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HomeMy WebLinkAboutPB Minutes 2001-03-13FILE DATE Town of Ithaca Planning Board Tuesday, March 13, 2001 The Town of Ithaca Planning Board met in regular session on Tuesday, March 13, 2001, in Town Hall, 215 North Tioga, Ithaca, New York, at 7:30 p.m. PRESENT: Fred Wilcox, Chairperson; George Conneman, Board Member; Tracy Mitrano, 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: Eva Hoffmann, Board Member. ALSO PRESENT: Henry Theisen, 1502 Slaterville Road; Larry Fabbroni, 127 Warren Road; John Murray, SB Ashley Management; George Van Valen, 110 Van Dorn Road; Robert Lama, Lama Real Estate, Chairperson Wilcox declared the meeting duly opened at 7:36 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 March 5, 2001, and March 7, 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 March 7, 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. PERSONS TO BE HEARD: Chairperson Wilcox opened this segment of the meeting at 7:36 p.m. Chairperson Wilcox closed this segment of the meeting at 7:37 p.m. AGENDA ITEM: SEQR Determination, Theisen 2 -Lot Subdivision, 1502 Slaterville Road. Chairperson Wilcox opened this segment of the meeting at 7:37 p.m. Larry Fabbroni, 127 Warren Road - Our proposal is straightforward. We want to subdivide an 18,900 square foot lot in a 15,000 square foot minimum zone. The only issue of concern is the location of the driveway in relation to the corner of Slaterville Road and Pine Tree Road. Ward Hungerford, Tompkins County Highway Superintendent, sent a letter to the board. Mr. Hungerford has been a good servant of the County for many years, but he is not an engineer. One item that Mr. Hungerford did not get out of the traffic manual is that when a car is moving up hill it can stop much quicker than on level pavement. The number given in Mr. Hungerford's letter is at least PLANNING BOARD PAGE 2 MARCH 13, 2001 APPROVED - APPROVED - APPROVED - APRIL 17, 2001 - APPROVED - APPROVED - APPROVED ten - percent off, if not more. Cars are on their brake when making the right hand turn onto Pine Tree Road. The numbers can be cut in half when the car is on their brake. I would like to make a mild objection to two of the conditions in the proposed resolution. The condition is asking that Mr. Hungerford's letter be recorded. It would be unusual for the County to deny a driveway permit. I do not know why this corner lot is different from any other corner lot in the Town of Ithaca. It has the same potential conflict with any corner lot in the Town of Ithaca. Condition "e" requires that a permit must be obtained from the County for the driveway. We would not be able to obtain a building permit without the permit from the County. Conditions "a" and "b" are not needed. I do not know of any precedent being set. I have done a lot permitting with the County and State. It amazes me what the State permits for driveways. The new apartment house in Varna, New York was given two driveway permits from the State in a location that did not make a lot of sense. The idea of controlled access comes with a price. The entire length of Pine Tree Road has divided lots. Chairperson Wilcox - Are there any potential environmental issues? Mr. Fabbroni - I do not think there are potential environmental issues. It will be a lawn with a house eventually. Chairperson Wilcox - Are the neighbor's purchasing the lot? Mr. Fabbroni - There has been some indication of interest to Mr. Theisen that the adjacent owner might want to add to their land. Chairperson Wilcox closed this segment of the meeting at 7:43 p.m. UZ 1 =10 - )f Pine Ti room S MOTION made by George Conneman, seconded by Rod Howe. WHEREAS: U 57- 1-11.2. 1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of a 1.30 + 1- acre lot into two parcels, approximately 18, 960 + 1- square feet (Parcel A) and 36,128 + 1- square feet (Parcel B). The property is located on the east side of the intersection of Pine Tree Road and NYS Route 79 on Tax Parcel Number 57- 141.2; Residence District R -15. Henry Theisen, Owner /Applicant; Lawrence Fabbroni, P.E., L.S., Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Subdivision Approval, and PLANNING BOARD PAGE 3 MARCH 13, 2001 APPROVED - APPROVED - APPROVED - APRIL 17, 2001 - APPROVED - APPROVED - APPROVED 30 The Planning Board, on March 13, 2001, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and Part 11 prepared by the Town Planning staff; a plat entitled, "Final Subdivision Plat, 2 -Lot Subdivision of old Marion Homestead, Pine Tree Road and SR 79 East, Town of Ithaca, County of Tompkins, State of New York," prepared by Lawrence Fabbroni, P.E., L.S., dated January 8, 2001, and revised February 12, 2001; and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision 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, neither a Full Environmental Assessment Form nor an Environmental Impact Statement will be required. A vote on the motion resulted as follows: AYES: Wilcox, Conneman, Mitrano, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed 2 "lot subdivision of a 55,089 ± square foot lot located at 1502 Slaterville Road, Town of Ithaca