HomeMy WebLinkAboutPB Minutes 2010-09-07Board Members
Baer, Jon Bosak,
FILE A) j j
DATE Id
TOWN OF ITHACA PLANNING BOARD MEETING
Tuesday, September 7, 2010
215 N. Tioga Street, Ithaca, NY 14850
nt: Fred Wilcox, chair; Members: George Conneman, John Beach, Ellen
Talty, Rod Howe, Hollis Erb
Staff Present: Jonathan Kanter, Director of Planning; Bruce Bates, Director of Code
Enforcement; Susan l Ritter, Planner; Chris Balestra, Planner; Debra DeAugistine, Deputy Town
Clerk; Kristin Taylor, Engineer; Creig Hebdon, Engineer; Susan Brock, attorney
Call to Order
Mr. Wilcox declared the meeting duly opened at 7:05 p.m. and accepted the posting of the
public hearing notices.
AGENDA ITEM
Persons to be
No one came forward to address the Board.
AGENDA ITEM
SEQR Determination: LoPinto 2 -Lot Subdivision, 531 Elm Street Extension.
Mike LoPinto noted that the surveyor put an incorrect setback on the map. The southern
property line will shift further to the south.
PB RESOLUTION No 1 2010-063, SEAR, Preliminary and Final Subdivision Approval,
LoPinto 2 -Lot Subdiision, 531 Elm Street Extension, Tax Parcel No. 29.-7-6
Motion by Kevin Talt I; Seconded by George Conneman
WHEREAS:
1. This is Consideration of Preliminary and Final Subdivision Approval for the proposed two -lot
subdivision located at 531 Elm Street Extension, Town of Ithaca Tax Parcel No. 29 -7 -6,
Medium Density Residential Zone. The proposal involves subdividing off a 15,121
square foot lot from the northeast corner of 531 Elm Street Extension. Michael and Perri
LoPinto, Owners /Applicants, and
2. This is an Unlisted 'Action for which the Town of Ithaca Planning Board is acting as Lead
Agency with respect to Subdivision Approval, and
3. The Planning Board on September 7, 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 "Survey Map Showing Proposed
Subdivision Lands of Michael LoPinto Jr. And Perri Halevy LoPinto, Town of Ithaca, County
of Tompkins, State of New York," prepared by Michael J. Reagan, Reagan Land Surveying,
dated August 13, 2007 and amended July 29, 2010, and other application materials, and
4. Town planning staff 1has recommended a negative determination of environmental
significance with respect to the proposed Subdivision Approval;
PB 09 -07 -2010
Page 2 of 13
NOW THEREFORE BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of
environmental significance for the reasons set forth in the Environmental Assessment Form Part
II referenced above, in accordance with the New York State Environmental Quality Review Act
for the above referenced action as proposed, and, therefore, an Environmental Impact
Statement will not be required.
A vote on the
AYES: Wilcox, Con
NAYS: None
The motion passed
AGENDA ITEM
was as follows:
, Bosak, Beach, Talty, Howe, Erb
imously.
PUBLIC HEARING:I Consideration of Preliminary and Final Subdivision Approval for the
proposed 2-lot subdivision located at 531 Elm Street Extension, Town of Ithaca Tax Parcel No.
29 -7 -6, Medium Density Residential Zone. The proposal involves subdividing off a 15,121 +/-
square foot lot froml the northeast corner of 531 Elm Street Extension. Michael and Perri
LoPinto, Owners /Applicants.
Mr. Wilcox opened th i public hearing at 7:10 p.m.
Mr. Bates noted that there are old building permits for the property that were never closed out.
Mr. LoPinto agreed to�visit the building department to officially close them out.
Mr. Wilcox. closed the'public hearing at 7:14 p.m.
PB RESOLUTION NO. 2010-064, Preliminary and Final Subdivision Approval, LoPinto 2-
Lot Subdivision, 531 Elm Street Extension, Tax Parcel No. 29.-7-6
Motion by Kevin T
WHEREAS:
Seconded by Hollis Erb
1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two -lot
subdivision located) at 531 Elm Street Extension, Town of Ithaca Tax Parcel No. 29 -7 -6,
Medium Density Residential Zone. The proposal involves subdividing off a 15,121 +/-
square foot lot from the northeast corner of 531 Elm Street Extension. Michael and Perri
LoPinto, Owners /Applicants, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead
agency in environmental review with respect to Subdivision Approval, has on September 7,
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 ICI prepared by the Town Planning staff, and
3. The Planning Board on September 7, 2010, has reviewed and accepted as adequate a
survey map entitled "Survey Map Showing Proposed Subdivision Lands of Michael LoPinto
Jr. And Perri HalevylLoPinto, Town of Ithaca, County of Tompkins, State of New York,"
PB 09 -07 -2010
Page 3 of 13
prepared by Michael J. Reagan, Reagan Land Surveying, dated August 13, 2007 and
amended July 29, 2010, and other application materials;
NOW THEREFORE! BE IT RESOLVED:
That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the
proposed two -lot) subdivision located at 531 Elm Street Extension as shown on the survey
map entitled "Survey Map Showing Proposed Subdivision Lands of Michael LoPinto Jr. And
Perri Halevy LoPinto, Town of Ithaca, County of Tompkins, State of New York," prepared by
Michael J. Reagan, Reagan Land Surveying, dated August 13, 2007 and amended July 29,
2010, subject to the following conditions:
a. Revision of the subdivision plat to show the right -of -way lines of Elm Street Extension,
and, if necessary, revision of the proposed lot lines to include at least the 15,000 square
foot minimum) lot area, excluding any portion of the public highway right -of -way that may
be included within the deed description of the lot, and
b. submission for signing by the Chairperson of the Planning Board of an original or mylar
copy of the final subdivision plat and three dark -lined prints, revised as above, 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: Wilcox, Conne'man, Bosak, Beach, Talty, Howe, Erb
NAYS: None
The motion passed unanimously.
