HomeMy WebLinkAboutPB Minutes 2010-06-01FILE AAP
TOWN OF ITHACA PLANNING BOARD MEETING DATE
Tuesday, June 1, 2010
215 N. Tioga Street, Ithaca, NY 14850
Board Members Present: Chairman: Fred Wilcox; Members: Rod Howe, George Conneman,
Jon Bosak, John Beach, and Ellen Baer (alternate).
Staff Present'- Bruce Bates, Director of Code Enforcement; Susan Brock, Attorney for the
Town; Creig Present-6, Engineer; Jonathan Kanter, Director of Planning; Susan Ritter, Planner;
Christine Balestra, Planner; Mike Smith, Planner; Debra DeAugistine, Deputy Town Clerk
Call to Order
Chairman Wilcox declared the meeting duly opened at 7:04 p.m. and accepted the secretary's
posting of the two public hearings on the agenda. He also welcomed the new board member,
John Beach.
Persons to be
No one came forward to address the board.
Public Hearing': Consideration of a recommendation to the Zoning Board of Appeals regarding
a modification to a sign variance for the St. Catherine of Siena Church sign located at the
intersection of Hanshaw Road and Blackstone Avenue, Town of Ithaca Tax Parcel No. 71 -1 -10,
Medium Density Residential Zone. The proposal is to add two solar lights on top of the existing
sign. St. Catherine of Siena Church, Owner /Applicant; Gary Bucci, Agent.
Gary Bucci stated that the church's sign is located on the corner of Hanshaw and Blackstone,
whereas the ch l rch is located a quarter mile back on St. Catherine's Circle. From November
through March after 4 p.m. when it gets dark, it is very difficult to see the entrance to St.
Catherine's. There. area_ lot. of organizations that_ meet at_ the_ church_ and. many events held
there. Mr. Bucci tlescribed the lights and their placement.
Mr. Wilcox opened the public hearing at 7:06 p.m.
Mark Messing, 110 Blackstone Ave, stated that he finds the plan to light the sign objectionable.
He thinks we areloverlighting the night. If there is no reason to light a sign at a particular time or
event, he would caution against lighting it. He does not see any justification to undo the variance
that prohibited lighting the sign in the first place. He could find no statement in the
manufacturer's data sheets on the square footage of the panels that would be required and no
solar analysis to see if this is a suitable site for a solar collector. He stated that it has gone from
a sign, to a bigger sign, to an illuminated sign, to a solar collector that might be as big as the
sign. If it's on at gall times, he would find it objectionable. If it's on for a purpose, it should be
switched off afterwards. He stated that the church is a very prominent architectural structure and
is very visible. It is the only non residential structure between Community Corners and
Ludgate's. He thin, ks the argument that people can't find the church at night is a weak one: it
can't be mistaken for any other structure; it's hard to miss — even at night.
Hearing no other comments, Mr. Wilcox closed the public hearing at 7:19 p.m.
Discussion ensued regarding leaving the sign illuminated all night or switching it off after events.
Illuminating the sign would be compliant with the Town lighting law (not visible above the
horizontal plane). �
PB 06 -01 -2010
Page 2 of 11
Mr. Bosak doubts that the angle of the light will illuminate the sign.
The board decided to specify that the lamps on the solar light fixtures be turned off within 60
minutes after the end of events.
