HomeMy WebLinkAboutPB Minutes 2021-04-06TOWN OF ITHACA PLANNING BOARD
TOWN
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Shirley A. Raffensperger Board Room, Town Hall
215 North Tioga Street
Ithaca, New York 14850
Tuesday, April 6, 2021
Because of the Novel Coronavirus (COVID-19), the Town of Ithaca Planning Board Meeting scheduled
for April 6, 2021 will be held electronically via Zoom, instead of a public meeting open for the public to
attend in person. Members of the public may listen to (call in on cell or landline: (929) 436-2866 and
enter the Meeting ID: 675 059 3272) or view (by computer go to hyg% -_//zoom.us/067 5 3272) the
Board meeting through Zoom.
AGENDA,
7:00 P.M. SEQR Determination: His Holiness the Great 14" Dalai Lama Library and Learning Center,
201 Tibet Drive.
7:00 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and
Special Permit for the proposed His Holiness the Great 141 Dalai Lama Library and
Learning Center, located at 201 Tibet Drive (off NYS Route 96B), Town of Ithaca Tax
Parcel No. 41-2-10, Medium Density Residential Zone. The project involves construction
of a new 9,230 +/- square foot, two-story building, which will contain the library, exhibit
space, a reading room, a great hall for events, a meeting room, and office and storage space.
The project will also include an entry plaza, paving existing parking, a walkway/path,
landscaping, outdoor lighting, and stormwater facilities, Namgyal Monastery Institute,
Owner/Applicant; Kimberly Michaels, Trowbridge Wolf Michaels Landscape Architects
LLP, Agent.
3. Persons to be heard.
4. Approval of Minutes: March 16, 2021
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 or tqT
(A quorum of four (4) members is necessary to conduct Planning 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
TOWNTOWN OF ITHACA PLANNING BOARD
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NOTICE OF PUBLIC HEARINGS
ims-d�aALdI.O..2021
By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that a Public Hearing
will be held electronically by the Planning Board of the Town of Ithaca on Tuesday, April 6, 2021, at the
following time and on the following matter:
7:00 P.M. Consideration of Preliminary and Final Site Plan Approval and Special Permit for the
proposed His Holiness the Great 141 Dalai Lama Library and Learning Center, located at 201
Tibet Drive (off NYS Route 96B), Town of Ithaca Tax Parcel No. 41-2-10, Medium Density
Residential Zone. The project involves construction of a new 9,230 +/- square foot, two-story
building, which will contain the library, exhibit space, a reading room, a great hall for events,
a meeting room, and office and storage space. The project will also include an entry plaza,
paving existing parking, a walkwaylpath, landscaping, outdoor lighting, and stormwater
facilities. Namgyal Monastery Institute, Owner/Applicant; Kimberly Michaels, Trowbridge
Wolf Michaels Landscape Architects LLP, Agent.
Because of the Novel Coronavirus (COVID-19), the Town of Ithaca Planning Board Meeting scheduled for
April 6, 2021 will be held electronically via Zoom, instead of a public meeting open for the public to attend in
person. Members of the public may listen to (call in on cell or landline: (929) 436-2866 and enter the Meeting
ID: 675 059 3272) or view (by computer go to b14L0/7oom.us/, click on "Join A Meeting" and enter the
Meeting ID: 675-059-3272) the Board meeting through Zoom.
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 29, 2021
Publish: Wednesday, March 31, 2021
TOWN OF ITHACA-
1, 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 Hearingsto be held b the Town of Ithaca Plann, n the Town of
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Ithaca Town Hall, 215 North _Tio q Street - ---- -T�e-Yqikx�mdaY.. APIA., 6 2021
.00 M commenci 'M a
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Location of Sign Board used for Posting: Town Clerk Sign Rngrd-, 215 North Tjo a Street.
Date of Posting: March 29, 2021
Date of Publication: March 31, 2021
Sandra Polce, Senior Typist
Town of Ithaca
STATE OF NEW YORK) SS:
COUNTY OF TOMPKINS)
Sworn to and subscribed before me this 3 1" day of March 2021.
