Planning Board Meeting
The meeting of the
Hickey opened the Public Comment. As no one was present who desired to address the Board, Klepack moved to close the Public Comment period. Seconded by Brown. All aye.
Public Hearing - Special
Permit No. 1748 Amend.,
The first item on the agenda was a Public Hearing for Amendment to Special Permit No. 1748, Cayuga Medical Center to increase the size of previously approved additions on their Convenient Care Center at 10 Arrowwood Drive, in the Human Health Services District, Tax Parcel No. 45.1-1-57.3 from approx. 2640 sf to 3200 sf.
Proof of mailing was received.
Paul Levesque II, Holt Architects, explained that the requested increase of approx. 560 sf. was due primarily to the actual size of the equipment to be used. The exterior elevations of the building have been revised to accommodate window placement and the addition of a skylight which will make it easier to place and remove the equipment through the roof. Levesque also provided a letter from David Herrick, of TG Millers, regarding storm water management on the site. Levesque also has the information on sewer units requested by Engineer Cross. Peter Trowbridge, a consultant for Holt Architects, spoke about the impervious areas (2.67 acres) of the site. Trowbridge stated the original calculations for the existing detention pond were based on a larger facility and more parking (impervious area of 2.83 acres) than was or will be built with the proposed additions so the detention area was previously oversized and will continue to be so. Hickey stated since Engineer Cross was not present at the meeting, one condition of approval would be to get his review and approval of Herrick’s submittal.
Since no one wished to speak, Klepack moved to close the Public Hearing for Special Permit No. 1759. Seconded by Brown. All aye.
Hickey stated that when reviewing the original proposal and this amendment, the total of square footage for the three large buildings shown on the plans remained the same. For accuracy of the Village record, a plan with the correct floor area will be required reflecting the additional 550 sf.
Klepack stated she liked the abundance of trees throughout
the parking lot. Hickey noted there were
about 140 trees for 141 parking spaces.
Trowbridge was requested by
Curtis stated the Board has received the County 239 Review and there were no concerns expressed.
The Board discussed the sign at the entrance to Convenient
Care. There have been concerns regarding
its size, color and visibility. It was
suggested that having a sign in the Town of
The Board then reviewed the SEQRA Part II. A- No B - No C-1 No, Hickey stated the storm water management plan would be subject to the approval of the Village Engineer. C2- None C3 - None C4 - None C5 - None C6 - None C7 – None, the existing service is sufficient for radiology equipment. D - None.
Klepack moved that this proposed action will have no significant adverse environmental impact. Seconded by Brown. All aye.
The Board then reviewed the General Conditions for all
Special Permits in Section 304.05 of the Zoning Law. Klepack asked about the status of walkways in
that area. Hickey responded that John
Majeroni, Cornell Real Estate, has reported that sidewalks will be placed on
the south side of
Klepack moved to approve the amendment to Special Permit
No. 1748 for
Hickey noted that the Landscape Plan was addressed and is approved with the screening around the dumpster which will be screened but not relocated. Hickey also noted that once the landscaping is completed, he and Klepack will inspect the plantings. It is also not necessary to approve a Lighting Plan as there are no significant changes.
911 Center – Continued Discussion:
Steve Whicher,
Whicher stated the number of driveways needed was considered. Whicher had previously stated one could be eliminated and has now determined that this cannot be done. The first driveway from the south is the main entrance and must remain. The second entrance goes to the service bay and will be used by fire engines or emergency vehicles only. Whicher stated this one would be used for one or two vehicles per day, but was critical to the operation of the facility. Hickey recommended this entrance be clearly marked with signage for emergency vehicles only. Whicher stated the third driveway is an entrance to the old CFR lot and is needed to allow for ease of plowing and as a staging area for the runway in an emergency. Hickey stated the third entrance should be marked and employees could use the emergency driveway to get to the parking or staging area. Employees will generally use the northernmost driveway entrance to the existing CFR parking lot. The safety concern is that there are three driveway entrances in a close proximity to each other. Hickey stated a removable temporary sawhorse or signage could possibly solve the problem by restricting use except in an emergency.
