Loading...
HomeMy WebLinkAboutPB Minutes 1991-04-16A �i FILED YC)wl of )YmACA V TOWN OF ITHACA PLANNING BOARD APRIL 16, 1991 The Town of Ithaca Planning Board met in regular session on Tuesday, April 16, 1991, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. PRESENT: Chairperson Carolyn Grigorov, Robert Kenerson, James Baker, Virginia Langhans, Stephen Smith, Eva Hoffmann, Judith Aronson, Acting Town Planner George. Frantz, Town Attorney John C. Barney, Town Engineer Dan Walker. ALSO PRESENT: Mario Giannella, Anne Renwick, Robert R. Bland, Patricia A. McClary, Roald Hoffmann, Brad Lane, Judy Jones, Ian Merwin, Claude Putnam,, Margery Shipe, Frank Shipe, John Whitcomb, Annabelle Manning, Ken Baldassarre, Charles Trautmann,, R. Mahr, Liese Bronfenbrenner, Mary Smith, Robin Hadlock Seeley, Nancy Krook, Shirley Raffensperger, Dennis Stein, Dave Auble, Dooley Kiefer, Bruce Brittain, Karen Baum, Douglas R. Brittain, Larry Fabbroni, Sandy Tallant, David A. Stroud, Stuart Mesinger, Shirley Egan, George Sheldrake, Elsie Sheldrake, Elsie McMillan, Art Howser, George Fassler, Alfred Eddy. Chairperson Grigorov declared the meeting duly opened at 7:30 P.M. and accepted for the record the Clerk's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on April 8, 1991, and April 11, 1991, respectively, together with the Secretary's Affidavit of Service by Mail of said Notice upon the various neighbors of each of the properties under discussion, as appropriate, upon the Clerk of the Town of Ithaca, upon the Clerk of the' City of Ithaca, upon the Tompkins County Commissioner of Planning,'upon the Resident Engineer of the NYS DOT, and upon the applicants and /or agents, as appropriate, on April 9, 1991. Chairperson Grigorov read assembled, as required by Office of Fire Prevention and AGENDA ITEM the Fire Exit Regulations the New York State Department Control. to those of State, PRESENTATION OF CORNELL UNIVERSITY REQUEST FOR REZONING AND DRAFT SCOPE OF GENERIC ENVIRONMENTAL IMPACT STATEMENT (G /EIS). Sandy Tallant, of Cornell University Planning Office, addressed the Board and stated that she was representing Cornell. Ms. Tallant stated that tonight is really the beginning of the G /EIS process, adding that there will be community meetings held in the evening, both Wednesday, April 17th, and Thursday, April 18th, to basically inform the community as to what it is Cornell is proposing. Ms. Tallant noted that this is the beginning step and Cornell welcomes Planning Board -2- April 16, 1991 the participation throughout the process . Ms. Tallant offered that the schedule, they believe, will take them toward the end of December 1991, commenting that that is their target date. Ms . Tallant stated that throughout the process Cornell will hold a number of community meetings, as they see this as a process of working together in terms of Cornell ' s long-term campus planning. At this point, Ms . Tallant introduced Stuart Mesinger of the LA Group, and David Stroud who is with Travers Associates . Stuart Mesinger addressed the Board and stated that he is the Director of Community Planning for the LA Group located in Saratoga Springs, NY. Mr. Mesinger noted that Cornell has scheduled several additional meetings to inform members of the community about the G/EIS process and to get some input, adding that it is his understanding this is the first step and the Planning Board will hold a Public Hearing in May 1991, at which time there will be public input into the scope, then after that the scope will be finalized. Mr. Mesinger said that the kick-off for the whole project is a request by Cornell to rezone an area bounded by Cascadilla Creek, Route 366 , and Game Farm Road. Mr. Mesinger noted that, in discussions with Town officials, it quickly became evident that a G/EIS would be an appropriate tool to look at what Cornell was proposing to do in that area over an extended period of time, because this is probably a 20-year project. Mr. Mesinger said that it also became apparent that Town officials would like Cornell to look at an area beyond that proposed for rezoning; that is the area south of Cascadilla Creek down to Snyder Hill Road. Mr. Mesinger commented that it is important to note that much of the area is not under control of Cornell; it is State land. Mr. Mesinger said that the G/EIS can look at State plans to the extent that they exist for those areas, but may not be able to say with certainty what will happen there since it is not under Cornell ' s control, but Cornell has expanded the area, and it will be included in the G/EIS. Mr. Mesinger said that the SEQR process works the same for a G/EIS as it does for any other. Mr. Mesinger offered that Cornell is right at the top of the chart where the Lead Agency coordination begins . Mr. Mesinger said that Cornell has submitted a request to the Town for a rezoning and the next step will be that the Planning Board will ask other agencies if they have an objection to that; that is a 30-day process, and assuming there is no challenge to that, and everybody says, yes, the Planning Board can be Lead Agency. Mr. Mesinger stated that there is no time limit after the preparation of scoping for submittal of the D/GEIS, but it is anticipated that will be at the end of the summer so that the hearings and the review period will be during the Fall when people are around, rather than the summer vacation time. At this point, Chairperson Grigorov noted that this was not a public hearing, but noted that someone wanted to comment. Planning Board -3- April 16, 1991 Dooley Kiefer, a member of the Environmental Review Committee of the Conservation Advisory Council, stated that there is a 30 -day time limit just before scoping. Ms. Kiefer wondered what that refers to. Mr. Mesinger stated that the SEQR Regulations required that after the Positive Declaration is issued the scoping happen within 30 days of that time. Mr. Mesinger said that that can be waived and it can be extended. Ms. Kiefer said that she did not think there was a time limit attached. Mr. Mesinger responded that he thought there was. Mr. same analysis Master Mesinger offered that a G /EIS operates things as a Comprehensive Plan; it of the whole area that is included, Plan or a Comprehensive Plan. and does many of the undertakes a resource just as it is in a At and Outline this point, Mr. Mesinger reviewed the for the Draft Generic Environmental Proposed Scope of Issues Impact Statement, which is attached hereto as Exhibit #1. At this time, David Stroud, of Travers Associates, addressed the Board and stated that his firm has been retained by Cornell University to focus on the transportation aspects of the project, and prepare a traffic impact study for the G /EIS. Mr. Stroud offered that, in terms of their role in the Traffic Impact Study, they will be providing a relatively comprehensive traffic, analysis which will outline the existing conditions of the • - highway intersections within the G /EIS area, adding that for purposes -of a traffic study, studies always go beyond the boundary of the G /EIS, or EIS area, simply because the nature of traffic is very expansive, so they need to incorporate the conditions of intersections and roadways beyond the site boundary itself. Mr. Stroud said that one of the things they did in preparation for this is that they have been in contact with various municipalities, that is, with the Town Engineer, the Acting Town Planner Mr. Frantz, the State, and the County and have begun to collect preliminary data at various traffic intersections. Mr. Stroud said that the specific sections of the traffic study would include a description of the existing conditions and would project traffic at those existing conditions based on the areas of historical growth patterns of traffic, and identify the future traffic conditions without the project. Mr. Stroud said that the project is planned on being phased, so the next step in conducting that study would be to specifically identify the amount of traffic that would be generated by the project in its various phases and stages. Mr. Stroud said that in developing an analysis for traffic they would evaluate the future traffic conditions without the project and compare those traffic conditions with the project traffic, so that they can draw a correlation between the specific impacts that are associated with the project itself, adding that they would be using a Highway Capacity Manual so they would be talking about levels of service and measures of that nature in order to do the study. • Mr. Stroud stated that once they have identified what those significant impacts would be, they would also go one step further and Planning Board -4- April 16, 1991 • identify and evaluate alternative improvements that would mitigate those impacts, commenting, if specific impacts cannot be mitigated, then those would be identified as a result of the G /EIS study. Mr. Stroud mentioned that the obtained or used in the analysis of the study in various appendices, submission for the G /EIS. Chairperson Grigorov asked if questions or comments. traffic data that would be either the study would be appended to and would be made part of the anyone on the Board had any Ms. Hoffmann, referred to Exhibit #1, Page 3, Letter A - Project Purpose, Need and Benefits. Ms. Hoffmann noted that points No. 2, 31 and 4, say that the need for other projects south of the Orchards will be discussed as appropriate. Ms. Hoffmann wondered what it was that was appropriate. Mr. Mesinger responded that what they are trying to say is, to the extent that they have information on those projects that are not a part of the Cornell plan. Ms. Hoffmann stated that it does not indicate on the map which lands are State lands, adding, that would be useful to know. Sandy Tallant stated that, currently, all the land within the G /EIS area fall under the endowed portion of Cornell, adding that, under the Cornell umbrella there is the Endowed School and the State School, Ms. Tallant stated that, currently, the property is owned by Cornell Endowed, much like the Baker Institute which is part of the Vet School and is a State • school, and their planning processes do not necessarily come through Cornell Endowed Campus Planning; they function on a little bit different system. Ms. Tallant noted that what Cornell is trying to do through the G /EIS process is to try to bring the two portions of the University together to work as a team, and the State part of Cornell has agreed to provide the Endowed with whatever information they have, and there are certainly areas in which they do future planning. Ms. Hoffmann stated that she was still a little bit confused. Ms. Hoffmann wondered if the lands were owned by the Endowed part of the College, and not by the State. Ms. Tallant responded that that is correct. Ms. Hoffmann wondered where the State part of the College comes in. Ms. Tallant replied that it is rather complicated and sometimes Cornell is not always sure who exactly has what and it always takes a research process. Ms. Tallant offered that oftentimes it happens, in the State School, for instance, the Vet School may actually own the buildings and build the buildings, but in some instances the property just never transferred to the State and in other instances there is a deed change. Ms. Tallant stated that this was an issue at the beginning in setting the boundaries and sort of understanding what they were dealing with, and the Cornell Real Estate Office verified that the property is Endowed property. Ms. Hoffmann wondered if she were correct in understanding that any undeveloped land is not State property. Ms. Tallant responded that • it might not be owned by the State, but there may be some commitment to the State or to the College for use of that land and planning for that land. Chairperson Grigorov said that the control might be by Planning Board -5- April 16, 1991 • the State, not by the College. Ms. Hoffmann asked Ms. Tallant if she would be able to provide some text, with a map, for the Board. Ms. Tallant replied, yes. Ms. Hoffmann stated that there are two specific projects mentioned -- one is the Tennis Facility and one is the Poultry Wastewater Disposal Lagoon, but it does not say where those are located, or where they are planned to be. Ms. Tallant responded that the Poultry Lagoon is an existing facility and it is north of Cascadilla Creek. Ms. Tallant stated that there was talk last year about a possible site for the Tennis Facility being located north of the Polo Arena, adding that the project has been talked about and planned. Ms. Tallant stated that, as the community is no doubt aware, oftentimes these projects do not go beyond the drawing board. Ms. Tallant stated that, at the current time, and it has been in the paper, there is the planning of the Tennis Facility, and, as a plan becomes detailed, even if Cornell is in a situation where they do not know whether or not the Tennis Facility will actually be built, but as long as it is in the planning process it will be included as part of the G /EIS, adding that Cornell will be reviewing traffic and all the other things associated with it, even if it is not a project that Cornell can guarantee is actually going to be constructed. Ms. Hoffmann, referring to transportation, stated that often when traffic is discussed it can happen that studies are made only on the number of cars, busses, or trucks, anything motorized. Ms. Hoffmann • commented that Cornell is going to talk about the pedestrian environment and bicycle