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HomeMy WebLinkAboutPB Minutes 1992-02-18A • • TOWN OF ITHACA PLANNING BOARD FEBRUARY 18, 1992 The Town of Ithaca Planning Board met lin February 18, 1992, in Town Hall, 126 East Seneca York, at 7:30 p.m. FILED TOWN OF ITHACA Dat4A& regular session on Street, Ithaca, New PRESENT: Chairperson Carolyn Grigorov, Robert,Kenerson, Virginia Langhans, Stephen Smith, Herbert Finch, William Lesser, Floyd Forman (Town Planner), John Barney (Town Attorney), John Czamanske (Planning Technician), George Frantz (Assistant Town Planner). ALSO PRESENT: Ralph Varn, Sombat Thiratrakoolchai, Slade Kennedy, Frank Flacco, R. James Miller, Lois 1) King, Barbara Lang, Bryan Marler, Dave Auble. Chairperson Grigorov declared the meeting duly opened at 7:30 P.M. and accepted for the record the Clerk's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on February 10, 1992, and February 13, 1992, respectively, together with the Secretary's Affidavit of Service by Mail of said Notice upon the various neighbors of each of the properties under discussion, as appropriate, upon the Clerk of the City of Ithaca, upon the Tompkins County Commissioner of Planning, and upon the applicants and /or agents, as appropriate, on February 11, 1992. Chairperson Grigorov read the Fire Exit Regulations to those assembled, as required by the New York State Department of State, Office of Fire Prevention and Control. PUBLIC HEARING: CONSIDERATION FOR TOWN OF ITHACA TAX PARCELS NO. 6 THE NORTHWEST CORNER OF THE INTERS RESIDENCE DISTRICT R -15, TO INCREASE FURTHER, CONSIDERATION OF SUBDIVI OF THE MODIF -44 -1 -4.43 AND ECTION OF KING THE AREA OF SION APPROVAL ICATION OF LOT LINES -4.44, LOCATED ON ROAD AND TROY ;.ROAD, PARCEL 4.43, AND FOR THE PROPOSED SUBDIVISION OF PARCEL 4.43 INTO TWO LOTS OF APPROXIMATELY 15,000 SQUARE FEET EACH. SOMBAT THIRATRAKOOLCHAI, OWNER /APPLICANT. Chairperson Grigorov declared the "Public Hearing in the above -noted matter duly opened and read aloud from the Notice of Public Hearings as posted and published and as noted above. Mr. Thiratrakoolchai appeared before the Boar copies of an aerial photo showing the northwest intersection of East King Road and Troy Road, and lots were involved in his application; lot number 11, and lot number 13. Mr. Thiratrakoolchai stated that the Zoning Ordinance requirements. Board and distributed corner of the noted that three lot number 12, everything meets • Mr. Czamanske stated that it does not appear that there would be any significant environmental impact; by moving the one lot line it .I Planning Board -2- February 18, 1992 would meet the zoning requirements. Chairperson Grigorov commented • that the land was originally subdivided a few years ago and wondered if there were any restrictions placed on the parcel. Board Member Langhans responded that she did not think there were any restrictions. Attorney Barney stated that this is being treated as one subdivision plat, which is going to modify certain lines -- the original subdivision was lots 11, 12, and 13, now the lots will be 11a, 11b, 12, and 13. Chairperson Grigorov noted that this was a Public Hearing and asked if there were anyone from the public who had any comments or questions. Slade Kennedy, of 227 E. King Road, spoke from the floor and suggested that the intersection of Troy Road and East King Road, where the lots are situated, is a fairly dangerous intersection; there is high speed traffic coming northbound on Troy Road down around a curve and down a hill approaching that intersection, and traffic coming down East King Road to that intersection is facing a stop sign along where the driveways for the two properties would apparently have to be. Mr. Kennedy stated that the residents of the area see all kinds of skidding and slippery conditions on that corner; many people do not bother to stop for the signs. Mr. Kennedy mentioned construction such as Chase Farm, Deer Run, and the Chase Pond development planned for the area, adding, traffic will increase at that intersection so crowding driveways around by that stop sign is not, in his opinion, a very smart idea. Secondly, Mr. Kennedy mentioned the original Erdman property in that the lot on the corner is