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HomeMy WebLinkAboutPB Minutes 1996-12-17.4 JtM OF1RA�HAACCA / Clerk _ DECEMBER 17 1996 The Town of Ithaca Planning Board met in regular session on Tuesday, December 17, 1996, in Town Hall, 126 East Seneca Street, Ithaca, New York at 7:30 p.m. PRESENT: Vice Chairperson Eva Hoffmann, Herbert Finch, Robert Kenerson, Fred Wilcox, Gregory Bell, Jonathan Kanter (Director of Planning), John Barney (Attorney for the Town) , JoAnn Cornish (Planner), George Frantz (Assistant Town Planner). ALSO PRESENT: Linda Luciano, George Breuhaus, Donald Moses, David Herrick, Peter Trowbridge, John Gutenberger, Carl Sgrecci, Thomas Hoard, Robert O'Brien. Vice Chairperson Hoffmann declared the meeting duly opened at 7 :35 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 December 9, 1:996, and December 11, 1996, 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, Town of Danby, and the Town of Ithaca, upon the Tompkins County Commissioner of Planning, upon the Tompkins • County Commissioner of Public Works, and upon the applicants and /or agents, as December 13, 1996. (Affidavit of Posting and Publication is hereto attached as Exhibit #1.)ate, on 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 being no one present to be heard, Vice Chairperson Hoffmann closed this segment of the meeting. AGENDA ITEM: 950 DANBY ROAD Vice Chairperson Hoffmann duly opened the above - mentioned matter at 7:36 p.m. MOTION by Herbert Finch, seconded by James Ainslie:. 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. • • PLANNING BOARD MINUTES 2 APPROVED - JANUARY 7, 1997 DECEMBER 17, 1996 Board Member Fred Wilcox stated that question 10 on the Short Environmental Assessment Form, which reads "What is the present land use in the vicinity of the proposed project ? ", was answered "other', and "Ithaca College is across the street' Mr. Wilcox stated that there is more going on up there other than "other ". Assistant Town Planner George Frantz stated that there is industrial use in that vicinity. Board Member Wilcox asked if there are any residences across the street. Assistant Town Planner Frantz stated that there are a few residences nearby. Board Member Ainslie stated that this proposal would be a great idea for that area. There being no further discussion, Vice Chairperson Hoffmann called for a vote. AYES - Hoffmann, Finch, Kenerson, Wilcox, Bell. NAYS - None. ABSTAIN - Ainslie. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #2.) Vice Chairperson Hoffmann duly closed the above - mentioned matter at 7:40 p.m. PUBLIC HEARING: r -... .Oro 1 - IIV Li% BREUHAUS.AGENT. Vice Chairperson Hoffmann declared the above -noted matter duly opened at 7:41 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. George Breuhaus of 179 Graham Road stated that he is the architect representing Axiohm. Axiohm is asking to use the main floor and a portion of the tower, which is approximately 6,000 square feet, to house Alex Computer Systems. Alex Computer Systems currently employs 14 people will be located in this space. Alex Computer Systems deals with software programming for . computer simulation, such as programs for heart surgeries to be seen in other parts of the country. Alex Computer Systems also does hardware re- installations for computer chips. There will be no • PLANNING BOARD MINUTES 3 DECEMBER 17, 1996 APPROVED =JANUARY 7, 1997 exterior modifications. There will be some interior modifications, even though they are taking the space as is. Alex Computer Systems will be no polluting, and this space can accommodate more people if needed. When NCR was working three shifts there were approximately 2,000 people. Currently, Axiohm has approximately 270 people with another 70 from Ithaco, and now another 14 would be added. The proposed tenant would be in keeping with the history and what is there, and will help increase the economic base in the Town of Ithaca. Vice Chairperson Hoffmann asked if the layout changes, by Alex Computer Systems moving into this office space, will be done so it will be easy for another tenant to move into the remaining space. Mr. Breuhaus responded, yes, because they want the space to be open. When it was NCR, there were no fire separations. The fire separation requirements are different for multiple tenants, so Axiohm has already started constructing some of the fire separations during the Ithaco remodeling, and they would be continued as construction continues. The construction costs that are shown on the application deal with these code issues. They want a lot of interaction between their people rather than compartmentalize. • Board Member Wilcox asked if there are going to be any solvents or liquids used. Mr. Breuhaus responded, no. They would be taking the computer chip board out and slipping another computer board in. Board Member Robert Kenerson stated, for the record, that the 14 people would have enough parking spaces to park. Director of Planning Jonathan. Kanter stated that there are individual leases for these organizations. Mr. Kanter asked if there are going to be any lease arrangements for specific areas of parking or a number of parking spaces for each tenant. Mr. Breuhaus stated that currently Axiohm has not been strict about their parking requirements. There have been tenants requesting reserved parking, and the general policy has been not to have reserved parking. Ithaco tends to have all their parking on the south end lots, Axiohm tends to park to the west of the building, and the north lot sections are primarily used for visitors. At the present time there is so much parking space, it is not an issue. Board Member Gregory Bell stated that the last paragraph on page 2 of the Site Plan Review comments submitted to the Board is a little confusing, which states "Alex's space would need to be demised, per Building Code requirements to afford proper fire safety separations." Mr. Bell asked what this statement meant. • Mr. Breuhaus stated that demisin walls g are fire separation walls. At the present time, there • PLANNING BOARD MINUTES 4 DECEMBER 17, 1996 APPROVED - JANUARY 7. 1997 are partitions that go to the under floor slabs. If there was a fire through the ceiling, it would go over the wall. It would not be a problem if it was all one tenant, but when there are separate tenants the walls would need to be demised to the under side of the deck. If a fire breaks out in one person's space, it is not supposed to be able to spread easily to another space. Demised is a term that means Axiohm is going to departmentalize. Board Member Bell asked Mr. Breuhaus if he was aware of any other plans of bringing in more companies to fill up more space. Mr. Breuhaus stated that there are plans and ongoing negotiations, but there is nothing currently in the works. Axiohm's eventual goal would be to put all their operations into approximately 140,000 square feet, so there would be approximately 100,000 square feet that could be turned over to the right person. MOTION by Robert Kenerson, seconded by Herbert Finch: NOW, THEREFORE, BE IT RESOLVED: • 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed interior renovations as shown on the floor plan entitled "Composite Second Floor Plan, Axiohm I.P.B.," prepared by George W. Breuhaus, Architect, and other information related to the application, subject to the following condition: a. Submission of one (1) original or mylar copy and two paper copies of the final floor plan, revised to include the date of said plan, to be retained by the Town of Ithaca. There being no further discussion, Vice Chairperson Hoffmann called for a vote. AYES - Hoffmann, Finch, Kenerson, Wilcox, Bell. NAYS - None. ABSTAIN - Ainslie. 40 (NOTE: The adopted resolution is hereto attached as Exhibit #3.) The MOTION was declared to be carried unanimously. • PLANNING BOARD MINUTES 5 DECEMBER 17, 1996 APPROVED - JANUARY 7, 1997 Vice Chairperson Hoffmann duly closed the matter of Preliminary and Final Site Plan Approval for interior renovations at the Axiohm at 7:50 p.m. AGENDA ITEM: MOTION by Herbert Finch, seconded by Robert Kenerson: RESOLVED, that the Minutes of the November 19, 1996 Meeting of the Town of Ithaca Planning Board be and hereby are approved with the following corrections: Page 7, paragraph 7, which states "Board Member Hoffmann asked what happened to the improvements Mr. Murray applied for earlier. Planner Comish's lettermentioned that Mr. Murray was going to add exterior stairs, windows, a door on the east end of the building, etc.'; shall read, "Board Member Hoffmann asked what has happened to the improvements Mr. Murray applied for earlier. Planner Comish's letter mentioned that Mr. Murray was going to add exterior stairs, windows, a door on the east end of the building, etc. She also stated that the plantings along Judd Falls Road appear to be diffarPnt than whmf /Q C`Ad%I I/M A.. 46L_ .