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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