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HomeMy WebLinkAboutPB Minutes 2011-09-20FILE DATE lollllZoIT TOWN OF ITHACA PLANNING BOARD MEETING Tuesday, September 20, 2011 215 W Tioga Street, Ithaca, NY 14850 Board Members Present: Fred Wilcox (Chair), Linda Collins, George Conneman, John Beach, Ellen Baer, David Slottje, Hollis Erb Staff Present: Bruce Bates, Director of Code Enforcement; Creig Hebdon, Engineer; Deb DeAugistine, Deputy Town Clerk; Christine Balestra, Planner; Dan Tasman, 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 notices. AGENDA ITEM Persons to be heard No one came forward to address the Board. AGENDA ITEM SEQR Determination: Brown and Sampson /Philipson 2 -Lot Subdivision, North of 210 Enfield Falls Road The applicants stated that they purchased the land behind the property they own to expand their own property. They have no plans to build on it. Ms. Erb pointed out that abutting the subdivision is land owned by Davis Cemetery Association, and wondered whether there actually is a cemetery on the neighboring land. Mr. Wilcox stated that the Davis Cemetery Association on Enfield Falls Road was notified of the public hearing. Board members agreed to include Davis Cemetery in item 10 of the SEQR form. PB RESOLUTION No. 2011 -070: SEQR, Preliminary and Final Subdivision Approval Brown - Philipson Two -Lot Subdivision, Enfield Falls Road, Tax Parcel No.'s 33 -1 -9.2 & 33 -1 -11 Moved by Ellen Baer; seconded by Hollis Erb WHEREAS: This is consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located on Enfield Falls Road, Town of Ithaca Tax Parcel No's. 33 -1 -9.2 and 33 -1- 11, Low Density Residential Zone. The proposal involves subdividing off a +/ -.82 acre lot from the southwest corner of the 10.15 + /- acre parcel on Enfield Falls Road and consolidating it with 210 Enfield Falls Road (Tax Parcel No. 33- 1 -11). Thomas R. Brown, Owner; Michael Sampson & Rachel Philipson, Applicants; Susan McCutcheon, 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 Subdivision Approval; and PB Minutes 09 -20 -2011 Page 2 of 12 3. The Planning Board, on September 20, 2011, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and Part II prepared by the Town Planning staff, a survey map entitled "Survey Map Showing Lands of Thomas R. Brown, Located on Enfield Falls Road, Town of Ithaca, Tompkins County, New York," prepared by Lee Dresser, Professional Land Surveyor, T.G. Miller P.C., dated 6/14/2011, and other application materials; and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance for the reasons set forth in the Environmental Assessment Form Part II referenced above, in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed, and, therefore, an Environmental Impact Statement will not be required. Vote Ayes: Wilcox, Collins, Conneman, Beach, Baer, Slottje, Erb AGENDA ITEM Public Hearing: Consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located on Enfield Falls Road, Town of Ithaca Tax Parcel No.'s 33 -1 -9.2 and 33 -1 -11, Low Density Residential Zone. The proposal involves subdividing off a 0.82 +/- acre parcel from the southwest corner of the 10.15 +/- acre parcel on Enfield Falls Road, and consolidating it with 210 Enfield Falls Road (Tax Parcel No. 33- 1 -11). Thomas R. Brown, Owner; Michael Sampson & Rachel Philipson, Applicants; Susan McCutcheon, Agent. Mr. Wilcox opened the public hearing at 7:08 p.m. Mr. Wilcox commented that he has a problem making a subdivision along the centerline of a creek because creeks move, and in the future, the subdivision will no longer be at the centerline of the creek. This is a personal opinion that will not sway his decision. Mr. Wilcox closed the public hearing at 7:10 p.m. PB RESOLUTION No. 2011 -071: Preliminary and Final Subdivision Approval, Brown - Philipson Two -Lot Subdivision, Enfield Falls Road, Tax Parcel No.'s 33 -1 -9.2 & 33 -1 -11 Moved by George Conneman; seconded by John Beach WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located on Enfield Falls Road, Town of Ithaca Tax Parcel No's. 33 -1 -9.2 and 33 -1- 11, Low Density Residential Zone. The proposal involves subdividing off a +/ -.82 acre lot from the southwest corner of the 10.15 + /- acre parcel on Enfield Falls Road and consolidating it with 210 Enfield Falls Road (Tax Parcel No. 33- 1 -11). Thomas R. Brown, Owner; Michael Sampson & Rachel Philipson, Applicants; Susan McCutcheon, Agent; and PB Minutes 09 -20 -2011 