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HomeMy WebLinkAboutPB Minutes 2006-08-15FINAL MINUTES, PLANNING BOARD August 15, 2006 REGULAR MEETING TOWN OF ITHACA PLANNING BOARD FILE TUESDAY, August 15, 2006 DATE 215 NORTH TIOGA STREET ITHACA, NEW YORK PRESENT Fred Wilcox, Chairperson; Eva Hoffmann, Board Member; George Conneman, Board Member; Larry Thayer, Board Member; Rod Howe, Board Member; Susan Brock, Attorney for the Town; Daniel Walker, Director of Engineering (7:29 p.m.); Susan Ritter, Assistant Director of Planning; Mike Smith, Environmental Planner; Carrie Coates Whitmore, Deputy Town Clerk; Paulette Neilsen, Deputy Town Clerk, EXCUSED Christine Balestra, Planner; Nicole Tedesco, Planner; Tracy Mitrano, Board Member Kevin Talty, Board Member; Jonathan Kanter, Director of Planning. OTHERS Bob Chiang, Humphries Service Building, Cornell University; Linda Luciano, 950 Danby Rd. Suite 104; Andy Sciarabba, South Hill Business Campus; Robert O'Brien, Holt Architects; Peter Trowbridge, Trowbridge & Wolf; Russ, WHCU Raio CALL TO ORDER Chairperson Wilcox declares the meeting duly opened at 7:03 p.m., and accepts for the record Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on August 7, 2006 and August 9, 2006, 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 August 9, 2006, Chairperson Wilcox states the Fire Exit Regulations to those assembled, as required by the New York State Department of State, Office of Fire Prevention and Control. PERSONS TO BE HEARD Chairperson Wilcox invited any member of the audience wishing to address the Board on matters not on the agenda to come forward. There was no one present wishing to address the Board. SEQR Cornell University Grounds Department, Facilities Improvements, Palm Road. Bob Chiang, Humphries Service Building, Cornell University I am here to present the grounds improvement project. This is an aerial photograph of the area just to give you an idea of the existing conditions. Route 366 is along here. Game Farm road is off to the east and Caldwell Road and Palm road are off to the west 1 FINAL_ MINUTES, PLANNING BOARD August 15, 2006 of this site. The grounds operation building is just around the corner here. This is a project to improve their facilities, their operation facilities. By that I mean their material storage and their material handling facilities. The scope of work is really pretty straightforward and I think was summarized quite well by Sue's letter here. All we intend to do is widen the existing gravel driveways that access the site and those will remain as gravel surfaces. We'll construct a couple of gravel pads for their material storage and operations. We'll construct a visual buffer along Route 366 and we will improve the drainage through the site. It will become more organized and then we'll also detain and treat the additional run -off generated by the additional impervious areas. And, that pretty much is the scope of work. Chairperson Wilcox — Would you address any potential environmental concerns that your aware of. Mr. Chiang — To me the only impact really are the additional run -off from the gravel, additional gravel surfaces. And that we will mitigate by increasing the detention area of an existing pond that we built for the Mason's parking lot facility. Board Member Hoffmann — Can I ask you to show on the photograph where these gravel paths are going to be and where the pond is. Chiang - The because of the angle of this photograph, the perspective is foreshortened somewhat. So. although this area looks like a square on the photograph its actually a rectangular parcel of land. So one of the gravel paths will be in this area and the other will be in this area, down to about this line. Hoffmann Okay, and does the pond show up in this photo? Chiang — It does not. We'll construct a dry swale to convey the water down to the pond, which is just below this ah, fenced area. Hoffmann — Okay. I was looking at the maps or There is one called C 101, to see where the pond you know where it is? Chairman Wilcox — It is off the map. Board Member Hoffmann - It is off this map too? Chairman Wilcox — Yup: the drawings that you sent along. was and did any of you find it? Do Board Member Hoffmann - Is it the one that is shown in the little extra, the little extra rectangular drawing in the bottom left corner? Ok, and does that drawing show the existing condition or the one that you are planning to build? 2 Mr. Chiang — Both FINAL MINUTES, PLANNING BOARD August 15, 2006 It shows the existing conditions plus the event of the expansion. Board Member. Hoffmann - I guess I am not sure that I understand the drawing correctly. Could you show us, do you have the drawing? Could you show us, which is the existing and which. is the proposed? Mr. Chiang - The existing forms sort of an L shape, which is really a detention area plus the swale that leads to the south and the entire area to the east, is expansion, the heavier, darker line. Board Member Hoffmann - I see. Chairperson Wilcox - Subtly one is darker than the other. Mr. Walker - Bottom side up AI. Board Member Hoffmann - And lets see ... was this one that you worked on Susan? Ms. Ritter —Yes. Board Member Hoffmann — Do we have in the text a description of the current and the proposed? Or is this all we have? Ms. Ritter - This is what we have. What were you thinking of? Board Member Hoffmann — Well there aren't, there aren't ..: well I guess there is a scale here so I can measure off the dimensions. Ms. Ritter - For the detention facility Eva? mean? Board Member Hoffmann - Yes. For the detention facility ?. Is that what you Ms. Ritter - Essentially what they are doing is doubling it in size. You can tell from the, from the... Board Member Hoffmann = I guess I would have liked to see a map which shows where it draws .. . Ms. Ritter - I did show ... if you look at my aerial it does ... Board Member Hoffmann - Oh, that's where it is. Ms. Ritter — It's on that ... yeah ... so on this aerial, which in a circle, at the circle, that's where it's located. 3 FINAL MINUTES, PLANNING BOARD August 15, 2006 Board Member Hoffmann - All right, all right. Thank you. That helps. Ms. Ritter— Oh, okay. Also Bob's drawing here also does show it there as well. Does show the location: Board Member Hoffmann.- Oh I thought you said it didn't show. That's what puzzled me. Chairperson Wilcox — Oh, I'm sorry, that's show. It doesn't show... Board Member Hoffmann - Oh all right. it doesn't show that on ours... * it doesn't Chairperson Wilcox - Although it does show on this one, which we have, which is a smaller version of what's' been presented.. You all set for now Eva? Board Member Hoffmann -Yes, Chairperson Wilcox — Gentlemen, any questions with regard to the environmental review? All — No Chairperson Wilcox — Susan anything with regard to the environmental review? Mr. Ritter — No. Chairperson Wilcox - All right. Board Member Thayer - I'll move the SEQR. Board Member Conneman — So moved. Chairperson Wilcox = Seconded by George Conneman. Any further discussion? Board Member Hoffmann - Susan did have some comments about things that are included in the resolution.' I'm concerned about this retention pond and that it's not in very good operating condition. Now is that something that we need to discuss in the environmental review do you think? Ms. Ritter - Well you would want ... sure you would want to talk about that, probably now. I think the engineering department just felt that... like you know, some good oversight on the, on the expansion of the facility would be a good thing and they do have a person at Cornell now, I've spoken to him. A Tom Donson and he is the... he essentially ... I'm not sure of his title but, he is the stormwater coordinator person at Cornell. He is going R to be doing a lot more reporting to the Town these things are in goy him and realizing that on them regularly. FINAL MINUTES, PLANNING BOARD August 15, 2006 inspection it sounds like at these facilities and he would be doing as well as to ... after he does an inspection to make sure that A operating condition. So I felt pretty comfortable after talking to he is going to be going out regularly to these sites and reporting Chairperson Wilcox - Is that a new... is that a new position at Cornell? Ms. Ritter — It's not a new position but it seems as though ... it just seems like it is getting more organized. Mr. Chiang — That's correct. Ms. Ritter - Yeah. I think Cornell just realizes it has a lot of facilities;: stormwater facilities throughout the campus and they really needed to get a handle on it and this is a way to do it and Bob... I think Bob used to or not Bob, Tom used to be, he used to be the one he would go out and inspect any of.the erosion and sedimentation controls during construction and he would look at the facilities after they had been constructed. But now I believe perhaps his job has been expanded to inspecting these, going back looking at these and making sure these facilities operate well. So, I felt pretty comfortable after hearing that. Board Member Hoffmann - I think it is good if they had one person who sort of oversees everything. Ms. Ritter — Yes. Board Member Hoffmann - So somebody knows something about the state of things. Chairperson Wilcox - I also think that we have a very good clause that was added to the draft of the, of the actual preliminary and final site plan approval resolution ... Board Member Thayer — Right. Right. Chairperson Wilcox - When we get to that.... which requires inspection and reporting. That's in conjunction with a new law, which the Town Board may be considering. Ms. Ritter — Correct, although we are not asking them to sign that agreement. We have not asked for Cornell to sign the agreement ... I guess: partially. the rationale was that they have .... I'm not really sure .... (laughter) Chairperson Wilcox - They have the personnel and expertise: Ms. Ritter — Yeah, I guess that's. 5 FINAL MINUTES, PLANNING BOARD August 15, 2006 Board Member Hoffmann - From putting up any structures or planting anything that would obstruct the view over into Dryden actually. Across those fields ... so, that's what I'm talking about. I want to be sure that the plantings are placed in such a way, and the plants are chosen in such a way, that they obstruct what you want to keep from being seen but not that view. Ms. Ritter - Might we be able to add that to the condition.. To just, just to strengthen what it says. Board Member Hoffmann - It was in the earlier... it was in the first.. Ms. Ritter - Right... right now it does say .., we're not there yet. Chairperson Wilcox - We, we ... YOU 're right. We're not there yet, but that's fine. Board Member Hoffmann - ...but I feel, I feel this is part of the environmental to Chairperson Wilcox - Your fine, your fine Board Member Hoffmann - ...and in the earlier resolution that we had for last meeting, it does have these further results were it mentions, under point d, consideration has been given to minimizing adverse impacts of the proposed use upon any natural area or view area. Ms. Ritter — Yeah. I wasn't under the impression that this was the area that was considered the natural area view area. That was further up 366, actually right there. Board Member Hoffmann Yeah... but depending upon which trees and how they are placed, it could block some of that view and that's what I want to be sure doesn't happen. Chairperson Wilcox - This is ... these are the fields to the north? Board Member Hoffmann - They are ... as you come out 366 from campus ... they are on your right. Chairperson Wilcox — Right. Board Member Hoffmann - Between this side and Game Farm Road. Chairperson Wilcox - Correct. Okay. Board Member Hoffmann- That's the land that is protected.... Chairperson Wilcox - Yup. So its... its to the north ...yeah... that's to the north. FINAL MINUTES, PLANNING BOARD August 15, 2006 (Laughter) Chairperson Wilcox - How's that Ms. Ritter — Yeah, if .it's off campus we have required it, if it's on campus we have not required it. There's been sometimes discussion like should .we. ... shouldn't we... we haven't been ... do we start now.... Chairperson Wilcox - But we could require it in the future. The Town could require it in the future. Ms. Ritter - Yeah. Right. Chairperson Wilcox - And would have:., up. Ms. Ritter — Yeah, yeah. Chairperson Wilcox - All right. potentially would have the local law to back it Board Member Hoffmann — I had one other comment, which maybe should be brought up now and that is... I like the idea of the planting along Route 366 to shield things that maybe won't be so attractive to look at in the site you're working on but, I would like to be sure that the plantings are such that they do not block the views over the land further to the east. Which as you pointed out in your papers, is an area, which is protected as a scenic area. Mr. Chiang — Well... Board Member Hoffmann - So no huge... Mr. Chiang - We should create a clause stating that we would to submit a more detailed plan of the, of the... Board Member Hoffmann - Right. But the detailed plan should be presented tonight, actually, because what we are considering is Preliminary and Final Approval. Do you have anymore detailed plans about the plantings? Mr. Chiang - I don't. Board Member Hoffmann - Can you...do you have any idea what kind of plantings are considered to go. in there? Mr. Chiang - There was a list developed by our grounds department. A FINAL MINUTES, PLANNING BOARD August 15, 2006 Board Member Hoffmann - Do you have the list? Mr. Chiang - I'm not sure that I did bring it with me. Ms. Ritter - I thought that we were given a list. Mr. Chiang - I did submit it. I'm not sure Ms. Ritter —Yeah. Chairperson Wilcox - It's not going to be in the drainage analysis. So I d. on't think we have it. Ms. Ritter -- I knew what it was for some reason. So give me a second. Oh, I see it's on ... it's on this plan ... it's up in a corner and it just points out ... plant new cedars, willows, oaks, maples, spruce, pine in informal plantings. Board Member Hoffmann - In the which corner? Ms. Ritter - It's on the... Chairperson Wilcox - On the left... Board Member Hoffmann - Upper left. Ok. Well those are pretty tall trees and they can get very wide too. Ms. Ritter — Now, are you thinking... Eva, if you look at this aerial ... so this is the area... Board Member Hoffmann - Right. Ms. Ritter — Are you fearful that this is going to block this view? Because if you are driving down 366... I know when you drive past ... you do see this degraded area and without the screening, I mean, that's what you see. Board Member Hoffmann — Yeah. I'm not sure that this area right. here is going to actually block the view of these woods. I'm not talking about McGarren Woods. I'm talking about the area between McGarren Woods and Route 366 Which in this, I forget what, what this area is called now. Is it number seven or number nine? Chairperson Wilcox - Precinct 71 :Board Member. Hoffmann - Precinct 7. It has an area, which is protected... right... from when that precinct was first set up. Ms. Ritter -Yeah. I'm... 7 FINAL MINUTES, PLANNING BOARD August 15, 2006 Board Member Conneman - I don't see how these trees could block that view. I'm a little unclear about that. Board Member Hoffmann — Well... Board Member Conneman - Given the angle of the road. Board Member Hoffmann - I'm not sure when they would either...but I just want to be sure that they are chosen and placed in.such a way that they don't. Mr. Chiang - One thing I can add is that with the alignment of trees as we show them there, I think that the views you are talking about, this would be rather parallel.... but I'm not sure that I understand how they would block the view either. Board Member Hoffmann But one of the things that I could suggest, though I don't think that that's my job, but I might suggest putting them further back from the road.. More south of route 366, closer to the project area. Yeah. That might leave more of the viewshed from the road open. Board Member Hoffmann - And if you want plants closer to the road, make sure that they are low enough so that they can be seen across or over as one goes by there, either walking, biking or riding in a car: Chairperson Wilcox - You have an interesting dilemma. Do you want to ... you want to hide part of this site because we know what's on this site. It's a construction staging area, a construction debris area; it has various concrete forms on that I have seen and all sorts of other stuff. So I know that you want to block and we want to block, while at the same time, Eva 's point is that there are farm fields to the north on the same side of the road which we do not want to block. (Inaudible) Chairperson Wilcox - Yeah...youIre right, you're right. To the northeast yeah... whose view we don't want to block and I think what we can do when we get to the environmental review we can make sure that we word the .., Board Member Thayer - Eva's suggestion of bringing it back a little.. Chairperson Wilcox — Yeah... because that will open up the view. If you're going... if you're driving northeast along 366 you want to be able to look straight ahead slightly to your right and see that field there. Board Member Thayer — Right. Chairperson Wilcox - Which I might point out, is in the Town of Dryden anyways. 