facilities, etc., which she is very happy to see. Ms. Hoffmann noted that there are also equestrians in that area; there are a number of different things that should be included in traffic. Ms. Hoffmann noted that Cornell has listed some intersections to be included; some of them within the area and some outside, but she does not see the intersection of Pine Tree Road and Snyder Hill Road, or Pine Tree Road and Slaterville Road, commenting that she wondered why those intersections would not be included. David Stroud, of Travers Associates, responded that the list of intersections is purely a beginning point or starting point for evaluation of the other project impacts, and as the study progresses the list could very well grow, so the exclusion of those two intersections does not necessarily mean that they would be excluded from the study. Ms. Hoffmann stated that those intersections seem to be quite important. Ms. Hoffmann stated that Slaterville Road was mentioned as being one of the boundary lines for the project, commenting, that must be a mistake; Snyder Hill Road is mentioned, Pine Tree Road is mentioned, and there is also Slaterville Road; Slaterville Road is not a boundary line in the G /EIS area. Ms. Aronson had a question about Tower Road and NYS Route 366 in that she did not think they intersect. Mr. Fabbroni stated that the four -lane road that comes out to Rte. 366 is Tower Road. • Ms. Hoffmann mentioned alternative sites in that she wondered where the list of project objectives was. Mr. Mesinger responded Planning Board • that that would Benefits section. Mr. Kenerson Tallant responded quite a long t something that is realistic at this -6- April 16, 1991 be listed under the Project Purpose, Need and wondered about the timetable for the G /EIS. Ms. that Cornell has been working on the process for ime in terms of understanding, because a G /EIS is not often done. Ms. Tallant stated that it was point to look at December 1991. Chairperson Grigorov stated that the a Public Hearing regarding the G /EIS on the Women's Community Building, at announced that there will be a Public Hollow Community Center April 17, 19910 Planning Board has scheduled May 7, 1991, to be held at 7:00 p.m. Chairperson Grigorov Hearing held at the Ellis Mario Giannella, of 6 Dove Drive, spoke from the floo that he had a procedural question about State land. Mr noted that it was mentioned earlier that Cornell has no the State land, adding that it makes it sound like New just comes in and does whatever they want. Mr. Giannella Cornell works with the State, and what input the Town has of State land. Chairperson Grigorov stated that she d anyone said that Cornell has no control. r and stated Giannella control over York State wondered if on the use id not think Attorney Barney stated that, generally speaking, the State normally can come in and do pretty much what they want, but it is of • interest to examine whether that is always true and under what circumstances it is not true. Ms. Hoffmann, commenting on the timing of the information about the meetings to be held May 7, 1991 and April 17, 1991, stated that she thought there was very little notice given to people about those meetings. Ms. Hoffmann mentioned the G /EIS update dated April 8th in that the location and the time was not even arranged yet; the notice was mailed on Friday, April 12th, and she received her copy on Saturday, April 13th, commenting that one cannot count on mail being that quick. Ms. Hoffmann stated that she thought it only fair, if their input is wanted, to give them more notice. Ms. Tallant responded that she agrees 1000, but, unfortunately, there were some logistic problems, and Cornell certainly apologizes for that. There appearing to be no further discussion or comments from the Board, Chairperson Grigorov asked if anyone were prepared to offer a motion. MOTION by Robert Kenerson, seconded by James Baker. WHEREAS. 1. Cornell University has requested a rezoning of the area bounded by NYS Rte, 366, Game Farm Road, and Cascadilla Creek from • Residence District R -30 to a Special Land Use District. C Planning Board -7- April 16, 1991 • 2. The Town of Ithaca Town Board has, on March 11, 1991, referred said request for rezoning to the Planning Board for review and recommendation. 3. In referring this matter to the Planning Board, the Town Board recommended that the Planning Board be declared Lead Agency for environmental review. 4. The Town Section 46 empowered disapprove of -a, to a Ithaca of the review proposed site Planning Board, pursuant Town of Ithaca Zoning and approve, approve with plan for uses within to Article IX, Ordinance, is modifications, or a Special Land Use District. THEREFORE, IT IS RESOLVED. That the Town of Ithaca Planning Board propose and hereby does propose to designate itself Lead Agency for environmental review of the request by Cornell University for the rezoning of the area bounded by NYS Rte. 366, Game Farm Road, and Cascadilla Creek from Residence District R -30 to a Special Land Use District, subject to concurrence by other involved agencies as required by 6 NYCRR Part 617 and subject to receipt of a specific designation to so act from the Town of Ithaca Town Board pursuant to Section IX, Paragraph 3, of Town of Ithaca Local Law No. 5 -1988 providing for environmental • review of actions in the Town of Ithaca, and IT IS FURTHER RESOLVED. That the Chairperson of the Planning Board seek: 1. Town Board designation of the Planning Board as Lead Agency for environmental review, and 2. Concurrence with such Planning Board Lead Agency status for environmental review by other involved and potentially - involved agencies, as identified under 6 NYCRR Part 617 and Town of Ithaca Local Law No. 5 -1988 providing for environmental review of actions in the Town of Ithaca. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Baker, Langhans, Smith, Hoffmann, Aronson. Nay - None. The MOTION was declared to be carried unanimously. Chairperson Grigorov declared the discussion pertaining to the presentation of the Cornell University request for rezoning and draft scope of the G /EIS duly closed. • PUBLIC HEARING: CONSIDERATION OF SITE PLAN APPROVAL FOR THE PROPOSED "MINNIE'S BQ ", CONSISTING OF THE CONVERSION OF AN EXISTING STRUCTURE TO A RESTAURANT -TYPE OPERATION INCLUDING LANDSCAPING AND Planning Board -8- April 16, 1991 . PARKING LOT IMPROVEMENTS, ON A SITE ON THE SOUTHEAST SIDE OF ELMIRA ROAD (NYS RTE. 13) APPROXIMATELY 250 FEET SOUTHWEST OF ITS INTERSECTION WITH SEVEN MILE DRIVE, TOWN OF ITHACA TAX PARCEL NO. 6- 33- 2 -7.2, BUSINESS "C" DISTRICT. KEN BALDASSARRE, OWNER /APPLICANT. Chairperson Grigorov declared the Public Hearing in the above -noted matter duly opened at 8:45 p.m. and read aloud from the Notice of Public Hearings as posted and published and as noted above. Mr. Frantz appended a map to the bulletin board. Mr. Ken Baldassarre and Ms. Annabelle Manning were present. Mr. Baldassarre appeared before the Board and stated that they are proposing a chicken barbecue stand at 711 Elmira Road. Mr. Baldassarre offered that they would also have ribs, baked potatoes, and salt potatoes. Mr. Baldassarre said that their intentions were to be open two or three nights a week. Chairperson Grigorov wondered if Mr. Baldassarre wanted to describe the traffic flow, etc. that he expected to have. The applicant stated that the front of the property would be landscaped, along with guide rails, adding that the driveway would be 12 feet in width and would roll around (indicating on appended map) with parking provided on the Eddydale Farm site. There will also be parking by the barn. The applicant has talked with Mr. Alfred Eddy regarding parking and Mr. Eddy said that he would be happy to work with Mr. • Baldassarre. Mr. Baldassarre stated that Mr. Eddy owns property down to the Grayhaven Motel on one side and to Claude Putnam's property on the other side. Mr. Baldassarre stated that the driveway would go all the way around the back of the building and then exit out of one of the two driveways, adding that no one would be backing into or out of traffic. Mr. Baldassarre said that both the driveways are two -way. Board Member Eva Hoffmann noted that the CAC Environmental Review Committee had suggested that there be only one curb cut instead of two, because if there are two curb cuts and traffic can go in and out each one on that busy road it might just create more problems than one would really want to have there. Board Member Robert Kenerson stated that the traffic circulation would be lost with just one curb cut. Ms. Hoffmann said that one could still get in one driveway and go in back of the building, then come out. Ms. Hoffmann said that it could still be two -way if there is only one curb cut. Mr. Kenerson mentioned a car in would have to go back out the same one, adding that there needs to be some circulation; the proposed way looks like one can go in and go out, no matter what direction they come in. Ms. Hoffmann thought that some problems on the site would be smaller than with problems with traffic on the road from having cars standing at both of the curb cuts trying to get in and out. Mr. Kenerson wondered if this curb arrangement was in place when the maple syrup business was in operation. Chairperson Grigorov responded that it is • really kind of open now; one can drive in lots of places. Stephen Smith noted that the maple syrup business is conducted for a limited time period. Chairperson Grigorov said it is the same idea. Planning Board -9- April 16, 1991 • Chairperson Grigorov noted that this was a Public Hearing and asked if there were anyone from the public who had any comments or questions. Elsie Sheldrake, of 806 Elmira Road, spoke from the floor and wanted to know if the chicken was going to be cooked outside. Mr. Baldassarre answered ''that it would be under cover, and closed in on three sides; the front!'part will be open, commenting that one can drive in and drive out. Ms. Sheldrake stated that it would still smell up the neighborhood. Chairperson Grigorov read aloud from the Short EAF which wasa prepared by Mr. Baldassarre. The content is as follows: "I intend to construct,,a charcoal pit 30 feet long and 4 feet wide under the roof of the'' existing structure. Chickens will be cooked on the pit and sold to customers who will drive to the site, pick up their order and leave.'; My initial plan isl to serve from approximately 11:00 AM to 6:00 or 7:00 P.M. on Saturdays, Sundays and holidays on a year- around basis. I hope to eventuall';y be in operation seven days a week from April through October. I anticipate the sale of 500 to 700 halves on a typical week -end day. There is a walk -in cooler in the structure (used as part of the maple sugar operation formerly located there) and I plan on keeping • chickens in this cooler before cooking. I anticipate delivery of chickens by truck every two or three days, depending on need. As shown on the site plan, the pit is to be enclosed on three sides, open only to the road. I intend to install two or three large exhaust fans with charcoal filters in the roof above the pit. This would remove smoke from the pit where it would be filtered and dissipated into the air. I will also install a sodium vapor light on each end of the building. There will be a driveway access on each end of the site as shown on the site plan. The roadway between driveways will be defined by a narrow landscaped island as shown on the plan. If necessary, vehicles could park for short periods behind the structure. A sign will be installed in accordance with Town sign regulations." Ms. Sheldrake said that it was still going to be a smoky situation. Mr. Kenerson said that is not quite true; there are some filters there. George Sheldrakel� approached the Board and stated that he is the owner of rental property at 713 and 715 Elmira Road. Mr. Sheldrake said that he has done extensive renovations on both the houses this year, adding that he has three rental units. Mr. Sheldrake stated that he is speaking on behalf of his tenants. Mr. Sheldrake said that he, along with his tenants, are concerned about the smoke, commenting, chicken barbecue smells good in your own backyard but when one smells it all day long the chicken smell gets offensive. Planning Board -10- April 16, 1991 • Mr. Sheldrake stated 14 that if a regular restaurant business were located there, there probably would not be any complaint, but when there is a 30' X 4' charcoal barbecue, there is no way to filter out the smoke and grease in the air; it is going to be down the road at the motels, across the road at the nice new Vet Clinic, and the Earlybird Farm. Mr. Sheldrake mentioned the traffic. Acting Town Planner George Frantz, referring to the filtration system proposed for the site, stated that Mr. Baldassarre provided him with a sheet from the Sturdi -Bilt Company, of Detroit, Michigan. Mr. Frantz stated that he contacted the company and spoke with an engineer. Mr. Frantz 'offered that the engineer related to him that the type of charcoaJ1 hood that they manufacture, provided they were installed properly, isj designed to take care of the smoke problem. Chairperson Grigorov !I,said that the smoke has to go someplace, and asked where does it go'? Mr. Frantz responded that the charcoal filters are designed' to eliminate the smoke. However, it was stated that, as with most restaurant ventilation, it does not remove the odor. i Claude Putnam, off Elmira Road wondered who was going to be responsible