HomeMy WebLinkAboutPB Minutes 2010-10-05FILE
DATE j!
TOWN OF ITHACA PLANNING BOARD MEETING
Tuesday, October 5, 2010
215 N. Tioga Street, Ithaca, NY 14850
Board Member's Present: Members: George Conneman, John Beach, Ellen Baer, Jon Bosak,
Rod Howe, Hollis Erb
Staff Present: Jonathan Kanter, Director of Planning; Bruce Bates, Director of Code
Enforcement; Debra DeAugistine, Deputy Town Clerk; Creig Hebdon, Engineer; Kristin Taylor,
Engineer; Susan Brock, attorney
Call to Order
Ms. Erb declared the meeting duly opened at 7:05 p.m. and accepted the posting of the public
hearing notices.
AGENDA ITEM
Persons to be
Patricia Dutt, 135 Westhaven Road, provided written comments on three topics. 1) She and
Cynthia Messicci are resubmitting a petition to lower the speed limit on Westhaven Road. 2)
She requested that the Town put links to the two West Hill neighborhood groups on the Town's
website. 3) Regarding development on West Hill, she requested that the Town not approve any
developments larger than 30 units until they have a plan for development that includes the city.
See attachment 1.
AGENDA ITEM
PUBLIC HEARING: The purpose of this public hearing is to consider public comments
regarding the Draft Supplemental 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 Parcel No.'s 24- 3 -3.2, 25- 1 -5.1, 25 -2 -41.2,
26 -4 -37, 26- 4 -38i and 26 -4 -39, Low Density Residential, Medium Density Residential, and
Conservation Zones. 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 sites. The
remedial action is associated with a proposal to construct 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, and Historic Preservation proposes to acquire most
of the eastern portion of the property as permanent open space. Holochuck Homes LLC,
Owner /Applicant; David M. Parks, Esq., Agent.
Ms. Erb opened the public hearing at 7:10 pm. She reminded the public that tonight's public
hearing is only regarding the S -DEIS for the dump site.
Fred Wells from
Engineers were
Mr. Wells stated
there now.
Miller Associates and Tim O'Connor and Mark Parker from Keystone
able for questions.
they determined the size of the area and that there is nothing hazardous
Ms. Dutt had fiv(
sample to charm
hydrologic regim
water flow regim
blanks or duplic.-,
were there no gr
Lake, where mai
and water sampl
after the fly ash
mobilized. 5) Sh
Targeting —revie
Ms. Erb stated
October 15`h)
PB Minutes 10 -05 -2010
Page 2 of 12
short comments: 1) It seems grossly inadequate to take a single surface water
terize the site. In addition, water samples should be taken during different
Bs —for instance, high water flow (spring) can dilute contaminants whereas low
;s (summer) may fail to detect any contaminants. 2) She did not see that
tes were used to assure validity of analytical testing and sampling. 3) Why
)undwater samples taken? The fly ash dump is directly upgradient of Cayuga
iy people get their drinking water from. 4) Have plans been made to take air
:s while the fly ash is being dug up? Are there plans for additional sampling
removed? It is not unusual that disturbed contaminants can become re-
, requested that an independent environmental consultant —such a Toxics
N the work and the data at the developer's cost.
the Board has 10 days to accept written public comment (the deadline is
Warren Allman, director of the Paleontological Research Institution and representing PRI LLC,
which is just south of PRI and west of the dump site, noted that he was contacted by Keystone
for permission to access the dump site. He asked for a request in writing, but then never heard
back from them. He wanted the Board to know that he did not give the applicant permission to
pass over PRI's property to remediate the dump site.
Ms. Erb closed
AGENDA ITEM
SEAR Determin
David Herrick, T
remained flat on
the horizon line ;
easily be handle
The Board went
Ms. Erb invited
came forward.
PB Resolution
Preliminary Sit
to Town Board
Mecklenburg R
Moved by Rod H
�� :_�3
1. The Town
Preliminary
regarding cl•
Residential E
Ithaca Tax
Developmen
the commun
Town Board
e public hearing at 7:20 p.m.
: Third Residential EcoVillage Experience, Rachel Carson Way.
Miller, presented updated information regarding the project. Traffic has
ecklenburg Road since the study in 2001. Viewshed: The project won't break
d the colors match the vegetative backdrop. Stormwater management will
h and made agreed -on changes to the SEQR document.
of the public to bring forward concerns regarding the SEAR. No one
o. 2010 -076: SEOR Third Residential EcoVillage Experience (TREE),
Plan Approval, Preliminary Subdivision Approval, and Recommendation
legarding Amendment to PDZ No. 8, Rachel Carson Way (Off
seconded by Jon Bosak
,f Ithaca Planning Board is considering Preliminary Site Plan Approval,
ubdivision Approval and a Recommendation to the Town of Ithaca Town Board
inges to Planned Development Zone (PDZ) No. 8 for the proposed Third
- oVillage Experience (TREE) project located off Rachel Carson Way, Town of
Parcel No.'s 28 -1- 26.22, 28 -1 -18, 28 -1 -26.82 and 28 -1- 26.84, Planned
Zone No. 8. The Planning Board would also consider a special permit to allow
:y center building with rooftop solar panels to exceed 40 feet in height if the
ipproves the PDZ amendment. Alternatively, a request to the Zoning Board of
Appeals for
a third rest
carports /gar
for commun
residents.
