The URL can be used to link to this page

Home My WebLink AboutMN-PDB-1992-05-26 Amended & Approved 9/22/92 Planning and Development Board MINUTES May 26, 1992 PRESENT: S. Adams, S. Blumenthal (Chair) , C. Feuer, G. Hagood, D. Kay, J. Schroeder, J. Tripp. Staff: Director H. M. Van Cort, J. Meigs, L. Tsang. Also, applicants, media and members of the public. 1 . Meeting was called to order at 7 :40 p.m. 2 . Privilege of the Floor: No one appeared. 3 . Public Hearing -- West Inlet Housing Proposal/Weisburd Adams reported that the codes committee reviewed a new plat for this project which was submitted ten days prior to this meeting. She said that the plan includes very significant changes from what was given preliminary approval . The committee was unable to resolve all questions regarding the new plan, and recommends tabling for the following .reasons : final landscape plan has not been submitted, open space set aside ownership and configuration is vague, deed restriction language to protect hackberries in the southern buffer area has not been submitted, soil report has not been received, information regarding the large (17" dbh) red mulberry tree is needed. Adams also stated that there was another change on the plot plan submitted just prior to this meeting that has not been reviewed. Hagood questioned why information had not been brought forth earlier so that the project could move forward. Mr. Weisburd explained that he has had to work with various city agencies (planning, public works, engineering, fire, water and sewer division) , and the plans that had received preliminary approval have been refined as a result of attempting to appease the objectives of all involved. City attorney Guttman stated that the law requires that all final documents must be submitted ten days in advance of the final approval . It was agreed that the law should be followed, and Schroeder suggested that a special meeting could be scheduled to consider final approval . Blumenthal tabled further discussion. A public hearing was opened by the Chair. Doria Higgins, 2 Hillcrest Dr. , said that careful thought should be given to the steep slope and high density of the proposed project . She also said that the CAC concerns are very valid, and should get attention. Betsy Darlington submitted a written statement to the Board and then spoke about the red mulberry tree on the site and protection of this species, which she noted was very rare except for a small area in Texas; she thought this could indicate that there may be other rare species in the project area. Ms . Darlington then read letters from Prof . Peter Marks and Dr. Nancy Ostman Planning and Development Board -2- Minutes of May 26, 1992 emphasizing the rarity and importance of preserving such a tree. Darlington asked if the road could be moved further north to avoid the tree. Paul Bennett, of Hook Place, commented that the Board should not take any action until it has sufficient -information. Bara Hotchkiss of 515 Chestnut asked if there is justification for the city to maintain the proposed steep roads . The public hearing was adjourned. 4 . Subdivisions for Preliminary Approval A. 515' Hector Street/Krupas -- motion to defer B. 355 Elmira Road/B.J. Manos Enterprises, Inc. -- motion to defer C. 912 1/2 - 914 N. Tioga Street/Walsh -- motion to defer Properties were inadequately posted at all three locations . Adams seconded by Feuer, moved that all three subdivision requests be deferred until next month, carried unanimously. c 5 . Site Development Plan Review and Public Hearing A. Reconstruction Home/318 S. Albany Street - continued from last month. The public hearing was reopened by Chair who asked that those who did not speak at last month' s meeting or who had new information or concerns that had not previously been addressed come forward. Dr. Robert Heslin spoke in support of the project . Sue Cummings said that SPR is concerned with the physical aspects of the project only, and has no bearing on whether the project is worthwhile. There was discussion concerning noise from kitchen fans which is a concern of residents on Fayette St . Mr. Howard Kates, Reconstruction Home Administrator, reported that the Reconstruction Home was willing to replace the fans with quieter ones if moving the fans to the roof was not a satisfactory solution. There was also concern about noise in the loading dock area and idling delivery trucks . It was noted that city law prohibits idling vehicles . After an amendment, the following resolution was proposed by Schroeder, seconded by Adams and passed 6-0-1 (Tripp abstained) . WHEREAS, the Reconstruction