation issues, the Board agreed to add a paragraph to
the recommendation noting the Planning Board’s intent to send a resolution to the Board of
Public Works urging it to address Spencer Road pedestrian and vehicular issues, as stated in
the Stone Quarry Apartments’ approved Full Environmental Assessment Form (FEAF), Part
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Approved at the December 18, 2012
Planning and Development Board Meeting
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On a motion by Schroeder, seconded by Jones-Rounds:
Members of the Planning Board support granting this variance. Changing this site back to residential
land use will help to strengthen the residential character of this fragile neighborhood. The applicant
has the option to locate the 3 story building in the rear of the project site, in the B-5 zoning district
and locate the parking and play areas in the front of the site along Spencer Road in the R-2a zoning
district, which would not require a variance. The Board strongly prefers the proposed design,
however, because it restores residential use to Spencer Road and creates a more welcoming
streetscape that is in keeping with more traditional neighborhood character.
Additionally, the Board notes the large number of commercial uses in the residential zone along the
north side of Spencer Road abutting the B-5 zoning district. The Board, the BZA, and other
interested parties have expressed concern that this situation, in conjunction with any potential new
use variances for commercial purposes, could erode the viability of residential use in this area. Given
this proposal for new residential development, the Board finds no negative impact in granting a use
variance to allow higher density residential use.
The applicant has proposed several design features that enhance the residential character of the street,
such as a sidewalk and treelawn, and a low fence with separate entrances for each townhouse as well
as the massing of the three story building that makes it appear to be two stories from the street level.
The Lead Agency will work with the applicant during site plan review to refine building materials
and architectural features of the final design of the building along Spencer Road.
The Planning Board intends, by separate resolution, to urge the Board of Public Works to: (1)
develop and implement a plan for providing pedestrian connections between the project site area on
Spencer Road and nearby transit stops and shopping areas; and (2) develop and implement a plan for
improving the operation of the Spencer Road and Stone Quarry Road intersection.
In Favor: Acharya, Demarest, Jones-Rounds, Rudan, Schroeder
Against: Marcham
Absent: Blalock
Members of the Board agreed to send a resolution to the Board of Public Works urging it to
address pedestrian and vehicular transportation issues on Spencer Road, and at the
intersection of Spencer and Quarry Roads.
5. Planning Board Training
Nicholas described plans for a Board training session to be held later this year, intended to
meet State requirements for annual training of planning boards and boards of zoning appeals.
Nicholas will propose some potential dates (as she did previously with a poor response rate),
and she asked Board members to please be sure to respond this time.
6. Adjournment
On a motion by Jones-Rounds, seconded by Blalock, and unanimously approved, the meeting
was adjourned at 4:45 p.m.