facilities ar
developme
EcoVillage
PB Minutes 10 -05 -2010
Page 3 of 12
a height variance may be considered. The proposal involves the development of
dential neighborhood which will include 22 single family homes, 14 +/-
ages, 23 +/- surface parking spaces, and a common house that includes space
ity functions along with 8 apartments, 2 visitor /guest rooms and 4 offices for
he project will also include a new village green between the three
ds, additions and improvements to Rachel Carson Way, and new stormwater
utilities. The proposal also includes subdividing a five acre parcel for the TREE
t along with other small changes to the existing EcoVillage parcel boundaries.
t Ithaca, Inc., Owner /Applicant; Liz Walker, Organization Manager, Agent; and
2. It has been determined that the above - described actions are Type I, pursuant to the State
Environmental Quality Review Act, 6 NYCRR Part 617, and Town of Ithaca Code, Chapter
148 — Environmental Quality Review; and
3. In PB Resolution No. 2010 -049, the Planning Board indicated its intent to establish itself as
Lead Agency to coordinate the environmental review of the above - referenced actions, and
notified potential Involved and Interested agencies of its intent to serve as Lead Agency; and
4. The EcoVillage at Ithaca Generic Environmental Impact Statement (GEIS) prepared in 2001
addressed the potential full build -out at EcoVillage, amendments to Planned Development
Zone (PDZ) No. 8 to accommodate the overall EcoVillage development, and the site specific
impacts of the Second Neighborhood (SONG). The Findings Statement for the EcoVillage
GEIS, adopted by the Planning Board on August 7, 2001, indicated that no significant
adverse environmental impacts were anticipated as a result of the modification of the
Planned Development Zone or the development of the Second Neighborhood, and that
"certain aspects of the development of future neighborhoods may require further
environmental review, such as, but not necessarily limited to drainage and stormwater
management, visual impacts, and water supply and fire service "; and
5. The Planning Board, at its meeting on October 5, 2010, has reviewed and accepted as
adequate the Full Environmental Assessment Form (EAF) Part I prepared by the applicant,
Part II of the EAF prepared by the Town Planning staff, has referred to the 2001 GEIS and
Findings Statement noted in #4 above, and has reviewed other application materials,
including Preliminary Site Plan Review document for Third Residential EcoVillage
Experience, dated August 20, 2010; draft Local Law Amending Chapter 271 of the Town of
Ithaca Code; Titled Zoning: Special Land Use Districts, to Change EcoVillage Planned
Development Zone Provisions Regarding Community Centers and Solar Panels; and
drawings, including the following: Subdivision Map Showing Land Exchange at EcoVillage at
Ithaca, prepared by Lee Dresser, L.S., dated 8/2/2010; Sheets C100 through C105, Sheets
C201 & C202, and Sheet L102, all prepared by T.G. Miller P.C., dated 8/20/10; and Sheet
L101 A, prepared by T.G. Miller, PC, dated 9/27/10; and
6. The Town Planning staff has recommended a negative determination of environmental
significance with respect to the proposed actions;
NOW, THEREFORE, BE IT RESOLVED:
That the Town ofJ Ithaca Planning Board, having received no objections from other Involved
Agencies, hereby establishes itself as Lead Agency to coordinate the environmental review of
the above - described proposal;
AND BE IT FURTHER RESOLVED:
PB Minutes 10 -05 -2010
Page 4 of 12
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: Erb, Cohneman, Beach, Baer, Bosak, Howe
NAYS: None
AGENDA ITEM
PUBLIC HEARING: Consideration of Preliminary Site Plan Approval, Preliminary Subdivision
Approval and a Recommendation to the Town of Ithaca Town Board regarding changes to
Planned Development Zone No. 8 for the proposed Third Residential EcoVillage Experience
(TREE) project located off Rachel Carson Way, Town of Ithaca Tax Parcel No.'s 28 -1- 26.22, 28-
1-18, 28 -1 -26.82 and 28 -1- 26.84, Planned Development Zone No. 8. The proposal involves the
development of a third residential neighborhood which will include 22 single family homes, 14
+/- carports /garages, 23 +/- surface parking spaces, and a common house that includes space
for community functions along with 8 apartments, 2 visitor /guest rooms and 4 offices for
residents. The project will also include a new village green between the three neighborhoods,
additions and improvements to Rachel Carson Way, and new stormwater facilities and utilities.
The proposal also includes subdividing a five acre parcel for the TREE development along with
other small changes to the existing EcoVillage parcel boundaries. EcoVillage at Ithaca, Inc.,
Owner /Applicant; Liz Walker, Organization Manager, Agent.
Ms. Erb opened Ithe public hearing at 8:02 a.m.
Ms. Walker gave a brief presentation and reiterated the organization's three goals of
sustainability, accessibility, and affordability. Sustainability will be accomplished, in part, through
solar panels and passive house construction. These homes have been built extensively in
Europe; this is the first major project in the U.S. to use this building technology. They've been
designed to make sure people of all ages and abilities can get around. They've accomplished
affordability through standardizing the design of the houses and keeping them small and simple.
