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Home My WebLink AboutMN-PDB-2017-05-23 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 May 23, 2017 Board Members Attending: Garrick Blalock, Chair; Matthew Johnston; McKenzie Jones-Rounds (arrived 8:00 p.m.); Robert Aaron Lewis; John Schroeder Board Members Absent: , Jack Elliott Board Vacancies: One Staff Attending: JoAnn Cornish, Director, Division of Planning and Economic Development; Lisa Nicholas, Senior Planner, Division of Planning and Economic Development; Jackie Aman, Office Assistant, Division of Planning and Economic Development Applicants Attending: Harold's Square Downtown Mixed-Use Project) Scott Whitham, Whitham Planning& Design, LLC; Craig Jensen, CJS Architects City Centre at Trebloc Building Site Scott Whitham, Whitham Planning& Design, LLC; Yamila Fournier, Whitham Planning &Design, LLC; Sean Bell, Humphreys &Partners Architects, L.P. Amici House at 661-711 Spencer Road Thomas Schickel, Schickel Architecture; Lee Dillon, Director, Tompkins Community Action South Meadow Street Marketplace Expansion Matthew Oates, Benderson Development Company, LLC 1 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD DeWitt House (Old Tompkins County Public Library) at 310-314 N. Cayuga Street Steve Hugo, HOLT Architects; Kim Michaels, Trowbridge Wolf Michaels, LLP; Frost Travis, Travis Hyde Apartments at 118 College Avenue Noah Demarest, STREAM Collaborative Townhouse Apartments at 323 Taughannock Boulevard Noah Demarest, STREAM Collaborative; Steve Flash, Rampart Real, LLC Apartments at 232-236 Dryden Road Noah Demarest, STREAM Collaborative; Todd Fox, Visum Development Group Chair Blalock called the meeting to order at 6:06 p.m. 1. Agenda Review Nicholas announced that the Lakeview/INHS sketch plan project has been removed from the agenda. 2. Privilege of the Floor Rublie Hearings to speak 310 314 N. Cayug No public comments were made. 3. Site Plan Review A. Mixed Use Apartments—Harold Harold's Square, 123-129 E. State/MLK Street (The Commons) by L Enterprises LLC. Approval of Project Changes. The applicant is requesting materials and building fagade changes for the proposed Harold's Square Mixed-Use Project. The project was originally approved by the Board on August 27, 2013 and the Board subsequently granted a two-year extension of Site Plan Approval until August 27, 2017. The Board later approved building fagade and materials changes on August 23, 2016. The applicant is requesting the following changes: removal of the atrium and incorporation of the entry court, addition of a mechanical penthouse, relocation of elevator core, '-e�'t•�changes in number of micro units and apartments, and redesign of the tower cladding. Consultant Scott Whitham of Whitham Planning & Design, LLC and Craig Jensen of CJS Architects explained the proposed project changes to the Board. Jensen said windows have been added along the west wall at the corner nearest the Commons per the Board's request, while the essential character of the elevation immediately facing the Commons 2 DRAFT COPY —NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD has been retained except that instead of an enclosed atrium next to the Sage Block, there will now be an open court. But Jensen explained that the tower elevations have been revised. For example, he said, while terra cotta will continue to be used on the lower"buildings" facing the Commons, it will no longer be used on the tower. Schroeder asked if the closed-up windows on the west side of the Sage Block will still be re-opened and restored. Jensen said, yes, these windows will now open into the new open entry court, rather than into the formerly proposed enclosed atrium. cehr-ee er o., esteA that the original windows be sa-ved. The applicant distributed a fifth floor plan including its long-proposed outside terrace, intended to break up the heights of the apparent separate "facades" immediately facing the Commons. Jensen explained that an elevator shaft has been relocated, so there is now a terrace on top of micro units at the east end of the north tower facade, and hence windows where there used to be a blank wall. He said three-season balconies will appear at corners of the tower. The penthouse on the tower roof will step back from the north tower fagade, he said, to make it nA less visible from the Commons. He said a potential solar array is being investigated, and that the applicant is currently talking to solar providers to see what arrangement might work to provide power for the hallways to the apartments. Board members then discussed outstanding items including material for screening, signage, colors for terra cotta accents and materials samples. Schroeder requested that the roof be removed from the new roof terrace atop the northeast corner of the tower to provide a brighter, more pleasant space for occupants. The applicant responded that they are already doing that on the Commons' fifth floor and will make that upper terrace consistent. iel+asten is asked for-elafifieation abeiA the banding on the 2 floors. The applie-ant. eonfifmed thm this is an intentional misalignmepA, The Board expressed general consensus in support of the changes. Schroeder said he thought the open court(rather than enclosed atrium) next to the Sage Block was a major positive change, exposing more of the historic building to view and adding urban interest. He also pointed to the windows on the Commons end of the west fagade as a positive change. However, Schroeder stated the Board still does not have revised color-keyed elevations of all facades, keyed to a materials sample sheet. He said that should be a condition of 3 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD approval. Jensen agreed this was a reasonable condition, especially since some details of the tower elevations have yet to be finalized. Adopted Resolution Approving Project Modifications: On a motion by Schroeder, seconded by Johnston: WHEREAS:the project applicant is requesting materials and building fagade changes for the proposed Harold's Square Mixed-Use Project. The project was originally approved by the Board on August 27,2013 and the Board subsequently granted a two-year extension of Site Plan Approval until August 27, 2017. The Board later approved building fagade and materials changes on August 23,2016, and WHEREAS: in accordance with §276-6 D., "Changes to approved site plan,"the Director of Planning and Development has reviewed the changes and determined the changes are significant enough to require re-opening the review,but not significant enough to require a new Site Plan Review Application, and WHEREAS: The applicant is now requesting the following changes: removal of the atrium and incorporation of the entry court, addition of a mechanical penthouse, relocation of elevator core, increase of six micro units on the first through fifth floors, addition of four apartments on the twelfth floor,reduction of four of micro units facing the Commons and redesign of the tower cladding,and WHEREAS:the Board has on May 23,2017 reviewed and accepted as adequate: revised plans entitled"Basement Floor Plan,""First Floor Plan,""Second Floor Plan,""Third Floor Plan Fourth and Fifth Similar,""Six-Eleventh Floor Plan,""Twelfth Floor Plan," "Roof Plan", "Fifth Floor Plan", "Conceptual Section", "Comparative View Aerial View From Northeast", "Comparative View Perspective View From Northeast(2 sheets)", "Comparative View Perspective View From Northwest(2 sheets)"and"Comparative View Perspective View From Southeast"dated 5/17/17, and all prepared by CJS Architects; and other application materials, and WHEREAS:the Board has on May 23,2017 determined the proposed changes are consistent with the Negative Declaration of Environmental Significance filed on June 25, 2013 and,therefore,no further Environmental Review is required,now, therefore, be it RESOLVED:that the City of Ithaca Planning and Development Board agrees to the changes proposed by the applicant, subject to the following conditions: 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, and Agreed Upon Mitigations as Per FEAF,Part 3,Adopted on June 25,2013 4 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD i. Upon exposure of the neighboring basement foundation walls,their condition will be assessed and repairs will be coordinated,as required,with the building owners to maintain the integrity of those buildings and a safe construction environment, and ii. Noise-producing construction activities shall be limited to Monday through Friday between 7:30 a.m. and 7:30 p.m.,and iii. The applicant shall provide a Pedestrian Access Plan for review and approval by the City Transportation Engineer and the Planning Board, and iv. The applicant shall provide a Traffic Control and Truck Routing Plan for review and approval by the City Transportation Engineer and the Planning Board, and V. The applicant shall provide a more detailed Construction Impacts and Staging