Loading...
HomeMy WebLinkAboutPB Minutes 1993-03-30• TOWN OF ITHACA PLANNING BOARD MARCH 30, 1993 FILED TOWN OF Date. • The Town of Ithaca Planning Board met in regular session on Tuesday, March 30, 1993, in Town Hall, 126 East Seneca Street, Ithaca, New York at 7 :30 p.m. PRESENT: Chairperson Carolyn Grigorov, Robert Kenerson, Virginia Langhans, Stephen Smith, Candace Cornell, William Lesser, Dan Walker (Town Engineer), Floyd Forman (Town Planner), George Frantz (Assistant Town Planner), John Barney (Town Attorney). ALSO PRESENT: Kinga M. Gergely, Jessica Wing, Greg Wooster, Fred Estabrook, Edward Mazza, Lew Roscoe, Nancy Goody, David Stroud, Stuart Mesinger, Shirley Egan, John Gutenberger, Justin Schor, Chris DePerro, Jim Hilker. Chairperson Grigorov declared the meeting duly opened at 7:40 p.m. and accepted for the record the Clerk's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on March 22, 1993, and March 25, 1993, respectively, together with the Secretary's Affidavit of Service by Mail of said Notice upon the various neighbors of each of the properties under discussion, as appropriate, upon the Clerks of the City of Ithaca and the Town of Ithaca, upon the Tompkins County Commissioner of Planning, upon the Tompkins County Commissioner of Public Works, upon the Tompkins County Assessment Department, and upon the applicants and /or agents, as appropriate on March 25, 19930 Chairperson Grigorov read the Fire Exit Regulations to those assembled, as required by the New York State Department of State, Office of Fire Prevention and Control. AGENDA ITEM: PERSONS TO BE HEARD. There were no persons present to be heard. Chairperson Grigorov closed this segment of the meeting. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN APPROVAL FOR THE CONSTRUCTION OF ONE (1) SIX- UNIT,18 BED APARTMENT BUILDING AND THE CONVERSION OF TWO (2) EXISTING TWO -UNIT, 16 BED APARTMENT BUILDINGS TO TWO (2) FOUR -UNIT BUILDINGS HOUSING A TOTAL OF 28 BEDS, LOCATED AT 237 CODDINGTON ROAD, TOWN OF ITHACA TAX PARCELS NOS. 54 -7 -41 AND 54 -7 -43, AND FURTHER, CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION APPROVAL FOR THE PROPOSED MODIFICATION OF LOT LINES AND CONSOLIDATION OF TOWN OF ITHACA TAX PARCELS SO. 53 -1 -23.1, -23.2, -23.3, -23.4, -23.5, -23.6, -23.7, -23.8, -23.9, - 23.10, - 23.11, - 23.12, - 23.13, - 23.14, - 23.15, AND - 23.16, COMPRISING THE "KLONDIKE MANOR" SUBDIVISION, INTO FIVE (5) LOTS. ORLANDO AND RALPH IACOVELLI, OWNERS, ORLANDO IACOVELLI, AGENT, Chairperson Grigorov declared the Public Hearing in the above -noted matter duly opened at 7:42 p.m. ® PLANNING BOARD -2 March 30, 1993 Edward Mazza, representing Orlando Iacovelli, addressed the Board stating that one lot of 3.5 +/- acres will be deeded to the Town of Ithaca as open space, with the other four lots would be owner occupied. Board member William Lesser asked if the lot # 4 would be land locked? (Map is attached hereto as Exhibit #1) Assistant Town Planner George Frantz stated that there is a right -of -way entrance from the rear side Iacovelli of the that was correct. lot, railroad grade & Coddington Road Chairperson Grigorov stated that there was a note from Margaret and Jim Nichols, and asked where they lived on the site plan map. (Exhibit #2) Mr. Frantz showed the approximate location of the Nichols' home, which is located by South Hill Trail which is approximately 60 foot wide. Town Planner Floyd Forman asked Mr. Iacovelli to confirm that the lot #4 would never be subdivided. Mr. Iacovelli stated that that was correct. Mr. Frantz stated that there would be some parking on the Northwest end which would not encroach on the 30 foot setback needed. There is a 60 foot setback by the South Hill Trail. The existing parking space encroach about 15 feet, however the new parking spaces mentioned earlier would not be • encroaching the setback. Board member Candace Cornell asked how high the Hedge would be. Attorney Mazza replied that it is Austrian Pine and Forsythia Hedge and it would get to be 5 to 6 feet high, and should well protect the Nichols' home and the trail from "normal" traffic. Mr. Lesser asked Mr. Mazza how Mr. Iacovelli would prevent cars from parking on either side of the gravel driveway. Mr. Mazza responded that there are signs in entrance way that read "No Parking - Fire Lane ". Mr. Lesser then suggested that cars that do park there should be towed from the area that is for emergencies only. Town Attorney John Barney then suggested that a Certificate of Occupancy might have a stipulation in it stating that cars will not park on both sides of the gravel driveway. Attorney Mazza stated that Mr. Iacovelli would make every effort to control the parking situation, by making verbal requests, followed by having the vehicle towed away at the owners expense if necessary. Mr. Lesser asked how many beds in current proposal. Mr. Mazza responded approximately 68 beds. Mr. Lesser stated that he felt that 68 beds are too many. Attorney