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HomeMy WebLinkAboutZBA Special Approval 1/24/2005 • FILE DATE• TOWN OF ITHACA ZONING BOARD OF APPEALS • MONDAY,JANUARY 24, 2005 6:30 P.M. PRESENT: Kirk Sigel, Chairperson; Harry Ellsworth, Board Member; Jim Niefer, Board Member; Dick Matthews, Board Member; Ron Krantz, Board Member; Andy Frost, Director of Building/Zoning; John Barney, Attorney for the Town; Michael Smith, Environmental Planner. ABSENT:. None EXCUSED: None OTHERS: George Conneman, 197 Christopher Lane;.Andrew Dixon,310 W. State St; Scott Trelease, 630 Elmira Rd; Peter Trowbridge, 1345 Mecklenburg Rd; Dave Auble, 111 King Rd W.; Jagat P. Sharma, 312 E. Seneca St; Chuck Light, 205 Westview Lane; Marty Nichols, 610 Coddington Rd; Margaret McCasland,272 Hayts Rd; Christiann Dean, King Rd. W.; Mary Bulkot,The Ithaca Times; Melanie Hauver, 6215 Perry City Rd., Trumansburg NY; Ryan Ciotoli, 6215 Perry City Rd.,Trumansburg NY. Upon motion by Chairperson Sigel, seconded by Jim Niefer, the board moved into executive session at 6:37 p.m. Chairperson Sigel opened the regular meeting at 7:17 p.m. APPEAL of David Auble, Owner; Jay Bramhandkar,Appellant; Peter Trowbridge, Agent,requesting a Special Approval under the requirements of Article VII,Section 34 of the Town of Ithaca Zoning Ordinance (Pre April 1,2004 Ordinance applies), to be permitted to construct a 58-room hotel and associated parking on the Danby Road south of King Road West Chairperson Sigel.—Good evening. Welcome to the January meeting of the Town of Ithaca Zoning Board of appeals. This evening we have four appeals. First is the adjourned appeal of David Auble, second is the appeal of Scott Trelease, and the appeal of Been Devault and Diane Feldman, and finally the appeal of Jim Clark. We will be taking them in that order. The first appeal this evening is an adjourned appeal from the last meeting, the appeal of Jay Bramhandkar, appellant, Peter Trowbridge, agent requesting special; approval under the requirements of Article VII, Section 34 of the Town of Ithaca Zoning Ordinance that's the Pre April 1, 2004 Ordinance, to be permitted to construct a 58-room hotel and associated parking on the Danby Road south of King Road West,Town of Ithaca Tax Parcel No. 37.-1-17.1,Business District‘C. Would the applicant like to come to the table here? I think the first thing we should do is discuss Harry's role on the board for this case. He had recused himself at the last meeting because he currently had a contract with the applicant, and apparently that contract has ended, and so he has indicated that he feels that he is in a position to now vote on this case. TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES Christiann Dean—I object. Chairperson Sigel—Excuse me, Ma'am, the time for public hearing will be a little bit later. Harry, did you want to say anything? Mr. Ellsworth—No, I have nothing to add. Chairperson Sigel—Do you have any comment about Harry's role? Mr. Barney—I might give Christiann and anyone else who wanted to comment on it before you take action, but I would, at this juncture, recommend Harry stay here and listen to the discussion and then make a decision whether to vote or not at the conclusion of that discussion. What I'm suggesting is that Harry continue to sit here until everybody's had a chance to speak including on the issue of whether he should or should not recuse himself, and then he will make his decision at that point, so it will give you an opportunity to comment on it. Ms. Dean—Thank you. Chairperson Sigel—It appears that the board has received a number of letters here which I don't think we've had a chance to read, I know I haven't, so we will just take a couple of moments to read the letters here. Pause Chairperson Sigel—OK, we can proceed now. Is there anything, Mr.Trowbridge,that you wanted to state at this point? Any changes to your application or any updates? Mr. Trowbridge - Well, since our last meeting, we did provide the board, on January 14th, with an extended letter and two additional pieces of information. One is the overall site context map, looking at the surrounding development in the neighborhood that's on your left, colored aerial photograph, and what we wanted to show were buildings in relatively close proximity like college circle that have equivalent length buildings, and other development within the area. We also provided architectural elevations that weren't provided in the first submission. What we thought we would do as well in the letter, is much more clearly go through section 7, that focuses on the granting special approval, and in our letter to you, we did go through and outline in some detail how we've addressed those issues. As you know, and I'm not telling the board anything, some of the issues deal with traffic, surface water,health safety welfare issues, and those have all been addressed as part of our submission for site plan approval that was in front of the planning board and that we did receive a negative declaration. It seems that both the letters and the issues that need to be perhaps discussed more fully, is that is there a demonstrated proposed need. Andrew Dixon is here this evening, who did the demand study, the planning board did a determination that there was adequate demand for this particular program on this site, as a part of their resolution for preliminary site plan 2 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES approval. Andrew is here this evening if the board has any questions on finance and demand issues. The two other issues the project needs to be looked at relative to neighborhood character and context. Again we've provided some additional information tonight just so that we get a snapshot of this project in context with both existing projects, but also other projects that have been approved, such as the Holly Creek subdivision. So immediately to the west of the hotel, as you can see,there are a number of town homes that have been approved for construction, or at least have been approved through the site plan review process. We also feel, as the planning board did with both zone and the comprehensive plan. Both the new zoning and the old zoning does allow for hotels on this site, and as we spelled out in our letter, and to put a point on it, it really is the number of rooms, because the building itself falls well under, despite the fact that people have talked about the size of the building, well under what zoning allows. The building only occupies less than two thirds of the site area that zoning would allow for a building on this site, and it falls within all the yard variances and height limitations in terms of area variance. So there is no variances needed, nor is the size of the building per se, in question, it really is the number of rooms. Because the zoning does allow a building of this size on the site, given all the limitations. We have provided for buffering between zones as I mentioned last time. There is not only setback,but fifty-foot landscape buffers between various zones. On the site plan, as you can see, the zoning requirements for landscape buffering curb both on the west and the northerly side of the property along West King Road and between the holly creek subdivision and the proposed hotel project. So the applicant feels that the issue really boils down the additional 28 rooms in the hotel that we have fulfilled all the other obligations relative to both zone and site plan approval for the project. Chairperson Sigel—OK. Anyone have any comments at this point? Questions for the applicant? Mr. Matthews—Gentlemen, you said that, correct me if I'm wrong, in spite of the additional eighteen rooms, the size of the building, the profile of the building, the footprint of the building, is going to be the same as if it were a thirty room hotel? Mr. Trowbridge - I'm not saying it's the same as a thirty-room hotel, what I'm saying is that under the current zone, a building of this size is allowable, actually a larger building than what we're showing is allowable, in terms of building coverage,height, and setback. So, to put a point on it, it's the total number of rooms, and really not the size of the building,because, if we had a thirty-room hotel, the building could potentially even be larger than the building we're showing, under the current zoning. Chairperson Sigel—Any other questions at this time? If not, we'll begin the public hearing. Anyone who wishes to speak may now come to the desk and the microphone. Chairperson Sigel opened the public hearing at 7:33 p.m. Chairperson Sigel—Sir? 3 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES Mr. Conneman - Good evening, you have a copy of my statement on a couple of yellow sheets of paper. My name is George Conneman, I'm a resident of the Town of Ithaca, I live at 197 Christopher Lane. I've lived in the town for seven years,previously I lived in the village of Cayuga Heights for 34 years. I've been active in the community during these years serving on several boards, including seventeen years as chairman of the Bolton Point Water Commission. I come to you tonight as a private citizen,however. I believe it is important to do all we can to preserve the nature and beauty of the Town of Ithaca and maintain the integrity of the zoning regulations. It is necessary to look at the impact, I think, of a project on the character of a neighborhood. The matter before you tonight concerns the granting of a special approval for more than 30 rooms for a Country Inn and Suites facility on the corner of West King Road and Rt. 96B. The intended use of this area in the town's current zoning is neighborhood commercial. At the time the Holly Creek development was approved, I believe the assumption was that the area now proposed for a large Country Inn and Suites facility(58 suites and rooms)was to allow development of an attractive,neighborhood friendly,commercial development on this site—facilities that serve the local neighborhood. The intent was to have some facilities on South Hill that would reduce the need to go into town and this reduce traffic congestion closer to the city. This area was envisioned as a small attractive shopping center. As small 30 room hotel,probably like a bed and breakfast,could still fit there but not the proposed larger facility. The footprint for the proposed Country Inn and Suites is just too large for the site proposed. Since 50 of the 58 rooms at the Country Inn and Suites are proposed to be suites (suites, as you probably know, in the way Country Inn and Suites do it are 50% larger than a typical hotel room). It translates into a facility the size of a 90-room hotel. In the last presentation to the planning board,the developer scaled down the size of the hotel from 62 to 58 rooms. Big deal! That's sarcasm, I guess. The proposed hotel is not comparable to LaTourelle,which is on a 20-acre parcel set way back from the road. The developer has argued that any Inn would note be economically feasible if it were as small as 30 rooms. But if you go to the Country Inns and Suites website, there are several new Inns that they've built, across the country, that have 38 rooms, and 38 or 40 rooms. I want you to understand that I am not opposed to development,but this development for a 58 room facility is not consistent with the neighborhood that is developing in this are. I believe it would also add to sprawl along the Danby Road and on into the Town of Danby. Development in this are should be of a dimension that fits with nearby parkland, small businesses and farmland. In letter to the Town of Ithaca Planning Board supporting the large Country Inns and Suites, there is not much passion flavoring it; rather the economic justification is merely boilerplate in my opinion. Other hotels recently built or under construction in our area(Courtyard by Marriot, Hampton Inn, and The Hilton) serve the needs mentioned in the letters to the Planning Board. Newly revised zoning laws would prevent such a sizable hotel from being built. There would be a structure limit of 7500 square feet the way I understand the zoning. I concede that the old zoning laws would allow a larger sized project. It is only by using a grace period that this project is even under consideration. 4 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES We also need to do all we can to provide a buffer for Buttermilk Falls Park. This brings more traffic into the area which impacts the park. The 58-room Country Inn and Suites is in the wrong place, is the wrong size and is being built for the wrong reasons. I urge you to turn down the request for special approval to build a huge Country Inn and Suites. Your refusal would allow an appropriate, neighborhood, commercial development which would include a small attractive shopping center and a even a small hotel or bed and breakfast. Thank you. Chairperson Sigel—Thank you,Mr. Conneman. Does anyone else wish to speak? Please just begin with your name and address. Ms. Dean- Good evening, I am Chritiann Dean. For the past quarter century, I have lived and farmed at 330 West King Road in the Town of Ithaca. For twelve years, I served as chair of the Town's agriculture committee, at the beginning of which I helped write the report, Planning for Agriculture in the Town of Ithaca. I come here tonight to attend the sixth meeting of the Town, at which I have voice my concerns about the Country Inns and Suites proposal. I would add that at most of those earlier meetings, including the earlier announced public hearing for this one, there were several other neighbors who attended, but because this meeting has been rescheduled, they are not able to be here tonight. The Town Comprehensive Plan designated the corner of West King Road and Danby road for neighborhood commercial enterprise, including a hotel of no more than 30 rooms, and permits a larger hotel by special approval, which brings you into the picture. I am not concerned about truly neighborhood commercial development on that site, like a small shopping center that would be used by people in the neighborhood, including a 30-room hotel or a large bed and breakfast, something in that neighborhood, but the proposal now under consideration is of a very different magnitude. The 53 suites, which are really multi-room units,plus 5 regular rooms, make the proposed hotel 3 times the size intended by the comprehensive plan. The development of this size, will bring, despite the traffic study provided by the developer, the would-be developer, a development of this size would bring significantly increased noise and construction traffic, as well as permanent traffic into this neighborhood, significantly changing the character of the neighborhood. As the owner of a fruit farm located less than 1 mile from the proposed development, I have additional concerns. The proposed hotel's nighttime lights, noise and litter, would make it impractical to continue to farm there. And our farm is part of the 1,085 acres of farmland, more than 1/6 of the town's agricultural land on West King Road. If you approve this large hotel, at the threshold of West King Road agriculture, I predict there will soon be no farms here, due to development pressure. The phenomenon that causes farmers to farm in the shadow of a city to finally throw in the towel. And I'm not talking about something theoretical, I'm right here, right now, and my kid, my oldest son, who is the only young farm heir on West King Road, who has expressed any public interest in continuing on, said to me last week, "Mom, if the Town lets them build that big hotel, we can't stay here, we might as well move to town. We can't keep going." And you know, you can only encourage farmers to farm, you can't force them, you can't force us. And especially you can't force 5 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES the next generation. All farmers are pressured by high costs and fluctuating income, but those who farm in the shadow of a city also have higher taxes, noise,pollution and non- farm neighbors who like pretty green fields who like pretty green fields,but not the smell of manure or the sound of tractors droning into the night. And we do have to drone into the night. When the weather's right, we have to work. Ironically, the proposed hotel complex will drive out we few remaining farmers who currently keep open the green space that draw tourists, like the ones this proposed hotel holds to attract to Ithaca. What is the difference, I ask you,between East King Road and West King Road? With the remarkable lack of foresight two decades ago,just at the time I bought my farm, the Town allowed developers, including Mr. Auble to turn LaGrand Chase's East King Road farm, an expansive stretch of green space, into a suburb called Chase Farm. Once the town realized what it had done, the Planning Department began envisioning most of West King Road, one of the few remaining large stretches of farmland in the town as an agricultural zone. They formalized that intention in the comprehensive plan, by designating all of the West King Road farmland as an agricultural zone, and the Danby Road corner for neighborhood commercial enterprise, specifically a hotel of no more than 30 rooms, so it would not infringe on this agricultural zone. Although, technically a larger hotel, can, by special permit,be built on this corner, that is not, as Mr. Conneman pointed out, that is not what the intention of the Town's comprehensive plan states. Please recognize that farmers can only continue to provide the free groundskeeping services, mowing and cultivating our farms that are so valuable to the town and city tourist industry and neighborhood character, if town boards such as ZBA, avoid actions that render farms unfarmable. Please vote no on the Country Inn and Suites proposal, so my multi-generational farm family can stay here and keep West King Road green. And I would like to speak also to the public perception if Mr. Ellis votes this evening. At the earlier meeting, at the earlier announced public hearing, at which we were not allowed to speak, and at which you did not vote, Mr. Ellsworth recused himself by saying that he has a conflict of interest. This evening, IL believe I heard you say that you have now finished up your business and you no longer have that conflict of interest, is that correct? Although technically, I have no doubt that you have technically done that,no doubt... Mr. Barney—I would like to clarify something, that's why I'm a little bit on the defensive, Christiana,he didn't finish up his business, there was apparently a contract in place for some future work, that contract has been terminated, ended, so that there is no prospect of future work going ahead. So it's not that he did some work and was paid for it, or he has some expectation. At the time of the last meeting, as I understood it,he had a contract with Mr. Auble for a different piece of property, but nevertheless some reasonable expectation of getting paid. That contract was terminated without any further activity, and is ended. And that's why I'm not so quick to say he should not vote or vote. I don't see the clear conflict, as clear as it certainly was at the prior meeting. So I want to make sure you understand that it's not something that was contracted for, work was done and completed, there was never any work done. Ms. Dean -Thank you for that clarification,Mr. Barney. I still feel that there is a conflict of interest here, even if the technical conflict of interest is closed, I believe that there is 6 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES still a de facto conflict of interest from someone who has had a long-standing business relationship with the developer, and has no doubt, an opportunity to... well, I'll just leave it there. The public perception is very important in this, and the public perception will be... my public perception is, and I believe that many others from the public will perceive this in the same way, that it is inappropriate for Mr. Ellsworth to vote on this. Chairperson Sigel—Can I ask you a question? Ms. Dean- Surely. Chairperson Sigel—I would just like to ask you to expound a little bit on your statement that when you say that the proposed hotel's nighttime lights, noise and litter, would make it impractical to continue farming? Ms. Dean-That's right. The nature of our farm, and this is the only kind of farming that is increasing in the town of Ithaca, is small, fresh-market,high value farming. We grow organic red raspberries, and people need to feel like they're coming... people don't want to come to a place that's like in the back yard of a big development. People won't come, people won't buy our products. There are two aspects to this, one is that is just too unpleasant, I mean it's just too disgusting to be out there trying to farm with that level of noise, that level of traffic, that level of pollution, and it really destroys our business,no body wants to come out... people come out to pick because they want to come out to a nice pleasant place in the country that is pretty close to town, and people aren't going to want to do that anymore when it is really just'in the backyard of a development. Also, regarding the nighttime lights and pollution, the nighttime lights change the eco-system, and the traffic also changes it. So, when there's a big development that goes in very close by, people start driving by, and throwing, for example they throw bottles. And if somebody goes up West King Road and tosses a bottle, it lands in our orchard where we have to drive our tractor, and the cost of replacing a shredded tractor tire is about 1,000 dollars, so that's just one example. But the farmers that farm on the edge of a city, this is a phenomenon that is very well documented in places that have had to deal with this phenomenon a little sooner than Ithaca. That, it just becomes impractical to farm. We will not be able to continue to farm if this development goes in, and frankly, we are a good deal to you. We are a really good deal, and the document;Planning for Agriculture in the Town of Ithaca, documents that, that the farmers,plus the state parks, are what keep al that green space open, and if we are driven out, it means that other farmers will soon be driven out, and there are only 12 of us, only 12 farms left in the town of Ithaca. So if one farm is pushed out by a development like this, there's going to be a domino effect, and perhaps it's hard for you to understand that, but if you approve this tonight, if you approve this, you are doing something that I don't think is your intention at all, what I believe your intention is is to support economic growth in the town, it's my intention too, that's a good goal. But I think you don't realize,perhaps you don't realize, and so I have come to all these meetings again and again to try to bring to your awareness the inadvertent effect of this proposed hotel which is way out of scale of what the . comprehensive plan is looking for. The effect of that, not only on the neighborhood, which Mr. Conneman has addressed and all the people who have come out time after 7 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES • time to try to speak to you would point out if you had allowed them. But also I am here to speak especially of these effects on agriculture. Thank you. Mr. Matthews—Question, Kirk? Chairperson Sigel —Yeah, Dick, go ahead. Mr. Matthews—You have a raspberry farm, is it? Ms.Dean-That's right. Mr. Matthews—It's located between Upper Buttermilk falls upper entrance and Sand Bank road? Ms. Dean-That's right, it's just above Upper Buttermilk Falls state park. Mr. Matthews—But on the crest when you come up? Ms. Dean-Yes. Mr. Barney—I'm sorry,. Christiann, I've never fully understood where you're located, is it on the West side of Buttermilk Creek or it is on the East side? Ms. Dean- I'll say it in a way I think everybody here will understand. As you come up West King Road, with 96B to your back, you pass the entrance to Upper Buttermilk Falls state park, and then you come up around that treacherous really sharp little curve, our place is just at that crest of the hill on your right. Mr. Barney—And that's beyond the creek, am I correct? Or is it short of the.creek? Ms. Dean-We border Buttermilk Falls state park. Mr. Barney—On the...? Mr.Frost—So she'd be actually on the Southwest side of the creek, on the other side. Mr. Barney—On the other side, away from this project? Ms. Dean- It's on the other side of the road, but we still hear all that... Mr. Barney—I understand that, I'm just trying to pinpoint the location, it's on the far side of the creek, and the far side of Buttermilk falls state park. Ms. Dean- Far side makes it sound like it's far away. Mr. Barney—Other side, I'm not trying to be pejorative here. But on the other side... 8 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES Ms. Dean-That's correct. Mr. Krantz—Away from 96? Ms.Dean-We own 55 acres there, we have a multi-generational farm with two sons who would like to carry on. Mr. Barney—And I think you indicated that it was about a mile away? Ms. Dean- It's less than a mile. Mr.Barney—Very much less, or what are we talking about? Ms. Dean- It's less than a mile. Mr.Barney—More than a half mile. I'm trying to pinpoint again... Ms. Dean-Just a little over half a mile. I haven't clocked it, it's probably 3/4 of a mile. Chairperson Sigel—Any other questions for Ms. Dean? Thank you. Ms. Dean-Thank you. Chairperson Sigel—Anyone else? Please just begin with your name and address. Ms. MacAslin- My name is Margaret MacAslin, I live at 272 Hayts Road in the Town of Ithaca. I'm relatively new to the Town of Ithaca, but I've lived in the area for forty years. You have my statement, but I have a few comments briefly to add to that also. Since the board is primarily supposed to consider effects of the project on the character of the neighborhood, that is hat I'll address. As a person who used to commute to work via West King road, and know the intersection by Christiann's house very well, it seems like more than a mile because it's so treacherous, especially in weather like this, and also Stone Quarry Road, I am very aware of the primarily residential character of this neighborhood, as, I didn't say it here but also the agricultural, I mean, that corner where she lives is where it changes from residential to agricultural, and how it is already under stress from the current level of traffic. The current character of the neighborhood is residential and recreational on West King and Stone quarry Roads, and I should have said agricultural as I mention later, residential and educational on East King road, and a mix of residential,business and open land on Route 96. Stone Quarry and West King roads forth a lovely residential neighborhood that also includes upper buttermilk falls state park, a place I have visited regularly for forty years. Aside from the two years I commuted regularly in that area, Buttermilk falls park is one of the reasons why I've come here. Like I said, I'm relatively new to the Town of Ithaca, last month's meeting is the first meeting I ever attended that the town had. I was out of Town on family business shortly after I bought my house in the Town of Ithaca, but I did write a letter for the 9 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24,2005 APPROVED MINUTES Overlook project in support of that, and that is less than a mile from where I now live, so I am not somebody that opposes development, but this is one that did catch my interest, and twice I've driven here during terrible road conditions because of my concern for the residential and agricultural aspects which other people could speak to better than I could, and at the last meeting there were a lot of people here to speak to the residential aspects that aren't here tonight, and Christiann has addressed the agricultural, and I am strongly concerned for Buttermilk Falls State park, and for 25 years I lived in the city of Ithaca and regularly went to Upper Buttermilk with my children, and I'm very concerned about the impacts on that. East King Road also houses the Montessori school, relatively close to the proposed motel. And while Route 96 already has several businesses, they are predominantly low-traffic generators, with the exception of Hilltop Quickstop (Big Al's— and more on that later.) My primary concerns are traffic, noise and changes to the viewscape. In terms of traffic, having a major facility directly across from Hilltop could aggravate and already dangerous area for pulling into/out of traffic on Rte. 96. Hilltop customers have had several accidents and countless near accidents. I soon learned to pull through the Gas Station to East King and use the traffic lights to get back onto Rte. 96 or back onto West King Road. With the exception of Hilltop, the other businesses in the area are all relatively low traffic, and/or have entrances that work with the traffic light. A motel will generate more traffic than other potential businesses, even such as a restaurant,because of-both visitors and employees, and you have many part time employees as housekeepers and such with a hotel. On a slow day, I'm just guessing, but on a slow day a 58-room motel built for, and this is from the presentation last month, "64-100" customers plus the staff, would generate 75 different cars going in and out, so that would be maybe 200 entrances or exits each day, twice that on major college weekends, and I'm saying that as the parent of a former college student, and I knew that when I was visiting her, the hotel was the base for the entire family and we were in and out many times. However,the hotel may also generate pedestrian traffic, because the motel is also being geared to busloads of tourists, and that is one of the reasons for being bigger than thirty, is so busloads of people could be brought in. I am assuming that may include ski, wine and foliage tours, all of which sound like a great idea, it's just the location I'm unhappy with,plus visiting athletic teams. While bus tours would reduce car traffic those days, people on those tours may want to go places other than where their bus takes them. I am concerned about the safety of motel patrons if they try to cross Route 96 B to get to Hilltop, to Ithaca College, or even, heaven forbid, to walk downtown. That is just not a pedestrian friendly location. I would also like to note that the nearby Montessori school has a campus with buildings on both sides of East King, traffic from hotel patrons. Many of whom would not be familiar with the area, could make this more hazardous for student pedestrians. In terms of noise, and this is a big one, and it is a cautionary tale. I am especially concerned about noise from bus groups such as athletic teams or skiers. My family used to swim at the downtown Ramada Inn, now the Holiday Inn, and we started avoiding the pool on ski weekends because of the rowdiness. Any noise from patrons' socializing would have a significant negative impact on people who live or who are visiting the area, 10 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES in particular I am thinking of Buttermilk. It is amazing how far sound can travel, and I really want to underscore that point. This summer I was working at a farmstand on Route 96 North near where I live, and a family stopped who were on there way home from camping at Lower Buttermilk,they have done this every week for ten years, and I was a total stranger and they were so frustrated they said to me that they were never ever coming back again because of the Home Depot. The Home Depot, a big portion of it is a cage, an open area, and the phones ring there, which means they're not enclosed in the building, the phones ring 24 hours for faxes for people trying to leave messages, I don't understand why,but it happens, and I've spoken to people at the store and it really does happen. I wasn't the first person to complain. And these people camping, way across the road at Buttermilk got woken up in the middle of the night by the phones ringing at Home Depot. And therein lies the cautionary tale. I'm sure the people in the City of Ithaca making the decision about whether Home Depot could go in there,had no idea that there were going to be exposed phones ringing 24 hours a day, so just whenever a project gets really big, and that's part of the issue here. That's the reason this board is hearing this, is because the scale is beyond the scale that would normally go in this place. Despite all the things that people have so eloquently mentioned to you verbally or in letters, there is just no telling what else might come up as soon as you start stretching. In terms of Mr. Trowbridge's comments earlier referring to College Circle and what's that's like. King Road has been an unofficial but a functional boundary where the character changes, north of King Road you're getting used to—OK, maybe it used to be different before Longview went in, but yes there's College Circle, there's Longview, there's Ithaca College, it's much more densely populated. From King Road, there is a much more rural flavor, and again that's where scale comes in, and it's not just the footprint of the building, a motel needs a lot of blacktop, and that blacktop and the size of the building is going to change the flavor much more than anything else that would be legal to build there. And I would like to stress both the unpredictability of the scale and just the change of the flavor to the neighborhood. The last thing I would like to address that isn't in my letter, is that as somebody very new to Town politics, other than the letter I wrote in support of Overlook, with my usual concern that there be good pedestrian facilities for people to walk from there across the street to the hospital, that's a big shtick for me, I used to be on the bike pedestrian advisory council for the city of Ithaca, but there is a public perception, and I'm referring here both to whether Mr. Ellsworth recuses himself this time and to the vote having been delayed a month ago. The only reason it was delayed is because with Mr. Ellsworth recused, it looked like the project was going to fail because one member was absent, and so it was postponed for a month,just so that it would have a greater chance of passing, because with Mr.Ellsworth recused and one member absent, there was a good chance it wasn't going to make it in December, so coming back and Mr. Trowbridge made a reference to letters, I don't know if he got to read the letters that you all didn't have time to read until tonight and got to address them in his presentation or not, because they were supposed to be... mine didn't come until tonight because the deadline for getting into the town was about ten days ago and I didn't make that, it just feels like backroom politics, and I'm sorry but that doesn't feel good to me, and it's giving me, it's not the way ?I wanted to get involved in Town of Ithaca politics, it's not what I expected from the 11 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES Town, and again it's perception, I have no reason to know anything else,but all I can say is, it doesn't look good. Thank you. Chairperson Sigel—Well, you may not believe me when I say it,but what probably would have happened at the last meeting would not have been a denial,we simply, if we had gone to a vote, with two members not able to vote, if we'd just resulted in a split decision, it would have not been an approval or denial, it just would have been no decision. Ms. MacAslin- OK, no decision with all the people that were there that night able to talk that night would have been far preferable to just deferring. There are a lot of people not here tonight who were here then that wanted to speak. Chairperson Sigel—Thank you for your comments. Ms. MacAslin-Thank you. Chairperson Sigel—Anyone else wish to speak? Sir? Please just begin with your name and address. Mr. Light- Good evening, my name is Chuck Light, I live at Westview Lane in the Town of Ithaca. I wanted to come here tonight, I was here last time. I wanted to come to speak about development, and why I believe this development will be good for South Hill, good for the Town of Ithaca, and good for the controlled development of the entire region. As you are all aware, the county has come up with a comprehensive plan,. The Town has a comprehensive plan, and if I understood the representative of the Town of Danby and the Town of Caroline, Frank Proto recently,he was concerned that if the Comprehensive plan were followed, and development were in effect focused into the Route 366 corridor, the Route 13 corridor, and the Lansing area, that it would result in a loss of revenues to the Towns of Danby and Caroline. If I understood Mr. Proto's comments, though I may not have,he seemed to be arguing in favor of a more balanced development which included South Hill and the Town of Danby. I've heard a lot about the size of this building, and yet it's my understanding that under the current zoning, the permissible size of this building is fully 50% larger by way of footprint than the design. One of the things that concerned me when I looked at the materials that I saw, which included photographs of a Country Inns and Suites in Cortland, was that it didn't seem in my mind to truly reflect what the design has in mind for this corner. If you remember that photograph of the Country Inns and Suites it was simply chopped down so the height was lower by a story. Now that was done at the suggestion, I believe, of the Planning Board and by the ultimate agreement of the developer. But what that photograph fails to do is give you any idea of mature landscaping and what effect that will have on visual aspects of this property. And I believe, if my eyes are correct in looking at the landscaping plans for this property are that it will be very well landscaped and will present not the monolith that you see when you drive by the Hampton Inn on Elmira road, but a more residential facility, one that probably would have a visual impact closer to Longview than to the Hampton Inn and Suites. 12 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES So I think that you have to take into account what will happen over time on South Hill. I don't think anybody can realistically argue that South Hill is going to remain undeveloped. I believe the Route 96 corridor will have to be developed. Growth will take care of that. When I was a boy in Ithaca growing up, the City was the same size, but the population of the county is probably half what it is today. When I was a boy growing up, Ithaca College had not yet moved up on South Hill, and when the South Hill campus was designed, it was designed for a maximum student body of 3,000, that campus now educates 6,000 students 1500 new students come in every year for the purpose of obtaining an education. When I was a boy and my father and Howard Dillingham and Leonard Job sat on horses on that hillside and looked over where the new campus would be, there was no Longview, there was no Hospicare and there was no Ithaca College, all making demands on resources on South Hill. • I've heard a lot of concern given about the impact of traffic, and I hope you'll give me the opportunity, Mr. Matthews, to try to give you at least what I consider to be a reasonable person's view of what the impact of this hotel will actually have on traffic. I know a great many people believe that it will increase the traffic burdens on Route 96B and increase the traffic burdens down into the city. I think the opposite is true. If you can remember and think about the fact that Ithaca College has 23 sports teams and they are some of the best in Division III, and those athletes, the ones that come from far enough away, like the football team from Norwich, which is in Vermont, can't come down,play a game, and go back home. They've got to stay somewhere. Where do they stay? Currently, they stay either on Route 13 South, the Pyramid Mall area, East Hill plaza, or some other hotel facility and in order to get to the Ithaca College campus, to compete athletically, they have to go through the city of Ithaca. The same is true with every person that comes to Ithaca College for educational or conference purposes. Because there is no facility on South Hill for housing these people, there is one choice, La Tourelle, which is very upscale lodging which most people cannot afford, and that's it. So all of these people that come to Ithaca College have to stay on Route 13 or on Route 366 corridor or out 13 towards Lansing and the Pyramid mall where these hotels are located. So, all of the people that come to visit Ithaca College for whatever purpose, have to go through the City of Ithaca to get there and that increases traffic burdens on an already burdened South Hill. Putting this hotel where it is proposed to be located, would in fact reduce the amount of traffic down South Hill because the people that would come there that would want to visit Ithaca College would only have to go a short distance down the road. The same is true with regard to Longview and with regard to Hospicare. Families come to spend time with parents and grandparents, uncles and aunts, elderly in the last days of their lives in the wonderful care of Hospicare, and those families that come in from out of town have to stay more than five miles away and travel through unknown city streets and confusing traffic patterns to get to either Longview or Hospicare to see their loved ones. That problem will only increase without hotel space on South Hill when the Axiohm building is finally developed if it is developed as it is proposed today because when small businesses and light industry go into that building they're going to attract additional people to South Hill and those people will need places to stay. Now I've heard a lot about the intent of the zoning, the comprehensive,plan, and with regard to small commercial enterprises and a desire on the part of many people who 13 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES have spoken both before the planning board and before you here tonight, about putting something like a shopping center, a small shopping center in that site. To me that ignores a certain amount of logic that comes with shopping centers, and I'll use a couple of examples, one the strip between the old Elmira Rd and Route 13 now where a nice family business went out of business recently because he couldn't keep his money up, but that's a long strip mall with a whole lot of shops in it, some are busy some are vacant, and one thing that it has and it has it in common with all similar strip malls, is constant, unending, morning until night traffic, in and out, in and out, in and out, all you have to do is go down to buy a bottle of wine if you are so inclined at the liquor store down there and you will know what I mean. If you go up to East Hill Plaza, which is a larger mall, but a mall nonetheless, you see the same thing, you see huge numbers of vehicles, incredible traffic at all times of the day and night, and that is the one thing that this community seems to be so concerned about. They don't want to have that. So how can you have a strip mall with a whole bunch of small businesses all trying to attract people into their enterprises and not have more traffic than you would have from people that would come in at 5:00 in the evening, check into a hotel, stay overnight, maybe go up to John Thomas for a meal, and then do their business at Ithaca College or see their relatives at Longview, or see their relatives at Hospicare, and they would go out in the morning and come back at night, visitors to Ithaca College would go out in the morning and come back at night. You wouldn't have the constant turnover of traffic... [Tape is changed]... what is before you is a proposal other than the number of rooms, legal in every respect, such that it would not have to have special approval. In other words, if I understood the comments earlier tonight by Mr. Trowbridge, if the developer could, for economic reasons, build a thirty-room hotel,he could build it this exact same size with the rooms just twice as big. So if the building fits within the Town of Ithaca zoning even grandfathered in as it is, then the real question is, what is the difference between 30 rooms and 58 rooms, and the difference is probably a slightly increased amount of local traffic up and down Danby Road as far as Ithaca College, Longview, out East King Road to Hospicare, and a significantly higher sales tax revenue for the town, significantly higher property tax revenue for the town, which is, as I understand it, strapped, all municipalities, all local governments are strapped as a result of a passed down the federal obligations to the states, and the states passing those unfunded mandates onto the local governments. Everyone, there isn't one person here who doesn't know that this is a very, very difficult time for governments fiscally, and this is a proposal which intends to provide relief for businesses on South Hill who need a shelter for people who come to visit them and which wants to provide significant benefits with regard to property taxes and sales tax revenues and hotel tax revenues to the Town of Ithaca and to the County as well. I think that it's important to think of this as part of growth that is inevitable. I think that no matter what happens,Tompkins County which has an unemployment rate of less than 3.5%, 3.2%... Chairperson Sigel—Excuse me, Mr. Light, could I just ask you to try to wrap up in maybe one minute? Thank you. 14 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES Mr. Light- Sure, sure, I just want to make a couple more points. I've heard people talk about if this hotel is built, then agriculture as we know it will end. I fmd that difficult to believe. No one knows today what will happen if this facility is built, no one knows what will happen in the future. We do know there will be construction noise,but there will be construction noise if you build a strip mall there. Now, one of the things that intrigues me about this is that if you allow this hotel to constitute and anchor to that corner and this residential area behind it which acts as a further buffer to Buttermilk Falls in addition to the 33 acre buffer that Mr. Auble transferred to the State at less than market prices. It may be attractive enough to attract the very kinds of businesses that you want to see there, and there is another space as you can see on this site plan to the South along Danby Road that is zoned commercial and which would be very good to put in perhaps a restaurant or perhaps a small Tops Express type grocery the kind that you see in College Avenue in a store front,perhaps a video and video store and pharmacy, all of these businesses that people need, services that people need that live on South Hill, so they don't have to go down into the City of Ithaca, might be feasible if you had an anchor on that corner. So, I'm going to ask you to consider this to be an incredible well-planned effort, and effort that was made in cooperation with the Town of Ithaca, it's gone through many changes. I'm a little bit upset with the comment that I heard earlier that at the last Planning Board meeting they reduced the size from 62 rooms to 58 rooms, big deal. In fact this proposal, if I remember correctly, came before the Planning Board with at least 72 rooms initially, so it's lost 20% of the rooms as a result of the agreement of the developer and a desire to work with the Town of Ithaca. I think that the Planning Board was satisfied that the developer has done everything in his power to cooperate and work with the Town to develop a project that will be beneficial to the Town, economically feasible to the developer, and will not have significant impacts on the region, except in so far as it reduces traffic down into the City of Ithaca and backup South Hill from these business, and the 800 pound gorilla on the block, Ithaca College. I know, from my own personal knowledge, that Ithaca College would love to see this development, and I think that it would be great benefit in many, many respects to the Town of Ithaca, and in closing, I would only say one other thing. I have heard a lot of people here tonight who consider themselves neighbors of this project, and are strongly opposed to it, and I respect that. They have every right to voice their opposition and that's one of the great things we have about our government here. But, there is one person above all who is going to be impacted the most if this development is allowed to go forward, and that one person is probably more in favor of it than anybody, and that's the developer of Holly Farms. Because those townhouses and rental units are the closes residential units to this proposed development, and yet that developer who has already received approval for the Holly Farms subdivision is 100%behind this. If this was going to have negative impacts on the neighborhood, I imagine you would think that the person who is closest to it would object to it, and yet Mr. Auble does not. He comes before you asking you to allow this subdivision to take place, this partition of this land to take place, allow this hotel to be built with 58 rooms because he believes it will be a benefit to his subdivision, which you have already approved. I think you for the opportunity of addressing you tonight. I sincerely hope you will provide your special approval for this project and allow this project to go forward because I think it will benefit the Town of Ithaca, I know it will benefit South Hill, and the businesses there and I think it will provide you with an avenue 15 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24,2005 APPROVED MINUTES for controlled growth, rather than the sprawl that everyone is concerned about. It would concern me greatly if instead of this development, a strip mall were to go up there with the constant traffic that would go in and out of there. I thank you for your time, gentlemen, and I wish you luck in.your deliberations. Chairperson Sigel—Thank you. Does anyone else wish to speak? Mr. Conneman-Will I get an opportunity to respond to that? Chairperson Sigel—This is not a forum to rebut what other people have said before the board. Mr. Conneman-There is imprecise information. That is unfair. Chairperson Sigel—Please,begin with your name and address. Ms. Hauver-My name is Melanie Hauver, and my current address is renting in the Town of Trumansburg. I did send a letter last week, I'm not sure if the Board has it, but I apologize because I do not have a formal statement prepared, but after hearing some of the things said today, I just wanted to take a minute and say what was on my mind. I wanted to start by saying that my fiancé and I really enjoy Ithaca, we enjoy the beauty of it and we frequently visit Buttermilk Falls State Park, as well as the other attractive parks in Ithaca. We also support local farms and always buy their produce and their products. So I do want to start by saying that these are some of the characteristics that we really enjoy about Ithaca, and the reason why we have decided to settle down here, even though we have graduated from college, my fiancé from Ithaca College and myself from Cornell University. We really love Ithaca and have decided to stay. As a quick side note, I'd say that having gone to college here in Ithaca, I can speak firsthand about the frustrations that my family has felt and my friends' families have felt in being able to find suitable accommodations when they're here to visit, and that's not limited to graduation weekend, that's at other times of the year as well. In any regard, we, my fiancé and I, have decided that Ithaca is going to be our home, and currently we are looking to purchase property to try and build our home. One of the properties that we are in the process of considering is in the Holly Creek development, in fact, it is the first lot in the Holly Creek development, so it is the one the borders West King Road and Holly Creek lane, the proposed lot, which would make us the closest neighbor to the proposed hotel. I have to say that frankly we're excited about the hotel,the 58—room Country Inn and Suites and it's location on 96B and West King Road. We believe that the hotel will be a great buffer between our new home and the existing traffic on 96B. I have also seen pictures, the exterior, and I do find it attractive, compared to what else could possible be built there, so briefly I'm just encouraging the board to please accept the plan, the 58-room Country Inn and Suites proposal and know that we support it as part of our neighborhood. Thank you. Chairperson Sigel—Thank you very much. Anyone else wish to speak? OK, I could allow a couple of people, if they have already spoken, if they wanted to say something additional for one minute. Mr. Conneman? Please try to keep it brief. 