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Home My WebLink AboutPB Minutes 2024-05-07 TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room,Town Hall 215 North Tioga Street Ithaca,New York 14850 Tuesday,May 7,2024 6:30 P.M. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https:Hus06web.zoom.us/i/83643764382. If the public would like to attend the meeting for viewing purposes only,it is recommended to watch the livestream video on YouTube (https://www.youtube.com/channel/UCC9vycXkJ6klVIibihCy7NO/live). AGENDA 1. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the Soil Factory, a Project of Weave Community,located at 142 Ithaca Beer Drive within the Light Industrial Zone and Inlet Valley Center Overlay District. The project involves establishing soil research test gardens on the site, along with multi-disciplinary meeting,workshop,and event spaces classified as Community Workshop and Place of Assembly uses in the existing buildings. Site improvements include delineating bicycle,vehicle,pedestrian circulation, and parking areas. There are no proposed exterior changes to the existing buildings. This is a Type II Action under the State Environmental Quality Review Act and is not subject to environmental review. Greentree Ithaca,LLC,Owner;Neil Schill,Applicant/Agent. 2. Persons to be heard. 3. Approval of Minutes. 4. Other Business. 5. Adjournment. C.J. Randall Director of Planning 607-273-1747 NOTE:IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND,PLEASE NOTIFY CHRIS BALESTRA AT 607-273-1747 or CBALESTRA(a)TOWNITHACANY.GOV. (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 at https://townithacany.gov/meeting-calendar-agendas/under the calendar meeting date. Ithaca journal Public Notices Originally published at ithacajournal.com on 05/01/2024 TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold a public hearing on Tuesday, May 7, 2024, starting at 6:30 P.M. on the following matter: Consideration of Preliminary and Final Site Plan Approval for the Soil Factory, a Project of Weave Community, located at 142 Ithaca Beer Drive within the Light Industrial Zone and Inlet Valley Center Overlay District. The project involves establishing soil research test gardens on the site, along with multi-disciplinary meeting, workshop, and event spaces classified as Community Workshop and Place of Assembly uses in the existing buildings. Site improvements include delineating bicycle, vehicle, pedestrian circulation, and parking areas. There are no proposed exterior changes to the existing buildings. This is a Type II Action under the State Environmental Quality Review Act and is not subject to environmental review. Greentree Ithaca, LLC, Owner; Neil Schill, Applicant/Agent. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https://us06web.zoom.us/j/83643764382. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube (https://www.youtube.com/channel/UCC9vycXkJ6klVlibjhCy7NQ/live). Any person wishing to address the board will be heard. In addition, comments can be sent via email to townclerk@townithacany.gov up to the end of business the day of the meeting and all comments will be forwarded to the board. Additional information is available at https://townithacany.gov/. C.J. Randall, Director of Planning May 1, 2024 10118726 TOWN OF ITHACA qff NEW YORK DEPARTMENT OF PLANNING 215 N.Tioga St 14850 607.273.1747 www.town.ithaca.ny.us AFFIDAVIT OF SERVICE BY MAIL AND POSTING & PUBLICATION STATE OF NEW YORK ) SS.: COUNTY OF TOMPKINS ) I, 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 30th day of April 2024, deponent served the within Notice upon the property owners within 500 ft. of the properties and projects identified below for: The Planning Board will hold a public hearing on Tuesday,May 7,2024, starting at 6:30 P.M. at 215 N. Tioga Street, Ithaca NY 14850 on the following matter: Consideration of Preliminary and Final Site Plan Approval for the Soil Factory, a Project of Weave Community, located at 142 Ithaca Beer Drive within the Light Industrial Zone and Inlet Valley Center Overlay District. The project involves establishing soil research test gardens on the site, along with multi-disciplinary meeting, workshop, and event spaces classified as Community Workshop and Place of Assembly uses in the existing buildings. Site improvements include delineating bicycle, vehicle, pedestrian circulation, and parking areas. There are no proposed exterior changes to the existing buildings.This is a Type II Action under the State Environmental Quality Review Act and is not subject to environmental review. Greentree Ithaca, LLC, Owner;Neil Schill, Applicant/Agent. By 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 on April 30, 2024, and the notice has been duly published in the official newspaper,Ithaca Journal on May 01, 2024. -94�4 --- Abby Hon%r, Administrative Assistant Sworn to before me on M - 101" , 2024. aA14,4-4, Notary Public ASHLEY COLBERT Notary Public,State of New York No.01 co6419580 Qualified in Tompkins county Commission Expires July 12,2025 TOWN OF ITHACA nn NEW YORK Notice of Planning Board Action Near You You are receiving this notice because you own or live on a property within 500' feet of the proposed action. This is an effort to inform you and give you an opportunity to learn more and comment if you would like. TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold a public hearing on Tuesday,May 7,2024,starting at 6:30 P.M.on the following matter: Consideration of Preliminary and Final Site Plan Approval for the Soil Factory, a Project of Weave Community, located at 142 Ithaca Beer Drive within the Light Industrial Zone and Inlet Valley Center Overlay District. The project involves establishing soil research test gardens on the site, along with multi-disciplinary meeting, workshop, and event spaces classified as Community Workshop and Place of Assembly uses in the existing buildings. Site improvements include delineating bicycle, vehicle,pedestrian circulation, andparking areas. There are no proposed exterior changes to the existing buildings. This is a Type 11 Action under the State Environmental Quality Review Act and is not subject to environmental review. Greentree Ithaca, LLC Owner; Neil Schill, Applicant:Agent. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at httj2s:..-',.-'us06web.zoom.us/i..-'83643764382. Any person wishing to address the board will be heard. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livcstream video on YouTube(https:.:'www.voutube.com/channel/L:CCgyycXkJ6klVIibihCy7N011iv . In addition, comments can be sent via email to townclerk@townithacany.gov up to the end of business the day of the meeting and all comments will be forwarded to the board. Additional information is available at www.townithacan��.�Gov. C.J. Randall, Director of Planning Accessing Meeting Materials Online: Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town's website at h1"ps UAMWA0wnilttacAt�v,g ,frr�eetin - calendar-agendas/under the calendar meeting date. See full agenda on the reverse side 1 TOWN OF ITHACA PLANNING BOARD May 7, 2024 Minutes Present: Caitlin Cameron,Vice Chair, Ariel Casper, Cindy Kaufman, Liz Bageant, Bill Arms, and Kelda McGurk Absent: Fred Wilcox CJ Randall, Director of Planning, Christine Balestra, Senior Planner; Susan Brock, Attorney for the Town; Marty Moseley, Director of Code Enforcement; and Paulette Rosa, Town Clerk Ms. Cameron opened the meeting at 7:00p.m. Agenda Item 1 Consideration of Preliminary and Final Site Plan Approval for the Soil Factory, a Project of Weave Community,located at 142 Ithaca Beer Drive within the Light Industrial Zone and Inlet Valley Center Overlay District. The project involves establishing soil research test gardens on the site, along with multi-disciplinary meeting,workshop, and event spaces classified as Community Workshop and Place of Assembly uses in the existing buildings. Site improvements include delineating bicycle,vehicle,pedestrian circulation, and parking areas. There are no proposed exterior changes to the existing buildings. This is a Type 11 Action under the State Environmental Quality Review Act and is not subject to environmental review. Greentree Ithaca,LLC, Owner; Neil Schill,Applicant/Agent. Overview Mr. Schill, agent, and Mr. Gaunt,property owner, gave an overview of the project, saying that it is a place for artists, scientists, and community members to get together and learn and participate in a wide variety of activities. They said they were very excited to be part of the concept of the Inlet Valley Overlay District. The Board had questions about the parking layout and the safety of those entering and exiting the warehouse. The Board discussed different mitigation options. Mr. Gaunt stated that they had enlisted Claudia Brenner, architect, for planning the layout of the site, including the parking and they have as wide a space as possible between the warehouse and the parking lot travel lanes. They might consider using bollards or other options to clearly delineate the driving lane and the entrance way. He added that one part of the request is for fewer parking spaces than are required by Town Code but they may add a few back in once the spaces are delineated. Public Hearing Ms. Cameron opened the public hearing; there was no one wishing to speak, and the hearing was closed. Discussion/Determination PB 2024-05-7(Filed5/9) Pg. 1 The Board discussed noise issues, noting the comment received by a neighbor expressing concerns, and the applicant assured the Board that their patrons now fully understand the parameters of the Town's noise ordinance and they want to be good neighbors, and the issue that prompted the noise complaint to the Town will not happen again. He added that they do have an unwritten agreement with the neighboring business that they can use their parking lot during non-business hours. Ms. Bageant stated that she didn't have any concerns about parking or the size of the spaces, adding that, in terms of the Planning Board's need to allow parking in the required front yard, the nature of the site and the use lends itself to parking in the front, as it doesn't really look like a front yard. Ms. Kaufman asked the applicant if they would consider a 5-foot pedestrian walkway along the front of the building, instead of a 3ft walkway,possibly using collapsable bollards. She also suggested that something be done to enhance the looks of the warehouse, such as adding a mural. Staff explained that the town has a mural law, and they would work with the applicants to see if that was a possibility they were interested in pursuing. Mr. Moseley explained the need for specific driving lane widths to accommodate fire truck access in the case of emergency. Right now,there is just under 20-feet between the warehouse and the loading dock, and the applicant is proposing at least 3 feet for pedestrian access. If you expand the front access to 5 feet or add bollards,you will reduce the driving lane which could restrict emergency access. Mr. Gaunt asked for more information regarding Mr. Moseley's comment about emergency access. Mr. Moseley stated that they could work with the Fire Department on the bollard options and any concerns they may have. Ms. Kaufman suggested again that collapsable bollards be looked at. Mr. Arms said it is great to see this idea and although the buildings are not ideal, it is a great concept. He asked how big events would be—how many people would be expected to attend events. Mr. Schill responded that they have a maximum of 49 people at events. Ms. Cameron said she was comfortable with the ideas expressed and agreed that the front yard on this property is not really a front yard. Ms. McGurk asked if the lighting outside is enough to be safe for people walking outside. Mr. Gaunt said there are additional lights around the building that are not currently used. There is a light at each end and around the exterior of the warehouse as well as lights at each entrance/exit door that would come on when the door is opened, as well as outside lights around the perimeter. He said that right now,many of the fixtures do not have bulbs in them because he doesn't like light pollution either. PB 2024-05-7(Filed5/9) Pg. 2 Ms. Balestra noted that the Town has a lighting ordinance focused on reducing light pollution, but the lighting that exists were considered existing, non-conforming lights that could be used if they were not changing it. If they were to pursue additional lighting or changes to the existing lighting,they would need to meet the requirements in the Town Code, Outdoor Lighting, Chapter 173. PB Resolution 2024 - 012: Preliminary&Final Site Plan Approval The Soil Factory—A Project of Weave Community 142 Ithaca Beer Drive Tax Parcels 33.-3-2.3 & 33.-3-2.5 Whereas: l. This action is the consideration of Preliminary and Final Site Plan Approval for the Soil Factory, a Project of Weave Community, located at 142 Ithaca Beer Drive within the Light Industrial Zone and Inlet Valley Center Overlay District. The project involves establishing soil research test gardens on the site, along with multi-disciplinary meeting, workshop, and event spaces classified as Community Workshop and Place of Assembly uses in the existing buildings. Site improvements include delineating bicycle, vehicle,pedestrian circulation, and parking areas. There are no proposed exterior changes to the existing buildings. Greentree Ithaca, LLC, Owner; Neil Schill, Applicant/Agent, 2. This is a Type II Action,pursuant to 6 NYCRR Section 617.5(c)(18) of the regulations of the New York State Department of Environmental Conservation promulgated pursuant to the State Environmental Quality Review Act, as the action constitutes a"reuse of a residential or commercial structure, or of a structure containing mixed residential and commercial uses, where the residential or commercial use is a permitted use under the applicable zoning law or ordinance, including permitted by special use permit, and the action does not meet or exceeds any of the thresholds in section 617.4 of this Part,"and thus, approval of the site plan is not subject to review under SEQR, 3. The Planning Board, at a public hearing held on May 7, 2024, has reviewed, and accepted as adequate an undated narrative, a Basis of Design report prepared by Hallam ICS, dated 08/09/2022 (revised 06/12/2023), site plans titled"The Soil Factory, 142 Ithaca Beer Drive, Ithaca,NY14850,"including Sheets C1 and C2,prepared by Claudia Brenner, dated 04-02- 2024, and other application materials, and 4. Project plans, and related information,were duly delivered to the Tompkins County Planning and Sustainability Department per New York State General Municipal Law §§239-1 et seq., and such Department responded in a April 24, 2024, letter from Katherine Borgella, Tompkins County Commissioner of Planning, pursuant to §§239-1, -m, and -n of the New York State General Municipal Law, determining that the proposed action will have no significant county-wide or inter-community impact; now, therefore be it Resolved: PB 2024-05-7(Filed5/9) Pg. 3 1. The Planning 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, 2. The Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed modifications to the Soil Factory, a Project of Weave Community, as described in the items noted in Whereas # 3 above, subject to the following condition: a. Before issuance of a building permit, submission of proof of right to access Ithaca Beer Drive (unimproved road), satisfactory to the Attorney for the Town, 3. Pursuant to Section 270-227 (A) (2) and (3) of the Town Code, the Planning Board hereby authorizes a 9% reduction in the number of required parking spaces for the project, finding that the reduction in the required number of parking spaces will not adversely affect traffic flow on the project site, will leave adequate parking for all of the reasonably anticipated uses or occupancies in the project, and will not otherwise adversely affect the general welfare of the community, 4. Pursuant to Section 270-227 (A) (4) of the Town Code, the Planning Board hereby authorizes a reduction in the standard 180 square foot parking space size,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, and 5. Pursuant to Section 270-227.13 (2) and (3) of the Town Code, the Planning Board hereby authorizes the placement of parking in the required front yard of the project site, finding that: a. The particular use, nature, or location of the proposed project or building, requires that parking be in one of such yards, b. It is not practicable to limit parking to areas outside the required yard, c. Parking in such yard does not significantly adversely affect adjacent properties or the character of the neighborhood, and d. No such parking will occur in any buffer areas. Moved: Ariel Casper Seconded: Bill Arms Votes: ayes Cameron, Casper, Arms, McGurk, Kaufman and Bageant Item 2 Other Business Ms. Balestra reviewed the next meeting's agenda. Meeting was adjourned upon a motion by Mr. Casper, seconded by Mr. Arms; unanimous. SubWbbyPau , Clerk PB 2024-05-7(Filed5/9) Pg. 4