Plan for review and approval by the City Transportation Engineer and the Planning Board, and vi. Construction shall be coordinated with the Ithaca Commons Repair and Upgrade Project to minimize noise impacts, and vii. Rehabilitation of the Sage Block will include the following: a. Maintaining the existing terra cotta cornice at the north and northwest corner of the building, and b. Cleaning,repointing, and repairing the existing exterior masonry walls, and c. Repair and/or replacement of the existing roof, and d. New fenestration at existing masonry openings on the north and west sides of the building. When practical, existing windows will be repaired,but if they are deteriorated to the point of requiring replacement,they will be replaced to match design,color,texture, and perhaps material construction, and e. Replacement window design will reflect a characteristic William H. Miller divided-light pattern at the upper window areas, similar to what currently exists on the Sage Block building, and f. The incorporation of the west fenestration into the new project atrium space, and g. The existing interior character will be restored and maintained wherever possible,with additional modifications developed per the needs and 5 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD requirements of potential tenants, and viii. Plans for the exterior renovation of the Sage Block will require review and approval by the Ithaca Landmarks Preservation Commission(ILPC),using the same standards it uses to evaluate proposed work on locally-designated buildings. Of particular interest are(1)the preservation of the entire cornice; (2) evaluation of the existing fenestration by a qualified professional with significant experience in restoring wood windows; (3)proper techniques for cleaning,repointing and repairing the existing exterior masonry; and(4) reconstruction of the northwest corner where brickwork is interlocked with the brickwork of 135 E. State Street, and ix. The carved limestone detailing and green roof tiles of 123-127 E. State Street shall be salvaged and donated to an architectural elements reuse firm or agency —or, if feasible,the salvaged carved limestone detailing could be used in the interior of the Harold's Square project, if the applicant so desires, and Additional Unmet Conditions Identified in Site Plan Review: X. Submission to Planning Board of color elevations keyed to materials sample sheet, and xi. Submission to Planning Board of site details,including,but not limited to, building materials, lighting, signage, site furnishings and paving materials, and xii. Submission to the Project Review Committee of the final 4t''floor roof plan (now 5t1i floor);this plan shall incorporate a light-colored roofing material and, if feasible, some areas of green roof, and xiii. Tower roof shall also be of light-colored roofing material, and xiv. Bicycle storage for retail, office and residential tenants shall be provided within the building, and xv. Approval from the Planning Board of the proposed bridge connection to the Green Street Parking Garage, and xvi. Bridge connection to the Green Street Parking Garage requires approval from the Board of Public Works, and xvii. A Staging Plan Agreement must be in place with the Department of Public Works and the Building Division before issuance of a building permit, and xviii.Applicant must obtain an encroachment agreement for any portion of the project, including door swings,that impacts City property, and xix. Any changes to the design of the building that affects the exterior appearance, including rooftop mechanicals,must be reviewed and approved by the Planning 6 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD Board, and xx. Approval in writing from the Fire Department confirming the project complies with all life safety needs, and xxi. Approval in writing from the City Stormwater Management Officer. In Favor: Blalock, Johnston, Lewis, Schroeder Opposed: None Absent: Jones-Rounds, Elliott Vacancies: One B. City Centre—301 E. State St. /MLK, Jr. St. by Jeff Smetana for Newman Development Group, LLC. Consideration of Conditions of Site Plan Approval. The applicant proposes to redevelop the 0.759-acre site with an 8-story,up to 111'-tall, 187,536-GSF mixed-use building, with approximately 10,800 SF of new ground-floor retail space and 10,700 SF of building amenity and support space on the ground level. Upper floors will have a mix of unit types (studio, 1-, and 2-BR) for a total of 193 units. The ground level also includes a loading/delivery/trash area with vehicular access provided from N. Aurora Street to a circular drop-off area. The main vehicular access to the site is off E. Green Street to a below-grade parking deck with 72 parking spaces and bicycle storage. The project is in the CBD-120 Zoning District. The project has received Design Review. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B. (1) (h) [4], (i), (k), and(n), and the State Environmental Quality Review Act("SEQRA"), §617.4 (6.)(iv), and(11), for which the Lead Agency issued a Negative Declaration of Environmental Significance on December 20, 2016. The Planning Board approved this project on January 24, 2017. Consultants Scott Whitham and Yamila Fournier of Whitham Planning &Design, LLC and architect Sean Bell of Humphreys &Partners Architects, L.P. reviewed all Site Plan Approval conditions, including some additional issues raised at the Project Review Committee, and how all these have been addressed. Following is an excerpt from a May 22 memo from the applicant listing those May 16 Project Review Committee requests with which the applicant"is pleased to comply": 1. East Green Street—add one more street light mid-block to create a better rhythm of street lights and encourage the pedestrian nature of that block. 2. Consider an alternative to the specified Catalpas on East State Street. Possible trees, as coordinated with City Forester,may be: Ostrya virginiana,Hop Hornbeam; Carpinus caroliniana,American Hornbeam aka Ironwood; or Acer miyabei,Miyabei Maple. 3. Replace the boxwoods on the roof terrace with larger, columnar evergreens that can be seen from the street. 7 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 4. Add more street level on-building lighting on the face of the building as one turns the corner from East State Street onto East Green Street. 5. Ensure that all on-building LED lighting be specified as warm light LEDs(<3000K). 6. East Green Street, as approved the sidewalk was listed as 6' wide. The most recent drawing shows a 5' wide sidewalk. We have returned the plans to the 6' sidewalk and have adjusted the grading, egress, and walls accordingly. The Board expressed general consensus in support of project and the changes. Adopted Resolution Regarding Conditions of Site Plan Approval: On a motion by Johnston, seconded by Lewis: WHEREAS: the City of Ithaca Planning and Development Board approved the City Centre Mixed Use Project with conditions on 1-24-17,and WHEREAS: the applicant proposed to redevelop the 0.759-acre site with an 8-story,up to 111'-tall, 187,536-GSF mixed-use building,with approximately 10,800 SF of new ground-floor retail space and 10,700 SF of building amenity and support space on the ground level. Upper floors will have a mixture of unit types (studio, 1-, and 2-BR) for a total of 193 units. The ground level also includes a loading/delivery/trash area with vehicular access provided from N.Aurora Street to a drop-off area. The main vehicular access to the site is off E. Green Street to a below-grade parking deck with 69 parking spaces and bicycle storage with 48 interior spaces. The project is in the CBD-120 Zoning District, and has received Design Review and the required---a--- zoning variance for rear yard setback, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance("CEQRO"), §176-4 B. (1)(h) [4], (k)and(n),and the State Environmental Quality Review Act("SEQRA"), §617.4(6.)(iv)and(11), and is subject to Environmental Review, and WHEREAS: the Planning Board,being the local agency which had primary responsibility for approving and funding or carrying out the action, did, on October 25, 2016 declare itself Lead Agency for environmental review of the project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on December 20,2016 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 and the following drawings: "Boundary&Topographic Survey,No. 301 East State Street, City of Ithaca,Tompkins County,New York"dated 2/24/16 and prepared by T.G. Miller P.C., and"Demolition Plan", "Grading Plan",Erosion and Sediment Control Plan", "Construction Plan", "Site Plan", "Utilities Plan", "Zoning Analysis", "Layout Plan", "Paving Plan", "Parking Plan", "Landscape Plan", "Preliminary Planting List", "Floor Plans- Garage&Ground", "Elevations, E State Street", "Elevations,Aurora 8 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD Street", "Elevations, Green Street", "Section AA, East to West", "Section BB North to South", Section Across Aurora Street", "Section EE Across State Street","Preliminary Building Materials", "Rendering 1 -From South", "Rendering 2 -From Bridge", "Rendering 3 -From East", "Rendering 4-From North","Rendering 5 -From Above", and Rendering 6-Plaza Detail", all dated 12/05/16 and prepared by Humphreys& Partners Architects L.P. 