- /_ -_ 11 •Page 7, paragraph 9, which states "Board Member Hoffmann asked if this would qualify for a site plan improvement when he is building a stairway. ", shall read, "Board Member Hoffmann W There being no further discussion, Vice Chairperson Hoffmann called for a vote. AYES - Hoffmann, Ainslie, Finch, Kenerson, Wilcox, Bell. NAYS - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: MOTION by Fred Wilcox, seconded by James Ainslie: RESOLVED, that the Minutes of the December 3, 1996 Meeting of the Town of Ithaca Planning Board be and hereby are approved with the following corrections: Page 17, paragraph 3, which states "Board Member Ainslie stated that he would not be attending the December 17, 1996 and the first meeting in January 1997, due to " surgery he will be having this month." shall read knee instead ofh. (Note: Mr. Ainslie surgery was delayed until • the middle of January due to an illness in the family.) • PLANNING BOARD MINUTES 6 APPROVED - JANUARY 7, 1997 DECEMBER 17, 1996 Board Member Finch stated that all the subpumps throughout the minutes shall be replaced with sump pumps. There being no further discussion, Vice Chairperson Hoffmann called for a vote. AYES - Hoffmann, Ainslie, Finch, Wilcox, Bell. NAYS - None. ABSTAIN - Kenerson. The MOTION was declared to be carried. AGENDA ITEM: OTHER BUSINESS, Vice Chairperson Hoffmann stated that Mr. A. James Teeter submitted a letter to Chairperson Candace Cornell, a copy of which was supplied to all Board Members for review. Mr. Teeter is requesting that he not be required to have a survey of his entire 55 acre parcel of farmland in the Town of Ithaca, before granting subdivision approval of a 3 acre parcel that he wants to give to his daughter. Since this Board recently has been very strict about asking for surveys, the Planning staff felt that the Planning Board should discuss what should be done with this request. • Director of Planning Kanter stated that the letter is clear on what Mr. Teeter is requesting. Mr. Teeter owns 55 acres of an old farm property that does not have good existing survey information of the entire parcel. The property has very rough terrain, with sloping land and wooded areas. Mr. Teeter received a cost estimate of what it would cost to survey the whole property, approximately $3,000.00. This seems like a high amount for what Mr. Teeter wants to do. Mr. Teeter wants to subdivide 3 acres off the 55 acre parcel. The Planning Board should be consistent with their procedures, and require current surveys of any subdivisions. The question is, does the Board want to allow a waiver in this type of situation. Board Member Bell asked what is the map entitled "A.J. Teeter Farm (Town of Ithaca Portion) ", dated November 26, 1996, that was supplied to each member. Assistant Town Planner Frantz stated that is a map of the entire farm. Mr. Frantz pointed out on the map the 3 acre lot that Mr. Teeter wants to subdivide for his daughter. Board Member Bell asked if the map was showing the 55 acres of Mr. Teeter's property. Assistant Town Planner Frantz responded, yes. Board Member Bell asked if the Board was asking for a survey of the same thing. • Assistant Town Planner Frantz stated that the ma supplied p pp ed to the Board was based on the • PLANNING BOARD MINUTES 7 DECEMBER 17, 1996 APPROVED - JANUARY 7, 1997 tax maps. The problem with doing the survey of this property is that this property is mostly steep terrain. This property has been in the family for 150 years or more and the property has been handed down from generation to generation. There has never been a survey done of the entire parcel. If the survey is done it will take a good amount of work, since a lot of the land is wooded and there are two deep ravines. Director of Planning Kanter stated that the Planning staff has a survey of the 3 acre piece of land that Mr. Teeter is requesting to subdivide. There would be questions, if and when, the larger parcel comes up for additional subdivision or development, then they would have to address the problem at that point. It seems appropriate to suggest the possibility of a full survey requirement for this particular proposal at such a time. Board Member Wilcox stated that this request is different from the one a few weeks ago when Attorney Edward King was before the Planning Board. Attorney King wanted to avoid a survey completely, but this particular person is not trying to avoid the survey. The Board already has a survey of the 3 acres Mr. Teeter wants to subdivide out. What Mr. Teeter is trying to avoid is a survey of the entire parcel. Mr. Wilcox stated that the decision this Board made with Attorney King in the property he represented should not set a precedent on what this Board would decide here. • This should be considered a separate issue. Board Member Ainslie asked Mr. Frantz if he knows whether there are any problems with the AG District. Assistant Town Planner Frantz stated that this parcel is in the AG District, and they do participate in the program. This proposal has been referred to the Agriculture and Farmland Protection Board for review. Board Member Finch asked if Mr. Kanter's understanding was that there would be no problems for the staff if this was approved. Director of Planning Kanter responded, yes. 1. Board Member Bell asked why did this Board want an entire survey of the 55 acres. Assistant Town Planner Frantz stated that subdivision regulations calls for a survey of the entire parcel to be subdivided. Director of Planning Kanter stated that normally a survey would be done for the parent parcel as well as the new piece that the subdivision would create. Vice Chairperson Hoffmann stated that she does not think this Board needs to worry about *setting a precedent. The Board would, be able to ask for a complete survey where it would be • PLANNING BOARD MINUTES 8 DECEMBER 17, 1996 APPROVED - JANUARY 7, 1997 appropriate. She believes that there are good reasons for making an exception in this case. Board Member Wilcox stated that at some point this property is going to have to be surveyed. Director of Planning Kanter stated that would be by a developer buying the property or the owner knowing that he would be making money on the big piece by selling it. Board Member Ainslie asked if the County Assessment Office shows the boundaries of this property. Assistant Town Planner Frantz stated that the enclosed map is from the tax maps, but does not qualify as a survey. A survey would be far more exact than any of the tax parcel maps. There is a whole series of deeds for this farm. MOTION by James Ainslie, seconded by Herbert Finch: RESOLVED, that the Town of Ithaca Planning Board accepts the request from Mr. Teeter not to survey the whole parcel. • There being no further discussion, Vice Chairperson Hoffmann called for a vote. AYES - Hoffmann, Ainslie, Finch, Kenerson, Wilcox, Bell NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #4) Board Member Wilcox stated that the Planning Board would like to congratulate Assistant Town Planner George Frantz for being accepted into the American Institute of Certified Planners, which was noted in Monday's Ithaca Journal. AGENDA ITEM: 1997. MOTION by Fred Wilcox, seconded by Herbert Finch: RESOLVED, that the Town of Ithaca Planning Board adopt and hereby does adopt the • following as its schedule of Regular Meetings for the Year 1997. Unless otherwise notified, all meetings will be held on the first and third Tuesday, commencing at 7:30 p.m. • PLANNING BOARD MINUTES 9 APPROVED - JANUARY 7, 1997 FIRST MEETING OF THE MONTH January 7, 1997 February 4, 1997 March 4, 1997 April 1, 1997 May 6, 1997 June 3, 1997 July 1, 1997 August 5, 1997 September 2, 1997 October 7, 1997 November 4, 1997 (ELECTION DAY) December 2, 1997 DECEMBER 17, 1996 SECOND MEETING OF THE MONTH January 21, 1997 February 18, 1997 March 18, 1997 April 15, 1997 May 20, 1997 June 17, 1997 July 15, 1997 August 19, 1997 September 16, 1997 October 21, 1997 November 18, 1997 December 16, 1997 Board Member Wilcox asked the Board to cancel the November 4, 1997 meeting on Election Day, or propose to reschedule the meeting to another Tuesday in November. •The Planning Board was in agreement to cancel the November 4, 1997 meeting, and will reschedule another meeting if necessary at that time. There being no further discussion, Vice Chairperson Hoffmann called for a vote. AYES - Hoffmann, Ainslie, Finch, Kenerson, Wilcox, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #5.) PUBLIC HEARING: CONSIDERATION OF A RECOMMENDATION TO THE ZONING BOARD OF APPEALS REGARDING A REQUEST BY CORNELL UNIVERSITY FOR AN EXTENSION OF THE TIME LIMIT ON THE USE OF THE FORMER OXLEY POLO ARENA SITE FOR A 134 SPACE TEMPORARY PARKING LOT, INCLUDING PARKING FOR TEMPORARY CONSTRUCTION STORAGE TRAILERS, FROM DECEMBER 31, 1996 UNTIL DECEMBER 31, 2001. SAID PARKING FACILITY WAS GRANTED SPECIAL APPROVAL BY THE ZONING BOARD OF APPEALS, ON A FAVORABLE RECOMMENDATION BY THE PLANNING BOARD, ON APRIL 10, 1991. THE SITE IS LOCATED OFF NYS ROUTE 366 /DRYDEN ROAD ON TOWN OF ITHACA TAX PARCEL NO. 63-1 -8.2, RESIDENCE DISTRICT R -30. CORNELL UNIVERSITY, _OWNER: WILLIAM E WENDT AGENT . PLANNING BOARD MINUTES 10 APPROVED - JANUARY 7. 