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HomeMy WebLinkAboutPB Minutes 2009-10-06FILE l DATE zj� PLANNING BOARD Town of Ithaca Ithaca, New York 14850 October 6. 2009 Present: Rod Howe, Chair; Members: George Conneman, Jon Bosak, Susan Riha, Hollis Erb, and Fred Wilcox; Absent: Kevin Talty and Ellen Baer Staff: Christine Balestra, Planner; Bruce Bates, Director of Code Enforcement; Susan Brock, Attorney for the Town; Creig Hebdon, Engineer; Jon Kanter, Director of Planning; Susan Ritter, Asst. Director of Planning; Michael Smith, Environmental Planner; Kristin Taylor, Engineer; Paulette Terwilliger, Deputy Town Clerk Call to Order: Chairman Howe opened the meeting at 7:02 p.m. and accepted the Affidavit of Posting and Publication of the Public Hearing. Chairman Howe noted the emergency exits as required, and asked that cell phones be turned off. Persons to be Heard: There was no one wishing to address the Board at this time. SEAR Determination and PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed maintenance and upgrading of the basketball court at the Elizabeth Ann Clune Montessori School of Ithaca, located at 120 King Road East, Town of Ithaca Tax Parcel No. 43- 1 -3.5, Low Density Residential Zone. The proposal involves removing the existing +/- 1,500 square foot asphalt pad and installing in the same location a +/- 2,500 square foot asphalt pad for a half basketball court. The project also includes new basketball hoops, benches, a picket fence, and the extension of an existing walkway. Elizabeth Ann Clune Montessori School of Ithaca, Owner /Applicant; Andrea Riddle, Principal, Agent. Lisa Smith, Business Administrator for the School was present to answer any questions. She stated that the project was an upgrade to the exiting court and she was not aware of any environmental impacts. Chairman Howe asked the Board to address SEOR first. Board Member Wilcox asked what was meant by the statement in the Part I form stating that "the Campus Master Plan has preliminary site plan approval from the Town of Ithaca." The applicants responded that this space was on the Master Plan of the outdoor area for the school from 2 years ago. There is no change, but it was on the master plan. Board Member Wilcox had an issue with the statement that the Board gave preliminary approval to a Campus Master Plan. Mr. Smith explained to the Board that they had reviewed either sketch plan or preliminary approval for the whole plan for the three properties that make up the school detailing what they wanted to do over the next few years. He was not sure if the Board gave final approval on that, but the Board has seen various aspects of the project. Board Member Wilcox wanted the statement PB Final 10 -6 -2009 Page 2 of 8 removed, the rest of the Board agreed and it was struck from the Part I. The greater than symbol was also removed to clarify. ADOPTED RESOLUTION: PB RESOLUTION NO. 2009 - 092 SEAR Preliminary and Final Site Plan & Special Permit Montessori School — ' /z Basketball Court 120 King Road East Tax Parcel No. 43 -1 -3.5 Town of Ithaca Planning Board, October 6, 2009 Motion made by George Conneman, seconded by Susan Riha WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed maintenance and upgrading of the basketball court at the Elizabeth Ann Clune Montessori School of Ithaca, located at 120 King Road East, Town of Ithaca Tax Parcel No. 43- 1 -3.5, Low Density Residential Zone. The proposal involves removing the existing +/- 1,500 square foot asphalt pad and installing in the same location a +/- 2,500 square foot asphalt pad for a half basketball court. The project also includes new basketball hoops, benches, a picket fence, and the extension of an existing walkway. Elizabeth Ann Clune Montessori School of Ithaca, Owner /Applicant; Andrea Riddle, Principal, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting as Lead Agency in environmental review with respect to Site Plan Approval and Special Permit, and 3. The Planning Board, on October 6, 2009, has reviewed and accepted as adequate a Short Environmental Assessment Form (EAF) Part I, submitted by the applicant, and Part II prepared by Town Planning staff, drawings titled "Basketball Maintenance — Key Map ", "Basketball Maintenance — Demolition Plan ", and "Basketball Maintenance — Layout & Grading Plan ", all dated August 1, 2009, 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 Approval and Special Permit; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality PB Final 10 -6 -2009 Page 3 of 8 Review for the above