Page 3 of 12 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 Subdivision Approval, has on September 20, 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 Part II prepared by the Town Planning staff; and 3. The Planning Board on September 20, 2011, has reviewed and accepted as adequate a survey map entitled "Survey Map Showing Lands of Thomas R. Brown, Located on Enfield Falls Road, Town of Ithaca, Tompkins County, New York," prepared by Lee Dresser, Professional Land Surveyor, T.G. Miller P.C., dated 6/14/201.1, 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 Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, 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 and Final Subdivision Approval for the proposed 2 -lot subdivision located on Enfield Falls Road, Town of Ithaca Tax Parcel No.'s 33- 1-9.2 & 33 -1 -11, as shown on the map titled "Survey Map Showing Lands of Thomas R. Brown, Located on Enfield Falls Road, Town of Ithaca, Tompkins County, New York," prepared by Lee Dresser, Professional Land Surveyor, T.G. Miller P.C., dated 6/14/2011, subject to the following conditions: a. Submission for signing by the Chairman of the Planning Board of an original or mylar copy of the final subdivision plat and three dark -lined prints, prior to filing with the Tompkins County Clerk's Office, and submission of a receipt of filing to the Town of Ithaca Planning Department, and b. Within six months of this approval, consolidation of the +/- .82 acre lot (Parcel B, Tax Parcel No. 33- 1 -9.2) with 210 Enfield Falls Road (Tax Parcel No. 33- 1 -11), and submission of a copy of the consolidation request to the Town of Ithaca Planning Department. Vote Ayes: Wilcox, Collins, Conneman, Beach, Baer, Slottje, Erb AGENDA ITEM SEAR Determination: Kenney Setback Modification, 3 Hackberry Lane Ann Kenney, owner, and Steve Gibbian, architect, were present. Mr. Gibbian stated that it all began with mosquitos: her deck was uninhabitable in the spring because of them, and she wanted to build a three - season sunroom or screened porch. He discovered unusual setbacks in the survey. An existing deck built in the 1990s was intruding into the setbacks shown on the survey. The setbacks are more stringent than those required by Town zoning for the LDR zone. He followed the trail back through deeds, finding that they first appeared on the subdivision plat from 1989. Working with Mr. Bates and Planning staff, it's still unclear where the setbacks came from. In order to build an addition and keep the existing deck, the setbacks would have to be changed to the standard for LDR. PB Minutes 09 -20 -2011 Page 4 of 12 Ms. Balestra reported that it's still a mystery as to why the setbacks on this particular subdivision are so large. She contacted Cornell Plantations. (Todd Bittner and Bob Wesley), but they could not recall why. They supposed there might have been more hackberry trees there at the time the subdivision was first approved. Mr. Gibbian noted that they do not appear as deed restrictions in the deed. Ms. Kenney stated that her neighbors are okay with the plan. PB RESOLUTION No. 2011 -072: SEAR, Setback Modifications, 3 Hackberry Lane, Tax Parcel No. 31 -1 -3.13 Moved by Hollis Erb; seconded by John Beach WHEREAS: This action involves consideration of a request to modify the side and rear yard setbacks at 3 Hackberry Lane, Town of Ithaca Tax Parcel No. 31 -1 -3.13, Low Density Residential Zone. The proposal involves modifying the setbacks shown on the final plat that were placed on the property as part of the 1989 Hackberry Lane Subdivision, and instead using the setback requirements of the existing Low Density Residential Zone. Anne Kenney, Owner /Applicant; and 2. This is a Type 1 Action, pursuant to the Town of Ithaca Code Chapter 148 - Environmental Quality Review, for which the Town of Ithaca Planning Board is acting as Lead Agency in a coordinated review with respect to the project; and 3. The Planning Board on September 20, 2011, has reviewed and accepted as adequate a Full Environmental Assessment Form Part I, submitted by the applicant, and Part II prepared by the Town Planning staff, site plans entitled "Addition to Kenney Residence, 3 Hackberry Lane, Town of Ithaca, New York," prepared by Stephen Gibian, Architect, including sheet SP -1 (Site Plan) dated 8- 16 -11, sheet SD -1 (Sketch Alternative First Floor Plan) dated 6- 30 -11, and sheet SD -2 (Sketch Alternative First