slightly larger because of the desire to keep the 200 -foot depth on the lot. Lastly, Mr. Kennedy wondered who would benefit from this subdivision in terms of their community, the Town, and in terms of the Planning Board -- what plan would this fit in with? Mr. Kennedy said that he would submit -- certainly not' the neighborhood, and probably not the motorists. There appearing to be no one else from the public who wished to speak to this matter, Chairperson Grigorov closed the Public Hearing and brought the matter back to the Board for discussion. Mr. Thiratrakoolchai stated that the driveways would be located off E. King Road. Board Member Langhans asked if it was a four -way stop or just a stop on E. King Road, Town Engineer Dan Walker responded that that is a four -way intersection with' a two -way stop. Ms. Langhans wondered if there were any regulation as to how far a driveway should be from an intersection. Mr. Czamanske responded that the Assistant Town Planner George Frantz had told him that the County takes care of that and one has to get a permit from the County. It was noted that East King Road and Troy Road are County roads. Mr. Kenerson asked if • the adjustment would make the lots conforming lots. Town Engineer Dan Walker responded that the calculations show that they would be n U Planning Board -3- February 18, 1992 legal lots (15,0,00 sq. ft.) for the R -15 zoned area. Mr. Forman stated that the Planning Board is dealing with one additional house lot. There appearing to be no further discussion or comments from the Board, Chairperson Grigorov asked if anyone were prepared to offer a motion. MOTION by Mr. Robert Kenerson, seconded by Mr. William Lesser. WHEREAS. 1. This action is the Consideration of Preliminary Approval for the Modification of Lot Lines for Town of Ithaca Tax Parcels No. 6 -44 -1 -4.43 and -4.44, located on the northwest corner of the intersection of East King Road and Troy Road, Residence District R -15, to increase the area of Parcel -4.43, and further, Consideration of Preliminary Subdivision Approval for the proposed subdivision of Parcel -4.43 into two lots measuring approximately 15,047 square feet ( "Lot 11 -A") and 15,150 square feet ( "Lot 11 -B"). 2. This is an Unlisted action for which the Town of Ithaca Planning Board has been legislatively determined to act as Lead Agency in environmental review. 11 1 3. The Planning Board, at Public Hearing on February 18, 1992, reviewed the Short Environmental Assessment Form submitted has by the applicant, prepared Property ", other application an environmental assessment of by Planning Staff, a proposed plat drawn by Sombat Thiratrakoolchai, materials. the proposed action entitled "Sombat's dated 12/13/91, and 4. Planning Staff has recommended a negative determination of environmental significance. THEREFORE, IT IS RESOLVED: That the Planning Board hereby makes a negative determination of environmental significance for this action. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Langhans, Lesser, Smith, Finch. Nay - None. The MOTION was declared to be carried unanimously. MOTION by Mrs. Virginia Langhans, seconded by Mr. Herbert Finch: WHEREAS: 1. This action is the Consideration of Preliminary Approval for the Modification of Lot Lines for Town of Ithaca Tax Parcels No. Planning Board -4- February 18, 1992 6 -44 -1 -4.43 and -4.44, located on the northwest corner,of the intersection of East King Road and Troy Road, Residence District R -15, to increase the area of Parcel -4.43, and further, Consideration of Preliminary Subdivision Approval for the proposed subdivision of Parcel -4.43 into two lots measuring approximately 15,047 square feet ( "Lot 117A11) and 15,150 square feet ( "Lot 11 -B11). • 2. This is an Unlisted action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review, has, on February 18, 1992, made a negative determination of environmental significance. 39 The Planning Board, at Public Hearing on February 18, 1992, has reviewed the Short Environmental Assessment Form submitted by the applicant, an environmental assessment of the proposed action prepared by Planning Staff, a proposed plat entitled "Sombat's Property ", drawn by Sombat Thiratrakoolchai, dated 12/13/91, and other application materials. THEREFORE, IT IS RESOLVED. 