16 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES Mr. Conneman- I will keep it very brief. I believe Mr. Light is unfair in talking about strip malls. Strip Mall is an insulting term, and that is not what the Town of Ithaca Planning board would allow to be built at that site, and that's sort of a word that people use, they say"strip mall"... if you've ever been to Westchester County and elsewhere, you know you can build very attractive small shopping centers, and he tended to ignore it. The other thing is Mr. Auble did not give the state of New York that land, he got money for it. If you look at the records in the courthouse, you can determine how much. I don't want to get into a contest on that, but he was paid adequate amount of money for the property that he gave. Visual impact is very important, but with the footprint of that. hotel, the visual impact is likely to be a hotel without much in front of it, it is too small to do that. You're not talking about La Tourelle, which is what most people think about. I just think the scale is beyond what it should be. I understand that neither the Planning Board or the ZBA is really involved in looking at economic development in terms of how much taxes something will raise, that's why we have separate Planning Board and separate ZBA so the Town of Ithaca worries about these finances and not these two boards. And so I think those are what I would say are unfair comments by Mr. Light. Chairperson Sigel—Thank you. Mr.Krantz—I would like to make a comment, too. I think that whether it is right or wrong, Mr. Light was very rude in making us listen to him for twenty minutes and then walking out of the room, and I would like to go on record as saying that. Chairperson Sigel—Yes, Ms. Dean? Ms. Dean- I did not intend to become an historian of this process,but by default I fmd myself in that role, because I'm the one that has come to all these meetings. The young woman who just spoke and told you that she an her fiancé, that they liked that place and they hope to buy some land and.they're.not at all concerned about that hotel, they like the idea of the hotel. It doesn't take a very astute person sitting from where you are sitting to see that that young woman is sitting with Mr. Auble and his family and was just patted on the back by Mr. Auble's female companion. Chairperson Sigel—Please, we don't need you to make comments about where people are sitting. Could you please keep your comments to the proposal? Ms. Dean- Surely. That that is a strategy that has happened at many earlier meetings, where Mr. Auble brings his relatives and friends and they speak in favor of the proposal. Chairperson Sigel—Thank you. OK, anyone who hasn't spoken? Ms. Hauver - I just wanted to clarify something very quickly here. I met Mr. Auble as part of the process of looking to buy some land and I have known him since that time, but I am not a relative. And that's his wife, not a companion. 17 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES Chairperson Sigel—OK, thank you. OK, anyone who has not spoken wish to speak? If not, we will close the public hearing. Dick, go ahead? Mr. Matthews-Counselor, may I put you on the spot? I apologize if I do that. Could you, in your best legal mind describe to me what the term neighborhood means and what it encompasses? Mr. Barney—I think that's really for you and not me to define. Mr. Matthews—Well, Mr. Rogers has one neighborhood and the UN has another one. Mr. Barney—I think we're not in the UN's version. We're probably a little closer to Mr. Roger's version, but it may be a little bit bigger. Mr. Matthews—How far does it reach, I'm having a struggle with that. Ithaca College is in the neighborhood. Mr. Barney—I think the neighborhood... If you look at the general vicinity and you could look a mile, you could look a half a mile around, I think what is the impact of this likely to be, and how far out is that impact likely to be felt, and I think you're judgment in that area is as good as mine. Mr. Matthews—So it's indefinite. Mr. Barney—Yeah. Mr. Matthews—Thank you. Chairperson Sigel Any other questions? Mr. Niefer—Just one item that comes immediately to mind—as I looked at the proposal and the plot plans and everything, I did not see any outside recreational facilities at this location—I would like to have confirmation that there are no tennis courts, nor are there any outside swimming pool or are there any outside recreational facilities on the hotel site. I'd like to have confirmation on that. Chairperson Sigel—Mr. Trowbridge? Mr. Trowbridge -There are recreational facilities but they are indoors. There is an indoor pool and other associated facilities with the pool, but there is nothing out of doors Mr. Niefer—That would generate neighborhood noise other than cars, coming and going and the usual. Mr. Trowbridge - It's all interior. 18 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24,2005 APPROVED MINUTES Mr. Krantz—What are the dining facilities like? Mr. Trowbridge- There is in fact very little dining facility in the building at all. There's limited services at the hotel. Chairperson Sigel—And nothing outside? No picnic table areas? Mr. Trowbridge-No dining, nothing outside the building other than pedestrian landscape and parking. I was just wondering if I could make a couple points of clarification based on comments that were made this evening? In terms of safety, I know that planning staff did require, and it may have been missed on the site plan, a combination of walkways that take pedestrians safely to a signalized intersection at West King Road and Danby road, and also pedestrian walkways that link this project to the Holly Creek project and beyond. So there is a rather extensive walkway system that is a part of the current site plan as suggested by staff. Also in terms of lighting, we did have to look very carefully, worked with the Town Engineer to make sure these sharp cut-off fixtures so it's dark sky and there are no light spillage—what we mean by that is that there is no illumination that would spill off the property and again the Town is quite serious about those kinds of environmental considerations and this project was subject to those. Chairperson Sigel—I wanted to ask you about the signage plan for the property. It may have been on one of your plans, but I didn't look closely enough to find the locations of the signs. Could you describe what you're planning? Mr. Trowbridge-Because also DOT and the Town would like limited access as you know, there is one allowable driveway or curb-cut off 96B so there would be signage at that location, but actually have to be a combination sign with whatever other commercial development would occur on 96 B,because there is one curb-cut. The building itself utilizes the front of the building as signage, so there is a big gable roof in the front of the building and the hotel is announced really on the building's surface. There are some other minor site signs. Chairperson Sigel—OK, so you're going to have the wall sign on the building, and then a sign at the main entrance. Mr. Trowbridge - In terms of entrance, and that will have to be ultimately combined with any other commercial development that happens South of the site because of the limited curb cut. Chairperson Sigel—OK, and you're not planning to seek any variances for signage? Mr. Trowbridge -For signage, no. 19 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24,2005 APPROVED MINUTES Chairperson Sigel—As I recall, you would be limited to 50 square feet for a pole sign by the main entrance. I believe they might be allowed a rather large sign because that is based on linear footage? Chairperson Sigel—What size sign are you planning for the façade? Mr.Trowbridge - I'm sorry, we did review that earlier on in the process. I know we reviewed that because it came up with staff, and I don't have the square footage,but I know it fell within what was allowable in terms of sign... Mr. Barney—I think the sign size, and we can check with Mike here, and so forth is part of the site plan approval anyway. Mr.Trowbridge -That's right, ultimately, and final site plan approval. Mr. Smith—Yeah, and in the preliminary site plan resolution there is a condition for before final site plan, the sign details, color, lighting size, everything be submitted to... Mr. Trowbridge- And it's our intention that all of those conform. Chairperson Sigel—OK, my concern would just be that the wall sign, is the size of the wall sign capped? Is it a.formula of the length of the building? Mr. Barney—It is linear footage. Chairperson Sigel—I'm concerned because the formula is based on the length of the building, it could be quite a large sign. Mr. Barney—I'll give you a shortcut. What is the size of the sign being proposed? Chairperson Sigel—He doesn't know. Mr. Trowbridge - We're just checking that, and we'll give you that in a second. [pause] Mr. Trowbridge-The sign that's shown on the elevation is 12 by 6. Mr. Barney—72 square feet? So it wouldn't be a problem if they chose to grant this to impose a condition that there be only one wall sign and that it not exceed 72 square feet? Mr. Trowbridge -And that's what's shown in the elevation that you received. Chairperson Sigel—And you were planning on having just one facing 96? 20 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES Mr.Trowbridge- On 96, that's right. And there will be a ground-based sign at the entrance. Chairperson Sigel —And my other question was is there anything known about what is planned for the adjacent parcel yet, or is that still...? Mr.Trowbridge-There is no known tenant for the parcel on the South side, but it has been both Country Iran's experience as we have seen with other hotels as well, that they often times attract family restaurants, especially since Country Inn doesn't provide food service or really minimal kinds of food service at the hotel. That there is a captive audience there. Chairperson Sigel—Any other questions for Mr. Trowbridge? Comments? Mr. Ellsworth—I have a comment about earlier statements. I have not had a long-term business relationship with Mr. Auble. I have never billed any fees nor received any payments from Mr. Auble. I would like to make that clear before I vote. Ms. Dean- Sir, would you be so kind as to explain why you recused yourself at the earlier meeting? Mr. Ellsworth—Because at that time I had a contract to do some work. The contract's been terminated, and I never spent any time doing work on it. That's all I can say. Mr. Barney—The contract had nothing to do with this particular project. Mr. Ellsworth—No, it was for an adjacent project. Chairperson Sigel—Well, I would just like to state for the benefit of the other board members, that I have been struggling with my decision on this and have wished that the project were a little bit smaller, personally, but on the other hand, I don't feel that they miss any of the tests needed for the special approval. I do feel that they meet all of the tests, and so... while I wish it were smaller, I feel that they are deserving of the special approval. Mr. Niefer—Earlier you had provided us with the special approval section from the zoning ordinance and of course, it is what we commonly refer to as section 77, paragraph seven a—h, very specific criteria that needed to be met or adhered to in order for us to grant a special approval. I have listened carefully to what has been said, I have reviewed the material that has been submitted, and from the criteria that is set.forth, I believe that we certainly have heard enough statements that would allow us to grant the special permit to build this facility. In weighing this information that was provided and the nature of it, certainly the people making the proposal come with credible information and evidence that I believe justifies their position, and that while there have been a number of people that have spoken as to the negative aspects of the project,the weight of the credible 21 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES testimony comes down in favor of the applicant for the special permit. So as a consequence thereof, I favor the proposal. Chairperson Sigel—Anyone else wish to make a statement? Mr. Matthews—Yeah, I've had a re-evaluation of the traffic problem. I've had a month to think about it certainly. I simply don't know if the hotel would generate more or less, I suspect it might generate less. I have to take into account that if we are talking about neighborhood, I think the neighborhood has to reach down to Ithaca College and the students, I raised three of them, I know they can wear a car out. They generate a lot of traffic. There is a tremendous amount of traffic being generated by the bypass route that has become East King Road to Route 96,because it goes by my home everyday, and that's not getting less, that's getting more. I have re-evaluated the impact of traffic with regards to the hotel, where I'm having a real struggle, and this may be my personal experiences in life, I used to hunt in that area, can't have that anymore. In fact, >I used to hunt on Ithaca College, used to get some good rabbits out of there, can't have that anymore. So the struggle with me is seeing the rural character of the neighborhood leave. There is an urbanization process going on, but also I have a struggle with the folks who live in that area. The woman who is the farmer, there are other people that live there and they like the view and so forth and the openness of it all. If the neighborhood goes a mile away, there are people who own homes a mile a way and a radius of a mile. I simply don't know, I didn't have the expertise whether or not those homes will be devalued by the presence of this hotel, I wish it was in a different place, because it will tend to sit there like a 500 pound gorilla, I like gorillas, I have no problem with gorillas. I simply don't know how it's going to impact the folks who've built homes there and have improved them and so forth. I can't guess one way or the other, and I wish I could close my eyes and pick a hand to raise because I simply don't know at this very moment which way I'm going to go, I'm struggling right now. I sympathize with the people who live there. Mr. Krantz—I also sympathize with the people who live around there, and I know I wouldn't want a large motel like that built right across the street from where I live either. But nonetheless, this is a committee that has different rules and criteria to go by. You're taught not to react emotionally, you're taught to follow the rules, follow the criteria. And there are criteria here that make it really difficult to vote against having the hotel there. In my opinion. Chairperson Sigel—OK, if there are no other comments or questions, I will move to... Mr. Barney—reads resolution below. Chairperson Sigel—Thank you, John. I will move that motion... Jim seconds. All in favor? ZB RESOLUTION NO. 2005- 001: David Auble, Owner; Jay Bramhandkar, Appellant; Peter Trowbridge, Agent; Country Inn and Suites, Danby Road 22 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES south of King Road West, Town of Ithaca Tax Parcels No. 37:1-17.1, Business District C MOTION made by Kirk Sigel, seconded by Jim Niefer. RESOLVED that this Board finds with respect to the proposed Country Inn and Suites ("the Project") the following: 1. The Project meets all of the zoning requirements related to height, setbacks, open space, buffers and all other elements. 2. The Project is located on a busy road, Route 96B, in an area where a number of other commercial establishments are in relatively close proximity including Sam Peter's Appliance store and Big Al's convenience store across route 96B, a pizza take-out establishment across West King_ Road, College Circle Apartments approximately 250 feet north of the proposed project, Longview complex approximately 250 feet north, Holly Creek multiple residences adjacent on the west, La Tourelle Inn and Spa approximately 260 feet to the south and Ithaca College with all of its administrative buildings, athletic facilities, dormitories, classroom buildings approximately'A mile to the north. 3. The Planning Board has extensively reviewed the Project, granted site plan approval, and recommends that this Board grant the requested special approval. 4. The Town Board was asked to grant an extension of time for the applicant to complete its application process and granted the extension. 5. The Zoning Ordinance permits, as a matter of right, a number of up to 10,000 square foot stores such as banks, bookstores, drug stores, hardware stores, dry cleaning establishment, florists, beauty parlors, laundromat, building supply store, appliance sales and service, and any other retail establishment other than automobile sales agencies. Up to 35,000 square feet of such retail space could be built on the site, which would generate far more traffic than the Project will develop. Further, some of such uses would result in more noise.than the Project. The proposed Project has landscaping that buffers the Project in part from surrounding properties and the adjacent roads. For all of these reasons and others, this Board finds the.Project promotes the health, safety, ' morals and general welfare of the community in-harmony with the general purpose of the zoning ordinance. 6. The lot is 2.74.acres, the building occupies only 1.9% of the site, and the access to and from the property is reasonably designed. Accordingly, this Board finds that the premises are reasonably adapted to the proposed use. 7. Other than La Tourelle, a relatively upscale Inn of about 30 rooms, there are no other hotels or motels on South Hill in the vicinity of Ithaca College. Not only Ithaca College, with,its plethora of graduations, parents: weekends and athletic events requiring visiting teams in many instances 23 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES to find overnight accommodations, but also Emerson Electric located a mile or so north, the businesses in the Axiohm building, about 3A of a mile north, and other industries need a hotel in the vicinity of South Hill. Thus this Board finds the Project will fill a neighborhood and community need. 8. For the reasons set forth above, with the numerous other commercial and large scale multiple residences in the vicinity, the Project as designed and located is consistent with the character of the district in which it is located. 9. For the reasons set forth above, particularly the number of commercial and large scale multiple residences in the vicinity, is not detrimental to the general amenity or neighborhood character in a manner which will devalue neighboring property or seriously inconvenience neighboring inhabitants. 10.The design of the access, with one way out on West King Road, and a right hand turn only onto West King Road, are safely designed for the structures on the property. 11.Based upon the findings above, and also upon the traffic study submitted by the applicant which indicates the Project will have a negligible impact on traffic on Route 96B, the fact that public water and public sewer are available to the Project, and the Town Engineer had indicated such facilities are adequate for the Project, this Board finds the general effect of the proposed use upon the community as a whole is not detrimental to the health, safety and general welfare of the community. 12.For the reasons already indicated above and based upon the design • materials submitted, lot area, access, parking and loading facilities are sufficient for the proposed use. 13.Based upon the Town Engineer's analysis and review involved as part of the application materials, natural surface water drainageways are not adversely affected. 14.The Project does not appear to be feasible at a smaller size, based upon the economic information included in the application for the special approval and related approvals and the testimony of the applicant and his consultants. THEREFORE, this Board grants the special approval as requested subject to: 1. The conditions included by the Planning Board in its site plan and subdivision approvals (excluding the requirement, fulfilled by this resolution, that the applicant receive a special approval from this Board). 2. There be no more than one wall sign and that it not exceed 72 square feet in size, to minimize visual impact on surrounding properties. The•vote on the MOTION resulted as follows: AYES: Sigel, Ellsworth, Krantz, Niefer, Matthews NAYS: NONE The MOTION was declared to be carried unanimously. 24 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 24, 2005 APPROVED MINUTES Chairperson Sigel—Thank you. Passed Unanimously. Mr.Trowbridge - I'd like to thank the board. I know it was a very difficult deliberation, we appreciate your time. Chairperson Sigel—Thank you everyone who came and spoke and put in so much of your time. APPEAL of Scott Trelease, Appellant, requesting a variance from Sections 221-6 and 221-7 of the Town of Ithaca Sign Law,to be permitted to place a wall sign with an area of 60±feet(40 foot limit) at a commercial building located at 630 Elmira Road,Town of Ithaca Tax Parcel No. 33:3-3,Light Industrial Zone. Chairperson Sigel—Hello. Please begin with your name and address for the record. Mr. Trelease- Scott Trelease, 316 [inaudible], Vestal New York. I'm just proposing to put a sign approximately 60 square feet on the building. This is 147 feet back from route 13, and the existing sign [ inaudible] in regards to that and also I am asking the zoning limit of not having any or trailers. [inaudible] Chairperson Sigel—So I see you have a picture of the frame, and then you have a rendering of the letters. Have you not made the face yet? Mr. Trelease- I have not made the face yet. I have the material for the face,but pending this board's approval, I have not actually made the sign. Chairperson Sigel—I think you had stated you were given the frame. Mr.Trelease-Yes. Other than the cost of one light bulb that broke, I have no money in it. Mr. Niefer—Is this the same frame or sign that was there previously on the building? Mr.Trelease- No it is not. Mr. Niefer—This is a different one? Mr. Trelease-Yeah, actually this frame came from a medicine shop pharmacy in Vestal, NY it was moved, and my family knows the owner, and they gave it to us. Mr. Niefer—What was the size of the sign that was previously there? Mr. Matthews—It just said Salino Electric I think. It was there, but it didn't have a lot of letters. 25 FILE id'/ DATE r ZB RESOLUTION NO. 2005- 001: David Auble, Owner; Jay Bramhandkar, Appellant; Peter Trowbridge, Agent; Country Inn and Suites, Danby Road south of King Road West, Town of Ithaca Tax Parcels No. 37.-1-17.1, Business District C MOTION made by Kirk Sigel, seconded by Jim Niefer. RESOLVED that this Board finds with respect to the proposed Country Inn and Suites ("the Project") the following: 1. The Project meets all of the zoning requirements related to height, setbacks, open space. buffers and all other elements. 2. The Project is located on a busy road. Route 96B, in an area where a number of other commercial establishments are in relatively close proximity including Sam Peter's Appliance store and Big Al's convenience store across route 96B, a pizza take-out establishment across West King Road. College Circle Apartments approximately 250 feet north of the proposed project, Longview complex approximately 250 feet north. Holly Creek multiple residences adjacent on the west, La Tourelle Inn and Spa approximately 260 feet to the south and Ithaca College with all of its administrative buildings, athletic facilities, dormitories, classroom buildings approximately '/4 mile to the north. 3. The Planning Board has extensively reviewed the Project, granted site plan approval, and recommends that this Board grant the requested special approval. 4. The Town Board was asked to grant an extension of time for the applicant to complete its application process and granted the extension. 5. The Zoning Ordinance permits, as a matter of right, a number of up to 10,000 square foot stores such as banks, bookstores, drug stores, hardware stores, dry cleaning establishment, florists, beauty parlors, laundromat. building supply store. appliance sales and service, and any other retail establishment other than automobile sales agencies. Up to 35,000 square feet of such retail space could be built on the site, which would generate far more traffic than the Project will develop. Further, some of such uses would result in more noise than the Project. The proposed Project has landscaping that buffers the Project in part from surrounding properties and the adjacent roads. For all of these reasons and others, this Board finds the Project promotes the health, safety, morals and general welfare of the community in harmony with the general purpose of the zoning ordinance. 6. The lot is 2.74 acres. the building occupies only 19% of the site, and the access to and from the property is reasonably designed. Accordingly, this Board finds that the premises are reasonably adapted to the proposed use. 7. Other than La Tourelle, a relatively upscale Inn of about 30 rooms, there are no other hotels or motels on South Hill in the vicinity of Ithaca College. Not only Ithaca College, with its plethora of graduations,'parents weekends.and athletic events requiring visiting teams in many instances to find overnight accommodations, but also Emerson Electric located a mile or so north, the businesses in the Axiohm building, about% of a mile north, and other industries need a hotel in the vicinity of South Hill. Thus this Board finds the Project will fill a neighborhood and community need. 8. For the reasons set forth above, with the numerous other commercial and large scale multiple residences in the vicinity, the Project as designed and located is consistent with the character of the district in which it is located. 9. For the reasons set forth above, particularly the number of commercial and large scale multiple residences in the vicinity, is not detrimental to the general amenity or neighborhood character in a manner which will devalue neighboring property or seriously inconvenience neighboring inhabitants. 10.The design of the access, with one way out on West King Road, and a right hand turn only onto West King Road, are safely designed for the structures on the property. 11.Based upon the findings above, and also upon the traffic study submitted by the applicant which indicates the Project will have a negligible impact on traffic on Route 96B, the fact that public water and public sewer are available to the Project, and the Town Engineer had indicated such facilities are adequate for the Project, this Board finds the general effect of the proposed use upon the community as a whole is not detrimental to the health, safety-and general welfare of the community. 12.For the reasons already indicated above and based upon the design_ materials submitted, lot area, access, parking and loading facilities are sufficient for the proposed use. 13.Based upon the Town Engineer's analysis and review involved as part of the application materials, natural surface water drainageways are not adversely affected. 14.The Project does not appear to be feasible at a smaller size, based upon the economic information included in the application for the special approval and related approvals and the testimony of the applicant and his consultants. THEREFORE, this Board grants the special approval as requested subject to: 1. The conditions included by the Planning Board in its site plan and subdivision approvals (excluding the requirement, fulfilled by this resolution, that the applicant receive a special approval from this Board). 2. There be no more than one wall sign and that it not exceed 72 square feet in size, to minimize visual impact on surrounding properties. The vote on the MOTION resulted as follows: AYES: Sigel, Ellsworth, Krantz, Niefer, Matthews NAYS: NONE The MOTION was declared to be carried unanimously. STATE OF NEW YORK) COUNTY OF TOMPKINS) SS: TOWN OF ITHACA: I John Coakley, Deputy Town Clerk of the Town of Ithaca, New York, do hereby certify that the attached resolution is an exact copy of the same adopted by the Zoning Board of Appeals of the Town of Ithaca at a regular meeting on the 24th day of January 2005. z D puty Town Clerk Town of Ithaca TOWN OF ITHACA ZONING BOARD OF APPEALS DECEMBER 20, 2004 APPROVED MINUTES APPEAL of David Auble, Owner; Jay Bramhandkar, Appellant; Peter Trowbridge, Agent, requesting a Special Approval under the requirements of Article VII, Section 34 of the Town of Ithaca Zoning Ordinance (Pre April 1, 2004 Ordinance applies.), to be permitted to construct a 58-room hotel and associated parking on the Danby Road south of King Road West, Town of Ithaca Tax Parcels No. 37:1-17.1,Business District C. Mr. Ellsworth—Before we proceed, I am going to abstain on this appeal because I have a contract with Mr. Auble for some mechanical design on the adjacent piece of property. Chairperson Sigel—Okay. Is that related to this project or a different project? Mr. Ellsworth—Well, it is adjacent to this. The apartments that are adjacent to this property. Chairperson Sigel—.Someone ready to begin? Just begin with your name and address. Mr. Bramhandkar—Good evening. My name is Jay Bramhandkar residing at 2303 North Triphammer Road iri Ithaca. I'm the principle developer of the proposed Country Inn and Suites. To give you a little background, I have been living in Ithaca for the past 20 years. In the hotel business,having owned and operated both downtown Ithaca as well as on the Triphammer Road intersection of Route 13. For the past several years, there has a most definite need substantiated by several independent studies conducted by both the Chamber of Commerce, the Convention and Visitors Bureau as well as our own in house information that we get from our guests that stay at the hotels. Our need for a living space slightly bigger than the conventional box of room. The average stay of visitors coming to Ithaca for the past 10 years has increased from one to a little over three nights. Many of them coming here either to Cornell or Ithaca College. There is not an existing or proposed or under plan property besides this, which caters to this need of providing people a little more than a conventional hotel room. In catering to this need, we came up with this idea of putting in a property. We analyzed all possible franchises that were available outside including the cookie cutter, boxed looking hotels like extended stay suites of America or the comfort suites. In order to maintain the neighborhood character, we went with the award winning product called Country Inn and Suites. It is the franchise owned by(not audible) travel agents. They are the largest travel agents in the world. For the last six years in a row,JD Powers and associates has awarded the design of Country Inn and Suites an outstanding design award for the beautiful colonial architecture that it represents. We will be copying that or replicating that in the proposed site. Other than that, we went over the mechanics and the numbers that are required by a franchise to make it a viable proposition. We went to several hearing with the Planning Board, took their suggestions, modified our package and taking it with their respectful comments and suggestions and brought it down from an original 69 suite property to a 34 TOWN OF ITHACA ZONING BOARD OF APPEALS DECEMBER 20,2004 APPROVED MINUTES modest 58 rooms, the bare minimum that we need to make our economic sense out of the whole project. In keeping to the demand that is coming into Ithaca in terms of teams coming in or bus tours coming in to the Fingerlakes area, most operators these days specify a property other than 50 rooms. They do not entertain as a possible destination property because coaches have become bigger. They have minimum of 60 people on the bus and so they need that kind of a property to cater to the tourists that come into the area. With all these factors we came up with the a product, which I think gels with a neighborhood. It is a winning prototype and is defmitely going to be a magnet for future development of that particular neighborhood. Peter Trowbridge,Trowbridge &Wolf Landscape Architects -There are several other team members here tonight, Annette Marchesseault, who is project manager from our office. Jagat Sharma, who is the architect for this project. Andrew Dixon, who provided both a demand and assisted in the financial study, is here this evening and will make a presentation about the financial issues related to the project. TG Miller's, who is a local sort of civil environmental engineer,has worked with us doing all the sewer, water and hydrologic studies. And SRF Associates, traffic consultant,has worked with us and DOT on traffic. What I would like to do is spend three or four minutes going over the site plan, making sure that there is a clear understanding of the proposal at hand. Before doing that, I wanted to just give you some background data. The maximum site coverage in this zone for a building is 30%. This building occupies 19% of the overall site coverage. The building doesn't require any area variances. It is within the height and all the required setbacks. There is a 50 foot buffer on three sides because of zone requirements. I'll show this a little bit in terms of vegetation study,but because there's residential zones in part on West King Road, along Holly Creek Development, and there is a small area adjacent to the Holly Creek Development that there is a 50 foot buffer on all of those sides. In addition to that, open space requirement is 30% and there is a 52% open space allowance on the site. Again, that is partly due to 50 foot buffers on three sides of the project. Just to give you an overview of the project, this is an area photograph with the buildings enhanced. This is the proposed Country Inn, Holly Creek residential • development, this is College Circle, La Tourelle and this is as you know...(not audible)...I'm trying to give you a sense of what the overall context and size of the buildings in the area and what those buildings look like. This is a focused in area. The dark area in the center, the building is Country Inn and Suites. Sam Peters is across the street,Big Al's gas station and store. There is an undercoating business at the corner...to the south there is a parcel set aside for future neighborhood development and we were asked to show the square footage that would be allowable for that parcel at such time that would get developed. 35 TOWN OF ITHACA ZONING BOARD OF APPEALS DECEMBER 20, 2004 APPROVED MINUTES f In addition, this is West King Road,East King Road, Danby Rdad, there are limitations in access to the site. There will be one driveway only that will provide access to the hotel. That driveway and curb cut will also be shared with any future retail development on Danby Road and this has been discussed and plans have been submitted to New York State DOT for their approval. There is a egress area only on to West King Road. There is no access, so that would be used for fire and emergency and vehicles moving out of the site. Relative to your considerations tonight, as you can see this is a proposed vegetation plan. As I said there is a 50 foot buffer including the landscape on two sides of the building, which subsequently makes the open space much greater than might be if there was the same consistent zone on several different sides of the building. As Jay said, we started last March with the Planning Board. We really wanted to listen to them and hear their input. There were three different sketch plan reviews. We have gone through, successfully,preliminary site plan approval. We have a negative declaration for significant impacts from the Planning Board and their recommendation tonight to this board for special permit. We have provided many other drawings for site plan approval,but I think these are the ones in particular give you a good overview of the project and focus on issues relevant to your deliberations tonight, I hope. So we would certainly be happy to answer any questions, provide clarification to this project or any sort of decisions that have been previously made bythe.Planning Board. Chairperson Sigel—Okay. Thank you. First off I would just like to raise a question, I think for Randy. In the Town's new code there is discussion of the effective date being April lg. Then there is a provision for applications received before April 151 then being able to be continued and treated under the old code. The only date that I could find on this application for special approval is November 30th of this year and that concerned me that the request and the section of the Code that deals with transition provisions spells out sort of each step separately site, site plan review, special approval and so on. So on the face of it at least it wouldn't seem that this would qualify for treatment under the old code. Mr. Marcus—Good question, Kirk. The issue is addressed at the Town Board's meeting last Monday night. The new code provides for basically a 9 month period during which the open application be brought to conclusion. The initial application was made as of March of last year. I believe the date was actually March 2° . So it was clearly initiated within the time frame required under that provision that you are referring to in the new code: The nine months would have started running at that point and therefore would have ended as of roughly now..I don't have precise dates in my head. The applicant applied for an extension of that nine month period for an additional four month period and that was considered by the Town Board last week and the Town Board approved that extension so that the applicant is at this point required to complete their review process rather that results in a granting of approval or disapproval by the end date now is April 36 TOWN OF ITHACA ZONING BOARD.OF APPEALS DECEMBER 20, 2004 APPROVED MINUTES 2na In other words the original nine months plus four months, which would be 13 months from the March rd application date. I don't believe the actual minutes of last week's Town Board meeting have been approved. There is a draft copy available for review and that goes into some greater detail of the Town Board's consideration of this extension request. That was approved and it is clearly the case that the applicant does have at this point until April 2'13 to complete their review process under the old zoning. Mr. Matthews—Them being here tonight is within the Town's timeframes? Mr. Marcus—Yes. Their timeframe overall whether it has to do with the Planning Board approvals, which at this point have already been granted in preliminary sense or this board's approval or if there were any other approval involved, they have until April 2nd 2005 to complete that process. The Planning Board at this point has preliminary approval. The final approval is made subject to or conditioned upon this board's grant of the special approval. Mr. Matthews—Kirk, correct me if I'm wrong and I've often been wrong, the nut of the whole thing here or the meat of the nut as it were, is these folks are seeking approval to build a facility that is larger than the zoning ordinance and is larger in the number of rooms that they have than the zoning ordinance denotes. Am I getting close to the nut tree here? Chairperson Sigel—I believe that the only issue is the number of rooms. Mr. Marcus—That's right. Chairperson Sigel—The zoning ordinance previous to April 1st did not stipulate a maximum size square footage-wise at least for a hotel or motel. Mr. Matthews—So the size that they are proposing is within the zoning ordinance. Chairperson Sigel—They meet all other requirements. Mr. Matthews—So the kernel of the talk tonight is the number of rooms in this facility. Mr. Marcus—Exactly. Mr. Smith—They are not asking for a variance for the number of rooms. It is a special approval for it. Chairperson Sigel—Right. It is a special approval, which is... Mr. Matthews—I'm on board. I wanted to know what I'm fighting about. Always good to know. 37 TOWN OF ITHACA ZONING BOARD OF APPEALS DECEMBER 20, 2004 APPROVED MINUTES Mr. Marcus—Just to be a shade more specific, under the old code a hotel use was allowed in this location for a hotel that had up to 30 rooms. For any hotel with more than 30 rooms and there is no other specificity in the law concerning the number of rooms, its just in excess of 30, would require this board's approval. Mr. Niefer—I think your office received a letter dated December 17th raising the question regarding which zoning law applied. Is that issue clear and unequivocal as to the old one applies? Mr. Marcus—Yes, it is. Mr. Niefer—While the memorandum seems to indicate that the new zoning ordinance is applicable. Mr. Marcus—Thanks for bringing that up, Jim. I wanted to somewhere along the way go through this with the board. That memorandum in and of itself is almost entirely accurate. There area couple of statements in it that I would have phrased somewhat differently to make the points, but on the whole that memorandum which was generated by a legal intern in August of 2000 at the City of Ithaca generally states correct conclusions of law. those conclusions are that if a municipality changes its zoning law, the property owner is bound by whatever those changes are that the municipality wants to impost on that piece ofproperty. Mr. Matthews—Undeathe new zoning ordinance. Mr. Marcus—The property owner is bound by a new zoning ordinance to whatever extent the municipality wants to impose that new zoning ordinance. That point, and I could elaborate on that point if you like, but that point is really not the point at issue here. The Town in adopting the new zoning code as. of the effective date of last April, did not require that the new code be applied to pending applications at that time. in other words, the Town itself created an exception to the coverage of the new code within the new code itself and specified that anything that had already entered the pipeline would be treated under the old code. The Town... Mr. Matthews—The Town grandfathered in other words. Mr. Marcus—It would be grandfathered to use a more generic term. The Town could have very well simply said as of April 1, 2004 the new code applies. Period. End of story. And every property owner that might be affected by the terms of the new code would have to live by the letter of the new code without exception, but that isn't the case here. The Town specifically provided that there would be an exception in the adoption of a new code. So I don't dispute the basic points of that memo. It is very clear New York law and there is plenty of additional cases and there are plenty of cases that have even been decided since the date of the memo that support that point that if a municipality changes its zoning law it can apply the terms of that new zoning law to any property owner from the effective date of that new zoning law forward, but by the same token a 38 TOWN OF ITHACA ZONING BOARD OF APPEALS DECEMBER 20, 2004 APPROVED MINUTES town or city or village could accept in any matter it wishes to the applicability of that new zoning code as did the Town of Ithaca in this case. Mr. Matthews—So the exception holds rule. Mr. Marcus—The exception holds to in this case. Mr. Matthews—The only issue then is 30 rooms versus what these folks want to do. Mr. Marcus—That's right. Mr. Niefer—Height is not an issue here then? Chairperson Sigel—No. There is no height variance. And the criteria, it is important to keep in mind the criteria that we have to apply in deciding whether to approve it or not. It's not the variance criteria. It is special approval criteria and I can read that if you like. I can read the criteria that you are supposed to use. The board in granting special