HomeMy WebLinkAbout01-09-19 - Planning and Dev Board Project Review Committee Agenda“An Equal Opportunity Employer with a commitment to workforce diversification.”
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PLANNING & DEVELOPMENT BOARD Project Review
REVISED NOTICE OF MEETING & AGENDA
TO: City of Ithaca Project Review Committee (Planning & Development Board)
FROM: Lisa Nicholas, Deputy Director of Planning and Development
DATE: January 7, 2019
SUBJECT: Agenda for Project Review Committee Meeting: WEDNESDAY, JANUARY 9, 2019
The Project Review Committee Meeting is scheduled to begin at 10:30 a.m. in the Third Floor Conference Room,
City Hall, 108 E. Green St. Please call Anya Harris at 274-6550, if you cannot attend or you require additional
information.
10:30 Project: 109-111 Homestead Road, Minor Subdivision
Location: 111 Homestead Road
Applicant: Katrina Morse
Anticipated Board Action(s) in January: Declaration of Lead Agency, Public Hearing, Determination of
Environmental Significance, Recommendation to the Board of Zoning Appeals
Project Description: The applicant proposes to subdivide a 0.58 acre property into two parcels: Parcel A
measuring 0.33 acre (14,148 square feet) with 73.28 feet of frontage on Homestead Road and containing an
existing residential structure, driveway, and other site features; and Parcel B measuring 0.26 acre (11,113
square feet) with 75.5 feet of frontage on Homestead Road with an existing fenced-in vegetable garden. The
property is in the R-1a Zoning District, which has the following minimum requirements: 10,000 SF lot size, 75
feet of street frontage, 25-foot front yard, and 10-foot side yards. The project requires an area variance for
the existing deficient front yard on the proposed Parcel A, measuring 24.5 feet instead of the required 25
feet. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the
State Environmental Quality Review Act (“SEQRA”).
10:45 Project: Cayuga Street Townhomes
Location: 402 S. Cayuga Street
Applicant: Ithaca Neighborhood Housing Services
Anticipated Board Action(s) in January: Affirmation of Environmental Review – No Action
Project Description: The applicant proposes to construct four (4) for-sale townhomes that will target
moderate-income, first-time home buyers. The application and site plan was previously submitted and
reviewed by the Planning and Development Board and approved on March 24, 2015; however, after two
years passed, the approvals lapsed, necessitating resubmission of the application, as required by §276-10 of
the City of Ithaca Municipal Code. The applicant proposes the buildings to be two stories with parking below
to take advantage of the sloped site. Architectural features include front porches, rear decks, shifting roof
planes, and a varied color palette. Site development includes a common asphalt driveway in the rear,
walkways connecting each unit to the existing sidewalk on Cayuga Street, and landscaping. The project site is
in the R-3b Zoning District and requires an Area Variance for a front yard setback. This is a Type I Action
under the City of Ithaca Environmental Quality Review Ordinance, §176-4 (h)(2), and the State
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
“An Equal Opportunity Employer with a commitment to workforce diversification.”
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Environmental Quality Review Act, §617.4 (11). The Planning Board, as Lead Agency, has determined that the
project is consistent with the Negative Declaration of environmental significance issued on January 27, 2015,
and therefore, no additional review is required.
11:00 Project: Falls Park Apartments (74 Units)
Location: 121-125 Lake Street
Applicant: IFR Development LLC
Anticipated Board Action(s) in January: Review of Draft FEAF Part 3 – No Action
Project Description: The applicant proposes to build a 133,000 GSF, four-story apartment building and
associated site improvements on the former Gun Hill Factory site. The 74-unit, age-restricted apartment
building will be a mix of one- and two-bedroom units and will include 7,440 SF of amenity space and 85
parking spaces [(20) surface spaces and (65) covered spaces under the building]. Site improvements include
an eight-foot-wide public walkway located within the dedicated open space on adjacent City Property (as
required per agreements established between the City and the property owner in 2007) and is to be
constructed by the project sponsor. The project site is currently in the New York State Brownfield Cleanup
Program (BCP). Before site development can occur, the applicant is required to remediate the site based on
soil cleanup objectives for restricted residential use. A remedial investigation (RI) was recently c ompleted at
the site and was submitted to NYSDEC in August 2018. The project is in the R-3a Zoning District and requires
multiple variances. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”) §176-4 B(1) (h)[2], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617 -4
(b) (11).
