HomeMy WebLinkAboutPB Minutes 2010-02-02FILE
DATE Vio-
TOWN OF ITHACA PLANNING BOARD MEETING
Tuesday, February 2, 2010
215 N. Tioga Street, Ithaca, NY 14850
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; Kristin Taylor, Engineer; Jonathan Kanter, Director of Planning; Mike Smith,
Planner; Darby Kiley, Planner; Debra DeAugistine, Deputy Town Clerk
Call to Order
Chairperson Wilcox declared the meeting duly opened at 7:03 p.m.
AGENDA ITEM
Persons to be heard
Joel Hari en, resident of Newfield: spoke in favor of development on West Hill,
regardless of the City of Ithaca's stance.
AGENDA ITEM
SEOR and Public Hearing: Consideration of Preliminary and Final Subdivision
Approval for the proposed 2 -lot subdivision located at 18 and 19 Lisa Lane, Town
of Ithaca Tax Parcel Nos. 71. -1 -9.6 and 71. -1 -9.71, Medium Density Residential
Zone. The*oposal involves subdividing off a small triangular price of property
along the eastern edge of 19 Lisa Lane to be consolidated with 18 Lisa Lane. The
proposed subdivision lines reflect the existing property boundaries, as this
subdivision never received Town Subdivision approval when it was originally
modified. Rita A. Mellen and Burton S. & Tamara L. Markowitz, Owners /Applicants.
Mr. Markowitz explained that the original property line for their home on 19 Lisa Lane
went behind the house on 18 Lisa Lane. They straightened out the property line in 1985
when they bought 18 Lisa Lane; they then sold 19 Lisa Lane. This created an
unapproved 2 -lot subdivision, which neither the surveyor nor the lawyers knew about.
This was all registered with the new line when the property was transferred.
PB RESOLUTION NO. 2010 -011: SEOR Preliminary and Final Subdivision
Approval Melien /Markowitz 2 -Lot Subdivision 18 & 19 Lisa Lane Tax Parcel Nos.
71 -1 -9.6 & 7121 -9.71
Motion by George Conneman; seconded by Kevin Talty
WHEREAS:
This is consideration of Preliminary and Final Subdivision Approval to legalize an
existing 2 -101t subdivision located at 18 & 19 Lisa Lane, Town of Ithaca Tax Parcel
No's. 71-11,9.6 & 71 -1 -9.71, Medium Density Residential Zone. The proposal
involves subdividing off a small triangular piece of property along the eastern edge
of 19 Lisa Lune and consolidating it with 18 Lisa Lane. The proposed subdivision
lines reflect) the existing property boundaries, as the subdivision /consolidation
PB Fi'nal 02 -02 -2010
Page 2 of 12
happened without receiving the necessary Town subdivision approval. Rita A.
Melen & Burton S. & Tamara L. Markowitz, Owners /Applicants, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in
t I is uncoordinated environmental review with respect to Subdivision Approval, and
3. The Planning Board, on February 2, 2010, has reviewed and accepted as
adequate a Short Environmental Assessment Form Part I, submitted by the
applicant, and Part II prepared by the Town Planning staff, survey maps of both
properties entitled "Survey Map For Mahendra & Nina Shah, Town of Ithaca,
County of Tompkins, State of New York, Tax #71 -1 -9 ", prepared by George
Schlecht, dated 1/9/85, and "Survey For Burton S. & Tamara L. Markowitz, Town
of Ithaca, County of Tompkins, State of New York, Tax #71- 1 -9.7 ", prepared by C.
Brashear, dated 4/26/79 and revised 5/14/79, and other application materials, and
4. Thel 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 for the reasons set forth in the Environmental Assessment
Form Part II referenced above, 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 was as follows:
AYES: Wilcox, Conneman, Bosak, Baer, Talty, Howe, Erb
NAYS: None
The motion passed unanimously.
Public Hearing
Chairman Wilcox opened the public hearing at 7:10.
Board Member `Bosak wondered whether this would have been approved back when it
occurred. He asked for clarification on where to draw the line between saying this is
okay because we didn't notice it at the time and saying we're not going to let it go.
Chairman Wilcox responded that Mr. Markowitz didn't intentionally subdivide without
approval; it just happened. That's different from the problem that the then Planning
Board caused when the Lisa Lane subdivision was granted. The PB created the
subdivision and thiey inadvertently approved lots without sufficient frontage.