9 FINAL MINUTES, PLANNING BOARD August 15, 2006 Board Member Hoffmann -- But those are actually the hills that are part of the ..: Board Member Thayer - Yeah right. Chairperson Wilcox - Yup ... yup Mr. Chiang - Now that you've clarified the view that your concerned about... is it while you are driving here to see these fields? Chairperson Wilcox - And, and beyond... but you're right... Mr. Chiang — I don't think that's possible because of the existing topography. This is the ridgeline sort of where it's a' break over. So as you come up the road, you are seeing the hillside before you can see the farm fields.. You don't see the field until you are beyond this driveway. Board Member Hoffmann But the whole idea is about not putting anything in those farm fields, is to be able to see beyond them to the hills. Mr. Chiang - But I just don't think its possible from that stretch of the roadway. Chairperson Wilcox - If its. not possible, then you're in ... your in a good position now. How's that: Mr. Chiang - Well then I'm not exactly sure how to modify our planting plan to... Board Member Hoffmann - Well, that's why it would have been nice if you had had a more detailed planting plan with you before we did this approval. And that's how it should be. I don't know why you don't have it, quite frankly. Chairperson Wilcox - What's the Board's pleasure right now ?' I do have a motion and second on SEQR but we're ...we have... Board Member Conneman - You can write that into... Board Member Thayer - Just write it into the next resolution... Board Member Conneman - The next resolution. Chairperson Wilcox - Yeah... I don't know how you're going to word it, but sure. Sure ... why not, we can write it right in. Board Member Thayer - Susan'll take care of it. Ms. Brock — I already have wording. 10 FINAL MINUTES, PLANNING BOARD August 15, 2006 Board Member Hoffmann - But if its written into this resolution its likely going to be one of those that's left up to the planning director or some other staff member. Ms. Brock — That's right. Board Member Hoffmann - Other than us deciding it... Chairperson Wilcox - That's correct. Board Member Hoffmann -..,and that's our job, to do that. Board Member Thayer - Absolutely. Chairperson Wilcox - That's correct. Board Member Hoffmann - And that's why I don't like it... Board Member Howe - For this particular instance, I'm comfortable... Board Member Hoffmann -,-,,that it's not in here. Board Member Howe - That is true, but there are certain things that we do defer to the planning staff of which they are good at. Board Member Hoffmann - That's true. But you know if we have been assigned this job we should try to do it instead of ... Board Member Howe - Well we will, we will do it Eva.., well, stop pushing it all. Chairperson Wilcox — Go... What do you got Susan? Ms. Brock — The Changes to the Preliminary Site Plan Approval and special Approval Resolution, paragraph 2e of the resolve clause on page 2 would be modified to read " submission of a planting plan indicating the size species and approximate number of trees to be included in the vegetative screen, which plans shall assure that views from route 366 to the south towards Game Farm Road and beyond are not blocked, acceptable to the Director of Planning, prior to issuance of a building permit. Board Member Howe — To the south? Chairperson Wilcox - Views to the northeast. Ms. Brock - My understanding is that north is up on this map. Mr. Chiang — Yes. 11 FINAL MINUTES, PLANNING BOARD . August 15, 2006 (Aside with Board Member Hoffman and Ms.. Brock regarding directions and locations) Ms. Brock — Okay... so we can revise it to views from Route 366 to the east. The Board votes on motion. PB RESOLUTION NO 2006 -0738 SEQR Preliminary & Final Site Plan Approval and Special Approval Cornell University - Grounds Facility Improvement Project Tax Parcel No. 64 -1 -2 & 64 -14 MOTION made by Board Member Thayer, Seconded by Board Member Conneman. WHEREAS. 1. This action is consideration of Preliminary and Final Site Plan Approval, and Special Approval, for the proposed Cornell University Grounds Department Facilities Improvement Project located between Palm Road and Dryden Road (NYS Route 366), Town of Ithaca Tax Parcel No.'s 64 -1 -1 and 64 -1 -2, Planned Development Zone No. 9. The proposal involves improving existing service roads, expanding the material storage areas by approximately 2 acres and constructing a gravel pad for the storage of topsoil, sand, gravel., compost, nursery materials, yard waste, and construction debris, improving. stormwater facilities, and providing a vegetative buffer between NYS Route 366 and the grounds facilities. Cornell University, Owner /Applicant; Robert Chiang, LS, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting as Lead Agency in this uncoordinated environmental review, with respect to Site Plan Approval and Special Approval, and 31 The Planning Board, on August 15, 2006, has reviewed and accepted as adequate a Long Environmental Assessment Form Part I, submitted by the applicant, and Part II prepared by Town Planning staff, a project drawing entitled "Site Map" (C -101) dated 5/16/06, prepared by Cornell- University Planning, Design, and Construction, 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 and Special Approval; NOW THEREFORE BE IT RESOLVED. That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance based on information in the Environmental Assessment Form Part I and for reasons set forth in the Environmental Assessment Form Part II in accordance with the New York State Environmental Quality Review Act and Chapter 12 148 Environmental Quality Review of the action as proposed, and, therefore, an required. FINAL MINUTES, PLANNING BOARD August 15, 2006 Town of Ithaca Code for the above. referenced .Environmental Impact Statement will not be A vote on the motion resulted as follows:. AYES: Wilcox, Hoffmann, Conneman, Thayer and Howe. NAYS: None. Motion was declared to be carried unanimously. PUBLIC HEARING Preliminary and Final Site Plan Approval and Special Approval for the proposed Cornell University Grounds Department Facility's Improvement Project located between Palm Road and Dryden Road, also known as New York State Route 366, Town of Ithaca Tax Parcel #64 =1 =1 and 644 -2. Plan Development Zone No. 9, the plan proposal involves improving the existing gravel service roads, expanding the existing storage areas by approximately 2 acres, constructing a gravel pad for the storage of top soils, sand, gravel, nursery materials, yard waste, and construction debris, improving stormwater facilities, and providing a vegetative buffer between New York State Route 366 and the grounds facilities. Cornell University, Owner /Applicant; Robert Chiang, LS Agent. Chairperson Wilcox opens the public hearing at 7:28 p.m. and reads the public hearing notice. Chairperson Wilcox invites the public to address the Planning Board. With no one interesting in speaking, Chairperson Wilcox closes the public hearing at 7:30 p.m. Chairperson Wilcox — I'll bring the matter back to the Board.. Board Member Howe - I'll move the motion. Chairperson Wilcox — So moved by Rod Howe. Board Member Conneman - I'll second it. Chairperson Wilcox — Seconded by George Conneman. Would you read that one more time Susan. The proposed change. Ms. Brock — Paragraph 2e in the resolve clause reads as follows "Submission of a planting plan indicating the size, species, and approximate number of trees to be included in the vegetative screen, which plan shall assure that views from. Route 366 to 13. FINAL MINUTES, PLANNING BOARD August 15, 2006 the east towards Game Farm Road and beyond are not blocked, acceptable to the Director of Planning, prior to issuance of the building permit.' Chairperson Wilcox - Gentlemen, is this change acceptable. Assent from all. Chairperson Wilcox — Susan. Ms. Ritter — We have a couple more changes. Chairperson Wilcox — Okay. Ms. Brock — Paragraph 2g in the resolve clause states submission of record of application. for and approval status of all necessary permits... delete the words approval status and substitute proof of receipt. Board Member Hoffmann — Say that again. Ms. Brock - Delete the words approval status and substitute proof of receipt. Board Member Hoffmann — Okay. Ms. Brock - This would then read... submission of record of application for and proof of receipt of all necessary permits. Chairperson Wilcox — Right. Ms. Brock - This is a change we've been making over the last few months. You may have heard it before. In the and be it further resolved clause... the... a number of these findings are stated in the future and they really need to be stated in the present tens. That you are making these findings that these various criteria are being met as opposed to will be. So I have, I have some changes there. Paragraph la, should read as follows: The health, safety, morals, and general welfare of the community in harmony with the general purpose of the zoning ordinance are promoted: Paragraph c, the proposed use and the location and design of the structures are consistent with the character of the district in which it is located. Paragraph e, the proposed use is not detrimental to the general amenity or neighborhood character. The rest of that paragraph would then follow as printed. In paragraph f, the proposed access and egress for all structures and uses are safely designed. Chairperson Wilcox - Anything else Susan? Ms. Brock - That's all. Chairperson Wilcox - These changes are acceptable? Any further discussion? 14 FINAL MINUTES, PLANNING BOARD August 15, 2006 Board votes on motion. PB RESOLUTION NOs 2006 -074• Preliminary & Final Site Plan Approval and Special Approval Cornell University — Grounds Facility Improvement Pro iect, Tax Parcel No. 64 -1 -2 & 64 -1 -1 MOTION made by Board Member Howe, Seconded. by Board Member Conneman, WHEREAS. 1. This action is consideration of Preliminary and Final Site Plan Approval, and Special Approval, for the proposed Cornell University Grounds Department Facilities Improvement Project located between Palm Road and Dryden Road (NYS Route 366), Town of Ithaca Tax Parcel No.'s 64 -1 -1 and 64 -1 -2; Planned Development Zone No. 9.. The proposal involves improving existing service roads, expanding the material storage areas by approximately 2 acres and constructing a gravel pad for the. storage of topsoil, sand, gravel, compost, nursery materials, yard waste, and construction debris, improving stormwater facilities, and providing a vegetative buffer between NYS Route 366 and the grounds facilities. Cornell University, Owner /Applicant; Robert Chiang, LS, Agent, and I . 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 August 15, 2006, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Full Environmental Assessment Form Part I, submitted by the applicant, and a Part II prepared by Town Planning staff, and 3. The Planning Board, at a Public Hearing held on August 15, 2006, has reviewed and accepted as adequate a project drawing entitled "Site Map" (C -101) dated 5/16/06 and prepared by Cornell University Planning, Design, and Construction, and other application 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 Cornell University Grounds Department Facilities Improvement Project, Town of Ithaca Tax Parcel No. 64 -1 -1 and 64- 1 -2 -as 15 FINAL MINUTES, PLANNING BOARD August 15, 2006 shown on the site plan drawing entitled "Site Map" (C -101) dated 5/16/06 and prepared by Cornell University Planning, Design, and Construction, and other application materials, subject to the following conditions to be met prior to issuance of a building permit, unless specifically noted otherwise: a. revision of the site plan to include the name and seal of the engineer, surveyor, or architect who prepared the site plan, and b, submission of engineering details for the erosion and sedimentation plan, including check dam details and a re- vegetation plan, acceptable to the Director of Engineering, and C, submission of a revised site plan indicating that the existing grass swale located south of the Mason's Shop parking lot will be re- vegetated, and d, submission of an inspection and maintenance plan for the stormwater facilities, for review and approval of the Director of Engineering, to include annual reporting of inspection and maintenance activities, with a copy annually submitted to the Town of Ithaca, and to involve maintenance and inspection of grass swales, detention basins, and structures, with upkeep of vegetation in grass swales and detention basins, and removal of built up sediment, and e. submission of a planting plan indicating the size, species, and approximate number of trees to be included in the vegetated screen, which plan shall assure that views from Route 366 to the east towards Game Farm Road and beyond are not blocked, acceptable to the Director of Planning, prior to issuance of a building permit, and f. submission of an original of the revised final site plan on Mylar, vellum or paper, to be retained by the Town of Ithaca, prior to the issuance of a building permit, and g1 submission of record of application for and proof of receipt of all necessary permits from county, state, and /or federal agencies, including the NYS DEC Notice of Intent (NOI) as related to stormwater management, prior to the issuance of a building permit. AND BE IT FURTHER RESOLVED: 10 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 the zoning ordinance are promoted, and 16. FINAL MINUTES, PLANNING BOARD August 15, 2006 b, the premises are reasonably adapted to the proposed use, and C. the proposed use and the location and design of the structures are 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 are 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 and Howe. NAYS: None. Motion was declared to be carried