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HomeMy WebLinkAboutPB Minutes 2001-02-20Y FILE I�azl_[— ..�Ti)11c� DATE h- -O � TOWN OF ITHACA PLANNING BOARD TUESDAY, FEBRUARY 20, 2001 The Town of Ithaca Planning Board met in regular session on Tuesday, February 20, 2001, in Town Hall, 215 North Tioga, Ithaca, New York, at 7:30 p.m. PRESENT: Fred Wilcox, Chairperson; Eva Hoffmann, Board Member; George Conneman, Board Member; Tracy Mitrano, Board Member; Larry Thayer, Board Member; Rod Howe, Board Member; Bill Troy, Attorney; Dan Walker, Director of Engineering; Susan Ritter, Interim Town Planner; Mike Smith, Environmental Planner. EXCUSED: John Barney, Attorney for the Town. ALSO PRESENT: Steven Wright, Cornell University Director of Planning, Design & Construction; Phillip Albrecht, 115 Troy Road; Julia MacDonald, 411 Thurston Avenue; Bob Bates, Conifer Realty; John H. Fennessey, Conifer Realty. Chairperson Wilcox declared the meeting duly opened at 7:33 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 February 12, 2001, and February 14, 2001, together with 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 February 14, 2001. (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 7:34 p.m. With no persons present to be heard, Chairperson Wilcox closed this segment of the meeting at 7:35 p.m. AGENDA ITEM: SEQR Determination, Sign Modification at Tompkins County Trust Company, 1012 Ellis Hollow Road. Chairperson Wilcox opened this segment of the meeting at 7:35 p.m. Phillip Albrecht, 115 Troy Road - There have been some modifications to the sign design. This project was before the board in January for Preliminary and Final Site Plan approval. The project was granted a variance from the Zoning Board of Appeals. The sign presented to the Zoning Board of Appeals was different from the sign presented to the Planning Board. The sign face is smaller. The new sign has three sides with a peaked roof over the three sides. The Zoning Board of Appeals conditioned variance approval on obtaining Site Plan Modification approval from the Planning Board. PLANNING BOARD PAGE 2 FEBRUARY 20, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED The sign is smaller than the originally proposed sign. There will be less light coming from the sign. Board Member Hoffmann - Is the post the same height? Mr. Albrecht - The top of the roof of the proposed sign is the same height as the height of the original sign. The original sign had a flat roof. The sign is twenty feet high. Board Member Hoffmann - Is the sign backlit? Mr. Albrecht - The sign is backlit. Chairperson Wilcox closed this segment of the meeting at 7:38 p.m. RESOLUTION NO. 2001 =5 - SEOR Site Plan Modification, Tompkins County Trust Company, 1012 Ellis Hollow Road, Tax Parcel No. 6244.21. MOTION made by George Conneman, seconded by Larry Thayer WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval for the proposed modification to Tompkins County Trust Company at East Hill Plaza located at 1012 Ellis Hollow Road, Town of Ithaca Tax Parcel No. 62 -2 -1.21, Business District "C." The modification includes the revision of the three -faced sign which will be located on the Ellis Hollow Road side of the building. Tompkins County Trust Company, Owner /Applicant; Phillip Albrecht, Egner Architectural Associates, LLC, Agent. 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 3. The Planning Board, at a Public Hearing held on February 20, 2001, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I prepared by the applicant, a Part 11 prepared by the Town Planning staff, plans entitled "Pylon Sign," Drawing No. 0058 -A82, dated 1129101, prepared by Egner Architectural Associates, and other application material, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed site plan. NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planing 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, neither a Full Environmental Assessment Form nor an Environmental Impact Statement will be required. PLANNING BOARD PAGE 3 FEBRUARY 20, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Mitrano, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for proposed modification to Tompkins County Trust Company at East Hill Plaza, located at 1012 Ellis Hollow Road, Town of Ithaca Tax Parcel No. 62 -2 -1.21, Business District "C ". The modification includes the revision of the three -faced sign which will be located on the Ellis Hollow Road side of the building. Tompkins County Trust Co., Owner /Applicant; Phillip Albrecht, Egner Architectural Associates, LLC, Agent, Chairperson Wilcox opened the public hearing at 7:40 p.m. With no persons present to be heard, Chairperson Wilcox closed the public hearing at 7:41 p.m. Board Member Thayer - The new sign is an improvement. Chairperson Wilcox - The board did receive the County's 239 Review and they indicate no significant deleterious impact. RESOLUTION NO. 2001 -6 - Site Plan Modification, Tompkins County Trust Company, 1012 Ellis Hollow Road, Tax Parcel No. 62- 24.21. MOTION made by Eva Hoffmann, seconded by Tracy Mitrano, WHEREAS, 1. This action is consideration of Preliminary and Final Site Plan Approval for the proposed modification to Tompkins County Trust Company at East Hill Plaza located at 1012 Ellis Hollow Road, Town of Ithaca Tax Parcel No. 62 -2 -1.21, Business District "C." The modification includes the revision of the three -faced sign which will be located on the Ellis Hollow Road side of the building. Tompkins County Trust Company, Owner /Applicant; Phillip Albrecht, Egner Architectural Associates, LLC, Agent. 