1997 :il DECEMBER 17, 1996 Vice Chairperson Hoffmann declared the above -noted matter duly opened at 8:10 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. John Gutenberger of 110 Eastwood Terrace stated that Vice Chairperson Hoffmann gave an accurate description of the project. Cornell wants to continue the temporary parking lot for an additional five years. The lot has served its purpose and served the community very well. This was a collection point for those people in the construction trades of various projects on campus. The construction workers car pool or truck pool to the construction site, so it would ease some of the traffic congestion on and around campus. This has worked very well, and he is pleased to say that there are still jobs at Cornell and this parking area is needed for the construction workers. Mr. Gutenberger stated that Cornell would like this Board to consider the recommendation to the Zoning Board of Appeals for the extension of the five year lease for the parking area. project. Vice Chairperson Hoffmann asked if anyone on the staff has any additional information on this Assistant Town Planner Frantz stated that this is a straight - forward proposal. In the past five years since the parking lot was first granted special approval by the Zoning Board of Appeals, there has been no record of any problems or complaints from this area being used for parking. This area was designed to have no adverse impacts on traffic or any other entities around it. Board Member Bell asked who initiated this getting on the agenda, staff or Cornell. Director of Planning Kanter stated that it was Cornell's idea with the Planning staffs reminder that the five year original approval was about to expire. Board Member Bell asked if that is why this Board was talking about something 13 days from the end of a five year period. Director of Planning Kanter responded, yes. Board Member Bell stated that the minutes for April 10, 1991 of the Zoning Board of Appeals meeting, shows that discussions were made about the landscaping. Mr. Bell asked how much of the landscaping was actually done that was proposed and required at that point. Mr. Gutenberger stated that all the landscaping has been done. Vice Chairperson Hoffmann asked if the 134 parking spaces are the same as before. Mr. Gutenberger stated that was correct. U 0 PLANNING BOARD MINUTES 11 APPROVED - JANUARY 7, 1997 DECEMBER 17, 1996 Vice Chairperson Hoffmann noted that this is a public hearing, and asked if anyone from the public would like to speak. No one spoke. Vice Chairperson Hoffmann closed the public hearing, and asked if anyone was prepared to offer a motion. MOTION by Robert Kenerson, seconded by James Ainslie: NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby recommends to the Zoning Board of Appeals that a negative determination of environmental significance be made for this action as proposed. 2. That the. Planning Board, in making its recommendation to the Zoning Board of Appeals, hereby does determine the following: a. That there is a need for the proposed use in the proposed location; b. That the existing and probable future character of the neighborhood will not be adversely affected by the proposed time extension; C. The proposed action is in accordance with a comprehensive plan of development for the Town. 3. That the Planning Board hereby recommends to the Zoning Board of Appeals that the request by Cornell University for an extension of the time limit on the use of the former Oxley Polo Arena site, located off NYS Route 366 /Dryden Road on Town of Ithaca Tax Parcel No. 63- 1 -8.2, for a 134 space temporary parking lot, including parking for temporary construction storage trailers, form December 31, 1996 until December 31, 2001, be granted. Attorney for the Town John Barney suggested that the Board should include the same conditions that the Zoning Board of Appeals requested at the April 10, 1991 meeting. Board Member Kenerson stated that the conditions from the resolution dated April 10, 1991, from the Zoning Board of Appeals meeting shall be made part of the present proposed resolution: "aside from one construction trailer, the area during the period of this special approval shall be used only for parking vehicles (cars and possibly light trucks) used by the construction workers commuting to construction projects on the Cornell campus." Assistant Town Planner Frantz stated that condition 5 was modified to six construction trailers instead of one construction trailer. . PLANNING BOARD MINUTES 12 DECEMBER 17, 1996 APPROVED =JANUARY 7, 1997 Attorney Barney stated that the second half of condition 4 should also be included in this proposed resolution. Board Member Kenerson stated that the following shall be included in the present proposed resolution: "Upon such termination the land area shall no longer be used for parking or construction trailer siting but shall be landscaped and blockaded by Comell University in a manner satisfactory to the Town of Ithaca Engineer so as to create open space not available for parking. " "Except as set forth below, the parking area shall be constructed as shown on the plan entitled "Oxley Arena Site Improvements and Temporary Parking ", dated September 24,1990, including five drawings." Vice Chairperson Hoffmann, referring to Board Member Bell's earlier question about landscaping, stated that the Planning Board might want to request any additional landscaping for this site at this time. Ms. Hoffmann asked if the building on the site would be staying. • Mr. Gutenberger stated that what is on site now would be staying. Vice Chairperson Hoffmann asked if anyone knew what the plans for this site were after the additional five years were up. Mr. Gutenberger stated that as construction continues on the Cornell Campus it would be recommended to keep this area until construction is finished. The one thing that is different from when it was discussed five years ago, is the SLUD rezoning in Precedent 7, and that the Cornell University - Town of Ithaca Transportation Committee is looking at all types of activities for pedestrian and bicycle traffic in this area. If there are proposed changes during the five year period or after, then it would be logical to include those discussions. There being no further discussion, Vice Chairperson Hoffmann called for a vote. AYES - Hoffmann, Ainslie, Finch, Kenerson, Wilcox, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #6.) Vice Chairperson Hoffmann duly closed the matter of recommendation to the Zoning Board • of Appeals for temporary parking lot at the former Oxley olo Arena at 8: Y 23 p.m. • PLANNING BOARD MINUTES 13 DECEMBER 17, 1996 APPROVED - JANUARY 7, 1997 • I I AGENDA ITEM. ROBERT O'BRIENy AGENTS. 5 Vice Chairperson Hoffmann duly opened the above - mentioned matter at 8:24 p.m. Carl Sgrecci of Ithaca College, addressed the Board and stated that some of the Board Members were on the Planning Board in the late 1980's when the college went through a very extensive planning exercise for the location of the Science Facility. At that time, the college relocated the main campus road to create a larger loop within the campus to provide some flexibility to add additional buildings in the future, and to minimize the amount of conflicts between pedestrians and vehicular traffic. The purpose is to share some specific plans to use those spaces that the college made provisions for to provide additions to existing facilities for several programs. The first being the School of Music, which was the college's founding school. They have developed a plan to double the space for this facility. Earlier this year, with the cooperation of the Town, the college dealt with leaving the Axiohm facilities across the road. The college is no longer able to use a significant amount of space there. The college uses temporary facilities for some of the programs that were completed last summer. Those programs were used by students in the physical therapy program. Discussion tonight would be for additional temporary facilities for another program School of Health, and then to get a proposal of preliminary planning for a permanent facility for these academic programs for that school. The last major facility that the college wants to introduce would be a Fitness and Recreation Center for the students on campus to give them an opportunity for more space for universal gym equipment. Mr. Sgrecci stated that these facilities are for existing programs, and will be serving students that are already enrolled at the institution. In the late 1980's, the college was serving 6,000 undergraduate students. The college has gone through a decrease in size. At the present time, the college is serving approximately 5,250 students. Even though the college will be adding facilities, to serve existing programs, they do not anticipate any significant change in the undergraduate enrollment. Mr. Sgrecci introduced Mr. Robert O'Brien from HOLT Architects who will be making the presentation. Robert O'Brien stated that each of these projects would be coming before the Board as individual projects for approval. This presentation is intended to set the stage, and give an overview of the college's planning time frame and overall scope of the projects. The physical plant building which was pointed out on the colored map supplied to each of the Board Members by Hoffman O'Brien Look Taube & Chiang, P.C., is not planned for construction at this time. It is included on this map because it was included in the master plan. The plans for this building are still in the works. Another building that will be proposed in the future is the temporary occupational therapy building. It would be a temporary structure to take care of the occupational therapy program until the permanent building can be built. There is a temporary structure on the campus now for the physical therapy department that is also tied into the new building that is • PLANNING BOARD MINUTES 14 APPROVED - JANUARY 7, 1997 DECEMBER 17, 1996 planned. The college will be coming before the Board for a permit for the occupational therapy temporary structure this spring. The first building that would be scheduled for construction is the Ford Hall addition. This is an approximately 55,000 square feet addition to Ford Hall, which would be five