Loading...
HomeMy WebLinkAboutPB Minutes 2001-02-06RLE DATE Town of Ithaca Planning Board Tuesday, February 6, 2001 The Town of Ithaca Planning Board met in regular session on Tuesday, February 6, 2001, in Town Hall, 215 North Tioga, Ithaca, New York, at 7:30 p.m. PRESENT: Fred Wilcox, Chairperson; Eva Hoffmann, Board Member; Larry Thayer, Board Member; Rod Howe, Board Member; John Barney, Attorney for the Town; Dan Walker, Director of Engineering; Susan Ritter, Interim Town Planner; Mike Smith, Environmental Planner. EXCUSED: George Conneman, Board Member; Tracy Mitrano, Board Member. ALSO PRESENT: Richard & David Baker, 383 Bostwick Road; Marilyn Kane, 109 Indian Creek Road; Donna Twardowski, 109 Indian Creek Road; Doug Clearo, 95 Brown Road; John Murray, 95 Brown Road; Rick Holt, 23 Chase Lane; Lauren Bishop, Ithaca Journal; Hamilton Allport, 1077 Ellis Hollow Road; George Lyons, 109 West State Street; Pam Kingsbury, Egner Architectural Associates, Chairperson Wilcox declared the meeting duly opened at 7:33 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 29, 2001, and January 31, 2001, together with the properties under discussion, as appropriate, upon the Clerks of the City of Ithaca 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 agents, as appropriate, on January 31, 2001. (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 7:34 p.m. With no persons present to be heard, Chairperson Wilcox closed this segment of the meeting at 7:35 p.m. AGENDA ITEM. SEOR Determination, Renovation of Space at East Hill Plaza for Cornell University Human Resources Department, 337 Pine Tree Road, Chairperson Wilcox opened this segment of the meeting at 7:35 p.m. Pam Kingsbury, Egner Architectural Associates - We have designed the space for Cornell's Human Resources Department, The Human Resources will be occupying the former Warehouse Carpet space at East Hill Plaza. The space is approximately 7,000 square feet on the first floor. There is a very tiny mezzanine on the second floor. We will be converting the warehouse space into offices for about 30 people. It will consist of mostly private offices with some open office landscape furniture space. The building will also contain conference rooms and a reception area. PLANNING BOARD PAGE 2 FEBRUARY 0, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED We are removing the existing windows on the south side of the fagade. with new energy efficient windows. We will be adding one window on We will be opening the north side fagade to provide a large 10 x 10 foot much daylight as possible within the interior office space. We will be pri on the west elevation on the northwest portion of the site. We will have in that same location. The windows will be replaced the south side of the fagade. window in order to give us as :)viding several small windows a new code required exit door Chairperson Wilcox - Ms. Kingbury, are you aware of any environmental issues? Ms. Kingsbury - I am not aware of any environmental issues. It is mainly interior work with the exception of the few opening of the exterior fagade. Board Member Hoffmann - What will happen with the mezzanine? It was not clear on the drawings. Ms. Kingsbury - We will be keeping the mezzanine. We are going to construct new stairs because the existing stairs are not up to code. The mezzanine level will become the communications room and networking room. There will also be a small closet on the mezzanine level. The space will predominately be used for work purposes or as a small meeting. Board Member Hoffmann - How large is the space? Ms. Kingsbury - The space is around 400 square feet. Board member Thayer - The parking issues have been addressed. Chairperson Wilcox - I would like item 10 on the SEOR form to be changed. I would like agricultural to be added to the present land uses in the vicinity. Chairperson Wilcox closed this segment of the meeting at 7:39 p.m. - 3 - SEQR Preliminary Site Plan Approval. Cornell Uni Resources Department, 337 Pine Tree Road, Tax Parcel Na 62=2- la 121 MOTION made by Larry Thayer, seconded by Rod Howe. WHEREAS. 1. This action is consideration of Preliminary and Final Site Plan Approval for the proposed renovation of the former Warehouse Carpet Outlet space in the East Hill Plaza, Town of Ithaca Tax Parcel No, 62- 2- 1.121, 337 Pine Tree Road, Business District "C," for offices of Cornell University Human Resources Department. Modifications include providing work space for approximately 32 employees, replacement of exterior windows and doors and install a new concrete ramp to the new exterior door on the north side of the building. Cornell University, Owner /Applicant; Egner Architectural Associates, LLC, Agent, and PLANNING BOARD PAGE 3 FEBRUARY 6, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED 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 6, 2001, has reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Part ll prepared by Town Planning staff, plans entitled "Existing Conditions & Demolition Plan," and "Floor Plan," received 1/10/01, prepared by Egner Architectural Associates LLC, and other application material, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Site Plan Approval; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed, and, therefore, an Environmental Impact Statement will not be required. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed renovation of the former Warehouse Carpet Outlet space in the East Hill Plaza, Town of Ithaca Tax Parcel No. 62 -2- 1.121, 337 Pine Tree Road, Business District "C ", for offices of Cornell University Human Resources Department. Modifications include providing work space for approximately 32 employees, replacement of exterior windows and doors, and install a new concrete ramp to the new exterior door on the north side of the building. Cornell University, Owner /Applicant; Egner Architectural Associates, LLC, Agent. Chairperson Wilcox opened the public hearing at 7:40 p.m. With no persons present to be heard, Chairperson Wilcox closed the public hearing at 7:41 p.m. Chairperson Wilcox - There are some people who believe that Cornell University has not lived up to their end of the bargain with regard to snow removal. We have written letters of agreement that were part of the Burger King proposal regarding snow removal from the parking lot. John Murray, Vice President of Ashley Management - Andy Frost mentioned this issue to the property manager Doug Clearo. PLANNING BOARD PAGE 4 FEBRUARY 6, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Mr. Smith - Staff looked at the letters and the Burger King resolution with the snow removal condition. We took pictures January 17th. The pictures and letters were given to the Zoning Department. Chairperson Wilcox - Our understanding is that there is a responsibility to physically remove the snow from the property. What action is the Zoning Officer taking ?. Attorney Barney - I spoke with the Assistant Zoning Officer. It will be brought to the attention of Cornell. Board Member Hoffmann - This issue came up during Burger King because the snow cleared from the East Hill Plaza parking area was piled on the Burger King site. The snow remained on the site throughout winter. The board was concerned about where the snow would be piled after the Burger King property was built. The board was told that the management company of the Plaza would make sure that there was no snow lying in the parking lot. There has been a large pile of snow in the Plaza parking lot for the last two years. We need to make sure it does not continue. I saw the snow in the southeastern corner of the parking lot was removed entirely within the last week. I did see some snow remaining in near the outer planting areas to the west. It was my understanding not one parking space is to be made unavailable by snow piles. Mr. Murray - There was some snow piled in the parking lot. The letter of the agreement talks about the ability to have snow relocated when it seems to be in excess. It is a standard operating procedure in the management of plazas that I deal with across New York State. We intentionally pile the snow in an area of the parking lot where no one is parking. It is not impeding the ability for patrons to park. We have the ability to snow store if we had to. I do not know what is meant by "excess snow". We would never want to intentionally disrupt our patrons or anyone visiting the Plaza. Board Member Hoffmann - This is not a question of matter of an agreement between the Planning Board that we were not to lose one parking space in the lot, public, what users or tenants of the Plaza feel. It is a and Cornell University. It is my understanding The parking spaces are available for use by the Mr. Murray - We would not want to do anything that would impede the patrons and customers of the Plaza. A small piling of snow is not impeding anyone from coming to East Hill Plaza. The snow is located in a tiny remote corner of the front of the Plaza. I can only represent what my tenants tell me. I would like to know what is the issue. Board Member Hoffmann - The issue is the agreement. Chairperson Wilcox - This is an enforcement issue. The Planning Board does not enforce. Attorney Barney - The board's decision to grant or deny site plan approval can be based in part by the compliance of a previous site plan approval. It is not completely irrelevant in tonight's approval. There was snow being stored on what is now the Burger King site. The Planning Board did not want to have that snow stored elsewhere in the parking area and that constituted excess snow. The board does not want snow piled in the parking lot. PLANNING BOARD PAGE 5 FEBRUARY 6, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Mr. Murray - We would be in agreement if we were discussing mountains of snow. The snow encumbered a couple of parking spaces. Attorney Barney - It is my understanding that it was a large pile of snow that remained for a considerable period of time. The snow eventually