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HomeMy WebLinkAboutproposed Ithaca Self Storage Sketch Plan-602 Elmira Road TOWN OF ITHACA NEW YORK -s; 11 Zl PLANNING DEPARTMENT MEMO TO: Planning Board Members FROM: Christine Balestra, Planner DATE: October 10, 2023 RE: Proposed Sketch Plan—Ithaca Self-Storage Facility Enclosed please find materials related to a sketch plan for the Ithaca Self-Storage project located at 602 Elmira Road (NYS Route 13, at the intersection of NYS Route 13A).The project involves the construction of approximately 24,700 square feet of self-storage in seven buildings. The project will be constructed in two phases and consist of indoor climate controlled storage and standard mini- storage units. Of note: the Planning Board considered a sketch plan for a larger self-storage facility on this site in 2010. That project involved the construction of a two-story climate controlled storage building with an office and five one-story non-climate controlled storage buildings. At the time, the proposed self-storage use was a permitted principal use in the Light Industrial Zone,following site plan approval by the Planning Board. The applicant subsequently did not return to the board for formal approval, and the property has remained vacant since. There is no official Planning Board action for this project on October 17t", as it is a sketch plan review per Town Code §270-185 (B), which states that "the sole purpose of sketch plan review is to informally and generally review the proposed project, advise the applicant as to whether it is reasonable to anticipate a positive response to a formal application, and to highlight any concerns that may be readily apparent to the Planning Board." Based on an initial review of the application and a site visit, staff offers the following discussion items for consideration: Physical Characteristics of the Site The proposed self-storage facility will be located on vacant property that was utilized as a fill-site for the storage of fill and construction materials during the NYS Department of Transportation's (DOT) Route 13/Route 13A intersection and Cayuga Inlet bridge reconstruction projects in the mid-1990's. Approximately 80% of the property is relatively flat and clear of vegetation. However, approximately one quarter of the site, particularly the north and west edges, and along the NYSDOT right-of-way to the east, contains steep slopes and fill mounds in various stages of natural re-vegetation. Those areas of the property also contain first succession vegetation (mostly young birch, locust, and sycamore trees) along with some larger deciduous and evergreen trees, overgrown shrubs, and tall grasses. This property used to contain a stream that is a tributary to the Cayuga Inlet. During the reconstruction projects, the stream was piped underneath and across the property to outlet culverts on the northeast and west sides of the property, where it currently flows exposed off the property 1 and onto adjacent properties. The stream eventually filters into a NYS DEC regulated wetland and Unique Natural Area located on the east side of NYS Route 13A. Some of the most significant slopes found on the property are located along the stream bank in the north and west areas. According to the application materials, the proposal completely avoids the stream, and all development will occur outside the required stream setback. Comprehensive Plan/Inlet Valley Overlay District/Environmental Review The 2014 Comprehensive Plan and Future Land Use Map has characterized this property as "Natural/Open" and "Inlet Valley Gateway." According to the Comprehensive Plan, this portion of Elmira Road is intended "to be a setting for a mix of office, small-scale retail, hospitality, tourism, and agritourism uses, with low impact light industrial, artisanal industrial, and skilled trade uses." The Town Board adopted the Inlet Valley Overlay District (IVOD) provisions on February 13, 2023, to meet the goals of the Comprehensive Plan. However, the IVOD prohibits self-storage facilities. Until February 2023, the property containing the proposed Ithaca Self-Storage project was zoned Light Industrial, which permitted self-storage facilities with site plan approval from the Planning Board. Now that the IVOD is in effect, the project requires a use variance from the Zoning Board of Appeals along with site plan approval from the Planning Board. The Zoning Board (ZBA) considered and granted the use variance for this proposal (April 