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HomeMy WebLinkAboutPB Minutes 1995-04-180 Ll • TOWN OF ITHACA PLANNING BOARD FILED TOWN OF ITHACA Date Clerk APRIL 18, 1995 The Town of Ithaca Planning Board met in regular session on Tuesday, April 18, 1995, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. PRESENT: Chairperson Stephen Smith, Candace Cornell, Eva Hoffmann, Robert Kenerson, Fred Wilcox, Gregory Bell, Jonathan Kanter (Town Planner) , JoAnn Cornish (Planner II) , Daniel Walker (Town Engineer) , Attorney Kent (Representative from Town Attorney John Barney's office). ALSO PRESENT: Elizabeth Walker, Carol W. Mullins, C & J Weisburd, Monty Berman, Deena Berke, Mary Webber, Aaron Pines, Sara Pines, Joan Bokaer, Kate Benjamin, James Eisenberg, Nancy Brown, Lora Watts, Karen Knudson, E L Powers, Judith J. Green, Sandy Wold, Jen Bokaer- Smith, Doug Wold - Shive, Erica Powers. Chairperson Smith declared the meeting duly opened at 7:34 p.m.. Chairperson Smith 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 to be heard. Chairperson Smith closed this segment of the meeting. AGENDA ITEM: CONTINUE CONSIDERATION OF PRELIMINARY SITE PLAN APPROVAL FOR THE PROPOSED DEVELOPMENT OF THE ECO VILLAGE COHOUSING COOPERATIVE, PROPOSED TO CONSIST OF 30 DWELLING UNITS IN 15 DUPLEXES, A COMMON HOUSE AND OTHER SITE IMPROVEMENTS, AND LOCATED OFF MECKLENBURG ROAD (ROUTE 79) JUST WEST OF WEST HAVEN ROAD, SPECIAL LAND USE DISTRICT (SLUD) . ECO VILLAGE AT ITHACA, INC. OWNER; FIRST RESIDENTS' GROUP, APPLICANT; HOUSE CRAFT BUILDERS, AGENTS. Chairperson Smith declared the above -noted matter duly opened at 7:36 p.m, and read aloud from the Planning Board Agenda. Chairperson Smith stated that the Board would continue consideration for Site Plan approval for the proposed Eco Village which was tabled at the Planning Board meeting held two weeks ago. Chairperson Smith stated that staff had prepared a proposed resolution, which was sent to the applicants and agents for review prior to this meeting. Chairperson Smith stated that the Board would consider the SEQR resolution immediately and then focus on the proposed resolution for preliminary site plan approval item by item to be sure everyone was clear on the conditions being set • 0 • qb Planning Board Minutes 2 April 18, 1995 forth by the Town. Chairperson Smith asked if anyone were prepared to offer a motion. MOTION by Candace Cornell, seconded by Eva Hoffmann: WHEREAS: 1. This action is the Consideration of Preliminary Site Plan Approval for the proposed development of the Eco Village Cohousing Cooperative, to be located on a portion of Tax Parcel 28 -1 -26.2 designated Parcel B on the Eco Village subdivision map given preliminary approval by this Board at its meeting on April 4, 1995, which parcel is to be conveyed to First Residents Group and which project is proposed to consist of 30 dwelling units in 15 duplexes, a Common House, ± 4,800 linear feet of roads and driveways, parking for 52 ± vehicles and other site improvements; Special Land Use District (SLUD) and Residence District R -30; Eco Village at Ithaca, Inc. Owner; First Residents Group, Applicant; House Craft Builders, Agent; and 2. This is a Type I Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval, and 3. The Town of Ithaca Planning Board, at a Public Hearing held on April 4, 1995, has reviewed and accepted as adequate the Long Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planing Staff, and as shown on the drawings prepared by House Craft Builders, in a bound package labeled ECO VILLAGE COHOUSING COOPERATIVE PRELIMINARY DESIGNS, prepared by House Craft Builders, Ithaca, New York, Jerold Weisburd, Architect, Claudia Weisburd, Planner, William Chamberlain, Landscape Consultant, dated September 12, 1994, and as shown in supplemental drawings prepared by same as shown in a bound package labeled ECO VILLAGE COHOUSING COOPERATIVE AMENDED DRAWINGS, date stamped February 7, 1995 and other application materials, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed action, as proposed, and 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, an Environmental Impact Statement will not be required. «;. • Planning Board Minutes 3 April 18, 1995 There being no further discussion, Chairperson Smith called for a vote. • E Aye - Smith, Cornell, Kenerson, Hoffmann, Wilcox. Nay - None. The MOTION was declared to be carried unanimously. Chairperson Smith asked that everyone refer to the proposed resolution so that it could be reviewed. Chairperson Smith read aloud from the proposed resolution for preliminary site plan approval: Item #1: "Submission to and approval by the