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HomeMy WebLinkAboutPB Minutes 2005-04-12FILE DATE � TOWN OF ITHACA PLANNING BOARD TUESDAY, APRIL 12, 2005 The Town of Ithaca Planning Board met in regular session on Tuesday, April 12, 20051 in Town Hall, 215 North Tioga Street, Ithaca, New York, at 7:00 p.m. PRESENT: Fred Wilcox, Conneman, Board Member; David Dubow, Attorney; Jon of Engineering (excused @ Christine Balestra, Planner (excused @ 7:45 p.m.). Chairperson; Eva Hoffmann, Board Member; George Larry Thayer, Board Member; Rod Howe, Board Member; athan Kanter, Director of Planning; Daniel Walker; Director 7:45 p.m.); Susan Ritter, Assistant Director of Planning; (excused . @ 7:45 p.m.); Nicole Tedesco, Planning Intern EXCUSED: Tracy Mitrano, Board Member; Kevin Talty, Board Member; Mike Smith, Environmental Planner. OTHERS: Jeffrey LaPar, 134 Bower Rd Lansing; Rick Couture, 104 Westhaven Rd; Shirley Egan, Cornell University; Linda Luciano, 950 Danby Rd; Peter Paradise, Cornell University; Brenda Smith, Cornell University; Diane Hackworth, Cornell University; Andy Sciarabba, 950 Danby Rd; Jim Ainslie, 950 Danby Rd. CALL TO ORDER Chairperson Wilcox declared the meeting duly opened at 7:02 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 April 4, 2005 and April 6, 2005, 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 April 6, 2005. Chairperson Wilcox read the Fire Exit R the New York State Department of State, Chairperson Wilcox — I wish to thank all with us in the one -week delay. There Tuesday so we rescheduled for tonight. accommodating us this evening, egulations to those assembled, as required by Office of Fire Prevention and Control. of the applicants and their agents for bearing was some potential issue with a quorum last Again I thank you all for your patience and for For those members of the Planning Board and staff I would like to point out. that David Dubow is here of Barney, Grossman Dubow and Marcus. He is acting as Town Attorney this evening. Attorney Dubow — Good to be here. APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED PERSONS TO BE HEARD Chairperson Wilcox opened this segment of the meeting at 7:04 p.m., and asked if any members of the public wished to speak. With no one wishing to speak, Chairperson Wilcox closed this segment of the meeting at 7:04 p.m. AGENDA ITEM: SEAR Determination: Ithaca College 2 -Lot Subdivision, 253 Stone Quarry Road Chairperson Wilcox opened this segment of the meeting at 7:05 p.m. Rick Couture, Ithaca College Name is Rick Couture, 104 Westhaven Road, I work as the Director of Physical Plant up at Ithaca College. You have before you a proposal that we are asking the Town to consider to subdivide a lot, a property that we have at 253 Stone Quarry Road. We are looking at a subdivision to create a 1'.343 acre lot subdivision on the overall property that we have at Stone Quarry Road'. There are no additional roads or utilities or structures that are being built. We are just asking for the land subdivision and to answer any questions. Chairperson Wilcox — Is the house occupied right now? Mr. Couture — No. It is not. Chairperson Wilcox — It is unusual for universities to sell land around this Town. Why is Ithaca College selling this? Mr. Couture — We have an interested buyer who would like to purchase the house and the property from us and we don't want to give up the entire lot itself because it is some good property that we have that is adjacent to up above and we would be interested in selling the house and that small piece of land. Chairperson Wilcox — Questions regarding environmental issues? Board Member Howe — No. Chairperson Wilcox — There being none, would someone like to move the. SEQR motion? I I . Motion made by Board Member Conneman and seconded by Board Member Howe. With no further discussion, Chairperson Wilcox called for a vote. PB RESOLUTION NO, 2005 =025: SEQR, Preliminary and Final Subdivision Approval, Ithaca College 2 -Lot Subdivision, 253 Stone Quarry Road, Tax Parcel 3904=33.2 2 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED MOTION made by George Conneman, seconded by Rod Howe. WHEREAS. 1. This action is the consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of +/- 1.343 acres from the southwestern corner of Town of Ithaca. Tax Parcel 39.4-33.2, located at 253 Stone Quarry Road. Ithaca College, Owner; Rick Couture, 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 April 12, 2005, has reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and a Part ll, prepared by Town Planning Staff, a plat .entitled, "Subdivision Map Showing Lands of Ithaca College, No. 253 Stone Quarry Road, Town of Ithaca, Tompkins County, New York," prepared by Allen T. Fulkerson, L.S., dated February 21, 2005, 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. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe. NAYS: None, ABSTAIN: None. The motion was declared to be carried unanimously. Chairperson Wilcox closed this segment of the meeting at 7:05 p.m. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision 'located at 253 Stone Quarry Road, Town of Ithaca Tax Parcel No. 39 =1 -33.2, Low Density Residential Zone. The proposal includes subdividing a +I= 1.343 -acre parcel (containing the existing residence 3 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED and barn) from the southwestern corner of the +/- 13.6 -acre parcel. Ithaca College, Owner /Applicant; Rick Couture, Agent Chairperson Wilcox — Questions at this time with regard to the actual subdivision? There being none, staff? Ms. Tedesco — Nothing. Chairperson Wilcox — You may have a seat then. Mr. Couture — Thank you very much. Chairperson Wilcox opened the public hearing at 7:05 p.m. and invited members of the public to address the board. With no persons present to be heard, Chairperson Wilcox closed the public hearing at 7:07 p.m. and brought the matter back to the board. Chairperson Wilcox— Simple two lot subdivision? Board Member Thayer — It is. Motion made by Chairperson Wilcox, seconded by Board Member Thayer. PB RESOLUTION NO. 2005 -026: Preliminary and Final Subdivision Approval, Ithaca Col /e_ge 2 -Lot Subdivision, 253 Stone Quarry Road, Tax Parcel 39. =1 -33.2 MOTION made by Fred Wilcox, seconded by Larry Thayer. WHEREAS. 1. This action is the consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of +% 1.343 acres from the southwestern corner of Town of Ithaca Tax Parcel 39.4-33.2, located at 253 Stone Quarry Road. Ithaca College, Owner; Rick Couture, 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 April 12, 2005, 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 a Part ll prepared by Town Planning staff, and 3. The Planning Board, at a public hearing on April 12, 2005, has reviewed and accepted as adequate a plat entitled, "Subdivision Map Showing Lands of Ithaca College, No. 253 Stone Quarry Road, Town of Ithaca, Tompkins County, New York," prepared by Allen T. Fulkerson, L.S., dated February 21, 2005, and other application materials. n APRIL 12, 2005 PLANNING BOARD MINUTES 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 Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of +A 1.343 acres from the southwestern corner of Town of Ithaca Tax Parcel 39.4-33.2, located at 253 Stone Quarry Road, subject to the following condition: a. Submission for signing by the Chairman of the Planning Board of an original or mylar copy of the plat 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. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe. NAYS: None. ABSTAIN: None. I The motion was declared to be carried unanimously. AGENDA ITEM: SEAR Determination: Cornell University Contractor Staging & Parking Area, Palm Road Chairperson Wilcox opened this segment of the meeting at 7:08 p.m. Brenda Smith, Cornell University Planning, Design and Construction I am here to present the proposed Palm Road contractor material storage and parking area for preliminary and final site plane approval. I am standing in tonight for the project manager, Laurene Gilbert, who was unfortunately not able to be here. Laurene presented this project to you for sketch plan review on March 1St this year and I am here with a little additional information and for preliminary and final site plan approval. So I would like to start by orienting you to where the site is located. So on this map the yellow rectangle is the site area. This road here is Route 366. This area is the Cornell Vet College. This is the Cornell 13-lot parking area. This road is Caldwell Road. This is Tower Road. This is the Judd Falls Road intersection with Route 366. This is Cornell's Palm Road. These buildings are Cornell's Environmental Health and Safety. This is a closer up view of the site. So we have Route 366, Caldwell Road, Cornell's B -Lot. This entire loop is Palm Road. This area in white is the project area. A APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED These buildings here are Cornell's Environmental Health and Safety. We have also in the same area a grounds department, our mail center, PDC warehouse and you might be familiar with the Library Annex. I want to point out that the project area is entirely within the perimeter. of Palm Road. Palm Road is a loop and it circles completely the outside of the project site. So the purpose of this project is to alleviate the need for a portion of contractor staging on the main campus. We are creating a central location for contractor material storage and some temporary parking. This use is consistent with the uses that are currently operating out of these buildings. We have our grounds department, our mail center, our Cornell distribution center and warehouse. All of these activities, oh and our library annex, are all centralized locations that service the entire campus. Now the existing conditions on the site are this is an existing material storage area. It is a gravel surface now or it is a rocky, gravel surface. Its currently being used by Cornell's grounds and shops department so the proposed use is very similar in nature to the existing use. Now this "project is primarily intended to improve this area to better organize the footprint, to improve access and to improve landscaping and drainage. So we would like to do several things to accomplish this. First of all, we are proposing a new access drive to the site right here and we are also proposing to relocate two existing drive. One is shown here in gray and one is shown here in gray. We would like to excavate those and just shift them to here and here. The existing driveways would be excavated out and topsoil would be added and those would be restored. So these new driveways are intended to improve the internal traffic flow on the site and just for better alignment. We will be adding landscaped curbed islands along the entrance to enhance the site and to help delineate the areas where contractors will be assigned. They are difficult to see on this drawing because they are covered over by these planting symbols, but all of these tree symbols are individual curb landscaped islands. We are going to, maintain perimeter berms that exist three sides of the site. We are adding new plantings along the perimeter berm. That is what these green tree symbols indicate. These are all proposed new plantings. We would like to install new stormwater infiltration strips. Those are the gray bars that run north /south on the edges or the middle of the lot and although this drawing doesn't show it there will be one on the east/west and the south side and that is shown on the drawing. So those infiltration strips will collect stormwater and they will also help to organize the space. There will be no lighting and no asphalt pavement associated with this project. The storm drainage plan and the stormwater prevention plan were engineered by our in -house staff and that was submitted to Dan Walker, I believe it was earlier this week. The drainage plan makes use ''of existing excellent drainage conditions. So the site will be graded so the surface flows towards these infiltration strips. Stormwater will be collected in those strips and then it will just drain directly down through many feet of well- draining gravel, which makes up the base of this material in this area. So primary stormwater management will be accomplished by infiltration, which is one of the DEC approved methods for stormwater management. DEC permit for stormwater during construction activities will be required for this project. So we will get a permit for R APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED construction activity and follow the requirements during construction. We will also be adding signage at the site. We are adding two new stops signs, here and here. We are adding what I call identifying signs that will identify the site. There will be one here that directs traffic to the various entrances. There will be one here, which you can't really see well. It is on this larger curbed island and we'll identify this as the temporary storage and material storage area. We will be adding shade trees, flowering trees and evergreen trees to the slopes that surround the site on three sides and those are hopefully to enhance the area on also help screen the site. We plan to leave the grass plantings in the current naturalized condition because we ,feel that this is consistent in keeping with the surroundings. The project manager provided these illustrations of some of the types of trees that we are proposing. So we have red maple, hawthorn, hemlock, locus, oak, white pine, redwood and black oak. ' 1 skipped over the redwood we can talk about that later, also brought a board that shows you the view of the existing conditions so you can see what things look like now. So this image here is from Route 366, so from about here looking towards the site. So from the north looking south. This asphalt is Route 366 looking towards the site and the buildings you see here are these buildings. So this image illustrates that you cannot see this space from Route 366. Image 3 is a. view from the Recreation Way looking north towards the site. The Recreation Way runs down here, not shown on the plan. Now this, what looks like asphalt is the stone surface of the Recreation Trail. So when you are walking along that trail and you look up, you cannot see the site. You see that you are many feet lower than the project area ... you are many feet lower than the library annex, which is many feet lower than this site. So again, this project site is not visible from the Recreation Way. That is also true about the Unique Natural Area. The other views are views from Palm Road. So those are views from this road looking in towards the staging area. Sothis image, this one and this one... what I would like to draw your attention to is first of all the asphalt roadways are all Palm Road and if you look up towards the site this