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HomeMy WebLinkAboutMN-PDB-2015-02-24DRAFT 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 February 24, 2015 Board Members Attending: Garrick Blalock, Chair; Mark Darling; Jack Elliott; McKenzie Jones-Rounds; C.J. Randall (arrived 6:10 p.m.); 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 Applicants Attending: 424 Dryden Road Daniel R. Hirtler, Architect Marriott Hotel at 120 S. Aurora Street Mathew Jalazo, Urgo Hotels; Mark Ginocchio, Urgo Hotels Canopy Ithaca (Hilton Hotel) at 320-324 E. M.L.K., Jr. / E. State Street Scott Whitham, Whitham Planning & Design, LLC Lake Street Bridge Rehabilitation & Park Project Addisu Gebre, City Bridge Engineer; Joseph J. Mieczkowski, Engineering Consultant, Delta Engineering; Peter Trowbridge, Trowbridge Wolf Michaels, LLP Five-Unit Housing Project at 128 W. Falls Street DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 2 Lawrence J. Fabbroni, Jr., Architect Upson Hall Renovations, Cornell University Rob Goodwin, Perkins+Will; Kim Michaels, Trowbridge Wolf Michaels, LLP; Mike Husar, Cornell University; Ruth Howell, Cornell University Apartment House at 707 E. Seneca Street Tom Schickel, Schickel Architecture; Noah Demarest, Landscape Architect; Todd Fox, Owner; Charlie O’Connor, Project Sponsor 210 Hancock Street, Redevelopment of Entire Block Peter Trowbridge, Trowbridge Wolf Michaels, LLP; Steve Hugo, Architect, HOLT Architects; Joe Bowes, Ithaca Neighborhood Housing Services (INHS) Simeon’s on the Commons Reconstruction Project Jason Demarest, Architect; Jerry Dietz, CSP Property Management [J.G.S. Note: The 707 E. Seneca Street project was listed twice in the above section, so the duplicate listing has been removed; also the order of the applicants has been revised to correspond to the agenda’s project order.] 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 A resident of the East Hill Historic District spoke about their concerns with the additional traffic that would be generated by the proposed Hilton Canopy hotel project. 3. Subdivision Review A. Minor Subdivision, 424 Dryden Road (Tax Parcel #64.-3-4), Daniel Hirtler, for owners, William and Angie Chen. Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, and Consideration of Preliminary & Final Subdivision Approval. The applicant proposes to subdivide the 0.251-acre DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 3 (10,934 SF) parcel into two lots: Lot 1, measuring 0.156 acres (6,789 SF) with 64.5 feet of street frontage on Dryden Road and 105 feet of street frontage on Oneida Place, and containing an existing multiple dwelling; and Lot 2, measuring 0.095 acres (4,154 SF) with 71 feet of street frontage on Oak Avenue and 50 feet of street frontage on Oneida Place, on which the applicant intends to build a new two-family home. The property is in the CR-2 Zoning District which has the following minimum area requirements: 4,000 SF lot size for 1- or 2-family dwellings and 5,500 SF for other uses, 35% maximum lot coverage, 10-ft. front yard and 5-ft. side yard setbacks, and a rear yard setback of 20 feet or 20% of lot depth. The district also requires a minimum 35% green space. The proposed new dwelling is subject to Limited Site Plan Review. The applicant received an Area Variance from the Board of Zoning Appeals for an existing front yard deficiency. Architect Daniel Hirtler presented a brief overview of the proposed subdivision. (Randall arrived at 6:10 p.m.) Adopted Resolution for Lead Agency: On a motion by Darling, seconded by Elliott: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #64.-3-4, by Daniel Hirtler for owners, William and Angie Chen, and WHEREAS: the applicant proposes to subdivide the 0.251-acre (10,934 SF) parcel into two lots: Lot 1, measuring 0.156 acres (6,789 SF) with 64.5 feet of street frontage on Dryden Road and 105 feet of street frontage on Oneida Place, and containing an existing multiple dwelling; and Lot 2, measuring 0.095 acres (4,154 SF) with 71 feet of street frontage on Oak Avenue and 50 feet of street frontage on Oneida Place, on which the applicant intends to build a new two-family home. The property is in the CR-2 Zoning District which has the following minimum area requirements: 4,000 SF lot size for 1- or 2-family dwellings and 5,500 SF for other uses, 35% maximum lot coverage, 10-ft. front yard and 5-ft. side yard setbacks, and a rear yard setback of 20 feet or 20% of lot depth. The Zoning District also requires a minimum 35% green space. The proposed new dwelling is subject to Limited Site Plan Review. The applicant received an Area Variance from the Board of Zoning Appeals for an existing front yard deficiency, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require environmental review, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 4 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, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review for the action of Subdivision approval for City of Ithaca Tax Parcel #64.-3-4, by Daniel Hirtler for owners, William and Angie Chen. In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One 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 Darling, seconded by Elliott, and approved unanimously, Chair Blalock closed the Public Hearing. Adopted Resolution for City Environmental Quality Review: On a motion by Darling, seconded by Eliott: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #64.-3-4, by Daniel Hirtler for owners, William and Angie Chen, and WHEREAS: the applicant proposes to subdivide the 0.251-acre (10,934 SF) parcel into two lots: Lot 1, measuring 0.156 acres (6,789 SF) with 64.5 feet of street frontage on Dryden Road and 105 feet of street frontage on Oneida Place, and containing an existing multiple dwelling; and Lot 2, measuring 0.095 acres (4,154 SF) with 71 feet of street frontage on Oak Avenue and 50 feet of street frontage on Oneida Place, on which the applicant intends to build a new two-family home. The property is in the CR-2 Zoning District which has the following minimum area requirements: 4,000 SF lot size for 1- or 2-family dwellings and 5,500 SF for other uses, 35% maximum lot coverage, 10-ft. front yard and 5-ft. side yard setbacks, and a rear yard setback of 20 feet or 20% of lot depth. The Zoning District also requires a minimum 35% green space. The proposed new dwelling is subject to Limited Site Plan Review. The applicant received an Area Variance from the Board of Zoning Appeals for an existing front yard deficiency, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require environmental review, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 5 WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on February 24, 2015 declare itself Lead Agency for the environmental review, and WHEREAS: the City of Ithaca Conservation Advisory Council and the Tompkins County Planning Department have been given the opportunity to comment on the proposed project and all comments received to date on the aforementioned have been considered, and WHEREAS: this Board, acting as Lead Agency in environmental review, did on February 24, 2015 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; a plat entitled “Minor Subdivision Map, No. 424 Dryden Road, City of Ithaca, Tompkins County, New York,” dated 1/14/15 and prepared by T.G. Miller, P.C.; and other application materials, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this subdivision indicates the resultant parcels have received the required area variances for relief from the City of Ithaca Zoning Ordinance for properties located in the CR-2 Zoning District, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed subdivision 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 Subdivision Approval: On a motion by Schroeder, seconded by Darling: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #64.-3-4, by Daniel Hirtler for owners, William and Angie Chen, and WHEREAS: the applicant proposes to subdivide the 0.251-acre (10,934 SF) parcel into two lots: Lot 1, measuring 0.156 acres (6,789 SF) with 64.5 feet of street frontage on Dryden Road and 105 feet of street frontage on Oneida Place, and containing an existing multiple dwelling; and Lot 2, measuring 0.095 acres (4,154 SF) with 71 feet of street DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 6 frontage on Oak Avenue and 50 feet of street frontage on Oneida Place, on which the applicant intends to build a new two-family home. The property is in the CR-2 Zoning District which has the following minimum area requirements: 4,000 SF lot size for 1- or 2-family dwellings and 5,500 SF for other uses, 35% maximum lot coverage, 10-ft. front yard and 5-ft. side yard setbacks, and a rear yard setback of 20 feet or 20% of lot depth. The district also requires a minimum 35% green space. The proposed new dwelling is subject to Limited Site Plan Review. The applicant received an Area Variance from the Board of Zoning Appeals for an existing front yard deficiency, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require environmental review, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on February 24, 2015 declare itself Lead Agency for the environmental review, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapters 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on February 24, 2015, and WHEREAS: the City of Ithaca Conservation Advisory Council and the Tompkins County Planning Department have been given the opportunity to comment on the proposed project and all comments received to date on the aforementioned have been considered, and WHEREAS: this Board, acting as Lead Agency in environmental review, did on February 24, 2015 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; a plat entitled “Minor Subdivision Map, No. 424 Dryden Road, City of Ithaca, Tompkins County, New York,” dated 1/14/15 and prepared by T.G. Miller, P.C.; and other application materials, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this subdivision indicates the resultant parcels have received the required area variances for relief from the City of Ithaca Zoning Ordinance for properties located in the CR-2 Zoning District, and WHEREAS: the Planning and Development Board did on February 24, 2014 make a Negative Declaration of Environmental Significance for the proposed subdivision, and now, therefore, be it DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 7 RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Subdivision Approval to the proposed minor subdivision of City of Ithaca Tax Parcel #64.-3-4, by Daniel Hirtler for owners, William and Angie Chen subject to the submission of three (3) paper copies of the final approved plat, all having a raised seal and signature of a registered licensed surveyor. In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One 4. Site Plan Review A. Ithaca Marriott Hotel, 120 S. Aurora Street, Urgo Hotels. Review and Approval of Signage Developer Mathew Jalazo briefly described the changes, in response to earlier Planning Board comments, made to two signs at the top of the building. Their basic style remains the same, but both signs’ sizes have been reduced and their positions on the building changed. The Planning Board accepted the revised proposal for the aforementioned upper signs, and suggested that a lower sign near the main Aurora Street entrance be changed to the “chrome or steel background” alternative design included in applicant’s materials. The Board also agreed to prepare a resolution supporting these signage changes for its March 24, 2015 meeting, as well as to recommend approval of the forthcoming associated Zoning Appeal.   B. 123-Room Downtown Hotel (Hilton Canopy), 320-324 E. M.L.K., Jr. / E. State Street, Scott Whitham for Neil Patel. Public Hearing and Potential Consideration of Preliminary & Final Site Plan Approval. 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 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 are 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), for which the DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 8 Planning Board, acting as Lead Agency, made a Negative Determination of Environmental Significance on January 27, 2015. The project has received Design Review. Consultant Scott Whitham briefly described the status of the proposed project. He indicated 4 of the 11 parking spaces provided on-site would be open to the public. He also stated the applicant is in the process of negotiating an easement with the Community School of Music and Arts (CSMA) to design and build a sidewalk from Seneca Way. The Board discussed the utility easement across the adjacent CSMA property, concluding it would be preferable to have the easement run parallel to the proposed development, rather than diagonally, so as not to impede future development of the site. Elliott asked the applicant to reconsider the potential of bringing the hotel’s architecture out to the street, by way of a colonnade or similar feature. Public Hearing On a motion by Randall, seconded by Elliott, and approved unanimously, Chair Blalock opened the Public Hearing. Laura Dey, 135 Northview Road, parent and former CSMA student, expressed concerns about vehicular