2. 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 February 20, 2001, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and a Part II prepared by Town Planning staff, and 3. The Planning Board, at a Public Hearing held on February 20, 2001, has reviewed and accepted as adequate, plans entitled "Pylon Sign," Drawing No. 0058 -A82, dated 1129101, prepared by Egner Architectural Associates, and other application material. PLANNING BOARD PAGE 4 FEBRUARY 20, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED NOW THEREFORE BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, having determined from the materials presented that such waiver will result in 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 Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed modification to Tompkins County Trust Co. at East Hill Plaza located at 1012 Ellis Hollow Road, Town of Ithaca Tax Parcel No. 62 -2 -1.21, as shown on plans entitled "Pylon Sign," Drawing No. 0058 -A82, dated 1129101, prepared by Egner Architectural Associates. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Mitrano, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. AGENDA ITEM: SEQR Determination, Cornell University Paint and Carpenter Shop, Palm Road. Chairperson Wilcox opened this segment of the meeting at 7:42 p.m. Steven Wright, Director of PDC - Cornell is proposing a new Paint and Carpenter Shop in Precinct 7. The area we are proposing to locate the new building is not located near the orchards. The site currently includes the Library Storage Facility, Shops Warehouse, Cornell Distribution Warehouse, Salt Storage Building, Mail Center, Vehicle Maintenance Garage, Grounds Maintenance Garage, Environmental Health and Safety Building and barns. We are proposing to locate the Paint and Carpenter Shop across from the Mail Center site. The only environmental impact is on drainage. The topography map shows the current drainage. The area is bordered by a berm. It is a rock area. The area tends to slope away from the Orchards. The entrance to the area will be relocated. The proposed area is flat ground. Cornell has proactively developed three detention ponds. We have built in extra capacity for storm detention. Board Member Hoffmann - There are regulations regarding disposal of paint waste products. How will the waste be disposed of? Mr. Wright - Cornell has an aggressive Environmental Compliance Program. Our Paint Shop is audited every six months. The original plan was to have a ninety -day storage area. It is an Environmental Protection Agency (EPA) designation for how long materials can be stored. We are going to upgrade to a satellite accumulation area. Material that is unused will come back to the shop. PLANNING BOARD PAGE 5 FEBRUARY 20, 2001 • APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED The material has a shelf life and is disposed of if it is not used by the shelf life date. It is collected in drums. When the drums are full, the EPA hauls it away to a registered landfill. Board Member Hoffmann - Is there any chance that any unsuitable waste will flow into the drainage system and eventually into Cascadilla Creek and Cayuga Lake? Mr. Wright - We have procedures and processes in place. The trucks hauling the drums of paint could turn over. We have not had it happen before. Our procedures and processes are very straightforward. The Paint Shop uses hundreds of thousands of gallons of paint per year. Chairperson Wilcox - Are there Federal and State Laws that govern the handling of paint and thinners? Mr. Wright - There are many different laws. OSHA designates the use and handling of the material until it is designated as waste. Then it becomes a Resource Conservation Recovery Act (RCRA) process. This is the act that governs the handling of disposal and accumulation of waste. Board Member Hoffmann - There is a manmade berm at the perimeter of the site. The berm should be able to capture any surface water in a bad rainstorm. Mr. Wright - The site drains away from the Orchards. Puddles will accumulate at the bottom of the site during a big rainstorm. The entire area is used to accumulate spoiled material. It is hauled away at the end