DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT

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1 CITY OF ITHACA 108 E. Green St. Third Floor Ithaca, NY DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Telephone: Planning & Development Community Development/IURA If you have a disability & would like specific accommodation to participate, please contact the City Clerk at by 12:00 p.m., 2-3 business days (not including weekends/holidays) before the meeting. 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.) PLANNING & DEVELOPMENT BOARD AGENDA The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on APRIL 25 TH, 2017 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. Start Times: Start times are approximate only APPLICANTS are responsible for being available at whatever time(s) their agenda item(s) is actually discussed. AGENDA ITEM Approx. 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) 6:01 3. Subdivision Review A. Project: Minor Subdivision 6:10 Location: Morris Ave. Applicant: George Frantz for Habitat for Humanity Actions: Public Hearing Consideration of Preliminary and Final (Re) Approval Project Description: The Planning Board approved this proposed subdivision on February 23, 2016, however the approval expired because the plat was not filed with Tompkins County within 90 days. The applicant has received the required variances and the proposed attached homes have received Limited Site Plan Approval. Applicant proposes to consolidate two existing tax parcels (# & # ); and subdivide resulting 6,154-SF (0.141-acre) parcel into two lots: Lot 1, measuring approximately 3,076 SF with 31 feet of frontage on Third Ave.; and Lot 2, measuring approximately 3,078 SF with 30 feet of frontage on Third Ave. Applicant intends to construct two affordable owner-occupied homes. Project is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for one- or two-family homes, minimum street frontage of 35 feet and minimum front side and rear yards of 25 feet, 10 feet, 10 feet and 25% or 50 feet, but no less than 20 feet, respectively. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ), and the State Environmental Quality Review Act ( SEQRA ), for which the Planning Board issues a Negative Declaration of Environmental Significance on January 26, 2016.

2 4. Site Plan Review A Project: Collegetown Terrace 6:20 Location: E State/MLK Street Applicant: Collegetown Terrace Apartments LLP (John Novarr) Actions: Consideration of Project Change (Parking) Project Description: This project was approved on August 3, A condition of final approval was, as stated in the in the Findings Statement read: Parking will be provided solely for residents of the Project and no parking will be available on the Project site for non-tenant usage or rental, other than by employees or guests of the residents of the Project on a short-term basis. The project sponsor now finds that the project has excess parking and is requesting to use the excess parking for residents of his other Collegetown projects. B. Project: Apartments (Short-Term Rental) 6:30 Location: 238 Linden Ave Applicant: Trowbridge Wolf Michaels for DRY-LIN Inc. Actions: Declaration of Lead Agency Review of FEAF Parts 2 & 3 Project Description: The applicant proposes to construct a 4-story apartment building with habitable basement to provide short term housing for the adjacent Johnson Graduate School of Management. The building will be 13,715 GSF and contain 24 single-bed efficient apartments. The below grade apartments will look out onto lower courts/light wells at both the front and back of the building. Two of the four front entrances include stairs that span the lower courts. The project includes new landscaping, walkways, retaining walls, lighting, signage and an exterior trash and recycling area. The project site is currently vacant and is used as a staging area. The project site is in the CR-4 Collegetown Area Form District (CAFD) and has received Design Review. As no parking is proposed for the project, the applicant has submitted a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ) (1) (h) and (k) and the State Environmental Quality Review Act ( SEQRA ) (11) and is subject to environmental review. C. Project: Retail Expansion 6:45 Location: 744 S Meadow Street (South Meadow Square) Applicant: James Boglioli for Benderson Development Company LLC Actions: Public Hearing Recommendation to BZA Project Description: The applicant is proposing to construct two new retail spaces in the existing retail plaza. One is a 14,744 SF addition at the south end of the existing building complex that was approved by the Planning Board on November 26, 2013 and has expired. No changes to this previously approved site plan are proposed. The second is a 7,313 SF addition at the north end of the building complex. Site development at the northern addition requires the demolition of the existing grass area, sidewalk and street trees which will be replaced. The project is in the SW-2 Zoning District and is subject to the Southwest Area Design Guidelines (2000). An area variance is needed for relief from front yard setback requirements. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and has been determined to be consistent with the findings of the 2000 Generic Environmental Impact Statement (GEIS) for the Southwest Area Land Use Plan. D. Project: Residential Mixed Use (DeWitt House) 7:00 Location: 119 Court Street/ N Cayuga Street Applicant: Kimberly Michaels, Trowbridge Wolf Michaels for Frost Travis, Owner Actions: Declaration of Lead Agency Review of FEAF Parts 2 & 3 An Equal Opportunity Employer with a commitment to workforce diversification. 2