approval shall determine that the health, safety, morals and general welfare of the community in harmony with the general purpose of this ordinance shall be promoted, except in the case of educational uses where that's presumed to exist, the premises are reasonably adapted to the proposed use and again there is an exception for educational uses, and that it will fill a neighborhood or community need. The proposed use and location and design of any structure shall be consistent with the character of the district in which it is located. The proposed use shall not be detrimental to the general amenity or neighborhood character in amount sufficient to devalue neighboring property or seriously inconvenience neighbor inhabitants. Proposed access and egress for all structures and uses shall be safely designed. The general affect of the proposal upon the community as a whole including traffic, water, sewer, and such is not detrimental to the health, safety and welfare of the community. That lot area access, parking and loading facility are sufficient for the use. That natural surface water drainage ways are not adversely affected. Mr. Matthews—Is this the comprehensive plan that you are reading? Chairperson Sigel—These are the requirements for special approval found in the old zoning ordinance. Mr. Matthews—I read the Planning Board's memo that they sent over. I don't know how much I am supposed to fall in line with their conclusions,but personally I will draw my own conclusions. I have a tendency to be that way. Item b, where they talk about making recommendation and one of their items was item b and it said the existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project. I don't agree them. I absolutely do not agree with them. Less than I am going to say 300 yards from this hotel is the Montessori School complex. Traffic certainly will go by that Montessori School complex more. I suspect that the school complex may even get bigger with time, it's being successful. There has been a 39 TOWN OF ITHACA ZONING BOARD OF APPEALS DECEMBER 20, 2004 APPROVED MINUTES tremendous amount of individual homes built eastward of this hotel and for the Planning Board to even suggest that an increase in traffic is not going to adversely affect the families who have built their homes there is ludicrous. They haven't provided for the increase traffic on the road going towards Cornell and they are all going to go down Aurora Street. They haven't made provisions for the safety of the drivers on those roads that bypass Ithaca going down East King Road, going down Burns Road and going on • Route 79 and Pine Tree Road. So for the Planning Board to say that it won't adversely affect the neighborhood is ridiculous. There are still houses being built. Mr. Matthews—50 cars through that corridor in the morning and afternoon or at football games and so forth, is a tremendous number of changes. Based on at least item b, the Planning Board's recommendation has just lost some water as far as I'm concerned. The other issue that I have with this is that these folks are asking for, if my math is correct, approximately 100% wedge beyond the zoning rule, which is 30 rooms. That is a big wedge. That's a big wedge. Chairperson Sigel—.Well,but I think you do need to keep in mind that it's not...it's just that they can have 30 rooms by right and that they need special...it's not that the law is you can only have 30_and they are asking for more. Mr. Matthews—I understand that. Chairperson Sigel—The law is that you can have 30 by right and you have to get special approval for more and.I.think the reasoning behind that is that the Town Board just wants this board to review.the application and determine whether the increased amount is appropriate. So it's not the same as seeking to go twice as high as you are allowed in height in such where it is a variance that you are seeking. Mr. Matthews—But Kirk, if the rule is 30, they are asking to go to 58. There is not a lot of difference in going from 70 to 140 feet. You are still increasing something that the village inhabitants don't want by zoning ordinance. Chairperson Sigel—But I think the special approval mechanism is not...the assumption there is not that the increase is not wanted. It's just that it should be reviewed. Maybe Randy could...is there something you could elaborate on. Attorney Marcus—I don't disagree with your interpretation, Kirk. The fact that there is nearly a doubling of the number is a statement of fact Mathematically it is entirely accurate going from 30 to 58 is nearly a doubling, but the criteria that the board is obligated to apply don't relate to any mathematical criteria as might be the case if you were looking at an area variance. In other words, the area variance criteria specifically describe the mathematical component. The fact that you would be obligated as a board to limit your grant of an area variance to the minimum variance necessary and those things are measured in feet or acreage and those sort of dimensions. Here, your criteria don't involve any specific measurement. It simply involves the concept and the overall impact, as you were just describing,to whatever the board determines there is an impact or there 40 TOWN OF ITHACA ZONING BOARD OF APPEALS DECEMBER 20, 2004 APPROVED MINUTES isn't. I'm not trying to debate that an additional 28 rooms would have more of an impact than an additional two rooms and I think that that is clearly the case. All I'm trying to point out, as I think Kirk was, that the criteria that you are using are not determined by the number or the percentage by which you are in excessive of the 30 room limit. The criteria are focusing on those results of the proposal taken as a whole. Mr. Matthews—I understand the jist of what you are saying and I'm what I am doing is probably dramatizing what's being requested and I wouldn't hold back in dramatizing if the case warranted it and I think the case warrants it in this case. I understand what you are saying. Chairperson Sigel—I'm not trying to dissuade you from your core opinion,but.I'm just trying to stress that...the way I think of it is if something requires an area variance I presume, personally, that the use is unwanted by the town. Someone has exceeded a setback or a height or something so the structure or what the applicant wants to do is unwanted and we have to decide whether to allow that. With a special approval, the use is not necessarily unwanted. It's just to be reviewed by this board and the board is to determine if it is appropriate or not. Mr. Matthews—I'm missing something. If the zoning ordinance says 30... Chairperson Sigel—The zoning ordinance says you must get special approval beyond 30. Mr. Matthews —But the zoning ordinance...okay. I'll go along with that, but somebody put that 30 number in there for a reason. Chairperson Sigel — Somebody decided that 30 or less is definitely okay and more than 30 needs approval, is maybe an okay. Mr. Matthews—Because it may not be okay. Chairperson Sigel—That's true. Mr. Matthews—We agree. Mr. Frost — Sometimes they put thresholds on these things not so much because something is also less desirable as much as administratively it provides more efficiency. Mr. Matthews—The government is not running this hotel. Mr. Frost—That's irrelevant in my mind. Mr. Trowbridge—I just wanted to clarify some traffic issues because this was a...there was quite a bit of discussion about traffic. When we looked at hotel use versus many other uses that are absolutely allowable in the neighborhood area,for instance a restaurant that might be allowed by right. A hotel has much, much less traffic generation 41 TOWN OF ITHACA ZONING BOARD OF APPEALS DECEMBER 20, 2004 APPROVED MINUTES than almost any of the other uses that would be allowed in the neighborhood commercial area. So when I think our conversation occurred in the board and we talked about traffic and got our traffic report there was a...I appreciate your concern about traffic and directionality,but given this use versus other uses, this has a very low level of in and out traffic and traffic use as compared to other potential retail uses that would be completely allowable. Chairperson Sigel—I.don't want to keep sounding like an advocate for the applicant, but it is the case that you cannot use a criteria...you can't use a particular criteria, for instance traffic, against an applicant if that particular impact is lower than something that is allowed by right. So for instance if they are allowed to put up a shopping center by right and that would generate more traffic than the hotel... Mr. Matthews—But the Planning Board addressed that in item b. The existing and probable future character of neighborhood would not be adversely affected. If you put cars in the road you are affecting the neighborhood. Chairperson Sigel—.But it is a commercially zoned area. You are allowed to do certain things. Mr. Matthews—That's right. You are telling me that I can't point out the traffic increase when in fact the Planning Board has done that in a round about way. Chairperson Sigel—:No, you... Mr.Matthews—So I disagree with what the Planning Board has said. Chairperson Sigel—You can bring up traffic as an issue, but my point is just that it can't be a reason for denial if the application...if the traffic impact of this application is less than what would be allowed by right by another use. Is that true? Attorney Marcus—I guess I would say it just slightly differently. I would say that if the board were to use that as a basis it would open the board up to legal action. Mr. Matthews—Okay. Don't use it as a basis,but remember what I said. Chairperson Sigel—I agree that it contributes to the impact. Mr. Matthews—Don't put it down. Just remember what I said. Attorney Marcus—I don't know if you want to ask...I got the impression, I may be wrong, that the applicant had other persons that were going to present other aspects of this that you might want to gather the rest of the information before further board discussion. Chairperson Sigel—Yeah. That's a good idea. Thanks,Randy. 42 TOWN OF ITHACA ZONING BOARD OF APPEALS DECEMBER 20, 2004 APPROVED MINUTES Mr. Trowbridge — Andrew Dixon, who has provided both demand and some financial information with the developer to present some of that information. Andrew Dixon, 310 W State St- I prepared two sections of the packet that you received. One section dealt with demand or desirability for the facility, which I conducted several interviews with people in the community who tend to act as gatekeepers for use of hotel rooms in the Tompkins County area. I also did an economic analysis, which compared the proposed hotel at 58 rooms with the as right hotel of 30 rooms. What I found is that 30 rooms is in no way shape or form economically feasible. Not only would the applicant be denied a franchise,but the applicant would very likely not achieve funding for a hotel that size. I did further sensitivity analysis on it, which I did not include in the packet,but I ran it at 38 rooms and 48 rooms and found that the economics were not sufficient to support the development of a hotel property on the site. I think it is fully critical to understand that as of right you can put in a carwash or a shopping center that is 10,000 square feet and that will dramatically increase the amount of traffic in the neighborhood. I understand that there is a tremendous amount of opposition based on traffic concerns,but the property is zoned in such a way that there will be commercial development there one way or another. I'm really here more to answer questions than to go through the work that I have submitted to you. If you have questions regarding the economics, I'm happy to entertain them. Chairperson Sigel—Any questions about... Mr. Matthews—I'm naturally cautious about studies done by experts. I don't want to question somebody's veracity,but came not to trust studies done by experts. Mr. Dixon—I didn't say I was an expert. Mr. Matthews—Okay, well, studies by professionals. I'm very cautious by this. Chairperson Sigel—Just as an administrative matter, I will mention for the record that Mr. Dixon was actually the former board member that sat in your seat. Mr. Matthews—I know. He was kind enough to introduce himself before the meeting. I can argue with a friend as well as an enemy. Chairperson Sigel—Just to make that clear for everyone, not that I think that it has an impact on his role here. Mr. Dixon—In essence, to satisfy you, my background includes about 20 years in commercial real estate, working on probably close to $2.5 billion in assets. I was born in Ithaca. I grew up in Ithaca. I know the Town. I love the Town. I think I have a pretty good feel for how the markets work. 43 TOWN OF ITHACA ZONING BOARD OF APPEALS DECEMBER 20, 2004 APPROVED MINUTES Chairperson Sigel—Any other questions? I was satisfied as far as at least the need for the project and the viability. Mr. Matthews—I am very concerned about the impact on the neighborhoods. And I'm very concerned about,probably less so,because it seems that you've kept it hidden from the Buttermilk Falls Park that people treasure. I don't see where you are impacting that except by maybe more water going down there because of the blacktop or something like that. Another point that you have in there is that you've reduced the parking to I think 61 or 60. I know you have a 58 room hotel so lets say 75% of that is taken up on a normal day or normal weekend, so the 60 parking spaces are taken up by your guests. Then you have 20 employees and I wonder where they are going to park. Are they going to park on the street? Because the guests have taken up the parking spaces. Mr. Dixon — That was addressed at the Planning Board level to the satisfaction of the Planning. Mr. Matthews—The`Planning Board says that it is okay at 60,but as I said in my remarks was I would draw my own conclusions respecting, but drawing my own conclusions. Where are those 20 people going to park? Are they going to park along the road? And if they are, that is certainly unacceptable. Jagat Sharma, Architect-The 20 people that you refer to are not going to be there at the same time. More than half of those are housekeeping staff that comes in after the guests have left in the morning and they are gone before the guests come back in. The employees at any given time in the evenings when the hotel, I wish it is 100% as you mention. We go on an estimate of area statistics of about 64% average occupancy. Even on a night when it is 100% full, at the front desk there is always one person. So we have enough parking to take care of the guests as well as for one or two people that may be present to run the hotel. Most of the staff comes at a time when the hotel is.empty. They are essentially the maintenance, the housekeeping. They come in the mornings. Essentially the rooms are cleaned after 10 a.m. when the guests check out and by 3:00 p.m. they are all done and gone. - Mr. Matthews—So the bottom line is, there will be no people parking on the streets. Mr. Sharma—No. Absolutely not. Many of times in Ithaca I have been running hotels in this town for the last 20 years. We get a lot of groups that either come in minibuses, vans, autobus. We have provided parking, which a bus will take up two parking spots parked horizontally and that brings in 58 or 50 people. So we have plenty of parking needed to run the hotel without anything spilling on the roads. Chairperson Sigel—Was there any more to your presentation? Mr. Trowbridge—No. (comments not audible)...In your packet there is a number of different illustrations. We showed a hotel in Cortland that the Planning Board wanted to see and what a hotel looked like. We modified that photograph to show what this hotel 44 TOWN OF ITHACA ZONING BOARD OF APPEALS DECEMBER 20, 2004 APPROVED MINUTES would look like so you have a comparison of those. I think much of the other material related to environmental issues...(not audible)...having to clarify any other issues that relate to those. Mr. Smith—I was just going to mention one thing. This project is a Type I action and the Planning Board was lead agency for the site plan and subdivision and special approval and they made the negative determination at the November 2°d meeting. So that has been taken care of. You should have in your packet the negative declaration material in there. Chairperson Sigel—So just to clarify that, Dick, in this type of action, what is done is a coordinated review. Mr. Smith—It's a Type I because it is greater than 25,000 square feet in size. Chairperson Sigel—So the Planning Board acted on our behalf, you could say, in determining that this is not of a significant environmental impact. I'm not saying that means you have to agree with everything in the statement, but this board does not make a separate determination about the environmental impact. We just vote on the special approval. Mr. Matthews—I understand. Chairperson Sigel—Any other questions before we open the public hearing? No. Okay. I would just like to take a one minute break and ask you if you could just make a couple of copies of that for Dick and Jim and then we'll have the public hearing. I'm just having John make a copy of the criteria. It's kind of helpful to have it. I fmd it useful to go through the criteria and if you find that it doesn't meet any of the criteria it is much easier to articulate your opposition and then that forms the basis of the motion to deny if you so desire. You have to point to a specific criteria that you are supposed to consider. Mr. Matthews—Thank you. I appreciate it. I understand. Mr. Trowbridge—The applicant would like to withdraw this evening and reschedule at a later date. Chairperson Sigel—Okay. You would like to adjourn? Mr. Trowbridge—Yes, an adjournment. Chairperson Sigel—Do you plan to modify the application any? Mr. Trowbridge—We will resubmit and be back in front of the board at a later date. Chairperson Sigel—Okay. 45 TOWN OF ITHACA ZONING BOARD OF APPEALS DECEMBER 20, 2004 APPROVED MINUTES Attorney Marcus — It is up to the board as to whether you wish to grant the applicant's request. Mr. Frost—(comments not audible) Attorney Marcus —They are, of course, bound by the limitation of the April 2nd deadline at this point. Chairperson Sigel — I was wondering how to handle that with regard to the public hearing. Attorney Marcus—You can, if you wish, take public comment tonight because obviously there are people here who have responded to the legal notice of the hearing being conducted. If you prefer to put it off, that is within the board's determination. Chairperson Sigel—I'm happy to move to adjourn, although I think it would be appropriate to let people speak now. They couldn't necessarily make it to a subsequent meeting and you guys obviously would be free to stay. Mr. Trowbridge—The reason that we want to adjourn, Kirk, is because we don't have a full board and with Harry abstaining... Mr. Ellsworth—It's got to be a majority. Chairperson Sigel—You want to wait until Ron comes. Mr. Trowbridge—Yeah. Mr. Matthews — Would it be fair for the public to comment on something that very well could change? Chairperson Sigel—That's a good point. And also, it would probably also make sense to delay maybe because Ron's not here. Mr. Matthews — If they want to do another strategy I'm concerned that the public will be commenting about something that is white when it is red. Mr. Niefer—I don't think it would be fair to either side to hear the public now and not have the absent board member miss it. We would have to go over the same ground again for both sides to have a fair and equal chance to express their views and there has been quite a bit of side bar discussion, which I think is material enough to some extent and this may be a little bit premature, but we are permitted to designate a person as an alternate zoning board member so that you would hopefully have a full five voting people. If and when that would take place, I don't know. Chairperson Sigel—We could look at that. 46 TOWN OF ITHACA ZONING BOARD OF APPEALS DECEMBER 20, 2004 APPROVED MINUTES Mr. Niefer — At least having four people would be better than only three with some negative feelings expressed already. Chairperson Sigel—That seems reasonable to me. Attorney Marcus—I think that is entirely reasonable. I was only going to add, I'm sure . all the board members realize,but just for those members of the public here that might not realize if this were to proceed to a point of a vote, given there are only three members voting, it would require all three to vote the same way for a decision to be made. In other words, a vote of two in one way and one in the other will result in no action being taken. Chairperson Sigel—It is not a denial. Attorney Marcus — It's not a denial, it's no action, in which case the applicant at that point can request another hearing. Chairperson Sigel—I want to stress what Randy said. I don't want people to think the applicant is "getting away" with something by seeking an adjournment. If we were to vote tonight with three voting members and let's say hypothetically it was 2-1 in favor, that would not be sufficient to approve because you need three members. It's a five member board, you need a majority to approve,but that would also not be a denial. To have a denial you would have to have three members to vote in favor of denial. Attorney Marcus—So that means the applicant could request another meeting. Christiann Dean—And will there be a public hearing...(not audible)... Chairperson Sigel—Yes. Ms. Dean- Given what I went through to get here, I'd rather speak tonight and come a second time. Chairperson Sigel—The problem is we have a member absent tonight and we are thinking that it would make more sense and the applicant has indicated that they are going to resubmit their packet,meaning they could change it. Ms. Dean—(comments not audible) Male voice—How could they change it if what is before you...(not audible) Chairperson Sigel—I'm sorry. We have decided that we would like our other member to hear all the public comments so that we have all heard the same comments. 47 TOWN OF ITHACA ZONING BOARD OF APPEALS DECEMBER 20, 2004 APPROVED MINUTES Ms.Dean—I'd rather that the people who are here tonight hear me tonight in case I cannot make it to the adjourned meeting. What's the difference between an adjourned one and a second one? Chairperson Sigel—I think it is effectively the same. Ms. Dean—Only in one case we get to talk tonight and the other case we don't. Mr. Frost—The point is, is you have one member who won't have the benefit of hearing that. Ms. Dean — Don't you take minutes? Doesn't this gentleman here take minutes so that the board member could read the minutes? Attorney Marcus—I think the point that the board is trying to make is that during a public hearing it is ordinarily the case that the public has an opportunity to speak and there is an interchange with the board. If the board members have any questions about what the member of the public's position is, there's an opportunity to question them, to elaborate, to expand, which isn't-possible in the basis of the minutes. By the same token, if there is a member of the public who cannot attend a subsequent meeting, that member of the public is always welcome to submit written comments to the board in advance. Chairperson Sigel—I'm very sorry that the adjournment has been requested and will take place, but you can submit written comments. We do read them carefully and consider them carefully and in many ways actually have more time to consider them than when you speak. And I'm-sorry that that is the best I can offer. Ms. Dean—Kirk, I just spent hundreds of dollars in childcare expenses and disrupting my family for many, many, many meetings....(not audible)...I've seen the strategy of this applicant and it's a repeating strategy. When they don't get what they want, they try...(not audible)... Mr. Matthews—I think we are hearing too much right now. Mr. Niefer—Yeah. Mr. Matthews—I think the board...I mean I think the audience has a sense of my temper and my tone in my conversations,but I don't believe it is fair to either party to have a vote by a board that is partial nor have a board that hasn't heard the argument first hand. It's just very strongly...with apologies to the public who've come here. I hope they come back, but I think Kirk, you are absolutely right. You should allow the adjournment to have the whole board here to hear the argument. Male voice- ...since you are taking questions, could I ask a question or for a clarification that in someway may assist the people who want to participate publicly and do so. That was a concerned that was raised that the applicant, may in fact come back with a different 48 TOWN OF ITHACA ZONING BOARD OF APPEALS DECEMBER 20, 2004 APPROVED MINUTES package and its my understanding that the package which has been approved by the Planning Board is the package that is before this board. Chairperson Sigel—Tonight? Male voice - ...and then come back to this board without going back to the Planning Board. Chairperson Sigel—They would have to go back to the Planning Board. Male voice—And they can't do that within their 15 months. So I would be incredibly surprised myself if the applicant asked for an adjournment so that it would go back to the Planning Board because in 10 or 15 months, whenever it happens,happens. So it is my view that any concern about the package changing is a false concern. I just wanted to make that... Mr. Frost—I as a zoning officer would not entertain any application that would deviate from the Planning Board. I think we have here, though, is a situation if any member of the audience was asking for an approval from the zoning board and there was one board absent I think justice works for everybody and to suggest that this is a strategy on the applicant,personally, I don't see that because the board member announced last month before this agenda was even set up that he was not going to be at this meeting. so the fact that the board member is absent and from my years of experience it serves justice the best to have that board member present at the hearing, not just reading the minutes. It cannot deviate from what has already been approved from the site plan. It cannot, but it is not the applicant that has arranged for strategy to ask for adjournment; it's the absence of a board member at this table as well as Harry withdrawing from a vote. It's the way the system works. It would work not only for the applicant that is here now, but it would work for any member of the audience right now who would speak out against this. Male voice —You voted on the two previous things... and they were voted affirmatively on each one. Chairperson Sigel—Okay. Are you seeking an adjournment to the next meeting? Mr.Trowbridge—We would like to be scheduled at the next meeting. Chairperson Sigel — Okay. I will move to adjourn this appeal to the January 24th, 2005 meeting. Second? Mr. Niefer—Second. ZB RESOLUTION NO. 2004- 072: David Auble, Owner; Jay Bramhandkar,. Appellant; Peter Trowbridge, Agent; Country Inn and Suites, Danby Road south of King Road West, Town of Ithaca Tax Parcels No. 37:1-17.1, Business District C 49 TOWN OF ITHACA ZONING BOARD OF APPEALS DECEMBER 20, 2004 APPROVED MINUTES MOTION made by Kirk Sigel, seconded by Jim Niefer. RESOLVED that this Board adjourns, until the January 24th 2005 meeting, the appeal of David Auble, Owner; Jay Bramhandkar, Appellant; Peter Trowbridge, Agent, requesting a Special Approval under the requirements of Article VII, Section 34 of the Town of Ithaca Zoning Ordinance (Pre April 1, 2004 Ordinance applies.), to be permitted to construct a 58-room hotel and associated parking on the Danby Road south of King Road West, Town of Ithaca Tax Parcels No. 37.-1- 17.1, Business District C. The vote on the MOTION resulted as follows: AYES: Sigel, Niefer,-Matthews NAYS: NONE The MOTION was:declared to be carried unanimously. Mr. Frost—This wilL be advertised as a public hearing. So you will have an opportunity to speak at the next meeting. Mr. Trowbridge—Thanks very much. Appreciate it. Inaudible chatter. Chairperson Sigel adjourned the meeting at 9:35 p.m. r. Kirk Sigel, Chairpson 50 CountryInn and • • • • •. From Danby Road • tea, 1',rry ',j� r•• •�"� - • • x r• • •.c ...ill?'AI,'e4 .XI From King Road West January 24, 2004 Dear members of the Board of Zoning Appeals, Since the board is primarily supposed to consider effects of the project on the character of the neighborhood, that is what I will address. As a person who used to commute to work via West King and Stone Quarry Roads, (although I now live in the Town of Ithaca on West Hill), I am very aware of the primarily residential character of this neighborhood, and how it is already under stress from the current level of traffic. The current character of the neighborhood is residential and recreational on West King and Stone Quarry Roads, residential and educational on East King Road and a mix of residential, business and open land on Route 96. Stone Quarry and West King Roads form a lovely residential neighborhood that also includes Upper Buttermilk Falls State Park, a place I have visited regularly for 40 years. East. King Road also houses the Montessori school, relatively close to the proposed motel. And while Rte 96 already has several businesses, they are predominately low-traffic generators, with the exception of Hilltop Quikstop (Big Al's). My primary concerns are traffic, noise, and changes to the viewscape. TRAFFIC Having a major facility directly across from Hilltop could aggravate an already dangerous area for pulling into/out of traffic on Rte 96. Hilltop customers have had several accidents and countless near accidents. I. soon learned to pull through to East King and use the traffic lights to get back onto Rte96. With the exception of Hilltop, the other businesses in the area are all relatively low traffic and/or have entrances that work with the traffic light. A motel will generate more traffic than other potential businesses, even such as a restaurant, because of both visitors and employees. On a slow day, a 58-room motel built for "64-100" customers --plus staff— would probably generate over 75 different cars going in and out (for maybe 200 entrances and exits per day). It could easily be twice that o n major college weekends. However the motel may also generate pedestrian traffic. Since the motel is being geared to bus-loads of tourists, I am assuming this may involve ski, wine, and foliage tours, plus visiting athletic teams. While bus tours will reduce car traffic those days, people on the tours may want to go places other than where their bus takes them. I am concerned about the safety of motel visitors if they try to cross 96B to get to Hilltop, to Ithaca College, or even to go downtown. That is not a pedestrian-friendly location. I would also like to note that the nearby Montessori School has a campus with buildings on both sides of East King. Traffic from motel patrons, many of whom would not be familiar with the area, could make this more hazardous for student pedestrians. NOISE I am especially concerned about noise from bus groups such as athletic teams or skiers. My family used to swim at the downtown Ramada Inn (now the Holiday Inn), and we started avoiding the pool on ski weekends because of the rowdiness. Any noise from patrons' socializing would have a significant negative impact on people who live or who are visiting the area. It is amazing how far sound can travel. I met a family from Rochester this summer who had spent one week every summer camping at Lower Buttermilk for 10 years. On their way out of town, they said they will never come back again because of the noise from the Home Depot, which continues for 24 hours a day (due to outside phones ringing) VIEWSCAPE While the building itself is a pleasant design, the size of ,the building plus the necessary black-top and service facilities will destroy both the view and the pastoral character the area still maintains. Margaret McCasland 272 Hayts Rd Town of Ithaca 272-2544 r GJC 197 CHRISTOPHER LANE, ITHACA NY 14850 January 10,2005 Zoning Board of Appeals Town of Ithaca 215 N.Tioga St. Ithaca,NY 14850 Gentlemen: My name is George Conneman. I am a resident of the Town of Ithaca and live at 197 Christopher Lane. I have lived in the Town for 7 years. Previously, I lived in the Village of Cayuga Heights for 34 years. I have been active in the community during those years serving on several boards including 17 years as chairman on the Bolton Point Water Commission. I come to you tonight as a private citizen. I believe it is important to do all we can to preserve the nature and beauty of the Town of Ithaca and maintain the integrity of the zoning regulations. It is necessary to look at the impact of a project on the character of a neighborhood. The matter before you tonight concerns the granting of a special approval for more than 30 rooms for Country Inns and Suites facility on the corner of West King Road and Rt. 96B. The intended use of this area in the town's current zoning is neighborhood commercial. At the time the Holly Creek Development was approved, I believe the assumption was that the area now proposed for a large Country Inns and Suites facility(58 suites and rooms)was to allow development of an attractive, neighborhood-friendly, commercial development on this site—facilities that serve the local neighborhood. The intent was to have some facilities on South Hill that would reduce the need to go into town and thus reduce traffic congestion closer to the city. This area was envisioned as a small,attractive shopping center. A small 30 room Inn could still fit there but not the proposed larger facility. The footprint for the proposed Country Inn and Suites is just too large for the site proposed. Since 50 of the 58 rooms at the Country Inn and Suites are proposed to be suites(50% larger than the typical hotel room), it translates into a facility the same size as a 90 room hotel. In the last presentation to the planning board the developer scaled down the size of the hotel from 62 to 58 rooms. Big deal! The proposed hotel is not comparable to LaTourelle which is on 20 acre parcel set back from the road. The developer has argued that any inn would not be economically feasible if it were as small as n 30 rooms. But at the Country Inn and Suites web site,there are several new Inns that have 38 rooms. I am not opposed to development but this development for a 58 room facility is not consistent with the neighborhood that is developing in this area. I believe it would also add to sprawl along the Danby Road and on into the Town of Danby. Development in this area should be of a dimension that fits with nearby parkland,small businesses and farmland. In letters to the Town of Ithaca Planning Board supporting the large Country Inns and Suites, there is not much passion favoring it;rather the economic justification is merely boilerplate. Other hotels recently built or under construction in our area(Courtyard by Marriott,Hampton Inn,and The Hilton)serve the needs mentioned in the letters to the Planning Board. Newly revised zoning laws would prevent such a sizable hotel from being built.There would be a structure limit of 7500 square feet. I concede that the old zoning laws would allow a larger sized project. It is only by using a grace period that this project is even under consideration. We also need to do all we can to provide a buffer for Buttermilk Falls Park. This brings more traffic into the area which impacts the park. The 58 room Country Inn and Suites is in the wrong place, is the wrong size and is being built for the wrong reasons. I urge you to turn down the request for special approval to build a huge Country Inn and Suites. Your refusal will allow an appropriate neighborhood commercial development which would include a small,attractive shopping center and even a 30 room hotel facility. Sincerely, George J.Conneman -AOL.COM I Message View Page 1 of 1 Subj: Country Inn&Suites near Ithaca College Date: 10/21/2004 11:21:01 AM Eastern Daylight Time From: David Prunty<dprunty_(n ithaca.edu> To: AubleD ,aol.com Cc: kford@ithaca.edu, milling illi g ithaca.edu> File: dprunty.vcf Sent from the Internet(Details) Dave, This memo is in response to our recent conversation regarding the proposed hotel at the intersection of West King Road and Danby Road. From a conference, workshop and events management perspective, the creation of a moderate priced hotel within very close proximity to Ithaca College, is certainly attractive. During the summer months, virtually all of our housing needs are met on campus, but we certainly have need for housing during the academic year. Our campus turns down a number of inquiries every year due to our lack of housing during the academic year, and the expense of running a shuttle from the downtown hotels to campus. Given an appropriate arrangement with a new hotel in closer proximity, I do believe that additional income opportunities would become available for Ithaca College, the local economy, and the hotel itself. Otherwise, there is certainly a significant need for more local hotel space during the "big" times of the year. During opening and closing weekends each year we routinely receive complaints from parents that they need to make reservations as far away as Cortland. A hotel in closer proximity to campus would certainly help alleviate that situation. Thank you for bringing this to my attention, and please let me know if I can be of any further assistance. Sincerely, David Prunty Director - Campus Life Services Ithaca College hftn•//tvahm"il"nl rnm/fincnviam vin9fnL1nr=C7 TCrT1 n—_Snirl_1 1 1 nal MI 1 A/71/7MA To: Mr. Kirk Sigel, Chair Town of Ithaca Zoning Board From: Matt Torchia 110 W. King Road Date: January 24,2005 ._ Re: Permit for Country Inn Our family has lived at this address for many years. It is almost adjacent to the hotel site. We understand the logic of locating a franchise hotel on State Highway 96B, near Ithaca College. We also understand that the hotel must contain a minimum number of rooms to justify the cost of certain amenities that visitors want and that insure the success of the business. The hotel has already been downsized to a modest number of rooms from the original proposal. Therefore, we encourage the Board to approve the Permit for the hotel operator for the 58 rooms that the Town Planning Board recommended. We feel that the hotel will be an asset to the Town and to our neighborhood. It is certain to provide a needed service plus much more tax revenue than an empty lot. It will also upgrade the appearance of the corner which is now a motley collection of large highway signs,utility poles, cables, etc. Plus, the lot accumulates trash thrown from cars because there is nothing there. The hotel would eliminate this problem. Again,we encourage you to approve the Permit. Thank you, MALL—, Matt Torchia 110 W. King Rd. Ithaca,NY 14850 To:Mr. Kirk Sigel, Chair Town of Ithaca Zoning Board From: Matt Torchia 110 W. King Road Date: January 24,2005 __ Re: Permit for Country Inn Our family has lived at this address for many years. It is almost adjacent to the hotel site. We understand the logic of locating a franchise hotel on State Highway 96B,near Ithaca College. We also understand that the hotel must contain a minimum number of rooms to justify the cost of certain amenities that visitors want and that insure the success of the business. The hotel has already been downsized to a modest number of rooms from the original proposal. Therefore, we encourage the Board to approve the Permit for the hotel operator for the 58 rooms that the Town Planning Board recommended. We feel that the hotel will be an asset to the Town and to our neighborhood. It is certain to provide a needed service plus much more tax revenue than an empty lot. It will also upgrade the appearance of the corner which is now a motley collection of large highway signs,utility poles, cables, etc.Plus,the lot accumulates trash thrown from cars because there is nothing there. The hotel would eliminate this problem. Again, we encourage you to approve the Permit. Thank you, -4111 Matt Torchia 110 W. King Rd. Ithaca,NY 14850 Dani Holford From: George Blanchard [gblancha@us.ibm.com] Sent: Friday,January 21, 2005 4:05 PM To: dholford@town.ithaca.ny.us Subject: Hotel Project at the intersection of 966 and King Rd George Blanchard- Hoteldoc Dani, please ensure these comments get to the board. Thank you, george b (See attached file: George Blanchard - Hotel.doc) (same as below but will print better) I live at 165 E King Road and I am writing in support of the proposed hotel at the intersection of King Road and 96B. Further , I am in agreement that the 58 room plan that the Town Planning Board recommended to the Zoning Board vs a scaled down version some are advocating. The reasons for this are many, but simple economics dictate that businesses of this nature need a scale that will support the overall financial cost of operating such a business. A smaller version will not change the character of the neighborhood and will only put a permanent hardship on the owners and operators of this business. In my opinion, not only will the hotel be a major improvement for the appearance of the Danby/King Rd. intersection, but will be in-line with the comprehensive plan describing where businesses will be located within the town. We limited where business can be built on South Hill. That discussion is over. This plan and type of business will not be a big generator of traffic with only 58 rooms. Full occupancy will only occur during special events such as graduations and then for only a couple of days. The additional benefits of contributing to our tax base without requiring new municipal services also meets then planning goals that have already been established for this area. Having observed the drawn-out approval process and the major downsizing that was required by the Planning Board, I think that it behooves the Zoning Board to continue to move the proposal forward. I hope to attend the Zoning Board meeting on January 24 to add my voice to the supporters of the hotel project because it will benefit me and our neighborhood. Further delays only cost money - tax receipts that can be realized, additional cost to the developer, and my tax dollars that pay the board members. Your inaction and current course does not reflect this voters views. Let's 1 get this done and move on! Thank you in advance for your consideration of this opinion. George Blanchard 2 TROWBRIDGE & WOLF, LLP Landscape Architects Planners January 14,2005 Mr.Andrew Frost O Director of Building and Zoning Members of the Zoning Board of Appeals Town of Ithaca 215 N.Tioga Street TO•,.;is OF ITHACA Ithaca,New York 14850 BUILDING/ZONING Re: Supplemental Information for Country Inn and Suites Hotel: Review for Special Approval Dear Andy: We are requesting that the Zoning Board of Appeals grant special approval for the Country Inn and Suites hotel at its January 24 meeting. As you are aware,this project,proposed at the intersection of Route 96B (Danby Road)and West King Road,is being considered under the provisions of the Town zoning ordinance in effect prior to April 1,2004(commonly referred to as"the old zoning").The Country Inn project clearly meets all zoning requirements under that ordinance,although the proposed number of rooms requires the Zoning Board to review the project. (A variance or special permit would be required if the project did not meet zoning requirements.) The"old"zoning ordinance does not address building size with regard to hotels.It simply requires special approval from the Zoning Board of Appeals for a hotel with more than 30 sleeping rooms,"following a favorable recommendation for same from the Planning Board."The Country Inn project proposes 58 sleeping rooms.The project would not be feasible with less than 58 rooms,as outlined in the Demand Study submitted to the Zoning Board of Appeals on November 30,2004. The Planning Board recommended that the Zoning Board of Appeals grant special approval, when it granted Preliminary Site Plan Approval for the project on November 2,2004.The Planning Board found: • that there is a need for the proposed use in the proposed location as demonstrated by the applicant; • the project will not adversely affect the existing and probable character of the neighborhood, and, • the proposed change in land use is in accordance with a comprehensive plan of development for the Town. All issues of concern,including size of building,land use,neighborhood character,traffic and project need,have been satisfactorily addressed during discussions and review with the Planning Board,and the project conforms with the relevant zoning ordinance. 1345 Mecklenburg Road Ithaca. New York 14850 607. 277. 1400 FAX 607i277.6092 • The zoning allows 30 percent of the site to be covered by a building.The proposed Country Inn building occupies 19 percent of the site. The zoning allows a 36-high building.The proposed Country Inn building complies with the height limitations. The zoning requires a 50-foot minimum building setback in the front,a 25-foot building setback on the secondary front(corner),a 30-foot building setback on the side and a 30-foot setback on the rear.The proposed Country Inn project meets all of these setback requirements. The zoning require a 50-foot buffer with at least 10 feet of vegetation between the proposed site and the adjacent residential properties.The proposed Country Inn project proposes more than 50 feet of vegetation between the proposed hotel and the residential properties. The zoning requires that 30 percent of the site be left as open space.The proposed Country Inn project leaves more than 50 percent of the site as open space. Attached you will also find a diagram showing the neighborhood context for the hotel. Other buildings in the near vicinity,such as the new and former College Circle apartments, are also similar two-story buildings of similar length.The La Tourelle hotel also is comparable in size, - even before its recent approval for expansion. We also are attaching building elevations not previously provided to the Board. Please let me know if we can provide other supplemental materials to assist in the Board's decision-making. Sincerely, Peter J.Trowbridge,FASLA Principal-in-Charge Cc:M. Smith,J. Sharma,J.Brahmandkar,A.Dixon 1345 Mecklenburg Road Ithaca, New York 14850 607. 277. 1400 FAX 607. 277.6092 Page 1 of 1 Dani Holford From: BRETLEY7@aol.com Sent: Sunday, January 09, 2005 8:01 PM To: dholford@town.ithaca.ny.us Subject: (no subject) Town of Ithaca zoning board. I am Bret Wyllie of 106 West King Rd. Ithaca. I am voicing my support for the proposed Country Inn Suites to be built at the intersection of route 96 and King Rd.. I think the building will be attractive and also the rest of the site.This would be much nicer to have in direct view from the front of mine and my neighbors homes, rather than a strip mall that can be built elsewhere on the site in the future. I personally do not think that traffic is an issue because in the 5 years I have lived here, I have niticed that this road is already a major thoroughfare for commuters to and from Ithaca. The increase in traffic due to the hotel would be pretty much un-noticeable. I supported the zoning variances for the Italian Carryout to be built, wich is in my backyard, so I definitely do not have any problems with the Country Inn Suites proposal. Thank you for your time and consideration. 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' . 7,f '-',, - ,,,;,..,:. ,:'.• •,..., -.. : ..•,:•?•-.',..Y.t "...4.-,,•-'• ''','''',.4,41,,- . - ..,•'•'-•' - .';.,•:',.#'',1,,,' '7...4,,,.•''.-, ''v4.`....'-A'•;:'''T:',-;.•':--.'..V.,-••-'5P-4e...'''..'f•:.', ,:;,,..•',.". ':4 'y-I,..t.:. '4".!',":,;'•', --,?.'• -: . -- '-•-• '..._,- .. ',..%?,..-i.'''''..,;!..j:• ' . . ,' ."''..;.•::1'''':'.' -',. -..ri,'$:;..,:t•-3-.• .• • ••-':, _. - ' .-',...7.. , A -.,... T.,* io , ,,,,,.. ...,1...,.„.,4_,,,„.,_. ....,.„,...:... ,. ,,,....: ...t% T., .'Nt44., ...,..-;'•:::-.i.i.„;;•..,.±,..,..'",..L..,eiLi.,t'''''-'• l'.,1...,,,-' mi,,,;•••,-.,...,-,.....„_,.,. ..„..4.,.,.,....., .,......,,,,,t_....__=•..'..,.."'-',"•!...;'.'.:-.L'''..--t.,,k-V,,,',.......--.40:4,-.A,;.. .,i:-A.A.,.-.