HomeMy WebLinkAboutPB Minutes 1995-02-07TOWN OF ITHACA PLANNING BOARD
FEBRUARY 7, 1995
The Town of Ithaca Planning Board met in regular session on
Tuesday, February 7, 1995, in Town Hall, 126 East Seneca Street,
Ithaca, New York, at 7:30 p.m.
PRESENT: Chairperson Stephen Smith, Robert Kenerson, Eva Hoffmann,
Gregory Bell, James Ainslie, Herbert Finch, Fred Wilcox,
Jonathan Kanter (Town Planner) , George Frantz (Assistant
Town Planner), JoAnn Cornish -Epps (Planner II), Daniel
Walker (Town Engineer), John Barney (Town Attorney).
ALSO PRESENT: Richard Shore, Phyllis Moen, Scott Whitham, John
Benson, Peter Trowbridge, Om Gupta, Jagat Sharma.
Chairperson Smith declared the meeting duly opened at 7:32
p.m. and accepted for the record the Secretary's Affidavit of
Posting and Publication of the Notice of Public Hearings in Town
Hall and the Ithaca Journal on January 27, 1995 and February 1,
1995, respectively, together with the Secretary's Affidavit of
Service by Mail of said Notice upon the various neighbors of the
property under discussion, as appropriate, upon the Clerks of the
City of Ithaca and the Town of Ithaca, upon the Tompkins County
Commissioner of Public Works, upon the Tompkins County Commissioner
of Planning, and upon the applicants and /or agents, as appropriate,
on February 2, 19950
Chairperson Smith read the Fire Exit Regulations to those
assembled, as required by the New York State Department of State,
Office of Fire Prevention and Control.
AGENDA ITEM. PERSONS TO BE HEARD.
There were no persons to be heard. Chairperson Smith closed
this segment of the meeting.
AGENDA ITEM: APPROVAL OF MINUTES - January 17, 1995.
MOTION by Robert Kenerson, seconded by Herbert Finch:
RESOLVED, that the Minutes of the Town of Ithaca Planning
Board Meeting of January 17, 1995, be and hereby are approved as
written.
There being no further discussion, the Chair called for a
vote.
Aye - Smith, Kenerson, Hoffmann, Finch, Wilcox, Bell.
Nay - None.
Abstain - Ainslie.
The MOTION was declared to be carried.
F
NAL
TOWN OF ITHACA PLANNING BOARD
FEBRUARY 7, 1995
The Town of Ithaca Planning Board met in regular session on
Tuesday, February 7, 1995, in Town Hall, 126 East Seneca Street,
Ithaca, New York, at 7:30 p.m.
PRESENT: Chairperson Stephen Smith, Robert Kenerson, Eva Hoffmann,
Gregory Bell, James Ainslie, Herbert Finch, Fred Wilcox,
Jonathan Kanter (Town Planner) , George Frantz (Assistant
Town Planner), JoAnn Cornish -Epps (Planner II), Daniel
Walker (Town Engineer), John Barney (Town Attorney).
ALSO PRESENT: Richard Shore, Phyllis Moen, Scott Whitham, John
Benson, Peter Trowbridge, Om Gupta, Jagat Sharma.
Chairperson Smith declared the meeting duly opened at 7:32
p.m. and accepted for the record the Secretary's Affidavit of
Posting and Publication of the Notice of Public Hearings in Town
Hall and the Ithaca Journal on January 27, 1995 and February 1,
1995, respectively, together with the Secretary's Affidavit of
Service by Mail of said Notice upon the various neighbors of the
property under discussion, as appropriate, upon the Clerks of the
City of Ithaca and the Town of Ithaca, upon the Tompkins County
Commissioner of Public Works, upon the Tompkins County Commissioner
of Planning, and upon the applicants and /or agents, as appropriate,
on February 2, 19950
Chairperson Smith read the Fire Exit Regulations to those
assembled, as required by the New York State Department of State,
Office of Fire Prevention and Control.
AGENDA ITEM. PERSONS TO BE HEARD.
There were no persons to be heard. Chairperson Smith closed
this segment of the meeting.
AGENDA ITEM: APPROVAL OF MINUTES - January 17, 1995.
MOTION by Robert Kenerson, seconded by Herbert Finch:
RESOLVED, that the Minutes of the Town of Ithaca Planning
Board Meeting of January 17, 1995, be and hereby are approved as
written.
There being no further discussion, the Chair called for a
vote.
Aye - Smith, Kenerson, Hoffmann, Finch, Wilcox, Bell.
Nay - None.
Abstain - Ainslie.
The MOTION was declared to be carried.