Mazza stated that this proposal is a suggestion and that Mr. Iacovelli and the neighbors all agreed to the current plan. PLANNING BOARD -3- March 30, 1993 Mr. Frantz stated that this proposal is a long time negotiated proposal that has included input from neighbors, developers, and his agent. Fred Estabrook addressed the board stating that with the increased traffic flow into the back of Ithaca College, perhaps the Town should consider putting in a blinking yellow caution light or a stop light to control the traffic at that intersection. Mr. Estabrook added that the height of Mr. Iacovelli's building would reduce his view of the lake. Mr. Frantz responded that the Southeast corner of the site may disturb some of the view, however, 30 feet height is allowed in the Town of Ithaca. Greg Wooster addressed the board asking how owner occupancy restrictions enforced in the Town of Ithaca. Town Attorney John Barney responded that occupancy restrictions are enforced by the zoning enforcement officer followed by a lawsuit if necessary. Usually initiated by someone in the neighborhood. Chairperson Grigorov stated that this was a Public Hearing and asked if anyone! from the public wished to speak. No one spoke. Chairperson Grigorov closed the Public Hearing and brought the matter back to the Board for discussion. Town Engineer Dan Walker stated that Mr. Iacovelli would have to have additional controls put on the water system. Mr. Walker also stated that more traffic will be crossing Coddington Road to go to Ithaca College, Tompkins County may redesign the entrance of Ithaca College and Ithaca College is aware of this. Widening the shoulder may be an option regarding the intersection. Assistant Town Planner George Frantz stated that another alternative for traffic control would be a four -way stop at that intersection. There appearing to be no further discussion, Chairperson Grigorov asked if anyone were prepared to offer a motion regarding the Final Site Plan Approval. MOTION by Stephen Smith, seconded by Virginia Langhans: WHEREAS 1. This action is the consideration of Preliminary and Final Site Plan Approval for the construction of one (1) six -unit, 18 bed apartment building and the conversion of two (2) existing two -unit, 1.6 bed apartment buildings to two (2) four -unit buildings housing a total of 28 beds, located at 237 Coddington Road, Town of Ithaca Tax Parcels Nos. 54 -7 -41 and 54 -7 -43, and PLANNING BOARD -4- March 30, 1993 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval, and 39 The Planning Board, at a Public Hearing held on March 30, 1993, has reviewed and accepted as adequate the Long Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town planning staff, a site plan entitled "Final Site Plan, East I.C. Entrance Apartments" prepared by Lawrence Fabbroni, PE and dated March 12, 1993, and other application materials, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the site plan, as proposed. NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Cornell, Langhans, Smith, Lesser. Nay - None. The MOTION was declared to be carried unanimously. MOTION by Robert Kenerson, seconded by Virginia Langhans: WHEREAS : 16 This action is the consideration of Preliminary and Final Site Plan Approval for the construction of one (1) six -unit, 18 bed apartment building and the conversion of two (2) existing two -unit, 16 bed apartment buildings to two (2) four -unit buildings housing a total of 28 beds, located at 237 Coddington Road, Town of Ithaca Tax Parcels Nos. 54 -7 -41 and 54 -7 -43, and 2. The Town of Ithaca Town Board on January 11, 1993 received an application to rezone Town of Ithaca Tax Parcels No. 6- 54 -7 -41 and 6- 54-7-43, located at 237 Coddington Road, from Residence District R -9 to Multiple Residence District MR to allow for the construction of one (1) six -unit, 18 bed apartment building and the conversion of two (2) existing two -unit, 16 bed apartment buildings to two (2) four -unit buildings housing a total of 28 beds, and on January 11., 1993 referred said application to the Town of Ithaca Planning Board for their recommendations • pursuant to the Town of Ithaca Zoning Ordinance, Article IX, Section 46, no. 1, and J Is PLANNING BOARD -5- March 30, 1993 3. The proposed rezoning is part of an overall development plan for the property at 237 Coddington Road and that tract of land known as the "Klondike Subdivision" for which the Town of Ithaca Planning Board granted Final Subdivision Approval for 12 homelots on December 19, 1989, and 4. Said development plan includes the reduction in the scope of the Klondike Subdivision from 12 homelots to 4 homelots, and the donation to the Town of Ithaca for public park purposes of approximately 3.5 acres of land, and 54 The Planning Board, at a Public Hearing held on March 30, 1993, has reviewed the Long Environmental Assessment Form Part I prepared by the applicant, a site plan entitled "Final Site Plan, East I.C. Entrance Apartments" prepared by Lawrence Fabbroni, PE and dated March 12, 1993, and other application materials, and 6. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review with respect to site plan approval, has, on March 30, 1993, made a negative determination of significance. NOW, THEREFORE, BE IT RESOLVED: 16 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 Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval to the site plan entitled "Final Site Plan, East I.C. Entrance Apartments" prepared by Lawrence Fabbroni, PE and dated March 12, 1993, subject to the following conditions. a. The granting by the Planning Board of Final Subdivision Approval for the modified plat for the Klondike Tract as shown on the plat entitled " Final Subdivision Plat, Klondike Manor" prepared by Lawrence Fabbroni, PE, dated January 1989 and revised November 9, 1989, December 1.8, 1989, and March 8, 1993, including all relevant deed covenants and restrictions; b . The approval by the Town of Ithaca Town Board of the request to rezone Town of Ithaca Tax Parcels No. 6- 54 -7 -41 and 6 -54 -7- 43, located at 237 Coddington Road, from Residence District R -9 to Multiple Residence District MR to allow for the improvements proposed in the site plan entitled "Final Site Plan, East I.C. Entrance Apartments" prepared by Lawrence Fabbroni, PE and dated March 12, 1993; ® PLANNING BOARD -6- March 30, 1993 C* Transfer of title to the Town of Ithaca for the 3.5 acres of land proposed to be donated to the Town of Ithaca for public park purposes, d. The granting by the Town of Ithaca Zoning Board of Appeals of Special Approval for the proposed modifications to the existing two apartment buildings, and for expansion of the existing parking lot; e. Submission to the Town Planning Department of an original or mylar copy of the final site plan prior to the issuance of any building permit; f. Submission for approval by the Town Engineer of site drainage plan, including on -site retention facilities, and a site grading plan describing the volumes of cut and fill materials and their composition, and including elevations of all proposed buildings prior to the issuance of any building permit; g. Submission to the Town Engineer of an estimate of the cost of improvements (excluding the purchase cost of land) to be prepared by a registered architect or professional engineer; h. Submission for approval by the Town Engineer of construction is details of all proposed structures, roads, water /sewage facilities, and other proposed improvements, and detailed sizing and final material specifications of all proposed improvements; i. The grant, if necessary, of a sewer easement to the Town of Ithaca for the existing public sewer line across the property. I . The use of reasonable effort to prevent parking along the entrance way between the two four unit buildings, including towing vehicles if necessary; k. Approval by the Town Engineer and the Tompkins County Highway Department of the curb cuts and driveway access; 10 Submission of and approval by the Town Planner of a landscape and buffer plan. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Cornell, Smith, Langhans. Nay - Lesser. The MOTION was declared to be carried. MOTION by Candace Cornell, seconded by Robert Kenerson: E • PLANNING BOARD -7- March 30, 1993 • • WHEREAS. 1. This action is the consideration of Preliminary and Final Subdivision Approval for the proposed modification of lot lines and consolidation of Town of Ithaca Tax Parcels No. 53 -1 -23.1, 23.5, -23.6, -23.7, -23.8, -23.91 - 23.101 23.14, - 23.15, and - 23.16, comprising the subdivision, into five (5) lots, and -23.1, -23.3, -23.41 - - 239113 - 23.125 - 23.13, - "Klondike Manor" 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Subdivision Approval, and 3. The Planning Board, at a Public Hearing held on March 30, 1993, has reviewed and accepted as adequate the Long Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town planning staff, a subdivision plat entitled "Final Subdivision Plat, Klondike Manor" prepared by Lawrence Fabbroni, P. E. , L . S . , and dated January 9, 1989 and revised November 9, 1989, December 18, 1989, and March 8, 11993, and other application materials, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the subdivision, as proposed. NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York Stated Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Cornell, Langhans, Smith, Lesser. Nay - None. The MOTION was declared to be carried unanimously. MOTION by Stephen Smith, seconded by Candace Cornell: WHEREAS. 