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HomeMy WebLinkAboutMN-PDB-2014-11-25DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 1 W ITH CORRECTIONS AND CLARIFICATIONS SUGGESTED BY J.G.S.: Proposed deleted language shown in purple strikethrough type; proposed new language shown in red type. (Some minor non-substantive improvements to grammar or wording with no effect on sentence meaning are not highlighted.) Planning and Development Board Minutes November 25, 2014 Board Members Attending: Garrick Blalock, Chair; Jack Elliott; Isabel Fernández; C.J. Randall (arrived 6:18 p.m.); John Schroeder Board Members Absent: McKenzie Jones-Rounds Board Vacancies: One Staff Attending: JoAnn Cornish, Director, Division of Planning and Economic Development; Charles Pyott, Office Assistant, Division of Planning and Economic Development Applicants Attending: Hancock Street Project (former Neighborhood Pride) Peter Trowbridge, Trowbridge Wolf Michaels, LLP; Scott Reynolds, Ithaca Neighborhood Housing Services Purity Ice Cream at 700 Cascadilla Street Bruce Lane, Owner Major Subdivision and Five-Unit Housing Project at 128 W. Falls Street Lawrence J. Fabbroni, Jr., Architect; Lawrence P. Fabbroni, Sr., Surveyor / Engineer Canopy Ithaca (Hilton Hotel) at 320-324 E. M.L.K., Jr. / E. State Street Scott Whitham, Whitham Planning & Design, LLC Apartments at 114 Catherine Street Jagat Sharma, Jagat Sharma Architect; Nick Lambrou, Owner DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 2 Ithaca Plaza Retail Expansion at 222 Elmira Road David Herrick, T.G. Miller, P.E. Ithaca Children’s Garden (Sketch Plan) Scott Whitham, Whitham Planning & Design, LLC; Megan Shay, Ithaca Children’s Garden; Erin Marteal, Ithaca Children’s Garden 2 Duplexes & Parking at 112 Blair Street (Sketch Plan) Tom Schickel, Schickel Architecture; David Funk, Schickel Architecture; Ike Nestopoulos, Demos Johnny, LLC Chainworks District Redevelopment Project at 620 S. Aurora Street Scott Whitham, Whitham Planning & Design, LLC Chair Blalock called the meeting to order at 6:02 p.m. 1. Agenda Review Cornish noted that the following originally-scheduled agenda item has been canceled: “Special Order of Business: Disability Advisory Council Presentation ― Access Survey Results.” 2. Privilege of the Floor Jason Bartell, 102 W. Falls Street, spoke in support of the 128 W. Falls Street housing project. 3. Site Plan Review A. Hancock Street Project (former Neighborhood Pride), Ithaca Neighborhood Housing Services (INHS) ― Brief Introduction About Neighborhood Visioning Process. Scott Reynolds, INHS, and Peter Trowbridge, Trowbridge Wolf Michaels, LLP, provided a brief update on the status of the proposed project. He said the design team is still in the process of selecting all the elements, but the project is primarily being envisioned as housing with a small amount of commercial space. He said the team is currently concentrating on organizing an extensive public engagement process to identify the community’s needs, questions and preferences for the proposed project. DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 3 (Randall arrived at 6:18 p.m.) Schroeder urged the applicants to consider including restoration of the Cascadilla Creek stream bank where it adjoins the project, noting that this bank formerly featured a formal row of lilac trees. Trowbridge replied that the only problem with that suggestion is the constant maintenance it would require. Elliott encouraged the applicants to find ways to reuse as much of the original building material as possible. Schroeder said the project should feature defined urban edges on the southeast and southwest edges, with Conley Park nicely and naturally integrated at the northwest. He noted that green space within the project could function as an extension of the park. Reynolds noted that one challenge associated with the site will be parking, and that the applicants are commissioning a neighborhood parking study to fully identify how best to design the project. B. Purity Ice Cream Renovations, 700 Cascadilla Avenue, John Snyder, for Bruce Lane, Owner. Consideration of Approval of Project Changes. Owner Bruce Lane provided the Board with two new drawings and displayed some building material samples. Schroeder remarked he would like to see the restored door on the southeast corner of the Purity store specifically labeled as a door on the drawings. Lane replied he would do that (also noting that the door would be operable). He added that the door further west on Cascadilla Street will be an entry and exit door. Cornish inquired about the loading dock along Cascadilla Street. Lane replied it would not be a traditional vehicular loading dock. He said the ground elevation is such that steps would have been required for access, so the applicants wanted to eliminate part of the sidewalk add a sidewalk ramp parallel to the main sidewalk and bring the grade up gradually. In order to do that, he said, part of the sidewalk would also be used for deliveries. Cornish stressed that one of the Planning Board’s conditions will note that any work performed within the City easement right-of-way will require an encroachment agreement. Schroeder suggested that the white square exterior transformer be screened with evergreens from all directions (particularly from Meadow Street). Lane replied he would do that. DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 4 Schroeder observed there is seems to be an excess of pavement near a lack of shading for the parking area, and suggested adding some canopy trees around its periphery. Lane replied it may be possible to plant one at the lower portion of the parking lot, but he would prefer not planting any anywhere else to preserve visibility. Schroeder suggested, in that case, also planting a canopy tree instead of one of the small flowering trees. Lane replied he