HomeMy WebLinkAbout2018_0326_Planning Board Minutes1
Village of Cayuga Heights Planning Board
Meeting #77
Monday, March 26, 2018
Marcham Hall – 7:00 pm
Minutes
Present: Planning Board Members Chair F. Cowett, G. Gillespie, R. Segelken
Code Enforcement Officer B. Cross, Attorney R. Marcus, Deputy Clerk J. Walker, Mayor L.
Woodard, Trustee R. Robinson, Alternate E. Quaroni
K. Cuddeback, Gimme Coffee
E. Lindys, Alléchant Restaurant
Members of the Public
Item 1 – Meeting called to order
• Chair F. Cowett opened the meeting at 7:03 pm.
• Chair F. Cowett appointed Alternate E. Quaroni a full voting member of the Board for
the meeting.
Item 2 – February 26, 2018 Minutes
• The Board reviewed the minutes of the February 26, 2018 meeting.
Motion: R. Segelken
Second: E. Quaroni
RESOLUTION No. 242
APPROVING MINUTES OF FEBRUARY 26, 2018
RESOLVED, that the written, reviewed and revised minutes of the February 26, 2018
meeting are hereby approved.
Aye votes – Chair F. Cowett, G. Gillespie, E. Quaroni, R. Segelken
Opposed – None
Item 3 – Public Comment
• No members of the public wished to comment.
2
Item 4 – Special Use Permit – Gimme Coffee/Corners Community Shopping Center
• Chair F. Cowett stated that, at its February 26, 2018 meeting, the Board accepted for
special permit review the proposed Gimme Coffee in the space formerly occupied by
Lona’s Cakes, Corners Community Shopping Center; at its February 26, 2018 meeting,
the Board also scheduled a public hearing for its March 26, 2018 meeting.
• The public hearing commenced at 7:06 pm.
• No members of the public wished to speak.
Motion: R. Segelken
Second: G. Gillespie
RESOLUTION No. 243
TO CLOSE THE PUBLIC HEARING
RESOLVED, that the public hearing regarding special use permit review for the proposed
Gimme Coffee at Corners Community Shopping Center be closed.
Aye votes – Chair F. Cowett, G. Gillespie, E. Quaroni, R. Segelken
Opposed – None
• The public hearing was closed at 7:08 pm.
• The Board discussed the project in relation to the State Environmental Quality
Review Act (SEQRA) which it had categorized as an Unlisted SEQRA action.
• The Board reviewed the applicant’s responses to the questions in Part 1 of the SEQRA
short form.
3
4
5
6
• The Board accepted the applicant’s responses to the questions in Part 1 of the SEQRA
short form.
• The Board reviewed Parts II and III of the SEQRA short form.
7
8
Motion: R. Segelken
Second: G. Gillespie
RESOLUTION No. 244
TO DETERMINE PROPOSED ACTION WILL NOT RESULT IN AN ADVERSE
ENVIRONMENTAL IMPACT
RESOLVED, that the Village of Cayuga Heights Planning Board has determined that the
proposed Gimme Coffee at Corners Community Shopping Center will not result in any
significant adverse environmental impacts.
Aye votes – Chair F. Cowett, G. Gillespie, E. Quaroni, R. Segelken
Opposed – None
• The Board discussed § 19.3.C of the Village’s zoning law, “Factors to be considered by
the Planning Board in reviewing special use permit applications,” and made the
following findings:
o Location and site of the use:
The site is located at 903 Hanshaw Road in the Corners Community shopping center in the
Village’s Commercial zoning district. The shopping center is approximately one mile north
of the Cornell University, one tenth of a mile west of the Town of Ithaca, and six tenths of a
mile south of the Village of Lansing. Per Tompkins County, current property class is
commercial and its description is neighborhood shopping center.
o Nature and intensity of the use:
The proposed use is a Gimme Coffee Espresso and Dairy Bar which replaces Lona Cakes
Custom Cake Design and Boutique Bakery. The applicant estimates 150 to 250 customers per
day within six months of opening. Hours of operation will be 7:00 am to 7:00 pm, seven days
per week, although hours may be extended to 9:00 pm in summer. It is expected that peak
weekday hours will be 8:00 am to 10:00 am and that the busiest days will be Saturday and
Sunday. The physical arrangement of the store’s interior will be kept intact and there are
twelve seats inside and no outside seating. A paper vendor delivers via a short semi-truck,
and milk and pastries are delivered via a Sprinter van with all deliveries made through a rear
door. Given that a coffee shop will likely generate more customers than a boutique bakery,
intensity of land use may increase, including an increase in vehicular and pedestrian traffic.