Rick Manning spoke about the landscaping. EcoVillage is a community of gardeners. A modest
landscape plan submitted in August focused on Rachel Carson Way, an area where gardeners
are less likely to develop gardens. Rachel Carson Way is 25 feet wide, is not tree lined, and
says "go fast." As such, it has issues of dust, noise, speed, and safety. They want to create a
street that appears more friendly and village -like. After lots of discussion, they came to the idea
of a chicane, which also provides traffic calming: it forces people to want to slow down. They'll
shift the alignment of the road within the 25 -ft wide corridor and provide planting and stone
boulders to shift people's movement through the road. They've been working with the fire
department to mitigate their concerns.
David Herrick, TG Miller, spoke about utilities. They plan to make a connection between the
water system at the Town's West Hill tank to interconnect with Tree and some piping in the
second neighborhood group to create a dedicated fire -water system. They're looking at
constructing a small pump station in the vicinity of the West Hill tank to provide sprinkler
protection for the common spaces of the three groups. The existing traditional domestic water
system will Conti ue to function on the existing connection they have at Westhaven. The
sanitary sewer system will be a conventional gravity system. A portion of the main will be
dedicated to the
neighborhoods
system that the
catchbasins an(
the Tree develo
for residents to
PB Minutes 10 -05 -2010
Page 5 of 12
Town and be able to be extended to the north to collect the sewage from future
r facilities. Future projects that need sewer access will be able to connect to a
Fown controls. The stormwater system contains standard features with
pipes that discharge down to the stormwater wetand, where everything from
iment can be managed and mitigated. It will also provide creative opportunities
ise if they like, such as downspouts that carry roof runoff to small rain gardens.
Mr. Conneman brought up the concern about air exchange in superinsulated houses. Engineers
he has spoken with thought that these homes don't work as well in northern climates. There's
concern that a completely sealed home seals in pollutants.
Ms. Walker stated that the technology has improved greatly in passive houses; heat recovery
ventilators used lin passive houses work very well in bringing in fresh air.
Mr. Bates noted Ithat the building code will address the proper ventilation and air exchanges
required. The new NYS code coming out in December pays more attention to green building.
Architects will have to address this.
Ms. Erb invited
Joel Harlan,
Hearing no
PB RESOLUTI
Approval, and
Third Residen
Road)
Moved by John
WHEREAS:
1. The Town of
Preliminary
regarding ch
Residential E
Ithaca Tax P
Developmen
the commun
Town Board
Appeals for
a third reside
for communit
residents. TI
neighborhooc
facilities and
development
EcoVillage at
public to speak.
, spoke in favor of the project.
comments, Ms. Erb closed the public hearing at 8:40 p.m.
No. 2010 -077: Preliminary Site Plan Approval, Preliminary Subdivision
commendation to Town Board Regarding Amendment to PDZ No. 8,
EcoVillage Experience (TREE), Rachel Carson Way (Off Mecklenburg
; seconded by Ms. Baer
Ithaca Planning Board is considering Preliminary Site Plan Approval,
ubdivision Approval and a Recommendation to the Town of Ithaca Town Board
inges to Planned Development Zone (PDZ) No. 8 for the proposed Third
coVillage Experience (TREE) project located off Rachel Carson Way, Town of
ircel No.'s 28 -1- 26.22, 28 -1 -18, 28 -1 -26.82 and 28 -1- 26.84, Planned
Zone No. 8. The Planning Board would also consider a special permit to allow
y center building with rooftop solar panels to exceed 40 feet in height if the
ipproves the PDZ amendment. Alternatively, a request to the Zoning Board of
height variance may be considered. The proposal involves the development of
itial neighborhood which will include 22 single family homes, 14 +/-
ges, 23 +/- surface parking spaces, and a common house that includes space
✓ functions along with 8 apartments, 2 visitor /guest rooms and 4 offices for
e project will also include a new village green between the three
Is, additions and improvements to Rachel Carson-Way, and new stormwater
utilities. The proposal also includes subdividing a five acre parcel for the TREE
along with other small changes to the existing EcoVillage parcel boundaries.
