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HomeMy WebLinkAboutMN-PDB-2017-02-28Approved by the Planning Board on March 28, 2017 1 Planning & Development Board Minutes February 28, 2017 Board Members Attending: Garrick Blalock, Chair; Mark Darling (Board of Public Works Liaison); Jack Elliott, Matthew Johnston; Robert Aaron Lewis; McKenzie Jones-Rounds; John Schroeder Board Members Absent: None Board Vacancies: None. Staff Attending: JoAnn Cornish, Director, Division of Planning & Economic Development; Lisa Nicholas, Senior Planner, Division of Planning & Economic Development; Applicants Attending: Minor Subdivision – 109 Dearborn Place Elizabeth Ambrose, Owner Randal Marcus, Counsel for Owner Apartments (11 Units) 107 South Albany Street (To replace project of same address given final approval on June 28, 2016) Dan Hirtler, Flatfield Designs, Project Architect Stavros Stavropoulos, Project Sponsor Schwartz Plaza Redesign – Sketch Plan Ram Venkat, Cornell Project Manager Leslie Schill, Cornell Planner David Cutter, Cornell Landscape Architect 372 Elmira Road – McDonalds Rebuild – Sketch Plan Steve Wilson, Bohler Engineering 301 Eddy Street – Student Apartments Jagat Sharma, Project Architect Nick Lambrou, Project Sponsor Chair Blalock called the meeting to order at 6:05 p.m. 1. Agenda Review Nicholas noted the sketch plan for 238 Linden Ave had been removed from the agenda Schroeder ask that the Board Discuss Amici House Approved by the Planning Board on March 28, 2017 2 Schroeder noted that he had learned, after last month’s meeting, that incursion of TCAction parking onto Buttermilk Falls State Park land is occurring now (rather than just being a potential future Gateway Trail concern), and asked that the Board briefly discuss this under “6. Old / New Business.” There was no objection. 2. Privilege of the Floor Joel Harlan of Newfield spoke in favor of McDonalds 3. Subdivision Review A. Minor Subdivision, 109 Dearborn Place by Lee and Elizabeth Ambrose. Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, & Recommendation to BZA .The applicant proposes to subdivide the 0.708-acre (30,849 SF) parcel into two lots: Lot A, measuring 0.262 acres (11,430 SF) with 50 feet of street frontage on Dearborn Place and containing an existing 2 story wood frame building under renovation; and Lot B, measuring 0.446 acres (19,419 SF) with 109 feet of continuous street frontage, the majority of which is on Dearborn Place. The property is in the R-2a Zoning District, which has the following minimum area requirements: 5,000 SF minimum lot size for one or two family detached or semi-detached dwellings and 6,000 SF for other uses, 45-50 feet of street frontage, 25- foot front yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or 25%, but no less than 20 feet. The project requires an area variance for existing deficiencies. The property is in the Cornel l Heights Local Historic District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), and is subject to environmental review. Applicants’ Counsel Randal Marcus described the proposed subdivision Adopted Resolution for Lead Agency On a motion by Darling, seconded by Jones Rounds 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 #9.-3-11, located at 109 Dearborn Pl. by Lee and Elizabeth Ambrose, and WHEREAS: the applicant proposes to subdivide the 0.708-acre (30,849 SF) parcel into two lots: Lot A, measuring 0.262 acres (11,430 SF) with 50 feet of street frontage on Dearborn Place and containing an existing 2 story wood frame building under renovation; and Lot B, measuring 0.446 acres (19,419 SF) with 109 feet of continuous street frontage, the majority of which is on Dearborn Place. The property is in the R-2a Zoning District, which has the following minimum area requirements: 5,000 SF minimum lot size for one or two family detached or semi -detached dwellings and 6,000 SF for other uses, 45-50 feet of street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or 25%, but no less than 20 feet. The project requires an area variance for existing deficiencies. The property is in the Cornell Heights Local Historic District, 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 Approved by the Planning Board on March 28, 2017 3 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: 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 the City of Ithaca Tax Parcel #9.-3-11, located at 109 Dearborn Pl. by Lee and Elizabeth Ambrose. In favor: Blalock, Darling, Elliott, Johnston, Jones-Rounds, Lewis, Schroeder Opposed: None Absent: None Abstain: None Vacancies: None Public Hearing On a motion by Schroeder, seconded by Johnston, and unanimously approved, the Public Hearing was opened. Walter Hang of 218 Wait Avenue spoke favorably of the Ambroses’ projects in Cayuga Heights. On a motion by Jones Rounds, seconded by Darling, and unanimously approved, the Public Hearing was closed. Marcus noted that the owners of the adjoining 126 Kelvin Place lot had withdrawn their earlier objection to the proposed subdivision. Adopted Resolution -Negative Declaration of Environmental Significance On a motion by Johnston, 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 #9.