HomeMy WebLinkAboutPB Minutes 2010-12-07.,ice►
TOWN OF ITHACA PLANNING BOARD MEETING
Tuesday, December 7, 2010
215 N. Tioga Street, Ithaca, NY 14850
Board Members Present: Members: George Conneman, John Beach, Jon Bosak, Rod Howe,
Hollis Erb, Ellen Baer (alternate)
Staff Present: Jonathan Kanter, Director of Planning; Bruce Bates, Director of Code
Enforcement; Debra DeAugistine, Deputy Town Clerk; Susan Ritter, Assistant Director of
Planning; Christine Balestra, Planner (arrived at 7:50 p.m.); Kristin Taylor, Engineer; Susan
Brock, attorney
Call to Order
Ms. Erb called the meeting to order at 7:05 p.m. and accepted the posting of the public hearing
notices.
Persons to be heard
No one came (forward to address the Board.
PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed Cayuga Medical
Center (CMC)' Lab Addition project, 101 Harris B. Dates Drive, Town of Ithaca Tax Parcel No. 24-
3-2.1, Office Park Commercial Zone. The project involves construction of a 15,985 +/- square
foot laboratory (one -story) and associated mechanical room (two -story) addition on the east side
(rear) of the hospital. A portion of the proposed project will be constructed below grade and
include a green roof. The project will also include the relocation of the existing helipad and
cooling towers, construction a new service entry, extension of a walkway and additional
landscaping treatments. Cayuga Medical Center at Ithaca, Owner /Applicant; Kimberly Michaels,
Trowbridge & Wolf, Landscape Architects LLP.
Ms. Erb opened the public hearing at 7:07 p.m. She pointed out the two memos regarding this
project, one from Chief Parsons and the other from the attorney for the Town.
Kimberly Michaels, Trowbridge and Wolf, and Paul Levesque, principal architect at Holt
Architects, were present to discuss the project and answer questions.
Mr. Levesque talked about the changes noted since the preliminary site plan approval, including a
need for additional space, so they're adding 6000 sf onto the mechanical room, and refinement of
the exterior, mostly design elements. These are all shown in the drawings. Materials they're using
are consistent with the finishes they've been using on the building.
Ms. Michaels noted changes to the site work. The fuel tank for the emergency generator system
is reaching the end of its life and it's a good time to get it out of the ground to meet current
recommendations. All changes are shown in the packet.
Ms. Erb wondered whether the above - ground tank would survive a helicopter hit. Ms. Michaels
had not thought about this and thinks it's a good idea to move it farther away to keep it out of the
flight path of the helicopter. The Board agreed.
Ms. Erb closed the public hearing at 7:19 p.m.
Ms. Erb ask
Mr. LoVecc
communicat
PB RESOD
Laboratory
Moved by G
WHEREAS:
PB Minutes 12 -07 -2010
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about the timeframe for updating communication system with the fire department.
responded that their intention is to do it as quickly as they can since the
s problem is something they want to fix as soon as possible.
No. 2010 -094: Final Site Plan Approval, Cayuga Medical Center
ion, Tax Parcel No. 24.- 3 -2.1, 101 Harris B. Dates Drive
Conneman; seconded by John Beach
This action involves consideration of Final Site Plan Approval for the proposed Cayuga
Medical Center Lab Addition project, 101 Harris B. Dates Drive, Town of Ithaca Tax Parcel
No. 24- 3 -2.1, Office Park Commercial. The project involves construction of a +/- 15,985
square foot laboratory (one -story) and associated mechanical room (two -story) addition on
the east side (rear) of the hospital. A portion of the project will be constructed below grade
and include a green roof. The project will also include the relocation of the existing helipad
and cooling towers, construction of a new service entry, extension of a walkway and
additionall landscaping treatments. Cayuga Medical Center at Ithaca, Owner /Applicant;
Kimberly Michaels, Trowbridge & Wolf, Landscape Architects LLP; and
2. This is a Type I Action for which the Town of Ithaca Planning Board, acting as lead agency in
environmental review with respect to this project has, on September 7, 2010, made a
negative determination of environmental significance, after having reviewed and accepted as
adequate a Full Environmental Assessment Form Part I, submitted by the applicant, and a
Part II prepared by Town Planning staff; and
3. The Planning Board, on September 7, 2010, did grant preliminary site plan approval, with
conditions, and a special permit for the proposed Cayuga Medical Center Lab Addition
project; and
4. The Planning Board, at a Public Hearing held on December 7, 2010, has reviewed and
accepted as adequate application materials, including manufacturer cut sheets for the
following lighting fixtures: Type PA (Flight Light Inc. ZA292), Type P13 (Axial Flood — flood
lights), Type HA (Millenium Round, MR 13EL - Kenall Mfg.), Type HB (Small Wall Director
