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HomeMy WebLinkAboutPB Minutes 2011-06-21FI LE DATE TOWN OF ITHACA PLANNING BOARD MEETING Tuesday, June 21, 2011 215 N. Tioga Street, Ithaca, NY 14850 Board Members Present: Chair: Fred Wilcox; Members: Hollis Erb, George Conneman, John Beach, Ellen Baer, Jon Bosak, David Slottje, Linda Collins Staff Present: Bruce Bates, Director of Code Enforcement; Creig Hebdon, Engineer; Deb DeAugistine, Deputy Town Clerk; Susan Ritter, Director of Planning; Christine Balestra, Planner; Mike Smith, Planner; Susan Brock, Attorney for the Town Call to Order Mr. Wilcox called the meeting to order at 7:03 p.m. and accepted the secretary's posting of the public hearing notices. He also noted that he would have to leave the meeting at 9:00, probably before the meeting ends. AGENDA ITEM Persons to be heard No one came forward to address the Board. AGENDA ITEM SEOR Determination: Third Residential EcoVillage Experience Modifications, Rachel Carson Way Liz Walker, applicant, and David Herrick and Michele Palmer from TG Miller were present. Ms. Walker explained that they changed the project to accommodate the rise in prices. They decided to add ten small units to the project to accommodate affordability. They added seven units to the common house and changed some single - family units to duplexes, which are more affordable to build. Duplexes are not as accessible because they are not as wide, but they are more affordable. Mr. Herrick spoke about the site modifications: • Parking: They created additional parking because of the addition of the ten units. • Utilities: They've also gone back to a more conventional utility extension program, instead of a common heat distribution system because bundling the utilities in a single duct bank or corridor would cost more. • Impervious surface: By combining the current FROG emergency access with the access to the new carport and some of the new parking spaces they didn't need to increase impervious surfaces. Tom Parsons has reviewed and okayed the plan. • Stormwater: They built the original TREE neighborhood stormwater wetland facility large enough to accommodate more than is draining to it, so it won't be necessary to make modifications for the changes in either the building footprints or the expanded parking spaces. This is a stormwater management neutral modification to the site plan. Mr. Bosak was surprised that the district heating turned out to be more expensive than the conventional alternative. Ms. Walker and Mr. Herrick explained that with the district heating system, they would have had to build special foundations with special channels in the slabs under each house. The pathway or chase that could have been used for multiple utilities had to go outside (underground) because they lost the space under the buildings. PB Minutes 06 -21 -2011 Page 2 of 16 Ms. Palmer showed the Board samples of building materials. The only sample they did not have was a natural wood that will appear on the facade, which will be a locally provided wood such as hemlock or cedar. They will choose from what the local mills have at the time of construction. Ms. Erb noted that some places in the plans specifically call for cedar. She cautioned that specifying a particular wood might lock them into using it. Ms. Palmer will change these to say natural wood. Windows were discussed. It was explained that there are fewer windows in passive solar construction. Concentrating windows on the south - facing side is very important so they will work as intended. Some rooms might be a bit gloomy. The architect and energy engineers are trying to get as much natural light in every room as possible while still adhering to passive solar's very stringent regulations. Some of the houses have higher ceilings to bring in a bit more light. The residents are purposely working to make energy efficiency their most important goal. Ms. Erb pointed out that on the first floor of the common building, the plans call for an apartment with a bedroom that shares a wall with the play area. Ms. Walker responded that the concept of having an apartment on the ground floor is to make it accessible, and that an elderly couple will be moving into that apartment. The architect thinks it's a logical place for the play area, and is planning very good sound insulation, especially in that wall. There was discussion regarding snow and rain dripping from the solar panels. It was agreed that it appears to be shedding toward the entrance of the building. Ms. Walker said that it is her experience from living in the first neighborhood that the snow will be broken up by the central trellis on the front porch. PB Resolution No. 2011 -051: SEAR, Preliminary and Final Site Plan Approval, EcoVillage TREE Neighborhood Modifications, Tax Parcel No.'s 28. -1- 26.22, 28. -1- 26.82, 28. -1- 26.84, Rachel Carson Way Moved by Hollis Erb; seconded by Linda Collins WHEREAS: This action involves consideration of Preliminary and Final Site Plan Approval and a Recommendation to the Town of Ithaca Town Board regarding amendments to Planned Development Zone No. 8, for the proposed modifications to the Third Residential Neighborhood Experience (TREE) project, located off Rachel Carson Way, Town of Ithaca Tax Parcel No.'s 28. -1- 26.22, 28. -1- 26.82, and 28. -1- 26.84, Planned Development Zone No. 8. The modifications include adding 10 new dwelling units (total of 40 units), increasing the overall parking by 23 +/- spaces (including 16 additional spaces for TREE), and showing a new layout for the water and sewer infrastructure. The proposal also involves amendments to the Planned Development Zone No. 8 language to allow 15 (rather than 12) residential units in the Sustainable Living Center, increasing from 6 to 8, the number of dwelling units allowed per acre, and allowing ground mounted and freestanding solar collectors as principal uses in the Planned Development Zone. EcoVillage at Ithaca, Inc. Owner /Applicant; Liz Walker, Organization Manager, Agent; and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an uncoordinated environmental review with respect to Site Plan Approval; and PB Minutes 06 -21 -2011 Page 3 of 16 3. The Planning Board, on June 21, 2011, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, a Part II prepared by Town Planning staff, an application package entitled "TREE, Third Residential EcoVillage Experience," dated May 20, 2011, including floor and elevation plan sheets SLC Al -SLC A4, & SLC 10 -SCL 14, titled "SLC- Sustainable Living Center," prepared by Coterre Architects and Development Managers, dated 5/12/11 (not plot date); floor and elevation plan sheets BA 1, BA 2, BA 4 -BA 7, and BA 11, titled "Blue Houses -Units 5, 6, 19, 20, 21," prepared by Coterre Architects and Development Managers, dated 2/26/11 (not plot date); floor and elevation plan sheets MA 1, MA 2, MA 4 -MA 7, and MA 11, titled "Magenta Houses -Units M7, M8, M15- M20," prepared by Coterre