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HomeMy WebLinkAboutMN-PDB-2018-06-26Approved by the Planning and Development Board September 25, 2018 1 Planning and Development Board Minutes June 26, 2018 Board Members Attending: Robert Aaron Lewis, Chair; Jack Elliott; Mitch Glass; Matthew Johnston; McKenzie Lauren Jones Board Members Absent: Emily Petrina Board Vacancies: One Staff Attending: Lisa Nicholas, Deputy Director of Planning, Division of Planning and Economic Development Anya Harris, Administrative Assistant, Division of Planning and Economic Development Applicants Attending: 508-512 Edgewood Pl Tax Parcel # 62.-2-4 – Minor Subdivision Christopher Anagnost for Christopher George Real Estate 101 Pier Road Tax Parcel # 17.-1-1.2. – Minor Subdivision David Herrick, T.G. Miller, P.C. Linc Morse for Organic Waterfront LLC 128 W Falls St. – Major Subdivision Larry Fabbroni, Architect 750-770 Cascadilla St. – GreenStar Cooperative Market, Preliminary & Final Site Plan Approval Rob Morache, STREAM Collaborative Brandon Kane, GreenStar Andy Sciarabba, T.G. Miller, P.C. Linc Morse, Organic Waterfront 232-236 Dryden Road -- Apartments (60 Units), Revised TDMP Rob Morache, STREAM Collaborative 327 W. State Street Housing – Sketch Plan Rob Morache, STREAM Collaborative Approved by the Planning and Development Board September 25, 2018 2 Chair Lewis called the meeting to order at 6:05 p.m. 1. Agenda Review No changes were made to the agenda. 2. Privilege of the Floor Joe Wilson of 75 Hunt Road, Ithaca, introduced himself as a member of the Dryden Planning Board and a concerned citizen. He said that he is concerned about the pace at which energy inefficient natural-gas using buildings are being constructed around the City. He next asked three rhetorical questions: When will the recently passed Green Building Policy become law? Are you [the Planning Board] asking the right questions of developers, especially before the builders have committed to natural gas and less-than-optimal building efficiency? Are you aware that this past May was the hottest May on record? He concluded by saying that every building they approve that uses natural-gas pushes the planet closer to the 2° C point-of-no-return as identified in the Paris Accord. Wilson also provided the Planning Board members a written copy of his remarks, which has been included as an addendum to the minutes. There being no additional comments, Chair Lewis closed Privilege of the Floor. 3. Subdivision Review A. 508-512 Edgewood Pl Tax Parcel # 62.-2-4. Christopher Anagnost for Randolph C & Melanie L Murphy. Public Hearing, Potential Determination of Environmental Significance, and Potential Consideration of Preliminary & Final Approval. The applicant is proposing to subdivide the .718 acre (31,276 SF) property into two tax parcels: Parcel A measuring .326 acres (14,205 SF) with a width of 83.42 feet on Edgewood Place and containing an existing garage and driveway and Parcel B measuring .279 acres (12,136 SF) with a width of 61.30 feet on Edgewood Place and containing an existing single family home. The parcel is in the R-3a Zoning District which requires a minimum lot size of 7,000 SF, width at-street of 50 feet, front yard setback of 10’ and side yard setbacks of 10 and 5 feet, and a rear yard setback of 20%, or 50 feet. The site is in the East Hill Historic District; therefore, any future structure would be subject to approval by the Ithaca Landmarks Preservation Commission, as well as site plan review. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (h), and the State Environmental Quality Review Act (“SEQRA”), and is subject to environmental review. Chris Anagnost reviewed the subdivision proposal, saying that, historically, the parcel at 508- 512 Edgewood Place had been two lots. Sometime during the 1930s, the house at 508 was destroyed in a gas leak explosion, and the parcels were subsequently consolidated (probably at some point in the 1950s). He said that they want to separate the two parcels again so that Approved by the Planning and Development Board September 25, 2018 3 someone could potentially put a new house in at 508, and noted that any new building on the site would be subject to approval from not only the Planning Board but also the ILPC. He also submitted several maps and an excerpt from a 1934 telephone directory substantiating that that at least six adults had resided in the house at 508 Edgewood Place. Chair Lewis asked if the applicant had provided a topographic map of the site, as requested at the Project Review Committee meeting. Anagnost asked Deputy Director Nicholas if she had received one, and she answered she had not. Nicholas said due to the terrain there, she thinks it would the Board should see one before finalizing the subdivision. Anagnost said he would follow up and submit one. Public Hearing: On a motion by Jones, seconded by Johnston, Chair Lewis opened the Public Hearing. Pat Ehrich of 514 Edgewood Place spoke in