illustrates to you how ... sort of what the grade is and how this project area is located at a' higher elevation and how there are berms along these three sides of the site that help to screen the view. Board Member Hoffmann — Excuse me. May I interrupt you? Didn't you just say that the upper right hand picture was seen from the Recreation Way? Ms. Smith — Yes. Two, five, six and ,four, yes. Sorry. So this is looking south in this direction. Four is in this direction. Five is in this direction and six is looking in this direction. I can bring this up closer and there are some arrows here that indicate the views. So these berms, the elevation difference over these berms is anywhere from five to ten feet. FA APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Regarding management of this site, each contractor that uses the space would be assigned a specific area and they will be responsible for securing their designated areas and for installing their own fencing, for keeping the site neat and orderly and removing all of their materials when their work is complete. That arrangement is no different than what is currently expected of contractor's working at any site or staging on campus. The duration of each contractor's stay would depend on the schedule of their individual project. It will be each contractor's responsibility to transport their materials and any employees to and from this area onto campus. Typically a contractor's workday begins earlier than normal am peak traffic hours and typically ends earlier than the pm peak traffic hour. So their movements should not affect peak hour traffic flow. So that is my presentation Chairperson Wilcox — Questions with regard to the environmental review? Board Member Hoffmann — Yes. We got some comments from the Environmental Review Committee. One of the comments that they made was a suggestion to have a regular inventory of the stored materials to maintain an inventory or stored materials to make sure that all materials, especially the toxic ones, are accounted for over time. They also were concerned about spillage of toxic materials and I noticed that in your papers you mentioned that each contractor is responsible for cleaning up any spills that happen, but I'm a little concerned about that because sometimes you don't discover that a spill has happened for a while and„ by then maybe the contractor is not around any more. Certainly not available around campus and the company may not be in existence. So ultimately, it seems to me, that the University has to be responsible for toxic spills if they happen. Ms. Smith — May address that? Chairperson Wilcox — Absolutely. Ms. Smith — First of all I want to address the question about toxic materials. Cornell's contract . front end always has standard requirements about handling, storing and managing toxic materials. So they are regulated in a way. They are regulated by regulations and they are also covered ,by our contract document. So there shouldn't be any what would be toxic materials stored at the site. We expect materials at this site to be storm pipe, precast concrete, catch' basins that are all delivered at one time, but are not installed all at once and things of that nature. So there is intended to be nothing of that nature at this site. I think the idea of an inventory; regular checking of the site is a good idea. I think it is our intention to do that. Every project ... that is something that we already do on campus with each construction project for their staging on campus next to a building. We have construction managers and people on site every , day who are doing inspections. Our Environmental Compliance office. does weekly and regular environmental inspections. So these areas would be included in these inspections. APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Board Member Hoffmann — And there would be regular inspections and maintenance of these special drainage areas, the infiltration traps? Ms. Smith — Yes. There would have „to be. Those need to be prevented from clogging, basically. They need to be maintained in order to collect the water so that would be part of our regular maintenance program. . Board Member Hoffmann — I had some things that I wanted to check on having to do with the environmental assessment form. On part one, which you provided, there is some confusion, its seems, about how large this area is and there was a correction made under B2, the total acreage of the project area. It was changed from 5.5 acres to 11.5 acres. Ms. Smith — I think this is what the acreage is. I think it was changed from 11.5 to 5.5. What I understand happened is that we were describing the site... it depends on how you describe the site. This area completely circled by Palm Road is about the 11 -acre figure. This area is the 5.5 -acre figure. Board Member Hoffmann — Oh, I see. Ms. Smith — So I think she corrected it... Board Member Hoffmann — All right. So there are two corrections then. I understand now. All right. I will cross out the one that was corrected from 5.5 to 11.5. Ms. Smith — I don't have that in front of me, so... Chairperson Wilcox — No. Ms. Balestra — No. No. Chairperson Wilcox — Step back. I think what they are saying is that the project area is 11.5 acres, but the actual parking lot, if you will, and the area immediately surrounding it is roughly 5.5 acres is what they are saying. Board Member Thayer — That's what it says. Board Member Hoffmann — I just wanted to have that clarified. Ms. Smith — This area right in here is approximately 5 acres. Ms. Balestra — Correct. Board Member Hoffmann — All right. So then I page 5 because there is says project acreage to am a little confused about point B1c on remain undeveloped, zero acres. APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Ms. Smith — I think what she meant by that was that the entire project is located within a footprint that already exists. So what we are basically doing is regrading the footprint on this lot and doing some plantings around the outside. So I think what this intends to say is that originally there is 5.5 acres already developed and ultimately there will be 5.5 acres developed. There won't be additional acreage developed because the site is in the footprint of an already developed use. Board Member Hoffmann — Yeah. I understand what you are saying, but it is the wording here, project acreage, in both of those points. Ms. Smith — I don't know if I have what you are looking at. That's why I'm struggling a little bit. Board Member Hoffmann — Oh. This is the Part I of the Environmental Assessment Form that was provided from your office. Ms. Smith — So your B1b has the numbers 5.5 and 5.5 and your B1c is zero. So the reason for that is that we are doing the project entirely within a footprint of an already developed site. So I think what she meant to say was 100% of the site is already developed, 100% of the site will be developed when we are done. Board Member Hoffmann — Okay. All right. As long as it's clear. If we go back to page 3, point A4a, what is the depth to bedrock? It looks like it says minus 5 feet. Is that right? Ms. Balestra — I think that is an error. I think it means less than 5 feet because when they had submitted the sketch plan proposal they also gave us a Part I EAF form and it was written in as less than 5 and I think it wasn't corrected on this particular form. Board Member Hoffmann — Actually, that surprises me, too, a little bit because I saw that area being built up with rocks when rocks were dumped there. Mr. Walker — What they may be saying is that it is less than 5 feet of bedrock that is now crushed rock. There is definitely more than 5 feet of rock fill in that area. Ms. Smith — Could it have been greater than 5 feet? Ms. Balestra — It could have been. Ms. Smith — That would make sense. Mr. Walker — It is definitely greater than 5 feet. Ms. Smith — We wouldn't be excavating for those structures any deeper than that. Board Member Hoffmann — Is greater than 5 feet enough of a figure to have here? 10 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Mr. Walker — Yes. What it is saying is that the bedrock is much more than 5 feet below that and their trenches are either going less than 5 feet in depth with their trenches, but they won't be excavating down to bedrock. Board Member Hoffmann — On page 8, there are lots... under point 25, there are lots of spaces left unmarked. They are supposed to be marked yes or no. Ms. Smith — Oh, I see. I think... yes, you're right. I think that was intended for all of the others to say no. Board Member Hoffmann — Okay. So we can put no for all of the others. Ms. Smith — Yes, please check no for all of the others and only yes for the... Board Member Hoffmann — Then on the next page, point 7 where it asks what are the predominant land uses and zoning classifications within a mile radius. There is nothing indicated. Ms. Smith — Yes. I see that and what should that number be? I guess I'll just discuss from this point, I'll just point out what is here shown on this drawing. This is the East Hill Recreation Way and the Cornell Orchards area. So this is all Cornell Campus owned property. Board Member Hoffmann — Well, I'm just pointing out that the form was not filled out completely as it should have been and maybe you can do it for us or you could tell us what it should say. Ms. Smith — I would say that it is Cornell University owned property. Board Member Hoffmann Well, it asks for land uses and zoning classifications. Ms. Smith — Well, the zoning classification is Planned Development District or Special Land Use District and the uses are educational and educational support uses. Board Member Hoffmann — Okay. Mr. Kanter — We think that the writing under box number 6 actually Was mislocated and should have been in number 7 because number 6 is just ayes or no question. Then it says educational and low density residential down below. Board Member Hoffmann — So you are suggesting that we move it down below? Ms. Smith - Yes. 11 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Chairperson Wilcox — I've got one to change that we just did and that is lets go back to page 8, which is the approvals required. There is one additional approval required under the federal agencies and that is the SPDES permit. Ms. Smith — Do you mean the state? Chairperson Wilcox — No, from the federal, right? Ms. Balestra — No. Its state DEC. Chairperson Wilcox — So it should note that that is required. Eva, you all set for now? Board Member Hoffmann — Yes. Chairperson Wilcox — Anybody else? I have a couple of issues with regard to site plan so we'll them for later. As I look over to Chris, any comments, Chris, at this point? Ms. Balestra — No. Not at this point. Chairperson Wilcox — Dan, would you explain these strips that are being used for ... this is a term that I have not heard, so I'm not sure I fully understand the concept. Mr. Walker — Basically, I would consider them a gravel trench drain. It is the same thing. It's a couple feet wide and its filled with crushed stone, which will allow the water to infiltrate down into the subsurface area, which in this particular site is lots of pieces of shale and lime stone that have been excavated from the former library site that was excavated ten years ago, twelve years ago. So what this is allowing to happen is the surface runoff to filter through this gravel, go down into the crushed, broken up rock area below it and eventually flow out and seep out into the ditches along the Palm Road area and eventually go into the stormwater treatment pond. Chairperson Wilcox — And we have your memo dated April 1St where you are satisfied that what is proposed is sufficient. What is proposed and what is already there is sufficient. Mr. Walker — The stormwater treatment wetland area that is located to the east of the library and to the north, just above the trail, was designed to treat and handle the stormwater runoff from a large portion of the Precinct 7 area, which this area is included. Chairperson Wilcox — Actually, we are going to make the runoff a little bit better. Mr. Walker — A little bit less because you are going to allow more of it to seep in. Currently the whole site is gravel, somewhat compacted in certain areas so it is not as pervious as these trench drains will be. 12 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Chairperson Wilcox — Currently the site is a mess. That's the best way to put it. Both what is buried underground and what is just sitting up on the surface. Mr. Walker — I wouldn't call it a mess. It's a conglomeration of materials. Chairperson Wilcox — I'll accept that. Board Member Hoffmann — I think I remember reading what Dan said so I wasn't concerned about it, but otherwise remembering what that site looked like as it was being built. I mean there were these huge boulders making up the base of it. I was thinking there was a possibility that water might seep through this site too quickly, in fact and then travel below the fill down too quickly onto the road and ditches and then go out into the pond. Mr. Walker = The banks of the fill area were finished with not topsoil necessarily, but with fill that was workable to form a slope. So that actually is forming... it's not an impervious barrier, but it is.not going to allow the water to blow out quickly. The under drainage might go into the drainage along Palm Road and then outlet into that pond. I can't give you an engineered... we'd 'have to study the infiltration rate through the filter and then trickling through the rocks,, but there is a fair amount of storage in these spaces of these rocks so its going to hold water and it is still going to have to flow through the rocks and then out through the less pervious soils and then into the drainage ditch. So if this was just a flat lawn area, the water would run off faster especially in the winter conditions faster than what is going to happen now with the trickling down through these rocks. You have a pile of rock that is probably 10 to 15 feet deep. Board Member Hoffmann — On the bottom especially. Chairperson Wilcox — We've probably studied the drainage of this area more so than most areas of the Town. Mr. Walker — It might be a nice graduate thesis project. Chairperson Wilcox — As each project comes through on Precinct 7, we go back over the drainage once again. Mr. Walker — We could do some dye tests and really check it. That might be an interesting project. Chairperson Wilcox — You are all set over there? Board Member Thayer — I'll move the SEQR. Motion made by Board Member Thayer, seconded by George Conneman 1W APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED PB RESOLUTION NO. 2005 -027: SEQR, Preliminary & Final Site Plan Approval & Special Approval, Cornell University Palm Road, Contractor Parkin_a Area, Tax Parcel No. 64 -1 -1 MOTION made by Larry Thayer, seconded by George Conneman, WHEREAS. 