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HomeMy WebLinkAboutPB Minutes 1994-09-20N F MAL TOWN OF ITHACA PLANNING BOARD SEPTEMBER 20, 1994 FILED TOWN • ..; i The Town of Ithaca Planning Board met in regular session on Tuesday, September 20, 1994, in Town Hall, 126 East Seneca Street, Ithaca, New York at 7:30 p.m. PRESENT: Chairperson Robert Kenerson, George Bayer, Gregory Bell, James Ainslie, Eva Hoffmann, Stephen Smith, Jonathan Kanter (Town Planner), George Frantz (Assistant Town Planner), JoAnn Cornish -Epps (Planner II), Daniel Walker (Town Engineer), John Barney (Town Attorney). ALSO PRESENT. Richard Baker, Ralph Varn, Larry Fabbroni, G.D. Blanpied, Jamie Baker, Jagat Sharma, Om Gupta, Catherine Valentino. Chairperson Kenerson declared the meeting duly opened at 7:32 p.m. and accepted for the record the Secretary's Affidavit of Posting and Publication of the Notice of Public Hearing in Town Hall and the Ithaca Journal on September 12, 1994 and September 14, 1994, respectively, together with the Secretary's Affidavit of Service by Mail of said Notice upon the various neighbors of the property under discussion, as appropriate, upon the Clerks of the Town Ithaca and the Town of Dryden, upon the Tompkins County Commissioner of Planning, upon the Tompkins County Commissioner of Public Works, and upon the applicants and /or agents, as appropriate, on September 15, 19940 Chairperson Kenerson read the Fire Exit Regulations to those assembled, as required by the New York State Department of State, Office of Fire Prevention and Control. AGENDA ITEM: PERSONS TO BE HEARD. There were no persons present closed this segment of the meeting. AGENDA ITEM: APPROVAL OF MINUTES - to be heard. Chairperson Kenerson September 6, 19946 MOTION by George Bayer, seconded by Eva Hoffmann. RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of September 6, 1994, be and hereby are approve with the following corrections: On Page 16, Paragraph 3, Sentence 2, read: Mr. Varn stated that the open space would be a minimum of 1.15 acres and up to 2.26 acres depending on the grade of the road. This was corrected to read: Mr. Varn stated that the open space would be a minimum of 1.51 acres and up to 2.26 acres depending on the grade of the road. Planning Board Minutes P September 20, 1994 On Page 17, Paragraph 3, Sentence 4, read: Ms. Cornell stated that she has serious concerns about having the only access to the subdivision going to Slaterville Road. This was corrected to read: Ms. Cornell stated that she has serious concerns about having the only access to the subdivision going to Snyder Hill Road. On Page 19, Last Paragraph, read: Mr. Varn responded that he had received preliminary approval of the map presented to the Town of Ithaca Planning Board. This was corrected to read: Mr. Varn responded that he had received preliminary approval of the map presented to the Town of Dryden Planning Board. On Page 21, Paragraph 10, read: Mr. Varn stated that he was buying Lot #2 and putting it into the larger parcel on the Dryden side. This was corrected to read: Mr. Varn stated that he was buying Lot #1 and putting it into the larger parcel on the Dryden side. Ms. Hoffmann stated that she was listed as a Nay vote on Page 28, and stated that she wanted it to be recorded that she voted Aye. This was corrected to show Ms. Hoffmann voted Aye. There being no further discussion, the Chair called for a vote. Aye - Kenerson, Bayer, Bell, Hoffmann, Ainslie, Smith. Nay - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: CONTINUE CONSIDERATION (TABLED FROM SEPTEMBER PLANNING BOARD MEETING) OF PRELIMINARY SUBDIVISION APPROVAL 6, 1994 FOR THE PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO. 56 -3 -14.2, 20.01+/ ACRES TOTAL AREA, INTO TWO LOTS, 11.35 + /- AND 8.65 +/� ACRES IN RESPECTIVELY, LOCATED ON THE NORTH SIDE OF SLATERVILLE ROAD BETWEEN ROAD AND THE TOWN OF ITHACA /TOWN OF DRYDEN LINE, RESIDENCE DISTRICT ELEANOR FOOTE, OWNER, RALPH VARN, APPLICANT. - SIZE BURNS R -15. Chairperson Kenerson declared the above -noted matter duly opened at 7:38 p.m. Town Planner Jonathan Kanter stated that the subdivision plat was revised as the Planning Board requested, which showed the proposed access to Snyder Hill Road. (Subdivision Plat attached hereto as Exhibit #1) Board Member Eva Hoffmann stated that the figures for the amount of open space differed from the conditions listed on the map and the conditions listed on the blown up page of those same conditions and asked which figures were correct. Planning Board Minutes 3 September 20, 1994 Ralph Varn stated that the numbers listed on the map showed the correct amount of acreage to be dedicated for open space dedication. Mr. Varn stated that the correct numbers were 1.20 and 1.79 acres were the correct numbers. Larry Fabbroni addressed the Board and stated that the calculation of the Eastern the acreage was members should change the figured incorrectly in the beginning. Ms. Hoffmann stated that the numbers in all correspondence was incorrect. Mr. Varn stated that the intention was that all of the land north of the road be connected to the Eastern Heights Park and that the Board members should change the acreage from 1.51 to 1.20. Town Engineer Daniel Walker stated that there was some latitude allowed due to the unknown location of the road. Mr. Walker stated that if the Board considers what the amount of land should be for the 10% set aside, it should be 2 acres for this parcel. Town Engineer asked if it was the Board's wish to allow less than 10% to be set aside for the park. Chairperson Kenerson stated that the Planning Board could do that if they wanted to. Town Planner Jonathan Kanter stated that the Board may want to be sure that they have received everything that they had requested from Mr. Varn at the Meeting held on September 6, 19940 Board Member Eva Hoffmann addressed the Board and stated that she was not entirely comfortable about doing this without considering the connection with the rest of the development in Dryden and she would like to make sure that even if it was approved this way that it does not mean necessarily, that she will look very positively toward any future subdivision plans for this parcel unless some of the other things that the Planning Board had discussed before (drainage, access to both Snyder Hill Road and Slaterville Road, the problem with the very long road from Snyder Hill Road accessing this parcel and so on) that she will necessarily look positively on such a subdivision unless some of those problems are taken care of. Chairperson Kenerson asked if the resolution as proposed was enough protection or if Ms. Hoffmann felt that the resolution needed to be changed. (Suggested Resolution prepared by Town Attorney John Barney is attached hereto as Exhibit #2) Planning Board Minutes 4 September 20, 1994 Ms. Hoffmann stated that the resolution did not include any of those concerns that were important to her, and that the resolution just made sure that nothing can happen there until there is access. Ms. Hoffmann stated that the resolution does not make sure that there are not any negative impacts from the Town of Dryden development onto the Town of Ithaca residents and