Planning Board Meeting
The meeting of the
Hickey opened the Public Comment. No one was present who desired to address the
Board. Dankert moved to close the Public
Comment period. Seconded by Brown. All aye.
Special Permit No. 1748 –
Cayuga Medical Center Addition – Public Hearing:
The first item on the agenda was a Public Hearing for
Special Permit No. 1748, Cayuga Medical Center to construct additions totaling
approx. 2640 sf on their existing Convenient Care Center at 10 Arrowwood Drive,
in the Human Health Services District, Tax Parcel No. 45.1-1-57.3.
Hickey noted there has been a revision in the site plan
and the revised site plan was distributed at the meeting. Holt Architect Paul Levesque made the
presentation. The modified site plan has
revisions which impacted the site less and still provided the needed parking
spaces. The larger addition will
accommodate outpatient imaging and the other addition will accommodate the
registration area. Hickey questioned how
the 148 parking spaces were calculated. Levesque responded there are currently
124 spaces and it was determined another 16 spaces would be required to provide
for increased demand and not pave more parking spaces than were needed. Joe Fitzgerald, Vice President of Cayuga
Medical Center, stated they took the numbers of users as well as employees for
a typical day and added them together to determine that approx. 140 spaces are
needed on any given day. Hickey stated the Village uses a different formula to
determine the number of required parking spaces. Curtis stated that for a hospital or clinic
actual spaces needed could be calculated based on available data as they had
done, but for a doctor’s office, another method is used to determine the number
of parking spaces based on number of doctors and number of employees. Hickey just wanted to know the comparison of
parking spaces based on the formula for doctors’ offices and for regular
offices in the Zoning Law versus the need basis calculations. Fitzgerald stated
that based of each 200 sf requiring a parking space, there would need to be 163
spaces and they are requesting 140 spaces based on their calculated demand
need. The formula for doctor’s offices is 4 spaces per doctor and additional
spaces for employees. Hickey asked about
the possibility of growth and the need for additional parking and Levesque
stated there is room for additional parking which would be in the area of the
mature vegetation but they would prefer this area to remain as is.
Troy noted that the number of parking spaces indicated on
the plans is inconsistent. The Board
will be basing this application on 141 parking spaces.
Cross reviewed his engineer’s report dated 8/12/02. Cross’s concerns about the parking areas are
now moot as the new plans corrected the problems on those previously
submitted. Cross had questions about the
shape of the building and the new drawing is more detailed. Levesque stated the
final design of the building is incomplete and may or may not have a curved
wall, but he could guarantee a set distance from the building to the paved
area. Regarding drainage, Cross stated
there is not a significant amount of added impervious surface and the detention
pond was resized during the Surgi-Care project, but he would like TG Miller to
review the plans and make a brief review of the site to verify the pond is
adequate. Cross would also like a final
grading plan for the area near the existing storm drain. Cross noted the new plan depicts a dumpster
and he would request an architectural detail of the enclosure. Cross would also like a site lighting plan
and Levesque responded that a full set of plans would be forthcoming. Finally, Cross stated all utilities are
already on the site but he would require that the owner provide a statement as
to the expected effect on water/sewer usage.
The Board reviewed the SEQRA Part II. A – No
B – No C1 – The applicant’s engineer will review the drainage
calculations and submit them to the Village Engineer to insure there are no
drainage problems resulting from this action.
C2 – None C3 – None C4 – None C5 – None C6 – None C7 – None D – No E –
No.
Brown moved that this proposed action will have no significant
adverse environmental impact. Seconded
by Dankert. All aye.
The Board then reviewed the General Conditions for all
Special Permits in Zoning Law Section 304.05. Dankert moved that the applicant
has met the General Conditions of Section 304.05 of the Zoning Law. Seconded by Brown. All aye.
Hickey stated there will be conditions which need to be
met prior to issuance of a permit or in some cases a CO: 1. Submission of a larger version of the
Landscape Plan, as well as the dumpster enclosure and approval by the Planning
Board. 2. Submission of certification regarding
adequate storm water detention and a grading plan, prepared by their Engineer and approved by
the Village’s. 3. Submission of a Lighting Plan. 4.
Submission of a letter regarding the proposed water/sewer usage.
Hickey noted that the Board has received the 239 Review
from the County Planning Department and they have no objections.
Brown
moved to approve Special Permit No. 1748 for Cayuga Medical Center to construct
additions totaling approx. 2640 sf on their existing Convenient Care Center at
10 Arrowwood Dr. in the Human Health Services District, Tax parcel No.
45.1-1-57.3 with the conditions noted above.
Seconded by Dankert. All aye.