Home proposes to add a one-story structure of approximately 17, 000 s . f. to the existing three-story property containing a 40-bed unit and an adult day care facility, and WHEREAS, construction will include some regrading, minor vegetation removal, new walkways, and new planting; existing parking area is expected to legally accommodate any increase in parking demand, and Planning and Development Board -3- Minutes of May 26, 1992 WHEREAS, it appears that the action is an Unlisted action under SEQR, and a Type I action under CEQR, and WHEREAS, appropriate environmental impact reviews [Short Form (SEAF) dated 3/30/92 and Long Form (LEAF) dated 3/30/92] have been conducted in accordance with Chapter 176, the CEQR Ordinance of the Ithaca City Code, resulting in a determination that the project will not result in major impacts, and, therefore, is one that will not cause significant damage to the environment, and WHEREAS, it has been determined in the Site . Development Plan Review process that the negative impacts of the project will be mitigated through measures specified as conditions for the Final Site Plan Approval, and WHEREAS, the Board of Planning and Development is the designated Lead Agency for subdivision and site plan review and approval for the City of Ithaca, including environmental review as determined necessary, and WHEREAS, the City's Conservation Advisory Council has reviewed the EAFs and related information, and in a memorandum dated 4/19/92 recommends a Negative Declaration, now, therefore be it RESOLVED that this Board, as Lead Agency in this matter, adopts as its own findings and conclusions set forth in the 5/22/92 staff memo to the Board and in the EAFs prepared for this action, and it is further RESOLVED that this Board, as Lead Agency, determines that the proposed action will not have significant environmental effects, and that no further environmental review is necessary under the circumstances and, therefore, directs staff to prepare and file notice of this Negative Declaration as prescribed by law. Adams, seconded by Kay, moved that the preliminary site development plan is approved in concept with modifications in the form of conditions . There must be submittal of a final site plan which incorporates changes that will address the conditions specified below. Conditions : 1) A performance guarantee shall be secured for the Beech Tree. The exact terms will have to be based on consultation with. Nina Bassuk and approved by the City Attorney. Planning and Development Board -4- Minutes of May 26, 1992 2) The Fayette Street planting scheme shall be redeveloped with respect . to .both the existing building and the new building. 3) The grading and planting scheme for the Center Street side of the development shall be revised for minimum possible damage to the existing Spruce and other street trees . 4) Further detailed elevation design of all new proposed structures shall be evaluated. 5) Site conditions during construction (e.g. construction hours, street cleaning, parking, construction fencing, etc . ) shall be specified in documents to be included as part of the site development plan. 6) Exhaust fans shall be relocated to the roof of the building either with the existing fans or replacement units . A determination of noise levels shall be completed before final approval is given if the existing fans are installed, and a method for measuring noise levels will be determined by the .Planning Board. 7) Walls in the loading area shall be constructed of materials with high effectiveness in sound absorption. Motion carried 6-0-1 (Tripp abstained) . B. Cornell University - Balch Drive & Area Improvements A proposal was presented which includes realigning an intersection, providing new parking and improving existing parking, and adding two bicycle lanes and other improvements which would help to clarify traffic circulation in the vicinity of Balch Hall . Linda Tsang said that protection measures during construction will have to be well documented. After a discussion, Schroeder, seconded by Feuer, moved for a Negative Declaration of Environmental Significance, and the motion passed 5-0-2 (Hagood, Tripp abstained) . Schroeder moved that the preliminary site development plan is approved with modifications in ' the form of conditions, and that it shall be considered to be the final site development plan and approved as such. The motion was seconded, by Feuer, and carried 5-0-2 (Hagood, Tripp abstained) . Planning and Development Board -5- Minutes of May 26, 1992 Conditions 1) Specification of tree protection and erosion control measures and a