stories matching the existing building. The architect for this addition would be Bauer, Stark, and Lashbrook from Toledo, Ohio. HOLT Architects would be representing them here. They will be making a presentation to the Planning Board of the building when it comes in for an individual project. That is tentatively scheduled for the second meeting in January with the Planning Board. The Ford Hall is the School of Music, which is the founding department of Ithaca College. This is viewed as a long overdue extension. This addition would extend to the west and out to the south. There would be a slight relocation of the road, and there would be some loss of parking due to this building and construction in the area. The second piece of the construction Ithaca College would be proposing is the expansion of the J -lots. There will be some expansion of the parking lot by Boothroyd Hall on the east side of campus. The J -lots, located behind the towers, are on two different levels. People think of this as a major hillside, but it has a fairly flat terrace past the rock out to the east. This area should be able •to provide 200 additional parking spaces major site rebuilding. The other lot by Boothroyd Hall would be only for 32 parking spaces. The total of 232 parking spaces is calculated to replace parking lost through the construction of Ford Hall, parking lost for the construction of Health Science and Human Performance Building, and parking lost at Axiohm across the street. Ithaca College has been renting space from Axiohm for a number of years, and renting parking facilities. Ithaca College wants to move away from that. Ithaca College would like to start the Ford Hall addition in March 1997. The parking would follow at the end of the spring semester to avoid more construction on campus. The new parking area should become available during the summer. The third construction project would be the fitness center. This would be one story building to go adjacent to the existing outdoor pool. This would be approximately 24,000 square feet to provide health and recreational activities on campus. There are some facilities available at Hill Center, but there is a demand for an expansion of that. The next project would be the Health Sciences and Human Performance (HSHP) building planned for construction at the end of the summer. This building would be for laboratory and teaching space for physical therapy (PT), occupational therapy (OT), and exercises in sport sciences. This would also have a PT /OT clinic and a wellness clinic, that would be for the campus community and for some people outside the campus community. The wellness clinic would also include some gerontology programs, which is a separate department at Ithaca College that would Wroject, e located in the new building as the primary offices. It could have some interface with the Ithacare that would be under construction across the street. The HSHP building will be approximately 0 PLANNING BOARD MINUTES 15 DECEMBER 17, 1996 APPROVED - JANUARY 7, 1997 the same height as Smiddy Hall and the Hill Center, which will attach to a three -story plus basement building. This building will be approximately 83,000 gross square feet. The overall schedule of these projects will be in place by the end of summer with the completion of Ford Hall and the Fitness Center the following summer (1998). The HSHP building will have a completion date for the spring semester of 1999. Mr. O'Brien introduced Peter Trowbridge from Trowbridge and Wolf Landscape Architects as the landscape architect, and David Herrick from T.G. Miller Engineers and Surveyors as the local engineer. Mr. O'Brien stated that they will be glad. to answer any questions. Board Member Bell asked how much blasting or excavation would be required on the J -lot extension. Peter Trowbridge stated that at the end of the J -lot there is a huge rock outcrop. It is approximately 25 feet deep. Beyond the outcrop, there is a terrace that is approximately five percent cross pitch and approximately 150 feet wide that would allow the parking lot to get extended with little cut and fill. At first glance it looks to be considerable, but once going beyond the rock knoll there is • a very natural terrace which will allow extension of the parking lot to the NYSEG right -of -way. Board Member Bell asked if they would be blasting a corridor through the rock to make it two separate lots. Mr. Trowbridge responded, no. The assumption is that the rock would come away so the lot would be extended. The rock was excavated to create the existing J -lot. The rock that is there now was extended into the current parking lot. The assumption is that this rock should be able to be removed. Boring tests have been done to see what needs to be expected to remove the rock. Mr. Trowbridge stated that they have had a great deal of experience with other projects at Ithaca College with rock removal, because it seems like when a new building is built, there needs to be rock removed. The weathered shale goes down .a fairly good depth. A little blasting in previous construction projects helped to remove the rocks with a backhoe. They expect to be able to use this type of rock removal for this weathered shale that is already exposed at the top. Director of Planning Kanter asked when was the original J -lot constructed. Mr. O'Brien stated that J -lot was constructed when the towers were built in the late 1960's. Board Member Wilcox stated that he visited the site where the J -lots are located at the present time. He was standing at the point where J-lot currently turns around, and looked at the rock • outcropping there. Mr. Wilcox asked if it was approximately 20 feet from the lowest point to the highest point. . PLANNING BOARD MINUTES 16 DECEMBER 17, 1996 APPROVED =JANUARY 7, 1997 Mr. Trowbridge stated that was correct. Board Member Wilcox asked how do people get from the current J -lot to the plateau as described. Mr. Trowbridge stated that based on the survey information supplied, the survey shows the plateau going up and back down again. There was a grading plan done with a cost estimate to make sure that this construction would be feasible for the staff at Ithaca College. The architects looked at six or eight different parking configurations including a parking garage, for which the cost effectiveness would have been beyond reason. There were a lot of different parking options considered. Based on the survey information that was supplied, the rock outcrop actually goes up and back down again. With the rock removal, they will be able to get a fairly gentle, less than seven percent, transition from one lot to the other lot. Board Member Wilcox stated that south of the proposed J -lot is a very steep hill, and by the paving of J -lot there will be some drainage problems to the north running down onto campus. Mr. Wilcox asked how will these be dealt with. Mr. Trowbridge stated that these will be picked up with the storm drainage. The drainage will be picked up at the end of J -lot and put into storm drainage and subsequently into detention basins. As part of the 1991 and 1992 Master Plan, there was an extended detention system anticipating future development as part of the Master Plan. They need to look at the sizing of storm drains between the lot and the detention basin, but the capacity deals with the additional storm drainage. Director of Planning Kanter asked if information has been supplied for the drainage patterns to take the water to the retention areas as opposed to going into different directions. David Herrick stated that one of the first steps would be to analyze the capacity of the existing facilities from J -lot to the retention basins. Assistant Town Planner Frantz stated that this is an important concern because there are a number of intermediate streams that run off the eastern half of the campus that do not have storm water retention facilities. On occasion there is minor flooding in the Kendal Avenue and Pennsylvania Avenue areas. This particular section is the older portion of the campus, so there should not be additional runoff to those particular streams. Board Member Wilcox stated that there is an empty lot at the corner of Hudson Street and Coddington Road, and during a heavy storm, there would be water pouring down the empty lot into a culvert. Mr. Wilcox asked if this lot would be Ithaca College's property. tAssistant Town Planner Frantz stated that maybe one of the streams he is referring to. I PLANNING BOARD MINUTES 17 DECEMBER 17, 1996 APPROVED - JANUARY 7, 1997 Vice Chairperson Hoffmann stated that she remembers hearing comments about sheets of water coming across Hudson Street in that area during heavy rains. Assistant Town Planner Frantz stated that there is another stream several hundred feet to the east, that he has actually witnessed being in a dry state, and then with a heavy storm, it could become a quite rapidly impressive systems. These streams were produced during the construction that happened in the late 1960's and the early 1970's. Planner JoAnn Cornish stated that she visited the site with the Town Engineer, who also expressed concern over the pattern of the drainage. The Town Engineer and Ithaca College would be having some discussions over these. Mr. Herrick stated that one of the components of this program would be to update the 1991 Master Plan, that was prepared for the campus storm waters. In addition to the N -lot expansion of 32 more parking spaces, there