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1 CITY OF ITHACA 108 E. Green Street 3rd Floor Ithaca, NY DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT Division of Planning & Economic Development JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Development Community Development/IURA Fax: Fax: If you have a disability & would like specific accommodation to participate, please contact the City Clerk at by 12:00 p.m., the day before the meeting. AGENDA APPLICANT OVERHEAD PROJECTOR NOTE: The City only has a VGA plug/cable available to connect to our overhead projector. If you need to connect another way, you will need to provide your own ADAPTOR. (Macs & many newer, lighter laptops may not have a VGA port.) The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on MARCH 22, 2016 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. AGENDA ITEM Start Time 1. Agenda Review 6:00 2. Privilege of the Floor (3 minute maximum per person if you will be speaking about a project with a scheduled PUBLIC HEARING below, you are highly encouraged to speak at that time) 3. Site Plan Review A. Project: Parking for Five Cars 6:15 Location: 424 Dryden Rd. Applicant: Daniel Hirtler for William & Angie Chen Actions: Consideration of Preliminary & Final Approval Project Description: The property at 424 Dryden Road was subdivided in 2015 to form a new parcel at 319 Oak Avenue. The required off street parking for 424 Dryden Road was formerly located on the part of the original parcel which was subdivided. The goal of this project is to provide the five required off street parking spaces for the small site, while providing the best maneuverability and retaining a vegetative buffer at the rear of this parcel. The applicant is proposing two potential layouts. The layout retains an existing mature tree, preserves a portion of the 10 foot vegetative buffer and has received the required area variances from the BZA. The project is in the CR 2 Zoning District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ) and the State Environmental Quality Review Act ( SEQRA ), and is subject to environmental review for which the Planning Board made a Negative Declaration of Environmental Significance on February 23, B. Project: Hughes Hall Renovations 6:30 Location: Cornell University Campus Applicant: Ram Venkat for Cornell University Actions: Determination of Environmental Significance Consideration of Preliminary & Final Approval Project Description: The applicant is proposing to renovate four levels of Hughes Hall in order to improve academic space use. Exterior and site modifications include: enclosing existing ground floor loggia; a new entry from the courtyard; a new exterior stair tower on a west façade; and renovations to the gorge facing dining terrace, including a new entrance and stair. The project includes removal and redesign of the courtyard area to include new paving, seating, lighting, walkway, bike racks, landscaping, and drainage improvements. The project is in the U 1 Zoning District. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ), B(1)(h)[2], and the State Environmental Quality Review Act ( SEQRA ), 617.4(b)(11), and is subject to Environmental Review. 6:02

2 C. Project: Cornell Ag. Quad Renovations 6:50 Location: Cornell University Campus Applicant: Davies Orinda for Cornell University Actions: Determination of Environmental Significance Consideration of Preliminary & Final Approval Project Description: The applicant proposes to renovate the existing landscape and replace underground utilities in the Agricultural Quad. The project is needed to upgrade existing utilities and enhance accessibility, expand gathering spaces, and provide new lighting and site furnishings. Site work will include removal of all existing hardscape, as well as 14 trees, installation of new pedestrian paths, plazas, stone bench seating, lighting, and blue light phones, as well as new plantings with amended soil conditions. The project also includes a large bioretention area east of Kennedy Hall. The project is in the U 1 Zoning District. This is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ), B(1)(h)[4], and the State Environmental Quality Review Act ( SEQRA ), 617.4(b)(9), and is subject to Environmental Review. D. Project: The Cherry Artspace 7:20 Location: 102 Cherry St. Applicant: Performance Premises, LLC/Samuel Buggeln Actions: Declaration of Lead Agency PUBLIC HEARING Determination of Environmental Significance Project Description: The applicant proposes to construct a 1,944 SF building on the 5,402 SF project site. The site contains an existing 1,137 SF building (formerly Renovus Solar). The new building will have a galvanized corrugated steel exterior finish to harmonize with the existing building, and have a matte foundation with perimeter grade beams. A sidewalk will be provided along the entire parcel width, and 6.5 tree lawn and street trees in front of the existing building. (Space does not permit a tree lawn in front of the new building.) Parking will be provided on adjacent lot immediately to the south. The applicant is also proposing exterior patio in the rear of the building, landscaping, and signage. The project site is in an area currently under study for an Area Plan as a part of the Phase II of the Comprehensive Plan. Since this planning effort will likely result in changes in zoning requirements in this area, the City has rezoned the entire area to a Temporary Mandatory Planned Unit Development (TMPUD) Zone, until the Area Plan is complete. Therefore, the project sponsor has also applied to Common Council for a (TM) PUD. The project will require a permit from the NYS Department of Environmental Conservation (DEC) for encroachment into the permanent easement along the Flood Control Channel. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ), B(1)(h)[2], and the State Environmental Quality Review Act ( SEQRA ), 617.4(b)(11), and is subject to Environmental Review. E. SKETCH PLAN: 201 College Ave. 7:30 4. Zoning Appeals 7:50 #3017, Area Variance, E. State St. #3018, Area Variance, 133 Giles St. #3019, Area Variance, 102 Franklin St. #3022, Area Variance, Eddy St. 5. Old/New Business A. Chain Works District Project DGEIS Update (if any) B. Ithaca Marriott Signage Update 6. Reports A. Planning Board Chair (verbal) B. Director of Planning & Development (verbal) C. Board of Public Works Liaison (verbal) 8:00 8:10 An Equal Opportunity Employer with a commitment to workforce diversification. 2