Floor Plan) dated 6- 30 -11; and other application materials; and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed setback modifications; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board 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 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. Vote: PB Minutes 09 -20 -2011 Page 5 of 12 Ayes: Wilcox, Collins, Conneman, Beach, Baer, Slottje, Erb AGENDA ITEM Public Hearing: Consideration of a request to modify the side yard and rear yard setbacks at 3 Hackberry Lane, Town of Ithaca Tax Parcel No. 31 -1 -3.13, Low Density Residential Zone. The proposal is to modify the setbacks shown on the final plat that were apparently placed on this property as part of the 1989 Hackberry Lane Subdivision, and use the setback requirements of the existing Low Density Residential Zone instead. Anne Kenney, Owner /Applicant. Mr. Wilcox opened the public hearing at 7:21 p.m.; he closed the public hearing at 7:23 p.m. Steve Gibbian apologized for discovering the setbacks. He suggested that the best solution is to remove all setbacks from the subdivision plat and default to the setbacks for LDR. He reasoned that if a new project is proposed for this parcel in the future with a new owner, new board, new staff employees, etc., this research will have to be done again, with the associated costs to the Town and the property owner. After discussion, the Board agreed that Mr. Gibbian was requesting that no restrictions be recorded on the plat record so that going forward, setbacks would rely, instead, on zoning. They also agreed with Ms. Balestra's suggestion, which is to record the revised setbacks on the subdivision plat; this is consistent with what is proposed in the resolution, and retains a buffer zone for the hackberry protection areas. PB RESOLUTION No. 2011 -073: Setback Modifications, 3 Hackberry Lane, Tax Parcel No. 31 -1 -3.13 Moved by Linda Collins; seconded by Hollis Erb WHEREAS: This involves consideration of a request to modify the side and rear yard setbacks at 3 Hackberry Lane, Town of Ithaca Tax Parcel No. 31 -1 -3.13, Low Density Residential Zone. The proposal involves modifying the setbacks shown on the final plat that were placed on the property as part of the 1989 Hackberry Lane Subdivision, and instead using the setback requirements of the existing Low Density Residential Zone. Anne Kenney, Owner /Applicant; and 2. This is an Type I Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to the proposed setback modifications, has on September 20, 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 Part II prepared by the Town Planning staff; and 3. The Planning Board, at a public hearing held on September 20, 2011, has reviewed and accepted as adequate site plans entitled "Addition to Kenney Residence, 3 Hackberry Lane, Town of Ithaca, New York," prepared by Stephen Gibian, Architect, including sheet SP -1 (Site Plan) dated 8- 16 -11, sheet SD -1 (Sketch Alternative First Floor Plan) dated 6- 30 -11, and sheet SD -2 (Sketch Alternative First Floor Plan) dated 6- 30 -11; and other application materials; NOW THEREFORE BE IT RESOLVED: PB Minutes 09 -20 -2011 Page 6 of 12 That the Planning Board hereby grants the requested setback modifications to allow the property at 3 Hackberry Lane (Tax Parcel No. 31 -1 -3.13) to use the current setback requirements of the Low Density Residential Zone instead of the setbacks that were shown on the final plat for the 1989 Hackberry Lane Subdivision, subject to the following condition: a. submission for signing by the Chairman of the Planning Board of a mylar of the final subdivision plat, revised to show the replacement of the 75 -foot and 50 -foot rear and side yard setbacks with the current Low Density Residential Zone setbacks (50 -foot rear yard and 40 -foot side yard), prior to filing with the Tompkins County Clerk's Office, and submission of a receipt of filing to the Town of Ithaca Planning Department. Vote Ayes: Wilcox, Collins, Conneman, Beach, Baer, Slottje, Erb AGENDA ITEM SEQR Determination: East Hill Plaza Driveway Repairs, Pine Tree Road Ms. Brock stated that the owner /applicant is Cornell, but the project is meant to benefit TCAT, whom she represents; so although it's not a conflict of interest, she will not participate in the discussion in order to preserve the integrity of the process. She left the table and sat in the audience. David Herrick, TG Miller, stated