1. That the Planning Board hereby waives certain requirements for Preliminary Subdivision Approval, having determined from the materials presented that such waiver "will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board. 2. That the Planning Board hereby grants Preliminary Approval . to the proposed Modification of Lot Lines for Town of Ithaca Tax Parcels No. 6 -44 -1 -4.43 and -4.44, located on the northwest corner of the intersection of East King Road and Troy Road, Residence District R -15, to increase the area of Parcel -4.43, and further, hereby grants Preliminary Subdivision Approval to the subdivision of Parcel -4.43 into two lots measuring approximately 15,047 square feet ( "Lot 11 -A) and 1.5,150 square feet ( "Lot 11 -B), subject to the following conditions. a. Compliance with any and all conditions imposed in connection with the original Paul Be Erdman subdivision plan and any subsequent subdivision of any of the same lots. b. Submission of a final subdivision'" plat drawn by a licensed surveyor showing the precise metes, bounds, and areas of the proposed lots 11 -A, 11 -B, and 12. c. Completion of title transfer to applicant before granting of final approval. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Langhans, Lesser, Smith, Finch. Nay - None. , Planning Board -5- February 18, 1992 The MOTION was declared to be carried unanimously. • Chairperson Grigorov declared the matter of Preliminary Approval of the Modification of Lot Lines and Subdivision for the Sombat Thiratrakoolchai duly closed. PUBLIC HEARING: CONSIDERATION PROPOSED SUBDIVISION OF 28.73 NO. 6 -28 -1 -26.2, 176.98 ACRES QUADRANT OF THE INTERSECTION WEST HAVEN ROAD, RESIDENCE DISTRICTS DEVELOPMENT, INC., OWNER; R. JAMES OF SUBDIVISION APPROVAL FOR THE ACRES FROM TOWN OF ITHACA TAX PARCEL TOTAL, LOCATED IN THE SOUTHWEST OF MECKLENBURG ROAD (NYS RTE. 79) AND R -15 AND R -30. LAKESIDE MILLER, ESQ., AGENT. Chairperson Grigorov declared the Public Hearing in the above -noted matter duly opened at 8:11 p.m. and read aloud from the Notice of Public Hearings as posted and published and as noted above. Maps were appended to the bulletin board. Attorney James Miller addressed the Board and stated that he was the Agent in this matter. Attorney Miller said that the parcel was a 177 -acre parcel that the applicant is seeking to develop into two lots; one is 28 acres and the other is approximately 148 acres. Chairperson Grigorov stated, for the record, that she, Virginia Langhans, and Robert Kenerson viewed the site. • Town Planner Floyd Forman, directing his question to Attorney Miller, asked where Parcel "A" is located. Attorney Miller responded that Parcel "A" is delineated as 148 acres. Attorney Miller also pointed out Parcel "B ". Attorney Miller stated that the property is currently in a Receivership and the Receiver is Attorney Elizabeth Bixler, and he is here, technically, as her Agent. Attorney Miller stated that he also represents one of the major creditors who placed all this property and a lot of other property in receivership. Town Planner Floyd Forman stated that people from EcoVillage had talked with him about the whole parcel. Mr. Forman wondered if Attorney Miller had any idea where that is going right now. Attorney Miller responded that the people from EcoVillage could probably discuss it better than he, but his understanding is that there was supposed to be a closing back in December 1991 and there were repeated attempts to get that deadline extended. Attorney Miller offered that, at this point, as far as he is concerned, negotiations have broken down, and there is no purchase offer in the foreseeable future coming for this. Attorney Miller said that, originally; the purchase offer that was coming in was that EcoVillage wanted to buy everything except a septic system easement with a 50 -foot buffer.: • Planning Board -6- February 18, 1992 Town Attorney John Barney asked about Lakeside Development, Inc. • Attorney Miller answered that it is a New York State Corporation, and shareholders are two real estate developers in Massachusetts and two people out of Watkins Glen, NY. Attorney Miller said that the Receiver has the sole authority