HomeMy WebLinkAboutPB Minutes 2021-11-16 TOWN OF ITHACA PLANNING BOARD
215 North Tioga Street
Ithaca,New York 14850
Tuesday,November 16, 2021
Due to COVID-19 and the NYS Legislation allowing virtual meetings,the meeting will be held via the Zoom
audio/visual application with no in-person attendance permitted.Members of the public may listen to(call in
on cell or landline: (929)436-2866 and enter the Meeting ID: 836 4376 4382) or view(by computer
httos://us06web.zoom.us/i/83643764382)the Board meeting through Zoom.
AGENDA
7:00 P.M. SEQR Determination: Mecenas Subdivision, 179 & 188 West Haven Drive.
7:00 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the
proposed subdivision located at 179 and 188 West Haven Drive, Town of Ithaca Tax Parcel No.'s
29.-6-24.1 and 29.-6-13.1,Medium Density Residential Zone. The proposal involves subdividing
11.1 +/-acres from 179 West Haven Drive and consolidating with 188 West Haven Drive. The
proposal also involves subdividing off a strip of land that connects to Elm Street Extension from
188 West Haven Drive(+/- 33 feet wide) and consolidating it with 179 West Haven Drive. The
resulting lot sizes are 1.9+/-acres and 11.9 +/-acres with no new lots created. Mark A. Mecenas,
Carolyn A. Theodore,Hermogenes J. Mecenas, and Joy G. Mecenas, Owners/Applicants.
7:15 P.M. PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed Cornell
University Multidisciplinary Building project,located east of Rice Hall on the Cornell University
campus along Tower Road, Town of Ithaca Tax Parcel No. 67.-1-13.2,Low Density Residential
Zone. The project involves the construction of a 100,000+/- square foot,4-story building that will
replace an existing parking lot adjacent to Rice and Bruckner Halls. The new building will house
Cornell's Centers for Cancer Biology and Immunology, Department of Computation Biology,
Masters of Public Health Program, and the Atkinson Center for a Sustainable Future. The project
will also include the installation of small plazas,pathways, gardens, stormwater facilities, outdoor
lighting, signage, and landscaping. Cornell University, Owner; Ramnath Venkat, Cornell
University Infrastructure,Properties &Planning,Applicant/Agent.
4. Persons to be heard.
5. Approval of Minutes: October 5,2021 and October 19,2021
6. Other Business
7. Adjournment
Susan Ritter
Director of Planning
273-1747
NOTE:IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND,PLEASE NOTIFY
CHRIS BALESTRA AT 273-1747 or CBALESTRA(a),TOWN.ITHACA.NY.US.
(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(htti)://www.town.ithaca.nv.us/meeting-agendas).
OF xt^ TOWN OF ITHACA
215 N. Tioga Street, Ithaca, N.Y. 14850 11 '
WWw.town.ithaca.ny.us
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AFFIDAVIT OF SERVICE BY MAIL AND POSTING & PUBLICATION
STATE OF NEW ORK ) SS.:
COUNTY OF TOMPKINS )
1, Abby Homer, Administrative Assistant for the Town of Ithaca being duly sworn, depose and
say, that deponent is not a party to the actions,, is over 21 years of age with a professional address of 215
North Tioga Street, Ithaca, New York.
That on the I0`h day of November 2021, deponent served the within Notice upon the property
owners within 500 ft. of the properties identified below:
Tax Parcels #29.-1-24.1& 29.-6-13.1 Preliminary and Final Subdivision Approval for the proposed
subdivision/consolidation located at 179& 188 West Haven Drive.
Tax Parcel #67.•1-13.2 Final Site Plan Approval and Special Permit for the proposed Cornell University
Multidisciplinary Building project, located cast of Rice Hall on the Cornell University campus, 35 'rower Road,
y depositing same enclosed in a postpaid addressed wrapper, in a post office under the exclusive care
and custody of the United States Post Office Department within the State of New York, and that the
attached notice has been duly posted on the sign board of the Town Clerk of the Town of Ithaca and the
notice has been duly published in the official newspaper, Ithaca Journal on November 10"', 2021.
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TOWN OF ITHACA PLANNING BOARD
November 16, 2021
Due to COVID-19 and the NYS Legislation allowing virtual meetings,the meeting was held via Zoom
with no in-person attendance permitted.