1. This action is the consideration of Preliminary and Final Subdivision Approval for the proposed modification of lot lines and consolidation of Town of Ithaca Tax Parcels No. 53 -1 -23.1, -2392, -2393, -23.4, - 23.5, -23.6, -23.7, -23.8, -2399, - 23.10, - 23.11, - 23.12, - 23.13, - 239145 - 23.15, and - 23.16, comprising the "Klondike Manor" subdivision, into five (5) lots* • 0 PLANNING BOARD ME March 30, 1993 26 The proposed modification of the Klondike Subdivision is part of an overall development plan for several properties owned by the applicant that includes action by the Town of Ithaca Town Board to rezone Town of Ithaca Tax Parcels No. 6- 54 -7 -41 and 6- 54 -7 -43, located at 237 Coddington Road, from Residence District 11-9 to Multiple Residence District MR to allow for the construction of one (1) six -unit, 18 bed apartment building and the conversion of two (2) existing two -unit, 16 bed apartment buildings to two (2) four -unit buildings housing a total of 28 beds, and 3. Said development plan includes the reduction in the scope of the Klondike Subdivision from the 12 homelots for which the Town of Ithaca Planning Board granted Final Subdivision approval on December 19, 1989, to 4 homelots, as shown on the proposed plat entitled "Final Subdivision Plat, Klondike Manor" prepared by Lawrence Fabbroni, P.E., L.S., and dated January 9, 1989, and revised November 9, 1989, December 18, 1989 and March 8, 1993, and the donation to the Town of Ithaca for public park purposed of approximately 3.5 acres of land, and 4. The Planning Board, at a Public Hearing held on march 30, 1993, has reviewed the Long Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town planning staff, a subdivision plat entitled "Final Subdivision Plat, Klondike Manor" prepared by Lawrence Fabbroni, P.E., L.S., and dated January 9, 1989, and revised November 9, 1989, December 18, 1989, and March 8, 1993, and other application materials, and 50 This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review with respect to subdivision approval, has, on March 30, 1993, made a negative determination of significance. NOW, THEREFORE, BE IT RESOLVED: 10 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 Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board. 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval to the subdivision plat entitled "Final Subdivision Plat, Klondike Manor" prepared by Lawrence Fabbroni, P.E., L . S . , and dated January 9, 1989 and revised November 9, 1989, December 18, 1989, and March 8, 1993, subject to the following conditions: a. The granting by the Planning Board of Site Plan Approval for the site plan entitled "Final Site Plan, East I.C. Entrance Apartments" prepared by Lawrence Fabbroni, P.E. and dated March 12, 1993; • Is PLANNING BOARD -9- March 30, 1993 b. The approval by the Town of Ithaca Town Board of the request to rezone Town of Ithaca Tax Parcels NO. 6- 54 -7 -41 and 6 -54 -7- 43, located at 237 Coddington Road, from Residence District R -9 to Multiple Residence District MR to allow for the improvements proposed in the site plan entitled "Final Site Plan, East I.C. Entrance Apartments" prepared by Lawrence Fabbroni, P.E. and dated March 12, 1993; c. Transfer of title to the Town of Ithaca for the +/ -3.5 acres of land designated as "Open Space" on the plat proposed to be donated to the Town of Ithaca for public park purposes, including as part of the donation the 0.147 + /- acre parcel located within the former Delaware, Lackawanna, and Western railroad right of way such transfer to occur concurrently with the Town Board action on rezoning; d. Approval by the Town Attorney of all restrictive covenants, including the requirements that any single -or two family home built on Lots No. 2, 3, and 4 of the proposed plat be occupied by the owner of the structure, that no further subdivision of Lot No. 4 shall be allowed and that upon any transfer of Lot 1 from the Iacovelli family, that property shall be occupied by the owner of the property; e. Submission to the Town Planning Department of an original or mylar copy, and four dark -line prints of full -size photocopies of the plat to be recorded; f. The granting, if necessary, of a sewer easement to the Town of Ithaca for the existing public sewer line across the property. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Cornell, Langhans, Smith. Nay - Lesser. The MOTION was declared to be carried. Chairperson Grigorov declared the matter of Preliminary and Final Subdivision Approval duly closed at 9:10 p.m. AGENDA ITEM. CONSIDERATION OF A DETERMINATION TO ACCEPT AS COMPLETE THE DRAFT GENERIC ENVIRONMENTAL IMPACT STATEMENT ( DGEIS) PREPARED BY CORNELL UNIVERSITY WITH RESPECT TO ITS SCOPE, CONTENT AND ADEQUACY FOR THE PURPOSE OF COMMENCING PUBLIC REVIEW. THE DGEIS HAS BEEN PREPARED IN ORDER TO EVALUATE POTENTIAL ENVIRONMENTAL IMPACTS OF A PROPOSED REZONING AND POSSIBLE CAMPUS DEVELOPMENT SCENARIOS FOR A PORTION OF AN 826 -ACRE TRACT OF LAND BOUNDED BY ROUTE 366 AND SNYDER HILL ROAD, GAME FARM ROAD, AND JUDD FALLS ROAD, RESIDENCE DISTRICT R -30. NANCY GOODY, PROJECT MANAGER. • PLANNING BOARD -10- March 30, 1993 Town Planner Floyd Forman stated that he wanted to review some points from his memorandum of March 24, 1993. (Exhibit #3) For the record, Town Planner Forman stated that this version of the DGEIS is a much improved document, Appendix C