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HomeMy WebLinkAboutPB Minutes 2012-07-17TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday. July 17. 2012 AGENDA 7:00 P.M. Persons to be heard (no more than fiye minutes). 7:05 P.M. SEQR Determination: GreenTree Garden Supply, 606 Elmira Road. 7;05 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approyal for the proposed GreenTree Garden Supply project located at 606 Elmira Road (NYS Route 13), Town of Ithaca Tax Parcel No. 33-3-2.1, Light Industrial Zone. The project includes using the existing building for retail (including online sales), warehouse (bulk materials, soils and growing media, containers, etc.) and research space for the garden supply business. The only proposed exterior change is new signage. Yunis Realty, Inc., Owner; John L. Gaunt, GreenTree Garden Supply LLC, Applicant. 7;25 P.M. PUBLIC HEARING: Consideration of a Recommendation to the Zoning Board of Appeals for a sign yariance for the former P & C grocery store, located in East Hill Plaza at 315 Pine Tree Road, Town of Ithaca Tax Parcel No. 62.-2-1.121, Community Commercial Zone. The proposal includes remoying three wall signs on the front of the building, replacing the "P & C" entrance sign behind the glass fa9ade on the front of the building with a new "P & C Fresh" sign, and installing a new "P & C Fresh" wall sign on the west side of the building. Cornell Uniyersity Real Estate, Owner/Applicant; Maria Maynard, Ashley Management, Agent. 7:35 P.M. SEQR Determination: Mitchell 2-Lot Subdiyision, end of Fidler Road. 7;35 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdiyision Approyal for the proposed 2-lot subdiyision located at the end of Fidler Road, Town of Ithaca Tax Parcel No. 33-3-2.2, Low Density Residential Zone. The proposal inyolyes subdiyiding off a +/- 2 acre parcel from the +/- 70 acre parcel for the construction of a new residence. Mitchell Ventures, LLC, Owner/Applicant; Dan Mitchell, Agent. 7:45 P.M. SEQR Determination: Ithaca Beer Company Deyelopment Modifications, Ithaca Beer Driye. 7:45 P,M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approyal for the proposed modifications to the Ithaca Beer Company Deyelopment project located on Ithaca Beer Driye (off Elmira Road), Town of Ithaca Tax Parcel No. 33-3-2.10, Planned Deyelopment Zone No. 14. The proposed modifications include the option to use grayel for most of the driyes and parking areas instead of asphalt, changes to the layout for the terrace and garden area, changes to the grading in two areas, a new concrete pad for equipment on the north side of the building, a new limestone block wall, and a different bollard style light. Nut Brown Realty, LLC, Owner/Applicant; Dan Mitchell, Agent. 8:00 P.M. SEQR Determination: Salon 2-Lot Subdiyision, 251 Culyer Road. 8:00 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdivision located at 251 Culver Road, Town of Ithaca Tax Parcel No. 32-1-8, Low Density Residential Zone. The proposal involves subdividing the 28.66 +/- acre parcel into 2 parcels, an 11.19 +/- acre vacant parcel (Parcel A) which will be consolidated with the Town of Ithaca's Dress Woods Preserve (Tax Parcel No. 32-1-7) and a 17.47 +/- acre parcel (Parcel B) which contains the existing residence. Elizabeth Salon, Owner; Town of Ithaca, Applicant. 11. Approval of Minutes: June 19, 2012 12. Other Business: 13. 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. July 17. 2012 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, July 17, 2012, 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 Approyal for the proposed GreenTree Garden Supply project located at 606 Elmira Road (NYS Route 13), Town of Ithaca Tax Parcel No. 33-3-2.1, Light Industrial Zone. The project includes using the existing building for retail (including online sales), warehouse (bulk materials, soils and growing media, containers, etc.) and research space for the garden supply business. The only proposed exterior change is new signage. Yunis Realty, Inc., Owner; John L. Gaunt, GreenTree Garden Supply LLC, Applicant. 7:25 P.M. Consideration of a Recommendation to the Zoning Board of Appeals for a sign yariance for the former P & C grocery store, located in East Hill Plaza at 315 Pine Tree Road, Town of Ithaca Tax Parcel No. 62.-2-1.121, Community Commercial Zone. The proposal includes remoying three wall signs on the front of the building, replacing the "P & C" entrance sign behind the glass fa9ade on the front of the building with a new "P & C Fresh" sign, and installing a new "P & C Fresh" wall sign on the west side of the building. Comell Uniyersity Real Estate, Owner/Applicant; Maria Maynard, Ashley Management, Agent. 7:35 P.M. Consideration of Preliminary and Final Subdiyision Approyal for the proposed 2-lot subdiyision located at the end of Fidler Road, Town of Ithaca Tax Parcel No. 33-3-2.2, Low Density Residential Zone. The proposal inyolyes subdiyiding off a +/- 2 acre parcel from the +/- 70 acre parcel for the construction of a new residence. Mitchell Ventures, LLC, Owner/Applicant; Dan Mitchell, Agent. 