Tax Parcel No. 57-1 -11.2, Residence District R -15. The 55,089 ± square foot lot will be divided into two lots of 18,961 ± square feet and 36,128 ± square feet (containing the house and the garage). Henry Theisen, Owners Lawrence P. Fabbroni, P.E., L.S., Agent, Chairperson Wilcox opened the public hearing at 7:43 p.m. With no persons present to be heard, Chairperson Wilcox closed the public hearing at 7:44 p.m. Chairperson Wilcox - Can background information be provided on Mr. Hungerford's comments? Ms. Ritter - We received a letter from the County Planning Department through the GML process. They brought to our attention their concern about the access on Pine Tree Road. We contacted Mr. Hungerford, Mr. Hungerford visited the site. He feels there is a concern with the location of the lot and being able to put an access drive on Pine Tree Road. We felt that any future owner of the lot should know there is an issue with the County regarding the access. The intersection has a blinking red and yellow light. The situation would be improved with a red and green light. There is a wide shoulder turning from Route 79 onto Pine Tree Road. We felt we were alerting potential property owners of the parcel. Chairperson Wilcox - Mr. Hungerford states in his letter, any request for a driveway entrance will be considered, but should not be assumed to be permitted ". PLANNING BOARD PAGE 4 MARCH 13, 2001 APPROVED - APPROVED - APPROVED - APRIL 17, 2001 - APPROVED - APPROVED - APPROVED Mr. Fabbroni - I spoke with Mr. Hungerford subsequent to him writing the letter. Mr. Hungerford admitted that he had not taken the slope of the road into account when he cited the stopping distance. The stopping distance could be off by a factor of fifty percent. Part of the factor in figuring stopping distances is how long it takes you to realize you need to put your foot on the brake. The driver's foot is already on the brake when they are turning up Pine Tree Road. They could stop within seventy -five or one hundred feet. It would make it feasible to have a driveway on this lot. also asked Mr. Hungerford if he had any accident history. He did not have an accident history. People cope with things individually better than we do as boards some of the time. I have a neighbor with a fourteen -foot hedge. He is unable to back out of the driveway, but he was innovative enough to put up a concave mirror. Mr. Hungerford's letter is strong. We are reacting to having to record the letter. Jim Hanson's letter points out the problem. It might be more fitting to record Mr.. Hanson's letter to point out the problem to potential buyers. I do not think the statement that we might not obtain a driveway permit is legal. I do not know on what basis they can deny a permit to a lot fronting on a street. Mr. Hungerford retires at the end of March. We will need to deal with a new person. We will have to apply to them for a permit. Chairperson Wilcox - The board is concerned about the language in the proposed resolution for the Theisen Subdivision. One condition is recording a copy of the letter from Mr. Hungerford. The second condition is recording a copy of this resolution. Mr. Fabbroni believes that the letter from Mr. Hungerford contains some errors. Mr. Fabbroni - Mr. Hanson makes the point that there is something to be concerned about. Attorney Barney - Who issues the driveway permit? Mr. Fabbroni - Mr. Hungerford issues the driveway permit. The letter contains wrong information. Mr. Hungerford admitted to me in a conversation subsequent to the letter that he did not take the slope of the road into account. It will reduce the numbers by at least ten percent. Attorney Barney - Ms. Ritter and myself discussed the condition. The County has a concern regarding whether or not they are going to issue a curb cut. The board could choose to allow the subdivision. It means that the lot can be sold to anyone. It is not likely the buyer is going to come to the Town of Ithaca to find out the history of the property. The only record of this would be to put a record in the County Clerk's office. The thought is by recording the record we put any prospective purchaser on notice. They may or may not receive a curb cut permit. Henry Theisen, 1260 Hinging Post Road - Mr. Hungerford's letter might scare potential buyers away. It looks like it may never receive a driveway permit. The letter from Mr. Hanson indicates that the Town and State should work together to make sure an adequate driveway is allowed. Attorney Barney - We are putting a red flag on the property. The property cannot be sold without subdivision approval. The County Highway Superintendent has indicated that there is a problem with PLANNING BOARD PAGE 5 MARCH 13, 2001 APPROVED - APPROVED - APPROVED - APRIL 17, 2001 - APPROVED - APPROVED - APPROVED issuing a curb cut in this area. The Planning Board could permit the subdivision, but they want to notify any prospective buyer of the potential problem. The buyer should be notified. We could record a different letter from Mr. Hungerford. Mr. Hungerford could be asked to take into account the slope. It is an uphill turn. A different number