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HomeMy WebLinkAboutMN-PDB-2016-11-22Approved By the Planning Board on June 27, 2017 1 Planning & Development Board Minutes November 22, 2016 Board Members Attending: Mark Darling (Board of Public Works Liaison); Robert Aaron Lewis; Matthew Johnston; McKenzie Jones-Rounds; John Schroeder Board Members Absent: Garrick Blalock, Chair; Jack Elliott Board Vacancies: None. Staff Attending: JoAnn Cornish, Director, Division of Planning & Economic Development; Lisa Nicholas, Senior Planner, Division of Planning & Economic Development; Applicants Attending: Maplewood Apartments at Veteran’s Place Scott Whitham, Whitham Planning & Design, PLLC City Centre at Trebloc Building Site Scott Whitham, Whitham Planning & Design, LLC; Yamila Fournier, Whitham Planning & Design, LLC; Jeffrey Smetana, Newman Development Group; John Nicolich, Newman Development Group; Sean Bell, Humphreys & Partners Architects, L.P. Amici House at 661-711 Spencer Road Thomas Schickel, Schickel Architecture; Lee Dillon, Tompkins Community Action; Joseph Bowes, Ithaca Neighborhood Housing Services (INHS) Four Duplexes at 607 S. Aurora Street Jagat Sharma, Applicant; Charlie O’Connor, Modern Living Rentals Approved By the Planning Board on June 27, 2017 2 College Townhouse Project at 119, 121, & 125 College Avenue Kathryn Wolf, Trowbridge Wolf Michaels Landscape Architects, LLP; Alan Chimacoff, ikon.5 architects; Phil Proujansky, Owner; John Novarr, Owner Apartments (5 Units) 126 College Ave. Noah Demarest, Stream Collaborative Apartments (9 Units) 210 Linden Ave. Noah Demarest, Stream Collaborative Wegmans Retail Building Schroder called the meeting to order at 6:05 p.m. (Chair Blalock was unable to attend) 1. Agenda Review There were no changes to the agenda. 2. Privilege of the Floor Joel Harlan, Town of Newfield, spoke in favor of development. 3. Site Plan Review A. Maplewood Redevelopment Project, Veteran’s Avenue (Between Maple Avenue & Mitchell Street), Scott Witham, Whitham Planning & Design, LLC for Cornell University. Update & Schedule. 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 a road, landscaping, and a plaza with a covered TCAT bus stop. 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. The Town of Ithaca, acting as Lead Agency for Environmental Review of the project, issued a Positive Declaration of Environmental Significance at its May 2016 meeting and accepted as adequate Draft Environmental Impact Statement (DEIS) on September 20, 2016. The Town Planning Board is expected to complete its SEQR review in early December 2016. Consultant Scott Whitham of Whitham Planning & Design, LLC updated the Board on the project and its schedule. Approved By the Planning Board on June 27, 2017 3 The intention is for the Board to adopt a Findings Statement and consider granting Preliminary and Final Site Plan Approval at its December meeting. B. City Centre — Mixed Use Project (Housing & Retail), 301 E. State/M.L.K., Jr. St., Jeff Smetana for Newman Development Group, LLC. Public Hearing and Review of Full Environmental Assessment Form (FEAF), Part 3. The applicant proposes to redevelop the 0.759-acre site with an 8-story, 106’-tall, 187,536-GSF mixed-use building, with approximately 10,800 SF of new ground-floor retail space and 10,700 SF of building amenity and support space on the ground level. Upper floors will have a mix of unit types (studio, 1-, and 2-BR) for a total of 193 units. The ground level also includes a loading/delivery/trash area with vehicular access provided from N. Aurora Street to a circular drop -off area. The main vehicular access to the site is off E. Green Street to a below-grade parking deck with 72 parking spaces and bicycle storage. The project is in the CBD-120 Zoning District and has received Design Review. It requires a Zoning Variance for rear yard setback. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (h) [4], (i), (k), and (n), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (6.) (iv), and (11), and requires Environmental Review. Consultant Scott Whitham of Whitham Planning & Design, LLC and Jeffrey Smetana of Newman Development Group updated the Board on the project. Public Hearing On a motion by Jones Rounds, seconded by Lewis, and unanimously approved the Publi c Hearing was opened. Charlie Woodcock, 167 Crescent Place in Ithaca, asked how the project would help the City meet its goal for energy reduction. Did not see anything in the plans. Anna Kelles, Fall Creek, spoke in favor of the project. Commercial us e of first floor should be emphasized and include as many doors as possible. Christine O’Malley, Preservation Services Coordinator of Historic Ithaca, agrees with need for housing but finds the project not compatible with the adjacent Downtown National Register Historic District. Concerned about solar access and would like to see a rendering reflecting the actual pedestrian view (not bird’s eye) at corner of State & Aurora. On a motion by Darling, seconded by Lewis, and unanimously approved the Public Hearing was closed. (Note: it was discovered at a later date that the p ublic hearing was not properly advertised- therefore this was not the legal public hearing, which was subsequently held on 1-24-17. Nevertheless the above comments are entered