HomeMy WebLinkAboutSPR Narrative Corners Community Center Medical Office Building.pdf
Trowbridge Wolf Michaels Landscape Architects LLP
1001 West Seneca Street, Suite 101 Ithaca, New York 14850 ph: 607.277.1400
www.twm.la
Brent Cross
Village of Cayuga Heights
Marcham Hall
836 Hanshaw Road
Ithaca, NY 14850
July 18, 2016
Dear Brent, Members of the Planning Board and Members of the Zoning Board,
As you know, Corners Community, Inc. is planning a new building on their property in the Village of Cayuga
Heights.
Located on approximately 7.2 acres along Hanshaw Road, East Upland Road and Pleasant Grove Road in
the Village of Cayuga Heights, Corners Community Center currently hosts 34 retail, restaurant and business
establishments. As a shopping and service center, Corners Community Center is a critical part of the
Cayuga Heights Community Corners commercial neighborhood.
The proposed project includes removal of two existing buildings, construction of a new 2 story building and
associated sitework. The building will serve as a medical office and is designed to fulfill the programmatic
needs of Cayuga Medical Associates while maintaining visual continuity with the surrounding architecture.
The proposed sitework is designed to provide universal access to the proposed building while also
establishing a main street aesthetic in Corners Community Center. The proposed project will require state
environmental review, site plan review and zoning variances for lot coverage and setbacks between
buildings based on the current Village of Cayuga Heights zoning regulations.
A technical drawing set, Short Environmental Assessment form, Village of Cayuga Heights permit application
and Traffic Study are included in this package for your review. In addition a Stormwater Management
Concept Study has been provided to Brent Cross for his technical review. In the following narrative,
architectural drawings included in the submission are referenced in parentheses.
G100 Setback Diagram
G101 Existing Parking Diagram
G102 Proposed Parking Diagram
L100 Illustrated Site Plan
A1 Axonometric View
A2 Hanshaw Road Entrance View
A3 Southwest Corner – Main Entry View
A4 Pleasant Grove Entrance
A5 Design Comparison
A101 First Floor Plan
A102 Second Floor Plan
A202 Exterior Elevations
C101 Erosion and Sediment Control Plan
C102 Utility Plan
L101 Demolition Plan
L201 Layout Plan
L301 Grading Plan
L401 Planting Plan
L501 Site Details
L502 Site Details
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If you have any questions or require further information, please do not hesitate to call. We are looking
forward to presenting the progress on the project and answering questions at your July 25th meeting. At that
meeting we are hoping to receive action on the following items: acceptance of materials & establishment of
a public hearing date and Declaration of Lead Agency.
Sincerely,
Kimberly Michaels
Principal
Corners Community Center, Inc Medical Office Building
Kimberly Michaels, Trowbridge Wolf Michaels Landscape Architects, LLP
Tim Ciaschi
TBD
903 Hanshaw Road, Ithaca, NY
1001 West Seneca Street, Suite 201, Ithaca, NY
801 West Buffalo St.
607 277 1400
607 272 2101
The proposed project includes removal of two existing buildings, construction of a new 2-story building and associated
sitework. The building will serve as a Medical Office and is designed to fulfill the programmatic needs of Cayuga Medical
Associates while maintaining visual continuity with the surrounding architecture.
Kimberly Michaels, Trowbridge Wolf Michaels Landscape Architects
5.6 Million
July 18, 2016
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Village of Cayuga Heights
Zoning Board of Appeals
Application Form
ZBA Application Fee: $100
Check All That Apply:
Area Variance
Use Variance
Interpretation Request
Property address: Tax parcel:
Zoning Officer’s determination:
Requested variance or interpretation:
Reason(s) that the requested variance or interpretation should be granted:
▫ See attached page for the criteria that the ZBA must use. ▫ Use additional sheets if necessary.
Please attach any additional information that will help the ZBA to evaluate your appeal,
such as a narrative, survey map, photos, building plans, etc.
By filing this application, you grant permission for Village of Cayuga Heights ZBA
Members and Village Staff to enter your property for inspections related to your appeal.
Owner/Applicant:
Signature: Date:
Phone number(s):
Email address:
For Office Use Only
Date Received
Cash or Check
Zoning District
Applicable Section(s) of Village Code:
Short Environmental Assessment Form
Instructions for Completing
Part 1 - Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses
become part of the application for approval or funding, are subject to public review, and may be subject to further verification.
Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully
respond to any item, please answer as thoroughly as possible based on current information.
Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful
to the lead agency; attach additional pages as necessary to supplement any item.
Part 1 - Project and Sponsor Information
Name of Action or Project:
Project Location (describe, and attach a location map):
Brief Description of Proposed Action:
Name of Applicant or Sponsor: Telephone:
E-Mail:
Address:
City/PO: State: Zip Code:
1. Does the proposed action only involve the legislative adoption of a plan, local law, ordinance,
administrative rule, or regulation?
If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that
may be affected in the municipality and proceed to Part 2. If no, continue to question 2.
NO YES
2. Does the proposed action require a permit, approval or funding from any other governmental Agency?
If Yes, list agency(s) name and permit or approval:
NO YES
3.a. Total acreage of the site of the proposed action? ___________ acres
b. Total acreage to be physically disturbed? ___________ acres
c. Total acreage (project site and any contiguous properties) owned
or controlled by the applicant or project sponsor? ___________acres
4. Check all land uses that occur on, adjoining and near the proposed action.
Urban Rural (non-agriculture) Industrial Commercial Residential (suburban)
Forest Agriculture Aquatic Other (specify): _________________________
Parkland
1BHFPG
Corners Community Center, Inc. Medical Office Building
Corners Community Center, 309 Hanshaw Road, Village of Cayuga Heights, NY
The proposed project includes removal of two existing buidlings, construction of a new building and sitework. The
proposed 28,000 SF Medical Office Building is designed to fulfill the programmatic needs of Cayuga Medical
Associates while maintaining visual continuity with the surrounding architecture. The proposed sitework is
designed to provide universal access to the proposed building while also establishing a Main Street aesthetic in
Corners Community Center.
Kimberly Michaels, Trowbridge Wolf Michaels Landscape Architects LLP
(607) 277-1400
kam@twm.la
1001 West Seneca Street, Suite 201
Ithaca NY 14850
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✔Village of Cayuga Heights Site Plan Review; Zoning Variance; Village of Cayuga Heights Zoning Board of Appeals; NYSDEC SPDES
GP-0-15-002 Stormwater Discharges from Construction Activity; New York State Department of Health (Certificate of Need)
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5. Is the proposed action,
a. A permitted use under the zoning regulations?
b. Consistent with the adopted comprehensive plan?
NO YES N/A
6. Is the proposed action consistent with the predominant character of the existing built or natural
landscape?
NO YES
7. Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area?
If Yes, identify: __________________________________________________________________________
_______________________________________________________________________________________
NO YES
8. a. Will the proposed action result in a substantial increase in traffic above present levels?
b. Are public transportation service(s) available at or near the site of the proposed action?
c. Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action?
NO YES
9. Does the proposed action meet or exceed the state energy code requirements?
If the proposed action will exceed requirements, describe design features and technologies:
_______________________________________________________________________________________
_______________________________________________________________________________________
NO YES
10. Will the proposed action connect to an existing public/private water supply?
If No, describe method for providing potable water: ______________________________________
_______________________________________________________________________________________
NO YES
11. Will the proposed action connect to existing wastewater utilities?
If No, describe method for providing wastewater treatment: ________________________________
_______________________________________________________________________________________
NO YES
12. a. Does the site contain a structure that is listed on either the State or National Register of Historic
Places?
b. Is the proposed action located in an archeological sensitive area?
NO YES
13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain
wetlands or other waterbodies regulated by a federal, state or local agency?
b. Would the proposed action physically alter, or encroach into, any existing wetland or waterbody?
If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres: _______________
_______________________________________________________________________________________
_______________________________________________________________________________________
NO YES
14. Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply:
Shoreline Forest Agricultural/grasslands Early mid-successional
Wetland Urban Suburban
15. Does the site of the proposed action contain any species of animal, or associated habitats, listed
by the State or Federal government as threatened or endangered?
NO YES
16. Is the project site located in the 100 year flood plain?NO YES
17. Will the proposed action create storm water discharge, either from point or non-point sources?
If Yes,
a. Will storm water discharges flow to adjacent properties? NO YES
b. Will storm water discharges be directed to established conveyance systems (runoff and storm drains)?