-........--112 --, --. ' Dani Holford From: Jill Moreland [jmoreland©ithaca.edu] Sent: Wednesday, January 12, 2005 8:34 AM fn1 N� To: dholford@town.ithaca.ny.us .k L U F 1. Subject: Proposed County Inn on 96B and W. King Rd 11 JAN I Z 2005 To: Mr. Kirk Sigle, Chair, Town of Ithaca Zoning Board . _ Mr. Sigle: BUIILDI G/ZONING My name is Jill Moreland and I reside at 114 W. King Road. I, along with the Torchias and Wyllies, own a residence closest to the proposed 58 room County Inn and Suites Hotel that has been recommended by the Town Planning Board. I would like to express to you my agreement with the Planning Board recommendation. I believe it has the potential to be quite beneficial to Ithaca College, Lonview, Hospicare, and other South Hill residents. I would also like to say the I believe having a Hotel at that location would most likely have a lesser impact on traffic and other issues impacting the residents than other types of businesses (i.e. retail, gas station, etc. ) . Thank you for your consia.erution. Jill R. Moreland 114 W. King Rd. Ithaca, NY 14850 1 To Members of the Town of Ithaca Planning Board: As a resident nearby the proposed Country Inn and Suites Hotel at the intersection of Route 96B and King Rd. I urge you reject this project. I believe that the project is out of scale and character with the Neighborhood Commercial zoning of this parcel and is certainly out of scale with the neighboring buildings and businesses. I believe this kind of development will raise the traffic on King Rd. and have a negative impact on Buttermilk State Park. I also believe that it does not serve the neighborhood,but solely outside interests.Despite its quaint name,this is not a small neighborhood country inn, it is a franchised limited-service motel, with an international reservation system and world wide marketing. competing in a county and regional market to attract guests. It is an inappropriate use for this site. In addition to my concerns with the scale and appropriateness of the proposed project,I have a concern for the viability of the business.As an architect and a professional in the hospitality industry,from my viewpoint this project makes very little sense.The business demand generators necessary to draw hotel guests to this site are virtually non-existent. Given that the major demand generators(Cornell, Ithaca College, Cayuga Lake,Finger Lakes wineries,Borg Warner,Cornell Technology Park,Emerson Power Transmission,downtown Ithaca, and Therm)are not part of this neighborhood in the context of the zoning regulation,only the very limited seasonal business generated by the state park exists to generate guests for this proposed neighborhood hotel.There is no other business in the neighborhood that brings in outside visitors or business people.There are also insufficient support facilities adjacent to this limited-service hotel to serve the proposed guests. In addition, with the recently opened Hampton Inn,the recent expansion of the Meadow Court Inn,and the new Hilton Garden Inn under construction in downtown Ithaca,I have serious and legitimate concerns about over-supply of hotel rooms in Tompkins County. If the Town issues a permit to this hotel project, are we laying the ground work for a large unsuccessful hotel at the intersection of 96B and King Rd?And if not this property,then are we putting nails in the coffins for existing Town of Ithaca hotels and motels like La Tourelle,the Wonderland Inn and Suites, and the Best Western Inn at East Hill Plaza?Or will this proposed project negatively affect one of the Town's many Bed and Breakfast inns that add so much to the quality of the community?A quick tour of the mostly-empty parking lots and painfully obvious deferred maintenance at some of our local hotels will show you that the hotel business is not robust and booming in Tompkins County. Do we really need another? What is worse than an inappropriately large hotel on this site?.... 0NNE M --� o U .....an empty inappropriately large hotel on this site. .Ji* 12 ? .J I strongly urge you to reject this project. TOWN OF ITHACA Sincerely, BUILDING/ZONING • Tom Kline 145 Ridgecrest Rd Town of Ithaca,NY [-,3) Buttermilk Farm 330 West King Road al JO 13 2006 Ithaca NY 14850 January 13, 2005 TOWN OF ITHACA BUILDING/ZONING Dear Town Board of Zoning Appeals Members: I write concerning the Country Inn and Suites proposal The Town Comprehensive Plan designated this corner for "neighborhood commercial" enterprise, like a hotel of no more than 30 rooms, and permits a larger hotel by special approval, which brings you into the picture. I am not concerned about truly neighborhood commercial development on that site, but the proposal now under consideration is of a very different magnitude. The 53 "suites" (multi-room units) plus five regular rooms make the proposed hotel much larger than intended by the Comprehensive Plan. A development of this size will bring significantly increased noise and construction traffic and permanent traffic into this neighborhood, significantly changing the character of the neighborhood. As the owner of a fruit farm located less than one mile from the proposed development I have additional concerns. The proposed hotel's nighttime lights, noise, and litter would make it impractical to continue to farm here. Please note that our farm is part of the 1,085 acres of farmland— more than one-sixth of the Town's agricultural land--on West King Road. If you approve this large hotel at the threshold of West King Road agriculture, I predict there will soon be no farms here due to development pressure, which causes farmers who farm in the shadow of a city to finally throw in the towel. All farmers are pressured by high costs and fluctuating income, but those who farm in the shadow of a city also have higher taxes, noise, pollution, and non-farm neighbors who like pretty green fields but not the smell of manure or sound of tractors droning into the night. Ironically the proposed hotel complex will drive out the farmers who currently keep open the green space that draws tourists—like the ones this hotel hopes to attract—to Ithaca. • What is the difference between East King Road and West King Road? The Town allowed developers to turn La Grand Chase's East King Road farm—an expansive stretch of greenspace-- into a suburb called "Chase Farm". At that time the Town planning department envisioned most of West King Road—one of the few remaining large stretches of farmland in the i Town-- as an agricultural zone, and then formalized that intention in the Compress'$ 1111r by designating all the West King Road farmland as a Towi Agriculture Zone, and the Danby Road corner for neighborhood commercial enterprise; specifically a hotel of no more than 30 rooms. Although technically this corner can be used for a large hotel by special permit, a larger hotel is not in keeping with the intention of the Town's Comprehensive Plan. Please recognize that farmers can only continue to provide free groundskeeping services (mowing and cultivating our farms) that are so valuable to the Town and City tourist industry, if Town boards, such as ZBA, avoid actions that render farms unfarmable. Please vote "no" on the Country Inn and Suites proposal so my multi-generational farm family can stay here and laeep V, est King Road green. Sincerely your,, Christiann Dea.1 Page 1 of 1 Dani Holford From: Barbara Alden [bg24@cornell.edu] U U Sent: Thursday, January 13, 2005 3:11 PM LJAN 1 2005 E To: dholford@town.ithaca.ny.us _ 3 Subject: Auble hotel plan TOWN BUILDII,:G/ZONING Dear Town of Ithaca Zoning Board, I am writing regarding the Auble hotel plan for the corner of W. King Rd. and Route 96B in the Town of Ithaca, near the upper entrance to Buttermilk Falls State Park. I am concerned that the size of this hotel will adversely affect the area with increased traffic and the increase of development that would most likely follow in its wake. Please hold the current zoning regulations in force to prevent a hotel of this size to go up in the rural landscape of our town. It is my understanding that the Zoning Board has not seen the letters that were sent to the Planning Board this past year. That means you have little knowledge of the public input made to the Planning Board. I am very concerned that the zoning board may not have a full picture of the how the residents of Ithaca feel about this hotel plan. I am asking that you please vote against this proposal. Sincerely. Barbara Alden Guttridge 239 Coy Glen Road Ithaca, NY 1/13/05 Dani Holford From: Ann Greenberg [asa@clarityconnect.com] Sent: Thursday, January 13. 2005 3:56 PM To: dholford@town.ithaca.ny.us Subject: against any variance for Auble hotel plan PLease DO NOT go forward with the Auble hotel plan on the corner of W. King Rd. and Route 96B in the Town of Ithaca. This a large commercial venture in an area that was PROTECTED by zoning laws that are MEANT to be up held for the very purpose of keeping ventures like this from sprawling out into RESIDENTIAL areas. Please up hold the ZONING LAWS but in place to protect the area I am a Ithaca resident and am against any variance for Auble Ann Greenberg JLANI3 2005 TOWN OF ITHACA BUILDING/ZONING 1 Page 1 of 2 Dani Holford From: Tony Ingraham [owlgorge@earthlink.netj Sent: Friday, January 14. 2005 9:33 AM r� To: Dani Holford 11 Er I Subject: Letter for the ZBA prior to 1/24 meeting Please give this letter to: OF IMACA Town of Ithaca Zoning Board of Appeals, 8U`LDING/ZONING On Monday, Janury 24, Mr. David Auble and others will come before you seeking approval for their plan for a Country Inn & Suites hotel on the corner of Route 96B and West King Road. I live a little over a thousand feet from the site on Stone Quarry Road and I have a problem with their proposal. Their hotel would be nearly 40,000 square feet, 250 feet long, and eighty feet wide, half the width (not counting their entrance canopy, plus pool and gym off the back), and most of the length of a football field, which is 300 feet long. Current zoning, Neighborhood Commercial, permits buildings of no more 7,500 square feet. Mr. Auble got his proposal in last spring just before current zoning took effect. Therefore, he is grandfathered in under the Business C classification. Business C permits a hotel of up to thirty rooms, unless he gets approval from the planning board and you for something larger. His proposal includes fifty eight rooms, more than fifty of which are suites, which are considerably larger than standard hotel rooms. It is my understanding that the Town re-zoned this property to Neighborhood Commercial to be more in keeping with the scale of other business in the area, to be in keeping with the residential nature of the neighborhood, and perhaps most of all to follow the spirit of trying to keep develop modest near Buttermilk Falls State Park as nearby conservation zoning seeks to. The site is only a few hundred feet from the park boundary and half a mile from its upper entrance. For twenty-four years I was in charge of environmental education and recreation services for Finger Lakes State Parks. Buttermilk Falls is classified as a "scenic park," unsurprisingly, and is a small and rich gem in the treasure of public lands in New York State. When over-sized commercial development is permitted near natural resources of this quality, they are compromised for ever. Buttermilk Falls State Park has been under assault on all sides from development that threatens to reduce its priceless aesthetic value. Given that the Town has chosen to rezone this site with the intention of keeping the scale of development modest, I think it would be going in the wrong direction for the Town to approve 58 suites-rooms for this hotel. Because the site was re-zoned Neighborhood Commercial, a very conservative measure should be applied to this hotel proposal. Please turn it down. Sincerely, 1/14/05 Page 2 of 2 Tony Ingraham 368 Stone Quarry Road Ithaca, N.Y. 14850 275-0344 owlgorge@earthlink.net 1/14/05 October 26,2004 Q V U TO OF {T Mr. Kirk Sigel,Town of Ithaca Zoning Board of Appeals chair All Town of Ithaca Zoning Board of Appeals members Town of Ithaca Hall 215 North Tioga Ithaca NY 14850 Dear Mr. Sigel and Zoning Board of Appeals members: I write as current chair of the Town of Ithaca Agriculture Committee for the purpose of asking that the Town Zoning Board of Appeals carefully consider the potential impact of any large scale development on nearby existing farmland. I refer specifically to the proposed Country Inn and Suites at the intersection of Route 96B and West King Road. Farming in the town is dependent on the existence of a critical mass of agricultural land. In the western part of the town, several medium-size farms(150-250 acres)exist in proximity to each other as well as farms just over the border in the Towns of Enfield and Ulysses. In the southern part of the town,one landowner holds the vast majority of existing farmland,with over 480 acres in the Town of Ithaca and another 317 acres in the Town of Danby. Because this landowner is an aging fanner who's future hopes for his property are largely unknown,this land is particularly vulnerable to encroaching development. As development gets closer,the development value of this land increases and the likelihood that anyone will be able to afford to purchase it for farming decreases. Other nearby smaller farms will not be able to survive if the critical mass of agricultural land that helps them exist disappears,and the remaining larger farms in the town would also be affected. If the Town is serious in its stated desire to preserve remaining farmland, it needs to be extremely sensitive to decisions it makes that impact agriculture. What is the difference between East and West King Roads? Farmland became available for development on the east side of 96B,and now it is heavily developed. There is no reason to expect anything different from the Voss property; lack of public water or sewer has not deterred development anywhere in the County, including Lansing with its notorious water problems. Indeed,Tompkins County has the highest median home sale price—nearly twice that of surrounding counties-west of the Hudson River, with the exception of Albany and Saratoga counties. Even the Town's Fixed Ratio Agricultural Zoning will not inhibit development. Sixty houses could be built on the three lots involved, leaving lovely large lots for the estate-inclined. A common misconception is that agriculture is something you do with land until you build houses on it. Agriculture is intricately woven into our quality of life,and not just because it provides pretty views and open space. Farms provide wildlife habitat, watershed recharge areas, buffers for sensitive ecosystems, jobs and,most importantly,food security. West Kind Road farmland in particular provides a buffer to Buttermilk Falls State Park and Finger Lakes Land Trust property. Unfortunately,the best agricultural soils are also the best soils suited for building houses,and the farmland referenced above is no exception. As is common with farmland in this glaciated region, soil types are extremely diverse. Approximately 10 different soils types stand out as predominant types when reviewing soils maps. All are suitable for crops,pasture and forestland, two are Prime Soils(Howard gravelly loam and Ovid silt loam)and another five are Soils of Statewide Significance(Bath&Valois gravelly silt loam,Howard gravelly loam [steeper slopes],Hudson Cayuga silt loam,Hudson&Collamer silt loanloadarivid&l iebeck silt loam). These soils represent some of the best in the State and have the potential to be extremely productive- including fruit and vegetable production. The most common soil-related agricultural problems in this region are related to water—it either runs off too quickly,creating erosion problems or flooding land downhill, or it doesn't drain quickly enough, resulting in wet areas. Drainage tiling, strip cropping and grass buffer strips are common solutions to these problems on area farms. The slopes on this farm are very gentle,comparable to farmland in north Lansing. This farmland is a real gem,both in terms of its quality soils and acreage; the fact that something like this still exists in the Town of Ithaca is rather amazing. For perspective,these soil types and farm size are comparable to Jerry Dell farm in Dryden, the largest organic dairy farm in the northeast,(405 acres in Tompkins and 330 acres in Cortland Counties),better and larger than most dairy operations in the County(Lew-Lin Farm in Dryden, which sells its registered stock internationally, owns less than 500 acres),and smaller than only a handful of operations(most notably Hardie Farms in Lansing and Beck Farms in Dryden,tl;;,two largest dairies in the County). I urge the Town to ensure than any development as close to West King Road farmland as the corner of West King Road and 96 B ret i.ct the Town Comprehensive Plan's intention for that area: "Neighborhood Commercial". If the Town is g 'mine in its commitment to maintaining its remaining agricultural lands, it must take action to limit the si. and scope of nearby development. Circumstances suggest that West King Road agricultural►land is !ready extremely vulnerable to development and may well provide the litmus test of the Towels corm: tment to agriculture. Sincerely, Deborah.L.Teeter Town of Ithaca Farmer Chair,Town of Ithaca Agricuii re Committee 71 Gray Road Ithaca NY 14850 607-277-4547 DLT22@cornell.edu cc: Catherine Valeatin, Town of Ithaca Supervisor Jonathan Kanter,Tov n Planner Page 1 of 1 Dani Holford From: Olivia Vent [ohvl @cornell.edu] Sent: Friday, January 14, 2005 11:31 AM O Q To: dholford@town.ithaca.ny.us Subject: Country Inn Development Proposal 96B and King Road JAN 14 Please convey the following comments to the Ithaca Board of Zoning Appeals: TO', OF 1 "..^.CA BU :_DING/ZONING Date: January 14, 2005 Re: Country Inn and Suites Proposal I am a resident of Danby and member of the Danby Planning Board. I live at 194 East Miller Road. I am writing to ask that the Town of Ithaca Board to Zoning Appeals vote NO to the Country Inn and Suites development in its current proposed form. I am not against a hotel development on this site. I am opposed to the size, which is three times what the current zoning permits and I am against such a blatant example of "spot-zoning." The current zoning regulations approved by the Town of Ithaca represent a lengthy and comprehensive process that involved town officials, consultants, planning experts and resident input. If the Board of Zoning Appeals approves the proposed development in its current presentation it is negating the many months (even years?) of work and time many local concerned community members invested to come up with a plan that allows for some balance among development, residential and agricultural activities. This development proposal will completely disrupt that balance and thus the entire set of principles and values laid out in the Town's Comprehensive Plan. It will in effect undermine the viability of the Comprehensive Plan as a valid planning tool. Npt the Town Planning Board or the Board of Zoning Appeals will have any grounds for refusing other non-conforming proposals once this precedent is set. Anyone could mount a legal challenge. Planners and developers can work together to adapt and down-scale projects to better fit approved local Comprehensive Plans. It is not an easy or quick process, but it is possible. We worked almost a year with developers of a proposed s .bdivision to come up with a site plan and design that acknowledged the principles in Danby's CP regarding open space, agriculture, and integrity of neighborhoods. I '.ope that you consider carefully the many consequences and implications of your individual and collective decision regarding the County Inn development as currently proposed. You have very specific legal tools to guide you in the town's CP and zoning regulations. They clearly do not permit a development of this size in that location. I would urge you to deny this appeal and request the developers to return with a revised proposal for a smaller development. Thank you for your consideration. Sincerely, Olivia Vent 194 East Miller Road Ithaca, NY 14850 607-272-6041 ohvl @cornell.edu Could you please acknowledge receipt of this correspondence. Thank you. 1/14/05 Page 1 of 1 Dani Holford From: Erin Riddle [elr@peoplepc.com] O Sent: Friday, January 14, 2005 9:16 AM letai To: dholford@town.ithaca.ny.us Subject: comments on Buttermilk Falls area hotel Tp r;*;O�ITIlI.CA 1, BUILDING/ZONING Dear Mr. Holford and other members of the Town of Ithaca Zoning Dept: I am writing out of concern for the proposal to allow Dave Auble to build his 58 suite/room hotel. Though I am not a constituent of the Town of Ithaca, I work for the preservation of natural areas, smart growth and population concentration in the Ithaca area and as a national trend. I also believe the decisions made by municipalities affect surrounding communities and therefore would like to submit my comments. It is worrisome and incomprehensible to me that someone would want to build such a large and luxurious hotel that is so out of the way from the rest of the urban Ithaca community. Can one realistically expect that such a venture would be lucritive enough to succeed financially? In the immediate area are Ithaca College and Buttermilk Falls,both of which provide customer demand by seasonal tourists and families of students. So what happens during the winter months and the non-commencement and non-parents' weekend portions of the year? Will the hotel be able to sustain itself? The answer is no, and the result will be yet another developed parcel of land and empty building that is left empty. I am also concerned that such a venture will encourage more development in the area and contribute to the growth of sprawl. Recently the town change the zoning laws to encourage the preservation of farmland, which I highly commend. As you know, the area just before Danby is highly agricultural, and also consists of high- quality natural areas. Is the board willing to put these two natural heritage resources at risk so that yet another developer can attempt to fulfill their venture and encourage sprawl, putting at risk our water and natural areas? I ')elieve that more creative solutions can be found to make the Town of Ithaca a great place to live, work and play and that this board is capable of finding such solutions. I urge the board to deny Mr. Auble this allowance to build this hotel. Thank you very much for your time and I will be consulting the local media for information as this proposal is voted on. Erin Riddle 517 N Tioga St#1 Ithaca, NY 14850-3647 Tel: 607-256-9993 elr@peoplepc.com 1/14/05 Page 1 of 1 Dani Holford From: Fran Manzella [salsa@twcny.rr.com] 1.11 Sent: Thursday, January 13, 2005 8:52 PMTo: dholford@town.ithaca.ny.us JAN + 4 xi Subject: Auble Hotel `J TO OF ITHACA Dear Zoning Board Members, BU'LDING/ZONING I am writing concerning the 58 suite/room hotel being proposed by the Country Inn and Suites at the corner of Route 96B and West King Road . I sent a similar letter to the Town of Ithaca Planning Department and attended and spoke at meetings along with many other concerned citizens and neighbors, however, our efforts did not prevail. You will probably receive many eloquent letters from individuals more experienced and knowledgeable in this area than I regarding this request so I will endeavor to keep this letter short. I am resident of Stone Quarry Road in the Town of Ithaca and would like to add my voice to the growing number of concerned citizens regarding this request for a hotel of this magnitude. I am not against a hotel going up in this area, but like many of my fellow neighbors and community members, I am against the proposed size of the hotel. A 58 suite hotel seems to be overkill based on the area being so close to Buttermilk Falls State Park and the surrounding residential area. This area is zoned mixed use not commercial use so let's have a compromise of a smaller hotel that fits in with the composition of the neighborhood and environment where it resides. Traffic and noise in this area have already increased dramatically since my husband and I moved here four and a he if years ago due to the growing number of businesses in the area and the growth of Ithaca College. With an apartment and housing complex already scheduled to be constructed on a lot very close to 96B and West King Road, the traffic, congestion and corresponding negative environmental and quality of life effects will be compounded by a hotel of this size. I am not against progress, growth, commerce. etc. I along with many others whose letters I've read, am asking that you consider the approval of a much smaller hotel. Please consider allowing the Country Inn and Suites to build a hotel half the size that is more in harmony with the area and that will have less impact on the environment and quality of life of those who live, attend school, and work in the area. Please do not allow this 58 suite hotel to be built but rather, a much smaller and ecologically sound one in its place. Thank you for your consideration and for the work that you do. Sincerely, Fran Spadafora Manzella 370 Stone Quarry Road Ithaca, New York 14850 1/14/05 Page 1 of 1 Dani Holford From: Doug & Pat Fain [DFAIN©twcny.rr.com] Sent: Thursday, January 13, 2005 7:56 PM To: dholford@town.ithaca.ny.us t_UJ 1 0 UM Subject: Proposed Hotel on 96B at W. King Roadal 3111 C ' To: The Town of Ithaca Zoning Board of Appeals Date: January 13. 2005 re: David Auble request for zoning variance TOWN OF ITHACA BU!LDING/ZONING Gentlemen: My name is Doug Fain and I live, with my wife Patricia, at 133 West King Road less than 200 yards from the site of the proposed 58 room Country Inns & Suites Hotel. The proximity and the size have both my wife and myself very concerned about the effect on the quality of life in this heretofore fairly tranquil corner of the town. Allow me to provide some background on our residence here at 133 W. King. In 1973 my wife and I began renovating the 100+ year old farm house that we live in. It had been in my wifes family since 1910. We worked on it weekends and vacations, while commuting from Syracuse. In 1978. after 5 years of effort, we moved in and began to enjoy the beauty that Ithaca truly provides. We enjoy the fact that we're close enough to the city for convenient shopping and yet still enjoy somewhat of a country setting. The nearness of Buttermilk Falls State Park is just another bonus that makes for an enjoyable neighborhood. In the 26 years that we have lived here we've been witness to several changes in this neighborhood. The Montessori School has expanded several times. Big Al's Hilltop Quickstop grew up from a former gas station to become Manley's Mini-Mart. Sam Peter's has built on at least twice in that time frame and we even have the latest incarnation of The Italian Carry Out. With most of these buildings we just shrugged our shoulders and said "That's progress". We saw more traffic on West King (presently over 2,000 cars per day according to the Town Highway Dept.) and most of that traffic also utilized Stone Quarry, a two lane road with, at best, sub-standard shoulders and a propensity for washing out. Yet in all of those 26 years we have never seen anything that appears more out of place than the proposed 58 room Country Inns & Suites Hotel. The size of this building, even after being "reduced" to two stories, is unbelievably out of character for this neighborhood. Consider this please, the nearest building of comparable size (in height and square footage) would be a mile down 96B in the South Hill Business Complex (former NCR!Axiohm plant). The size of this hotel dwarfs every other building in the immediate vicinity. It's totally out of character for this area. The new Town comprehensive plan would never permit such an oversized building so close to a residential area. Even the "old" requirements limit the size to 30 rooms. This "monster" would nearly double those number of rooms. Although Mr. Auble was able to submit his proposal under the old regulations. it is in the spirit of the new comprehensive plan that my wife and I ask you gentlemen to deny the request for a variance that would permit this Hotel to be built. Thank you for your service and time. Respectfully yours, Douglas and Patricia Fain 1/14/05 Dani Holford From: Sandy Polce � � � n M R Sent: Tuesday, January 18, 2005 8:16 AM U U l5 To: Dani Holford Subject: FW: Hotel on West King Rd. i LINI8 TOWN OF ITHACA Original Message BUILDING/ZONING From: Bara Hotchkiss [mailto:bara@zoom-dsl.com] Sent: Saturday, January 15, 2005 5:21 PM To: Mike Smith; Sandy Polce; Susan Ritter Subject: Hotel on West King Rd. Please do NOT develop the corner of West King Rd into a hotel! ! ! ! Please retain the residential development of this area, and be proactive so that this corner does not become yet another sprawling extension of commercial development. Let us maintain the positive, planned--as opposed to willy nilly overdeveloped and sprawling--feel to Ithaca and its environs. Thank you! 1 [-1] [ 1H1V1r-N. 1 January 17, 2005 JAN2 0 TO'.✓,1 OF ITHACA Dear Mr. Sigel, BUILDING/ZONING I am a coach at Ithaca College and a South Hill homeowner. Thinking over the last Zoning Board meeting [12/20/04], I have to admit that I was a little bothered by the way those opposed to the Special Permit for a 58 room hotel tried to pressure the board members at the end of the evening. They seemed to be mostly concerned about traffic during one of the Planning Board meetings that I attended. The proposed expansion of LaTourelle's rooms and a new spa will create the same or more traffic in the neighborhood but I have not heard them opposing that project. As for traffic concerns,the Country Inn's location may even alleviate traffic on Aurora Street. Most of us realize that the people who visit the College now, stay downtown, and have no choice but to drive up and down the hill more often than they would if they could stay close to our campus. Also, it seems that if a hotel is not put where it is proposed, the corner site would be likely to attract a business such as another pizza parlor, fast food chain or carwash. Those businesses attract a lot more traffic than a hotel. Another concern I have is that people I know who live very close to the hotel site are in favor of the 58 room plan, while some people living further away are opposed. I am well acquainted with the Torchia's at 112 W. King Rd. and they favor the Permit. Also, my workplace, Ithaca College, is probably closer than many of those opposing the Permit. We are part of the neighborhood, a part that would really benefit from this facility. It would be great for us to have a hotel nearby that could host a football team or a group of sports teams that attend our annual tournaments. What is the point of squeezing the number of rooms down so that it kills the project or it does not have a reasonable capacity for our needs on South Hill? My last comment is that the hotel should make a sizeable contribution to local taxes. As a homeowner I welcome a quality business that provides our neighborhood with a needed service and helps with our burdensome property taxes. Please feel free to distribute this letter to any of the board members who will be considering this much needed improvement to South Hill. Respectfully submitted Martin Nichols Coach Ithaca College 0 r Kirk Sigel, ChairAN 2 I MI 13 Town of Ithaca Zoning Board TOWN OF ITHACA 8UILD!P?G/ZONING As alumnae of Ithaca College and Cornell University it wasn't difficult for my fiancé and I to determine where we wanted to work, live and raise our family. Now that we have moved back to Ithaca and established careers at our respective former institutions we are ready to build our home. The lot we are in the process of purchasing is located on W. King Rd, in close proximity to the proposed site for the 58 room Country Inn& Suites Hotel. I am writing to express my sincere support for this proposal. Both my fiancé and I are looking forward to the hotel which will not only buffer our home from the traffic on Danby Rd,but will also serve as an attractive and useful addition to our new neighborhood. In conjunction with the other residents of the nearby area we would like to offer our full support for the 58 room permit and encourage the Board to approve the application. My fiance and I will be attending the Zoning Board meeting this coming Monday, January 25, 2005 if you have any questions regarding our support for this plan. Thank you in advance for your consideration and please share this letter of support with your fellow Board members Melanie Hauver Resident,Tompkins County Dani Holford From: Graham Stewart [stewart@ithaca.edu] Sent: Friday, January 21, 2005 11:20 AM To: dholford@town.ithaca.ny.us O M Subject: Letter from Director of Alumni Relations at Itrhaca College D 11U .ill J stewart.vcf TOWN OF ITHACA To: Dani Holford BUILDING/ZONING Will you please distribute this letter to the Town Zoning Board? Many thanks. Graham Stewart To: Kirk Sigle,Chair Town of Ithaca Zoning Board From: Graham Stewart Director of Alumni Relations Ithaca College I am writing to you in support of Dave Auble's proposed hotel project on Rt 96B. I can foresee a number of situations where having a suite hotel so near campus would be a benefit to our alumni and campus programs. Alumni Weekend: Each june, nearly 1000 alumni and relatives and friends come to campus. Most stay in the dorms, although over the years there have been more and more opting for off campus accommodations. I guess people get used to telephone, TV, air conditioning, etc. Go figure. Homecoming: We've determined that alumni and non student visitors to the campus during this weekend in Sept or October numbers around 400. Rooms were very highly priced and not convenient to campus. Board and Leadership weekend: In February we have had our key volunteers stay in the Motel 6 or other space. Being so close to campus, especially with shuttle service would be a huge benefit. Alumni visitors. We often have alumni speakers come to campus and we'd like to have them stay close. La Tourelle has been our only option up to now, and we could see doing a long term agreement of some sort with the new hotel. Special conferences. There is no question that the college could now explore hosting conferences during the school year with a 60 room hotel so close by. In short, I believe the alumni and development offices would gain a major benefit by having another hotel close to campus. It's always preferable to keep them as close as possible. I know that our conference and events office feels the same way. I will be looking forward to working with the hotel down the road on our conference and housing needs. Please feel free to contact me with any questions. 1 Graham Stewart '81, MS '01 Director of Alumni Relations 210 Alumni Hall Ithaca College Ithaca, NY 14850 607-274-3466 1-866-442-2586 Alumni Weekend is June 3-5, 2005. We're celebrating classes ending in 5 and 0, but all alumni are welcome! Homecoming is October 7-8, 2005 Sign up now for the ONLINE COMMUNITY! visit http://www.ithaca.edu/alumni for more information • TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I,Dani L.Holford,being duly sworn,depose and say that I am the Town of Ithaca Building and Zoning Department Secretary,Tompkins County,New York;that the following notice has been duly posted on the sign board of the Town of Ithaca and that said notice has been duly published in the local newspaper,The Ithaca Journal. Notice of public hearings to be held by the Town of Ithaca Zoning Board of Appeals in Town Hall,215 North Tioga Street. Ithaca,Ne%% York on Monday'.January 24,2005,commencing at 7:00 PM,as per attached. Location of sign board used for posting: Town Clerk Sign Board—215 North Tioga Street. Date of posting:January 14,2005 Date of publication:.1a n u a ry 17. 2005 k-0 Dani L.Holford,Building and Zoning epartment Secretary, Town of Ithaca STATE OF NEW YORK )SS.: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 14th day of January 2005. /au do Notary Public CARRIE WHITMORE Notary Public, State of New York No. 01WH6052877 Tioga County 2 Commission Expires December 26 TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS MONDAY, JANUARY 24, 2005 7:00 P.M. By direction of the Chair- man of the Zoning Board of Appeals NOTICE IS HERE- BY GIVEN that Public Hear- ings will be held by the Zon- ing Board of Appeals of the Town of Ithaca on Monday, January 24, 2005, in Town Hall,215 North Tiogo Street, Tioga Street En- trance, Ithaca, NY, COM- MENCING AT 7:00 P.M., on the following matters: APPEAL of David Auble, Owner; Jay Bramhondkar, Appellant;Peter Trowbridge Agent, requesting a Special Approval under the require ments of Article VII, Section 34 of the Town of Ithaca Zoning Ordinance(Pre April Said Zoning Board of Ap- 1, 2004 Ordinance op- peals will at said time,7:00 plies), to be p.m., and said place, hear construct), a 5 all persons in support of and associated such matters or objections the Donby Road sou of thereto. Persons may ap- King Road West, Town of pear by agent or in person. Ithaca Tax Parcel No.37.-1•• Individuals with visual or 17.1,Business C.District hearing impairments or oth- APPEAL of Scot Treleose, er special needs, as oppro- Appellant,requesting a vor- sist,will be provided with as lance from Sections 221-6 assistance, as necessary, and 221-7 of the Town of upon request. Persons desk- Ithaca Sign Low, to be per- Ing assistance must make mitted to place a wall sign such a request not less thor with an area of 60 + feet 48 hours prior to the time cr (40 foot limit)at a commer- the public hearing. cial building located at 630 Andrew S.Frost Elmira Road,Town of Ithaca Director of Building Tax Parcel No. 33.-3-3, and Zoning Light Industrial Zone. 60 1783 APPEAL of Ileen Devoult Dated: Januaryry 14,14,2005 and Diane Feldman,Appel- Published: 'ants, Jerome Stiles, Crown January 17,2005 Construction, Agent, re- questing a vorionce from the requirements of Article IX, Section 270-71 of the Town of Ithaca Zoning Ordinance, to be permitted to construct a garage with a 3 foot side yard setback (10 feet re quired) of 1404 Honshaw Road, Town of Ithaca Tax Parcel No. 70.-1 1-41, Me dium Density Residential Zone APPEAL of Jim Clark,Ap- pellant, requesting varian- ces from Article VIII, Sec- tions 270-59 and 270-60 of the Town of Ithaca Zoning Ordinance, to be permitted to construct a residential building with a height of 40 + feet(36 foot limit)with a side yard building setback of 36 + feet (40 feet re quired) at 105 Southwoods Drive, Town of Ithaca Tax Parcel No. 46.-1-15.41, Low Density Residential Zone. FILE ' (v'✓ DATE ZB RESOLUTION NO. 2004- 072: David Auble, Owner; Jay Bramhandkar, Appellant; Peter Trowbridge, Agent; Country Inn and Suites, Danby Road south of King Road West, Town of Ithaca Tax Parcels No. 37.-1-17.1, Business District C MOTION made by Kirk Sigel, seconded by Jim Niefer. RESOLVED that this Board adjourns, until the January 24th 2005 meeting, the appeal of David Auble, Owner: Jay Bramhandkar, Appellant; Peter Trowbridge, Agent, requesting a Special Approval under the requirements of Article VII. Section 34 of the Town of Ithaca Zoning Ordinance (Pre April 1 . 2004 Ordinance applies.), to be permitted to construct a 58-room hotel and associated parking on the Danby Road south of King Road West. Town of Ithaca Tax Parcels No. 37.-1- 17.1. Business District C. The vote on the MOTION resulted as follows: AYES: Sigel, Niefer, Matthews NAYS: NONE The MOTION was declared to be carried unanimously. STATE OF NEW YORK) COUNTY OF TOMPKINS) SS: TOWN OF ITHACA: I John Coakley, Deputy Town Clerk of the Town of Ithaca, New York, do hereby certify that the attached resolution is an exact copy of the same adopted by the Zoning Board of Appeals of the Town of Ithaca at a regular meeting on the 20th day of December 2004. Deputy Town Clerk Town of Ithaca Special Approval Ar4.tek. N Section 77 7 of the Zoning Ordinance:The Board of Appeals shall also hear and decide all matters referred to it or upon which it is required to pass by the terms of this ordinance. In deciding such matters referred to it by the terms of this ordinance and in granting special approval the Board of Appeals shall determine that: (a) The health, safety, morals and general welfare of the community in harmony with the general purpose of this ordinance shall be promoted, except that as to all public buildings and educational buildings wherein the principle use is research, administration, or instruction,the same shall be presumed to exist. (b) The premises are reasonably adapted to the proposed use, and that such use, except as to public and educational buildings, will fill a neighborhood or community need. (c) The proposed use and the location and design of any structure shall be consistent with the character of the district in which it is located. (d) The proposed use shall not be detrimental to the general amenity or neighborhood character in amounts sufficient to devaluate neighboring property or seriously inconvenience neighboring inhabitants. (e) The proposed access and egress for all structures and uses shall be safely designed. (f) The general effect of the proposed use upon the community as a whole, including such items as traffic load upon public streets and load upon watei and sewerage systems is not detrimental to the health, safety and general welfare of the community. • (g) Lot area, access, parking, and loading facilities are sufficient for the proposed use. (h) Natural surface water drainageways are not adversely affected. GTC 111 ,197 CHRISTOPHER LANE, ITHACA NY 14850 • December 15,2004 Zoning Board of Appeals Town of Ithaca 215 N.Tioga St. Ithaca,NY 14850 Gentlemen: My name is George Conneman. I am a resident of the Town of Ithaca and live at 197 Christopher Lane. I have lived in the Town for 7 years. Previously,I lived in the Village of Cayuga Heights for 34 years. I have been active in the community during those years serving on several boards including 17 years as chairman on the Bolton Point Water Commission. I come to you tonight as a private citizen. I believe it is important to do all we can to preserve the nature and beauty of the Town of Ithaca and maintain the integrity of the zoning regulations. The matter before you tonight concerns the granting of a special approval for more than 30 rooms for Country Inns and Suites facility on the corner of West King Road and Rt. 96B. The intended use of this area in the town's current zoning is neighborhood commercial. At the time the Holly Creek Development was approved,I believe the assumption was that the area now proposed for a large Country Inns and Suites facility(58 suites and rooms)was to allow development of an attractive,neighborhood-friendly,commercial development on this site. The intent was to have some facilities on South Hill that would reduce the need to go into town and thus reduce traffic congestion closer to the city. This area was envisioned as a small, attractive shopping center. A small 30,000 square feet Inn could still fit them but not the proposed larger facility. The footprint for the proposed Country Inn and Suites is just too large for the site proposed—a • hotel with roughly 40,000 sq.ft. The proposed hotel is not comparable to LaTourelle which is on 20 acre parcel set back from the road. We also need to do all we can to provide a buffer for Buttermilk Falls Park. The developer has argued that any inn would not be economically feasible if it were as small as n 30 rooms. But at the Country Inn and Suites web site,there are several new Inns that have 38 rooms. I am not opposed to development but this development for a 58 room facility is out of character with the neighborhood that is developing in this area. I believe it would also add to sprawl along • the Danby Road and on into the Town of Danby. With 50 of the 58 rooms as suites,the hotel is equivalent in size to a 100 room facility. Development in this area should be a dimension that fits with nearby parkland, small businesses and farmland. In letters to the Town of Ithaca Planning Board supporting the large Country Inns and Suites, there is not much passion favoring it;rather the economic justification is merely boilerplate. Other hotels recently built or under construction in our area(Courtyard by Marriott,Hampton Inn,and The Hilton)serve the needs mentioned in the letters to the Planning Board. Newly revised zoning laws would prevent such a sizable hotel from being built.There would be a structure limit of 7500 square feet. I concede that the old zoning laws would allow a reasonably sized project. It is only by using a grace period that this project is even under consideration. The 58 room Country Inn and Suites is in the wrong place, is the wrong size and is being built for the wrong reasons. I urge you to turn down the request for special approval to build a huge Country Inn and Suites. Your refusal will allow an appropriate neighborhood commercial development which would include a small,attractive shopping center and even a 30 room hotel facility. Sincerely, George J. onneman WorkCentre 24 T r� a r-7 s t-r.� i - - i 1:—__:11..-.1F::. It-2 -I _, r= t G3 IC. Date/Time: 12/20/2004; 1O:48AM Page: 1 (Last Page) Local Name TOWN OF ITHACA Logo Document has been sent. Document Size 8. 5X11 -SEF VarACkj 1-61fCoo )0h/•L REGULAR MEETING OF THE ITHACA TOWN BOARD MONDAY.DECEMBER 11,2004 AT St30 P.M. ----4:7\k �/ VaY\Cd EXCERPT RE COUNTRY INN 8,SUITES Agenda Item No.26-Consider request of a four month extension for the Country Inn&Suites Hotel site plan review application to be governed by the provisions of the Town zoning ordinance in effect prior to April 1,2004 Va\-\0 C�C` Supervisor Valentino thought It would be a good idea for the Town Board to enter 1 YYY into executive session to receive legal advice before they discuss the issue in open session. e iC o Supervisor Valentino moved that the board enter into executive session to ask for legal advice on the Country Inn and Hotel Suites application Councilman Lesser seconded the motion. \ 4 .�� IA; �oC�^ Mr.a Kanter gi interjected thatthe applicants representatives were here and night 'l1 1V1\1Xf1 /J\ want to give a presentation, Supervisor Valentino offered the applicants an opportunity to talk about their request. 1 - !• 14 4 ^ i Annette Marsha-Sow,Trowbridge and Wolf Landscape Architects ^�'711/ J f{"l`/`JLl ( 1�� We are consultants working with Jagat Sharma and Jay Bramhandkar. Jagai is �/-.J the architect and Jay is the developer for this project. We sent a letter;it came to ` our attention that this project...the consideration under the old zoning expires in 1,(1 _^!� ^ ] started a ando we have wgo he tJay the tprocess. This project actuallr began V J)Y /1..