Final Plat Approval – Belcher
Subdivision – Public Hearing:
The next item on the agenda was Final Plat approval of the
Belcher Subdivision, a minor subdivision dividing an approx. 3 acre lot into
two parcels the smaller of which is to be merged with an adjoining lot. The lot to be subdivided adjoins the parcel
known as 1044 Cayuga Heights Road in the Low Density Residential District, Tax
Parcel No. 43.1-1-10.2. Board members
have a new survey map stamped “Preliminary”, dated 10/4/93. Parcel A would be a
non-conforming lot because it does not have 60,000 sf. and the Board is looking
for some assurance that Parcel A will be joined to the existing property
labeled Wray but currently owned by Richard Durst. Don Crittenden, attorney for Mr. Belcher,
stated he has spoken with the Durst’s attorney and they would like to combine
this parcel with what they currently own to provide a buffer along Route 34 and
also to help reduce the price for the
young couple purchasing the Belcher property.
Hickey stated conditions will be needed for approval of this
subdivision. First, prior to his signing
the mylar, the line between Parcel A and the Wray or Durst property must be
officially removed or notation that both parcels have been combined. Curtis stated that when the deed is recorded
at the County Clerk’s Office, the County Clerk’s Office will send the
information to the Assessment Dept. causing them to combine the parcels into
one lot. Troy will assist in getting
this done. Hickey also noted the second
line on the Belcher property going to the center line of Cayuga HeightsRoad
needs to be amended to extend only to the r.o.w. TG Millers will assist with the survey
maps.
Troy noted for the record that he learned today that one
of his partners is involved in this purchase but feels it will not interfere
with any counsel he may give the Board.
Hickey asked for a motion to approve the final plat for
the Belcher Subdivision with the understanding that Hickey will sign the final
plat when Parcel A is combined with the Durst property subject to the Village
Attorney’s approval.
Special Permit
No. 1751 – Lowell Garner – 10 Pembroke Lane:
Hickey noted this is the second meeting at which this
project is being discussed and a public hearing has been held previously. Hickey had 2 letters copied to be entered
into the minutes. The first is from
Robert Nevin and expresses his concerns about the condition of the gorges and
their maintenance. He requests tree
branches be removed from the gorges as they may cause flooding if they block
the culvert going under the old railroad bed.
The second letter is from Carolyn Kenyon and states her concerns
about erosion and destruction of the
gorges. Hickey has responded to both
letters.
Hickey got the plat for the McLain Subdivision and showed
it to the Board for their review. There
is only one stream on the McLain Subdivision and it is Kate’s Hole. The other waterway is a drainage way which is
from the south side of Oakcrest Road.
Members received a revised site plan. Lane Chambliss, architect for the project,
showed the changes to the building site where the building was rotated 12 ft.
to increase its distance from the stream
The house setback is 50 ft. from the center of the drainage way. Stream banks are also noted on the new
plans.
Stycos asked about all the trees on site marked with the
blue Xs. Garner responded that he asked
to have all trees marked which are potential lumber. They are planning to take out a few large
trees in order to build the residence.
Chambliss stated that two red oaks may remain as the residence is being
reduced 3 ft. on two sides. Brown is
concerned that the removal of large trees would cause more runoff. Cross stated that there are grasses which
provide better water absorption than large trees.
Hickey noted that there are concerns which need to be
addressed: erosion, drainage,
landscaping and possibly terracing.
Hickey stated more information is needed in these areas to convince the
Board that the proposed actions will not be detrimental. Brown would like to see the house moved
closer to the road and further from the creek and would support the needed
variance. Stycos was in agreement.
Garner stated there are many large oaks in that area. Hickey also noted the elevation changes on
the parcel and the requirement to disturb more soil if the house were moved
closer to the road. Cross feels the
lesser amount of soil disturbed, the better.
The Board discussed this issue and decided it was better not to have the
residence moved as more erosion might occur.
The Board is asking for a more detailed erosion control
plan for during construction as well as in the future. The Board would also like to see a Landscape
Plan showing which trees are being removed and what the replacement ground
cover, shrubs and trees would be. Hickey
noted the requirement for a drainage plan to show drainage off the house as
well as the site. The Board would also
like to know what will happen to the tree tops when the larger trees are
removed. Garner stated the small trees
would be removed from the site as he does not want brush piles.
Hickey noted the action is exempt under SEQR Review
because it is a one-family residence.
Hickey would like to do the review anyway though because the residence
is in a unique natural area. C1 – Yes, but
the conditions pertaining to erosion, drainage and landscaping will mitigate
the concerns of the Board. Brown asked
if there is follow-up on the landscaping.
Hickey stated he and Klepack review the site a year after completion to
check-up on the landscaping. C2 –
assessments were done to identify rare flora and fauna but there were no
archeological reviews. C3 – Robert
Wesley did a survey for flower species and indicates none in the subdivision
and his letter can be placed in Garner’s file. C4 – It is a residential house
in a residential neighborhood. C5 –
There are 4 or 5 lots remaining and they will probably be developed at a later
date. C6 – None C7 – None D – None E –
Yes, the letter are incorporated into the minutes and the Board did its best to
mitigate the concerns.
The Board then reviewed the General Conditions for all
Special Permits in Zoning Law Section 304.05. Dankert moved that the applicant
has met the General Conditions of Section 304.05 of the Zoning Law. Seconded by Brown. All aye.