1. This is Consideration of Preliminary and Final Site Plan Approval and Special Approval for the proposed Cornell University Contractor Staging and Parking Area located on Palm Road, Town of Ithaca Tax Parcel No. 6444, Planned Development Zone No. 9. The proposal involves regrading the existing gravel area ( + /-5.5 acres) to be used as a centralized area for long term contractor staging and parking. The proposal also includes new curbing, landscaping, and stormwater facilities. Cornell University, Owner /Applicant; Laurene Gilbert, 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 Special Approval, and 3. The Planning Board, on April 12, 2005, has reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant, and Part 11 prepared by Town Planning staff, plans titled "Title Sheet (T401), Materials & Layout" (C -101), "Grading, Drainage, and Planting Plan" (C -102), and "Details" (C 403), dated January 31, 2005, and prepared by Cornell University Planning, Design & Construction, and other materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Site Plan Approval and Special 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, an Environmental Impact Statement will not be required. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe. NAYS: None. ABSTAIN: None. The motion was declared to be carried unanimously. 14 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Chairperson Wilcox closed this segment of the meeting at 7:37 p.m. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special Approval for the proposed Cornell University contractor staging and parking area located on Palm Road, Town of Ithaca Tax Parcel 'No. 64 =1 -1, Planned Development Zone No. 9. The existing gravel area ( +/= 5.5 acres) to be contractor staging and parking. The landscaping, and stormwater facilities. Laurene Gilbert, Agent. proposal involves the regrading of the used as a centralized area for long term proposal also includes new curbing, Cornell University, Owner /Applicant, Chairperson Wilcox — Any questions of Ms. Smith while she is sitting here? Did you see the Town's comment about one of the species of trees being proposed? The Norway spruce? Ms. Smith — I did not. Chairperson Wilcox — I will read you. The plans include planting Norway spruce trees, which are listed on the Tompkins County Invasive Species Plant List. So we will... in the draft resolution we will do more than urge ... we will ask that they be replaced with something equivalent. Board Member Hoffmann — But I didn't hear that tree mentioned when she went through... Board Member Conneman — I wanted to ask a question about that. Chairperson Wilcox — Be my guest. Board Member Conneman — For information, I think I know what invasive species are and how they are defined, but Norway spruce surprises me. Is there a site within 50 miles of Ithaca where I could look at a place where Norway spruces have been invasive? I used to have them in my backyard and they grew sort of, but they certainly didn't invade anything. Ms. Balestra — The list that we used was created by the Tompkins County Environmental Management Council in coordination with Doctor Robert Wesley. So we are not sure what the answer to that question is. Ms. Ritter — We've doubled checked with Robert. I actually had a conversation with him and he confirmed that yes he does think Norway spruce and I'd actually have to say that I've seen monocultures of young, Norway spruces in areas that have just taken over in natural area. In large areas, I think once they get established, they get a group of them all in one area. They certainly are much slower than some of the other invasive. I have seen in natural areas large groupings of Norway spruce. 15 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Board Member Conneman — If you talk to him again, ask where a site is. I would like to see it just for information. Mr. Kanter — That's the thing that we always wonder about that invasive species list because some are more invasive than others and Norway spruce is one that is very commonly used by landscapers, but on the other hand, there are a number of other spruce species that are native that could easily be used to substitute. Board Member Conneman — I'm just' saying list, but its okay. it seems to me a funny one to have on the Board Member Hoffmann — You were going to talk to us about the redbud. Ms. Smith — Well, you know, Laurene had mentioned that there was a comment about one of the trees and I thought that was it and it was the Norway spruce. Chairperson Wilcox — There was also a comment made and its noted on your drawing C -102 that some of the plants were labeled as alternate 2. Ms. Smith - Yes. That alternate is accepted. We are doing that planting. Chairperson Wilcox — My thinking is, I'm looking to staff and the attorney that we may want to revise drawing C -102 or something that indicates that alternate 2 is not an alternate, but it is something that will be done or maybe that could just be something in the resolution, which says that the applicant agrees that planting plan labeled as alternate 2 will be in fact implemented. Other than that all 1. have is your word and plans, which is really what we go by, which say alternate rather than... Ms. Smith — We could submit a letter with our... Chairperson Wilcox — We'll add it to our resolution as a condition. Mr. Kanter — I see that some of the sheets are going to have to be revised any way and some of the other conditions so we could just require that that be similarly revised. Chairperson Wilcox— Okay. That works. Eva, you wanted to make a comment? Board Member Hoffmann — Do you have an idea of what other evergreen you might put in place of the Norway spruce? Ms. Smith — I'm afraid I do not. I know that Laurene would have lots of ideas if she were here and she will have lots of ideas to substitute into this package, but I don't know. Chairperson Wilcox — I believe the resolution as drafted says, "replace the proposed Norway spruce with a similar, but noninvasive tree species ". Any other questions? 16 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Chairperson Wilcox opened the public hearing at 7:43 p.m. and invited members of the public to address the board. With no persons interested in speaking, Chairperson Wilcox closed the public hearing at 7:43 p.m. and brought the matter back to the board. Chairperson Wilcox — Would someone like to move the resolution as drafted? The motion was made by Board Member Howe and seconded by Board Member Hoffmann, Chairperson Wilcox — David, what do you have for us? Mr. Dubow — Well, I think what I would suggest is you just add an additional requirement that the... something to the affect that the plans submitted with the application be revised consistent with the conditions of this approval and then if you want to go further, say including but not limited to C- 102 ... 1 don't know, it sounded like Jon had a second one as well. Mr. Kanter — Well the C -102 is already asked to be revised with replacing the Norway spruce. That is sort ... (not audible)..: add to b. Chairperson Wilcox — Revise b to note that alternate 2 plantings are no longer an alternate. Mr. Dubow — If there are no other changes, then that should do it. Chairperson Wilcox — Rod, you are okay with that? Eva, you're okay with that change? With no other discussion, Chairperson Wilcox called for a vote. PB RESOLUTION NO. 2005 -028: Preliminary and Final Site Plan Approval & Special Approval, Cornell University Palm Road, Contractor Parking Area, Tax Parcel No. 644-1 MOTION made by Rod Howe, seconded by Eva Hoffmann, WHEREAS: 1. This is Consideration of Preliminary and Final Site Plan Approval and Special Approval for the proposed Cornell University Contractor Staging and Parking Area located on Palm Road, l' Town of Ithaca Tax Parcel No. 6444, Planned Development Zone No. 9. The proposal involves regrading the existing gravel area ( +A5.5 acres) to be used as a centralized area for long term contractor staging and parking. The proposal also includes new curbing, landscaping, and stormwater facilities. Cornell University, Owner /Applicant; Laurene Gilbert, Agent, and 17 APRIL 12, 2005 PLANNING BOARD MINUTES . APPROVED 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 and Special Approval, . has, on April 12, 2005, 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 11 prepared by Town Planning staff, and 3. The Planning Board, at a Public Hearing held on April 12, 2005, has reviewed and accepted as adequate, plans titled "Title Sheet (T401), Materials & Layout" (C -101), "Grading, Drainage, and Planting Plan" (C -102), and "Details" (C -103), dated January 31, 2005, and prepared by Cornell University Planning, Design & Construction, and other materials, 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 Contractor Staging and Parking area on Palm Road, Town of Ithaca Tax Parcel No. 644-1, as shown on plans titled "Title Sheet (T- -101), Materials & Layout" (C -101), "Grading, Drainage, and Planting Plan" (C -102), and "Details" '(C 403), dated January 31, 2005, prepared .by Cornell University Planning, Design & Construction, and other application materials, subject to the following conditions: a. revision of all plans to include the name and seal of each registered land surveyor, engineer, architect, or landscape architect who prepared the plans, and the date of the plans, prior to the issuance of a building permit, and b. revision of the grading, drainage, and planting plan (Sheet C -102) to replace the proposed Norway Spruce with a similar, but non - invasive tree species, and revision of sheet C -102 to delete the "Palm Road Plant Schedule" and re -label "Alternate 2, Palm Road Plant Schedule" as the approved "Palm Road Plant Schedule, " and C. submission of one original set of the revised final site plan drawings on mylar, vellum or paper, signed and sealed by the registered land surveyor(s), engineer(s)', architect(s) or landscape. architect(s) who prepared the site plan materials, to be retained by the Town of Ithaca, prior to the issuance of a "building permit, and Wee APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED d. submission of record of application for and approval status of all necessary permits from county, state, and /or federal agencies, including the stormwater Notice. of Intent, prior to the issuance of a building permit. 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 are promoted, and b, the premises are reasonably adapted to the proposed use, and C. the proposed use and the location and design of any structure is 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 is not 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 is safely designed, and g. 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, Thayer, Howe. NAYS: None. ABSTAIN: None. The motion was declared to be carried unanimously. AGENDA ITEM: SEQR Determination: Cornell University Precinct System Upgrade, Maple Avenue, Pine Tree Road and Palm Road Chairperson Wilcox opened this segment of the meeting at 7:46 p.m. 7 Electric 19 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Chairperson Wilcox — So the reason I was told that this is before us because it seems somewhat unusual is that since it involves Precinct 7 area, just about everything that happens there must come before this board for approval. It does obviously extend outside the precinct 7 area. We have never looked at the installation of underground utilities. Sound right? Mr. Kanter — Even the portion in the low density residential zone outside of Precinct 7 although underground, its still a structure and its not a public utility. Chairperson Wilcox — I made the comment to Mike if this was NYSEG going in that we wouldn't be approving it and he said yes. Jeffrey LaPar, Cornell University My name is Jeff LaPar and my address is 134 Bower Road, Lansing NY. I'm representing the Cornell University Utility Department for the construction of an underground /overhead 15kb distribution circuit. I am here to present the plans to construct a 13 -2kb distribution circuit out through Precinct 7. The need is do to the existing 2400 -volt circuit that feeds that area. It will be overloaded upon completion of the library annex expansion. The reason to install a 13 -2kb is made based on the utility department master plan to phase out the older 2400 -volt distribution system. The electric distribution standard is a 13 -2kb 400 -amp circuit, which matches existing equipment ratings. This new circuit has been designed according to these existing standards. The construction intent is to minimize new structures, minimize the Unique Natural Area impact and the representatives from the Plantations Department has walked the entire site with me and has provided their approval. I am the acting project manager, design engineer, and I will be the construction manager. My drawings here show this is Route 366, Judd Falls Road, Pine Tree Road. This is the thermal storage tank behind the central heating plant. This is the Maple Ave substation where Cornell. receives 115kb level power. We have a 13 -2 secondary distribution equipment with a spare circuit breaker, which we plan on utilizing for this circuit. We are looking coming through this horse pasture area, We plan on crossing Pine Tree Road and Cascadilla Creek utilizing the footbridges. We would then come behind the building farm area, again extending the underground out through the orchards area. Maintaining the location outside the 75 -foot natural area buffer zone. At this point, we will transition to overhead. This will be south of the Pamalsie Orchards complex. The reason for that is we have existing overhead poles that we would like to reuse. We will extend overhead on existing poles and we have two proposed poles to the north of the library annex in order to connect to their transformer location. . This is an area photograph; just superimpose the proposed duct bank and overhead line. Along the natural area ',it shows existing plots that... and farm area. The intent is to stay within existing travel, corridors. There is also an .8 -foot deer fence located along that area. We will be on the north side of that location. Again, it is a tractor path so to speak along that area until you get to the existing overhead lines and 20 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED the intent there is to remove the 100 -up amp rated conductors and put on 400 amp rated conductors in connecting to the library annex. Any questions? Chairperson Wilcox — Just an initial one for me. I wondered about that dip to the south and that is... Mr. LaPar - That dip follows along the 8 -foot deer fence. Chairperson Wilcox — Okay. Mr. LaPar — It is outside the Unique Natural Area 75 -foot buffer zone. Chairperson Wilcox — Now, the lines'leaving the distribution facility are underground and