might be appropriate. The board is on notice that there is a potential problem with a future curb cut. As a Town approving the subdivision, we have the duty to put any prospective purchasers on notice. Mr. Theisen - The buyer will need to obtain a building permit from the Town. Part of the requirements for the building permit would be to obtain a driveway permit. Attorney Barney - Yes, but at that point the prospective buyer might have already purchased the property. We have a situation which affects whether they should buy the lot. Mr. Theisen - We are proposing that we record Mr. Hanson's letter. Mr. Hanson's letter states that care has to be given to the appropriate location of the curb cut. Attorney Barney - Mr. Hanson does not have anything to do with the issuance of the curb cut permit. It is done through the County Highway Department. Mr. Fabbroni - On what basis does the County deny a driveway permit to a lot fronting on their highway? Attorney Barney - I do not know if the County can deny a permit. I do not know if they have that right. It is an argument that someone has to have with the County. I do not want someone having an argument with this board. Mr. Fabbroni - I do not think Mr. Hungerford has a right to deny the permit. Mr. Hungerford is insinuating that he has a right to deny the permit. Board Member Mitrano - We could postpone approval until Mr. Fabbroni receives a different letter from Mr. Hungerford. The board cannot judge whose facts are correct. Chairperson Wilcox - What is the feeling of the board? Board Member Conneman - We need another letter from Mr. Hungerford if what Mr. Fabbrom says is true. Chairperson Wilcox - At this time we are at odds, but at the present time we only have a letter from Mr. Hungerford. We do not have anything from Mr. Hungerford modifying his opinion. I would be inclined to vote for the condition as it is presented. Mr. Walker - The board has the authority to request a site plan showing the improvements or the improvements planned for subdivision. Normally it includes roads and sewers. The board could request that a driveway location and a driveway design be included as part of the subdivision approval. The driveway might need to be located further north. There would not be a problem for the applicant to ask the County for a curb cut permit with a driveway design. One concern was the slope PLANNING BOARD PAGE 6 MARCH 13, 2001 APPROVED - APPROVED - APPROVED - APRIL 17, 2001 - APPROVED - APPROVED - APPROVED and the sight distance. Mr. Hanson would like to see the driveway as far north as possible. We would not need to file a letter. The driveway would be indicated on the plat. Anyone buying the property would know the location of the driveway and that there are some grade restrictions. Chairperson Wilcox - The feeling of the board is that if we are to vote on this tonight, Mr. Hungerford's letter is required to be recorded. Attorney Barney - The other alternative would be to approve the resolution, but to modify the condition to require the letter from Mr. Hungerford or a letter dated subsequent from Mr. Hungerford, Mr, Walker - The driveway being shown on the plat has a lot more power than a recorded letter. Attorney Barney - The County has a problem issuing the permit. We need a letter from Mr. Hungerford indicating that he will give a permit or we need the permit. Board Member Mitrano - Do we have to have the changed language in order to be allowed to record a different letter? The board does not know if another letter will be written. Attorney Barney - This language is stating we are recording a specific letter. Board Member Mitrano - The board should not have to change the wording, We do not have any evidence that Mr. Hungerford is going to write another letter, Attorney Barney - Mr. Hungerford could write another letter. We do not want to record the present letter if another letter is written. Board Member Mitrano - Did Mr. Hungerford indicate he would write another letter? Mr. Fabbroni - Mr. Hungerford stated he did not take the slope into account when he wrote the letter. do not have a problem with pursuing another letter or with designing a driveway for the plat. We would prefer if the board adjourns the discussion and we will come back before the board with additional information of the driveway. Chairperson Wilcox - The boards needs a curb cut permit or a letter indicating a driveway permit would be issued. -11 - )f Preliminary and Theisen 2-Lot Subdivision Intersection of Pine Tree Road & NYS Route 79 Tax Parcel No. 57- 1 -11.2. MOTION made by Fred Wilcox, seconded by Larry Thayer. RESOLVE, D that this board adjourns Preliminary and Final Subdivision Lot Subdivision located at the intersection of Pine Tree Road and NYS Board meeting scheduled for Tuesday, April 3, 20018 Approval for the Theisen 2- Route 79 until the Planning PLANNING BOARD PAGE 7 MARCH 13, 2001 APPROVED - APPROVED - APPROVED - APRIL 17, 2001 - APPROVED - APPROVED - APPROVED A vote on the motion resulted as follows: AYES: Wilcox, Conneman, Mitrano, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. PUBLIC HEARING: Consideration of 