into the record) Review of Full Environmental Assessment Form, Part 3 The Board reviewed a draft of this document. Approved By the Planning Board on June 27, 2017 4 C. Amici House & Childcare Center, 661-701 Spencer Rd., Tom Schickel for Tompkins Community Action (“TC Action”). Declaration of Lead Agency, Public Hearing and Determination of Environmental Significance. The applicant is proposing to construct two new buildings on the site to provide supportive housing for young homeless people and their children, as well as childcare. A 5 - story, 20,785-SF building with a footprint of 4,215 SF will be built to adjoin the existing TC Action office building. On the first floor, it will contain a children's playroom, meeting/training room with an adjoining kitchen, a case conferencing room, public restrooms, and mechanical support spaces; and the upper floors will contain 23 efficiency apartments. The 1 -story, 7,010-SF Child Care Center will provide 5 classrooms for Head Start and Early Head Start. This building is designed with an open courtyard facing the rear of the site with a fence on the southeast side. The project also includes new landscaping, a sidewalk on Spencer Road, and expanded parking from 44 to 65 spaces. Site development will include demolition of two existing houses currently used for TC Action programming. The project site is in both the SW-2 and the R-2a Zoning Districts and requires Area Variances and a Special Permit. The project site is contiguous to Buttermilk Falls State Park. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1.) (k.) & (h.) (3.), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (b.) (11.), and is subject to Environmental Review. Adopted Resolution for Lead Agency Review On a motion by Lewis, seconded by Johnston WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review require a Lead Agency be established for conducting Environmental Review of projects in accordance with local and state environmental law, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a transitional-housing building and childcare center, known as Amici House, by Tom Schickel for Tompkins Community Action (“TC Action”) and WHEREAS: the applicant proposes to construct two new buildings on the site to provide supportive housing for young homeless people and their children, as well as childcare. A 5-story, 20,785-SF building with a footprint of 4,215 SF will be built to adjoin the existing TC Action office building. On the first floor, it will contain a children's playroom, meeting/training room with an adjoining kitchen, a case conferencing room, public restrooms, and mechanical support spaces; and the upper floors will contain 23 efficiency apartments. The 1-story, 7,010-SF Child Care Center will provide 5 classrooms for Head Start and Early Head Start. This building is designed with an open courtyard facing the rear of the site, with a fence on the southeast side. The project also includes new landscaping, a sidewalk on Spencer Road, and expanded parking from 44 to 65 spaces. Site development will include demolition of two existing houses currently used for TC Action programming. The project site is in both the SW-2 and the R-2a Zoning Districts and requires Area Variances and a Special Permit. The project site is contiguous to Buttermilk Falls State Park, and WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1.) (k.) & (h.) (3.), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (b.) (11.), and is subject to Environmental Review, and Approved By the Planning Board on June 27, 2017 5 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: it has been requested that Tompkins County Planning Department, Tompkins County Department of Health (TCDOH), NYS Homes and Community Renewal (HCR) and the NYS Homeless and Housing Assistance Program (HHAP), all potentially involved agencies, consent to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: Tompkins County Planning, HCR, and HHAP provided written consent, and TCDOH did, by not responding to the request within 30 days, consent to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the Environmental Review of the proposed project. In Favor: Darling, Johnston, Jones Rounds, Lewis, Schroeder Against: None Abstain: None Absent: Blalock, Elliot Vacancies: None Public Hearing On a motion by Lewis, seconded by Jones Rounds, and unanimously approved the Public Hearing was opened. Dale Schumacher, Executive Director of Learning Web, spoke in support of the project. Homeless youth in Tompkins Co gravitate to Ithaca for services. Survey- estimated over 500 homeless youth in need of housing. Homeless youth are vulnerable to human trafficking. Angela Solven Executive Director of Alcohol & Drug Council spoke in favor of the project. One third of clients are youth – biggest struggle is safe sober supportive housing. Amy Hendrix Director of Tompkins County Youth Services Department and Coordinator of Runaway and Youth Services for our region, spoke in favor of the project. Supportive services on site – helps homeless youth to become members of our community. Jess Delaney, 653 Spencer Road. Scale and scope of project is too large for the neighborhood and expressed concern about how it might affect the neighborhood. On a motion by Lewis, seconded by Jones Rounds, and