is not specific enough or easy enough to understand. Town Planner Floyd Forman stated that additional appendices should be added to Volumes 2 and 3. Lew Roscoe introduced the Cornell Consultants to the Board, John Gutenberger, Stuart Mesinger, Nancy Goody, Shirley Egan, David Stroud, and himself. The consultants of Cornell University are anxious to move forward with the Comprehensive Plan. Stuart Mesinger addressed the Board concerning the actual inclusion of the traffic counts, the language of the August 14, 1992 resolution says to reference the traffic counts, Mr. Mesinger felt that Cornell did reference the traffic counts, however, there would be no objections to including them if that is what the Board wants Cornell to do. Town Planner Floyd Forman stated that the Town Board and the Planning Board would decide what the parameters for Special Land Use Districts (SLUD) would be. Mr. Mesinger stated that Cornell felt that they had completed the GEIS enough to present it to the public and to the Planning Board for advancement and acceptance for completeness. Town Planner Floyd Forman stated that the Planning Board and the public should be able to come up with ideas. Town Planner Floyd Forman stated for the record that the Board recognizes that Cornell has put a lot of time into the DGEIS. Mr. Mesinger stated that the charts are in the Comprehensive Plan to illustrate the thresholds for traffic and for non - traffic items in this precinct. The Board needs to make the decision as to whether the information contained within the Plan is adequate for the public to get a sense of what Cornell wants to do and whether the public is going to be served by having a proposed radiation standard within this document, or whether that should be a result of this process. Cornell felt that they had provided enough information to understand what the building program is. Town Planner Floyd Forman stated that noise and odor should have been a more direct consideration within the Comprehensive Plan. Those issues do arise, and they must also be dealt with an institution the size of Cornell. Mr. Roscoe stated that the odor standard essentially reads that there should not be any noxious odors at the property line, that is not something that can be measured. The Board and the public should provide input as to what the noise standards should be, and then as a result of this process, the Board should write a noise standard for the Town of Ithaca. • r, �J PLANNING BOARD -11- Mr. Mesinger stated that there were no zoning mechanisms or other appropriate land considered. March 30, 1993 discussions of alternative use controls that could be Floyd Forman stated that Cornell proposed a SLUD, and a slud may not be the best idea, an institutional zone or an architectural zone would be a better idea. What are the advantages to a SLUD, what are the disadvantages? What are the advantages. to an institutional zone, what are some of the disadvantages? Town Engineer Dan Walker stated that the methods for sharing the cost of the water tank would follow the standard Town policy for benefit assessment. Mr. Mesinger stated that Cornell will rewrite the pages that were discussed and then resubmit them to the Planning Board. MOTION by William Lesser, seconded by Candace Cornell: WHEREAS, Cornell University ( "Cornell") has requested the Town of Ithaca to consider rezoning certain lands of Cornell in the "Precinct 7" area off of Route 366 from Residence District R -30 to a Special Land Use District or similar district; and WHEREAS, the Town of Ithaca Planning Board has been designated lead agency under the State Environmental Quality Review Act and related local provisions and regulations; and WHEREAS, Cornell offered to submit a Generic Environmental Impact Statement ( "GEIS ") in view of all of the activity previously undertaken, tentatively planned, and considered in the future in and around the area proposed for rezoning, and the Planning Board, with the consent and active encouragement of Cornell has found that the all of such activity warrants the preparation and submission of a GEIS, and WHEREAS, on May 19, 1992, Cornell submitted a Draft Generic Environmental Impact Statement ("DGEIS"); and WHEREAS, there has been intense review by the Town's staff and Planning Consultant of the DGEIS pursuant to 6 NYCRR Part 617 (the "SEQR Regulations "), and particularly Sections 617.8, 167.14, and 617.15 of the SEQR Regulations to determine its scope, content, and adequacy for the purpose of commencing public review; and WHEREAS, this Board by resolution adopted on August 18, 1992 determined that the DGEIS was not yet adequate for submission to the public for review and enumerated the reasons for this determination; and WHEREAS, Cornell has revised the DGEIS and resubmitted same to this Board on February 2, 1993; and • PLANNING BOARD -12- March 30, 1993 WHEREAS, there has been further review by the Town's staff and planning consultant resulting in recommendations