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HomeMy WebLinkAboutPB Minutes 2009-04-21FILE DATE REGULAR MEETING TOWN OF ITHACA PLANNING BOARD TUESDAY, APRIL 21, 2009 215 NORTH TIOGA STREET ITHACA, NEW YORK Board Members Present Rod Howe, Chairperson; Fred Wilcox, George Conneman, Hollis Erb, Jon Bosak, Susan Riha, Kevin Talty, and Ellen Baer, Alternate. Staff Present Jonathan Kanter, Director of Planning; Dan Walker, Director of Engineering; Bruce Bates, Director of Code Enforcement; Susan Brock, Attorney for the Town; Mike Smith, Environmental Planner; Christine Balestra; Planner; Carrie Coates Whitmore, First Deputy Town Clerk. Others Rick Couture, Patti Amato, H. Lambert, N. Morgan, Jared Lusk, Aaron Read, Donn Carroll, Leslie Schill, Ed Marx. Call to Order Chairperson Howe declared the meeting duly opened at 7:02 p.m., and accepted for the record the Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on April 13, 2009 and April 15, 2009, together with the properties under discussion, as appropriate, upon the Clerks of the City of Ithaca and the Town of Danby, upon the Tompkins County Commissioner of Planning, upon the Tompkins County Commissioner_ of Public Works, and upon the applicants and /or agents, as appropriate, on April 15, 2009. Chairperson Howe stated the Fire Exit Regulations to those assembled, as required by the New York State Department of State, Office of Fire Prevention and Control. Chairperson Howe introduced Ellen Baer as the new Planning Board alternate. Board members welcomed Ms. Baer to the Board. AGENDA ITEM Persons to be heard No one. AGENDA ITEM SEQR Determination, Ithaca College Temporary Modular Offices, 320 Main Campus Road. Chairperson Howe asked the applicant to give a brief overview of their application. Planning Board Minutes of April 21, 2009 Approved Rick Couture and Miles Cigolle came before the Board. Mr. Couture stated that the request before the Board is for permission to extend the site plan approval and special permit for one of the two temporary office modular facilities on the college campus. The building is located to the east of the Park School of Communication building. Ithaca College adopted its Master Plan in 2002, and the plan includes many projects that the college has brought before the Planning Board. The most recently completed project is the Peggy Ryan Williams Center, which is the administration building. As part of this project, a number of different offices have been moved into the building from various locations on campus. The college is now going back through and renovate many of the vacated spaces. They are also trying to anticipate future renovation projects and potential future construction, and as a result of that, the college needs a place to relocate offices during .renovations. Mr. Couture stated that the college would like to extend the September 15, 2009 deadline for the administration annex. The building has served the college well. It is fully sprinklered and handicap accessible. He added that the building does not have a visual impact on anything; it cannot be seen from Route 96B or Coddington Road. Chairperson Howe asked Mr. Couture if he was aware of any environmental issues. Mr. Couture was not. Chairperson Howe stated that the material was very detailed and that it must have been interesting to put together the timeline of projects for the next 9 years. Mr. Cigolle explained that the timeline demonstrates that the modular buildings are truly used as surge buildings. Chairperson Howe solicited questions from the Board. Board Member Wilcox asked what would be done with the land that now sits under the Boardman Place building. Mr. Couture responded that it is going to be turned into a parking lot as part of the Athletic and Events Center project. Board Member Talty asked if there are sprinklers in the building. The Board answered that there was. Board Member Wilcox congratulated Ithaca College for the amount of work put into the application materials. Board Member Erb commented that the modular building is actually a lovely building. She would not have been upset with the building if it were visible from the road. Board Member Talty commented that temporary buildings are often built with temporary building materials. He asked if the building required any major upkeep or maintenance through the extension. Mr. Couture did not anticipate any major repairs to the building. Board Member Riha moved the proposed resolution and Board Member Conneman seconded. Board Member Bosak and Board Member Erb proposed punctuation changes to the 3rd whereas and added a reference to an additional map. The word "and" was also added to the end of whereas number 1. Page 2 of 18 Planning Board Minutes of April 21, 2009 Approved The Board briefly discussed the type of changes being made and whether or not those changes needed to be made at the meeting or if they could be discussed in email prior to the meeting. Board decided it warranted further discussion in the future. There being no further discussion, Chairperson Howe called for a vote — carried unanimously. PB RESOLUTION NO. 2009 -033: SEOR, Time Extension for Site Plan & Special Permit, Ithaca College Temporary Modular Office Space (Administrative Annex, Tax Parcel No. 41 -1 -30.2) MOTION made by Board Member Riha, seconded by Board Member Conneman. WHEREAS: This action is consideration of a request to allow a time extension to maintain the existing 10,890 square foot modular office facility located to the east of the Park School building on the Ithaca College campus, 320 Main Campus Road, Town of Ithaca Tax Parcel No. 41 -1 -30.2, Medium Density Residential Zone. The request is for a 9 year extension, until September 15, 2018, to accommodate offices temporarily during upcoming renovations to existing buildings and construction of new facilities. The 2004 site plan and special permit will expire on September 15, 2009. Ithaca College, Owner /Applicant; Miles Cigolle, AIA, HOLT Architects P.C., Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting as Lead Agency in environmental review with respect to a time extension for Site Plan Approval and Special Permit, and 3. The Planning Board, on April 21, 2009, has reviewed and accepted as adequate a Short Environmental Assessment Form (EAF) Part I, submitted by the applicant, and Part /I prepared by Town Planning staff, plans prepared by HOLT Architects P.C., titled "Existing Campus Plan" "Intermediate Campus Plan" and "Long -Term Campus Plan ", dated March 2009, "Existing Floor Plan – Administrative Annex and Boardman Place" (Sheets AA & BP1) and `April 2009 Floor Plan – Administrative Annex and Boardman Place" (Sheets AA2 & BP2), dated December 29, 2008, "September 2009 Floor Plan – Administrative Annex" (Sheet AA3), dated February 12, 2009, "September 2009 Floor Plan – Boardman Place" (Sheet BP3), dated December 29, 2008, 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 Permit time extension; NOW THEREFORE BE IT RESOLVED: Page 3 of 18 Planning Board Minutes of April 21, 2009 Approved That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review Act for the above referenced actions as proposed, based on the information in the EAF Part I and for the reasons set forth in the EAF Part II, and, therefore, a Draft Environmental Impact Statement will not be required. A vote on the motion was as follows: AYES: Howe, Conneman, Bosak, Erb, Riha; Tally, Wilcox. NAYS: None The motion was declared to be carried unanimously. PUBLIC HEARING Consideration of a request to allow a time extension to maintain the existing 10,890 square foot modular office facility located to the east of the Park School building on the Ithaca College campus, 320 Main Campus Road, Town of Ithaca Tax Parcel No. 41 -1 -30.2, Medium Density Residential Zone. The request is for a 9 year extension, until September 15, 2018, to accommodate offices temporarily during upcoming renovations to existing buildings and construction of new facilities. The 2004 site plan approval and special permit will expire on September 15, 2009. Ithaca College, Owner /Applicant; Miles Cigolle, AIA, HOLT Architects P.C., Agent. Chairperson Howe opened the public hearing at 7:18 p.m. and invited the public to address the Board. There being no one, Chairperson Howe closed the public hearing at 7:19 p.m. Board Member Wilcox moved the resolution with the same changes to whereas clause 1, whereas clause 3, and further resolved number 2 that were made to the SEAR motion. Board agreed. Board Member Erb seconded the motion. There being no further discussion, Chairperson Howe called for a vote — carried unanimously. PB RESOLUTION NO. 2009 -034: Time Extension for Site Plan & Special Permit, Ithaca College Temporary Modular Office Space (Administrative Annex), Tax Parcel No. 41 -1 -30.2 MOTION made by Board Member Wilcox, seconded by Board Member Erb. WHEREAS: 1. This action is consideration of a request to allow a time extension to maintain the existing 10,890 square foot modular office facility located to the east of the Park School building on the Ithaca College campus, 320 Main Campus Road, Town of Ithaca Tax Parcel No. 41 -1 -30.2, Medium Density Residential Zone. The request Page 4 of 18 Planning Board Minutes of April 21, 2009 Approved is for a 9 year extension, until September 15, 2018, to accommodate offices temporarily during upcoming renovations to existing buildings and construction of new facilities. The 2004 site plan and special permit will expire on September 15, 2009. Ithaca College, Owner /Applicant; Miles Cigolle, AIA, HOLT Architects P.C., Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to the project has, on April 21, 2009, 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 April 21, 2009, has reviewed and accepted as adequate a Short Environmental Assessment Form (EAF) Part I, submitted by the applicant, and Part II prepared by Town Planning staff, plans prepared by HOLT Architects P.C., titled "Existing Campus Plan ", "Intermediate Campus Plan ", and "Long -Term Campus Plan" dated March 2009, "Existing Floor Plan — Administrative Annex and Boardman Place" (Sheets AA 1 & BP 1) and `April 2009 Floor Plan — Administrative Annex and Boardman Place" (Sheets AA2 & BP2), dated December 29, 2008, "September 2009 Floor Plan — Administrative Annex" (Sheet AA3), dated February 12, 2009, "September 2009 Floor Plan — Boardman Place" (Sheet BP3), dated December 29, 2008, and other application materials, and NOW THEREFORE BE IT RESOLVED: That the Planning Board hereby grants an extension for Special Permit for the proposed Ithaca College Temporary Modular Office Space (Administrative Annex) as described above, finding that the standards of Article XXIV Section 270 -200, Subsection A — L, of the Town of Ithaca Code, have been met, and that Ithaca College has provided sound evidence that justifies such extension of the Special Permit, AND BE IT FURTHER 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 an extension for Site Plan Approval for the proposed Ithaca College Temporary Modular Office Space (Administrative Annex) located at 320 Main Campus Road, as described on the plans prepared by HOLT Architects P.C., titled "Existing Campus Plan ", Page 5 of 18 Planning Board Minutes of April 21, 2009 , Approved "Intermediate Campus Plan ", and "Long -Term Campus Plan ", dated March 2009; "Existing Floor Plan — Administrative Annex and Boardman Place" (Sheets AA 1 & BP 1) and `April 2009 Floor Plan — Administrative Annex and Boardman Place" (Sheets AA2 & BP2), dated December 29, 2008; "September 2009 Floor Plan — Administrative Annex" (Sheet AA3), dated February 12, 2009, "September 2009 Floor Plan — Boardman Place" (Sheet BP3), dated December 29, 2008, and other application materials, subject to the following condition: a. that the site plan approval and special permit for the Administrative Annex facility, shall expire on September 15, 2018. A vote on the motion was as follows: AYES: Howe, Conneman, Bosak, Erb, Riha, Talty, Wilcox. NAYS: None The motion was declared to be carried unanimously. AGENDA ITEM Presentation and discussion of the Route 96 Corridor Management Study Leslie Schill and Ed Marx came before the Board and presented the Route 96 Corridor Management Study. Mr. Marx stated that the County's Comprehensive Plan was adopted in 2004 and it identified nodal development as a strategy for development in the County that had many advantages in terms of reducing sprawl, conserving land for more desired purposes, being energy efficient, and creating stronger communities. He explained that a node is designed to be a community that is walkable so that people can get from one place to another without having to use vehicles. Nodes are also designed to have a variety of living opportunities and services available within them. Mr. Marx stated that in conceptual terms, nodes are an area of approximately a half mile radius. Nodes need a population of approximately 2,000 people to support the