3 Project Description: The applicant proposes to construct a four-story mixed use building that has footprint of 25,640 SF and 86,700 gross SF. The building will contain 2,000 SF of community space, 1,160 SF of commercial space and four apartments on the ground floor, 54 apartments and amenity space on the upper floors and underground parking (32 space) bike storage and mechanicals. The underground parking will be accessed via a ramp on Court Street. Exterior amenities will include landscaping and street trees, a street level semi-public plaza and a first floor residents plaza. The new building will use a portion of the exiting building foundation. A deep foundation system is proposed to support the building. The project is in the CBD-50 Zoning District and the Dewitt Park Local Historic District. The project received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission on February 14, This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ) (1) (h)[4], (k) and (n) and the State Environmental Quality Review Act ( SEQRA ) (b) (9) and is subject to environmental review. E. Project: Apartments (5 Units) 7:20 Location: 118 College Ave Applicant: Actions: Visum Development Group Public Hearing Determination of Environmental Significance Project Description: The applicant proposes to construct a 4-story apartment building containing five dwelling units with a total of 28 bedrooms. The project is expected to attract primarily student tenants. Site improvements include walkways landscaping and a retaining wall with and terrace accessible from the basement apartment. All above-ground apartments will have a balcony facing College Ave. Site development will require the removal of the exiting house with its associated retaining walls, driveway curbcut, walkways and two mature trees. The project site is in the CR-4 Collegetown Area Form District (CAFD) and requires Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. 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. F. Project: Townhomes (8 Units) 7:40 Location: Applicant: 323 Taughannock Blvd Noah Demarest for Rampart Real LLC Actions: Declaration of Lead Agency Review of FEAF Parts 2 & 3 Project Description: The applicant is proposing construction of 8 attached townhomes on Inlet Island, on a acre lot. The townhomes will contain up to 2 dwelling units each for a maximum total of 16 units with up to 24 bedrooms. The applicant is proposing zoning for the site that is identical to the City s adopted WF-2 zoning ordinance. The project includes an 8 space parking area that is accessed through the adjacent City-owned parking lot. The project includes some improvements to the city-owned parking lot- which will require approval by the Board of Public Works. The project also includes an asphalt walkway along the Old Cayuga Inlet, landscaping and lighting. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ) (1) (h)[2] and (k) and the State Environmental Quality Review Act ( SEQRA ) (b) (11) and is subject to environmental review. 5. Zoning Appeals # S Meadow St, Area Variance # Linn Street, Area Variance # Bryant Avenue, Area Variance # N Albany Street, Area Variance An Equal Opportunity Employer with a commitment to workforce diversification. 3 8:10

4 # Worth Street, Area Variance #3070, 412 Worth Street, Special Permit 6. Old/New Business A. Planning Board comments on the proposal to amend the Site Plan Review Ordinance B. Planning Board Comments on the Proposal to Rezone Areas of the Waterfront C. Update on College Avenue Streetscape 7. Reports A. Planning Board Chair (verbal) B. Director of Planning & Development (verbal) C. Board of Public Works Liaison (verbal) 8:20 8:40 8. Approval of Minutes: March 28, 2017, March, and November 22, 2016 (time permitting) 9:00 9. Adjournment 9:10 ACCESSING MEETING MATERIALS ONLINE Site Plan Review & Subdivision Applications 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: An Equal Opportunity Employer with a commitment to workforce diversification. 4

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10 PROPOSED RESOLUTION Project Change (Parking) Site Plan Review Collegetown Terrace Apartments East State Street City of Ithaca Planning & Development Board April 25, 2017 WHEREAS: The Planning and Development Board has received a request from John Novarr, owner of Collegetown Terrace Apartments to change parking utilization at the project, and WHEREAS: the project, known as Collegetown Terrace Apartments, received final site Plan Approval from the Planning Board on August 3, 2011, and WHEREAS: The project was a Type I Action subject to environmental review under the provisions of the State Environmental Quality Review Act (SEQRA) and City Environmental Quality Review Ordinance (CEQRO), and WHEREAS: the Planning and Development Board, acting as Lead Agency, did on October 5, 2010 accept the Final Environmental Impact Statement (EIS) for the Collegetown Terrace project as complete for filing, having duly considered the potential adverse environmental impacts and proposed mitigating measures as required under 6 NYCRR Part 617 (the SEQRA regulations) and Chapter 176 of the City of Ithaca Code (the City of Ithaca Environmental Quality Review Ordinance, CEQRO), with the additions/clarifications mutually agreed upon by the Applicant and the Planning Board on that date, and WHEREAS: on October 26, 2010, the Planning Board adopted the Findings Statement, which was a positive findings statement, meaning that the proposed Project was potentially approvable (a relevant term used in the State s SEQR Handbook ) by the Planning Board, as to its site plan, and WHEREAS: the findings Statement contained the following language: Parking will be provided solely for residents of the Project and no parking will be available on the Project site for non-tenant usage or rental, other than by guests of the residents of the Project on a short-term basis and that The Planning Board finds that no permanent adverse impacts caused by the proposed parking are anticipated as a result of the Project, and WHEREAS: a condition of final approval stated the following: Parking will be provided solely for residents of the Project and no parking will be available on the Project site for non-tenant usage or rental, other than by employees or guests of the residents of the Project on a short-term basis, and WHEREAS: the language about parking, as written above, was a description of the applicant s intention for parking utilization at the time. Although the Planning Board did receive some public comments about the use of parking for non-residents, the Board did not analyze any potential negative impacts related to the use of on-site parking for non- residents in the EIS because the applicant was not proposing such parking, and WHEREAS: in a letter form John Novarr, owner, to Lisa Nicholas, Planner dated April 5, 2017, Novarr explains that there is currently more parking on the site than is used by the residents, and requests a change to the project description such that parking is no longer limited to residents and guest of the project, and WHEREAS: the Planning Board has determined that, as the number of parking spaces remains the same, there is no environmental impact to the proposed change, and it is consistent with the Findings Statement, and no additional environmental review is required, now, therefore, be it 1 of 2