Chairman Wilcox closed the public hearing at 7:18.
PB RESOLUTIONS NO: 2010 -012: Preliminary and Final Subdivision Approval
Melen /Markowitz 2 -Lot Subdivision 18 & 19 Lisa Lane Tax Parcel No.'s 71 -1 -9.6 &
71 -1 -9.71
Motion by Rod Howe; seconded by Hollis Erb
PB Final 02 -02 -2010
EAS:
Page 3 of 12
1. (This is consideration of Preliminary and Final Subdivision Approval to legalize an
existing 2 -lot subdivision located at 18 & 19 Lisa Lane, Town of Ithaca Tax Parcel
No's. 71 -1 -9.6 & 71 -1 -9.71, Medium Density Residential Zone. The proposal
involves subdividing off a small triangular piece of property along the eastern
edge of 19 Lisa Lane and consolidating it with 18 Lisa Lane. The proposed
subdivision lines reflect the existing property boundaries, as the
subdivision /consolidation happened without receiving the necessary Town
subdivision approval. Rita A. Melen & Burton S. & Tamara L. Markowitz,
Owners /Applicants; and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in
an uncoordinated environmental review with respect to Subdivision Approval, has
on February 2, 2010, 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 Part II
prepared by the Town Planning staff; and
3. The Planning Board on February 2, 2010, has reviewed and accepted as
adequate a Short Environmental Assessment Form Part I, submitted by the
applicant, and Part II prepared by the Town Planning staff, survey maps of both
properties entitled "Survey Map For Mahendra & Nina Shah, Town of Ithaca,
County, of Tompkins, State of New York, Tax #71 -1 -9 ", prepared by George
Schlec fit, dated 1/9/85, and "Survey For Burton S. & Tamara L. Markowitz, Town
of Ithaca, County of Tompkins, State of New York, Tax #71- 1 -9.7 ", prepared by
C. rash ear, dated 4/26/79 and revised 5/14/79,and other application materials;
NOW THEREFORE BE IT RESOLVED:
1. That thel Planning Board hereby grants Preliminary and Final Subdivision
Approval for the proposed 2 -lot subdivision located at 18 & 19 Lisa Lane, Town
of Ithaca Tax Parcel No.'s 71 -1 -9.6 & 71 -1 -9.71, as shown on the map titled
"Survey Map For Mahendra & Nina Shah, Town of Ithaca, County of Tompkins,
State of New York, Tax #71 -1 -9 ", prepared by George Schlecht and dated
1/9/85, subject to the following condition:
a. submission for signing by the Chairman of the Planning Board of an
original or mylar copy of the most current plat and three dark -lined prints
prior to re- filing with the Tompkins County Clerk's Office, and submission
of a receipt of filing to the Town of Ithaca Planning Department.
A vote on the motion was as follows:
AYES: Wilcox, Conneman, Bosak, Baer, Talty, Howe, Erb
NAYS: None
The motion passed unanimously.
PB Final 02 -02 -2010
Page 4 of 12
AGENDA ITEM
SEQR and Public Hearing: Consideration of Preliminary and Final Site Plan
Approval for a small portion of the Cayuga Waterfront Trail Phase 4 located within
the Town of Ithaca on the Tompkins County Chamber of Commerce property,
located at 904 East Shore Drive, Town of Ithaca Tax Parcel No. 18. -2 -10, Planned
Development Zone No. 5. The project involves the construction of +/- 50 linear
feet of a spur of the trail to the Tompkins County Chamber of Commerce. The trail
will be a 12 -foot wide asphalt path with a 2 -foot graded shoulder on each side and
includes a boardwalk across a drainage swale. Tompkins County Chamber of
Commerce, Owner; City of Ithaca, Applicant; Tim Logue, City Transportation
Engineer, Agent.
Tim Logue (city engineer) and Jean McPheeters (Chamber of Commerce) discussed
the project and answered questions. The two -mile section of the trail called phase 3,
connects the Farmer's Market to the Chamber of Commerce, Youth Bureau, and
Visitor's Bureau. The project is ready to go out to bid. There's a short segment that they
would like .to connect from the main line of the trail to the Chamber of Commerce, which
otherwise ends on East Shore Drive.
