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HomeMy WebLinkAboutPB Minutes 2011-02-15FILE DATE TOWN OF ITHACA PLANNING BOARD MEETING Tuesday, February 15, 2011 215 N. Tioga Street, Ithaca, NY 14850 Board Members Present: Chair: Fred Wilcox; Members: Linda Collins, George Conneman, John Beach, Ellen Baer, Jon Bosak, Hollis Erb, David Slottje (Alternate Member) Staff Present: Susan Ritter, Director of Planning; Bruce Bates, Director of Code Enforcement; Deb DeAugistine, Deputy Town Clerk; Creig Hebdon, Engineer; Christine Balestra, Planner; Susan Brock, Attorney for the Town Call to Order Mr. Wilcox called the meeting to order at 7:02 p.m. and accepted the posting of the public hearing notice. AGENDA ITEM Persons to be heard A West Hill resident who works at Green Star spoke on the moratorium. (Mr. Wilcox noted that the Planning Board is not involved in the moratorium discussion, but it is now in the hands of the Planning Committee, which is made up of staff and Town Board members.) She stated that she needs to leave work fairly early because there's a lot of traffic funneling into the City of Ithaca from the outlying areas. This is a statement about the funnel effect of the structure of the streets that go from the Town into the City. It's an ongoing concern of hers that there's a lot of cumulative development happening on West Hill. She leaves her house 15 minutes earlier to get to work on time. She had never experienced this in Ithaca when she lived on the flats. It's our version of a traffic jam; it's problematic and needs to be taken into serious consideration. Ms Erb asked the resident how she would prevent traffic coming in from other areas if there were a moratorium for development on West Hill. The resident responded that that is already part of the picture, but the development she became aware of adds several hundred units. She lived in New Hampshire growing up where there's a live free or die motto. There was essentially no planning or zoning, and development happened that really destroyed some beautiful areas. If things had been done with more foresight, it would not have happened the way it did. Mr. Bosak suggested she also address her comments to the Town Board. AGENDA ITEM SEOR Determination: Hall Subdivision Modification, 922 — 928 Coddington Road Jeff Hall was present. He is seeking two modifications to a preapproved, undeveloped 4 -lot subdivision, which he purchased 5 years ago. There was also a parcel that was donated to the Coddington Road Community Center. He put a road into the 4 -lot subdivision based on their specs, excluding black top, which he did not know had to be done as part of the approval process. He is seeking a modification to the blacktopping and for a variation on the length of the driveway. The natural lay of the land made the driveway a little shorter than the planned 350 feet. If he went an additional 40 feet, he would have had to remove three of the most mature trees and disturb a lot of the excavating on the land. PB Minutes 02 -15 -2011 Page 2 of 7 The Planning Board was pleased with the modification of the road for several reasons: fewer impervious surfaces, saving mature trees, and less excavating. The fire department has indicated their approval via email. PROPOSED RESOLUTION: Modification of Subdivision Approval, SEOR, Young Five -Lot Subdivision, 922 -928 Coddington Road, Tax Parcel No. 47- 1 -4.2, 47- 1 -4.3, 47- 1 -4.4, and 47 -1 -4.5 Moved by George Conneman; seconded by Hollis Erb WHEREAS: This action is consideration of Preliminary and Final Subdivision Approval for modification of the previously approved Young 5 -Lot Subdivision. The modification involves allowing the constructed access drive, serving four residential lots to remain as gravel rather than paving the access drive as was approved in the original 2004 subdivision. The four residential lots are located at 922 — 928 Coddington Road, Town of Ithaca Tax Parcel No.'s 47- 1 -4.2, 47 -1- 4.3, 47- 1 -4.4, and 47- 1 -4.5, Low Density Residential Zone. Jeffrey Hall, Owner and Applicant, 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 the project, and 3. The Planning Board on February 15, 2011, 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, application materials including a letter of request, date stamped February 1, 2011, from Jeffrey Hall, email correspondence from Tom Parsons, Deputy Chief for the City of Ithaca Fire Department, dated January 31, 2011, a survey entitled "Survey Map for Jeffrey Hall Located on Coddington Road" dated 2/21/2006, prepared by T.G. Miller P.C., and other application materials, and 4. The 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 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 action 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. Ayes: Wilcox, Collins, Conneman, Beach, Baer, Bosak, Erb Nays: None AGENDA ITEM PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for