opposition to the proposed subdivision, reading from a prepared statement, which has been included as an addendum to the minutes. Jim Goldman property manager for properties at 116 Osmund Place; and 400-404, 406, and 408 Stewart Avenue, spoke in favor of the proposed subdivision. He said they have not had any problem with the amount of traffic or foot traffic in that area, nor have they had trouble parking. He said he thinks it is appropriate to put in an additional home where one existed until the 1930s, and said that high density housing is the norm on all the surrounding streets, with many of the buildings from the same era. He also said that because it’s within the East Hill Historic District, anything that would be built there would be subject to ILPC review and have to fit the look, style, and character of the neighborhood. There being no further comments, on a motion by Glass, seconded by Johnston, Chair Lewis closed the Public Hearing. Applicant responded to some of the comments received, noting that traffic is a concern all over the city and that there are other factors (ILPC approvals and parking constraints) that would inform whatever ends up being built there. Chair Lewis, by unanimous consent of the Board, tabled the other resolutions (Negative Declaration, and Preliminary and Final Approval) pending the receipt of a topographical map from the applicant. Approved by the Planning and Development Board September 25, 2018 4 B. Minor Subdivision 101 Pier Road Tax Parcel # 17.-1-1.2. Linc Morse for Organic Waterfront LLC. Public Hearing, Determination of Environmental Significance, and Consideration of Preliminary & Final Approval. The applicant is proposing to subdivide the 7.816 acre property into two tax parcels: Parcel A measuring 3.846 acres with 388.3 feet of frontage on Willow Ave and 182.3 feet of frontage on Pier Road, and containing four existing buildings; and Parcel B measuring 3.970 acres with approximately 450 feet of frontage on Pier Road and containing one existing building. The property is in the Newman District which has a minimum side yard setbacks of 5 feet excluding town homes, and a rear yard setback of 20 feet from top of bank for properties located along the waterfront, and no minimum requirements for lot size, street frontage, or front yard. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (h), and the State Environmental Quality Review Act (“SEQRA”), and is subject to environmental review. The property is slated for future mixed-use development; however, the applicant is proposing to subdivide the property at this time to sell a portion of the property. These circumstances warrant a segmented environmental review for the subdivision, as a full environmental review will be conducted during the site plan approval process for the entire future development project comprising both parcels. Dave Herrick of T.G. Miller P.C. and Linc Morse of Organic Waterfront, LLC, appeared in front of the Board and explained that the intent of the subdivision was to create separate parcels for the new Guthrie medical office building and for the City Harbor waterfront project. They are proposing to keep all of the land along the waterfront as part of the City Harbor parcel. Herrick said that they had modified the proposal since their last meeting, making the strip along the waterfront slightly wider so they would have sufficient room to construct and maintain the seawall and waterfront trail, as well as accommodate a railing and lights. Herrick also explained that they have demolished a metal storage barn that would have been in violation of the setback requirements for the new lot lines. Public Hearing On a motion by Johnston, seconded by Glass, and approved unanimously, Chair Lewis opened the Public Hearing. There being no public comments, on a motion by Jones, seconded by Elliott, and approved unanimously, Chair Lewis closed the Public Hearing. Glass asked if the proposed waterfront walkway would be privately owned. Nicholas answered yes. Lewis said that during Project Review Committee Board members felt that the 8-foot walkway on an 11-foot right-of-way needed to be wider. He asked the Board how they felt about the width of the proposed walkway. Approved by the Planning and Development Board September 25, 2018 5 Glass asked if there was a City standard for a shared bicycle-pedestrian trail. Nicholas said it is 11 or 12 feet, not 8 feet. Johnston asked how wide the existing Waterfront Trail is. Jones said 12 feet. Glass asked the applicants if it would be possible to widen the walkway to 12 feet. Herrick said there are some variations in the width of the existing Waterfront Trail. Morse said they did a survey from Buffalo Street to the City Harbor site and that the Trail ranges from 8 to 12 feet, and that they want to maximize the trail in front of City Harbor to bring people to the location, and that it is wider than originally proposed. Nicholas asked what the width was originally. Herrick