would do that. Randall suggested using permeable pavers for the sidewalk. Lane replied he would look into that. Fernández agreed with Schroeder about planting shade trees to flank the entrance along Meadow Street. Lane replied he would explore doing that, if he can figure out how to remove the flowering tree on the street. Cornish replied the City Forester could assist him with that. Adopted Resolution Approving Project Modifications On a motion by Schroeder, seconded by Fernández: WHEREAS: the project applicant is requesting design changes for the Purity Ice Cream Store Renovations at 700 Cascadilla Street, and WHEREAS: the Planning Board granted Preliminary and Final Site Plan Approval for the original project on July 23, 2013 and subsequently granted Modified Site Plan Approval for a reduced project on December 3, 2013. The applicant is now requesting additional changes, and WHEREAS: in accordance with §276-6 D., “Changes to approved site plan,” the Director of Planning and Development has reviewed the changes and determined the changes are significant enough to require re-opening the review, but not significant enough to require a new Site Plan Review application, and WHEREAS: the changes consist of the following: elimination of the second-story addition and proposed retail addition on the west façade of the building; modifications to the parking lot layout ― including relocation of the dumpster; façade and building materials changes; and addition of a delivery ramp on Cascadilla Street, and WHEREAS: the Board did on November 25, 2014 review revised drawings entitled: “Purity Ice Cream Cascadilla Street / Meadow Street Perspective,” “Landscape Plan (A700),” “Exterior Elevations (A201),” and “Exterior Building Materials (A203),” dated 11/18/14 and “Erosion and Sedimentation Plan (C101),” “Demolition Plan (C102),” “Layout Plan (C103),” “Grading and Drainage Plan (C104),” “Utility Plan (C105),” “Layout and ESC Plan 621 Cascadilla St. (C106),” “Grading and Drainage Plan 621 Cascadilla St. (C107),” “Details 621 Cascadilla St. (C201),” “Details (C201),” dated 11/17/14; and “Purity Ice Cream – Trash Enclosure Details” and “Purity Ice Cream – Trash Enclosure Section,” dated 11/18/14; and all prepared by John Snyder Architects, now, therefore, be it DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 5 RESOLVED: that the City of Ithaca Planning and Development Board agrees to the changes proposed by the applicant, subject to the following conditions: i. Tree removal will require a City Tree Permit, and ii. Submission of a revised Erosion and Sedimentation Plan showing adequate tree protection for City trees, as per the recommendation of the City Forester that the entire treelawn area should be fenced with durable fencing, and iii. Submission to Planning Board of revised Landscape Plan showing replacement of removed City tree, and showing additional canopy trees to shade parking area, and iv. For the completed Cascadilla Street parking lot: a. Signage identifying it as a Purity Ice Cream parking area, and b. Prominent “Employee Parking Only” signage for the seven parking spaces on the east side of this lot (required mitigation per FEAF, Part 3), and c. Installation of a low landscape anchor element within the landscape areas at the northwest corner of this parking lot to provide greater urban definition at this intersection’s corner, designed in a manner that does not interfere with vehicle sight lines (required mitigation per FEAF, Part 3), and v. On building elevations, label door at southeast corner of Purity store as an “operable door,” and The following applicable, unsatisfied conditions from the December 3, 2013 Modified Final Site Plan Approval: vi. Submission to Planning Board of all project details, including but not limited to site furnishings, lighting, signage, paving, fencing and railings, and vii. Submission to Planning Board of drawing showing screening of NYSEG transformer at north corner of Purity Ice Cream site, and viii. Submission to Planning Board of revised Landscape Plan showing both project parcels on a single sheet, with their landscaping and pedestrian connections, and ix. All rooftop mechanicals shall either be screened from public view or architecturally integrated into the building, and x. Applicant shall further explore the possibility of the Cascadilla Street parking lot being used solely by project employees, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 6 xi. Approval of the project’s Storm Water Pollution Prevention Plan (SWPPP) by City of Ithaca Stormwater Management Officer, and xii. The project requires DOT approval for work in the State right-of-way and City of Ithaca approval for work in the City right-of-way, and xiii. Noise-producing construction activities shall be limited to Monday through Friday, 7:30 a.m. to 7:30 p.m., and xiv. Bicycle racks must be installed prior to issuance of a Certificate of Occupancy. In Favor: Blalock, Elliott, Fernández, Randall, Schroeder Opposed: None Absent: Jones-Rounds Vacancies: One C. Major Subdivision & 5 Units of Housing, 128 W. Falls Street, Ron Ronsvalle. Public Hearing, Consideration of Preliminary Site Plan Approval, and Consideration of Preliminary Subdivision Approval. The applicant is proposing to subdivide the parcel and construct one single-family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre) parcel into two three. Parcel I will measure 3,686.9 SF with 37.5’ of frontage and will contain a new single-family home. Parcel 2, measuring 4,389 SF and with 46 feet of street frontage, will contain the existing single-story single-family home; and Parcel 3, measuring 8,276 SF with 182 98 feet of street frontage, will contain two new duplexes. The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two-family dwellings, minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet, respectively. The project