11
.4�'a 1.
Notary Public
"I' aWIaN OF I"I"B-ACA P ANN,IN IC; OAIRD
NItyrIACig
cu, gxulll h_?Q? N a
By direction of the Chairperson of the Planning Board,
NOTICE IS, h'NEREByr"- OVEN that a Pubfic Hearing will be
held elemtironicallys Ibya'the Maraenu ng'Boare1 of the Town of
Ithaca on °Tue;stlaya, April 6,"2021, at the lfollcrwnalrag tlrrne
and taro the folllownsurng ranar:ter:
e':00 PAW, Co nsIderatiaarra of Prellrrnurnaryr and Final
Site Plan Approval and gnec'laal Permit taar the proposed
His hNofi ness the Great 14thv Dalai L,airraa Librar and Le arar-
6 irr5Center, located at 201 11bet Drive (of,NYS Route
), "rcnvrsrn c;4 Ithaca Tax Parcel No. 43.•-1g, IvAwJBo.yrn
lyeraslty Residevatlall Zone. The project Involves construc-
t'Ircara of a new 9,230 /- scquare foot, twee -;Query building,
Which w,w iff contain the Hbraryr, exhibit space, a reading
rooir n„ a gireat hall for events, as irneetirnrg roornn, and office,
avid storage space. rhae prop e,ct wain als,& lenciudean entry
plaza, paving existing gnarklrag, a walkway/path, lan soap-,,,,
Imes, outr ooi liaalntin a, arid storraaoowoater',fa unties,. N«Paatti°aoval
of Ithaca 'lPlanning Board Me tg ngl scheduled for A rii, 6 .,
0:21 wrwM be'hnel Oec,-ttronicalty viaoorn, I:nstea o a
public rneetnrn �°Ng open, or then: �uhnNGrc: to attend in (person,
Members of ttne Iranul-alls vrnau `rrtrcnvn t "mall in on c'eli or
landIlroe° (929) 436-�"866 and re rater the Meeting ID: 675
059 F g or vlevar (by computer go to httl:as.//zaaanrrn.0 ,
click on "John A Meentlrng" and enter the Meeting III» N 75—
gyp« 9-32 2,) the Board vteeetleng through Zoorn.
Said Planning Board will at said tauane and said enlace hear
aIN persons in A%upport of snncln matters or nlsf,ec,%aons there-
to. Person$ Maly appear by agent or Irn person. i ndiviclu-
als w khn vIhsual' lenngaira^ar ruts,' kteararap� l +aerurneants mar othroer
special needs,wvill be grrovided rsrltlli assnstarnce as necessa-
ry, upon, request. Persons desiring assMarnce must make
s,wuchn a request not less than 48 hours py1or to the thane of
the gaa.ntulic hearing,
Susan Mtt er
Director, of Manniin g
2'73-1 a aN"7
oatea.1. Monday, March 29, 2021
l9ubNshu. Wednesday, Marchn 31, 2021
TOWN OF ITHACA PLANNING BOARD
Tuesday, April 6, 2021
Town Staff: Chris Balestra, Planner; Marty Moseley, Director of Codes; Susan Brock, Attorney for
the Town; David O'Shea, Engineer; Susan Ritter, Director of Planning; Mike Smith, Planner and
Paulette Rosa, Town Clerk
HER
Mr. Wilcox noted for the record that Cindy Kaufman has recused herself because she works for HOLT
Architects and although she has not worked on this project, she didn't want any perception of a
conflict of interest attached to the project.
