Loading...
HomeMy WebLinkAboutMN-PDB-2019-06-25 Approved by the Planning and Development Board July 23, 2019 1 Planning and Development Board Minutes June 25, 2019 Board Members Attending: Robert Aaron Lewis, Chair; McKenzie Lauren Jones, Vice Chair; Garrick Blalock, BPW Liaison; Jack Elliott; Mitch Glass; Matthew Johnston; Emily Petrina Board Members Absent: None Board Vacancies: None Staff Attending: JoAnn Cornish, Director, Division of Planning and Economic Development Lisa Nicholas, Deputy Director of Planning, Division of Planning and Economic Development Anya Harris, Administrative Assistant, Division of Planning and Economic Development Applicants Attending: 243 Cliff Street -- Subdivision Laurie Hart, property owner David Nutter, property owner NCRE Cornell University – Presentation & Public Hearing Kathryn Wolf, Trowbridge, Wolf, Michaels, Landscape Architects Arvind Tikku, iKon.5 Architects Student Housing – 815 S. Aurora Street Noah Demarest, Stream Collaborative Charlie O’Connor, Modern Living Rentals Todd Fox, Visum Development Adam Fishel, Marathon Engineering John Mancuso, legal counsel to the property owner Visions Federal Credit Union – 410 Elmira Road Mitch Leech, PW Campbell Contracting Lisa Darling, Visions Federal Credit Union Joe Liguori, Visions Federal Credit Union Mike Ritchie, Costich Engineering Approved by the Planning and Development Board July 23, 2019 2 Immaculate Conception Redevelopment (Mixed-Use Housing) – 320 W. Buffalo Street Noah Demarest, Stream Collaborative Brandon Ebel, Stream Collaborative Lynn Truame, INHS Carpenter Circle Project Yamila Fournier, Whitham Planning and Design Tim Curley, Park Grove Realty Tom LaVigne, Park Grove Realty Tony Votaw, Cayuga Medical Center Chair Lewis called the meeting to order at 6:02 p.m. 1. Agenda Review Deputy Director Nicholas said that a revised agenda had been sent out. The Arthaus project at 130 Cherry Street was removed from the agenda in order to give them time to get results of air quality testing being performed at the site. 2. Privilege of the Floor Chair Lewis opened Privilege of the Floor. Sue Dennis, owner of the Hudson Heights Apartments, spoke in opposition to the student apartments project at 815 S. Aurora. Her comments were submitted in writing and are included as an addendum to these minutes. Roger Dennis, owner of the Hudson Heights Apartments, spoke in opposition to the student apartments project at 815 S. Aurora. His comments were submitted in writing and are included as an addendum to these minutes. Brian Grout of 809 S. Aurora Street spoke in opposition to the student apartments project at 815 S. Aurora. He said that he and his wife are both small business owners and are heavily invested in the City. He said that the solar study recently completed by the developers shows that their property will be completely deprived of natural light at certain times of the year due to the height of the proposed building A. He suggested a step back as a transition between the R-3 zone and his home (R-2a) and that they limit the total building height to three stories. He asked the Board members to come up to his house and look at the proposed project site from his driveway and imagine a four-story building just 10 feet from his property line. He said that the project is too far out of scale with the neighborhood and that it is solely for profit maximization, with smaller square footage units offering substandard housing. He said there will be 150 students at this apartment complex with no onsite management and not a lot of common space. He said kids love to throw footballs and Frisbees, to congregate, to hang out, but there’s very little space for them to do that. He said the project will add negative value to the community. He urged the Approved by the Planning and Development Board July 23, 2019 3 Board to require the developers to produce a second, independent solar study showing buildings that progress from one story along the property line up to three stories farther south to see if it would result in him getting more natural light at his home. He also asked that the developers do a study of the safety of being in close proximity of the radio frequencies generated by the tower. Russell Maines of 221 Prospect Street spoke in opposition to the student apartments at 815 S. Aurora. He said he was speaking both as a South Hill resident and as an attorney representing Brian Grout. He asked the Board to consider the aggregate impacts of this project on the neighborhood as a whole, such as life safety and quality of life. He said the lack of greenspace onsite will drive more students out into surrounding areas. He said that he is concerned about the cell tower and the parking lot becoming a congregation area. He said that traffic impacts are another concern, particularly northbound traffic in the morning and the southbound in the afternoon during school hours. He said that though the trip generation study said that the project will only generate around 20 ins and outs per hour, the aggregate impact is still significant. He said that considering declining enrollments at IC, he thinks the project is too much too fast, and he asked the Board to consider asking for a reduction in size of the project. Lisa Strayer of 361 Floral Avenue spoke in opposition to the proposed Arthaus on Cherry Street. She said it will block off all views of the hillside for people across the Inlet. She said the apartment sizes look abysmal. She said that the project seems very poorly thought out. There being no more members of the public appearing to speak, Chair Lewis closed Privilege of the Floor. 3. Approval of Minutes On a motion by Petrina, seconded by Jones, the May 28, 2019 minutes were approved unanimously with no modifications. 4. Subdivision A. Minor Subdivision and Construction of a Single Family Home, 243 Cliff Street, Laurel Hart & Dave Nutter. Declaration of Lead Agency, Public Hearing & Determination of Environmental Significance. The applicant proposes to subdivide the .36 acre site into two parcels and build one single-family home. The subdivision will result in Parcel A measuring .152 acres (6,638 SF) with 66 feet of frontage on Cliff Street and containing an existing single family home and garage, and Parcel B measuring .218 acres (9,484 SF) with 97 feet of frontage on Park Road. The property is in the R-3a Zoning District, which has the following minimum requirements: 5,000 SF lot size and 40 feet of street frontage for single-family homes, 10-foot front yard, and 10- and five foot side yards and a rear yard of 20% or 50 feet, but not less than 20 feet. Access to the proposed home on Parcel B will be via a new access drive connecting to Park Road. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(2), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11). Approved by the Planning and Development Board July 23, 2019 4 Applicants Laurie Hart and David Nutter appeared in front of the Board to present their proposal to subdivide their lot and build a new single-family home that would allow them to live primarily on one floor (for aging in place). They are proposing to sell their current home on Cliff Street once the new home is built. Adopted Resolution for Declaration of Lead Agency On a motion by Glass, seconded by Jones: WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for conducting environmental review of projects, in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a subdivision, the construction of one single family home and associated site improvements to be located at 243 Cliff Street, and WHEREAS: the applicant proposes to subdivide the .36 acre site into two parcels and build one single family home. The subdivision will result in Parcel A measuring .152 acres (6,638 SF) with 66 feet of frontage on Cliff Street and containing an existing single family home and garage, and Parcel B measuring .218 acres (9,484 SF) with 97 feet of frontage on Park Road. The property is in the R-3a Zoning District, which has the following minimum requirements: 5,000 SF lot size and 40 feet of street frontage for single family homes, 10-foot front yard, and 10- and five-foot side yards and a rear yard of 20% or 50 feet, but not less than 20 feet. The project likely needs an area variance for an existing side yard deficiency. Access to the proposed home on Parcel B will be via a new access drive connecting to Park Road, and WHEREAS: due to the site’s adjacency to parkland, this has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(2), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11) s, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, does, by way of this resolution, declare itself Lead Agency in Environmental Review for the proposed project. Moved