HomeMy WebLinkAbout04-19-16 P&D Board - Project Review Committee Meeting Agenda“An Equal Opportunity Employer with a commitment to workforce diversification.”
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TO:City of Ithaca Project Review Committee (Planning &Development Board)
FROM:Lisa Nicholas,Senior Planner
DATE:April 13,2016
SUBJECT:Agenda for Project Review Committee Meeting:TUESDAY,APRIL 19,2016
Meeting is scheduled to begin at 9:30 a.m.in the Third Floor Conference Room (behind Common Council Chambers),
City Hall,108 E.Green St.Please call Charles Pyott at 274 6550,if you cannot attend or you require additional
information.
9:30 Project:Minor Subdivision
Location:Tax Parcel #20.2 3.1 (Westwood Knoll,N.Taylor Pl.,&Campbell Ave.)
Applicant:Daniel &Maria Laux
Anticipated Board Action(s)in April:Declaration of Lead Agency,Public Hearing,Determination of
Environmental Significance,and Consideration of Preliminary &Final Approval
Project Description:The applicant proposes to subdivide tax parcel #20.2 3.1 into two new parcels:Parcel
A,measuring 0.251 acres (10,946 SF)with approximately 147.31’of frontage on Westwood Knoll and 34.85’
on N.Taylor Pl.;and Parcel B,measuring 0.23 acres (10,016 SF)with approximately 86.5’of frontage on
Campbell Ave.and 72.68’on N.Taylor Pl.The project is in the R 1a Zoning District,which has a minimum
lot size of 10,000 SF,minimum width at street of 75’,and minimum front,side,and rear yards of 25’,
10’/10’,and 25%or 50 feet but no less than 20’,respectively.This is an Unlisted Action under the City of
Ithaca Environmental Quality Review Ordinance (“CEQRO”)and the State Environmental Quality Review Act
(“SEQRA”)and requires Environmental Review.
9:40 Project:Minor Subdivision
Location:511 513 Dryden Rd.,Tax Parcel #66.1 3
Applicant:Joshua Liptzin
Anticipated Board Action(s)in April:Declaration of Lead Agency,Public Hearing,Determination of
Environmental Significance,and Consideration of Preliminary &Final Site Plan Approval
Project Description:The applicant proposes to subdivide Tax Parcel #66.1 3 into two new parcels:Parcel
A,measuring 0.129 acres (5,654 SF)with 45’of frontage on Dryden Road and containing an existing one
family house;and Parcel B,measuring 0.135 acres (5,860 SF)with 46.6’of frontage on Dryden Road.The
property is in the CR 1 Zoning District,which has a minimum lot size of 4,000 SF for one family homes and
5,500 SF for other uses,minimum width at street of 45’for one family homes and 50’for other uses,and
minimum front,side,and rear yards of 10’,5’,and 20’or 20%of lot depth,respectively.This is an Unlisted
Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”)and the State
Environmental Quality Review Act (“SEQRA”)and requires Environmental Review.
CITY OF ITHACA
108 E. Green St. — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone: Planning & Econ. Development – 607-274-6550 | Community Development/IURA – 607-274-
6559
E-Mail: dgrunder@cityofithaca.org E-Mail: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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9:50 Project:Minor Subdivision/Parcel Reconfiguration
Location:312 314 Spencer Rd.
Applicant:Charlie O’Connor,Modern Living Rentals
Anticipated Board Action(s)in April:Declaration of Lead Agency &Public Hearing
Project Description:The applicant proposes to consolidate,then subdivide,three tax parcels:#105.7 1.1
and #116.1 1,with a combined area of approximately 0.212 acres (9,234 SF),and containing an existing
single family house;and #116.1 2,measuring approximately 0.395 acres (17,206 SF)and containing an
existing single family house.The new proposed parcels will be:Lot 1,measuring 8,571 SF with
approximately 166.78’of frontage on Old Elmira Road;Lot 2,measuring 5,600 SF with approximately 45’of
frontage on Old Elmira Road;and Lot 3,measuring 12,260 SF with approximately 191’of frontage on
Spencer Road and containing the two existing houses.The proposed Lot 3 requires an Area Variance for a
deficient front yard setback.This is an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance (“CEQRO”)and the State Environmental Quality Review Act (“SEQRA”)and requires
Environmental Review.