regarding the adequacy of the DGEIS for submission contained in a memorandum of the Town Planner to this Boards and WHEREAS, the Planning Board has further reviewed the DGEIS and reached a conclusion as to the adequacy of the DGEIS for submission to the public for review; THEREFORE, IT IS RESOLVED, that at this time the Planning Board finds that the DGEIS is still not yet satisfactory with respect to its scope, content, and adequacy for the purpose of commencing public review for, among others, the following reasons: 10 Traffic counts requested by the Planning Board's August 18, 1992 resolution have not been provided. These counts, taken by Tompkins County in the Forest Home area, are somewhat different from the traffic counts taken by Cornell and suggest a somewhat higher background traffic growth. These items need to be included in the DGEIS and discussed. 2. Appendix B entitled "New York State Highway Sufficiency Ratings For State Roads Within Ithaca" is a table that is virtually impossible to comprehend. nor is this table discussed in any meaningful manner in the text of the DGEIS. The information pertinent to the area should be extracted, explained and presented in a manner that is understandable to the public and to this Board . 3. Appendix C is similarly deficient. The average reader will not understand what is being presented in the Appendix, the abbreviations will be difficult for the public to interpret, and it is extremely difficult to locate the data along the roads in the absence of a map showing the reference markers referred to in Appendix C. 49 The proposed rezoning is not adequately described. In particular the performance standards for proposed and conditional uses applicable to Cornell's development plan should be presented such as noise, odors, and air quality standards, and other standards which in the professional judgment of the applicant are found appropriate . 50 There is only minimal discussion of the types of improvements which might warrant cost sharing between Cornell and the Town and possible methods for determining the relative share each party should pay for such improvements. There specific methods for allocating costs. 6. The Appendix submitted on February 2, 1993 needs to be incorporated into the prior volumes 2 and 3 containing Appendix and reference material. • PLANNING BOARD -13- March 30, 1993 AND IT IS FURTHER provided to Cornell together the Chair of this Board, or revision the DGEIS to make commencing public review. RESOLVED, that a copy of this resolution be with any other materials deemed appropriate by the Town Planner to assist Cornell in further it complete and adequate for the purpose of There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Cornell, Langhans, Smith, Lesser. Nay - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: REPORT OF THE TOWN PLANNER. Town Planner Floyd Forman stated that the next meeting would be held at the Tompkins Community Hospital, Room 101 of the Medical Office Building to discuss the Comprehensive Plan. AGENDA ITEM. OTHER BUSINESS Chairperson Grigorov stated that there was no other business to come before the Board. • ADJOURNMENT Upon Motion, Chairperson Grigorov declared the March 30, 1993 meeting of the Town of Ithaca Planning Board duly adjourned at 11:00 p.m. Respectfully submitted, StarrRae Hays, Recording Secretary Town of Ithaca Planning Board n \J but OF fi • & • o� cfi Z _ b p ,Zj O V X C b o n 10 1 x �i 1 ��4 ca y �LV o f a � n tiaa Cb X o �ra I Z, & Zb co Abc r C) � 2 b (:'`�•'' � �[/l' `mss � - Ju AN �t " Cb L O h �. a -, �� zl � • 0 OF TOWN OF ITHACA 126 EAST SENECA STREET, ITHACA, N.Y. 14850 TOWN CLERK 273 -1721 HIGHWAY 273 -1656 PARKS 273 --8035 ENGINEERING 273 -1747 PLANNING 273 -1747 ZONING 273 -1747 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS ' TUESDAY, MARCH 30. 1993 By direction of the Chain-nan of the Planning Board, NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the Town of Ithaca on Tuesday, March 30, 1993, in Town Hall, 126 East Seneca St eet, Ithaca, N.Y., at the following timC and. on the following matter: 7:35 P.M. Consideration of Preliminary and Final Site Plan Approval for the construction of one (1) six -unit, 18 bed apartment building and the conversion of two (2) existing two -unit, 16 bed apartment buildings to two (2) four -unit buildings housing a total of 28 beds, located at 237 Coddington Road, Town of Ithaca Tax Parcels Nos.54 -7 -41 and 54 -7 -43, and further, consideration of Preliminary and Final Subdivision Approval for the proposed modification of lot lines and consolidation of Town of Ithaca Tax Parcels No. 53 -1 -23.1, -23.27 -2313, - 23.4, -23.51-23.6, -23.77 -23.87 -23.97 - 23.107 - 23.11, - 23.127 - 23.137 - 23.147 - 23.15 and - 23.16, comprising the "Klondike Manor" subdivision, into five (5) lots. Orlando and Ralph Iacovelli, Owners; Orlando Iacovelli, Agent. Said Planning Board will at said time and said place hear all persons in support of