If Yes, briefly describe: NO YES
_______________________________________________________________________________________
_______________________________________________________________________________________
NO YES
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Existing drainage swales on neighboring properties to the south and west of the parking lot will continue to be used to convey
attenuated rates of runoff from the redeveloped site.
18. Does the proposed action include construction or other activities that result in the impoundment of
water or other liquids (e.g. retention pond, waste lagoon, dam)?
If Yes, explain purpose and size: ____________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
NO YES
19. Has the site of the proposed action or an adjoining property been the location of an active or closed
solid waste management facility?
If Yes, describe: _________________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
NO YES
20. Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or
completed) for hazardous waste?
If Yes, describe: __________________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
NO YES
I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY
KNOWLEDGE
Applicant/sponsor name: ___________________________________________ Date: ___________________________
Signature: _______________________________________________________
1BHFPG
✔Permanent stormwater management practices will include a Bioretention Filter and dry Detention Basin.
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Kimberly Michaels July 18, 2016
PRINT FORM
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PROJECT DESCRIPTION
BUILDING
Project Need and Goals
In 2014 Cayuga Medical Associates (CMA) started a process to identify possible sites on the
northeast side of Tompkins County for a new medical office building to co-locate consolidated
Outpatient Cardiology services and an expanded Internal Medicine practice. After evaluation of
several location options, CMA came to agreement with Corners Community Center, Inc. to explore in
depth the option of locating a new office building on the Corners Community property. The
availability of a suitable site, proximity to major streets, Route 13 and public transportation makes
this site very desirable for CMA. CMA’s other selection criteria included the provision of convenient
and adequate parking, complementary businesses nearby and a location close to current CMA
patients. In addition, CMA’s and Cayuga Medical Center’s long relationship with Island Health and
Fitness make this a desirable location.
Proposed Program
The proposed tenants include a primary care (internal medicine) practice (A102) on the second floor
and a cardiology outpatient practice, including cardiac diagnostic services on the first. Cardiac
diagnostics includes facilities for stress tests, EKGs and nuclear imaging (A101).
The building is designed primarily to accommodate outpatient medical practices, but could be
utilized in the future for other types of professional services. Below is a summary of the proposed
programs.
Building
Gross
Area
(SF)
Lease
Area
(SF)
# of
Providers
on site*
Total Staff
incl.
Providers
# of Exam
and
Treatment
Rooms
# of
Patients/
day
First Floor Total 14,100 10,980 5 22 22* 180
Cardiology and Cardiac
Diagnostics
Second Floor Total 14,100 12,220 7 27 21 150
Internal Medicine
Shared Staff Facilities
7
0
27
0
21
0
TOTAL (including stair to roof) 28,000 23,200 12 49 43 330
*Providers include Physicians, Physician Assistants and Nurse Practitioners. Providers may be on
site part time, so the number of offices included in the project does not reflect the actual number of
providers on site and seeing patients at any time.
There will be no unusual mechanical, electrical or plumbing systems. There will be no piped
medical gases.
Building Design
The design team at HOLT Architects has approached this project as an extension of the current
environment of Corners Community. The existing buildings are typically 1½ to 2 stories high with
roof peaks up to 34’ high. Various buildings have both sloped and flat roofs. Dormers are utilized on
many structures. Covered walkways or porches are utilized at most of the store fronts. Buildings are
typically white painted masonry and siding, asphalt shingle roofs, with some brick and stone veneer
accents. The building footprint is designed to address the programmatic needs of CMA, utilizing a
flexible structure, as well as addressing the exterior aesthetic criteria noted below (A101, A102).
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The building is designed to reduce the visual mass of the two story structure utilizing sloped
roofs and lowered eave lines.
Sloped roof forms are the predominant feature of the building exterior, including gable ends
facing north and south and at the main building entrance, similar to existing adjacent
buildings. (A201) Flat (ie – low slope) roofs are utilized at the covered walkway roofs,
dormers and limited locations at the north and south facades. The center of the building will
have a flat roof providing a concealed location for mechanical equipment.
