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HomeMy WebLinkAboutPB Minutes 2015-07-07TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday. July 7. 2015 AGENDA 7:00 P.M. SBQR Determination: Longyiew Parking Expansion, 1 Bella Vista Driye. 7:00 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed addition of 23 parking spaces along the main entrance driye at Longyiew, an Ithacare Community, 1 Bella Vista Drive, Town of Ithaca Tax Parcel No. 39.-1-1.31, Planned Development Zone No. 7. Ithacare Center Service Company, Owner/Applicant; Mark Macera, Executive Director, Agent. 3. Persons to be heard 4. Approval of Minutes: June 2, 2015 5. Other Business 6. Adjournment Susan Ritter Director of Planning 273-1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY SANDY POLCE AT 273-1747 or SP0LC:E@ IOWN.ll HACA.NY.US. (A quorum of four (4) members is necessary to conduct Planning Board business.) Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town's website under "Planning Board" on the "Meeting Agendas" page (httn://www.town.ithaca.nv.u.s/meeting-agendas). TOWN OF ITHACA PLANNING BOARD MEETING Tuesday,July 7, 2015 215 N. Tioga Street, Ithaca, NY 14850 Town Planning Board Members Present: Fred Wilcox(Chair), Hollis Erb, Linda Collins,Joseph Haefeli, Liebe Meier Swain,Yvonne Fogarty, Jon Bosak Absent: John Beach Town Staff Present: Chris Balestra, Planner; Bruce Bates, Director of Code Enforcement; Susan Brock,Attorney for the Town; Paulette Terwilliger, Town Clerk Call to Order Mr. Wilcox called the meeting to order at 7:03 p.m. and accepted the secretary's posting and publication of the public hearing notices. Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed addition of 23 parking spaces along the main entrance drive at Longview, an Ithacare Community, 1 Bella Vista Drive, Town of Ithaca Tax Parcel No. 39.4-1.31, Planned Development Zone No. 7. Ithacare Center Service Company, Owner/Applicant-,Mark Macera, Executive Director,Agent. Mark Macera was present to answer questions from the board. Mr. Macera gave an overview of the project stating that they were in the process of reviewing conditions on site that have developed over the years which have produced some problems as expressed by the Town Code enforcement and as observed by the fire department regarding parking and the obstructions that occur to emergency response vehicles that come on site. Through the years, many of our community members who are the most independent are using homecare services and those individuals require parking and the students participating in work studies and programs with the colleges also contribute to the parking problem. Given the life safety concerns associated with the need for access for emergency vehicles, the parking situation was reviewed and options considered and the plan before the board is the most reasonable option to address the problems and not impact the pedestrian and program areas of the campus. Mr. Wilcox asked if there were questions regarding the environmental review and Mr. Bosak referred to Ms. Hoffmann's email about scenic views and that relates to Part 2, Item 8. Mr. Bosak stated that it never occurred to him that he would have to go out and view the site so he would rely on the pictures but he was not seeing Ms. Hoffmann's point. Ms. Meier Swain stated that she did go by the site and she questioned how the cutting into the side of the property was not impacting the erosion. Ms. Balestra responded that they only need a simple Stormwater Prevention Plan (SWPP) because they are not really cutting into the slope because there is a relatively flat area there that has some grass and boulders right now and that is where they are putting the additional parking. Town engineers reviewed the plan and stated that there was not going to be a lot of impervious surface that was going to be created and therefore not a lot of potential erosion created and they will have to approve the SWPP. Ms. Meier Swain asked about snow removal and Mr. Macera responded that they will continue to put it in the southern portion of the lot that they use now. Mr. Macera added that they did look at other areas but those would have required excavation and potential erosion problems and there are utilities on the slope which would expose the utilities to temperature changes and associated issues. He went on to say that if you look at the proposal, the shoulder of our road provides adequate Planning Board Minutes 07-07.2015 Page 2 of 7 parking for parallel parking and we anticipated erosion concerns in preparing this proposal. He understands Ms. Hoffmann's concerns but as you look southwest, you could see cars but from the overlook you would essentially have to look straight down to see the additional cars but you don't when you are looking out toward the lake. Mr. Wilcox disclosed that he is second cousin to Mr. Macera,which has been brought up before during the initial project, and it was determined that there is no conflict of