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HomeMy WebLinkAboutMN-PDB-2018-04-24Approved by the Planning and Development Board May 22, 2018 1 Planning and Development Board Minutes April 24, 2018 Board Members Attending: Robert Aaron Lewis, Chair; Jack Elliott, Mitch Glass, Matthew Johnston; McKenzie Lauren Jones; Emily Petrina Board Members Absent: None 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: City Centre Scott Whitham, Whitham Planning and Design Breck Hamm, Humphreys and Partners Architects Gaelin Walsh, Whitham Planning and Design John Nicolich, Newman Development Group Jeff Smetana, Newman Development Group Jeff Walseman, Purcell Construction Hilton Canopy Hotel Scott Whitham, Whitham Planning and Design Yamila Fournier, Whitham Planning and Design South Meadow Square Retail Expansion Matt Oates, Benderson Development Duplex – 207-209 First Street David Barken, Barken Family Realty, LLC Frederick Barken, Barken Family Realty, LLC Approved by the Planning and Development Board May 22, 2018 2 GreenStar Cooperative Market Noah Demarest, STREAM Collaborative Linc Morse, Organic Waterfront, LLC Brandon Kane, General Manager of GreenStar Apartments – 232-236 Dryden Road Noah Demarest, STREAM Collaborative Chair Lewis called the meeting to order at 6:01 p.m. Board members and staff introduced themselves. 1. Agenda Review No changes were made to the agenda. 2. Privilege of the Floor Bruce Lane, co-owner of Purity Ice Cream at 700 Cascadilla Street spoke about the proposed relocation of GreenStar Cooperative Market to 770 Cascadilla Street. He said he is excited about the proposed development, saying that he thinks it is well thought out and that it will enhance the area and contribute to the health and growth of GreenStar. He did, however, cite several areas of concern: safety, parking, and aesthetics. With respect to safety, he said that people currently travel faster than they should along Cascadilla, and that there’s no speed limit posted. He said that the SRF traffic study indicated that it is a 20 MPH zone through there, and that he would like to see some signs posted to slow people down. He said that he is in mortal fear of children jumping out of cars and getting hit. He observed that people will turn from Meadow onto Cascadilla and accelerate as fast as they can to try to make the light on Fulton, and said that the added traffic from GreenStar customers will only exacerbate the problem. He also said that the intersection where GreenStar is proposed to be located is an odd one, and said he wonders how it will operate with significantly more traffic. He asked the Board to look at an email he had sent to consider the remainder of his concerns and thanked them for their time. Tim Hayes of 211-213 First Street spoke about the duplex project proposed for 207-209 First Street. He expressed concern for the trees in the area bordering the construction area, saying that one of the trees is around 80 years old; the impact on parking in the neighborhood; and the impact of additional light on the dark sky at night. He said that his bedroom is in the rear of the house immediately facing the new construction, so he stands to be impacted by the project, as do several neighbors in the vicinity. He suggested the applicant consider moving the house to the other side of the lot where it would back up against neighbors’ garages instead of the rear of neighboring houses with old walnut trees all around. There being no further public comments, Chair Lewis closed privilege of the floor. Approved by the Planning and Development Board May 22, 2018 3 3. Site Plan Review A. City Centre, 301 E State / MLK Jr. St by Whitham Planning and Design on behalf of NDG Capital Partners. Consideration of Project Changes and Conditions. The applicant proposes changes to the project that was approved on January 24, 2017. The changes primarily involve site layout, landscaping and building materials. 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. Gaelin Walsh reviewed a number of changes to the approved site plans, including relocation of three bike racks per City Engineering requirements, the addition of a curb ramp at the intersection of E. State and E. Green Streets, the addition of two outdoor kitchens next to the pergola, addition of a centrally located pergola on the first floor, curb alignment adjusted and an ADA ramp added in the courtyard drop-off area, bollards set back two feet from the face of the curbs at the corners of E. State and S. Aurora Streets per the Traffic Engineering Study as required by the City, parking and loading zones along State Street detailed, parking pay station sited per City Engineering, 12 feet of sidewalk added to connect E. Green Street sidewalk with yoga studio egress door, E. Green Street proposed sidewalk width changed from six feet to five feet to minimize impervious surface and meet DOT storm water runoff requirements, sidewalk extended to be within 20 feet of the easternmost transformer, per NYSEG requirements, and the change of the Hanover paver color to a slightly darker grey. Walsh also reviewed changes made after