Window dormers have been introduced at the second floor, complementary to adjacent
buildings. (A3, A4)
A covered walkway runs along the west face of the building, extending the existing system
of covered sidewalks to the new building entrance. (A1, A201)
Building Description
The following materials are proposed for the building:
Exterior Building Materials:
1. Wall systems:
a. Walls will be a combination of fiber cement siding (prefinished), metal panels and
masonry (painted or natural finish) to relate to the existing painted masonry and
siding.
2. Roof systems:
a. Standing seam metal roofing on sloped roofs.
b. Single-ply roofing at low slope roof areas
Building Structure:
1. Foundations: Soil conditions allow for concrete spread footings, concrete or masonry
foundation walls. The building will have no basement and will be slab on grade.
2. Floor and Roof Systems: The building structure will have a structural steel frame. Light
gauge steel or wood trusses will be utilized on sloped roof sections.
SITEWORK
Sitework will include site grading, developing tree-lined sections of streets with planting beds along
the main drive lanes, screening along the south edge of the project, enhanced pedestrian crossing
through the parking lot, concrete sidewalks with granite curbs, extension of outdoor courtyards,
stormwater management, improved parking lot circulation, enlarged parking stalls, drop off, and
vehicular circulation large enough to accommodate fire truck, ambulance, garbage truck and semi-
truck access. The project will result in a net addition of 14 parking spaces for Corners Community
Center. See attached Illustrated Site Plan (L100).
Circulation/Access
Vehicular Circulation: Vehicles entering Corners Community Center currently have access to the site
from a driveway along Hanshaw Road, three driveways along Upland Road and one driveway along
Pleasant Grove Road. Although unauthorized, a connection between Corners Community Center
and the Carriage House Apartments is used by vehicles to access the site.
From Hanshaw Road, vehicles can access the proposed medical office building by driving along
Corners Community Center and may park, turn down parking aisles or loop around for drop off.
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From the southern Upland Road driveway, vehicles can access the proposed medical office
building by driving past Island Health & Fitness and may park, turn down parking aisles or drop-off
at the main Medical Office Building Entrance.
Access from the Pleasant Grove Road driveway will be modified in the proposed plan. The existing
perimeter road will terminate just north of the Fire House. Vehicles turning into Pleasant Grove will
have access to parking spaces at the eastern end of Corners Community Center, but will not have
access through to the rest of Corners Community Center. The existing “no left turn” sign on the
property adjacent to the Chemung Canal Trust Company Drive-thru will be removed. Traffic volume
will be reduced at the Pleasant Grove Road driveway.
The unauthorized driveway between Corners Community Center and the Carriage House
Apartments will be closed to public traffic but made accessible for pedestrians and emergency
vehicles. There are no deed or right of way conflicts with terminating this unauthorized connection.
Access for delivery trucks will not be changed in the proposed design. Proposed widths and radii
for the main circulation drives are designed to allow 18-wheeler vehicle access to the site. All other
turning radii & widths will be adequate to accommodate box trucks, emergency response vehicles,
delivery vehicles & trash removal.
Pedestrian & Bicycle Circulation: Pedestrians currently access Corners Community Center via
sidewalks on Hanshaw Road, Upland Road and Pleasant Grove Road. Cyclists access Corners
Community Center via roadside bike lanes on Hanshaw Road and Pleasant Grove Road. There are
two bus stops within a block of the project site (marked on map below). Both are connected to
village sidewalks which provide a path of travel for pedestrians to the site.
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Within Corners Community Center, pedestrians circulate along sidewalks and covered walkways
adjacent to storefronts. Cyclists ride along vehicle driveways and dismount at walkways. The
project will include an improved pedestrian crossing between Island Health & Fitness and the
Medical Office Building. The medical office building will include secure parking for eight bicycles.
See attached Illustrated Site Plan (L100) and Site Layout Plan (L201) drawings.
Traffic
Traffic Engineers, SRF Associates has evaluated the proposed plans & program in concert with
current traffic counts. Based upon their comprehensive analysis, the results indicate that the
proposed development will not have significant adverse traffic or impacts to the existing roadway
network or parking impacts to the existing and proposed conditions. The following conclusions and
recommendations were made by SRF based upon the results of their analyses:
1. The proposed Medical Office Building at Corners Community Center is expected to
generate approximately 52(14) vehicles entering the Corners Community Center during the
AM(PM) peak hours respectively and 25(56) vehicles exiting the Corners Community Center
during the AM(PM) peak hours.
