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HomeMy WebLinkAboutPB Minutes 1993-01-19` N, • E FILED TOWN OF ITHACA TOWN OF ITHACA PLANNING BOARD JANUARY 19. 1993 The Town of Ithaca Planning Board met in regular session on Tuesday, Ithaca, January 19, New York, at 7:30 1993, in Town Hall, 126 East Seneca Street, p.m. PRESENT: Chairperson Carolyn Grigorov, Robert Kenerson, Stephen Smith, Herbert Finch, Candace Cornell, William Lesser, Dan Walker (Town. Engineer), Floyd Forman (Town Planner), George Frantz (Assistant Town Planner), John Barney (Town Attorney). ALSO PRESENT: David Klein, Paul Sarokwash, William Seldin, Esq., Larry Fabbroni, Peter Novelli, Thomas Bell, Karl Berkelm,an, Robert Stundtner, Jack Roscoe. Chairperson Grigorov declared the meeting duly opened at 7 :42 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 January 11, 1993, and January 14, 1993, 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 City of Ithaca, upon the Tompkins County Commissioner of Planning, upon the NYS Department of Transportation, and upon the applicants and /or agents, as appropriate, on January 15, 19930 Chairperson Grigorov read the Fire Exit Regulations to those assembled, as required by the New York Department of State, Office of Fire Prevention and Control. AGENDA ITEM. PERSONS TO BE HEARD. There were no persons present to be heard. Chairperson Grigorov closed this segment of the meeting. AGENDA ITEM: TRANSMITTAL OF THE DRAFT TOWN OF ITHACA COMPREHENSIVE PLAN FROM THE COMPREHENSIVE PLANNING COMMITTEE TO THE PLANNING BOARD. At 7 :45 p.m., David Klein addressed the Planning Board that some time in 1990, the Planning Board requested of the Town Board to establish a Comprehensive Planning Committee to assist the Planning Board in putting together a Comprehensive Plan. The Comprehensive Planning Committee complied and it has been a very lengthy process in putting this information together, but nevertheless, Mr. Klein felt it was a thorough process by not rushing through it, but in a deliberate manner and a very good committee of twelve, of which, Carolyn Grigorov and Stephen Smith represented the Planning Board. The Town Board conducted a survey of Town residents, compiled extensive inventory of Town resources, and a tremendous amount of PLANNING BOARD -2- January 19, 1993 mapping, all of which will be very helpful to the Planning Board in ® the years ahead. The Committee also formulated goals, objectives and recommended actions or policies for the Planning Board and the Town Board to consider and have come up with somewhat of a vision for the future land use patterns of the Town. There is a lot of work to be done, which is recommended in the plan, including zoning revisions and subdivision improvements, etc. Chairman Klein of the Comprehensive Planning Committee (C.P.C.) stated to the Planning Board that it was his pleasure to transmit this draft plan dated January 19, 1993, to the Planning Board for its consideration and hoped that the Planning Board would not change the plan too much. Chairperson Grigorov of the Planning Board stated that she accepted the Comprehensive Plan Draft from Chairman Klein of the CPC. Chairman Klein stated that the resolution adopting the Comprehensive Plan was a unanimous resolution of the committee approving this plan. and sending the plan on [hereto attached as Exhibit 1]. Planning Board member Robert Kenerson MOVED that the Planning Board express their thanks to the Comprehensive Planning Committee for their efforts, seconded by Candace Cornell. There being no further discussion, the Chair called for a vote. ® Aye - Grigorov, Cornell, Lesser, Smith, Kenerson, Finch. Nay - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: OTHER BUSINESS. Town Engineer Dan Walker addressed the Board stating that on the Jones Farm Subdivision, there was a very minor change in the distance of the northeast boundary line from 540 feet to 480.0 feet, corrected by Al Fulkerson of T.G. Millers Surveyors; memo of 1/19/93. [Hereto attached as Exhibit # 2.] AGENDA ITEM: APPROVAL OF MINUTES - December 1, 1992 MOTION by William Lesser, seconded by Candace Cornell. RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of December 1., 1992, be and hereby are approved as written. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Cornell, Lesser, Smith, Kenerson, Finch. Nay - None. The MOTION was declared to be carried unanimously. n u • 0 J PLANNING BOARD -3- January 19, 1993 AGENDA ITEM: REPORT OF THE TOWN PLANNER. Town Planner Floyd Forman address p.m. stating that the G.E.I.S. is expecte should be expected to be on the ne Iacovelli's proposal which involves a site plan approval as well. All three but all of them will be involved. At the Board should be principally focused on the Town Board about the rezoning issue. ed the Planning Board at 8 :55 d on February 2nd. This xt agenda along with Orlando rezoning, resubdivision and will not be at the same time, next meeting the Planning the Board's recommendation to PUBLIC