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HomeMy WebLinkAboutPB Minutes 2010-01-19FILE DATE I TOWN OF ITHACA PLANNIWBOARD MEETING TUESDAY, January 19, 2010 215 NORTH TIOGA STREET ITHACA, NEW YORK Board Members Present: Fred Wilcox, Chair; Members: Rod Howe, Kevin Talty, Hollis Erb, George Conneman, Jon Bosak, and Ellen Baer, Alternate. Staff Present: Bruce Bates, Director of Code Enforcement; Susan Brock, Attorney for the Town; Creig Hebdon, Engineer; Jonathan Kanter, Director of Planning; Susan Ritter, Asst. Directll r of Planning; Debra DeAugistine, Deputy Town Clerk Call to Order Chairpersonl0166x declared the meeting duly opened at 7:02 p.m. He thanked Rod Howe for two years of service as Planning Board chair. He noted that he was appointed for a one -year term as chair and Ellen Baer as a one -year alternate Board Member. The Board now has vacancy. created . by Susan Riha's appointment to the Ithaca Town Board. He introduced Deb DeAugistine (Deputy Town Clerk) as the Planning Board's new secretary; Paulette Terwilliger has. been appointed the Ithaca Town Clerk. Chairperson Wilcox accepted for the record the secretary's affidavit of posting and . publication of the. notice of public hearings. Persons to bel heard There was no one wishing to address the Board. AGENDA ITEMI SEAR Determinal Plan Approval an Water System Iml cut trench to in; originally propose will not change.1 Residential Zone No.'s 64 -1 -1, 64- Bordlemay, Agent Steve Beyers questions. on and PUBLIC HEARING: Consideration of Preliminary and Final Site I Special Permit for modifications to the proposed Cornell University irovements project. The proposed modification involves using an open tall two 16" diameter pipes across Cascadilla Creek instead of the A horizontal directional drilling beneath the Creek. The pipe line route The project modifications will take. place within the Low Density and Planned Development Zone No. 9 on Town of Ithaca Tax Parcel 1 -2, 62 -2 -2, and 62 -2 -3. Cornell University, Owner /Applicant; Chris red before the Board as a representative of Cornell to answer any Board Member Wilcox asked for a brief synopsis about the project, including why Cornell is applying for a second revision to the original approval. PB 01 -19 -2010 Page 2 of 16 Mr. Beye O stated that the original intention for horizontal directional drilling of two 16- inch pipelines under Cascadilla Creek was later determined to be impossible because the soil conditions would make the bore collapse as it was drilled. This could not be determined from the soil borings they got beforehand. After exploring other options, Cornell is now proposing an open cut trench to install pipes across Cascadilla creek. The pipeline route will not change. Once completed, the modification will improve the water service for Cornell and the neighborhoods that CU serves, and also provide for backup to the Bolton Point and City water systems as well. Board Member Bosak wished to make clear that,since the pipelines have been installed up to the vicinity that needs to be open cut, the location is not under consideration. The decision the Board is undertaking is timing: it is advantageous to do as much of the work possiblelin the winter to minimize the damage downstream to the habitat. Discussion ensued around the duration of the trail closing and measures the contractor could take to secure the work site and allow the trail to be open evenings and weekends for recreational luse. Board` Member Erb suggested putting up plastic orange fencing around the equipment and materials and a footpath with railing across any uneven pathway. Mr. Beyers responded that while the entire job will take approximately four weeks, the trail will be disrupted for about a week. They will be working during the daylight hours, and there won't bye much usage when it's dark. They hope they will complete the work between Mondayland Friday, and get the trail up and in a passable condition. Board Members Howe and Conneman contended that they were not concerned about closing the trail forlsuch a short period of time, with Mr. Howe noting that a closure now is less disruptive than during the summer. Board Member Talty stated that he'd like to see fencing that precludes people from going near the work site, but is not in favor of putting in a footpath,, saying it would be unfair td the contractor. Board Member Erb withdrew the suggestion about a footbridge, but maintained that the trail should not be closed for the entire time they're working in the area. Board Member Bosak stated that the bottom line is for the work to be expedited and to cause the least destruction to the trail possible. Kevin Talty moved and Hollis Erb seconded the SEQR resolution. A minor amendment was suggested by Attorney Brock; it was accepted and vote was taken. PB RESOLUTION NO. 2010 -005: SEOR Site Plan Approval and Special Permit Cornell University Water System Project Modification Tax Parcel Nos. 64. -1 -1. 64.