The 80-100 ft. tower location being discussed by the County is south of the first driveway near the edge of the building. Whicher stated it will probably be freestanding latticework. Curtis reminded Whicher if it does not collapse into itself, the drop zone must be maintained. Whicher stated the issue of the building and the issue of the tower are being handled separately.
Hickey asked about the impact of drainage. Whicher responded that there should be none because all the impervious surfaces are draining into the retention pond. Shakarjian reported that the flow rates have been calculated and after 6-12 hours the exiting water goes into the ditch. Flow rate calculations will be provided to the Board and the Village Engineer as part of the final submission. Whicher stated the rate of storm water runoff is controlled by the outlet.
Hickey asked about a Landscape Plan. Whicher responded as much as the County can afford will be installed. Blanchard stated it will be worked on eventually. Hickey stated the Board would not hold up the project for a Landscape Plan and a conditional approval could be given until the spring when the final work could be completed and a CO issued. Blanchard stated Tony Egner is modeling this detention area after the airport detention area which he also designed. Whicher stated there would also be stones in the culvert area to further slow discharging water.
Hickey stated that the following will be needed for the meeting of Nov. 26: SEQRA, review and approval of drainage by Cross, letters from County to the Army Corp of Engineers and DEC applying for their approval, and proposed signage for entranceways (Blanchard stated no signage will be placed on the road or building that would call attention to its function). Blanchard asked when materials will be needed and Curtis stated it is best to have them at the Village Office by Thursday Nov. 21st so packets can be assembled and distributed to Planning Board members on Friday.
Leopold asked about the size of the building. Whicher stated the numbers have gone up and down and he thinks it will remain at about the original 14,000 sf. Whicher stated that if the state wide network joins them the building size may increase to the north. The Sheriffs’ Office will remain where it currently is located. Whicher also stated some of the equipment on the sheriff’s pole will move to the new site. Verizon will remain on the Sheriff’s tower.
Hickey noted that the type of tower will also need to be determined to see if a drop space will be required. Whicher stated the building needs to be finalized first and then the tower will be erected under another permit.
Klepack asked about snow storage plans. Whicher stated there will not be a problem because one parking lot will be plowed off the edge and the other can be plowed toward the detention pond.
CLT Uses and Definitions:
Hickey stated a resolution needs to be given to Troy to
remove warehousing/storage/distribution from the CLT District in the Zoning
Law. Brown questioned why warehousing is
being eliminated since it is low traffic.
Klepack felt leaving it in could leave the Village open to something big
and unattractive. Brown would rather see
a list of criteria rather than specific uses which are or are not allowed. Klepack moved to request Attorney Troy
prepare an amendment to the Board of
Troy has drafted the resolution and will send it to the
Board of
Hickey stated the Board also desires to clarify the existing ordinance for CLT and CHT uses. Personal services will be divided into those permitted in CLT (Secretarial, printing, multi-copying, administrative, adult education & training, barber, photography, physical therapy and tailoring) and CHT (Laundromat, cleaners, and banking [drive thru]) Office/studio is the same in CLT and CHT (Architect, insurance, lawyer, realtor, doctor, dentist, veterinarian, optometry, art/dance, bank [administrative]). Food preparation/restaurant for CLT include restaurant and employee cafeteria. CHT would include these uses as well as bar/tavern, drive thru, drive in restaurant and carryout service. Hickey also noted that any uses that are proposed for the CLT District must be consistent with the architectural guidelines listed in the Village CLT Design Guidelines and must have traffic generation figures that are consistent with the traffic generation figures that exist in the CLT District. Stycos would like to see the maximum traffic projected if all the property in CLT and CHT are built out to their maximum potential. Hickey stated the consultants for N. Triphammer Rd. will gather data on peak hour traffic. Projections will be made for the future using growth factors and it is hopeful the road will function at a level C or better for 20 years.
Hickey also reported he has spoken with Viola Miller regarding a 55 unit subdivision. Hickey was also approached recently by Ivar Jonson to increase the density or number of residential units for his property. Hickey stated it is approved for 50 or 60 units and the density cannot be increased. Jonson said he will call the Mayor regarding this. Hickey also feels there will be a lifting of the moratorium for sewer units within the next 18 months. Hickey also feels there is a pretty good chance Mr. Horowitz of Sun Downs Farm may approach the Village.