description of the staging area shall be included in the final site plan. 2) The four parking spaces closest to Thurston Ave. in front of the Noyes -/Alumni House shall be eliminated. ,L d0c9e. 6 . Final Subdivision Approval -- West Inlet Housing Proposal Discussion began with whether to table or whether to discuss set asides and road grading. Adams said that there have been significant changes to what was given preliminary approval and that the codes committee will have to meet after Mr. Weisburd submits what was outlined at the beginning of the meeting. There was discussion of the red mulberry tree and the possibility that other unusual species may exist on the site. Mr. Weisburd said that he has been working to satisfy many requirements, and feels that the project will no longer be affordable for him to do if he is required to do more. Schroeder, seconded by Adams, moved to table discussion for final approval until June 9 at 7 :30 p.m. There was discussion concerning the proposed open space set asides, and the following resolution was considered: WHEREAS, the need for affordable housing and preservation of open space have been identified as priority goals for the City of Ithaca, and WHEREAS, the City has enacted cluster subdivision provisions to promote the creation of affordable housing and preservation of open space through efficient land use patterns, and WHEREAS, the City' s cluster subdivision regulations require that open space set-asides be created for the benefit of the members of a cluster subdivision, and WHEREAS, the Board of Planning and Development granted Conditional Approval to the West Inlet Cluster Subdivision on. March 24, 1992, which subdivision plan contains five parcels proposed as open space set-asides, and WHEREAS, the developer wishes to dedicate parcels 1B, 5B, 9B, 27B and 28, to the City of Ithaca, and WHEREAS, the ownership of these parcels by the City would insure preservation of open space and of the drainageways and locally-scarce hackberry trees which exist on the site, now therefore be it Planning and Development Board -6- Minutes of May 26, 1992 RESOLVED that the Board. of Planning and Development recommends that the above parcels be accepted by the -City in order to insure that those areas be kept free of development . Moved by Schroeder, seconded by Hagood, carried 5-0-2 (Adams, Tripp abstained) . 7 . Old Business A. Site Plan Review ordinance revisions - deferred B. Subdivision amendments - deferred C. Board meeting procedures - deferred D. City Master Plan discussion - deferred 8 . New Business A. Lead Agency Designation-Inlet Island Land Use Master Plan. The Board considered the following resolution: WHEREAS, under State law the Board of Planning and Development is empowered to adopt master plans for areas within the City, and WHEREAS, such adoption requires environmental review under both SEQR (state) and CEQR (city) , and WHEREAS, the Planning and Development Board has primary responsibility for adoption of the City master plan and amendments thereto, and WHEREAS, State and local environmental review law require that the agency which is primary authority for an action act as lead agency for the environmental review of that action, now, therefore, be it RESOLVED that the Planning and Development Board hereby declares its intention to act as lead agency for environmental review of the adoption of the master plan for the Inlet Island area of the City, and be it further RESOLVED that the Board hereby gives notice to other involved agencies of its intention in this matter. Moved by Schroeder, seconded by Tripp, passed unanimously. 9 . Zoning Appeals Report Review of subject appeals by this Board determined that none involve issues of long-range or citywide planning concern, and they are remanded for action with the following comments : Planning and Development Board -7- Minutes of May 26, 1992 APPEAL 2116, Area Variances for addition to the Reconstruction Home, 318 S. Albany. This project has now undergone extensive evaluation for Site Plan Review, in the course of which this Board has come to the conclusion that a good case exists for the variances requested. Through Site Plan Review, excellent progress has been made in addressing issues raised by the project including those that. are the subject of this appeal . . APPEALS 2121 and 2122, for Special Permits for dish antennae at 330 College Ave. and 202 E. State, appear to meet the requirements for granting such permits . The dishes are of moderate size, and are to be placed as inconspicuously as possible. APPEAL 2123, for Use and Area Variances to permit increased occupancy