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HomeMy WebLinkAboutPB Minutes 2016-04-05TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday. April 5. 2016 AGENDA 7:00 P.M. SEQR Determination: Cornell University Peterson Parking Lot Reconstruction, Northwest Comer of Tower and Judd Falls Roads. 7:00 P.M. PUBLIC HEARING: Consideration of preliminary and final site plan approval and special permit for the proposed Cornell Peterson Parking Lot Reconstruction project, located on the northwest comer of Tower and Judd Falls Roads on the Cornell University Campus, Town of Ithaca Tax Parcel No. 67.-1-13.2, Low Density Residential Zone. The project, which is part of Comell's Green Innovation Grant Program, involves converting the existing impervious asphalt parking lot to a porous pavement parking lot that includes pavement minimization, tree preservation and planting, bio-retention features and other green infrastructure stormwater management practices. Cornell University, Owner/Applicant, David Cutter, University Landscape Architect, Agent. 7:30 P.M. The Town of Ithaca Planning Board will consider proposing to establish itself as lead agency to coordinate the environmental review of the proposed Comell University Maplewood Apartments Redevelopment project located between Maple Avenue and Mitchell Street, Town of Ithaca Tax Parcel No.'s 63.-2-10.2, 63.-2-1, 63.-2-2, 63.-2-14, and 63.-2-3, High Density Residential Zone. The proposal involves demolishing the existing Maplewood housing complex and redeveloping the +!- 16 acre site with 500-600 residential units (studios and 1-4 bedroom units) in a mix of townhomes, stacked flats, and multi-family apartment buildings. The project will also include some small retail, new interior streets, parking areas, pedestrian facilities, open spaces, stormwater facilities, and a community center. Comeil University, Owner/Applicant; Scott Whitham, Whitham Planning & Design, LLC, Agent. 7:45 P.M. Continuation of SEQR Determination: lacovelli 2-Lot ^^ffbtH^ision, 341 Coddington Road. 7:45 P.M. PUBLIC HEARING: ConsiderationW approval for the proposed 2-lot subdivision loi^aWitL^^y^oddinglor^^ of Ithaca Tax Parcel No. 53.-1-14.22, Medium Densitw^^idehfial Zon^T^ThejJFO^sal involves demolishing the existing structure an<^ub^iding the^J<4/ -i-/-^ijr6parcel into a 0.51 -i-/- acre parcel (Lot lA) and a 0.96 -i-/- acre parcel (I,.,©!'^). Orlando lacovelli, Owner/Applicant. 8:15 P.M. Discussion of comments concerning the Draft Generic Environmental Impact Statement (GEIS) for the proposed Chain Works District Redevelopment Project. The proposed Chain Works District Redevelopment Project seeks to redevelop the 800,000 +/- square foot former Morse Chain/Emerson Power Transmission facility and construct new buildings on portions of the 95-acre site within the City and Town of Ithaca. 7. Persons to be heard 8. Approval of Minutes: March 15, 2016 9. Other Business 10. 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 or SP()IA:E@ TOWN.ITHACA.NY.IiS. (A quorum of four (4) members is necessary to conduct P)annini> Board business.) Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town's website under "Planning Board" on the "Meeting Agendas" page (httD://www.town.ithaca.nv.us/meetina-agenda.s). TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday. April 5. 2016 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, April 5, 2016, at 215 North Tioga Street, Ithaca, N.Y., at the following times and on the following matters: 7:00 P.M. Consideration of preliminary and final site plan approval and special permit for the proposed Cornell Peterson Parking Lot Reconstruction project, located on the northwest comer of Tower and Judd Falls Roads on the Cornell University Campus, Town of Ithaca Tax Parcel No. 67.-1- 13.2, Low Density Residential Zone. The project, which is part of Cornell's Green Innovation Grant Program, involves converting the existing impervious asphalt parking lot to a porous pavement parking lot that includes pavement minimization, tree preservation and planting, bio- retention features and other green infrastructure stormwater management practices. Cornell University, Owner/Applicant, David Cutter, University Landscape Architect, Agent. 7:45 P.M. Consideration of preliminary and final subdivision approval for the proposed 2-lot subdivision located at 341 Coddington Road, Town of Ithaca Tax Parcel No. 53.-1-14.22, Medium Density Residential Zone. The proposal involves demolishing the existing stmcture and subdividing the 1.47 +/- acre parcel into a 0.51 +/- acre parcel (Lot lA) and a 0.96 +/- acre parcel (Lot IB). Orlando lacovelli, Owner/Applicant. Said Planning Board will at said time 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, March 28,2016 Publish: Wednesday, March 30,2016 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. April 5. 