HEARING: CONSIDERATION OF SITE PLAN APPROVAL FOR THE PROPOSED CONVERSION OF 4,000 + /- SQUARE FEET OF AN EXISTING 12,000+/ - SQUARE FOOT BUILDING FROM WAREHOUSE USE TO RETAIL USE ON TOWN OF ITHACA TAX PARCEL NO. 33- 3 -2.8, LOCATED AT 612 ELMIRA ROAD, LIGHT INDUSTRIAL DISTRICT. THOMAS BELL, OWNER /APPLICANT. Chairperson Grigorov declared the Public Hearing in the above -noted matter duly opened at 7:58 p.m. and read aloud from the Notice of Public Hearings as posted and published and as noted above. Attorney Bill Seldin, representing Tom Bell, addressed the Planning Board. Attorney Seldin stated that the last time they were present, they were asked to respond to nine items addressed by the Town Planner Floyd Forman in a memorandum dated 11/12/93 [hereto attached as Exhibit 3] Attorney Seldin stated that he felt that it was everyone's concern that they respond to the memo of 11/12/93, in such an intelligent fashion that the members of the Board would have sufficient information in which to weather a decision on the site plan. To that end, the service of Peter Novelli who is an engineer, was hired and Mr. Novelli has had some extensive discussions with Mr. Forman. As with a number of these types of hearings, there are some things we agree with and some that we disagree with and we will try to outline those for you in the most expeditious way possible. There is a threshold issue. One being that traffic was going to be a consideration. This is not one of the nine items that was addressed by Mr. Forman's memo of 11/12/939 With regard to traffic, Attorney Seldin stated he believed that it was Board member William Lesser who raised a concern about traffic. Mr. Forman stated that the only consideration that he saw was Mancini Drive coming out onto Route 13, that there are no traffic considerations in terms of the number of cars going down there, it is a light industrial zone, and a light industrial area. What is being done is going from a more intrusive use, light industrial., to a less intrusive use, that of commercial retail. We think it is important to keep that in perspective. Attorney Seldin further stated that Mr. Forman spoke to the notion that the building is going to be used for the sale of exercise equipment. Attorney Seldin stated that the sale of exercise equipment was never formalized; that what Attorney Seldin was suggesting was that the 4,000 out of 12,000 square feet of this building be allowed and dedicated to retail /commercial use, a more restrictive, less intrusive use than is permitted there now. Attorney Seldin stated that the service of Larry Fabbroni was acquired to perform a detailed traffic analysis and Mr. Fabbroni had PLANNING BOARD -4- January 19, 1993 made certain explicit recommendations regarding his view of the traffic situation. Attorney Seldin stated that in the report itself, he would highlight the following, "the volumes of use of Mancini Drive, 13 in the peak. hour, are negligible; that the condition of the private drive is good by any standard applied to similar industrial parks or malls; that any retail store the type allowing business, A. B, or C district in. the Town when the located backlot is not usually a high volume drive -by type of business, and that he would consider this site suitable for retail use because of the bunching characteristics of the outbound afternoon peak ". Larry Fabbroni will address and provide you with his reasoning on the statistical analysis required for this type of presentation. Town Planner Floyd Forman stated to Mr. Novelli that the lighting was not sufficient. Attorney Seldin stated that a camcorder was taken to the site under nighttime conditions without any artificial lighting being provided. It was suggested that the landscaping does not meet the guidelines. Attorney Seldin stated that they had photographs showing that this lot is amply landscaped, given its location and the surrounding characteristics. Peter Novelli, Engineer for Tom Bell, addressed the Planning Board concerning the nine points that Town Planner Mr. Forman had addressed in his memo of 11/12/92. Mr. Novelli stated that he tried to address all nine items that Mr. Forman raised. The first three items from the November memorandum concerns the layout of the area that trucks would have to back in; item two states that the parking area is graded unevenly, which may make it difficult for customers and item three stated that potential impacts to the wetland area in the vicinity of the creek might be a concern if this was filled and graded for parking. Mr. Novelli tried to address all three of these concerns by placing all of the parking on the upper level, making direct pedestrian access to either the stairs or the handicap ramp. Item four discusses landscaping, and the landscaping plan that was drawn by the previous engineer did not really show everything. There is a cluster of plantings that are in the process of maturing and these were not shown on the previous plan; there are a couple of fir trees and some