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Home My WebLink AboutPB Minutes 2013-11-05TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday. November 5. 2013 AGENDA 7:00 P.M. SEQR Determination: Ithaca Beer Company Fermentation Room & Tanks, 122 Ithaca Beer Dr. 7:00 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed addition to the Ithaca Beer Company located at 122 Ithaca Beer Drive, Town of Ithaca Tax Parcel No. 33-3-2.10, Planned Development Zone No. 14. The proposal involves the construction of a new 690 +/- square foot fermentation room addition on the east side of the existing building. The proposal also involves three new 29 +/- foot tall fermentation tanks which will be accessed from the new addition. Tompkins County IDA, Owner; Ithaca Beer Company, Applicant; Dan Mitchell, President, Ithaca Beer Company, Agent. 3. Persons to be heard 4. Approval of Minutes: October 15, 2013. 5. Other Business 6. 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 MEETING Tuesday, November 5, 2013 215 N. Tioga Street, Ithaca, NY 14850 Board Members Present: Fred Wilcox(Chair), Linda Collins,John Beach,Yvonne Fogarty, Paula Wedemeyer,Jon Bosak, Hollis Erb Staff Present: Mike Smith, Planner; Bruce Bates, Director of Code Enforcement; Susan Brock, At- torney for the Town; Deb DeAugistine, Deputy Town Clerk Call to Order Mr. Wilcox called the meeting to order at 7:02 p.m. He stated that an item was removed from the agenda. Based on the research done by the Town attorney, the application before the Board is aType II Action under the NYS SEQR regulations and is therefore not subject to SEQR. That does not pre- clude the Board from discussing environmental impacts under site plan review. AGENDA ITEM Public Hearing: Consideration of Preliminary and Final Site Plan Approval for the proposed addi- tion to the Ithaca Beer Company located at 122 Ithaca Beer Drive, Town of Ithaca Tax Parcel No. 33- 3-2.10, Planned Development Zone No. 14. The proposal involves the construction of a new 690 +/- square foot fermentation room addition on the east side of the existing building. The proposal also involves three new 29 +/-foot tall fermentation tanks which will be accessed from the new addition. Tompkins County IDA, Owner; Ithaca Beer Company,Applicant; Dan Mitchell, President, Ithaca Beer Company, Agent. Mr. Wilcox opened the public hearing at 7:05 p.m. Mr. Mitchell stated that they've reached capacity in their existing facility and are looking to put in three fermenters that will allow them to continue to grow. Ms. Erb requested that Mr. Mitchell put dates on his paperwork. To a question from Ms. Wedemeyer, Mr. Mitchell stated that this property is not in the ag zone. There are three properties: his home, a 75-acre parcel zoned agricultural, and the 10 acres the brewery sits on,which is a planned development zone. Mr. Smith said the adjacent 75 acres is in a low-density residential zone, which allows agriculture; it is also in the County ag district. Mr. Haefeli asked how much more build-out Mr. Mitchell anticipates. Mr. Mitchell responded that the PDZ allows for 65,000 square feet. He wanted to grow in a financial- ly responsible way, so they're building in stages. He hopes to be back before the Board next year to talk about the next expansion. This project will give them 80% more capacity.The following year, they'll need more warehouse space. Then, if the exterior tank project works, they'll either talk about continuing with that or potentially putting some tanks inside, which is what the original plan called for. This phase will both increase existing capacity and add new lines. Planning Board Minutes 11-05-2013 Page 2 of 4 Ms. Erb asked whether the stormwater facilities were originally set up for the ultimate expansion or only what they were building right then. She wanted to know whether this would add impervious surfaces. Mr. Smith responded that there's an existing asphalt pad where the tanks will be placed. Ms. Erb pointed out that the site is hidden from view. Mr. Bosak said he's already on record as saying he's in favor of projects like this in the Town and that he has absolutely no objection to this one. He wondered whether the PDZ specifically says silos and not tanks. Mr. Bates replied that the PDZ says silos. Mr. Bosak suggested that the attorney write up something to indicate that the Board finds that the intent of the PDZ in specifying silos is met here by interpreting it to cover tanks, because aesthetically in every way, shape, and form, they're the same