17, 2023, and August 21, 2023, respectively). The ZBA, in their environmental review, determined that the proposed project was a less intense use of land than other permitted uses in the IVOD (e.g., bed and breakfasts, hotels, veterinary clinics, day care centers, health/fitness uses, restaurants, professional offices, retail and commercial uses, small light industrial uses, cultural facilities, etc.) The ZBA also determined that the self-storage facility would not necessarily create a material conflict with the IVOD provisions, since the IVOD's architectural design standards and requirements would provide an opportunity for the project to show sensitivity to the surrounding natural area, with elements that would be in context with the semi-rural character of Elmira Road. The attached resolution from the August 21, 2023, meeting, is included in the packet for the Planning Board's information. The proposed storage facility is an Unlisted Action pursuant to 6NYCRR Part 617, State Environmental Quality Review. Since this project is not a coordinated environmental review (as would be required if it were a Type I Action), the Planning Board will make their own determination of environmental significance associated with the site plan review related to the project. Drainage/SWPPP Attached is a memo from the Town Engineering Department, indicating that the project must meet the required stormwater/green infrastructure standards as outlined within the New York State Stormwater Design Manual, dated January 2015. The applicant will be required to comply with the Town's Stormwater Management Law and will also need to work with the Town's Public Works Department to provide a significantly detailed SWPPP to address water quality and water quantity issues. Additionally, the applicant will be required to submit all details related to water and sewer infrastructure, cut and fill (e.g., how much excavation will occur? will the project re-use excavated material onsite?where will fill be stored during construction?) as part of the Stormwater Pollution Prevention Plan (SWPPP) and preliminary site plan application materials. 2 IVOD Design Standard Requirements The applicant is proposing to install a total of seven storage buildings, containing an estimated 225 net rentable units, along with parking and site amenities. This project will be required to comply with the building and design standards, lighting standards, parking standards, and other design standards associated with the NOD provisions. The preliminary site plan submission must contain significant architectural, building, and site details, drawings, and plans. The submission should include a narrative statement from the applicant (along with the associated drawings), listing the specific details on how the project complies with the NOD standards. Attached is a Preliminary Code Review sheet provided by Marty Moseley, Director of Code Enforcement, which lists the sections of the NOD in which the proposal might not comply (sketch plan review does not require the level of detail listed in the IVOD). Item #19 notes that the proposed parking in front of the building does not comply with the NOD provisions (270-171.6 F (2)). The Planning Board may waive this requirement if the board finds that existing site conditions make siting a parking area to the side or rear impracticable or impossible. The applicants should examine all the NOD requirements before preliminary site plan submission and make the appropriate adjustments so the project will comply with the NOD provisions. Specifically related to vegetation, the applicant should preserve existing vegetation where it is more established, especially along the stream bank and slopes and in the north and west areas of the site. The preliminary site plan application submission will require a landscaping plan that complies with the NOD requirements; and the plan should contain native, non-invasive tree and plant species. This is a highly disturbed site, and it is also highly visible, so the proposed landscaping plan should include abundant plantings. Lastly, the project will require a highway work permit to install a curb cut off of NYS Route 13/Elmira Road. The applicant has located the new access as far from the intersection of NYS Route 13 and NYS Route 13A as safely possible; however, the NYS DOT will need to approve this access location. Please feel free to contact me if you have questions regarding this proposal by phone at (607) 273- 1721 and by email at