3 7. Approval of Minutes: July 28, 2015, September 22, 2015, January 26, 2016 (Joint ILPC Meeting), & January 26, 2016 (time permitting) 8:20 8. Adjournment 8:21 ACCESSING MEETING MATERIALS ONLINE Site Plan Review & Subdivision Applications (and Related Documents) Site Plan Review application documents are accessible electronically via the Document Center on the City web site ( under Planning & Development > Site Plan Review Project Applications, and in the relevant year/month folder. Subdivision application materials can be similarly located, but in the Subdivision Applications folder. Zoning Appeal Materials are also accessible electronically via the Document Center on the City web site, under Board of Zoning Appeals." Agenda You may access this agenda (including attachments) by going to the Agenda Center on the City web site ( under Planning & Development Board. For ease of access, a link to the most recent Planning Board agenda is always accessible on the Planning Board home page: Development Board. An Equal Opportunity Employer with a commitment to workforce diversification. 3

4 PROPOSED RESOLUTION Preliminary & Final Approval City of Ithaca Planning & Development Board Site Plan Review Parking for 5 Cars 424 Dryden Rd. March 22, 2016 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a 5- car parking area to be located at 424 Dryden Road by Daniel Hirtler for William and Angie Chen, and WHEREAS: the property at 424 Dryden Road was subdivided in 2015 to form a new parcel at 319 Oak Avenue. The required off-street parking for 424 Dryden Road was formerly located on the part of the original parcel which was subdivided. The applicant proposes to provide the five required off-street parking spaces for the small site, while providing the best maneuverability and retaining a vegetative buffer at the rear of this parcel. The layout retains an existing mature tree, preserves a portion of the 10-foot vegetative buffer, and requires variances as shown in drawings A2 and A5, more fully described below. The project is in the CR-2 Zoning District, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on January 26, 2016 declare itself Lead Agency for the Environmental Review of this action, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapter C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on February 23, 2016, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, did on February 23, 2016 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; drawing titled Site Alterations for Required Off-Street Parking and Required Landscaping Option B (A2, A3 and A5), dated 11/6/15, and prepared by Daniel R. Hirtler; and other application materials, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on February 23, 2016 make a Negative Determination of Environmental Significance, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: this Board, has on March 22, 2016 review and accept as adequate new and revised drawings titled Site Alterations for Required Off-Street Parking and Required Landscaping (A5), dated 2/29/16, and Landscape Plan (A1), dated 3/8/18 and Wood Fence Detail, dated 3/2/16, and all prepared by Daniel R. Hirtler, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the project subject to the condition that the fence, trellis, and trash enclosure are constructed of wood and not vinyl. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 0