of the year. Fine silt has been washed out and filled up the interstitial pores of the rock. Board Member Hoffmann - How would the excess water get into the basin that is built if the water were to overflow across the berm? Mr. Wright - There is a ditch along the perimeter of the road. It drains into the detention basin. The detention is there to slow the water down, not to retain it. The detention basins located at the top of the site are intended to slow the water down. Board Member Hoffmann - I was on the board when that detention basin was built. It was important to be able to retain water on the site because the detention basin is located near the building that stores hazardous materials. There is a pipe under the road and a mechanism for closing off the detention basin. Mr. Wright - There is a concrete abutment in the detention basin. A gate can be lowered to close the area off. The area at the bottom of the site is a natural area. Mr. Walker - We work very closely with the Environmental Department at Cornell. The Life Safety Building is the dispatch center for spill responses. The Ithaca Fire Department uses Cornell's response team for any major spills that occur. The response team would be into the contaminated site very quickly with absorbent material. The building is staffed twenty -four hours per day. Chairperson Wilcox - Mr. Walker, are you satisfied with the overall drainage plan? PLANNING BOARD PAGE 6 FEBRUARY 20, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Mr. Walker - Yes. The drainage of Precinct 7 was developed to handle 25 -30% of impervious surface. Chairperson Wilcox - The write -up provided to the board was very helpful. The number of vehicle trips was very helpful. Mr. Wright, could you describe site lighting? Mr. Wright - The site lighting is minimal. There will be two surface mounted lights on the front of the building. Each light will be 100 -watt lighting at a ten feet height. The back of the building will have one light mounted over the loading dock. It will also be a 100 -watt light bulb. Chairperson Wilcox - One drawing shows the proposed landscaping. Mr. Wright - Our groundskeeper at Cornell designed the landscaping. The groundskeeper specified the type, number and location of the landscaping. Chairperson Wilcox - There is a significant amount of material on the site. Where will the materials be located? Mr. Wright - Utilities will dispose of the material on site. Most of the material is material that was not used in the Lake Source Cooling project. Cornell is trying to locate someone who wants a massive culvert. There is granite curbing stored on the site that we will be reusing. The material will be rearranged on site. Chairperson Wilcox - What is the color of the building? Mr. Wright -The building will be dark blue and slate gray. Chairperson Wilcox - The building to the north is gray. Mr. Wright - Each building on the site is a different color. Our University Architect selected the color of this building. Chairperson Wilcox closed this segment of the meeting at 7:59 p.m. RESOLUTION NO. 2001 -7 - SEOR Preliminary & Final Site Plan Approval & Special Approval, Cornell University Paint and Carpenter Shop, Palm Road, Tax Parcel No.'s 644-1 and 644-2. MOTION made by Tracy Mitrano, seconded by Rod Howe. WHEREAS. 1. This action is consideration of Preliminary and Final Site Plan Approval and Special Approval for the proposed construction of a 16,000 + 1- square foot building on Palm Road approximately 900 feet off Route 366, Town of Ithaca Tax Parcel No. 64 -1 -1 and 64 -1 -2, Special Land Use PLANNING BOARD PAGE 7 FEBRUARY 20, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED District No. 9. The building will provide space for Cornell University's Paint and Carpenter Shops. Cornell University, Owner /Applicant; Steven Wright, Director of Planning, Design & Construction, Agent, and 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 3. The Planning Board, on February 20, 2001, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and a Part II prepared by Town Planning staff, plans entitled "Site Map," No. S -100, "Floor Plan," No. A -100, "Exterior Elevations," No. A -102, "PDC Shops Utilities Site Plan," No. C -100, "PDC Shops Electric Site Plan," No. E -100, dated 1/17/01, and other application material, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Site Plan Approval; NOW THEREFORE BE IT RESOLVED. That the Town of Ithaca Planning Board hereby environmental significance in accordance with the New York for the above referenced action as proposed, and, therefore, not be required. A vote on the motion resulted as follows: makes a negative determination of State Environmental Quality Review Act an Environmental Impact Statement will AYES: Wilcox, Hoffmann, Conneman, Mitrano, Thayer, Howe, NAYS: None. The motion was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special