unanimously. Chairperson Wilcox - Thank you very much. And thank. you for ..... let me also... gentlemen... Bob... in the back... Let me also thank you for coming back after we were unable to get to you a month ago, I appreciate it. Thank you very much. SEQR Site Plan Modification South Hill Business Campus Main Parking Lot, 950 Danby Road, Town of Ithaca, Tax Parcel No. 39 -1 -1.2 Linda Luciano, 950 Danby Road, Suite 104, Ithaca, New York Jonathan asked me if I would also include tonight just a little status update of what's happened with the building since I was here last, that might be interesting, so I'll keep it brief but.... Basically we were here back in June, so more than a year ago, looking for approval for a rezoning to a plan development zone, which was granted. And at that time we had ten tenants, four potential more tenants and at this point we have twenty - four tenants and are talking to five or six other good prospects: So we have more than doubled the number of tenants. We were at 34% occupancy back then and we are, as I figured it out today, 43% occupied with about 16;000 square foot rented out. We had 17 FINAL MINUTES, PLANNING BOARD August 15, 2006 150 or so people working in the building and today we have a 158, which doesn't sound like a lot more but some of our bigger tenants had reductions so we have actually grown but they have reduced. We've got a vast variety, I put up a list of our current tenants, you can see some of the different types we have ...so manufacturing tenants, some lawyers, some... Birnie Bus which is a bus service company, Paramount Market Publishing, a publisher... a lot of the tenants here are using the space for storage. We have Finger Lakes Flooring, Ithaca flooring, both carpeting dealers. So we have increased the different varieties of use of the building, which was the emphasis behind getting to be a Planned Development Zone, and also increased the number of people and the square footage rented. The other thing we have done is started to make improvements to the building as well. In that vein we have put on a new roof. Here is a picture of the outline.., the survey map of the parcel that the building sits on. In blue are the parts of the building. The factory portion, the four -story office tower and the two -story office addition, along Danby Road which runs down this way. We have put a new roof on a portion of the building. We have repaved the parking lot that services both Goodridge and also we rent some of the parking spaces to Ithaca College across the road. We have, we are putting in new windows in the factory part of the building so the entire factory will have new windows. Those are being put in as we speak, not right now, but every day: We are also putting in all new mechanicals, so we will have new chillers and new boilers. We've switched over and have new hot water heaters to supply domestic hot water. We're improving our lobby entry to the building with new landscaping and new curbing and new concrete to improve the welcome greeting to new tenants and their guests. And we are also building a new business center in the second floor of the factory portion of the building. We're building a business and technology center. which the first phase is being completed right now which will be twenty plus suites that will cater to smaller start up sort of businesses, four hundred to a couple thousand square feet each and that should be done around the end of the year or the first quarter. So we are attracting tenants and we are making improvements. One of those improvements would be the parking lot around the back of the building. The building has three parking lots right now. We have a visitor's lot that has forty -six spaces, we have the just paved addition parking lot and we have the main employee lot. The top level of the employee lot is what I am here to talk to you tonight. Right now the lot has a fence pretty much wasted space at manufacturing facility but now really flow as well as it could, all the needs of our new tenan those needs, that runs along the top level. The inside of the fence is this point. It served the building well when it was a that we have a lot of varied uses the parking lot doesn't It is not as efficient as it could be and it doesn't speak to ts. What we are looking at doing is providing for some of We would improve... the main employee entrance is right here... we would add some... a bench and some planting to make it a more inviting place to enter the building. Also, along the embankment that runs along the top tier, that divides .the top tier from the im FINAL MINUTES, PLANNING BOARD August 15, 2006 second tier, we would move back the .parking six feet and do some plantings. We would keep them wide enough so that you still get the view of the lake,.which is one of out major selling points, and we don't want to detract from, but pulling the. parking lot ... the parking spaces back helps us with safety so that we don't have cars going over the embankment which actually have had but also stops the snow plow from pushing the bumpers over the edge which happens every year. So we're thinking that's. a safety improvement and it provides a little bit more green space to the area. The other things we're adding is some motorcycle parking, some parking for contractors who are in the building so that that can be dedicated just to them so they have a place to unload their tools and not interrupt the flow. We've improved the placement of the handicapped spots right directly across from the entrance and also moved the stairs that get you from the second level to the first which are right her right now, we've moved them right here which would be directly across from the entrance. We've also taken down the fence, made this a two -way lane and moved the bus parking for our one tenant Birnie Bus down to end since they really have bigger vehicles, we would sort of keep them at the one end of the parking lot. We have also added some islands with plantings to break it up a little bit and have it look nicer. So our goal was to improve the efficiency. We have added forty spaces to provide for more parking and to improve the looks. Any questions? Chairperson Wilcox — Questions ladies & gentlemen. Board Member Howe - I think there was a comment about parking for bicycles. Is there. accommodations for bicycles any place? Ms. Luciano - I thought that was a great idea. No, there really isn't. I really don't have anyone who drives... rides a bicycle right now. I suppose we could. I was thinking about that and thought that maybe a rack in the motorcycle parking, you know, might be a good place to put that. Board Member Hoffmann - We do try to encourage that so... I think it would be a good thing if you could fit that in. And I have no more questions. It was such a thorough presentation. I have nothing more to ask Chairperson Wilcox Are the investors happy with the progress so far? Andy Sciarabba, South Hill Business Campus Mr. Sciarabba — They are very pleased, very pleased Chairperson Wilcox — I was just looking for a nod of the head one way or the other. 19 FINAL MINUTES, PLANNING BOARD August 15, 2006 Mr. Sciarabba — ...appreciate some good cooperation we got from this town and we are excited about the reception we got from the news .(inaudible). Chairperson Wilcox — We didn't record a thing you.said; but we heard it. (inaudible) [Laughter] Board Member Thayer — Is there any update on the soil condition problem? Ms. Luciano — I think Andy is a good one to speak to that. Chairperson Wilcox — We gotta get you, we gotta get you a microphone so we can pick you up. There we go. Thank you. Mr. Sciarabba - As far as the environmental situation, test wells have been dug and they... the monitoring is going on right now. So between now and the end of the year-, data comes in that data.is taken by our engineers, Sterns and Wheeler, for the study redevelopment and uh with that information they start looking at the work plan that we propose and see where it should be modified and they we have to meet with the DEC to get them approved, any modifications to the work plan. So that is in process Larry but its, we don't know yet what all will be done yet. Chairperson Wilcox — You all met Esther over there. This is Esther's project. Any comments? Ms. Blodau - Konick — Yes, one comment on the SEQR. Chairperson Wilcox — I gotta get you closer to the microphone too. Ms. Blodau - Konick — On the revised Proposed Resolution, the SEQR, which is the first page you should have in front of you, on the second paragraph, I failed to correct the word approval to modification. Board Member Hoffmann - Let's see... I couldn't follow you there. Chairperson Wilcox - On the revised one.. the one with the red that was in front of us when we arrived. Board Member Thayer - It's already changed. Chairperson Wilcox - There's one place where approval was not changed to modification. It should be changed to modification. 20. FINAL MINUTES, PLANNING BOARD August 15, 2006 For the record, Susan had some... when Susan read, Susan Brock, the attorney looked at this material... there was some question about whether this was a Site Plan Approval or a Site Plan Modification. That was communicated to me. There was a question communicated to me about whether the legal notice of Public Hearing was sufficient or not, and I said to our other Susan... I said to her... Would anybody not come to this meeting because it said Approval, not Modification? The parcel numbers are correct, everything else is correct, I don't think that we had a severe error with the Public Notice having said Approval rather than Modification. Ms. Brock - And actually Fred, the Public Notice does say Site Plan Modifications, as well. Chairperson Wilcox — So I think we're all set. Ms. Brock - Yes, that's correct. Board votes on SEQR. PB RESOLUTION NON 2006 -075; SEQR Site Plan Modification, South Hill Business Campus Main Parking Lot, 950 Danbv Road, Town of Ithaca, Tax Parcel No. 394-1.2 MOTION made by Board Member Thayer, seconded by Board Member Conneman, WHEREAS. 1. This is consideration of Site Plan Modification for the proposed parking lot improvements located at the South Hill Business Campus at 950 Danby Road, Town of Ithaca Tax Parcel No. 39- 1 -1.2, Planned. Development Zone No, 12. The proposal involves reconfiguring the uppermost tier of the Business Campus parking lot, adding new landscaping, altering the traffic flow, and adding approximately 40 spaces within the existing paved area. The project also involves designating separate. bus, motorcycle, contractor, and handicap parking spaces within the lot. Andy Sciarabba, Owner; Linda Luciano, Agent; and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting as Lead Agency in this uncoordinated environmental review with respect to Site Plan Modification; and 3. The Planning Board on August 15, 2006 has reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and Part II prepared by the Town Planning staff, plans entitled "South Hill Business Campus Parking Lot Improvements, Town of Ithaca, Tompkins County, New York," sheet C101, prepared by T.G. Miller, P.C., ,Engineers & Surveyors, dated July 7, 2006; "Topographic Map, A Portion of Lands of South Hill Business Campus, Danby Road, NYS Route 96B, Town of Ithaca, Tompkins 21 FINAL MINUTES, PLANNING BOARD August 15, 2006 County, New York," prepared by T.G. Miller, P.C., Engineers & Surveyors, dated May 31, 2006; "South Hill Business Campus Proposed Planting Plan" prepared by T.G. Miller, P.C., Engineers & Surveyors, and Trowbridge and Wolf LLP, dated July 18, 2006; "South Hill Business Campus Proposed Planting Plan - Enlargement," prepared by T.G. Miller, P.C., Engineers & Surveyors, and Trowbridge and Wolf LLP, dated July 18, 2006, and other application material; and 4. The Town planning staff has recommended . a negative determination of environmental significance with respect to the proposed Site Plan Modification; NOW, THEREFORE, BE IT RESOLVED! That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance based on the information provided in the Environmental Assessment Form Part I, and for the reasons set forth in the Environmental Assessment Form Part II referenced above, 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: 1. AYES: Wilcox, Hoffmann, Conneman,. Thayer and Howe. NAYS: None. Motion was declared to be carried unanimously. PUBLIC HEARING Consideration of Preliminary and Final Site Plan Approval (site plan modifications) for the proposed parking lot improvements to the main employee parking lot at the South Hill Business Campus located at 950 Danby Road, Town of Ithaca Tax Parcel No. 39- 1 -1.2, Planned Development Zone No. 12. The proposal involves repaving the entire lot, adding new landscaping, changing the traffic flow, and adding approximately 40 spaces within the existing paved area. The project will also. include designating separate bus, motorcycle, contractor, and handicap parking spaces within the lot. South Hill Business Campus LLC, Owner /Applicant; Linda Luciano, Property Manager, Agent. Chairperson Wilcox opens the public hearing at 7:45 pm and reads the Public Hearing Notice. Chairperson Wilcox — Questions with regard to the Site Plan? 22 FINAL MINUTES, PLANNING BOARD August 15, 2006 There being no questions from the Board, Chairperson Wilcox invites the Public to address the Board. There being no questions, Chairperson Wilcox closed the Public Hearing at 7:47 pm. Chairperson Wilcox — Just to make sure we have, just to make sure we have ... when we came in there were revised copies of the drafted motion which had, which essentially had approval changes to the modification. Also, there was the elimination of one document if I am not mistaken... right? Right...on the back page. Agreement. So that is the draft resolution that we are talking about. We all set on my left side? Susan and Susan ... Board Member Hoffmann - I didn't see that document here ... Chairperson Wilcox - Yeah, yeah, it's on the redline version that we... Before I forget.... Who's brilliant idea was it to do this? Ms. Blodau - Konick - That was actually Nicole Tedesco who is not here tonight Chairperson Wilcox -- Alright... alright... I'll thank Nicole. This really, really helped. Pardon my sarcasm, I did that on purpose... but no ... this. really helped and I appreciate the staff for putting that together. Board votes on the resolution. PB RESOLUTION NO. 2006 -076: Site Plan Modification - South Hill Business Campus Main Parking Lot 950 Danby Road, Town of Ithaca, Tax Parcel No. 39 -1- 1.2 MOTION made by Board Member Rod Howe, seconded by Chairperson Wilcox, WHEREAS. 