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HomeMy WebLinkAboutPB Minutes 2003-09-16• • FILE DATE y /0 TOWN OF ITHACA PLANNING BOARD TUESDAY, SEPTEMBER 16, 2003 The Town of Ithaca Planning Board met in regular session on Tuesday, September 16, 2003, in Town Hall, 215 North Tioga, Ithaca, New York, at 7:00 p.m. PRESENT: Fred Wilcox, Chairperson; Eva Hoffmann, Board Member; Tracy Mitrano, Board Member (excused @ 8:30 p.m.); Larry Thayer, Board Member; Kevin Talty, Board Member (7:12 p.m.); David Dubow, Attorney for the Town; Jonathan Kanter, Director of Planning; Daniel Walker, Director of Engineering; Michael Smith, Environmental Planner. EXCUSED: George Conneman, Board Member; Rod Howe, Board Member. ALSO PRESENT: David Harding, QPK Design; Brian McAree, Ithaca College; Carl Sgrecci, Ithaca College; Fred Vanderburgh, Ithaca College; Tom Gilbert, I.A.D.; Pauline & Bruce Layton, 1029 Danby Road; Rick Couture, Ithaca College; Cathy Cook, 209 Coy Glen Road; Will Burbank, 132 Glenside Road. Chairperson Wilcox declared the meeting duly opened at 7:08 p.m., and accepted for the record Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on September 8, 2003 and September 10, 2003, 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 September 10, 2003, 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. Chairperson Wilcox welcomed Mr. Dubow as the attorney for the evening. AGENDA ITEM. PERSONS TO BE HEARD. Chairperson Wilcox opened this segment of the meeting at 7:09 p.m. With no persons present to be heard, Chairperson Wilcox closed this segment of the meeting at 7:10 p.m. AGENDA ITEM: SEQR Determination: Ithaca College /College Circle Apts. Parking Expansion, 953 & 1033 Danby Road, Chairperson Wilcox opened this segment of the meeting at 7:10 p.m. Chairperson Wilcox — Before we get going, some of you may notice that you have ® revised plans in front of you this evening. We chastised a couple of applicants at the last meeting about revised plans. In this case I talked to Mike Smith earlier. I PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 . encourage him and I encouraged the applicant to go ahead with the scheduled hearing this evening even though we weren't going to get re- engineered drawings until we showed up. That is because they have made an attempt to try to address some of the concerns we made two weeks ago. So given that, I hope that if you have any criticisms you will direct it to me and not at the applicant for not having the engineered drawings in advance. Having said that, Brian the floor is yours. Brian McAree, Ithaca College — With me tonight is a couple of people. I will just point them out again: Carl Sgrecci, Ithaca College Vice President for Finance and Administration; Rick Couture, Ithaca College Director of Physical Plant; Fred Vanderburgh, Ithaca College Senior Assistant Director for Construction, Planning & Design; David Harding, QPK Designs; Tom Colbert, I.A.D. At our last meeting with the Planning Board, we had a number of board members who raised some issues with our proposal to add 118 parking spaces at the south end of the Terrace Athletic field adjacent to the College Circle Apartment Complex. In addition, we were asked to try to think through how we would try to accommodate 100 percent of the occupants of College Circle in terms of parking if needed some time in the future. Since our last meeting, we huddled, got together and did a lot of good planning, I think. We revised the plan that we presented to you at the last meeting. We changed the original plan in order to eliminate the disturbance of the wooded hillside east of the soccer field. • That was one of the things a couple of the board members asked us to reconsider. Also, we redesigned the proposal in order to create additional parking along the connector road, as indicated on the revised plan. That is going to be on Ithaca College property. As a result, we are now proposing the creation of 107 spaces versus 118 spaces as the original proposal was put forth. Although this reduces the potential parking spaces available for students, we have attempted to be responsible to the concerns the board raised at the last meeting. What that does in terms of available spaces is, there would be 517 net spaces available for resident parking on the circle apartment site. With these additional spaces, and we are really looking at 105 because 2 of the 107 spaces would need to be handicap accessible spaces. There would be 105 available to students. So with the 517 on the circle site as well as these additional 105, if approved, we would have 622 spaces available for resident parking. This is a 90 percent parking ratio for the 694 residents that reside at College Circle now, which is what our goal was behind the original proposal. The other thing we did was, at Kevin's urging, was to take a look at how you would go about trying to accommodate 100 percent of the residents or nearly 100 percent of the residents in the future. If we were ever to try to bring that College Circle residency up to 750, which I will emphasize that in this point in time we don't have that design, but if we were to do that in the future, how would we do it. What we have done is look at the potential for creating 93 additional parking spaces along the connector road on Ithaca ® College property. So, if the board approved the 105 that we are proposing tonight, these additional 93 spaces would result in 715 available parking spaces for residents. 2 • • This is 103 percent ratio at 694 residencies, would be about 95 percent parking ratio at 750. PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 which is where we are at right now. It In addition, we believe that it is possible to add additional spaces to the area in front of the community center for resident parking. If we redesign this area, we believe an additional 18 parking spaces can be created in that area. These additional spaces would result in a total of 733 parking spaces or the equivalent of 98 percent parking ratio at 750. If you added in, which we didn't for the resident parking, the handicap spaces that we have available as well as the service spaces, we would be over 103 percent parking ratio with the additional spaces. One of the things that we talked a lot about was that when IAD created the design for the College Circle complex, they did an exhaustive study of where on -site parking could be created to meet the needs of the residents. They looked at various on -site parking alternatives all of which eliminated a significant landscaped open space around the buildings and the landscaped islands within the existing parking. I know that they conclude that each alternative seemed to compromise the integrity of the site plan and its park -like setting, which I know the students are enjoying right now. So, at present the complex is attractive and meets the needs of our residents for recreation and relaxation and open space. We believe that the potential for increasing the parking spaces along that connector road meets the needs of the residents in terms of parking without disturbing more green space on the College Circle site. I hope that responds to some of the things that were raised at the last meeting. I'll turn it over to Dave now to talk about the physical aspects of the proposal. David Harding, QPK Designs — I just want to run quickly through the more technical aspects of the plan as it is now proposed. In the agenda materials that were distributed to you a week ago, we had included a preliminary plan showing how we would modify the design to minimize the impact to the hillside. This plan that was distributed this evening as you see it up before you, is very similar to that. One exception is that we found as we tried to grade out around the parking lot that was shown as a straight dogleg there, that the grading was again getting up into the trees. The plan that you now see before you, we have bent it that second time and are occupying a portion of what is now an enclosed area of the soccer field, the fenced area of the soccer field. Other than that and the relocation significant aspect of this which was that we are proposing 8.5 foot wide pavement that is placed out there. original project and has found it to be addition to the two other referrals to referral for that variance. of additional spaces over here, the only other noted in the concept plan distributed to you, was parking spaces to try to minimize the amount of The college was granted that variance on the working well. They would like to continue that. In the Zoning Board, we would again need another • From an engineering standpoint, the storm system is virtually identical to the one as we have previously submitted and was reviewed by Dan Walker. I hope Dan had an 3 PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 opportunity to take a look at the plan. I think he would concur that there is no significant change. Chairperson Wilcox — Dan, are you ready to comment on the drainage? Mr. Walker — Basically, the drainage is ... there is a little less impervious surface up above the soccer fields. There is a little bit more down below. It is semi - impervious anyhow because it is pretty much a packed gravel driveway. The entire new pavement is draining into the proposed draining structure. Board Member Hoffmann — I didn't understand what you said about the area at the top of the drawing, where the parking is in a different spot. When I look at the old drawing from last