of the two apartments at 322 Pleasant, from three unrelated persons each to four each, is of some concern because although the units are spacious, the effects on neighborhood density, such as the real potential need for more parking space than can be provided on site, may be large. APPEAL 2126, Special Permit for a home occupation at 406 E. Buffalo, in an R-2a zone, appears to meet the requirements for such permit, provided that no client visits or treatment occur on the premises. This Board suggests that effort be made to minimize the amount and duration of on-site parking related to the business, so that the residential character of the property, which is in a Historic District, is maintained as well as possible. The Ithaca Landmarks Preservation Commission should also review this appeal . 10 . Reports A. Director. No report . B. Chair. A request by Oasis Grocery to install a canopy which would encroach on the fire lane was briefly discussed. Tripp, seconded by Adams, moved to pass the request on to the BZA without a recommendation. C. Board of Public Works. Tripp mentioned the concept of a street hierarchy system as proposed by Paul Brandford. D. Planning and Development Committee. Schroeder reported that the committee recommended that Council accept three of the five parcels proposed for open space set—aside at the West Inlet subdivision. The committee recommended that additions to buildings in the R-1 and R-2 zones be allowed Planning and Development Board -8 Minutes of May 26, 1992 without a variance under certain conditions, and the committee is considering allowing home occupations in all residential zones without a special permit under certain conditions . There was discussion of the formation of a local Metropolitan Planning Organization in Tompkins County. 11. Approval of Minutes . April 28 Minutes were amended and approved unanimously. Approval of March 24 Minutes was moved by Schroeder, seconded by Kay, approved unanimously.- Meeting was adjourned at 11:55 p.m. epj-26May92 .min-9/23/92` Tompkins County OFFICE FOR:THE AGING 309 N.Tioga Street, lthaca New York 14850 (607)277-0148 May 21 , 1992 i Ms . Susan Blumenthal , Chairperson Planning & Development Board City Hall Ithaca, New York 14850 Dear Susan: I am writing you in support of the -c•� _ t�i�r: ome ' expansion project . This expansion is sorely needed. Residents of our community should not have to remain in hospital beds , day after day, because there are no beds available in nursing homes. The expansion project will help meet this pressing need. The record of service the Reconstruction Home has provided the community is stellar. I hope the City of Ithaca will support this fine institution by approving this project which responds to a need which we in the aging/health services network have identified for many years . Sincerely, Irene W. Stein Director CC: Mr. Howard Kates i l I A �GENTURY OF CARING 1889 1989 Tompkins Community Hospital May 21., 1992. `�S Susan Blumenthal, Chairperson Planning and.Development. Board City Hall Green Street Ithaca, NY. 14850 Dear Ms Blumenthal: I am writing. on behalf of Tompkins Community Hospital to reaffirm our support for the expansion"plan submitted byiReTc?cslr,Ln ,C Inc. A full range of long-term care resources, including adequate nursing home beds geographically located in such a way to facilitate access to these beds by the residents of Ithaca and Tompkins. County, is critical to the community. In Tompkins County, 66% of the elderly population, aged 85 and`above, reside within the.City'of Ithaca. Thissegment of the population., with the highest need for nursing home care,. .is also :the fastest growing segment of the population in Tompkins County. Over .the years, the hospital has developed a special relationship with the . Reconstruction Home. Perhaps it is because it is .the only not-for-profit nursing home facility in the immediate area and is willing to accept many patients with high' acuity levels from the 'hospital that require skilled nursing home care without regard.to payment. source. As the sole hospital in this community, our ability to provide timely acute.care depends, in part, on being able to discharge patients who are no longer in need of our services. In our hospital, the number of patients awaiting nursing home placement has been growing in recent years. This year the.hospital is averaging 19 patients per. day who.are waiting for a needed nursing home.bed. The Central New York Health Systems Agency and the New York State. Department of Health have granted the Reconstruction Home with a.Certificate. of Need based on these factors, along with other patient community health planning issues. In addition, the Tompkins County Health Planning Council also. strongly endorses the Home's bed expansion program. In summary, the hospital strongly endorses the plans of Reconstruction Home; Inc. for adding 40.1ong-term, care beds and an adult day care program that is geographically 'located to ensure.access to the elderly population and programically suited to';the needs`.of`the community: Ve truly yours Bonnie H. Howell President/CEO BHH/ho 1AO1.