1. This is consideration of Site Plan Modification for the proposed parking lot improvements located at the South Hill Business Campus at 950 Danby Road, Town of Ithaca Tax Parcel No. 39- 1 -1.2, Planned Development Zone No. 12. The proposal involves reconfiguring. the uppermost tier of the Business Campus parking lot, adding new landscaping, altering the traffic flow, and adding approximately 40 spaces within the existing paved area. The project also involves designating separate bus, motorcycle, contractor, and handicap parking spaces within the lot. Andy Sciarabba, Owner; Linda Luciano, Agent; and 23 FINAL MINUTES, PLANNING BOARD August 15, 2006 2. This is an Unlisted Action for which the Town of Ithaca Planning Board has, on August 15, 2006, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment.Form Part I, submitted by the applicant, and a Part II prepared by Town Planning staff; and 3. The Planning Board on August 15, 2006, has reviewed and. accepted as adequate plans entitled "South Hill. Business Campus Parking Lot Improvements, Town of Ithaca, Tompkins County, New York," sheet C101, prepared by T.G. Miller, P.C., Engineers & Surveyors, dated July 7, 2006; "Topographic Map, A Portion of Lands of South Hill Business Campus, Danby Road, NYS Route 96B, Town of Ithaca, Tompkins County, New York," prepared by T.G. Miller, P.C., Engineers & Surveyors, dated May 31, 2006; "South Hill Business Campus Proposed Planting Plan" prepared by T.G. Miller, P.C., Engineers & Surveyors, and Trowbridge and Wolf LLP, dated July 18, 2006; "South Hill Business Campus Proposed Planting Plan - Enlargement, prepared by T.G. Miller, P.C., Engineers & Surveyors, and Trowbridge and Wolf LLP, dated July 18, 2006, and other application material; and NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Site Plan Modification, as shown on the Site Plan Modification Checklists, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of the site plan control nor the policies enunciated or implied by the Town Board; 2. That the Town of Ithaca Planning Board hereby grants Site Plan Modification for the proposed parking lot modifications located at the South Hill Business Campus at 950 Danby Road, Town of Ithaca Tax Parcel No 39- 1 -1.2, Planned Development Zone No. 12, as shown on plan drawings entitled "South Hill Business Campus Parking Lot Improvements, Town of Ithaca, Tompkins County, New York," sheet C101, prepared by T.G. Miller, P.C., Engineers & Surveyors, dated July 7, 2006; "South Hill Business Campus Proposed Planting. Plan" prepared by T.G. Miller, P.C., Engineers & Surveyors, and Trowbridge and Wolf LLP, dated July 18, 2006; "South Hill Business Campus Proposed Planting Plan - Enlargement, prepared by T.G. Miller, P.C., Engineers & Surveyors; and Trowbridge and Wolf LLP, dated July 18, 2006, and other application materials, subject to the following conditions before issuance of a building permit. a. Revision of site plans to show adequate bicycle parking for review and approval of the Director of Planning; b. Revision of site plans to show the light illuminating the pedestrian stairs in the parking lot will be fully shielded so that no light rays are emitted by the installed fixtures at angles above the horizontal plane, in order to minimize 24 ,•1 FINAL MINUTES, PLANNING BOARD August 15, 2006 excessive glare and light trespass. Cut sheets showing proposed light fixtures are to be submitted for review and approval of the Director of Planning; Submission vellum, or paper, architect of an engineer, material. original set of the final site plans drawing on Mylar, signed and sealed by the registered land surveyor, or landscape architect who prepared the site plan A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Thayer and Howe. NAYS: None. Motion was declared to be carried unanimously. SEAR Preliminary Site Plan Approval & Special Permit, Ithaca College Gateway Building, Ithaca College Campus — North of Dillingham Hall, Town of Ithaca Tax Parcel No.'s 41 71 -30.2 & 41 =1 -30.4 Chairperson Wilcox opens the SEQR at 7:50 Robert O'Brien, HOLT Architects, 217 North Aurora Street, Ithaca, New York Peter Trowbridge, Trowbridge and Wolf Landscape Architects, 1001 West Seneca Street, Ithaca, New York Mr. Trowbridge — I'd like to say at the outset that Carl Segrecci wanted me to pass onto the Board that he regrets that he was not able to be here tonight representing the college so he has entrusted it to us. We'll start ... I guess we'll start over here. We have a projected presentation and we'll go through that and anyone ... we also have a couple of boards here we can use to. address the more detailed questions. Mr. O'Brien — This is an image that you saw when we here for sketch planning. The building that we are talking about is called the Gateway and it's the building on the right in this viewing, which is looking back at the campus. The lake would be to your backs so this is sort of looking uphill towards the campus. The Dillingham Fountains can be seen right here in the center, this is the Business School, which is currently under construction. In the fore ground here is the campus loop road and you'll see a sort of turnaround here, which we will be adding to it as part of this project. Stepping back this is a sort of aerial view... you can see Dillingham Center here, the fountain's pool pond is here. This is the Business School; Job Hall would be slightly off to the left here so the 25 FINAL MINUTES, PLANNING BOARD August 15, 2006 lake is sort of over your right shoulder this view. And this is the Gateway building. So another view... this would be standing up on the fountains terrace looking towards the northwest ...this is the building and this is a bridge that connects it back to Dillingham Hall. It's three stories tall on this side, four stories tall on the downhill side. A view below the bridge... This is essentially at the arrival court; this is the main entry. to the building from the south side. And this is stepping back a little bit... if you are familiar with the Ithaca College campus, the turtle fountain is over here on the left, Dillingham Center is over here on the right, and this is a little bridge going through a garden that leads down to the location of the new building. I'm going to turn it over and Peter can talk about the site plan. Mr. Trowbridge — Thanks Bob. Just to walk you through the site a little bit more. This is Danby Road, as you know, the existing entrance. So, most people arriving at the building would come from Danby Road through the existing circle and into a parking area and drop -off. Just to talk a little bit about the program for the building. As you know there's a couple of temporary structures on site that there's one right here near Smitty Hall and Dillingham and one of them off of the slide near Park Communications Center and.those two buildings have both IT and Human Resources in them. Those two programs that are in, temporary structures will move into the new Administration Building along with Admissions, which that's in Job Hall and the Central Administration that's also in Job Hall. The reason I say that is that there is really no new traffic generation for the project. All the existing program that will go into the building exists on the site. So any off-site traffic would remain very much as it exists today. The internal traffic is rather different. As you know, a lot of the Admissions, parents and students park out in front of Job, that parking now will happen right near the entrance. It is much more intuitive to park right there than to navigate through campus and try to find their way. Another way that people will come to the building is a new T -Cat drop -off. Currently, or previously to the Business School construction, T -Cat picked up a lot of staff, students at this location near Friends, since that is not going to be possible in the future, we've talked to T -Cat about making this one of the primary pick -up and drop -off zones on the campus, right off the loop road. There is an ADA compliant walk from the bus stop into the building at the garden level, the ground level and there's also a primary pedestrian way between the terrace front and the pool near Dillingham.. A big view out towards the lake ... this is an inclined plaza with searing with views out towards the lake. The two ways that we've talked about, the drop -off and the parking lot are porous asphalt so ... if you are familiar with that material, the project team has used it at the hospital, it's also been installed as a demonstration area with the City of Ithaca as part of the Cayuga Lake Trail. So it's a good material to try to mitigate stormwater on the site. There will be a small garden area again and a sort of long access way from the bus stop up to the core of campus. Just to zoom in a little bit ... again ... really nothing different than I had mentioned previously except for the fact that I know that when you were reviewing the Business School there was concern about emergency fire access servicing to Job ...We are making the plaza heavy -duty pavement with a dropped curb so II.. We've talked to Tom Pearsons about this... emergency vehicles would mount this curb, drive up the plaza and have both emergency access and staging area on this 26 FINAL MINUTES, PLANNING BOARD August 15, 2006 plaza adjacent to Job. Servicing would occur, at least for the time being in that same direction. Also, in discussions with Tom Pearsons, they would stage in this parking lot for emergency access to Dillingham and then you ... administration Gateway building. In this drawing, and it's conceptual and you can see it probably better in the planting plan, three are three bio- retention areas ... one here ... another one in the center of the drop -off loop and the third one ... here.., and what we're.., in addition to the porous pavement, the asphalt in these area are porous in this plaza just below the terrace also is pervious pavement. Any additional stormwater would be sort of moved to these entenuation and quality basins in these three areas. In. addition, which doesn't really show here ... that there are two areas of green roof... one here and another one on the north side of the building that also help in both visual mitigation and stormwater mitigation. This is an composite of what we are trying to demonstrate here. This is a plaza that we found on -site in Japan ... but it's very similar in terms of the striped pavement, an inclined plaza, a lot of season interest and one thing we haven't talked about.. in order attain the lead point... all the plant material, including the lawn areas are native plants so everything on the site would be native. And these are very typical of what the green roofs would look like. We're looking at various varieties of seed. They are very flat growing. They will go for forty -five days without rainwater, not that that's an issue in Ithaca but they do no require any irrigation. They are in a very thin profile that's called an extensive roof system where we have two or three inches of lightweight medium and sedum growing on the surface. We are looking into the availability of sedum turf, which is grown on a geo -text roll and rolled out like sod so the appearance would be very much like this really at the installation stage. The porous asphal, again, this is typical of what your, gonna see up at the hospital or if you go down to the old Route 89 extension. There is another demonstration there at the trailhead. If you go off... if you went through the old octopus and went onto the old Route 89 it's now a cukde -sac, halfway down there is about a twelve car parking lot, half of which is porous asphalt half of it is standard asphalt on structural soil and that's the same installation technique that we will be using on this project. This is a very newly installed bio- retention swale with trees and shrubs and herbaceous plants ... so this is very much what those three areas would look like upon installation. Over time they would mature, but we wanted to give you a sense of what the appearance would be right from the start. And we're also using a conservation lawn. What we mean by that is all native species, a combination of low growing plants and grasses... there's a chianfescue which is a native grass and it's a mowable surface at a high mower setting, like at four inches or so and so the appearance would be lawn but you would get a lot of bloom in it. I've tried some at my house. I mean in the spring you've got things like viola and it's purple and then later on it's yellow. It's a little rough looking but it's a very. easy area to maintain. The college can maintain it with their gang mowers rather than out there gardening with other kinds of installations. Chairperson Wilcox — Peter, can I interrupt you if I may. Mr. Trowbridge — yup 27 FINAL MINUTES, PLANNING BOARD August 15, 2006 Chairperson Wilcox — Since I already have. Does a lawn... a lawn dike this seems inconsistent with Ithaca College's current practices of the lawns that they have. Will it seem out of place or ... won't it appear to be an eye sore as a result? Well, at a distance, you know, it will look very much like their other lawns. They're currently cutting their lawns at three inches; this would be a lawn at four inches. I think up close, if you are standing on it, it will look different.. I think driving the loop road around the exterior of campus, it will not. Which is also why we wanted the bio- retention areas to look like typical landscape plantings with shrubs and tress and other plantings that would be very typical of the perimeter road. So we have talked to Ithaca College about landscape character. We wanted to make sure that this was consistent. This is a, this is a native lawn grass... we could just go with the straight grass species but chianfescue, just like this and again mow it at four to five inches and it would look pretty consistent with the surrounding campus. So there's no reason you can't have native plants. Native plants don't have to look natty. I mean, they can look very tailored and clean and institutional. There isn't automatically the association that it has to be unkempt or unruly. There are seat walls along the... If you look at these dark areas along the plaza. All of those areas are sear walls that face the view of the lake and the material that we will be using actually has mortar in it but it's a deep red joint, looks dry set. Also the lighting in this area will be set into the sear walls. So it will be a low wash onto the pavement. There are no light poles. The only place we have standard lighting is at the parking lot and along the street where it is a sharp cut -off, dark sky fixture, Ithaca College's standard. But in all the rest of the plaza areas, what we'll have are lights recessed into the walls that will be sort of pigment washers. This is very typical of the native stone character that you'll see in all the seg walls for this building. Mr. O'Brien — Use that to segue into the building materials. Starting at the base of the building... this is that aerial view of that building up in the corner here... and the base that at the lowest level running around the outside here will be that same driveway look native stone wall. The lighter colors that you see in the upper stories will be not yellow like that but white like this. This is a Bella- native limestone, this is the Park School, we also used it on the Science building so it is really consistent with things that we have already done on the campus. We originally introduced that to make reference to the concrete buildings on the campus without actually using concrete. So it's a pretty well established precedent. And the other material is curtain wall. Certainly quite a bit of curtain wall, we're going for a lot of natural daylight in the building and zinc sheet metal which will be used on these sort of feature panels... there's one here and there's one on. the other side of the building and they appear to be coming down as extensions of the roof. We're not actually going to put sheet metal roofing ... this pitched roof up at the top of the building would be light material high altvito so that it qualifies (inaudible) from a lead point. You can see in this view, this triangular right here, actually coming all the way out to here, will be green roof and there is a similar one on the other side. Just to touch on ... we ... we are striving for ... the goal with this building... it is registered with the 28 FINAL