the PRC meeting including the addition of an 18-inch strip of grass added between the sidewalk and E. Green Street, changing the foundation plantings along State and Aurora Streets from pockets to a continuous bed, light fixture details, grading and utility changes, planting plan and plant schedule changes. Breck Hamm from Humphreys next described additional changes to the architectural plans, including addition of a fire pump room and a storm vault for water retention, expansion of the recycling room, a slight reconfiguration of the parking, and the addition of a vestibule by the elevators (all on the basement level). On the ground level, the configuration of the club house layout changed slightly, they added an egress door to the yoga room, and they relocated a second egress door. On upper floors, they changed the mix of apartments to include fewer two-bedroom apartments and more one-bedrooms. When asked about the changes by Jones, Jeff Smetana spoke about the reasoning behind changing the mix of apartments to include fewer studios and more one-bedrooms, saying they think those will be more attractive to young professionals and professors than would a studio. Hamm next discussed the addition of louvers to the exterior of the building, as required by a passive ventilation system. Approved by the Planning and Development Board May 22, 2018 4 John Nicholich explained the need for the vents relates to the NYSERDA Tier 3 requirements to bring fresh air into the building. He said it’s a fresh air intake louver, not a mechanical system. The grates will be 8” tall and 12” wide and painted to match the building. Hamm next reviewed the materials changes, going from Nichiha panels to metal and the slight changes to colors as a result. Jones asked if the yoga room egress door would match the wall of windows. Hamm said it would. Jones also asked if the applicants could show the Board the planters they referenced. Applicants agreed to provide a photo or a sample. Elliott asked if they would consider moving the sidewalk along Green Street farther from the road or including bollards to protect pedestrians from vehicles traveling over the curb. Applicants said they would look into it with the DOT. Approval of Project Changes & Conditions On a motion by Jones, seconded by Glass: WHEREAS: the City of Ithaca Planning and Development Board approved the City Centre Mixed Use Project with conditions on 1-24-17 and approved subsequent project changes on 5-23-17, and WHEREAS: the applicant is now requesting changes to the project including the following: revised layout, landscaping and furnishings in the rear courtyard area: an additional exterior door and connecting walkway on the east elevation facing Green Street; exterior metal vents at each unit for air intake; minor site adjustments to curb alignment, off street parking, bike rack location and bollard placement response to consultation with City Engineering; minor site layout changes to the southwest corner of the site facing Green Street to accommodate the required exterior transformers; a reduction in sidewalk width from 6’ to 5’ along Green Street in order to comply with NYSDOT stormwater requirements; and a change in cladding material from Nichiha Panel system to an Overlay metal panel system, and other minor changes, and WHEREAS: the project 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 for which the Planning Board, acting as Lead Agency. Made a negative determination of environmental significance on December 20, 2016, and WHEREAS: the Planning Board has determined that the proposed changes are consistent with the above referenced environmental determination and no further environmental review is required, and WHEREAS: the Planning Board granted approval on 1-24-17 subject to the following conditions: Approved by the Planning and Development Board May 22, 2018 5 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, 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 façade 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 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. 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 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 Approved by the Planning and Development Board May 22, 2018 6 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 producing construction shall be limited to the hours of 7:30 am and 7:30 pm, 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, did on May 23, 2017 review and accept 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- Typ 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 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 Planning Board determined that the following conditions had been met: i, iii, iv, v, vi, vii, x, xii, xiii, xiv, xv, xvi, xvii, and WHEREAS: the Planning Board, has on April 24, 2018 reviewed and accepted as adequate the following new, revised and retitled drawings: “Site Plan from SPA Conditions Submission”, “Changes to Site Plan”, “Details for Site Plan Changes”, “Grading and Utility Changes”, “Current Landscape Plan” “Plant Schedule Changes”, “SPA Conditions Submission”, “Current