Planning Board Minutes 2 February 7, 1995
PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL APPROVAL
FOR THE PROPOSED CONSOLIDATION OF TAX PARCELS NO. 60 -1 -4.9 THROUGH
60 -1 -4.19 AND 60 -1 -4.22, A.K.A. PHASES III, IV, V AND VI AS SHOWN
ON THE SUBDIVISION PLAT ENTITLED "SUBDIVISION PLAN (SITE PLAN 2 -
MODIFIED) FOR BLACK OAK LANE" PREPARED BY GEORGE SCHLECHT, P.E.,
L.S. AND DATED JUNE 22, 1988, LOCATED BACKLOT OF 925 MITCHELL
STREET, RESIDENCE DISTRICT R -15. PHYLLIS MOEN AND RICHARD P.
SHORE, OWNERS /APPLICANTS.
Chairperson. Smith declared the Public Hearing in the above -
noted matter duly opened at 7:35 p.m. and read aloud from the
Notice of Public Hearings as posted and published and as noted
above.
Richard Shore of 925 Mitchell .S
Board and stated that he and Ms. Moe
from Joseph Ciaschi on December 23,
they had no intentions of developing
considering donating that land to the
would be willing to accept it. Mr.
Moen felt that this was a piece of
developed but should be set aside as
the natural beauty of the land.
treet Unit #7, addressed the
n had purchased the property
1994. Mr. Shore stated that
the land and that they were
Town of Ithaca, if the Town
Shore stated that he and Ms.
property that should not be
a nature preserve to retain
Mr. Shore stated that the maps for the consolidation were done
by Mr. George Schlecht and that he was no longer in business. One
of the conditions in the proposed resolution was to have a
surveyor's certificate. Mr. Shore stated that a surveyor's
certificate was not available and asked the Board if a new survey
would need to be done to satisfy the condition.
Chairperson Smith noted that this was a Public Hearing and
asked if anyone from the public wished to speak. No one spoke.
Chairperson Smith closed the Public Hearing and brought the matter
back to the Board for discussion.
Chairperson Smith asked if the lots were laid out as separate
building lots on the property.
Town Planner Jonathan Kanter responded, yes, the project was
done as a clustered subdivision.
Board Member Robert Kenerson asked if the railroad right -of-
way was owned by the Town of Ithaca.
Assistant Town Planner George Frantz stated that the right -of-
way was owned by Cornell University.
Planning Board Minutes 3 February 7, 1995
Town Attorney John Barney
and Ms. Moen in the purchase
Attorney Barney stated that
right -of -way out to Mitchell
the backlots.
stated that he represented Mr. Shore
of the property from Mr. Ciaschi.
when they acquired it there was a
Street for the benefit of access to
Board Member Fred Wilcox asked if this was a public road or a
private road.
Attorney Barney responded that it was a private road.
Assistant Town Planner George Frantz stated that the Town has
a license from Cornell to use the right -of -way for the East Ithaca
Recreation Way.
Chairperson Smith asked if the Town would want the property.
Town Planner Jonathan Kanter stated that it was a decision for
the Town Board and a separate issue from what is proposed at this
meeting. Mr. Kanter stated that it was a nice natural area.
Town Engineer Daniel Walker stated that the map needed to be
updated to show current.boundary lines.
Town Attorney John Barney asked if Mr. Shore could reach Mr.
Schlecht and have him put his seal on the map and appropriately
date it. Attorney Barney also stated that the access easement
would need to be put on the map to show access to the back lot.
Chairperson Smith stated that the easement was not shown on
the map.
Town Planner Jonathan Kanter stated that it could be
referenced as a condition of approval for the project, which. would
reiterate the purpose of the easement, which would be filed with
revised plat.
Town Attorney John Barney stated that the Board could make it
a condition that the resolution be filed in Miscellaneous Records
simultaneously with the filing of the plat after revisions were
made. Attorney Barney stated that the land needed to be
consolidated for real estate tax purposes.
Town Engineer Daniel Walker stated that the Board could
approve the request for consolidation with the final plat to be
approved by the Town Engineer.
There being no further discussion, Chairperson Smith asked if
anyone were prepared to offer a motion.
MOTION by Herbert Finch, seconded by Gregory Bell:
Planning Board Minutes 4
WHEREAS.
February 7, 1995
1. This action is Consideration of Preliminary and Final Approval
for the proposed consolidation of
through 60 -1 -4.19 and 60 -1 -4.22, a.k.a.
VI as shown on the subdivision plat
Tax Parcels No. 60 -1 -499
Phases III, IV, V and
entitled "Subdivision Plan
(Site Plan
2 - Modified)
for Black
Oak Lane" prepared by
George Schlecht,
backlot of
Phyllis Moen
P.E., L.S.