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: in a letter dated December 20,2016, from Ed Marx, Commissioner of Planning to Lisa Nicholas, Senior Planner,the County determined that the project might have inter-community or county-wide impacts and recommended the following modifications: • To help advance energy performance of the buildings we recommend a condition of the site plan be to require facade transparency of less than 30%to meet code requirements as opposed to the proposed transparency which appears to exceed this percentage. • To increase the potential use of rooftop solar beyond the 7.5kw system proposed at some point in the proposed biii1dings' building's lifetime,we recommend that rooftop mechanicals be placed in locations that allow for maximum rooftop solar potential. • To ensure safe pedestrian travel around the site,we recommend a full analysis of the pedestrian crossings of Aurora and E. State Streets be conducted. If recommended mitigation measures are recommended,those should be a required condition of approval, and WHEREAS: in response to Marx's comments the applicant has 1)confirmed that the proposed glazing exceeds energy efficiency requirements,2)confirmed that the rooftop layout allows for future solar expansion and 3)that the City Transportation engineer has reviewed the layout and not identified any pedestrian issues, and WHEREAS: the Board, acting as Lead Agency did, on December 20,2016 determine that the proposed project will result in no significant impact on the environment and issued a Negative Declaration of Enviromnental Significance, and WHEREAS: the Lead Agency made the determination that this project would not have significant impacts to aesthetic resources and historic resources based on the set of six renderings listed above and dated 12-05-16, and not on any submitted floorplans or elevations,which, at that time,were not all consistent with these renderings,and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176-12 (A) (2) (c)of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required public hearing on January 24,2017, and 9 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD WHEREAS: the Planning Board,has on January 24,2017 reviewed and accepted as adequate the following new,revised and retitled drawings: "Site Plan", "Zoning Analysis","Site Layout", "Erosion and Sediment Control Plan", "Grading Plan", "Utilities Plan", "Construction Plan- Shoring Plan", "Landscape Plan-Ground Level& Green Roof(L 101)", "Landscape Details—Green Roof(L 104)","Landscape Details— Planting(L105)",Landscape Lighting Plan(L106)", "Garage Level Plan, 1st Floor Plan (A401 &A402)", "2nd Level Through 7th Level Floor Plans(A403-A406)", "8th Level Floor Plan,Roof Plan(A407 &A408)", "East State Street Elevation(A410)", "South Aurora Street Elevation(A411)", "Building Materials—S Aurora&E Green A", "Building Materials—E State&E Green A", "Sketchup Model from Across S Aurora (Sk01)", "Sketchup Model from S Aurora Bridge(Sk02)", "Rendering from South (R02)", "Sketchup Model from Green St Sidewalk(Sk03)", "Rendering From East (R03)", "Sketchup Model from E State St Approach(Sk04)", "Rendering from Above Northwest(R04)","Rendering of Northwest Corner, Detail(R05)", and"Rendering from S Aurora Bridge", all dated 01/11/17, and all prepared by Humphreys&Partners Architects L.P. et al; and other application materials,and WHEREAS: the Planning Board granted approval on 1-24-17 subject to the following conditions: i. Granting of the required area variance by the Board of Zoning Appeals before the applicant can seek Final Site Plan Approval, and ii. Approval specifically excludes all signage,which will be reviewed and approved at such time as the applicant has prepared a full sign package, and iii. Submission of a revised planting plan with removal of dotted line indicating underground tree well, and iv. Submission to the Planning Board for review and approval of all site details including but not limited to exterior furnishings,bollards,paving,railings, signage, lighting, etc., and V. Submission of revised lighting plan showing all exterior lighting, and vi. Submission of revised elevation showing facade facing Aurora St.......Bridge as shown in drawing SK02 dated 1-11-17 showing 1)brick replacing gray panel on first floor and 2)vertical `slot' adjacent to tower as either all glass or a lighter gray panel, and vii. Submission of revised elevations showing taller windows,row of transom windows,upper glass block, or one differentiated upper cladding color on the eighth floor of the dark towers facing E. State Street, and viii. Submission of a plan showing addition of bollards at corner of Aurora and E....... State/MLK St. such that bollards protect the pedestrian ramp, and ix. Any work in the City Right of Way will require a Street Permit,and 10 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD X. Transformer, if needed,will be located such that it is not visible from the public right of way, and xi. Bike racks must be installed before a certificate of occupancy is granted---.---, and xii. Submission of new northwest roof terrace plan to include more greenery that will be clearly visible from the east end of the Commons, and xiii. Submission of a revised roof plan pulling back rooftop utility screen from northwest corner of building(so it will be unseen from the east end of the Commons), and xiv. Submission of revised large-scale drawing refining the proposed streetscape (and streetscape furniture)plan to better accommodate pedestrian traffic flows near building entrances, and xv. Submission of missing elevation showing the east side of the building's Aurora Street wing, and xvi. Submission of material sample board sheet, showing all currently proposed materials, and demonstrating that the Nichiha panels will display clear shadow- lines at all edges, and xvii. Submission of responses to all other issues raised at the January 17, 2017 Project Review Committee meeting, and xviii.Noise at ed+wi „Noise-producing construction shall be limited to the hours of 7:30 a.m. and 7:30 p.m.,Monday through Friday, and xix. Staging Plan must be approved by the Building Division and Engineering before issuance of a building permit, and xx. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits,tree permits, street permits or in this case, a permit to occupy a portion of city sidewalk for outdoor dining---.---, and WHEREAS: the BZA granted the required variance on February 7,2017, and WHEREAS: the Planning Board,has on May 23, 2017 reviewed and accepted as adequate the following new,revised and retitled drawings: "Site Plan-Annotated(L000)", "Site Layout L100)","Site Plan Corner Detail(L101)", "Erosion and Sediment Control Plan(C102)", "Demolition Plan(C103)","Grading Plan(C104)","Utility Plan(C105)", "Landscape Plan-Key(L00)", "Landscape Plan-Plant List","Landscape Plan-Roof Terrace (L01)", "Landscape Details-Green Roof Details","Landscape Details-T-ypeTyp Planting,Planters","Landscape Details-Site Fixtures","Landscape Details-Site Furnishing Green Roof',"Photometric Study-Site(DD-E1)","Photometric Study-Roof Terrace", "Landscape Lighting", "Building Materials and Elevations 01","Building Materials and Elevations 02", "Building Materials and Elevations 03", "Building 11 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD Materials and Elevations 04", "Building Materials and Elevations 05", "Building Materials and Elevations 06", "Views-Fence, Stair, Generator", "Roof Plan", and "Views of Rooftop"all dated Revised 05-09-17 and all prepared by Humphreys & Partners Architects L.P. et al; and other application materials, and WHEREAS: the applicant has submitted a memo dated May 2-3 22,2017 detailing further project changes in response to suggestions made by the Project Review Committee on May 16, 2017, and WHEREAS: the Planning Board has determined that the following conditions have been met: i,iii,iv,v,vi,vii,x,xii,xiii,xiv,xv,xvi,xvii,now, therefore, be it RESOLVED: that the following conditions have not yet been satisfied, ii. Approval specifically excludes all signage,which will be reviewed and approved at such time as the applicant has prepared a full sign package, and viii. Submission of a plan showing additional bollards at corner of Aurora and E....... State/MLK St. such that bollards protect the pedestrian ramp,and be it further RESOLVED: that the following conditions will be either met before a building permit is issued or during construction, as appropriate: ix. Any work in the City Right of Way will require a Street Permit, and xi. Bike racks must be installed before a certificate of occupancy is granted, and xviii.Nig Noise-producing construction shall be limited to the hours of 7:30 a.m. and 7:30 p.m.,Monday through Friday, and xix. Staging plan must being be approved by the Building Division and Engineering before issuance of a building permit,and xx. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits,tree permits, street permits or in this case, a permit to occupy a portion of city sidewalk for outdoor dining. In Favor: Blalock, Johnston, Lewis, Schroeder Opposed: None Absent: Jones-Rounds, Elliott Vacancies: One C. Amici House & Children'sChildcare Center, 661-701 Spencer Road by Tom Schickel for Tompkins Community Action. Consideration of Project Changes. The Planning Board approved this project on January 4, 2017. The applicant is now requesting changes to the approved project. The changes entail a revised footprint for the 12 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD childcare center from a formerly U-shaped building to an L-shaped building. As the building no longer has an internal courtyard, the playground has been relocated. Architect Tom Schickel of Schickel Architecture went over the project changes, which are limited to areas pertaining to the proposed childcare center. He passed out revised drawings dated May 22, 2017. The changes include the center now being an L-shaped rather than a U-shaped building, associated parking spaces dropping from 16 to 14 and the play area being relocated from the center of the "U"to the corner enclosed by the "L." Schickel said TCAction TCAction will time the child drop-offs to prevent congestion. He said the driveway was retained as a requirement of the fire department. Finally, to improve driver sight lines, the number of red maple trees along Spencer Road has been reduced from nine to seven,with one replaced by lawn and one replaced by a centurion crab apple. Johnston asked if a playground wall was needed to provide screening for the adjacent residential property. Schickel clarified that the playground is beneath the level of the adjacent property, and below a retaining wall, so there is no need for additional screening. Adopted Resolution Approving Project Changes: On a motion by Lewis, seconded by Johnston: WHEREAS: the project applicant is requesting project changes for the proposed transitional housing building and childcare center,known as the Amici House,by Tom Schickel for Tompkins Community Action("TC Actien TCAction"), on January 24, 2017, and WHEREAS: in accordance with §276-6 D., "Changes to approved site plan,"the Director of Planning and Development has reviewed the changes and determined the changes are significant enough to require re-opening the review,but not significant enough to require a new Site Plan Review Application, and WHEREAS: the changes entail a revised footprint for the childcare center from a formerly U-shaped building to L-shaped building. As the building no longer has an internal courtyard,the playground has been relocated, and WHEREAS: the Board has on May 23,2017 reviewed and accepted as adequate: new and revised plans entitled"Layout Plan(C104)", "Childcare Plan(A111-alt)", "Grading and Drainage Plan(C105)",and"Childcare Elevations Alternate(A211-alt)", and"Street Elevation(A220)", dated either 5-16-17 or 5-17-17 and"Illustrative Site Plan(L200)" and"Planting Plan(L100)"dated 5-22-17 and all prepared by Schickel Architecture; and other application materials, and WHEREAS: the Board has on May 23,2017 determined the proposed changes are 13 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD consistent with the Negative Declaration of Environmental Significance filed on November 22,2016 and,therefore,no further Environmental Review is required, now, therefore, be it RESOLVED: that the Planning Board hereby grants Preliminary and Final Site Plan Approval to the project, subject to the following conditions: i. Submission of building materials samples, and details of fencing, lighting and signage, and ii. Applicant shall reduce the apparent large scale of the northwest gable through design approaches that will achieve that goal, and iii. Noise producing construction shall be limited to the hours of 7:30 a.m. and 7:30 p.m.,Monday through Friday, and iv. 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.,and V. All work in the City Right of Way will require a Street Permit, and vi. Removal of any City trees requires a Tree Permit, and vii. Bike racks to be installed before a Certificate of Occupancy is issued....... In Favor: Blalock, Johnston, Lewis, Schroeder Against: None Absent: Jones-Rounds, Elliott Vacancies: One D. Retail Expansion, 744 S. Meadow Street(South Meadow Square), by James Boglioli for Benderson Development Company LLC. Preliminary& Final Approval. The applicant is proposing to construct two new retail spaces in the existing retail plaza. One is a 14,744 SF addition at the south end of the existing building complex that was approved by the Planning Board on November 26, 2013 and has expired. No changes to this previously approved site plan are proposed. The second is a 7,313 SF addition at the north end of the building complex. Site development at the northern addition requires the demolition of the existing grass area, sidewalk and street trees which will be replaced. The project is in the SW-2 Zoning District and is subject to the Southwest Area Design Guidelines (2000). An area variance is needea has been granted for relief from front yard setback requirements. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and has been determined to be consistent with the findings of the 2000 Generic Environmental Impact Statement (GEIS) for the Southwest Area Land Use Plan. Matthew Oates of Benderson Development Company, LLC addressed a comment previously received from the Board by noting that three revised elevations now feature 14 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD piers of a lighter-color(against background walls that retain their original colors) at the top of the building; this will strengthen these facades' three-dimensional interest. He also reported that the variances required for the new work were received from the BZA on May 2, 2017. Oates also replied to the request of the City Sidewalk C—eer-dinater Program Manager regarding adding a sidewalk on the south side of the overall project site, explaining that this area has already been planted by the adjacent property owner. However, he said he is willing to improve an existing east-west pedestrian connection elsewhere on the site. Adopted Resolution for Preliminary and Final Site Plan Approval: On a motion by Lewis, seconded by Johnston: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for an expansion of the commercial space at South Meadow Marketplace (formerly Kmart)located at 744 South Meadow Street by James Boglioli, for Benderson Developments Development Company LLC, and WHEREAS: The applicant is proposing to construct two new retail spaces in the existing retail plaza. One is a 14,744 SF addition at the south end of the existing building complex that was approved by the Planning Board on November 26,2013 and has expired.No changes to this previously approved site plan are proposed. The second is a 7,313 SF addition at the north end of the building complex. Site development at the northern addition requires the demolition of the existing grass area, sidewalk and street trees which will be replaced. The project is in the SW-2 Zoning District and is subject to the Southwest Area Design Guidelines(2000). An area variance has been granted for relief from front yard setback requirements, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and has been determined to be consistent with the findings of the 2000 Generic Environmental Impact Statement(GEIS) for the Southwest Area Land Use Plan, and WHEREAS: the Planning and Development Board has, on May 23, 2017,reviewed and accepted as adequate plans entitled: "Partial Topographic/Boundary Survey South Meadow Marketplace,"undated and prepared by Madge Land Surveying,P.C; "Demo and Erosion Control Plan—South(C-3),""Demo and Erosion Control Plan—North(C- 3.1)," "Site Plan-South(C-4)", "Site Plan-North(C-4.1),""Overall Site Plan(C4.2)", "Site Details (C-4.1),""Site Plan-North 20 Scale(C4.4),""Storm Drainage and Grading Plan—South (C-5),""Storm Drainage and Grading Plan—North(C-5.1),""Utility Plan- South(C-6),""Utility Plan-North(C-6.1)," and"Utility Details (C-6.2),"dated March 2013 and prepared by Carmina Woods-Morris,P.C.; and"Elevations,"dated 8/8/13, and "Proposed 8K Addition(showing elevations)"dated 1-12-17 and prepared by Benderson Development Company; and additional application materials, and 15 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176-12 A. (2) (c)of the City of Ithaca Code,and WHEREAS: the Planning and Development Board held the required public hearing on April 25,2017, and WHEREAS: the Tompkins County Planning Department,and other interested parties, have been given the opportunity to comment on the proposed project, and all comments received have been considered,now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval for the proposed project, subject to the following conditions: i. Submission of building materials samples, and ii. Submission of planting specifications for tree lawn, and iii. Submission of revised elevations showing color variation of ETITS EIFS piers--- --- oo — oo e.g. piers should be a lighter color, and iv. Any work in the City Right of Way will require a Street Permit, and V. Bike racks must be installed before a Certificate of Occupancy is granted, and vi. Submission of a revised site plan showing improved pedestrian connections between the mai4 main parcel and the out-parcels, as described at the May 23---,---Planning Board meeting,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, Lewis, Schroeder Against: None Absent: Jones-Rounds, Elliott Vacancies: One E. Residential Mixed Use (DeWitt House), 119 r, UFt Street /310-314 N. Cayuga Street, by Kimberly Michaels, Trowbridge Wolf Michaels for Frost Travis, Owner. Public Hearing and Determination of Environmental Significance. 