appropriate Town authorities, all of the items required by the final site plan check list issued by the Town in conjunction with normal site plan approval including, without limitation, the items set forth on the copy of the final site plan check list attached to this resolution." Chairperson Smith asked if there were any questions or comments about Item #1. Board Member Eva Hoffmann asked why the check list was blank. Town Planner Jonathan Kanter responded that it was for reference of specifically what would be required before final approval could be considered. There being no further discussion of Item #1, Chairperson Smith read item #2. Item #2: "To the extent accordance with items referred Development memo been submitted t( of the items so not satisfied by the submission in paragraph 1, submission of all of the to in the Town of Ithaca Engineering dated April 3, 1995, a copy of which has D the Board at this meeting, and approval submitted by the Town Engineer." Jerold Weisburd of House Craft Builders, asked if the date on the memo was correct at April 3, 1995, Mr. Walker indicated that the date was correct, the memo was prepared on April 3, 1995, Mr. Weisburd asked if the Board had received the memo prepared by Mr. Walker at the meeting of April 4, 1995. Chairperson Smith responded, no. • Planning Board Minutes 4 April 18, 1995 Mr. Kanter stated that the Board received the memo with their packets for this meeting. Ms. Hoffmann stated that the information received for the April 4, 1995 meeting was sent out prior to the date of the memo. Chairperson Smith asked if Mr. Weisburd had any concerns or questions regarding Mr. Walker's memo. Mr. Weisburd responded that they had reviewed the memo at a meeting held with Town representatives on Friday, April 14, 1995. There being no further discussion of Item #2, Chairperson Smith read Item #31 Item #3: "Submission to and approval by the appropriate Town authorities of the exterior design, specifications, plans for the buildings and all other improvements to be constructed in the Special Land Use District as set forth in Section 3, Subsection J, paragraph 2." Chairperson Smith stated that the Public Hearing was closed at the April 4, 1995 meeting so if there were any comments by the • Board or staff members, those comments should be made now. Ms. Hoffmann stated that she had a comment regarding Mr. Walker's memo. Ms. Hoffmann stated that there has been constant confusion about whether the Board is talking about the entire project, out of which this land where the First Residents' Group is building, or just the 30 acre piece. they wish to build on. Ms. Hoffmann stated that Page 2, the last paragraph, says: "A preliminary drainage analysis has been provided for the fully developed project. This analysis included the use of the flood storage in the proposed pond to control runoff from the entire site." Ms. Hoffmann stated that she assumed that Mr. Walker means the whole parcel, including the subdivided parts A, B. and C. Ms. Hoffmann stated that before when issues directed at the entire parcel were brought up, it has been corrected that it is just the small 30 acre parcel that was being discussed. Ms. Hoffmann stated that the Board needed to be careful that everyone understands what is being discussed. Mr. Walker stated that the final plans that will be prepared will evaluate the need for the pond for the first phase. The stormwater management plan for the first phase will stand by itself and may not require all of the improvements needed for the eventual full buildout, but that will be evaluated as part of the plan. Ms. Hoffmann stated that it was confusing because the Board gets information that applies to the entire area, and information that applies to only the 30 acre parcel. Or- Planning Board Minutes 5 April 18, 1995 Mr. Walker stated that was not what he was trying to say. Mr. Walker stated that they may want to build the pond as part of the first phase. Mr. Walker stated that he wanted to be sure that the applicants knew that if the pond is approved and is required to be built as part of the first phase, then it would have to be built. If the pond is an optional item that they would like to see during the first phase, and there are financial problems while trying to accomplish that, Mr Walker stated that he would like the Group to have the latitude to postpone the construction of the pond until the future. Ms. Cornell Board Member Candace Cornell asked if there was a way to specify exactly what Mr. Walker just said about looking for a plan specifically for this phase that does not include the pond. Mr. Walker stated that