Architects and Development Managers, dated 4/20/11 (not plot date); floor and elevation plan sheets PA 1, PA 2, PA 4 -PA 7, and PA 11, titled "Purple Houses -Units P11 -P16," prepared by Coterre Architects and Development Managers, dated 3/3/11 (not plot date); floor and elevation plan sheets TA 1, TA 2, TA 4 -TA 7, and TA 11, titled "Turquoise Houses -Units T7 -T10," prepared by Coterre Architects and Development Managers, dated 2/16/11 (not plot date); sheet C100, titled "Existing Conditions Plan," prepared by T.G. Miller, P.C., dated 5/20/11; revised sheet C101, titled "Layout Plan," prepared by T.G. Miller, P.C., date stamped 6/2/11, sheets C102 -C105, containing grading, drainage, erosion and sedimentation, and utility plans, prepared by T.G. Miller, P.C., dated 5/20/11; detail sheets C201 -C202, prepared by T.G. Miller, P.C., dated 5/20/11; sanitary profiles sheet C301, prepared by T.G. Miller, P.C., dated 5/20/11; a lighting, landscaping, and sign plan sheet L101, prepared by T.G. Miller, P.C., dated 5/20/10; and site details sheet L102, prepared by T.G. Miller, P.C., dated 8/20/10; 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, NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced actions as proposed, based on the information in the EAF Part I and for the reasons set forth in the EAF Part II, and, therefore, a Draft Environmental Impact Statement will not be required. Vote: Ayes: Wilcox, Erb, Conneman, Beach, Baer, Bosak, Collins AGENDA ITEM Public Hearing: Consideration of Preliminary and Final Site Plan Approval and a Recommendation to the Town of Ithaca Town Board regarding changes to Planned Development Zone No. 8 for the proposed modifications to the Third Residential EcoVillage Experience (TREE) project located off Rachel Carson Way, Town of Ithaca Tax Parcel No.'s 28 -1- 26.22, 28 -1 -26.82 and 28 -1- 26.84, Planned Development Zone No. 8. The modifications include adding ten new dwelling units (total of 40 units), increasing the overall parking by +/- 23 spaces (including 16 additional spaces for TREE), and showing a new layout for the water and sanitary sewer infrastructure. The proposal also involves amendments to the Planned Development Zone No. 8 language to allow 15 (rather than 8) residential units in the Sustainable Living Center and increasing from 6 to 8 the number of dwelling units allowed per acre. EcoVillage at Ithaca, Inc., Owner /Applicant; Liz Walker, Organization Manager, Agent. Mr. Wilcox opened the public hearing at 7:31 p.m. There being no one, Mr. Wilcox closed the public hearing at 7:34 p.m. PB Minutes 06 -21 -2011 Page 4 of 16 PB Resolution No. 2011 -052: Preliminary and Final Site Plan Approval, EcoVillage TREE Neighborhood Modifications, Tax Parcel No.'s 28. -1- 26.22, 28. -1- 26.82, 28. -1- 26.84, Rachel Carson Way Moved by Ellen Baer, seconded by Hollis Erb WHEREAS: 1. This action involves consideration of Preliminary and Final Site Plan Approval and a Recommendation to the Town of Ithaca Town Board regarding amendments to Planned Development Zone No. 8, for the proposed modifications to the Third Residential Neighborhood Experience (TREE) project, located off Rachel Carson Way, Town of Ithaca Tax Parcel No.'s 28. -1- 26.22, 28. -1- 26.82, and 28. -1= 26.84, Planned Development Zone No. 8. The modifications include adding 10 new dwelling units (total of 40 units), increasing the overall parking by 23 +/- spaces (including 16 additional spaces for TREE), and showing a new layout for the water and sewer infrastructure. The proposal also involves amendments to the Planned Development Zone No. 8 language to allow 15 (rather than 12) residential units in the Sustainable Living Center, increasing from 6 to 8, the number of dwelling units allowed per acre, and allowing ground mounted and freestanding solar collectors as principal uses in the Planned Development Zone. EcoVillage at Ithaca, Inc. Owner /Applicant; Liz Walker, Organization Manager, Agent; and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an uncoordinated environmental review with respect to the project has, on June 21, 2011, 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 a Part II prepared by Town Planning staff; and 3. The Planning Board, at a Public Hearing held on June 21, 2011, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, a Part II prepared by Town Planning staff, an application package entitled "TREE, Third Residential EcoVillage Experience," dated May 20, 2011, including floor and elevation plan sheets SLC Al -SLC A4, & SLC 10 -SCL 14, titled "SLC- Sustainable Living Center," prepared by Coterre Architects and Development Managers, dated 5/12/11 (not plot date); floor and elevation plan sheets BA 1, BA 2, BA 4 -BA 7, and BA 11, titled "Blue Houses -Units 5, 6, 19, 20, 21," prepared by Coterre Architects and Development Managers, dated 2/26/11 (not plot date); floor and elevation plan sheets MA 1, MA 2, MA 4 -MA 7, and MA 11, titled "Magenta Houses -Units M7, M8, M15 -M20," prepared by Coterre Architects and Development Managers, dated 4/20/11 (not plot date); floor and elevation plan sheets PA 1, PA 2, PA 4 -PA 7, and PA 11, titled "Purple Houses -Units P11 -P16," prepared by Coterre Architects and Development Managers, dated 3/3/11 (not plot date); floor and elevation plan sheets TA 1, TA 2, TA 4 -TA 7, and TA 11, titled "Turquoise Houses -Units T7 -T10," prepared by Coterre Architects and Development Managers, dated 2/16/11 (not plot date); sheet C100, titled "Existing Conditions Plan," prepared by T.G. Miller, P.C., dated 5/20/11; revised sheet C101, titled "Layout Plan," prepared by T.G. Miller, P.C., date stamped 6/2/11, sheets C102 -C105, containing grading, drainage, erosion and sedimentation, and utility plans, prepared by T.G. Miller, P.C., dated 5/20/11; detail sheets C201 -C202, prepared by T.G. Miller, P.C., dated 5/20/11; sanitary profiles sheet C301, prepared by T.G. Miller, P.C., dated 5/20/11; a lighting, landscaping, and sign plan sheet L101, prepared by T.G. Miller, P.C., dated 5/20/10; and site details sheet L102, prepared by T.G. Miller, P.C., dated 8/20/10; and other application materials; PB Minutes 06 -21 -2011 Page 5 of 16 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 Relating to Dwelling Units in a Community Center, Acreage Per Neighborhood, and Solar Collectors; AND BE IT FURTHER RESOLVED: 1. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed modifications to the Third Residential Neighborhood Experience (TREE) project, Town of Ithaca Tax Parcel No.'s 28. -1- 26.22, 28. -1- 26.84, and 28. -1- 26.82, Planned Development Zone No. 8 (EcoVillage), as described in the plans and application materials listed in Whereas Number 3 above, subject to the following conditions: a. Submission of final construction documents of all proposed structures, roads, revised water /sewage facilities, stormwater management, and other improvements (including, but not limited to, revised drawing SLC -11, denoting type of wood siding to be used and revised drawing PA2 to show interior door into study), for review and approval of the Town of Ithaca Department of Public Works prior to issuance of any building permits; and b. The appearance of all buildings and structures in the Third Residential EcoVillage Experience, including roofs, shall be consistent with the architectural drawings, as referenced above; and c. 