time and the new drawing, it still is in the same spot. It is just that some of it is not indicated to be built. Mr. Harding — When you say the old drawing, the one that was presented at the last Planning Board meeting or the one that was distributed... Board Member Hoffmann — The one from the last meeting. Mr. Harding — In the old drawing, and I have dashed this in, in red. I don't know if you • can see very well, but I've dashed the outline that the old parking lot used to encompass. You can see that it went all the way over to that point there. It also bends around this corner. Part of our re- evaluation we discovered that there were two very large Hickory trees out there in the vicinity of the existing walkway over from College Circle and realized that we had the opportunity to save those two trees as well. You can see that there are probably about 12 parking spaces that were eliminated along here and another 8 to 10 that we eliminated along the topside. Board Member Hoffmann — Yes, I do see that. I just thought you said that the part that remains of that section of the parking lot had been moved closer to the field. But, it looks to me like it is in the same location as it was before. Mr. Harding — That reference was relative to the concept plan that was, distributed with your agenda items last week. The difference here was that we thought we could get away without modifying the fence around the soccer field, but when it came down to engineering and grading it, we discovered that we were again running into some difficulties impacting trees. I know the soccer coach is probably not going to be happy, but we are going to be occupying what is now part of the sideline area of the soccer field. Board Member Hoffmann — Now, if you would show us again the other plan that you have underneath L1, where you pointed out the possible future areas for more parking. ® That still in the black part has the configuration of the concept plan. El PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 Mr. Harding — Yes, and that is because this exhibit was produced last week before everything was engineered. So, it is to show it conceptually. It is difficult to get too detailed on such a broad scale plan like this, but very good eye. I noticed that myself today, and I said well... Board Member Hoffmann — Anyway, you are not proposing to build it the way that it is outlined in black. It is the L1 the one we are looking at. Chairperson Wilcox — That drawing, D1, is not in front of us. Mr. Kanter — It has not been submitted. Chairperson Wilcox — In essence, what you have done is shortened that dogleg. You have gone from double loading to single - loading parking. Mr. Harding — That is correct. Board Member Hoffmann — And where are the two trees that you are saving? Mr. Harding — They are right in this area and the reason that we were not aware of them before was because they did not appear on the survey that we had been using. The • day that we met out there with the Planning Board members and some of the Planning staff and I painted out the approximate limits of the parking lot, I discovered that we were in very close proximity to those trees. It gave us the opportunity when you sent us back to the drawing board to respond to that issue as well. Board Member Hoffmann — And they are still quite close to the area that will be disturbed, but you think the roots will not be disturbed enough so that they will survive? Mr. Harding — We will be about 30 feet away from the trunk with the edge of the pavement. It is outside their canopy area. They have a fairly small canopy. Chairperson Wilcox — Any other questions with regard to environmental review? Board Member Thayer — I am comfortable with the changes. I'll move the SEQR. Board Member Hoffmann — I had, actually, a couple of questions in the form that was submitted. It is just two questions. On page 5 of the full environmental assessment form, point B1f says number of off street parking spaces existing 694, proposed 812. That number confuses me. Where does that come from? That is not a number I have heard tonight. Mr. Harding — It maybe that in the numbers that we have been using here, where Brian starts out with the number 517, it does not include 20 spaces that are designated at the community building for community building use parking in short term duration. 5 PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 . Board Member Hoffmann — The other thing we should remember is that this was prepared before this more recent proposal. So, it relates to some numbers that were given to us last time. Mr. Harding — I'm not sure that these numbers that I'm sharing with you will get you up to those numbers exactly. From an overall standpoint, there are 552 existing parking spaces on the College Circle Apartment property. That includes the 20 community building, 10 handicap accessible spaces and 5 service vehicle spaces. Board Member Hoffmann — So, it should really say 552 instead of 691. And what about the proposed? Mr. Harding — The total proposed parking under this project that we are asking for approval tonight is 107 more. So it would be 552 plus 107. Chairperson Wilcox — 662. Board Member Hoffmann — We should change that number accordingly. The other comment has to do with something on page 9 of 21. Point 7 on that page asks what are the predominant land uses and zoning classifications within a quarter mile radius of proposed action. It says institutional, residential and undeveloped. I think it should say • Unique Natural Area as well there. It is true that it is an undeveloped area, but it is special because it is a Unique Natural Area and I think that should be mentioned. Chairperson Wilcox — What is its designation? Board Member Hoffmann — I don't know if it has a number. Mr. Harding — It is in my project narrative from my original submission. Mr. Smith — The number is UNA 154, it's the South Hill Swamp Unique Natural Area. Board Member Hoffmann — There are other things that I would like to add later. Chairperson Wilcox — Do we have any other questions of Brian and David while they are here? Pauline, did you want to take the microphone? I will ask you to address the board and not Brian. Pauline Layton, 1029 Danby Road — Please see attached email from Mrs. Layton to Jonathan Kanter. Chairperson Wilcox — Is anybody else interested in addressing the board this evening with regard to the environmental review? Dan, any comments? I don't mean to put you • on the spot. I figured you wanted to say something. PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 Mr. Walker — The two drainage pipes that they have proposed, one is underground now that starts up to the top of the hill. It was installed at that location, basically at the request of the Town to make sure that the water from the northerly part of the watershed, which is now the parking lot line, did not get into the ditch that goes down between the Yntema and Kirshman properties. Originally, they had the two channels flowing right next to each other. It was actually the same channel and they were going to separate the water. That was not a good concept. So that is why there are two pipes that are running parallel right now. The parking lot area and the area of the steeper hillside are all draining to the new detention pond west of the soccer fields. The bulk of the water from the main College Circle site is going into the big detention pond. This other long pipe that is now being relocated or replacing the ditch that is along the southerly edge of the parking lot is maintaining the flow from the small area that was draining down between the Yntema's and keeping that separate. Mr. Harding — Ithaca College drainage. Mr. Walker — I'm sorry. A portion of the College Circle new site is going down that pipe. Basically, all these conduits were put in and the ditches were put to maintain the drainage patterns, as they existed previously. . Board Member Hoffmann — What about the grate that was mentioned? It seems to be too high up above the ground. Mr. Walker — I think that grate was basically put in because ... you see there is a bend in that pipe at that location. It would be the southeasterly corner of the soccer field. That is the grating that was slightly above the ground. It is basically a catch basin area ... not so much a catch basin but a manhole to facilitate a change in direction with the drainage pipes that go up the hill. I believe that will be re- graded and the parking lot will now drain into it or a portion of the parking lot will now drain into it. Chairperson Wilcox — There is a comment about the bales of straw. I assume that was the temporary mitigation measure during construction. Mr. Walker — There is a lot of maintenance involved with any temporary measures. Bales of straw only work under very low flow conditions. They are going to go over top. They are basically a little dam and a channel that is meant to be ... to flow free. So the water will exceed the capacity of a hay bale at some point. It is a high maintenance item. It handles the silt from a low flow situation during a short period of time during construction. It is not intended to be a permanent solution. Unfortunately, when they do get high intensity storms, they can flow around the ends of the bales. We have to monitor those very closely and make sure that they are maintained. It is just a temporary measure only during construction to stop the major silt. As soon as the • vegetation starts to get re- established there it can be removed. Chairperson Wilcox — Did you want to say anything, David? 