-3-11, located at 109 Dearborn Pl. by Lee and Elizabeth Ambrose, and WHEREAS: the applicant proposes to subdivide the 0.708-acre (30,849 SF) parcel into two lots: Lot A, measuring 0.262 acres (11,430 SF) with 50 feet of street frontage on Dearborn Place and containing an existing 2 story wood frame building under renovation; and Lot B, measuring 0.446 acres (19,419 SF) with 109 feet of continuous street frontage, the majority of which is on Dearborn Place. The property is in the R- 2a Zoning District, which has the following minimum area requirements: 5,000 SF minimum lot size for one or two family detached or semi-detached dwellings and 6,000 SF for other uses, 45-50 feet of street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or 25%, but no less than 20 feet. The project requires an area variance for existing deficiencies. The property is in the Cornell Heights Local Historic District, and Approved by the Planning Board on March 28, 2017 4 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 Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on February 28, 2017 declare itself Lead Agency for the project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on February 28, 2017 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 drawing titled “Architectural Site Plan with Proposed Subdivision Line” prepared by Bero Architecture LLC and dated 01/19/17; and other application materials, 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, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and 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, Johnston, Jones-Rounds, Lewis, Schroeder Opposed: None Absent: None Abstain: None Vacancies: None The Board then agreed on a recommendation to the BZA, which is presented in the “5. Zoning Appeals” portion of these minutes. 4. Site Plan Review A. Apartments (11 units) 107 S. Albany Street, by Stavros Stavopolous. Declaration of Lead Agency, Public Hearing, & Determination of Environmental Significance The applicant proposes to construct a three-story apartment building with eleven one-bedroom apartments. Exterior features include covered bike storage and a semi-enclosed trash and recycling area. Site development will require the removal of the existing two-story wood frame building and all site features. The property is in the CDB-60 Zoning District and requires Design Review. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”) and is subject to environmental review. Approved by the Planning Board on March 28, 2017 5 Architect Daniel Hirtler updated the Board on the project. He noted that a drawing had already been submitted raising the height of the ground-floor brick (and its cast stone cap) to the same height as the top of the ground floor of the adjacent buildings in the Downtown West Local Historic District, as had been suggested at the Project Review Committee, in order to improve the building’s contextuality. He further noted that, for the same reason, the applicant has agreed to (1) provide more traditional detailing on the main building’s front cornice, and (2) add hoods to the Albany Street façade’s second and third-story windows. Review of Full Environmental Assessment Form, Part 2 and Part 3 The Board reviewed these documents. Hirtler stated that Ithaca ReUse may deconstruct the building. The Board discussed potential lead in soils to be disturbed (from sanded lead paint) and potential noise (from the roof-top heat pumps). Hirtler agreed the latter would be located as low on the roof as possible, to reduce both visual and noise impacts. Both of these issues were added to the above two environmental review documents. Adopted Resolution for Lead Agency On a motion by Darling, seconded by Jones Rounds WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a Lead Agency be established for conducting Environmental Review of projects in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a nine-unit apartment building/addition to be located at 107 S. Albany Street, by Nick Stavropoulos, and WHEREAS: the applicant proposes to construct a three-story apartment building with eleven one- bedroom apartments, three of which will be fully accessible. Exterior f eatures include covered bike storage and a semi-enclosed trash and recycling area. Site development will require the removal of the existing two-story wood frame building and all site features. The property is in the CDB -60 Zoning District and has received Design Review, and WHEREAS: because it is within 100 feet of the Downtown West Local Historic District, it is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-1 B. (h)[4], and the State Environmental Quality Review Act (“SEQRA”), §617.4(b)(11), and is subject to Environmental Review, now, therefore, be