2016 commencing at 7:00 P.M.. as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board - 215 North Tioga Street. Date of Posting: March 28, 2016 Date of Publication: March 30, 2016 flL. —- Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this SO'*' day of March 2016. Notary Public ^ ^ 2oeBORAH kelley — NotaryPubii^ State of New York ' No. 0-TKE6025073 QtiaW^cl in Sohuyler County.^ Commissfbn. Expires May 17, 20 J—L THE ITHACA JOURNAL WEDNESDAY, MARCH 30, 2016 ^ TOWNOFITHACA . .J PUNNING BOARD • NOnceOFPUBUC HEARINGS Tuesday, AphlS, 2016 By di'rectfon of the Chaiqier- eon of the Planning Board, NOTICE IS HffiKY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tues day. April 5. 2016, at 21S North T«oga Street, lUiaca, N.Y., at the following times and on the following matters: 7:00 P.M. Consideration of pr^iminary and hnal site plan approval and special per mit for the proposed Cornell Peterson ParWng Lot Recon struction prefect, located on- the northwest comer of Tow er Kid Judd Falls Roads on the Cornell University Cam pus, Town of Ithaca Tax Par cel No, 67.-1-13.2. Low Dert sity Residential Zone. Thef project, which is part of Cor nell's Green Innovation Grant Pnsgram. involves converting the existing impervious as phalt parldng lot to a porous pavement parking lot that in- cludea pavement minimiaa- tion, tree preservation and planting, bio-retention Feaj tures and other gre^ infra structure stormwater man agement practices. ComeN University, Owner/Applicant, David Cotter, University' Landscape Architect, Agent. 7:45 P.M. Consideration of preliminary and subdi^' 'Vision approval for the pro posed 2-lot subdivision locati ed at 341 Coddington Road, Town of Ithaca Tax Parcel No. 53.-I-I4.22, Mediuttt Density Residential Zone" The proposal involves demolishing the existing structure snd subdividing the 1.47 ■»•/- acre parcel Into a O.Sl */■ acre parcel (Lot lA) end a 0.96 +/■ acre pared(Lot IB). Orlando lacoveiti? Owner/Applicant. ' Said Planning Board will at said time and said place hear all persons in &ipport of suidr- matters or objections tftere- to. Persons may appear b)( agent or in person. Individu als with visual imp^rments^ heanng impairments or other special needs, will be provider ed with assistance as neces^saty, upon request. Person^ desiring assistance must make such a request not less than 48 hours prior to thq> t'me of the public hearing. Susan Ritter ^ Director of Ranning.273-1747 f Dated: Monday, March 26,- i20l6 i3/3Cl/20ie Town of Ithaca Planning Board 215 North Tioga Street April 5, 2016 7:00 p.m. PLEASE SIGN-IN Please Print Clearly. Thank You Name Address TOWN OF ITHACA PLANNING BOARD MEETING Tuesday, April 5, 2016 215 N. Tioga Street, Ithaca, NY 14850 FINAL Town Planning Board Members Present: Fred Wilcox (Chair), Linda Collins, Joseph Haefeli, John Beach, Yvonne Fogarty, Liebc Meier Swain, Jon Bosak, Katherine Herleman Town Staff Present: Susan Ritter, Director of Planning; Chris Balestra, Planner; Bruce Bates, Director of Code Enforcement; Dan Thaete, Engineer; Susan Brock, Attorney for the Town; Deb DeAugistine, Deputy Town Clerk Call to Order Mr. Wilcox called the meeting to order at 7:01 p.m. and accepted the secretary's posting and publication of the public hearing notices. He welcomed the new planning board alternate, Katherine Herleman. He noted that staff had received communication from the applicant for the lacovelli 2'lot subdivision that they have withdrawn their proposal. AGENDA ITEM SEQR Determination: Cornell University Peterson Parking Lot Reconstruction, Northwest Corner of Tower and Judd Falls Roads Mr. Wilcox said this is a Type II action under SEQR, and therefore doesn't require a SEQR review, but Cornell University and the funding agency require a SEQR determination by the local planning board. Ms. Brock had sent an email stating that according to the town's stormwater control law, we can't proceed to consideration of preliminary and final site plan approval and special permit without an approved stormwater management plan. Nonetheless, the university needs a SEQR determination for the funding agency to release funds for the project. So it makes sense to vote on a resolution with regard to SEQR and postpone the public hearing until the information regarding the stormwater plan becomes available and we can properly deal with the application. Mr. Cutter, Cornell University landscape architect, said this is not something Cornell would typically ask for. It's part of a checklist of what they're required to do in order for the New York State Environmental Facilities Corporation to enter into an agreement with Cornell to do this project. The project involves an unremarkable parking lot made entirely of impervious asphalt. It drains off and runs down the slope into the Plantations and eventually into Fall Creek. It's been on their list of deferred maintenance for a while to just maintain as is. They chose this to be a demonstration of green infrastructure built into a parking lot. In redesigning