said closer to 9 feet from the retaining wall, so they have added 2 feet since the initial proposal. Morse said that they had to accommodate lights and hookups (electric and water) for the boaters, so adding to the width of the walkway helped them with incorporating the additional infrastructure. Jones asked who would be responsible for maintaining the trail. Morse said City Harbor would be responsible for that. After some additional discussion, Chair Lewis said he thinks they would need to widen the subdivision strip to 14 feet to accommodate the railings, lights, and boat hookups and create an 11-foot walkway. Johnston asked if the will be a connection from Willow Avenue, along the Guthrie property, to the new Waterfront Trail. Morse said there will, and that they would be presenting those plans in August. The Board next reviewed the resolution for a Negative Declaration. Nicholas reminded the Board that per the code, that though they are considering site plan and subdivision separately in this case, the subdivision can be no less protective of the environment than the site plan. Approved by the Planning and Development Board September 25, 2018 6 Adopted Resolution for Negative Determination of Environmental Significance On a motion by Jones, seconded by Glass. WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #17.-1-1.2, by Organic Waterfront LLC, and WHEREAS: the applicant is proposing to subdivide the 7.816 acre property into two tax parcels: Parcel A measuring 3.825 acres with 388.3 feet of frontage on Willow Ave and 182.3 feet of frontage on Pier Road, and containing four existing buildings; and Parcel B measuring 3.991 acres with approximately 450 feet of frontage on Pier Road and containing one existing building. The property is in the Newman District which has a minimum side yard setback of 5 feet excluding town homes, and a rear yard setback of 20 feet from top of bank for properties located along the waterfront, and no minimum requirements for lot size, street frontage or front yard. The applicant is also seeking the release of an historic railroad easement from the City, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and 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, and WHEREAS: The Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on May 22, 2018 declare itself Lead Agency for the project, and WHEREAS: the property is slated for future mixed use development; however, the applicant is proposing to subdivide the property at this time to sell a portion of the property. These circumstances warrant a segmented environmental review for the subdivision, as a full environmental review will be conducted during the site plan approval process for the entire future development project comprising both parcels, and WHEREAS: the Lead Agency states that subdivision approval of the proposed plat in no way approves or endorses a particular site layout for the future project, and WHEREAS: for the above reasons, a segmented review is clearly no less protective of the environment, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on June 26, 2018 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; a drawing titled “Survey Map No 101 Pier Road, City of Ithaca, Tompkins County, New York” and “Seawall Section” both dated 6/12/18 and prepared by T.G. Miller P.C. and other application materials, and WHEREAS: the Lead Agency has reviewed the draft document titled “An Ordinance to Release and Terminate City’s Easement for the Limited Right of Way to Construct a Railroad Track West of Willow Ave and concurs that the City has no interest, now and in the future, in constructing a railroad track in the location of the easement, and Approved by the Planning and Development Board September 25, 2018 7 WHEREAS: the City of Ithaca Parks Recreation and Natural Resources Commission, Tompkins County Planning Department, and other interested parties have been given the opportunity to commen t on the proposed project and any received comments have been considered, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and 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. Moved by: Jones Seconded by: Glass In favor: Elliott, Glass, Jones, Johnston, Lewis Against: None Abstain: None Absent: Petrina Vacancies: One Lewis asked about how the Board members felt about the width of the waterfront walkway, as currently proposed. Elliott said that they are proposing to meet the minimum width of the waterfront trail, and that the Board won’t know what they will ultimately propose until they see the site plan. He said they should instead propose to meet the maximum width of the trail. Jones asked if there was some way they could get a guarantee of an 11-foot walkway. Lewis said he didn’t know why they are looking at a subdivision showing 11 feet instead of 14 feet needed to create an 11-foot walkway. After some additional discussion between the Board and applicants, Lewis went around the table to gauge support