925 Mitchell
and Richard
and dated June 22, 1988, located
Street, Residence District R -15.
P. Shore, Owners /Applicants, and
2. 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 Subdivision
Approval, and
39 The Planning Board, at a Public Hearing held on February 7,
1995, .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, a
copy of the subdivision plat entitled "Subdivision Plan (Site
Plan 2 - Modified) for Black Oak Lane" prepared by George
Schlecht, P.E., L.S. and dated June 22, 1988, showing the
proposed development as approved by the Town of Ithaca, and a
copy with the consolidation of Tax Parcels No. 60- 1 -4,.9
through 60 -1 -4.19 and 60 -1 -4.22, a.k.a. Phases III, IV, V and
VI, and other application materials, and
4. The Town planning staff has recommended, a negative
determination of environmental significance with respect to
the proposed action, as proposed;
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 for the above
referenced action as proposed and, therefore, neither a Long
Environmental Assessment Form, nor an Environmental Impact
Statement will be required.
There being no further discussion, the Chair called for a
vote.
Aye - Smith, Kenerson, Hoffmann, Ainslie, Finch, Wilcox, Bell.
Nay - None.
The MOTION was declared to be carried unanimously.
MOTION by Eva Hoffmann,
WHEREAS:
seconded by James Ainslie:
Planning Board Minutes 5 February 7, 1995
1. This action is Consideration of Preliminary and Final Approval
for the proposed consolidation of Tax Parcels No. 60 -1 -4.9
through 60 -1 -4.19 and 60 -1 -4.22, a.k.a. Phases III, IV, V and
VI as shown on the subdivision plat entitled "Subdivision Plan
(Site Plan 2 - Modified) for Black Oak Lane" prepared by
George Schlecht, P.E., L.S. and dated June 22, 1988, located
backlot of 925 Mitchell Street, Residence District R -15.
Phyllis Moen and Richard P. Shore, owners /Applicants, and
2. The Planning Board, at a Public Hearing held on February 7,
1995, 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, a
copy of the subdivision plat entitled "Subdivision Plan (Site
Plan 2 - Modified) for Black Oak Lane" prepared by George
Schlecht, P.E., L.S. and dated June 22, 1988, showing the
proposed development as approved by the Town of Ithaca, and a
copy with the consolidation of Tax Parcels No. 60 -1 -4.9
through 60 -1 -4.19 and 60 -1 -4.22, a.k.a. Phases III, IV, V and
VI, and other application materials, and
3. This
is an Unlisted
Action
for which the Town of Ithaca
Planning
Board,
acting as
lead agency in environmental review
with
respect to Subdivision
Approval, has, on February 7,
1995,
made a
negative
determination of environmental
significance.
Oak Lane"
prepared by George Schlecht, P.E.,
L.S.
NOW, THEREFORE, BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby waives certain
requirements for Preliminary and Final Subdivision Approval,
as shown on the Preliminary and Final subdivision Checklist,
having determined from the materials presented that such
waiver will result in neither a significant alteration of the
purpose of subdivision control nor the policies enunciated or
implied by the Town Board.
2. That the Planning Board hereby grants Preliminary and Final
Approval for the proposed consolidation
of
Tax
Parcels No. 60-
1-4.9 through 60 -1 -4.19 and 60 -1 -4.22, a.k.a.
Phases
III, IV,
V and VI as shown on the
subdivision
plat
entitled
"Subdivision Plan (Site Plan 2 -
Modified)
for
Black
Oak Lane"
prepared by George Schlecht, P.E.,
L.S.
and
dated
June 22,
1988, subject to the following
conditions:
a. Submission of an original or mylar copy of a survey
satisfactory to the Town Planner, Town Engineer, and Town
Planning Board Chairman, showing the consolidation to be
recorded and four copies for signature by the Chairman of
the Planning Board prior to recording in the Office of
the County Clerk.
Planning Board Minutes 6 February 7, 1995
b. Recording of notation either on the map or in a separate
document to be filed with the plat indicating
availability of access for a public road to the property.
There being no further discussion, the Chair called for a
vote.
Aye - Smith, Kenerson, Hoffmann, Ainslie, Finch, Wilcox, Bell.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairperson
Smith declared
the
matter
of the
Shore /Moen
Consolidation at
925 Mitchell
Street to
be duly
closed
at 8:00 p.m.
PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SITE
PLAN APPROVAL, AND RECOMMENDATION TO THE ZONING BOARD OF APPEALS
WITH RESPECT TO A REQUEST FOR SPECIAL APPROVAL FOR THE PROPOSED
CONVERSION OF +/ -61100 SQ. FT. OF AN EXISTING +/- 111700 SQ. FT.