to remove',Ithe smoke and odor if it gets in a neighboring house. Mr. Putnam also noted that there are no facilities, such as water and sewer, on t�le premises. Mr. Frantz stated that one of the requirements of the approval is approval by the Tompkins County Health Department. Chairperson Grigorov said that it is not a • sit -down restaurant; 'I, it is a drive -in. Chairperson Grigorov stated that it is a commercial zone and it is a legal use in a commercial zone, so it is not As if this were in a residential neighborhood. A voice said that this is residential. A voice said that it is zoned commercial, but there is not anything commercial there. Chairperson Grigorov mentioned Earilybird Farm. A voice said that Earlybird is in a farming zone. A voice mentioned that the zoning changes at Calkins Road, which is really 'within the distance of the smoke. Mr. Baldassarre, referring to the facilities, stated that he has an engineer, Brian 'Seeley, located in Pennsylvania, and he has been in contact with the Health Department, commenting that it is planned, periodically, to haves 500 gallons of water hauled to the site; as far as septic there will be a 500 gallon holding tank. Eva Hoffmann said that she understands' there may not be any need for water for many things that a normal r estaurant would need it for, like bathroom facilities, but cooking will be performed and one needs water to clean things up. Mr. Baldassarre offered that there will be bathroom facilities. Mr. Baldassarre said that municipal water and sewer should be intact by the Fall of 1992. Mr. Kenerson asked about the lease arrangement. I Mr. Baldassarre replied his lease is for three years, with the option„' to renew or buy. Elsie McMillan, of 812 Elmira Road, spoke from the floor and stated that Alfred (Eddy had urged her to come to the meeting and • support the proposal. Ms. McMillan wondered if Mr. Eddy has any other plans in conjunction with this proposal, for instance, to open some other sort of a business. Mr. Baldassarre responded that he had I Planning Board -11- April 16, 1991 informed Mr. Eddy he would not stand in his way if he chose to sell • the property for any other commercial development. Mr. Smith wondered if there would be any substantial changes made to the existing structure. Mr. Baldassarre replied that the only change would be a cupola on the roof. Mr. Baldassarre said that the structure is 55' X 2211. Mr. Baldassarre noted that there are no plans to secure a liquor license. Ms. Hoffmann asked about picnic tables. Mr. Baldassarrre responded that he has not thought about that yet. George Sheldrake,; of 713 and 715 Elmira Road, mentioned zoning requirements, as to distances, etc. Mr. Baldassarre, deferring to the filtering system, stated that the filters are the kind that are taken out and washed. They have to be maintained to do the job right. Ms. Hoffmann wondered if the Health Department in'Ispected the operation. Town Engineer Dan Walker stated that the Health +Department would check on that, and the fire safety aspect would be the responsibility of the Town of Ithaca Zoning Officer. Virgipia Langhans said that she was concerned that the system would take out the smoke, but not the odor. Mr. Frantz responded that an odor is typical to restaurants, adding that there are cooking odors iin the parking lot at East Hill Plaza. Ms. Langhans noted that there are not any residents there. Ms. Langhans felt that to have Ijthe odor every day would be a little much. Mr. Frantz stated that he 'recognizes the difference between the East Hill • Plaza location and the, proposed Elmira Road location. At this point, iChairperson Grigorov announced that the comments received from the CAC would be reviewed. (See, "Meeting Notes - CAC Environmental Review) Committee, April 1, 1991 ", attached hereto as Exhibit No. 2). Claude Putnam again expressed his dismay about the smoke odor getting in his house. Mr. Putnam said that if the filters failed to work one time his house would be ruined, and asked who is responsible for this? Town Engineer Dan Walker stated that there are two phases of the water and sewer project. The first phase comes up Seven Mile Drive to Rte. 13 which is approximately 100 yards or so north of this site. It is right on the edge of the first phase; the second phase will pick up from there and continue on down Elmira Road, Mr. Walker said they are required to hook up to sewer within ten years under Town Sewer Use Law;J there is no requirment that they hook up to water, but if water is there and sewer is there the Health Department will require them to hook up to public water and sewer. Board Member Stephen Smith felt that the sight distance was okay, but felt that the private access would be used more than the proposed access. Eva Hoffmann stated that she is a little bit concerned about • the sight distance. Mr. Frantz stated that he checked the sight distance and it islll in the range of about 400 -500 feet. Mr. Frantz offered that the general rule of thumb is in the range of 300 -400 Planning Board -12- April 16, 1991 • feet, each way, on a State highway. Ms. Hoffmann stated that she is worried about too muchltraffic coming out at too many points. Mr. Eddy said that the lisight distance in that particular area is much better than it is almost any place else; it is fairly straight there and there is a lot of; :visibility. Mr. Eddy stated that as one drives South it gets much worse when approaching the curve. C Eva Hoffmann asked about curb cuts. Mr. Smith wondered if a one -way system ever really works, or does it become a small two -way system. Town EngineerlDan Walker said that it works, but there is some enforcement that has to be maintained on that. Mr. Eddy said that the front of his stand used to look exactly like the stand in question. Mr. Eddy said that the State came along and made him put in two driveways, adding that it was intended for one driveway in and out. Mr. Eddy said that when he goes to work, going south, his idea is to weave through the incoming traffic and a lot of times he can get in the first driveway; then again, he may be able to get in the second driveway. Mr. Eddy noted that if one has a choice, a lot less traIffic will be held up over a period of time because one has the�lchoice to get out of the way; it is much better than to have one way in and one way out. Chairperson Grigor'ov noted that the CAC asked about recyclables. Mr. Baldassarre responded that he would be renting a dumpster so the waste would be taken ojff the site. Mr. Baldassarre offered that the • chicken dinners would be sold in styrofoam, and the single chicken would be sold in foil !bags. Ms. Hoffmann asked about the salt and baked potatoes. Mr.fi Baldassarre said that they would be prepared on premises, and the Health Dept, informed him he had to have a three -bay sink with a drain board on each side. Mr. Baldassarre stated that he is working very closely with the Health Department. The Health Dept, would be responsible for inspecting the exhaust system, and it is also covered under the Uniform Building Code and Fire Code. Mr. Baldassarre stated that there are two existing poles with lights that would shine on the building, commenting that the only new light to be�iinstalled would be installed inside the building in a hallway. Attorney Barney asked Mr. Baldassarre if he had talked to the Town Zoning Enforcement Officer about the structure, the nature of the structure, and 'what is required concerning the combustible materials. Mr. Baldassarre said that his engineer is working on it now to present to Mr. Frost, as well as a presentation to the Health Dept, Chairperson 1,Grigorov commented that an architect is required for the proposal. Eva Hoffmann, referring to the CAC Meeting Notes, stated that the question "Is the answer to Question #5 on the SEAF true and realistic ? ", should read C5. Ms. Hoffmann noted that the committee felt there might be some additional growth. Chairperson Grigorov • commented that she did not think growth would be induced by this proposal. Mr. Frantz noted that, in this case, any future growth or subsequent development would probably be subject to site plan review, Planning Board -13- April 16, 1991 • and thus, further environmental review under the Zoning Ordinance. Stephen Smith commented that perhaps the CAC is getting at the fact that as soon as one business is in it is a little harder to say no to the next business. Mrl. Frantz noted that if the question was a rezoning or a variance then the question would be answered much differently. Ms. Hoffmann commented that it is true, the property is zoned commercial. Ms. Hoffmann wondered if the Town really wants this area to be a commercial strip with all kinds of businesses with their own little driveways in and out, or perhaps it would be a good idea to consider, for Ithe future, rezoning another area, which is more concentrated and deeper, and away from the road. Attorney Barney stated that, right now, one has to take the zoning as it is, commenting, if th4l Planning Board feels that the zoning is inappropriate, then lithat is certainly a worthy topic of consideration, but that is a separate topic. Ms. Hoffmann responded that she understood that. Judith Aronson asked Mr. Baldassarre to explain the placement of railroad ties facing; Elmira Road, and /or 55 gallon drums. Mr. Baldassarre replied that there will only be railroad ties. Chairperson Grigorov mentioned the odor and Stephen Smith commented that he would be curious about the liability questions concerning the smoke damage. Attorney Barney stated that if the operation creates what is considered a nuisance, the nuisance would be actionable by anybody that is affected by it. Attorney Barney • stated that it is Inot the Town's liability; the liability is with whoever creates the problem. Town Engineer Daniel Walker, referring to driveways, stated that he thought it was jbetter to have controlled driveways as far as traffic coming out, because the points have to be identified with two driveways instead of possibly having four or five cars coming out at the same time, adding that that is what the DOT looks at; they like controlled drivewaysllas opposed to an open access that is 50' to 100' wide where there could be, conceivably, people just pulling in off the road and stopping. Mr. Walker stated that the individual driveway configuration is preferred. Mr. Walker stated that the two driveways in that particular area will be beneficial as far as the extra entrance coming!lin. Mr. Walker said that the sight distance on Elmira Road in that area, in different portions, is crucial. Mr. Walker stated that one of the major safety problems is high speed on Elmira Road. There appearing dto be no one else from the public who wished to speak to this matter,kChairperson Grigorov closed the Public Hearing and brought the matter back to the Board for discussion. Chairperson Grigorov again mentioned the possible odors, and wondered what could be done about it. Chairperson Grigorov noted that it is a commercial zone and a permitted use, adding that it is • not exactly like having chemical fumes; it is not harmful. Stephen Smith wondered if any variances would be required for the proposal. Mr. Frantz responded, no; it meets the setback requirements. Planning Board 1 -14- April 16, 1991 Chairperson Grigorovl noted that the Board usually requires a landscape plan. Ms. Langhans wondered if the Board should require a set number of parking spaces. Attorney Barney stated that one parking space is required for every 300 sq. ft. of floor area. Mr. Frantz noted that in many respects gravel parking lots are beneficial in that there is nol additional impervious surface and run -off. Judith Aronson stated that she is concerned about the traffic. Ms. Hoffmann stated that there are the additional concerns about the increase in traffic,!