it RESOLVED: that the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, is by way of this resolution declaring itself Lead Agency in Environmental Review for the proposed project. Approved by the Planning Board on March 28, 2017 6 In favor: Blalock, Darling, Elliott, Johnston, Jones-Rounds, Lewis, Schroeder Opposed: None Absent: None Abstain: None Vacancies: None Public Hearing On a motion by Darling, seconded by Jones Rounds, and unanimously approved, the Public Hearing was opened Steve Sedlock, Manager of Herson Wagner Funeral Home, spoke in favor of the project. He also expressed some concern about the potential for upper story- tenants viewing the operations of the funeral home. He was concerned that Herson Wagner would be required to screen their property. On a motion by Darling, seconded by Jones Rounds, and unanimously approved, the Public Hearing was closed. Hirtler responded that urban dwellers do not have an expectation that they ‘own’ what they see out of their windows. Adopted Resolution -Negative Declaration of Environmental Significance On a motion by Johnston, seconded by Elliott WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a nine-unit apartment building/addition to be located at 107 S. Albany Street, by Stavros Stavropoulos, and WHEREAS: the applicant proposes to construct a three-story apartment building with eleven one-bedroom apartments, three of which will be fully accessible. Exterior features include covered bike storage and a semi- enclosed trash and recycling area. Site development will require the removal of the existing two-story wood frame building and all site features. The property is in the CDB-60 Zoning District and has received Design Review, and WHEREAS: because it is within 100 feet of the Downtown West Local Historic District, it is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-1 B. (h)[4], and the State Environmental Quality Review Act (“SEQRA”), §617.4(b)(11), and is subject to Environmental Review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, has on February 28, 2017 declared itself Lead Agency in Environmental Review for the proposed project, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on June 28, 2016 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; drawings titled “A1” containing the following three drawings: “Survey Map No. 107 South Albany Street, City of Ithaca, Tompkins County, New York,” prepared by T.G. Miller, P.C. and dated 3/3/11; “Site Plan” and “Site Plan Superimposed on Survey”, “A2” containing the Approved by the Planning Board on March 28, 2017 7 following drawings: “E2 Left Side (North) Elevation”, “E1 Albany Street (West) Elevation”, “E4 Right Side (South) Elevation”, “E3 Rear (East) Elevation”, “D1 Detail of Left Side (North) Brickwork”, “E1a Albany Street (West) Elevation” and “D2 Detail of Right Side (South) Brickwork”, “A3” containing the following drawings: “PR Roof Plan”, “P3 Third Floor Plan”, “P2 Second Floor Plan”, “P1 Ground Floor Plan” and “A4” containing the following drawings: “E1a Existing North (E State St) Elevation”, “E1b Proposed North (E State St) Elevation”, “ E2a Existing West (S. Albany St) Elevation”, “E2b Proposed West (S Albany St) Elevation” and “V1 Isometric View from the Northwest” all dated 1/16/16 with a revision date of 2/15/17, and “Albany Street Elevation Showing Revised String Course Height (SK-1) dated 2/22/17, and “107 S Albany Street Front Elevations Showing Proposed Colors” dated 2/23/17 and prepared by Daniel R. Hirtler; and other application materials, 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, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines 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, Johnston, Jones-Rounds, Lewis, Schroeder Opposed: None Absent: None Abstain: None Vacancies: None B. Schwartz Plaza Redesign – Sketch Plan Cornell landscape architect David Cutter presented this proposal to dramatically improve the plaza in front of Schwartz Hall, which he said is currently little-used and hidden behind two walls that obstruct views and access. He said these walls would disappear, and be replaced by inviting stairs and low blocks of stone providing both definition and seating. Interspersed among these tiered granite blocks would be naturalistic plantings, reminiscent of the nearby Cascadilla Gorge. New built -in seating would also replace currently- unusable horizontal wooden architectural elements parallel to the building’s front facade. Board members praised the project. The only suggestion was to consider adding some soft illumination to the low planting areas near the College Avenue sidewalk. Schroeder praised the process for the project, which had begun with a public charette in Collegetown’s St. Luke church, and then continued with two subsequent public meetings; he said perhaps twenty people had contributed ideas reflected in the current design. D. 372 Elmira Road – McDonalds Rebuild – Sketch Plan