7 PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 0 Mr. Harding — No. Board Member Mitrano — I second Larry 's motion. Chairperson Wilcox — Hold on for a second. Anybody have any further questions? Do you want to make your motion again on the SEAR? Board Member Thayer moved the SEQR motion and Board Member Mitrano seconded the motion. Chairperson Wilcox — Any concerns about the drainage? Board Member Thayer — If Dan is happy, I am happy. Chairperson Wilcox — Any other aspects, Kevin? Board Member Talty — With regards to the trash and refuse that clogs the top of the drains, how is that currently handled? Fred Vanderburgh, Ithaca College — We had a lot of rain this spring and summer. We were well aware of the debris that was at the grate and in the basin. It was cleaned the ® day after the storm. We have signed a maintenance contract with the Town. Dan has it, where we will diligently make sure that these structures are checked after every storm. We have a crew that is actually assigned to that job. It is their first and foremost thing to do during a storm and after a storm. The grate was broke. When we lifted it with a backhoe we had a broken well and that will be repaired. The idea of the basin is to collect that debris so that it doesn't get in the pipe. It has been cleaned after every storm. The straw bales have been removed from the site. They were there because of not having good ground cover last fall and riprap has been installed this summer. It was not part of the original project, but we thought to slow the flow going into the basin that if we put it through the riprap we could stop a lot of this debris, which would cut down on our maintenance and everybody's problems. That is basically where we are with maintenance and how we take of the problems, as they exist. Chairperson Wilcox — Tom, thank you for coming. I need to do a disclosure here, so you can just nod your head as I speak. Integrated Acquisition owns or controls College Circle. IAD also owns or controls Warrenwood Apartments. For the record I am a resident of Warrenwood Apartments, which is owned or controlled by the same entity that owns and /or controls College Circle Apartments. I should also for the record point out that I get a discount on my rent because I am employed at the Cornell Research Industrial Park up near the airport and as such I get a discount on my rent. I think that is full disclosure on that one. I have a motion and a second with regard to environmental review. If there is no further discussion, all those in favor please say aye. Chairperson Wilcox, Board Member Mitrano, Board Member Thayer, Board Member Talty — aye. PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 Board Member Hoffmann — nay. PB RESOLUTION NO. 2003 -078 —SEQR, Site Plan Approval and Variances, Ithaca College / College Circle Apts. Parking Expansion, 953 and 1033 Danby Road, Town of Ithaca Tax Parcel No.'s 424-13.2, 4344.2, and 434-2.3. MOTION made by Larry Thayer, seconded by Tracy Mitrano. WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval for the proposed construction of a +/- 107 -space parking lot for the College Circle Apartments with additional walkway connections, new landscaping and lighting, and modifications to the existing stormwater facilities. The parking lot is proposed to be located at the southern end of the Ithaca College campus between the existing soccer field and the College Circle Apartments, Town of Ithaca Tax Parcel No.'s 42 -1 -13.2, 43- 1 -2.2, and 43- 1 -2.3, Residence District R- 15 and Multiple Residence. Ithaca College and College Circle Associates, LLC / South Hill Land Associates, LLC, Owners; QPK Design, Applicant David A. Harding, Agent, and 2. This is a Type 1 Action for which the Town of Ithaca Planning Board has indicated its intent to act as Lead Agency in a coordinated environmental review with respect to Site Plan Approval and the necessary variances, and 3. The Planning Board, on September 16, 2003, has reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant, and a Part II prepared by Town Planning Staff, plans titled "Layout/Planting Plan & Details" (sheet L -1) and "Grading /Utility Plan & Details" (sheet L -2), dated July 31, 2003 and revised 9 -9 -03, prepared by QPK Design, 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 and necessary variances; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board, having received no objections from other Involved Agencies, hereby establishes itself as Lead Agency to coordinate the environmental review of the above - described actions, AND BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental E PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 Quality Review Act for the above referenced action as proposed, and therefore, an Environmental Impact Statement will not be required, and that a notice of this determination will be duly filed and published pursuant to the provisions of 6 NYCRR Part 617.12. The vote on the Motion resulted as follows: AYES: Wilcox, Mitrano, Thayer, Talty. NAYS: Hoffmann. The motion was declared to be carried. Chairperson Wilcox closed this segment of the meeting at 7:46 p.m. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed construction of a +/- 118 -space parking lot for the College Circle Apartments with additional walkway connections, new landscaping and lighting, and modifications to the stormwater facilities. The parking lot is proposed to be located at the southern end of campus between the existing soccer field and the College Circle Apartments, Town of Ithaca Tax Parcel No.'s 42 -1 -13.2, 43- 1 -2.29 and 43- 1 -2.3, Residence District R -15 and Multiple Residence. Ithaca College and College Circle Associates, LLC / South Hill Land Associates, LLC, Owners; QPK Design, Applicant; David A. Harding, Agent. Chairperson Wilcox opened the public hearing at 7:46 p.m. Chairperson Wilcox — Does anybody have questions of the applicant or their agents with regard to the proposed site plan? Mr. Kanter — How close are the new parking spaces along the connector road to the nearest property line? Mr. Harding — I didn't bring my scale, but they are approximately an inch away and this is a 40 -scale drawing, so I would say 40 feet. Chairperson Wilcox — Kevin, I think they tried to address one of your concerns about is it enough parking or is it too much parking. Board Member Talty — I appreciate their efforts this evening. Board Member Hoffmann — I appreciate the efforts, too, but I would still like to see the parking spaces up near the UNA moved to a different location. Where they are now it involves disturbing more of the land in that area than if you moved them along the access road where you already suggested some future parking spaces. I don't like the way there is still a little bit left on that finger and on the western edge. It doesn't seem 10 n • PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 worth all that disturbance for those 8 spaces when they could be put along the access road instead: Board Member Thayer — I wonder how much disturbance there actually is there. Do we know? Board Member Hoffmann — Well, you have to build the part for the cars to drive in and out to have access to those parking spaces. If it were on the access road, you would just have to build the parking spaces. Mr. Walker — You notice that spot along the soccer field is where you are talking about on the east side of the soccer field, if you notice all that disturbance is below where the existing access road is. Board Member Hoffmann — I know that. Mr. Walker — That is basically soccer field were. It is the cleared area where the bleachers Board Member Hoffmann — I still think that it would be better to not have those parking spaces there, but to have them along the access road. Mr. Smith — Some of those spaces are located within the existing fenced area. It is just mowed lawn right now. Board Member Hoffmann — I see that. Mr. Walker — It is already a disturbed area. Chairperson Wilcox — Any other questions? Thank you. Chairperson Wilcox asked if any members of the public wished to address the Planning Board. With no persons present to address the Planning Board, Chairperson Wilcox closed the public hearing at 7:51 p.m. and brought the matter back to the board. Board Member Hoffmann — It is just not that the area is disturbed, but there is more paving needed to add the parking spaces up there than if you just added them to the access road. The less paved over area the better. Chairperson Wilcox — I agree with you to some extent. I think the applicant also agreed with us and reduced the number of spaces from roughly 30 to roughly 8 in that area. The issue still is the distance of some of these spaces from the actual living areas. That continues to be somewhat of an issue. The more you transfer from that little extension, the more you put along the driveway and the farther they get away from the existing residential units. It's a tough call. 11 PLANNING BOARD MINUTES • SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 • Board Member Mitrano — What's the problem? Chairperson Wilcox — We are just rehashing, again, the fact that they reduced the thirty - ish spaces down to the 8 and I'm very glad that they did it. Eva was mentioning she wished they were completely eliminated them. But, the more you put down here along the access road, the farther and farther you are