HomeMy WebLinkAboutI - 05 County Review - David Yaman Aquiferiqft
Cortland County Planning Department TRtSHA R. JESSET, PE
60 Central Ave • Cortland, New York 13045-2838 Dincta' ofPlanninA
Telephone: (607) 753-5043 email: tlessetlla cortlandoeo.orq
General Municipal Law (GML) Report
TO: Cortland County Planning Board January 14, 20xff
FROM: Cortland County Planning Department
RE: GML# 95.0040-07.1 & 95.004041.2 — Subdivision, Conditional Permit,
& Aquifer Protection Special Permit
Applicant: David Yaman Owner: Cortland Commerce Ctr, LLC
165 Main St 165 Main St, Ste 1
Cortland, NY 13045 Cortland, NY 13045
SYNOPSIS -
Subdivision, Conditional Permit, &Aquifer Protection Special Permit review for the
purpose of constructing a multi -phased warehouse/manufacturing facility; one 38,000 square
foot building, four 30,000 square foot buildings and one 20,000 square foot building, with associated
driveways, parking areas, loading docks, utility services, stormwater management facilities and
landscaping. The property is described as 839 NYS Route 13 (Tax ID 95.00-10-01.110 & 95.00-10-
11.200) within the Town of Cortlandville. It is zoned I-2 (General Industrial), is within the Aquifer
Protection District (Area 1: Primary Aquifer Area), and is within the Wellhead Protection Zone
(Zones la & Ib) in accordance with the Cocke of the Toren of Cortlanrlville, hereafter the Code. The
subdivision, conditional permit, & aquifer protection special permit review is being referred to the
Cortland County Planning Board because the property is located within 500 ft. of NYS Route 13.
ANALYSIS -
The applicant is requesting a subdivision, conditional permit &aquifer protection special
permit so they may construct a multi -phased warehousehnamifachning facility; one 38,000 square
foot building (building A), four 30,000 square foot buildings (buildings B, C, D, & F) and one 20,000
square foot building (building E), with associated driveways, parking areas, loading docks, utility
services, stormwater management facilities and landscaping. The applicant wishes to subdivide a
parcel of land from a portion of both a JM Murray parcel (95.00-10-11.2) and the Cortland Commerce
Center parcel (95.0040-01.1) to create the proposed development site. Therefore the applicant has
applied for a subdivision. I-2 (General industrial) districts permit manufacturing, assembly, or
processing of a type not permitted in the I-1 district as well as those permitted in the I-1 districts
subject to site plan approval and conditional permit. As the proposed use is non-specific
warehouse/manufacturing, the applicant has applied for a conditional permit. The development is in
the Aquifer Protection District and has a development cost exceeding $150,000; therefore, it requires
an aquifer protection special permit.
The applicant is proposing to build this project in phases. Buildings A and E will be built in
phase I, while the rest of the buildings will be built as needed. These buildings to be built in later
phases propose a non-specific warehousehnanufacturing use. This proposed Hort-specific
tivuehouse/manufacturing use is permitted by conditional permit in I-2 (General Indushiai) districts
per the Code; however, due to the listed use's non -specificity there are a number of regulations and/or
local concerns that may or may not apply. It is therefore recommended that the applicant apply for
and obtain a conditional permit, and an aquifer protection special permit should the phase's
development cost exceed $150,000, for each phase of the project in order to ensure compliance with
the Code.
Section 140-9 of the Code hsts the requirements for a final subdivision plan. As a final
subdivision plan is required by section 140-5 E for this subdivision, it is recommended that a final
subdivision plan be presented to the Town in conformance with section 140-9 of the Code.
Section 140-6 (2) (b) of the Code requires all subdivided lots to abut on a street. The new lot
created by this subdivision ("proposed development parcel") will abut Lime Hollow Road to the
north. While the intent of this regulation is to enstue ingress(egress to the lot, the submitted site plan
does not indicate an access drive at that location. Instead, the site plan shows ingress/egress via
existing drives on the Cortland Commerce Center parcel. The applicant has indicated that the majority
of ingress/egress will be off the existing Lime IJollow Road driveway behind the building occupied
by Actuant Medical. The applicant has also indicated that additional minimal ingress/egress will use
the driveway off NYS Route 13, It is therefore recommended that right of way language be added
into the deeds of both the Cortland Commerce Center parcel and the proposed development parcel.
Per section 178-2.2 A of the Code, lots located in Wellhead Frotection Zone la or lb are
required to provide 50% or 30% greenspace respectively. There are three proposed parcels in Phis
subdivision; the proposed development parcel, the Cortland Commerce parcel, and the JM Murray
remainder parcel. The new dcvelopmenC parcel and the remainder JM Murray parcel are in Zone 1 b
and the Cortland Commerce Center parcel is in lone 1 a. Atter all the proposed development phases
ace completed, each parcel will ]rave the following percentage of green space: l3%for the proposed
development parcel, 52.5% for the Cortland Conunerce parcel, and 65.6% of the JM Murray Center
if the remainder parcel was incorporated into the larger JM Muttay Center parcel. As such, the
development is in compliance with section i78-2.2 A of the Code.