PB RESOLU LION 2010 -043: Recommendation to the Zoning Board of Appeals
Sign Variance, St. Catherine of Siena Church, 302 St. Catherine Circle, Town of Ithaca
Tax Parcel No. 71 -1 -10
Moved by Geo',rge Conneman; seconded by John Beach
WHEREAS:
1. This action lis consideration of a Recommendation to the Zoning Board of Appeals regarding
a modification to a sign variance for the St. Catherine of Siena Church sign, located at the
intersection of Hanshaw Road and Blackstone Avenue, 302 St. Catherine Circle, Town of
Ithaca Tax Parcel No. 71 -1 -10, Medium Density Residential Zone. The proposal is to add
two solar lights on top of the existing sign. St. Catherine of Siena Church, Owner /Applicant;
Gary Bucci,� Agent; and
2. On September 5, 2006, the Planning Board, acting as the Sign Review Board,
recommended to the Zoning Board of Appeals that a sign variance be granted to allow
replacement of an existing 24 square foot sign with a two -sided 32 square foot sign, subject
to the condition that the sign not be illuminated; and
3. On September 18, 2006, the Zoning Board of Appeals granted the variance permitting the
replacement) of the existing sign, conditioned upon the Planning Board's 9/5/06 resolution
conditions, including the condition that prohibited illumination of the sign; and
4. In October 2006, the Town Board adopted a new Outdoor Lighting Law that standardized
how outdoor Isigns.could be. illuminated; permitting. only internally-lit or top- mounted lighting
fixtures for signs, as long as such fixtures complied with the new law's shielding
requirements,; and
5. The Planning' Board, at a Public Hearing held on June 1, 2010, has reviewed and accepted
as adequate, la drawing illustrating where the solar light fixtures will be mounted to the sign
posts (date stamped May 7, 2010) and other application materials;
NOW THEREFORE BE IT RESOLVED:
1. That the Towr of Ithaca Planning Board, acting as the Sign Review Board, recommends to
the Zoning Board of Appeals that the request for the modification of the sign variance to
allow two solar lights to be mounted on the top of the existing sign for the St. Catherine of
Siena Church,, be approved, subject to the following conditions:
a. granting by the Zoning Board of Appeals of a modification of the sign variance; and
b. submission) of a revised drawing to the ZBA indicating the location of the solar
panel /collectors; and
c. that the adjustable solar light fixtures be maintained continually in a downward tilted
position and are aimed directly on the sign and/or the ground such that they do not
PB 06 -01 -2010
Page 3 of 11
produce glare or create any light trespass (shining of light beyond the boundaries of the
property on which they are located); and
d. that the lamps on the solar light fixtures be turned off within 60 minutes after the end of
events, at the church and parish center.
A vote on the imotion was as follows:
AYES: Wilcox; Conneman, Beach, Bosak, Baer, Howe
NAYS: None
The motion was declared to be unanimous.
SEAR: East Hill Plaza Subway Restaurant, 325 Pine Tree Road
Mr. Hamilton stated that the M &T Bank is leaving in early July and they would like to put in a
Subway. They (plan to put the sign in the same location as the M &T sign, but they will meet
whatever sign requirements are necessary.
PB RESOLUTION 2010 -044: SEOR, Preliminary and Final Site Plan, East Hill Plaza -
Conversion of (Space, Tax Parcel No. 62 -2 -1.121
Moved by Rod Howe; seconded by Jon Bosak
WHEREAS:
1. This action is consideration of Preliminary and Final Site Plan Approval for the proposed
conversion of use from the former M & T Bank in the East Hill Plaza to Subway Restaurant,
located at 325 Pine Tree Road, Town of Ithaca Tax Parcel No. 62 -2- 1.121, Community
Commercial. Zone. The project involves- interior modifications -to -a +/ -1,600 square foot
space to accommodate the Subway Restaurant, with seating for approximately 32 people.
Cornell University Real Estate Department, Owner; Laurie Mikels, Subway Development of
CNY, Applicant; Scott Hamilton, Agent, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting as lead
agency in thel environmental review with respect to Site Plan Approval, and
3. The Planning (Board, on June 1, 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 of the proposal, a drawing titled "East Hill
Plaza, Location Map" (sheet S -1), prepared by T.G. Miller, P.C. and date stamped October
5, 2009, a flooir plan titled "Store Concept' prepared by Phill Delguidice and dated May 11,
2010, and other application materials, and
4. The Town PlO ning staff has recommended a negative determination of environmental
significance with respect to the proposed Site Plan Approval;
NOW THEREFORE BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of
environmental significance in accordance with Article 8 of the Environmental Conservation Law
and 6 NYCRR Part, 617 New York State Environmental Quality Review for the above referenced
PB 06 -01 -2010
Page 4 of 11
actions as proposed, based on the information in the EAF Part I and for the reasons set forth in
the EAF Part il, and, therefore, a Draft Environmental Impact Statement will not be required.
A vote on thelmotion was as follows:
AYES: Wilcox! Conneman, Beach, Bosak, Baer, Howe
NAYS: None
The motion was declared to be unanimous.
Public Hearing: Consideration of Preliminary and Final Site Plan Approval for the proposed
conversion of the former "M & T Bank" space in the East Hill Plaza to a Subway Restaurant,
located at 325 Pine Tree Road, Town of Ithaca Tax Parcel No. 62 -2- 1.121, Community
Commercial Zone. The project involves interior modifications to +/- 1,600 square foot space to
accommodate the Subway Restaurant, with seating for approximately 32. Cornell University
Real Estate Department, Owner; Laurie Mikels, Subway Development of CNY, Agent.
Mr. Wilcox opened the public hearing at 7:43 p.m.
Joel Harlan, Newfield, stated that there's already lots of light pollution, so why worry about a
little sign.
Mr. Wilcox closed the public hearing at 7:47 p.m.
