HomeMy WebLinkAboutMN-PDB-2017-06-27 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
June 27, 2017
Board Members Attending: Garrick Blalock, Chair; Jack Elliott;
Matthew Johnston; McKenzie Jones-Rounds;
John Schroeder
Board Members Absent: Robert Aaron Lewis
Board Vacancies: One
Staff Attending: JoAnn Cornish, Director,
Division of Planning and Economic Development
Applicants Attending: Harold's Square Downtown Mixed-Use Project)
David Lubin, Owner
Rowhouse Apartments at 238 Linden Avenue (Sketch Plan)
Alan Chimacoff, ikon.5 architects;
Arvind Tikku, i.kon5 Architects;
Kathryn Wolf, Trowbridge Wolf Michaels, LLP;
John Novarr, Owner;
Phil Proujansky, Owner
McDonald's Rebuilding at 372 Elmira Road
Steve Wilson, Bohler Engineering
House (Old Tompkins County Public Library
at 310-314 N. Cayuga Street
Graham Gillespie, HOLT Architects;
Kim Michaels, Trowbridge Wolf Michaels, LLP
Townhouse Apartments at 323 Taughannock Boulevard
Noah Demarest, STREAM Collaborative;
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Steve Flash, Rampart Real, LLC
Fingerlakes ReUse Commercial Expansion
and Supportive Apartments
Noah Demarest, STREAM Collaborative
Apartments at 232-236 Dryden Road
Noah Demarest, STREAM Collaborative;
Todd Fox, Visum Development Group
Lakeview Health Services Apartments
at 709-713 W. Court Street
Mark Pandolf, Principal, Plan Architecture Studio;
Peter Trowbridge, Trowbridge Wolf Michaels, LLP;
James Fruechtl, Trowbridge Wolf Michaels, LLP;
Joe Bowes, Ithaca Neighborhood Housing Services;
Lynn Truame, Ithaca Neighborhood Housing Services;
Harry Merryman, CEO, Lakeview Mental Health
Chair Blalock called the meeting to order at 6:02 p.m.
1. Agenda Review
There were no changes to the agenda.
2. Privilege of the Floor
Joel Harlan, 307 Ward Heights South, Town of Newfield, spoke in support of all
development.
3. Site Plan Review
A. Mixed Use Apartments—Darold Harold's Square, 123-129 E. State/MLK Street
(The Commons) by L Enterprises LLC. Consideration of Conditions of Site Plan
Approval. The Board approved project changes with conditions on May 23, 2017. That
approval resolution included the following new condition (plus 21 older conditions
continuing from previous approvals):
i. Submission of a revised materials sample sheet and revised elevations,keyed to
the materials sample sheet, for review and future approval by the Planning
Board. These revised items should clarify the nature of the intended penthouse
screening,tower cladding panels, and similar details.
The applicant seeks to satisfy that condition at today's meeting.
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Schroeder noted that the drawings presented at the May meeting showed multiple
windows adding visual interest to the northern portion of the west fagade, which will be
very visible above the adjacent low existing Commons building that will remain.
But the new set of elevations handed out this evening, said Schroeder, show a major
reduction of glazing in that area, with a resulting blank and featureless wall area that will
be quite visible to passing Commons pedestrians.
Project applicant David Lubin responded that building code limits the number of window
openings one is allowed to have at that location. Schroeder suggested, then, using darker
colored panels where windows existed last month to create similar visual interest.
Cornish asked if the applicant would be willing to consider this, and Lubin responded,
yes.
Schroeder emphasized that the seams between the metal panels on the tower need to be
clearly expressed so this grid is readily apparent,preventing the tower surface from
looking flat and undifferentiated.
It was the consensus of the Board that the new condition added to the May"Adopted
Resolution Approving Project Modifications"resolution (the first of two conditions
numbered"i.")had been fulfilled. However, all the other 21 conditions remaining from
previous approvals all listed in the May 23 resolution still apply.
B. Apartments (Short Term Rental),238 Linden Avenue, Trowbridge Wolf Michaels
for DRY-LIN Inc. Public Hearing,Determination of Environmental Significance,
Consideration of Preliminary & Final Approval and Approval of Transportation
Demand Management Plan. The applicant proposes to construct a 4-story apartment
building with habitable basement to provide short term housing for the adjacent Johnson
Graduate School of Management. The building will be 13,715 GSF and contain 24
single-bed effieiet efficiency apartments. The below grade apartments will look out onto
lower courts/light wells at both the front and back of the building. Two of the four front
entrances include stairs that span the lower courts. The project includes new landscaping,
walkways, retaining walls,walls lighting, signage and exterior trash and recycling
area. The project site is currently vacant and is used as a staging area. 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 has submitted a Transportation
Demand Management Plan(TDMP) for approval by the Planning Board in accordance
with district regulations. This is a Type I Action under the City of Ithaca Environmental
Quality Review Ordinance ("CEQRO") §176-4 (1) (h) and(k) and the State
Environmental Quality Review Act("SEQRA") § 617.4 9 (11) and is subject to
environmental review.
Public Hearing
On a motion by Jones-Rounds, seconded by Schroeder, and approved unanimously, Chair
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Blalock opened the Public Hearing.