The Board agreed to changes in the wording of items 11 (strike NYS DOT design and
review) and 12 (strike preliminary site plan approval) of the SEAR resolution.
PB RESOILUTION NO. 2010 -013: SEAR Preliminary and Final Site Plan Cayuga
Waterfront Trail Phase 3 — Chamber of Commerce 904 East Shore Drive Tax
Parcel No .� 18. -2 -10
Motion by Hollis Erb; seconded by Jon Bosak
WHEREAS
1. This action is consideration of Preliminary and Final Site Plan Approval for the
propolsed City of Ithaca Cayuga Waterfront Trail (Phase 3) connection to the
Tompkins County Chamber of Commerce located at 904 East Shore Drive, Town
of Ithaca Tax Parcel No. 18. -2 -10, Planned Development Zone No. 5. The
proposal involves the construction of an approximately 50 foot spur to connect
the main trail to the Chamber of Commerce site. The trail spur will be a 12 foot
wide asphalt path with a two foot graded shoulder on each side and will include a
wooden boardwalk across a drainage swale. Tompkins County Chamber of
Commerce, Owner; City of Ithaca, Applicant; Tim Logue, City Transportation
Engineer, Agent, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting
in an uncoordinated environmental review with respect to Site Plan Approval, and
3. The Planning Board, on February 2, 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, a narrative titled
"Cayuga (Waterfront Trail — Phase 3: Spur to Chamber of Commerce/Visitors'
Bureau" (dated November 18, 2009), Drawing Numbers PL -7, TS -1, and MD -4
(dated August 2009), Boundary and Topographic Map showing Cayuga
PB Final 02 -02 -2010 Page 5 of 12
Waterfront Trail Phase 3 — Path to Chamber of Commerce /Visitors' Bureau
(dated January 20, 2010), and other application materials, and
4. T , e Town Planning staff has recommended a negative determination of
environmental significance with respect to the proposed Site Plan Approval.
NOW THEREFORE BE IT RESOLVED:
That the I 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'I the motion was as follows:
AYES: Wilcox, Conneman, Bosak, Baer, Talty, Howe, Erb
NAYS: None
The motion passed unanimously.
Public Hearing
Chairman Wilcox opened the public hearing at 7:26 p.m.
Board Me i ber Erb asked whether trees would be disturbed and wondered about the
color of the sign.
Mr. Logue) responded that only one branch on one tree needs to be removed. Ms.
McPheeters said that the sign colors would be the same as those for the Cayuga
Waterfront Trail.
Joel Harlan, from Newfield spoke in favor of the trail.
Mr. Wilcox 'closed the public hearing at 7:30 p.m.
With minor'editing changes suggested by Board Member Bosak, the Board passed the
site plan resolution.
PB RESOLUTION NO. 2010 -014 Preliminary and Final Site Plan Cayuga
Waterfront Trail Phase 3 — Chamber of Commerce 904 East Shore Drive Tax
Parcel No. 18. -2 -10
Motion by Rod Howe; seconded by Hollis Erb
WHEREAS:
1. This action is consideration of Preliminary and Final Site Plan Approval for the
proposed City of Ithaca Cayuga Waterfront Trail (Phase 3) connection to the
Tompkins County Chamber of Commerce located at 904 East Shore Drive, Town
PB Final 02 -02 -2010 Page 6 of 12
of I Ithaca Tax Parcel No. 18. -2 -10, Planned Development Zone No. 5. The
proposal involves the construction of an approximately 50 foot spur to connect the
main trail to the Chamber of Commerce site. The trail spur will be a 12 foot wide
asphalt path with a two foot graded shoulder on each side and will include a
wooden boardwalk across a drainage swale. Tompkins County Chamber of
Commerce, Owner; City of Ithaca, Applicant; Tim Logue, City Transportation
Engineer, 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 the project has, on
February 2, 2010, 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 February 2, 2010, has reviewed
and accepted as adequate a narrative titled "Cayuga Waterfront Trail — Phase 3:
Spurt to Chamber of Commerce/Visitors' Bureau" (dated November 18, 2009),
Drawing Numbers PL -7, TS -1, and MD -4 (dated August 2009), Boundary and
Topographic Map showing Cayuga Waterfront Trail Phase 3 — Path to Chamber of
Commerce/Visitors' Bureau (dated January 20, 2010), and other application
materials:
NOW THEREFORE BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby waives certain requirements for
Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final
Site (Plan Checklists, having determined from the materials presented that such
waiver will result in neither a significant alteration of the purpose of site plan
control nor the policies enunciated or implied by the Town Board, and
2. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site
Plan Approval for the connection of the Cayuga Waterfront Trail (Phase 3) to the
Tompkins County Chamber of Commerce project as shown on and described in
the project narrative titled "Cayuga Waterfront Trail — Phase 3: Spur to Chamber
of Commerce /Visitors' Bureau" (dated November 18, 2009), Drawing Numbers
PL -7,I TS -1, and MD -4 (dated August 2009), Boundary and Topographic Map
showing Cayuga Waterfront Trail Phase 3 — Path to Chamber of
Commerce/Visitors' Bureau (dated January 20, 2010), and other application
materials, subject to the following condition:
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.