Agenda Item I Consideration of Preliminary and Final Site Plan Approval and Special
Permit for the proposed His Holiness the Great 141h Dalai Lama Library and Learning Center,
located at 201 Tibet Drive (off NYS Route 96B), Town of Ithaca Tax Parcel No. 41-2-10,
Medium Density Residential Zone. The project involves construction of a new 9,230 +/- square
foot, two-story building, which will contain the library, exhibit space, a reading room, a great
hall for events, a meeting room, and office and storage space. The project will also include an
entry plaza, paving existing parking, a walkway/path, landscaping, outdoor lighting, and
stormwater facilities. Namgyal Monastery Institute, Owner/Applicant; Kimberly Michaels,
Trowbridge Wolf Michaels Landscape Architects LLP, Agent.
Ms. Michaels gave an overview and showed a short video showing a 360-degree view of the
project. She then shared her screen showing depictions of the project which was also provided in
the packet,
111414101 IN
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Ms. Michaels responded that the lower temperatures are recommended because they have lower
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Conservation Boards concerns.
Ms. Michaels noted that the project is going to the Zoning Board of Approvals for a height variance
for less than 4 feet over the maximum stated in zoning.
Mr. Lindquist asked about the Fire Department's sign off and with the increase in parking spaces,
did they look at the turn radius from 96B only or take into consideration those spaces.
Ms. Michaels said she didn't think the additional parking will affect their turning radius but they
were looking at the fire hydrants.
PB 2021-04-06 (Approved 5/5) Pg. I
Mr. Moseley concurred, saying that they are looking at the access, not the turning radius as
connected to parking lots. They don't generally get into parking areas unless they are part of ths
ingress/egress route.
Ms. Fogarty asked about the other building(s) that have been approved previously and whether they
are going to be built.
Ms. Michaels referred to pg. 14 in the packet which describes the parts of the previous approval that
have been built and which have not. The items or buildings that have not been built so far are small
and she does not feel they would impact this project even if they were to be built both in impact or
in the site's density. She was not aware of any plans to build them, but the current priority is the
library,
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Ms. Michaels stated that they are prepared to bid the project as shown; it is not phased or broken up
but ifthe bids do come in higher than funding, first we may look at materials or we may have to
have a section of the project delayed. She used the example of waiting on paving the parking lot,
other than the ADA spots or even the path. That said, the hope is the entire project will be built as
submitted.
Mr. Wilcox added that if the project is to be phased, Town staff would review that and detertnin;
whether it would need to come back to the Planning Board.
Dave O'Shea said the site is over I acre of disturbance so they have to meet VEC requirements and
they will have a bio retention filter to capture the majority of the new improvements and the
remainder will be sent to the existing retention pond that was oversized during the previous
development. The'rown does have some comments they have submitted to the agents but they do
not rise to a level of requiring a condition on approval.
Mr. O'Shea asked the agents if the parking lots are being extended to gain the additional spaces
because that will affect whether the approval can proceed.
Mr. Santelli from the agents present responded that the parking lot is the original parking lot,
some of the gravel has overgrown and what you see is not the full established parking lot and
will be reclaiming that. i
Mr. Wilcox asked about the eyesore of material from the previous development that is near the
1-�arking lot and asked whether that will be removed.
Ms. Michaels responded that she had not asked the applicant what their intention is, but if the lot is
being used for visitors, she would think they will be removing it. She will check and tell staff.
PB 2021-04-06 (Approved 5/5) Pg. 2
Mr. Wilcox stated that given the low number of comments on the Engineering Memo, it seems this
is in good shape.
Mr. Wilcox turned to the comments from the Environmental Review Committee (EC) saying that
he frankly doesn't know what to make of them when they quote something being seen there from
the 1800's. It doesn't seem a concern to him when that happens. He shared the memo and asked
Planning Staff for their comments.
Mr. Smith responded that it is mentioned in the SEQR form and it seems the two endangered
species listed by the ERC do not have habitat on this site and are from decades ago and shouldn't bs
a concern.
Mr. Wilcox said he had a comment about the drop off location and asked Ms. Michaels to share her
screen. His concern is for dropping off handicapped people and the distance from that spot and the
entrance, which is uphill. He asked if there was a way to improve that.