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 level semi-public 16 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 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) 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 updated the Board on the proposed project. Travis reported that the major update is how trash will be handled on site. He said there will be an interior compactor and then a dumpster rolled to the curb, and the owner will interview trash haulers to find the best schedule (one that would minimize negative impacts). The applicant reported that the May 9 updated packet contains a revised planting plan, with taller plantings within the inner planters along Court Street, as requested by Schroeder; these will be magnolias. The updated packet also includes a Phase 1 Environmental Assessment Report and more detail on how construction phasing, demolition and pile driving will work. The applicants stated their plan is to go to the June 13 ILPC meeting to discuss materials, and then return to Planning Board for Preliminary and Final Site Plan Approval next month. Public Hearing On a motion by Johnston, seconded by Lewis, and approved unanimously, Chair Blalock opened the Public Hearing. David Kramer, 121 W. Court Street, said his wife and children live at 406 N. Cayuga Street, his wife owns 118 W. Court Street and he owns 114 W. Court Street. Kramer spoke favorably about the applicant's efforts in working with neighbors, and addressing their concerns. However, he asked that the design of the west elevation of the building be revised to add more interest, and that every effort be made to save the trees on the Lifelong side of property. Tom Shelley, 118 E. Court Street, commended the architects on their plans, and for using warm LED lighting. Joel Harlan, 307 Ward Heights South, Town of Newfield, spoke in support of all development, and shared comments about Inlet Island. 17 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD Linda Godfrey, 415 N. Cayuga Street, spoke about the proposed row of redbuds. She wants to "adopt"these redbuds. Nancy Medsker, 308 N. Cayuga Street(adjacent to the project site on the south), stated that although the design has improved, she still finds the project too big. She also expressed concern about pile driving, and requested that the developer save a big magnolia in front of the property on Cayuga Street, and a"gigantic" existing redbud tree. She also asked that the developer install a permanent fence after construction between the two properties to protect the garden behind her house. Susie Kramer, owner of 118 W. Court Street, across the street from the new building, reported good communication and cooperation from the developer. She is concerned about garbage removal, and its impact on her tenants. She is also concerned about construction noise, and requested that the largest oak on the west side of the existing building be saved. There being no further public comments, on a motion by Lewis, seconded by Johnston, and approved unanimously, Chair Blalock closed the Public Hearing. The applicant team addressed some of the public comments. Michaels clarified that foundation construction will not allow for the large oak trees on the western edge of the property to be saved, and referred Board members to the tree survey in the application package. She noted, however, that the street trees along N. Cayuga Street will be saved and that extensive landscaping will be installed as part of the project. She said the applicant would talk with Medsker about the fence she desires. In response to David Kramer's concerns about the west elevation, Schroeder stated that while that facade doesn't have the fourth floor stepback of other facades, its upper stories do have the same level of articulation although the ground floor is plain brick, relieved by green screen panels, due to the underground parking. Schroeder asked if trees eetild be „stalled o the west side tha4 eetild grow to a ttbst retia ho;&lower-story plantings like vertical junipers could be added between the green screen panels to add visual interest at ground level here. The applicants agreed to look into this. Aigor-eved Resel 4io f Dete.,,..inatio of Eay;,-.,,,,..,0„4.,1 Si Adopted Resolution for City Environmental Quality Review: 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 a residential mixed use building by Trowbridge Wolf Michaels for Frost Travis, and 18 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD WHEREAS: the applicant proposes to construct a four-story mixed use building that has a 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 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: 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"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(1,003)", "Exterior Elevations,North and East Elevations(A201)", "Exterior Elevations,West and South Elevations(A202)", "Exterior Elevations, Courtyard—South 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(L410)"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, now, therefore, be it 19 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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, Lewis, Schroeder Against: None Absent: Jones-Rounds, Elliott Vacancies: One (Jones-Rounds arrived at 8:00 p.m.) F. Apartments (5 Units), 118 College Avenue, by Visum Development Group. Consideration of Preliminary & Final Approval and Approval of Transportation Demand Management Plan (TDMP). The applicant proposes to construct a 4-story apartment building containing five dwelling units with a total of 28 bedrooms. The project is expected to attract primarily student tenants. Site improvements include walkways•••,••• landscaping and a retaining wall with and te-ruseuse----ble from the basement ,,...,rtme„* All above-ground apartments will have a balcony facing College Avenue. Site development will require the removal of the egg existing house with its associated retaining walls, driveway curb cut, walkways and two mature trees. The project site is in the CR-4 Collegetown Area Form District(CAFD) and des has received Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan(TDMP) for approval by the Planning Board in accordance with district regulations. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), and the State Environmental Quality Review Act("SEQRA") and is subjeet to E,,.,;,.,,,,monta Rev',.�, for which the Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance on April 25, 2017. Noah Demarest of STREAM Collaborative updated the Board on the proposed project. He said the only architectural change from last month is that the former lower roof height at the northwest corner of the building is now the same roof height as the remainder of the structure. He said a minor correction of the TDMP has also been submitted to staff (i.e., there is no existing"City" TDMP). Adopted Resolution for Preliminary and Final Site Plan Approval: On a motion by Johnston, seconded by Lewis: 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 the apartments located at 118 College Ave. by Visum Development Group, applicant and owner, and WHEREAS: the applicant proposes to construct a 4-story apartment building containing five dwelling units with a total of 28 bedrooms. The project is expected to attract primarily student tenants. Site improvements include walkways,landscaping and a retaining wall. All above-ground apartments will have a balcony facing College Ave. Site development will require the removal of the existing house with its associated retaining walls,driveway curbcut,walkways and two mature trees. The project site is in the CR-4 Collegetown Area Form District(CAFD) and has received Design Review.As no parking is proposed for the project,the applicant will submit a