properties. Chairperson Kenerson stated that the Board needed to keep in mind that at this stage, Preliminary, the Board is looking at the creation of one new lot and that his concern was that the lot should not become land- locked. Board Member Stephen Smith stated that he felt that it would set a bad precedent by creating a lot that would require over 2,000 feet to get to. Mr. Smith stated that he did not think that would require a variance because the road is not within the Town of Ithaca. Town Attorney John Barney stated that this piece of' land is within the Town of Ithaca and that the Planning Board has the right to be concerned about how people get to the piece of land. Board Member Stephen Smith stated that he thought that the Planning Board should just wait on the Subdivision until there are roads nearer to the parcel that is in Ithaca, and then consider subdivision. Mr. Smith stated that he thought it was too immature to be dividing this parcel of land off with three or four pages of conditions. Chairperson Kenerson asked if Mr. Smith felt that the provisions in the suggested resolution protected the Town of Ithaca until the conditions were met. Mr. Smith stated that it may and it may not. Mr. Smith stated that he wanted to wait until there is a need for the parcel. Mr. Smith stated that he was not sure what the Town of Ithaca would benefit from going through this process with all of the conditions placed on it. Town Attorney John Barney stated that he did not feel that the measure has ever been what is the benefit to the Town. Mr. Smith stated that the number of constraints and conditions placed on the subdivision which seems unnecessary when in reality, and he did not see an overwhelming need to get that parcel subdivided and built upon. Mr. Smith stated that it has adequate access to Route 79 if the current owner wanted to develop it. Mr. Smith stated that if there was a road in the Town of Dryden nearby so that they would only be going a few hundred feet to get to, that would be a different story, but so far everything is up in the air. Planning Board Minutes September 20, 1994 Attorney Barney asked if someone walked in the door and said that a piece of land needs to be subdivided and is part of a piece of land in Dryden with road frontage, would the Planning Board legally be able to deny them a building permit to build on that property. Mr. Barney stated that he would have to check to see if the Board could prohibit a building permit. Attorney Barney stated that in order for Mr. Varn to get the piece of land he needs in Dryden, Mrs. Foote told Mr. Varn that as part of the deal he would have to buy the land in the Town of Ithaca as well or there would be no deal. Mr. Varn stated that he would run a sewer down to the gravity feed sewer on Route 79, so this parcel is an integral part of the whole project. Mr. Varn stated that there was some land in Dryden that he had purchased from Mrs. Foote and because her land above her home is basically landlocked, she asked that Mr. Varn by that portion of her land at the same time. Mr. Varn stated that in order to make everything work, he agreed to that. Mr. Varn stated that he had come to the Board to get subdivision of her land because in order for her to sell us that portion of land that is within the Town of Ithaca, it has to be subdivided first. Mr. Varn stated that he told her that he would do that for her because they are elderly and do not want to get involved in actually doing this subdivision themselves. Chairperson Kenerson stated that the Board was concerned with the use of the property. Board Member James Ainslie stated that he was not unhappy with the way the subdivision was set up. Mr. Varn stated that he was basically saying that he would not do anything with that parcel further than just this subdivision until he comes in to the Town of Ithaca and ask for Subdivision Approval and go through the entire subdivision approval process at which point the Board could talk about drainage and where the road is. Mr. Varn stated that hopefully by then, there would be a road down in that area, and that there would be discussion about a secondary access way. Mr. Varn stated that based on the economy, he did not see the future subdivision happening in five years. Mr. Varn stated that he felt that he had given enough safeguard that nothing would be done on this land until it returns to the Planning Board. Mr. Varn stated that he had stated that he would not even do one house. Town Planner Jonathan Kanter stated that the three things that the Planning Board asked for at the Meeting held on September 6, 1994 were to have a revised resolution drawn up by the Town Attorney, which has been done, and to have some corrections done on the plat and conditions on the plat reworded, and to have the access easement shown, which was done. Mr. Kanter stated that all of the requests made by the Board were completed by Mr. Varn. Planning Board Minutes 6 September 20, 1994 Board Member Gregory Bell stated that he was not comfortable with the long range unless there is another access, but that he felt that Mr. Varn was stuck unless the subdivision was approved at this stage. Mr. Bell stated that the Town of Ithaca was not necessarily stuck with the road plan that was shown on the subdivision plat. Mr. Bell stated that he is reluctantly willing to go along with the revisions that were asked for the last time. Mr. Bell stated that there were concerns that were still present. Board Member Eva Hoffmann stated that the proposal that the Board would be voting on tonight does not protect the Town of Ithaca in the sense that nothing can be done there until they come in. Ms. Hoffmann stated that she wanted to make sure that Mr. Varn, Mr. Fabbroni, and everyone on the Board understands that she had a lot of concerns about how that land might be subdivided and developed. Ms. Hoffmann stated that she was not sure that she would want to have that happen unless some of the things discussed happened first, such as access road to Slaterville Road and making sure that the Town staff is absolutely sure that there would not be any adverse drainage situations created for the Town of Ithaca residents. Chairperson Kenerson stated that those concerns are normally addressed during the Site Plan review stage. Mr. Varn stated that he did not see the need for condition (c) in the proposed resolution. Condition (c) refers to the parcel reverting back to Mrs. Foote if the conditions are not met within 5 years. Mr. Varn stated that he did not want that condition in the resolution because he did not want to pay a lot of money for the land to have it revert back to anyone in the future because a roadway may not be constructed within that five year period. Town Attorney John Barney stated that the concern and reason for condition (c) is that there is a subdivision made of a lot that is a landlocked lot in the Town of Ithaca, which is being made with the expectation that access will be provided in the foreseeable future by a road across the property in Dryden. The purpose of this provision is basically saying that if that access does not happen, the subdivision was granted on terms that have not been fulfilled, and therefore