that he is assisting Cornell Real Estate in seeking approval to reconstruct 700 feet of driveway that has been failing for several months due to the change in circulation patterns of the TCAT bus route around the east end of the plaza. This pavement replacement project will upgrade what has not been sufficient pavement depth or structure to support the uses on it now. It will include 18,000 square feet that will be totally excavated and replaced and 4000 square feet of "mill and fill." Town staff suggested that the current lane widths are not sufficient, and through elimination of some parking spaces, full lane widths separated by a painted centerline can be created. They are not adding additional pavements, just making it more robust. In the course of eliminating 11 parking spaces, they will end up with fewer than the 607 spaces deemed to be required for all the current tenants, but this is still within the 20% reduction in spaces that the Board can approve. The Board had no comments, and were not concerned with the reduction in parking spaces. PB Resolution No. 2011 -074: SEAR, Preliminary and Final Site Plan Approval, East. Hill Plaza Driveway Improvements, Pine Tree Road, Tax Parcel No.'s 62 -1- 1.121, 62 -2 -13.2, 62- 2 -13.7 Moved by Hollis Erb; seconded by Ellen Baer WHEREAS: This action involves consideration of Preliminary and Final Site Plan Approval for the proposed driveway repairs at the East Hill Plaza, Pine Tree Road, Town of Ithaca Tax Parcel No.'s 62 -1- 1.121, 62 -2 -13.2, and 62 -2 -13.7, Community Commercial Zone. The proposal involves the replacement of the existing pavement and sub- drainage system along approximately 700 feet of a portion of the driveway and parking area on the east and northeast sides of the East Hill Plaza. The project will also involve the removal of several PB Minutes 09 -20 -2011 Page 7 of 12 parking spaces along the east side of the Plaza. Cornell University, Owner /Applicant; Thomas P. LiVigne, Director, Cornell Real Estate, 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 3. The Planning Board, on September 20, 2011, has 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, a project narrative date stamped August 31, 2011, site plans titled "Cornell University East Hill Plaza Driveway Pavement Repairs, Town of Ithaca, Tompkins County, New York," including Sheet C101- Vicinity Plan and Sheet C102- Details, prepared by T.G. Miller, P.C. and dated 8/26/11, 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; 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, Collins, Conneman, Beach, Baer, Slottje, Erb AGENDA ITEM Public Hearing: Consideration of Preliminary and Final Site Plan Approval for the proposed driveway repairs at the East Hill Plaza, Pine Tree Road, Town of Ithaca Tax Parcel No.'s 62 -2- 1.121, 62 -2 -13.2, and 62 -2 -13.7, Community Commercial Zone. The proposal involves the replacement of the existing pavement and sub - drainage system along approximately 700 feet of a portion of the driveway and parking area on the east and northeast sides of the East Hill Plaza. The project will involve the removal of several parking spaces along the east side of the Plaza. Cornell University, Owner /Applicant; Thomas P. LiVigne, Director, Cornell Real Estate, Agent Mr. Wilcox opened the public hearing at 7:41 p.m. Mr. Bates asked why the ADA parking space in the new plan is so far out and whom it is serving. Mr. Herrick responded that it leads to the corner entrance; there is currently striping there and signage for that space. A Cornell representative added that there's a small Cornell office in the rear of the plaza; the entrance is for the employees. Ms. Erb likes the landscaping bumpouts that Cornell put in on the north side of the building. Mr. Wilcox added that an issue for big parking lots is that the Board wants islands and trees, but they make it difficult to plow. So it is a balance. Mr. Wilcox closed the public hearing at 7:45 p.m. PB Minutes 09 -20 -2011 Page 8 of 12 Susan Brock returned to the table. PB Resolution No. 2011 -075: Preliminary and Final Site Plan Approval, East Hill Plaza Driveway Improvements, Pine Tree Road, Tax Parcel No.'s 62 -1- 1.121, 62 -2 -13.2, 62 -2 -13.7 Moved by Hollis Erb; seconded by George Conneman WHEREAS: 1. This action involves consideration of Preliminary and Final Site Plan Approval for the proposed driveway repairs at the East Hill Plaza, Pine Tree Road, Town of Ithaca