getting away from where the actual units are located. Board Member Mitrano — Why does that concern you? I don't understand why that concerns you. Chairperson Wilcox — Eva was saying she wished they had gotten rid of all of the ones up there. My comment was I'm glad that they mitigated some of the issues that we spoke about, but transferring them all down to the road pushes them farther away from the residences. That concerns me because students bring groceries, they bring other packages and the farther and farther the parking spaces get away from the residential units. My concern is the less that they will use them and the more likely they might be to park where they are not permitted. Board Member Mitrano — whose problem is that? Chairperson Wilcox — Understood. Board Member Hoffmann — On the other hand, the majority of the parking spaces are right by the living units. These are just some additional spaces. If you have a lot of things that you want to bring to your unit, you can always drive and park there quickly and then go back and park your car. I don't see that as a problem. Board Member Thayer — I was wondering if the 8.5 -foot width that they have already used over at College Circle is presenting any problems at all. Mr. McAree — I am not aware of any problems. Chairperson Wilcox — Any further discussion? Would someone like to move the motion as drafted for preliminary and final site plan approval? So moved by Kevin Talty. Do I have a second? Board Member Mitrano — I'll second. Chairperson Wilcox — All those in favor please signal by saying aye. Chairperson Wilcox, Board Member Mitrano, Board Member Thayer, Board Member Talty — aye. 0 Board Member Hoffmann — nay. IN PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 • PB RESOLUTION NO. 2003 -079 - Preliminary and Final Site Plan Approval, Ithaca College / College Circle Apts. Parking Expansion, 953 and 1033 Danby Road, Town of Ithaca Tax Parcel No.'s 424-13.2, 43- 1 -2.2, and 43- 1 -2.3. MOTION made by Kevin Talty, seconded by Tracy Mitrano. WHEREAS. 1. This action is consideration of Preliminary and Final Site Plan Approval for the proposed construction of a +/- 107 -space parking lot for the College Circle Apartments with additional walkway connections, new landscaping and lighting, and modifications to the existing stormwater facilities. The parking lot is proposed to be located at the southern end of the Ithaca College campus between the existing soccer field and the College Circle Apartments, Town of Ithaca Tax Parcel No.'s 42 -1 -13.2, 43- 1 -2.2, and 43- 1 -2.3, Residence District R- 15 and Multiple Residence, Ithaca College and College Circle Associates, LLC / South Hill Land Associates, LLC, Owners; QPK Design, Applicant; David A. Harding, 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 the • necessary variances, has, on September 16, 2003, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant, and a Part II prepared by Town Planning staff, and 3. The Planning Board, at a Public Hearing held on September 16, 2003, has reviewed and accepted as adequate, plans titled "Layout/Planting Plan & Details" (sheet L -1) and "Grading /Utility Plan & Details" (sheet L -2), dated July 31, 2003 and revised 9 -9 -03, prepared by QPK Design, 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 +/- 107 -space parking lot for the College Circle Apartments, Town of Ithaca Tax Parcel No. 42 -1 -13.2, 43- 1 -2.21 and 43- 1 -2.3, as shown on plans titled "Layout/Planting Plan & Details" (sheet L- 1) and "Grading /Utility Plan & Details" (sheet L -2), dated July 31, 2003 and revised 9 -9 -03, prepared by QPK Design, subject to the following conditions: 13 P C, .7 PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 a. granting of the necessary variances by the Zoning Board of Appeals, prior to issuance of a building permit, and b. submission of an original of the final site plan on mylar, vellum or paper, to be retained by the Town of Ithaca, prior to the issuance of a building permit. The vote on the Motion resulted as follows: AYES: Wilcox, Mitrano, Thayer, Talty, NAYS: Hoffmann. The motion was declared to be carried. AGENDA ITEM: SEAR Determination: Town of Ithaca Pump Station 2 -Lot Subdivision, Coy Glen Road. Chairperson Wilcox opened this segment of the meeting at 7:57 p.m. Mr. Walker — On the wall, is the overview of the whole water main project with the pump station that we are proposing for Coy Glen Road, which the Town Board has authorized us to go out to bid on conditioned upon not awarding any bids until we have all subdivision details worked out. The pump station is a fairly small building relative to a very small house. From an environmental standpoint it is no more... Chairperson Wilcox — Can I stop you? subdivision. Remember that. What is before this board is a two -lot Mr. Walker — Okay. We are proposing a legal, building lot that meets all the requirements. It leaves adjacent frontage on the remainder of the parcel those fronts on Coy Glen Road as a legal building lot also. It is minimum 100 feet at the road line. It is in R15. There are two other access points to the remaining lot. We subdivided a little less than 1 -acre lot off a big chunk of land to enable the Town to procure it for use as a pump station. Chairperson Wilcox — Do you want to talk about the pump station now? Mr. Walker — Is it appropriate for SEQR? Chairperson Wilcox — I just wanted you to concentrate on the subdivision first. Mr. Walker — There are a couple of details to be worked out. We do not have an owner's certificate today because the big lot is currently under contract for sale. Unfortunately, due to things legal, there has been a delay in the closing on the property from the person who has it under contract. He is anticipating that that will close fairly soon. 14 LJ PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 Mr. Dubow — With respect to that, I would point out that both the SEQR resolution and the subsequent resolution should list contract vendee as the owner. You may want to correct that so that it lists the actual owner as the owner and then Mr. Young as the contract vendee. Chairperson Wilcox — Who currently owns the parcel? Mr. Walker — Community Corners Center, LLC. Chairperson Wilcox — Someone is currently trying to or is buying the larger parcel. Mr. Walker — It is under contract and is very close to closing. Chairperson Wilcox — The subdivision would occur from the new owner? Mr. Walker — Yes. We have been negotiating with the new owner for the purchase of the land. Chairperson Wilcox — Questions with regard to environmental review? • Board Member Hoffmann — The whole little building and driveway is going to be very close to the house down hill, even though it is quite wooded. There is not very much space. Mr. Walker — Yes. We have actually met with the whole community and Ms. Cook, the owner of the property. We are taking steps to minimize the visual impact to their property and for the rest of the community. We have spent a lot of time and effort. We have some renderings of site lines and then in the lower drawing, we have a berm proposed that would be vegetated. We've put the building into the ground below grade partially on the backside. We are making a lot of efforts to hide this building. The Town will be installing and maintaining the landscaping. We are also going to be holding at least one more meeting with the community to actually finalize the finish surface on the building for the color and texture. Also, with vegetation to make sure they are satisfied that we will not create a blithe in the neighborhood. Board Member Hoffmann — I would just like to have a little bit more explanation of what the building will look like. It says it will be a precast, concrete building. Mr. Walker — It is a precast, concrete building with a flat roof. It will be about 9 feet high in front of the building, which is at the driveway. The rear portion of the building will only extend above the ground about 5 feet. It will be tapered from the back to the front. It is a standard pump station building that we put out. If you are familiar with Oakwood Lane, which we built a couple of years ago in the City, it is the same basic design expect for that one is painted a bright green, which everyone agrees is not nice. We are not going to be using that color on this building. 