�)R started a well over a year ago when Jay and Jagat and the property owner began discussing development of the property. Our firm was contacted in October of last year and we were contacted to begin the site plan process and have been \-0/94:21. /// 1 working on it since then. We submitted the project for sketch plan review in /a�� --��� March, I believe it was March 2 of 2004 and then began working through the process with te had met with Town planning staff prior to that and then OP sketch submitted the sketch proposal on March 2i°and then have been working through the process and during that time the zoning changed from the old zoning to the new zoning. The new zoning took effect in Apnl,I believe.of 2004. So we have 2:\ 3:1\C ) been working since was submitted and the project began earlier. We've been working under the oldt zoning. r We submitted the project working with the Planning Board Fach time that we met with them took back recommendations from them and incorporated them into our planning and site development proposal. We have reduced, in that process.we've reduced the size of the hotel from, I believe that the original submission was a 69 room hotel with approximately 81 parking spaces and It has become now a 58 room hotel. It is not a two-story structure rather than a three- story structure It's a 58-room hotel. We have been able to topographically I /l fl_ grade the sre so that It is lower on the she than by about 5 feet than it was Total Pages Scanned: 7 Total Pages Sent 7 No. Doc. Remote Station Start Time Duration Pages Mode Contents Status 1 5761 2728806 12-20; 10:46AM 1m22s 7/ 7 SG3 CP Note: RE: Resend MB: Send to MaiIbox BC: Broadcast MP: Multi Pot ling RV: Remote Service PG: Polling RB: Relay Broadcast RS: Relay Send BF: Box Fax Forward CP: Completed SA: Send Again EN: Engaged AS: Auto Send TM: Terminated REGULAR MEETING OF THE ITHACA TOWN BOARD MONDAY, DECEMBER 13, 2004 AT 5:30 P.M. • EXCERPT RE COUNTRY INN & SUITES • Agenda Item No. 26 - Consider request of a four month extension for the Country Inn & Suites Hotel site plan review application to be governed by the provisions of the Town zoning ordinance in effect prior to April 1, 2004 Supervisor Valentino thought it would be a good idea for the Town Board to enter into executive session to receive legal advice before they discuss the issue in open session. Supervisor Valentino moved that the board enter into executive session to ask for legal advice on the Country Inn and Hotel Suites application. Councilman Lesser seconded the motion. Mr. Kanter interjected that the applicant's representatives were here and might want to give a presentation. Supervisor Valentino offered the applicants an opportunity to talk about their request. Annette Marsha-Sow, Trowbridge and Wolf Landscape Architects We are consultants working with JagaiSharma and Jay Bramhandkar. Jagat is the architect and Jay is the developer for this project. We sent a letter; it came to our attention that this project...the consideration under the old zoning expires in December and we have worked through the process. This project actually started a well over a year ago when Jay and Jagat and the property owner began discussing development of the property. Our firm was contacted in October of last year and we were contacted to begin the site plan process and have been working on it since then. We submitted the project for sketch plan review in March, I believe it was March 2 of 2004 and then began working through the process with the...we had met with Town planning staff prior to that and then submitted the sketch proposal on March 2nd and then have been working through the process and during that time the zoning changed from the old zoning to the new zoning. The new zoning took effect in April, I believe, of 2004. So we have been working since it was submitted and the project began earlier. We've been working under the old zoning. We submitted the project working with the Planning Board. Each time that we met with them took back recommendations from them and incorporated them into our planning and site development proposal. We have reduced, in that process, we've reduced the size of the hotel from, I believe that the original submission was a 69 room hotel with approximately 81 parking spaces and it has become now a 58 room hotel. It is not a two-story structure rather than a three- story structure. It's a 58-room hotel. We have been able to topographically grade the site so that it is lower on the site than by about 5 feet than it was previously. So the current proposal is for a 58-room hotel with about 61 parking spaces. It meets all of the requirements of the site planning process and the SEQR process was approved at the Planning Board. So I guess I should back up for a moment. We went through three sketch plan submissions working back and forth with the Planning Board. Incorporated all of their recommendations, submitted the project for preliminary site plan review and preliminary site plan approval was granted at the November 2" meeting, I believe. The SEQR was approved at that time as well. The only thing that is remaining for this project before we go on to final site plan review is to get a special approval from the Zoning Board of Appeals. Under the old zoning, a hotel is approved for that site, but special approval is required for a hotel over 30 rooms and this is obviously over 30 rooms. We are on the agenda at the Zoning Board's meeting next week. I think it is next Monday or Tuesday. So we are asking for a four-month extension under the old zoning in order to be able to complete the final site plan process. Councilman Stein — What would happen...I'm trying to understand the significance of this decision? What is different for you if we vote yes or vote no? Ms. Marsha-Sow — My understanding is that under the new zoning a hotel would be allowed, however, my understanding is one of the biggest changes at least for our project under the new zoning would be the size of the building. The new zoning would allow only a 7500 square foot building or a 10,000 square foot building with special approval. With our market study and all of the economic analysis that we have done...I believe that the first floor level is around 20,000 square feet. I'm not sure if that is inclusive of all of the rooms or if that's just a footprint of the first floor plan. Mr. Kanter— I think from the documents we have been reviewing the total square footage of the building is 39,996 in floor area. There is 20,652 square feet on the first floor and 19,314 on the second floor. Councilman Stein — So under the new zoning the project is completely not feasible, is that right? Mr. Kanter— In this current form. Attorney Barney — What is feasible...that is marketing. You could apply for a variance and if a variance were granted they would be able to do the project under the new ordinance, a variance allowing construction of a larger than permitted. Councilman Stein — So it doesn't matter then, right? If the Board of Zoning Appeals wants to give the variance, in both cases they have to get a variance. Attorney Barney — In one case they have to get a special approval under the old ordinance. Under the new ordinance they have to give a variance. The criteria of which in both instances is roughly substantially similar. The variation, though, is a little bit different. You are going from 30 rooms to 58 rooms in one situation. The other you are going from 10,000 square feet to roughly 40,000 square feet. Councilman Stein — No. I can hear the differences, but it sounds to me like it doesn't matter whether we pass it or we don't pass it. That it is all up to the Board of Zoning Appeals. Mr. Kanter— I think the Zoning Board has to act using certain criteria and among those, John can correct me if I'm wrong, is granting the minimal variance necessary under area variances, I believe, is one of the things they look at. So they may approve something, but it may not be a 40,000 square foot building. It might be a 20,000 square foot building. Councilman Engman — I was just trying to understand, this extension if granted would be until when? Four months from when? It never says. Ms. Marsha-Sow — My understanding was that it would be four months from this meeting. Attorney Barney — It would be...March 2, 2004 I think is the initial application submission. So it would be four months plus nine months, so until April 2, 2005. Supervisor Valentino — Are there other questions before we get legal advice? Okay. Thank you. Supervisor Valentino moved the motion to enter into executive session at p.m. and Councilman Stein seconded going into executive session. The board voted to enter executive session. The Board entered into regular session at p.m. • Councilwoman Grigorov noted that the Planning Board studied the project over many meetings and listened to many neighbors. The Planning Board passed the site plan and recommended the variance. Councilman Engman stated that the Planning Board wasn't being asked to make the decision. Councilwoman Grigorov responded the board was being asked to extend the period of the old zoning. They weren't being asked to make a decision on the merits of the project. Councilwoman Gittelman sensed that the Planning Board had given approval under the conditions under which the project was initiated. She felt the applicant have been responding in good faith and have made changes to the building to make it conform. The process has taken longer because of that and it is a legitimate reason to grandfather them in. Councilman Engman reiterated that the project could have been made more acceptable much quicker had there been willingness to make it a smaller project and the project would have gone through the process much faster and the extension would not be needed. He perceived there was plenty of time to do the project in the proper way and that was not done by the applicant. Councilwoman Grigorov added that the project might not have been economically viable and it is a consideration to look at. Supervisor Valentino had great faith in the Planning Board and Zoning Board in the way they conduct their business. They look thoroughly at all components of a project. She has not always agreed with their decisions, but she is impressed with their process and how thoroughly they research a project. She hasn't seen anything to support changing their recommendation. Councilman Stein thought the Town changed the zoning on that site because the proposed building is not what the Town wanted in that area. There are exceptions made for transitional projects. The interest as a board was not to have this kind of construction on the site. He thought that it was known by the people who submitted the project. Considerable time could have been saved by meeting the objections of the Town and reducing the size of the project and that was not done. Supervisor Valentino countered that the Planning Board saw it as an acceptable project. Councilman Stein agreed that they did find it acceptable under the old zoning, but the time period of the old zoning had passed and he is not sure why one should make a greater exception. Councilwoman Gittelman felt that when there is a great change in zoning that there is almost always a transition period. She did not think four months was not too much transition time to ask for. Councilman Engman mentioned there was considerable debate within the Planning Board on the project. Mr. Kanter responded that the vote was 5 in favor, 1 against, and 1 absent. Supervisor Valentino asked if the board was ready to move a resolution. Councilwoman Grigorov moved the resolution to extend the time and Councilwoman Gittelman seconded the motion. TB RESOLUTION NO. 2004-198: EXTENDING THE TIME FOR THE COMPLETION OF THE COUNTRY INN AND SUITES APPLICATIONS FOR SITE PLAN AND SUBDIVISION APPROVALS AND SPECIAL APPROVAL WHEREAS, the Town revised its Zoning Ordinance effective April 1, 2004; and WHEREAS, the transition provisions of the Ordinance permitted applicants to proceed under the Ordinance as in effect prior to the revision provided the application was filed before the effective date and was diligently prosecuted to completion; and WHEREAS, the period for completion of such applications was limited to nine months from the date of the submission of the application unless the period were extended by the Town Board; and WHEREAS, an application for site plan approval, subdivision approval, and special approval for a Country Inn and Suites project to be constructed at the corner of West King Road and Danby Road on property owned by David Auble was submitted prior to the effective date of the Zoning Ordinance Revision but final decisions on the application have not yet been made; and WHEREAS, the applicant, Jay Bramhandkar (hereinafter the "Applicant'), through his agent, Peter Trowbridge, has requested that, pursuant to Code of the Town of Ithaca §270-245 C, the Town Board extend for up to an additional four months the time for the applicant to complete the approval processes, NOW, THEREFORE, be it RESOLVED, that the Town Board of the Town of Ithaca hereby finds as follows The Applicant filed his application for sketch plan review of a proposed subdivision and site plan for the Country Inn and Suites project on Danby Road prior to the effective date of the change in the Zoning Ordinance. The Applicant submitted materials for sketch plan reviews on March 2, 2004, April 16, 2004, and June 21, 2004. • During the sketch plan process, in response to comments from the Planning Board members and the public, the project was revised several times, principally to reduce the size of the project and to lower its apparent height. The formal application for preliminary site plan approval and preliminary subdivision approval was submitted to the Town on September 17, 2004, and a public hearing was held by the Planning Board on October 19, 2004. At that meeting there was not a full complement of Planning Board members present, and as a result the Applicant requested the vote on the application be deferred until a meeting when all board members would be present. On November 2, 2004, the Planning Board granted preliminary site plan and preliminary subdivision approval and recommended to the Zoning Board of Appeals that the project be granted the requested special approval. The favorable recommendation of the Planning Board was required before the Zoning Board of Appeals could hear the matter. The application for a special approval is scheduled for consideration by the Zoning Board of Appeals at its meeting on December 20, 2004. In addition to the formal meetings with the Planning Board, during the approximately nine month period following submission of the initial application the Applicant and his consultants have met on numerous occasions with the Town Planning Staff, have revised the plans on multiple occasions, and have been steadily and diligently pursuing the application for the requisite approvals. Prior to and during the nine months since the initial application was filed, the Applicant has retained and utilized, at considerable cost, the services of Jagat Sharma, Architect, Trowbridge and Wolf, LLP, Planners and Landscape Architects, and SRF & Associates, Traffic Engineering Consultants, among others. In addition, the Applicant himself and the owner of the property, David Auble, have invested considerable amounts of their own time and expertise to prosecuting the applications. There would be a severe, adverse economic impact to the Applicant if he were not permitted to complete the application process,justifying the extension of up to four months of the time for the application process to be completed. THEREFORE, IT IS FURTHER RESOLVED, that, based upon the above findings and the circumstances here pertaining, the Applicant is granted an additional four months, up to and including April 1, 2005, to complete the process for receiving final subdivision and site plan approval and special approval. MOVED: Councilwoman Grigorov SECONDED: Councilwoman Gittelman ' VOTE: Supervisor Valentino, aye; Councilwoman Grigorov, aye; Councilman Lesser, aye; Councilman Burbank, nay; Councilwoman Gittelman, aye; Councilman Engman, nay; Councilman Stein, nay. Carried. Country Tnn and Suites ......_ ,.., ..._ .,... „..... ,, 7 '•""i ' , if,,g,' .. ,t, t., Y " .. • .11/-0-„, • ”.. , , i , k / ' — la 11111fPLUIYAINT8 r 411:. , s , • '..,,ar''''' • 1'''' ' c7;t1 I ry n, , 11,tt 1A:` • -- • ,,, AO i. .41 ---- .........----- ___-- ...,„, ........ _ ---- 1 , • .,. 641001.° From Danby Road • Ilt4 • *,..,Al. 4 _ war 41 ..., . ......„...- . - ,- r-f.---4-•-•.....- ,...----- From King Road West o0FI7:// TOWN OF ITHACA 4, T21 ��- 215 N. Tioga Street, ITHACA, N.Y. 14850 TOWN CLERK 273-1721 ENGINEERING 273-1747 PLANNING 273-1747 BUILDING AND ZONING 273-1783 HIGHWAY(Roads,Parks&Trails,Water&Sewer)273-1656 FAX(607)273-1704 Application for Appearance in front of the Zoning Board of Appeals Fee$100 For Office Use Only For Office Use Only CHECK ALL THAT APPLY Property is located within or adjacent to Date Received jtakiat! Area Variance County Ag District Use Variance UNA Cash or Check No. IC)CI Sign Variance CEA Zoning District Sprinkler Variance Forest Home Historical District x Special Approval Requestinganappearancetobeallowedto construct a 58-room hotel with associated parking SW corner of West King Road at and NYS Rt. 9 6 B ,Town of Ithaca Tax Parcel No. 3 7-1-17. 1 , as shown on the accompanying application and/or plans or other supporting documents, under Article(s) VII Section(s) 34 , of the Town of Ithaca Zoning Ordinance, the UNDERSIGNED respectfully submits this Application Form. A description of the practical difficulties and unnessary hardship and/or the Special Approval authorization request is as follows: (Additional sheets may be attached as necessary.) A 30-room hotel is not economically feasible. See attached cover letter and economic analysis for futher explanation . By filing this application, I grant permission for members of the Town of Ithaca Zoning Board of Appeals or staff to enter my property to inspect in connection with my application. Signature of Owner/Appellant: Date: 3° N oV . o�- Signature of Appellant/Agent Date: 3 a Nov o 4 Print Name Here Peter Trowbridge Home Telephone Number Work Telephone Number 2 7 7-1 4 0 0 NOTE: If construction of work in accordance with any variances given does not commence within 18 months, the variance will expire. Your attendance at the meeting is advised. Revised 11/03/04 12-12-79(3199)-9c SEQR State Environmental Quality Review NEGATIVE DECLARATION Notice of Determination of Non-Significance Project Number 04-03-481 Date: November 2, 2004 This notice is issued pursuant to Part 617 of the implementing i'egulations pertaining to • Article 8 (State Environmental Quality Review Act) of the Environmental Conservation Law. The Town of Ithaca Planning Board as lead agency, has determined that the proposed action described below will not have a significant environmental impact and a Draft Impact Statement will not be prepared. Name of Action: • Country Inn & Suites Hotel SEQR Status: Type 1 El Unlisted ❑ Conditioned Negative Declaration: ❑ Yes ElNo Description of Action: Proposed action includes Subdivision Approval and Site Plan Approval from the Town of Ithaca Planning Board and Special Approval from the Town of Ithaca Zoning Board of Appeals for the proposed Country Inn & Suites Hotel located at the southwest corner of West King Road and Danby Road (NYS Route 96B), Town of Ithaca Tax Parcel No. 37-1-17.1, Business District "C". The proposal involves subdividing off a +/- 2.74-acre parcel from the +/- 4.82-acre parcel for the construction of a 58-room hotel at the intersection. The proposal also includes 61 parking spaces, sidewalks, signage, landscaping, and lighting. Location: (Include street address and the name of the municipality/county. A location map of appropriate scale is also recommended.) Southwest corner of West King Road and Danby Road, Town of Ithaca, Tompkins County SEQR Negative Declaration Page 2 of 2 Reasons Supporting This Determination: (See 617.7(a)-(c)for requirements of this determination ; see 617.7(d)for Conditioned Negative Declaration) see attached If Conditioned Negative Declaration, provide on attachment the specific mitigation measures imposed, and identify comment period (not less than 30 days from date of pubication In the ENB) For Further Information: Contact Person: Michael Smith, Environmental Planner Address: 215 N. Tioga Street, Ithaca, NY 14850 Telephone Number: 607-272-6190 For Type 1 Actions and Conditioned Negative Declarations, a Copy of this Notice is sent to: Chief Executive Officer, Town /City/Village of Other involved agencies (If any) see attached Applicant(If any) Environmental Notice Bulletin, Room 538, 50 Wolf Road, Albany NY, 12233-1750 (Type One Actions only) Attachment to Negative Declaration Form Notice of Determination of Non-Significance Reasons Supporting This Determination: Based on review of the project at a Planning Board meeting on November 2, 2004, a negative determination of environmental significance has been made for the above referenced action by the Town of Ithaca Planning Board, in accordance with the requirements of Article 8 of the Environmental Conservation Law. Given the proposed design of the project, its location and the character of the surrounding uses, and the proposed uses and activities associated with the project,no significant adverse environmental impacts have been identified. The Planning Board, at its November 2, 2004 meeting, reviewed and accepted as adequate the Full Environmental Assessment Form(EAF)Part I prepared by the applicant, Part II of the EAF prepared by the Town Planning staff, and other application materials. The above referenced EAF incorporates specific studies and reports prepared and submitted by the applicant, including, but not limited to, a review of the Holly Creek Stormwater Drainage Study(dated September 13, 2004), "Traffic Impact Study" (dated August 30, 2004), and a"Market Demand Study" (dated September 14, 2004). In particular, the following specific conclusions were reached by the Planning Board: 1.Impact on Land: The proposed project will result in a physical change to the project site with the disturbance of approximately 2.46 acres for the construction of a two-story. 58-room hotel, 61 parking spaces, and associated sidewalks, signage, landscaping, lighting, and stormwater facilities. Grading and clearing will be necessary for the proposed construction. The proposal includes placing the building on the site five feet lower than the current elevation, which will require some excavation. Vegetation on the site would be characterized as meadow/brush with scattered trees and saplings. A limited amount of vegetation has been established on the fill area in the past 20 years where the majority of the building construction will take place. The project site primarily consists of gentle slopes with approximately 70% of the site have slopes less than 10%. According to the applicant, approximately 15 - 20 years ago clean earth fill was placed on the northeast corner of the site. This fill has created areas on the site with slopes 15% or greater. These steeper areas are located primarily along the western and southern edges of the property with some regrading required. The applicants have provided a study titled"Environmental Reconnaissance Survey", dated October 1988, which examined the site and fill for any potential sources or signs of soil or groundwater contamination. A visual survey was conducted on the site and yielded nothing of significant concern with regards to potential hydrocarbon or organic contamination. The study states that the fill material is composed of construction debris, reinforced concrete, cinder blocks, asphalt paving material, concrete pipe, corrugated metal pipe, a portion of a metal water spout, and various metal fragments. The soil vapor monitoring survey that was conducted did not indicate the presence of volatile hydrocarbon contamination on the property. 2. Stormwater Runoff: The proposed hotel project will result in the conversion of meadow and brush to 1.19 +/- acres of new impervious surface (building,parking lot, driveway, sidewalks), which will increase the stormwater runoff. The required grading and the addition of the impervious surface will result in a change to the existing drainage patterns and have an affect on water quality and quantity. The project site generally slopes in a westerly direction away from Danby Road. There is a small un-named stream that traverses the property and is the approximate new southern property line. Approximately 240 feet of this stream will be piped from Danby Road to an outlet near the new southwest property corner. The proposal includes creating an open swale between Danby Road and the new parking lot and installing catch basins and a new piping system to collect and transport the runoff. The swale and the pipe will outlet in the northwest corner of the property into the swales and stormwater system for the Holly Creek development. The runoff on the remainder of the property will continue to sheet flow across the property and be collected by the swales on the Holly Creek property. The stormwater system on the Holly Creek property include two detention ponds on the west side of the property that handle the stormwater collected in the swales from the hotel. As part of the Holly Creek approval,the stormwater management analysis factored in the stormwater needs of the hotel site, and sized the stormwater facilities to handle a possible build-out of this commercial site. Included were the two stormwater detention ponds, which would be used to treat and detain stormwater runoff from the Holly Creek residential development, the proposed hotel project, and the future neighborhood retail development. T.G. Miller P.C. has reviewed the hydrologic analysis and stormwater management design for the Holly Creek development(prepared by Gary L. Wood) and updated the data to incorporate the currently planned Hotel construction. It was determined that the assumptions used for the theoretical maximum build out of the hotel site were adequate, and that the stormwater management system at Holly Creek is sized appropriately to accommodate the Country Inn & Suites Hotel project. The stormwater facilities on the Holly Creek property should be installed prior to any construction on the Hotel parcel. The owner of the Holly Creek property has stated that construction of the drainage system for the Holly Creek Subdivision will occur this fall (2004). Sedimentation and erosion control will be important throughout construction and until disturbed areas can be established with new vegetation. The applicant has provided plans titled "Erosion and Sediment Control Plan—Temporary Practices" (C100), "Erosion and Sediment Control Plan—Permanent Practices" (C 101), and "Details" (C 300). These plans outline the sequencing of control measures, contain general erosion notes, detail the specific structural practices to be used,,and identifies the placement of the measures on the drawings. Temporary practices include silt fences, inlet protection, stabilized construction entrances, and temporary sediment trap on the Holly Creek property. The permanent practices include the use of stabilization control blankets on the slopes along with the permanent landscaping,riprap protection on the.outlet structures, and the use of ' the swales and detention ponds ori'the'Holly Creek site. 4. Transportation: The hotel proposal includes approximately 61 parking spaces on site with the primary entrance driveway off Danby Road located approximately 550 feet south of the Danby Road and West King Road intersection. This curb cut is designed to be a shared driveway with the adjacent property for any future neighborhood retail development. There is also a second curb cut located on West King Road approximately 100 feet west of the Danby Road and West King Road intersection. This curb cut is designed as only an exit and will be signed as.a right hand turn only. This curb cut would also provide access for emergency vehicles if heeded. Approvals will be required from NYSDOT for the shared driveway curb cut located on Danby Road. The applicants have provided a Traffic Impact Study prepared by SRF&Associates (dated August 30, 2004) which examined the existing and background conditions, the proposed development, and performed a capacity analysis. The study concludes that the proposed Country Inn & Suites development will not have a significant adverse impact on traffic operations in the area. The traffic analysis indicates that the proposed hotel is anticipated to generate between 38 and 40 weekday trips per hour during the morning and afternoon peak hours. Recent NYSDOT counts (2000) indicate that the Annual Average Daily Traffic(AADT) was approximately 8,800 vehicles trips per day. According to the capacity analysis, the Level of Service(LOS) at the Danby Road/King Road intersection currently operates at above average LOS "B" or better on all approaches during both peak hours studied. It is not anticipated that the LOS will change at the intersection as a result of the Hotel project. Both of proposed driveways are projected to operate at above average LOS "B" or better at both peak periods. In a separate letter from SRF&Associates (dated September 14,2004),two items in the traffic analysis were clarified relating to the number of rooms proposed (analysis done with original 69 room proposal) and the curb cut on West King Road (shown as exit in both directions). It is not anticipated that either item would adversely impact the results of the report. 5.Noise: The applicant has indicated in Part I of the Full Environmental Assessment Form that the project will produce operating noise exceeding the local ambient noise level during construction. This noise will be typical of construction related sounds and will be a relatively short-term impact, limited to the approximately 6 to 9 month construction period. This impact will primarily affect the residences around the Danby Road and West King Road intersection and generally during week day, day light hours. After construction, the operating noise level will not exceed the local ambient noise,level. 6. Growth and Character of Community or Neighborhood: According to the applicant, the proposed project will generate.approximately 30 jobs during construction, and will create 20 new permanent full time jobs and 10 new permanent part time jobs once the project is completed. There will not be any jobs eliminated as a result of this project. This site is designated as "Commercial/General Business" in the Town of Ithaca Comprehensive Plan(1993). The site is currently zoned Neighborhood Commercial (NC), but this hotel application was submitted under the previous zoning regulations (prior to the April 1, 2004 effective date) and zoned Business District"C". Under the Business District"C" requirements, a hotel is a permitted use with up to 30 sleeping rooms, and a hotel with more than 30 sleeping rooms is permitted with Special Approval from the Zoning Board of Appeals following a favorable recommendation from the Planning Board. Hotels are permitted in the new NC Zone by Special Permit, provided the facility fronts on a state highway, and the NC Zone has new size limitations (max. building size 7,500 sq.ft., unless the Planning Board, by Special Permit, authorizes the size to be increased to 10,000 sq.ft.). The existing neighborhood along State Route 96B consists largely of residential development to the south of the proposed hotel with a mix of residential and small commercial development to the north and east of the proposal. While this site has been designated by the Town in the Comprehensive Plan, and through the Town of Ithaca Zoning Ordinance for commercial development, the proposed hotel is a different use and is larger than the existing smaller neighborhood serving businesses in the immediate area. The current proposal has been reduced in scale from the original application for 69 rooms. The number of hotel rooms have been reduced to 58 rooms and the building is reduced from three to two stories. The parking lot has also been reduced from approximately 80 parking spaces to 61 spaces and the building will be placed on the site five feet lower than the current elevation. These changes have been made partly in response to comments on the size and scale of the building from both the Planning Board and the public at the previous sketch plan reviews. This notice is being distributed to: Involved Agencies: Kirk Sigel, Chair, Town of Ithaca Zoning Board of Appeals Others: Edward C. Marx, Commissioner,Tompkins County Planning Department Lenore Durkee, Chair,Town of Ithaca Conservation Board Kenneth Lynch, Director, Region 7, N.Y.S. Department of Environmental Conservation John M. Andersson, Tompkins County Department of Health Brian Wilbur,Fire Chief, City of Ithaca Fire Department Stan Birchenough,Resident Engineer, NYS Department of Transportation, Region 3 Cathy Valentino, Supervisor,Town of Ithaca Peter J.Trowbridge, Trowbridge&Wolf,LLP Zoning Board of Appeals • FILE DATE ADOPTED RESOLUTION: PB RESOLUTION NO. 2004-111 Preliminary Site Plan Approval, Preliminary Subdivision Approval, and a Recommendation to the Zoning Board of Appeals Regarding Special Approval Country Inn & Suites Hotel Danby Road & West King Road Intersection Town of Ithaca Tax Parcel No. 37-1-17.1 Planning Board, November 2, 2004 MOTION made by Kevin Talty, seconded by Larry Thayer. WHEREAS: 1. This project involves consideration of Preliminary Subdivision and Preliminary Site Plan Approval and a recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed Country Inn & Suites Hotel located at the southwest corner of West King Road and Danby Road (NYS Route 96B), Town of Ithaca Tax Parcel No. 37-1-17.1, Business District "C". The proposal involves subdividing off a +/- 2.74-acre parcel from the +/- 4.82-acre parcel for the construction of a 58-room hotel at the intersection. The proposal also includes 61 parking spaces, sidewalks, signage, landscaping, and lighting. David Auble, Owner; Trowbridge & Wolf, LLP for Jay Bramhandkar, Applicant; Peter J. Trowbridge, Agent, and 2. This is a Type I Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Site Plan Approval, Subdivision Approval, and Special Approval, has, on November 2, 2004, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Full Environmental Assessment Form Part I, submitted by the applicant, and a Part II prepared by Town Planning staff, and 3. The Planning Board, at a Public Hearing held on October 19, 2004, has reviewed and accepted as adequate, a packet of drawings and details titled "Country Inn and Suites Hotel" (Preliminary Site Plan Review), dated September 17, 2004, prepared by Trowbridge & Wolf, LLP, Jagat P. Sharma, Architect, T.G. Miller P.C., A.D Dixon and Company, and SRF Associates, and other material, and NOW THEREFORE BE IT RESOLVED: 1. That the Planning Board, in making its recommendation regarding Special Approval to the Zoning Board of Appeals, determines the following: a. there is a need for the proposed use in the proposed location, as demonstrated by the applicant; PB RESOLUTION NO. 2004-111 PAGE 2 b. the existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project; c. the specific proposed change in land use as a result of the proposed project is in accordance with a comprehensive plan of development for the Town of Ithaca. 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved. AND BE IT FURTHER RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary Subdivision Approval, as shown on the Preliminary Subdivision Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary Subdivision Approval for the proposed subdivision of Tax Parcel No. 37-1-17.1, totaling +/- 4.82 acres along Danby Road, into two parcels of +/- 2.74 acres and +/- 2.08 acres, as shown on the drawing entitled "Country Inn & Suites — Schematic Layout Plan," dated 09/17/04, prepared by Trowbridge & Wolf, LLP, conditioned upon the following: a. submission for signing by the Chairman of the Planning Board of an original or mylar copy of the final subdivision plat, and three dark-lined prints, prior to filing with the Tompkins County Clerk's Office, and submission of a receipt of filing to the Town of Ithaca Planning Department; b. submission of an easement and maintenance agreement for the shared driveway from Danby Road (NYS Route 96B) for review and approval of the Attorney for the Town, prior to the issuance of a building permit; AND BE IT FURTHER RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary Site Plan Approval, as shown on the Preliminary Site Plan Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary Site Plan Approval for the proposed Country Inn & Suites Hotel as shown on the plans included in the PB RESOLUTION NO. 2004-111 PAGE 3 packet titled "Country Inn and Suites Hotel" (Preliminary Site Plan Review), dated September 17, 2004, prepared by Trowbridge & Wolf, LLP, Jagat P. Sharma, Architect, T.G. Miller P.C., A.D Dixon and Company, and SRF Associates, and other material, conditioned upon the following: a. granting of Special Approval by the Zoning Board of Appeals, prior to Final Site Plan Approval; b. submission of record of application for and approval status of all necessary permits from county, state, and/or federal agencies, including but not limited to the Notice of Intent and Pollution Prevention Plan for NYSDEC and the driveway approval from NYSDOT; c. revision of plans to include the name and seal of the registered land surveyor or engineer who prepared the topographic and boundary survey, and the date of the survey, prior to the issuance of a building permit; d. submission of details (size, colors, lighting) of all proposed signs, prior to Final Site Plan Approval; e. completion of the approved stormwater drainage system (swales, detention ponds, etc.) on the adjacent Holly Creek site, prior to any site work or the issuance of any building permit for the Country Inn & Suites Hotel; f. construction of the two sidewalks which will connect to the Holly Creek trail and to the Neighborhood Retail Development site shall be constructed when those developments occur, and that the Director of Planning is granted the authority to permit minor modifications of the location of these sidewalks to correspond with the adjacent developments; g. submission of details of all building materials and colors, prior to Final Site Plan Approval; h. revision of "Schematic Planting Plan" (L103) to include additional low plantings (shrubs, perennials, etc.) between the front parking lot and' Danby Road, prior to Final Site Plan Approval; submission of construction / engineering details of all improvements, prior to Final Site Plan Approval; j. revision of plans to move the access drive to West King Road west to the extent possible, prior to Final Site Plan Approval. PB RESOLUTION NO. 2004-111 }, PAGE 4 The vote on the motion resulted as follows: AYES: Wilcox, Mitrano, Thayer, Howe, Talty. NAYS: Conneman. The motion was declared to be carried. STATE OF NEW YORK) COUNTY OF TOMPKINS) SS: TOWN OF ITHACA: I, Carrie Coates Whitmore, Town-Clerk/Deputy Town Clerk of the Town of Ithaca, New York, do hereby certify that the attached resolution is an exact copy of the same adopted by the Planning Board of the Town of Ithaca at a regular meeting on the 2nd day of November 2004. To e% ZIAS(49 pubt Town Clerk Town of Ithaca n!): December 13, 2004 DEC 1 3 2004 HACA Dear Town of Ithaca ZoningBoard of Appeals, TOWN G IZONIN PP � BUILDING/ZONING On Monday, December 13, 2004, Mr. David Auble and others will come before you seeking approval for their site plan for a Country Inn & Suites hotel on the corner of Route 96B and West King Road. I live a little over a thousand feet from the site on Stone Quarry Road and I have a problem with their proposal. Their hotel would be nearly 40,000 square feet, 250 feet long, and eighty feet wide, half the width (not counting their entrance canopy, plus pool and gym off the back), and most of the length of a football field, which is 300 feet long. Current zoning, Neighborhood Commercial, permits buildings of no more 7,500 square feet. Mr. Auble got his proposal in last spring just before current zoning took effect. Therefore, he is grandfathered in under the Business C classification. Business C permits a hotel of up to thirty rooms, unless he gets approval from the planning board and you for something larger. His proposal includes fifty eight rooms, more than fifty of which are suites, which are considerably larger than standard hotel rooms. It is my understanding that the Town re-zoned this property to Neighborhood Commercial to be more in keeping with the scale of other business in the area, to be in keeping with the residential nature of the neighborhood, and perhaps most of all to follow the spirit of trying to keep develop modest near Buttermilk Falls State Park as nearby conservation zoning seeks to. The site is only a few hundred feet from the park boundary and half a mile from its upper entrance. For twenty-four years I was in charge of environmental education and recreation services for Finger Lakes State Parks. Buttermilk Falls is classified as a "scenic park," unsurprisingly, and is a small and rich gem in the treasure of public lands in New York State. When over-sized commercial development is permitted near natural resources of this quality, they are compromised for ever. Buttermilk Falls State Park has been under assault on all sides from development that threatens to reduce its priceless aesthetic value. • Given that the Town has chosen to rezone this site with the intention of keeping the scale of development;modest, I think it would be going in the wrong direction for the Town to approve a large-scale exception to what was permitted even under the previous, more liberal zoning. Because the site was re-zoned Neighborhood Commercial, there should be no exception approved under.Business C:And this project, though perhaps good for the town overall, will do nothing for the neighborhood. Sincerely, 368 Stone Quarry Road Ithaca, N.Y. 14850 275-0344 owlgorge@a,earthlink.net , - , I.� io 5 • r• XF - • E4 ` ` �, r 4 � ESRI ArcExplorer 2.0 COUNTRY INN & SUITES town parcels (LOC) 0 forest home '''' --'- 0 389 I ag districts_county UNA_town 1999 1047 \\ 390 1044 1048 1049 CEA - 1- — 1048 1051 �--- roads town (NAME) 203 1050 1053 roads_ town zoning 4-1-04 (ZONE) 211 zo9 207 201 1058 ti 133 AG 0 W18 108o z(; tip-,: . C 12311g;, 10 1070 +/ 'f . 108 . , C C HDR K111 _ r Ir E KING RP 120 19f STATI l' 122 LC 124 1 128 LDR ,011.00 , �, LI 1103 1' _- LR I MDR NX '. 1111\ : , 115 MHP MR NC 1119 12 1123 OPC 1124 P VFR ..-0---\ Wednesday, Dec 1 2004 Property Description Report For DANBY RD in Ithaca (Town) Page 1 of 1 Property Description Report For DANBY RD in Ithaca (Town) Owner Information Y G AUBLE, DAVID C 111 W KING RD ITHACA NY 14850DAVID C AUBLE Status Re-Activated Roll Section Taxable Swis 503089 Tax Map #: 37.-1-17.1 Zoning Code Site 1 Neighborhood 30020 Property Class Vacant Comr Land Assessment $100,000 Total Assessment $100,000 Total Acreage 15.08 School District Ithaca Deed Book 793 Deed Page 174 Structure Area Building Style 0 - Unknown Living Area 0 sqft Bathrooms 0 First Story Area 0 sqft Bedrooms 0 Second Story Area 0 sqft Kitchens 0 Half Story Area 0 sqft Fireplaces 0 Additional Story Area 0 sqft Overall Condition Unknown 3/4 Story Area 0 sqft Overall Grade Unknown Finished Basement 0 sqft Porch Type Unknown Number of Stories 0 Porch Area 0 sqft Year Built Basement Type Unknown Basement Garage Cap 0 Attached Garage Cap 0 Utilities Last Sale Sewer Type Comm/Public Sale Date N/A Water Supply Comm/Public Sale Price N/A Utilities Gas/Elec Valid N/A Heat Type Unknown Arms Length N/A Fuel Type Unknown Prior Owner N/A Central Air No Land Types Land Type: Primary Acreage: 6.00 Size: O x 0 Land Type: Residual Acreage: 9.08 Size: O x 0 httn•//asmsrin.tmmnkins-co.org/imate/nrintable.asn?ima=httn://asmsdh.tomnkins-co.ora/imateimages/... 12/1/04 December 17, 2004 _., ��} �� Mr. John Barney, Attorney p EC 1 7 2004 Town of Ithaca Dear John, I have attached a copy of a memorandum about "ex post facto zoning application" that the City attorney's office compiled several years ago that may have important implications for the Country Inn & Suites proposal in the Town of Ithaca. I am giving this to you in advance of the Zoning Board of Appeals meeting on Monday, December 20, 2004 when Mr. Auble and Mr. Bramhandar will be appealing the Business C classification limit on the size their hotel. You may want to consider its conclusions. The memo concludes: "Under New York State law, a property owner must comply with changes in a zoning ordinance to a property even when the change occurs following approval of a proposed project." I think the case law cited in this memo could subject the Town to legal challenge. Even though the developers submitted their initial proposal during the transition period before the new neighborhood commercial classification took effect, the new zoning trumps the old zoning regardless, and that the project really is covered by the new zoning limitations. Sincerely, Tony Ingraham 368 Stone Quarry Road Ithaca, NY 14850 275-0344 owlgorge@earthlink.net cc: Kurt Sigel Jonathan Kanter Andy Frost CITY OF ITHACA 108 East Green Street Ithaca, New York 14850-5690 � fT11f fTT'I'1[t; . .. �% OFFICE OF THE CITY ATTORNEY j --=-• O� Norma IX!Schwab,City Attorney Telephone: 607274.6504 `•,O,p�„u,..-f\ ,PoA00__ Patricia Dunn,Assistant CityAttorney Fax: 607/274-6507 "' Khandikile DI.Sokoni,Associate Attorney MEMORANDUM OWE E 11 To: Norma Schwab, City Attorney AUG I 0 2000 From: Liza Kazarinoff, Legal Intern / Date: August 10, 2000 _ I Re: Ex Post Facto Zoning Application Preliminary Statement The City Attorney's Office is researching the application of new zoning regulations on pending submissions of building projects to the Zoning Board. This memorandum will discuss the effect of changing the zoning ordinance while a project is submitted to the board, after construction on the proposed project has begun, and an appeal of the zoning. Question Presented What new zoning ordinance applies to a pending building project submitted to the Zoning Board when prior to the ordinance change, which type of zoning applies? Brief Answer The new ordinance applies to the proposed project. Under New York State law, a property owner must comply with any change zoning of their property, even after approval of a proposed project. The only remedy available to a landlord who wants to enforce the prior zoning requirements, is to show that the Zoning Board abused discretion, delayed in approving the proposed project until the zoning change, or acted maliciously toward the property owner. Applicable Law King Road Materials, Inc. v. Garafalo, 173 A.D.2d 931, 569 N.Y.S.2d 790 (1991). Magee v. Ricco, 158 A.D.2d 53, 557 N.Y.S.2d 759 (1990). Cleary v.Bibbo, 241 A.D.2d 887, 660 N.Y.S.2d 230 (1997). Paliotto v. Dickerson, 22 A.D.2d 929, 256 N.Y.S.2d 55 (1964). Preble Aggregate,Inc. v. Town of Preble, 263 A.D.2d 849, 851, 694 N.Y.S.2d 788 (1999). Theriault v. Town of Farmington Planning Bd., 199 A.D.2d 1059, 608 N.Y.S.2d 910 (1993). Discussion I. A new zoning ordinance is applicable to all pending permit applications except in special circumstances An amendment to a zoning law changing certain building requirements or outlaws a specific use will apply to all pending permit applications, even where an owner submitted a master plan for the property. King_Road Materials, Inc. v. Garafalo, 173 A.D.2d 931, 932, 569 N.Y.S.2d 790 (1991). Where a city changes an area from commercial zoning to residential zoning, all pending commercial permits will be denied even where a company spent a significant amount of time and money in developing plans for a commercial site. Magee v.Ricco, 158 A.D.2d 53, 57, 557 N.Y.S.2d 759 (1990) (where plaintiff planned to build a gas station, a previously zoned commercial district). A special circumstance is only found where a property owner can show"malice, oppression, manipulation, or corruption"on the part of the planning board to "deliberately [delay] rendering a determination."King Road Materials, 173 A.D.2d at 933. In addition if the Board acted in bad faith, and unduly delayed in acting upon the application, a court enforce the original zoning law. However, a delay of even one and half years is not considered extraordinary. Cleary v. Bibbo, 241 A.D.2d 887, 888, 660 N.Y.S.2d 230 (1997). 2. A Property Owner does not have a'vested right in a zoning ordinance unless there has been substantial improvement on the property in reliance of the previous zoning. There must be substantial improvement on a property in order for an owner to claim That he or she has a vested right in the zoning of that property. Paliotto v. Dickerson, 22 A.D.2d 929, \\CITYHALLSERVER\VOL2\ATTORNEY\Liza\Ex Post Facto Zoning.doc 2 • 930,256 N.Y.S.2d 55 (1964). An owner must show that he or she made"substantial changes and incurred substantial expenses to further development" in relying on the previous zoning. Where a property owner obtains proper zoning for a project, but the law subsequently changes,the owner cannot acquire a vested right to complete the project unless the there is extreme deprivation, substantial hardship, and inequitable loss. Preble Aggregate,Inc. v. Town of Preble, 263 A.D.2d 849, 851, 694 N.Y.S.2d 788 (1999): But even spending$240,000 to obtain the required permits does not create a vested right in the property owner. Preble Aggregate, Inc. at 851. 