unanimously approved the Public Hearing was closed. Adopted Resolution for CEQR — Negative Declaration On a motion by Jones Rounds, seconded by Lewis Approved By the Planning Board on June 27, 2017 6 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a transitional housing building and childcare center, known as the Amici House, by Tom Schickel for Tompkins Community Action (“TC Action”) and WHEREAS: the applicant proposes to construct two new buildings on the site to provide supportive housing for young homeless people and their children, as well as childcare. A 5 -story, 20,785-SF building with a footprint of 4,215 SF will be built to adjoin the existing TC Action office building. On the first floor, it will contain a children's playroom, meeting/training room with an adjoining kitchen, a case conferencing room, public restrooms, and mechanical support spaces; and the upper floors will contain 23 efficiency apartments. The 1-story, 7,010-SF Child Care Center will provide 5 classrooms for Head Start and Early Head Start. This building is designed with an open courtyard facing the rear of the site, with a fence on the southeast side. The project also includes new landscaping, a sidew alk on Spencer Road, and expanded parking from 44 to 61 spaces. Site development will include demolition of two existing houses currently used for TC Action programming. The project site is in both the SW-2 and the R-2a Zoning Districts and requires Area Variances and a Special Permit. The project site is contiguous to Buttermilk Falls State Park, and WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1.) (k.) & (h.) (3.), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (b.) (11.), and is subject to Environmental Review, 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: Tompkins County Planning, HCR, and HHAP provided written consent, and TCDOH did, by not responding to the request within 30 days, consent to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: that the City of Ithaca Planning and Development Board did on November 22, 2016 declare itself Lead Agency for the Environmental Review of the proposed project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on November 22, 2016 review and accept as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and the follow ing drawings: “Boundary and Topographic Map No. 661-711 Old Spencer Road, City of Ithaca, Tompkins County, New York,” dated 10/28/16 and prepared by T.G. Miller, P.C, “Aerial Perspective (A000),” and “Site Section Trail Map (A001),” dated 10/14/16; and “Site Plan (101-A),” “Layout Plan (C104),” “Planting Plan (L100),” “Demolition Plan (C102),” “Erosion and Sediment Control Plan (C103),” “Grading and Drainage Plan (C105),” “Utility Plan (C106),” “Details (C201),” “Amici House Elevations (A201 & A202),” and “Childcare Elevations (A211),” all dated 11/10/16; and “Street Elevation (A220),” “First Floor Plan (A101),” “Second and Third Floor Plan (A102),” “Fourth & Fifth Floor Plans (A103),” and “Childcare Floor Plan (A111),” dated 9/23/16 and all prepared by Schickel Architecture; and other application materials, and Approved By the Planning Board on June 27, 2017 7 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 an y 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 purpose s 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: Darling, Johnston, Jones Rounds, Lewis, Schroeder Against: None Abstain: None Absent: Blalock, Elliot Vacancies: None D. Four Duplexes, 607 S. Aurora St., Charles O’Connor. Determination of Environmental Significance and Consideration of Preliminary & Final Approval. The applicant proposes to construct four duplexes and retain the existing house on the 32,240 -SF L-shaped lot. The project includes a new curb-cut for a 20’-wide paved access road and drive, parking for 15 cars, a turnaround for fire access, retaining walls dumpster, bike racks, a new sidewalk, and associated site improvements. Site development will require demolition of a carport at the rear of the existing house, removal of approximately 13,000 SF of vegetation, including one tree. The proposed buildings are two -story structures with two-color vinyl siding, porched entries, gable ends, and shingle roofing. The project is in the R-2a Zoning 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. Architect Jagat Sharma updated the Board on the proposed project, which r eflects a developed version of the Scheme A selected by the Board at its regular October meeting. Sharma handed out a new planting plan, which preserves trees along the east site edge and adds a substantial number of new ones, including a row of four stree t trees along S. Aurora Street. Numerous lower-story plantings are provided, as well. Sharma also distributed a revised drawing of the new duplex facing Aurora Street, which will now feature paired sculpted brackets under the roofline on its front gable end, similar to those on the existing house. (It will also be clad in Hardie Board, rather than the vinyl of the new back three duplexes.) Board members expressed strong support for the current site plan, noting how far improved it is over the initial one, which would have hidden the existing house behind two street-side duplexes. Schroeder suggested only two minor changes: (1) adding a row of low plantings