WAREHOUSE AND GARAGE TO A MAIL PROCESSING FACILITY, SAID FACILITY
BEING LOCATED ON TOWN OF ITHACA TAX PARCEL NO. 64 -1 -2 APPROXIMATELY
950 FT. SOUTH OF NYS RTE. 366 AND 2,000 FT. WEST OF GAME FARM ROAD,
RESIDENCE DISTRICT R -30. CORNELL UNIVERSITY, OWNER; JOHN R.
BENSON, AGENT.
Chairperson Smith declared the Public Hearing in the above -
noted matter duly opened at 8:01 p.m. and read aloud from the
Notice of Public Hearings as posted and published and as noted
above.
John Benson, Project Manager for Cornell University, addressed
the Board and stated that the intent of this project is to improve
the east end of the existing building for use as a university mail
center. The purpose for undertaking the project is to consolidate
a variety of mail operations that are currently in two or three
different operational groups, which will improve efficiency on
campus. Mr. Benson stated that an additional reason for the
project would be to keep the academic core of the university
reserved for purposes related to instruction for undergraduate and
graduate student activities, and having the service operations of
the university at the periphery. The operations to be housed at
the proposed location are now located at Maple Avenue. The Cornell
Information Technologies group will be moving from the Central
Campus location to Maple Avenue.
Mr. Benson stated that the site improvements will be to add
concrete walks and pads for the most intensively used parking
spaces. There will be two (2) handicap parking spaces at the main
guest entrance immediately adjacent to the customer service part of
the building. There will also be concrete bays added to the
building on the north side for trucks, and the rest of the parking
would continue to be crushed asphalt which is on the site
Planning Board Minutes 7 February 7, 1995
currently. Mr. Benson stated that there
added to the building as well as a number
lighting for approximately 15 employees
building full time.
will be three (3) doors
of windows to increase
that will occupy the
Board Member Herbert Finch asked if it would add to the
delivery time of Cornell University mail.
Mr. Benson responded that he did not believe it would, but
that it remains to be seen.
Board Member Eva Hoffmann asked if the concrete pads would be
level with the ground.
Mr. Benson stated that they would be level with the building,
although they would slope away for drainage purposes. Mr. Benson
stated that having the courier services consolidated to go to one
facility would reduce the amount of truck traffic going onto the
campus.
Chairperson Smith noted that this was a Public Hearing and
asked if anyone wished to speak. No one spoke. Chairperson Smith
closed the Public Hearing and brought the matter back to the Board
for discussion.
Attorney Barney stated that Cornell
coming in with a site plan modification,
tonight, that Cornell forfeits the right
pumps without coming back to the Board
modified site plan.
must understand that by
as shown to the Board
to build the canopy and
and showing a further
Mr. Benson
Town Engineer Daniel Walker stated that there had been
a site
plan
approved by the Town in 1990
which included a service
people at the University.
island
with
a canopy for fuel pumps, and
a storage facility.
Mr.
Walker
asked
Mr. Whitham if the plan for
the canopy had been eliminated.
Scott Whitham stated that to
the best of his knowledge
there
were
no current plans to build the canopy part of that
project.
Attorney Barney stated that Cornell
coming in with a site plan modification,
tonight, that Cornell forfeits the right
pumps without coming back to the Board
modified site plan.
must understand that by
as shown to the Board
to build the canopy and
and showing a further
Mr. Benson
stated that
was acceptable to him
and that he could
check into that
with other
people at the University.
Mr. Walker stated that there are two loading docks directly
adjacent to the fuel facility and if the canopy was constructed at
the end of the tank system, it would be in the traffic pattern for
trucks entering that area.
Planning Board Minutes 8 February 7, 1995
There was some discussion among the Board regarding the
approval received for the fuel facility on September 18, 1990 and
what the possible conflicts could be. It was determined to make
the resolution explicitly state that the approval received at
tonight's meeting supersedes the site plan approval of September
1990.
Mr. Benson agreed to the restriction in the resolution and
stated that if any plans were made with regard to the fuel
facility, Cornell would come back to the Board for approval at that
time.
Town Planner Jonathan Kanter stated that the Board had
received a memo from the Ithaca Fire Department which expressed
concern about restricted access for the Fire Department if the
fence around the site is secured.
Mr. Benson addressed the Board and stated that the entire
building would be equipped with sprinklers, which is part of the
construction plan. Mr. Benson stated that there was full access to
three sides of the building and it would require a change in the
fencing to provide access on the fourth side. Also, it was noted
that Cornell Safety was very close to this building.
Assistant Town Planner George Frantz stated that he had
discussed the Fire Department's concerns with Andy Frost, and Mr.
Frost stated that the issue could be addressed at the building
permit stage of the project.