access, safety and traffic flow for CSMA patrons. Joseph Gaylord, Newfield, Manager of American Crafts by Robbie Dean and CSMA Board and Events Manager, expressed concerns about loading and unloading for public events. He said public events can require a lot of equipment, which can take a long time to load and unload, so loading access should be as close as possible to the elevator. Mark Eisner, 205 Oak Hill Road, a relative of a CSMA patron, expressed concern that the traffic flow of drop-offs and pick-ups at CSMA would be too congested. He said dropping off children involves different kinds of challenges from general loading and unloading, and that he does not believe the hotel drop-off area is well-designed. Robin Tropper-Herbel, Executive Director, CSMA, expressed support for the merits of the proposed project; however she said she has significant concerns about traffic. She requested an unbiased study into how the project would affect CSMA parking and drop- offs, so that alternatives can be fully explored and considered. Joel Harlan, 307 Ward Heights South, Newfield, spoke in favor of the proposed project. Neil Schill, 108 Schuyler Place, spoke in support of the proposed project; however, he expressed concern with the parking situation (e.g., that the valet parking service will use Schuyler Place as a route between the hotel and the Seneca Street garage). DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 9 There being no further public comments, on a motion by Darling, seconded by Elliott, and approved unanimously, Chair Blalock closed the Public Hearing. The applicant and the Board responded to some of the public comments. Some Board members questioned how valet parking routes would be enforced. There was also discussion of the potential to reorganize the site for better through-access from E. State Street / M.L.K., Jr. Boulevard to Seneca Way. Adopted Resolution for Preliminary and Final Site Plan Approval: On a motion by Schroeder, seconded by Darling: 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 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 February 24, 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 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 DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 10 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, 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, and WHEREAS: the Preliminary and Final Site Plan Approval granted for the project on January 27, 2015 is null because no public hearing was held, 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 DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 11 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 x. Applicant shall work with the Community School of Music and Arts (CSMA) and appropriate City staff members to seek mutually-acceptable solutions that would improve loading and pedestrian access to CSMA (for example, via potential mutual cross-easements or a potential land swap between applicant and CSMA), and The following provisions discussed in the adopted FEAF, Part 3: xi. 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 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 xii. 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 xiii. 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 xiv. Exterior signage shall be of equal scale and quantity as the signage illustrated on the project renderings and elevations dated January 13, 2015, and xv. 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 DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 12 xvi. Applicant shall work with the adjacent property owner on the east (CSMA) 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. Lake Street Bridge Rehabilitation Site Plan Review & Recreational River Permit, and Lake Street Park, Lake Street at Fall Creek, City of Ithaca. Declaration of Lead Agency, Determination of Environmental Significance, Consideration of Completeness of Recreational River Permit Application, & Determination of Public Hearing Date. The proposed project involves rehabilitation of the Lake Street Bridge. The existing bridge, built in 1966, is a steel beam and concrete deck superstructure supported on reinforced concrete abutments. The bridge’s concrete deck slab deterioration has progressed to the point of necessary repair and the City of Ithaca has determined the need to replace the deck slab and repair the existing reinforced concrete abutments. The bridge is also currently on the Federal Scour Critical Bridges list due to the uncertainty of whether the substructures are either pile-supported or founded on bedrock. To remove the bridge from the Federal list, this project proposes to install steel- sheet piling and heavy-stone fill scour protection at the substructures as scour mitigation measures. The proposed rehabilitation also involves concrete deck slab replacement and substructure repairs. The project requires site plan approval, a Recreational River Permit, as well as permits from NYSDEC and the U.S. Army Corps of Engineers. The project has received approval from the Board of Public Works and Common Council. Applicant Addisu Gebre, City Bridge Engineer, presented an overview of the proposed project. Applicant Peter Trowbridge gave an overview of the Lake Street Park Improvements project, which will be undergoing Site Plan Review in March 2015. In order to express its concern for the aesthetic quality of the rehabilitated bridge, the Board revised the FEAF, Part 3 to state the following under the “Impact on Growth and Character of Community or Neighborhood” heading: “The Lead Agency feels that the bridge deck railings and approach railings — as proposed — give the project the look and feel of a highway setting. This is a major pedestrian and bike route in an urbanized area and should read more like an urban multimodal environment. Additionally, the Lake Street Bridge is a gateway to Ithaca Falls, a significant local tourist attraction, and spans the Fall Creek Recreational River, a New York State designated environmental resource; hence, the aesthetics of this bridge are particularly important. The Lead Agency has requested that the applicant investigate design options that would retain the required safety features while providing a more welcoming and aesthetically pleasing environment. These include the following: DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 13 • Insuring that the proposed lighting meets Dark Sky guidelines. • Modification of the top of the bridge deck railing to incorporate a design feature (e.g., molding, ornamentation, etc.) to