fairly extensive plantings that were made to stabilize a slope; some natural growth down by the creek which is being undisturbed. Mr. Novelli felt for the surrounding area which is light industrial, the plantings are attractive and suitable for low lying retail and warehouse light industrial use. The handicap accessibility is well within the ADA requirements. Lighting was also an issue. There is ample lighting of the area. Town Planner Floyd Forman stated that Attorney Seldin stated he received the information from Mr. Forman on the day before the weekend. Mr. Forman stated that he received the letter from Mr. Novelli dated 1/12/93 on this same date as it was faxed to the Town of Ithaca office, which did not give a lot of time to respond, and Mr. Forman also stated that Mr. Novelli had to talk to Mr. Bell in terms of making a response. Nearly everything has come in at the ® last minute and has been inadequate. The Zoning Enforcement Officer PLANNING BOARD -5- January 19, 1993 spoke with Mr. Bell and told him to get in touch with our office and ® Mr. Bell said no, that he would just talk with the Planning Board. Mr. Forman stated Mr. Forman further stated that Planner I, Chad Eiken had gone to the site concerning lighting. When Mr. Eiken had gone, that was when the site was two parking lots. Mr. Eiken had told Mr. Forman at the time that he felt the lighting was inadequate for the back parking lot. Mr. Forman said that on January 13th, he went to take a look at the lighting situation and got there around 6:00 p.m. and everyone's lights were on except Mr. Bell's. In terms of landscaping, there are two small pine trees and a number of shrubs. adequately taken care of. Mr. Mr. Forman stated that Mr. Bell had mentioned a potential tenant who would be using exercise equipment. Exercise equipment is a high cost kind of item; it: is not like selling flowers, greeting cards, etc., etc. Mr. Forman stated he did not know the dates of Mr. Fabbroni's traffic study. Everything has been at the last minute. A letter sent to Mr. Bell listed 18 items on the site plan that were deficient. The next memo from which Mr. Novelli read to the Board, showed that 9 of the items had been adequately taken care of. Mr. Forman further stated that Mr. Jack Roscoe sent a memo stating that he would like 10,000 square feet of light industrial use on the site that he has been negotiating with Mr. Bell. Mr. Forman stated he was not sure as to what they are being asked to approve. Attorney Bill Seldin addressed the Board stating that he thought the issue here was whether or not they satisfy the concerns that were raised in the nine points, and that if there are additional concerns that are legitimate, they need to react to those. There is a difference of opinion in some areas and in terms of the direction, the direction has never changed. Attorney Seldin stated he would even go so far as to stipulate that commercial use B would be sufficient for their purposes. Attorney Seldin stated that they are not going from commercial to light industrial; they are going to the more intrusive use to the less intrusive. Mr. Larry Fabbroni addressed the Planning Board stating that he would quickly summarize the report on traffic. The traffic study was done on January 18, 1993 from 4:30 p.m. to 5:30 p.m. Mr. Fabbroni stated that there are a lot of cars using Elmira Road South, in both directions all day long. You should get that from some estimate of between 15,000 to 16,000 cars a day using it. That would normally be a concern for anything you consider down there. The fact is that we are still close enough to the City that we are enjoying some of the effects of what goes on on Elmira Road in terms of the traffic lights and vehicles. You still have traffic in the opposite direction, but they are smaller as 'Ear as State Highway or even County roads go. There is a much lower traffic volume coming into the City. Ten is not a large number by any means, but that is the number of cars that want to come out of Mancini Drive in the peak hour of the day. Mr. Fabbroni stated he did not see any problem with those vehicles. The bulk of them turned left to go to the City; there are gaps that are a ® minute or two in that peak hour when you have to sit there for a minute or two to get out, but generally speaking, you have a pretty PLANNING BOARD -6- January 19, 1993 good opportunity once a minute as you would if you were sitting at ® the traffic light at Spencer Street in the City. This particular signal is on a 60 second cycle more or less. Mr. Fabbroni stated he had asked Mr. Bell what was the peak of traffic at his activity when the Convenience Store was there before Tops, Wegman's, K -Mart and such. Mr. Bell stated to Mr. Fabbroni that he would see as many as 60 to 70 cars an hour into his store. What Mr. Fabbroni saw was about 30 cars an hour. There is very low volume coming out of Mancini Drive. The site distance to the south is approximately 600 feet or so and the manuals will tell you that