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, 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 northwest corner of the building. Cornell University, Owner /Applicant, Egner Architectural Associates, LLC, Agent. Chairperson Wilcox - The Planning Board granted preliminary site plan approval at a previous meeting. The issue before the board this evening is the location for storage of snow, the size, and the potential height of the pile of snow. John Murray, Vice President of SB Ashley Management - We appeared previously before the board. The board wanted a conclusion on the snow removal issue. We sent information to the Planning Department for consideration. Chairperson Wilcox - Mr. Murray and I met three weeks ago in an attempt to see if a compromise could be worked out. At the last meeting the board became aware that the businesses that rent space at East Hill Plaza are charged for snow removal. The removal of all snow would be an unnecessary burden to small businesses. It seems reasonable to allow a small amount of snow to be stock piled on the property. Mr. Murray determined which parking spaces the snow would occupy. He also has suggested a height of ten feet. I asked Mr. Murray to provide justification for a height of ten feet. A ten -foot pile of snow might be enough to accommodate a four and half inch snowfall across the parking lot. Mr. Murray - We did not arbitrarily decide on ten feet. We did not want to impede the view of the Plaza. Mr. Walker - It might be more appropriate language to state the snow pile would be an average of ten feet in .height with a maximum projection of twelve feet. There might be a peak of snow in the pile once in a while. Board Member Conneman - We need to have a firm number so that we can measure the pile. How high was the pile of snow from this past snowstorm? Mr. Murray - We had experienced that storm from the prior week that started Monday and Tuesday. We gave direction for the snow to be removed. The snow was outside the proposed perimeters. Our goal is to use the spaces defined in the remote areas and keep it to the perimeter of the height. PLANNING BOARD PAGE 8 MARCH 13, 2001 APPROVED - APPROVED - APPROVED-- APRIL 17, 2001 - APPROVED - APPROVED - APPROVED Attorney Barney - I do not know how we would measure an average site. We need to have a maximum height for the snow pile. The board could allow the snow pile to be eleven feet in height. Chairperson Wilcox opened the public hearing at 8:16 p.m. With no persons present to be heard, Chairperson Wilcox closed the public hearing at 8:17 p.m. RESOLUTION NO. 2001 =12 = Final Site Plan Approval, Cornell University Human Resources Department, 337 Pine Tree Road, Tax Parcel No. 62 -2- 1.121. MOTION made by Larry Thayer, seconded by Tracy Mitrano, WHEREAS. 1. This action is consideration of 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 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, did on February 6, 2001 make a negative determination of environmental significance, and 3. The Planning Board, on February 6, 2001, did grant Preliminary Site Plan Approval with conditions for the proposed project, and 4. The Planning Board, at a Public Hearing held on March 13, 2001, has reviewed and accepted as adequate, plans entitled "Existing Conditions & Demolition Plan," and "Floor Plan," received 1/10/01, prepared by Egner Architectural Associates LLC, and other application material, and NOW THEREFORE BE IT RESOLVED. 1. That the Town of Ithaca Planning Board hereby grants 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, 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 conditions: a. submission of an original or mylar copy of the final floor plans, to be retained by the Town of Ithaca, and b, the piling of snow in the southern parking lot at East Hill Plaza, as shown on the map provided with John M. Murray's letter dated 2126101, shall be limited in the manner PLANNING BOARD PAGE 9 MARCH 13, 2001 APPROVED - APPROVED - APPROVED - APRIL 17, 2001 - APPROVED - APPROVED - APPROVED shown on said map and in Mr. Murray's letter to occupying no more than 13 parking spaces and the associated parking islands, except the maximum height of the pile may be 11 feet, at which point when this space is full, any additional snow will be removed, within 48 hours of a snow storm, as per condition "k" of Final Site Plan Approval for the Burger King Restaurant (September 7, 1999). A vote on the motion resulted as follows: AYES: Wilcox, Conneman, Mitrano, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. AGENDA ITEM: SEAR Determination, WalkerNan Valen Subdivision, Coddington Road. Chairperson Wilcox opened this segment of the meeting at 8 :20 p.m. George Van Valen, 110 Van Dorn Road - We want to keep the property in the conservation district. The purpose for the driveway is to gain access to the property. The two ponds are for recreation. The cabin site is for recreation. The cabin will not have electricity.. There would be a County approved septic system installed. We do not have any thoughts of developing anything in a conservation district. There are some thoughts of developing above the conservation