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HomeMy WebLinkAboutPB Minutes 1999-03-23TOWN OF ITHACA PLANNING BOARD MARCH 23. 1999 FILED I TOE* i OF ITHACA I i o k. - The Town of Ithaca Planning Board met in regular session on Tuesday, March 23, 1999, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. PRESENT: Fred Wilcox, Chairperson; Eva Hoffmann, Board Member; George Conneman, Board Member; Robert Kenerson, Board Member; Larry Thayer, Board Member; Jonathan Kanter, Director of Planning; John Barney, Attorney for the Town (7:38 p.m.); Daniel Walker, Director of Engineering (8:17 p.m., excused @ 8:58 p.m.); George Frantz, Assistant Town Planner (8:00 p.m.). EXCUSED: James Ainslie, Board Member; Tracy Mitrano, Board Member. ALSO PRESENT: Naomi Seldin, Ithaca Journal; Tom Niederkorn, PERC; Larry Fabbroni, 127 Warren Road; Bill Seldin, 120 Northview; Nancy Brown, 102 Rachel Carson Way; Rebecca Bosch, 106 Applegate Rd.; Martha Armstrong, 766 Elm Street; K. Minnix, 766 Elm Street Ext.; Sandra Mennella, 102 Rachel Carson Way; Sara Culotta, Eco Village; J. Bosjolie, 207 Linn Street, Chairperson Wilcox declared the meeting duly opened at 7:32 p.m., and accepted for the record the Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on March 15, 1999, and March 17, 1999, 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 Danby, upon the Tompkins County Commissioner of Planning, upon the Tompkins County Commissioner of Public Works, and upon the applicants and /or agents, as appropriate, on March 17, 1999. (Affidavit of Posting and Publication is hereto attached as Exhibit #1.) Chairperson Wilcox 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. Chairperson Wilcox opened this segment of the meeting at 7:32 p.m., and asked if any members of the public wished to be heard. With no persons to be heard, Chairperson Wilcox closed this segment of the meeting at 7:33 p.m. AGENDA ITEM: Consideration of acceptance of Draft Scope outline for Eco Village at Ithaca = Special Land Use District and Second Neighborhood Group regarding the preparation of a Generic Environmental Impact Statement (GEIS) for a proposed Special Land Use District (SLUD) amendment to be applied to the overall Eco Village property, and the proposed development of a Second Neighborhood Group consisting of 30 t dwelling units and a common house, located off of Mecklenburg Road at Rachel Carson Way (a private drive), on Town of Ithaca Tax Parcel No's. 28 =1 -26.2 and 28 =1 -26.8, consisting of a total of 174.29 t acres. Eco Village at Ithaca, Owner /Applicants Rod Lambert, Agent. Also, consideration of t PLANNING BOARD PAGE 2 MARCH 23, 1999 APPROVED - APPROVED - APPROVED - APRIL 20, 1999 - APPROVED - APPROVED - APPROVED setting a date for a public scoping session to determine the content of the GEIS for the above referenced actions. Chairperson Wilcox opened this segment of the meeting at 7:33 p.m. Rod Lambert, Eco Village, stated he could answer any questions the board may have. Chairperson Wilcox stated he was impressed by their document. I am pleased at the completeness of the document. Board Member Hoffmann asked what the numbers in the individual squares represented. Mr. Lambert responded the number represents the number of bedrooms. The single units are placed on the site as duplexes. Board Member Hoffmann stated that on the first page of the Draft Scope Outline it refers to a natural area. It describes non - intrusive types of uses. Aquaculture and auxiliary utility buildings do seem intrusive. She is puzzled by what is included because gardens would be intrusive in a natural area. Mr. Lambert asked if it is too broad in scope. Board Member Hoffmann responded yes. There are too many things included that do not fit into a natural area. They should be included in a residential or agricultural area. Mr. Lambert stated he does not think there will be extensive gardens. Almost any area has the potential of being harvested. Board Member Hoffmann stated more detail should be included in describing the natural area. She explained that she thinks of a natural area as having plants that are native to the area, not plants that have been introduced to the area. Mr. Lambert stated at this point he cannot say whether there will be introduced species. There are a number of invasive species in the area. It is possible to guide the growth, remove the invasive species and reintroduce the native species. It has not been totally considered in terms of what will be in the natural area. He would be surprised if there is a bridging with agriculture in the area. Jonathan Kanter, Director of Planning, stated it would be a good opportunity to use the Environmental Impact Statement to describe what is intended and what the impacts might be. Board Member Hoffmann asked if the zoning ordinance of December 3, 1997, is the most recent change to the Zoning Ordinance. Attorney Barney stated it is the most recent except for the change that was just made. PLANNING BOARD PAGE 3 MARCH 23, 1999 APPROVED - APPROVED - APPROVED -APRIL 20, 1999 - APPROVED - APPROVED - APPROVED Board Member Hoffmann stated on page three there is a listing of intersections with Route 79 and other roads that will be included in the traffic study. Would not it be a good idea to look at the intersections to the north and south of the area, particularly the intersection of West Haven Road and Elm Street Extension? Mr. Kanter asked if there are particular intersections to the north she would like included. The Mecklenburg Heights project looked at the same intersections as listed. Board Member Hoffmann stated she felt it would be enough. She did not see anything mentioned about public transportation being provided to the site. Did Eco Village try to get bus service to the area? Mr. Lambert responded the bus service is supposed to start going up Mecklenburg Road in August. With the completion of the Second Neighborhood the bus service will come into the loop. have. Board Member Hoffmann stated it should be included in the traffic study and what affect it will Chairperson Wilcox stated it is covered under item 2, Traffic and Transportation. Mr. Kanter stated a specific reference can be made to it in that section. Board Member Kenerson stated he is not sure everyone understands SLUDS and the total