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HomeMy WebLinkAboutPB Minutes 2016-10-04TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday. October 4. 2016 AGENDA 7:00 P.M. SEQR Determination: Magovem 2-Lot Subdivision, 123 Park Lane. 7:00 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdivision located at 123 Park Lane, Town of Ithaca Tax Parcel No. 56.-3- 13.5, Medium Density Residential Zone. The proposal involves subdividing the 4.039 +/- acre parcel into a 0.580 -f-/- acre parcel containing the existing residence at 123 Park Lane and a 3.459 +/- acre vacant parcel which will be consolidated with and become part of the Town of Ithaca's Tudor Park (Tax Parcel No. 57.-1-8.44). Susan Magovern, Owner; Town of Ithaca, Applicant. 7:15 P.M. SEQR Determination: Sleep Inn Hotel, 635 Elmira Road. 7:15 P.M. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval and Special Permit for the proposed Sleep Inn Hotel located at 635 Elmira Road, Town of Ithaca Tax Parcel No. 35.-1-21, Neighborhood Commercial Zone. The proposal involves demolishing the existing structures to allow the construction of a 3-story, 37,000 +!- square foot hotel. The facility will include 70 hotel rooms, an indoor swimming pool, an outdoor gazebo, 70 parking spaces, stormwater facilities, outdoor lighting, and landscaping. Ahir Hotels Corp., Owner/Applicant; Adam M. Fishel, PE, Marathon Engineering, Agent. 5. Persons to be heard 6. Approval of Minutes: September 6, 2016 and September 20, 2016 7. Other Business 8. Adjournment Susan Ritter Director of Planning 273-1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY SANDY POLCE AT 273-1747 or .SPOLCE@TO\VN.HHA( A.NY.L'S. (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 (httn://www.tovvn.itliaca.nv.us/mceting-atiendas). TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday. October 4.2016 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, October 4, 2016, at 215 North Tioga Street, Ithaca, N.Y., at the following times and on the following matters: 7:00 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdivision located at 123 Park Lane, Town of Ithaca Tax Parcel No. 56.-3-13.5, Medium Density Residential Zone. The proposal involves subdividing the 4.039 +/- acre parcel into a 0.580 +/- acre parcel containing the existing residence at 123 Park Lane and a 3.459 +/- acre vacant parcel which will be consolidated with and become part of the Town of Ithaca's Tudor Park (Tax Parcel No. 57.-1-8.44). Susan Magovem, Owner; Town of Ithaca, Applicant. 7:15 P.M. Consideration of Preliminary Site Plan Approval and Special Permit for the proposed Sleep Inn Hotel located at 635 Elmira Road, Town of Ithaca Tax Parcel No. 35.-1-21, Neighborhood Commercial Zone. The proposal involves demolishing the existing structures to allow the construction of a 3-story, 37,000 +/- square foot hotel. The facility will include 70 hotel rooms, an indoor swimming pool, an outdoor gazebo, 70 parking spaces, stormwater facilities, outdoor lighting, and landscaping. Ahir Hotels Corp., Owner/Applicant; Adam M. Fishel, PE, Marathon Engineering, Agent. Said Planning Board will at said time and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Susan Ritter Director of Planning 273-1747 Dated: Monday, September 26,2016 Publish: Wednesday, September 28,2016 TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Sandra Polce, being duly sworn, depose and say that I am a Senior Typist for the Town of Ithaca, Tompkins County, New York; that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published in the local newspaper. The Ithaca Journal. Notice of Public Hearings to be held bv the Town of Ithaca Planning Board in the Town of Ithaca Town Hall, 215 North Tioga Street. Ithaca. New York, on Tuesday. October 4. 2016 commencing at 7:00 P.M.. as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board - 215 North Tioga Street. Date of Posting: September 26, 2016 Date of Publication; September 28, 2016 Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 28"^ day of September 2016. Notary Public deboraIh keli^ " Notary Public, State of New York^No. 01KE3025073Qualified in Schuyler County jCj Commission Expires May 17,2U J—. THE ITHACA JOURNAL WEDNESDAY, SEPTEMBER 28, 2016 TOWN OF JTHACA PL/'J*INING BOARD " * NOTICf OF PUB'..<; HEARINqS , Tuesday, October 4, 2016 By direction of the Chairperson of the Plannlna Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday. October 4, 2016, at 215 North Tloga Street, Itha ca, N.Y., at the following times and on the following mat- 7:0P.M. Consideration of Preliminary and Final Subdivi sion Approval for the proposed 2-lot subdivision located at 123 Park Lane, Town of Ithaca Tax Parcel No. 56.