services within them. He added that nodes could provide opportunities for employment so that people living in the node may also have opportunities to work in the node. Mr. Marx commented that nodes are typically villages; the nodal concept is an evolution of a' traditional village. The area around Cayuga Medical Center is one of the areas that was originally identified in the Comprehensive Plan as a conceptual area for a potential node - because of the large employment center that is there and emerging residential development. Ms. Schill then gave the Board an overview of the Route 96 Corridor Study process. She stated that the project began in 2007 and that the first three technical reports were completed during 2008. The Intermunicipal Implementation Strategy was completed Page 6 of 18 Planning Board Minutes of April 21, 2009 Approved early 2009 and is before the Board. She mentioned that there was good public participation through out the process. Ms. Schill stated that report 4 defines nodal development, and the group recognized that municipalities are talking about nodal development and looking to implement nodal development through their own comprehensive plans. Benefits have been identified for the corridor and individual municipalities. Town benefits include: safety strategies for pedestrians, bicyclists and vehicles; creating walkable and bikeable neighborhoods in a new area of the Town; and an opportunity to preserve agricultural and natural areas within the corridor. The report identifies 5 to 10 units per acre (with a 5 -unit minimum) as a density goal. Outside to the node, the report would like to maintain the existing look and feel of Route 96. Ms. Schill then gave a geographic description of the Cayuga Medical Center node. She stated that the report includes proposed zoning regulations and ideas, infrastructure improvements, a vision statement, priority projects, and tools to help and support nodal development. The study group would like agencies and municipalities to adopt a resolution of support in the future so that they can follow through with the study and support the intent of the study. Chairperson Howe commented that nodal development has come up at the Planning Board and the Board is trying to understand it. He thought it was difficult to talk about nodal development without having intermunicipal dialogue. Chairperson Howe asked how they would help businesses know what scale of businesses might be appropriate for nodes and what is more appropriate for major nodes. Mr. Kanter responded that he was a participant in the study and that there was a technical review committee with representatives from all the different participating groups. He said that zoning is likely to be key and that there are a number of ways it could be done. He went on to say that Technical Report 4 talks about a new village zoning district or something similar; it would be specific about the types of uses that could be permitted and would allow a mix of uses. The businesses located in the nodes need to be attractive for people who live or work in the nodes. Board Member Conneman asked if the node includes Carrowmoor. Mr. Marx responded no; Carrowmoor is outside the area that was evaluated in the study. Board Member Conneman understood that there was going to be a road from Mecklenburg Road to Route 96 or off of Route 96. Mr. Marx knew it was in the Town's plans to eventually have a connector road. Board Member Conneman asked why the radius was drawn at half a mile instead of one mile. Mr. Marx responded that half a mile is generally considered the distance that people will walk to do business. People have a greater tendency to drive if the distance is more than half a mile. Mr. Marx went on to say that the historic size of most villages is roughly a square mile. Board Member Bosak congratulated the Mr. Marx on the thorough work of the report. He stated that he supports nodal development, preservation of open space, and walkable communities; he did not object to any of the suggested changes or the attempt Page 7 of 18 Planning Board Minutes of April 21, 2009 Approved to build nodes. Board Member Bosak was concerned about the area outside the node. He was surprised that agricultural uses were not included in the proposed Cayuga Medical Center node as permitted uses. He stated that there are several agricultural businesses in and around the nodal area. If the suggestions were implemented as suggested, the effect would be to change rural to suburban. Board Member Bosak thought that the statement regarding future residential development guidelines was an arbitrary extension of government control that did not have anything to do with establishing nodes, mitigating traffic problems,. or smart development. He then asked where the money was .going to come from to do all the things described in the report. Mr. Marx responded that they expect private sector development. He expressed the opinion that if people understand that the residential development and business development in the Town by plan and by zoning is going to be concentrated in the area, it creates opportunity for people to say, "this is the place to invest in ". As,long as-the community stands by that, not only will they only be able to do certain things in these areas, but there will be an incentive to want to do certain things in these areas. Board Member Bosak stated that there needs to be economic incentive. Mr. Marx explained that the plan envisions additional residential development and in most cases the residential development will start to occur before there is a market for the commercial. He said that it is evolving; plans and implementing regulations can direct and encourage development. Mr. Marx noted that what is before the Board is a draft.. Board Member Riha asked how traffic was considered, if there was an upper limit of how many cars can go down Route 96 into Ithaca between 7:00 am and 9:00 am, and if that means the Board has to take into account either restricting development or looking for alternative roads into the Ithaca. Ms. Schill explained that the consultants did a traffic analysis and the analysis came up with interesting results — particularly that the corridor is not necessarily over - utilized as far as traffic is concerned. There are a couple of peak times that are very brief where there is traffic; it is almost exclusively in the morning for a 9- minute stretch. They ran traffic counts and did traffic runs with a GPS clipped to