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HomeMy WebLinkAboutPB Minutes 2017-01-03 TOWN OF ITFIACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday, .January 3. 2017 AGENDA 7:00 P.M. SEQR Determination: Dietrich 2-Lot Subdivision, 221 Dubois Road. 7:00 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdivision located at 221 Dubois Road, Town of Ithaca Tax Parcel No. 22.-2- 1.2,Low Density Residential Zone. The proposal involves subdividing 1.75 +/- acres from the northwest corner of the 20+/-acre property for it future residence. The 1.75 +/-acre parcel contains an existing barn.Timothy P. Dietrich, Owner; Richard Cacciotti and Katie Dietrich- Cacciotti,Applicants/Agents. 7:15 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed Maplewood Apartments Redevelopment Project Contractor Parking Area located off Pine Tree Road and Mitchell Street to the northwest and west of the existing Rite Aid building,Town of Ithaca Tax Parcel No. 62.-1-5, Community Commercial (CC) Zone. The proposal involves using the existing asphalt, gravel, and grass areas for approximately '137 parking spaces for contractor parking during the demolition and construction of the Maplewood Redevelopment Project. Cornell University, Owner/Applicant; EdR Trust, Applicant; Scott Whitham,Whitham Planning& Design, LLC, Agent. 4. Persons to be heard 5. Approval of Minutes: December 20, 2016 6. Other Business 7. Adjournment Susan Ritter Director of Planning 273-1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND,PLEASE NOTIFY SANDY POLCE AT 273-1747 or SPOLCE(oA'OW N.I TIIACA.NY.US. (A quorum of four(4)members is necessary to conduct Planning Board business.) Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials-are accessible electronically on the Town's website under "Planning Board"on the"Meeting Agendas"page(btt r:/hvww.town.itltaca,n '.os/meetin r•n>endes). TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday,January 3.2017 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,January 3, 2017, 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 221 Dubois Road,Town of Ithaca Tax Parcel No.22.-2-1.2,Low Density Residential Zone.The proposal involves subdividing 1.75+/-acres from the northwest corner of the 20+/-acre property for a future residence.The 1.75 +/-acre parcel contains an existing bam.Timothy P. Dietrich,Owner;Richard Cacciotti and Katie Dietrich- Cacciotti,Applicants/Agents. 7:15 P.M. Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed Maplewood Apartments Redevelopment Project Contractor Parking Area located off Pine Tree Road and Mitchell Street to the northwest and west of the existing Rite Aid building,Town of Ithaca Tax Parcel No.62.-1-5,Community Commercial(CC)Zone. The proposal involves using the existing asphalt,gravel,and grass areas for approximately 137 parking spaces for contractor parking during the demolition and construction of the Maplewood Redevelopment Project. Cornell University,Owner/Applicant;EdR Trust, Applicant;Scott Whitham,Whitham Planning&Design,LLC,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:Thursday,December 22,2016 Publish:Tuesday,December 27,2016 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 by the Town of Ithaca Planning Board in the Town of Ithaca Town Hall, 215 North Tioga Street, Ithaca, New York, on Tuesday, January 3, 2017. 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: December 22, 2016 Date of Publication: December 27, 2016 Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 27`h day of December 2016. ^l NourtyPublic DF FOFJ1 ,f I E<EL.l..EY 0f New York NO. 01 KP3D2':,0%3 Cua lif ed in ,c r,cy ter County m Commission Ex, U., uay 17, 20 TC'7NU7+4 f;4Tr^4iFdlmGfd"u SaLE JNSi�gSax," ^RD Ft 'p"r9.r7P a^M:{k31.r5, p"04:d4.4.zw4az 'p'aaa megay. Oaanar,:pry-'d„2U i By d1laactkeert of 4a C„hakrFaimen Of the Planning Board, Paatrkc„G. is kmRBy mvF''N tb'ird Pubflk Ifearings will be hold by 11,ke 6*larrrn( Board of U,vo,TerWn of Ithaca an:. Tuesday, January 1, C66T, rot 2,15 North'nor)a Street, d¢ha +.u, N,'(,,at rhe ftW0winud tkrrtes',aapxrd calm t{^roti kcxYlawdnp7 rnat ter•. d Brd P.M, Consideration of;Prekiminary and Final � Subdivision .aprparoval"goo'(ho fmrsapraaa,ard 2-irst suhdiviston located at .221 I>obcdr Road, Tdwn of tthaca Tame Parcet Ivzn„sti?,? 5 ;Y., A„ravrr rtedshy RoMrdenthil 2:e>n The proposal Mrwv udvw^,!>,rd'rrCdvkdinCID 1.75' rtP- acres Tronr the northwest: corner of the 2p e/i aftiere,frx,'QporkV for a fut urct residence. Me e 1,75d6 ocre parcel rorrialNrs can exMIrrg barn. Tiara--: my P. ;Pletoch, =ner, ftbchatcl C„sacciatti and Katie taiuwrial°r8:kecr.i«atCV,FyfaFxlkr`antsdFa✓,7eCV Y.n. /115 P.I1d1. Consideration of Preliminary and Finai;. 