2. The proposed development will not result in any potentially significant adverse
traffic impacts to the study area intersections.
3. No mitigation is warranted or recommended at any of the study intersections as a
result of the proposed Medical Office Building development.
4. The parking analysis indicates that the proposed parking spaces will be sufficient to
accommodate parking needs during the majority of the time. During the peak month of
December there may be times of the day when the parking lots reach 90% capacity.
Please see the full Traffic Study (enclosed) for more detail and an intersection by intersection
analysis.
Parking
Corners Community Center currently contains 285 parking spaces and is not fully utilized. The
proposed project will utilize the excess site parking and add 14 spaces for a total of 299 spaces.
Additionally, existing spaces less than 8’-6” wide within the project area will be increased to 8’-6”
wide and new spaces will be 9’-0” wide. Please see the attached Existing Parking Diagram (G101),
Proposed Parking Diagram (G102) and the attached Traffic Study.
As per Village of Cayuga Heights Article IX Section 14. Garages and Parking Facilities, “Every non-
residential structure, commercial, or otherwise, shall provide off-street garage or parking space
sufficient to accommodate the cars of employees and the number of cars anticipated to be attracted
by the facilities of such structure at any time.”
Parking needs have been evaluated by SRF, Traffic Engineers, based on the existing to remain and
proposed occupancy/uses on site. The parking analysis indicates that the proposed parking
spaces will be sufficient to accommodate parking needs during the majority of the time. During the
peak month of December there may be times of the day when the parking lots reach 90% capacity.
Please see the full Traffic Study (attached) for more detail.
Site Lighting
The Corners Community Center Medical Office Building project will include pedestrian scale lights
and vehicular lights. Pedestrian lights will be between 12’ and 14’ in height and located at
crosswalks, walkways and building entrances. Vehicular lights will be between 18’-22’ in height and
located within the parking lot to illuminate all driveways, parking aisles and parking stalls. Lighting
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will be designed to be dark sky compliant. See attached Illustrated Site Plan (L100) and Site Layout
Plan (L201) drawings.
Snow Removal/Trash
Snow removal is provided along the entire southern edge of Corners Community Center. Trash will
be collected and removed from a double bay dumpster pad located south west of the proposed
Medical Office Building. See attached Illustrated Site Plan (L100) and Site Layout Plan (L201)
drawings.
Hazardous Materials
Medical practices within the proposed project are not high generators of regulated waste. Small
amounts of nuclear isotopes are utilized in nuclear imaging. These are handled in a specially
designed room and disposed of in accordance with Nuclear Regulatory Commission regulations.
Disposal of medical waste is tightly regulated by The NYS Department of Health and Department of
Environmental Conservation and will be picked up, treated and disposed of by a licensed disposal
company.
Landscaping
Drive lanes within the project will be landscaped with hardy deciduous shade trees, ornamental
trees and shrub plantings. The south edge of the project will be screened with a mixture of
deciduous and evergreen trees. Stormwater practices along the south edge will be landscaped with
a low mow seed mix. Free-standing Greenscreen columns adorned with showy vines will be located
east of the full height widows at the medical office building waiting room. Trees along the main drive
adjacent to the medical office building will be planted in structural soil with flexible porous pavement
at the surface, allowing the trees to thrive while providing full access to the adjacent sidewalk from
parking stalls. Hardwood bark mulch in planting beds will discourage weeds and nourish soils in
planting beds. See attached Planting Plan (L401) and Detail (L501-L502) drawings.
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Site Materials
The Corners Community Center Medical Office building project will utilize high quality site materials
to create safe and long lasting improvement to the Corners Community Center. A new heavy duty
concrete walk will provide pedestrian access across the Corners Community Center parking lot
between Island Health & Fitness and the Medical Office Building. The concrete walkway adjacent to
the medical office building will provide pedestrian access to Corners Community Center. Flexible
porous pavement will provide access between parking stalls and the walkway along the main drive.