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 d. Conveyance to the Town of Ithaca of the sewer line extension and permanent sanitary sewer easements centered along the proposed sanitary sewer main extension into TREE as shown on the revised Utility Plan (Sheet C105, revised 5/20/11), as well as an access easement around the stormwater facility, and acceptance by the Town of Ithaca Town Board of such conveyances, subject to review and approval of the Town of Ithaca Public Works Department, prior to issuance of any Certificates of Occupancy for the Third Residential EcoVillage Experience; and e. Submission of a stormwater "Operation, Maintenance, and Reporting Agreement" between the property owner and the Town of Ithaca, satisfactory to the Attorney for the PB Minutes 06 -21 -2011 Page 6 of 16 Town and the Town of Ithaca Public Works Department, prior to issuance of any building permits; and f. Adoption by the Town Board of 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 Relating to Dwelling Units in a Community Center, Acreage Per Neighborhood, and Solar Collectors; and g. All other outstanding conditions of the November 16, 2010 Final Site Plan & Final Subdivision Approval Resolution No. 2010 -093, shall remain applicable; AND BE IT FURTHER RESOLVED: 1. That the Planning Board hereby authorizes an increase in the maximum number of allowable dwelling units in the Third Residential EcoVillage Experience (TREE) neighborhood, from 30 dwelling units to 40 dwelling units, pursuant to Section 271 -9.G, finding that: a. The increase in density will not adversely affect the general welfare of the community, and b. The increase in density will result in a more efficient use of the land, as a majority of the additional units will be located in one structure (the Sustainable Living Center), and the remaining units will be duplexes, and c. The increase in density will result in a total of 100 dwelling units among three neighborhoods within the Planned Development Zone (PDZ), which will not exceed the 150 dwelling unit maximum allowed for the PDZ. Vote: Ayes: Wilcox, Erb, Conneman, Beach, Baer, Bosak, Collins AGENDA ITEM SEQR Determination: Ithaca Beer Company Development, Mancini Road Dan and Mari Mitchell, owners, David Herrick and Michele Palmer, TG Miller, and Ernie Bayles, architect, were present. Mr. Mitchell ran through the project for the people present. Ithaca Beer has been around for 13 years. They put an addition on four or five years ago, and have maxed out that space. They chose this area because it's close to the brewery, it's on the Town water system, and is on a plot of land he and his wife bought that was farmed in the past and on which they want to create a farm brewery. The craft beer industry has been growing. In the new 15,000 sq ft facility, they will continue with their manufacture and.wholesale business. Ithaca Beer is sold in 7 states now, and this extra space will allow them to grow three to four times. They have added a small pub in the front to act as welcome center. Lots of people come in from out of town who like their products and want to see where they are manufactured. People from all over the world have tried Ithaca Beer. They plan to grow hops and barley and have a beer garden. At some point they want to create an estate beer, where everything is grown in Ithaca. The Planning Board talked about and made modifications to the Full EAS. Mr. Mitchell.went over the PDZ plan and provided samples of building materials they plan to use. PB Minutes 06 -21 -2011 Page 7 of 16 PB Resolution No. 2011 -053: SEOR, Ithaca Beer Company Development, Mancini Road (off Elmira Road), Tax Parcel No.'s 33- 3 -2.2, 31 -3 -3.12 and 33 -3 -2.9 Moved by George Conneman; seconded by Jon Bosak WHEREAS: This action is consideration of Preliminary Site Plan Approval, Preliminary Subdivision Approval, and a Recommendation to the Town of Ithaca Town Board regarding the creation of a new Planned Development Zone 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, 31 -3 -3.12 and 33- 3 -2.9, Low Density Residential and Light Industrial Zones. The proposal involves developing approximately 12.52 acres of the property for a new brewery facility which includes 11,000 +/- square feet for production, shipping /receiving, and storage, 1,500 +/- square feet for offices, and 2,500 +/- square feet for the retail and pub space. The project will also include a beer garden, two silos, agricultural fields, approximately 78 parking spaces, signage, stormwater facilities, outdoor lighting, and landscaping. As part of this proposal, a 9.56 +/- acre parcel is being subdivided from Tax Parcel 33 -3 -2.2 for the brewery development (Parcel D). The subdivision proposal also involves subdividing off a 0.75 +/- acre parcel (Parcel B) from Tax Parcel 33- 3 -2.2, to be consolidated with 33- 3 -2.9, and subdividing off a 0.75 +/- acre parcel (Parcel C) from Tax Parcel No. 33- 3 -2.9, to be consolidated with the new 9.56 acre brewery parcel (Parcel D). The project also involves a request to rezone approximately 12.52 acres from Low Density Residential and Light Industrial Zones to a new Planned Development Zone (PDZ). The Planning Board will also consider modifying a condition from the "Mancini Realty Five - Parcel Subdivision" (Planning Board Meeting, September 21, 1993) regarding bringing the private roads (Mancini Drive and Mancini Road) up to Town specifications and deeding them to the Town. Mitchell Ventures, LLC, Owner /Applicant; Dan Mitchell, President, Ithaca Beer Company, Inc., Agent; 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 June 21, 2011, has reviewed and accepted as adequate a Full Environmental Assessment Form Part I, submitted by the applicant, and Part 11 prepared by Town Planning staff, the following drawings: "Subdivision Plat" dated 4/5/2011 and prepared by T.G. Miller P.C.; "Plans" (Sheets A101 and A102) and "Elevations" (Sheets A201 and A202), dated 5/19/2011 and prepared by Ernie Bayles, Architect; "Existing Conditions Plan" (Sheet C100), "Site Plan" (Sheet C101), "Layout Plan" (Sheet C102), "Grading and Drainage Plan" (Sheet C103), "Erosion & Sediment Control Plan — Construction Phase" (C104), "Erosion & Sediment Control Plan — Stabilization Phase" (C105), "Utility Plan" (C106), "Details" (Sheets C201, C202, C203), "Planting Plan" (L102), dated 05/20/2011 and prepared by T.G. Miller P.C.; "Signage Locations" (Sheet L -103) and "Sign Details" (Sheets L -104 and L -105), dated May 19, 2011 and prepared by Ithaca Beer Co., and other application materials; and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed project; NOW THEREFORE BE IT RESOLVED: PB Minutes 06 -21 -2011 Page 8 of 16 That the Town of 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 actions; AND BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced actions as proposed, based on the information in the EAF Part I and for the reasons set forth in the EAF Part II, and, therefore, a Draft Environmental Impact Statement will not be required. Vote: Ayes: Wilcox, Erb, Conneman, Beach, Baer, Bosak, Collins AGENDA ITEM Public Hearing: Consideration of Preliminary Site Plan Approval, Preliminary Subdivision Approval, and a Recommendation to the Town of Ithaca Town Board regarding the creation of a new Planned Development Zone 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, 31 -3 -3.12 and 33 -3- 2.9, Low Density Residential and Light Industrial Zones. The proposal involves developing approximately 12.52 acres of the property for a new brewery facility which includes 11,000 +/- square feet for production, shipping /receiving, and storage, 1,500 +/- square feet for offices, and 2,500 +/- square feet for the retail and pub space. The project will also include a beer garden, two silos, agricultural fields, approximately 78 parking spaces, signage, stormwater facilities, outdoor lighting, and landscaping. As part of this proposal, a 9.56 +/- acre parcel is being subdivided from Tax Parcel 33 -3 -2.2 for the brewery development (Parcel D). The subdivision proposal also involves subdividing off a 0.75 +/- acre parcel (Parcel B) from Tax Parcel 33- 3 -2.2, to be consolidated with 33- 3 -2.9, and subdividing off a 0.75 +/- acre parcel (Parcel C) from Tax Parcel No. 33- 3 -2.9, to be consolidated with the new 9.56 acre brewery parcel (Parcel D). The project also involves a request to rezone approximately 12.52 acres from Low Density Residential and Light Industrial Zones to a new Planned Development Zone (PDZ). The Planning Board will also consider modifying a condition from the "Mancini Realty Five - Parcel Subdivision" (Planning Board Meeting, September 21, 1993) regarding bringing the private roads (Mancini Drive and Mancini Road) up to Town specifications and deeding them to the Town. Mitchell Ventures, LLC, Owner /Applicant; Dan Mitchell, President, Ithaca Beer Company, Inc., Agent. Mr. Wilcox opened the public hearing at 8:49 p.m. Mr. Bosak stated that he is delighted to see an expansion of manufacturing in the Town. Ms. Collins agreed, saying it will be a wonderful addition to the community. Ms. Erb added that she's pleased with the emphasis on local agriculture. Mr. Mitchell noted that there will be a zone change requested with the land swap. Parcel B is currently zoned low density residential, but the new owner will want it changed to light industrial. Ms. Brock responded that the new owner will have to ask the Town Board for a zoning change for that parcel. Mr. Wilcox left the meeting at 8:55 p.m., and Vice Chair Ms. Erb took over the meeting. Michael Vitucci, 191 Seven Mile Drive, addressed questions to the Board as a representative of several residents from the neighborhood who were present in the audience. Regarding the land PB Minutes 06 -21 -2011 Page 9 of 16 outside the PDZ, which Mr. Mitchell intends to farm, Mr. Smith explained that the property is zoned low density residential. Agriculture is permitted in that zone, so there will be no change in zoning. The only property being rezoned is the PDZ. There will be space outside for patrons to eat at a picnic table. As for music, the applicants are allowed (under the new law) to hold special events, such as festivals and music series, subject to noise permits. Ms. Brock pointed out that 'the Town has a noise ordinance, so if the noise was expected to exceed the threshold, they would need to apply to the Town Board for a permit for each of these events, subject to public hearing and conditions. The permitted accessory building is the stage, which is not to exceed 2500 square feet. Ms. Erb suggested that concerned residents attend the public hearing of the Town Board with neighborhood concerns. Mr. Vitucci stated that all in all, they have no bones to pick regarding Mr. Mitchell's proposal, that they appreciate how he is taking care of the property, and that they are just trying to be prepared for what they might not like. He said there are already lighting issues from one of the motels that have an impact on the neighborhood and wondered if there would be protection factors so light from the project isn't bleeding onto their property. Ms. Brock responded that the applicant has to comply with the lighting law. She suggested they contact Bruce Bates with concerns about existing lighting fixtures. Light trespass onto other properties is not allowed. They have to use dark sky fixtures, which direct the light straight down. Ms. Erb closed the public hearing at 9:06 p.m. Board discussion: Ms. Brock stated that signs in the application are listed in the PDZ law and specifically allowed Ms. Erb is pleased with the arrow telling directing traffic to exit onto 13A, saying that it's crucial to public safety. Mr. Hebdon pointed out that the private road does not have to follow NYS law regarding roadways; this gives the applicant a lot of leeway for signage. Ms. Brock stated that the Town Board will have to revise the law to show that some of the facilities will not be on the PDZ property. Since the pond and other facilities will be on property owned by other parties, access easements will be needed to permit people to cross property lines. The Town will need to be party to those agreements for maintenance purposes just in case Ithaca Beer or a future owner fails to provide maintenance. The Board discussed diverting traffic away from Route 13. Third -party trucks will form their own patterns; they'll try their own methods to find the fastest way in. Regarding the letter from Ed Marx, the Board agreed that his concerns probably arise from a misconception regarding the larger farmland's intended use; the PDZ does not cover the entire property. Ms. Ritter will send a letter acknowledging receipt of the letter. PB Resolution No. 2011 -054: Preliminary Site Plan Approval, Preliminary Subdivision, Approval, Recommendation to the Town Board Regarding the Creation of a new Planned Development Zone, and Modification of 1993 Planning Board Condition, Ithaca Beer Company Development, Mancini Road (off Elmira Road), Tax Parcel. No.'s 33- 3 -2.2, 31 -3- 3.12 and 33 -3 -2.9 Moved by John Beach; seconded by George Conneman WHEREAS: PB Minutes 06 -21 -2011 Page 10 of 16 This action is consideration of Preliminary Site Plan Approval, Preliminary Subdivision Approval, and a Recommendation to the Town of Ithaca Town Board regarding the creation of a new Planned Development Zone 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, 31 -3 -3.12 and 33- 3 -2.9, Low Density Residential and Light Industrial Zones. The proposal involves developing approximately 