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HomeMy WebLinkAboutPB Minutes 2010-08-03FILE DATE N OF ITHACA PLANNING BOARD MEETING Tuesday,'August 3, 2010 215 N. Tioga Street, Ithaca, NY 14850 Board Members Present: Hollis Erb, George Conneman, John Beach, Ellen Baer, Jon Bosak, Kevin Talty Staff Present: Bruce Bates, Director of Code Enforcement; Jonathan Kanter, Director of Planning; Darby Kiley, Planner. Christine Balestra, Planner; Debra DeAugistine, Deputy Town Clerk; Kristin Taylor, Civil Engineer; Lorraine Moynihan Schmitt, attorney; Susan Brock, attorney Call to Order Ms. Erb declared the m hearing. AGENDA ITEM Persons to be heard No one came forward to AGENDA ITEM SEAR Determination: Andy Sciarabba, m Prompted by a question fr mentioned in a memo is c Recreation, and Open Sp west side of Danby Road, State Park. g duly opened at 7:04 p.m. and accepted the posting of the public ress the board. Hill Business Campus 2 -Lot Subdivision, 950 Danby Road. partner, South Hill Business Campus, was available for questions. Ms. Baer, Ms. Balestra explained that the pedestrian and bicycle path eptual; the Town is not working on that path right now. The Park, Report references a path from the sidewalk on Aurora Street, up the find some of the properties, and finally connecting to Buttermilk Falls Mr. Kanter said that if the Town decided to pursue the path, we would go through the acquisition process and pay compensation. In any type of development plan, the Town works with landowners and developers to identify future rights of way. As the property develops further, the Board should be aware that the Town may want to pursue this with the landowners. There is no easement now. Although the property owner can say no, he's not aware of anyone ever doing so. Carl Sgrecci, IC, responded that their master plan has trails for walking and they would be amenable to discussing this path in the future. PB RESOLUTION No. 2010 -054: SEAR, Preliminary and Final Subdivision Approval, South Hill Business Campus 2 -Lot Subdivision, 950 Danby Road, Tax Parcel No. 39.-l-1.2 Moved by Jon Bosak; WHEREAS: by George Conneman 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision of the South Hill Business Campus, LLC property located at 950 Danby Road, Town of Ithaca Tax Parcel No. 39- 1 -1.2, Office Park Commercial Zone. The proposal involves subdividing th,e 70.916 +/- acre property into two parcels, one 14.682 +/- acre vacant parcel to be with the existing dE LLC, Owner /Applica 2. This is an Unlisted uncoordinated envir PB Minutes 08 -03 -2010 Page 2 of 12 inveyed to Ithaca College and one 56.234 +/- acre parcel remaining loped South Hill Business Campus. South Hill Business Campus, Andrew Sciarabba, Managing Partner, Agent, and ,n for which the Town of Ithaca Planning Board is acting in this ntal review with respect to Subdivision Approval, and 3. The Planning Board, on August 3, 2010, 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, a survey map entitled "Subdivision Map Showing Lands of South Hill Business Campus, LLC, No. 950 Danby Road, Town of Ithaca, Tompkins County, New York ", prepared by Lee Dresser L.S., dated 5/27/10, and other application materials, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; NOW THEREFORE BE IT RESOLVED: That the Town of Ith environmental significant II referenced above, in a for the above referenc Statement will not be req A vote on the motion was AYES: Conneman, Beach, NAYS: None AGENDA ITEM a Planning Board hereby makes a negative determination of for the reasons set forth in the Environmental Assessment Form Part ordance with the New York State Environmental Quality Review Act action as proposed, and, therefore, an Environmental Impact follows: Bosak, Baer, Talty, Erb PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision of the South Hill Business Campus, LLC property located at 950 Danby Road, Town of Ithaca Tax Parcel No. 39- 1 -1.2, Office Park Commercial Zone. The proposal involves subdividing the 70.916 +/- acre property into two parcels, one 14.682 +/- acre vacant parcel to be conveyed to Ithaca College and one 56.234 +/- acre parcel remaining with the existing developed Sotl th Hill Business Campus. South Hill Business Campus, LLC, Owner /Applicant; Andrew Sciarabba, Managing Partner, Agent. Ms. Erb opened the public hearing at 7:17 and invited public comment. Hearing no one, Ms. Erb closed the public hearing at 7:18 p.m. PB RESOLUTION No. 2010 -055: Preliminary and Final Subdivision Approval, South Hill Business Campus 2 -Lot Subdivision, 950 Danby Road, Tax Parcel No. 39 -1 -1.2 Moved by Kevin Talty; WHEREAS: ded by Ellen Baer This is consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision of the South Hill Business Campus, LLC property located at 950 Danby Road, Town of Ithaca Tax Parcel No. 39- 1 -1.2, Office Park Commercial Zone. The proposal involves subdividing the 70.916 +/- acre property into two parcels, one 14.682 +/- acre vacant parcel to be with the existing dc LLC, Owner /Applica PB Minutes 08 -03 -2010 Page 3 of 12 nveyed to Ithaca College and one 56.234 +/- acre parcel remaining oped South Hill Business Campus. South Hill Business Campus, Andrew Sciarabba, Managing Partner, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an uncoordinated environmental review with respect to Subdivision Approval, has on August 3, 2010, 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 Part II prepared by the Town Planning staff, and 3. The Planning Board on August 3, 2010, 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, a survey map entitled "Subdivision Map Showing Lands of South Hill Business Campus, LLC, No. 950 Danby Road, Town of Ithaca, Tompkins County, New York ", prepared by Lee Dresser L.S., dated 5/27/10, and other application materials; NOW THEREFORE BE IT RESOLVED: 1. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at the South Hill Business Campus, 950 Danby Road, Town of Ithaca Tax Parcel No. 39- 1 -1.2, as shown on the map titled "Subdivision Map Showing Lands of South Hill Business Campus, LLC, No. 950 Danby Road, Town of Ithaca, Tompkins County, New York ", prepared by Lee Dresser L.S., dated 5/27/10, subject to the following conditions: a. Revision of the subdivision plat to reflect the current Office Park Commercial zoning designation and description for the parcel, and removal of all references to the previous Industrial Zone designation and description, along with any other old zoning references for neighboring properties (i.e. R -15 is 'Medium Density Residential'), and b. Submission, for signing by the Chairman of the Planning Board, of an original or mylar copy of the revised plat and three dark -lined prints, all containing the certificate and seal of the registered land surveyor or engineer who prepared the plat and topographic information, prior to filing with the Tompkins County Clerk's Office; and submission of a receipt of filing to the Town of Ithaca Planning Department. A vote on the motion was as follows: AYES: Conneman, Beach, IBosak, Baer, Talty, Erb NAYS: None AGENDA ITEM Consideration of acceptance of the draft scoping document for the Environmental Impact Statement regarding the proposed Cornell University Energy Recovery Linac (ERL) project located north of the Pine Tree Road and Dryden Road (NYS Route 366) intersection, Town of Ithaca Tax Parcel No.'s 63- 1 -8.2, 63- 1 -2.2, 63 -1 -12, 63 -1 -3.1 and 63- 1 -3.3, Low Density Residential Zone. The proposal involves construction of an underground accelerator tunnel (14- foot diameter and +/- 1 km long), a cryogenic facility, and an extension to the existing Wilson Laboratory ( +/- 185,000 gross square feet of building space). The project will also involve new stormwater facilities, parking, outdoor lighting, and landscaping. The Planning Board may also consider scheduling a public scoping session to hear public comments on the draft scoping document. Cornell University, Owner; Steve Beyers, P.E., Engineering Services Leader, Agent. Steve Beyers and Don E the nine comments that c in the EIS. These are: equivalents; impacts of ti construction and duratioi Judd Falls Road after Cascadilla Creek; the cu outreach related to the I problem with comment transportation assessmei PB Minutes 08 -03 -2010 Page 4 of 12 Iderback, associate director, CHESS, were present. Mr. Beyers listed ame out of the last meeting and how they intend to address each one estimated energy needs for the facility and the greenhouse gas ick traffic and truck and equipment staging; the planned sequence of of the impact on different areas of the project site; reconstruction of he one -lane closure; the impact of the adjacency of the ERL to nulative impacts from multiple projects; public safety concerns; public roject; and anticipated impacts to pedestrians and bikers. He had a (g) in Ms. Kiley's letter regarding using 2008 traffic data for t; they feel the data is still valid, and would like to use it as a baseline. Mr. Bosak noted that dump trucks were in the 2008 traffic report. His concern is that the analysis only covers waits at intersections, but what's missing is flow data: drivers might get stuck behind trucks as they make their way down Route 366. Mr. Conneman wants the EIS to address the issue of how the equipment would be brought to the site. Ms. Erb said that truck routes and truck times are issues, especially at peak times. The level of service is already low. Attorney Moynihan Schmitt, sitting in for Susan Brock, suggested new language for the resolution and for the draft, scoping document, which she will provide in an electronic document. Ms. Erb would like the following items addressed: the location of constructing parking, a statement regarding the nature of the vibrations to deflect public misconception, the impact of construction on Campus Road, and where current workers will be parking when they're bringing in 200 construction workers. Ms. Erb would like to see traffic movement data and better data on the bike /pedestrian path; she would accept the traffic study with those additions Jon Kanter asked for sampling update counts on the key intersection at Pine Tree Road and Route 366. 