Ithaca, Inc., Owner /Applicant; Liz Walker, Organization Manager, Agent; and
PB Minutes 10 -05 -2010
Page 6 of 12
2. This is a Type I Action for which the Town of Ithaca Planning Board, acting as lead agency
in coordinating the environmental review with respect to this project, has on October 5,
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, a Part II prepared by Town Planning staff, and other application materials; and
3. The Planning Board has held a Public Hearing on October 5, 2010, and has reviewed and
accepted as adequate the Full Environmental Assessment Form (EAF) Part I prepared by
the applicant; Part II of the EAF prepared by the Town Planning staff; Preliminary Site Plan
Review document for Third Residential EcoVillage Experience, dated August 20, 2010; draft
Local Law Amending Chapter 271 of the Town of Ithaca Code, Titled Zoning: Special Land
Use Districts l to Change EcoVillage Planned Development Zone Provisions Regarding
Community Centers and Solar Panels; and drawings, including the following: Subdivision
Map Showing Land Exchange at EcoVillage at Ithaca, prepared by Lee Dresser, L.S., dated
8/2/2010; Sheets C100 through C105, Sheets C201 & C202, and Sheet L102, all prepared
by T.G. Miller', P.C., dated 8/20/10; and Sheet L101 A, prepared by T.G. Miller, PC, dated
9/27/10; and other application materials;
NOW, THEREFORE, BE IT RESOLVED:
1. That the Town of Ithaca Planning Board, pursuant to Chapter 270 "Zoning ", Section 270 -
236.H of the Town of Ithaca Code, hereby finds that:
a. There is a need for the proposed use in the proposed location; and
b. The existing and probable future character of the neighborhood in which the use is to be
located will not be adversely affected by the proposed zoning amendment and project
development: and
c. The proposed amendment to Planned Development Zone No. 8 is in accordance with a
comprehensive plan of development of the Town; and
2. That the Town of Ithaca Planning Board hereby recommends that the Town of Ithaca Town
Board enact the proposed Local Law Amending Chapter 271 of the Town of Ithaca Code,
Titled Zoning Special Land Use Districts, to Change EcoVillage Planned Development Zone
Provisions Regarding Community Centers and Solar Panels; and
BE IT FURTHERIRESOLVED:
1. That the Tow l of Ithaca Planning Board hereby waives certain requirements for Preliminary
Subdivision Approval, as shown on the Preliminary Subdivision Checklist, having
determined from the materials presented that such waiver will result in neither a significant
alteration of the purpose of subdivision control nor the policies enunciated or implied by the
Town Board, and
2. That the Planning Board hereby grants Preliminary Subdivision Approval for the proposed
subdivision, as shown on Subdivision Map Showing Land Exchange at EcoVillage at Ithaca,
prepared by Lee Dresser, L.S., dated 8/2/2010, conditioned upon the following:
a. Within six 'months of final approval, consolidation of the following parcels shown on the
Subdivision Map: consolidation of the three EcoVillage at Ithaca parcels labeled P/O Tax
Map No. 28 -1 -26.22 (2.367 acres), P/O Tax Map No. 28 -1 -26.82 (0.371 acres), and P/O
PB Minutes 10 -05 -2010
Page 7 of 12
Tax Map' No. 28 -1 -26.82 (0.241 acres) into Tax Parcel No. 28 -1- 26.84; and consolidation
of the EcoVillage at Ithaca parcel labeled P/O Tax Map No. 28 -1 -18 (0.566 acres) into
Tax Parcel No. 28 -1- 26.22; and submission to the Town Planning Department of a copy
of the request to the Tompkins County Assessment Department for consolidation of the
above - referenced parcels; and
b. Submission for review and approval by the Attorney for the Town of the language of
revised cross easements or other agreements necessary to ensure ingress and egress
for all of the parcels and entities in the subdivision to guarantee future access to the
entrance road and access to all utilities, drainage and stormwater facilities, recreational
amenities, common open space and other common or shared facilities on the overall
EcoVillage site, to ensure that future owners and leaseholders of all parcels have full
rights to use all of the above - mentioned facilities, prior to the issuance of any Certificates
of Occupancy within the Third Residential EcoVillage Experience neighborhood; and
c. Submission of any revised cooperative proprietary leases, condominium or homeowners
association documents, or other agreements among property owners, including, but not
limited to, suitable provisions to assure maintenance of the entrance road and other
common utilities and facilities, for review and approval of the Attorney for the Town prior
to issuance of any Certificates of Occupancy within the Third Residential EcoVillage
Experience; and
d. Submission of a certificate or letter signed and sealed by the mortgagee to the effect that
he consents to the plat and any dedications or restrictions shown on or referred to on the
plat, prior to signing of the plat by the Planning Board Chair; and
e. Upon issuance of Final Subdivision Approval, signing of one original or mylar copy and
three dark -line prints of the final plat drawing referenced above by the Planning Board
Chair, said plat to be filed in the County Clerk's Office, and a receipt of filing provided to
the Townj Planning Department, prior to issuance of any building permits; and
3. That the Planning Board hereby finds that there is no need for the reservation of parkland in
conjunction with the proposed development of the Third Residential EcoVillage Experience,
since the existing and proposed EcoVillage development includes adequate areas for
playgrounds, community gardens, recreational opportunities, and other open space
amenities, but that should the need for a set aside of land for recreational purposes be
determined by the Planning Board when and if additional portions of the EcoVillage property
may be further subdivided or developed, such set aside shall be based on the acreage of
the original total EcoVillage parcel that existed prior to any development, consisting of 176
+/- acres; and
BE IT FURTHER RESOLVED:
1. That the Planning Board hereby grants Preliminary Site Plan Approval for the proposed
Third Residential EcoVillage Experience, as shown on the following site plan drawings:
Sheets C100 through C105, Sheets C201 & C202, and Sheet L102, all prepared by T.G.