for the subdivision as drawn. Johnston asked if it would be possible to include a condition regarding the width of the walkway. Lewis asked Nicholas about the possibility of adding a condition. Nicholas said that it would be possible, but it wouldn’t carry any legal weight as far as the subdivision is concerned, and that without an associated easement, it would just be a way of letting the applicants know that the Board intends to pursue it as a requirement during site plan approval. Lewis held a straw poll to find out if there was sufficient support to pass the subdivision as drawn, and said that if there is not, they could table it until the following month to let the applicants make revisions. The result of the vote was two yays and three nays. Lewis suggested that they return the following month with a proposal for a wider walkway. Herrick asked if they could modify the proposal to get it passed that night. He asked if they modified it to 14 feet, if that would be acceptable. Approved by the Planning and Development Board September 25, 2018 8 Jones said that would be great but that they would need updated drawings. Nicholas said that they could pass the resolution, provided that they submit a revised subdivision map showing the change. Applicants agreed, and Board members expressed support. Adopted Resolution for Preliminary & Final Site Plan Approval: On a motion by Glass, seconded by Elliott: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #17.-1-1.2, by Organic Waterfront LLC, and WHEREAS: the applicant is proposing to subdivide the 7.816 acre property into two tax parcels: Parcel A measuring 3.825 acres with 388.3 feet of frontage on Willow Ave and 182.3 feet of frontage on Pier Road, and containing four existing buildings; and Parcel B measuring 3.991 acres with approximately 450 feet of frontage on Pier Road and containing one existing building. The property is in the Newman District which has a minimum side yard setback of 5 feet excluding town homes, and a rear yard setback of 20 feet fr om top of bank for properties located along the waterfront, and no minimum requirements for lot size, street frontage or front yard. The applicant is also seeking the release of an historic railroad easement from the City, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and 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, and WHEREAS: The Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on May 22, 2018 declare itself Lead Agency for the project, and WHEREAS: the property is slated for future mixed use development; however, the applicant is proposing to subdivide the property at this time to sell a portion of the property. These circumstances warrant a segmented environmental review for the subdivision, as a full environmental review will be conducted during the site plan approval process for the entire future development project comprising both parcels, and WHEREAS: the Lead Agency states that subdivision approval of the proposed plat in no way approves or endorses a particular site layout for the future project, and WHEREAS: for the above reasons, a segmented review is clearly no less protective of the environment, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapters 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and Approved by the Planning and Development Board September 25, 2018 9 WHEREAS: the Planning and Development Board held the required Public Hearing on June 26, 2018, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on June 26, 2018 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; a drawing titled “Survey Map No 101 Pier Road, City of Ithaca, Tompkins County, New York” and “Seawall Section” both dated 6/12/18 and prepared by T.G. Miller P.C. and other application materials, and WHEREAS: the Lead Agency has reviewed the draft document titled “An Ordinance to Release and Terminate City’s Easement for the Limited Right of Way to Construct a Railroad Track West of Willow Ave and concurs that the City has no interest, now and in the future, in constructing a railroad track in the location of the easement, and WHEREAS: the City of Ithaca Parks Recreation and Natural Resources Commission, 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 City of Ithaca Planning and Development Board acting as lead Agency, did on June 26, 2018 determine the proposed project will result in no significant impact on the environment and issues a Negative Declaration of Environmental Significance, now, therefore, be it RESOLVED: the Planning Board does hereby grant Preliminary and Final Subdivision Approval to the proposed Minor Subdivision of City of Ithaca Tax Parcel #17.