melted away. Mr. Murray - There was some snow removed from the site. Does the Town have mandates? Is there some enforcement that we are unaware of? Attorney Barney - The snow removal was agreed to in a condition to receive Burger King approval. The agreement is not be followed. It was a condition that Cornell agreed to. Mr. Murray - Would we need to remove the snow every time it snows? Attorney Barney - Every time it is necessary to pile snow in the same way that it was necessary to pile snow on the Burger King parcel the snow is to be removed. It was the agreement. Mr. Murray - Carolyn Hoyt on behalf of Cornell University made the agreement. The board wanted to know where the snow would be piled. Attorney Barney - The Planning Board does not want snow piled in the parking lot. It was the agreement that was made. The board is bothered by the fact that it does not seem to be complied with Mr. Murray - I do not know how we can draw a conclusion on the issue. I misunderstood what would be excess snow. Attorney Barney - There is to be no excess snow. The Town does want to see the snow removed as soon as possible. The Town does not want to see it sit in a pile in the parking lot for days. I do not know what the board will choose to do with the current application if a commitment cannot be made this evening. Mr. Murray - It is a different application. Attorney Barney - The law is if you are not in compliance with a previously granted site plan approval and the conditions related to it, there is no obligation to consider or grant further site plan modification. We want assurance that this is not going to continue. Mr. Murray - I need to revisit the issue with the owner. The owner was hoping there would be a workable amount of snow that we do not have to turn around and bear an expense. We might be able to work it out with the Zoning Office. We are not going to impede the safety or the parking. Attorney Barney - The agreement dealt with excess snow in the context of what was piled on the Burger King site. The snow normally piled on the Burger King site is being piled in the parking lot. I would like to hear that the agreement can be honored. PLANNING BOARD PAGE 6 FEBRUARY 6, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Mr. Murray - I cannot say that we will honor the agreement. I do not know how this will impact the motion in front of the board. We saw it as two separate issues. Chairperson Wilcox - The board would not have leverage this evening to right the wrong. The board has leverage this evening because this property is before the board. Attorney Barney - The board used Burger King as leverage. This deal was made prior to Burger King. Mr. Murray - I can only be responsive to what the tenants want and to the Zoning Office. Mountains of snow were previously stored at the Burger King site. The definition of excess snow is one snow plowing. I need to get the owners approval that they will concur to it. Chairperson Wilcox - The owners have technically already agreed. The owners had to agree in order to get the Burger King approval. The board would like to hear a commitment to abide by the agreement to remove the snow. Board Member Hoffmann - I am not ready to approve the current application without the snow removal commitment. Board Member Howe - I am able to separate the issues. I do not have the history with this issue as do some of my colleagues on the Planning Board. Chairperson Wilcox - Does the board have a problem with the plan as proposed? Board member Thayer - No. Board Member Hoffmann - I am concerned about the use changing from commercial to Cornell University office use. I would not want it to continue that way with other spaces within the Plaza. Chairperson Wilcox - This is the last vacant area in the wing. Mr. Murray - Yes, it is the last vacant area. We did not want to lose Warehouse Carpet as a tenant. The owner was able to find a more economically viable location. This area abuts the Cornell Controller's Department. It was a nice fit for the Human Resources Department, Chairperson Wilcox - I am interested in granting Cornell University Preliminary Site Plan Approval. It shows that the board does not have a problem with the plans presented. This is a reasonable proposal for the site. The board can condition the granting of Final Site Plan Approval upon receiving an agreement acceptable to the Attorney for the Town that would ensure snow removal occurs consistent with our previous resolution approving the Burger King site. Attorney Barney - There is another option. The board could grant Final Approval subject to a condition that prior to the issuance of a building permit there is reassurance that the agreement is going to be honored. PLANNING BOARD PAGE 7 FEBRUARY 6, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Board Member Hoffmann - I will not vote for that resolution. This agreement has been in place for long enough. There was a problem for two winters. There is a problem with understanding this