There being no public comments, on a motion by Elliott, 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 Schroeder:
WHEREAS:the City of Ithaca Planning and Development Board has one pending
application for Site Plan Review for an apartment building at 238 Linden Avenue by
Trowbridge Wolf Michaels for DRY-LIN Inc., and
WHEREAS:the applicant proposes to construct a 4-story apartment building with
habitable basement to provide short term housing for the adjacent Johnson Graduate
School of Management. The building will be 13,715 GSF and contain 24 single-bed
efficiency apartments. The below grade apartments will look out onto lower courts/light
wells at both the front and back of the building. Two of the four front entrances include
stairs that span the lower courts. The project includes new landscaping,walkways,
retaining walls, lighting, signage and an exterior trash and recycling area. The project site
is currently vacant and is used as a staging area. 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 has submitted a Transportation Demand
Management Plan(TDMP) for approval by the Planning Board in accordance with
district regulations, and
WHEREAS:this is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance("CEQRO") §176-4(1)(h)and(k) and the State Environmental
Quality Review Act("SEQRA") § 617.4 9(11) 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,
did,on April 25,2017, declare itself Lead Agency for the environmental review of the
project, and
WHEREAS:this Board,acting as Lead Agency in Environmental Review,has on June
27,2017,reviewed and accepted as adequate: a Full Environmental Assessment Form
(FEAF),Part 1, submitted by the applicant, and Parts 2 &3 prepared by Planning staff,
drawings titled: "Topographic Map No. 209-215 Dryden Road,No. 238-240 Linden
Avenue, City of Ithaca, Tompkins County,New York"dated 7/2/15 and prepared by TG
Miller PC, and"Existing Site Conditions (C 101)", "Site Demolition(C 102)", "Erosion
and Sediment Control Plan(C104)", and"Site Utilities Details(C201)"dated 3/28/17
and"Planting Details (L5.00)"dated 3/27/17 and"Architectural Site Plan(A1.00)",
"Architectural Site Plan Details (A1.01)"and"Planting Plan and Schedule (L4.01)"and
"Front Elevation and Building Section(A4.00)"with a latest revision date of 5-10-17 and
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"Building Elevations(A401)"dated 5-10-17 and all prepared by ikon.5 architects et.al.
and the following undated drawings: "Site/Zoning","Site Plan", "Site Section",two
drawings titled"Street Elevation","South Elevation","West Elevation"and"North
Elevation"prepared by ikon.5 architects, 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, Elliott, Johnston, Jones-Rounds, Schroeder
Opposed: None
Absent: Lewis
Vacancies: One
Adopted Resolution for Preliminary and Final Site Plan Approval:
On a motion by Schroeder, seconded by Johnston:
WHEREAS:the City of Ithaca Planning and Development Board has one pending
application for Site Plan Review for an apartment building at 238 Linden Avenue by
Trowbridge Wolf Michaels for DRY-LIN Inc., and
WHEREAS:the applicant proposes to construct a 4-story apartment building with
habitable basement to provide short term housing for the adjacent Johnson Graduate
School of Management. The building will be 13,715 GSF and contain 24 single-bed
efficiency apartments. The below grade apartments will look out onto lower courts/light
wells at both the front and back of the building. Two of the four front entrances include
stairs that span the lower courts. The project includes new landscaping,walkways,
retaining walls, lighting, signage and an exterior trash and recycling area. The project site
is currently vacant and is used as a staging area. 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 has submitted a Transportation Demand
Management Plan(TDMP) for approval by the Planning Board in accordance with
district regulations, and
WHEREAS:this is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance("CEQRO") §176-4(1)(h) and(k)and the State Environmental
Quality Review Act("SEQRA") § 617.4 9(11) and is subject to environmental review,
and
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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....... did, on April 25,2017,declare itself Lead Agency for the environmental
review of the project, and
WHEREAS: legal notice was published and property posted, and adjacent property
owners notified in accordance with Chapter 290-9 C. (1), (2), &(3) of the City of Ithaca
Code, and
WHEREAS:the Planning and Development Board held the required Public Hearing on
June 27, 2017, and
WHEREAS:this Board,acting as Lead Agency in Environmental Review,has on June
27,2017,reviewed and accepted as adequate: a Full Environmental Assessment Form
(FEAF),Part 1, submitted by the applicant, and Parts 2 &3 prepared by Planning staff,
drawings titled: "Topographic Map No. 209-215 Dryden Road,No. 238-240 Linden
Avenue,City of Ithaca,Tompkins County,New York"dated 7/2/15 and prepared by TG
Miller PC, and"Existing Site Conditions (C101)","Site Demolition(C102)", "Erosion
and Sediment Control Plan(C104)", and"Site Utilities Details (C201)"dated 3/28/17
and"Planting Details (L5.00)"dated 3/27/17 and"Architectural Site Plan(A1.00)",
"Architectural Site Plan Details (A1.01)"and"Planting Plan and Schedule(L4.01)"and
"Front Elevation and Building Section(A4.00)"with a latest revision date of 5-10-17 and
"Building Elevations(A401)"dated 5-10-17 and all prepared by ikon.5 architects et.al.
and the following undated drawings: "Site/Zoning","Site Plan", "Site Section",two
drawings titled"Street Elevation", "South Elevation","West Elevation"and"North
Elevation"prepared by ikon.5 architects, 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 Planning Board did on June 27,2017, determine that the proposed
project would result in no significant impact and did make a Negative Determination 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 project subject to the following
conditions:
i. Any work in the City Right of Way will require a Street Permit, and
ii. Bike racks must be installed before a certificate of occupancy is granted, and
iii. Noise-producing construction shall be limited to the hours of 7:30 a.m. and
7:30 p.m.,Monday through Friday(or Saturday 9:00 a.m. to 7:30 p.m. with
advance notification to and approval by the Director of Planning and
Development), and
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iv. A staging plan must be4ng be approved by the Building Division and
Engineering before issuance of a building permit, and
V. This site plan approval does not preclude any other permit that is required by
City Code, such as sign permits,tree permits, street permits, etc.
In Favor: Blalock, Elliott, Johnston, Jones-Rounds, Schroeder
Opposed: None
Absent: Lewis
Vacancies: One
Adopted Resolution Approving Transportation Demand Management Plan:
On a motion by Jones-Rounds, seconded by Schroeder:
WHEREAS:the City of Ithaca Planning and Development Board has one pending
application for Site Plan Review for an apartment building at 238 Linden Avenue by
Trowbridge Wolf Michaels for DRY-LIN Inc., and
WHEREAS:the applicant proposes to construct a 4-story apartment building with
habitable basement to provide short term housing for the adjacent Johnson Graduate
School of Management. The building will be 13,715 GSF and contain 24 single-bed
efficiency apartments. The below grade apartments will look out onto lower courts/light
wells at both the front and back of the building. Two of the four front entrances include
stairs that span the lower courts. The project includes new landscaping,walkways,
retaining walls, lighting, signage and an exterior trash and recycling area. The project site
is currently vacant and is used as a staging area. The project site is in the CR-4
Collegetown Area Form District(CAFD), and
WHEREAS: as no parking is proposed for the project,the applicant has submitted 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:the Board has on June 27,2017 (and as part of a submission dated March
28,2017)reviewed and accepted as adequate a Transportation Demand Management
Plan(TDMP)prepared by Trowbridge Wolf Michaels, and
WHEREAS:normally,the Planning Board requires additional TDMP measures such as
offering carshare memberships or shuttle bus service,this is an unusual situation due to
this project's functional link to the adjacent Johnson School Building, and the applicant
may also have storage parking available off-site at another project on E. State Street,
now, therefore, be it
RESOLVED:that the Planning Board does hereby approve the aforementioned TDMP
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for the project at 238 Linden Avenue.
