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HomeMy WebLinkAboutPB Minutes 2024-08-06 TOWN OF ITHACA „ n NEW YORK TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room,Town Hall 215 North Tioga Street Ithaca,New York 14850 AGENDA Tuesday,August 6, 2024 6:30 P.M. 1. SEQR Determination:WVBR Radio Tower Access Drive Improvements-Special Permit. 2. PUBLIC-HEARING: Consideration of Special Permit for the proposed access drive improvements to the WVBR Radio Tower, located at 137 Pidgeon Place,off Hungerford Hill Road.The project involves improving an existing 720-foot long farm path by installing a 12-foot wide, 12-inch deep,gravel access drive with turnaround.The project also involves excavating approximately 320 cubic yards of topsoil and installing temporary stormwater management facilities during construction.This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review.Cornell University, Owner;Gloria Busse,Cornett University Real Estate Associate,Applicant/Agent. 3. The Town of Ithaca Planning Board will consider establishing itself as Lead Agency to coordinate the environmental review of the proposed Maplewood Phase II Project on Maple Avenue, located between the Maplewood Graduate Student Apartment complex and the East Lawn Cemetery.The proposal involves consolidating four(4) parcels and constructing a community center and six(6) five-story apartment buildings, containing up to 650 units/800 beds in studio,one-bedroom, and two-bedroom unit configurations.The project will also include integrated amenity/service spaces, parking areas,trails and pedestrian facilities, open spaces,stormwater facilities, and other site improvements. Site improvements and amenity spaces include an outdoor terrace,fitness and wellness spaces, landscaping,and lighting.This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review.Cornell University,Owner/Applicant; Michele Palmer,Whitham Planning, Design, Landscape Architecture, PLLC,Agent. 4. Persons to be heard. 5. Approval of Minutes. 6. Other Business. 7. Adjournment. C.J. Randall Director of Planning 607-273-1747 TOWN OF ITHACA „ n NEW YORK DEPARTMENT OF PLANNING 215 N. Tioga St 14850 607.2711747 ww.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 29'h day of July 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, August 6, 2024, starting at 6:30 P.M. on the following matter: Consideration of Special Permit for the proposed access drive improvements to the WVBR Radio Tower, located at 137 Pidgeon Place,off Hungerford Hill Road.The project involves improving an existing 720-foot long farm path by installing a 12-foot wide, 12-inch deep, gravel access drive with turnaround. The project also involves excavating approximately 320 cubic yards of topsoil and installing temporary stormwater management facilities during construction.This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Cornell University, Owner;Gloria Busse, Cornell University Real Estate Associate,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 July 29, 2024, and the notice has been duly published in the official newspaper,Ithaca Journal on July 31, 2024. Abby Homer, Aministraiive Assistant Sworn to before me on Q,, SF , 2024. Notary Public ASHLEY COLBERT Notary Public,State of New Ywk No.01 CO6419560- Qualiried in Tompkins County' commission Expires July 12,2025 '6 ithacajournal Public Notices Originally published at ithacajournal.com on 07/31/2024 TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold a public hearing on Tuesday, August 6, 2024, starting at 6:30 P.M. on the following matter: Consideration of Special Permit for the proposed access drive improvements to the WVBR Radio Tower, located at 137 Pidgeon Place, off Hungerford Hill Road. The project involves improving an existing 720-foot long farm path by installing a 12- foot wide, 12-inch deep, gravel access drive with turnaround. The project also involves excavating approximately 320 cubic yards of topsoil and installing temporary stormwater management facilities during construction. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Cornell University, Owner; Gloria Busse, Cornell University Real Estate Associate, 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 (by raising hand icon) 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 July 31, 2024 10425095 TOWN OF ITHACA 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,August 6, 2024,starting at 6:30 P.M.on the following matter: Consideration of Special Permit for the proposed access drive improvements to the WVBR Radio Tower, located at 137 Pidgeon Place, off Hungerford Hill Road. The project involves improving an existing 720 foot longfarm path by installing a 12 foot wide, 12-inch deep, gravel access drive with turnaround. The project also involves excavating approximately 320 cubic yards of topsoil and installing temporary stormwater management facilities during construction. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Cornell University, Owner; Gloria Busse, Cornell University Real Estate Associate, 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/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 livestream video on YouTube(https:liwww.youtube.com/channeVUCC9yycXkJ6klVlibjhCy7NQ"live). In addition,comments can be sent via email to tow nclerk(d6townithacatiy,g9v 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 ttttp—%Uwww.townithaQ. .govinne-etittg- oalendar-agendasZ under the calendar meeting date. See full agenda on the reverse side 1 TOWN OF ITHACA PLANNING BOARD August 6, 2024 Minutes Present: Fred Wilcox, Chair; Ariel Casper, Cindy Kaufman, Caitlin Cameron, Liz Bageant, Bill Arms, Gary Stewart and Kelda McGurk CJ Randall, Director of Planning and Christine Balestra, Senior Planner; Susan Brock, Attorney for the Town; David O'Shea, Director of Engineering; Marty Moseley,Director of Code Enforcement; and Ashley Colbert, Deputy Town Clerk Mr. Wilcox opened the meeting at 6:30p.m. Mr. Wilcox introduced new member Gary Stewart, noting that he served as the editor of the Ithaca Journal for 10 years and was the Community Relations Director for 20+years, so he is very familiar with the Town, and we are happy to have him. He also noted that this was Ariel Casper's last meeting, and he thanked him for his service on the Board. Mr. Wilcox brought up an issue in the public hearing notice that Pidgeon Place is a private road that begins and ends on private property, and he questioned whether the public was aware where this proposal was. He noted that there was a description saying it was off Hungerford Hill Rd, but there is no Pidgeon Place on the 911 addressing list. Ms. Brock stated that the Board can make that determination if it feels that the public did not know or did not appear because they were not clear where the project was. The Board did not feel this was an issue. Agenda Item 1: Consideration of Special Permit for the proposed access drive improvements to the WVBR Radio Tower, located at 137 Pidgeon Place, off Hungerford Hill Road. The project involves improving an existing 720-foot long farm path by installing a 12-foot wide, 12-inch deep, gravel access drive with turnaround. The project also involves excavating approximately 320 cubic yards of topsoil and installing temporary stormwater management facilities during construction. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Cornell University, Owner; Gloria Busse, Cornell University Real Estate Associate, Applicant/Agent. Overview Ms. Busse stated that the tower has been in existence since 1996, and the request is to install an access drive because the tower has been accessed via Dove Drive through private property. That property has changed hands, and the new owners are not allowing Cornell to access the tower from Dove Drive. PB 2024-08-06(Filed 8/16) Pg. 1 There is a temporary foot path,but it is not suitable to get trucks or equipment to the property and is much longer. The request is to use an existing farm path and install a gravel drive on it. She added that Cornell does not charge WVBR for the use of this tower. SEQR Determination Minor changes were made to the draft form. PB Resolution 2024-014: SEQR Special Permit WBVR Radio Tower Access Drive Improvements Tax Parcel No.'s 61.4-7.1 &61.4-7.2 Whereas: 1. This action is Consideration of Special Permit for the proposed access drive improvements to the WVBR Radio Tower, located at 170 Pidgeon Place, off Hungerford Hill Road. The project involves improving an existing 720-foot long farm path by installing a 12-foot wide, 12-inch deep, gravel access drive with turnaround. The project also involves excavating approximately 320 cubic yards of topsoil and installing temporary stormwater management facilities during construction. Cornell University, Owner; Gloria Busse, Cornell University Real Estate Associate, Applicant/Agent, 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in the environmental review with respect to Special Permit, 3. The Planning Board, on August 6, 2024, has reviewed and accepted as adequate a Short Environmental Assessment Form (EAF) Part 1, submitted by the applicant, Parts 2 and 3 prepared by Town Planning staff, a Basic Stormwater Pollution Prevention Plan and set of drawings (Sheets C101 & C102)titled"Cornell University Real Estate WBVR Radio Tower Access Drive Improvements, Town of Ithaca, Tompkins County,New York" dated 4/19/24,prepared by T.G. Miller, P.C., and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Special Permit; 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, a Draft