referenced actions as proposed, based on the information in the EAF Part I and for the reasons set forth in the EAF Part II, and, therefore, a Draft Environmental Impact Statement will not be required. A vote on the motion was as follows: AYES: Howe, Conneman, Riha, Bosak, Wilcox and Erb NAYS: None The motion passed unanimously. The Board then turned to the Preliminary and Final Site Plan approval. Chairman Howe opened the public hearing at 7:08p.m. There was no one wishing to address the Board and the public hearing was closed at 7:09p.m. ADOPTED RESOLUTION: PB RESOLUTION NO. 2009 - 093 Preliminary and Final Site Plan & Special Permit Montessori School — ' /z Basketball Court 120 King Road East Tax Parcel No. 43 -1 -3.5 Town of Ithaca Planning Board, October 6, 2009 Motion made by Jon Bosak, seconded by Hollis Erb. WHEREAS: This action is consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed maintenance and upgrading of the basketball court at the Elizabeth Ann Clune Montessori School of Ithaca, located at 120 King Road East, Town of Ithaca Tax Parcel No. 43- 1 -3.5, Low Density Residential Zone. The proposal involves removing the existing +/- 1,500 square foot asphalt pad and installing in the same location a +/- 2,500 square foot asphalt pad for a half basketball court. The project also includes new basketball hoops, benches, a picket fence, and the extension of an existing walkway. Elizabeth Ann Clune Montessori School of Ithaca, Owner /Applicant; Andrea Riddle, Principal, 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 the project has, on October 6, 2009, 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 PB Final 10 -6 -2009 Page 4 of 8 3. The Planning Board, at a Public Hearing held on October 6, 2009, has reviewed and accepted as adequate, drawings titled "Basketball Maintenance — Key Map ", "Basketball Maintenance — Demolition Plan ", and "Basketball Maintenance — Layout & Grading Plan ", all dated August 1, 2009, and other application materials; NOW THEREFORE BE IT RESOLVED: That the Planning Board hereby grants Special Permit for the proposed Montessori School 'h Basketball Court project finding that the standards of Article XXIV Section 270 -200, Subsections A — L, of the Town of Ithaca Code, have been met, AND BE IT FURTHER 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 Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed maintenance and upgrading of the basketball court at the Montessori School at 120 King Road East, as described on the drawings titled "Basketball Maintenance — Key Map ", "Basketball Maintenance — Demolition Plan ", and "Basketball Maintenance — Layout & Grading Plan ", all dated August 1, 2009, subject to the following conditions: a. submission of one set of the final site plan drawings on mylar, vellum, or paper, signed and sealed by the registered land surveyor, engineer, architect, or landscape architect who prepared the site plan material, prior to the issuance of a building permit, and b. issuance of a building permit is required for the project. A vote on the motion was as follows: AYES: Howe, Conneman, Riha, Bosak, Wilcox and Erb NAYS: None The motion passed unanimously. PB Final 10 -6 -2009 Page 5 of 8 Continuation of the determination of adequacy for public review of the Draft Environmental Impact Statement (DEIS) for the proposed Holochuck Homes Subdivision, located between NYS Route 96 (Trumansburg Road) and NYS Route 89 (Taughannock Boulevard), Town of Ithaca Tax Parcel No.'s 24- 3 -3.2, 25- 1 -5.1, 25 -2 -41.2, 26 -4-37, 26 -4-38, and 26 -4 -39, Low Density Residential Zone, Medium Density Residential Zone, and Conservation Zone. The proposal involves the construction of 106 +/- town home type units in a clustered neighborhood development with two entrances proposed from NYS Route 96 (Trumansburg Road). The development will be concentrated on the west side of the property closest to NYS Route 96, zoned Low and Medium Residential, with more than half of the eastern portion of the property, mainly zoned Conservation, remaining undeveloped. The New York State Office of Parks, Recreation, and Historic Preservation proposes to acquire most of the eastern portion of the property in conjunction with development of the future Black Diamond Trail. The Planning Board may also consider scheduling a public hearing regarding the DEIS. Holochuck Homes LLC, Owner /Applicant; David M. Parks, Esq., Agent. Fred Wells, TG Miller and David Parks, Esq were present to answer questions. Chairman Howe stated that the Board would review