you need 450 feet. Town Planner Floyd Forman addressed the Board stating that part of the problem is that the Planning Board does not know what kind of a retail use Mr. Bell is talking about. Attorney Seldin mentioned that Mr. Bell was talking about a low intensity traffic volume kind of use. Mr. Forman stated that he had told the Board that he thought that was quite appropriate and that he had a resolution planned for the Board for a ].ow intensity type of use. In this case, Mr. Bell was talking about selling exercise equipment, but when you are being asked to approve anything but what it is likely to be, a low intensity use, it putts the Board in a very difficult situation. Town Attorney John Barney stated to the Planning Board and Attorney Seldin that initially what came in was a 4,000 square foot retail use; then a letter came in from Jack Roscoe for a proposed office area and so forth, but Attorney Barney stated he was not sure ® which site plan it is tonight that Mr. Bell wants approved. Town Engineer Dan Walker stated to the Board that the Mancini development had to be kept in mind. Mr. Walker thinks that the Mancini project may be coming back to the Board, based on some discussion that he has had with their engineers as far as accepting the construction of the road. One of the things Mr. Walker thinks was discussed by the Planning Board, two or three years ago, was the possibility of limiting this road to a one -way, which may be something that the Mancini people will be proposing for two reasons. one is that it would limit the width of the road to what is already there, which is approximately 15 feet of good pavement now, and also the edges a little bit, so, they could have a one -lane road in by resurfacing the top of the road, which would also address the worst traffic questions at the Elmira Road intersection which is leaving the site as opposed to vehicles coming in. Vehicles coming in have very little trouble making the turn. If they are coming from Ithaca, it is easier than coming from the Elmira district due to the gap distance as Larry Fabbroni described, because the traffic lights are going to make that movement. Again, that is something that has not been approved yet and the Mancini's have not built yet, but if it became a public road, the other road out to Floral Avenue would be the only egress for emergency purposes which would address all the traffic questions as far as access to Elmira Road. For light industrial purposes, it fits the site. ® Attorney Seldin addressed the Board stating that what he had to leave the Board with after discussing this with Mr. Bell, is that PLANNING BOARD -7- January 19, 1993 they are looking for a diversion for a low intensity Pizza, facility, use. They cannot come forward and say to the Board that this is what we intend ® to use the property :for; that if this is insufficient for the Board's concerns, that will be unfortunate for Mr. Bell, but they have no specific dedicated use at this time, except to say that they would hope the Board would predicate their approval on a low intensity use and leave it to the ;Planning Department to direct to Mr. Bell. Town Attorney Barney stated that to adequately review a site plan, you have to have some idea as to where the retail place is going to be. You put all the parking in the back, suppose you decide to put all the retail space in the front? This is a site plan consideration. Until we know where the retail place is going to go, we are asserting that you have the right as an industrial zone to have a less restrictive use, as you have indicated in the retail plan. The problem with that is that you have less restrictive use on retail would have a more restrictive parking requirement. When you go from industrial it is 1 parking space for every three or four hundred square feet of space. When it is retail it is 1 parking space for every two hundred square feet of space. Until you have some sense of A.) where the retail space is going to be and B.) what is going to be in that retail space, I do not see how this Board can adequately evaluate a site plan without that information. Town Planner Mr. Forman stated that the Zoning Board of Appeals would more than likely be involved because this would probably need a ® variance for parking spaces. How can the ZBA make a determination on what is adequate if they do not know who is going to use the site, what type of use it is going to be, who the tenant is going to be, and how many parking spaces are needed? Twenty -five parking spaces were mentioned, but again, this was adequate for someone selling exercise equipment. Town point Mr. tenant, will be Attorney :John Barney Bell would be signing and at that point, it used for. If it turns stated to Attorney Seldin that a lease or some agreement becomes apparent to this Board out that it is going to be at some with a what it Ceasars Pizza, facility, that is one thing. If that is something different it turns and out to be a Nordic Track sales the use is