-3- 13.5, Medium Density Residential Zone. The proposal In volves subdividing the 4.039 +A acre parcel Into a 0.580 +/- acre parcel containing the existing residence at 123 Park Lane and a 3.459 +/- acre vacant parcel which will be consolidated with and become part of the Town of Itha ca's Tudor Park (Tax Parcel No. 57.-1-8.44). Susan Magovern, Owner; Town of Ithaca, Applicant. 7:15 P.M. Consideration of Preliminary Site Plan Approval and Special Permit for the proposed Sleep Inn Hotel lo cated at 635 Elmira Road, Town of Ithaca Tax Parcel No. 35.-1-21, Neighborhood Commercial Zone. The proposal Involves demolishir^ the existing structures to allow the construrtlon of a '3-story. 37,000 +/- square foot hotel. The facility will Include 70 hotel rooms, an Indoor swim ming pool, an outdoor gazebo, 70 parking spaces, stormwater facilities, outdoor lighting, and landscaping. Ahir Hotels Corp., Owner/Applicant; Adam M. Fishel. PE, Marathon Engineering, Agent. Said Planning Board will at said time and said place hear all persons in support of such matters or objections there to. Persons may appear by agent or In person. Individu als vvith visual impairments, hearing impairments or other special needs, will be provided with assistance as necessa ry. upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Susan Fitter Director of Planning 273-1747 9/28/16 Town of Ithaca Planning Board 215 North Tioga Street October 4,2016 7:00 p.m. PLEASE SIGN-IN Please Print Clearly. Thank You I Name Address HfnoiA 0 TOWN OF ITHACA PLANNING BOARD MEETING Tuesday, October 4, 2016 215 N. Tioga Street, Ithaca, NY 14850 Town Planning Board Members Present: Fred Wilcox (Chair), Linda Collins, Joseph Haefeli, John Beach, Liebe Meier Swain Town Staff Present: Susan Ritter, Director of Planning; Chris Balestra, Planner; Bruce Bates, Director of Code Enforcement; Dan Thaete, Town Engineer; Susan Brock, Attorney for the Town; Debra DeAugistine, Deputy Town Clerk Call to Order Mr. Wilcox called the meeting to order at 7:03 p.m. AGENDA ITEM SEQR Determination: SEQR Determination: Magovern 2-Lot Subdivision, 123 Park Lane Bill Goodman, Town Supervisor, stated that Ms. Magovern purchased the larger parcel a number of years ago when development was being proposed in that area and combined it with her house lot on Park Lane. She's now selling her home and would like to see the undeveloped lot preserved as open space, so she's offered to donate it to the town. A section of the northeast corner of the parcel borders with Tudor Park. It's part of the town's trails plan to have a trail in that area, so this would allow us to extend a trail from Tudor Park through this parcel over to Park Lane. The town board has expressed interest in accepting the donation, which means that we need to re-subdivide the parcel. PB Resolution No. 2016-054: SEQR, Preliminary and Final Subdivision Approval, Magovern 2- Lot Subdivision, 123 Park Lane, Tax Parcel No. 56.-3-13.5 Moved by John Beach; seconded by Linda Collins WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdivision located at 123 Park Lane, Town of Ithaca Tax Parcel No. 56.-3-13.5, Medium Density Residential Zone. The proposal involves subdividing the 4.039 +/- acre parcel into a 0.580 +/- acre parcel containing the existing residence at 123 Park Lane and a 3.459 +/- acre vacant parcel which will become part of the Town of Ithaca's Tudor Park (Tax Parcel No. 57.-1-8.44). Susan Magovern, Owner; Town of Ithaca, Applicant; and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an uncoor dinated environmental review with respect to the project; and 3. The Planning Board on October 4, 2016, has reviewed and accepted as adequate a survey map entitled "Lands of Susan McGovern, 123 Park Lane, Town of Ithaca, Tompkins County, New York State," prepared by Stockwin Surveying, dated October 4, 2016, and other application mate rials; and Planning Board Minutes 10-04-2016 Page 2 of 12 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. Vote Ayes: Wilcox, Collins, Haefeli, Beach, Meier Swain AGENDA ITEM Public Hearing: Consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdivision located at 123 Park Lane, Town of Ithaca Tax Parcel No. 56.