Lighting Plan and Fixtures”, “Changes made to Basement Level”, “Changes made to 1st Floor Level”, “Unit Mix Changes”, “Changes to Elevations”, “”Current Building Materials” and “Sample Images of Proposed Cladding” all dated 4/4/18, and “Post PRC meeting Site Plan Changes (3.1 & 8.1) and “Photo of metal panel mock-up (17.1)” dated 4/24/18 and all prepared by Humphreys & Partners Architects L.P. et al; and other application materials, and Approved by the Planning and Development Board May 22, 2018 7 WHEREAS: the Planning Board has determined that the following conditions had been met: viii and xix, now, therefore, be it RESOLVED: that the Planning Board does hereby approve proposed changes as detailed in the latest drawings referenced above subject to the following conditions: i. Submission to the Planning Board of details of the proposed bollards at the corner of E State/MLK Jr and Aurora Streets, and ii. Submission to the Planning Board of renderings and other details for the proposed pergola and outdoor kitchens, and iii. Submission to the Planning Board of details for the proposed planters, and iv. The applicant will investigate and present to the Planning Board methods to add additional protection to pedestrians from vehicular traffic on Green Street, and v. Submission to staff of a revised sheet 8.1 dated 4/24/18 to show plantings keyed to the plant schedule, and vi. Approval specifically excludes all signage, which will be reviewed and approved at such time as the applicant has prepared a full sign package, and be it further RESOLVED: that the following conditions will either be met during construction or before a Certificate of occupancy is issued: 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 Noise at producing construction shall be limited to the hours of 7:30 am and 7:30 pm, Monday through Friday, 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. Moved by: Jones Seconded by: Glass In Favor: Elliott, Glass, Johnston, Jones, Lewis, Petrina Against: None Abstain: None Absent: None Vacancies: One Approved by the Planning and Development Board May 22, 2018 8 B. Hilton Canopy Hotel, 115 Seneca Way by Whitham Planning and Design on behalf of Baywood Hotels. Consideration of Exterior Materials Color Change. The applicant is requesting to change materials colors for the project that was approved on February 23, 2016. Applicant Yamila Fournier reviewed the changes to the colors being proposed due to switching to a new manufacturer of panels and a new paint company. She explained that Hilton determined that they did not want to use the “Applesauce cake” yellow accent color and were proposing using a dark grey instead. Board members were not enthusiastic about the dark grey and suggested applicant return to Hilton and seek alternate color options. They asked for samples to be submitted and agreed to try to expedite the approval process by using email, etc. C. South Meadow Square Retail Expansion at 744 S Meadow Street by James Boglioli for Benderson Development Corp. Declaration of Lead Agency & Public Hearing. The applicant is proposing to build a 3,200 SF addition to the western end of the existing 17,546 retail space. The project will require the removal of an existing dumpster enclosure – which will be relocated to an expanded dumpster area behind the building to the south. The project includes the addition of two parking spaces to the existing lot. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and requires environmental review. Declaration of Lead Agency: WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a Lead Agency be established for conducting Environmental Review of projects in accordance with local and state environmental law, 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: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a 3,200 SF retail expansion to be located at 744 S Meadow Street, and WHEREAS: The applicant is proposing to build a 3,200 SF addition to the western end of the existing 17,546 SF retail space. The project will require the removal of an existing dumpster enclosure – which will be relocated to an expanded dumpster area behind the building to the south. The project includes the addition of two parking spaces to the existing lot, and Approved by the Planning and Development Board May 22, 2018 9 WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and requires environmental review, now, therefore, be it RESOLVED: that the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, is by way of this resolution declaring itself Lead Agency in Environmental Review for the proposed project. Moved by: Johnston Seconded by: Petrina In favor: Elliott, Glass, Johnston, Jones, Lewis, Petrina Against: None Abstain: None Absent: None Vacancies: One Matt Oates of Benderson Development provided a brief description of the proposed project to build an addition at South Meadow Square. Public Hearing On a motion by Elliott, seconded by Petrina, and approved unanimously, Chair Lewis opened the Public Hearing. There being no public comments, Chair Lewis closed the Public Hearing on a motion by Elliott, seconded by Jones, and