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HomeMy WebLinkAboutMN-PDB-2017-09-26 Approved by the Planning Board October 24, 2017 Planning &Development Board Minutes September 26,2017 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: JoAnn Cornish,Director, Division of Planning&Economic Development Lisa Nicholas, Senior Planner, Division of Planning&Economic Development Megan Wilson, Senior Planner, Division of Planning&Economic Development Applicants Attending: Brindley St Bridge Addisu Gebre, City Bridge Systems Engineer David Kennicutt,Delta Engineering 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; Andrew Sciarabba,T.G.Miller; Joe Bowes,Ithaca Neighborhood Housing Services; Duplex at 217 Columbia Street John Snyder,John Snyder Architects; Adam Fishel,Marathon Engineering; Charlie O'Connor, Owner Apartments at 203-209 Elm Street Eric Reynolds, SWBR Architects Andrew Sciarabba, T.G.Miller; Lynn Truame,Ithaca Neighborhood Housing Services; Joe Bowes,Ithaca Neighborhood Housing Services I Approved by the Planning Board October 24, 2017 Supportive Senior Housing at 105 Dearborn Street Frank Santelli, TG Miller PC Paula Horrigan, Landscape Architect Betsy Magre,Project Consultant Elizabeth Ambrose Classen, Project Sponsor Mixed-Use Student Housing Building at 311 College Avenue(The Nines) Jagat Sharma, Jagat Sharma Architect; Frank Santelli, TG Miller; Todd Fox,Project Sponsor Chair Blalock called the meeting to order at 6:07 p.m. 1. Agenda Review Nicholas said that the Board's recommendation on the Design Guidelines can be moved to the October meeting and that the Board should discuss the proposal to create a South Hill Overlay Zone 2. Special Order of Business A. Draft Design Guidelines for Downtown& Collegetown—Megan Wilson Wilson gave a slide presentation summarizing basic principles of the August,2017 draft versions of the proposed Collegetown Design Guidelines and Downtown Design Guidelines. Schroeder stated his view that the Collegetown guidelines should include mandatory building step backs to address issues with maximum building height along the narrow College Avenue and Dryden Road in MU-1 and MU-2 (especially because of the way the current grade plane average height calculation technique distorts the intended maximum heights under zoning). He also stated that consideration of needed changes to the Collegetown Area Form Districts should be done at the same time as consideration of the guidelines,because each directly affects the other. The Board agreed to consider formal recommendations at its regular October meeting. B. Brindley Street Bridge Update—Addisu Gebre City bridge engineer Addisu Gebre and David Kennicutt of Delta Engineering presented the project and stated that there were no significant changes since environmental review was completed, except that box beam railings instead of concrete arch railings had been selected due to the need to limit the weight of the superstructure. Construction is planned for 2019. 2 Approved by the Planning Board October 24, 2017 Schroeder asked that the box beams on the bridge itself be painted a dark green, with a special silver top railing (like the Lake Street Bridge),with the approach railings being clearly distinguished visually from the railings of the bridge itself. He also asked that the bridge have a clear visual entrance and exit (such as would be provided by pillars with light fixtures at the four bridge corners). He also asked that all trees be shade/canopy trees. Gebre agreed to provide a more detailed plan for the old bridge (which will remain as a pedestrian and bike facility), and other requested materials, in the site plan application. 3. Privilege of the Floor Joel Harlan, 307 Ward Heights South, Town of Newfield, spoke in favor of development and chain stores. Mary Tomlan, City Historian, spoke in favor of historic designation of the Chacona Block. She described the architectural heritage of the 400 block of College Avenue, citing it as a good example of an urban landscape. Kyle Karnes, 415 Hanshaw Road, CEO of Student Agencies (owner of 411-415 College Avenue), spoke against designation of the Chacona Block. He cited life safety concerns and conflict with plans to develop Collegetown, and added that it is not financially feasible to repair the existing fagade of the building. Lia Grady Sayvetz, 201 Elm Street, spoke in favor of projects providing housing for low-income families. She stated that the proposed project on Elm Street does not do that because the project will only replace some of the existing units. 4. Site Plan Review A. Lakeview Health Services Apartments, 326 & 328 N Meadow St. and 709 — 713 W Court Street, by Trowbridge Wolf Michaels LLP for Lakeview Health Services Inc. Consideration of Preliminary & Final Approval 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. 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) for which the Lead Agency made a Negative Declaration of Environmental Significance on August 22, 2017. The project team presented materials samples and information about vibration monitoring during foundation construction. An August 29, 2017 memo from David Elwyn of Elwyn&Palmer Consulting 3 Approved by the Planning Board October 24, 2017 Engineers states that to "ensure that noise, vibration, and disruption from pile driving operations are properly controlled, we will include in our bid specifications requirements similar to what was used for the Hancock Street project." Jones-Rounds asked about the south fence and screening of the parking area to the south on Meadow Street. The applicant said that this parking area is outside the project limits. Schroeder noted that the new elevations include grills for HVAC units —and asked that they be placed such that they are more in harmony with the grid pattern of the panel system. Adopted Resolution for Preliminary&Final Site Plan Approval: 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 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: 