Approval for the proposed construction of a 169000 ± square foot building on Palm Road approximately 900 feet off Route 366, Town of Ithaca Tax Parcel No.'s 64 -1 -1 and 64 =1 -2, Special Land Use District No. 9. The building will provide space for Cornell University's Paint and Carpenter Shops. Cornell University, Owner /Applicant; Steven Wright, Director of Planning, Design & Construction, Agent. Chairperson Wilcox opened the public hearing at 8:00 p.m. With no persons present to be heard, Chairperson Wilcox closed the public hearing at 8:01 p.m. Chairperson Wilcox read the requirements of Special Approval. The board felt the applicant had met all requirements of Special Approval. RESOLUTION NO. 2001 =8 - Preliminary and Final Site Plan Approval and Special Approval, Cornell University Paint and Carpenter Shop, Palm Road, Tax Parcel No.'s 6444 and 644-2 PLANNING BOARD PAGE 8 FEBRUARY 20, 2001 • APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED MOTION made by George Conneman, seconded by Larry Thayer. WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval and Special Approval for the proposed construction of a 16,000 + 1- square foot building on Palm Road approximately 900 feet off Route 366, Town of Ithaca Tax Parcel No. 64 -1 -1 and 64 -1 -2, Special Land Use District No. 9. The building will provide space for Cornell University's Paint and Carpenter Shops. Cornell University, Owner /Applicant; Steven Wright, Director of Planning, Design & Construction, Agent, and 2. 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 February 20, 2001, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and a Part II prepared by Town Planning staff, and 3. The Planning Board, at a Public Hearing held on February 20, 2001, has reviewed and accepted as adequate, plans entitled "Site Map," No. S -100, "Floor Plan," No. A -100, "Exterior Elevations," No. A -102, "PDC Shops Utilities Site Plan," No. C -100, `PDC Shops Electric Site Plan," No. E -100, dated 1/17/01, and other application material, and NOW THEREFORE BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, having determined from the materials presented that such waiver will result in 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 Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed construction of a 16,000 +/- square foot building on Palm Road, Town of Ithaca Tax Parcel No. 64 -1 -1 and 64 -1 -2, Special Land Use District No. 9, as shown on plans entitled "Site Map," No. S -100, "Floor Plan," No. A -100, "Exterior Elevations," No. A- 102, `PDC Shops Utilities Site Plan," No. C -100, `PDC Shops Electric Site Plan," No. E-100, dated 1/17/01, subject to the following condition: a. submission of an original or mylar copy of the final site plan, to be retained by the Town of Ithaca. AND BE IT FURTHER RESOLVED: 1. That the Planning Board hereby grants Special Approval, determining that: a. the health, safety, morals and general welfare of the community in harmony with the general purpose of this ordinance shall be promoted, and PLANNING BOARD PAGE 9 FEBRUARY 20, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED b. the premises are reasonably adapted to the proposed use, and C, the proposed use and the location and design of any structure shall be consistent with the character of the district in which it is located, and d, consideration has been given to minimizing adverse impacts of the proposed use upon any Natural Area or View Area, and e. the proposed use shall not be detrimental to the general amenity or neighborhood character in amounts sufficient to devaluate neighboring property or seriously inconvenience neighboring inhabitants, and f. the proposed access and egress for all structures and uses shall be safely designed, and g1 the general effect of the proposed use upon the community as a whole, including such items as traffic load upon public streets and load upon water and sewerage systems is not detrimental to the health, safety and general welfare of the community. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Mitrano, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. AGENDA ITEM: Presentation regarding the proposed development off Mecklenburg Road of additional affordable housing for low to moderate income families, John Fennessey, Conifer Realty LLC. Chairperson Wilcox opened this segment of the meeting at 8:05 p.m. John Fennessey, Conifer Realty - Conifer Realty is interested in building a sister project to Linderman Creek Apartments. The new project would be located on the left off Conifer Drive. The current project is located on the right off Conifer Drive. The proposed project would have the same number of buildings, bedroom distribution, parking ratio, and same materials. The community building might be slightly larger in the new project. There is land set aside to detain the water from the site. The