the car, then they compared Route 96 to Route 89. DOT counts were also used and looked at. Ms. Schill explained that they were using projected housing for the Route 96 traffic -shed regardless of if there is a plan done or not. In creating a node center, they are looking at how they can create an area where people may not need to get into a car to come downtown. It would create the density necessary for TCAT to have dedicated stops and make it convenient for people to utilize transit. Higher density may lead to express service, flexible routes, and other opportunities to create an area where fewer people are getting into their cars to start with. They compared Route 96 with a number of corridors and the kind of traffic that is happening on those corridors. The numbers revealed that the Route 96 corridor does not have that much traffic relative to general traffic studies. There is a constricted area within the City limit and in that area traffic is S Page 8 of 18 Planning Board Minutes of April 21, 2009 Approved felt for very short periods in the morning on weekdays. She said that it was interesting because there is a perception of heavy traffic on Route 96. Mr. Marx added that the study looked at the Route 96 corridor and it looked at the alternative without nodal development; the study found that there would be a continuing suburban /rural sprawl, which would generate more traffic. The traffic consultant analyzed the two development patterns, and the results said that in looking at virtually every aspect of traffic and transportation, the nodal alternative was much preferable. There is an assumption built in that if development occurs in the nodes, that will also be plans that limit the development outside the node; they come hand -in -hand with one another. Board Member Riha stated that there was not an advantage to nodal development if there is going to be suburban sprawl anyway. Mr. Marx responded that the plan does not suggest that. Board Member Riha asked if nodal development was compared to having stricter agricultural zoning. Mr. Marx explained that the result of that would be what is currently happening - -more people coming from further away. There are more people driving further because development has not been occurring in close to any great degree. Mr. Kanter added that the Town has done quite a bit in terms of very low density agricultural zoning. The area Board Member Bosak was talking about is zoned agricultural, which allows one house per seven acres. The remaining area is low density residential. The Town will want to look at the areas further in its Comprehensive Plan. Mr. Kanter felt that the Town has already done huge amounts to reduce densities on West Hill. He did not think people understood that concept. The Town not only has the Agricultural Zone covering most of the western part of West Hill, but also a Conservation Zone on the lake slopes .between Route 96 and Taughannock Blvd. Board Member Riha responded that that implies that the Town is already using some zoning techniques to minimize development. She then asked why nodal development is needed if the Town was already using techniques. Mr. Kanter explained that the area from the hospital to the City is the suburban area and it is fairly well - developed other than the Holochuck property. He went on to say that the types of things they would be looking at to concentrate in the node would be Holochuck -type development, other things that would be happening on land owned by the Medical Center and the County, and the Cornell property. There are only a few parcels that result in the node. Mr. Kanter added that they could somewhat reduce the densities between CIVIC and the city limits, but that is not going to change the character of the area. Their focus for that area has been access management, limiting numbers of new driveways on the road, and enhancing the corridor with sidewalks and bike lanes. Board Member Riha commented that she understands wanting to limit new development to the area around the hospital instead of sprawl, but then there are .projects like Carrowmoor. She said that Carrowmoor seems like the very thing they are Page 9 of 18 Planning Board Minutes of April 21, 2009 Approved trying to avoid by implementing the nodal plan. Mr. Kanter responded that the Board needs to evaluate Carrowmoor on its merits through the environmental impact statement process. He told the Board not to mix up Carrowmoor with the Route 96 Corridor study because it was intentionally not part of the study. If Carrowmoor becomes a node, it will be its own node separate from the Route 96 nodes. Board Member Riha pointed out that all the traffic filters into the City of Ithaca and people have to drive into Ithaca. Chairperson Howe responded that the Board will have to make a decision regarding Carrowmoor on the project's own merits as it goes through approval process. He then stated that he thought of it in terms of the Cornell Transportation Study and trying to reduce the Single Occupancy Vehicle (SOV) trips. He thought that developments such as nodes can help reduce SOVs. Board Member Riha hoped that the people living in the area would want to work in the area, otherwise she could think of a lot more realistic ways to reduce SOVs. Mr. Kanter responded that the study was clear that it is not so much what will happen in growth within the corridor in the Town of Ithaca; it is more what is going to happen regionally. There is a large amount of traffic coming in and out of the area. Board Member Riha stated that many do not want to live in higher- density suburban nodes. Chairperson Howe added that surveys have shown that while many want to stay in the rural areas, there are some that do want to live closer if there is affordable housing. Mr. Marx stated that the County is currently out of balance with what the future is going to demand. There will always be people who want to live in rural, suburban and urban areas. When looking at national trends people may want to live in .a certain place, but they also make reasonable economic judgments about where they live. He commented that the County has not offered much of an alternative, and options are needed. Alternate Board Member Baer stated she lives on Dubois Road and can imagine walking the half mile to the bus stop and using services available. Board Member Riha asked if Alternate Board Member Baer would like to have more people in the vicinity to support the stores. Alternate Board Member Baer