-DE9tes Diive.. Ithaca, New,York .1:450 (60').274.-4011 cAll ,/C t 27tte Liter -C c_JCIL LA /`C� }Zl L - �(.� te — lC-�/` 4"q GL ii I°4-r,4— �t /LJ-/Y) lis'h--c.�. GC Lc,�-�--�-� �GL�r UX_ l�-�� L�-� �l�.-c_-t .c•-i,.%; /fir` 7`�s--1 �'� ._ f ��--c.�/� /kms �-�-�`�e_.•4� f l} �-�fi Cj'z� �`i�' l�_��-�_/�_��ti �-z�-:t; , ,�/`L�i "7/— /'- q-�`, 'c_�' %:C�G•c�j�'J tc`� CEJ 6+ 6t—A--,( 0 /1 (_ _!.A -C-C.�,•Lk,- !L.k..fi��C-j.�L-C/ /.1.../L-t._.-�'-1�,`_ �-� C� �_�. ,�_�' �_-r1^•d �../ _ vG't_ yr .(_�Gr ;L�C /_./'/L z_'�1 ,�.I /1-,Ct-��" _i Z% A_,/ OX� PA? 6-r-A -1 Gee icy61 LrN.4/�'�_!_c. /? tn, IA_ / / / t_ T -/�-(_-' �C•(_.L<_�_ ��'%-rc.-r- Le tel•' C_` GAN��t.c-c ,ems/`� l�'i�L�"�� /�-c�--� - � /! -' ,.4�t��U-'C_/ . 11A CJ l t_-�.-E_�-( �-t�.: ��i�ri J�A,�e�..�( ��:/�.—C_. •6[ �_/� �GZ—� � t' �?c�.�,e� �`�-t, �t- z.�,e_c_..��e C� �L�?.-e�.�C�� %-C.r'�, ��-K_/ �...�-.L•t�j t< �-C.1- tit-C 1 fes.?-C J/ c��. i'7 - d."j Ac 1 J y Gf��c.j %•L.�-L�-h f��c�r U-�_h�c�c--J`c' c...C_. ,`'�-9_ct.� •%�'��E..Q�Q_d�� L(.'7=tt e ..� �C" �� ti C�� 6e y , Ca It o aa_ } ./L.Ge4rtL GADABOUT TRANSPORTATION SERVICES, INC. A Voluntary Transportation Service for Older.and Handicapped Tompkins County Residents May 18, 1992 Susan Blumenthal, Chair Ithaca Planning and Development Board City of Ithaca - City Hall 108 E. Green Street Ithaca, New York 14850 Dear Ms. Blumenthal: I am writing in support of the117 ' , proposal to build a 40-bed nursing home addition and space to operate a medical model adult day care program. Because Gadabout daily serves the elderly residents of Ithaca and Tompkins County we are well aware of the growing need for local day care services. The central location offered by the Reconstruction Home for such a program is especially valuable, since this feature enables the participants to arrange transportation with less difficulty and less expense. The 40 additional beds for the nursing home are also clearly needed. With the steadily growing older population, there are wait- ing lists to get into nursing homes. It is frequently necessary for local families to go out of the area to find a nursing home with space available, and this means that the elderly person is more inaccessible for visits and regular errands involving family members. A centrally located nursing home facility in the midst of the community is a tremen- dous asset in terms of maintaining the person's ties to everyday life. For all of these reasons Gadaboutwishes to support the Reconstruction Home in its efforts to expand its services. If you have further questions, please don't hesitate to call me. Sincerely, 1 4 Judith E. Willis Executive Director 'cc.: Howard Kates, Reconstruction Home 710 West Court Street.Ithaca,W 14850 Ithaca:607-273-1878 . Groton:607-898-4661 SARA PINES, M. S.W. , Ph.D 101 Oxford Place Ithaca, New York 14850 (607) 272-6758 7-11 elk)NA1i,Ve U d � �JIzP/��eP s UN iT r T ��eTi�j Ay/ y lq,o e�` J-a,2 elf fG e p(�-� L1 �jG' �' Ge � — /f'JG'�//G O I�• "Vo i� I N� �� c /o f r f��- �e c �'?o �f i j�✓ al 6� Co 41/7(i i// CCr�f IDO A' �/r�i T/�'� /t'lOi✓/ f G� ,�jU.2(lr✓�j `io /i/�. / cd- T Cv /J., S ( iUG 'f I L G1 CcJ i P s. NGt��j --b �� ;`�� ! i-t-��''f:� � r`:-''r'^. �'�� r (,��.r,iZ G� �V(��/�J+/i✓� ��rif ,Of CfJ�f P,vilu A Q Mp 7/c/V j9 41V T//,e f r��j /�/C lvq-lln�/ /0 V i'/v v y, c(' K l r r � l ��e 1i lid ldt4k 1-112e TC.-V7-ly me 7,r 1 7- j� ,G� CCtc�/'Wt' 07 /T-' G c v U Id �Iiu 17, n,y,-! 1 ��'o Iii Vin. vr� �i -� i�•�� t�,Fd C� T� /A! !/„'� i �✓T Gi/C'. C C � "eve j ,c76 // pp� 7/1p /-V RIX GLc jj :r�` '11611- �� e L�h'7 /fc2e c�1 SARA PINES, M.S.W. , Ph.D 101 Oxford Place Ithaca, New York 14850 (607) 272-6758 0110T 7 f r kc?/VlAXAJC:T/C N. 77 � �i��6 it �rr�d/� Fo•e ic'�'.MC� ��. � �rc�/� ✓DS � U%I/lT G��c� ,�C /r✓G%�y�� C� /✓'e ell rX'cI C T/d �o C f /Ll /✓f 16)01<11V�71 / �GO� ��J GL 7`1�%��T1o// I�z4A,re-(i/r✓< ,v c o � c�t i?�v, i �✓�c�k'Lv iia c�� /�?GNe�j CL %eJ' CAV IW r f/1�fP� ✓cam cG �oi rc_r. TGw 70 �� ✓<l TZi 0 /l?e i Mffes 1i4 j1e1-11'---f- i 1` C 19„/ Ive y /ze-/N 7, ..�ef'cX i d-r (,,)1 j i T W n `/ !j sI � :�� Tk Q r Co/t/ l /IC l rqrt/ Mee Wr G f I