water would be discharged down to Linderman Creek. The previous development's discharge was split between Linderman Creek and the outfall to the City. We are making an application for funding. We believe based on the success of the first phase, that our application will be viewed very well by DHCR. It has been decided to move ahead with the necessary stages. We need to obtain rezoning, subdivision and site plan approval. PLANNING BOARD PAGE 10 FEBRUARY 20, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Bob Bates, Conifer Realty - There will be a requirement to subdivide two different properties. We have an option to buy the land where the detention pond would be located. It is part of the Phase I property. It will need to be subdivided and combined with the Phase II property. The second subdivision will be the second parcel we are buying. It will be subdivided into three parcels. The first phase is owned by Home Properties of Rochester. The second phase will have a different owner. Chairperson Wilcox - I drove through the current facility on Sunday. I am very impressed with the project. Mr. Bates - We have developed a lot of housing over the years. As the process goes on, it is refined. The first phase represents our best, latest thinking. The site works well for the tenants, maintenance and physical appearance. Board Member Hoffmann - I drove the site today. The houses look very nice. I did see some things that concern me. When the proposal for the first phase came before the board, it was expressed that the land to the north would be developed, rather than the land to the west. Mr. Bates - The area to the north would have a better use as single family detached uses. We felt that staying close to the road would be an easier, less expensive solution without getting into the wetland areas. Board Member Hoffmann - Could you explain the proposed future road and future Town parks? Mr. Bates - When we started the first project, we met with the Planning Department. It was decided that there should be a road from Route 79 that would connect to the Perry property. We also agreed to dedicate nine acres of land for park space. The Perry property also has dedicated land for a Town park. There is an easement for the Town to get to the parkland. There is a right -of -way from the City that allows access to the parkland. Board Member Hoffmann - Could you describe what is envisioned for the future in addition to single family homes north of Phase I. Mr. Fennessey - The future of this property is devoted to housing. The second issue is what type of housing, when and where. Future development depends on demand. There is a long waiting list for Phase I. We are reacting to a demand. Subsequent development will include a combination of other types of residential uses that are of a higher density than what there might typically be. I do not envision large, detached single - family lots. We may develop cluster developments. We need to identify a meaningful market. It is clear that it will be residential property. Board Member Hoffmann - Is it possible that there will be more development similar to Phase I and Phase II? Mr. Fennessey - Yes. We do not want the entire site developed with this type of housing. We would like to have a mixture of residential uses that are at a higher density than a typical subdivision of detached single family homes. PLANNING BOARD PAGE 11 FEBRUARY 20, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Board Member Hoffmann - Do you have a maximum figure of how many units of this type would be on the site? Mr. Fennessey - We have not thought about it. We can use the number of acres and make estimates on the minimal and maximum amounts of this type of housing that would be on the site. The property will be developed over the years and be driven by what people want. Board Member Thayer - Are the school bus arrangements working out? Have there been any problems with the children walking down the road to the bus pull -off? Mr. Bates - There was a problem with school bus. The school bus will not pull into the site. The school bus for disabled children pulls into the site. I can look into the issue further. I am not sure how the bus pull -off area is working. Mr. Fennessey - We thought the school district would be willing to come into the site to pickup children. The road was designed and built to Town standards to be dedicated. We might need to dedicate this portion of the road to the Town so that the school bus will come onto the site. Board Member Thayer - There will need to be dedicated sidewalks along the entrance road to Route 79, Chairperson Wilcox - The board expressed concerns with the last development that there be access for residents to the City and school buses. The speed limit has been reduced in the area. We will be concerned about the residents' safety. Board Member Hoffmann - We have