to sell, transfer, or do anything with this property. Attorney Miller stated that the Receivership is with .the consent of the shareholders. Attorney Barney offered that, normally, the Receiver, if it is in conjunction with a foreclosure act, has powers but their powers are not unlimited. Chairperson Grigorov noted that this was a Public Hearing and asked if there were anyone from the public who had any comments or questions. Bryan stated that because he information Chairperson right now, parcels so the land is lots. Marler, of 169 West Haven Road, addressed the Board and at this point he really did not have any questions, really did not have any information, so when more becomes available he will have a lot of questions. Grigorov noted that no development is being proposed all that is being done is dividing the property into two it can be sold separately. Chairperson Grigorov said that being subdivided, but it is not being divided into house Attorney Miller stated that his sole purpose for being here tonight is to allow the property to be sold to separate individuals. Attorney Miller offered that there are two separate mortgages, one is held on Parcel "A" and one is on Parcel "B ". Attorney Miller offered that before the Rose Hill property was sold off to Lakeside Development there had been subdivision approval sought with a nine -acre parcel that was being sold to Longhouse this was before the Planning Board and the request „was granted. Lois King, of 181 W. Haven Road, spoke from the floor and wondered about the present owner's situation. Ms. King said that she had noted that Mr. Eddy has the first mortgage on Parcel "A” which consists of 148 acres, and Norstar Bank has the mortgage on the small piece (Parcel B). Attorney Miller stated that both parcels are in Receivership. Attorney Miller offered that he was before the Board in the capacity of representing the receiver of the property in question. Attorney Miller disclosed that he also represents the Eddy's, who are the largest judgement creditors, and who hold the first mortgage on the 148 acres. There appearing to be no one else from the public who wished to speak to this matter, Chairperson Grigorov closed the Public Hearing and brought the matter back to the Board for discussion. There appearing to be no further discussion or comments from the Board, Chairperson Grigorov asked if anyone were prepared to offer a motion. . 1 Planning Board -7- February 18, 1992 MOTION by Mr. William Lesser, seconded by Mrs. Virginia Langhans: • WHEREAS. 1. This action is the Consideration 1 11 February 18, 1992, Form submitted by of Subdivision Approval for the proposed subdivision of 28.73 acres from Town of Ithaca Tax Parcel No. 6 -28 -1 -26.2, 176.98 acres total, located in the southwest quadrant of the intersection of Mecklenburg Road (NYS Rte. 79) and West Haven Road, Residence Districts R -15 and R -30. Lakeside Development, Inc., Owner; R. James Miller, Esq., Agent. 2. This is an Unlised action for which the Town of Ithaca Planning Board has been legislatively determined to act as Lead Agency in environmental review. 3. The Planning Board, at Public Hearing on reviewed the Short Environmental Assessment 1 11 February 18, 1992, Form submitted by has the applicant, prepared by and "Parcel an environmental Planning Staff, a B" shown on a copy assessment proposed plat of a survey of the proposed action depicting "Parcel map entitled "Map All of Lands Being Development, Conveyed From Inc. ", prepared Eddy Hill, by D. J Inc. To Lakeside Wieland, L.S., dated 3/10/88, revised 6/28/88, and other application materials. 4. Planning Staff has recommended a negative determination of environmental significance. • THEREFORE, IT IS RESOLVED: That the Planning Board hereby makes a negative determination of environmental significance for this action. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Langhans, Lesser, Smith, Finch. Nay - None. The MOTION was declared to be carried unanimously. MOTION by Mr. Stephen Smith, seconded by Mr. Robert Kenerson. WHEREAS. 