11 RESOLVED: That the Planning and Development Board does hereby approve the project change to allow excess parking to be used for non-residents of the project. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: One 2 of 2

12 238 Linden Avenue Project Review ikon.5 architects April 18, 2017

13 STREET VIEW 238 Linden Avenue ikon.5 architects

14 Dryden Road College Avenue Linden Avenue SITE AERIAL/CONTEXT 238 Linden Avenue ikon.5 architects

15 SITE PLAN 238 Linden Avenue ikon.5 architects

16 (Row House) Zero Lot Line Side Yard Setback 10 Front Yard Setback 16-8 Rear Yard Setback 69-0 (Row House) Zero Lot Line Side Yard Setback SITE/ZONING 238 Linden Avenue ikon.5 architects

17 44-11 ½ Entry Stoop SITE SECTION 238 Linden Avenue ikon.5 architects

18 SITE PLAN 238 Linden Avenue ikon.5 architects

19 STREET VIEW 238 Linden Avenue ikon.5 architects

20 STREET ELEVATION 238 Linden Avenue ikon.5 architects

21 STREET ELEVATION 238 Linden Avenue ikon.5 architects

22 SOUTH ELEVATION 238 Linden Avenue ikon.5 architects

23 WEST ELEVATION 238 Linden Avenue ikon.5 architects

24 NORTH ELEVATION 238 Linden Avenue ikon.5 architects

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28 SITE PLAN REVIEW APPLICATION RA 18 NK 35 BM 7 VV 2 BM 7 NK 35 VV 2 TURF LAWN, TYP. BM 11 NK 100 VV 9 NK 200 VV 22.5 CC 11 IO 4 BM 16 BM LINDEN AVENUE ROW HOUSE HOUSING (2,760 SF Bldg. Footprint) HV 3 HA 2 CU-STRUCTURAL SOIL NK 30 VV 2 MS W. Seneca St., Ste. 201 Ithaca, NY TREES SYMBOL QTY BOTANICAL NAME COMMON NAME SIZE ROOT COMMENTS MS SHRUBS 3 Malus spp Crabapple 3" cal. B&B CC 11 Cercis canadensis 'Northern Stain' Northern Strain Redbud 6'-8' ht B&B HV 3 Hamamelis virginiana American Witchhazel 6'-8' ht B&B RA 18 Rhus aromatica "Low Grow" Fragrant Sumac BM 44 Buxus microphylla Korean Boxwood 24"-30" Ht. B&B PERENNIALS AND GROUNDCOVERS HA 2 Hydrangea anomala petiolaris Climbing Hydrangea Single stem Full / Multi-stem Full / Multi-stem 18" -24" Ht. #3 cont. Space 3' on center IO 4 Ilex opaca 'Jersey Girl' Jersey Girl American Holly 36"-48" Ht. #5 cont. Space 3' on center BULBS #3 cont. Space 3' on center Space as shown VV 37.5 Vinca minor 'Bowles' Bowles' Common Periwinkle Flat (100) Plugs Space 6" on center NK 400 Narcissus 'Kingscourt' Kingscourt Daffodil Bulbs Spaced in odd groups 0 8' 16' N PLANTING PLAN AND SCHEDULE L4.01

29 PROPOSED RESOLUTION Lead Agency Site Plan Review Apartments (Short Term Rental) 238 Linden Ave Planning & Development Board April 25, 2017 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter of the City Code, Environmental Quality Review, require a Lead Agency be established for conducting Environmental Review of projects, in accordance with local and state environmental law, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for an apartment building at 238 Linden Ave by Trowbridge Wolf Michaels for DRY-LIN Inc., and WHEREAS: the applicant proposes to construct a 4-story apartment building with habitable basement to provide short term housing for the adjacent Johnson Graduate School of Management. The building will be 13,715 GSF and contain 24 single-bed efficient apartments. The below grade apartments will look out onto lower courts/light wells at both the front and back of the building. Two of the four front entrances include stairs that span the lower courts. The project includes new landscaping, walkways, retaining walls, lighting, signage and an exterior trash and recycling area. The project site is currently vacant and is used as a staging area. The project site is in the CR-4 Collegetown Area Form District (CAFD) and has received Design Review. As no parking is proposed for the project, the applicant has submitted a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ) (1) (h) and (k) and the State Environmental Quality Review Act ( SEQRA ) (11) and is subject to environmental review, 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, now, therefore, be it RESOLVED: the City of Ithaca Planning and Development Board being the local agency which has primary responsibility for approving and funding or carrying out the action does hereby declare itself Lead Agency for the environmental review of the project, and Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: One