Ms. Michaels responded that her concern was the closer you move the drop off , the more it will
impede pedestrian traffic. If there were a handicapped person, they could be dropped off right at the
path and then move to park in the ADA spots.
Mr, Moseley said the Town does not check for ADA compliance because that is Federal, but we do
check for the sister legislation regarding the same issue(s) and that will be checked during review
and construction.
There were no more questions from the board or staff and Mr. Wilcox turned to the SEQR form that
was updated and sent separately,
PB RESOLUTION: 2021-009 SEQR
Preliminary & Final Site Plan Approval and Special
Permit
Dalai Lama Library & Learning Center
Tax Parcel No. 41-2-10
201 Tibet Drive
Town of Ithaca Planning Board, April 6, 2021
VA 41 VX 111 XV 1
This action is consideration of Preliminary and Final Site Plan Approval and Special Permit for
the proposed His Holiness the Great 141h Dalai Lama Library and Learning Center, located at
201 Tibet Drive (off NYS Route 9613), Town of Ithaca Tax Parcel No. 43.-2-10, Medium
Density Residential Zone. The project involves construction of a new 9,230 +/- square foot,
two-story building, which will contain the library, exhibit space, a reading room, a great hall for
events, a meeting room, and office and storage space. The project will also include an entry
PB 2021-04-06 (Approved 5,15) Pg. 3
Plazal
facilities. Namgyal Monastery Institute, OwnerlApplicant-, Kimberly Michaels, Trowbridge
Wolf Michaels Landscape Architects LLP, Agent;
11 11
IOr. IT =91M
I I 11KI4101 to I I USIM11 RIVI]MA I EJI low I a 0MIMMW
The Planning Board, on April 6, 2021, has reviewed and accepted as adequate a narrative, Short
Environmental Assessment Form (EAF) Part 1, submitted by the applicant, Parts 2 and 3
prepared by Town Planning staff, a narrative, drawings prepared by HOLT Architects and TG
Miller, P.C. titled "Civil, Legend, Notes & Vicinity Map"' (C 100), "Existing Conditions Plan"
(CI01), "Site utility and Drainage Plan" (C201), "Erosion and Sediment Control Plan" (C301
and C302), "Details" (C501 and C502), all dated 03/26/2021, drawings prepared by HOLT
Architects and TWLA titled "Demolition Plan" (1,101), "'Site Layout Plan" (1,201), "Materials,
Scoring & Furnishings Plan" (L202), "Planting Plan" (1,40 1), "Site Details" (L501 and L502),
all dated 01/11/2021, drawings prepared by HOLT Architects titled "First Floor Plan" (A101),
"Second Floor Plan" (A 102), "Roof Plan" (A 103), "Exterior Elevations" (A20 1), "Building
Sections" (A301), all dated 01/11/2021, drawing prepared by HOLT Architects and EC413
Engineering, P.C. titled "Site Plan" (EIOO), dated 02/12/2021, and other application materials;
4. The Town Planning staff has recommended a negative determination of environmental
significance with respect to the proposal;
190MY&M 101 ti 31 all] 19 01:1
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 Parts
2 and 3, and, therefore, a Draft Environmental Impact Statement will not be required.
Moved: Greg Lindquist Seconded: Yvonne Fogarty
Vote: ayes - Lindquist, Fogarty, Wilcox, Vanucchi, Casper and Johnson
WIMITIM W-EMMM Its ITIMMITIM111ME
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Mr. Wilcox opened the public hearing at 7:42 p,m.; there was no one wishing to address the Boar
and Ms. Rosa stated for the record that she had not received any emails or calls up to or during th
public hearing and no one was indicating on Zoom that they wished to speak and the public hearil
was closed. I
PB 2021-04-06 (Approved 5/5) Pg,, 4
Mr. Santelli stated that there is a connection there now that is at least 20' feet wide but it won't be
paved.
He asked Ms. Michaels about the sign that says "do not drive past this point" because he saw people
do so; why is it there in that language? If it is in fact that, shouldn't it say "No authorized vehicles
past this point"
VVC M DOW 1161-IM1291 -1#�
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Ms. Michaels responded that they are using that for grading, and she did not know if any is going
out because they plan to use as much as possible.