Tax Parcel No.'s 62 -1- 1.121, 62 -2 -13.2, and 62 -2 -13.7, Community Commercial Zone. The proposal involves the replacement of the existing pavement and sub - drainage system along approximately 700 feet of a portion of the driveway and parking area on the east and northeast sides of the East. Hill Plaza. The project will also involve the removal of several parking spaces along the east side of the Plaza. Cornell University, Owner /Applicant; Thomas P. LiVigne, Director, Cornell Real Estate, Agent; and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to this project has, on September 20, 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 September 20, 2011, has reviewed and accepted as adequate a project narrative date stamped August 31, 2011, site plans titled "Cornell University East Hill Plaza Driveway Pavement Repairs, Town of Ithaca, Tompkins County, New York," including Sheet C101- Vicinity Plan and Sheet C102- Details, prepared by T.G. Miller, P.C. and dated 8/26/11, and other application materials; NOW THEREFORE BE IT RESOLVED: 1. That the Town of Ithaca Planning Board grants Preliminary and Final Site Plan Approval for the proposed East Hill Plaza driveway improvements, as shown on the site plans titled "Cornell University East Hill Plaza Driveway Pavement Repairs, Town of Ithaca, Tompkins County, New York," including Sheet C101- Vicinity Plan and Sheet C102- Details, prepared by T.G. Miller, P.C. and dated 8/26/11, subject to the following condition: a. That the applicant obtains a building permit for the proposed improvements. AND BE IT FURTHER RESOLVED: That the Planning Board, pursuant to Article XXVII, Section 270- 227.A -2 of the Town of Ithaca Code, hereby allows a reduction of the number of required parking spaces for the East Hill Plaza improvements from 607 spaces to 540 spaces, finding that the reduction will not adversely affect traffic flow on the project site, will leave adequate parking for all of the reasonably anticipated uses and occupancies in the project, and will not otherwise adversely affect the general welfare of the community; and 2. That the Planning Board, pursuant to Article XXVII, Section 270- 227.A -3(b) of the Town of Ithaca Code, hereby waives the requirement for landscaping to replace any land made available by the reduction of parking, finding that such waiver will not result in an increase of PB Minutes 09 -20 -2011 Page 9 of 12 impervious surfaces that would affect stormwater management or otherwise adversely affect the general welfare of the community. Vote Ayes: Wilcox, Collins, Conneman, Beach, Baer, Slottje, Erb AGENDA ITEM Consideration of a sketch plan for the proposed Conifer West Hill Senior Housing Development located off West Hill Drive to the south of the Overlook Apartments, Town of Ithaca Tax Parcel No.'s 24- 4 -5.2, 24 -4- 14.23, and 24- 4- 14.24, Medium Density Residential Zone. The proposal involves developing approximately 4.88 acres of the property for a new 72 unit senior housing building (21,000 +/- square foot footprint) on a new road off of West Hill Drive. The project will also involve new sidewalks, stormwater facilities, parking, a community garden, signage, lighting, and landscaping. The proposal will also involve rezoning the 4.88 +/- parcel from a Medium Density Residential Zone to a Multiple Residence Zone. Cornell University, Owner; Conifer Realty, LLC, Applicant; John F. Caruso, PE, PMP, Passero Associates, Agent Andy Bodewes, Conifer Realty, stated that Conifer considers itself to be a member of the community; they take pride in what they do with the housing they develop, own, and manage. John Caruso said they started working with Planning staff to develop a PDZ, but converted to the easier multiple residential (MR) zoning. The parcel to the north is already zoned MR, so they are not spot zoning. When they finally decided they were going to MR, they worked with the Planning Department to find what they were going to be looking for on West Hill to create the new law. He discussed some of the elements of the project. It's a four -acre parcel. The height of the building does not crest the hill, so people behind will not see it. They started with parking in the front, then flipped it to the back. They brought the building closer to the road, allowing sidewalks all around with connectivity to the bus loop. There will be plantings around the building and a landscaping plan for the entire site