Loading...
HomeMy WebLinkAboutPB Minutes 2011-05-17FILE DATE L TOWN OF ITHACA PLANNING BOARD MEETING Tuesday, May 17, 2011 215 N. Tioga Street, Ithaca, NY 14850 Board Members Present: Chair: Fred Wilcox; Members: George Conneman, John Beach, Ellen Baer, Jon Bosak, Hollis Erb, David Slottje (Alternate Member) Staff Present: Bruce Bates, Director of Code Enforcement; Deb DeAugistine, Deputy Town Clerk; Christine Balestra, Planner; Mike Smith, Planner; Susan Brock, Attorney for the Town Call to Order Mr. Wilcox called the meeting to order at 7:02 p.m. and accepted the secretary's posting of the public hearing notice. AGENDA ITEM Persons to be heard No one came forward to address the Board. AGENDA ITEM Public Hearing: Consideration of a recommendation to the Zoning Board of Appeals regarding sign variances for the East Hill Professional Building sign located at 1018 Ellis Hollow Road, Town of Ithaca Tax Parcel No. 62 -2 -13.1, Community Commercial Zone. The proposal is to replace the existing freestanding sign with a new freestanding sign in the same location. Marc Purdy, Owner /Applicant. Mr. Wilcox opened the public hearing at 7:03. Mark Purdy was present. He stated that he would like to replace the sign that was installed in 1976 when the building was built. Half of the sign has fallen down. He needs the sign to get new coverage for the building. Mr. Wilcox noted that the Planning Board is acting as a sign review board. In this case, the sign itself does not need a variance, but the location of the sign on the property. Mr. Wilcox closed the public hearing at 7:06 p.m. Board comments: To a comment by Mr. Wilcox, Mr. Purdy assured the Board that he will begin landscaping around the sign once he gets the go ahead to install it. PB Resolution No. 2011 -043: Recommendation to Town of Ithaca Zoning Board of Appeals, Sign Variances — East Hill Professional Building Sign, 1018 Ellis Hollow Road, Tax Parcel No. 62. -2 -13.1, Sign Review Board (Planning Board), May 17, 2011 Moved by Hollis Erb; seconded by Ellen Baer WHEREAS: PB Minutes 05 -17 -2011 Page 2of6 1. This action is consideration of a Recommendation to the Zoning Board of Appeals for sign variances for the East Hill Professional Building sign located at 1018 Ellis Hollow Road, Town of Ithaca Tax Parcel No. 62 -2 -13.1, Community Commercial Zone. The proposal is to replace the existing freestanding sign with a new freestanding sign in the same location. Marc Purdy, Owner /Applicant, and 2. The Planning Board, at a Public Hearing held on May 17, 2011, has reviewed and accepted as adequate a site plan and sign details showing the proposed location, dimensions, materials, and details of the sign, along with other application materials; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board, acting as the Town of Ithaca Sign Review Board, hereby recommends that the Zoning Board of Appeals approve the request for sign variances for a new 32 +/- square foot freestanding sign for the East Hill Professional Building, where the proposed sign will be located within 15 feet of the edge of pavement in two areas and will be located in the rear yard., The Planning Board further recommends that such approval be subject to the following conditions: a. The proposed lighting for the sign shall comply with all applicable sections of the Town of Ithaca Outdoor Lighting Law, and b. The applicant must obtain a sign permit prior to installing the new sign. Vote: Ayes: Wilcox, Conneman, Beach, Baer, Bosak, Slottje, Erb AGENDA ITEM Consideration of a sketch plan for the proposed Ithaca Beer Company development located on Mancini Drive off Elmira Road (NYS Route 13) on Town of Ithaca Tax Parcel No.'s 33 -3 -2.2 and 31 -3 -3.12, Low Density Residential and Light Industrial Zones. The proposal involves developing approximately 10 acres of the property for a new brewery (11,000 +/- square feet), offices (1,500 +/- square feet), and retail / pub space (2,500 +/- square feet). The project will also involve a beer garden, silos, agricultural fields, stormwater facilities, parking, signage, lighting and landscaping. Mitchell Ventures, LLC, Owner /Applicant; Dan Mitchell, President, Ithaca Beer Company, Inc., Agent. Dan Mitchell, Mari Mitchell, and Ernie Bayles (architect) were present. Mr. Mitchell stated that they are interested in getting feedback from the Board before submitting documentation on Friday for a June 21 st site plan review. Parking