1. This action is the Consideration of Subdivision Approval for the proposed subdivision of 28.73 acres from Town of Ithaca Tax Parcel No. 6 -28 -1 -26921 176.98 acres total, located in the southwest quadrant of the intersection of Mecklenburg Road (NYS Rte. 79) and West Haven Road, Residence Districts R -15 and,, R -30. Lakeside Development, Inc., Owner, R. James Miller, Esq., Agent. 2. This is an Unlisted action for which the Town of Ithaca Planning • Board, acting as Lead Agency in environmental review, has, on February 18, 1992, made a negative determination of environmental significance. .a Planning Board -8- February 18, 1992 3. The Planning Board, at Public Hearing on February 18, 1992, has reviewed the Short Environmental Assessment Form submitted by the applicant, an environmental assessment of the proposed action prepared by Planning Staff, a proposed plat depicting "Parcel All and "Parcel B" shown on a copy of a survey map entitled "Map of Lands Being Conveyed From Eddy Hill, Inc. To Lakeside Development, Inc.," prepared by D. J. Wieland, L.S., dated 3/10/88, revised 6/28/88, and other application materials. THEREFORE, IT IS RESOLVED: 1. That the Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board. 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval to the proposed subdivision of 28.73 acres from Town of Ithaca Tax Parcel No. 6 -28 -1 -26.2, subject to the following conditions: a. Submission of a survey conforming to the plat, as proposed, for signature by the Chairman of the Planning Board. Such plat shall be affixed with the seal of a New York State certified professional engineer or land surveyor and shall • otherwise conform to standards for final plats specified in the Town of Ithaca Subdivision Regulations to the satisfaction of the Town Engineer. b. Provision of evidence, satisfactory to the Attorney for the Town, that the application is properly authorized by the owner or receiver of the property. c. Transfer of the lots to owner within 18 months of Subdivision Approval, otherwise the Approval to lapse. There being no further discussion, the Chair called for a vote Aye one Grigorov, Kenerson, Langhans, Lesser, Smith, Finch. Nay - None. The MOTION was declared to be carried unanimously. Chairperson Grigorov declared the matter of Subdivision Approval for the proposed Lakeside Development, Inc. subdivision duly closed. AGENDA ITEM: CONSIDERATION OF MODIFICATION OF THE FINAL SITE PLAN OF THE POYER SUBDIVISION, EVERGREEN LANE, SHOWING RELOCATED TRAIL AND UTILITY STRIP. Chairperson Grigorov opened the discussion on the above -noted matter and read aloud from the Agenda as posted and as noted above. . ,, • Planning Board -9- Map was appended to the bulletin board. February 18, 1992 Attorney Barney offered that the Poyer Subdivision is a cluster subdivision, even though the lots are 2 -3 acres in some instances, it is a cluster, nevertheless. Attorney Barney stated that one of the things that was approved concerning the subdivision was the granting of a trail which initially ran along the inside corner of the 60 -foot strip, and, when title was sought, it turned out that the owner of "this" [indicating] property owns rights over this 60 -foot strip; basically rights of access. Attorney Barney said that the Town could not get the owner to release the rights sufficiently for him to feel comfortable for the Town to take title. Attorney Barney stated that the final solution negotiated was moving it from "there" [indicating] to the outside of that strip. There appearing to be no further discussion, Chairperson Grigorov asked if anyone were prepared to offer a motion. MOTION by Robert Kenerson, seconded by Herbert Finch: RESOLVED, that the Planning Board approves the modified Poyer Subdivison as shown on a plat entitled "Poyer Subdivision ", dated September 13, 1988 and last revised February 10, 1992, and it is further RESOLVED,-that the- Planning Board also approves the revised location of the strip of land to be used for trail and other purposes, such revised location shown on said map as a 1120' Wide Trail R.O.W. ", and it is further RESOLVED, that the approval of the revised subdivision is subject to the following conditions. 1. All of the conditions previously established by this Board and the Town Board in connection with the Preliminary and Final Subdivision Approval, and the Town Board approval of the location of the road, and the Town Board acceptance of the road. 2. Approval of the construction of the road by the Town Engineer and Town Highway Superintendent. 