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HomeMy WebLinkAboutPB Minutes 2013-12-03TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday. December 3. 2013 AGENDA 7:00 P.M. SEQR Determination: Baldwin Trust 2-Lot Subdivision, 149 Pine Tree Road. 7;00 P.M« . PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdivision of 149 Pine Tree Road, Town of Ithaca Tax Parcel No, 57-1-7.2, Medium Density Residential Zone. The proposal involves subdividing the 16.282 acre property into a 2.132 +/- acre parcel to be retained by the Baldwin's and a 14.15 +/- acre parcel to be conveyed to the Town of Ithaca and consolidated with Tax Parcel No. 57-1-11.13 for use as a preserve. Frank C. Baldwin, Jr. Tmst, Owner; Town of Ithaca, Applicant. 7:10 P.M. SEQR Determination: Rodeway Inn Modifications, 654 Elmira Road. 7;10 P.M, PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed modifications to the Rodeway Inn located at 654 Elmira Road, Town of Ithaca Tax Parcel No. 33-3-6, Neighborhood Commercial Zone. The proposal involves additions to 21 of the rental units, an addition to the existing mechanical room, two new comer rental units, and new exterior finishes and roof features to the buildings. JAMNA Hospitality Inc., Owner/Applicant; Joseph Tumowchyk, HEX 9 Architects LLC, Agent. 7:30 P.M. SEQR Determination: Auto Repair, Taxi Service, and CrossFit Gym Businesses, 618 Elmira Road. 7;30 P»M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed auto repair, taxi service, and CrossFit businesses to be located at 618 Elmira Road, Town of Ithaca Tax Parcel No. 33-3-2.7, Light Industrial Zone. The proposal is to convert 3,750 +/- square feet of the existing building for an auto repair and taxi service business, which includes adding two new garage doors on the east side of the building. The project also involves converting the remaining 1,250 +/- square feet of the existing building for a CrossFit training gym. Ithaca Realty LLC, Owner; Paul Kriegstein, Kyle Kenerson, Nina Cobb, and Jared Jordan, Applicants; David Huckle, Pyramid Brokerage Company, Agent. 7. Persons to be heard 8. Approval of Minutes: November 19, 2013. 9. Other Business 10. Adjoumment 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 MEETING Tuesday, December 3, 2013 215 N. Tioga Street, Ithaca, NY 14850 Board Members Present: Fred Wilcox(Chair), Linda Collins,Joseph Haefeli,John Beach,Yvonne Fogarty,Jon Bosak, Hollis Erb Staff Present: Sue Ritter, Director of Planning; Chris Balestra, Planner; Mike Smith, Planner; Bruce Bates, Director of Code Enforcement; Creig Hebdon, Civil Engineer; Susan Brock, Attorney for the Town; Deb DeAugistine, Deputy Town Clerk Call to Order Mr.Wilcox called the meeting to order at 7:01 p.m. Mr. Wilcox stated that Mr. Haefeli would be seated in the audience during the first agenda item because he sent an email to members of the Pine Tree Road neighborhood association in which it could be reasonably interpreted that he prematurely expressed an opinion about the proposed subdivision before all the information was before the Board. He reminded Board members to be careful not to express opinions on projects before the vote. AGENDA ITEM SEQR: Baldwin Trust 2-Lot Subdivision, 149 Pine Tree Road Mr. Smith stated that the Town is accepting the donation of 14 acres of land from the Baldwins. It will become a nature preserve like the East Ithaca Nature Preserve directly to the south. It will be owned and maintained by the Town. The Finger Lakes Land Trust will have a conservation easement on the property. It's adjacent to the East Hill Recreation Way Pew Trail, which borders the eastern side of the property. Ms. Erb asked whether the Town has any plans to maintain or improve any of the small paths on the parcel. Mr. Smith responded that he was not sure.They have maintained some of the walking paths on the East Ithaca preserve to the south. Ms. Erb asked about Item #15 on the second page of the SEQR form, where it talks about endan- gered species. Mr. Smith said the Part 1 form that the applicants fill out is now available on the DEC web site. Once you put in the tax parcel number, the form automatically fills in six or seven questions, and it looks like it is not selecting only what is on the parcel, but that it has some type of buffer that it's including around it. For a couple of the questions, such as the rare species of plants and animals that show up in the database, the last time one was observed in this area was back in the 1800s and the other in 1910 or 1930. He couldn't get the archeological mapping to work. Ms. Erb said she doesn't want to imply that the Board wasn't careful, and that the response could either be changed to No or left as Yes with a