Miller P.C., dated 8/20/10; and Sheet L1 01 A, prepared by T.G. Miller, PC, dated 9/27/10;
and other application materials, conditioned upon the following, prior to Final Site Plan
Approval unless otherwise noted:
a. Submission of construction details of all proposed structures, roads, water /sewage
facilities, stormwater management, and other improvements; and
b. All buildii
roofs, sh
PB Minutes 10 -05 -2010
Page 8 of 12
igs and structures in the Third Residential EcoVillage Experience, including
ill be neutral in color, consisting of earth tones, to help blend buildings and
with the surrounding landscape; and
c. Revision lof utility plans and details to include the following as required by the Town of
Ithaca Public Works Department in the memo dated September 29, 2010: sanitary sewer
cleanouts shall be placed between each of the buildings, profiles of the sanitary sewer
lines shall be provided, details of the interior piping of the Fire Pump Station need to be
submitted, and a RPZ (relief pressure zone) backflow preventer should be incorporated
into plans for the Fire Pump Station; and
d. Submission of record of approval for the water and sewer connections by the County
Health Department and by the Town of Ithaca Public Works Department prior to
construction of said facilities; and
e. Revision 'of the road layout modifications on Sheet C101 to address the concerns
caused by proposed chicanes or bump -outs as per the Ithaca City Fire Department
recommendation in the email from Tom Parsons dated September 17, 2010; and
f. Submission of the draft sanitary sewer main easement, satisfactory to the Attorney for
the Town and the Town of Ithaca Public Works Department, prior to Final Site Plan
Approval;) and
g. Conveya i ce to the Town of Ithaca of a permanent sanitary sewer easement, subject to
review and approval of the Town of Ithaca Public Works Department, centered along the
proposed sanitary sewer main extension into TREE as shown on the Utility Plan (Sheet
C105) prior to issuance of any Certificates of Occupancy for the Third Residential
EcoVillage Experience; and
h. Submission of final sign and lighting details; and
L Submission of final building details, including dimensions, finishes, colors, and materials;
and
Submission of two full -size sets of final site plan drawings revised as indicated above;
and
k. Submission of a stormwater "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; and
I. Approval by the Town Board of the proposed amendment to Planned Development Zone
No. 8 in older to allow dwelling units in the community center building, prior to Final Site
Plan Approval; and
m. Approval by the Town Board of the proposed amendment to Planned Development Zone
No. 8 regarding the height of the community center building, prior to Final Site Plan
approval, and the issuance at the time of Final Site Plan approval of a special permit by
the Planning Board to allow the height of the community center building to exceed 40
feet, or alternatively, obtaining the necessary height variance from the Zoning Board of
Appeals prior to Final Site Plan Approval; and
n. Receipt
of conve
A vote on the
AYES: Erb, (
NAYS: None
SEQR Determ
Eric Whitney, er
to staff. The mo
which happene(
prevented by th
condition that nc
to be able to bu'
an entire summ,
approved for bu
construction se,
PB Minutes 10 -05 -2010
Page 9 of 12
approval by the Town Board for the Town to accept the location and concept
nce of the public sewer infrastructure.
resulted as follows:
neman, Beach, Baer, Bosak, Howe
Westview Subdivision Modifications, Schickel Road and Larisa Lane.
gineer on the project, stated that the solution they worked out was acceptable
lification is to solve intermittent upgradient water from coming across the site,
on 4 occasions of heavy precipitation. The drainage problem was not
initial drainage design. He also requested that the Board reconsider the
building permits be issued until the drainage work is finished. They would like
d on the lot while they're implementing the new drainage plan, which will take
�r season to finally intercept the problem. They already have phases 1 and 2
ding. This way Mr. Simkin could keep his workers employed during the
son while the drainage issue was being worked on by another crew.
Mr. Hebdon commented that Jim Weber was adamant that all stormwater be in place before
building permits are issued. He also noted that, according the NYS law, all the stormwater work
must be in place before construction starts on a subdivision.
Ms. Erb noted that the stormwater plan in place is satisfactory to the staff.
PB RESOLUTION No. 2010 -078: SEOR, Modification of Subdivision Approval, Westview
33 -Lot Subdivision, Schickel Road, Danby Road, Tax Parcel No. 36 -2 -3.2
Moved by Rod Howe; seconded by Ellen Baer
WHEREAS:
1. This action involves consideration of modification of Subdivision Approval for the Westview
33 -Lot Subdivision located at the intersection of Schickel Road and NYS Route 96B ( Danby
Road), Town of Ithaca Tax Parcel No. 36- 2 -3.2, Low Density Residential Zone. The 2004
subdivision approval involved extending Schickel Road towards the east and creating a loop
road for 31 residential lots, with one lot to be consolidated with an adjacent parcel, and one
11/2 +/- acre lot to be used as park site. The proposed modifications include amending the
tree preservation requirements on lots 6 -9, 20 -22, and 26 -29, such that the same size area
will be protected on each lot, but in a slightly different arrangement, and modifying the
drainage plan to accommodate and convey additional offsite stormwater runoff through the
site. Westview Partners, LLC, Owner /Applicant; Boris Simkin, Agent, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting as Lead
Agency with respect to modification of Subdivision Approval, and
3. The Planning Board, on October 5, 2010, has reviewed and accepted as adequate a Short
Environmental Assessment Form Part I, submitted by the applicant, Part II prepared by
Town Planning staff, plans prepared by Philip Erik Whitney, P.E., including sheet no. SWD -1
PB Minutes 10 -05 -2010
Page 10 of 12
entitled " Westview Modified Drainage Plan," dated 9/1/10 and revised 9/7/10, sheet no.