approved unanimously. Johnston asked about the relocation of the dumpster. Oates said it would be moved across the lot to the existing enclosure. Jones asked if there would be any changes to parking. Oates said that they would add three spaces in front of the building addition. Deputy Director Nicholas asked the applicant to refer to the tree planting guidelines (provided) and be sure to use an adequate volume of structural soil for the trees. She also commented that the existing dumpster enclosure is too short to shield the dumpsters within and asked them to correct that. Jones observed that the detailing on the front and side of the addition does not continue around to the north (driveway facing side), and that it shouldn’t be treated as the back of the building, as it’s highly visible. Other Board members agreed that they would like to see additional detailing back there to make it more appealing. Approved by the Planning and Development Board May 22, 2018 10 D. Duplex – 207-209 First Street by David Barken for Barken Family Realty LLC. Declaration of Lead Agency. The applicant is proposing to build a duplex and install associated site improvements on the 12,609 SF (.3 acre) project site which comprises two tax parcels each containing one duplex. The project contains communal outdoor spaces including raised garden beds, exterior trash enclosures and walkways. Site development requires the removal of 5 mature trees. The current large parking area at the rear of 207 First St. will be converted to greenspace. The project requires two area variances: one for an existing side yard setback deficiency and the other to reduce parking by one space. This has been determined to be a Type II Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”). However, because this action has been determined to have potential impacts to the surrounding neighborhood, it is being reviewed as an Unlisted Action. Declaration of Lead Agency: On a motion by Johnston, seconded by Jones: WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a Lead Agency be established for conducting Environmental Review of projects in accordance with local and state environmental law, 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: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a duplex to be located at 207-209 First St., and WHEREAS: the applicant is proposing to build a duplex and install associated site improvements on the 12,609 SF (.3 acre) project site which comprises two tax parcels each containing one duplex (tax parcels to be consolidated). The project contains communal outdoor spaces including raised garden beds, exterior trash enclosures, and walkways. Site development requires the removal of 5 mature trees. The current large parking area at the rear of 207 First St. will be converted to greenspace. The project is in the R2-b Zoning District and requires two area variances: one for an existing side yard setback deficiency and the other to reduce parking by one space, and WHEREAS: this has been determined to be a Type II Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”). However, because this action has been determined to have potential impacts to the surrounding neighborhood, it is being reviewed as an Unlisted Action, now, therefore, be it RESOLVED: that the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, is by way of this resolution declaring itself Lead Agency in Environmental Review for the proposed project. Approved by the Planning and Development Board May 22, 2018 11 Moved by: Johnston Seconded by: Jones In favor: Elliott, Glass, Johnston, Jones, Lewis, Petrina Against: None Abstain: None Absent: None Vacancies: One Applicant David Barken reviewed the project changes geared to reflect suggestions made by the Board, including modifying the roofline of the duplex to mimic the existing homes, and adjusting orientation of the building to face the street. After a few questions and comments, Board members suggested moving the house about 5 feet to the south/south-east to make the sidewalk align more with the center of the building. Applicant agreed. Board and Director Cornish expressed a positive view of the changes made to the project to date. E. GreenStar Cooperative Market at 750-770 Cascadilla St. by Noah Demarest for the Guthrie Clinic. Declaration of Lead Agency & Review of FEAF Parts 2 & 3. The applicant proposes to relocate GreenStar Cooperative Market from its current location at 701 West Buffalo Street to an existing 29,978 SF building on a 2.8 acre project site comprising two tax parcels at 750 & 770 Cascadilla Street. The site is currently occupied by two one-story concrete block structures, covering 37,615 SF and 29,978 SF. There is 17,543 SF of greenspace, and the remainder of the site is paved. The larger of the two buildings will be demolished to make way for a 160+/- car parking area, which will feature new landscaping and stormwater treatment systems. New greenspaces, entry and an outdoor café will be developed around the perimeter of the building. The building will be connected to Cascadilla Street by a new sidewalk along the east edge of the