by: Glass Seconded by: Jones In favor: Blalock, Elliott, Glass, Johnston, Jones, Lewis, Petrina Against: None Abstain: None Absent: None Vacancies: None Approved by the Planning and Development Board July 23, 2019 5 Public Hearing On a motion by Johnston, seconded by Petrina, Chair Lewis opened the Public Hearing. Cynthia Yahn said she represents a number of property owners in the area who are interested in doing a large multi-story residential redevelopment project in the vicinity of this project. She said they would be interested in acquiring the applicants’ parcel, but respect their property rights. She submitted written comments that are included as an addendum to these minutes. There being no additional members of the public appearing to speak, Chair Lewis closed the Public Hearing on a motion by Jones, seconded by Elliott. Applicant Nutter said that they had provided the required notices to their neighbors, but this is the first he’s heard about the project Yahn referenced. He said that as for the drainage issues she referenced, the City has recently done some work there, but it seems like the drains are at capacity now. The Board next reviewed Parts II and III of the EAF. Deputy Director Nicholas noted that the applicants had sighted a Grey Petaltail dragonfly (endangered) on the property, so they had a dragonfly expert come to do a survey to see if there was suitable breeding habitat there, and they found none. As a result, the applicants have submitted a revised page 12 of Part I of the EAF indicating the expert’s findings. Nicholas explained that the Environmental Review applies to both the subdivision and the site plan review of the single family home, and they just that day discovered an issue with a deficient side yard on the existing home which may necessitate the applicants obtain a variance from the BZA. She said they will need to add language to that effect. She also noted that there was some incorrect language in the energy section (a cut and paste error) and that the language would be modified to indicate energy use typical of a residential development of this size. Jones asked about the SWPPP. Nicholas said she had submitted their stormwater control drawing to Scott Gibson (City Environmental Engineer, Water), but had not yet received a response. She said that a project this size would not require a full SWPPP, but they have submitted plans addressing that concern. Jones said it is a concern for a project on a hill next to the Inlet. Jones next said that she appreciates the applicants’ efforts to build an energy efficient home, but then she questioned their selection of CertainTeed vinyl siding. She asked staff if the Board could request to see materials. Approved by the Planning and Development Board July 23, 2019 6 Applicants said they brought some samples, which they then shared with the Board. Hart said that their contractor, Carina, suggested that they switch from clapboard to Dutch lap, which is more rigid. Nutter said that they have thought about it carefully and said it’s a matter of maintenance and cost. He said his friends who live in wood homes have to deal with carpenter bees and use poisons to counter them. Hart said that either wood or Hardie board is about $10,000 more. Nutter said that they are investing in insulation. He said he’s not into throwaway plastic, but “plastic” that lasts for 20-30 years makes sense to him. He said the vinyl siding will allow them to easily and affordably maintain the home, without the use of expensive labor or poisonous paint. Jones said that moisture retention can be an issue with vinyl siding, but Carina specializes in this, so she hopes it won’t be an issue here. Glass asked about their plans for the existing house. Applicants said they intend to sell. Nutter said they realize housing in the City is at a premium and that they want there to be more, but he doesn’t want to be a landlord. Director Cornish said she really appreciates that they took the dragonfly issue seriously. Nutter said absolutely; it was exciting to see one in their garden. He said they recognized it from a sign they’d seen at Robert Treman State Park. He said the adults like to sit on tree trunks, but the nymphs can live for 5 years or more in muddy seeps in steep gorges, so it may have come from across the street or some other gorge in the area. Chair Lewis said that not every applicant would come back with a revised environmental assessment form and he appreciates their honesty. Jones asked about the driveway. Nutter said it would be flat from Park Road, and at least initially, would be gravel. He said, however, that if they require wheelchairs at some point in the future, it would be paved. Blalock asked if there would be any staff review down the line. Chair Lewis said that it is his understanding that their approval would be the end of the process. Staff agreed. Blalock suggested applicants might talk with staff about any plans for the surrounding area (per Yahn’s comments). Approved by the Planning and Development Board July 23, 2019 7 Deputy Director Nicholas said that applicants should realize that because the driveway crosses the swale, they will need to have it engineered to support a firetruck. Hart said that that is Carina’s standard procedure because they will have to cross it with very heavy sections of the modular house. Elliott asked if they had considered composite siding, as a problem with vinyl is that at the end of life, there’s nowhere to put it but in a landfill. Applicants said that the company will take it back at the end of life and recycle. Elliott said that that’s good news, but there are other issues, that in cold weather it can crack, and there are other environmental concerns, such as the production of PVCs from manufacturing and if there’s ever a fire, it will produce dioxins. Jones suggested they look into options because there are other manufacturers of cement board (not just Hardie board), and they might be able to find something more within their budget. Chair Lewis suggested that they try to stay on schedule, and the Board then considered the Negative Declaration. Adopted Resolution for Negative Declaration of Environmental Significance On a motion by Glass, seconded by Jones: WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a subdivision, the construction of one single family home and associated site improvements to be located at 243 Cliff Street, and WHEREAS: the applicant proposes to subdivide the .36 acre site into two parcels and build one single family home. The subdivision will result in Parcel A measuring .152 acres (6,638 SF) with 66 feet of frontage on Cliff Street and containing an existing single family home and garage, and Parcel B measuring .218 acres (9,484 SF) with 97 feet of frontage on Park Road. The property is in the R-3a Zoning District, which has the following minimum requirements: 5,000 SF lot size and 40 feet of street frontage for single family homes, 10-foot front yard, and 10- and five-foot side yards and a rear yard of 20% or 50 feet, but not less than 20 feet. The project likely needs an area variance for an existing side yard deficiency. Access to the proposed home on Parcel B will be via a new access drive connecting to Park Road, 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 one additional buildable lot, and Approved by the Planning and Development Board July 23, 2019 8 WHEREAS: due to the site’s adjacency to parkland, this has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(2), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11) s, and WHEREAS: that the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did, on June 25, 2019 declare itself Lead Agency in Environmental Review for the proposed project, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, did, on June 25, 2019 review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3 prepared by Planning staff and drawings titled “Boundary and Topographic Map No. 237- 239 & 243 Cliff Street, City of Ithaca, Tompkins County, New York” dated 1/10/19 and “Subdivision Map No. 243 Cliff Street, City of Ithaca, Tompkins County, New York” dated 4/18/19 and prepared by TG Miller PC, and “Foundation Plan C1” dated 3/22/19 and prepared by SPEC Consulting, and three drawings showing building elevations labeled EV1, EV2, EV3 & EV4 dated 5/24/19 and prepared by ICON Legacy and other application materials, , 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 that 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: Glass Seconded by: Jones In favor: Blalock, Elliott, Glass, Johnston, Jones, Lewis, Petrina Against: None Abstain: None Absent: None Vacancies: None 5. Site Plan Review A. North Campus Residential Expansion (NCRE), Cornell University Campus