9
o Location of the site in respect to road access:
The shopping center is bounded by Hanshaw Road to the north, East Upland Road to the
west, and Pleasant Grove Road to the east. Adjacent intersections are Hanshaw/North
Triphammer/East Upland Roads and Hanshaw/Pleasant Grove Roads. Access to these roads
consists of three driveways on East Upland Road, one driveway on Hanshaw Road, and one
driveway on Pleasant Grove Road. The proposed use does not require physical changes to
road access.
o Provisions for parking:
§ 12.3.F.4.b of the Village’s zoning law requires that, in the Commercial zoning district, for
places of public assembly such as a theater, church, or restaurant, one off-street parking space
be provided for every three seats. There are currently twelve seats associated with the
proposed use and, therefore, four off-street parking spaces shall be provided. There is a row
of twenty parking spaces outside the proposed use and the adjacent laundry, and a row of ten
parking spaces opposite. Parking demand is greatest in that part of the shopping center
weekdays between 12 noon and 2:00 pm. Given that a coffee shop will likely generate more
customers than a boutique bakery, parking demand may increase although the increase may
be reduced via shared parking use with the new medical office building, Island Fitness, and
other shopping center establishments. Additionally, peak weekday hours for the proposed
use are expected to be 8:00 am to 10:00 am when that part of the shopping center is not busy.
Finally, the medical office building site plan review resulted in provision of offsite shopping
center overflow parking. Therefore, increased parking demand from the proposed use will
likely be met via existing shopping center parking or via overflow parking if needed.
o Traffic and noise generated by the proposed use:
The proposed use is located in the shopping center’s interior. Outdoor music will not be
played and there is no outdoor seating. Hours of operation will be 7:00 am to 7:00 pm seven
days per week, although hours may be extended to 9:00 pm in summer. Given these factors,
noise generated by the proposed use will likely not be a concern. With respect to traffic,
given that a coffee shop will likely generate more customers than a boutique bakery, it is
likely that the proposed use will generate an increase in vehicular traffic both within and
external to the shopping center. The traffic study commissioned by the Planning Board for
the medical office building site plan review found poor operating conditions for the adjacent
intersections at peak hours with failing level of service ratings for some approaches. Traffic
issues in the Community Corners area have been a community concern for many years. The
proposed use did not cause these traffic issues nor is it likely to significantly exacerbate them.
10
o Impact of the proposed use on adjacent land uses:
Per Tompkins County, current property class is commercial and, per § 7.3.H of the Village’s
zoning law, a restaurant, deli, sandwich shop or coffee shop is a permitted commercial use in
the Village’s Commercial zoning district subject to special use permit approval by the
Village’s Planning Board. There are several adjacent residential properties including single
family homes along East Upland Road and Carriage House Apartments to the south of the
shopping center. The proposed new use’s hours of operation and location in the shopping
center’s interior are unlikely to create noise or privacy conflicts with adjacent residential
properties. There may be an increase in vehicular traffic on adjacent streets and intersections
and an increase in shopping center parking demand. However, such increases will likely not
be substantial relative to existing levels.
o Impact of the proposed use on the environment:
The Planning Board categorized the proposed use as an Unlisted Action under SEQRA,
conducted a SEQRA review, and has made a negative declaration of adverse environmental
impact and found compliance with SEQRA for the proposed use.
o Impact of the proposed use on infrastructure and existing Village services,
including sewer, water, stormwater management, solid waste disposal, fire
protection, police protection, and road maintenance:
The proposed use will connect to public potable water and public wastewater treatment
facilities, but its utilization of these facilities will not significantly impact them.
o Any other factors reasonably related to the health, safety, and general welfare
of Village residents and consistent with the Village’s current Comprehensive
Plan:
On January 13, 2014, the Village’s Board of Trustees adopted the Village's current
Comprehensive Plan which stated as an objective the re-invigoration of the Community
Corners area as the Village’s economic and social hub and included as a recommendation the
provision of everyday neighborhood retail services in the Community Corners area. The
proposed use is consistent with both this objective and recommendation.
11
Motion: G. Gillespie
Second: R. Segelken
RESOLUTION No. 245
TO APPROVE THE SPECIAL USE PERMIT FOR THE PROPOSED GIMME COFFEE AT
CORNERS COMMUNITY SHOPPING CENTER
RESOLVED, that, based upon the findings made by the Village of Cayuga Heights Planning
Board in consideration of § 19.3.C of the Village’s zoning law, the Board approves the special
use permit for the proposed Gimme Coffee at Corners Community Shopping Center.
