Loading...
HomeMy WebLinkAboutPB Minutes 1999-02-02TOWN OF ITHACA PLANNING BOARD FEBRUARY 2. 1999 FM TOWN Of. fTHACA Date clw E The Town of Ithaca Planning Board met in regular session on Tuesday, February 2, 1999, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. PRESENT: Fred Wilcox, Chairperson; George Conneman, Board Member (excused @ 8:22 p.m.); Robert Kenerson, Board Member; James Ainslie, Board Member; Tracy Mitrano, Board Member; Larry Thayer, Board Member; Jonathan Kanter, Director of Planning; John Barney, Attorney for the Town (7:46 p.m.); Daniel Walker, Town Engineer (7:55 p.m.); Christine Balestra, Planner, EXCUSED: Eva Hoffmann, Board Member; George Frantz, Assistant Town Planner. ALSO PRESENT: Lynsey Pavlik, Ithaca College Reporting Class; Kim Phillips, Ithaca College Reporting Class; Scott Hepburn, Ithaca College; Randy Lacey, Cornell University; Shirley Egan, Cornell University; Kim Ma ?, Cornell University; John Gutenberger, Cornell University; Sara Culton, PO Box 6564; Rod Lambert, 122 Rachel Carson Way; Robert Heaps, 122 Rachel Carson Way; Orlando lacovelli, 347 Coddington Road; Martha Armstrong, 766 Elm Street Ext.; Lois Levitan, 766 Elm Street Ext, Chairperson Wilcox declared the meeting duly opened at 7:30 p.m., and accepted for the record the Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on January 25, 1999, and January 27, 1999, together with the Secretary's Affidavit of Service by Mail of said Notice upon the various neighbor's and the Town of Danby, upon the Tompkins County Commissioner of Planning, upon the Tompkins County Commissioner of Public Works, and upon the applicants and /or as appropriate, on January 27, 1999. (Affidavit of Posting and Publication is hereto attached as Exhibit #1.) Chairperson Wilcox 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. Chairperson Wilcox opened this segment of the meeting at 7:31 p.m., and asked if any members of the public wished to be heard. With no persons present wishing to be heard, Chairperson Wilcox closed this segment of the meeting at 7:32 p.m. AGENDA ITEM: SEOR Determination, Cornell University Golf Course Pump House, Warren Road and Bluegrass Lane. Chairperson Wilcox opened the SEQR Determination for Cornell University Golf Course Pump House at 7:32 p.m. PLANNING BOARD MINUTES PAGE 2 FEBRUARY 2, 1999 APPROVED - APPROVED - APPROVED - MARCH 23, 1999 - APPROVED - APPROVED - APPROVED Randy Lacey, Cornell University, stated in the packet there are two drawings of the building. One is a location plan and the other is a site plan. The building will be in an area that the Golf Course uses for the storage of removed trees and sand. The area will be leveled for the Pump House. They tried to locate the building in an area where it would not be visible and it is close to a waterline. The site does not need any regrading. Mr. Lacey stated the current Pump House is close to Warren Road and is too small for the pumps that need to be put in. The building will be an agricultural structure. It is a Pole Barn building with metal siding and roof. They anticipate the building will be green. There is not an overhead door. They plan to have a double door. The building will house two large booster pumps and the required backflow prevention equipment. Mr. Lacey presented photographs to the board taken from Warren Road looking towards the site and from Bluegrass Lane towards the site. Board Member Kenerson asked if there will be outside lighting. Mr. Lacey replied there will be one service light over the door. Chairperson Wilcox asked if pipe will be installed to connect the two pump houses. Mr. Lacey responded they are re- feeding the Golf Course to bring the lines to the new pump house. There is an excavation to connect the pump to the piping on Bluegrass Lane to the hydrant. Board Member Ainslie asked will the existing pump house be removed. Mr. Lacey answered no. Board Member Mitrano asked if the existing pump house will be functional. Mr. Lacey stated it may continue to serve the water coming into Moakley House. The goal is to separate water coming into Moakley and irrigation. line. Jonathan Kanter, Director of Planning, asked how far is the structure from Warren Road. Mr. Lacey responded it is approximately 400 feet. It is over 500 feet to the nearest property Mr. Kanter asked Mr. Lacey to explain the vegetation around the site. Mr. Lacey stated the vegetation does not need to be removed. They tried to render a photograph from Warren Road with the pump house present, but the pump house could not be seen. Board Member Kenerson asked if the siding will be rustproof. Mr. Lacey stated the siding will be the best agricultural siding available. PLANNING BOARD MINUTES PAGE 3 FEBRUARY 2, 1999 APPROVED - APPROVED - APPROVED - MARCH 23, 1999 - APPROVED - APPROVED - APPROVED Chairperson Wilcox stated the board received a letter from Tompkins County Department of Planning indicating the proposal will not have adverse impact. With no further discussion, Chairperson Wilcox closed the SEQR Determination at 7:44 p.m. MOTION by Robert Kenerson, seconded by James Ainslie: WHEREAS: 1. This action is Consideration of Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of a 20 x 20 foot +/= enclosed structure, with a gable height of 12 +/- feet, to house a potable water pump station. Said structure will be located on the Cornell University Robert Trent Jones Golf Course, located off of Warren Road and Bluegrass Lane; Town of Ithaca Tax Parcel No. 68 -1 -9, Rm30 Residence District. Cornell University, Owner /Applicant; D. Randall Lacey, University Engineer, Agent. 