- PB 01 -19 -2010 Page 3 of 16 Motion made by Kevin Talty; seconded by Hollis Erb WHER 1. This action is consideration of Preliminary and Final Site Plan Approval and Special Permit for modifications to the proposed Cornell University Water System Improvements project. The proposed modification involves using an open cut trench to install two 16" diameter pipes across Cascadilla Creek instead of the originally proposed horizontal directional drilling beneath the Creek. The pipe line route will be the same as was approved in the August 4, 2009 modified plan. These project modifications will take place within the Town of Ithaca Low Density Residential Zone and Planned Development Zone No. 9. Cornell University, Owner /Applicant; Chris Bordlemay, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in this uncoordinated environmental review, with respect to Site Plan Approval and Special Permit, and The Planning Board, on January 19, 2010, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and Part II prepared . by Town Planning staff, drawings prepared by Stearns & Wheler Environmental Engineers & Scientists titled "Water Transmission and Distribution System I Plan & Profile Sta. 00 +00 -CO — 12 +61 -CO" (Sheet G- 05 -CO) and "Water Transmission and Distribution System Final Restoration Plan & Misc. Details" (Sheet LR- 01-CO), both with current revised dates of 12/04/09, 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 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 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: Wilcox, Co'I neman, Bosak, Baer, Talty, Howe, Erb NAYS: None The motion passed unanimously. Public Hearing Chairman Wilcox op'ened the public hearing at 7:24 p.m.; there was no one wishing to address the Board. PB 01 -19 -2010 Page 4 of 16 Kevin Talty'asked what would happen if something came up and the trail had to be closed for several weeks? Mr. Kanter answered that they could establish a time limit on the closure of the Recreation Way. The Board agreed on two weeks. Todd Bittner, (Cornell Plantations, suggested that the recommendations from the county are not the most appropriate for the open cut section they are restoring — they apply to the forested area they were working in before. Their restoration package for the current area talks about the species of trees and shrubs (and not critical seeding that may compete with the native plants that they hope to restore in that area) and some of the invasive species control they want to do both in the area to be disturbed and adjacent to it to compensate for the impacts and improve the overall condition of the natural area immediately around the project area as part of their site restoration plan. They will use erosion fabric on sloped areas where needed. He discussed why he would not prefer to put in the 2 -inch diameter trees — they're heavy and would need equipment to get them in, which could disturb the site; he generally uses fast - growing trees and will use deer cages around them. He's more interested in seeing that they persist over the long term and become successful. The County had prescribed compensating for all trees 8- inches in diameter or greater. Mr. Bittner prefers to say they will "match any size tree that's removed and replace it with a 5 -foot tall tree that's protected with deer cages." Mr. Wilcox invited the public to speak. A woman (name inaudible) noted that she uses the trail 4 to 5 times per week for many years; she has noticed that the traffic has significantly increased over the years. The trail is plowed in the winter, so offers a trail for people to use when there is no other trail to go on. A great number Cornell students and employees use it on their lunch break. She was upset to hear they were considering closing it for any amount of time. It will alter people's routi n� es and take away a place to walk and run, especially if it's snowing. She thinks a lot more people would have written or come to the meeting if they realized the.trail was closing. She encourages the Board to do whatever they can to keep the trail open, and if it must be closed, to minimize the amount of time, and have restrictions on that. Board Member Wilcox closed the public hearing at 7:40 p.m. Board Member Erb noted that there's another option: the trail off Honness Lane and Mitchell Street is routinely plowed (although it's shorter). Board Member Wilcol asked that the resolution be moved i o ed w thout condition (e). The motion was moved and seconded. Attorney Brock noted her amendments, which included the new paragraphs (e) and (f). Discussion followed regarding the lack of consequences should Cornell go over the two - week deadline. PB 01 -19 -2010 Page 5 of 16 Ken Walkup, 257 Iradell Road, addressed the Board. He agreed that Cornell should close the Recreation Way for a minimum amount of time and notify the Town if the Recreation #ay will be closed for more than two weeks, but he was concerned that there is no wording describing what will happen after those two weeks, and that there's no limitation* how much of an extension they'll be allowed. The Board further amended paragraph (e) to identify'the procedure to follow should the project extend past two weeks. PB RESOLUTION Permit Cornell Un 1. 