7:45 P.M. Consideration of Preliminary and Final Site Plan Approyal for the proposed modifications to the Ithaca Beer Company Deyelopment project located on Ithaca Beer Driye (off Elmira Road), Town of Ithaca Tax Parcel No. 33-3-2.10, Planned Deyelopment Zone No. 14. The proposed modifications include the option to use grayel for most of the driyes and parking areas instead of asphalt, changes to the layout for the terrace and garden area, changes to the grading in two areas, a new concrete pad for equipment on the north side of the building, a new limestone block wall, and a different bollard style light. Nut Brown Realty, LLC, Owner/Applicant; Dan Mitchell, Agent. 8:00 P.M. Consideration of Preliminary and Final Subdiyision Approyal for the proposed 2-lot subdiyision located at 251 Culyer Road, Town of Ithaca Tax Parcel No. 32-1-8, Low Density Residential Zone. The proposal inyolyes subdiyiding the 28.66 +/- acre parcel into 2 parcels, an 11.19 +/- acre yacant parcel (Parcel A) which will be consolidated with the Town of Ithaca's Dress Woods Preserve (Tax Parcel No. 32-1-7) and a 17.47 +/- acre parcel (Parcel B) which contains the existing residence. Elizabeth Salon, Owner; Town of Ithaca, Applicant. Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Susan Ritter Director of Planning 273-1747 Dated: Monday, July 9,2012 Pubhsh: Wednesday, July 11,2012 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 bv the Town of Ithaca Planning Board in the Town of Ithaca Town Hall. 215 North Tioea Street. Ithaca. New York, on Tuesday. July 17. 2012 commencing at 7:00 P.M.. as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board -215 North Tioea Street. Date of Posting: July 9,2012 Date of Publication: July 11, 2012 Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 11*^ day of July 2012. Notary Public DEBORAH KELLEY - ' Notary PubRc, State of New York > . ^ No.-j01KE6025073 Qualified in Schuyler County Commission Expires May 17,20 Wednesday, July 11.2012 | THE ITHACA JOURNAL IJFaWIOFTTH>^ Mninq board ^pfOEOFPUaJC , n HEAfflNGS "^esd^.Jutyl/.SOIS By direction of the Chair person of the Planning Board. NOTICE IS HEREBY GIVEN that PubNc Hearings will be held by the Plartning Board of the Tovm of Ithaca on Tuesday. July 17. 2012. ^21S North Tioga Street. 'ImBea, N.Y.. at the follow- m times and on the follow-^^atters: wnsidefBtion of Prellmlna- :«and Fhtal Site Plan Ap- wval fw the proposed 'weenTr^ Garden Supply project located at 606 B- tnlrB Road (NYS Route 13). Town Ithaca Tax Parcel No. 33-3-2.1. Light bduslti- Tlije i'i-Sia etdadng w letajl CrtckKfing growing meda, container etc.) and res each ^liaa for die garden supply busi nees. The only proposer exterior change is nev signage. Yunis Realty, Irrc. Owner; John L. Gaunt GreenTree Garden Suppi) U.C, Applicant. 7;25 P.M. Consideration of a Recom mendation to the Zoning Board of Appeals for a sign variance for the former P 8 C grocery store, located ir East Hill Plaza at 315 Rne Tree Road. Town of Idiacr T« Parcel No. 62.-2-1.12l Community Commercia Zone. The proposal in dudes removing Uiree wei signs .on the front of the buSding, replacing the 'P 8 C entrance sign behind the glass fagade on the front of; the building with a new 'P &( C Fresh' sign, artd instaillrrg. a new 'P & C Fresh' well Sign on the west side of dre 'buildirrg. Comelt ijniverslty Real Estate. Owner/ Appli cant: Maria Mayrrard. Ash ley Marragement. Agent. >7;35 P.M. Consideration of RreNrnina- ry and Ftrral Subrfivisicn Ap proval for the prqxised 2- 'lot subdivislori located at jthe end of Rdler Road. Town of Ithaca Tax Parcel. :r>k). 33-3-2.2, Low Density! Residential Zone. TTre pro posal involves sididlvidlng'' off a */• 2 acre parcel from the *!■ 70 acre parcel for the construction of a new -residertce Mitchell Ven tures. LLC, Owner/ Appli-' cant: Dan MitchdI. Agent. 7:45 P.M. Consideration of PrelimirM- ry and Rnel Site Plan Ap proval for the proposed modifications to the Itfiaca Beer Company Devdop- ment project located onIdtaca Be^ Drive (off B- mira Road). Town of Ithaca Tax Pareel No. 33-3-ZW. Planned Development Zone No. 14. The proposed modifications indude the option to use gravel for most of the drives end parMng areas instead of as phalt. changes to the layout for the terrace and garden area, changes to dre grad ing in two areas, a new concrete pad for equipment on the north side of the building, a new limestorre block wall, and a different bollard style li^. Nut Brown Realty.' LLC, Owner/A(^)tic8nt; Dan iMltchell, Agent. B:00 P.M.jConsideratlon of Prellmina-jry and Rnd Subdivision Ap-IpFoval for the proposed 2- fot subdMslon located at ksi Culver Road. Town of Ithaca Tax Parcel No. 32-1- Zone. The ixopossf involves subdividing tht 26.66 -^/- acre paroel into 2 parcels, an tt.19 ■»-/• acre vecent parcel (Parcel A) which will be consolidatec with the Town of hfraca't Dress Woods Preserve (Tex Parcel No. 32-1-7) and a 17.47 */■ acre parcel (Parcel B1 wNch contains the existing residence., Ebz-i abeth Salon. Owner: Town of Ithaca, Appllcanl. Said Ptanrring^ Board wBI at said times and said place' hear all persons In support of such matters or objec tions thereto. Persons may^pear by agent or in per son. Ir)dlviduels with vieu^ Impairments. hearing Impairments or other spe cial rweds. will berprovidad with assistance as necM- saiy. upon request. Per sons desiring assistance must make such a request not less than 48 hours prior to the lime of the public hearing. Susan Ritter Directorof Wanning 273-1747 Dated: Monday, dub's. 2012 .. 