note stating that there were sitings many decades ago. Planning Board Minutes 12-03-2013 Page 2 of 15 Mr. Bosak didn't think the Board could change a response to No.According to the DEC, this is true. The Board needs to come up with a sufficient argument to convince the DEC that it isn't in order to not say Yes. Mr. Smith showed a map of the parcel that he zoomed in on; it doesn't show any highlighted sections within it.A map of the whole Town would show highlighted bubbles all over the map. One of the bubbles on Slaterville Road crosses the road, so it's within a certain distance of this area. He said this will occur often going forward. Mr. Bosak suggested that if it wasn't too much of a burden on planning staff, such maps should be attached to the packet; then the Board can say they know all about it. Ms. Fogarty suggested leaving the items checked and adding a note on the form saying "see attached map. Ms. Balestra suggested using Part 3 of the form for such notes. Mr. Wilcox said, even assuming there really are endangered species, it is not relevant in this case be- cause it will be maintained by the Finger Lakes Land Trust as a conservation easement. That's differ- ent than if someone wants to divide and build single-family homes. Mr. Bosak couldn't recall whether the Board is required to respond to items on the form in a particu- lar way. He thinks that as long as it's clear on the record that the Board had all the relevant infor- mation in front of them when they considered the project, it shouldn't be a problem. Ms. Erb was in favor of a more affirmative explanation because she could imagine a board that didn't care. She would prefer a note of explanation in Part 3. Mr. Bosak agreed, saying that will make it more bulletproof. Ms. Balestra thought that leaving Item #12 (whether it is located in an archeological sensitive area) checked Yes might make it a Type I Action, but Ms. Brock disagreed because the action is meant to preserve the land. She said to leave it checked Yes and to write a note in Part 3. Ms. Brock thought it was acceptable to change a response from Yes to No without explanation. Ms. Ritter agreed that it may be in an archeological sensitive area, but the property is not being devel- oped and the conservation easement will be maintained in perpetuity, so there will be no damage to the archeological resources. It would be different if a subdivision were being proposed. Mr. Bosak said that that's not going to work for virtually anything else that comes before the Board, and if it's true that most sites in the Town are going to trigger this, then the Board will have to look at maps and make a statement that it's not a sensitive area. Ms. Brock agreed and said this is going to come up again at tonight's meeting. Planning Board Minutes 12-03-2013 Page 3 of 15 PB Resolution No. 2013-048: SEAR, Preliminary and Final Subdivision Approval, Baldwin Trust 2-Lot Subdivision, 149 Pine Tree Road, Tax Parcel No. 57.1.7.2 Moved by Hollis Erb; seconded by Yvonne Fogarty WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed 24ot subdi- vision of 149 Pine Tree Road, Town of Ithaca Tax Parcel No. 57-1-7.2, Medium Density Residen- tial Zone. The proposal involves subdividing the 16.282 acre property into a 2.132 +/- acre parcel to be retained by the Baldwins and a 14.15 +/- acre parcel to be conveyed to the Town of Ithaca and consolidated with Tax Parcel No. 57-1-11.13 for use as a preserve. Frank C. Baldwin Jr. Trust, 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 December 3, 2013, has reviewed and accepted as adequate a Short Envi- ronmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the Town Planning staff, a survey map entitled "Subdivision Map Showing Lands of the Frank C. Baldwin Jr.Trust Located at No. 149 Pine Tree Road", prepared by T.G. Miller P.C., dated 4/11/2013, and other application materials, and 4. 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 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 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, an Environmental Impact Statement will not be required. Vote Ayes:Wilcox, Collins, Beach, Fogarty, Bosak, Erb AGENDA ITEM Public Hearing: Consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdivision of 149 Pine Tree Road, Town of Ithaca Tax Parcel No. 57-1-7.2, Medium Density Resi- dential Zone. The proposal involves subdividing the 16.282 acre property into a 2.132 +/- acre parcel to be retained by the Baldwin's and a 14.15 +/- acre parcel to be conveyed to the Town of Ithaca and consolidated with Tax Parcel No. 57-1-11.13 for use as a preserve. Frank C. Baldwin,Jr.Trust, Own- er;Town of Ithaca,Applicant Mr.Wilcox opened the public hearing at 7:33 