the lot, they'll eliminate a few spaces, but will minimize pavement and use pervious pavement for the area they are paving, install a rain garden to treat stormwater runoff coming off the parking lot, and work with their environmental engineering students and faculty to do a multiyear monitoring program to measure the results of several different types of green infrastructure in the parking lot. They will be going through a more full design process involving the students and anticipate coming back to the planning board in the fall when the students come back. The resolution is a bureaucratic hurdle so they can move forward. Mr. Wilcox invited the public to speak. Planning Board Minutes 04-05-2016 Page 2 of 11 Bruce Brittain said he likes the idea of porous pavement and a green parking lot, but thinks this is not the place to put it. He handed around a topographical map showing what the area looked like from 1829 to 1900. At the intersection of Judd Falls and Tower Road, where you expect to see the Peterson lot, it s not there; instead there s a hollow or a draw. It has changed three or four times since then. He said it s a fill site, and the only reason it has not slumped is that since the parking lot was put in, there has been an impervious layer above it. His concern is that if you make it a pervious top surface, the fill will become saturated and will begin to flow. The person who built the parking lot in the 1950s said he doesn t remember whether the fill was all from one location or if it was from several. He does remember that he buried a couple of his old dump trucks in the site. Mr. Brittain said it's unlikely that the fluids were drained out of the vehicles, and if that's the case and if we start to get water in this area, it could start to float the gas and oil up from the trucks. And with moisture, you may get differential settling. If it turns out badly, the funding agency may come to the conclusion that this type of parking lot doesn't work. Mr. Cutter responded that they have done a number of test digs and infiltration tests as part of their preliminary investigations. The water table is way down deep, so he can't imagine water ever coming up in that area. The water percolates down fairly rapidly, which could be a result of fill material. They do intend to do several borings throughout the site as part of the next design phase to confirm the soil and underground conditions. They have done several perimeter borings already. PB Resolution No. 2016-019: SEQR Determination - Type II Action, Cornell University - Peterson Parking Lot Reconstruction, Tax Parcel No. 67.-1-13.2, NW Corner of Tower Road and Judd Falls Road Moved by Yvonne Fogarty; seconded by Joseph Haefeli WHEREAS: This action involves a SEQR determination for the proposed Cornell Peterson Parking Lot Recon struction project, located on the northwest corner of Tower and Judd Falls Roads on the Cornell University Campus, Town of Ithaca Tax Parcel No. 67.-1-13.2, Low Density Residential Zone. The project, which is part of Cornell's Green Innovation Grant Program, involves converting the existing impervious asphalt parking lot to a porous pavement parking lot that includes pavement minimiza tion, tree preservation and planting, bio-retention features and other green infrastructure stormwater management practices. Cornell University, Owner/Applicant, David Cutter, University Landscape Architect, Agent; NOW THEREFORE BE IT RESOLVED: This is a Type II Action, pursuant to 6 NYCRR Section 617.5(c)(2) of the regulations of the New York State Department of Environmental Conservation promulgated pursuant to the State Environ mental Quality Review Act, because the Action constitutes a "replacement, rehabilitation, or reconstruction of a structure or facility, in kind, on the same site, including upgrading buildings to meet building or fire codes." Thus, Town of Ithaca Planning Board site plan and special permit approvals for this project are not subject to review under SEQR. Vote Planning Board Minutes 04-05-2016 Page 3 of 11 Ayes: Wilcox, Collins, Haefcli, Beach, Fogarty, Meier Swain, Bosak AGENDA ITEM Public Hearing: Consideration of preliminary and final site plan approval and special permit for the proposed Cornell Peterson Parking Lot Reconstruction project, located on the northwest corner of Tower and Jiidd Falls Roads on the Cornell University Campus, Town of Ithaca Tax Parcel No. 67.-1- 13.2, Low Density Residential Zone. The project, which is part of Cornell's Green Innovation Grant Program, involves converting the existing impervious asphalt parking lot to a porous pavement parking lot that includes pavement minimization, tree preservation and planting, bio-retention features and other green infrastructure stormwater management practices. Cornell University, Owner/Applicant, David Cutter, University Landscape Architect, Agent Mr. Wilcox moved and Mr. Beach seconded postponing the public hearing on the matter of the Peterson Parking Lot Reconstruction to a later date convenient for the applicant so the appropriate application materials can be submitted and reviewed. The board voted unanimously in favor. AGENDA ITEM The Town of Ithaca Planning Board will consider proposing to establish itself as lead agency to coordinate the environmental review of the proposed Cornell University Maplewood Apartments Redevelopment project located between Maple Avenue and Mitchell Street, Town of Ithaca Tax Parcel No.'s 63.