-1-1.2, by Organic Waterfront LLC subject to 1) revision of the subdivision such that the area of the proposed Parcel B that is to contain a future waterfront path be at least 14 feet wide at its narrowest, and 2) the submission of three (3) paper copies of the final approved plat, all having a raised seal and signature of a registered licensed surveyor. Moved by: Glass Seconded by: Elliott In favor: Elliott, Glass, Jones, Johnston, Lewis Against: None Abstain: None Absent: Petrina Vacancies: One 4. Site Plan Review A. Major Subdivision (3 Lots), Two Duplexes, One Single Family Home & Site Improvements – 128 W Falls St. Larry Fabbroni on behalf of Ron Ronsvale. Public Hearing, Consideration of Preliminary Subdivision Approval, and Recommendation to BZA. This project was approved by the Planning Board on 2-24-15 and received the required variances on 2-3-15. The applicant did not apply for a building permit or file the subdivision and the site plan and variances expired. The applicant now wishes to pursue the project as previously approved. The applicant is proposing to subdivide the parcel and construct one single-family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre) parcel into three: Parcel 1 will measure 3,686.9 SF with 37.5 feet of frontage and will contain a new single-family home; Parcel 2, measuring 4,389 SF and Approved by the Planning and Development Board September 25, 2018 10 with 46 feet of street frontage, will contain the existing single-story single-family home; and Parcel 3, measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes. The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two-family dwellings, minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet, respectively. The project includes seven off-street parking spaces, one driveway, sidewalks/walkways, and landscaping. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, for which the Board, acting as Lead Agency made a Negative Determination of Environmental Significance on 9-23-14. Lawrence Fabbroni, engineer and project manager, presented an overview of the project proposal Public Hearing On a motion by Elliott, seconded by Glass, Chair Lewis opened the Public Hearing. Mihal Ronen of 116 W. Falls Street expressed concerns about the project, saying that she will lose her view of the sunset. She also pointed out some discrepancies in the number of windows shown on the drawings and asked for clarification as to which set is accurate. Charleen Heidt of 107 W. Falls Street said she has also noticed a few discrepancies between the former and current plans, though she has not had an opportunity to review them closely. She also expressed concerns about increased density in an area where finding parking is already an issue. She further expressed concerns about flooding, saying that Fall Creek is no longer the sole source of flooding, but that ice jams on Cascadilla have caused flooding in the neighborhood for the past two years. On a motion by Johnston, seconded by Jones, Chair Lewis closed the Public Hearing. Adopted Resolution for Preliminary Subdivision Approval: On a motion by Jones, seconded by Johnston: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a subdivision of City of Ithaca Tax Parcel #13.-2-20, located at 128 West Falls Street, by Ron Ronsvale, applicant and owner, and WHEREAS: this subdivision (as well as the proposed site plan) were approved by the Planning Board on 2-24-15 and received the required variances on 2-3-15. The applicant did not apply for a building permit or file the subdivision and the site plan, subdivision and variances expired. The applicant now wishes to pursue the project as previously approved with minor changes to the building elevations, and WHEREAS: the applicant is proposing to subdivide the parcel and construct one single-family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre) parcel into three: Parcel I will measure 3,686.9 SF with 37.5’ of frontage and will contain a new single-family home; Parcel 2, measuring Approved by the Planning and Development Board September 25, 2018 11 4,389 SF and with 46 feet of street frontage, will contain the existing single-story single-family home; and Parcel 3, measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes. The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two -family dwellings, minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet, respectively. The project includes seven off-street parking spaces, one driveway, sidewalks/walkways, and landscaping, and WHEREAS: the project requires area variances for an existing front-yard deficiency, new front- and rear- yard deficiencies and parking, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act for which the Planning Board, acting as Lead Agency, made a Negative Determination of Environmental Significance on 9/23/14, and WHEREAS: as there are no changes to the originally approved project, nor new information about the project, the project is consistent with the Negative Declaration of 9/23/14, and WHEREAS: the subdivision is considered a Major Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Major Subdivision – Any subdivision of land resulting in creation of two or more additional buildable lots, 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 June 26, 2018, and WHEREAS: the City of Ithaca Parks Recreation and Natural Resources Commission, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any comments received have been considered, and WHEREAS: the Planning and Development Board, has, on June 26, 2018 reviewed and accepted as adequate plans entitled “Subdivision Plat, 128 West Falls Street” dated 5/30/18 and prepared by Lawrence P Fabbroni, and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board grants preliminary subdivision approval to City of Ithaca Tax Parcel #13.