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HomeMy WebLinkAboutMN-P&DB-1997-05-28 i� LT 7At 11 , rr rr I7 (.� CITY OF ITHACA 1 08 EAST GREEN STREET ITHACA, NEW YORK 14850 DEPARTMENT OF TELEPHONE:607/274-6550 PLANNING&DEVELOPMENT FAX:607/274-6558 H.MATTHYS VAN CORT,DIRECTOR 607/272-7348 HERMAN SIEVERDING,AICP,DEPUTY DIRECTOR Mr. Henry Cesari May 28, 1997 Cesari Design Associates Montvalle Business Center 43 Route 46 East Pine Brook,N.J. 07058 Re: t tice of Decision-Site Plan Review: 402 West Green Street Dear ►11 At its May 28, 1997 meeting, and in accordance with Ordinance No. 89-1,Chapter 276 of the City of Ithaca Municipal Code,the Planning and Development Board reviewed and acted on your proposed site development plans. Attached is a copy of the resolution passed by the Board regarding its decision on your proposal. In order to be issued your building permit,you must have the approved Site Development Plan stamped by the Department of Planning and Development and on file. The approved plans must show all modifications required by any conditions noted in the resolution. Any subsequent modifications to the approved plan must be submitted to the Board for review and approval. Please note that site plan approval does not exempt an applicant from complying with all other permits and approvals(e.g.,street permits from the office of City Engineering and permits from the Water and Sewer department)that may be needed. No certificate of occupancy or compliance shall be issued until the Department of Planning and Development has verified that all site work is installed per the approved site plan. Request for a temporary Certificate of Occupancy will require a performance bond for improvements not installed. Thank you for your attention and cooperation. Sinc ely, erman Sieverding,AICP Deputy Director of Planning&Development cc. Rick Eckstrom,Building Commissioner Brian Wilbur,Fire Chief Julie Holcomb,City Clerk r/ 0 Printed on Recycled Paper "An Equal Opportunity Employer with an Affirmative Action Program" Planning and Development Board Negative Declaration of Environmental Impact-City Health Club May 27, 1997 Whereas,the Planning Board has conducted a full environmental review,consisting of Short and Long Environmental Assessment forms,for the proposed parking lot improvements to the City Health Club located at 402 West Green Street, and Whereas,the Conservation Advisory Council has reviewed these same materials and recommended a negative declaration for this Unlisted Action,now therefor be it Resolved,that the Planning and Development Board determine that the proposed project will have no significant negative impact on the environment and authorize staff the file a negative declaration consistent with State and City Environmental Quality Review regulations. Planning and Development Board 402 West Green Street(City Health Club)-Site Plan Review Resolution May 27, 1997 Whereas,the City Health Club has proposed to pave its parking lot and add landscaping within and around the periphery of the lot located at 402 West Green Street,and Whereas,the Planning Board has determined that the proposed improvements will pose no significant negative environmental impacts,and Whereas,this project has previously been approved by the Planning Board in 1991 and this approval has since expired, and Whereas,the current plan is essentially the same as the previously approved plan and improves both the function and aesthetics of the parking lot,now therefore be it Resolved,that the Planning Board grants preliminary and final approval to the plans for this project dated April 23, 1997. -7-/W /--77t3 Approved 7/22/97 Planning & Development Board Meeting PLANNING & DEVELOPMENT BOARD MINUTES June 24, 1997 In attendance: Clarence Reed,Chair,David Kay;Steve Ehrhardt;Ellen McCollister,Jane Marcham; Herman Sieverding and Scott Whitham 1. Privilege of the Floor Comments from Doria Higgins about the Tompkins County Waterfront Plan. Higgins requested that the Planning&Development Board suggest to the Planning&Economic Development Committee (P&ED) that the Common Council not adopt the Waterfront Plan and that its name be changed from a`Plan'to a`Study'. Planning&Development Board agreed to have Jane Marcham present tonight's thoughts and . _.....: „ iscussiQn to Common Council. Also let Council know that the Planning&Development Board is not ready to make a recommendation to Common Council. Common Council is to let the Planning& Development Board know when Council is scheduled to finalize their discussions. 2. Approval of Minutes Motion was made by Ehrhardt and seconded by Marcham to approve the minutes of the May 27, 1997 Planning&Development Board. Unanimously carried. The Planning&Development Board has requested that the minutes be discussed toward the end of future meetings so that the public does not have to wait through the process. Chairman Reed requested the secretary to place Approval of Minutes toward the end of the agenda for future Board meetings. 