HomeMy WebLinkAboutMN-PDB-2017-03-28 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE
PLANNING AND DEVELOPMENT BOARD
WITH CORRECTIONS AND CLARIFICATIONS SUGGESTED BY J.G.S.:
Proposed deleted language shown in purple stAkethFOUgh tyff;
proposed new language shown in red type.
(Some minor non-substantive improvements to grammar or wording
with no effect on sentence meaning are not highlighted.)
Planning and Development Board
Minutes
March 28, 2017
Board Members Attending: Garrick Blalock, Chair; Mark Darling; Jack Elliott;
Robert Aaron Lewis; Matthew Johnston;
McKenzie Jones-Rounds; John Schroeder
Board Members Absent: None
Board Vacancies: None
Staff Attending: JoAnn Cornish, Director,
Division of Planning and Economic Development;
Lisa Nicholas, Senior Planner,
Division of Planning and Economic Development;
Applicants Attending: 109 Dearborn Place
Randal Marcus, Counsel
Elizabeth Ambrose, Owner
Apartments at 107 S. Alban.. Stree
(to replace project at same addressig ven
final approval on June 28, 2016)
Daniel Hirtler, Architect;
Stavros Stavropoulos, Owner
Schwartz Plaza Redesign, Cornell University
(Sketch Plan)
Ram Venkat, Cornell University;
Leslie Schill, Cornell University;
David Cutter, Cornell University
Apartments at 118 College Avenue
Noah Demarest, STREAM Collaborative
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Fingerlakes ReUse Commercial Expansion
and Supportive Apartments
Noah Demarest, STREAM Collaborative
Rowhouse Apartments at 238 Linden Avenue (Sketch Plan)
Alan Chimacoff, ikon.5 architects;
Phil Proujansky, Owner;
John Novarr, Owner
Apartments at 232-236 Dryden Road(Sketch Plan)
Noah Demarest, STREAM Collaborative;
Todd Fox, Project Sponsor
Chair Blalock called the meeting to order at 6:03 p.m.
1. Agenda Review
Nicholas noted that a revised agenda eliminating Zoning Appeals #3059 (appeal of
determination regarding Carpenter Business Park) and#3060 (322 Park Place area variance)
had been distributed.
2. Privilege of the Floor
Joel Harlan, 307 Ward Heights South, Town of Newfield, spoke in support of development.
3. Subdivision Review
A. Minor Subdivision, 109 Dearborn Place, Lee & Elizabeth Ambrose. Consideration
of Preliminary& Final Subdivision Approval. 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 of 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 has received an area variance for existing deficiencies.
The property is in the mel Cornell 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"), for which the Board,
acting as Lead Agency, made a negative determination of environmental significance on
February 28, 2017.
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Adopted Resolution for Preliminary and Final Subdivision Approval:
On a motion by Jones-Rounds, seconded by Schroeder:
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 has received 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
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: 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
February 28,2017, 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, and
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WHEREAS.the City of Ithaca Planning and Development Board did on February 28,
2017 determine the proposed Subdivision would result in no significant impact on the
environment, and
WHEREAS.the Planning and Development Board recognizes that information received
and reviewed for this Subdivision indicates the resultant parcels have received the
required area variance for relief from area requirements in the R-2a Zoning District,now,
therefore, be it
RESOLVED:that the City of Ithaca Planning and Development Board does hereby grant
Preliminary and Final Subdivision Approval to the proposed Subdivision of Tax Parcel
#9.-3-11,located at 109 Dearborn Place, subject to submission of three(3)paper copies
of the final approved plat, all having a raised seal and signature of a registered licensed
surveyor.......
In Favor: Blalock, Darling, Elliott, Johnston, Jones-Rounds, Lewis, Schroeder
Opposed: None
Absent: None
Abstain: None
Vacancies: None
4. Site Plan Review
A. Apartments (11 units), 107 S. Albany Street, Stavros Stavopolous. Consideration of
Preliminary& Final Site Plan Approval. 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 has reeieved received 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") for
which the Board, acting as Lead Agency, made a negative determination of
environmental significance on February 28, 2017.