includes eight seven off-street parking spaces, one driveway, sidewalks / walkways, and landscaping. This is an Unlisted Action under both the City of Ithaca  Environmental Quality Review Ordinance and the State Environmental Quality Review Act, for which environmental review was completed on September 23, 2014. The project has received Area Variances for an existing front-yard deficiency, as well as new front- and rear-yard deficiencies and parking location; however, subsequent design changes require an additional appeal to the Board of Zoning Appeals (BZA) for one new Area Variance. Applicants Lawrence J. Fabbroni, Jr. and Lawrence P. Fabbroni, Sr. described project changes after its review at the last two Project Review Committee meetings. At its October meeting, the Committee asked the applicants to reconfigure the parking by eliminating one parking space and moving a second from behind Building #1 to the rear of Building #3. The applicants have now done this, which will require them to return to the Board of Zoning Appeals. A few other minor project changes have been made, including adding windows to the rear elevation of Building #1 and making some minor changes to the planting plan. DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 7 Public Hearing On a motion by Randall, seconded by Elliott, and approved unanimously, Chair Blalock opened the Public Hearing. There being no public comments, on a motion by Fernández, seconded by Schroeder, and approved unanimously, Chair Blalock closed the Public Hearing. Adopted Resolution for Preliminary Site Plan Approval: On a motion by Randall, seconded by Schroeder: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for 2 duplexes and one single-family home, as well as a subdivision, by Ron Ronsvalle, applicant and owner, and WHEREAS: the applicant is proposing to subdivide the parcel and construct one single- family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre) parcel into three: Parcel I will measure 3,686.9 SF with 37.5’ of frontage and will contain a new single-family home; Parcel 2, measuring 4,389 SF and with 46 feet of street frontage, will contain the existing single-story single-family home; and Parcel 3, measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes. The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two-family dwellings, minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet, respectively. The project includes seven off-street parking spaces, one driveway, sidewalks / walkways, and landscaping, and WHEREAS: the project received Area Variances for an existing front-yard deficiency, as well as new front- and rear-yard deficiencies; however, subsequent design changes require an additional appeal to the Board of Zoning Appeals (BZA) for one new Area Variance, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: this is considered a Major Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Major Subdivision – Any subdivision of land resulting in creation of two or more additional buildable lots, and WHEREAS: the Planning and Development Board, being the that local agency which has primary responsibility for approving and funding or carrying out the action, did on September 23, 2014 declare itself Lead Agency for the environmental review of the project, 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 DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 8 WHEREAS: the Planning and Development Board held the required Public Hearing on November 25, 2014, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any comments received have been considered, and WHEREAS: the Planning and Development Board acting as Lead agency in Environmental review did on September 23, 2014 review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; plans entitled “Subdivision Plat, 128 West Falls Street (S- 100),” dated 6/23/14 and prepared by Lawrence J. Fabbroni; and “Location Plan (S-101)” and “Illustrative Plan ( S-102.1),” dated 2/20/14, and “Site Layout Plan (S-102),” “Building Elevations (S-104.1 and S-104.2),” “Street Elevations (S-105),” “Parking (S- 106),” “Open Spaces (S-107),” and “Bioretention Areas (S-108),” all dated 8/1/14, and prepared by Lawrence J. Fabbroni; and “Revised Conceptual Landscape Plan (S-103)” and “Revised Conceptual Landscape Plant List and Photographs (S-103.1),” both dated 8/1/14 and prepared by Empire Landscape Architects; and other application materials, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on September 23, 2014 make a Negative Determination of Environmental Significance, and WHEREAS: the Planning Board has on November 25, 2014 reviewed and accepted as adequate: revised drawings titled and “Site Layout Plan (S-102),” last revised on October 30, 2014, “Illustrative Plan ( S-102.1),” last revised on November 11, 2014, and “Building Elevations (S-104.1,S-104.2, S-104-3 S-104.3, & S-104.4),” all either dated or last revised on November 11, 2014 and all prepared by Lawrence Fabronni; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board grants Preliminary Site Plan Approval for the proposed project, subject to the following conditions: i. Variance must be granted before Final Site Plan Approval, and ii. Applicant to explore adding more windows to the rear façades of Buildings 1 and 2, and iii. Submission of •••a••• revised site and landscape plans, showing removal of planting areas along driveway, and iv. Submission of elevations with building materials labeled and keyed to materials sample sheet, and v. Submission of project details (e.g., building materials samples, pavers, lighting, benches, raised planters, bike racks, etc.). DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 9 In Favor: Blalock, Elliott, Fernández, Randall, Schroeder Opposed: None Absent: Jones-Rounds Vacancies: One Adopted Resolution for Preliminary Subdivision Approval: On a motion by Fernández, seconded by Schroeder: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a subdivision of City of Ithaca Tax Parcel #13.