MINUTES, PLANNING BOARD August 15, 2006 US (inaudible).., where the other stormwater water strategies that Peter didn't mention is that all the water that falls on the non -green area of the roof will be retained in storage tanks and used for gray water purposes in the building. That'll be primarily toilet flushing. I'll just go kind of quickly through the floor plans just to give you a sense of what's in the building. This is kind of an exploded view but ... The lowest level we call the Garden Level its mostly above grade, on the, above grade on the north, east and west sides falls below grade on the south side which is were we put the mechanical space. And then three levels above ... this is a view of the lowest level... the north ...which is the lake direction... is at the top in each of these. This floor is occupied primarily by HR functions, Human Resources, and also by Graduate and Professional Studies and then the mechanical space as I have mentioned before. The color- coding here is that this green color is circulation and this purplish color is shared spaces. This is what we call the first level. This is on grade from the south side. It's a full story up..at the north side. One comes into a two -story atrium space, there's a sort of galley that serves as a large reading area for the Admissions function for the college. College can get fairly large. groups of people coming in in chunks for admissions and the rest of the time it kind of streams through in a kind of steady flow. But this whole floor is devoted to Admissions. Going up to the floor above, this is the other functions of enrollment planning of which Admissions is a part. Those are things like Registrar, Bursar, Financial Aid and there's a 75 -seat sort of lecture hall, we call it the Forum. It's also part of the admissions process. The..: groups of people go through before they go on a campus tour, they bring them in there and give them a sort of orientation of the campus: On this level is the bridge that connects across to Dillingham. Going up to the top level., :this does not extend up at this point and that is where we have a green roof. And this is the Senior Administrative offices. Chairperson Wilcox - You notice the offices got a little bigger. Mr. Trowbridge - President's office is a good view ... yeah. In that Forum I mentioned before, the floor below, will also serve as the boardroom. They currently have a boardroom in Job Hall. I guess that's the last shot. So I think that's the end of the presentation. If you have questions we'd be happy to answer them. Chairperson Wilcox- Questions with regard to the Environmental Review? Board Member Hoffmann — I like what I see both in the building and in the landscaping. I have some questions. When I was looking at the elevations....) don't see the total height listed anywhere and when I add up the heights that are listed for the main body of the building, it doesn't come close to that total height which I can... I've forgotten what is was ... over seventy feet I think, was it? (Board Members debate off microphone and conclude it is 74.) 29 FINAL MINUTES, PLANNING BOARD August 15, 2006 Board Member Hoffmann — So I am wondering if it is that smaller structure on top of the roof. that makes it goes up to 74 feet total height. Mr. Trowbridge - There's a structure here that extends up above the atrium. And that's a light monitor. It brings daylight into the atrium and also acts as a natural ventilation exit port. So we actually, for natural ventilation, to assist the air conditioning so we could lower our air conditioning load. We plan to bring natural ventilation in at the garden level, circulate it up through that space and out at the top. So this piece sticking up on top is what adds more to the height. Board Member Hoffmann — Okay, so when I add it up here... the four levels are thirteen feet four inches each and that I got to be fifty three feet plus four inches. So there's a big difference, so this unit up on top is quite high then. Chairperson Wilcox - Correct. Board Member Hoffmann — I wish when you give us these drawings that you give us everything when you give measurements. It just makes it easier to look at it and the other thing that I found missing, one can figure it out by looking at the drawings carefully but, it says south elevation and north elevation but it doesn't say which is west and east elevation and that helps to have there so you don't have to sit there and look at it and figure out where this bridge is and then come up to which is east and which is west. So, next time. Well I guess we should have that for the final drawings that are submitted. Chairperson Wilcox — You mentioned conversations with the fire department. You note that we don't have a letter from the fire department; at least I didn't find one. Mr. Trowbridge - There was a letter as part of Sketch Plan Review. So it didn't... Chairperson Wilcox — I actually brought that. Mr. Trowbridge - I don't believe it got probably moved but there was correspondence with Tom Pearsons that was presented at the... the last time we were here, at sketch plan.. I know that staff delivered it, it was ... Mr. Smith - I have a copy here if anyone wanted. it. A meeting report. Chairperson Wilcox — Ah, the meeting report. Mr. Smith - June 13th Chairperson Wilcox — Okay, so that takes care of that. Board Member Howe - Peter, so there are some risers but they are very gradual so that's what allows a vehicle to... 30 FINALVINUT ES, PLANNING BOARD August 15, 2006 Mr. Trowbridge — There's no riser. Board Member Howe — There's no risers? Mr. Trowbridge - It appeared that way in the model because of the dark lines but these are just pavement stripes. So that's just one incline. Chairperson Wilcox — Dan. Welcome. We saw your reference to your. letter in Michael's memo. We saw what you wrote. Anything you want to add to that? . Mr. Walker — Chairperson stormwater, within a very you normally that you didn Nope. Wilcox — When was thinking it confined space wouldn't of thOL 't have the room was looking at the.. the way you were dealing with was innovative but also thinking that you were working so you had to be, so you had to utilize things that maybe fight about which is the pervious asphalt for example give to work that you might have preferred. Mr. Trowbridge - I think that's true but also, Ithaca College has really, really begun to think about things in very innovative ways and has created a very high bar for innovative ideas, issues of sustainable green. environment. So I think the President has put out, has made it a mandate in a way of making sure that future work on campus is the greenest and most sustainable it could be. Board Member Hoffmann — Just a question about this porous pavement. You mentioned that it is porous asphalt and then somewhere else I thought I saw porous paving, which makes me think you have some other kind of porous material. Mr. Trowbridge — Yes, there are two kinds of porous paving. There's the..: this plaza up on top that's flat.., in order to get porous pavement to work, you have to have a fairly flat gradient so that when the rain falls and hits it, it has the ability to infiltrate. If it's on a steep slope, porous pavement doesn't work so well. So this plaza has decorative paving but it also has jointing and a base course that allows water to move through it so it is both asphalt and decorative paving and we have used this for probably about twenty years. It's a pretty standard kind of detail. Chairperson Wilcox — As opposed to, for example, in the circle below Mr. Trowbridge Yeah. The porous asphalt in the circle again, I think in this area, the biggest installation the team has done is a new parking lot a couple of years ago at the hospital. Which has proved to be very successful. And now we have combined that with structural soil to grow better trees in the installation down here in the inlet. Board Member Thayer - Green roofs are just on the lower section Peter? M FINAL MINUTES, PLANNING BOARD August 15, 2006 Mr. Trowbridge — They are actually on two different levels. It's on the garden level roof so if you're in the first floor in Admissions, you're looking out over the green roof at the garden level and the green roof on the south side is one level above. I . Board Member Thayer — And the main roof will just be an asphalt type? Mr. O'Brien - The main roof will be TPO, which is a single ply membrane that's white so it has pile bead, it reflects heat away from the building instead of absorbing it. Chairperson Wilcox — Any other questions with regard to the environmental review? I just want to look over here at staff. Michael, anything you want to add at this point? Mr. Smith — There is just one line we are going to take out in No. 2, in resolutions, in the second line. after the word review, just end it at that point.. . Chairperson Wilcox — I'm sorry Michael, say it again. Mr. Smith — In No. 2. Chairperson Wilcox — Whereas No. 2? Mr. Smith — Yup, in the second line where it's in a coordinated environmental review, you are just going to end it at that point. Chairperson Wilcox — Okay. Chairperson Wilcox — Any. comments you. want to make at this point? The Board votes on the resolution. PB RESOLUTION NO 2006 -077• SEQR Preliminary Site Plan Approval & Special Permit, Ithaca Collette Gateway Building, Ithaca College Campus = North of Dillingham Hall, Town of Ithaca Tax Parcel No.'s 41 -1 -30.2 & 41-1 -30.4 MOTION made by Board Member Thayer, seconded by Board Member Howe, WHEREAS. 1. This action involves consideration of Preliminary Site Plan Approval and Special. Permit for the proposed Ithaca College Gateway Building located on the Ithaca College campus north of Dillingham Hall, Town of Ithaca Tax Parcel'No.Is 41-1 - 30.2 and 41-1 -30.4, Medium Density Residential Zone. The proposal is for a new 4- level, +/- 50,500 gross square foot building for the Office of Admissions, the Office of Human Resources and the College's executive offices. The project will also include new stormwater facilities, outdoor lighting, landscaping, and 32, FINAL MINUTES, PLANNING BOARD August 15, 2006 changes to the adjacent parking area and walkways. Ithaca College, Owner /Applicant; Peter J. Trowbridge, Trowbridge & Wolf, LLP, Agent, and 2. This is a Type I Action for which the Town of Ithaca Planning Board has indicated its intent to act as Lead Agency in a coordinated environmental review and, 3. The Planning Board, on August 15, 2006, has reviewed and accepted as adequate a Full Environmental. Assessment Form Part I; submitted by the applicant, and a Part II prepared by Town Planning Staff, plans entitled Topographic Map dated 6/12/06, prepared by T.G. Miller, P.C., "Site Conditions Post- Business School Project" (C101), "Preliminary Site Utility Plan" (C102), "Preliminary Erosion & Sediment Control Plan" (C103), "Preliminary Site Utility Details" (C201 and C202), "Preliminary Erosion & Sediment Control Details" (C203), "Demolition Plan" (L101), "Site Layout Plan" (L201), "Grading Plan" (L301), "Planting Plan" (L401), "Site Details" (L501, L601 and L701), dated July 14, 2006, prepared by T.G. Miller, P.C., HOLT Architects, and Trowbridge & Wolf, LLP, "Exterior Elevations" (A201 and A202), dated June 20, 2006, prepared by HOLT Architects, and other application material, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the above referenced proposal; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board, having received no objections from other Involved Agencies, hereby establishes itself as Lead Agency to coordinate the environmental review of the above - described proposal;. AND BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance based on information in the Environmental Assessment Form (EAF) Part I and for the reasons set forth in the EAF Part II referenced above, 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, and that a notice of this determination will be duly filed and published pursuant to the provisions of 6 NYCRR Part 617.12. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Thayer and Howe. NAYS: None. Motion was declared to be carried unanimously. 33 FINAL MINUTES, PLANNING BOARD August 15, 2006 PUBLIC HEARING Consideration of Preliminary Site Plan Approval and Special Permit for the proposed Ithaca College Gateway Building located on the Ithaca College campus north of Dillingham Hall, Town of Ithaca Tax Parcel No.'s 41 -1 -30.2 and 41-1 -30.4, Medium Density Residential Zone. The proposal is for a new 4- level, +/- 50,500 gross square foot building for the Office of Admissions, the Office of Human Resources and the College's executive offices. The project will also include new stormwater facilities, outdoor lighting, landscaping, and changes to the adjacent parking area and walkways. Ithaca College, Owner /Applicants Peter J. Trowbridge, Trowbridge & Wolf, LP, Agent. Chairperson Wilcox addresses the Board -- Questions with regards to the site plan? Chairperson Wilcox opens the Public Hearing at 8:20 pm. There being no one, Chairperson Wilcox closes the public hearing at 8:21 pm. Chairperson Wilcox — I wanted to make a comment. This is a rather large project as projects go, You want to see the number of conditions attached. You are to be commended, applicants and agents. I mean, we get large projects and very often we can go on for page after page with conditions. We have five conditions attached, five rather small ones, and that means you guys have done your work and it's appreciated, certainly by staff, and definitely by us as well. Mr. Smith - Couple of just edits. Again in the whereas, same thing as in the SEAR, No. 2 wanted to delete in the second line... with respect to site plan approval, special permit and height variance, delete it. Board Member Hoffmann - That should be deleted? Mr. Smith — Deleted. Yes. There could be other types of approvals or whatever, not mentioned, so we just wanted to delete that. And then on the second page, under the conditions, The letter d, the same thing that was mentioned earlier, about the application for and the proof of the receipts... Chairperson Wilcox - Submission of record of application for and... Mr. Smith - Proof of receipt:.: Chairperson Wilcox - Proof of receipt. Mr. Smith - Of all necessary. Chairperson Wilcox —Eva and George, are those changes acceptable. Nods 34 FINAL MINUTES, PLANNING BOARD August 15, 2006 Board Member Hoffmann - And I don't know if under condition a it's enough to leave it as it is or if we should specifically say to include all, especially height measurements on the elevation drawings plus indicate which is the west and east. Maybe it's there, I just didn't see it. Mr. Smith — On the elevations the total height is listed, if that's what you're looking for, the seventy -four feet. It shows seventy — four six inches. Chairperson Wilcox - Which one you looking at? Mr. Smith - Either one of them, A202 on the far right hand side of the drawing area. Chairperson Wilcox - A22 is the last one in our packet. .Board Member Hoffmann — Okay, I didn't see it, I apologize. All right, but I still don't see east and west elevations. Ms. Brock — Fred, a small edit, but the resolution ends with an and,' we should strike the. and, and end it with a period. Chairperson Wilcox — We should put in the verbiage properly labeled just to make sure. I know they'll do but just that someone can have it on the record. So make it... I would suggest an f, that revision of A201 properly labeled just to get it in there for the record. to make sure. the elevations are it. They assured us they'd do it, Susan, revision.., we can either and A202 so the elevations are Ms. Brock — Well then, we need the and at the end of e, and we will add f; revision of drawings A -201 and A — 202 to properly label ... Chairperson Wilcox — All elevations, yeah that would be good enough. The north is listed and I assume south is listed, the east and the west is not. Ms. Brock - To properly label all elevations. Chairperson Wilcox — Acceptable? Nods from members. Board votes on the resolution. PB RESOLUTION NOs 2006 -078; Preliminary Site Plan Approval & Speciai rermii Ithaca College Gateway Building, Ithaca College Campus —North of Dillingham Hall_ Town of Ithaca Tax Parcel No.'s 41 -1 -30.2 and 41-1 -30.4 MOTION made by Board Member Hoffmann, seconded by Board Member Conneman. 