Loading...
HomeMy WebLinkAboutPB Minutes 2010-07-06FILE DATE TOWN OF ITHACA PLANNING BOARD MEETING Tuesday, July 6, 2010 215 N. Tioga Street, Ithaca, NY 14850 Board Members Present: Members: Hollis Erb; Rod Howe, George Conneman, Jon Bosak, John Beach, Kevin Talty, and Ellen Baer (alternate). Staff Present: Bruce Bates, Director of Code Enforcement; Creig Hebdon, Engineer; Jonathan Kanter, Director of Planning; Debra DeAugistine, Deputy Town Clerk Call to Order Ms. Erb declared the meeting duly opened at 7:04 p.m. AGENDA ITEM Persons to be heard Mr. Eckert, 1250 Trumansburg Rd, wants to be considered for a part of the planned development zone. If the development goes through, he thinks it will devalue his property. He is in favor of Conifer's development. AGENDA ITEM Consideration of a Sketch Plan for the proposed Conifer West Hill Development located off Trumansburg Road to the south of the Overlook Apartments, Town of Ithaca Tax Parcel No. 24- 4 -5.2, Medium Density Residential Zone. The project involves the development of a 72 +/- unit senior housing building, a 60 +/- unit assisted living facility, a 106 +/- space park and ride lot, stormwater facilities, a community garden, and a new public road on approximately 13.5 acres. The proposal will also involve rezoning the entire 35 +%- acre property from Medium Density Residential to a new Planned Development Zone to address future potential development on this overall parcel. Cornell University, Owner; Conifer Realty, LLC, Applicant; Jess D. Sudol, Passero Associates, Agent. Andy Bodewes from Conifer realty introduced the project. They own over 300 apartments in.lthaca, mostly on West Hill with Linderman Creek and Conifer Village at Ithaca. The company believes in the highest quality affordable housing; they manage all the properties themselves and are invested in the apartment community for the long term. The Town said it would be Ideal for senior living because of the proximity of the hospital and fire station. Conifer Villaqe was a success: it's fully rented with an extensive wait list. Jess Sudol of Passero Associates noted that they moved forward with a planned development zone since they do not have plans for the entire parcel. The SEQR issues they are working through are utilities, transportation (park and ride and senior living are both low impact -- much lower than multi - family), and community character. Views of the facilities will be minimized. Jon Bosak noted that he is inclined to view this positively because of the need for senior housing. The location across from the hospital makes sense. He had a concern about the PEI 07 -06 -2010 Page 2 of 3 park- and -ride lot. Mr. Bosak voiced concern that TCAT does not have the resources to support the lot and none on the horizon. The only motivation for a park- and -ride lot is to get people�I out of their cars if they don't have parking at the other end, and that is not the case. He asked whether they are proposing to provide shuttles. Mr. Livigne answered that there are continuing discussions with Cornell about this. They are hoping TCAT will service this lot. There is a stop at Overlook. ensued regarding the proposed park- and -ride lot. Mr. Conneman noted that successful park- and -ride lots are usually located farther out. He asked about studies that show people will park closer in. Mr. LiVigne will bring representatives from Cornell transportation next time to answer questions. Mr. Kanter lmentioned that people were using the hospital parking lot as a park- and -ride until the hospital put a stop to it. Lou LoVeccio from CIVIC agreed that this was the case. There was 'discussion about Cornell using incentives for people to use the lot instead of the lots at Cornell, which are very expensive. The park -and -ride could help the commercial component by providing a parking area. Ms. Baer said that to make a stronger proposal for a development zone, there should be a commercial component. Mr. Talty commented on the view from Route 13. He thought the color scheme was too stark and s luggested more muted colors. He asked about LEED certification and was told they will follow the standards of the New York State Green Housing program. Mr. Talty asked the developer about their commitment to using local labor and materials; he requested for the next meeting that they provide the breakdown of where the materials are coming from and who is doing the work. Other comn�j ents: Parking: Putting parking in the rear of the building was suggested so there isn't a big open area of parking at the front. Employees and some visitors might find it easier to access the building in a rear entrance. Mr. Hebdon noted that the proposed building is located on top of the 12 -inch transmission line for the water. Pedestrian and bike access: concern about making the sidewalk on the proposed new road attractive. They would plant landscaping and street trees along the sidewalk. Price range: rentals units would serve seniors at or below 60 percent of the area median income. Cars: At their existing building, they have in excess on 1:1 parking spaces; out of 70 or 72 apartments, (they use about 50 spaces. Residents use TCAT a lot. Energy efficiency: there was discussion about whether the developer has done all they can, while keeping costs down, to reach the highest energy efficiency possible. The developer commented that NYS is the leading state in using green building practices in affordable housing. They work with closely with the state architects of Division of Housing and Community Renewal that reviews and approve all their plans. They come out to the development when it's being built. The vehicle of financing is the sale of tax credits. The PB 07 -06 -2010 Page 3 of 3 investors want to know the building is going to be a success so they hire a team of architects to review the plans. Mr. Hebdon reported briefly about the sewer on West Hill. The Town has been doing extensive monitoring on West Hill and cannot substantiate anything the City said regarding the siphon lI ovedlowing. They have two flow meters moving around the area to see what might be happening where. On Mecklenburg Road and on town line above Cliff street, they have found no infiltration. There is nothing going on that might stop these developments. Public Works will ask the city to clean the siphon to remove any sediment. Approval of Minutes: June 15, 2010 PB RESOLUTION No. 2010 -053: Minutes of June 15, 2010 Motion made by John Beach; seconded by Kevin Talty WHEREAS, I the Town of Ithaca Planning Board has reviewed the draft minutes from the meeting on June 15, 2010; now, therefore, be it RESOLVED,1 that the Town of Ithaca Planning Board approves the minutes, with corrections, to be the final minutes of the meeting on June 15, 2010. A vote on the motion was as follows: AYES: Beach, Conneman, Bosak, Talty, Baer, Howe, Erb NAYS: None ABSTENTIONS: None Other Bus Agenda items for the July 20th meeting: • Revised sketch plan for ERL facility: synchrontron expansion Adjournment Upon motion, by Ms. Erb, the meeting adjourned at 8:34 p.m. Respectfully 'submitted, I. Debra De ugistine First,Deput n Clerk TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday, July 6, 2010 AGENDA 7:00 P.M. I Persons to be heard (no more than five minutes). 7:05 P.M. Consideration of a Sketch Plan for the proposed Conifer West Hill Development located off Trumansburg Road to the south of the Overlook Apartments, Town of Ithaca Tax Parcel No. 24- 4 -5.2, Medium Density Residential Zone. The project involves the development of a 72 +/- unit senior housing building, a 60 +/- unit assisted living facility, a 106 +/- space park and ride lot, stormwater facilities, a community garden, and a new public road on approximately 13.5 acres. The proposal will also involve rezoning the entire 35 +/- acre property from Medium Density Residential to a new Planned Development Zone to address future potential development on this overall parcel. Cornell University, Owner; Conifer Realty, LLC, Applicant; Jess D. Sudol, Passero Associates, Agent. Approval of Minutes: June 15, 2010. 4. (Other Business 5. 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.) N Town of Ithaca Planning Board 215 North Tioga Street July 6, 2010 7:00 p.m. PLEASE SIGN -IN Please Print Clearly, Thank You Address