p.m. Planning Board Minutes 12-03-2013 Page 4 of 15 Christa Bissell, 137 Pine Tree Road, stated that she and her neighbors are appreciative of what the Baldwins are doing and that they think it's a great idea for the neighborhood. Mr. Wilcox closed the public hearing at 7:35 p.m. PB Resolution No. 2013.049: Preliminary and Final Subdivision Approval, Baldwin 2-Lot Subdivision, 149 Pine Tree Road, Tax Parcel No. 57.1-7.2 Moved by Hollis Erb; seconded by John Beach WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdi- vision of 149 Pine Tree Road, Town of Ithaca Tax Parcel No. 57-1-7.2, Medium Density Residen- tial Zone. The proposal involves subdividing the 16.282 acre property into a 2.132 +/- acre parcel to be retained by the Baldwins and a 14.15 +/-acre parcel to be conveyed to the Town of Ithaca and consolidated with Tax Parcel No. 57-1-11.13 for use as a preserve. Frank C. Baldwin Jr. Trust, Owner;Town of Ithaca,Applicant, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency with respect to Subdivision Approval, has on December 3, 2013, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environ- mental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the Town Planning staff, and 3. The Planning Board on December 3, 2013, has reviewed and accepted as adequate a survey map entitled "Subdivision Map Showing Lands of the Frank C. Baldwin Jr. Trust Located at No. 149 Pine Tree Road", prepared by T.G. Miller P.C., dated 4/11/2013, and other application materi- als; 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, hav- ing 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 Planning Board hereby grants Preliminary and Final Subdivision Approval for the pro- posed 24ot subdivision located at 149 Pine Tree Road, as shown on the survey map entitled "Subdivision Map Showing Lands of the Frank C. Baldwin Jr. Trust Located at No. 149 Pine Tree Road", prepared by T.G. Miller P.C., dated 4/11/2013, subject to the following conditions: a. submission for signing by the Chairperson of the Planning Board of an original and three dark lined prints of the final subdivision plat, prior to filing with the Tompkins County Clerk's Office, and submission of a receipt of filing to the Town of Ithaca Planning Depart- ment, and Planning Board Minutes 12-03-2013 Page 5 of 15 b. within six months of this approval, consolidation of the 14.15 +/- acre parcel(Parcel A)with Tax Parcel No. 57-1-11.13, and submission of a copy of the consolidation request to the Town of Ithaca Planning Department. Vote Ayes: Wilcox, Collins, Beach, Fogarty, Bosak, Erb AGENDA ITEM SEQR: Rodeway Inn Modifications, 654 Elmira Road Mr. Turnowchyk stated that the units are very small, only 14 feet deep. They want to expand the exist- ing buildings by 10 feet where they can, and by 6 feet where they get a little shorter on the tail ends. Overall it's an addition of about 4000 square feet. This will provide a 24-foot deep room as opposed to a 14-foot deep room.With the newer hotels going up in town, the applicant needs something bet- ter to stay competitive in the market. The idea is also to give the building a facelift to upgrade the look of the structure with a higher roof and new materials on the outside. The existing residential unit that sits along the road will also be updated with new exterior materials. Ms. Balestra pointed out that the same situation is true for the SEQR as on the first project. She handed out maps she got from the DEC web site showing rare plant and animal species, of which there are some in the general area, but none on the parcel or in its immediate area.Another map shows wetlands and significant natural communities, of which there are none on the property, but a wetland to the northeast, which is nowhere near the project site. She also had difficulty getting the archeological mapping program to work. The archeological site is not anywhere near this property or the property for the next agenda item. Mr. Bosak stated that for Item #15 of the SEQR, No should be checked because it has the word "con- tain." Item #13a uses the word "adjoining." Ms. Balestra said the map shows no wetlands on adjoining properties. The Board agreed that No should be checked for #13a and #15 because the maps show evidence. The Board requested that if the DEC mapping program initially triggers a Yes and staff thinks it's going to revert to No, then evidence maps be part of the package.They concurred that the burden of proof is on the Planning Board. Mr. Hebdon said that since the digging was done for the original building, anything on that site has already been disturbed. He also pointed out that they had to stop work on the Ithaca Beer project for an archeological dig and nothing was