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HomeMy WebLinkAboutPB Minutes 2020-08-04TOWN OF ITHACA PLANNING bOARD Shirley A. Raffensperger Board Room, Town Hall. 215 North Tioga Street Ithaca, New York 14850 Tuesday, August 4, 2020 Because of the Novel Coronavirus (COVID-19), the Town of Ithaca.Planning Board Meeting scheduled- for August 4, 2020 will be held electronically via Zoom, instead of a public. meeting open for the public to attend in person: Members of the public may listen to (call in on cell or landline: (929) 436-2866 and enter the Meeting ID: 675 059 3272) or view.(by computer go .to httas://zoom.us/, click on- "Join A Meeting"-and enter the Meeting ID: 675-059-3272) the Board meeting through Zoom. AGENDA 7:00 P.M. SEQR'Determination: Coddington Road Community Center Building Addition, 920 Coddington Road. 7:00 P.M: PUBLIC HEARING: Consideration of Preliminary: Site Plan Approval and Special Permit for the proposed 9,670 square foot, building addition at the Coddington Road Community Center located at 920 Coddington Road, Town of Ithaca Tax Parcel No. 47.-1-1.1.3., Low Density Residential Zone. The proposal also:involves expanding the parking lot, construction of a new wastewater treatment system, construction of an underground stormwater management'system, and new outdoorlighting, landscaping and sidewalks. The' existing temporary classrooms located, south of the main building will be removed. Coddington, Road Community Center, Owner/Applicant; Heather Mount, Executive Director,:Agent. 3. Persons to be heard 4. Approval of Minutes: July 7, 2020 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 SPOLCEATOWN.ITHACA: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 (http://Nvww.town.ithaca.iiv.us/ eetinv_-agendas). TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, August 4, 2020 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that a Public Hearing will be held electronically by the Planning Board of the Town of Ithaca on Tuesday, August 4, 2020, at the following time and on the following matter: 7:00 P.M. Consideration of Preliminary Site Plan Approval and Special Permit for the proposed 9,670 square foot building addition at the Coddington Road Community Center located at 920 Coddington Road, Town of Ithaca Tax Parcel No. 47.4-11.3, Low Density Residential Zone. The proposal also involves expanding the parking lot, construction of a new wastewater treatment system, construction of an underground stormwater management system, and new outdoor lighting, landscaping and sidewalks. The existing temporary classrooms located south of the main building will be removed. Coddington Road Community Center, Owner/Applicant; Heather Mount, Executive Director, Agent. Because of the Novel Coronavirus (COVID-19), the Town of Ithaca Planning Board Meeting scheduled for August 4, 2020 will be held electronically via Zoom, instead of a public meeting open for the public to attend in person. Members of the public may listen to (call in on cell or landline: (929) 436-2866 and enter the Meeting ID: 675 059 3272) or view (by computer go to https://zoom.us/, click on ".loin A Meeting" and enter the Meeting ID: 675-059-3272) the Board meeting through Zoom. Said Planning Board will at said time 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: Friday, July 24, 2020 Publish: Wednesday, July 29, 2020 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 by the Town of Ithaca Planning Board in the Town of Ithaca Town Hall, 215 North Tioga Street, Ithaca, New York, on Tuesday, August 4, 2020 commencingat t 7:00 P.M., as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board — 215 North. Tio a Street.. Date of Posting: July 24, 2020 Date of Publication: July 29, 2020 Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 29"` day of July 2020. Notary Public Pautcttc Rosa NOTARY puBuC, STATE OF NEWYORK U-03MAMN0.0tRO6156M Qua ed in TOM PKIN S county commissioa E"im 12104!2022 WEDNESDAY, JULY 29, 2020 1 THE ITHACA JOURNAL TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, August 4, 2020 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that a Public Hearing will be held electronically by the Planning Board of the Town of Ithaca on Tuesday, August 4, 2020, at the following time and on the following matter: 7:00 P.M. Consideration of Preliminary Site Plan Approval and Special Permit for the proposed 9,670 square foot building addition at the Coddington Road Community Center located at 920 Coddington Road, Town of Ithaca Tax Parcel No. 47.-1-11.3, Low Density Residential Zone. The proposal also involves expanding the parking lot, construction of a new wastewater treatment system, con- struction of an underground stormwater management system, and new outdoor lighting, landscaping and side- walks. The existing temporary classrooms located south of the main building will be removed. Coddington Road Community Center, Owner/Applicant; Heather Mount, Ex- ecutive Director, Agent. Because of the Novel Coronavirus (COVID-19), the Town of Ithaca Planning Board Meeting scheduled for August 4, 2020 will be held electronically via Zoom, instead of a public meeting open for the public to attend in person. Members of the public may listen to (call in on cell or landline: (929) 436-2866 and enter the Meeting ID: 675 059 3272) or view (by computer go to https://zoorn.us/, click on "Join A Meeting" and enter the Meeting ID: 675- 059-3272) the Board meeting through Zoom. Said Planning Board will at said time and said place hear all persons in support of such matters or objections there- to. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessa- ry, 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 7/29/2020 TOWN OF ITHACA PLANNING BOARD Tuesday, August 4, 2020 Under Gov. Cuomo's Executive Order(s) due to the Novel Coronavirus (COVID-19), the Town of Ithaca Planning Board Meeting was held electronically via Zoom, instead of a public meeting MINUTES Present: Fred Wilcox, Vice Chair; Members Greg Lindquist, Ariel Casper, Yvonne Fogarty, and Chris Biehn Chris Balestra, Planning; Dan Thaete, Director of Engineering; Marty Mosely, Director of Codes; Paulette Rosa, Town Clerk and Susan Brock, Attorney for the Town. Mr. Wilcox opened the meeting at 7:03 p.m. Mr. Wilcox noted that Ms. Meier Swain has recused herself due to having children who currently attend the Coddington Road Community Center. Agenda Item 1: Consideration of Preliminary Site Plan Approval and Special Permit for the proposed 9,670 square foot building addition at the Coddington Road Community Center located at 920 Coddington Road, Town of Ithaca Tax Parcel No. 47.-1-11.3, Low Density Residential Zone. The proposal also involves expanding the parking lot, construction of a new wastewater treatment system, construction of an underground stormwater management system, and new outdoor lighting, landscaping and sidewalks. The existing temporary classrooms located south of the main building will be removed. Coddington Road Community Center, Owner/Applicant; Heather Mount, Executive Director, Agent. Heather Mount, Director CRCC, Rod Ives, Civil Site Engineer for the project and Kelly Maher, HOLT Architects Mr. Ives gave an overview of the project and shared his screen to show the maps and diagrams. The proposal is to add a plus/minus 9,600 square foot building to expand services. The project area is approximately 1.5 acres in the northern section of the property. The project includes bringing the wastewater system up to code as well as increasing the parking lot to meet code. The parking lot curb cut will be decreased and kept at one-way circulation to improve flow and safety at peak times and a parking lot section for employees where a play area is now. The play area will be relocated. Stormwater management will be underground to improve safety of the children and avoid standing water. There is an existing box culvert that will be used. Lighting will be LED pole -mounted lights and within Code; there will be a total of five light poles. PB 2020-08-04 (Filed 2020-10-07) Pg. 1 Ms. Maher went over the building design. The staff offices will be near the front entrance and lobby and a multi-purpose gymnasium space between the proposed addition and the existing building. Heather Mount added that they are really excited about this project and the improvements to the quality of care we provide to our students. We love the natural acreage behind us and us it for hikes and such. This project has been seven years in the planning, and we are excited to present this to you and move forward. SEQR DETERMINATION: Mr. Lindquist asked about State funding that is not listed on the SEQR; change was made. Changes were made to the SEQR form to indicate "rural character" and the State funding source. Some discussion around traffic and whether it would increase. There was some discussion about the "archaeological" sensitivity of the site and submission to NY State Historic Preservation Office or SHIPO. Mr. Thaete noted that this is required for the SPEID permit and there is no known sensitivity and has not been in past projects in the area, but the letter is a requirement of the State. Ms. Fogarty asked about question 94 and thought that "rural" should be checked and also, it says that there will not be any substantial increase in traffic and she thought that was a stretch if there is going to be an increase in the number of children they are talking about. Mr. Wilcox asked Ms. Mount to explain the number of children and adults expected at completion. Ms. Mount responded that right now the main facility has three classrooms which at full capacity could hole 38 children. If we were to use the highest age group, it would max out at 60 children. We added the temporary building with two additional classrooms and between those, we could hold a total of 60 children, although we max it out at 46. Between those two temporary classrooms, that puts us at almost the volume that the expansion is going to allow us along with all the nice things like the gym and the offices. There is a small increase in the number of children, with the proposed four permanent classrooms for a maximum number of children that could be accommodated will be 120 in the building, excluding the Summer Camp. The number depends on the age of the children that each classroom is intended for, and the maximum we intend to have is 120 