HomeMy WebLinkAboutMN-PDB-2017-07-25 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
July 25, 2017
Board Members Attending: Garrick Blalock, Chair; Matthew Johnston;
McKenzie Jones-Rounds; Robert Aaron Lewis;
John Schroeder
Board Members Absent: Jack Elliott
Board Vacancies: One
Staff Attending: Lisa Nicholas, Senior Planner,
Division of Planning and Economic Development
Applicants Attending: McDonald's Rebuilding at 372 Elmira Road
Steve Wilson, Bohler Engineering
Apartments at 203-209 Elm Street
Andrew Sciarabba, T.G. Miller;
Lynn Truame, Ithaca Neighborhood Housing Services
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
Fingerlakes ReUse Commercial Expansion
and Supportive Apartments
Noah Demarest, STREAM Collaborative
1
DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE
PLANNING AND DEVELOPMENT BOARD
Supportive Senior Housing
at 105 Dearborn Street(Sketch Plan)
Andrew Sciarabba, T.G. Miller
Mixed-Use Student Housing Building
at 311 College Avenue(The Nines) (Sketch Plan)
Jagat Sharma, Jagat Sharma Architect
Chair Blalock called the meeting to order at 6:03 p.m.
1. Agenda Review
Nicholas stated that a sketch plan for 311 College Avenue and review of the Landscape Plan
for 607 S. Aurora Street have been added 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. Commercial Rebuilding (McDonalds), 372 Elmira Road by McDonalds USA LLC.
Consideration of Preliminary and Final Site Plan Approval. 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-through, 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 has received the required 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"), for which the
Planning Board as Lead Agency made a Negative Declaration of Environmental
Significance on June 27, 2017.
Steve Wilson of Bohler Engineering updated the Board on the project, noting that the
applicant had decided, for aesthetic reasons, to extend the brick site wall in front of the
building further to the southwest, and to add a new segment of brick site wall northeast of
the sidewalk entering the site from Elmira Road.
Adopted Resolution for Preliminary and Final Site Plan Approval:
On a motion by Lewis, 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
2
DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE
PLANNING AND DEVELOPMENT BOARD
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 has
received the required area variance, 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
did,on June 27,2017, 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 Part 2 prepared by Planning staff,
drawings titled: "Site Plan(C-4)"and"Construction Detail Sheet(C-11)with a latest
revision date of 7/21/17; "Proposed McDonald's Restaurant Color Elevation Study"
prepared by AECOMurs and dated 6-27-17; "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-12& C-13)"
prepared by Bohler Engineering with a latest revision date of 6/22/17 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, 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, and
WHEREAS:the Board of Zoning Appeals did on July 13,2017, grant the required area
variances for the project,now, therefore, be it
3
DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE
PLANNING AND DEVELOPMENT BOARD
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. Trash enclosure masonry to be of brick matching main building brick, and
ii. Any work in the City Right of Way will require a Street Permit, and
iii. Sidewalk and ettfb etit curb cuts must be replaced as per the City Sidewalk
Coordinator comments dated 7-11-17, and
iv. Bike racks must be installed before a certificate of occupancy is granted, 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, Johnston, Jones-Rounds, Lewis Schroeder
Opposed: None
Absent: Elliot
Vacancies: One
B. Elm Street Apartments (Rebuild), 203-209 Elm Street by Lynn Truame for Ithaca
Neighborhood Housing Services Inc. (INHS).Declaration of Lead Agency and
Review of FEAF Parts 2 & 3. The proposed project consists of the demolition of---a---
two single family homes and one duplex and the construction of a single 12,585 SF
apartment building with 13 dwelling units,parking for six vehicles, and other associated
site improvements. Due to the slope of the site, the building will have 2 stories facing
Elm Street and three stories in the rear. The project requires the consolidation of three tax
parcels. The project is in the R-3a Zoning district and is seeking two area variances for
relief from rear yard setback and parking requirements. This is a Type I Action under the
City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4 (1)(h)[3],
and the State Environmental Quality Review Act("SEQRA") § 617.4 (11) and is subject
to environmental review.
Andrew Sciarabba of T.G. Miller and Lynn Truame of Ithaca Neighborhood Housing
Services described the current state of the project.
Schroeder requested that climbing vines be added to the base of the curved retaining
walls. The applicant agreed to look into this. Nicholas requested that the limits of
disturbance be defined on the next set of drawings.