they stay underground all the way to there and then you replace an overhead existing line, which continues east and you will add a new existing line going north or is that...? Mr. LaPar — Let me explain a little bit. The existing circuit extends from our Campus Road substation overhead. It travels,) along a NYSEG owned utility line. You will see an upper and lower circuit so to speak. We are the lower circuit. It crosses overhead. It continues around. in this fashion and comes back up around and connects into the campus distribution system at the center. The intent is to remove this existing line. So we are going to remove an existing 3 -phase circuit; we are going to put a 3 -phase circuit back on. We will lose are looping configuration at this point, but we have no critical loads in that area. The critical load will be the library annex with the heating, cooling, humidity controls associated with the materials stored there. Other facilities, again, it is the orchards facility, carpenter shop, pdc warehouse, mail center, grounds are on the remaining circuit. No research facility', in that area. Board Member Hoffmann — So you are removing some of the overhead lines. Are you also removing any of the poles? Mr. LaPar — No. We plan on reusing the existing poles. That is the intent. Board Member Hoffmann — Well, I was thinking in those lines indicated in red here that come up north /south from this new line you are putting in... Mr. LaPar — I apologize. We will be removing one pole. The southern most pole will be...the triangle next to it indicate pole- mounted transformers. That is the existing service center to the library annex. That will be going away. Mr. Kanter — Jeff, could you maybe describe a little bit more about the bridge crossing over the creek and Pine Tree Road. 21 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Mr. LaPar — Certainly. I provided several details within the final site plan package. There is also, the second to last sheet, shows a visual picture of the bridges. This is looking east. The Maple Ave substation would be at my back taking the picture across. So you can see the construction type. They are old railroad trussels that had been filled in and graded into a footpath, which is the East Hill Recreation Way I believe. The intent to cross them, if you go ahead several pages is to for the first bridge, the Pine Tree Road crossing, we will excavate down to the concrete deck, the existing concrete deck, which sits on transverse beams. We will construct a new duct bank on top of that deck, backfill over the concrete duct bank, apply asphalt on top of that. The finished will be resurfaced to match existing. Board Member Hoffmann — I want to ask a follow up question to that. Are you saying then since you are excavating out that the finished grade after you are all done on the Pine Tree Road Bridge will be the same.as it is now? Mr. LaPar —Yes. Board Member Hoffmann — Good because I was worried that it was going to be raised above what it is now. Mr. LaPar — No. The intent there is to use controlled density fill so we don't end up with a... my concern is that we are going to end up with a depression there instead of an overfill. I want to make sure that as we leave it it's properly compacted and that there is no depression. Board Member Hoffmann — But also the finished height will be the same as we see in this photograph you have. Mr. LaPar — Correct. Board Member Thayer — So you are not adding any additional weight to that? Mr. LaPar — I will say that there will be an addition of weight with the concrete, but the capacity will be the same. We are not increasing elevation level. There will be no elevation change. I have had a structural engineer review this. Board Member Thayer — That's what I, was going to ask, if it would take the extra weight okay. Mr. LaPar — Yes. This was built as a railroad trussel. The minimal amount of weight that this duct bed is going to add is... Board.. Member Thayer — It certainly looks strong enough. Board Member Hoffmann — I thought..`.I think I had the same worry that you must have had. Then I thought, my gosh, trains went over this. My second worry was if the floor of 22 this path were raised up, maybe the fence wouldn't be the fence was put in to be a certain height for safety raise it so it will be fine. APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED high enough. I have no idea if reasons. You are not going to Chairperson Wilcox — That was bridge one. Now bridge two. Mr. LaPar — Bridge two that is the Cascadilla Creek crossing. You will notice that there are transverse beams sitting on the suspension beams. On top of those beams we have existing railroad ties in one direction and then another layer of railroad ties above that. The intent is to put in pvc coded, ridged galvanized conduits above the transverse beams and below the railroad tie beams. We looked at how we were going to get those conduits into that location. We do have some boring to do from each end through concrete, which seems doable. The intent there is to support them mainly from the transverse beams supporting them up. Chairperson Wilcox — So in this case you won't even have to disturb the surface. Mr. LaPar — That's correct. All the work will be done from below, preferably during low water conditions. Board Member Thayer — So that means you don't have to close that bridge at all? Mr. LaPar — I do plan on closing the bridge during construction. My expectations are that this will not be a large John Deere type excavator. This will probably be a smaller skid steere type bobcat with an excavator attachment. While that is on the bridge, I will not be allowing traffic on that bridge. The intent is to at the end of the day to insure that the excavation is covered if there is still a need to get in the next day to pour concrete, but the intent is to cover any open excavations and remove barricades until the following day, but there will be signs erected dictating that there will be no access. believe I have another sheet in here that specifies contractor shall provide proper barricades to protect person and property during installation. Number four; the open cutting of the bike path shall take place during weekday first shift hours. The intent to do it on a weekday as opposed to weekend is that the disruption will not be to local traffic. The disruption would be during university hours when most likely students are either at school. My expectation is that there would be more traffic on the weekends during a higher recreation use time than during the weekdays. The intent is to have that opened up by 4:00 or 5:00 in the afternoon, have it accessible through the evening. If we need to get in there several days, we would again barricade it off the following morning. Mr. Kanter — That was my question. What would you anticipate the total number of days of work on the bridges would be? Mr. LaPar — I plan on having a prebid meeting with several contractors. At that point I will discuss that with them and get their feeling. My intent or what I would like to hold them to is no longer than five working days to allow disruption to that footbridge. We 23 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED are looking at approximately 300 linear feet for the entire bike path. Conduits come in 10 -foot sections. My expectations are several hundred feet should be able to be laid in one day. Being this is an area where concrete footers need to be constructed, I would allow an extra day or two for those. My intent would be no longer than five business days to have the disruption to the footpath. Chairperson Wilcox - Questions with regard to the environmental review? Anything from staff? Mr. Kanter — I think that we are pretty comfortable and Dan Walker also looked at the detailed cross - sections on all of that and we had some discussions with Jeff. The one thing we were suggesting, which is kind of environmentally related is that we wanted to see more details on the sediment and erosion control methods that would be along the trench that would be dug so any impacts will be very short term just during the digging and storage and then putting back the fill. It is a short term impact, but one that is with the creek there and we want to make sure its handled properly. Chairperson Wilcox — The issue is yes its short term, but if you get a large rainstorm while some of that excavated material is sitting there on the side, such as the one we had this weekend, measure should be taken to protect us in those cases. Again, assume the general flow at least with the underground portion, is to dig, lay conduit and cable, fill back in and move along that way so that you minimize the amount of time that dirt is laying on the side before it is put back in. Mr. LaPar — That is correct. The intent is not to open up the whole length and then start here and start laying in. The intent would be to pick several manhole locations, excavate between the manhole locations, fill that back in and then proceed on to the other side of the manhole. We are not excavating through any large swale area, as you can see from the topo lines there are no swales that will be trenching through to minimize that risk of erosion. Chairperson Wilcox — I'm all set. Board Member Hoffmann = I would, just like to add a comment and that is you mentioned that the students are not there certain hours, but this trail is used a lot by the residents around there, too, the Town people and so it would be used at other hours as well even when the students aren't using them. Mr. LaPar — That's correct. My intent is to minimize the impact on the traveled corridor. do not... Board Member Hoffmann - Yes, and 1 think what you have described would do a very good job of doing that. I just wanted to make the comment that it is not only students using this trail. Mr. LaPar Right. 24 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Mr. Kanter — Also related to that, it is not so much environmental, but it would probably be good to somehow work out a plan of action for Cornell and the Town to put out some good PR to the public on when and how this will be closed down. Chairperson Wilcox —.The Bridge over Pine Tree Road, a jogger for example, could get from one side of the road to the other when the bridge is closed. I am trying to think ... you could come down the bank, cross the road and go back up the bank on the other side and... Mr. LaPar The new pedestrian bridge was installed on the north side of the new intersection. There is a path down from this bike path that goes in this direction. There is a path down to the print shop. It would have to be a road crossing at Route 366 there and it would be able to come across... Chairperson Wilcox — Actually, Jeff, what I was thinking is where the bridge is going to be closed, they could go around the closed bridge, take an unofficial path. Mr. Kanter — If you know the area well enough you could do that. Board Member Hoffmann — It is pretty steep. Mr. Kanter = I don't think we want to have an official detour route. Chairperson Wilcox — No, we don't, but there is for those people who insist on using the path they do have a way, but we wouldn't sanction it. Anything with regard to environmental review? Would some like to move the SEQR motion at this time? The motion was made by Board Member Conneman, seconded by Chairperson Wilcox. PB RESOLUTION NO. 2005 -029: 'SEQR, Preliminary & Final Site Plan Approval, Special Permit, Special Approval, Cornell University- Precinct 7 Electric System Upgrade, Between Central Heatina Plant & Library Annex, Palm Rd., Tax Parcel No's. 634-5; 634-11; 641 -1 MOTION made by George Conneman, seconded by Fred Wilcox. WHEREAS. 1. This action is Consideration, of Preliminary and Final Site Plan Approval for the proposed Cornell University Precinct 7 Electric System Upgrade, Special Approval for the portion of the project within Planned Development Zone No. 9 (Precinct 7) on Tax Parcel No's. 63 -1 -11 and 64 -1 -1, and Special Permit for the portion of the project within the Low Density Residential Zone (LDR) on Tax Parcel No's. 63 -1 -5 and a 1:19 +/- acre portion of 63 -1 -11. The project involves the installation of a new 13.2 kV electric distribution line from the existing Maple 25 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Avenue Substation behind Comell's Central Heating Plant to the Library Annex facility on Palm Road in Precinct 7, and includes approximately 2,800 feet of underground concrete reinforced duct bank, a crossing of the bridges over Pine Tree Road and Cascadilla Creek (along the East Ithaca Recreation Way), conversion of approximately 1,400 feet of existing overhead electric lines, installation of concrete manholes to access the underground line, and installation of two new poles with overhead lines just north of the Library Annex, ending with a new service connection at the Library Annex facility. Cornell University, Owner /Applicant; Jeffrey L. LaPar, Electrical Enterprise Manager, 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, Special ,Permit, and Special Approval (within Planned Development Zone No. 9), and 3. The Planning Board, on April 12, 2005, has reviewed and accepted as adequate a Long Environmental Assessment Form Part I, submitted by the applicant (revised by Planning staff), and Part Il and attachments prepared by Town Planning staff, an application report, entitled "Cornell University. Precinct 7 Electric System Upgrade'; dated March 3, 2005, and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Site Plan Approval, Special Permit, and Special 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, an Environmental Impact Statement will not be required. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe. NAYS: None. ABSTAIN: None. The motion was declared to be carried unanimously. Chairperson Wilcox closed this segment of the meeting at 8:07 p.m. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed Cornell University Precinct 7 Electric System Upgrade, Special Approval for the portion of the project within Planned Development Zone No. 9 26 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED (Precinct 7) on Tax Parcel No's. 63 =1 -11 and 64 =1 -1, and Special Permit for the portion of the project within the Low Density Residential Zone (LDR) on Tax Parcel No's. 63 =1 =5 and a 1.19 +/= acre portion of 63 =1 -11. The project involves the installation of a new 13.2 kV electric distribution line from the existing Maple Avenue Substation behind Cornell's Central Heating Plant to the Library Annex facility on Palm Road in Precinct 7, and includes approximately 2,800 feet of underground concrete reinforced duct bank, a crossing of the bridges over Pine Tree Road and Cascadilla Creek (along the East Ithaca Recreationway), conversion of approximately 1,400 feet of existing overhead electric lines, installation of concrete manholesto access the underground line, and installation of two new poles with overhead lines just north of the Library Annex, ending with a new service connection at the Library Annex facility. Cornell University, Owner /Applicant; Jeffrey L. LaPar, Electrical Enterprise Manager, Agent. Chairperson Wilcox opened the public hearing at 8:07 p.m. and invited the public to address the board. With no persons present wishing to be heard, Chairperson Wilcox closed the public hearing at 8:08 p.m. and brought the matter back to the board. Chairperson Wilcox — I think Cornell and staff has done a wonderful job to minimize the impacts with regard to the trail and the bridges. Board Member Hoffmann — Yes, but I had one thought about this. In the materials that we got, it says that this needs to be done because it turns out the library annex is going to need more power, something like three times more .than what this system could supply. It made me wonder whether this shouldn't have been addressed when we were looking at the addition to the library annex instead of now. I mean what if there had been some sort of a constraint to'doing this now, then what? Maybe there is some other way getting the electricity there. Mr. Kanter — Then they might have trouble opening the library annex building. Chairperson Wilcox — You all set? Board Member Hoffmann — Yes. Chairperson Wilcox — Would someone like to move the motion as drafted? The motion was moved by Board Member Howe, seconded by Board Member Thayer. PB Resolution No. 2005 -030: Preliminary and Final Site Plan Approval, Special Permit. & Special Annroval. Cornell University= Precinct 7 Electric Svstem No's. 634-5; 63441; 644-1 MOTION made by Rod Howe, seconded by Larry Thayer. Parcel 27 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED WHEREAS: 1. This is Consideration of Preliminary and Final Site Plan Approval for the proposed Cornell University Precinct 7 Electric System Upgrade, Special Approval for the portion of the'! project within Planned Development Zone No. 9 (Precinct 7) on Tax Parcel No's. 63 -1 -11 and 64 -1 -1, and Special Permit for the portion of the project within the Low Density Residential Zone (LDR) on Tax Parcel No's. 63 -1 -5 and a 1.19 +/- acre portion of 63 -1 -11. The project involves the installation of a new 13.2 kV electric distribution line from the existing Maple Avenue. Substation behind Cornell's Central Heating Plant to the Library Annex facility on Palm Road in Precinct 7, and includes approximately 2, 800 feet of underground concrete reinforced duct bank, a crossing of the bridges over Pine Tree Road and Cascadilla Creek (along the East Ithaca Recreation Way), conversion of approximately 1,400 feet of existing overhead electric lines, installation of concrete manholes to access the underground line, and installation of two new poles with overhead lines just north of. the Library Annex, ending with a new service connection at the Library Annex facility. Comell University, Owner /Applicant; Jeffrey L. LaPar, Electrical Enterprise Manager, 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, Special Permit, and Special Approval, has, on April 12, 2005, 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 11 and attachments prepared by Town Planning staff, and 3. The Planning Board, at a Public Hearing held on April 12, 2005, has reviewed and accepted as adequate, an application report, entitled "Cornell University Precinct 7 Electric System Upgrade'; dated March 3, 2005, which contains plan details for the project, including drawings entitled "Proposed 13.2 KV Circuit Location" (2117105), E 400 "Bridge Crossing Overview Plan" (211105), Detail Drawings E -101 through E -106 (all dated 211105), E -108 "Trench Excavation Detail" (2/1/05), 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 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 Cornell University Precinct 7 Electric System Upgrade, Town of Ithaca Tax Parcel No's. 634-5, 634-11, and 64 -1 -1, as shown in the application report, entitled "Cornell University Precinct 7 Electric System RE APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Upgrade ", dated March 3, 2005, which includes numerous plan details, including drawings, entitled "Proposed 13.2 KV Circuit Location" (2/17/05), E ,400 "Bridge Crossing Overview Plan" (211105), Detail Drawings E401 through E406 (all dated 2/1/05), E 408 "Trench Excavation Detail' (211105), and other application materials, subject to the following conditions: a. submission of details regarding sedimentation and. erosion control measures to be implemented during construction of the project, focusing on the excavation /trench area and soil stockpiling adjacent to the trench, for review and approval of the Director of Engineering, prior to issuance of a building permit, and b. submission of a construction phasing plan, focusing on the bridge installation in order to' ensure that interruption of use of the Recreation Way be minimized, for review and approval of the Director of Engineering, Director of Planning, and Town Highway Superintendent, prior to issuance of a building permit, and C, submission of one original set of the revised final site plan drawings on mylar, vellum or paper, signed and sealed by the registered land surveyor(s), engineer(s), architect(s) or landscape architect(s) who prepared the site plan materials, to be retained by the Town of Ithaca, prior to the issuance of a building permit, and d. submission of record of application for and approval status of all necessary permits from county, state, and /or federal agencies, or documentation that no such approvals are required, prior to the issuance of a building permit, AND BE IT FURTHER RESOLVED: 1. That the Planning Board hereby grants Special Approval for that portion of the project within Planned Development Zone No. 9 (in Precinct 7) on Tax Parcels 63 -1 -11 and 64 -1 -1, and a Special Permit for that. portion of the project within the Low Density Residential Zone on Tax Parcels 63 -1 -5 and 63 -1 -11, determining that: a. the health, safety, morals and general welfare of the community in harmony with the general purpose of the Town of Ithaca Zoning Code and the specific purposes of Planned Development Zone No. 9 are being promoted, and b. the premises are reasonably adapted to the proposed use, and such use will fill a neighborhood or community need, and 29 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED 3, the proposed use and the location and design of proposed structures are consistent with the character of the district in which they are located, and 4, the proposed. use will not be; detrimental to the general amenity or neighborhood character in amounts sufficient to devaluate neighboring property or seriously inconvenience neighboring inhabitants, and 5. operations in connection with the proposed use will not be more objectionable to nearby properties by reason of noise, fumes, vibrations, illumination, or other public nuisance, than the operation of any permitted use in the zone in which the use is located, and 6. community infrastructure and services are of adequate capacity to accommodate the proposed use, and 7. the proposed use, facility design, and site layout comply with all of the provisions of the Town of Ithaca Zoning Code, and to the extent considered by the Planning Board, with other regulations of the Town, and with the Town of Ithaca Comprehensive Plan, and 8. the proposed access and egress for all structures and uses is safely designed and the site layout provides adequate access for emergency vehicles, and 91 the general effect of the proposed use upon the community as a whole is not detrimental to the health, safety and general welfare of the community, and 10, the lot area and access are sufficient for the proposed use, and 11. natural surface water drainage is adequately managed in accordance with good engineering practices, and existing drainageways are not altered in a manner that adversely affects other properties, and 12, to the extent reasonably deemed relevant by the Planning Board, the proposed use or structure complies with all the criteria applicable to site plan review set forth in the Town of Ithaca Zoning Code. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe. NAYS: None. ABSTAIN: None. The motion was declared to be carried unanimously. AGENDA ITEM: Consideration of a Sketch Plan review for the proposed reuse of the South Hill Business Campus building (formerly. Axiohm) located at 950 Danby 30 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Road, Town of Ithaca Tax Parcel No.'s 39 =1 -1.1 and 39 =1 -1.2, Industrial and Office Park Commercial Zones. The property was recently acquired by. South Hill Business Campus, LLC, with the intent of leasing space in the existing building to multiple tenants for office, industrial /warehouse, and related uses. The proposal involves a request to rezone the `existing Industrial Zone portion of the site to a new Planned Development Zone which would allow a mix of uses allowed in the Industrial, Light Industrial, and Office Park Commercial Zones. South Hill Business Campus, LLC, Andy Sciarabba, Managing Partner, Owner /Applicant, Linda Luciano, Property Manager, Agent. Chairperson Wilcox opened this segment of the meeting at 8:12 p.m. Linda Luciano, 950 Danby Road We are approaching the Town tonight to provide some information about the building and a preliminary sketch plan review basis to give you some details about the current building and also outline what we see the building becoming and get your input on possible uses that don't meet the zoning requirements and also the possibility of rezoning the building to a planned development zone. Chairperson Wilcox — Can I stop you for a second? David, do you want to do what you need to do? I forgot. Attorney Dubow — I do need to put on the record that our office represents this entity and we have a professional relationship in addition with a number of the investors in the entity so the Town has been advised that we really can't participate actively in this process, any rezoning process and we obviously aren't representing the applicant with respect to this matter. So I am here. I will be listening, but unfortunately we really can't participate because of the nature of the conflict so that if there are questions or if there are issues, arrangements have been made, as I understand it, for Susan Brock to participate in our place with respect to this particular matter. So any of those questions should be referred to her. Thank you. Chairperson Wilcox — Thank you. Go ahead. Ms. Luciano — Just some general background information. We have 70.9 acres up on south hill. There are two tax parcels. The building sits on portions of each. The part that the building sits on is zoned industrial and it also incorporates light industrial and the former owner, Axiohm, used it as a manufacturing site with their support offices. Since buying the building, our intention is to have a mixed used tenancy. Our neighbors are Ithaca College across the street, Emerson down the road and Digicom right next door and also Longview is a planned development zone, also. They are to our south. The property is accessed by two entrances. One across from Ithaca College and one right at our main lobby entrance, both have traffic lights. We have parking for 1200 cars. Right now the building has about 148 people so most of that parking is not used. 31 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED The building is 3 different sections. There is a two -story factory built in 1957 attached to a four -story office tower also original in 1957. Then in 1975 there was a two -story addition added.. Right now the yellow shows the tenants that are in place and the blue is available. Of the four different levels, there is a lot of blue and we would like to change that all to yellow. Right now our tenants are on level one. In the cafeteria we have Serendipity Catering. They cater out of the former kitchen area. Also Better Housing has a little portion of garage storage area. On level two, Better Housing just moved into the office tower and actually that is my office there and the addition is on level two, rented by Goodrich. They have been there for 10 years so they were an ongoing tenant. TPG takes the upper level of the addition and a little bit of the third floor office tower and level four is totally open. I would also like to invite any of the board members that are available to come and take a tour of the building. Pictures are one thing, but walking it is another. The services of the building are ... we are completely sprinklered. We are completely air - conditioned. We have a gas fire circulating hot water system. Water is provided by Bolton Point. There are some environmental issues associated with the building and Andy is going to elaborate on that. Andy Sciarabba, 950 Danby Road Well, I'll elaborate where I can, but I'm not an expert on environmental issues. One of our partners is S &W development, which is a Stearns & Wheler company. We brought them into the project as developers,,,. owners with us, as well as the environmental clean up. We have submitted to the DEC our application for Brownfields designation, which will be a volunteer application. We are not required to do this, but we are doing it and we want to clean it up. The investors generally live in this community. Some are outside the community, but they have the same goals that we have to make sure that the property gets cleaned up. So we are very committed to that. We are in the 30 -day comment period right now. So you probably received a letter, the Town did. Once that is over with, DEC will render a decision on our application for designation. Once that is done, hopefully we are accepted into the Brownsfield program and we will begin the process of remediation. We expect the next 6 -9 months to be more paper shuffling and making sure the plans are appropriate and getting the cost estimates from contractors and probably start doing hard work excavators... in the early part of next year. We expect a couple of years of this process. Hopefully we will complete it in three years and get our certificate of completion. We used a firm out of Syracuse who did the initial testing. Stearns & Wheler then, we brought them in as our partner and they have reviewed the testing and all the data and had some questions.,. (not ' audible) ... and we feel pretty confident that we can clean the site up. So that is kind of the overview of the environmental issues. Certainly there are no issues that affect the occupancy of the building. It is going to be outside. Any work will be on the outside. It is!kind of groundwater type issues. Chairperson Wilcox — Can I interrupt you, Andy? Asbestos? 