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HomeMy WebLinkAboutMN-PDB-2019-12-17Approved by the Planning and Development Board March 31, 2020 1 Planning and Development Board Minutes December 17, 2019 Board Members Attending: Robert Aaron Lewis, Chair; McKenzie Lauren Jones, Vice Chair; Garrick Blalock, BPW Liaison; Mitch Glass; Matthew Johnston; Emily Petrina Board Members Absent: Jack Elliott Board Vacancies: None Staff Attending: JoAnn Cornish, Director of Planning, 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: Harold’s Square Eric Ekman, McGuire Development Scott Selin, CJS Architects Student Apartments – 238 Dryden Road Brandon Ebel, Stream Collaborative Carpenter Circle Seth Shapiro, BartonPartners Architects and Planners Yamila Fournier, Whitham Planning & Design Jess Sudol, Passero Associates City Harbor – 101 Pier Road David Herrick, T.G. Miller Kate Chesebrough, Whitham Planning & Design Scott Hemmingway, HBT Architects Mixed Use Student Apartments – 411-415 College Ave Kate Chesebrough, Whitham Planning & Design Steve Hugo, HOLT Architects Rob Schultz, HOLT Architects Approved by the Planning and Development Board March 31, 2020 2 Chair Lewis called the meeting to order at 6:03 p.m. 1. Agenda Review There were no changes to the agenda. 2. Privilege of the Floor Chair Lewis opened Privilege of the Floor. There being no members of the public appearing to speak, Chair Lewis closed Privilege of the Floor. 3. Approval of Minutes On a motion by Johnston, seconded by Blalock, the October 22, 2019 regular meeting and October 29, 2019 special meeting minutes were approved unanimously with no modifications. 4. Site Plan Review A. Harold’s Square Mixed-Use. 123-127 &133-139 E. State Street (The Commons) by David Lubin. Approval of Conditions. The applicant received approval for project changes on February 26, 2019. The applicant has submitted materials to satisfy conditions of the approval. Eric Ekman of McGuire Development and Scott Selin of CJS Architects appeared to present project changes. They presented three options for lighting plans. They also presented diagrams and photos showing views from tenant apartments with and without mechanical screens on the fifth floor. Petrina said she preferred the third lighting option (C) because her inclination is to avoid uplighting. She said she’s fine with them omitting the screening, as it’s not visible from the public ROW. Blalock said he’s fine with no screening, and he has no opinion on the lighting. Johnston said he is also okay with no screens. It’s their prerogative. He said that he likes option B for the lighting because it uses downlighting only on the first floor of the building, which seems most considerate to their neighbors on the Commons. Approved by the Planning and Development Board March 31, 2020 3 Jones said she would be okay with either option B or C for the lighting. She said she isn’t sure uplighting would be Dark Sky compliant, and she isn’t comfortable setting a precedent for it. She said she is also okay with no screens, but she thinks they should make a note as to why they are okay with it. Chair Lewis said he is also okay with no screens and he agrees with Jones that they should make a note as to why they are agreeing to it. He also noted that the lighting option with the dramatic downlighting also shows some uplighting on the first floor, and he wanted to make sure the Board members are aware of and okay with that. He suggested that the applicant might consider removing it if they want to go with that option. He said based on Board comments, it seems like option A is out, so it looks like option B or a modified version of option C. Jones said that her concern is minimizing light pollution, including for those inside the building, as well as providing light for pedestrians walking by at the ground level. She said she might be open to consider the higher downlighting, but she’s having a hard time envisioning it. Petrina said the higher downlighting doesn’t seem necessary. Adopted Resolution for Satisfaction of Conditions On a motion by Jones, seconded by Petrina: WHEREAS: the City of Ithaca Planning and Development Board approved the Harold Square Mixed Use Project with conditions on 8-27-13, and approved subsequent project changes on 8-23-16, 5-23-17 and 2- 26-19, subject to the following conditions: Mitigations as Per FEAF, Part 3, Adopted on June 25, 2013 i. Noise‐producing construction activities shall be limited to Monday through Friday between 7:30 a.m. and 7:30 p.m., and ii. Rehabilitation of the Sage Block will include the following: a. Maintaining the existing terra cotta cornice at the north and northwest corner of the building, and b. Cleaning, repointing, and repairing the existing exterior masonry walls, and c. Repair and/or replacement of the existing roof, and d. New fenestration at existing masonry openings on the north and west sides of the building. When practical, existing windows will be repaired, but if they are deteriorated to the point of requiring replacement, they will be replaced to match design, color, texture, and perhaps material construction, and e. Replacement window design will reflect a characteristic William H. Miller divided‐light pattern at the upper window areas, similar to what currently exists on the Sage Block building, and f. The incorporation of the west fenestration into the new project atrium space, and g. The existing interior character will be restored and maintained wherever possible, with additional modifications developed