There appearing to be no further discussion, Chairperson Smith
asked if anyone were willing to offer a motion.
MOTION by Robert Kenerson, seconded by Gregory Bell.
WHEREAS:
16 This action is the Consideration of Preliminary and Final Site
Plan Approval, and further, a Recommendation to the Zoning
Board of Appeals with respect to a request for Special
Approval for the proposed conversion of +/- 6,100 sq. ft. of
an existing +/- 11,700 sq. ft, warehouse and garage to a mail
processing facility, said facility being located on Town of
Ithaca Tax Parcel No. 64 -1 -2 approximately 950 ft. south of
NYS Rte. 366 and 2,000 ft. west of Game Farm Rd, Residence
District R -30. Cornell University, Owner; John R. Benson,
Agent, and
2. 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
Planning Board Minutes 9 February 7, 1995
3. The Planning Board, at a Public Hearing on February 7, 1995,
has reviewed and accepted as adequate a Short Environmental
Assessment Form Pt. I submitted by the applicant and a Part II
prepared by the Town Planning Department, a site plan entitled
"Mail Center" prepared by Cornell University Facilities
Engineering, and dated January 24, 1995, and other application
materials.
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 for the above
referenced action as proposed and, therefore, an Environmental
Impact Statement will not be required.
There being no further discussion, the Chair called for a
vote.
Aye - Smith, Kenerson, Hoffmann, Ainslie, Finch, Wilcox, Bell.
Nay - None.
The MOTION was declared to be carried unanimously.
MOTION by Eva Hoffmann, seconded by Fred Wilcox:
WHEREAS.
1. This action is the Consideration of Preliminary and Final Site
Plan Approval, and further, a Recommendation to the Zoning
Board of Appeals with respect to a request for Special
Approval for the proposed conversion of +/- 6,100 sq. ft, of
an existing +/- 11,700 sq. ft. warehouse and garage to a mail
processing facility, said facility being located on Town of
Ithaca Tax Parcel No. 64 -1 -2 approximately 950 ft. south of
NYS Rte. 366 and 2,000 ft. west of Game Farm Rd, Residence
District R -30. Cornell University, Owner, John R. Benson,
Agent, and
2. This is an Unlisted Action for which the Town of Ithaca
Planning Board, acting as Lead Agency in environmental review,
has, on February 7, 1995, made a negative determination of
environmental significance with regard to Preliminary and
Final Site Plan Approval, and
3. The Planning Board, at a Public Hearing on February 7, 1995,
has reviewed and accepted as adequate a Short Environmental
Assessment Form Pt. I submitted by the applicant and a Part II
Planning Board Minutes 10 February 7, 1995
prepared by the Town Planning Department, a site plan entitled
"Mail Center" prepared by Cornell University Facilities
Engineering, and dated January 24, 1995, and other application
materials.
4. The proposed mail facility is consistent with the goals and
objectives enunciated in the "Generic Environmental Impact
Statement Prepared for Development Program for Possible Future
Expansion Southeast of Cornell University's Main Campus."
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 Planning Board hereby grants Preliminary and Final
Site Plan Approval to the proposed site plan entitled "Mail
Center" prepared by Cornell University Facilities Engineering,
and dated January 24, 1995, and other application materials,
conditioned upon the following:
a. submission to the Town Planning Department of an original
or mylar copy of the final site plan as approved.
1. That the approval recommended by this resolution supersedes
the prior approval of the installation of a fuel dispensing
system and related canopy pursuant to a site plan entitled
"M &SO Motor Fuel Facility" approved by Philip L. Cox, 7 June
1990, as to the remaining portions of such facility ( including
the canopy and related pad) not yet constructed, it being
understood that Cornell shall apply for renewed approval of
such unconstructed portion of such facility before any further
construction occurs.
z11 41J z4owaff
10 That the Planning Board, in making recommendation to the
Zoning Board of Appeals, determines the following. 6
a. there is a need for the proposed use in the
proposed location, as demonstrated by the
applicant;
Planning Board Minutes 11 February 7,
be the existing and probable future character of
the neighborhood will not be adversely
affected as
a result of the proposed
project;
C* the specific
result of
proposed change in land
the proposed project
use
is
as a
in
accordance
with a comprehensive
plan
of
development
for the Town of Ithaca.
1995
2. That the Planning Board reports to the Zoning Board of Appeals
its recommendation that the aforementioned request for Special
Approval be approved.
There being no further discussion, the Chair called for a
vote.
Aye now Smith, Kenerson, Hoffmann, Ainslie, Finch, Wilcox, Bell.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairperson Smith declared the matter of Preliminary and Final
Site Plan Approval and the Recommendation to the Zoning Board of
Appeals for the Cornell University Mail Processing Facility duly
closed at 8 :29 p.m.