110111 M MINE I N I I 3EME=
Mr, Wilcox added that it would be important that trucks stay on County or State highways as
,oppposed to going right onto a town road. He added that not knowing how much fill may leave t
site, we might want to add a condition to that effect. I
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Mr. Moseley asked about staging area and Ms. Michaels responded that she believes they will use
the parking lot and pave it on their way out.
PB RESOLUTION: 2021-010 Preliminary & Final Site Plan Approval and Special
Permit
Dalai Lama Library & Learning Center
Tax Parcel No. 41-2-10
201 Tibet Drive
Town of Ithaca Planning Board, April 6, 2021
WHEREAS:
1. This action is consideration of Preliminary and Final Site Plan Approval and Special Permit for
the proposed His Holiness the Great 14Dalai Lama Library and Learning Center, located at
201 Tibet Drive (off NYS Route 9613), Town of Ithaca Tax Parcel No. 41-2-10, Medium
Density Residential Zone. The project involves construction of a new 9,230 +/- square foot,
two-story building, which will contain the library, exhibit space, a reading room, a great hall for
events, a meeting room, and office and storage space. The project will also include an entry
plaza, paving existing parking, a walkway/path, landscaping, outdoor lighting, and stormwater
facilities. Namgyal Monastery Institute, Owner/Ap pli cant; Kimberly Michaels, Trowbridge
Wolf Michaels Landscape Architects LLP, Agent;
PB 2021-04-06 (Approved 5/5) 111g. 5
This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an
uncoordinated environmental review with respect to the project has, on April 6, 2021, made a
negative determination of environmental significance, after having reviewed and accepted as
adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts
2 and 3, prepared by Town Planning staff;
3. The Planning Board, on April 6, 2021, has reviewed and accepted as adequate a narrative, Short
Environmental Assessment Form (EAF) Part 1, submitted by the applicant, Parts 2 and 3
prepared by Town Planning staff, a narrative, drawings prepared by HOLT Architects and TG
Miller, P.C. titled "Civil, Legend, Notes & Vicinity Map" (CIOO), "Existing Conditions Plan"
(C 10 1), "Site utility and Drainage Plan" (C20 1), "Erosion and Sediment Control Plan" (C301
and C302), "Details" (C501 and C502), all dated 03/26/2021, drawings prepared by HOLT
Architects and TWLA titled "Demolition Plan"te Layout Plan" (L20 1), "Materials,
Scoring & Furnishings Plan" (L202), "Planting Plan" (1,401), , 1'2),
all dated 01/11/2021, drawings prepared by HOLT Architects titled "First Floor Plan" (A101),
"Second Floor Plan" (A 102), "Roof Plan""Exterior Elevations""Building
Sections" (A30 1), all dated 0 11111202 1, drawing prepared by HOLT Architects and EC413
Engineering, P.C. titled "Site Plan" (EIOO), dated 02/1212021, and other application materials;
A. The project will be suitable for the property on which it is proposed, considering the property's
size, location, and physical site characteristics.
9 The property is large enough to easily accommodate the proposed building and other
improvements, The site characteristics are suitable for this library and worship use and is
located adjacent to the existing developed portion of the property.
.19. The proposed structure design and site layout are compatible with the surrounding area,
The proposed structure is designed to match the existing buildings on the property and the
exterior design is a homage to Tibetan architecture. The proposed building location is
located adjacent to the existing developed portion of the property and should not be visible
from Danby Road. Overall, the proposal is compatible with the surrounding area.
C. Operations in connection with the proposed use do not create any more noise, fumes,
vibration, illumination, or other potential nuisances than the operation of any permitted use in
the particular zone.
The proposed library and worship use will complement the existing religious uses existing
on the property. Any outdoor noise would likely occur during an outdoor event on the entry
plaza, Any other potential nuisances created by the project are expected to be temporary
and associated with construction.