the changes and revisions submitted from the last meeting and then proceed with the sections not reviewed. Board Member Bosak asked if this property had ever come before the Board for development before. Mr. Kanter stated that there was one back in the 1980's that never went past Sketch Plan. Chairman Howe explained to the public that there was not a formal public hearing scheduled for this evening but there will be one once there is a final document and if time allowed, they would hear from the public. Board Member Wilcox noted that there were maps on the walls for the public to look at. Under Soils and Topography, there were still concerns about groundwater and where it was going to go. Board Member Bosak was concerned about what would happen when more development occurs. Mr. Hebdon stated that the SWPPP must show that the runoff remains the same. Each development as it comes in has to make sure that there is no change in the runoff from their development, what the level is now will be the level. The major area of concern was still the Traffic and Transportation Section. The figures were still confusing and Board Member Bosak wanted them broken into years. Figures 3.6.10 and 3.6.6 were discussed at length. Mr. Wells explained the percentages as the cars left the site, maybe 20% would go left toward Trumansburg and 80% would go toward Ithaca and this was the Holochuck traffic. Site - generated traffic is traffic generated by the site only. Board Member Bosak wanted a new table 3.6.12 showing now - nobuild -all projects - Holochuck. The applicants asked that the Board or Town ask for comments from the PB Final 10 -6 -2009 Page 6 of 8 NYS DOT and Ms. Brock asked that they explicitly state that they are waiting for comments from the State and the speed is regulated by the State. The peak driveway times were done and will be reported on at the next meeting. They found the longest delay was just over 60 seconds. The average annual increase was discussed at length. New York State has a 1 -2% annual growth rate and the volume of their site - generated growth is the same as what would normally be experienced. How does existing related to their increase. Ms. Brock thought it was still confusing. The quantitative analysis shows the outcomes of the number crunching. Public Transportation was discussed again. Board Member Wilcox could not verify the 8.6% quoted as using public transportation. Page 3.6 -12 was discussed. State DOT sets speed limits and one access point may be deemed unacceptable by them. Points of egress and emergency vehicle access are issues and the project may have to have two. The applicant stated that it would be more likely that the DOT would limit the access to single turn only or something like that. The applicant stated that letters went out to the service providers and they will be in the appendix next time. Board Member Bosak stated that he had spoken with TCAT representatives and they did not know anything about the project and had never been asked about service there. The applicant stated TCAT could change their minds and they would welcome it, but he would get Mr. Bosak the notes from their previous conversation with TCAT. The Board now went through the sections they had not looked at previously. The Alternatives section was discussed and the Board thought the applicants should state what alternatives were looked at and rejected. The Cayuga Medical Center (CIVIC) access was discussed again and the applicants stated that CIVIC was not interested at all in allowing. access through their property. Their reasons were the significant increase in traffic, internal circulation and safety. They stated unequivocally that there was no chance and price was not an issue, it was not even on the table. The Staff agrees that would be an ideal solution, with the light already there etc., but it is not an available option. The Board again stated that the applicant should state that it was attempted and they should include any paperwork pertaining to their discussions with the hospital. Board Member Bosak also asked about nodal development and though that is not an option, looking at putting a path to the Black Diamond Trail to bring residents to the nearby commercial buildings. The applicants stated that there is a path nearby that could be extended, but the New York State Parks are not interested in getting any land with a path on it because of maintenance and liability concerns. PB Final 10 -6 -2009 Page 7 of 8 The parcel of land being given to the State was discussed and the path