HomeMy WebLinkAboutSpec Mtg. Minutes 9/27/1993VILLAGE OF CAYUGA HEIGHTS 17
BOARD OF TRUSTEES
Minutes of a Special Meeting of the Board of Trustees of the Village of Cayuga
Heights held September 27, 1993 at 3:40 PM in the Village Hall.
PRESENT: Mayor Anderson; Trustees Collyer, Kira, Perry, Pimentel; Attorney
Geldenhuys; Supt. of P.W. Rogers; Fire Supt. Leonhardt.
ABSENT: Trustees Fleming, Janis.
OTHERS PRESENT: Paul Lewis, Att. James Miller, Att. Elana Flash, Jay Woolford, Tom
Niederkorn, Barbara Blanchard, Jeff Stimsoft, Ithaca Journal Rep.
Mayor Anderson called the meeting to order at 3:50 PM stating that the primary
matter to consider was any additional comments or clarifications of the Draft
Resolution distributed by Attorney Geldenhuys at the September 20th meeting which
grants approval of the preliminary PUD application submitted by Kendal.
There was discussion concerning sewer and water connection fees and it was agreed
that the Attorney will add a Section "D" in the Draft Resolution to address the
issue of payment of all fees in connection with the project. Attorney Miller
asked that the following be added to-Section "C" in the Draft Resolution:
... "in their letter dated August 18, 1993."
Motion by Trustee Kira,.seconded by Trustee Perry:
RESOLUTION 4514 — GRANT APPROVAL OF THE PRELIMINARY APPLICATION
FOR A PLANNED UNIT DEVELOPMENT SUBMITTED BY
KENDAL AT ITHACA, INC. FOR THE SAVAGE FARM SITE
WIiEREAS, Kendal at Ithaca, Inc. made an application for preliminary
approval of a Planned Unit Development pursuant to the Planned Unit
Development ordinance (hereinafter referred to as "the ordinance") of
the Village of Cayuga Heights for property located on North Triphammer
Road and known as the Savage Farm, in the Village of Cayuga Heights,
County'of Tompkins and State of New York; and
WHEREAS, draft and final Environmental Impact Statements have been
prepared, and the Board of Trustees, as 1'ead agency, has complied with
all requirements of part 617 of the New York Code of Rules and
Regulations pertaining to Environmental Impact review;
NOW, THEREFORE, the Board of Trustees of the Village of Cayuga
Heights makes the following findings with regard to the application for
preliminary approval of a Planned Unit Development:
I. The following requirements set forth in paragraph B of the Planned
Unit Development ordinance have been met to the satisfaction of the
Board of Trustees:
1.
2.
3.
4.
6.
S.
9.
10.
Minimum acreage
Permitted land uses
Density
Size of lots
Height of buildings
Natural features
Storm water runoff
Site planning requirements
18 Minutes of special Meeting - 9/?l/93
II. Pursuant to section B(11) of the ordinance, the Board finds that
special and unusual circumstances exist, which justify modification of
the following requirements:
III
A. Section B(5) requires a 75 -foot yard setback from any existing
street right -of way line. The Board finds that it will be in
the interest of public health, safety and general welfare to
permit a bus shelter within the 75 -foot yard setback on North
Triphammer Road. This will. facilitate easy access for public
transportation vehicles, and enhance the safety of residents
and users of North Triphammer Road.
B. Section B(7) requires that the total land coverage for all
buildings in the Planned Unit Development should not exceed
the coverage requirement of the underlying district. The
underlying residence district specifies maximum coverage of
12 %: `;.'he building coverage of the proposed project is 12.44%
of the total lot area. The Board finds that it will not have
a negative impact on the health, safety and welfare of the
,:ommunity to permit this additional .44% of coverage. The
building coverage percentage includes covered walkways of
97,800 square feet. This more than accounts for the
additional .44 %. Moreover, the excess coverage is a small
percentage, and will not undermine the overall intent of the
Planned Unit Development.
The Board in its decision considered'the following factors:
A. Impact on existing and planned capacity of infrastructure
dystems, including but not limited to roads, water,, sewer,
energy and drainage.
The application is satisfactory in limiting negative impacts
in these respects.
B. Whether the proposed development promotes the orderly growth
and sound development of the .community, and whether a need
exists for the proposed development.
The Board finds that a need for a continuing care facility
exists in the community, and that its development is
beneficial-to the orderly growth and sound development of the
community.
C. The extent to which the plan departs from the zoning
regulations applicable to the property in terms of bulk,
density, and permitted uses.
