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HomeMy WebLinkAboutMN-PDB-2015-01-27DRAFT 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 January 27, 2015 Board Members Attending: Garrick Blalock, Chair; Mark Darling; Jack Elliott; McKenzie Jones-Rounds; C.J. Randall; John Schroeder Board Members Absent: None Board Vacancies: One Staff Attending: JoAnn Cornish, Director, Division of Planning and Economic Development; Lisa Nicholas, Senior Planner, Division of Planning and Economic Development; Charles Pyott, Office Assistant, Division of Planning and Economic Development; Frank Nagy, Director of Parking; Tim Logue, Transportation Engineer Applicants Attending: Telecommunications Facility at 214 N. Meadow Street Allan E. Floro, Esq., Nixon Peabody, LLP Canopy Ithaca (Hilton Hotel) at 320-324 E. M.L.K., Jr. / E. State Street Scott Whitham, Whitham Planning & Design, LLC; Catherine DeAlmeida, Whitham Planning & Design, LLC Upson Hall Renovations, Cornell University Rob Goodwin, Perkins+Will; Kim Michaels, Trowbridge Wolf Michaels, LLP; Mike Husar, Cornell University; Ruth Howell, Cornell University Town Houses at 402 S. Cayuga Street DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 2 Scott Reynolds, Ithaca Neighborhood Housing Services Three Duplexes at 804 E. State Street, previously Two Duplexes & Parking at 112 Blair Street Tom Schickel, Schickel Architecture; David Funk, Schickel Architecture; Ike Nestopoulous, Owner Apartment House at 707 E. Seneca St. Tom Schickel, Schickel Architecture; Todd Fox, Owner Chair Blalock called the meeting to order at 6:03 p.m. 1. Agenda Review There were no changes to the agenda. 2. Privilege of the Floor Graham Kerslick, 115 Orchard Place and Fourth Ward Alderperson, spoke in opposition to the 804 E. State Street project and associated Zoning Appeal. He said he had met with nearby residents who asked him to report some of their concerns to the Planning Board. The residents, Kerslick reported, felt that there is in fact demand for parking at the Blair Street site and that the parking situation in Collegetown is currently in flux. Kerslick hopes the Planning Board will take this into account, from the larger perspective of the City’s goals for Collegetown development. The residents are also concerned with the nature, siting and scale of the proposed project as depicted in the revised plan. 3. Special Order of Business: Downtown Transportation and Parking — Frank Nagy, City Parking Director and Tim Logue, City Transportation Engineer Blalock explained that the Planning Board had asked Nagy and Logue to attend this evening’s meeting to help address its concerns with potential downtown traffic and parking complications associated with forthcoming projects, like the Ithaca Marriott, the proposed Canopy Ithaca hotel and other large downtown proposals. The concern, Blalock explained, is that the two new hotels will generate considerably more traffic and parking use; furthermore, since many arriving hotel guests will be unfamiliar with Ithaca, the City should ensure proper wayfinding is in place to prevent downtown vehicular paralysis. He added that community members have also expressed concerns about the overall reduction in available surface parking with the advent of the new hotels. Therefore, Blalock asked Nagy and Logue to walk through how vehicles would arrive, navigate and find downtown parking after these projects have been built. DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 3 Logue responded that the Canopy Ithaca hotel submitted a Transportation Impact Study (TIS), which concluded there should be no significant impact. He noted that the small parking lot to be retained just off E. M.L.K., Jr. / E. State Street has space for 8-9 cars, so that would be the primary point-of-access to the hotel, where guests could either park or use valet parking. The Seneca Street Garage, he said, would be the closest facility for this hotel’s guests and the circulation pattern seems viable. Logue emphasized that the hotel will handle check-ins in an expedited manner (including by phone), so many guests would really only just be dropping off their belongings. He is not too concerned with the hotel’s impact. Nagy agreed there should be ample parking space for the hotel. Blalock responded he still believes the situation would be different for newcomers to the City (e.g., many people may drive down E. State Street only to realize they cannot make a left turn onto Aurora Street). Nagy disagreed, suggesting that the combination of signage and the ubiquity of vehicular GPS technology should keep that scenario to a minimum. Jones-Rounds mentioned that the Board also discussed making downtown wayfinding as easy as possible, with clear signs to the hotels. Logue responded that there is currently a County-wide wayfinding initiative that would address many of these kinds of issues. He added that the City would not be interested in installing commercial signage for the hotels. Schroeder observed that one mitigation provision listed in the TIS recommends there be two loading spaces on Seneca Way adjacent to the southwest of the site northeast Canopy Ithaca entrance. He asked if guests could not also check into the hotel from that location. Logue replied, yes. Schroeder said that would also help address Blalock’s concern. Blalock asked if the City would ever consider converting a portion of the current one-way stretch of N. Aurora Street into a two-way street. Logue replied the City actually commissioned a Downtown Traffic Circulation Study (July 2001), examining that very issue. The study recommended against that approach, since it would result in a lane in which left- turning vehicles would be blocking the cars behind them; therefore, the level-of-service would suffer significantly. He noted a designated left-turn lane could conceivably be installed, but then sidewalk width, trees, treelawns and street parking would all be lost. Elliott remarked that the Board was primarily thinking about reconfiguring the one small block that runs from E. M.L.K., Jr. / E. State Street to E. Seneca Street. He felt there should be enough space there to accommodate a left turn from Seneca Street onto Aurora Street. Logue responded that while the cost of doing that would be much less than converting a larger section of the street, he does not believe there would be much benefit to it, since it would only save vehicles one block. Blalock asked if Nagy and Logue are generally satisfied with the Marriott loading zone area on S. Aurora Street. Logue replied he is a little concerned with it. Even though the hotel agreed to install a bump-out between the building and the bus stop, it is conceivable that at particularly busy peak-times some vehicles would be forced to drive around and come back. DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 4 Blalock noted the Board heard some public concern that a lack of sufficient surface parking resulting from the new downtown projects would harm nearby businesses. He suggested that a few more dedicated parking spaces with a higher parking fee could help alleviate this problem. Nagy responded that the City’s new automated payment stations will enable setting different parking rates for different locations. He added that vehicles are now able to use the first 100 parking spaces in the Seneca Street Garage, which were previously not accessible due to an agreement related to construction of the Hilton Garden Inn. Logue also suggested a simple step like including City garages on Google Maps. 4. Site Plan Review A. Telecommunications Facility, 214 N. Meadow Street, Mark Coon for Verizon Wireless. Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, and Consideration of Preliminary & Final Site Plan Approval. The applicant proposes to construct a small rooftop telecommunications facility on the existing building at 214 N. Meadow Street. The facility will consist of a single roof-mounted antenna measuring 24.5” high with a diameter of 15.5”, an equipment cabinet, and other associated materials. The project is in the WEDZ-1a Zoning District. 