children. Mr. Wilcox asked why some documents show 140 children and Mr. Ives responded that when the project was first started and wastewater calculations run, the number used was 20 per classroom for a total of 140 children. Mr. Wilcox turned back to Ms. Fogarty's question and said it boils down to the word "substantial" because clearly there will be an increase, but is it "substantial." PB 2020-08-04 (Filed 2020-10-07) Pg. 2 Ms. Fogarty said it sounds like about 38 more children per day, and depending on how they are transported, that would determine it. Ms. Balestra said that that number doesn't come close to the number(s) used to determine traffic impacts, especially on a County road. Mr. Wilcox turned to the easements issue and said that his understanding is that there was a park easement in 1986 which was replaced by a new easement in 2008, which was never filed with the County and we are now going to replace that unfiled easement with a third easement "to be determined" by the Town Board. Is that correct? Ms. Brock responded that the 2008 easement was filed, but yes, there was an older one that was replaced, and now the Town has received permission from the State Legislature to de -park or alienate this land and will be acting on that. The Legislation requires replacement parkland or fair market value to be spent on new parks and the current plan is for the Center to give the Town a replacement park land easement on a different portion of the site to be used for passive recreation. Mr. Wilcox turned to stormwater management and the SWPPP and asked what the status is. Mr. Ives responded that they have received the comment letter from Engineering and worked through 95% of them. The system was originally proposed for another part of the site and then we shifted things around, and we have to go back out and do soil borings and infiltration tests. He didn't anticipate any issues and then they can wrap that aspect up. The other questions were for additional details and standard language the Town prefers. There is nothing that we are not confident we can address. Mr. Lindquist asked about the current water pressure issue and there is the idea of asking for a State variance, but we don't know if they will get that or if there will have to be changes. Mr. Moseley said this is a Code issue if there isn't sufficient fire flow, and right now they have applied for a variance and there are other options in the Code which will cost additional money, but there are other options if the variance doesn't come through. Mr. Wilcox asked about the Town's plan for upgrades in that area. Mr. Thaete said there is a plan, but it is not set in stone, and is in the design phase right now. We still have to fund the project, get acceptable bids and additional easements. Mr. Thaete touched on the SWPPP, and said it is the same situation; if they don't get the correct test results that Mr. Ives mentioned, there are also ways to address that, they will just increase costs. Mr. Wilcox asked Ms. Brock if the Board can proceed without a complete SWPPP. Ms. Brock said that what we have done in the past is asked our Town Engineer if the proposed design is adequate and will meet Code and that is what we are hearing. Mr. Thaete said the applicant is on the right track and there is nothing atypical or that cannot be overcome. PB 2020-08-04 (Filed 2020-10-07) Pg. 3 Mr. Ives added that this tonight is preliminary approval because we realize we are waiting on the easements and the SWPPP. The proposed wastewater system is large enough that it was bumped up to the DEC level and it is more involved and involves more red tape. Mr. Ives shared his screen and went through the system in detail. Ms. Fogarty stated that although she thinks this is a great project and she wants to see it move forward, there are a lot of unanswered questions, in terms of the environmental review. It seems that the stormwater has unresolved issues and moving wastewater before the project is done and the fire protection issues. Mr. Biehn said that in reviewing the project and hearing the applicants tonight as well as the Director of Engineering, these are not atypical approaches to water supply or wastewater issues, and it seems like a solid plan to move forward and will be resolved as the project moves forward. Mr. Lindquist and Mr. Casper agreed, and didn't see an issue in proceeding. Mr. Casper asked about the plan which seems to indicate the removal of the trees in the front and his concern is the disruption to the root system in doing the stormwater work. Mr. Ives responded that they are trying to save the 30" tree, but we are not sure we will be able to. He will look at that more closely before final site plan. Ms. Mount added that they had some trees over the years assessed and have had to remove some dead or diseased trees and replanted other trees. Maintaining the woodsy environment we have is very important to us. Betsy, who works there, joined in and said she is concerned about the trees and the roots and she thinks the parking lot traffic has affected them and she would hate to see another tree, especially that large one, come down. Mr. Wilcox allowed another resident to speak. Mr. Desch