WD14 — Kim Lighting), and Type HC (Large Wall Director WD18 - Kim Lighting); plan drawing
prepared in part or in combination, by Holt Architects, Trowbridge & Wolf Landscape
Architects LLP, and T.G Miller, P.C., including the following: Existing Conditions (C100),
Demolition Plan (C101), Erosion and Sediment Control Plan (C102), Utility Plan (C103), Utility
Profiles (0201), Details (C301) and Staging & Temporary Parking (L102 color version) all
dated 10/8/10; Rendered Site Plan (L001), Site Demolition Plan (L101), Staging & Temporary
Parking (L1102 black & white version), Temporary Heli -Pad (1-103), Site Grading Plan (1-301),
Planting and Soils Plans (L401), Site Details (1-501), and Site Details (L502), all dated
10/30/2010; Site Layout Plan (L201) dated 11/1/10; Floor Plan drawings (A2,A3) dated
10/29/10; Laboratory Addition Axonometric (Al), Laboratory Addition Elevation drawings (A4,
A5) dated 11/23/10; and Site Plan (E003) dated 10/8/10 prepared by Holt Architects and Sack
& Associates, and other application materials;
NOW THEREFORE BE IT RESOLVED:
1. That the Town of Ithaca Planning Board determines (a) the changes to the project after the
granting of preliminary site plan approval (addition of a 6,000 square foot second story above
PB Minutes 12 -07 -2010
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the mec I anical room space, development and refinement of the fenestrations shown in the
elevations drawings, and building footprint modifications resulting in the addition of
approximately 285 square feet) will only slightly increase the building footprint, and do not
impact aesthetics or stormwater runoff, and (b) the September 7, 2010 negative determination
of environmental impact made by the Planning Board remains appropriate and does not
require reopening or amendment."
2. That they Town of Ithaca Planning Board hereby grants Final Site Plan Approval for the
proposed Cayuga Medical Center Laboratory Addition located at 101 Harris B. Dates Drive
Town of Ithaca Tax Parcel No. 24- 3 -2.1, Office Park Commercial, to include construction of a
+/- 15,985 square foot laboratory and associated mechanical room addition on the east side
(rear) of the hospital, as well as relocation of the existing helipad and cooling towers,
construction of a new service entry, extension of a walkway and additional landscaping
treatments, as shown on the application drawings and details referenced in 'Whereas #4"
above, subject to the following conditions to be met prior to Certificate of Occupancy unless
otherwise noted:
a. Alteration of the stormwater management pond/wetland built in association with the
Cayuga Medical Center Southwest Addition /Emergency Room project, and approved by
the Planning Board in 2004, to conform to the design drawings submitted to and approved
by the Planning Board in 2004, and
b. Submission of one original set of 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 materials, showing relocation of the above - ground
fuel tank to the north side of the cooling towers, prior to issuance of any building permit,
and
c. Submission of record of application for and/or documentation of all necessary approvals
from county, state, and/or federal agencies, including NYS DEC approval for removal of
an existing fuel tank.
A vote on thel motion was as follows:
AYES: Erb, Conneman, Beach, Baer, Bosak, Talty, Howe
NAYS: None �
SEOR Determination: Holly Creek Townhouses Modifications, Holly Creek Lane.
Scott Reynolds, head of real estate development for INNS, and Noah Demarest, Trowbridge and
Wolf Landscape Architects, were present.
Mr. Reynolds noted that they've secured the funding they need and plan to start construction late
this year (2011).
Mr. Demarest1gave an update of changes to the project since the sketch plan review. There will
be smaller units, without attached garages, that face parking courtyards. They added a walkway
along the eastern edge of the property that connects all the units together and connects to an
easement to the commercial property to the east. They are proposing a sidewalk along Holly
Creek Lane, attached storage on the rear of each unit, and four waste pavilions (sheds) serving
each cluster of units. They will build in two phases: Phase I is the northernmost section containing
PB Minutes 12 -07 -2010
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units 1 -11. There will be a tight privacy fence running along the north of the property line. The
grading plani requires some low retaining walls that will average two -feet tall and allow them to
grade away from the buildings for drainage. They added a play area and common lawn space
between units 5 -8 and 9 -11. Phase 2 has a similar layout and retaining walls. They're adding a
new vegetati� a screen — a mixture of evergreen and deciduous trees — to screen the vacant
commercial property to the east. They're seeking variances that involve setbacks for waste units
and parking, which are inside the front yard setback, but outside a cluster subdivision buffer.