Aye votes – Chair F. Cowett, G. Gillespie, E. Quaroni, R. Segelken
Opposed – None
• R. Segelken stated that the shed in back of the proposed Gimme Coffee and the
existing laundromat is shabby and unsightly, is visible to pedestrians and bank drive-
thru customers, and asked who has responsibility for its upkeep.
• Code Enforcement Officer B. Cross replied that the shed, which houses natural gas
connections for the laundromat, is the shopping center owner’s responsibility and he
will speak to the owner about its condition.
Item 5 – Special Use Permit – Alléchant Restaurant/Corners Community Shopping Center
• Code Enforcement Officer B. Cross stated that E. Lindys proposes to open Alléchant
Restaurant in the space currently occupied by JJ’s Café in the Corners Community
Shopping Center, which is located in the Village’s Commercial zoning district; per the
Village’s zoning law, a coffee shop/restaurant type establishment in the Commercial
zoning district requires a special use permit from the Planning Board; there will be a
change from counter service to table service and a small reconfiguration of interior
space which will require a Building Permit; yet to be determined is the seating
arrangement and the maximum occupant load.
• E. Lindys, Alléchant Restaurant, stated that she was the owner, manager, and cook of
the Café Dewitt in Ithaca for ten years, has moved back to Ithaca after working as an
attorney in Vermont, likes the Community Corners area because of its community
feel, and believes there is an opportunity there for a good breakfast and luncheon
restaurant.
• R. Segelken asked about plans for outdoor seating.
• E. Lindys replied that there are four outside tables currently, that she wants to make
minor changes to table types, and that she would introduce table service outside.
• Code Enforcement Officer B. Cross stated that the original approval for JJ’s Café was
later amended to include an outside table area; similarly, the original approval for the
Heights Restaurant was later amended to include its own outside seating area.
12
• R. Segelken asked whether advertising on table shading umbrellas would be regulated
under the Village’s zoning law as part of shopping center signage.
• Attorney R. Marcus replied that advertising on table shading umbrellas is not
permanent signage and so would not be regulated as a part of shopping center signage.
• E. Lindys stated that she has no intention of using table shading umbrellas with
advertising.
• Chair F. Cowett asked about the current number of seats in JJ’s Café.
• E. Lindys replied that the current number of seats in JJ’s Café is 34.
• Chair F. Cowett asked about the current number of seats in Alléchant Restaurant.
• E. Lindys replied that the number of seats in Alléchant Restaurant will be between 30
and 36.
• Chair F. Cowett stated that, because under the Village’s zoning law the number of
parking spaces to be provided for a restaurant are based on the number of seats, the
number of spaces to be provided for Alléchant Restaurant may be the same as the
number of spaces provided for JJ’s Café.
• R. Segelken asked if Alléchant Restaurant will seek to obtain a liquor license.
• E. Lindys replied that she will likely seek a liquor license to serve wine and beer.
• E. Quaroni asked if Alléchant Restaurant will be open on weekends.
• E. Lindys replied that the restaurant will be open on weekends.
• R. Segelken asked about the fireplace in JJ’s Café and whether it is a working
fireplace.
• E. Lindys replied that the fireplace has a gas insert and is not a working fireplace.
• Code Enforcement Officer B. Cross stated that a working fireplace would not be code
compliant in this case.
Motion: E. Quaroni
Second: R. Segelken
RESOLUTION No. 246
TO ACCEPT THE PROPOSED ALLÉCHANT RESTAURANT AT CORNERS COMMUNITY
SHOPPING CENTER FOR SPECIAL USE PERMIT REVIEW
RESOLVED, that the Planning Board accepts the proposed Alléchant Restaurant at Corners
Community Shopping Center for Special Use Permit review.
Aye votes – Chair F. Cowett, G. Gillespie, E. Quaroni, R. Segelken
Opposed – None
• The Board discussed the project in relation to the State Environmental Quality
Review Act (SEQRA) and whether to categorize the project as a Type 1, Type 2, or
Unlisted SEQRA action.
13
Motion: R. Segelken
Second: G. Gillespie
RESOLUTION No. 247
SEQRA REVIEW OF THE PROPOSED ALLÉCHANT RESTAURANT AT CORNERS
COMMUNITY SHOPPING CENTER
RESOLVED, that the Planning Board categorizes the project as an Unlisted SEQRA action
and declares itself lead agency for SEQRA review of the proposed Alléchant Restaurant at
Corners Community Shopping Center.