Variation is as follows:
I. Permitted uses in the residence district include
residences for one or two' families with up to four
unrelated occupants, public and municipal buildings, golf
courses, private swimming pools, cemeteries, in -house
professional offices, day care and customary home
occupations. Kendal Community will be a mixed -use
development, including clustered one - family residences
and apartments, personal and skilled health care, and
1
Minutes of Special Meeting - 9/27193
19
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related community and administrative services. Limited
in -house commercial activity will provide basic services
® and amenities to residents of the facility.
2. Building height in a residence district is 25 feet, and
in a PUD 30 feet. The highest structure in this
development will be 30 feet.
3. Building coverage regulations limit coverage to 12% of
the lot area. The proposed project will exceed this by
.44 %. As set forth in paragraph II.B., the Board deems
this variation acceptable.
4. in the residence district, there is a front yard minimum
of 25 feet and a side and rear yard minimum of 15 feet.
PUD regulations require a setback of 75 feet'from the
right -of way and 100 feet from other property lines. The
proposed development complies with these restrictions,
with the exception of the bus shelter,'which the Board
deems appropriate as set forth in paragraph II.A. above.
The variation from the underlying district is in
accordance with the ordinance, and therefore meets the
goals of Planned. Unit Development in the Village of
Cayuga Heights.
D. The existing character of the neighborhood and the
relationship, beneficial or adverse, of the proposed
development to this neighborhood.
The character of the neighborhood is residential, and is in
close proximity to two commercial areas: the Community
Corners shopping center in the Village of Cayuga Heights, and
several shopping malls located in the Village of Lansing. The
Board finds that the proposed development will have a
beneficial relationship to this neighborhood, in that it will
be largely residential, and that commercial uses will be
related to the facility and limited to residents of the
facility.
B. Provision for pedestrian circulation and open space in the
development.
The proposed development makes ample provision for both these
items. The development is clustered, leaving significant open
space around it. Pedestrian circulation is facilitated by a
system of covered walkways.
F. Traffic circulation features within the site, including the
amount of, location of, and access to automobile parking.
Proposed traffic circulation features are acceptable. Access
to automobile parking is adequate.
G. The amount of traffic generated and the provisions for
adequately handling or mitigating such volumes, and the nature
and suitability of the connecting street or highway system to
absorb the anticipated changes.
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The Board finds that the proposed development deals with the
impact on traffic in the most acceptable way, in terms of
location of entrance and exitways, and the addition of turning
lanes. The Board of Trustees commissioned an independent
traffic study, which was considered in its review of this
application and the Environmental Impact Statement.
H. The provisions for storm water runoff, sanitary and solid
waste disposal, and other utilities on and adjacent to the
site.
Storm water runoff will be adequately handled by a drainage
system proposed by the applicant. Solid waste disposal will
be handled by the applicant. The sewer connections and other
utilities will be installed at the cost of the applicant.
I. Provision for access for emergency services.
The Board finds that sufficient additional access is provided
by the applicant.
J. Any other factor reasonably related to the general health,
welfare and safety of the community.
The Board of Trustees considered the comments received from
the Tompkins County Planning Department and the New York State
Department of Transportation.
NOW, THEREFORE, BE IT HEREBY RESOLVED that the application of
Kendal at Ithaca, Inc. for preliminary approval of a Planned Unit
Development on the Savage rarm property, North Triphammer Road, Village
of Cayuga Heights, County of Tompkins and State of New York is hereby
approved, subject to the following conditions:
A. Review and inspection fee: The applicant shall submit the
amount stated below, or a letter of credit therefor, to the Village
Clerk, pursuant and subject to the provisions of section-III(B) of the
Planned Unit Development ordinance of the Village of Cayuga Heights:
1. Review and inspection fees, including code enforcement:
$35,000.00
2. Legal fees: $12,000.00
3. Traffic expert: $500.00
B. Within 30 days of taking legal title to the real property
where the proposed development will be constructed, the applicant shall
execute an easement, attached hereto as Schedule A, and an agreement
pertaining to the possible future widening of North Triphammer Road,
attached hereto as Schedule B.
C. The applicant shall pay real estate taxes to the Village of
Cayuga Heights based on the assessed value of the project as determined
by the Tonpkins County Board of Equalization and Assessment, and further
based on undertLtkings given to the Village of Cayuga Heights by the
applicant in their letter dated August 18, 1993, attached hereto as
Schedule C.
D. Payment- of all fees for building permits, sewer connections
and other customary fees for the development of the project.
Trustees Collyer, Kira, Perry, Pimentel voted YES.
U.
I I
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Minutes of Special Meeting - 9/27/93
5 21
It was mentioned that the next order of business calls for Engineer Rogers to
provide a legal description of the Zoning Map showing that the Kendal project
is within the PUD district.
Trustee Pimentel moved and Trustee Collyer seconded adjournment.
Meeting adjourned at 4:25 PM ( -a__ q�J�
Anne Krohto
Clerk