spaces: the number of spaces is based strictly on ordinary activities and small events. For large events, they will use the grass for additional parking spaces. Curbs: Tom Parsons from the IPD has told the applicant that the curbs are sufficient and that he would submit something to the Town in writing. Handicap parking: there are two areas that meet accessibility codes PB Minutes 05 -17 -2011 Page 3 of 6 Planting plan: Ms. Erb likes the appearance of the bushes between the two parking lots that appear on the color sketch, but noted that they do not appear on the planting plan. Ms. Mitchell responded that she showed a limited palette because of the timeframe for planting (August through January) and was careful about what she put on the plan so she would not miss deadlines. The Board agreed that they would like to see a complete planting plan and that they will work with the applicant on sensible timing of planting. Although the Board has the final decision, they suggested she work with staff, who have a good feel for the types of planting the Board has specified in the past. Ms. Erb stated that plantings between the parking lots should. interrupt the view of the lower lot from the upper lot and vice versa. Swatches: the Board requested that the applicant bring swatches when they come back for site plan review. Connectivity: Ms. Erb asked whether they plan to provide any connections to other small residential areas that are cut off. Mr. Wilcox suggested that if Mr. Mitchell had bought the property for a house, the Board would not be concerned with connections to the neighboring residential areas. He stated that it's important that the 50 -60 foot rights of way remain accessible. Mr. Mitchell responded that he would put in a pedestrian path only if it benefited the business, but would not want to be required to do so. Roads: they will remain private, including Mancini Drive, which will be renamed. The renaming has to be completed before final site plan approval. The Town has said they are not interested in the applicant bringing the road up to standard and turning it over to the Town. Mr. Smith noted that a condition that was part of the Planning Board approval from the early 90s needs to be changed by resolution of the current Planning Board to allow Mancini Drive to remain a private road. Mr. Bates noted that they might have a problem renaming the road. The 911 addressing will need to be reassigned for all homes on the road. This will have to be done before any construction starts. Mr. Mitchell said none of the other properties use Mancini Drive as an address. He has talked to 911, the fire department, and the sheriff's department, and none use the name Mancini Drive. Mr. Bates responded that before the road officially changes its name, they have to go through the process to make sure it's compliant. According to New York State law, a condition of getting a building permit is the address of the property. He stated that there was a flaw in the way the other addresses were assigned, and that, technically, they should not use the Elmira Road addresses. Now that new construction is proposed and addressing will have to be added off this road, the previous parcels may also need to be renumbered for the 911 system. The Building Department will check with 911. The Building Department will need to know the where the roads will be and what they'll be called. He described the numbering system of roads. Since there are no addresses on that road right now, once the Building Department starts addressing it, all other houses will have to be addressed. The fact that an address is being added is what has triggered the issue, not the renaming, which is independent. IPD might know where these houses are, but mutual aid does not. PB Minutes 05 -17 -2011 Page 4 of 6 Kitchen: They will serve wood -fired pizzas and some salads. It's not a restaurant, but a beer hall serving food. The primary access is off Route 13A. Parking spaces (revisited): Mr. Wilcox requested that Mr. Mitchell put on paper how he arrived at 78 as a reasonable number of parking spaces. Ms. Brock asked Mr. Smith to look at the old subdivision approval regarding Mancini Drive. She suggested it might be wise to keep the drive at 60 feet for a future possible town road that extends through to the other roads. PDZ local law: Mr. Smith mentioned that the version of the PDZ the Board has now is the one they will be using to