12.52 acres of the property for a new brewery facility which includes 11,000 +/- square feet for production, shipping /receiving, and storage, 1,500 +/- square feet for offices, and 2,500 +/- square feet for the retail and pub space. The project will also include a beer garden, two silos, agricultural fields, approximately 78 parking spaces, signage, stormwater facilities, outdoor lighting, and landscaping. As part of this proposal, a 9.56 +/- acre parcel is being subdivided from Tax Parcel 33 -3 -2.2 for the brewery development (Parcel D). The subdivision proposal also involves subdividing off a 0.75 +/- acre parcel (Parcel B) from Tax Parcel 33- 3 -2.2, to be consolidated with 33- 3 -2.9, and subdividing off a 0.75 +/- acre parcel (Parcel C) from Tax Parcel No. 33- 3 -2.9, to be consolidated with the new 9.56 acre brewery parcel (Parcel D). The project also involves a request to rezone approximately 12.52 acres from Low Density Residential and Light Industrial Zones to a new Planned Development Zone (PDZ). This action also includes consideration of a modification of a condition from the "Mancini Realty Five - Parcel Subdivision" (Planning Board Meeting, September 21, 1993) regarding bringing the private roads (Mancini Drive and Mancini Road) up to Town specifications and deeding them to the Town. Mitchell Ventures, LLC, Owner /Applicant; Dan Mitchell, President, Ithaca Beer Company, Inc., Agent; and 2. This is a Type I Action for which the Town of Ithaca Planning Board, acting as lead agency in a coordinated environmental review, has, on June 21, 2011, 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, at a Public Hearing held on June 21, 2011, has reviewed and accepted as adequate, the following drawings: "Subdivision Plat" dated 4/5/2011 and prepared by T.G. Miller P.C.; "Plans" (Sheets A101 and A102) and "Elevations" (Sheets A201 and A202), dated 5/19/2011 and prepared by Ernie Bayles, Architect; "Existing Conditions Plan" (Sheet C100), "Site Plan" (Sheet C101), "Layout Plan" (Sheet C102), "Grading and Drainage Plan" (Sheet C103), "Erosion & Sediment Control Plan — Construction Phase" (C104), "Erosion & Sediment Control Plan — Stabilization Phase" (C105), "Utility Plan" (C106), "Details" (Sheets C201, C202, C203), "Planting Plan" (L102), dated 05/20/2011 and prepared by T.G. Miller P.C.; "Signage Locations" (Sheet L -103) and "Sign Details" (Sheets L -104 and L -105), dated May 19, 2011 and prepared by Ithaca Beer Co., and other application materials; and NOW THEREFORE BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary Subdivision Approval, as shown on the Preliminary Subdivision 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 Town of Ithaca Planning Board hereby grants Preliminary Subdivision Approval for the proposed Ithaca Beer Company Development project located on Mancini Road, as described in the drawings listed above, subject to the following conditions: PB Minutes 06 -21 -2011 Page 11 of 16 a. submission of the final subdivision plat, including all requirements on the Final Subdivision Checklist, prior to Final Subdivision Approval, and b. upon issuance of Final Subdivision Approval, submission for signing of one original or mylar copy and three dark -line prints of the final plat by the Planning Board Chair, said plat to be filed in the Tompkins County Clerk's Office, and a copy of the receipt of filing provided to the Town of Ithaca Planning Department, prior to the issuance of any building permits, and c. consolidation of the 0.75 +/- acre parcel (Parcel B) from Tax Parcel 33- 3 -2.2, to be consolidated with 33- 3 -2.9, and the 0.75 +/- acre parcel (Parcel C) from Tax Parcel No. 33- 3 -2.9, to be consolidated with the new 9.56 acre brewery parcel (Parcel D), and submission of a copy of the consolidation request to the Town of Ithaca Planning Department within six months of the date of the final subdivision resolution; 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 Ithaca Beer Company Development project located on Mancini Road, as described in the drawings listed above, subject to the following conditions: a. approval by the Town of Ithaca Town Board of the new Planned Development Zone for this project, prior to Final Site Plan Approval, and b. submission of the final Stormwater Pollution Prevention Plan and associated drawings, for review and approval by the Town of Ithaca Public Works Department, prior to Final Site Plan Approval, and c. submission of details showing the addition of a stop sign at the end of the new driveway where it meets Mancini Road, prior to Final Site Plan Approval, .and d. submission of construction details of all proposed structures, driveways,. water /sewer facilities, stormwater management, and other improvements (including, but not limited to, revised drawings showing two silos, plus a pad for a third silo to be added in a .future phase), prior to Final Site Plan Approval, and e. submission of proof that the Ithaca Fire Department has reviewed the designs and determined they provide satisfactory access for firefighting vehicles and equipment, prior to Final Site Plan Approval, and f. submission of colors and design details for the two silos, prior to Final Site Plan Approval, and g. submission of elevations, designs, colors and details on the use of the two storage sheds shown on the "Layout. Plan ", prior to Final Site Plan Approval, and h. submission of details showing the proposed bicycle racks, prior to Final Site Plan Approval, and PB Minutes 06 -21 -2011 Page 12 of 16 submission of one set of the 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 material, prior to the issuance of a building permit, and j. 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 certificates of occupancy, and k. submission of record of application for and proof of receipt of all necessary permits from county, state, and /or federal agencies, prior to the issuance of any certificates of occupancy,and submission of an easement agreements among the Ithaca Beer Company, property owner, Mitchell Ventures LLC, and the Town of Ithaca, and among the Ithaca Beer Company property owner, Ferrara Realty Inc., and the Town of Ithaca for the stormwater facilities that extend onto those adjacent properties, for review and approval of the Attorney for the Town and the Town of Ithaca Public Works Department, prior to the installation of those stormwater elements; and m. submission of an easement satisfactory to the Attorney for the Town to ensure ingress and egress for the 10.21 -acre parcel onto Mancini Drive and Mancini Road, prior to issuance of building permits, and n. construction of the private stormwater facilities in a manner satisfactory to the Town of Ithaca Public Works Department, prior to issuance of certificates of occupancy; and BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby recommends that the Town of Ithaca Town Board enact the proposed Local Law Amending Chapters 270 and 271 of the Town of Ithaca Code