15 PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 • Board Member Hoffmann — It actually will look like a box, essentially then, because of the flat roof. Mr. Walker — It is roughly the same as the wonderful building on Pine Tree Road that sticks out like a sore thumb across from the tennis facility, except it is a little bit bigger, but it will be buried in the ground. Board Member Thayer — Dan, are the neighbors happy with the buffers that you have presented? Mr. Walker — We have been working very hard with them and I think they are satisfied that we can minimize the impact down there. There is also benefit to the adjoining parcel. As you can see on the plat, we have a larger than minimum lot here. By running the westerly line straight up from the road, it basically puts a Town owned property against most of their full westerly boundary. We don't have any intentions of developing that, so it minimizes the potential for anyone else to put a house closer to the property line. Plus, the configuration that we have of the remainder of the lot basically leaves one lot that someone can put a house on or using it as access to the back land. It is not going to be a densely developed area. • Chairperson Wilcox — What if I came to this board and wanted to subdivide off this 9/10 of an acre parcel? It is R15 and I could build a two - family residence there, right? Mr. Walker — Yes, you could. Chairperson Wilcox — It could be a 3,000 to 5,000 square foot residence. I'm trying to in my mind think about what the zoning allows, which is a two - family residence to be built there as long as it meets the setback requirements versus a 17 by 28 pump station that is barely 10 feet high. I don't think I need to elaborate any farther. Board Member Hoffmann — I hear what you are saying, Fred. Chairperson Wilcox — Can I remind us that we are talking about subdivision, here? Board Member Hoffmann — Yes, but I also think that we have to be sensitive to the fact that the Cook house is a beautiful, historic house. I think it is appropriate for the Town to be sensitive to that and to not put something there, which is just out of place. It would be much nicer to have something that looked like a small house. Is it going to have windows and doors? Mr. Walker — It will have a double door on one end. Mr. Walker showed the board rendering of the proposed building. • Board Member Hoffmann — Would it be possible to put a pitched roof on it? 16 PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 • Chairperson Wilcox — Again, lets be careful. If we want to make a recommendation to the Town Board, fine. But, lets remember what our purpose here is. Mr. Walker — At the Town Board meeting that approved this project and this building configuration, the peaked roof concept was discussed. I believe David Klein expressed the opinion if we are trying to hide the building, and then we don't want to put a peaked roof on it from architect's standpoint. The suggestion was made at that meeting that we hire an architect to design the building. David again made the comments, I'm paraphrasing, that you are trying to hide the building and you do not want to make it stick out any more. So having a flat roof and providing landscaping will minimize the visual impact of the building. Chairperson Wilcox — David Klein's profession is? Mr. Walker — He's an architect. Board Member Hoffmann — I have a flat roof on my house. I have nothing against flat roofs. I don't have a historic building next to my house. It is a different situation. Chairperson Wilcox — It is a beautiful building. • Mr. Walker — We have been working with the neighborhood group for over 3 months. We have been working with them and trying to be sensitive to their needs. We sited this to minimize the number of large trees that have to be cut and also to have it blend in with the existing topography as much as possible. Chairperson Wilcox — Can you do me a favor? Talk about the benefit in terms of the water in that area. Mr. Walker — The big benefit here is that currently we buy water from the City of Ithaca for the people in this area and on West Hill. The City of Ithaca charges us over $4.00 per thousands gallons to buy this water. We sell it for $2.95. Bolton Point currently sells us water at $1.79 per thousand gallons. It will probably be going up to about $2.00 or $2.25 this coming year because we have some major renovation and capital projects going on at Bolton Point. Basically, the Bolton Point water, which we own the plant as a member of the Commission. We pay for 50 percent of the plant. There are a lot of us that believe that the quality of water from Bolton Point is higher than the quality of water delivered by the City. Just the cost alone is making this an economically feasible project to supply West Hill of the Town of Ithaca with water from a plant that the Town of Ithaca owns. This is what is driving this project. Chairperson Wilcox — Any issue with regard to pressure in this area? 40 Mr. Walker — We are improving the pressure in the area, not by this pump station though. As part of the project, we are bringing the water down from South Hill to feed the Inlet Valley. We are building a new storage tank on Bostwick Road, which is 17 • • PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 approximately 100 feet higher in elevation than the City's Elm Street tank, which currently supplies water to this area. That will increase the water pressure in the Coy Glen area by about 40 or 45 pounds. Right now, Mr. Burbank who was here earlier has about 25 to 30 pounds of pressure at his house, which is minimal. There is at lease one house on Coy Glen Road that has to boost the water to get any adequate pressure at all. This will provide a better steady supply of water from a tank that does not have a hole in the roof and will provide us Bolton Point water. Board Member Hoffmann — I have no doubts about the benefits of all this. I'm just trying to think of things to make it as unobtrusive as possible in the location. I have some other questions about the driveway. The driveway looks like it is wide enough at the road to have cars coming in and out next to each other. Mr. Walker — There are two lines. The dark solid line is the driveway. The dashed line is the area that is going to be disturbed during construction. So the driveway on here is close 20 feet wide, but we are going to be building it about 15 feet wide. Board Member Hoffmann — Well, I'm glad to hear that because that will make a difference. Mr. Walker — We are reducing the width of the driveway. Board Member Hoffmann — You are bringing it in so that it is closer to the building. Mr. Walker — One of the reasons the driveway is below the building as it is, is that we tucked the building up between some existing trees. You can see there is a utility pole that is marked with a little circle with a dot in it. There is also a very large tree that we are trying to preserve. That is why the driveway is a little bit lower than the building. We are really trying to fit this in. The actual configuration of the driveway may vary slightly from how it is depicted on here as we wiggle the building around a little bit to make it to not disturb the trees. Board Member Hoffmann — I'm glad to hear that because if you have a narrower driveway going in, then there is less of an opening to see this building from the road. Mr. Walker — If you are right on the road looking in, you won't see the building because you would be looking straight in passed it and we are going to put the shrubbery around the front of the building to block it. If you are coming up the hill, we are going to make sure that the vegetation stays fairly dense on the easterly side of the driveway so that you won't have too much of a view of the building either. Board Member Hoffmann — The berm I assume will be moved westward as the driveway is made narrower, too? Mr. Walker — Yes. IN PLANNING BOARD MINUTES • SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 Board Member Hoffmann — There are no parking spots indicated here. Mr. Walker — There is not a need for parking. We don't have anybody living there, I hope. This is not big enough to put the card table in and there is no bathroom. We usually have one service vehicle and sometimes two vehicles in there at a time. Board Member Hoffmann — That is why I reacted to the size of it on the drawing. Chairperson Wilcox — Young lady, would you like to address us or not? Cathy Cook, 209 Coy Glen Road — I'm the neighbor of the new water pump station. I wanted to thank you very much for your concern and your discussion about this. I come tonight because I know so much now about water in the Town of Ithaca and what the inside of the other pump station that I just feel I have to go through this whole process with you all. Dan has been incredibly generous with his time and has worked very closely with neighbors. We have had two meetings on the back patio of the house where we can see the markers for where this building is going. I say that because it is close. It is very close. It is in the back yard. But I think that once this was decided that this is where it needs to go and we'll make the entire system work, we all just have to work together on it. Your questions about hiding it, we have talked about peaked roofs and things. There is at least one more meeting I think to really look at the details. • Other neighbors beside myself have also been satisfied with this process and how much input we have had. I have been very impressed. I just really have one question about tonight. Really tonight's decision is only drawing new lines, right? We are not deciding anything about the building or where it is being placed or anything. Chairperson Wilcox — Right. The Planning Board has been delegated approval of subdivisions in the Town of Ithaca. So what we are being asked tonight is to approve the creation of that small lot from the larger lot. Ms. Cook — In our discussions, one of our big concerns was development along 'Coy Glen Road. It is just such an odd angle that has been there since at 1939 when my grandmother purchased the property. The lot has not changed. So to have the Town purchase that little triangle is helpful in protecting that one side from further development. I have heard you talk about what could go in. Chairperson Wilcox — I did that for a reason. So you understand what the zoning allows there. Ms. Cook — We understand certainly that an access road needs to go in. The big concern was that there really was not enough room to put an access road a building in that spot closest to the road. We