such matter or objections thereto. Persons may appear by agent or in person. T) [)O ho;m (,+ Mg k,l Dated ,�- Publish: �(DEVREVS\3- 30.93.P ) Joan L. Hamilton Town Clerk 273 -1721 pro�ct l OYAA C.L. ca rd Monday, March 22, 1993 Thursday, March 25, 1993 can t,s opin ion — -o AA- CC xl"t- , C `- e cL 2r /Q 16 a 3a � pe onwoaA,ta fie . Ll 0 MEMORANDUM `Co: Planning Board From: Floyd Forman Date: March 24, 1993 Re: Cornell GEIS Completeness The revised GEIS is much improved over Cornell`s initial submittal. It responds to many of your concerns regarding the document's "completeness ". Also, marking the sections of the GEIS where changes were made and listing their locations in an index was very helpful. After review of the document, only one item of significance appears to be left out completely. Item 7c., in the list of items voted by you as deficient for purpose of "completeness" under SEQR at your August 1.8, 1992 meeting, required past traffic counts to be referenced. Traffic counts taken by Tompkins County in the Forest Home area over the period 1981 - 1989 are not referenced in the GEIS. These counts show traffic growth rates which range from 5.20% to 18.45 % per year for portions of the study area and adjacent streets. The amended GEIS uses a background growth rate of 0.8 % per year (see page 159 of the revised GEIS). Some of this large discrepancy can be explained by the time of the year that some of the County counts were taken (Cornell not in session); with other counts that is not the case. In any case, it is important for this Board to have these counts referenced, and for Cornell to provide sufficient information for you to make a reasoned decision on a baseline increase in background traffic. There are other items in the document that are dealt with, but need to be revised prior to public inspection of the GEIS in order for staff to recommend to you that the document is "satisfactory with respect • to its scope, content and adequacy for the purpose of commencing public review." Item 7a. in the aforementioned list of deficiencies is concerned with expanding the discussion of the transportation system. Appendix B, entitled, "New York State Highway Sufficiency Ratings For State Roads Within Ithaca ", is a table showing State highway numbers, traffic volumes, and other information throughout Central New York and the Southern Tier. It will be impossible for you, let alone the public, to make any sense out of the information. This information should be presented in a form that is both practical and understandable to you and the public. It would also be useful to have a discussion of the impact of this data on the proposed action. Appendix C is in similar condition. The material is not useful in its present form. Without a map showing the location of each reference marker, what use is the accident data? Also, any word which is abbreviated in these tables should be explained (example: MVM Million Vehicle Miles). In response to item Id. in the list of deficiencies, "the description of the zoning component ", the revised document gives an overview of what Cornell would like to see incorporated as part of a special land use district (SLUD) for parcels A, B, and C in Precinct 7. The discussion concerning a SLUD, beginning on page 24, needs to be broadened to include performance standards for proposed and conditional uses that are applicable to Cornell's development plan. Performance standards are described in a general way. on pages 250 and 251, but this discussion gives no guidance to the Town for performance standards that seem appropriate to Cornell for a proposed SLUD. In addition, a comparison of alternative zoning mechanisms such as SLUD v institutional zone should be described, and identification of other appropriate land use controls such as incentive zoning and architectural controls need to be discussed. Item 6 in the list of deficiencies concerns the types of improvements that may be the subject of cost sharing (examples may include the water tower now under discussion with Cornell or potential water 9 mains) and the identification of possible methods for determining the Town's share and Cornell's share of the cost of future improvements. The discussion on pages 175 -180 is an interesting one, but it deals with methods of financing such as transportation development districts and impact fees, not which types of improvements, in a general sense, may be required in joint Town - Cornell efforts, and possible methods for cost sharing. On the first page of the Executive Summary, the document states "After completion of the GEIS, the Lead Agency will adopt a Statement of Findings which will set forth the specific conditions under which future actions will be undertaken or approved, and the procedures for supplementary reviews for future impacts which may or may not have been adequately addressed or analyzed in the GEIS." Under Section 617.15 b of SEQR, "Generic EIS's and their findings should set