They're using the cluster subdivision buffer as their setback.
To a question about affordability, Mr. Reynolds responded that they target 60% to 80% of median
income. The range for a single person is up to $35,000 and a little over $40,000 for a family of
two. The subsidy sources are the County affordable housing program, State home funds, and
other sources, which they'll pursue next year.
Mr. Bosak gave an update on the bus stop issue. The Board previously came to the conclusion
that, given the low- income nature of the project, there would be need for additional bus service in
the Town. ThIe problem is that these residents will have to cross the highway somewhere. Since
that discussion, the Board has heard from College Crossing and Circle Apartments. The
expansion of the apartments means there will now be close to 300 more people, and 25% to 30%
of the students don't own cars. In addition, the commercial property is meant to draw people from
Holly Creek. The Board came to the conclusion that the right place for a shelter would be on E.
King, just before the turn onto Route 96, since the bus has to turn around there anyway. When
asked, both ICTCT and the TCAT Planning committee said that the issue needed to be taken up
with the TCAT Services committee. However, since the County owns the land, they will have to
go back to the County. Mr. Bosak suggested that, in the interest of their tenants, INHS keep their
eye on the issue and rattle some cages, if necessary. He has convinced TCAT to commit to
service (not maintain or build) a shelter.
It was also discussed that this will be a self- managed homeowners association. It's a
condominium. The solid waste tonnage answer was wrong. INHS will clarify the correct answer
before the final site plan approval. For the SEQR, they will use the figure "less than 11 tons." The
reason they can phase the project is that the stormwater facility is already in.
Andy Sciarabba, TG Miller, addressed the utility infrastructure requirements and ownership.
There's a water main with sufficient pressure and there are extensions that come onto each lot
that they will be modifying. The sanitary main will stay in the easement on the east side of the
road. They will provide laterals from each of the buildings to tie into the sanitary main. The
sanitary laterals will remain private and not be turned over to the Town. Portions of the water
main extensions that will are outlined on the plan. They are not changing any drainage patterns —
everything will drain to the road. They will utilize existing culverts to get the drainage to the ponds.
Gas and electric will be served by NYSEG.
Ms. Erb invited the public to speak.
Chris Hodgesi, 16 Saunders Road, noted that it's nice to see that the Board is trying to iron out
the bus situation. She had a question about sidewalks. It's dangerous to walk on the shoulder of
W. King Roadl, especially in the winter. The Board responded that a new sidewalk is planned for
the east side of Holly Creek Lane, but that the applicant does not own the land along W. King
Road. She also had questions about the condominium association.
Mr. Reynolds responded that the association will be set up and okayed by the attorney general
before anyone is invited to live there. They can change the charter, but not substantially.
Neighborhood; Housing owns the land, but the condo association enjoys the rights and maintains
PB Minutes 12 -07 -2010
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it. Ms. Brock noted that before the issuance of certificates of occupancy, she would look at the
documents for the condominium association (this is spelled out in the resolution).
PB RESOLUTION No. 2010 -095: SEAR, Site Plan and Subdivision Approval - Modifications,
Holly Creek,, Townhouses, Holly Creek Lane off Danby Road and West King Road
Moved by Ellen Baer; seconded by Rod Howe
WHEREAS:
1. The Town of Ithaca Planning Board is considering Preliminary Site Plan and Subdivision
Approlvall for the proposed modifications to the Holly Creek Townhouse 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 and Low Density Residential Zone. The proposal
involves modifying the plan approved in 2004 to change the design and siting of the buildings
and increase the number of units from 20 to 22 units in six buildings. The units would be sold
to low- 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, and
2. The proposed Site Plan and Subdivision Approval are Unlisted actions pursuant to the State
Environmental Quality Review Act, 6 NYCRR Part 617, and Chapter 148 "Environmental
Quality Review" of the Town of Ithaca Code, and
3. The Planning Board, at a meeting held on December 7, 2010, has reviewed and accepted as
adequate the Full Environmental Assessment Form (EAF) Part I prepared by the applicant
and Part II of the EAF prepared by the Town Planning staff and has reviewed other
application materials, including Preliminary Site Plan Review Application - Holly Creek
Townhouses (November 1, 2010), which includes site plan and architectural drawings, and a
letter from T.G. Miller PC (dated October 21, 2010) containing an assessment of existing
stormwater facilities, and
4. The Town Planning staff has recommended a negative determination of environmental
significance with respect to Site Plan and Subdivision Approval for the proposed project
modifications,
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, pursuant to Article 8 of the Environmental Conservation law and in accordance with the
New York State Environmental Quality Review Act, for the above referenced actions as proposed
and, therefore, a Draft Environmental Impact Statement will not be required.