-2-10.2, 63.-2-1, 63.-2-2, 63.-2-14, and 63.-2-3, High Density Residential Zone. The proposal involves demolishing the existing Maplewood housing complex and redeveloping the +/' 16 acre site with 500-600 residential units (studios and 1-4 bedroom units) in a mix of townhomes, stacked flats, and multi-family apartment buildings. The project will also include some small retail, new interior streets, parking areas, pedestrian facilities, open spaces, stormwater facilities, and a community center. Cornell University, Owner/Applicant; Scott Whitham, Whitham Planning & Design, LLC, Agent Ms. Herleman recused herself from this discussion, stating that as a graduate student at Cornell - and therefore a potential tenant of the development - and a representative on the graduate student assembly, she has strong opinions on this issue. Mr. Wilcox added that she made comments to the planning board at the last meeting regarding this proposal, which could indicate a potential bias about the project. Mr. Whitham said they want to keep the planning board abreast of the design, which has changed since the last meeting. He also announced that they were holding a public meeting the following night at 7 p.m. at the Belle Sherman School for the Bryant Park neighborhood. Mr. Wilcox said that board members are encouraged to attend these public sessions. He reminded them to listen and ask questions for clarification, but not to express opinions about the project during these neighborhood meetings. Ms. Bosak pointed out that during the Holochuck consideration, planning board members were instructed not to attend meetings with neighborhood associations. Planning Board Minutes 04-05-2016 Page 4 of 11 Mr. Whitham introduced his associates, Jeffrey Resetco, EdR Trust, and Siva Venkataramani, Torti Gallas and Partners. Mr. Venkataramani presented the progression in the plan that has happened through input from the community meetings and from stakeholders like the planning board. The plan the board saw from February laid out the foundations of the vision. Some of the notions are: creating a gateway at both Mitchell and Maple avenues, creating greenways connecting to the grid in the Belle Sherman neighborhood and beyond, preserving the trees and the natural vegetation along the eastern edge of the project, establishing a hierarchy of open space, and introducing a block structure that lends itself to more neighborhood-scale buildings, so it's contextual to the neighborhood. Concerns were raised at the community meetings regarding the proximity of the apartment buildings in the southwestern corner to the Belle Sherman cottages. The previous iteration of the plan also had apartments making the greenway connections to the East Ithaca trail. The next progression tries to resolve that by pushing the apartments at Mitchell Street back and introducing the lower buildings at that location. They also combined two apartment buildings into one. The lower buildings will act as a buffer or transition between the high-rise and low-rise neighborhoods. The new plan also widens the buffer space along the trail, which allows landscaping, rain gardens, and bioretention practices to happen at a more comfortable scale, whereas before, it was a little pinched. Not grading the hill helps preserve all of the trees along the downside of the hill on the eastern edge, which gives the natural amenity back to the neighborhood. That now becomes an open space amenity that links the upper neighbor hood with the lower neighborhood. Tliey've also reoriented some of the view corridors towards the high points. The neighborhood-scale retail is now in the town, and they're proposing that the city parcel become a nice gateway to the East Ithaca trail. They're thinking of using that area for landscape elements for things like a bus shelter, a bike station, etc. Ms. Collins said it's good to see that it's progressing as a result of interactions with the community. She asked if the orange buildings are all the same height. Mr. Venkataramani said that they are mostly four-story buildings, but they'll have articulation ranging from three to four stories. Elements will be picked up from the townhouse architecture, so they won't look like huge, long buildings. Ms. Collins didn't like the new parking lots and preferred parking that was more dispersed, giving it a more neighborhood feel. Mr. Wilcox assumed that moving the larger buildings