are provisions to pick up a fair portion of this area bordering the Raponi parcel, and piping it to convey into the larger storm sewer. This might address the concerns on the far eastern portion of campus. Vice Chairperson Hoffmann stated that there have been received a number of comments about the location of the parking lot, excavation work, and drainage problems, both from staff and the Conservation Board of the Town of Ithaca. Board Member Wilcox asked if Ithaca College is negotiating for the Raponi parcel. Mr. Sgrecci stated that over the years Ithaca College has expressed interest to the Raponi family in the event if they consider selling their property, that the College would be happy to talk to them. At this point, there has been no substantial conversation that the Raponi's are interested in selling. Assistant Town Planner Frantz stated that his understanding is that the Raponi parcel is owned by another entity, which is Brisbane Development. Mr. Trowbridge stated that the connection of the storm drainage system in the N -lot to the storm system that was built in the 1992 Master Plan retention basin, should really pick up all the storm drainage on the Ithaca College campus. Nothing, except perhaps from a very little sliver along the edge, would actually move onto the abutting property. That connection would fundamentally correct a lot of current drainage that moves off site, so this project would improve and capture the storm drainage not only from the J -lot extension, but virtually all the storm drainage except for a little bit at the extreme eastern edge of the property. That entire watershed will, with the improvements, get captured in the storm drainage system. Vice Chairperson Hoffmann stated that would be the ideal; if the situation gets better rather • PLANNING BOARD MINUTES 18 APPROVED - JANUARY 7, 1997 than worse as a result of construction projects. DECEMBER 17, 1996 Mr. Trowbridge stated that the intention is to improve this situation. The J -lot drainage.would be captured in the watershed that is going to be caught in the larger system on the eastern edge of the property. Vice Chairperson Hoffmann asked if the architects looked at any other configurations for the parking lot beside what is being proposed tonight. Mr. Trowbridge stated that they looked at several other configurations all over campus. The reason why the parking is here is that right now there are approximately 85 faculty parking spaces that occur between Ford Hall, Hill Center, and Gannett Center. Because of construction and displacement of parking in that area, they needed to find parking that was proximal to that. They did look at parking further up the hill and looked at expansion of parking behind the terrace dormitories, and several other locations including a parking garage supplanting the J -lots. The College Administration felt that some of the configurations were too remote and too dangerous in terms of visibility. They also felt that it would not adequately serve the people it was meant to serve for parking in the near proximity to where people worked. The displacement of parking at the end of J- lot has really moved up the slope, so it would be slightly more remote, but still proximal to where a • great number of faculty teach and work such as Ford Hall or Gannett Center. Mr. Sgrecci stated that it is not clear on the map, but there are a lot of concerts offered in Ford Hall which are open to the public. In the evening time, there would be a great number of people attending these concerts who live off campus. Currently, a lot of that parking takes place in the lot immediately adjacent to Hill Center. When the HSHP building is built, there would be a loss of parking spaces there. The plan for the addition to the School of Music would include a bridge to connect the current lot behind the towers with interior access all the way across the elevated walkway to elevator service directly into the concert hall. For people who are coming from off campus who want to attend concerts, this parking lot would be changed from designated student parking to public parking in the evening times. There are still approximately 720 students in the residence halls located by the towers. In order to keep some amount of parking in a reasonable proximity for the students, this portion of the site would be designated for students and part for faculty and staff during the day, and public parking at night for the concerts. Vice Chairperson Hoffmann asked if someone could explain the interior walkway construction. Mr. O'Brien stated that the interior walkway would pick up at the parking lot level, which is approximately 25 feet above where it would discharge into the building. Once it reaches the building it would connect to an elevator in the building to bring people to ground level. The walkway would be covered and have sides on it. • Vice Chairperson Hoffmann stated that some of the parking spaces and the turnaround area • PLANNING BOARD MINUTES 19 APPROVED =JANUARY 7, 1997 DECEMBER 17, 1996 in front of Ford Hall seem to have been eliminated, and that could create problems. It would make it harder for people to drop off or pick up children for music lessons. Director of Planning Kanter stated that Vice Chairperson Hoffmann is speaking in reference to the circle in front of Ford Hall that would be replaced with part of the new building addition, and reconfiguration of the driveway. Mr. Kanter asked what happens at that point and further on with parking and circulation. Mr. O'Brien stated that the Planning Board and Planning staff would be supplied with the site plans showing those configurations within the next couple of days. These configurations would appear in the first hearing of the addition to Ford Hall. The circle in front of Ford Hall will be eliminated because that will be where the addition is to be located. To make Ford Hall accessible for people with disabilities, they needed to come in at the lower level. Right now, people go into Ford Hall at a landing level, from which they would immediately have to walk downstairs. They would level it across, so the entrance would be level. Cars will need to drive past. There would be a cul -de -sac developed behind Gannett Center, where loading facilities for Gannett Center and Ford Hall will be located. Cars could drop off people in the right lane while exiting the cul -de -sac, which would be designated for drop offs and pick ups. • Mr. Trowbridge stated that after hearing that conversation, it is probably clear now why so much parking is getting displaced by Hill Center, Ford Hall, and Gannett Center. It would fundamentally lose 75 parking spaces because of the reconstruction of that area, which is why the new J -lot extension is needed in near proximity. Vice Chairperson Hoffmann stated that when she visited the site she had a hard time locating the temporary facilities along Danby Road /Route 96B. Ms. Hoffmann asked where would the temporary facilities be located. Mr. O'Brien pointed out on the map where the tennis courts and baseballs fields are located on Danby Road /Route 96B. The temporary facilities would be located behind the tennis courts. Vice Chairperson Hoffmann stated that looking from Danby Road /Route 96B one can see two terraces, and asked if the temporary facilities will be located on the next level up from the terraces. Mr. O'Brien stated that was correct. It is somewhat visible, it is not a very tall building. It will be located on a very flat site, which is much flatter than the site that the physical therapy temporary facility was placed on. The architects have tentatively located it on the site, and the architects would be working together on the temporary plantings for this facility. • Vice Chairperson Hoffmann stated that she would be interested in what the temporary • PLANNING BOARD MINUTES 20 APPROVED - JANUARY 7, 1997 DECEMBER 17, 1996 plantings would be. Ms. Hoffmann asked if the building would be a one story building. Mr. O'Brien stated that was correct. Vice Chairperson Hoffmann asked what type of roof would this building have. Mr. O'Brien stated that this building roof would be the same as the temporary physical therapy building with a low roof. Mr. Trowbridge stated that there have been discussions with the Planning staff in terms of the temporary plantings for screening and high impact for a short amount of time. Putting in trees will not make a difference, unless enormous amounts of money are spent. There have been discussions about putting in some fast growing ornamental grasses that will reach eight or ten feet in one season. They will have structure over the winter, but disappear for a short period of time in the spring, then grow back rapidly. Discussions were made to suggest a high impact, fast growing plant grouping which would make an impact, but also not overwhelm the investment of the building. If the planting is expected to have a three or four year life expectancy, it should be cost effective and have an impact. • Vice Chairperson Hoffmann asked if the building time is expected to be three or four years. Mr. O'Brien stated that the permanent facilities for which this is being built for is the HSHP building. This building has all the occupational therapy and laboratories in it. When the new building is occupied, the temporary building will no longer be needed, which would be in the spring semester of 1999. Vice Chairperson Hoffmann asked if the temporary building