asked that there be a way for children safely to get from their homes to the bus stop. Mr. Bates - We will find out exactly where the bus stops for the next meeting. Board Member Hoffmann - I noticed that there are no sidewalks and no striping on the road to indicate the lanes. The dumpsters are not completely enclosed. The annual report gave a brief summary on the site plan modification. The report stated that the Planning Board conditioned their approval on the obtaining a walkway connection to Route 79 and enclosing the relocated dumpster on all four sides. Mr. Fennessey - The conditions were met. Board Member Hoffmann - There is no dumpster on the site that is enclosed on all four sides. They are all open on the fourth side. Mr. Fennessey - The dumpster that was to be enclosed on all four sides was enclosed on the fourth side. The sidewalk was installed. The fourth side could have been left open. The Town inspected the site before we were given our Certificate of Occupancy. It was determined that we met the conditions of the resolution. PLANNING BOARD PAGE 12 FEBRUARY 20, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Chairperson Wilcox - The applicant received the Certificate of Occupancy. The Certificate of Occupancy would not have been issued if any of the approved plans had not been carried out. Board Member Hoffmann - I am bringing this up because I would like to see the dumpsters in Phase II be improved compared to the dumpsters in Phase I. 1 would like them better enclosed. There was a berm built along the eastern side of the existing development. I thought the berm was to be a solid berm. There was a big opening in the middle of the berm with a lot of stone in a drainage area going through the middle of the berm. Through the opening there was a clear view into the back yard on the home at 1111 Hector Street. That house is not protected by the berm like it was supposed to be. Has the opening in the berm been created more recently for drainage purposes? Mr. Walker - The berm was built to the elevations on the original plans. Part of the screening for the berm is the plantings on berm. The trees have been planted for one year and have not had an opportunity to grow. The rock shoot is the emergency spill outlet for the detention pond. The State asked it be lined with rock because it started to erode after a major storm. Board Member Hoffmann - Did the original plan have a dip in the berm? Mr. Walker - Yes. The dip is about one foot deep that is above the berm. Board Member Hoffmann - The dip is down to the level of the road. Mr. Walker - The rock does come down to the road. It is only one foot lower than the top of the dyke. Board Member Hoffmann - The people living at 1111 Hector Street do not have the visual protection that I thought we provided. Trees are not able to grow in the dip of the berm. We might need to plant more trees on the rise of land that is closer to the property on the other side of the retention area. Chairperson Wilcox - Phase I is an approved site plan. Board Member Hoffmann - I do not want some of the same things to occur in Phase II. I noticed there is another drainage area north of the dip in the berm. There was a lot of garbage in the drainage area. Mr. Bates - We can look into it and make sure it is cleaned up. Chairperson Wilcox - I was amazed at the size of the detention area. Mr. Walker - The site itself is above the detention area. The berm is on the property line. There was never a berm between the road and the detention pond. The shielding berm is on the east side of the detention pond. Board Member Hoffmann - There are plantings on the berm closest to the road. I thought it was to provide visual protection. I did not see too many plantings on the berm closest to the property line. PLANNING BOARD PAGE 13 FEBRUARY 20, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Mr. Walker - There were trees planted. Board Member Hoffmann - I did not see evergreens planted. Evergreens would provide a good barrier year round. Chairperson Wilcox - We spent an enormous amount of time on discussing sidewalks for the previous plan. Mr. Fennessey - We have the same type of sidewalk arrangement for the proposed site. Due to the gradients, we have curvilinear sidewalks. They are attractive. We do not have a sidewalk shown for access to the buses. We will determine where the bus stop is, and then we will sidewalk appropriately. Chairperson Wilcox - What is the timeframe for the project if the request for funding goes through? Mr. Bates - We would like to run parallel to our application process with the State. We will be moving forward. The funding would be provided in last July or August. I would like a time schedule as to how we can move the project along. We would like the project to continue an ongoing basis. We would apply for another funding cycle if we were not granted the