Architect Daniel Hirtler noted that, in response to Planning Board concerns, the design
has been modified to improve contextuality in three major ways: (1) the belt course
defining the top of the first floor has been raised significantly to match the height of
similar architectural elements on nearby buildings, including those in the Downtown
West Local Historic District; (2) the cornice and upper-story windows facing Albany
Street (and part-way around onto the adjacent side elevations) now have increased
detailing, including brackets on the cornice and hoods topping the windows; and(3) the
windows facing Albany Street now have even greater detailing, including projecting sills
and mullions within each individual window.
Adopted Resolution for Preliminary and Final Site Plan Approval:
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On a motion by Schroeder, 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 nine-unit apartment building 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. 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: 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
February 28,2017, and
WHEREAS:this Board, acting as Lead Agency in Environmental Review,has on
February 28,2017 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 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", "Ela 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", "P 1 Ground Floor
Plan", and"A4"containing the following drawings: `Ela Existing North(E State St)
Elevation", `Elb 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, and
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WHEREAS:the City of Ithaca Planning and Development Board did on February 28,
2017 determine the proposed project will result in no significant impact on the
environment and issued a Negative Declaration of Environmental Significance, and
WHEREAS:this Board,has on March 28, 2017 reviewed and accepted as adequate new
and revised drawings titled"A2"containing the 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",
"Ela Albany Street(West)Elevation"and"D2 Detail of Right Side(South)Brickwork"
with a latest revision date of 3/21/17, and"A5"containing the following drawing...:...
"A" Site Plan"and"A7"containing the following drawings: "Dlb Albany Street Cornice
Detail", "D2b Side and Rear Cornice Detail", "E2a North Elevation of Fence Exterior",
"Ela Elevation of Gate Exterior", "E2b Elevation of Cornice Transition", `EIb Elevation
Showing Albany Street Cornice and Window Casing Treatment", E3a Elevation of Gate
Interior", `E4a Elevation of One Section of Fence Interior",D3b Albany Street Window
Casing Detail", "D 1 d Garbage and Recycling Rack Details"and"D 1 c Trellis Detail"
both dated 3/8/17 and prepared by Daniel R. Hirtler and other application materials,now,
therefore, be it
RESOLVED:that the Planning Board does hereby grant Preliminary and Final Site Plan
Approval to the project subject to the following conditions:
i. The extent of the traditional cornice shall be per theme elevations shown
on drawing A2 dated 3/21/17, and---,---
ii. The applicant agrees to position the rooftop HVAC units as low as possible to
block any sound emanating from the units and paint them to match the adjacent
wall, and
iii. If a transformer is to be located above-ground,the applicant will submit
information regarding its location for approval by the Planning Board, and
iv. All work in the City Right of Way will require a Street Permit, and
V. Tree planting in the City Right of Way will require approval from the City
Forester, and
Before a Certificate of Occupancy is issued:
V1. Bike racks to be installed, and
vii. The entire sidewalk will be replaced as shown on the approved site Site Plan,
subject to approval by the City Sidewalk Coordinator.
In Favor:
Blalock, Darling, Elliott, Johnston, Jones-Rounds, Lewis, Schroeder
Opposed: None
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Absent: None
Abstain: None
Vacancies: None
B. Schwartz Performing Arts Center Plaza Improvements, 430 College Avenue, Ram
Venket for Cornell University. The applicant proposes to replace the existing plaza area
to the east of the Schwartz Center for the Performing Arts in order to improve pedestrian
circulation, increase safety, and enhance the aesthetics of the plaza. The project scope
includes removal of the 4' high wall separating the plaza from the sidewalk, creation of
permeable connections from the sidewalk into the plaza by a series of short stairs, and
adding new seating and landscaping that will enhance the main entrance into Schwartz.
The project is in the MU-2 Zoning District and has received Design Review. This is a
Type I Action under the City of Ithaca Environmental Quality Review Ordinance
("CEQRO") §176-4 B. (h) [2] and the State Environmental Quality Review Act
("SEQRA") §617-4 (b) (10), and is subject to Environmental Review.