7/11/2012 Town of Ithaca Planning Board 215 North Tioga Street July 17, 2012 7:00 p.m. PLEASE SIGN-IN Please Print Clearly, Thank You Name Address b VYrV\etT /vl -G^yo^ ^4- TOWN OF ITHACA PLANNING BOARD MEETING Tuesday, July 17, 2012 215 N. Tioga Street, Ithaca, NY 14850 Board Members Present: Fred Wilcox (Chair), Linda Collins, George Conneman, John Beach, Jon Bosak, Eric VanderMaas, Hollis Erb Staff Present: Susan Ritter, Director of Planning; Chris Balestra, Planner; Mike Smith, Planner; Bruce Bates, Director of Code Enforcement; Susan Brock, Attorney for the Town; Deb DeAugistine, Deputy Town Clerk. 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: GreenTree Garden Supply, 606 Elmira Road Mr. Gaunt stated that he recently acquired the GreenTree Garden Supply business on Route 13. He hopes to expand the retail dimension both in the store and online. He bought GreenTree because he sees tremendous opportunity to develop product lines. The current location is suboptimal for a num- ber of reasons, including the difficulty of carrying inventory up the stairs and poor access off Route 13. The location of the site Ithaca Beer is vacating fits well with their vision of developing their busi- ness. Mr. Bosak stated that he has been to the store several times in the last few years and thinks this is a big improvement in terms of turning into the parking lot. He said the City’s loss is the Town’s gain. Ms. Erb thanked Mr. Gaunt for covering so many details in the narrative, right down to the type of fertilizer on site. Mr. Wilcox asked when they expect to be able to move in. Mr. Gaunt responded that their contract commences on September 1. They hope to occupy on that day, but it depends on Ithaca Beer’s time- line. Ithaca Beer is responsible for cleaning up the site. PB Resolution No. 2012-042: SEQR, Preliminary and Final Site Plan Approval, GreenTree Garden Supply, 606 Elmira Road, Tax Parcel No. 33-3-2.1 Moved by Hollis Erb; seconded by George Conneman WHEREAS: 1.This action involves consideration of Preliminary and Final Site Plan Approval for the proposed GreenTree Garden Supply project, located at 606 Elmira Road (NYS Route 13), Town of Ithaca Planning Board Minutes 07-17-2012 Page 2 of 14 Tax Parcel No. 33-3-2.1, Light Industrial Zone. The project includes using the existing building for retail (including online sales), warehouse (bulk materials, soils and growing media, containers, etc.), and research space for the garden supply business. The only proposed exterior change is new signage. Yunis Realty, Inc., Owner; John L. Gaunt, GreenTree Garden Supply LLC, Applicant; 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 July 17, 2012, 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, a packet provided by the applicant, date-stamped June 1, 2012, that contains a narrative, a site survey titled “No. 606 Elmira Road, Town of Ithaca, County of Tompkins, State of New York,” a current site layout (Figure 2), a proposed interior layout plan, 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, Bosak, VanderMaas, Erb AGENDA ITEM PUBLIC HEARING : Consideration of Preliminary and Final Site Plan Approval for the proposed GreenTree Garden Supply project located at 606 Elmira Road (NYS Route 13), Town of Ithaca Tax Parcel No. 33-3-2.1, Light Industrial Zone. The project includes using the existing building for retail (including online sales), warehouse (bulk materials, soils and growing media, containers, etc.) and research space for the garden supply business. The only proposed exterior change is new signage. Yunis Realty, Inc., Owner; John L. Gaunt, GreenTree Garden Supply LLC, Applicant. Mr. Wilcox opened the pubic hearing at 7:10 p.m. Ms. Erb requested some landscaping along the grassy area that borders Elmira Road, but nothing that would block traffic views and sight lines. She said that the flat brown grass leading into the flat park- ing lot is not interesting. Mr. Gaunt responded that they’d be happy to comply and asked for clarifica- tion on what would be acceptable from the Board’s perspective. He thinks there’s an opportunity for upcycling: taking what someone else might see as waste and making it into something more interest- ing. They’ve been saving pallets at their current site, and would like to create something interesting Planning Board Minutes 07-17-2012 Page 3 of 14 with them that also meets the Board’s requirements for landscaping – something that demonstrates their business and their ideas as well as making the space more interesting. Regarding requiring landscaping, Mr. Wilcox reminded the Board that Mr. Gaunt is the renter, not the owner. Mr. VanderMaas stated that something he’s seen carried out in rental situations with great success are planters that are changed out seasonally. Mr. Gaunt agreed that something like that would work very well, adding that raised gardening is interesting in Ithaca, especially where a lot of soils are contami- nated. He said that what Mr. VanderMaas suggested is essentially a raised garden. Mr. Wilcox said that the Board can add a condition for the applicant