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6 PROPOSED RESOLUTION SEQR Negative Declaration Site Plan Review Hughes Hall Renovations Cornell University Planning & Development Board March 22, 2016 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for renovations to Hughes Hall, located on the Cornell University campus, by Cornell University, applicant and owner, and WHEREAS: the applicant is proposing to renovate four levels of Hughes Hall in order to improve academic space use. Exterior and site modifications include: enclosing existing ground-floor loggia; a new entry from the courtyard; a new exterior stair tower on a west façade; and renovations to the gorge-facing dining terrace, including a new entrance and stair. The project includes removal and redesign of the courtyard area to include new paving, seating, lighting, walkway, bike racks, landscaping, and drainage improvements. The project is in the U-1 Zoning District, and WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ), B. (1)(h)[2], and the State Environmental Quality Review Act ( SEQRA ), (b)(11), and is subject to Environmental Review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on 2/23/16, declare itself Lead Agency for the environmental review of the project, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on March 22, 2016 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; drawings titled Building Elevations (A301 & A302), Demolition Plan (L101), Layout Plan (L201), Grading Plan (L301), Planting Plan (L401), and Site Details (L501), all dated 2/25/16; and Demolition Plan (C101), Erosion & Sedimentation Control Plan (C102), Utility Plan (C103), and Details (C201), dated 2/26/16, and all prepared by KSS Architects; 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: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 0

7 PROPOSED RESOLUTION Preliminary & Final Approval Site Plan Review Hughes Hall Renovations Cornell University Planning & Development Board March 22, 2016 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for renovations to Hughes Hall, located on the Cornell University campus, by Cornell University, applicant and owner, and WHEREAS: the applicant is proposing to renovate four levels of Hughes Hall in order to improve academic space use. Exterior and site modifications include: enclosing existing ground-floor loggia; a new entry from the courtyard; a new exterior stair tower on a west façade; and renovations to the gorge-facing dining terrace, including a new entrance and stair. The project includes removal and redesign of the courtyard area to include new paving, seating, lighting, walkway, bike racks, landscaping, and drainage improvements. The project is in the U-1 Zoning District, and WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ), B. (1)(h)[2], and the State Environmental Quality Review Act ( SEQRA ), (b)(11), and is subject to Environmental Review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on 2/23/16 declare itself Lead Agency for the Environmental Review of the project, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified. in accordance with Chapter C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on February 23, 2016, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on March 22, 2016 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; drawings titled Building Elevations (A301 & A302), Demolition Plan (L101), Layout Plan (L201), Grading Plan (L301), Planting Plan (L401), and Site Details (L501), all dated 2/25/16; and Demolition Plan (C101), Erosion & Sedimentation Control Plan (C102), Utility Plan (C103), and Details (C201), dated 2/26/16, and all prepared by KSS Architects; and other application materials, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in Environmental Review, did on March 22, 2016 make a Negative Determination of Environmental Significance, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the project subject to the following conditions: i. Submission of revised elevations showing Gothic-style exterior light fixtures as shown in a previously submitted drawing titled Building Elevations and dated 1/15/16, and ii. Submission of a revised detail drawing showing an alteration to the end of the stair railing on the dining terrace, such that either there is no projection past the supporting vertical post or such projection is bent. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 0

8 PROPOSED RESOLUTION SEQR Negative Declaration Site Plan Review Ag. Quad Renovations Cornell University Planning & Development Board March 22, 2016 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for landscape renovations to the Ag. Quad, located on the Cornell University campus, by Cornell University, applicant and owner, and WHEREAS: the applicant proposes to renovate the existing landscape and replace underground utilities in the Agricultural Quad. The project is needed to upgrade existing utilities and enhance accessibility, expand gathering spaces, and provide new lighting and site furnishings. Site work will include removal of all existing hardscape, as well as 14 trees, installation of new pedestrian paths, plazas, stone bench seating, lighting, and blue light phones, as well as new plantings with amended soil conditions. The project also includes a large bioretention area east of Kennedy Hall. The project is in the U-1 Zoning District, and WHEREAS: this is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ), B. (1)(h)[4], and the State Environmental Quality Review Act ( SEQRA ), (b)(9), and is subject to Environmental Review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on 2/23/16 declare itself Lead Agency for the environmental review of the project, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on March 22, 2016 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; drawings titled Schematic Design Rendered Site Plan (L-9A), dated 8/1/14; Overall Site Plan (M-01), Utilities Up-grades Site Plan (M-02), Planting Plan (L-5), and Planting Plan (L-5), showing existing trees to be removed in red, all dated 12/11/15; Demolition and Removal Plans (L-1), Layout Plan (L-2), Enlargement Layout and Materials Plan (L- 3A & L-3B), Grading Plan (L-4), Site Details (SD-1 through SD-5), and Materials Plan (L-3), all dated 12/21/15; and Ag Quad Landscape Revitalization - Materials Selection, date-stamped 3/15/16 with no attribution, and all prepared by MKW Associates, LLC; 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: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 0