because of that lack of fulfillment it ought to go back to an unsubdivided state. Attorney Barney stated that there is a question of whether or not the Planning Board could legally do it, but that it could be enforced if it were to be included as a condition in the deed. Attorney Barney stated that he felt that it was clearly legally enforceable by the Foote's or the Foote's successor of interest, but whether it is totally enforceable by the Town, he was not sure. Planning Board Minutes 7 September 20, 1994 Larry Fabbroni stated, "In understanding what you're (The Planning Board) trying to accomplish by that clause, suppose that piece was always, no matter what was subdivided in the Town of Dryden, attached to the contiguous parcel in the Town of Dryden, wouldn't it really keep in force what you have written in here to begin with, that it be attached to the whole contiguous parcel. It never gets left by itself. Mr. Varn stated that he had already agreed to make it part of the Peregrine Partners' parcel and cannot be sold separately at any time until the road access is provided, at which point someone else can buy it and come before the Planning Board for subdivision approval. Chairperson Kenerson stated that if the deeds are adjoined, it would take it out of being a separate individual lot within the Town of Ithaca. Mr. Varn asked if condition (d) regarding the variance was something he needed to do now or if that would be needed at final subdivision approval. Town Attorney John Barney stated that the Zoning Board of Appeals would need to review for a variance because Mr. Varn was looking to get a lot that had no road frontage, and under the Town Law, no building permits could be issued under the absence of road frontage unless you have an access provided. Attorney Barney stated that the Board would be violating the Zoning Ordinance with regard to the road frontage, side yard requirements, and setback requirements. Town Planner Jonathan Kanter stated that he wanted to suggest to the Board that they do not want to approve a lot that does not conform to the Zoning requirements. Mr. Kanter asked the Planning Board if they wanted to approve a lot without it first going to the Zoning Board of Appeals. Board Member Eva Hoffmann asked about condition (e) on page 2 of the suggested resolution, which refers to additional lots proposed on Lot #2. Town Attorney John Barney responded and stated that it is possible to subdivide Lot #2, and the before any further subdivision of either Lot #1 or Lot #2, the Town review drainage and erosion control plans. Board Member Stephen Smith stated that he was concerned about the 2,000 foot cul -de -sac to this parcel, and would not want to be in a position in the future that would require the approval of a subdivision, because one single building on that lot would not be feasible. Catherine Valentino addressed the Board and stated that she had spoke with a few of the people in Eastern Heights along Snyder Hill and read some past minutes, most people are concerned with the access point a little lower on Park Lane. Ms. Valentino stated that it would be a shame for people to have land that they would like to develop and have it be landlocked with the only access to it 2,000 feet up Snyder Hill Road. Planning Board Minutes 8 September 20, 1994 Ms. Valentino stated that there must be other alternatives that could be explored. Ms. Valentino stated that most people that she spoke with felt that it would be better for the Town of Ithaca residents if there was a way to get more of the traffic to Slaterville Road instead of all of it flowing to Snyder Hill Road. Ms. Valentino stated that the Town should accept the 10% park set aside, even if used as a buffer between Eastern Heights Park and the development. Ms. Valentino concluded that having another road connect into the Eastern Heights subdivision is not received with joy. Chairperson Kenerson stated that additional access would be available for an option. Ms. Valentino stated that the map should show a cut for a proposed road. Town Attorney John Barney stated that the Planning Board could add an additional condition to the suggested resolution which would be some general language of intent, to show that to the extent feasible, there would be explorations of providing access for this property westward toward Park Lane and southward. Chairperson Kenerson asked Mr. Varn if the condition mentioned above would be acceptable to him. Mr. Varn nodded affirmatively. Board Member Stephen Smith asked if the five year reversion would be left in condition (c) of the suggested resolution. Chairperson Kenerson stated that the Planning Board could review the project every five years. Town Attorney John Barney stated that the Planning Board could decide to delete the provision or they could extend the time period. Attorney Barney stated that he had not seen a provision like this before. Attorney Barney stated that he felt that if the restriction were in the deed, there would be the right to enforce the reversion would be with Mrs. Foote or her successor of interests. Assistant Town Planner George Frantz stated that his interpretation of that condition is simply that the Planning Board wanted Mr. Varn to build a road from Snyder Hill Road to the parcel within the next five years. Attorney John Barney stated that the purpose of putting the condition in the resolution would be to provide an impetus to have some kind of access to that lot, not necessarily access to Snyder Hill Road. Mr. Varn stated that five years was just too soon, and that he would not be willing to give the land back if unable to construct a road within the next five years. Planning Board Minutes 9 September 20, 1994 Board Member Stephen Smith stated that if the the creation of a landlocked parcel then the time left out, and tie this parcel into the adjoining Dryden. Board were to approve limitation should be parcel in the Town of The Board discussed and revised condition (c) of the suggested resolution, and decided to remove the sentence requiring the five year limitation or reversion of the property back to the Eleanor Foote. Town Planner Jonathan Kanter stated that condition (b) which deals with park land set aside requirement, the figures for the number of acres should be consistent with the map and other correspondence, and condition (b) suggests a map showing the specific area in which open space would be reserved. Board Member Eva Hoffmann stated that the 1.20 acres for open space dedication is less than the 10% normally required. Ms. Hoffmann stated that she thought the Board should discuss that. Town Engineer Daniel Walker stated that the Board could take the 10% from lot #1 and that the 10% would not be exacted from Lot #2 at this point, but would be required when further subdivision occurs. Mr. Walker stated that the Board had options, but that they needed to make their decisions clear. Mr. Varn stated that his intentions were to dedicate all of the land above the road so that the park had access from that road. Ms. Hoffmann asked Mr. Varn if he considered that space as the park land dedication for Lot #1 only. Mr. Varn responded yes. Town Engineer Daniel Walker stated that normally the