-2-20, located at 128 West Falls Street, by Ron Ronsvalle, applicant and owner, and WHEREAS: the applicant is proposing to subdivide the parcel and construct one single- family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre) parcel into three: Parcel I will measure 3,686.9 SF with 37.5’ of frontage and will contain a new single-family home; Parcel 2, measuring 4,389 SF and with 46 feet of street frontage, will contain the existing single-story single-family home; and Parcel 3, measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes. The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two-family dwellings, minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet, respectively. The project includes seven off-street parking spaces, one driveway, sidewalks / walkways, and landscaping, and WHEREAS: the project received Area Variances for an existing front-yard deficiency, as well as new front- and rear-yard deficiencies; however, subsequent design changes require an additional appeal to the Board of Zoning Appeals (BZA) for one new Area Variance, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: the subdivision is considered a Major Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Major Subdivision – Any subdivision of land resulting in creation of two or more additional buildable lots, and WHEREAS: the Planning and Development Board, being the that local agency which has primary responsibility for approving and funding or carrying out the action, did on September 23, 2014 declare itself Lead Agency for the environmental review of the project, 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 DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 10 WHEREAS: the Planning and Development Board held the required Public Hearing on November 25, 2014, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any comments received have been considered, and WHEREAS: the Planning and Development Board, acting as Lead Agency in Environmental review, did on September 23, 2014 review and accept as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; plans entitled “Subdivision Plat, 128 West Falls Street (S- 100),” dated 6/23/14 and prepared by L. Fabbroni, and other application materials, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on September 23, 2014 make a Negative Determination of Environmental Significance, and WHEREAS: the Planning Board did on November 25, 2014 grant Preliminary Site Plan Approval to the project, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board grants Preliminary Subdivision Approval to City of Ithaca Tax Parcel #13.-2-20, located at 128 West Falls Street. In Favor: Blalock, Elliott, Fernández, Randall, Schroeder Opposed: None Absent: Jones-Rounds Vacancies: One D. 123-Room Hilton Canopy Hotel, 320-324 E. M.L.K., Jr. / E. State Street, Scott Whitham for Neil Patel. No Action ― Review of FEAF, Parts 2 & 3. The applicant is proposing to build a six-story, 70’-tall seven-story, 80’-tall hotel with 123 guest rooms. The ground floor will include a breakfast room, a bar / lounge, a meeting room café and bar, a retreat area, public restrooms, a garden patio, and an approximately 2,000-SF retail / restaurant space. The second floor includes meeting rooms, a fitness area, and an outdoor terrace. Exterior finishes include stone and brick veneers, metal panel systems, and aluminum windows. The site layout features a drop-off area with a glass and aluminum porte-cochère, a 12-space parking area, bike racks and walkway accessible from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way. The project is in the CDB-100 Zoning District. The project site consists of three tax parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as metered parking; and a portion of another tax parcel in private ownership, also used as parking. Parcel consolidation and possible subdivision will be required. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (1)(h.)(4), (k.), and (n.), and the State Environmental Quality Review Act, §617.4 (b)(9), DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 11 and is subject to environmental review. The project has received Design Review and requires approvals by the IURA and Common Council for the sale of City property. Consultant Scott Whitham gave an overhead presentation of the project, illustrating some recent changes. Fernández asked Whitham to explore improvements to the appearance of the mechanical penthouse on top of the building. Whitham replied that, although its height is essentially fixed, other details could probably be modified. Schroeder suggested it would look better if it were not so monolithic, but perhaps had different heights customized to the elements being screened; the screening, in other words, would not have to be completely solid / uniform. Whitham replied he would explore some options. Schroeder added the applicant could also consider screening by a parapet on the yellow-brick “tower element” facing Seneca Way or false façade. Elliott said the perspective view from Aurora Street makes the building look disproportionately large. Whitham agreed and indicated he would see what could be done about that. Elliott asked if the applicants considered below-grade, on-site parking. Whitham replied, no; however, the applicants will be commissioning an SRF Associates parking and transportation study, which will examine those kinds of issues. Blalock observed that many hotel guests would likely drive down East Hill, follow Seneca Way, and end up on the north side of the hotel, which may be a problem since there is no valet parking there. Whitham replied that the trash area on Seneca Way has been moved, which should free up some space for vehicles there. It may be the City could also make