picture. As he remembers SLUD 8 was limited to the specific project of the First Neighborhood. There is not a SLUD in place for the Second Neighborhood. The Town Board needs to create a SLUD. Board Member Kenerson asked if the Planning Board is considering this in terms of SLUD. Mr. Kanter stated yes. This is part of what the Environmental Impact Statement is about. The Environmental Impact Statement process will be completed before the SLUD goes back to the Town Board for action. Part of completing the Environmental Impact Statement will be sending the recommendation on the amended SLUD to the Town Board. Board Member Kenerson stated for the benefit of the Planning Board's review, it will be limited to that SLUD, not the 175 acres. Mr. Kanter stated it is the total site and that is why it is a Generic Environmental Impact Statement. Generic in the sense that the board does not know what will happen yet, but what the SLUD will allow to happen. The potential development under the SLUD could create up to 150 dwelling units in the residential area. It could result in a possible village center and educational center although they are less defined at this point than the neighborhood. The Generic Environmental Impact Statement will look to the degree it can on a general level. In addition there will be a site specific element to this Environmental Impact Statement that will cover the Second PLANNING BOARD PAGE 4 MARCH 23, 1999 APPROVED - APPROVED - APPROVED - APRIL 20, 1999 - APPROVED - APPROVED - APPROVED Neighborhood development specifically. It will be discussed within the same document although there will be two levels of review. Board Member Thayer asked if it was part of the original SLUD. Attorney Barney stated it is the process of creating an addition to the original SLUD. Mr. Kanter stated it is the amended SLUD that will now go beyond the 30 acres of the First Residence group and cover the 175 acres. Board Member Kenerson stated there was a concern with roads. The board spent a lot of time on roads. Their building permits have to be for units on a State Highway or Community Highway, not the one road into the area. Chairperson Wilcox stated it is a private road. Board Member Kenerson stated technically that means they cannot get a building permit. He wants to be sure the board understands what they are looking at and what is being reviewed. Mr. Kanter stated there are Planning Board members new to this project. There were months and months of discussion on the long dead -end road. Board Member Kenerson asked if the road would serve the Second Neighborhood and if it is adequate. Chairperson Wilcox stated it will be dealt with during environmental impact review and site plan review. Board Member Kenerson stated it did not comply with the law. The law had to be changed so that they could comply. Attorney Barney stated a Special Land Use District was created for this particular original project. In that process, they set -up the rules that apply. Board Member Kenerson stated the board needs to look at this another three times. It is supposed to be up to five neighborhoods. Board Member Hoffmann stated the board was aware at the time that this was something unusual. The Planning Board was aware that more units were going to be built. Mr. Kanter stated the Environmental Impact Statement should describe this and look at it. Chairperson Wilcox stated there is a resolution in front of the board. The purpose of the resolution is to declare the Town of Ithaca Planning Board's intent to act as lead agency for PLANNING BOARD PAGE 5 MARCH 23, 1999 APPROVED - APPROVED - APPROVED - APRIL 20, 1999 - APPROVED - APPROVED - APPROVED environmental review of this proposal. It is a formal acceptance of the draft scope outline and they will be setting a public scoping session. Chairperson Wilcox closed this segment of the meeting at 7:55 p.m. MOTION by Robert Kenerson, seconded by Eva Hoffmann: WHEREAS: 1. EcoVillage at Ithaca has proposed the amendment of Special Land Use District (SLUD) No. 8 to be applied to the overall EcoVillage property, and the development of a Second Neighborhood Group consisting of 30 +/- dwelling units and a common house, located off of Mecklenburg Road at Rachel Carson Way (a private drive), on Town of Ithaca Tax Parcel No's. 28 -1 -26.2 and 28 =1 -26.8, consisting of a total of 174.29 +/- acres. EcoVillage at Ithaca, Owner /Applicant; Rod Lambert, Agent, and 2. The Town of Ithaca Town Board, in a resolution dated December 7, 1998, has referred the petition to amend the above - referenced SLUD to the Planning Board for a recommendation, and in said resolution, the Town Board requested that the Planning Board act as lead agency for the environmental review of the above - referenced actions, that the applicant prepare a Generic Environmental Impact Statement (GEIS) to evaluate the potential impacts of the proposal, and that there be held a public scoping session in order that any interested persons may voice their opinion about the potential impacts of the proposed amendment to SLUD No. 8, and 3. The Town of Ithaca Planning Board, in a letter dated March 5, 1999, has circulated a notice of intent to serve as lead agency to involved and interested agencies regarding the environmental review of the proposed actions, and 40 The proposed zoning amendment, site plan and subdivision approvals are Type I actions pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617, and Town of Ithaca Local Law No. 5 of the Year 1988 Providing for Environmental Review of Actions in the Town of Ithaca, and 5. EcoVillage at Ithaca and the Town of Ithaca Planning Board at the February 2, 1999 Planning Board meeting have mutually agreed to conduct the environmental review of the above= referenced actions by means of a Generic Environmental Impact Statement, pursuant to the format and procedural requirements of Section 617.10 of the New York State Environmental Quality Review Act, and 6. The Planning Board, at a meeting held on March 23, 1999, has reviewed a Draft Scope outline for EcoVillage at Ithaca = Special Land Use District and Second Neighborhood Group, prepared by the applicant, and dated March 3, 1999, NOW, THEREFORE, BE IT RESOLVED: PLANNING BOARD PAGE 6 MARCH 23, 1999 APPROVED - APPROVED - APPROVED - APRIL 20, 1999 - APPROVED - APPROVED - APPROVED That the Town of Ithaca Planning Board hereby declares its intent to act as lead agency to conduct the environmental review of the above - referenced actions. AND, BE IT FURTHER RESOLVED. That the Town of Ithaca Planning Board hereby accepts the above - referenced Draft Scope outline, dated March 3, 1999 as adequate to proceed with a public scoping session to determine the scope and content of the Generic Environmental Impact Statement. AND, BE IT FURTHER RESOLVED. That the Town of Ithaca Planning Board hereby sets the date of the public scoping session to be held on Tuesday, April 6, 1999 at the regular meeting of the Planning Board at a time to be determined. Aye - Wilcox, Kenerson, Nay - None. Thayer, Conneman, Hoffmann. The MOTION was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval for the proposed construction of Phase II of the Summerhill Apartments, consisting of 84 apartments units, 117 parking spaces, walkways, and landscaping, located on 6.4t acre parcel on Summerhill Lane, Town of Ithaca Tax Parcel No. 62 -2- 1.127, MR. Multiple Residence District. The project site contains a 0.343 t acre delineated wetland, which will be incorporated into a stormwater retention and drainage system. The project will also require yard variances from the Zoning Board of Appeals. Ivar Jonson, Owner /Applicants Lawrence P. Fabbroni, P.E., L.S., Agent. Chairperson Wilcox opened the public hearing at 8:00 p.m. Larry Fabbroni, Engineer, stated there was a project approved in 1981 for this site. A year ago, they came before the board with a new sketch plan. There were a number of things the Planning Board did and did not like. The Planning Board wanted the buildings moved out towards Summerhill Lane. They encouraged the applicant to seek a variance of side yards given the fact Cornell University's fields border on two sides of the site. Mr. Fabbroni stated they came up with a response to the suggestions by the board by rearranging the buildings. Some of the problems were how far the buildings were from the parking areas. The problem has been eliminated by the buildings being moved away from the wetland. There are primarily two -story buildings. There are 1 and a half buildings that are three - story. The buildings were moved out to the 35 foot setback and 25 feet from the hedge rows. The hedge rows straddle the property line. This site is in a multiple residence zone. It is close to the East Hill Plaza. It is one of the few sites in the Town of Ithaca that is convenient to transit, biking, and walkways. There is a pedestrian potential for the people who live in the complex as it is for bikes and cars. They provided the required number of parking spaces. There is a plan for pedestrian circulation throughout the site. PLANNING BOARD PAGE 7 MARCH 23, 1999 APPROVED - APPROVED - APPROVED - APRIL 20, 1999 - APPROVED - APPROVED - APPROVED Board Member Hoffmann stated she remembers the covered entrances facing towards Summerhill Lane. Why was it changed? Mr. Fabbroni stated the building was turned around to the private space. The living areas are looking out towards the open space. The bedrooms are facing Summerhill Lane. He presented a sketch of the buildings facing the wetland. The picture window will look out onto the private space whereas the bedroom windows will be facing Summerhill. People do not spend most of their time in the bedrooms and the other thing is they will meet the building code. It seemed to make more sense to get the buildings further away from the wetland. Board Member Hoffmann asked what he meant by meeting the building code. Mr. Fabbroni stated the windows for the bedrooms will meet the requirements for the building code. Their feeling was that it was not where most people spent most of their time. Board Member Hoffmann stated the bedrooms are facing the road. In the letter to Mr. Kanter from Mr. Johnson, it mentions that privacy decks have been included for all units. She is unable to see the decks. Mr. Fabbroni stated the decks are stacked two on top of each other on the ends. Board Member Hoffmann stated that is not how it is shown on the drawings. Mr. Fabbroni stated she was looking at the original plans. Board Member Hoffmann asked why are they included now. Mr. Fabbroni stated there is another drawing that shows the decks. The decks are shown on the site plan. They are represented by the squares on the end of the buildings. They are not shown on the floor plan, but on the site plan. Mr. Kanter stated the reason the old plan was included was to show the previous style of the building. Mr. Fabbroni presented a drawing that showed the utility work out, the sewer being extended from the existing property at the end of Phase I. The western most sewer serves most of the project. Another sewer on the eastern part of Phase I will serve the two buildings on the other side of the wetland. The existing dead end water mains will be looped through the project. The third drawing shows the wetland more clearly. It shows the number of units in each building and the side yards. The landscape plan is shown and by Final Site Plan Review there will be a landscape schedule. Mr. Fabbroni asked if the landscape layout is favorable. There is a plan submitted that shows the hardwoods along Summerhill Lane that will develop more screening from the East Hill Plaza. Most of the natural hedgerows along the perimeter of the project will be maintained. PLANNING BOARD PAGE 8 MARCH 23, 1999 APPROVED - APPROVED - APPROVED - APRIL 20, 1999 - APPROVED - APPROVED - APPROVED Board Member Hoffmann asked if shrubbery will be included in the planting plan. Mr. Fabbroni stated there will be shrubs around the buildings. They have not been detailed. Mr. Fabbroni asked what level of detail do they need to see. Board Member Hoffmann stated the Planning Board likes to see detailed landscape plans. George Frantz, Assistant Town Planner, stated they need the types, size, and location of species. He recommends there be shade trees in the parking area. It was his interpretation that the applicant was proposing conifers in the area. Shade trees would be a better investment for the area. Conifers work well to break up the mass of the building, but around the parking lot it is more of an advantage to accomplish