Planning Board Meeting
The meeting of the
Hickey
noted there was no one present to speak at the Public Comment period. Klepack moved to close the Public Comment
period. Seconded by Brown. All aye.
Public Hearing – Special Permit No. 1679, Lama Law Firm:
The first item on the agenda was a Public Hearing for
Special Permit No. 1679, Lama Law Firm, to construct a 2,740 sf addition to
their existing office building at 2343
Curtis
stated he has received the proof of mailings.
Jason
Demarest, Tallman & Tallman Architects, spoke first by giving the Board an
overview of the project. Demarest stated
that Lama Law Firm is interested in expanding to provide more space for the
owner, as well as to create a tenant space.
Demarest stated that the new proposed building meets all current zoning
regulations. The impacts for storm water runoff will remain unchanged or be
lessened because grass will replace some of the existing asphalt on the west
and south sides. Demarast stated there
would also be a walkway or entryway to the tenant space which is not depicted on
the site plan.
Hickey
opened the Public Hearing. Prior to
closing the Public Hearing, Hickey noted the Board has received a letter dated
Dankert
moved to close the Public Hearing.
Seconded by Klepack. All aye.
Cross gave his engineer’s report of the project. Traffic:
Cross stated he would like Superintendent of Public Works Reinhart to
provide input with regards to the alignment of the curb cut at McDonalds across
the road. Hickey stated he has seen no
problems thus far and Cross stated he is unaware of any but feels Reinhart’s
input may be valuable. Hickey
recommended placing a stop sign at the exit of the Lama property until
Curtis stated he is satisfied with the site plan as
everything is now within the allowable
25 ft. setback requirements. Hickey noted that the CLT Guidelines require 25% of the facade
of the building to be parallel with 25’ from the front property line. This building is not situated parallel to the
roadway or property line, but Curtis, Hickey and Lama met and it was determined
that if a 25 ft. long planter were placed along the front of the building, the
2 foot high planter could be considered the front façade and the building would
then meet the requirements of the CLT Guidelines.
Hickey inquired whether the front door could be relocated
to the north side near the parking spaces.
Lama stated that there was currently a nice vestibule there to afford
protection from the weather and they would like it to remain.
Klepack stated there appeared to be many parking spaces
and little landscaping in those areas.
Lama stated there is landscaping around the entire perimeter and also in
the rear. Curtis stated 26 parking
spaces are required and 31 would be the maximum amount allowed. Hickey stated the Planning Board likes to
interrupt the long rows of parking with shrubbery and it would be nice to put
an aisle in the northern parking area to break it up and also provide 2
additional handicapped parking spaces.
Hickey also noted a Landscaping Plan would be required for the entire
parcel. Brown stated she would prefer to
see the greenery closer to N. Triphammer Road and a parking space lost there
rather than in the middle of the parking row and Hickey agreed.
A SEQR was completed.
A. No. B. No. C-1 None.
Drainage will be reviewed by the Village Engineer. C-2 No.
Everything is in sync with zoning regulations, it is CLT office space,
it occupies a previously grandfathered building, and it is an improvement.
C-3 None. C-4 No. It is part of the community’s plans and
goals. C-5 None. C-6 None. C-7 None. D No.
Klepack moved that the Board finds that this proposed
action will not result in any significant adverse environmental impacts. Seconded by Dankert. All aye.
The Board reviewed the General Conditions required for all
Special Permits. Klepack moved that the
Board finds that the applicant has met the general conditions specified in
Section 304.05 of the Zoning Law.
Seconded by Brown. All aye.
Dankert moved to approve Special Permit No. 1679, Lama Law
Firm to construct a 2,740 sf addition to their existing office building at 2343
N. Triphammer Road in the Commercial Low Traffic District, Tax Parcel No.
47.1-3-5 subject to the following conditions:
1. Approval of a Lighting Plan.
2. Approval of a Landscaping
Plan. 3.
Final Approval of the Village Engineer of Site Plan and Drainage. 4. A
maximum of 31 parking spaces will be allowed.
Seconded by Klepack. All aye.
Bomax
Subdivision, Phase 2:
Hickey stated Bob Dean has a Bomax Subdivision Phase 2
which needs to be classified tonight as
either a major or minor subdivision.
This is located on the west side of Warren Road on Bomax Drive which
will eventually connect with Ivar Jonson’s Lansing Trails. Hickey stated Dean is requesting a
subdivision of one lot into 8 lots.
Hickey stated the 2 corner lots would have about 35 ft. of road frontage
where the road bends and 200 ft. is required.