to screen the street- facing edge of the paired front-yard parking spaces, and (2) of the two alternating color schemes for the duplexes — one featuring grays and one featuring soft greens — using the latter rather than the former for the duplex facing Aurora, to provide better contrast with the existing white-painted house. Adopted Resolution for CEQR — Negative Declaration of Environmental Significance On a motion by Johnston, seconded by Jones Rounds Approved By the Planning Board on June 27, 2017 8 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review require a Lead Agency be established for conducting Environmental Review of projects in accordance with local and state environmental law, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for four duplexes by Charlie O’Connor, and WHEREAS: the applicant proposes to construct four duplexes and retain the existing house on the 32,240-SF L-shaped lot. The project includes a new curb-cut for a 20’-wide paved access road and drive, parking for 15 cars, a turnaround for fire access, retaining walls, bike racks, a new sidewalk, and associated site improvements. Site development will require demolition of a carport at the rear of the existing house, removal of approximately 13,000 SF of vegetation, including one tree. Th e proposed buildings are two-story structures with two-color vinyl siding (except the house nearest S Aurora St will be clad in Hardie Board or similar composite siding), porched entries, gable ends, and shingle roofing. The project is in the R-2a Zoning District, and WHEREAS: 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, and WHEREAS: the Planning Board, being the agency which has primary responsibility for approving and funding or carrying out the action, did on October 25, 2016 declare itself Lead Agency for the action, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on November 22, 2016 review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3, prepared by Planning staff, and the following drawings: “Modern Living Rentals, 607 S. Aurora Street, Ithaca New York,” “Existing Site Conditions (C101),” “Demolition Plan (C102),” “Site Layout Plan (C103),” “Site Grading Plan (C104),” “Site Utility Plan (C105),” “Erosion and Sediment Control Plan (C106),” “Details (C201),” and “Emergency Access Plan (C301),” dated 11/11/16 and prepared by T.G. Miller, P.C.; and “Floor Plans (2.01),” “Building B Elevations (3.02),” and “Building B, C, D East Elevations (3.03),” dated November 8, 2016 and “Building A Elevations (3.01),” with a revision date of 11-21-16 and “Planting Plan (L101) and “Planting Schedule Details & Specification (L102) dated 11/22/16 and all prepared by Jagat P. Sharma, Architect; 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: Darling, Johnston, Jones Rounds, Lewis, Schroeder Against: None Abstain: None Approved By the Planning Board on June 27, 2017 9 Absent: Blalock, Elliot Vacancies: None Adopted Resolution for Preliminary & Final Approval On a motion by Jones-Rounds, seconded by Darling WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for four duplexes by Charlie O’Connor, and WHEREAS: the applicant proposes to construct four duplexes and retain the exis ting house on the 32,240-SF L-shaped lot. The project includes a new curb-cut for a 20’-wide paved access road and drive, parking for 14 cars, a loop road for fire access, retaining walls, bike racks, a new sidewalk, and associated site improvements. Site development will require demolition of a carport at the rear of the existing house, removal of approximately 13,000 SF of vegetation, including one tree. The proposed buildings are two-story structures with two-color vinyl siding (except the house nearest S Aurora St will be clad in Hardie Board or similar composite siding), porched entries, gable ends, and shingle roofing. The project is in the R-2a Zoning District, and WHEREAS: 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, and WHEREAS: the Planning Board, being the agency which has primary responsibility for approving and funding or carrying out the action, did on October 25, 2016 declare itself Lead Agency for the action, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176-12 A. (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on October 25, 2016, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on November 22, 2016 review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3, prepared by Planning staff, and the following drawings: “Modern Living Rentals, 607 S. Aurora Street, Ithaca New York,” “Existing Site Conditions (C101),” “Demolition Plan (C102),” “Site Layout Plan (C103),” “Site Grading Plan (C104),” “Site Utility Plan (C105),” “Erosion and Sediment Control Plan (C106),” “Details (C201),” and “Emergency Access Plan (C301),” dated 11/11/16 and prepared by T.G. Miller, P.C.; and “Floor Plans (2.01),” “Building B Eleva tions (3.02),” and “Building B, C, D East Elevations (3.03),” dated November 8, 2016 and “Building A Elevations (3.01),” with a revision date of 11-21-16 and “Planting Plan (L101) and “Planting Schedule Details & Specification (L102) dated 11/22/16 and all prepared by Jagat P. Sharma, Architect; 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, and Approved By the Planning Board on June 27, 2017 10 WHEREAS: the Planning