AYES: Erb, Conneman, Beach, Baer, Bosak, Talty, Howe
NAYS: None
PUBLIC HEARING: Consideration of Preliminary Site Plan and Subdivision Approval for the
proposed modifications to the Holly Creek Townhouse 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 and Low Density Residential Zone. The proposal involves modifying the
PB Minutes 12 -07 -2010
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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.
Ms. Erb opened the public hearing at 8:07 p.m.
Mr. Howe wanted the status of the easement between this property and the commercial area
clarified, so someone can explore it in the future if they wish. Mr. Kanter suggested that if the
Board is okay with keeping the easement, they should require that it be added to the subdivision
plan.
Hearing no other comments, Ms. Erb closed the public hearing at 8:10 p.m.
PB RESOLUTION No. 2010 -096: Preliminary Site Plan and Subdivision Approval, Holly
Creek Townhouses, Holly Creek Lane off Danby Road and King Road West
Moved by George Conneman; seconded by Rod Howe
WHEREAS:
The Town of Ithaca Planning Board is considering Preliminary Site Plan and Subdivision
Approval for the proposed modifications to the Holly Creek Townhouse 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 and Low Density Residential Zone. The proposal
involves modifying the plan approved in 2004 to change the design and siting of the buildings
and increase the number of units from 20 to 22 in six buildings. The units would be sold to
low- to m oderate- income buyers as part of the Ithaca Neighborhood Housing Services
Community Housing Trust program. Holly Creek Townhomes, LLC, Owner; Ithaca
Neighborhood Housing Services (INHS), Applicant, and
2. The proposed Site Plan and Subdivision Approval for project modifications are Unlisted
actions pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617, and
Chapter 1,48 "Environmental Quality Review" of the Town of Ithaca Code, and
3. The Planning Board, at a meeting held on December 7, 2010, has reviewed and accepted as
adequate�the Full Environmental Assessment Form (EAF) Part I prepared by the applicant
and Part II of the EAF prepared by the Town Planning staff and has reviewed other
application materials, and
4. The Planning Board, at its December 7, 2010 meeting, issued a negative determination of
environmental significance with regard to the proposed Site Plan Approval and Subdivision
Approval for project modifications, and
5. The Planning Board, at a Public Hearing held on December 7, 2010 has reviewed and
accepted as adequate preliminary plans for the Holly Creek Townhouses, as listed in
"Preliminary Site Plan Review Submission ", November 1, 2010, which includes Cover Sheet
000, Boundary and Topographic Map - Lot 6 and Lot 7 Holly Creek Lane, Preliminary
Subdivision Plat - Holly Creek Residences, Architectural Drawings A -1 through A -6,
Landscape and Site Drawings L201, L202, L301, L401 and L501, Civil Drawings C101 and
C102, and other application materials,
i
NOW, THEREFORE, BE IT RESOLVED:
1.