provide a recommendation to the Town Board as part of the approvals process. Signs: the Board will want to know exactly where the applicants want to put the signs. They should not get in the way of traffic. Some signs will be within the PDZ property and some off premises (on property owned by the applicant). The choice is to change the boundaries of the PDZ or put the sign off the PDZ property and request a variance for an off - premise sign. Ms. Erb suggested that the sign might also list other businesses in that location, possibly designed so other pegs could be placed on it. Mr. Beach added that other businesses could rent space on the sign. Mr. Wilcox reminded the Board that the other businesses have never requested a sign before, and that it's up to them to ask for space. There's no other retail back there. Street sign: it will be a standard street sign. The sign specs need to be submitted by preliminary site plan and subdivision review. They need to provide dimensions and what they are hanging from. In the standard sign law, directional signs are exempt, but not a directional sign with advertising. The Board will need to know where the applicants are proposing to put each sign and what they will look like. Mr. Wilcox stated that the Planning Board will want to make sure each sign makes sense where it is, that it serves the intended purpose, that the color is not obtrusive, and that it's clear and can be seen. PB Resolution No. 2011 -044: Lead Agency — Declaration of Intent, Ithaca Beer Company Development, Tax Parcel No.'s 33 -3 -2.2 and 31 -3 -3.12, Mancini Drive (off Elmira Road) Moved by Hollis Erb; seconded by John Beach WHEREAS: The Town of Ithaca Planning Board, at its meeting on May 17, 2011, considered a Sketch Plan for the proposed Ithaca Beer Company development located on Mancini Drive off Elmira Road (NYS Route 13) on Town of Ithaca Tax Parcel No.'s 33 -3 -2.2 and 31 -3 -3.12, Low Density Residential and Light Industrial Zones. The proposal involves developing approximately 10 acres of the property for a new brewery (11,000 +/- square feet), offices (1,500 +/- square feet), and retail / pub space (2,500 +/- square feet). The project will also involve a beer garden, silos, agricultural fields, stormwater facilities, parking, signage, lighting PB Minutes 05 -17 -2011 Page 5 of 6 and landscaping. Mitchell' Ventures, LLC, Owner /Applicant; Dan Mitchell, President, Ithaca Beer Company, Inc., Agent, and 2. The proposed project, which requires site plan and subdivision approvals by the Town of Ithaca Planning Board, a zoning change by the Town of Ithaca Town Board, and possible variances by the Town of Ithaca Zoning Board of Appeals, is a Type I Action pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617, and Chapter 148 of the Town of Ithaca Code regarding Environmental Quality Review because the proposal involves authorizing industrial and commercial uses within a residential district by local law for a parcel more than 10 acres (Section 148 -5.A — 1, Town of Ithaca Code); NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby proposes to establish itself as lead agency to coordinate the environmental review of the proposed actions, as described above, and BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby requests the concurrence of all involved agencies on this proposed lead agency designation, said concurrence to be received by the Town of Ithaca Planning Department no later than June 17, 2011. Vote: Ayes: Wilcox, Conneman, Beach, Baer, Bosak, Slottje, Erb AGENDA ITEM Approval of Minutes: April 19, 2011 and May 3, 2011 PB Resolution No. 2011 -045: Minutes of April 19, 2011 Moved by Fred Wilcox; Seconded by Hollis Erb WHEREAS, the Town of Ithaca Planning Board has reviewed the draft minutes from the meeting on April 19, 2011; 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 of April 19. Vote: Ayes: Wilcox, Conneman, Baer, Bosak, Erb Abstentions: Beach, Slottje PB Resolution No. 2011 -046: Minutes of May 3, 2011 Moved by Fred Wilcox; Seconded by Hollis Erb WHEREAS, the Town of Ithaca Planning Board has reviewed the draft minutes from the meeting on May 3, 2011; 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 of May 3. PB Minutes 05 -17 -2011 Page 6 of 6 Vote Ayes: Wilcox, Conneman, Beach, Bosak, Slottje, Erb Abstentions: Baer AGENDA ITEM Other Business Ms. Balestra noted that the Holochucks submitted their first attempt at varying