1 To a question regarding ADA compliance, Mr. Bilderback said that the facility will be, although not some of the spurs, which are not normally ADA compliant. Mr. Bates responded that it will be helpful if the designers say why certain areas are not handicap accessible and under what section of the code the exemption would be. Mr. Beyers and Mr. Bilderback will return to the August 17th meeting with their revised draft scoping document. AGENDA ITEM SEAR Determination: Cleveland Estates 16 -Lot Subdivision, 1044 Danby Road Travis Cleveland introduced Wayne Matteson, project engineer. There was a discussion about the sewer system. Mr. Matteson said that most of the sewage will feed through a pump station to the public system because of a change in elevation; a couple of upper lots will feed into it directly. Typically, there's enough storage for a day's usage if the power goes out. Ms. Taylor said that several places in the Town have pump stations. They usually have enough capacity not to require a backup generator. Mr. Cleveland noted that there's an external alarm it looks like it will overfloH PB Minutes 08 -03 -2010 Page 5 of 12 the pump, which anyone can hear. A septic pumper will be called if Ms. Erb thought there should be something in the homeowner's association document saying the process to follow sho l Id the power go out and the system reach capacity. Mr. Bates responded that these systems are in the code. His main concern is the capacity right now. The system they are proposing should be reviewed for capacity because it will reach that in a day. Mr. Cleveland agreed to of the lake have to be PL are many houses on the proof that the system is draft contingency showir preliminary subdivision To Mr. Bosak's concern r be moved so the pond fal those lots. Patricia Fayne, 133 W. H only way to extend it wog and it is a very wet area. and water overflow. She down into her property e, yard. )ok up a generator. Mr. Bates said that other homes on the west side ped up to the public system, but this situation is different since there ie system. He would like the developer to provide engineering with ficient. Ms. Erb said they need to provide the Town engineers with a the capacity of the system and plans for emergency situations so the )roval doesn't get held up. The SEQR is entirely mitigatable. arding the retention pond, Mr. Smith responded that the lot lines will entirely in an open space lot; they might need a variance or two for g Road, is concerned about their plan to continue the road, and the be through her property. Her father used to farm a lot of that land he wanted to know what protection is on her land regarding drainage >ted that when they put in the Hotel and Holly Creek, all the water ran n though they installed ponds. There is now a stream in her back Ms. Erb responded that they are required to retain all the increased runoff water on their property. She said there will be a very large storage pond and a swale to direct water away from Ms. Fayne's property. The own has updated their ordinances so now all the infrastructure for water retention has to be put into place first. Mr. Talty requested that if she has a problem, she notify the Town -- hearing about the other problem is very disconcerting to the Board. If the infrastructure is put in early, the Town has the opportunity to fix problems early. Attorney Brock stated for the record that Mr. Cleveland's company provides cleaning services to her home and office but she does not feel it's a conflict of interest or that it interferes with her ability to be impartial. PB RESOLUTION No. 2010 -056: SEAR, Preliminary Subdivision Approval, Cleveland Estates 16 -Lot Subdivision, Tax Parcel No.'s 39 -1 -9.3 and 39 -1 -11.1 Motion by Kevin Talty; seconded by Jon Bosak WHEREAS: This action is consideration of Preliminary Subdivision Approval for the proposed Cleveland Estates 16 -Lot Subdivision located at 1044 Danby Road (NYS Route 96B), Town of Ithaca Tax Parcel No.'s 39 -1 -9.3 and 39 -1 -11.1, High Density Residential Zone. The proposal involves combining the two existing parcels into one +/- 5.4 acre parcel which will then be subdivided into 13 new building lots, one new lot containing the existing residence at 1044 Danby Road, and two lots for open space. The project will also include the construction of a new road, stormwater facilities and a bike / pedestrian path. Birds -Eye View Properties, LLC, Owner; Travis and 2. This is an Unlisted uncoordinated envir, 3. The Planning Board, Environmental Asse: prepared by Town PI, Plan" (S -2), "Utility "Sanitary Sewer Pro Sediment Control De April 30, 2010, prepa PB Minutes 08 -03 -2010 Page 6 of 12 Kathy Cleveland, Applicants; Wayne C. Matteson, Jr., P.E., Agent, ion for which the Town of Ithaca Planning Board is acting in an ental review with respect to the project, and i August 3, 2010, has reviewed and accepted as adequate a Long nent Form (EAF) Part I, submitted by the applicant, and Part II ling staff, drawings titled "Title Sheet" (S -1), "Preliminary Subdivision in and Details" (S -3), "Water and Sanitary Sewer Details" (S -4), s" (S -5), "Erosion and Sediment Control Plan" (S -6), "Erosion and Is" (S -7), "Retention Pond .Details" (S -8), "Road Profile" (S -9), dated i by Wayne C. Matteson, Jr. PE, and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed project; NOW THEREFORE BE IT RESOLVED: 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 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: Conneman, NAYS: None AGENDA ITEM PUBLIC HEARING: Cons Cleveland Estates 16 -Lot Ithaca Tax Parcel No.'s 39 involves combining the twc subdivided into 13 new bui Danby Road, and two lots new road, stormwater facil Owner; Travis & Kathy Cle Ms. Erb opened the public Mr. Cleveland stated that sold. The points in Mr. Marx's Hearing no more comm Bosak, Baer, Talty, Erb Jeration of Preliminary Subdivision Approval for the proposed ubdivision located at 1044 Danby Road (NYS Route 96B), Town of 1 -9.3 and 39 -1 -11.1, High Density Residential Zone. The proposal existing parcels into one +/- 5.4 acre parcel which will then be Jing lots, one new lot containing the existing residence at 1044 :)r open space. The project will also include the construction of a ies and a bike / pedestrian path. Birds -Eye View Properties, LLC, eland, Applicants; Wayne C. Matteson, Jr., P.E., Agent. ng at 8:37 and invited pubic comment. homeowner's association would be in place when the first lot is were addressed and dealt with to the satisfaction of the board. Ms. Erb closed the public hearing at 8:48 p.m. Ms. Brock went through her1revisions and added conditions to the resolution. PB Minutes 08 -03 -2010 Page 7 of 12 Mr. Bates noted that he had researched the issue and found that the capacity of the sewer system is within code. Mr. Kanter noted that the' Town will need draft homeowner's association documents prior to final subdivision approval. The association doesn't have to be set up. Discussion followed. Ms. Erb commented that the when the Board grants site plan approval, they want to know, to the extent possible, how 'any problems will be mitigated. Mr. Cleveland responded that all maintenance will be provided by Bird's Eye View properties. The homeowner's association will be for individual lots. All open space is owned by the corporation. The stormwater maintenance issues will be covered in the deeds as easements. Ms. Brock made the point that corporations come and go, and that if Mr. Cleveland's corporation dissolves, then there needs to be a backup plan and the homeowners will need to step in. The developer needs to submit documents that explain how this will happen. PB RESOLUTION No. 2010 -057: Preliminary Subdivision Approval, Cleveland Estates 16- Lot Subdivision, Tax Parcel No.'s 39 -1 -9.3 and 39 -1 -11.1 Motion by John Beach; seconded by Kevin Talty WHEREAS: This action is consideration of Preliminary Subdivision Approval for the proposed Cleveland Estates 16 -Lot Subdivision located at 1044 Danby Road (NYS Route 96B), Town of Ithaca Tax Parcel No.'s 39 -1 -9.3 and 39 -1 -11.1, High Density Residential Zone. The proposal involves combining the two existing parcels into one +/- 5.4 acre parcel which will then be subdivided into 13 new building lots, one new lot containing the existing residence at 1044 Danby Road, and two lots for open space. The project will also include the construction of a new road, stormwater facilities and a bike / pedestrian path. Birds -Eye View Properties, LLC, Owner; Travis & Kathy Cleveland, Applicants; Wayne C. Matteson, Jr., P.E., Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an uncoordinated environmental review with respect to the project has, on August 3, 2010, made a negative determination of environmental significance, after having reviewed and accepted as adequate) a Long 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 3, 2010, has reviewed and accepted as adequate, drawings titled "Title Sheet" (S -1), "Preliminary Subdivision Plan" (S- 2), "Utility Plan and Details" (S -3), "Water and Sanitary Sewer Details" (S -4), "Sanitary Sewer Profiles" (S -5), 'IErosion and Sediment Control Plan" (S -6), "Erosion and Sediment Control Details" (S -7), 'I Retention Pond Details" (S -8), "Road Profile" (S -9), dated April 30, 2010, prepared by Wayne C. Matteson, Jr. PE, and other application materials, NOW THEREFORE BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary Subdivision Approval, as shown on the Preliminary Subdivision Checklists, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpc the Town Board, and 2. That the Town of Itl the proposed Clev described on the d "Utility Plan and De Profiles" (S -5), "Erc Details" (S -7), "Ret prepared by Wayne PB Minutes 08 -03 -2010 Page 8 of 12 of subdivision plan control nor the policies enunciated or implied by .a Planning Board hereby grants Preliminary Subdivision Approval for ind Estates 16 -Lot Subdivision located at 1044 Danby Road, as vings titled "Title Sheet' (S -1), "Preliminary Subdivision Plan" (S -2), Is" (S -3), "Water and Sanitary Sewer Details" (S -4), "Sanitary Sewer in and Sediment Control Plan" (S -6), "Erosion and Sediment Control :ion Pond Details" (S -8), "Road Profile" (S -9), dated April 30, 2010, Matteson, Jr. PE, subject to the following conditions: a. revision of the plans to include the "20' Wide Buffer Zone & Pond Access" strip as part of Lot 15 (Open Space Area), prior to Final Subdivision Approval, and b. revision of the plans to include the "Area for Possible Road Extension to West King Road" as part of the road right -of -way and not part of Lot 6, prior to Final Subdivision Approval, and c. revision of the plans to shift the western boundary lines of Lots 2 and 3 to the east, reducing the size of the lots, to include the retention pond on the revised Lot 15 (Open Space Area), prior to Final Subdivision Approval, and d. obtaining any necessary variances for the revised Lots 2 and 3 from the Town of Ithaca Zoning Board of Appeals, prior to Final Subdivision Approval, and e. submission of a landscape plan to include all plantings and seeding proposed, at a minimum including the tree plantings (labeled "Proposed Tree ROW ") on Lot 15 and seeding and/or plantings in and around the retention pond, prior to Final Subdivision Approval, and f. submission of plans to include details of the proposed 6' Bike / Pedestrian Path, including at a minimum a grading plan for the path, details showing the drainage way crossings coming from under the new road, engineering/construction details for the path, and including the path as part of the road cross - section on Sheet S -9, prior to Final Subdivision Approval, and g. submission of details showing types and locations for any traffic signage proposed for the new road, including at a minimum a stop sign exiting onto Danby Road and No Parking signs at the turn -a- round, prior to Final Subdivision Approval, and h. submission of all additional stormwater related items listed in Kristin Taylor's letter (dated July 12, 2010 to Wayne Matteson, Jr.), for review and approval by the Town of Ithaca Public Works Department, prior to Final Subdivision Approval, and submission of a st'ormwater "Operation, Maintenance, and Reporting Agreement' between the property owner and the Town of Ithaca, satisfactory to the Attorney for the Town and the Town of Ithaca Public Works Department, prior to issuance of any building permits for any houses, and j. submission of drainage easements, maintenance schedules / agreements, and/or deed restrictions or other (legally sufficient mechanisms for all lots containing stormwater facilities, satisfactory to the Attorney for the Town and the Town of Ithaca Public Works Department, prior to issuance of any building permits for any houses, and PB Minutes 08 -03 -2010 Page 9 of 12 k. submission of sa n itary sewer and water main easements, satisfactory to the Attorney for the Town and th he Town of Ithaca Public Works Department, prior to final subdivision approval, and submission of draft documents regarding the creation, operation and responsibilities of a home owners association or similar entity to own and maintain the road, bike /pedestrian path, retention pond, the open space lot, the sewage pump station, and any other common facilities) or areas, satisfactory to the Attorney for the Town, prior to final subdivision approval, and m. submission of record of application for and proof of receipt of all necessary permits from county, state, and/or federal agencies, prior to the issuance of any certificates of occupancy for any houses, and n. the construction of the private road, bike / pedestrian path, stormwater facilities and water and sewer facilities, satisfactory to the Town of Ithaca Public Works Department, are to occur prior to the issuance of any building permits for any houses, and o. submission of temporary construction easements from adjacent landowners to allow the placement and operation of construction equipment and grading, excavation and other construction activities associated with the stormwater retention pond, satisfactory to the Attorney for the Town and the Town of Ithaca Public Works Department, prior to the issuance of any permits for construction of the stormwater pond, and p. submission of details showing projected flows to and capacity of the sewage pump station and describing procedures and mechanisms to handle emergency conditions during power or pump failures, subject to the approval of the Town of Ithaca Public Works Department, prior to final subdivision approval, and q. submission of proof of receipt of the necessary curb cut permit from the New York State Department of Transportation prior to any site work, and r. evidence of the necessary approvals of the Tompkins County Health Department on the final plat regarding the realty subdivision prior to signing of the plat by the Planning Board chair. A vote on the motion was as follows: AYES: Conneman, Beach, NAYS: None AGENDA ITEM Consideration of a sketch pie and Vine Street's, Town of Ith Residential Zone. The propo attached townhouse units or roads, new stormwater facilitii Ithaca Recreation Way. SusE Applicants. Baer, Talty, Erb i for the proposed Vine Street Cottages project located on Mitchell Ica Tax Parcel No.'s 59 -1 -1, 59 -1 -2, 59 -1 -3 and 59 -1 -4, High Density al involves the development of up to 22 single - family houses and 10 3.4 +/- acres. The proposal will also involve upgraded and new s, landscaping, a playground, and improved connections to the East i J. and Harold Mix, Owners; Agora Homes and Development, LLC, PB Minutes 08 -03 -2010 Page 10 of 12 Toby Millman, owner of Agora Homes, introduced the project with a Power Point presentation. They've been working with the Town Board and Planning Committee to rezone the property as a PDZ. The site is on East Hill and is currently operated as a trucking facility; it is mostly paved. He reported that census data shows that 75% of the people living in the neighborhood bike or walk to work, so people who buy homes in the development are likely to limit the trips they take with their cars. Vine Street is a private street that sits entirely on the property under contract. The four houses currently on Vine Street have driveway access to the street, but there are no easements or access agreements to the road. As part of this development they would provide clear title to that access. Vine Street sits on the town /city line. He presented the development plan. Worth Street would be pulled into the site and connect to Clover Lane, across Mitchell Street. New houses would be built on Vine Street and on the Worth Street extension. There would be 22 single family, homes and 10 townhouses. The basic lots are about 40wx90 -100d, which is equivalent to the scale and density of the lots in Fall Creek. There have been community meetings and meetings with the neighbors; the plan has been altered based on things they've heard from the community. The development provides a smooth transition from the single family homes of Belle Sherman to the higher- density Maplewood Apartments. They will pursue LEED Certification. The homes will be modular, so there's a limited amount of neighborhood disruption from construction. He described the two styles of homes — farmhouse and bungalow — which is consistent with the Belle Sherman neighborhood. The townhomes are tri level, with a garage and Iden or studio on ground floor, mid -level family room and kitchen, and bedrooms on the third floor. The project is a redevelopment of an incompatible industrial property in the middle of I a residential neighborhood, extending the character of the Belle Sherman neighborhood into the site. It's a transition to the higher density apartments to the east. It's pedestrian friendly, and makes a connection to the recreation way. Currently there is no stormwater management on the site, so this will make a dramatic improvement. There will be infrastructure improvements on Vine Street, which will be brought up to Town standards. Mr. Talty recommended hearing audience comments tonight since many people came to the meeting even though there is no public hearing scheduled. Joel Harlan, Newfield, liked Kathy Orr, 124 Vine Street, the increase in traffic this f plan is one way, so anyone back home. She would like instead be a cul -de -sac. " traffic of the new houses contained to that develODm1 Ellen McCollister represents issues to be ironed out and tl development to take place. School, and the P &C. It's on might go, this is a very nice finding this project very positi development. ich is located at the corner of Vine and Worth, is concerned with ;ct will cause. She noted that the Worth Street extension in the nting to go the P &C will have to drive by her house in order to go new road in the development to not connect to Worth Street and a cul -de -sac, her neighborhood would only have to absorb the Vine Street. The rest of the traffic from the homes would be ie residents of the Third Ward. She thinks that there are several it in general the feedback she gets is that this is an ideal site for a It's in walking distance of Cornell, Belle Sherman Elementary )reexisting infrastructure of bus routes. In terms of where housing e. She appreciates the concerns, but in general thinks people are Warren Schlessinger, 108 Vine Street, thinks it's a very intense use of this piece of land. He expressed concern about the increased traffic -- most of the streets around the property do not have sidewalks. He believes tli there's more traffic in the area than presented by the statistics given by Mr. Millman. The setback of the houses is very small. This project might incur more intensive development in the area and encourage infilling of the double lots in the neighborhood. He would support the p than the one proposed. Linda Caughey, 125 Pea proposal and the selling past year and previously be developed is a toxic swamped with water. Co up with vegetation. Then proposal is for swales, storm sewers. PB Minutes 08 -03 -2010 Page 11 of 12 but would like to see fewer houses with a traffic pattern different I Street. This project has turned out to be more dense than the original )rice is higher than anything that has sold in the neighborhood in this She is concerned about the height of the townhouses. The property to waste dump. She is concerned about water -- the neighborhood is nell put in swales along the bike path and they are completely packed are no storm sewers and no curbs in the neighborhood. The