to put in landscaping or some- thing similar, but that they are not in a position to nail down something specific. Mr. Bosak said that it’s so obviously to the applicant’s advantage that nothing further needs to be said. Mr. Bates said that for Code Enforcement staff, it would be a judgment call: done tastefully and decoratively, he doesn’t see a problem. Mr. Bosak said that he doesn’t want to put in a condition that will limit what the applicant can do. Mr. Conneman and Ms. Robinson agreed that the Board needed to be careful not to squash creativity. Mr. Wilcox closed the public hearing at 7:23 p.m. PB Resolution No. 2012-043: Preliminary and Final Site Plan Approval, GreenTree Garden Sup- ply, 606 Elmira Road, Tax Parcel No. 33-3-2.1 Moved by John Beach; seconded by Hollis Erb WHEREAS: 1.This action involves consideration of Preliminary and Final Site Plan Approval for the proposed GreenTree Garden Supply project, located at 606 Elmira Road (NYS Route 13), Town of Ithaca Tax Parcel No. 33-3-2.1, Light Industrial Zone. The project includes using the existing building for retail (including online sales), warehouse (bulk materials, soils and growing media, containers, etc.), and research space for the garden supply business. The only proposed exterior change is new signage. Yunis Realty, Inc., Owner; John L. Gaunt, GreenTree Garden Supply LLC, Appli- cant; 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 July 17, 2012, made a negative determi- nation of environmental significance, after having reviewed and accepted as adequate a Short En- vironmental 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 July 17, 2012, has reviewed and accepted as adequate a packet provided by the applicant, date-stamped June 1, 2012, that contains a narrative, a site survey titled “No. 606 Elmira Road, Town of Ithaca, County of Tompkins, State of New Planning Board Minutes 07-17-2012 Page 4 of 14 York,” a current site layout (Figure 2), a proposed interior layout plan, and other application ma- terials; 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 Preliminary and Final Site Plan Checklists, having de- termined from the materials presented that such waiver will result in neither a significant altera- tion 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 grants Preliminary and Final Site Plan Approval for the proposed GreenTree Garden Supply LLC, as shown in the packet provided by the applicant, date- stamped June 1, 2012, subject to the following conditions: a.That the applicant obtains a building permit for any interior renovations, and b.That the applicant obtains sign permits for any proposed signs, and c.That the applicant provide landscaping and/or planter display(s) by June 1, 2013 on the grassy median adjacent to New York State Route 13 that do not interfere with sight distances, with the initial installation subject to the approval of the Director of Planning. Changes to the landscaping and planter display(s) shall not be subject to site plan modification unless the cri- teria in Town Code Section 270-191 require site plan modification. Vote: Ayes – Wilcox, Collins, Conneman, Beach, Bosak, VanderMaas, Erb AGENDA ITEM PUBLIC HEARING : Consideration of a Recommendation to the Zoning Board of Appeals for a sign variance for the former P & C grocery store, located in East Hill Plaza at 315 Pine Tree Road, Town of Ithaca Tax Parcel No. 62.-2-1.121, Community Commercial Zone. The proposal includes removing three wall signs on the front of the building, replacing the “P & C” entrance sign behind the glass façade on the front of the building with a new “P & C Fresh” sign, and installing a new “P & C Fresh” wall sign on the west side of the building. Cornell University Real Estate, Own- er/Applicant; Maria Maynard, Ashley Management, Agent Mr. Wilcox opened the public hearing at 7:32 p.m. Maria Maynard and Greg Young and Myles da Cunha, P&C Fresh owners, were present. Ms. Maynard stated that they plan to remove all old signage from the storefront, add “Fresh” to the existing P&C atrium logo, and add a sign on the Pine Tree Road side to increase visibility. The Board agreed that the new signage is an improvement over the existing signage. Planning Board Minutes 07-17-2012 Page 5 of 14 Mr. Young explained that the two proposed signs are both LED signs, as opposed to neon, which will be less expensive to run. The two proposed signs have less square footage than the current three. Mr. Wilcox closed the public hearing at 7:40 p.m. PB Resolution No. 2012-044: Recommendation to Town of Ithaca Zoning Board of Appeals, Sign Variance – P & C Fresh, 315 Pine Tree Road, Tax Parcel No. 62.-2-1.121, Town of Ithaca Sign Review Board Moved by George Conneman; seconded by Linda Collins WHEREAS: 1.This action is consideration of a Recommendation to the Zoning Board of Appeals for a sign vari- ance for the former P & C grocery store, located in East Hill Plaza at 315 Pine Tree Road, Town of Ithaca Tax Parcel No. 62.