*ith the number of trips expected in and out of this property, and also there is a concern that some of said property drains, more or less, directly into a wetland. Virginia Langhansli wondered if the Board wanted more information on traffic counts. Attorney Barney said that was up to the Board. Mr. Frantz, directing his comment to the traffic issue, stated that he did talk to the County Planning Office. Mr. Frantz said that given the volume ofll Elmira Road and the like, Harry Missirian concurred with him, in,lthat he did not see there being a major significant adverse ;impact due to traffic generation. Mr. Walker stated that the Board�j will need some information on the volume capacity of the system and the trap efficiency of the filter systems, such as, what it actually does take out. Attorney Barney suggested that Mr. Baldassarrel,confer with his engineer and secure some kind of statement as to exactly what the hood system will do, and the other issue to be explored ids the reliability of the hood system. There appearing to be no further discussion, Chairperson Grigorov asked if anyone were irepared to make a motion. MOTION by Virginia; Langhans, seconded by Robert Kenerson: RESOLVED, by the Town of Ithaca Planning Board with the consent of the applicant, that the matter of Consideration of Site Plan Approval for the proposed "Minnie's BQ", consisting of the conversion of an existing structure to a restaurant -type operation including landscaping and parking lot improvements, on a site on the southeast side of Elmira Road (jNYS Rte. 13) approximately 250 feet southwest of its intersection withISeven Mile Drive, Town of Ithaca Tax Parcel No. 6- 33- 2 -7.2, Businessli "C" District, Ken Baldassarre, Owner /Applicant, be and hereby is adjourned, for a month, or until the applicant provides the following, whichever is later: a. information on q the adequacy, reliability, and operational mechanism of the hood system, particularly with respect to what the hood system removes in terms of odors, smoke, and the like, how long it lasts;; what kind of cleaning operations are needed, and what kind of maintenance operations are needed to maintain it, and b. information regarding the drainage, and C. a revised site plan showing the following: • i0 the proposedjlandscaping, ll Planning Board -l5- April 16, 1991 • ii. the dimensions of the building from the lot lines, indicating side yard, rear yard, and front yard dimensions, iii. the areas where parking is to be permitted with dimensions thereof, and the areas where parking is not to be permitted with dimensions thereof, ive the new 12 -foot driveway in front, ve the actual lighting intended for installation, if any. There being no further discussion, the Chairperson called for a vote. Aye - Grigorov, Kenerson, Baker, Langhans, Smith, Hoffmann, Aronson. Nay - None. The MOTION was declared to be carried unanimously. Chairperson Grigorov declared the matter of Consideration of Site Plan Approval for the proposed "Minnie's BQ" duly adjourned at 10:30 P.M. PUBLIC HEARING. CONSIDERATION OF SITE PLAN APPROVAL FOR THE PROPOSED CONSTRUCTIONOF A 21000 +/- SQ. FT. BUILDING FOR STELLAR STEREO, TO BE LOCATED AT 702 ELMIRA ROAD, TOWN OF ITHACA TAX PARCELS • NO. 6 -33 -2 -6.21 AND loon64122, BUSINESS DISTRICT "C ". WILLIAM AND PATRICIA KERRY, OWNERS; ROBERT A. BOEHLECKE JR., ARCHITECT, AGENT, 11 Chairperson Grigorov declared the Public Hearing in the above -noted matter dully opened and read aloud from the Notice of Public Hearings as posted and published and as noted above. At this point, jChairperson Grigorov reviewed the meeting notes from the CAC Environmental Review Committee. Chairperson Grigorov noted that the first item was on the on -lot septic and well systems. Ms. Hoffmann said that she had noticed on the drawings that the�lERC had that the septic and well system was not indicated, but on the drawings included in the Planning Board packet they are indicated. Ms. Hoffmann said that she thought the worry the ERC had was maybe the septic tank was close to the creek or something like that, adding that it does not seem to be, it is on the other side of the existing building. Chairperson Grigorov noted that the next question was "Will the driveway and parking spaces be asphalt or gravel only ?" Mr. Kenerson said that the Town'road specs are oil and stone. Mr. Walker stated that he did think for °a relatively light duty parking lot like the proposed a crushed !fstone gravel base would be adequate without any oil and stone surfacing on it at all. Mr. Walker said that the • parking is basically a low impact parking area. Planning Board -16- April 16, 1991 Chairperson Grigorov said that the ERC suggested reducing the • number of parking spaces from 11.5 to 10 in order to save a large pine tree. Mr. Kerry said the only problem he has with that is that he has a time schedule1that is getting tighter and tighter. Judith Aronson wondered if the entrance was going to be on Seven Mile Drive, Mr. Kerryllanswered, yes. The next question pertained to a traffic count. Chairperson Grigorov noted that staff thought it would be 10 -13 per hour. Mr. Kerry responded that that is great. Chairperson Grigorov noted that this was a Public Hearing, and asked if anyone present wished to speak. No one spoke. Chairperson Grigorov closed the Public Hearing and brought the matter back to the Board for discussion. Mr. Kenerson askedlabout the use of the basement or the partial basement. Mr. Kerry responded, it will be strictly storage. Attorney Barney asked Mr. Kerry if he was planning on sprinkling the building. Mr. Kerby answered, yes, it is required. There appearing toCbe no further discussion, the Chair asked if anyone were prepared to make a motion. • MOTION by Robert Kenerson, seconded by Stephen Smith. WHEREAS. it 1. This action is the Consideration of Site Plan Approval for the proposed construction of a 2,000 + /- sq. ft. building for Stellar Stereo, to be located at 702 Elmira Road, Town of Ithaca Tax Parcels No. 6- 33- i�'6.21 and -6.22, Business District "C". 2. This is an Unlisted action for which the Town of Ithaca Planning Board has been legislatively determined to act as Lead Agency in environmental rev ew. 9 3. The Planning Board, at Public Hearing on April 16, 1991, has reviewed the !I Short Environmental Assessment Form, an environmental assessment prepared by the Town Planning Department, the comments of the Environmental Review Committee of the Town of Ithaca Conservation Advisory Council, a site plan entitled "Site Plan, Stellar Stereo, 702 Elmira Road, Town of Ithaca ", prepared by Robert A. Boehlecke Jr., Architect, dated April 12, 1991, and other application materials for this submission. 4. The Town Planning) Department has recommended that a negative determination oflj environmental significance be made for this • action. THEREFORE, IT IS RESOLVED. ,r Planning Board -17- n That the Planning Board make and hereby determination of environmental significance proposed. April 16, 1991 does make a negative for this action as There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Baker, Langhans, Smith, Hoffmann, Aronson. Nay - None. The MOTION was declared to be carried unanimously. MOTION by Virginia'Langhans, seconded by James Baker: WHEREAS: 1. This action is the Consideration of Site Plan Approval for the proposed construction of a 2,000 + /- sq. ft. building for Stellar Stereo, to be located at 702 Elmira Road, Town of Ithaca Tax Parcels No. 6- 33 -2'I -6.21 and -6.22, Business District "C ". 26 This is an Unlisted action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review, has, on April 16, 1991, made a negative determination of environmental significance. 3. The Planning Board, at Public Hearing on April 16, 1991, has reviewed the Short Environmental Assessment Form, an environmental assessment prepared by the Town Planning Department, the comments of the Environmental Review Committee of the Town of Ithaca Conservation Advisory Council, a site plan entitled "Site Plan, Stellar Stereo, 702 Elmira Road, Town of Ithaca ", prepared�by Robert A. Boehlecke Jr., Architect, dated April 12, 1991, and other application materials for this submission. THEREFORE, IT IS RESOLVED: That the PlanninglIBoard grant and hereby does grant Site Plan Approval for the proposed new building for Stellar Stereo, as shown on the site plan entitled "Site Plan, Stellar Stereo, 702 Elmira Road, Town of Ithaca", prepared by Robert A. Boehlecke Jr., Architect, dated April 12, 1991, and IT IS FURTHER RESOLVED. That, if the applicant so chooses, the site plan may be modified by deleting three parking spaces from the location shown as "remove existing 30" pine" and replacing such spaces by adding three parking spaces at the northeasterly corner of the parking area, all contingent upon receiving a variance from the Zoning Board of Appeals permitting parking in11the required front yard. There being no further discussion, the Chair called for a vote. Planning Board -18- April 16 , 1991 Aye - Grigorov, Kenerson, Baker, Langhans, Smith, Hoffmann, Aronson. Nay - None. The MOTION was declared to be carried unanimously. Chairperson Grigorov declared the matter of Consideration of Site Plan Approval for the proposed construction of a building for stellar stereo duly closed. APPROVAL OF MINUTES - August 7 , 1990 MOTION by Stephen Smith, seconded by James Baker: RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of August 7 , 1990, be and hereby are approved as written. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Baker, Langhans, Smith. Nay - None. Abstain - Aronson, Hoffmann. The MOTION was declared to be carried. APPROVAL OF MINUTES - September 4 , 1990 MOTION by James Baker, seconded by Stephen Smith: RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of September 4, 1990, be and hereby are approved with the following correction. 1 . That, on Page 15, Paragraph 3 , Sentence number 4 , "Ms . Hoffmann suggested eliminating one of the three entrances onto Ellis Hollow Road to the gas station rather than moving Pine Tree Road, and asked Mr. Walker how this action would affect traffic. " , the sentence should be changed to read, "Ms. Hoffmann suggested eliminating the Ellis Hollow Road entrance to the gas station rather than moving Pine Tree Road, and asked Mr. Walker how this action would affect traffic. " There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Baker, Smith, Hoffmann. Nay - None. Abstain - Langhans, Aronson. The MOTION was declared to be carried. APPROVAL OF MINUTES - September 18, 1990 MOTION by Robert Kenerson, seconded by Eva Hoffmann: Planning Board --19-- April 16 , 1991 RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of September 18, 1990, be and hereby are approved with the following correction. 1 . That, on Page 7 , Third Paragraph, the Third sentence should be changed to read "Ms . Hoffmann stated that Ms . Kiefer thought it should be included that "no construction will occur until after the land in question has been walked by an expert in local flora and fauna, and a report of no adverse impact by such expert has been given to the Town. " There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Baker, Smith, Hoffmann. Nay - None. Abstain - Langhans, Aronson. The MOTION was declared to be carried. APPROVAL OF MINUTES - October 16, 1990 MOTION by James Baker, seconded by Eva Hoffmann: RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of October 16, 1990, be and hereby are approved as written. There being no further discussion, the Chair called for a vote. Aye - Kenerson, Grigorov, Baker, Smith, Hoffmann. Nay - None. Abstain - Langhans, Aronson. The MOTION was declared to be carried. OTHER BUSINESS Mr. smith commented that he had heard some talk about a Tennis Court in the area where the County wants to realign Pine Tree Road. Mr. Walker responded that that is in the preliminary design stages and County Highway has been talking directly with Cornell. Ms . Hoffmann stated that she thought, after the Board had talked about the Hasbrouck Apartments and voted on the matter, a vote was done prematurely on the Environmental Assessment Form, adding that she thought the Board should not have voted on it until the Board had all the information they had asked for. Chairperson Grigorov wondered if this pertained specifically to traffic . Ms. Hoffmann replied, traffic, yes, but also water and sewer. Chairperson Grigorov wondered about regrets after voting. Attorney Barney stated that it could always be reopened if there is new information. Attorney Barney suggested that when Hasbrouck Apartments comes back before the Board the Board can, at that time, listen to what the information is, and if one feels the information is inadequate, and Planning Board -20- April 16, 1991 • feels that the SEQR should be revisited, then a motion should be made to reconsider the SEQR. Ms. Hoffmann stated that she thought the additional impact of the traffic in that area should have been considered. ADJOURNMENT Upon Motion, Chairperson Grigorov declared the April 16, 1991, meeting of the Town of! Ithaca Planning Board duly adjourned, Respectfully submitted, Mary Bryant, Recording Secretary, Nancy Fuller, Secretary, Town of Ithaca Planning Board. • �I • I d Proposed Scope of Issues and • Outline for the Draft Generic Environmental Impact Statement Cornell University, Ithaca, New York The purpose of this proposed Scope is to provide a guide to the information and level of detail to be included in the Draft Generic Environmental Impact • • Statement ( DGEIS) for celjtain lands of Cornell University. These lands are the area known as The Orchards bounded by Route 366, Game Farm Road and Cascadilla Creek, and other University owned lands to the south bounded by Cascadilla Creek, the Town of Dryden Town Line, Snyder Hill Road, Pine Tree Road, Slaterville Road, The City of Ithaca line, Ellis Hollow Road and Judd Falls Road as illustrated on the attached figure. The purpose of the DGEIS is to present a plan for the development of The Orchards over a 20 year time frame and, to the extent possible, provide information on proposed development for the lands south of The Orchards. Portions of 'Ithese lands are subject to use by New York State. Planning and development of statutory facilities is governed in part by the State of New York. As part of this process, Cornell will supply to the best of its ability, available information on state projects that fall within the area covered by the LEIS. �I The level of detail of analysis will be greater on The Orchards parcel, about which more specific plans are known, than on the lands to the south which will be used by New York State. The following information shall be included in the Draft Generic Environmental Impact Statement. I. COVER SHEET The cover sheet shall include. r Ij A. A statement's that it is a Draft Generic Environmental Statement. B. The name of;the project. -1- Impact March 19, 1991 • .7 n co The locationllof the project. D. The name and address of the lead agency and the name and telephone number of a 'contact person at the lead agency. { E. The name and laddress of the preparers of the document and the name and telephone number of a contact. F. The date e of acceptance of the DGEIS. G. The deadlinelIdate by which comments are due. The cover sheet shall l,be followed by an Executive Summary providing the following. II A. A brief desc "ription of the action. B. A listing specificat Co A 1 isting D. A discussi of significant beneficial and iol'n of controversial issues. li of, proposed mitigation measures. I on, of the alternatives considered. ICI adverse impacts and E. A listing of the matters to be decided including required permits and approval's and funding. The Table of Contents sh ",all follow the Executive Summary. I This section of the DGEIS will provide a generic description of the development I program planned for The Orchards. It will be as specific as possible given that -2- /e7///W / ;I f the building mix will evolve within the development program. A description will • also be provided of known''or anticipated development plans for lands within the project boundaries southl!of The Orchards. �I Specifically provided will be. A. Project Purplose, Need and Benefits 11 10 Background and historical growth trends at Cornell will be discussed. Ij 2. The need for The Orchards project within the context of historic trends will be presented. The need for other projeciIts south of The Orchards will be discussed as appropri- ate. 39 The objectives of The Orchards development will be discussed. The objectives of other development south of The Orchards will • be disI cussed as appropriate. 