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 February 2, 1999, has reviewed and accepted as adequate a Short Environmental Assessment Form, Part I, submitted by the applicant, and a Part ll, prepared by the Town Planning Department, drawings entitled "Golf Course Improvement Project," dated October 26, 1998, and prepared by Cornell University's Planning, Design, and Construction Department, and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed site plan. NOW, THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed, and, therefore, neither a Long Environmental Assessment Form nor an Environmental Impact Statement will be required. AYES - Wilcox, Kenerson, Ainslie, Thayer, Conneman, Mitrano. NAYS =None. The MOTION was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of a 20 X 20 foot t enclosed structure, with a gable height of 12 t feet, to house a potable water pump station on the Cornell University Robert Trent Jones Golf PLANNING BOARD MINUTES PAGE 4 FEBRUARY 2, 1999 APPROVED - APPROVED - APPROVED - MARCH 23, 1999 - APPROVED - APPROVED - APPROVED Course, located off of Warren Road and Bluegrass Lane on Town of Ithaca Tax Parcel No. 68= 1 =99 R -30 Residence District. Cornell University, Owner /Applicant; D. Randall Lacey, University Engineer, Agent. Chairperson Wilcox opened the public hearing at 7:45 p.m., and asked if any members of the public wished to be heard. With no persons present to be heard, Chairperson Wilcox closed the public hearing at 7:46 p.m. MOTION by Lawrence Thayer, seconded by Tracy Mitrano: WHEREAS. 1. This action is Consideration of Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of a 20 x 20 foot +/= enclosed structure, with a gable height of 12 +/- feet, to house a potable water pump station. Said structure will be located on the Cornell University Robert Trent Jones Golf Course, located off of Warren Road and Bluegrass Lane; Town of Ithaca Tax Parcel No. 68 -1 -9, R -30 Residence District. Cornell University, Owner /Applicant; D. Randall Lacey, University Engineer, Agent. 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 reviewed and accepted as adequate a Short Environmental Assessment Form, Part I, submitted by the applicant, and Part II, prepared by the Town Planning Department, and has, on February 2, 1999, made a negative determination of environmental significance, and 3. The Planning Board, at a Public Hearing on February 2, 1999, has reviewed and accepted as adequate drawings entitled "Golf Course Improvement Project," dated October 26, 1998, and prepared by Cornell University's Planning, Design, and Construction Department, and other application materials. 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 Checklists, 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 20 x 20 foot water pump station enclosure with a 12 foot gable height, located on the Cornell Robert Trent Jones University Golf Course, as shown on the drawings entitled "Golf Course Improvement Project," dated October 26, 1998, and prepared by Cornell University's Planning, Design, and Construction Department, and other application materials, subject to the following conditions: PLANNING BOARD MINUTES PAGE 5 FEBRUARY 2, 1999 APPROVED - APPROVED - APPROVED - MARCH 23, 1999 - APPROVED - APPROVED - APPROVED a. the granting of Special Approval by the Zoning Board of Appeals, b, revision of the site plan to show the proposed outdoor lighting over the door, C' revision of the submitted drawings to include the following: title and number for each sheet submitted; name of Town, County, and State in the title block; north point and date on all sheets submitted, and signature and seal of the engineer who prepared the topographic and boundary survey and date of the survey, as listed on the Preliminary and Final Site Plan checklists, d, submission of one original or mylar copy and two paper copies of the ,final site plan, with the additions noted above, to be retained by the Town of Ithaca. AND BE IT FURTHER RESOLVED. 1. That the Planning Board, in making its recommendation regarding Special Approval to the Zoning Board of Appeals, determines the following: a. there is a need for the proposed use in the proposed location, as demonstrated by the applicant; b, the existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed use; co the specific proposed change in land use as a result of the proposed project is in accordance with a Comprehensive Plan of development for the Town of Ithaca. 