Ms. Balestra co'� mented for the record that the address shown on the Store Concept floor plan
is 341 Pine Tree, Road, but it should be 325.
PB RESOLUTION 2010 -045: Preliminary and Final Site Plan, East Hill Plaza - Conversion
of Space, Tax Parcel No. 62 -2 -1.121
Moved by Ellen Baer; seconded by John Beach
WHEREAS:
1. This action is Onsideration of Preliminary and Final Site Plan Approval for the proposed
conversion of use from the former M & T Bank in the East Hill Plaza to Subway Restaurant,
located at 325 Pine Tree Road, Town of Ithaca Tax Parcel No. 62 -2- 1.121, Community
Commercial Zone. The project involves interior modifications to a +/ -1,600 square foot
space to accommodate the Subway Restaurant, with seating for approximately 32 people.
Cornell Unive �sity Real Estate Department, Owner; Laurie Mikels, Subway Development of
CNY, Applicant; Scott Hamilton, Agent, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead
agency in the environmental review with respect to the project has, on June 1, 2010, made a
negative determination of environmental significance, after having reviewed and accepted
as adequate a*ort 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 June 1, 2010, has reviewed and accepted
as adequate a narrative of the proposal, a drawing titled "East Hill Plaza, Location Map"
(sheet S -1), prepared by T.G. Miller, P.C. and date stamped October 5, 2009, a floor plan
PB 06 -01 -2010
Page 5 of 11
titled "Sto're Concept' prepared by Phil[ Delguidice and dated May 11, 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 Final Site Plan Checklist, 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 conversion of the former M & T Bank space to a Subway
Restaurant, as shown on the drawings titled "East Hill Plaza, Location Map" (sheet S -1),
prepared by T.G. Miller, P.C. and date stamped October 5, 2009, a floor plan titled "Store
Concept" prepared by Phill Delguidice and dated May 11, 2010, subject to the following
conditions:
a. That the applicant obtains a sign permit for the proposed sign and a building permit for
the proposed conversion of space.
b. The ATM, light illuminating the ATM, and night depository will be removed, and the
facade repaired before issuance of any certificate of occupancy.
A vote on the motion was as follows:
AYES: Wilcox, i onneman, Beach, Bosak, Baer, Howe
NAYS: None
The motion wasideclared to be unanimous.
AGENDA ITEM J -
CONTINUATION OF PUBLIC HEARING: Continuation of consideration of Preliminary
Subdivision Approval for the proposed 15 -lot subdivision located off King Road East (between
132 and 134 King Road East), Town of Ithaca Tax Parcel No.'s 43 -1 -3.22, 43 -1 -3.32 and 43 -1-
3.4, Low Density Residential, Medium Density Residential and Conservation Zones. The
proposal involves creating 11 residential lots on two new roads and a +/- 1.6 acre lot reserved
for a Town park, with the remaining lands being reserved for potential future development. The
project will also include new storm water facilities, a walkway along one of the newly proposed
roads leading to the park, and a landscaped area adjacent to the entrance road at King Road
East. Evan N. Monkemeyer, Owner /Applicant; Lawrence P. Fabbroni, Agent.
Mr. Wilcox reopened the public hearing at 7:55 p.m.
Mr. Fabbroni provided two handouts showing the initial park location, the paved
walkway /bikeway,) access road, and other roads. The park has been moved to the east,
maintaining the hedgerow and many large- diameter mature trees. He also responded to
questions from a memo written by Mr. Kanter. They plan to dedicate the walkway /bikeway to the
Town and have the Town maintain it from E. King Road to the park. They would be happy to
give just an access easement rather than create a gravel road that needs to be maintained at
this time. In time it�could become a road.
There was discussion regarding the maintenance of the landscaped area where the sign for the
subdivision would tie installed. The Town owns the land, but Mr. Monkemeyer plans to maintain
PB 06 -01 -2010
Page 6 of 11
it. If in the future, no one from the subdivision steps up to maintain the area, the Town will most
likely let it revert to lawn. Since the Town owns the land, it was decided that a license would be
drawn up to allow Mr. Monkemeyer to maintain the area.
The stormwat'er system was discussed, particularly the swales on individual lots, which will be
maintained bv, the homeowners.
Mr. Wilcox closed the public hearing at 8:30 p.m.
Mr. Kanter would like to see an embellishment of the concept of the future park, in particular,
possible areas of future park addition, before final approval, but noted that Mr. Fabbroni's
handouts are enough to move ahead with the resolution tonight.
Mr. Fabbroni rioted that they do not know what at least half of the rest of the property will look
like in the future, especially the northeast part of the property and the land adjacent to College
Circle. Discussions have been held with Ithaca College regarding their possible interest in that
property, but there is no plan.