agreement, even though it is very clear to me. I would not be comfortable granting Final Site Plan approval. I want something that makes it much more clear that this is not going to continue. Chairperson Wilcox - The board would like something in writing which indicates the owner of the Plaza will abide by the agreement. Attorney Barney - I am not sure what the answer is. The Town has an agreement and a commitment. The Town has a letter indicating the snow will be removed. It is not happening. The Town is frustrated. We do not want to stop the development of the East Hill Plaza, but there is an agreement that is not being followed. Mr. Murray - I cannot give a concrete answer this evening. I misinterpreted the term "excess ". I will inform the owners and tell them the snow is to be out of the parking lot. Attorney Barney - The resolution could be conditioned on receiving written assurance from the appropriate representative from Cornell that there will be no more stock piling of snow at the Plaza. Chairperson Wilcox - Board Member Hoffmann, is there any condition under which you would grant Final Site Plan approval? Board Member Hoffmann - No. RESOLUTION NO. 2001 -4 - Preliminary Site Plan Approval, Cornell University Human Resources Department, 337 Pine Tree Road, Tax Parcel No. 62 -2- 1.121. MOTION made by Fred Wilcox, seconded by Rod Howe. WHEREAS: 1. This action is consideration of Preliminary Site Plan Approval for the proposed renovation of the former Warehouse Carpet Outlet space in the East Hill Plaza, Town of Ithaca Tax Parcel No. 62 -2- 1.121, 337 Pine Tree Road, Business District "C," for offices of Cornell University Human Resources Department. Modifications include providing work space for approximately 32 employees, replacement of exterior windows and doors and installation of a new concrete ramp to the new exterior door on the north side of the building. Cornell University, Owner /Applicant; Egner Architectural Associates, LLC, 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 February 6, 2001, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and a Part lI prepared by Town Planning staff, and PLANNING BOARD PAGE 8 FEBRUARY 6, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED 3, The Planning Board, at a Public Hearing held on February 6, 2001, has reviewed and accepted as adequate, plans entitled "Existing Conditions & Demolition Plan," and "Floor Plan," received 1/10/01, prepared by EgnerArchitectural Associates LLC, and other application material, and NOW THEREFORE BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary Site Plan Approval, as shown on the Preliminary 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 Town of Ithaca Planning Board hereby grants Preliminary Site Plan Approval for the proposed renovation of the former Warehouse Carpet Outlet space in the East Hill Plaza, Town of Ithaca Tax Parcel No. 62- 2- 1.121, 337 Pine Tree Road, Business District "C," for offices of Cornell University Human Resources Department, as shown on plans entitled "Existing Conditions & Demolition Plan," and "Floor Plan," received 1/10/01, prepared by Egner Architectural Associates LLC, subject to the following condition: a. submission of an original or mylar copy of the final floor plans, to be retained by the Town of Ithaca; and be receipt of an agreement satisfactory to the Town Planning Board that there will be no stock piling of snow on the Plaza parking area except for short periods of time following a snowstorm. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Thayer, Howe, NAYS: None. The motion was declared to be carried unanimously. AGENDA ITEM: SEOR Determination, Renovation of County's Biggs A Building for Cayuga West Professional Campus, 301 Harris Be Dates Drive. PUBLIC HEARING: Consideration of Preliminary Site Plan approval for the proposed Cayuga West Professional Campus, located at 301 Harris Be Dates Drive, Town of Ithaca Tax Parcel No. 24 -3 -2.22, Special Land Use District No. 3. The proposal involves the substantial interior renovation and conversion of the County's Biggs A Building, consisting of 120,000 ± square feet, into multi- tenant office space, with associated accessory uses such as a cafe /deli to serve the employees of the office complex. Parking lot and access drive modifications are also proposed. Tompkins County, Owners Klaff Realty LP, Applicants Robert A. Lama, Agent. Chairperson Wilcox opened this segment of the meeting at 8:07 p.m. PLANNING BOARD PAGE 9 FEBRUARY 6, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Chairperson Wilcox - The next item on this evening's agenda deals with the proposed renovation of the County Biggs A Building. The Planning Board received materials which the environmental quality review materials did not address the proposed subdivision of the Tompkins County land. I became concerned about the fact the board would be considering Preliminary Site Plan approval without subdivision approval. I talked with staff and Attorney Barney. It is our