Board, as Lead Agency, has on November 22, 2016 determined the proposed project will result in no significant impact on the environment and issued a Negative Decla ration of Environmental Significance, now, therefore, be it RESOLVED: the Planning Board hereby grants Preliminary and Final Site Plan Approval to the project, subject to the following conditions: i. Submission for approval by the Planning Board of a revised Landscape Plan, and ii. Submission of a revised Demolition Plan showing limits of disturbance and location of tree protection along south and east property lines during construction, and iii. Submission of building materials samples, and iv. All work in the City Right of Way will require a Street Permit, and v. Removal of any City trees requires a Tree Permit, and vi. Bike racks to be installed before a Certificate of Occupancy is issued, and vii. Written approval by the City Fire Department that all life safety access requ irements have been met. In Favor: Darling, Johnston, Jones Rounds, Lewis, Schroeder Against: None Abstain: None Absent: Blalock, Elliot Vacancies: None E. College Townhouse Project, 119, 121 & 125 College Ave., Kathryn Wolf, Trowbridge Wolf Michaels Landscape Architects, LLP. Declaration of Lead Agency and Review of Full Environmental Assessment Form (FEAF), Part 2. The applicant is proposing to construct three new apartment buildings with a total of 67 units (a mix of efficiencies, one -bedroom, and two-bedroom apartments) on the 0.476-acre (20,734 SF) project site. Two of the buildings, designed as row house apartments, are located along College Avenue, while the third building, a garden apartment building, is located behind, in the rear portion of the site. All buildings will be four stories and 45’ tall w ith habitable basements. Tenants are expected to be short-term visiting Cornell faculty. Since no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board. The project site consists of 3 tax parcels (to be consolidated) in the CR-4 Collegetown Area Form District (CAFD). It has received Design Review. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176 -4 B. (1.) (k.), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (b.) (11.), and is subject to Environmental Review. Adopted Resolution for Lead Agency Review On a motion by Lewis, seconded by Jones-Rounds WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for townhouses and an apartment building by Kathryn Wolf, Trowbridge Wolf Michaels Landscape Architects, LLP, for 119-125 CA Associates, LLC, and WHEREAS: the applicant is proposing to construct three new apartment buildings with a total of 67 units (a mix of efficiencies, one-bedroom, and two-bedroom apartments) on the 0.476-acre (20,734 SF) Approved By the Planning Board on June 27, 2017 11 project site. Two of the buildings, designed as row house apartments, are located along College Avenue, while the third building, a garden apartment building, is located behind, in the rear portion of the site. All buildings will be four stories and 45’ tall with habitable basements. Tenants are expected to be short - term visiting Cornell faculty. Since no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board. The project site consists of 3 tax parcels (to be consolidated) in the CR-4 Collegetown Area Form District (CAFD). It has received Design Review, and WHEREAS: This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1.) (k.), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (b.) (11.), and is subject to Environmental Review, 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 proposed project, to be located at 119-125 College Ave in the City of Ithaca. In Favor: Darling, Johnston, Jones Rounds, Lewis, Schroeder Against: None Abstain: None Absent: Blalock, Elliot Vacancies: None Review of Full Environmental Assessment Form, Part 2 The Board reviewed a draft of this document. F. 126 College Ave. – Sketch Plan Agenda item “F” is discussed together with agenda item “G” immediately below. G. 210 Linden Ave. – Sketch Plan Noah Demarest of STREAM Collaborative sequentially described two separate projects proposed by the Visum Development Group, one at 126 College Avenue (see heading “F” above) and the other at 210 Linden Avenue. Each project is on a single existing lot, replacing a smaller current apartment building, each is four stories tall with a habitable basement, and each has central projecting balconies facing its street. However, the College Avenue structure will have a flat roof, topped by a central mechanical housing reminiscent of a traditional “widow’s walk” cupola. The building’s cladding will feature shades of muted green, highlighted by natural wood detailing. It will house 5 units (one on each floor) and 28 bedrooms. The Linden Avenue house, on the other hand, will be mostly gray, with a lighter top story energized by two asymmetrical shed roofs. It will contain 9 units with 36 bedrooms. Approved By the Planning Board on June 27, 2017 12 Board members reacted positively to each proposal, noting that each has a contemporary architectural expression, while simultaneously referencing traditional Collegetown residential massing and detailing. H. Wegmans Retail Building – Extension of Site Plan Approval The applicant is seeking an extension of the December 16, 2014 