40 The solcial economic, educational and other benefits of the proposed action will be presented as appropriate. II B. Location I� 1. The geographic boundaries of the project utilizing appropriate maps will be presented. More detailed mapping may be avail- able for The Orchards than for areas to the south. 2. A description of existing access to various parts of the project will be provided. 3. A description of existing zoning of the project will be provided. • �I -3- & Yhl s co 'Design and L Alyout • The final dlesign and layout of The Orchards area may not be available for many years. The GEIS will present square footage, types of used and will describe development program guidelines or criteria for design and layout of the Orchards. Information for the area south of The Orchards will be provided to the extent that it is available. I'I 1. Total Site Area a. VA general estimate of proposed impervious area will be provided. b. An estimate of the amount of land to be cleared will be provided. I c. An estimate of the amount of open space will be • provided. 29 Structures a. ;Gross floor area and type of use of structures will be ,provided, for projects that have been developed to this ,level of detail such as the proposed tennis facility. b. ,Schematic layout and massing of buildings will be provided, for projects that have been developed to this (level of detail such as the proposed tennis facility. c. Conceptual utilit y plans will be provided. 3. Parking a. iConceptual relationship of parking requirements to • building uses and areas. -4- .4EY# / • • • i D. Construction and Operation L. 10 Construction a. An estimate of the total construction period will be iven and an estimate of construction phasing provided. b. Potential development on adjoining properties will be discussed. 2. Operation f a. A general discussion of the operation of each type of facility under consideration will be provided. E. Approvals I 10 A discussion of zoning and other regulatory approvals required to construct the various project elements will be provided. r &11 /Tnr%L Ar\ITAI This section of the DGEIS will provide a baseline description of the environment in order that an assessment of potential project impacts can be made. A. Geology, So tis and Topography 19 Based Ion published surveys and reports, this section will discuss the depth to and type of bedrock material. Any limitaytions to development or opportunities for use will be noted. 2. Based on published surveys and reports, a discussion of soil types, physical properties, engineering properties and agricultural properties will be presented. A map of soil -5- • types will be prepared. Suitability for use and potential limitations to development will be discussed. 3. Impact ion soil from past agricultural management practices, including pesticide application, will be investigated and analyzed. Suitability for proposed uses and potential limitat „ions to development will be discussed. 4. A description of topography will be provided. Detailed topography at 2' contour intervals will be presented for The Orchards. USGS topography will be presented for the remainder of the project. A slope map will be made for The Orchards. Significant topographic features will be described. Potential limitsllto development will be noted. The topography of the surrounding area will be described. Be Water Resources 10 Groundwater II a. The location and description of any aquifers or recharge Ireas under or nearby the project area will be noted. li Depth to water tables and limitations as it may impact I ponds will be discussed from published urces. I 2. Surface Water ,II a. Users and levels of use of relevant surface waters will ii be provided utilizing published data. be jprainage characteristics of the project area watershed �1will be modelled using the US Soil Conservation Service • 'TR -20 model. 5, 10, 25, 50 and 100 -year return storms -6- �XY l • • CO D. will be modelled to P rovide baseline information for management of storm water runoff. Drainage patterns and channels will be described. II ' li C* Water quality issues of the poultry wastewater disposal lagoon will be discussed and analyzed. Sediment at the bottom of this lagoon will Limitations to development and discussed. 11 d. Floodplains and floodways will be also be analyzed. alternatives will be illustrated utilizing Federal Emergency Management Agency Mapping. I Air Resources 1. Cl imatle I a. A discussion of climatic factors temperature, precipitation and provided. 29 Air Qul,al ity including wind, humidity will be a. National and state air quality standards for the project I4area will be listed and the existing levels, based on ava i 1 abl a data, and compliance status for each pollutant 'noted. Existing pollutant sources and sensitive ,h jreceptors will be noted. Terrestrial!iland Aquatic Ecology 1. Vegetation a. ;Vegetation types in the project area will be listed by species and mapped based on field investigation. Site -7- • ' I vegetation will be characterized by species presence and iabundance, age, size, distribution, dominance, community types, value as wildlife habitat and productivity. Any unique, rare, threatened or endangered species will be noted. 2 Fish and Wildlife a. fish and wildlife species in the project area will be Misted based on field investigation. Species presence and abundance, distribution, dominance and productivity will be discussed. Any unique, rare, threatened or endangered species will be noted. • 3. Wetlands Ij a. Wetland areas will be U . S . Army Corps of Eng i criteria for regulat !i Environmental Conserva delineated and mapped utilizing neers criteria. Wetlands meeting ion by the NYS Department of tion will also be delineated and apped. Wetland characteristics including acreage, egetative cover, classification and benefits will be iscussed. E. AgriculturalliResources 1. Soils Ij a. Soils will be listed by name, slope and soil group franking within the NYS Land Classification System. The number of acres within each group and the location on a I map will be provided. 2. Agricultural Land Management System -8- Y / Le- -,A • a. An inventory of existing erosion control and drainage systems will be provided and any existing soil and water conservation plans will be discussed. ir 3e Operations a. The number and types of farm and associated operations olin and adjacent to the site will be listed. b. Research and educational programs will be listed. ce The type and proximity of agricultural facilities such as storage sheds, barns, sorting and packing houses will be listed. F. Transportation 1. Transportation Services a. A complete description of existing facilities will be provided. The description will include size, capacity and condition of the facility. Descriptions of road - 1lays, highways, traffic controls, site ingress and egress and parking will be included. b. The curren scribed. I olumes wi `vehicle mi t level of facility use will be fully de- The existing AM and PM peak hour. traffic 11 be counted at key intersections, the x will be reported and current problems identified and described. will be included: 'I The following intersections Caldwell Road and NYS Route 366 I• Tower Road and NYS Route 366 • Tower Road and Judd Falls Road -9- I ivy' / •, Judd Falls Road (north) and NYS Route 366 •I Judd Falls Road (south) and NYS Route 366 II Judd Falls Road and Ellis Hollow Road Ellis Hollow Road and Pine Tree Road �I Dryden Avenue, Maple Avenue, Ithaca Road and Oak Avenue (Six Corners) c. The trip generation of the proposed project will be determined and added to the projection of future background traffic. The future traffic conditions with and without the project will be examined to determine the traffic impacts associated with the proposed project. 2. PubliclJransportation a. The existing components of the public transportation system will be fully described. lI b. Services currently available within the study area will be defined and measures of current usage will be reported. 3. Pedest lrian Environment a. (Existing pedestrian activities will be described in the context of overall transportation. I b. (Future pedestrian activities generated by the proposed ;development will be described in the context of the ,overall transportation system. 4. Bicycle Facilities a. (Existing bicycle facilities will be described. 10 - EX Y / b. Future bicycle facilities will be discussed. G. Land Use and Zoning 1. Existing Land Use a. A description and map of existing land uses on and within 1/2 mile of the project area will be provided. b. A description of existing zoning on and within 1/2 mile of the project area will be provided. C. The existing Town of Ithaca land use plan will be discussed. The on-going plan update will be discussed as it affects the project. d. Past waste disposal practices on the site by Cornell will be investigated and discussed. Limitations to development and alternatives will be discussed. H. Community Services This section will present a discussion of existing levels of usage and projected future needs. 1. Police and security services as provided by the Town, State, County and Cornell University will be discussed. Manpower and equipment levels and adequacy will be discussed. 2. Fire protection manpower and equipment levels will be invento- ried. The existing and future adequacy of fire protection services will be discussed. 3. Health care manpower and facilities provided by the Town and Cornell University will be inventoried and assessed. - 11 - 5xhl Cl L • 4. Recreatlional facilities provided by the Town and Cornell will be inventoried and assessed. 5. Social Services provided by the Town will be inventories and assessed. I' 6. Primary, and secondary schools serving the area will be inventoried and assessed. 7. Utility,' services provided by Cornell and regulated public utility companies including electric power, natural gas and telephone service will be inventoried and assessed. 80 Potable and fire protection water supply provided by municipal systemi and private (Cornell University) system will be inventoried and assessed. j • 90 Sewagelldisposal options including privately owned "on- site" system's will be inventoried and assessed. II 10. Solid waste disposal facilities provided by the County will be discussed. Collection and recycling programs by Cornell will be discussed. I. Demography �f 1. Population characteristics including household size composi- tion and age will be discussed using the most recent available censusll data. 2. Population projections will be presented using published data. J. Cultural Resources Ij • 1. Visual Character 12 - 0 0 li a. The visual character of the project area including Clascadilla Creek will be discussed and illustrated with If pllhotographs. Surrounding roads from within the project area which are visible will be noted. A zone of vliisibility map will be prepared. t 2. Historic and Archaeological Resources a. Historic areas and structures listed on the State or National Register and those structures with the poten- tial for such eligibility will be located and described. Local registers of historic places and structures will be consulted. ii b. A Phase IA Cultural Resources Survey will be conducted to determine the potential for presence of archaeologi- cal resources and the need to conduct field surveys as construction progresses. �I 3. Noise a. Existing noise sources in and nearby the project area will be described and subjectively evaluated. Any nearby sensitive receptors will be located and described. �j This section will describe the potential impacts of the project as described in Section III and on the ;environment as described in Section IV. Impacts and mitigating measures will be discussed for both construction and operation phases. Mitigating measures wilt be presented for each significant impact identified. The DGEIS will take a "threshold" approach to many potential impacts. - 13 - For F1 example, traffic impacts w'ijill be spaced out over a number of years as development • occurs. The