opinion that to consider site plan approval without subdivision approval, in terms of the environmental review, is segmentation of the project. There is the possibility of not giving the entire project as much environmental review as it should have. Therefore, the materials provided to the board to do the environmental review are incomplete. The incompleteness of the environmental form is not the fault of the applicant. This came about because the County Attorney did not think the subdivision had to come before the Planning Board for approval. Attorney Barney has stated he believes the subdivision should come before the Planning Board. One section of the land to be subdivided will be sold and put into private hands. The proposed subdivision will come before this board. The board needs to consider site plan and subdivision approvals together. I do not want to be in the position to grant site plan approval and then find out the applicant is unable to carry it out because of the subdivision rules. The board cannot vote on the environmental review without the proper materials. There is not a complete application without the environmental review and we are unable to consider Preliminary Site Plan approval. I would like to proceed this evening with an environmental review. We could consider subdivision to the best of our ability, even though we do not have the materials. We will not be able to vote or make a SEQR determination. I would like to proceed as though we were reviewing the proposal for Preliminary Site Plan approval. I am going to allow the public to speak. We will go through the actions we will normally do when considering an application for Preliminary and Final Site Plan approval without being able to vote on any formal action. By doing so, I am hoping when the applicant comes before the board again we can consider Preliminary and Final Site Plan and Subdivision approval. Bob Lama, Lama Real Estate - We are purchasing the Biggs A complex from Tompkins County. It is the former Tompkins County Hospital. The building was built as a Tuberculosis Center in the 1940s, We have reviewed this building very carefully. We determined its best reuse would be to renovate the building for office and office style tenants. The property has Special Land Use District (SLUD) zoning. The SLUD allows ample zoning for us to put this project together without asking for variances at this point. The property is on approximately 12.5 acres of land overlooking Cayuga Lake and the City of Ithaca. The building does not have a historic designation, but it does have historic value to the community that we would like to maintain and enhance. I have met with Historic Ithaca. Historic Ithaca cannot offer us any services for historic designation because the building has been amended and reconstructed. They will assist us in our choices for window replacements and keeping the exterior of the building in a historic fashion. The interior of the building is a hospital. Our best use for the building is to convert the building to office use. The building is currently heated with the steam plant that also services the hospital. The building has had a history of poor ventilation and some mechanical features that were not conducive to occupancy by employees. We intend to remove the heating system throughout the building. New PLANNING BOARD PAGE 10 FEBRUARY 6, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED heating and air conditioning plants will be installed per tenant space. This gives us more flexibility with the building. It eliminates the concern of ventilation in the building. We will be amending the parking scenario for the building. Parking will be added. We would like to move the parking from one area of the site to another. There was some concern regarding the danger of backing into traffic on the road that services Cayuga Medical Center. Our developers from Chicago have spent time in Ithaca. We have done marketing research to determine that there is a need for high quality office space in the Tompkins County market. The market setting is important to us as developers. The intent is to maintain the exterior of the building. The interior will be renovated to a finish that would accommodate a modern office tenant. We do have a feature added to the building. We have a small building that is annexed by a breezeway. The building would be a small cafe /deli and convenience store that would service our tenants. It is being limited to 3,000 square feet. Chairperson Wilcox - Staff reviewed the plan, most of which had to deal with the drainage proposed. The proposed drainage around the proposed access road was looked at closely. Staff has suggested changes. Mr. Walker - There is a shallow ditch on the west side of the existing access road. It does drain down to the catch basin. The new access road would be cutting the path off. The applicant could tie into the existing drainage system easily. Ms. Ritter - The new plans show a catch basin. The back parking