responded that she liked the idea of nodal development. Board Member Bosak commented that the plan in the report has a bridge. Other Board members noticed that as well. Board Member Talty echoed Board Member Riha's comments. He thought it was the right plan in the wrong place and that people were still going to drive to Wegman's. Board Member Talty stated that East Hill is a walking, biking, jogging community and West Hill is not the same type of community. He agreed with what they were trying to do, but he did not believe that nodal communities were what West Hill was all about. He felt that it was changing the character of the community. Board Member Talty stated that he did not agree with sprawl, but he thought that there was a mix of the people living on Routes 96, 79 and 89 that do not want what is being proposed. Page 10 of 18 Planning Board Minutes of April 21, 2009 Approved Board Member Erb believed that people were going to.end up building on West Hill somehow anyway. She would much rather have a few nodes available for people who are comfortable living in more dense areas. It allows for the potential TCAT services to the area. She did not think the node was going to create more traffic in and of itself coming into the City. Board Member Erb stated that the potential for traffic increase is going to take place anyway. She thought that the dense housing options will help to mitigate some of the increase that will happen anyway. She saw West Hill as a logical place for a node; the third largest employer in the County is on West Hill, and the aging generation would want to be near the hospital and associated facilities. Board Member Talty responded that during the Overlook presentation he recalls being told that doctors and nurses were going to live there and walk across the street. He did not think that people were going to work at the hospital and live in the neighborhood because of nodal development. People want to live in differentlypes of communities. He agreed that West Hill was a preferred location for retirement communities because of the close proximity of hospital services. Board Member Erb did not see the bulk of the physicians and the hospital necessarily wanting to live in the nodal development, but the bulk of the employment at the hospital was not physicians. Board Member Bosak commented that nodal development is a "lesser of two evils plan. The premise is there will be 400 to 800 new households on West Hill, and this leads to a better traffic picture if the added population is put in a node. Board Member Talty argued, that that is to be determined and that just because there is high density housing does not mean people will give up their cars. Board Member Wilcox stated that the Board has had presentations for developments on West Hill and that the residents along Route 96 and the elected representatives of West Hill come and talk about existing traffic problems and how allowing development will make the situation worse. There is now a report that says that there is not a real traffic problem, but perception is different. Board Member Wilcox was not sure that he wanted to tell residents that there was not a traffic issue. He stated that perception is reality and he was not sure how the Board would deal with that. Mr. Kanter did not agree with the points raised by Board Member Talty and thought it warranted further discussion in the future. He noted that there were comments in the letter from Mary Harkins that raise interesting points for the Board to discuss. Mr. Kanter believed that there were a number of inaccuracies in the letter and that the comments were emotional and subjective. He stated that the policy makers were going to have to decide whether or not a townwide moratorium or a West Hill moratorium should be implemented while work on the Comprehensive Plan is being completed. Mr. Kanter did not think that the Route 96 Corridor study should be the impetus for that kind of talk. It is not the Route 96 corridor that is generating future growth; it is trying to channel the growth in a more logical way. It is channeling what is already there in terms of potential growth. There is a lot of potential on West Hill for development; it is really Page 11 of 18 Planning Board Minutes of April 21, 2009 Approved the only place in the Town where there are fair amounts of undeveloped lands available. He suggested that the Board have further discussions about it in the future. Chairperson Howe asked Mr. Marx if he had any final. comments. Mr. Marx said that there were a lot of good points and he understands them. In a broader context, the County has done a housing analysis that suggests the community needs 4,000 housing units in 10 years. There is no where in the City of Ithaca to put 4,000 housing units. East Hill also does not have room for 4,000 units; they are going to have to be in various locations around the community. He stated that if the housing is not provided, it will either retard the economic development of the community or people will be forced to drive from someplace else. He commented that they do have to figure out Where an appropriate development can be accommodated in an appropriate way; it is not going to happen in one place, and it will have to be in several places. Chairperson Howe stated that this might come back before the Planning Board in early May to vote on a resolution of general support. Mr. Kanter said that there is still an opportunity for specific comments on the report. Mr. Marx added that the process has already had the affect of reducing the amount of development the Town of Ulysses is likely to allow in its Comprehensive Plan. Through this process, feedback was provided that caused them to retract some areas that were designated as suburban--style development in the town to make more areas for compact and commercial areas of the Town and to protect agriculture in the town. Mr. Marx reminded the Board that this is an intermunicipal project and that there needs to be some give and take. Board Member Bosak requested that the document not include the statement saying the Town's Comprehensive Plan acknowledges and identifies nodal development as an effective growth pattern. Chairperson Howe thanked Mr. Marx and Ms. Schill for their presentation. AGENDA ITEM Update on status of hiring a consultant to review the Verizon application. Chairperson Howe recapped that at the last meeting the Board made a recommendation to hire a consultant to review the Verizon