PB RESOLUTION No. 2010 -046: Preliminary Subdivision Approval„ Ithaca Estates
Subdivision — Phase III, King Road East, Tax Parcel No's. 43-1-3.22,43-1-3.32 and 43 -1 -3.4
Moved by Rod
WHEREAS:
1. This action i
subdivision I
Ithaca Tax F
Medium Der
residential k
remaining. la
include new
to the park,
N. Monkemf
; seconded by George Conneman
consideration of Preliminary Subdivision Approval for the proposed 15 -lot
cated off King Road East (between 132 and 134 King Road East), Town of
rcel No.'s 43 -1 -3.22, 43 -1 -3.32 and 43- 1 -3.4, Low Density Residential,
ity Residential and Conservation Zones. The proposal involves creating 11
on two new roads and a +/- 1.6 acre lot reserved for a Town park, with the
ds- being reserved for potential- future development.- The- project will also-
torm water facilities, a walkway along one of the newly proposed roads leading
id a landscaped area adjacent to the entrance road at King Road East. Evan
,er, Owner /Applicant; Lawrence P. Fabbroni, 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 Subdivision Approval, has on May 4,
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, at a Public Hearing held on May 4, 2010, and continued on June 1,
2010, has reviewed and accepted as adequate the following subdivision plan sheets titled
"Ithaca Estates III," prepared by Lawrence P. Fabbroni, P.E., LS, all dated 03- 06 -10:
"Subdivision Oat ", "Highway, Storm Sewer, Sewer, & Water Profiles ", "Grading Plan ",
"Standard Water Main Details Town of Ithaca ", Standard Sewer Details Town of Ithaca ",
"Standard Stop Sewer Details Town of Ithaca ", and "Survey Map, R.O.W. & Drainage
Easement"; "Survey Map Ithaca Estates Phase III Park Deed & Park Access Easement ",
prepared by Lawrence P. Fabbroni, P.E., L.S., dated 4- 02 -10; Sheet 4 Ithaca Estates Phase
III — "Erosion &I, Sediment Control Details ", prepared by L.J.R. Engineering, P.C., dated June
23, 2004; subdivision information packet attached to a cover letter from Lawrence P.
Fabbroni, P.E.,IL.S., dated March 31, 2010; Drainage Report for Ithaca Estates Phase III,
prepared by LJR Engineering, P.C., date stamped April 1, 2010; "Survey Map Ithaca Estates
PB 06 -01 -2010
Page 7 of 11
Phase III Park Deed & Park Access Easement," prepared by L. Fabbroni, revised 5 -31-
2010; and drawing prepared by L. Fabbroni, dated 5/31/2010 showing the proposed
development and other Monkemeyer lands; and other application materials;
NOW, THEREFORE, BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby finds that there is a need for a park or parks
suitably located for playground or other recreational purposes in conjunction with the
proposed subdivision, pursuant to Section 277 of Town Law and Section 234 -22 of the
Town of ItH,,aca Code, based upon the following:
a. the creation of eleven residential lots may result in up to 22 dwelling units, assuming the
possibility of two units per lot, and
b. 22 dwelling units could result in +/- 50 residents, assuming an average of 2.3 persons
per household, as documented in the 2000 U.S. Census, and
c. there cu e currently no existing public parks or recreational areas near the proposed
subdivision to serve the recreational needs of the potential residents, the closest such
park bei nl� g located approximately 0.83 miles from the proposed subdivision (farther by
actual routes accessing said park), and
d. the Sout I Hill area of the Town of Ithaca grew in population by 9.8% between 1990 and
2000 according to the 2000 U.S. Census (5,654 in 1990; 6,210 in 2000), and
e. the "Towl of Ithaca Park, Recreation and Open Space Plan" (Dec. 1997) recommends
the assemblage of at least 10 acres for a community park to be located on South Hill in
the vicinity of the proposed subdivision, and
2. That the Planning Board further finds that suitable lands exist on the tax parcels that are the
subject of and adjacent to this proposed subdivision -(Tax- Parcel No's. 43 -1 -3.22, 43 -1 -3.32
and 43 -1 -3.4)1, all owned by the applicant, and that there are sufficient areas with
appropriate topography on the parcels in question that would be feasible for recreational
use, and I
3. The applicant has proposed to set aside and dedicate to the Town a park of +/- 1.6 acres at
the southeast corner of Tax Parcel No. 43- 1 -3.4, along with the construction of a paved 8-
foot wide bikeway /walkway and an easement to the Town for access to the park and the
bikeway /walkway, and
4. The applicant las indicated that future lands adjacent to the proposed park to the west,
southwest, andl north of the proposed park will be dedicated to the Town as additional park
land as additional lands of the applicant are proposed to be developed, and
5. That the Planni g Board hereby finds that the proposed +/- 1.6 acre park, access easement,
and bikeway /walkway are suitable and appropriate to serve the needs of the residential
development pr8 posed in the Ithaca Estates III Subdivision, and
BE IT FURTHER RESOLVED:
1. That the Plannin Board hereby grants Preliminary Subdivision Approval for the proposed
Ithaca Estates Phase III Subdivision located off King Road East (between 132 and 134 East
King Road), Town of Ithaca Tax Parcel No's. 43 -1 -3.22, 43 -1 -3.32 and 43- 1 -3.4, as shown
on the follb
Fabbroni, IF
Water Prof
Sewer Det;
Map, R.O.1
Park Acce:
Sheet 4 Itli
Engineerin'
letter from
Ithaca EstE
"Survey M<
Fabbroni, r
showing th
materials;
otherwise i
a. Subm
PB 06 -01 -2010
Page 8 of 11
ving subdivision plan sheets titled "Ithaca Estates III," prepared by Lawrence P.