would be removed when no longer needed. Mr. O'Brien stated that was correct. Director of Planning Kanter stated that in previous discussions on the other temporary classrooms, that there were discussions about the overall planting program. It seems that a lot of the time plants are transplanted from one area to another to accommodate this type of situation. Mr. Kanter asked if it was possible that some fairly mature trees. from somewhere else could be temporarily installed, and then moved out later. Mr. Trowbridge stated that he and Mr. O'Brien discussed looking into spading some trees where the fitness center is, but there is a significant cost in doing that of approximately $1,000.00 a tree. While thoughts of relocating some relatively mature trees, they would prefer to do it in a • permanent location rather than a temporary location given the investment of doing that. They could invest $20,000.00 quickly for relocating trees. It should happen in more long term stable landscape PLANNING BOARD MINUTES 21 DECEMBER 17, 1996 APPROVED - JANUARY 7, 1997 situations. Planner Cornish stated that she would like to pass on a concern that has not been addressed that was talked about at the Conservation Board meeting, which was pedestrian access from the J. lot extension. She understands that these site plans are in schematic stages, but the Conservation Board was concerned that there is some remoteness from the campus and Ford Hall, and the Conservation Board wanted to address the steep slope. They wanted to see some type of access rather than straight through the parking lot. The other concerns were that during construction, since there are so many steep slopes, that erosion and sediment pollution controls should be used. Mr. Trowbridge stated that the drawing of the map supplied to each Board Member was intended to give everyone an overall view. The parking lot has had a grading plan, and the plans show a sidewalk that is parallel on the northern edge of J -lot. It would pick up pedestrians to move them along that edge. There have been discussions in the past in regards to a walkway that would connect the J -lot to Boothroyd Hall. Currently, there is a walkway along the northern edge running both north /south, but also east/west of the lot. Planner Cornish asked if the J -lot extension drawings will be part of the Ford Hall extension or will they be two separate projects. Mr. Trowbridge stated that they would be two separate projects. Board Member Wilcox stated that he would like to look at the parking lot before looking at Ford Hall. Mr. O'Brien stated that it would not be proceeding that way. Board Member Wilcox stated that the parking lot is the issue to him. If the Planning Board gives the approval for Ford Hall and removes the parking spaces in front, that would increase the need to expand J -lot. If there is a problem with it, then there would be a delay for the construction to re- engineer this project. Mr. Trowbridge stated that he would be happy to talk to the Planning staff to show what has been done at this point. It is not what the Board requires in terms of what the next step would be for public review, but he would be happy to show the staff what has been done at this point. Attorney Barney asked what is the intent of the sequencing, and further asked when is J -lot planned to be constructed. • Mr. Trowbridge stated that the intention is after classes are completed in May that construction will be started within a six week time - frame, so the parking would not interfere with the • PLANNING BOARD MINUTES 22 DECEMBER 17, 1996 APPROVED =JANUARY 7, 1997 students and faculty in the fall. When students who were parking at Axiohm return in August, they will be relocated, and all the dislocated faculty parking from the lower level near Ford Hall and Gannett Center will be moved back up. This construction would be early in the summer to insure completion in time for the students and faculty to return in the fall. Director of Planning Kanter asked if the detail plans for the parking area are not too far behind the Ford Hall Plans in terms for coming in for approval. Mr. O'Brien stated that was correct. Vice Chairperson Hoffmann stated that there is a lot of concern about where to put the parking, and with excavation work that can cause problems with drainage. It sounds as if the Planning Board would like to see more details about that. Director of Planning Kanter asked if the overall drainage selection plan would be evaluated in the context before the final design plans for J -lot are done. That part of the evaluation could be considered together. Mr. Herrick stated that the intention is to revisit the 1991 Storm Water Master Plan, and determine how the J -Lot construction will be incorporated. Vice Chairperson Hoffmann duly closed the sketch plan review for the South Hill Campus of Ithaca College at 9:05 p.m. AGENDA ITEM: OTHER BUSINESS (CONTINUES) Director of Planning Kanter stated that the Planning staff received a possible request from the South Hill Complex to place a temporary trailer on the back of this parcel behind the existing building because they have some big contracts coming up. There are six extra employees packed into the existing small building now. They have not received sufficient finances to start their new building, which was their original plan. They have a current need to do something different. This would be short term. They are requesting to put a construction trailer on the back lot to house the six employees. Mr. Kanter stated that he was not too keen on the idea when he first heard about it, and mentioned that he would check with the Planning Board Members to get an idea of their opinions before they come in for review and plan revisions. No plans have been submitted yet, but to get an initial reaction from the Planning Board would be appreciated. Mr. Kanter stated that he and Planner Cornish visited the site, which showed that parking was over capacity. There were a few cars parked along the shoulder of the driveway that goes into the site. • Vice Chairperson Hoffmann stated that she noticed when she drove by the site that all the parking spaces were taken, but there was a little shed in the back of this building. Ms. Hoffmann • PLANNING BOARD MINUTES 23 DECEMBER 17, 1996 APPROVED : JANUARY 7, 1997 stated that she does not remember that shed being there before. Planner Cornish stated that the shed is new. Vice Chairperson Hoffmann asked if this shed is working like an extra trailer too. Planner Cornish stated that the shed is for storage only. The Director of Building and Zoning Andrew Frost has been informed of this shed. They put this shed on the property without prior approval. Director of Planning Kanter stated that they were able to have the shed classified as an accessory structure as long as it did not exceed the site plan modification threshold. A temporary construction trailer would need to come before the Planning Board for modification. It is just the question of whether or not it is a good idea at this point. Planner Cornish stated, for the record, that this shed is not a small shed, it is visible. Board Member Wilcox stated that the last thing he' would like to see, after the Planning Board subdivided that into four strange parcels, that he would not want to see this come before the Board again. Attorney Barney stated that his office represents Om Gupta, , who is in the process of closing out the last lease. He needed three leases in place before the bank would sign off on the financing. Once that is done, he thinks construction would begin on the second building which would relieve this problem. Board Member Finch stated that it should be made very clear that a limited time could be used for the construction trailer. He would not want to see the trailer sitting there for the next four or five years. Board Member Wilcox asked if these trailers have bathroom facilities. Attorney Barney responded, yes. If the Board was willing to consider this, one of the conditions might reflect expanding the parking lot area. Vice Chairperson Hoffmann asked if there was any more business to come before the Board. Board Member Wilcox stated that two weeks ago he volunteered for the interview committee, and since that time he has done something to disqualify him from the interview committee. For the record, he volunteered for the interview committee and then it became clear to him that the Town • was not going to advertise for Vice Chairperson Hoffmann's position. Mr. Wilcox stated that he wrote a letter of recommendation to the Town Board for Vice Chairperson Hoffmann for her to be • PLANNING BOARD MINUTES 24 DECEMBER 17, 1996 APPROVED - JANUARY 7, _1997 reappointed to the Planning Board, so therefore it would be inappropriate to sit on the interview committee. Board Member Ainslie asked if the Town is doing anything wrong by not going through the normal procedures of advertising for potential members of the Planning Board. Attorney Barney stated that there are advertisements in the Ithaca Journal for various Boards. Director of Planning Kanter stated that on the advertising, the Town Board decided that they should advertise for vacancies on all the Boards (Conservation, Planning, Zoning Board of Appeals, etc.), so they quickly advertised in the Ithaca Journal. The idea was if the Town gets responses from the advertisement by the deadline, then there would be interviews held for new people indicating interest. If