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be granted. AYES - Wilcox, Thayer, Mitrano, Kenerson, Ainslie, Conneman. NAYS - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: Discussion regarding request to modify owner - occupancy requirements of Klondike Manor Subdivision (Lots 1, 29 3, and 4), Coddington Road. Chairperson Wilcox opened this segment of the meeting at 7:50 p.m. Mr. Kanter stated at the last Planning Board Meeting, a letter was submitted by Mr. lacovelli asking the board to consider the change in the occupancy requirements previously granted in the subdivision approval. PLANNING BOARD MINUTES PAGE 6 FEBRUARY 2, 1999 APPROVED - APPROVED - APPROVED - MARCH 23, 1999 - APPROVED - APPROVED - APPROVED Chairperson Wilcox stated he talked to two of his neighbors. One neighbor is in favor of the occupancy change, but would like assurance that lot 4 remains owner occupied. Another neighbor is against the proposal. Their concern is that with the two rental units on the road, lot 4 would not make for a suitable owner occupied unit. The driveway to lot 4 would go by the two rental units and might make it difficult to sell lot 4. The concern is that Mr. lacovelli would come back to the board claiming hardship and request a change. Mickey Herzing lives next door to the project, and he has sent a letter stating he is in favor of the change. Chairperson Wilcox stated Mr, lacovelli is asking the board if this is something he should pursue. If this board feels it is something worth pursuing, it does not mean it will be approved. Previously, the Planning Board and Town Board traded density with Mr. lacovelli. Mr. lacovelli gave - up density in Klondike Manor and received increased density further down Coddington Road where he already owns multiple unit buildings. Currently, Mr, lacovelli has three lots fronting on Coddington Road, and is asking for two lots, on with four unrelated and the other with three unrelated. Board Member Conneman asked if the neighbor who opposes has a logical argument. Chairperson Wilcox stated it is not unreasonable that if someone were thinking of buying lot 4, they might be disappointed that the houses to the east were rental properties with 3 or 4 college students living there. Board Member Mitrano asked if it is typical for someone to write in and ask the board's opinion before they proceed. Mr. Kanter stated it does not happen very often. A public hearing would be held to consider changing the condition. Daniel Walker, Town Engineer, stated he remembers the neighbor who's yard adjoins is concerned about student housing in that area. Attorney Barney asked what Mr, lacovelli is going to do with lot 4. Orlando lacovelli, 347 Coddington Road, stated he plans that lot 4 will remain as it is. His hope is for lot 4 to be his home. Chairperson Wilcox stated he spoke with neighbors on Juniper Drive and they are concerned with what may happen to lot 4 in the future. Mr. lacovelli state lot 4 is not affected by his proposal. If he were to do something with lot 4 he would need to get the approval of the Planning Board. Chairperson Wilcox stated neighbors are concerned Mr, lacovelli may come back before the board 3 =5 years down the road and ask for a similar change on lot 4 as he is asking now. PLANNING BOARD MINUTES PAGE 7 FEBRUARY 2, 1999 APPROVED - APPROVED - APPROVED - MARCH 23, 1999 - APPROVED - APPROVED - APPROVED Board Member Mitrano asked who owned the forth car on the lot where there are three tenants. Mr. lacovelli stated he has three tenants that live there and they do have occasional overnight guests. There are only three paying tenants in the house. Chairperson Wilcox stated the feeling of the board is that they would entertain the proposal, but approval is not guaranteed. With no further discussion, Chairperson Wilcox closed this segment of the meeting at 8:06 p.m. AGENDA ITEM: Consideration of referral from the Town Board regarding a possible Special Land Use District (SLUD) amendment to be applied to the overall Eco Village property, and follow -up sketch plan discussion for the proposed Second Neighborhood Group development, located off of Mecklenburg Road at Rachel Carson Way (a private drive), on Town of Ithaca Tax Parcel No's. 28 -1 -26.2 and 28 =1 -26.8, consisting of a total of 174.29 f acres. Eco Village at Ithaca, Owner /Applicant; Rod Lambert, Agent. Chairperson Wilcox opened this segment of the meeting at 8:08 p.m. Rod Lambert, 122 Rachel Carson Way, asked if the board received their letter. The board stated they received their letter. Mr. Lambert stated the letter expresses their needs and their assessment of the impacts on the site. Chairperson Wilcox stated Mr. Kanter pointed out in his memo specific areas of concern and the letter the board received has similar concerns. Overall, the major issues have been identified. This board would be concerned about access by emergency vehicles given what has already happened on the site. Is there a potential for public transportation? Mr. Lambert stated the bus service has agreed to bring a bus to the end of Mecklenburg Road. Board Member Kenerson stated the Town spent three years from the start of the previous project to the end. What is different about this project than the original project? Mr. Lambert stated the second neighborhood is more in- house. They are interested in working in a cooperative arrangement. Board Member Kenerson asked if this is part of Special Land Use District. PLANNING BOARD MINUTES PAGE 8 FEBRUARY 2, 1999 APPROVED - APPROVED - APPROVED - MARCH 23, 1999 - APPROVED - APPROVED - APPROVED Mr. Kanter stated the original SLUD was the thirty acre first residence group lot. The proposal is to amend the SLUD and map the SLUD on the entire Eco Village site. The way the amended SLUD is set up it would have a