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. Applicant Allan E. Floro provided a brief description of the proposed project, noting it would be a small cell, or microantenna micro cell antenna designed to alleviate capacity issues. Schroeder said this project is absolutely fine exactly as it is. No other comments or objections were expressed. Adopted Resolution for Lead Agency: On a motion by Jones-Rounds, 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: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a rooftop telecommunications facility to be located at 214 N. Meadow Street, by Mark Coon for Verizon Wireless, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 5 WHEREAS: the applicant is proposing to construct a small rooftop telecommunications facility on the existing building at 214 N. Meadow Street. The facility will consist of a single roof-mounted antenna measuring 24.5’ 24.2” high with a diameter of 15.5’ 15.1”, an equipment cabinet, and other associated materials. The project is in the WEDZ-1a Zoning District, 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, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project, to be located at 214 N. Meadow Street in the City of Ithaca. In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One Public Hearing On a motion by Randall, seconded by Darling, and approved unanimously, Chair Blalock opened the Public Hearing. There being no public comments, on a motion by Schroeder, seconded by Jones-Rounds, and approved unanimously, Chair Blalock closed the Public Hearing. Adopted Resolution for City Environmental Quality Review: On a motion by Elliott, seconded by Randall: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a rooftop telecommunications facility, located at 214 N. Meadow Street, in the City of Ithaca, by Verizon Wireless, and WHEREAS: the applicant proposes to construct a small rooftop telecommunications facility on the existing building at 214 N. Meadow Street. The facility will consist of a single roof-mounted antenna measuring 24.5’ 24.2” high with a diameter of 15.5’ 15.1”, an equipment cabinet, and other associated materials. The project is in the WEDZ-1a Zoning District, and WHEREAS: this is an Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested agencies have been given the opportunity to comment on the proposed project; DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 6 the CAC had no comments and comments received from the Tompkins County Planning Department have been considered, and WHEREAS: the Board, acting as Lead Agency in environmental review, has on January 27, 2015 reviewed and accepted as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2 prepared by Planning Staff; plans entitled “Overall Site Plan (C-100),” “Equipment Plan (C-101),” “Building Elevation (C- 201),” and “Details (C-501),” all dated October 2014, and prepared by C&S Companies; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines that the proposed telecommunications facility, located at 214 N. Meadow Street 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: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One Adopted Resolution for Preliminary and Final Site Plan Approval: On a motion by Schroeder, seconded by Elliott: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a rooftop telecommunications facility, located at 214 N. Meadow Street, in the City of Ithaca, by Verizon Wireless, and WHEREAS: the applicant proposes to construct a small rooftop telecommunications facility on the existing building at 214 N. Meadow Street. The facility will consist of a single roof-mounted antenna measuring 24.5’ 24.2” high with a diameter of 15.5’ 15.1”, an equipment cabinet, and other associated materials. The project is in the WEDZ-1a Zoning District, and WHEREAS: this is an Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: in accordance with the Code of the City of Ithaca, Telecommunications Facilities and Services Ordinance, §325.29.7 B. (2), this proposal classifies as a Tier Two application, and WHEREAS: the application conforms to those requirements as outlined in the City Code, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 7 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: a Public Hearing for the proposed action was held on January 27, 2015, and WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested agencies have been given the opportunity to comment on the proposed project; the CAC had no comments and comments received from the Tompkins County Planning Department have been considered, and WHEREAS: the Board, acting as Lead Agency in environmental review, has on January 27, 2015 reviewed and accepted as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2 prepared by Planning Staff; plans entitled “Overall Site Plan (C-100),” “Equipment Plan (C-101),” “Building Elevation (C- 201),” and “Details (C-501),” all dated October 2014, and prepared by C&S Companies; and other application materials, and WHEREAS: on January 27, 2015 the City of Ithaca Planning and Development Board, acting as Lead Agency, did make a negative determination of environmental impact, and WHEREAS: in accordance with §325-29.14. B., the City of Ithaca Department of Planning and Development shall prepare staff reports for Tier Two applications, and WHEREAS: the following information contained in this resolution shall serve as the staff report and findings of fact as required by City Code, §325-29.14: (1) Description of the proposed PWSF (a) Other PWSFs in the area – There are 8 existing PWSF sites within one mile of the proposed site: 222 S. Cayuga St., 815 S. Aurora St. (Guyed Tower), 651 Five Mile Drive, 110 Dryden Road (Eddygate), 430 Campus Road (Barton Hall), 23 Sisson Place (Mary Donlon Hall), Tower Road (Riley Robb Hall), and 186 Pleasant Grove Road. See Exhibit G. (b) Nearest three PWSF sites to the proposed PWSF for the same carrier – Same as above. Se See Exhibit G. (2) Location – The proposed facility will be located on an “Opportunity Site” (rooftop). (a) Identification of whether the proposed PWSF is an avoidance area – The proposed PWSF is not located in any of the following avoidance areas: flood hazard zone, historically or culturally significant resource, unique natural area and/or critical environmental area, park, greenway, or natural area, scenic or visual corridor as defined by the City, wetland, lakeshore, or waterway. (b) Identification of whether the proposed PWSF is at an opportunity site – The PWSF is proposed to be on an existing roof. Staff has determined that this is an acceptable opportunity site. DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 8 (c) Determination of whether location standards have been met – Staff has determined that the rooftop location as proposed has met the location standards. (3) Siting (a) Determination of whether siting standards have been met: The proposed micro antenna is on an existing rooftop with an inconspicuous mount. Photo simulations provided in Exhibit N of the application demonstrate that the micro tower antenna is minimally visible from the public way. Staff has determined that siting standards have been met. (b) Identification of any necessary practical measures to avoid, minimize and/or mitigate (in that order of preference) adverse impacts of the proposed PWSF – Staff has determined that the applicant has taken appropriate measures to avoid, minimize, and mitigate adverse impacts of the proposed PWSF. (4) Design (a) Type of mount – Proposed antennae antenna will be mounted on 4’-high non- penetrating roof mount (see C-501). (b) Type of antenna(s) – The applicant is proposing to install a small cell wireless facility consisting of one single-sector radio unit measuring approximately 24.4’ 24.2” tall with a 15.1’ 15.1” diameter, and associated equipment. (c) Treatment of equipment cabinet or shelter – A new equipment cabinet and associated materials will be located in the rear of the building behind an existing fence. (d) Determination of whether design standards have been met – Staff has determined that the applicant has met the design standards as outlined in the City Code, §325-29.8 C. (5) Alternatives Analysis. (a) Alternatives provided by the applicant – Four alternatives were explored and two were rejected due to lack of ground space for equipment cabinet and one was rejected for roof height. See Exhibit F. (b) Alternatives studied by City staff – Staff has studied no alternative locations – the proposed location is acceptable. (c) In accordance with §325-29.11 of the Ithaca City Code, this Board has considered comparison and ranking of the proposed PWSF and the alternatives. (6) Description of narrative attachments – Plans entitled “Overall Site Plan (C-100),” “Equipment Plan (C-101),” “Building Elevation (C-201),” and “Details (C-501),” all dated October 2014, and prepared by C&S Companies; and other application materials, now, therefore, be it DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 9 RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the proposed telecommunications facility to be located on a rooftop at 214 N. Meadow St. in the City of Ithaca. In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One B. 123-Room Downtown Hotel, 320-324 E. M.L.K., Jr./E. State Street, Scott Whitham for Neil Patel. Determination of Environmental Significance and Potential Consideration of Preliminary and Final Site Plan Approval [But See “SPECIAL NOTE” in Box Below Explaining That the Approval Vote at This Meeting Was Void Because No Public Hearing Had Been Held]. The applicant is proposing to build a six- story seven-story, 70’-tall 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 an 11-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 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 are required. The project is in the CDB-100 Zoning District. 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), and is subject to environmental review. The project has received Design Review. Consultant Scott Whitham walked through recent changes made to the project. Schroeder asked if the main entrance on the second floor terrace would be open for general use by the public. Whitham replied that this space is still being developed, but it is definitely being considered as a more public space. Elliott asked if it would be possible to create an architectural extension of some kind in the front of the building (e.g., covered walkway). Whitham replied there is very little space to permit something like that. Elliott urged the applicant to consider some kind of connecting element to create more of a relationship between the building and the street. SPECIAL NOTE: It was discovered subsequent to this meeting that no Public Hearing for the project had been held. The Public Hearing was then held on February 24, 2015 and Preliminary and Final Site Plan Approval was granted on that date. DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 10 Review of Full Environmental Assessment Form, Part 3 Some minor modifications were made to the Part 3. Adopted Resolution for City Environmental Quality Review: On a motion by Schroeder, seconded by Darling: 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 Approval for a hotel to be located at 320-324 M.L.K., Jr. / E. State Street by Scott Whitham for Neil Patel, developer, and WHEREAS: the applicant is proposing to build a seven-story, 80’-tall hotel with 123 guest rooms. The ground floor will include a café and bar, a retreat area, public restrooms, a garden patio, and an approximately 2,000-SF retail / restaurant space. 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, an 11-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 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 are required. The project has received Design Review, and WHEREAS: 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) and (11), and is subject to environmental review, and WHEREAS: the New York State Department of Transportation, the Ithaca Urban Renewal Agency (IURA), and the City of Ithaca Common Council have consented to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: the City of Ithaca Planning and Development Board did on October 28, 2014 declare itself Lead Agency for the action of Site Plan Review for this project, and WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested agencies have been given the opportunity to comment on the proposed project and any comments received have been considered, and WHEREAS: in a memo from Ed Marx, Tompkins County Commissioner of Planning, to Lisa Nicholas, Senior Planner, dated October 28, 2014, he recommended that: “The City should require a full analysis of the impacts of this project including an assessment of the traffic and parking impacts. Of particular interest are turning movements onto East State / DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 11 MLK Street upon exiting the site and the capacity of downtown parking facilities to accommodate this and other projects under development downtown,” and WHEREAS: in response to County comments, as well as concerns expressed by the Lead Agency and others, the applicant has submitted a Traffic Impact Study (TIS) prepared by SRF Associates, and dated January 2015, and WHEREAS: the TIS recommends 3 mitigations to address traffic impacts created by the new project, and WHEREAS: the Board, acting as Lead Agency in environmental review, has on January 27, 2015 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; plans entitled “Existing Survey,” “Demolition Plan,” “Utility Plan,” “Grading Plan,” and “Site Layout Plan,” prepared by T.G. Miller, P.C. and Whitham Planning and Design, LLC; “Landscape Plan” and “Landscape – Trellis / Bench Detail” and “Terrace – Trellis / Bench Detail” prepared by Whitham Planning and Design, LLC; “Ground + Second Floor Plan,” “Typical + Seventh Floor Plan,” “View from East State Street,” “Hotel Arrival Experience,” “View from Seneca Way” (two sheets), “Exterior Elevations,” and “Context Views” (three sheets), prepared by Group One and all dated 1/13/15; and “Overall Site Plan,” prepared by Whitham Planning and Design, LLC and dated 1/22/15; and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines that, with the provisions described in the FEAF, Part 3, the proposed project 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: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One Schroeder asked if the lighting for the project would include ornamental uplighting. Whitham replied, yes. Adopted Resolution for Preliminary and Final Site Plan Approval [But See “SPECIAL NOTE” in Box Above Explaining That the Approval Vote at This Meeting Was Void Because No Public Hearing Had Been Held]: On a motion by Schroeder, seconded by Jones-Rounds: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a hotel to be located at 320-324 M.L.K., Jr. / E. State Street by Scott Whitham for Neil Patel, developer, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 12 WHEREAS: the applicant is proposing to build a seven-story, 80’-tall hotel with 123 guest rooms. The ground floor will include a café and bar, a retreat area, public restrooms, a garden patio, and an approximately 2,000-SF retail / restaurant space. 