Steve Wilson of Bohler Engineering explained the project, which involves the complete demolition of the existing restaurant and its replacement with the current McDonald’s standard design, albeit upgraded to meet Ithaca’s Southwest Area Design Guidelines. The Planning Board instructed Wilson to remove a proposed recirculation lane between the building and Elmira Road before formally submitting it for Site Plan Review. Approved by the Planning Board on March 28, 2017 8 E. 301 Eddy Street - Student Apartments Architect Jagat Sharma and owner Nick Lambrou introduced the proposed project, which involves construction of a new five-story student apartment building on an internal-block site (close to the existing 301 Eddy Street building, also internal to the block). The site is currently occupied by surface-level parking, and some parking would continue to be provided underneath the new structure. Board members had positive responses to the project. Suggestions included adding small planting areas around the new building, and exploring the possibility of enhancing through-block pedestrian links in this general area. Sharma said that the new building would be below the maximum building height in its MU-2 zoning district; Schroeder said this was an appropriate decision for this lot, which adjoins traditional wood-framed buildings along Eddy and Catherine streets. 5. Zoning Appeals ZONING APPEAL #3057 109 Dearborn Place Area Variance Appeal of Lee and Elizabeth Ambrose for area variance from Section 325-8, Column 13, side yard and Column 14/15, rear yard requirements of the Zoning Ordinance. The applicant proposes to subdivide the existing parcel located at 109 Dearborn Place into two parcels. The 109 Dearborn Place lot will contain the existing single family home which the owner would like to convert to a two unit dwelling. The other lot will be a new buildable lot for future use. In order to subdivide the parcel, the applicant is requesting a variance for the existing deficiencies in side yard and rear yard for the 109 Dearborn Place parcel. The existing side yard is 3.3’ of the 10’ required by the ordinance. The rear yard of the irregular lot, at its closest point, is 5.3’ from the building to the rear lot line. The R-2a zone district requires a rear yard to be 25% or 36.7’, of the lot depth, for the rear yard. The property at 109 Dearborn Place is located in an R-2a zone district where the proposed use is permitted, however, General Municipal Law Article 3, Section 33, states that a subdivided plat must comply with a Municipality’s Zoning Ordinance. Therefore, compliance can be achieved provided the BZA grants this variance for the side and rear yard deficiencies. The Planning Board does not identify any long term planning impacts with this appeal. 6. Old/New Business: Special Meeting Chainworks District DGEIS - Transportation A. Nicholas reported that the transportation comments could be reviewed during a special meeting in mid March. She was directed to do a poll to find a workable date. B. Issue Regarding Incursion Onto State Park Land From Rear TC Action Parking Lot Schroeder noted that a letter to the Board from Dan Hoffman had been placed on our desks at the last monthly meeting. This letter, which Schroeder had only had time to read recently, stated that TC Action is currently “heavily” using Buttermilk Falls State Park land adjacent to its upper parking lot area. Hoffman writes, “On a recent visit, I saw 3 vehicles parked haphazardly in this encroached-upon area; many more would be possible.” Approved by the Planning Board on March 28, 2017 9 Schroeder said that, if he had known that such encroachment was currently taking place — and was not just a potential future issue — he would have advocated requiring TC Action to install some sort of barrier along the property line with the park to prevent such encroachment. Cornish said she would make some phone calls regarding this issue. 7. Reports A. Planning Board Chair No report. B. Director of Planning & Development Cornish updated the Board on recent Planning Division work. C. Board of Public Works Liaison Darling said that, in response to the Planning Board’s January 24, 2017 resolution asking the Board of Public Works to install sidewalks on both sides of Worth Street — which is an essential component of providing continuous pedestrian connections between the Maplewood Redevelopment Project and the Belle Sherman school and neighborhood —the BPW had agreed that said sidewalks shall be constructed. Darling also announced that, since he is moving to Trumansburg, he will be leaving the Planning Board. 8. Approval of Minutes On a motion by Schroeder and seconded Darling, the meeting minutes for December 20, 2016 and January 24, 2017, as edited by Schroeder, were unanimously approved, with no modifications. 9. Adjournment On a motion by Jones Rounds, seconded by Darling, and unanimously approved, the meeting was adjourned at 8:25 p.m.