Transportation Demand Management Plan(TDMP) for approval by the Planning Board in accordance with district regulations, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance("CEQRO"), and the State Environmental Quality Review Act ("SEQRA"),and is subject to Environmental Review, and WHEREAS: 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: 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 April 25,2017,and WHEREAS: this Board, acting as Lead Agency in Environmental Review, did on April 25,2017 review and accepte 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: "Site Survey Map (1 OF 1)","Existing Condition Plan(C 101)", "Site Utility Plan(C103)"and "Utility Demolition Plan(C102)"all dated 4/21/17 and prepared by TG Miller PC, and "Site Demo Plan(L100)", "Site Layout Plan(L101)", "Grading Plans(L201)""Planting Plan(L301)", "Planting Details(L501)11, "Site Details (L502)", "East Elevation(A2.1)", "North Elevation(A2.2)", "West Elevation(A2.3)", "South Elevation(A2.4)", "Street Elevation(A2.2)", and"Street Perspective(A901)", all dated 4/24/17 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 April 25,2017 determine that the proposed project would result in no significant impact and did make a Negative Determination of Environmental Significance, and 21 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD WHEREAS: this Board did on May 23,2017 review and aeeepted accept as adequate revised drawings titled"East Elevation("�(A201)", "North Elevation`" (A202)", "West Elevation("�(A203)"and"South Elevation FA24(A204),"dated 5/16/17 and prepared by Stream Collaborative,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 a record copy of the Site Plan showing a note indicating that the portion of the project containing the sidewalk and associated streetscape landscaping along College Avenue is subject to future approval by the Board, and ii. Approval by the Planning Board of a Transportation Demand Management Plan, and iii. Any work in the City Right of Way will require a Street Permit, and iv. Transformer, if needed,will be located such that it is not visible from the public right of way, and V. Bike racks must be installed before a Certificate of Occupancy is granted, and vi. A Staging Plan must be approved by Building and Engineering before issuance of a building permit, and vii. Noise producing construction shall be limited to the hours of 7:30 am a.m. and 7:30 pm p.m.,Monday through Friday, 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, Johnston, Jones-Rounds, Lewis, Schroeder Opposed: None Absent: Elliott Vacancies: None Adopted Resolution Approving Transportation Demand Management Plan: On a motion by Schroeder, seconded by Lewis: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for the apartments located at 118 College Ave. by Visum Development Group, applicant and owner, and WHEREAS: the applicant proposes to construct a 4-story apartment building containing 22 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD five dwelling units with a total of 28 bedrooms. The project is expected to attract primarily student tenants. Site improvements include walkways,landscaping and a retaining wall. All above-ground apartments will have a balcony facing College Ave. Site development will require the removal of the existing house with its associated retaining walls, driveway curbcut,walkways and two mature trees. The project site is in the CR-4 Collegetown Area Form District(CAFD)and has received Design Review,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 January 27,2017 (and as part of updated submission on April 24,2017)reviewed and accepted as adequate a Transportation Demand Management Plan(TDMP) dated 4-24-17 and prepared by Stream Collaborative,now, therefore,be it RESOLVED: that the Planning Board does hereby approve the aforementioned TDMP for the project at 118 College Avenue. In Favor: Blalock, Johnston, Jones-Rounds, Lewis, Schroeder Opposed: None Absent: Elliott Vacancies: None G. Townhouse Apartments (16 Units),323 Taughannock Boulevard by Noah Demarest for Rampart Real, LLC. Public Hearing Revie ,Determination of Environmental Significance and Potential Consideration of Preliminary & Final Approval. The applicant is proposing construction of 16 apartments on Inlet Island, on a 0.242 acre lot. The design is for 8 two story dwelling units each occupying the top two floors of the building. On the bottom floor there is a studio or professional office space for a maximum total of 16 units with up to 24 bedrooms. The applicant is proposing zoning for the site that is virtually identical to the City's adopted WF-2 zoning ordinance, the main difference being that the 1St floor studio or office spaces will have 10' high first floors as opposed to 12. However, the finished grade will be raised 2 feet to raise the building above the flood plain. The project includes an 8 space parking area that is accessed through the adjacent City-owned parking lot. The project includes some improvements to the city-owned parking lot including a partial re-design that will create a net gain of 4 spaces and which will require approval by the Board of Public Works. The project does not change the dimensions of the walkway along the Old Cayuga Inlet, and improves the existing landscaping and lighting. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4 (1) (h)[2] and(k) and the State Environmental Quality Review Act("SEQRA") § 617.4 9 (b) (11) and is subject to environmental review. 23 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD Noah Demarest of STREAM Collaborative and Steve Flash of Rampart Real, LLC updated the Board on the proposed project. Demarest noted the addition of one eepiala rooftop lantern, for a total of three, and the restoration of an intermediate curving transition at the base of each lantern to integrate them more smoothly into the roof below. He handed out a new perspective and detail sheets to the Board showing these two changes. He also said green screen has been added to the south elevation in a blank wall area, and added that the steel canopies over the doorways have been adjusted so that water sheds away from the walkways below. Demarest discussed Elliot's previous comment about how the rooflines appear in the renderings. Demarest also explained that the applicant has elected to retain the property as one parcel and rent the apartments. Public Hearing On a motion by Jones-Rounds, seconded by Lewis, and approved unanimously, Chair Blalock opened the Public Hearing. There being no public comments, on a motion by Lewis, 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 Jones-Rounds: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a town house project to be located at 323 Taughannock Blvd.by Noah Demarest for Rampart Real LLC, and WHEREAS: the applicant is proposing construction of 16 apartments on Inlet Island, on a 0.242 acre lot. The design is for 8 two story dwelling units each occupying the top two floors of the building. On the bottom floor there is a studio or professional office space for a maximum total of 16 units with up to 24 bedrooms. The applicant is proposing zoning for the site that is virtually identical to the City's adopted WF-2 zoning ordinance, the main difference being that the 1 st floor studio or office spaces will have 10' high first floors as opposed to 12. However•••,•••the finished grade will be raised 2 feet to raise the building above the flood plain. The project includes an 8 space parking area that is accessed through the adjacent City-owned parking lot. The project includes some improvements to the city-owned parking lot including a partial re-design that will create a net gain of 4 spaces and which will require approval by the Board of Public Works. The 24 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD project does not change the dimensions of the walkway along the Old Cayuga Inlet, and improves the existing landscaping and lighting, and WHEREAS: the project site is in an area currently under study for an Area Plan as a part of the Phase 11 of the Comprehensive Plan. Since this planning effort will result in changes in zoning requirements in this area,the City rezoned the entire area to a Temporary Mandatory Planned Unit Development(TMPUD)Zone,until the Area Plan is complete. Therefore,the project sponsor has also applied to Common Council for a TMPUD. The project may require a permit from the NYS Department of Environmental Conservation(DEC)and the NYS Canal Corporation. The project includes some improvements to the city-owned parking lot which may require approval by the Board of Public Works, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance("CEQRO") §176-4(1)(h) [2] and(k) and the State Environmental Quality Review Act("SEQRA") § 617.4 9(b)(11) and is subject to environmental review, and WHEREAS:NYS Department of Environmental Conservation,NYS Canal Corporation, City of Ithaca Board of Public Works, City of Ithaca Common Council, and