30 PROPOSED RESOLUTION Lead Agency Site Plan Review Residential Mixed Use 119 Court/ N Cayuga Streets Planning & Development Board April 25, 2017 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter of the City Code, Environmental Quality Review, require a Lead Agency be established for conducting Environmental Review of projects, in accordance with local and state environmental law, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a residential mixed use building to be located at 119 Court/ N Cayuga Street by Trowbridge Wolf Michaels for Frost Travis, and WHEREAS: the applicant proposes to construct a four-story mixed use building that has footprint of 25,640 SF and 86,700 gross SF. The building will contain 2,000 SF of community space, 1,160 SF of commercial space and four apartments on the ground floor, 54 apartments and amenity space on the upper floors and underground parking (32 space) bike storage and mechanicals. The underground parking will be accessed via a ramp on Court Street. Exterior amenities will include landscaping and street trees, a street level semi-public plaza and a first floor residents plaza. The new building will use a portion of the exiting building foundation. A deep foundation system is proposed to support the building. The project is in the CBD-50 Zoning District and the Dewitt Park Local Historic District. The project received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission on February 14, 2017, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ) (1) (h)[4], (k) and (n) and the State Environmental Quality Review Act ( SEQRA ) (b) (9) and is subject to environmental review, 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: Tompkins County and the Tompkins County Department of Health (TCDOH), all potentially involved agencies, have consented to the City of Ithaca Planning and Development Board s being Lead Agency for this project, now, therefore, be it RESOLVED: the City of Ithaca Planning and Development Board being the local agency which has primary responsibility for approving and funding or carrying out the action does hereby declare itself Lead Agency for the environmental review of the project, and Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: One

31 CITY OF ITHACA 108 East Green Street, Ithaca, New York Graham Kerslick, Fourth Ward Telephone: Fax: April 16, 2017 To: From: Re: Planning & Development Board Graham Kerslick Proposed development of 118 College Ave Dear Planning & Development Board Members, I d like to make a few comments on the project listed above. 1. Stormwater While this parcel is relatively small the adjacent parcels to the west, on Blair St, are mostly paved for off-street parking. I hope the board will encourage the developer to use best practice strategy which directs runoff to the vegetated perimeter around the building to minimize water and other runoff onto Blair St. 2. Landscape It s encouraging to read the landscaping plan including that four trees will be planted in the rear yard along the rear property line. These trees will stabilize the soil, reduce erosion and slow storm water runoff while adding visual interest and enhancing the natural environment in the neighborhood. I hope the board will look closely at details of the planned retaining stonework to ensure a more attractive outcome than some unfortunate examples nearby (see photo). 3. Site Lighting The commitments that All light fixtures will be sharp cut-off and dark-sky compliant. is greatly appreciated in this densely populated area. Spill-over light pollution is becoming an increasing problem in the City, especially with the installation of high brightness LED fixtures. 4. Utilities & Energy I hope the board will encourage the development team to follow through on the commitment stated in the project description: We are exploring the possibility of building a net-zero ready building with no fossil fuels on-site. 5. Transportation Demand Management Plan It is encouraging to see much information included on this topic. It would be helpful if the board can clarify the commitment that Every qualifying tenant will be provided with a membership to Ithaca Carshare as a part of their lease (subject to approval of each individual member by Carshare). Is it clear under what terms a tenant is qualified? It would be helpful to know that adequate records are being required, kept and submitted by landlords regarding such TDM plans. Thanks for your attention. Sincerely, "An Equal Opportunity Employer with a commitment to workforce diversification."