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 Health Services, all potentially involved agencies, did 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/or funding or carrying out the action, did, on July 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 August 22, 2017, and 4 Approved by the Planning Board October 24, 2017 WHEREAS: this Board, acting as Lead Agency in Environmental Review, did on August 22, 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 "Erosion and Sediment Control Plan (C101)", "Utility Plan (C102)", "Details (C201)", "Demolition Plan (L101)" and "Grading Plan (L301)" dated 6/30/17; and"First and Upper Building Floor Plans (Al)", "Building Roof Plans (A1.2)", "North and East Building Elevations (A2.1)" and "South and West Building Elevations (A2.2) all dated 7/05/17 and "Court and Meadow Street Contextual Perspective from Northeast", "Court and Meadow Street Architectural Perspective from Northeast" and "Court and Meadow Street Architectural Perspective from Northwest" dated 7/19/17; and"Layout Plan(L201)", "Planting Plan(L401)"and"Site Details (L501 & L502)" dated 8/15/17; and all prepared by Trowbridge Wolf Michaels LLP et al. and other application materials, and WHEREAS:the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board did on August 22, 2017 determine that the proposed project would result in no significant impact and did make a Negative Determination of Environmental Significance, and WHEREAS: this Board has on September 26, 2017, reviewed and accepted as adequate new and revised drawings titled: "Layout Plan (L201)", "Site Details (L502)", "North and West Building Elevations (A2.1)", "South and East Building Elevations (A2.2)", "Contextual Perspective From the Northeast", "Contextual Perspective From the Southeast", and "Shade Study (two Sheets)" dated 9/12/17; and all prepared by Trowbridge Wolf Michaels LLP et al. and other application materials, and WHEREAS: the applicant has submitted a memo and supporting information from David Elwyn of Elwyn & Palmer Consulting Engineers PLLC to James Fruechtl of Trowbridge Wolf Michaels dated August 29, 2017 that describes in detail the type and duration of foundation work as well as the specifications for monitoring that will be included in bid specification requirements for the contractor, 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 to the Planning Board of revised color elevations,keyed to building materials sample sheet, showing better alignment of fagade grills with the overall Nichiha grid, and moving south sienna(orange) accent to the south fagade closest to Meadow Street, and ii. Submission to Planning Board of lighting(any LEDs to be of warm Kelvin numbers) and signage details, and iii. Submission to the Planning Board of a detail showing shadow-line producing spacing/seams between the sections of the metal panel system, and 5 Approved by the Planning Board October 24, 2017 iv. Noise producing construction shall take place only between the hours of 7:30 a.m. to 7:30 p.m. Monday through Friday(or Saturday 9 a.m. to 7:30 p.m. with advance notification to and approval by the Director of Planning and Development), and V. Pile installation shall take place only between the hours of 8 a.m. to 4 p.m. Monday through Friday, and vi. Any work in the City Right of Way will require a Street Permit, and vii. Bike racks must be installed before a certificate of occupancy is granted, and viii. A MP&T plan must be approved by Engineering before issuance of a building permit, and ix. 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: Elliott Abstain:None Vacancies: One B. Elm Street Apartments, 203-211 Elm Street, by Lynn Truame for Ithaca Neighborhood Housing Services Inc. (INHS). Public Hearing and Determination of Environmental Significance. The proposed project consists of the demolition of one single family home and two apartment buildings 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 two 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; Eric Reynolds of SWBR Architects; Lynn Truame of Ithaca Neighborhood Housing Services; and Joe Bowes of Ithaca Neighborhood Housing Services described the current state of the project. Truame gave an overview, Sciarabba presented the civil drawings, and Reynolds described the architecture. Reynolds stated that it was not possible to recess the windows as had been requested, and that the design is relying on the overall building geometry to create interest. Schroeder asked for assurance that the window trim would be of a hard, sharply-defined material and noted that the window trim on the townhouses at 210 Hancock Street has blunt, rounded edges that look pasted on,rather than of high quality. 6 Approved by the Planning Board October 24, 2017 Public Hearing On a motion by Jones-Rounds, seconded by Johnson, and approved unanimously, Chair Blalock opened the Public Hearing. Joel Harlan, 307 Ward Heights South, Town of Newfield spoke in favor of the project. Paul Sayvetz,201 Elm Street, spoke in favor of repairing one building,rather than replacing it. There being no further public comments,on a motion by Jones-Rounds, seconded by Lewis, and approved unanimously, Chair Blalock closed the Public Hearing. Truame responded that INNS is only losing one unit(down from 14 in the three existing buildings to 13 in the proposed structure) and had added 3 two-bedroom units based on community input. She said deconstruction of the existing building described by Sayvetz will be considered. 