by Trowbridge Wolf Michaels for Cornell University. Consideration of Final Site Plan Approval. The applicant proposes to construct two residential complexes (one for sophomores and the other for freshmen) on two sites on North Campus. The sophomore site will have four residential buildings with 800 new beds and associated program space totaling 299,900 SF and a 1,200-seat, 66,300 SF dining facility. The sophomore site is mainly in the City of Ithaca with a small portion in the Village of Cayuga Heights; however, all buildings are in the City. The freshman site will have three new residential buildings (each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds and associated program space – 223,400 of which is in the City, and 177,800 of which is in the Town. The buildings will be between two and six stories using a modern aesthetic. The project is in three zoning districts: the U-I zoning district in the City in which the proposed five stories and 55 feet are allowed; the Low Density Residential District (LDR) in the Town which allows for the proposed two-story residence halls (with a special permit); and the Multiple Housing District within Cayuga Heights in which no buildings are proposed. This has been determined to be a Type I Action under the City of Ithaca Environmental Approved by the Planning and Development Board July 23, 2019 9 Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(5)(iii) for which the Lead Agency issued a Negative Declaration on December 18, 2018 and granted Preliminary Site Plan Approval to the project on March 26, 2019. Kimberly Michaels and Kathryn Wolf of Trowbridge Wolf Michaels, and Arvind Tikku of ikon.5 Architects appeared in front of the Board. Michaels reported that they had received final site plan approval from the Town within the past week and from the Village of Cayuga Heights within the past month. After a brief discussion, the Board considered Final Site Plan approval. Adopted Resolution for Final Site Plan Approval On a motion by Jones, seconded by Petrina: WHEREAS: the City of Ithaca Planning and Development Board (“City Planning Board”) has one pending application for site plan approval for the North Campus Residential Expansion (“Project”), located on Cornell University Campus by Cornell University though its agent Trowbridge Wolf Michaels LLP (“Applicant”), and WHEREAS: the Applicant is proposing to construct two residential complexes, one for sophomores (“Sophomore Site”) and the other for freshmen (“Freshman Site”) on two areas on North Campus (“Project Site”). The Sophomore Site will have four residential buildings with 800 new beds and associated program space totaling 299,900 SF, and a 1,200 seat, 66,300 SF dining facility. All buildings in the Sophomore Site are in the City of Ithaca (“City”); the small portion in the Village of Cayuga Heights (“Village”) contains landscape improvements. The Freshman Site will have three new residential buildings, each spanning the City and Town of Ithaca (“Town”) line with a total of 401,200 SF and 1,200 new beds and associated program space, 223,400 of which is in the City and 177,800 of which is in the Town. The buildings will be between two and six stories using a modern aesthetic. The Project is in three zoning districts: the U-I zoning district in the City in which the proposed 5 stories and 55 feet are allowed; the Low Density Residential District (“LDR”) in the Town, which allows for the proposed two-story residence halls (with a special permit); and the Multiple Housing District within the Village in which no buildings are proposed. 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)(b), (h) 4, (i) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(5)(iii), and WHEREAS: pursuant to CEQRO/SEQRA, on July 25, 2018 the City Planning Board distributed to all potentially Involved and Interested Agencies a Notice of Intent to Act as Lead Agency, a copy of the Project Application, and a completed Full Environmental Assessment Form Part I, and WHEREAS: the Town Planning Board, Village Planning Board, the NYS Dormitory Authority, NYS Department of Environmental Conservation, and the Tompkins County Department of Health are all potentially involved agencies in this action and have all consented to the City Planning Board acting as Lead Agency for this Project, and Approved by the Planning and Development Board July 23, 2019 10 WHEREAS: the City Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the Action, did, on August 28, 2018 declare itself Lead Agency for environmental review of the Project, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapter 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held a required Public Hearing on September 25, 2018. The public hearing was held open and the Planning Board continued and closed the public hearing at their October 23rd, 2018 meeting, and WHEREAS: the City Planning Board, acting as Lead Agency in Environmental Review, did, on December 18, 2018 review and accept as adequate a Full Environmental Assessment Form (“FEAF”), Part 1, submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and amended by the Planning Board, and the following environmental information: Report of Geotechnical Engineering Evaluations for Foundation Design for Site #1- CC Lot Proposed North Campus Housing, Ithaca, New York, February 8, 2018, John P. Stopen Engineering LLP; Report of Geotechnical Engineering Evaluations for Foundation Design for Site 2- Appel Fields Proposed North Campus Housing, Ithaca, New York, February 7, 2018, John P. Stopen Engineering LLP; Public Archeology Facility Report, Phase 1 Cultural Resource Survey, Cornell University North Campus Project, City and Town of Ithaca, Tompkins County New York, MCDs 10940, 10906, Andrea Zlotucha Kozub, Binghamton University, State University of New York, April 11, 2018; Traffic Impact Study for the Proposed North Campus Residential Expansion, City of Ithaca, Town of Ithaca, Village of Cayuga Heights, Tompkins County New York, June 2108, SRF Associates, Rochester NY; North Campus Residential Expansion, Circulation Study, April 2018, Kimley Horn of New York P.C.; Energy and Emission Impact Assessment of the North Campus Residential Expansion at Cornell University, 7/6/18 Taitem Engineering, PC, Ithaca, New York; North Campus Residential Expansion, Review Application Report, Cornell University, Ithaca, NY July 12, 2018; Memo dated September 17, 2018, from Kimberly Michaels, Principal Trowbridge Wolf Michaels LLP to Brent Cross, Village of Cayuga Heights; Memos dated October 12, 2018 and September 17, 2018, from Kimberly Michaels, Principal Trowbridge Wolf Michaels LLP to Chris Balestra, Planner, Town of Ithaca, and Memos dated November 14, 2018, October 12, 2018 and September 5, 2018, from Kimberly Michaels, Principal Trowbridge Wolf Michaels LLP to Lisa Nicholas, Deputy Director of Planning, City of Ithaca. WHEREAS: the City of Ithaca Parks Recreation and Natural Areas Commission, Tompkins County Department of Planning and Sustainability, and all other interested parties have been given the opportunity to comment on the proposed Project and all received comments have been considered, and WHEREAS: the City Planning Board, acting as Lead Agency, determined, as more clearly elaborated in the FEAF, that the Applicant has mitigated any potentially significant impacts to the environment, and WHEREAS: the City Planning Board did, on December 18, 2018, determine that, for the reasons detailed in Parts 2 and 3 of the FEAF, which are incorporated herein by reference, that the proposed Project will result in no significant adverse impacts on the environment and did issue a Negative Determination of environmental Significance, and WHEREAS: due to project changes, a second Public Hearing was held at the February 26, 2019 Planning Board meeting. Legal notice for the public hearing was published and property posted, and adjacent property owners notified in accordance with Chapter 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and Approved by the Planning and Development Board July 23, 2019 11 WHEREAS: the Planning Board, did on March 26, 2019 review and accept as adequate: the following updated and revised drawings: “Fire Access Plan’ dated 2-18-19 and signed by Ithaca Fire Chief, Parsons on 3-4-19, “Rendered Plan (L0.01)”, “Demolition Plan – Site 1 (L1.01, L1.02 & L1.04)”, “Demolition Plan – Site 2 -L1.03, L1.06 L1.07 & L1.08”, “Layout Plan – Site 1 L2.01, L2.02, L2.03 & L2.04”, “Layout Plan- Site Connector L2.05” “Layout Plan – Site 2 L2.06, L2.07 & L2.08”, “Enlarged Layout Plan –Site 1 L2.12” “Enlarged Layout Plan-Site 2 L2.13 & L2.14”, “Grading Plan-Site 1 L3.01, L3.02 & L3.04”, “Grading Plan-Site 2 L3.03, L3.06 L3.07 & L3.08” and “Grading Plan-Connector