3. Public Hearing Motion made by Ehrhardt,seconded by Whitham to open the floor for public hearings. Approved unanimously. A. 114 Summit Place-Rider Attending were Mr.Rider and Mr.John Orkin,Attorney for Mr.Rider. Kay moved and Ehrhardt seconded Final Subdivision Approval: WHEREAS application has been made for approval of subdivision of property at 114 Summit,PL,and WHEREAS environmental assessment of the proposed action has been conducted,and a Negative Declaration of environmental impact has been made,and WHEREAS the proposed subdivision has been reviewed by all appropriate agencies,none having commented or objected,be it RESOLVED that this Board grant Final Approval of the proposed subdivision,subject to the requirement that the applicants provide documentary confirmation to the Planning Department within ninety days(90)that the minor parcel created by the division has been consolidated with the property to which it is intended to be attached,Assessment parcel 64-2-20, at 222-4 Dryden Rd.. 06-24mtg.doc 1 4. Environmental Review/Preliminary Subdivision Approval A. 309 Elmira Road-Cutting Sieverding stated that Mr. Cutting has requested to postpone this review until the July meeting. 5. Public Hearing/Environmental Review/Preliminary&Final Site Plan Approval Motion made by Ehrhardt and seconded by Whitham to open the meeting for public hearing. Unanimously carried. Let the record show there is no public in attendance. Presenting was Richard Franco of Benderson Development Company assisted by David Herrick of T. G.Miller Engineers. A. 701-725 S.Meadow Street/Benderson Development Company It was reported that the Codes Committee reviewed the revised site plan and proposed elevations. It was also noted that the Parks Commission is interested in the development of this project,especially the proximity of the proposed buildings to the park.Benderson to m et witfi the Parks Commission to discuss the design of the building closest to the Wood Street Park. It is possible that the north and south buildings may be flipped with each other but the total development will not exceed the 25,000 square feet retail space as stated in the Environmental Review Resolution.. Benderson will also bring this proposal back to the Codes Committee if necessary. Questions were raised about the painted drivit panels above the block portion of the building. According to the Building Commissioner,as long as lettering`Hollywood Video'are raised from the drivit panel and not painted on,then only the lettered portion will be considered the sign. Staff to request the Commissioner for a written interpretation. Environmental Review-Resolution • WHEREAS,a site development plan for the redevelopment of 701-725 South Meadow St. has been submitted for review and approval by the Planning&Development Board,and WHEREAS,the proposed redevelopment of this property,which will include approximately 25,000 square feet of retail space, 139 parking spaces and site landscaping is an Unlisted Action according to New York State Environmental Quality Review and a Type I action under the City's Environmental Quality Review regulations,and WHEREAS,this Board,as the lead agency for environmental review,has reviewed the application materials and supporting documentation,including comments from other involved and/or interested agencies,and WHEREAS,this review process has included an analysis of traffic,parking,site drainage and visual impact issues,and WHEREAS,this property was the subject of a Site Development Plan Review application process in October, 1995 that called for 50,000 sf of development and was approved by the Planning&Development Board on the basis of a Long Environmental Assessment Form(LEAF),and the approval of which is still valid,and 06-24mtg.doc 2 WHEREAS,the applicant has made a number of modifications to the site plan that improve its visual appearance,adds more landscaping and includes larger trees in the parking lot and the addition of striping for a center turn lane on Meadow Street,now therefore be it RESOLVED,that this 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 according to the provision of Part 617. Motion made by Ehrhardt and seconded by McCollister to approve. Unanimously carried. Final Site Plan Review-Resolution Planning&Development Board requests that correspondence to be directed to the Building Commissioner from Planning Department staff as to the Building Commissioner's rote tattoo of the sign ordinance and how it relates to this project. WHEREAS,a site development plan for the redevelopment of the former VIP Motel site located at 701-725 South Meadow Street has been submitted to the Planning& Development Board for review and approval pursuant to the City's Site Development Plan Review Ordinance,and WHEREAS,an environmental review and public hearing on the proposal have been completed,and WHEREAS,the applicant has made a number of changes in the site plan that have improved the quality of the site,and WHEREAS,the site plan has been reviewed by the staff in the Planning