both. Chairperson Wilcox asked if that type of species deals better with road salt. Mr. Frantz stated it depends. Mr. Fabbroni stated he is open to refining what they are showing for Final Site Plan approval. There is a wetland report in the packet. The delineation was done in November of 1997 and Mr. Fabbroni surveyed it in December of 1997. He has spent most of his time after the last Planning Board Meeting investigating the drainage area and coming to an understanding of more things. Mr. Fabbroni explained he has met with Mr. Walker and mapped out an overall plan. The maps in the packet detail a series of fields on the east end of the area. There is a large field that is farmed east of the site. The water comes down Snyder Hill, through the culvert and out through the area. The water that remains comes through the project, along the back of Ellis Hollow Apartments, into the detention area that CFCU designed, under the entrance to the plaza, through the proposed Burger King site, under Ellis Hollow Road and then under Pine Tree Road and down to Six Mile Creek. Through observing heavy run -off in January it is apparent that Cornell University has added ten inches of clay drain tile line. Mr. Fabbroni stated that he observed standing water at one time and then not other. He asked Farm Services how the standing water was there one time and not another. The ten inch clay tile line has been dug deep through the area south of Cascadilla Creek. It exists on the rim of Cascadilla Creek. During run -off time the ten inch pipe is full. The County started the work plan, but has not finished. They are working on a project with Cornell University to capture the water coming down the road and bring it south of Ellis Hollow Road, and down to the pipe under Pine Tree Road. The CFCU site predicts a lot of water coming down at peak. Phase I buildings have never had a flooding problem. They are at an elevation of 939.5. This condition has existed with the Phase I there for 17 years and there has not been a flood. It was designed to store the peak before and after situation. This site will drain off quicker when the buildings are built. That water in peak for the site is gone before the peak for the water drain area arrives. This storage area stores the peak from the fields not the peak increased from the development. It is an attempt to be part of a total solution where the County will move the area up Hungerford Hill directly down to the culvert where it will be retained. The problem is the elevation of the culvert under Pine Tree Road. The peaks from CFCU, Burger King and this site can be gone before the peak from the field will PLANNING BOARD PAGE 9 MARCH 23, 1999 APPROVED - APPROVED - APPROVED - APRIL 20, 1999 - APPROVED - APPROVED - APPROVED arrive. The project is proposing an overflow structure outside of the wetland that would cause the area to backup on the pipe but not take peak flow. Mr. Fabbroni stated the proposed lighting on the site will be on the corners of the buildings for security reasons. There will also be lighting over the entrances to the different units. The final plan will show dumpster locations. There are four locations in mind. They will be screened so that they look like a wooden fence rather than a dumpster. They are looking for guidance as to what equipment to include in the children's play area. Board Member Hoffmann asked if the lights are shown on the plan. Mr. Fabbroni stated no. Board Member Hoffmann asked if the dumpsters are shown on the site plan. Mr. Fabbroni stated the dumpsters and the lighting will be shown on the Final Site Plan. They expect to have rolled asphalt curbs and walks. There will be a cross section detail of that plan. Some of the areas that need to be adaptable to the handicapped will not have the curbs. There are 117 spaces, but there will probably be 112 spaces because they need the extra widths for parking areas for the handicapped. Chairperson Wilcox asked how many parking spaces zoning requires. Mr. Frantz stated zoning requires 112. Mr. Kanter stated the 112 includes one space for each unit plus an additional space for every three units. Mr. Frantz stated for every four parking spaces, only one space is lost with parking for the handicapped. Mr. Fabbroni asked if the Planning Board could make a recommendation to the Zoning Board of Appeals. He explained they feel they are improving the character of the neighborhood. The Site Plan has been improved physically and environmentally. Chairperson Wilcox stated when this project was first proposed, this board encouraged the applicant to push the buildings away from the center. The board thought it would improve the overall layout and the applicant agreed. Board Member Hoffmann stated she remembered discussing moving the buildings away from the wetland. Mr. Frantz stated there is a letter dated March 3, 1998, from Chairperson Wilcox to David Stotz, Chair of the Zoning Board of Appeals, asking them to favorably consider the request for the yard variance. This letter can be included in the packet for the Zoning Board of Appeals meeting. PLANNING BOARD PAGE 10 MARCH 23, 1999 APPROVED - APPROVED - APPROVED - APRIL 20, 1999 - APPROVED - APPROVED - APPROVED Chairperson Wilcox stated the recommendation can be added within the resolution. He asked Daniel Walker, Town Engineer, his opinion on drainage and storm water retention. Mr. Walker stated this is not a typical drainage area because of all the work Cornell University has done. There are problems at the intersection related to the work the County has done. The project will not make anything worse. None of the existing flood storage is being eliminated from the site with the configuration of the buildings. By controlling the outflow from the site and with the extra space available, there will be some detention storage added. This will mitigate any increased run -off caused by the project site. This project will not negatively affect the storm water in the area. Chairperson Wilcox stated at the last meeting he was not sure. Mr. Walker stated his major concern is that water is going in one direction now. There is no guarantee that it will always go in that direction. There are artificial structures that are causing it to do that. If they were to re -grade the farm field, then