That the
subdivisi
condomi
surrounc
6), for th
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drawing
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followinc
a. All
PB Minutes 12 -07 -2010
Page 7 of 12
'lanning Board hereby grants Preliminary Subdivision Approval for the proposed
n of Tax Parcel No. 37 -1 -17.17 (Lot 7) for the purpose of designating eleven
ium units (labeled as Units 1 through 11) with common open and developed areas
ig those units , and for the proposed subdivision of Tax Parcel No. 37 -1 -17.16 (Lot
purpose of designating eleven condominium units (labeled as Units 12 through 22)
ion open and developed areas surrounding those units, all as shown on the
ntitled "Preliminary Subdivision Plat, Ithaca Neighborhood Housing Services, Holly
sidences ", prepared by T.G. Miller PC, dated 10/28/2010, conditioned upon the
iitions pertaining to Lots 1 through 5 of the originally approved Holly Creek
sion in Resolution No. 2004 -001 shall remain in effect, and
b. Submission of any cooperative proprietary leases, condominium or homeowners
association documents, or other agreements among property owners, including, but not
limited to, suitable provisions to assure maintenance of all common utilities and facilities,
for review and approval of the Attorney for the Town prior to issuance of any Certificates
of Occupancy, and
c. Submission for review and approval by the Attorney for the Town of the language of cross
easements or other agreements necessary to guarantee owners of all units in the
subdivision access to all utilities, drainage and stormwater facilities, recreational
amenities, common open space and other common or shared facilities on Lots 6 and 7, to
ensure that future owners and leaseholders of all parcels have full rights to use all of the
above- mentioned facilities, prior to the issuance of any Certificates of Occupancy, and
d. Submission of draft easement language for sanitary sewer mains and water mains prior to
Final Subdivision Approval, and
e. The deed restricted natural buffer zone on both sides of the stream that traverses Lots 6
and 7 shall remain in effect, and
f. Evidence of the necessary approval by the Tompkins County Health Department on the
final plat, prior to signing of the plat by the Planning Board Chair, and
g. Submission of a revised subdivision plat with a note showing that units 1 -22 are
condominiums and will be considered separate tax parcels, and showing the 15 -foot wide
pedestrian easement on the eastern portion of the property connecting to tax parcel 37. -1-
17.21, land
h. Acceptance by the Town Board of any infrastructure, facilities, or easements for
dedication to the Town prior to the issuance of any certificates of occupancy, and
2. That the Planning Board hereby finds that there are adequate recreational facilities
incorporated within the proposed development, including a tot lot and play field, the project
site is surrounded on two sides by State Park land, and there is no need for any additional
park land reservation created by this proposed subdivision, and
3. That the Planning Board hereby approves the use of the cluster regulations pursuant to
Article V of l Chapter 234 of the Town of Ithaca Code to allow the proposed attached
townhouse, units on Tax Parcel No's. 37 -1 -17.16 (Lot 6) and 37 -1 -17.17 (Lot 7) as shown on
the Preliminary Subdivision Plat, dated 10/28/2010, in recognition of the need to preserve the
PB Minutes 12 -07 -2010
Page 8 of 12
open space character of the surrounding State Park land, the benefits of allowing attached
townhouse units in terms of lowering the costs of development and reducing the impacts of
development on the land, and the benefits of the Community Housing Trust model being used
by INHSI under a condominium form of ownership that will provide long -term affordability of
housing units to people with modest incomes. This is an extension of the cluster authority
that waslgranted by the Planning Board for the 2004 Holly Creek Subdivision approval in PB
Resolution No. 2004 -001 that applied to Lots 1 through 5,
AND BE IT FURTHER RESOLVED:
1. That the 'Planning Board hereby grants Preliminary Site Plan Approval for the proposed Holly
Creek Townhouses as shown on "Preliminary Site Plan Review Submission ", November 1,
2010, which includes Cover Sheet 000, Boundary and Topographic Map - Lot 6 and Lot 7
Holly Creek Lane, Preliminary Subdivision Plat - Holly Creek Residences, Architectural
Drawings A -1 through A -6, Landscape and Site Drawings L201, L202, L301, L401 and L501,
Civil Drawings C101 and C102and other application materials, conditioned upon the following:
a. Obtaining the necessary variances from the Zoning Board of Appeals, prior to Final Site
Plan Approval, and
b. Submlission of final construction details of all proposed structures, roads, water and
sewage facilities, and other improvements, prior to Final Site Plan Approval, and
c. Submission of final details of size, location, design, and construction materials of all
proposed signs and lighting, prior to Final Site Plan Approval, and
d. Submission of a final landscaping plan and planting schedule, prior to Final Site Plan
Approval, and
e. Obtaining the necessary curb -cut and road work permits from the Town Highway
Superintendent prior to construction of any facilities that affect the Town road (Holly Creek
Lane), and
f. Submission of a truck routing plan showing proposed routes for trucks hauling material
excavated from the site for review and approval of the Town of Ithaca Department of
Public Works, prior to issuance of any building permits, and
g. Submission of detailed construction specifications for any material to be stockpiled during
construction, for review and approval of the Town of Ithaca Department of Public Works,
prior to, Final Site Plan Approval, and
h. Submission of a stormwater "Operation, Maintenance, and Reporting Agreement'
between the property owner and the Town of Ithaca, satisfactory to the Attorney for the
Town snd the Town of Ithaca Public Works Department, prior to issuance of any building
permits.