that calls for trees along the road and bushes behind and islands in the parking lot with plantings. Because of the residential use, it will not be overlit. The dumpster enclosure is totally screened. Based on studies of senior projects, it will have a maximum of 72 parking spaces. The new law also looked for community benefit, such as a community garden. There will be a stormwater management pond and other green initiatives, such as rain gardens. The physical impairments are a water main running through the middle of the parcel, a steep slope, and power lines coming from the substation. Mr. Slottje had questions regarding the memo from Dan Tasman. It stated that the facility will fit in better with the neighborhood. He wondered if that means better but not well. Mr. Tasman responded that the 30 -foot setback is much better than any other MR zoning in place now. It's not perfect, but it's better than the alternative. Ms. Erb agreed. Mr. Slottje then asked how the plan does not respect the future vision on West Hill going forward, as implied in the sentence "generally respect the future vision." Mr. Tasman responded that the future might call for public buildings to be closer to the public right of way, but thinks this is still an excellent plan. Ms. Brock reminded the Board that this is a rezoning: MD residential would not accommodate this facility. PB Minutes 09 -20 -2011 Page 10 of 12 Mr. Slottje stated that he understands that this project is exempt from the moratorium and asked, to the extent that they are asking for something that they can't do as of right, such as a rezoning, how does this deviate from the vision for West Hill? What is the Town giving away? Is 30 feet good or it is good because it is what they're willing to give the Town? Mr. Tasman responded that 30 feet is good. It's a transitional area between a vehicle- oriented suburban - context apartment complex on the north side of West Hill Drive and what's ultimately going to be built to the south and around that area. Mr. Slottje took issue with certain language in the new law being too broad, pointing to page 5, item 3b. He asked what some attributes might be that are not addressed by the law. The way it is drafted, the Board doesn't know what they're recommending gets preempted. Ms. Brock stated that this language is not going to stay in the law because she has not reviewed this draft yet. The intent of this law is to impose additional standards above MR. This is still sketch plan. Mr. Bodewes added that the reason for rezoning is not to try to get around things they didn't like in the current zoning; the reason was for the use. All of the things like setbacks, parking, and landscaping came out of their work with the Planning Committee and Planning staff as things they were looking for on West Hill. Mr. Conneman commented that it's a much better plan since last time. He asked about the need for the 72 units. Mr. Caruso responded that they finished Conifer Village in 2008, and it was full within three months of opening. That doesn't happen if there's not an exceptionally strong market. When they started this project, they procured a basic market analysis, which they supplied to the Town Board. The market continues show a great need for affordable senior housing in this market. Of the 4 or 5 existing senior housing facilities in this market, all have waiting lists. Recent statistics out last year regarding the growth of the population in this community show a demand for affordable senior housing. Mr. Wilcox stated that when this project comes up for review, the Board will want to see that data. Ms. Baer asked whether there would be accessibility to TCAT from the door by the elevated patio. Will it be possible for people to use that back door for better accessibility? The applicant responded that there's a good possibility. To a question from Ms. Baer regarding affordable housing, the applicant responded that the Town law speaks to the income levels that would be restricted on this property: 90% of the area median income and below. Ms. Baer recommended providing a community garden area with enough space to produce something. Ms. Erb agreed, also suggesting that they move the gate to the bottom of the garden so it is a closer walk from the building. Ms. Erb said she loves the design. She pointed out where she would like to see a tree in an island and agreed with Ms. Baer's suggestion regarding access to TCAT