.E., LS, all dated 03- 06 -10: "Subdivision Plat", "Highway, Storm Sewer, Sewer, &
es ", "Grading Plan ", "Standard Water Main Details Town of Ithaca ", Standard
,ils Town of Ithaca ", "Standard Storm Sewer Details Town of Ithaca ", and "Survey
1. & Drainage Easement'; "Survey Map Ithaca Estates Phase III Park Deed &
s Easement", prepared by Lawrence P. Fabbroni, P.E., L.S., dated 4- 02 -10;
ica Estates Phase III — "Erosion & Sediment Control Details ", prepared by L.J.R.
I, P.C., dated June 23, 2004; subdivision information packet attached to a cover
- awrence P. Fabbroni, P. E., L.S., dated March 31, 2010; Drainage Report for
tes Phase III, prepared by LJR Engineering, P.C., date stamped April 1, 2010;
p Ithaca Estates Phase III Park Deed & Park Access Easement," prepared by L.
;vised 5 -31 -2010; and drawing prepared by L. Fabbroni, dated 5/31/2010
proposed development and other Monkemeyer lands; and other application
subject to the following conditions prior to Final Subdivision Approval unless
water sy
facilities
of Ithac,
on of detailed construction plans and design drawings showing all details of the
stormwater management system, water lines, valves, hydrants and other
1em appurtenances, sanitary sewers, manholes, and other related sewer
and highway paving plans and specifications, all to the satisfaction of the Town
Department of Public Works, and
b. Submission of revised plans for the cul -de -sac on Monarda Way to show the elevation of
the middle of the circle lower than the roadway with a catch basin installed in the middle
of the culL� de -sac, and modification of the radius of the outside edge of pavement
entering the cul -de -sac to be flattened to 100 feet for winter snow maintenance activities,
and
c. Acceptance by the Town Board of the concept and locations of proposed public roads,
park, bikeway /walkway, park access easement, public utilities and right -of -ways to be
dedicatedto -the- Town, and -
d. Conveyance to and acceptance by the Town Board of the proposed park and easement
for the bikeway /walkway and park access prior to the issuance of any building permits
for construction on any of the approved lots, and
e. Consolidation of the strip of land labeled as "To Be Sold" adjacent to the lot in the Phase
I subdivision (owned by Gray) with one of the adjacent lots prior to the issuance of any
building permits for Lot 8, and
f. Review and approval by the Attorney for the Town and Director of Public Works of the
draft operation, maintenance and reporting agreement for the stormwater management
facilities, specifying the ownership and maintenance responsibilities for the stormwater
system and pond, and
g. Submission to the Attorney for the Town for review and approval draft easement
language providing access to the Town of Ithaca to all storm water management
facilities, sewer and water mains, and access to the park, and indication on the Final
Subdivision Plat of the location and dimensions of all such easements to be conveyed to
the Town; and
h. Evidence of the necessary approvals by the Tompkins County Health Department on the
final plat, prior to signing of the plat by the Planning Board Chair; and
Comp
the T(
permi,
PB 06 -01 -2010
Page 9 of 11
tion of all roads, stormwater facilities, and required utilities, to the satisfaction of
rn of Ithaca Department of Public Works, prior to the issuance of any building
for construction on any of the approved lots, and
Completion of the eight -foot wide bikeway /walkway to the satisfaction of the Town of
Ithaca Public Works Department prior to the issuance of any certificates of occupancy on
any of the approved lots, and
k. Provision of record of application for and proof of receipt of all necessary permits from
other county, state, and /or federal agencies prior to issuance of any certificates of
occupa n� cy for any of the approved lots, and obtaining the necessary curb -cut permit
from the Tompkins County Highway Department prior to construction of Rock Cress
Road, and
Submission of one mylar and four dark line prints of the subdivision plat, all signed and
sealed by the licensed surveyor who prepared the survey, for signing by the Planning
Board C hair, all revised according to the above conditions, and
m. If access to lots 13 and/or 14 will be provided by Lileum Lane, submission to the
Attorney for the Town, for review and approval, of a draft easement and shared driveway
or access agreement binding on all current and future owners of Lots 13, 14 and 15, and
indication on the Final Subdivision Plat of the location and dimensions of such easement