give it a more pedestrian- oriented (as opposed to highway-oriented) character. • Painting of all rail elements the same color, to visually unify visible metal elements of the bridge. • Creating four distinct corners to the bridge — by, for example, moving lighting and bases closer to the corners. • Visually detaching the approach railing from the bridge deck railing by introducing a gap between the two, or by changing materials and design.” The applicant had previously agreed to pursue the ideas in the above bullet points. There was also discussion about separating the sidewalk from the road with a railing system. The applicant was asked to replace the galvanized stormwater outfall in the stone retaining wall with something more aesthetically pleasing. Adopted Resolution for Lead Agency: On a motion by Darling, seconded by Schroeder: WHEREAS: an application for Site Plan Approval and a Fall Creek Recreational River Permit has been submitted to the City of Ithaca Planning and Development Board by the City of Ithaca, and WHEREAS: the proposed project involves rehabilitation of the Lake Street Bridge. The existing bridge, built in 1966, is a steel beam and concrete deck superstructure supported on reinforced concrete abutments. The bridge’s concrete deck slab deterioration has progressed to the point of necessary repair and the City of Ithaca has determined the need to replace the deck slab and repair the existing reinforced concrete abutments. The bridge is also currently on the Federal Scour Critical Bridges list due to the uncertainty of whether the substructures are either pile-supported or founded on bedrock. To remove the bridge from the Federal list, this project proposes to install steel-sheet piling and heavy- stone fill scour protection at the substructures as scour mitigation measures. The proposed rehabilitation also involves concrete deck slab replacement and substructure repairs. The project requires site plan approval, a Recreational River Permit, as well as permits from NYSDEC and the U.S. Army Corps of Engineers•••.••• The project has received approval from the Board of Public Works and Common Council, and WHEREAS: this project was previously determined to be “replacement-in-kind” which is considered a Type II Action not requiring environmental review. Upon further review, it has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (h) [2], [3], and (m), and the State Environmental Quality Review Act, §617.4 (11), and is subject to environmental review, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 14 WHEREAS: it has been requested that the New York State Department of Transportation (DOT), the NYS Department of Environmental Conservation (DEC) •••,••• the City of Ithaca Board of Public Works, and, Common Council, all potentially involved agencies, consent to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: the NYSDOT, NYSDEC, the City of Ithaca Board of Public Works, 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, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the environmental review for Site Plan Approval and a Fall Creek Recreational River Permit for the Lake Street Bridge Rehabilitation project. In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One Adopted Resolution for City Environmental Quality Review: On a motion by Schroeder, seconded by Darling: WHEREAS: an application for Site Plan Approval and a Fall Creek Recreational River Permit has been submitted to the City of Ithaca Planning and Development Board by the City of Ithaca, and WHEREAS: the proposed project involves rehabilitation of the Lake Street Bridge. The existing bridge, built in 1966, is a steel beam and concrete deck superstructure supported on reinforced concrete abutments. The bridge’s concrete deck slab deterioration has progressed to the point of necessary repair and the City of Ithaca has determined the need to replace the deck slab and repair the existing reinforced concrete abutments. The bridge is also currently on the Federal Scour Critical Bridges list due to the uncertainty of whether the substructures are either pile-supported or founded on bedrock. To remove the bridge from the Federal list, this project proposes to install steel-sheet piling and heavy- stone fill scour protection at the substructures as scour mitigation measures. The proposed rehabilitation also involves concrete deck slab replacement and substructure repairs. The project requires site plan approval, a Recreational River Permit, as well as permits from NYSDEC and the U.S. Army Corps of Engineers•••.••• The project has received approval from the Board of Public Works and Common Council, and WHEREAS: this project was previously determined to be “replacement-in-kind” which is considered a Type II Action not requiring environmental review. Upon further review, it has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (h) [2], [3], and (m), and the State Environmental Quality Review Act, §617.4 (11), and is subject to environmental review, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 15 WHEREAS: the NYSDOT, NYSDEC, the City of Ithaca Board of Public Works, and the City of Ithaca Common Council, have consented to the City of Ithaca Planning and Development Board being Lead Agency for this project, and WHEREAS: the City of Ithaca Planning and Development Board did on February 24, 2015 declare itself Lead Agency for the environmental review of the Lake Street Bridge Rehabilitation 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: the Board, acting as Lead Agency in environmental review, has on February 24, 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, with Part 3 revised by the Planning and Development Board; plans entitled “Preliminary Plan and Elevation (P-1),” dated 12/2014, “Under Bridge Access Plan” and “Erosion and Sediment Control Details,” dated 1/2015, “General Plan and Elevation,” “Bridge Railing Layout Plan,” “Begin Right Wingwall Repair Details,” “Permanent Sheet Pile Layout Plan and Details,” “Light Pilaster and Fascia Details,” and “Bridge Railing Details,” dated 2/2015; 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 Adopted Resolution Regarding Recreational River Permit Completeness On a motion by Darling, seconded by Randall: WHEREAS: an application for a Fall Creek Recreational River Permit has been submitted to the City of Ithaca Planning and Development Board by the City of Ithaca, and WHEREAS: the permit is required due to the project being entirely within the designated Recreational River Area, and WHEREAS: the City of Ithaca Planning and Development Board is acting as a