64. -1 -2. 62. -2 -2. a Motion made WHEREAS: This action is for modificatii The proposec pipes across drilling benea August 4, 200 Ithaca Low E University, Ova 2010 -006: Preliminary & Final Site Plan Approval & Sp ity Water System Project — Modification Tax Parcel No. .- 2 -3Town of Ithaca Planninq(Board. Januarv19. 2010 Rod Howe; seconded by George Conneman consideration of Preliminary and Final Site Plan Approval and Special Permit ins to the proposed Cornell University Water System Improvements project. modification involves using an open cut trench to install two 16" diameter �Cascadilla Creek instead of the originally proposed horizontal directional h the Creek. The pipe line route will be the same as was approved in the 9 modified plan. These project modifications will take place within the Town of ensity Residential Zone and Planned Development Zone No. 9. Cornell ,ner /Applicant; Chris Bordlemay, Agent and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an uncoordinated environmental review with respect to Site Plan Approval and Special Permit has, on January 19, 2010, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submittedlby the applicant, and a Part II prepared by Town Planning staff, and 3. The Planning Board, at a Public Hearing held on January 19, 2010, has reviewed and accepted as adequate drawings prepared by Stearns & Wheler Environmental Engineers & Scientists titled 'Water Transmission and Distribution System Plan. & Profile Sta. 00 +00 -CO — 12 +61 -CO" (Sheet G- 05 -CO) and 'Water Transmission and Distribution System Final Restoration Plan I& Misc. Details" (Sheet LR- 01 -CO) both with current revised dates of 12/04/09, and other application materials, NOW THEREFORE BE IT RESOLVED: That the Planning Board hereby grants Special Permit for the modification of the Cornell University Water Systems Improvement Project as described above, 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: PB 01 -19 -2010 Page 6 of 16 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Finall 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 significantlalteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the To Approval foi involving an adjacent tot Environment Plan & Profil and Distribui current revis the following a. all other( remain in wn of Ithaca Planning Board hereby grants Preliminary and Final Site Plan modification of the Cornell University Water System Improvement Project adjustment in the alignment of the section of pipe being installed under and Cascadilla Creek as shown in the drawings prepared by Stearns & Wheler al Engineers & Scientists, 'titled 'Water Transmission and Distribution System e Sta. Sta. 00 +00 -CO — 12 +61 -CO" (Sheet G705 -CO) and 'Water Transmission ion System Final Restoration Plan & Misc. Details" (Sheet LR- 01 -CO) both with ed dates of 12/04/09, and described in additional submitted materials subject to conditions: ns of the original approval, as listed on "PB Resolution No. 2008 - 112 ", shall and b. in order to provide adequate notice to the public that the East Ithaca Recreation Way will be closed during construction, the applicant must install an advisory sign at all trail entrances at least one weeklprior to the trail closure with the proposed starting and completion dates of construction and trail closure specified; and c. prior to any project vehicular use of the East Ithaca Recreation Way, a joint site inspection (including video recording or other visual documentation) by appropriate Cornell and Town of Ithaca staff is to be conducted, which would then be followed by a subsequent joint site inspection at completion of the project to determine any damages and necessary repairs to the trail; and d. Cornell agrees to repair, to the reasonable satisfaction of the town's Director of Public Works, any damages to the East Ithaca Recreation Way that occur as a result of vehicular or other use of theltrail associated with the water line project, and Cornell further agrees to provide a top -dress of approximately 1" of NYSDOT type 7 top coarse hot asphalt on the Recreation Way from Game Farm Road to the project work area in the spring of 2010; and e. the East Ithaca Recreation Way shall not be closed for more than two weeks without a plan in place acceptablelto the Town Parks Manager to keep the Recreation Way open as much as possible while the work continues to completion. The applicant, further, shall update the advisory signs to reflect the new proposed Recreation Way reopening date; and f. Removed trees greater than 8 inches diameter breast height shall be replaced by trees that are a minimum of 5 feet tall and are protected from deer browsing by deer cages. A vote on the motion waslas follows: AYES: Wilcox, Connemari,, Bosak, Baer, Talty, Howe, Erb NAYS: None I PB 01 -19 -2010 Page 7 of 16 The motion passed unanimously. AGENDA ITEM SEQR Determination and PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval, Preliminary and Final Subdivision Approval and modification of Special