D. Community infrastructure and services, such as police, fire and other protective services,
roadways, schools, and water and sewer facilities are currently, or will be, of adequate capacity
to accommodate the proposed use.
PB 2021-04-06 (Approved 5/5) pS, �6
This property is served by public water and sewer. There is an existing fire hydrant on the
property, which would also be used to serve the proposed library. Tibet Drive is a paved
road approximately 23-24 feet wide and is currently used for access to the existing buildings
*n the property.
E. The proposed use, structure design, and site layout will comply with all the provisions of thf
Town Code and with the Town of Ithaca Comprehensive Plan.
The proposed height of the library building is approximately 41 feet, which will require a
variance from the Town of Ithaca Zoning Board of Appeals.
F. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic circulation, an
parking and loading facilities, is sufficient for the proposed use and is safely designed for
emergency vehicles.
The property fronts on Danby Road (NYS Route 96B) and the applicant has constructed
Tibet Drive to access the existing buildings. Tibet Drive is a paved road approximately 23
24 feet wide and is currently used for access to the existing buildings on the property. The
are two existing parking lots that will also serve this new building, The project is proposin
to pave the existing gravel lot and will be providing new pedestrian facilities to connect thO
new building to existing buildings and facilities.
G.The project includes sufficient landscaping andlor other forms of buffering to protect
surrounding land uses. Existing vegetation is preserved to the extent possible.
There will be some tree and vegetation loss associated with the project, Most of the wood
buffer that surrounds the property will remain unchanged. Tree protection measures are
proposed as part of construction and an extensive planting plan is provided. Given the use
of the site, the proposed landscaping and buffering appears sufficient. I
H. To the extent deemed relevant by the Planning Board, the proposed use or structure complies
with all the criteria applicable to site plan review set forth in Chapter 270, Zoning.
That the Town of Ithaca Plannina Board hereby waives certain requirements for Preliminary and
Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, having
determined from the materials presented that such waiver will result in a significant alteration of
neither the purpose of site plan control nor the policies enunciated or implied by the Town
Board;
a. Receipt of any necessary variances from the Town of Ithaca Zoning Board of Appeals
for the proposed height of the building;
W01121 2-111 WAII
PB 2021-04-06 (Approved 5/5) pg� 2
land surveyor(s), engincer(s), architect(s), or landscape arehitect(s) who prepared the site
plan materials;
c. Before issuance of a building permit, submission, review and execution of an updated
Operation, Maintenance and Reporting Agreement and access easement for the proposed
stormwater facilities, including:
i. Town Board authorization to allow the Town Supervisor to sign the updated
stormwater Operation, Maintenance, and Reporting Agreement'and necessary
easements associated with the project.
d. Before issuance ofa building permit, revision of sheet C502 to include the Town of
Ithaca Polyethylene Encasement detail and revision of detail 12 to be in conformance
with Town of Ithaca standard details. Such revisions shall be reviewed and approved by
the Director of Engineering,
10 100 Do I a at U 11% 1111131 tAIR ILIA A
That the Town of Ithaca Planning Board hereby authorizes, according to Section 270-227 (A) (4) of
the Town Code, the standard 180 square foot parking space to be reduced to no less than 162
square feet, finding that the reduction will not cause any adverse effects on the project, on the
surrounding properties, or on the neighborhood.
Moved: Ariel Casper Seconded: Jamie Vanucchi
Vote: ayes - Casper, Vanucchi, Lindquist, Fogarty, Wilcox, and Johnson
Persons to be heard None
Approval of Minutes: March 16, 2021
Other Business
Next meeting is April 201h with one 2-lot subdivision,
Mr. Wilcox noted that the Planning Federation newsletter was in the packet and he encouraged the
board to read the article on new members.
Meeting was adjourned upon a motion by Yvonne Fogarty, seconded by Greg Lindquist.
Unanimous
PB 2021-04-06 (Approved 5/5) Pg, 8