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 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 one single family home and two apartment buildings 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, 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 July 25,2017, declare itself Lead Agency for the environmental review of the project, and Approved by the Planning Board October 24, 2017 WHEREAS. this Board, acting as Lead Agency in Environmental Review, has on September 26, 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 and Survey Map No. 203,207,209 Elm Street, City of Ithaca, Tompkins County, New York" dated 3/25/15 and prepared by TG Miller; "Existing Conditions Plan (C-101)" "Demolition, Erosion and Sediment Control Plan (C- 102)", "Layout Plan (C-103)", "Grading and Utility Plan (C-104)" , "Details (C-201)", "Overall Landscape Plan (L-101)", "Overall Context Aerial (L-102)", "Lower Level Plan (A-101)", "First Floor Plan (A-102)", "Second Floor Plan(A-103)", "Roof Plan(A-104)", "First Floor Plan(A-102)", "Exterior Elevations (A-200)", "Conceptual Building Sections (A-301)" and "Sections (A301)" with a revision date of 8/16/17 and prepared by SWBR Architects et al. and"Overall Site Plan"undated and prepared by SWBR 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,Johnston, Jones-Rounds,Lewis, Schroeder Opposed: None Absent: Elliott Abstain:None Vacancies: One C. Duplex, 217 Columbia Street by Charlie O'Connor for 985 Danby Rd LLC. Declaration of Lead Agency, Determination of Environmental Significance and Consideration of Preliminary and Final Site Pan Approval. The applicant is proposing to install a duplex with one 3- bedroom apartment on each floor. The new structure is proposed to be sited directly behind the existing duplex on the property. As the project will increase the off-street parking required from two to four spaces, the applicant is proposing to shift the existing curb cut to the east and install an expanded parking area and drive aisle along the eastern property line. The project also includes removing a 30"dbh oak and moving or replacing one street tree, closing the existing curb cut, installing a fence, landscaping and walkways. The project is in the R-2a Zoning District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") and the State Environmental Quality Review Act("SEQRA") and is subject to environmental review. Fishel stated that a drainage inlet has been added to the base of the driveway to prevent winter icing. (This was requested by the Project Review Committee.) Snyder presented the architectural drawings and stated that the applicant preferred the lighter gray color. O'Connor agreed that the fence would be white-painted wood, 5 feet tall and set back somewhat from the front lot line. 8 Approved by the Planning Board October 24, 2017 Adopted Resolution for Lead Agency: On a motion by Lewis, 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 a housing project at 217 Columbia Street by Charlie O'Connor, and WHEREAS: the applicant is proposing to install a duplex with one 3-bedroom apartment on each floor. The new structure is proposed to be sited directly behind the existing duplex on the property. As the project will increase the off-street parking required from two to four spaces, the applicant is proposing to shift the existing curb cut to the east and install an expanded parking area and drive aisle along the eastern property line. The project also includes removing a 30"dbh oak, moving or replacing one street tree, closing the existing curb cut, and installing a fence, landscaping and walkways. The project is in the R-2a Zoning District, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") and the State Environmental Quality Review Act ("SEQRA") and is subject to environmental review, and WHEREAS: State Law specifies that, for actions governed by local Environmental Review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board, 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: Elliott Abstain:None Vacancies: One Adopted Resolution for City Environmental Quality Review: On a motion by Johnston, seconded by Lewis: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a housing project at 217 Columbia Street by Charlie O'Connor, and WHEREAS: The applicant is proposing to install a duplex with one 3-bedroom apartment on each floor. The new structure is proposed to be sited directly behind the existing duplex on the property. As the 9 Approved by the Planning Board October 24, 2017 project will increase the off-street parking required from two to four spaces, the applicant is proposing to shift the existing curb cut to the east and install an expanded parking area and drive aisle along the eastern property line. The project also includes removing a 30"dbh oak, and moving or replacing one street tree, closing the existing curb cut, and installing a fence, landscaping and walkways. The project is in the R-2a Zoning District, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") and the State Environmental Quality Review Act ("SEQRA") and is subject to environmental review, and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and/or funding or carrying out the action, did, on September 26, 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 September 26, 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 `Boundary and Topographic Map,No. 217 Columbia Street, City of Ithaca, Tompkins County,New York" dated 6/5/17 and prepared by TG Miller PC, "Site Plan (CLO)", "Grading, Drainage and Erosion Control Plan (C2.0 & C2.1)", "Utility Plan (C3.0)" and "Landscaping Plan (Alternate) (C4.OA)", "Detail Sheet (C5.0)" all dated 8/30/17 and prepared by Marathon Engineering, and "Floor Plans & 3D Views (A101)", "Elevations (A200- two sheets showing different color schemes)'and "Fence Details (A500)", dated 9/26/17 and prepared by John Snyder Architects and other application materials, and WHEREAS: in response to Lead Agency concerns about drainage and winter icing of the sidewalk, the applicant has proposed to install a drainage inlet to collect runoff at the base of the driveway, as well as other drainage improvements, 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,Johnston, Jones-Rounds,Lewis, Schroeder Opposed: None Absent: Elliott Abstain: None Vacancies: One 10 Approved by the Planning Board October 24, 2017 Adopted Resolution for Preliminary and Final Site Plan Approval: On a motion