next to the access drive to CMC is being deleted. The parking area is being located adjacent to the proposed access road. The parking has been reconfigured. Lighting has been added to the parking area. Mr. Lama - We have indicated stop signs at the intersections with the new access road. Motorists on the new access road would have to yield to the existing road. Board Member Hoffmann - How would the additional parking affect the drainage along the side of the new access road? Board member Thayer - Would the new parking area be gravel? Mr. Lama - The parking area will be paved. Jason Demeris, Tallman & Tallman - The new 18 space parking lot area is already a flat area. It will not require major site work. The intent at this point was to drain to a second additional catch basin at the northeast corner and tie it into the other catch basin to handle all runoff. Chairperson Wilcox - It is a reasonable mitigation of the potential danger of parking on the east side. It prevents people from backing onto the access road to CMC. Ms. Ritter - Trucks use the road to get to hospital's loading dock. PLANNING BOARD PAGE 11 FEBRUARY 6, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Board Member Hoffmann - Could we have an opinion from staff on how much additional runoff there might be? There is a very beautiful green, grassy slope next to the north end of the building. It continues down to the access road to the east of the complex. Mr. Walker - The intent is to re- vegetate the area east of the existing road where there currently is parking. Board Member Hoffmann - What is going to happen to the portion of the existing parking area that is gravel? Mr. Lama - It is going to be re- vegetated. Chairperson Wilcox - The plan includes a cafe /deli. The offering of food service on site could reduce the number of trips to and from the site. Board Member Hoffmann - It is a good idea to have in the area. The cafe could be used by other businesses in the area. Board member Thayer - Is the asbestos in the building going to be removed? Mr. Lama - The asbestos is being removed. The engineering report has been updated. The previous report stated if the asbestos is not disturbed, it does not pose a threat to human being. Substantial interior demolition is going to be done to the building. The asbestos will be abated. Board member Thayer - Does the stucco exterior have asbestos in it? Mr. Lama - I was not aware of the asbestos in the stucco until I read the report. Approximately 8,000 square feet of the stucco has some elements of asbestos. Board member Thayer - Is it going to be removed? Mr. Lama - It does not need to be removed if it is not disturbed. Board Member Hoffmann - Would the area be replaced with similar material? Mr. Lama - The building has a rich stucco exterior. It is easy to duplicate the stucco. Chairperson Wilcox - The board received four large .drawings. One of the drawings shows the proposed subdivision. The other drawings show the proposed subdivision incorrectly. Three of the four drawings indicate that portions of the driveway would be within the land acquired and portions of the road would be within the County property. Mr. Lama - The line follows the center line of the road. Mr. Smith - The tax maps show the W" in the area following the center line in the road is the existing line. It is not part of the subdivision. PLANNING BOARD PAGE 12 FEBRUARY 6, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Chairperson Wilcox - Staff noted in the materials the issue with the private drive running to the east of the Biggs A building and providing access to the CIVIC parking lot. The conditions suggested in the resolutions were to provide documentation of the easement. I am concerned about the private drives to the north. There is a private drive to the west and east of the heating plant. I want to make sure if there are easements required on other roadways it be taken care of. Mr. Lama - I have a meeting with the hospital agreements for the sharing of the private roads. to discuss the access drives and the potential Mr. Walker - The heating system is going to be converted off the central heating plant. What would be used in the building for heat? Mr. Lama - The building will be heated with gas fired, forced hot air units with central air. Mr. Walker - How will the system be vented? Where will it be located? The hospital is still using the central plant. Mr. Lama - We will not be cutting off the hospital from the central plant. Mr. Walker - Is the utility tunnel under the access road the hospital route for steam? Mr. Lama - I believe it is. Our work is internal in our building. We have put together a procedure to stage the building away from the steam plant. Chairperson Wilcox - Is there an issue of needing the right to run the steam pipes across private property? Mr. Walker - I am concerned that it might weaken the tunnel. Board member Thayer - How is the heating system fired? Mr. Walker - It is gas with oil as a backup. Board Member