different. Planning Board member Herbert Finch asked Attorney Seldin if Mr. Bell had a contract with Mr. Mancini or something. How does he know he can use the private drive? Attorney Seldin replied that Mr. Bell has the right -of -way; it is in the deed. Town Engineer Dan Walker stated that if Mr. Mancini's proposal is brought to completion, that would become a Town road and his other access road would also become a Town road, thus, there would be no more ingress /egress problems. It would be dedicated to the Town. Assistant Town Planner George Frantz addressed the Board stating that he did the Environmental Assessment for this project based on the applicants contention that they wanted retail usage allowed under ® the zoning, and that is what the assessment is based on. That is why there are concerns about traffic. The potential traffic generation PLANNING BOARD -8- January 19, 1993 allowed even under the business B zone is enough to have an adverse impact. The type of traffic generated by a 4,000 square foot establishment allowed in the Business A and B zones can range during the day, anywhere :from 17 trips for a furniture store to over 1,500 trips for a bank with a drive through. We have to assume the possibility that something like that can locate on this site. At this time, Chairperson Grigorov asked if anyone were prepared to offer a motion. MOTION for adjournment made by Candace Cornell, seconded by William Lesser. Adjournment was moved to 60 days (3- 16 -93) RECOMMENDATION conditional on receiving the site plan that specifically denominates the type of use and also denominates what the applicant conceives of it being "low intensity ". The site plan was rescheduled to be reviewed by the Planning Department stated in 30 days (2- 18 -93). effectively utilize the The Chair called for a vote at this time. Aye - Grigorov, Cornell, Kenerson, Lesser, Smith, Finch. Nay - None. The MOTION was declared to be carried unanimously. ® Chairperson Grigorov declared the matter of Site Plan Approval with respect to the Thomas Bell warehouse duly closed at 9:19 p.m. PUBLIC HEARING. C019SIDERATION OF SITE PLAN TO THE ZONING BOARD OF APPEALS APPROVAL FOR THE AND A PROPOSED RECOMMENDATION PLACEMENT OF TEMPORARY OFFICE TRAILERS TOTALING 41200 SQUARE FEET IN FLOOR AREA AT THE WILSON LABORATORY, CORNELL UNIVERSITY, TOWN OF ITHACA TAX PARCEL NO. 63- 1 -8.2, LOCATED OFF NYS RTE. 366 APPROXIMATELY 600 FEET WESTERLY OF JUDD FALLS ROAD, RESIDENCE DISTRICT R -30. CORNELL UNIVERSITY, OWNER; PAUL J. SAROKWASH, AGENT Chairperson Grigorov declared the Public Hearing in the above -noted matter duly opened at 9:20 p.m. and read aloud from the Notice of Public Hearings as posted and published LNS and CHESS. and as noted above. Paul Sarokwash of the Maintenance Management Department at Cornell University addressed the Planning Board stating that he is the Project Facilities. CHESS stands Manager for the proposed LNS stands for the for Cornell High Energy Wilson Lab, Laboratory Synchrotron LNS /CHESS Modular of Nuclear Studies. Source. From now on, Mr. Sarokwash stated he would refer to them as LNS and CHESS. Mr. Sarokwash stated that what they are asking for is site plan approval from the Town and a recommendation to the Board of Zoning Appeals for special approval for a structure they would like to erect at the site, the south lawn of Wilson Laboratory. Mr. ® Sarokwash further stated that Wilson Laboratory is severely overcrowded and relief is required to effectively utilize the PLANNING BOARD -9- January 19, 1993 research potential of the Cornell Electron Storage Ring (CESR). ® Presently, there are institutions around the nation that participate in the collaborative research efforts. It is impossible to add new groups due to lack of space. CHESS has increased its research and development program in the last few years and has had many individual outside researchers conduct experiments in the past year. There is no office space for visitors nor any additional room for staff. In addition, the Wilson. Laboratory scientists would like to be in competition for construction of a B factory. Mr. Sarokwash provided a package of drawings and letters to the Board, and the staff of the Planning Department. Mr. Sarokwash stated he would like! to ask for any questions at this time. Planning Board member Robert Kenerson stated that the parking lots are pretty full already. Mr. Sarokwash replied that the number of people involved is 25 to 30. Some would be existing staff, so they are looking at approximately 15 to 20 cars additional. The Wilson lot fits 115 cars, Kite Hill to the north handles 263 cars, and in addition, there is a gated area by Kite Hill with the capacity of 60 cars. There are also F areas immediately to the east of Judd Falls Road which handle even more. There is capacity to accommodate 15 to 20 cars in the vicinity of this project, it was felt that this would not be a problem. Planning Board member William Lesser asked Mr. Sarokwash after this temporary structure is