-2-1.121, Community Commercial Zone. The proposal includes re- moving three wall signs on the front of the building, replacing the “P & C” entrance sign behind the glass façade on the front of the building with a new “P & C Fresh” sign, and installing a new “P & C Fresh” wall sign on the west side of the building. Cornell University Real Estate, Own- er/Applicant; Maria Maynard, Ashley Management, Agent; and 2.The Planning Board, at a Public Hearing held on July 17, 2012, has reviewed and accepted as adequate a site plan, date-stamped June 15, 2012, that shows the location of the P & C building, a packet titled “The ‘New’ P & C Your Hometown Supermarket” that shows the dimensions, ma- terials, and colors of the proposed signs, and other application materials; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board, acting as the Town of Ithaca Sign Review Board, hereby recommends that the Zoning Board of Appeals approve the request for a sign variance for two wall signs on the P & C Fresh building, where only one wall sign is permitted in a Business/Industrial District. The Planning Board further recommends that such approval be subject to the following conditions: a.All proposed lighting shall comply with the Town of Ithaca Outdoor Lighting Law, and b.The applicant must obtain sign permits prior to installing the new signs. Vote: Ayes – Wilcox, Collins, Conneman, Beach, Bosak, VanderMaas, Erb AGENDA ITEM SEQR Determination: Mitchell 2-Lot Subdivision, end of Fidler Road Dan Mitchell stated that they’re looking to put a house at the end of the road and would like to sub- divide out two acres for the house in order to get a mortgage. There was discussion regarding the strip of Town property Mr. Mitchell’s driveway will have to cross. Planning Board Minutes 07-17-2012 Page 6 of 14 Mike Smith explained that Fidler Road (a Town road) ends in a hammerhead. There is about 60 feet of undeveloped road between the hammerhead and Dan Mitchell’s property line that the driveway will need to cross to get to the pavement. The driveway will not cross the cross-hatched area shown on the survey. All the driveways currently on Fidler Road cross about 15 feet of the unpaved portion of the road to reach the pavement; Mr. Mitchell’s driveway will cross 60 feet. Mr. Bates stated that Mr. Hebdon has confirmed that the Town will give Mr. Mitchell permission to extend his driveway to the pavement as part of the curb-cut process. PB Resolution No. 2012-045: SEQR, Preliminary and Final Subdivision Approval, Mitchell 2-Lot Subdivision, Fidler Road, Tax Parcel No. 33-3-2.2 Moved by George Conneman; seconded by John Beach WHEREAS: 1.This is consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdi- vision located at the end of Fidler Road, Town of Ithaca Tax Parcel No. 33-3-2.2, Low Density Residential Zone. The proposal involves subdividing off a 2 +/- acre parcel from the 70 +/- acre parcel for the construction of a new residence. Mitchell Ventures, LLC, Owner/Applicant; Dan Mitchell, Agent, and 2.This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an uncoor- dinated review with respect to Subdivision Approval, and 3.The Planning Board on July 17, 2012, has reviewed and accepted as adequate a Short Environ- mental Assessment Form Part I, submitted by the applicant, and Part II prepared by the Town Planning staff, a survey map entitled “Subdivision Plat Showing Lands of Mitchell Ventures, LLC”, dated 4/5/2011 and revised 6/5/2012, prepared by T.G. Miller P.C., and other applica- tion materials, and 4.The Town Planning staff has recommended a negative determination of environmental signifi- cance 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 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 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: Ayes – Wilcox, Collins, Conneman, Beach, Bosak, VanderMaas, Erb AGENDA ITEM Public Hearing: Consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdivision located at the end of Fidler Road, Town of Ithaca Tax Parcel No. 33-3-2.2, Low Density Planning Board Minutes 07-17-2012 Page 7 of 14 Residential Zone. The proposal involves subdividing off a +/- 2 acre parcel from the +/- 70 acre par- cel for the construction of a new residence. Mitchell Ventures, LLC, Owner/Applicant; Dan Mitch- ell, Agent Mr. Wilcox opened the public hearing at 7:56 p.m. Elizabeth Baker-Berggman, Fidler Road, had a few questions about the project. When she moved into the area six years ago, she was told that the pond off the Fidler area was a natural wetland and animal preserve/bird sanctuary. She’s concerned about the impact on wildlife. She was told no further devel- opment could be done on Fidler because of the wetland. She likes the peacefulness and the natural tree area. She doesn’t want to see this project open up the area for further development, which might entail a continuation of Fidler Road through the property. Mr. Wilcox said the proposed subdivision may actually prevent connecting Fidler Road with another road to the north. Ms. Erb said that one of the features she finds attractive about the subdivision is that the entire corri- dor to the pond is being left open. Mr. Wilcox closed the public hearing at 8:08 p.m. PB Resolution No. 2012-046: Preliminary and Final Subdivision Approval, Mitchell 2-Lot Subdivi- sion, Fidler Road, Tax Parcel No. 33-3-2.2 Moved by Hollis Erb; seconded by Linda Collins WHEREAS: 1.This is consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdi- vision located at the end of