Hoffmann - This area is a SLUD. Is the board prevented from decreasing the number of parking spaces? The board could approve plans for where parking could go if it is necessary. The board might not want all the parking built immediately. The proposed 18 space parking lot would not need to be built immediately. Ms. Ritter - The applicant gave the impression that they would need the parking space. Customers would. be visiting the businesses. Mr. Lama - The parking was developed to meet the needs of a building this size. Some potential tenants do not have a tremendous density of employees for the amount of space that they would need. It lightens the parking and traffic load to the building. In order to keep the building flexible we need enough parking to support the ultimate occupancy of the building at 100 % occupancy. We need the parking spaces. It is not certain if the parking spaces will be built this year or next year. PLANNING BOARD PAGE 13 FEBRUARY 6, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Chairperson Wilcox -The parking spaces will be required to be built if there is no indication on the approved site plan that they will be built at a future time. This board in the past has reduced the initial number of parking spaces if the plans show an area reserved for future parking. The plan needs to show a sufficient number of parking spaces to accommodate full occupancy. It reduces the amount of impervious surface. Attorney Barney - The Planning Board could require up to the maximum number of parking spaces. The board does not have the flexibility to reduce the number of parking spaces because of the SLUD. Chairperson Wilcox -The board needs a commitment of parking spaces that is consistent with what is existing on the site. This board has looked favorably upon setting aside an area reserved for future parking. The board does not require it be built in order to obtain the necessary permits. Mr. Lama - We appreciate the flexibility. Chairperson Wilcox - The SLUD requires the number of parking spaces to be equal to the number of parking spaces currently on the site. Board member Thayer - The new drawing shows a walkway through the parking lot. Is it correct? Chairperson Wilcox - It shows where the existing walkway is located. Does the board have any concerns regarding the proposed sign? The sign is 50 square feet. Board Member Thayer - No. Is the main entrance being moved? Mr. Lama - The main entrance will remain in its current location. There is a second entrance to the building. It allows more flexibility with placing smaller tenants in different parts of the building. Board Member Hoffmann - The drawing of the elevation of the proposed entrance is labeled as EIFS to match existing? What does EIFS represent? Mr. Lama - It stands for Exterior Insulating Finishing System, Chairperson Wilcox - The board did receive comparisons on the number of total employmees in the building versus what was in the building in the past. The documents indicates at total build out the estimated employment would be 321 persons. The occupancy when Tompkins County occupied the building was 336 persons. The hospital had a total employment of 851 persons across three shifts. The total numbers of employees on site are consistent with the uses and the number of employees. The board was also provided with traffic analysis. The analysis indicates that the number of vehicle trips per employee are less with a general office building than they are with a hospital or government office building. Board Member Thayer - This is a good project. PLANNING BOARD PAGE 1.4 FEBRUARY 6, 2001 • APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Chairperson Wilcox - This is not a formal public hearing. A public hearing was advertised for this evening. I would like to give those present an opportunity to address the board. There will be a formal public hearing during Preliminary and Final Site Plan approval. Marilyn Kane, 109 Indian Creek Road - I am not clear on the types of business that will be occupying the building. Will the types of businesses increase the amount of trucking to the site as opposed to car vehicle trips? The new businesses could create a different traffic pattern. Would the traffic pattern to the site enter from Route 96? Would there be a residential element within the building? Are additional buildings planned for the site? Mr. Lama - We do not have plans to add more buildings to the site. We are renovating the existing building. The footprint of the building will not change. The subdivision is the land the building sits on. The land is being subdivided from the hospital and the County Biggs B building. The occupancies drawn to this building are primarily offices and offices with auxiliary uses. We are not seeking to have industrial or warehouse tenants. I will be talking to the hospital about maintaining signage for the building at the entrance of the hospital. It is a safer entrance and exit from the site. Our signage for the building is designed