Adopted Resolution for Lead Agency:
On a motion by Johnston, seconded by Darling:
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 Review for the Schwartz Performing Arts Center Improvements
located at 430 College Ave.by Cornell University,applicant and owner, and
WHEREAS.The applicant proposes to replace the existing plaza area to the east of the
Schwartz Center for the Performing Arts in order to improve pedestrian circulation,
increase safety, and enhance the aesthetics of the plaza. The project scope includes
removal of the 4'high wall separating the plaza from the sidewalk, creation of permeable
connections from the sidewalk into the plaza by a series of short stairs, and adding new
seating and landscaping that will enhance the main entrance into Schwartz. The project
is in the MU-2 Zoning District and has received Design Review, and
WHEREAS.this is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance("CEQRO") §176-4 B. (h) [2] and the State Environmental Quality
Review Act("SEQRA") §617-4 (b) (10), 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 action of site plan
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approval for the project.
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 approved unanimously, Chair
Blalock opened the Public Hearing.
There being no public comments, on a motion by Darling, seconded by Jones-Rounds,
and approved unanimously, Chair Blalock closed the Public Hearing.
Adopted Resolution for City Environmental Quality Review:
On a motion by Johnston, seconded by Darling:
WHEREAS:the City of Ithaca Planning and Development Board has one pending
application for Site Plan Review for the Schwartz Performing Arts Center Improvements
located at 430 College Ave.by Cornell University, applicant and owner, and
WHEREAS:The applicant proposes to replace the existing plaza area to the east of the
Schwartz Center for the Performing Arts in order to improve pedestrian circulation,
increase safety, and enhance the aesthetics of the plaza. The project scope includes
removal of the 4'high wall separating the plaza from the sidewalk, creation of permeable
connections from the sidewalk into the plaza by a series of short stairs, and adding new
seating and landscaping that will enhance the main entrance into Schwartz. The project is
in the MU-2 Zoning District and requires Design Review, and
WHEREAS:this is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance("CEQRO") §176-4 B. (h) [2] and the State Environmental Quality
Review Act("SEQRA") §617-4 (b) (10), and is subject to Environmental Review, and
WHEREAS:the City of Ithaca Planning and Development Board,being the local agency
which has primary responsibility for approving and funding or carrying out the action,
has, on March 28, 2017 declared itself Lead Agency for the environmental review of the
project, and
WHEREAS:this Board, acting as Lead Agency in Environmental Review,has on March
28,2017 reviewed and accepted as adequate: a Full Environmental Assessment Form
(FEAF),Part 1, submitted by the applicant, and Part 2 prepared by Planning staff;
drawings titled"Existing Conditions Plan(C100)","Demolition and Erosion& Sediment
Control Plan(C101)","Utility Plan(C102)", "Profile(C103)", "Demolition Plan-Base
Contract(L101)", "Demolition Plan Add Alt 1 (1,102)","Grading Plan(L301)11, "Site
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Details(L501 &L502)", "Electrical Demolition(E001)", "Electrical Plan(E101)"and
"Electrical Details (E102)"all dated February 24, 2017 and"Layout Plan(L201)",
"Layout Plan Base and Add-Alt-1 (L202)"and"Planting Plan(L401)", all with a revision
date of March 22, 2017,prepared by Trowbridge Wolf Michaels LLC et. al. 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
Adopted Resolution for Preliminary and Final Site Plan Approval:
On a motion by Schroeder, seconded by Lewis:
WHEREAS:the City of Ithaca Planning and Development Board has one pending
application for Site Plan Review for the Schwartz Performing Arts Center Improvements
located at 430 College Ave.by Cornell University, applicant and owner, and
WHEREAS:The applicant proposes to replace the existing plaza area to the east of the
Schwartz Center for the Performing Arts in order to improve pedestrian circulation,
increase safety, and enhance the aesthetics of the plaza. The project scope includes
removal of the 4'high wall separating the plaza from the sidewalk, creation of permeable
connections from the sidewalk into the plaza by a series of short stairs, and adding new
seating and landscaping that will enhance the main entrance into Schwartz. The project is
in the MU-2 Zoning District and has received Design Review, and
WHEREAS:this is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance("CEQRO") §176-4 B. (h) [2] and the State Environmental Quality
Review Act("SEQRA") §617-4 (b) (10), and is subject to Environmental Review, and
WHEREAS:the City of Ithaca Planning and Development Board,being the local agency
which has primary responsibility for approving and funding or carrying out the action,
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has on March 28,2017 declared itself Lead Agency for the environmental review of the
project, 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
March 28,2017, and
WHEREAS.this Board,acting as Lead Agency in Environmental Review,has on March
28,2017 reviewed and accepted as adequate: a Full Environmental Assessment Form