to Provide a new Planned Development Zone for the Ithaca Beer Company project; and BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby deletes condition "b" ( "Before the earlier of (a) the sale of either Lot 2 or Lot 3, or (b) the issuance of a building permit for construction on either Lot 2 or Lot 3, the entire roadway from NYS Rte. 13A westerly to the end of the cul -de -sac at Lot 2 and Lot 3 be constructed in accordance with Town specifications and deeded to the Town, and further, the existing road in from NYS Rte. 13 shall be brought up to Town specifications, deeded to the Town, and made into a one -way road for ingress only, or security (cash, bond, or letter of credit) for said construction above in an amount determined by the Town Board, after recommendation of the Town Engineer, and in a form approved by the Attorney for the Town, be provided to the Town') from the "Mancini Realty Five - Parcel Subdivision" (Planning Board Meeting, September 21, 1993), so that it is not required that the roadways mentioned above (Mancini Road and Mancini Drive) be constructed to Town specifications, be deeded to the Town, or changed to only one -way. Vote: Ayes: Erb, Conneman, Beach, Baer, Bosak, Collins, Slottje PB Minutes 06 -21 -2011 Page 13 of 16 AGENDA ITEM SEAR Determination: The Gym at East Hill Plaza, 323 Pine Tree Road. Maria Maynard, agent, Cornell University, and Lara Dunn and Brent Handy, owners, The Gym, were present. Mr. Handy said he and Ms. Dunn combined have 25 years of design and management experience in the fitness industry. Their Town of Lansing club was established three years ago. Members have access to the facility 24 hours per day, 365 days per year. To questions, the applicants explained that the facility will offer equipment only — there will be no classes. Sundays and holidays are when people utilize the outside - normal- boundary hours. It's a cost - efficient model, because they don't have employees. They can monitor the facility with cameras and door security 24 hours per day, even from a Blackberry. It's the highest level security available. When someone uses their key fob, the applicants see their name and visually from a camera. They can talk through the camera, if need be. There are four levels of security: 1. Fob: The key is automatically removed from the system when someone is no longer a member. 2. Tailgater system: This notifies the applicants through email that the door is ajar. When a member fobs in, the door locks after five seconds. It allows only one person to come through the door at a time, so if a second person tries to come through, it feels the second person. It will then send an email notification. It tracks both entering and exiting. Members don't have to fob to get out, but the system tracks when someone goes out; if someone tries to get back in, it sends an email notification. 3. Remote access live -feed security cameras. If the system senses that a door is left ajar, the applicants can look at it live. 4. Emergency phone system. They can also provide lanyards for people to wear and use as a panic button. Ms. Maynard addressed light spillage. There will be tinted film on the windows. People will be able to see out, but not in very well. It's doubtful that the inside light will be brighter than the parking lot light, since the parking lot lights will be brighter than anything else. PB Resolution No. 2011 -055: SEQR, Preliminary and Final Site Plan, East Hill Plaza - Conversion of Space, Tax Parcel No. 62 -2 -1.121 Moved by John Beach; seconded by Ellen Baer WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval for the proposed "The Gym" project, located in the East Hill Plaza at 323 Pine Tree Road, Town of Ithaca Tax Parcel No. 62. -2- 1.121, Community Commercial Zone. The proposal involves converting the former 4,425 + /- square foot Cayuga X -Press space into a 24 -hour access fitness center ( "The Gym ") within the existing East Hill Plaza. The only exterior change proposed is to add a new sign for the fitness center. Cornell University Real Estate Department, Owner /Applicant; Maria B. Maynard, Property Manager, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting as lead agency in the environmental review with respect to Site Plan Approval, and PB Minutes 06 -21 -2011 Page 14 of 16 3. The Planning Board, on June 21, 2011, has reviewed and accepted as adequate a Short Environmental Assessment Form (EAF) Part I, submitted by the applicant, and Part II prepared by Town Planning staff, an application package date stamped June 10, 2011, containing a narrative, a general location map of East Hill Plaza, the specific location of the proposed space within the Plaza, a photo showing the proposed signage, and interior floor plans of the proposal, 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; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced actions as proposed, based on the information in the EAF Part I and for the reasons set forth in the EAF Part II, and, therefore, a Draft Environmental Impact Statement will not be required. Vote: Ayes: Erb, Conneman, Beach, Baer, Bosak, Collins, Slottje AGENDA ITEM Public Hearing: Consideration of Preliminary and Final Site Plan Approval for the proposed The Gym project located in the East Hill Plaza at 323 Pine Tree Road, Town of Ithaca Tax Parcel No. 62- 2- 1.121, Community Commercial Zone. The proposal involves converting the former 4,425 +/- square foot Cayuga X -Press space into a 24 -hour access fitness center (The Gym) within the existing East Hill Plaza. The only exterior change proposed is to add a new sign for the fitness center. Cornell University Real Estate Department, Owner /Applicant; Maria B. Maynard, Property Manager, Agent. Ms. Erb opened the public hearing at 9:53 p.m. Joel Harlan, Newfield, spoke in favor about the project. Ms. Erb closed the public hearing at 9:56 p.m. The building was formerly the Rite Aid. There are currently two ADA- compliant bathrooms; one restroom will be altered to include a shower, thereby incorporating it into the other restroom. This will create one ADA - compliant unisex bathroom. Mr. Bates said that the bathroom needs to be designed for the maximum occupancy for that type of structure, which he thinks is an assembly -type gymnasium classification. The bathrooms also have to be divided 50/50, male /female. Ms. Maynard stated that the architect agreed with the assembly - gymnasium designation, which would allow 60 people maximum based on the square footage. She said that the shower does not need to be there. The architect will look into the plumbing code further. The two employees of the other business in the building share the bathroom. They would need to provide the same type of key access to the bathrooms to accommodate these employees. The building sign was discussed. It must be consistent with the others in the plaza and be within the square footage allowed by the sign law. PB Minutes 06 -21 -2011 Page 15 of 16 PB