application. Ms. Balestra updated the Board on the process undertaken by.staff to locate possible consultants and send out RFQs. The list of potential consultants was provided to the Board. Mr. Kanter suggested that a small review committee be established to select the consultant. Chairperson Howe asked if any Planning Board members were interested. in serving on the committee. Board Member Talty and Board Member Bosak volunteered to serve on the committee. Mr. Kanter will contact Board Member Talty and Board Member Bosak and set up a time to meet. Board Member Wilcox confirmed that the Town Board did not need to approve the expenditure for the consultant. Page 12 of 18 Planning Board Minutes of April 21, 2009 Approved AGENDA ITEM SEAR Determination: Verizon Wireless Telecommunication Facility, 651 Five Mile Drive. AND CONTINUATION OF PUBLIC HEARING Continuation of consideration of Preliminary and. Final Site Plan Approval and Special Permit for the proposed Verizon Wireless Telecommunications Facility located at 651 Five Mile Drive, Town of Ithaca Tax Parcel No. 31 -2 -25.2, Low Density Residential Zone. The proposal involves the construction of a +/ -125' self supporting tower and wireless communications antennas, a 11' -6" x 30' equipment shelter installed on a 20'x 38' elevated platform, and a new 12' wide gravel access drive. Donn K. Carroll, Owner; Upstate Cellular Network d /b /a Verizon Wireless, Applicant; Jared C. Lusk, Nixon Peabody, LLP, Agent. At 8:23 p.m., Chairperson Howe reminded the Board and the public that the public hearing was still open. He explained that the Board will want to wait until it receives the consultant's report before they move forward with a SEAR Determination. He said that the applicant will update the Board on the new information it has received. Jared Lusk came before the Board and introduced himself and the associates with him (Kathleen Pomponio, Ken Cowley, and Greg Handley). Mr. Lusk stated that during the March 241h meeting the Board made a couple requests of Verizon. The first was to explore the feasibility of any County owned property in the vicinity of the project search ring and if there were any properties, would they work. Mr. Cowley conducted a zone analysis of the search ring and located three parcels. Mr. Lusk identified the sites to the Board, shown in Exhibit GO, and then explained the deficiencies of each site. He stated that the County properties do not provide Verizon with a reasonable alternative for their coverage needs. Mr. Lusk went on to say that at the last meeting the Board requested photo simulations of the Maguire property and those were provided to the Board as exhibit Il. From Verizon's perspective, the Maguire property is a viable alternative, but the site is not as ideal as the Carroll site from a land use perspective. Board Member Conneman stated that except for the assumption that someone sees the tower from Route 13 or someone is concerned about seeing it on the trail, it is okay. Mr. Lusk responded yes and stated that they have leased and engineered the Carroll parcel. He thought that the photo simulations spoke for themselves, and from a land use perspective it is what it is. Board Member Conneman commented that there are several locations throughout. the State where cell towers can be seen from highways.. Board Member Wilcox stated that he is sensitive about the Town of Ithaca Planning Board trying to make the project a City of Ithaca problem. He's aware of the municipal .boundary that runs between the proposed site and the County Recycling Center and the Maguire site. The photo simulation made it clear to him that the Maguire site would not Page 13 of 18 Planning Board Minutes of April 21, 2009 Approved be a preferred site in his mind. It does not have the foliage, the trees and other things that help block the view of the tower. Board Member Erb was ready to move forward with Mr. Carroll's property and start talking about the tree preservation contingencies. Chairperson Howe thought the Board should wait until it has a consultant's report. Board Member Erb clarified that in terms of site, she is convinced that the Carroll site is the preferred site. Board Member Talty concurred with Board Member Wilcox and Board Member Erb. He thought that Verizon had done their due diligence. Board Member Riha commented that it is amazing how many cell phone towers can be seen from Bostwick Road. She felt that the Carroll site would be less obtrusive than a lot of the towers already erected. Alternate Board Member Baer stated that she has read through many of the materials and her first instinct was that Maguire seemed like a good option because it is a commercial area. She felt that she needed to do more research to be able to make a decision. . Board Member Bosak said that the visuals were very useful and that he did not have a strong position one way or another. He requested that discussion turn to the. technical alternative. Board Member Bosak went on to say that it was his understanding that Verizon was going to�go live with 700 MHz service in 2009 and have a complete networking by 2010. Mr. Handley responded that would not be happening in this area. The only market that is going live in this area with the 700 MHz system is Rochester. There currently is not a plan for this service in the Ithaca area through 2015. He explained that the 700 MHz frequencies are going to be used for highspeed data; there will not be voice traffic on the frequencies. Board Member Bosak asked if there was 700 MHz service, would he be able to use VOIP over it. Mr. Handley was not familiar with Internet services, but knew that the service was not available on the 700 MHz system. Board Member Bosak understood that as the frequency increases the footprint of coverage becomes smaller. He confirmed that 700 MHz service would sufficiently cover the area. He went on to say that even though the Ithaca area does not have an actual need for additional service at this time, Verizon's position is that the need is so great that it cannot wait until 2013. Mr. Handley responded that the site before the Board is a PCS voice site, no data. He explained that the 700 MHz licenses will not be used in the Ithaca area (and is not planned at all) through 2013. Board Member Bosak responded that Verizon could change their plan and that the tower could wait until 2013, especially since there is not an overwhelming need for additional service in the area. Mr. Handley explained that