35 FINAL MINUTES, PLANNING BOARD August 15, 2006 WHEREAS: 1. This action involves consideration of Preliminary Site Plan Approval and Special Permit for the proposed Ithaca College Gateway Building located on the Ithaca College campus north of Dillingham Hall, Town of Ithaca Tax Parcel No.'s 41 -1- 30.2 and 41 -1 -30.4, Medium Density Residential Zone. The proposal is for a new 4- level, +/- 50,500 gross square foot .building for the Office of Admissions, the Office of Human Resources and the College's executive offices. The project will also include new stormwater facilities, outdoor, lighting, landscaping, and changes to the adjacent parking area and walkways. Ithaca College, Owner /Applicant; Peter J. Trowbridge, Trowbridge & Wolf, LLP, Agent, and 2. This is a Type I Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review on August 15, 2006, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Full Environmental Assessment Form Part I, submitted by the applicant, and a Part II prepared by Town Planning staff, and 3. The Planning Board, at a. Public Hearing held on August 15, 2006, has reviewed and accepted as adequate, plans entitled "Topographic Map" dated 6/12/06, prepared by T.G. Miller, P.C.,- "Site Conditions Post - Business School Project" (C101), "Preliminary Site Utility Plan" (C102), "Preliminary. Erosion & Sediment Control Plan" (C103), "Preliminary Site Utility Details (C201 and C202), "Preliminary Erosion & Sediment Control Details" (C203), "Demolition Plan ". (L101), "Site Layout Plan" (L201), "Grading. Plan" (L301), "Planting Plan" (L401), "Site Details" (L501, L601 and L701), dated July 14, 2006, prepared by T.G. Miller, P.C., HOLT Architects, and Trowbridge & Wolf, LLP; "Exterior Elevations" (A201 and A202), dated June 20, 2006, prepared by HOLT Architects, and other application material, and NOW THEREFORE BE IT RESOLVED: That the Planning Board hereby grants Special Permit for the construction of the Ithaca College Gateway Building finding that the standards of Article XXIV Section 270- 200, Subsections A -L, of the Town of Ithaca Code, have been met, with the exception that in Subsection G., the proposed building height would exceed the height permitted in the Medium Density Residential Zone (Section 270 -70), therefore, this Special Permit is conditioned upon receiving the necessary variance from the Zoning Board of Appeals in regards to Section 270 -70, and AND BE IT FURTHER RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary Site Plan Approval, as shown on the Preliminary Site Plan Checklist, 36 FINAL MINUTES, PLANNING BOARD August 15, 2006 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 21 That the Town of Ithaca Planning Board hereby grants Preliminary Site Plan Approval for the construction of the proposed Ithaca College Gateway Building located north of Dillingham Hall, as shown on plans titled "Topographic Map" dated 6/12/06, prepared by T.G. Miller, P.C., "Site Conditions Post - Business School Project" (C101), "Preliminary Site Utility Plan" (C102), "Preliminary Erosion & Sediment Control Plan" (C103), "Preliminary Site Utility Details" (C201 and C202), "Preliminary Erosion & Sediment Control Details" (C203), "Demolition Plan" (1.101), "Site Layout Plan" (L201), "Grading Plan" (L301),. "Planting Plan" (L401), "Site Details" (L501, L601 and L701), dated July 14, 2006, prepared by T.G. Miller, P.C., HOLT Architects, and Trowbridge & Wolf, LLP, "Exterior Elevations" (A201 and A202), dated June 20, 2006, prepared by HOLT . Architects, subject to the following conditions: a. granting of the height variance by the Zoning Board of Appeals, prior to Final Site Plan Approval, and b, submission of building floor plans, prior to Final Site Plan Approval, and C, submission of materials showing the size, location and design of any proposed signs, prior to Final Site Plan Approval, and d, submission of record of application for and proof of receipt of all necessary permits from county, state, and /or federal agencies, and. e. revision of plans to include the name and seal of each registered land surveyor, engineer, architect, or landscape architect who prepared any of the site plan materials, and f. revision of drawings A -201 and A -202 to properly label all elevations. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Thayer and Howe.. NAYS: None. Motion was declared to be carried unanimously. 37 FINAL MINUTES, PLANNING BOARD August 15, 2006 PUBLIC HEARING Recommendation to the Town Board regarding a proposed local law. to add Chapter 173, regarding outdoor lighting, to the Town of Ithaca Code Chairperson Wilcox opens the public hearing at 8:27 p.m. and reads the public hearing notice. Chairperson Wilcox — Mr. Smith? Mr. Smith —Yes? Chairperson Wilcox — Would you like to speak for a moment or two on this? Mr. Smith - Well, I didn't know what you would want. I. can quickly go through it and tell you some of the key points or if you have questions I can answer those. Chairperson Wilcox — Can you do a 30 second overview? Mr. Smith — Outdoor lighting ordinance: [laughter] Chairperson Wilcox — Its purpose? Mr. Smith — Basically what this board has been looking at for a while and been requiring of applicants for most lights to have the fully shielded fixtures, meaning no light goes above the horizontal. I am sure you saw the two cut sheets from the Ithaca College project and both of those mention right in the description on the cut sheet that they are fully shielded fixtures. So it is showing up in there and one of them even had the dark sky symbol on it. So it is things that you have already been looking at and requiring as a board and it is to address things like the glare, the light trespass, sky glow ... those type of elements. Then it gets into along with the fully shielding, then there are some of the pieces that have a little extra requirements for signage, the lighting under canopies or overhangs, recreation facilities have some time limits on them and some of those type of things. Then it gets into the new fixtures, what you need to submit for building permits or as part of your site plan in those types of cases. Chairperson Wilcox — Thank you. Mr. Smith — That is what we are trying to get to. Board Member Thayer — Thirty seconds. FINAL MINUTES, PLANNING BOARD August 15, 2006 Chairperson Wilcox — Questions? Board Member Hoffmann — I don't have a question, but I really like the two extra pages in the back that tell us what kind of lumens you get from what wattage light and also the drawings of what kind of lights are not so good and which ones are good. Would it be possible to include that with the ordinance? Mr. Smith - I'm not sure in the ordinance, but we have different handouts available that we could give people or put the links to them on the websites or that type of thing. I have started a page on our website for the outdoor lighting. Board Member Hoffmann — I think that is really helpful together with the text, especially for a layperson who is not used to reading this kind of legalese language. Mr. Smith — Right, and most people do not think of the lighting in terms of the.lumens. You think of watts or something like that. So the conversion helps. Board Member Thayer - Is this going to be policed for private residents, also, .Mike? Mr. Smith — It would. Board Member Thayer — Because I have some unshielded floodlights on my house. Mr. Smith — I mean anything that is existing would be grandfathered in at the moment. Board Member Thayer — If the neighbors complain, I have to change? Mr. Smith — Then we would take a look and see if it needs the shielding. Board Member Thayer — I mean I'm just curious how you are going to police it that is all. Is it going to be policed because somebody complains, or is it just if you drive around and if you see one, you report it? Mr. Smith — No ... I think it's going to be... Mr. Walker — Anybody can issue a complaint. you. [laughter] Chairperson Wilcox — Many people have example, over their garage doors, either to keep the deer away or... So just stay in line and we won't report those ... those motion activated lights, for help them see when they come home or to Board Member Thayer - The floodlights are... I've got 3 or 4 of them on my house 39 FINAL MINUTES, PLANNING BOARD August 15, 2006 Board Member Hoffmann - Don't they blind you when they come on? Board Member Thayer I don't have any problem. Mr. Smith - One reason why we selected the 1,000 lumen number is for most people's porch light or the small lights on the front of the house or something like that, it would be in that ranae that wouldn't need anv of the shielding anvways, which is the equivalent of like a 60 watt bulb or something like that. Board Member Thayer - I shine in the woods. It's not the driveway. Board Member Howe - What does this mean for Big AI's? Mr. Smith - The canopies under the overhangs over the gas station part, the .pumps, within one year they would need to shield all of those lights. Board Member Hoffmann - You might remember one particular gas station. Mr. Smith - So meaning either they have to replace the fixtures that are there or get. some or build some type of shield to shield the existing lights. Board Member Thayer.- Nothing will be grandfathered in, right? Mr. Smith - Sign lighting and canopies are the two that need to conform .within one year. All others are grandfathered. Chairperson Wilcox - Sign lighting where it is on the ground pointing up is particularly egregious. Board Member Thayer - There is one on Alterra. Chairperson Wilcox - Is there? Board Member Thayer -Yes Chairperson Wilcox - You know, if this should become law... Board Member Thayer - If they report me, I'll report them. Chairperson Wilcox - You should go after the former DA that lives next to you. I should point out that Mike has done most of the work on this and this has been in front of Codes and Ordinances for over a year. Through various revisions, he brings in new information, we say thank you very much, we discuss it, we ask him for more information, we ask for revisions, check this, check that. When you are in a committee that meets once a month,, some of these things seem to take longer than they should, ,X FINAL MINUTES, PLANNING BOARD August 15, 2006 but we finally have something that we thought was appropriate to move to the Town Board and they have referred it to us for a recommendation. This is a public hearing. There is no one here in this room other than those of us sitting up here at the front. Therefore, there is no one to speak at the public hearing. Chairperson Wilcox closes_ the public hearing at 8:33 p.m. and brought the matter back to the board. Chairperson Wilcox — What do you think? Board Member Hoffmann — I think it is very good. Board Member Thayer — I like it. Chairperson Wilcox — You and I think it is very putting some time in on it, but this is the first of hopefully see the stream ... what do we call that? Ms. Ritter — Stream Setback Law.. good because we have been kind of many that we have. We are going to Chairperson Wilcox — The Stream Setback Law, which hopefully will be coming here. We have another next, which will take some discussion, I think amongst us. We will eventually see the dock issue come back before us. Board Member Howe — Isn't there one about scenic vistas, too ?. Ms. Ritter — Conservation Board is working on that and I don't think you are going to see anything any time right away. Board Member Howe — Okay. Chairperson Wilcox — Would someone like to move the resolution as drafted? Board Member Howe — I'll move it. Chairperson Wilcox — So moved by Rod Howe. Board Member Thayer — I'll second it. Chairperson Wilcox — Seconded by Larry Thayer Brock? None on this one? Ms. Brock — No. Chairperson Wilcox — Who wrote this one? All right. Any changes, Susan 41 [laughter] Board votes on motion. FINAL MINUTES, PLANNING BOARD August 15, 2006 Proposed Local Law to Add Chapter 1.73, Regarding Outdoor Ligghting, to the Town of Ithaca Code MOTION made by Board Member Howe, seconded by Chairperson Wilcox. WHEREAS: The Codes and Ordinances Committee has drafted a proposed local law adding Chapter 173, titled "Lighting, Outdoor" to the Town of Ithaca Code, and amending Chapter 221 of the Town of Ithaca Code, Titled "Signs," and Chapter 270 of the Town of Ithaca Code, Titled "Zoning," to add References to the Outdoor Lighting Law, and WHEREAS: The above - described new .chapter regulates the shielding of outdoor lighting along with other specific requirements for outdoor signs, recreational facilities, lighting under roof overhangs and canopies, for spotlights and floodlights, prohibited lights, temporary lighting, and submission requirements for new construction, and WHEREAS: The Town Board has reviewed the above - described proposed local law at its meeting on July 24, 2006 and has referred this matter to the Planning Board for a recommendation, and WHEREAS: The Town of Ithaca Planning Board has held a public hearing on August 15, 2006 to consider comments from the public regarding this proposed law, NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby recommends that the Town Board adopt the proposed local law adding Chapter 173, titled "Lighting, Outdoor" to the Town of Ithaca Code, and amending Chapter 221 of the Town of Ithaca Code, Titled "Signs, " and Chapter 270 of the Town of Ithaca Code, Titled "Zoning," to add References to the Outdoor Lighting Law. A vote on the motion resulted as follows: AYES Wilcox, Hoffmann, Conneman, Thayer and Howe. NAYS: None. Motion was declared to be carried unanimously. PUBLIC HEARING Recommendation to the Town Board regarding a proposed local law amending Chapter 270 of the Town of Ithaca Code, entitled Zoning, regarding solar collectors and installations 42 FINAL MINUTES, PLANNING BOARD August 15, 2006 Chairperson Wilcox opens the public hearing at 8:35 p.m. and reads the public hearing notice. Board Member. Thayer — Interesting. Chairperson Wilcox — Interesting and notice that this packet is rather thick.. Again, Codes and Ordinances decided ... we decided a couple of things. Can we... I'll talk for a while on this one. Codes and Ordinances had some issues, had some internal debate about three particular aspects of solar panels and as a result, if people read the materials, you will see that the recommendation, the draft resolution does not contain specific recommendations for height, the area and whether and where these solar panels should be located. Whether they should be in the side and rear yard only. Board Member Conneman You mean size by area? Chairperson Wilcox — Yes. Size in terms of the square footage of the solar panels themselves and whether they should be allowed in front yards, side yards, rear yards or only in side and rear yards. There were various opinions amongst the Codes and Ordinances Committee members and we decided as a group to pass it to the Town Board, who has now given it to the Planning Board for recommendation and see what members of the Planning Board thought would be appropriate. As a result, you have lots of comments from various people, in my own,. which are in there as well. Jon Kanter is not here to speak, it's his memo, but I think Susan or Mike might be able to add details. Susan Brock might be able to answer some questions as the Town Attorney. She sits in at all the Codes and Ordinances meetings and Eva and I are there for most of them depending on which ones we don't show up for. So we could probably answer some questions as well. Board Member. Thayer — So why did you not dismiss having it in the front yard? Chairperson Wilcox — Well... Board Member Thayer — I mean I would think... Chairperson Wilcox — There are. members... Herb Engman, for example, who chairs the Codes and Ordinances believes ... I don't want to put words in his mouth, he believes they should be in the front yard. I would presume that his argument would be that they are important. It is important to conserve the use of fossil fuels; therefore it is reasonable to allow solar panels in front yards. The Chair of the Zoning Board, Kirk Sigel, was very adamant that how can you allow solar panels in the front yard where you don't allow accessory structures by zoning. If we don't want accessory structures there, for whatever reason, they are ugly, they don't belong there, whatever reason, do we want to allow solar panels? Do we want to treat them differently than other structures that are not attached to the house? 