AYES: Erb, Conneman, Beach, Baer, Bosak, Talty, Howe
NAYS: None
Consideration of Acceptance of the Final Environmental Impact Statement (FEIS) for the
proposed Holochuck Homes Subdivision, located between NYS Route 96 (Trumansburg Road)
PB Minutes 12 -07 -2010
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and NYS Route 89 (Taughannock Boulevard), Town of Ithaca Tax Parcel No.'s 24- 3 -3.2, 25 -1-
5.1, 25 -2 -41 , 26 -4 -37, 26 -4 -38, and 26 -4 -39, Low Density Residential Zone, Medium Density
Residential Zone, and Conservation Zone. The proposal involves the construction of 106 + /- town
home type units in a clustered neighborhood development with two entrances proposed from
NYS Route 96 (Trumansburg Road). The development will be concentrated on the west side of
the property closest to NYS Route 96, zoned Low and Medium Residential, with more than half of
the eastern portion of the property, mainly zoned Conservation, remaining undeveloped. The
New York State Office of Parks, Recreation, and Historic Preservation proposes to acquire most
of the eastern portion of the property in conjunction with development of the future Black
Diamond Trail. Holochuck Homes LLC, Owner /Applicant; David M. Parks, Esq., Agent.
David Parks, agent for the applicant, Mark Parker, engineer for Keystone Associates, Fred Wells,
Tim Miller Associates, were present. They provided draft responses to Board comments on the
preliminary EIS. They noted receipt of comments from Ms. Erb, along with two letters, one from
Pat Dutt and an email from Camille Tichler. They suggested going through the EIS document
page by page,.
Mr. Bosak responded that he has lots of issues with the adequacy, accuracy, and
appropriateness of the responses to the comments, but has not been able to organize or collate
them. He did not have a chance to look at Ms. Erb's input. He would like to pass a motion to grant
an extensionand take it up at the next meeting. He would commit to have his input in writing. Ms.
Balestra and Ms. Brock also noted that they will have comments, but that they are not yet
complete.
Mr. Parks suggested putting comments in writing, but to start tonight with comments from Ms.
Erb; they were expecting to come back at least once.
Mr. Connemara feels strongly about seeing the examples of the swatches.
Mr. Talty stressed that construction should take place only during standard business hours. This
means any operation, including prepping. Ms. Brock looked up the law, which states that work
can be done seven days per week between 7 a.m. and 9 p.m., with no separate, special
restrictions for weekends; this can be modified by the Board. Ms. Erb suggested there be no work
done either Sunday or Saturday.
Mr. Wells responded that the DEIS states that there would be no work on Sunday, and no
scheduled work for Saturday. They don't want to be prohibited from working at all on Saturday
because sometimes events come up on Friday (like a storm), where they have to finish the work.
Mr. Bates noted that they will not get an inspection on Saturday, so this will limit what work they
can do.
Mr. Wells would like to put the hours of operation into the plan. Ms. Brock agreed that the FEIS
should discuss it, because if the Board is going to have a finding later and there's nothing in the
FEIS that justifies further restrictions, this will create a problem.
Mr. Parks would like a finding or justification in the EIS to show to the applicant that explains why
this restriction exists since it will go beyond the town code. Ms. Brock responded that the scope
and magnitude of this project, and its proximity to residences, would justify such a restriction. Mr.
Bates pointed out that it will be built in phases, so it will also affect the residents of the complex.
Board membersi had concerns on both ends of the day. Mr. Kanter noted that at this stage, rather
than debating actual times, the Planning Board will consider restricting hours of operation,
allowing us to move through the EIS — without getting bogged down in detail.
Mr. Park not
hopes of nol
needs to be
Ms. Erb's
PB Minutes 12 -07 -2010
Page 10 of 12
3d that they will bring in samples, and will have several samples of earth tones in
using only one color for the entire project. Ms. Erb agreed that the color palette
broken up.
ments were discussed and all but the following will be accommodated in the FEIS.
• Site distances in the table are correct. This was established by going out and measuring
again.
• The pump house will remain as is, where it is. There will be no disturbance to the area.
• The discrepancy in figures for median income were explained. Whereas the Tompkins
County Needs Assessment used median household income ($53,097), the applicant used
figures provided by the American Community Survey (2006 -2008) for median family
income ($82,466). They acknowledge that there's a difference between household and
familyi This probably accounts for the student population.
• Bus shelter: there is not room at the end of the access road for a shelter; the sidewalk
takes up the right of way. They cannot build a shelter on someone else's property
(Fingerlakes School of Massage). They would like to put the shelter in the middle of the
property, but TCAT refused to service it. They did their best negotiating with CMC, and it
set them back. A bus shelter would benefit them, too, but they don't want to hold up the
process by suggesting they will negotiate with another landowner. Mr. Parks thinks the
applicant would accommodate that type of request in the future if the other landowner
showed interest. There are also layout problems, notably the grade change, which would
be very difficult for a handicapped person to navigate. They would be willing to set
property aside just in case TCAT changes its mind in the future.