site plan approval of a proposed 15,700 square foot retail building on a Wegmans outparcel accessible from S. Meadow Street. Wegmans states that development of this new building has been postponed; hence, its request for a two-year extension of the original approval. Adopted Resolution for Site Plan Approval Extension On a motion by Lewis, seconded by Darling WHEREAS: on December 16, 2014, the Planning Board granted final Site Plan Approval to the proposed retail building to be located at 500 S. Meadow St., and WHEREAS: the approved project is a 15,700-SF retail building. The project site is a 17.7-acre parcel that contains an existing 115,000-SF retail building (Wegmans), associated parking, and an access road from Meadow Street. The new building will be located on an existing 201-space parking area. Project development will include parking for 77 cars, internal sidewalks, plus a sidewalk along the access road, crosswalk striping, lighting, and landscaping. The project is in the SW-2 Zoning District WHEREAS: §276-10 of the City Code states that if construction of a project has not commenced within two years of the date of Site Plan Approval, such approval shall expire, unless an extension has been granted by the Board, following a written request by the applicant, and WHEREAS: in a letter dated November 4, 2016 to Senior Planner Lisa Nicholas from Kim Goergen, Project Manager for Wegmans Food Markets, Inc., an extension of the Site Plan Approval was requested, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant a two-year extension of Site Plan Approval until November 22, 2018, subject to all the conditions stated, and all drawings cited, in the final Site Plan Review Approval resolution, dated December 16, 2014. In Favor: Darling, Johnston, Jones Rounds, Lewis, Schroeder Against: None Abstain: None Absent: Blalock, Elliot Vacancies: None Approved By the Planning Board on June 27, 2017 13 4. Zoning Appeals ZONING APPEAL #3049 908 N. CAYUGA STREET Special Permit Appeal of Elizabeth Ann Hales and Buchanan Johnson for a Home Occupation Temporary Special Permit of Section 325-9 C. (i) requirements of the Zoning Ordinance. The applicant proposes to use a portion of her residence at 908 N. Cayuga Street for a private practice as a psychiatric nurse practitioner. The applicant’s current office will soon be listed for sale and she would like to use a portion of her home as an office. The proposal is to use the living room and bedroom, located on the second floor, as an office and waiting room for patients. The square footage of the two rooms meets the requirements of both NYS Residential Code, Section AJ102.5.1, having 14.4% of the 15% floor area, and the Zoning Ordinance, which allows 25% and a maximum of 500 square feet. The office and waiting room total 324 square feet. The practice will have working hours Tuesdays, Wednesday, and Thursdays, 8:30 a.m. until 4:30 p.m. The property has 4 parking spaces on site; 2 spaces are required for the 4 -bedroom home and 1 space for the home occupation. The property located at 908 N. Cayuga Street has an existing front yard deficiency that will not be exacerbated by the proposed home occupation. The property is located in an R -2b residential use district in which the proposed home occupation is permitted. However, Section 325-39 requires a Temporary Special Permit be issued for the home occupation, before a Certificate of Occupancy may be issued. The Board does not identify any long term planning impacts in regard to thi s appeal. The proposal is compatible with the neighborhood and consistent with the Comprehensive Plan. ZONING APPEAL #3050 528 W. GREEN STREET Area Variances Appeal of Carol Bushberg for Area Variance from Section 325-8, Column 16, Minimum Building Height, requirements of the Zoning Ordinance. The applicant proposes to demolish an attached storage shed and construct an 812-SF office addition at the property located at 528 W. Green Street. The addition will be located at the rear of the existing building and contain three new office areas for realtors and staff. The owner would like to maintain a one-story building to match existing buildings’ architectural style and not construct a second story that would create n on-accessible space. The property is located in two Zoning Districts: CBD-60 and B-2d. In the CBD-60 and the B-2d zones, Section 325-16 G. requires additions to existing buildings be a minimum of 2 stories and 25’ in height. The property is located in the CBD-60 and B-2d Zoning Districts, where the proposed use is permitted. However, Section 325-38 requires a variance be granted before a Building Permit may be issued. The Board does not identify any long term planning impacts in regard to this appeal. The proposal is intended to compliment the unique features of the building Approved By the Planning Board on June 27, 2017 14 ZONING APPEAL #3051 661-665 SPENCER ROAD (AMICI HOUSE) Area Variances Appeal of Thomas Schickel, on behalf Tompkins County and Tompkins Community Action (“TC Action”), owners of properties addressed 661 and 665 Spencer Road, for a Special Permit to operate a child daycare center as required by Zoning Ordinance Section 325-9 C. (1) (e), and for Area Variances from Section 325-8, Columns 10 and 11, Percentage of Lot Coverage and Front Yard