was not what he was trying to say. Mr. Walker stated that they may want to build the pond as part of the first phase. Mr. Walker stated that he wanted to be sure that the applicants knew that if the pond is approved and is required to be built as part of the first phase, then it would have to be built. If the pond is an optional item that they would like to see during the first phase, and there are financial problems while trying to accomplish that, Mr Walker stated that he would like the Group to have the latitude to postpone the construction of the pond until the future. Ms. Cornell stated that stated that Mr. Walker would like a plan that does not necessarily include the pond. Mr. Walker responded, right, or other options for stormwater management. Ms. Cornell stated that the resolution needs to specify that the pond is optional. Planner II, JoAnn Cornish, stated that the resolution states that the pond is optional, and not a requirement if not needed for stormwater management. There being no further discussion of Item #2, Chairperson Smith read Item #31 Item #3: "Submission to and approval by the appropriate Town authorities of the exterior design, specifications, plans for the buildings and all other improvements to be constructed in the Special Land Use District as set forth in Section 3, Subsection J, paragraph 2." Ms. Hoffmann stated that she would like to make this item more clear that this is Section 3, Subsection J, paragraph 2 of the Special Land Use District, as it reads in Item #41 Item #3 was changed to read: "Submission to and approval by the appropriate Town authorities of the exterior design, specifications, plans for the buildings and all other improvements to be constructed in the Special Land Use District, as set forth in Section 3, Subsection J, paragraph 2 of the Local Law establishing the Special Land Use District." • 0 L.J I Planning Board Minutes 6 April 18, 1995 Mr. Weisburd stated that he had submitted two booklets of drawings for the proposed Eco Village project, which shows a lot of detail of what the architecture is, so it is not clear to him what further information the Board wants. Mr. Weisburd stated that a full set of working drawings would be about 250 pages times 25 copies which would be about 8,000 sheets of paper. Mr Weisburd stated that he did not know if the Board really wanted that. Chairperson Smith stated that he did not feel that the Board was asking for that many copies. Mr. Weisburd stated that they were asking for clarification of what was being asked for by Item #3 in addition to the two booklets that were already submitted. Mr. Kanter stated that he would be interested in seeing the final specific footprint location of the buildings after any minor adjustments were made due to engineering details, etc. Mr. Kanter stated that building elevations would be helpful as well. Mr. Kanter stated that drawings showing more topographically how the building sections relate to the actual site and other elements on that site would be very helpful. Mr. Kanter stated that the details of those could be discussed when the project gets closer to that stage. Mr. Kanter stated that he did not feel that it would be anything substantially more complicated than what has already been submitted. Mr. Walker stated that the subsection being referred to in Item #3 is talking about the exterior of the buildings not the entire architectural design. Mr. Walker stated that the elevations and the lighting plan and the impact on the environment by them is what is being requested. Mr. Weisburd stated that the drawings previously submitted have finished elevations that are exact dimensions with what is there. Mr. Walker stated that if the drawings already submitted are going to be the final drawings, then submit them as final. If there is going to be changes to them, make the changes to them, then simply submit the changes. There being no further discussion of Item #3, Chairperson Smith read Item #4. Item #4: "Submission to and approval by the Town Board upon advice of the Attorney for the Town of copies of any cooperative proprietary leases, other agreements among owners and similar documents as set forth in Section 3, Subsection K, paragraph 1(c) of the Local Law establishing the Special Land Use District." ho • Planning Board Minutes 7 April 18, 1995 Claudia Weisburd asked how they would get on the Town Board agenda with those documents, because they would be ready in approximately two weeks. Board Member Fred Wilcox stated that the SLUD says that the approval of the proprietary leases would be by'the Planning Board and the resolution says that the