AGENDA ITEM
SEQR Determination: ',Cayuga Medical Center Lab Addition, 101 Harris B. Dates Drive
Paul Levesque, Holt architects gave an overview of the reconstruction of the clinical laboratory.
Kimberly Michaels presented the illustrated site plan. She explained the helipad lighting, which
is consistent with that required by the FAA and the most conducive to navigating patients to the
helicopter. Poles are not allowed. The wall lights will be turned on only after the helicopter has
landed; the landing lights will be on only when the helicopter is landing. They are working with
Mercy Flight and helicopter pilots on the design. The basketball court is built and will stay. There
is porous asphalt on th ie walkway. She showed the grading plan for moving the fill.
PB RESOLUTION No. 12010 -065, SEOR, Preliminary and Final Site Plan Approval &
Special Permit, Cayuga Medical Center Laboratory Addition, Tax Parcel No. 24.- 3 -2.1, 101
Harris B. Dates Drive
Moved by Rod Howe; seconded by George Conneman
WHEREAS:
1. This action involves'consideration of Preliminary and Final Site Plan Approval and Special
Permit for the proposed Cayuga Medical Center Lab Addition project, 101 Harris B. Dates
Drive, Town of Ithaca Tax Parcel No. 24- 3 -2.1, Office Park Commercial. The project involves
PB 09 -07 -2010
Page 4 of 13
construction of a +/- 15,700 square foot laboratory and associated mechanical room on the
east side (rear) of the hospital. The project will be no more than one -story in height with a
portion proposed to be constructed below grade and include a. green roof. The project will
also include the relocation of the existing helipad and cooling towers, construction of a new
service entry, additional walkways and landscaping around the addition. Cayuga Medical
Center at Ithaca,IOwner /Applicant; Kimberly Michaels, Trowbridge & Wolf, Landscape
Architects LLP; and
2. This is a Type I Action for which the Town of Ithaca Planning Board has indicated its intent
to act as.Lead Agency in a coordinated environmental review with respect to this project;
and
3. The Planning Board, on September 7, 2010, has reviewed and accepted as adequate a Full
Environmental Assessment Form Part I, submitted by the applicant; and a Part II prepared
by Town Planning staff; the following drawings: Site Rendering (1-001), Existing Conditions
(C100), Demolition Plan (C101), Erosion and Sediment Control Plan (C102), Utility Plan
(C103), Details (6201), Site Demolition Plan (1-101), Site Layout Plan (L201), Site Grading
Plan (1-301), Planting and Soils Plans (L401), Site Details (L501), and Site Details (L502);
each dated 7/29/2'010; Key Map dated 7/30/10; Cut/Fill Diagram dated 8/6/10; all of the
preceding prepared by Holt Architects and Trowbridge & Wolf Landscape Architects LLP;
and the following building plans prepared by Holt Architects: Axonometric View (A100), First
Floor Plan (A101) Basement Plan (A102), South Elevation (A103), East Elevation (A104)
and North Elevation (A105), all date stamped received July 30, 2010; 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,
NOW THEREFORE
That the Town of It
Agencies, hereby e:
the above described
AND BE IT FURTHER
That the Town of
environmental signifies
and 6 NYCRR Part 61
actions as proposed,
forth in the Full EAF F
required.
A vote on the motion
AYES: Wilcox, Conne
NAYS: None
The motion passed una
AGENDA ITEM
IT RESOLVED:
i Planning Board, having received no objections from other Involved
shes itself as Lead Agency to coordinate the environmental review of
ms;
VED:
iaca Planning Board hereby makes a negative determination of
ce in accordance with Article 8 of the Environmental Conservation Law
New York State Environmental Quality Review for the above referenced
ised on the information in the Full EAF Part I and for the reasons set
111, and, therefore, a Draft Environmental Impact Statement will not be
as follows:
Bosak, Beach, Talty, Howe, Erb
usly.