A heavy duty concrete pad will support the trash dumpsters. 6” granite curbs will protect
pedestrians and define parking areas within the project area. Seating benches will provide respite at
the main medical office building entrance and at the breakout space north west of the building. Unit
pavers will create a unique ground surface at the breakout space north west of the medical office
building. Heavy duty unit pavers will provide a safety-enhancing visual indicator at the main
entrance to the medical office building. See attached Detail drawings (L501-L502).
STORMWATER MANAGEMENT
Existing Conditions
The existing site cover is predominantly impervious with 69% of the site consisting of buildings,
pavements or walkways. The property contains two watersheds. The majority of the property is
located in the northern watershed and will largely remain unchanged. Runoff from several buildings
and parking lots sheet drains westward towards East Upland Road and is collected by an existing
on-site storm sewer. Ultimately, all runoff from the northern watershed enters the Village’s storm
system on East Upland Road. The southern watershed consists mainly of parking and the former
bank drive through and either sheet drains southward or is collected by an existing on-site storm
sewer. Runoff from the southern watershed is collected by an off-site drainage swale and conveyed
southwards.
Proposed Improvements
The proposed re-development of the site will maintain these drainage patterns and will increase
impervious cover from 69% to 70%. The footprint of new impervious surfaces will increase by 0.09
acres. The project is a previously developed site in an urban area and meets the State’s definition of
a “Redevelopment Project”. As such, water quality treatment is required for 25% of the existing,
disturbed impervious area and 100% of the new impervious area.
To address the water quality volume requirements, a bioretention filter will be installed in the
southwest corner of the site. The filter will receive runoff from some of the adjacent parking lot by
means of sheet flow and a diversion structure will be installed to direct water quality storm events to
the filter practice from larger portions of the parking lot while bypassing larger storm events to the
Village’s storm sewer on East Upland Road. To mitigate stormwater runoff rates, a linear detention
basin will be constructed along the southern property line to capture runoff before it enters the off-
site swale. Please refer to the attached drawing (C101).
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SITE UTILITIES
Utilities serving the site include municipal water and sanitary sewer, storm sewer, natural gas,
electric and telephone. The existing 6” municipal water main will have to be re-routed around the
south end of the proposed building. A new 6” combined service will provide domestic and fire
supply to the building.
There are two existing sanitary sewers located on the site. This project will not utilize the line routed
beneath the Becker-Wells Agency tenant space and the project will remove the line that currently
connects to the former Tompkins Trust Company Bank drive through. A new lateral will be extended
from the existing main on East Upland Road. A new manhole will be required at the connection
point on East Upland Road, and an 8” main will be extended onto the property to facilitate future
connections and will terminate at a new manhole located on the site. The new building lateral will be
6” in diameter and connect to the proposed on-site manhole.
Standard storm sewer improvements will consist of drain basins to support the site grading and will
direct runoff towards the proposed bioretention filter, proposed linear detention basin, and existing
storm sewer located on East Upland Road. Existing drainage patterns will be maintained.
Electric, gas and telephone will be extended to the new building from various locations on the site.
An existing overhead utility pole will have to be relocated as a result of the parking lot reconfiguration
and the surrounding building services will have to be re-feed from the new pole. Please refer to the
attached drawing (C102).
ZONING VARIANCE REQUEST
Corners Community Center is seeking an area variance for lot coverage and a variance for the
required separation of buildings:
Article Ix, Section 7. Building Coverage
Current zoning regulations allow up to 15% lot coverage for commercial districts. There is an existing
variance for the Chemung Canal Trust branch allowing lot coverage for the existing conditions
(approximately 17.18%). We request a variance to allow the lot coverage to increase to 20.64%.
This increase is based on the demolition of two buildings in addition to the construction of the new
building. The current lot coverage requirement is very limiting to the development of an underutilized
area of the site. Lot coverage and the desired building gross and lease area have been balanced
with parking requirements to result in the proposed building.
PROPOSED LOT COVERAGE SUMMARY
Building Area
in SF*
Lot Size in SF
(7.19 Acres)
Lot Coverage
Existing Conditions – Total Site 53,797 313,197 17.18%
One Story Office to be Demolished (3,099)
One Story Bank to be Demolished (1,577)
Proposed Medical Office Bldg.** 15,500
Proposed Total Site 64,621 313,197 20.64%
* Includes Eaves and Canopies greater than three ft.