Setback requirements, and Section 325-20 E. (3) and 325-20 F. (3) (a) [2], restrictions placed on constructing parking spaces in front and rear yards. The applicant proposes to demolish two buildings at 661 and 665 Spencer Road. The existing building at 661 Spencer Road is a daycare center, which has been operating under a Special permit granted to TC Action on October 2, 2012 by the Board of Zoning Appeals. The applicant proposes to construct an 8,715-SF child daycare center at 661-665 Spencer Road and requests a Special Permit to operate the new, larger daycare center at 661-665 Spencer Road, which will provide 5 classrooms for Head Start programs. The applicant seeks a variance from the maximum percentage of lot c overage allowed in the R-2a zone, which will be exceeded by the proposal to construct a larger daycare center at 661 -665 Spencer Road. The property at 665 Spencer Road is a portion of a larger parcel addressed as 665 -711 Spencer Road. In order to construct the new daycare center, the parcel at 665-711 Spencer Road will be consolidated with the parcel at 661 Spencer Road. The parcel at 661-711 Spencer Road is located on the west end of Spencer Road and straddles the SW-2 and R-2a zone lines. Buildings addressed 701-711 Spencer Road are located on the south end of the parcel and are in the SW-2 zoning district. The location of the proposed daycare at 661-665 Spencer Road is in the R-2a zone. The Ordinance requires each building comply with the District Regulations Requirements for the zone in which it is located. However, because 661 Spencer Road will be consolidated with the parcel at 665-711 Spencer Road, percentage of lot coverage for the new daycare center is based on the amount of building area on the entire consolidated lot that will to be addressed 661-711 Spencer Road. The R-2a zone allows a maximum of 30% lot coverage. The overall lot coverage of the buildings on the consolidated parcel will be 39.2% A variance from the front yard set-back requirement is needed because the two parcels’ (665-711 and 661 Spencer Road) street front property line is deeded to the center of the road. As a result, the City has a 50’ right-of-way (ROW) that encroaches 25’ into both parcels. For the two parcels, it is the ROW line, not the property line, that determines the front yard. As a result, the applicant requests a variance from Section 325-8, Column 11, requiring a minimum front yard depth of 25 feet for the proposed daycare center at 661-665 Spencer Road with a front yard depth of 17’8”. The applicant also seeks variances for parking area restrictions in both front and rear yards. The proposed daycare center’s design includes 2 parking spaces and a drive -through drop-off area in the front yard of the new daycare center. The 2 parking spaces and maneuvering area in the drop-off zone will utilize 54.4% of the front yard. Section 325-20 E. (3) restricts parking and maneuvering areas to 25% of the front yard. In addition, the applicant proposes an additional 16 parking spaces, for a total of 18 spaces, on the proposed daycare center’s site in which 11 parking spaces will be located in the required rear yard. Section 325-20 F. (3) (a) [1] states in part that parking is prohibited within the required rear yard set-back area. Approved By the Planning Board on June 27, 2017 15 The property at 661-665 Spencer Road is located in an R-2a residential use district in which the proposed child daycare center use is permitted by Special Permit; and Sections 325 -38 and 325-39 require zoning deficiencies be granted variances before a Building Permit or Certificate of Occupancy is issued. The Board does not identify any long term planning impacts in regard to this appeal. This is an unusual site in both its topography and the fact that the property li ne extends into the City ROW. The project is providing needed services and infill. ZONING APPEAL #3052 701-711 SPENCER ROAD (AMICI HOUSE) Area Variances Appeal of Thomas Schickel, on behalf of owners Tompkins County and Tompkins Community Action (“TC Action”), for an Area Variance from Section 325-8, Column 4, Off-Street Parking, and Column 11, Front Yard, requirements of the Zoning Ordinance. The applicant proposes to construct a five -story building on the property located at 701 Spencer Road. The new building will be known as Amici House and will provide supportive housing for homeless individuals and their children. The 23 -unit five-story building will contain offices, meeting/training rooms, and a children’s p layroom on the first floor. The second floor will have support offices along with apartments; and the remaining efficiency apartments will be located on floors 3-5. The proposed off-street parking arrangement for the existing building and residential building includes 10 parking spaces in front of the new building and 27 parking spaces located in the side and rear yard of the property. There are seven additional spaces in the rear yard that are located in the R -2a zone, where the district line between the SW-2 zone and the R-2a zone divides the property. These seven spaces have been historically used for the commercial building and are grandfathered as a legal non -conforming use in an R-2a zone for the building at 711 Spencer Road. The applicant proposes to utilize these spaces