district. The ponds are directing the flow back into the same waterway. Nothing below the ponds is being disturbed. Chairperson Wilcox - The amount of land north of the railroad track is about thirty-two acres. The current zoning allows for construction of four clustered units. Mr. Van Valen has indicated he is building one cabin on the site. What has changed on the site since we first visited the site? Mr. Smith - The erosion and sedimentation control measures have been put in place. The silt fences are along the bottom of the pond. The fabric is in the spillway. The spillway has been cut and has finished off the items Mr. Walker asked to be done to stabilize the site. Mr. Walker - Mr. Van Valen has complied with my requests. The work has been done well. Chairperson Wilcox - I have two SEAR forms. One is the, Walker Subdivision. The second is the Walker / Van Valen Subdivision. How do I proceed? Attorney Barney - The two SEQR forms can be consolidated for the purpose of considering the application. Ms. Ritter - There is one resolution for the consolidated SEQR form. Mr. Smith - Part II refers two both Part I SEAR forms. RESOLUTION NO. 200143 - SEOR Preliminary & Final Subdivision Approval, and a Recommendation to the Zoning Board of Appeals with Respect to Special Approval, Richard & PLANNING BOARD PAGE 10 MARCH 13, 2001 APPROVED - APPROVED - APPROVED - APRIL 17, 2001 - APPROVED - APPROVED - APPROVED Ruth Walker / George & Pamela Van Valen, Coddington Road, Tax Parcel No.'s 47 -2 -6.5 and 47 2 -6.2. MOTION made by Tracy Mitrano, seconded by George Conneman, WHEREAS: 10 This action is consideration of Preliminary and Final Subdivision Approval and a Recommendation to the Zoning Board of Appeals with respect to a request for Special Approval, for the proposed subdivision of 13.4 +A acres from Town of Ithaca Tax Parcel No. 47- 2 -6.2, to be consolidated with Town of Ithaca Tax Parcel No. 47- 2 -6.5, and subdivision of a triangular piece in the Southern portion of Town of Ithaca Tax Parcel No. 47 -2 -6.5 to be retained as part of the parcel that lies in the Town of Danby; both parcels are located on the north side of Coddington Road, Tax Parcel No. 47 -2 -6.2 being approximately 1200 feet east of Updike Road, and Tax Parcel No. 47 -2 -6.5 being approximately 2500 feet east of Updike Road; Residence District R -30 and Conservation District. The Special Approval is being sought for the excavation of two ponds, construction of a driveway and related grading. Richard & Ruth Walker, Owners; George VanValen, Applicant. 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Subdivision Approval and Special Approval, and 3. The Planning Board, on March 13, 2001, has reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and a Part Il prepared by Town Planning staff, a plat entitled, "Survey Map Showing a Portion of Lands of Richard L. and Ruth S. Walker," prepared by Michael Reagan, Professional Land Surveyor, dated 1214100, plans of the proposed excavation activity, and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval and Special 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, neither a Full Environmental Assessment Form, nor an Environmental Impact Statement will be required. A vote on the motion resulted as follows: AYES: Wilcox, Conneman, Mitrano, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. PLANNING BOARD PAGE 11 MARCH 13, 2001 APPROVED - APPROVED - APPROVED - APRIL 17, 2001 - APPROVED - APPROVED - APPROVED PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval and a Recommendation to the Zoning Board of Appeals with respect to a request for Special Approval, for the proposed subdivision of 13.4 ± acres from Town of Ithaca Tax Pare No. 47 -2- 6.2, to be consolidated with Town of Ithaca Tax parcel No. 47- 2 -6.5, and subdivision of a triangular piece in the Southern portion of Town of Ithaca Tax Parcel No. 47 -2 -6.5 to be retained as part of the parcel that lies in the Town of Danby; both parcels are located on the north side of Coddington Road, Tax Parcel No. 47 -2 -6.2 being approximately 1200 feet east of Updike Road, and Tax Parcel No. 47 -2 -6.5 being approximately 2500 feet east of Updike Road; Residence District R -30 and Conservation District. The Special Approval is being sought for the excavation of two ponds, construction of a driveway and related grading. Richard & Ruth Walker, Owners; George Van Valen, Applicant. Chairperson Wilcox opened the public hearing at 8:26 p.m. With no persons present to be heard, Chairperson Wilcox closed the public hearing at 8:27 p.m. Chairperson Wilcox - Tax parcel number 47. -2 -6.5 will not have frontage on a Town of Ithaca road. Mr. Smith - There was a subdivision one year ago on the Walker property. These same issues came up. At that point a condition was put on the parcel stating the rear property could not be subdivided without maintaining adequate road frontage. Chairperson Wilcox - The parcel has 150 foot of road frontage in the Town of Danby. We are making a recommendation to the Zoning Board of Appeals. Mr. Van Valen needs to obtain a fill permit from the Zoning Board of Appeals. The Environmental Review Committee did not have major objections to the project. RESOLUTION NO. 2001 =14 as Preliminary and Final Subdivision Approval and a Recommendation to the Zoning Board of Appeals with Respect to Special Approval, Richard & Ruth Walker /George & Pamela VanValen, Coddington Road, Tax Parcel No.'s 47 -2 -6.5 and 47= 2 -6.2. MOTION made by Rod Howe, seconded by Larry Thayer. WHEREAS. 