found. That's an adjacent site. Ms. Balestra pointed out that the DEC web site says the project site is in a 100-year flood plain, but the FEMA web site and Town maps say that it isn't. Any of the properties within the flood plain are on the opposite side of the road. Mr. Bates concurred, saying that the flood plain goes to the road and stops.Anything on the east side is in the flood plain; anything on the west side is not. Planning Board Minutes 12-03-2013 Page 6 of 15 Ms. Erb asked about staging of construction vehicles. Mr. Turnowchyk explained that the majority of parking and staging will occur in the main parking lot; the final construction and application of sid- ing will occur behind the building. Mr. Hebdon explained that they will have weekly inspections as part of the SWPPP process. The pro- ject is 500 feet from the Public Works facility. PB Resolution No. 2013.050: SEAR, Preliminary and Final Site Plan Approval &Special Permit, Rodeway Inn Modifications, 654 Elmira Road Moved by Hollis Erb; seconded by Linda Collins WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed modifications to the Rodeway Inn, located at 654 Elmira Road, Town of Ithaca Tax Parcel No. 33:3-6, Neighborhood Commercial Zone. The proposal involves additions to 21 of the rental units, an addition to the existing mechanical room, two new corner rental units, and new exterior finishes and roof features on the existing buildings. JAMNA Hospitality Inc., Own- er/Applicant;Joseph Turnowchyk, HEX 9 Architects LLC,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 site plan approval and special permit, and 3. The Planning Board, on December 3, 2013, has reviewed and accepted as adequate a Short Envi- ronmental Assessment Form (SEAF) Part 1, submitted by the applicant, Parts 2 and 3 prepared by Town Planning staff, a narrative, plans entitled "Modifications for: Rodeway Inn, 654 Elmira Road, Ithaca, NY, 14850, Town of Ithaca, Tompkins County," including Drawing Numbers CS, S101,A101,A201,A202, and A301, all prepared by Hex 9 Architects and dated November19, 2013, 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 and Special Permit; 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 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, a Draft Environmental Impact Statement will not be required. Vote Ayes:Wilcox, Collins, Haefeli, Beach, Fogarty, Bosak, Erb AGENDA ITEM Planning Board Minutes 12-03-2013 Page 7of15 Public Hearing: Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed modifications to the Rodeway Inn located at 654 Elmira Road, Town of Ithaca Tax Parcel No. 33-3-6, Neighborhood Commercial Zone. The proposal involves additions to 21 of the rental units, an addition to the existing mechanical room, two new corner rental units, and new exte- rior finishes and roof features to the buildings. JAMNA Hospitality Inc., Owner/Applicant;Joseph Turnowchyk, HEX 9 Architects LLC,Agent Mr. Wilcox opened the public hearing at 8:08 p.m. Mr. Turnowchyk went over the drawings and explained the materials to be used. He said there will be no windows on the back of the building. Mr.Wilcox closed the public hearing at 8:17 p.m. Ms. Fogarty stated that the back of the building is unattractive from Seven Mile Drive and asked whether there was going to be any landscaping. Mr. Turnowchyk responded that they had no plans for landscaping. Ms. Balestra pointed out that it's all farmland. Nobody lives back there. Ms. Fogarty would like something to break up the big, long expanse of the building. Mr.Turnowchyk said it would be easy enough to break up the view by differentiating the materials. He suggested using artificial stone for the wainscoting on the bottom portion. The center section will be stuccoed; that section also has some windows and a different roof line. Ms. Fogarty objected to the use of vinyl siding on the back. She would like to see consistent materials used all the way around the building. Ms. Ritter stated that the Town currently does not have architectural standards.With the Conifer project, they required four-sided design, but as part of a PDZ, it was a special case. The Board agreed to make architectural differentiation - using two to three different materials on the back of the build- ing - a condition of approval. Mr. Haefeli asked about lighting. Mr.Turnowchyk responded that each unit currently has one big light next to the door. They plan to add lighting under the new soffits. These lights will point straight down. The lights next to the doors will be replaced by the soffit lighting. Mr. Bates commented that they'll have to conform to the Town outdoor lighting regulations for any new lighting. He asked what the corner rooms are used for currently. Sheet