more water could be pushed that way. The impact of this project on the drainage will not change no matter what they do. The main concerns of the other projects in the area have been that the modification of the site will eliminate natural drainage and natural storage that exists on the site. This is why the moat was dug around the credit union. It is what is being looked at with the proposed Burger King site. There is a significant broad area that holds a lot of water. If it is filled in it will impact drainage down stream. This project is not filling in the natural storage. With the improvements, there is the ability to store additional water on this site. The vegetative strips around the water storage area will serve to mitigate pollutants coming off the parking lots. The ratio of parking area to total site area on this project is not as bad as the credit union site or the Burger King site. Board Member Hoffmann asked what is meant by the vegetative cover. Is it existing? Mr. Walker stated they will be planting lawn space around the buildings. This will filter out a lot of material before it gets into the lower wetland area. There is a space of 120 -150 feet before it reaches the lower part as it comes off the parking areas. The parking areas on this site are distributed around the buildings. On some of the other sites the parking area is in the middle and it runs off. Board Member Hoffmann stated she remembers from looking over the Environmental Assessment Form from the previous meeting, it said there would be normal herbicides and pesticides. Is this a concern? Would it not be better to try and maintain the existing vegetation rather than have lawn around the wetland area? Mr. Frantz stated they are going to be maintaining the natural vegetation in the vicinity of the wetland itself. Mr. Fabbroni stated the silt fence area is shown. PLANNING BOARD PAGE 11 MARCH 23, 1999 APPROVED - APPROVED - APPROVED - APRIL 20, 1999 - APPROVED - APPROVED - APPROVED Mr. Frantz stated they usually do not go beyond a silt fence during construction. In the landscaping plan it is a detail that should be shown: the area on the site that should be maintained as natural meadow versus the areas of the site that would be lawn area. Mr. Walker stated that on the drawing called Storm Water Detention Area, the wetland area has been delineated on the interior. The contour of the flooding elevation has been outlined around it. There is at least 10 =15 feet in most areas of vegetation that are outside the wetland area that will be flooded at some point. Board Member Hoffmann stated she would like to know how it will be treated. It is important to try and maintain it in such a way that chemicals do not run off into the watershed. The soil adjacent to a wetland filters out a lot of impurities, but it can also get things running into wetlands from farms and developed areas. Board Member Hoffmann also stated she did not understand the water pressure in the pipes that is talked about in the Engineer's Report, Mr. Walker stated the domestic water line that feeds this area is fed off the Pine Tree Road water tank. That tank has been there for a while. When it was first put in, a six inch water main was installed along a portion of Pine Tree Road. There is an eight inch water main that runs back and feeds East Hill Plaza and comes up Summerhill Lane. The main transmission main from Bolton Point runs through the Cornell properties along Summerhill Lane and back by the tennis facilities. There is an automatic valve on Pine Tree Road so that when this tank calls for water this valve opens up the main transmission main that has higher pressure. If this valve is open, there is a supply of water from that point and the tank. If this valve is closed, there is a supply of water from the tank only and there is a restriction. They try to maintain 600 gallons per minute as a minimum fire flow for a fire hydrant with a minimum residual pressure of 20 pounds. This is dealing with the proper capacities. The fire flow problem is recognized in this area. The buildings will have sprinklers and will eliminate much of the problem because the fire will never reach the point where full capacity is needed. The Town recognizes that this is a problem. As part of the Integrated Water System that is under negotiation, it is planned to install a new tank on Hungerford Hill to re- enforce this part of the water system and for Precinct 7. There is a little weakness, but is not significant for this project because of the sprinklers and the smaller size of the buildings. Mr. Fabbroni stated if at the time the tank is built, if hydrants are on the transmission main, it would serve this project and provide fire protection to East Hill Plaza. Board Member Thayer asked if it would be without restriction. Mr. Walker stated when the new tank is installed on Hungerford Hill, there will be a watermain going past it, tying into the eight inch lines. Board Member Hoffmann asked when this will happen. Mr. Walker stated the Town has been planning it for five or six years. The Town could be building it within the next two years. PLANNING BOARD PAGE 12 MARCH 23, 1999 APPROVED - APPROVED - APPROVED - APRIL 20, 1999 - APPROVED - APPROVED - APPROVED Board Member Hoffmann stated there are a lot of bathrooms in this project. The two bedroom units have two full bathrooms, the three bedroom units have three full bathrooms. Mr. Fabbroni stated this is what it takes to rent apartments. This is what people want in the upscale apartments. Board Member Hoffmann asked who the occupants will be. Mr. Fabbroni responded Vet School students are the predominant occupant of Phase I. They expect more of the general community to be renting in Phase II. Elderly people could live in this complex. Board Member Hoffmann asked how many people are expected to live in the apartments. Mr. Fabbroni stated in the three bedroom apartments three tenants. In the two bedroom, two tenants. A couple with children may rent also. The reason for the large number of bathrooms is it makes it more attractive to renters. Mr. Kanter asked if information on anticipated rent levels can be obtained before Final Site Plan. Mr. Fabbroni stated they can predict Phase I. There is a market for upscale apartments. A range can be given