completed what did he anticipate would happen at that time. Mr. Sarokwash replied that the Wilson ® Laboratory has had a history that they have wanted to add on to their building to relieve their overcrowding, the practical addition would be adding some floors above. That has been held up because of funding. The only available means at this time is to have the temporary trailers. These temporary trailers would be needed for at least five years. With the Board's approval, construction would not start on Wilson Lab until late spring or summer. Planning Board member Robert Kenerson asked how stable the bank is. Mr. Larry Fabbroni answered Mr. Kenerson's question by stating that the bank is stable for the use intended. Mr. Kenerson also asked if the trailers would be sitting on a slab or on wheels. Mr. Sarokwash stated that the trailers would be mounted on a suitable frost footer of some type, it could be piers. The trailers will have siding and skirting on them. Chairperson Grigorov noted that this was a Public Hearing and asked if anyone from the public wished to speak or had any questions. No one spoke. Chairperson Grigorov closed the Public Hearing and brought the matter back to the Board for discussion. Planning Board member Robert Kenerson asked if this was going to commence this summer. Mr. Sarokwash replied that they would like to be in. They still have to go before the ZBA and also get a building permit, therefore, they hope to have the trailers ® occupied in June. Mr. Sarokwash also stated the trailers would have handicapped accessible bathrooms. Two or three trees will probably 0 ri PLANNING BOARD -10- January 19, 1993 be moved to accommodate the trailers. Mr. Kenerson asked if there was going to be any long -range plan in the Wilson Lab area after the trailers were removed. Mr. Sarokwash replied that hopefully they would be replaced by construction trailers for the purpose of expanding the Wilson Laboratory. Dr. Karl Berkelman, Director of Wilson Laboratory stated that most of the construction would be done underground and also the Agency in fourth or fifth floor of the lab. Assistant Town Planner George Frantz stated that he did refer everything to the Environmental Review Committee, Eva Hoffmann and Candace Cornell and. they decided that there was not anything to be really concerned about. There appearing to be no further discussion, Chairperson Grigorov asked if anyone were prepared to offer a motion. MOTION by Robert Kenerson, WHEREAS. 0 seconded by Candace Cornell. 1. This action is the Consideration of Site Plan Approval and a Recommendation to the Zoning Board of Appeals for the proposed placement of temporary floor area at the Ithaca Tax Parcel approximately 600 District R -30. Wilson No. ft. office trailers totaling 4,200 Laboratory, Cornell University, 63- 1 -8.2, located off NYS westerly of Judd Falls Road, sq. ft. in Town of Rte. 366 Residence 29 This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental. review with respect to Site Plan Approval, and for which the Town of Ithaca Zoning Board of Appeals is legislatively determined to act as Lead Agency in environmental review with respect to Special Approval, and application 3. The Planning Board, at a Public Hearing held on January 19, 1993, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town planning staff, and a site plan entitled "Wilson Lab LNS /CHESS Modular Facilities Site Layout Map" prepared by Cornell University Department of Facilities Engineering and dated November 1992, and other application materials, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed site plan; NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act with reference to the application for site plan approval. PLANNING BOARD -11- January 19, 1993 There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Cornell, Lesser, Smith, Finch. Nay - None. The MOTION was declared to be carried unanimously. MOTION by Steve Smith, WHEREAS. 1. This action is Recommendation placement of floor area at Ithaca Tax approximately District R -30. seconded by William Lesser. the Consideration of Site Plan Approval and a to the Zoning Board of Appeals for the temporary office trailers totaling 4,200 the Wilson Laboratory, Cornell University, Parcel No. 63- 1 -8.2, located off NYS 600 ft. westerly of Judd Falls Road, proposed sq. ft. in Town of Rte. 366 Residence 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review with respect to Site Plan Approval, has on January 19, 1993 made a negative determination of environmental significance, and 3. The Planning Board, at a Public Hearing held on January 19, 1993, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II environmental assessment prepared by the Town planning staff, and a site-plan entitled "Wilson Lab LNS /CHESS Modular Facilities Site Layout Map" prepared by Cornell University Department of Facilities Engineering and dated November 1992, and other application materials, and NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of :Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Town of :Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval to the proposed temporary office trailers, as shown on a site plan entitled "Wilson Lab /CHESS Modular Facilities Site Layout Map" prepared by Cornell University Department of Facilities Engineering and dated November 1992, and other application materials, subject to the following conditions: a. that the temporary office trailers be removed and the site ® restored to its current condition by October 1, 1998 unless an extension at the time is granted by the appropriate Town agency. PLANNING BOARD 00`12- January 19, 1993 be submission for approval by the Town Engineer of is construction details for all proposed roads, water and sewage facilities, and other improvements, and C. submission of copies of all necessary permits from local, county, state or federal agencies, and C • d. submission of original be retained by the Town building permits. AND BE IT FURTHER RESOLVED. 4 or mylar copy of final site plan to of Ithaca prior to the issuance of any 1. That the Planning Board, in making recommendation to the Zoning Board of Appeals, determine and hereby does determine the following. 0 a. there is a need for the proposed use in the proposed location, as demonstrated by the applicant; be the existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project; ce the specific proposed change in land use as a result of the proposed project is in accordance with a comprehensive plan of development for the Town of Ithaca. 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved, subject to the conditions set forth above. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Cornell, Lesser, Smith, Finch. Nay - None. The MOTION was declared to be carried unanimously. Chairperson Grigorov declared the matter of the consideration of site plan approval and a recommendation to the Zoning Board of Appeals for the proposed placement of temporary office trailers at the Wilson Laboratory, Cornell University duly closed at 9:42 p.m. • rl PLANNING BOARD -13- January 19, 1993 ADJOURNMENT Upon Motion, Chairperson Grigorov declared the January 19, 1993 meeting of the Town of Ithaca Planning Board duly adjourned at 9:47 p.m. Respectfully submitted, StarrRae Hays, Recording Secretary Town of Ithaca Planning Board Adopted Comprehensive Blanning Committee Resolution ® 7anuary 12, 1993 WHEREAS, the Blanning Board of the Town of Ithaca on December 5, 1989 made recommendation to the Town Board that, among other items, a Comprehensive TCanning Committee be estabCished to prepare a Comprehensive PCan _ for the Town, and WHEREAS., the Town Board of the Town of Ithaca estabUshed the Comprehensive 'Canning Committee on February 12, 1990 to perform various speciaC planning tasks for the Town and to prepare a draft comprehensive plan, and WHEREAS, the Comprehensive Tlanning Committee, assisted by Town Staff and Stuart I. Brown Associates (p(anning consultants), has: surveyed residents of the Town of Ithaca; conducted inventories of the Town; prepared statements of goals, objectives, and recommended ® actions; discussed and deliberated various Town planning issues; considered various aCFernatives; conducted public information meetings on various draft documents; sought comment from Town Boards and Committees, interested residents, and other agencies; and WHEREAS, the Comprehensive TCanning Committee, assisted by Town Staff and Stuart I. Brown Associates, has prepared a draft comprehensive plan, and `WEREAS, Section 2 72 -a of New York Town Law specifies that the Canning Board is responsible for the adoption and maintenance of a Town's Comprehensive Tian; NOW, THEREFO90S IT IS RESOLVED., that the Comprehensive TCanning Committee hereby approves this draft Comprehensive PCan for transmittal to the PCanning Board for its consideration and adoption. EXHIBIT # 1 v 0 TOWN OF ITHACA ENGINEERING REVIEW MEMORANDUM T0: Planning Board FROM: Dan Walker, Town r SUBJECT: Jones Farm Subdivision Plat Correction DATE: January 19, 1993 During the final :review of the Final Subdivision Map of Lands of Citizens Savings Bank, F.S.B. located between Troy and Ridgecrest Road a typographical error was found in that the noted distance on the northeast boundary line of parcel 1 with the bearing of S11 -42' E was incorrectly shown as 540'. The actual distance is 480.0' and the plat has been corrected by Al Fulkerson of T.G. Millers Surveyors. The Town Engineer has reviewed this is a minor modification to correction. JONES01 /REVMEMO(0:L /19/93) DRW/ xc: John Barney, Town Attorney Floyd Forman„ Town Planner this correction and has determined that the plat, and has accepted this EXHIBIT # 2 9. Fl 0 C. MEMORANDUM TO: Planning Board Members FROM: Floyd Forman, Town Planner DATE: November 12, 1992 RE: Bell Warehouse Site Plan Planning Staff has reviewed the above - referenced site plan for the proposed conversion of approximately 4,000 sq. ft. of a 12,000 + /- sq. ft. building from warehouse