A101 says they're single king. Mr.Turnowchyk responded that they are currently mechanical rooms. Planning Board Minutes 12-03-2013 Page 8 of 15 Mr. Bates stated that these rooms are on the corner and will have windows, so that will break up the side view. PB Resolution No. 2013.051: Preliminary and Final Site Plan Approval Sz Special Permit, Rodeway Inn Modifications, 654 Elmira Road, Tax Parcel No. 33.3.6 Moved by John Beach; seconded by Hollis Erb WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed modifications to the Rodeway Inn, located at 654 Elmira Road, Town of Ithaca Tax Parcel No. 33:3-6, Neighborhood Commercial Zone. The proposal involves additions to 21 of the rental units, an addition to the existing mechanical room, two new corner rental units, and new exterior finishes and roof features on the existing buildings. JAMNA Hospitality Inc., Own- er/Applicant;Joseph Turnowchyk, HEX 9 Architects LLC,Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an uncoordi- nated environmental review with respect to the project has, on December 3, 2013, made a nega- tive determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by Town Planning staff, and 3. The Planning Board, at a Public Hearing held on December 3, 2013, has reviewed and accepted as adequate a narrative, plans entitled "Modifications for: Rodeway Inn, 654 Elmira Road, Ithaca, NY, 14850, Town of Ithaca, Tompkins County," including Drawing Numbers CS, S101,A101, A201,A202, and A301, all prepared by Hex 9 Architects and dated November 19, 2013, and oth- er application materials; NOW THEREFORE BE IT RESOLVED: That the Planning Board hereby finds that that the special permit standards of Article XXIV Section 270-200, Subsections A- L, of the Town of Ithaca Code, have been met, specifically that: a. the health, safety, morals and general welfare of the community, in harmony with the general purpose of this chapter, will be promoted, because the project largely involves interior renova- tions with some minor exterior additions and improvements to the existing building facades that will not affect the health and safety of the community, and b. (i) the premises are reasonably adapted to the proposed use, given that the use is permitted in the Neighborhood Commercial zone and has existed on the property for many years, and (ii) the proposed use fills a neighborhood or community need because the existing rooms in the Rode- way Inn are small and the proposed additions will provide more space for patrons, and c. the proposed use and the location and design of any structure is consistent with the character of the district in which it is located, for the same reasons as noted above, and Planning Board Minutes 12-03-2013 Page 9 of 15 d. the proposed use will not be detrimental to the general amenity or neighborhood character in amounts sufficient to devalue the neighborhood property or seriously inconvenience the neigh- boring inhabitants, for the same reasons as noted above, and e. operations in connection with the proposed use will not be more objectionable to nearby proper- ties by reasons of noise, fumes,vibrations, illumination or other potential nuisance than the op- eration of any permitted use in the particular zone, for the reasons noted above, and f. community infrastructure and services, including but not limited to, protective services, road- ways, garbage collection, schools and water and sewer facilities, are currently, or will be, of ade- quate capacity to accommodate the proposed use because the use is already operational, and there are minimal changes proposed, and g. provided that the Zoning Board of Appeals grants any necessary variances, the proposed use, building, design and site layout comply with all provisions of Town Code Chapter 270 and, to the extent considered by the Planning Board, with other regulations and ordinances of the Town,with the Building Code and all other state and federal laws, rules and regulations, and with the Town Comprehensive Plan, and h. the proposed access and egress for all structures and uses are safely designed and the site layout provides adequate access for emergency vehicles, and i. the general effect of the proposed use upon the community as a whole, including such items as traffic load upon public streets and load upon water and sewer systems, is not detrimental to the health, safety and general welfare of the community, for the reasons noted above, and j. the lot area, access, parking, and loading facilities are sufficient for the proposed use and access, parking, and loading facilities are adequately buffered to minimize their visual impact, as there are no proposed changes to the existing use, access, parking and loading