Permit for the proposed Silvers Medical Clinic located at 919 Elmira Road, Town of Ithaca Tax Parcel No.'s 35 -1 -9, 35 -1 -8.22 and 35 -1 -8.12, Low Density Residential Zone. The proposal involves consolidating the three parcels into done parcel, and then re- subdividing that +/ -10.54 acre parcel into two parcels, with the +/- 3.85 acre northern lot being developed-for a dermatology clinic. The clinic will include the construction of a +/- 3,200 square foot building, 15 new parking spaces, and new landscaping. Kimberly Silvers M.D., Owner /Applicant; Michele A. Palmer, Agent. Michele Palmer, agent, presented the updated plans for the project, with conforming lots instead of seeking variances for the subdivision, and shifting the building to the north 50 feet to meet the setback requirements. David Lippa was also present to answer questions. Lighting was discussed. They confirmed they will be using translucent shields on the two lighting fixtures with 60 watt bulbs to reduce possibility of glare. Driveway: there wiill be a decrease in impervious surface by about 1300 square feet. The SEQR motion was moved and seconded with a minor amendment as suggested by Attorney Brock. PB RESOLUTION NO. 2010 -007:. SEAR Preliminary and Final Site Plan, Preliminary and Final Subdivision &Modification of Special Permit Silvers Medical Clinic. 919 timira Road Tax Parcel Nos. M-11-9.35-11-8.22 and 35 -1 -8.12 Motion made by Kevin Talty; seconded by John Bosak WHEREAS: This action is, consideration of Preliminary and Final Site Plan Approval, Preliminary and Final Subdivision Approval and modification of Special Permit'for the proposed Silvers Medical Clinic located at 919 Elmira Road, Town of Ithaca Tax Parcel No.'s 35 -1 -9, 35 -1 -8.22 and 35 -1 -8.12, Low Density Residential Zone. The proposal involves consolidating the three parcels into one parcel, and then re- subdividing that +/- 10.54 acre parcel into two parcels, with the +/- 3.85 acre northern parcel being developed for a dermatology clinic. The clinic will include the construction of a +/- 3,200 square foot building, 15 new parking spaces, and new landscaping. Kimberly Silvers M.D., Owner /Applicant; Michele A. Palmer, Agent, and PB 01 -19 -2010 Page 8 of 16 2. This action is a modification of a previous proposal for which the Town of Ithaca Planniing Board made a negative determination of environmental significance on December 1, 2009, and I 3. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting as lead agency in an environmental review with respect to Site Plan Approval, Subdivision Approval and Special Permit, and 4. The Planning Board, on January 19, 2010, 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 "Existing Conditions Plan" (sheet 10F1), "Erosion and Sediment Control Plan" (sheet 0101), "Layout Plan" (sheet C102), "Grading and Utility Plan" (sheet C103), I "Planting Plan" (sheet C104) and "Details" (sheet C105), all dated 12/15/09 and prepared by T.G. Miller, P.C., "Front Elevation" (page Al), "Rear Elevatio i " (page A2) and "1St Story Floor Plan" (page 3A), all three dated 10/26/09 and revised 10/29/09 and prepared by Icon - Legacy Custom Modular Homes, LLC, and "Subdivision Map Showing Lands of Kimberly J. Silvers" dated 12/10/2009 and prepared by T.G. Miller, P.C., and other application materials, and 5. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Site Plan Approval, Subdivision 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 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: Wilco^-,,Con6l eman, Bosak, Baer; Talty, Howe; Erb NAYS: None The motion passed unanimously. Chairman Wilcox opened the public hearing at 8:10 p.m. and called for questions from the Board. PB 01 -19 -2010 Page 9 of 16 Ms. Palmer addressed the topic of garbage disposal and deliveries. She stated that there would not be a dumpster or garbage area. There will be very little waste involved. Special ha i dlers come in to shred medical records and dispose of medical waste. All other waste will be disposed of with the household trash. Deliveries will arrive from a panel truck I Pr FedEx, nothing larger. No one fro j the public wished to be heard. Chairman Wilcox closed the public hearing at 8:15 p.m. The resolution was moved and seconded; changes were made to the resolution as suggested bey Attorney Brock. PB RESOLUTION NO. 2010-008: Preliminary and Final Site Plan, Preliminar Final Subdivision & Modification of Special Permit Silvers Medical Clinic 91 Elmira Road Tax Parcel No.'s 35- 1- 9.35 -1 -8.22 and 35 -1 -8.12 Motion mad6 by Rod Howe; seconded by Kevin Talty WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval, Preliminary and Final Subdivision Approval and modification of Special Permit for the proposed Silvers Medical Clinic located at 919 Elmira Road, Town of Ithaca Tax Parcel No.'s 35 -1 -9; 35 -1 -8.22 and 35 -1 -8.12; Low Density Residential Zone. The proposal involves consolidating the three parcels into one parcel, and then re- subdividing that +/- 10.54 acre. parcel into two parcels, with the +/- 3.85 acre northern parcel being developed for a dermatology clinic. The clinic will include the construction of a +/- 3,200 square foot building, 15 new parking spaces, and new landscaping. Kimberly Silvers M.D., Owner /Applicant; Michele A. Palmer, Agent, and 2. This actIproposal p ion is a modification of a previous for which the Town of Ithaca Planning. Board granted Special Permit, Preliminary Subdivision Approval and Preliminary Site Plan approval on December 1, 2009, and 3. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an environmental review with respect to the project has, on January 19, 2010, made aI 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 4. The Planning Board, at a Public Hearing held on January 19, 2010, has reviewed and acceIpted as adequate, drawings titled "Existing Conditions Plan" (sheet 10 F1), "Erosion and Sediment Control Plan" (sheet C101), "Layout Plan" (sheet PB 01 -19 -2010 Page 10 of 16 C102), "Grading and Utility Plan" (sheet C103), "Planting Plan" (sheet C104) and "Details" (sheet C105), all dated 12/15/09 and prepared by T.G. Miller, P.C., "Front Elevation" (page Al), "Rear Elevation" (page A2) and 1St Story Floor Plan" (page 3A), all three dated 10/26/09 and revised 10/29/09 and prepared by Icon - Legacy Custom Modular Homes, LLC, and "Subdivision Map Showing Lands of Kimberly J. Silvers" dated 12/10/2009 and prepared by T.G. Miller, P.C., and other application materials; NOW THEREFORE BE IT RESOLVED: That the Planning Board hereby grants Special Permit for the proposed modified Silvers Medical Clinic project finding that the standards of Article XXIV Section 270 -200, Subsections iA — L, of the Town of Ithaca Code, have been met, AND BE IT FURTHER RESOLVED: 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 Checklists, 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 the +/- 10.54 acre parcel once consolidated) into two parcels, with the +/- 3.85 acre northern parcel being developed for a dermatology clinic; as 'described on the plat titled "Subdivision Map Showing Lands of Kimberly J. Silvers" dated 12/10/2009 and prepared by T.G. Milder, P.C., subject to the following conditions: a. submission of a shared driveway agreement between the two newly created properties for the driveway loop that provides access to the I xisting residence, for review and approval of the Attorney for the Town, prior to signing of the plat by the Planning Board Chairman, and b. submission for signing by the Chairman of the Planning Board of an original or mylar copy of the final subdivision plat, and three dark -lined prints, prior to filing with the Tompkins County Clerk's Office, and submission of a receipt of filing to the Town of Ithaca Planning Department, prior to the issuance of a building permit, AND BE IT FURTHER RESOLVED: 3 C! Tha Prel Site PB 01 -19 -2010 Page 11 of 16 the Town of Ithaca Planning Board hereby waives certain requirements for minary and Final Site Plan Approval, as shown on the Preliminary and Final Plan Checklists, .having determined from the materials presented that such er will result in neither a significant alteration of the purpose of site plan rol nor the policies enunciated or implied by the Town Board, and That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed construction of the Silvers Medical Clinic ( +/- 3,200 square foot building) at 919 Elmira Road, as described on the drawings titled "Existing Conditions Plan" (sheet 10F1), "Erosion and Sediment Control Plan' (sheet C101), "Layout Plan" (sheet C102), "Grading and Utility Plan" (sheet C103), "Planting Plan" (sheet C104) and "Details" (sheet C105), all dated 12/15/09 and prepared by T.G. Miller, P.C., "Front Elevation" (page Al), "Rear Elevation" (page A2) and "1St Story Floor Plan" (page 3A), all three dated 10/26/09 and revised 10/29/09 and prepared by Icon - Legacy Custom Modular Homes, LLC, and "Subdivision Map Showing Lands of Kimberly J. Silvers" dated 12/10/2009 and prepared by T.G. Miller, P.C., and other application materials; 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, and c. submission of additional details regarding the proposed outdoor lighting . lanterns to show conformance with the Town's Outdoor lighting law (Chapter 173), or submission of cut sheets or other details for a different outdoor lantern that complies with the Outdoor Lighting Law, for review and approval of the Director of Planning, prior to the installation of any outdoor lighting, and d. submission of record of application for and proof of receipt of all necessary permits from county, state, and /or federal agencies. A vote on the motion was as follows: AYES: Wilcox, Conneman, Bosak, Baer, Talty, Howe, Erb NAYS: Nonel The motion AGENDA ITEI Continue disc Statement. (DI ed unanimously. ussion of comments regarding the Draft Environmental Impact ;IS) for the proposed Holochuck Homes Subdivision, located PB 01 -19 -2010 Page 12 of 16 between NYS Route 96 (Trumansburg Road) and NYS Route 89 (Taughannock Boulevard)1 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 Off icel 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. Holochuck