architectural details for their buildings. She said she compared this to the DEIS and it is the exact same thing they proposed at that time. Instead of waiting to show it to the Board when the applicant returns with the rest of the materials, she suggested that she give it to the Board now to get feedback. Ms. Erb used the Belle Sherman Cottages as an example of what that applicant did when they went through the same exercise. They provided three styles of houses and varied the fagade by doing things like separating one window into two and by changing the appearances of the front porches by offsetting or using different column styles. The Holochucks might need a string of homes in one building chunk to be clad the same, but what they provided is not varied architectural style. Mr. Bosak noted that aesthetics is subjective. He likes consistency, so he finds the minor amount of variation in the drawing to be aesthetically offensive, saying it looks like someone was trying to be consistent, but didn't succeed. Mr. Wilcox stated that they need to vary the style of the units. Even in a single structure, there can be some one -story units laid out east/west and some two -story structures. They could use more architectural dormers and change building heights. He said they need to do more. Adjournment Upon motion by John Beach, the meeting adjourned at 8:38 p.m. Respectfully submitted, 4 Debra DeAugi ,_Deputy T w lerk TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday, May 17, 2011 ACrF.NDA 7:00 P.M. Persons to be heard (no more than five minutes). 7:05 P.M. PUBLIC HEARING: Consideration of a recommendation to the Zoning Board of Appeals regarding sign variances for the East Hill Professional Building sign located at 1018 Ellis Hollow Road, Town of Ithaca Tax Parcel No. 62 -2 -13.1, Community Commercial Zone. The proposal is to replace the existing freestanding sign with a new freestanding sign in the same location. Marc Purdy, Owner /Applicant. 7:15 P.M. Consideration of a sketch plan for the proposed Ithaca Beer Company development located on Mancini Drive off Elmira Road (NYS Route 13) on Town of Ithaca Tax Parcel - No.'s 33 -3 -2.2 and 31 -3 -3.12, Low Density Residential and Light Industrial Zones. The proposal involves developing approximately 10 acres of the property for a new brewery (1 1,000 +/- square feet), offices (1,500 +/- square feet), and retail / pub space (2,500 +/- square feet). The project will also involve a beer garden, silos, agricultural fields, stormwater facilities, parking, signage, lighting and landscaping. Mitchell Ventures, LLC, Owner /Applicant; Dan Mitchell, President, Ithaca Beer Company, Inc., Agent. 4. Approval of Minutes: -April 19, 2011 and May 3, 2011 5. Other Business: 6. Adjournment Susan Ritter 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, May 17, 2011 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, May 17, 2011, at 215 North Tioga Street, Ithaca, N.Y., at the following time and on the following matter: 7:05 P.M. Consideration of a recommendation to the Zoning Board of Appeals regarding sign variances for the East Hill Professional Building sign located at 1018 Ellis Hollow Road, Town of Ithaca Tax Parcel No. 62 -2 -13.1, Community Commercial Zone. The proposal is to replace the existing freestanding sign with a new freestanding sign in the same location. Marc Purdy, Owner /Applicant. 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. Susan Ritter Director of Planning 273 -1747 Dated: Monday, May 9, 2011 Publish: Wednesday, May 11, 2011 VlfeOnesday, May 11, 2011 THE IT"' A JOURNAL TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Sandra Polce, being duly sworn, depose and say that I am a Senior Typist for the Town of Ithaca, Tompkins County, New York; that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published in the local newspaper, The Ithaca Journal. Notice of Public Hearings to be held by the Town of Ithaca Planning Board in the Town of Ithaca Town Hall, 215 North Tioga Street, Ithaca, New York, on Tuesday, May 17, 2011 commencing at 7:00 P.M., as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board — 215 North Tioga Street. Date of Posting: May 9, 2011 Date of Publication: -May 11, 2011 Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 11`h day of May 2011. 1 Notary Public CARRIE WHITMORE .Notary Public, State of New York No. 01 WH6052877 Tioga County ,Commission Expires December 26, aw