to the board. Chairperson Wilcox stated when he talked with Mr. Kanter earlier, it was mentioned someone would review Robert Wesley's statement on the wetlands. Mr. Kanter replied Susan Ritter, the Environmental Planner, looked at the plant description. They got out of it that this is not a natural wetland described in the report. It has been an important drainage feature over the past years. The wetland aspect has been enhanced in more recent years. It plays an important drainage role. There were no rare or unique plant species listed. Chairperson Wilcox stated Robert Wesley is a highly regarded person in this area and was hired by the Town a few years ago to survey the South Hill Swamp area. Mr. Frantz stated Mr. Wesley has covered all the points that are required in delineating wetlands. Board Member Hoffmann stated she did not see a recommendation in the report. Mr. Fabbroni stated in the report Mr. Wesley states how he understands it will set into the project. He mentioned it was not being disturbed by this project. PLANNING BOARD PAGE 13 MARCH 23, 1999 APPROVED - APPROVED - APPROVED - APRIL 20, 1999 - APPROVED - APPROVED - APPROVED Chairperson Wilcox asked what the playground area will contain. He thinks it would be nice to have some swings and a slide. If the residents feel it is not enough, then another one can be put in. Will there be bike racks? Where will people store their bikes? Mr. Frantz stated the majority of bicycle owners store them inside. Mr. Fabbroni stated there will storage areas under the stairway that are accessible from the exterior. Board Member Hoffmann stated even if the majority of people choose to store their bikes elsewhere, it should be provided. Chairperson Wilcox stated four dumpsters were mentioned, and it will also be a reasonable number of bike racks. Board Member Hoffmann asked if the dumpsters will be enclosed in such a way that they are not a danger to children. Mr. Fabbroni stated they will be fenced in. Mr. Frantz stated it is hard for children to climb into a dumpster. There were Federal Regulations adopted 20 years ago. The biggest danger that existed was children jumping onto the front of them and tipping them over. They have been redesigned to eliminate the possibility. Chairperson Wilcox asked if any member of the public wished to be heard. With no persons present to be heard, Chairperson Wilcox closed the public hearing at 9:02 p.m. Attorney Barney stated the building on the southwest corner intrudes into the buffer zone. Chairperson Wilcox stated it is the deck that is in the buffer zone. It is in the air spaces. Under the zoning is it intruding or not. Attorney Barney stated if it is a deck lower than three feet it can be into a front yard. Above three feet it is considered part of the structure. Mr. Frantz stated this building would need to have its own variance. Mr. Fabbroni stated the building can be moved back three feet to eliminate the problem. Chairperson Wilcox asked how the board feels about recreational play structures. Board Member Hoffmann stated it is important to have play equipment. Mr. Frantz stated one bay of a swing set generally has two swings plus a slide. PLANNING BOARD PAGE 14 MARCH 23, 1999 APPROVED - APPROVED - APPROVED - APRIL 20, 1999 - APPROVED - APPROVED •• APPROVED Mr. Kanter stated a climbing structure or sandbox. In the resolution, examples can be given and then it can be reviewed during Final Site Plan. Board Member Hoffmann stated there should be seating included. Mr. Fabbroni stated he is looking for some guidance on lighting. Chairperson Wilcox stated during Final Site Plan review and when they have the details, they will cover it. The Planning Board prefers minimal lighting, but they understand the need for security. Mr. Frantz stated they are looking for three things. One is no spillage into the atmosphere, no glare off the site, and no light spillage off the site. Chairperson Wilcox stated this board also does not like parking spaces. If the applicant can justify that 100 parking spaces are enough, this board will approve it with an area reserved for the additional parking spaces. Board Member Thayer stated the applicant is a good customer of his former company of which he still is an employee, and because the applicant has talked with them about equipping the kitchens, he will abstain. MOTION by Eva Hoffmann, seconded by George Conneman: WHEREAS: 1. This action is the Consideration of Preliminary Site Plan Approval for the proposed construction of Phase ll of the Summerhill Apartments, consisting of 84 apartment units, 116 parking spaces, walkways, and landscaping, located on a 6.4 +/- acre parcel on Summerhill Lane, Town of Ithaca Tax Parcel No, 62 -2- 1.127, MR Multiple Residence District. The project site contains a 0.343 + 1- acre wetland, which will be incorporated into a stormwater retention and drainage system. The project as proposed will also require yard variances from the Zoning Board of Appeals. Ivar Jonson, Owner /Applicant; Lawrence P. Fabbroni, P.E., L.S., Agent, and 2. This is a Type I Action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review with respect to Site Plan Approval, and after reviewing and accepting as adequate a Long Environmental Assessment Form Pt. I prepared by the applicant, and a Pt ll prepared by the Town planning staff, did on March 2, 1999 make a negative determination of environmental significance, and 3. The Planning Board, at a public hearing on March 23, 1999, has reviewed and accepted as adequate a set of drawings entitled "Summerhill Apartments Phase I/ Site Plan', dated 12129198; "Summerhill Apartments Water & Sewer Plans'; dated 1118199, "Summerhill Apartments Phase // Yard Setbacks," dated 1124199; and "Summerhill Apartments Phase Il PLANNING BOARD PAGE 15 MARCH 23, 1999 APPROVED - APPROVED - APPROVED - APRIL 20, 1999 - APPROVED - APPROVED - APPROVED Landscaping & Drainage," dated 1125199, and other application materials, prepared by Lawrence P. Fabbroni, P.E., L.S., and 4. The proposed site plan was revised at the suggestion of the Planning Board to move buildings further away from the wetland, thereby necessitating the request for certain area variances. NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby grants Preliminary Site Plan Approval for the proposed