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PLEASE SIGN-IN Please Print Clearly. Thank You Address a e Ln /! r TOWN OF ITHACA PLANNING BOARD MEETING Tuesday,January 3, 2017 215 N.Tioga Street, Ithaca,NY 14850 Town Planning Board Members Present: Fred Wilcox(Chair), Linda Collins,Joseph Haefeli,John Beach,Yvonne Fogarty, Liebe Meier Swain, Melissa Hill Town Staff Present: Chris Balestra, Planner;Mike Smith, Planner; Bruce Bates; Director of Code Enforcement; Susan Brock,Attorney for the Town; Debra DeAugistine, Deputy Town Clerk Call to Order Mr.Wilcox called the meeting to order at 7:01 p.m., and welcomed the newest planning board member,Melissa Hill. AGENDA ITEM SEQR Determination: Dietrich 2-Lot Subdivision, 221 Dubois Road. Ms. Dietrich and Mr. Cacciotti were present.Ms. Dietrich said her father's property is 221 Dubois Road, and he wants to give them a piece of his property to build a house on.The parcel contains the barn in which Mr. Cacciotti got married. PB Resolution No. 2017401: SEQR, Preliminary and Final Subdivision Approval,Dietrich 2-Lot Subdivision, 221 Dubois Road, Tax Parcel No. 22.2.1.2 Moved by Linda Collins; seconded by Yvonne Fogarty WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdivision located at 221 Dubois Road,Town of Ithaca Tax Parcel No. 22:2.1.2, Low Density Residential Zone.The proposal involves subdividing 1.75 +/-acres from the northwest corner of the 20+/-acre property for a future residence.The 1.75 +/-acre parcel contains an existing barn. Timothy P. Dietrich, Owner; Richard Cacciotti and Katie Dietrich-Cacciotti,Applicants/Agent; 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 January 3, 2017,has reviewed and accepted as adequate a survey map entitled "Map of Survey Lot to be Conveyed by Timothy P. Dietrich, Town of Ithaca,Tompkins County, New York,"prepared by Robert S. Russler,Jr., dated August 29, 2016, and other applica- tion materials; and 4. Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; Planning Board Minutes 01-03.2017 Page 2 of 10 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, Fogarty, Meier Swain, Hill AGENDA ITEM Public Hearing: Consideration of Preliminary and Final Subdivision Approval for the proposed 21ot subdivision located at 221 Dubois Road,Town of Ithaca Tax Parcel No. 22.-2-1.2, Low Density Residential Zone.The proposal involves subdividing 1.75 +/-acres from the northwest corner of the 20 +/-acre property for a future residence.The 1.75 +/-acre parcel contains an existing barn. Timothy P. Dietrich, Owner; Richard Cacciotti and Katie Dietrich-Cacciotti,Applicants/Agents. Mr.Wilcox opened the public hearing at 7:08 p.m. and closed the public hearing at 7:10 p.m. Mr.Wilcox said that he has an issue with subdivision boundaries being stream.The stream will change its course over the years, and although it would be reasonable for the property owners to assume that the stream is the boundary, it is not: the boundary is the location of the stream today, as approximated on the subdivision map. If 50 years from now, something happens like the stream becomes clogged up and starts overflowing,who is responsible for cleaning out the stream?They'd have to go back to the subdivision map and figure out how the stream has moved over the years. If the stream is totally on one person's property, they're legally responsible for its maintenance. That's problematic, especially if the properties are now owned by unrelated entities. He's personally uncomfortable with it. He thought the tie line shown on the map would be a great boundary. Mr. Bates agreed that it becomes a problem over the years. It is much cleaner to have a line between two points, rather than follow a stream as it meanders. Mr.Wilcox said that the last time lie took issue with the practice, his was the lone voice. Board members generally supported his opinion. Ms. Fogarty said she thought it was a reasonable way to look at it. If the tie line works,why not use it so you have a definite boundary? Ms. Dietrich said they used the stream because it seemed like a natural divider between the proper- ties:behind her father's house on one side of the stream, there are outbuildings that would stay with the main parcel,while on the other side of the stream, there's the barn they would like to have on their parcel. She worried that if the tie line were used, they would have to pay for another survey. Planning Board Minutes 01.03.2017 Page 3 of 10 Mr.Wilcox said if we were to approve it using the tie line shown on the map, one of the conditions would be submittal of a revised survey removing the creek line and removing the words tie line so it becomes the