A vote on the, motion was as follows:
AYES: Wilcox, Conneman, Bosak, Baer, Talty, Howe, Erb
NAYS: None l
PB Final 02 -02 -2010
The motion passed unanimously.
Page 7 of 12
AGENDA ITEM
Consideration of a modified Sketch Plan for the proposed Cleveland Estates 16-
Lot Subdivision located at 1044 Danby Road (NYS Route 96B), Town of Ithaca Tax
Parcel Nos. 39. -1 -9.3 and 39. -1 -11.1, High Density Residential Zone. The proposal
involvesl constructing a new road to allow the subdivision of +/- 5.4 acres into 13
new building lots, one new lot containing the existing residence at 1044 Danby
Road, and two lots for open space and stormwater facilities. Birds -Eye View
Properties, LLC, Owner; Travis & Kathy Cleveland, Applicants.
Attorney I Brock wanted it stated in the record that the owner of Birds -Eye View
Properties provides cleaning services at her house and home office.
Travis Cleveland, owner, gave an overview of the project and answered questions. He
stated that since he last met with the Board, he followed the Board's recommendations
in making) changes to the outlay of the plan; these changes include the road being
moved across from the Circle Apartments road and creating some open space and a
walkway /bike path for pedestrians. The retention pond for stormwater was not on the
earlier drawing and neither was the fire hydrant. He also made a space available for an
extension of the road for future use, if needed, to connect to King Road.
Board Member Erb wanted to make sure the Town could get to the retention pond.
Mr. Cleveland stated that the retention pond lot and the two 15 -foot strips of land will all
be combined into one lot to provide road frontage.
Kristin Ta Y ll r noted that the Town requires a 20 -foot wide minimum easement around
i q
the stormwater facilities. The owner will be required to sign an Operation and
Maintenance Agreement with the Town. The Town will not grant approval without the
agreement and easement.
Discussion ensued regarding conditions under which the Town would need access to
private property to maintain the pond. This would only be done as a last resort if the
property owner was not properly maintaining it. Mr. Cleveland agreed to correct the
easement by shifting lots over.
There was some discussion regarding Mr. Marx's letter; the Board decided it regarded
property the applicant does not own.
The Board expressed appreciation for the changes and agreed that they made it a
much better plan.
The homeowner's association will be responsible for maintenance of the road and
stormwater facility. The applicant stated that he plans on maintaining them himself until
lots are sold. Mr. Kanter suggested he have the homeowner's association paperwork in
hand before the first lot is sold.
AGENDA ITE
PB Final 02 -02 -2010
Page 8 of 12
Consideration of a Sketch Plan for the proposed modifications to the Holly Creek
Townhome development located on Holly Creek Lane (off King Road West), Town
of Ithaca Tax Parcel No.'s 37. -1 -17 and 37. -1- 17.17, Multiple Residence Zone. The
proposed involves modifying the approved plan to change the design and siting
of the buildings and increasing the number of units from 20 to 22 units in six
buildings. The units would be sold to moderate income buyers as part of the
Ithaca Neighborhood Housing Services Community Housing Trust program. Holly
Creek Townhomes, LLC, Owner; Ithaca Neighborhood Housing Services,
Applicant.
Paul Mazzarella, executive director of INHS, Noah Demarest, Trowbridge and Wolf,
Scott Reynolds, director of construction services for INHS, and Claudia Brenner,
architect for the project, were present.