32 MATERIAL COLORS STANDING SEAM METAL ROOF COLOR 6 FIBER CEMENT PANEL W/ STUCCO COLOR 5 COLOR 1 SW6158 SAWDUST COLOR 2 SW6689 OVERJOY COLOR 3 SW6164 SVELTE SAGE COLOR 4 BLACK COLOR 5 SW6157 FAVORITE TAN COLOR 6 PAC CLAD AGED COPPER COLOR 7 SW6355 TRUEPENNY 1 X 6 EAVE W/ ALUMINUM GUTTER AND FRIEZE BOARD COLOR 3 *PAINT IS SHERWIN WILLIAMS *BELDEN BRICK BELCREST 170 W/ MATCHING MORTAR C:\Users\Steven\Documents\ College Ave_stevenPUFGL.rvt 2 PIECE TRIM COLOR 3 BALCONY TRIM COLOR 3 WINDOW CLADDING COLOR 4 5/4X4 SIDE AND 5/4X6 HEAD CASINGS COLOR 3 FIBER CEMENT CLAPBOARD W/ 5" EXPOSURE COLOR 2 5/4X4 CORNER BOARD COLOR 2 BRUSHED ALUMINUM NUMBERS STUCCO COLOR 1 ROOF PLAN 702' 4 1/2" WINDOW TRIM COLOR 3 FOURTH FLOOR 693' 0 3/8" THIRD FLOOR 683' 8 1/4" SECOND FLOOR 674' 4 1/8" FIRST FLOOR 665' 0" 9' 4 1/8" 9' 4 1/8" 9' 4 1/8" 9' 4 1/8" VISUM DEVELOPMENT 118 COLLEGE AVE CITY OF ITHACA, NY STREAM Collaborative Architecture + Landscape Architecture DPC PRELIMINARY NOT FOR CONSTRUCTION EAST ELEVATION 4/10/2017 1/8" = 1' 0" A p:

33 C:\Users\Steven\Documents\ College Ave_stevenPUFGL.rvt FIBER CEMENT PANELS COLOR 5 TRIM BOARD COLOR 3 ROOF PLAN 702' 4 1/2" FOURTH FLOOR 693' 0 3/8" THIRD FLOOR 683' 8 1/4" SECOND FLOOR 674' 4 1/8" FIRST FLOOR 665' 0" LOWER FLOOR 655' 7 7/8" VISUM DEVELOPMENT 118 COLLEGE AVE CITY OF ITHACA, NY STREAM Collaborative Architecture + Landscape Architecture DPC PRELIMINARY NOT FOR CONSTRUCTION NORTH ELEVATION 4/10/2017 1/8" = 1' 0" A p:

34 ROOF PLAN 702' 4 1/2" C:\Users\Steven\Documents\ College Ave_stevenPUFGL.rvt FOURTH FLOOR 693' 0 3/8" THIRD FLOOR 683' 8 1/4" SECOND FLOOR 674' 4 1/8" FIRST FLOOR 665' 0" LOWER FLOOR 655' 7 7/8" VISUM DEVELOPMENT 118 COLLEGE AVE CITY OF ITHACA, NY STREAM Collaborative Architecture + Landscape Architecture DPC PRELIMINARY NOT FOR CONSTRUCTION WEST ELEVATION 4/10/2017 1/8" = 1' 0" A p:

35 ROOF PLAN 702' 4 1/2" C:\Users\Steven\Documents\ College Ave_stevenPUFGL.rvt 4 X 3 DOWN SPOUT COLOR 3 FOURTH FLOOR 693' 0 3/8" THIRD FLOOR 683' 8 1/4" SECOND FLOOR 674' 4 1/8" FIRST FLOOR 665' 0" 9' 4 1/8" 9' 4 1/8" 9' 4 1/8" 9' 4 1/8" 9' 4 1/8" LOWER FLOOR 655' 7 7/8" VISUM DEVELOPMENT 118 COLLEGE AVE CITY OF ITHACA, NY STREAM Collaborative Architecture + Landscape Architecture DPC PRELIMINARY NOT FOR CONSTRUCTION SOUTH ELEVATION 4/10/2017 1/8" = 1' 0" A p:

36 C:\Users\Steven\Documents\ College Ave_stevenPUFGL.rvt VISUM DEVELOPMENT 118 COLLEGE AVE CITY OF ITHACA, NY STREAM Collaborative Architecture + Landscape Architecture DPC PRELIMINARY NOT FOR CONSTRUCTION STREET ELEVATION 4/10/2017 1" = 10' 0" A p:

37 PROPOSED RESOLUTION CEQR Negative Declaration Site Plan Review Apartments (5 Units) 118 College Ave Planning & Development Board April 25, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for the apartments located at 118 College Ave. by Visum Development Group, applicant and owner, and WHEREAS: the applicant proposes to construct a 4-story apartment building containing five dwelling units with a total of 28 bedrooms. The project is expected to attract primarily student tenants. Site improvements include walkways landscaping and a retaining wall with and terrace accessible from the basement apartment. All above-ground apartments will have a balcony facing College Ave. Site development will require the removal of the exiting house with its associated retaining walls, driveway curbcut, walkways and two mature trees. The project site is in the CR-4 Collegetown Area Form District (CAFD) and has received Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations, and WHEREAS: 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, and WHEREAS: the City of Ithaca Planning and Development Board being the local agency which has primary responsibility for approving and funding or carrying out the action has, on March 28, 2017 declare itself Lead Agency for the environmental review of the project, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on April 25, 2017 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3 prepared by Planning staff; drawings titled: Existing Site Plan (L100), Site Layout Plan (L101), Grading Plans (L201) and Planting Plan (L301) and Lower Floor (A1.1) dated 2/16/17 East Elevation (A2.1), North Elevation (A2.2), West Elevation (A2.3), South Elevation (A2.4) and Street Elevation (A2.5) dated 4/10/17 and all prepared by Stream Collaborative and other application materials, 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, 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: One