Conditions for approval:
1. Storm water run-off, drainage,
erosion control plans both during and after construction, subject to approval
of the Village Engineer. 2. Landscaping Plan to include ground cover and
terracing. 3. Tree removal plan prior to issuance of
CO.
Dankert moved to approve Special Permit No. 1751 for
Lowell Garner, 10 Pembroke Lane with the conditions noted above. Seconded by Brown. All aye.
Hickey provided members with a Visual Impact Assessment
Form and requested members use it for homework regarding this project to see
how they would complete the form and whether it meets their needs.
CLT Uses:
Hickey noted that before proceeding, the Board needs to
consider breaking the area into two parts – CLT1 (area east of N. Triphammer
Rd. & north of Oakcrest Road, to include Craft Rd. and CLT area including
Village Office Campus) and CLT 2 (area west of N. Triphammer Rd. & south of
Oakcrest Rd.). CLT1 would have no
changes to permitted uses but CLT2 would include small retail stores. Guidelines:
A. Proposed use is of similar architectural scale to existing
development in district or will use an existing building for its purpose. B.
Access to proposed site must be from a site in CHT District. C.
Anticipated noise and congestion by use will be comparable to levels
created by uses permitted. D. Proposed use will not attract large volumes
of traffic nor require more than one curb cut.
E. Minimum visual and functional
conflict will be created between proposed use and nearby uses. F.
Minimum buffer is 25 ft. Hickey
noted this is insufficient and needs to be increased to 75-100 ft. G. No access to Oakcrest Rd. H. All
parcels must be consistent with Section
B, Design Guidelines, CLT, Comprehensive Plan, Appendix E 6/01. I.
Minimum lot area of 7500 sf. and lot coverage to be building 20% and
impervious material 70%. Hickey noted that lot size needs to be reviewed for
square footage of individual tenants to provide for a variety of
businesses. Stycos would like to see
the architectural style improved and Hickey would like to see such a provision
added. Troy noted that Klepack is
working on this. Brown is unsure if
separate buildings on separate lots is practical.
Board members will focus on refining Guidelines A-I for
the next meeting and will look into types of uses.
Cayuga Heights
Road & E. Shore Drive:
Although not on the agenda, Hickey provided members with a
conceptual map done by Dave Herrick at TG Millers depicting the Cayuga Heights Road/East Shore Drive
intersection. One route depicts entering
East Shore Drive at a right angle to Cayuga Heights Road and is the favored by
TG Millers. This solution would be 500-600
feet long, would have 15 ft. of grade change, and would have a radius of curve
of 180 feet which is similar to the curve on Graham Road near the
apartments. This solution would need
approval by the State. The other route
is the solution proposed by the Mayor with Cayuga Heights Road entering onto
Burdick Hill Road. This solution would
be 1300-1400 feet long, would have 30 feet of grade change and would cross a
UNA, a gorge, and require acquisition of land.
New York State
Planning Federation Conferences:
Hickey stated Klepack was interested in attending two
days. Curtis, Dankert, Hickey and Stycos
are interested in going for one day.
Reports:
Trustees: Hickey stated the last meeting was a joint
meeting with the Town of Lansing. Hickey
was impressed with the discussion regarding sewer issues. Hickey stated the Town needs action to
continue the process as it has been dragging along for five years. Hickey sees action in September as the Town
and Village are anxious to proceed.
Cross stated the Town is expecting action before the elections this
fall. Town Board Supervisor Steve Farkas
and Member Bud Shattuck have expressed an interest in having the two planning
boards meet to review the town ordinance for zoning on the southern end of the
town. This meeting will probably be in
September. Hickey will make arrangements
by contacting Viola Miller.
Hickey stated the Board of Trustees has passed a
resolution to support the creation of an Empire Zone in Tompkins County. The Village is creating them in the Business
& Technology Park and Bomax. Hickey
also questioned whether Deanco would be eligible for this. Leopold will bring this up to Mayor
Hartill. Curtis also questioned whether
the Guild Commercial Park could be included and Leopold will also bring this
up.
Deer:
Brown met a man from the Cayuga Heights Deer Control Committee and
she learned a great deal of information.
Brown stated a private donor has provided some of the funding and Dept.
of Natural Resources and Cornell University are working together to trap and
sterilize female deer. Brown also stated
it is illegal to feed deer in New York State.
Hickey told Brown to notify Willard to
place an article in the Newsletter.
Troy will research this to make sure the information is accurate.
Environmental
Conference:
Hickey stated there is conference on environmental topics
being held in early October in Corning.
This Conference is held by the NYS Association on Environmental
Management Councils. Curtis will have
copies of information for those interested.
Next Meeting:
Hickey will miss the next meeting and will ask Klepack to
chair it.
Adjournment:
Dankert moved to adjourn the meeting at 10:00 P.M. Seconded by Stycos. All aye.