The number of oft=street parking spaces provided on the submitted site plan is sufficient for
phase one, however the off-street parking shown for Fuhue phases of the development may become
insufficient depending on the needs of fidure users. The number of off street parking spaces should
therefore be considered for each phase submittal of the project.
The site plan takes into consideration most of section 178-140, which outlines the design and
development guidelines which should be considered in the development of ibis project. Vehicular
access management, landscape design, signage, and building/site design are all considered. I-lowever,
it should be noted that lighting, pedestrian/non-motorized access, and trash collection locations
(durnpsters) ate not considered. Therefore, itis recotmneuded that a lighting plan be submitted to the
Town to ensure adequate lighting is provided for all thoroughfares. It is also recommended that the
Town consider if pedestrian and non -motorized access io the site is adequate.
2
Section 178-90 of the Code requires all development projects which disturb more than one
acre to prepare a Stormwater Pollution Prevention Plan (SWPPP). As this project would disturb more
than one acre of land, a Stormwater Pollution Prevention Plan (SWPPP) is required. It is therefore
recommended that a Storm Water Pollution Prevention Plan (SWPPP) is presented to the Town in
compliance with Section 178-92 of the Code. Section 178-92 of the Code outlines the required
contents of the SWPPP.
Tho Coordinated Review Committee (CRC) reviewed this proposal and addressed the
following issues:
1. Jtulie Melanpon, CPESC, Environmental Program Specialist II at the NYS Department of
Environmental Conservation commented that since the project will disturb more than 5
acres, the NYSDEC must review and approve the SWPPP prior to breaking the 5 acre
threshold.
2. Jeffrey Deep, Assistant Permit Engineer at the NYS Department of Transportation
(NYSDOT), had multiple comments:
a. A Traffic Impact Study far the fill build will be needed for NYSDOT
review/approval.
b. Any working within the State right-ofway, whether proposed improvements or
required mitigation based on the Traffic Impact Study, will require a Highway Work
Permit,
ll should be noted that a NYSDEC Environmental Site Remediation project is located on the
site; however, site remediation is nearing completion. The applicant's team is working with NYSDEC
to finalize the remediation so the site can be developed safely. It is therefore recommended that the
applicant continue coordination with NYSDEC to ensure development does not interfere with
NYSDEC Environmental Site Remediation number 722006.
Finally, the proposed use is considered a Type I action under SEQR. The applicant has
completed Paut I of a Fult Environmental Assessment Form, Parts II &III should then be completed
by the Town to determine if there may be any significant adverse environmental impacts as a result
of the proposed development.
RECOMMENDATION -
The staff recommends approval of this application for subdivision, conditional permit, &
aquifer protection special permit to construct amulti-phased warehouse/manufacturing facility; one
38,000 square foot building, four 30,000 square foot buildings and one 20,000 square foot building,
with associated driveways, parking areas, loading docks, utility services, stormwater management
facilities and landscaping contingent upon the following:
i. that a final subdivision plan be presented to the'fown in conformance with section 140-9
of the Code of the Tarvn of Cortlandville•
2. that right of way language be added into the deeds of both parcel 95.0040-01.100 and the
newly proposed development parcel.
3. that the applicant apply for and obtain a conditional permit, for each phase of the project
in order to ensure compliance with Code ofthe Town ofCortlandville.
4, that a lighting plan be submitted to the Town to ensure adequate lighting is provided for
all thoroughfares.
5. that the Town consider if pedestrian and non -motorized access to the site is adequate.
6. that a Storm Water Pollution Prevention Plan (SWPPP) is presented to the Town in
compliance with section 178-92 of Code of the Town of Cortlandville.
7. that a Storm Water Pollution Prevention Plan (SWPPP) be submitted to NYS Department
of Environmental Conservation (NYSDEC) for review and obtain NYSDEC approval
prior to disturbing
more than 5 acres.
8. that a Traffic Impact Shtdy for the fill build be presented to both the Town and NYSDOT.
9. that the
applicant
obtain a permit from NYSDOT for
any work within the state right of
way.
10. that the applicant continue coordination with NYSDEC to ensure development does not
interfere with NYSDEC Environmental Site Remediation number 712006.
1 l ,compliance with SEQR requirements.
P�repare�d by:
` D4
Alex M. Schultz
Planner
0
Reviewed/revised by:
Trisha Jesset, P.
Director of Planning