to provide a total of 43 of the 54 parking spaces required by the Ordinance. The applicant contends that, because this is supportive housing, only a few of the residents are likely to have cars, minimizing the need to provide the additional 11 parking spaces. The existing TC Action building is located in the SW-2 zone where district regulations require a buildings’ façade be located within 15-34’ from the curb. TC Action’s building is set back 12.8’ from the edge of Spencer Road. The existing front yard set-back deficiency will not be exacerbated by the proposed project. The property is located in the SW-2 Zoning District, where the proposed use is permitted. However, Section 325-38 requires a variance be granted before a Building Permit is issued. The Board does not identify any long term planning impacts in regard to this appeal. This is an unusual site in both its topography and the fact that the property line extends into the City ROW. The project is providing needed services and infill. ZONING APPEAL #3054 222 ELMIRA ROAD Area Variance (Signs) Appeal of Jason Demarest, architect, for Ithaca Joint Venture, owners of 222 Elmira Road fo r a variance from Section 272-9 B., setback requirements of the Sign Ordinance. The applicant proposes to install a new monument sign at the property located at 222 Elmira Road. The new sign will be located on the west edge of Ithaca Shopping Plaza, in close proximity to the newly constructed entrance to DiBella’s Subs restaurant. The owner recently applied for a Sign Permit, but was notified the sign structure did not meet the setback requirements of the Sign Ordinance. The monument structure was const ructed Approved By the Planning Board on June 27, 2017 16 according to Site Plan Approval, but it is too close to the public highway’s right -of-way. The Sign Ordinance, Section 272-9 B., requires freestanding sign structures be set back at least 10’ from the street right-of way. The structure is approximately 6” from the street right-of-way. The property at 222 Elmira Road is in the SW-2 Zoning District where business signs are allowed; however, the Sign Ordinance, Section 272-18, requires variances be granted before a Sign Permit is issued. The Board does not identify any long-term impacts in this appeal and supports granting it. 5. Old/New Business: A. Chain works District Redevelopment Project DGEIS Special Planning Board Meeting: 11/29/16 Nicholas announced that the special Planning Board Chain Works District DGEIS meeting to review comments related to Transportation would occur at the December 20, 2016 regular Board meeting, rather than at a special meeting on November 29, as previously announced. This is because the draft replies are not yet complete. (In the end, the Transportation comments would finally actually be discussed at a special Planning Board meeting on March 22, 2017.) B. Update – City/Town Joint Planning Board Meeting The date of this meeting has still not been scheduled. C. Update – Joint Planning Board/ILPC Meeting (DeWitt House) The date of this meeting has still not been finalized. D. Changes/Corrections to Collegetown Area Form Districts (CAFD) Schroeder said that he has been compiling a list of issues to be addressed that have arisen during various project reviews conducted since the current Collegetown zoning was established. E. Building Materials – Discussion on Potential Restriction on Vinyl Siding It was agreed that more research needed to be done on various vinyl siding products, some of which are of much higher quality than others. The consensus was that some vinyl siding products might be acceptable, while others are very problematic 6. Reports A. Planning Board Chair – no report at this time. B. Director of Planning & Development Cornish reported on a recent visit to Ithaca by Winter & Company, the consultants for the forthcoming Collegetown and downtown design guidelines. She said the consultants had held public meetings on the current drafts of these guidelines, and that revised drafts — reflecting input from this outreach — should be submitted to the design guidelines client committee in early 2017. Cornish invited all Planning Board members to attend an upcoming summit on housing issues. Approved By the Planning Board on June 27, 2017 17 C. Board of Public Works Liaison Darling reported that 401 Lake Street is to be demolished by the Department of Public Works, thereby providing additional protected open space near t he base of Ithaca Falls at the northeast corner of the Lake Street Bridge. The BPW, he said, is still evaluating the recent Green Street Garage study, which will influence what the City does with its overall facilities. The BPW is also discussing flexible parking rates. Darling said that the source of water causing Forest Home Drive erosion has been found, and that the overall condition of this road is still being evaluated. Communication has improved, Darling said, regarding future waterfront dredging. 7. Approval of Minutes: On a motion by Schroeder, seconded by Jones Rounds, and unanimously approved the revised draft October 25 2016 meeting minutes as edited by Schroeder were approved, with no modifications. 8. Adjournment On a motion by Schroeder, seconded by Jones Rounds, and unanimously approved, the meeting was adjourned at 9:45 p.m.