cbalestra@town.ithaca.ny.us Att. Cc: Thomas Zawadzki, Rudra Management Michael Lasell, MBL Engineering, PLLC Joshua Best, Line 42 Architecture, PLLC 3 LINE42 ARCHITECTURE February 05, 2023 - Revised March 29, 2023 Town of Ithaca Planning Department 215 North Tioga Street Ithaca, NY 14850 Re: Project Narrative-Proposed Storage Facility The purpose of this letter is to express Rudra Management's interest in constructing a self-storage facility on their vacant land, located at 602 Elmira Road, Ithaca, NY(the"Property"). Project: Rudra Management proposes the construction of approximately 24,700 square feet of self-storage space,which will be comprised of both traditional drive-up storage units, as well as indoor climate- controlled storage units.The project will be split into two phases. Phase One will entail the construction of the traditional drive-up storage units, and Phase Two will entail the construction of the indoor climate-controlled building. Unit sizes will vary to meet the Community's needs.The project will utilize the public water system for its fire suppression and bathroom, but will install on site septic for its single use toilet.We anticipate construction to last 6 to 8 months. About Rudra Management: Rudra Management is a real estate development company that builds, owns and operates 25+ hotels in the Western New York area. At the helm,Jay Patel has extensive experience in development and construction. Once example of their work is The Holiday Inn Express&Suites, 371 Elmira Road,which is located down the road from the Property.The hotel project was considered a "ground-up" construction project that transformed a neglected site into a thriving local business. Rudra Management hopes to continue their successful track record by diversifying their portfolio with a self-storage facility, as their market research has determined a demand in the Ithaca area. Rudra Management has hired Line 42 Architecture to consult and assist with the development process. Having worked together on other successful projects in the past, Rudra Management and Line 42 Architecture bring a collective experience that will ensure this project comes to fruition in a reasonable amount of time. About Line 42 Architecture: Line 42 Architecture, PLLC is a design firm specializing in self-storage and multifamily housing.Joshua Best,AIA, Founding Principal has developed, designed, constructed and operated four other self-storage facilities in the Buffalo, NY area with his company Best Brothers Development, LLC. His most recent ground-up construction was a facility located in Orchard Park, NY, which is similar to Rudra Management's proposed facility for Ithaca, NY. Best Brothers Development, LLC is a homegrown company that specializes in operating and assisting in commercial real estate development ventures.Their services include site acquisition, architectural design, construction management, technical and operational assistance.Their focus is on multi-family housing, self-storage and hotel development. Thank you,Joshua Samuel Best, AIA LINE 42 ARCHITECTURE PLLC I PO BOX 665 1 EAST AURORA,NY 14052 1 716 818 9168 REGISTERED ARCHITECT IN THE STATE OF NEW YORK AND THE COMMONWEALTH OF MASSACHUSETTS 1 OF 1 602 Elmira Rd Preliminary Code Review: Uniform Fire Code: 1. Fire flow data needs to be provided. 2. Fire truck apparatus access and turnaround needs to be provided with Ithaca Fire Department auto turn integrated. 3. Entrance gate will need to have a keyed access for the fire department. Is the gate a swing down gate or is there a that has a covering above? If the gate has a covering what is the height? Zoning Review- Inlet Vally Overlay District: 4. Variance is necessary for the side yard property line. Side yard setback is 20',where 5' is proposed (270-171.4 Town of Ithaca Code) 5. building elevations seem to need a distinct base, middle, and top of the wall. 171.6 D(2) 6. Is the roof a 5/12 roof pitch not exceeding a 12/12 roof pitch?The aesthetics appear to show that, but confirmation will be needed. 171.6D.(6)(b) 7. Roof lines of buildings 1,4, 5, and 7 all appear to exceed 100 feet in length, section 171.6D.(6)(e) does not allow for this to occur and limits a continuous roof line to 100' in length. 8. Roof orientation should accommodate solar, a majority of the roofs do not face south for a southern exposure. (171.6D(6)(f)). 9. Roof materials appear to be standing seam (171.6D. (7)(d)). 10. What is the type of cladding material for the primary cladding?Section 171.6D(8)(a) identifies the appropriate classing materials. (60%-100%) 11. What are the secondary cladding materials?Secondary cladding materials are identified in 171.6D(8)(b) (0%-40%) 12. A sill, cap, or>five-inch-high trim border must define material changes on a horizontal (171.6D.(10)(b)) 13. Size of trim is not identified (please identify) (171D(11)). 14. Please identify the window and door area. (171.6D.(12)) 15. Site plan layout does not represent the portico area of the roof on buildings 1 and 7 16. Please identify where HVAC equipment will be located (171.6D.(16) 17. Foundation planting needs to be provided for new buildings as follows: foundation planting beds parallel to the full length of the front,street fronting side, and interior side elevations (not including building entrances and doors, and perpendicular walkways and garage door entries). 171.6E(3)(a) 18. Planting plan needs to be provided to confirm width of planning beds, foundation planting areas, and parking lot landscaping areas. 171.6E. 19. Parking is located in the front yard and is not allowed to be located in the front yard per 171.6F.(2)(a). 20. Is there a trash enclosure area? If there is where is it located and what is the vehicle path that is connected to it? 171.6F(4)(c) 21. Access drive is only allowed from a secondary street on corner lots,the principal street would appear to be Route 13 (Elmira Rd.), which would require access off of Five Mile Drive. 171.6F(5)(b) 22. Perimeter landscaping and buffering needs to be identified on the plans to determine compliance with section 171.6F(8). 23. Pedestrian connectivity needs to be identified to determine compliance with section 171.6G. This includes Bicycle parking, sidewalks, etc. 24. Is fencing being utilized in any capacity? If so, please identify on the plans and noted the material, in order for us to determine if the fencing complies with section 171.6H. 25. Service equipment areas need to be identified to confirm if they are in compliance with 171.61 26. Outdoor lighting needs to be identified to verify compliance with section 171.6K. TOWN OF I T H A C A e , NEW YORK DEPARTMENT OF ENGINEERING Stormwater,Sanitary Sewer,Potable Water,Roads,Parks,and Trails 114 Seven Mile Drive, Ithaca, N.Y. 14850 ENGINEERING@TOWN.ITHACA.NY.US PHONE: 607.273.1656 FAX: 607.272.6076 www.town.ithaca.ny.us ENGINEERING MEMORANDUM FROM: Daniel Thaete P.E., Director of Engineering David O'Shea P.E., Senior Civil Engineer TO: Michael Lasell P.E., MBL Engineering, PLLC CC: Town of Ithaca Planning Board DATE: October 10, 2023: Sketch Plan Review RE: Rudra Management — 602 Elmira Rd We have reviewed the above referenced project's submitted plan set dated February 2023, last revised March 29, 2023, and the associated narrative dated February 05, 2023, last revised March 29, 2023. We offer the following comments: General • It appears the applicant proposes to disturb greater than 1 acre of soil. The applicant must meet the required stormwater/green infrastructure standards as outlined within the New York State Stormwater Design Manual Dated January, 2015. Upon acceptance by the Town, the applicant will be required to submit a Notice of Intent (NOI), in order to obtain an approved State Pollution Discharge Elimination System (SPDES) Permit prior to commencement of earthwork activities. • If spoils from the project will be deposited within the Town of Ithaca, the spoils site must be included in the SWPPP and further approval of the site may be required. • A stormwater management device is shown near a stream that may have a stream setback. Please verify with the Planning Department and the Code Enforcement Department that placement of the device within a setback is allowed. • It is likely that a NYSDOT permit is required for the utility work and new "curb cut" within the right of way. Potable Water • Infrastructure extensions that will be dedicated need to meet Town of Ithaca technical specifications and details. A detailed design will need to be reviewed and approved by the Director of Engineering. • Project specific demands and pressure requirements need to be reviewed and approved by the Town. • We recommend that water infrastructure that is proposed to be dedicated receive "Concept and Location" approval from the Town of Ithaca Public Works Committee and Town Board prior to Final Site Plan review. Sanitary Sewer • Connection to municipal sanitary sewer is required unless an exemption is received from the Town of Ithaca Town Board. 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C — 101 SCALE: 1"=30' INACCURACIES IN THE STATED SCALE MAY BE INTRODUCED WHEN DRAWINGS IT IS A VIOLATION OF LAW FOR ANY PERSON, DATE: 03/29/2023 ARE REPRODUCED BY ANY MEANS. USE THE GRAPHIC SCALE BAR IN THE TITLE UNLESS ACTING UNDER THE DIRECTION OF A BLOCK TO DETERMINE THE ACTUAL SCALE OF THIS DRAWING. LICENSED ENGINEER, TO ALTER THIS DOCUMENT. 1 00 — — "' III' - - - - - - / /' \ \ \\ \\ \'s��\�� ` I I I - - - - - - — 411.0 N LLJ LLI Qa- LLJ f / Q w i ry \ \ o / / / — / INVENT 36" C / // �/ � /�/�//i — _ � � ' �__� — y— \ \ \ \ \ / z O — CULVERT/PIPE=4 - -430 m O LL- -420— / / / / / / ==_ = __—\ _ _ _ /�i 435- C,4 C14 N / w \ / // / _ SWMA \ \ I I I / / / rn r < z MIT //e< c) m Q o z /ev /�M� I/ I I CD Z IIIIIIr INVERT 36" CONCRETE / CULVERT PIPE=409.8' �2j/// // / /,/j / / ll l/1/1 J J I I ,�/ / S \ I I I / /I/ IIII � / � � 6�00 i W SILT FENCE, SEE DETAIL I I (TYP.) 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IT IS A VIOLATION OF LAW FOR ANY PERSON, DATE: 03/29/2023 C - 103 MATCH LINE — SEE ABOVE INACCURACIES IN THE STATED SCALE MAY BE INTRODUCED WHEN DRAWINGS UNLESS ACTING UNDER THE DIRECTION OF A ARE REPRODUCED BY ANY MEANS. USE THE GRAPHIC SCALE BAR IN THE TITLE LICENSED ENGINEER, TO ALTER THIS DOCUMENT. BLOCK TO DETERMINE THE ACTUAL SCALE OF THIS DRAWING. ZBA Resolution ZBAU-23-2 SEQR Use Variance 602 Elmira Rd. TP 31.-3-4 Resolved that this Board makes a negative determination of environmental significance based upon the information in Parts 1 & 2 as amended, and for the reasons stated in Part 3 of the SEQR Form. Moved: David Squires Seconded: Chris Jung Vote: ayes—Squires, Jung, Terry, Ritter and Minig Determination Reasonable return as shown— Unique and does not apply to a substantial portion of the district or neighborhood- DS is it unique, uneven, vacant for many years, DOT used the site, significant topo grade change and a big ROW obstructing the amount of developable area, Will not alter the essential character of the neighborhood—TC planning letter seems to imply it could alter the intent ,but the area is commercial and Not self created—showing the restrictions on the property and owned the property for several years prior to the overlay zoning, the fact is they bought it as light industrial and that changed through no fault of their own ZBA Resolution ZBAU-23-2 Use Variance 602 Elmira Rd. TP 31.-3-4 Resolved that this Board grants the appeal of Cedar Rock Inc., owner, seeking relief from Town of Ithaca code 270-171.5 (Permitted uses)to be permitted to build a self-storage facility with approximately 24,700 sq.ft. of gross floor area within the Inlet Valley Center overlay zone (Industrial Zone underlying), where the use is not permitted,with the following Conditions 1. That the project be built substantially as submitted, including the number of buildings and overall square footage, except to the extent that if a deviation is necessary from the design show, the deviation must comply with the Overlay District Design Standards and Guidelines, and with the following Findings That the applicant has demonstrated an unnecessary hardship, specifically: 1. That a reasonable return (substantial as shown by competent financial evidence) has been provided in that the uses allowed under the Inlet Valley Overlay District cannot be realized as scenarios of the various uses were shown to not provide a reasonable return, and 2. That the alleged hardship is unique and does not apply to substantial portion or district or neighborhood given that the property is small, has been vacant and the DOT has used the site for fill since the 1990's, there are significant topographic grade changes, a very large DOT right-or-way that cuts off access to portions of the site and streams, all of which create a much smaller developable area of the parcel, access onto Elmira Rd is limited, and 3. That the requested variance will not alter the essential character of the neighborhood given that the property backs up to existing industrial and commercial uses consisting of metal buildings and the proposed project will improve the overall aesthetics of the area as they must follow the Inlet Valley Overlay District design standards, and as evidenced by the information contained and adopted in SEQR form, and 4. That the alleged hardship has not been self-created in that the owner bought the property in 2018 when the use was permitted and subsequently was legislated as a not-permitted use. Moved: David Squires Seconded: Chris Jung Vote: ayes—Squires,