to be conveyed and of the agreement to be recorded, and
n. Submission to the Attorney for the Town, for review and approval, of draft deed
restrictions or other legally sufficient mechanisms binding on all current and future
owners oflLots 8 and 9 to assure the fence on Lots 8 and 9 remains in place, is
maintained in a structurally sound condition, and is replaced by a substantially similar
fence if replacement occurs,_ and. indication on_ the Final Subdivision Plat. of the. existence
of such restrictions to be recorded, and
o. Submission to the Attorney for the Town, for review and approval, of draft deed
restrictions or other legally sufficient mechanisms binding on all current and future
owners of Lots 5, 6, 7, and 8, to assure the functionality of the drainage ditch along the
southern lot lines is not impaired by property owner actions, and indication on the Final
Subdivision Plat of. the existence of such restrictions to be recorded, and
p. Submission of a concept plan showing the locations of a future road through the
remaining lands of Monkemeyer in the area of the proposed park and possible areas
adjacent to the proposed park parcel demonstrating the feasibility of adding substantial
contiguous areas to the park in the future, prior to consideration of acceptance of the
concept and, location of the proposed park by the Town Board, and
q. Submission to the Attorney for the Town, for review and approval, of a draft license
agreement for applicant's installation and maintenance of landscaping and a
neighborhood entrance sign, prior to dedication of Rock Cress Road to the Town.
A vote on the motion was as follows:
AYES: Wilcox, Conn'I man, Beach, Bosak, Baer, Howe
NAYS: None
PB 06 -01 -2010
Page 10 of 11
The motion was declared to be unanimous.
SEOR Determination: Circle Apartments Expansion, 1033 Danby Road
Herman Sieverding, AICP, pointed out the differences in the site plan since the sketch plan was
presented ands gave an overview of the phasing of the project.
Amy Dake, SRF & Associates, discussed the traffic analysis they completed in April; traffic
counts were conducted at four intersections along 96B in April and March. In addition to
examining existing traffic, they included future known projects and factored in a 2% growth rate.
For the previous traffic study, they projected for future growth and later found that their
projections were high; they will likely be high again. The internal connection between the
apartments and the college is reducing the traffic on 96B: 63% of the traffic in the morning and
48% in the afternoon are using that connection. She did not see any mitigation necessary for
this project, and, has not recommended any improvements.
Jon Bosak commented that he could not accept the methodology of the traffic study, citing the
intersection at Clinton Street as an example of how the methodology, not its application, is
flawed. He disagrees with the conclusion that there is no negative impact since the intersection
is already at a level F, and it can't go any lower since there's no category below it. Mr. Bosak
asserted that there is still a negative impact.
Mr. Sieverding noted that there is not a one -to -one relationship between beds and cars, and
reminded the board that, because of the internal connection road, not all traffic will impact 96B.
Ms. Brock commented that this project is not the same as, say, a new manufacturing facility,
where new traffic lwould be introduced into the area. The IC student population itself is not being
increased. If the students did not live at College Circle, they would live somewhere else, and
would then be driving on 96B to get to school. Over 50% of those living at College Circle will be
taking -the internallroad.-
Ms. Dake noted
development and
analyses tend to
occupied. The ma,
to help left -turn tr
have to stop at the
driveway connecte
Commenting on tt
intersection is not
judgements of sign
that this project ha
already poor. He al
significant negative
Mr. Hebdon rep(
out. The existing
fine.
iat they are not recommending a traffic signal at the intersection of the
96B. Traffic signal warrants were only marginally met, and since their
:rr on the high side, warrants may not be met once the apartments are
irity of the traffic exiting is turning right, and a traffic signal is usually installed
ffic. A signal would result in delays on 96B since traffic currently does not
: driveway. The majority of trips in and out of the development are using the
i to the campus. They factored Cleveland Estates into the analysis.