facilities, and k. natural surface water drainage is adequately managed in accordance with good engineering prac- tices and in accordance with any applicable Town local law or ordinance, and existing drainage- ways are not altered in a manner that adversely affects other properties, per the recommended condition of approval by the Public Works Department noted in the Further Resolved clause be- low, and 1. the proposed use and structure complies with all the criteria applicable to site plan review set forth in Town Code Chapter 270. AND BE IT FURTHER 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 Planning Board Minutes 12-03-2013 Page 10 of 15 2. That the Town of Ithaca Planning Board hereby grants Special Permit and Preliminary and Final Site Plan Approval for the proposed modifications to the Rodeway Inn, located at 654 Elmira Road, Town of Ithaca Tax Parcel No. 31-3-6, as described in Whereas #3 above, subject to the fol- lowing conditions: a. Submission to the Town of Ithaca Planning Department, of one original set of the approved final drawings (sheets CS, S101,A101, A201, A202, and A301), revised to show at least two to three different materials that provide architectural differentiation on the back of the build- ing, satisfactory to the Director of Planning, signed and sealed by the registered land survey. or(s), engineer(s), architect(s), or landscape architect(s)who prepared the site plan materials, prior to the application for a building permit, and b. Submission of a Simple Erosion and Sedimentation Control Plan to the Town of Ithaca Pub- lic Works Department, for review and approval prior to the application for a building permit, and c. Granting of any necessary variances from the Zoning Board of Appeals, prior to the applica- tion for a building permit, and d. All lighting must comply with the Town's Outdoor Lighting Law, Chapter 173. Vote Ayes:Wilcox, Collins, Haefeli, Beach, Fogarty, Bosak, Erb AGENDA ITEM SEQR:Auto Repair, Taxi Service, and CrossFit Gym Businesses, 618 Elmira Road David Huckle, Pyramid Brokerage, stated that it is a 5000-square-foot building on a little over two acres of land that has sat vacant for over five years.There are two discrete sections within the build- ing, with two separate entrances.The owners couldn't rent the entire facility to one tenant, so they decided to lease out the two sections separately. He's in the fortunate position to have very qualified tenants representing two companies.The auto repair/taxi service company will inhabit the larger por- tion of the building, leaving the smaller section for CrossFit. Ms. Balestra handed out maps from the DEC web site relevant to the SEQR. She noted that the same wetland as in the previous agenda item is close to this property but not adjacent to it. The same spe- cies map applies to both properties. Ms. Fogarty asked whether there was any concern about the driveway in terms of safety. Ms. Balestra responded that the only concern planning staff have is the site distance facing north to- ward the city, because there's a sign there. The Town sign law states that there shall be no signs in a right of way. Mr. Huckle responded that they'll be removing the sign now that the building is leased. Planning Board Minutes 12-03-2013 Page 11 of 15 Mr. Bosak raised the issue of hazardous fluids. Mr. Kenerson explained that a company out of Roch- ester, Safety Clean, picks up their oil every eight weeks and their antifreeze every ten weeks. The oil is kept in metal drums the company provides for them. For spills, they throw on an absorbent they get from a parts store, then wipe it up with a solvent they also get from a parts store. This all goes into a waste can that Safety Clean also picks up.All these activities take place indoors on a concrete pad. Ms. Balestra said the reason this topic is not in the SEQR is that there is no place for it. Mr. Haefeli was concerned about the limited sight lines and the way the building is set back off the road. He was concerned that it's not as safe to navigate as it is further to the north. Ms. Balestra argued that the uses proposed for this site are less intense as regards to traffic generation than for Green Tree Garden Center and E &V Propane.Those businesses don't have the significant drop, but they have other issues. From a retail standpoint, they generate more traffic. Ms. Erb suggested that when they improve control of the brush, remove the blocking sign, and add appropriate new signage for the location, that will help in alerting people that there's a business there. Ms. Balestra added that this property has always been used for commercial and retail business, and the previous environmental reviews done by planning staff