HomeMy WebLinkAboutPC Minutes 2022-03-17 Town of Ithaca Planning Committee
Thursday, March 17', 2022
(4:01 PM via Zoom)
Final Minutes
Committee members: Rich DePaolo, Chair; Rod Howe, Margaret Johnson
Board/Staff members: Director of Planning, Susan Ritter; Director of Code Enforcement, Marty
Moseley; Planner, Dan Tasman; Sustainability Planner,Nick Goldsmith; Planning Admin. Asst., Abby
Homer
Guests: Bruce Brittain, Doug Brittain, and Alexa Schmitz.
1. Persons to be heard: Doug Brittain noted the emails provided earlier to the committee with
comments related to the CCA agenda topic and related to the proposed demoltion of a Cornell
University owned barn. In summary, Doug and Bruce Brittain recommended the town incentivize and
focus more on carbon reducing measures (subsidizing heat pumps for residents, alternate transportation
modes, etc.)rather than electrification and regulatory approaches. They suggested more efficient
allocation of resources by employing solar and wind in locations where they are most abundant(i.e.
AZ), and emphasized the importance of having energy storage and retrieval systems.
Bruce expressed concern for the Cornell barn at the Equine Research Facility on Bluegrass Lane. He
indicated the barn's historical significance, how it appeared to be structurally sound, and that its
continued use was not standing in the way of the new barn complex to be located further down
Bluegrass Ln.
Rich thanked the Brittain's for their comments, confirmed that the Brittain's are not opposed to the CCA
law, but are instead encouraging a broader look at reducing energy consumption and greenhouse gas
emissions.
Sue encouraged the comments related to the Cornell barn be sent to the University Planner, Leslie
Schill.
2. Committee announcements and concerns: None.
3. Consider approval of January meeting minutes: Rich moved; Rod seconded. February 24th, 2022,
Minutes were approved as presented.
4. Discuss zoning change request for 1296/1298 Trumansburg Road (Hayts Chapel and
Schoolhouse) from Medium Density Residential to Limited Historic Commercial Zone (LHC) and
explore potential modifications to allowed uses in LHC. Alexa Schmitz, owner of the historic
property, Hayts Chapel and Schoolhouse, on Trumansburg Road, submitted a letter requesting a zoning
change of the property from Medium Density Residential to Limited Historic Commercial Zone. The
request also requires special permit from the Planning Board. The letter described the current use of the
buildings with both being rented out, the Chapel on a short-term basis and the Schoolhouse long-term.
She indicated that the rental income provides the financial means for being able to restore and preserve
the buildings. Interior diagrams of the structures were attached along with a survey of the property.
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The committee noted that the LHC Zone had not been applied since its adoption and that the Hayts
Chapel and Schoolhouse were in mind when the law was established in 2011. There was no opposition
from the committee for the proposed zoning change, however the LHCZ language, as written, does not
explicitly allow for short term lodging. So even if the Town Board authorized the zoning change this
specific use would not be allowed. Staff pointed to a provision in the LHCZ that any other lawful use,
not otherwise specifically referred to, that the Planning Board finds is substantially similar to any of the
permitted uses listed, may still be considered. Bed-and-breakfast listed as a principal use was suggested
as a potential similar use for the Planning Board's consideration. Incorporating language from the
Short-term Rental Law was referenced as a possibility. A proposed process and sequence of Town
Board and Planning Board actions related to the request was discussed.
It was also noted that if granted, and the historical nature of the building and approved use were to
cease, the special permit would no longer be valid and zoning would revert back to the original
designation. The question of tax implications were raised, and it was unknown if the zoning change
would affect the assessed/taxable value.
Rod moved a recommendation to the Town Board to consider approving the re-zoning change proposal
for Hayts Chapel and Schoolhouse on 1296-1298 Trumansburg Road from MDR to LHC; Margaret
seconded, all approved.
5. Discuss draft Community Choice Aggregation (CCA) Local Law proposal: Nick and Rod
reported that a meeting with CCA consultant, Paul Fenn, was held to prepare for an upcoming meeting
with the other municipal parties involved. The meeting included addressing some of the outstanding
questions and issues raised by Nick, Rod and the Planning Committee in previous discussions. The
slides and meeting information will be shared with the group as well. Reference to the additional steps
required to be approved by the Public Service Commission after the adoption of the law to establish the
CCA was noted as being needed in the draft law. Also discussed was the need to include more
simplified language and clarifications regarding the Town's commitment, obligations, and equity share
elements before the Attorney for the Town reviews and makes her recommendations. The full draft, with
attorney recommendations, will come back to the committee before formal recommendation to the Town
Board.
It was noted that the proposed draft law was made using a NYSERDA template. Margaret requested this
template model be distributed to the committee as a side-by-side comparison. She also noted action
needs to be taken to meet the greenhouse gas reduction goals identified by the Town.
6. Continue discussion of the Inlet Valley Overlay Zone proposal: Planner Dan Tasman prepared
examples and research on remaining items in the Inlet Valley Overlay use table from the previous
meeting and presented a revised draft of the full overlay district regulations. It was noted that most of
the conditional language was pulled from the New Neighborhood Code. It was also noted that the uses
should be in line with the Comprehensive Plan, so care is being taken ahead identify any discrepancies.
D. Lodging principal uses
2) Hotel/Motel, 60 room maximum was tentatively added
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3) Campground, Campground: type, intensity, related site planning/lot size requirements were
all discussed. More research will need to be done to compare; this is intended as a possibility for
overflow camping from the nearby State Parks. No RV's and limiting the density per acre.
J. Accessory uses and single purpose structures
7) Outdoor entertainment& 8) Retreat/event venue: The decibel limit of less then 70 dB(A)
should be removed in the sound conditions, reference any amplified noise needing a noise permit
per the noise ordinance. Allow as permitted use in X-C, NC&LI zones.
Time precluded detailed discussions of the remaining items:
Inlet Valley "character" definitions from Comprehensive Plan need to be reviewed;
Maximum size of industrial uses/buildings;
Adaptive reuse of"historic"buildings for commercial uses previously agreed to by the
Committee needs re-consideration, or at least clear criteria;
Farm stand: size limits- noted definition and language should be consistent in Zoning/Ag Law;
Outdoor education/adventure: related requirements.
7. Staff updates and reports: Sue reported briefly that the South Hill TND regulating plan is 90%
complete as reported to her by the consultant. RaNic Golf Club indicated they are ready to come back to
the Planning Committee for consideration of rezoning to PDZ. Rod noted that the City/Town draft
Landmark Preservation Law will be back to the Planning Committee in the future
8. Next meeting date and upcoming agenda items: next meeting April 21, 2022. Topics: Draft Inlet
Valley Zoning Overlay, possibly RaNic proposal, Limited Historic Commercial Zone modifications if
needed.
The Planning Committee meeting concluded at 6:10 pm.
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