approval would be by the Town Board. Mr. Wilcox asked which was correct. Attorney Kent (Representative from Town Attorney John Barney's office), addressed the Board and stated that he did not see a reason for this to be a Town Board issue. Attorney Kent stated that it was probably intended to read "Town Planning Board ". Mr. Walker suggested that Barney at least 60 days ahead approval at. Mr. Kanter suggested that Town Attorney and the Planning the process. the leases be of the meeting the applicants Department sirs provided to Attorney you wish to receive submit copies to the tultaneously to speed Mr. Walker suggested that both copies be submitted through the Planning Department so that the date submitted to Attorney Barney could be tracked by staff. There being no further discussion of Item #4, Chairperson Smith read Item #5. Item #5: "Site Plan should indicate that pond is optional and not a required improvement for phase I if it is not needed for storm water management. Said pond size and location to be as approved by the Town Engineer after submission to the Town Engineer of adequate information to appropriately evaluate the storm water management system and the effectiveness of the pond in connection with same." Ms. Cornell stated that she wanted this item clarified to state that two plans are wanted; one with the pond and one that does not include the pond. Mr. Walker stated that a complete storm water management plan for this phase will adequately show whether or not that pond is actually needed, or what amount of that pond would be needed. Mr. Walker stated that they may not even need retention for the first phase. Mr. Walker stated that he was comfortable that he would get the information needed with the language in the resolution. • • Planning Board Minutes 8 April 18, 1995 Chairperson Smith asked if Item #5 should include the materials that would be used for construction of the pond in addition to the size and location of the proposed pond. Mr. Walker suggested that Item #5 be revised to read as follows: "Site Plan should indicate that pond is optional and not a required improvement for Phase I if it is not needed for storm water management. Said pond design, including but not limited to size, location and construction materials, to be as approved by the Town Engineer after submission to the Town Engineer of adequate information to appropriately evaluate the storm water management system and the effectiveness of the pond in connection with same." The Board concurred with the change suggested by Mr. Walker. There being no further discussion of Item #5, Chairperson Smith read Item #61 Item #6: "Submission of the precise dimensions of each unit to be constructed of the thirty units and their location on the site, Mr. Weisburd asked Mr. Walker if it would be adequate if they supplied the Board with coordinate data on the GPS for those houses. Mr. Walker stated that if there was a coordinate point for each corner for referencing. Mr. Walker stated that he thought that Attorney Barney was looking for descriptions of lease holds, and asked if those coordinates would be used in the descriptions of the lease holds for the individuals. Ms. Weisburd responded that the leases were being done by lease number, but the data would be on the final map. Mr. Walker stated that the main purpose was to insure that there is adequate description of the property that people are going to be utilizing and paying for. There being no further discussion of Item #6, Chairperson Smith read Item #71 Item #7: "Modification of the preliminary site plan to show a turnaround at the end of the access road in size and location in conformity with the requirements of the Town • of Ithaca and Ithaca Fire Department and fire access regulations and requirements, all to be reasonably satisfactory to the Town Engineer." w • Planning Board Minutes 9 April 18, 1995 Board Member Eva Hoffmann suggested removing the word "reasonably" from the item, because it sounded as though all of those things would be specific if they were done in conformity with the requirements. The Board concurred with Ms. Hoffmann' s suggestion and Item #7 was changed to read without the word "reasonably ". There being no further discussion of Item #7, Chairperson Smith read Item ##81 Item #8: "Submission to and approval by the Town Planner of a planting schedule showing proposed plantings, time of installation of same, number of plants to be installed, size of plants to be installed, and such other information as the Town Planner may reasonably require to evaluate the proposed landscaping plans." Ms. Cornell asked if this was referring