HomeMy WebLinkAboutMN-PDB-2018-03-27Approved by the Planning and Development Board April 24, 2018
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Planning and Development Board
Minutes
March 27, 2018
Board Members
Attending:
McKenzie Lauren Jones, Acting Chair; Mitch Glass; Matthew
Johnston; Emily Petrina
Board Members Absent: Jack Elliott, Robert Aaron Lewis
Board Vacancies: One
Staff Attending: JoAnn Cornish, Director, Division of Planning and Economic
Development
Lisa Nicholas, Deputy Director of Planning, Division of Planning
and Economic Development
Anya Harris, Administrative Assistant, Division of Planning and
Economic Development
Applicants Attending: Stewart Park Inclusive Playground
Rick Manning, Friends of Stewart Park
Diana Riesman, Friends of Stewart Park
Andrew Sciarabba, P.E., VP, Principal Engineer, T.G. Miller
Waterfront Project (Sketch Plan)
Noah Demarest, STREAM Collaborative;
Nick Lambrou, Project Sponsor;
Lincoln Morse, Project Consultant
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Acting Chair Jones called the meeting to order at 6:02 p.m. and explained that she is acting as
chair tonight because the newly appointed chair, Robert Aaron Lewis, is home with a new baby.
She welcomed new members Mitch Glass and Emily Petrina, and Board members and staff
introduced themselves to the audience. Jones also expressed gratitude for the years of service put
in by former members Blalock and Schroeder.
1. Agenda Review
Jones noted the addition to the agenda of a sketch plan update for the proposed waterfront
project.
Deputy Director Nicholas said that they would also need to discuss Project Review Committee
attendance.
2. Privilege of the Floor
Jones opened privilege of the floor.
Mark Kielmann of 100 Enfield Center Rd., owner of The Nines, spoke against the historic
designation of 311 College Ave. He said that he understands that the item has gone back to the
ILPC, and he expressed frustration that he had not been notified that the Planning Board
discussed the issue and decided to recommend designation at their February meeting.
The Board and staff told him that he is welcome to submit comments in writing at any time.
Cynthia Brock, First Ward Alderperson, spoke against the zoning currently proposed for the
Chainworks District. She said that the current plan would allow buildings up to six stories tall to
within 30 feet of the property line and that she’s asking for a bigger transition zone between the
high density residential and the single family homes in the neighborhood. She said that in other
areas of the city buildings have been restricted to 125 percent of the building next door. She also
said she thinks a 30’ buffer might be too small and suggested they might consider 50’ instead.
There being no other comments from the public, Acting Chair Jones closed the Privilege of the
Floor.
3. Site Plan Review
A. Stewart Park Inclusive Playground, Stewart Park, by Rick Manning for the City of
Ithaca. Consideration of Preliminary & Final Approval. The applicant is proposing to
construct a new accessible playground with a splash pad, separate play structures for pre-
school and school-aged children, an accessible berm with a pathway and overlook, two
play gardens, several freestanding pieces of play equipment, a new structure that will
contain a covered picnic pavilion, two accessible bathrooms and storage/office space, and
accessible paths linking the playground to other areas of the park. The project also
includes installing a permanent structure to cover the carousel, reorganization of the
adjacent parking area to add 35 spaces, new plantings, signage, furnishings and other site
improvements. The project is in Stewart Park and the P-1 Zoning District. This has been
determined to be a Type I Action under the City of Ithaca Environmental Quality Review
Ordinance (“CEQRO”) §176-4 B.(1)(h)[2]and (5) and the State Environmental Quality
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Review Act (“SEQRA”) § 617.4 (b)(10) for which the Lead Agency made a Negative
Determination of Environmental Significance on February 27, 2018.
Rick Manning, Diana Riesman, and Andrew Sciarabba appeared in front of the Board to review
changes made to the inclusive playground proposal since the last meeting. Sciarabba listed the
highlights of the changes, including a revised tree protection plan, modifications to the erosion
sediment control plan, a slight shift in the layout of the bathroom and pavilion to have the
building within 100’ of Stewart Park Road (per the Fire Department’s request), shifting the
handicapped accessible parking spaces along the west end of the parking lot, adding signage to
the entry kiosk, adding a raised crosswalk where the parking lot meets Stewart Park Road,
modifying the striping on the crosswalk, adding a mid-lot crosswalk and lines formalizing the
parking spaces, moving the bike rack slightly, and adding a drinking fountain.
Manning said that they are still finalizing color selection for the benches. He also said that they
decided on a plain top for the 3-foot-tall perimeter fence, noting that the addition of finials like
the ones on the taller fence around the carousel might constitute a hazard, adding that the two
fences match otherwise, that they are from the same line, etc. He said they will match the fence
color scheme in other places where they have metal, such as the bike racks and water fountain.
He said that the seating “boulders” will be a native limestone quarry block, like what can be seen
elsewhere around town, notably at The Farmers’ Market. He shared a sample of the safety
surfacing with the Board. He said as well that the entry kiosk was modified to more closely
resemble the water tower that inspired its design.
Manning also reported that the BPW had approved the project in the previous week, and they
had agreed upon cost estimates for the water\sewer and annual maintenance needs of the park.
Johnston said he agreed with the finial decision and liked the relocation of the bike rack. He
thanked the applicants for their detailed responses, and he asked about the finishes, whether
things would be painted or powder coated, and if fading would be a concern.
Manning said that it would depend on which item being considered, but that most furnishings
coming from manufacturers would be powder coated. Others would be painted on site. He
referenced the benches on the Waterfront Trail and said that they were galvanized and painted
and have held up very well.
Jones asked staff if they think the applicants should provide samples of all materials or if they
were comfortable with drawings and a list of materials to be used.
Deputy Director Nicholas said that they are planning to use the same materials as previously
approved for the Tea Pavilion.
Director Cornish said that she thinks everyone is pretty familiar with the materials in the park
and suggested that staff can monitor as the project progresses and if they see anything they aren’t
comfortable with, bring it back to the Board.
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Jones also asked the applicants if they would provide a list of priorities, as determined by
financing, per the discussion at the Project Review Committee meeting. She said that she wants
to be sure the Board understands that some aspects of the project might not be completed if
funding is not secured. She said she wants everyone to know what those elements could be, even
if they are only cosmetic.
Manning said that there are some main things that they need to do and then there are some
smaller features that may need to be added later if financing becomes an issue. He said they
anticipate having to make some choices as the project progresses, and they will be working with
the Parks, Recreation, and Natural Resources Commission and with the BPW as they move
forward. He said that they would be keeping all the stakeholders informed.
Jones invited the other Board members to ask questions if they had any.
Petrina asked about the reason for putting a roof over the carousel, and also how durable they
think the material selected will be.
Manning explained that the reasoning behind putting a roof over the structure is because they
want to protect it from the elements but also be able to leave it up year round. Currently, they
take it down every winter which is labor intensive and causes parts to break during assembly and
disassembly. He said they selected the material for the roof because it would still allow the
colorful top of the carousel to be visible. He said that the designer of the structure had used the
material at a car dealership locally and found it to stand up well 12-plus years later, so they
thought it would be fairly durable.
Director Cornish confirmed that the stockpile of replacement parts for the carousel is almost
gone.
Cornish then asked about the size of posts holding up the roof, and whether they would allow for
plywood to be applied to protect the carousel.
Manning said either plywood or a plastic shrink wrap product would be used to winterize the
carousel, and that yes, the posts would be sufficient. The plan currently calls for 8-by-8-inch
posts.
Glass asked about the possibility of reusing or donating the existing equipment elsewhere.
Manning said that none of the equipment meets current safety and accessibility codes but that it’s
allowed to stay in place because it’s grandfathered in.
Reisman said that they are keeping the tall swings and the whirly bug (Stewey) because they are
so popular.
Manning said that Jeanne Grace and some others have suggested leaving what is there in place,
but he expressed concern that by making so many substantive changes to the playground the
equipment might lose its “grandfathered” status.