SWD -2 entitled " Westview Schickel Road Modified Drainage Profile & Section," dated
9/1/10, sheet no. SWD -3 entitled " Westview Modified Drainage Sections & Details," dated
9/1/10, and a plan entitled " Westview Proposed Vegitative Buffer Modifications Lots 6, 7, 8,
9, 20, 21, 22�1 26, 28, & 29, Town of Ithaca, Tompkins County, New York," dated May 2009,
and other application materials, and
4. The Town Planning staff has recommended a negative determination of environmental
significance with respect to the proposed Modification of Subdivision Approval;
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 of the New York State Quality Review Act for the above referenced
action 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
AYES: Erb, (
NAYS: None
AGENDA ITEM
PUBLIC HEARIP
Approval for the)
Density Resident
buffer) requireme
slightly different
plans to accomm
Subdivision. We
resulted as follows:
eman, Beach, Baer, Bosak, Howe
G: Consideration of a modification to the December 7, 2004 Subdivision
Vestview Subdivision located on Schickel Road and Larisa Lane in the Low
al Zone. The proposal involves changing the tree preservation (vegetative
it for several lots. The same size area will be protected on each lot, but in a
rrangement. The proposal also involves changes to the stormwater drainage
)date and convey additional offsite stormwater runoff through the Westview
tview Partners, LLC, Owner /Applicant; Boris Simkin, Agent.
Ms. Erb opened the public hearing at 9:12 p.m. and invited public comment. Hearing no one,
Ms. Erb closed thie public hearing at 9:13 p.m.
PB RESOLU'
Subdivision,
Moved by John
WHEREAS:
1. This action in,
33 -Lot Subdi%
Road), Town
subdivision al
road for 31 re
1' /z +/- acre Ic
tree preserval
will be protect
drainage plan
site. Westvie,
No. 2010 -079: Modification of Subdivision Approval, Westview 33 -Lot
:kel Road, Danby Road, Tax Parcel No. 36 -2 -3.2
seconded by Jon Bosak
)Ives consideration of modification of Subdivision Approval for the Westview
,ion located at the intersection of Schickel Road and NYS Route 96B ( Danby
f Ithaca Tax Parcel No. 36- 2 -3.2, Low Density Residential Zone. The 2004
)roval involved extending Schickel Road towards the east and creating a loop
dential lots, with one lot to be consolidated with an adjacent parcel, and one
to be used as park site. The proposed modifications include amending the
m requirements on lots 6 -9, 20 -22, and 26 -29, such that the same size area
d on each lot, but in a slightly different arrangement, and modifying the
D accommodate and convey additional offsite stormwater runoff through the
Partners, LLC, Owner /Applicant; Boris Simkin, Agent, and
2. This is an Ui
agency in er
has, on Oct(
having revie
submitted b)
PB Minutes 10 -05 -2010
Page 11 of 12
Misted Action for which the Town of Ithaca Planning Board, acting as lead
vironmental review with respect to modification of the Subdivision Approval,
ber 5, 2010, made a negative determination of environmental significance, after
ved and accepted as adequate a Short Environmental Assessment Form Part I,
the applicant, and a Part II prepared by Town Planning staff, and
3. The Planning Board, at a public hearing held on October 5, 2010, has reviewed and
accepted as adequate plans prepared by Philip Erik Whitney, P.E., including sheet no.
SWD -1 entitled "Westview Modified Drainage Plan," dated 9/1/10 and revised 9/7/10, sheet
no. SWD -2 entitled "Westview Schickel Road Modified Drainage Profile & Section," dated
9/1/10, sheet no. SWD -3 entitled "Westview Modified Drainage Sections & Details," dated
9/1/10, and al plan entitled "Westview Proposed Vegitative Buffer Modifications Lots 6, 7, 8,
9, 20, 21, 22,126, 28, & 29, Town of Ithaca, Tompkins County, New York," dated May 2009,
and other application materials;
NOW THEREFORE BE IT RESOLVED:
1. That the Planning Board hereby grants Modification of Subdivision Approval for the
previously approved Westview 33 -lot Subdivision located at the intersection of Schickel
Road and NYS Route 96B (Danby Road), Town of Ithaca Tax Parcel No. 36- 2 -3.2, as
shown on thel plans prepared by Philip Erik Whitney, P.E., noted in Whereas number 3
above, subject to the following conditions:
a. Submission of revised Restrictive Covenants (item #11) to include specific language
regarding the modifications to the tree preservation plan, for review and approval by the
Attorney for the Town, prior to the issuance of any additional building permits, and
b. Installation of the storm water infrastructure to the satisfaction of the Town of Ithaca
Public Works Department, per the approved revised drainage plan (Sheets SWD -1
through SWD -3), prior to the issuance of any building permits, and
c. All other conditions of the approved Final Subdivision Resolution No. 2004 -125 shall
remain applicable and the remaining tree preservation requirements for the rest of the
subdivision including those along Schickel Road and along the rear of lots 10 -12, shall
remain as !indicated on the original approved tree preservation plan (Sheet 2, dated
November 22, 2004).
