Loading...
HomeMy WebLinkAbout2008-06-17 - PB TOWN OF ULYSSES PLANNING BOARD 06/17/08 APPROVED 07/15/08 Present : Chairperson Ken Zeserson, Planning Board Members : Rod Hawkes, David Means, Rebecca Schneider, John Wertis, Deputy Supervisor Dick Coogan, Town Board Member David Kerness Excused : Rod Porter Applicant: Jason Demerast (Architect) Ken Thurber (Architectural Technologies Corporation) Mr. Zeserson called the meeting to order at 7 : 30pm . He noted they have quorum at the meeting. He stated they received an application from the Thurber Group, Jason Demerast would be presenting the information from Architectural Technologies Group for this lot. Mr. Demerast introduced himself as an architect out of Ithaca, he is representing Ken Thurber for this project. Mr. Zeserson asked Mr. Demerast if he would be presenting the project . He noted they had received a comprehensive packet and hoped the members had a chance to review. Mr. Demerast stated he would. He stated he had distributed the application and also had distributed a grading plan which has the contours adjusted to the designs. He also provided two detailed packets . They include a stormwater design control component. He also provided a photo of the design they are trying to achieve with the building. They are trying to achieve a barnlike look for the building; this design is being used for the aesthetic aspect to fit in with the rural character. They also provided a schematic drawing with floor plans and three different floor plans . He stated he would start with the packet the members received in advance. He asked the members to refer to the location map . He indicated this is the overview map with the project side in relation to surrounding zoning and area. The project site is in the middle, there are multiple zones around the area. Two sides are bordered by light industrial, B1 to the East and Ag districts south of the lot. They have indicated existing vegetation and screening. Mr. Wertis clarified that the project site is entirely in the light industrial zone. Mr. Demerast confirmed it is . Mr. Wertis stated that the light blue print in the information area is very difficult to read. He has had a hard time internalizing the information, so though he did read prior the information may be new to him. Mr. Demerast apologized and stated he would review the information extensively. He stated even though it is an industrial district the use would be an office building for a software company there is no industry use related to this operation. It is a 2 story building with approximately 17 ,200 sq. feet of office space and a 3 , 000 sq. feet storage area/garage. He has listed the zoning requirements . It is an almost 17 acre parcel which is almost 730, 000 sq . feet; he noted that to relate the size of the project . He noted that he has indicated the land uses and areas, in hindsight he could probably have listed business as the proposed building, but it is still permitted in the industrial zone. He has listed the 50 foot front yard, 25 foot side yard, 35 foot rear yard, there is also a vegetative buffer due to the stream which is also incorporated and indicated on the site plan. He noted the green stippled area on the Western boundary takes it to the 50 feet. He noted these to show he is meeting the zoning requirements . Planning Board 2 06/ 17/2008 Ms . Schneider asked if the pond indicated on the site plan was in the property. Do they have any plans for this area? Mr. Demerast confirmed this is part of this property they have no plans to develop this portion of the property. There is a metal building near the pond that is slated to come down. He stated in the zoning there is a maximum lot coverage requirement that includes all impervious surfaces however they are designing stormwater controls as if the surfaces are all impervious . They are looking into alternatives for impervious surfaces to assist snow melt off as well as other issues . As they get more information they will make the decision what they will use and update the site plan. The coverage after the project is completed will be 12% . This includes the building, driveways and sidewalks . They are well within the zoning requirements. The building height is questionable. They have two separate plans they would like to present . Thel first design complies with the 30 foot height limit. However, there is another design that has the peak higher this is the photo he distributed. It is a more aesthetic looking plan. He is presenting this in the hope that the Board would be supportive and provide a letter to the Zoning Board so they could seek a variance . Mr. Means asked if the diagrams were number 3 , 4 and 5 . Mr. Demerast indicated the numbers were A-200 and A-201 , A-200 is the zoning requirement, A-201 has the gable and the gable exceeds the zoning requirement. They feel it picks up more of a barn look and would aesthetically be more in line with what the look they want for this project. Mr. Zeserson asked in the best of both worlds, without zoning would they pick the more barn like design. Mr. Demerast stated they would. This is the design Mr. Thurber liked and felt would work in this area. Mr. Wertis stated there are actually three views. Mr. Demerast stated there are the third has a variation on a stairwell, the silo like structure would contain the stairways . Those in essence are concepts that they have reviewed. Ms . Schneider stated she really likes they are trying to fit the look of the town. The stone look on the surface must cost a fortune she asked if they would be using this surface. Mr. Demerast stated they are planning to, there would be some metal covering but the lower part would be stone. They may have to look at simulated stone which if done right is hard pressed to tell the difference. They have reviewed the parking requirements, and calculated for 86 required spaces . They have shown this on the site plan. Mr. Means asked if they feel this is overkill with the amount of employees on staff currently. Mr. Demerast stated yes, currently they have 25 employees . He is taking 36 spaces and allowing for ; overflow areas . They would build stormwater controls so if expansion happens they have it available. If in the meantime, they could build it as a gravel lot, then as the needs 'arise surface it at a later date . Ms . Schneider stated if she recalled correctly the parking requirement was excessive, they P g re q � Y ran into this with the Kinney project. She asked if they suggested they go with the necessary parking vs . the requirement would they be okay with it. Mr. Demerast stated they would. Planning Board 3 06/ 17/2008 Mr. Means stated he would agree, as long as it is there for expansion . The investment now does not seem practical. Mr. Hawkes asked if all the spaces on the plans were where people would be sitting. Mr. Demerast stated half of the second floor may be left unfinished. It is easier to build a shell, their operations