set aside areas for all of the park land would be delineated /identified on the plat prior to the final for one section. There appearing to be no further discussion, Chairperson Kenerson asked if anyone were prepared to offer a motion. Assistant Town Planner George Frantz addressed the Board and stated that he was troubled because in earlier discussions, the park land was to be the land north of the road, but all of the land north of the road was 1.51 to 2.26 acres. Mr. Frantz stated that now, all of the land north of the road is smaller than what was suggested in earlier discussions. Mr. Frantz stated that his recommendations from early on was to attach up to 2 acres of land to Eastern Heights Park to serve as a buffer for the park. Mr. Frantz stated that he had walked the land and did not see any suitable areas in the area of Lot #2 for a public park. Mr. Frantz stated that his recommendation would be to for the Planning Board to Planning Board Minutes W% September 20, 1994 stick with +/ -2 acres to be attached to Eastern Heights Park, and if need be, they could shift the road south when they come in with their future subdivision with the actual lots on them. Town Planner Jonathan Kanter stated that the wording on the map would need to be revised as well. Board Member Gregory Bell stated that if everything north of the road was to be park, is the implication that the road goes all the way to the western boundary and then takes an abrupt right angle turn. Mr. Bell asked if that meant that 4 lots would be park. Mr. Varn responded that 5 lots would be park, however he did not want to be tied into an exact measurement because in order to get the proposed road in, it may need to be moved up slightly. Mr. Varn stated that this was part of the effort to deal with the park issue between the Town of Dryden and the Town of Ithaca. Board Member Eva Hoffmann stated that based on the statement made by Mr. Frantz, she felt that the amount of open space be changed to +/ -2 acres set aside in all of the necessary documents. located on the north side of Mr. Varn stated that he would agree to using the 1.51 acres to 2.26 acres for open space dedication. There appearing to be no further discussion, Chairperson Kenerson asked if anyone were prepared to offer a motion. MOTION by George Bayer, seconded by James Ainslie. WHEREAS: 1. This action is the Consideration of Preliminary Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 56 -3- 14.2, 20.01 +/- acres total area, into two lots, 11.35 +/- and 8.65 + /- acres in size respectively, located on the north side of Slaterville Road between Burns Road and the Town of Ithaca /Town of Dryden line, Residence District R -15. Eleanor Foote, Owner; Ralph Varn, Applicant, and 2. The Planning Board, at a meeting held on September 20, 1994, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town planning staff, a map entitled "Subdivision Plat, Eleanor Foote Lands, Town of Ithaca, County of Tompkins, State of New York" prepared by Lawrence P. Fabbroni , P . E . , L . S . , and dated May 19 , 1994 and revised August 22, 1994 and September 10, 1994, and other application materials, and Planning Board Minutes 11 September 20, 1994 39 This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to be Lead Agency in environmental review with respect to subdivision approval, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed action, as proposed; NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above - referenced action as proposed and, therefore, neither a Long Environmental Assessment Form, nor an Environmental Impact Statement will be required. There being no further discussion, the Chair called for a vote. Aye - Kenerson, Bayer, Bell, Hoffmann, Ainslie, Smith. Nay - None. The MOTION was declared to be carried unanimously. MOTION by Gregory Bell, WHEREAS: seconded by George Bayer: 1. This action is the Consideration of Preliminary Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 56 -3- 14.2, 20.01 +/- acres total area, into two lots, 11..35 +/- and 8.65 +/- acres in size respectively, located on the north side of Slaterville Road between Burns Road and the Town of Ithaca /Town of Dryden line, Residence District R -15. Eleanor Foote, owner; Ralph Varn, Applicant, and 2. The Planning Board, at a Public Hearing held on September 6, 1994, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I prepared by the by the Town planning staff, a map Eleanor Foote Lands, Town of Ithaca, New York" prepared by Lawrence P. Fa] May 19, 1994 and revised August 22, materials, and applicant, a Part II prepared entitled "Subdivision Plat, County of Tompkins, State of )broni, P.E., L.S., and dated 1994, and other application 3. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review with respect to Subdivision Approval, has, at a meeting on September 20, 1994, made a negative determination of environmental significance. Planning Board Minutes 12 September 20, 1994 NOW, THEREFORE BE IT RESOLVED: 10 That the Town of Ithaca Planning Board hereby waives certain requirements for Final 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 subdivision control nor the policies enunciated or implied by the Town Board. 2. That the Town of Ithaca Planning Board hereby grants Preliminary Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 56 -3 -14.2, 20.01 acres + / -, into two lots, 11.35 +/- and 8.65 +/- acres in size respectively, located on the north side of Slaterville Road, as shown on a map entitled "Subdivision Plat, Eleanor Foote Lands, Town of Ithaca, County of Tompkins, State of New York," prepared by Lawrence Fabbroni, P.E., L.S., and dated May 19, 1994, and revised August 22, 1994, subject to the following conditions: a. Because the subdivision as requested creates a Lot without any road frontage in the Town of Ithaca, Lot 1 shall be conveyed only with the piece of land adjacent to Lot 1 in the Town of Dryden shown on the subdivision map as "A portion of tax parcel 71 -1 -1.2 5.30 +/- Acres" to the same party (Peregrine Partners) that recently acquired the property adjacent on the east from Underwood, and Lot 1 and the other Foote lot (5.30 +/- Acres) shall be consolidated with such Peregrine Partners property which has frontage on Snyder Hill Road in the Town of Dryden and Lot 1 shall not be subdivided from such other lands until adequate public road access (as determined by the Town of Ithaca Planning Board) is provided to Lot 1. For this purpose public road access shall not be deemed "provided to Lot 1" until such time as a road has been physically constructed to Town of Dryden specifications (if in the Town of Dryden) or to Town of Ithaca specifications (if in the Town of Ithaca) and has been conveyed to and accepted by the applicable municipality as a public road to be maintained as such by the applicable municipality. b. The final subdivision plat shall be revised to show a specific area to be reserved for park or recreation purposes, totalling not less than 1.51 acres but not more than 2.26 acres adjoining the Town of Ithaca Eastern Heights Park, for possible future dedication to the Town of Ithaca. It is understood by the Town of Ithaca Planning Board that at the time of future subdivision of Lot 