leading to the Black Diamond Trail. Grades for the property were also discussed. It was noted that Town Law allows for the Town to require 10% of land for parkland or monies in lieu of for park land and that should be stated. The SWPPP was briefly discussed and Mr. Hebdon noted that a line item review would happen for site plan review but not for the DEIS. Board Member Bosak asked about ponds and the applicant stated that there would be 3 ponds but could not give the sizes from memory. The sewer capacity was discussed and Mr. Hebdon responded that there is a question about how this will be handled. There is one point in the system that will not handle the growth and the solution has not been stated yet. The point is jointly owned. Ms. Brock thought this was a major issue and needed to be discussed in the DEIS. Board Member Wilcox asked if it was possible that the appropriate permits would not be granted to pump the sewerage from the proposed development into the existing system because of this block and Mr. Hebdon said that was accurate. The applicant stated that this problem exists with or without the Holochuck development. Mr. Hebdon stated that was true, and the development would exacerbate it. Ms. Brock again stated that it should be stated and what the developers could do to alleviate the issue. Mr. Hebdon said it is not something that would be resolved in the next year. The issue happens during high water events from both rain and/or snow. The applicant asked for more direction on this since they had put in their solution of pumping during "off- hours" and they were not sure what else could be discussed. The Board responded that that was up to the applicant's experts and they were not in a position to suggest solutions. The Appendices were discussed and the applicant noted that those were draft documents, some of which, such as the Homeowners Association Agreement, was just an example of one, but not the one that would be used. Ms. Brock noted that there are still updates that need to happen throughout the document regarding wrong names of things such as Water Districts and the like and some other areas were things such as developments or reports that are talked about coming or happening and they now are finished and those types of changes need to be made. Chairman Howe asked the applicant if they would be willing to extend the deadline for review of the DEIS for the Board to receive, review and comment on the changes that were discussed. The applicant offered to extend the comment period deadline. The changes will be made in blue and those pages delivered to the Town and once all changes have been accepted, a new total document will be provided for acceptance as complete. A gentleman representing the non - profit part of PRI addressed the Board stating that they would like the north access road moved south off of the Oddfellows area because leaving it where it is would take some of their options for future development away. The PB Final 10 -6 -2009 Page 8 of 8 applicants own that lane which was left that way to leave access to what would otherwise have been a landlocked property. Ms. Balestra noted that this issue was discussed during the meeting with CMC and PRI representatives and nothing was decided. Board Member Conneman asked about the CMC entrance again and questioned why the County couldn't get involved. Ms. Brock noted that it is not owned by the County anymore and Board Member Conneman thought there should still be pressures out there that could be brought to bear on the hospital to negotiate. The applicant again stated that the hospital has complete control and there was nothing that they could offer them to their benefit and therefore it was a moot point. Approval of Minutes ADOPTED RESOLUTION: PB RESOLUTION NO. 2009-094 Minutes of September 1, 2009 Town of Ithaca Planning Board October 6, 2009 MOTION made by Fred Wilcox, seconded by Hollis Erb. WHEREAS: The Town of Ithaca Planning Board has reviewed the draft minutes from September 1, 2009, and NOW THEREFORE BE IT RESOLVED: The Town of Ithaca Planning Board approves the minutes, with corrections, to be the final minutes of the meeting held September 1, 2009. A vote on the motion was as follows: AYES: Howe, Conneman, Riha, Bosak, Wilcox and Erb NAYS: None The motion passed unanimously. Other Business Codes & Ordinances discussed basement definitions in the Code and the Planning Committee recommended to the Board that the Northeast Moratorium area be changed to a Conservation Zone. Meeting 0journed at 9:20 p.m. Respe ully,li ett d,_. Paulette Terwilliger, Deputy Town Clerk TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday, October 6, 2009 AGENDA 7:00 P.M. Persons to be heard (no more than five minutes). 