the voice network needs additional service. Board Member Bosak argued that it was his understanding based upon previous Verizon testimony that at the current time there are not a lot of people complaining of coverage. Mr. Handley Page 14 of 18 Planning Board Minutes of April 21, 2009 Approved responded that there was not a problem with 850 MHz coverage, but there is a problem with 850 MHz capacity. Board Member Bosak understood that Mr. Handley was saying it was going to be a major problem' before the time Verizon plans to have a service in place. Mr. Handley corrected that it is a current problem. The PCS frequency is on the network currently because the 850 MHz network is maxed out. Chairperson Howe recalled that Verizon had explained their capacity needs at previous meetings. He thought that the Board could ask the consultant to verify that information. Chairperson Howe agreed that the Maguire site would be untenable. He then asked Mr. Lusk if there was anything else he wanted to add at this point. Mr. Lusk said that he would like to discuss tree preservation with the Board. Chairperson Howe thought the Board could discuss it after it heard from the public. Attorney Brock noted that the photo simulations of the Maguire property were done at 125 feet. She asked if Verizon's RF showed the minimum height needed for acceptable RF. Mr. Handley responded yes, it is the height needed. Attorney Brock then asked if it would be useful to the Board to seethe RF studies for it. Board Member Talty thought the information should be added as part of the overall materials for the consultant. The Board briefly discussed the RF for the Maguire site and Attorney Brock summed up that the Board would like to the RF propagation plots for 80, 100, and 125. Mr. Lusk agreed and said the information would be provided in the next few days. With no further discussion, Chairperson Howe solicited comments from the public. He reiterated that the Board was not making a decision that evening. Ms. Patti Amato came before the Board to speak on behalf of her husband. She referred to the Ietter submitted to the Board by Mr. Amato and read the first two sentences of his letter. Mr. Amato felt a sense of defeat after leaving the March 24th Planning Board meeting, but was satisfied with the discussions between the Board and the applicant. Ms. Amato went on to say that she respectfully disagreed with the Board. Chairperson Howe reassured .Ms. Amato that the Board was not moving forward with the Carroll property at this point. Ms. Amato stated that her husband is familiar with RF frequencies and can do math; he very carefully looked at all the documents Verizon gave the Board. She explained that Mr. Amato tried to bring things to the Board's attention by looking at numbers and doing calculations; he did not think the numbers made sense. Ms. Amato applauded the Board's effort to look or a consultant because it is needed. She agreed with Attorney Brock in that there are a lot of cell phone towers that can be seen while driving around. Ms. Amato thought it was important to start being proactive about cellular towers. With no one else wanting to address.the Board, Chairperson Howe brought discussion back to the Board. He noted that the public hearing remains open. Chairperson Howe asked the applicant if they'had any other questions. Mr. Lusk asked if they could discuss the tree plan. Chairperson Howe noted that the Board wanted to Page 15 of 18 Planning Board Minutes of April 21, 2009 Approved screen the tower to the fullest extent possible. Board Member Erb added that the Board was trying to move forward with contingency plans for the Carroll property should the tower happen to be located there. Board Member Talty confirmed that Verizon did not crop trees. He followed up by asking what happens if trees get in the way of RF waves. Mr. Handley explained that he has worked for Verizon for 15 years and he has not had a case yet where the trees have caught up to the top of the tower and surpassed the antennas. If it were to happen that trees grew to be in the way of the RF waves, Verizon would more than likely comeback to the Board and ask to extend the tower 10 feet more. Board Member Riha added that it is unlikely to have 125 foot tree. Mr. Handley reassured the Board that any modification to the tower would have to come back before the Board for consideration. Board Member Talty commented that he would rather have the tree trimmed than have the tower extended. In reference to the tree plans submitted, Board Member Erb expressed appreciation for having three options to consider and discuss. She stated that as much as she loves the idea of preserving all trees on the site, she thinks that it is too intrusive for Mr. Carroll and the use of his property. Board Member Erb described to the applicant, using the tree plan, what trees she would like preserved. Chairperson Howe summed up that Board Member Erb was suggesting a radius of trees. Board Member Erb added that she was happy with Option 2 —the "to be determined ". Chairperson Howe agreed and stated that he liked the idea of deciding upon a radius around the trees. Board Member Erb added that she wanted to be sure that the denser clump of trees was included in the preservation. Board members agreed. Ms. Balestra asked the Board how they felt about replacing diseased, damaged or fallen trees within the radius. Board Member Riha commented that as trees grow up there was going to naturally be fewer of them. Ms. Balestra added that if there are a lot of large trees there is not a lot of undergrowth to screen equipment. Mr. Lusk stated that the Board's comments were helpful. He added that the Adirondack Park takes the same approach — preserving trees within a certain distance from the tower. Board Member Erb expressed willingness to listen to an alternative plan. Mr. Don Carroll came before the Board and stated that as he has walked and driven his property, the viewshed to the area of the proposed cellular tower is protected by a hedgerow when coming down Route 13A. He was surprised to discover that the cemetery trees and the trees in front of his house are the trees that block the view of the tower when looking from the cemetery. Board Member °Erb commented that the Board can only deal with trees on Mr. Carroll's property. The Board discussed taking a fieldtrip to the site to walk the property. Board Member Bosak urged that the Board do so quickly so that they could get an idea of what the tower would look like in the winter. Page 16 of 18 Planning Board Minutes of April 21, 2009 Approved Mr. Kanter suggested that the Board identify a radius that they are comfortable with, but then add language allowing dead and diseased trees to be removed and replaced. With no further discussion, Chairperson Howe thanked the applicants for their time. AGENDA ITEM Approval of Minutes Board Member Wilcox moved and Board Member Erb seconded approval of the minutes with corrections submitted by Board Member Erb and Board Member Bosak. With no discussion, Chairperson Howe called for a vote— carried unanimously. PB RESOLUTION NO. 2009-035.