Minutes
Board Member Present: Fred Wilcox, Vice-Chair; Members Cindy Kaufman, Greg Lindquist,
Yvonne Fogarty and Margaret Johnson Absent: Liebe Meier Swain and Ariel Casper
Town Staff: Paulette Rosa, Town Clerk; Susan Brock, Attorney for the Town; Lorraine
Moynihan Schmidt, Attorney for the Town; Chris Balestra, Planner; Sue Ritter, Director of
Planning; Marty Moseley, Director of Code Enforcement; David O'Shea, Engineering;
Mr. Wilcox opened the meeting at 7:00 p.m.
AGENDA ITEM I Consideration of Preliminary and Final Subdivision Approval for the
proposed subdivision located at 179 and 188 West Haven Drive, Town of Ithaca Tax Parcel
No.'s 29.-6-24.1 and 29.-6-13.1, Medium Density Residential Zone. The proposal involves
subdividing 11.1 +/- acres from 179 West Haven Drive and consolidating with 188 West Haven
Drive. The proposal also involves subdividing off a strip of land that connects to Elm Street
Extension from 188 West Haven Drive (+/- 33 feet wide) and consolidating it with 179 West
Haven Drive. The resulting lot sizes are 1.9 +/- acres and 11.9 +/- acres with no new lots created.
Mark A. Mecenas, Carolyn A. Theodore, Hermogenes J. Mecenas, and Joy G. Mecenas,
Owners/Applicants.
Mr. Mecenas gave an overview, stating that this is basically a family planning issue, with his
parent's house expected to eventually be sold and his desire to retain 11 acres of their lot and add
it to his lot.
Ms. Fogarty asked why the access to Elm St Ext is necessary.
Mr. Macenas responded that it is an archaic requirement of Town Law to have road frontage on a
public road for a variety of reasons. Therefore, the access is necessary even though the current
access is through a shared, deeded driveway and that will continue to be used in reality. This
avoids a"land locked"parcel, regardless of the private road and easement to it.
Mr. Wilcox asked about the other neighbor and whether she was aware of this action and
whether she had any concerns.
Mr. Macenas responded that she is aware and has no issue and the action will not affect her in
any way.
Mr. Wilcox asked about the legal address of the property; the private road is two words, West
Haven Dr. while the town road it is off of is Westhaven Rd. (one word) which is causing some
issues in filings and documents.
PB 2021-11-16 (Filed 11/30) Pg. 1
Mr. Macena explained that the name was assigned to him by the Town and has caused him issues
also, but he did not have a choice in the name. He added that he wished it were not so either.
SEOR Determination
The road names were edited as needed; there were no substantive changes to the SEQR form or
draft resolution.
PB RESOLUTION 2021 -033: SEQR
Preliminary and Final Subdivision Approval
Mecenas Subdivision
179 & 188 West Haven Drive
Tax Parcel No.'s 29.-6-24.1 & 29.-6-13.1
WHEREAS:
1. This is consideration of Preliminary and Final Subdivision Approval for the proposed
subdivision located at 179 and 188 West Haven Drive, Town of Ithaca Tax Parcel No.'s 29.-
E-24.1 and 29.-6-13.1, Medium Density Residential Zone. The proposal involves subdividing
11.1 +/- acres from 179 West Haven Drive and consolidating with 188 West Haven Drive.
The proposal also involves subdividing off a strip of land that connects to Elm Street
Extension from 188 West Haven Drive (+/- 33 feet wide) and consolidating it with 179 West
Haven Drive. The resulting lot sizes are 1.9 +/- acres and 11.9 +/- acres with no new lots
created. Mark A. Mecenas, Carolyn A. Theodore, Hermogenes J. Mecenas, and Joy G.
Mecenas, Owners/Applicants;
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;
3. The Planning Board on November 16, 2021,has reviewed and accepted as adequate a
subdivision map entitled"Survey Map, Showing Lot Line Adjustment For No. 179 West
Haven Drive And No. 188 West Haven Drive, Town of Ithaca, Tompkins County,New
York", prepared by T. G. Miller P.C., dated 9/13/2021, and other application materials; and
4. 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 1 and for the reasons set forth in
the EAF Parts 2 and 3, and, therefore, an Environmental Impact Statement will not be required.
PB 2021-11-16 (Filed 11/30) Pg. 2
Moved: Cindy Kaufman Seconded: Yvonne Fogarty
Vote: ayes—Kaufman, Fogarty, Wilcox, Lindquist and Johnson
Public Hearin
Mr. Wilcox opened the public hearing at 7:13 p.m. There was no one wishing to address the
board and the hearing was closed.
Determination -Preliminary and final subdivision approval
Ms. Balestra shared her screen depicting the survey map and Ms. Brock explained the changes to
the draft resolution associated with the access easement(s) in place and the necessary language
for the steps to make the transfer or sale of access easements at the time of sale or transfer when
the owner is not one and the same because NYS law states that a single owner cannot grant an
easement to themselves.
The Board reviewed suggested changes to the draft resolution as described above by Staff and
Counsel and road and street name changes. The resolution was moved and seconded as revised.
PB RESOLUTION 2021-034: Preliminary and Final Subdivision Approval
Mecenas Subdivision
179 & 188 West Haven Drive
Tax Parcel No.'s 29.-6-24.1 & 29.-6-13.1
WHEREAS:
1. This is consideration of Preliminary and Final Subdivision Approval for the proposed
subdivision located at 179 and 188 West Haven Drive, Town of Ithaca Tax Parcel No.'s
29.-6-24.1 and 29.-6-13.1, Medium Density Residential Zone. The proposal involves
subdividing 11.1 +/- acres from 179 West Haven Drive and consolidating with 188 West
Haven Drive. The proposal also involves subdividing off a strip of land that connects to
Elm Street Extension from 188 West Haven Drive (+/- 33 feet wide) and consolidating it
with 179 West Haven Drive. The resulting lot sizes are 1.9 +/- acres and 11.9 +/- acres
with no new lots created. Mark A. Mecenas, Carolyn A. Theodore, Hermogenes J.
Mecenas, and Joy G. Mecenas, Owners/Applicants;
2. 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 November 16,
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 the Town Planning staff, and
PB 2021-11-16 (Filed 11/30) Pg. 3
3. The Planning Board on November 16, 2021, has reviewed and accepted as adequate a
subdivision map entitled"Survey Map, Showing Lot Line Adjustment for No. 179 West
Haven Drive and No. 188 West Haven Drive, Town of Ithaca, Tompkins County,New
York", prepared by T. G. Miller P.C., dated 9/13/2021, 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 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 Preliminary and Final Subdivision Approval for
the proposed subdivision and consolidation at 179 and 188 West Haven Drive, as shown
on the survey map noted in Whereas #3 above, subject to the following conditions:
a. Receipt of any necessary variances from the Zoning Board of Appeals;
b. Signing of an original and three dark lined prints of the approved final subdivision
plat by the Chairperson of the Planning Board, revised to show"West Haven Road"
as "Westhaven Road", prior to filing with the Tompkins County Clerk Office, and
submission of a copy of the receipt of filing to the Town of Ithaca Planning
Department;
c. Within six months of this approval, consolidation of"Parcel A-I" (portion of Tax
Parcel No. 29.-6-24.1, 179 West Haven Drive) with"Par A-2" (188 West Haven
Drive) and submission to the Planning Department of a copy of the county
consolidation request form;
d. Within six months of this approval, consolidation of"Parcel B" (portion of Tax
Parcel No. 29.-6-24.1, 179 West Haven Drive) with the 0.4+/- acre strip of land that
fronts on Elm Street Extension (currently part of Tax Parcel No. 29.-6-13.1, 188 West
Haven Drive), and submission to the Planning Department of a copy of the county
consolidation request form;
e. Prior to signing of the plat by the Planning Board chair, filing in the Tompkins
County Clerk's Office of an access easement for 200 West Haven Drive's (Tax Parcel
No. 29.-6-13.5) access to Westhaven Road that has been approved by the Attorney for
the Town, and submission to the Planning Department of proof of such filing;
f. Prior to signing of the plat by the Planning Board chair, filing in the Tompkins
County Clerk's Office of an access easement for 188 West Haven Drive's (Tax Parcel
No. 29.-6-13.1) access to Westhaven Road that has been approved by the Attorney for
the Town, and submission to the Planning Department of proof of such filing;
g. Prior to signing of the plat by the Planning Board, filing of a revised valid and
binding shared private road agreement that runs with the land (reviewed and approved
by the Attorney for the Town) that specifies shared private road maintenance and
repair/replacement responsibilities for the owners of Parcels A-1 and A-2, Parcel B,
and 200 West Haven Drive; and submission to the Planning Department proof of such
filing;
PB 2021-11-16 (Filed 11/30) Pg. 4
h. Prior to signing of the plat by the Planning Board chair, and as deemed necessary by
the Attorney for the Town to assure that each of the relevant lots has access to all
private utilities serving the relevant lot that are located within Parcel B's 33' wide
strip of land, filing in the Tompkins County Clerk's Office of the necessary utility
easements that have been approved by the Attorney for the Town; proof of such filing
shall be submitted to the Planning Department;
i. If and when Parcel B's ownership is not identical to the ownership of Parcel A-1,
filing of an access easement in the Tompkins County Clerk's Office for Parcel B
access across Parcel A-1 to Westhaven Road; and
j. Filing of this Planning Board resolution in the Tompkins County Clerk's Office,
indexed to Parcels A-1, A-2 and B, and submission to the Planning Department of
proof of such filing.