not, however, then the Town Board would simply consider reappointing people who come to express interest in being reappointed. It may prove that an interview committee would need to be setup quickly. Board Member Ainslie asked if the Town is alright on the time frame and advertising. Director of Planning Kanter responded, yes, and that there is no legal requirement for • advertising for vacancies on Boards, it is just that it was short notice coming toward the end of the year. Attorney Barney stated that there was a policy established a number of years ago by the Town Board, and they felt that they wanted to go back to that policy to fill the vacancies with an opportunity for people to participate. Vice Chairperson Hoffmann stated that some of those positions were advertised in the last Newsletter. Director of Planning Kanter stated that with respects to the other part of the process of the nominations or appointment of the chairperson of the Planning Board, that the Town Board decided that they wanted to do the appointment themselves, so they would be handling that at the year end meeting on December 31, 1996. Board Member Wilcox stated that the Tompkins County Planning Federation made him Vice - Chairman last week, Mr. Ned Hickey will continue to chair. Since Mr. Hickey will be in Florida for the next three or four months, Mr. Wilcox stated that he will be chairing the Tompkins County Planning Federation for a couple of months. Mr. Wilcox stated that he will also be the representative for the Tompkins County Planning Advisory Board. • AGENDA ITEM: ADJOURNMENT. 6 PLANNING BOARD MINUTES 25 DECEMBER 17, 1996 APPROVED = JANUARY 7, 1997 Upon MOTION, Vice Chairperson Hoffmann declared the December 17, 1996, Meeting of the Town of Ithaca Planning Board duly adjourned at 9:20 p.m. Prepared by: Deborah A. Kelley, Keyboard Specialist/Minutes Recorder Mary Bryant, Administrative Secretary for the Town of Ithaca Planning Board. • DRAFTED by DK on 12/23/96. • 0 TOWN OF ITHACA PLANNING BOARD 126 East Seneca Street Ithaca, New York 14850 Tuesdav, December 17, 1996 AGENDA 7:30 P.M. Persons to be heard. 7:35 P.M. SEQR Determination, proposed Axiohm Site Plan, located at 950 Danbv_ Road, as further described below. 7:40 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed renovation of approximately 6,000 +/- sq. ft. of interior space on the second floor of the engineering and administration wing in the Axiohm I.P.B. facility for use by Alex Computer Systems, Inc., located at 950 Danby Road on Town of Ithaca Tax Parcels No. 39- 1 -1.1; 39 -1 -1.2 and 39- 1 -1.4, I - Industrial District. Axiohm I.P.B., Owner /Applicant; George W. Breuhaus, Agent. 8:10 P.M. PUBLIC HEARING: Consideration of a recommendation to the Zoning Board of Appeals regarding a request by Cornell University for an extension of the time limit on the use of the former Oxley Polo Arena site for a 134 space temporary parking lot, including parking for temporary construction storage trailers, from December 31, 1996 until December 31 2001. Said parking facility was granted Special Approval by the Zoning Board of Appeals, on a favorable recommendation by the Planning Board, on April 10, 1991. The site is located off NYS Rte. 366/Dryden Road on Town of Ithaca Tax Parcel No. 63- 1 -8.2; Residence District R -30. Cornell University, Owner; William E. Wendt, Agent. 8:30 P.M. Consideration of Sketch Plan for Planned Construction Projects at Ithaca College, located at the South Hill Campus on Danby Road, Residence District R -15. Ithaca College, Owner; Thomas Salm, Robert O'Brien, Agents. 9:30 P.M. VA �1 Consideration of approval of Planning Board Schedule for 1997 Approval of Minutes: November 19, 1996 (distributed at 12/3/96 meeting) December 3, 1996 (in packet) Other Business. Adjournment. Jonathan Kanter, AICP Director of Planning 273 -1747 • NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY STARR HAYS AT 273 -1747. (A quorum of four (4) members is necessary to conduct Planning Board business.) i • TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, December 17, 1996 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, December 17, 1996, at 126 East Seneca Street, Ithaca, N.Y., at the following times and on the following matters: 7:40 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed renovation of approximately 6,000 +/- sq. ft. of interior space on the second floor of the engineering and administration wing in the Axiohm I.P.B. facility for use by Alex Computer Systems, Inc., located at 950 Danby Road on Town of Ithaca Tax Parcels No. 39- 1 -1.1, 39 -1 -1.2 and 39- 1 -1.4, I - Industrial District. Axiohm I.P.B., Owner /Applicant; George W. Breuhaus, Agent. 8:10 P.M. Consideration of a recommendation to the Zoning Board of Appeals regarding a request by Cornell University for an extension of the time limit on the use of the former Oxley Polo Arena site for a 134 space temporary parking lot, including parking for temporary construction storage trailers, from December 31, 1996 until December 31, 2001. Said parking facility was granted Special Approval by the Zoning Board of Appeals, on a favorable recommendation by the Planning Board, on April 10, 1991. The site is located off NYS Rte. 366/Dryden Road on Town of Ithaca Tax Parcel No. 63- 1 -8.2, Residence District R -30. Cornell University, Owner; William E. Wendt, Agent. Said Planning Board will at said times and said place hear all persons in support of such matters 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. Dated: Monday, December 9, 1996 Publish: Wednesday, December 11, 1996 Jonathan Kanter, AICP Director of Planning 273 -1747 • • ADOPTED RESOLUTION: SEQR Axiohm - Interior Renovations Alex Computer Systems, Inc. 950 Danbv Road Preliminary and Final Site Plan Approval Planning Board, December 17, 1996 MOTION by Herbert Finch, seconded by James Ainslie: WHEREAS. Fi 'AL 1. This action is the consideration of Preliminary and Final Site Plan Approval for the proposed renovation of approximately 6,000 +/- sq. ft. of interior space on the second floor of the engineering and administration wing in the Axiohm I.P.B. facility, located at 950 Danby Road, Town of Ithaca Tax Parcels No. 39- 1 -1.1, 39 -1 -1.2 and 39- 1 -1.4, for use by Alex Computer Systems, Inc., I - Industrial District. Axiohm I.P.B., Owner /Applicant; 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, on December 17, 1996, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planning staff, and an application packet that includes, among other information, a floor plan entitled "Composite Second Floor Plan, Axiohm I.P.B.," prepared by George W. Breuhaus, Architect, and other information related to the application, and 4. The Town Planning staff have recommended a negative determination of environmental significance with respect to the proposed site plan, as proposed; NOW, THEREFORE, BE IT RESOLVTD, 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. AYES - Hoffmann, Ainslie, Finch, Kenerson, Wilcox, Bell. NAYS - None. The MOTION was declared to be carried unanimously. Starr Hays, Secretary, To Vn of Ithaca. Mary ryant, Kministrative ecretary. 12/ 18/96. srh • 0 n U ADOPTED RESOLUTION: m FINAL Axioh — Interior Renovations Alex Computer Systems, Inc. 950 Danby Road Preliminary and Final Site Plan Approval Planning Board, December 17, 1996 MOTION by Robert Kenerson, Seconded by Herbert Finch: WHEREAS: 1. This action is the consideration of Preliminary and Final Site Plan Approval for the proposed renovation of approximately 6,000 +/- sq. ft. of interior space on the second floor of the engineering and administration wing in the Axiohm I.P.B. facility, located at 950 Danby Road, Town of Ithaca Tax Parcels No. 39- 1 -1.1, 39 -1 -1.2 and 39- 1 -1.4, for use by Alex Computer Systems, Inc., I - Industrial District. Axiohm I.P.B., Owner /Applicant; 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 with respect to Site Plan Approval, has, on December 17, 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 Public Hearing on December 17, 1996 has reviewed and accepted as adequate an application packet that includes, among other information, a floor plan entitled "Composite Second Floor Plan, Axiohm I.P.B.," prepared by George W. Breuhaus, Architect, and other information related to the application. NOW, THEREFORE, BE IT RESOLVED. 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed interior renovations as shown on the floor plan entitled "Composite Second Floor Plan, Axiohm I.P.B.," prepared by George W. Breuhaus, Architect, and other information related to the application, subject to the following condition: a. Submission of one (1) original or mylar copy and two paper copies of the final floor plan, revised to include the date of said plan, to be retained by the Town of Ithaca. AYES - Hoffmann, Finch, Kenerson, Wilcox, Bell. NAYS - None. ABSTAIN - Ainslie. The MOTION was declared to be carried unanimously. Starr Hays, 12/18/96. Secretary, T of Ithaca. Mary nistrative >tcretary. PRELIMINARY SITE PLAN CHECKLIST PROJECT NAME A )e 104/W1 - �41ei� Co0"42 C� PROJECT NUMBER K% 122 L 4 PREPARER fZ- V = ITEM SUBMITTED N/A = NOT APPLICABLE W = WAIVE COND = CONDITION OF APPROVAL 1. ✓ Completed and sicned Development Review Application_. a. JU.A Development Review Escrow Agreement and Back -up Withholding Form (ir required). (Only one (1) copy each.) 2. ✓ Payment of review fees. APP_ Deposit of escrow. 