stated that he is an adjacent neighbor, and the Center had been a good neighbor, but this "addition" is more than that and is larger than the present building. He said he did an ariel view and there is nothing close to this size in the area and although it is tastefully shown, he is concerned about lighting issues. There are no exterior lights shown on the exterior of the building, and although it is used mostly during the day, he is afraid that more lights will be added to the exterior. He likes the absolute dark, and although there is a fairly large buffer between him and the center, in the winter, outside lights will be visible to him. He also asked about where the displaced playground will be relocated to. He said that he is a retired forester and his biggest battle was protecting trees during construction and Sugar Maples, like these, are the most delicate trees in terms of damage to the root zone. A root ball is like a pancake, and even if you preserve the drip line, you really aren't preserving the roots. He would hope that those trees would be preserved. PB 2020-08-04 (Filed 2020-10-07) Pg. 4 He asked if the kitchen functions will be increasing because that really affects sanitation infrastructure. Mr. Ives responded that as plans have advanced, there are some wall mounted lighting on the east elevation and we can submit revised drawings showing those. Ms. Balestra responded that they would have to be compliant with the Town's lighting law which controls lighting and requires shields. Ms. Mount responded to the concern regarding kitchen capacity saying that they are upgrading the kitchen to commercial grade and it will meet current Code. We make breakfast, lunch and snacks. She also addressed the displaced playground saying that they are looking to make more natural play spaces and the new playground will be some smaller play spaces along the path and then some larger areas toward the back. Ms. Mount said she absolutely loves the trees and they will do everything possible to preserve the existing feel of the site and collaborate with our natural environment. Trees will only be removed if there is no other option in order to meet stormwater or sanitary needs. We want to maintain the natural environment around us. Mr. Moseley added that grease interceptors are required at certain levels of service and will be looked at and as far as lighting, they do not have to be on all the time but would kick in in the event of an emergency failure. Ms. Fogarty suggested that Mr. Desch or the applicants reach out to each other to get his opinion on the trees. Ms. Kelly said there is some exterior lighting proposed but they are small fixtures and just to cover he pathway. The other lights would only activate in the event of an emergency. She added that the Center is very involved with the community to help with the playground design and landscaping and we will be reaching out to them again when we are ready for that level of detail. PB RESOLUTION 2020-015: SEQR Preliminary Site Plan Approval and Special Permit Coddington Road Community Center Addition Tax Parcel No. 47.4-11.3 920 Coddington Road Town of Ithaca Planning Board, August 4, 2020 WHEREAS: This action involves consideration of Preliminary Site Plan Approval and Special Permit for the proposed 9,670 square foot building addition at the Coddington Road Community Center located at 920 Coddington Road, Town of Ithaca Tax Parcel No. 47.-1-11.3, Low Density Residential Zone. The proposal also involves expanding the parking lot, constructing a new wastewater treatment system, constructing an underground stormwater management system, and installing PB 2020-08-04 (Filed 2020-10-07) Pg. 5 new outdoor lighting, landscaping, and sidewalks. The existing temporary classrooms located south of the main building will be removed. Coddington Road Community Center, Owner/Applicant; Heather Mount, Executive Director, Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an uncoordinated environmental review with respect to this project; and The Planning Board, on August 4, 2020, has reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, Parts 2 and 3, prepared by Town Planning staff, a narrative, a set of drawings titled "New Building Coddington Road Community Center, 920 Coddington Road, Town of Ithaca, Tompkins County, New York," prepared by Naperiala Consulting, Professional Engineer, P.C, dated 06/17/2020, including sheets C001, C 100, C200 (Boundary and Topographic Survey Map, prepared by C.T. Males Associates), C300- C700, C701, C710 -C711, C800, C901-905, elevation drawings prepared by HOLT Architects, dated 6/15/2020, including sheets AP101-AP103, and other application materials; and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed action; 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. Moved: Fred Wilcox Seconded: Ariel Casper Vote: ayes — Wilcox, Casper, Biehn and Lindquist Abstained- Fogarty PUBLIC HEARING - Mr. Wilcox opened the public hearing at 8:22 p.m. Mr. Casper asked about lighting and timers and Ms. Mount responded that they can be put on timers and that will be on the final submission. Mr. Desch said he was happy with the meeting and thanked the Board, saying he will look forward to seeing the additional description of the lighting, which may affect him. Mr. Wilcox closed the public hearing at 8:26 p.m. DISCUSSIONAND DETERNIINATION Mr. Wilcox noted that as is normal, much of the discussion and questions have been handled in the SEQR and Public Hearing portions of the meeting. He reviewed the changes from the original packet PB 2020-08-04 (Filed 2020-10-07) Pg. 6 and the revised draft resolution and Ms. Brock suggested changes/additions that were discussed earlier. PB RESOLUTION 2020-016: Preliminary Site Plan Approval and Special Permit Coddington Road Community Center Addition Tax Parcel No. 47.