Resolution No. 2011 -056: Preliminary and Final Site Plan, East Hill Plaza - Conversion of Space, Tax Parcel No. 62 -2 -1.121 Moved by Ellen Baer; seconded by John Beach WHEREAS: This action is consideration of Preliminary and Final Site Plan Approval for the proposed "The Gym" project, located in the East Hill Plaza at 323 Pine Tree Road, Town of Ithaca Tax Parcel No. 62. -2- 1.121, Community Commercial Zone. The proposal involves converting the former 4,425 + /- square foot Cayuga X -Press space into a 24 -hour access fitness center ( "The Gym ") within the existing East Hill Plaza. The only exterior change proposed is to add a new sign for the fitness center. Cornell University Real Estate Department, Owner /Applicant; Maria B. Maynard, Property Manager, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in the environmental review with respect to the project has, on June 21, 2011, 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 a Part 11 prepared by Town Planning staff, and 3. The Planning Board, at a Public Hearing held on June 21, 2011, has reviewed and accepted as adequate an application package date stamped June 10, 2011, containing a narrative, a general location map of East Hill Plaza, the specific location of the proposed space within the Plaza, a photo showing the proposed signage, and interior floor plans of the proposal, and other application materials, NOW THEREFORE BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Final Site Plan Checklist, 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 and Final Site Plan Approval for the proposed conversion of the former Cayuga X -Press space to "The Gym" fitness center, as shown in the application package date stamped June 10, 2011, subject to the following condition: • That the applicant obtains a sign permit for the proposed sign and a building permit for the proposed conversion of space. Vote: Ayes: Erb, Conneman, Beach, Baer, Bosak, Collins, Slottje AGENDA ITEM Approval of minutes, June 7, 2011 PB Resolution No. 2011 -057: Minutes of June 7, 2011 PB Minutes 06 -21 -2011 Page 16 of 16 Moved by Linda Collins; seconded by John Beach WHEREAS, the Town of Ithaca Planning Board has reviewed the draft minutes from the meeting on June 7, 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 June 7. Vote Ayes: Erb, Conneman, Beach, Baer, Bosak, Collins Abstentions: Slottje AGENDA ITEM Other Business Generic Transportation Questions Ms. Erb and Mr. Bosak made a first stab at a traffic analysis presentation format that the Board could require all developers to use. They requested that the other board members look at it and come up with questions to add to the list of questions the answers to which should help the Board understand traffic analysis better. The questions will be discussed at the first meeting in July. Adjournment Upon motion by John Beach, the meeting adjourned at 10:20 p.m. Respectfully submitted, Debra DeAugis ' ,_ Deputy To n Jerk TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday, June 21, 2011 AGENDA 7:00 P.M. Persons to be heard (no more than five minutes). 7:05 P.M. SEQR Determination: Third Residential EcoVillage Experience Modifications, Rachel Carson Way. 7:05 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and a Recommendation to the Town of Ithaca Town Board regarding changes to Planned Development Zone No. 8 for the proposed modifications to the Third Residential EcoVillage Experience (TREE) project located off Rachel Carson Way, Town of Ithaca Tax Parcel No.'s 28 -1- 26.22, 28 -1 -26.82 and 28 -1- 26.84, Planned Development Zone No. 8. The modifications include adding ten new dwelling units (total of 40 units), increasing the overall parking by +/- 23 spaces (including 16 additional spaces for TREE), and showing a new layout for the water and sanitary sewer infrastructure. The proposal also involves amendments to the Planned Development Zone No. 8 language to allow 15 (rather than 8) residential units in the Sustainable Living Center and increasing from 6 to 8 the number of dwelling units allowed per acre. EcoVillage at Ithaca, Inc., Owner /Applicant; Liz Walker, Organization Manager, Agent. 7:30 P.M. SEQR Determination: Ithaca Beer Company Development, Mancini Road. 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 the creation of a new Planned Development Zone 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, 31 -3 -3.12 and 33- 3 -2.9, Low Density Residential and Light Industrial Zones. The proposal involves developing approximately 12.52 acres of the property for a new brewery facility which includes 11,000 +/- square feet for production, shipping/receiving, and storage, 1,500 +/- square feet for offices, and 2,500 +/- square feet for the retail and pub space. The project will also include a beer garden, two silos, agricultural fields, approximately 78 parking spaces, signage, stormwater facilities, outdoor lighting, and landscaping. As part of this proposal, a 9.56 +/- acre parcel is being subdivided from Tax Parcel 33 -3 -2.2 for the brewery development (Parcel D). The subdivision proposal also involves subdividing off a 0.75 +/- acre parcel (Parcel B) from Tax Parcel 33- 3 -2.2, to be consolidated with 33- 3 -2.9, and subdividing off a 0.75 +/- acre parcel (Parcel C) from Tax Parcel No. 33- 3 -2.9, to be consolidated with the new 9.56 acre brewery parcel (Parcel D). The project also involves a request to rezone approximately 12.52 acres from Low Density Residential and Light Industrial Zones to a new Planned Development Zone (PDZ). The Planning Board will also consider modifying a condition from the "Mancini Realty Five - Parcel Subdivision" (Planning Board Meeting, September 21, 1993) regarding bringing the private roads (Mancini Drive and Mancini Road) up to Town specifications and deeding them to the Town. Mitchell Ventures, LLC, Owner /Applicant; Dan Mitchell, President, Ithaca Beer Company, Inc., Agent. TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, June 21, 2011 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, June 21, 2011, 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 Site Plan Approval and a Recommendation to the Town of Ithaca Town Board regarding changes to Planned Development Zone No. 8 for the proposed modifications to the Third Residential EcoVillage Experience (TREE) project located off Rachel Carson Way, Town of Ithaca Tax Parcel No.'s 28 -1- 26.22, 28 -1 -26.82 and 28 -1- 26.84, Planned Development Zone No. 8. The modifications include adding ten new dwelling units (total of 40 units), increasing the overall parking by +/- 23 spaces (including 16 additional spaces for TREE), and showing a new layout for the water and sanitary sewer infrastructure. The proposal also involves amendments to the Planned Development Zone No. 8 language to allow 15 (rather than 8) residential units in the Sustainable Living Center and increasing from 6 to 8 the number of dwelling units allowed per acre. EcoVillage at Ithaca, Inc., Owner /Applicant; Liz Walker, Organization Manager, Agent. 