delegate for the New York State Department of Environmental Conservation, pursuant to Title 27,15-2714.3hh of the State of New York Environmental Conservation Law, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 16 WHEREAS: the proposed project involves rehabilitation of the Lake Street Bridge. The existing bridge, built in 1966, is a steel beam and concrete deck superstructure supported on reinforced concrete abutments. The bridge’s concrete deck slab deterioration has progressed to the point of necessary repair and the City of Ithaca has determined the need to replace the deck slab and repair the existing reinforced concrete abutments. The bridge is also currently on the Federal Scour Critical Bridges list due to the uncertainty of whether the substructures are either pile-supported or founded on bedrock. To remove the bridge from the Federal list, this project proposes to install steel-sheet piling and heavy- stone fill scour protection at the substructures as scour mitigation measures. The proposed rehabilitation also involves concrete deck slab replacement and substructure repairs. The project requires site plan approval, a Recreational River Permit, as well as permits from NYSDEC and the U.S. Army Corps of Engineers•••.•••, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B. (h) [2], [3], and (m), and the State Environmental Quality Review Act, §617.4 (11), and is subject to environmental review, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on February 24, 2015 make a Negative Determination of Environmental Significance for the project, and WHEREAS: the Planning Board has reviewed the application for completeness and has, with assistance of City staff, found the application to be complete in accordance with the requirements of 621.4(d), now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board hereby finds that the Recreational River Permit application for the rehabilitation of the Lake Street Bridge is complete, and be it further RESOLVED: that a Public Hearing on the application will be held by the Planning and Development Board at 6:00 p.m. on Tuesday, March 24, 2015, and be it further RESOLVED: that the City of Ithaca Planning and Development Board hereby directs City of Ithaca Planning staff to take those steps, including filing a Notice of Completeness of the application in the Environmental Notice Bulletin and distributing the application to all involved agencies and the public, as may be necessary or appropriate to commence public review of the project. In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One D. Major Subdivision & 5 Units of Housing, 128 W. Falls Street, Ron Ronsvalle. Final Subdivision Approval and Preliminary & Final Site Plan Approval. The applicant proposes 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; DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 17 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 eight seven off-street parking spaces, two driveways 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 the Planning Board, acting as Lead Agency, made a Negative Determination of Environmental Significance on September 23, 2014. The project has received the required Area Variances for an existing front yard deficiency, as well as new front- and rear-yard deficiencies and parking location in January 2015, and received Preliminary Subdivision Approval in November 2014. Consultant Lawrence J. Fabbroni described the current status of the proposed project. Adopted Resolution for Final Subdivision Approval: On a motion by Jones-Rounds, seconded by Randall: 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 required 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 DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 18 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 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, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this subdivision indicates the resultant parcels have received all the required area variances for relief from the City of Ithaca Zoning Ordinance for properties located in the R-2b Zoning District, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board grants Final Subdivision Approval to City of Ithaca Tax Parcel #13.-2-20, located at 128 West Falls Street, subject to submission of three (3) paper copies of the final approved plat, all having a raised seal and signature of a registered licensed surveyor. In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One Adopted Resolution for Final Site Plan Approval: DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 19 On a motion by Schroeder, seconded by Randall: 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 1 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 required an additional appeal to the Board of Zoning Appeals (BZA) for one new Area Variance, which was granted on 2/3/15, 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 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 DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 20 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 did on November 25, 2014 review and accept as adequate: revised drawings titled “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 J. Fabronni; and other application materials, and WHEREAS: the City of Ithaca Planning and Development Board did, on November 25, 2014 grant 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 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.), and WHEREAS: the Planning Board has on February 24, 2015 reviewed and accepted as adequate: revised drawings titled and “Site Plan Layout (S-102),” dated February 20, 2015, “Building Elevations (S-104.1, S-104.2, S-104.3, & S-104.4),” “Siding Materials (S-104.6)” and “Site Materials (S-104.7),” dated February 21, 2015, and “Paint Palettes (S-104.5),” dated October 20, 2014, and all prepared by Lawrence J. Fabronni; and other application materials, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 21 WHEREAS: the City of Ithaca Planning and Development Board has determined that conditions “ii.,” “iii.,” and “iv.” have been satisfied, and condition “v.” has been partially satisfied, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Final Site Plan Approval for the proposed project, subject to the following condition: i. Submission of project details (e.g., benches, location and design of bike racks)•••.••• In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One E. Upson Hall Renovations, 124 Hoy Road (Cornell University Campus), Mike Husar for Cornell University. Determination of Environmental Significance and Consideration of Preliminary & Final Approval. 