HomeMy WebLinkAboutMN-PDB-2018-06-26Approved by the Planning and Development Board September 25, 2018
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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
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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
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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.
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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.
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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.
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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
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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.
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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
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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
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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
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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
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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
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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.