PUBLIC HEARING: CONSIDERATION OF FINAL SITE PLAN APPROVAL FOR
THE PROPOSED MODIFIED SITE PLAN FOR THE CONSTRUCTION OF AN
OFFICE /RETAIL COMPLEX TO CONSIST OF 251000 + /- SQ. FT. OF RETAIL AND
OFFICE SPACE (SITE PLAN APPROVAL WAS GRANTED TO THE PREVIOUS
OWNER), RENOVATION OF AN EXISTING 5,000 + /- SQ. FT. BUILDING AND AN
ADDITIONAL 71500 + /- SQ. FT. FOR THE RELOCATION OF DIGICOMP RESEARCH
TO THIS SITE. ASSOCIATED PARKING, LANDSCAPING, LIGHTING AND
UTILITIES ARE ALSO INCLUDED. THIS REPRESENTS 121500 + /1- SQ. FT. OF
MANUFACTURING /OFFICE SPACE FOR DIGICOMP IN ADDITION TO 25,000+/ -
SQ. FT. OF RETAIL /OFFICE SPACE LOCATED AT 930 DANBY ROAD, TOWN OF
ITHACA TAX PARCEL NO. 40 -3 -9, 3.87 + /- ACRES TOTAL AREA, INDUSTRIAL
DISTRICT, ICS DEVELOPMENT PARTNERS INC., OWNER; DIGICOMP RESEARCH,
APPLICANT; TROWBRIDGE & WOLF, LANDSCAPE ARCHITECTS, AGENT.
Chairperson
noted matter duly
Notice of Public
above.
smith declared the Public Hearing in the above -
opened at 8:30 p.m. and read aloud from the
Hearinas as posted and published and as noted
Peter Trowbridge, Landscape Architect for the South Hill
Complex project, addressed the Board and stated that the revised
plans address issues raised from the Planning Board and Town staff
at the last meeting. Mr. Trowbridge summarized the changes as
follows:
Planning Board Minutes 12 February 7, 1995
1. The Planning Board requested a specific mix of retail vs.
office space as proposed in the plan for the project,
2. The Planning Board asked for a list of chemicals that
could be used by DigiComp, which were not shown to be
hazardous,
3. Town staff asked for revisions to the drainage plans to
show the drainage going west and slightly south, with
additional drainage details,
4. The Planning Board stated that the project plans need to
be in compliance with stipulations of the Planning Board
resolution of June 1992,
5. The Planning Board expressed concern about one of the
buildings that was not depicted at the last meeting, which has
been included in these plans,
6. A number of site details which had been discussed, such as
retaining walls, curbs, sidewalks, signage and lighting, have
been addressed in the revised plans.
Mr. Trowbridge stated that they were working with the Department of
Transportation toward the curb cut permit. The DOT wanted
additional traffic surveys along Route 96B specifically relating to
the proposed site. Mr. Trowbridge stated that he expected this to
be resolved shortly.
Chairperson Smith noted that this was a Public Hearing and
asked if anyone present wished to speak. No one spoke.
Chairperson Smith closed the Public Hearing and brought the matter
back to the Board for discussion.
Board Member Fred Wilcox asked where access to the development
would be if travelling north or south.
Mr. Trowbridge stated that if travelling south, one would use
either the existing driveway next to the rehabilitated building or
the NCR /AT &T driveway. If travelling north, one would have to use
the NCR /AT &T driveway.
Board Member Eva Hoffmann asked where the retaining walls were
located.
Mr. Trowbridge stated that one was located along the southern
edge of the property line because of a gas line located there, and
the second wall was located on the western edge, which would be
taller with a rail as required by code.
Planning Board Minutes 13 February 7, 1995
Ms. Hoffmann stated that the Environmental Review Committee
had submitted a report (ERC Report attached hereto as Exhibit #1)
and stated that they had asked to see comparison views of the site
from Route 96B with and without the buildings. Ms. Hoffmann stated
that the birds eye views are helpful, but ground level views would
be from where most people would see the project. Ms. Hoffmann
stated that she thought that was what was asked for at the last
meeting. The other comments made by the ERC were already addressed
and found to be satisfactory to the Board and staff.
Jagat Sharma, the architect for the South Hill Complex
project, responded to Ms. Hoffmann and stated that he had
misunderstood what was wanted at that time.
Ms. Hoffmann asked where the proposed signs would be located.
Mr. Trowbridge pointed out the location for the proposed signs
for the Board, one being just south of the NCR driveway and the
second was at the entrance near the existing building. The signs
are placed at the proposed location so that drivers could
anticipate entry to the development.