to the east came in reaction to comments from people who live in the neighborhood. The reasonable idea of moving the larger buildings away from the edge creates a transition from single-family to multi-family to four-story buildings. The trick then is balancing what they're asking for with what this board would like to see versus what the town board might want to see. Mr. Haefeli echoed what Ms. Collins said about massing the new parking. Ms. Meier Swain asked about sustainability and green practices. Planning Board Minutes 04-05-2016 Page 5 of 11 Mr. Resetco said they have been focused on the site plan and the sustainability pieces of the site plan related to stormwater. Their goal is to maintain the same or less impervious surface as is on the site now. They need another month or so of design to put together details on the sustainable features of the site. Ms. Collins stated that when reading through the materials, it's not clear who the owner is and who the applicant is. She asked for clarification. Mr. Resetco responded that EdR is the owner. Wliitham Planning i&l Design and Torti Gallas and Partners are the designers. Cornell will maintain ownership of the land and EdR will own all the improvements on the land. EdR will manage and maintain the property. They will have a ground lease with the university, the terms of which are not yet finalized. The goal for the completion of the documents - the management agreement, the development agreement, and the ground lease - is June of 2016. The process of approvals will take them to September-October, at which time they hope to do demolition and start construction, with the occupancy expected to occur in July of 2018. Ms. Collins stated that the resolution did not reflect this ownership and that she remained confused. Ms. Balestra responded that staff typically considers the owner of the land as the owner and the applicant as either their consultant or the team. Ms. Brock suggested adding EdR Trust as applicant, along with Cornell. Ms. Fogarty asked who would maintain the property. Mr. Resetco responded that their standard is to have a full-time management team on site during typical business hours; there will also be a number of community assistants, or residents, who live on the property and work for EdR. They assist residents with various problems. There's someone on call all the time to respond to the residents' needs. They will have a full-time maintenance manager who will keep the property in first-class condition. To a question from Ms. Fogarty regarding the use of local building tradespeople, Mr. Wilcox stated that the planning board can consider the question of local labor if the town board includes language to that effect in the PDZ; otherwise, it's outside our realm. Mr. Bosak pointed out that at the end of the EIS process, the board will be asked to consider whether the environmental impacts of the project are outweighed by the benefits to the community, and at that point, things like local employment and property taxes are going to be very much in his mind in making that judgement. So, in the EIS process, he will want to know detailed answers to those questions. Regarding planning board members going to neighborhood meetings, Ms. Brock said you're supposed to make your decision based on information in the record, and if you're going to public meetings that provide information that may or may not end up in the record, some of you will hear it and some of you won't. Maybe that's why the last time, you were instructed not to attend those meetings. Planning Board Minutes 04-05-2016 Page 6 of 11 Mr. Wilcox drew die distinction between a meeting held by the applicant for members of the public and a meeting held by a neighborhood association with a stated position where they might be formulating strategy or discussing options. Ms. Brock asked whether the meetings will be part of the public record, as appendices to the EIS, for example. Mr. Whitham said there will be separate meetings for the EIS, but that these won't be part of it. Mr. Wilcox requested that if planning board members hear or see something at one of these meetings that informs their decision, they should make sure to share that with other members of the board. He stated that he attended their presentation to the town board and the applicant's presentation to the planning committee because he wanted information early. Ms. Brock added that members should report back to the planning board any information they hear that's different from what they hear at planning board meetings. Mr. Haefeli pointed out that it's publicly disseminated information ~ it's information that's available to all of us, like an article in the newspaper. PB Resolution No. 2016-020;Lead Agency - Declaration of Intent, Maplewood Redevelopment Project, Tax Parcel No*s. 63.'2'10.2, 63.-2-1, 63.-2-2, 63.-2-3, 63.