DGEIS will recommend the specific traffic improvements necessary to mitigate impacts as certain thresholds are reached. For other impacts, particularly those related to construction, generic mitigation measures applicable throughout the!'life of the project will be proposed. VI. ALTERNATIVES This section of the DGEIS will present alternatives at a level of detail sufficient to permit a comparative assessment of costs, benefits and environmen- tal risks for each alternative. The level of detail of the discussion will be greater for The Orchards.,) The following alternatives will be considered: I A. Alternative Resign and Technologies 16 Land Usie Plan and Development Program Potentilal alternative land use plans and development programs • will be examined. li Be Alternative Sites g 10 Alternative sites which could meet the project objectives will be discussed. Factors considered will include the availabili- ty of land, suitability of alternative site(s) to accommodate design !requirements, availability of utilities, compatibility with zoning and land use plans, compatibility with. natural resoure considerations and accessibility. �I Co Alternative Size I 10 An increase or decrease in project size will be considered and discussed. JI D. Alternate Scheduling - 14 - r3 1. Alternatte construction and operations phasing will be dis- cussed.1l 1i E. Alternate Lanld Use Ij 1. Use of the project area for other uses will be considered. F. No Action 10 The no'laction alternative will be considered, including its effect on Cornell University's needs and possible displacement of impacts* This section will identify those natural resources identified in Section IV that will be consumed, converted or made unavailable for future use. It This section will also present a summary of unavoidable adverse impacts. i VIII. GROWTH INDUCING ASPECTS �I This section will describe potential growth inducing aspects, including potential increases in development pressure on other lands and various secondary impacts. Specifically considered will be the following. A. Population it 10 Potential increases in population due to job creation and consequent need for housing, education, commercial and other supporIL facilities. �I I Be Development {Potential j • 10 Potent!iial new development caused by expanded infrastructure II, - 15 - al EX • "I �I 11 such as road improvements or utilities. �I A. Use Ij 1. This section will estimate the direct and indirect use of energy 'attributable to the proposed development. Be Conservation I� 1. This section will describe the energy conservation opportuni- ties available for the proposed development. X. APPENDICES lil The following technical appendices will be included. Additional appendices may be prepared as necessary!I �I A. References, Including Published Materials and Person Consulted Be Relevant Correspondence Co Traffic Study 9 D. Storm Water ,Management Calculations �I E. UtilitiesI F. Wetlands Resorts G. Cultural Resources Report 16 - � X 1 / • • Heeting Notes - CAC Environmental Review Committee, April 1, 1991 Meeting opened at 4 :45 pm .Present: Eva Hoffmann, Ruth Mahr, Phillip Zarriello, George Frantz Dooley Kiefer was absent due to illness, however Eva Hoffmann received comments from her about the Stellar Stereo and Minnie's BQ projects by telephone. General Comments The major concern about both Stellar Stereo and Minnie's BQ projects is that they (and others) are happening on a bit by bit fashion along the main entrance to the Town.from the south and west, and that the end result of this process may be sprawl and a not very pleasant commercial strip similar to Elmira Road within the city itself. Is that what the Town of Ithaca wants in this area? This needs to be discussed. Perhaps a rezoning of.the area to create a concentrated commercial area away from the road, with just one or two curb cuts and access to businesses from an interior road would be something to consider. It would seem to be a better alternative to allowing a narrow strip of commercial ventures with many curb cuts along this stretch of Rte. 13. Traffic would be less of ;a problem that way and the scenery with woods and farmland and hillsides could be preserved. The environmental impacts the Town may small, but impact of all the projects Another general concern is into streams and wetlands Specific Comments: Minnie's B George Frantz wetland area i barn, south of is situated hi north (that is that road. of individual projects in this area of if it is developed as zoned,.the together will be a major one. the drainage from these businesses in the vicinity. showed photos of the site. He po s located south and east of the s the structure that.would be used gher. Drainage from the site app toward Rte. 13) and the drainage inted ._out that the ite and that the for the barbecue, ears to be to the facilities along Public water and sewer facilities are not yet available in this area but are planned to be in place in the next few years.(fall 1992 -GRF) George Frantz is not certain whether the septic system on the site on this site needs replacement. Applicant does need to install sinks and plumbing facilities. - • is k y x4 [ Having two curb cuts with two -way traffic at each seems to invite traffic trouble. The Environmental'lReview Committee recommends reducing the number to one curb cutjwith both entrance and exit, and locate it for best sight distance in both directions. The rear boundary line of the site cuts off part of the driveway south of the structure. This needs to be corrected -- the driveway should be entirely within the bounds of the site. George Frantz suggested that the parking area might be placed east of instead of in front of the structure. This kind of business might generat "e a of raw chicken parts,-entrails, etcp., that the applicants will receive their and ready to put on the barbecue wil1thou this is true then the waste would be ma packaging. This question of waste shou packaging recyclable? to Ge ch t in ld t.of waste in the form orge Frantz believes ickens already cut up further preparation. If ly the chicken be cleared up. Is the The smoke from the barbecue is proposed to be removed through charcoal filters set in exhaust hoods over the pit. Will these filters remove cooking odors that might disturb neighbors? Does the Health Department control the regular cleaning and maintenance of the filters so they 'continue to function efficiently? Otherwise a maintenance schedule will be in order. Sodium vapor lights can be very strong and bright and could disturb.neighbors and travelers along Rte. 13. Regular spotlights carefully placed so theilllight just the area in the immediate vicinity of the building „and not directed toward Rte. 13 or the neighbors might be a better alternative. Is the answer to Question #5 on the SEAF true and realistic? Stellar Stereo George Frantz showed the Committee photos. of the site. The owners will use the existing onlot septic and well systems until public water and.sewer is available.(fall 1991 - GRF) George Frantz believes that the present systems are adequate for the needs of the business. Where are.the well and septic system located on the site? Will the driveway and parking spaces be asphalt or gravel only? A graveled surface would allow runoff to be filtered through the soil•land slowed down before it enters the small creek downhill from M same property. If the driveway is pitched somewhat toward Seven -Mile Drive runoff would be diverted into the shallow grassy ditch along the road before it goes into the stream. At the present the last plan shown-,,by the buildings or parking space encroaching on had on earlier versions of the site plan. E/I 7 p2 . P. J: a A Il'lJ l.r'd t !,.r. ^° 4r ? 11 %:: •441 i' J i .. _C + r'u: .. r . r . applicant has no yard setbacks, as they It does, however, show • t k r . �•trL ? k Ll that the knoll to the east of the existing residence,- which has the large pine tree on it, has to be cut in order to make room for parking spaces. According to George Frantz the zoning ordinance requires only 10 spaces for a retail building the size of the one proposed.. The plan shows 11.5 spaces. The Committee members - present suggested that the number of spaces be reduced to 10 and that they be shifted enough to the northeast to save the large pine tree. That would make some of the parking spaces project partially into the front yard setback area and create a need for a variance.(area variance); Such encroachment would be quite small and might be worth it in order to save the tree, if that is what the owner wants to do. Since Stellar Stereo has a businesslion Rte 13 already, it would make sense for them to come up with,, an actual traffic count (perhaps based on their business reords) rather than trying to estimate the impact based on the source which staff has used. Cornell University G E I S i We commented briefly on worthwhile to discuss it presentation by Cornell April 16. Meeting was adjourned at this document, but in detail until we representatives to 6:15 pm, did not feel it was had heard the the Planning Board on �l tt 01 r, ,, $ z� a$1 . 1 5 x S fi P IS � y�'N R.'1.�e •'t 3i.. K N e ++�� rt d vw 1{ jot. x.. F •l 1 t* 1 3'% 0 !:. •�. 'i `.i...�a l' ... i ✓a , �4�� if . ,n >�1r_.:. � a .11: u .i ?C'a,a,. "Vl 5 . t, R lot }g �y n ( r +� -, a i�p�~ �"ifF`a'IXiri-"�+T Mfr, �i �QA'�cs �� rn•'.ri >'�. i • t k r . �•trL ? k Ll that the knoll to the east of the existing residence,- which has the large pine tree on it, has to be cut in order to make room for parking spaces. According to George Frantz the zoning ordinance requires only 10 spaces for a retail building the size of the one proposed.. The plan shows 11.5 spaces. The Committee members - present suggested that the number of spaces be reduced to 10 and that they be shifted enough to the northeast to save the large pine tree. That would make some of the parking spaces project partially into the front yard setback area and create a need for a variance.(area variance); Such encroachment would be quite small and might be worth it in order to save the tree, if that is what the owner wants to do. Since Stellar Stereo has a businesslion Rte 13 already, it would make sense for them to come up with,, an actual traffic count (perhaps based on their business reords) rather than trying to estimate the impact based on the source which staff has used. Cornell University G E I S i We commented briefly on worthwhile to discuss it presentation by Cornell April 16. Meeting was adjourned at this document, but in detail until we representatives to 6:15 pm, did not feel it was had heard the the Planning Board on �l tt 01 r, ,, $ z� a$1 . 1 5 x S fi P IS � y�'N R.'1.�e •'t 3i.. K N e ++�� rt d vw 1{ jot. x.. F •l 1 t* 1 3'% 0 !:. •�. 'i `.i...�a l' ... i ✓a , �4�� if . ,n >�1r_.:. � a .11: u .i ?C'a,a,. "Vl 5 . t, R lot }g �y n ( r +� -, a i�p�~ �"ifF`a'IXiri-"�+T Mfr, �i �QA'�cs �� rn•'.ri >'�. . a EXCERPT From the Minutes 16, 19910 of the Planning Board Meeting FIB TOWN Of ITHACA /. PUBLIC HEARING: CONSIDERATION OF SITE PLAN APPROVAL FOR THE PROPOSED "MINNIE'S BQ", CONSISTING OF THE CONVERSION OF AN EXISTING STRUCTURE TO A RESTAURANT -TYPE OPERATION INCLUDING LANDSCAPING AND PARKING LOT IMPROVEMENTS, ON A SITE ON THE SOUTHEAST SIDE OF ELMIRA ROAD (NYS RTE. 13) APPROXIMATELY 250 FEET SOUTHWEST OF ITS INTERSECTION WITH SEVEN MILE DRIVE, TOWN OF ITHACA TAX PARCEL NO. 6- 33- 2 -7.2, BUSINESS "C" DISTRICT. KEN BALDASSARRE, OWNER /APPLICANT. Chairperson Grigorov declared the Public Hearing in the above -noted matter duly opened at 8:45 p.m. and read aloud from the Notice of Public Hearings as posted and published and as noted above. Mr. Frantz appended a map to the bulletin board. Mr. Ken Baldassarre and Ms. Annabelle Manning were present. Mr. Baldassarre appeared before the Board and stated that they are proposing a chicken barbecue stand at 711 Elmira Road. Mr. Baldassarre offered that they would also have ribs, baked potatoes, and salt potatoes. Mr. Baldassarre said that their intentions were to be open two or three nights a week. Chairperson Grigorov wondered if Mr. Baldassarre wanted to describe the traffic flow, etc. that he expected to have. The • applicant stated that the front of the property would be landscaped, along with guiderails, adding that the driveway would be 12 feet in width and would roll around (indicating on appended map) with parking provided on the Eddydale Farm site. There will also be parking bar the barn. The applicant has talked with Mr. Alfred Eddy regarding parking and Mr. Eddy said that he would be happy to work with Mr. Baldassarre. Mr. Baldassarre stated that Mr. Eddy owns property down to the Grayhaven Motel on one side and to Claude Putnam's property on the other side. Mr. Baldassarre stated that the driveway would go all the way around the back of the building and then exit out of one of the two driveways, adding that no one would be backing into or out of traffic. Mr. Baldassarre said that both the driveways are two -way. Board Member Eva Hoffmann noted that the CAC Environmental Review Committee had suggested that there be only one curb cut instead of two, because if there are two curb cuts and traffic can go in and out each one on that busy road it might just create more problems than one would really want to have there. Board Member Robert Kenerson stated that the traffic circulation would be lost with just one curb cut. Ms. Hoffmann said that one could still get in one driveway and go in back of the building, then come