1, the specific boundaries of this park reservation area may be requested to be modified by the applicant, pending final alignment of the proposed road that would serve said future subdivision. Planning Board Minutes 13 September 20, 1994 c. As stated above, Lot 1 shall not be conveyed or transferred, directly or indirectly, subsequent to its transfer to Peregrine Partners, until adequate public road access (as the same is defined in subparagraph a. above) is provided to Lot 1. This restriction, in language approved by the attorney for the Town, shall be shown both on the final plat and in the recorded deeds for both Lots 1 and 2. d. A variance for lack of frontage on an approved public road shall be obtained for Lot 1 from the Board of Zoning Appeals prior to the granting of Final Subdivision Approval by the Planning Board. e. Detailed drainage and erosion and sediment control plans shall be prepared and provided to the Town of Ithaca Planning Board prior to any future subdivision approvals of either Lot 1 or 2, where additional lots are proposed. f. No building permit shall be issued for construction of any structure on Lot 1 until adequate public road access (as defined in subparagraph a. above) is provided to such lot. g. Preparation and submission of a final subdivision map which shows the proposed access to Snyder Hill Road across property in the Town of Dryden on the map. The showing of such access shall not be deemed the provision of "adequate public road access" for the purposes of further subdivision or obtaining a building permit as proscribed in this resolution, until such access has been constructed and conveyed as set forth above in subparagraph a. 3. The Town of Ithaca Planning Board may, upon application of the then owner or owners of Lot 1 or Lot 2, modify the conditions set forth above if adequate assurances, including, if appropriate, bonds or letters of credit, are provided to assure that public road access will be provided to Lot 1 upon terms acceptable to the Planning Board and the Town Board of the Town of Ithaca. 4. The developer and Town staff should make reasonable effort to explore the possibility of access to Lot #1 being provided by a road or roads leading westward to Park Land and /or Slaterville Road. There being no further discussion, the Chair called for a vote. Aye - Kenerson, Bayer, Bell, Ainslie, Hoffmann. Nay - Smith. The MOTION was declared to be carried. Planning Board Minutes 14 September 20, 1994 Chairperson Kenerson declared the matter of preliminary subdivision approval for the Eleanor Foote /Ralph Varn two -lot Subdivision duly closed at 8:44 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NOS. 32 -2 -4.2 AND 32- 2 -4.11 108.9 + /- ACRES TOTAL AREA, INTO TWO LOTS, 106.83 + /- AND 2.05 + /- ACRES IN SIZE RESPECTIVELY, LOCATED ON THE SOUTH SIDE OF BOSTWICK ROAD, AG AGRICULTURAL DISTRICT. PHYLLIS AND JAMES BAKER, ALICE AND RICHARD BAKER, OWNERS /APPLICANTS. Chairperson Kenerson declared the Public Hearing in the above -noted matter duly opened at 8:45 p.m. and read aloud from the Notice of Public Hearings as posted and published and as noted above. Chairperson Kenerson stated that there is a house on the lot already, and that the Planning Board was being asked to subdivide this parcel now because the subdivision was not an approved subdivision. Chairperson Kenerson stated that an additional structure is permitted on a lot in an Agricultural District. Town Planner Jonathan Kanter stated that the Baker's had written a letter requesting that the Planning Board waive the requirement for open space dedication. (Said letter, dated August 31, 1994, is attached hereto as Exhibit #3) Board Member James Ainslie stated that the Town needed to set a dollar amount on land in lieu of park land dedication. Board Member George Bayer asked if it were normal to waive the park land dedication Town Attorney John Barney stated that on a two -lot subdivision of this nature, it was normal to waive the requirement. Board Member Eva Hoffmann addressed the Board and stated that Open Space and Park land have been discussed by the Conservation Board and that park land and open space was not limited to only recreation park land, but also woods and farmland, and that since this was a farm, it is essentially the same as open space. Ms. Hoffmann stated that she did not have any problem with waiving the requirement for open space dedication. Chairperson Kenerson noted that if anyone from the public wished to Kenerson closed the Public Hearing Board for discussion. this was a Public Hearing and asked speak. No one spoke. Chairperson and brought the matter back to the Planning Board Minutes 15 September 20, 1994 Assistant Town Planner George Frantz stated that there was a new requirement in the SEQR resolution for actions that occur within in County Agricultural District, and Item #4 in the SEQR fulfills the new requirement, which were implemented this year. Board Member Stephen Smith stated that there was a diversion ditch that run down the lot line, and asked who was responsible to keep that ditch clean. Town Attorney John Barney asked Mr. Jamie Baker if there would be a problem with putting a condition in the resolution that allowed the owner of the larger parcel access to the ditch for maintenance purposes. Jamie Baker stated that he did not have a problem with adding a condition to the resolution regarding the maintenance of the diversion ditch. There appearing to be no further discussion, Chairperson Kenerson asked if anyone were prepared to offer a motion. MOTION by Eva Hoffmann, seconded by Stephen Smith: 16 This action is Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 32 -2 -4, 108.88 + /- acres total, into two lots, 106.83 + / -and 2.05 + /- acres respectively, located on the south side of Bostwick Road, AG - Agricultural District. Phyllis and James Baker, Alice and Richard Baker, Owners /Applicants. 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Subdivision Approval, and 3. The Planning Board, at a Public Hearing held on September 20, 1994, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planning staff, a subdivision plat entitled "Final Subdivision Plat, 2 -Lot Subdivision Baker Lands, Town of Ithaca, County of Tompkins, State of New York," prepared by Lawrence P. Fabbroni, L.S., P.E. and dated July 29, 1994, and other application materials, and 4. The Planning Board, per the requirements of Article 25AA, Sect. 305 - a of the Agriculture and Markets Law, has evaluated and considered, in addition to other potential impacts, the potential impacts of the proposed action upon the functioning of farm operations within the surrounding County Agricultural District, and Planning Board Minutes 16 September 20, 1994 5. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed action, as proposed, NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, neither a Long Environmental Assessment Form, nor an Environmental Impact Statement will be required. Aye - Kenerson, Bayer, Bell, Ainslie, Hoffmann, Smith. Nay - None. The MOTION was declared to be carried unanimously. MOTION by Stephen Smith, ).r seconded by Gregory Bell: 16 This action. is Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 32 -2 -4, 108.88 +/- acres total, into two lots, 106.83 + /- and 2.05 + /- acres respectively, located on the south side of Bostwick Road, AG - Agricultural District. Phyllis and James Baker, and Alice and Richard Baker, Owners /Applicants. 