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 Roads 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. Applicant Mike Husar described the current status of the proposed project. To replace the 35 trees the project will remove, the original drawings showed only 3 trees to be planted in Phases 1 and 2, plus possibly 5 more in the “add alt” Phase 3. In response to Planning Board requests, the revised drawings now show 18 trees to be planted in the first two phases, plus 2 more in the possible Phase 3. The latter would provide shade for the expansive Phase 3 plaza proposed to front Hoy Road. Architect Rob Goodwin explained that, contrary to information previously given to the Board, only one color of terra cotta will be used to clad the renovated building. Several Planning Board members praised the proposal’s design quality. Adopted Resolution for City Environmental Quality Review: DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 22 On a motion by Darling, seconded by Jones-Rounds: 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 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 Roads 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 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, and WHEREAS: the Planning Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, did on January 27, 2015 declare itself the Lead Agency for 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 comments received have been considered, and WHEREAS: the Planning and Development Board acting as Lead Agency in environmental review has on February 24, 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 Conditions Plan (C- 0100),” “Phase 1 & 2 Utility Demolition / Sediment Control Plan (C-1101),” “Phase 1 & 2 Utility Plan (C-1102 & C1103),” “Phase 3 Add Alt. Utility Demolition / Sediment Control Plan (C-3101),” and “Phase 3 Add Alt. Utility Plan (C-3102 & C-3103),” dated 8/22/14; and “Building Axonometric (A-3000)” and “Overall Building Elevations (A- 3001, A-3002, A-3003 & A-3004),” dated 11/7/14, and all prepared by LTL Architects and Perkins+Will; and “Phase 1 & 2 Staging Plan (L-1101 & L-1102),” “Phase 1 & 2 Demolition Plan (L-1103 & L-1104),” “Phase 1 & 2 Northing and Easting Plan (L-1201 & L-1202),” “Phase 1 & 2 Layout Plan (L-1203 & L-1204),” and “Phase 1 & 2 Grading Plan (L-1301 & L-1302), dated 1/26/15; and “Phase 1 & 2 Pavement, Furnishings, and Landscape Details (L-1501),” “Phase 1 & 2 Site Stair Details (L-1502),” “Phase 1 & 2 Site Ramp Details (L-1503),” “Phase 3 Add Alt Demolition Plan (L-1301 & L-1302),” “Phase 3 Add Alt Northing and Easting Plan (L-3201 & L-3202),” “Phase 3 Add Alt Layout Plan (L-3203 & L-1204),” “Phase 3 Add Alt Grading Plan (L-3301 & L-3302),” “Phase 3 Add Alt Site Details (L-3501),” and “Phase 3 Add Alt Site Stair Details (L- DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 23 3502),” dated 8/29/14, and “Phase 1 & 2 Planting Plan (L-1401 & L-1402)” and “Phase 3 Add Alt: Planting Plan (L-3401 & L-3402),” dated 2/27/15 and all prepared by LTL Architects, Perkins+Will, and Trowbridge Wolf Michaels, LLP•••;••• and “Upson Hall Phase 1 & 2 Site Plan•••,•••” dated 2/5/15, and “Upson Hall Phase 3 (Add Alternate) Site Plan,” the former dated dated 2/5/15 and the latter dated 2/19/15 (no attribution); a series of renderings dated 1/27/15, prepared by LTL Architects and Perkins+Will; and “Exterior Materials,” dated December 2014 and prepared by LTL Architects and Perkins+Will; and “Window and Terracotta: Material and Geometry” and “Window and Terracotta: Plan Detail,” dated 2/24/15 (no attribution); 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 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 Final Site Plan Approval Resolution Adopted Resolution for Preliminary and Final Site Plan Approval: On a motion by Schroeder, seconded by Darling: 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 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 Roads 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 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, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 24 WHEREAS: the Planning Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, did on January 27, 2015 declare itself the Lead Agency for 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 WHEREAS: the Planning and Development Board held the required Public Hearing on January 27, 2015, 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 has on February 24, 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 Conditions Plan (C- 0100),” “Phase 1 & 2 Utility Demolition / Sediment Control Plan (C-1101),” “Phase 1 & 2 Utility Plan (C-1102 & C1103),” “Phase 3 Add Alt. Utility Demolition / Sediment Control Plan (C-3101),” and “Phase 3 Add Alt. Utility Plan (C-3102 & C-3103),” dated 8/22/14; and “Building Axonometric (A-3000)” and “Overall Building Elevations (A- 3001, A-3002, A-3003 & A-3004),” dated 11/7/14, and all prepared by LTL Architects and Perkins+Will; and “Phase 1 & 2 Staging Plan (L-1101 & L-1102),” “Phase 1 & 2 Demolition Plan (L-1103 & L-1104),” “Phase 1 & 2 Northing and Easting Plan (L-1201 & L-1202),” “Phase 1 & 2 Layout Plan (L-1203 & L-1204),” and “Phase 1 & 2 Grading Plan (L-1301 & L-1302), dated 1/26/15; and “Phase 1 & 2 Pavement, Furnishings, and Landscape Details (L-1501),” “Phase 1 & 2 Site Stair Details (L-1502),” “Phase 1 & 2 Site Ramp Details (L-1503),” “Phase 3 Add Alt Demolition Plan (L-1301 & L-1302),” “Phase 3 Add Alt Northing and Easting Plan (L-3201 & L-3202),” “Phase 3 Add Alt Layout Plan (L-3203 & L-1204),” “Phase 3 Add Alt Grading Plan (L-3301 & L-3302),” “Phase 3 Add Alt Site Details (L-3501),” and “Phase 3 Add Alt Site Stair Details (L- 3502),” dated 8/29/14, and “Phase 1 & 2 Planting Plan (L-1401 & L-1402)” and “Phase 3 Add Alt: Planting Plan (L-3401 & L-3402),” dated 2/27/15 and all prepared by LTL Architects, Perkins+Will, and Trowbridge Wolf Michaels, LLP•••;••• and “Upson Hall Phase 1 & 2 Site Plan•••,•••” dated 2/5/15, and “Upson Hall Phase 3 (Add Alternate) Site Plan,” the former dated dated 2/5/15 and the latter dated 2/19/15 (no attribution); a series of renderings dated 1/27/15, prepared by LTL Architects and Perkins+Will; and “Exterior Materials,” dated December 2014 and prepared by LTL Architects and Perkins+Will; and “Window and Terracotta: Material and Geometry” and “Window and Terracotta: Plan Detail,” dated 2/24/15 (no attribution); and other application materials, now, therefore, be it , and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on February 24, 2015 make a Negative Determination of Environmental Significance, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the Upson Hall Renovation project. DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 25 In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One F. Six-Unit Apartment Building, 707 E. Seneca Street, Schickel Architecture for 707 E. Seneca St., LLC. Consideration of Preliminary & Final Approval. 