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, an 11-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 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 are required. The project has received Design Review, and WHEREAS: 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) and (11), and is subject to environmental review, and WHEREAS: the City of Ithaca Planning and Development Board did on October 28, 2014 declare itself Lead Agency for the action of Site Plan Review for this 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 WHEREAS: a Public Hearing for the proposed action was held on _________ [Note: The intention was to add the correct date here, but it was discovered after the Planning Board meeting that no Public Hearing for this project had ever been held], and WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested agencies have been given the opportunity to comment on the proposed project and any comments received have been considered, and WHEREAS: in a memo from Ed Marx, Tompkins County Commissioner of Planning to Lisa Nicholas, Senior Planner, dated October 28, 2014, he recommended that: “The City should require a full analysis of the impacts of this project including an assessment of the traffic and parking impacts. Of particular interest are turning movements onto East State / MLK Street upon exiting the site and the capacity of downtown parking facilities to accommodate this and other projects under development downtown,” and WHEREAS: in response to County comments, as well as concerns expressed by the Lead Agency and others, the applicant has submitted a Traffic Impact Study (TIS) prepared by SRF Associates and dated January 2015, and WHEREAS: the TIS recommends 3 mitigations to address traffic impacts created by the new project, and WHEREAS: the Board, acting as Lead Agency in environmental review, has on January 27, 2015 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; plans entitled “Existing Survey,” “Demolition Plan,” “Utility Plan,” “Grading Plan,” and “Site Layout Plan,” prepared by T.G. Miller, P.C. and Whitham Planning and Design, DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 13 LLC; “Landscape Plan” and “Landscape – Trellis / Bench Detail” and “Terrace – Trellis / Bench Detail” prepared by Whitham Planning and Design, LLC; “Ground + Second Floor Plan,” “Typical + Seventh Floor Plan,” “View from East State Street,” “Hotel Arrival Experience,” “View from Seneca Way” (two sheets), “Exterior Elevations,” and “Context Views” (three sheets), prepared by Group One and all dated 1/13/15; and “Overall Site Plan,” prepared by Whitham Planning and Design, LLC and dated 1/22/15; and other application materials, and WHEREAS: the Planning and Development Board did on January 27, 2015 determine the proposed project will result in no significant impact on the environment and did make a Negative Determination Of Environmental Significance, now, therefore, be it RESOLVED: that the Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the project subject to the following conditions: i. Written approval from the City of Ithaca Fire Chief that the project meets all fire access needs, and ii. Submission for approval by the Planning Board of project details including, but not limited to, signage, paving materials, exterior furnishings, and lighting (including any exterior ornamental lighting plan), and iii. Submission to the Planning Board of visual documentation that the penthouse enclosure walls are at the lowest height that will still provide effective screening for the mechanicals within, and iv. Submission to the Planning Board of a Landscape Plan keyed to a species list, and v. Submission of a color copy of the materials board, and vi. Applicant to explore using pavers in place of asphalt on some or all of the parking and car-access area off E. State Street, to better connect the design of the hotel to that street, and vii. Applicant to explore: (1) potential incorporation of decorative terra cotta salvaged during the demolition of the Strand Theater (which once stood on this site) into the low wall facing E. State Street or elsewhere on the site, and (2) potential re-creation, at some appropriate location on the building, of the prominent Strand stage-house mural (by artist David Finn) which formerly faced E. Seneca Street, and viii. Noise-producing construction shall take place only between the hours of 7:00 a.m. and 6:00 p.m., Monday through Friday, and ix. Bike racks shall be installed prior to granting of Certificate of Occupancy, and The following provisions discussed in the adopted FEAF, Part 3: x. If drilled and / or driven steel piles are used in the foundation, then: (1) noise- producing installation work thereon shall be limited to the hours between 8:30 a.m. and 4:30 p.m., Monday through Friday, and (2) ongoing seismic testing DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 14 shall be conducted to make certain the pile driving or drilling operations do not in any way have a negative impact on any adjacent or nearby structure, and xi. Applicant shall, as appropriate, employ the dust-control measures listed in the “Impact on Air” section of the FEAF, Part 3 during the project’s construction, and xii. All restaurant and hotel kitchen exhaust will be vented through the roof, and hotel laundry venting will be at ground-floor level, behind the existing concrete wall on the adjacent property, in an area not accessible to hotel guests or other pedestrians; any future exterior venting, not located in a screened location on the roof, that may cause noise, odor or street-level air flow shall be reviewed by Planning Division staff or the Planning Board, and xiii. Exterior signage shall be of equal scale and quantity as the signage illustrated on the project renderings and elevations dated January 13, 2015, and xiv. Applicant shall actively pursue implementation of the mitigations (including proposed valet routes to and from the hotel) recommended in the Traffic Impact Study prepared by SRF and dated January 2015, though it is understood that providing a two-space loading area on Seneca Way and making signal-timing changes to two intersections will require the cooperation of governmental agencies, and xv. Applicant shall work with the adjacent property owner on the east to potentially provide a cross-block pedestrian passage extending through applicant’s and the adjacent owner’s parcels. In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One C. Upson Hall Renovations, 124 Hoy Road (Cornell University Campus), Mike Husar for Cornell University. Public Hearing & Declaration of Lead Agency. The applicant proposes a total internal and façade renovation of the 160,000-SF building. Phases 1 and 2 of the project include reconfigured entryways with expanded spaces above, resulting in a net addition of 4,000 SF. The project also includes civil and landscape improvements to the grounds, including retaining walls and an accessible ramp. A construction staging area is proposed for the area between Upson and Hoy Road. Site development and staging will require the removal of 35 trees, and other landscaping. Phase 3 of the project includes expanded outdoor areas, including an expansive plaza fronting Hoy Road, and a terrace and series of stairs connecting the entrance on the southwest interior corner to the ramp and walkways at the northwest entrance. The project is in the U-1 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 (h)[2] and the State Environmental Quality Review Act §617.4 (11) and is subject to environmental review. DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 15 Architect Rob Goodwin walked through a presentation of the project. He noted the building was not originally designed for energy conservation, so that was one of the principal rationales for the alterations. The university would like the building to serve as a model for renovating old buildings into new, more energy-efficient structures. The building also needs numerous architectural improvements (e.g., for functionality, transparency, movement, entry). Landscape architect Kim Michaels remarked that the site layout design is ambitious and seeks to addresses numerous accessibility-related issues (e.g., connections of the new entry to the sidewalk system on the east side, a connection from the back terrace to the pathway, the extension of the landscaping into the quad to formalize the building and make it more engaging). She noted the project now includes some more trees on the east and south lawn spaces, in response to the Project Review Committee’s concerns about the original proposal to remove 35 existing trees with only minimal tree replacement, especially in the base phase. Schroeder expressed concern about the 9 trees designated for removal on the gorge side of the building. He added that the proposed east terraced area would benefit from having a couple of canopy trees (near the proposed switch-back path) to provide summer shade amid so much new pavement. Michaels responded that the revised drawings already show 18 overall project replacement trees. Since the university would like to make the east side entry as visible as possible, she said, it may not be possible to add any more trees. Randall observed that the turning radius near the loading