9 PROPOSED RESOLUTION Preliminary & Final Approval Site Plan Review Ag. Quad Renovations Cornell University Planning & Development Board March 22, 2016 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for landscape renovations to the Ag. Quad, located on the Cornell University campus, by Cornell University, applicant and owner, and WHEREAS: the applicant proposes to renovate the existing landscape and replace underground utilities in the Agricultural Quad. The project is needed to upgrade existing utilities and enhance accessibility, expand gathering spaces, and provide new lighting and site furnishings. Site work will include removal of all existing hardscape, as well as 14 trees, installation of new pedestrian paths, plazas, stone bench seating, lighting, and blue light phones, as well as new plantings with amended soil conditions. The project also includes a large bioretention area east of Kennedy Hall. The project is in the U-1 Zoning District, and WHEREAS: this is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ), B. (1)(h)[4], and the State Environmental Quality Review Act ( SEQRA ), 617.4(b)(9), and is subject to Environmental Review. WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on 2/23/16, declare itself Lead Agency for the Environmental Review of the project, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified, in accordance with Chapter C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on February 23, 2016, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on March 22, 2016 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; drawings titled Schematic Design Rendered Site Plan (L-9A), dated 8/1/14; Overall Site Plan (M-01), Utilities Up-grades Site Plan (M-02), Planting Plan (L-5), and Planting Plan (L-5), showing existing trees to be removed in red, all dated 12/11/15; Demolition and Removal Plans (L-1), Layout Plan (L-2), Enlargement Layout and Materials Plan (L-3A & L-3B), Grading Plan (L-4), Site Details (SD-1 through SD-5), and Materials Plan (L-3), all dated 12/21/15; and Ag Quad Landscape Revitalization - Materials Selection, date-stamped 3/15/16 with no attribution, and all prepared by MKW Associates, LLC; and other application materials, and WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on March 22, 2016 make a Negative Determination of Environmental Significance, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the project subject to the following conditions: i. Applicant shall attempt to remove, preserve, and replant the four Cornus Mas, or cornelian cherry dogwoods (labeled 7, 8, 9, & 10 on the Planting Plan showing existing trees to be removed in red). Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: 0

10 Performance Premises, LLC 326 West Seneca St, Ithaca NY March 16, 2016 Lisa Nicholas, AICP, Senior Planner Planning Division and the Planning and Development Committee City of Ithaca by Dear Lisa and members of the committee, Thank you for your queries yesterday regarding the Cherry Artspace Project at 102 Cherry Street, for which Performance Premises is in Site Plan Review. As regards the patio on the west (water) side of the building, should it be permitted by the DEC and by financial realities, it will be used for occasional events early in the evening and small in scale. It is significantly smaller than the outdoor area at The Boatyard, for example. Events using amplified sound will be infrequent and a noise permit will be obtained in all such cases. As to the trees on the site, on March 10 I contacted Jeanne Grace, the city forester, to enquire as to what types of trees might best thrive in that spot and best compliment the existing city canopy. I clarified with her, as I do here, the ambiguity on the drawing re: which trees are existing and which are proposed. The three shown to the East of the existing building are those we propose; the two on the west side of the site by the water are existing maple trees. I look forward to Ms. Grace s recommendation in that regard. I look forward to presenting our plan to you on Tuesday. Please advise if I can provide further information between now and then. All best, Samuel Buggeln, Principal, Performance Premises LLC