by Jones-Rounds, seconded by Lewis: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a housing project at 217 Columbia Street by Charlie O'Connor, and WHEREAS: The applicant is proposing to install a duplex with one 3-bedroom apartment on each floor. The new structure is proposed to be sited directly behind the existing duplex on the property. As the project will increase the off-street parking required from two to four spaces, the applicant is proposing to shift the existing curb cut to the east and install an expanded parking area and drive aisle along the eastern property line. The project also includes removing a 30"dbh oak, and moving or replacing one street tree, closing the existing curb cut, and installing a fence, landscaping and walkways. The project is in the R-2a Zoning District, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") and the State Environmental Quality Review Act ("SEQRA") and is subject to environmental review, and WHEREAS: : the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and/or funding or carrying out the action, did, on September 26, 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 August 22, 2017, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on September 26, 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 "Boundary and Topographic Map,No. 217 Columbia Street, City of Ithaca, Tompkins County,New York" dated 6/5/17 and prepared by TG Miller PC, "Site Plan (C1.0)", "Grading, Drainage and Erosion Control Plan (C2.0 & C2.1)", "Utility Plan (C3.0)" and "Landscaping Plan (Alternate) (C4.OA)", "Detail Sheet (C5.0)" all dated 8/30/17 and prepared by Marathon Engineering, and "Floor Plans & 3D Views (A101)", "Elevations (A200- two sheets showing different color schemes)'and "Fence Details (A500)", dated 9/26/17 and prepared by John Snyder Architects and other application materials,and WHEREAS: in response to Lead Agency concerns about drainage and winter icing of the sidewalk, the applicant has proposed to install a drainage inlet to collect runoff at the base of the driveway, as well as other drainage improvements, and WHEREAS:the Planning Board urges the Sidewalk Coordinator to allow the applicant to retain the steps from the street to the sidewalk, and Approved by the Planning Board October 24, 2017 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 September 26, 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 to the Planning Board of a revised fence detail specifying wood construction and showing a design more compatible with the residential neighborhood(e.g. farther from the street and/or shorter overall)and details of shed and block wall, and ii. Submission to the Planning Board of a revised utility plan showing a drain at the base of the driveway,that diverts water from flowing over the sidewalk, and iii. Any work in the City Right of Way will require a Street Permit, and iv. Bike racks must be installed before a certificate of occupancy is granted, and v. A staging plan must be approved by the Building Division and Engineering before issuance of a building permit, and vi. Noise producing construction shall be limited to the hours of 7:30 a.m. to 7:30 p.m. Monday through Friday(and Saturday 9:00 a.m. to 7:30 p.m. with advance notification to and approval by the Director of Planning and Development), and vii. 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: Elliott Abstain:None Vacancies: One D. Apartments, 311 College Ave (The Nines) by Jagat Sharma for Todd Fox. Declaration of Lead Agency, Public Hearing and Review of FEAF Parts 2 & 3. The applicant is proposing to construct a six story, 80' high building plus basement. The first floor will have an approximately 825 SF commercial space and five studio apartments,upper floors will have a combination of 21 studio and 24 loft apartments for a total of 45 dwelling units. The applicant's intended market is students. Project development will require the removal/ demolition of the existing structure and all associated site features. The existing building incorporates the original Number Nine Fire Station and was identified as a structure worthy of further research in a 2009 study titled Collegetown Historic Resources Worthy 12 Approved by the Planning Board October 24, 2017 of Detailed Research: Icons of Collegetown, Individual Buildings, Architectural Ensembles and Landscape Features. The project is in the MU-2 Collegetown Area Form District (CAFD) and requires Design Review. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4 13.(1)(k) and the State Environmental Quality Review Act ("SEQRA") § 617.4 (b)(11) and is subject to environmental review. Jagat Sharma of Jagat Sharma Architect; Frank Santelli of T.G. Miller; and project sponsor Todd Fox presented the proposed project. Sharma said that, in response to Planning Board comments,the east and west ends of the proposed building have been reduced from about 85 feet in height(including parapets)to just under 74 feet,by angling the roof down towards those end fagades from the central portion of the building,which retains its original height. He said this became possible by making the top floor one of the loft floors. Sharma suggested carrying brick partially around the long north and south fagades (the two end fagades are already brick),but stated that the project would need permission from adjacent property owners in order to do so. Permission,he said,has not yet been granted. Schroeder suggested some design revisions for the windowless south elevation, including moving the two courtyards from the north to the south side,where they would be more visible and help break up that fagade's massing, and also coloring the entire top floor to make it appear like a"roof'floor (including the sloped ends). Approved Resolution for Lead Agency: On a motion by Schroeder, 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 student apartments at 311 College Avenue by Jagat Sharma for Todd Fox, and WHEREAS: the applicant is proposing to construct a six story, 80' high building plus basement. The first floor will have an approximately 825 SF commercial space and five studio apartments,upper floors will have a combination of 21 studio and 24 loft apartments for a total of 45 dwelling units. The applicant's intended market is students. Project development will require the removal/ demolition of the existing structure and all associated site features. The existing building incorporates the original Number Nine Fire Station and was identified as a structure worthy of further research in a 2009 study titled Collegetown Historic Resources Worthy of Detailed Research: Icons of Collegetown, Individual Buildings, Architectural Ensembles and Landscape Features. The project is in the MU-2 Collegetown Area Form District(CAFD)and requires Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4 B.