dock seems particularly large, from a pedestrian’s point of view. She suggested pushing it a little further out. Michaels responded that they actually already examined that issue, but had to grapple with the need to make the space large enough for vehicles’ needs. The design is as tight as it can be right now, she said, given the regularity of incoming / outgoing large vehicles and trucks. Adopted Resolution for Lead Agency: On a motion by Schroeder, seconded by Darling: 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 Approval for a renovation to Upson Hall located at 124 Hoy Road by Cornell University, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 16 WHEREAS: the applicant proposes a total internal and façade renovation of the 160,000- SF building. Phases 1 and 2 of the project include reconfigured entryways with expanded spaces above, resulting in a net addition of 4,000 SF. The project also includes civil and landscape improvements to the grounds, including retaining walls and an accessible ramp. A construction staging area is proposed for the area between Upson and Hoy Road. Site development and staging will require the removal of 35 trees, and other landscaping. Phase 3 of the project includes expanded outdoor areas, including an expansive plaza fronting Hoy Road, and a terrace and series of stairs connecting the entrance on the southwest interior corner to the ramp and walkways at the northwest entrance. The project is in the U-1 Zoning District, and WHEREAS: this is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)[2], and the State Environmental Quality Review Act, §617.4 (11), and is subject to environmental review, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project, to be located at 214 Hoy Road in the City of Ithaca. In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One Public Hearing On a motion by Schroeder, secothnded seconded by Darling, and approved unanimously, Chair Blalock opened the Public Hearing. There being no public comments, on a motion by Schroeder, seconded by Elliott, and approved unanimously, Chair Blalock closed the Public Hearing. D. Four Townhomes, 402 S. Cayuga Street, Scott Reynolds for Ithaca Neighborhood Housing Services (INHS). Declaration of Lead Agency, Public Hearing, & Determination of Environmental Significance. The applicant proposes to construct four (4) for-sale townhomes that will target moderate-income, first-time home buyers. The building will be two stories with parking below to take advantage of the sloped site. Architectural features include front porches, rear decks, shifting roof planes, and a varied color palette. Site development includes a common asphalt driveway in the rear, walkways connecting each unit to the existing sidewalk on Cayuga Street, and landscaping. The project site is in the R-3b Zoning District and requires an Area Variance for a front yard setback. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review. DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 17 Scott Reynolds of INHS and landscape architect Peter Trowbridge gave an overview of the project, noting it is intended to be permanently affordable. Trowbridge identified the following modifications that have been made as a result of comments from both the Project Review Committee and City staff: • In order to make the buildings more contextual with their surroundings, more conventional-looking porches have been designed, extending into the front yard. • The architectural details and colored material have also been modified to improve contextuality. • Rather than duplicating the quarry block planter shown on the S. Titus Avenue end of the project, the foundation on the opposite end will be screened by plantings alone. • Exposed foundation has been reduced, so there will now be siding on the garage elevation all the way from the eaves to the ground. • The terraces would be above grade-level. • A bay window has been added. • The building includes a street tree setting along S. Cayuga Street. • In the parking area to be removed, the soil will be remediated. • The PVC radon vents on the roof will be painted a dark color to match the roofing. Schroeder thanked the applicants for addressing all the Board’s concerns. Adopted Resolution for Lead Agency: On a motion by Darling, 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: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for four duplexes to be located at 402 S. Cayuga Street, by Ithaca Neighborhood Housing Services (INHS), and WHEREAS: the applicant proposes to construct four (4) for-sale townhomes that will target moderate-income, first-time home buyers. The building will be two stories with parking below to take advantage of the sloped site. Architectural features include front porches, rear decks, shifting roof planes, and a varied color palette. Site development includes a common asphalt driveway in the rear, walkways connecting each unit to the existing sidewalk on Cayuga Street, and landscaping. The project site is in the R-3b Zoning District and requires an Area Variance for a front yard setback, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 18 WHEREAS: this is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(2), and the State Environmental Quality Review Act, §617.4 (11), and is subject to environmental review, and WHEREAS: it has been requested that the Ithaca Urban Renewal Agency (IURA), and the City of Ithaca Common Council, all potentially involved agencies, consent to the City of Ithaca Planning and Development Board’s being Lead Agency for the action of site plan review for this project, and WHEREAS: the Ithaca Urban Renewal Agency (IURA) and the City of Ithaca Common Council have consented to the City of Ithaca Planning and Development Board’s being Lead Agency for the action of site plan review for this project, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project, to be located at 402 S. Cayuga Street in the City of Ithaca. In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One Public Hearing On a motion by Schroeder, seconded by Darling, and approved unanimously, Chair Blalock opened the Public Hearing. There being no public comments, on a motion by Darling, seconded by Randall, and approved unanimously, Chair Blalock closed the Public Hearing. Review of Full Environmental Assessment Form, Part 2 Planning Board members reviewed the Part 2 form. No modifications were made. Review of Full Environmental Assessment Form, Part 3 Blalock recalled that there were some concerns with soil contamination. Reynolds explained that the site is at base of a hill, so it is near the former Emerson Power Transmission factory plume of contamination. The applicants performed both Phase 1 and Phase 2 environmental assessments, including soil borings to identify potential concerns. No groundwater or other contamination was found. There are two small areas in back corner of the property with slightly elevated heavy metal levels; however, the applicants will not be disturbing those areas, so the engineers indicated they could be left alone. The applicants will be installing a passive sub-soil radon detection DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 19 system. Darling suggested the boring data be shared with any other relevant parties involved in the larger South Hill environmental decontamination effort. Reynolds replied that is a good idea. Adopted Resolution for City Environmental Quality Review: On a motion by Randall, seconded by Darling: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for four townhomes to be located at 402 S. Cayuga Street in the City of Ithaca, by Ithaca Neighborhood Housing Services (INHS), and WHEREAS: the applicant proposes to construct four (4) for-sale townhomes that will target moderate-income, first-time home buyers. The buildings will be two stories with parking below to take advantage of the sloped site. Architectural features include front porches, rear decks, shifting roof planes, and a varied color palette. Site development includes a common asphalt driveway in the rear, walkways connecting each unit to the existing sidewalk on Cayuga Street, and landscaping. The