Fidler Road, Town of Ithaca Tax Parcel No. 33-3-2.2, Low Density Residential Zone. The proposal involves subdividing off a 2 +/- acre parcel from the 70 +/- acre parcel for the construction of a new residence. Mitchell Ventures, LLC, Owner/Applicant; Dan Mitchell, Agent, and 2.This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an uncoordi- nated review with respect to Subdivision Approval, has on July 17, 2012, made a negative deter- mination 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 July 17, 2012, has reviewed and accepted as adequate a Short Environ- mental Assessment Form Part I, submitted by the applicant, and Part II prepared by the Town Planning staff, a survey map entitled “Subdivision Plat Showing Lands of Mitchell Ventures, LLC”, dated 4/5/2011 and revised 6/5/2012, prepared by T.G. Miller P.C., and other applica- tion materials, NOW THEREFORE BE IT RESOLVED: Planning Board Minutes 07-17-2012 Page 8 of 14 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, hav- ing 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 pro- posed two-lot subdivision located at the end of Fidler Road, as shown on the survey map titled “Subdivision Plat Showing Lands of Mitchell Ventures, LLC”, dated 4/5/2011 and revised 6/5/2012, prepared by T.G. Miller P.C., subject to the following conditions: a.granting of the necessary variance from the Town of Ithaca Zoning Board of Appeals, prior to signing of the plat by the Planning Board Chair, and b.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 filling with the Tompkins County Clerk’s Office, and submission of a receipt of filling to the Town of Ithaca Planning Department. Vote: Ayes – Wilcox, Collins, Conneman, Beach, Bosak, VanderMaas, Erb AGENDA ITEM SEQR Determination: Ithaca Beer Company Development Modifications, Ithaca Beer Drive Dan Mitchell pointed out the changes to the project: the concrete pad, the layout modification for the terrace, the change from concrete to gravel for the walk, and the change from paving to gravel. Ms. Erb stated that she likes the idea of going from asphalt to gravel. She had concerns about the concrete pad possibly causing light and noise pollution for the neighbors across the valley in the Peach Tree Lane area. Mr. Mitchell responded that there is so much growth between the pad and the neighborhood, no one will see or hear it, especially at that distance. Mr. Bosak said that it appeared from the map that the closest residences are 500 feet away. Mr. Wilcox pointed out that the compressor units and chiller units are installed. All they’ve done is put them on a concrete pad as opposed to the ground. Mike Smith said that the plans showed the units on the same side of the building they’re installed on, but at the opposite corner. Ms. Erb stated that if it’s true that the machinery was already approved, she doesn’t care about the concrete pad. Mr. Brock pointed out that the prior plans called for HVAC equipment, but these are not HVAC. Mr. Mitchell responded that they had two 15-horse air conditioners with a shed in between them to house a reservoir and pumps. That system is what chilled the beer. They’re doing the exact same thing Planning Board Minutes 07-17-2012 Page 9 of 14 they have always done in the old system, but they just replaced the two HVAC systems, which they use for a different purpose, with one glycol chiller, which is an industrial HVAC system that they use to chill the beer. The only piece that was indoors was the reservoir. The reservoir in the new chiller is inside the unit itself, which sits on the concrete pad. It’s a much cleaner unit than they had in the past. Mr. Wilcox stated that the concern was determining what was approved originally, which is now a compressor/chiller instead of HVAC on the opposite corner of the building. Regarding possible noise, Mr. Wilcox said he walked within five feet of the pad that afternoon and didn’t hear anything. Mr. Mitchell said they are running at full capacity. Mr. Wilcox had a concern about dust from gravel. Ms. Erb replied that crusher run fully packed is permeable with no dust. PB Resolution No. 2012-047: SEQR, Preliminary and Final Site Plan, Ithaca Beer Company De- velopment Modifications, Tax Parcel No. 33-3-2.10 Moved by Jon Bosak; seconded by Hollis Erb WHEREAS: 1.This action is consideration of Preliminary and Final Site Plan Approval for the proposed modifi- cations to the Ithaca Beer Company Development project located on Ithaca Beer Drive (off Elmi- ra Road), Town of Ithaca Tax Parcel No. 33-3-2.10, Planned Development Zone No. 14. The pro- posed modifications include the option to use gravel for most of the drives and parking areas in- stead of asphalt, changes to the layout for the terrace and garden area, changes to the grading in two areas, a new concrete pad for equipment on the north side of the building, a new limestone block wall, and a different bollard style light. Nut Brown Realty, LLC, Owner/Applicant; Dan Mitchell Agent; and 2.This is an Unlisted Action for which the Town of Ithaca Planning Board is acting as Lead Agency in an environmental review with respect to Site Plan Approval; and 3.The Planning Board, on July 17, 2012, has reviewed and accepted as adequate a Short Environ- mental