per the needs and requirements of potential tenants, and Approved by the Planning and Development Board March 31, 2020 4 iii. Plans for the exterior renovation of the Sage Block will require review and approval by the Ithaca Landmarks Preservation Commission (ILPC), using the same standards it uses to evaluate proposed work on locally‐designated buildings. Of particular interest are (1) the preservation of the entire cornice; (2) evaluation of the existing fenestration by a qualified professional with significant experience in restoring wood windows; (3) proper techniques for cleaning, repointing and repairing the existing exterior masonry; and (4) reconstruction of the northwest corner where brickwork is interlocked with the brickwork of 135 E. State Street, and iv. The carved limestone detailing and green roof tiles of 123‐127 E. State Street shall be salvaged and donated to an architectural elements reuse firm or agency — or, if feasible, the salvaged carved limestone detailing could be used in the interior of the Harold’s Square project, if the applicant so desires, and Conditions Identified in Site Plan Review: v. Submission to Planning Board of site details, including, but not limited to, lighting, signage, site furnishings and paving materials, and vi. Submission to the Project Review Committee of the final 4th floor roof plan (now 5th floor); this plan shall incorporate a light-colored roofing material and, if feasible, some areas of green roof, and vii. Tower roof shall also be of light-colored roofing material, and viii. Bicycle storage for retail, office and residential tenants shall be provided within the building, and ix. Approval from the Planning Board of the proposed bridge connection to the Green Street Parking Garage, and x. Bridge connection to the Green Street Parking Garage requires approval from the Board of Public Works, and xi. Applicant must obtain an encroachment agreement for any portion of the project, including door swings, that impacts City property, and xii. Any changes to the design of the building that affects the exterior appearance, including rooftop mechanicals, must be reviewed and approved by the Planning Board, and xiii. Approval in writing from the Fire Department confirming the project complies with all life safety needs, and xiv. Approval in writing from the City Stormwater Management Officer. Conditions Related to the 2-26-19 Approved Changes i. Submission to Planning Board of a site plan and elevations for the courtyard entry area, and ii. Submission to the Planning Board of a revised fifth floor rooftop plan and relevant elevations, showing partial screening of the rooftop mechanicals to include a potential a green screen, and iii. Applicant will revise the Commons façade elevation of the building section with the fifth floor terrace to remove horizontal banding - consistent with proposed elevations dated October 24, 2018, and WHEREAS: the Ithaca Landmarks Preservation Commission, did on December 17, 2019 review and approve the project using the same standards it uses to evaluate proposed work on locally‐designated buildings, and WHEREAS: the Planning Board, did on December 17, 2019 review drawings depicting 3 lighting plans titled: “Partial North Elevation Lighting Plan Option A (two sheets)”, “Partial North Elevation Lighting Plan Option B (two sheets)” and “Partial North Elevation Lighting Plan Option C (two sheets)” all dated 11-20-2019 and prepared by CJS Architects, and Approved by the Planning and Development Board March 31, 2020 5 WHEREAS: the Planning Board, did on December 17, 2019 also review the following additional drawings: “View from 6th Floor” (two sheets) and “Views with Screenwall” (two sheets) dated 11-27-19, and “Sage Building Site Plan” dated 9-18-19 and “View of Entry Courtyard”, “Partial East Elevation”, “View into Courtyard”, “Roof Plan”, “Green Roof”, “Aerial View from North”(two sheets), “Rooftop Images”(two sheets) , “View From Cayuga St.” and “View From Commons” all dated 9-10-10 and the following drawing approved by the ILPC: “Sage Building Glazing Elevations & Details” and “Sage Building Exterior Elevations” both dated 9-12-19 and all prepared by CJS Architects, and other application materials, and WHEREAS: based on the information above the Planning Board has determined that all conditions that can be met at this time have been satisfied, now, therefore be it RESOLVED: that the Planning Board does hereby approve lighting Option A showing pedestrian level down lighting only, and be it further RESOLVED: that the Planning Board does hereby agree that the rooftop mechanicals do not require screening in this particular case because the applicant has demonstrated that the mechanicals are not visible from the public way and that any view of mechanicals or screening would primarily impact building residents, and be it further RESOLVED: that the following conditions will be met before a Certificate of Occupancy is issued, and any other project changes will be brought before the Planning Board for review: i. Bike racks and/or interior bike storage must be installed before a certificate of occupancy is granted, and ii. Bridge connection to the Green Street Parking Garage requires approval from the Board of Public Works, and iii. Applicant must obtain an encroachment agreement for any portion of the project, including door swings, that impacts City property, and Moved by: Jones Seconded by: Petrina In Favor: Blalock, Johnston, Jones, Lewis, Petrina Against: None Abstain: None Absent: Elliott, Glass Vacancy: None Approved by the Planning and Development Board March 31, 2020 6 B. Student Apartments, 238 Dryden Road by Todd Fox for Visum Development. Project Update/Revisions. The applicant is proposing to construct a four-story building with eight apartments and associated site improvements. The project site is in the CR-4 Collegetown Area Form District (CAFD) and had previous received Design Review. This has been determined to be an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act (“SEQRA”) for which the Lead Agency made a Negative Declaration of Environmental Significance on September 24, 2019. The applicant has revised the project and will be seeking design review, an amended negative declaration and site plan approval the revised layout in January 2020. Brandon Ebel of Stream Collaborative appeared in front of the Board to present project changes. He said that after they received preliminary approval they went the BZA to request variances, which they were granted. However, they then hit a snag with the fire department regarding access, so they have revised the plan slightly to allow them to extend Summit Avenue farther south to address the concerns raised by Fire Chief Tom Parsons. He said that these changes are what brings him back to the Board, and he will also have to return to the BZA. Deputy Director Nicholas explained that they will have to either amend the Neg Dec or include a statement in the resolution that this doesn’t impact the Neg Dec. She recommended amending it. Jones asked if any lawn was lost. Ebel said the change increases the lot coverage by 0.1%, so it changes from 55.1% coverage to 55.2%. He said they are still meeting the landscaping requirements. Jones asked Ebel to bring data to the next meeting detailing all the percent changes in lot coverage, pavement, building size, and landscaping. Ebel said he would. Jones said that as long as they are within all the requirements, she has no objections, especially as it’s something the fire department is requiring. Chair Lewis asked Board members to share comments or ask questions. Johnston asked if anything is changing in the planting plan. Ebel said no, but there might have been one tree removed as a result of the road extension, and he said they could look at placing it elsewhere on the site. Jones asked him to bring the revised planting plan as well. Blalock had no comment. Approved by the Planning and Development Board March 31, 2020 7 Petrina said she had no problems, and in fact she thinks the geometry is a little better with this layout. Jones asked for side by side elevations showing all changes. Chair Lewis asked the applicant to return with materials the next month so they can revise the Neg Dec. C. Carpenter Circle Project, Carpenter Park Road by Andrew Bodewes for Park Grove Realty LLC. Architecture Review for Mixed-Use Buildings. The project seeks to develop the existing 10.8-acre parcel located adjacent to Route 13 and off of Third Street. The parcel currently contains 2.1 acres of community gardens, an access road (Carpenter Circle Road), and one storage building to be removed. The proposal includes Building A, a 64,000 SF medical office building; Buildings B & C, 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 Building D, 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 187 internal parking spaces within Buildings B and C, 349 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 Council for a Planned Unit Development (PUD). The project will require subdivision into four lots to separate each program element, resulting in Lot 1 measuring 2.086 acres and containing Building A, Lot 2 measuring 5.758 acres and containing Buildings B & C, Lot 3 measuring 2.12 acres and containing the community gardens, and Lot 4 measuring .833 acres and containing Building D. 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). Applicants Seth Shapiro of Barton Partners Architects and Planners and Yamila Fournier of Whitham Planning & Design appeared in front of the Board to provide updates on the proposed project. Barton Partners is the architect for buildings B and C. Shapiro presented elevations, perspectives and materials samples with the Board. Petrina asked about Elevation A on Building C. Shapiro said that’s the elevation facing Route 13. Petrina said she’s concerned about the pedestrian experience because it’s an extremely long uninterrupted wall and the only sidewalk along the road runs there. She said planting will help, but she’s concerned that’s not enough. Approved by the Planning and Development Board March 31, 2020 8 Johnston asked about the west elevation. Shapiro said they are still looking at options, including possibly an art installation, but because of the way the building is programmed they can’t have an active use there. Fournier said they also removed the trees so you could see the elevations, so there will be street trees and sidewalks, and they are looking at possibly using green screens there. She said they are also looking at how to furnish and incorporate plantings on the terrace level. Chair Lewis urged them to look at their materials selections to improve the façades identified as needing activation. Jess Sudol of Passero Associates presented updates to Building A. Blalock asked if there was a fence or anything separating the playground from the train tracks. Applicants said yes, there will be a fence, and evergreens will be planted densely along the tracks. Petrina asked if every unit has a balcony. Sudol said yes. The