project site is in the R-3b Zoning District and requires an Area Variance for a front yard setback, and WHEREAS: This is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(2), and the State Environmental Quality Review Act, §617.4 (11), 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 January 27, 2015 declare itself Lead Agency for the environmental review of the project, 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 received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on January 27, 2015 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•••:••• “Survey Map, No. 402 South Cayuga Street, City of Ithaca, Tompkins County, New York,” dated 10/15/2012; and prepared by T.G. Miller P.C.; “Planting Plan (L401)” and “Site Protection and Grading Plan (L301),” both dated 1/7/15; “Site Plan (L003),” dated 11/18/14; and “Layout Plan (L201)” and “Utility Plan (C101),” dated 12/15/14, all prepared by Trowbridge Wolf Michaels Landscape Architects; and “Elevations (Sheets 1 & 2),” dated 12/15/14, and all prepared by Claudia Brenner, Architect; and other application materials, 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 DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 20 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, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One E. Six-Unit Apartment Building, 707 E. Seneca Street, Schickel Architecture for 707 E. Seneca St., LLC. Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, & Recommendation to the BZA. The applicant proposes to build a 3-story-plus-basement multiple dwelling with a footprint of 2,400 SF on the vacant 7,449-SF parcel. The project will have parking and storage in the basement, and two 3-bedroom apartments on each of three floors for a total of six units. Site development includes 5 exterior parking spaces, a driveway, and landscaping. Due to the topography of the site, the proposed design requires a retaining walls wall along the east, north, and portions of the west development area. The northern retaining wall is up to ten feet in height and includes a stair driveway on the west property line. The project is located in the R-3a Zoning District and the East Hill Historic District, and requires an Area Variance from the BZA. It has received a Certificate of Appropriateness, with conditions, from the Ithaca Landmarks Preservation Commission. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, and is subject to environmental review. Owner Todd Fox and architect Tom Schickel described some recent changes made to the project. Schickel distributed a document addressing the environmental issues, along with some drawings. Schickel reported that the Ithaca Landmarks Preservation Commission (ILPC) approved the building and site design, except the retaining wall. The Project Review Committee concurred with the ILPC that it would be better to have a sloped bank, rather than a retaining wall. Regarding the zoning appeal, Schickel noted that the applicants spent considerable effort in creating as compact a development as possible, to minimize its overall impact. Cornish observed that this is a new structure on an existing lot, so the BZA will want to know why it could not be designed to conform to zoning. Schickel replied that the building envelope is consistent with the surrounding neighborhood. The issue, he explained, is that the neighborhood is filled with very expensive former single-family homes that have been converted into large apartments, so the original zoning was determined within that context. He said this project, on the other hand, would employ space much more efficiently. Schroeder asked how high the circular retaining walls would be for the tree wells. DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 21 Schickel replied their diameter would be 6 feet. Schroeder suggested the applicant install a partial retain wall. Schickel responded that would require digging down all the way to the tree roots. Schroeder suggested the tree wells be U-shaped. Schickel replied that may be possible. Schroeder added that the applicant could also make the contours of the fill- slope more natural. Schroeder asked if other Board members believe a landscape architect should be asked to serve as a project consultant. Cornish agreed it would be worth the applicant’s effort to have someone a landscape professional examine the trees. Schickel replied he believes the applicants should be able to perform that work themselves. Adopted Resolution for Lead Agency: On a motion by Schroeder, seconded by Jones-Rounds: 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 Approval for a six-unit apartment building to be located at 707 E. Seneca St., by Tom Schickel for 707 E. Seneca St., LLC, and WHEREAS: the applicant proposes to build a 3-story-plus-basement multiple dwelling with a footprint of 2,400 SF on the vacant 7,449-SF parcel. The project will have parking and storage in the basement, and two 3-bedroom apartments on each of three floors for a total of six units. Site development includes 5 exterior parking spaces, a driveway, and landscaping. Due to the topography of the site, the proposed design requires a retaining wall along the driveway on the west property line and on the east side of the parking area. The project is located in the R-3a Zoning District and the East Hill Historic District, and requires an Area Variance from the BZA. It has received a Certificate of Appropriateness, with conditions, from the Ithaca Landmarks Preservation Commission, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(4), and the State Environmental Quality Review Act, §617.4 (9), and is subject to environmental review, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project, to be located at 707 E. Seneca St. in the City of Ithaca. DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 22 In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One Public Hearing On a motion by Jones-Rounds, seconded by Randall, and approved unanimously, Chair Blalock opened the Public Hearing. There being no public comments, on a motion by Darling, seconded by Randall, and approved unanimously, Chair Blalock closed the Public Hearing. Review of Full Environmental Assessment Form, Part 2 Planning Board members reviewed the Part 2 form. No modifications were made. Review of Full Environmental Assessment Form, Part 3 Nicholas observed that the information missing from the Part 3 appears to have been provided by the applicant at this meeting. She asked if the applicant has any geotechnical information to provide. Schickel replied that the applicants have the data from the test sites, although no separate soil borings were made. He stressed that no blasting is being anticipated. Cornish asked if the Board is comfortable with the Part 3. Schroeder replied he would be comfortable if there were added language stating that the applicant is being required to work with a licensed landscape architect on the slope that is replacing the retaining wall, making it look more naturalistic, trying to save the trees that are worth saving, ensuring that the tree wells would actually save the trees, etc. The Board agreed to add the general language suggested by Schroeder to the FEAF, Part 3. Adopted Resolution for City Environmental Quality Review: On a motion by Schroeder, seconded by Elliott: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a six-unit apartment building to be located at 707 E. Seneca St., by Tom Schickel for 707 E. Seneca St., LLC, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on January 27, 2015 declare itself Lead Agency for the environmental review of the project, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 23 WHEREAS: the applicant proposes to build a 3-story-plus-basement multiple dwelling with a footprint of 2,400 SF on the vacant 7,449-SF parcel. The project will have parking and storage in the basement, and two 3-bedroom apartments on each of three floors for a total of six units. Site development includes 5 exterior parking spaces, a driveway, and landscaping. Due to the topography of the site, the proposed design requires a retaining wall along the driveway