Department,the Department of Public Works,Tompkins County Planning Department,the NYS Department of Transportation and by the Codes and Administration Committee of the Board,and WHEREAS,the new project plans for this site proposes substantially less development than the plans previously approved by the Planning&Development Board with correspondingly lower environmental impacts,now therefore be it RESOLVED,that the Planning&Development Board grant preliminary site plan approval for the entire development as shown on the revised site plan dated June 24, 1997 and final site plan approval to Phase I of this project which consists of the front portion of the site which will include the Hollywood Video building and the footprint for an additional building on the northern portion of the site alongside the access driveway,and be it further RESOLVED,that the details of the building to be constructed on the footprint shown on the Phase I site plan be presented for review and approval by the codes committee of the Planning&Development Board and that the Codes Committee have the authority to approve switching the location of the proposed Hollywood Video Store from the south footprint to the north footprint. Motion made by Whitham,seconded by McCollister to approve. Unanimously carried 06-24mtg.doc 3 6. Ordinance Amending Chapter 325 entitled"Zoning"of Municipal Code.regarding definition of Home Occupation Board recommends to Council,by way of Marcham,that the Planning&Development Board approved the proposed amendments to this Ordinance. 7. Old Business A. Southwest Area Land Use Study The Planning&Development Board suggests that staff of the Department of Planning and Development meet with Judy Saul of the Community Dispute Resolution Committee(CDRC) to discuss and propose a public participation plan for the adoption of the Southwest Land Use Study. Staff will report back to the July meeting of the Planning&Development Board as to what will be done in order to move this plan forward. rung Appeals Report Appeal 2336-Special Permit for home occupation to conduct psychotherapy practice at 764 South Aurora Street,in an R-2b zone. The Planning&Development Board does not see any specific issues of planning concern. In general,home occupations can be acceptable in residential areas,but the BZA should look at the facts,particularly as they pertain to neighborhood impacts and issues such as parking,etc. Request for approval-Unanimously carried Appeal 2337-Use Variance to allow commercial use of the parking area which has been enlarged and improved without permit at 619 W.Court St.,in an R-2b zone,intended to serve the adjoining commercial property at 313 N.Meadow. Extensive study has been conducted on the issues of zoning,land use and urban design in this part of the City,resulting in recommendations soon to be considered for adoption,to implement development guidelines and zoning protections for those properties on the edges of residential neighborhoods abutting commercial districts,where the quality of life for residents is often negatively impacted by activity and physical conditions in the adjoining business area. This study concludes that the commercial district zoning on the east side of Meadow St should follow the existing boundary at the rear lot line of properties fronting Meadow St. Sieverding explained that this is a commercial property on Meadow Street that wants to use a residentially zoned parcel that is one residential lot away from their business for a parking lot. The Fulton/Meadow Urban Design Plan looked hard at the commercial edge along Meadow. The general consensus was that the existing line for the commercial zoning should be maintained in order to preserve the integrity of the residential neighborhood. Therefore,don't allow these encroachments. Planning&Development Board recommends this appeal be denied. • 06-24mtg.doc 4 Appeal 2339,Area Variance to permit construction of a garage for residence at 916 Stewart Av., in an R-U zone. This site is in the Recreational River Area which follows Fall Creek The Recreational River Area designation gives the Planning&Development Board very specific responsibilities to review those projects that fall within the boundaries of the Recreational River designation. Applicant needs to complete this specific application for any accessory structures of any size that fall within 500 feet of the Creek. The application is available from the Building. The Building Department has been directed to work with the Planning Department staff. This application is to be submitted to the Planning&Development Board. The Law creating this designation grants the Planning&Development Board authority in its implementation and it does not need to go to Common Council. Since this site falls within an Historic District,it also needs to go to the Ithaca Landmarks Preservation Commission for review and .:approval The Codes Committee will review this application at its July meeting. 