to plants around the houses and the buildings on the site. Mr. Kanter stated that he was looking for a general description of the general locations and functions of the • landscaping. Mr. Kanter stated that he was interested in the phasing plan of approximately when they might be planted and what the process might be for the Residents' Group to participate and complete the landscape planting process of the SLUD area. Mr. Wilcox asked if Mr. Kanter was interested in the number of plantings as stated in Item #8. Mr. Kanter responded that he was not interested in the exact number or exact species of plants. Mr. Kanter stated that the wording could be changed to reflect that if the Board wished to. Mr. Kanter stated that an approximate number of plants desired would be very helpful. Mr. Weisburd asked what the reaction was to the landscaping proposal that was submitted in the packet of information submitted on February 6, 1995, Mr. Kanter stated he remembered reviewing the plan and that conceptually, the proposal looked fine. Mr. Weisburd stated that buffering is not needed because the project is not near a road. Mr. Weisburd stated that the Residents' Group would rather do their own plantings. Mr. Weisburd stated that they wanted to leave the site stabilized, whether it be • hydromulched or seeded so that there would be an erosion free system. Mr Weisburd stated that the plantings would then be done by the residents once they live there. Mr. Weisburd stated that V M • Planning Board Minutes 10 April 18, 1995 the plantings would not effect the Town because no one could see it. Mr. Kanter stated that he would like to see a plan that would show what is proposed in the publicly accessible areas, such as the entrance road, common areas and parking areas. Mr. Kanter stated that a basic format of how that would develop and the function of those plants proposed. Nancy Brown of the First Residents' Group addressed the Board and stated that she felt invaded by the need for the Town to know what plants would be planted give the residents the freedom when. Ms. Brown asked that the to make the choice of when and Town what to plant to make the project the Town trust the members look of beautiful. Ms. the Residents' Brown asked Group to do that the plantings because they would do their best. Mr. Kanter stated that the purpose is not to control the specifics, but was concerned with the appearance of the publicly accessible areas. Erica Powers addressed the Board and stated that the Town and the Residents' Group were having a discussion on the issue on two . different planes and perhaps the Eco Village people would be reassured if they knew why the need for being a stickler was there. If that could be explained to them the value of whatever exceptions are made for them would need to be made for every other developer, which may make the group feel less intruded upon. • Mr. Weisburd asked if the Group could get Certificates of Occupancy without the plantings, and stated that was a crucial issue. Mr. Kanter responded that his plantings be in, but that the plan and of the final site plan. The Planting the Certificates of Occupancy being J planting would not be completed unti there, intention is not that the phasing be approved as part plan would not be linked to slued because a lot of the 1 the residents are living There was continued discussion regarding the plantings and it was agreed that a descriptive statement of the intended plan for plantings and a general drawing of the approximate location of plants being considered for the area, and approximately when and what would be placed on the project site. �� A • Planning Board Minutes 11 April 18, 1995 Item #8 was changed to read as follows: "Submission to and approval by the Town Planner of a generalized planting plan showing proposed plantings, time of installation of same, approximate number and size of plants to be installed, and such other information as the Town Planner may reasonably require to evaluate the proposed landscaping plans." There being no further discussion of Item #8, Chairperson Smith read Item #91 Item #9: "Submission to the Town Planner and attorney for the Town of a copy of any offering plan submitted to the Attorney General's Office of the State of New York." There were no comments regarding Item #9, Chairperson Smith read Item #10. Item #10: "Modification of the site plan to show installation of a chain barring access across the emergency access road at a location to be approved by the Town Engineer and the Chief of the Ithaca Fire Department, such chain to be removable with a key to be supplied to the City of