Environmental Impact Statement will not be required. PB 2024-08-06(Filed 8/16) Pg. 2 Moved: Ariel Casper Seconded: Cindy Kaufman Votes: ayes—Wilcox, Cameron, Casper, Arms, Kaufman, Stewart and Bageant Public Hearing Mr. Wilcox opened the public hearing; there was no one wishing to speak, and the hearing was closed. Determination Mr. Wilcox noted that 320 cubic yards of material are being removed, which equates to approximately 65 truckloads, and asked if the Board had any concerns about that. Ms. Busse stated that the contractor is going to push the material off to the side so no materials will be taken off site. Mr. Wilcox responded that it would be better if they used Ellis Hollow Road as the truck route rather than Snyder Hill Road as that is more residential. PB Resolution 2024-015: Special Permit WBVR Radio Tower Access Drive Improvements Tax Parcel No.'s 61.-1-7.1 &61.-1-7.2 Whereas: 1. This action is Consideration of Special Permit for the proposed access drive improvements to the WVBR Radio Tower, located at 170 Pidgeon Place, off Hungerford Hill Road. The project involves improving an existing 720-foot long farm path by installing a 12-foot wide, 12-inch deep, gravel access drive with turnaround. The project also involves excavating approximately 320 cubic yards of topsoil and installing temporary stormwater management facilities during construction. Cornell University, Owner; Gloria Busse, Cornell University Real Estate Associate, Applicant/Agent, 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in the environmental review with respect to the project, has, on August 6, 2024, 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, and 3. The Town of Ithaca Planning Board, at a Public Hearing held on August 6, 2024, reviewed, and accepted as adequate a Basic Stormwater Pollution Prevention Plan and set of drawings (Sheets C 101 & C 102) titled "Cornell University Real Estate WBVR Radio Tower Access Drive Improvements, Town of Ithaca, Tompkins County,New York" dated 4/19/24, prepared by T.G. Miller, P.C., and other application materials; now, therefore be it Resolved: PB 2024-08-06(Filed 8/16) Pg. 3 1. That the Town of Ithaca Planning Board hereby finds that the special permit standards of Article XXIV Section 270-200, Subsections A—H, of the Town of Ithaca Code, have been met, specifically that: A. The project will be suitable for the property on which it is proposed, considering the property's size, location, and physical site characteristics. • The property contains open fields and an existing farm path that will be widened and converted into a gravel access drive to the existing radio tower. The proposed improvements work with the site's existing physical characteristics. B. The proposed structure design and site layout are compatible with the surrounding area. • There are no proposed new structures and no changes to the site layout, other than converting the existing farm path to a gravel access road. 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 use of the property will not change. The proposed access road improvements will create temporary impacts that will cease when the work is completed. 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. • There are no changes to existing infrastructure and services. All infrastructure to accommodate the existing use is in place and is of adequate capacity. E. The proposed use, structure design, and site layout will comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan. F. The site layout,with proposed vehicular, bicycle and pedestrian access,traffic circulation, and parking and loading facilities, is sufficient for the proposed use and is safely designed for emergency vehicles. • There are no proposed changes to the existing site layout, other than converting the existing farm path into a gravel access road. All existing vehicular, bicycle, and pedestrian areas will remain unchanged after completion of the project. G. The project includes sufficient landscaping and/or other forms of buffering to protect surrounding land uses. Existing vegetation is preserved to the extent possible. • There are no changes to existing vegetation, other than the removal of small areas of grass along the existing farm path. The property contains many trees, shrubs, and grasses that will remain. 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. PB 2024-08-06(Filed 8/16) Pg. 4 • Site Plan approval is not required with Special Permit when associated with a fill permit. This criterion is not applicable to the project. 2. That, pursuant to Town Code Section 270-217.E, the Planning Board hereby finds that the plan adequately protects the property and surrounding properties from significant adverse consequences of such deposit or removal, including,when completed, adverse drainage, erosion, visual or other adverse impacts,taking into account the distance of the operation from neighboring property and public ways,the possible detriment of such use to the future development of the land in question, and significant nuisance or detriment of the operation to neighboring landowners and to the community as a whole, and 3. That the Town of Ithaca Planning Board hereby grants Special Permit for the proposed WVBR radio tower access road improvements, with the following condition: a. All Town of Ithaca Engineering Department comments listed in the Engineering Memorandum, written by Joe Slater, Director of Public Works and Justin McNeal, Civil Engineer, dated July 24, 2024,must be addressed prior to any Land Development Activity (Per Town Code §228-5). Moved: Ariel Casper Seconded: Fred Wilcox Votes: ayes—Wilcox, Cameron, Casper, Arms, Kaufman, Stewart and Bageant Agenda Item 2: The Town of Ithaca Planning Board will consider establishing itself as Lead Agency to coordinate the environmental review of the proposed Maplewood Phase II Project on Maple Avenue, located between the Maplewood Graduate Student Apartment complex and the East Lawn Cemetery. The proposal involves consolidating four(4)parcels and constructing a community center and six (6) five-story apartment buildings, containing up to 650 units/800 beds in studio, one-bedroom, and two-bedroom unit configurations. The project will also include integrated amenity/service spaces,parking areas, trails and pedestrian facilities, open spaces, stormwater facilities, and other site improvements. Site improvements and amenity spaces include an outdoor terrace, fitness and wellness spaces,landscaping, and lighting. This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. Cornell University, Owner/Applicant; Michele Palmer, Whitham Planning, Design, Landscape Architecture, PLLC,Agent. Overview Michelle Palmer led a brief presentation on the project which had some additional information on pedestrian, public and private transportation routes that were requested by the Planning Committee. Henry Weinberger showed slides on building materials, color schemes, and layouts, including the social/community centers of each. Questions PB 2024-08-06(Filed 8/16) Pg. 5 Ms. Kaufman said architecturally speaking it looks intriguing, but she doesn't see the connection to Maplewood I and she hoped that the next presentation would show that connection if that was the intention. Ms. Cameron said she takes the public comments the Board has received about open spaces and landscaping, and she would like to see more detail on that in the next presentation. She said the roof top mechanicals also caught her eye and she would like to understand any visual impacts those might have and finally, considerations for bird strikes is a concern. Mr. Weinberger responded that these depictions were modeled in 3D to accurately reflect the view impacts. With respect to the bird strike, we are aware of those concerns and looking into the premium costs that would be and investigating that. Mr. Wilcox said the combined Maplewood sites have a tremendous number of students, and they need to have sufficient recreational space. Ms. Kaufman asked about the water tower and who owns it and if there is a way to work with them to get a mural or something sculptural on it to make it less hideous. The applicants stated that it is on their minds, but for the purposes of this presentation, they did not want to get embroiled in discussions on efforts we don't control. Ms. Randall noted that the Planning Committee is still working on the planned development zone (PDZ)language and the mechanicals are a specific area in that verbiage. Mr. Wilcox explained that the action tonight is to have the Planning Board designated as Lead Agency, but the Town Board is an involved agency as they are legislating the PDZ. PB Resolution 2024 -016: Lead Agency—Declaration of Intent Maplewood Phase II Project Tax Parcel No' s. 63.-2-5, 63.-2-6, 63.-2-7.1, 63.-2-7.3 Maple Avenue Whereas: 1. The Town of Ithaca Planning Board, at its meeting on July 2, 2024, considered a Sketch Plan for the proposed Maplewood Phase II Project on Maple Avenue, located between the Maplewood Graduate Student Apartment complex and the East Lawn Cemetery. The proposal involves consolidating four(4)parcels and constructing a community center and six (6)five-story apartment buildings, containing up to 650 units/ 800 beds in studio, one- bedroom, and two bedroom unit configurations. The project will also include integrated amenity/service spaces,parking areas, trails and pedestrian facilities, open spaces, stormwater facilities, and other site improvements. Site improvements and amenity spaces include an outdoor terrace, fitness and wellness spaces, landscaping, and lighting. Cornell University, Owner/Applicant; Michele Palmer, Whitham Planning, Design, Landscape Architecture, PLLC,Agent; PB 2024-08-06(Filed 8/16) Pg. 6 2. The proposed project,which requires Site Plan approval by the Town of Ithaca Planning Board and a rezoning to a Planned Development Zone (PDZ)by the Town of Ithaca Town Board, is a Type I action pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617, and Chapter 148 of the Town of Ithaca Code regarding Environmental Quality Review, because the proposal involves a zoning change and the construction of 250 or more residential units (30 or more per Town Code)that will be connected to existing community or public water and sewage systems 617.4 (b)(3) and b)(5)(iii); Town Code Section 148- 5.B(2)); and 3. A Full Environmental Assessment Form, Part 1, has been submitted by the applicant, along with application materials, studies, and a narrative containing drawings, titled" Maplewood Phase II Preliminary Site Plan Submission," dated 07-19-2024, prepared by Whitham Planning Design Landscape Architecture, PLLC; now, therefore, be it Resolved: That the Town of Ithaca Planning Board hereby proposes to establish itself as Lead Agency to coordinate the environmental review of the proposed actions, as described above, and be it further Resolved: That the Town of Ithaca Planning Board hereby requests the concurrence of all involved agencies on this proposed Lead Agency designation, said concurrence to be received by the Town of Ithaca Planning Department by September 6, 2024. Moved: Ariel Casper Seconded: Fred Wilcox Votes: ayes—Wilcox, Cameron, Casper, Arms, Kaufman, Stewart and Bageant Agenda Item 3: Persons to be heard (Written comments submitted at the meeting or after posting of the official mailout packet and 24 hours after the meeting can be found in the updated packet online and will be filed permanently with the project folder along with any other comments received after the post meeting deadline.) Mr. Zaharis addressed the Board,restating his submitted comments regarding safety concerns associated with the Carrowmoor solar project and the tax exemption they are requesting. Mr. Wilcox noted that all of Mr. Zaharis' correspondence sent to him has been shared with the full Board. He said tax exemption issues are not this Board's purview. Ms. Balestra stated that the project has received Final Site Plan Approval with conditions and there is no expectation that the project will be back before this Board, unless there was a major change to the project. Mr. Wilcox added that the information is good for future projects. PB 2024-08-06(Filed 8/16) Pg. 7 Ms. Cameron asked if there are other projects anticipated for solar and battery storage and if our Code bans that type of energy storage. Ms. Randall responded that she would have to check, but she did not think it is banned and the assumption is there would be energy storage associated with a large array. Agenda Item 4• Appieval of Minutes. Agenda Item 5: Other Business. There is no business for the August 201h meeting, which is cancelled. The next meeting is September 17`h because September 3Td was not scheduled due to the Labor Day holiday. Ms. Randall reported that there is a Traditional Neighborhood Design Charrette being planned for the West Hill/Lindermann Creek expansion project and invitations will be sent out to interested parties and the neighborhood. Ms. Balestra added that this expansion was envisioned from the start, when the Linderman Creek apartments were first proposed, and the charrette is an open process or workshop to work through conceptual details. Mr. Wilcox noted that there are rules around Open Meetings that restrict how many members should/could be present at the charrette workshops. This would be considered a site visit, and the rules are that we don't talk amongst ourselves. You can ask questions of the applicants and observe and listen, but do not express opinions. That is the safest approach. Mr. Wilcox asked about the Holochuck property. Ms. Balestra responded that the latest idea the owner is floating is developing apartments but conserving most of the property except a small portion near the Candelwyck apartments, which would be so small compared to the original planned development. Ms. Balestra reported that Southworks is gearing up and most of this Board was not involved in the SEQR EIS review that went through this Board and she asked how best to get the history out to them. Ms. Bageant responded that she really appreciates the Planning Department's memos and Members expressed the desire to have a tour of the property. Meeting was adjourned upon motion by Mr. Casper, seconded by Mr. Wilcox; unanimous. Submi Pau to o,_a, own /,Ier PB 2024-08-06(Filed 8/16) Pg. 8