modification of the driveway element of the previously approved 5 -lot subdivision located at 922 — 928 Coddington Road, Town of Ithaca Tax Parcel No.'s 47- 1 -4.2, 47- 1 -4.3, 47- 1 -4.4, and 47- 1 -4.5, Low Density Residential Zone. The modification involves allowing the constructed access drive for the four residential lots to remain as gravel rather than paving the access drive as approved in the original 2004 subdivision approval. Jeffrey W. Hall, Owner /Applicant. PB Minutes 02 -15 -2011 Page 4 of 7 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, Fred Wells and Ann Cutignola from Tim Miller Associates, and Mark Parker from Keystone Associates, were present. Mr. Wilcox explained that the applicants proposed some changes to the Draft Findings Statement that Ms. Balestra provided to the Planning Board. Mr. Wilcox proposed allowing the applicant to provide input like any other member of the public, but that he did not want any new information introduced. The Findings Statement is the Planning Board's document. Mr. Wells commented that they have no intention of offering new information; rather, they want to assist the Board in understanding what has already been presented. They'd like to correct anything that is inaccurate or misstated in the draft Findings. They want to make sure the record is straight for everyone's benefit. Ms. Cutignola, who conducted the traffic analysis on this project, noted that page 12 of the Findings Statement, where Ms. Balestra stated the traffic impacts, is not quite correct. She may not have provided Ms. Balestra enough summary information. Ms. Cutignola provided two summary tables. In the original study, they distributed 60% of traffic to the City; they corrected this data in the FEIS, which shows 80% distribution to the City of Ithaca, which is more accurate. Table 1 compares the existing condition to the no -build condition to the build condition, which reflects the 80% distribution to the City. The FEIS also contains a synchro analysis, but the applicant did not provide a table showing how to interpret the data. The build condition reflects additional signal timing changes that may be needed at the two intersections in the City as a result of the synchro analysis. The applicant is prepared to offer $10,000 in mitigation to fund those timing changes should the state determine they're warranted. And in the interest of stimulating mass transit on the Route 96 corridor to alleviate some traffic concerns, the applicant would like to offer $10,000 in mitigation to supplement development of an off -site park - and -ride lot; this would constitute a fair -share contribution. The three items they are submitting that were not available previously are the summary table to interpret the synchro data and the two items of mitigation. Ms. Cutignola also thinks the state - required right -in -only turn is a form of mitigation the state is mandating. She also noted that the site plan contains a public bus stop internal to the project. Although there is debate about whether TCAT would use it, she stated that transit routes follow ridership. She noted that she rewrote page 12 because the information was previously misstated. It is not new information, but is now accurately stated. Mr. Slottje asked whether the applicant would be willing to require the homeowners association to be a distributor of bus passes and, for the first couple of years as part of the approval, also require them to subsidize the bus passes. This would encourage people to use the bus. The applicant's representatives thought it was a good idea and something they would be willing to consider. Ms. Cutignola explained the two $10,000 mitigation fees offered. The first is a typical figure of what signal timing changes might cost. The second represents the applicant's proportional share of a $300,000 park- and -ride lot: 5% of traffic volumes along the Route 96 corridor at their site access. Regarding the internal bus stop (not shelter) offered by the applicant, she explained that even though TCAT is on record as stating they will not provide internal bus service, they might be convinced if everyone at Holochuck wanted to ride the bus. PB Minutes 02 -15 -2011 Page 5of7 Discussion ensued regarding the new tables provided by Ms. Cutignola; the information they contain is not all in the EIS. Mr. Bosak commented that the Board can't unhear the information, but if they accept it, the FEIS would have to be reopened. He stated that the Board is getting new information on a topic they have been looking at for a year and a half on the day they're supposed to be making findings. He thought the fairest thing to do would be to roll it back a little. Ms. Cutignola explained that the information in the EIS is correct, but that Table 2 further refines the data. It's the equivalent of not simply providing the answer, but also showing