are fine. We know you have all spent more time on this than you ever thought you would. I will say one thing, though. Ironically, our house has a water pump. We are on our own pump. So we will not be, at least right of way, 19 PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 • benefiting from all of this wonderful water pressure. I have no doubt that at some point we will be tapping in. Chairperson Wilcox — Thank you. If there were no further discussion, would someone like to move the SEQR motion? Board Member Mitrano — I will. Board Member Thayer — I second. Chairperson Wilcox — Moved by Tracy Mitrano, seconded by Larry Thayer. Mr. Dubow — Can I suggest in paragraph number one, the last line where it reads Town of Ithaca for a new water pump station, it should probably read beginning there Corners Community Center, LLC, Owner; John Young, Contract Vendee instead of owner, then Town of Ithaca applicant. I suggest the same change on the subsequent resolution. Chairperson Wilcox — That acceptable? Board Member Mitrano & Board Member Thayer —Yes. • Chairperson Wilcox — Thank you, David. Mr. Walker — For clarification I have talked to one of the principles in Corners Community and they have no problem with this happening. Chairperson Wilcox — There being no further discussion with regard to environmental review, all those in favor please signal by saying aye. Board — Aye. Chairperson Wilcox — The motion is carried unanimously. PB RESOLUTION NO. 2003 -080 - SEQR: Preliminary and Final Subdivision Approval, Coy Glen Pump Station Two -Lot Subdivision, Coy Glen Road, Tax Parcel No. 30 -1 -1. MOTION made by Tracy Mitrano, seconded by Larry Thayer. WHEREAS: 1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located on Coy Glen Road between 209 and 231 • Coy Glen Road, Town of Ithaca Tax Parcel No. 30 -1 -1, Residence District R -15. The proposal is to subdivide off a 0.9 +/- acre parcel from the 44.1 +/- acre parcel to be used by the Town of Ithaca for a new water pump station. Corners 20 PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 • Community Center, LLC, Owner; John Young, Contract Vendee; Town of Ithaca, Applicant, 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 Subdivision Approval, and 3. The Planning Board on September 16, 2003, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and Part 11 prepared by the Town Planning staff, and drawings entitled "Coy Glen Pump Station Subdivsion Map Overview" (OV) dated 913103, "Coy Glen Pump Station Subdivision Map" (1) dated 8118103, "Coy Glen Pump Station Berm and Planting Plan" (2) dated 918103, prepared by the Town of Ithaca Engineering Department, and other application materials, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval. NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination • of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, neither a Full Environmental Assessment Form, nor an Environmental Impact Statement will be required. The vote on the Motion resulted as follows: AYES: Wilcox, Hoffmann, Mitrano, Thayer, Talty. NAYS: None. The motion was declared to be carried unanimously. Chairperson Wilcox closed this segment of the meeting at 8:21 p.m. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located on Coy Glen Road approximately 600 feet north of Glenside Road, Town of Ithaca Tax Parcel No. 30 =1 -1, Residence District R -15. The proposal is to subdivide off a 0.9 +/= acre parcel from the 44 +/m acre parcel to be used by the Town of Ithaca for a new water pump station. Corners Community Center, Owner; Town of Ithaca, Applicant, Chairperson Wilcox opened the public hearing at 8:22 p.m. • 21 PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 • Chairperson Wilcox asked if any members of the public wished to address the Planning Board. With no persons present to address the Planning Board, Chairperson Wilcox closed the public hearing at 8:24 p.m. and brought the matter back to the board. Chairperson Wilcox — It is a simple two -lot subdivision as we say. Board Member Thayer — That's what it is. Chairperson Wilcox — So moved by the Chair. Do I.have a second? Seconded by Kevin Talty. The one change as before is to modify whereas clause number one to indicate the current ownership and the Mr. Young is the contract vendee. That change is acceptable to me, and Kevin, I assume to you as well. Mr. Dubow — I would point out, as well in the resolution, I assume that everybody noted that one of the conditions is, in fact, receipt of a signed owners certificate. Board Member Hoffmann — I feel more reassured now that I have a little more details about what is going to be done there. But, I think now that I have looked at the resolution here that we have to make sure that we are not approving these drawings that we were provided with because they are going to be changed. Chairperson Wilcox — Eva, we are approving a subdivision. Please, we are approving a subdivision. That is all that we are approving. Board Member Hoffmann — Right, but the subdivision drawings have these drawings of the building and the driveway. Chairperson Wilcox — That maybe true, but what is in front of us and what this says is preliminary and final subdivision approval. We are not superceding the Town Board's authority. Board Member Hoffmann — In the second therefore when it mentions... Mr. Walker — The final plat will not show the building on it. Mr. Kanter — One of the requirements actually is a final detailed survey plat. Mr. Walker — The building is only shown on there because we used the same documents to review this at the Town Board for the approval of the project. Board Member Hoffmann — I see. Well, I always feel a little nervous about these things because lines on a piece of paper that is approved tend to be taken as everything is being approved. Mr. Walker — The lines on the final subdivision plat will simply be the plat boundary lines as shown on this drawing, not the building location. 22 PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 Chairperson Wilcox — David, do you have any concerns? Mr. Dubow — No. Despite the fact that it shows the building, it is clear what the intension of this board is and this board only has the authority to approve it as a subdivision. Board Member Hoffmann — Well, it even says under point 2 here in the second wherefore, that one of the drawings is called Coy Glen Pump Station Berm and Planting Plan. Chairperson Wilcox — Those were the drawings that we had in front of us in order to make a determination as to whether to grant the subdivision. Board Member Hoffmann — Well, it is not just the subdivision lines, even in the title. Chairperson Wilcox — If there is no further discussion... Mr. Kanter — For you benefit, we wanted to clarify in the further resolved, which deals with the park set aside. At the end of the paragraph it talks about reserve the right to consider preservation of parkland. We have gotten a call from John Barney, which why I am bringing this up; questioning what that actually was intended to mean. I believe the • intent of staff is that the board would reserve the right to consider preservation of parkland on the remaining 43 +/- parcel. I don't think we intended to say that it should be the original size including the 0.9 acre piece that the pump station is going on. Actually, that is going into public ownership for a public purpose and so our intention was really to say that the remaining parcel, if subdivided in the future, should be put up again for consideration of parkland preservation. So, suggest something... Chairperson Wilcox — So it would be based on the remaining size of the large parcel. Mr. Dubow — I think John's concern was to the extent there was any ambiguity, the understanding was that you are reserving the right in some point in the future preserve 6 acres of the 43.2 -acre remaining land. Chairperson Wilcox — Are we suggesting any changes to the language? Mr. Kanter — Where it ends based on the size of each of the individual parcels, I would probably just change that to say, based on the size of the remaining parcel or of said remaining parcel. Chairperson Wilcox — If there is no further discussion, all those in favor please signal by saying aye. 40 Board — Aye. The motion is passed unanimously. 