The applicant requested additional comments in writing. Their plan is to go through the document
and put all responses to commends in edit mode so the Board can see what changes were made.
Note that Ms. Baer left the meeting left at 9:13 p.m.
The applicant consented to an adjournment until December 21 st to continue discussion of the
FEIS.
Discussion was held regarding land they intended to dedicate to the state parks that the state will
not accept if there is a formal trail on it. The trail would have provided a connection to CIVIC.
Ms. Balestra reduested that written comments be directed to her soon.
Consideration of Approval of 2011 Planning Board Meeting Schedule
PB RESOLUTION No. 2010 -097: Town of Ithaca Planning Board, Schedule of Meetings -
2011
MOTION made by John Beach; seconded by George Conneman
RESOLVED, that the Town of Ithaca Planning Board hereby adopts the following as its schedule
of Regular Meetings for the Year 2011. Unless otherwise noted, all meetings will be held on the
first and third Tuesday of each month, commencing at 7:00 p.m. and ending by 10:00 p.m.
FIRST MEETING OF THE MONTH SECOND MEETING OF THE MONTH
January 4, 2011
February 1, 2011
March 1, 2011
April l5, 2011
May 3, 2011
JunO, 2011
July 5, 2011
August 2, 2011
September 6, 2011
October 4, 2011
November 1, 2011
December 6, 2011
A vote on the motion was as follows:
Ayes: Erb, Conneman, Beach, Bosak
Nays: None
Abstentions: Talty, Howe
PB Minutes 12 -07 -2010
Pagel 1 of 12
January 18, 2011
February 15, 2011
March 15, 2011
April 19, 2011
May 17, 2011
June 21, 2011
July 19, 2011
August 16, 2011
September 20, 2011
October 18, 2011
November 15, 2011
December 20, 2011
Consideration) of a Recommendation to the Town Board Regarding Chairperson of the Planning
Board for 2011.
PB RESOLUTION No. 2010 -098: 2011 Planning Board Chair, Recommendation to Town
Board
MOTION made by Hollis Erb; seconded by Jon Bosak
RESOLVED, that the Town of Ithaca Planning Board recommends to the Town Board that Fred
Wilcox be appointed as Chair of the Planning Board for the year 2011.
A vote on the motion was as follows:
Ayes: Erb, Conneman, Beach, Bosak
Nays: None
Abstentions: Talty, Howe
AGENDA ITEI
Approval of Mi
PB RESOLUTION No. 2010 -099: Minutes of November 2, 2010, Planning Board
Moved by John Beach, seconded by Kevin Talty
WHEREAS, the (Town of Ithaca Planning Board has reviewed the draft minutes from the meeting
on November 2, 2010; now, therefore, be it
RESOLVED, tt-
be the final min
AYES: Erb, (
NAYS: None
the Town of Ithaca Planning Board approves the minutes, with corrections, to
!s of the meeting on November 2.
eman, Beach, Bosak, Talty, Howe
PB Minutes 12 -07 -2010
Page 12 of 12
PB RESOLUTION No. 2010 -100: Minutes of November 16, 2010
Moved by John Beach, seconded by Hollis Erb
WHEREAS, 'Ithe Town of Ithaca Planning Board has reviewed the draft minutes from the meeting
on November 16, 2010; 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 meeting on November 16.
AYES: Erb, Conneman, Beach, Bosak, Talty, Howe
NAYS: None
Other Busi
Letter from Ed Marx
Mr. Kanter commented on the letter from Ed Marx regarding College Crossing, wondering why
the Town had �'t submitted the final site plan to the County. Mr. Kanter said in an email that there
weren't any substantive changes to the plan: the building size had been reduced slightly and only
there were only six additional parking spaces. He had suggested that staff draft a letter back to
Mr. Marx on behalf of the Planning Board indicating why the plan was not resubmitted. Ms. Erb
also had the observation that the elevation of the site above the road actually made it so the
visibility of the parking area was limited in a few directions.
Mr. Connemanl moved and Mr. Talty seconded that the director of planning will draft a letter for
the vice chair's signature to the County Commissioner of Planning and Public Works responding
to the October 25, 2010 letter explaining that there were no substantial differences between the
site plan approved in 2007 and that approved in 2010.