10:00 Project:Apartment Building
Location:201 College Ave.
Applicant:Noah Demarest,STREAM Collaborative,for Visum Development Group
Anticipated Board Action(s)in April:Declaration of Lead Agency
Project Description:The applicant proposes to build a 5 story apartment building on a 0.173 acre lot at the
corner of College Avenue and Bool Street.The building will contain 44 dwelling units with approximately 76
bedrooms.The basement level will have a trash room,a fitness room with windows looking out to the
street,and a bicycle garage for approximately 20 bikes with ramp access from a doorway on Bool Street.
Other proposed amenities include landscaping,lighting,4 outdoor bike racks,and street trees.The site has
a 17’difference in elevation from the southwest corner to the northeast corner,rising from 690.00 to
707.00.Site development will require the removal of the existing 2 story wood framed house containing 1
apartment with 12 bedrooms,gravel parking area,and five trees.The project is proposing a curb bump out
that will require approval form the Board of Public Works.The project is in the MU 1 Collegetown Area
Form District (CAFD)and requires an Area Variance.This is a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”),§176 4 B(1)(k)&(h)[4],and the State Environmental
Quality Review Act (“SEQRA”),§617.4(b)(11),and is subject to Environmental Review.
10:20 Project:Maplewood Redevelopment Project
Location:Veteran’s Ave.(between Maple Ave.&Mitchell St.)
Applicant:Scott Whitham,Whitham Planning &Design,LLC,for Cornell University
Anticipated Board Action(s)in April:Lead Agency Concurrence for the Town of Ithaca
Project Description:The applicant proposes to redevelop the existing 170 unit and 372 bedroom
Maplewood housing complex into a new project with 500 600 units and up to 975 bedrooms.The units are
to be a mixture of townhomes,stacked flats,and multi family apartment buildings.The project will include
a community center,some neighborhood scaled retail,and internal circulation network,including
connections to adjacent East Hill Recreation Way,landscaping,lighting,and other amenities.The project
site is approximately 17 acres —0.75 of which is in the City of Ithaca and is proposed to contain an
apartment building.The applicant intends to develop the Town portion of the site as a Planned
Development Zone (PDZ),while the City portion will comply with current R 3b Zoning District regulations.
This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),§176 4
B(1)(k)&(i),and the State Environmental Quality Review Act (“SEQRA”),§617.4(b)(11),and is subject to
Environmental Review.It is expected the Town of Ithaca will act as Lead Agency for the Environmental
Review of the project.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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10:40 Zoning Appeals
#3021,307 Warren Place,Special Permit
#3023,201 Stewart Avenue,Area Variance
11:00 Adjournment
cc:Mayor Svante Myrick &Common Council
Dr.Luvelle Brown,Superintendent,ICSD
Jay Franklin,Tompkins County Assessment
ACCESSING ONLINE DOCUMENTS
Site Plan Review &Subdivision Application Documents
(&Related Materials)
Site Plan Review application documents are accessible electronically via
the “Document Center”on the City web site
(www.cityofithaca.org/DocumentCenter),under “Planning &
Development”>“Site Plan Review Project Applications,”and in the
relevant year/month folder.Subdivision application materials can be
similarly located,but in the “Subdivision Applications”folder.
Zoning Appeals
Zoning Appeals are accessible electronically via the “Document Center”on
the City web site (www.cityofithaca.org/DocumentCenter),under “Board
of Zoning Appeals”>“Zoning Appeal Applications,”and in the relevant
year’s folder.
If you have a disability &would like specific
accommodation to participate,
please contact the City Clerk at 274 6570 by
12:00 p.m.,the day before the meeting.
