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HomeMy WebLinkAboutPB Minutes 1995-05-02TOWN OF ITHACA PLANNING BOARD MAY 21 1995 FILED towN The Town of Ithaca Planning Board met in regular session on Tuesday, May 2, 1995, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. PRESENT: Chairperson Stephen Smith, Candace Cornell, Eva Hoffmann, James Ainslie, Herbert Finch, Robert Kenerson, Fred Wilcox, Gregory Bell, Jonathan Kanter (Town Planner) , JoAnn Cornish (Planner II), Daniel Walker (Town Engineer), John Barney (Town Attorney). ALSO PRESENT: George Breuhaus, Timothy Ciaschi, Chairperson Smith declared the meeting duly opened at 7:30 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 April 24, 1995, and April 26, 1995, 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'Clerks of the City of Ithaca, the Town of Ulysses and the Town of Ithaca, upon the Tompkins County Commissioner of Planning, upon the Tompkins County Commissioner of Public Works, upon the New York State Department of Transportation, and upon the applicants and /or agents, as appropriate, on April 28, 1995. (A copy of the Affidavit of Posting and Publication is attached hereto as Exhibit #1) 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 present to be heard. Chairperson Smith closed this segment of the meeting. AGENDA ITEM: APPROVAL OF MINUTES MOTION by Robert Kenerson, sec APRIL 4. 1995. Eva Hoffmann. RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of April 4, 1995, be and hereby are approved as written. There being no further discussion, the Chair called for a vote. Aye - Smith, Cornell, Hoffmann, Finch, Kenerson, Wilcox, Bell. Nay - None. The MOTION was declared to be carried. FINAL TOWN OF ITHACA PLANNING BOARD MAY 21 1995 FILED towN The Town of Ithaca Planning Board met in regular session on Tuesday, May 2, 1995, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. PRESENT: Chairperson Stephen Smith, Candace Cornell, Eva Hoffmann, James Ainslie, Herbert Finch, Robert Kenerson, Fred Wilcox, Gregory Bell, Jonathan Kanter (Town Planner) , JoAnn Cornish (Planner II), Daniel Walker (Town Engineer), John Barney (Town Attorney). ALSO PRESENT: George Breuhaus, Timothy Ciaschi, Chairperson Smith declared the meeting duly opened at 7:30 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 April 24, 1995, and April 26, 1995, 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'Clerks of the City of Ithaca, the Town of Ulysses and the Town of Ithaca, upon the Tompkins County Commissioner of Planning, upon the Tompkins County Commissioner of Public Works, upon the New York State Department of Transportation, and upon the applicants and /or agents, as appropriate, on April 28, 1995. (A copy of the Affidavit of Posting and Publication is attached hereto as Exhibit #1) 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 present to be heard. Chairperson Smith closed this segment of the meeting. AGENDA ITEM: APPROVAL OF MINUTES MOTION by Robert Kenerson, sec APRIL 4. 1995. Eva Hoffmann. RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of April 4, 1995, be and hereby are approved as written. There being no further discussion, the Chair called for a vote. Aye - Smith, Cornell, Hoffmann, Finch, Kenerson, Wilcox, Bell. Nay - None. The MOTION was declared to be carried. Planning Board Minutes 2 May 2, 1995 AGENDA ITEM. APPROVAL OF MINUTES - APRIL 18, 1995. MOTION by Eva Hoffmann, seconded by Robert Kenerson: RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of April 18, 1995, be and hereby are approved with the following corrections: That on Page 3, Paragraph 12, which read: "The date was correct, the determine memo was prepared on April 3, 1995." This was changed to read: "Mr. Walker indicated that the date was correct, the memo was prepared on April 3, 1995." That on Page 16, Paragraph 7, Sentence 4, which read: "Mr. Kanter stated that the Planning Committee would use formulas to determine levels of density in terms of lot count compared to what is currently being used to determine density." This was changed to read: Planning Committee is considering "Mr. Kanter stated that the the use of formulas to determine levels of density in terms of lot count compared to what is currently being used to determine density." That on Page 16, Paragraph 7, Sentence 5, which read: "Mr. Kanter stated that the problem with using formulas is that the formulas are too rigid and would not look at specific site features..." This was changed to read: " "Mr. Kanter stated that one problem with using formulas is that the formulas are too rigid and would not look at specific site features..." There being no further discussion, the Chair called for a vote. Aye - Smith, Hoffmann, Kenerson, Wilcox, Bell. Nay - None. Abstain - Ainslie, Finch. NOTE: Board Member Candace Cornell was not present at time of vote. PUBLIC HEARING: CONSIDERATION OF SITE PLAN MODIFICATION AND RECOMMENDATION TO THE ZONING BOARD OF APPEALS WITH RESPECT TO A REQUEST FOR SPECIAL APPROVAL FOR THE PROPOSED MODIFICATIONS TO INTERIOR OFFICE SPACE AT THE CORNELL CAMPUS STORE WAREHOUSE. CONSIDERATION OF SITE PLAN IS FOR THE EXPANSION OF EXISTING OFFICE SPACE INTO AN EXISTING MEZZANINE AREA (APPROXIMATELY 1,000 SQ. FT.) CURRENTLY BEING USED FOR STORAGE. ALSO BEING PROPOSED IS THE ADDITION OF 700 SQ. FT. BY EXTENDING THE SECOND FLOOR MEZZANINE TO THE FULL WIDTH OF THE BUILDING FOR ADDITIONAL OFFICE SPACE AND 1 Planning Board Minutes 3 May 2, 1995 RELATED OFFICE FUNCTIONS. SAID FACILITY IS LOCATED ON TOWN OF ITHACA TAX PARCEL NO. 64 -1 -2, APPROXIMATELY 900 FEET SOUTH OF NYS ROUTE 366 AND 2,000 FEET WEST OF GAME FARM ROAD, RESIDENCE DISTRICT R -30. CORNELL UNIVERSITY, OWNER; GEORGE W. BREUHAUS, AGENT. 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. George Breuhaus representing Cornell University addressed the Board and stated that there was a portion of the mezzanine that is currently used as an office and a portion that was originally shown to be used as storage, which is now vacant. Cornell is looking to expand into the vacant area that was storage and also close the rest of the mezzanine off from north to south the entire width of the building, to be used as office for the clerical staff to do the accounting and bookkeeping for the campus store. Mr. Breuhaus stated that currently there are 4 employees in the adjacent building which is part of the store's warehouse, they would be moved into this building. Cornell also wishes to increase the size of the breakroom and create a conference which they currently do not have. Mr. Breuhaus stated that at some point in the future there is a possibility to add 3 new employees. Mr. Breuhaus stated that this building was surrounded by buildings and property owned by Cornell University. Board Member Candace Cornell asked if the offices were going to meet all safety requirements. Mr. Breuhaus responded that the building was fully equipped with a sprinkler system, fire separation requirements, and they would be adding a second stairway. Ms. Cornell asked what would be stored on the first floor under the offices that are proposed to be located on the second floor. Mr. Breuhaus responded mostly paper products and clothes. Board Member Gregory Bell asked if the second floor would cover the entire first floor. Mr. Breuhaus responded, no, the first floor is 120 feet by 120 feet, and the second floor would be 60 feet by 120 feet. Mr. Bell asked if the second floor would be opened over the storage space on the first floor. Mr. Breuhaus responded that a wall would enclose the second floor which would have a window in it to see onto the first floor. Planning Board Minutes 4 May 2, 1995 Chairperson Smith asked if the building was handicapped accessible. Mr. Breuhaus responded that the building was not required to be handicapped accessible because of the limited floor space and the value of the general construction improvements. Mr. Breuhaus stated that there was a question about whether or not a restroom would be needed on the first floor in addition to the one that is currently located on the second floor. Mr. Breuhaus stated that he would discuss this issue further with Andrew Frost, the Town's Building Inspector. Town Engineer Daniel Walker asked if there were entrance doors on both sides of the building for fire purposes. Mr. Breuhaus responded that there was an existing stairway to the south end of the building. Planner II, JoAnn Cornish asked if there was a pad for entrance at the stairway. Mr. Breuhaus responded, no. Mr. Walker asked if there was a provision for a sidewalk the building when they put around stairway in. the to provide building access to provide direct access to the office under ADA. space. Mr. Breuhaus responded, no, employees must walk through the warehouse to get to the offices. Mr. Walker asked if there was a doorway on the north side of the building. Mr. Breuhaus stated that they would put a door in on the north side of the building when they put the new stairway in. Town Attorney John Barney asked if the applicant was not required to provide handicapped access to the building under ADA. Mr. Breuhaus responded that neither the State or the ADA require that the building be handicap accessible. Board Member Candace Cornell asked why they were not required to provide handicapped access. Planning Board Minutes 5 May 2, 1995 Mr. Breuhaus responded that because of the cost of the general construction (which does not include sprinkler work, plumbing, or mechanical work) and the floor area involved is not required to be accessible unless it is either a public, a governmental, or a doctors office. To clarify, Mr. Breuhaus stated that under New York State Code, you take the costs that have been put into the building over a three year period, you are obligated to spend no more than 20 percent of the cost of the building to comply with handicapped issues. Ms. Cornell asked what materials the building was made of. Mr. Breuhaus responded that the building was made of pre - manufactured steel. Mr. Breuhaus stated that the general purpose for the building was for storage, a warehouse. Board Member Gregory Bell stated that there were also several offices in the building. Mr. Breuhaus stated that the offices were an accessory use. Mr. Bell stated that it seemed as though the offices in this building would be excellent jobs for people with physical disabilities. Mr. Breuhaus stated that Mr. Frost, the Zoning officer for the Town of Ithaca, had stated to him that one of the things he wants as a condition of the Building Permit would be a statement of compliance be given to the ADA person at Cornell University. This may require a second restroom be put in the building which was never considered to be part of this project. Ms. Cornell as a member of the public stated that the fact that the buildings are not required to provide handicapped access makes it hard for people with disabilities to find jobs at Cornell University. Board Member Eva Hoffmann stated that in a letter submitted by Mr. Breuhaus it stated that there are currently 25 employees and that there would be an additional 4 employees. Mr. Breuhaus stated that there were 4 employees in the building next door that would be working in this building after the renovations are completed. Ms. Hoffmann asked how many people would be working upstairs. Mr. Breuhaus responded that there were currently 11 employees working upstairs and 14 working downstairs in the warehouse. Ms. Hoffmann stated that there could be an additional 7 employees upstairs at some time in the future. Planning Board Minutes 6 May 2, 1995 Mr. Breuhaus stated that there was enough room to hold that many employees, and there is additional space where people could be placed. Mr. offices Walker stated that noted on the site plan there was a reception area plus 17 and asked what the function would be of most of the employees that would be in these offices. Mr. Breuhaus responded that there bookkeepers, inventory agents, and people store. would be accountants, handling finances of the Mr. Walker asked if there were purchasing agents, where there was a potential for a lot of sales located calls. Mr. Breuhaus responded, no. Chairperson Smith stated that currently employees enter the office space through the warehouse and asked if that would be the same access after the modifications. Chairperson Smith asked if the building was secure. Mr. Breuhaus stated that there was key pad access, if you don't know the access code, you do not get in. Ms. Cornell asked if the offices were to be located here temporarily or permanently. Mr. Breuhaus stated that he presumed that the intent is to have the purpose is offices located inside there the permanently. Ms. Cornell asked why there were no windows for the offices. Mr. Breuhaus responded, that the lack of windows was for security and the buildings primary purpose is storage. Ms. Cornell stated that it would be a depressing place to work. Mr. Breuhaus stated that it had been discussed to add another small window at the other end of the building. Ms. Cornell asked if skylights were a possibility to allow for some natural idea, because it would be hard to lighting keep them inside water the building. Mr. Breuhaus responded that skylights would not be a good idea, because it would be hard to keep them water tight. Ms. Cornell asked about the air quality of the building. Planning Board Minutes 7 May 2, 1995 Mr. Breuhaus stated that there was a complete air conditioning and heating system in the building, which is one of the things that would need to be redone as part of this project. Town Planner Jonathan Kanter asked Mr. Breuhaus to describe the parking and the access to the building. Mr. Breuhaus stated that the parking lot was paved, with concrete apron at the loading dock, dumpster, with a strip drain to a catch basin. Planner II, JoAnn Cornish stated that the parking lot is not striped with spaces. Mr. Breuhaus stated that the parking lot will be striped as a condition of approval. Mr. Breuhaus stated that the only place that is striped currently is the no parking zone. Chairperson Smith asked if there were going to be any landscaping requirements. Ms. Cornish stated that there was a condition in the draft resolution to include landscaping, particularly when these industrial -type buildings are put up, as part of the approval for this project. Mr. Breuhaus stated that the question is who is responsible for the landscaping, the store or Cornell. Mr. Kanter stated that the work that the Town had been doing with Cornell on the Special Land Use District (SLUD) for Precinct 7 and the Environmental Impact Statement, which was the basis for the SLUD has been an on -going process for the last 3 or 4 years. There are long -range plans for what is going to happen in the Precinct but nothing in the way of an integrated long -term landscaping plan because Cornell has yet to come up with any formal proposal for what is going to happen in Precinct 7. The EIS process was to set a general framework and some thresholds for what could happen there, and if things were to happen there, what types of mitigating measures would be adopted. Mr. Kanter stated that it would be nice to see, as each small project occurs in Precinct 7 to start onto some kind of integrated landscaping plan. Mr. Kanter stated that from the Town's point of view we would want to see some kind of an incremental addition of landscaping as these projects occur, and that would be Cornell's responsibility. Attorney Barney stated that one of the considerations that the Planning Board has explicitly when dealing with site plan is the adequacy, type and arrangement of trees, shrubs and other landscaping constituting a visual and /or noise deterring buffer between the applicants and adjoining lands including the retention of existing vegetation when possible. Attorney Barney stated that f Planning Board Minutes NO May 2, 1995 the Board was within their rights to suggest that there should be some landscaping, and the proposed resolution shows that a landscaping plan presented and approved by the Town Planner. Attorney Barney stated that if that was the Board's will, then it was not an unreasonable condition to impose. Attorney Barney stated that the Board had the prerogative under the SLUD to require them to come up with a complete site plan before the Board approves anything. Attorney Barney stated that his recommendation was to approve the resolution as drafted with the condition for the planning staff to approve the plan and let the staff work it out. Ms. Cornell stated that she would like to see a landscape plan that would soften the features of the building. Mr. Kanter stated that it would be helpful to have something to show what existing landscaping there was on the site to have a record of what each site plan as developed had. Mr. Kanter stated that Cornell should look at this site to see what they feel should go on the property for landscaping and bring a plan to the Town for review. Planner II JoAnn Cornish stated that she had gone to the site and felt that the Board should understand that the paving goes up to the building, so there is no feasible way to soften the facade as seen from Palm Road. But to bring landscaping out into the grass strips along Palm Road or on either side would certainly provide a visual barrier. Ms. Cornish stated that she had visited the site at 11 a.m., and at that time, every available parking space was taken. Although the parking is within the parameters of the regulations, if there was any further expansion or change of use, parking would need to be addressed further. Board Member Eva Hoffmann stated that she felt generally unhappy with this whole project. Ms. Hoffmann stated that the building was built for storage, but that she was not happy with creating this kind of working space for people. Mr. Bell stated that there was a major difference between the kinds of people that would be working on campus and those working off campus. The high -paid academics working on campus in lovely historic buildings with windows, and off - campus there are warehouse buildings with working class people making minimal salaries and being consigned to spend their lives in warehouses with no windows. Mr. Bell stated that he felt that made a terrible statement about the whole social relationships going on. If there is no choice other than approving the minimal legal requirements that Cornell is asking for, he would have to vote for those minimal requirements; but he certainly would hope to put recommendations in the resolution about windows and handicapped requirements. Mr. Bell stated that the jobs outlined by Mr. Breuhaus in the offices would be absolutely perfect for people with physical mobility problems, as long as they have their mental capabilities. Planning Board Minutes 9 May 2, 1995 Ms. Cornell stated that she felt very strongly about the windows and the handicapped access. Ms. Cornell asked if the Board had any leeway regarding those two issues. Mr. Kanter stated that the Board was dealing with two issues at this meeting, one was the site plan and one would be the recommendation to the Zoning Board of Appeals for Special Approval since it is an educational use in what is now a R -30 Zone. Mr. Kanter stated that in terms of site plan the Board is limited as to what can be done in terms of building and internal requirements, which is what this Board has approval authority over tonight. Mr. Kanter stated that he thought that in terms of Special Approval which is the recommendation that will be made to the Zoning Board of Appeals, the Board has more leeway in terms of suggestions in terms of how this use is going to function. Mr. Kanter stated that the recommendation to the Zoning Board of Appeals may be the appropriate place to include the considerations of access and windows. Ms. Cornell asked if the windows would fall under the site plan review. Attorney Barney stated that the site plan is basically for the "site ", with typical concerns such as traffic flow, parking, movement around the site and the visual impact of the site. Attorney Barney stated that it was not typical for the Board to be involved with the interior design of the building. Attorney Barney stated that the Board would have to say that this building surrounded by bleak buildings is unique in requiring windows as opposed to the other bleak buildings there that do not have windows. The test has to be what is the surrounding neighborhood. Attorney Barney stated that the overall question is would the Board be arbitrary and capricious if the Board were to deny the site approval or deny a favorable recommendation because we want to require something over and above what the building code requires and what the federal legislation dealing with the handicapped require. Mr. Kanter stated that he would suggest that the Planning Board add their suggestions to the resolution under the Special Approval recommendation because of the type of use, and the potential for use by handicapped employees and comfort of employees are issues that the Planning Board has looked at. Mr. Bell stated that elevators cost a lot of money, it would be cheaper to put the offices on the first floor instead of the second floor and have conveyor belts move all of the books to the second floor. Mr. Breuhaus stated that he was certain that the manager wanted the warehouse to function on one floor. Planning Board Minutes 10 May 2, 1995 Ms. Hoffmann asked what was stored upstairs currently. Mr. Breuhaus responded that there was nothing currently stored upstairs. Ms. Hoffmann stated that she felt that the windows could be added as part of the office space that is being created, because the surrounding buildings may not what have windows zone. for other reasons. Attorney Barney stated that the Board's review is really of the site plan and its consistency with the surrounding neighborhood. Attorney Barney stated that the Board could add the recommendations of the Planning Board to the resolution as absolute recommendations to the Zoning Board, and the Zoning Board of Appeals has no authority to vary the absolute recommendation. Attorney Barney stated that if the Planning Board add the recommendation to the resolution as a suggested recommendation, that would allow the project to get through the process if Cornell chooses to follow the recommendations. Attorney Barney stated that he did not understand why the Planning Board wanted to redesign the building. Cornell has to deal with their own employees, and if people that are not happy working there, there are a number of voices at the University that would make that known. Mr. Bell asked about the zoning requirements for an office, this is a R -30 zone, what are the requirements for an office zone. Attorney Barney stated that there was no requirement in the zoning ordinance for windows. Building code requirements are different and he is not fully aware of those requirements. Mr. Breuhaus stated that the Building Codes would not require windows at all in this building. The Building Codes would only require that if you use natural ventilation that you provide openings, otherwise you use mechanical ventilation. Ms. Cornell stated that she was not trying to redesign the building but she always thinks of what kind of buildings are wanted in the Town of Ithaca, and it is not one that is a cubical without windows. Ms. Hoffmann stated that the Board must consider the health and general welfare of the residents and the people that work in these buildings. Chairperson Smith stated that they had received a letter from the Tompkins County Planning Department which said that they had reviewed the project and made no comments or recommendations. There being no further discussion, Chairperson Smith asked if anyone were prepared to offer a motion. Planning Board Minutes 11 May 2, 1995 MOTION by Candace Cornell, WHEREAS: seconded by James Ainslie: 1. This action is the Consideration of Preliminary and Final Site Plan Approval for Site Plan Modification and recommendation to the Zoning Board of Appeals with respect to a request for Special Approval for the proposed modifications to interior office space at the Cornell Campus Store Warehouse. Consideration of Site Plan is for the expansion of existing office space into an existing mezzanine area (approximately 1000 sq. ft.) currently being used for storage. Also being proposed is the addition of 700 sq. ft. by extending the second floor mezzanine to the full width of the building for additional office space and related office functions. Said facility is located on Town of Ithaca Tax Parcel 64 -1 -2, approximately 900 ft. south of NYS Route 366 and 2,000 fte west of Game Farm Road, Residence District R -30. Cornell University, Owner; George W. Breuhaus, 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 3. The Planning Board, at a Public Hearing on May 2, 1995, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I submitted by the applicant and a Part II prepared by the Town Planning Department, a site plan entitled "office Expansion, Cornell Campus Store Warehouse" prepared by George W. Breuhaus, Architect, (not dated), 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 for the above referenced action as proposed and, therefore, neither a Full Environmental Assessment Form nor an Environmental Impact Statement will be required. There being no further discussion, Chairperson Smith called for a vote. Aye - Smith, Cornell, Hoffmann, Ainslie, Finch, Kenerson, Wilcox, Bell. Nay - None. The MOTION was declared to be carried unanimously. Planning Board Minutes 12 May 2, 1995 MOTION by Fred Wilcox, seconded by Herbert Finch. WHEREAS. 1. This action is the Consideration of Preliminary and Final Site Plan Approval for Site Plan Modification, and further, a Recommendation to the Zoning Board of Appeals with respect to a request for Special Approval for the proposed modifications to interior office space at the Cornell Campus Store Warehouse. Consideration of Site Plan is for the expansion of existing office space into an existing mezzanine area (approximately 1000 sq ft.) currently being used for storage. Also being proposed is the addition of 700 sq. ft. by extending the second floor mezzanine to the full width of the building for additional office space and related office functions. Said facility is located on Town of Ithaca Tax Parcel 64 -1 -2, approximately 900 ft. south of NYS Route 366 and 2,000 ft. west of Game Farm Road, Residence District R -30. Cornell University, Owner; George W. Breuhaus, 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 May 2, 1995, made a negative determination of environmental significance with regard to Site Plan Modification, and 3. The Planning Board, at a Public Hearing on May 2, 1995, has reviewed and accepted as, adequate a Short Environmental Assessment Form Part submitted by the applicant and a Part II prepared by the Town Planning Department, a site plan entitled "Office Expansion, Cornell Campus Store Warehouse" prepared by George W. Breuhaus, Architect, (not dated), and other application materials, and 49 The proposed site plan for the modification of the Campus Store Warehouse and associated offices 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 Planning Board Minutes 13 May 2, 1995 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the modifications to the proposed site plan entitled "Office Expansion, Cornell Campus Store Warehouse" prepared by George W. Breuhaus, Architect, (not dated), and other application materials, conditioned upon the following. a. submission to the Town Planning Department of an original and mylar copy of the final site plan approved at this meeting, with the addition of the date of said site plan, and the addition of the mezzanine to the site plan (Sheet entitled "Existing Site Plan "), and the addition of the door on the north side of the building. be submission of a final site plan showing all existing and proposed landscaping, including the addition of trees, where feasible, in the grass islands along Palm Road as well as in the area between the existing Campus Store Warehouse and the M & SO Warehouse, to be reviewed and approved by the Town Planner. C* Granting of Special Approval for the project by the Zoning Board of Appeals. d. Obtaining of a Certificate of Compliance from the Town Zoning and Building Enforcement Officer. AND BE IT FURTHER RESOLVED: 10 That the Planning Board, in making a recommendation to the Zoning Board of Appeals, determines 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; 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be granted, subject to the conditions set forth with respect to the site plan approval denominated a., b., and d. above. 3. That the Planning Board suggests, not as an absolute requirement, but as a suggestion, that the applicant re- consider the design of the building so as to provide access for handicapped to the office work area. Planning Board Minutes 14 May 2, 1995 4. That the Planning Board strongly suggests, not as an absolute requirement but as a strong suggestion, that the applicant re- consider the design of the building so as to provide windows to provide natural light to the office work area for the health and welfare of the occupants of the space. Chairperson Smith asked if there was any further discussion of this matter before calling for a vote. Board Member Eva Hoffmann stated that she would prefer to see projects like this in two stages so that if there is information missing, such as the door on the north end of the building, it could be asked for and seen prior to final approval. Mr. Kanter stated that this was a judgement call made by staff who felt that it was a modification of an existing building which did not involve major changes to the site area itself. Mr. Kanter stated that the timing on this project makes it difficult as well trying to get it through the Planning Board in time for Zoning Board of Appeals within that time frame. Ms. Hoffmann stated that since there were a number of items missing on this site plan that in this case it would have been better to have it go through the Preliminary approval process and then came back for the final approval. There being no further discussion, the Chair called for a vote. Aye - Smith, Cornell, Hoffmann, Ainslie, Finch, Kenerson, Wilcox, Bell. Nay - None. The MOTION was declared to be carried unanimously. Chairperson Smith declared the Public Hearing in the matter of Preliminary and Final Site Plan Approval for the Cornell University Campus Store Warehouse to be duly closed at 8:53 p.m. AGENDA ITEM. CONSIDERATION OF A SKETCH PLAN FOR THE PROPOSED "WESTWOOD HILLS II" SUBDIVISION, TOWN OF ITHACA TAX PARCEL NO. 23 -1- 11.112, 12.92+ ACRES, PROPOSED TO CONSIST OF + 20 LOTS WITH +1,650 LINEAR FEET OF NEW ROAD AND EXTENSION OF EXISTING WATER AND SEWER, LOCATED ON WOOLF LANE, RESIDENCE DISTRICT R -15. TIMOTHY CIASCHI, OWNER AND APPLICANT. Chairperson Smith declared the above -noted matter duly opened and read aloud from the Planning Board agenda. Planning Board Minutes 15 May 2, 1995 Timothy Ciaschi of 124 Woolf Lane addressed the Board and stated that the property is currently zoned R -15, which means that the lots need only be 15,000 square feet in size. Mr. Ciaschi stated that he wanted the lots to be larger than that. Mr. Ciaschi stated that the papers deeding the land for the walkway to the Town were submitted. Mr. Ciaschi stated that the walkway was not shown on the map submitted tonight, but that it would be shown on the next map. Mr. Ciaschi stated that he had used the cluster subdivision on the last proposal, but it did not work because some of the people that were involved in constructing homes on those lots got greedy and placed huge homes on the little lots. Mr. Ciaschi stated that on this proposal he had made the lots larger. Mr. Ciaschi stated that he is proposing a cul -de -sac be placed at the end of lots 18 and 19 for a turn around for the 5 lots on the south side of Woolf Lane because the property to the south does not want to subdivide their land. Town Engineer Daniel Walker addressed the Board and stated that he was speaking for the Town of Ithaca Highway Superintendent who had told Mr. Walker that he does not want any more cul -de -sacs. It is too hard to maintain them and it takes too much time to go down them, turn around, and return. The snow ends up in the end of peoples driveways, and the people issue complaints about the snow. Mr. Walker stated that there is also a life safety issue to consider as well, with no secondary access. Mr. Walker stated that the Highway Superintendent liked the original proposal for a through road. Mr. Walker asked if Mr. Ciaschi had contacted the Town of Ulysses Town Board to see if they would be interested in having a through road go through Mr. Ciaschi's property that would provide connectivity to their road. Mr. Ciaschi stated that he had not contacted the Town of Ulysses. Chairperson Smith stated that he favors a through road from Woolf Lane. Mr. Ciaschi stated that the Board needed to tell him what they want him to do with this property. Town Planner Jonathan Kanter stated that he felt that there would need to be a turn around on the southern end of the property whether it be temporary or permanent. The Board discussed alternatives for access, turn arounds, the wetlands located on the property in question, and what Mr. Ciaschi's time frame was for development. Planning Board Minutes 16 May 2, 1995 Mr. Ciaschi was open to different possibilities for access as suggested by Planning Board Members. Mr Ciaschi stated that he would like to preserve the wetlands if possible because they were beautiful and would be a natural buffer to those that currently own homes in the clustered subdivision. Mr. Ciaschi stated that he could use part of Lot #7, which has part of the wetland in them and use the remainder of the lot as an entrance to the park from the turn around at the top of Lots 6 & 7, which would complete Grove Road rather than filling the wetland to allow Grove Road to meet Woolf Lane, Ms. Cornell stated that the wetlands form a nice drainage system on the property. Attorney Barney asked Mr. Ciaschi what had been conveyed to the Town for either park or open space on the past approval. Mr. Ciaschi stated that there was a walkway and the park as shown on the map submitted for tonights meeting. Mr. Bell asked if all of the triangular lots were built on. Mr. Ciaschi responded, no. Mr. Bell asked which lots were not built on. Mr. Ciaschi stated that lots 21, 19, 91 10, 11 and 12 were not built on but have all been sold. Mr. Bell suggested that instead of taking a road through the wetland, maybe you could go through lot 10, through the corner of the proposed park and then through the center of Lot 8 & 9 to line up with the proposed roadway to the north by the Autio property. Mr. Kanter stated that what was shown as proposed park on the sketch plan has been dedicated to the Town. Mr. Bell stated that maybe the Town could make an accommodation to make a better roadway by reconfiguring the Town park land and adjacent lots. Attorney Barney stated that it would require an act of the State legislature to alienate the parkland. Ms. Cornish stated that Lot 10 has wetlands on it anyway, so the road would still go through a portion of the wetland. Mr. Walker stated that the wetland was an old drainage ditch. Ms. Cornell asked Mr. Ciaschi what the neighbors thought about the project and the through road. Planning Board Minutes 17 May 2, 1995 Mr. Ciaschi stated that the neighbors were against a through road to Woolf Lane being developed because they want the space left open. Mr. Ciaschi stated that he would like to get approval to start developing 4 or 6 lots in order to allow the sale of those lots to fund the development of the remaining lots in the subdivision. Attorney Barney stated that he was concerned about giving approval for 4 or 6 lots with a temporary turnaround because there was no security for the Town of Ithaca should Mr. Ciaschi decide not to complete the subdivision. It was agreed that a site visit should be set up to look at the wetlands, the possibility of a through road, and other site issues. There being no further discussion, the Chair declared the matter of the Westwood Hills II sketch plan duly closed at 10:04 p.m. AGENDA ITEM: OTHER BUSINESS. There was no other business to be brought before the Planning Board at this meeting. ADJOURNMENT Upon MOTION, Chairperson Smith declared the May 2, 1995 Meeting of the Town of Ithaca Planning Board duly adjourned at 10:08 p.m. Respectfully submitted, Starr Hays, Recording Secretary, Town of Ithaca Planning Board. 5/5/95. • TOWN OF ITHACA 126 EAST SENECA STREET, ITHACA, N.Y. 14850 TOWN CLERK 273 -1721 HIGHWAY 273 -1656 PARKS 273 -8035 ENGINEERING 273 -1747 PLANNING 273 -1747 ZONING 273 -1783 FAX (607) 273 -1704 TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION • • Notice of Public Hearings to. be held by the Town of Ithaca Planning Board, in Town of Ithaca. Town Hall, .126 East Seneca Street, Ithaca, New York, on Tuesday, May 2, 1995, commencing at 7 :30 P.M., as per attached. Location of Sign'Board used for Posting: Entrance of Town Hall. Date of Posting:. Date of Publication: STATE OF NEW YORK ) COUNTY OF TOMPKINS ) April 2.4., 1995 April 26, 1995 SS.. Bulletin Board., Front StarrRae Hags,. Recording Secretary, Town of Ithaca Planning Board. sworn to and subscribed before me this 1st day of May 1995. Filename: Notices \5- 2- 95PP.aff - NOTARIPPUBLIC STAT.EOFONEW YORK 4646=427 I, StarrRae Hays, being duly sworn, depose and say that I am the Town of Ithaca Planning Board Recording Secretary, Tompkins County, New York; that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published;in the local newspaper, The Ithaca Journal. Notice of Public Hearings to. be held by the Town of Ithaca Planning Board, in Town of Ithaca. Town Hall, .126 East Seneca Street, Ithaca, New York, on Tuesday, May 2, 1995, commencing at 7 :30 P.M., as per attached. Location of Sign'Board used for Posting: Entrance of Town Hall. Date of Posting:. Date of Publication: STATE OF NEW YORK ) COUNTY OF TOMPKINS ) April 2.4., 1995 April 26, 1995 SS.. Bulletin Board., Front StarrRae Hags,. Recording Secretary, Town of Ithaca Planning Board. sworn to and subscribed before me this 1st day of May 1995. Filename: Notices \5- 2- 95PP.aff - NOTARIPPUBLIC STAT.EOFONEW YORK 4646=427 • TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARING Tuesday, May 2, 1995 By direction of the Chairman of the Planning Board, NOTIC E that a Public Hearing will be held by the Planning Board of -e;Tuesday, May 2, 1995, at 126 East Seneca Street, Ithaca, N. time and on the following matter: 7:35 P.M. FINAL EM IS HEREBY GIVEN the Town of Ithaca on Y. , at the following Consideration of Site Plan Modification and Recommendation to the Zoning Board of Appeals with respect to a request for Special Approval for the proposed modifications to interior office space at the Cornell Campus Store Warehouse. Consideration of Site Plan is for the expansion of existing office space into an existing mezzanine area (approximately 1,000 sq. ft.) currently being used for storage. Also being proposed is the addition of 700 sq. ft. by extending the second floor mezzanine to the full width of the building for additional office space and related office functions. Said facility is located on Town of Ithaca Tax Parcel No. 64 -1 -2, approximately 900 feet south of NYS Route 366 and 2,000 feet west of Game Farm Road, Residence District R -30. Cornell University, Owner; George W. Breuhaus, Agent. •Said Planning Board will at said time and said place hear all persons in support of such matter or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Jonathan Kanter, AICP Town Planner 273 -1747 Dated: Monday, April 24, 1995 Publish: Wednesday, April 26, 1995 • iFileraama: 06 -OZ -96 _ 1PH� 7:30 P.M. 7:35 P.M. i 8:30 P.M. • 4. 5. 6. TOWN OF ITHACA PLANNING BOARD FINAL 126 East Seneca Street Ithaca, New York 14850 Tuesday, May 2, 1995 COPY AGENDA Persons to be heard. PUBLIC HEARING: Consideration of Site Plan Modification and Recommendation to the Zoning Board of Appeals with respect to 'a request for Special Approval for the proposed modifications to interior office space at the Cornell Campus Store Warehouse. Consideration of Site Plan is for the expansion of existing office space into an existing mezzanine area (approximately 1,000 sq. ft.) currently being used for storage. Also being proposed is the addition of 700 sq. ft. by extending the second floor mezzanine to the full width of the building for additional office space and related office functions. Said facility is located on Town of Ithaca Tax Parcel No. 64 -1 -2, approximately 900 feet south of NYS Route 366 and 2,000 feet west of Game Farm Road, Residence District R -30. Cornell University, Owner; George W. Breuhaus, Agent. Consideration of a Sketch Plan for the proposed Subdivision, Town of Ithaca Tax Parcel Nos. acres, proposed to consist of +20 lots with +1 new road and extensi -on _of existing water and Woolf Lane, Residence District R -15. Timothy Applicant. Approval of Minutes: April 4, 1995 April 18, 1995 Other Business Adjournment "Westwood Hills II" '.3 -1- 11.112, 12.92+ ,650 linear feet of sewer, located on Ciaschi, Owner and Jonathan Kanter, AICP Town Planner NOTE. IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY PLANNING BOARD SECRETA.RYs S7NUA -? FA''S, Ii'=IATELY AT 273. 1747. (A quorum of five (5) members is necessary to conduct Planning Board business.) I TOWN OF ITHACA 126 EAST SENECA STREET, ITHACA, N.Y. 14850 TOWN CLERK 273 -1721 HIGHWAY 273 -1656 PARKS 273 -8035 ENGINEERING 273 -1747 PLANNING 273 -1747 ZONING 273 -1783 FAX (607) 273 -1704 TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION • u I, StarrRae Hays, being duly sworn, depose and say that I am the Town of Ithaca Planning Board Recording Secretary, Tompkins County, New York; that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published East in,the Street, Ithaca, local newspaper, The Ithaca Journal. Notice of Public Hearings to be held by the Town of Ithaca Planning Board in Town of Ithaca Town Hall, 126 East Seneca Street, Ithaca, New York, on Tuesday, June 6, 1995, commencing at 7 :30 P.M., as per attached. Location of Sign Board used for Posting: Entrance of Town Hall. Date of Posting:- May 26,. 1995 Date of Publication: May 31, 1995 STATE OF NEW YORK ) SS.: COUNTY OF TOMPKINS ) Bulletin Board, Front StarrRae Hays- 0 Recording Secretary, Town of Ithaca Planning Board. Sworn to and subscribed before me this 31st day of May 1995. Filename: Notices \06- 06- 95.ppa I otaty PIl is . 7' j . OTC N OT STATE OF NEW't'ORK # 4646 427' `" 6/361q 7 • • TOWN OF ITHACA PLAN* I NING BOARD, NOTICE OF PUBLIC HEARING, ' i TUESDAY, JUNE 6, 1995 By direction of the Chairman ! oI the Planningg Board, NO f TICE IS HERE BI GIVEN that a Public Hearing will be held {, I by the Planning Board of the 4 I Town of Ithaca, on Tuesday, c i June 6, 1995, at 126 East ' Seneca Street, Ithaca, N.Y. at the following time and on the following, matter: 7:35 P.M. Consideration of Preliminary Site Plan Ap- proval for the proposed Kolar Machine, Inc., manufacturing facility to be located in the existing Bell's Warehouse / Roscoe Woodworking building at 612 Elmira Road, for which Site Plan Approval-'r was originally. ranted on May 21, 1991. The propposal consists of minor modifica- tions to the site plan of an existing industrial site cur- rently housing ' a 10,000 scare foot woodworking op- eration and a 2,000 square foot warehouse, to allow', Kolar Machine, Inc., to moves into the 10,000 square foot l area occupied by the wood working operation and, in the future, expand into the 2,000 square foot ware- house area. The' site is lo-: cated on Town of Ithaca Tax \Parcel No. 33.3 -2.8, 1.19± acres, Light Industrial District, Thomas Bell, Owner; Kolar Machine, Inc., Applicant;' Frank Ligouri, Agent. Said Planning Board will at said time and said place hear'. ,all persons in support of such' 'matter or objections thereto. 'Persons • may appear' by agent or in person. Individu -, afs with visual impairments, Ihearing impairments or other ispecia needs, will. be pro- ' Mcled with assistance as nec -,, !essary, upon request. Persons desiring assistance must; !make such a request not less'. !than 48 hours prior to the time of the public hearings. ' Jonathan Kanter, AICP Town Planner 273-1747. May 31, 1995