39 Approval of the title to the road and strip by the Attorney for the Town, it being understood that the Town will permit the grantor to retain a right to cross the 20' strip for highway or other access purposes at a location to be mutually acceptable to the Town and the grantor or his successor, such crossing to be no wider than sixty feet. 4. That no construction of any building occur on the lot with 60 feet of frontage on DuBois Road and marked "R.O.W. for Access to Remainder of Parcel" created by the modified subdivision plan approved by this Resolution. There being no further discussion, the Chair called for a vote. M Planning Board -10- February 18, 1992 Aye - Grigorov, • Nay - None. Kenerson, Langhans, Lesser, Smith, Finch, The MOTION was declared to be carried unanimously. Chairperson Grigorov declared the Consideration of Modification of the Final Site Plan of the Poyer Subdivision duly closed. AGENDA ITEM REPORT OF THE TOWN PLANNER. Town Planner Floyd Forman stated that the Cornell G /EIS has been delayed again, and it now can be expected to resume discussion in early April. Mr. Forman offered that Larsen Engineers, located in Rochester, NY, will be assisting in review of the G /EIS. Mr. Forman noted that Larsen Engineers will represent the Town, but will be paid by Cornell. P /ak s Board Member William/Lesser wondered about the impact on Cornell'si development mss. Mr. Forman responded, not this, but as he understands it, Cornell's development plans have have been slowed. Mr. Forman reported that as far as he understands it, Assemblyman Luster will be at the March 5, 1992 Planning Board meeting. At this point, Chairperson Grigorov stated that she had had • inquiries regarding Granny Houses (Echo Housing -- the little houses that one puts up temporarily in their yard). Chairperson Grigorov wondered if there were any chance of anyone getting a variance for such a house. It was noted that this concept is two buildings on one lot. Assistant Town Planner George Frantz said that the house could probably be secured without a variance if the house was connected to the existing house via a breezeway. Mr. Frantz also mentioned that in the State of Pennsylvania the houses are generally allowed by Special Approval, and one of the conditions is that the unit shall be inhabited by a person related by blood, marriage, adoption, etc., to the owner of the principal residence. Mr. Frantz offered that the utilities are hooked into the existing house, and are known as Elder Cottage Housing (ECH). At this time, Mr. Forman revisited the plantings guidelines issue that was discussed at the February 4, 1992 Planning Board meeting. A lengthy discussion was held concerning guidelines for plantings on site plans in business and industrial zones. There appearing to be no further questions or comments from the Board, Chairperson Grigorov asked for a vote. MOTION by Mr. William Lesser, seconded by Mrs. Virginia Langhans: BE IT RESOLVED, that the PLANNING BOARD of the TOWN OF ITHACA • adopt the following guidelines for persons and entities requesting V qb • Planning Board -11- February 18, site plan approvals for site plans in Business, Industrial, and Industrial Zones in the Town of Ithaca. TOWN OF ITHACA PLANNING BOARD GUIDELINES FOR PLANTINGS ON SITE PLANS IN BUSINESS AND INDUSTRIAL ZONES 1992 Light The purpose of these guidelines is to set forth the minimum standards the Planning Board will usually require for the provision, installation and maintenance of landscape plants on site plans for business and industrial zones. In addition to their aesthetic value, plantings provide shade, minimize runoff and erosion potential, assist with the absorption of pollutants, screen incompatible land uses, and increase property values. In order to most appropriately deal with the unique circumstances of each site, the Planning Board encourages creativity in landscape planting plans. In addition to the plantings required elsewhere by law or regulation (including the Zoning Ordinance and Subdivision Regulations), lot plantings shall be normally required for any new building, addition, or change of use of any buildings in a Business or Industrial zone except for single family and two family residential lots. Normally no site plan shall be approved until a planting plan is submitted to and approved by the Planning Board. The normal requirements related to such plantings are as follows. 