Assessment Form (EAF) Part I, submitted by the applicant, and Part II prepared by Town Planning staff, drawings titled “Layout Plan” (C102), “Grading and Drainage Plan” (C103), and “Details” (C203), dated 07/18/11 and revised 6/15/12, prepared by T.G. Miller, P.C., and other application materials; and 4.The Town Planning staff has recommended a negative determination of environmental signifi- cance 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, Planning Board Minutes 07-17-2012 Page 10 of 14 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, Bosak, VanderMaas, Erb AGENDA ITEM Public Hearing: Consideration of Preliminary and Final Site Plan Approval for the proposed modifi- cations to the Ithaca Beer Company Development project located on Ithaca Beer Drive (off Elmira Road), Town of Ithaca Tax Parcel No. 33-3-2.10, Planned Development Zone No. 14. The proposed modifications include the option to use gravel for most of the drives and parking areas instead of as- phalt, changes to the layout for the terrace and garden area, changes to the grading in two areas, a new concrete pad for equipment on the north side of the building, a new limestone block wall, and a different bollard style light. Nut Brown Realty, LLC, Owner/Applicant; Dan Mitchell, Agent Mr. Wilcox opened the public hearing at 8:32 p.m. Mr. Wilcox acknowledged Mr. Hebdon’s letter of reassurance that the changes will not have a detri- mental impact on the stormwater facilities. Mr. Wilcox closed the public hearing at 8:34 p.m. PB Resolution No. 2012-048: Preliminary and Final Site Plan, Ithaca Beer Company Development Modifications, Tax Parcel No. 33-3-2.10 Moved by Hollis Erb; seconded by John Beach WHEREAS: 1.This action is consideration of Preliminary and Final Site Plan Approval for the proposed modifi- cations to the Ithaca Beer Company Development project located on Ithaca Beer Drive (off Elmi- ra Road), Town of Ithaca Tax Parcel No. 33-3-2.10, Planned Development Zone No. 14. The proposed modifications include the option to use gravel for most of the drives and parking areas instead of asphalt, changes to the layout for the terrace and garden area, changes to the grading in two areas, a new concrete pad for equipment on the north side of the building, a new limestone block wall, and a different bollard style light. Nut Brown Realty, LLC, Owner/Applicant; Dan Mitchell Agent; and 2.This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency in an environmental review with respect to the project has, on July 17, 2012, made a negative de- termination 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 July 17, 2012, has reviewed and accepted as adequate, drawings titled “Layout Plan” (C102), “Grading and Drainage Plan” (C103), and “De- Planning Board Minutes 07-17-2012 Page 11 of 14 tails” (C203), dated 07/18/11 and revised 6/15/12, prepared by T.G. Miller, P.C., and other ap- plication 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 Preliminary and Final Site Plan Checklists, having de- termined from the materials presented that such waiver will result in neither a significant altera- tion 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 Ithaca Beer Company Development Modifications, as described on drawings ti- tled “Layout Plan” (C102), “Grading and Drainage Plan” (C103), and “Details” (C203), dated 07/18/11 and revised 6/15/12, prepared by T.G. Miller, P.C., and other application materials, subject to the following conditions: a.all conditions of the Planning Board’s previous resolution of approval (Resolution No. 2011- 066) regarding this project shall still apply, and b.submission of cut sheets or additional details for the new proposed bollard, to show conform- ance with the Town’s Outdoor Lighting Law (Chapter 173), or submission of cut sheets or other details for a different bollard that complies with the Outdoor Lighting Law, for review and approval of the Director of Planning, prior to installation of any of the bollards, and c.submission of one set of the final revised site plan drawings on mylar, vellum, or paper, signed and sealed by the registered land surveyor, engineer, architects, or landscape architect who prepared the site plan material, prior to issuance of a Final Certificate of Occupancy; and 3.Without further Planning Board approval, all gravel parking and driveway areas shown on the drawings listed above can be modified in the future by paving any or all of them with asphalt, sub- ject to the following set of condition: a.submission of a revised set of plans to include a note referring to this paving option, prior to issuance of a Final Certificate of Occupancy. Vote: Ayes – Wilcox, Collins, Conneman, Beach, Bosak, VanderMaas, Erb AGENDA ITEM SEQR Determination: Salon 2-Lot Subdivision, 251 Culver Road Mr. Smith stated that the Town of Ithaca has negotiated with Elizabeth Salon to purchase a portion of her property to add to the Dress Woods preserve. The Board agreed that all the environmental impacts are positive. Planning Board Minutes 07-17-2012 Page 12 of 14 PB Resolution No. 2012-049: SEQR, Preliminary and Final Subdivision Approval, Salon 2-Lot Subdivision, 251 Culver Road, Tax Parcel No. 32-1-8 Moved by Hollis Erb; seconded by George Conneman