(1)(k) and the State Environmental Quality Review Act ("SEQRA") § 617.4 (b)(11)and is subject to environmental review, and 13 Approved by the Planning Board October 24, 2017 WHEREAS: State Law specifies that for actions governed by local environmental review the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carryout the action,now, therefore, be it RESOLVED: that 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: Elliott Abstain:None Vacancies: One Public Hearing On a motion by Jones-Rounds, seconded by Lewis, and unanimously approved,the Public Hearing was opened: Mary Tomlan, City Historian, spoke about the importance of the two combined old fire station buildings on the site and advocated for moving the original fire station building to another location in Collegetown,if it cannot be preserved. Robert Lynch, Gray Road, Town of Enfield, spoke in favor of saving (designating)the existing Nines building as a landmark. He objected to the design of the proposed building and questioned its fire safety. Christine O'Malley, Historic Ithaca, agreed with Tomlan's comments, and is concerned that the proposed Design Guidelines might be out of step with ongoing Collegetown changes because the defined Character Areas the guidelines describe are changing. Graham Kerslick, Fourth Ward Alderperson and Orchard Place resident, stated that the proposed building falls short of the goal for "exceptional urban design" set forth in the Collegetown Area Form Districts and urged the Board to work with the developer to meet that goal. He said the existing site is important to the community as a gathering place, and this needs to be recognized in the design. There being no further public comments, on a motion by Lewis, seconded by Jones-Rounds, and approved unanimously, Chair Blalock closed the Public Hearing. Schroeder noted that of the four significant commercial and institutional historic resources on the east side of College Avenue, all four are currently at risk. The proposed Larkin Building historic designation barely made it out of the Planning and Economic Development Committee; the proposed Chacona Block designation appears to have even less Common Council support; and this project would raze both the original 1894-95 Collegetown fire station (back of property) and its 1907-08 addition 14 Approved by the Planning Board October 24, 2017 (front of property). The owners all four buildings, he noted, have long- or short-range development plans in the works. He proposed the relocation and preservation of both historic fire stations, as had been recommended if these buildings could not remain in situ — in an August 15, 2017 letter from the Ithaca Landmarks Preservation Commission to the Planning Board. Jones-Rounds stated if an historic resource is removed, what replaces should be worth the loss, and this project is not. Johnston stated that the cost of replacement and cost of preservation should be balanced. Garrick summarized the following options the Planning Board had just discussed: •Relocate one or both historic fire stations to another Collegetown location; • Incorporate a new building into the existing historic fire station fabric; or •Redesign the proposed new building to better reflect the site's historic character and qualities. Fox responded that it is not financially feasible to move the buildings and suggested that more could be accomplished to address concerns if the contiguous City-owned fire station site were part of the project. Cornish stated that the latter is not for sale, and therefore cannot be part of the discussion. Fox agreed to look into improving the design of the building. E. Bridges Cornell Heights Residence (Senior Housing), 105 Dearborn Place by Elizabeth Classen. Declaration of Lead Agency, Public Hearing and Review of FEAF Parts 2 & 3. The applicant is proposing to construct a two story single family residence with 12 bedrooms to house up to 16 people on the .446 acre lot. The building will have a footprint of approximately 4,150 SF, including porches. Site improvements include a porte cochere, a driveway and parking area for nine cars, three patios,walkways and landscaping plantings. The site is currently vacant. Site development will require the removal of approximately 25 trees of various sizes. The applicant is proposing to use the Landscape Compliance method, which requires Planning Board approval for placement of the parking area. The project is in the R-2a Zoning District and the Cornell Heights Local Historic District and has received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission(ILPC). This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4 (1)(h)(4) and the State Environmental Quality Review Act ("SEQRA") § 617.4 (b)(11) and is subject to environmental review. Horrigan presented the changes to the project – which included reducing the area size of the parking area by making the spaces slightly smaller. Horrigan said that the initial site survey had misidentified some trees; therefore, she will be providing revised drawings reflecting these corrections and showing additional existing trees to be preserved. 