38 PROPOSED RESOLUTION Lead Agency Site Plan Review Townhomes (8 Units) 323 Taughannock Blvd Planning & Development Board April 25, 2017 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter of the City Code, Environmental Quality Review, require a Lead Agency be established for conducting Environmental Review of projects, in accordance with local and state environmental law, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a town house project to be located at 323 Taughannock Blvd. by Noah Demarest for Rampart Real LLC, and WHEREAS: the applicant is proposing construction of 8 attached townhomes on Inlet Island, on a acre lot. The townhomes will contain up to 2 dwelling units each for a maximum total of 16 units with up to 24 bedrooms. The applicant proposes to subdivide the parcel such that each unit is on a unique parcel. The project includes an 8 space parking area that is accessed through the adjacent City-owned parking lot. The project also includes an asphalt walkway along the Old Cayuga Inlet, landscaping and lighting, 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 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 TMPUD. The project may require a permit from the NYS Department of Environmental Conservation (DEC) and the NYS Canal Corporation. The project includes some improvements to the city-owned parking lot- which may require approval by the Board of Public Works, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance ( CEQRO ) (1) (h)[2] and (k) and the State Environmental Quality Review Act ( SEQRA ) (b) (11) and is subject to environmental review, 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: NYS Department of Environmental Conservation, NYS Canal Corporation, City of Ithaca Board of Public Works, City of Ithaca Common Council, and Tompkins County Department of Health, all potentially involved agencies, have consented to the City of Ithaca Planning and Development Board s being Lead Agency for this project, now, therefore, be it RESOLVED: the City of Ithaca Planning and Development Board being the local agency which has primary responsibility for approving and funding or carrying out the action does hereby declare itself Lead Agency for the environmental review of the project, and Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: One

39 CITY OF ITHACA Board of Zoning Appeals Notice of Appeal APPEAL # S. MEADOW STREET Appeal of Benderson Development for the owner Buffalo-Greenbriar Associates, LLC, for area variance from 325-8, Column 7, Lot width at street, and column 11, Front yard requirements of the Zoning Ordinance. The applicant proposes to erect a 7315 SF retail space on the northern portion of the PetSmart building and construct a 14,744 SF building attached to the south end of the Hobby Lobby store located at S. Meadow Street. Both proposals are deficient in lot width at street and front yard setback requirements in the SW-2 zone. The SW-2 zone district requires a minimum of 35% of the lot s street frontage to be occupied by a building and the building is required to be a minimum of 15 feet and a maximum of 34 feet from the street curb. The actual street frontage for both these buildings is comprised of two access roads that are 29 feet and 65 feet wide for a total street width of 94 feet. The face of the new retail space next to PetSmart is from the street curb and the new building next to Hobby Lobby is approximately 375 feet from the Meadow Street curb. No portion of either building will have a setback between 15 to 34 feet from street curb. In 2013, variance # 2923 was approved for the new building next to Hobby Lobby. Since that time, the applicant was unable to secure a tenant and initiate the construction work before the variance became void. Therefore, the applicant is required to re-apply for an area variance prior to the start of construction. The buildings at South Meadow are in a SW-2 zoning district where the buildings use as retail stores is permitted. However, Section requires that variances be granted before a building permit is issued.

40 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-3058 Address S. Meadow Street Use District SW-2 Date 5/2/2017 Applicant Benderson Development Owner Buffalo-Greenbriar Associates, LLC Application Type: Area Variance Column Number /15 16 Column Title Proposed Retail (PetSmart) District Regulations for Existing Note Non- Conforming Conditions Proposed Retail (Hobby Lobby) District Regulation for Proposed Note Non- Conforming Conditions for Proposal Use Accessory Use Off-Street Parking * Retail 611 Service Business District Off-Street Loading Ample Space Lot Area (Sq. Feet) Lot Width (Feet) Number of Stories Height in Feet % of Lot Coverage Front Yard Side Yard Other Side Yard Rear yard: % of depth or number of feet, whichever is less 665,466 94' 1 35± 22.0% ' 105' 40' 20.7% or 139.3' 35% Building Coverage % 35% of street frontage occupied by building 15' - 34' from curb None None 15% or 20' but not less than 10' OK N/A OK OK OK Def. OK OK OK Def. OK OK OK OK **Retail 611 Service Business District Ample Space ,466 94' 1 35± 21.6% 375' 105' 40' 20.7% or 139.3' 35% Building Coverage % 35% of street frontage occupied by building 15' - 34' from curb None None 15% or 20' but not less than 10' OK N/A OK OK OK Def. OK OK OK Def. OK OK OK OK Minimum Building Height None None Notes: This worksheet is for both proposed new structures. * The 7315 S.F. retail structure next to PetSmart. ** The 14,744 retail structure next to Hobby Lobby.