-2-20, located at 128 West Falls Street. Moved by: Jones Seconded by: Johnston In favor: Elliott, Glass, Jones, Johnston, Lewis Against: None Abstain: None Absent: Petrina Vacancies: One Approved by the Planning and Development Board September 25, 2018 12 B. GreenStar Cooperative Market, 750-770 Cascadilla St. Noah Demarest for The Guthrie Clinic. Consideration of Preliminary & Final Site Plan Approval. 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 is 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) for which the Board, acting as Lead Agency made a Negative Determination of Environmental Significance on 5-22-18. Rob Morache of Stream Collaborative reviewed changes to the proposed plans since the last meeting, reviewing changes to the plantings and parking lot, and sharing materials samples with the Board members. Adopted Resolution for Preliminary & Final Site Plan Approval: On a motion by Johnston, seconded by Glass: 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 150+/- 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. Approved by the Planning and Development Board September 25, 2018 13 WHEREAS: the Ithaca Industrial Development Agency (IDA), a potentially involved agency, has consented to the City of Ithaca Planning and Development Board being Lead Agency for this project, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did, on April 24, 2018 declare itself Lead Agency for the project, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapters 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on June 26, 2018, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on May 22, 2018 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3 prepared by Planning staff and amended by the Board; drawings titled “Existing Conditions (C101)”, “Erosion and Sediment Control Plan (C102)”, “Grading and Drainage Plan (C103)”, “Utility Plan (C104)”, “Details (C201)”, “Demo Plan (L100)”, “Layout Plan (L101)” showing the existing easements, “Perspective Views (L002)” and “Site Elevations (L201 & L202)”, all dated 3/23/18, “Proposed Easements (L003)” dated 5/1/18 and “Layout Plan (L101)”, “Planting Plan (L103)” “Site Structures (L502)” and “Site Details (L501)” dated 5/15/18 and prepared by Stream Collaborative and other application materials, and WHEREAS: the City of Ithaca Parks, Recreation, and Natural Resources Commission; 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 June 26, 2018 determine the proposed project will result in no significant impact on the environment and issued a Negative Declaration of Environmental Significance, and WHEREAS: this Board has on June 26, 2018 reviewed and accepted as adequate revised drawings titled “Site Plan (L101)” “Perspective Views (L002)”, “Layout Plan (L101)”, “Site Demo Plan (L100)”, “Planting Plan (L103)”, “Site Elevations (L201 & L202)”, “Site Structures (L502)”, “Site Details (L501)”, “Erosion and Sediment Control Plan (C102)”, “Grading and Drainage Plan (C103)”, “Utility Plan (C104)” and “Details (C201)” dated 6/13//18 and prepared by dated 6/13//18 and prepared by Stream Collaborative et al. and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Approval to the project subject to the following conditions: i. Submission to the Planning Board of project details, including but not limited to building materials, lighting, signage, etc, and ii. Submission to the Planning Board of updated information regarding off -site improvements that are under the jurisdiction of NYSDOT and the adjacent property owner, 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 Approved by the Planning and Development Board September 25, 2018 14 vi. A Staging Plan must be approved by Building and Engineering before issuance of a building permit, 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. Moved by: Johnston Seconded by: Glass In favor: Elliott, Glass, Jones, Johnston, Lewis Against: None Abstain: None Absent: Petrina Vacancies: One C. Apartments (60 Units) – 232-236 Dryden Road. Rob Morache, Stream Collaborative for Visum Development Group. Consideration of Approval of Revised Transportation Demand Management Plan. The applicant has revised the site plan such that the previously proposed off-site parking is no longer included in the project and has updated the TDMP narrative to reflect this. Adopted Resolution of Revised Transportation Demand Management Plan: On a motion by Johnston, seconded by Jones: 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 