-3-13.5, Medium Density Residential Zone. The proposal involves subdividing the 4.039 +/- acre parcel into a 0.580 +/- acre parcel containing the existing residence at 123 Park Lane and a 3.459 V- acre vacant parcel which will be consolidated with and become part of the Town of Ithaca's Tudor Park (Tax Parcel No. 57.-1- 8.44). Susan Magovern, Owner; Town of Ithaca, Applicant Mr. Wilcox opened the public hearing at 7:10 p.m. Hearing no one, he closed the public hearing at 7:11p.m. PB Resolution No. 2016-055: Preliminary and Final Subdivision Approval, Magovern 2-Lot Subdivision, 123 Park Lane, Tax Parcel No. 56.-3-13.5 Moved by Fred Wilcox; seconded by Joseph Haefeli WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdivision located at 123 Park Lane, Town of Ithaca Tax Parcel No. 56.-3-13.5, Medium Density Residential Zone. The proposal involves subdividing the 4.039 +/' acre parcel into a 0.580 +/- acre parcel containing the existing residence at 123 Park Lane and a 3.459 +/- acre vacant parcel which will become part of the Town of Ithaca's Tudor Park (Tax Parcel No. 57.-T8.44). Susan Magovern, Owner; Town of Ithaca, Applicant; and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an uncoordi nated environmental review with respect to the project, has on October 4, 2016, 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 Planning Board Minutes 10-04-2016 Page 3 of 12 3. The Planning Board on October 4, 2016, has reviewed and accepted as adequate a survey map entitled "Lands of Susan McGovern, 123 Park Lane, Town of Ithaca, Tompkins County, New York State," prepared by Stockwin Surveying, dated October 4, 2016, and other application mate rials; 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, hav ing 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 located at 123 Park Lane, Town of Ithaca Tax Parcel No. 56.-3-13.5, as shown on the survey map entitled "Lands of Susan McGovern, 123 Park Lane, Town of Ithaca, Tompkins County, New York State," subject to the following condition: a. submission for signing by the Chairperson of the Planning Board of an original and three dark lined prints of the final subdivision plat, prior to filing with the Tompkins County Clerk's Office, and submission of a receipt of filing to the Town of Ithaca Planning Depart ment. Vote Ayes: Wilcox, Collins, Haefeli, Beach, Meier Swain AGENDA ITEM SEQR Determination: Sleep Inn Hotel, 635 Elmira Road Mr. Fishel stated that the plan has been updated since it was last before the board, with changes primarily focused on the building facade, the exterior look and feel of the building, some site lighting, and landscaping. Ms. Collins applauded Mr. Turnowchyk s for the work he's done in researching the vernacular design of the area to come up with new building styles for the hotel. She noted that in his letter he said, "It is our intent to provide a building design which can fit into the Gateway Character District without a corporate appearance." She said she liked both designs, but had a slight preference for Scheme A. Mr. Wilcox and Mr. Beach agreed. Mr. Wilcox pointed out that as fashion advice dictates wearing vertical stripes to make you appear thinner, the vertical lines in the old design made the building look taller. He had previously been adamant that a three-story building would be too tall, but Scheme A, with the horizontal siding, along with the architectural details, has the impact of making the building look longer and not as tall as it actually is. Planning Board Minutes 10-04-2016 Page 4 of 12 Ms. Collins asked about the purpose of the clerestory window in Scheme B. Mr. Turnowchyk said it was his intent to make the three-story building fit into that district, so he wanted to show that a building even taller than three stories could fit in, depending on how you proportion it and establish the lines. If the verticality was the problem, simply putting a horizontal member on top of the building tends to flatten out everything underneath. The clerestory is function al; it can bring light into the center corridor. Ms. Collins asked about the different roof materials: metal and shingle. She agreed that the lap siding was appealing and softens the impact. The only negative is the location of the sign on the building. She wondered whether they could move the sign somewhere else on the building or property. She thinks it's incongruous with the design. Mr. Turnowchyk said the heavy timber scheme needed an asphalt roof; with the natural wood material, we need something less man-made. He differentiated it by using metal on the sign tower. Regarding the sign, he said that he'd like to do something creative. It could be located on the rock wall instead of on the building. It could also be put right in the canopy of the portico entry. If you look at other hotels down the road, they don't have much signage. Once you see the building, you know it's a hotel, and you've probably booked it online, anyway. They would have to work this issue through the franchise. Mr. Haefli said his first reaction to the signage was that it wasn't functional - it might not be in the most beneficial location. Near the street would be better. Mr. Fishel said they were asking for two signs; one on the building and one free-standing. Ms. Balestra pointed out that according to our sign law, they can have a free-standing sign and a wall sign. Ms. Meier Swain said she prefers Scheme B; it reminds her of Wilderness Lodge in Disney World. It's very natural looking. She likes the use of stone and the alternate stone color. Mr. Turnowchyk cleverly incorporated height in that design also. To a question from Ms. Collins, Mr. Turnowchyk verified that there are pergolas out front in Scheme B. He pointed out that the lower elements break the height also; they gather your eye, so from the car, you might see those first. He would probably put parking under them. The balconies in Scheme A aren't functional. Mr. Haefeli said he prefers Scheme A because of its rural ag references, like you'd see in farm structures. He asked whether the tower was functional. Mr. Turnowchyk responded that the first three floors are part of a room. Ms. Collins asked about the back of the building. Mr. Turnowchyk said they would wrap the building in the same materials on all four sides. Planning Board Minutes 10-04-2016 Page 5 of 12 Mr. Beach said he didn't have an issue with the sign. Mr. Haefeli said he didn't have an issue with it, rather he questioned its utility. If they want to capture eyes coming into town, the south side of the building might make more sense. Ms. Balestra said she usually covers signs in her memo. She advised that if they have a free-standing sign in the works, they should submit it as part of the final site plan approval to save them having to go to another meeting for sign approval. Lighting was discussed. Ms. Balestra said our outdoor lighting law isn't specific in terms of lumens; the only specificity is that if a type of lighting has 1000 lumens or more, it has to be fully shielded with full cutoff. But the LED technology these days creates such bright lighting with thousands of lumens. Even something that isn't that bright appears brighter in a dark area such as this stretch of Elmira Road, so her environmental review included some concerns about the number of lumens, from the light poles, in particular. They've reduced the height of the light poles, and she thinks the lumen output is also reduced. Mr. Fishel said you can't compare the lumen output from a high-pressure sodium fixture and an LED fixture; it's not apples to apples. For a full-cutoff metal halide fixture, the bulb is up inside a shoebox and loses some light up there, so the light output is not the full lumen rating of the light bulb; whereas with an LED fixture, more light hits the target. The distribution of light is so much brighter and broader and uniform that you can have fewer poles with a higher lumen output to get the same result. Mr. Wilcox pointed out that there were no final engineered drawings in the packet. Ms. Brock said that's why the resolution has conditions that require completely revised drawings. The board has the ability to waive some of the requirements on the checklist. If you think you have enough information to complete the environmental review and approve one of the schemes, and if the chosen scheme isn't going to change substantially for the final approval, it's okay. Mr. Fishel said the reason they didn't submit more site drawings is because they didn't know what the building was going to look like. Mr. Haefeli asked what the code permits for lighting in the parking lot. Ms. Balestra responded that our outdoor lighting law says only that if there is lighting that exceeds 1000 lumens, it has to be fully shielded with full cutoff. The proposed lighting meets that require ment, but staff were asking them to consider a lower lumen count, if possible, so it won't be as bright on the property. Mr. Haefeli said his concern is that the code hasn't caught up with the technology. The code is based on the performance of sodium fixtures. LEDs are full spectrum, and we're creating pools of really bright light in a very dark area, without any spillage onto the road, which can be hard on drivers. Ms. Balestra said the DOT also had some input in terms of where the lighting is going to be located. Planning Board Minutes 10-04-2016 Page 6 of 12 Mr. Fishel added that it's . 1 foot candles, which is very dim light at the shoulder. Ms. Balestra said planning staff has talked about the potential need to update the outdoor lighting law so it catches up with technology. They'll add it to the list of things the codes and ordinances committee should address. Ms. Meier Swain asked about the slope associated with the project. The applicant talks about the erosion controls they're going to use to inhibit continued erosion on the property. What are they going to do from a safety standpoint for people walking around the property unaware of the slope? Mr. Wilcox said it would be nice to have a wooden fence as a visual reminder of where the property ends; and for people down below looking up, it would be a visual screen between their eyes and the building. The board collectively preferred Scheme A. PB Resolution No. 2016-056:SEQR, Preliminary Site Plan Approval & Special Permit, Sleep Inn Hotel, 635 Elmira Road, Tax Parcel No. 35.-1-21 Moved by John Beach; seconded by Fred Wilcox WHEREAS: 1. The Planning Board's action is consideration of Preliminary Site Plan Approval and Special Permit for the proposed Sleep Inn Hotel located at 635 Elmira Road, Town of Ithaca Tax Parcel No. 35.-1-21, Neighborhood Commercial Zone. The proposal involves demolishing the existing structures to allow the construction of a 3-story, 37,000 +/- square foot hotel. The facility will include 70 hotel rooms, an indoor swimming pool, an outdoor gazebo, 70 parking spaces, stormwater facilities, outdoor lighting, and landscaping. Ahir Hotels Corp., Owner/Applicant; Adam M. Fishel, PE, Marathon Engineering, Agent, and 2. This is a Type I Action pursuant to the Town of Ithaca Code, Chapter 148 - Environmental Quality Review, and 3. At its meeting on April 19, 2016, the Planning Board proposed to establish itself as Lead Agency to coordinate the environmental review of the above-referenced proposal, and on June 22, 2016, notified potential Involved and Interested agencies of its intent to serve as Lead Agency, and 4. The Planning Board, on October 4, 2016, has reviewed and accepted as adequate a Full Environmen tal Assessment Form (SEAF) Part 1, submitted by the applicant. Parts 2 and 3 prepared by Town Planning staff, applicant narratives, an engineering report, plans prepared by Marathon Engineering entitled "Site Development Plans for Sleep Inn Hotel, 635 Elmira Road (NYS Route 13, 3 &. 96), Town of Ithaca, Tompkins County, New York," including sheets Cl.O, C3.0, C3.I, C4.0 and C5.0, dated 3/31/16, sheets C6.0, C6.1-6.5, and C7.0-7.2, dated 4/22/16, and sheets C2.0 and C8.0, dated 5/05/16; building design sheets prepared by Hex9 Architects, titled "Conceptual Design Sketches" and "Proposed New 3-Story Hotel Front Elevations &. Material Schemes," date-stamped September 20, 2016, and other application materials, and Planning Board Minutes 10-04-2016 Page 7 of 12 5. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposal; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board, having received no objections from other involved agencies, establishes itself as Lead Agency to coordinate the environmental review of the above-described proposal; AND BE IT FURTHER 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 proposal, based on the infor mation 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- Vote Ayes: Wilcox, Collins, Haefeli, Beach, Meier Swain AGENDA ITEM Public Hearing: Consideration of Preliminary Site Plan Approval and Special Permit for the proposed Sleep Inn Hotel located at 635 Elmira Road, Town of Ithaca Tax Parcel No. 35.-1-21, Neighborhood Commercial Zone. The proposal involves demolishing the existing structures to allow the construction of a 3-story, 37,000 +/' square foot hotel. The facility will include 70 hotel rooms, an indoor swimming pool, an outdoor gazebo, 70 parking spaces, stormwater facilities, outdoor lighting, and landscaping. Ahir Hotels Corp., Owner/Applicant; Adam M. Fishel, PE, Marathon Engineering, Agent Mr. Wilcox opened the public hearing at 7:59 p.m. Lyman Baker, Veteran Firemen's Association, had a concern about the road. The wait time can be up to half an hour to get out onto NYS Route 13. He thinks the roadway needs to be four lanes. A lot of people walk and ride bikes along that road into town. Aside from that, he said it's a nice building. He provided a letter to the board. Mr. Wilcox said the state DOT has specific objective criteria for when a signal should be put in and when they add turn lanes. He said it has been pointed out that the traffic peaks into and out of the hotel property are unlikely to line up with normal traffic peak times in the morning and afternoon. Mr. Thaete said he works nearby, so he understands Mr. Baker's concern. We don't have jurisdiction over that road. Mr. Baker's letter would be better directed to the DOT for when the applicant applies for their highway occupancy permit. As long as the applicant meets NYS DOT criteria, there's nothing the town can do. Regarding the speed limit, he doesn't think it's the problem. There's not a blind spot when coming out of the new entrance. Mr. Baker agreed that speed isn't the issue; it's the volume of traffic. Planning Board Minutes 10-04-2016 Page 8 of 12 Mr. Thaete said it's also a lack of traffic lights nearby, so you don't get the breaks in traffic associated with a light. Ms. Ritter said the economic development committee submitted a letter of request to the DOT last year for them to do a study to see if a light at Seven Mile Drive and Elmira Road would be feasible. They declined, but she thinks that with every new development along that corridor, we should continue to ask the question. Also, the town will be engaging in a study of the Elmira Road corridor, and this might also help provide rationale. Joel Harlan spoke in favor of the project, saying the hotel will be an improvement over the old building. Mr. Wilcox closed the public hearing at 8:10 p.m. PB Resolution No. 2016057: Preliminary Site Plan Approval & Special Permit, Sleep Inn Hotel, 635 Elmira Road, Tax Parcel No. 35.-1-21 Moved by Linda Collins; seconded by John Beach WHEREAS: 1. This action is consideration of Preliminary Site Plan Approval and Special Permit for the proposed Sleep Inn Hotel located at 635 Elmira Road, Town of Ithaca Tax Parcel No. 35.-1-21, Neighborhood Commercial Zone. The proposal involves demolishing the existing structures to allow the construction of a 3-story, 37,000 +/- square foot hotel. The facility will include 70 hotel rooms, an indoor swimming pool, an outdoor gazebo, 70 parking spaces, stormwater facilities, outdoor lighting, and landscaping. Ahir Hotels Corp., Owner/Applicant; Adam M. Fishel, PE, Marathon Engineering, Agent, and 2. This is a Type 1 Action for which the Town of Ithaca Planning Board, acting as lead agency in coordinating the environmental review with respect to this project, has on October 4, 2016, 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 October 4, 2016, has reviewed and accepted as adequate applicant narratives, an engineering report, plans prepared by Marathon Engineering entitled "Site Development Plans for Sleep Inn Hotel, 635 Elmira Road (NYS Route 13, 3 96), Town of Ithaca, Tompkins County, New York," including sheets Cl.O, C3.0, C3.1, C4.0 and C5.0, dated 3/31/16, sheets C6.0, C6.1-6.5, and C7.0-7.2, dated 4/22/16, and sheets C2.0 and C8.0, dated 5/05/16; building design sheets prepared by Hex9 Architects, titled "Conceptual Design Sketches" and "Proposed New 3-Story Hotel Front Elevations & Material Schemes," date- stamped September 20, 2016, and other application materials; NOW THEREFORE BE IT RESOLVED THAT: Planning Board Minutes 10-04-2016 Page 9 of 12 1. The Planning Board hereby finds that the considerations for approval of the requested Special Permit listed in Article XXIV, Section 270-200, Subsections A - L of the Town of Ithaca Code have been met, specifically that: a. the health, safety, morals and general welfare of the community, in harmony with the general purpose of Town Code Chapter 270, Zoning, will be promoted and the proposed hotel use will fill a neighborhood and community need, as it is a niche market in a tourist area located between two state parks that currently only contains single-story motels and campgrounds; b. the premises are reasonably adapted to the proposed use, as the majority of the premises was developed many years ago to accommodate previous office and commercial uses, and the premises are located on a highway where hotel uses are typically found, c. the proposed use, and the location and design of the proposed structures, are consistent with the character of the district in which they are located, because this is a commercially-zoned property in an area that contains other commercially-zoned properties; d. the proposed use will not be detrimental to the general amenity or neighborhood character in amounts sufficient to devalue the neighborhood property or seriously inconvenience the neighboring inhabitants, for the reasons noted above; e. operations in connection with the proposed use will not be more objectionable to nearby properties by reasons of noise, fumes, vibrations, illumination or other potential nuisance than the operation of any permitted use in the particular zone, for the reasons noted above; f. community infrastructure and services, including but not limited to, protective services, road ways, garbage collection, schools and water and sewer facilities, are currently, or will be, of ad equate capacity to accommodate the proposed use; g. the proposed use complies with the provisions of Chapter 270, Zoning, to the extent consid ered by the Planning Board, with other regulations and ordinances of the Town, with the Building Code and all other state and federal laws, rules and regulations, and with the Town Comprehensive Plan; and the proposed building design and site layout comply with all but three sections of the Zoning Code, where area variances are being considered by the Zoning Board of Appeals; h. the proposed access and egress for all structures and uses are safely designed and the site lay out provides adequate access for emergency vehicles, as the plans provide for safe access for emergency vehicles (noted on Sheet C8.0); i. the general effect of the proposed use upon the community as a whole, including such items as traffic load upon public streets and load upon water and sewer systems, is not detrimental to the health, safety and general welfare of the community, for the reasons noted in the ap plication materials and the Full EAF Parts 1, 2 and 3; j. the lot area, access, parking, and loading facilities are sufficient for the proposed use and ac cess, parking, and loading facilities are adequately buffered to minimize their visual impact, as noted above, and with additional buffering required by the Planning Board in the conditions below; k. natural surface water drainage will be adequately managed in accordance with good engineer ing practices and in accordance with any applicable Town local law or ordinance, and existing drainage ways will not be altered in a manner that adversely affects other properties, because Planning Board Minutes 10-04-2016 Page 10 of 12 surface water drainage will be mitigated with a Full SWPPP that has been considered by the Town Public Works Department; and 1. the proposed use and structures comply with all the criteria applicable to site plan review set forth in Town Code Chapter 270 and 271, Zoning; AND BE IT FURTHER RESOLVED THAT: 1. The Planning Board hereby grants Preliminary Site Plan Approval for the proposed Sleep Inn Hotel, as referenced on plans listed in Whereas #3 above, subject to the following conditions: a. Before consideration of final site plan approval, granting of any necessary variances from the Town of Ithaca Zoning Board of Appeals, b. Before consideration of final site plan approval, submission to the Planning Department of revised Sheets 03.0 and 3.1 (Grading, Drainage and Erosion Control Plans) to show: i. the location of proposed contractor parking, construction material stockpiling and equipment storage during construction, and ii. additional notes stating that the rock outlet protection will be installed from the top of slope, down to the base and that soils will be immediately stabilized with erosion control blankets, c. Before consideration of final site plan approval, submission to the Planning Department of revised Sheet C-5.0 (Landscaping and Lighting Plan) to show: i. Taller trees and shrubs along the front building facade and parking lot in the front yard, ii. A planting strip at least 10 feet wide along the north and east sides of the northeastern parking lot, along the west side of the western parking lot, such plantings to consist of a mix of native deciduous and coniferous trees, along with shrubs and grasses already pro posed for other areas of the property, iii. A wooden fence behind the building at the top of the slope, and iv. A revised lighting plan showing a mixture of bollards and wall packs; d. Before consideration of final site plan approval, submission to the Planning Department of revised schematic and elevation drawings that show the building elevation and architectural style approved by the Planning Board at the October 4, 2016 meeting, and modification