A vote on the
Meeting of
• HN
• Recom
Adjournment
Upon motion by
Respectfully su
i"
Debra DeAugis
,..First Deputy Ta
on was unanimous.
mber 21 st
:k Homes FEIS
to Town Board of Limited Historic Commercial Zone
Erb, the meeting adjourned at 9:52 p.m.
Clerk
TOWN OF ITHACA PLANNING BOARD
215 North Tioga Street
Ithaca, New York 14850
Tuesday, December 7, 2010
AGENDA
7:00 P.M. Persons to be heard (no more than five minutes).
7:05 P.M. PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed Cayuga Medical Center
(CMC) Lab Addition project, 101 Harris B. Dates Drive, Town of Ithaca Tax Parcel No. 24- 3 -2.1, Office Park
Commercial Zone. The project involves construction of a 15,985 +/- square foot laboratory (one- story) and
associated mechanical room (two- story) addition on the east side (rear) of the hospital. A portion of the
proposed project will be constructed below grade and include a green roof. The project will also include the
relocation of the existing helipad and cooling towers, construction a new service entry, extension of a walkway
and additional landscaping treatments. Cayuga Medical Center at Ithaca, Owner /Applicant; Kimberly Michaels,
Trowbridge, & Wolf, Landscape Architects LLP.
7:30 P.M. SEQR
Holly Creek Townhouses Modifications, Holly Creek Lane.
7:30 P.M. PUBLIC HEARING: Consideration of Preliminary Site Plan and Subdivision Approval for the proposed
modifications to the Holly Creek Townhouse 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 and Low Density
Residential 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
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.
8:00 P.M. Consideration of Acceptance of the Final Environmental Impact Statement (FEIS) 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 froml NYS Route 96 (Trumansburg Road). The development will be concentrated on the west side of
the property closest to NYS Route 96, zoned Low and Medium Residential, with more than half of the eastern
portion of the property, mainly zoned Conservation, remaining undeveloped. The New York State Office of
Parks, Recreation, and Historic Preservation proposes to acquire most of the eastern portion of the property in
conjunction with development of the future Black Diamond Trail. Holochuck Homes LLC, Owner /Applicant;
David M. Parks, Esq., Agent.
6. Consideration If Approval of 2011 Planning Board Meeting Schedule.
I
7. Consideration of a Recommendation to the Town Board Regarding Chairperson of the Planning Board for 2011.
8. Approval of Minutes: November 2, 2010 and November 16, 2010.
9. Other Business I
10. 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, December 7, 2010
By direction ofl 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, December 7, 2010, at 215 North Tioga
Street, Ithaca, N.Y., at the following times and on the following matters:
7:05 P.M. Consideration of Final Site Plan Approval for the proposed Cayuga Medical Center
(CMC) Lab Addition project, 101 Harris B. Dates Drive, Town of Ithaca Tax Parcel No.
24- 3 -2.1, Office Park Commercial Zone. The project involves construction of a 15,985
+/- square foot laboratory (one- story) and associated mechanical room (two - story)
addition on the east side (rear) of the hospital. A portion of the proposed project will be
constructed below grade and include a green roof. The project will also include the
relocation of the existing helipad and cooling towers, construction a new service entry,
extension of a walkway and additional landscaping treatments. Cayuga Medical Center at
Ithaca, Owner /Applicant; Kimberly Michaels, Trowbridge & Wolf, Landscape Architects
7:30 P.M. Consideration of Preliminary Site Plan and Subdivision Approval for the proposed
modifications to the Holly Creek Townhouse 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 and Low Density Residential 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 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.
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, November 29, 2010
Publish: Wednesday, December 1, 2010
Wed nesday;Decembef 1,2010 T' THE 4T HACAIOURNAE
Town of Ithaca Planning Board
Sign -in Sheet
Date: December 7, 2010
Print Name Address e-mail
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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
December 7. 2010
Location of Sign 'Board used for Posting: Town Clerk Sign Board — 215 North Tioga Street.
Date of Posting: November 29, 2010
Date of Publication: December 1, 2010
50 • ku-
Sandra Polce, Senior Typist
Town of Ithaca
STATE OF NEW YORK) SS:
COUNTY OF TOMI KINS)
Sworn to and subscribed before me this ls` day of December 2010.
Notary Public
CARRIE WHITMORE
Notary Public, S a:r,of iNavv York
No. 01 WH605` ?877
Tioga County n
Commission Expires December 26,_�CU��