The Board discussed the fact that the proposed location of one
of the signs would be considered an off - premises sign and could
require a variance.
Town Planner Jonathan Kanter suggested that the Planning Board
add, as a condition of approval, that the details of the proposed
signs be added to the final site plan and be submitted for approval
of the Town Planner, Mr. Kanter stated that if there were any
additional problems with the signs, it would be taken to the Zoning
Officer. Mr. Kanter stated that if a sign variance was required,
it would have to come before this Board again as the Sign Review
Board and then to the Zoning Board of Appeals.
There being no further discussion, the Chair asked if anyone
were prepared to offer a motion.
MOTION by Robert Kenerson,
seconded by Herbert Finch:
1. This action is the Consideration of Final Site Plan Approval
for the proposed modified site plan for construction of an
office /retail complex to consist of 25,000 + /- sq. ft. of
retail and office space, renovation of an existing 5,000+/,,,
sq. ft. building and an additional 7,500 + /- sq. ft. for the
relocation of DIGICOMP Research to this site. Associated
parking, landscaping, lighting and utilities are also
included. This represents 12,500 + /- sq. ft* of
manufacturing /office space for DIGICOMP Research and 25,000+/ -
sq. ft. of retail /office space located at 930 Danby Road, Town
Planning Board Minutes 14 February 7, 1995
of Ithaca Tax Parcel No. 40 -3 -9, 3.87 + /- acres total,
Industrial District, ICS Development Partners Inc., Owner;
DIGICOMP Research, Applicants Trowbridge and Wolf, Landscape
Architects, Agent,and
2. This is an Unlisted Action for which the Town of Ithaca
Planning Board, acting as Lead Agency in environmental review,
has, on December 6, 1994, made a negative determination of
environmental significance, and
3. The Planning Board, at a Public Hearing on December 6, 1994,
has reviewed and accepted as adequate the Long Environmental
Assessment Form Part I and supplemental information prepared
by the applicant, a Part II & III prepared by the Planning
staff, and a site plan entitled "South Hill Complex ", dated
November 8, 1994, prepared by Trowbridge and Wolf Landscape
Architects, and additional application.. materials, and at a
Public Hearing on February 7, 1995, has reviewed and accepted
as adequate supplemental materials presented in the Final Site
Plan Review Application for South Hill Complex dated January
61 1995, prepared by Trowbridge and Wolf, Landscape
Architects, and as shown on the "Schematic Utilities and
Drainage Plan" dated November 8, 1994 and revised on December
16, 1994 and again on January 5, 1995, as prepared by T.G.
Miller P.C. Engineers and Surveyors, and
4. The Tompkins County Department of Planning, in a letter dated
December 6, 1994 stated that the project, as proposed, would
have no deleterious impacts upon State, County, or
intercommunity interests.
NOW, THEREFORE, BE IT RESOLVED:
10 That the Town of Ithaca Planning Board hereby grants Final
Site Plan Approval for the proposed construction of a
retail /office complex and building renovations, associated
parking, landscaping, lighting and utilities as presented in
the Site Plan Review Application for South Hill dated November
81 1994 and supplemental materials presented in the Final Site
Plan Review Application for South Hill Complex dated January
61 1995 and as shown on the Site Plan entitled "South Hill
Complex" dated November 8, 1994, prepared by Trowbridge and
Wolf, Landscape Architects, and as shown on the "Schematic
Utilities and Drainage Plan" dated November 8, 1994, and
revised on December 16, 1994, and again on January 5, 1995, as
prepared by T.G. Miller P.C. Engineers and Surveyors,
conditioned upon the following:
a. Gasoline pumps are not permitted on the parcel, nor are
enterprises such as bars that derive 50% or more of their
gross revenues from the sale of alcoholic beverages for
on -site consumption, and
Planning Board Minutes 15 February 7, 1995
b. No more than 37,500 sq. ft. of building floor space is
permitted on said parcel with no more than 25,000 sq. ft.
of such space to be permitted for use as retail space,
and
c. Approval by the Town Engineer of the final construction
plans, phasing plans specifications for earthwork, water
supply and sewer improvements, detailed drainage
computations and construction details for the proposed
storm sewer system relating both to construction and
post- construction run -off prior to the issuance of any
building permits, and
d. The final architectural renderings substantially
conforming to the sketch plans presented at the February
7, 1995'Planning Board meeting, and
e. The platted number of parking
lighting and landscaping may be j
Board pursuant to Section 38 of
to the amount normally required
in the event that the proposed
insufficient, and
spaces and associated
.ncreased by the Planning
the Zoning ordinance up
by the Zoning Ordinance
118 spaces prove to be
f. Submission
of the original
or
mylar
copy of the Final
Site
Plan
to be retained by
the
Town
of Ithaca, and
g. Submission of two (2) copies of the herein approved site
plan showing the items noted as being required on the
Final Site Plan Checklist, and approval of said plan by
the Town Engineer and Town Planner, and
h. Compliance with all of the other conditions as noted on
the Final Site Plan Checklist to include a record of
application and the approval status from the New York
State Department of Transportation, and
i. Details of any signs to be shown on final site plan, to
be in accordance with the Town's Sign ordinance or any
legally obtained variances therefrom, and, to be approved
by the Town Planner before issuance of any building
permit.
There being no further discussion, the Chair called for a
vote.
Aye - Smith, Kenerson, Hoffmann, Ainslie, Finch, Wilcox, Bell.
Nay - None.
The MOTION was declared to be carried unanimously.
Planning Board Minutes 16 February 7, 1995
Town Planner Jonathan Kanter stated, for the record, that in
the WHEREAS portion of the resolution, it makes reference to the
fact that the Planning Board at the December 6, 1994 meeting issued
a negative determination of environmental significance.
There being no further discussion,
the matter of Final Site Plan Approval
duly closed at 9:14 p.m.
Chairperson Smith declared
for the South Hill Complex
AGENDA ITEM: OTHER BUSINESS.
Chairperson Smith stated that Ithacare had given an invitation
to anyone who would like to visit their facilities to see what
their needs are and what their current facilities are like.
Town Planner Jonathan Kanter addressed the Board and stated
that the special meeting which had been tentatively scheduled for
February 14, 1995 to meet with developers regarding the sunset
provisions for abandoned subdivisions has been cancelled because
there is a Home Builders Association meeting the same night. Mr.
Kanter stated that the Board needed to determine a new date for
that meeting.
The
Board decided to try to set up the special meeting for
February
28,
19950 The Board discussed the people
that they would
like to have
invitations extended to. Mr. Kanter
stated that the
proposal
for
this meeting would be mailed out to
those concerned
prior to
the
meeting. There was a suggestion to
also publish a
press release.
Town Planner Jonathan Kanter stated that the Wal -Mart EIS
would need to be reviewed no later than the March 7, 1995 Planning
Board meeting in order to get the comments to the City of Ithaca by
their March 10, 1995 deadline. Mr. Kanter stated that the Town
Board would like a letter to be sent to the City under the
Planning Board Chairman's signature. Mr. Kanter stated that issues
that could effect the Town of Ithaca include traffic on Town roads,
adjacent park areas (e.g. Black Diamond State Trail), and there
could be drainage and infrastructure issues that could effect areas
of the Town. Attorney Barney suggested that the staff report on
the Wal -Mart EIS could be provided for the February 28th meeting,
and could be discussed by the Board at that meeting if time
permits.
Mr. Kanter stated that The Town Board approved the EcoVillage
SLUD at their meeting on January 30, 1995, Mr. Kanter stated that
House Craft Builders had made a submittal for Site Plan and
Subdivision approvals to come before the Planning Board at the
March 7, 1995 meeting.
Planning Board Minutes 17 February 7, 1995
ADJOURNMENT
Upon MOTION, Chairperson Smith declared the February 7, 1995
meeting of the Town of Ithaca Planning Board duly adjourned at 9:38
p.m.
Respectfully submitted,
Starr R. Hays,
Recording Secretary,
Town of Ithaca Planning Board.
2/9/95.
•
•
t- cav
MEMORANDUM
T0: Town of Ithaca Planning Board Members
January 31, 1995
FROM: Mary Russell, Chair, and Environmental Review Committee
Members of the Town of Ithaca Conservation Board
RE: South Hill Complex 49411143
The Environmental Review Committee (ERC) appreciates the oppo r-
tunity to respond to the additional information supplied by the
applicant since we last reviewed this application for preliminary
site plan approval on December 6, 19940
1. Although the further information on drainage submitted by the
applicant appears satisfactory, construction drawings still
need to be submitted prior to final site plan approval.
2. The downcast lighting plan submitted by the applicant seems
satisfactory.
3• Tn our December 6, 1994 comments on this application we
requested "a comparison of the views from NYS Rt. 96B with
and without the buildings". The applicant has produced a
new "birds -eye" view containing the three planned buildings
as well as photographs of the existing view from Rt. 96B.
Although a view of the project from Rt. 96B has not been
forthcoming, the submitted information seems to give a good
idea of the visual effect. The ERC believes that it would
be most helpful in the future if applicants provided ground
level views from where most people will see the project.
The members of the ERC are grateful for the opportunity to
review this application.
cc: Dan Walker,.JoAnn Cornish
Exhibit #1
2/7/95 PB Minutes