PUBLIC HEARING:
proposed Cayuga M
of Ithaca Tax Parc
construction of a +/-
the east side (rear)
constructed below g
the existing helipac
walkway and adc
Owner /Applicant; Kii
Mr. Wilcox opened
Joel Harlan, Newfi
Mr. Wilcox closed
Mr. Bates brought
PB 09 -07 -2010
Page 5 of 13
Consideration of Preliminary Site Plan Approval and Special Permit for the
edical Center (CIVIC) Lab Addition project, 101 Harris B. Dates Drive, Town
gel No. 24- 3 -2.1, Office Park Commercial Zone. The project involves
115,700 square foot laboratory and associated mechanical room addition on
>f the hospital. The addition will be one -story with a portion proposed to be
rade and include a green roof. The project will also include the relocation of
lI and cooling towers, construction a new service entry, extension of a
itional landscaping treatments. Cayuga Medical Center at Ithaca,
nberly Michaels, Trowbridge & Wolf, Landscape Architects LLP
public hearing at 7:45 p.m. and invited public comment.
expressed positive feedback on the project.
public hearing at 7:46 p.m.
a concern from fire departments regarding better access to the lab.
Ms. Michaels responded that they understand Tom Parsons' concerns. She said that the project
is not responsible for the condition and that they don't feel they can address the concern within
the scope of this project. She noted that a workaround is being discussed with Mr. Parsons. It
was also noted that the hospital has purchased a new system to communicate directly with the
fire department while they are en route to a call and that it would be rare for the trucks to have
to change location once they were at the scene.
PB RESOLUTION No! 2010 -066, Preliminary Site Plan Approval & Special Permit, Cayuga
Medical Center Laboratory Addition, Tax Parcel No. 24.-3-2.1, 101 Harris B. Dates Drive
Moved by John Beach; seconded by Hollis Erb
WHEREAS:
1. This action involves consideration of Preliminary Site Plan Approval and Special Permit for
the proposed Cayuga Medical Center Lab Addition project, 101 Harris B. Dates Drive, Town
of Ithaca Tax Parcel No. 24- 3 -2.1, Office Park Commercial. The project involves
construction of a + /!, 15,700 square foot laboratory and associated mechanical room addition
on the east side (rear) of the hospital. The addition will be one -story with a portion
proposed to be constructed below grade and include a green roof. The project will also
include the relocation of the existing helipad and cooling towers, construction of a new
service entry, extension of a walkway and additional landscaping treatments. Cayuga
Medical Center at Ithaca, Owner /Applicant; Kimberly Michaels,. Trowbridge & Wolf,
Landscape Architects LLP; and
2. This is a Type I Action for which the Town of Ithaca Planning Board, acting as lead agency
in environmental review with respect to this project has, on September 7, 2010, made a
negative determination of environmental significance, after having reviewed and accepted
as adequate a Full Environmental Assessment Form Part I, submitted by the applicant, and
a Part II prepared by Town Planning staff; and
3. The Planning Board, on September 7, 2010, has reviewed and accepted as adequate a Full
Environmental Assessment Form Part I, submitted by the applicant; and a Part II prepared
by Town Planning staff; and drawings including the following: Site Rendering (L001),
Existing Conditions (C100), Demolition Plan (C101), Erosion and Sediment Control Plan
PB 09 -07 -2010
Page 6 of 13
(C102), Utility Plan (C103), Details (C201), Site Demolition Plan (1-101), Site Layout Plan
(L201), Site Grading Plan (L301), Planting and Soils Plans (L401), Site Details (L501), and
Site Details (L502); each dated 7/29/2010; Key Map dated 7/30/10; Cut/Fill Diagram dated
8/6/10; all of the preceding prepared by Holt Architects and Trowbridge & Wolf Landscape
Architects LLP; and the following building plans prepared by Holt Architects: Axonometric
View (A100), First Floor Plan (A101), Basement Plan (A102), South Elevation (A103), East
Elevation (A104) and North Elevation (A105), all date stamped received July 30, 2010; and
other application materials;
NOW THEREFORE BE IT RESOLVED:
That the Planning Board hereby grants Special Permit for the construction of the Cayuga
Medical Center Laboratory Addition as described above, finding that the standards of Article
XXIV, Section 270 -200, Subsections A — L, of the Town of Ithaca Code, have been met;
AND BE IT FURTHER RESOLVED:
1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary
Site Plan Approval, as shown on the Preliminary Site Plan Checklists, having determined
from the materials presented that such waiver will result in neither a significant alteration of
the purpose of site plan control nor the policies enunciated or implied by the Town Board,
and
2. That the Town of Ithaca Planning Board hereby grants Preliminary Site Plan Approval for
the proposed Cayuga Medical Center addition as described in the application materials
referenced in "Whereas #3° above, subject to the following conditions to be accomplished
prior to Final Site Plan Approval, unless otherwise noted:
a. Submission of i revised grading plan and vegetation /stabilization plan for the fill area,
and .
b. Submission of a� Stormwater Pollution Prevention Plan, and
c. Submission of lighting detail, and
d. Submission of details of the proposed building addition, including dimensions, finishes,
colors, and materials, and
e. Re- construction/alteration of the stormwater management pond /wetland built in
association with the Cayuga Medical Center Southwest Addition /Emergency Room
project, and approved by the Planning Board in 2004, to conform to the design drawings
submitted to andl approved by the Planning Board in 2004, prior to issuance of a
certificate of occupancy, and
f. Submission of do H cumentation of all necessary approvals from county and state agencies
prior to issuance of any certificate of occupancy, and
g. Submission of one original set of final site plan drawings on mylar, vellum or paper,
signed and sealed by the registered land surveyor, engineer, architect or landscape
architect who prepared the site plan materials prior to issuance of any building permit,
and
PB 09 -07 -2010
Page 7 of 13
h. Submission of revised plans showing the location of the temporary helipad during
construction, and showing the location of construction staging and construction parking
areas.