In Favor: Blalock, Elliott, Johnston, Jones-Rounds, Schroeder
Opposed: None
Absent: Lewis
Vacancies: One
C. McDonalds Rebuilding,372 Elmira Road,McDonalds USA LLC. Declaration of
Lead Agency, Public Hearing, Determination of Environmental Significance and
Recommendation to BZA. The applicant proposes to replace the existing 4,800 SF
restaurant facility with a new 4,400 SF building, construct a side-by-side drive-thru,
install new landscaping, a dining patio, lighting, signage and a masonry landscape wall,
as well as reconfigure the parking layout. The project is in the SW-2 Zoning District and
requires area variances. 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.
Steve Wilson, of Bohler Engineering described the current status of the project.
Adopted Resolution for Lead Agency
On a motion by Johnston, 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 removal and replacement of the existing
commercial building(McDonalds) at 372 Elmira Road by McDonalds USA LLC,
applicant and owner, and
WHEREAS. The applicant proposes to replace the existing 4,800 SF restaurant facility
with a new 4,400 SF building, construct a side-by-side drive-thru, install new
landscaping, a dining patio, lighting, signage and a masonry landscape wall,as well as
reconfigure the parking layout. The project is in the SW-2 Zoning District and requires
area variances, 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
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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, does hereby declare itself Lead Agency for the environmental review of the
project.
In Favor: Blalock, Elliott, Johnston, Jones-Rounds, Schroeder
Opposed: None
Absent: Lewis
Vacancies: One
Public Hearing
On a motion by Johnston, seconded by Jones-Rounds, and approved unanimously, Chair
Blalock opened the Public Hearing.
There being no public comments, on a motion by Elliott, seconded by Jones-Rounds, and
approved unanimously, Chair Blalock closed the Public Hearing.
Adopted Resolution for City Environmental Quality Review:
On a motion by Schroeder, seconded by Jones-Rounds:
WHEREAS:the City of Ithaca Planning and Development Board has one pending
application for Site Plan Review for the removal and replacement of the existing
commercial building(McDonalds)by McDonalds USA LLC, applicant and owner, and
WHEREAS: The applicant proposes to replace the existing 4,800 SF restaurant facility
with a new 4,400 SF building, construct a side-by-side drive-thru, install new
landscaping, a dining patio, lighting, signage and a masonry landscape wall, as well as
reconfigure the parking layout. The project is in the SW-2 Zoning District and requires
area variances, 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 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 June 27,2017 declared itself Lead Agency for the environmental review of the
project, and
WHEREAS:this Board,acting as Lead Agency in Environmental Review,has on June
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27,2017 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: "Site Plan(C-4)"with a revision date of 5/25/17, and"Demolition Plan
(C-3)","Grading and Drainage Plan(C-5)", "Utility Plan(C-6)", "Soil Erosion and
Sediment Control Plan(C-7)","Soil Erosion Control Notes and Details Sheet(C-8)",
"Landscape Plan(C-9)", "Landscape Notes and Details (C-10)"and"Construction Detail
Sheet(C-11, C-12&C-13)"prepared by Bohler Engineering and dated 3/22/17 and
"2015 Standard Building 4587—Wood/Wood-CYT Ready(A2.0) showing east and
north building elevations, and"2015 Standard Building 4587—Wood/Wood-CYT
Ready(A2.1) showing south and west building elevations,both prepared by URS
Architecture and Engineering and dated 4/25/16, 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, Elliott, Johnston, Jones-Rounds, Schroeder
Opposed: None
Absent: Lewis
Vacancies: One
The applicant presented the Board with the proposed building materials.
Schroeder asked the applicant to use a charcoal colored mortar with the darker colored
brick. He also requested that the trash enclosure masonry be of brick matching brick
being used for the building itself, and that this be clearly depicted on the drawings (which
now appear to show this enclosure being instead finished in standard concrete block).
The Board then discussed the two required variances. The Board's resulting
recommendations can be found below under the "4. Zoning Appeals" agenda heading.
D. Residential Mixed Use (DeWitt House), 119 CouFt StFeet '310-314 N. Cayuga
Street, by Kimberly Michaels, Trowbridge Wolf Michaels for Frost Travis, Owner.
ConsideFation o Preliminary & Final Approval. The applicant proposes to construct a
four-story mixed use building that has footprint of 25,640 SF and 86,700 gross SF. The
building will contain 2,000 SF of community space, 1,160 SF of commercial space and
four apartments on the ground floor, 54 apartments and amenity space on the upper floors
and underground parking (32 spaces), bike storage and mechanicals. The underground
parking will be accessed via a ramp on Court Street. Exterior amenities will include
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landscaping and street trees, a street level semi-public plaza and a first floor residents'
plaza. The new building will use a portion of the exiting existing building foundation. A
deep foundation system is proposed to support the other parts of the building. The project
is in the CBD-50 Zoning District and the Dewitt Park Local Historic District. The project
received a Certificate of Appropriateness from the Ithaca Landmarks Preservation
Commission on February 14, 2017. This is a Type I Action under the City of Ithaca
Environmental Quality Review Ordinance ("CEQRO") §176-4 (1) (h) [4], (k) and(n) and
the State Environmental Quality Review Act("SEQRA") § 617.4 9 (b) (9) for which the
Planning Board issued a Negative Declaration of Environmental Significance on May 23,
2017 and is subject to environmental review.
Kim Michaels of Trowbridge Wolf Michaels, LLP; Steve Hugo of HOLT Architects; and
developer Frost Travis of Travis Hyde presented the Board with the proposed building
materials, to which Board members responded positively.