funds this year. Mr. Walker - Mr. Fennessey appeared before the Town Board on February 12th asking for a letter of support. The application to rezone should be made to the Town Board fairly quickly. The Town Board will then refer the rezoning to the Planning Board for a recommendation. Final approval would not be granted until the September meeting. Mr. Fennessey - We will discuss the timeline with the Planning Department. Chairperson Wilcox - The last project had a lawsuit filed by residents of the City of Ithaca. Mr. Bates - There was a letter to the Editor in the paper from one of the opponents. He was very surprised at the outcome of the projected. He commented that sometimes change is not that bad. Chairperson Wilcox closed this segment of the meeting at 8:38 p.m. AGENDA ITEM: Presentation of Town of Ithaca Planning Department Annual Report of 2000. Board Member Howe - It is a very nice report. Ms. Ritter - The report is a review of the actions taken in 2000. Board Member Conneman - I am always surprised at how much we actually do in one year. Board Member Hoffmann - It will be helpful if there are dates associated with each action. PLANNING BOARD PAGE 14 FEBRUARY 20, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Chairperson Wilcox - I would like to thank the staff for making our job easier. The Zoning Board does not have prepared resolutions at the board meetings. It is much appreciated. AGENDA ITEM: OTHER BUSINESS. Chairperson Wilcox - At our last meeting, Attorney Barney expressed the board's displeasure with Cornell University for the lack of snow removal at East Hill Plaza. I received a letter dated February 9th from Ashley Management's attorney. Attorney Barney responded on February 13th. The letter expresses the concerns of the board. Board Member Howe - What did the management company say? Chairperson Wilcox - They expressed the condition was unreasonable. Attorney Barney stated that there is a history of the management company not doing what they are told. It started before Burger King. The board's desire was not to have snow piled. Attorney Barney does mention that the condition could have been worded cleaner. He hints at having measurable perimeters to make it easier for Ashley Management to know if they are in compliance. Board Member Hoffmann -The minutes reflect our intent. Ms. Ritter - The businesses are charged for the snow removal. One of our Town Board members was called about the problem with snow removal. Board Member Howe - Why would the tenants be charged extra for snow removal? Ms. Ritter - It is part of the maintenance for the parking lot. It is an added cost for the tenants. Chairperson Wilcox - I am concerned because Cornell agreed to the provision. I attended a meeting between Cornell, Town, Historic Ithaca and John Barney regarding the Cradit- Moore House, Councilman Klein made it very clear to Cornell University that there were provisions in the Planning Board resolutions that Town Board members felt were not being adequately addressed by Cornell University. This came to light in newspaper articles in regard to who would pay for the landscaping. It was made very clear that the Planning Board resolution states Cornell will pay for the improvements. The house is appraised at $182,500. The price of the house will increase if Cornell pays for the improvements. We did spend a lot of time on the issues. I will be out of town for the March 6th meeting. Board Member Conneman - I will be out of town as well. Board Member Hoffmann - I will be out of town the month of March. Chairperson Wilcox - We do not have a quorum for that meeting. We will need to cancel or change the meeting date. RESOLUTION NO. 2001 -9 - Rescheduling of Tuesday, March 6, 2001 Meeting. J PLANNING BOARD PAGE 15 FEBRUARY 20, 2001 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED MOTION made by Fred Wilcox, seconded by Larry Thayer. RESOLVED, that the regularly scheduled Planning Board Meeting for Tuesday, March 6, 2001 is hereby rescheduled for Tuesday, March 13, 2001. AYES: Wilcox, Conneman, Mitrano, Thayer, Howe. NAYS: None. ABSTAIN: Hoffmann. The motion was declared to be carried. Board Member Thayer - I will not be at the March 201h meeting. Ms. Ritter - There is a move to start up the Cornell Ithaca Transportation Committee. Supervisor Valentino would like to broaden the committee to Townwide issues. We would like to develop a transportation plan. Board Member Conneman, are you interested in participating in the committee? Board Member Conneman - I would like to serve on the committee. Ms. Ritter - We have two applicants for the Planning Board vacancy. We will be setting up interviews. AGENDA ITEM: ADJOURNMENT: Upon MOTION, Chairperson Wilcox declared the February 20, 2001 meeting of Town of Ithaca Planning Board duly adjourned at 8:57 p.m. Respectfully submitted: Carrie Whitmore, Deputy Town Clerk.