Clinton Street intersection, Mr. Kanter said that the condition of the
IC's fault and it is not something they can fix. This board can't make
Scant impact based on a bad intersection the city should be fixing. It's not
a negative impact on the level of service, it's that the level of service is
P noted that all impacts do not have to be mitigated; only determinations of
that the stormwater concept looks good; a few things need to be ironed
ity has not received any complaints, so he assumes everything is working
PB 06 -01 -2010
Page 11 of 11
David Herrick, T.G. Miller, described the new facility they will install for the new buildings at the
Danby Road I entrance; the system will be all underground. It's required to mitigate added
impervious surfaces at the intersection of Danby Road and the entrance drive.
Mr. Hebdon noted that there will be an O &M agreement for maintenance of the stormwater
system. He will review the plan with Mr. Herrick and will discuss any remediations that might be
necessary.
Regarding wetlands, the Army Corps of Engineers might assert jurisdiction over the wetland
area; if they do, they could impose mitigation measures. The board discussed whether they
could move forward with the determination of significance without this information.
Parking issues were raised. Some of the parking for the development is on land owned by
Ithaca College. College Circle LLC has a long -term lease agreement with IC. If ownership of the
apartments changes in the future, this would affect both the availability of parking and traffic
patterns — the internal road currently reduces traffic on 96B. Many properties in the town have
shared parking lagreements. Requiring a formalized easement agreement between IC and
College Circle LLC was suggested.
The SEQR resolution was moved by Rod Howe and seconded by John Beach.
Ms. Brock went through her recommended changes to the SEQR.
On a motion by (George Conneman and seconded by Ellen Baer, the vote on the SEQR
resolution was postponed to the meeting of June 15 so the board could continue discussion of
the environmentd review. A vote on the motion was unanimous.
AGENDA ITEM
Other Business
Agenda items for -the- June - 15th meeting
• Continue environmental review of College Circle Apartments
• Public Hearing for College Circle Apartments
• Sketch Plan review for Eco Village.
Adjournment
Upon motion by Rod Howe, the meeting adjourned at 10:20 p.m.
Respectfully sub
bra DeAugi i
First deputy Tom
TOWN OF ITHACA PLANNING BOARD
215 North Tioga Street
Ithaca, New York 14850
Tuesday, June 1, 2010
AGENDA
7:00 P.M. Persons to be heard (no more than five minutes).
7:05 P.M. PUBLIC HEARING: Consideration of a recommendation to the Zoning Board of Appeals regarding a
modification io a sign variance for the St. Catherine of Siena Church sign located at the intersection of Hanshaw
Road and Blackstone Avenue, Town of Ithaca Tax Parcel No. 71 -1 -10, Medium Density Residential Zone. The
proposal is to add two solar lights on top of the existing sign. St. Catherine of Siena Church, Owner /Applicant;
Gary Bucci, Agent.
7:10 P.M. SEQR Determination: East Hill Plaza Subway Restaurant, 325 Pine Tree Road.
7:10 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed conversion
of the former "M & T Bank" space in the East Hill Plaza to a Subway Restaurant, located at 325 Pine Tree
Road, Town of Ithaca Tax Parcel No. 62- 2- 1.121, Community Commercial Zone. The project involves interior
modifications to +/- 1,600 square foot space to accommodate the Subway Restaurant, with seating for
approximately 32. Cornell University Real Estate Department, Owner; Laurie Mikels, Subway Development of
CNY, Agent. I
7:20 P.M. CONTINUATION OF PUBLIC HEARING: Continuation of consideration of Preliminary Subdivision
Approval for the proposed 15 -lot subdivision located off King Road East (between 132 and 134 King Road
East), Town of Ithaca Tax. Parcel No.'s 43 -1 -3.22, 43 -1 -3.32 and 43- 1 -3.4, Low Density Residential, Medium
Density Residential and Conservation Zones. The proposal involves creating 11 residential lots on two new
roads and a +/- 1.6 acre lot reserved for a Town park, with the remaining lands being reserved for potential
future development. The project will also include new storm water facilities, a walkway along one of the newly
proposed roads leading to the park, and a landscaped area adjacent to the entrance road at King Road East. Evan
N. Monkemeyer, Owner /Applicant; Lawrence P. Fabbroni, Agent.
8:00 P.M. SEQR Determinatin:, Circle. Apartments Expansion, 1033 Danby Road.