Adopted Resolution for Lead Agency
On a motion by Johnston, seconded by Jones-Rounds:
4
DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE
PLANNING AND DEVELOPMENT BOARD
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 construction of an apartment building at 203-209
Elm St.by Lynn Truame for Ithaca Neighborhood Housing Services (INNS), and
WHEREAS:the proposed project consists of the demolition of---a---two single family
homes and one duplex and the construction of a single 12,585 SF apartment building with
13 dwelling units,parking for six vehicles, and other associated site improvements. Due
to the slope of the site,the building will have 2 stories facing Elm Street and three stories
in the rear. The project requires the consolidation of three tax parcels. The project is in
the R-3a Zoning district and is seeking two area variances for relief from rear yard
setback and parking requirements, and
WHEREAS: This is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance("CEQRO") §176-4(1)(h)[3], and the State Environmental Quality
Review Act("SEQRA") § 617.4(11) and is subject to environmental review, and
WHEREAS: it was requested that the Tompkins County Planning Commissioner,
Tompkins County Department of Health,NYS Homes and Community Renewal, and the
Ithaca Urban Renewal Agency, all potentially involved agencies, consent to the City of
Ithaca Planning Board being Lead Agency for the environmental review of the project,
and
WHEREAS: all above agencies either provided written consent to the Planning Board or
did not respond within the required 30 day period,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, Johnston, Jones-Rounds, Lewis Schroeder
Opposed: None
Absent: Elliot
Vacancies: One
Review of Full Environmental Assessment Form, Part 2 and Part 3
The Board reviewed Part 2 and made several corrections, and agreed that Part 3 would be
reviewed at the August meeting, when additional information should be available. The
applicant is scheduled to go before the Board of Zoning Appeals in September.
5
DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE
PLANNING AND DEVELOPMENT BOARD
C. 709 West Court Street(Housing) 326 & 328 N. Meadow Street and 709-713 W.
Court Street,by Trowbridge Wolf Michaels LLP for Lakeview Health Services Inc.
Declaration of Lead Agency and Review of FEAF Parts 2 & 3. The applicant proposes
to construct a five-story L-shaped building with footprint of 10,860 SF and GFA of
62,700 SF on the .81 acre project site comprising four tax parcels (to be consolidated).
The building will contain sixty(60) one-bedroom apartments plus associated shared
common space (community room, laundry facilities, lounges, and exterior courtyard),
support staff offices,program spaces, conference room, utility rooms, and storage. The
siting of the building allows for a small landscaped front yard, a south-facing exterior
courtyard, and a 16 space surface parking lot in the rear of the site. Site development will
require the removal of five structures and associated site elements. The project is in the
WEDZ-I Zoning District. This is a Type I Action under the City of Ithaca Environmental
Quality Review Ordinance ("CEQRO") §176-4 (1) (k) and(n), and the State
Environmental Quality Review Act("SEQRA") § 617.4 (11) and is subject to
environmental review.
Mark Pandolf of Plan Architecture Studio; Peter Trowbridge of Trowbridge Wolf
Michaels, LLP; James Fruechtl of 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 explained changes made to the
project since last month.
Pandolf explained that the building was sited back from the property line due to existing
overhead wires. Building materials were discussed and presented. Pandolf stated that he
was working with the manufacturer of the exterior paneling system on the patterning of
joint lines to emphasize horizontals. He is also I*ing looking into recessing the windows
to create shadow interest. He said that additional and updated materials will be presented
at a later date.
Board members requested the following: details of the proposed south fence with green
screen, a perspective drawing from the south, color elevations keyed to materials sample
sheet, and more (or larger) windows added to the ground-floor of the Meadow Street
facade. Schroeder said that the current plainness of the south facade might be improved
by the addition of a projecting orange accent similar to those already existing on the north
facade.