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 double retaining walls along a portion of the east, the north south, and portions a portion of the west development area, with a single retaining wall extending along the driveway on the west property line. The northern retaining wall is up to ten feet in height and includes a stair. 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 the required Area Variance from the Board of Zoning Appeals and 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.   Architect Tom Schickel explained that the southern portion of the site (on three sides of the proposed parking area) would now feature retaining walls on two levels — an upper wall of concrete and a lower wall of limestone blocks. Each would be screened by greenery, and each would be much lower than the original c. ten-foot-tall concrete south retaining wall. Board members expressed strong support for this proposed solution. Adopted Resolution for Preliminary and Final Site Plan Approval: On a motion by Jones-Rounds, seconded by Schroeder:   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. The project is located in the R-3a DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 26 Zoning District and the East Hill Historic District. It has received the required area variance from the BZA and a Certificate of Appropriateness, with conditions, from the Ithaca Landmarks Preservation Commission (ILPC), 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: 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: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176-12 A. (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on January 27, 2015, 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, did on January 27, 2015 review and accept 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 East Seneca Street, City of Ithaca, Tompkins County, New York,” dated 7/30/14 and prepared by T.G. Miller, P.C.; “Renderings,” “Location Plan & 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 1/27/15; 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 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 created a sloped area, stabilized with plantings. The grading plan created a form that was flat on all sides with sharp angles, that was in sharp contrast to the surrounding topography. In addition, the grading did not appear to adequately protect existing trees, and DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 27 WHEREAS: the Lead Agency required that the applicant work with a licensed landscape architect to develop grading and landscaping plans that addressed 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 City of Ithaca Planning and Development Board did on January 27, 2015 determine that the proposed project will result in no significant impact on the environment and issued a Negative Declaration of Environmental Significance, and WHEREAS: on February 24, 2015, the Planning Board reviewed and accepted as adequate revised drawings entitled: “Site Layout & Planting Plan (L1),” dated 2/22/15, “Grading Plan (L2),” “Site Elevations (A-3)” and “Site Sections (A4),” all dated 2/17/15, and “Site Details Plan (L-4),” dated 1/8/15 but in drawing set otherwise dated 2/17/15, all prepared by Schickel Architecture, in consultation with Noah Demarest, Landscape Architect. These drawings show two-level southern retaining walls, one of concrete and one of limestone blocks, each lower in height than the original concrete southern retaining wall, and each screened with greenery, and WHEREAS: the Board finds that the landscape solution as shown in the drawings listed immediately above sufficiently addresses the Board’s concerns in that it lessens the visual impact of the original concrete southern retaining wall, while preserving existing trees on the adjacent property, now, therefore, be it RESOLVED: that the Planning Board does hereby grant Preliminary and Final Site Plan Approval to the project subject to the following conditions: i. The applicant shall investigate tinting or otherwise darkening the portion of the concrete wall along the west driveway that is visible from the public way, and ii. Submission of a revised site plan drawing with a note stating that the sidewalk will be rebuilt to City standards, and iii. As recommended by City Forester Jeanne Grace, the applicant shall remediate soil per City standards before planting the two street trees. In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One G. 210 Hancock Street Mixed-Use Development – Sketch Plan DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 28 Consultant Peter Trowbridge, architect Steve Hugo, and Joe Bowes of INHS presented an overview of the proposed project, which would occupy the entire City block bounded by Hancock Street, First Street, Adams Street and Lake Avenue. It would include: (1) A four-story mixed-use building along First Street, containing commercial space and covered parking on the ground floor and approximately 50 rental apartments above; (2) About a dozen owner-occupied two-story townhouses on the Lake Avenue side of the site, intended to harmonize with traditional frame houses in the immediate neighborhood; and (3) A surface-level parking lot extending through the middle of the site, with an access driveway extending all the way from Hancock to Adams Street. H. Simeon’s Rebuilding – Sketch Plan / Update Architect Jason Demarest and Jerry Dietz presented an overview of the proposed project, which would reconstruct the demolished front portion of the Simeon’s building in a manner similar to the original, but with functioning balconies added to the front and Aurora Street facades at the second-floor level. Board members strongly supported rebuilding the missing portion of the building in a manner similar to the original, but expressed mixed feelings regarding the proposed added balconies. 