43 FINAL MINUTES, PLANNING BOARD August 15, 2006 Board Member Conneman - Would you think that someone who had a nice house would want to put a solar panel in the front? That is what puzzled me. Board Member Howe — It depends on their priorities. Chairperson Wilcox — It depends on their priorities. Board Member Hoffmann — What some people said was that it could be somebody has a yard where in the back yard and the side yard there are too many trees and they couldn't put a solar panel there and they really want to try to use solar energy, therefore, it was felt they should be allowed to do it in the front yard. Board Member Conneman — But Eva, the second point that it seems to me that some houses they face the wrong way. I think solar has to face.:. Chairperson Wilcox — If its that important, buy a house where you can face the right direction and get the sun and that you can put it in your side yard or your back yard. Board Member Conneman — I'm not arguing for or against it, I'm just saying if you look at ... look Herb Engman and I would not agree on very many things, but we might agree on this one. Ms. Brock — And also, Fred, I think the concern was raised that if the law restricted these collectors to side and rear yard only, that might encourage some of the property owners to cut down trees: Board Member Conneman — Yeah. Ms. Brock — To get adequate whereas if the only sunny place were in the front yard, you might be able to have them both keep the trees and have the solar panels function. Board Member Thayer It seems to me the roof would be the most logical spot. Ms. Brock — Well, they are permitted on the roof. There aren't really any restrictions on roof installations other than that they need to receive a building permit as part of the construction of the house. Board Member Conneman The other thing I thought about was the size of them. can't believe that they won't be smaller in the future if we continue to develop this type of technology. Board Member Thayer — That's what I was going to say. When satellite dishes first came out they were huge and ugly and now they are this big. Maybe that will happen with the solar panels. Chairperson Wilcox — There was one person that was... .i FINAL MINUTES,. PLANNING BOARD August 15, 2006 Board Member Hoffmann - I can't imagine that it wouldn't happen because there are all kinds of advantages. Board Member Conneman — If you are going to make solar energy work, it has got to become more efficient, which means new technology. Board Member Thayer —But we have to address today's. Board Member Conneman — I understand. that. Chairperson Wilcox — The email from Steven Nickelson, dated June 2, which was included with regard to... on this email point : number 5, the total surface area of all collectors on the lot shall not exceed 500 square feet. He says, "wow, where did this number come from ?" He concludes by saying, "I suggest eliminating number 5 altogether." Other comments must be based on perceived unsightliness, the Town does not regulate... is he an installer, by the way? Ms. Brock - No. He is the chair of the Tompkins County Environmental. Management Council and he owns a house, which is off the.energy grid.. It functions solely with solar panels and a small windmill, - Chairperson Wilcox — 1 want to point out that we have some comments from actual installers and they might have a slight bias in their opinions, but I don't think this gentleman does. Board Member Howe — I mean I would see restricting them still to the rear or side yards, but being more flexible on the height and the square feet. That would be one way that I would see going about that. Chairperson Wilcox — It is unclear to me how much height you need when they are tilted. As pointed out, the tilt needs to be adjusted throughout the calendar year, I guess, in order to be most efficient. I think Herb mentioned on his that you adjust the tilt slightly throughout the year in order, ..depending upon the angle of the sun. Board Member Thayer — I would think. Board Member Conneman — It depends on the lot size and the slope of the lot and everything else. Board Member Hoffmann — But even the 500 square feet size would mean if it were 15 feet high, it would be 33 feet wide. That is pretty monumental. And if it were 20 feet high, it would be 25 feet wide. Chairperson Wilcox — No. W FINAL MINUTES, PLANNING BOARD August 15, 2006 Ms. Brock — We are talking about length by width. Chairperson Wilcox— You are confusing width and length. We are talking about height off the ground. Board Member Hoffmann — Right. I am saying height. If it were 20 feet high, it would be 20 feet... Chairperson Wilcox — No. Board Member Thayer - It is still 500 square feet. Chairperson Wilcox — The height off the ground has nothing to do with the square footage. Board Member Hoffmann — Oh, you mean it would be sitting on some sort of a structure? Chairperson Wilcox — That's right. Board Member Hoffmann — If the actual panel were not even as high as 15 feet, it would be even wider then, unless as I suggested at one of the meetings, you allow people to have more than one. Instead of having one big one standing in the yard, you could have a series of shorter ones in back of each other, but far enough apart so that they each got sun. Ms. Brock — In fact, the ZBA got an application for a variance for something like that where there were four separate pole mounted collectors. Smaller, overall, than some of others that the ZBA_ saw, but there were 4 of them. Board Member Hoffmann — Somehow that seems to me to have the possibility at least of having a smaller impact, plus it would be more practical in a huge windstorm or something. There would be'a smaller. surface, so it wouldn't be so easily knocked over maybe. Board Member Thayer — The energy that is collected is stored in a battery. of some sort and that... Mr. Walker — Not necessarily, but it could be. Board Member Thayer — Otherwise it is used directly or how...? Mr. Walker — It is used directly and the newer systems are actually putting power back into the grid. Board Member Thayer — Which has to be approved by NYSEG or somebody. FINAL MINUTES, PLANNING BOARD August 15, 2006 Mr. Walker — It has to be an approved NYSEG connection. Board Member Thayer — How big an area does it take to get enough power to run a house? Mr. Walker — That is a good question. I have been looking at some stuff for the Town. There is some NYCRTA grant money out there and I don't have all the numbers off the top of my head. I've been researching it and can report back. Board Member Thayer — I mean if 500 feet only lights a 100 watt bulb, it is not much good. Mr. Walker — No. I mean we have got two solar panels installed on one of our water tanks and they're 24 square feet and they do charge batteries because they are running a 12 volt censor system and radio system off of it. They provide... if the sun is shining in Ithaca they provide enough power to run everything, but if the sun is not shining we have to go up and recharge the batteries. So that is the equivalent of probably your kitchen lighting. A couple light bulbs and maybe the refrigerator running. Board Member Thayer — Yeah, once in a while you will see along the road these little solar panels on top of lights, you know, and they appear to do the job and they are just a little thing. Mr. Walker — Well, they are usually ... for most of the traffic lights and things like that, temporary traffic lights, they are usually about a 20 to 32 square foot unit. Board Member Thayer — Oh, they have to be that big to run ... so to run a whole house you would need seemingly a lot more than 500 square feet. Board Member Hoffmann — Let me just, while I remember this example on Trumansburg Road just past the hospital, I think that was the largest one of the examples we saw, which I think was 600 square feet. First of all, it doesn't provide all the energy you need to run the house. It provides electricity only. You still need gas and other things. So, but for that house, if I remember right, they got enough to run all the electrical needs they had plus they had some to sell back or to give back, however they did it, to the grid. Board Member Thayer — And that was 600 square feet? Board Member Hoffmann — That was 600 square feet. So it seems to me that 500 square feet might do it. I don't know how big a house that is. Board Member Thayer — Well, that's the other thing. It depends upon the size of the house. FINAL MINUTES, .PLANNING BOARD August 15, 2006 Board Member Hoffmann — And what appliances they have that use electricity. So you had to take that into account. Board Member Conneman — Depends on when the sun shines. Ms. Brock — Brent Katzman from the Conservation Board, who is knowledgeable on these matters, said that he thought a home would need _150 square feet plus another 300 to 700 square feet on top of that. Rob Gerrity, who is one of the installers, said that if you have multifamily homes, commercial outfits or even single- family homes that heat with electricity, a 1,000 square foot array at least would be needed. Chairperson Wilcox — Heat with electricity is the key to that one. Ms. Brock — But I think... Chairperson Wilcox — Many homes do. Ms. Brock - And I think that some of the people on the COC would argue that this is something we should encourage. That we decrease people's use of fossil fuels or other things. Board Member Thayer — Oh, sure. Absolutely. Ms. Brock — Or other things and heat with electricity. So really, the whole ... there were a group of people that were concerned about aesthetic impacts and another group that pretty much said that those really should just. take second seat to concerns about where our nation's energy supply is coming from. Board Member Thayer — It depends on the locati 1,000 square feet in the back yard and you can front yard it is going to be obnoxious. Ms. Brock — There is also the option, if the structures in front yards, there is the option for a to the ZBA for a variance, an area variance. on. I mean some people you could put hardly see it. Then if you put it in the final law ends up not allowing these home owner or property owner to apply Board Member Hoffmann — That is what I was going to suggest... Board Member Thayer — That would make sense to me. Board Member Hoffmann - ...that maybe allowing it in the. front yard as a right is perhaps going a little too far, but in extreme cases where they can't put it somewhere else or where perhaps the layout of the house and the road and whatever is such that putting it in the front yard might not be obnoxious, that that could be allowed. Board Member Thayer - So that could be decided on an individual basis. FINAL MINUTES, PLANNING BOARD August 15, 2006 Board Member Hoffmann — Right. Chairperson Wilcox And the Zoning Board, when and if someone went to the Zoning Board could put screening, could require screening of some sort in order to shield its view from the neighbors for example. I also commented in my email that the last thing that I want is somebody building a McMansion, 3000, 4000, 5000, 10000, square foot home and then saying they need 2500 square feet in order to power it: That seems a little ridiculous to me that you would build such a huge home and then say well I need solar power panels. Mr. Walker — Well, hopefully if they are going to build that kind of a structure that is going to cost a whole lot of money, if they run on solar power that they incorporate it into the roof structure or another part of the building. Board Member Thayer — Exactly. The square footage could be related to the size of the lot somehow, perhaps, I don't know. That is a tough one. Chairperson Wilcox — That's the tough one to do. Once again, if I may, once again, this is a public hearing. What's your name, sir? Russ?, WHCU Radio Russ... (not audible) ... WHCU Radio, Chairperson Wilcox — We keep Ichanging stringers now? Russ - Part time. I guess. Are you a fulltime employee Chairperson Wilcox — Would you like to make a comment on this? Russ — Well, I'm new to the area. [laughter] Russ People have approached me about, you know, asked me about what I thought about this alternate energy, solar panels, and I'm looking at them, I don't know what you are talking about. Chairperson Wilcox — You are the only person here, therefore, I will close the public hearing at 8:51 p.m. I guess my job is to try to see.if I can get some. consensus out of the five of us in terms of crafting a recommendation to the... Board Member Howe — Again, I would say... Chairperson, Wilcox Height? Lets start at the beginning. Height? • • FINAL MINUTES, PLANNING BOARD August 15, 2006 Board Member Thayer — Lets go 15 feet if that is... Chairperson Wilcox — Well, I heard 20 over here. Board Member Thayer. — We haven't heard the answer yet. We get the answer then we'll know. Board Member Hoffmann I'm happiest with 15. Chairperson Wilcox —15? Board Member Thayer — 15 is good. Board Member Howe — That's fine because people can always go if... Chairperson Wilcox - That's right. Height 15. Surface area? 500... Board Member Howe — Is too little. Board .Member Thayer — It's too little for most houses by the sound. they could break it up. 4 1 . Chairperson Wilcox— But again, it is total. Its not... Board Member Conneman — You could get 5 100s. Board Member Hoffmann — It might be less intrusive that way. Board Member Thayer — I would think so. Board Member Conneman — It might be more obtrusive. Board Member Hoffmann — It depends on how you do it Chairperson Wilcox — I think we should go with 632 and a half feet. [laughter] Mr. Walker — You are looking at allowed by... Chairperson Wilcox — Total square footage allowed by right. Like Eva said, if Mr. Walker — Without a variance. The 500 probably keeps it to a manageable structure size. It would be like that 20 by 25 foot garage, basically. Chairperson Wilcox — 20 by 25 is a good size chunk of real estate. 