Mr. Mazzarella noted that this is an approved subdivision and an approved site plan;
road and (drainage facilities have been built. What they're looking for today are
modifications to a portion of the approved plan; they have an option to buy half the land
around the cul -de -sac (the portion that is zoned to allow multi - family townhomes).
They're proposing modifications to the approved plan, which allows for 20 rental units.
They're proposing 22 units in a different configuration. Their plans for the land are
different: thffI Yre proposing the units will be sold to low- or moderate - income home
buyers under a condominium plan. Their program involves the community housing trust
model, in which the units would be perpetually affordable to future generations of low
income buyers through the use of some restrictions and agreements they have with
each buyer. They're looking for a population earning 65 % -80% of median income, which
is $71,300 for a family of 4. The turnover in their units closely tracks the national
average of 7lyears.
Mr. Demarest gave a presentation on the approved plan from 2003, and how the new
plan has diverged from that. The development is at the intersection of King and Danby
roads on the ITCAT route with several stops throughout the day and weekend service.
The units all used to face the street with attached garages, large gravel drives at the
front, and min, imal landscaping. There was a walking path that looped all around the
property, small back yards, no patios, and a play area remotely located in the southeast
corner. There was a 15 -foot easement established in 2003 through neighboring
commercial property (Country Inn) to provide access to Danby Road. They propose 22
townhouse unfits, 4 waste recycling pavilions, 4 storage sheds for tenants, and 30
parking spaces arranged in a landscaped parking port (not oriented toward the street) to
create shared space for the units. In trying to create private back yards and patios, they
changed from I a looped trail around the outside to internally connected walkways.
They're proposing an enhanced landscape buffer. The style and character of the homes
are similar to INHS units downtown. The storage sheds proposed are 16'x16' and
similar in character and style to the houses. The units will be LEED Gold or Platinum
certified.
The Board agreed it is a better, greener design. They expressed appreciation for the
affordability, for (using the housing trust model, and for building where there is existing
infrastructure and bus service.
The Board expressed concerns with the following areas:
PB Final 02 -02 -2010
Page 9 of 12
• Assigning parking spots and storage.
• Playground area: all but Mr. Bosak agreed that a play structure is needed.
• Road access, possible sidewalk, crossing Route 96 to reach the bus stop
• Bus shelter: working with TCAT to subsidize a shelter in front of Sam Peter
• Covered parking lot
• Garbage: will the owners have to pull garbage cans to a curb in the cul -de -sac?
(Answer: Yes, they had planned on garbage cans, not dumpsters.)
INHS envisions this as a condominium with a homeowner's association. INNS will be
involved in this project forever and will play a major role in organizing the homeowner's
association and making sure that things like maintaining walkways and clearing snow
get done.
Mr. Bates noted that the fire department does not have as good access to the buildings
as with the) old layout. According to sprinkler code, the storage buildings would need
them. He asked whether the buildings would have sprinklers or fire separations. The
applicant answered that they would use fire separations.
INHS is proposing to build in two phases: the first phase will start in the spring of 2011;
the second following a year later. They don't want the risk of building 22 units and trying
to sell them all at once.
Ms. Taylor noted that there are trees right on top of sewer /water mains or services; they
must be at least 10 feet away from sewer or water. INHS also will need to show how
they plan to bring the utilities into the buildings under the new plan.
Mr. Demarest' asked whether play structures are considered permanent foundations
which need tolbe built inside the setbacks. Mr. Bates responded that they are not.
AGENDA ITEM
Possible Planning Study on West Hill
Chairman Wilcox introduced the topic by noting that some board members wanted to
take it upon themselves to meet and formulate a recommendation to the Town Board
that addresses) some issues they thought were relevant. Board members Bosak,
Conneman, and Baer came up with a proposed resolution for the Planning Board to
consider. The draft was emailed to other Board members, planning staff, and the
attorney, and comments received back from some people only today.
Mr. Bosak statedlthat given the extent of the suggested changes, there won't be time to
redraft the resolution tonight. Speaking for himself, Mr. Bosak said that the Planning
Board is considering specific proposals for West Hill development without a context in
the sense of a detailed plan for West Hill to plug them into. He, Mr. Conneman, and Ms.
Baer thought it a 1 9 ood idea for the Town to engage in a study of West Hill development
that would answer some questions. He would like to see a very concrete plan, but it
could be a specific plan or a study of the effect of development on services.