lot, and new sidewalks will be installed along the Cascadilla Street frontage to connect the site with the City sidewalk network. A timber structure along the street edge will incorporate signage and parking lot screening and create a defined street edge. The project in the waterfront Market District (MD). This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(d) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(10) and requires environmental review. Declaration of Lead Agency: On a motion by Johnston seconded by Jones: WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a Lead Agency be established Approved by the Planning and Development Board May 22, 2018 12 for conducting Environmental Review of projects in accordance with local and state environmental law, 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: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a building remodel and site improvements for GreenStar Cooperative Market, and WHEREAS: the applicant proposes to relocate GreenStar Cooperative Market from its current location at 701 West Buffalo Street to an existing 29,978 SF building on a 2.8 acre project site comprising two tax parcels at 750 & 770 Cascadilla Street. The site is currently occupied by two one-story concrete block structures, covering 37,615 SF and 29,978 SF. There is 17,543 SF of greenspace, and the remainder of the site is paved. The larger of the two buildings will be demolished to make way for a 160+/- car parking area, which will feature new landscaping and stormwater treatment systems. New greenspaces, entry and an outdoor café will be developed around the perimeter of the building. The building will be connected to Cascadilla Street by a new sidewalk along the east edge of the lot, and new sidewalks will be installed along the Cascadilla Street frontage to connect the site with the City sidewalk network. A timber structure along the street edge will incorporate signage and parking lot screening and create a defined street edge. The project in the waterfront Market District (MD), 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)(d) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(10) and requires environmental review. WHEREAS: it has been requested that the Ithaca Industrial Development Agency (IDA), a potentially involved agency, consent to the City of Ithaca Planning and Development Board being Lead Agency for this project, and WHEREAS: the IDA concurred in writing that the City of Ithaca Planning and Development Board be Lead Agency for this project, now, therefore, be it RESOLVED: that the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, is by way of this resolution declaring itself Lead Agency in Environmental Review for the proposed project. Moved by: Johnston Seconded by: Jones In favor: Elliott, Glass, Johnston, Jones, Lewis, Petrina Against: None Abstain: None Absent: None Approved by the Planning and Development Board May 22, 2018 13 Vacancies: One Noah Demarest, STREAM Collaborative, Linc Morse, Organic Waterfront, and Brandon Kane, General Manager of GreenStar presented an updated project proposal. Demarest presented the proposed site plan, showing its location on an aerial photograph and the map, and the inclusion of a sidewalk and adjustments to the location of accessible parking spaces. He said the entire parking lot would be “barrier free” with no curbing. Demarest said he had met with Eric Hathaway and Tim Logue from City Engineering and said that a particular concern was to widen the sidewalk to make it as pedestrian and bicycle friendly as possible, something they support, but he said, their concern is the dimension of the property as a limiting factor. He said that the current designs show two 60’ wide parking areas with parking on either side of the central lanes, and a third (exit lane) with parking along only one side (5 rows of parking total). He said that their concern is to make the parking as functional as possible, but that it might be possible to reduce the parking areas to 58’ in width and add 4-6 feet to the sidewalk area, going from a 5’ to a 9’ walkway. He said it would be a tradeoff between favoring bikes and pedestrian access and having a parking lot that’s really tight with shopping carts, kids, and lots of traffic. He suggested a possible compromise would be to take 1’from each lane and create a 7’ sidewalk, but noted that a shared bike-pedestrian walk would typically be 10’, which he said is not possible. Jones said she doesn’t think one wide sidewalk in a sea of pavement is favoring pedestrians. She also said that while pedestrians might be able to traverse the (barrier free) parking lot easily, so could vehicles, and pull through spots, for example. Demarest said that bollards would prevent cars from overhanging the sidewalk or crossing the lot through spaces outside of the lanes. Jones she’s saddened by the site design. She said this is an opportunity to build an urban gateway to the city and that ending at the waterfront with a parking lot is missing an opportunity. She said that she feels like they wouldn’t have to worry about a 10’ sidewalk or some of