from the back door. PB Minutes 09 -20 -2011 Page 11 of 12 Ms. Erb and Mr. Conneman reported that they toured Conifer Village and thought it was marvelous. They talked to happy people living there. Ms. Collins added that the way they dress their patios and decks speaks to how people feel about their community. Ms. Erb requested that in all references, the 2.5 dbh should specify "at planting." Mr. Hebdon said that Public Works would like the water main moved, not lowered. They also don't see any reason now to take possession of the road. The applicant said that it will be built to Town standards. Mr. Hebdon commented that it seems they are creating a PDZ without calling it one. Ms. Brock responded that this is not a unique occurrence. The Town Board has the power to rezone with restrictions. One of the items they wanted to be enforceable was income restrictions, so there was a local law in 2006 for the other Conifer project. Ms. Ritter concurred that there is precedent even for appearance. Ms. Erb agreed that it is consistent with the developing sense of the comp plan under way right now. Mr. Wilcox invited public comment. A woman asked how the moratorium affects projects going forward. Ms. Brock said that this project was excluded from the moratorium. There is a map of what's covered, and this project is not on the map. A woman asked for the distance from Route 96 to the building. The applicant responded that the distance is 400 feet. The woman asked about the 72 parking spaces. The applicant responded that they have found that 70% of residents have vehicles. Mr. Wilcox said that the Planning Board can reduce parking spaces by only 20% from the required 96 spaces. It will need a variance. PB RESOLUTION No. 2011 -076: Lead Agency — Declaration of Intent, Conifer West Hill Senior Housing Development, Tax Parcel No.'s 24- 4 -5.2, West Hill Drive Moved by Fred Wilcox; seconded by John Beach WHEREAS: 1. The Town of Ithaca Planning Board, at its meeting on September 20, 2011, considered a Sketch Plan for the proposed Conifer West Hill Senior Housing development located off NYS Route 96 (Trumansburg Road), on West Hill Drive, Town of Ithaca Tax Parcel No. 24 -4 -5.2 Medium Density Residential Zone. The proposal involves developing approximately 4.88 acres of the property for a new 72 unit senior housing building (21,000 +/- square foot footprint) with frontage on a new road off of West Hill Drive. The project will also involve new sidewalks, stormwater facilities, parking, a community garden, signage, lighting, and landscaping. Cornell University, Owner; Conifer Realty, LLC, Applicant; John F. Caruso, PE, PMP, Passero Associates, Agent, and 2. The proposed project, which requires site plan approval by the Town of Ithaca Planning Board and a zoning change by the Town of Ithaca Town Board, 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 the PB Minutes 09 -20 -2011 Page 12 of 12 construction of more than thirty new residential units connected to publicly owned utilities (Section 148 -5 B.(2), 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 within thirty days from the date of notification of the involved agencies. Vote: Ayes: Wilcox, Collins, Conneman, Beach, Baer, Slottje, Erb AGENDA ITEM Other Business Adjournment Upon motion by John Beach, the meeting adjourned at 8:49 p.m. Respectfully submitted, Debra DeAugis ine, Deputy Tovyn CI k TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday, September 20, 2011 I_«"IZ1011D7_1 7:00 P.M. Persons to be heard (no more than five minutes). 7:05 P.M. SEQR Determination: Brown and Sampson/Philipson 2 -Lot Subdivision, North of 210 Enfield Falls Road. 7:05 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed two- lot subdivision located on Enfield Falls Road, Town of Ithaca Tax Parcel No.'s 33 -1 -9.2 and 33 -1 -11, Low Density Residential Zone. The proposal involves subdividing off a 0.82 +/- acre parcel from the southwest corner of the 10.15 +/- acre parcel on Enfield Falls Road, and consolidating it with 210 Enfield Falls Road (Tax Parcel No. 33- 1 -11). Thomas R. Brown, Owner; Michael Sampson & Rachel Philipson, Applicants; Susan McCutcheon, Agent. 7:15 P.M. SEQR Determination: Kenney Setback Modification, 3 Hackberry Lane. 7:15 P.M. PUBLIC HEARING: Consideration of a request to modify the side yard and rear yard setbacks at 3 Hackberry Lane, Town of Ithaca Tax Parcel No. 31 -1 -3.13, Low Density Residential Zone. The proposal is to modify the setbacks shown on the final plat that were apparently placed on this property as part of the 1989 Hackberry Lane Subdivision, and use the setback requirements of the existing Low Density Residential Zone instead. Anne Kenney, Owner /Applicant. 