Ithaca Fire Department or other emergency vehicles but otherwise to be maintained at all times to prevent access by other than emergency vehicles across the emergency access road." Ms. Cornell asked if the barrier would be a key box. Mr. Walker stated that it would be a chain with a lock on it. Mr. Walker stated that the Fire Department would probably use a pair of bolt cutters instead of trying to locate a key in an emergency. There were no further comments regarding Item #10, Chairperson Smith read Item #11. Item #11: "Submission to and approval by the Town Engineer, the Town Planner, the Attorney for the Town, and the Planning Board of such other documentation, cross - sections, elevations, maps, certifications, engineering materials, drainage materials and other information reasonably requested by any of said entities or individuals prior to the granting of final site plan approval." There were no comments regarding Item #11. Chairperson Smith read the portion of the proposed resolution entitled, "BE IT FURTHER RESOLVED" to those present, and asked if there was any comments or questions. ;:; 0 Planning Board Minutes BE IT FURTHER RESOLVED: 12 April 18, 1995 That the Planning Board finds that a reduction in the required number of parking spaces will not adversely affect traffic flow on the proposed site, will leave adequate parking for all of the reasonably anticipated uses or occupancies on the site, and will not otherwise adversely affect the general welfare of the community and accordingly such Board hereby authorizes the minimum number of parking spaces to be reduced by 251 thereby requiring there be shown 52 parking spaces. The reduction permitted by this resolution is subject to the following conditions: (a) The conditions permitting increasing the required number of parking spaces set forth in the Zoning Ordinance provisions relating to business district parking area reductions. (b) There be left adequate sl parking lots for increasing the the minimum normally required in finds such increase is necessary from the number of parking resolution. )ace in the vicinity of the number of parking spaces to the event the Planning Board after experience is obtained spaces authorized by this There were no comments regarding this portion of the resolution. Chairperson Smith asked if there were any further comments regarding the proposed resolution for site plan approval for the proposed Eco Village project. Town Planner Jonathan Kanter stated that he had reviewed the Special Land Use District, which was very specific about the completion of roads, utilities, etc, and he had not found anything else that had not been covered in either the subdivision resolution or the site plan resolution. There being no further discussion, Chairperson Smith asked if anyone were prepared to offer a motion. MOTION by Candace Cornell, seconded by Gregory Bell: WHEREAS: 1. This action is the Consideration of Preliminary Site Plan Approval for the proposed development of the Eco Village Cohousing Cooperative, to be located on a portion of Tax Parcel 28 -1 -26.2 designated Parcel B on the Eco Village subdivision map given preliminary approval by this Board at its meeting on April 4, 1995, which parcel is to be conveyed to First Residents Group and which project is proposed to consist of 30 dwelling units in 15 duplexes, a Common House, + 4,800 linear feet of roads and driveways, parking for 52 ± vehicles and other site improvements; Special Land Use y• • Planning Board Minutes 13 April 18, 1995 District (SLUD) and Residence District R -30; Eco Village at Ithaca, Inc. Owner; First Residents Group, Applicant; House Craft Builders, Agent, and 2. This is a Type I Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval, and 3. The Town of Ithaca Planning Board, at a Public Hearing held on April 4, 1995, has reviewed and accepted as adequate the Long Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planing Staff, and as shown on the drawings prepared by House Craft Builders, in a bound package labeled ECO VILLAGE COHOUSING COOPERATIVE PRELIMINARY DESIGNS, prepared by House Craft Builders, Ithaca, New York, Jerold Weisburd, Architect, Claudia Weisburd, Planner, William Chamberlain, Landscape Consultant, dated September 12, 1994, and as shown in supplemental drawings prepared by same as shown in a bound package labeled ECO VILLAGE COHOUSING COOPERATIVE AMENDED DRAWINGS, date stamped February 7, 1995 and other application materials, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed action, as proposed, and 5. The Town of Ithaca Planning Board, at a public meeting on April 18, 1995, has made a negative