- Adopt Planning Board Minutes of April 7, 2009 Motion made by Board Member Wilcox, seconded by Board Member Erb WHEREAS, the Town of Ithaca Planning Board has reviewed the draft minutes from the meeting on April 7, 2009, Now, therefore, be it RESOLVED, that the Town of Ithaca Planning Board approves the minutes, with corrections, to be the final minutes of the meetings on April 7, 2009. A vote on the motion was as follows: AYES: Howe, Conneman, Bosak, Riha, Tally, Erb, Wilcox. NAYS: None The motion declared to be carried unanimously. AGENDA ITEM Other Business Mr. Kanter gave the Board an overview of the May 5, 2009 Planning Board agenda. Given the short agenda; the Board decided it could use the meeting to discuss procedures and what the Comprehensive Plan Review Committee and Planning. Committee are working on. Committee Reports Board Member Wilcox gave a brief update of the last COC meeting. Mr. Bates notified the Board that Ms. Baer has an appeal going before the Zoning Board of Appeals to allow an apartment in the garage. The plan before the Planning Board Page 17 of 18 Planning Board Minutes of April 21, 2009 Approved showed only a garage without an apartment, but Ms. Baer was not aware of it at that time. r Adjournment Chairperson Howe adjourned the April 21, 2009 Planning Board meeting at 9:15 p.m. Respectfully Submitted, 4aw Carrie Coates` hitmore First Deputy Town Clerk Page 18 of 18 TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday, April 21, 2009 AGENDA 7:00 P.M. Persons to be heard (no more than five minutes). 7:05 P.M. SEQR Determination: Ithaca College Temporary Modular Offices, 320 Main Campus Road. 7:05 P.M. PUBLIC HEARING: Consideration of a request to allow a time extension to maintain the existing 10,890 square foot modular office facility located to the east of the Park School building on the Ithaca College campus, 320 Main Campus Road, Town of Ithaca Tax Parcel No. 41 -1 -30.2, Medium Density Residential Zone. The request is for a 9 year extension, until September 15, 2018, to accommodate offices temporarily during upcoming renovations to existing buildings and construction of new facilities. The 2004 site plan approval and special permit will expire on September 15, 2009. Ithaca College, Owner /Applicant; Miles Cigolle, AIA, HOLT Architects P.C., Agent. 7:20 P.M. Presentation and discussion of the Route 96 Corridor Management Study. 7:50 P.M. Update.on status of hiring a consultant to review the Verizon application. 8:00 P.M. SEQR Determination: Verizon Wireless Telecommunication Facility, 651 Five Mile Drive. 8:00 P.M. CONTINUATION OF PUBLIC HEARING: Continuation of consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed Verizon Wireless Telecommunications Facility located at 651 Five Mile Drive, Town of Ithaca Tax Parcel No. 31 -2 -25.2, Low Density Residential Zone. The proposal involves the construction of a +/- 125' self supporting tower and wireless communications antennas, a 11' -6" x 30' equipment shelter installed on a.20' x 38' elevated platform, and a new 12' wide gravel access drive. Donn K. Carroll, Owner; Upstate Cellular Network d/b /a Verizon Wireless, Applicant; Jared C. Lusk, Nixon Peabody, LLP, Agent. Approval of Minutes: April 7, 2009. 9. Other Business: 10. Adjournment. Jonathan Kanter, AICP Director of Planning 273 -1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY SANDY POLCE AT 273 -1747. (A quorum of four (4) members is necessary to conduct Planning Board business.) TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, April 21, 2009 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the. Town of Ithaca on Tuesday, April 21, 2009, at 215 North Tioga Street, Ithaca, N.Y., at the following times and on the following matters: 7:05 P.M. Consideration of a request to allow a time extension to maintain the existing 10,890 square foot modular office facility .located to the east of the Park School building on the Ithaca College campus, 320 Main Campus Road, Town of Ithaca Tax Parcel No. 41 -1 -30.2, Medium Density Residential Zone. The request is for a 9 year extension, until September 15, 2018, to accommodate offices temporarily during upcoming renovations to existing buildings and construction of new facilities. The 2004 site plan approval and special permit will expire on September 15, 2009. Ithaca College, Owner /Applicant; Miles'Cigolle, AIA, HOLT Architects P.C., Agent. 8:00 P.M. Continuation of consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed Verizon Wireless Telecommunications Facility located at 651 Five Mile Drive, Town of Ithaca Tax Parcel No. 31 -2 -25.2, Low Density Residential Zone. The proposal involves the construction of a +/- 125' self supporting tower and wireless communications antennas, a 11' -6" x 30' equipment shelter installed on a 20' x 38' elevated platform, and a new 12' wide gravel access drive. Donn K. Carroll, Owner; Upstate Cellular Network d/b /a Verizon Wireless, Applicant; Jared C. Lusk, Nixon Peabody, LLP, Agent. Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Jonathan Kanter, AICP Director of Planning 273 -1747 Dated: Monday, April 13, 2009 Publish: Wednesday, April 15, 2009 Y-II �� Wednesday Apn115+ 20 � THEfITMACA JO RNA�L» Town of Ithaca Planning Board . Sign -in Sheet Date: April 21, 2009 Print Name Address e-mail 21 Ck ��i'��e. rtu. }vnt a 40CA. Lick 5 4r- A'UbA v 4� A s 3cc� Ci'�XI ey a N Ek. Yj- YX 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, April 21, 2009 commencing at 7:00 P.M., as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board — 215 North Tio a Street. Date of Posting: April 13, 2009 Date of Publication: April 15, 2009 Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 15`h day of April 2009. Notary Public CONNIE F. CLARK Notary Public, State of New York No. 01 CL6052878 Qualified in Tompkins County Commission Expires December 26, 20 10