out. Ms. Hoffmann said that it could still be two -way if there is only one curb cut. Mr. Kenerson mentioned a car in would have to go back out the same one, adding that there needs to be some circulation; the proposed way looks like one can go in and go out, no matter what direction they come in. Ms. • Hoffmann thought that some problems on the site would be smaller than with problems with traffic on the road from having cars standing at t1 . Planning Board Excerpt -2- April 16, 1991 • both of the curb cuts trying to get in and out. Mr. Kenerson wondered if this curb arrangement was in place when the maple syrup business was in operation. Chairperson Grigorov responded that it is really kind of open now; one can drive in lots of places. Stephen Smith noted that the maple syrup business is conducted for a limited time period. Chairperson Grigorov said it is the same idea. Chairperson Grigorov noted that this was a Public Hearing and asked if there were anyone from the public who had any comments or questions. Elsie Sheldrake, of 806 Elmira Road, spoke from the floor and wanted to know if the chicken was going to be cooked outside. Mr. Baldassarre answered that it would be under cover, and closed in on three sides; the front part will be open, commenting that one can drive in and drive out. Ms. Sheldrake stated that it would still smell up the neighborhood. Chairperson Grigorov read aloud from the Short EAF which was prepared follows: by Mr. Baldassarre. The content is as "I intend to construct a charcoal pit 30 feet long and 4 feet wide under the roof of the existing structure. Chickens will be cooked on the pit and sold to customers who will drive to the site, pick up their order and leave. My initial plan is to serve from approximately 11:00 AM to 6:00 or • 7:00 P.M. on Saturdays, Sundays and holidays on a year- around basis. I hope to enventually be in operation seven days a week from April through October. I anticipate the sale of 500 to 700 halves on a typical week -end day. There is a walk -in cooler in the structure sugar operation formerly located there) chickens in this cooler before cooking. chickens by truck every two or three days, (used as part of the maple and I plan on keeping I anticipate delivery of depending on need. As shown on the site plan, the pit is to be inclosed on three sides, open only to the road. I intend to install two or three large exhaust fans with charcoal filters in the roof above the pit.. This would remove smoke from the pit where it would be filtered and dissipated into the air. I will also install a sodium vapor light on each end of the building. There will be a driveway access on each end of the site as shown on the site plan. The roadway between driveways will be defined by a narrow landscaped island as shown on the plan. If necessary, vehicles could park for short periods behind the structure. A sign will be installed in accordance with Town sign regulations." Ms. Sheldrake said that it was still going to be a smoky situation. Mr. Kenerson said that is not quite true; there are some • filters there. \y Planning Board Excerpt -3- April 16, 1991 • George Sheldrake approached the Board and stated that he is the owner of rental property at 713 and 715 Elmira Road. Mr. Sheldrake said that he has done extensive renovations on both the houses this year, adding that he has three rental units. Mr. Sheldrake stated that he is speaking on behalf of his tenants. Mr. Sheldrake said that he, along with his tenants, are concerned about the smoke, commenting, chicken barbecue smells good in your own backyard but when one smells it all day long the chicken smell gets offensive. Mr. Sheldrake stated that if a regular restaurant business were located there, there probably would not be any complaint, but when there is a 30' X 4' charcoal barbecue, there is no way to filter out the smoke and grease in the air; it is going to be down the road at the motels, across the road at the nice new Vet Clinic, and the Earlybird Farm. Mr. Sheldrake mentioned the traffic. Acting Town Planner George Frantz, referring to the filtration system proposed for the site, stated that Mr. Baldassarre provided him with a sheet from the Sturdi -Bilt Company, of Detroit, Michigan, Mr.. Frantz stated that he contacted the company and spoke with an engineer. Mr. Frantz offered that the engineer related to him that the type of charcoal hood that they manufacture, provided they were installed properly, is designed to take care of the smoke problem. Chairperson Grigorov said that the smoke has to go someplace, and asked where does it go? Mr. Frantz responded that the charcoal filters are designed to eliminate the smoke. However, it was stated that, as with most restaurant ventilation, it does not remove the • odor. Claude Putnam, of Elmira Road wondered who was going to be responsible to remove the smoke and odor if it gets in a neighboring house. Mr. Putnam also noted that there are no facilities, such as water and sewer, on the premises. Mr. Frantz stated that one of the requirements of the approval is approval by the Tompkins County Health Department, Chairperson Grigorov said that it is not a sit -down restaurant; it is a drive -in. Chairperson Grigorov stated that it is a commercial zone and it is a legal use in a commercial zone, so it is not as if this were in a residential neighborhood. A voice said that this is residential. A voice said that it is zoned commercial, but there is not anything commercial there. Chairperson Grigorov mentioned Earlybird Farm. A voice said that Earlybird is in a farming zone. A voice mentioned that the zoning changes at Calkins Road, which is really within the distance of the smoke. Mr. Baldassarre, referring to the facilities, stated that he has an engineer, Brian Seeley, located in Pennsylvania, and he has been in contact with the Health Department, commenting that it is planned, periodically, to have 500 gallons of water hauled to the site; as far as septic there will be a 500 gallon holding tank. Eva Hoffmann said that she understands there may not be any need for water for many things that a normal restaurant would need it for, like bathroom facilities, but cooking will be performed and one needs water to • clean things up. Mr. Baldassarre offered that there will be bathroom facilities. Mr. Baldassarre said that municipal water and sewer should be intact by the Fall of 1992. Mr. Kenerson asked about the •, l Planning Board Excerpt -4- April 16, 1991 �1 lease arrangement. Mr. Baldassarre replied his lease is for three years, with the option to renew or buy. Elsie McMillan, of 812 Elmira Road, spoke from the floor and stated that Alfred Eddy had urged her to come to the meeting and support the proposal. Ms. McMillan wondered if Mr. Eddy has any other plans in conjunction with this proposal, for instance, to open some other sort of a business. Mr. Baldassarre responded that he had informed Mr. Eddy he would not stand in his way if he chose to sell the property for any other commercial development. Mr. Smith wondered if there would be any substantial changes made to the existing structure. Mr. Baldassarre replied that the only change would be a cupola on the roof. Mr. Baldassarre said that the structure is 55' X 2219 Mr. Baldassarre noted that there are no plans to secure a liquor license. Ms. Hoffmann asked about picnic tables. Mr. Baldassarre responded that he has not thought about that yet. George Sheldrake, of 713 and 715 Elmira Road, mentioned zoning requirements, as to distances, etc. Mr. Baldassarre, referring to the filtering system, stated that the filters are the kind that are taken out and washed. They have to be maintained to do the job right. Ms. Hoffmann wondered if the Health Department inspected the operation. Town Engineer Dan Walker stated that the Health Department would check on that, and the fire • safety aspect would be the responsibility of the Town of Ithaca Zoning Officer. Virginia Langhans said that she was concerned that the system would take out the smoke, but not the odor. Mr. Frantz responded that an odor is typical to restaurants, adding that there are cooking odors in the parking lot at East Hill Plaza. Ms. Langhans noted that there are not -any residents there. Ms. Langhans felt that to have the odor every day would be a little much. Mr. Frantz stated that he recognizes the difference between the East Hill Plaza location and the proposed Elmira Road location. At this point, Chairperson Grigorov announced that the comments received from the CAC would be reviewed. (See, "Meeting Notes - CAC Environmental Review Committee, April 1, 199111, attached hereto as Exhibit No. 1). Claude Putnam again expressed his dismay about the smoke odor getting in his house. Mr. Putnam said that if the filters failed to work one time his house would be ruined, and asked who is responsible for this? Town Engineer Dan Walker stated that there are two phases of the water and sewer project. The first phase comes up Seven Mile Drive to Rte. 13 which is approximately 100 yards or so north of this site. It is right on the edge of the first phase; the second phase will pick up from there and continue on down Elmira Road. Mr. Walker • said they are required to hook up to sewer within ten years under Town Sewer Use Law; there is no requirment that they hook up to .d Planning Board Excerpt -5- • water, but if water is there and sewer is there will require them to hook up to public water and April 16, 1991 the Health Department sewer. Board Member Stephen Smith felt that the sight distance was okay, but felt that the private access would be used more than the proposed access. Eva Hoffmann stated that she is a little bit concerned about the sight distance. Mr. Frantz stated that he checked the sight distance and it is in the range of about 400 -500 feet. Mr. Frantz offered that the general rule of thumb is in the range of 300 -400 feet, each way, on a State highway. Ms. Hoffmann stated that she is worried about too much traffic coming out at too many points: Mr. Eddy said that the sight distance in that particular area is much better than it is almost any place else, it is fairly straight there and there is a lot of visibility. Mr. Eddy stated that as one drives South it gets much worse when approaching the curve. Eva Hoffmann asked about curb cuts. Mr. Smith wondered if a one -way system ever really works, or does it become a small two -way system. Town Engineer Dan walker said that it works, but there is some enforcement that has to be maintained on that. Mr. Eddy said that the front of his stand used to look exactly like the stand in question. Mr. Eddy said that the State came along and made him put in two driveways, adding that it was intended for one driveway in and out. Mr. Eddy said that when he goes to work, • going south, his idea is to weave through the incoming traffic and a lot of times he can get in the first driveway; then again, he may be able to get in the second driveway. Mr. Eddy noted that if one has a choice, a lot less traffic will be held up over a period of time because one has the choice to get out of the way; it is much better than to have one way in and one way out. Chairperson Grigorov noted that the CAC asked about recyclables. Mr. Baldassarre responded that he would be renting a dumpster so the waste would be taken off the site. Mr. Baldassarre offered that the chicken dinners would be sold in styrofoam, and the single chicken would be sold in foil bags. Ms. Hoffmann asked about the salt and baked potatoes. Mr. Baldassarre said that they would be prepared on premises, and the Health Dept, informed him he had to have a three -bay sink with a drain board on each side. Mr. Baldassarre stated that he is working very closely with the Health Department, The Health Dept. would be responsible for inspecting the exhaust system, and it is also covered under the Uniform Building Code and Fire Code. Mr. Baldassarre stated that there are two existing poles with lights that would shine on the building, commenting that the only new light to be installed would be installed inside the building in a hallway. Attorney Barney asked Mr. Baldassarre if he had talked to the Town Zoning Enforcement Officer about the structure, the nature of the structure, and what is required concerning the combustible • materials. Mr. Baldassarre said that his engineer is working on it now to present to Mr. Frost, as well as a presentation to the Health %. • C7 CJ Planning Board Excerpt -6- Dept. Chairperson Grigorov commented that an for the proposal. April 16, 1991 architect is required Eva Hoffmann, referring to the CAC Meeting Notes, stated that the question "Is the answer to Question #5 on the SEAF true and realistic?", should read C5. Ms. Hoffmann noted that the committee felt there might be some additional growth. Chairperson Grigorov commented that she did not think growth would be induced by this proposal. Mr. Frantz noted that, in this case, any future growth or subsequent development would probably be subject to site plan review, and thus, further environmental review under the Zoning Ordinance. Stephen Smith commented that perhaps the CAC is getting at the fact that as soon as one business is in it is a little harder to say no to the next business. Mr. Frantz noted that if the question was a rezoning or a variance then the question would be answered much differently. Ms. Hoffmann commented that it is true, the property is zoned commercial. Ms. Hoffmann wondered if the Town really wants this area to be a