A vote on the motion) was as follows:
AYES: Wilcox, Con
NAYS: None
The motion passed u
AGENDA ITEM
PUBLIC HEARING:
proposed College Crc
(NYS Route 96B) an('
Neighborhood Comm
19,000 gross interior
commercial, and off
landscaping, lighting,
College Circle Apartm
Architectural I nteg rat,
Agents.
Bosak, Beach, Talty, Howe, Erb
Consideration of Final Site Plan Approval and Special Permit for the
ssings Development located on the northeast corner of the Danby Road
King Road East intersection, Town of Ithaca Tax Parcel No. 43 -1 -3.22,
:rcial and Low Density Residential Zones. The proposal is for a +/-
,quare foot building to accommodate up to seven tenants for new retail,
ce space. The project will also include 108 +/- parking spaces,
stormwater facilities, sidewalks, and a new walkway connection to the
Dnts. Evan N. Monkemeyer, Owner /Applicant, James R. Knittel, DALPOS
)rs and Edward G. Keplinger, Keplinger Freeman Associates, LLC,
Mr. Wilcox opened the; public hearing at 8 p.m.
Mr. Monkemeyer said Ithis development will be a jewel for the Town at this intersection and a
kickoff for the rest of the hill.
Mr. Knittel pointed out that the project is slightly downsized from the previous plan. The
development will service this residential portion of the Town and Ithaca College. It has a stone
base with a heavy timber feel and fits in with the residential neighborhood.
Mr. Keplinger noted t Iat the project has been scaled down to 19,000 sf. They are currently
looking at a bank tenant with ATMs. They are looking for a restaurant or deli tenant with
possible outdoor seating. The development has bike racks interspersed around the site, 108
parking spaces, and one loading space. They're coordinating with the State and Tompkins
County highway departments. The signage complies with zoning. The NW corner of the site is a
stormwater management area. The plan shows a 35 -foot flag pole at the SW corner.
There was discussion of a TCAT bus shelter at the site. _Ms. Brock pointed out that TCAT has a
strict policy of not servicing a bus shelter they don't own.
Mr. Wilcox recapped the Planning Board discussion of 3 1/2 years ago. Members of the Board
at that time were generally pleased with the architectural details of the building. Even though the
zoning ordinance encourages smaller buildings (7500 sf or less; 10,000 sf with special permits),
the three sections of the building give the appearance of three smaller buildings. The Board
thought this design was )appropriate and, although it didn't fit the zoning, blended with what the
zoning was trying to accomplish. The zoning doesn't want a big 20,000 square foot box with one
retail tenant. The height is something for the ZBA to deal with.
Mr. Wilcox invited the public to address the PB on this item.
PB 09 -07 -2010
Page 8 of 13
Mr. Wilcox closed thi public hearing at 8:35 p.m.
PIS RESOLUTION No. 2010 -067, College Crossings, Final Site Plan Approval and Special
Permit, Tax Parcel No. 43 -1 -3.22, Corner of Danby Rd. & King Road East
Motion by Rod Howe; Seconded by Kevin Talty.