original id that is not enough, especially since the city has refused to put in Susan Brock noted that the stormwater law requires that the rate of discharge offsite is no greater post construction than it was pre construction. Stormwater will come off the site, but it can't come off any faster than it does pre- construction. Ms. Taylor made a comment regarding redevelopment projects, which require less treatment than normally required. Redeveloping an already impervious area, you do not have to treat 100% of the water if you can prove there are physical site constraints. Even though they are improving the drainage, they are adding more impervious area, so it's a matter of balance. It's a certain percentage they have to treat. Mr. Kanter commented that this is an ongoing discussion with the developer. It's not clear whether the redevelopment criteria will be appropriate for this site. Planning has had input from the DEC; they are working) with Public Works; they've asked for more information on soil and site conditions from the app Ilicant to see if the infiltration capacity of the site will be workable with some of the solutions they're proposing. Carol Kalafatic, 815 Mitchell, right across the street from the project, wants to underscore what Ms. Caughey said about density and stormwater runoff. She agreed that the development is more dense than originally (presented, and she is concerned about the traffic it will generate. These are homeowners, not just grad students who don't own vehicles. If the grad student housing was included in (the data, the traffic statistics might have been skewed. The development might also increase demand for public transit on Mitchell Street. Because of these factors, she thought there should be a general transit study and not just traffic study. She also noted that people cut through her yard to access Strawberry fields, and is concerned that the development could increase that traffic. She would like this issue addressed, if possible. Mr. Millman responded that (the census data he used was for a tract defined as North Belle Sherman. He is not sure whether the student housing is included in this tract; he will check the boundaries. Ann Carson, 811 Mitchell Street, directly across the street, is also very concerned about the number of units proposed. The bus line used to go down Mitchell Street and doesn't any more. There are a lot of deer, which go down Vine Street and cross through her yard to get to Strawberry Fields. If the houses are there, they'll probably move up farther into the Town. She is concerned that there are no deer signs. Jon Bosak noted that the bus 'route change will have to be changed in the narrative. Regarding density, Mr. Kanter noted that the total numbers are not final and could change. AGENDA ITEM PB Minutes 08 -03 -2010 Page 12 of 12 Approval of Minutes: July 6, 2010. PB RESOLUTION No. 2010 -058: Minutes of July 6, 2010 Motion made by John Beach, seconded by Ellen Baer WHEREAS, the Town of Ithaca Planning Board has reviewed the draft minutes from the meeting on July 6, 2010; now, therefore, be it RESOLVED, that the Town of Ithaca Planning Board approves the minutes, with corrections, to be the final minutes of the meeting on July 6, 2010. A vote on the motion was as follows: AYES: Conneman, Beach, Bosak, Baer, Talty, Erb NAYS: None AGENDA ITEM Other Business Agenda items for the August 17th meeting: • Vine Street apartments sketch plan • ERL sketch plan • Comments on stream setback law • Chafee 2 -lot subdivision revisions Agenda items for September 7th • Holochuck development • College Crossing shopping center Adjournment I Upon motion by Mr. Be meeting adjourned at 10:18 p.m. Respectfully submitted, Deputy T TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday, August 3, 2010 AGENDA 7:00 P.M. Persons to be heard (6o more than five minutes). 7:05 P.M. SEQR Determination: South Hill Business Campus 2 -Lot Subdivision, 950 Danby Road. 7:05 P.M. PUBLIC HEARING:. Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision of the South Hill Business Campus, LLC property located at 950 Danby Road, Town of Ithaca Tax Parcel No. 39 -1 -1 2, Office Park Commercial Zone. The proposal involves subdividing the 70.916 acre property into two parcels, one 14.682 +/- acre vacant parcel to be conveyed to Ithaca College and one 56.234 +/- acre parcel remaining with the existing developed South Hill Business Campus. South Hill Business Campus, LLC, Owner /Applicant; Andrew Sciarabba, Managing Partner, Agent. 7:15 P.M. Consideration of accept) nce of the draft scoping document for the Environmental Impact Statement regarding the proposed Cornell University Energy Recovery Linac (ERL) project located north of the Pine Tree Road and Dryden Road (N YS Route 366) intersection, Town of Ithaca Tax Parcel No.'s 63- 1 -8.2, 63 -1- 2.2, 63 -1 -12, 63 -1 -3.1 and 63- 1 -3.3, Low Density Residential Zone. The proposal involves construction of an underground accelerator tunnel (14 -foot diameter and +/- 1 km long), a cryogenic facility, and an extension to the existing (Wilson Laboratory ( +/- 185,000 gross square feet of building space). The project will also involve new stormwater facilities, parking, outdoor lighting, and landscaping. The Planning Board may also consider scheduling a public scoping session to hear public comments on the draft scoping document. Cornell University, Owner; Steve Beyers, P.E., Engineering Services Leader, Agent. 