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HomeMy WebLinkAboutPB Minutes 2017-10-17 TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room,Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday Octoker.17,2Q_1.7 AGENDA 7:00 P.M. SEQR Determination: Straight 2-Lot Subdivision, 817 Efinira Road. 7:00 P.M. PUBLIC HEARING: Consideration of'Preliminary and Final Subdivision Approval for the proposed 2-lot subdivision located at 817 Elmira Road (NYS Route 13),Town of Ithaca Tax Parcel No. 35.-1-12.2, Low Density Residential Zone. The project involves the subdivision of the, 5.956+/-acre property into a 4.961+/- acre property (Parcel A) and a 0,995+/- acre property (Parcel B) containing the existing residence at 817 Elmira Road. Peter& Annie Straight, Owners/Applicants. 7:15 P.M. SEAR Determination: Cayuga Nursing and Rehabilitation Center, 1229 Trumansburg Road. 7:15 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed renovations to the Cayuga Nursing and Rehabilitation Center(Cayuga Ridge) located at 1229 Trurnansburg Road (NYS Route 96),Town of Ithaca Tax Parcel No. 26.4- 46.1, Medium Density Residential Zone. The project involves significant renovations to the interior of the existing facility and modifications to the exterior building shell (roofing, windows, soffit, brick faqade). The project also involves improvements to the site including reconstructing two resident courtyards, providing sidewalks from all exit doors to a public way, reconfiguring the existing 2nd floor loading dock, modifying the south parking lot to create a drop off area, resurfacing the existing entry drive and east and south pal-king lots, and adding new landscaping and lighting. LNH Operating Company, LLC, Owner/Applicant; David A. Schlosser, Schopfer Architects, Agent. 5. Persons to be heard 6. Approval of Minutes: September 19, 2017 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 27.3-1747 or SPOLCE(P 10"NATHACA.\NA 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(bnlL//m w o.lom mithava.i A�a-11,11shneel i nLI_gc od m). TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday,October 17,2017 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, October 17,2017, 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 817 Elmira Road (NYS Route 13), Town of Ithaca Tax Parcel No. 35.4-12.2, Low Density Residential Zone. The project involves the subdivision of the 5.956+/-acre property into a 4:961+/-acre property (Parcel A) and a 0.995+/- acre property (Parcel B) containing the existing residence at 817 Elmira Road. Peter & Annie Straight, Owners/Applicants. 7:15 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed renovations to the Cayuga Nursing and Rehabilitation Center(Cayuga Ridge)located at 1229 Trumansburg Road (NYS Route 96), Town of Ithaca Tax Parcel No. 26.4-46.1, Medium Density Residential Zone. The project involves significant renovations to the interior of the existing facility and modifications to the exterior building shell (roofing, windows, soffit, brick fagade). The project also involves improvements to the site including reconstructing two resident courtyards, providing sidewalks from all exit doors to a public way, reconfiguring the existing 2nd floor loading dock,modifying the south parking lot to create a drop off area, resurfacing the existing entry drive and east and south parking lots, and adding new landscaping and lighting. LNH Operating Company, LLC, Owner/Applicant; David A. Schlosser,Schopfer Architects,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:Friday,October 6,2017 Publish:Wednesday,October 11,2017 TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION 1, 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 bythe Town of Ithaca Planning Board in the Town of Ithaca Town Hall, 215 North Tioga Street, ithaca, New York. on Tuesday, October 17, 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: October 06, 2017 Date of Publication: October H, 2017 Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS; COUNTY OF TOMPKINS) Sworn to and subscribed before rue this I It" day of October 2017. [16(l)all", ILI ,F Ki&�— Notary Public DEBORAH KELLEY Notary Public, State, of New York No, 01KE6025073 Criallfied in Schuyler County I eq, Commission Expires May 17,20 i � &r�'brfik Y5UP�4 / � 4ti Nar � v� w� A`d�iu rt5�k�xr+ ,f Y�CJ=. C+y�FrcS�r�A�e 'tY;, ir",29i;�, �rT 1uv�,: k 48� Kraars�uxw w�,iea� Eas�a� "xk�msNx9t�zux�r �w„ amt�'�✓rod wrxr �r�, Town of Ithaca Planning Board 215 North Tioga Street October 17, 2017 7:00 p.m. PLEASE SIGN-IN Please Print Clearly. Thank You NTs � Address � �� TOWN OF ITHACA PLANNING BOARD MEETING Tuesday, October 17, 2017 215 N. Tioga Street, Ithaca, NY 14850 Town Planning Board Members Present: Fred Wilcox, Joseph Haefeli, John Beach,Yvonne Fogarty, Liebe Meier Swain, Jon Bosak, Melissa Hill Town Staff Present: Susan Ritter, Director of Planning; Chris Balestra, Planner; Mike Smith, Planner; Bruce Bates, Director of Code Enforcement; Dan Thaete, Town Engineer; David O'Shea, Civil Engineer; Susan Brock,Attorney for the Town; Debra DeAugistine, Deputy Town Clerk Call to Order Mr_Wilcox called the meeting to order at 7:02 p.m. AGENDA ITEM SEQR Determination: Straight 2-Lot Subdivision, 817 Elmira Road Mr_ Straight said the property is currently for sale, including the 2.5-acre flag lot, but they have received very little traffic because people don't want the entire parcel, so they've decided to subdivide, sell the house, and keep the land_They went to an engineering group and asked them to just draw a line that meets all the requirements so it could be done as easily as possible_ He isn't sure at this point what they'll do with the new parcel. If prospective buyers want both the house and the land, they will sell it as a package and leave it to the buyers to consolidate_ PB Resolution No. 2017.068: SEAR, Preliminary and Final Subdivision Approval, Straight 2-Lot Subdivision, 817 Elmira Road, Tax Parcel No. 35.-l-12.2 Moved by Jon Bosak, seconded by Liebe Meier Swain WHEREAS: 1_ This action is Consideration of Preliminary and Final Subdivision Approval for the proposed 2- lot subdivision located at 817 Elmira Road (NYS Route 13), Town of Ithaca Tax Parcel No. 35.-1- 12.2, 5:1- 122, Low Density Residential Zone_ The project involves the subdivision of the 5.956 -/- acre property into a 4.961+/- acre property (Parcel A) and a 0.995+/- acre property (Parcel B) containing the existing residence at 817 Elmira Road_ Peter &Annie Straight, Owners/Applicants; 2_ This is an Unlisted Action for which the Town of Ithaca Planning Board is acting as the lead agency in the environmental review with respect to the project; 3_ The Planning Board on October 17, 2017, has 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, a survey map entitled "Survey Map, No. 817 Elmira Road, Town of Ithaca, Tompkins County, New York", prepared by T.G. Miller, P.C., dated 8/24/2017, and other application materials; and Planning Board Minutes 10.17.2017 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, Haefeli, Beach, Fogarty, Meier Swain, Bosak, Hill AGENDA ITEM Public Hearing: Consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdivision located at 817 Elmira Road (NYS Route 13), Town of Ithaca Tax Parcel No. 35A-12.2, Low Density Residential Zone_ The project involves the subdivision of the 5.956+/- acre property into a 4.961+/- acre property (Parcel A) and a 0.995+/- acre property (Parcel B) containing the existing residence at 817 Elmira Road_ Peter &Annie Straight, Owners/Applicants Mr_Wilcox opened the public hearing at 7:11 p.m. Hearing no one, he closed the public hearing at 7:13 p.m. PB Resolution No. 2017.069: Preliminary and Final Subdivision Approval, Straight 2-Lot Subdivision, 817 Elmira Road, Tax Parcel No. 35.-l-12.2 Moved by Joseph Haefeli; seconded by John Beach WHEREAS: 1_ This action is Consideration of Preliminary and Final Subdivision Approval for the proposed 2- lot subdivision located at 817 Elmira Road (NYS Route 13), Town of Ithaca Tax Parcel No. 35.-1- 12.2, 5:1- 122, Low Density Residential Zone_ The project involves the subdivision of the 5.956+/- acre property into a 4.961+/- acre property (Parcel A) and a 0.995+/- acre property (Parcel B) containing the existing residence at 817 Elmira Road_ Peter &Annie Straight, Owners/Applicants; 2_ This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an uncoordinated review with respect to the project, has on October 17, 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 Planning Board Minutes 10.17.2017 Page 3 of 12 3_ The Planning Board, on October 17, 2017, has reviewed and accepted as adequate a survey map entitled "Survey Map, No. 817 Elmira Road, Town of Ithaca, Tompkins County, New York", prepared by T.G. Miller, P.C., dated 8/24/2017, and other application 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 817 Elmira Road (NYS Route 13), Town of Ithaca Tax Parcel No. 35_-1.122, as shown on the survey map described in Whereas #3 above, 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 Office and submission of a copy of the receipt of filing to the Town of Ithaca Planning De- partment Vote Ayes: Wilcox, Haefeli, Beach, Fogarty, Meier Swain, Bosak, Hill AGENDA ITEM SEQR Determination: Cayuga Nursing and Rehabilitation Center, 1229 Trumansburg Road David Schlosser, Schopfer Architects, said the existing building is a 160-bed nursing facility that sits on a 5.75-acre parcel_There's a single curb cut from Trumansburg Road_Moving west to east, front to back, the property drops 40 feet The existing building was constructed in two phases_The first phase to the west was a two-story plus basement, and the second phase on the eastern side was a two-story plus basement one story down_The original entrance fronted on Trumansburg Road and is not utilized_The next entrance is the existing receiving area and loading dock; that area accesses the second floor, which houses the kitchen, laundry, and other non-resident functions_The public entrance is on the first floor and houses the administrative offices_The fourth entrance is in the back of the building and directly accesses the basement There is parking for 95 cars on the site to the east and southeast The primary purpose of the entire project is the result of a negotiation the nursing home has had with the New York State Health Department for the last few years_When the property changed hands, the current owners wanted to upgrade and they negotiated with the health depart- ment because the facility had only had minor modifications since the renovation in 1973; there was a fair amount of disrepair and code violations_Because of the age of the facility, the health department determined that it had to be brought up to current code standards for healthcare design_ Eighty-five percent of the funds are being spent to reorganize, reconfigure, and renovate the interior of the facility: to take what is currently three nursing units and subdivide them into clusters_The Planning Board Minutes 10.17.2017 Page 4 of 12 health department also determined that they should improve upon the exterior access to the interior elements_The SWPPP shows approximately 0.8 acres of area disturbance and approximately 6500 square feet of new impervious surface_All the secondary exits from the building head off to the north, and each falls under an older code that allowed a 5-foot by 5-foot canopy right outside the door as being a point of safety_New York State no longer permits that; we now have to take the residents to a public point of pickup, such as a driveway or parking lot The existing receiving area will be modified: because of the turning radiuses, any large trucks have to drive all the way to the back, turn around, return to the loading dock, and try to back in.We will also install an employee entrance in that location_ From a receiving standpoint, the traffic that occurs in the loading dock is about seven trucks per week three tractor trailers and the remainder being six wheelers_This will not change_Trash pickup from the compactor will be once per month.The overall size of the facility is 139,000 square feet, which is large for the number of residents: there are 900 square feet per bed, as opposed to 650 to 700 for the average nursing home_The capacity of the facility will be reduced from 160 to 144 beds because the health department negotiated a reduction in the number of beds as part of the new build; this will provide the residents with even more common areas_The existing main entry is very poorly defined from the public's perspective_By modifying the main parking lot, they will get parking closer to the building, closer to the entry, and get a circulation pattern that allows a drop-off point at the door with an open covered walkway from the existing main entry to the drop-off point The plan also provides sidewalks with ADA parking spaces at the required 2-percent grade_The reason they're expanding the main parking lot to the south is that it will provide for the better configuration and also allow for more parking closer to the doors; right now, the majority of the parking is in the back, which requires visitors and staff to hike up one story to the main entrance_The other component with respect to the impervious surface is that much of it will be created in interior open courtyards_ The existing courtyard is in disarray; the new courtyards will ultimately serve a dementia wing and a subacute short-term wing at two different levels_This way, the dementia patients will have a con- trolled outdoor courtyard, as required by the health department The survey originally submitted with the project did not include the fence; they resubmitted a new survey that shows the fence on the neighbor's property with 5 to 10 feet of plantings_None of that will be disturbed_The plan calls for no encroachment on the existing fence or planting materials and no change in the traffic. The building will remain largely the same on the outside_The lighting will basically be wall packs; most light poles are remaining and will change to LED, dark sky_A lot of the asphalt is being resurfaced_ The house next door encroaches on Cayuga Ridge's property_ Ms_Balestra stated that from the 2009 proposals on this property, the neighbor had indicated there's a long-term easement for the house encroachment Mr_ Schlosser verified that there's no proposal to modify that Mr_ Bosak asked what a respite bed is. Mr_ Schlosser responded that it's a non-certified, unlicensed bed for family who might stay short-term_ A reduction in beds allows them to make virtually all rooms private_Most of the current rooms are undersized for two beds_ Mr_Thaete was asked to comment on the SWPPP_ He stated that it's all taken care of.There's a pipe that discharges offsite onto the Holochuck property_We've made sure all the appropriate easements are in place_The basic SWPPP meets all our regulations_They've given us all we've asked for. Planning Board Minutes 10.17.2017 Page 5 of 12 Mi_ Schlosser spoke about construction noise and traffic. He said the entire basement area is virtually unoccupied; that will be used as the construction office trailers, storage areas_ Mr_Thaete said part of our SWPPP requirement is that Mr_ Schlosser will have a pre- construction meeting with us prior to starting work. He has to identity their limits of disturbance, provide appropriate dust control, provide a construction entrance to help mitigate offsite tracking of materi- als; he's identified where he's taking the materials, the number of trucks going in and out It doesn't trip any road-use agreements_They're directly accessing a state route_We've done our due diligence to make sure everything is compliant Mr_ Schlosser said excavated fill material and materials from inside the building will be taken to landfills_There is asbestos inside, so that will have to be mitigated_ He said the project will take about 14 months, in four phases_ Patients will be moved back and forth as areas get renovated; the first will be the unoccupied nursing unit Ms_Meier Swain asked about the size of parking spaces_ Ms_Balestra responded that they will be 10' x 18'_ Mr_Wilcox invited the neighbors to speak about the impacts of the project that might affect them that can be reasonably mitigated_ Ms_ Prosperi Stefanucci said that with the submission of the new survey, some of their concerns are now moot It appears that the plan is now to leave the existing vegetation behind the fence in place_ They would like to recommend full, tall, hardy vegetation be planted in the vegetative buffer on the other side of the fence_ If cars will be abutting the property line, the visual buffer should be high and provide screening year-round_There are problems with smoking: it's not legal to smoke within 25 feet of a healthcare facility_She requested that they not put plantings in planters that staff can sit on and smoke_ She pointed out that there's a double door along the fence that provides access to their back yard for propane deliveries and requested they refrain from planting in front of the doors; they were given verbal agreement in 2009 that nothing would be planted there_The number of trucks per day or week at the loading dock is underestimated; it's more like four trucks per day_ She said the compactor creates a loud noise_The trash haulers start showing up earlier and earlier in the fall_ She asked about the temporary construction fencing and the concrete washout area. Mr_Thaete said if the contractor is doing grading operations or creating a disturbance close to a property line, we make sure they put up a temporary orange fence along the property line to remind workers not go beyond it. It's installed around the drip lines of the trees they're trying to maintain_ The concrete washout area is state requirement for their SWPPP; they need to identify the area where the trucks will be washed out The staging area and the place where materials are stockpiled is way in back with access to the basement Fencing around the materials would be a temporary 8-foot-high chain link fence_ Ms_ Prosperi Stefanucci said she's pleased to see that some of the issues they had are addressed in the new plan_ Regarding screening, they're most concerned about headlights from the parking lot, noise, and safety. Planning Board Minutes 10.17.2017 Page 6 of 12 Mi_ Bosak commented that in 2009, the compactor was moved to the rear of the building, and now it seems to be moving back. Mr. Schlosser said there will be noise from the compactor, but pickup is once per month, whereas trash is picked up more often_ It's an ideal location outside the kitchen, laundry, and employee services area.Asked about buffering, Mr. Schlosser said he doesn't know how much noise would be buffered by a fence_ Part of the mitigation is that they added screening on the side, as requested_ He offered to work with the neighbors about the timing of running the compactor_ Mr. Bates stated that when we've had a complaint about the noise, it's required only a simple phone call to resolve the issue_ Unfortunately, every time management changes, we have to make the phone call again_They stop when we ask, until the next time. Ms_Brock commented that our noise law states how early trash pickup can happen_ Mr. Bates said it's 7 a.m. to 9 p.m. Mr. Bosak suggested limiting running the compactor to 9 a.m. to 3 p.m..The board discussed changing the hours the compactor was allowed to run_ Mr. Schlosser stated that the compactor can be loaded and not run_ Right now, all the food and waste has to go down elevators and through nursing units to get to the basement and out the back the same elevators that residents and visitors use. Part of what we're trying to resolve with the health depart- ment is that currently residents, staff,visitors, and housekeeping transect to get from one nursing unit to another_ In the new plan, we've separated all those so any nursing unit can get to therapy, dining rooms, housekeeping, etc, without going through another_So the last thing we want to do is take waste into those areas_ Policies and procedures can be posted as to when the compactor can be run_ It could be run once or twice per day, not every time you put something in it. Pickup is once per month, as opposed to picking up trash containers_The biggest issue is the evening meal, which begins around 5 p.m. Mr_Thaete suggested that they can put signs up, order the appropriate size compactor, and compact dinner in the morning; it's no different from keeping trash in a dumpster_ Mr. Schlosser said a trash compactor is a fully closed container, not an open trash container. The majority of what goes in is compost Ms_Brock asked why running the compactor should end at 3_What's the rationale?Why not just run the compactor after dinner? That's not unreasonable_ Mr. Bates asked why not just stick to our current noise ordinance_Then if they have their dinner at 6 p.m., they still have three hours to crush it up_ Mr. Bosak suggested 9 to 7_ It's not arbitrary_You have a time when all morning scraps go in and a time when all evening scraps are in. Planning Board Minutes 10.17.2017 Page 7 of 12 Mr_Wilcox agreed: that Limits the time and allows dinner to be compacted_Nine o'clock would be too late_ Board members did not disagree_ The board discussed screening on the east side of the parking lot where the ADA-accessible parking spaces will be. Ms_Brock suggested a tall wooden fence right on the property line_ Mr_Thaete recommended a small berm made from spoils and excess materials from the site. Mr_ Schlosser responded that he could not create a berm without extending onto the neighbors' property_ He had no issue with constructing a stockade fence on Cayuga Ridge's property and said it would help clean up the area. Mr_Wilcox pointed out that that would leave a three-foot gap between the neighbors' stockade fence and the applicant's stockade fence,but that it would put the onus on the applicant to have the visual impact mitigated on their own property because they're the one causing the problem_ Mr_ Haefeli suggested that they simply fix the neighbor's fence_ Mr_ Bates said that would be mitigating on the neighbors' property_ Mr_Wilcox said they're working in a tight space, and if there's an issue with headlights shining on the neighbors' property, they should mitigate it on the applicant's property_So putting up an 8-foot fence would be reasonable_ Ms_Balestra pointed out that the issue with an 8-foot fence is that they would have to come back for a special permit from the planning board_ Ms_ Prosperi Stefanucci said there could be a compromise_She's less worried about headlights at night than seeing the parking lot during the day_They have a 6-foot fence already; perhaps they could investigate adding another 2 feet of plantings_ Mr_ Schlosser responded that the plantings would be going onto the neighbors' property,but that her point was well taken_ Mr_Wilcox did not like the idea of a legal agreement in which the applicant comes onto the neigh- bors' property to trim the bushes: that's trespassing_ Ms_ Ritter asked whether they could work that out on their own and not involve the planning board_ There's no room to put extra plantings, so the only way to add plantings would be on the neighboring property_ The board isn't comfortable doing that because it's trespassing; otherwise, they'd have to get an easement So there's no solution for the planning board to suggest at that location because the second fence also doesn't sound like a good idea, since the parallel fences would create a trench. Mr_ Bosak said the applicant's 8-foot fence is the way to do it If it creates an alleyway, it's only there until the neighbor takes their fence down_ Planning Board Minutes 10.17.2017 Page 8 of 12 Ms_Brock suggested a solution: require the applicant to put a fence on the property line,but allow the director of planning to waive the requirement for the fence to be installed if the applicant submits an agreement with the neighbor that shows a different way to mitigate the visual impacts of the parking spaces being so close to the property line_That way, we've solved the visual impact on the applicant's property, but they don't have to actually build the fence if they can work out something on the neighboring property that works for the neighbors_There would have to be submission of an agreement to the town, and if the director of planning feels it adequately mitigates the visual impacts, she can waive the requirement for the fence_ Mr_ Schlosser said he agreed, but he doesn't want to come back for an 8-foot fence_ Mr_ Bates said that since the lower level will be used as office and storage space during construction, the building will need to be analyzed to see whether the sprinklers can handle all the material_ Mr_ Schlosser said it's used entirely for storage_ It will all be consolidated so the contractor has room_ The material that will be stored will be non-combustible because everything that goes in the building has to be Class A-rated_ Outside materials will be stored in the outside area. He will have his designer take a look and submit something in writing with the application_ Mr_ Bates requested that they not block the basement entrance with the outside materials because the fire department needs access to the main panel in the basement Mr_ Schlosser said they'll be coordinating with the fire department on that PB Resolution No. 2017.070: SEAR, Preliminary and Final Site Plan Approval, Cayuga Nursing &Rehabilitation Center Renovations, 1229 Trumansburg Road(NYS Route 96), Tax Parcel No.26.446.1 Moved by Liebe Meier Swain; seconded by John Beach WHEREAS: 1_ This action is consideration of Preliminary and Final Site Plan Approval for the proposed renovations to the Cayuga Nursing and Rehabilitation Center (Cayuga Ridge) located at 1229 Trumansburg Road (NYS Route 96), Town of Ithaca Tax Parcel No. 26.4.46.1, Medium Density Residential Zone_ The project involves significant renovations to the interior of the existing facili- ty and modifications to the exterior building shell (roofing, windows, soffit, brick facade)_The project also involves improvements to the site including reconstructing two resident courtyards, providing sidewalks from all exit doors to a public way, reconfiguring the existing 2nd floor load- ing dock, modifying the south parking lot to create a drop off area, resurfacing the existing entry drive and east and south parking lots, and adding new landscaping and lighting_ LNH Operating Company, LLC, Owner/Applicant; David A. Schlosser, Schopfer Architects,Agent; 2_ This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in an uncoordinated environmental review, with respect to the project; Planning Board Minutes 10.17.2017 Page 9 of 12 3_ The Planning Board, on October 17, 2017, has reviewed and accepted as adequate a Short Environmental Assessment Form (SEAF) Part 1, submitted by the applicant, Parts 2 and 3 pre- pared by Town Planning staff, a narrative, a boundary and topographic map titled "Premises of Lakeside Nursing Home Inc. Located at 1229 Trumansburg Road, Town of Ithaca, Tompkins County, New York," prepared by T.G. Miller P.C., dated 5/18/2009, a set of plans entitled "144 RHCF Bed Renovation/Reconfiguration (-2 Respite Beds) Cayuga Nursing And Rehabilitation Center, 1229 Trumansburg Road, Ithaca, New York, Tompkins County," prepared by Schopfer Architects, LLP, Dunn &Sgromo Engineers, and T.G. Miller P.C., including sheets TL00 and TLO1, dated 9/8/17; sheets Ll_01, Ll_Ola, Ll_02, Ll_03, Ll_04, L2.01, and L2.02, dated 10/2/17; sheets A2.01 and A2.02, dated 9/8/17; sheet C2.0, dated 09.062017, and sheet FIG_7, dated 09/18/17, and other application materials; and 4_ The Town Planning staff has recommended a negative determination of environmental signifi- cance with respect to the proposed Site Plan 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 actions as proposed, based on the information in the EAT Part 1 and for the reasons set forth in the EAT Parts 2 and 3, and, therefore, a Draft Environmental Impact Statement will not be required_ Vote Ayes: Wilcox, Haefeli, Beach, Fogarty, Meier Swain, Bosak, Hill AGENDA ITEM Public Hearing: Consideration of Preliminary and Final Site Plan Approval for the proposed renovations to the Cayuga Nursing and Rehabilitation Center (Cayuga Ridge) located at 1229 Trumansburg Road (NYS Route 96), Town of Ithaca Tax Parcel No. 26.4.46.1, Medium Density Residential Zone_ The project involves significant renovations to the interior of the existing facility and modifications to the exterior building shell(roofing, windows, soffit,brick facade)_The project also involves improvements to the site including reconstructing two resident courtyards, providing sidewalks from all exit doors to a public way, reconfiguring the existing 2nd floor loading dock, modifying the south parking lot to create a drop off area, resurfacing the existing entry drive and east and south parking lots, and adding new landscaping and lighting_ LNH Operating Company, LLC, Owner/Applicant; David A. Schlosser, Schopfer Architects, Agent Mr_Wilcox opened the public hearing at 8:50 p.m. Hearing no one, he closed the public hearing at 8:51 p.m. PB Resolution No. 2017.071: Preliminary and Final Site Plan Approval, Cayuga Nursing& Rehabilitation Center Renovations, 1229 Trumansburg Road(NYS Route 96), Tax Parcel No.26.- 4.46.1 Moved by Yvonne Fogarty; seconded by Fred Wilcox Planning Board Minutes 10.17.2017 Page 10 of 12 WHEREAS: 1_ This action is consideration of Preliminary and Final Site Plan Approval for the proposed renovations to the Cayuga Nursing and Rehabilitation Center (Cayuga Ridge) located at 1229 Trumansburg Road (NYS Route 96), Town of Ithaca Tax Parcel No. 26.4.46.1, Medium Density Residential Zone_ The project involves significant renovations to the interior of the existing facili- ty and modifications to the exterior building shell (roofing, windows, soffit, brick facade)_The project also involves improvements to the site including reconstructing two resident courtyards, providing sidewalks from all exit doors to a public way, reconfiguring the existing 2nd floor load- ing dock, modifying the south parking lot to create a drop off area, resurfacing the existing entry drive and east and south parking lots, and adding new landscaping and lighting_ LNH Operating Company, LLC, Owner/Applicant; David A Schlosser, Schopfer Architects, Agent; 2_ This is an Unlisted Action for which the Town of Ithaca Planning Board, as the lead agency in an uncoordinated environmental review with respect to the project has, on October 17, 2017, made a negative determination of environmental significance, after reviewing and accepting 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 Planning Board, at a Public Hearing held on October 17, 2017, has reviewed and accepted as adequate a narrative, a boundary and topographic map titled "Premises of Lakeside Nursing Home Inc_ Located at 1229 Trumansburg Road, Town of Ithaca, Tompkins County, New York," prepared by T.G. Miller P.C., dated 5/18/2009, a set of plans entitled "144 RHCF Bed Renova- tion/Reconfiguration (-2 Respite Beds) Cayuga Nursing And Rehabilitation Center, 1229 Tru- mansburg Road, Ithaca, New York, Tompkins County," prepared by Schopfer Architects, LLP, Dunn& Sgromo Engineers, and T.G.Miller P.C., including sheets TL00 and TLO1, dated 9/8/17; sheets Ll_01, Ll_Ola, Ll_02, Ll_03, Ll_04, L2.01, and L2.02, dated 10/2/17; sheets A2.01 and A2.02, dated 9/8/17; sheet C2.0, dated 09.062017, and sheet FIG_7, dated 09/18/17, and other application materials; NOW THEREFORE BE IT RESOLVED THAT: 1_ 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 deter- mined from the materials presented that such waiver will result in a significant alteration of nei- ther the purpose of site plan control nor the policies enunciated or implied by the Town Board; and 2_ The Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed renovations to the Cayuga Nursing and Rehabilitation Center (Cayuga Ridge) locat- ed at 1229 Trumansburg Road (NYS Route 96), Town of Ithaca Tax Parcel No. 26.4.46.1, as shown on the submitted plans referenced in Whereas number 3 above, with the following condi- tion: a_ Before issuance of a building permit, submission of one large-sized copy and one reduced-scale (11 x 17 size) copy of the site plan (Sheet LLO1) and landscaping plan (Sheet Ll_03), signed Planning Board Minutes 10.17.2017 Page 11 of 12 and sealed by the registered architect or landscape architect that prepared the plans, revised to include two separate notes in reference to the vegetation and fencing located adjacent to the neighboring property to the south. The note along the southwestern property boundary in the area of the new ADA parking shall read "Existing fence&vegetative screening is to re- main in place on neighboring property," and the note along the southern property boundary in the area near the existing house shall read "Existing fence &vegetative screening is to re- main in place adjacent to neighboring property," b_ Before issuance of a building permit, submission of one reduced-scale (11 x 17 size) copy of the erosion & sedimentation control plan (Sheet C2.0) and the plan that shows the project limits of disturbance (Fig_7), revised to reflect the most recent revision date of 10.217, c. All outdoor lighting must comply with the town's outdoor lighting law, d_ Operation of the outdoor trash compactor is limited to the hours between 9 a.m. and 7 p.m., e_ Prior to the issuance of a certificate of occupancy, installation of a 6-foot-tall wooden stockade fence on or adjacent to the southwest property line next to the ADA parking places; the direc- tor of planning may waive this requirement if the applicant submits a signed agreement with the adjacent property owner(s) for the installation of landscaping,berms, or other items on the adjacent property that the director of planning determines adequately screen the ADA parking spaces from the adjacent property, and £ Prior to the issuance of a building permit, submission of a revised landscaping plan acceptable to the director of planning that provides adequate clearance for the double doors in the fence line that runs east-west near the applicant's southern property boundary_ Vote Ayes: Wilcox, Haefeli, Beach, Fogarty, Meier Swain, Bosak, Hill AGENDA ITEM Persons to be heard- No one came forward to address the board_ AGENDA ITEM PB Resolution No. 2017.072: Minutes of September 19, 2017 Moved by Yvonne Fogarty; seconded by Liebe Meier Swain RESOLVED, the Planning Board approves the minutes of September 19, 2017, as amended_ Vote Ayes: Haefeli, Beach, Fogarty, Meier Swain, Bosak Abstentions: Wilcox, Hill Planning Board Minutes 1.0-17-2017 Page 12 of 12 On a motion by Mr. Wilcox, seconded by Ms. Meier Swain, the planning board voted to cancel the meeting of November 7, 2017. Adjournment Upon a motion by Melissa Hill, the meeting adjourned at 9:05 p.m. Respectfully submitted, �Pbra DeAugisti Deputy Twwn 'lerk