Performance Premises, LLC
326 West Seneca St, Ithaca NY 14850
April 8, 2016
Dear members of the Planning and Development committee,
After consulting with Jeanne Grace, Ithaca's city forester, Performance Premises
is happy to propose planting three Kwanzan Flowering Cherry trees (Prunus
serrulata 'Kwanzan') in the tree lawn in front of the existing building at 102
Cherry Street. Ms. Grace believes cherry trees could do well at that site. The
Kwanzan varietal is upright, as Ms. Grace suggests, to suit the smallish lawn. We
believe the annual flowers will become a beautiful magnet to the neighborhood.
Ms. Grace likes "the idea of cherries on Cherry Street" and we agree that it would
be a beautiful way to recall the district's agricultural past. In a future where the
parking lot to the south of the site were developed, we could imagine a long row
of cherry trees lining the street.
(Ms. Grace also suggests that hardy elm trees could thrive on the site. We would
be happy to go this route as well, though we find less poetry in it. Because of the
larger size of mature elm trees, we would probably plant two rather than three
trees in that case.)
All the best,
Samuel Buggeln
STREAM Collaborative
architecture +landscape architecture dpc 123 S.Cayuga Street Suite 201 Ithaca,NY 14850
April 13,2016
Lisa Nicholas,AICP,Senior Planner
Planning Division
108 E Green Street
Ithaca,NY 14850
Dear Lisa:
Please find attached some additional drawings for the 201 College Avenue project.The elevation drawings are
essentially the same as the previous submission but now include more information about the height of the building
relative to the average grade plane as calculated per the Director of Zoning Administration.We are also noting the
approximate area of unprotected openings and maximum blank wall area.
Two other pieces of new information have recently arrived including the Phase I Environmental Report as well as
the Geotechnical Report.Both reports have been emailed to you for your records and to make available online.
Sincerely,
Noah Demarest
AIA,RA,RLA,LEED AP
Principal
noah@streamcolab.com
607.216.8802
SITE PLAN REVIEW
1Visum Development Group201 COLLEGE AVENUE
City of Ithaca, NY
p: 607.216.8802 | WWW.STREAMCOLAB.COM
April 13, 2016
2015055
SITE PLAN REVIEW
2Visum Development Group201 COLLEGE AVENUE
City of Ithaca, NY
p: 607.216.8802 | WWW.STREAMCOLAB.COM
April 13, 2016
2015055
SITE PLAN REVIEW
3Visum Development Group201 COLLEGE AVENUE
City of Ithaca, NY
p: 607.216.8802 | WWW.STREAMCOLAB.COM
April 13, 2016
2015055
SITE PLAN REVIEW
4Visum Development Group201 COLLEGE AVENUE
City of Ithaca, NY
p: 607.216.8802 | WWW.STREAMCOLAB.COM
April 13, 2016
2015055
Zoning Appeal #3021 307 Warren Road
(Carolyn Anderson)
Appeal of Carolyn and Jeremiah Anderson, owners of 307 Warren Place, for a Special
Temporary Permit for an existing accessory apartment in an owner-occupied single-family
home as authorized under Zoning Ordinance, Section 325-10, Accessory apartments.
The applicants seek a Special Temporary Permit to rent an existing accessory apartment
in the basement of their home at 307 Warren Place. The studio apartment was originally
constructed and rented by the former owner of 307 Warren Road under Zoning Appeal
#2400, granted by the Board of Zoning Appeals (BZA) on December 1, 1998. The
property at 307 Warren Road has 3 off-street parking spaces and meets zoning
requirements for both units. The single-family, 4-bedroom unit has 1,604 SF of habitable
space and the existing apartment has a total of 603 SF. This apartment also has a
separate entrance at the back of the house. The property at 307 Warren Road is in an
R1-a Zoning District where the installation of an accessory apartment is an allowed
accessory use. However, Section 325-10 requires that the BZA grant a Special
Temporary Permit for the accessory apartment prior to a Building Permit being issued.