15 Approved by the Planning Board October 24, 2017 Adopted Resolution for Lead Agency: On a motion by Schroeder, seconded by Johnston: WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require a Lead Agency be established for conducting Environmental Review of projects, in accordance with local and state environmental law, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a senior housing project at 105 Dearborn Place by Elizabeth Classen Ambrose, and WHEREAS: the applicant is proposing to construct a two story single family residence with 12 bedrooms to house up to 16 people on the .446 acre lot. The building will have a footprint of approximately 4,150 SF, including porches. Site improvements include a porte cochere, a driveway and parking area for nine cars, three patios,walkways and landscaping plantings. The site is currently vacant. Site development will require the removal of approximately 25 trees of various sizes. The applicant is proposing to use the Landscape Compliance method, which requires Planning Board approval for placement of the parking area. The project is in the R-2a Zoning District and the Cornell Heights Local Historic District and has received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission(ILPC), and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4 (1)(h)(4) and the State Environmental Quality Review Act ("SEQRA") § 617.4 (b)(11) and is subject to environmental review, and WHEREAS: State Law specifies that for actions governed by local environmental review the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carryout the action,now, therefore, be it RESOLVED: that 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: Elliott Abstain:None Vacancies: One Public Hearing On a motion by Jones-Rounds, seconded by Johnson, and approved unanimously, Chair Blalock opened the Public Hearing. 16 Approved by the Planning Board October 24, 2017 Mike Decatur, 125 Heights Court, spoke against the project. He stated that the project site should be retained as a community park. He also said the all the Bridges projects should be looked at collectively for impacts to the neighborhood. Mitch Glass,208 Wait Avenue, is an immediately adjacent property owner who is concerned about the loss of trees and would like to see the planting schedule. Erica Fowler Decatur, 125 Heights Court, said that project impacts should be considered cumulatively with other Bridges projects for traffic(delivery trucks), environmental impacts and impact on community. She thinks that the project is too big and that the footprint should be staked out on the site to help visualize the size. George Gull of Newfield spoke in favor of the project, and of the residents and staff of Bridges. Nancy Potter,44 Tupper Road,West Danby spoke in favor of the project. There being no further public comments, on a motion by Lewis, seconded by Jones-Rounds, and approved unanimously, Chair Blalock closed the Public Hearing. 4. Zoning Appeals The Board discussed the following Zoning Appeals and agreed to forward the following recommendations to the BZA: On September 26, 2017 members of the Planning and Development Board discussed the above-listed Zoning Appeals and agreed to forward the following recommendation: APPEAL#3081 203-211 ELM STREET Area Variance Appeal of Ithaca Neighborhood Housing Services, Inc. for an area variance from Section 325-8, Column 4, Off-Street Parking and Column 14/15, Rear Yard requirements of the Zoning Ordinance. The applicant proposes to demolish three buildings and construct a 13 unit apartment building at the property located at 203-211 Elm Street. The project site currently consists of four parcels that will be consolidated to accommodate the new three story apartment building. As part of the project, the applicant proposes to install a parking area on the southwest portion of the parcel. The parking area will accommodate 6 parking spaces and a 24' wide two way driveway aisle for safe ingress and egress. The applicant contends that the historical data for INHS properties suggests that 6 parking spaces will be sufficient for the project. The ordinance requires one parking space be provided for each of the 13 units within the apartment building. In order to construct the parking area, a retaining wall must be constructed in the rear yard due to the steep grade at the rear portion of the lot. The applicant proposes to install a three tier retaining wall, consisting of 7' high sections, to make up this supporting structure. The retaining wall will encroach into the required rear yard by 7.3', leaving 17.7' of the 25' required by the ordinance. 17 Approved by the Planning Board October 24, 2017 The property at 203-211 Elm Street is located in an R-3a 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 Board identified only positive long term planning impacts with this appeal and fully supports its approval. The project has many merits: it replaces the existing aging affordable units with new, attractive, energy-efficient affordable units; many efforts were taken to minimize or avoid impact to the Unique Natural Area including limiting the area of disturbance and preserving existing trees; the reduced number of parking spaces further limits disturbance of the sensitive site; the unavoidable retaining walls on the site will be heavily planted to make them more attractive and less visible; and finally, the applicant has demonstrated, based on current parking demand at this site and similar projects, that the reduced number of spaces meets the needs of the project and its residents. APPEAL#3082 228 SOUTH GENEVA STREET Area Variance Appeal of Neha Khanna and Eric Rosario for area variance from Section 325-8, Column 4, Off-Street Parking, Column 6, Lot Area, Column 7, Lot Width, Column 10, Percentage of Lot Coverage, Column 11, Front Yard, Column 12, Side Yard and Column 13, Other Side Yard requirements of the Zoning Ordinance. The applicant proposes to convert an existing first floor porch to a full