of the architectural features of the rear facade of the building to show similar breaks and archi tectural elements as those approved for the front facade, e. Before consideration of final site plan approval, submission to the Town of Ithaca Public Works Department of rip-rap sizing calculations for all stormwater overflow and outfall loca tions, f. Before a building permit is issued, submission for approval by the Town of Ithaca Public Works Department and Bolton Point of the appropriate permits for water service associated with the new development (per #1 under "Water," in letter from Daniel Thaete, Town Engi neer, dated 8/01/2016), g. Before a building permit is issued, submission for approval by the Town of Ithaca Public Works Department of Bolton Point of the appropriate permits for sewer service associated Planning Board Minutes 10-04-2016 Page 11 of 12 with the new development (per #1 under "Sewer," in letter from Daniel Thaete, Town Engi neer, dated 8/01/2016), h. Before a building permit is issued, submission and full execution of a stormwater "Operation, Maintenance, and Reporting Agreement" between the owner of the Sleep Inn and the Town of Ithaca, satisfactory to the Attorney for the Town and the Town of Ithaca Public Works De partment, i. Before a building permit is issued, submission and full execution of a drainage easement or other mechanism to assure the Town of Ithaca access to all stormwater facilities, satisfactory to the Attorney for the Town and Town Public Works Department, j. Before a building permit is issued, submission to the Planning Department of a copy of the NYSDOT highway work permit for the new curb cut off of Elmira Road/NYS Route 13, and for the water and any sewer infrastructure located within the NYS DOT's right-of-way; and k. Before any earthwork activities may happen, submission to the Town of Ithaca Public Works Department of a Notice of Intent (NOI) for the approved State Pollution Discharge Elimina tion System (SPDES) permit related to the project (per "Stormwater Management/SWPPP" in letter from Daniel Thaete, Town Engineer, dated 8/01/2016), and 1. Before a certificate of occupancy may be issued, submission to the Planning Department of proof of receipt of all necessary permits from county, state, and/or federal agencies; AND BE IT FURTHER RESOLVED THAD 1. Pursuant to Section 270-122.B of the Town Code, the Planning Board hereby waives the requirement for a sidewalk along the property frontage at 635 Elmira Road, finding that the 2007 Town Transportation Plan does not identify Elmira Road as having pedestrian priority needs and that the current conditions along Elmira Road are not conducive to pedestrian activity. Future pedestrian accommodations will need to be part of an overall plan for the Elmira Road corridor, 2. Pursuant to Section 270-227.A (4) of the Town Code, the Planning Board hereby authorizes the reduction of the standard 180 square foot parking space size to no less than 162 square feet, find ing that the reduction will not cause any adverse effects on the project, on the surrounding prop erties, or on the neighborhood, and 3. Pursuant to Section 270-227.B (2) and (3) of the Town Code, the Planning Board hereby authorizes the placement of parking in the front and side yards of the project site, finding that: a. The particular use, nature, or location of the proposed project or building, requires that park ing be in one of such yards, b. It is not practicable to limit parking to areas outside the required yards, c. Parking in such yards does not significantly adversely affect adjacent properties or the charac ter of the neighborhood, and d. No such parking will occur in any buffer areas. Vote Ayes: Wilcox, Collins, Haefeli, Beach, Meier Swain Planning Board Minutes 10-04-2016 Page 12 of 12 AGENDA ITEM Persons to be heard - No one came forward to address the board. AGENDA ITEM PB Resolution No. 2016-058: Minutes of September 6, 2016 Moved by Fred Wilcox; seconded by Liebe Meier Swain RESOLVED, the Planning Board approves the minutes of September 6, 2016. Vote Ayes: Wilcox, Collins, Haefeli, Beach, Meier Swain PB Resolution No. 2016-059: Minutes of September 20, 2016 Moved by Fred Wilcox; seconded by John Beach RESOLVED, the Planning Board approves the minutes of September 20, 2016, as submitted. Vote Ayes: Wilcox, Haefeli, Beach, Meier Swain Abstentions: Collins AGENDA ITEM Adjournment Upon a motion by John Beach, the meeting adjourned at 8:37 p.m. Respectfully submitted. a DeAugiStiner Deputy/Town Clerk