23 PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 PB RESOLUTION NO. 2003 -081 - Preliminary and Final Subdivision Approval, Coy Glen Pump Station Two -Lot Subdivision, Coy Glen Road, Tax Parcel No. 3044. MOTION made by Fred Wilcox, seconded by Kevin Talty. WHEREAS: 1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located on Coy Glen Road between 209 and 231 Coy Glen Road, Town of Ithaca Tax Parcel No. 30 -1 -1, Residence District R -15. The proposal is to subdivide off a 0.9 +/- acre parcel from the 44.1 +/- acre parcel to be used by the Town of Ithaca for a new water pump station. Corners Community Center, LLC, Owner; John Young, Contract Vendee; Town of Ithaca, Applicant, 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 Subdivision Approval, has on September 16, 2003, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Part 11 prepared by the Town Planning staff, and to 3. The Planning Board, at a Public Hearing held on September 16, 2003, has reviewed and accepted as adequate drawings entitled "Coy Glen Pump Station Subdivision Map Overview" (OV) dated 913103, "Coy Glen Pump Station Subdivision Map" (1) dated 8118103, "Coy Glen Pump Station Berm and Planting Plan" (2) dated 918103, prepared by the Town of Ithaca Engineering Department, and other application materials. NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, 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, and 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed two -lot subdivision on Coy Glen Road, Town of Ithaca Tax Parcel No. 31 -1 -1, as shown on the drawings entitled "Coy Glen Pump Station Subdivision Map Overview" (OV) dated 913103, "Coy Glen Pump Station Subdivision Map" (1) dated 8118103, "Coy Glen Pump Station Berm and Planting Plan" (2) dated 918103, prepared by the Town of Ithaca Engineering Department, 0 subject to the following conditions: 24 PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 a. submission of a signed Owner's Certificate, stating to the effect that he /they own the land, that he caused the land to be surveyed and divided, prior to signing of the plat by the Planning Board Chairman, and b. submission for signing by the Chairman of the Planning Board of an original or mylar copy of a current, updated subdivision plat with the required survey information, surveyor's certificate and name and seal of the surveyor, and three dark -lined prints, prior to filing with the Tompkins County Clerk's Office, and submission of a receipt of filing to the Town of Ithaca Planning Department. AND BE IT FURTHER RESOLVED: That the Planning Board finds that there is no current need for any parkland reservation created by this proposed subdivision, and hereby waives the requirement for any parkland reservation, as long as there is no further subdivision of the subject site. If lots are proposed to be subdivided from the remaining +/- 43.2 acre parcel in the future, then the Planning Board reserves the right to consider the reservation of parkland, or fees in lieu thereof, based on the size of said remaining parcel. The vote on the Motion resulted as follows: AYES: Wilcox, Hoffmann, Mitrano, Thayer, Talty. NAYS: None. The motion was declared to be carried unanimously. AGENDA ITEM: Distribution and preliminary discussion of the Draft Generic Environmental Impact Statement for the proposed Town of Ithaca Zoning Revisions. Board Member Mitrano excused herself at 8 :30 p.m. Chairperson Wilcox opened this segment of the meeting at 8 :30 p.m. Chairperson Wilcox — Mr. Kanter, keep it short, please. Mr. Kanter — Yes, sir. The main idea was just to save money on postage and to tell you that the Town Board did accept this as complete and so the public comment period as started. The Town Board set up the public hearing date for their October 2, 2003 meeting and set the deadline for comments for October 14, 2003. 1 think what we would like to do is to reserve some time on your October 7th agenda. Give you a chance to review it. In the Planning Board's resolution, we did make a positive recommendation on the zoning revisions to the Town Board, but the board asked for an opportunity to comment on the EIS, which we will do any way. So this will be the opportunity to do that. Without taking too much time, I would suggest you take a look through it. Let us 25 PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 ® know if you have any questions. There are two volumes here. Volume 1 is the actual text of the environmental impact statement. Volume 2 really is the zoning ordinance revisions in their entirety. Basically, it is the same draft dated January 15, 2003 that you had previously with a couple minor additions. Some of them were included in the Planning Board's resolution of recommendation dealing with bed and breakfasts in Conservation Zones and things like that. For all purposes, this is really basically the same proposed ordinance that you reviewed previously. The EIS is pretty long. It is set up in a way that hopefully if you don't want to or need to look at certain sections it is pretty easy to navigate your way through it. There is a pretty full executive summary in the front, which gives a pretty brief idea of everything included in the EIS. There is a growth inducing impact analysis, which was basically the development potential analysis that compares the existing zoning with the proposed zoning. I think that was a key part of the work that we all did. Try to take a pretty good look at that. Basically, the conclusions of it are that we don't find any significant negative impacts. In fact, the impacts that we do find are significant beneficial ones. So, in terms primarily of lowering potential densities in the proposed agricultural and conservations zones, you will find density reductions in the development potential analysis. But we also did some outlook at the demographic conditions of the Town population • projections and where we seem to be going and are pretty confident that even with the large reductions is development potential, there is still going to be plenty of room for growth in the Town. Basically, the overall approach was to reduce densities in areas that required open space and natural resource preservation, but to channel growth into areas where infrastructure that support that kind of growth and really following the recommendations of the Comprehensive Plan. It took a while to get those Comprehensive Plan recommendation implemented, but here they are. As soon as we adopt the zoning, it will be time to take a look at the Comprehensive Plan again and make further recommendations. Please call us if you have any questions. Some of you have sort of gone through the whole process with the Codes and Ordinance Committee. Board Member Hoffmann — I think a good job was done if the environmental impacts are positive whether than negative. Mr. Kanter — That is the way it should be with all projects. Chairperson Wilcox closed this segment of the meeting at 8:35 p.m. AGENDA ITEM: Approval of Minutes: August 5, 2003 and September 2, 2003 Chairperson Wilcox — And as I always do, I will move approval of the minutes of August 5 and September 2, 2003. • Board Member Thayer — I will second it. WO PLANNING BOARD MINUTES SEPTEMBER 16, 2003 APPROVED OCTOBER 7, 2003 • Board Member Hoffmann — I have to bring up some things because there were some resolutions missing and mixed up in both of them. In the August 5th one, on page 4, there is a line missing saying the motion was made, but the motion is there. Then on page 6, the SEQR resolution ended up on page 7 instead of where it should be on page 6. 1 have written down. If the resolutions are missing, then we have a problem. In the September 2 minutes, on page 35, there is a SEQR resolution missing, too, and the vote is missing. Then there were two other things here. On page 54, 1 think the word "not" is missing. It should state, "I wish we had known earlier that this was causing a problem between other people because that is obviously something that we would not have intended to do." 1 just wanted to be sure that I had heard it the same way as everybody else. Then on page 61, in the middle of the page Attorney Barney is talking about the noise. The sentence starts, "we are right in the throws now of getting quotes for decimeters ". I think it must be decibel meters. Chairperson Wilcox - Those changes are acceptable to me. Larry? Board Member Thayer — Yes Chairperson Wilcox — All in favor? • Board — Aye (Board Member Mitrano absent). AGENDA ITEM: OTHER BUSINESS: • Chairperson Wilcox — I will be at the Planning Federation in Lake Placid next week. I wish other members of the Planning Board could have joined me. Any other business? Motion to adjourn? Board Member Thayer —Yes. Chairperson Wilcox — So moved. We are adjourned at 8:40 p.m. AGENDA ITEM: ADJOURNMENT Upon MOTION, Chairperson Wilcox declared the September 16, 2003 meeting of the Town of Ithaca Planning Board duly adjourned at 8:40 p.m. Respectfully Submitted, N4 Carrie Coates hitmore Deputy Town Clerk 27 • • • Pagel of 2 Jonathan Kanter From: Bruce Layton [blayton @twcny.rr.com] Sent: Tuesday, September 16, 2003 4:53 PM To: Jonathan Kanter; Susan Ritter; Mike Smith Cc: blayton @twcny.rr.com Subject: Update C Circle Parking lot Update C Circle Parking lot To Jonathan Kanter et al and the members of the Town Planning Board Since last week, many more of the students who park in the College Circle area have equipped their cars with the required red sticker. The parking lot behind the first four buildings near the south entrance still looks underutilized. I notice now that the southernmost existing lot near the soccer fields tends to be full of cars overnight, presumably belonging to students who live in College Circle. Building them a new lot 500 feet closer to College Circle wouldn't benefit them all that much; meanwhile please consider how much it would discommode the wildlife that habitually travels back and forth through the already narrow corridor between College Circle and the southernmost soccer field. From the wording of the justification for building the new lot, it sounds as though IC was interested in creating more parking for football games. There has NEVER been any problem with College Circle students parking on the side of Danby Rd. near the main entrance to College Circle; it just doesn't happen. I wonder what the Fire Dept. thinks about having the driveway in back of the playing fields chained off. One very worrisome aspect of this whole proposal is that there hasn't yet been a serious test whether all the new drainage devices at College Circle will work in a high water situation, and here they go, saying it's all right and we'll put it underground and