Schroeder suggested using brick mortar that has a maker warm color, rather than a
whitish hue. The architect agreed not to use a mortar that has a start stark contrast,but
does want some contrast.
Ellie t Elliott questioned the use of cedar as a screening material for the roof-top
mechanicals, stating no wood is being used on any other parts of the building. Why not
use a cementitious material, he asked, instead of wood?Using cedar looks like an add-on
and like it does not really belong, he added. €lliet Elliott went on to ask if the screen had
any acoustic value. The architect responded it was visual only and that off-set slats will
allow for the required ventilation.
Schroeder suggested that as a recommendation, not a condition, the architect consider a
lighter-, less visually obtrusive material for the roof-top screening.
Adopted Resolution for Preliminary and Final Site Plan Approval:
On a motion by Jones-Rounds, seconded by Johnston:
WHEREAS.the City of Ithaca Planning and Development Board has one pending
application for Site Plan Review for a residential mixed use building by Trowbridge Wolf
Michaels for Frost Travis, and
WHEREAS.the applicant proposes to construct a four-story mixed use building that has
footprint of 25,640 SF and 86,700 gross SF. The building will contain 2,000 SF of
community space, 1,160 SF of commercial space and four apartments on the ground
floor, 54 apartments and amenity space on the upper floors and underground parking(32
spaces),bike storage and mechanicals. The underground parking will be accessed via a
ramp on Court Street. Exterior amenities will include landscaping and street trees, a street
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level semi-public plaza and a first floor residents' plaza. The new building will use a
portion of the existing building foundation. A deep foundation system is proposed to
support the other parts of the building. The project is in the CBD-50 Zoning District and
the Dewitt Park Local Historic District. The project received a Certificate of
Appropriateness from the Ithaca Landmarks Preservation Commission on February 14,
2017, and
WHEREAS:this is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance("CEQRO") §176-4(1)(h)[4], (k) and(n)and the State
Environmental Quality Review Act("SEQRA") § 617.4 9(b)(9) and is subject to
environmental review, and
WHEREAS: Tompkins County Department of Health, and the Tompkins County
Legislature,both potentially involved agencies consented to the City of Ithaca Planning
and Development Board's being Lead Agency for this project, 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,
did,on April 25,2017, declare itself Lead Agency for the environmental review of the
project, and
WHEREAS: legal notice was published and property posted, and adjacent property
owners notified in accordance with Chapter 290-9 C. (1), (2), &(3) of the City of Ithaca
Code, and
WHEREAS:the Planning and Development Board held the required Public Hearing on
May 23, 2017, and
WHEREAS:this Board,acting as Lead Agency in Environmental Review,did on May
23,2017,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;
drawings titled"Existing Conditions Plan(C 101)","Utility Demolition Plan(C 102)",
"Erosion and Sediment Control Plan(C103)", "Drainage Plan(C104)", "Utility Plan
(C105)"and"Details(C201)"dated 3-8-17, and "Rendered Site Plan(L001)",
"Demolition Plan(L101)", "Layout Plan(L201)", "Grading Plan(L301)","Site Details
(L501 & 502)", "Lower Level Parking Plan(A100)","First Floor Plan(A101)", "First
Floor Plaza Level(A101A)", "Second Floor Plan(A102)", "Third Floor Plan(A103)",
"Fourth Floor Plan(A104)", "Green Roof Plan(L003)","Exterior Elevations,North and
East Elevations(A201)", "Exterior Elevations,West and South Elevations(A202)",
"Exterior Elevations, Courtyard—South,East and West Elevations (A203)", "Enlarged
Elevation/Materials(A204)","West Court St. Entrance(A301)", "West Court St. View
From West(A302)"and"West Court St. View From East(A303)"all dated 3-14-17, and
"Planting Plan(L401)"with a revision date of 5/9/17 all prepared by Holt Architects
et.al. and an unattributed drawing titled"Preliminary Logistics"dated 5-8-17 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 Planning Board did on May 23,2017 determine that the proposed
project would result in no significant impact and did make a Negative Determination of
Environmental Significance, and
WHEREAS:the ILPC reviewed and approved the building materials on May 9, 2017,
and
WHEREAS:this Board did on June 27,2017 review and accept as adequate revised
drawings titled,"Exterior Elevations,North and East Elevations (A201)", "Exterior
Elevations,West and South Elevations(A202)","Exterior Elevations,Plaza-South,East
&West Elevations (A203)"all dated 6-13-17, and"Enlarged Elevations Materials
(A204)"and"Additional Materials(A204 A)both dated 6-20-17 (but one with incorrect
9-27-16 date), and all prepared by Holt Architects and other application materials,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 project subject to the following
conditions:
i. Submission of building materials, and
ii. Transformer, if needed,will be located such that it is not visible from the public
right of way, and
iii. Bike racks must be installed before a Certificate of Occupancy is granted, and
iv. A Staging Plan must be approved by Building and Engineering before issuance
of a building permit, and
V. Pile installation shall be limited to 8:00 a.m. to 4:00 p.m.,Monday through
Friday, and the applicant will make every effort to complete pile installation
before the start of the 2017 secondary school year, and
vi. Noise-producing construction(with the exception of pile driving as dictated
above) shall be limited to the hours of 7:30 afn a.m. and 7:30 pm p.m.,Monday
through Friday(or Saturday 9:00 am a.m. to 7:30 pm p.m. with advance
notification to and approval by the Director of Planning and Development), and
vii. Any work in the City Right of Way will require a Street Permit, and
viii. This site plan approval does not preclude any other permit that is required by
City Code, such as sign permits,tree permits, street permits, etc.
In Favor: Blalock, Elliott, Johnston, Jones-Rounds, Schroeder
Opposed: None
Absent: Lewis
Vacancies: One
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E. Apartments (16 Units), 323 Taughannock Boulevard by Noah Demarest for
Rampart Real,LLC. Satisfaction of Conditions. The Board approved the project with
conditions on May 23, 2017. The Applicant was asked to return in June with a complete
and internally-consistent set of drawings that matched the perspective handed out at the
May meeting.