A vote on the
AYES: Erb, Conn
NAYS: None
AGENDA ITEM
Approval of Min
resulted as follows:
an, Beach, Baer, Bosak, Howe
PB RESOLUTIONS No. 2010 -080: Minutes of September 7, 2010
Moved by John Beach, seconded by George Conneman
WHEREAS, the Town of Ithaca Planning Board has reviewed the draft minutes from the
meeting on September 7, 2010; now, therefore, be it
PB Minutes 10 -05 -2010
Page 12 of 12
RESOLVED, that the Town of Ithaca Planning Board approves the minutes, with corrections, to
be the final min l tes of the meeting on September 7, 2010.
A vote on the motion was as follows:
AYES: Erb, Cohneman, Beach, Baer, Bosak, Howe
NAYS: None
PB RESOLUTION No. 2010 -081: Minutes of September 21, 2010
Moved by Rod Howe, seconded by John Beach
WHEREAS, the Town of Ithaca Planning Board has reviewed the draft minutes from the
meeting on September 21, 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 September 21, 2010.
A vote on the
AYES: Erb, (
NAYS: None
AGENDA ITEM
Other Business
was as follows:
eman, Beach, Baer, Bosak, Howe
Meeting October 11 9'h (Hollis will chair)
• Longview Patio Homes
• IC Athletic and Events Center modifications
• ERL Final Scoping Document
• Maple Hilly Apartments Site Plan modification
Adjournment
Upon motion by Ms. Erb, the meeting adjourned at 9:25 p.m.
Respectfullv submitted,
10 -5 -10 Pat Dutt
I have 3 comments:
C -I A� AAA
1. /]ram re' submitting the petition to lower the speed limit on Westhaven Road. We
are su
2. Iamj
on its
and
the me
and di:
3. Last
not a
until
the
traffic, f
against
do not r
genuine
itting additional support data with this petition.
testing that the Town consider adding a link to the two West Hill groups
wn page; we use the listservs to inform West Hillers of important Town
meetings. It's also used to alert people to safety issues: for instance, a
of mine found a bear on his porch last night, and we were able to convey
ige to hundreds of people to be cautious, keep food and garbage inside,
►ntinue hanging out suet. Ithaca West Hill Community,
icommunity.org and West Hill Civic Association,
iment is related to development on the West Hill: We ask that the Town
)ve of any large developments (greater than 30 units) on the West Hill
have a plan for development that includes the City. I believe it is highly
dble to approve of any large developments without seriously considering
nents West Hillers made at the August 24th meeting (note: over 95 people
this meeting, and notes are on the IWHC website— comments about
rodable livability) and without planning with the City. We are not
development, but we, for the most part, do not support developments that
Beet the needs of the community, and those developments that have no
sustainability vision. L 4-'^— �" ` P" ° �` t " 6---
�{
Attachment 1
J,%P A-Ae resters
TOWN OF ITHACA PLANNING BOARD
215 North Tioga Street
Ithaca, New York 14850
Tuesday, October 5, 2010
AGENDA
7:00 P.M. Persons to be heard (no more than five minutes).
7:05 P.M. PUBLIC HEARING: The purpose of this public hearing is to consider public
comments regarding the Draft Supplemental 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
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, Medium Density Residential, and Conservation Zones. 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 sites. The remedial action is associated with a
proposal to construct 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, and Historic Preservation proposes to
acquire most of the eastern portion of the property as permanent open space. Holochuck
Homes LLC, Owner /Applicant; David M. Parks, Esq., Agent.
Copies of the S -DEIS are available for review at the Ithaca Town Hall, 215 N. Tioga
Street Ithaca, NY; the Tompkins County Public Library, 101 East Green Street, Ithaca,
NY; and on the Town's website: www.town.ithaca.ny.us. Written comments on the S-
DEIS will also be accepted through Friday, October 15, 2010, and may be addressed to
Jonathan Kanter, Director of Planning, at Town Hall at the address indicated above.
7:30 P.M. SEQRIDetermination: Third Residential EcoVillage Experience, Rachel Carson Way.
7:30 P.M. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval, Preliminary
Subdivision Approval and a Recommendation to the Town of Ithaca Town Board
regarding changes to Planned Development Zone No. 8 for the proposed Third
Residential EcoVillage Experience (TREE) project located off Rachel Carson Way,
Town of Ithaca Tax Parcel No.'s 28 -1- 26.22, 28 -1 -18, 28 -1 -26.82 and 28 -1- 26.84,
Planned Development Zone No. 8. The proposal involves the development of a third
residential neighborhood which will include 22 single family homes, "14 +/-
carports /garages, 23 +/- surface parking spaces, and a common house that includes space
for community functions along with 8 apartments, 2 visitor /guest rooms and 4 offices for
residents. The project will also include a new village green between the three
neighborhoods, additions and improvements to Rachel Carson Way, and new stormwater
facilities and utilities. The proposal also includes subdividing a five acre parcel for the
TREE development along with other small changes to the existing EcoVillage parcel
boundaries. EcoVillage at Ithaca, Inc., Owner /Applicant; Liz Walker, Organization
Manager, Agent.
8:15 P.M. SEQR Determination: Westview Subdivision Modifications, Schickel Road and Larisa
8:15 P.M. PUBLIC HEARING: Consideration of a modification to the December 7, 2004
Subdivision Approval for the Westview Subdivision located on Schickel Road and Larisa
Lane in the Low Density Residential Zone. The proposal involves changing the tree
preservation (vegetative buffer) requirement for several lots. The same size area will be
protected on each lot, but in a slightly different arrangement. The proposal also involves
changes to the stormwater drainage plans to accommodate and convey additional offsite
stormwater runoff through the Westview Subdivision. Westview Partners, LLC,
Owner /Applicant; Boris Simkin, Agent.