residential neighborhood area, agricultural and natural areas. They would each be defined as to the types of activities that could occur in each. It would be similar to the way Precinct 7 Special Land Use District was set -up. Board Member Kenerson stated they need to have everyone understand where the board is coming from. There was a lot of steam generated and feelings hurt with the first neighborhood. He hopes they would not need to do that again. Mr. Lambert stated the process for the first neighborhood was disappointing for both sides. Board Member Kenerson stated it did not need to be. The Town changed a lot of things in order to arrive at the final conclusion. Board Member Ainslie stated the advisor to the first neighborhood did not plan a road and that took a long time to negotiate. I was surprised that the Common House in the first neighborhood was on the end. A good job has been done improving the site and having the Common House in the center. Board Member Kenerson asked what the difference is between the two neighborhoods. Mr. Lambert stated the second neighborhood is architecturally different, and more centrally located. He explained they are trying to develop lower profile buildings. The first neighborhood wanted to keep the foundation footprints small and caused the buildings to have an elevator look. They hope to bring the profile down 1/3 to 1/2. Mr. Lambert stated it is up to the membership to contribute to their designs. The second neighborhood wants a more earth sheltered look. Board Member Kenerson stated he assumed there will be one SLUD and it will take care of everything, but what about the ownership. Mr. Kanter stated the zoning is separate from ownership. Board Member Kenerson stated this group can not speak for future groups who are not here and have not thought about it. What is good for this group may not be good for the next group. Mr. Lambert stated to some extent there is a need to cut off input. There is a desire to design the neighborhood around the needs of the members, but if you wait for the last member, you will be waiting a long time. There needs to be a balance of waiting for the last member and getting things complete. Board Member Kenerson stated the board needs to be in on the discussion as to how things are developing. The physical layout does not match anything in the way of the ordinance. There is a basic utility problem because of the elevation. He does not want to have the problems as last time. PLANNING BOARD MINUTES PAGE 9 FEBRUARY 2, 1999 APPROVED - APPROVED - APPROVED - MARCH 23, 1999 - APPROVED - APPROVED - APPROVED Attorney Barney stated the problems the first time were related to the need for a road, the length of the road, and the location of the residence area versus the proximity to public roads. There were preconceptions on both sides, but certainly on the development side, that this was such a great project that all the other concerns could be ignored. The fire was a wake -up call to all of us. Mr. Lambert stated the Fire Chief has met with them and explained how to set -up the area in the future. Board Member Ainslie asked if a water tank will need to be put in with the addition of the second neighborhood using the same supply of water. Mr. Lambert stated Bolton Point went over their figures and told them they were fine for five neighborhoods. Attorney Barney asked if they had discussed this with the Town Engineer. Mr. Walker stated they have discussed it. Bolton Point provided technical assistance. The system at Eco Village will provide adequate domestic service for 120 units. It will be stressing the unit and cause surges. It will not be an optimum system. The pipe is big enough to pump enough water to Eco Village, but it will cause an increase in energy bills. Mr. Lambert stated they have finished a study on their water usage and it runs at 22% of the average household. Mr. Walker stated the domestic use is not the issue, it is fire flow issues. Chairperson Wilcox stated the average is not the important number, it is the maximum flow. Mr. Walker stated there is a problem in the entire West Hill system. There is a weak link in the system. A high demand in the system may start causing pressure fluctuations for residents on West Haven Road where the pressure is already low. The demand caused by the current Eco Village has not made the problem much worse. There have been some complaints, but there is an electrical problem with the pump station. Another water supply on West Hill is something the Town does need. Mr. Lambert stated they have also considered pumping off peak. This would benefit in cost and fluctuations in water flow. Mr. Walker stated it could be done with modest size tanks. There is an aqua storage tank on Troy Road that was relatively inexpensive. It can provide the capability to store -for off peak pumping. Board Member Ainslie asked if the sewage plants are undersized. Mr. Walker stated the Ithaca Area Waste Water Treatment Facility is running very well. It is not discharging beyond the permited limitations. The hydraulic capacity has cushion in it. They are PLANNING BOARD MINUTES PAGE 10 FEBRUARY 2, 1999 APPROVED - APPROVED - APPROVED - MARCH 23, 1999 - APPROVED - APPROVED - APPROVED in the process of rerating the plant to add another 3 