Loading...
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; 1 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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. 2 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 3 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 4 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD "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 5 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 6 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 7 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 8 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 9 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 10 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 11 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 12 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 13 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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. 14 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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- 15 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 16 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 17 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 18 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 19 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 20 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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. 21 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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. 22 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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) 23 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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. 24 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE 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 25 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE 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. 26