7. Approval of Minutes: September 7, 2010 and September 21, 2010.
Business
9. Adj
Jonathan Kanter, AICP
Director of Planning
273 -1747
NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY
SANDY POLCE AT 273 -1747.
(A quorum of four (4) members is necessary to conduct Planning Board business.)
TOWN OF ITHACA PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
Tuesday, October 5, 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, October 5, 2010, at 215 North Tioga Street, Ithaca, N.Y., at the following times and on the
following matters:
7:05 P.M. The purpose of thIis public hearing is to consider public comments regarding the Draft Supplemental 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 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, Medium Density Residential, and
Conservation Zones. 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 sites. The remedial action is associated with a proposal
to construct 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, and Historic Preservation proposes to acquire most of the eastern portion of the property as permanent
open space. Holochuck Homes LLC, Owner /Applicant; David M. Parks, Esq., Agent.
Copies of the S -DEIS are available for review at the Ithaca Town Hall, 215 N. Tioga Street, Ithaca, NY; the
Tompkins County I Public Library, 101 East Green Street, Ithaca, NY; and on the Town's website:
www.town.ithaca.ny.us. Written comments on the S -DEIS will also be accepted through Friday, October 15, 2010,
and may be addressed to Jonathan Kanter, Director of Planning, at Town Hall at the address indicated above.
7:30 P.M. Consideration of Preliminary Site Plan Approval, Preliminary Subdivision Approval and a Recommendation to the
Town of Ithaca Town Board regarding changes to Planned Development Zone No. 8 for the proposed Third
Residential EcoVillage Experience (TREE) project located off Rachel Carson Way, Town of Ithaca Tax Parcel
No.'s 28 -1- 26.22, 28L1-18, 28 -1 -26.82 and 28 -1- 26.84, Planned Development Zone No. 8. The proposal involves
the development R a third residential neighborhood which will include 22 single family homes, 14 +/-
carports /garages, 23 +/- surface parking spaces, and a common house that includes space for community functions
along with 8 apartments, 2 visitor /guest rooms and 4 offices for residents. The project will also include a new
village green between the three neighborhoods, additions and improvements to Rachel Carson Way, and new
stormwater facilities land utilities. The proposal also includes subdividing a five acre parcel for the TREE
development along with other small changes to the existing EcoVillage parcel boundaries. EcoVillage at Ithaca,
Inc., Owner /Applicant; Liz Walker, Organization Manager, Agent.
8:15 P.M. Consideration of a modification to the December 7, 2004 Subdivision Approval for the Westview Subdivision
located on Schickel Road and Larisa Lane in the Low Density Residential Zone. The proposal involves changing
the tree preservation (vegetative buffer) requirement for several lots. The same size area will be protected on each
lot, but in a slightly different arrangement. The proposal also involves changes to the stormwater drainage plans to
accommodate and con�uey additional offsite stormwater runoff through the Westview Subdivision. Westview
Partners, LLC, Owner /Applicant; Boris Simkin, Agent.
Said Planning Board will at said times
appear by agent or in person. Individt
assistance as necessary, upon request. l
the public hearing.
Dated: Monday, September 27, 2010
Publish: Wednesday, September 29, 2010
i said place hear all persons in support of such matters or objections thereto. Persons may
with visual impairments, hearing impairments or other special needs, will be provided with
ons desiring assistance must make such a request not less than 48 hours prior to the time of
Jonathan Kanter, AICP
Director of Planning
273 -1747
`*h ,6dntftV5&Se�ptdmbei,�299,,- 2010gII�Theltha&.- JouFnal
'��''i .E °^'`,f4�"x�c?_�S•t� -f}a K,{..,�...'� iwZi'XL*".'!R 4iY-� f �.._ �.P_`'.:'�'+v�.,.vs #v
Town of Ithaca
Planning Board
215 North Tioga Street
October 5, 2010 7:00 p.m.
PLEASE SIGN -IN
Please Print Clearly, Thank You
Name I Address
i
_lacd� Ii anU
S Lasl►e _ Lane. I -+kr;, Iiiy Ith's)(
135 (fie 5f
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TOWN OF ITHACA
AFFIDAVIT OF POSTING AND PUBLICATION
I, Sandra Polce, being duly sworn, depose and say that I am a Senior Typist for the Town of
Ithaca, Tompkins ICounty, 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 Publi
Town Hall, 215 North Tioga Street, Ithaca, New York, on Tuesday, October 5, 2010
commencing at 7:00 P.M., as per attached.
Location of Sign Board used for Posting: Town Clerk Sign Board — 215 North Tio ate.
Date of Posting:
Date of Publication:
STATE OF NEW
COUNTY OF TC
September 27, 2010
September 29, 2010
SS:
Sandra Polce, Senior Typist
Town of Ithaca
Sworn to and subscribed before me this 291h day of September 2010.
atl�
Notary Public
CONNIE F. CLARK
Notary Public, State of New York
No. 01 CL6052878
Qualified in To County
Commission Expires�December 26, 20 10