L3.05” all prepared by ikon5 et. al. and dated 2-08-19 and other application materials, WHEREAS: the Planning Board did, on March 26, 2019 grant Preliminary Site Plan Approval to the project. Such approval applied to the major elements of the site layout including building placement and footprints, location and design of major routes of site circulation pertaining to emergency access, personal, commercial and service vehicles, and pedestrians and bikes, grading and demolition, and pl acement of major hardscape features such as walls, patios, stairways, etc. Preliminary approval did not apply to the placement and arrangement of building façade features, building and hardscape materials and colors, planting plans, lighting, signage, site furnishings and other site details, and WHEREAS: Preliminary Approval for this project was subject to the following conditions: A. Before Final Site Plan Approval: i. Submission to the Planning Board of colored building elevations of all facades in the City of Ithaca, keyed to building materials, and ii. Submission of written documentation from the Village of Cayuga Heights and City of Ithaca Fire Chiefs, confirming that the proposed fire access plan shown on Sheet L0.03 and fire access-truck turning plan shown on Sheet L0.04 are both adequate for emergency response purposes, and that the Village of Cayuga Heights and City of Ithaca have coordinated emergency responses to the project site, iii. Full execution of a Memorandum of Understanding (MOU) between the City of Ithaca and Cornell University to facilitate and fund a project to replace and upgrade the Jointly Owned (City and Town of Ithaca) Thurston Avenue Sewer Interceptor, as specified in the memo written by Erik Whitney, P.E., City of Ithaca Assistant Superintendent of Public Works, Water and Sewer Division to Kim Michaels, RLA, Trowbridge Wolf Michaels, dated 10/12/18, and iv. Full execution of a Memorandum of Understanding (MOU) between the City of Ithaca and Town of Ithaca specifying responsibility for all building permits, certificates of occupancy, certificates of compliance, and all code-related inspections, and v. Full execution of a Memorandum of Understanding (MOU) between the City of Ithaca and Cornell University memorializing a joint commitment to develop and approve a reasonable pedestrian improvement plan for the intersections of Thurston Avenue (City owned) and Cradit Farm Drive and Thurston Avenue and Wait Avenue (City owned) that contains schedule milestones for Cornell, at its own expense, to: a) Hire consultants to oversee the project b) Develop preliminary and final project design documents in coordination with involved parties c) Prepare construction documents d) Construct project, and Approved by the Planning and Development Board July 23, 2019 12 vi. The Planning Board encourages Cornell work with the City of Ithaca to make the additional sidewalk improvements recommended by the transportation engineer in an email dated 9-12-18, and vii. Documentation that TCAT will add two buses to the North Campus routes to accommodate the increase in student population, and viii. Submission of final exterior lighting plans, details and photometrics demonstrating dark sky compliance and showing that no spillage occurs onto adjacent properties, and that nighttime lighting of buildings does not impact adjacent city neighborhoods, and ix. Submission of locations, designs, and details of any proposed signage associated with the project, and x. Receipt of preliminary site plan approval by the Town of Ithaca and Village of Cayuga Heights for the elements of the project located within those municipalities, and Documentation of progress for the following transportation improvements in the Town of Ithaca:  Provide a larger bus pull-off on Jessup Road (Cornell owned) in front of RPCC. The bus pull-off as currently shown accommodates only one bus at a time. The Applicant will work with TCAT to add two buses to the North Campus routes to accommodate the increase in student population.  Provide improved crosswalks along Jessup Road between the Project Site and the Townhouses to the north.  Widen Cradit Farm Drive (a Cornell-owned road) in front of Appel Commons and Helen Newman Hall to provide bicycle lanes, bus pull-offs on both sides and improve pedestrian crossings. This section of Cradit Farm Drive is the only section without bicycle lanes. Cradit Farm Drive is along major bus routes and has heavy pedestrian traffic. xi. Review and approval by the City Stormwater Management Officer of the Stormwater Pollution Prevention Plan (SWPPP), and xii. Identification on the site plans of the limits of the water/sewer main and/or roadway dedications (if applicable). All applicable dedicated infrastructure must be in conformance with City of Ithaca rules and regulations and standards, and B. Prior to issuance of building permits: i. Submission to Planning Staff of monitoring plan for Deep Dynamic Compaction, and ii. Approval by the City of the concept and locations of any applicable water and sanitary sewer mains and related infrastructure to be conveyed to the City, and iii. Obtaining coverage under the SPDES General Permit (GP-0-15-002) for demolition and/or earthwork activities (approval must be obtained from the Town of Ithaca, City of Ithaca, Village of Cayuga Heights, and Village of Lansing [staging area] prior to submission of the NYSDEC Notice of Intent (NOI) for permit coverage), and Approved by the Planning and Development Board July 23, 2019 13 xiii. In accordance with City Code noise producing construction activities will be limited to Monday through Friday 7:30 AM to 5:00 PM. In addition, the University will work closely with the contractor to implement Best Management Practices (“BMP”) for noise reduction to the extent possible. BMP mitigation measures listed by New York State Department of Environmental Conservation include:  Source reduction by using mufflers, dampers and electric motors instead of air compressors.  Duration and impact reduction by limiting times worked.  Use of equipment inside the building to reduce noise. C. Prior to issuance of certificates of occupancy for Buildings 1 and 2: i. Formalization of improved processes to address emergency access issues during move in/move out days to the satisfaction of the Ithaca Fire Department, including improved scheduling, staffing and communications, etc, and ii. Completion in accord with previously-executed MOU of, and approval from City for, required upgrades to the Jointly Owned (City and Town of Ithaca) Thurston Avenue Sewer Interceptor, and iii. Submission, approval by the City, full execution and filing of sanitary sewer and water easements and agreements, satisfactory to the City of Ithaca Public Works Department, and D. Prior to issuance of certificates of occupancy for Buildings 3, 4 and 5 that are under the jurisdiction of the City of Ithaca: i. Completion at Cornell’s expense, and acceptance by the City of Ithaca, of pedestrian improvements at the intersections of Thurston Avenue (City owned) and Cradit Farm Drive and Thurston Avenue and Wait Avenue (City owned), and ii. Completion of all stormwater facilities and required utilities, to the satisfaction of the City of Ithaca, and WHEREAS: the Planning Board, has on June 25, 2019 reviewed and accepted as adequate: the following updated, revised and new drawings: “Overall Floor Plans (four sheets) PB-01 dated 03-06-19, and “Paving Details (L5.01)”;“Walls and Typical Stair Details (L5.02)”; “Site Furnishings (L5.03)”; “Stair Profiles A- G (L5.04)”; “Stair Profiles H-O (L5.05)”; “Overall Site Lighting Plan (E3.00)” and “Planting Details (L.5.07& L5.08)”; dated 03-01-2019, and “Site 1 Building 1 Exterior Elevations (A4.11, A4.12, A4.13, A4.14 & A4.15)”; “Site 1 Building 2 Exterior Elevations (A4.21, A4.22, A4.23, A4.24 & A4.25)”; “Site 2 Building 3 Exterior Elevations (A4.31, & A4.35)”; “Site 2 Building 4 Exterior Elevations (A4.41, A4.42, A4.43, A4.44 & A4.45)”; and “Site 2 Building 5 Exterior Elevations (A4.51)”all dated 03-01-19, and “Rendered Plan (L0.01)”; “ADA Access Plan (L0.05)”; “Demolition Plan – Site 1 (L1.01, L1.02 & L1.04)”; “Demolition Plan – Site 2 –(L1.03, L1.06 L1.07 & L1.08)”; “Materials Site Plan– Site 1 Formerly Layout Plan- Site 1 (L2.01, L2.02, L2.03 & L2.04)”; “Materials Site Plan– Site Connector” formerly Layout Plan- Site Connector (L2.05)” ; “Materials Site Plan– Site 2 formerly “Layout Plan – Site 2 (L2.06, L2.07 & L2.08”; “Scoring, Striping Signage – Site 1 (L2.17, L2.18, L2.19 & L2.20)”; “Scoring, Striping Signage – Connector (L2.21)”;“Scoring, Striping Signage – Site 2 (L2.22, L2.23 & L2.24)”; “Grading Plan-Site 1 (L3.01, L3.02 & L3.04)”; “Grading Plan-Site 2 (L3.03, L3.06 L3.07 & L3.08)”; “Grading Plan-Connector (L3.05)”; “Concrete Wall Elevations (L5.06)”; all dated 5-03-19, and “Planting Schedule (L4.00)”; “Planting Plan – Site 1 (L4.01, L4.02, L4.04)”; “Planting Plan-Connector (L4.05)”and “Planting Plan-Site 2 (L3.03, L3.06 L3.07 & L3.08)” all dated 5-19-19 and “Site 2 Roof Plan (01)”, “Site 1 Roof Plan (02)” and “Building 1 Section (03) all dated 06-07-19 and the following undated seven drawings showing Approved by the Planning and Development Board July 23, 2019 14 lighting locations: “Site Primary Walkways (three sheets)” and “Parking and Roadways (four sheets)” all prepared by ikon5 et. al. and other application materials, and WHEREAS: based on the information in the above drawings as well as additional information provided by the applicant, the Board has determined that the applicant has met the conditions below as follows: Conditions to be satisfied before Final Site Plan Approval i Drawings A4.11 – A4.51 dated 5-03-19 ii Drawings approved by the City Fire Chief on March 4, 2019, and email from George Tamborelle, Village of Cayuga Heights Fire Chief dated 5-3-19 iii Moved and reworded condition below iv This conditions was removed. Building permits for Phase 2 cannot be issued until this item has been resolved – therefore - a condition is not necessary. v Moved and reworded below vi Cornell has agreed to complete 4 of the 5 items in a memo dated 5 -10-19 from Kimberly Michaels of TWMLA. These improvements will be incorporated into the pedestrian and transportation improvements MOU vii Letter from Scott Vanderpool, TCAT General Manager dated May 1, 2019 viii Drawings In 5-10-19 submission E3.00 and associated drawings and lighting specifications ix Partial completion – 5-10 submission L2.17 - L2.21 x Approvals - L0.01 dated 5-03-19 Town SPA 4-2-19, Village of CH SPA 4-22-19 xi SWPPP Approved on 5-19-19 xii Memo dated 5-10-19 from Kimberly Michaels of TWMLA Conditions to be satisfied prior to issuance of building permits: ii This condition was no longer needed as is will be covered in the MOU iii SWPPP Approved on 5-19-19 now therefore be it RESOLVED: that the Planning Board does hereby grant Final Site Plan Approval to the project subject the following remaining and amended conditions from the March 26, 2019 Preliminary Approval as well as the following new conditions: B. Prior to issuance of building permits: i. Submission to Planning Staff of monitoring plan for Deep Dynamic Compaction, and ii. In accordance with City Code noise producing construction activities will be limited to Monday through Friday 7:30 AM to 5:00 PM, unless prior approval for extended hours is granted by the Director of Planning or her designee. In addition, the University will work closely with the contractor to implement Best Management Practices (“BMP”) for noise reduction to the extent possible. BMP mitigation measures listed by New York State Department of Environmental Conservation include:  Source reduction by using mufflers, dampers and electric motors instead of air compressors.  Duration and impact reduction by limiting times worked.  Use of equipment inside the building to reduce noise. C. After Final Site Plan Approval i. Execution, within 6 months of Final Site Plan Approval (subject to extension on approval of the City Attorney), of an MOU between the City of Ithaca and Cornell University to, at Cornell’s sole expense, design and install pedestrian and transportation improvements primarily at the intersections of Thurston Avenue (City owned) and Cradit Farm Drive and Thurston Avenue and Wait Avenue (City owned). The MOU shall include a mutually agreed upon scope of work and Approved by the Planning and Development Board July 23, 2019 15 schedule. The MOU terms shall be satisfactory to the Planning Director, the Superintendent of Public Works, the Mayor, and the City Attorney, and ii. Execution, within 6 months of Final Site Plan Approval (subject to extension on approval of the City Attorney), of an MOU between the City of Ithaca and Cornell University to, at Cornell’s sole expense, replace and upgrade the Jointly Owned (City and Town of Ithaca) Thurston Avenue Sewer Interceptor. The MOU shall include a mutually agreed upon scope of work and schedule. The MOU terms shall be satisfactory to the Planning Director, the Superintendent of Public Works, the Mayor, and the City Attorney, and D. Prior to issuance of certificates of occupancy for Buildings 1 and 2: iv. Formalization of improved processes to address emergency access issues during move in/move out days to the satisfaction of the Ithaca Fire Department, including improved scheduling, staffing and communications, etc, and v. Completion, at Cornell’s sole expense, and in accord with the previously-executed MOU of, and approval from City for, required upgrades to the Jointly Owned (City and Town of Ithaca) Thurston Avenue Sewer Interceptor, and vi. Submission, approval by the City, full execution and filing of sanitary sewer and water easements and agreements, satisfactory to the City of Ithaca Public Works Department, and E. Prior to issuance of certificates of occupancy for Buildings 3, 4 and 5 that are under the jurisdiction of the City of Ithaca: iii. Completion at Cornell’s sole expense, and acceptance by the City of Ithaca, of pedestrian and transportation improvements as memorialized in the above referenced MOU, before issuance of final Certificate of Occupancy, and iv. Completion of all stormwater facilities and required utilities, to the satisfaction of the City of Ithaca, and Moved by: Jones Seconded by: Petrina In favor: Blalock, Glass, Johnston, Jones, Lewis, Petrina Against: Elliott Abstain: None Absent: None Vacancies: None B. Student Housing, 815 S. Aurora Street, Stream Collaborative, Noah Demarest for Project Sponsors Todd Fox & Charlie O’Connor. Project Updates & Review of FEAF Part 3. The project applicant proposes a new 49-unit student housing complex (16,700 SF footprint) comprised of three buildings constructed on a hillside on the east side of Route 96B, overlooking the proposed Chain Works District. The proposed buildings will contain (2) efficiency units, (3) one-bedroom units, (10) two-bedroom units, (20) three-bedroom units and (14) four-bedroom units. Amenities will include a gym and media room, with access to an outdoor amenity space on the first floor of Building B, and a roof terrace and Approved by the Planning and Development Board July 23, 2019 16 lounge on the fourth floor of Building B. The project site shares the 2.85 acre site with an existing cell tower facility, garages, an office and a one-bedroom apartment. Site improvements will include walkways and curb cuts to be tied into a public sidewalk proposed by the Town of Ithaca. Fire truck access is proposed at the existing site entry at the south end of the property, with a new fire lane to be constructed in front of the ends of buildings A & B at the northern end of the site. The project will include 68 parking spaces, as required by zoning. The property located in the R-3b zoning district. A variance will likely be required for a rear yard setback deficiency. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176- 4(B)(1)(k), (n), (B)(2), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11). Noah Demarest of Stream Collaborative, project sponsors Todd Fox and Charlie O’Connor, Adam Fishel of Marathon Engineering, and John Mancuso, counsel to the owner, appeared in front of the Board. Demarest gave a brief presentation showing project updates and some analysis intended to address questions and concerns raised by the Board, staff, and public. Jones thanked the applicants for not pursuing tax abatements for this project. Mancuso referenced a response to public comments he had submitted to the Board, and offered to answer any questions the Board might have. The Board next reviewed Part III of the FEAF. Elliott asked about the garage doors on the front of the building. Applicants said they are there to allow access to the cisterns. After some discussion, the applicants agreed to look at alternatives to the garage door, so any access there is shielded or less visible. Staff asked for a revised planting plan with a legend that corresponds accurately to the selected plants. Director Cornish asked for the applicants to resubmit a complete, updated application package to reconcile the various submissions to-date. Jones asked the applicants to try to resolve conflicts with the neighbors. Approved by the Planning and Development Board July 23, 2019 17 C. Commercial Building – 3,450 SF at 410 Elmira Road, PW Campbell for Visions Credit Union. Project Presentation & Declaration of Lead Agency. The applicant proposes to construct a 3,450 SF commercial building with a drive-through, parking area for 20 cars, a 940 SF amphitheater, and associated site improvements on the 1.56 acre project site. The site is currently vacant. The project site is in the SW-3 Zoning district and will likely require an area variance. The project is subject to the Southwest Area Design Guidelines. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(2), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11). Mitch Leech of PW Campbell Contracting, Lisa Darling and Joe Liguori of Visions Federal Credit Union, and Mike Ritchie of Costich Engineering appeared to present the project to the Board. The Board members asked number of questions about the amphitheater, and suggested moving or reorienting it to avoid cutting down the largest tree on the site and considering ways to attenuate road noise to improve the experience of people coming there for events. Jones also asked them to consider ways to make it more welcoming to pedestrians approaching from the street side. Adopted Resolution for Declaration of Lead Agency On a motion by Blalock, seconded by Petrina: WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for conducting environmental review of projects, in accordance with local and state environmental law, and WHEREAS: State Law specifies that, for actions governed by local environmental review, the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for the construction of a 3,450 SF commercial building and associated site improvements a subdivision, the construction of one single family and associated site improvements to be located at 410 Elmira Road by PW Campbell for Visions Credit Union, and WHEREAS: the applicant proposes to construct a 3,450 SF commercial building with a drive-through, parking area for 20 cars, a 940 SF amphitheater, and associated site improvements on the 1.56 acre project site. The site is currently vacant. The project site is in the SW-3 Zoning district and will likely require an area variance. The project is subject to the Southwest Area Design Guidelines. WHEREAS: this has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(2), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11), now, therefore, be it Approved by the Planning and Development Board July 23, 2019 18 RESOLVED: that the City of Ithaca Planning and Development Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, does, by way of this resolution, declare itself Lead Agency in Environmental Review for the proposed project. Moved by: Blalock Seconded by: Petrina In favor: Blalock, Elliott, Glass, Johnston, Jones, Lewis, Petrina Against: None Abstain: None Absent: None Vacancies: None D. Immaculate Conception Redevelopment Project (Mixed Use Housing), 320 W Buffalo Street by Ithaca Neighborhood Housing Services. Project Presentation & Declaration of Lead Agency. The project involves the renovation/conversion of the existing two-story former school building into a mixed-use building with a two-story addition along North Plain Street, a new four-story apartment building, (2) three-unit townhome buildings, (1) four-unit townhome building, the renovation/conversion of a single family home into a two-family home, and the renovation of the “Catholic Charities” Building. The overall project will contain 78 dwelling units with 127 bedrooms. Total increase in square footage on the site will be 49,389 SF, from 62,358 to 111,747 SF. 9,274 SF of new and existing space in the former school will be commercial use. Site development will require demolition of one wing of the existing school building and one single-family home. The project also includes greenspace areas, 45 surface parking spaces, and other site amenities. The property is located in the R-2b zoning district; however the applicant has applied to Common Council for a Planned Unit Development (PUD). This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(k), (n), (B)(6), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11). Noah Demarest and Brandon Ebel of Stream Collaborative of Lynn Truame of INHS appeared in front of the Board to present project updates. They gave a brief presentation but said that they are waiting for additional input from the public before preparing a more in-depth presentation. One change of note is the removal of the proposed new addition to the Plain Street facing entrance of the former Immaculate Conception building. Approved by the Planning and Development Board July 23, 2019 19 Adopted Resolution for Declaration of Lead Agency On a motion by Blalock, seconded by Glass: WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS: State Law specifies that for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval a housing project at the site of the former Immaculate Conception Catholic School, located at 320 W Buffalo St located by Ithaca Neighborhood Housing Services, owner and Project Sponsor, and WHEREAS: the project involves the renovation/conversion of the existing two-story former school building into a mixed-use building with a two-story addition along North Plain Street, a new four-story apartment building, (2) three-unit townhome buildings, (1) four-unit townhome building, the renovation/conversion of a single-family home into a two-family home, and the renovation of the “Catholic Charities” Building. The overall project will contain approximately 78 dwelling units with 127 bedrooms. Total increase in square footage on the site will be 49,389 SF, from 62,358 to 111,747. 9,274 SF of new and existing space in the former school will be commercial use. Site development will require demolition of one wing of the existing school building and one single-family home. The project also includes greenspace areas, 45 surface parking spaces and other site amenities. The property is located in the R-2b zoning district; however, the applicant has applied to Common Counci l for a Planned Unit Development (PUD), and WHEREAS: This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(k), (n), (B)(6), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11). WHEREAS: Common Council, NYS Department of Environmental Conservation, and the Tompkins County Department of Health all potentially involved agencies in this action, have all consented to the Planning Board acting as Lead Agency for this project, now, therefore be it RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this resolution, declare itself Lead Agency in Environmental Review for the proposed project. Moved by: Blalock Seconded by: Glass In favor: Blalock, Elliott, Glass, Johnston, Jones, Lewis, Petrina Against: None Abstain: None Absent: None Vacancies: None Approved by the Planning and Development Board July 23, 2019 20 E. Carpenter Circle Project, Carpenter Park Road by Andrew Bodewes for Park Grove Realty LLC. Project Presentation & Declaration of Lead Agency. The project seeks to develop the existing 8.7-acre vacant parcel located adjacent to Route 13 and off of Third Street. The proposal includes a 64,000 SF medical office; two mixed-use buildings, which will include ground-level retail/restaurant/commercial uses of 23,810 SF, interior parking, 166 market-rate apartment units, and 4,652 SF of amenity space; and a residential building offering +/-42 residential units for residents earning 50-60% AMI. Site amenities will include public spaces for residents and visitors, bike parking, transit access for TCAT, open green space, a playground, and access to the Ithaca Community Gardens. The project includes 400 surface parking spaces and an internal road network with sidewalks and street trees. The project sponsor is seeking a Break in Access from NYS DOT to install an access road off of Rte 13. The property is located in the Market District; however, the applicant has applied to Common Council for a Planned Unit Development (PUD). The project will require subdivision to separate each program element. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176 - 4(B)(1)(d), (i), (k), and (B)(6) and (8)(a) and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11). Yamila Fournier of Whitham Planning and Design, Tim Curley and Tom LaVigne of Park Grove Realty, and Tony Votaw of Cayuga Medical Center appeared in front of the Board to make a project presentation. Adopted Resolution for Declaration of Lead Agency On a motion by Blalock, seconded by Glass: WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS: State Law specifies that for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval a mixed use project located at Carpenter Park Road by Park Grove Realty LLC., and WHEREAS: the project seeks to develop the existing 8.7-acre vacant parcel located adjacent to Route 13 and off of Third Street. The proposal includes a 64,000 SF medical office, two mixed-use buildings which will include ground-level retail/restaurant/commercial uses of 23,810 SF, interior parking, 166 market -rate apartment units, and 4,652 SF of amenity space and a residential building offering +/-42 residential units for residents earning 50-60% AMI. Site amenities will include public spaces for residents and visitors, bike parking, transit access for TCAT, open green space, a playground, and access to the Ithaca Community Gardens. The project includes 400 surface parking spaces and an internal road network with sidewalks and street trees. The Project Sponsor is seeking a Break in Access from NYS DOT to install an access road off of Route 13. The property is located in the Market District; however, the applicant has applied to Common Approved by the Planning and Development Board July 23, 2019 21 Council for a Planned Unit Development (PUD). The project will require subdivision to separate each program element, and WHEREAS: this has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(d), (i), (k), and (B)(6) and (8)(a) and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11).and WHEREAS: the City of Ithaca Common Council, Tompkins County Industrial Development Agency, Tompkins County Department of Health, NYS Homes and Community Renewal, NYS Department of Transportation, and NYS Department of Environmental Conservation, all potentially involved agencies in this action have all consented to the Planning Board acting as Lead Agency for this project, now, therefore be it RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this resolution, declare itself Lead Agency in Environmental Review for the proposed project. Moved by: Johnston Seconded by: Petrina In favor: Blalock, Elliott, Glass, Johnston, Jones, Lewis, Petrina Against: None Abstain: None Absent: None Vacancies: None The Board and applicants discussed a proposed TCAT route through the site and applicants said a major concern would be limiting it to busses, pedestrians and cyclists to prevent it from becoming a shortcut for motorists. Chair Lewis reiterated his concern that the affordable housing units are all in one building, and said that if it must be done that way, he wants to see that building be as high a quality in terms of materials and construction as the market rate buildings. He said he doesn’t think they are there yet, and it’s pretty obvious which one is the least right now. Director Cornish expressed approval of Cayuga Medical’s plans to bring dental and women’s imaging services to the downtown. Johnston seconded her approval and said he appreciates their looking forward to find ways to support future growth. Johnston also suggested they look into ways to make the architecture as bird-friendly as possible. Glass expressed concern with the large number of parking spaces. Applicants said if anything they are a little on the low side of estimates needed for the medical offices, but SRF is doing an analysis right now. Blalock asked about crosswalks for Route 13. Approved by the Planning and Development Board July 23, 2019 22 Fournier said that that is part of the break-in-access being discussed with DOT now. Jones suggested providing some really nice covered bike racks, charging stations for electric cars, and preferred parking for those who carpool. Petrina asked them to look for ways to connect to the Waterfront Trail. Elliott echoed Chair Lewis’ comments about integrating the affordable housing units across the site, or at least making all three buildings speak the same vocabulary. Fournier said that they are working on ways to make them speak the same vocabulary, but one thing that sets that one apart is that there is no ground-floor retail. 6. Old/New Business  July PRC Nicholas said it will be scheduled for Tuesday, July 16.  PRC Meeting start time Chair Lewis asked to start it as early as possible. The Board discussed various options without making any final decision. 7. Reports A. Planning Board Chair Chair Lewis had no formal report. B. Board of Public Works Liaison Blalock said S. the Aurora sidewalk project is underway. College Avenue is going to be under construction for a long time (3 years). The Brindley Street Bridge is underway. C. Director of Planning & Development Director Cornish said July 11 will be a public information session for the Waterfront Plan at the Farmers’ Market. 8. Adjournment: On a motion by Elliott, seconded by Blalock, the meeting was adjourned at 9:14 p.m. 815 Aurora St We have collectively collected close to 500 signatures on Petitions. . I've talked to over 100 South Hill neighbors, Homeowners, Students and Renters. None of which want this Project. Their complaints: 1-Two to three stories over the average house in the neighborhood. Privacy issues being taller and overlooking the neighborhood. Views taken away from the properties around it. Houses in the front yard no sunlight from height. Doesn't fit in with the makeup of the Neighborhood. 2-There are 151 beds with parking for 66 which leaves 80 something cars out in the neighborhood. Which equals more Traffic. 3-Water issues. Cutting through the bedrock will either take the water over through the chemical field across the street or down the hill into peoples basements. Also fuel oil -f~r~K5· used to be stored under the ground. They were taken out on a Sunday with no one checking the site. -· stening about the project at So~ """' ~' School had an elabor~Cistem for / at they have now is just Snow removal -what are they going to do push It over the side since they don't have much Green space left. 4-One Lane Driveway for use in or out. Students walking down the driveway with Cars trying to get up or down with no Sidewalk going down to the new sidewalk the Town of Ithaca is putting in running up to Ithaca College. The Town of Ithaca is also taking out the fourth lane coming down the hill starting at Coddington Rd so cars from that project depending on the traffic that day will have a hard time getting in with students walking in and out. The crane that is needed to check the Tower with their trucks will make the parking area around the tower overcrowded with their parking under and around the tower a bit dicey for students that live there and pay for the parking. 5-The students I talked to who live in the Neighborhood said why would they pick a dormitory style building when they can easily live on campus. Why would they pay $900 -$1000. plus Utilities plus parking when they pay the average of $675/ plus utilities parking free .. Ithaca College enrollment is down, dorms are not needed. The city changed the Tower Fall Zone. When we fought the tower they told us the green area was for the fall zone and the cables were to send it that way if it should fall. The City came up with a formula that they used for front yard back Yard which allowed them to build another 4 story Building. Anyone knows that you can make a triangle from a Square by drawing a diagonal line from one comer to the other .. It places this building 10 feet from the property line. The City at this moment is trying to get an easement on our Property for a water main. I'm wondering if anyone on the board would like to live next to this property or if any of the board members have actually stood on the property and pictured what it will do to South Hill. We are just asking the Planning Board to consider our objections to this project and hopefully some will vote NO for the neighbors . I don't think a lot of thought is going into the impact it will bring to this neighborhood. Thank you GOOD EVENING I am here this evening to give my thoughts on the 815-building project • The new property added to tax roll, although I'm sure they're getting some sort of tax incentives and abatements. It would be good to know what they were given so that other developers know and can expect the same thing with their future developments. • Mr. Fox and O'Conner get more new property to own this might not be a positive Those are the relatively few positives about this project, now on to the issues. • GREEN SPACE Every inch of property is used virtually eliminating 45-50% or more of the existing green space • STORM WATER Built on a very steep and rocky hill, rain water run off now will be directed to the already full storm water collection system through the town and city Ithaca systems potentially causing serious water issues • The only way in and out is through one drive way directly onto route 968. Who monitors cars potentially blocking Fire or EMS to get through this driveway, who is liable if they can't? • IC DOWN 600 STUDENTS With 151 beds it's designed for very high-density housing for students, and in the event of a loss of student population or more development these units may sit vacant as they are not designed nor suited for business professionals