million gallons of capacity to the 10 million gallon rating. In very high wet weather conditions there is occasional peak flows that get close to 10 million gallons a day, but are still within the New York State Department of Environmental Conservation permit. The discharge limitations as far as pollutants are always met. Mr. Walker stated they have never exceeded those because as hydraulic loads go up, the strength of sewage goes down. The permit has not been violated. They are also in the process of putting in a treatment system that will remove at least 50% of the phosphorous loading that comes out of that plant. The Cayuga Heights Waste Water Treatment Plant is running near capacity. There is a regional planning study going on to try and take some of the peak load off the plant and utilize the capacity available in the Ithaca Area Waste Water Treatment Plant. It would also reduce the phosphorous loading coming from that plant. The biggest phosphorous loading is coming from the streams. The conditions at the south end of the lake are caused because there is not a lot of circulation. There is a lot of silt built -up over the years from the streams. One the solutions mentioned is to bring a lot of freshwater in and try to flush it out, but it is not feasible to do that. 3oard Member Ainslie stated many people think it is because of overtaxed sewage plants. Mr. Walker stated the old Ithaca Area Waste Water Treatment Plant did not have phosphorous removal. The main reason there was a lot of Federal Funding to replace the plant was because it was not adequately protecting the lake. It generated a lot of the problems in the past years. Mr. Walker stated they are looking into watershed protection throughout the larger watersheds that drain into the creeks. The Core of Engineers removed 50,000= 60,000 yards of material out of the dredge inlet. It accumulated in less than 20 years and it is only a fraction of what is in the lake. Sediment erosion control upstream is critical. Chairperson Wilcox asked how much money is there to improve sewage treatment systems. Mr. Walker stated there is a current proposal with the state for 11 =14 million dollars. Chairperson Wilcox stated there is a huge amount of money if the local communities can come together in a cooperative effort for a sewage treatment plant. Chairperson Wilcox stated the board needs to decide if they would like to segment the development on the parcel, but to try and look at the cumulative affects before construction begins. It would then only be specifics of the proposal at the time each group applies. Mr. Kanter stated the benefit of a Generic Environmental Impact Statement is that is does allow the cumulative impacts to be looked at without knowing the specific details of future development. It is known there could be up to 150 residential units over a period of time and it is known approximately where they would locate on the site. To review the Special Land Use District it would be helpful to do it through a Generic Environmental Impact Statement so traffic, drainage, and impacts on surrounding areas will be affected. This could be done without too much detail in the same time frame the site specific aspects can be evaluated on the second neighborhood. There is future potential for 150 dwelling units. There are thoughts about an educational and village center. This will allow projections for the future. The Town Board also talked about this issue and suggested PLANNING BOARD MINUTES PAGE 11 FEBRUARY 2, 1999 APPROVED - APPROVED - APPROVED - MARCH 23, 1999 - APPROVED - APPROVED - APPROVED the Planning Board take lead agency status. The Town Board also suggested to do this through a Generic Environmental Impact Statement and to start the process of identifying significant issues through public scoping. Mr. Lambert stated they understood there are two processes. One is a detailed look at the Environmental Assessment Form and combine it with their input. He understands there is not a big difference of time or money between the long form and a Generic Environmental Impact Statement, Mr. Kanter stated he suggested to Mr. Lambert that Eco Village agree with the Environmental Impact Statement process. Then draft a scoping outline that would outline what will be covered in a proposed Environmental Impact Statement. This shortens the process by not being too concerned with what the long Environmental Assessment Form included because the understanding is certain things will be studied in depth in the Environmental Impact Statement. This is two levels of an Environmental Impact Statement. One will be the Generic which will look at the future cumulative aspects and the second would be the site specific issues. It will not be a duplicate effort of work. Chairperson Wilcox stated if there are factors for determining run -off of water based on 60 houses, you are able to use 150 houses at the same time. This will save time. Mr. Kanter stated when TG Miller looked at the first neighborhood, they did look at the overall drainage aspects. There was not a lot of traffic analysis done, but Eco Village is talking with a traffic consultant that did Mecklenburg Heights. Much of the area will be applicable. The other approach is taking in the Environmental Assessment Form, reviewing it, and