thing. Mr. Bates said that's not within this Board's privilege; it would be up to the ZBA or Town Board. Ms. Brock asked Mr. Bates whether he had made an interpretation. Mr. Bates responded that at this point, no matter how the issue is ruled, it's not going to affect this project. It may be something that needs to be addressed before Mr. Mitchell goes any further. Wheth- er they're silos or tanks, Mr. Mitchell is allowed that number currently within his zone. Mr. Bosak pointed out that he's allowed five silos, not three tanks. Ms. Erb said it was the Board's understanding that it was silos that the PDZ allowed. Mr. Bates said that if the Board is asking for his interpretation, he would say they resemble a silo ver- sus a tank. Ms.Wedemeyer asked whether they have to maintain security lighting that will need to be increased as a result of the project. Mr. Mitchell responded that there is no lighting on the tanks. There's security lighting on the build- ing, but not on the current silos. Mr. Wilcox commented that 80% capacity will increase large trucks going in and out, and asked whether they have the capacity. Mr. Mitchell responded that the PDZ is set up to allow them to build up 65,000 square feet.They have room for the trucks right now. Mr. Wilcox closed the public hearing at 7:21 p.m. Planning Board Minutes 11-05-2013 Page 3 of 4 PB Resolution No. 2013.044: Preliminary and Final Site Plan, Ithaca Beer Co. - Fermentation Room &Tanks, Tax Parcel No. 33-3-2.10 Moved by Hollis Erb; seconded by John Beach WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval for the proposed addi- tion to the Ithaca Beer Company located at 122 Ithaca Beer Drive, Town of Ithaca Tax Parcel No. 33-3-2.10, Planned Development Zone No. 14. The proposal involves the construction of a new 690 +/-square foot fermentation room addition on the east side of the existing building. The proposal also involves three new 29 +/-foot tall fermentation tanks which will be accessed from the new addition. Tompkins County IDA, Owner; Ithaca Beer Company, Applicant; Dan Mitch- ell, President, Ithaca Beer Company,Agent, and 2. This is a Type 1I Action pursuant to 6 NYCRR Section 617.5(c)(7) of the regulations of the New York State Department of Environmental Conservation promulgated pursuant to the State Envi- ronmental Quality Review Act, because the Action constitutes "construction or expansion of a primary or accessory/appurtenant, non-residential structure or facility involving less than 4,000 square feet of gross floor area and not involving a change in zoning or a use variance and con- sistent with local land use controls, but not radio communication or microwave transmission fa- cilities," and thus approval of the site plan is not subject to review under SEQR, and 3. The Planning Board, at a Public Hearing held on November 5, 2013, has reviewed and accepted as adequate, drawings titled "31)View 1" (3D1), "Building Sections" (P2), and "Plans" (P1), all dated 10/02/13 and prepared by HOLT Architects P.C., and other application materials; NOW THEREFORE BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, having de- termined from the materials presented that such waiver will result in neither a significant altera- tion 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 new fermentation room and tanks at the Ithaca Beer Company, located at 122 Ithaca Beer Drive, as described on the drawings listed above, subject to the following condition: a. submission of one original large-size set of the final site plan drawings on mylar, vellum, or paper, signed and sealed by the registered land surveyor, engineer, architect, or landscape architect who prepared the site plan material, prior to the issuance of a building permit. Vote: ayes:Wilcox, Collins, Beach, Fogarty,Wedemeyer, Bosak, Erb Planning Board Minutes 11-05-2013 Page 4 of 4 AGENDA ITEM Persons to be heard Nobody came forward to address the Board. AGENDA ITEM Approval of Minutes PB Resolution No. 2013-045: Minutes of October 15, 2013 Moved by Fred Wilcox; seconded by Hollis Erb WHEREAS, the Town of Ithaca Planning Board has reviewed the draft minutes from the meeting on October 15; now therefore be it RESOLVED, the Town of Ithaca Planning Board approves the minutes, as amended, to be the final minutes of the meeting on October 15. Vote: Ayes: Wilcox, Collins, Fogarty, Beach, Wedemeyer, Bosak, Erb AGENDA ITEM Adjournment Upon a motion by Yvonne Fogarty, the meeting adjourned at 7:34 p.m. Respectfully submitted, bra DeAugishntr; Deputy Town Ckrk r n ^ \ y