Ave, 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 WHEREAS: as limited parking is proposed for the project, the applicant submitted a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations, and WHEREAS: the Board did on June 27, 2017 review and accept as adequate a Transportation Demand Management Plan (TDMP), as part of a submission dated June 13th, 2017, and prepared by Stream Collaborative, and WHEREAS: the TDMP included a description of on-street parking that, although not listed as a component of the plan, is no longer available, and Approved by the Planning and Development Board September 25, 2018 15 WHEREAS: the Board has on June 26, 2018 reviewed and accepted as adequate a revised Transportation Demand Management Plan (TDMP), dated June 1st, 2018, and prepared by Stream Collaborative, that removes reference of the on-street parking spaces, now, therefore, be it RESOLVED: that the Planning Board does hereby approve the aforementioned revised TDMP for the project at 232-236 Dryden Road. Moved by: Johnston Seconded by: Jones In favor: Elliott, Glass, Jones, Johnston, Lewis Against: None Abstain: None Absent: Petrina Vacancies: One D. 327 W. Seneca Street Housing – Sketch Plan Patrick Braga and Rob Morache of Visum Development presented a sketch plan of a proposed plan to create affordable housing (“workforce” housing, with a target market of 70-80% AMI). Applicants explained site constraints and the variances they would be seeking. A question and answer session with the Board followed. 5. Zoning Appeals  #3099, 314 Taylor Street, Special Permit The Planning Board does not identify any long term planning impacts with this appeal. There is no exterior physical change to the property. The Board understands that occupancy may be limited to three unrelated individuals, however given the shortage of house this seems a simple way to add an additional bedroom. The Board would prefer that such Special Permits could be permanent to support the City’s housing goals.  #3100, 128 W. Falls Street, Area Variance Planning Board’s recommendation in September 2014 for the front and rear yard variances: The Planning Board strongly recommends granting this appeal. The applicant worked effectively with the neighbors to develop a plan that they could support. Planning Board’s recommendation in January 2015 for the parking variance: The Board enthusiastically supports granting this appeal. The needed variances resulted from changes to the site plan that were requested by the Board to improve the project and meet long term planning goals. These changes allowed the applicant to improve the overall layout of the plan, reduce impervious surface, create more useable greenspace, and make the project more attractive and compatible with the neighborhood.  #3101, 437 N. Aurora Street, Area Variance The Planning Board does not identify any long term planning impacts and supports this appeal- however it appears that the paving encroaches on the sidewalk. Approved by the Planning and Development Board September 25, 2018 16 6. Approval of Minutes: On a motion by Glass, seconded by Elliott, the May 22, 2018 minutes were unanimously approved with no modifications at 8:34 p.m. 7. Adjournment: On a motion by Johnston, seconded by Jones, the meeting was adjourned at 8:35 p.m. Joseph M. Wilson 75 Hunt Hill Road Ithaca, NY 14850 To: Members of the City of Ithaca Planning and Development Board Public Comment for June 26, 2018 As a member of the Dryden Planning Board, I come to you as a colleague as well as a concerned citizen of the County. I am concerned about the fast pace of approving energy inefficient,fossil fuel driven projects which have and might in the future be approved by the City.Among the future projects about which I am concerned are the very large North Campus Expansion at Comell and the various phases of the Chain Works. In my three minutes, I have three rhetorical questions. When will the Green Building Policy you recently passed become law? I ask because the City continues to approve projects using fossil fuels and built to traditional, energy inefficient standards. This violates the approach of your new Green Building Policy and violates the City, Town, and County's goals for the absolute reduction in Greenhouse Gas Emissions and "Natural"Gas use. Are you asking the right questions of developers especially before developers have committed to fossil fuels and less than optimal building efficiency? I ask because Ian Shapiro of Taitem Engineering,one of your Green Building Policy authors, has created a Power Point which gives guidance to planners and elected board members on how to encourage development which is more consistent with the City,the Town, and the County's goals than is currently occurring.