Board expressed positive response to the updated project. D. City Harbor, 101 Pier Road by Jessica Edger-Hillman. Update on Architecture – Medical Office Building & Review Draft Part 3. The 10.35-acre project site consists of 8.33 acres of privately-owned land and 2.02 acres of adjacent City-owned parkland and road. The applicant proposes to redevelop the 8.33-acre project site and make improvements to 2.02 acres of adjacent City land. The project site consists of (3) privately-owned tax parcels. The building program will be a total of 316,280 SF consisting of (1) 60,000 SF medical office building, (2) five-story residential structures with a total of 172,980 GSF and 111 housing units, (1) five-story mixed-use building with 77,800 GFA with 45 housing units, 4,500 SF of ground floor commercial (expected to be a restaurant), and (1) 5,500 SF Community Building to support golf, boating, and other recreational activities associated with the adjacent City-owned Newman Golf Course. Phase 1 includes the rebuilding of Pier Road to include sidewalks, street trees, a fire engine turnaround, and additional and reorganized parking, all improvements on private property with the exception of the construction of Point East Building (which will be used as greenspace and parking) and the temporary relocation of the fueling dock and tank. Phase 2 of the project will include the construction of the Point East Building, additional parking at the golf course, installation of the new fueling dock and tank, the 5,500 SF Newman Community Center, removal of the existing clubhouse and relocation of the Ninth green. Site improvements on private property to include a 1,570-foot publically-accessible promenade along Cascadilla Creek, including construction of a new seawall and replacement of existing docks, waterfront parks, a paddle park, internal circulation streets, bus stops, surface parking for 435 cars (in Phases 1 & 2), and landscaping. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance Approved by the Planning and Development Board March 31, 2020 9 §176-4(B)(1)(d), (h)(2), (i), (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(6)(iii) and (v). David Herrick of T.G. Miller, Kate Chesebrough of Whitham Planning & Design, and Scott Hemmingway of HBT Architects appeared in front of the Board to present project updates. The Board expressed approval for the revisions to the façades. They next reviewed Part 3 of the FEAF. E. Mixed-Use Student Apartments, 411-415 College Avenue by Whitham Planning & Design for Student Agencies. Design Review & Review of Draft FEAF Part 3 – Historic Impacts. The applicant proposes to construct a six-story building with a 7,038 SF footprint, ground floor retail, and 56 student apartments on floors two through six. The project includes a partially covered outdoor plaza area on land partially owned by Cornell. Project development will require the removal of the existing four-story building known as the Chacona Block, as well as the existing outdoor patio and retaining walls. The parcel is in the MU-2 Collegetown Area Form District (CAFD) and requires Design Review. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(h)(4), (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(9). Kate Chesebrough of Whitham Planning & Design, and Steve Hugo and Rob Schultz of HOLT Architects appeared in front of the Board. They presented their review of the design per the Collegetown Design Guidelines. The Board next reviewed the FEAF Part 3. 5. Recommendations to the Board of Zoning Appeals • # 3147, Area Variance, 402 Utica Street The Planning Board does not identify any negative long term planning impacts and supports this appeal. The proposed project is an improvement to the property and a welcome investment in a downtown neighborhood. • # 3148, Sign Variance, 355 Elmira Road The Planning Board does not identify any negative long term planning impacts and supports this appeal. This is a highly visible existing sign in a busy commercial district. The Board finds that it is preferable to use the existing sign rather than leave it blank. Approved by the Planning and Development Board March 31, 2020 10 • # 3149, Area Variance, 108 Short Street The Planning Board does not identify any negative long term planning impacts and supports this appeal. The proposed project makes the deck more usable, is an improvement to the property and a welcome investment in a downtown neighborhood. 6. Old/New Business The Board and staff reviewed meeting dates for 2020. Chair Lewis shared an email he received from Alderperson Donna Fleming regarding comments he made on the proposed ADU legislation at the last Common Council meeting. He asked if the Board had input on how he responds. Board members made some suggestions and said he can respond directly. 7. Reports A. Planning Board Chair Chair Lewis thanked the Board members for their work over the past year. He also said that he thinks that including time limits for presenters on the agenda has helped them to stay on schedule. B. Board of Public Works Liaison BPW Liaison Blalock said the City is going to start hunting deer in Six Mile Creek (with bow). He also said water rates are going to go up 10 percent. C. Director of Planning & Development Director Cornish said they have been working on the Green New Deal and trying to fill the new Director of Sustainability position. The Downtown Plan has also been a focus of staff efforts. 8. Adjournment: On a motion by Jones, seconded by Petrina, the meeting was adjourned at 8:27 p.m.