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HomeMy WebLinkAboutPB Minutes 2021-01-19TOWN OF ITHACA PLANNING BOARD January 19, 2021 Because of the Novel Coronavirus (COVID-19) and associated NYS Executive Orders regarding health and safety measures, the meeting was held via Zoom Minutes Board Members Present: Liebe Meier Swain, Chair; Members Fred Wilcox, Yvonne Fogarty, Cindy Kaufman, Greg Lindquist, Jamie Vanucchi, Ariel Casper and Margaret Johnson Town Staff: Chris Balestra, Planner; Marty Moseley, Director of Codes; Susan Brock, Attorney for the Town; Daniel Thaete, Director of Engineering and Paulette Rosa, Town Clerk Ms. Meier Swain opened the meeting at 7:02 p.m. Agenda Item 1 Consideration of a modification of a Planning Board condition for the proposed construction of a garage located at 116 Woolf Lane, Town of Ithaca Tax Parcel No. 23.4-11.122, Medium Density Residential Zone. The proposal involves construction of a two -car garage within the required 30' front -yard buffer. The buffer was required as part of the Westwood Hills Clustered Subdivision that was approved in 1987. Maria Wolfe, Owner/Applicant. Ms. Wolf gave an overview of the request to build a modest, detached, single story garage. She said her plan was to keep it fairly simple with windows on both sides, the side facing the road and the side facing the backyard, so there isn't just a blank wall that you are looking at. She said that her house seems to be the only one without a garage and the proposed location is the only practicable spot to put it. Discussion Mr. Wilcox asked Ms. Wolf to describe the landscaping she mentioned more fully. Ms. Wolf stated that there an existing hedge row of Rose of Sharon bushes that are beautiful and those will remain as well as additional blooming shrubs. There is an old pear tree that will be removed because it is a hazard right now, and they have already planted some cherry trees in the backyard close to where the garage is proposed. She added that they will reseed of course and plan on making the area around the garage very nice with bushes and color, although she didn't know what types of plants at the moment. Mr. Wilcox asked if she would be willing to put that in writing, and she agreed she could do that. Ms. Kaufman had a few questions about the siting of the garage saying that she had sketched it out a bit and thought there might be other options by shifting it back and towards the house more. She PB 2021-01-19 (Filed 2021-01-26) (Approved 3/2) Pg. 1 was concerned with the bulk of the garage and the aesthetics and would have liked to have seen a rendering of the proposed garage and house with more details on the dimensions. Ms. Meier Swain noted that there are two parts to the action tonight, SEQR and Determination, and asked Ms. Balestra for comments on the environmental impact. Ms. Balestra stated that this is a road within a subdivision which is very lightly traveled and leads nowhere and, in her opinion, there is no impact to the neighbors or the community at large. Ms. Vanucci asked why the 30' foot buffer is in place, especially at the road frontage and not a side or rear yard buffer. Ms. Balestra responded that many subdivisions in the 80's had peculiar conditions put in and there is no reason stated in any of the minutes or project files. Mr. Wilcox added that it may be that clustered subdivisions were new then, and they were trying to think of every protection or angle and somehow thought it was necessary. Ms. Brock stated that current zoning for medium density residential would be 25' foot setback from the street line in the front yard. Ms. Meier Swain said that would mean it would be deficient in either instance, and would require a variance or action of some sort regardless of the buffer placement. SEQR Determination There were minor changes which had been sent out prior to the meeting to members and deemed acceptable. PB Resolution 2021-001: SEQR Modification of Planning Board Condition 2(b) 116 Woolf Lane Tax Parcel No. 21-1-11.122 Town of Ithaca Planning Board, January 19, 2021 Whereas: This action is Consideration of a modification of a Planning Board condition for the proposed construction of a garage located at 116 Woolf Lane, Town of Ithaca Tax Parcel No. 23.-1- 11.122, Medium Density Residential Zone. The proposal involves construction of a two -car garage within the required 30' front -yard buffer. The buffer was required as part of the Westwood Hills Clustered Subdivision that was approved in 1987. Maria Wolfe, Owner/Applicant; PB 2021-01-19 (Filed 2021-01-26) (Approved 3/2) Pg. 2 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in the environmental review with respect to the proposed subdivision condition modification; 3. The Planning Board, in granting Final Subdivision Approval for the Westwood Hills Subdivision, on October 6, 1987, imposed certain conditions of approval, including Condition 2(b) that states there be at least a 30-foot-wide buffer zone along the entire perimeter of the subdivision (except adjacent to the public open space); and the applicant has submitted a request to construct a garage that encroaches 16+ feet into the 30-foot buffer; 4. The Planning Board, on January 19, 2021, has reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, prepared by the applicant, Parts 2 and 3 prepared by planning staff, a narrative, a survey entitled "Site Plan, No. 116 Woolf Lane, Town of Ithaca, Tompkins County, New York," prepared by Sheive Land Surveying and dated 12/18/2020, and other application materials; and 5. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed subdivision condition modification; 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 Short EAF Part 1 and for the reasons set forth in the Short EAF Parts 2 and 3, and, therefore, an Environmental Impact Statement will not be required. Moved: Greg Lingquist Seconded: Fred Wilcox Vote: Meier Swain, Wilcox, Fogarty, Casper, Vanucchi, Lindquist and Kaufman Public Hearing Ms. Meier Swain opened the public hearing at 7:28 p.m. There was no one present on the Zoom platform and Ms. Rosa stated for the record that no one had attempted to call or contact her regarding the action. The hearing was closed. Ms. Balestra noted that they had received two communications in support of the proposed garage. One was Dan Tasman, who lives in the area and is also a member of the Town Planning Department, and another neighbor. Modification Determination Ms. Kaufman reiterated her concern about the bulk of the garage and aesthetics. Ms. Wolf stated that she has a modest budget and it will be a 2-car garage entered by the driveway, not the street so the way the cars are currently parked is the way the garage will be entered. It will PB 2021-01-19 (Filed 2021-01-26) (Approved 3/2) Pg. 3 match the shape of the house or porch or complement them. She wants something tasteful ; it will have two doors, because one door garages have issues with sagging, but it will be for 2 cars and as stated, a window on the street facing side to break up any chance of it looking like a blank box and the landscaping she had described. The roofline is still being determined as to which will look the best. Ms. Wolfe added that the picture of another garage that is in the packet is much larger and taller than what she is planning, and the angle will match either the porch or the house. Ms. Kaufman thanked her for the detailed description. The draft resolution was moved and seconded and the board drafted conditions regarding the landscaping and having a window facing the street to address concerns regarding aesthetics. PB RESOLUTION 2021 -002: Modification of Planning Board Condition 2(b) 116 Woolf Lane Tax Parcel No. 21-1-11.122 Town of Ithaca Planning Board, January 19, 2021 WHEREAS: 6. This action is Consideration of a modification of a Planning Board condition for the proposed construction of a garage located at 116 Woolf Lane, Town of Ithaca Tax Parcel No. 23.-1- 11.122, Medium Density Residential Zone. The proposal involves construction of a two -car garage within the required 30' front -yard buffer. The buffer was required as part of the Westwood Hills Clustered Subdivision that was approved in 1987. Maria Wolfe, Owner/Applicant, and 7. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in the environmental review with respect to the proposed subdivision condition modification, has, on January 19, 2021, made a negative determination of environmental significance, after reviewing and accepting as adequate a Short Environmental Assessment Form Part 1, prepared by the applicant and Parts 2 and 3, prepared by planning staff, and 8. The Planning Board, in granting Final Subdivision Approval for the Westwood Hills Subdivision, on October 6, 1987, imposed certain conditions of approval, including Condition 2(b) that states there be at least a 30-foot-wide buffer zone along the entire perimeter of the subdivision (except adjacent to the public open space); and the applicant has submitted a request to construct a garage that encroaches 16+ feet into the 30-foot buffer; and 9. The Planning Board, on January 19, 2021, has reviewed and accepted as adequate a narrative, a survey entitled "Site Plan, No. 116 Woolf Lane, Town of Ithaca, Tompkins County, New York," prepared by Sheive Land Surveying and dated 12/18/2020, and other application materials. PB 2021-01-19 (Filed 2021-01-26) (Approved 3/2) Pg. 4 NOW THEREFORE BE IT RESOLVED: 1. That the Planning Board hereby waives certain requirements for modification of this subdivision approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver will result in a significant alteration of neither the purpose of subdivision control nor the policies enunciated or implied by the Town Board; and 2. That the Planning Board hereby grants the requested modification from condition 2(b) of the previously approved Westwood Hills Subdivision, to allow the proposed garage at 116 Woolf Lane to encroach 16 feet (up to 20 feet, if required by NYS Building Code) within the required 30-foot buffer, as shown on the survey listed in Whereas #4 above, subject to the following conditions: a. No further encroachment into the required 30-foot buffer shall be permitted, and b. Submission of a landscaping plan subject to approval by the Director of Planning, prior to issuance of a building permit, showing reseeding of disturbed land and plantings around the garage perimeter of bushes and flowering plants; prior to the issuance of a Final Certificate of Occupancy, within 6 months of the completion of the garage construction, the approved landscaping plan shall be completed, and c. The garage construction shall be one-story and have at least one window facing the street, and d. Filing in the Tompkins County Clerk's Office of this Planning Board resolution and a map of 116 Woolf Lane showing the modification of the cluster subdivision's 30-foot buffer requirement for that lot. The map shall include a signature from the Chairperson of the Planning Board, as required for subdivision plats, and a note referencing this Planning Board resolution, and stating that the map shows the amendment to the Westwood Hills Residential Subdivision's street line buffer requirement for 116 Woolf Lane, Tax Parcel No. 23.-1-11.122 (shown as lot #9 on the previously approved Westwood Hills Residential Subdivision Final Plat -Phase One dated September 11, 1987, signed on November 18, 1987, and filed on November 24, 1987 in the Tompkins County Clerk's Office in Map Drawer X1I, 45, Control # BF022540-001). Moved: Liebe Meier Swain Seconded: Yvonne Fogarty Vote: Meier Swain, Wilcox, Fogarty, Casper, Vanucchi, Lindquist and Kaufman Agenda Item 2 - Nomination and Election of Vice -Chairperson for 2021 Mr. Wilcox indicated he would be willing to serve as Vice -Chair. Motion to appoint Mr. Wilcox as Vice -Chair for 2021 made by Mr. Casper, seconded by Ms. Meier Swain, Mr. Wilcox abstained, Ms. Johnson voted as alternate, unanimous. PB 2021-01-19 (Filed 2021-01-26) (Approved 3/2) Pg. 5 Agenda Item 3 — Persons to be Heard Ms. Rosa stated that she saw no one present or indicating that they wished to speak, and no one had contacted via email her wishing to be heard. Agenda Item 4 — Approval of Minutes — Pulled. Agenda Item 5 — Other Business Ms. Balestra gave an overview of the next meeting's agenda items. Swearing In Ms. Rosa led the new and reappointed members in the recitation of the Oath of Office. Members will arrange to sign the Oaths at their earliest convenience. Adjourn Meeting was adjourned upon a motion and a second, unanimous. Submitt Paulette Rosa, Town Clerk PB 2021-01-19 (Filed 2021-01-26) (Approved 3/2) Pg. 6