The Board acknowledged that the applicant had submitted a complete set of project
drawings, all internally consistent with the revised perspective handed out at the May 23,
2017 meeting. (At that May meeting, the elevations had not yet been updated to match
said perspective.)
F. Finger Lakes ReUse, Commercial Expansion and Supportive Apartments, 214
Elmira Road by Finger Lakes ReUse. Public Hearing and Determination of
Environmental Significance . 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 tower 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 an 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 the most recent perspectives show an open inventory building (with
no side walls), whereas the most recent elevations show this same building with side
walls. Schroeder asked which approach was actually intended.
Demarest explained that the perspectives are correct in depicting an open structure, and
that the elevations need to be revised.
Public Hearing
On a motion by Jones-Rounds, seconded by Johnston, and approved unanimously, Chair
Blalock opened the Public Hearing.
There being no public comments, on a motion by Jones-Rounds, seconded by Elliott, and
approved unanimously, Chair Blalock closed the Public Hearing.
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Adopted Resolution for City Environmental Quality Review:
On a motion by Johnston, seconded by Jones-Rounds:
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+/-26,100 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 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: 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, 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, did, on March 28,2017,declare itself Lead Agency for the environmental
review of the project, and
WHEREAS:this Board,acting as Lead Agency in Environmental Review,has on May
23,2017,reviewed and accepted as adequate: a Full Environmental Assessment Form
(FEAF),Part 1, submitted by the applicant, and Parts 2 &3 prepared by Planning staff,
drawings titled"Site Layout Plan(L101)", "Grading Plan(L102)","Planting Plan
(L103)","Site Details(L501)","1St Floor Plan—North(Al)", "1St Floor Plan—West
(A2)", "1St Floor Plan—South(A3)", "2nd Floor Plan(A4)", "3rd Floor Plan(A5)", "4th
Floor Plan(A6)","Roof Plan(A7)","East and West Elevations (A8)", "North Elevation
(A9)", "Southeast Elevation(A10)", "Southwest Elevation(A11)", "Stocked Inventory-
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North Elevation(Al2)", "Stocked Inventory-South Elevation(A13)", "Stocked
Inventory-West Elevation(A14)"all dated 5-15-17 and the following undated drawings
titled"Southeast Perspective"and"Southwest Perspective", "Northeast Perspective and
Northwest Perspective", "Pavilion Schematic"and"Pavilion Schematic—Plan"all
prepared by Stream Collaborative, and"Existing Condition Plan(C101)", "Demolition
Plan(C 102)", "Erosion and Sediment Control Plan(C 103)", "Utility Plan(C 104)"and
"Details (C201)"all dated 2-16-17 and prepared by Stream Collaborative and TG Miller
PC 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, Elliott, Johnston, Jones-Rounds, Schroeder
Opposed: None
Absent: Lewis
Vacancies: One
G. Apartments (60 units), 232-236 Dryden Road,Noah Demarest of STREAM
Collaborative for Visum Development Group. Determination of Environmental
Significance, Preliminary & Final Approval and Approval of Transportation
Demand Management Plan. The applicant is proposing to construct two four-story
apartment buildings that will contain 60 dwelling units with 191 bedrooms. Two
buildings are proposed, each with two different internal grade planes, in order to allow
for four different grade planes (which will minimize heights near buildings on adjacent
properties) and to bring the lowest(basement) floor level of the building facing Dryden
Road closer to street level. Site development will require the removal of the existing
apartment building, shed, parking areas and walkways. Site improvements will include a
pedestrian connection from Dryden Road to Summit Ave, retaining walls, landscaping,
walkways and exterior bike racks. Parking for 37 bikes will be provided inside the
buildings. The project site is in the CR-4 Collegetown Area Form District (CAFD) and
requires 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 a Type I Action under the
City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4 (1) (k) and
the State Environmental Quality Review Act("SEQRA") § 617.4 9 (11) and is subject to
environmental review.
Noah Demarest of STREAM Collaborative and owner Todd Fox of Visum Development
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Group updated the Board on the proposed project.
Approved Resolution for Detefmination of Environmental Si
Adopted Resolution for City Environmental Quality Review:
On a motion by Schroeder, seconded by Elliott:
WHEREAS:the City of Ithaca Planning and Development Board has one pending
application for Site Plan Review for apartments located at 232-236 Dryden Road by
Noah Demarest for Visum Development Group, applicant and owner, and
WHEREAS:the applicant is proposing to construct two four-story apartment buildings
that will contain 60 dwelling units with 191 bedrooms. Two buildings are proposed, each
with two different internal grade planes, in order to allow for four different grade planes
(which will minimize heights near buildings on adjacent properties) and to bring the
lowest(basement)floor level of the building facing Dryden Road closer to street level.
Site development will require the removal of the existing house and apartment building,
shed,parking areas and walkways. Site improvements will include a pedestrian
connection from Dryden Road to Summit Avenue,retaining walls, landscaping,
walkways and exterior bike racks.Parking for 37 bikes will be provided inside the
buildings. The project site is in the CR-4 Collegetown Area Form District(CAFD) and
requires 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 a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance("CEQRO") §176-4(1)(k)and the State Environmental Quality
Review Act("SEQRA") § 617.4 9 (11)and is subject to environmental review, and
WHEREAS: Tompkins County Department of Health, a potentially involved agency,has
consented to the City of Ithaca Planning and Development Board's being Lead Agency
for this project, 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,
did on May 23,2017, declare itself Lead Agency for the environmental review of the
project, and
WHEREAS:this Board, acting as Lead Agency in Environmental Review,has on June
27,2017,reviewed and accepted as adequate: a Full Environmental Assessment Form
(FEAF),Part 1, submitted by the applicant, and Parts 2 &3 prepared by Planning staff
and revised by the Planning Board; drawings titled: "Survey Map No. 114 Summit
Avenue&No. 232-238 Dryden Road, City of Ithaca, Tompkins County,New York"
dated 11-23-16 and"Existing Site Conditions(C101)", "Utility Demolition Plan(002)",
"Site Utility Plan(C103)", "Erosion and Sediment Control Plan(C104)", and"Details
(C201 &C301)"dated 6-12-17 and prepared by TG Miller PC; and"Work Zone Traffic
Control Plan(C100)","Demolition Plan(L100)","Site Layout Plan(L101)", "Grading
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Plan—232 Dryden(L102)", "Grading Plan—236 Dryden(L103)", "Planting Plan
(L104)","Pavement Details (L501)""Site Details(L502)", "North and East Elevations
(A201)","South and West Elevations (A202)", "Bird's Eye Views","View from Summit
Ave"and"Exterior Features (two sheets)", all dated 6-13-17 and prepared by Stream
Collaborative, 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, Elliott, Johnston, Jones-Rounds, Schroeder
Opposed: None
Absent: Lewis
Vacancies: One
Adopted Resolution for Preliminary and Final Site Plan Approval:
On a motion by Johnston, seconded by Jones-Rounds:
WHEREAS.the City of Ithaca Planning and Development Board has one pending
application for Site Plan Review for apartments located at 232-236 Dryden Road by
Noah Demarest for Visum Development Group, applicant and owner, and
WHEREAS.the applicant is proposing to construct two four-story apartment buildings
that will contain 60 dwelling units with 191 bedrooms. Two buildings are proposed, each
with two different internal grade planes, in order to allow for four different grade planes
(which will minimize heights near buildings on adjacent properties) and to bring the
lowest(basement)floor level of the building facing Dryden Road closer to street level.