your work. Table 2 shows the existing and the no -build conditions, which show your work to get to the build condition. The information in Table 1 is all in the EIS, but it is a tedious exercise to find it all; Table 1 brings all the information together. Ms. Brock stated that the Board's dilemma is that they're supposed to rely on information in the FEIS, but they are now getting information that is not included. It might make sense to correct the EIS to add the existing no -build numbers for the City, which would mean doing a new notice of completion. It seems critical to be able to say this is the impact of this project on these intersections of the City. It's a crucial part of the analysis, and traffic is an integral issue. Ms. Cutignola stated that while it's important to provide the information, they do not want to go back in the process. Mr. Wilcox stated that he doesn't want the Board to be challenged for making a finding based on information that is not part of the EIS. The money offered is a mitigation, not information. Ms Brock explained that the standard for a supplemental EIS has not been met. There are no new, significant adverse environmental impacts that have not been addressed. Mr. Parks suggested withdrawing their request to add Table 2. Chris Balestra and Susan Brock will add language and make the modifications to the Findings Statement that the Board discussed at the meeting. Ms. Balestra will also clarify the Transportation section so it contains accurate information and will incorporate the proposed non - editorializing changes provided by the applicant. Signal timing was discussed. The applicant submitted a synchro analysis because the state requested it. The state, who gets a benefit from that analysis, will look at the data when they issue their highway work permit. While it might be the case that the LOS in the area of the project would improve with signal timing changes, the state might look at the bigger picture and decide that it is not in the greater good: changing the timing might make other intersections worse. Substantive revisions to the Draft Findings Statement are listed below: p. 4: Construction and Noise: Change the wording to show that work on Saturdays is allowed, but not for routine, planned work. Remove the reference to "unreasonable noise" since unreasonable noise is always prohibited by Town law. p. 8: Ecological Communities and Plants: The applicant must try to ensure all trees of diameter 6 inches or greater are preserved to the greatest extent practicable. PB Minutes 02 -15 -2011 Page 6 of 7 p. 8: Wildlife: The Board discussed whether there should be full control of both dogs and cats. The EIS did not deal with dogs and cats, but it is a mitigation of the impact of animals on a unique natural area. The Planning Board will require that the homeowners association enact restrictions on free roaming animals owned by residents. Strike "leash requirements" and eliminate "at least dogs." p 9: Wildlife: Change the sentence to read "While they will be mitigated as much as possible, the loss of wildlife, woodlands, and potential change in isolated wetland functions will remain negative environmental impacts." p 9: Impacts and Proposed Mitigation, Community Character: Change it to read "It also does not enhance the existing character of the Route 96 corridor area, but given the wide variety of structures and uses in the area, the proposed development does not detract from the character of the area, either." p 9: Building Design and Layout: Ms. Brock and Ms. Balestra will work on language for this section. They stopped at page 10 and will continue this topic at the meeting of March 1. The Board discussed holding a special meeting on March 8 at 5 p.m. to finish this discussion. AGENDA ITEM Minutes PB RESOLUTION No. 2011 -019: Minutes of January 4, 2011 Moved by Fred Wilcox; Seconded by Hollis Erb WHEREAS, the Town of Ithaca Planning Board has reviewed the draft minutes from the meeting on January 4, 2011; now, therefore, be it RESOLVED, that the Town of Ithaca Planning Board approves the minutes, with corrections, to be the final minutes of the meeting on January 4. A vote on the motion was as follows: Ayes: Wilcox, Collins, Conneman, Beach, Baer, Bosak, Erb Nays: None AGENDA ITEM Other Business David Herrick, TG Miller, was present to address a letter he wrote to the Planning Board regarding material samples. Mr. Wilcox stated that the Town has no requirements, in either the preliminary or final approval checklists, for applicants to provide color or material samples. Mr. Herrick was not asked to bring samples for the EcoVillage Tree project, yet he was chastised for not bringing them and two Board members did not approve the site plan as proposed for lack of samples. Mr. Wilcox further commented that the system of asking applicants for samples worked well until the Board started expecting