Stycos distributed a letter for Board review which she is ready to mail to the planning consultant for Cooperstown. She is asking them to share the questionnaire they used when developing a GEIS for that community.
Zoning Map
Replacement:
Hickey stated Curtis must currently use a zoning map which
was officially adopted by the Village in 1979 to determine which streams are in
the Conservation Combining District. Hickey stated there is a new map which has
come from the Tompkins County Planning Dept.
Curtis stated streams in the Conservation Combining District of the
Zoning Law are defined as those designated on the official zoning map. When Curtis dealt with Chris Maiers who is
building two houses on Coventry Walk, there was a stream designated on the 1979
map which meant that one of the houses would require Special Permit
approval. Curtis went there to measure
the distance to the stream and discovered there is no longer a stream
there. This is probably also true of
other areas in the Village. Hickey
stated construction has changed the drainage patterns in the Village and the
new map is more accurate than the 1979 map and the Village should adopt the
newer map. Hickey stated this would have
to be a recommendation to the Board of
Open Space:
Hickey would like to see 50 ft. on each side of a stream
designated as open space and preserved from development. Hickey stated there
are two ways the Village can obtain open space: purchase the development rights
or cluster housing with deed restrictions.
Hickey stated that in past two special permit approvals for the
Conservation Combining District the Planning Board had required construction be
no closer than 50 ft. to the streams.
Hickey spoke about creating classes of open space, ie. Class 1 might be
all stream corridors within 50 ft. of a stream and Class 2 might be viewsheds
or steep slopes. Klepack is concerned
about having classified open space on her property because it sounds like the
government is taking control of her property.
Stycos feels placing restrictions are important for community
values. Curtis stated that streams
differ and the one near Moldflow for example has been put underground and is
very different in character from the streams in Twin Glens. Hickey wants to see open space preserved, not
only in stream corridors, but wooded and
scenic areas as well because the open land in the village is rapidly
disappearing and may be gone in another twenty years. Hickey has sent an e-mail to Mayor Hartill
regarding open space and is awaiting his response on how to proceed. Hickey feels the 6% recreation set aside for
subdivisions is not adequate and that open space is different and should be preserved
in addition to the 6% requirement.
Hickey has spoken with Troy and is reviewing the provision in the
Subdivision Law regarding clustering but there does not seem to be a provision
to force the developer to cluster. This
will be something for the Board of
Hickey distributed copies of the e-mail he received from
Piotr Parasiewicz with an American rivers report. Hickey copied the executive summary on
preserving open space for the Board as well as the Board of
Curtis also spoke about the need to preserve hedgerows as corridors for wildlife. Hickey stated open space includes ponds, viewsheds, wooded areas, streams and steep slopes. Troy made it clear that open space is not open to the public as is recreational space. Curtis also feels urban forestry should be discussed in conjunction with this topic.
Hickey stated he will await word from the Mayor regarding
open space. Leopold recommended the
Troy stated he and David Dubow have been involved with Ken Horowitz of Sun Downs Farm as a client and he feels it may become a conflict of interest at some point.
Comprehensive
Plan Review Assignments:
Hickey has assigned chapters to each Board member: Population & Economic Profile – Tompkins County Planning Dept. & Hickey; Resources – Brown; Housing – Curtis; Commercial & Business Centers – Klepack; Transportation – Stycos; Community Facilities – Dankert; Goals & Recommendations – All; Village Plan – Hickey & Others; Capital Plan – Mayor.
Hickey stated if any member needs assistance with telephone calls or information to be tracked down, call either Willard or Dake. Hickey can also help as needed. This is a long-term project to be completed in 2004 or 2005. Klepack noted that this first step, the general review, is due by Jan. 2003 to begin the process.
Approval of Minutes – Oct. 29:
Klepack moved to approve the Oct. 29 minutes as revised. Seconded by Stycos. All aye.
Adjournment:
Klepack moved to adjourn the meeting at 9:45 P.M. Seconded by Stycos. All aye.