Site development will require the removal of the existing house and apartment building,
shed,parking areas and walkways. Site improvements will include a pedestrian
connection from Dryden Road to Summit Avenue,retaining walls, landscaping,
walkways and exterior bike racks. Parking for 37 bikes will be provided inside the
buildings. The project site is in the CR-4 Collegetown Area Form District(CAFD) and
requires 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 a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance("CEQRO") §176-4(1)(k)and the State Environmental Quality
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Review Act("SEQRA") § 617.4 9(11)and is subject to environmental review, and
WHEREAS: Tompkins County Department of Health, a potentially involved agency,has
consented to the City of Ithaca Planning and Development Board's being Lead Agency
for this project, 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
did,on May 23,2017, declare itself Lead Agency for the environmental review of the
project, and
WHEREAS: legal notice was published and property posted, and adjacent property
owners notified in accordance with Chapter 290-9 C. (1), (2), &(3) of the City of Ithaca
Code, and
WHEREAS:the Planning and Development Board held the required Public Hearing on
May 23, 2017, and
WHEREAS:this Board,acting as Lead Agency in Environmental Review,has on June
27,2017,reviewed and accepted as adequate: a Full Environmental Assessment Form
(FEAF),Part 1, submitted by the applicant, and Parts 2 &3 prepared by Planning staff
and revised by the Planning Board; drawings titled: "Survey Map No. 114 Summit
Avenue&No. 232-238 Dryden Road, City of Ithaca, Tompkins County,New York"
dated 11-23-16 and"Existing Site Conditions(C101)", "Utility Demolition Plan(C102)",
"Site Utility Plan(C103)", "Erosion and Sediment Control Plan(C104)", and"Details
(C201 &C301)"dated 6-12-17 and prepared by TG Miller PC; and"Work Zone Traffic
Control Plan(C100)","Demolition Plan(L100)","Site Layout Plan(L101)", "Grading
Plan—232 Dryden(L102)", "Grading Plan—236 Dryden(L103)", "Planting Plan
(L104)","Pavement Details (L501)""Site Details(L502)", "North and East Elevations
(A201)","South and West Elevations (A202)", "Bird's Eye Views", "View from Summit
Ave"and"Exterior Features (two sheets)", all dated 6-13-17 and prepared by Stream
Collaborative, 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 Planning Board did on June 27,2017, determine that the proposed
project would result in no significant impact and did make a Negative Determination 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 project subject to the following
conditions:
i. Submission of floor plans, and
ii. Submission of a revised planting plan with complete planting schedule, and
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iii. Submission to the Planning Board of details for proposed interpretive signage,
and
iv. Submission to Planning Board of all project details,including but not limited to
building materials, site furnishings, lighting, signage,paving, fencing, and
railings, and
V. Balcony doors on the facade facing Dryden Road shall be of the same"earthen
jug"color as all the other project doors, and balcony soffits shall be clad in
wood of the same"Redwood"color as the balcony shingles, and
vi. Pile installation shall be limited to 8:00 a.m. to 4:00 p.m. Monday through
Friday, and the applicant will make every effort to complete pile installation
before the start of the 2017 secondary school year, and
vii. Noise-producing construction(with the exception of pile-driving as dictated
above) shall be limited to the hours of 7:30 a.m. and 7:30 p.m.,Monday
through Friday(or Saturday 9:00 a.m.to 7:30 p.m.with advance notification to
and approval by the Director of Planning and Development), and
[J.G.S. Editorial Note:I don't know how this would have happened, but all
the language of conditions "vi"and "vii"above shown in RED was deleted in
the staff draft of these minutes, with the remaining language combined into an
incorrect and very confused single condition. Then all the conditions
thereafter were re-numbered. The language I have added in red above
restores the wording actually adopted by the Planning Board in June.]
viii. Any work in the City Right of Way will require a Street Permit, and
ix. Bike racks must be installed before a certificate of occupancy is granted, and
X. A staging plan must beteg be approved by the Building Division and
Engineering before issuance of a building permit---.---, and
xi. This site plan approval does not preclude any other permit that is required by
City Code, such as sign permits,tree permits, street permits, etc.
In Favor: Blalock, Elliott, Johnston, Jones-Rounds, Schroeder
Opposed: None
Absent: Lewis
Vacancies: One
Adopted Resolution Approving Transportation Demand Management Plan:
On a motion by Jones-Rounds, seconded by Johnston:
WHEREAS:the City of Ithaca Planning and Development Board has one pending
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application for Site Plan Review for apartments located at 232-236 Dryden Road by
Noah Demarest for Visum Development Group, applicant and owner, and
WHEREAS.the applicant is proposing to construct two four-story apartment buildings
that will contain 60 dwelling units with 191 bedrooms. Two buildings are proposed, each
with two different internal grade planes, in order to allow for four different grade planes
(which will minimize heights near buildings on adjacent properties) and to bring the
lowest(basement)floor level of the building facing Dryden Road closer to street level.