require demo areas to set up computers, so some of this area may be conference rooms vs . offices . Mr. Means asked how much the business has expanded in the last five years . Mr. Thurber stated they have had some expansion but in the past 10 years they have gone from 5 to 10 . But they would be able to expand more with additional space. Mr. Demerast noted that they also use interns that are on short term use. He noted they do have their headquarters in Minnesota however that would remain there. This would be an expansion of the Ithaca site but no plan to have headquarters here. Ms . Schneider stated they are computer technology but she does not see any refrigerated rooms for servers, etc . Mr. Demerast noted on the plans a room for the servers . With the technology today they have quieter and cooler technology so the larger spaces are not needed. He stated reading through the list he pulled the soil type, they are testing soil types, so they will have better information to use related to septic system requirements . The information they have so far is the soil type indicates they should not have trouble handling a two story building. There are no wetlands and they are not in a flood plain . Mr. Means stated this type of soil is not a well drained soil type . He asked where this soil ' is in relation to stormwater. Mr. Demerast stated the site plan shows a sand filter septic , and they will see how the perk tests go . However, this type of building without showers, washing, etc would not require a lot so they do believe they should be okay. He noted the site plan indicating the different colors for the building footprint, impervious areas, overflow gravel areas, whether they are permeable or not he used to calculate the 12% coverage area. Ms . Schneider asked if the two drainage swales would deter all of the stormwater to the rain garden. Mr. Demarest stated the swales would direct the flow to the rain garden. He is working with Scott Gibson, he is an environmental engineer, and he will provide calculations and specific plans . They sized the plan using the preliminary data, the rain garden based on the size now is twice the size they need. Ms . Schneider asked what frequency they were using, i . e . 100 year storm . Mr. Demerast stated he is not really sure what Scott was using. Scott stated that since there disturbed area was only % acres it was not really hitting the five acre threshold which is DEC requirement. Under that regulation they do not look at specific year thresholds but the plan would meet DEC requirements . He just recently obtained the topography map and forwarded this information to Scott, he himself just finished the grading plan to bring to this meeting. He will have this plan and forward the information to the Board as soon as possible. Mr. Demerast continued to present the information and answer the questions the members had for the plans. The items discussed were as follows : -The traffic pattern change would be minimal, the peak hourly flow would be 50 cars at the beginning of the day and end of the day. Planning Board 4 06/ 17/2008 -This business is moving from Lansing, while 25 -50 families moving into this area may not have an impact. A business locating here that would increase our school district/town resources by; 300 families may be an item to consider in future planning reviews. -There is an existing gravel drive however they would be expanding to the requirements; this would also be a stabilized drive to prevent the trucks from dropping debris, etc onto the road. -A hay bale erosion control silt fence will be used. He has used these on the steep slope areas of Cayuga Lake and has had success in preventing erosion using these . -Stormwater plans diversion swales to be constructed first, a knoll on the western end will be carved into, there is some smaller vegetation already growing-they are trying to minimize the disturbance yet allow controlled run-off. They have swales along the building vs . gutters-they may use gravel in the swales but have not decided that. Any disturbed areas will flow into the swales and drain into the rain garden. The rain gardens are 6 feet wide with not much of an elevation change . -Solid lines on the map are proposed, the dash lines are existing. -Cayuga Landscaping will be used for landscaping and rain garden plantings that will thrive in this area. -Overflow of water would go back into the system vs. gullying. High intensity rain events could create difficulty Mr. Demerast will consult with Mr. Gibson regarding this for clarification. -Sign would be in the turn around area, the smaller sign would be an address sign along the property. l -Lighting is on the plan the squares indicate parking lot pole lights . The gravel parking also has pole lights in it. The site is far back from the road thus they do not see light pollution as problematic . They are using sharp cut off fixtures and have reviewed the design standards and are incorporating this into their plan. They did present the covered sconces they would use for the building, there is 0% chance of overflow, they could use frosted lens Vs . clear lens . -The Babcock buildings onsite would be recycled if at all possible they would like to reuse the aluminum siding on the new buildings . -Electrical lines will be run underground. There is one onsite and another will be placed onsite the line will be run underground. They are looking at the existing well, however Ken has agreed to run a line for municipal water. They are looking into running a sprinkler system, which is an insurance aspect. The members discussed drafting a letter to the Zoning Board supporting the height requirement as well as the parking requirement variance be allowed as requested by the applicant. Mr. Zeserson will draft and send this letter. The members discussed future meetings. The decision to have a working meeting July 1St to review the stormwater plan for this project as well as continue the conservation zone discussion was made. If all is in order they could plan for a public hearing on July 15th This would allow the applicants to seek the variance for the height/parking requirements to the Zoning Board on July 16th Mr. Zeserson stated they could meet with 3 or less and not constitute a meeting, thus members could meet to do research, write drafts, etc . Mr. Hawkes brought maps from Sue Ritter for use in the conservation zone. Planning Board 5 06/ 17/2008 Mr. Wertis asked if this information could be compiled into one packet for this group to review . He stated he would obtain the maps from the Comp Plan group . Mr. Zeserson stated he would draft a summary of what the Town of Ithaca has done. Ms. Schneider stated she would pull together the stormwater component. Mr. Means made the MOTION, Mr. Hawkes SECONDED the MOTION to approve the June 3rd minutes. The vote was taken-MINUTES APPROVED UNANIMOUSLY. The meeting adjourned at 8 : 45 pm . Respectfully submitted, Robin Carlisle Peck Secretary