(I attach a one-page "WHALE-R"teaser from the Power Point. I encourage you to contact Mr. Shapiro for the Power Point or, better, his presentation.) As you work with developers for all ofus community members,are you mindful that May was the hottest May in recorded world history and that each fossil fuel driven, energy inefficient building which you approve moves the world that your children and grandchildren will live in closer to the 2-degree Celsius point-of-no-retum stipulated by the Pairs Accord? R-renewables W -water H-heating (and cooling) A-appliances L-lighting E-/Ienvelopefl (also called enclosure) a -air-sealing i-insulation' d -doors and windows WHALE! WHALER! REMEMBER: OR EVEN: Energy Elements 6/26/2018 Attn:Planning and Development Board, City of Ithaca Re:Subdivision Application for 508-512 Edgewood Place Public comment submitted by Pat Ehrich and Frank Araneo Thank you for the opportunity to comment on the application submitted by Chris Anagnost for Randy and Melanie Murphy who own 508-512 Edgewood Place. Frank Araneo is the owner of 514 Edgewood Place and I am his partner.If you don't know the area,Edgewood Place sits directly behind the reconstructed Chapter House off Stewart Ave and is a tucked away,private lane off Osmun Place. 514 Edgewood is immediately adjacent to 512 and shares right of way and responsibilities for maintaining the roadway on this private lane. There are three dwelling units on the lane. Frank is unable to be here tonight due to a family emergency and I speak for both of us regarding this matter.We are not happy about having to oppose this request as Randy and Melanie have been good neighbors for the 14 years we have owned the property. But we are opposed to the subdivision for a number of reasons. The current owners of the property are looking to sell it and the application states that they want to subdivide their lot in order to create "two separate lots in order to build a one,two or three story structure on it."The Parcel A and Parcel B are currently one tax parcel and have been so for over 50 years. The separation into two parcels is not grandfathered to permit its use again as two separate lots. Under multiple dwelling use,it is possible for a developer to build a three unit,nine bedroom structure up to 40 feet in height on this site. Looking at it strictly from a development point of view,this is something a developer might consider as an acceptable use of the lot,Were it to be subdivided. Edgewood Place is located in a historic district and is on the national,state and local historic registry.514 Edgewood and its neighbors are historically significant because they were built for the Morse Family,founders of Morse Chain and cousin to Samuel Morris,inventor of the telegraph.514 features beautifully preserved late Victorian /early Arts and Crafts elements throughout the interior and exterior,remaining true to its original character.It is one of the finest examples of its kind in Ithaca. Although Frank and I currently use the house as a rental property for graduate students,our original intention when we bought the house was to make it our family home.We were out voted by our then 5 and 9 year old sons who choose to remain on Strawberry Lane, close to their schools and their swimming pool. They are now 19 and 23 years old and have lost all voting rights as we again consider 514 Edgewood Place again for our residence. With this in mind we are truly dismayed to learn the Melanie and Randy wanted to subdivide their lot in order to sell it for the purposes of development.We think the lane is entirely unsuited to further development give the tiny roadway that leads into the property and the extremely limited parking on the parcel being considered for subdivision.The lane is a very fragile,unique place which backs on to Cascadilla Gorge and contains some of the densest foliage anywhere in lower Collegetown.Besides being historic,the lane serves as a way station for animal life passing through Collegetown.A doe and her fawn were sitting on the platform at the end of the property just the other day. We feel it is important to maintain the character of this unique neighborhood as there are so few special spaces left in the historic district that give one a true feeling of what Ithaca was like at the turn of the zo"Century.If the subdivision were approved,we fear it would pave the way for development that is incompatible with the current character of Edgewood Place. Frank and I own several historic houses in Ithaca. Reverend George Bush,grandfather and great grandfather to two presidents,made his home in Ithaca at the home we own at 611 EastSeneca Street. Across the street at 117 Stewart Avenue,author Diane Ackerman made her home in the 1980's. At 120 Wait Ave,E.B.White was an occasional boarder while working on The Elements of Style. 508 Stewart Avenue was built for Charles E Cornell/grandson of Ezra Cornell.Our homes have history that is closely related to the growth of Ithaca and it is important that we try to maintain pieces of this history and preserve those areas that are coming under increased pressure from developers.We urge you to deny this subdivision.