(FEAF),Part 1, submitted by the applicant, and Part 2 prepared by Planning staff,
drawings titled"Existing Conditions Plan(C 100)","Demolition and Erosion& Sediment
Control Plan(C101)","Utility Plan(C102)", "Profile(C103)","Demolition Plan-Base
Contract(L101)", "Demolition Plan Add Alt 1 (L102)", "Grading Plan(L301)","Site
Details(L501 &L502)", "Electrical Demolition(E001)", "Electrical Plan(E101)"and
"Electrical Details (E102)"all dated February 24, 2017 and"Layout Plan(L201)",
"Layout Plan Base and Add-Alt-1 (L202)"and"Planting Plan(L401)", all with a revision
date of March 22, 2017,prepared by Trowbridge Wolf Michaels LLC et. al. 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
WHEREAS.the City of Ithaca Planning and Development Board did on March 28,2017
determine the proposed project will result in no significant impact on the environment
and issued a Negative Declaration of Environmental Significance,now, therefore, be it
RESOLVED:that the City of Ithaca Planning and Development Board does hereby grant
preliminary and final site plan approval to the proposed project subject to the following
conditions:
i. Submission to the Planning Board Project Review Committee of project details
including materials samples and cut sheets for lighting and furnishings, and
ii. Applicant will explore use of non-tropical hardwood for bench material, and
iii. Any work in the City Right of Way will require a street permit.
In Favor: Blalock, Darling, Elliott, Johnston, Jones-Rounds, Lewis, Schroeder
Opposed: None
Absent: None
Abstain: None
Vacancies: None
C. Apartments (5 Units), 118 College Avenue,Visum Development Group. Declaration
of Lead Agency. The applicant proposes to construct a 4-story apartment building
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containing five dwelling units with a total of 28 bedrooms. The project is expected to
attract primarily student tenants. Site improvements include walkways, landscaping and a
retaining wall with ftffd a terrace accessible from the basement apartment. All above-
ground apartments will have a balcony facing College Ave. Site development will require
the removal of the exiting existing house with its associated retaining walls, driveway
curbcut,walkways and two mature trees. The project site is in the CR-4 Collegetown
Area Form District(CAFD) and has received Design Review. As no parking is proposed
for the project, the applicant will submit a Transportation Demand Management Plan
(TDMP) for approval by the Planning Board in accordance with district regulations. 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.
Adopted Resolution for Lead AgencX:
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 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 Review for the apartments located at 118 College Ave. by
Visum Development Group, applicant and owner, and
WHEREAS:the applicant proposes to construct a 4-story apartment building containing
five dwelling units with a total of 28 bedrooms. The project is expected to attract
primarily student tenants. Site improvements include walkways•••,••• landscaping and a
retaining wall with a*d a terrace accessible from the basement apartment. All above-
ground apartments will have a balcony facing College Ave. Site development will require
the removal of the egg existing house with its associated retaining walls,driveway
curbcut,walkways and two mature trees. The project site is in the CR-4 Collegetown
Area Form District(CAFD)and has received Design Review. As no parking is proposed
for the project,the applicant will submit a Transportation Demand Management Plan
(TDMP)for approval by the Planning Board in accordance with district regulations, 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: 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:the City of Ithaca Planning and Development Board being the local agency
which has primary responsibility for approving and funding or carrying out the action
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does hereby declare itself Lead Agency for the environmental review of the project,
.......
In Favor: Blalock, Darling, Elliott, Johnston, Jones-Rounds, Lewis, Schroeder
Opposed: None
Absent: None
Abstain: None
Vacancies: None
D. Fingerlakes ReUse Commercial Expansion and Supportive Apartments, 214 Elmira
Road,Finger Lakes ReUse.Declaration of Lead Agency. The applicant proposes to
wi44 expand the existing office and retail center with a new+/-26,100 SF attached 4-story
mixed-use building to include retail, office, and 25 units of transitional housing fronting
Elmira Road. A 8,100 SF covered outdoor inventory building and a 600 SF pavilion are
also proposed. The new parking and loading layout will reduce the number of curb cuts
on Elmira road from 5 to 2. An improved sidewalk will be constructed to provide a safer
link between the existing pedestrian bridge connecting the Titus Towers property to
Elmira Road. The building will have landscaped entrances facing Elmira Road and these
will be connected to the new building entrances giving residents and patrons arriving on
foot direct access to the street. The project site is in the B-5 Zoning District and requires
and area variance. This is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance ("CEQRO") §176-4 (I), and the State Environmental Quality Review
Act("SEQRA") § 617.4 (11) and is subject to environmental review.