-1-11.3 920 Coddington Road Town of Ithaca Planning Board, August 4, 2020 WHEREAS: This action involves Consideration of Preliminary Site Plan Approval and Special Permit for the proposed 9,670 square foot building addition at the Coddington Road Community Center located at 920 Coddington Road, Town of Ithaca Tax Parcel No. 47.4-11.3, Low Density Residential Zone. The proposal also involves expanding the parking lot, constructing a new wastewater treatment system, constructing an underground stormwater management system, and installing new outdoor lighting, landscaping and sidewalks. The existing temporary classrooms located south of the main building will be removed. Coddington Road Community Center, Owner/Applicant; Heather Mount, Executive Director, Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an uncoordinated environmental review with respect to the project has, on August 4, 2020, made a negative 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 The Planning Board, on August 4, 2020, has reviewed and accepted as adequate a narrative, a set of drawings titled "New Building Coddington Road Community Center, 920 Coddington Road, Town of Ithaca, Tompkins County, New York," prepared by Naperiala Consulting, Professional Engineer, P.C, dated 06/17/2020, including sheets C001, C100, C200 (Boundary and Topographic Survey Map, prepared by C.T. Males Associates), C300- C700, C701, C710 - C711, C800, C901-905, elevation drawings prepared by HOLT Architects, dated 6/15/2020, including sheets AP101-AP 103, and other application materials; NOW THEREFORE BE IT RESOLVED: That the Planning Board hereby finds that the Special Permit standards of Article XXIV Section 270-200, Subsections A — H, of the Town of Ithaca Code, have been met, specifically that: A. The project will be suitable for the property on which it is proposed, considering the property's size, location, and physical site characteristics. • The property is large enough to easily accommodate the proposed building addition and other improvements. The site characteristics are suitable for community childcare programming use, with outdoor fields and woods located a safe distance from Coddington, and existing and proposed indoor space that can be used for classrooms and offices. B. The proposed structure design and site layout are compatible with the surrounding area. PB 2020-08-04 (Filed 2020-10-07) Pg. 7 • The proposed structure is designed as a low -profile addition to match the existing building. The proposed materials are natural looking and will blend in with the surroundings. The proposed site layout largely follows the existing site layout, with parking lot in the same area, and proposed building connected to the existing building. Overall, the proposal is compatible with the surrounding area. C. Operations in connection with the proposed use do not create any more noise, fumes, vibration, illumination, or other potential nuisances than the operation of any permitted use in the particular zone. • The proposed operation is no different than the existing operation, which has existed for more than 35 years and previously received special permit for its use. The operation includes both indoor and outdoor child education and summer camp -related activities. Any outdoor noise would be like that which is experienced in a school -like setting, e.g. children playing. Any other potential nuisances created by the project are expected to be temporary and associated with construction. D. Community infrastructure and services, such as police, fire and other protective services, roadways, schools, and water and sewer facilities are currently, or will be, of adequate capacity to accommodate the proposed use. • Most of the existing services and community infrastructure to accommodate the use is in place and is of adequate capacity. The proposal involves an upgraded septic system that will comply with all necessary regulations. Fire flow issues have been identified as being an issue and the applicant is pursuing opportunities such as, but not limited to, a NYS variance for their sprinkler system. E. The proposed use, structure design, and site layout will comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan. F. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic circulation, and parking and loading facilities, is sufficient for the proposed use and is safely designed for emergency vehicles. • The property fronts on Coddington Road, with a driveway and parking area that has easy access for visitors, safe traffic circulation patterns, and access for emergency vehicles. The proposed site layout mimics the existing layout, with a parking lot out front, existing building immediately off the entrance drive and proposed building that will connect to the existing building. The proposal includes a curved sidewalk around the new building that connects to the existing building and parking lot. There are no bicycle facilities proposed for the project. G. The project includes sufficient landscaping and/or other forms of buffering to protect surrounding land uses. Existing vegetation is preserved to the extent possible. • There will be some tree and vegetation loss associated with the project. Most of the wooded buffer that surrounds the property will remain unchanged. There are some very large Maple trees along the frontage that will be preserved but should be protected during construction. The proposal includes some landscaping that will complement the existing remaining vegetation. Given the use of the site, the proposed landscaping and buffering appears sufficient. PB 2020-08-04 (Filed 2020-10-07) Pg. 8 H. To the extent deemed relevant by the Planning Board, the proposed use or structure complies with all the criteria applicable to site plan review set forth in Chapter 270, Zoning. AND BE IT FURTHER RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary Site Plan Approval, as shown on the Preliminary Site Plan Checklist, 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; 2. That the Town of Ithaca Planning Board hereby grants Preliminary Site Plan Approval for the proposed building addition and other improvements for the Coddington Road Community Center, as described in the materials listed in Whereas 93 above, subject to the following conditions: a. Before consideration of final site plan approval, the applicant shall provide the Town of Ithaca Codes Department with information showing its building will meet the NYS Uniform Code requirements, specifically in terms of water flow for fire suppression; b. Before consideration of final site plan approval, the applicant shall provide the Town of Ithaca Engineering Department additional details related to the Stormwater Pollution Prevention Plan (SWPPP), for approval by the Town Engineer; Before consideration of final site plan approval, submission of: (i) a revised sheet C400, "Site Preparation and Erosion Control Plan" and revised detail sheet to show tree protection fencing around the dripline of the existing large Maple trees along the north and west sides of the property near Coddington Road, and including a note that prohibits equipment storage, staging, vehicle parking or any soil disturbance within the fenced tree protection, and (ii) a sheet that shows all wall -mounted lighting; d. Before consideration of final site plan approval: (i) Town Board termination of the Town's parkland access easement shown on a map prepared by the Town of Ithaca Engineering Department, titled "Town of Ithaca, Coddington Rd Comm Center, Site Plan," dated 1/3/08, and (ii) Transfer to the Town of an easement located elsewhere on the Coddington Road Community Center property for use as a public park and compliance with all other requirements in the adopted NYS parkland alienation legislation (Chapter 289 of the Laws of 2019); e. Before the issuance of any building permits, submission, review and execution of an Operation, Maintenance and Reporting agreement for the proposed stormwater management facilities, specifying the ownership and maintenance responsibilities for the stormwater system, including: (i) Submission of an access easement to assure Town of Ithaca access to the stormwater facilities, and PB 2020-08-04 (Filed 2020-10-07) Pg. 9 (ii) Town Board authorization to allow the Town Supervisor to sign any necessary easements and the stormwater Operation, Maintenance, and Reporting Agreement associated with the project, f. All outdoor lighting shall conform to the requirements of the Town of Ithaca Outdoor Lighting Law and all outdoor LED lighting shall have a maximum 3000k color temperature; 3. Pursuant to Section 270-227.B (2) and (3) of the Town Code, the Planning Board hereby authorizes the placement of parking in the front yard of the project site, finding that: a. The particular use, nature, or location of the proposed project or building, requires that parking be in one of such yards, b. It is not practicable to limit parking to areas outside the required yard, c. Parking in such yard does not significantly adversely affect adjacent properties or the character of the neighborhood, and d. No such parking will occur in any buffer areas. Moved: Fred Wilcox Seconded: Chris Beihn Vote: ayes — Wilcox, Biehn, Fogarty, Casper and Lindquist, unanimous. Agenda Item 2: Persons to be heard — None Agenda Item 3: Approval of Minutes July 7, 2020 Approval of the minutes moved by Mr. Casper, seconded by Ms. Fogarty; unanimous. Agenda Item 4: Other Business There are no agenda items for August 181h . Mr. Wilcox moved to cancel the meeting, seconded by Ms. Fogarty; unanimous. Adjournment Meeting was adjourned upon motion and a second at 8:35 p.m.; unanimous. wb Rosa,Paulette • PB 2020-08-04 (Filed 2020-10-07) Pg. 10