1. Plantings: Plantings shall include trees, shrubs, grasses, and vegetative ground cover of species common to the Ithaca area. Plantings may at the discretion of the Planning Board include plants existing on the site. Trees shall be at least three inches (311) in diameter at breast height and shall reach an ultimate height of not less than thirty feet (301). Tree placement shall be such that there is no crown overlap at maturity. Soil plots for trees are to have radii of not less than 7.5 feet of permeable surface area per tree. Shrubs shall be at least two feet (21) in height at the time of occupancy, reaching an ultimate height of at least three feet (31). The remainder of the required planting areas shall be seeded to grass or other ground cover. The Planning Board shall approve all planting plans, including variety of plantings and planting schedules. Once plans and schedules are approved, the applicant shall install plantings in conformance with such plans and schedules, except that deviations from the planting plans or schedules that are minor in nature may be approved by the Town Planner without re- submission of the plan or schedule to the Planning Board. Non -minor deviations shall be made only after approval of the Board. If any person disputes whether a proposed deviation is minor, the matter shall be referred to the Planning Board and the change shall not be made without that Board's approval. 2. Street and Lot Buffer Plantings: • twenty foot (201) wide buffer on a street or road. Plantings Plantings are required in a along all lot boundaries fronting are also required in ten foot Planning Board -12- February 18, 1992 (101) wide buffers along all other lot boundaries. Buffer plantings shall contain at least one (1) tree and five (5) shrubs for every thirty feet (301) of linear buffer length and shall contain no paving except that approved by the Planning Board. 3. Parking Lot Plantings: In parking lots with a total of four or more spaces there shall be at least one (1) tree for every four parking spaces and one (1) shrub for every parking space. These plantings shall be exclusive of any other required plantings. 4. Existing Trees: Within 20 feet (201) from the edge of any street or road, no tree with a diameter of five inches (511) or greater at breast height shall be removed unless dictated by deteriorated plant health or safety, except as required by the Planning Board, Town Planner or Parks Manager. 5. Maintenance: All plant materials required by these guidelines shall be maintained in a healthy condition. Any losses occurring within two years of the installation of the plantings shall be restored. For example, dead limbs shall be removed promptly and dead trees and shrubs shall be replaced with the same or similar plantings at the earliest appropriate season. 6. Deviation from Planting Requirements: The applicant may request a waiver or deviation from the foregoing planting requirements in the following circumstances: • (a) The site involves space limitations or unusually shaped parcels, or (b) Topography, soil, vegetation or other site conditions are such that full compliance is impossible or impractical, or (c) Safety would be impaired, or (d) Other circumstances such that the Planning Board finds a need to deviate from the planting requirements set forth above provided that such deviation complies with the intent of these guidelines. If the Planning Board determines that any of the foregoing circumstances pertain, and if the Planning Board grants a deviation or waiver from the requirements, it shall require the applicant to submit an alternative planting plan that meets the intent of these guidelines. 