interest. That being said, he did not think this proposal impacts the view at all except possibly peripherally. Mr. Haefeli thought the cars would be tucked back even more than currently and they do not impact the view. Mr. Wilcox brought the question back to Mr. Bosak regarding the SEQR form item and Mr. Bosak responded that the answer is correct, "no", because if there is an impact at all it is very small. The rest of the board agreed. Ms. Erb stated that she was in favor of this project but it raises an issue that she would like to explore and she asked Mr. Macera if he was saying that the more independent residents are needing this outside care or would he characterize them as the more wealthy residents; she asked how the board would anticipate this need for parking in future senior residence plans where the calculation that is used does not include these outside service providers. Mr. Macera responded that it is the more affluent residents who can afford the outside care and still retain their independent one and two bedroom residences as opposed to moving to the next level of care or the more clinical setting within the facility where staff would provide that care. Going forward, if there are larger numbers of adults where their resources hold out and they mature longer in place, there is a need for additional parking. Mr. Macera added that he thought this proposal allows for the pinnacle of services providers for their facility. He explained that in looking back to the beginning of Ithacare and its initial residents, of the 100 independent living apartments, he could count on one hand the number of residents who used assistive devices such as wheelchairs and walkers and now he would need all his hands and toes and more. Ms. Erb asked what percentage of his residents have the resources to have this extra care so the board could use that information the next time and Mr. Macera guessed that it may be 20%but it depends on the percentages of Medicaid, Medicare and self-pay residents and they have been successful in managing a combination of those types of payees to balance the operating costs of the facility and in his opinion they are the provider of choice so those ratios are sustainable for them but resources drive this need. Mr. Bosak thanked Mr. Macera for this information and continued in the same vein and asked what amount of those spots are needed for service providers and Mr. Macera responded that maybe 30% are needed for service providers with the remainder needed for students, additional service providers and staff within the main facility. Mr. Bosak responded that the he didn't care who was in the cars per se, but wanted to determine what percentage of parking is needed above the amount that our code would require and that we are finding in reality are needed? Mr. Macera responded that he couldn't answer that but thought they wouldn't have as many spots today if we had prevailed in our request to limit them back then but the town insisted on the formula used and now it is a good thing you did. Mr. Macera added that he would be happy to try and categorize the parking usage for the board to have as an example of local needs for future projects. Planning Board Minutes 07-07.2015 Page 3 of 7 Ms. Meier Swain asked about the patio homes and if their care givers line the narrow loop and Mr. Macera thought that generally speaking their caregivers park in the driveway of the townhouses or their neighbors because they are a very close community and he did not anticipate additional needs in that area. Ms. Fogarty asked about the students Mr. Macera had mentioned and how they arrive and Mr. Macera responded that they tend to drive their own vehicles although they try and encourage the van and bus that travels between the school and the campus but looking back at his own youth, that is not very attractive and if students are not concerned about losing their parking spots they drive. Ms. Fogarty thought they could impose a rule that students do not park on campus there and Mr. Macera responded that they encourage them but don't require them to take alternate transportation. Ms. Erb asked about the duration of the additional caregivers and Mr. Macera responded that it is the typical 8 a.m. to 4 p.m. for 8 hour shifts. Mr. Wilcox brought the SEQR to a vote. PB Resolution No. 2015.029: SEAR, Preliminary and Final Site Plan&Special Permit, Longview Parking Expansion, 1 Bella Vista Drive, Tax Parcel No. 39.4-1.31 Moved by Hollis Erb, seconded by Joseph Haefeli WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed addition of 23 parking spaces along the main entrance drive at Longview, an Itha- care Community, 1 Bella Vista Drive, Town of Ithaca Tax Parcel No. 39.