Aye votes – Chair F. Cowett, G. Gillespie, E. Quaroni, R. Segelken
Opposed – None
• Chair F. Cowett gave E. Lindys a copy of Part 1 of the SEQRA short form to be filled
out and signed by the applicant prior to the Planning Board’s next meeting.
Motion: G. Gillespie
Second: R. Segelken
RESOLUTION No. 248
TO HOLD A PUBLIC HEARING FOR THE PROPOSED ALLÉCHANT RESTAURANT AT
CORNERS COMMUNITY SHOPPING CENTER
RESOLVED, that a public hearing will be held on April 23, 2018 at 7:10 p.m. regarding
Special Use Permit review for the proposed Alléchant Restaurant at Corners Community
Shopping Center.
Aye votes – Chair F. Cowett, G. Gillespie, E. Quaroni, R. Segelken
Opposed – None
Item 6 – Traffic Consultant RFP
• Chair F. Cowett stated that the Village’s Board of Trustees had requested that the
Planning Board review proposals received from seven traffic consultants for a study of
traffic conditions in the Community Corners area and possible improvements to be
made there.
• E. Quaroni asked about the Board of Trustees’ reasoning in requesting the Planning
Board’s review of the traffic study proposals.
14
• Mayor L. Woodard replied that the Board of Trustees recognized the Planning Board’s
familiarity with traffic issues in the Community Corners area due to site plan review
for the Corners Community shopping center medical office building, and wanted to
obtain the Planning Board’s opinions about the traffic study proposals.
• The Board discussed the traffic study proposals.
• Chair F. Cowett stated that J. Leijonhufvud was unable to attend the meeting, but had
provided a matrix containing her opinions about the traffic study proposals.
• R. Segelken stated that, in reviewing the traffic study proposals, he valued most those
proposals which considered all possible configurations and improvements, those
consultants who had prior local experience, and those proposals which paid particular
attention to pedestrians, bicyclists, and buses, and also mentioned Complete Streets.
• G. Gillespie stated that, in reviewing the traffic study proposals, he prioritized those
proposals that were most comprehensive, proposals that emphasized community
engagement and meetings, proposals containing graphic representation which
presented technical information adequate for Village needs but also did so in an
accessible and understandable fashion suitable for effective public presentation, and
proposals which accounted for the character of the Village.
• G. Gillespie also recommended that that Board of Trustees pick one consultant and
have a conversation with that consultant about the traffic study, rather than picking
three consultants to interview before making a final decision.
• Mayor L. Woodard asked if the traffic study should be postponed until after the
medical office building is completed so as to best understand the building’s impact on
Community Corners traffic.
• G. Gillespie replied that the traffic consultants are sufficiently experienced so that
there is no need to wait for medical office building completion before launching the
traffic study.
• R. Segelken agreed with G. Gillespie’s emphasis on public presentation; he stated his
concern that none of the study proposals addressed the inter-parcel access between
the shopping center and Carriage House Apartments.
• Chair F. Cowett stated concern that none of the study proposals addressed traffic
issues on North Triphammer Road, including the Spruce Lane and Winthrop Drive
intersections, especially in light of residential development in the Town of Lansing;
he wondered if stop signs at these intersections would improve Levels of Service at
the North Triphammer/Hanshaw/Upland intersection by reducing the velocity of
peak hour traffic on North Triphammer Road.
• Code Enforcement Officer B. Cross reminded the Board that improvements made to
improve peak hour Levels of Service could also impact non-peak hour traffic when
Levels of Service are adequate and therefore might not be desirable.
• R. Segelken stated that, notwithstanding a personal preference for roundabouts, he
would not be disappointed if improved directional signage proved to be the traffic
study’s recommendation, if such an improvement made the most sense.
15
• Code Enforcement Officer B. Cross stated agreement with R. Segelken and that the
traffic study is meant to weigh increments of improvements with increments in cost.
• The Planning Board agreed that the traffic study proposals submitted by Delta,
Bergman, and LaBella were superior to the other proposals and recommended that
the Board of Trustees choose among these firms for the traffic study.
• Chair F. Cowett asked R. Segelken if he was satisfied with the attention given to
pedestrian amenities in the traffic study proposals, or whether he wished to offer a
resolution to the Village’s Board of Trustees to improve pedestrian amenities in the
Commercial zoning district, as discussed at the Planning Board’s February 26, 2018
meeting.
• R. Segelken replied that he was satisfied with the attention given to pedestrian
amenities in the proposals, and did not wish to offer such a resolution at this time.
Item 7 – New Business
• The next meeting of the Planning Board is scheduled for April 23, 2018.
Item 8 – Adjourn
• Meeting adjourned at 8:35 pm.