PB Final 02 -02 -2010
Page 10 of 12
The Board decided it would be hard to engage in a complete discussion with regards to
the drafted resolution until they get all the suggestions and opinions in front of them in
hard coay.
Board Member Erb noted that she's been trying to get to some of the issues in the
Comp Plan revision and feels that that's an appropriate location. She believes the Comp
Plan Committee has to address some of these suggestions in order to do their job.
Mr. Wilcox stated that the Planning Board has a job to do and a set of rules and
regulations to operate under, which may not be perfect or may not be what the Board
wants, and that although the Board would like to know what the Comp Plan will say for
development on West Hill, it is not relevant. What is relevant is what zoning is today and
what the Comp Plan says today. He would like to give a recommendation to the Town
Board that says, in essence, if you do this, it will make the Town better.
Board Member Bosak noted his objection to statements received from Mr. Kanter and
Attorney Brock, specifically to their response to the statement in the resolution that
"without a coordinated plan for mitigation for West Hill, development may result in
unacceptable cumulative environmental impacts to traffic, emergency services,
drainage, viiew sheds and the character of West Hill neighborhoods." Mr. Kanter's
response was that it is not accurate to say this has been established. Ms. Brock
concurred by saying that the PB has not made this determination in connection with any
projects andlit's premature to state this now. Mr. Bosak countered that based on the
figures provided by Holochuck, it is a fact that the Holochuck project alone will increase
traffic in the area of the hospital by more than it has increased over the last 15 years of
growth. The Holochuck representatives have stipulated for the record that that's a fact.
This increase in traffic does not include Carrowmoor, the buildout of the Biggs property,
or the Cornell property. So saying West Hill development may result in unacceptable
cumulative impacts seems like an understatement to Mr. Bosak.
Mr. Bosak wanted to discuss what the Planning Board should ask the Town Board to
do. The Supervisor has stated his support of nodal development in the Town, including
West Hill, saying that nodal development will allow mitigation measures to be
developed. Mr.l Bosak called this putting the cart before the horse, and said that
development doesn't allow mitigation measures; mitigation measures allow
development. He said that in order for the PB to do their jobs in approving particular
developments, they need to know how the Town Board intends for all this development
to be mitigated l,-- at a minimum, the location of the housing and roads they have in
mind. Mr. Bosak offered as an example the public input session for the Route 96
Corridor Study, where attendees were shown a very specific conceptual plan of what
that node would look like, with specific buildings in specific locations and specific roads.
The presenters specified the traffic results if such a plan were implemented. Mr. Bosak
thought such a plan for West Hill would benefit both the Planning Board the developers.
He doesn't think the Board can wait for the Comp Plan for this level of detail — even if
the Comp Plan specified things at this level, which he said it doesn't.
Board Member Erb noted that she agrees with many of Mr. Bosak's statements, but
disagrees with the cart- before - the -horse statement because certain development
decisions do allow mitigation, and the role of the PB is to require mitigations. She
agrees that the Board needs to look at cumulative impacts, but that there's always going
PB Final 02 -02 -2010
Page 11 of 12
to be some uncertainty, and that as a PB member, she has to accept the responsibility
to do the best she can with an uncertain future: she can influence the future by her
current decisions, but cannot make her current decisions with perfect foresight.
Mr. Bosak agreed, and said that he is not against West Hill development, but can't tell if
any one I development is sufficiently mitigated without a larger context of all the
development that's supposed to be going on there. The Town is asking developers to
guess where they fit into the plan without letting them to know what the plan is.
Chairman Wilcox noted that he thinks the Planning Board has lots to work with: all the
codes and regulations (zoning, signage, stormwater management, site plan,
subdivision) that govern what the they can and cannot do. It's imperfect but sufficient.
Mr. Bosak 'countered that if the PB just takes that viewpoint, with perfect diligence,
they'll be planning a train wreck. The development being talked about isn't nodal
development, it's just a development. He does not believe that if you simply allow these
things to happen, commercial space will appear by magic.
Mr. Wilcox noted that a node can appear only if the elected officials enact the required
the zoning.
Mr. Bosak stated that he would be satisfied if someone made a special zoning plan as
has been done in the past (Carrowmoor). That's one way of approaching it. He pointed
out that there's more than zoning, there's also SEAR — mitigating significant impacts.