11 PROPOSED RESOLUTION Declaration of Lead Agency Site Plan Review & TMPUD Cherry Street Artspace 102 Cherry St. City of Ithaca Planning & Development Board March 22, 2016 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 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 Cherry St Artspace to be located at 102 Cherry St., and WHEREAS: the applicant proposes to construct a 1,944-SF building on the 5,402-SF project site. The site contains an existing 1,137-SF building (formerly Renovus Solar). The new building will have a galvanized corrugated-steel exterior finish to harmonize with the existing building, and have a matte foundation with perimeter-grade beams. A sidewalk will be provided along the entire parcel width, and 6.5 tree lawn and street trees in front of the existing building. (Space does not permit a tree lawn in front of the new building.) Parking will be provided on adjacent lot immediately to the south. The applicant is also proposing exterior patio in the rear of the building, landscaping, and signage, and WHEREAS: the project site is in an area currently under study for an Area Plan as a part of the Phase II of the Comprehensive Plan. Since this planning effort will likely result in changes in zoning requirements in this area, the City has rezoned the entire area to a Temporary Mandatory Planned Unit Development (TMPUD) Zone, until the Area Plan is complete. Therefore, the project sponsor has also applied to Common Council for a (TM) PUD. The project will require a permit from the NYS Department of Environmental Conservation (DEC) for encroachment into the permanent easement along the Flood Control Channel, and WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ), B. (1)(h)[2], and the State Environmental Quality Review Act ( SEQRA ), (b)(11), and is subject to Environmental Review, and WHEREAS: it has been requested that the Ithaca Urban Renewal Agency (IURA) and the City of Ithaca Common Council, both potentially involved agencies, consent to the City of Ithaca Planning and Development Board s being Lead Agency for the action of Site Plan Review for this project, and WHEREAS: the City of Ithaca Common Council and the NYS DEC have consented to the City of Ithaca Planning and Development Board s being Lead Agency for the action of site plan review and (TM)PUD for project, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the Environmental Review of the proposed project. Moved by: Seconded by: In Favor: Against: 0 Abstain: 0 Absent: 0 Vacancies: 1

12 CITY OF ITHACA 108 E. Green Street 3 rd Floor Ithaca, NY DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Development Community Development/IURA TO: FROM: Board of Zoning Appeals DATE: March 23, 2016 Planning & Development Board SUBJECT: Comments for Zoning Appeals 3017, 3018, 3018 & 3022 On March 22, 2016, members of the Planning and Development Board discussed the above listed Zoning Appeals and agreed to forward the following recommendations: Zoning Appeal #3017 Area Variances E. State Street Appeal of Ben Rosenblum, owner of E. State Street, for Area Variances from Section Columns 5, 10, 12, and 13, Loading Space, Percentage of Lot Coverage, Side Yard, and Other Side Yard, requirements of the Zoning Ordinance. The property at E. State Street is a non conforming structure in the East Hill Historic District. The applicant purposes to renovate the existing building at E. State Street, now partially occupied. One apartment occupies the second floor; and a portion of the first floor is used as office space. In the past, the major portion of the first floor space was used as a printing plant and is now vacant. The applicant purposes to renovate this space and create additional office suites on the first floor. In order to convert the unoccupied space on the first floor to the new permitted uses, the applicant must obtain a variance for the loading space requirement and for several existing deficiencies pertaining to required lot coverage, side yard, and other side yard setbacks. The parking for the applicant s proposal is met through a shared parking agreement with the adjacent neighbor at 408 E. State Street, but the proposed amount of office space for the building at E. State Street requires one loading space on site. The only place to locate the required loading space is in the front yard of E. State Street. However, meeting this requirement would conflict with the desires of Ithaca Landmarks Preservation Commission (ILPC) and its previous approval of the proposed site plan, because the loading space would require the removal of front yard plantings and green space. In addition, the property at E. State Street has three existing deficiencies that require variances from the BZA. The property exceeds the 50% allowed percentage of lot coverage. The existing building s lot coverage is 60%. The building also has a deficient side yard and other side yard setback. The side yard to the west of the building is 0.02 feet; required is 10 feet. The other side yard to the east of the building is 0.1 feet; required is 5 feet. The property at E. State Street is in a B 4 Zoning District where the proposed office suites, and apartment space are permitted. However, Section requires that variances be granted before a Building Permit is issued. The Board did not identify any planning issues with the appeal as all the deficiencies are currently exiting. Zoning Appeal # Giles Street An Equal Opportunity Employer with a commitment to workforce diversification. 1 of 3