WHEREAS:
This action is Consideration of Final Site Plan Approval and Special Permit for the proposed
College Crossings Development located on the northeast corner of Danby Road (NYS
Route 96B) and King Road East intersection, Town of Ithaca Tax Parcel No. 43 -1 -3.22,
Neighborhood Commercial and Low Density Residential Zones. The proposal is for a +/-
19,000 gross interior square foot building to accommodate up to seven tenants for new
retail, commercial, and office space. The project will also include +/- 108 parking spaces,
landscaping, lighting, stormwater facilities, sidewalks, and a new walkway connection to the
Circle Apartments. Evan N. Monkemeyer, Owner /Applicant, James R. Knittel, DALPOS
Architectural Integrators and Edward G. Keplinger, Keplinger Freeman Associates, LLC,
Agents, and 1
2. This is a Type I Action for which the Town of Ithaca Planning Board, acting as lead agency
in coordinating they environmental review, has on April 3, 2007, made a negative
determination of e 1 vironmental significance, after having reviewed and accepted as
adequate a Full Environmental Assessment Form Part I, submitted by the applicant, a Part II
prepared by Town Planning staff, and other application materials, and
3. The Planning Board, on April 3, 2007, did grant preliminary site plan approval and a special
permit for the proposed College Crossings development, which at that time was estimated to
consist of +/- 19,644 square feet of commercial space, and
4. Pursuant to Section 270 -236.G of the Town of Ithaca Code, the special permit issued on
April 3, 2007 has expired since work on the project did not commence within 18 months of
the issuance of said special permit, and
5. The Planning Board
accepted as adequ"
"College Crossings"
and RZ Engineering
a set of architectura
06/17/10, which incl
Rendering" of Collei
of "Signage Pylons"
materials,
NOW THEREFORE
That the Planning B
development, previc
larger than 7,500 sq
granting of the nece
building to exceed 1
(Section 270 -127 of
at a Public Hearing held on September 7, 2010, has reviewed and
e application materials, including a set of site plan drawings, entitled,
prepared by DALPOS Architects, LLC, Keplinger Freeman Associates,
PLLC, all dated 21 July 2010, which includes Sheets L -0 through L -11;
drawings prepared by DALPOS Architects & Integrators, all dated
des Sheets A2.1, A2.2, and A3.3 (dated 7/21 /10); a "Perspective
e Crossings, prepared by DALPOS, dated March 3, 2010; an illustration
prepared by DALPOS, dated March 17, 2010; and other application
IT RESOLVED:
ird hereby re- authorizes a Special Permit for the College Crossings
sly granted on April 3, 2007 but having expired, to include a building
are feet (Section 270 -128 of the Town of Ithaca Code), subject to the
nary variance by the Town of Ithaca Zoning Board of Appeals for the
000 square feet, and authorizing a bank with two drive - through lanes
ie Town of Ithaca Code), determining that:
a. the health, sa
general purpc
promoted, any
PB 09 -07 -2010
Page 9 of 13
morals and general welfare of the community, in harmony with the
of the Town of Ithaca Zoning Code and the specific purposes, are being
b. the premises are reasonably adapted to the proposed use, and such use will fill a
neighborhood or community need, and
c. the proposed use and the location and design of proposed structures are consistent with
the character of the district in which they are located, and
d. the proposed use will not be detrimental to the general amenity or neighborhood
character in amounts sufficient to devaluate neighboring property or seriously
inconveniencel neighboring inhabitants, and
e. operations in connection with the proposed use will not be more objectionable to nearby
properties by reason of noise, fumes, vibrations, illumination, or other public nuisance,
than the operation of any permitted use in the zone in which the use is located, and
f. community infrastructure and services are of adequate capacity to accommodate the
proposed use, and,
g. if the necessary' variances are received, the proposed use, facility design, and site layout
comply with all'of the provisions of the Town of Ithaca Zoning Code, and to the extent
considered by the Planning Board, with other regulations of the Town, and with the Town
of Ithaca Comprehensive Plan, and
h. the proposed access and egress for all structures and uses is safely designed and the
site layout provides adequate access for emergency vehicles, and
i. the general effect of the proposed use upon the community as a whole is not detrimental
to the health, safety and general welfare of the community, and
j. the lot area and access are sufficient for the proposed use, and
k. natural surface water drainage is adequately managed in accordance with good
engineering practices, and existing drainage ways are not altered in a manner that
adversely affects other properties, and
to the extent reasonably deemed relevant by the Planning Board, the proposed use or
structure complies with all the criteria applicable to site plan review set forth in the Town
of Ithaca Zoning Code, and
2. That the Planning Board recommends to the Town of Ithaca Zoning Board of Appeals that
any variance regarding the square footage of the building limit the square footage occupied
by any one tenancy tI o no more than 10,000 square feet, and
BE IT FURTHER RESOLVED:
1. That the Town of Ithaca Planning Board hereby grants Final Site Plan Approval for the
proposed College Crossings development, located on the northeast corner of Danby Road
(NYS Route 96B) and King Road East intersection, Town of Ithaca Tax Parcel No. 43 -1-
3.22; Neighboncc
19,000 gross inte
retail, commercia
stormwater faciliti
described in the
DALPOS Architei
dated 21 July 20'
prepared by DAL
A2.1, A2.2, and /
prepared by DAL
prepared by DAL
a. Obtaining any
and
b. Revision of
proposed u
PB 09 -07 -2010
Page 10 of 13
)d Commercial and Low Density Residential Zones to consist of a +/-
-ior square foot building to accommodate up to seven tenants for new
, and office space, +/- 108 parking spaces, landscaping, lighting,
:s, sidewalks, and a new walkway connection to the Circle Apartments, as
et of site plan drawings, entitled, "College Crossings ", prepared by
ts, LLC, Keplinger Freeman Associates, and RZ Engineering, PLLC, all
0, which includes Sheets L -0 through L -11; a set of architectural drawings
'OS Architects & Integrators, all dated 06/17/10, which includes Sheets
3.3 (dated 7/21/10); a "Perspective Rendering" of College Crossings,
OS, dated March 3, 2010; and an illustration of "Signage Pylons ",
OS, dated March 17, 2010, subject to the following conditions:
variances from the Town of Ithaca Zoning Board of Appeals,
L2 (Grading, Drainage and Utilities Plan) to show the location of the
>und stormwater storage area, and
c. Submission foil review and approval of the Attorney for the Town of an easement or
other agreement necessary to allow the construction and connection of the walkway for
public use on the College Circle Apartments property, prior to issuance of any building
permit for this project, and
d. Construction, i
responsibility c
Submission of
review and ap
walkway will b
project, and
e. Obtaining any
prior to install
f. Obtaining any n
construction in t
g. Submission of
review and apl
permits, and
aintenance and repairs of the above - referenced walkway shall be the
the applicant (Ithaca Estates Realty LLC) or subsequent owner.