Homes LLC, Owner /Applicant; David M. Parks, Esq., Agent. Mr. Parks, agent for Holochuck Homes, started off the discussion by stating that the numbers in is letter from Board Member Bosak regarding traffic were correct. He reported that according to the traffic engineers, under DOT standards, adding the impact of the Holochuck subdivision to the existing development does not result in a significant impact that requires mitigation. He pointed out that while the Comp Plan encourages no a development and improvement in infrastructure in conjunction with such development, the Holochuck Homes Subdivision is not in a position to solve the traffic problem on the Route 96 corridor. They can encourage ride share, carpooling, and use of TCAT. They're negotiating with Cayuga Medical for a shared driveway for access. He will propose moving the existing TCAT bus stop to the Holochuck subdivision, where there is an area for a Park and Ride and room for people to park and carpool. TCAT could enter into the subdivision and exit out at the Cayuga Medical stop light. If they are not allowed to use the Cayuga Medical exit, they can still encourage parking and carpooling. They are also going to propose a private busing system, to be run by the homeowners association, that would run downtown and to campus at peak hours. Mr. Parks also reported that they are working to lower the price point of some homes in the subdivision to provide a greater variety. He added that the current prices they are proposing ($250K to $350K) capture close to 30% of the market in Tompkins County. Board Membe $250K and tha $249K price r; residence: les; impervious sur slight improver Board Membei 120% of the n demonstrating Erb pointed out that the lowest price point in the current document is in the last five years, 87 to 128 homes were sold per year in the $200K- nge in the county. She listed the environmental benefits of a smaller construction materials, lower heating and cooling requirements, smaller aces, and the possibility that a change in demographics might result in a ent in TCAT usage. Baer noted that $250K is considerably above what a family earning ban income could afford. She agrees that real estate sales data is need for the project. Discussion reducing tl- are fewer t analysis, s and size of Board Mem study -- wh Holochuck, (which cou developmer like alternat Communitie started nov Conneman homes are r PB 01 -19 -2010 Page 13 of 16 ensued regarding fixed costs and profitability. Mr. Parks contended that number of units might necessitate larger units at a higher price since there nits to spread the fixed costs over. Board Member Talty disagreed with that ying that there are many variables that come into play. Certainly, the length the road would decrease with the number of units. per Conneman brought up the need for an area study -- not simply a traffic ch could provide a vision or plan _for development in this area over time. Cornell, Carrowmoor, the Biggs building, and the medical office complex d be turned into housing): the Town should not simply allow each t to be built without looking at the next one. A study would include things ve roads to Route 96 and using interior roads, which Holochuck has done. s that have that kind of vision are better off in the long run. If a study isn't r, the same questions will come up with the next development. Mr. ;ommented that this is not, nodal development -- the people who live in the of going to work close by. It was discussed that the Route 96 traffic study only considered Linderman Creek and Carrowmoorl, plus the normal annual increase. Attorney Brock noted that the DEIS does take into account the other proposed large projects on 'West Hill and factors the traffic impacts if those projects were to be built into their analysis. That addresses segmentation. Board Member Erb stated that the Town does not have the authority to force anybody to declare long -range plans for a property when they haven't even put in a sketch plan to review. That would be speculation. Board Member Bosak expressed appreciation that Holochuck is thinking about mitigation and noted the special role of this particular parcel. He stated that no one has come up with mitigation for long -term expansion of traffic on West Hill that doesn't involve a connection through the Holochuck parcel to Route 89. Once that land is deeded to- the state,, West Hill cannot be further developed without creating a traffic nightmare. He agreed with the need for long -range planning. The West Hill traffic study was an elaborate study based on hypotheses, so he disagreed that the Board can't speculate. He said he is not urging the Board to solve the traffic problem, but to recognize that if the traffic problem is not solved, the Town won't be able to develop West Hill any further at some point. Discussion ensued regarding alternative roads: whether that land is the only place to put an arterials road to Route 89 and whether existing county roads that connect above the hospital could be used. These were deemed to be steep, narrow, winding