He wouldn't have a problem recommending the Comp Plan address the issue to that
level of detail as long as it can be done quickly enough to be operative for upcoming
projects.
Board Member) Erb noted that she has suggested to the Comp Plan Committee that
they start meeting twice a month.
Mr. Kanter noted that the Planning staff probably could do the type of analysis Mr.
Bosak is talking )about, but could not do that plus keep working on the Comp Plan. He
stated that the Comp Plan will go past the end of this year in terms of getting real
details, but that the Board will have to make decisions on some of the projects before
getting to that point.
Mr. Bosak asked '�v hether they could prioritize the work to create a draft plan for West
Hill in front of the rest of the process in order to provide some guidance.
Mr. Kanter responded that the committee has already started these discussions, of
having a second meeting or even a subcommittee to discuss growth and development
in the Town, wher0t should occur, how much should occur, etc.
Attorney Brock cautioned that a draft plan without public scrutiny or Town Board
scrutiny is not the will of the Town Board and would not supersede current zoning and
the current Comp Plan.
Board Member Baer lwould want to know that there's a level of infrastructure to support
the plan that's coming.
PB Final 02 -02 -2010
Page 12 of 12
Board Member Talty described what the Board is looking for as macro plan for West Hill
that residents can agree to and that developers can look to. The Planning Board is
making decisions on a micro level right now that eventually will be a macro.
Mr. Bosak asked Mr. Kanter for a recommendation on what the PB should request from
the Town Board. Mr. Kanter suggested that the Board direct as clear a message
possible toy both the TB and Comp Plan Committee, in the context of a request about
how the Comp Plan update is developed. When asked about the status of the City's
Comp Plan, Mr. Kanter mentioned that there has been a discussion about holding a
joint meeting of both the City and Town Comp Plan committees.
AGENDA ITEM
Other Business
The Board discussed whether there would be enough business to warrant holding the
meeting of February 22nd. After consultation with Mr. Kanter, they decided there would
not. Chairperson Wilcox moved and Board Member Bosak seconded canceling the
Planning Board meeting of February 22nd with appropriate notice to the public.
Chairperson Wilcox called for a vote — the motion passed unanimously.
Committee Reports
Com Plan Committee: Board Member Erb reported that they had a very productive Ag
Protection subcommittee meeting today.
Code & Ordinanlces Committee: Board Member Wilcox reported p d that they spent the last
meeting on stream protection.
Mr. Wilcox notO that there is an open position on the Planning Board; he is aware of
one applicant.
Mr. Kanter noted that there are two.
Adjournment
Upon motion, Chairperson Wilcox adjourned the February 2, 2010 Planning Board
meeting at 9:30 p.m.
Respectfully subm
Debra DeAugistine
First Deputy Town C
TOWN OF ITHACA PLANNING BOARD
215 North Tioga Street
Ithaca, New York 14850
Tuesday, February 2, 2010
AGENDA
7:00 P.M. Persons 'to be heard (no more than five minutes).
7:05 P.M. SEQR Determination: Melen / Markowitz 2 -Lot Subdivision, 18 & 19 Lisa Lane.
7:05 P.M. PUBLICMEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot
subdivision located at 18 and 19 Lisa Lane, Town of Ithaca Tax Parcel No.'s 71 -1 -9.6 and 71 -1 -9.71, Medium
Density Residential Zone. The proposal involves subdividing off a small triangular piece of property along the
eastern edge of 19 Lisa Lane to be consolidated with 18 Lisa Lane. The proposed subdivision lines reflect the
existing property boundaries, as this subdivision never received Town subdivision approval when it was
originally modified. Rita A. Melen and Burton S. & Tamara L. Markowitz, Owners /Applicants.
7:15 P.M. SEQR
Cayuga Waterfront Trail to Chamber of Commerce — Phase 3, 904 East Shore Drive.
7:15 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for a small portion of the
Cayuga Waterfront Trail Phase 3 located within the Town of Ithaca on the Tompkins County Chamber of
Commerce property, located at 904 East Shore Drive, Town of Ithaca Tax Parcel No. 18 -2 -10, Planned
Development Zone No. 5. The project involves the construction of +/- 50 linear feet of a spur of the trail to the
Tompkins County Chamber of Commerce. The trail will be a 12 foot wide asphalt path with a 2 -foot graded
shoulder on each side and includes a boardwalk across a drainage swale. Tompkins County Chamber of
Commerce, Owner; City of Ithaca, Applicant; Tim Logue, City Transportation Engineer, Agent.