accepting it as adequate or inadequate and going through the process of making a negative or positive determination. That process may take several months to get to the point where the board could make a determination. Board Member Kenerson asked when the second neighborhood would like to start building. Mr. Lambert stated they need to wait for membership, but would like to able to create some of their infrastructure this year. Board Member Mitrano asked which option Mr. Kanter was suggesting. Mr. Kanter stated he is suggesting the scoping process. It will allow for a more comprehensive approach and it will also be quicker. Robert Heaps, Pittsburgh PA, stated they agree with Mr. Kanter. They were expecting to have a public scoping. It is important for the public to have their say. Mr. Kanter stated it has been a concern as to how much open to the public should the determinations be made when there is not a public scoping session. Mr. Heaps asked if the second process eliminates that. PLANNING BOARD MINUTES PAGE 12 FEBRUARY 2, 1999 APPROVED - APPROVED - APPROVED - MARCH 23, 1999 - APPROVED - APPROVED - APPROVED Mr. Kanter stated it does not eliminate it, but the board struggles with how it works formally. Public hearings are not normally set on SEAR Determination. It is as a discussion item and it is hard to decide how to let the public have their input. Attorney Barney stated the board could choose to have a public hearing on the long Environmental Assessment Form. Mr. Heaps stated they are also concerned with time. Mr. Kanter stated it is a matter of mutual agreement. If the Planning Board and the applicant agree going into the scoping that it is appropriate, then it is done that way as an agreement. If that agreement cannot be made, then it would go to the traditional approach. Time could be saved if the board and the applicant work together in the scoping. Mr. Heaps stated if they were to choose public scoping, what would be the next step. Mr. Kanter stated the next step is to draft out formally a scoping outline. There is not a set format, but there are guidelines. The Planning Department has sample scoping outlines that the applicant can be shown. Mr. Kanter stated the letter the applicant sent to the board is a good start. The next step would be to expand the letter into a scoping document. Mr. Lambert stated if Eco Village intends to grow, it allows the Town to have check points and make improvements to the next neighborhood. Mr. Kanter stated it is a planning document because it will help to look at overall infrastructure needs. Mr. Heaps stated if they are able to get a scoping document in time, will it be on the next agenda? Mr. Kanter stated it will depend upon if it submitted on time. The February 16 meeting may be canceled depending upon how many items are on the agenda. Chairperson Wilcox stated he encouraged the applicant and Mr. Kanter work out a reasonable time table. Attorney Barney asked if they want to deal with all the land in one Special Land Use District? It will change substantially if they are dealing with the whole area because then a mechanism for review needs to be set -up for each individual unit. Chairperson Wilcox stated he feels they should do a revised SLUD on the entire parcel and hope they do not need to revisit it every time a new neighborhood develops. Attorney Barney stated when the third residents comes in, a site plan review will be built in. There will be the same type of review. PLANNING BOARD MINUTES PAGE 13 FEBRUARY 2, 1999 APPROVED - APPROVED - APPROVED - MARCH 23, 1999 - APPROVED - APPROVED - APPROVED Chairperson Wilcox stated he hopes the Town will not have to rewrite the Town Law and designating new zoning areas. Attorney Barney stated he envisioned amending the SLUD to enlarge it each time. It can be done either way. Mr. Kanter stated the draft in the packet is started in this way, but will need more work. Board Member Mitrano asked what the downside is? Attorney Barney stated the only downside is that there is more intensive review if it is done piece by piece. It can be protected enough in the law. Cornell University has a SLUD that covers 4,000 acres, but built in site plan review requirements and thresholds where they need to come in and define sites. Mr. Walker stated looking at the whole parcel as one zone is much better if there is a good idea as to how it is to be developed. Attorney Barney stated there are difficult legal writing problems when it is done in a large piece. The applicants plans on building five common houses. A common house will need to be clearly defined. If a specific site plan is being looked at, it is very easy to be defined. This way, the common houses need to be defined. Chairperson Wilcox stated the ultimate decision is to be made by the Town Board. Attorney Barney stated the Town Board's direction is to do everything at once. Mr. Kanter stated the current draft of the revised SLUD does not address the possible village or educational center. At this point, there is not a good idea of what they will be. It is an opportunity for the Generic Environmental Impact Statement to look at the possibility without being too definite on what they are. Attorney Barney stated it will be easier not to include the village or educational center until it