WHEREAS: 1.This is consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdi- vision located at 251 Culver Road, Town of Ithaca Tax Parcel No. 32-1-8, Low Density Residen- tial Zone. The proposal involves subdividing the 28.66 +/- acre parcel into 2 parcels, an 11.19 +/- acre vacant parcel (Parcel A) which will be consolidated with the Town of Ithaca’s Dress Woods Preserve (Tax Parcel No. 32-1-7) and a 17.47 +/- acre parcel (Parcel B) which contains the existing residence. Elizabeth Salon, Owner; Town of Ithaca, Applicant, and 2.This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an uncoor- dinated review with respect to Subdivision Approval, and 3.The Planning Board on July 17, 2012, has reviewed and accepted as adequate a Short Environ- mental Assessment Form Part I, submitted by the applicant, and Part II prepared by the Town Planning staff, a survey map entitled “Subdivision Map, Showing Lands of Elizabeth G. Salon, Located at No. 251 Culver Road”, dated 6/13/2012, prepared by T.G. Miller P.C., and other ap- plication materials, and 4.The Town Planning staff has recommended a negative determination of environmental signifi- cance 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 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 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: Ayes – Wilcox, Collins, Conneman, Beach, Bosak, VanderMaas, Erb AGENDA ITEM Public Hearing: Consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdivision located at 251 Culver Road, Town of Ithaca Tax Parcel No. 32-1-8, Low Density Residen- tial Zone. The proposal involves subdividing the 28.66 +/- acre parcel into 2 parcels, an 11.19 +/- acre vacant parcel (Parcel A) which will be consolidated with the Town of Ithaca’s Dress Woods Pre- serve (Tax Parcel No. 32-1-7) and a 17.47 +/- acre parcel (Parcel B) which contains the existing resi- dence. Elizabeth Salon, Owner; Town of Ithaca, Applicant Mr. Wilcox opened the public hearing at 8:50 p.m. Hearing no one, Mr. Wilcox closed the public hearing at 8:51 p.m. Planning Board Minutes 07-17-2012 Page 13 of 14 PB Resolution No. 2012-050: Preliminary and Final Subdivision Approval, Salon 2-Lot Subdivi- sion, Culver Road, Tax Parcel No. 32-1-8 Moved by Hollis Erb; seconded by Fred Wilcox WHEREAS: 1.This is consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdi- vision located at 251 Culver Road, Town of Ithaca Tax Parcel No. 32-1-8, Low Density Residen- tial Zone. The proposal involves subdividing the 28.66 +/- acre parcel into 2 parcels, an 11.19 +/- acre vacant parcel (Parcel A) which will be consolidated with the Town of Ithaca’s Dress Woods Preserve (Tax Parcel No. 32-1-7) and a 17.47 +/- acre parcel (Parcel B) which contains the existing residence. Elizabeth Salon, Owner; Town of Ithaca, Applicant, and 2.This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an uncoordi- nated review with respect to Subdivision Approval, has on July 17, 2012, made a negative deter- mination 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 July 17, 2012, has reviewed and accepted as adequate a Short Environ- mental Assessment Form Part I, submitted by the applicant, and Part II prepared by the Town Planning staff, a survey map entitled “Subdivision Map, Showing Lands of Elizabeth G. Salon, Located at No. 251 Culver Road”, dated 6/13/2012, prepared by T.G. Miller P.C., and other ap- plication 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 two-lot subdivision located at 251 Culver Road, as shown on the survey map titled “Subdivision Map, Showing Lands of Elizabeth G. Salon, Located at No. 251 Culver Road”, dated 6/13/2012, prepared by T.G. Miller P.C., subject to the following condition: a.submission of a receipt of filing the subdivision map with the Tompkins County Clerk’s Office to the Town of Ithaca Planning Department. Vote: Ayes – Wilcox, Collins, Conneman, Beach, Bosak, VanderMaas, Erb Planning Board Minutes 07-17-2012 Page 14 of 14 AGENDA ITEM Approval of Minutes PB Resolution No. 2012-051: Minutes of June 19, 2012 Moved by Fred Wilcox; seconded by Hollis Erb WHEREAS, the Town of Ithaca Planning Board has reviewed the draft minutes from the meeting on June 19, 2012; now therefore be it RESOLVED, the Town of Ithaca Planning Board approves the minutes, with corrections, to be the final minutes of the meeting on June 19. Vote: Ayes - Wilcox, Collins, Conneman, Beach, Bosak, VanderMaas, Erb AGENDA ITEM Ms. Ritter asked whether the Planning Board would like a small presentation regarding the status of the Comprehensive Plan. The Comprehensive Plan Committee has released a draft to the public and requested feedback by the end of August. The committee will look at the comments and make modi fications based on them. If there are numerous changes, the committee will probably have another public meeting - probably an open house and not a formal meeting. There will then be a handoff to the Town Board, who will have a discussion, prepare a SEQR, and hold public meetings. The Board agreed that her explanation was a sufficient update and that they would not require a presentation. AGENDA ITEM Adjournment Upon a motion by Hollis Erb the meeting adjourned at 9:05 p.m. Respectfully submitted. bra.DeAugisti eputy To^n^lerk