Adopted Resolution for Lead Agency
On a motion by Lewis, seconded by Johnston:
WHEREAS. 6 NYCRR,Part 617, of the State Environmental Quality Review Law and
Chapter 176.6 of the City Code,Environmental Quality Review,require a Lead Agency
be established for conducting Environmental Review of projects, in accordance with local
6
DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE
PLANNING AND DEVELOPMENT BOARD
and state environmental law, and
WHEREAS:the City of Ithaca Planning and Development Board has one pending
application for Site Plan Review for a housing project at 326& 328 N. Meadow St. and
709-713 W••.••• Court St.by Trowbridge Wolf Michaels for Lakeview Mental Health,
and
WHEREAS:the applicant proposes to construct a five-story L-shaped building with
footprint of 10,860 SF and GFA of 62,700 SF on the .81 acre project site comprising four
tax parcels (to be consolidated). The building will contain sixty(60)one-bedroom
apartments plus associated shared common space(community room,laundry facilities,
lounges, and exterior courtyard), support staff offices,program spaces, conference room,
utility rooms, and storage. The siting of the building allows for a small landscaped front
yard, a south-facing exterior courtyard, and a 16 space surface parking lot in the rear of
the site. Site development will require the removal of five structures and associated site
elements. The project is in the WEDZ-1 Zoning District, and
WHEREAS:this is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance("CEQRO") §176-4(1)(k) and(n), and the State Environmental
Quality Review Act("SEQRA") § 617.4(11) 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),
NYS Office of Temporary and Disability Assistance(OTDA) and NYS Office of Mental
Heal Health Services, all potentially involved agencies, consent to the City of Ithaca
Planning and Development Board's being Lead Agency for this project, and
WHEREAS: All above listed agencies provided written consent to the City of Ithaca
Planning and Development Board's being Lead Agency for this project,now, therefore,
be it
RESOLVED: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, Johnston, Jones-Rounds, Lewis Schroeder
Opposed: None
Absent: Elliot
Vacancies: One
Review of Full Environmental Assessment Form, Part 2 and Part 3
The Board reviewed Part 2 and made several corrections. The applicant confirmed that
the State will require vapor mitigation and a soil management plan. The Board agreed
that Part 3 would be reviewed at the August meeting, since there are several places where
additional information is still required.
7
DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE
PLANNING AND DEVELOPMENT BOARD
D. 105 Dearborn Street—Sketch Plan
The project team explained that a new house, designed in the Craftsman style for
compatibility with existing Cornell Heights houses, would provide supportive housing for
older adults. Outdoor gathering areas (including three patios and two porches)plus
generous landscaping would surround the house. It was noted that the project has already
received a Certificate of Appropriateness from the Ithaca Landmarks Preservation
Commission.
Board members praised the project and its design, except for the nine-car parking area
proposed for an interior corner of the site. The latter was regarded as conflicting with the
heavily planted and attractive landscaping proposed elsewhere. Board members
suggested that the applicant seek a variance to reduce the number of parking spaces.
Nicholas said, in any case, it was her understanding that zoning required only six, not
nine, spaces.
The applicant stated a willingness to consider such a parking variance.
The project will require a basic Stormwater Pollution Prevention Plan.
E. 311 College Avenue (The Nines)— Sketch Plan
Architect Jagat Sharma presented plans for a six-story-tall building with 45 apartment
units, 24 of which would be lofts on the second through fourth floors. Per the building
height definition in the Zoning Ordinance, the structure would be 80 feet tall, but
including the parapet that will rise above the roofline Sharma said the visible height
along College Avenue would be about 85 feet tall. Sharma said that the Building Division
would no longer allow glass block windows on lot-line walls, so the south facade shows
no windows at all. (The Building Division did recently allow such windows on the
nearby Collegetown Crossing building at 307 College Avenue.)
Board concerns focused on:
(1) the effect on College Avenue, which is a relatively narrow street, of buildings
rising up a sheer 85 feet without any stepback of upper floors (e.g., less daylight
at pedestrian level, less view of sky, potential creation of a winter wind-tunnel,
etc.); and
(2) the proposed windowless south facade, which would rise above the two-story City
Fire Station No. 9, which may or may not be relocated elsewhere.
Board members asked that the brick facade material be wrapped around the sides of the
building, and that there be further discussion with the Building Division regarding the
potential for glass block windows on the south facade. Shafm stated that inst liat e
8
DRAFT COPY —NOT YET APPROVED BY MEMBERS OF THE
PLANNING AND DEVELOPMENT BOARD
„la be di ffi tilt r.o,arise the building abuts the r pefty line. Board members also
requested that the applicant look into a seek stepback on the upper two floors. Sharma
agreed to explore this. There was dice ssion abow adding interest to the norffi and s ut
mss.
F. 607 S. Aurora Street–Landscape Plan Condition
Nicholas explained that submission of a revised landscape plan was a condition of final
site plan approval. The Board reviewed the drawing and agreed that it was acceptable.
However, it was noted that the duplexes have few foundation plantings, and it was
suggested that Nicholas seek to improve this situation.
4. Zoning Appeals
The Board discussed the following Zoning Appeals and agreed to forward the following
recommendations to the BZA:
Appeal#3066—214 Elmira Road: Area Variance
Appeal of Noah Demarest on behalf of the owner Finger Lakes ReUse Inc. for an area
variance from Section 325-8, Column 9,Building Height and Column 14/15,rear yard
requirements of the zoning ordinance. The applicant proposes to construct a new 4 story
building that will abut the existing building located at 214 Elmira Road. The new mixed use
building will contain additional retail space,business offices, and 22 transitional housing
units. Each story of the new 4 story building will be approximately 6800 square feet and have
an overall building height of 44'-9". The property at 214 Elmira Road is located in the 100
year flood zone where the floor elevation of a building is required to be 1' above the base
flood level elevation. The applicant proposes to raise the building to the required elevation,
but will exceed the allowable building height in feet having 44'9"of the 40' maximum,in the
B5 zone district. There is also an additional building on the parcel addressed 210 Elmira
Road that has an existing rear yard deficiency that will not be exacerbated by this proposal.