some 15-minute parking spaces available there to help address the same issue. Cornish stressed that effective wayfinding signage will also be crucial. Elliott suggested designating one of the current metered parking spaces exclusively for hotel guests. Whitham replied that would depend on a discussion with the City. Schroeder asked the applicant to note on the site plan that the southwest existing northeast curb-cut along Seneca Way will be eliminated. Blalock remarked he would like to be involved in any parking and traffic discussions. Cornish remarked it is entirely up to the applicant, and that any conversations should take place during an actual Planning Board meeting. Review of Full Environmental Assessment Form, Part 2 Cornish said it would be helpful to identify what kinds of mitigations would be employed for any odors, exhaust, noise, etc. resulting from the project. The applicant will also need to make absolutely clear where the building vents would be ― there have been several recent problems with vents on other projects. DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 12 Schroeder suggested the perspective views from the south would be more informative if the actual design of the new Carey Building addition were included. He would also like to see perspective views of the project from both the Aurora Street Bridge and from Aurora Street’s ‘restaurant row’ on the west side of Aurora Street (opposite Contemporary Trends). Blalock suggested the applicants contact Historic Ithaca for its input on the project. Whitham replied he would do that. Schroeder said the “Other impacts” response under Question #16 (“Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action?”) should refer to potential restaurant odor impacts as well as construction impacts. Question #2 (“Will there be an effect on any unique land forms found on the site?”) should be answered “yes,” with a “Potential Large Impact” Fernández asked if more impacts should not be identified under Question #15 (“Will proposed action affect community’s sources of fuel or energy supply?”). Elliott observed that the 5% criterion (“Proposed action causing greater than 5% increase in any form of energy used in municipality.”) would virtually never result in a “yes.” Schroeder suggested the City revise its Site Plan Review application materials to document planned green building techniques / practices at the outset (e.g., by adding appropriate questions to the FEAF, Part 1 form). Elliott noted loss of the parking lot and utility usage as other potential environmental concerns. He would like to see some form of capacity analysis performed for the utilities. Cornish replied the applicants will need to discuss this with NYSEG. Whitham responded the applicants already have met with NYSEG about these kinds of issues, including discussions about how they might be able to share resources with the Carey Building. Review of Full Environmental Assessment Form, Part 3 Schroeder said the blank façade areas and penthouse design should be addressed in the Part 3. He does not know why so much red brick is being used on the bottom portion of the west elevation, in the alley behind the Aurora Street restaurants, where virtually no one would see it. He said it would be far preferable to use this more-expensive and higher-quality building material on a public street face. Whitham replied he understands Schroeder’s concern. Cornish suggested the Board invite both the City Transportation Engineer and Parking Director to discuss many of these issues at its meeting next month (including all the wayfinding / signage and staging issues associated with planned downtown projects). DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 13 E. 3-Story Apartment Building, 114 Catherine Street, Jagat Sharma for Nick Lambrou. Design Review, Public Hearing, Determination of Environmental Significance, Consideration of Approval of Transportation Demand Management Plan, and Consideration of Preliminary Site Plan Approval. The applicant proposes to construct a 3-story apartment building, with a footprint of 1,974 SF and containing one 5-bedroom and two 6-bedroom units. The project site contains an existing apartment building and a 13-space parking lot with 7 spaces in the back yard (to remain) and 6 spaces in the front yard (to be replaced by the new building). The project also includes the removal of one curb-cut. The project is in the CR-4 Zoning District, which requires either: (1) off-street parking in accordance with §325-45.5 F; or (2) full compliance with the NYS Building Code or Residential Code for new construction and a Transportation Demand Management Plan (TDMP) approved by the Planning Board. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review. The project requires Design Review. Architect Jagat Sharma and owner Nick Lambrou described recent changes made to the project. Sharma distributed an updated Transportation Demand Management Plan, an updated “Parking Plan, Project Data, Site Plan, Details (1.03)” drawing, and a “Material Samples” sheet. Schroeder asked how the revised TDMP differs from the previous version. Sharma replied it mentions a reduction in available parking spaces and adds some language about Ithaca CarShare. Lambrou added that the applicants approached Ithaca CarShare with the idea of having one of its cars on-site; Ithaca CarShare liked the idea, but is not prepared to pursue it right now. Schroeder noted that Nicholas made it clear at the Project Review Committee that the TDMP should include some genuine mitigations and CarShare was one of those ideas. Cornish added that Nicholas and City Transportation Engineer Tim Logue had provided other specific examples of possible mitigations (e.g., covered bike parking in the rear, indoor bike storage in the adjacent building, reconstruction of the stairs at the southeast northeast corner