or young families to be mixed in with student population. Now, the Cell Tower. The largest cell tower in Ithaca and is on this property @170 feet using guy wires to hold it upright, will now have about a 750% increase in traffic under it. How can this not violate Section 325-29.9 of the City Ordinance which specifically states, "No habitable structure or outdoor area where people congregate can be within 120% of the height of its structure or its mount." How were the building codes interpreted for this project? Seems very generous! Clearly, their parking lot, which by the way has just enough spots to meet code {68 rental spaces for 151 students), and most are within the fall zone, what is the city's position on this and how can it be safe? CLEARLY Students will congregate there, not to mention foot traffic, bikes and rental bikes plus over 300 vehicle and pedestrian movements per day--I don't know how this can be interpreted anyway but a congregation and clearly isn't safe. It isn't just the tower falling but what If ice falls from the tower it could damage a vehicle, or worse if it falls on a person it could be fatal. Who assumes this risk? Other Issues that need to be noted: • The storm water runoff now all going to Ithaca's collection points using a new and elaborate untested system, no one really knows what's going to happen in the event of a lot of rain like we've seen the last two summer seasons the engineers will not even guarantee it will work! • The 5-story and two 4-story buildings are going to be allowed by using just a 10-foot setback (or back yard) making the land between neighbors just 10 foot from high density student housing, no transition zone. THEY HAVE EVEN SAID THEY MIGHT DAMAGE NEIGHBORS PROPERTY IN CONSTURCTION. oiJ!fo • Two new curb cuts into route 96, INTO AN ANTICIPATED ONE LANE TRAFFIC~ TWO LIKE IT IS NOW. rJO'f • 12,000 vehicles travel by 815 so Aurora St adding another 150 to 300 movements per day on to a now one lane extremely busy highway I You must agree this will pose a serious safety risk to evefyone involve and likely see a significant increase in property damage and bodily injury accidents for walkers and bicycles traveling down this new predestination lane. • Instead of having a sidewalk taken out of the property like most everyone, this project gets to reduce a lane of traffic for them. • The South Hill neighbors and locals have signed petition_sjn opposition to this project there is over 500 collected! The City consul should have asked all their people before saying that this project is wanted and necessary. • It is quite the opposite, no one we talked with wanted this. Students, South Hill Neighbors, and travelers along route 968 • I know that this was the dream of the Mayor, but this sidewalk, reduction of lanes on Aurora St/968 and all this housing will become a Nightmare to most of Ithaca. As we have alluded to thus far, this project will only multiply the problem along 968. • If you look at the Fox and O'Conner property across from the Morse Chain property you will see it's very hard for an emergency vehicle to get through tenants park every where! This project will be 20 times more crowded, what about when parents drop off their children, where are they to park. • This is not a good project for the City of Ithaca or the south hill Neighbors or even the Student and all the 12,000 travelers along route 96. • We do not \AR!I1Tt"t~ any variances to thi.s project relating to back yard requirements ct~tee.. vs -~ City of Ithaca Planning Board Mtg June 25, 2019 Re: Cliff St.-Park Rd. I Nutter-Hart Subdivision & Site Plan Review Cynthia Yahn, Development and Construction Consultant 607 227 3801 I am representing a group of property owners that has assembled nine parcels on Cliff St-Park Road in the city of Ithaca for the purpose of future development. The urban planning approach we have taken to these acquisitions is a concept we call cooperative development-we have been acquiring the parcels necessary for a larger project in a way that allows for the existing owners to sell when they are ready to, or not at all-a more natural process that does not involve pressuring people for the sake of development, and allows the time for planning a larger scale project that can evolve around the actual needs of the neighborhood and the city. Of the nine parcels the group has acquired to date, and relative to the time frame in which we expect to begin development-we renovated the interiors (only) ofthe individual houses that warranted it, in order to keep a social fabric in place in the neighborhood and to be able to pay the costs of holding the land. We have demolished those houses that were beyond repair. Eventually, the remaining houses will be tom down, when a development plan has been approved. I am not here to oppose the Nutter/Hart single-family house project. We respect their property rights, we understand that sub-division is a right, and that they will be granted the sub-division. I will be candid about our motives and say that we would prefer to acquire their parcels and add them to the larger project -however the two types can co-exist, and we will not interfere in their personal choices. Presuming that site plan review for Nutter/Hart will follow this meeting, I asked Joann Cornish, Planning Director for the city, and she agreed that it seems prudent to inform this Board at this time of our intentions. We plan to begin working with the city Planning Department and with this Board on a PUD proposal for a residential, multi-story project at Cliff St.-Park Rd. within the next 18 months. The project will emphasize 21st century design, both for the housing and for the waterfront landscape. A second, companion proposal we are bringing to the city is for the development of a community gardens project, potentially to be placed in an area to the immediate north of the Park Road cul de sac, behind the Ithaca Children's Gardens. For this we retained a landscape architecture firm and have studies to bring to the table. A third project, the Cliff St. I NYS Rte 96 retaining wall reconstruction has been on the city's work schedule and postponed for years. Coordinating with the city for this project is important to any Cliff St. -Park Rd planning. As a result of the predevelopment work that I have been doing for the higher density housing project, I have information and questions that are material to this Board when considering the Nutter-Hart site plan approval, when you get to it. The list includes: 1. The Cliff St. NYS Rte 96 retaining wall reconstruction project (city of Ithaca and NYSDOT). 2. Gorge water diversion and West Hill storm water runoff management (city oflthaca, Board ofPublic Works, & NYS DOT). 3. The Cliff St.-Park Rd properties have been badly flooding as a result of deferred maintenance of inadequate existing runoff areas and culverts, and diverted culverts to the Flood Control Channel (city oflthaca, Board ofPublic Works, & NYS DOT). 4. Utilities through the site-relocation and upgrades: Old water mains, old and new water lines originating from under the Cliff St. retaining wall, main sanitary sewer transecting the site, natural gas lines originating from mains in Park Rd (city of Ithaca andNYSEG). 5. Legal disposition of Park Road and connected lands relative to the NYS Rte 96 condemnation and taking. (city oflthaca Attorney's office & NYSDOT). 6. West End Community Gardens Proposal. This is the 3 minute version. I bring this to you to now, in order to illustrate that this is a far more complicated site than it appears to be. It is important for Nutter/Hart to understand the available civil engineering information, the potential city public works projects, and our larger, higher density housing project before they spend a lot of money on architectural work, so that they can work in an informed manner. It is important for the Planning Board to understand that it is not possible to plunk in a single family home on this site without addressing the impact on all of the other properties as regards storm water management-particularly if we do not build the adjacent larger housing project, or are delayed. Mitigation measures requested by the Board will require cognizance of the existing conditions information. I request permission from the Board to meet collaboratively with the Planning Director and the Nutter/Hart team, or to be invited back to this Board to present the materials I have to date that will assist everyone in asking the right questions about the geological, civil engineering, and planning of the Cliff St -Park Road site. This is a unique site in the city and it deserves careful consideration and a comprehensive overview that is fitting for this city's urban planning efforts.