51 FINAL MINUTES; PLANNING BOARD August 15, 2006 Board Member Thayer — Yes, it is. Board Member Hoffmann — It sure is. Mr. Walker — But then if they show they need 3000 square feet to generate the electricity that they need... Chairperson Wilcox — Or have the lot that supports it or have the landscaping or whatever that makes it something other than a visual issue. Mr. Walker — Then it should come before the Zoning Board or the Planning Board under special approval. Chairperson Wilcox -. 500?. Board Member Hoffmann — Yes. Board Member Thayer — Okay. Board Member Conneman — Okay. Chairperson Wilcox — So we have 15400t height, 500 foot surface area. Location? Board Member Thayer — Everywhere except the front yard ... (not audible) ... special request. Chairperson Wilcox - George, go ahead. I'm sorry. Board Member Conneman — First of all, I don't think a lot of people are going to do this because I don't think you are going to gain that much. I think it is expensive and the technology is not there to make it economically efficient. Board Member Thayer That's not our job. Board Member Conneman — I know it, but if it makes you feel good that's okay. Chairperson Wilcox — If we don't allow accessory structures in the front yard, I. don't want to allow these in the front yard. Board Member Thayer — I agree. Chairperson Wilcox — Eva, are you okay with that? Board Member Hoffmann — There will always be cases where one could make an exception so I would like to be able to permit that. 52 FINAL MINUTES, PLANNING BOARD August 15, 2006 Board Member Howe — I think we should be very flexible on the height. So I would say 20 feet. Chairperson Wilcox — What are we allowed for height on accessory structures? I should have the zoning ordinance memorized. Ms. Brock Jonathan's memo mentioned that, didn't it? There was a 30400t... Chairperson Wilcox — Because what I am thinking is:.. Board Member Thayer — The height would include the top of the panel or the top to the bottom of the panel. Ms. Brock — Structures is 20 feet, I think, but 30 feet for something... Chairperson Wilcox - It is the top of the panel as tilted since it will be the highest. Is it 20 for...? If we allow 20 400t accessory structures, then lets make it the same. If somebody decided 20 was good for a small garage or a place to store your tools... Board Member Howe - Because they still have to meet setback, right? Chairperson Wilcox — They will have to meet setback, yeah. We are just talking about the height, yeah. Board Member Hoffmann — I would still like to see a lower height, but perhaps allow more than one of them to be built in a yard. Thereby allowing the same square ... a fairly large square footage but not all in one panel. Board Member Thayer — The installations pending are all 12 feet,' 13 feet, 10 feet. There is one 20 total and I'm not sure what that means. Chairperson Wilcox - We got to make sure whether that is the height of the pole or the height as ... when it is in use tilted, since we are measuring the height to the top edge of the panel. What is the answer? Mr. Walker — 157 20 or 30. Chairperson Wilcox — Thanks. Ms. Brock - Structures other than buildings can go up to 30 feet. Then accessory buildings look like they might vary 15 feet in the low density... Chairperson Wilcox — Which is a single story plus a pitched roof, is kind of where the 15 comes from right, sort of? I've got to get some consensus here. 50 FINAL MINUTES, PLANNING BOARD August 15, 2006 Board Member Conneman — The side or the front yard might be in some cases. Chairperson Wilcox — The Zoning Board exists and if yc is set so far back and you can put up and you have th, from the neighbors or from scenic views then the Zoning it* Li have a lot where your house appropriate trees to screen it Board would certainly consider Board Member Conneman — What I don't want is for applicants to come in for this and do what they did to us on docks. I don't want to decide every time whether it is two feet more or two feet less. Board Member Thayer — Lets not talk about docks. Chairperson Wilcox — And its possible that people could start coming in 750 square feet and they need 19 feet in height. Board Member Thayer — Oh, sure. Chairperson Wilcox — Its possible. Board Member Hoffmann — But they could get a variance. Chairperson Wilcox — This is what they are allowed by right. Okay. Board Member Conneman — So where are we now? Chairperson Wilcox — the assistant lawyers t us to come up with a decided that height is and that yard location yard. Okay? Ms. Brock — Okay. Without the legal language, which we leave to the lawyers and hat are sitting next to me, the resolution as drafted left it open for recommend height, surface area and yard location. We have 15 feet. We have decided that surface area is 500 square feet is side and rear yards only. That we don't want them in the front Chairperson Wilcox — There you go. So with that as our draft resolution, would someone like to move it? So moved by the Chair. Board Member Thayer —Second I Chairperson Wilcox — Seconded by Larry Thayer. Board votes on motion. FINAL MINUTES, PLANNING BOARD August 15, 2006 its rcrsuLVlIUN NU, lUU6 -UifU: Kecommendation to town hoard Ke_gard►n_q a Proposed Local Law Amending Chapter 270 of the Town of Ithaca Code, Entitled Zoning, Regarding Solar Collectors and Installations MOTION made by Chairperson Wilcox, seconded by Board Member Thayer. WHEREAS: The Codes and Ordinances Committee has drafted a proposed local law amending Chapter 270 of the Town of Ithaca Code, entitled Zoning, regarding solar collectors and installations, and WHEREAS: The above - described amendment would permit the installation and use of solar collectors in any zoning district in the Town, subject to certain criteria and upon issuance of a building permit, and WHEREAS: The draft local law prepared by the Codes and Ordinances Committee includes several alternate provisions regarding maximum height, maximum surface area, and permitted location in yards, and WHEREAS: The Town Board has reviewed the above - described proposed local law at its meeting on July 24, 2006 and has referred this matter to the Planning Board for a recommendation, and WHEREAS: The Town of Ithaca Planning Board has held a public hearing on August 15, 2006 to consider. comments from the public regarding this proposed zoning amendment, NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby recommends that the Town Board adopt the proposed local law amending the Zoning Chapter of the Town of Ithaca Code regarding solar collectors and installations, subject to the following: 1. Height not to exceed 15 feet, 2. Surface Area not to exceed 500 square feet, 31 Side and rear yard locations only. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Thayer and Howe. NAYS: None. Motion was declared to be carried unanimously. Board Member Thayer — How, did we do that and when it took you months not to get there? 54 FINAL MINUTES, PLANNING BOARD August 15, 2006 [laughter] Board. Member Hoffmann — Actually, this one didn't take so long. Chairperson Wilcox — This one didn't take as long. This one came fairly quickly because the Zoning Board... help me out ... when did the Zoning Board consider the four appeals for solar panel? Ms. Brock — They already did. Chairperson Wilcox — Right, but when. May? Ms. Brock — Probably about three months ago. Chairperson Wilcox — Yeah. It moved pretty quickly. We realized' it was an issue so from the Zoning Board hearing with four appeals in April or May... Board Member Thayer — Are there four applications pending now? Chairperson Wilcox — No. There aren't any pending now. Four went to the Zoning Board all at once because they weren't allowed at all. APPROVAL OF MINUTES PB RESOLUTION NO. 2006 -081: Approval of Minutes: July 18, 2006 MOTION by Chairperson Wilcox, seconded by Board. Member Conneman. RESOLVED, that the Planning Board does hereby approve and adopts the July 18, 2006 minutes as the official minutes of the meeting as presented with corrections. The vote on the motion resulted as follows: Town of Ithaca Planning Board for the said AYES: Wilcox, Conneman, Thayer and Howe. NAYS: None, ABSTAIN: Hoffmann. The vote on the motion was carried. OTHER BUSINESS Chairperson Wilcox mentioned the annual New October 8, 2006 through October 11, 2006 and contact Susan Ritter. York State Planning Conference in urged interested board members to 55 FINAL MINUTES, PLANNING BOARD August 15, 2006 Chairperson Wilcox brought up the possibility that Rite Aid would be going to the Zoning Board for sign variances. Ms. Ritter stated that they would need to come to the Planning Board as well. The board and staff discussed their approval of the Rite Aid project and how it was made clear to the applicant that they must comply with the Town Sign Law. Ms. Ritter gave the board an overview of the September 5, 2006 agenda. The board discussed required training for Planning Board members. ADJOURNMENT Upon motion, Chairperson Wilcox adjourned the meeting at 9:07 p.m. Deputy Town Clerk 56 TOWN OF ITHACA PLANNING BOARD 215.North Tioga Street Ithaca, New York 14850 Tuesday August 15, 2006 AGENDA 7:00 P.M. Persons to be heard (no more than five minutes). 7:05 P.M. SEQR Determination: Cornell University Grounds Department Facilities Improvements, Palm Road. 7:05 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special Approval for the proposed Cornell University Grounds Department Facilities Improvement Project located between Palm Road and Dryden Road (NYS Route 366), Town of Ithaca Tax Parcel No.'s 6444 and 644-2,. Planned Development Zone No. 9. The proposal involves improving existing gravel service roads, expanding the material storage areas by approximately 2 acres, constructing a gravel pad for the storage of topsoil, sand, gravel, compost, nursery materials, yard waste, and construction debris, improving stormwater facilities, and providing a vegetative buffer between NYS Route 366 and the grounds facilities. Cornell University, Owner /Applicant; Robert Chiang, LS, Agent. 7:15 P.M. SEQR Determination: South Hill Business Campus Parking and Circulation Modifications, 950 Danby Road. 7:15 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval (site plan modifications) for the proposed parking lot improvements to the main employee parking lot at the South Hill Business Campus located at 950 Danby Road, Town of Ithaca Tax Parcel No. 39- 1 -1,2, Planned Development Zone No. 12. The proposal involves repaving the entire lot, adding new landscaping, changing the traffic flow, and adding approximately 40 spaces within the existing paved area. The project will also include designating separate bus, motorcycle, contractor, and handicap parking spaces within the lot. South Hill Business Campus LLC, Owner /Applicant; Linda Luciano, Property Manager, Agent. 7:30 P.M. SEQR Determination: Ithaca College Gateway Building, Danby Road. 7:30 P.M. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval and Special Permit for the proposed Ithaca College Gateway Building located on the Ithaca College campus north of Dillingham Hall, Town of Ithaca Tax Parcel No.'s 41 -1 -30.2 and 41-1 - 30.4, Medium Density Residential Zone. The proposal is for a new 4- level, +/- 50,500 gross square foot building for the Office of Admissions, the Office of Human Resources and the College's executive offices. The project will also include new stormwater facilities, outdoor lighting, landscaping, and changes to the adjacent parking area and walkways. Ithaca College, Owner /Applicant; Peter J. Trowbridge, Trowbridge & Wolf, LP, Agent. TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, Auwst 15, 2006 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, August 15, 2006, at 21 "5 North Tioga Street, Ithaca, N.Y., at the following times and on the following matters: 7:05 P.M. Consideration of Preliminary and Final Site Plan Approval and Special Approval for the proposed Cornell University Grounds Department Facilities Improvement Project located between Palm Road and Dryden Road (NYS Route 366), Town of Ithaca Tax Parcel No.'s 64- 14 and 644-2, Planned Development Zone No. 9. The proposal involves improving existing gravel - service roads, expanding the material storage areas by approximately 2 acres, constructing a gravel pad for the storage of topsoil, sand, gravel, compost, nursery materials, yard waste, and construction debris, improving stormwater facilities, and providing a vegetative buffer between NYS . Route 366 and the grounds facilities. Cornell University, Owner /Applicant; Robert Chiang, LS, Agent, 7:15 P.M. Consideration of Preliminary and Final Site Plan Approval (site plan modifications) for the . proposed parking lot improvements to the main employee parking lot at the South Hill Business Campus located at 950 Danby Road, Town of Ithaca Tax Parcel No. 39- 14.2, Planned Development Zone No, 12. The proposal involves repaving the entire lot, adding new landscaping, changing the traffic flow, and adding approximately 40 spaces within the existing paved area. The project will also include designating separate bus, motorcycle, contractor, and handicap parking spaces within the lot. South Hill Business Campus LLC, Owner /Applicant; Linda Luciano, Property Manager, Agent. 7:30 P.M. Consideration of Preliminary Site Plan Approval and Special Permit for the proposed Ithaca College Gateway Building located on the Ithaca College campus north of Dillingham Hall, Town of Ithaca Tax Parcel No.'s 41 -1 -30.2 and 41 -1 -30.4, Medium Density Residential Zone. The . proposal is for a new 44evel, +/- '50;500 gross square foot building for the Office of Admissions, the Office of Human Resources and the College's executive offices. The project will also include new stormwater facilities, outdoor lighting, landscaping, and changes to the adjacent parking area and walkways. Ithaca College, Owner /Applicant; Peter J. Trowbridge, Trowbridge & Wolf, LP, Agent. 7:45 P.M. Recommendation to the Town .Board regarding a proposed local . law to add Chapter 173, regarding outdoor lighting, to the Town of Ithaca Code. 8:00 P.M. Recommendation to the Town Board regarding a proposed local law amending Chapter 270 of the Town of Ithaca Code, entitled Zoning, regarding solar collectors and installations. . 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. Dated: Monday, August 7, 2006 Publish: Wednesday, August 9,:2006 Jonathan Kanter, AICP Director of Planning 273 -1747 J •4-a W INedne t492QO8��Tti�R�OUHIIAI u�: TOWN OF ITHACA PLANNING BOARD SIGWIN SHEET DATE $ August 15, 2006 (PLEASE PRINT TO ENSURE ACCURACY IN OFFICIAL MINUTES) PLEASE PRINT NAME PLEASE PRINT ADDRESS /AFFILIATION � I ti,l��� L✓l� � „n �c7 vl.C�� t cam% �jL �Gi�(lC�a%� M�� t�JrYL PG J(407f US TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Sandra Polce being duly sworn, depose and say that I am a Senior Typist for the Town of. Ithaca, Tompkins County, New York; that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published in the local newspaper, The Ithaca Journal. Notice of Public Hearings to be held by the Town of Ithaca Planning Board in the Town of Ithaca Town Hall 215 North Tioga Street Ithaca, New York, on Tuesday, August 15, 2006 commenci g at 7:00 P.M., as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board— 215 North Tio ag Street. Date of Posting: Date of Publication: August 7, 2006 August 9, 2006 Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 9t' day of August 2006. Notary Public CONNIE F. CLARK Notary Public, State of New York No. 01CL6052878 Qualified in Tompkins County Commission Expires December 26, 20 ��D