41 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-3067 Address 421 N. Albany Street Use District R-2b Date 05/02/17 Applicant Brian Buttner, R.A. Owner Steven Centeno Application Type: Area Variance Column Number Column Title Existing Condition and Use District Regulations for Existing Note Non- Conforming Conditions Proposed Condition and/or Use Use /15 16 One Family Dwelling Two Family Zone Accessory Use Off-Street Parking Off-Street Loading Lot Area (Sq. Feet) Lot Width (Feet) Number of Stories Height in Feet % of Lot Coverage Front Yard Side Yard Other Side Yard Rear yard: % of depth or number of feet, whichever is less 0 3,300 33' 2 27'± 38.9% 1'-8" 4' 6" 40' or 40% 2 None Required 3, % % or 50' but not less than 20' Minimum Building Height OK N/A Def. N/A OK Def. OK OK Def. Def. Def. Def. OK N/A One Family Dwelling 0 3,300 33' 2 27'± 40.3% 1'-8" 4' 6" 38.5' or 38.5% None District Regulation for Proposed Two Family Zone 2 None Required 3, % % or 50' but not less than 20' None Note Non- Conforming Conditions for Proposal Notes: OK N/A Def. N/A OK Def. OK OK Def. Def. Def. Def. OK N/A

42 CITY OF ITHACA Board of Zoning Appeals Notice of Appeal APPEAL # N. ALBANY STREET Appeal of Brian Buttner, R.A. on behalf of the owner Steven Centeno for an area variance from Section 325-8, Column 4, Off-street parking, Column 7, Lot Width, Column 10, Percentage of Lot Coverage by buildings, Column 11, Front Yard, Column 12, Side Yard, Column 13, Other Side Yard requirements of the zoning ordinance. The applicant recently removed the unsafe rear porch at the property located at 421 N. Albany Street. The proposal is to replace the porch with a new 8 X 12 porch, in keeping with the original character of the building. The original rear porch was approximately 45 S.F. and the new porch measures 96 S.F. The property currently exceeds the percentage of lot coverage by building having 38.9% of the 35% maximum. The new 96 S.F. porch will increase the percentage of coverage deficiency to 40.3% of the 35% required by the ordinance. The property has existing deficiencies in parking, lot width, front yard, side yard, and other side yard that will not be exacerbated by the proposed construction. The property is located in an R-2b residential use district in which the proposed use is permitted. However, Section requires that a variance be granted before a building permit is issued. 1

43 CITY OF ITHACA Board of Zoning Appeals Notice of Appeal APPEAL # BRYANT AVENUE Appeal of Noah Demarest on behalf of the owner Ellen McCollister & Robert Frank for an area variance from Section 325-8, Column 11, Front yard and Section C, Location of accessory structure requirements of the zoning ordinance. The applicant proposes to demolish an existing garage and construct a new garage at the property located at 221 Bryant Avenue. The applicant would like to position the garage 3 from the side lot line to provide additional maneuvering space, protect an existing tree, and preserve the backyard greenspace. Section C requires accessory structures, in an R-1 zone, to be positioned not less than 6 from any side yard. 221 Bryant Avenue is located in an R-1 zone and the proposed placement of the garage results in a 3 side yard of the 6 required by the ordinance. The property has an existing front yard deficiency that will not be exacerbated by the proposal. The property is located in an R-1b residential use district in which the proposed use is permitted. However, Section requires that a variance be granted before a building permit is issued. 1

44 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-3065 Address 221 Bryant Avenue Use District R-1b Date 5/2/2017 Applicant Noah Demarest, STREAM Owner Ellen McCollister & Robert Frank Application Type: Column Number /15 16 Column Title Use Accessory Use Existing Condition and Use District Regulations for Existing Note Non- Conforming Conditions Proposed Condition and/or Use One Family Dwelling One Family Zone Existing Garage Side Yard-6' Rear Yard-3' Off-Street Parking Off-Street Loading Lot Area (Sq. Feet) Lot Width (Feet) Number of Stories Height in Feet % of Lot Coverage Front Yard Side Yard Other Side Yard Rear yard: % of depth or number of feet, whichever is less 2 14, ' 3 28'± 20.9% 17' 39' 25' 46' or 38% 2 None Required % % or 50' but not less than 20' OK * Def. OK N/A OK OK OK OK OK Def. OK OK OK N/A One Family Dwelling Proposed Garage 2 14, ' 3 28'± 20.7% 17' 39' 25' 46' or 38% Minimum Building Height None District Regulation for Proposed One Family Zone Side Yard-6' Rear Yard-3' 2 None Required % % or 50' but not less than 20' None Note Non- Conforming Conditions for Proposal OK **Def. OK N/A OK OK OK OK OK Def. OK OK OK N/A NOTES: * The existing garage is located 1.8' from the side lot line, required is a 6' side yard. ** The proposed garage will be positioned 3' from the side lot line, required is 6' and 3' from the rear lot line, required is 3'.