1. This action is consideration of Preliminary and Final Subdivision Approval and a Recommendation to the Zoning Board of Appeals with respect to a request for Special Approval, for the proposed subdivision of 13.4 +/- acres from Town of Ithaca Tax Parcel No. 47- 2 -6.2, to be consolidated with Town of Ithaca Tax Parcel No. 47- 2 -6.5, and subdivision of a triangular piece in the Southern portion of Town of Ithaca Tax Parcel No. 47 -2 -6.5 to be retained as part of the parcel that lies in the Town of Danby; both parcels are located on the north side. of Coddington Road, Tax Parcel No. 47 -2 -6.2 being approximately 1200 feet east of Updike Road, and Tax Parcel No. 47 -2 -6.5 being approximately 2500 feet east of Updike Road; Residence District R -30 and Conservation District. The Special Approval is being sought for the excavation of two ponds, construction of a driveway and related grading. Richard & Ruth Walker, Owners; George Van Valen, Applicant. PLANNING BOARD PAGE 12 MARCH 13, 2001 APPROVED - APPROVED - APPROVED - APRIL 17, 2001 - APPROVED - APPROVED - APPROVED 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Subdivision Approval, has, on March 13, 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 II prepared by Town Planning staff, and 3. The Planning Board, at a Public Hearing held on March 13, 2001, has reviewed and accepted as adequate, a plat entitled, "Survey Map Showing a Portion of Lands of Richard L. and Ruth S. Walker," prepared by Michael J. Reagan, Professional Land Surveyor, dated 1214100, plans of the proposed excavation activity, and other application materials; NOW THEREFORE BE IT RESOL VED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board, and 2. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of 13.4 +/- acres from Town of Ithaca Tax Parcel No. 47- 2 -6.2, to be consolidated with Town of Ithaca Tax Parcel No. 47- 2 -6.5, and subdivision of a triangular piece in the Southern portion of Town of Ithaca Tax Parcel No. 47 -2 -6.5 to be retained as part of the parcel that lies in the Town of Danby, as shown on the plat entitled, " Survey Map Showing a Portion of Lands of Richard L. and Ruth S. Walker," prepared by Michael J. Reagan, Professional Land Surveyor, dated 1214100, subject to the following conditions: a. submission of an Owner's Certification Letter to the Town of Ithaca Planning Department, and bt submission for signing by the Chairman of the Planning Board of an original or mylar copy of the plat and three dark -lined prints, prior to filing with the Tompkins County Clerk's Office, and C, within six months of this approval, consolidation of the northern portion of Town of Ithaca Tax Parcel No. 47- 2 -6.2, as shown of the survey plat, with Tax Parcel No. 47 -2- 6.5; and submission to the Town Planning Department of a copy of the request to the Tompkins County Assessment Department for consolidation of said parcel with Tax Parcel No. 47- 2 -6.5, and d. prior to the signing of the plat by the Planning Board Chair, submission of a deed restriction or an amended deed, for review and approval by the Attorney for the Town, limiting the future conveyance or subdivision of the remaining lands within the Town of Ithaca independent of the remaining lands within the Town of Danby, thereby retaining proper road frontage for said lands. C PLANNING BOARD PAGE 13 MARCH 13, 2001 APPROVED - APPROVED - APPROVED - APRIL 17, 2001 - APPROVED - APPROVED.- APPROVED AND BE IT FURTHER RESOLVED. 1. That the Planning Board, in making recommendation 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 project; ce the proposed use as a result of the proposed project is not in conflict 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 approved, subject to the following condition: a. that sediment and erosion control measures be maintained throughout construction and until disturbed areas have been revegetated, as approved by the Town engineer. A vote on the motion resulted as follows: AYES: Wilcox, Conneman, Mitrano, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. AGENDA ITEM: SEAR Determination, Subdivision and Renovation of County's Biggs A Building for Cayuga West Professional Campus, 301 Harris B. Dates Drive. Chairperson Wilcox opened this segment of the meeting at 8:32 p.m. Chairperson Wilcox - When this proposal came before the board previously, the issue was that we had not received any information about the proposed subdivision. We had all the necessary information to make a determination regarding the site plan. The board was concerned about the consideration of the site plan without the consideration of subdivision. The board held an extensive discussion and review of the site plan and environmental issues. We could not take formal action. This evening the board is going