-1-1.31, Planned Devel- opment Zone No.7. Ithacare Center Service Company, Owner; Mark Macera, Executive Director, Applicant/Agent; and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in the environmental review with respect to Site Plan Approval and Special Permit; and 3. The Planning Board, on July 7, 2015, has reviewed and accepted as adequate a Short Environ- mental Assessment Form (EAF) Part 1, submitted by the applicant, Parts 2 and 3 prepared by Town Planning staff, a narrative, a plan labeled Sheet No. L1.3, titled "Proposed Parking Expan- sion Site Plan 3," prepared by Schopfer Architects LLP, dated 05-20-15, 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, Planning Board Minutes 07-07.2015 Page 4 of 7 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, , Fogarty, Bosak, Erb, Collins and Haefeli Unanimous Mr.Wilcox opened the public hearing at 7:28 p.m. Ms. Meier Swain asked about signage and striping of the road and parking and Mr. Macera responded that they have never had a stripe on the road because it is a private drive and there is a separation line at the entrance and they do stripe the parking areas and no-parking areas. Ms. Erb thought that signs would not be seen from the highway and if the concern is safety, this alteration in parking will improve public safety. Mr. Macera agreed and added that if the fire department were really concerned about public safety access, they should do something about Giles and Columbia Streets because it is the same case as us in that if a car parks a foot off the side of the road, the obstruction is there. Mr. Wilcox noted that there was no one present to address the board and the public hearing was closed at 7:30 p.m. Mr. Haefli asked what types of students are at the facility and Mr. Macera responded that there are clinical programs in speech, hearing, occupational therapy, physical therapy to hospitality students in dining as well as volunteers connected with the Gerontology programs at Ithaca College. There really is a very broad spectrum of students at the facility. Mr. Bates commented that he would like to see signage to delineate fire lanes and Mr. Macera responded that there are signs there now and this project will eliminate those cars that sometimes park there and suggested that after the project is done, he come to see the results and tell us how we did and make any suggestions for improvement. Mr. Macera noted that the facility is a public place and people will park where they will park and this project won't solve that issue any more than any other place but it will provide additional parking and mitigate some of the problem. Mr. Wilcox brought the matter to a vote. PB Resolution No. 2015.030: Preliminary and Final Site Plan&Special Permit, Longview Parking Expansion, 1 Bella Vista Drive, Tax Parcel No. 39.4-1.31 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 addition of 23 parking spaces along the main entrance drive at Longview, an Itha- care Community, 1 Bella Vista Drive, Town of Ithaca Tax Parcel No. 39.4-1.3 1, Planned Devel- opment Zone No.7. Ithacare Center Service Company, Owner; Mark Macera, Executive Director, Applicant/Agent; and Planning Board Minutes 07-07.2015 Page 5 of 7 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, as the lead agency in the environmental review with respect to the project has, on July 7, 2015, made a negative deter- mination of environmental significance, after reviewing and accepting as adequate a Short Envi- ronmental Assessment Form (EAF) 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 July 7, 2015, has reviewed and accepted as adequate a narrative, a plan labeled Sheet No. L1.3, titled "Proposed Parking Expansion Site Plan 3," prepared by Schopfer Architects LLP, dated 05-20-15, and other application materials; NOW THEREFORE BE IT RESOLVED: 1. That the Planning Board hereby finds that the considerations for approval of the requested Special Permit listed in 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 Town Code Chapter 270, Zoning, will be promoted, because the proposed parking expansion,which meets all requirements of Town Code, Chapter 270 and 271, Zoning, in- volves creating safe passage and traffic circulation for residents, employees, and volunteers of and visitors to the Longview senior residential and skilled nursing facility, which will enhance the health, safety and general welfare of the Longview Community; and b. the premises are reasonably adapted to the proposed use because the use already exists and the proposed parking expansion will be located in a flat area currently maintained as lawn that can easily accommodate the expansion; such use will fill a neighborhood or community need because some of the residents of the Longview facility require private-duty personnel, such personnel need a place to park on the premises, and the proposed expansion provides parking for the personnel which, in turn, fills the need of the Longview neighborhood/community; and c. the proposed use and the location and design of any structures are consistent with the charac- ter of the district in which they are located, because the site currently contains parking uses, the proposed parking expansion will contain the same standard parking