is known what it will be. The Zoning Ordinance is a prohibitive document, if it is not permitted in the document, it cannot be done. Mr. Lambert asked if an educational center would be an amendment to the SLUD. Attorney Barney stated it would be simpler at the time it is to be built. It all depends upon on how well defined the applicant is on what they want to do. If it is vague, it is a waste of time designing a local law to cover 173 acres. It would be better to focus on the second neighborhood and amend the SLUD to cover the second neighborhood and refer to the site plan. Board Member Ainslie asked if there is enough interest to develop a neighborhood every 2 -3 years. PLANNING BOARD MINUTES PAGE 14 FEBRUARY 2, 1999 APPROVED - APPROVED - APPROVED - MARCH 23, 1999 - APPROVED - APPROVED - APPROVED Mr. Lambert stated the last projection they did was four year intervals. Mr. Kanter stated then they will proceed with starting the public scoping. Mr. Heaps stated will it be a different Environmental Impact Statement for the second neighborhood. Mr. Kanter stated it is the same document, but a separate section. The overall document is a Generic Environmental Impact Statement, but a portion of it will deal with the second neighborhood. With no further discussion, Chairperson Wilcox closed this segment of the meeting at 9:11 p.m. AGENDA ITEM: Presentation of Town of Ithaca Planning Department Annual Report for 1998, Jonathan Kanter, Director of Planning. Chairperson Wilcox opened this segment of the meeting at 9:12 p.m. Board Member Ainslie stated he was concerned the Town lost $500,000 on the Clean Water Act. Will it slow down the renovation of the Post Office? Mr. Kanter responded it will not slow down the renovations. They are hoping to receive funds from the same source or other sources. Other possibilities are being explored. Additional funds will help to enhance historical elements of the building, fixing the lobby with nice displays and antique furniture. It will take more time to do the enhancements. One major item is the roof is leaking. There is the option of doing spot repairs, or if there are additional funds replacing the entire roof. Mr. Kanter stated the first few pages and the summary at the end is a description of Planning Board actions. The number of actions in 1998 were close to doubling the 1997 actions. There were also major reviews. This year there should be a few major reviews also. Chairperson Wilcox stated he is proud of the Ithaca Beer Company and the Ithaca College Observatory. The Observatory was allowed in an area where development is not normally allowed. Mr. Kanter stated the building is nicely set into the area. Board Member Kenerson stated the two composting facilities were quite significant. With no further discussion, Chairperson Wilcox closed this segment of the meeting at 9:18 p.m. OTHER BUSINESS. Chairperson Wilcox asked when Burger King will come before the board? PLANNING BOARD MINUTES PAGE 15 FEBRUARY 2, 1999 APPROVED - APPROVED - APPROVED - MARCH 23, 1999 - APPROVED - APPROVED - APPROVED Mr. Kanter stated they have not received any materials from them. It might be late March, early April. Chairperson Wilcox stated there was confusion because if a restaurant is allowed on the site, it will need to go before the Zoning Board of Appeals for approval. People assumed there was a zoning change. When and if Burger King comes back, then the Comprehensive Plan should be put up. The Comprehensive Plan encourages it in that location. Chairperson Wilcox stated Mr. Kanter, Mr. Frost and himself met with Mickey Herzing on the lighting at Big AI's. Mr. Herzing stated he would look into it. Attorney Barney stated imposed when the subdivision it was a Zoning Board of Apl Board of Appeals to consider modification of the subdivision there is house built and it encroaches was approved by the Planning Board. )eals matter. The zoning officer reali; a variance of an action that was done approval, onto a 30 foot buffer that was The initial assumption was that zed he was asking the Zoning by the Planning Board. It is a Chairperson Wilcox stated there was the possibility that the Planning Board would not hold its second monthly meeting. This opens up the possibility that the meeting should be held. Attorney Barney stated it would be nice to get it taken care of, but if it is the only item, it does not make sense to hold the meeting. Mr. Kanter stated there is a possibility of having the February 16 meeting if the Wonderland Motel sign variance can be on the agenda. Chairperson Wilcox stated the board received a letter from the New York State Dormitory Authority agreeing with the Planning Board being the lead agency. Attorney Barney stated Mecklenburg Heights will be argued February 11 in the Appellant division. The judge has signed the order for Lake Source Cooling and it has been served. We have not been served with a Notice of Appeal at this point. AGENDA ITEM: ADJOURNMENT: Upon MOTION, Chairperson Wilcox declared the February 2, 1999, Meeting of Town of Ithaca Planning Board duly adjourned at 9:30 p.m. Prepared by: Carrie L. Coates, Keyboard Specialist/Minutes Recorder s PLANNING BOARD MINUTES PAGE 16 FEBRUARY 2, 1999 APPROVED - APPROVED - APPROVED - MARCH 23, 1999 - APPROVED - APPROVED - APPROVED Mary Bryant, Administrative Secretary for the Town of Ithaca Planning Board. TOWN OF ITHACA PLANNING BOARD 126 East Seneca Street Ithaca,New York 14850 �— Tuesday,February 11999 AGENDA 7:30 P.M. Persons to be heard. 