Project materials are available for download from the City website:
http://www.cityofithaca.org/DocumentCenter/Index/852
11:20 Project: New Two-Family Dwellings
Location: 815-817 North Aurora Street
Applicant: Stavros Stavropoulos
Anticipated Board Action(s) in January: Determination of Environmental Significance
Project Description: The applicant proposes to demolish an existing two-family residential structure and
construct (2) new 1,290 SF two-family dwellings on a 9,590 SF lot. The existing residential building is a legally
non-conforming building with a side setback deficiency (2.9 feet instead of the required 5 feet). The
proposed redevelopment will include (4) parking spaces for (4) three-bedroom apartments. The applicant is
requesting the Board’s approval to use the landscaping compliance method for parking arrangement. The
project site is located in the R-2b Zoning District and meets all applicable zoning lot and setback
requirements. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”).
11:40 Project: Maguire Ford Lincoln Additions and Improvements
Location: 504 S Meadow
Applicant: John Snyder Architects PLLC
Anticipated Board Action(s) in January: Recommendation to the Board of Zoning Appeals
Project Description: The applicant proposes to demolish a portion of the existing building and construct two
additions with updated exterior materials. The existing building is 18,500 GSF, with 2,265 GSF proposed for
demolition. The new building will be 24,110 GSF. Site improvements include incorporation of a new
pedestrian walking path, and site connections to Wegmans. Approximately 311 parking spaces are proposed
to accommodate customer, service parking, employee, and display parking. Landscape design will improve
vegetative cover; however, it will not meet the City of Ithaca’s impervious/pervious requirements (12%).
The project site is located in the SW-2 Zone, is subject to the 2000 Southwest Design Guidelines, and will
require a zoning variance for a front yard that exceeds the maximum permissible in the SW-2 district (34 feet
maximum permitted, 69-feet 3-inch setback proposed). This is an Unlisted Action under the City of Ithaca
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Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act
(“SEQRA”); however, it was treated as a Type I Action for the purpose of environmental review, for which the
Lead Agency issued a Negative Declaration on December 18, 2018.
12:00 Zoning Appeals
# 3113, Area Variance, 213 S. Fulton Street
# 3115, Area Variance, 109-111 Homestead Road
# 3116, Sign Variance, 661 Spencer Road
12:10 Agenda Review for 01-22-2019
12:20 Adjournment
cc: Mayor Svante Myrick & Common Council
Dr. Luvelle Brown, Superintendent, ICSD
Jay Franklin, Tompkins County Assessment
If you have a disability & would like specific
accommodations to participate,
please contact the City Clerk at 274-6570 by
12:00 p.m., no later than 2 days (not including
weekends and holidays) before the meeting.
Out of consideration for the health of
other individuals, please try to refrain
from using perfume/cologne and other
scented personal care products at City
of Ithaca meetings. Thank you for your
cooperation and understanding.
gl 1/5/2019
APPEAL # 3113 213-217 S. FULTON STREET
(Agway)
Appeal of Andy Boerman on behalf of the owner B & H Realty Corp. of Ithaca for area variance
from Section 325-8, Column 8, Number of Stories, Column 9, Height in Feet, Column 12, Side Yard,
Column 13, Other Side Yard, and Column 14/15, Rear Yard requirements of the Zoning Ordinance.
The property at 213-217 Fulton Street is one parcel that is segmented by Fulton Street and the
railroad tracks owned by Norfolk Southern Corporation. In September of 2018, a portion of Agway’s
storage building, located west of the railroad tracks off Fulton Street, was destroyed by fire. The
applicant proposes to replace the damaged portion of the building and add approximately 700 S.F. of
additional storage space. The property is located in the West End Water Front zone which requires
new construction to be a minimum of 24 feet in height and have a minimum of two stories. The
applicant proposed to construct a one story addition with a pitched roof that has an average height of
12’-6”. The new storage space will be used for Agway’s product inventory that needs to be at ground
level to access the products. A two story building would result in unusable space and not serve the
needs of the business. The storage building has existing deficiencies in side yard, other side yard and
rear yard that will not be exacerbated by the prospered addition.
The property is located in a West End/Water Front use district where the proposed use is permitted.
However, Section 325-38 requires that an area variance be granted before a building permit is issued.
CITY OF ITHACA
Board of Zoning Appeals ― Notice of Appeal