The property is located in a B-5 business 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 planning impacts with this appeal. The
extra height requested corresponds closely with the additional height needed to comply with
requirements for building in the 100 year floodplain. The Board recommends approval of this
appeal.
Appeal#3079—413 S. Titus Avenue: Area Variance
Appeal of Heidi Lux and David Spurgin for an area variance from Section 325-8, Column 4,
Off-Street Parking, Column 7,Lot Width, Column 11,Front Yard,Column 12, Side Yard and
Column 13, Other Side Yard requirements of the Zoning Ordinance. The applicant proposes
to construct a 384 S.F. deck on the rear of the home located at 413 S. Titus Avenue.As part
9
DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE
PLANNING AND DEVELOPMENT BOARD
of this project, an existing 104 S.F. deck will be rebuilt and approximately 280 S.F. of deck
will be added in the rear yard spanning the full width of the rear of the home. Constructing
the deck the full width of the home will exacerbate both of the existing side yard deficiencies.
On the east side,the existing side yard ranges from 4.4' to 6.2' from the property line. The
new deck will be positioned 6.2' from the lot line,the ordinance requires a 10' side yard. On
the west side of the property the existing side yard, at its narrowest point, is 1.5' from the
property line. The home was not built parallel to the property line therefore,constructing the
new deck square to the home,will reduce the side yard to 1' of the 5' required by the
ordinance. Additionally,the property has existing deficiencies in off-street parking, lot width
at street, and front yard setback that will not be exacerbated by the proposed project.
The property at 413 South Titus Avenue is located in an R-2b zoning district where the
proposed use is permitted. However, Section 325-38 requires that a variance be granted
before a building permit may be issued.
The Planning Board does not identify any long term planning impacts with this appeal and
recommends its approval.
5. Old/New Business
A. Planning Board Comments on Proposal to Rezone Areas of the Waterfront
Schroeder asked that the waterfront working group's draft Land Use Chapter be
distributed to Planning Board members, since knowledge of intent—as set forth in this
chapter is necessary before Board members can comment intelligently on the resulting
proposed zoning changes.
B. Planning Board Report Regarding the Proposed Local Historic Landmark
Designation of 403 College Avenue
Nicholas will prepare an outline of the report for the August meeting.
C. Downtown Wayfinding—Discussion
Blalock stated that difficulty with wayfinding will be compounded with continued
downtown construction projects. He emphasized the need for better wayfinding and
dynamic detour management. Blalock showed pictures of the various signs at an entrance
to the Seneca Street Parking Garage, which display a discordant cacophony of different
locations, colors, styles, fonts and shapes. Blalock offered to draft a memo to the Board
of Public Works regarding this signage, as emblematic of the need for better coordination
of downtown municipal signage in general.
6. Reports
A. Planning Board Chair
10
DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE
PLANNING AND DEVELOPMENT BOARD
Garrick handed out §4-22 and §4-23 of the City Code, dealing with the Planning Division
and the Planning Board. He led the Board through a discussion of the Board's various
"powers and duties" as stated in paragraph B of the latter section.
Board members stated that, simply per those stated powers and duties, the Board should
have more involvement in ongoing planning projects and initiatives such as Plan Ithaca
Phase II area plans, Stewart Park planning, etc. For, example, said Schroeder, the Board
should be given a full presentation soon on the ongoing planning being done by the
waterfront working group.
(Separate from the broader concerns above, Board members asked for an update on
Seneca Street narrowing in order to provide for a wider sidewalk and room for street
trees in front of the Hilton Garden Inn and the Tompkins Trust Company
Headquarters building current under construction.)
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 Lewis, the revised draft May 23, 2017 and June 27,
2017 meeting minutes as edited by Schroeder were approved, with no ffledifiea one
change requested by Johnston: On page 13 of the May minutes, it was he, not Schroeder,
who "asked if a playground wall was needed to provide screening...."
In Favor: Blalock, Darling, Johnston, Jones-Rounds, Lewis, Schroeder
Opposed: None
Absent: Elliott
Vacancies: None
8. Adjournment
On a motion by Lewis, seconded by iones Round Jones-Rounds, and unanimously approved,
the meeting was adjourned at 8:45 p.m.
11