to try to take the information we learned from the last meeting and shorten the process. Robert Lama, Lama Real Estate - We are before the board regarding the proposed Cayuga West Professional Campus. It is a reuse .of the former Biggs A complex that we are acquiring from the County. We have addressed items of concern from the last meeting. We positioned a new catch basin on the proposed access road, the north boundary of the lot. We have discussed moving the catch basin from the south side of the intersection to the north side of the intersection. A catch basin PLANNING BOARD PAGE 14 MARCH 13, 2001 APPROVED - APPROVED - APPROVED - APRIL 17, 2001 - APPROVED - APPROVED - APPROVED has been designed on both sides of the road. We were also requested to provide a filtration system from the proposed new parking lot on the north end of the building. It has been provided on the revised drawing. An elevation of the filtration system has also been provided to the board, We have added additional parking spaces, which are adjacent to the existing parking. The total number of parking spaces is 357. We displaced parking in the north lot. We made the north lot smaller. We were requested at the last meeting to eliminate parking at the east side of the building. It created a traffic hazard of backing into traffic on the existing roadways. The board asked that we begin dialog and prepare language for the easements. The language has been developed and we have copies developed for the board. The County has approved the language. We met with the Cayuga Medical Center and have developed language that they have approved. Chairperson Wilcox - The total parking has been increased by twenty -six parking spaces. The board made minor changes to the full environmental assessment form. Chairperson Wilcox - Mr. Walker, are you satisfied with the drainage? Mr. Walker - Yes, impervious surface is not being increased significantly. Chairperson Wilcox - There are additional catch basins and swale. Chairperson Wilcox closed this segment of the meeting at 8:45 p.m. RESOLUTION NO. 2001 -15 SEOR Preliminary and Final Subdivision Approval and Preliminary and Final Site Plan Approval, Cayuga West Professional Campus, 301 Harris B. Dates Drive, Tax Parcel No. 24 -3 -2.22. MOTION made by Rod Howe, seconded by George Conneman, WHEREAS. 1. This action is consideration of Preliminary and Final Subdivision Approval and Preliminary and Final Site Plan Approval for the proposed Cayuga West Professional Campus, located on Harris B. 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 deli /cafe to serve the employees of the office complex. Parking lot and access drive modifications are also proposed. The proposal also includes subdividing off a 12.272 + 1- acre lot containing the building and related grounds of the County's Biggs A Building from the County's 49.22 +/- acre parcel. Tompkins County, Owner; Klaff Realty LP, Applicant; Robert A. Lama, Agent. PLANNING BOARD PAGE 15 MARCH 13, 2001 APPROVED - APPROVED - APPROVED - APRIL 17, 2001 - APPROVED - APPROVED - APPROVED 2. This is a Type I Action for which the Town of Ithaca Planning Board has declared its intent to act as Lead Agency in environmental review with respect to Subdivision and Site Plan Approval, and 3. The Planning Board, on March 13, 2001, has reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant, and a Part Il prepared by Town Planning Staff, plans entitled "Subdivision Map," dated 2116101, prepared by T.G. Miller P.C., "Site Plan," and "Topographic Plan," revised 2120101, prepared by Tallman & Tallman Architects, and other application material, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision and 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, Conneman, Mitrano, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval and Preliminary and Final Site Plan Approval for the proposed Cayuga West Professional Campus, located on Harris B. 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 deli /cafe to serve the employees on the office complex. Parking lot and access drive modifications are also proposed. The proposal also includes subdividing off a 12.272 ± acre lot containing the building and related grounds of the County's Biggs A Building from the County's 49.22 ± acre parcel. Tompkins County, Owner; Klaff Realty LP, Applicants Robert A. Lama, Agent. Chairperson Wilcox opened the public hearing at 8:47 p.m. With no persons present to be heard, Chairperson Wilcox closed this public hearing at 8:48 p.m. Mr. Smith - Are the parking spaces shown in orange on the site plan future parking spaces? Mr. Lama - They are proposed future spaces. Board Member Howe - How many parking spaces are contained in the orange area? PLANNING BOARD PAGE 16 MARCH 13, 2001 APPROVED - APPROVED - APPROVED - APRIL 17, 2001 - APPROVED - APPROVED - APPROVED Mr. Lama - The total number of future spaces is thirty -five. Chairperson Wilcox - A traffic chart was provided to the board. It gives the indication of traffic counts given the various uses of the facility. Mr. Smith - The traffic information was provided by the Transportation Handbook. The information is not site