applicants to provide them without request. One option would be to change the checklists, but they are part of a local law. He instead suggested making the request formal by conditioning the site plan approval on seeing samples. PB Minutes 02 -15 -2011 Page 7 of 7 Mr. Bosak agreed that the procedure should be to make it a condition, and if the Board fails to do so, it would be morally wrong to vote against the project. Ms. Ritter noted that many planning boards that require the applicant to bring in material samples also have architectural standards. The Town does not have such standards except with cluster subdivisions. Mr. Herrick thanked the Planning Board for addressing his concern. He strives to bring the Planning Board all the information they need in order to make good decisions. He also stated that it's important for his clients to know exactly what they need bring in, and that those clients need share those expectations with their consultants. Adjournment Upon motion by Hollis Erb, the meeting adjourned at 10:15 p.m. Respectfully submitted, D TeAugistin�Deputy To erk TOWN OF ITHACA PLANNING BOARD 215 Nort h Tioga Street Ithaca, New York 14850 Tuesday, February 15, 2011 AC'.RNDA 7:00 P.M. Persons to be heard (no more than five minutes). 7:05 P.M. SEQR Determination: Hall Subdivision Modification, 922 — 928 Coddington Road. 7:05 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for modification of the driveway element of the previously approved 5 -lot subdivision located at 922 — 928 Coddington Road, Town of Ithaca Tax Parcel No.'s 47- 1 -4.2, 47 -1- 4.3, 47- 1 -4.4, and 47- 1 -4.5, Low Density Residential Zone. The modification involves allowing the constructed access drive for the four residential lots to remain as gravel rather than paving the access drive as approved in the original 2004 subdivision approval. Jeffrey W. Hall, Owner /Applicant. 7:15 P.M. Consideration of adoption of the Findings Statement for the proposed Holochuck Homes Subdivision, located between NYS Route 96 (Trumansburg Road) and NYS Route 89 (Taughannock Boulevard), Town of Ithaca Tax Parcel No.'s 24- 3 -3.2, 25- 1 -5.1, 25 -2- 41.2, 26 -4 -37, 26 -4 -38, and 26 -4 -39, Low Density Residential Zone, Medium Density Residential Zone, and Conservation Zone. The proposal involves the construction of 106 + /- town home type units in a clustered neighborhood development with two entrances proposed from NYS Route 96 (Trumansburg Road). The development will be concentrated on the west side of the property closest to NYS Route 96, zoned Low and Medium Residential, with more than half of the eastern portion of the property, mainly zoned Conservation, remaining undeveloped. The New York State Office of Parks, Recreation, and Historic Preservation proposes to acquire most of the eastern portion of the property in conjunction with development of the future Black Diamond Trail. Holochuck Homes LLC, Owner /Applicant; David M. Parks, Esq., Agent. Approval of Minutes: January 4, 2011, January 18, 2011, and February 1, 2011. 6. Other Business: a) Letter from David A. Herrick, P.E., T.G. Miller P.C., regarding building color /material sample boards. b) Letter from Cornell University regarding the noise study for the Animal Health Diagnostic Center. 7. Adjournment Susan Ritter 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 15, 2011 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the Town of Ithaca on Tuesday, February 15, 2011, at 215 North Tioga Street, Ithaca, N.Y., at the following time and on the following matter: 7:05 P.M. Consideration of Preliminary and Final Subdivision Approval for modification of the driveway element of the previously approved 5 -lot subdivision located at 922 — 928 Coddington Road, Town of Ithaca Tax Parcel No.'s 47- 1 -4.2, 47- 1 -4.3, 47- 1 -4.4, and 47- 1-4.5, Low Density Residential Zone. The modification involves allowing the constructed access drive for the four residential lots to remain as gravel rather than paving the access drive as approved in the original 2004 subdivision approval. Jeffrey W. Hall, Owner /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. . Susan Ritter Director of Planning 273 -1747 Dated: Monday, February 7, 2011 Publish: Wednesday, February 9, 2011 q--WRNAlt, Town of Ithaca Planning Board 215 North Tioga Street February 15, 20117:00 p.m. PLEASE SIGN -IN Please Print Clearly, Thank You Address FIZ, 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, February 15, 2011 commencing at 7:00 P.M., as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board — 215 North Tio ag Street. Date of Posting: February 7, 2011 Date of Publication: February 9, 2011 �S—�QA.Q_ Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 91h day of February 2011. /L Notdiy Public DEBORAH- KELLEY No;ary Public, State of New York No. 01 KEo" "025073 Qualified in Schuyler County Commission Expires May 17, 20 IL