on the west property line. The project is located in the R-3a Zoning District and the East Hill Historic District, and requires an Area Variance from the BZA. It has received a Certificate of Appropriateness, with conditions, from the Ithaca Landmarks Preservation Commission (ILPC), and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(4), and the State Environmental Quality Review Act, §617.4 (9), and is subject to 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 any received comments have been considered, and WHEREAS: an original proposal for the parking area included a retaining wall – up to ten feet in height – to retain the southern edge of the parking area, and WHEREAS: the project received a Certificate of Appropriateness on January 13, 2015 with a condition that the ILPC will review and provide final approval of all landscape features or site modifications associated with the installation of the five exterior parking spaces. This includes, but may not be limited to, grading and the construction of retaining walls, stairs, fences, or any other features and that any changes required by other involved agencies to the approved plans will be resubmitted to the ILPC for review and approval, and WHEREAS: the applicant revised the original plan and removed the retaining wall (see drawings L1 and L2 dated 1-21-15). In its place, the applicant has created a sloped area, stabilized with plantings. The grading plan creates a form that is flat on all sides with sharp angles, that is a sharp contrast to the surrounding topography. In addition the grading does not appear to adequately protect existing trees, and WHEREAS: the Lead Agency requires that the applicant work with a licensed landscape architect to develop grading and landscaping plans that address the treatment of the proposed southern slope to accomplish the following: (1) the contours of the slope should, to the extent practicable, be sympathetic to the surrounding landforms; (2) the slope should be stabilized with appropriate plantings and intermediate stabilization methods; and (3) the trees affected by the grading plan should be evaluated for health and value. Based on the results of such evaluation, provisions should be made to protect the existing trees or replace them with more appropriate species, and WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on January 27, 2015 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•••:••• “Boundary & Topographic Map, No. 707 E DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 24 Seneca St, City of Ithaca, Tompkins County, New York,” dated 7/30/14 and prepared by T.G. Miller, P.C.; “Renderings,” “Location Plan and Demolition Plan (L0)” and “Utility Plan (L3),” dated 12/15/14; “Floor Plans (A1)” and “Street View Elevation,” dated 12/30/14; “Site Layout & Planting Plan (L1),” and “Grading Plan (L2),” both dated 01/27/15; and “Elevations (A2),” “Site Elevations (A3)” and “Site Sections (A4),” dated 1/21/15 and all prepared by Schickel Architecture; and other application materials, and 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 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: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One F. Three Duplexes, 804 E. State Street, Schickel Architecture for John Puglia & Costas Nestopoulos. Declaration of Lead Agency. The applicant proposes to construct three duplexes (each with two 3-bedroom apartments) with 12 parking spaces in ground / basement floor garages, asphalt access drives, retaining walls, stairs, and landscaping. Site access is from the existing driveway on Blair Street. Site preparation will require removal of existing garage, all paving, and fencing on the development site. Forming the 17,265-SF project site requires consolidation of three existing tax parcels: #83.-3-2, measuring 6,947 SF and containing a duplex; #83.-3-3, measuring 6,882 SF and currently used as a parking lot; and #68.-8.9, measuring 1,654 SF and containing the existing garage; as well as lot line adjustments for #83.-3-9 (806 E. State St.) and #83.-3-5 (116 Blair St.). The project is in the CR-2 Zoning District and is contiguous to the East Hill Historic District. This is a Type 1 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 an Area Variance. Architect Tom Schickel walked through a presentation of the proposed project, stating it would need a Zoning Variance. Since presenting the sketch plan to the Board, he said, the applicants explored including basement parking, which opened up the possibility of adding the third duplex currently being proposed; only two duplexes had been proposed during sketch plan review. Schroeder observed there is no dedicated pedestrian entrance to the project from Blair Street, the most likely entry point to and from Cornell. Schickel replied he will add a walkway along one side of the driveway. Randall remarked there is a considerable amount of asphalt. Schickel replied there will be a lot of greenspace, and the existing paved area is in fact greater than the proposed paved DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 25 area. Randall said she felt the project would benefit greatly from the use of a landscape architect. Schroeder noted that in addition to the required 20 feet between buildings called for by the CR-2 zone of the Collegetown Area Form Districts, this zone also requires a porch for each building. He said the proposed buildings simply do not look contextual with this particular Collegetown neighborhood, as they are located in a part of East Hill where porches are the norm. Schroeder added he would also like to see more direct and dedicated pedestrian access to the units. Adopted Resolution for Lead Agency: On a motion by Darling, seconded by Jones-Rounds: 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 Approval for three duplexes to be located at 804 E. State St., by Tom Schickel for John Puglia and Costas Nestopoulos, and WHEREAS: the applicant proposes to construct three duplexes (each with two 3- bedroom apartments) with 12 parking spaces in ground / basement floor garages, asphalt access drives, retaining walls, stairs, and landscaping. Site access is from the existing driveway on Blair Street. Site preparation will require removal of existing garage, all paving, and fencing on the development site. Forming the 17,265-SF project site requires consolidation of three existing tax parcels: #83.-3-2, measuring 6,947 SF and containing a duplex; #83.-3-3, measuring 6,882 SF and currently used as a parking lot; and #68.-8.9, measuring 1,654 SF and containing the existing garage; as well as lot line adjustments for #83.-3-9 (806 E. State St.) and #83.-3-5 (116 Blair St.). The project is in the CR-2 Zoning District and is contiguous to the East Hill Historic District, and WHEREAS: this is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(4), and the State Environmental Quality Review Act, §617.4 (9), and is subject to environmental review, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review of the proposed project, to be located 804 E. State St. in the City of Ithaca. In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 26 Opposed: None Absent: None Vacancies: One 5. Zoning Appeals Appeal #2970-A ― 742-44 South Meadow Street: Area Variance Appeal of Benderson Development for Buffalo-Greenbriar Associates, LLC, owners of the former K-Mart Shopping Plaza located at 742-744 South Meadow Street for area variances for from Section 325-8, Column 7, lot width, and Section 325-8 column 11, front yard, requirements of the Zoning Ordinance. Over the past few years, Benderson Development has been redeveloping the former K-mart building located at 742-744 South Meadow Street. Two stores, “Hobby Lobby” and “Staples”, now occupy a portion of the K-mart building. Recently, “TJ Maxx” has agreed to take the remaining 21,770 SF of the former “K-mart” building.     