use to retail use. As a result of our review, we have identified a number of concerns which need to be addressed by the applicant through a revised site plan or as otherwise appropriate. Due to the following concerns, Planning; Staff cannot at present recommend that the Planning Board approve the site plan as currently proposed. Planning Staff Concerns 19 The layout of the parking area is such that trucks will have to reverse up to the loading docks from the access road, and there are potential safety hazards with pedestrians having to walk across the area where trucks will be backing up to the loading dock. 2. The parking area is graded unevenly (two to three foot difference between two levels), which may make it difficult for customers to safely walk from their cars to the building and for trucks to back up to the loading dock. It is our understanding that the lower area will not be- filled in to meet the higher grade, therefore some type of barrier (for pedestrians and vehicles) at the edge of the higher area should be provided, with steps for pedestrians. 3. Potential impacts to the wetland area may occur if the northern end of the lot is regraded or partially filled in to accommodate further parking (unless erosion and sedimentation control measures are provided). 4. Landscaping is inadequate for a retail use, and no new landscaping is shown on the plan, therefore the site plan should be revised accordingly to include additional trees and shrubs. 5. Handicapped accessibility appears to be problematic (gravel parking area, no clear provision of a ramp, etc.), and no specific improvements are shown on the plan other than "two handicapped spaces and a walkway." 6. Lighting for the parking area is inadequate and therefore, lights will be needed in this area. The site plan currently shows several security lights on the building, but EXHIBIT # 3 I 1j additional lighting for• the parking area should also be shown on the site plan. 7. The site plan shows a. total of 40 parking spaces, whereas less than 25 would be required for the retail and warehouse area (1 space per 200 sq. ft. retail use, and 1 space per 3 employees for warehouse use). It is recommended that the number of spaces be reduced and that the layout of the parking be reconfigured to reduce potential conflicts between trucks, autos and pedestrians. 8. No parking is allowed within required front, side or rear yards, and although the Board of Appeals granted several setback variances in August of 1989, much of the parking shown on the plan would not be permitted without additional setback variances from the Board of Appeals. 90 The size and location of a sign for the retail portion of the building, if proposed, should be provided on a revised site plan. TOWN OF ITHACA 126 EAST SENECA STREET, ITHACA, N.Y. 14850 AWN CLERK 273 -1721 HIGHWAY 273 -1656 PARKS 273 -8035 ENGINEERING 273 -1747 PLANNING 273 -1747 ZONING 273 -1747 • TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS TUESDAY, JANUARY 19, 1993 By direction of the Chairman of the Planning Board, NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the Town of Ithaca on Tuesday, January 19, 1993, in Town Hall, 126 East Seneca Street, Ithaca, N.Y., at the following time and on the following matter: 8:15 P.M. Consideration of Site Plan Approval and a Recommendation to the Zoning Board of Appeals for the proposed placement of temporary office trailers totaling 4,200 sq. ft. in floor area at the Wilson Laboratory, Cornell University, Town of Ithaca Tax Parcel No. 63- 1 -8.2, located off NYS Rte. 366 approximately 600 ft. westerly of Judd Falls Road, Residence District R -30. Cornell University, Owner, Paul J. Sarokwash, Agent. Said Planning Board will at said times and said place hear all persons in support of such matter or objections thereto. Persons may appear by agent or in person. Dated: Publish: Monday, January 11, 1992 Thursday, January 14, 1992 Joan L. Hamilton Town Clerk 273 -1721 i Thursday, January 14, 1993 The Ithaca Journal TOWN OF ITHACA . PLANNING BOARD NOTICE OF PUBLIC HEARINGS TUESDAY, JAN. 19 1999 By direction of the CAcirman of the Planning Board, NO-1I TICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the Town of Ithaca on Tuesday, January 19, 1993, in Town Hall, 126 East Seneca Street, Ithaca, NY, at the following time and on the following matter: 8:15 P.M. Consideration of Site Plan. Approval and q Rec- ommendation to the Zonin; Board of Appeals for the prc posed placement of tempc rory office trailers totalm� 41200 sq. ft. in floor area c the Wilson Laboratory Car nell Universiyy, Town of Ithaca Tax Parcel No. 63- 1.8.2, lo- cated off NYS Rte. 366 al proximately 600 ft. westerly of Judd Falls Road, Residence District R -30. Cornell Univer- sity, Owner; Paul J. Sarok- wash, Agent. Said Planning Board will at said times and said place hear all persons in support of j such matter or objections thereto. Persons mcy appear) by agent or in person. Joan L. Hamilton, Town Clerk' 273.1721 January 14, 1993