3. The zoning that exists atihe time ofjudgment controls the zoning of the property The zoning that exists at the time a court renders judgement on a proceeding is the zoning law that should be enforced. Theriault v. Town of Farnungton Planning Bd., 199 A.D.2d 1059, 608 N.Y.S.2d 910 (1993), and Magee, 158 A.D.2d at 60. Thus, even if a lower court upholds judgment on a zoning ordinance, if the ordinance subsequently changs pending an appeal, the property owner must abide by the new variance. Conclusion Under New York State law, a property owner must comply with changes in a zoning ordinance to a property even when the change occurs following approval of a proposed project. Absent malice, abuse, and corruption of the planning board, a Court will uphold the zoning change and render judgment according to the present zoning law. 3 \\CITYHALLSERVER\VOL2\ATTORNEY\LizaTx Post Facto Zoning.doc TROWBRIDGE & WOLF , LLP Landscape Architects Planners DATE: 30 November 2004 PROJECT: Country Inn T&W Project No: 2003064 El LETTER OF TRANSMITTAL 0 1st Class ❑ Fed Ex 0 Pickup El Other—Hand Deliver 0 FAX COVER SHEET NUMBER OF PAGES Including Cover ❑x ❑ 0 0 • Andrew Frost • Town of Ithaca Zoning Board of Appeals 215 N.Tioga St. Ithaca,NY 14850 0 ❑ ❑ 0 COPIES.. DATE DESCRIPTION • ACTION 10 11/30/04 Request for Special Approval ACTION O FOR INFORMATION O FOR REVIEW O FOR APPROVAL ® AS REQUESTED REMARKS: COPIES TO: SIGNED: Annette R. Marchesseault • 1345 Mecklenburg Road Ithaca, New York 14850 607. 277. 1400 FAX 607. 277.6092 Country Inn and Suites Hotel Ithaca, New York Zoning Board of Appeals TROW BRIDGE && WOLF,LLP ..e Landscape A rchitects Planners 1345Mecklenbumg Road.Ithaca,New Yoh . - '607-277-1400 • Jagat P.Sharma,Architect 312 East Seneca Street Ithaca,NewYont 14650 - Phone:(607)272-9361 Fax(607)272-0505 T C. MILLER P.C. EN 1 T. R5 AND SURVEYORS G M.A. IRCE1 Me, 607_,,,_5477 A.D Dixon and Company 310 West State Street Ithaca,NewYork 14850 SRF Associates 3495Winton Place Building E,Suite 110 Rochester,NY 14623 \ 30 November2004 2003064 -- l 1 Country Inn and Suites Hotel Ithaca, New York Zoning Board of Appeals rTROW BRIDGE & W OLF,LLP - Landscape Architects Planners A- II'a' 1345MakleMmg Road.Ithaca,New York 607-277-1400 Jagat P.Sharma,Architect 312Easl Seneca street Ithaca,NewYork 14850 Phone:(607)272-9361 Fax(607)272-0505 T T. C. MILLER P.C. ■�1^+ N C0Ln,Q45 SURVEYORS Hrt Y�i 5 931 m7-va6m w.c+6ow uu� AD Dixon and Company 310WestStateStreet Ithaca NewYork14850 SRF Associates 3495Wnlon Place l Building E,Suite 110 Rodhesler,NY 14623 30 November2004 2003064 TROWBRIDGE & WOLF, LLP Landscape Architects Planners "Th J .Th 29 November 2004 rl Mr.Andrew Frost Director of Building and Zoning Members of the Zoning Board of Appeals Town of Ithaca 215 N.Tioga Street Ithaca,New York 14850 Re: Country Inn and Suites Hotel: Review for Special Permit Dear Andy: This letter transmits to you information in regard to a request for a ZBA Special Permit for the proposed Country Inn and Suites hotel at the intersection of West King Road and Route 96B in the Town of Ithaca,to be considered at the December 20,2004,ZBA meeting.This report includes information previously reviewed and approved by the Town Planning Board for Preliminary Site Plan Review,as well as information specific for ZBA Special Permit consideration. Included are the following: • Rationale for Special Permit • LEAF for SEQR Review • Application for Special Permit • Project Location Map • Schematic Layout Plan • Schematic Grading Plan • Schematic Planting Plan • Schematic Site Details • Schematic Sediment and Erosion Control Plan • Schematic Utilities Plan • Schematic Utilities Details • Schematic Building Floorplans(tat&2nd Floors)Prepared by Jagat P. Sharma • Photograph of Existing Country Inn&Suites Hotel and Example of Proposed Hotel • Drainage Study Analysis Prepared by TG Miller • Traffic Study prepared by SRF&Associates Traffic Consultants • Demand Study Prepared by A.D.Dixon&Company • Letter of approval from Ithaca Fire Department • NYSDOT Correspondence • Owner certification letter • Letter of Agreement From Owner RE Easements ',. Project Summary The proposed project is a 58-room,two-story hotel with parking for 61±cars,to be sited on a 2.74±acre lot at the southwest corner of the West King Road/Route 96B intersection.The customer base for the hotel is expected to be comprised of extended stay clients. Regionally, a typical visitor's stay at a Country Inn&Suites is three days. 1345 Mecklenburg Road Ithaca, New York 14850 607.277. 1400 FAX 607. 277. 6092 • As you may be aware,this project first was submitted to the staff and Planning Board in March-of 2004 in the sketch plan process as a 69-room,three story hotel with parking for 80±cars.During the sketch plan process the building was reduced to 67 rooms and two stories,and then reduced �J again to the proposed 58-room size,in response to comments from the Planning Board and our -Th financial feasibility studies.In addition,the building location was moved further south during the sketch plan process,allowing for more generous site development,and the building was /C topographically lowered on the site by 5'±to reduce its apparent height and grading impacts on the site.Parking also was eliminated on the west side of the hotel and greatly reduced on the north side to mitigate impacts associated with traffic between the hotel,Holly Creek residential areas,and West King Road. The existing site is currently a 4.82±acre parcel,to be subdivided into two lots, a 2.08±acre lot and a 2.74±acre lot, on which the Country Inn&Suites hotel is proposed. The site size and acreage was reduced for our last submission to the Planning Board in late September related to c concerns about retaining a large enough site for future neighborhood retail development on the remaining retail parcel.The current zoning for this site is Business District C,in which a hotel is an allowable use. Current site development includes parking,sidewalks, signage,landscape, buffer areas and lighting. The project site will be accessed primarily from a proposed driveway on Route 96B. A secondary exit driveway is proposed on West King Road,which will also serve as fire and emergency access to the site. Parking for 61 ±cars is provided on site. SRF&Associates has provided a traffic study and is assisting in approvals and permitting with NYSDOT. Fire circulation and access has been approved by Dan Tier of the Ithaca Fire Department. .- ' A preliminary drainage study was prepared by Gary L.Wood,PE for the Holly Creek subdivision,which included assumptions for theoretical build out of the Country Inn site and the site immediately to the south.T.G.Miller,P.C.has reviewed this study and has found that the assumptions used for the theoretical build out of the Country Inn site were adequate, and the storm water management system at Holly Creek is sized appropriately to accommodate the Country Inn project as proposed. Site drainage at the Country Inn site consists of surface drainage and a storm system that is piped into swales and,ultimately,water quality basins sized for both the proposed hotel project and the Holly Creek residential area. Landscaping includes deciduous trees along the NYS Route 96B right-of-way, deciduous and evergreen plantings on the north and west sides of the property to buffer the adjacent residential zone, and ornamental plantings around the building. We look forward to reviewing this project with you and the BZA at the December 20,2004 Board meeting. C' Sincerely, r eWI/i/v • Peter J.Trowbridge,FASLA t_' Principal Enclosures � 1345 Mecklenburg Road Ithaca, New York 14850 607.277. 1400 FAX 607.277.6092 Country Inn&Suites Hotel Town of Ithaca,NY TABLE OF CONTENTS Rationale for Special Permit Project Narrative Long Environmental Assessment Form—Part I Project Location Map • Site Plans and Details: Site Context Plan Schematic Demolition Plan—L100 Schematic Layout Plan—LI01 Schematic Grading&Drainage Plan—L102 Schematic Planting Plan—L 103 Schematic Site Details—L104 Schematic Site Details—L105 Schematic Erosion& Sediment Control Plari,Temporary Practices—C100 Schematic Erosion&Sediment Control Plan,Permanent Practices—C101 Schematic Site Utility Plan—C200 Schematic Site Utility Details—C300 Schematic Site Utility Details—C-301 -, Schematic 1"Floor Plan—A-1 Schematic 2nd Floor Plan—A-2 Photographs of Existing Neighborhood Conditions Photograph of Existing Country Inn&Suites Hotel&Example of Proposed Hotel Owner's Certification Letter Letter of Agreement from Owner RE Easements Letter of Approval from Ithaca Fire Department Appendix 1: Traffic Impact Study and DOT Correspondence Appendix 2: Market Demand Study Appendix 3: TG Miller Review of Holly Creek Stormwater Drainage Study Appendix 4: Light Fixture Product Information Appendix 5: Economic Analysis Country Inn&Suites Hotel Town of Ithaca,NY I RATIONALE FOR SPECIAL PERMIT The Country Inn and Suites Hotel was submitted initially for Sketch Plan Review to the Town of Ithaca Planning Board in March 2004. Subsequently,the project has developed under the "old" language for the Business District Zone C, in which a hotel of up to 30 rooms is allowable. Since the proposed hotel is 58 rooms,we are requesting the 28 additional rooms be allowed under Special Permit. We have provided a project cost estimate clarifying the financial hardship and lack of feasibility of a hotel to be developed on this site for any fewer rooms than the 58 proposed. A.D.Dixon and Company has also developed a Demand Study(see Appendix 2) outlining the need for suite style rooms for an extended stay hotel clientele.A.D.Dixon has also discussed in the Demand Study the rationale for a suites hotel for this site in the Town of Ithaca. We have conducted an economic analysis of the proposed Country Inn and Suites project. Our review compared the viability of a 58-room property, as approved by the Town of Ithaca Planning Board,with a 30-room property that can be developed as of right under applicable zoning regulations. Development cost estimates and pro-forma operating information for the 58-room property were provided by the applicant,Jay Bramhandkar.We have independently and reasonably verified the operating costs through informal interviews with other hotel operators.Development cost estimates for a 30-unit property were derived, in part, from the RSMeans Building Construction Cost Data, 2005, 63'd Edition. Pro-forma operating results for a 30-unit property were developed in cooperation with Mr.Bramhandkar.The average occupancy figure of 65%used in our calculations came directly from the most recent release of Smith Travel Research. We noted that development costs do not diminish on a strict pro-rata basis when comparing the two scenarios of 30 rooms and 58 rooms.We further noted that several categories of operating expenses either did not diminish at all, or did not do so on a pro-rata basis. Certain expenses,both development related and operations related, are unchanged regardless the size of the hotel. Development always carries a level of risk. In exchange for accepting that risk, a developer and his investors will typically expect an annual pre-tax return in excess of 20% as it pertains to the development of an apartment complex,shopping center, or office building.Because hotel properties are operating businesses with a much higher degree of risk, the returns required by a developer and his investors are naturally higher. Our analysis assumed that the property will be financed at a loan to value ratio of 80/20,with a rate of 9%and a term of 15 years.We further assumed an annual growth in revenue and expenses of 2.5%,with the exception of real estate taxes which were assumed to increase by 5%per year. Average occupancy was kept at 65%.Loan terms were in accordance with those Mr. Bramhandkar has been approved for.Franchise fees were excluded from all calculates related to the 30-unit property as it is our opinion that no franchise is available at that number of rooms. Country Inn &Suites has already indicated that they will not approve a franchise for the site if restricted to 30 rooms. Our conclusion is that a 30-room property cannot be economically developed on the site,with or without the amenities proposed for the larger property.Those amenities which include a pool, public areas, and modest dining facilities are essential to the success of any hotel operation in the region. Our analysis concludes that such a property will yield a first-year pre-tax return on investment of 3.8%. Conversely,a 58-room property yields an acceptable minimum pre-tax return of 30.8%making it a viable development. 1 Country Inn&Suites Hotel Town of Ithaca,NY We believe that the development, as proposed,will result in the introduction of a proven brand to the local market, one offering an extended-stay suites arrangement neither available in the market nor contemplated by other developers. 2 Country Inn Suites Hotel Economic Analysis 58 Rooms 30 Rooms Construction Costs $ 2,500,000 $ 1,500,000 Furniture,Fixtures 200,000 120,000 _ Common Areas 180,000 120,000 Pool 65,000 65,000 Land Cost 275,000 275,000 Franchise Fees 58,000 - Closing Costs,Reserves 250,000 175,000 Total Costs $ 3,528,000 $ 2,255,000 Debt Qo 80% $ 2,822,400 $ 1,804,000 Equity $ 705,600 $ 451,000 Cash Flow Analysis-58 Rooms Year 1 Year 2 Year 3 Year 4 Year 5 Gross Revenues $ 1,032,038 $ 1,057,838 $ 1,084,284 $ 1,111,392 $ 1,139,176 Wages,Salary 130,000 133,250 136,581 139,996 143,496 Maintenance 26,000 26,650 27,316 27,999 28,699 Supplies 30,000 30,750 31,519 32,307 33,114 Advertising 25,000 25,625 26,266 26,922 27,595 Utilities 48,000 49,200 50,430 51,691 52,983 Taxes 65,000 68,250 71,663 75,246 79,008 Office Expense 10,000 10,250 10,506 10,769 11,038 Training/Travel 5,000 5,125 5,253 5,384 5,519 Insurance 15,000 15,375 15,759 16,153 16,557 Telephone/Internet 12,000 12,300 12,608 12,923 13,246 Cable 8,000 8,200 8,405 8,615 8,831 Legal,Accounting 4,000 4,100 4,203 4,308 4,415 Franchise Fees 92,883 95,205 97,586 100,025 102,526 Total Expenses $ 470,883 $ 484,280 $ 498,094 $ 512,338 $ 527,027 Net Operating Income $ 561,154 $ 573,558 $ 586,191 $ 599,054 $ 612,149 Debt Service $ 343,520 $ 343,520 $ 343,520 $ 343,520 $ 343,520 Cash Flow $ 217,634 $ 230,038 $ 242,671 $ 255,534 $ 268,629 Return on Equity Before Taxes 30.8% 32.6% 34.4% 36.2% 38.1% Cash Flow Analysis-30 Rooms Year 1 Year 2 Year 3 Year 4 Year 5 Gross Revenues $ 533,813 $ 547,158 $ 560,837 $ 574,858 $ 589,229 Wages,Salary 120,000 123,000 126,075 129,227 132,458 • Maintenance 6,000 6,150 6,304 6,461 6,623 Supplies 20,000 20,500 21,013 21,538 22,076 Advertising 25,000 25,625 26,266 26,922 27,595 Utilities 30,000 30,750 31,519 32,307 33,114 Taxes 44,200 46,410 48,731 51,167 53,725 Office Expense 10,000 10,250 10,506 10,769 11,038 Training/Travel 5,000 5,125 5,253 5,384 5,519 Insurance/Internet 11,000 11,275 11,557 11,846 12,142 Telephone 12,000 12,300 12,608 12,923 13,246 Cable 8,000 8,200 8,405 8,615 8,831 Legal,Accounting 4,000 4,100 4,203 4,308 4,415 Franchise Fees - - - - - Total Expenses $ 295,200 $ 303,685 $ 312,437 $ 321,467 $ 330,782 Net Operating Income $ 238,613 $ 243,473 $ 248,399 $ 253,391 $ 258,447 - Debt Service $ 221,516 $ 221,516 $ 221,516 $ 221,516 $ 221,516 Cash Flow $ 17,097 $ 21,957 $ 26,883 $ 31,875 $ 36,931 Return on Equity Before Taxes 3.8% 4.9% 6.0% 7.1% 8.2% Country Inn&Suites Hotel Town of Ithaca,NY PROJECT NARRATIVE Introduction The Country Inn and Suites Hotel which is being proposed on the southwest corner of the intersection of West King Road and Danby Road(Route 96B)is located on the Holly Creek Subdivision.(Project Location Map and Drawing L101a) The 4.82+acre lot which is zoned Business District C,will be subdivided into two parcels: a 2.74±acre parcel for the Country Inn and Suites hotel,and a 2.08+acre parcel on which neighborhood retail development will occur in the future.(See Drawing L101 for the subdivision plan.)The two parcels are divided naturally by an intermittent drainage way. Hotels are allowed in the Business District C zone.The Country Inn and Suites hotel will support the existing neighborhood retail services and those expected in the future,since limited services and food will occur on the hotel premises.While there is not a specific proposal for the neighborhood retail area adjacent to and south of the Country Inn and Suites hotel, such hotels often attract neighborhood convenience stores,pharmacies and restaurants,which the hotel will support, and likely create a market demand. The Country Inn and Suites Hotel program is unique in the Ithaca area. It is a family-oriented facility with facilities for extended stays(three(3)days typically),and opportunities for small academic or business conferences.(See Appendix 2 for Country Inn and Suites Hotel Demand Study and Business Proposal.) Site Program and Adjacent Development This Country Inn and Suites Hotel Preliminary Site Plan proposal has been modified several times in response to comments provided by the Town of Ithaca Planning Board and Town of Ithaca Planning Staff during the Sketch Plan Review process.The hotel facility originally was proposed in March 2004 as a 69-room,three-story structure with approximately 82 parking spaces.The height of the roof would have exceeded the maximum allowable height. When the Planning Board indicated that the original size was too large,the proposed facility was reduced to a 67-room, three-story facility with approximately 72 parking spaces,the pitch of the roof was reduced so it would not exceed the maximum allowable height,and the proposed grading was revised to set the building approximately five feet lower on the site.This proposal was reviewed by the board in April 2004.The board indicated that it was uncomfortable with a three-story facility so the building was re-designed to be a 67-room,two-story structure with approximately 72 parking spaces,and the proposed lot size was increased by approximately .21 acres to accommodate the larger building footprint.When the board reviewed this proposal in July 2004 it expressed concern that a larger lot size may not leave enough space for reasonable neighborhood commercial development on the remaining parcel.Based on those comments, the facility was reduced again to the current proposal,which is a 58-room,two-story facility, with approximately 61 parking spaces, located on the originally proposed 2.74 acre parcel at the southwest corner of the intersection of Danby and West King Roads.This 58 room hotel program was based upon anticipated project costs,the project Demand Study,as well as site considerations. The proposed grading plan sets the first-floor level of the building approximately five feet below Danby Road, which is typical of building placement along the west side of the road in this area.This mitigates the building height and mass as viewed from Danby and West King Roads. The site has been significantly altered due to filling which occurred approximately 15 years ago. Subsequently,much of the existing site vegetation consists of invasive and non-native species. The site has little agricultural value due to several feet of fill material that has been added to the site.The hotel and associated parking will occupy the center of the parcel where most of the fill 3 Country Inn&Suites Hotel Town of Ithaca,NY has been placed. Setback requirements and buffering from adjacent residential zones are satisfied by this placement of the building and parking. Businesses which are in the immediate vicinity of the proposed hotel include Sam Peters - Furniture Store and Big Al's, a convenience store and gas station east of the site on Danby Road. The parcel to the south of the proposed hotel is vacant but zoned Business C,neighborhood retail. The area immediately to the west is vacant,but has site plan approval for townhouses within the - Holly Creek development. A Zebart under coating garage is immediately to the north of the proposed hotel, also on the corner of West King and Danby Roads.The northeast corner of the intersection is vacant,but it has been long considered as a possible site for a landscape and contracting business. (See photographs of the existing neighborhood conditions.) Demand Study Observations The Country Inn and Suites Hotel demand study developed by A.D.Dixon and Company has - focused on a broad constituency,as outlined in the attached demand study. (See Appendix 2)The suites concept serves a broad base of the community and visitors,including faculty who are interviewing at the nearby colleges and university, and faculty and people with local industry who are relocating and need temporary housing for a week or more.Visiting students and parents who stay for more than a day will find this an appropriate facility.There is also a need for athletic teams to stay in the area for multiple-day events. The demand study shows that extended stay clients need more than just a hotel room. They need reasonable amenities for an extended stay by creating a suite layout which allows for a separate - living room and bedroom, a mini-kitchen for eating,food storage,refrigerator and kitchen utensils.The hotel includes a business center for office needs,meeting rooms for office and small conference facilities, a pool, and exercise rooms. In reviewing nationally recognized franchise hotels,none had as few as 30 rooms. ,. Traffic The site primarily will be accessed from a proposed curb cut on Danby Road, approximately 500 feet south of the intersection between Danby Road and West King Road. This curb cut would be shared with any future neighborhood retail development on the parcel to the south. SRF& Associates has conducted a Traffic Impact Study, characterizing traffic and trip generation.The - SRF study concludes that the proposed Country Inn & Suites Hotel facility will not have a significant adverse impact on traffic operations in the area. (See Appendix 1)The SRF study and the layout plan have been reviewed by NYSDOT,Design Division,in Syracuse,New York. Mother curb cut is proposed on West King Road, approximately 100 feet west of the Danby Road and West King Road intersection.This curb cut has been located further west on West King Road, as suggested by staff during the sketch plan review process, and has been designed and - signed for right hand turns and egress only.It will be used for both access and egress for emergency vehicles as needed.Many visitors to the hotel will be unfamiliar with the street and road system in Ithaca and are likely to take Danby Road north to downtown Ithaca, the Commons, and associated restaurants and services,rather than take other local roads. A commercial waste hauler will be contracted for dumpster/compactor servicing. The dumpster - has a four(4) sided enclosure. (See Drawing LI04 Site Details.) 4 Country Inn&Suites Hotel Town of Ithaca,NY Landscape and Lighting The proposed landscape plan provides for a buffer planting as required between different land use zones. This is a combination of evergreen and deciduous trees. More ornamental plantings surround the building,also providing a spatial separation from ground-level windows and walkways. Clusters of large canopy deciduous trees are proposed in the broad lawn area along Danby Road. None of these plants are on the Tompkins County List of Invasive Plants (R. Wesley). The planting schedule is provided below and referenced on the landscape plan. QUAN. SYMBOL BOTANICAL NAME COMMON NAME SIZE COMMENTS TREES(LAWN) 15 AF Acer freemanii'Autumn Autumn Blaze Hybrid Maple 21/2'-3"Cal. Blaze' B+B 3 MD Malus x'Donald Wyman' Donald Wyman Crabapple 5-6'Ht.B+B Heavy 5 SR Syringa reticulata'Ivory Ivory Silk Lilac 5-6'Ht.B+B Silk' TREES(BUFFER) 3 AB Abies concolor White Fir 6-8'B+B 17 AC Acer campestre Hedge Maple I'/A"- 13"Cal. Branched to 4' B+B min. 14 CO Celtis occidentalis Common Hackberry 1''/a"- Ph"Cal. Branched to 4' B+B min. 17 PS Pinus strobus Eastern White Pine 6-8'B+B SHRUBS 43 BG Mucus'Green Velvet' Green Velvet Boxwood 20-24"Ht.,#3 Cont. 33 MP Myrica pennsylvanica Bayberry 18"Ht.,#3 Heavy Cont. 19 Fl Forsythia x intermedia Lynwood Gold Forsythia 24-30"Ht.,#3 'Lynwood Gold' Cont. 24 JS Juniperus sabina'Buffalo' Buffalo Juniper 20-24"Ht.,#3 Cont. 35 SB Spirea bumalda Goldflame Spirea 20-24"Ht.,#3 'Goldflame' Cont. 21 SM Syringa meyeri'Paliban' Dwarf Korean Lilac 20-24"Ht.,#3 Cont. 12 VR Viburnum Alleghany Viburnum 24-30"Ht.,#3 rhytidophylloides Cont. 'Alleghany PERENNIALS 80 HSD Hemerocalis'Stella D'oro' Stella D'oro Daylilly #2 Cont. 32 PAH Pennisetum alopecuroides Dwarf Fountaingrass #2 Cont. 'Hameln' The light fixtures selected are sharp cut-off fixtures with house-side shielding which will be used to eliminate off-site light spillage. Cut sheets of the luminaire and pole are attached. Light pole footing details are provided on the detail sheets. Pedestrian Circulation All walkways shown on the site plan will be constructed of medium duty concrete. The walkways will provide convenient and safe connections between all building entrances. A walk linking to West King Road and ultimately to the signalized intersection is proposed to provide a 5 Country Inn&Suites Hotel Town of Ithaca,NY safe pedestrian crossing of Danby Road. As suggested by staff, accommodations for future walkways are shown on the site plan connecting to: - 1. The recreation path system proposed on the Holly Creek project; and 2. The proposed neighborhood retail area,south of the proposed hotel site. These additional walkways would be constructed when the adjacent project(s) are constructed. Hydrology and Stormwater Management Gary Wood,P.E.,completed a hydrologic study and stormwater management system for the Holly Creek subdivision which included assumptions for theoretical maximum build out of the 2.74-acre Country Inn site and the 2.08-acre site immediately to the south.The Holly Creek stormwater system consists of two basins that will collect run-off from the two sites adjacent Danby Road as well as the Holly Creek site. T.G.Miller P.C.reviewed the Gary Wood hydrologic and stormwater management, and determined that the assumptions used for the theoretical build out of the Country Inn site were adequate,and the storm water management system at Holly Creek is sized appropriately to accommodate the Country Inn project as proposed.(See Appendix 3)A Storm Water Pollution Prevention Program report will be completed for DEC review when the Country Inn project received preliminary site plan approval. Off-site improvements in the Holly Creek residential area are unaffected.Temporary and permanent erosion and sediment control plans are shown in Drawings C100 and C101. On-site storm drainage structures and piping are provided. Catch basin locations are shown on the Grading Plan L102,and the subsurface utilities plan and details are shown on Drawings C200, C300 and C301. Storm pipes day-light into the stone reinforced swales on the Holly Creek residential area. The intermittent drainage swale that currently runs between the Country Inn site and the 2.08-acre site to the south is proposed to be culvertized to a limited extent,with fill placed at the surface. In addition to eliminating the need for retaining walls, filling in this area also will make the delineation between the two sites less apparent,allowing them to perceptively operate as a shared site. Water and Sewer Service T.G.Miller,P.C.has designed the utility services for this project, including municipal water and sewer service,in coordination with approved site plans for the Holly Creek subdivision. (See Drawing C200.) Photographs Two photographs are provided to compare the size of the proposed hotel with the size of an existing hotel.The first photo is of a three-story, 81-room Country Inn and Suites Hotel in Cortland,New York.The second photograph is a modification of the first photo, showing the proposed two-story hotel with 58 rooms.The modified photograph approximates what the proposed hotel would look like from the intersection of Danby and King Roads near Sam Peters. It characterizes the height and roof line,and is intended to indicate the building size only.It is not a simulation of the hotel with associated landscape being proposed in this project.The ultimate neighborhood character will be that of two-and three-story buildings on the Holly Creek subdivision,as well as the one-and two-story buildings that now exist in the area. 6 LEAF LONG ENVIRONMENTAL ASSESSMENT FORM-PART 1 Project Information By Applicant NOTICE: This document is designed to assist in determining whether the action proposed may have a significant effect on the environment. Please complete the entire form. Answers to these questions will be considered as part of the application for approval and may be subject to further verifications and public review. Provide any additional information you believe will be needed to complete PARTS 2 and 3. NAME AND LOCATION OF PROJECT COUNTRY INN&SUITES HOTEL; NAME AND ADDRESS OF OWNER(if different) SW CORNER OF WEST KING ROAD&NYS. RT. 96B David Auble (Name) NAME AND ADDRESS OF APPLICANT 111 West King Road (Street) (Name) Ithaca,New York 14850 Trowbridge&Wolf,LLP for Jay Bramhandkar, (P.O.) (State) (Zip) Developer BUSINESS PHONE: 607-272-5529 (Street) 1345 Mecklenburg Road,Ithaca, NY 14850 TYPE OF PROJECT: 58-ROOM HOTEL WITH (P.O.) (State) (Zip) ASSOCIATED PARKING BUSINESS PHONE: 607.277.1400 (PLEASE COMPLETE EACH QUESTION-indicate N.A. if not applicable) A. SITE DESCRIPTION (Physical setting of overall project,both developed and undeveloped areas) 1. Present land use: Urban,Industrial ,Commercial ,Residential(suburban) Rural(non farm) X ,Forest ,Agriculture ,Other 2. Total area of project: 2.74 acres,or square feet. Approximate Area: Presently After Completion Meadow or Brushland 2.05 acres/sq. ft. NA acres/sq. ft. Wooded 0.69 acres/sq. ft. 0.69 acres/sq. ft. Agricultural NA acres/sq. ft. NA acres/sq. ft. Wetland(as per article 24 of E.C.L.) NA acres/sq. ft. NA acres/sq. ft. Public NA acres/sq. ft. NA acres/sq. ft. Water Surface Area NA acres/sq. ft. NA acres/sq. ft.. Unvegetated(gravel drive) NA acres/sq.ft. NA acres/sq. ft. Roads,buildings,and other NA acres/sq. ft. 1.19 acres/sq. ft. paved surfaces Other Landscape 0 NA acres/sq. ft. 0.86 acres/sq. ft. 3. (a) What is predominant soil type(s)on project site? (e.g.,HdB, silty loam, etc.) undifferentiated urban fill (b) Percentage well drained 100% , moderately well drained , poorly drained 1 4. (a) Are there bedrock outcroppings on project site?_Yes X No. (b) What is the depth of bedrock? 15' +/- (in feet). • 5. Approximate percentage of proposed project site with slopes: 0-10%: 70% ; 10-15%: NA 15%or greater: 20% 6. Is project substantially contiguous to, or contain a building, site, or district,listed on the State or the National Registers of Historic Places? —Yes X No. 7. Is project substantially contiguous to a site listed on the National Natural Landmarks? Yes X No 8. What is the depth to the water table? 15'+% feet. 9. Is site located over a primary,principal, or sole source aquifer? _Yes X No. 10. Do hunting,fishing, or shell fishing opportunities presently exist in the project area? Yes X No 11. Does project site contain any species of plant or animal life that is identified as threatened or endangered? Yes X No 12. Are there any unique or unusual land forms on the project site? (i.e. cliffs, gorges, other geological formations)? Yes X No Describe 13. Is the project site presently used by the community or neighborhood as an open space or recreation area? Yes X No.If yes, explain. 14. Does the present site offer or include scenic views or vistas known to be important to the community? Yes X No. 15. Streams within or contiguous to project site: X Yes No a. Names of stream or name of river to which it is tributary: Intermittent drainage way:no name 16. Lakes,Ponds,Wetland areas within or contiguous to project site: —Yes X No a. Name NA • b. Size(in acres) NA 17. Is the site served by existing public utilities? X Yes No If yes, does sufficient capacity exist to allow connection? X Yes No If yes,will improvements be necessary to allow connection?—Yes X No 18. Is the site located in an agricultural district certified pursuant to Agriculture and Markets Law,Article 25- AA Section 303 and 304? Yes X No 19. Is the site located in or substantially contiguous to a Critical Environmental Area designated pursuant to Article 8 of the ECL, and 6 NYCRR 617? _Yes X No 20. Has the site been used for land disposal of solid or hazardous wastes? X Yes_ No If Yes, describe Clean earth fill was placed on the site approximately 20 years ago . • B. PROJECT DESCRIPTION • 1. Physical dimensions and scale of project(fill in dimensions as appropriate) a. Total contiguous acreage owned or controlled by project sponsor 2.74 acres. b. Project acreage to be developed: 2.46 acreage initially; 2.46 acres ultimately. c. Project acreage to remain undeveloped .28 acres. d. Length of project, in miles: NA (if appropriate) or feet 460 ft . e. If project is an expansion,indicate percent of expansion proposed NA • f. Number of off-street parking spaces existing 0 ; proposed 61 g. Maximum vehicular trips generated per hour: 38-40 trips/hour during morning and afternoon peak hours (upon completion of project) h. If residential: Number and type of housing units: One Family Two Family Multiple Family Condominium Initially Ultimate i. Dimensions(in feet) of largest proposed structure 30' height; 80'-6" width; 250'-8" length; j. Linear feet of frontage along a public thoroughfare project will occupy? 635' ft. (Includes frontage on NYS Rt.96B and West King Road) 2. How much natural material (i.e.,rock,earth, etc.)will be removed from the site? 0 Tons/CY. 3. Will disturbed areas be reclaimed? X Yes No _ N/A a. If yes, for what intended purpose is the site being reclaimed? Reforestation and landscaping b. Will topsoil be stockpiled for reclamation? X Yes _ No c. Will upper subsoil be stockpiled for reclamation?_ Yes X No 4. How many acres of vegetation(trees, shrubs, ground covers)will be removed from the site? 2.46 acres. 5. Will any mature forest(over 100 years old) or other locally-important vegetation be removed by this project? Yes X No 6. If single phase project: Anticipated period of construction months(including demolition). 7. If multi-phased project: NA a. Total number of phases anticipated (number). b. Anticipated date of commencement phase 1 month year, (including demolition). c. Approximate completion date final phase month year. d. Is phase 1 functionally dependent on subsequent phases? Yes No. 8. Will blasting occur during construction? Yes X No 9. Number of j obs generated: during construction 30 ; after project is complete: 20 full-time, 10 part-time. 10. Number of jobs eliminated by this project 0 . 11. Will project require relocation of any projects or facilities? Yes X No If yes, explain 3 12. Is surface liquid waste disposal involved? Yes X No a. If yes,indicate type of waste(sewage, industrial, etc.)and amount. b. Name of water body into which effluent will be discharged N 13. Is subsurface liquid waste disposal involved? Yes X No Type 14. Will surface area of an existing water body increase or decrease by proposal?_Yes No X Explain 15. Is Project or any portion of project located in a 100 year flood plain. Yes X No 16. Will the project generate solid waste? X _ Yes _ No a. If yes,what is the amount per month approx.260 lb/room/month Tons. b. If yes,will an existing solid waste facility be used?_X Yes No c. If yes, give name: Tompkins County Solid Waste Facility d. Will any wastes not go into a sewage disposal system or into a sanitary landfill? Yes X No e. If yes, explain 17. Will the project involve the disposal of solid waste. X _ Yes _ No a. If yes,what is the anticipated rate of disposal? 260 lb/room/month tons/month? b. If yes,what is the anticipated site life? 50+/- years. 18. Will project use herbicides or pesticides? Yes X No If yes, specify 19. Will project produce odors? Yes X No If yes, describe '20. Will project produce operating noise exceeding the local ambient noise level during construction? X Yes No; After construction?. Yes X No 21. Will project result in an increase in energy use? X Yes No; If yes,indicate type(s):Electricity&water usage typical of a hotel facility . 22. If water supply is from wells,indicate pumping capacity gallons/minutes. NA 23. Total anticipated water usage per day gals./day. (100 gal./room/day) 24. Does project involve Local, State or Federal funding? Yes X No If yes, explain. • 25. Approvals Required: (Yes-No) Approval Submittal Required(type) . (Date) City,Town,Village Board NA NA NA City,Town,Village Planning Brd. Yes Site Plan;/Subdivision 9/17/04 City,Town Zoning Board Yes >30 Room Hotel 9/17/04 City, County Health Department NA NA NA Other Local Agencies NA NA • NA Other Regional Agencies NA NA NA State Agencies NA NA NA Federal Agencies NA NA NA C. ZONING AND PLANNING INFORMATION 1. Does proposed action involve a planning or zoning decision? X Yes No If yes, indicate decision required: Zoning amendment, Zoning variance, X Special use permit, X Subdivision, X Site plan, New/revision of master plan, _ Resource management plan, 1 Other 2. What is the zoning classification(s) of the site?Business District D (under old zoning) 3. What is the maximum potential development of the site if developed as permitted by the present zoning?30 Room Hotel 4. What is the proposed zoning of the site? Neighborhood Commercial 5. What is the maximum potential development of the site if developed as permitted by the proposed zoning? 30 Room Hotel 6. Is the proposed action consistent with the recommended uses in an adopted local land use plans? X Yes No 7. What are the predominant land use(s) and zoning classification within a''/a mile? Land Use=Neighborhood Commerical and Residential Zoning=Neighborhood Commercial and Residential 8. Is the proposed action compatible with adjoining/surrounding land uses within a'/ mile? X Yes No 9. If the proposed action is the subdivision of land,how many lots are proposed?2 a.What is the minimum lot size proposed?2.74 acres 10. Will proposed action require any authorization(s) for the formation of sewer or water districts? Yes X No 11. Will the proposed action create a demand for any community provided services (recreation, education,police, fire protection)? X Yes No a. If yes, is existing capacity sufficient to handle projected demand? X Yes No 5 12. Will the proposed action result in the generation of traffic significantly above present levels? Yes X No a. If yes,is the existing road network adequate to handle the additional traffic? Yes_No D. INFORMATIONAL DETAILS Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts associated with the proposal,please discuss such impacts and the measures which can be taken to mitigate or avoid them. E. VERIFICATION 1. I certify that the information provided above is true to the best of my knowledge. • PREPARER'S SIGNATURE: t � OWBRIDGE&WOLF,LLP 11'1LE: Principal REPRESENTING: Jay Brahmandkar,Developer DATE: September 17,2004 rTh • • Country Inn&Suites Hotel ry Town of Ithaca,NY PROJECT NARRATIVE Introduction The Country Inn and Suites Hotel which is being proposed on the southwest corner of the intersection of West King Road and Danby Road(Route 96B)is located on the Holly Creek Subdivision. (Project Location Map and Drawing LIOla) The 4.82±acre lot which is zoned Business District C,will be subdivided into two parcels: a 2.74±acre parcel for the Country Inn and Suites hotel,and a 2.08±acre parcel on which neighborhood retail development will occur in the future. (See Drawing L 101 for the subdivision plan.)The two parcels are divided naturally by an intermittent drainage way. Hotels are allowed in the Business District C zone.The Country Inn and Suites hotel will support the existing neighborhood retail services and those expected in the future, since limited services and food will occur on the hotel premises.While there is not a specific proposal for the neighborhood retail area adjacent to and south of the Country Inn and Suites hotel,such hotels often attract neighborhood convenience stores,pharmacies and restaurants, which the hotel will support,and likely create a market demand. • The Country Inn and Suites Hotel program is unique in the Ithaca area.It is a family-oriented facility with facilities for extended stays (three (3)days typically), and opportunities for small academic or business conferences. (See Appendix 2 for Country Inn and Suites Hotel Demand Study and Business Proposal.) Site Program and Adjacent Development This Country Inn and Suites Hotel Preliminary Site Plan proposal has been modified several times in response to comments provided by the Town of Ithaca Planning Board and Town of Ithaca Planning Staff during the Sketch Plan Review process:The hotel facility originally was proposed in March 2004 as a 69-room,three-story structure with approximately 82 parking spaces.The height of the roof would have exceeded the maximum allowable height.When the Planning Board indicated that the original size was too large,the proposed facility was reduced to a 67-room,three-story facility with approximately 72 parking spaces,the pitch of the roof was reduced so it would not exceed the maximum allowable height,and the proposed grading was revised to set the building approximately five feet lower on the site.This proposal was reviewed by the board in April 2004.The board indicated that it was uncomfortable with a three-story facility so the building was re-designed to be a 67-room,two-story structure with approximately 72 parking spaces,and the proposed lot size was increased by approximately.21 acres to, accommodate the larger building footprint. When the board reviewed this proposal in July 2004 it expressed concern that a larger lot size may not leave enough space for reasonable neighborhood commercial development on the remaining parcel.Based on those comments,the facility was reduced again to the current proposal,which is a 58-room,two-story facility,with.approximately 61 parking spaces,located on the originally proposed 2.74 acre parcel at the southwest corner of the intersection of Danby and West King Roads.The proposed grading plan sets the first-floor level of the building approximately five feet below Danby Road,which is typical of building placement along the west side of the road in this area.This mitigates the building height and mass as viewed from Danby and West King Roads. The site has been significantly altered due to filling which occurred approximately 15 years ago. Subsequently,much of the existing site vegetation consists of invasive and non-native species. The site has little agricultural value due to several feet of fill material that has been added to the site.The hotel and associated parking will occupy the center of the parcel where most of the fill 1 Country Inn&Suites Hotel Town of Ithaca,NY has been placed. Setback requirements and buffering from adjacent ra'sidential zones are satisfied by this placement of the building and parking. Businesses which are in the immediate vicinity of the proposed hotel include Sam Peters Furniture Store and Big Al's, a convenience store and gas station east of the site on Danby Road. The parcel to the south of the proposed hotel is vacant but zoned Business C,neighborhood retail. The area immediately to the west is vacant,but has site plan approval for townhouses within the Holly Creek development. A Zebart under coating garage is immediately to the north of the proposed hotel,also on the corner of West King and Danby Roads.The northeast corner of the intersection is vacant,but it has been long considered as a possible site for a landscape and contracting business. (See photographs of the existing neighborhood conditions.) Demand Study Observations The Country Inn and Suites Hotel demand study developed by A.D.Dixon and Company has focused on a broad constituency, as outlined in the attached demand study. (See Appendix 2)The suites concept serves a broad base of the community and visitors, including faculty who are interviewing at the nearby colleges and university, and faculty and people with local industry who are relocating and need temporary housing for a week or more.Visiting students and parents who stay for more than a day will find this an appropriate facility.There is also a need for athletic teams to stay in the area for multiple-day events. The demand study shows that extended stay clients need more than just a hotel room. They need reasonable amenities for an extended stay by creating a suite layout which allows for a separate living room and bedroom, a mini-kitchen for eating,food storage,refrigerator and kitchen utensils.The hotel includes a business center for office needs,meeting rooms for office and small conference facilities, a pool, and exercise rooms.In reviewing nationally recognized franchise hotels,none had as few as 30 rooms. Benefits to the Community The preliminary estimate for construction of this project is in excess of$5 million,creating a significant taxable property. The annual sales tax projection is$74,250,and the annual occupancy tax is estimated at$45,000,based on an estimated first year revenue of$900,000.The proposed hotel will provide 20 full-time jobs over three shifts, and 10 part-time jobs. This proposed project will benefit the community and South Hill, filling an expressed need for extended stay facilities and providing new jobs,and providing additional support for existing businesses in the area. Traffic The site primarily will be accessed from a proposed curb cut on Danby Road, approximately 500 feet south of the intersection between Danby Road and West King Road. This curb cut would be shared with any future neighborhood retail development on the parcel to the south. SRF& Associates has conducted a Traffic Impact Study,characterizing traffic and trip generation.The SRF study concludes that the proposed Country Inn&Suites Hotel facility will not have a significant adverse impact on traffic operations in the area. (See Appendix 1)The SRF study and the layout plan has been reviewed by NYSDOT,Design Division, in Syracuse,New York. Another curb cut is proposed on West King Road, approximately 100 feet west of the Danby Road and West King Road intersection.This curb cut has been located further west on West King Road, as suggested by staff during the sketch plan review process, and has been designed and 2 ) Country Inn&Suites Hotel Town of Ithaca,NY ) signed for right hand turns and egress only. It will be used for both access and egress for emergency vehicles as needed.Many visitors to the hotel will be unfamiliar with the street and road system in Ithaca and are likely to take Danby Road north to downtown Ithaca,the Commons, and associated restaurants and services,rather than take other local roads. ) A commercial waste hauler will be contracted for dumpster/compactor servicing. The dumpster has a four(4) sided enclosure. (See Drawing L104 Site Details.) l Landscape and Lighting ) The proposed landscape plan provides for a buffer planting as required between different land use ) zones. This is a combination of evergreen and deciduous trees. More ornamental plantings 3. surround the building, also providing a spatial separation from ground-level windows and walkways. Clusters of large canopy deciduous trees are proposed in the broad lawn area along ) Danby Road. None of these plants are on the Tompkins County List of Invasive Plants(R. Y Wesley). The planting schedule is provided below and referenced on the landscape plan. ) QUAN. SYMBOL BOTANICAL NAME COMMON NAME SIZE COMMENTS TREES(LAWN) 15 AF Acer freemanii'Autumn Autumn Blaze Hybrid Maple 2B'+B 3"Cal. Blaze' ) 3 MD Malus x'Donald Wyman' Donald Wyman Crabapple 5-6'Ht.B+B Heavy , 5 SR Syringa reticulata'Ivory Ivory Silk Lilac 5-6'Ht.B+B Silk' TREES(BUFFER) • 3 AB Abies concolor White Fir 6-8'B+B 17 AC Acer campestre Hedge Maple 1 W-1%"Cal. Branched to 4' B+B min. 14 CO Celtis occidentalis Common Hackberry B+B 1% Cal. Branched to 4' . 17 PS Pinus strobus Eastern White Pine 6-8'B+B • _ SHRUBS 43 BG Buxus'Green Velvet' Green Velvet Boxwood 20-24"Ht.,#3 Cont 33 MP Myricapennsylvanica Bayberry 18"Ht.,#3 Heavy Cont. 19 FI Forsythia x intermedia Lynwood Gold Forsythia 24-30"Ht.,#3 'Lynwood Gold' Cont. -, 24 JS Juniperus sabina'Buffalo' Buffalo Juniper 20-24"Ht.,#3 Cont. 35 SB Spirea bumalda Goldflame Spirea Conk"Ht.,#3 'Goldflame' 21 SM Syringa meyeri'Paliban' Dwarf Korean Lilac 20-24"Ht.,#3 Cont. 12 VR Viburnum Alleghany Viburnum 2 n0"Ht,#3 rhytidophylloides t 'Alleghany' PERENNIALS- 80 HSD Hemerocalis'Stella D'oro' Stella D'oro Daylilly #2 Cont. 32 PAH Pennisetum alopecuroides Dwarf Fountaingrass #2 Cont. 