3. ✓ Fully completed and signed Short Environmental Assessment Formr Part I (SERF), or Long Environmental Assessment Form, Part I (LEAF). (See Town Planner as to which to submit.) Is 4. ✓ Proposed preliminary site plan, with the following information, must be filed in the office of the Town Planner at least thirty (30) calendar days prior to the Planning Board meeting at which preliminary approval is requested. Information may be supplied on more than one drawing if necessary, a. inl Vicinity Map showing the general location of the property and proposed project at a scale of 1" =1000' or 1"= 2000'. b. W Natural features within and immediately adjacent to the site including but not limited to streams, lakes, floodplains, ponds, wetlands, woodlands, brushlands, significant natural habitats or other futures pertinent to review of the proposed project. c. W Exact boun_dary lines of the tract, indicated by a healry line, showing location and description of all monuments, giving property metes and bounds to the nearest one - tenth, angles to the nearest minute, and at least one bearing. d. ✓ Size, location, and use of all existing structures, parking areas, access drives, off - street loading areas, • signs, lighting, pedestrian facilities, landscaping, and other existing features pertinent to plan review. e. Size, location_, proposed use, design, and construction materials of all proposed structures. PRELIMINAR`! SITE PLAN CHECKLIST Page 2 f. J„ Location, design, and construction materials of all • proposed parking areas, access drives, and off- street loading areas. g. T JUL Size, location, design, and construction_ materials of all proposed signs and lighting. h. JUL Location, design, and construction. materials of all proposed pedestrian_ and bicycle facilities. i. 144. Landscaping plan and planting schedule including location and proposed design_ of buffers. j. Location, design, and construction materials of all proposed water and sewage facilities. k. Location of any existing fire and other emergency zones, including the location of fire hydrants 1. Location, name, and dimensions of each existing or proposed street and alley and each existing or proposed utility, drainage, or similar easement within, abutting, or in the immediate vicinity of the proposed project. m. Existing and proposed site topography represented by S contour lines with intervals as required by the Planning Board, but not to exceed 5 (five) feet, including a grading plan describing the volumes of cut and fill materials and their composition, and including elevations of proposed buildings, signage, lighting, and other features. n. Drainage plan which includes a description of method used for analysis, the calculation of drainage area above point of entry for each water course entering or abutting the site, and proposed method of on -site retention if required. o. Border lines bounding site plan sheets one inch from the left edge and one -half inch from each of the other edges. All required information, including signatures, seals, dates and such information shall be within the border. p. ✓ Map scale in bar form, and north point. q. ✓ Name of proposed project. r. 1N/ Name of Town, County, and State. s. C-4d• Date of Site Plan, including any applicable revision • dates. t. �� Key map (when more than one sheet is submitted). • CI is PRELIMINAR`! SITE PLAN MHECKLIST Page 3 u. W Name and seal of the registered land surveyor(s) or engineer(s) who prepared the topographic and boundary survey and the date of survey. 6. Name(s) and address(es) of all property owners and persons who have an interest in the site and of parcels abutting the site, or within 500, of the site, including easements or rights -of -way, plus the tax parcel numbers. 7. V/ Estimate of the cost of improvements (excluding the purchase cost of land) to be prepared (preferably) by a licensed professional engineer. 8 . con) Three (3 ) dark -line prints of the proposed Sate Plan and 25 copies of all s::eets of the proposed Site Plan in reduced fc=at ( no larger than 11" x 17 11) and copy of all other items required above (Except Development Review Application and escrow forms) . planhor3\prelimis.ite mb \5/14/96 0 V � � c O \A, Q v, Rl 7 U v it] 7 J C) C) Ili ITi Ri 111 l'1 1,. 111 O In rn 4-1 O b o �: J1 rlrl N lu to t-: U N r 1 to r-1 O O Ul O 4) .I r4 ro N '> N n1 4 -) to :j, , 'CJ N to O N S-1 O In In O4 O U 1 r.l y R' ro j 0 'U (n 04 tui N� U r I U U to U i l �j S-1 to ro :j a) 0 R 1 ro `d G U to U O U a-) E N H DIM N •r -1 ro O to �-� S4 rl W 04 rN1 r1.i N ; N In N O ,rl , O v ✓r� N rl rU iJl to N U U p N t 1J lf , G,' N to f� rl ,J N In R, O •ri r-1 %1 -rl to •.0 p, 4) O tNt) m N to rU •rEi1 7 N f-1 to N rl N S 1 to rU l -) 4) In 0 w of ,J R, ro O U) G; N t r-4 �1 O' to r-4 1 0 1I t 1 a) 0 3 4 -1 H to ; 4 -1 _ to tti o N n► 3 • ,, o 1 r U U V N h O r I If) to f 1 tll nl ,t 1 Q) �f (111 }f ro 11 JJ 41 O N t� li 41 ip r I I -1 U 1 -1 �t 11 is •0 1 N U N r, 0 N rl O •rl .C, :i 0 O RI 44 r! rl J1 1 rci W 4 1 to V1 ,J M O i l 0 N N _0 N •� Gi U .� •rf •rl 44 U V > r'i •ri kt f-' O Ul lU .0 4) IA N to In J �� O ri rl p ft to •r1 r1 R. r1 •r i 1-1 nl N 'J 1-1 • 1-4 U U r) Pt J U rl 04 0 '0 •rf til N ro M tl N O 'CS to •rl t1) r 1 G; •rl b 44 Ill N ru 174 Its 'U 111Ia [ N 04 q) Nto Li N �)1r1 E + rj f'1 to jj L" ro rl •rl U to to R, .0 N O U) r1 to I -1 •n•'' O Gi 11 44 •rl I> fn iA •rl ro VI N •r-1 O to i 1 r{ O 44 rf 11 3 O rl 1 -1 Z (U 'd Q) N RI iA O FI m to U N ftS a-) R, rl 0 u R, RI to N Il, H 4) O O [; •rf JJ ro Gl, rij N rl N r1 N , \ r-1 •rl to E1 r1 r1 .y' N In o ro i-1 In U U rl i4 .lJ SA 4-, U .c, p �+ J E Y .0 04 r-t to (l) U U N RS -L) r 1 v, U N N ro 1 +1 E 1 -f O N •r1 to N rl r-1 .0; N A) Ul 16-1 4) rf O to t-' j" 11 H' ,0 � V 14 0 to t71 Q to U II II 11 II \\%%I �o 41 q ul MI �ZU . trl W In w t 0 r+ w �a V r, • ADOPTED RESOLUTION: Former Oxley Polo Arena Site Extension of Use for Temporary Parking Lot Dryden Road, Cornell University Recommendation to the Zoning Board of Appeals Planning Board, December 17, 1996 MOTION by Robert Kenerson, seconded by James Ainslie: WHEREAS: 1. This action is the consideration of a Recommendation to the Zoning Board of Appeals regarding a request by Cornell Universitv for an extension of the time limit on the use of the former Oxlev Polo Arena site for a 134 space temporary parking lot, including parking for temporary construction storage trailers, from December 31, 1996 until December 31, 2001. Said parking facility was granted Special Approval by the Zoning Board of Appeals, on a favorable recommendation by the Planning Board, on April 10, 1991. The site is located off NYS Rte. 366/Dryden Road on Town of Ithaca Tax Parcel No. 63- 1 -8.2. Residence District R -30. Cornell University, Owner; William E. Wendt, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Zoning Board of Appeals is lead agency in environmental review, and 3. The Planning Board, at a Public Hearing held on December 17, 1996, 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 map entitled "Temporary Parking Lot at Oxley Site. Cornell University" dated December 6, 1996. and other application materials. NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby recommends to the Zoning Board of Appeals that a negative determination of environmental significance be made for this action as proposed. 2. That the Planning Board, in making its recommendation to the Zoning Board of Appeals, hereby does determine the following: a. that there is a need for the proposed use in the proposed location; b. that the existing and probable future character of the neighborhood will not be adversely affected by the proposed time extension: C. the proposed action is in accordance with a comprehensive plan of development for the Town. 3. That the Planning Board hereby recommends to the Zoning Board of Appeals that the request by Cornell University for an extension of the time limit on the use of the former Oxley Polo Arena site, located off NYS Rte 366/Dr}-den Road on Town of Ithaca Tax Parcel No. 63- 1 -8.2, for a 134 space temporary parking lot, including parking for temporary construction storage trailers, from December 31 1996 until le December 31, 2001 be granted subject to the following conditions: Pi C Former Oxley Polo Arena Site Extension of Use for Temporary Parking Lot Dryden Road, Cornell University Recommendation to the Zoning Board of Appeals Planning Board, December 17, 1996 -Page 2- a. Upon termination of the special approval for use of the site as a parking area, the land area shall no longer be used for parking or construction trailer siting but shall be landscaped and blockaded by Cornell University in a manner satisfactory to the Director of Engineering so as to create open space not available for parking. b. Aside from six (6) construction trailers, the area during the period of this special approval shall be used only for parking vehicles (cars and possibly light trucks) used by construction workers commuting to construction projects on the Cornell campus. C. The parking area shall be maintained as shown on the plan entitled "Oxley Arena Site Improvements and Temporary Parking' dated September 24, 1990 including five drawings except for modifications previously approved by the Director of Engineering and Director of Planning to permit adequate sight distances for exiting the parking area. AYES - Hoffmann, Ainslie, Finch, Kenerson, Wilcox, Bell. NAYS - None. The MOTION was declared to be carried unanimously. Starr Hays, Secretary, Town oMthaca. 12/18/96.srh