roads, not usable as arteries, and would require drivers to go north in order to go south again. The solution would need to involve the Town, the City and the County. Board Member Talty wanted an answer to the question: how much is too much traffic? What is the n comber that would create a negative impact? Mr. Hebdon answered that there is no number that says how much is too much; it's a question of what level of PB 01 -19 -2010 Page 14 of 16 service the I own wants. Mr. Kanter invited Board members to a meeting with the state DOT on Tuesday, Jan 26, where their questions could be addressed. Views from the development and of the development were discussed. The developer would like to keep the view open across the lake to East Hill. The Town would like to the developer to put in landscaping to mitigate or interrupt the view of the development from Route 13. I Maintenance of the drainage .system (detention ponds) was discussed. Although the homeowners association is responsible, it will be the Town's responsibility if that organization Igoes bankrupt. The Board agreed that a performance bond would be a good solution. The money sits in an account and can be drawn on by the Town to implement any mitigation necessary. Board Member Bosak stated that he does not see positive impacts like affordability and nodal development as mitigation of negative impacts. This is simply a development, not nodal development. The Board discussed how a node develops: whether commercial development follows development or leads to it. Mr. Parks stated that commercial development would require a change in zoning. He sees Holochuck as the beginning of a node. Mr. Parks was asked whether their park- and -ride lot could be used by the public. He answered that this was not intended. The Board encouraged them to reconsider because taking traffic off the road would be a point in their favor. Mr. LoVecchio from Cayuga Medical Center, who was in the audience, was invited to answer questions from the Board. Regarding Holochuck using CMC's road, he stated that they would be meeting the same day as the Town was meeting with DOT to look at options for road access. Their main concern is emergency traffic patterns (emergency vehicles and public vehicles). CMC is willing to look at drawing a road around their road to give access. They are offering no promises, but will work to look at the options. A road would need to bypass the Y, which is where emergency traffic, traffic going to the medical office (building, and visitor traffic passes through. It's a pivotal point for anyone visiting the hospital, except deliveries. To make this work for Holochuck, it will take major reengineering. He's hoping the DOT will attend their meeting as well. AGENDA ITEM Nomination and Election of Vice Chairperson for 2010 PB RESOLUTION NO. 2010 — 009: Nomination and Election Planning Board Vice Chairperson 2010 Town of Ithaca Planning Board, January 19, 2010 MOTION madelby Fred Wilcox, seconded by George Connenman RESOLVED, that the Town of Ithaca Planning Board does hereby nominate and elect Hollis Erb as Vice Chairperson of the Planning Board for the year 2010. FURTHER A vote on i AYES: Wi NAYS: Ni ABSTENI The motion AGENDA Approval PB 01 -19 -2010 Page 15 of 16 RESOLVED, that said election shall be reported to the Town Board motion was as follows: )x, Conneman, Bosak, Baer, Talty, Howe e )NS: Erb unanimously. Minutes: December 15, 2009 and January 5, 2009. The motion Iwas moved and seconded to approve the minutes of December 15, 2009, with minor editing changes. PB RESOLUTION NO. 2010 -009: Minutes of December 15, 2009 Planning Board January 19,12010 Motion made by Fred Wilcox, seconded by Rod Howe. WHEREAS, the Town of Ithaca Planning Board has reviewed the draft minutes from the meeting on December 15, 2009, Now therefore be it RESOLVED, I that the Town of . Ithaca Planning Board approves the minutes, with corrections, to be the final minutes of the meetings on December 15, 2009. A vote on the motion was as follows: AYES: Wilcox,, Conneman, Bosak, Baer, Talty, Howe, Erb NAYS: None ABSTENTIONS:. Talty The motion AGENDA ITE Other Busine unanimously. Agenda for February 2, 2010 Mr. Kanter hadl these items for the next meeting: PB 01 -19 -2010 Page 16 of 16 • Sketch plan for the modified Holly Creek subdivision: this started as 20 apartment units on West King and Danby roads. INHS is proposing to purchase the property and change it to owner - occupied condo units for slightly below median income households. This is a change from rental units to housing trust. • Cayuga Waterfront trail: tiny stretch at the Chamber of Commerce that requires site plan approval • Two -lot subdivision, which is really a Lot line change that happened illegally several years ago and needs to be corrected Reports Board Member Erb gave an update on the Comprehensive Plan Committee. Board Members Baer, Bosak, and Conneman will meet to devise a draft recommendation to the Town Board for an area study to look at the impact of growth on West Hill Thel draft will be ready for Planning Board member by Friday, January 29, so they can discuss it at the meeting of February 2nd. Planning Committee: the new chair is Susan Riha. They meet the second Thursday of each month at 4:30. 