5. Zoning Appeals Appeal #2974 ― 108-110 East State Street (Ithaca Cayuga Optical): Sign Variance Appeal of F. Alexander Wood for a Sign Variance from Sign Ordinance, Section 272-4 A. (1), which limits the distance in which signs can project from the face of a building wall. In order to make Ithaca Cayuga Optical, at 134 East State Street, more visible to customers, the applicant proposes to add a new sign at the entrance of his business. This new sign advertising the store will be 4.5 SF in size and will project 36” over the store’s entrance; the Sign Ordinance only allows wall signs to project a maximum of 18 inches from the face of a building. Cayuga Optical at 134 East State Street is located in a CBD-60 Zoning District where signs are permitted. However, Section 272-18 requires that the Board of Zoning Appeals grant a Variance allowing the increased projection before a Sign Permit can be issued for this proposal. The Board does not recommend granting this appeal. For decades, one of the long-term planning goals for the Ithaca Commons has been to open up east-west views along the length DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 29 of the Commons, both near its storefronts and along its center. This goal will finally be realized later this year with the completion of the rebuilt Commons. Allowing a sign to project 36 inches into the Commons pedestrian space, rather than the permitted 18 inches, would contradict the above long-term City planning goal. If the City allows one retail store to hang a sign projecting 36 inches, it is then extremely likely that a host of other retailers will also want to hang signs with similar projections, because they, too, will want better visibility for their businesses. The result could be exactly the kind of clutter of projecting signs, obstructing long views up and down the Commons, which the 18-inch regulation was intended to prevent. Furthermore, in this unfortunate scenario, each new projecting sign would obstruct the visibility of other projecting signs. All in all, this would be a losing game. The sign’s design per se is fine, so long as it can be either (1) re-sized to conform to the 18- inch projection limit, (2) redesigned for installation flat against the storefront, or (3) incorporated into an awning. Appeal #2957 ― 402 South Cayuga Street: Area Variance Appeal Ithaca Neighborhood Housing Services (INHS) for the owner, Ithaca Urban Renewal Agency, owner of 402 South Cayuga Street for Area Variances from Section 325-8, Column 11, Front Yard, requirements of the Zoning Ordinance. The applicant proposes to construct a new townhouse with four attached three-story, single-family units to be located at 402 South Cayuga Street. The building measures approximately 34’ x 72’8” and the new townhouse will contain three 2-bedroom units and one 3-bedroom unit. Parking for one car will be provided at the lowest level of each unit. The property at 402 South Cayuga Street is on the corner of South Titus and South Cayuga Streets and has two front yards. The proposed construction will cause the Cayuga Street front yard to be deficient. The proposed front will be 5’1” of the required 10-foot front yard setback. This proposed project is in the R-3b Zoning District, where the proposed use is permitted. However, Section 325-38 requires Area Variances be granted before a Building Permit is issued. The Board fully supports granting this appeal as it furthers the goal of providing more housing within the City and brings a vacant corner lot into active use. Furthermore, the variance is needed to allow full front porches for each unit, which improves the design and makes the buildings more contextual with the neighborhood. 6. Old / New Business A. Proposed Historic District Designation ― Titus-Wood Historic District. Board Report & Support Resolution Adopted Resolution on Proposed Titus-Wood Historic District Designation On a motion by Darling, seconded by Schroeder: DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 30 WHEREAS: on February 10, 2015 the Ithaca Landmarks Preservation Commission voted to recommend designation of the Titus-Wood survey area as a local historic district, and WHEREAS: Section 228-3 of the Municipal Code, Landmarks Preservation, stipulates that the Board of Planning and Development shall file a report with Common Council with respect to the relation of such designation to the comprehensive plan, the zoning laws, projected public improvements, and any plans for the renewal of the site or area involved, now, therefore, be it RESOLVED: that the Planning and Development Board shall file the attached report with respect to the issues stipulated in the Municipal Code, and be it further RESOLVED: that the Board of Planning and Development supports the local designation of the Titus-Wood Historic District. [J.G.S. Note: The Planning Board’s report regarding this proposed designation will be inserted here, as an attachment to the resolution.] In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One B. Proposed Landmark Designation ― 421 N. Albany Street (Dennis-Newton House). Board Report & Support Resolution Adopted Resolution on Proposed 421 N. Albany Street Landmark Designation On a motion by Schroeder, seconded by Darling: WHEREAS: on February 10, 2015, the Ithaca Landmarks Preservation Commission voted to recommend designation of the Dennis-Newton House at 421 N Albany St as a local landmark, and WHEREAS: Section 228-3 of the Municipal Code, Landmarks Preservation, stipulates that the Board of Planning and Development shall file a report with Common Council with respect to the relation of such designation to the comprehensive plan, the zoning laws, projected public improvements, and any plans for the renewal of the site or area involved, now, therefore, be it RESOLVED: that the Planning and Development Board shall file the attached report with respect to the issues stipulated in the Municipal Code, and be it further RESOLVED: that the Board of Planning and Development supports the local designation of the Dennis-Newton House. DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 31 [J.G.S. Note: The Planning Board’s report regarding this proposed designation will be inserted here, as an attachment to the resolution.] In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder Opposed: None Absent: None Vacancies: One C. Proposed Zoning Amendment: Industrial Zones ― Planning Board Comments The Board agreed to support the proposal. D. Proposed Zoning Amendment: Gun Hill Rezoning ― Planning Board Comments The Board agreed to support the proposal. E. Proposed Zoning Amendment: Collegetown Parking Overlay Zone Repeal ― Planning Board Comments The Board agreed to support the proposal. 7. Reports There were no reports, due to the lateness of the hour. 8. Adjournment On a motion by Darling, seconded by Randall, and unanimously approved, the meeting was adjourned at 10:40 p.m.