32 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Ms. Luciano — There is some asbestos in the building. It is labeled and identified and inspected and not friable condition. Chairperson Wilcox —Thank you. Mr. Sciarabba — That is kind of it, I think. Any questions on environmental? Chairperson Wilcox — Not right now. Mr. Sciarabba — The other issue that ... (not audible) ... will be the IDA funding. Upon purchasing the building, the County Assessor, indicated our purchase price of the building and negotiated with her prior to the normal assessment period coming up this coming year what we thought would be an acceptable assessment for the property. She concurred with that. We then approached the IDA about tax abatement. You have to keep in mind that this project is only about 25% occupied right now and we have no mortgage on this property. It is all, cash going in now and will go in until we get a certificate of completion. Our costs are very high there. The energy costs are very high. The taxes were based upon $4.2 million assessment. Its been reduced down to $1.6 million and we have asked the IDA to hold the line on taxes. We are not asking for a lot of abatement. So the $1.6 million is not the new assessment on the property and we are going to stay at $1.6 million for approximately 4 years. We will pay the increase in the rate on that $1.6 million for the next 4 years. Then the remaining three years of the pilot program, we will phase out of the 12% a year for four years. So in affect, assuming that the community has already received the assessment for the taxes on the $1:6 million, they are not losing any of that at all. We will continue to pay that. We will just hold the line with the cost of living increases and then it will phase out to that point in time. Its kind of an unusual approach from the IDA standpoint because usually they see new developments come to them that are going to constructed and have an increase in assessed valuation. We came to them with already decreased assess valuation. I think the major thing was our commitment to clean up the site was very important to them and they wanted some local ownership and reuse of that property. We have gone through the public hearing process. I think all we need left at the IDA is the formal IDA approval, which, is coming up shortly at one of their next meetings. Of course that will provide us with some additional savings with materials purchases for construction, mortgages, the typical abatements that they give. Planning Board Minutes, 4/12/2005,Tape 2 Ms. Luciano To continue on and look at some of the proposed usage, we see the building as sort of an incubator space catering to maybe star up businesses that could certainly use some of our square footage and all of our amenities and then get a foothold and then grow with us, because we certainly have a lot of room for growth. We're thinking that this type of multifunctional space could be a benefit to the 83 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED community, and offer sort of a variety of needs on South Hill and maybe prevent people from having to go through the city and fill their needs right at our building. Some of the proposed usages we see are business and administrative offices, not for profit, technology based companies, manufacturers, small retail sales perhaps, research and development labs for sure, along with storage and warehousing. We've had some people approach us already about that. We have some real nice space on the fourth floor. There's a conference center along with a first floor cafeteria, provides some space that could be turned into an event or conference type space for the community. We're thinking maybe medical or dental photocopying or printing services. Actually had someone ask me about health and fitness center. And if you saw the space, it's a wide - open space, you almost think of a running track indoors. We have a lot of parking there that's not being used. We did receive a variance from the town to allow a caterer to be a tenant, but we're also thinking about restaurant or food service that would feed the people in the building as well as the people of South Hill. And we did have some inquiries about an art gallery and perhaps educational uses.. We're not really looking at student or classroom space, but sort of support or administrative educational type uses. So, I think our issue or what we're bringing to the town, is that we see a lot of good use for this right now vacant space, and we've run into a couple of problems that we're thinking a planned development re- zoning could maybe help. One of those problems is that we have a lot of people coming to us looking for space that would fit well into the building, but we aren't zoned to allow them to be there. And the second problem is that we have to even for the people that are zoned to be there, we find ourselves not meeting an occupancy requirement or some other requirement, and having to constantly come back to the Town to ask for a site review process. And it's a little bit cumbersome to have a tenant look at space and then say to them,l'm not sure if can really rent to you. I'll have to apply to the Town and wait a month and then maybe you can come here. It hinders our process a little. I think we're looking for a planned development zone to maybe help us with some of those issues, and just get feedback from the town in general. That's it. Chairperson Wilcox Questions, comments? Mr. Kanter - I'll just mention that the timing of this is coming together pretty quickly, but the Town Board heard a similar presentation last night. John Barney, before he realized entirely that there was a potential conflict of interest had started drafting a proposed Local Law to rezone the industrial portion of the site to a planned development zone. So, this draft local law, although it's very very preliminary and you'll see, we just left it on the table tonight has a lot of blanks and gaps in it. And as David had mentioned, we are going to start working with Susan Brock on this to get a little bit more of the flesh built into it, but we wanted to let you take a look at it tonight and even if you want to start talking about. the zoning aspect, certainly not make any decisions tonight, but probably what I would like to do at some point is''have Susan come into a meeting very soon if we have room on the agenda, and I don't think the next meeting will be like that because next week's meeting is pretty full. 34 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Chairperson Wilcox - It's only six public hearings... Mr. Kanter -But as Linda was mentioning, the two main things this local law would do would be to basically take a combination of uses allowed in the office park zone, the light industrial zone, and the industrial zone and then add a few others that aren't specifically listed in those like catering and educational uses and put them together with a whole new list in this new planned development zone, and then secondly, try to come up with some kind of further screening mechanism and thresholds for the site plan modification process, where every single little change doesn't have to come into the planning board if that's what the Town Board and Planning Board decide would be appropriate. Of course, that's really, a policy decision. But so those are the two main things that the local law would try to do. Chairperson Wilcox - Andy, you and I have met in some meetings along with other members of the staff, and I've expressed that, and speaking for the planning board at one point, I said we don't want to see every small little change. At least most of us don't and I think that includes you. If we can craft a local law and put together a planned development zone, or excuse me, if the Town Board can that has some reasonable units so that we can control the uses that are there. I mean I don't want heavy manufacturing and lots of nasty solvents all over the place, for example. But if we can create sort of an office campus„ that has some light industrial use, no adult entertainment though, right? Mr. Kanter - Right. Chairperson Wilcox - Because Adult' Entertainment is allowed in light industrial, right? Mr. Kanter - That's right. Chairperson Wilcox - Yeah, so light industrial without adult entertainment. Uses that are compatible, that are not environmentally unfriendly, and that we don't have to see every little door that's added or fagade that's changed or everything else, because I truly don't think we need to see all of those. Board Member Hoffmann - I think the one concern that I would have would have to do with the fact that Ithaca College is located across the street, and I wanted to ask you, do you imagine that Ithaca College would continue to use the parking areas that they use now? Mr. Sciarabba - Well, certainly in the short term yes, because we don't have any need for it, and that parking helps us with revenue stream. But as the building becomes occupied, that will have to be looked at with them. Our tenants will have to come first, and not the college, so... Board Member Hoffmann - If we were for instance to allow food service of different kinds, restaurants and so on, health and fitness center, photocopying, printing, 35 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED packaging and mailing center, and then educational uses, whether they are just administrative and support system as you said, rather than classrooms and more obvious uses. All of those things would be potentially used a lot by people who are on the Ithaca College campus, whether they are students or people who work there, staff, and teachers. And I would not like to'see this become an extension of Ithaca College. would like it to remain something that serves the community as a whole. Mr. Sciarabba - I would say, Eva that that would be... Board Member Hoffmann - And you have some of that in your description, and I thought that sounded good. Mr. Sciarabba - Right now you've got 6,000 square feet occupied by Goodrich and TPG. Ithaca College would have no interest in that whatsoever because it's not industrial; it's basically software development and that sort of thing. We will probably have some tenants where there would be Ithaca College students coming over if we have a restaurant for instance with packaging, but what it also does is eliminates a lot of traffic from going down to where that's available to them, down in the city, it takes a lot of pressure off of Aurora Street. Board Member Hoffmann- And I appreciate that, but it would al going across which might become a problem as well, and most of College have cars, so it is going to be by car probably, rather than Mr. Kanter - One thing that I think some of you or most of you Ithaca College was very interested in purchasing this building at easily have become part of Ithaca College, but that didn't happen. so create more traffic the students at Ithaca on foot. probably know is that one point, so it could Mr. Sciarabba - I would also say if I could though, that when you went through your recent rezoning of the area, that you considered making the plant portion of that particular parcel a business office park, is that right John? Mr. Kanter - That's right. Mr. Sciarabba - But you kept it as industrial, because there is a need for industrial space in the community and certainly we're not talking heavy industry anymore, that doesn't exist in Tompkins County. We're talking more startups and assembly and that sort of thing. But our remaining acreage on the other tax parcel as part of our 70 acres to the South of us, is an office park zone, '!so we're saying that basically makes a lot of sense for this entire parcel to have compensating uses available. Board Member Hoffmann -Well, the reason I made the comments that I made is, if your familiar with East Hill Plaza, it has supermarket, a dry cleaner, a drug store, all kinds of things that serve the community, the people who live around there, but it has also started to have more and more office space, Cornell University office space. As some businesses have left, the spaces 'have been converted into business use, and the 36 APRIL 12, 2005 PLANNING BOARD MINUTES . APPROVED parking lot, even though it isn't supposed to be used by Cornell staff to park, in effect it is, a lot of that parking lot is used by people who park their car there and take the bus into Cornell. And it's sort of been creeping in, and I don't like to see that. I don't want it to become a college or University use eventually by allowing things that you don't know how they are going to... Mr. Sciarabba - Well, we're not asking for a commercial designation here at all, we want fo stay within the industrial light industry, but we would also like to incorporate the business office park categories. Board Member Hoffmann - Right, but. that also includes those categories. Mr. Sciarabba - Not a supermarket, no retail is allowed. Board Member Hoffmann - Right, but actually a supermarket might serve that area very well, too and prevent people from going through the city and over to Tops and Wegmans, so you can use that argument in different ways. I just wanted to bring out that thought that I had, for you to consider. Mr. Kanter - The other way of looking at that though is that educational institutions are not necessarily these huge evil entities, and many of their office and research and laboratory type uses are actually becoming much more community oriented things, mean if you look at the new Seneca Street Office building right over there on the corner going up, and things like the new life sciences buildings,, there are going to be a lot of opportunities for these quasi - educational office laboratory high -tech business that seem like they would be ideally suited to this kind of building, and so I'm not so sure you want to exclude educational used from that kind of building per se. And it's also hard to say we like Cornell and Ithaca College and we only want you to creep so much into the community. Board Member Hoffmann - Yes, and I didn't mean to imply at all that I saw them as evil uses. Mr. Kanter - That was my own interpretation, sorry. Board Member Hoffmann - Well, anyway... Chairperson Wilcox - Make sure the minutes reflect that. [laughter] Board Member Hoffmann - What I don't want to happen is when there are some places like East Hill plaza, where there is some commercial uses that serve the residents, I don't want them to be pushed out. I know it happens in other ways, too. Wegmans and Tops provide competition and that's part of what pushes them out perhaps, but they have become very useful as neighborhood centers for the people that live around there, 37 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED so they don't have to drive through the town and the city and the town again on the other side to do everything. So I just wanted to make sure that doesn't get spoiled. Mr. Kanter - I agree with your observation on