didn't indicate specific concerns. Mr. Beach guessed that the traffic generated from this proposed usage will be less than that generated by a grocery store or mattress store,which were previous uses. Mr. Bosak noted that the description in the public hearing says the project involves "converting" the remaining space for the CrossFit training gym, whereas the narrative states that they do not plan on doing any structural renovations. Mr.Jordan responded that they plan to install some non-load-bearing partitions. There's an existing bathroom. Mr. Bates pointed out that any interior changes will have to be approved by Code Enforcement. PB Resolution No. 2013-052: SEQR, Preliminary and Final Site Plan Approval, Auto Repair Shop/Taxi Service/Crossfit Gym, 618 Elmira Road, Tax Parcel No. 33.-3-2.7 Moved by Yvonne Fogarty; seconded by Hollis Erb WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval for the proposed auto repair, taxi service, and CrossFit businesses to be located at 618 Elmira Road, Town of Ithaca Tax Parcel No. 33-3-2.7, Light Industrial Zone. The proposal is to convert 3,750 +/-square feet of the existing building for an auto repair and taxi service business, which includes adding two new gar- age doors on the east side of the building. The project also involves converting the remaining 1,250 +/-square feet of the existing building for a CrossFit training gym. Ithaca Realty LLC, Planning Board Minutes 12-03-2013 Page 12 of 15 Owner; Paul Kriegstein, Kyle Kenerson, Nina Cobb, and Jared Jordan,Applicants; David Huckle, Pyramid Brokerage Company,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 site plan approval, and 3. The Planning Board, on December 3, 2013, has reviewed and accepted as adequate a Short Envi- ronmental Assessment Form (SEAF) Part 1, submitted by the applicant, Parts 2 and 3 prepared by Town Planning staff, two narratives, a site plan entitled "618 Elmira Road, Tax ID #33:3-2.7, 5,000+/-SF Building * 2.02 Acres,Auto Repair/Taxi And Crossfit Projects," date-stamped No- vember 21, 2013, a parking layout plan entitled "Auto Repair and Taxi Service Project and Cross- fit, 618 Elmira Road; Town of Ithaca Tax Parcel No.31-3-2.7," date-stamped November 25, 2013, 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, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, a Draft Environmental Impact Statement will not be required. Vote Ayes:Wilcox, Collins, Haefeli, Beach, Fogarty, Bosak, Erb AGENDA ITEM Public Hearing: Consideration of Preliminary and Final Site Plan Approval for the proposed auto repair, taxi service, and CrossFit businesses to be located at 618 Elmira Road, Town of Ithaca Tax Parcel No. 33-3-2.7, Light Industrial Zone. The proposal is to convert 3,750 +/-square feet of the existing building for an auto repair and taxi service business, which includes adding two new garage doors on the east side of the building. The project also involves converting the remaining 1,250 +/- square feet of the existing building for a CrossFit training gym. Ithaca Realty LLC, Owner; Paul Kriegstein, Kyle Kenerson, Nina Cobb, and Jared Jordan, Applicants; David Huckle, Pyramid Broker- age Company,Agent Mr. Wilcox opened the public hearing at 9.18 p.m. Mr.Wilcox said it is not unreasonable that the parking spaces be delineated. He doesn't particularly want striping, just that proper spaces be laid out and that it's clear what is a space and what is not. Mr. Haefeli suggested curb stops.The Board agreed. Mr. Huckle said he is open to any suggestions on how best to delineate the parking spaces. Planning Board Minutes 12-03-2013 Page 13 of 15 Regarding ADA compliance, Mr. Bates stated that the code says ADA parking has to be next to the entrances. If there are three entrances (three businesses), it may require three ADA-compliant spaces. They'll have to comply with the code. The surface has to be something a chair can roll across; gravel is not a compliant surface. Ms. Balestra suggested that the easiest spot would be spaces 1-4. Ms. Erb said that a person has to get across the drive portion, which is gravel, to the walk, so it might be better to put the ADA-compliant spaces right at the concrete walk. Mr. Wilcox stated that he doesn't want to solve the problem; just to say that they will comply. To a question from Mr. Bosak, Mr. Kenerson stated that they use free-standing lifts that are bolted to the floor.They have a capacity of 18,000 to 25,000 lbs. They don't use hydraulic lifts. Mr. Bates pointed out that it's interior, so it doesn't apply to the Board's concerns. The applicants will have to comply with the Town code concerning loads on the concrete floor. Mr. Huckle stated that the exterior lights won't change. Ms. Balestra