Moved: Yvonne Fogarty Seconded: Greg Lindquist
Vote: ayes—Kaufman, Fogarty, Wilcox, Lindquist and Johnson
AGENDA ITEM 2 Consideration of Final Site Plan Approval for the proposed Cornell
University Multidisciplinary Building project, located east of Rice Hall on the Cornell University
campus along Tower Road, Town of Ithaca Tax Parcel No. 67.-1-13.2, Low Density Residential
Zone. The project involves the construction of a 100,000+/- square foot, 4-story building that
will replace an existing parking lot adjacent to Rice and Bruckner Halls. The new building will
house Cornell's Centers for Cancer Biology and Immunology, Department of Computation
Biology, Master of Public Health Program, and the Atkinson Center for a Sustainable Future.
The project will also include the installation of small plazas, pathways, gardens, stormwater
facilities, outdoor lighting, signage, and landscaping. Cornell University, Owner; Ramnath
Venkat, Cornell University Infrastructure, Properties & Planning, Applicant/Agent.
Ms. Michaels introduced the other associates involved in the project who were available for
questions.
Ms. Michaels gave an overview of the proposed change with a brief presentation, showing the
small change is that the constructed wetlands that were shown at Preliminary Approval, and the
decision has been made to landscape the front of the building and keep the constructed wetlands
on the north at the back of the building. The change will not affect stormwater aspects. The
change was made for aesthetics and maintenance efforts.
There were several conditions for getting Final Approval, and these have been met by the
granting of variances from the Zoning Board; SWPPP approval from the Town; and Chief
Parsons has requested that it is very clear regarding the removal of four(4)parking spots rather
than the generic phrase that was on the plans of"removal of some parking spaces, and finally,
the outdoor lighting will not exceed 3,500 and cut sheets have been submitted to the Board.
Ms. Michaels added that they dropped off physical samples of the building materials.
PB 2021-11-16 (Filed 11/30) Pg. 5
Questions/Comments
Mr. Moseley agreed that the IFD Chief signed off on the modifications and Codes will require
additional signage for no parking in fire lanes.
Mr. Wilcox complimented Mr. O'Shea on the details in the stormwater calculations.
Mr. O'Shea stated that they feel comfortable moving forward with the approval and they are
comfortable with the SWPPP.
There was some discussion on what parcel the additional signage would be on; Ms. Brock stated
that she wasn't concerned as Cornell owns both parcels.
Ms. Kaufman asked about the generator and whether it would be exposed or have any type of
aesthetic shielding.
Mr. Yaden responded that there is a wall that is part of the building that will shield it on one side
and the enclosure is sound rated and tied to the acoustic modeling that was submitted previously.
He added that the south side is exposed, and the other side is shielded by a tall wall.
Ms. Kaufman asked the agents to show the elevations depiction again; she thought it was a
beautiful and appropriate building,but she asked if the glass would be clear or tinted as far as
glazing as shown on the depiction.
Mr. Yaden responded that it was clear, standard glass.
Ms. Kaufman asked what the white rectangles were, and Mr. Yaden responded that they are
windows that just were not colored in.
Ms. Kaufman spoke to the colors depicted, saying that the oxidized copper will take some time
to reach that color.
Mr. Yaden added that it is untreated copper, and the color is depicted as the faded patina which
will be more similar in color to the existing depiction.
Public Hearin
Mr. Wilcox opened the public hearing at 7:53 p.m. There was no one wishing to address the
Board and the hearing was closed.
Determination—Final Site Plan Approval
Mr. Wilcox asked the Board if they felt it necessary to add any condition regarding the shielding
of the enclosure for mechanicals.
PB 2021-11-16 (Filed 11/30) Pg. 6
Mr. Wilcox stated that the enclosure is in the back and the noise is shielded somewhat,but the
impact of the view is minimal.
