HomeMy WebLinkAboutPB Resolution 2023-015, 22.-2-4 TOWN OF U LYSSES
PLANNING BOARD
Planning Board Resolution No. 2023-015
A Resolution for Site Plan and Special Permit for the New Women's Residential Addiction
Recovery Center Located at 6621 Route 227, Town of Ulysses,Tax Parcel 22.-2-4
WHEREAS, the Planning Board finds the following:
1. The proposed action is in consideration of an application for site plan review and special
permit submitted by Ithaca Alpha House Center, Inc. doing business as Cayuga Addiction
Recovery Services, applicant and owner for property located at 6621 Route 227 (tax map #
22.-2-4), and which is approximately 5.92 acres in size, zoned A/R: Agricultural/Rural; and
2. The request is to construct a new two-story detached building, approximately 13,617 gross
square feet, for use as a 25 bed facility associated with the existing Cayuga Addiction
Recovery Services building on the subject site as shown on the site plan dated March 7,
2023 and revised July 13, 2023; and
3. The A/R zone permits rehabilitation facilities subject to a special permit and site plan review
per the Code of the Town of Ulysses 212-281 and 212-18.C.1; and
4. The Planning Board was designated Lead Agency in 2019 and issued a negative
determination of environmental significance on the previous proposed development on
September 3, 2019; and
5. The Planning Board on June 6, 2023 considered the amended proposal and determined that
no substantive changes were proposed for the project, no substantive new information was
discovered, and no substantive changes in circumstances related to the project has arisen
that were not previously considered, and affirmed and upheld the previous negative
determination of environmental significance for the amended proposed development; and
6. The action required 239 review, and Tompkins County determined in their comment letter
dated March 23, 2023, that the proposal will have a significant county-wide or inter-
community impact, and recommended modifications and comments for the Board to
consider; and
7. The Planning Board did conduct meetings on March 7, 2023, May 2, 2023, June 6, 2023, and
August 1, 2023 and discussed the revised proposed development; and
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8. Notice of the public hearing was published in the Ithaca Journal on August 9, 2023 and on
August 31,2023, was posted on the Town's Public Legal Notice Board, was posted on the
Town's webpage, was posted on the subject site, and was mailed to property owners within
a 500-foot radius of the subject property; and
9. The Board of Zoning Appeals did conduct a public hearing on August 16, 2023 to consider
two area variances to permit the second principal building on the subject lot over the 5,000
square foot maximum permitted floor area; and
10. The Board of Zoning Appeals granted both requested area variances; and
11. The Planning Board did conduct a public hearing on August 15, 2023 and on September 5,
2023, has reviewed and accepted as adequate a site plan map entitled "Site Layout Plan
Drawing No SP-100", prepared by Fontanese, Folts, Aubrecht, Ernst Architects dated March
7, 2023, revised March 20, 2023, April 11, 2023, and July 13, 2023, and other application
materials; and
12. The Planning Board considered the review criteria listed in The Code of the Town of Ulysses,
212.19.E.2 against the proposed site plan as applicable; and
13. The Planning Board has determined that the applicant is in compliance with all other
applicable provisions of the Zoning Code and other ordinances as applicable; and
14. The project is sited and designed so as to be harmonious with the surrounding area and
should not interfere with the development, use, and enjoyment of adjacent properties and
should not have a significant adverse impact upon the agricultural use of neighboring
properties; and
15. The project will promote building design that responds to the surrounding neighborhood;
and
16. The project will ensure safe and efficient access for all site users, including pedestrians,
cyclists, transit passengers, the mobility impaired, and motor vehicles, as applicable; and
17. The project will be located, designed, and/or managed to meet its anticipated travel
demand, and will include reasonable efforts to minimize single-occupancy vehicle trips,
reduce vehicle miles travelled, and promote transportation alternatives; and
18. The project will provide for the adequate protection of significant natural, cultural, heritage,
and scenic assets on or near the site; and
19. The project will contribute to existing pedestrian-oriented rights-of-way in relation to the
public realm and streetscape; and
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20. The project will utilize plant materials that are capable of withstanding the climatic
conditions of Ulysses and the microclimate of the site, and will be planted so as to maximize
prospects for healthy growth; and
21. The project will make for the most efficient use of land and municipal services, utilities, and
infrastructure; and
22. The Planning Board considered the review criteria listed in The Code of the Town of Ulysses,
212.18.E for the proposed special permit site plan as appropriate; and
23. The health, safety, morals and general welfare of the community in harmony with the
general purpose of the zoning code will be promoted; and
24. The premises will be reasonably adapted to the proposed use, and such use will fill a
neighborhood or community need; and
25. The proposed use and the location and design of the building is consistent with the
character of the A/R zone; and
26. The proposed use will not be detrimental to the general amenity or neighborhood character
in amounts sufficient to devalue neighboring property or seriously inconvenience
neighboring inhabitants; and
27. Operations in connection with the proposed use will not be more unreasonably
objectionable to nearby properties by reason of noise, fumes, vibrations, illumination, or
other potential nuisance, than the operation of any permitted use in the A/R zone; and
28. Community infrastructure and services, including, but not limited to, protective services,
roadways, garbage collection, schools, and water and sewer facilities are currently, or will
be, of adequate capacity to accommodate the proposed use; and
29. The proposed use, building design, and site layout comply with all the provisions of the
zoning code and, to the extent considered by the Planning Board, with other regulations
and ordinances of the Town, with the Building Code and all other state and federal laws,
rules and regulations, and with the Town's Comprehensive Plan; and
30. The proposed access and egress for all structures and uses are safely designed and the site
layout provides adequate access for emergency vehicles; and
31. The general effect of the proposed use upon the community as a whole, including such
items as traffic load upon public streets and load upon water and sewerage systems, is not
detrimental to the health, safety and general welfare of the community; and
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32. The lot area, access, parking, and loading facilities are sufficient forth e proposed use and
access, parking and loading facilities are adequately buffered to minimize their visual
impact; and
33. Natural surface water drainage is adequately managed in accordance with good engineering
practices and in accordance with any applicable Town local law or ordinance, including
Chapter 156, Stormwater Management and Erosion and Sediment Control, and existing
drainageways will not altered in a manner that adversely affects other properties; and
34. To the extent reasonably deemed relevant by the Planning Board, the proposed use and
building complies with all the criteria applicable to site plan review.
NOW, THEREFORE, THE PLANNING BOARD RESOLVES THE FOLLOWING:
The Planning Board hereby grants Site Plan and Special Permit Approval for the proposed
development as described above, and as shown on the site plan noted above, subject to the
following conditions:
Conditions of Approval
1. The applicant shall document that they have considered the four energy elements for new
construction projects outlined in the Tompkins County Energy Recommendations for New
Construction (2018) as part of their construction permit application.
2. The proposal shall utilize lower-level LED lighting, and all outdoor LED lighting shall not be
higher than 2700 CCT.
Planning Board Chair Date
Ayes: Liddle, Klein, Schneider, Chair Angie
Nays:
Absent:
Abstain
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