the other issues if the building were facing the street. Morse said that one of the most dangerous aspects of the site is the north-west corner of the building at 750 Cascadilla. One of the main reasons they are proposing to demolish that building is the blind corner that would be made un-navigable by tractor trailers making deliveries. Demarest said there are a number of reasons why that building would not work, which is why that’s not on the table. Kane concurred, citing ingress-egress issues, and said that if they were to try to use the other building they would essentially have to have a parking lot fronting Route 13, which he Approved by the Planning and Development Board May 22, 2018 14 understands is something the Board would not want. He also said that GreenStar’s pro forma would not allow them to expand to 40,000 SF with parking two-thirds of what they have now, and that fundamentally, they couldn’t get the other building to work with customers and deliveries. Jones said that it wasn’t explained as not possible before, just that the other building was preferable, but she said that the proposed design will still result in a parking lot very visible from Route 13. She said she thinks the building design is great, but the orientation is disappointing. Director Cornish asked how wide the planting strip will be. Demarest answered 3’ planting strip of porous pavement, with 8’ of structural soil below in a continuous strip. The pitch of the pavement will drain into the planting strip. Cornish asked if they will protect the tree trunks. Demarest said they can look into adding tree protections, and that though it’s not currently shown, every parking space will have a light pole, a tree, or a bollard, so you will be physically unable to drive across. Cornish said she thinks they will have to add tree protections or else the trees will be gone after the first season. Deputy Director Nicholas said she still doesn’t understand why they will need that much parking. Kane said it is based on a mathematical function of their capacity. He said that their industry uses a lot of ratios and standards, and several market studies have indicated that they will need at least 150 spaces to handle their level of capacity. Morse noted that the new facility will be duel use – for both the Space and the store – which is presently served by two lots. He also said that some of the studies indicate the proposed lot is actually deficient in parking. Kane explained that they are increasing parking from 112 presently to 168 (18 shared with neighboring properties), increasing their retail square footage from 5,600 to 7,500, and reducing capacity of the Space from 225 to 150. Demarest then reviewed several easements on the property, “paper streets,” NYSEG easements, and other proposed changes to easements for access with neighboring properties. He also discussed plans for plantings to screen the building and lot along Cascadilla and the border with the Mirabito next door. Approved by the Planning and Development Board May 22, 2018 15 Glass expressed support for reducing the parking areas from 60’ to 58’, provided that it meets code, saying that it might slow traffic in the lot (a good thing), and that improving the main pedestrian-bike access from Cascadilla is a desirable goal. He also said that tree protections would be important, and that he would like to see more greenspace and a connection to the Waterfront Trail, if possible. Morse said he’s working with the Waterfront Working Group to try to open a connection but that Norfolk Southern is a barrier, though the other stakeholders are in support. Jones asked about putting a fence along the border with Mirabito. Demarest said they are in favor, but that there’s a new granite curb along the property line, adding that they are in talks with the owner. Elliott asked about creating a gateway feature at the entrance to the parking lot. Discussion about the farm stand and rain garden at the entrance followed. Demarest explained the NYSEG easement prevents them from building right at the corner. Nicholas asked if the sidewalk has to run along the eastern property line, or if it could be moved towards the middle of the lot. Demarest said that they selected that location because the tendency for a pedestrian to come down Cascadilla, hit the corner of the parking lot, and turn right, rather than overshooting the building and then turn right. He said it could also create traffic conflicts to move the sidewalk. Elliott asked if they considered planting trees along the rear façade that faces Route 13. Demarest said no, because in the short-term there is a good opportunity for signage there, and in the long-term, a new building will be build there. (CMC has indicated they have plans for that site.) Jones asked about foot traffic around the rain garden and farm stand. After some additional discussion, the Board reviewed the FEAF parts 2 and 3. Questions arose about drainage, and applicants said TG Miller still completing the SWIP. Demarest indicated there would be a net decrease in impermeable surfaces. Director Cornish asked applicants to