13 Area Variances Appeal of Margaret Mikolay, owner of 133 Giles Street, for Area Variances from Section 325 8, Columns 4, 6, 10, 11, 12, and 14/15, Parking, Lot Area, Percentage of Lot Coverage, Front Yard, Side Yard, and Rear Yard, respectively, requirements of the Zoning Ordinance. The applicant proposes to convert the single family dwelling at 133 Giles Street into a two family unit by modifying the existing basement space and its separate entrance into a legal dwelling unit. While this proposal will not change the building footprint, the lot at 133 Giles Street has a number of deficiencies. The fourbedroom house requires two parking spaces. The second dwelling unit requires one parking space. The property has one off street parking space. The lot area is 2,570 SF. The required lot size for one and two family dwellings is 5,000 SF. Percentage of lot coverage is 39.8%; allowed percentage of lot coverage is 30%. The front yard encroaches 7.4 feet into Giles Street s right of way; the required front yard setback is 25 feet. The side yard is 0.5 feet; required is 5 feet. Finally, the rear yard is 3 feet; required is 20 feet. The property at 133 Giles Street is in an R 2a Zoning District, where two family dwelling units are permitted. However, Section requires that variances be granted before a Building Permit can be issued. NO DRAFT LANGUAGE Zoning Appeal #3019 Area Variances 102 Franklin Street Appeal of Noah Demarest, STREAM Collaborative, architect for Susan and Erich Mueller, owners of 102 Franklin Street for Area Variances from Section 325 8, Columns 10 and 12, Percentage of Lot Coverage and Other Front Yard. The applicant proposes to remove a 36 SF vestibule and build a 90 SF mudroom addition and entrance landing, at the north and west corner of the two family unit. Access to the mudroom will be from the north front yard, facing Short Street where the applicant proposes new code compliant landing and stairs. The addition of the mudroom and landing will increase lot coverage from 34% to 36.2%. The maximum allowed lot coverage is 35%. In addition, the north front yard, facing Short Street, has an existing front yard that is 7 feet deep. Required is a 10 foot front yard setback. The proposed new mudroom addition and stair landing will decrease the Short Street front yard setback to The two family dwelling at 102 Franklin Street is a permitted use; however, Section requires that Zoning Variances be granted before a Building Permit can be issued. The Planning Board supports granting this appeal. The vestibule improves the appearance of the house. Zoning Appeal #3022 Area Variance Parking Eddy Street (Grey Court Apartments) Appeal of Schickel Architecture for Demos Johnny, LLC, owner of Eddy Street, Grey Court Apartments, from Section 325 8, Column 4, Off Street Parking, Column 13, Side Yard, and Column 14/15, Rear Yard requirements of the Zoning Ordinance. Grey Court Apartments at Eddy Street was constructed in No stables were available on the lot, so tenants used the carriage barns at 804 E. State Street (formerly 112 Blair Street) to stable their horses and buggies. When cars became the new means of transportation, the carriage barns were no longer needed and over time the property at 804 E. State Street turned into a parking lot. Up An Equal Opportunity Employer with a commitment to workforce diversification. 2 of 3

14 until 2011, when the current owner developed a parking area at Eddy Street, Grey Court Apartments met its off street parking requirement of 9 space at 804 E. State Street. But with only 5 parking spaces available for tenants at Eddy Street, Grey Court s owner must still provide 4 parking spaces at 804 E. State Street. Grey Court s owner claims, since constructing the on site parking at Eddy Street, that tenant demand for parking spaces at 804 E. State Street has been minimal to non existent over the past five years; and he is seeking a variance to reduce the required off street parking for Eddy Street from 9 parking spaces to 5 spaces. The property at 804 E. State Street is in a CR 2 Zoning District, which permits one and two family dwellings asof right and does not allow off site parking. Nevertheless, off street parking for Grey Court at 804 E. State Street is designated as a legal, non conforming condition. Grey Court Apartments at Eddy Street is in an R 3a Zoning District, where multiple dwellings are a permitted use and where off street parking for the apartments is required by Zoning District Regulations. The property located at Eddy Street has two existing deficiencies. A side yard having 4 6 of the required 5 and the rear yard having 12 6 of the 20 required by the Zoning Ordinance. However, Section requires that a variance be granted before a Certificate of Compliance can be issued. The Planning Board supports the removal of parking and does not identify any planning issues and recommends approval of this appeal. The Board wants the applicant to build a retention system (low wall or curb) in front of 806 & 808 E State Street. Rocks and soil fall from the site onto the sidewalk and create a pedestrian hazard. An Equal Opportunity Employer with a commitment to workforce diversification. 3 of 3