Site development will require the removal of the existing house and apartment building,
shed,parking areas and walkways. Site improvements will include a pedestrian
connection from Dryden Road to Summit Avenue,retaining walls, landscaping,
walkways and exterior bike racks.Parking for 37 bikes will be provided inside the
buildings. The project site is in the CR-4 Collegetown Area Form District(CAFD), and
WHEREAS. as no parking is proposed for the project,the applicant has submitted a
Transportation Demand Management Plan(TDMP)for approval by the Planning Board
in accordance with district regulations, and
WHEREAS.this is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance("CEQRO") §176-4(1)(k)and the State Environmental Quality
Review Act("SEQRA") § 617.4 9(11)and is subject to environmental review, and
WHEREAS: the Board has on June 27,2017 reviewed and accepted as adequate a
Transportation Demand Management Plan(TDMP), as part of a submission dated June
13th, 2017, and prepared by Stream Collaborative, now, therefore, be it
RESOLVED:that the Planning Board does hereby approve the aforementioned TDMP
for the project at 232-236 Dryden Road.
In Favor: Blalock, Elliott, Johnston, Jones-Rounds, Schroeder
Opposed: None
Absent: Lewis
Vacancies: One
[J.G.S. Editorial Note: The following sketch plan item had been omitted from
the Site Plan Review portion of the draft minutes.]
H. Lakeview Health Services Apartments at 709-713 W. Court Street— Sketch Plan
Mark Pandolf of Plan Architecture Studio; Peter Trowbridge of Trowbridge Wolf
Michaels, LLP; James Fruechtlof Trowbridge Wolf Michaels, LLP; Joe Bowes of Ithaca
Neighborhood Housing Services; Lynn Truame of Ithaca Neighborhood Housing
Services and Harry Merryman of Lakeview Mental Health presented the proposed project
to the Board.
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An L-shaped 5-story structure would be constructed at the southwest corner of W. Court
and Meadow streets, set back substantially from both curb lines, with ample space for
planting beds and pedestrian amenities.
The building would contain 60 one-bedroom apartments plus program and office space
on the ground floor. A 16-space parking lot would be tucked into a rear portion of the
site.
Architecturally, the main corner would be expressed as a"floating"brightly colored
tower element, while the building would overhang the entrance to the parking area on the
west.
Schroeder suggested that the generous setback from the streets provided an opportunity to
not only retain rows of street trees, but also plant inner rows of ornamental trees, with the
sidewalks being located between these rows. This, along with lower plantings, would
provide something of a refreshing green oasis along Meadow Street.
4. Zoning Appeals
The Board discussed the following Zoning Appeals and agreed to forward the following
recommendations to the BZA:
Appeal#3073—372 Elmira Road: Area Variance
Appeal of Steve Wilson of Bohler Engineering on behalf of the owner McDonald's USA,
LLC for an area variance from the requirements of the Zoning Ordinance for Section 325-8,
Column 7,Width at Street, Column 11,Front Yard and Section 325-29.2 B (2),which allows
one-third of the building frontage requirement to be substituted for an architectural wall. The
applicant proposes to demolish the existing building known as McDonald's and construct a
new 4,552 SF building at the property located at 372 Elmira Road. The new McDonald's
building will be positioned to accommodate a new two lane drive thru, outdoor seating area,
and provide adequate queuing for vehicles waiting to turn onto Elmira Road.
The property located at 372 Elmira Road is in the SW-2 Zone,which requires 35%of the
property's street frontage must be occupied by buildings that are located between 15-34 feet
from the front yard street curb. The applicant proposes to construct the building,having a
building frontage width of 46.7',which is 21.4 %of the 35%street frontage required by the
ordinance. In addition,the building front will be setback 56 feet from the Elmira Street curb.
The zoning ordinance requires building setbacks to be a minimum of 15' to 34' from the
street curb.
The applicant proposes to provide 73' of architectural wall that will be setback approximately
29' from the street curb. The zoning ordinance, Section 325-29.2 B (2), allows up to one-third
of the 35%building frontage requirement,to be satisfied by an integrated architectural wall.
The one-third allowance is permitted for buildings that meet the 15-34' setback requirements,
but fall short of the 35%of street frontage by building. The applicant proposes to construct
the architectural wall as mitigation for these deficiencies.
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The property is located in an SW-2 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 does not identify any long term negative planning impacts with this
appeal. In this case, the impact is positive because it allows for an outdoor dining area and
more extensive landscaping in the front of the property. The project is avast improvement
over existing conditions as it greatly decreases impervious surface and increases greenspace.
Appeal#3074—372 Elmira Road: Sign Variance
Appeal of Steve Wilson of Bohler Engineering on behalf of the owner McDonald's USA,
LLC for a sign variance from Section 272-7A, size requirements of permitted signs. The
applicant proposes to demolish the existing McDonald's building and construct a new
building at the property located at 372 Elmira Road. The applicant proposes to install 5 new
wall signs on the new McDonald's building. The signs include 3 wall arch signs and 2
McDonald's wordmark signs. The property is located in the SW-2 zone district where the
allowable area of building signage is limited to 1.5 SF of sign area per 1 linear foot of the
building frontage. The proposed building has 46.7' of building frontage which would allow a
total sign area of 70.05 SF. The total square footage of the 5 proposed signs is 108 SF. There
is an existing pole sign on the property that was granted a variance on July 6,2010 for size of
permitted signs and setback requirements of the zoning ordinance. The freestanding pole sign
will remain the same and not be exacerbated by the proposed project.
The property is located in an SW-2 use district in which the proposed use is permitted.
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 negative planning impacts with this
appeal. However, the Board notes that the variance request is not large and questions why
the applicant cannot comply with the sign ordinance.
Appeal#3075—627 Warren Place: Special Permit
Appeal of Irina and Alexey Chernyakov for a Special Temporary Permit for an Accessory
Apartment as required by Section 325-10 of the Zoning Ordinance. The applicant would like
use the existing accessory apartment that is in their home located at 627 Warren Place. The
previous owner Daniel Benedict constructed the accessory apartment and on April 4, 1994,
was issued a special temporary permit by the Board of Zoning Appeal. Special permits are
issued for a three-year period and must be renewed for an additional three-years by periodic
housing inspections. The property files indicate that Mr. Benedict did not have the housing
inspections that were required to renew the special permit. Therefore,the special permit is not
valid and the current owners would like to have a temporary special permit issued to use the
accessory apartment.