8:00 P.M. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval for the proposed Circle Apartments
Expansion project located at 1033 Danby Road (NYS Route 96B), Town of Ithaca Tax Parcel No.'s 43- 1 -2.2,
43 -1 -2.3 and 41 -1 -30.2, Multiple Residence and Medium Density Residential Zones. The project includes the
demolition of four existing apartment buildings (32 bedrooms) along with the removal of existing parking on the
property to allow forlthe construction of 78 four bedroom apartment units in nine new buildings (net increase of
280 bedrooms), construction of an approximately 2,500 square foot expansion to the Community Building, and
a net addition of 85 parking spaces. The project will also include an expansion of two existing storm water
detention basins, newl walkways and drives, and landscape improvements. College Circle Associates, LLC and
Ithaca College. Owners /Applicants; Herman Sieverding, AICP, Integrated Acquisition & Development Corp.,
Agent. I
8. Approval of Minutes: May 4, 2010 and May 18, 2010.
9. Other Business
10. Adjournment
Jonathan Kanter, AICP
Director of Planning
273 -1747
NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY
I 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, June 1, 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, June 1, 2010, at 215 North Tioga Street, Ithaca, N.Y., at the
following times and on the following matters:
7:05 P.M. Consideration of a recommendation to the Zoning Board of Appeals regarding a modification to a sign
variance for the St. Catherine of Siena Church sign located at the intersection of Hanshaw Road and
Blackstori Avenue, Town of Ithaca Tax Parcel No. 71 -1 -10, Medium Density Residential Zone. The
proposal is to add two solar lights on top of the existing sign. St. Catherine of Siena Church,
Owner /Applicant; Gary Bucci, Agent.
7:10 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed conversion of the former
"M & T Bank" space in the East Hill Plaza to a Subway Restaurant, located at 325 Pine Tree Road,
Town of It Tax Parcel No. 62 -2- 1.121, Community Commercial Zone. The project involves
interior modifications to +/- 1,600 square foot space to accommodate the Subway Restaurant, with
seating for approximately 32. Cornell University Real Estate Department, Owner; Laurie Mikels,
Subway Development of CNY, Agent.
7:20 P.M. Continuation) of consideration of Preliminary Subdivision Approval for the proposed 15 -lot
subdivision located off King Road East (between 132 and 134 King Road East), Town of Ithaca Tax
Parcel No.'s143 -1 -3.22, 43 -1 -3.32 and 43- 1 -3.4, Low Density Residential, Medium Density
Residential and Conservation Zones. The proposal involves creating 11 residential lots on two new
roads and a +%- 1.6 acre lot reserved for a Town park, with the remaining lands being reserved for
potential future development. The project will also include new storm water facilities, a walkway
along one of the newly proposed roads leading to the park, and a landscaped area adjacent to the
entrance road at King Road East. Evan N. Monkemeyer, Owner /Applicant; Lawrence P. Fabbroni,
Agent. I
8:00 P.M. Consideration of Preliminary Site Plan Approval for the proposed Circle Apartments Expansion
project located at 1033 Danby Road (NYS Route 96B), Town of Ithaca Tax Parcel No.'s 43- 1 -2.2, 43-
1-2.3 and 41-13 30.2, Multiple Residence and Medium Density Residential Zones. The project
includes the demolition of four existing apartment buildings (32 bedrooms) along with the removal of
existing parking on the property to allow for the construction of 78 four bedroom apartment units in
nine new buildings (net increase of 280 bedrooms), construction of an approximately 2,500 square
foot expansion tolthe Community Building, and a net addition of 85 parking spaces. The project will
also include an expansion of two existing storm water detention basins, new walkways and drives, and
landscape improvements. College Circle Associates, LLC and Ithaca College. Owners /Applicants;
Herman Sieverding, AICP, Integrated Acquisition & Development Corp., 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, May 24, 2010
Publish: Wednesday, May 26, 2010
Wednesday May126t.2010 � The Ithaca Journal; `�.
the
and
ect
Town of Ithaca
Planning Board
215 North Tioga Street
June 1, 2010 7:00 p.m.
PLEASE SIGN -IN
Please Print Clearly, Thank You
Name I Address
6 -I Y'M 6: ,� a-,210
s 32owM
/
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, June 1, 2010 commencing at
7:00 P.M., as ver attached.
Location of Sign
Date of Posting
Date of Publication:
STATE OF NEW YO
COUNTY OF TOMP'
used for Posting: Town Clerk Sign Board — 215 North Tio ag Street.
May 24, 2010
26, 2010
SS:
Sandra Polce, Senior Typist
Town of Ithaca
Sworn to and subscribed before me this 26`h day of May 2010.
Notary Public)
CONNIE F. CLARK
Notary Public, State cfi New York
No. 01 CL60528�78
Qualified in Tompkins, County
Commission Expires December 26, 20