-2-14, Between Maple Avenue &. Mitchell Street Moved by Fred Wilcox; seconded by John Beach WHEREAS: 1. The Town of Ithaca Planning Board, at its meeting on March 15, 2016, considered a Sketch Plan for the proposed Cornell University Maplewood Apartments Redevelopment project located between Maple Avenue and Mitchell Street, Town of Ithaca Tax Parcel No.'s 63.-2-10.2, 63.-2-1, 63.-2-2, 63.-2-14, and 63.-2-3, High Density Residential Zone. The proposal involves demolishing the existing Maplewood housing complex and redeveloping the +/-17 acre site with 500-600 residential units (studios and 1-4 bedroom units) in a mix of townhomes, stacked flats, and multi- family apartment buildings. The project will also include some small retail, new interior streets, parking areas, pedestrian facilities, open spaces, stormwater facilities, and a community center. Cornell University, Owner/Applicant; EdR Trust, Applicant; Scott Whitham, Whitham Planning Design, LLC, Agent, and 2. The proposed project, which requires site plan approval and special permit by the Planning Board and a rezoning to a Planned Development Zone (PDZ) by the Town of Ithaca Town Board, is a Type 1 action pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617, and Chapter 148 of the Town of Ithaca Code regarding Environmental Quality Review, because the proposal involves a zoning change and the construction of 250 or more residential units (30 or more per Town Code) that will be connected to existing community or public water and sewage systems (§617.4 (b)(3) and (b)(5)(iii);Town Code Section 148-5.B(2)), and Planning Board Minutes 04-05-2016 Page 7 of 11 3. A Full Environmental Assessment Form, Part 1, has been submitted by the applicant, along with application materials and a letter from Wbitbam Planning Design, LLC (agent for the appli cant), dated March 21, 2016, that states that the applicant is "anticipating the production of an EIS" and is "planning to develop a Scoping Document after the April 5''* meeting in which the Board declares its intent as Lead Agency," NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby proposes to establish itself as lead agency to coordinate the environmental review of the proposed actions, as described above, and BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby requests the concurrence of all involved agencies on this proposed lead agency designation, said concurrence to be received by the Town of Ithaca Planning Department no later than May 5, 2016. Vote Ayes: Wilcox, Collins, Haefeli, Beach, Fogarty, Meier Swain, Bosak AGENDA ITEM Public Hearing: Consideration of preliminary and final subdivision approval for the proposed 2-lot subdivision located at 341 Coddington Road, Town of Ithaca Tax Parcel No. 53.-I-I4.22, Medium Density Residential Zone. The proposal involves demolishing the existing structure and subdividing the 1.47 +/- acre parcel into a 0.51 +/- acre parcel (Lot I A) and a 0.96 +/' acre parcel (Lot IB). Orlando lacovelli, Owner/Applicant. Mr. Wilcox stated that even though the application was pulled, he would give members of the public a chance to speak. Mr. Brittain said he doesn't know what's going to happen. He's disappointed that Mr. lacovelli saw no value in the house. He's disappointed in the preservation community for not showing interest when the house went up for auction. He's disappointed that the town plan has no teeth. He's disappointed that the town planners took a hands-off approach. He thinks they could have reached out to Historic Ithaca and asked them if they wanted to be involved. He was pleased with the planning board's interest. He's grateful that the house is still there and is hopeful that something good will come of it, specifically, that we won't be caught flat-footed again when someone wants to knock down a nice house. A concern for him is Forest Home, because he knows that developers have offered to buy some of the houses there for assessed value to knock them down and put in McMansions. He fears that the little community will start to change. Mr. Bosak asked what we might do differently in the future. How would we know farther in advance? Mr. Brittain said that Historic Ithaca has just celebrated its 50th anniversary. What started that was the loss of several irreplaceable buildings. He's hoping that now there's impetus for change because three months ago, it wasn't on the radar. Planning Board Minutes 04-05-2016 Page 8 of 11 Ms. Ritter made a statement regarding what we might do for historic preservation. There are property rights and then there are ways for a community to protect historic resources. She's familiar with districts: where you have a number of houses in one vicinity, you can create a district. Where she lived previously, people put signs in their yards; they did not want to be part of the district, they did not want to be told what paint they could use. Districts can be very contentious and controversial, but that is one way to protect historic homes from being demolished. Without