The accessory apartment is located in the basement level of the home and has a separate
entrance that faces the rear yard. The apartment consists of a living room,kitchen,bathroom,
and one bedroom for a total of 454.6 S.F. of habitable living space. Section 325-10D (4)
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requires accessory apartment to not exceed 33 %3 of the total habitable space within the
primary dwelling. The apartment contains approximately 27%of the total habitable space,
meeting the requirement of the zoning ordinance.
The property at 627 Warren Place is located in an R-la zoning district where the installation
of an accessory apartment is an allowed accessory use. However, Section 325-10 requires that
the Board of Zoning Appeals grant a Special Temporary Permit for the accessory use prior
occupancy.
The Planning Board does not identify any long term negative planning impacts with this
appeal.
Appeal#3076—221 W.Lincoln Street: Area Variance
Appeal of Nancy Wells on behalf of the owner James W. Carroll Estate for an area variance
from Section 325-8, Column 4, Off-street Parking, Column 10, Lot Coverage, Column 11,
Front Yard, Column 12, Side Yard, and Column 13, other Side Yard requirements of the
zoning ordinance. The applicant requested a Lot Line Adjustment for the two contiguous
properties located at 221 W. Lincoln Street and 108 Short Street. The parcel at 221 W.
Lincoln Street has 3216.78 SF of lot area and the applicant would like to consolidate the rear
portion of the lot, approximately 144.9 SF into the neighboring lands at 108 Short Street. The
ordinance requires lot line adjustments cannot be adjusted if it creates a zoning deficiency in
either lot. The proposed Lot Line Adjustment will create a new deficiency for the property
located at 221 W. Lincoln Street. The percentage of lot coverage by building for 221 W.
Lincoln Street will be increased from 37.7%to 39.5% of the 35%lot coverage required by
the ordinance. The parcel at 221 W. Lincoln Street has a number of existing deficiencies in
off-street parking, front yard, side yard and other side yard,that will not be exacerbated by
the proposed Lot Line Adjustment.
The property is located in an R-2b residential use district in which the proposed use is
permitted. However, Section 290-6,requires a variance be granted before a Lot Line
Adjustment is issued.
The Planning Board does not identify any long term negative planning impacts with this
appeal.
Appeal#3077—409 N Meadow Street: Area Variance
Appeal of Chrys Gardener on behalf of the owner Cornell Federal Credit Union, for a
Community Garden Special Permit as required by Section 325-9C (4) (e)of the Zoning
Ordinance. The applicant proposes to install a community garden at the Cornell Federal
Credit Union property located at 409 N. Meadow Street. The community garden will be
located on the portion of the property that fronts Esty Street and will contain 7 garden plots
for neighbors. The applicant proposes to maintain the existing buffer landscape and install a
fence along the Esty Street sidewalk portion of the property. In addition,the applicant
requests a variance for the required parking space due to the bank's need for customer
parking and the lack of available spaces on site. Section 325-9C (4) (e) [6] [d],requires the
applicant to provide at least one off-street parking space for the use of the gardeners.
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PLANNING AND DEVELOPMENT BOARD
The property is located in two zone districts,WEDZ-lb and R-2b use districts in which the
proposed accessory use is permitted. However, Section 325-9C(4) (e)requires that
Community Gardens be permitted only by special permit granted by the Board of Zoning
Appeals.
The Planning Board recommends approval of this appeal, as it would provide a major
neighborhood benefit by making much better use of the current vacant lot. Furthermore, the
Comprehensive Plan emphasizes the desirability of locating community gardens throughout
the City.
Appeal#3078—339 South Geneva Street: Area Variance
Appeal of Noah Demarest on behalf of the owner John Barber for an area variance from
Section 325-8, Column 4, Off-street parking, Column 6, Lot Area, Column 11, Front Yard,
Column 12, Other Front Yard, Column 13, Side Yard, and Column 14/15, Rear Yard
requirements of the ordinance. The applicant proposes to convert an existing garage into a
single family home at the property located at 339 S. Geneva Street. The zoning ordinance
requires that properties with more than one primary structure comply with the minimum lot
area for each permitted primary use. The existing 3 unit dwelling requires 7,000 SF in lot area
and the proposed single family home requires 5,000 SF of lot area. The existing parcel has
7,971.48 SF of the 12,000 SF of lot area required for both buildings. The conversion of the
garage to an apartment will also require one additional parking space to meet the requirement
of the zoning ordinance. The property currently has 4 parking space on site. As part of the
proposal,the 2 spaces in the garage will be eliminated, leaving 2 of the 5 parking spaces
required by the ordinance. The garage structure will also be deficient in the required side and
rear yard dimensions. The garage is positioned .1' from the side lot line, a 5' side yard is
required. The rear lot line is 3' from the structure,the ordinance requires a 20' rear yard. The
property has existing deficiencies in both front yards that will not be exacerbated by the
proposal.
The property is located in an R-3aa 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 recommends approval of this appeal, as it would provide significant
planning benefits. The appellant is repurposing an existing building, the design improves its
contextuality, and infill housing such as this is encouraged by the Comprehensive Plan.
5. Old/New Business
A. Planning Board Comments on Proposal to Rezone Areas of the Waterfront
Cornish and Jones-Rounds, who is on the client committee, briefly described this
proposed zoning revision.
Board members agreed to get any comments into to Cornish by July 7, 2017.
6. Reports
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PLANNING AND DEVELOPMENT BOARD
A. Planning Board Chair
No report.
B. Director of Planning and Economic Development
No report.
C. Board of Public Works Liaison
No report (liaison position vacant).
7. Approval of Minutes
On a motion by Schroeder, seconded by Johnston, the revised draft May 23, 2017, April 25,
7I1'zvi7, aixv November 22, 2016 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
8. Adjournment
On a motion by Blalock, seconded by Jones-Rounds, and unanimously approved, the meeting
was adjourned at 8:30 p.m.
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