it'll still be all right. Some of what's been done already is NOT all right. The famous "rake" grating at the entrance to the water pipe between the Yntema and Kirschman properties, had to be broken so that workmen could remove a big heap of shale that had washed into the cement basin. Bales of straw fastened crosswise to the stream in the ditch behind Kirschman's, didn't really work; all too soon the water started to go around them, digging a hole into the bank and bringing forth the shale that then piled up in the cement basin. Recently the bales were removed and the streambed was lined with chunks of rock, and I can't wait to see how it behaves when Hurricane Isabel comes. If you'd wait another week, we may have a great opportunity to see how ALL the new water control devices work. 9/16/2003 09/16/2003 PLANNING BOARD MEETING ATTACHMENT #1 Page 2 of 2 One that especially concerns me is the new drainage tunnel that starts partway up the hillside, in the woods north of CC #32. This tunnel entrance has no rake or anything to keep rocks and branches out, and I would have said that having the entrance on an uphill slope was a bad idea, but no one asked me. When I tried to get the QPK engineers to explain what they planned for this area, they didn't answer my emails. If you walk in and look, you'll see this entrance could develop problems soon. The large chunks of rock that have been brought in are easily moved downhill by the force of water, and there's already some movement of them towards the tunnel mouth. Debris is building up at the sides of the streambed, and, worse, at one point there's a pile of shale building up that shows the stream could fill in its bed here and overflow, heading for the proposed parking lot. Near the SE corner of the soccer field, there's a grating that could have been very useful for collecting runoff water in that area. Instead, it's elevated above the surrounding ground, so the water runs right by it and down the new gravel road. What about if the water at the entrance to these new tunnels freezes, and then there's more run -off that can't get into the tunnels? Where do you think it goes? Inside College Circle proper there are many drainage gratings that need to be cleared off before a storm comes. I've noticed this same problem in the past over at Ithaca College itself. Hurricane Isabel is sure to make puddles, but with some care taken ahead of time the puddles don't have to be endless seas. But so far I don't see that the new tenants of College Circle are taking that kind of care. Yours, Pauline Layton 1029 Danby Rd., Town of Ithaca WI A /Innq r� LJ • TOWN OF 1THACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday, September 16, 2003 AGENDA 7:00 P.M. Persons to be heard (no more than five minutes). 7:05 P.M. SEQR Determination: Ithaca College /College Circle Apts. Parking Expansion, 953 & 1033 Danby Road. 7:15 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed construction of a +/- 118 -space parking lot for the College Circle Apartments with additional walkway connections, new landscaping and lighting, and modifications to the stormwater facilities. The parking lot is proposed to be located at the southern end of campus between the existing soccer field and the College Circle Apartments, Town of Ithaca Tax Parcel No.'s 42 -1 -13.2, 43- 1 -2.2, and 43- 1 -2.3, Residence District R -15 and Multiple Residence. Ithaca College and College Circle Associates, LLC / South Hill Land Associates, LLC, Owners; QPK Design, Applicant; David A. Harding, Agent. 7:30 P.M. SEQR Determination: Town of Ithaca Pump Station 2 -Lot Subdivision, Coy Glen Road. • 7:35 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located on Coy Glen Road approximately 600 feet north of Glenside Road, Town of Ithaca Tax Parcel No. 30 -1 -1, Residence District R -15. The proposal is to subdivide off a 0.9 +/- acre parcel from the 44 +/- acre parcel to be used by the Town of Ithaca for a new water pump station. Corners Community Center, Owner; Town of Ithaca, Applicant. 7:45 P.M. Distribution and preliminary discussion of the Draft Generic Environmental Impact Statement for the proposed Town of Ithaca Zoning Revisions. 7. Persons to be heard (continued from beginning of meeting if necessary). 8. Approval of Minutes: August 5, 2003 and September 2, 2003. 9. Other Business: 10. Adjournment. Jonathan Kanter, AICP Director of Planning 273 -1747 NOTE: IF ANY MEMBER OF TIIE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY SANDY POLCE AT • 273 -1747. (A quorum of four (4) members is necessary to conduct Planning Board business.) TOWN OF ITHACA PLANNING BOARD • NOTICE OF PUBLIC HEARINGS Tuesday, September 16, 2003 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, September 16, 2003, at 215 North Tioga Street, Ithaca, N.Y., at the following times and on the following matters: 7:15 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed construction of a +/- 118 -space parking lot for the College Circle Apartments with additional walkway connections, new landscaping and lighting, and modifications to the stormwater facilities. The parking lot is proposed to be located at the southern end of campus between the existing soccer field and the College Circle Apartments, Town of Ithaca Tax Parcel No.'s 42 -1 -13.2, 43- 1 -2.2, and 43- 1 -2.3, Residence District R -15 and Multiple Residence. Ithaca College and College Circle Associates, LLC / South Hill Land Associates, LLC, Owners; QPK Design, Applicant; David A. Harding, Agent. 7:35 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located on Coy Glen Road approximately 600 feet north of Glenside Road, Town of Ithaca Tax Parcel No. 30 -1 -1, Residence District R -15. The proposal is to subdivide off a 0.9 +/- acre parcel from the 44 +/- acre parcel to be used by the Town of Ithaca for a new water pump station. Corners Community Center, Owner; Town of Ithaca, Applicant. Said Planning Board will at said times and said place hear all persons in support of such matters or objections • thereto. Persons may appear by agent or in person. Individuals with visual impainnents, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearings. Dated: Monday, September 8, 2003 Publish: Wednesday, September 10, 2003 • Jonathan Kanter, AICP Director of Planning 273 -1747 • • 0 The Ithaca Journal Wednesday, September 10, 2003 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, September 16, 2003 'By direction of the Chair- person of the Planning ,Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, September 16, 2003? at 215 North Tioga Street, Ithaca, N.Y., at the following times and on the following matters: 7:15 P.M. Consideration of Preliminary and Final Site Plan Approval for the pro- posed construction of a +/- 118 -space parking lot for the College Circle Apart- ments with additional walk- way connections, new land- scaping and lighting, and modifications to the stormwater facilities. , The parking lot is proposed to be located at the southern end of campus between the existing soccer field avid the -College Circle Apartments, Town of Ithaca Tax •Parcel 1 i No.'s 42 -1 -13.2, 43- 1.2.2, and 43- 1 -2.3, Residence) District R -15 and Multiple Residence. Ithaca College and Collegge Circle Associ- ates, LLC % South Hill Land ,Associates, LLC, Owners; QPK Design, Applicant; Do- Yid A. Harding, Agent. 7:35 P.M. Consideration moo+. Preliminary and Final Subuvision Approval for the lropo's%d two-lot subdivision ocated Coy Glen Road approximalu (q0 feet north of G�e*side ku -.l Town of Ithoca- lax Parcel No. 30 -1.1, Residence Dis- trict R -15. The proposal is to subdivide off a 0.9 +/- acre parcel from the 44 + / -, acre parcel to be used by the Town of Ithaca for a new water pump station. Corners Community Center,' Owner; Town of Ithaca i Applicant. Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may sp- pear by agent or in person. Individuals with visual im- pairments, hearing impair- ments or other special needs, will be provided with assistance as necessary, upon request. Persons desir- ing assistance must make such a request not less than 48 hours prior to the time of the public hearings. Jonathan Kanter, AICP Director of Planning 273 -1747 Dated: Monday, September 8, 2003 Publish: Wednesday, September 10, 2003 0 TOWN OF ZTHACA PLANNING BOARD SIGN -IN SHEET DATE: September 16, 2003 (PLEASE PRINT TO ENSURE ACCURACY IN OFFICIAL MINUTES) PLEASE PRINT NAME .I f PLEASE PRINTADDRESS /AFFILIATION lbovj� - L� 0 P �evb� /0 r-14 C �e r Y"O CG1` IML �- A� -�- wc Lo c &vc,C)Al oZ� 0AA113� &A? N P i Jj, r� L • • WN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Sandra Polce being duly sworn, depose and say that I am a Senior Typist for the Town of Ithaca, Tompkins County, New York; that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published in the local newspaper, The Ithaca Journal. Notice of Public Hearings to be held by the Town of Ithaca Planning Board in the Town of Ithaca Town Hall, 215 North Tioga Street, Ithaca, New York, on Tuesday, September 16, 2003 commencing at 7:00 P.M., as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board — 215 North Tio ate. Date of Posting Date of Publication: September 8, 2003 September 10, 2003 5. cat4.� Sandra Polce, Senior Typist Town of Ithaca. STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 10th day of September 2003. X %. t�i1% lak Notary Public Dani L. Hotford Notary Public, State of New Y" No. 01H06052879 �Y Commiss n l eneca.county Expires Dec. 26, ZQ