CITY OF ITHACA
Board of Zoning Appeals — Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3021Address307 Warren PlaceUse DistrictR-1aDate5/3/2016ApplicantCarolyn & Jeremiah AndersonOwnerCarolyn & Jeremiah AndersonApplication Type:Special PermitColumn Number2 3 4567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and Use1 Family DwellingAccessory Apt.3 11480 80' 1 14' 18% 29' 16.6' 14.8' 56' or 39%District Regulations for ExistingOne Family ZoneSpecial Permit3None Required10,000 75 3 35 20% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK *Def. OK N/A OK OK OK OK OK OK OK OK OK N/AProposed Condition and/or Use1 Family DwellingAccessory Apt.3 11480 80' 1 14' 18% 29' 16.6' 14.8' 56' or 39%District Regulation for ProposedOne Family ZoneSpecial Permit3None Required10,000 75 3 35 20% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK **Def. OK N/A OK OK OK OK OK OK OK OK OK N/ANotes:*A special permit, BZA-2400, for the existing accessory apartment was issued to a previous owner on 12/1/1998. Please note that the square footage measurements stated in this variance indicate the overall square footage of the dwellings and not the total habitable space in each unit. **The main house contains approximately 1604 SF and the accessory apartment contains approximately 603 SF of habitable space.The ordinance allows the accessory apartment to be 33 % of the habitable space located within the principal building.In this case, the accessory apartment is 37.5 % of total habitable space of the main dwelling.
Zoning Appeal #3023 201 Stewart Avenue
(Christopher Anagnost)
Appeal of Christopher Anagnost for Paul and Katherine Karakantas, owners of 201
Stewart Avenue, for an Area Variance from Section 325-8, Column 6, Minimum Lot Size,
requirements of the Zoning Ordinance.
The applicant proposes converting existing basement space into a fourth bedroom at 201
Stewart Avenue; however, the Zoning Ordinance, Section 325-32 C. (3), “Nonconforming
structures,” does not permit extension of buildings when the building does not comply
with minimum lot size requirements. The property at 201 Stewart Avenue has a lot size
of 4,700 SF; the required lot size is 7,000 SF. In addition, the applicant’s proposal to add
a bedroom will increase the amount of habitable space in the building and the calculated
number of unrelated occupants allowed under City Housing Standards. This increase in
occupancy is considered an extension of a non-conforming structure and is not permitted
unless the Board of Zoning Appeals grants an Area Variance for the lot size deficiency.
Since Section 325-32 C. (3) was adopted in 1996, the 201 Stewart Avenue property’s
occupancy rights have been limited to use as a 3-bedroom Cooperative Household with
a maximum occupancy of four unrelated persons. Adding a fourth bedroom will increase
201 Stewart Avenue’s number of unrelated occupants to 8. The property at 201 Stewart
Avenue is located in an R-3a Zoning District, where a Cooperative Household is a
permitted use.
CITY OF ITHACA
Board of Zoning Appeals — Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3023Address201 Stewart AvenueUse DistrictR-3aDate5/3/2016ApplicantChristopher AnagnostOwnerPaul & Katherine KarakantasApplication Type:Area VarianceColumn Number2 3 4 5 6 7 8 9 10 11 12 13 14/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront YardOther Front YardSide YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseZoning Multiple2 4700 71.71' 2±29'25.9% 10.6' 8.8' 32' 8.2' or 12.5%District Regulations for ExistingMultiple Dwellings1 7000 50 4 40 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK OK Def. OK OK OK OK OK Def. OK Def.Proposed Condition and/or UseZoning Multiple W/ 4 BR2 4700 71.71' 2±29'25.9% 7' 9' 32' 8.2' or 12.5%District Regulation for ProposedMultiple Dwellings2 7000 50 4 40 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK N/A OK N/A Def. OK OK OK OK Def. Def. OK Def.Notes: