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HomeMy WebLinkAboutPB Minutes 1996-01-23• C. TOWN OF ITHACA PLANNING BOARD JANUARY 23, 1996 FILED TOWN OF ITHACA Date Clerk / 5'Ay The Town of Ithaca Planning Board met in regular session on Tuesday, Ithaca, January New York 23, 1996, at 7:30 in Town Hall, 126 p.m. East Seneca Street, PRESENT: Chairperson Candace Cornell, Vice - Chairperson Eva Hoffmann, James Ainslie, Herbert Finch, Robert Kenerson, Fred Wilcox, Gregory Bell, Jonathan Kanter (Director of Planning), George Frantz (Assistant Town Planner), John Barney (Town Attorney), Daniel Walker (Town Engineer), ALSO PRESENT: Bill Szabo, Jim Pu David Marks, Allan Yhamam ? ? ?, Shirley Cimmino, Carl Guy, Barbara Blanchard, ng, Corinne Stern, Robert Stern, Lentini, John Yntema, Elsie Egan, Virginia Bryant, J.A. Charles Brodhead, Anne Butler, Noel Desch, Mark Macera. Vice - Chairperson Hoffmann declared the meeting duly opened at 7:38 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 15, 1996, and January 17, 1996, said Notice was served upon the applicants and /or agents, as appropriate, on January 22, 1996 and January 23, 1996. (NOTE: Due to the flooding on January 19, 1996, Notices for this meeting were unable to be mailed to the adjoining neighbors.) Vice - Chairperson Hoffmann 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. Vice - Chairperson Hoffmann closed this segment of the meeting. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO. 72- 1- 1.178, 29,300 SQ, FT, IN AREA, INTO TWO LOTS, ONE OF WHICH IS PROPOSED TO BE CONSOLIDATED WITH THE ADJACENT TOWN OF ITHACA TAX PARCEL NO. 72 -1- 1.177, OWNED BY DAVID AND PAULINE MARKS, AND ONE OF WHICH IS PROPOSED TO BE CONSOLIDATED WITH TOWN OF ITHACA TAX PARCEL NO, 72- 1- 1.179, OWNED BY ROBERT AND CORINNE STERN. THE PARCEL TO BE SUBDIVIDED IS LOCATED AT 133 BURLEIGH DRIVE, RESIDENCE DISTRICT R -15. PAUL AND CONNIE BATES, OWNERS; CORINNE STERN, AGENT. ® Planning Board Minutes 2 January 23, 1996 ADOPTED 2/6/96 Vice - Chairperson Hoffmann declared the above -noted matter duly opened and read aloud from the Notice of Public Hearings as posted and published and as noted above. Corinne Stern of 135 Burleigh Drive addressed the Board and stated that she and her husband own the property on one side of the property to be subdivided, and that Mr. & Mrs. Marks own the property on the other side of the property to be subdivided. Ms. Stern stated that they would like to purchase and consolidate half of the property at 133 Burleigh Drive to be consolidated with her property, and the Marks would like to do the same thing with the other half of the property to be consolidated as well. Ms. Stern stated that they prefer the property remain wooded and wild rather than be built on, so they have arranged to jointly divide it. Ms. Stern stated that they are asking for the Board's approval. Vice - Chairperson Hoffmann stated that she had visited that site earlier today and stated that she felt that was a nice area. Vice - Chairperson Hoffmann asked if the Board had any comments or questions at this time. Town Attorney John Barney addressed the Board and stated ® that although it does not relate specifically to this project, the Board needs to change the process slightly with respect to the environmental findings and the holding of public hearings. Attorney Barney suggested that, before the Board continues to hold the Public Hearing, it make a determination of environmental significance. Attorney Barney stated that under the law, as it has been restructured, the Board is supposed to have a completed application before commencing a Public Hearing, and under the Town Law, the definition of a completed application is one in which you have either made a determination of non - significance of environmental issues, or have accepted for filing a draft environmental impact statement. Attorney Barney stated that technically, that determination is supposed to occur before you even schedule a Public Hearing to consider the action. Attorney Barney stated that the new law could mean that you have two meetings for every matter that comes before this Board. Attorney Barney stated that the procedure ought to be, now, if the Board is going to make a negative determination of environmental significance, make it before the Public Hearing is opened and conducted. Attorney Barney stated that negative determination could be filed with the Chairperson, and then conduct the remainder of business for that project. Attorney Barney then suggested that the Board make a determination regarding the SEQR Resolution before moving on with this project or opening it to the public. MOTION by Robert Kenerson, seconded by James Ainslie: • Planning Board Minutes 3 January 23, 1996 ADOPTED 2/6/96 WHEREAS: 1. This action is the consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 72- 1- 1.178, 29,300 +/- sq. ft, in area, into two lots, one of which is proposed to be consolidated with the adjacent Town of Ithaca Tax Parcel No. 72 -1- 1.177, owned by David and Pauline Marks, and one of which is proposed to be consolidated with Town of Ithaca Tax Parcel No. 72 -1- 1.179, owned by Robert and Corinne Stern. The parcel to be subdivided is located at 133 Burleigh Drive, Residence District R -15. Paul and Connie Bates, Owners; Corinne Stern, 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 Subdivision Approval, and 3. The Planning Board, on January 23, 1996, 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 survey entitled "Survey Map, No. 133 Burleigh Drive, Town of Ithaca, Tompkins County, New York" prepared by Lee Dresser, L.S. dated December 7, 1995, and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed subdivision; 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. Board Member Gregory Bell stated that, procedurally, he had a question about what Attorney Barney stated earlier. Mr. Bell asked how could the Board consider a SEQR until the Members have heard the applicants tell them what they want to do. Attorney Barney stated that it could be done with the papers presented and the Board could also ask the applicant questions prior to the conduct of the formal Public Hearing as to what additional information you would want prior to making the SEQR O determination. Attorney Barney stated that he is puzzled by the way the law was changed, it sounds to him as though two different groups were working on the revision of the environmental ® Planning Board Minutes 4 January 23, 1996 ADOPTED 2/6/96 regulations, Part 617 of the New York State Code of Regulations. Attorney Barney stated that a different group, the Commission on Local Resources, which is an adjunct group of the State Legislature, revised the Town Law, among other Laws. Attorney Barney stated that it was the combination of putting the two together that created this type of interesting situation, because one would want to hold the Public Hearing before making the SEQR determination, to get the benefit of the input from the public as to whether or not there is a significant environmental issue involved. Attorney Barney stated that the way it is structured, it is not the case. Attorney Barney stated that in a more elaborate matter, such as Ithacare, the Board could elect to hold two public hearings, one of the issue of whether there is environmental impact, and then a second Public Hearing on the actual merits of the proposal itself. Board Member Robert Kenerson stated that the changes will slow things down and make them more complicated. Vice - Chairperson Eva Hoffmann stated that the biggest problem that she has with this change is that the Board would not have the benefit of comments from the public while trying to make this determination. • Attorney Barney stated that under the SEQR Regulations, as additional information comes to the Board, you can go back and revisit the SEQR determination. Attorney Barney stated that if the Board makes a negative determination, and in the course of the Public Hearing additional information comes forth that would suggest that the Board may want to change that determination, you could do that. Attorney Barney stated that before the Public Hearing the Board should make the determination, negative or positive. There being no further discussion, the Chair called for a vote. Aye - Hoffmann, Finch, Ainslie, Kenerson, Wilcox, Bell. Nay - None. The MOTION was declared to be carried unanimously. Vice Chairperson Hoffmann declared the Public Hearing opened and asked if anyone from the public wished to speak. No one spoke. Vice - Chairperson Hoffmann asked if there were any comments from the Board. Board Member Fred Wilcox stated that he had spoke to one of Is the neighbors to this project, the Hathways, and they are pleased that this area will be staying wooded. Mr. Wilcox stated, for the record, that one of the sellers of the property is involved • Planning Board Minutes 5 January 23,"1996 ADOPTED 2/6/96 in a possible transaction with the Town. Mr. Wilcox stated that Paul Bates is principal of OB -GYN Associates and the Town has that property under contract. Vice - Chairperson Hoffmann asked if there was any further discussion. There being none, Vice - Chairperson Hoffmann closed the Public Hearing and asked if anyone were prepared to make a motion to approve the subdivision resolution. MOTION by Fred Wilcox, seconded by Gregory Bell: WHEREAS: 1. This action is the consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 72 -1- 1.178, 29,300 +/- sq. ft. in area, into two lots, one of which is proposed to be consolidated with the adjacent Town of Ithaca Tax Parcel No. 72- 1- 1.177, owned by David and Pauline Marks, and one of which is proposed to be consolidated with Town of Ithaca Tax Parcel No. 72- 1- 1.179, owned by Robert and Corinne Stern. The parcel to be subdivided is located at 133 Burleigh Drive, Residence District R -15. Paul and Connie Bates, eOwners; Corinne Stern, Agent, and 2. 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 January 23, 1996, made a negative determination of environmental significance, after having reviewed and accepted as adequate the Short Environmental Assessment Form part I, prepared by the applicant, and a Part II prepared by the Town Planning staff, and 3. The Planning Board, at a 1996, has reviewed and a entitled "Survey Map, No Ithaca, Tompkins County, L.S. dated December 7, 1 materials. Public Hearing held on January 23, ccepted as adequate a survey 133 Burleigh Drive, Town of New York" prepared by Lee Dresser, 995, and other application 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, and E • Planning Board Minutes 6 January 23, 1996 ADOPTED 2/6/96 2. That the Planning Board hereby grants Subdivision Approval for the proposed Preliminary subdivision and Final of Town of Ithaca area, consolidated Tax Parcel into two lots, with No, the 72- 1- 1.178, 29,300 one of which is proposed adjacent Town of +/- sq, to Ithaca Tax ft, in be Parcel No. 72- 1- 1.177, which owned is proposed by to David and Pauline Marks and be consolidated with Town of one of Ithaca Tax Parcel subject No. 72- 1- 1.179, to the following owned by Robert conditions: and Corinne Stern, a, the subdivided parcels be consolidated with the parcels adjoining them on each side as proposed by the applicant; and b, within six months of this approval, conveyance of the northerly portion of the parcel being subdivided to the owners of Tax Parcel No. 72 -1- 1.179, and delivery to the Town Planner of a copy of the recorded deed to such owners and a copy of the communication from such owners to the Tompkins County Division of Assessment requesting consolidation of said northerly portion with Tax Parcel No. 72 -1- 1.179; and C, within six months of this approval, conveyance of the southerly portion of the parcel being subdivided to the owners of Tax Parcel No. 72- 1- 1.177, and delivery to the Town Planner of a copy of the recorded deed to such owners and a copy of the communication from such owners to the Tompkins County Division of Assessment requesting consolidation of said southerly portion with Tax Parcel No. 72- 1- 1.177. There being no further discussion, Vice - Chairperson Hoffmann called for a vote. Aye - Hoffmann, Ainslie, Finch, Wilcox, Kenerson, Bell. Nay - None. The MOTION was declared to be carried unanimously. Vice - Chairperson Hoffmann declared the matter of the 2 -lot subdivision at 133 Burleigh Drive duly closed at 7:54 p.m. • Planning Board Minutes 7 January 23, 1996 ADOPTED 2/6/96 AGENDA ITEM: CONSIDERATION OF A SKETCH PLAN FOR THE PROPOSED CONVERSION OF BLDG. NO, 14 IN THE CORNELL UNIVERSITY PLEASANT GROVE APARTMENTS COMPLEX INTO A SATELLITE MAINTENANCE FACILITY PROPOSED TO CONSIST OF ADMINISTRATIVE OFFICES, LUNCH /MEETING ROOM, AND CARPENTER, ELECTRICAL, PAINT, LOCK, GLASS, AND PIPE MAINTENANCE AND REPAIR SHOPS, AND PARKING FOR UP TO 20 VEHICLES; THE PROPOSED CONVERSION OF BLDG, NO, 12 INTO OFFICES AND STORAGE FACILITY FOR HOUSEKEEPING STAFF; AND CONVERSION OF BLDG. NO. 1 AND BLDG. NO, 2 INTO TEMPORARY OFFICES FOR GRADUATE STUDENTS DURING THE COURSE OF RENOVATIONS TO SIBLEY AND TJADEN HALLS. THE SITE IS LOCATED ON TOWN OF ITHACA TAX PARCELS NO. 67 -1 -1.1 AND 67- 1 -3.21 MR - MULTIPLE RESIDENCE DISTRICT. CORNELL UNIVERSITY, OWNER; SCOTT WHITHAM, AGENT. Vice - Chairperson Hoffmann declared the above -noted matter duly opened at 7:55 p.m. and read aloud from the Planning Board agenda and noted above. Scott Whitham, landscape architect, addressed the Board and stated that from the Pleasant Grove Apartments, they were requesting modifications for building numbers 1, 2, 12, and 14. Mr. Whitham stated that there are basically two projects contained in this sketch plan. Mr. Whitham stated that he had ® brought with him the Project Manager, Jim Pung; Shop Superintendent, Bill Szabo; and from the Department of Space Management and Planning, Alan Lentini. Mr. Whitham stated that Sibley and Tjaden Halls are going to be renovated, and during the course of those renovations, they are hoping to move graduate planners and architects into Building Nos. 1 and 2. Mr. Whitham stated that Building No. 14 would be a satellite maintenance shop, and Building No. 12 would be for housekeeping. Jim Pung, Architect at Planning and Design at Cornell University, addressed the Board and stated that there are 12 buildings, and the students are heavily occupied, mainly internally on the North Campus which includes the Pleasant Grove Apartments, Mr. Pung explained where various sections of Cornell University are located as he showed them on a drawing that was presented to the Board. Mr. Pung stated that the thought was that it would be good for the students to share some buildings while the Sibley and Tjaden Halls are being renovated.. Mr. Pung stated that they would offer them buildings close to the outside edge of Pleasant Grove where the traffic would not infringe so much on the interior buildings where the students live. Mr. Pung stated that Buildings 1 and 2 selected are a mix of one bedroom and two bedroom units. Mr. Pung stated that Cornell's plan, as stated in the proposal is that housekeeping, which serves Hasbrouck, Pleasant Grove, and a few others would be located in • Building 12 and would also constitute storage for furniture and items to make the students more comfortable. Mr. Pung stated that Building 14 is intended for satellite shops for campus life Planning Board Minutes 8 January 23, 1996 • ADOPTED 2/6/96 maintenance, which does minor repairs such as fixing toilets, sinks, and other small daily repair. The shop located in Building 14 would not be for remodeling or large scale repairs. Mr. Pung stated that the shop located here would be on an as needed basis. Mr. Pung stated that in the long range plan Cornell would maintain housekeeping and satellite shops in Buildings 12 and 14 on the outside perimeter of the group of buildings, so that temporarily Art and Architecture and Planning, in Buildings 1 and 2 would be on the perimeter of this group of buildings without penetrating into the student housing areas. Mr. Pung stated that there is a hope that when Tjaden Hall remodeling is completed, in case they are still in need of space, they have offered Building 12 to them. Mr. Pung stated that this is not mentioned in the information submitted for this meeting, he mentions it only because it is possibility, not a condition. Mr. Pung stated that the buildings would be used for the students affected by the remodeling for a year and a half to possibly two years, at which time it would revert back to graduate student housing. Alan Lentini, Director of Space Management and Planning, addressed the Board and stated that the students that are intended to occupy the two buildings, and possibly three would be ® comprised of approximately 30 PHD students, 30 Masters students in City and Regional Planning, and 20 fifth year grad students in architecture. Mr. Lentini stated that the functions that would be involved in these buildings would be office functions; the architects would have their drawing tables, and the PHD and masters students in City and Regional Planning would probably have computers and a telephone, and that would be about it. Mr. Lentini stated that they would be displaced mostly from the third floor of west Sibley and some of the basement area of Sibley Hall, Bill Szabo, shops supervisor, addressed the Board and stated that the shops are currently in Clara Dixen Hall and are not part of the large shops that Cornell has. Mr. Szabo stated that they are, and have been, a small emergency maintenance team that takes care of individual apartments and student dorms, small jobs. Mr. Szabo stated that there are a few plumbers, carpenters, who do small repairs. Mr. Szabo stated that they do not take any large deliveries, and should there be a time that they needed to, they would take delivery at the job site, not to Building 14, Chairperson Candace Cornell arrived at the meeting and expressed apologies to those assembled on her tardiness. Chairperson Cornell stated that she was familiar with the Cornell Project and was ready to continue. • • Planning Board Minutes 9 January 23, 1996 ADOPTED 2/6/96 Assistant Town Planner George Frantz stated that there was one change, which is the possibility that they may request partial use of building 12 for graduate students offices due to remodeling. Board Member Hoffmann asked if Buildings 3 through 13 are currently occupied. Mr. Lentini stated that there is one tenant in building 1, and that the rest are less than 50 percent occupied. Board Member Hoffmann asked if buildings 1 and 2 were for temporary use of grad students and would then revert back to residential use. Ms. Hoffmann asked what would happen to buildings 12 and 14. Mr. Lentini stated that Building 12 would be permanent placement for housekeeping. Mr. Lentini stated that building 14 would be for the satellite shops. Board Member Robert Kenerson stated that he remembered from older meetings that Pleasant Grove Apartments were going to be torn down, and asked if that is what would be happening with them ® now. l Mr. Lentini stated that the long range plan for this site is beyond 10 years to look at heavier density, these are currently single story buildings with 8 units per building, they would look at a new layout to try to maximize the density. Mr. Lentini stated that the long range campus plan shows undergraduate housing. Board Member Kenerson asked how long was temporary. Mr. Lentini stated a maximum of two years. Chairperson Cornell asked what the plans for this site was for after the two year period. Mr. Lentini stated that they would continue as graduate student housing. Mr. Lentini stated that the long range plan is to have new under graduate housing. Board Member James Ainslie asked if Cornell is expecting more undergraduate students over the next five to ten years. Mr. Lentini stated that they are trying to attract more students into the community. • Board Member Robert Kenerson asked if they had considered parking needs. ® Planning Board Minutes 10 January 23, 1996 ADOPTED 2/6/96 Mr. Whitham stated that the existing parking area will take what is needed for the proposed facilities. Mr. Whitham stated that although the plans are all conceptual, they estimate 25 vehicles. Chairperson Cornell asked what activities would be taking place in the satellite shops. Mr. Szabo stated that there is one electrician, there would be small repairs done on a bench, they may repair motors, the carpenters may repair cabinets, counter tops, build small cabinets, make signs, only small maintenance. painting. Chairperson Cornell stated that she was trying to determine if the activities that would go on in the maintenance building • would conflict with residential use, especially children. Chairperson Cornell asked if there were provisions for trucks coming in for supplies. Mr. Szabo stated that there are no large trucks making deliveries, everything is either pick up trucks or a small van. Mr. Whitham Chairperson Cornell asked if the repairs would involve painting. for the shop was because it had a separate drive, Mr. Szabo responded that there would be very little painting, if any, in the shop. Mr. Szabo stated that most of the painting that is needed would be done as on site maintenance painting. Chairperson Cornell stated that she was trying to determine if the activities that would go on in the maintenance building • would conflict with residential use, especially children. Chairperson Cornell asked if there were provisions for trucks coming in for supplies. Mr. Szabo stated that there are no large trucks making deliveries, everything is either pick up trucks or a small van. Mr. Whitham stated that one reason for choosing Building 14 for the shop was because it had a separate drive, which could be used as a service drive, and the main part of the residential use would remain unaffected stated by the change in use. Mr. Whitham stated that there is a substantial landscaped distance buffer between building 14 and the residential units. Board Member Fred Wilcox stated that he had a question regarding Map SP2 which shows a loading zone located in front of a hydrant. Mr. Wilcox stated that space #24 needs to be eliminated because it does not look like the road is wide enough to sustain traffic and that space. Mr. Wilcox questioned the placement of a loading zone in from of a fire hydrant. Mr. Whitham stated that in terms of actual measurements for spaces there is enough width to the road to sustain the space as indicated. Mr Whitham stated that this is only a sketch plan for a conceptual scheme Whitham stated that the point of having ® the loading zone by the fire hydrant is well taken, and perhaps the loading zone could be switched to the opposite end of the building. Mr. Whitham stated that they will check into that. 4. • Planning Board Minutes 11 January 23, 1996 ADOPTED 2/6/96 Jim Pung addressed the Board and stated that he believed that from a planning standpoint, switching the location of the loading zone is entirely possible. Mr. Whitham stated that in terms of topography, the alternate location works out better than the location shown on the sketch plan because the land is fairly flat. Mr. Whitham stated that Chairperson Cornell had referred to separation between the residential areas and the shops, and that Cornell was concerned about this as well. Mr. Whitham stated that there was a large space between the residential units and Buildings 12 and 14. Chairperson Cornell asked if there were security provisions for those buildings on the weekends and evenings. Mr. Szabo stated that the door would, of course, be locked, and the only extra provision would be for the lock shop, which would be more secure than the rest of the area. Mr. Szabo stated that a cabinet for supplies would also be locked up. Chairperson Cornell asked if there would be any type of outdoor storage. is Mr. Szabo responded, no. Chairperson Cornell asked how they could guarantee that the offices in Buildings 1 and 2 would be only temporary. Attorney Barney stated that he thinks that issue would be dealt with when the site plan modification comes before the Board, by putting a time limit on that use. Director of Planning Jonathan Kanter stated that it appears that use variances will need to be sought for some, or all, of this proposal since this is in a Multiple Residence District. Mr. Kanter stated that the temporary use as student offices could be done on a time limited basis, and would need use variances as well. Chairperson Cornell stated that she personally feels that this is a valuable area for residential use and should be kept as such. • • Planning Board Minutes 12 January 23, 1996 ADOPTED 2/6/96 Board Member Hoffmann stated that for that reason, she feels that outside storage should be considered off limits in the future. Ms. Hoffmann asked why Building 14 was scheduled to serve Maplewood Apartments and all the other residential facilities that are south, when those areas are closer to both the Humphrey's Service Building and the Orchards area. Ms. Hoffmann asked why they could not be served out of the areas closer to them. Mr. Pung responded that the people that do the work would be near most of the people that would need the services. Mr. Pung stated that the centroid of the 6800 students is in the north end of the campus, and the trade people are dedicated to campus life. Board Member Hoffmann asked if the crews could be divided up so that they were closer to the areas south with headquarters closer to those areas. Mr. Szabo stated that this is the way it works, and it would be a switch of services one way or the other. Board Member Hoffmann stated that in the documents, this is presented as something that would help save space in the inner campus, and also possibly take away some traffic from the inner campus. Ms. Hoffmann stated that if the traffic is moving from inner campus to other areas of the Town, it is a concern, and maybe there would be increased traffic in residential areas of the Town. Chairperson Cornell stated that it would be increasing traffic in the Forest Home area which is already overburdened, and recognized as a problem situation. Mr. Szabo stated that the only time the crew goes through Forest Home is to go to the store. Mr. Szabo stated that approximately 20 people report to work, which way they travel he is unsure. Chairperson Cornell stated that she was concerned about truck traffic, and was also concerned about the dangerous intersection of the driveway with Pleasant Grove Road, Mr. Szabo responded that there are only pick up trucks and vans, that there are no large trucks. Assistant Town Planner Frantz asked Mr. Szabo where the trucks and vans were parked at night. Planning Board Minutes 13 January 23, 1996 ADOPTED 2/6/96 Mr. Szabo responded that they are parked at the Humphrey's Service Building, one is a natural gas, clean air vehicle. Mr. Szabo stated that those that drive work vehicles, park their personal cars at Humphrey's, Board Member Hoffmann stated that, although this is just a sketch plan, it would be a good idea for Cornell to consider the impact on traffic in the Town. Ms. Hoffmann stated that since the cars are parked at Humphrey's, maybe the plans could be switched around so that some of the crews go out of Humphrey's instead of the proposed location. Mr. Szabo stated that there are only four Cornell vehicles, and the rest of the workers use personal vehicles. Board Member Wilcox stated that he was in support of Ms. Hoffmann's suggestion that any plan should not allow storage of any materials outside of Building 14. Mr. Wilcox stated that given the proximity to the gorge, he is worried that vandals might kick items left outside into the gorge. Chairperson Cornell stated that the proximity to the children was of some concern as well. Board Member Herbert Finch stated that he had read in a letter from Mr. Pung, dated December 12, 1995, that there was mention of a four -foot dividing wall to be put in, separating the children's area from the work shops. Mr. Pung responded, yes, in discussions with the planners, it was determined that a fence would help buffer both buildings 12 and 14 from the playground. Mr. Pung stated that it would be very easy to install a four -foot fence in front of the sidewalk in the back of the building actually separating children from the building, and would prohibit people from taking this route. Mr. Pung stated that the plan, however, as far as the students traffic is concerned, is to keep access in the center of the complex. Chairperson Cornell asked if the Board shared her feelings that this area should remain residential. Board Member Gregory Bell stated that immediately adjacent to this project Moore, and that in its the 8 year is a historic farmhouse which was asked if Cornell University planned on historic state. Mr. Bell asked if this plan would impact the farmhouse. owned by Dr. maintaining project or ® Mr. Pung responded that the current plan is to renovate it and use it for a faculty residence program, and to have it ready by August of 1996. ® Planning Board Minutes 14 January 23, 1996 ADOPTED 2/6/96 Assistant Town Planner Frantz suggested that a study be done to show the use of each building, and a breakdown of maintenance visits by Mr. Szabo's staff over the past couple of years. Mr. Frantz stated that information would show the Board what percentage of trips would essentially stay at north campus, what percentage would go to west campus, Maplewood, etc. Mr. Frantz stated that the Board would also need to know what type of fence would be used, whether it is a simple chain -link fence, or would it be better to have a solid board fence, which, especially with children playing nearby, would possibly be more appropriate since that type of fence can not be seen through or climbed over by children. Mr. Frantz stated that a solid fence would not only serve as a way to keep the children out, but also as a screen. Chairperson Cornell reviewed the comments submitted by the Conservation Board regarding their concerns about this project. Chairperson Cornell then summarized those comments for those assembled. (Copy of Conservation Board comments is attached hereto as Exhibit #2 Chairperson Cornell stated that the Unique Natural Area (UNA) is a concern to everyone, and asked how the applicants would address grading of parking places. ® Mr. Whitham stated that in the next submittal would be provided a detailed grading and site plan with dimensions to show exactly how that slope works, how far it is from the UNA, where drainage will flow, and turn around area. Mr. Whitham stated that with preliminary plans, it seems to Cornell that there is enough room for a turn around for that number of vehicles to fit in that area safely. Chairperson Cornell stated that she was at the site yesterday and was surprised to see how narrow the driveway was and how close to the slope it was located. Board Member Hoffmann stated that she had visited the site today, and that there seemed to be a continuing problem with parking there. Ms. Hoffmann stated that there were five cars parked in the parking spaces, and seven cars parked along the road. Mr. Whitham addressed the Board and stated that it seems to be quite a free - for -all around there and some organization for those parking spaces is certainly in order. Chairperson Cornell asked if there were any further comments or questions regarding this project. There being none, is Chairperson Cornell duly closed the sketch plan discussion for the Pleasant Grove Apartments at 8:46 p.m. ® Planning Board Minutes 15 January 23, 1996 ADOPTED 2/6/96 Chairperson Cornell stated that with regard to the Planning Board Minutes, there is a backlog of minutes, the recording secretary is back to work after a prolonged illness, and we hope that the minutes will be caught up shortly. The Board received as handout tonight two sets of minutes from November 7, 1995, and November 21, 1995. Chairperson Cornell stated that the rest of the minutes will be forth coming. Town Planner Kanter stated that the recording secretary will be trying to keep current with the most recent meeting minutes to prevent falling further behind. Mr. Kanter stated that for the next meeting we are hoping that the Board can approve the November.7, 1995, November 21, 1995, December 5, 1995, and hopefully the minutes from this meeting, at the February 6, 1996 Planning Board Meeting, Assistant Town Planner George Frantz stated that Ms. Hays has also been having to deal with the many, many questions and problems that piled up during her absence. Chairperson Cornell stated that Ms. Hays has been seriously ill, so we have to be patient. Chairperson Cornell stated that she did not realize that there was a State Law that the minutes • have to be drafted within 10 days of the meeting. AGENDA ITEM: CONSIDERATION OF APPROVAL OF STATEMENT OF FINDINGS FOR THE PROPOSED ITHACARE CENTER SENIOR LIVING COMMUNITY SITE PLAN TO CONSIST OF A 115,000 + SQUARE FOOT BUILDING WITH 60 ADULT CARE UNITS, 20 ASSISTED LIVING UNITS, AND 80 INDEPENDENT LIVING UNITS, TO BE LOCATED ON THE WEST SIDE OF DANBY ROAD APPROXIMATELY 2,000 FEET SOUTH OF THE ENTRANCE TO ITHACA COLLEGE ON THAT 28 + ACRE PORTION OF TOWN OF ITHACA TAX PARCEL NO, 39 -1 -1.3 DESIGNATED AS SPECIAL LAND USE DISTRICT NO, 7. ITHACARE CENTER, APPLICANT; MARK MACERA, AGENT, ALSO CONSIDERATION OF SETTING A PUBLIC HEARING FOR FEBRUARY 6, 1996, TO CONSIDER PRELIMINARY SITE PLAN APPROVAL FOR THE PROPOSED ITHACARE CENTER SENIOR LIVING COMMUNITY. Chairperson Cornell declared the above -noted matter duly opened at 8:48 and read aloud from the Planning Board Agenda as noted above. Chairperson Cornell asked what the date was that the SLUD would have to be reconsidered by the Town Board. Director of Planning Jonathan Kanter stated that the date referred to in the Town Board resolution was February 1, 1996, to revisit the SLUD. Mr. Kanter stated that the date was not that it need to go to the Town Board on February 1st, but that if ® construction has not substantially commenced by February 1st, then it should go back to the Town Board for evaluation. ® Planning Board Minutes 16 January 23, 1996 ADOPTED 2/6/96 Chairperson Cornell stated, obviously, that construction by that date is not possible. Board Member Finch stated, having read the revised Statement of Findings thoroughly, he was prepared to offer a motion to approve them as presented at this meeting. MOTION by Herbert Finch, seconded by Robert Kenerson: WHEREAS, Ithacare Center has requested from the Town of Ithaca Planning Board for Site Plan Approval the proposed Senior Living Community to consist with 60 adult care units, independent living units, Road approximately 2,000 College on that 28 +/- acre of a 115,000 20 assisted living to be located feet south of portion of +/- on the Town square foot units, and the west side entrance to Ithaca of Ithaca Tax building 80 of Danby Parcel No. 39 -1 -1.3 designated as Special Land Use District No. 7, and WHEREAS, the Planning Board of the Town of Ithaca made a positive declaration of Environmental Significance on December 9, 1994, directing Ithacare Center to prepare a Draft Environmental Impact Statement (DEIS), and ® WHEREAS, Ithacare Center had a DEIS prepared which has thoroughly examined possible adverse environmental impacts of the proposed Senior Living Community and has proposed mitigating measures to minimize such impacts, and WHEREAS, the Planning Board held a public hearing on July 18, 1995 in order to solicit public comment on the DEIS, and received substantial public comment, and WHEREAS, the Planning Board and Ithacare Center agreed to extend the date for filing of the FEIS in order to allow more time to adequately prepare it, and WHEREAS, the Planning Board as Lead Agency, has responded in the FEIS to all substantive public comments received, and on December 19, 1995, accepted in substance the proposed responses to comments received on the DEIS, and I u WHEREAS, the Town of Ithaca Planning Board, as Lead Agency, with the assistance of Town Staff, reviewed the DEIS submitted on May 31, 1995, and on June 20, 1995, adopted a resolution finding the DEIS to be satisfactory with respect to its scope, content, and adequacy for the purpose of public review, and WHEREAS, the Planning Board held a public hearing on July 18, 1995 in order to solicit public comment on the DEIS, and received substantial public comment, and WHEREAS, the Planning Board and Ithacare Center agreed to extend the date for filing of the FEIS in order to allow more time to adequately prepare it, and WHEREAS, the Planning Board as Lead Agency, has responded in the FEIS to all substantive public comments received, and on December 19, 1995, accepted in substance the proposed responses to comments received on the DEIS, and I u ® Planning Board Minutes 17 January 23, 1996 ADOPTED 2/6/96 • I u WHEREAS, the Planning Board of the Town of Ithaca, as Lead Agency, on December 19, 1995, accepted the Final Environmental Impact Statement for the Ithacare Center Senior Living Community for filing, having duly considered the potential adverse environmental impacts and proposed mitigating measures as required under 6 NYCRR 617 (the SEQR regulation), and WHEREAS, the Planning Board of the Town &E Ithaca has filed a Notice of Completion of Final EIS, issued the FEIS as required under 6 NYCRR 617.10 and 617.21, and distributed the FEIS to involved and interested agencies and the public, and NOW, WHEREAS, in a letter dated December 22, 1995, Ithacare Center, Inc., has agreed to extend the timeframe for the preparation and adoption of a Statement of Findings for the Ithacare Center Senior Living Community project until January 23, 1996, or thereabouts; Senior Living Community Site Plan, NOW, THEREFORE, BE IT RESOLVED, that the Planning Board of the Town of Ithaca, as Lead Agency, on January 23, 1996, does hereby adopt the Statement of Findings for the Final Environmental Impact Statement for the proposed Ithacare Center Senior Living Community Site Plan, Chairperson Cornell asked if there were any comments from the Board regarding the Statement of Findings. Board Member Eva Hoffmann stated that the wording was changed on pages 4, 5, and 6, and asked that the wording be made consistent. Director of Planning Kanter stated that the reason for the rewording was to make them more as findings instead of conjectural statements. Board Member Hoffmann stated that she had a prepared statement that she wished to read which explains why she will be voting against the Statement of Findings. Ms. Hoffmann read as follows: "I strongly disagree with the finding in point IV.A.1., about visual impact that `construction of the Ithacare facility will result in a moderate impact on views from South Hill.' In my opinion the impact would be a significant one and an adverse one. I would like to remind everyone that although we have seen improvements in the design and layout of the proposed building more recently, and those improvements have lessened the negative impacts of the bulk and the height of it on the panoramic views from South Hill, the height is still 6 feet higher than the 591 feet of the proposed structure that was presented with the request to rezone the parcel and create the SLUD No. 7 in Dec. 1993. In the Full Environmental Assessment Form presented by • Planning Board Minutes 18 January 23, 1996 ADOPTED 2/6/96 Ithacare to the Planning Board and the Town Board at that time it was stated in Appendix 4 that `The proposed project will have little, if any, impact on the vista from 96B.' It continues, `The top of construction for the proposed structure will be approximately 5911,' and `The structure will be a foreground element; allowing an unobstructed view to the valley, City, West Hill, and the lake. "' "I have weighed all the considerations in my own mind all along, including the social and economic ones, as I am sure all the Planning Board members have, and I am fully aware of them as well as the environmental and other impacts." "To me the significance of the view in question here is not just environmental and aesthetic. This view which many have described as the best one, or one of the best in Ithaca, also has social and economic significance to me and I believe to the whole community." "Ithacare's facility could be located in a number of places in the Town of Ithaca with great benefits to both its residents and the community as a whole. The view is where it is and can not be moved. To me the view is much more important than these findings reflect." "I have decided after long and careful consideration that I can not vote for the adoption of these findings as they stand." ® Board Member Bell stated, for the record, that he made it clear two meetings ago that he would be voting against the adoption of the Statement of Findings as well, and that.he had given a rather detailed statement of why. There appearing to be no further discussion, the Chair called for a vote. Aye - Cornell, Ainslie, Finch, Kenerson, Wilcox. Nay - Hoffmann, Bell, The MOTION was declared to be carried. Chairperson Cornell stated that the next item of business would be to set a Public Hearing date for Preliminary Site Plan Approval for this project. Director of Planning Kanter stated that staff had prepared a proposed resolution to set a Public Hearing for Preliminary Site Plan Approval. Mr. Kanter stated that since the Board now has adopted the findings statement, the Board has designated Alternative B3 as the approvable action, which is why staff has prepared this resolution to set a Public Hearing to review the Preliminary Site Plan for that Alternative. Mr. Kanter stated O that Alternative B3 has not been given any official status as of this time, other than through the EIS process. 0 Planning Board Minutes 19 January 23, 1996 ADOPTED 2/6/96 Chairperson Cornell stated that this would preceed the Town Board's review of this project. 0 Director of Planning Kanter responded, yes. Chairperson Cornell asked if anyone were prepared to offer a motion. Director of Planning Kanter stated that for the Board's discussion the Board should give Ithacare and staff direction as to what exactly should be brought to that meeting so that everyone is in agreement about what is expected and is going on regarding this project. MOTION by Fred Wilcox, seconded by Gregory Bell: RESOLVED, that the Planning Board of the Town of Ithaca hereby authorizes a Public Hearing to be scheduled at 7:35 p.m. on February 6, 1996, at the Town of Ithaca Town Hall, 126 East Seneca Street, Ithaca N.Y., to consider Preliminary Site Plan Approval for the proposed Ithacare Center Senior Living Community, to consist of a 115,000 +/- sq. ft. building with 60 adult care units, 20 assisted living units, and 80 independent living units, to be located on the west side of Danby Road approximately 2,000 feet south of the entrance to Ithaca College on that 28 +/- acre portion of Town of Ithaca Tax Parcel No. 39- 1-1.3 designated as Special Land Use District No. 7. There being no further discussion, Chairperson Cornell called for a vote. Aye - Cornell, Ainslie, Finch, Kenerson, Wilcox, Bell. Nay - None. Abstain - Hoffmann. The MOTION was declared to be carried. The Board discussed items that they would like to see appear at the meeting for Preliminary Site Plan. It was decided that the Board would want to see lighting specifics, water and sewer details adequately addressed, information regarding placement of potential trails and the availability of those trails to the public, landscaping, drainage plans, architectural details, and, of course, footprint-and location of the building. Director of Planning Kanter stated that staff would meet with Ithacare representatives to discuss exactly what is to be submitted and will have the materials prepared for presentation to the Planning Board at the February 6, 1996 Meeting. 7 J C Planning Board Minutes 20 ADOPTED 2/6/96 January 23, 1996 Chairperson Cornell declared the matter of setting the Ithacare Public Hearing for Preliminary Site Plan review of Alternative B3 duly closed at 9:23 p.m. OTHER BUSINESS Board Member Eva Hoffmann stated that while she was at the East Hill Plaza gas station, she saw a half a dozen vehicles use the gas station as a short cut while exiting East Hill Plaza itself. Ms. Hoffmann stated that one of the vehicles was a City bus, which came out of the parking lot at East Hill Plaza, went through the gas station, and came out on Ellis Hollow Road and then turned toward the City. Barbara Blanchard of the Operations Committee /Transit Center, addressed the Board and stated that she would notify the appropriate people about the City bus. Chairperson Cornell asked what the Planning Board,could do about this problem. Assistant Town Planner Frantz stated that the landscaping and traffic improvements have not been completed to date. Director of Planning Kanter stated that Cornell has come to the Town with the request for a P &C Expansion approval, and that approval could be conditioned upon completion of the landscaping and improvements being completed. Town Attorney Barney stated that a Town representative could write a letter both to Bob Andree and to Cornell advising them of this problem and seeing if there is some action that can be taken to stop it. Attorney Barney stated that Mr. Andree may not even be aware of this problem. Director of Planning Kanter stated that he may call or visit the site to try to notify Mr. Andree that way. There being no further business, Chairperson Cornell closed this segment of the meeting. • Planning Board Minutes 21 January 23, 1996 ADOPTED 2/6/96 ADJOURNMENT Upon MOTION, Chairperson Cornell declared the January 23, 1996, Meeting of the Town of Ithaca Planning Board duly adjourned at 9:28 p.m. Is C7 1/30/96. Respectfully submitted, CN v L `� -� Starr Hays, Recor ing Secretary, Town of Ithaca Planning Board, Mary BWnt,rdministrative Secretary.