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Glass asked about lighting and plantings.
Manning said that there is no lighting planned for anywhere other than the pavilion because the
park is closed at night.
Reisman said that they are going to work with the Ithaca Garden Club to do plantings in a later
phase, once they have a chance to do the community build and see how it comes together.
Manning said that it will probably be so over-run with kids that they would end up putting plants
in the wrong places unless they first assess how the space will be used.
Adopted Resolution for Preliminary & Final Approval:
On a motion by Johnston, seconded by Petrina:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for installation of a new playground at Stewart Park by Friends
of Stewart Park for the City of Ithaca, and
WHEREAS: The applicant is proposing to construct a new accessible playground with a splash
pad, separate play structures for pre-school and school-aged children, an accessible berm with a
pathway and overlook, two play gardens, several freestanding pieces of play equipment, a new
structure that will contain a covered picnic pavilion, two accessible bathrooms and storage/office
space, and accessible paths linking the playground to other areas of the park. The project also
includes installing a permanent structure to cover the carousel, reorganization of the adjacent road-
side parking areas to add 35 spaces, new plantings, signage, furnishings and other site
improvements. The project is in Stewart Park and the P-1 Zoning District, and
WHEREAS: The project requires Site Plan Approval by the Planning Board and approval by the
Board of Public Works for improvements on City Property. Dormitory Authority of the State of
New York (DASNY) will authorize the expenditure of approximately $1,000,000 of the proceeds
of the State and Municipal Facilities Program bond issuance for the Proposed Project, and
WHEREAS: This has been determined to be a Type I Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(h)[2]and (5) and the State
Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(10) and is subject to environmental
review, and
WHEREAS: DASNY, the City of Ithaca Board of Public Works, and the City of Ithaca Common
Council, all involved agencies, consented to the City of Ithaca Planning and Development Board’s
being Lead Agency for this project, and
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WHEREAS: the Planning Board, being the local agency which has primary responsibility for
approving and funding or carrying out the action, did, on January 23, 2018 declare itself Lead
Agency in Environmental Review for the proposed project, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, did, on February 27,
2018 review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1,
submitted by the applicant, and Parts 2 and 3 prepared by Planning staff and revised by the Board;
“Layout Plan (C103)”, “Existing Conditions Plan (C100)”, “Demolition Plan (C101)”, “Erosion
and Sediment Control Plan 2 sheets (C102)”, “Grading and Drainage Plan (C104, 105 & 106)”,
“Utility Plan (C107)” and “Details (C201 & C102)” with a latest revision date of 3/5/18 and
prepared by T.G. Miller P.C., and an unattributed drawing titled “Proposed Pavilion” dated March
2018 and an untitled drawing showing the carousel roofing structure and materials hand dated
3/27/18 and other application materials, and
WHEREAS: the Tompkins County Department of Planning and Sustainability, 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 City of Ithaca Planning and Development Board acting as Lead Agency did, on
February 27, 2018 determine that the proposed project will result in no significant impact on the
environment, and
WHEREAS: this Board, has on March 27, 2018 reviewed and accepted as adequate a new
unattributed drawing titled “Proposed Pavilion” dated March 2018 and other application materials
now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board hereby grants preliminary
and final site plan approval to the entire project with the understanding that final construction costs
may necessitate that certain discrete elements may be installed at a later date as funding allows,
and be it further
RESOLVED: that the City of Ithaca Planning and Development Board hereby grants such
preliminary and final site plan approval subject to the following conditions:
a. Submission of building material samples and a materials board, and
b. Submission to the Planning Board of project details such as, but not limited to site
furnishings and signage, and
c. Applicant will eliminate the pavement marking at the adjacent parking area that indicates
vehicular egress onto Stewart Park Road, and
d. The applicant has agreed that all metal elements will have a consistent black finish wherever
possible, and that all terminal ends of metal fences will have end posts, and
e. Applicant will notify the Planning Board of any and all changes to the project, and
f. This site plan approval does not preclude any other permits that may be required by City
Code, such as sign permits, tree permits, street permits, etc.
Moved by: Johnston
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Seconded by: Petrina
In favor: Glass, Johnston, Jones, Petrina
Against: None
Abstain: None
Absent: Elliott, Lewis
Vacancies: One
B. Waterfront Project – Sketch Plan Update
Noah Demarest, Nick Lambrou, and Lincoln Morse appeared to discuss updates to their
waterfront sketch plan for the Johnson Boatyard site (currently named City Harbor).
The new version of the plan orients the front of the Guthrie office building to Willow Avenue,
giving it more of a street presence, with parking behind. The developers intend to subdivide the
property, to create separate parcels for the Guthrie building and the residential areas. It’s
proposed that the parking lots in use by Guthrie during the business day will be available to the
public outside of normal business hours.
The new proposal includes row house-style town houses (for sale) facing the water between the
Guthrie building and the point with a three-story walk-up apartment building behind to be
separated from the row houses by a woonerf.
The proposal shifts the gas dock to the north, closer to the proposed new boating center and golf
clubhouse (on City property). The developers have been in talks with the Friends of Newman
organization. Applicants noted that proposed improvements to City-owned properties are strictly
conceptual at this stage.
The revised plans for the five story building at the point shifts it closer to the waterfront, putting
it up on a plinth to elevate it above flood stage. One half of the ground floor would be a
restaurant/event space, and the rest, 1- and 2-bedroom apartments. Per the zoning requirements,
the building steps back at the third floor. Upper levels have balconies and there’s a rooftop
terrace proposed. A grand lobby would cut through the middle of the building from the driveway
to the waterfront. A pedestrian bridge is proposed to connect the point building to the extension
building to the east. The bridge would allow residents to reach parking on the ground level of the
extension building without going outside, while providing access for maintenance to sewer lines
below, as protected by an easement.
All the buildings along the waterfront would essentially be designed to have two front façades,
one facing the water, and another facing the driveway access.
A brief question and answer period with the Board followed.
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4. Old/New Business
A. Chainworks District FGEIS – Update
Deputy Director Nicholas reported that the Chainworks team will submit the final EIS in April
and then appear at the April meeting of the PDB in order to provide an update. She also
suggested the Board consider scheduling a special meeting to review the project, noting there’s a
fifth Tuesday coming up in May.
B. Project Review Committee attendance
Nicholas also noted the need for attendance at the PRC meetings held at 10:30 a.m. on the
second Wednesday of each month. Glass, Petrina, and Jones said they would be able to attend
the April meeting. The Board members present discussed the possibility of rotating attendance
going ahead.
5. Reports
A. Planning Board Chair
Jones said she enjoyed serving as Acting Chair for the evening.
B. Director of Planning & Development
Director Cornish said the Green Building Policy is currently being circulated for comment.
Jones reminded the Board that there would be a public presentation on the draft policy document
the following evening from 5 to 7:30 at The Space at GreenStar.
Cornish said they were going to have meetings with representatives from Cornell and IC to
discuss the policy.
Cornish also mentioned current projects on and around the Commons, noting that the 300-ton
crane came in for the Harold’s Square project the previous week and erected the tower crane.
She also said that they were preparing for a massive continuous concrete pour in the next few
weeks.
Cornish also said that City Center at 301 E. State Street would be constructed using a system of
panels constructed off site, and she concurred with Johnston who noted that the Hilton Canopy
project was impacting traffic with the closure of Seneca Way.
C. Board of Public Works Liaison – no report, position vacant.
6. Approval of Minutes:
On a motion by Glass, seconded by Johnston, the February 27, 2018 minutes were unanimously
approved with no modifications at 7:54 p.m.
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On a motion by Petrina, seconded by Johnston, the January 31, 2018 minutes, as edited by
Schroeder, were unanimously approved with no modifications at 7:54 p.m.
7. Adjournment:
On a motion by Glass, seconded by Petrina, the meeting was adjourned at 7:55 p.m.