said they might not comply with the outdoor ligting law, so they might need to be changed. Mr. Wilcox closed the public hearing at 9:33 p.m. There was a discussion regarding storage. Mr. Kenerson stated that waste tires get picked up by a service; there's a big enough space that they can be stored inside until picked up. Scrap metal is stored inside in 55-gallon drums. Ms. Brock said that, according to the code, leaving cars ("pleasure vehicles") outside is not considered storage. Mr. Bates said that if the cars were inoperable and being stored outside, that would come under the property maintenance law. PB Resolution No. 2013-053: Preliminary and Final Site Plan Approval, Auto Repair Shop/Taxi Service/Crossfit Gym, 618 Elmira Road, Tax Parcel No. 33:3-2.7 Moved by Hollis Erb; seconded by John Beach WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval for the proposed auto repair, taxi service, and CrossFit businesses to be located at 618 Elmira Road, Town of Ithaca Tax Parcel No. 33-3-2.7, Light Industrial Zone. The proposal is to convert 3,750 +/-square feet of the Planning Board Minutes 12-03-2013 Page 14 of 15 existing building for an auto repair and taxi service business,which includes adding two new gar- age doors on the east side of the building. The project also involves converting the remaining 1,250 +/-square feet of the existing building for a CrossFit training gym. Ithaca Realty LLC, Owner; Paul Kriegstein, Kyle Kenerson, Nina Cobb, and Jared Jordan,Applicants; David Huckle, Pyramid Brokerage Company,Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an uncoordi- nated environmental review with respect to the project has, on December 3, 2013, made a nega- tive determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by Town Planning staff, and 3. The Planning Board, at a Public Hearing held on December 3, 2013, has reviewed and accepted as adequate two narratives, a site plan entitled "618 Elmira Road, Tax ID #33:3-2.7, 5,000+/-SF Building * 2.02 Acres,Auto Repair/Taxi And Crossfit Projects," date-stamped November 21, 2013, a parking layout plan entitled "Auto Repair and Taxi Service Project and Crossfit, 618 Elmira Road;Town of Ithaca Tax Parcel No.33:3-2.7," date-stamped November 25, 2013, and other application materials, and 4. The Zoning Board of Appeals, at its November 25, 2013 meeting, granted, with conditions, a use variance for the auto repair and taxi service business; 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 auto repair shop/taxi service and Crossfit Gym, located at 618 Elmira Road, Town of Ithaca Tax Parcel No. 33.-3-2.7, as described in Whereas #3 above, subject to the follow- ing conditions: a. Granting of any other necessary variances from the Zoning Board of Appeals, prior to the ap- plication for a building permit, and b. All proposed outdoor lighting and signage shall conform to the requirements in the Town of Ithaca Outdoor Lighting and Sign Laws, with the exception of any signage that is required by Article 12-B of New York State Vehicle and Traffic Law(Motor Vehicle Repair Shop regula- tion), and c. Removal and/or relocation of the existing Cushman &Wakefield/Pyramid Brokerage Com- pany real estate sign from its current location in the Elmira Road public right-of-way to a loca- tion on the property that will not impede the site distance for those leaving the site, prior to the application for a building permit, and r\ Planning Board Minutes 12-03-2013 Page 15 of 15 d. Submission of a revised site plan, satisfactory to the Director of Planning and Director of Code Enforcement, showing adequate parking spaces that comply with all requirements of the Town code and the Americans with Disabilities Act, and showing all parking spaces deline ated with concrete curb stops, and e. Brush along Elmira Road must not impair site distances for vehicles exiting the property. Vote Ayes: Wilcox, Collins, Haefeli, Beach, Fogarty, Bosak, Erb AGENDA ITEM Persons to be heard - Nobody came forward to address the Board. AGENDA ITEM Approval of Minutes PB Resolution No. 2013-054: Minutes of November 19, 2013 Moved by Fred Wilcox; seconded by Hollis Erb WHEREAS, the Town of Ithaca Planning Board has reviewed the draft minutes from the meeting on November 19; now therefore be it RESOLVED, the Town of Ithaca Planning Board approves the minutes, as amended, to be the final minutes of the meeting on November 19. Vote: Ayes: Wilcox, Collins, Haefeli, Beach, Bosak, Erb Abstentions: Fogarty AGENDA ITEM Other Business Creig said he approved two lot-line modifications at Forest Home Drive and Five Mile Drive. AGENDA ITEM Adjournment Upon a motion by John Beach, the meeting adjourned at 9:50 p.m. Respectfully submitted,