districts, she doesn't know how we can establish protection for houses. She suggested a carrot approach, where we reach out to the homeowner and tell them that if they get listed on the National Register, there might be oppor tunities for slightly relaxed building code requirements for those homes. She's completely open to learning what can be done to protect certain houses. It might be difficult for just a few houses on a road, like Coddington, whereas there are neighborhoods with a lot of houses together like Forest Home and Glenside that have been identified in the town's historic resource survey as having some historic value. Mr. Haefeli pointed out that Mr. lacovelli kept saying that we made him do this. He asked if the town was going to do anything about the duplex issue. Ms. Ritter responded that the town board will hold a public hearing on the 11th to discuss the issue of a moratorium on construction of new homes with accessory apartments. Ms. Balestra said that if the town board enacts the moratorium on two-family structures, it will be for a period they decide. Within that timeframe they're going to look at a lot of things. They may decide on a restriction on owner occupancy; there might be design guidelines. The whole purpose of the moratorium is for the town board to research the options and figure out the best course of action. Ms. Brock said that there's not a hard and fast limit on the duration of a moratorium. If they set it for six months, they can extend it if they're making good progress. They can't extend it indefinitely. Ms. Fogarty asked what happened when people went to look at the house. Ms. Balestra said the inspection team included Mr. lacovelli and his engineer, a structural engineer they work with who has experience with old-house rehabilitation, a representative from Historic Ithaca, Rick Lazarus, and Ms. Ritter. Ms. Ritter said that she never received the report that was supposed to come out of it. The house was gutted and there were certain things that would not meet code today. Mr. lacovelli's inspector thought it would take a lot of money to bring it up to code. Mr. Lazarus thought that if the house were moved to Danby, there would be more relaxed building standards. He knew of three people interested in the house. He's willing to coordinate any move, but did not want to do it himself. He thought it would take a year or more. Ms. Collins said that going forward, if someone comes to the town and says they want to bulldoze a house, if there were some way of knowing that the house has some significance - if it was on the inventory - there might be a discussion. Historic Ithaca could discuss the options with the owner. Planning Board Minutes 04-05-2016 Page 9 of 11 Ms. Meier Swain said that people have a right to do certain things with their property. She was hesitant about asking them to delay what it is they want to do in order to satisfy the desires of other people. Mr. Bosak commented that the moratorium is not about demolishing this house—the house is collateral damage. It s about someone building two big duplexes on two parcels, or just one on one, or none at all. Ms. Ritter added that an internal change is that the building department is sharing with the planning department all the permits that come in each week, including demolition permits. We previously wouldn't always know when a demolition permit came in. Ms. Brock said she didn t think Mr. Brittain's criticism of the planning department was fair. Mr. Brittain said that it seemed that no one outside the town government knew about this. It seemed that there was no outreach. Ms. Brock said that s a different conversation. What is planning staff s obligation to reach out to different interest groups and tell them they might want to come in and oppose an application? That's not their job. Maybe there should be a different way for that information to get out to those interest groups, but she doesn't think it's the planning department's job to do that. Historic Ithaca should be reading the agenda. Everything is on the web. Mr. Brittain agreed and said they could be reading foreclosure announcements. He wasn't trying to place all the burden on town government. The preservation community could do a lot more. Mr. Wilcox pointed out that Historic Ithaca was between directors at the time of this application. AGENDA ITEM Discussion of comments concerning the Draft Generic Environmental Impact Statement (GEIS) for the proposed Chain Works District Redevelopment Project. The proposed Chain Works District Redevelopment Project seeks to redevelop the 800,000 +/- square foot former Morse Chain/Emerson Power Transmission facility and construct new buildings on portions of the 95-acre site within the City and Town of Ithaca Ms. Ritter said that the next two planning board meetings will also have this discussion item. Mr. Wilcox said he attended the meeting at Cinemapolis last week, where