Tompkins County Department of Health, all potentially involved agencies,have 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: 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"Boundary&Topographic Map No. 323 Old Taughannock Boulevard, City of Ithaca, Tompkins County,New York"dated 3-4-14 and prepared by TG Miller PC, and"Site Demo Plan(L100)","Site Layout Plan(L101)", "Grading Plan(L102)", "Planting Plan(L103)", "Details (L501)", "West and South Elevations(A201)', "North and East Elevations(A202)"and"Perspectives (A901)"dated 5-1-17 and untitled updated perspective drawing showing the addition of a second rooftop lantern on the northernmost building dated 5-17-17, and "Context and Inspiration"and "Exterior Features (3 sheets)", all hand-dated 5-17-17 and all prepared by Stream Collaborative, and"Structural Foundation Plan(S 101)"dated 1-10-17 and prepared by Tatum, 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 25 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD 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 Vacancies: None [J.G.S. Editorial Note: The following resolution, and associated discussion, had been omitted from the draft minutes.] The applicant requested consideration of Preliminary and Final Site Plan Approval at this meeting, even though the full set of project drawings had not yet been revised to show the several changes Demarest described above. Since all major issues had been resolved, Board members decided that approval could be granted this evening with the condition that the applicant return next month with a full set of internally-consistent drawings showing all the changes described above, so that the Board could confirm that all these had been properly documented. Demarest agreed to do this. Adopted Resolution for Preliminary and 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 town house project to be located at 323 Taughannock Blvd.by Noah Demarest for Rampart Real LLC, and WHEREAS:the applicant is proposing construction of 16 apartments on Inlet Island,on a 0.242 acre lot. The design is for 8 two story dwelling units each occupying the top two floors of the building. On the bottom floor there is a studio or professional office space for a maximum total of 16 units with up to 24 bedrooms. The applicant is proposing zoning for the site that is virtually identical to the City's adopted WF-2 zoning ordinance, the main difference being that the 1St floor studio or office spaces will have 10' high first floors as opposed to 12. However•••,•••the finished grade will be raised 2 feet to raise the building above the flood plain. The project includes an 8 space parking area that is accessed through the adjacent City-owned parking lot. The project includes some improvements to the city-owned parking lot including a partial re-design that will create a net gain of 4 spaces and which will require approval by the Board of Public Works. The project does not change the dimensions of the walkway along the Old Cayuga Inlet, and improves the existing landscaping and lighting, and WHEREAS:the project site is in an area currently under study for an Area Plan as a part 26 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD of the Phase II of the Comprehensive Plan. Since this planning effort will result in changes in zoning requirements in this area,the City rezoned the entire area to a Temporary Mandatory Planned Unit Development(TMPUD)Zone,until the Area Plan is complete. Therefore,the project sponsor has also applied to Common Council for a TMPUD. The project may require a permit from the NYS Department of Environmental Conservation(DEC) and the NYS Canal Corporation. The project includes some improvements to the city-owned parking lot which may require approval by the Board of Public Works, and WHEREAS:this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance("CEQRO") §176-4(1)(h)[2] and(k)and the State Environmental Quality Review Act("SEQRA") § 617.4 9(b)(11) and is subject to environmental review, and WHEREAS: NYS Department of Environmental Conservation,NYS Canal Corporation, City of Ithaca Board of Public Works, City of Ithaca Common Council, and Tompkins County Department of Health, all potentially involved agencies,have 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,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"Boundary&Topographic Map No. 323 Old Taughannock Boulevard, City of Ithaca, Tompkins County,New York"dated 3-4-14 and prepared by TG Miller PC, and"Site Demo Plan(L100)","Site Layout Plan(L101)", "Grading Plan(L102)", "Planting Plan(L103)", "Details (L501)", "West and South Elevations(A201)', "North and East Elevations(A202)"and"Perspectives (A901)"dated 5-1-17 and prepared by Stream Collaborative, and"Structural Foundation Plan(5101)"dated 1-10-17 and prepared by Taitem, and other application materials, and WHEREAS:The Design Review Committee reviewed the project on 5-16-17 and had the following comments: • The waterfront character for the building has been weakened in the submission dated 5-1-17, and 27 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD • The roofline is too large for the lanterns. Either break up the roof(as in a previous design)or increase the size and/or number of lanterns. It was also suggested that the previous features of the lanterns be restored, and • The rooflines are not congruent, and • The building previously had a stronger vertical element that added to its character. This element should be incorporated into the design, and • The suspended canopies should be enlarged for the comfort of those using the adjacent walkway, and • The materials have not been finalized but the applicant intends to use a d...an... irregular/varied stone base and 54...5"--- clapboard, and • The applicant should provide a roof plan for site plan review, and • The applicant should explore the use of a green screen on the€rem•••south••• facade of the southern-most building as there is no room for a planting bed, and WHEREAS:this Board,has on May 23,2017,reviewed and accepted as adequate: the following revised drawings intended to address the Design Review Committee's comments: a d...an...untitled updated perspective drawing showing the addition of a second rooftop lantern on the northernmost building dated 5-17-17, and"Context and Inspiration"and"Exterior Features (3 sheets)", all hand-dated 5-17-17 and all prepared by Stream Collaborative, 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:that the City of Ithaca Planning and Development Board did, on May 23, 2017, determine that the proposed project would result in no significant impact on the environment,now, therefore, be it RESOLVED:that the Planning Board does hereby issue preliminary and final site plan approval subject to the following conditions: i. Approval of the Common Council of the proposed TMPUD, and ii. Submission of revised keyed and colored elevations responding to the above- referenced comments of the Design Review Committee on May 16---.---••• ••• 2017, and iii. Submission of Floorplans, and iv. Submission of building materials samples, and V. Any work in the City Right of Way will require a Street Permit, and 28 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD Transformer, if needed,will be located such that it is not visible from the public right of way, and vii. Bike racks must be installed before a certificate of occupancy is granted, and viii. A Staging Plan must be approved by Building and 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.***,*** and X. The applicant shall return in June to the regular Planning Board meeting with the documentation requested above so that the Board may confirm that documentation is consistent with this approval. In Favor: Blalock, Johnston, Jones-Rounds, Lewis, Schroeder Against: None Absent: Elliot Vacancies: One H. Apartments (60 units), 232-236 Dryden Road,Noah Demarest of STREAM Collaborative for Visum Development Group. Declaration of Lead Agency, Public Hearing and Review of FEAF, Parts 2 & 3. The applicant is proposing to construct two four-story apartment buildings that will contain 6s0 dwelling units with 191 bedrooms. Two buildings are proposed, each with two grade planes, in order to allow for eaeh building to have a 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. 