bathroom and add a new porch to the property located at 228 S. Geneva Street. Currently, the single family home has only one bathroom which located on the second floor. The applicant would like to add the second bathroom for convenient access for visiting family members and for their use as they age in place. The new porch will be constructed in the character style of the home which is located within the Henry St. John Historic District. The new 80 square foot porch will increase the existing lot coverage deficiency from 35.6 % to 37.5% lot coverage. The zoning ordinance allows a maximum of 35% lot coverage by building for the zone district. The property has existing deficiencies in parking, lot area, lot width, front yard, and both side yards that will not be exacerbated by the proposal. The property at 228 South Geneva Street is located in an R-3aa 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 supports its approval. APPEAL#3083 105 HUDSON STREET Area Variance Appeal of PPM Homes on behalf of the owner Ed Cope, for an area variance from Section 325-8, Column 4, Off-Street Parking, Column 11, Front Yard, and Column 13, Side Yard requirements of the zoning ordinance. The property at 105 Hudson Street is classified as a legal non-conforming use in an R- 2a zone with grandfathered rights as a multiple dwelling. On October 1, 2012, the applicant submitted a building permit for the proposed conversion of a three family dwelling into two apartments. The three family dwelling contained; 1-3 bedroom unit, 1-2 bedroom unit, and 1-1 bedroom unit for a total occupancy of 8 unrelated individuals residing in the building. The applicant proposed to convert the building into two-4 bedroom apartments in order to provide private bedrooms for each of the 8 renters. Subsequently, the building permit was issued on April 30, 2013 for the conversion of the building into two apartments. 18 Approved by the Planning Board October 24, 2017 At a recent housing inspection, it was discovered that the building conversion increased the total number of required parking spaces, from 3 spaces for the three units, to 4 spaces for the two-four bedroom units. The property had an existing deficiency in parking, having 2 on-site parking spaces of the 4 spaces required by the zoning ordinance. Unfortunately, this property is located in an R-2a zone district where leasing the required parking spaces from neighboring properties is not permitted. The zoning ordinance requires off-site parking to be located in a zone district in which the use is permitted by right. Multiple dwellings are not permitted in the R-2a zone district. Not until the housing inspection was the applicant informed that the conversion would increase the need for more parking. The applicant is requesting a variance from the Board of Zoning Appeals to maintain the legal status of the two unit multiple dwelling. The property has existing front and side yard deficiencies that will not be exacerbated by the proposal. The property is located in an R-2a residential use district in which the property is a grandfathered non- conforming use. However, Section 325-39 requires that a variance be granted before a Certificate of Occupancy is issued. The Planning Board does not identify any long term planning impacts with this appeal and supports its approval. This appeal is essentially a correction of an inadvertent mistake. 5. Old/New Business A. Planning Board Report Regarding the Proposed Local Historic Landmark Designation of 411-415 College Avenue.—The Chacona Block Adopted Report Regarding Proposed Local Historic Designation Of 411-415 College Avenue(the Chacona Block): On a motion by Schroeder, seconded by Jones-Rounds: RESOLVED:that the Planning Board shall file the attached report with respect to the issues stipulated in the Municipal Code. Proposed Local Designation: 403 College Avenue(The Chacona Block) At the regular monthly meeting on August 8, 2017 the Ithaca Landmarks Preservation Commission recommended designation of the Chacona Block at 411-415 College Avenue as a local landmark. A map showing the location of the building and a summary of its historic and architectural significance are attached to this report. As set forth in Section 228-3 of the Municipal Code,Landmarks Preservation, "The Planning Board shall file a report with the Council with respect to the relation of such designation to the comprehensive plan,the zoning laws,projected public improvements, and any plans for the renewal of the site or area involved." 19 Approved by the Planning Board October 24, 2017 The following report has been prepared to address these considerations. 1. Relation to the Comprehensive Plan The 2009 Collegetown Urban Plan and Conceptual Design Guidelines (Collegetown Plan) contains the following recommendations pertaining to historic resources: 5.M. Historically significant resources within the entire Collegetown Planning Area which merit designation as local historic landmarks, but which currently have no such protection, should be identified by the Ithaca Landmarks Preservation Commission and designated by Common Council. Ideally, this process would take place concurrently with consideration and adoption of the proposed form-based Collegetown zoning amendments. S.N. Collegetown's cultural, architectural and natural history should be highlighted and interpreted for both residents and visitors through such elements as markers, signs or decorative sidewalk panels, in accordance with a thematically and aesthetically coordinated program. 6.A. As a resource to be used when applying the new design standards, exemplary existing Collegetown buildings, both new and historic, should be identified which can serve as sources of inspiration for designers. Suitable newer buildings might include 401, 407 and 409 College Avenue, and suitable older buildings might include not only those structures selected for historic designation (see item S.M. above), but other non-designated older structures displaying attractive proportions or physical design elements that could spark ideas suitable for inclusion in projects under design. The Collegetown Plan states the following with respect to the east side of the 400 block of College Avenue,which includes the Chacona Block: The exemplary row of buildings currently defining the east side of College Avenue between Oak Avenue and Dryden Road is praised in the Collegetown Vision Statement as being "a striking example of excellence in architectural design within an existing urban context," and this opinion is broadly shared by the Ithaca community... The aesthetic harmony of this facade row is even more striking because two component structures are roughly a century old while the other three were built more recently. Each of these buildings has a well-designed facade in its own right, but here—unlike other areas of Collegetown—the interplay of old and new creates a unified streetscape whose aesthetic power is much greater than the sum of its (already attractive)parts. Numerous design elements visually relate the individual buildings in this row to each other and to the streetscape as a whole: (1) All five buildings present roughly the same height when viewed from College Avenue; (2) the four northernmost buildings are linked by a ground floor horizontal "base" of consistent height and red-brick color, which is then carried up vertically by the red-brick Ciaschi Building at the Dryden Road corner; (3) the upper-story portion of each of the four northernmost buildings has a harmonious light earthtone color, and is separated from the other three (above the linked ground floor "base') by narrow slots which provide a visual rhythm to the series of facades; (4) the 20 Approved by the Planning Board October 24, 2017 newer buildings, while contemporary in expression, display deliberate design references to the older buildings, so that horizontal elements (though varying in detail) are carried across all five buildings at the same height, basic rhythms of facade organization are found on all five buildings, and even decorative features of the older buildings are echoed by design elements of the newer buildings. The east side of the 400 block of College Avenue is a major urban planning success, notable not only within its Collegetown context, but within the context of the City as a whole, and no incentive (such as substantially increasing the maximum permitted building height) should be enacted that would provide an economic incentive to demolish any of the buildings, old or new, that together create this exceptional urban ensemble. After the adoption of the Collegetown Plan, a Collegetown survey was completed, titled "Collegetown Historic Resources Worthy of Detailed Research: Icons of Collegetown, Individual Buildings, Architectural Ensembles and Landscape Features," by Mary Tomlan and John Schroeder, dated June 14, 2009. This study identified structures worthy of further research. The Larkin Building and the Chacona Block were identified as key elements of an architectural ensemble on the east side of the 400 block of College Avenue. Local designation is consistent with the Collegetown Plan and the 2009 Collegetown historic resources survey. 2. Relation to Zoning Laws The property is located in the Mixed Use-2 (MU-2)zoning district,the purpose and intent of which are as follows: The Mixed Use districts accommodate retail, office, service, hotel, and residential uses, and in most cases, multiple uses will be combined within the same building. The purpose is to create a dynamic urban environment in which uses reinforce each other and promote an attractive, walkable neighborhood. Located in central Collegetown, the Mixed Use districts allow the highest density within the Collegetown Area Form Districts. Redevelopment is anticipated and encouraged (with the exception of designated local landmarks), and the intent is to concentrate the majority of additional development within these districts. Local designation will not affect building uses permitted under the Zoning Ordinance. Building height in the district is limited to a maximum of 6 stories and 80' and a minimum of 4 stories and 45'. The existing building is four stories. Local designation may restrict the future addition of stories. Any proposed exterior alterations or additions would be subject to the area requirements in the MU-2 Zoning district and would require ILPC review to assess the visual and historic compatibility. 3. Relation to Projected Public Improvements Streetscape improvements are planned for the length of College Avenue, including the 400 block, where this property is located. Improvements, which are currently in the planning process, will 21 Approved by the Planning Board October 24, 2017 likely take place in 2020 and include realignment of the curb line and improvements to pedestrian and bike amenities. Historic designation would not affect this proposed work. 4. Relation to Plans for Renewal of the Site or the Area There are no plans in the City's Community Development Block Grant program or by the Ithaca Urban Renewal Agency for renewal of this site or the nearby area. Local landmark designation requires that any private proposal for material change of the exterior of the building or site undergo review and approval by the Ithaca Landmarks Preservation Commission before work commences. B. Upcoming Planning Board Recommendation to Approve Draft Design Guidelines for Collegetown&Downtown—Discussion Due to the lateness of the hour,no discussion took place. 6. Reports Due to the lateness of the hour,there were no reports. 7. Approval of Minutes: On a motion by Schroeder, seconded by Lewis, the July 25, 2017 and August 22, 2017 meeting minutes, as edited by Schroeder,were unanimously approved with no modifications. In favor: Blalock,Johnston, Jones-Rounds,Lewis, Schroeder Opposed: None Absent: Elliott Abstain: None Vacancies: One 8. Adjournment The meeting was adjourned at 10:50 p.m. 22