7:30 P.M. Consideration of a modified Sketch Plan for the proposed Cleveland Estates 16 -Lot Subdivision located at 1044
Danby Road (NYS Route 96B), Town of Ithaca Tax Parcel No.'s 39 -1 -9.3 and 39 -1 -11.1, High Density
Residential Zone. The proposal involves constructing a new road to allow the subdivision of +/- 5.4 acres into
13 new building lots, one new lot containing the existing residence at 1044 Danby Road, and two lots for open
space and stormwater facilities. Birds -Eye View Properties, LLC, Owner; Travis & Kathy Cleveland,
Applicants. I
7:45 P.M. Consideration of at Sketch Plan for the proposed modifications to the Holly Creek Townhome development
located on Holly Creek Lane (off King Road West), Town of Ithaca Tax Parcel No.'s 37 -1 -17.16 and 37 -1-
17.17, Multiple Residence Zone. The proposal involves modifying the approved plan to change the design and
siting of the buildings and increasing the number of units from 20 to 22 units in six buildings. The units would
be sold to moderatelincome buyers as part of the Ithaca Neighborhood Housing Services Community Housing
Trust program. Holly Creek Townhomes, LLC, Owner; Ithaca Neighborhood Housing Services, Applicant.
8. Discussion regarding�possible planning study for growth on West Hill.
9. Approval of Minutes:IJanuary 5, 2010 and January 19, 2010.
10. Other Business:
11. 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, February 2, 2010
By direction of the 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, February 2, 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 Subdivision Approval for the proposed 2 -lot subdivision
located at 18 and 19 Lisa Lane, Town of Ithaca Tax Parcel No.'s 71 -1 -9.6 and 71 -1 -9.71,
Medium Density Residential Zone. The proposal involves subdividing off a small triangular
piece of property along the eastern edge of 19 Lisa Lane to be consolidated with 18 Lisa Lane.
Thelproposed subdivision lines reflect the existing property boundaries, as this subdivision
never received Town subdivision approval when it was originally modified. Rita A. Melen and
Burton S. & Tamara L. Markowitz, Owners/Applicants.
7:15 P.M. Consideration of Preliminary and Final Site Plan Approval for a small portion of the Cayuga
Waterfront Trail Phase 3 located within the Town of Ithaca on the Tompkins County Chamber
of Commerce property, located at 904 East Shore Drive, Town of Ithaca Tax Parcel No. 18 -2-
10, Planned Development Zone No. 5. The project involves the construction of +/- 50 linear
feet of a spur of the trail to the Tompkins County Chamber of Commerce. The trail will be a 12
foot wide asphalt path with a 2 -foot graded shoulder on each side and includes a boardwalk
across al drainage Swale. Tompkins County Chamber of Commerce, Owner; City of Ithaca,
Applicant; Tim Logue, City Transportation Engineer, 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 25, 20110
Publish: Wednesday, January 27, 2010
may,'
Wed esda Manua 2 +7 2010 j THE ITHgC«�q 10 RNAL� j
TOWN OF ITHACA
PLANNING BOARD
SIGN -IN SHEET
DATE: February 2, 2010
(PLEASE PRINT TO ENSURE ACCURACY IN OFFICIAL MINUTES)
PLEASE P(RMT NAME PLEASE PRINTADDRESS /AFFILIATION
ti
_I :9kTTAlV'lkAl_j- WAY
C/ 011CCA,
i 3 ✓� K
0
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.
0
Location of Sign Board used for Posting: Town Clerk Sign Board — 215 North Tioga Street.
Date of Posting: January 25, 2010
Date of Publication: January 27, 2010
Sandra Polce, Senior Typist
Town of Ithaca
STATE OF NEW YORK) SS:
COUNTY OF TOMPKINS)
2Z2
Sworn to and subscribed before me this —)-7h day of January 2010.
aa'�' -� L'.
•�v�cuy a uvitl
CONNIE F. CLARK
Notary Public, State of New York
No. 01 CI-6052878I
Qualified in Tompkins County
Commission Expires December 26, 20 /L
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