commercial strip with all kinds of businesses with their own little driveways in and out, or perhaps it would be a good idea to consider, for the future, rezoning another area, which is more concentrated and deeper, and away from the road. Attorney Barney stated that, right now, one has to take the zoning as it is, commenting, if the Planning Board feels that the zoning is inappropriate, then that is certainly a worthy topic of consideration, but that is a separate topic. Ms. Hoffmann responded that she understood that. Judith Aronson asked Mr. Baldassarre to explain the placement of railroad ties facing Elmira Road, and /or 55 gallon drums. Mr. Baldassarre replied that there will only be railroad ties. Chairperson Grigorov mentioned the odor commented that he would be curious about the concerning the smoke damage. Attorney Barn operation creates what is considered a nuisance, be actionable by anybody that is affected by stated that it is not the Town's liability; the whoever creates the problem. and Stephen Smith liability questions ey stated that if the the nuisance would it. Attorney Barney liability is with Town Engineer Daniel Walker, referring to driveways, stated that he thought it was better to have controlled driveways as far as traffic coming out, because the points have to be identified with two driveways instead of possibly having four or five cars coming out at the same time, adding that that is what the DOT looks at; they like controlled driveways as opposed to an open access that is 50' to 100' wide where there could be, conceivably, people just pulling in off the road and stopping. Mr. Walker stated that the individual driveway configuration is preferred. Mr. Walker stated that the two driveways in that particular area will be beneficial as far as the extra entrance coming in. Mr. Walker said that the sight distance on Elmira Road in that area, in different portions, is crucial. Mr. Walker stated that one of the major safety problems is high speed on Elmira Road. I Planning Board Excerpt is There appearing to speak to this matter, and brought the matter n LJ n LJ -7- April 16, 1991 be no one else from the public who wished to Chairperson Grigorov closed the Public Hearing back to the Board for discussion. Chairperson Grigorov again mentioned the possible odors, and wondered what could be done about it. Chairperson Grigorov noted that it is a commercial zone and a permitted use, adding that it is not exactly like having chemical fumes; it is not harmful. Stephen Smith wondered if any variances would be required for the proposal. Mr. Frantz responded, no; it meets the setback requirements. Chairperson Grigorov noted that the Board usually requires a landscape plan. Ms. Langhans wondered if the Board should require a set number of parking spaces, parking space is required for Frantz noted that in many respec in that there is no additio Judith Aronson stated that she i Hoffmann stated that there a increase in traffic, with the nu this property, and also there i drains, more or less, directly i Attorney Barney stated that one every 300 sq. ft. of floor area. Mr. is gravel parking lots are beneficial nal impervious surface and run -off. s concerned about the traffic. Mso re the additional concerns about the mber of trips expected in and out of s a concern that some of said property nto a wetland. Virginia Langhans wondered if the Board wanted more information on traffic counts. Attorney Barney said that was up to the Board. Mr. Frantz, directing his comment to the traffic issue, stated that he did talk to the County Planning Office. Mr. Frantz said that given the volume of Elmira Road and the like, Harry Missirian concurred with him, in that he did not see there being a major significant adverse impact due to traffic generation. Mr. Walker stated that the Board will need some information on the volume capacity of the system and the trap efficiency of the filter systems, such as, what it actually does take out. Attorney Barney suggested that Mr. Baldassarre confer with his engineer and secure some kind of statement as to exactly what the hood system will do, and the other issue to be explored is the reliability of the hood system. There appearing to be no further discussion, Chairperson Grigorov asked if anyone were prepared to make a motion. MOTION by Virginia Langhans, seconded by Robert Kenerson: RESOLVED, by the Town of Ithaca Planning Board with the consent of the applicant, that the matter of Consideration of Site Plan Approval for the proposed "Minnie's BQ ", consisting of the conversion of an existing structure to a restaurant -type operation including landscaping and parking lot improvements, on a site on the southeast side of Elmira Road (NYS Rte. 13) approximately 250 feet southwest of its intersection with Seven Mile Drive, Town of Ithaca Tax Parcel No. 6- 33- 2 -7.2, Business "C" District, Ken Baldassarre, Owner /Applicant, be and hereby is adjourned, for a month, or until the applicant provides the following, whichever is later: a. information on the adequacy, reliability, and operational mechanism of the hood system, particularly with respect to what Planning Board Excerpt -8- April 16, 1991 • the hood system removes in terms of odors, smoke, and the like, how long it lasts, what kind of cleaning operations are needed, and what kind of maintenance operations are needed to maintain it, and b. c. information regarding the drainage,,and a revised site plan showing the following. i. the proposed landscaping, ii. the dimensions of the building from the lot lines, indicating side yard, rear yard, and front yard dimensions, iii. the areas where parking is to be permitted with dimensions thereof, and the areas where parking is not to be permitted with dimensions thereof, iv. the new 12 -foot driveway in front, ve the actual lighting intended for installation, if any, There being no further discussion, the Chairperson called for a vote. Aye - Grigorov, Kenerson, Baker, Langhans, Smith, Hoffmann, Aronson. • Nay - None. The MOTION was declared to be carried unanimously. Chairperson Grigorov declared the matter of Consideration of Site Plan Approval for the proposed "Minnie's BQ" duly adjourned at 10:30 P.M. Mary Sal Bryant, (Recording Secretary Town of Ithaca Planning Board. 7/2/91 • . i • • • Meeting Notes - CAC Environmental Review Committee, April 1, 1991 Meeting opened at 4:45 pm Present: Eva Hoffmann, Ruth Mahr, Phillip Zarriello, George Frantz Dooley Kiefer was absent due to illness, however Eva Hoffmann received comments from her about the „Stellar Stereo and Minnie's BQ projects by telephone. - General Comments The major concern about both Stellar'Stereo and Minnie's BQ projects is that they (and others) are happening on a bit by bit fashion along the main entrance to the Town from the south and west, and that the end result of this process may be sprawl and a not very pleasant commercial strip similar to Elmira Road within the city itself. Is that what the-Town of Ithaca wants in this area? This needs to be discussed. Perhaps a rezoning of the area to create a concentrated commercial area away from the road, with just one or two curb cuts and access to businesses from an interior road would be something to ^consider. It.would seem to be a better alternative to allowing,a narrow strip of commercial ventures with many curb cuts along this stretch of Rte. 13. Traffic.would be less of,a problem.that way-and the scenery with woods and farmland and hillsides could be preserved. The environmental impacts of individual projects in this area of. the Town may be small, but if itwis' developed as zoned, the impact of all the projects together will be a major one. Another general-concern-is the drainage from these businesses into streams and wetlands in the vicinity. Specific Comments: Minnie's BQ George Frantz showed photos of the wetland area is located south and barn, south of the structure that is situated higher. Drainage from north (that is toward Rte. 13) and that road. site. He pointed out that the east of the site and that the would be used for the barbecue, the site appears to be to the the drainage facilities along Public water and sewer facilities are not yet available in this area but are planned to be in place in the next few years.(.fall 1992 -GRF) George Frantz is not certain whether the septic system on the site on this site.needs replacement. Applicant does need to install sinks and plumbing facilities. • Having two curb cuts with two -way traffic at each seems to invite traffic trouble. The Environmental Review Committee Committee recommends reducing the number to one curb cut with both entrance and exit, and locate it for best sight distance in both directions. L The rear boundary line of the site cuts off part of the driveway south of driveway George Frantz the structure. should be suggested entirely This that needs within the parking to be corrected the bounds area of the might -- the site. be placed east of instead of in front of the structure. l This kind of business might generate a lot of waste in the form of raw chicken parts, entrails, etc.. George Frantz believes that the applicants will receive their chickens already cut up and ready to put on the barbecue without further preparation. If this is true then the waste would be ,mainly the chicken packaging. This question of waste should be cleared up. Is the packaging recyclable? The smoke from the barbecue is proposed to be removed through charcoal filters set in exhaust hoods over the pit. Will these filters remove cooking odors that might disturb neighbors? Does the Health Department control the regular cleaning and maintenance of the filters so they continue to function efficiently? Otherwise a maintenance schedule will be in order. Sodium vapor lights can be v disturb neighbors and travel spotlights carefully placed immediate vicinity of the bu 13 or the neighbors might be ery strong and bright and could ers along Rte.'13. Regular so the light just the area in the ilding and not directed toward Rte. a better alternative. Is the answer to Question #5 on the SEAF true and realistic? Stellar Stereo George Frantz showed the Committee photos of the site. The owners will use the existing onlot septic and well systems until public water and sewer is available.(fall 1991 - GRF) George Frantz believes that the present systems are adequate for the needs of the business. Where are the well and septic system located on the site? Will the driveway and parking spaces be. asphalt or gravel only? A graveled surface would allow runoff to be filtered through the soil.a d slowed down before it enters the small creek downhill from t� same property. If the driveway is pitched somewhat toward Seven -Mile Drive runoff would be diverted into the shallow grassy ditch along the road before it goes.into the stream. • At the present the last plan shown by the applicant has no buildings or parking space encroaching on yard setbacks, as they had on earlier versions of the site "plan. It does, however, show_ � r . .f that the knoll to the east of the existing residence, which has the large pine tree on it, has to be „cut in order to make room for parking spaces. According to George Frantz the zoning ordinance requires only 10 spaces for a retail building the size of the one proposed. The plan shows`11.5 spaces. The Committee members present suggested that the number of spaces be reduced to 10 and that they be shifted enough to the northeast to save the large pine tree. That would make some of the parking spaces project partially into the front yard setback area and create a need for a variance.(area variance) Such encroachment would be quite small and might be worth it in "order to save the tree, if that is what the owner wants to do. Since Stellar Stereo has a business on Rte 13 already, it would make sense for them to come up with an actual traffic count (perhaps based on their business records) rather than trying to estimate the impact based on the source which staff has.used. Cornell University G.E.I.S. We commented briefly on this document, but did not feel it was worthwhile to .discuss it in detail until we had heard the presentation by Cornell representatives.to the Planning Board on April 16. • Meeting was adjourned at -6:15 pm. • ! - J r � r . .f that the knoll to the east of the existing residence, which has the large pine tree on it, has to be „cut in order to make room for parking spaces. According to George Frantz the zoning ordinance requires only 10 spaces for a retail building the size of the one proposed. The plan shows`11.5 spaces. The Committee members present suggested that the number of spaces be reduced to 10 and that they be shifted enough to the northeast to save the large pine tree. That would make some of the parking spaces project partially into the front yard setback area and create a need for a variance.(area variance) Such encroachment would be quite small and might be worth it in "order to save the tree, if that is what the owner wants to do. Since Stellar Stereo has a business on Rte 13 already, it would make sense for them to come up with an actual traffic count (perhaps based on their business records) rather than trying to estimate the impact based on the source which staff has.used. Cornell University G.E.I.S. We commented briefly on this document, but did not feel it was worthwhile to .discuss it in detail until we had heard the presentation by Cornell representatives.to the Planning Board on April 16. • Meeting was adjourned at -6:15 pm. • ! -