7:35 P.M. SEQR Determination, Cornell University Golf Course Pump House,Warren Road and Bluegrass Lane. 7:45 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of a 20 X 20 foot+/-enclosed structure,with a gable height of 12+/-feet,to house a potable water pump station on the Cornell University Robert Trent Jones Golf Course,located off of Warren Road and Bluegrass Lane on Town of Ithaca Tax Parcel No. 68-1-9,R-30 Residence District.Cornell University,Owner/Applicant;D.Randall Lacey,University Engineer, Agent. 8:10 P.M. Consideration of a referral from the Town Board regarding a possible Special Land Use District (SLUD)amendment to be applied to the overall EcoVillage property,and a follow-up sketch plan discussion for the proposed Second Neighborhood Group development,located off of Mecklenburg Road at Rachel Carson Way(a private drive),on Town of Ithaca Tax Parcel No's. 28-1-26.2 and 28-1- 26.8,consisting of a total of 174.29+/-acres. EcoVillage at Ithaca, Owner/Applicant;Rod Lambert, Agent. r 5. Presentation of Town of Ithaca Planning Department Annual Report for 1998,Jonathan Kanter, Director of Planning. 6. Discussion regarding request to modify owner-occupancy requirements of Klondike Manor Subdivision(Lots 1, 2,3 and 4),Coddington Road. 7. Approval of Minutes: (None available at time of mailout) 8. Other Business. 9. Adjournment. Jonathan Kanter,AICP Director of Planning 273-1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND,PLEASE NOTIFY MARY BRYANT AT 273-1747. (A quorum of four(4)members is necessary to conduct Planning Board business.) TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARING Tuesday, February 2, 1999 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the Town of Ithaca on Tuesday, February 2, 1999, at 126 East Seneca Street, Ithaca, N.Y. , at the following time and on the following matter: 7 :45 P.M. Consideration of Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of a 20 X 20 foot +/- enclosed structure, with a gable height of 12 +/- feet, to house a potable water pump station on the Cornell University Robert Trent Jones Golf Course, located off of Warren Road and Bluegrass Lane on Town of Ithaca Tax Parcel No. 68-1-9, R-30 Residence District. Cornell University, Owner/Applicant; D. Randall Lacey, University Engineer, Agent. Said Planning Board will at said time and said place hear all persons in support of such matter or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Jonathan Kanter, AICP Director of Planning 273-1747 Dated: Monday, January 25, 1999 Publish: Wednesday, January 27, 1999 TOWN OF ITHACA PLANNING BOARD ATTENDANCE SHEET Date PLEASE PRINT YOUR NAME ADDRESS OR AFFILIATE (Please PRINT to ensure Accuracy in Official Minutes ) v Ilk- -&04 d U Y- ac Gov //'r-•- �r— '✓ �- M ion 7 %� �(r� �� `�' The Ithaca Journal Wednesday, January 27, 1999 if junuary U, 2y, 1999 -s as necessary, upon request. c TOWN OF ITHACA persons desiring assistance PLANNING BOARD g uest not NOTICE OF must make such a req ): i less thou 48 hours rior to the - 9 PUBLIC HEARING p g Tuesday, February2, 1994 Jonathon Kanter, ALP � B d�e c t i o no f t h e i will be held b the Planning lime of the ublic Darin x f Board of the Town of Ithaca Director of Planning Chairperson of the Nanning y February 2.. 273-1747 n Boord, NOTICE IS HEREBY 194queat 126 East Seneca 27, 1994 GIVFN that n Public HRnrinn I Street Ithaca, N.Y., at the January follow ng time and on the followin matter: Preliminary 01 CandOnsrdFinol nSite Pian Approval and Rec- ommendation to the Zoning Board of Appeals regardping Special Approval f ora h o{r a posed faol ± enclosed 20X20 ab structure,with a g le height Of 12±feet,to house a pota- ble water PPump station on the Cornell Universit Robert Trent Jones Golf Course, 10- cote d af4 of Warren Road and Bluegrass Lane on Town of Ithaca Tax Parcel No. 68-1-9, R-30 Residence Dis- Iricl CornO university, Oner/Applicant; D. En doll Lacey, University paid Agent. Said P4annmndggg Board wi1V of Said time lace V�eor a l persons in support of such matter or objections thereto. Persons may appear rsoby agent or in p Individuals vAth visuol impair ments, hearing i es is or Pho� Special will be i assistance TOWN OF ITHACA AFFADAVIT OF POSTING AND PUBLICATION I, Karen Van Etten being duly sworn, depose and say that I am a Secretary for the Town of Ithaca, Tompkins County, New York; that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published in the local newspaper, The Ithaca Journal. Notice of Public Hearings to be held by the Town of Ithaca Planning Board in Town of Ithaca, Town Hall, 126 East Seneca Street, Ithaca,New York, on Tuesday, February 2, 1999 commencing at 7:30 P.M. asager attached. Location of Sign Board used for Posting: Bulletin_Board, Front& Entrance of Town Hall. Date of Posting : January 25, 1999 Date of Publication: January 27,1999 r Karen Van Etten Town of Ithaca. STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this day of February. '; ublic xton No tary Pudic, State of New York Registration #01SA5044003 Qualified in Tioga Counly My Commission Expires