submit a TDMP and/or plans to mitigate increase in traffic in that area. At the end of the review, Jones disclosed she is a member-owner of GreenStar. Approved by the Planning and Development Board May 22, 2018 16 F. Apartments (60 Units) at 232-236 Dryden Road by STREAM Collaborative for Visum Development Group. Request to omit rooftop mechanical screen. This project was approved on 6/27/18 for two four-story apartment buildings that will contain 60 dwelling units with 191 bedrooms 6/27/17. The applicant is requesting to omit the roof top mechanical screen on the 236 building. Noah Demarest showed some diagrams showing areas where it is or is not possible to see the rooftop mechanicals (and said the mechanicals are not visible from any nearby public rights of way), and explained that they are proposing to omit the screens on the top of the 236 building to limit the number of intrusions on the roof. Director Cornish said that while the mechanicals might not be visible from the roads, they will be visible from neighboring buildings. Board members asked questions about visibility of the mechanicals from various locations in the neighborhood. Director Cornish expressed skepticism that you would not be able to see the mechanicals from all nearby locations, especially given possibility of development of even taller buildings in the future. Demarest presented some images of examples of a grill-like screen being attached to mechanicals using a cage structure that would not require additional intrusions on the roof, but said that he and his team only learned of this alternate solution earlier that day. He offered to look into such an option and return with more details. Jones said that allowing them to proceed with no mechanical screening would be a dangerous precedent to set. Lewis asked if everyone was okay with the applicant to looking into options for a refined screening strategy and returning with details. Board members agreed. 4. Old/New Business A. Chainworks District FGEIS – Special Meeting in May Nicholas said that the final EIS should be ready within a few weeks and suggested a special meeting on the fifth Tuesday of May to review it. Board members agreed. B. Planning Board comments on the proposal to allow the Planning Board to grant Special Permits Director Cornish explained that the plan was to shift the responsibility for granting special permits from the BZA (which currently handles them) to the Planning Board. She reported that Approved by the Planning and Development Board May 22, 2018 17 BZA members had expressed concern that the Planning Board might attempt to approve variances in the event that a special permit required such. She said that she had clarified to them that no, Planning Boards in New York State cannot grant variances, and that in the event a special permit required one, the Planning Board would make recommendation to the BZA but that the granting of such a special permit would be contingent upon receiving the variance from the BZA. She said that the issue would go on to the PEDC in May and then on to Common Council for approval. Johnston asked how many special permits the City issues. Cornish said she wasn’t sure exactly, but that it wasn’t many – maybe seven – last year. 5. Reports A. Planning Board Chair Chair Lewis said that he does not have an official report, but that he is excited about the new role. He said his goals are to ensure that everyone gets heard and to keep on schedule as much as possible. B. Director of Planning & Development Director Cornish said that they have also in the past elected a vice chair, so in the event that the chair can’t attend, another board member is prepared to take on the responsibility of leading the meeting. Chair Lewis said he heard good things about Jones’ service as acting chair and nominated her for vice chair, and he asked members if there were any other nominations. There being no other nominations, the Board unanimously elected Jones to the position of vice chair. Nicholas also raised the question of attendance at the Project Review Committee, if they wanted to have a standing committee or rotating membership. Jones said she was happy to attend some, but could not attend all. Petrina said she would attend all for at least a few months. Lewis said that he was planning on attending all at present. Cornish said any of them could come, but that they just wanted to ensure at least two or three would be in attendance. Johnston asked if someone could coordinate via email to ensure sufficient attendance, noting that he would be willing to attend some now that he’s starting a new job whose schedule should allow for it. Approved by the Planning and Development Board May 22, 2018 18 It was agreed that Planning staff would send out monthly attendance inquiry/reminders for PRC meetings. C. Board of Public Works Liaison – no report, position vacant. 6. Approval of Minutes: On a motion by Jones, seconded by Petrina, the March 27, 2018 minutes were unanimously approved with no modifications at 8:44 p.m. 7. Adjournment: On a motion by Elliott, seconded by Johnston, the meeting was adjourned at 8:45 p.m.