Hickey stated a different configuration would be required where the road
is reworked or the number of lots are changed, or the Deans must secure a
variance. Dean stated he is trying to
limit the number of curb cuts and not create cul-de-sacs. Dean stated there is interest in the lots on
the far west side which would result in combining those two lots thereby
eliminating one of the problems of road frontage but the other corner lot remains
unresolved. Hickey stated since the subdivision
results in more than two lots and requires infrastructure, it must be
classified as a major subdivision according to Village law. Curtis stated the Zoning Law defines a front
yard as the yard parallel to the street and corner lots would thus have two
front yards and would need to meet the setback requirements for front yards on
two sides. Although this would not
affect the classification of the subdivision, Curtis wanted to appraise Dean of
these requirements because the building layout shown on the sketch plan is
deficient in one front yard setback.
Cross asked if the proposed roadway would be dedicated to the Village
and the response was yes. Hickey stated
a possibility might be to extend the road to the northern edge of the buffer
and then connect back to Bomax Drive to help accommodate setbacks. Curtis noted
that this might make the two southern lots unbuildable as they would be
entirely in the buffer. Cross felt the
possibility of extending the two entrances off of Bomax Drive and having
cul-de-sacs should be reviewed for their feasibility. Hickey recommended using tissue paper and
having an architect draw two or three possibilities for Board review.
Klepack moved to classify the Bomax Subdivision Phase 2 as
a major subdivision. Seconded by
Dankert. All aye.
Cross reminded Dean that there are no sewer permits
available at this time and the lots do not allow for a septic system. Dean stated double lots would allow for a
septic system and eventually he feels there would be sewer in that area and
there is a manhole there already.
Dean will bring a revised plat to the Dec. 10th
meeting. Curtis stated this would be a
Public Hearing and notification would be required and he would provide Dean
with a list of adjoining properties.
Landscape Policy
Review:
Klepack attended the Board of
Hickey stated the paragraph in the policy should be
deleted in its entirety until studied further and instead just have a
statement regarding parking islands
being landscaped. Hickey stated this
would allow the Board to consider the issue of parking lots during the next
year. Klepack noted the Board of
New Alternate
Planning Board Member:
Hickey stated that John Piscopo has officially been
appointed as the Alternate Planing Board member and stated he was glad to see
him in attendance tonight.
Reports:
Stycos attended the Board of
Stycos stated sewers were also discussed at the meeting
and Hartill stated if the Village could purchase 150,000 gallon capacity at
$2.00/gallon, then that would meet the
needs of the Village for the next 30 years.
Hickey noted this would equate to approx. 450 residential sewer
units. This will be further discussed at
the Dec. 6th Joint Sewer Committee meeting.
There was also talk regarding a radio station located
within the Village and the proponent of which had requested a letter of support from the Board
of
Stycos reported that the N. Triphammer Rd. acquisition of
properties is nearing completion with the last offer accepted by Mobil Exxon
and it is going though their corporate levels.
Then, the Village will meet with DOT and the Village will be the local
administrator. Next, an engineering
design firm will be selected and this project should then take 2 construction
seasons to complete. Cross stated that
funding for county projects which have been approved, including N. Triphammer
Road, may be affected by a funding cap for federally aided projects. Cross will apprise David Herrick (TGMillers)
and Reinhart of this.
Other Business:
Curtis stated he has encountered minor changes with the
Pyramid Mall expansion permits. In the
case of Dick’s Sporting Goods, for example, the total sf as proposed was off by
1,000 sf or so depending on whether the loading dock were included. Also, the loading dock was not included and
the building was moved a few feet. Curtis wanted to know if the Board wanted to
review changes such as these where the proposal conforms to the basic footprint
approved in the Special Permit but with minor variations. Hickey stated as long
as the total sf of 750,000 does not change he feels Curtis can handle these
minor changes and the Board agreed Curtis could process the permits.
Hickey stated he called Jim Napolean, traffic consultant,
to see where the Board’s traffic report was regarding signage under the new CLT
Guidelines. Napolean stated it would be
available early next week. Napolean
stated he has communicated directly with Communique. Hickey is hopeful a report will be available
for the Dec. 10th meeting.
Hickey stated there is a meeting Dec. 6th
regarding Choices for the Future of Tompkins County. Hickey felt it might be valuable for members
to attend. Leopold stated she has seen
the presentation and it is given by students and shows build-out
scenarios.
Adjournment:
Klepack moved to adjourn the meeting at 9:00 P.M. Seconded by Dankert. All aye.