they opened the public hearing to gather input. Those comments will become part of the final CEIS. All comments had to do with the current environmental issues on the site and how the applicant was proposing to take care of them, and most people expressed the idea that the measures outlined were insufficient. Four or five of the city planning board members were present when they opened the public hearing at 4 p.m., but after the public hearing was opened, the members of the planning board left. The attorney for the applicant did a presentation, then members of the public spoke. Ms. Ritter said the town board has the discussion item on their agenda as well. She thinks the town board will ask for an extended public comment period. The city and town had a joint meeting of the Planning Board Minutes 04-05-2016 Page 10 of 11 planning committee to start looking at the PDZ language and that issue was raised. The applicant has to be agreeable to extending it, and she's not hearing that he's agreeable. AGENDA ITEM Persons to be heard - Nobody came forward to address the board. AGENDA ITEM Approval of Minutes PB Resolution No. 2016-021; Minutes of March 15, 2016 Moved by Linda Collins; seconded by John Beach RESOLVED, the Planning Board approves the minutes of March 15, 2016, as amended. Vote Ayes: Collins, Haefeli, Beach, Fogarty, Meier Swain Abstentions: Wilcox, Bosak, Herleman AGENDA ITEM Other Business Mr. Wilcox said the Planning Federation conference was coming up. Ms. Ritter said that Maplewood would like to come back for the next meeting to get the board's input on a draft scoping document. Mr. Wilcox said that we don't have a proposal. We have to make the determination whether the proposed project could have potential significant environmental impacts, and then we can go to the scoping process. The only thing we have is an llxl7-inch piece of paper showing where the buildings are going to be. Ms. Ritter said there are some potential impacts that could be identified: traffic, community charac ter. She thinks there are energy sustainability issues and issues with the demolition. She said to think of it as a sketch plan scoping document to say. This is okay with what we know now, but we'll expect you to come back with more drawings. Mr. Wilcox responded that a month or two down the road, the board will make the determination that the scoping document is required and they'll hold a public hearing and go through those again. He thought it was a waste of the planning board's time and their time. They're trying to do whatever they can to speed this up. Ms. Ritter agreed, saying that if they don't meet the construction, it's another whole year before the students can move in. The town board has said they'd like to help move this along if they can. Mr. Beach was in agreement with Mr. Wilcox. He thought it felt like special treatment. Planning Board Minutes 04-05-2016 Page II of 11 Ms. Ritter said that, to some degree, there's a strong desire for Cornell to provide housing. This community needs more housing for students to open things up for other people. Mr. Wilcox agreed the project is important, but restated that there is no proposal yet. Ms. Collins asked about the PDZ process. Ms. Ritter responded that the planning committee will need to look at it for two to three months, then it will be referred to the town board and they'll consider it, but they can't create it without the environmental impact statement. In order for the applicant to meet their deadlines, they're cutting it really close. Mr. Bosak said that without a concrete proposal, we have no idea how to do a scope. The board agreed, and Mr. Wilcox said the planning board politely declines their offer. Tlieir project needs to get to the point where they have a firm number of units and beds. Ms. Meier Swain asked whether Chainworks had such firm numbers. Ms. Brock explained that they're doing a Generic Environmental Impact Statement, so it's conceptu al. Then when they actually do specific projects, if they exceed certaiii thresliolds that get set by the board, they have to go through site-specific environmental reviews. So if Maplewood wants to do a GEIS and come back with separate environmental reviews for certain components, it would be different. But they want to do an EIS, which is on a project. Mr. Bosak requested that at some point, they provide a draft timeline like the one Ghainworks provided. Ms. Balestra responded that for Holochuck, they provided the timeline after scoping. Ms. Herleman asked to whom she should direct technical questions about the Chainworks project. Ms. Ritter suggested she submit them directly to the applicant, possibly via the Chainworks web site. Mr. Bosak and other members of the board requested that another portable microphone be procured. AGENDA ITEM Adjournment Upon a motion by Mr. Haefeli, the meeting adjourned at 8:53 p.m. Respectfully submitted. DeAugistine, Deputy Town Clerk C j