maintenance agreement relating to the walkway shall be submitted for
oval of the Attorney for the Town, along with documentation that such
available for public use, prior to issuance of any building permit for this
�ssary sign permits from the Town of Ithaca Code Enforcement Office
of any signs requiring such permits, and
.ssary state and/or county work/curb -cut permits prior to any
state or county highway rights -of -way, and
operation and maintenance plan for the stormwater facilities, for
ial of the Department of Public Works prior to issuance of any building
h. Submission of a (stormwater "Operation, Maintenance, and Reporting Agreement"
between the property owner and the Town of Ithaca, satisfactory to the Department of
Public Works, prior to issuance of any certificates of occupancy, and
Submission of one original set of the final site plan drawings, revised as stated above,
on mylar, vellum,) or paper, signed and sealed by the registered land surveyor, engineer,
architect, or landscape architect who prepared the site plan material, and
j. Submission of record of application for and documentation of all necessary approvals
from county, state, and/or federal agencies prior to issuance of any certificate of
occupancy, and
PB 09 -07 -2010
Page 11 of 13
k. Submission for review and approval of the Attorney for the Town of an easement or
other agreement necessary to allow the construction of the sidewalk for public use in
Tompkins County's right -of -way along King Road East, prior to issuance of any building
permit for this project, and
Construction, maintenance, and repairs of the above referenced sidewalk shall be the
responsibility of the applicant (Ithaca Estates Realty LLC) or subsequent owner.
Submission of la maintenance agreement relating to the sidewalk shall be submitted for
review and approval of the Attorney for the Town, along with documentation that such
sidewalk will be available for public use, prior to issuance of any building permit for this
project, and
BE IT FURTHER RESOLVED:
1. That the Planning Board hereby authorizes a reduction of required parking spaces from the
114 +/- parking spaces required to the 108 +/- parking spaces proposed, pursuant to
Section 270-227.A(2), finding that:
a. The reduction in the number of parking spaces will not adversely affect traffic flow on the
project site, will leave adequate parking for all reasonably anticipated uses or
occupancies in the project, and will not otherwise adversely affect the general welfare of
the community, and
b. Layout Plan L3 shows an area reserved for eleven future parking spaces if needed, and
2. The Planning Board hereby waives the additional conditions listed in Section 270 -227.A (3)
(a) through (e), and
3. That the Planning E
yards of the project
a. The particular u:
parking be in orn
b. It is not practical
c. Parking in such
character of the
d. No such parking
A vote on the motion
AYES: Wilcox,
NAYS: None
The motion passed unan
AGENDA ITEM
hereby authorizes the placement of parking in the front or side
pursuant to Section 270 -227.8 (2) and (3), finding that:
nature, or location of the proposed project or building, requires that
of such yards;
s to limit parking to areas outside the required yards;
►rds does not significantly adversely affect adjacent properties or the
aighborhood; and
vill occur in any buffer areas.
as follows:
, Bosak, Beach, Talty, Howe, Erb
Consideration of determination of adequacy for public review of the Supplemental Draft
Environmental Impact Statement (S -DEIS) for the proposed Holochuck Homes Subdivision,
located between NYS Route 96 (Trumansburg Road) and NYS Route 89 (Taughannock
Boulevard), Town of Ithaca Tax Parcel No.'s 24- 3 -3.2, 25- 1 -5.1, 25 -2 -41.2, 26 -4 -37, 26 -4 -38,
and 26 -4 -39, Low Density Residential Zone, Medium Density Residential Zone, and
PB 09 -07 -2010
Page 12 of 13
Conservation Zone. IThe S -DEIS includes an analysis of dump sites that were discovered on
the subject property and a proposed remedial action plan to clean up the dump sites. The
proposal involves the construction of 106 +/- town home type units in a clustered neighborhood
development with two entrances proposed from NYS Route 96 (Trumansburg Road). The
development will be concentrated on the west side of the property closest to NYS Route 96,
zoned Low and Medium Density Residential, with more than half of the eastern portion of the
property, mainly zoned Conservation, remaining undeveloped. The New York State Office of
Parks, Recreation, anid Historic Preservation proposes to acquire most of the eastern portion of
the property in conjunction with development of the future Black Diamond Trail. The Planning
Board may also consider scheduling a public hearing regarding the S -DEIS. Holochuck Homes
LLC, Owner /Applicant; David M. Parks, Esq., Agent
Board members had positive things to say about the report and are in favor of going forward
with it. �
AGENDA ITEM
Approval of Minutes: i my 20, 2010
1313 RESOLUTION No. 1 010 -069: Minutes of July 20, 2010
Motion made by Fred Wilcox; seconded by John Beach
WHEREAS, the Town lof Ithaca Planning Board has reviewed the draft minutes from the
meeting on July 20, 2010; now, therefore, be it
RESOLVED, that the T
be the final minutes of t
A vote on the motion
AYES: Wilcox, Connem
NAYS: None
ABSTENTIONS: Erb an
Motion was carried.