7. Effect of Non - compliance with Guidelines. While the requirements set forth in these guidelines are not the sole form of planting plan that may be approved by the Planning Board, normally site plans that are presented to the Planning Board that do not have planting plans meeting the minimum criteria of these guidelines will result in the site plan being rejected. • There being no further discussion, the Chair called for a vote. . ^r • • C� Planning Board -13- February 18, 1992 Aye - Grigorov, Kenerson, Langhans, Lesser, Smith, Finch. Nay - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: COMPREHENSIVE PLAN UPDATE. Town Planner Floyd Forman stated that the Economy Section is being worked on; the Transportation Section will be ready for the Comprehensive Planning Committee shortly. ADJOURNMENT Upon Motion, Chairperson Grigorov declared the February 18, 1992, meeting of the Town of Ithaca Planning Board duly adjourned at 10:00 p.m. Respectfully submitted, Mary S. Bryant, Recording Secretary, Nancy M. Fuller, Secretary, Town of Ithaca Planning Board. AFFIDAVIT OF PUBLICATION State of New York, Tompkins County, ss.. Gail Sullins being duly sworn, deposes and stays, that she /he resides in Ithaca, county and state aforesaid and that she /he is Clerk of The Ithaca Journal a public newspaper printed and published in Ithaca aforesaid, and that a notice, of which the annexed is a true copy, was published in said paper q *nd that the first publication of said notice was on the 3 day of ` e'. 0 (k r : 19 Su of is sworn to before lne, this l / day 19 Sa Notary Public, JEAN FORD Notary Public, State of N,, Y§rK No. 4654410 Qualified in T cncl<ins Ccu r,, Cca; ;i;;;�in expires May 31 19 13 I s. 1 ritun� OF 1TRACA 1we3UAT, FEB. 1 By direction of the of the Pln�ntn.,.a. TICE IS HEREV GIVEN wtha bPnn ld f te bythe Planning III Town of Ithaca on Tuesday, Februaryry 18, 1992, in Towr Hall, 176 East Seneca Street, Ithaca, N.Y.' at the following times and on the following matters: 7:30 P.M. Consideration of the modification of lot lines for Town of Ithaca Tax Parcels No 644 14.43 and 4.44; located on the northwest cor• ner of the intersection of King' Road and Troy Road, Rev. dente District R -15 to in 4.43 ea de further, considerl ation of Subdivision App- proval For the proposed suts division of Parcel 4.43 into two lots of ' approximately 15,000 sgvare feet each: Sombot Thiratrakoolchai,' Owner/ A� pplicant. .. 1. 7 :45 P.M. Consideration of Subdivision approval for the proposed subdivision of 28.73 acres from Town of Ithaca Tax Parcel No. 6.28 -1 -26.2, 176.98 acres Walt located in the southwest quadrant of the intersectinnf R 915 and R -90. lakeside De velopment Inc., Owner; . R. lames Miler, Esq. Agent. Mary S. Bryant Deputy 'Own Clerk 2bruory 13, 1992 1 • AFFIDAVIT OF PUBLICATION State of New York, Tompkins County, ss.. Gail Sullins being duly sworn, deposes and stays, that she /he resides in Ithaca, county and state aforesaid and that she /he is Clerk of The Ithaca Journal a public newspaper printed and published in Ithaca aforesaid, and that a notice, of which the annexed is a true copy, was published in said paper q *nd that the first publication of said notice was on the 3 day of ` e'. 0 (k r : 19 Su of is sworn to before lne, this l / day 19 Sa Notary Public, JEAN FORD Notary Public, State of N,, Y§rK No. 4654410 Qualified in T cncl<ins Ccu r,, Cca; ;i;;;�in expires May 31 19 13 I s. 1 ritun� OF 1TRACA 1we3UAT, FEB. 1 By direction of the of the Pln�ntn.,.a. TICE IS HEREV GIVEN wtha bPnn ld f te bythe Planning III Town of Ithaca on Tuesday, Februaryry 18, 1992, in Towr Hall, 176 East Seneca Street, Ithaca, N.Y.' at the following times and on the following matters: 7:30 P.M. Consideration of the modification of lot lines for Town of Ithaca Tax Parcels No 644 14.43 and 4.44; located on the northwest cor• ner of the intersection of King' Road and Troy Road, Rev. dente District R -15 to in 4.43 ea de further, considerl ation of Subdivision App- proval For the proposed suts division of Parcel 4.43 into two lots of ' approximately 15,000 sgvare feet each: Sombot Thiratrakoolchai,' Owner/ A� pplicant. .. 1. 7 :45 P.M. Consideration of Subdivision approval for the proposed subdivision of 28.73 acres from Town of Ithaca Tax Parcel No. 6.28 -1 -26.2, 176.98 acres Walt located in the southwest quadrant of the intersectinnf R 915 and R -90. lakeside De velopment Inc., Owner; . R. lames Miler, Esq. Agent. Mary S. Bryant Deputy 'Own Clerk 2bruory 13, 1992 1