45 CITY OF ITHACA Board of Zoning Appeals Notice of Appeal APPEAL # WORTH STREET Appeal of Jason Demarest on behalf of the owner Eileen Sommers for an area variance from Section 325-8, Column 7, Lot Width at street requirements of the zoning ordinance. The applicant proposes to construct a two story single family home on the parcel located at 412 Worth Street. The flag shaped parcel is unique in that the Municipal boundary line traverses the lot and divides the property into two tax parcels. An inter-municipal agreement with the Town of Ithaca has been drafted and is in the process of being finalized. The agreement gives the City of Ithaca enforcement authority for zoning, building permit, and subsequent inspections for this project. The property is located at the east end of Worth Street and has to be accessed via private lands that extend from the street to the front property line. In order to access the property, a permanent easement from Belle Sherman Cottages Homeowners Association, Inc. had to be secured for the portion of land that extends from street to the flag shaped lot s property line at 412 Worth Street. The front property line is deficient in width having of the 50 street width required by the ordinance. The property is located in an R-1b residential use district in which the proposed use is permitted. However, Section requires that a variance be granted before a building permit is issued. 1

46 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-3069 Address 412 Worth Street Use District R-1b Date 5/2/2017 Applicant Jason Demarest Owner Eileen Sommers Application Type: Area Variance Column Number Column Title Existing Condition and Use District Regulations for Existing Note Non- Conforming Conditions Proposed Condition and/or Use Use /15 16 Vacant Lot One Family Zone One Family Dwelling Accessory Use Off-Street Parking Off-Street Loading None Required Lot Area (Sq. Feet) Lot Width (Feet) Number of Stories Height in Feet % of Lot Coverage Front Yard Side Yard Other Side Yard % Rear yard: % of depth or number of feet, whichever is less 25% or 50' but not less than 20' 4 11, ' 2 24'± 17.2% 25' 37.19' 12.58' 26' or 26% Minimum Building Height None District Regulation for Proposed One Family Zone 1 None Required % % or 50' but not less than 20' None Note Non- Conforming Conditions for Proposal OK N/A OK N/A OK * Def. OK OK OK OK OK OK OK N/A Notes: * An easement from Belle Sherman Cottages Homeowners Association, Inc. has been secured for the portion of the access lane that extends from Worth Street to the 412 Worth Street property line.

47 CITY OF ITHACA Board of Zoning Appeals Notice of Appeal APPEAL # WORTH STREET Appeal of Jason Demarest on behalf of the owner Eileen Sommers for a Special Temporary Permit allowing the construction of an accessory apartment in an owner occupied single-family home as authorized under Zoning Ordinance, Section , Accessory apartments. The applicant proposes to construct a new single family dwelling at 412 Worth Street and would like to incorporate a 290 SF accessory apartment on the first floor. The first floor consist of a two car garage, vestibule entry for the main house, and the proposed accessory apartment. The apartment will contain a kitchen, bathroom and have combined living room/bedroom. The apartment will be accessed from a separate side entrance located on the south end of the home. The accessory apartment will meet the zoning requirements for floor area having 24% of the 33⅓% of total habitable floor area. The property at 412 Worth Street is in an R-1b zoning district where the installation of an accessory apartment is an allowed accessory use. However, Section requires that the Board of Zoning Appeals grant a Special Temporary permit for the accessory use prior to the issuance of a building permit. 1

48 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA-3070 Address 412 Worth Street Use District R-1b Date 5/2/2017 Applicant Jason Demarest Owner Eileen Sommers Application Type: Temporary Special Permit - Accessory Apartment Column Number Column Title Existing Condition and Use District Regulations for Existing Note Non- Conforming Conditions Proposed Condition and/or Use Use /15 16 One Family Zone One Family Dwelling Accessory Use Accessory Apartment Off-Street Parking Off-Street Loading None Required Lot Area (Sq. Feet) Lot Width (Feet) Number of Stories Height in Feet % of Lot Coverage Front Yard Side Yard Other Side Yard % Rear yard: % of depth or number of feet, whichever is less 25% or 50' but not less than 20' 4 11, ' 2 24'± 17.2% 25' 37.19' 12.58' 26' or 26% Minimum Building Height None District Regulation for Proposed One Family Zone Permitted 1 None Required % % or 50' but not less than 20' None Note Non- Conforming Conditions for Proposal OK Special Permit OK N/A OK * Def. OK OK OK OK OK OK OK N/A Notes: