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HomeMy WebLinkAboutPB Minutes 1983-05-17 4 Planning Board - 2 - May 17 , 1983 Vice Chairman Grigorov asked if there were anyone present who wished to speak for or against the matter before the Board . There was no public comment . Mr . Fabbroni spoke about the issue concerning the connecting road and the $ 25 , 000 sum to be set aside as the cost of providing the shortest access to the Hospital . Mr . Fabbroni stated that what we have talked about , really , is preferring to see what happens to the Route 96 plan in the hopes that the NYSDOT would build the access since they would be closing off the present access . He commented that this would be best - including best for the Doctors since there would be no expense regarding an alternate . Mr . Fabbroni noted that the question remaining in this regard from the last meeting was how to do that in the best way and stated that he had contacted Peter Grossman , Town Attorney , and he suggested that it would be sufficient to have some sort of escrow account established of the Doctors ' choosing , i . e . , some third party escrow to hold that sum with it invested as the Doctors please insofar as it is not in a speculative venture and with words to that effect . It could be in certificates , bonds , or things of that nature . Mr . Fabbroni thought that this plan could be worked out satisfactorily to both the Doctors and the Town with certain words setting forth what the holding was for , adding that Mr . Grossman had felt that such an approach could be worked out . Mr . Fabbroni stated that he had • not really had a chance to bounce this plan off the Doctors but that he felt it was reasonable . Vice Chairman Grigorov inquired if the Board should go ahead with the site plan approval before this matter was decided . Mr . Fabbroni stated that his thought was that the Board could pass the site plan contingent upon a satisfactory mechanism being set up for the holding specifying the amount of money and terms . Mrs . Langhans commented that if the front road does not go through , this would be for the back connection to the Hospital grounds . Mr . Fabbroni stated that if the road became a local liability , this amount of money set aside would go toward the total construction of that road with the balance picked up by the County , Town , and Hospital . He further stated that we would not really know until at least January or February of 1984 , which is the projection for Route 96 to come to design stage . Mr . Fabbroni stated that Mr . Grossman suggested a two - year holding . After that time , the money could either be freed up or put toward some sort of construction within that time frame . Mr . Fabbroni noted that this would not be a perpetual holding - the money would be held in trust during that period of time . Mr . Klein noted that this money would only be used if the Route 96 plans were never eventuated . Mr . Fabbroni said that that was correct . Mr . Fabbroni further stated that we would know if they were on track sometime within the next 24 months and whether a go or a no go . If the particulars of the design we know are a go then we would free up the money and give the good Doctors our thanks for their commitment . If it were a no - go , TOWN OF ITHACA PLANNING BOARD MAY 17 , 1983 The Town of Ithaca Planning Board met in regular session on Tuesday , May 17 , 1983 , in Town Hall , 126 East Seneca Street , Ithaca , N . Y . , at 7 : 00 P . M . PRESENT : Vice Chairman Carolyn Grigorov , David Klein , Edward Mazza , James Baker , Bernard Stanton , Virginia Langhans , Lawrence P . Fabbroni ( Town Engineer ) , Nancy M . Fuller ( Secretary ) . ALSO PRESENT : Robert A . Boehlecke Jr . , Dr . Frederick M . Mitchell , John Manheim , Donald R . Odell , NYS Department of State , Town Councilwoman Dooley Kiefer , Bruce Ryan ( WHCU ) , Jeremy House ( WTKO ) . Vice Chairman Grigorov declared the meeting duly opened at 7 : 05 p . m . PUBLIC HEARING : CONSIDERATION OF SITE PLAN APPROVAL FOR PROPOSED ADDITION TO EXISTING BUILDING ( REAR ) , TOMPKINS COUNTY PROFESSIONAL BUILDING , 1301 TRUMANSBURG ROAD , TOWN OF ITHACA TAX PARCEL NO . 6 - 24 - 3 - 4 . DR . FREDERICK M . MITCHELL , TOMPKINS COUNTY PROFESSIONAL BUILDING CORP . , APPLICANT ; ROBERT A . BOEHLECKE , JR . ARCHITECT . Vice Chairman Grigorov declared the Public Hearing in the above - noted matter duly opened at 7 : 06 p . m . and accepted for the record the Clerk ' s Affidavit of Posting and Publication of the Notice of Public Hearing in Town Hall and the Ithaca Journal on May 9 , 1983 and May 12 , 1983 , respectively . Vice Chairman Grigorov read aloud the Notice as above and asked Mr . Boehlecke to speak to the matter . Mr . Boehlecke distributed copies of the site plan , stating that it is the same as that which was presented at. the May 3rd Planning Board meeting , i . e . , the location of the proposed building is the same . The plans that he passed out were the same plans that Board members had reviewed at the last meeting . Mr . Boehlecke pointed to the drawings on the bulletin board as he explained the elevations and the location of the proposed addition in relation to the present buildings as well as the floor plans for both the upper and lower levels . He also pointed out the latest proposed connection as shown before . Mr . Mazza asked if any changes had been made since the last meeting . Mr . Boehlecke stated that in terms of the site plan , i . e . , roads , parking , building size and location , no changes had been made since the last meeting . r. Planning Board - 3 - May 17 , 1983 then some serious discussions would have to be held with the Hospital and the County to apply the funds toward the alternate construction . Mr . Mazza stated that the money to be set aside in escrow is being required because this Board thinks another access is necessary . Mr . Fabbroni said that that was correct . Mr . Mazza wanted to know if the Town ever did have any traffic counts to establish that this is definitely necessary . Mr . Fabbroni stated that , in simplicity , it was always known that this access to the Professional Building from Route 96 was difficult . He also pointed out that , within zoning , the site that is now available is pretty much being saturated . Mr . Fabbroni stated that the Town has recognized for years that that driveway is less than desirable , if only from a safety point of view . Cars must enter a highway , negotiate a slope , and enter a high speed road . The chances for a collision are quite high in this particular location . He stated , from that standpoint he can say , absent of any other factor , that that is a life or death situation , adding that if there were not an alternate access or another access constructed , we would be adding to what is recognized already as a critical flaw of the original plan . Mr . Fabbroni pointed out that it was under the site plan discussions held by the Board that discussion of the alternate access came in , not unlike the Board ' s discussions of a subdivision and their judgment that beyond a certain number of houses a second access is needed . • Mr . Mazza commented that it was obviously Mr . Fabbroni ' s opinion that this intersection was hazardous and another intersection was necessary . Mr . Fabbroni said this was correct . Mrs . Langhans stated that 15 % to 20 % additional parking is being added . Mr . Klein stated that the amount of floor areas is being increased by about 40 % . Mrs . Grigorov stated that it has already been determined that there is more than adequate parking . Mr . Fabbroni stated that this was correct , noting that there are some 39 parking spaces to be added over the minimum required under the zoning ordinance . Mr . Stanton noted that the proposal adds about one - third more floor space to which Mr . Boehlecke agreed . Mr . Stanton stated that he thought the Minutes said that almost no access would be better and Mrs . Langhans commented on the point in the Minutes about " through traffic " . Mr . Mazza asked about the garbage pick - up . Dr . Mitchell stated that there is no " garbage " at the Professional Building ; there is no perishable material to be picked up . Mr . Mazza asked Dr . Mitchell to describe how waste is taken care of physically . Dr . Mitchell explained that there are enclosed cans in lattice - type compartments located outside . He further stated that there will be a large open area downstairs in the new addition that will be used for storage and probably waste . disposal and pick - up . h Planning Board - 4 - May 17 , 1983 • Vice Chairman Grigorov asked that the Board turn to the review of the Environmental Assessment Form ( Short Form ) as signed and submitted by Mr . Boehlecke , dated April 10 , 1983 , and reviewed by Mr . Fabbroni on April 14 , 1983 . All questions had been answered " no " . Mrs . Grigorov asked for Board comment ; there was none . Mrs . Grigorov read the reviewer ' s recommendations which stated that a , negative impact was being recommended if project includes commitment to developing a second access , an alternate to present driveway to Route 96 . MOTION by Mr . Bernard Stanton , seconded by Mr . Edward Mazza : RESOLVED , that the Town of Ithaca Planning Board , acting as lead agency in the review of the site plan for proposed addition to existing building ( rear ) , Tompkins County Professional Building , 1301 Trumansburg Road , Town of Ithaca Tax Parcel No . 6 - 24 - 3 - 4 , approve and hereby does approve the Environmental Assessment Form as completed ; and FURTHER RESOLVED , that pursuant to the State Environmental Quality Review Act , Part 617 , this action is classified as Unlisted , and FURTHER RESOLVED , that the Town of Ithaca Planning Board , has determined from the Environmental Assessment Form and all pertinent information that the above - mentioned action will not . significantly impact the environment and , therefore , will not require further environmental review . There being no further discussion , the Vice Chair called for a vote . Aye - Klein , Grigorov , Mazza , Baker , Stanton , Langhans . Nay - None . The MOTION was declared to be carried unanimously . Mr . Fabbroni asked Dr . Mitchell to give his reactions to the proposed escrow plan . Dr . Mitchell stated that he agreed with the plan of the placement of the $ 25 , 000 in escrow in the manner that had been described by Mr . Fabbroni with the termination date also as described by Mr . Fabbroni and with termination also if the governing parties do not agree and with the interest on such account returning to the Corporation . MOTION by Mr . Edward Mazza , seconded by Mr . James Baker : RESOLVED , that the Town of Ithaca Planning Board grant and hereby does grant final site plan approval for proposed addition . to existing building ( rear ) , Tompkins County Professional Building , 1301 Trumansburg Road , Town of Ithaca Tax Parcel No . 6 - 24 - 3 - 4 , in accordance with site plan , details , and elevation h . Planning Board - 5 - May 17 , 1983 drawings presented to and reviewed by said Board this date , May 17 , 1983 [ Site Plan bearing date 5 / 2 / 83 , other drawings dated 5 / 17 / 831 prepared by Robert A . Boehlecke Jr . , Architect , conditioned upon the Tompkins County Professional Building Corporation entering into an agreement acceptable to the Town Attorney wherein they will deposit the sum of $ 25 , 000 in an escrow account , with interest from that account being credited to the Tompkins County Professional Building Corporation , for the purpose of constructing a possible alternate access to the site from the Hospital grounds in the event that the Hospital connection is not financed by the New York State Department of Transportation ; this agreement to terminate upon the Department of Transportation ' s commitment to construct an alternate route , upon the Town ' s request to use those funds for the above - mentioned alternate route , or the passage of twenty - four months from the execution of said agreement . There being no further discussion , the Vice Chair called for a vote . Aye - Klein , Grigorov , Mazza , Baker , Stanton , Langhans . Nay - None . The MOTION was declared to be carried unanimously . Vice Chairman Grigorov declared the Public Hearing in the matter of the Professional Building addition duly closed at 7 : 30 p . m . Mr . Mazza requested permission to be excused and was granted same . NEW YORK STATE DEPARTMENT OF STATE , DIVISION OF COMMUNITY AFFAIRS , PRESENTATION OF AN INFORMATION / TRAINING SEMINAR ENTITLED " SOLAR ACCESS THROUGH ZONING " BY MR . DONALD R . ODELL , Mr . Donald R . Odell , Planner , from the New York State Department of. State , Division of Community Affairs , presented an information / training seminar entitled Solar Access Through Zoning . Mr . Odell presented a film and information , both written and oral , with respect to solar energy systems / solar access concerns and the relationship between Chapter 742 of the Laws of the State of New York and local zoning laws . A question and answer period followed his excellent and informative presentation . Vice Chairman Grigorov and those present thanked Mr . Odell for coming , once again , to the Town of Ithaca . Mr . Odell stated that he would be happy to return . ADJOURNMENT a Planning Board - 6 - May 17 , 1983 Upon Motion , Vice Chairman Grigorov declared the May 17 , 1983 meeting of the Town of Ithaca Planning Board duly adjourned at 9 : 30 p . m . Respectfully submitted , Nancy M . Fuller , Secretary , Town of Ithaca Planning Board .