'Hameln' 3 Country Inn&Suites Hotel Town of Ithaca,NY The light fixtures selected are sharp cut-off fixtures with house-side shielding which will be used to eliminate off-site light spillage. Cut sheets of the luminaire and pole are attached. Light pole footing details are provided on the detail sheets. Pedestrian Circulation All walkways shown on the site plan will be constructed of medium duty concrete. The walkways will provide convenient and safe connections between all building entrances. A walk 1 linking to West King Road and ultimately to the signalized intersection is proposed to provide a safe pedestrian crossing of Danby Road. As suggested by staff,accommodations for future walkways are shown on the site plan connecting to: 1. The recreation path system proposed on the Holly Creek project; and 2. The proposed neighborhood retail area, south of the proposed hotel site. These additional walkways would be constructed when the adjacent project(s)are constructed. Hydrology and Stormwater Management Gary Wood,P.E.,completed a hydrologic study and stormwater management system for the Holly Creek subdivision which included assumptions for theoretical maximum build out of the 2.74-acre Country Inn site and the 2.08-acre site immediately to the south.The Holly Creek stormwater system consists of two basins that will collect run-off from the two sites adjacent Danby Road as well as the Holly Creek site. T.G.Miller P.C.reviewed the Gary Wood hydrologic and stormwater management, and determined that the assumptions used for the theoretical build out of the Country Inn site were adequate,and the storm water management system at Holly Creek is sized appropriately to accommodate the Country Inn project as proposed.(See Appendix 3)A Storm Water Pollution Prevention Program report will be completed for DEC review when the Country Inn project received preliminary site plan approval. Off-site improvements in the Holly Creek residential area are unaffected.Temporary and permanent erosion and sediment control plans are shown in Drawings C100 and C101. A. On-site storm drainage structures and piping are provided. Catch basin locations are shown on the Grading Plan L102,and the subsurface utilities plan and details are shown on Drawings C200, C300 and C301. Storm pipes day-light into the stone reinforced swales on the Holly Creek residential area. The intermittent drainage swale that currently runs between the Country Inn site and the 2.08-acre site to the south is proposed to be culvertized to a limited extent, with fill placed at the surface.In addition to eliminating the need for retaining walls, filling in this area also will make the delineation between the two sites less apparent,allowing them to perceptively operate as a shared site. Water and Sewer Service T.G.Miller,P.C.has designed the utility services for this project, including municipal water and sewer service, in coordination with approved site plans for the Holly Creek subdivision. (See Drawing C200.) Photographs Two photographs are provided to compare the size of the proposed hotel with the size of an existing hotel. The first photo is of a three-story, 81-room Country Inn and Suites Hotel in 4 a Country Inn&Suites Hotel Town of Ithaca,NY Cortland,New York.The second photograph is a modification of the first photo,showing the proposed two-story hotel with 58 rooms.The modified photograph approximates what the . • proposed hotel would look like from the intersection of Danby and King Roads near Sam Peters. It characterizes the height and roof line,and is intended to indicate the building size only.It is not a simulation of the hotel with associated landscape being proposed in this project.The ultimate neighborhood character will be that of two-and three-story buildings on the Holly Creek subdivision,as well as the one-and two-story buildings that now exist in the area. • _•Th • • 5 r ____ 7'-i'-',°°, -,-,:-'V 00 .. -'-4,i';',/%',- il. / r/ NJ/ / , 4"..111€r "*"--- -`, \-7' ?/2,2-..,', y.,f` „' j. /r = .link li ; rf./l: �• i //. -) '1 College --ate:, r�Y N _� YI �� �,;j1pii+'f \ \`1 ti ,,./4. • r r7/,v -.. fell � . \ _ :/. ` I-eu Q I I -"'1fi f� --! /r� f '_'` \`v \ 0 • 1 t,7 , 1 .t.2,,i ,.--/ _ . . '\i/,1t ' ,A(11, 1/,,). • c---- Ai--- d Rom ' i. /i > 2J= ( / 20 -.... _,N-..;.?, / I! r� -i ) .-7-(71. , , r 1 / �.'r� - ,- • C� y + 1 ,,,,v. 7_,, ,, 0 P' 1 y r [ ,�\'', 4 r` ` '1.'':. ` -` t%.4 i ` r /i. r 1 l+ I r 1; ''j r) J% USGS Ithaca East and West Quadrangles, 1:2000' Trowbridge&Wolf,LLP Country Inn&Suites Hotel Preliminary Site Plan Review 250'-8' 8'-8' 77'-4' 11'-8' 14.-8- 26'-0' 14'-B' 11'-8' 77'-4' 8-8' ry 11 I� 1ry n 1u ry __ r ` ...�-.1" — a- 4 'o O 7 S O rdewrr is -- , — p �-- --1 o, I .5 0 m �1 O r : r,1---r VE1-17 V _ I , �R+. '" uX 'y�o ,, ":v" I.E I— I�r i �� P ... 1 N O • ... _ • L r.r ..i �,o.. MI vn mR o.a =— n. ..._ g.11 E... ...] •'.::.11, 11,1;:!?:: a-;el' .n4". .0.0U9X. L1 m T 9 26.-B' 24'-0' 26"-B' 13'-10' I 51'-0' I 13'-10' 26'-8' 24'-0' 26'-8' 8'-8' Fr--L_J—.E1 FLOOR GROSS AREA 1ST FLOOR 20,652 SF I I 2ND FLOOR 19,314 SF I I TOTAL 39,966 SF I I ROOM BREAKDOWN Lm— ROOM LOCATION TOTAL = 'Ed_ S DESCRIPTION 1ST FL 2ND FL KING SUITES 1 10 11 KING ROOMS - 2 2 QUEEN/QUEEN SUITES 18 20 38 QUEEN/QUEEN ROOMS 1 2 3 O1ST FLOOR PLAN WHIRLPOOL ROOMS 4 - 4 1/16' a 1'-0' TOTALS 24 34 58 PLUS MANAGER'S SUITE Jagat P. Sharma DwG.TITLE DWG.Na Architect COUNTRY INNS & SUITES 1ST FLOOR PLAN J 312 East Seneca Slreet Ithaca,New York 14850 SCALE DATE Phone:t607)-272-9361 Ithaca, New York Fax:(607)-272-0505 1/16'=1'-0- SEPTEMBER 10,2004 250'-B" C. J / 8'-8'1, 77-4' 24'-Y 30'-8' 2'-Q' 77-4" e-a', 0 b I I i I _sin b �+$-Si 10 �, ' me • ' . . Mom, -...,. '-i V � - .. 3' V V 7 0. -\ r.r) r- etAiffir . -0j. a a — 1_1= -t- \- u ii■ , ---1,„ v .r.r kv- \_.-r ill' 4 -- 12g-r- .](12gtil(-LEg-r)E = . 0 - . riiiri: T-1.2g-i)E]( .3-4% Jo-Egi)ET1-E---gul--- �- c ` l' 2r-8" 24'-0' 26'-8' 24'-0' —30 B_ 1 24.-0- 26.-B" 24'-0' 28-B 8'-8 [ J — — FLOOR _GROSS AREA 1ST FLOOR 20,652 SF 2ND FLOOR 19,314 SF • TOTAL 39,966 SF ROOM BREAKDOWN ROOM LOCATION TOTAL DESCRIPTION 15T FL. 2ND FL. KING SUITES 1 10 11 KING ROOMS - 2 2 OUEEN/QUEEN SUITES 18 20 38 QUEEN/QUEEN ROOMS 1 2 3 WHIRLPOOL ROOMS 4 - 4 TOTALS 24 _ 34 58 O2ND FLOOR PLAN PLUS MANAGER'S SUITE 1/18' - t'—o' Jagat P. Sharma DWG.TITLE owc.no: Architect COUNTRY INNS & SUITES 2ND FLOOR PLAN 2 312 East Seneca Skeet Ithaca,New York 14850 SCALE I DATE Phone:(607)-272-9361 Ithaca, New York Fax:1607)-272-0505 Ins'-r-0' SEPTEMBER 10,2004 Photographs of Existing Site Conditions K 4 .ter•• J..---- Panoramic photograph looking east from the proposed Country Inn site. Sam Peter's is in the foreground and Big Al s is on the right. \ 3 '. It -). ----------- __ _ imommon...._ ,� . __ _ Panoramic photograph of proposed Country Inn site looking west. Ziebart Undercoating and Italian Carryout are on the right. - . } .' .4 ? a h'4' I L F • c + r i jfi.�-r-s `i Ia t f s. — New of proposed Country Inn site from the northeast intersection of East King Road and Foute 96B. This is the same • angle as the modified photograph on the previous page showing what a 2-story, 58-room Country Inn&Suites Hotel might look like. Trowbridge&Wolf,LLP Country Inn&Suites Hotel Preliminary Site Plan Review Photographs of Existing Site Conditions • Z1/. len Photograph of Existing Conditions-The proposed Country Inn site is to the left. Sam Peter's is on the right and Ziebart Undercoating and Italian Carryout are in the distance on the left. ,:t - r x iE —��ar=•fir c— • Photograph of Existing Conditions-The proposed Country Inn site is to the right, beyond Ziebart Undercoating.Sam Peter's and BigAls are on the left in the distance. Trowbridge&Wolf,LLP Country Inn&Suites Hotel Preliminary Site Plan Review t. ll ? _; « —.- • tgY nV _` 4.�+ejr ggw x„ T;rr. t +}, 'S`�.."a '°`^ L �` "•.•^a a -' .-.,`..r--,, «sir. _ �6 '�_ qua - y. :• Photograph of 3-story, 81-room Country Inn&Suites Hotel in Cortland, New York 'M n nT'R .y� E Y � =a. Sry - 4 j n�y 1'I L � F iiii,_, _ ; ' A modification of the above photograph showing what a 2-story, 58-room Country Inn&Suites Hotel might look like,seen from the intersection of Danby and King Roads,near Sam Peters. Trowbridge&Wolf,LLP Country Inn&Suites Hotel Preliminary Site Plan Review FAX NO. : 6072 ract505 Feb. 11 2004 02:55PM P2 • "01/86111708 11:41 G0727278 8 DAVE AUBLE . PAGE• 82 • FAX NO. SO72720505 gab. la 20214.12:53PM P2 • • • • • • OWNERS CERTIFICATION LETTER • • • Nt,FredT.Wilcox ill,Chs3tmun • Town of Ithaca Planning Board • 215 Norih nerd Street • lthaote ,New Yerk 14850 • • DearMr,Wilcox: � t This le re iota)/ that llwe, the uudersigued, erne the evilest(*) tit of the Property Lrf#iP Town OFlthaca Tax Pat.c gs)No /- / 7 , ,for which en(Station for sub:i.4 nano vanes been submitted torha Planning Board.end the tlwa , • • bow t dclrtlandsobesurveyedanddivided,andthatVwomaimthededicntitms ifany,aodirettd on the piat_ • Ham wino- .��_,r Arum 7 glcty • Matt;;It Signe-.Trn Daze • tunny meet Cage 7 Nnvtc @w-O _ 5nsmas - , t)a10 12/28/2003 07:14 6072727650 DAVE RUBLE PAGE 01 TO:TOWN OF ITHACA-PLANNING BOARD FROM:DAVE AUBLE DATE: September 14,2004 RE:DRAINAGE PLAN AND ENTRANCE EASEMENT FOR PROPOSED HOTEL PROJECT ON HOLLY CREEK SUBDIVISION This memo is to inform the planning board that I will be constructing the drainage system for the Holly Creek Subdivision this fall. Construction of the residential portion of Holly Creek will take place in the spring. As you may recall,the drainage plan approved by the Town has been designed to service the entire 15 acre site,including the hotel site and the remaining site on which I am planning a small neighborhood commercial center. Approval of the hotel project is critical because leasing of space in the neighborhood commercial center will be assisted by the presence of the proposed Country Inn and Suites. Regarding the easement to allow access to the hotel site,I have a contractual agreement with the hotel operator to grant an easement across my lot for the entrance to the hotel. He will be constructing a driveway that will be shared by the hotel and the future neighborhood commercial building. David C. Auble t. Mike Smith From Dan Tier[dant@cityofithaca.org] Sent: Wednesday,April 28,2004 12:17 PM To: Mike Smith •Subject: 'Country Inn project Mike, To confirm our phone conversation of 4/28/04. I met with Annette of Trowbidge & Wolf on Friday 04/23/04 to discuss the current configuration of the proposed Country Inn on Danby Rd. The newest layout shows the structure set further back on the property, eliminating the rear parking area of the original layout. The current design, in it's preliminary stage, seems to address fire department access issues. If you have any further questions, please give me a call. - Dan Daniel Tier III • Assistant Fire Chief Ithaca Fire Department 310 W. Green Street Ithaca, NY 14850 607-272-1234 607-277-7354 607-272-2793 FAX 1 F Annette Marchesseault From: Dan Tier [dant@cityofithaca.org] Sent: Wednesday, September 15, 2004 10:12 AM To: arm@twla.com Subject: Fwd: Country Inn project Annette, In response to our conversation earlier this date, I would like to re-confirm the fire departments position on the proposed Country Inn Project slated for Danby Rd. . The latest porposal is that of a building that has been reduced in size, both in height and room numbers. As stated previously even with the changes proposed in the original plan, the current plan does address fire department access issues to our satisfaction. I anticipate, has this project moves foward, you and your organization will continue with it's fowarding vision in planning this and other projects. Also attached is the original e-mail sent to Mike Smith, of the Town of Ithaca. Thank you Dan Daniel Tier III Assistant Fire Chief Ithaca Fire Department 310 W. Green Street Ithaca, NY 14850 607-272-1234 607-277-7354 607-272-2793 FAX >>> Dan Tier 4/28/2004 12 :16:34 PM >>> Mike, To confirm our phone conversation of 4/28/04. I met with Annette of Trowbidge & Wolf on Friday 04/23/04 to discuss the current configuration of the proposed Country Inn on Danby Rd. The newest layout shows the structure set further back on the property, eliminating the rear parking area of the original layout. The current design, in it's preliminary stage, seems to address fire department access issues. If you have any further questions, please give me a call. Dan Daniel Tier III Assistant Fire Chief Ithaca Fire Department 310 W. Green Street Ithaca, NY 14850 607-272-1234 607-277-7354 607-272-2793 FAX 1 Country Inn&Suites Hotel Town of Ithaca,NY APPENDIX 1: Traffic Impact Study&DOT Correspondence SRF £\ ASSOCIATES S Traffic Engineering Planning Consultants (585)272-4660 phone 3495 Winton Place (585)272 -4662 fax Building E, Suite 110 Rochester,NY 14623 , September 14, 2004 Peter Trowbridge Trowbridge &Wolf; LLP 1345 Mecklenburg Road Ithaca,New York 14850 RE: Proposed Country Inn& Suites—Route 96B Town of Ithaca, Tompkins County,New York Dear Mr. Trowbridge: It is our understanding that the size of the hotel that is currently proposed on the site is smaller than that analyzed in our traffic study dated August 30, 2004. The hotel analyzed consisted of 69 rooms while the hotel proposed will provide 58 rooms. This change in size will result in less impact to traffic operations at the study intersections. In addition, we would like to clarify that the driveway servicing the site on West King Road will be exit only and was analyzed as such in the August 30, 2004 traffic study. If you have any questions or require additional information, please do not hesitate to contact our office. Sincerely, SRF &Associates j. by / / h„r+. fi Stephen R. Ferranti,P.E., P.T.O.E. Principal Traffic Engineer cc: George Doucette,NYSDOT SRF/acd PIN: 24013 cv090804.doc SRF ,. Associates LETTER OF TRANSMITTAL 3495 Winton Place Building E,Suite 110 Rochester,New York 14623 (585)272-4660(Phone) (585)272-4662(Fax) TO: New York State Department of Transportation RE: Proposed Country Inn&Suites Region 3-Traffic Engineering&Safety Route 96B/West King Road 333 East Washington Street Ithaca, NY Syracuse, NY 13202 ATTN: George Doucette Date: 08/30/04 PROJ.# 24013 WE ARE SENDING YOU n A• TTACHED n UNDER SEPARATE COVER n P• OSITIVE COPIES THE FOLLOWING ITEMS: n O• RIGINAL n MYLARS n V• ELLUMS n PRINTS Q ` COPIES DWG.NO. I DATE DESCRIPTION 1 08/30/04 Traffic Impact Study 1 08/16/04 Schematic Layout Plan REMARKS: For your review and approval. There is a Town Planning Board meeting on October 19,2004 and the Board requires all information to be submitted 30 days prior to the meeting. Therefore,your prompt attention to this review would be greatly appreciated so that we may include your review letter in the submission package on September 17,2004. VERY TRULY YOURS _ SRF&Associates COPIES: Annette Marchesseault,T&W 1 CtiJ d -, Amy C. Dake,P.E.,P.T.O.E. Traffic Engineer SRF \\ ASSOCIATES Traffic Engineering Planning Consultants (585)272-4660 phone 3495 Winton Place (585)272-4662 fax Building E, Suite 110 Rochester,NY 14623 August 30,2004 Peter Trowbridge Trowbridge&Wolf,LLP 1345 Mecklenburg Road Ithaca,New York 14850 RE: Proposed Country Inn&Suites—Route 96B Town of Ithaca, Tompkins County,New York • Dear Mr.Trowbridge: We have completed an assessment of the potential traffic related impacts for the proposed Country Inn& Suites on Route 96B. Outlined below are the results of our study. Existing Conditions . I The project site is located at the southwest corner of NY Route 96B (Danby Road) and West King Road in the Town of Ithaca, NY, as shown in Figure 1 (all of the referenced figures are included at the end of this assessment letter). The site is currently vacant. Danby Road (NYS Route 96B) is a two-lane, north-south urban minor arterial type roadway under the jurisdiction of the New York State Department of Transportation. The posted speed limit within the study area is 50 mph. The most recent New York State Department of Transportation (NYSDOT) machine count indicates that the Annual Average Daily Traffic (AADT)was approximately 8,800 vehicles per day (vpd) in 2000. East/West King Road (East King Road is also CR 179) is a two-lane, east-west urban collector roadway. The approaches to Danby Road consist of one travel lane in each direction. The Danby Road/King Road intersection is controlled by a two-phase, three- color traffic signal. Danby Road supports auxiliary left turn lanes in both directions at King Road. The full development conditions derived as part of the College Circle Apartments Traffic Study prepared by SRF & Associates (SRFA) were used as the basis for existing conditions for the proposed Country Inn & Suites development. The "existing base Re: Country Inn&Suites August 30, 2004 Ithaca,New York Page 2 conditions" therefore include turning movements counts performed in January 2001 and are adjusted to account for growth resulting from the following developments: College Circle Apartments, South Hill Plaza; Ithaca College — Campus Safety/General Services Building and a temporary modular office building; Italian Carry-out; Russo's Garden Center; and Buttermilk Valley Estates resulting in 2003 base traffic volumes at the Route 96B/King Road intersection. Peak hour volumes, depicting 2003 existing base conditions during the weekday AM and PM commuter peak hours at the Route 96B/King Road intersection, are illustrated in Figure 2. Background Conditions Construction of the proposed Country Inn & Suites is anticipated in approximately 1 year. The Town of Ithaca was contacted to discuss projects within the project study area that are currently under construction and/or approved planned developments. In addition to the developments included in the existing base conditions, the following developments are also approved or under construction: Holly Creek Subdivision and Southwood Subdivision. A review of historical NYSDOT traffic volume data on Route 96B in the vicinity of the site indicates that traffic has increased at approximately 0.7% per year between 1991 and 2000, 2% per year between 1996 and 2000, and 3% per year between 1997 and 2000. Discussion with Town Planning staff in conjunction with the College Circle Apartments Study indicated that 2% per year is an appropriate growth rate for ambient traffic in this area. An additional 2% per year (for a total increase of 4% per year) was included to account for new traffic specifically related to the above-mentioned developments. It is recognized, however, that some of the above developments may not be in operation at the time of full development of this project. The estimated Background traffic volumes anticipated at the time of full development are shown in Figures 3. Proposed Development The proposal includes construction of a 69 room, Country Inn & Suites hotel. The hotel includes a pool and family oriented food service. Access to the proposed development will be provided via two new driveways: one along Danby Road approximately 550 feet south of West King Road and one along West King Road approximately 90 feet west of Danby Road. The volume of traffic generated by a site is dependent on the intended land use and size of the development. Trip generation can be defined as an estimate of the number of trips generated by a specific building or land use. These trips represent the volume of traffic entering and exiting the driveways. Trip generation estimates,based on data contained in the Institute of Traffic Engineers (ITE) Trip Generation' were used to derive trip generation estimates for the proposed hotel. Table I summarizes the volume of projected trips for the weekday AM and PM peak hour. TRIP GENERATION,SEVENTH EDITION INSTITiTTE OF TRANSPORTATION ENGINEERS, 2003. Re: Country Inn&Suites August 30, 2009 Ithaca,New York Page 3 TABLE I SITE GENERATED VOLUMES DESCRIPTION AM PEAK PM PEAK ENTER EXIT ENTER EXIT 69 Room Hotel 23 15 21 19 The distribution of the site-generated traffic was based on several factors including the projected trip distribution patterns for prevalent flow patterns in the study area, population and employment centers in the area, location of the access points, and the proposed site use. Figure 4 shows the anticipated trip distribution pattern percentages for the proposed development. Figure 5 shows the site generated traffic as assigned to the study intersections for both AM and PM peak hour periods. Capacity Analysis The capacity of a highway system is predicated on two components: the capacity of the included roadway sections and the capacity of the affected intersections along the route. Intersecting roadways generally provide the initial constraint on a system's capacity. Efficiency at the intersections becomes the critical constraint for capacity. Vehicle interactions at these points must therefore be analyzed to assess the projected capacity levels. The standard procedure for capacity analysis of signalized and unsignalized intersections is outlined in the 2000 Highway Capacity Manual published by the Transportation Research Board. The procedure yields a Level of Service (LOS) as an indicator of how well intersections operate. Level of Service is defined in terms of delay which is a measure of driver discomfort, frustration, fuel consumption, and lost travel time. The concept of Level of Service is defined as a qualitative measure describing operating conditions within a traffic stream, and their perception by motorists and/or passengers. Six Levels of Service are defined for analysis purposes. They are assigned letter designations, from "A" to "F", with LOS "A" representing the best conditions and LOS "F" the worst. Suggested ranges of service capacity and an explanation of Levels of Service are included in the Appendix. Synchro 6 was used to analyze operating conditions at study area intersections. The future traffic conditions generated by the proposed site were analyzed to assess the operations of the access drive, as well as the adjacent intersections. Capacity results of the existing, background, and full development conditions are listed in Table II. All capacity analysis calculations are included in the Appendix. The discussion following Table II summarizes the existing and proposed capacity conditions. Re: Country Inn &Suites August 30, 2004 Ithaca,New York Page 4 TABLE II CAPACITY ANALYSIS RESULTS _ EXISTING BACKGROUND FULL DEVELOPMENT INTERSECTION CONDITIONS CONDITIONS CONDITIONS AM PEAK PM PEAK AM PEAK I PM PEAK AM PEAK j PM PEAK Network Intersections _ Denby Rd/West King Rd-East King Rd,(S) Eastbound—West King Road B A B A B A Westbound—East King Road A A A A A A Northbound—Denby Road A A A A A A Southbound—Denby Road A A A A A A Overall LOS/Delay In sedveh — A(75) A(7.2) A(7.7) A(7.5) AS8.1) A(8.1) Access Intersections Danby Road/Site Driveway(U) ‘ Westbound—Site Driveway NA NA NA NA A A , Northbound Left—Denby Road B B West King Road/Site Driveway(U) NA NA NA NA I Northbound—Site Driveway _ A J B l (U)=unsignalized(i.e.stop sign);(S)=signalized(i.e.traffic signal) Danby Road/King Road The Danby Road/King Road intersection currently operates at above average LOS `B" or better on all approaches during both peak hours studied. The additional traffic generated by the proposed Country Inn& Suites will not result in any changes in levels of service at this intersection. Country Inn & Suites Driveways Both of the Country Inn & Suites driveways are projected to operate at above average LOS `B"or better on all approaches during both peak periods. Conclusions &Recommendations Based on the projected site generated traffic volumes and projected levels of service, it is concluded that the proposed Country Inn & Suites development will not have a significant adverse impact on traffic operations in the area. Sincerely, SRF &Associates _ Stephen R. Ferranti,P.E.,P.T.O.E. Principal Traffic Engineer SRF/acd PIN: 24013 Country Inn_report.doc f °F- EAST KING ROAD -,•% d%I., .• 14/' 6",„v 1 ,,., iii /7 ..i)--\ v- .) . nnao p / .f J+. f X .—.—N L117(34) �' ''f f II it :r---- �45(25) { WEST KING ROAD 1„ \ +-3(16) S r/ ( ,ij 1( 71(43)_f\ / f �` ,�: 24(45)—► 1 I r II 37(165) + ^N c' •I I j( N P..•- I `! r Project S K[ ; Location z Country 2 8"' F‘ \j) a I n n & i ,."; - .S. iteS F. z PROPOSED ey i COUNTRY \ ' r--, A. INN & �� SUITES —n\ v 11.E FIGURE I FIGURE 2 LOCATION PLAN PEAK HOUR VOLUMES EXISTING CONDITIONS in n r-).- EAST KING R( D EAST KING ROAD '.'m Ot N i 122(35) `ID —47(26) 5% WEST KING ROAD $ i \ U3(17) WEST KING ROAD / If74(45)_�\ / 1 (' 55X� / 4 25(47) r I tc et 4X I r II 38(172) + Na,.f II0m 10X-+ ex II o..i II og— co a v PROPOSED PROPOSED g COUNTRY COUNTRY INN & INN & K SUITES SUITES 25% N FIGURE 3 FIGURE 4 PEAK HOUR VOLUMES PEAK HOUR PROJECTED BACKGROUND CONDITIONS TRIP DISTRIBUTION KEY FIGURES SRF & Associates TRAFFIC ENGINEERING & PLANNING CONSULTANTS 00(00) = AM(PM) t Country Inn & Suite 3495 WINTON PLACE BUILDING E, SUITE 110 N Town of Ithaca,NY PHONE (585) 272-4660 FAX (585) 272-4662 • R EAST mNC Rao • WEST KING Rao 1 `i-1(1) 1 ,c 6(10)_§ ' II 2(2)� p� • I I Th • • • • a PROPOSED g COUNTRY INN & SUITES P • 1(1)ji 4(5) ce . • FIGURE 5 PEAK HOUR PROJECTED SITE GENERATED TRIPS • •• m.. h Nv EAST KING ROAD ^ IH L122(35) Y �--47(26) WEST 1@!G ROAD �763(123) ` fU r4(►16) _. 146(277)—►1 1i1-► 22(55) ` I I • . III-5 40(174) wag' II m tzb- • • PROPOSED 8 • COUNTRY g 0 INN & e n vO1i ¢ SUITES .1^ •`` 1(1)� 4(5) Nlt FIGURE 6 ''II z. r, PEAK HOUR VOLUMES in ID FULL DEVELOPMENT CONDITIONS 1 KEY p\ FIGURES S !. F ,\' Associates IN TRAFFIC ENGINEERING & PLANNING CONSULTANTS 00(00) = AM(PM) Country Inn&Suite 3495 WINTON PLACE BUILDING S, SUITE 110 N Town of Ithaca,NY PHONE (585) 272-4660 FAX (585) 272-4662 Re: Country Inn&Suites August 30,2004 Ithaca,New York - Page 5 , I ATTACHMENTS Country Inn & Suites - Ithaca NY Summary of Trip Generation Calculation For 69 Rooms of Hotel August 30, 2004 Average Standard Adjustment Driveway Rate Deviation Factor Volume , Avg. Weekday 2-Way Volume 8.17 3.38 1.00 564 7-9 AM Peak Hour Enter 0.34 0.00 1.00 23 7-9 AM Peak Hour Exit 0.22 0.00 1.00 15 7-9 AM Peak Hour Total 0.56 0.78 1.00 39 4-6 PM Peak Hour Enter 0.31 0.00 1.00 21 4-6 PM Peak Hour Exit 0.28 0.00 1.00 19 4-6 PM Peak Hour Total 0.59 0.80 1.00 41 Saturday 2-Way Volume 8.19 3.13 1.00 565 Saturday Peak Hour Enter 0.40 0.00 1.00 28 Saturday Peak Hour Exit 0.32 0.00 1.00 22 Saturday Peak Hour Total 0.72 0.87 1.00 50 Note: A zero indicates no data available. Source: Institute of Transportation Engineers Trip Generation, 7th Edition, 2003. TRIP GENERATION BY MICROTRANS V i ~. I 1 - COUNTRY INN & SUITES AM Peak- EXISITNG Conditions 3: WEST KING RD & DANBY RD 7/27/2004 t Nt C 1- k- *\ t P 4 i Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations ,* 4* 1 to 1 A Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Leading Detector(ft) 50 50 50 50 50 50 50 50 Trailing Detector(ft) 0 0 0 0 0 0 0 0 Turning Speed (mph) 15 9 15 9 15 9 15 9 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.962 0.904 0.996 0.982 Flt Protected 0.974 0.999 0.950 0.950 Satd. Flow(prot) 0 1745 0 0 1682 0 1770 1855 0 1770 1829 0 ' Fit Permitted 0.797 0.996 0.661 0.292 , , Satd. Flow(perm) 0 1428 0 0 1677 0 1231 1855 0 544 1829 0 Right Turn on Red Yes Yes Yes Yes Satd. Flow(RTOR) 33 131 4 18 Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Link Speed (mph) 30 30 30 30 Link Distance (ft) 6939 3813 5824 2128 Travel Time (s) 157.7 86.7 132.4 48.4 Volume(vph) 71 24 37 3 45 117 100 519 14 24 113 15 '� Peak Hour Factor 0.90 0.90 0.90 0.89 0.89 0.89 0.83 0.83 0.83 0.85 0.85 0.85 Adj. Flow(vph) 79 27 41 3 51 131 120 625 17 28 133 18 Lane Group Flow(vph) 0 147 0 0 185 0 120 642 0 28 151 0 Turn Type Perm Perm Penn Perm -_,, Protected Phases 4 8 2 6 Permitted Phases 4 8 2 6 Detector Phases 4 4 8 8 2 2 6 6 Minimum Initial (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 ' Minimum Split(s) 21.0 21.0 21.0 21.0 21.0 21.0 21.0 21.0 Total Split(s) 22.0 22.0 0.0 22.0 22.0 0.0 38.0 38.0 0.0 38.0 38.0 0.0 Total Split(%) 36.7% 36.7% 0.0% 36.7% 36.7% 0.0% 63.3% 63.3% 0.0% 63.3% 63.3% 0.0% ) Maximum Green (s) 17.0 17.0 17.0 17.0 33.0 33.0 33.0 33.0 1 Yellow Time(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 All-Red Time (s) 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Lead/Lag Lead-Lag Optimize? Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None None None Min Min Min Min Act Effct Green (s) 11.2 11.2 30.6 30.6 30.6 30.6 Actuated g/C Ratio 0.22 0.22 0.63 0.63 0.63 0.63 v/c Ratio 0.43 0.39 0.15 0.55 0.08 0.13 Control Delay 12.7 6.9 5.4 7.7 5.5 4.4 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 I Total Delay 12.7 6.9 5.4 7.7 5.5 4.4 1 LOS B A A A A A -\ Approach Delay 12.7 6.9 7.3 4.6 Approach LOS B A A A Intersection Summary ' Area Type: Other H:\Projects\2004 Projects\24013 Country Inn\SYNCHRO\AM EX.sy7 Synchro 6 Report Page 1 SRF&Associates COUNTRY INN & SUITES AM Peak - EXISITNG Conditions 3: WEST KING RD & DANBY RD 7/27/2004 Cycle Length: 60 Actuated Cycle Length:48.3 Natural Cycle:50 Control Type:Actuated-Uncoordinated Maximum v/c Ratio:0.55 Intersection Signal Delay: 7.5 Intersection LOS:A Intersection Capacity Utilization 62.0% ICU Level of Service B Analysis Period (min) 15 Splitsi and Phases: 3:WEST KING RD & DANBY RD 94li 02 _ MA no 04 it 06 t" 08 L L • H:\Projects\2004 Projects\24013 Country Inn\SYNCHRO\AM EX.sy7 Synchro 6 Report Page 2 SRF&Associates 4 COUNTRY INN & SUITES PM Peak - EXISITNG Conditions 1: WEST KING RD & DANBY RD 7/27/2004 -• Ni, I - k- 4\ t l. d t +' Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4 4 1 A 1 to 1 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Leading Detector(ft) 50 50 50 50 50 50 50 50 Trailing Detector(ft) 0 0 0 0 0 0 0 0 -' Tuming Speed (mph) 15 9 15 9 15 9 15 9 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.912 0.939 0.990 0.980 Flt Protected 0.992 0.989 0.950 0.950 Satd. Flow(prot) 0 1685 0 0 1730 0 1770 1844 0 1770 1825 0 Flt Permitted 0.937 0.913 0.457 0.624 Satd. Flow(perm) 0 1592 0 0 1597 0 851 1844 0 1162 1825 0 Right Turn on Red Yes Yes Yes Yes Satd. Flow(RTOR) 161 40 10 21 Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Link Speed (mph) 30 30 30 30 Link Distance(ft) 6939 3813 5824 2128 Travel Time(s) 157.7 86.7 132.4 48.4 Volume (vph) 43 45 165 16 25 34 42 172 13 68 342 53 _Th Peak Hour Factor 0.82 0.82 0.82 0.85 0.85 0.85 0.86 0.86 0.86 0.94 0.94 0.94 Adj. Flow(vph) 52 55 201 19 29 40 49 200 15 72 364 56 Lane Group Flow(vph) 0 308 0 0 88 0 49 215 0 72 420 0 Turn Type Penn Perm Perm Perm Protected Phases 4 8 2 6 Permitted Phases 4 8 2 6 ' Detector Phases 4 4 8 8 2 2 6 6 Minimum Initial,(s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Minimum Split(s) 21.0 21.0 21.0 21.0 21.0 21.0 21.0 21.0 ' Total Split(s) 22.0 22.0 0.0 22.0 22.0 0.0 38.0 38.0 0.0 38.0 38.0 0.0 Total Split(%) 36.7% 36.7% 0.0% 36.7% 36.7% 0.0% 63.3% 63.3% 0.0% 63.3% 63.3% 0.0% Maximum Green (s) 17.0 17.0 17.0 17.0 33.0 33.0 33.0 33.0 Yellow Time (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 All-Red Time (s) 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Lead/Lag Lead-Lag Optimize? • Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None None None Min Min Min Min Act Effct Green (s) 10.4 10.4 16.9 16.9 16.9 16.9 Actuated g/C Ratio 0.29 0.29 0.47 0.47 0.47 0.47 ., v/c Ratio 0.53 0.18 0.12 0.24 0.13 0.48 ' \ Control Delay 7.1 6.7 6.9 6.6 6.7 7.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 7.1 6.7 6.9 6.6 6.7 7.9 LOS A A A A A A Approach Delay 7.1 6.7 6.7 7.7 Approach LOS A A A A Intersection Summary Area Type: Other H:\Projects\2004 Projects\24013 Country Inn\SYNCHRO\PM EX.sy7 Synchro 6 Report Page 1 • SRF&Associates COUNTRY INN & SUITES PM Peak- EXISITNG Conditions 1: WEST KING RD & DANBY RD 7/27/2004 Cycle Length: 60 Actuated Cycle Length:35.7 Natural Cycle:45 Control Type:Actuated-Uncoordinated Maximum v/c Ratio: 0.53 Intersection Signal Delay:7.2 Intersection LOS:A Intersection Capacity Utilization 53.2% ICU Level of Service A Analysis Period (min) 15 Splits and Phases: 1:WEST KING RD & DANBY RD C. • o2 m4 Bg1 _. I pp_ - - ▪ a8 f 08 saistaissiirmilamillIzeisinsilMsk. rye L r H:\Projects\2004 Projects124013 Country Inn\SYNCHRO\PM EX.sy7 Synchro 6 Report Page 2 SRF &Associates L i t COUNTRY INN & SUITES AM Peak- BACKGROUND Conditions 1: WEST KING RD & DANBY RD 7/27/2004 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4) 4 I "t, 1 1, Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Leading Detector(ft) 50 50 50 50 50 50 50 50 Trailing Detector(ft) 0 0 0 0 0 0 0 0 Tuming Speed (mph) 15 9 15 9 15 9 15 9 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Fit 0.963 0.904 0.996 0.982 Flt Protected 0.974 0.999 0.950 0.950 Satd. Flow(prot) 0 1747 0 0 1682 • 0 1770 1855 0 1770 1829 0 Flt Permitted 0.785 0.996 0.657 0.273 Satd. Flow(perm) 0 1408 0 0 1677 0 1224 1855 0 509 1829 0 Right Turn on Red Yes Yes Yes Yes Satd. Flow(RTOR) 33 137 4 19 Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Link Speed (mph) 30 30 30 30 Link Distance(ft) 6939 3813 5824 2128 Travel Time(s) 157.7 86.7 132.4 48.4 Volume (vph) 74 25 38 3 47 122 104 540 15 25 118 16 Peak Hour Factor 0.90 0.90 0.90 0.89 0.89 0.89 0.83 0.83 0.83 0.85 0.85 0.85 Adj. Flow(vph) 82 28 42 3 53 137 125 651 18 29 139 19 Lane Group.Flow(vph) 0 152 0 0 193 0 125 669 0 29 158 0 Turn Type Perm Perm Perm Perm ., Protected Phases 4 8 2 6 Permitted Phases 4 8 2 . 6 Detector Phases 4 4 8 8 2 2 6 6 Minimum Initial (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Minimum Split(s) 21.0 21.0 21.0 21.0 21.0 21.0 21.0 21.0 • Total Split(s) 22.0 22.0 0.0 22.0 22.0 0.0 38.0 38.0 0.0 38.0 38.0 0.0 Total Split(%) 36.7% 36.7% 0.0% 36.7% 36.7% 0.0% 63.3% 63.3% 0.0% 63.3% 63.3% 0.0% Maximum Green (s) 17.0 17.0 17.0 17.0 33.0 33.0 33.0 33.0 Yellow Time (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 All-Red Time (s) 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Lead/Lag Lead-Lag Optimize? Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None None None Min Min Min Min Act Effct Green (s) 11.5 11.5 31.7 31.7 31.7 31.7 Actuated g/C Ratio 0.22 0.22 0.64 0.64 0.64 0.64 v/c Ratio 0.45 0.40 0.16 0.56 0.09 0.13 Control Delay 13.2 6.9 5.4 8.0 5.8 4.5 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 13.2 6.9 5.4 8.0 5.8 4.5 LOS B A A A A A Approach Delay 13.2 6.9 7.6 4.7 Approach LOS B A A A Intersection Summary Area Type: Other '" H:1Projects\2004 Projects\24013 Country Inn1SYNCHROIAM BKGRD.sy7 Synchro 6 Report I Page 1 SRF &Associates COUNTRY INN & SUITES AM Peak - BACKGROUND Conditions 1: WEST KING RD & DANBY RD 7/27/2004 Cycle Length: 60 Actuated Cycle Length:49.6 Natural Cycle: 50 Control Type:Actuated-Uncoordinated Maximum v/c Ratio: 0.56 Intersection Signal Delay: 7.7 Intersection LOS:A - Intersection Capacity Utilization 63.9% ICU Level of Service B Analysis Period (min) 15 Splits and Phases: 1:WEST KING RD &DANBY RD 44 m2 AP 04 m6 tis 013 H:\Projects\2004 Projects\24013 Country Inn\SYNCHRO\AM BKGRD.sy7 Synchro 6 Report Page 2 SRF&Associates COUNTRY INN & SUITES PM Peak - BACKGROUND Conditions 1: WEST KING RD & DANBY RD 8/30/2004 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 40 4 tt i; 'I A Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Leading Detector(ft) 50 50 50 50 50 50 50 50 Trailing Detector(ft) 0 0 0 0 0 0 0 0 Turning Speed (mph) 15. 9 15 9 15 9 15 9 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.912 0.940 0.989 0.980 Flt Protected 0.992 0.989 0.950 0.950 Satd. Flow (prot) 0 1685 0 0 1732 0 1770 1842 0 1770 1825 0 Flt Permitted 0.935 0.915 0.443 0.619 Satd. Flow(perm) 0 1588 0 0 1602 0 825 1842 0 1153 1825 0 Right Turn on Red Yes Yes Yes Yes • Satd. Flow (RTOR) 161 41 11 22 Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Link Speed (mph) 30 30 30 30 Link Distance (ft) 6939 3813 5824 2128 Travel Time (s) 157.7 86.7 132.4 48.4 Volume(vph) 45 47 172 17 26 35 44 179 14 71 356 55 Peak Hour Factor 0.82 0.82 0.82 0.85 0.85 0.85 0.86 0.86 0.86 0.94 0.94 0.94 Adj. Flow(vph) 55 57 210 20 31 41 51 208 16 76 379 59 Lane Group Flow(vph) 0 322 0 0 92 0 51 224 0 76 438 0 Turn Type Perm Perm Perm Perm - Protected Phases 4 8 2 6 Permitted Phases 4 8 2 6 Detector Phases 4 4 8 8 2 2 6 6 Minimum Initial (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Minimum Split(s) 21.0 21.0 21.0 21.0 21.0 21.0 21.0 21.0 ' Total Split(s) 22.0 22.0 0.0 22.0 22.0 0.0 38.0 38.0 0.0 38.0 38.0 0.0 , Total Split(%) 36.7% 36.7% 0.0% 36.7% 36.7% 0.0% 63.3% 63.3% 0.0% 63.3% 63.3% 0.0% Maximum Green (s) 17.0 17.0 17.0 17.0 33.0 33.0 33.0 33.0 Yellow Time (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 All-Red Time (s) 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Lead/Lag Lead-Lag Optimize? Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None None None Min Min Min Min Act Effct Green (s) 10.7 10.7 17.3 17.3 17.3 17.3 Actuated g/C Ratio 0.29 0.29 0.48 0.48 0.48 0.48 v/c Ratio 0.55 0.18 0.13 0.25 0.14 0.50 Control Delay 7.6 7.0 7.1 6.8 6.9 8.2 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 • Total Delay 7.6 7.0 7.1 6.8 6.9 8.2 LOS A A A A A A Approach Delay 7.6 7.0 6.8 8.0 , Approach LOS A A A A Intersection Summary Area Type: Other H:\Projects\2004 Projects\24013 Country Inn\SYNCHRO\PM BKGRD.sy7 Synchro 6 Report Page 1 SRF&Associates COUNTRY INN & SUITES PM Peak- BACKGROUND Conditions 1: WEST KING RD & DANBY RD 8/30/2004 Cycle Length: 60 Actuated Cycle Length: 36.4 Natural Cycle:45 Control Type:Actuated-Uncoordinated Maximum v/c Ratio: 0.55 Intersection Signal Delay: 7.5 Intersection LOS:A Intersection Capacity Utilization 54.8% ICU Level of Service A Analysis Period (min) 15 Splits and Phases: 1: WEST KING RD & DANBY RD m2 ► 04 1 Z2 s ft. m6 V m8 3E14 e 1 ilv2 I c-111 H:\Projects\2004 Projects\24013 Country Inn\SYNCHRO\PM BKGRD.sy7 Synchro 6 Report Page 2 SRF&Associates i COUNTRY INN & SUITES AM Peak- FULL DEVELOPMENT Conditions f' 1: WEST KING RD & DANBY RD 8/30/2004 r --• - ' C ~ k- t t 4 1 *' Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4 4) 1 1* ) i+ ' Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost Time(s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Leading Detector(ft) 50 50 50 50 50 50 50 50 -i Trailing Detector(ft) 0 0 0 0 0 0 0 0 . Turning Speed (mph) 15 9 15 9 15 9 15 9 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.964 0.905 0.996 0.984 Fit Protected 0.973 0.999 0.950 0.950 Satd. Flow(prot) 0 1747 0 0 1684 0 1770 1855 0 1770 1833 0 ° Fit Permitted 0.765 0.995 0.647 0.272 Satd. Flow(perm) 0 1374 0 0 1677 0 1205 1855 0 507 1833 0 Right Turn on Red Yes Yes Yes Yes Satd. Flow(RTOR) 31 137 4 17 ` Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Link Speed (mph) 30 30 30 30 • Link Distance (ft) 110 3813 556 2128 Travel Time (s) 2.5 86.7 12.6 48.4 Volume(vph) 82 26 40 4 47 122 100 541 15 25 132 16 `", Peak Hour Factor 0.90 0.90 0.90 0.89 0.89 0.89 0.83 0.83 0.83 0.85 0.85 0.85 Adj. Flow(vph) 91 29 44 4 53 137 120 652 18 29 155 19 • Lane Group Flow(vph) 0 164 0 0 194 0 120 670 0 29 174 0 Turn Type Perm Perm Perm Penn Protected Phases 4 8 2 6 Permitted Phases 4 8 2 6 "-h Detector Phases 4 4 8 8 2 2' 6 6 Minimum Initial (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Minimum Split(s) 21.0 21.0 21.0 21.0 21.0 21.0 21.0 21.0 Total Split(s) 22.0 22.0 0.0 22.0 22.0 0.0 38.0 38.0 0.0 38.0 38.0 0.0 Total Split(%) 36.7% 36.7% 0.0% 36.7% 36.7% 0.0% 63.3% 63.3% 0.0% 63.3% 63.3% 0.0% Maximum Green (s) 17.0 17.0 17.0 17.0 33.0 33.0 33.0 33.0 Yellow Time (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 All-Red Time (s) 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Lead/Lag Lead-Lag Optimize? Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None None None Min Min Min Min Act Effct Green (s) 12.3 12.3 32.6 32.6 32.6 32.6 _ Actuated g/C Ratio 0.23 0.23 0.63 0.63 0.63 0.63 v/c Ratio 0.48 0.40 0.16 0.57 0.09 0.15 Control Delay 13.9 6.9 5.7 8.4 6.1 4.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 13.9 6.9 5.7 8.4 6.1 4.9 LOS B A A A A A Approach Delay 13.9 6.9 8.0 5.0 ' Approach LOS B A A A Intersection Summary Area Type: Other H:\Projects\2004 Projects\24013 Country Inn\SYNCHRO\AM full.sy7 Synchro 6 Report Page 1 SRF&Associates COUNTRY INN & SUITES AM Peak- FULL DEVELOPMENT Conditions 1: WEST KING RD & DANBY RD 8/30/2004 Cycle Length: 60 Actuated Cycle Length: 51.5 Natural Cycle: 50 Control Type:Actuated-Uncoordinated Maximum v/c Ratio: 0.57 Intersection Signal Delay:8.1 Intersection LOS:A Intersection Capacity Utilization 64.6% ICU Level of Service C Analysis Period (min) 15 Splits and Phases: 1:WEST KING RD & DANBY RD 1 ®2 _ -4 m4 ' 06 t 08 H:\Projects\2004 Projects\24013 Country Inn\SYNCHRO\AM full.sy7 Synchro 6 Report Page 2 SRF&Associates • COUNTRY INN & SUITES AM Peak- FULL DEVELOPMENT Conditions ( 6: WEST KING RD & Country Inn 8/30/2004 Nt f 4— 4\ t Movement EBT EBR WBL WBT NBL NBR Lane Configurations T V Sign Control Free Free Stop Grade 0% 0% 0% Volume(veh/h) 148 0 0 163 1 9 Peak Hour Factor 0.90 0.90 0.90 0.90 0.80 0.80 • Hourly flow rate(vph) 164 0 0 181 1 11 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare(veh) Median type None Median storage veh) Upstream signal(ft) 110 pX, platoon unblocked 0.99 vC, conflicting volume 164 346 164 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 164 342 164 tC, single(s) 4.1 6.4 6.2 tC,2 stage(s) tF(s) 2.2 3.5 3.3 p0 queue free% 100 100 99 cM capacity(veh/h) 1414 651 880 Direction, Lane# EB 1 WB 1 NB 1 Volume Total 164 181 12 Volume Left 0 0 1 Volume Right 0 0 11 cSH 1700 1700 850 Volume to Capacity 0.10 0.11 0.01 Queue Length 95th (ft) 0 0 1 Control Delay(s) 0.0 0.0 9.3 Lane LOS A Approach Delay(s) 0.0 0.0 9.3 Approach LOS A Intersection Summary Average Delay 0.3 Intersection Capacity Utilization 18.6% ICU Level of Service A Analysis Period (min) 15 H:\Projects\2004 Projects\24013 Country Inn\SYNCHRO\AM full.sy7 Synchro 6 Report Page 4 SRF&Associates COUNTRY INN & SUITES AM Peak - FULL DEVELOPMENT Conditions 8: Country Inn & DANBY RD 8/30/2004 `ti t i I Movement EBL EBR NBL NBT SBT SBR Lane Configurations Sign Control Stop Free Free Grade 0% 0% 0% Volume (veh/h) 1 4 6 655 159 17 Peak Hour Factor 0.80 0.80 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 1 5 7 728 177 19 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None Median storage veh) Upstream signal (ft) 556 pX, platoon unblocked vC, conflicting volume 927 186 196 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 927 186 196 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free % 100 99 100 cM capacity(vehlh) 296 856 1377 Direction, Lane# EB 1 NB 1 SB 1 Volume Total 6 734 196 Volume Left 1 7 0 Volume Right 5 0 19 cSH 621 1377 1700 Volume to Capacity 0.01 0.00 0.12 Queue Length 95th (ft) 1 0 0 Control Delay(s) 10.9 0.1 0.0 Lane LOS B A Approach Delay(s) 10.9 0.1 0.0 Approach LOS B Intersection Summary Average Delay 0.2 Intersection Capacity Utilization 49.3% ICU Level of Service A Analysis Period (min) 15 H:\Projects\2004 Projects\24013 Country Inn\SYNCHROtAM full.sy7 Synchro 6 Report Page 6 SRF &Associates i } COUNTRY INN & SUITES PM Peak- FULL Conditions 1: WEST KING RD & DANBY RD 8/30/2004 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4. 4. 'i 1 'g Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Leading Detector(ft) 50 50 50 50 50 50 50 50 Trailing Detector(ft) 0 0 0 0 0 0 0 0 Turning Speed (mph) 15 9 15 9 15 9 15 9 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.915 0.940 0.989 0.980 Fit Protected 0.990 0.989 0.950 0.950 Satd. Flow(prot) 0 1687 0 0 1732 0 1770 1842 0 1770 1825 0 Flt Permitted 0.921 0.910 0.432 0.618 Satd. Flow (perm) 0 1570 0 0 1593 0 805 1842 0 1151 1825 0 _ . Right Turn on Red Yes Yes Yes Yes Satd. Flow(RTOR) 144 41 11 21 .� Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 ' Link Speed (mph) 30 30 30 30 Link Distance (ft) 100 3813 567 2128 Travel Time(s) 2.3 86.7 12.9 48.4 ' Volume (vph) 55 48 174 18 26 35 42 180 14 71 369 55 �'1 Peak Hour Factor 0.82 0.82 0.82 0.85 0.85 0.85 0.86 0.86 0.86 0.94 0.94 0.94 Adj. Flow(vph) 67 59 212 21 31 41 49 209 16 76 393 59 Lane Group Flow(vph) 0 338 0 0 93 0 49 225 0 76 452 0 Turn Type Perm Perm Perm Penn Protected Phases 4 8 2 6 ' " Permitted Phases 4 8 2 i 6 Detector Phases 4 4 8 8 2 2 6 6 Minimum Initial,(s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Minimum Split(s) 21.0 21.0 21.0 21.0 21.0 21.0 21.0 21.0 Total Split(s) 22.0 22.0 0.0 22.0 22.0 0.0 38.0 38.0 0.0 38.0 38.0 0.0 Total Split(%) 36.7% 36.7% 0.0% 36.7% 36.7% 0.0% 63.3% 63.3% 0.0% 63.3% 63.3% 0.0% Maximum Green (s) 17.0 17.0 17.0 17.0 33.0 33.0 33.0 33.0 Yellow Time (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 All-Red Time (s) 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Lead/Lag Lead-Lag Optimize? Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None None None Min Min Min Min Act Effct Green (s) 11.2 11.2 17:4 17.4 17.4 17.4 Actuated g/C Ratio 0.30 0.30 0.47 0.47 0.47 0.47 • v/c Ratio 0.59 0.18 0.13 0.26 0.14 0.52 Control Delay 8.8 7.2 7.2 6.9 7.0 8.5 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 8.8 7.2 7.2 6.9 7.0 8.5 LOS A A A A A A • Approach Delay 8.8 7.2 7.0 8.3 Approach LOS A A A A Intersection Summary Area Type: Other H:\Projects\2004 Projects\24013 Country Inn\SYNCHRO\PM full.sy7 Synchro 6 Report Page 1 SRF&Associates COUNTRY INN & SUITES PM Peak- FULL Conditions 1: WEST KING RD & DANBY RD 8/30/2004 Cycle Length: 60 Actuated Cycle Length:37 Natural Cycle:45 Control Type:Actuated-Uncoordinated Maximum v/c Ratio: 0.59 Intersection Signal Delay: 8.1 Intersection LOS:A Intersection Capacity Utilization 56.9% ICU Level of Service B Analysis Period (min) 15 Splits and Phases: 1:WEST KING RD & DANBY RD li 1 e2 04 c6 I we 36c ^ j,iIlli2z t-ra . f H:\Projects\2004 Projects\24013 Country Inn\SYNCHRO\PM full.sy7 Synchro 6 Report Page 2 , SRF&Associates COUNTRY INN & SUITES PM Peak - FULL Conditions 6: WEST KING RD & Country Inn 8/30/2004 --� f 4— 4 Movement EBT EBR WBL WBT NBL NBR Lane Configurations t V Sign Control Free Free Stop Grade 0% 0% 0% Volume (veh/h) 277 0 0 123 2 11 Peak Hour Factor 0.90 0.90 0.90 0.90 0.80 0.80 Hourly flow rate (vph) 308 0 0 137 2 14 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None Median storage veh) Upstream signal (ft) 100 pX, platoon unblocked vC, conflicting volume 308 444 308 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 308 444 308 tC, single (s) 4.1 6.4 6.2 tC, 2 stage (s) tF (s) 2.2 3.5 3.3 p0 queue free % 100 100 98 cM capacity (veh/h) 1253 571 732 Direction, Lane # EB 1 WB 1 NB 1 Volume Total 308 137 16 Volume Left 0 0 2 Volume Right 0 0 14 cSH 1700 1700 702 Volume to Capacity 0.18 0.08 0.02 Queue Length 95th (ft) 0 0 2 Control Delay (s) 0.0 0.0 10.3 Lane LOS B Approach Delay (s) 0.0 0.0 10.3 Approach LOS B Intersection Summary Average Delay 0.4 Intersection Capacity Utilization 24.6% ICU Level of Service A Analysis Period (min) 15 H:1Projects12004 Projects124013 Country Inn\SYNCHRO\PM full.sy7 Synchro 6 Report Page 4 SRF &Associates COUNTRY INN & SUITES PM Peak - FULL Conditions 8: Country Inn & DANBY RD 8/30/2004 z 4\ t d Movement EBL EBR NBL NBT SBT SBR ' Lane Configurations % 4 T* Sign Control Stop Free Free Grade 0% 0% 0% Volume(veh/h) 1 5 5 235 545 16 Peak Hour Factor 0.80 0.80 0.90 0.90 0.90 0.90 Hourly flow rate (vph) 1 6 6 261 606 18 Pedestrians Lane Width (ft) _ Walking Speed (ft/s) Percent Blockage L- Right turn flare (veh) Median type None Median storage veh) Upstream signal (ft) 567 pX, platoon unblocked 0.94 0.94 0.94 vC, conflicting volume 887 614 623 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 879 589 599 - tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free % 100 99 99 cM capacity(veh/h) 297 477 918 Direction, Lane# EB 1 NB 1 SB 1 Volume Total 8 267 623 Volume Left 1 6 0 Volume Right 6 0 18 - cSH 433 918 1700 Volume to Capacity 0.02 0.01 0.37 Queue Length 95th (ft) 1 0 0 Control Delay(s) 13.5 0.2 0.0 Lane LOS B A Approach Delay(s) 13.5 0.2 0.0 Approach LOS B Intersection Summary - Average Delay 0.2 Intersection Capacity Utilization 39.7% ICU Level of Service A Analysis Period (min) 15 - I I I I I I H:1Projects12004 Projects\24013 Country Inn\SYNCHRO\PM full.sy7 Synchro 6 Report Page 6 SRF &Associates I I Country Inn&Suites Hotel Town of Ithaca,NY APPENDIX 2: Market Demand Study A.D. Dixon & Company September 14, 2004 Mr. Peter Trowbridge Trowbridge & Wolf 1345 Mecklenburg Road Ithaca, NY 14850 Re: Proposed Country Inn and Suites Hotel Demand Study Dear Peter: This letter and the documents accompanying it constitute the results of our revised demand study relative to the proposed Country Inn and Suites Hotel. Our update includes pertinent information from the "Business Proposal for Extended Stay Hotel — Ithaca, New York" ("the Proposal"), a copy of which is included herein; while the number of rooms contemplated has been reduced to 58, we believe that the substance of the Proposal remains valid, based on the results of research conducted subsequent to our earlier study. We have included an addendum that discusses the proposed project's pricing and location; these issues were not part of our original project scope, but we are happy to address them. Based on the information we have received, it is our conclusion that there is sufficient demand from local businesses and educational institutions to support the project as proposed. It was made clear that an extended-stay hotel with the amenities contemplated would be a welcome alternative to the area's existing hotels and motels. Study Methodology ' Time constraints limited our ability to collect statistical data in support of the project. What data is readily available is contained in the tourism research report prepared in 2002 by Randall Travel Marketing on behalf of the Ithaca/Tompkins County Convention and Visitors Bureau. The Executive Summary of that report is attached to this letter in its entirety. In establishing demand for the project, we conducted eighteen interviews over the last seven days seeking input from the following types of professionals: • Human resource directors • Tourism and business development professionals 3io W. State Street, Ithaca, NY 3.485o 2 • University/College officials • University/College athletic directors • Real estate professionals Of the people interviewed, six were willing to speak on behalf of their organizations; the remaining eight would not speak for attribution but were willing to share their thoughts, all of which were supportive of the project. A summary of the comments provided by those willing to speak on behalf of their organizations is included as a part of this study. In addition, we are attaching letters of support for the project from the Ithaca/Tompkins County Convention and Visitors Bureau and the Tompkins County Chamber of Commerce. We also sent a short email survey to an additional twenty individuals with whom we have a professional relationship. To date, we have received a total of 20 responses, most of which provide support for the product contemplated (those taking a contrary opinion simply had no perceived need for the product). The Market The results of our interview research indicate that the market for the proposed hotel consists of: • Professionals visiting local companies or educational institutions for three days or more; • Existing company employees relocating to Ithaca; • Individuals being recruited for employment by local companies; • Athletic teams; • Development advance teams (Wal-Mart, Lowe's, etc.); • Local employees who spend most of their time traveling and are only in Ithaca on weekends; • Families and others relocating to the area and in need of temporary housing while house hunting. • and tourists. While the existing hotels and motels are able to meet the needs of the companies and educational institutions we contacted, the proposed property was seen as a beneficial addition to the local hotel stock, primarily because of the following amenities: 3io W. State Street, Ithaca, NY 1485o 3 • All rooms are suites allowing for a more comfortable stay than traditional hotel/motel rooms; • Scheduled shuttle bus service; • Indoor pool; • Exercise room; • Business center; • Meeting facilities; • Laundry facilities; • and modest dining facilities. According to the Randall Study(which focuses primarily on tourism), the following statistics provide support for the project: 1. The top dislike for tourists is traffic/wayfinding (downtown Ithaca). The location of the proposed hotel coupled with the planned scheduled shuttle bus service mitigates this problem. 2. The primary trip purpose for visitors is either general relaxation, college/university related, visiting friends and relatives, or overnight as part of a longer trip. 77.33% of all travel parties consist primarily of adults. 22.67% traveled with children. 3. The typical length of stay is 0-4 days (3.15 average nights). This average fits in perfectly with the extended-stay model. The study further notes that visitors to Ithaca/Tompkins County create strong economic impact for the community. Including lodging, meals, shopping, and other elements, the average daily expense is $341.87. The room and sales taxes generated by visitors to the Ithaca/Tompkins County can be safely considered to be substantial. 3io W. State Street, Ithaca,NY 14850 4 Interview Summaries Rich McDaniel Asst. VP, Business Services Cornell University The University typically houses guests at either The Statler or the Best Western. The University would have great interest in an extended say hotel with the amenities proposed — indoor pool, exercise rooms, shuttle bus service, suites layout. It would be an upgrade to either facility now used. Lisa Paix Director of Human Resources The CBORD Group CBORD often needs to house people for a week or more at a time — visitors, new employees relocating to Ithaca. CBORD also has a number of employees who travel extensively and live in Ithaca only on weekends. The proposed hotel would be a welcome option to existing properties. Brian Martinson President Society for Human Resource Management of Tompkins County Speaking on behalf of the association, Mr. Martinson noted that the proposed hotel would be welcomed by its members. In the recruitment process, it is often necessary to house prospective candidates for two to three days. The proposed hotel would offer members of SHERM an amenities-rich alternative to the hotels and motels they now use. Robert Lama President Lama Real Estate Mr. Lama noted that there is a lack of commercial development on south hill which he sees as detrimental to leasing of space in the former NCR building. He feels that this building would lend itself well as an incubator location for new businesses. Having an extended-stay hotel and other service businesses nearby would greatly enhance job creation and tax revenue generation for the Town and the County. Barbara Policay Assistant VP, Human Resources Claritas Claritas occasionally needs to house employees from its other locations for one to two days at a time. They do currently have a situation where an employee is being relocated to Ithaca and has been put up in a local hotel for three to four nights at a time. This will continue through the end of the summer. 310 W. State Street, Ithaca, NY 1485o 5 Liz Vance Ithaca Youth Bureau The Youth Bureau itself does not sponsor events at this time that would bring large numbers of people to Ithaca,from out of town. She did, however, indicate that her organization is aware of a growing number of athletic events that can bring hundreds of visitors to the area for extended stays. These include soccer tournaments at The Rink, the annual Turkey Shoot Lacrosse Tournament, and various planned triathlons. Addendum —August 30, 2004 Pricing Sensitivities Cost is an important consideration in selecting accommodations for extended stays. This was evident throughout our discussions with local businesspeople and other individuals. It was of particular concern to corporate users working within established company travel budgets. In preparing the"Business Proposal for Extended Stay Hotel — Ithaca; NY,"the authors conducted a field survey of local hotels to determine what their rates were, the number of rooms they had, and whether or not they offered a basic extended stay amenity like a pool: The proposal noted a combined total of 800 , rooms; our revised total is 931 rooms. We concur with the Proposal's assertion that none of the hotels surveyed offered suites with the amenities demanded by extended stay trayelers. We further verified the information contained in that proposal and supplemented it with information on an additional two hotels. The results are summarized as follows: otel Suigle.t?nce . k oablebPrice` ntoti° ooms ; �; ; ;Pool 1 ahrortTrlti . EN;q._.__ k.= $8.§-1 A T.$109iL:c3n3_,_ E, 79 ,Meidow CorCil ., , °�`a7375 r.tn ;ti , 95 M:Rt k i8; s�Hool�doyThn, 109 `' 149> s r. b£. clot paw LRamada=Inn ��wu... ,_•;$109. = £a $1494i W i� ,,., x,' u __ Gfaraor Hotel 109, = ,,` w; ` *"e Xw 05 .kxx X % CiTt ourtyard'R avn;EP $109im,::., 'v w$149a w:s 3}_. 1Z0 X �: ,max -f "`, � _ ,. � �� , �: BigeO stern 1 c 9w ` ' . W$1�F9 - .{` `;Hampton`Innxi " ° } t'`" 119�`. : �� .y$159;L6 , ,.66" Ptiei._L-odge rifircSAMT:0-21 92 310 W. State Street, Ithaca,NY 14850 6 The Statler Hotel declined to provide rate information, and rates have not yet been established for the Hilton Gardens Inn currently under construction in downtown Ithaca. The proposed project is projected to have a weighted average room rate of $75 per night. In resurveying the original respondents, we found that this was an acceptable starting point in negotiating long term relationships and was, in general, an acceptable rate for stays booked on short notice. The overall amenity package proposed was considered highly important to most respondents. According to the Proposal, motels and hotels in the field survey have a combined average occupancy rate of 78%; this is based on winter occupancies of 46%, and summer occupancies of 90%. Summer and autumn seasons have the highest seasonal occupancy rates at 95% and 78% respectively. The local area has more than 32 "special events"weekends often related to the local educational institutions; during these peak periods, rates will trend 50% higher, and room availability within 50 miles of the central business district is severely limited. All of this points to very limited excess capacity in the Ithaca market, making it comparable to more urban areas. Our conclusion is that the proposed project is priced very competitively within the local market and fills a niche that other properties do not. There are sufficient times during the year when the extended stay traveler may, in fact, find "no room at the inn" due to circumstances unrelated to their visit; the proposed project will alleviate this situation. Location Considerations According to the Ithaca/Tompkins County Convention and Visitors Bureau, a vast majority of visitors to the area originate in the New York metropolitan area and travel by car (though other options are available). The two primary routes into Ithaca are therefore NYS Route 79 and NYS Route 96B. The proposed project site ("the Site")consists of approximately 2.5 acres on NYS Route 96B at King Road, and we consider this to be the most viable area for any form of"gateway" development given an overall dearth of sites on NYS Route 79. We further observe that the NYS Route 79 "corridor" is already served by the Best Western-University Inn, though it is notably not an extended stay property. We again return to one of the conclusions of the Randall Study: "the top dislike for tourists is traffic/wayfinding (downtown Ithaca)." We believe that the conclusion made in this study can be extended to Ithaca's southwest corridor where there are a number of mature motel properties and, more recently, a mid- scale hotel — the Hampton Inn. The traffic patterns in this particular locale are 310 W. State Street, Ithaca, NY 14850 7 similar and perhaps worse than in the central business district. Situating a new hotel on the fringe of these densely traveled districts will benefit both the guests and the districts themselves. We believe that situating an extended.stay hotel on NYS Rte. 96B makes sense on a number of levels: first, there is a built-in audience for the facility in the form of Ithaca College (and Cornell University has also indicated a strong interest in the proposed product); second, the property intends to offer shuttle bus service which:adds to the breadth of the property's intended audience; third, the existence of shuttle bus service will serve to reduce traffic into the central business district, the Cornell campus, and other areas around Ithaca. Returning to the Proposal, we concur that the proposed project strongly fits the following desirable properties: • Ability to serve transient trade due to its"gateway" location • Proximity to universities/colleges and business center • Proximity to population "backup"— (local growth related stays) • Proximity to traveler services both local to the project and within a short • driving distance • Function as an extended stay hotel Conclusion We believe that there is a strong market for the project, as proposed and where proposed. Strong anecdotal evidence of the popularity of extended stay hotels aside, there is a clear indication that the local business and academic community would welcome such a project, thus ensuring its success. The proposed location for the project benefits the likely guest— a traveler from the New York metropolitan area — and the community at large. I hope this proves helpful, Peter. Please call me at 277-0805 should you have any questions. Cor • Iy, Andrew Dixon 1 310 W. State Street, Ithaca, NY 14850 8 Andrew Dixon — Background Information Andrew Dixon is principal owner of A.D. Dixon & Company, a consultancy specializing in real estate development and investment. His clients include Mack Travis, Jason Fane, Dr. Wally Diehl, The Ithaca Downtown Partnership, and Argyle Associates. Mr. Dixon spent ten years as an investment banker in the New York metropolitan area with a concentration in commercial real estate finance, development, and management. He has held direct responsibility for more than $2.5 billion in assets, including office buildings, apartment complexes, regional shopping malls, factory outlet malls, neighborhood shopping centers, congregate-care retirement communities, and the reuse development of industrial properties. Prior to forming A.D. Dixon & Company he was vice president of operations for Ithaca Rentals & Renovations, Inc., where he was responsible for the financing and leasing of Gateway Center on behalf of Mack and Carol Travis. Mr. Dixon also served as project manager in the revitalization of Eddygate Park Apartments, a 68-unit luxury building adjacent to the Cornell campus. Mr. Dixon is a graduate of Cornell University, former member of the Town of Ithaca Zoning Board of Appeals, and a former elected member of the Town of Darien, CT Representative Town Meeting. In addition to his real estate activities he spent several years as the director of administration and finance for three mid-sized law firms in Manhattan and on Long Island. 310 W. State Street, Ithaca, NY 14850 - •Ir TOMPKINS COUNTY Eli CHAMBER OF COMMERCE www.tompkinschambecorg • • June 17,2004 Mr.Andrew Dixon A.D. Dixon&Company 310 West State Street Ithaca,NY 14850 Dear Andrew, As the president of the Tompkins County Chamber of Commerce, I would like to voice my support for the construction of a Country Inn and Suites property in Tompkins County. The ability to offer corporate and extended stay travelers an opportunity to enjoy the comfort of a suite when in our community on business would be a strong addition to our current inventory of hotels. I look forward to learning more about this project in the upcoming months. Please don't hesitate to contact me if I can be of any additional assistance. Sin ly, • McPheeters President • 904 East Shore Drive • Ithaca, NY 14850 • Phone: (607) 273-7080 • Fax: (607) 272-7617 ITH A ' June 17,2004 Mr.Andrew Dixon • A.D. Dixon&Company 310 West State Street Ithaca,NY 14850 Dear Andrew, As Tompkins County continues to refine its"product"for travelers and tourists,the possibility of being able to offer an extended stay property would be strong addition to our current inventory. The suites model property,as I understand it,is very attractive to the demographic we are actively recruiting to Ithaca and Tompkins County as tourists and visitors. As we move forward in our branding of Ithaca as a family friendly destination utilizing the assets of museums and recreational opportunities,the proposed property should be well positioned. Please let me know if I can be of any further assistance. Sincerely, r' • Fred Bonn Director • ITHACA/TOMPKINS COUNTY CONVENTION AND VISITORS BUREAU A Division of the Tompkins County Chamber of Commerce 904 East Shore Drive,Ithaca,NY 14850 607/272-1313 800-28-ITHACA FAX 607/272-7617 www.visitithaca.com www.ithacaevents.com Ithaca/Tompkins County Convention and Visitors Bureau Executive Summary Study Objective: The objective of this study was to conduct comprehensive tourism research to provide a foundation for the Ithaca/Tompkins County Convention and Visitor Bureau's (ITCCVB) marketing and strategic planning. The ITCCVB retained Randall Travel Marketing, Inc. (RTM) of Mooresville, North Carolina to conduct this study. Study Methodology: Research was conducted in and around Ithaca/Tompkins County and the Finger Lakes region during the five-month period of August 2001 through January 2002. Many methods of data collection were used: • 1. Initial Meeting and Materials Gathering: Initial meetings were conducted between ITCCVB and RTM to review questionnaires, gather input, collect materials and pertinent information. 2. Reconnaissance Trips: A professional reconnaissance team visited Ithaca/Tompkins County and all 14 counties in the Finger Lakes region. The dates of visitation included August 16-21 and October 3-16. The region was fully evaluated from the perspective of the tourist. The reconnaissance team's findings are documented in this report. 3. Visitor Profile and Conversion Survey— Random Sample of Inquiries: 1,000 4-page questionnaires were mailed out to a stratified random sample of people who had requested visitor information from ITCCVB over the course of a one-year period. 201 surveys were returned for a 20.1% response rate and have been tabulated as part of this report. 4. Executive Interviews A listing of Ithaca/Tompkins County tourism and community.leaders was prepared with input from ITCCVB for RTM to interview. The summary of the responses is a part of this study. 5. Lodging Property Interviews and Fax Survey: A fax survey was sent to every lodging property in Ithaca/Tompkins County (hotels, motels, bed and breakfast inns, and rental units). The responses have been tabulated and are a part of this study. 6: State, Regional and National Data: Research data from the State of New York, Finger Lakes region, as well as national sources was obtained and analyzed as part of the study. 7. Marketing Materials Evaluation: Marketing materials including brochures, fulfillment pieces, press kits and coverage, print advertising and placement schedules, etc., were obtained from ITCCVB and evaluated based on research findings and the experience of the RTM team. Our analysis and recommendations are a part of this report. • 8. Report and Recommendations: Based on research findings a comprehensive report was written and presented to the Ithaca/Tompkins County CVB. Apr 1 19191II nmderarketrtg Ithaca!rompkins County Convention and Visitors Bureau Executive Summary Summary of Research Findings and Recommendations 1. Visitors give Ithaca Tompkins County an overall rating of A- (4.38 on a 1-5 scale where 1=poor, 3=average, and 5=excellent). • 2. What visitors like most about ithaca/Tompkins County includes: • Beautiful scenery and waterfalls • Downtown Ithaca (shops and restaurants) • Cornell University • Outdoor activities • Wineries The top dislikes for visitors include: • Traffic/wayfinding (downtown Ithaca) 3. Point of origin for most visitors is New York State (43.50%), Pennsylvania (14.50%), and New Jersey (10.00). 4. The majority of visitors (59.89%) had visited Ithaca/Tompkins County previously. 5. The primary trip purpose for visitors is either general relaxation, college/university related, visiting friends and relatives, or overnight as part of a longer trip. 77.33% of a0 travel parties consist primarily of adults. 22.67% traveled with children. 6. The average age of visitors to Ithaca/Tompkins County is 48 years. They are educated with the majority having either some college or a college degree. The trip planner tends to be the female head of household. The income level is in the middle range. 7. The typical length of stay is 0-4 days (3.15 average nights). 8. The primary sources for trip planning information (other than those who reported 'already knew") include: • www.visitithaca.com • New York State Travel Guide • www.ilovenv.com • AAA Tour Book • Ithaca/Tompkins County Visitor Guide • FLA Visitor Guide 9. The conversion rate for the /TCCVB marketing program is 67.43%. This is almost too good and indicates a need for greater outreach. 10. The activities that most visitors enjoy while in Ithaca/Tompkins County include: • Visiting state parks/waterfalls (56.72%) • Shopping (54.23%) • Driving/sightseeing (53.73%) • Walking downtown (51.74 %%) • Visit Cornell University (42.29%) • Hiking (41.79%) • Visit a,winery (33.33%) • Visit a bookstore (29.85%) • Visit a farm tour (21.89%) 2 $IIIafl Ithaca/Tompkins County Convention and Visitors Bureau Executive Summary 11. The specific attractions and sites most visited and appreciated as part of a visit to Ithaca/Tompkins County(according to research findings and visitor counts) include: • Downtown Ithaca (shops and restaurants) • _ Cornell University • Ithaca Falls • Taughannock Falls State Park • Buttermilk,Falls State Park • Robed H. Treman State Park 12. The priorityunmet needs for visitors to Ithacaffompkins County include: • Narrated lake excursions and interpretation (34.83%) • Winery interpretive I education tours (29.85%) • Guided history tour of Ithaca (29.85%) • Night time entertainment(27.86%) • Antique trail (27.36%) 13. Visitors to Ithaca/Tompkins County create strong economic impact for the community. This is reflected in the average trip expenditures reported by • each segment. Average Daily Trip Expenditures r , % of Category Amount whole 1. Lodging $88.62 25.92% 2. Food/Meals $61.88 18.10% 3. Shopping at Galleries $45.11 13.20% 4. Transportation/Fuel $42.37 12.39% 5. Other Shopping $41.68 12.19% 6. Shopping at Wineries $40.94 11.98% 7. Attractions/Amusements $21.28 6.22% Average Daily Expense $341.87 100.00% 14. Summer and autumn are the most heavily visited times. 15. Visitors enjoy Ithaca/Tompkins County and plan to visit again. They show interest in returning all months of the year, with the most interest in summer months. - 3 - i. dall • .7/radMatheting Ithaca/Tompkins County Convention and Visitors Bureau Executive Summary Strategic Direction Visitors think of IthacafTompkins County as an absolutely gorgeous, scenic area that has a wonderful college town atmosphere, great dining, attractions and recreation opportunities. This is evidenced in the high satisfaction rating (A- grade) that visitors report. Tompkins County is to be.commended. This study documents that the Ithaca/Tompkins County Convention and Visitors Bureau (ITCCVB) is doing a very good job in its development of tourism. Randall Travel Marketing, Inc.. (RTM) is thrilled to be able to report this, especially compared with other lackluster tourism efforts found throughout the Finger Lakes region. Now it is time to take a very strategic look at tourism in Tompkins County and determine where efforts can be improved. To specifically look at how economic impact can be increased, and how market segments can be built. The definition of tourism is "putting visitors in front of cash registers." Tompkins County has achieved good tourism expenditures and has an excellent opportunity to further increase the revenues generated by tourism while not overburdening the infrastructure. This growth in revenues can be accomplished by establishing a strong positioning, more aggressively and strategically outreaching to new markets, developing new tourism products, and very strategically planning promotional activities. Specifically this includes: A. Developing a new positioning, based on research, that promotes the most. compelling "attractors"or those attractions that drive visitation and focus on visitor experiences. B. Continue excellent relationship between the Chamber and the CVB, but plan for eventual move to make the CVB a free standing entity. C. The City of Ithaca needs to lock the funding to the CVB at 100%.of the occupancy tax and empower the CVB to allocate funds from the occupancy tax to most effectively grow tourism. D. Report successes, trends, and future plans consistently to city and county leaders and tourism industry constituents. E. Improve sophistication of marketing outreach: revised marketing materials and technology outreach. F. Continue cooperative marketing efforts with Finger Lakes Association. . Participate strategically to ensure that the consumer receives clear messages and is not confused by the names of these organizations. Consider discontinuing participation in Central Finger Lakes to avoid confusing the potential visitor. G. Promote existing product distinctions for Ithaca/Tompkins County within the Finger Lakes including: • Dining destination • Bed and Breakfast Inn destination • Abundant, diverse lodging destination • A destination convenient to diverse wineries 4 Ithaca/Tompkins County Convention and Visitors Bureau Executive Summary H. Understand that downtown Ithaca is the number one visited attraction in Ithaca/Tompkins County and continue to develop, animate, and beautify downtown while providing user-friendly wayfinding to this critically important area. 1. Add dynamic new tourism products to increase appeal to visitors. 1. Lake interpretation excursions 2. Lodging on the lake 3. Major new attraction: Finger Lakes Wine Learning Center 4. Major outdoor outfitter 5. Special Events: a. Annual Food and Wine Festival (similar to Food and Wine Classic held annually in Aspen, CO.) b. Existing current festivals Recommended Positioning Strategy Gorges and Waterfalls Ithaca, NY is home to Cornell University, downtown waterfalls, a charming college town atmosphere with abundant restaurants, shopping, wineries, and lodging. It's all here in the spectacular lakeside natural beauty of Ithaca and Tompkins County,NY. 800-28-Ithaca www.visitithaca.com Research conducted for this study documents that the gorgeous scenery, along -, with the college town atmosphere and wide variety of amenities creates the top "attractors°for Ithaca/Tompkins County. Similarly, the lakes, beautiful scenery and wineries are top attractbrs in research conducted throughout the Finger Lakes region. National research tells us that scenic beauty is always a top appeal for choosing a destination. Simply put, people choose to stay in beautiful places where there are many interesting things to see and do along with great places to eat and shop. The popularity of Ithaca's downtown with its shops and . restaurants testifies to this as well. Thus, we can have confidence from both the perspective of national research and scientific research for Ithaca/Tompkins County that the positioning elements listed above will be successful. Additionally, this research report confirms that the average stay in Ithaca/Tompkins County is 3.15 nights. The typical travel party is comprised of adults (77.33%). Therefore, a positioning statement is needed that appeals primarily to adults traveling without children, but also would appeal to vacationing families. 5 v°uaermkazag • Ithaca/Tompkins County Convention and Visitors Bureau Executive Summary 19. Following is a list of attractions and events offered in the Ithaca/Tompkins County, NY area. First, for each attraction or event, circle whether you have never heard of it(1), heard of it but didn't visit it(2), or visited it (3). Second, if you visited the attraction or event rate it from 5 to 1 on a five point scale where 5 is Excellent, 3 is Average, and 1 is Poor. AttraG ons A�va>ieh ss Visited Rate %g. Cornell University 72.14% 46.77% 4.39 Ithaca College 69.16% 18.41% 3.97 Ithaca Falls 64.18% 39.30% 4.54 Cascadilla Creek Gorge 33.33% 15.92% 4.53 Cornell Plantations 37.81% 18.41% 4.50 Sapsucker Woods/ Cornell Lab of Ornithology 34.83% 12.44% 4.40 Paleontological Research Institution (PRI) 16.92% 1.99% 3.80 _ Downtown Ithaca (shops and restaurants) 68.66% 53.73% 3.90 Downtown Trumansburg (shops & restaurants) 43.78% 12.44% 3.68 Cayuga Nature Center 37.31% 9.45% 4.35 Taughannock Falls State Park 60.70% 44.28% 4.62 Buttermilk Falls State Park 59.71% 38.81% 4.53 Robert H. Treman State Park 50.75% 26.37% 4.52 Allan H. Treman State Marine Park 43.28% 11.94% 4.22 Cass Ice Skating Rink and Pool 24.38% 0.50% 5.00 The Rink 15.42% 0.00% 4.00 Tompkins County Museum 31.34% 3.48% 3.67 New Product Showcase & Learning Center 10.95% 0.50% 4.00 Sciencenter 26.37% 4.48% 4.60 Eight Square Schoolhouse 8.46% 0.00% NR Kitchen Theater 16.42% 1.99% 4.33 Herbert F. Johnson Museum of Art 23.39% 10.45% 4.14 M. V. Manhatten Excursion & Dinner Cruises 18.91% 0.00% NR Ithaca Farmers Market 48.26% 20.40% 4.30 11ngries Bellwether Hard Cider 16.92% 3.98% 4.00 Ithaca Beer Company 27.86% 4.48% 4.20 Six Mile Creek Vineyard 29.86% 8.96% 4.06 Cayuga Lake Wine Trail 53.73% 27.86% 4.31 l=vents • Ithaca Festival (June) 24.87% 1.49% 4.50 Grass Roots Festival (July) 20.90% 2.99% 4.33 Apple Harvest Festival (October) 22.89% 1.00% 4.00 The Art Trail (Spring & Fall) 13.44% 0.50% 4.00 Trumansburg Festival of Lights 14.93% 0.00% NR Other event (specify) 4.48% 1.99% 3.40 p: dal 6 / It I . amenrmg Country Inn&Suites Hotel Town of Ithaca,NY I APPENDIX 3: TG Miller Review of Holly Creek Stormwater Drainage Study Allen T. Fulkerson, L.S. EMt: (11g t',it ,7 David A. Herrick, P.E. Lee Dresser, L.S. Engineers and Surveyors Frank L. Santelli, RE. Andrew J. Sciarabba, P.E. September 13, 2004 SEP 1 4 2004 Annette Marchesseault Trowbridge &Wolf, LLP 1345 Mecklenburg Road Ithaca NY, 14850 • Dear Annette, We have completed an independent analysis of the storm water management design previously completed for Holly Creek Sub-division,which included a theoretical maximum build out on Lot 8,by Gary L.Wood P.E. In our analysis we determined peak flows for the 1, 10,and 100-year design storms at"POND 2"for the"POST2B"contributing drainage area,but updated the data to incorporate the currently planned Country Inn construction. We compared the peak flows thus developed to-those previously computed by Gary Wood,in order to determine whether there would be any impact due to the Country Inn development on the pond already designed by Gary for the Holly Creek sub-division. The results of our analysis are summarized as follows: PEAK FLOWS SMARio 1 yr 10 yr 100 yr Holly Creek Subdivision 7.18 16.65 26.53 With Theoretical Build out (By Gary L.Wood,P.E.) Holly Creek Subdivision 7.32 16.57 26.66 With Currently Planned Country Inn Development (By T.G.Miller PC) As evidenced by the above summary there is no appreciable difference between the peak flows generated by Gary L.Wood P.E.for the initial Holly Creek storm water management system design,and the peak flows generated by our office for the same site including the planned Country Inn d velopment. This indicates that the assumptions made by Gary L.Wood P.E. for • e theoretical uild out of Lot 8 (the Country Inn site)were adequate and there is no impact on e original,d by the currently proposed Country Inn development. - cere Stev-n D. ssmer Project En meer • 203 North Aurora Street• P.O. Box 777•Ithaca, New York 14851 •(607)272-6477 Country Inn&Suites Hotel Town of Ithaca,NY APPENDIX 4: Light Fixture Product Information • ny r1 4 -, b 'C1�.rs. ,g.., =I.,. . 44.\\H . • . pbt ' _ - DOMUS SMALL (DOS) = .r. ON DBA MOUNTING ' ��,. DOS—DBA �` . .. .4 `i'. .. Characteristics >Pedestrian scale ` >Respectful ofthe environment b by offering full cut-off optics '4-1; >Manufactured from die-cast a - aluminum components Cry _'Via,, >Tool free access to lamp >Clear glass tempered flat lens i on a hinged frame • " `._` >Mniti-faceted anodized aluminum •-.;. reflector rek,. >Unitized removable ballast tray ' .i ; r with quick disconnect -:Cc'4 >Available with metal halide(MH), high pressure sodium(HPS)and '�' compact fluorescent lamp(CF) • . 5G3 Optic ' 90 T' ' '. /Pri 'r ; � / f i • it*, i •i • ' 71. ._ ... { " 18°(457 mm) II .. . . • . ?„7•‘• , k.4;-,..4...i > Photometry r „...a i - - .t.._., High intensity discharge sources . 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Medium Throw Oownlight 50' 35 Symmetrical distribution that sprea • ds (�1 /^��_ I - the light downward,and evenly distributes. 4\\ IIs ' 70 50. - 777—H N. • ii on the wall and the ground. \ 700 50 _- t Recommended applications - \�j Interior and exterior pedestrian mall 150 100 i ?Building entryway • 175 150 - SArchitecturalaccentlighting - -; F7 " •MH HPS Photometry I . . Forward Throw Downlight - 50 35 I 23 Asymmetrical distribution that spreads the light j j . I o ' ,{{{ forward,and minimizes light on the wall. ��ar / 70 50 T� I p - Recommended applications 100 70 - c j C Blinding and en exterior pedestrian mall 150 100 I' m •— I z Building entryway A'Parking lot near building 175 150 I A' - I 1 1 — VIIT MH HPS Photometry j Wide Throw Downlight Kg" I' ,50 35 / \Asymmetrical distribution that spreads / '� -� \ I -• the light on either side to maximize spacing j� 70- 50 V j between luminaires. 100 70 0 0. , Recommended applications 150 100 >Building security >Interior and exterior pedestrian mall 175 150 — j >Architectural accent lighting • 8,k,.y �"�'°�'}.`vat 2i+` 3� x s^'!erwi_ '"yam 1ti irork 1r"-� - nA a. was" Y.s�S r.+ - �';�."F`q q.�� }v"�*yy tt�G 3' r n°`ctt:'k4� >;�.� .�. q Y < *3 3 ,01 .$ 2 wavv F'`r+ . t s e .ma's * ., ' r=.x r; f +e.--3e ; `t-. -7st .cr ^ .s-ss • -.. Compact fluorescent _ MT - Watts Photometry • ' Medium Throw Downlight 26 pal - 5 mrnetrical distribution that spreads the light \ l _ downward,and evenly distributes It on the wall \ ant42 /----- • and the ground. A \ � Recommended applications • \ - I - >Building security >Building entryway >Architectural accent lighting +4. 4.. '71 6n-e.�' 4' }�,. �'t tt [ 1 v,�'pi,.' i, as ' '"�s`S' -:.- �S y It �E ''-- ' •avre_a_tw* �y,,1 2+ ''Y�4 itay.�S tS. » `+-�3--t �3A 7,,. r r. t ^:� $.•. r"••jt'F4�'1' 2� i 1 . si r:; �N !r cl ;�y }x his ,;>, .,�, •? -1-w } a44 s w- S k �% ,7. "�°1� . - �F_'y�� 1�� tT:+' #'yt�T" ���+��.r?F'�-,a+s..��J �i '�'R„5- .s�i=.e i iuMia. .���.•9 � .,.F1f x 'LumEC >Mounting Information c. IA ■-Q 2 ' Q-.-Q . M ro - . • c •17°(44�8 mm) 375/s°(955 mm), C C .Features one or two 1.66"(42 mm) E • Efl + II V E E I� � E I r pole adaptor(or wall mounting box) N 12 1 r. r. a, I�, v and one or two cast suspension rings. toa > Slip-fits over 3"OD pole liy 6" Total EPA Total EPA � 1.26sq.ft. - • 2.30 sq.ft.• - 151/4"(386 mm) • C . C C • 17'(448 mm) 37 s/e"(955 mm) 29 C DBB rIMIIIIIII o .l C Features one or two 1.66"(42 mm) E E E round aluminum tubes and V2°diam- _ E ff� - E l eter rods welded to a cast pole adaptor rn E a r. r• II. e co (or wall mounting box)and one or E 1 a a I a =- '_r " y two cast suspension rings. N :'— — rp�r m 7 to r co = — Total EPA Total EPA f >Slip-fits over 3"OD pole by 6" •"' to I 1.50 sq.ft. r I 2.76 sq.ft. 15 VC(386 mm) r . L r ` • 18 3/s°(465 mm) 36 3/4°(933 mm) _ . • DBC - 1 I I t • E (` •• Features a cast aluminum pole adaptor m ,�= , rn rn a with one or two arms and one or two `- r suspension rings.Wall mounting box .d I. with cast aluminum arm with suspen- Total EPA Total EPA sion ring,mechanically assembled. f 1.27 sq.ft. 2.31 sq.ft. 12"(305 mm) >Slip-fits over 3"OD pole by 6" _ Y- `C • C• r 18"(457 mm) - 36'(914 mm) . 1`- t DBG - _ • Features one or two 1.66°(42 mm) E li E _ E cn round aluminum tubes,one or E N A �� E \ E two suspension rings and one �� • m ortwo U2°diameter rods welded ' E c o .( toa 3°OD vertical aluminum tube > n "� .^�' CO a p orlx3wall mounting tube. e CO „a, t\ > Slip-fits over 3"OD pole by 9" ! � ' _ ■ = = i — - a a a a - Total EPA Total EPA 18""(457 mm) C 2.03 sq.ft. 2.95 sq.ft. C wmec • f` > Seeing the. Smaller Picture • _. . . :31 _ The Small Domus is an adaptation of the classic Domus series.The smaller version retains the w same refined lines, the same handcrafted quality, and all the features of the larger models. _ I Incorporating precision optics,we ensure photometric performance that control light. - .... iv . 1- 1 X 192" le Or P t' 1‘, '.., '7‘ry 160" rfrX ri S 11- o i..--L-• .-.. .. ., .. 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Fr".4.51 t--4,...., - • •'" ;'7" `-',4 4 lg. 2 :::,-•• A- 4,.. .'-' .r:tOttL r• 4, . it ' Z..r '3E%;'''', .‘r il I.'t 44-Fital rt,r tieV ."%,...,-.: .11 .. ., 1. ^ " 14 X: . -‘., . ..la ,7:Ec-e>t•Ait•-• -.J kr -, ." t*.0-`,."'YAWL Lk%4 3tqakt*.'CEin;tAkner,r7. &Lir '..t r' ,),',1,g,Jr ti. ,,aj V Lk, ,.::.., .:4. .^r,,,,, ' Mi.....*,,i,, -,.„.4.---;.-4-444 . As!t -i- - , - , LUMEC A Country Inn&Suites Hotel • Town of Ithaca,NY APPENDIX 5: Economic Analysis A.D. Dixon & Company November 29, 2004 • Mr. Peter Trowbridge Trowbridge &Wolf 1345 Mecklenburg Road Ithaca, NY 14850 Re: Proposed Country Inn and Suites Hotel Economic Analysis Dear Peter: As requested, we have conducted an economic analysis of the proposed Country Inn and Suites Hotel to be situated in the Town of Ithaca. Our review compared the viability of a 58-room property, as approved by the Town of Ithaca Planning Board, with a 30-room property that can be developed as of right under applicable zoning regulations. Development cost estimates and pro-forma operating information for the 58- room property were provided by the applicant, Jay Bramhandkar; we have independently and reasonably verified the operating costs through informal interviews with other hotel operators. Development cost estimates for a 30-unit property were derived, in part, from the RS Means Building Construction Cost Data, 2005, 63'd Edition. Pro-forma operating results for a 30-unit property was developed in cooperation with Mr. Bramhandkar. The average occupancy figure of 65% used in our calculations came directly from the most recent release of Smith Travel Research. We noted that development costs do not diminish on a strict pro-rata basis when comparing the two scenarios. We further noted that several categories of operating expenses either did not diminish at all, or did not do so on a pro-rata basis. Certain expenses, both development related and operations related, are unchanged regardless the size of the hotel. Development always carries a level of risk. In exchange for accepting that risk, a developer and his investors will typically expect an annual pre-tax return in excess of 20% as it pertains to the development of an apartment complex, shopping center, or office building. Because hotel properties are operating businesses with a much higher degree of risk, the returns required by a developer and his investors is naturally higher. 3io W. State Street, Ithaca, NY i485o 2 Our analysis assumed that the property will be financed at a loan to value ratio of 80/20, with a rate of 9% and a term of 15 years. We further assumed an annual growth in revenue and expenses of 2.5%, with the exception of real estate taxes which were assumed to increase by 5% per year. Average occupancy was kept at 65%. Loan terms were in accordance with those Mr. Bramhandkar has been approved for. Franchise fees were excluded from all calculates related to the 30-unit property as it is our opinion that no franchise is available at that number of rooms. Country Inn &Suites has already indicated that they will not approve a franchise for the site if restricted to 30 rooms. Our conclusion is that a 30-room property cannot be economically developed on the site, with or without the amenities proposed for the larger property. Those amenities which include a pool, public areas, and modest dining facilities are essential to the success of any hotel operation in the region. Our analysis concludes that such a property will yield a first-year pre-tax return on investment of 3.8%. Conversely, a 58-room property yields an acceptable minimum pre-tax return of 30.8% making it a viable development. We believe that the development, as proposed, will result in the introduction of a proven brand to the local market, one offering an extended-stay suites arrangement neither available in the market or contemplated by other developers. I hope this proves helpful, Peter. Please call me at.277-0805 should you have any questions. I will be available on December 20 to answer any questions the Zoning Board of Appeals may have. Cor ' ly, Andrew Dixon 310 W. State Street, Ithaca, NY 14850 3 Andrew Dixon — Background Information • Andrew Dixon is principal owner of A.D. Dixon & Company, a consultancy specializing in real estate development and investment. His clients include Mack Travis, Jason Fane, Dr. Wally Diehl, The Ithaca Downtown Partnership, and Argyle Associates. Mr. Dixon spent ten years as an investment banker in the New York metropolitan area with a concentration in commercial real estate finance, development, and management. He has held direct responsibility for more than $2.5 billion in assets, including office buildings, apartment complexes, regional shopping malls, factory outlet malls, neighborhood shopping centers, congregate-care retirement communities, and the reuse development of industrial properties. Prior to forming A.D. Dixon & Company he was vice president of operations for Ithaca Rentals & Renovations, Inc., where he was responsible for the financing and leasing of Gateway Center on behalf of Mack and Carol Travis. Mr. Dixon also served as project manager in the revitalization of Eddygate Park Apartments, a 68-unit luxury building adjacent to the Cornell campus. Mr. Dixon is a graduate of Cornell University, former member of the Town of Ithaca Zoning Board of Appeals, and a former elected member of the Town of Darien, CT Representative Town Meeting. In addition to his real estate activities he spent several years as the director of administration and finance for three mid-sized law firms in Manhattan and on Long Island. 3io W. State Street, Ithaca, NY 1.485o Country Inn Suites Hotel Economic Analysis 58 Rooms 30 Rooms Construction Costs $ 2,500,000 $ 1,500,000 Furniture, Fixtures 200,000 120,000 Common Areas 180,000 120,000 Pool 65,000 65,000 Land Cost 275,000 275,000 Franchise Fees 58,000 - Closing Costs,Reserves 250,000 175,000 Total Costs $ 3,528,000 $ 2,255,000 Debt @ 80% $ 2,822,400 $ 1,804,000 Equity $ 705,600 $ 451,000 Cash Flow Analysis-58 Rooms Year 1 Year 2 Year 3 Year 4 Year 5 Gross Revenues $ 1,032,038 $ 1,057,838 $ 1,084,284 $ 1,1.11,392 $ 1,139,176 Wages,Salary 130,000 133,250 136,581 139,996 143,496 Maintenance 26,000 26,650 27,316 27,999 28,699 Supplies 30,000 30,750 31,519 32,307 33,114 Advertising 25,000 25,625 26,266 26,922 27,595 Utilities 48,000 49,200 50,430 51,691 52,983 Taxes 65,000 68,250 71,663 75,246 79,008 Office Expense 10,000 10,250 10,506 10,769 11,038 Training1Travel 5,000 5,125 5,253 5,384 5,519 Insurance 15,000 15,375 15,759 16,153 16,557 Telephone/Internet 12,000 12,300 12,608 12,923 13,246 Cable 8,000 8,200 8,405 8,615 8,831 Legal,Accounting 4,000 4,100 4,203 4,308 4,415 Franchise Fees 92,883 95,205 97,586 100,025 102,526 • Total Expenses $ 470,883 $ 484,280 $ 498,094 $ 512,338 $ 527,027 Net Operating Income $ 561,154 $ 573,558 $ 586,191 $ 599,054 $ 612,149 Debt Service $ 343,520 $ 343,520 $ 343,520 $ 343,520 $ 343,520 Cash Flow $ 217,634 $ 230,038 $ 242,671 $ 255,534 $ 268,629 Return on Equity Before Taxes 30.8% 32.6% 34.4% 36.2% 38.1% Cash Flow Analysis-30 Rooms Year 1 Year 2 Year 3 Year 4 Year 5 Gross Revenues $ 533,813 $ 547,158 $ 560,837 $ 574,858 $ 589,229 Wages,Salary 120,000 123,000 126,075 129,227 132,458 Maintenance 6,000 6,150 6,304 6,461 6,623 ' Supplies 20,000 20,500 21,013 21,538 22,076 Advertising 25,000 25,625 26,266 26,922 27,595 Utilities 30,000 30,750 31,519 32,307 33,114 Taxes 44,200 46,410 48,731 51,167 53,725 Office Expense 10,000 10,250 10,506 10,769 11,038 Training/Travel 5,000 5,125 5,253 5,384 5,519 Insurance/Internet 11,000 11,275 11,557 11,846 12,142 Telephone 12,000 12,300 12,608 12,923 13,246 Cable 8,000 8,200 8,405 8,615 8,831 Legal,Accounting 4,000 4,100 4,203 4,308 4,415 Franchise Fees - - - - - • Total Expenses $ 295,200 $ 303,685 $ 312,437 $ 321,467 $ 330,782 Net Operating Income $ 238,613 $ 243,473 $ 248,399 $ 253,391. $ 258,447 Debt Service $ 221,516 $ 221,516 $ 221,516 $ 221,516 $ 221,516 Cash Flow $ 17,097 $ 21,957 $ 26,883 $ 31,875 $ 36,931 Return on Equity Before Taxes 3.8% 4.9% 6.0% 7.1% 8.2% TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I,Dani L.Holford,being duly sworn,depose and say that I am the Town of Ithaca Building and Zoning Department Secretary,Tompkins County,New York;that the following notice has been duly posted on the sign board of the Town of Ithaca and that said notice has been duly published in the local newspaper,The Ithaca Journal. Notice of public hearings to be held by the Town of Ithaca Zoning Board of Appeals in Town Hall,215 North Tioga Street,Ithaca,New York on Monday,December 20,2004,commencing at 7:00 P.M.,as per attached. Location of sign board used for posting: Town Clerk Sign Board—215 North Tioga Street. Date of posting: December 10,2004 Date of publication: December 13,2004 cf Dani L.Holford,Building and Zoning Deportment Secretary, Town of Ithaca STATE OF NEW YORK )SS.: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 10th day of December 2004. Notary Public DEBORAH KELLEY Notary Public, State of New York No. 01KE6025073 Qualified in Schuyler County Commission Expires May 17,20 TOWN OF ITHACA ZONING.BOARD - • OF APPEALS The Ithaca Journal - MOndav, December 13: 2004 NOTICE OF - • _ -: � -- _._ _ --__.__ _ .._ ___ I PUBLIC HEARINGS MONDAY, i DECEMBER 20,2004 7:00 P.M. " py direction of the Chair- man of the Zoning Board of Appeals NOTICE IS HERE- BY GIVEN that Public Hear- ings will be held by the Zon- ing.Board of Appeals of the Town of Ithaca on Monday, December 20, 2004,in Town Hall,215 North Tiogga Street, Tioga Street En: trance, Ithaca, NY, COM- MENCING AT 7:00 P.M., on the following matters: APPEAL of Joseph and Jeanne Salino,Owner;Rob- ed Lama,Agent, requesting a variance from the.Code of the Town of Ithaca.Article ,XIX, Section 270.144 to be -permitted to open a retail .truck accessory store, at :630 Elmira Road, Town of Ithaca Tax Parcel No:33:3- 3, Light Industrial Zone. Variances':from Sections :270-146 and 270-154 are 'also requested to allow out- -door storage and display. -Said property and existing • building ore nonconforming: APPEAL of Cornell Uni- !versify, Owner; Margaret - Markes, Agent, requesting :variances from the Code of the Town of Ithaca Chapter 225, Sprinkler Systems to be permitted to construct a raptor bam without said sys- . ,tern on Game Farm Road, Town of Ithaca Tax Parcel No.64,-1-2,Planned DeveF. :opment Zone#9. APPEAL of David Auble, 'Owner; Jay Bramhandkar, 'Appellant;Peter Trowbridge I Agent,requesting a Special Approval under the require. ments of Article VII,Section 34 of the Town of eIthaca :Zonin Ordinance IPre April 'I;` 2004 O'rdinaoae o- .plies.), to be permitted'ta 'construct a 58-room hotel and associated parking on the Denby Road south of King Road West, Town'of 'Ithaca Tax Parcels No. 37. , Business.Dishict C. ' Said Zoning Board df Ap- peals will at said time,7:00 -p.m., and said place, hear all persons in support of suck matters or objections thereto. Persons.may op. . ,pear by agent or in person. Individuals with visual or ,hearing impairments or oth- erspecial needs,as appro- priate,will be provided with ,assistance, as necessary, upon request. Persons desir- dng assistance must make ,such a request not less than '48 hours-prior to the time of 'I the public hearing. Andrew S.Frost . • Director of Building and Zoning - 607-273.1783 Dated' December 10,2004 -Published: December December 13,2004 - 111-1-N e—Wl —'s—11-3 z IF, AN'VOVH11 toolqoM s3ims V NNI AHiNnoo RwAe4S'd moor AP All /4 /r LJ uj rj to �Ij 7 or oo- e, oo/ 6 r r "� IN AN'VOVHII C) saunsl? NNI AMINnoo BWJB4S d aa6ar e Lu V Lij A )It p p A 8 U-j z oil I L-,Dz-/L lvwz 992 z 7' -77- LLJ . ........ •••'••"•••`••••,, lvCPf-LL'G�([04)'uuayd �'nom w r n au�i. I.I._Zar. 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