construction of Phase /I of the Summerhill Apartments, as shown on drawings entitled, "Summerhill Apartments Phase ll Site Plan ", dated 12129198; "Summerhill Apartments Water & Sewer Plans ", dated 1118199, "Summerhill Apartments Phase 11 Yard Setbacks," dated 1124199; and "Summerhill Apartments Phase ll Landscaping & Drainage," dated 1125199, all prepared by Lawrence P. Fabbroni, P.E., L.S., and other application materials, subject to the following conditions to be met prior to Final Site Plan Approval., a, granting by the Zoning Board of Appeals of any necessary variances; b, revision of the site plan to include location, design and type of all proposed outdoor lighting fixtures and signs; ce submission of a complete landscaping plan and planting schedule, including number, size, location and species of all materials to be planted, and also delineating a naturally vegetated area between the edge of the wetland and the maintained lawn area. d, design details of all storm water management facilities; e. submission of a detailed erosion and sedimentation control plan, including specific measures to minimize impacts both during and after construction; f. submission of location and detailed specifications of any proposed curbing, especially around parking areas, and revision of site plan to show accurate layout and dimensions of parking areas and aisles, and locations of handicap parking spaces; g1 revision of the site plan to show location and design details of any proposed outdoor waste, refuse or recycling facilities, to be located to the rear of buildings, including screening as required in Section 29 of the Town of Ithaca Zoning Ordinance; h, revision of the site plan to show location and design details of recreation area(s) for children, including features such as swings, play structure, sand box, and sitting areas; i. submission of one original or my/ar copy and two paper copies of the final site plan, as revised above, to be retained by the Town of Ithaca; PLANNING BOARD PAGE 16 MARCH 23, 1999 APPROVED - APPROVED - APPROVED - APRIL 20, 1999 - APPROVED - APPROVED •. APPROVED j. submission of proposed elevations, heights, facades, and other design details of proposed buildings; kv revision of plan entitled "Summerhill Apartment, Phase 2, Yard Setbacks ", to relocate the building at southwest corner easterly a sufficient distance so that no portion of the west end of the building encroaches into the 35 -foot buffer area; 1. revision of the site plan to show proposed location of at least three (3) bike racks. AND, BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby recommends that the Zoning Board of Appeals give favorable consideration to the requested area variances, which relate to the Planning Board's suggestion to the applicant that resulted in site plan revisions shifting buildings away from the wetland, thereby encroaching on certain of the required setbacks in the Multiple Residence District. Aye = Wilcox, Hoffmann, Conneman, Kenerson. Nay - None. Abstain = Thayer The MOTION was declared to be carried. AGENDA ITEM: APPROVAL OF MINUTES - FEBRUARY 2, 1999 MOTION by Robert Kenerson, seconded by Larry Thayer. RESOLVED, that the Planning Board does hereby approve and adopt February 2, 1999 as the official minutes of the Town of Ithaca Planning Board for the said meeting, as presented. THERE being no further discussion, the Chair called for a vote. AYES: Wilcox, Conneman, Kenerson, Mitrano, Thayer. NAYS: NONE. ABSTAIN: Hoffmann. The MOTION was declared to be carried. AGENDA ITEM: OTHER BUSINESS: Chairperson Wilcox asked if there is an update on Lake Source Cooling. Attorney Barney stated there were some issues that came up in the course of litigation that needed to be discussed on how the Town would respond. PLANNING BOARD PAGE 17 MARCH 23, 1999 APPROVED - APPROVED - APPROVED - APRIL 20, 1999 - APPROVED - APPROVED - APPROVED Chairperson Wilcox stated they have been working on Gun Shop Hill for the past few weeks. They are getting all the preliminary work complete. He is not sure what type of risk Cornell University is taking by moving ahead with the lawsuits not being taken care of. Mr. Kanter stated the Burger King materials were handed out ahead of time so that the board would have extra time to look them over. Chairperson Wilcox and Mr. Kanter discussed how the Environmental Review would be handled. It was concluded it would be better to set a public hearing to invite the public to come in and comment on the environmental matters. It is not mandated at this stage to hold a public hearing. Most projects will have the SEQR Review and the public hearing on the site plan the same night. With some projects it is divided into different meetings. It appears it will be prudent to do the SEQR review as a public hearing. The board is then able to discuss their comments before making their determination. It will be much clearer to the public that they have had input into the process. Chairperson Wilcox stated the down side is that when a public hearing is held in regard to SEQR, the public speaks, and a determination is made. Two weeks later there is a public hearing for preliminary site plan approval. The same people speak with the same comments. Board Member Thayer asked why people are so concerned about Burger King. Attorney Barney stated there are concerns with traffic, noise, trash, and drainage. Board Member Hoffmann stated the problem with building anything at East Hill Plaza is because the shopping area was originally presented as a small neighborhood shopping center. People are upset it is growing by leaps and bounds. Chairperson Wilcox stated he and Mr. Kanter have had discussion about that and when the public hearing is held, the map showing the Comprehensive Plan and Zoning should be shown. People are concerned about having an Elmira Road on Ellis Hollow Road. The area zoned commercial can be shown. Mr. Frantz stated the original proposal for the East Hill Plaza area was for a campus, a small scale commercial building similar to Community Corners. What was shown to the public and what was built, are two different designs. Mr. Frantz stated he understands why people are upset. Mr. Kanter stated he and Attorney Barney would not be at the April 20 meeting. They are planning on scheduling the