7:30 P.M. SEQR Determination: East Hill Plaza Driveway Repairs, Pine Tree Road. 7:30 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed driveway repairs at the East Hill Plaza, Pine Tree Road, Town of Ithaca Tax Parcel No.'s 62- 2- 1.121, 62 -2- 13.2, and 62 -2 -13.7, Community Commercial Zone. The proposal involves the replacement of the existing pavement and sub - drainage system along approximately 700 feet of a portion of the driveway and parking area on the east and northeast sides of the East Hill Plaza. The project will involve the removal of several parking spaces along the east side of the Plaza. Cornell University, Owner /Applicant; Thomas P. LiVigne, Director, Cornell Real Estate, Agent. 7:45 P.M. Consideration of a sketch plan for the proposed Conifer West Hill Senior Housing Development located off West Hill Drive to the south of the Overlook Apartments, Town of Ithaca Tax Parcel No.'s 24- 4 -5.2, 24 -4- 14.23, and 24- 4- 14.24, Medium Density Residential Zone. The proposal involves developing approximately 4.88 acres of the property for a new 72 unit senior housing building (21,000 +/- square foot footprint) on a new road off of West Hill Drive. The project will also involve new sidewalks, stormwater facilities, parking, a community garden, signage, lighting, and landscaping. The proposal will also involve rezoning the 4.88 +/- parcel from a Medium Density Residential Zone to a Multiple Residence Zone. Cornell University, Owner; Conifer Realty, LLC, Applicant; John F. Caruso, PE, PMP, Passero Associates, Agent. 9. Approval of Minutes: September 6, 2011. 10. Other Business: H. 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, September 20, 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, September 20, 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 Subdivision Approval for the proposed two -lot subdivision located on Enfield Falls Road, Town of Ithaca Tax Parcel No.'s 33 -1 -9.2 and 33- 1 -11, Low Density Residential Zone. The proposal involves subdividing off a 0.82 +/- acre parcel from the southwest corner of the 10.15 +/- acre parcel on Enfield Falls Road, and consolidating it with 210 Enfield Falls Road (Tax Parcel No. 33- 1 -11). Thomas R. Brown, Owner; Michael Sampson & Rachel Philipson, Applicants; Susan McCutcheon, Agent. 7:15 P.M. Consideration of a request to modify the side yard and rear yard setbacks at 3 Hackberry Lane, Town of Ithaca Tax Parcel No. 31 -1 -3.13, Low Density Residential Zone. The proposal is to modify the setbacks shown on the final plat that were apparently placed on this property as part of the 1989 Hackberry Lane Subdivision, and use the setback requirements of the existing Low Density Residential Zone instead. Anne Kenney, Owner /Applicant. 7:30 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed driveway repairs at the East Hill Plaza, Pine Tree Road, Town of Ithaca Tax Parcel No.'s 62 -2- 1.121, 62 -2- 13.2, and 62 -2 -13.7, Community Commercial Zone. The proposal involves the replacement of the existing pavement and sub - drainage system along approximately 700 feet of a portion of the driveway and parking area on the east and northeast sides of the East Hill Plaza. The project will involve the removal of several parking spaces along the east side of the Plaza. Cornell University, Owner /Applicant; Thomas P. LiVigne, Director, Cornell Real Estate, 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, September 12, 2011 Publish: Wednesday, September 14, 2011 Wednesday tember 1`4, 2011" "� 'THE ITHAC�OAA) 4 A L Town of Ithaca Planning Board 215 North Tioga Street September 20,20117:00 p.m. PLEASE SIGN -IN Please Print Clearly, Thank You Name c��l P1�► f +Psvl a II��I sp (S AA C 5i-;or� Do(W. Address 211) BA'�'egd _PW W24 f -(haCe -- L 'All 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, September 20, 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: September 12, 2011 Date of Publication: September 14, 2011 ` b� (recce. Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 14`h day of September 2011. Notary Public CARRIE WHITMORE Notary Public, State of New York No. 01 WH6052877 Tioga County Commission Expires December 26, r