boundary. He didn't think a new survey would be required,just a new subdivision plat. Mr. Cacciotti pointed out that Mr. Dietrich has a u-shaped driveway right on the other side of the creek, so it could be a complication. He said neither party was concerned about the stream issue. Mr.Wilcox said the issue is that this could create a problem for future owners 25 or 30 years from now. He suggested that if the board as a group made it clear to staff that we may not look favorably on these in the future, they might warn future applicants. PB Resolution No. 2017402: Preliminary and Final Subdivision Approval, Dietrich 2Lot Subdivision, 221 Dubois Road, Tax Parcel No. 22.2.1.2 Moved by John Beach;seconded by Joseph Haefeli WHEREAS- 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed 24ot subdivision located at 221 Dubois Road,Town of Ithaca Tax Parcel No. 22.2-1.2, Low Density Residential Zone.The proposal involves subdividing 1.75 +/-acres from the northwest corner of the 20+/-acre property for a future residence. The 1.75 +/.acre parcel contains an existing barn. Timothy P. Dietrich, Owner; Richard Cacciotti and Katie Dietrich-Cacciotti,Applicants/Agent; 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 January 3, 2017, 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 3. The Planning Board on January 3, 2017,has reviewed and accepted as adequate a survey map entitled "Map of Survey Lot to be Conveyed by Timothy P. Dietrich,Town of Ithaca,Tompkins County, New York," prepared by Robert S. Russler,Jr., dated August 29, 2016, and other applica- tion materials; NOW THEREFORE BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, 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 221 Dubois Road,Town of Ithaca Tax Parcel No. 22.-2-1.2, as Planning Board Minutes 01.03.2017 Page 4 of 10 shown on the survey map entitled "Map of Survey Lot to be Conveyed by Timothy P. Dietrich, Town of Ithaca,Tompkins County, New York," subject to the following conditions: a. granting of any necessary variances by the Zoning Board of Appeals, prior to signing of the plat by the Chairperson of the Planning Board, and b. 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: Collins, Haefeli,Beach, Fogarty, Meier Swain, Hill Nays:Wilcox AGENDA ITEM Public Hearing: Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed Maplewood Apartments Redevelopment Project Contractor Parking Area located off Pine Tree Road and Mitchell Street to the northwest and west of the existing Rite Aid building,Town of Ithaca Tax Parcel No. 62.4-5, Community Commercial (CC) Zone. The proposal involves using the existing asphalt,gravel, and grass areas for approximately 137 parking spaces for contractor parking during the demolition and construction of the Maplewood Redevelopment Project. Cornell University, Owner/Applicant; EdR Trust,Applicant; Scott Whitham, Whitham Planning&Design, LLC,Agent Mr.Wilcox opened the public hearing at 7:21 p.m. Mr.Whitham said this is the closest available spot to the project site for contractor parking.The advantages are that it has been used in the past for parking, it's level and clear, and it's walkable to the construction site. Gravel will be brought in to fill and level the parking lot; it will be solid and safe. Ms.Meier Swain pointed out that no additional lights will be installed on site; the project is slated to go year-round and it gets dark in the winter. Mr.Whitham said there's ambient light that leaves it safe enough for contractor parking. Mr.Wilcox said not adding lights is a good thing. Ms. Meier Swain asked how it will work with the farmers' market for egress. Mr.Whitham said the main entry for contractors is intended to be along Mitchell Street.The farmers' market will continue to use the access across from Agava. Mr.Wilcox brought up a previous application to use this area for contractor parking for a major residential development in the city, and the board's reaction to that request. Planning Board Minutes 01.03.2017 Page 5 of 10 Ms. Brock responded that the issue was that the city did an EIS and the question of parking never came up; then the request to use this site came up well after the EIS process was finished. It was a completely different set of circumstances, and the board was reacting as much to the timing as to anything else. Mr. Haefeli asked about the grassy area and whether it would turn into a swamp in the winter. Mr.Whitham said they'll put down a filter fabric and gravel to stabilize the soil enough for parking, and during restoration, the gravel and fabric will be removed and the area reseeded. Joel Harlan, Newfield, spoke in favor of the project. Roland Laedlein, Belle Sherman Cottages, said the neighbors appreciate the effort made to accom- modate the parking in that location because they raised a concern initially about their private street and a couple hundred people wanting to park near the project site.This appears to address their concern. The van taking people back and forth will encourage people to park in the designated lot and not use the neighborhood's limited parking. Mr.Wilcox closed the public hearing at 7:38 p.m. Ms. Collins said she drove around the neighborhood and saw that there's a mishmash of parking. She asked about enforcement. Hopefully everyone will just park in the designated lot. Mr. Beach said that several times during the project, he brought up contractor parking overflowing throughout the neighborhood.This happened with the State Street project. He wanted to propose additional language to the effect that no construction parking will be permitted in the neighborhood adjacent to the project. Ms. Collins said she liked the language,but it doesn't address the issue of enforcement. Mr. Whitham said he understood that it's an issue in every neighborhood during construction projects, but if it's part of the resolution, they will have to abide by it; however, he wondered how they will police it. Mr. Markus asked how the town, by resolution, can regulate public parking. He's not aware of any legal basis that the town would have say that members of the public can't use a public street to park. It's certainly not something the private developer would have any mechanists to control. Mr.Wilcox said the only mechanism would be a clause in the contract with developer that says their employees will park only in the lot. It does become an enforcement issue. Mr. Bates said he agreed that the town would have a problem enforcing parking in the city. His concern is the opposite: how will they prevent other people from parking in the contractor lot? During the day is when there is a problem with Cornell employees and students parking in the neighborhood. He noted that the reason for staggering side-of-the-street parking is so emergency vehicles can get through those streets. Planning Board Minutes 01.03.2017 Page 6 of 10 Mr. Fogarty suggested that the developer give the contractors parking stickers. Mr.Wilcox said it's their problem to manage. If people who are not contracted to work on the site are parking there, they'll run out of parking spaces and will have to enforce some mechanism. It will be self-policing on their part. Ms. Collins agreed that with stickers that had to be displayed, the neighbors could become involved in the policing because they would know whether a vehicle belonged there. Mr. Haefeli said it's public parking and asked what the violation is.We'd be discriminating against contractor parking.What do I do if there's a contractor parked in front of my house? Mr. Fogarty said you ask them to move their car and tell them to park where they're supposed to park. Mr. Haefeli asked what happens if the contractor says no.The only way he can see a resolution to this particular issue is neighborhood permitting. Ms. Collins thought the contractor will want this to work.They'll tell their workers that parking in the neighborhood is a problem and that they're supposed to park in the lot. She would like to see permits so residents can count the vehicles with stickers that are parked in the neighborhood. Mr. Haefeli said that if Cornell did create a permitting process for the contractor lot, they would have stickers and would be identifiable. Mr. Bates said if they give the contractors a place to park, they'll park there. He scaled it off on the map and found that you can't park further up from Pearl Street. That's the same distance you'd walk as from the shuttle area, but there wouldn't be a shuttle from the street, nothing to transport your tools to the site. Most contractors don't want to compete for a parking space; it's much easier to have a parking area. Mr. Haefeli said we might be trying to fix something that's not a problem. Plus the lot is right there next to the coffee and donuts. Mr. Bates pointed out that Vine Street and Walnut Street are private roads, so they can enforce the parking and have people towed. Pearl Street isn't private, but it's not convenient. Giving thein the parking spots will encourage them to use the lot. Mr. Fogarty said there's space to park across Mitchell Street - it's entirely unused. Mr.Wilcox said that's Cornell property, and if you park there you will be towed. He also reminded the planning board that they are not in charge of enforcement. Its going to work 98 percent of the time.There might be a stray vehicle,but common sense will prevail. Mr.Whitham agreed that from his experience, providing contractor parking with proximity to the construction site is usually successful. Planning Board Minutes 01.03.2017 Page 7 of 10 PB Resolution No. 2017-003: Preliminary&Final Site Plan Approval&Special Permit, Maplewood Apartments Redevelopment Project Contractor Parking Area,Tax Parcel No. 62.-1-51 Pine Tree Road&Mitchell Street Moved by Joseph Haefeli;seconded by Yvonne Fogarty WHEREAS: 1. This project involves consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed Maplewood Apartments Redevelopment Project Contractor Parking Area located off Pine Tree Road and Mitchell Street to the northwest and west of the existing Rite Aid building,Town of Ithaca Tax Parcel No. 62.-1-5, Community Commercial(CC) Zone. The pro- posal involves using the existing asphalt, gravel, and grass areas for approximately 137 parking spaces for contractor parking during the demolition and construction of the Maplewood Redevel- opment Project. Cornell University, Owner/Applicant; EdR Trust,Applicant; Scott Whitham, Whitham Planning&Design, LLC,Agent; and 2. The proposed contractor parking lot,which requires site plan approval and special permit, is part of the overall Maplewood Redevelopment Project that received preliminary site plan approval by the Planning Board and a rezoning to a Planned Development Zone (PDZ)by the Town of Ithaca Town Board. The approvals are Type I actions pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617, and Chapter 148 of the Town of Ithaca Code regarding Envi. ronmental Quality Review; and 3. The Town of Ithaca Planning Board established itself as lead agency to coordinate the environ- mental review for the proposed Maplewood Redevelopment project and issued a positive deter- mination of environmental significance at its meeting on May 24, 2016, in accordance with Arti- cle 8 of the Environmental Conservation Law(also known as the New York State Environmental Quality Review Act)for the above-referenced action as proposed, and confirmed that a Draft Environmental Impact Statement(DEIS)would be prepared; and 4. The Town of Ithaca Planning Board held a Public Scoping Meeting on June 21, 2016 to hear comments from the public and interested and involved agencies regarding the scope and content of the DEIS, and on July 19, 2016, accepted the revised Final Scoping Document as being ade- quate to define the scope and content of the DEIS for the Maplewood Redevelopment Project, after amending the document at its meetings on July 5, 2016,July 12, 2016 and July 19, 2016; and 5. The applicants prepared the DEIS, dated August 2, 2016, and submitted said DEIS to the Town of Ithaca Planning Board for consideration of acceptance as complete; and 6. The Town of Ithaca Planning Board reviewed said DEIS on September 6, 2016 and adopted a resolution that found the DEIS was not satisfactory with respect to its scope, content, and ade- quacy for the purpose of commencing public review because of the deficiencies and corrections listed in Resolution No. 2016-047; and Planning Board Minutes 01-03-2017 Page 8 of 10 7. The Town of Ithaca Planning Board accepted the DEIS on September 20, 2016 as complete and adequate for the purpose of commencing public review, pursuant to 6 NYCRR Part 617.9, find- ing that the DEIS still contained deficiencies listed in Resolution No. 2016-053; and 8. The Town of Ithaca Planning Board held a public hearing on Tuesday,October 18, 2016 to obtain comments from the public on potential environmental impacts of the proposed Maple- wood Redevelopment Project as evaluated in the DEIS, and accepted written comments from the public regarding the DEIS until October 31, 2016; and 9. The applicants prepared and submitted a Final Environmental Impact Statement(FEIS),dated November 8, 2016, to the Town of Ithaca Planning Board for consideration of acceptance as complete; and 10.The Town of Ithaca Planning Board reviewed and revised the FEIS at its meetings on November 15, 2016 and November 22, 2016; accepted the FEIS on November 22, 2016; filed a Notice of Completion of FEIS on November 30, 2016, and distributed the FEIS to involved and interested agencies and the public, as required by 6 NYCRR Parts 617.9 and 617.12; and 11.The Town of Ithaca Planning Board, on December 6, 2016 and December 20, 2016, reviewed and discussed the Findings Statement for the Maplewood Redevelopment project; and 12. The Town of Ithaca Planning Board, at its meeting on December 20, 2016,adopted the Findings Statement and granted preliminary site plan approval for the Maplewood Redevelopment project; and 13.The Town of Ithaca Planning Board, at its meeting on January 3, 2017, has reviewed additional application materials specifically related to the contractor parking aspect of the project, including a narrative, a site plan that indicates the location and number of parking spaces proposed for the lot, titled "Proposed Maplewood Contractor Parking," and drawing number"CI I IA,"titled "Erosion and Sedimentation Control Plan Contractor Parking," prepared by T.G.Miller, PC and dated 12/19/2016; NOW THEREFORE BE IT RESOLVED: 1. The Town of Ithaca 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 project will fill a community need because the proposed contractor parking area will concentrate construction parking related to the Maplewood development to one location(previously used as a parking lot for many years)that is very close to the development site,thereby allowing construction workers to vanpool or walk a short distance to the site,which will(1)eliminate haphazard construction parking among the various town and city residential streets adjacent to the site and(2) reduce the traffic volume on local roads by reducing the number of single-occupancy vehicles driven by construction workers to the project site; and Planning Board Minutes 01.03.2017 Page 9 of 10 b. the premises are reasonably adapted to the proposed use because the use already exists, as the majority of the premises was developed many years ago as a parking lot for commercial build- ings, some of which have since been demolished; and c. the proposed use, and the location and design of the parking area, is consistent with the char- acter of the district in which it is located, for the reasons noted above; and 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, as the parking lot will be utilized as it was always used-for parking vehicles -with the only differences being that(1) the vehicles will be specifically associated with the construction of the Maplewood development, (2) the site will include erosion and sedimentation control measures during its use as a contractor parking area and (3),once the Maplewood development project ceases, the site will be restored to the condition it was in prior to the project; and 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; and 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; and 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 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; and 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; and 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; and 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 surface water drainage will be mitigated with erosion control measures that will become part of an overall project Development SWPPP that will be approved by the Town Public Works Department; and 1. the proposed use complies with all the criteria applicable to site plan review set forth in Town Code Chapter 270 and 271, Zoning; AND BE IT FURTHER RESOLVED: Planning Board Minutes 01-03.2017 Page 10 of 10 1. That the Town of Ithaca 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; and 2. That the Town of Ithaca Planning Board hereby grants Preliminary& Final Site Plan Approval for the proposed Maplewood Apartments Redevelopment Project Contractor Parking Area, locat• ed off Pine Tree Road and Mitchell Street to the northwest and west of the existing Rite Aid building, as described in Whereas#13 above, provided that the following conditions are satisfied: a. Prior to the approval of the Development SWPPP by the Town Engineer,submission of re- vised plans to show: i. The location of any material stockpiling related to contractor parking, and ii. Cross section details for any excavation or fill related to the contractor parking site, and b. Contractor parking shall be temporary only, ceasing upon completion of the Maplewood project, and with site restoration required to the condition the lot was in immediately prior to the contractor parking use.Site restoration shall be completed within six months after the is- suance of the final certificate of occupancy for the final building that is constructed. Vote Ayes:Wilcox, Collins, Haefeli, Beach, Fogarty, Meier Swain, Hill AGENDA ITEM Persons to be heard -No one came forward to address the board. AGENDA ITEM Other Business Ms. Balestra said that there will be a special joint meeting of the town and city planning boards on January 31st to discuss the final EIS for the Chainworks project. Mr.Wilcox reminded the board of the New York Planning Federation annual training conference from March 26th through the 28th in Saratoga Springs. Adjournment Upon a motion by Liebe Meier Swain, the meeting adjourned at 8:15 p.m. Respectfully submitted, ebr -DeAugis ' -eputyT wn erk