East Hill Plaza, and I felt the same way, but that's a very different situation, because that was meant to be a shopping center, and it's zoned as a community commercial, our only community commercial zone in the whole town. So, when we see Cornell ending up using perhaps half of the space in it now, it becomes less of a shopping center, and eventually you lose the threshold of being a shopping center, which attracts enough people from the neighborhoods and community to go there and shop. But I see that as a different type of commercial development from this type of building. So, it's certainly an interesting and legitimate concern, but it's a very different circumstance. Board Member Hoffmann - Well, I just wanted to voice my concern that this might happen here to, with the proximity to Ithaca College, but anyway, I've made my point. Chairperson Wilcox - (inaudible) Mr. Howe - I'm very supportive of the concept. Mr. Conneman - As Eva was just saying; it shouldn't be anything goes. You just said we didn't want to look at everything that was going on, I think there is a compromise between those two positions. Chairperson Wilcox - I didn't say that. I want to restrict in some way the uses that are allowed, but if it's what's being proposed to the owners and the rental agents.., if the use being proposed is — if the proposed — if somebody comes in and wants to rent some of their space, and the proposed use is consistent with what is allowed, there should be guidelines which, or thresholds, so we don't have to have, we don't have to see the proposal. For example, we allow light industrial activity of some sort; say it's assembly work, putting circuit boards together or whatever. That's an allowed use in the zoning in this area. If a company comes in and has 25 employees and isn't going to use any nasty solvents or anything like that and is going to open up a little light industrial facility there assembling circuit boards, maybe that's something that this boards doesn't need to see because we have already made a recommendation that the Town Board has already approve that that's an allowed use. The only changes might be putting up some new internal walls in order to segment, off. That's all I meant George. I want to restrict the uses, but we don't need to see necessarily every time they move an internal wall in order to change the configuration of the space. Mr. Conneman - But those proposed uses should be carefully looked at. Chairperson Wilcox - I think so, yes.. Mr. Kanter - That' what we'd like the ,Planning Board and Town Board to start doing, so... APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Mr. Howe - Would that be a local law? Mr. Kanter - This is.a preliminary shot at it, yeah. This did go to the Town Board and the Town Board did approve this resolution. They were very pleased with the preliminary work on the local law and liked the idea of the approach, so they asked it to come to the Planning Board to night to just start talking about it. So take it home and look it over, and hopefully, we'll have Susan Brock come back and work on it with both boards a little more. The main complication with the site plan threshold issue is that right now in the zoning, any change of use or occupancy in an existing building, requires it to come back to the Planning Board for a site plan modification. So that means that most of the blue space on these plans, which were formerly manufacturing and assembly space, if it's proposed for office use or any of the other range of uses, that's a change of use or occupancy and automatically has to come to this board. So that's one thing that we would like to look at in this local law. Chairperson Wilcox - I'm trying to figure out if it's easier to list the uses we would allow or to list the uses we wouldn't allow. I think both are going to be long lists. Board Member Hoffmann - And there are going to be uses we can't anticipate. Mr. Conneman - I think you better list both sides of that because it would give you some ideas to add and subtract from one list to the other. Mr. Kanter - Actually that is the approach that's in here so far. Board Member Hoffmann - I like the idea of using some of the space in here as incubator space, I think it's called, for startup industries and startup businesses. And we had actually talked about that on this board in the past, that this building would be very good for that. Mr. Sciarabba - It provides the opportunity for this community to have low cost, start-up space. We're not a factory town; we don't have a lot of factory buildings. So that's one thing we did have the entrepreneur's forum up there on St. Patrick's Day. About.70 people showed up, and a lot of them are young start-up companies. They go once a month to a meeting to exchange ideas. We asked how many wanted to take a tour of the building, and invariably everyone wanted to take a tour, so we ran out of people to show them around, but they were all excited. about it, for the first thing, when you see that second floor. Ms. Luciano - 540 feet long. Mr. Sciarabba - It's all open space with wood floors and all windows. And a lot of those people don't want to have just an old factory space; they want to have something with natural light in it, lower ceilings so you don't have the look of a factory building. I think that will be a good thing for us. What Fred is saying, we might have a tenant come 39 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED along and want 2000 square feet, 1500 square feet, we'd be back here every other day with that. And that's something we'd like to avoid if we could. Chairperson Wilcox - Who has the market now on little startup companies and things like that? I assume IAD probably does right now. The Colbert brothers, Integrated Acquisition and Development. Mr. Sciarabba - Well, Laner lab is where most of the incubator space started out, but that's been full and the price is pretty expensive at Laner. And then the Colbert folks have taken those companies as they've matured, and built new buildings for them. And that's a natural progression. I told: John Mazzeroni. I see us as being basically a feeder, we'll start up companies, get them going, as they get bigger they'll need to have their own building someday and maybe a more prestigious location and a more prestigious looking building then we have. And that's progression. The key is for the community to get the jobs to stay here, help them out, start them grow. And I don't think we'll be relying on any one tenant to outgrow. We won't have tenants that large that we'll be concerned about losing them. Board Member Hoffmann - I also agree with your thoughts that the site has to be cleaned up, because then that would allow you many more possible uses, I think. Besides, it's good for the whole community. Mr. Sciarabba No bank will talk to us right now. Fortunately, my investors are all committed to putting the cash in as iineed be to get us to completion, hopefully a short term and within our budget. Chairperson Wilcox - Anybody have, off the top of their heads, any uses that would really really bother them? Mr. Howe - I think we need to read through this. Board Member Hoffmann - Yes. Chairperson Wilcox - OK. Board Member Hoffmann - How about you? Chairperson Wilcox - Adult entertainment certainly comes to mind, but we already discussed that. I saw that in what was drafted. Mr. Sciarabba - We have a prohibition in our leases for a. major tenant that they will not have students occupying the building, no student classrooms and no adult entertainment use is allowed. .N APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Chairperson Wilcox - There's this thing called heavy manufacturing, and we're not going to assemble cars there. And I don't know how to define light manufacturing as opposed to heavy manufacturing. But clearly I'm looking for something that is smaller in scale. Mr. Conneman - Jonathan, there must be a definition of that someplace. Somebody else must have. Mr. Kanter - We kind of do define that right now in the industrial versus light industrial zone, and there are some specifically prohibited manufacturing uses. Things like Arsenal glass furnace, boiler works, iron, steel, grass, copper foundry, metal or smelting, manufacturing or storage of explosives or gas oil and other flammables or petroleum projects. Those are all prohibited activities. Mr. Howe - Didn't we discuss some of this for the old hospital site, because wasn't there some discussion about what was going to be allowed there? Mr. Kanter - Biggs A or Biggs B? I think at one point there was a prospective buyer who was looking for some kind of planned development zone. Mr. Howe - Right, but I vaguely remember looking at some of these items at that time. Mr. Kanter - I think you're right. Chairperson Wilcox - Anything else, Andy or Linda you need from us at this point? Ms. Luciano - No, I think we're kind of looking for input from you for what our next step should be. Chairperson Wilcox - I think formally the next step is for this board to get some more information. The Town Board certainly would like a recommendation from us. Mr. Kanter - Right, that's what they've asked for. Chairperson Wilcox - They've asked us for a recommendation. They'll make the ultimate determination with regard to will there be a planned development zone and what would it include. We'll make a recommendation to the Town Board. Mr. Sciarabba - Before all that happens, if we get tenants, prospects now coming to us, say we get light manufacturing come to us now. And because it's an existing approved use, do we have to go through site plan review for that? Mr. Kanter -Well, until a new zone, is, is without that if the Town Board decides to do that, everything would have to go under the current zoning, which is, which means we have to look at those site plan thresholds, but on the other hand, the Planning Board having heard all of this, perhaps we could figure out a way to do it very expeditiously. 41 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED Mr. Sciarabba - Yeah because we are indicating here what is currently office space and what is industrial space or open space. Mr. Kanter — What I would also hope would happen is that we could move fairly quickly and efficiently on working on this new zone. What I would suggest maybe we do is have a working group _established that .might have one or two Planning Board members and one or two Town .Board member and Andy and Linda and a couple of us staff and maybe we could sit down with Susan Brock and really start hashing out some of this and try to come back to the Town Board and Planning Board with a revised draft law that would try to address all of the concerns. Chairperson Wilcox — Some of you have been sitting out there very patiently. Would any of you like to make any comments at this point? So if we're all set with this, then we'll move on to the next item. AGENDA ITEM: SEAR Determination: South Hill Business Campus Lab Simulation Project, 950 Danby Road Chairperson Wilcox opened this segment of the meeting at 8:50 p.m. Ms. Luciano — We are coming before the board on this issue to seek site plan approval to construct a 1,588 square feet non - functional mock -up of a research lab. Also, it would include a small office and this would be on our second floor factory. This project would be funded by South Hill Business Campus and serve two function. The first would be a use for Cornell as a mock -up of one of the labs in their new Life Sciences building. So we would use their architect's plans. Initially they would use it to bring people through that would actually use the building and get feedback. It would be very short-term use and they are thinking maybe six months or so. In the long -term and why we are interested in the project is that we would then be able to use this building inside our factory to show perspective tenants how research space could look in our factory. When you take people in the second floor of the factory, its 70,000 square feet of open factory space and usually their jaw drops. It's very hard to visualize how your enclosed walls could look. We see this as sort of a marketing tool in a way to be able to show them that lab space would fit beautifully here and this is how it could look. So it is kind of a win -win situation for both Cornell immediate use and for us in the long -term use. The second floor factory is right here, about 70,000 open square feet and this little area right here would be the area that would be the spot that they would build the mock -up. Our main lobby is right here so as you enter the building it's on the same level. Its easy access for groups to come in and look. There would be three parts to the construction. There would be a lab space where they would be able to simulate the lighting conditions. I think that is mainly what they are interested in along with the furniture layout and have people take a look before the build a giant building and this is a way for some user feedback. There would be a little fume hood 1 -cove. Nothing is functioning in the space though. Also'; a little attached office area. So we are coming before the board because this doesn't meet the current occupancy. It was formally 42 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED used as manufacturing space and this would be a change in occupancy for what we would call research and development and so here we are. Chairperson Wilcox — So people get to come and look at it? Ms. Luciano — Come and look at it. Chairperson Wilcox — Maybe put some chairs in it and bounce around the chairs or check out the different colors or materials or whatever that might reasonably make up this space. Ms. Luciano — Darlene Hackworth at Cornell is also here tonight. I don't know if she wants to say something about the anticipated use or who exactly would be coming through. Diane Hackworth, Cornell University Good evening. Essentially as Linda mentioned it is a planning tool. It's been a long process as we have worked through with the researchers and the architects planning the space and a lot of the things are still in question. Some researchers feel that the lighting levels won't perform as indicated. So this will be a test to show the lighting as well as some other features. Carpet selection has been an issue. The I -cove as Linda pointed out, we have had some configuration issues as to how it should be positioned with the office. We are looking at furniture, textures, making it more inviting for those who will be spending a lot of time in their office. So there are a lot of people who will be doing important research and spending a lot of time in these spaces and so we want to make sure that we get it right. So this is our opportunity to do so and the space that we looked at, at South Hill fits that purpose. Chairperson Wilcox — Questions? Thank you very much. Mr. Sciarabba - Jim Ainslie, who is our contractor is also here. He has been working and interacting right now with Cornell on what is going. to happen and how it is going to happen. So if you have any questions, I'm sure Jim will be happy to answer any questions you may have. Chairperson Wilcox — Do we have any questions? No. I don't think so. It's a good idea. Board Member Hoffmann — I think it's a fine idea, too. Chairperson Wilcox — All right. Would someone like to move the SEQR motion? The motion was made by Board Member Conneman, seconded by Chairperson Wilcox. 