of the lot). Schroeder noted that he had suggested the applicants provide a map showing pedestrian route(s) through the property. Alternately, he said, language could simply be added to the TDMP noting that the contiguous land owned by the applicant helps facilitate mid-block pedestrian connections, and that the applicant intends for this condition to remain. Schroeder asked if covered outdoor bike parking could also be included in the TDMP. Sharma replied, yes. Randall asked if tenant parking is charged separately from rent. Lambrou replied, yes. In that case, Randall suggested, this should also be included in the TDMP. It could also refer to the frequent nearby bus service and the property’s “Walkscore” of 85. DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 14 Schroeder remarked that the Planning Board has now agreed in principle on the TDMP — i.e., the draft Sharma handed out today, plus language (1) stating that covered outdoor bike storage would be provided; (2) adding the aforementioned general language about internal pedestrian routes; and (3) stating that the cost of parking would be unbundled from rent. This, he said, will allow the Board to proceed with the CEQR and preliminary site plan approval resolutions this evening. However, he felt the Board should delay its actual TDMP approval vote until next month, when a TDMP document with finalized language would be available. Cornish indicated at this time the Board should open the Design Review Committee meeting, since this project requires Design Review. Design Review Committee Meeting Schroeder thanked the applicants for making numerous previous design improvements to the project. He asked if the applicants could make the cream color integral to the foundation concrete (as opposed to painting) and document this approach in the project drawings and on the “Material Samples” sheet. Sharma replied, yes. Public Hearing On a motion by Schroeder, seconded by Fernández, and approved unanimously, Chair Blalock opened the Public Hearing. There being no public comments, on a motion by Fernández, seconded by Schroeder, and approved unanimously, Chair Blalock closed the Public Hearing. Review of Full Environmental Assessment Form, Part 2 No comments were made. Review of Full Environmental Assessment Form, Part 3 Schroeder noted the only Part 3 issue requiring attention was the TDMP, which has been addressed this evening. No additional comments were made. Adopted Resolution for City Environmental Quality Review: On a motion by Schroeder, seconded by Fernández: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for an apartment building to be located at 114 Catherine Street in the City of Ithaca, from Jagat Sharma, applicant for Nick Lambrou, owner, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 15 WHEREAS: the applicant proposes to construct a 3-story apartment building, with a footprint of 1,974 SF and containing one 5-bedroom and two 6-bedroom units. The project site contains an existing apartment building and a 13-space parking lot with 7 spaces in the back yard (to remain) and 6 spaces in the front yard (to be replaced by the new building). The project also includes the removal of one curb-cut. The project is in the CR-4 Zoning District, which requires either: (1) off-street parking in accordance with §325-45.5 F; or (2) full compliance with the NYS Building Code or Residential Code for new construction and a Transportation Management Plan (TDMP) approved by the Planning Board. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review. The project has received Design Review, and WHEREAS: this an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on October 28, 2914 declare itself Lead Agency for the environmental review of the project, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on November 25, 2014 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff; and the following drawings: “Rendering-Catherine Street (R.01),” “Location Plan, Site Photos, Survey (1.01),” “’Demo Plan, Disturbance Plan, Utility Plan (1.02),” “Parking Plan, Project Data, Site Plan, Details (1.03)” (version with plantings labeled and “Planting List” added), “First Floor Plan, Typical Floor Plan (2.01),” “South Elevation (3.01),” and “East and West Elevations (3.02),” with a latest revision date of 11/4/14; “Site Plan (1.03A),” dated 11/17/14; and “Materials Material Samples,” dated 11/20/14; and all prepared by Jagat P. Sharma; and other application materials, and WHEREAS: the Planning Board has on November 25, 2014 reviewed a Transportation Demand Management Plan (TDMP), prepared by Jagat P. Sharma and dated 11/24/14, and agreed in principle on a strengthened TDMP to be formally approved on 12/16/14, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines that the proposed project will result in no significant impact on the environment and 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: Blalock, Elliott, Fernández, Randall, Schroeder Opposed: None Absent: Jones-Rounds Vacancies: One Adopted Resolution for Preliminary Site Plan Approval: DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 16 On a motion by Fernández, seconded by Randall: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for an apartment building to be located at 114 Catherine Street in the City of Ithaca, from Jagat Sharma, applicant for Nick Lambrou, owner, and WHEREAS: the applicant proposes to construct a 3-story apartment building, with a footprint of 1,974 SF and containing one 5-bedroom and two 6-bedroom units. The project site contains an existing apartment building and a 13-space parking lot with 7 spaces in the back yard (to remain) and 6 spaces in the front yard (to be replaced by the new building). The project also includes removal of one curb-cut. The project is in the CR-4 Zoning District, which requires either: (1) off-street parking in accordance with §325-45.5 F; or (2) full compliance with the NYS Building Code or Residential Code for new construction and a Transportation Management Plan (TDMP) approved by the Planning Board. The project received Design Review, and WHEREAS: this an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: the Planning Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, did on October 28, 2014 declare itself Lead Agency for the environmental review, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and all comments received have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on November 25, 2014 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff; and the following drawings: “Rendering-Catherine Street (R.01),” “Location Plan, Site Photos, Survey (1.01),” “’Demo Plan, Disturbance Plan, Utility Plan (1.02),” “Parking Plan, Project Data, Site Plan, Details (1.03)” (version with plantings labeled and “Planting List” added), “First Floor Plan, Typical Floor Plan (2.01),” “South Elevation (3.01),” and “East and West Elevations (3.02),” with a latest revision date of 11/4/14; “Site Plan (1.03A),” dated 11/17/14; and “Materials Material Samples,” dated 11/20/14; and all prepared by Jagat P. Sharma; and other application materials, and WHEREAS: the Planning Board has on November 25, 2014 reviewed a Transportation Demand Management Plan (TDMP), prepared by Jagat P. Sharma and dated 11/24/14, and agreed in principle on a strengthened TDMP to be formally approved on 12/16/14, now, therefore, be it RESOLVED: the Planning Board does hereby grant Preliminary Site Plan Approval for the project, subject to the following conditions: DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 17 i. Written approval from the Fire Department, and ii. Submission of a revised site plan indicating restoration of curb, and repair of sidewalk to original condition, if damaged during construction, and iii. Submission of revised elevations noting integrally-tinted colored concrete foundation, and of revised “Material Samples” sheet, adding sample of aforementioned tinted concrete foundation, and iv. Submission of project details, including building materials, lighting, paving, signage, stairs, railing, etc. In Favor: Blalock, Elliott, Fernández, Randall, Schroeder Opposed: None Absent: Jones-Rounds Vacancies: One F. Ithaca Plaza: Retail Expansion, 222 Elmira Road, Marx Realty & Improvement Co., Inc. Declaration of Lead Agency. The applicant proposes to construct a one-story, 3,400-SF retail building with 49 parking spaces and associated landscaping, walkways, and other site improvements. The 6.1-acre project site contains an existing retail mall with 258 parking spaces. The project site is predominantly paved; however, development requires the removal of 0.2 acres (8.712 SF) of existing vegetation along the north property line and contiguous to the drainage area. The project is in the SW-2 Zoning District, which allows a maximum building setback of 34 feet from the curbline. The project requires an Area Variance for the proposed 70’ setback. The applicant has proposed a 4’-tall architectural wall along a portion of the frontage. The applicant is proposing to relocate the curbcut to be in alignment with the signalized intersection of Fairgrounds Memorial Parkway and South Meadow Street. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review. Consultant David Herrick submitted a revised layout plan and described recent changes made to the project. He said that the applicants have always assumed there would likely be some complications associated with the existing Meadow Street curb-cut at the north side of the property, due to its close proximity to a signalized intersection. A traffic consultant was commissioned to identify the potential impacts on that intersection, he said, and discussions were held with the City Transportation Engineer. Herrick said it was concluded that the intersection would not function well with the additional use on the parcel; so the applicants have generated a layout plan that adds a signalized fourth leg to the existing three-leg intersection, while eliminating the existing north curb-cut. Elliott said the site is in a riparian zone. He asked if any additional measures are planned, given the project’s location in a FEMA flood zone. Herrick replied that the site would be raised above the 100-year floodplain. Elliott asked if any further mitigations are planned. DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 18 Herrick replied that the applicants have not had a protracted discussion about flood proofing; however, he will bring it up with the architect. Fernández suggested pushing the building closer to Route 13. Herrick replied that the owners want to retain the adjoining Five Guys Burgers and Fries building façade, so he does not see how that would be possible: it would create a dead-end in front of Five Guys Burgers and Fries. It would also require BZA approval to be further than 34 feet from the South Meadow Street curb. Schroeder noted he would prefer to see a single dumpster serving both restaurants, which would allow the applicant to provide an attractive outdoor dining area, visible from Meadow Street, between this project’s restaurant and the Five Guys restaurant. Herrick replied he actually brought that issue up already and there is some interest in doing that. Adopted Resolution for Intent to Declare Lead Agency On a motion by Fernández, seconded by Randall: 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: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a retail building to be located at 222 Elmira Road (Ithaca Shopping Plaza) in the City of Ithaca, by Marx Realty & Improvement Co., Inc., and WHEREAS: the applicant proposes to construct a one-story, 3,400-SF retail building with 49 parking spaces and associated landscaping, walkways, and other site improvements. The 