to receive traffic from the intersection. Chairperson Wilcox - Subdivision generally has the connotation of taking one large lot and making several lots to build homes. This subdivision is taking one parcel owned by the County and dividing it into two parcels. The County will retain one parcel and the other parcel will be sold to the developer with the building. Mr. Lama - We are not able to receive Preliminary Approval this evening. It was mentioned earlier that we could ask for Preliminary and Final Approval at the next meeting. Should we set up a timeline for our approval? Board Member Hoffmann - It will not be a problem as long as the board is provided with sufficient information. Chairperson Wilcox - The applicant has addressed many of the conditions in the proposed resolution. Generally, it is best to grant Preliminary and Final approval separately to projects of this size. Preliminary approval is granted with many conditions. It gives the opportunity for the conditions to be met before Final approval. The materials given to the board were complete. Attorney Barney - The board should see the agreements related to the easements as part of Final Site Plan approval. Chairperson Wilcox I walked the grounds of the site today. The east side of the site has construction debris, a chair and a mattress. The property needs to be cleaned up. Board Member Hoffmann - I noticed there is a proposal to plan Blue spruce along the eastern side of Parking Lot A. Is Blue spruce an invasive species? Ms. Ritter - It is not on the invasive species list. PLANNING BOARD PAGE 15 FEBRUARY 6, 2001 • APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Mr. Walker - The Town will be relocating water mains. We need easements for the water mains. Chairperson Wilcox - The Full Environmental Assessment form will need some revisions. Ms. Ritter - The site plan will need to indicate the future parking. Board Member Hoffmann - I would not have an objection if the applicant has a better location for the future parking. Chairperson Wilcox - When all necessary materials have been submitted to the satisfaction of Planning staff, then the applicant will come before the board for Preliminary and Final Site Plan approval. The applicant will also be before the board for subdivision approval. Chairperson Wilcox closed this segment of the meeting at 9:09 p.m. AGENDA ITEM: OTHER BUSINESS. Chairperson Wilcox - Big AI's has changed from BP to Exxon. I attended a meeting yesterday between members of the Town Board, Historic Ithaca and Cornell University. There might be potential misunderstandings with regard to the Cradit -Moore House and the Planning Board's approval. There were misunderstandings about who would pay for the exterior modifications. Ms. Ritter - The Town of Ithaca Cornell Transportation Committee has not met in two years. The committee is going to start meeting again. Town Board members, Cornell representatives and Fernando de Argon would be on the committee. We would like a Planning Board member to sit on the committee. George Conneman has expressed interest. Board Member Hoffmann - I was on the committee before. I would be happy to continue on the committee if someone else is not interested. Chairperson Wilcox - We thought George Conneman would be the best person for the committee. He is a vocal critic of Cornell. Board Member Thayer - I would also be willing to serve on the committee. Ms. Ritter - The Walker Subdivision will be coming back to the Planning Board. The amount of fill was such that it needs to come to the Planning Board for a recommendation to the Zoning Board of Appeals. Cornell's Carpenter Paint shop will be before the board on February 20tH Mr. Smith - Tompkins County Trust Company will be on the agenda for February 20th. The bank had a different sign when they appeared before the Zoning Board of Appeals. The Zoning Board of Appeals required them to come before the Planning Board. PLANNING BOARD PAGE 16 FEBRUARY 6, 2001 • APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Ms. Ritter - The Town Board is going to be seeing a presentation from John Fenessey. He will be asking the Town Board to approve the concept of Linderman Creek Phase II. It would the same site plan located to the west of the existing site. The Town Board would need to rezone the property. The project will not be before the Planning Board until this summer if they are able to get their funding. Ecovillage is finishing their EIS. They seem to be moving quickly. The project should be before the board this March. Chairperson Wilcox - I will call our other Planning Board members. I would like to have a full quorum for the meetings. We will need a full quorum for the upcoming issues. Ms. Ritter - We are still looking for a seventh Planning Board member. AGENDA ITEM: ADJOURNMENT: Upon MOTION, Chairperson Wilcox declared the February 6, 2001 meeting of Town of Ithaca Planning Board duly adjourned at 9:24 p.m. Respectfully submitted: Carrie Whitmore, Deputy Town Clerk.