7:05 P.M. SEQR Determination: Elizabeth Ann Clune Montessori School of Ithaca 1/2 Basketball Court, 120 King Road East. 7:05 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed maintenance and upgrading of the basketball court at the Elizabeth Ann Clune Montessori School of Ithaca, located at 120 King Road East, Town of Ithaca Tax Parcel No. 43- 1 -3.5, Low Density Residential Zone. The proposal involves removing the existing +/- 1,500 square foot asphalt pad and installing in the same location a +/- 2,500 square foot asphalt pad for a half basketball court. The project also includes new basketball hoops, benches, a picket fence, and the extension of an existing walkway. Elizabeth Ann Clune Montessori School of Ithaca, Owner /Applicant; Andrea Riddle, Principal, Agent. 7:15 P.M. Continuation of the determination of adequacy for public review of the Draft Environmental Impact Statement (DEIS) for the proposed Holochuck Homes Subdivision, located between NYS Route 96 (Trumansburg Road) and NYS Route 89 (Taughannock Boulevard), Town of Ithaca Tax Parcel No.'s 24- 3 -3.2, 25- 1 -5.1, 25 -2- 41.2, 26 -4 -37, 26 -4 -38, and 26 -4 -39, Low Density Residential Zone, Medium Density Residential Zone, and Conservation Zone. The proposal involves the construction of 106 +/- town home type units in a clustered neighborhood development with two entrances proposed from NYS Route 96 (Trumansburg Road). The development will be concentrated on the west side of the property closest to NYS Route 96, zoned Low and Medium Residential, with more than half of the eastern portion of the property, mainly zoned Conservation, remaining undeveloped. The New York State Office of Parks, Recreation, and Historic Preservation proposes to acquire most of the eastern portion of the property in conjunction with development of the future Black Diamond Trail. The Planning Board may also consider scheduling a public hearing regarding the DEIS. Holochuck Homes LLC, Owner /Applicant; David M. Parks, Esq., Agent. 5. Approval of Minutes: September 1, 2009 and September 15, 2009. Other Business: Adjournment. Jonathan Kanter, AICP Director of Planning 273 -1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY SANDY POLCE AT 273 -1747. (A quorum of four (4) members is necessary to conduct Planning Board business.) TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, October 6, 2009 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, October 6, 2009, at 215 North Tioga Street, Ithaca, N.Y., at the following time and on the following matter: 7:05 P.M. Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed maintenance and upgrading of the basketball court at the Elizabeth Ann Clune Montessori School of Ithaca, located at 120 King Road East, Town of Ithaca Tax Parcel No. 43- 1 -3.5, Low Density Residential Zone. The proposal involves removing the existing +/- 1,500 square foot asphalt pad and installing in the same location a +/- 2,500 square foot asphalt pad for a half basketball court. The project also includes new basketball hoops, benches, a picket fence, and the extension of an existing walkway. Elizabeth Ann Clune Montessori School of Ithaca, Owner /Applicant; Andrea Riddle, Principal, Agent. Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Jonathan Kanter, AICP Director of Planning 273 -1747 Dated: Monday, September 28, 2009 Publish: Wednesday, September 30, 2009 I THE ITHACA 10URNAL I Wednesday, September 30; 200 TOWN OF ITHACA PLANNING BOARD SIGN -IN SHEET DATE: October 6, 2009 PLEASE PRINT NAME PLEASE PRINTAD)RESS /AFFILIATION .. �. - iII �� �i►� �� I : v rl ►. �, MIR pal 1 111110 Liiiiiiiiiiiiiiii TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Sandra Polce, being duly sworn, depose and say that I am a Senior Typist 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 the Town of Ithaca Town Hall, 215 North Tioga Street, Ithaca, New York, on Tuesday, October 6 2009 commencing at 7:00 P.M., as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board — 215 North Tioga Street. Date of Posting: September 28, 2009 Date of Publication: September 30, 2009 5ow•.d�o.,.QoF,cR� Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 301h day of September 2009. 0"J"--'� - 01, Notary Public CONNIE F. CLARK Notary Public, State of New York No. 01CL6052878 Qualified in Tompkins County Commission Expires December 26,20 /0