6.1-acre project site contains an existing retail mall with 258 parking spaces. The project site is predominantly paved; however, development requires removal of 0.2 acres (8.712 SF) of existing vegetation along the north property line and contiguous to the drainage area. The project is in the SW-2 Zoning District, which allows a maximum building setback of 34 feet from the curbline. The project requires an Area Variance for the proposed 70’ setback. The applicant has proposed a 4’-tall architectural wall along a portion of the frontage. The applicant is proposing to relocate the curbcut to be in alignment with the signalized intersection of Fairgrounds Memorial Parkway and South Meadow Street, and WHEREAS: this an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 19 WHEREAS: this project will require approval from the NYS Department of Transportation, 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 project. In Favor: Blalock, Elliott, Fernández, Randall, Schroeder Opposed: None Absent: Jones-Rounds Vacancies: One G. Ithaca Children’s Garden at Cass Park – Sketch Plan Consultant Scott Whitham and applicants Megan Shay and Erin Marteal described the proposed project and gave an overhead presentation. Cornish explained that the Ithaca Children’s Garden has an understanding with the Board that it would periodically apprise the Board of any changes to its original master plan. Shay said that the presentation depicts several envisioned changes, the most significant of which is a classroom pavilion, which would be used year-round. H. 112 Blair Street: 2 Duplexes & Parking – Sketch Plan Architect Tom Schickel described the proposed project, noting that it would be an infill project for two 2-family houses containing 12 rental bedrooms. He indicated the project would also employ a remnant non-conforming residential lot currently containing a Grey Court carriage house. He said the project would include a parking lot with 10 spaces (plus an eleventh space in the existing carriage house), representing a reduction from 21 existing parking spaces to 11. There would be considerable screening of the project from the Orchard Park Place neighborhood, he added. Blalock remarked that the project would be more attractive if it could be made to resemble a miniature neighborhood. Elliott agreed, noting there could be some public space in the central shared area. Schroeder suggested adding some vegetative shading to the south end of the parking lot. Fernández suggested reducing the parking spaces by one and adding another dwelling unit. Schickel replied that current zoning requirements would make that extremely difficult to accomplish. In fact, he said, the applicants already explored designing the project with three buildings; however, they could not create the required number of parking spaces to avoid applying for a Zoning Variance. Cornish observed that would DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 20 actually require re-zoning, since the number of deficient parking spaces would be too large. I. Chain Works District Project – Scoping Update Cornish reported that the December 9, 2014 Scoping Session was held, at which a single member of the public spoke. The applicants and consultant are now working together to improve the original scoping document. 4. Old / New Business A. Planning Board Comments on Proposal to Amend R-U Zoning District Cornish said the proposed zoning revision was inspired by the recent Ridgewood Road Apartments project proposal, and noted the revisions were the product of examining zoning in that part of the City for the purpose of preserving its large lots and more pastoral setting. The most significant revisions include: a reduction in the maximum allowable building height from 4 stories to 3 stories; a reduction in the maximum lot coverage from 30 percent to 25 percent; and a prohibition on multi-family dwellings within 500 feet of an existing multi-family unit. Schroeder agreed with the proposed revisions, explaining that one reason the City promotes increased density in so many areas downtown and in Collegetown is to allow the preservation of certain beautiful areas, iconic views, and historic districts elsewhere in the City. He believes the proposed zoning revisions are appropriate and desirable because the R-U zone includes much of the Cornell Heights Historic District and provides the impressive heavily-forested foreground in the iconic view of Cayuga Lake from the sixth floor of the Johnson Museum. Blalock asked if that is something the Planning Board could formally articulate to Common Council. Cornish replied, yes. B. Update on Proposal to Eliminate Off-Site Parking in a Different Zone Cornish noted that this agenda item was generated as a result of the Purity Ice Cream Cascadilla Street off-site parking lot. She indicated she would look for the memorandum the Director of Zoning Administration created. 5. Reports A. Planning Board Chair Blalock noted that he has asked the Mayor to appoint another Planning Board member to replace Fernández, in addition to a replacement for the Board of Public Works (BPW) liaison. Cornish announced that BPW member Mark Darling has expressed a willingness DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 21 to serve, leaving one remaining vacancy, once Fernández leaves the Board after the regular December meeting. B. Director of Planning and Economic Development No report. C. Board of Public Works Liaison No report. 6. Approval of Minutes On a motion by Schroeder, seconded by Fernández, the revised draft July 22, 2014 meeting minutes as edited by Schroeder were approved, with no modifications. In Favor: Blalock, Elliott, Fernández, Randall, Schroeder Opposed: None Absent: Jones-Rounds Vacancies: One 7. Adjournment On a motion by Fernández, seconded by Blalock, and unanimously approved, the meeting was adjourned at 10:08 p.m.