7:45 P.M. SEQR Determination: 7:45 P.M. PUBLIC HEARING: C& Estates 16 -Lot Subdivision 39 -1 -9.3 and 39 -1 -11.1, H% parcels into one +/- 5.4 acne containing the existing resi include the construction of Properties, LLC, Owner; T 8:30 P.M. Consideration of a sketch ply Street's, Town of Ithaca Tax The proposal involves the de +/- acres. The proposal will playground, and improved a Agora Homes and Developn Estates 16 -Lot Subdivision, 1044 Danby Road. isideration of Preliminary Subdivision Approval for the proposed Cleveland located at 1044 Danby Road (NYS Route 96B), Town of Ithaca Tax Parcel No.'s ;h Density Residential Zone. The proposal involves combining the two existing parcel which will then be subdivided into 13 new building lots, one new lot lence at 1044 Danby Road, and two lots for open space. The project will also i new road, stormwater facilities and a bike / pedestrian path. Birds -Eye View avis & Kathy Cleveland, Applicants; Wayne C. Matteson, Jr., P.E., Agent. for the proposed Vine Street Cottages project located on Mitchell and Vine arcel No.'s 59 -1 -1, 59 -1 -2, 59 -1 -3 and 59 -1-4, High Density Residential Zone. :lopment of up to 22 single - family houses and 10 attached townhouse units on 3.4 so involve upgraded and new roads, new stormwater facilities, landscaping, a nections to the East Ithaca Recreation Way. Susan J. and Harold Mix, Owners; nt, LLC, Applicants. [This item is tentative pending referral by the Town Board.] Approval of Minutes: July 6, X2010 and July 20, 2010. 9. Other Business l0. Adjournment Jonathan Kanter, AICP Director of Planning 273 -1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY I 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, August 3, 2010 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the Town of Ithaca on Tuesday, August 3, 2010, at 215 North Tioga Street, Ithaca, N.Y., at the following time and on the following matter: 7:05 P.M. Consideration) of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision of the South Hill Business Campus, LLC property located at 950 Danby Road, Town of Ithaca Tax Parcel No. 39- 1 -1.2, Office Park Commercial Zone. The proposal involves subdividing the 70.916 +/- acre property into two parcels, one 14.682 +/- acre vacant parcel to be conveyed to Ithaca College and one 56.234 +/- acre parcel remaining withlthe existing developed South Hill Business Campus. South Hill Business Campus, LLC, Owner /Applicant; Andrew Sciarabba, Managing Partner, Agent. 7:45 P.M. Consideration of Preliminary Subdivision Approval for the proposed Cleveland Estates 16 -Lot Subdivision located at 1044 Danby Road (NYS Route 96B), Town of Ithaca Tax Parcel No.'s 341 -9.3 and 39 -1 -11.1, High Density Residential Zone. The proposal involves combining the two existing parcels into one. +/- 5.4 acre parcel which will then be subdivided into 13 new building lots, one new lot containing the existing residence at 1044 Danby Road, and two lots for open space. The project will also include the construction of a new road, stormwater facilities and a bike / pedestrian path. Birds -Eye View Properties,) LLC, Owner; Travis & Kathy Cleveland, Applicants; Wayne C. Matteson, Jr., P.E., 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 I 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 al request not less than 48 hours prior to the time of the public hearing. Jonathan Kanter, AICP Director of Planning 273 -1747 Dated: Monday, July 26, 2010 Publish: Wednesday, July 28, 2010 WechiW *j uIyj2 ; 3010 THE ITHACA oU9NAE . Town of Ithaca Planning Board. Sign -in Sheet Date: August 31 2010 Print Name I Address e-mail C�,e -o , L r S'Zl �IG� A// ti Jff �lPJC -1 9AM&IALX& 4,4 2�{CSeai'er y(�e P� ive cp��a@ I LAQ4, S� 2 kcc ) r 3p 7= fir~ b�c A M c e Q �1 Am Q IIO4 ka4 SA .q�,, d c- Sg5EC,,0. JA, I� ti 1, �- I EA arc N Q t F -h`Y � > I. G� 2 I. LA he Sly b.� 1, �vS S c In P L Ruu s eAA O +,L--(- tA VV, C,Q 1 2- I I I I I TOWN OF ITHACA I, Sandra Polce, being duly sworn, depose and say that I am a Senior Typist for the Town of Ithaca, Tompkins County, New York; that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published in the local newspaper, The Ithaca Journal. Notice of Public Hearings to be held by the Town of Ithaca Planning Board in the Town of Ithaca Town Hall, 215 North Tioga� Street, Ithaca, New York, on Tuesday August 3 2010 commencing at 7:00 P.M.. as oer attached. Location of Sign Board used for Posting: Town Clerk Sign Board — 215 North Tio abet. Date of Posting: July 26,12010 Date of Publication: July 28, 2010 cL�csi Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 28`h day of July 2010. Notary Public CONNIE F. CLARK Notary Public, State of New York No.01CL6052878 Qualified in Tompkins County Commission Expires December 26,i20_t(:)