2. The Planning Board, at a Public Hearing held on September 20, 1994, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planning staff, a subdivision plat entitled "Final Subdivision Plat, 2 -Lot Subdivision Baker Lands, Town of Ithaca, County of Tompkins, State of New York," prepared by Lawrence P. Fabbroni, L.S., P.E. and dated July 29, 1994, and other application materials, and 39 This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Subdivision Approval, has, on September 20, 1994, made a negative determination of environmental significance. NOW, THEREFORE, BE IT RESOLVED. 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklist, having determined from the materials presented that such waiver will result I n neither a significant alteration of the purpose of subdivision Planning Board Minutes 17 September 20, 1994 control nor the policies enunciated or implied by the Town Board and further waives the requirement of any recreational land set - aside. 29 That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 32 -2 -4, 108.88 +/- acres total, into two lots, 106.83 + /- and 2.05 + /- acres respectively, located on the south side of Bostwick Road, AG - Agricultural District, subject to the following conditions: a. Submission of an original or mylar copy of the survey to be recorded and four copies for signature by the Chairman of the Planning Board prior to recording in the Office of the County Clerk. Said original and copies to have the Surveyor's Certificate as required by the Town of Ithaca Subdivision Regulations. b. Any deed conveying the 2.05 acre lot shall contain an agreement for the benefit of the owners of the remaining lands of J.R., D.M. and Alice J. Baker to maintain the portion of the diversion ditch and related banks located or the 2.05 acre parcel. There being no further discussion, the Chair called for a vote. Aye - Kenerson, Bayer, Bell, Ainslie, Hoffmann, Smith. Nay - None. The MOTION was declared to be carried unanimously. Chairperson Kenerson declared Subdivision Approval for James and the matter of Preliminary and Final Phyllis Baker duly closed at 9:01 p.m. AGENDA ITEM: CONSIDERATION OF SKETCH PLAN FOR THE PROPOSED SOUTH HILL RETAIL /INDUSTRIAL COMPLEX SITE PLAN, TO CONSIST OF 321500 + /- SQUARE FEET OF RETAIL /OFFICE /INDUSTRIAL USE IN FOUR NEW BUILDINGS AND 51000 + /- SQUARE FEET OF OFFICE /INDUSTRIAL USE IN AN EXISTING BUILDING TO BE RENOVATED, WITH ASSOCIATED PARKING AND LANDSCAPING IMPROVEMENTS, TOWN OF ITHACA TAX PARCEL NO. 40 -3 -9, 3.6 +/- ACRES TOTAL, LOCATED AT 930 DANBY ROAD, INDUSTRIAL PRODUCTS DISTRICT I. OVERVIEW OF ITHACA, INC., OWNER; DIGICOMP RESEARCH, APPLICANT. Chairperson Kenerson declared the above -noted matter duly opened at 9:03 p.m. Jagat and stated with use o A would be aside for Sharma, the architect for that they were proposing t f the one building which is renovated and a proposed 8 future parking as shown on this project, addressed the Board ie construction of 5 new buildings, a pre- existing building. Building T space parking lot, with space set the proposed plan. Planning Board Minutes 18 September 20, 1994 Jagat Sharma stated that there were two drawings submitted to the Planning Board for review. One was a plan that was approved by the Planning Board for John Novarr, and renovation of the existing building and construction of 5 new buildings, and parking for 87 cars and future parking spaces (50) located in the back of the buildings. Chairperson Kenerson asked if the plan that was approved in 1992 was a preliminary or final subdivision approval. Assistant Town Planner responded that the plan had received Final Site Plan Approval in June 1992. Mr. Sharma showed photos of the site to the Planning Board members. Mr. Sharma stated that there would be no obstruction of the view because they would be developed into the ground to give the appearance of a level development even though there are one and two story buildings proposed within the development. Building B, C, and E would be two -story buildings. The existing building would remain single story. By using the two -story buildings, the total area would go from 25,000 square feet to 37,500 square feet total for the whole complex. Mr. Sharma stated that on the sketch plan map a breakdown of the square footage to be used for each proposed use within the 37,500 square feet of space. Mr. Sharma stated that this complex would use the same entrance on Danby Road and exit from NCR. Board Member James Ainslie asked if there were any concerns about drainage. Town Engineer Daniel Walker stated that there could be minimal impact on the drainage shed. Board Member Stephen Smith asked if someone would be entering the buildings on the first or second floor. Mr. Sharma stated that there would be entrances from the lower levels and the upper levels. Board Member Eva Hoffmann asked when standing in the central parking area and look at the buildings that are two stories, it would appear to be a one story building because the second story would be in the ground. Ms. Hoffmann asked if the height of Building A would appear to be the same as the height of Building F if looking at it from the parking area. Mr. Sharma stated that Building A would appear slightly higher than Building F. Chairperson Kenerson asked if the height of the buildings would comply with the 30 -foot limitation set by the Town. Mr. Sharma stated that it would comply with the 30 -foot limitation. Planning Board Minutes 19 September 20, 1994 Board Member George Bayer asked if the roofs would be slanted. Mr. Sharma stated that the building would have sloping roofs. Town Planner Jonathan Kanter stated that it would be good if Mr. Sharma could draw up some building elevations and cross section drawings to show the design appearance and the height relationships with the buildings. Board Member Stephen Smith stated that there were restrictions put on the approval granted to John Novarr in 1992 regarding retail usage which dealt with liquor, and asked if Mr. Sharma was aware of those conditions. Mr. Sharma stated that he was aware of the restrictions and that he would comply with all conditions placed on the approval. Board Member Eva Hoffmann, referring to handout given to the Board members by Mr. Sharma, stated that they planned on moving into Building A and start using that and then build Building E. Ms. Hoffmann asked why they had chose those buildings and how they were going to build the parking lot when they have just two buildings. (The handout provided by Mr. Sharma is attached hereto as Exhibit #4) Chairperson Kenerson stated that the parking lot would go in first and then build around it. Ms. Hoffmann asked if they would build the entire parking lot. Mr. Sharma stated that they would build the lot up as they develop more. Om Gupta of Digicomp, addressed the Board and stated that he would provide the Planning Board with more detailed plans. Mr. Sharma stated that one of the conditions placed on the agreement was that