Ms. Kaufman said she is sure it was positioned and located in that way for access and other
reasons and not arbitrary, she just wished it was tucked away just a bit more. She was not asking
for it to be changed,just curious on the reasoning.
Mr. Yaden responded that it is a very tight area and we looked at a lot of different angles and the
access needed for the different vehicles accessing the area and the team spent a lot of time trying
to work out options and this was the final determination.
Ms. Michaels noted that the plans submitted to the Board depict the changes requested associated
with the wetlands.
There were no changes to the proposed resolution.
PB RESOLUTION 2021- 035: Final Site Plan Approval
Cornell Multidisciplinary Building
Tax Parcel No. 67.-1-13.2
350 Tower Road
WHEREAS:
1. This action involves consideration of Final Site Plan Approval for the proposed Cornell
University Multidisciplinary Building project, located east of Rice Hall on the Cornell
University campus along Tower Road, Town of Ithaca Tax Parcel No. 67.-1-13.2, Low
Density Residential Zone. The project involves the construction of a 100,000+/- square
foot, 4-story building that will replace an existing parking lot adjacent to Rice and
Bruckner Halls. The new building will house Cornell's Centers for Cancer Biology and
Immunology, Department of Computational Biology, Masters of Public Health Program,
and the Atkinson Center for a Sustainable Future. The project will also include the
installation of small plazas, pathways, gardens, stormwater facilities, outdoor lighting,
signage, and landscaping. Cornell University, Owner; Ramnath Venkat, Cornell
University Infrastructure, Properties & Planning, Applicant/Agent;
2. This is a Type I Action for which the Town of Ithaca Planning Board, on August 17,
2021, acting as lead agency in coordinating the environmental review with respect to the
project, made a negative determination of environmental significance, after having
reviewed and accepted as adequate a Full Environmental Assessment Form Part 1,
submitted by the applicant, Parts 2 and 3, prepared by Town Planning staff, and other
application materials; and
3. The Planning Board, at a public hearing held on November 16, 2021, has reviewed and
accepted as adequate a narrative dated October 27, 2021, along with a set of drawings
titled"Cornell Multidisciplinary Building, Cornell University, 10-25-2021, Construction
PB 2021-11-16 (Filed 11/30) Pg. 7
Documents,"prepared by Lake Flato Architects, Inc., including sheets G200, C 100-
C103, C201-C202, C301, L100, L200, L300, L302-L303, L400-L402, L500, LJ001-
LJ002, LJ101, LJ501, A100, A200-A204, E010-E011, and E011C, all dated 10-25-
2021;
NOW THEREFORE BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby grants Final Site Plan Approval for the
proposed Cornell University Multidisciplinary Building project, located east of Rice Hall on
the Cornell University campus along Tower Road as described in the materials listed in
Whereas #3 above, subject to the following conditions:
a. Before issuance of any building permits, submission to the Town of Ithaca Engineering
Department of the additional information and details noted in the memo written to
Cornell University by David O'Shea and Daniel Thaete, dated 5/18/2021,revised
7/13/2021, 10/18/2021, and 10/28/2021; and
b. Before the issuance of a building permit, inclusion of the Multidisciplinary Building
project into the campus-wide Stormwater Operations, Maintenance, and Reporting
agreement between Cornell University and the Town of Ithaca.
Moved: Fred Wilcox Seconded: Greg Lindquist
Vote: ayes—Kaufman, Fogarty, Wilcox, Lindquist and Johnson
AGENDA ITEM 4 Persons to be heard—None
AGENDA ITEM 5 Approval of Minutes
Approval of the October 5, 2021minutes were moved by Ms. Fogarty, seconded by Mr.
Lindquist, unanimous with Mr. Wilcox abstaining.
AGENDA ITEM 6 Other Business
Scheduling of the next meeting was discussed; the December 21 st meeting was canceled, and the
December 7th meeting will be for year end administrative actions and possibly the Sgrecci
subdivision if materials are submitted in time.
Mr. Wilcox reminded members that 4 hours or training is required each year.
Ms. Ritter reported that in years past, notes from the Planning Committee were sent to Board
members and she wanted to aske if members would like to see this resume.
The Board was in favor of getting the notes and agenda to stay informed on the topics.
PB 2021-11-16 (Filed 11/30) Pg. 8
Meeting was adjourned at 8:09 p.m. upon motion by Ms. Kaufman, seconded by Ms. Fogarty,
unanimous
Submitt
Paulette s ,Town Clerk
.bmitt
Paulette R s Town Clerk
PB 2021-11-16 (Filed 11/30) Pg.9