HomeMy WebLinkAboutMN-PDB-2017-02-28Approved by the Planning Board on March 28, 2017
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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
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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
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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
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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.
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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.
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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
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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.
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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.”
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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.