7:30 P.M. Consideration of Preliminary Site Plan Approval, Preliminary Subdivision Approval, and a Recommendation to the Town of Ithaca Town Board regarding the creation of a new Planned Development Zone 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, 31 -3 -3.12 and 33- 3 -2.9, Low Density Residential and Light Industrial Zones. The proposal involves developing approximately 12.52 acres of the property for a new brewery facility which includes 11,000 +/- square feet for production, shipping/receiving, and storage, 1,500 +/- square feet for offices, and 2,500 +/- square feet for the retail and pub space. The project will also include a beer garden, two silos, agricultural fields, approximately 78 parking spaces, signage, stormwater facilities, outdoor lighting, and landscaping. As part of this proposal, a 9.56 +/- acre parcel is being subdivided from Tax Parcel 33 -3 -2.2 for the brewery development (Parcel D). The subdivision proposal also involves subdividing off a 0.75 +/- acre parcel (Parcel B) from Tax Parcel 33- 3 -2.2, to be consolidated with 33- 3 -2.9, and subdividing off a 0.75 +/- acre parcel (Parcel C) from Tax Parcel No. 33- 3 -2.9, to be consolidated with the new 9.56 acre brewery parcel (Parcel D). The project also involves a request to rezone approximately 12.52 acres from Low Density Residential and Light Industrial Zones to a new Planned Development Zone (PDZ). The Planning Board will also consider modifying a condition from the "Mancini Realty Five - Parcel Subdivision" (Planning Board Meeting, September 21, 1993) regarding bringing the private roads (Mancini Drive and Mancini Road) up to Town specifications and deeding them to the Town. Mitchell Ventures, LLC, Owner /Applicant; Dan Mitchell, President, Ithaca Beer Company, Inc., Agent. 8:00 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed The Gym project located in the East Hill Plaza at 323 Pine Tree Road, Town of Ithaca Tax Parcel No. 62- 2- 1.121, Community Commercial Zone. The proposal involves converting the former 4,425 +/- square foot Cayuga X -Press space into a 24 hour access fitness center (The Gym) within the existing East Hill Plaza. The only exterior change proposed is to add a new sign for the fitness center. Cornell University Real Estate Department, Owner /Applicant; Maria B. Maynard, Property Manager, Agent. Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by 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, June 13, 2011 Publish: Wednesday, June 15, 2011 ��f X-11.. - o Wednesday, June 15, 2011 THE ITHACA JOURNAL Town of Ithaca Planning Board 215 North Tioga Street June 21, 20117:00 p.m. PLEASE SIGN -IN Please Print Clearly, Thank You Name Address —4-U _C_� Se L Sa l P--- qA�- 6n7t'a",' C TOWN OF ITHA 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, June 21, 2011 commencing at 7:00 P.M., as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board — 215 North Tio ag Street. Date of Posting: June 13, 2011 Date of Publication: June 15, 2011 a Qo-P� Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 15`h day of June 2011. 4w, "e, Notary Public CARRIE WHITMORE Notary Public, State of New York No. 01 WH6052877 Tioga County Commission Expires December 20�'Ko�/ TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday, June 21, 2011 AGENDA 7:00 P.M. Persons to be heard (no more than five minutes). 7:05 P.M. SEQR Determination: Third Residential EcoVillage Experience Modifications, Rachel Carson Way. 7:05 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and a Recommendation to the Town of Ithaca Town Board regarding changes to Planned Development Zone No. 8 for the proposed modifications to the Third Residential EcoVillage Experience (TREE) project located off Rachel Carson Way, Town of Ithaca Tax Parcel No.'s 28 -1- 26.22, 28 -1 -26.82 and 28 -1- 26.84, Planned Development Zone No. 8. The modifications include adding ten new dwelling units (total of 40 units), increasing the overall parking by +/- 23 spaces (including 16 additional spaces for TREE), and showing a new layout for the water and sanitary sewer infrastructure. The proposal also involves amendments to the Planned Development Zone No. 8 language to allow 15 (rather than 8) residential units in the Sustainable Living Center and increasing from 6 to 8 the number of dwelling units allowed per acre. EcoVillage at Ithaca, Inc., Owner /Applicant; Liz Walker, Organization Manager, Agent. 7:30 P.M. SEQR Determination: Ithaca Beer Company Development, Mancini Road. 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 the creation of a new Planned Development Zone 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, 31 -3 -3.12 and 33- 3 -2.9, Low Density Residential and Light Industrial Zones. The proposal involves developing approximately 12.52 acres of the property for a new brewery facility which includes 11,000 +/- square feet for production, shipping/receiving, and storage, 1,500 +/- square feet for offices, and 2,500-+/- square feet for the retail and pub space. The project will also include a beer garden, two silos, agricultural fields, approximately 78 parking spaces, signage, stormwater facilities, outdoor lighting, and landscaping. As part of this proposal, a 9.56 +/- acre parcel is being subdivided from Tax Parcel 33 -3 -2.2 for the brewery development (Parcel D). The subdivision proposal also involves subdividing off a 0.75 +/- acre parcel (Parcel B) from Tax Parcel 33- 3 -2.2, to be consolidated with 33- 3 -2.9, and subdividing off a 0.75 +/- acre parcel (Parcel C) from Tax Parcel No. 33- 3 -2.9, to be consolidated with the new 9.56 acre brewery parcel (Parcel D). The project also involves a request to rezone approximately 12.52 acres from Low Density Residential and Light Industrial Zones to a new Planned Development Zone (PDZ). The Planning Board will also consider modifying a condition from the "Mancini Realty Five - Parcel Subdivision" (Planning Board Meeting, September 21, 1993) regarding bringing the private roads (Mancini Drive and Mancini Road) up to Town specifications and deeding them to the Town. Mitchell Ventures, LLC, Owner /Applicant; Dan Mitchell, President, Ithaca Beer Company, Inc., Agent. 8:00 P.M. SEQR Determination: The Gym at East Hill Plaza, 323 Pine Tree Road. 8:00 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed The Gym project located in the East Hill Plaza at 323 Pine Tree Road, Town of Ithaca Tax Parcel No. 62 -2- 1.121, Community Commercial Zone. The proposal involves converting the former 4,425 +/- square foot Cayuga X -Press space into a 24 hour access fitness center (The Gym) within the existing East Hill Plaza. The only exterior change proposed is to add a new sign for the fitness center. Cornell University Real Estate Department, Owner /Applicant; Maria B. Maynard, Property Manager, Agent. 8. Approval of Minutes: June 7, 2011 9. Other Business: 10. 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.)