43 APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED PB RESOLUTION NO. 2005 -031: SEAR, Preliminary & Final Site Plan Approval, South Hill Business Campus — Lab & Office Simulation Proiect, 950 Danby Road, Tax Parcel No. 39 -1 -1.2 & 39 -1 -1.1 " MOTION made by George Conneman, seconded by Fred Wilcox. WHEREAS. 1. This action is the consideration of Preliminary and Final Site Plan Approval for the proposed South Hill Business Campus Laboratory and Office Simulation Project located at 950 Danby Road, Town of Ithaca Tax Parcel No. 39 -1 -1.1 and 39- 1 -1.2, Industrial Zone. The project involves utilizing +/- 3,240 square feet of factory floor space for the purpose of accommodating construction of 1, 588 sq. ft of laboratory and office space mock -ups, and related uses. The project will initially serve Cornell University and facilitate the design of lab and office space used in the new Life Sciences Technology. Building. The South Hill Business Campus will subsequently use . the mock -up space as a marketing tool for perspective tenants. South Hill Business Campus, LLC, Andy Sciarabba, Managing Partner, Owner /Applicant; Linda Luciano, Property Manager, 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 4. The Planning Board, on April 12, 2005, has reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Part 11 prepared by Town Planning staff, a drawing entitled "South Hill Business Campus Level 2 ", date stamped 3114105, and other application materials, 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 makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed, and, therefore, an Environmental Impact Statement will not be required. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe. NAYS: None, ABSTAIN: None. Cl:! APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED The motion was declared to be carried unanimously. Chairperson Wilcox closed this segment of the meeting at 8:58 p.m. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed South Hill Business Campus Lab Simulation Project located at 950 Danby Road, Town of Ithaca Tax Parcel No.'s 39 -1 -1.1 and 39- 1 -1.2, Industrial and Office Park Commercial Zones. The proposal involves converting +/- 3,240 square feet of the existing second floor factory to accommodate the construction of a +/- 1,588 square foot research lab and office space to be used as a. marketing tool for perspective tenants of the building, along with additional space for miscellaneous storage and related uses. Initially it will be used as a mock -up for the design of the new Life Science. Building at Cornell University. South Hill Business Campus, LLC, Andy Sciarabba, Managing Partner, owner /Applicant; Linda Luciano, Property Manager, Agent Chairperson Wilcox opened the public hearing at 8:58 p.m. and invited members of the public to address the board. With no persons present wishing to be heard, Chairperson Wilcox closed the public hearing at 8:59 p.m. and brought the matter back to the board. Chairperson Wilcox — Comments? The motion was made by Board Member Howe, seconded by Board Member Thayer. PB RESOLUTION NO. 2005 -032: Preliminary & Final Site Plan Approval, South Hill Business Campus — Lab & Office Simulation Project, 950 Danby Road, Tax Parcel No. 39-1-1.2 & 39 -1 -1.1 MOTION made by Rod Howe, seconded by Larry Thayer. WHEREAS. 1. This action is the consideration of Preliminary and. Final Site Plan Approval for the proposed South Hill Business Campus Laboratory and Office Simulation Project located at 950 Danby Road, Town of Ithaca Tax Parcel No. 39-1-1.1 and 39- 14.2, Industrial Zone. The'' project involves utilizing +/- 3,240 square feet of factory floor space for the purpose of accommodating .construction of 1, 588 sq. ft of laboratory and office space mock -ups, and related uses. The project will initially serve Cornell University and facilitate the design of lab and office space used in the new Life Sciences Technology Building. The South Hill Business Campus will subsequently use the mock -up space as a marketing tool for perspective tenants. South Hill Business Campus, LLC, Andy Sciarabba, Managing Partner, Owner /Applicant; Linda Luciano, Property Manager, Agent, and ER APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED 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 accepted as adequate a short Environmental Assessment Form, Part 1, submitted by the applicant; and Part fl, prepared by the Town Planning Department, and has on April 12, 2005, made a negative determination of environmental significance, and 3. The Planning Board, at a Public Hearing held on April 12, 2005, has reviewed and accepted as adequate, a Short Environmental Assessment Form Part I, submitted by the applicant, and a Part ll prepared by Town Planning staff, a drawing entitled "South Hill Business Campus Level 2 ", date stamped 3114105, 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 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 South Hill Business Campus Laboratory and Office Simulation Project located at 950 Danby Road, Town of Ithaca Tax Parcel No. 39-1-1.1 and 39 -14.2 as shown on a drawing entitled "South Hill Business Campus Level 2 ", date stamped 3114105, subject to the following conditions: a. submission of an original final site plan on mylar, vellum, or paper, revised to include proper title, with name of project, name of person(s) who prepared plan, date of map, location /address of project, and scale of map, to be retained by the Town of Ithaca, prior to the issuance of a building permit. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe. NAYS: None. ABSTAIN: None. The motion was declared to be carried unanimously. AGENDA ITEM: APPROVAL OF MINUTES — March 15, 2005 PB RESOLUTION NO. 2005 =033: Approval of Minutes — March 15, 2005 MOTION by Fred Wilcox, seconded by George Conneman. RESOLVED, that the Planning Board does 2005 minutes as the official minutes of the I eetings as presented. The vote on the motion resulted as follows: AYES: Wilcox, Conneman, Thayer, Howe. NAYS: None. ABSTAIN: Hoffmann. The vote on the motion was carried. AGENDA ITEM: OTHER BUSINESS APRIL 12, 2005 PLANNING BOARD MINUTES APPROVED hereby approve and adopt the March 15, Town of Ithaca Planning Board for the said The board discussed items coming up on the next Planning Board agenda. The board discussed the upcoming site visit to Evan Monkemeyer's property. ADJOURNMENT On motion by Board Member Conneman, the meeting was adjourned at 9:05 p.m. Respectfully Submitted, (Carrie Coates Whitmore Deputy Town Clerk 47 e TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday, April 12, 2005 AGENDA 7:00 P.M. Persons to be heard (no more than five minutes). 7:04 P.M. SEQR Determination: Ithaca College 2 -Lot. Subdivision, 253 Stone Quarry Road. 7:05 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 253 Stone Quarry Road, Town of Ithaca Tax Parcel No. 39 -1- 33.2, Low Density Residential Zone. The proposal includes subdividing a +/- 1.343 -acre parcel (containing the existing residence and barn) from the southwestern corner of the +/- 13.6 -acre parcel. Ithaca College, Owner /Applicant; Rick Couture, Agent. 7:10 P.M. SEQR Determination: Cornell University Contractor Staging & Parking Area, Palm Road. 7:15 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special Approval for the proposed Cornell University contractor staging and parking area located on Palm Road, Town of Ithaca Tax Parcel No. 64 -1 -1, Planned Development Zone No. 9. The proposal involves the regrading of the existing gravel area ( +/- 5.5 acres) to be used as a centralized area for long term contractor staging and parking. The proposal also includes new curbing, landscaping, and stormwater facilities. Cornell University, Owner /Applicant; Laurene Gilbert, Agent. 7:20 P.M. SEQR Determination: Cornell University Precinct 7 Electric System Upgrade, Maple Avenue, Pine Tree Road and Palm Road. 7:30 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed Cornell University Precinct 7 Electric System Upgrade, Special Approval for the portion of the project within Planned Development Zone No. 9 (Precinct 7) on Tax Parcel No's. 63 -1 -11 and 64- 1 -1, and Special Permit for the portion of the project within the Low Density Residential Zone (LDR) on Tax Parcel No's. 63-1-5 and a 1.19 +/- acre portion of 63 -1 -1 L. The project involves the installation of a new: 13.2 kV electri c distribution line from the existing Maple Avenue Substation behind Cornell's Central Heating Plant to the Library Annex facility on Palm Road in Precinct 7, and includes approximately 2,800 feet of underground concrete reinforced duct bank, a crossing of the bridges over Pine Tree Road and Cascadilla Creek (along the East Ithaca Recreationway), conversion of approximately 1,400 feet of existing overhead electric lines, installation of concrete manholes to access the underground line, and installation of two new poles with overhead lines just north of the Library Annex, ending with a new service connection at the Library Annex facility. Cornell University, Owner /Applicant; Jeffrey L. LaPar, Electrical Enterprise Manager, Agent. 7:45 P.M. Consideration of a Sketch Plan review for the proposed reuse of the South Hill Business Campus building (formerly Axiohm) located at 950 Danby Road, Town of Ithaca Tax Parcel No.'s 39 -1 -1.1 and 39- 1 -1.2, Industrial and OfficelPark Commercial Zones. The property was recently acquired by South Hill Business Campus, LLC, with the intent of leasing space in the existing building to multiple tenants for office, industrial/warehouse, and related uses. The proposal involves a request to rezone the existing Industrial Zone portion of the site to a new Planned Development Zone which would allow a mix of uses allowed in the Industrial, Light Industrial, and Office Park Commercial Zones. South Hill Business Campus, LLC, Andy Sciarabba, Managing Partner, Owner /Applicant; Linda Luciano, Property Manager, Agent. TOWN OF TTHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, April 12, 2005 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, April 12, 2005, at 215 North Tioga Street, Ithaca, N.Y., at the following times and on the following matters: 7:05 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 253 Stone Quarry Road, Town of Ithaca Tax Parcel No. 39 -1 -33.2, Low Density;Residential Zone. The proposal includes subdividing a +/- 1.343 -acre parcel (containing the existing residence and barn) from the southwestern corner of the +/- 13.6 -acre parcel. Ithaca College, Owner /Applicant; Rick Couture, Agent, 7:15 P.M. Consideration of Preliminary and Final Site Plan Approval and Special Approval for the proposed Cornell University contractor staging and parking area located on Palm Road, Town of Ithaca Tax Parcel No. 64- 1-1, Planned Development Zone No. 9. The proposal involves the regrading of the existing gravel area 5.5 acres) to be used as a centralized area for long term contractor staging and parking. The proposal also includes new curbing, landscaping, and stormwater facilities. Cornell University, Owner /Applicant; Laurene Gilbert, Agent. 7:30 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed Cornell University Precinct 7 Electric System Upgrade, Special Approval for the portion of the project within Planned Development Zone No. 9 (Precinct 7) on Tax Parcel No's. 63 -1 -11 and 64 -1 -1, and Special Permit for the portion of the project within the Low Density Residential Zone (LDR) on Tax Parcel No's. 63 -1 -5 and a 1.19 +/- acre portion of 63 -1 -11. The project involves the installation of a new 13.2 kV electric distribution line from the existing Maple Avenue Substation behind Cornell's Central Heating Plant to the Library Annex facility on Palm Road in Precinct 7, and includes approximately 2,800 feet of underground concrete reinforced duct bank, a crossing of the bridges over Pine Tree Road and Cascadilla Creek (along the East Ithaca Recreationway), conversion of approximately 1,400 feet of existing overhead electric lines, installation of concrete manholes to access the underground line, and installation of two new poles with overhead lines just north of the Library Annex, ending with a new service connection at the Library Annex facility. Cornell University, , Owner /Applicant; Jeffrey L. LaPar, Electrical Enterprise Manager, Agent. 8:10 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed South Hill Business Campus Lab Simulation Project located at 950 Danby Road, Town of Ithaca Tax Parcel No.'s 39 -1 -1.1 and 39 -1- 1.2, Industrial and Office Park Commercial Zones. The proposal involves converting +/- 3,240 square feet of the existing second floor. factory to accommodate the construction of a +/- 1,588 square foot research lab and office space to be used as a marketing tool for perspective tenants of the building, along with additional space for miscellaneous storage and related uses. Initially it will be used as a mock -up for the design of the new Life Science Building at Cornell University. South Hill Business Campus, LLC, Andy Sciarabba, Managing Partner, "owner /Applicant; Linda Luciano, Property Manager, Agent. 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 impairments, 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. Jonathan Kanter, AICP Director of Planning 273 -1747 Dated: Monday, April 4, 2005 Publish: Wednesday, April 6, 2005 TOWN OF ITHACA PLANNING BOARD SI6WIN SHEET DATE: April 12, 2005 (PLEASE PRINT TO ENSURE ACCURACY IN OFFICIAL MINUTES) PLEASE PRINT NAME PLEASE PRINT ADDRESS /AFFILIATION 2 L. 6 (/�� S- oy Wert h���;;� YZcQ - tl.0ccA C)P Ile 44 S ou ccC Cov Vie kl k u�e S � r LLv o c) qL3-b'D(qy) bcOCT2 Ls e,�L-)TH d-11 A� T L25[vjej.�6 0,ALLq b�or -cq C w 0 fk-,v Lp S eY1 �1 y n� �L /�/1��✓ I C 1�l f / 1� vv\ )vc-� TOWN OF ITHACA 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, AQriI 12, 2005 commencing at 7:00 P.M., as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board _ 215 North Tioga Street. Date of Posting: Date of Publication: April 4, 2005 April 6, 2005 taMd,.a.. ey&. Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) . Sworn to and subscribed before me this 6th day of April 2005, Notary Public CONNIE F. CLARK Notary Public, State of New York No. 01 CL6052878 Qualified in Tompkins County Commission Expires December 26, 20 06