Approval of Minutes:
PB RESOLUTION No.
Motion made by Fred W
n of Ithaca Planning Board approves the minutes, with corrections, to
meeting on July 20, 2010.
as follows:
, Beach, Bosak, Howe, Baer
Talty
3, 2010
0 -070: Minutes of August 3, 2010
seconded by Hollis Erb
WHEREAS, the Town of Ithaca Planning Board has reviewed the draft minutes from the
meeting on August 3, 2010,; now, therefore, be it
RESOLVED, that the Towri of Ithaca Planning Board approves the minutes, with corrections, to
be the final minutes of the meeting on August 3, 2010.
A vote on the motion was as follows:
AYES: Wilcox, Conneman, Beach, Bosak, Talty, Erb, Baer
NAYS: None
PB 09 -07 -2010
Page 13 of 13
ABSTENTIONS:
Motion was carried.
Approval of M
PB RESOLUTION
August 17, 2010
2010 -071: Minutes of August 17, 2010
Motion made by Fred�Wilcox; seconded by Hollis Erb
WHEREAS, the Town of Ithaca Planning Board has reviewed the draft minutes from the
meeting on August 17,12010; 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 August 17, 2010.
A vote on the motion
AYES: Wilcox, Connemi
NAYS: None
ABSTENTIONS: Bosak
Motion was carried.
AGENDA ITEM
Other Business
Meeting September 21
• 2 -lot subdivision
• Public scoping se
• Cornell Wilson L,
• Pending: EcoVill,
• Vine Street Cotta
as follows:
, Beach, Howe, Talty, Erb, Baer
Briarwood
ion for Cornell ERL
modular office special permit extension
(Tree) preliminary site plan approval
s update on sketch plan
Adjournment
Upon motion by Ms. Erb, the meeting adjourned at 9:22 p.m.
Ily submitted,
Debra DeAugisiE
First Deputy Town
TOWN OF ITHACA PLANNING BOARD
215 North Tioga Street
Ithaca, New York 14850
Tuesday, 7, 2010
AGENDA
7:00 P.M. Persons to be heard (no more than five minutes).
7:05 P.M. SEQR Determination: LoPinto 2 -Lot Subdivision, 531 Elm Street Extension.
7:05 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for
the proposed 2 -lot subdivision located at 531 Elm Street Extension, Town of Ithaca Tax
Parcel No. 29 -7 -6, Medium Density Residential Zone. The proposal involves
subdividing* a 15,121 +/- square foot lot from the northeast corner of 531 Elm Street
Extension. Michael and Perri LoPinto, Owners /Applicants.
7:10 P.M. SEQR
Cayuga Medical Center Lab Addition, 101 Harris B. Dates Drive.
7:10 P.M. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval and Special
Permit for the proposed Cayuga Medical Center (CMC) Lab Addition project, 101 Harris
B. Dates Drive, Town of Ithaca Tax Parcel No. 24- 3 -2.1, Office Park Commercial Zone.
The project involves construction of a +/- 15,700 square foot laboratory and associated
mechanical room addition on the east side (rear) of the hospital. The addition will be
one -story with a portion proposed to be constructed below grade and include a green
roof. The project will also include the relocation of the existing helipad and cooling
towers, construction a new service entry, extension of a walkway and additional
landscaping treatments. Cayuga Medical Center at Ithaca, Owner /Applicant; Kimberly
Michaels, Trowbridge & Wolf, Landscape Architects LLP.
7:45 P.M. PUBLIC HEARING: Consideration of Final Site Plan Approval and Special Permit for
the proposed College Crossings Development located on the northeast corner of the
Danby Road (NYS Route 96B) and King Road East intersection, Town of Ithaca Tax
Parcel No. 43 -1L 3.22, Neighborhood Commercial and Low Density Residential Zones.
The proposal is for a +/- 19,000 gross interior square foot building to accommodate up to
seven tenants for new retail, commercial, and office space. The project will also include
108 +/- parking spaces, landscaping, lighting, stormwater facilities, sidewalks, and a new
walkway connection to the College Circle Apartments. Evan N. Monkemeyer,
Owner /Applicant, James R. Knittel, DALPOS Architectural Integrators and Edward G.
Keplinger, Keplinger Freeman Associates, LLC, Agents.