The former “K-mart” building is located in the SW-2 Zoning District and is a non- conforming structure because it does not meet the District’s front yard setback and street width regulations. On average, the front facade of the former “K-mart” building is approximately 500 feet from the face of street curb. Furthermore, in the SW-2 zone, a minimum of 35% of the lot’s street frontage must be occupied by buildings that are located between 15 and 34 feet from the street curb. As part of the TJ Maxx development, the Developer proposes renovations to the front face of the existing building and a bumped-out entry canopy for the new store. The new facade will result in the building being between 529 feet and 539.5 feet from the face of the street curb and therefore, it will not comply with the SW-2 requirements for front yard and street width. The Board identified no long range planning issues with this appeal. The layout of the property and location of the preexisting building does not allow compliance with the SW Area Design Guidelines. It is desirable for vacant commercial space to be filled.   Appeal #2970-B ― 742-44 South Meadow Street: Area Variance Appeal of Benderson Development for Buffalo-Greenbriar Associates, LLC, owners of the former K-Mart Shopping Plaza located at 742-744 South Meadow Street for area variances for from 325-8, Column 7, lot width, and 325-8 column 11, front yard, requirements of the Zoning Ordinance. Over the past few years, Benderson Development has been redeveloping the former K-mart building located at 742-744 South Meadow Street. Two stores, Hobby Lobby and Staples, now occupy a portion of the K-mart building. The K-mart building is located in the SW-2 Zoning District and is a non-conforming structure because it does not meet the District’s front yard setback and street width regulations. The front face of the existing building is setback an average of approximately 500 feet from the DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 27 street curb. In the SW-2 zone, a minimum of 35% of the lot’s street frontage must be occupied by buildings that are located between 15 and 34 feet from the street curb. Last year Benderson Development proposed adding another 14,744 SF store to the south end of Hobby Lobby. Because the south end extension would be approximately 400 feet from street curb and would not occupy 35% of the lot’s street width between 15’ and 34’ of the street curb, the applicant applied for and was granted the needed area variances from the BZA on November 5, 2013. The Developer now wants to make the extension larger than what was proposed last year to the BZA. The addition is now proposed to be 16,200 SF and its front façade will be approximately 418 lineal feet from the face of the street curb. Because the new proposal represents an increase in the amount of building area that will not comply with front yard and street width requirements, the applicant must return to the Board of Zoning Appeals with the new variance requests. The buildings at 742 and 744 South Meadow are in a SW-2 zoning district where the buildings’ use as retail stores is permitted. However, Section 325-38 requires that variances be granted before a building permit for the addition can be issued. The Board identified no long-range planning issues with this appeal. The layout of the property does not allow compliance with the Southwest Area Design Guidelines. It is desirable to increase occupied commercial space within the City.   Appeal #2971 ― 128 Falls Street: Area Variance Appeal of Lawrence Fabbroni, AIA, for Heritage Park Townhomes owner of the recently subdivided parcels at 128 West Falls Street, for an area variance from Section 325-20D (4), off-street parking location requirements for properties in the R-2 Zoning District. Recently 128 West Falls Street, a single family home with an oversized lot was subdivided into three parcels. Legally to subdivide the property it was necessary for the Board of Zoning Appeals to grant four-area variance. However, when the project was undergoing Site Plan Review, the applicant was requested by the Planning Board to move the parking spaces proposed for the house at 128 West Falls Street to the adjacent lot #3 where the rest of the parking for the three-lot subdivision is located. Section 325-20 D (4) requires all off-street parking for properties in the R-1 and R-2 Zoning District to be located on the same lot as the use requiring the off-street parking. Because 128 West Falls Street is in the R-2 zoning district, an area variance is needed to move the required off-street parking to the adjacent lot. The Board enthusiastically supports granting this appeal. The needed variances resulted from changes to the site plan that were requested by the Board to improve the project and meet long-term planning goals. These changes allowed the applicant to improve the overall layout of the plan, reduce impervious surface, create more useable greenspace, and make the project more attractive and compatible with the neighborhood. Appeal #2972 ― 108-110 Eddy Street: Area Variance DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 28 Appeal of Thomas Schickel, AIA for John Puglia, owner of 108-110 Eddy Street, for a variance from Section 325-8 Column 4, off- street parking, requirements of the Zoning Ordinance. Greycourt Apartment, at 108-110 Eddy Street, has an off-street parking requirement of 12 parking spaces. For the past hundred years, Greycourt has met its off-street parking requirement at 112 Blair Street, a large non- conforming parking area that once was the site for Greycourt’s carriage barns. In 2011, the owners constructed five parking spaces on the Greycourt site, at 108-110 Eddy Street, reducing the required number of parking spaces needed on their property at 112 Blair Street to seven parking spaces. However, since constructing the new parking spaces at Greycourt, there has been virtually no demand to park at 112 Blair Street. Reserving seven spaces at 112 Blair Street means Greycourt’s owner can meet the City’s parking requirements for 108-110 Eddy Street. Nevertheless, since no tenants have expressed parking needs beyond what is available on the Greycourt site, the owner requests that Greycourt’s parking requirement be reduced to the five parking spaces located at 108-110 Eddy Street. The property 108-110 Eddy Street is in the R3a zoning district and 112 Blair Street is in the CR-2 Zoning District. Because Greycourt lawfully existed prior to the enactment of a Zoning Ordinance and the parking area at 112 Blair Street has been maintained as the parking area for 108-110 Eddy Street over the years, Greycourt’s parking at 112 Blair Street is permissible though the parking area’s use does not comply with today’s zoning restrictions. The Board identified no long-range planning issues and supports granting this appeal. Appeal #2973 ― 707 East Seneca Street: Area Variance Appeal of Thomas Schickel, AIA, for Todd Fox and 707 East Seneca Street, LLC, owners of 707 East Seneca Street, for an area variance from Section 325-8 Column 6, lot area, a requirement of the Zoning Ordinance. The applicant proposes to construct a new six-unit apartment building with three bedrooms in each unit at 707 East Seneca Street. The minimum lot size for this proposed six unit building is 8,250 SF. The actual lot size at 707 East Seneca Street is 7,449 SF, which is 801 SF, less than what is required for the proposed use. 707 East Seneca Street is in an R3a use district were the proposed use is allowed. However, Section 325-38 requires that an area variance be granted before a building permit is issued. The Board supports granting this appeal. The project implements several long range planning goals: it returns a vacant tax parcel to active use, provides needed housing in a walkable neighborhood, and is of a scale and quality that fits the character of the neighborhood. 6. Old / New Business None. 7. Reports DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 29 There were no reports, due to the lateness of the hour. 8. Approval of Minutes On a motion by Schroeder, seconded by Jones-Rounds, the revised draft November 25, 2014 meeting minutes as edited by Schroeder were approved, with no modifications. In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One 9. Adjournment On a motion by Jones-Rounds, seconded by Elliott, and unanimously approved, the meeting was adjourned at 10:36 p.m.