specific. Board Member Howe - Is the applicant within the limits of the allowed number of parking spaces even with the additional parking spaces? Ms. Ritter - Yes. They are within the required limits. Chairperson Wilcox - I would like a revised topographical plan map, A -2, to be submitted that reflects the revisions contained on the proposed revisions site plan map. Mr. Smith - Map A -1 also needs to be updated. We need to receive mylar copies of the revised plans. The future parking spaces need to be clearly labeled as future parking on the site plan. RESOLUTION NO. 2001 -16 - Preliminary and Final Subdivision Approval and Preliminary and Final Site Plan Approval, Cayu_ga West Professional Campus, 301 Harris B. Dates Drive, Tax Parcel No. 24 -3 -2.22. MOTION made by Tracy Mitrano, seconded by Larry Thayer. WHEREAS: 1. This action is consideration of Preliminary and Final Subdivision Approval and Preliminary and Final Site Plan Approval for the proposed Cayuga West Professional Campus, located on Harris B. 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 deli /cafd to serve the employees of the office complex. Parking lot and access drive modifications are also proposed. The proposal also includes subdividing off a 12.272 +A acre lot containing the building and related grounds of the County's Biggs A Building from the County's 49.22 +/- acre parcel. Tompkins County, Owner; Klaff Realty LP, Applicant; Robert A. Lama, Agent. 2. This is a Type I Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Subdivision and Site Plan Approval, has, on March 13, 2001, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant, and a Part II prepared by Town Planning staff, and 3. The Planning Board, at a Public Hearing held on March 13, 2001, has reviewed and accepted as adequate for preliminary approval, plans entitled "Subdivision Map," dated 2116101, PLANNING BOARD PAGE 17 MARCH 13, 2001 APPROVED - APPROVED - APPROVED - APRIL 17, 2001 - APPROVED - APPROVED - APPROVED prepared by T. G. Miller P.C., "Site Plan," "Topographic Plan," revised 2/20/01, and "Proposed Revisions to Cayuga West Site Plan" dated 3113101, all prepared by Tallman & Tallman Architects, and other application material, and NOW THEREFORE BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval and Preliminary and Final Site Plan Approval, as shown on the checklists, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision or 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 and Final Subdivision Approval and Preliminary and Final 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, as shown on plans entitled "Subdivision Map," dated 2116101, prepared by T.G. Miller P.C., "Site Plan," "Topographic Plan," revised 2/20/01, and "Proposed Revisions to Cayuga West Site Plan" dated 3113101, all prepared by Tallman & Tallman Architects, subject to the following conditions: a. submission of material showing an access agreement across the west side of the property, for the access drive to the rear of the Cayuga Medical Center, for review and approval by the Attorney for the Town prior to issuance of any building permits, and be submission of materials showing easement agreements for any public utilities on the property, for approval by the Attorney for the Town prior to issuance of any building permits, and C, submission of a final Utility Plan, for approval by the Town Engineer prior to the issuance of any building permits, and do submission of site construction documents and details, for approval by the Town Engineer prior to the issuance of any building permits, and e. submission of an original or mylar copy of Sheets A 1 and A2, reflecting revisions shown on "Proposed Revisions to Cayuga West -Site Plan" dated 3113101, to be retained by the Town of Ithaca, and f. revision of the plans to clearly label orange areas on 3113101 site plan as area reserved for future parking. A vote on the motion resulted as follows: AYES: Wilcox, Conneman, Mitrano, Thayer, Howe. NAYS: None. PLANNING BOARD I PAGE 18 MARCH 13, 2001 APPROVED - APPROVED - APPROVED - APRIL 17, 2001 - APPROVED - APPROVED - APPROVED The motion was declared to be carried unanimously. AGENDA ITEM: APPROVAL OF MINUTES - December 5, 2000. RESOLUTION NO. 200147 = Approval of Minutes — December 5, 2000. MOTION by Fred Wilcox, seconded by Tracy Mitrano. RESOLVED, that the Planning Board does hereby approve and adopt the December 5, 2000 as the official minutes of the Town of Ithaca Planning Board for the said meeting as presented. THERE being no further discussion, the Chair called for a vote. AYES: Wilcox, Conneman, Mitrano, Thayer, Howe. NA YS: NONE. ABSTAIN: NONE. The MOTION was declared to be carried unanimously. AGENDA ITEM: OTHER BUSINESS: Chairperson Wilcox - The Town has hired a new Director of Planning. Jonathan Kanter will start April 292001, We have a meeting Tuesday, March 20, 2000. Board Member Thayer and Board Member Hoffmann will be absent. AGENDA ITEM: ADJOURNMENT: Upon MOTION, Chairperson Wilcox declared the March 13, 2001 meeting of Town of Ithaca Planning Board duly adjourned at 9:03 p.m. Respectfully submitted: I -, Carrie Whitmore, Deputy Town Clerk.