Noah Demarest of STREAM Collaborative updated the Board on the proposed project.
Schroeder noted that some fundamental project information has still not been provided to
the Board, including all elevations (save the front) of the mixed-use building, and all
elevations of the outdoor inventory building. He said he hoped this project could fill
existing gaps in street trees along its portion of Old Elmira Road.
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 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 Review for commercial expansion and supportive apartments by
Finger Lakes ReUse, applicant and owner, and
WHEREAS.the applicant proposes to expand the existing office and retail center with a
new+/-26,100sf attached 4-story mixed-use building to include retail, office, and 25 units
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of transitional housing fronting Elmira Road. A 8,100 SF covered outdoor inventory
building and a 600 SF pavilion are also proposed. The new parking and loading layout
will reduce the number of curb cuts on Elmira road from 5 to 2. An improved sidewalk
will be constructed to provide a safer link between the existing pedestrian bridge
connecting the Titus tower property to Elmira Road. The building will have landscaped
entrances facing Elmira Road and these will be connected to the new building entrances
giving residents and patrons arriving on foot direct access to the street. The project site is
in the B-5 Zoning District and requires and an area variance, and
WHEREAS.this is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance("CEQRO") §176-4(I)and the State Environmental Quality Review
Act("SEQRA") §617-4(b) (10), 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
[J.G.S. Editorial Note: The "WHEREAS"clause immediately above had been incorrectly
positioned at the top of this resolution;I have moved it to this more logical location,
matching its placement in the other two Lead Agency resolutions within these minutes.]
WHEREAS: it was requested that Tompkins County Planning Commissioner,Tompkins
County Department of Health(TCDOH),NYS Homes and Community Renewal(HCR)
and the NYS Homeless and Housing Assistance Program(HHAP) and the Ithaca Urban
Renewal Agency(IURA), all potentially involved agencies, consent to the City of Ithaca
Planning and Development Board's being Lead Agency for this project, and
WHEREAS: All above listed agencies provided written consent to the City of Ithaca
Planning and Development Board's being Lead Agency for this project,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.
In Favor: Blalock, Darling, Elliott, Johnston, Jones-Rounds, Lewis, Schroeder
Opposed: None
Absent: None
Abstain: None
Vacancies: None
E. Rowhouse Apartments at 238 Linden Avenue—Sketch Plan
Architect Alan Chimacoff described the project, which will be located on the lot now
being used as a construction staging area for the new Johnson School building rising at
the corner of Dryden Road and Linden Avenue.
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He said the proposed project will feature a rowhouse form,but will contain short-term
efficiency apartments for professionals visiting Ithaca in conjunction with programs to be
held at the new Johnson facility.
Chimacoff said that the design of the new project takes cues both from its Johnson
School neighbor and from the Novarr townhouse project recently approved for College
Avenue.
Schroeder suggested that the design of the building be unified by use of the bright green
cladding color, now seen only on the back(west) facade, as an accent in selective
locations on the side elevations. He also said the front fagade, while appropriate and
attractive, would benefit from a little more design"oomph."
F. Apartments at 232-236 Dryden Road–Sketch Plan
Noah Demarest of STREAM Collaborative and project sponsor Todd Fox introduced the
Board to the proposed two new apartment buildings, one facing Dryden Road and the
other facing the privately-owned Summit Avenue on the hill above. He said one existing
Dryden Road house and one large apartment building on Summit will be razed to
accommodate the new buildings.
Demarest noted that the building facing Dryden Road will have a significant top-floor
step-back, reflecting the fact that Dryden Road at this point has a significantly lower
elevation than Summit Avenue to the north above.