8:30 P.M. Consideration of determination of adequacy for public review of the Supplemental Draft
Environmental Impact Statement (S -DEIS) for the proposed Holochuck Homes
Subdivision, located between NYS Route 96 (Trumansburg Road) and NYS Route 89
(Taughannock Boulevard), Town of Ithaca Tax Parcel No.'s 24- 3 -3.2, 25- 1 -5.1, 25 -2-
41.2, 26-4 -37, 26 -4-38, and 26 -4 -39, Low Density Residential Zone, Medium Density
Residential Zone, and Conservation Zone. The S -DEIS includes an analysis of dump
sites that were discovered on the subject property and a proposed remedial action plan to
clean up the dump lsites. The proposal involves the construction of 106 +/- town home
type units in a clustered neighborhood development with two entrances proposed from
NYS Rout
side of the
Resident
Conservat
and Histoi
in conjunc
may also C,
LLC, Owt
8. Approval
9. Other Bus
10. Adj
NOTE: IF ANY
(A quorum
96 (Trumansburg Road). The development will be concentrated on the west
property closest to NYS Route 96, zoned Low and Medium Density
, with more than half of the eastern portion of the property, mainly zoned
on, remaining undeveloped. The New York State Office of Parks, Recreation,
c Preservation proposes to acquire most of the eastern portion of the property
ion with development of the future Black Diamond Trail. The Planning Board
insider scheduling a public hearing regarding the S -DEIS. Holochuck Homes
er /Applicant; David M. Parks, Esq., Agent.
Minutes: July 20, 2010 and August 3, 2010.
Jonathan Kanter, AICP
Director of Planning
273 -1747
I OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY
SANDY POLCE AT 273 -1747.
four (4) members is necessary to conduct Planning Board business.)
TOWN OF ITHACA PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
Tuesday, September 7, 2010
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, September 7, 2010, at 215 North Tioga
Street, Ithaca, N.Y.; at the following times and on the following matters:
7:05 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot
subdivision located at 531 Elm Street Extension, Town of Ithaca Tax Parcel No. 29 -7 -6,
Medium Density Residential Zone. The proposal involves subdividing off a 15,121 +/-
square footllot from the northeast corner of 531 Elm Street Extension. Michael and Perri
LoPinto, Owners / Applicants.
7:10 P.M. Consideration of Preliminary Site Plan Approval and Special Permit for the proposed
Cayuga Medical Center (CMC) Lab Addition project, 101 Harris B. Dates Drive, Town
of Ithaca Tax Parcel No. 24- 3 -2.1, Office Park Commercial Zone. The project involves
construction * a +/- 15,700 square foot laboratory and associated mechanical room
addition on the east side (rear) of the hospital. The addition will be one -story with a
portion proposed to be constructed below grade and include a green roof. The project
will also include the relocation of the existing helipad and cooling towers, construction a
new service entry, extension of a walkway and additional landscaping treatments. Cayuga
Medical Center at Ithaca, Owner /Applicant; Kimberly Michaels, Trowbridge & Wolf,
Landscape Architects LLP.
7:45 P.M. Consideration of Final Site Plan Approval and Special Permit for the proposed College
Crossings Development located on the northeast corner of the Danby Road (NYS Route
96B) and King Road East intersection, Town of Ithaca Tax Parcel No. 43 -1 -3.22,
Neighborhood Commercial and Low Density Residential Zones. The proposal is for a
+/- 19,000 gross interior square foot building to accommodate up to seven tenants for
new retail, commercial, and office space. The project will also include 108 +/- parking
spaces, landscaping, lighting, stormwater facilities, sidewalks, and a new walkway
connection to the College Circle Apartments. Evan N. Monkemeyer, Owner /Applicant,
James R. Knittel, DALPOS Architectural Integrators and Edward G. Keplinger,
Keplinger Freeman Associates, LLC, Agents.
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, August 30, 2010 I
Publish: Wednesday, September 1, 2010
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Town of Ithaca Planning Board
Sign -in Sheet
Date: September 7, 2010
Print Name I Address e-mail
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TOWN OF ITHACA
AFFIDAVIT OF POSTING AND PUBLICATION
I, Carrie Coates Whitmore, being duly sworn, say that I a Deputy Town Clerk of the Town of
Ithaca, Tompkins County, New York that the following notice has been duly posted on the
sign board of the Town Clerk of the Town of Ithaca and the notice has been duly published in
the official newspaper,) Ithaca Joumat
ADVERTISEMENT: I PUBLIC HEARING
TOWN OF ITHACA PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
TUESDAY, September 7, 2010
7:00 P.M.
Date of Publication: Wednesday, September 1, 2010
Location of Sign Board Used for Posting: Town Hall Lobby
Public Notices Board
215 North Tioga Street
Ithaca, NY 14850
Date of Posting: Monday, !August 30, 2010
6nu- & �c [J�t
Carrie Coates tmore
Deputy Town Clerk
Town of Ithaca
STATE OF NEW YORK)
COUNTY OF TOMPKINS)
TOWN OF ITHACA)
Sworn to and subscribed before me this 1St day of September, 2010
_' r-z-,
Nofq6LP ublic
Debra DeAuglstlne
Nolety Public - State of New Yuk
No.01DE6148035
Oual'fied In Tompkins Counttyy
W Commission Expires Juno 19. ?,0