forth specific conditions or criteria under which future actions will be undertaken or approved, and shall include procedures ® or criteria for supplements to reflect impacts such as site specific impacts which have not been adequately addressed or analyzed in the generic EIS." SEQR appears to offer the parties the ability to discuss the issue of supplementary EIS's either in the GEIS itself and/or in the findings. If this issue is discussed in the findings and not in the document itself, the public has no opportunity to comment on the specific conditions under which future actions will be undertaken or approved, and when supplemental EIS's would be required. Accordingly we would recommend that before the document is deemed ready for public scrutiny, that there be discussion of such conditions, procedures and criteria. In May of 1992 you received the three volumes of the Cornell GEIS. When revisions to the GEIS were required by you for purposes of "Completeness ", the changes were incorporated into a fully revised volume one. That was not the case with volumes two and three. Appendix and reference material was not incorporated into volumes two and three of the GEIS, instead, a new volume entitled "Additional Appendices and Reference Material for January 1993 Submission" was submitted. This new and revised appendix and reference material (January 1993) needs to be incorporated as revisions to d • volumes two and three of the original GEIS submittal so that a person looking for reference or appendix material will not be confused with where to look for this material. The GEIS that goes to the public needs to be an organized integrated document without reference to intermediate submissions I would like to reiterate that the revised GEIS is a much improved document, but the proposed changes described above are necessary to give the public the kind of useful information it needs to comment on the document and to allow you to make intelligent decisions as we move into the technical review phase of the process. I hope these comments concerning deficient items is helpful to you in your determination of the "completeness" of the document. Please let me know if you have any questions concerning this memo or the GEIS. v tY Th6 Ithaca Journal Th , March TOWN OF ITHACA PLANNING BOARD NOTICE OF TUES., MARCH 30 1993 By direction of the Chairman of the Planning Board, NO- TICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the Town of Ithaca on Tuesday, March 30 1993, in Town Hall, 126 tast Seneca Street, Ithaca, NY, at the following time and on the following matter: 7:35 P.M. Consideration of Preliminary and Final Site Pion Approval for the con- struction of one (1) six -unit, 18 bed apartment building and the conversion of two. (21 existing two -unit, 16 bed apartment buildings to two four•unit buildings housing a total of 28 beds located at 23.7 Coddington kood, Town of Ithaca Tax Parcels Nos. 547.41 and 54.7.43, and further, consideration of Pre. liminary and Final Subdivi- sion Approval for the pro posed modification of lot lines and consolidation of Town of Ithaca Tax Parcels N6, 53.1.23.1, -23.2, -23.30 -23.4, -23.5, •23.6, .23.71 .23.8,-23.9, -23.101-23.11 o •23.12, - 23.13, • 23.141 -23.15 and - 23.16, compris -- ing the "Klondike Manor' subdivision, into five (5) lots. Orlando and Rolph locovelli, L Owners; Orlando locovelli, Agent. Said Planning Board will at said time and said place hear all persons in support of such matter or objections thereto. Persons may appear by agent or in person. Joan L. Hamilton Town Clerk 273 -1721 March 25, 1993 Y� r 5, 1993 •t v tY Th6 Ithaca Journal Th , March TOWN OF ITHACA PLANNING BOARD NOTICE OF TUES., MARCH 30 1993 By direction of the Chairman of the Planning Board, NO- TICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the Town of Ithaca on Tuesday, March 30 1993, in Town Hall, 126 tast Seneca Street, Ithaca, NY, at the following time and on the following matter: 7:35 P.M. Consideration of Preliminary and Final Site Pion Approval for the con- struction of one (1) six -unit, 18 bed apartment building and the conversion of two. (21 existing two -unit, 16 bed apartment buildings to two four•unit buildings housing a total of 28 beds located at 23.7 Coddington kood, Town of Ithaca Tax Parcels Nos. 547.41 and 54.7.43, and further, consideration of Pre. liminary and Final Subdivi- sion Approval for the pro posed modification of lot lines and consolidation of Town of Ithaca Tax Parcels N6, 53.1.23.1, -23.2, -23.30 -23.4, -23.5, •23.6, .23.71 .23.8,-23.9, -23.101-23.11 o •23.12, - 23.13, • 23.141 -23.15 and - 23.16, compris -- ing the "Klondike Manor' subdivision, into five (5) lots. Orlando and Rolph locovelli, L Owners; Orlando locovelli, Agent. Said Planning Board will at said time and said place hear all persons in support of such matter or objections thereto. Persons may appear by agent or in person. Joan L. Hamilton Town Clerk 273 -1721 March 25, 1993 Y� r 5, 1993