Fox said that a site of this ample size is very hard to find in Collegetown.
Jones-Rounds asked if there will be exterior stairs connecting Dryden Road with Summit,
and Demarest replied, absolutely.
Schroeder pointed out that, although it has been mutilated beyond recognition by
unsympathetic alterations, the Summit Avenue building to be demolished was originally
an extremely attractive dormitory erected by the adjacent Cascadilla School. Schroeder
suggested that this original building which featured half-timber fagade elements
could provide design inspiration for developing stick-like design elements that Demarest,
fortuitously, has already depicted on the proposed new buildings.
5. Zoning Appeals
Appeal#3062— 104 Grandview Place: Area Variance
Appeal of Buzz Dolph of Tiny Timber LLC. on behalf of the owner Charles Holland for an
area variance from Section 325-8, Column 6,Lot Area, Column 7,Lot Width, and Column
13, Other Side Yard requirements of the zoning ordinance. The applicant proposes to
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demolish the existing building located at 401 Grandview Place and construct a new single
family home on the parcel. The new two story home will be considerably smaller than the
existing dwelling and in proportion with the deficient lot. The parcel has existing deficiencies
in: lot area having 2,760 S.F. of the required 5,000 S.F. and lot width having 39.74' of the 45'
required by the ordinance.
The applicant has positioned the new home so that the front yard, side yard, and rear yard are
compliant with the ordinance.Although,because of the site constraints,the building
encroaches 1'-11"into the other side yard leaving 8'-1"of the 10' required by the ordinance.
The property is located in an R-2a residential use district in which the proposed use is
permitted. However, Section 325-38 requires that a variance be granted before a building
permit is issued
The Planning Board supports this appeal and does not identify any long term planning
impacts. The project improves the lot and streetscape.
Appeal#3063—505 Third Street(Aldi's): Sign Variance
Appeal of Christopher Kambar of APD Engineering&Architecture on behalf of the owner
ALDI Inc. for a sign variance from Section 272-7A, size requirements of permitted signs. The
applicant proposes to construct an addition to the ADLI's building located at 505 Third Street
and install 4 new wall signs on the building. The proposed signs include two"ALDI" signs
for a total of 149.8 SF and two"Food Market" signs totaling 76.2 SF. An existing
freestanding sign on the property, containing 46.9 SF,will remain unchanged. Section 272-
7A,requires the total of both freestanding and building signs not to exceed 250 SF in total
area. The total square feet of signage for the freestanding sign and the 4 proposed wall signs
is 272.9 SF.
The property at 505 Third Street is in the I-1 Zoning District where business signs are
allowed,however the Sign Ordinance, Section 272-18 requires that variances be granted
before a sign permit is issued.
The Planning Board does not identify any long term planning impacts with this appeal.
6. Old/New Business
None.
7. Reports
A. Planning Board Chair
No report.
B. Director of Planning and Economic Development
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Cornish said that revisions to the Site Plan Review Ordinance would be circulated soon.
She explained that the revisions incorporate recommendations from the Shade Tree
Advisory Committee pertaining to tree planting.
Cornish also reported on the progress of an initiative to evaluate and restructure City
Boards and Committees.
C. Board of Public Works Liaison
Darling reported on the following:
• A study/evaluation of the Dryden Road parking garage.
• A study of the "five corners" (the intersection where Ithaca Road/Dryden Road/
Oak Avenue/Maple Avenue/Cornell Street meet in upper Collegetown) for a
potential traffic rotary.
• A parking inventory.
• 521 City properties have lead water entrance pipes.
• The Board of Public Works may recommend treating mobile vending as a land use.
• A new BPW member will be announced soon to replace Darling (who has
announced his resignation from both the BPW and the Planning Board in order to
move to Trumansburg).
8. Approval of Minutes
On a motion by Schroeder, seconded by Jones-Rounds, the revised draft February 28, 2017
meeting minutes as edited by Schroeder were approved, with no modifications.
In Favor: Blalock, Darling, Elliott, Johnston, Jones-Rounds, Lewis, Schroeder
Opposed: None
Absent: None
Vacancies: None
9. Adjournment
On a motion by Jones-Rounds, seconded by Darling, and unanimously approved, the meeting
was adjourned at 8:00 p.m.
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