space size (180 s.f.), will consist of the same materials,will be designed similarly to the spaces that exist on the site, and overall will be consistent with the character of the district in which the expansion is locat- ed; and 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 neighboring inhabitants because there are several existing parking areas on the property, there are people parking along the roadway where the proposed expansion will take place, creating a safety hazard, and the expansion will replace this parking with approved spaces outside the roadway,which will thus be in character with the existing neighborhood and consistent with the other parking areas on the property; and e. operations in connection with the proposed use will not be more objectionable to nearby properties by reasons of noise, fumes,vibrations, illumination or other potential nuisance than the operation of any permitted use in the particular zone, for the reasons noted in "b," "c", and "d" above; and Planning Board Minutes 07-07.2015 Page 6 of 7 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 ad- equate capacity to accommodate the proposed use, because the proposed parking area has been designed to preserve the existing main access road by moving parked vehicles along the driving lane of the main road to an adjacent, approved parking area next to the main road; and g. the proposed use, building, design and site layout comply with all provisions of Chapter 270 and 271, Zoning, 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 lay- out provides adequate access for emergency vehicles, because the proposed parking area has been designed to maintain the minimum road widths, turn radii and clearances required by the NYS Fire Code, so parked vehicles will no longer impede traffic circulation for large vehi- cles like fire trucks, ambulances and buses; 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 in "a," "b," "c," "d," "e," "f," "g," and "h," above; and j. the lot area, access, parking, and loading facilities are sufficient for the proposed use and ac- cess, parking, and loading facilities are adequately buffered to minimize their visual impact, as the proposed 23 new parking spaces will sufficiently accommodate the increased parking needs for private duty personnel and visitors to the Longview facility and the parking spaces will be located at the base of a vegetated slope,which will provide natural buffering from Danby Road and natural visual impact mitigation; and k. natural surface water drainage will be adequately managed in accordance with good engineer- ing practices and in accordance with any applicable Town local law or ordinance, and existing drainage ways will not be altered in a manner that adversely affects other properties, because the proposed parking expansion will result in minimal site disturbance (less than 5,000 s.f. ), which will be mitigated with an erosion and sedimentation control plan approved by the Town Public Works Department; and 1. the proposed use or structures comply with all the criteria applicable to site plan review set forth in Town Code Chapter 270 and 271, Zoning; 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 determined from the materials presented that such waiver will result in a significant alteration of neither 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 23-space parking expansion at Longview, an Ithacare Community, located at 1 Planning Board Minutes 07-07-2015 Page 7 of 7 Bella Vista Drive, as described in the narrative and plan prepared by Schopfer Architects LLP, referenced in Wliereas #3 above, subject to the following conditions: a. Submission of one large-size original of the final site plan (Sheet L1.3), signed and sealed by the registered land surveyor(s), engineer(s), architect(s), or landscape architect(s) who prepared the site plan materials, to he retained by the Town of Ithaca, prior to the issuance of any building permits; and h. Submission of an Erosion and Sedimentation Control Plan, for review and approval by the Town of Ithaca Public Works Department, prior to the issuance of any building permits. Vote: Ayes - Wilcox, Fogarty, Bosak, Erb, Collins and Haefeli Unanimous Ms. Brock noted for the record that she was involved in the litigation during the initial project when she represented Ithacare but has not since and she felt there was no conflict of interest. Approval of Minutes Mr. Bosak had changes and a clarifying comment was added to a section. PB Resolution No. 2015-031: Minutes of June 2, 2015 Moved by Hollis Erb; seconded by Linda Collins RESOLVED, the Planning Board approves the minutes of June 2, 2015, as amended. Vote Ayes: Collins, Fogarty, Bosak, and Erb Abstention: Wilcox Absent: Beach Other business Ms. Balestra reviewed the next meeting's agenda and asked if there would be a quorum for the next two meetings. Members present thought they would be. Meeting was adjourned at 7:52 p.m. Submitted by Paulette Terwilliger Town Clerk