SEQR review on April 6. It was anticipated to schedule Preliminary Site Plan approval for Burger King on April 20. Chairperson Wilcox stated he would prefer it be scheduled for the first meeting in May. Board Member Kenerson asked if EcoVillage would be before the board April 6, Mr. Kanter stated yes. The April 6 meeting will have the EcoVillage scoping session, and Burger King. He stated the Cornell North Campus Residential Initiative preliminary version of the PLANNING BOARD PAGE 18 MARCH 23, 1999 APPROVED - APPROVED - APPROVED - APRIL 20, 1999 - APPROVED - APPROVED - APPROVED Environmental Impact Statement is complete. It has been submitted to the City of Ithaca. The City of Ithaca will be sending out copies and requesting preliminary comments on the completeness of the Environmental Impact Statement. How much involvement would the Planning Board like in reviewing the early version? Copies can be provided to any interested board members. Cornell University and their consultants can come on April 6 to give a brief presentation of the changes that have been made. Mr. Frantz stated the Moore House, traffic impacts, and the impact on Fuertes Observatory are the issues the Planning Board should be concerned with. Attorney Barney stated the changes that have been made have to do with the flow of traffic. Mr. Kanter stated the opportunity can be given to Cornell University, but they may decide not to The Vincenzo lacovelli Neighborhood Park meeting will be held on Wednesday, April 7, 1999, 7:00 p.m., at the South Hill Elementary School Cafeteria. Chairperson Wilcox stated the Sincebaugh property is for sale. A lot of time was spent on adding it to the list of properties that were eligible for Purchase of Development Rights. Mr. Kanter stated a resolution was received from the City of Ithaca Natural Area Commission to rezone the property now and to participate with the City in terms of some acquisition. AGENDA ITEM: ADJOURNMENT: Upon MOTION, Chairperson Wilcox declared the March 23, 1999, Meeting of Town of Ithaca Planning Board duly adjourned at 9:43 p.m. Prepared by: Carrie L. Coates, Keyboard Specialist/Minutes Recorder Mary Bryant, Administrative Secretary for the Town of Ithaca Planning Board. TOWN OF ITHACA PLANNING BOARD 126 East Seneca Street Ithaca, New York 14850 Tuesday. March 23, 1999 AGENDA 7:30 P.M. Persons to be heard. 7:35 P.M. Consideration of acceptance of Draft Scope outline for EcoVillage at Ithaca- Special Land Use District and Second Neighborhood Group regarding the preparation of a Generic Environmental Impact Statement(GEIS) for a proposed Special Land Use District (SLUD) amendment to be applied to the overall EcoVillage property, and the proposed development of a Second Neighborhood Group consisting of 30+/- dwelling units and a common house, located off of Mecklenburg Road at Rachel Carson Way(a private drive), on Town of Ithaca Tax Parcel No's. 28-1-26.2 and 28-1-26.8,consisting of a total of 174.29+/- acres. EcoVillage at Ithaca,Owner/Applicant;Rod Lambert,Agent. Also, consideration of setting a date for a public scoping session to determine the content of the GEIS for the above- referenced actions. 8:00 P.M. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval for the proposed construction of Phase 11 of the Summerhill Apartments, consisting of 84 apartment units, 117 parking spaces, walkways, and landscaping, located on a 6.4+/- acre parcel on Summerhill Lane, Town of Ithaca Tax Parcel No. 62-2-1.127,MR Multiple Residence District. The project site contains a 0.343 +/- acre delineated wetland, which will be incorporated into a stormwater retention and drainage system. The project will also require yard variances from the Zoning Board of Appeals. Ivar Jonson, Owner/Applicant; Lawrence P. Fabbroni, P.E.,L.S., Agent. 4. Approval of Minutes: February 2, 1999 (in packet) 5. Other Business. 6. Adjournment. Jonathan Kanter, AICP Director of Planning 273-1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND,PLEASE NOTIFY MARY BRYANT AT 273-1747. (A quorum of four(4)members is necessary to conduct Planning Board business.) 4 V TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARING Tuesday March 23 1999 By direction of the Chairperson 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 23, 1999, at 126 East Seneca Street, Ithaca, N.Y. , at the following time and on the following matter: 8: 00 P.M. Consideration of Preliminary Site Plan Approval for the proposed construction of Phase II of the Summerhill Apartments, consisting of 84 apartment units, 117 parking spaces, walkways, and landscaping, located on a 6 .4 +/- acre parcel on Summerhill Lane, Town of Ithaca Tax Parcel No. 62- 2-1 . 127, MR Multiple Residence District. The project site contains a 0 .343 +/- acre delineated wetland, which will be incorporated into a stormwater retention and drainage system. The project will also require yard variances from the Zoning Board of Appeals . Ivar Jonson, Owner/Applicant; Lawrence P. Fabbroni, P.E. , L. S. , 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. Individuals with visual impairments, hearing r 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. Jonathan Kanter, AICP Director of Planning 273-1747 Dated: Monday, March 15, 1999 Publish: Wednesday, March 17, 1999 TOWN OF ITHACA PLANNING BOARD ATTENDANCE SHEET DATE: MARCH 23 1999 PLEASE PRINTYOUR NAME PLEASE PRINT ADDRESS AFFILIATION (Please PRINT to ensure accuracy in official minutes.) wJe Gia ea 'Uri An �z AA �, 7 � Vvi- � ��a to 702- N . Ca1v 1&s 5t V I II TOWN OF ITHACA AFFADAVIT OF POSTING AND PUBLICATION I, Mary Bryant being duly sworn, depose and say that I am a Secretary 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 Hearinjzs to be held by the Town of Ithaca Planninp, Board in Town of Ithaca Town Hall, 126 East Seneca Street, Ithaca, New York, on Tuesday, March 23, 1999, commencing at 7:30 P.M. as per attached. Location of Sign Board used for Posting: Bulletin Board, Front& Entrance of Town Hall. Date of Posting : March 15, 1999 Date of Publication: March 17, 1999 M Bryant Town of Ith a. STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 17 day of March 1999. of u tc fty J. U*n filename: p&paf Notary Public,State of New York Registration #01SA504400 Gualified in Tioga Goin „ My Commission Expires y