9. Reports A. Director's Reports 1. Threshold Plaza Phase II: Called for the Codes Committee to review the architectural details for the second building that is going to be placed on that site. The Codes Committee did that and approved the project. Sieverding needs to write the resolution for the project. Phase II will be starting in a couple of months. It will be perpendicular to and look identical to the first building. 2. Inlet Island Project: A Request for Qualifications for Design Guidelines for Inlet Island was issued. Six proposals were received by the June 23rd due date. Sieverding requests that a selection committee be formed to review the proposals and select the consultant. The Selection Committee should include a member of Common Council, member of Board of Public Works and a member from the Department of Public Works and staff. Scott Whitham and Ellen McCollister will represent the Planning& Development Board on this Committee. 3. Cornell Track and Soccer Field Lighting: Sieverding reported that Van Cort received a memo from the Town Planning Office regarding the lights to be installed at Cornell on the Track and Soccer Field. Four light poles ranging in height between 120 and 140 feet tall with each mounting up to 36 floodlights with 1,500 to 2,000 watt metal halide lamps. The question asked is whether the Planning&Development Board wants to raise a potential visual impact on other areas of the City. If you do,there's a proposal here. If not,then you can just pass on it. A copy of this memo will be sent to the Codes Committee and put on the agenda for the July meeting of the Planning&Development Board. 06-24mtg.doc 5 i B. Chair's Report Received a letter from the Tompkins County Greenway Coalition. Reed was invited to their May 15th meeting. He did not get the letter until after their meeting. They were discussing the Town of Ithaca Greenway,the Black Diamond Trail,Trail of Hammond Hills State Forest and the Lansing Greenway. Chairman Reed directed the Secretary to open his incoming mail to be sure he doesn't miss such things in the future. C. Board of Public Works Report Ehrhardt reported that a year ago the Board approved construction of sidewalks on both the north and south sides of Esty Street between Fulton and Meadow. A month ago,the Board included those sidewalks into the Sidewalk Plan that was sent on to Council. At the Budget and Administration Meeting last night Council recommended the sidewalks on the north side be removed from this Sidewalk Plan. The Board members strongly favor the retention of sidewalks on both sides of Esty Street in the Sidewalk Plan. Should Council remove it,we will send it back next year. The Board of Public Works will authorize them y to leave them in which is inpufljurisdiction. 4,4 WHEREAS,sidewalks are an Hew'S essential part in developing the commercial neighborhood between Fulton and Meadow Streets in the City's Westend,now therefore be it RESOLVED,that the Planning&Development Board supports the Board of Public Works'recommendation that Common Council include construction of sidewalks on both the north and south sides of Esty Street between Fulton and Meadow Streets in this year's sidewalk contract. Motion made by Ehrhardt and seconded by Kay. Unanimously carried. D. Planning&Economic Development Committee Report Jane Marcham: Members of the Planning&Development Board have all heard the qualms of the Waterfront Plan. The P&ED Committee has also requested a presentation on the Northside Design Study. The Committee did move ahead with the Economic Development Plan and,after long discussion,decided it was worthwhile to hire Planning&Environmental Research Consultants(PERC),Tom Niederkom's firm,to do a City Plan to be coordinated with the County Plan. They also moved ahead with the next step in the Reorganization of the Department of Planning and Development. The P&F.D Committee recommended hiring an Economic Development Planner to be the assistant to the Director of Economic Development. Sieverding added that there is a meeting scheduled for July 11th for the Subcommittee of Council to talk about the Economic Development Director position and the Historic/Preservation Planner position. The B &A Committee approved the funding for the Economic Development Planner position. 06-24mtg.doc 6 The final item for this meeting is the vacancy on the Planning&Development Board. If any current member knows of someone who would like to become a member of this Board,then please share that with Mayor Cohen. We should try to encourage someone representing minorities to become a member. Question raised as to whether there has to be a diversity amongst the Wards. The response by Chairman Reed was it is desirable to do so. This position has been vacant since December 1996,and we need to request that the someone be appointed. Sieverding will ask the Planning Director to request that the Mayor appoint someone to fill the current vacancy on the Planning&Development Board. Motion made by Whitham and seconded by Kay to adjourn the meeting. Unanimously carried. 06-24mtg.doc 7