they could use the building on the condition that they put additional access in upon construction of future buildings. Town Attorney John Barney addressed the Board and stated that Digicomp was a client in his office although he was not representing them in connection to this application. Assistant Town Planner George Frantz asked if the making of electronic circuit card assembly work would be at this location. Mr. Sharma stated that they might make circuit cards at this location. Planning Board Minutes MR September 20, 1994 Mr. Frantz stated that making those cards involves the use of hazardous chemicals. Mr. Gupta stated that they would use very limited amounts of chemicals. MR. Frantz stated that they should submit a list of chemicals that may be used as well as a short narrative of how they are used, how they would be disposed of, and the approximate quantities needed when they submit Site Plan materials for this project. Town Attorney John Barney stated that this area was zoned Industrial. In 1992, the Zoning Ordinance was amended to prohibit certain uses in an Industrial District in addition to dwelling units, including retail sales. Attorney Barney stated that this particular law exempted its application to any applications pending for site plan approval and Mr. Novarr's plan was one of the proposals in the grandfather clause. Attorney Barney stated that if the modifications were to come to the Planning Board to increase the retail use, then it would need a variance, but if the modification was to increase the use of the land in a manner that was permitted in an Industrial Zone for light manufacturing or for office use, it would not need a variance, just a site plan modification request before the Planning Board. Town Planner Jonathan Kanter stated that Mr. Novarr's plan was approved without showing specific mixes between retail and other office type spaces there would be and presumably they could have built a shopping center, which was basically what they were proposing with 25,000 square feet of retail space with some small amounts of office space. Mr. Kanter stated that this plan has less retail space than the old plan proposed. Mr. Sharma asked what the next step would be. Chairperson Kenerson stated that they would need to request Preliminary and Final Site Plan Approval, which would require two public hearings. Town Planner Jonathan Kanter stated that approximately 50 spaces for future parking i which is a good concept to avoid excessive st Mr. Kanter asked if there may be a way to adjacent NCR to use some of their parking for parking if that became necessary. the plan proposes reserving f needed to be determined, irface coverage and paving. get an agreement with the shared parking as overflow Mr. Gupta stated that there were not sure about who owned NCR. Board Member Gregory Bell asked what type of retail would be involved. Planning Board Minutes 21 September 20, 1994 Mr. Gupta responded that there would not be many customers on site. Chairperson Kenerson asked what kind and type of retail they would like to rent to. Mr. Gupta responded that it was unknown at this point. Town Attorney John Barney stated that as part of the modified site plan, the Planning Board would specify that no more than 15,000 square feet of space would be dedicated to retail as a limitation. Attorney Barney stated that there were no limitations on what retail could be there. Attorney Barney stated that there were the restrictions on the Site Plan Approval from 1992, and that they would need to be found. Chairperson Kenerson asked what percentage of the building coverage would be on the updated 3.6 acres under discussion. Mr. Gupta responded, approximately 20 percent building coverage. Attorney Barney stated that there needed to be consideration of traffic flow generated. Town Planner Jonathan Kanter stated that the Planning Board would ask for an updated traffic study. Mr. Gupta stated that there would only be 25 to 30 people coming in the morning and leaving in the evening. Town Attorney John Barney stated that for the plan before the Board at this meeting, with the increase in density on the land, the mixture of uses needed to be more clearly fixed on what it would be, retail vs. office. Board Member Gregory Bell stated that the statement given by Mr. Sharma stated that the site would be partially owner occupied as opposed to Novarr which was entirely for retail use. Mr. Gupta stated that Digicomp would be using space. Mr. Bell asked if the statement referred to residential owner occupied. Mr. Gupta responded, no. Town Planner Jonathan Kanter asked if any loading docks would be needed as part of the assembly uses. Mr. Gupta responded that there would be UPS trucks, which would be about the largest trucks there. Planning Board Minutes 22 September 20, 1994 Board Member Stephen Smith stated that there was an existing loading ramp on the existing Building A. There being no further discussion, Chairperson Kenerson declared the matter of sketch 1994 meeting plan review for Digicomp duly closed at 9:36 p.m. AGENDA ITEM. OTHER BUSINESS. Board Member Eva Hoffmann stated that at the last meeting regarding the First Assembly of God Church, the Environmental Review Committee had submitted a report with some points for consideration of the Planning Board; which were not discussed. Ms. Hoffmann requested that whenever a report or letter raises points about a matter before the Board, that the Chair briefly review the reports or letters received. Chairperson Kenerson stated that whoever is concerned or has issues should raise them and let them be addressed. ADJOURNMENT. Upon MOTION, Chairperson Kenerson declared the September 20, 1994 meeting of the Town of Ithaca Planning Board duly adjourned at 9:48 p.m. Respectfully, submitted, "A StarrRae Hays, Recording Secretary, Town of Ithaca Planning 9/27/94. Board. TWH of Z'rIIACA 6TH e Y 3 1= �Pqef 71 RRFA IdrTgrq Wglcy ` \ OPEN SPg(:F WXX 4w .a ° uPoN RF su8Oira,a N OF 4or1 n!'F9I -EI► 'titer -�'�jK• r L \� Cori '2 . Are, . - FooT£ R �o CLEW 1r• 4) � A PO c �� 3 � ACRES � 53 0 � n R�� G4iNE a 01 R.O. 7"R7 [. VWAf7W (r7ei94-) k1NQ$ of F�F'A�hR FodE �M 70WN OF =WACA I �a 3I 3 pip /ie s, pga 6RI#Yf RR`MgjfWR OF lAIZ• p911TNERS OF �'(RA/VoR Foo7f P IM 70WN of peYO1EN (0114) 00 o Coe"" °f S6ArlvWm Apo .erwmh.er�� `��ws pwmr am ��qdftavp�w rwr I.e..w� . r+r.." r 6� amftap�d=A�wwry�1.� ^ +w7" DIY. ` 'w.64 f....... `m, w.v...o.. �°!w- "MM 1..rw yr WN rPre wr l T.. Twf W� us r...°• bdaft Iwrar IMOed Vwdmdb�d� fMwd 1 d14 bW (rw I.y� /tip W� `Tw dllrw� � Yuw° w wrl Aw'fr°O.V .w� /wwlr�W flr� •� #��d�bw t2* w� r � 1Twdwe ,t7fw w � A° d R7T p• RO \ Q° \ tew. . it if r I lake alprx ,� 41� !14 r I I 12 I r•� I �v � t7 I I I I I r I I I t t •I t I I I t I I I I i I Ir t I 1 I � 1 rwner 4� ov/< &'h; 6 i "l it I �l gy M ;noes 9/ S090 /v /Si0N P,CAT EGEHNoR f007r 4ArvaS DRAFT RESOLUTION. Proposed Two -Lot Subdivision, Eleanor Foote Property, 1598 Slaterville Road Preliminary Subdivision Approval Planning Board, September 20, 1994 WHEREAS 10 This action is the Consideration of Preliminary Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 56 -3 -14.2, 20.01 +/- acres total area, into two lots, 11.35 +/- and 8.65 +/- acres in size respectively, located on the north side of Slaterville Road between Burns Road and the Town of Ithaca /Town of Dryden line, Residence District R -15, Eleanor Foote, owner; Ralph Varn, Applicant, and 2. The Planning Board, at a Public Hearing held on September 6, 1994, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town planning staff, a map entitled "Subdivision Plat, Eleanor Foote Lands, Town of Ithaca, County of Tompkins, State of New York" prepared by Lawrence P. Fabbroni, P . E . , L . S . , and dated May 19, 1994 and revised August 22, 1994, and other application materials, and 3. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review with respect to Subdivision Approval, has, on September 6, 1994, made a negative determination of environmental significance. NOW, THEREFORE BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Final 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 subdivision control nor the policies enunciated or implied by the Town Board. 2. That the Town of Ithaca Planning Board hereby grants Preliminary Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 56 -3 -14.2, 20.01 acres + / -, into two lots, 11.35 +/- and 8.65 +/- acres in size respectively, located on the north side of Slaterville Road, as shown on a map entitled "Subdivision Plat, Eleanor Foote Lands, Town of Ithaca, County of Tompkins, State of New York," prepared by Lawrence Fabbroni, P . E . , L . S . , and dated May 19, 1994, and revised August 22, 1994, subject to the following conditions. a. Because the subdivision as requested creates a Lot without any road frontage in the Town of Ithaca, Lot 1 shall be conveyed only with the piece of land adjacent to Lot 1 in the Town of Dryden shown on the subdivision map as "A portion of tax parcel 71 -1 -1.2 5.30 +/M Acres" to the same party (Peregrine Partners) that recently acquired the property adjacent on the east from Underwood, and Lot 1 and the other Foote lot ( 5.30 +/- Acres) shall be consolidated with such Peregrine Partners property which has frontage on Snyder Hill Road in the Town of Dryden and Lot 1 shall not be subdivided from �Kr1�b���� such other lands until adequate public road access (as determined by the Town of Ithaca Planning Board) is provided to Lot 1. For this purpose public road access shall not be deemed "provided to Lot 1" until such time as a road has been physically constructed to Town of Dryden specifications (if in the Town of Dryden) or to Town of Ithaca specifications (if in the Town of Ithaca) and has been conveyed to and accepted by the applicable municipality as a public road to be maintained as such by the applicable municipality. b. The final subdivision plat shall. be revised to show a specific area to be reserved for park or recreation purposes, totalling 2.0 acres +/- adjoining the Town of Ithaca Eastern Heights Park, for possible future dedication to the Town of Ithaca. It is understood by the Town of Ithaca Planning Board that at the time of future subdivision of Lot 1, the specific boundaries of this park reservation area may be requested to be modified by the applicant, pending final alignment of the proposed road that would serve said future subdivision. c. As stated above, Lot 1 shall not be conveyed or transferred, directly or indirectly, subsequent to its transfer to Peregrine Partners, until adequate public road access (as the same is defined in subparagraph a. above) is provided to Lot 1. If such road access is not provided within 5 years from the date of this subdivision approval, said subdivision approval shall expire and be void, and to the extent permitted by law, Lot 1 shall revert back to Mrs. Eleanor Foote or her successors in ownership of the property presently owned by Mrs. Foote shown as Lot 2 on said subdivision map. This restriction, in language approved by the attorney for the Town, shall be shown both on the final plat and in the recorded deeds for both Lots 1 and 2. d. A variance for lack of frontage on an approved public road shall be obtained for Lot 1 from the Board of Zoning Appeals prior to the granting of Final Subdivision Approval by the Planning Board. e. Detailed drainage and erosion and sediment control plans shall be prepared and provided to the Town of Ithaca Planning Board prior to any future subdivision approvals of either Lot 1 or 2, where additional lots are proposed. f . No building permit shall be issued for construction of any structure on Lot 1 until adequate public road access (as defined in subparagraph a. above) is provided to such lot. g. Preparation and submission of a final subdivision map which shows the proposed access to Snyder Hill Road across property in the Town of Dryden on the map. The showing of such access shall not be deemed the provision of "adequate public road access" for the purposes of further subdivision or obtaining a building permit as proscribed in this resolution, until such access has been constructed and conveyed as set forth above in subparagraph a. 3. The Town of Ithaca Planning Board may, upon application of the then owner or owners of Lot 1 or Lot 2, modify the conditions set forth above if adequate assurances, including, if appropriate, bonds or letters of credit, are provided to assure that public road access will be provided to Lot 1 upon terms acceptable to the Planning Board and the Town Board of the Town of Ithaca. SWEYOLAKAN FARMS JAMES L BAKER AND PHYWS P. BAKER 380 BOSTWICK ROAD- ITHACA, NEW YORK 14850 (607) 272 -1750 August 31, Town of Ithaca Planning Board 126 East Seneca St. Ithaca, NY 14850 Re: Baker Subdivision, 1994 Project No. 9312125 SEP - 1 1994 04ir l i F 14HACA �tANt21N11 . 7( ^'I JG. NGINHRING We hereby request that you waive the parkland requirement of Article IV, Section 21. Very truly yours, C. �, Digicomp's Background • Small Business involved in Government contracting • Have been in business for 20 years • Most of the current work is in software and computer system integration • Have done light electronic circuit card assembly work in the past. • Currently employ approximately 40 persons (21 in Ithaca, rest in Owego, Syracuse and Rome, NY areas). • Operating from 2 locations in Ithaca • 710 West Clinton Street (6200 sq. ft.) • Terrace Hill (2500 sq. ft.) • The move to 930 Danby Road will help us consolidate our operations. j)',jC1q ':16 q MI AklcQ Immediate by plan one is the 5 new bui.l.dings to approved renovate parking the e:istinq plan. use. 5t)(_)(_I sq. Tt. building and move a par-'t of our operations therein. Next we want to p(..(t an additional. bUJ.ldinq (appro:':imatel.y 1(}9 (:)O() sq. ft .) and consoI idate our operat ions. WE s.hal.l essentially keep the same foot prints as in I`cjva.rr' = plan. Delete by the deleted one of the 5 new bui.l.dings as opposed to approved additional. parking in Novarr's plan. use. Convert of the 5 Hera bl_.ril.dings in the approved plan to - stone, bUildiny_s. Sp=:kce left by the deleted b!_(il.ding wi.l.l. be used for owner occupied as opposed to Ncivarr' additional. parking if necessary. Sloping topogr-•aph.V will. be used to accomodate -tor /y. building with minimal impact. The site will be partly owner occupied as opposed to Ncivarr' which was entirely for retail use.