1 Attorney Brock Toted that Evan Monkemeyer conveyed the parcel next to the Montessori school to the Town. Adjournment The meeting was adjourned at 9:56 p.m. Respectfully submitted, Debra DeAuc BeI5'uty Town 7:00 P.M. Persons 7:05 P.M. SEQR I 7:05 P.M. PUBLI, modific . modific instead not chat Develol Univers 7:10 P.M. SEQR I TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday, January 19, 2010 AGENDA be heard (no more than five minutes). Cornell University Water System Improvements Project Modification. HEARING: Consideration of Preliminary and Final Site Plan Approval and Special Permit for ons to the proposed Cornell University Water System Improvements project. The proposed on involves using an open cut trench to install two 16" diameter pipes across Cascadilla Creek the originally proposed horizontal directional drilling beneath the Creek. The pipe line route will ;. The project modifications will take place within the Low Density Residential Zone and Planned ent Zone No. 9 on Town of Ithaca Tax Parcel No.'s 64 -1 -1, 64 -1 -2, 62 -2 -2, and 62 -2 -3. Cornell , Owner /Applicant; Chris Bordlemay, Agent. Silvers Medical Clinic, 919 Elmira Road. 7:10 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval, Preliminary and Final Subdivision Approval and modification of Special Permit for the proposed Silvers Medical Clinic located at 919 Elmira Road, Town of Ithaca Tax Parcel No.'s 35 -1 -9, 35 -1 -8.22 and 35 -1 -8.12, Low Density Residential Zone. The proposal involves consolidating the three parcels into one parcel, and then re- subdividing that +/- 10.54 acre parcel into two parcels, with the +/- 3.85 acre northern lot being developed for a dermatology clinic. The clinic will include the construction of a +/- 3,200 square foot building, 1.5 new parking spaces, and new landscaping. Kimberly Silvers M.D., Owner /Applicant; Michele A. Palmer, Agent. 7:20 P.M. Continue discussion of comments regarding 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 lacquire most of the eastern portion of the property in conjunction with development of the future Black Diamond Trail. Holochuck Homes LLC, Owner /Applicant; David M. Parks, Esq., Agent. 7. Nomination, and Election of Vice Chairperson for 2010. 8. Approval of Minutes: December 15, 2009 and January 5, 2010. 9. Other Business: 10. Adioummenl. 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, January 19, 2010 By direction of thel Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, January 19, 2010, at'215 North Tioga Street, Ithaca, N.Y., at the following times and on the following matters: 7:05 P.M. Consideration of Preliminary and Final Site Plan Approval and Special Permit for modifications to I the proposed Cornell University Water System Improvements project. The proposed modification involves using an open cut trench to install two 16" diameter pipes across Cascadilla Creek instead of the originally proposed horizontal directional drilling beneath the Creek. The pipe line route will not change. The project modifications will take place within the Low Density Residential Zone and Planned Development Zone No. 9 on Town of Ithaca Tax Parcel No.'s 64 -1 -1, 64 -1 -2, 62 -2 -2, and 62 -2 -3. Cornell University, Owner /Applicant; Chris Bor�dlemay, Agent. 7:10 P.M. Corsideration of Preliminary and Final Site Plan Approval, Preliminary and Final Subdivision Approval and modification of Special Permit for the proposed Silvers Medical Clinic located at 919IElmira Road, Town of Ithaca Tax Parcel No.'s 35 -1 -9, 35 -1 -8.22 and 35 -1 -8.12, Low Density Residential Zone. The proposal involves consolidating the three parcels into one parcel, and then re- subdividing that +/- 10.54 acre parcel into two parcels, with the +/- 3.85 acre northern lot being developed for a dermatology clinic. The clinic will include the construction of a I +/- 3,200 square foot building, 15 new parking spaces, and new landscaping. Kimberly Silvers M.D., Owner /Applicant; Michele A. Palmer, 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, January' 11, 2010 Publish: Wednesday, January 13, 2010 ' W nesd y January$3�0zThehaca'J�our`na `, .: (PLEASE i PLEASE TOWN OF ITHACA PLANNING BOARD SIGN -IN SHEET DATE: January 19, 2010 T TO ENSURE ACCURACY IN OFFICIAL MINUTES) NAME PLEASE PRINTADDRESS %AFFILIATION m iY) IC" A I-5� eews� i I f � `f hacr T6 CA V I 2 I I I I I I I I m 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 January 19 2010 commencing at 7:00 P.M., as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board — 215 North Tio a Street. Date of Posting: January 11, 2010 Date of Publication: January 13, 2010 ` W1&-'a_ CyA< Z_ Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and suJscribed before me this 13th day of January 010. Y Notary Public CONNIE F CLARK Notary Public, State of New York No. 01 CL6052878 Qualified inlTompkins County Commission Expires December 26, 20 ��