**14,100 SF bldg. + 1,400 SF Canopy = 15,500 SF
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Article Ix, Section 5. Height Of Buildings
The building has been redesigned to be two stories in height and will comply with the thirty foot
building height limit. No variance is required for building height.
The proposed building will have a floor to floor height of 13’-6” from first to second floor and 13’-
6” from second floor to top of roof structure. Parapets at flat roof sections will be below thirty
feet above first floor.
The sloped roof design allows the eaves at second floor to be lower than 13’-6”. The average
height of the eave and peak of the roofs will be thirty feet above first floor. See the building
elevations for more details about these heights. (A201)
Article Ix, Section 13. More Than One Building On A Lot
The project will not modify front yard setbacks for the Corners Community Center and exceeds
requirements for side yard setbacks. However, the 21’ space between the medical office building
and the building immediately north will require a variance as per Article IX Section 13 More Than
One Building On A Lot, “When there is more than one principal building on a lot in any district, the
space between such buildings must be at least equal to the sum of the side yards required by such
buildings or the sum of the rear and the front yards as the case may be.” This would require a 60 ft.
separation between the proposed new building and the existing 2 story building directly to the north.
See attached Setback Diagram (G100).
Corners Community Center currently consists of two groupings of buildings on the east and west
sides of the site. The groupings are separated by a distance exceeding the requirement. Within each
grouping, none of the buildings are spaced in accordance with current requirements. The one story
building that will be demolished for this project is approximately 6’ from the adjacent building. The
proposed 21’ spacing is in keeping with the character of the other structures on the site.
Cause of difficulty
While it may appear that the difficulties faced by this project were self-created, the program, design
approach and building scope were developed with full understanding that the requirements of the
existing Zoning Code would be exceeded. It has been the understanding of the owner and design
team that revisions to the zoning requirements for the Commercial District, which would allow
increased density and height consistent with the 2014 Comprehensive Plan, have been in the
process of being drafted and reviewed by the Village. This work is not complete and the resulting
modifications are not yet known.
The property owner is ready now to develop a portion of the site and has a substantial, respected
tenant prepared to lease the proposed building. Without a revision to the Zoning Ordinance in place,
the owner and design team are proposing variances that we believe are consistent with the intent of
the comprehensive Plan, appropriate for the site and will hopefully be consistent with the future
revisions to the Zoning Ordinances.
Character of the neighborhood or detriment to nearby properties
The proposed medical office building will be located in the middle of the site, with direct view from
the street blocked at many points around the perimeter of the site. It will be a minimum of 220’ from
the nearest public street (Pleasant Grove Rd) and significantly exceeds the minimum setbacks: 47’
from the Fire Station property line to the east and 125’ from the property line of the Carriage House
Apartments to the south and approximately 340’ to the property line closest to the nearest single
11 of 11
family residences, which are located on East Upland Rd. At its highest point, it will be more than 12’
below the elevation of the roof of adjacent Fire Station on Pleasant Grove Road.
The proposed building will be placed at a location that will have a minimum effect on nearby
properties. The major design components – sloped roofs, window dormers and the lower scale two-
story building mass – help to maintain the scale and feel of the Corners Community Center. Refer
the perspective views on A2, A3 and A4.
The proposed 21’ spacing between the new building and the adjacent building to the north is similar
in character the other buildings on the site.
A portion of the main north/south driveway leading from Hanshaw Road to the building site will be
upgraded with sidewalks, islands and landscaping to create the feel of a “Main Street” on the site.
Alternative means of achieving project goals
The project goals for the Owner and Cayuga Medical Associates are:
Provide adequate leasable area (approximately 23,200 SF) in a location close to CMA’s patient
population.
Co-locate primary care and specialty services in a new environment designed to be responsive
to the latest thinking on Patient Focused Care and new and changing regulatory requirements.
Improve the environment of Corners Community Center.
Cayuga Medical Associates considered four sites in the northeast area and determined that
Community Corners is the best location for its new facility.
Is requested variance substantial?
The requested variances do exceed the current requirements. We recommend that the requested
variances are consistent with past development on the site and with the 2014 Comprehensive Plan.
Effect or impact of variance on the physical or environmental conditions in the neighborhood:
The physical upgrades to the property that will be completed as a part of this project will be an
enhancement to the surrounding area.