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 Group updated the Board on the proposed project. Demarest stated that the elevations continue to evolve. Adopted Resolution for Lead Agency 29 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD On a motion by Schroeder, seconded by Lewis: 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 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 grade planes, in order to allow for 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: State Law specifies that for actions governed by local environmental review the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and 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,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: Elliott Vacancies: None Public Hearing 30 DRAFT COPY —NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD On a motion by Johnston, seconded by Lewis, and approved unanimously, Chair Blalock opened the Public Hearing. Jenna Kendall, Director of Student Services at the Cascadilla School, and also the dorm mother of that institution's girl's residence at 228 Dryden Road, said that dorm's students walk up Summit meet Avenue to attend their classes. She said that, during construction, the girls will need an alternate route to safely get to the school building. She added that improvements to Summit meet Avenue will be needed after construction is complete, and that a rigl:A awy right-of-way connecting the dorm to the school is important. Kendall also questioned the address change for 114 Summit Avenue. The fire aepai4,. en has r-eqttested that the baek door-to 228 Di=ydea Read should be aeeessible to that. There being no further public comments, on a motion by Johnston, seconded by Jones- Rounds, and approved unanimously, Chair Blalock closed the Public Hearing. Regarding improvements to Summit Avenue, Fox stated they do not yet have written permission from other property owners to make improvements, so all improvements (except for repaving)will, as of now,be on the applicant's property. Cornish asked if the applicant spoke to Chief Parsons about a 10' separation from the rear of the girls' residence. Schroeder passed around copies of a large historical photograph he had found depicting the original appearance of the Cascadilla School dormitory at 114 Summit Avenue, which when built featured prominent east and west balconies and gable ends along with an active roof-scape enlivened with multiple dormers, chimneys and other vertical accents. Although almost all of this original detail has been stripped away, or obscured by a front addition(making the proposed demolition appropriate), Schroeder remarked that this was originally a magnificent structure. Schroeder asked Demarest if as had been suggested at the Project Review Committee meeting his continuing work on the elevations would include adding a more closely- spaced rhythm for the vertical stick detailing on the top floors of the two new buildings, in order to regularize the appearance of these verticals and to evoke the stick-work on the gable ends of the original architecture of the Cascadilla School dormitory. Demarest said yes, and said that balconies would also be added to the project, which could also make reference to the original dormitory building design. Demarest said he is incorporating as much historic reference as possible. Review of Full Environmental Assessment Form, Part 2 Schroeder said that Item 11, "Impact on Historic and Archeological Resources," should be checked yes, with language added on the "Other impacts" line noting that the Summit Avenue structure to be demolished was originally designed by prominent nineteenth century Ithaca architect William Henry Miller. 31 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD Review of Full Environmental Assessment Form, Part 3 Schroeder asked that the historic impacts section of Part 3 be modified to present and discuss the original design of the Cascadilla School dormitory building and the historic significance of the adjacent Cascadilla School itself. It was also noted that a tree survey should be provided. 4. Zoning Appeals The Board discussed the following Zoning Appeals and agreed to forward the following recommendations to the BZA: Appeal#3068—111 The Knoll: Area Variance Appeal of Noah Demarest on behalf of the owners Sherri Kimes and Ross Turnbull for an area variance from Section 325-8, Column 2,minimum distance restrictions for the R-U zone and Column 7,Lot Width at street of the zoning ordinance. The applicant proposes to purchase the property at 111 The Knoll and convert the single family dwelling to a group house that will be owned and managed by the Chesterton House Center for Christian Studies. As part of the group house conversion, an attached garage will be demolished and a new two story addition will be added to the existing building. The new addition will accommodate four additional bedrooms and two bathrooms that will be added to the existing 5 bedroom home. The intent of this proposal is to provide housing at 111 The Knoll for 16 female members in close proximity to 115 The Knoll which houses the male members. This will facilitate the operation of shared programing services for the Chesterton House Center. In 2015,the R-U zone district was amended to include a 500 foot restriction on new construction of specific uses permitted within the zone. This came about in 2014,when the Planning and Economic Development Committee of Common Council considered development proposals that conflicted with the wish to maintain the historic qualities and existing character of this neighborhood. "This particular historic district was developed as a planned"residence park,"with significant amounts of greenspace and informal landscaping in the Romantic tradition intentionally retained around its expansive homes to create a unique neighborhood identity."As a result,the permitted uses for new construction of multiple dwellings,rooming or boarding houses, cooperative households, dormitories, fraternities, sororities,and group houses were limited to 1 within every 500 feet measured from the edge of the property. 111 The Knoll is within the restricted 500 foot dimension of approximately 14 multiple dwellings. The property has an existing deficiency in lot width at street,having 41' of the required 125',which will not be exacerbated by the proposed project. The property is located in an R-U residential-university 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 planning impacts with this appeal. As 32 DRAFT COPY -NOT YET APPROVED BY MEMBERS OF THE PLANNING AND DEVELOPMENT BOARD stated above, the 2015 amendment was intended to preserve the "residence park"character of the district. The site is currently surrounded by multiple dwellings so the request does not represent a change to the character of the neighborhood. The appellant is adding an addition to the existing house while retaining the character of the site and district, as illustrated by the fact that the ILPC has granted a Certificate of Appropriateness to the project. The Board does suggest that a deed restriction or other mechanism be considered to assure that any changes by future owners are consistent with the current proposal. Appeal#3071— 324 S. Cayuga Street: Area Variance Appeal of Michael May,Esq. on behalf of the owner Caroline Pritchard for area variance from Section 325-8, Column 4, Off-Street Parking, Column 6,Lot Area, Column 7,Lot Width,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 324 S. Cayuga Street and 318-322 S. Cayuga Street. The existing parcel at 324 S. Cayuga Street is approximately 4,125 SF in total lot area and the applicant would like to consolidate the rear portion of the lot, approximately 1,856.3 SF, into the neighboring lands at 318-322 S. Cayuga Street. The lot lines of the two contiguous properties 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 324 S. Cayuga Street. The lot area for 324 S. Cayuga Street will be reduced from 4,125 SF to 2268.7 SF, of the 3,000 SF required by the ordinance. The lot at 324 S. Cayuga Street has a number of existing deficiencies in off-street parking, lot width, side yard and other side yard,but these deficiencies are not relevant with respect to issuing a Lot Line Adjustment. The property at 324 S. Cayuga Street is located in a B-4 zoning district where the proposed use is permitted. However, Section 290-6, lot line adjustment requires a variance be granted before a Lot Line Adjustment is issued. The Planning Board does not identify any long term planning impacts with this appeal. 5. Old/New Business A. Planning Board Comments on Proposal to Amend the Site Plan Review Ordinance The proposed changes were recommended by the Ithaca Shade Tree Advisory Commission, and principally involve criteria for tree preservation, plant selection, planting procedures and planting maintenance. These proposed revisions are now being considered for adoption by Common Council. Any comments from Board members are needed by the end of this week. B. Planning Board Comments on Proposal to Rezone Areas of the Waterfront Tabled until next month's meeting. 6. Reports 33 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 Cornish updated the Board on Planning Division work. 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 March 28, 2017 meeting minutes as edited by Schroeder were approved, with no modifications. In Favor: Blalock, Johnston, Jones-Rounds, Lewis, Schroeder Opposed: None Absent: Elliott Vacancies: None 8. Adjournment On a motion by Lewis, seconded by Schroeder, and unanimously approved, the meeting was adjourned at 9:15 &00 p.m. 34