determination of environmental significance with respect to the proposed action, as proposed, NOW THEREFORE, BE That the Town of site plan approva above subject to otherwise noted concurrently with IT RESOLVED: Ithaca Planning Board hereby grants preliminary .1 to the site plans referred to in paragraph 3 the following conditions, all of which, unless below, are to be accomplished prior to or final site plan approval: 1. Submission to and approval by the appropriate Town authorities, of all of the items required by the final site plan check list issued by the Town in conjunction with normal site plan approval including, without limitation, the items set forth on the copy of the final site plan check list attached to this resolution. 2. To the extent not satisfied by the submission in accordance with paragraph 1, submission of all of the items referred to in the Town of Ithaca Engineering Development Review memo • dated April 3, 1995, a copy of which has been submitted to the Board at this meeting, and approval of the items so submitted by the Town Engineer. • Planning Board Minutes WJA April 18, 1995 3. Submission to and approval by the appropriate Town authorities of the exterior design, specifications, plans for the buildings and all other improvements to be constructed in the Special Land Use District, as set forth in Section 3, Subsection J, paragraph 2 of the local law establishing the Special Land Use District. 4. Submission to and approval by the Town Planning Board upon advice of the Attorney for the Town of copies of any cooperative proprietary leases, other agreements among owners and similar documents as set forth in Section 3, Subsection K, paragraph 1(c) of the local law establishing the Special Land Use District, 5, Site Plan should indicate that pond is optional and not a required improvement for Phase I if it is not needed for storm water management. Said pond design, including but not limited to size, location and construction materials, to be as approved by the Town Engineer after submission to the Town Engineer of adequate information to appropriately evaluate the storm water management system and the effectiveness of the pond in connection with same. 6. Submission of the precise dimensions of each unit to be constructed of the thirty units and their location on the site. 7. Modification of the preliminary site plan to show a turnaround at the end of the access road in size and location in conformity with the requirements of the Town of Ithaca and Ithaca Fire Department and fire access regulations and requirements, all to be satisfactory to the Town Engineer, 8. Submission to and approval by the Town Planner of a generalized planting plan showing proposed plantings, time of installation of same, approximate number and size of plants to be installed, and such other information as the Town Planner may reasonably require to evaluate the proposed landscaping plans. 9. Submission to the Town Planner and attorney for the Town of a copy of any offering plan submitted to the Attorney General's Office of the State of New York. Planning Board Minutes 15 April 18, 1995 10. Modification of the site plan to show installation of a chain barring access across the emergency access road at a location to be approved by the Town Engineer and the Chief of the Ithaca Fire Department, such chain to be removable with a key to be supplied to the City of Ithaca Fire Department or other emergency vehicles but otherwise to be maintained at all times to prevent access by other than emergency vehicles across the emergency access road. 11. Submission to and approval by the Town Engineer, the Town Planner, the Attorney for the Town, and the Planning Board of such other documentation, cross - sections, elevations, maps, certifications, engineering materials, drainage materials and other information reasonably requested by any of said entities or individuals prior to the granting of final site plan approval. BE IT FURTHER RESOLVED: That the Planning Board finds that a reduction in the required number of parking spaces will not adversely affect traffic flow on the proposed site, will leave adequate parking for all of the reasonably anticipated uses or occupancies on the site, and will not otherwise adversely affect the general welfare of the community and accordingly such Board hereby authorizes the minimum number of parking spaces to be reduced by 25o thereby requiring there be shown 52 parking spaces. The reduction permitted by this resolution is subject to the following conditions: (a) The conditions permitting of parking spaces set forth in relating to business district increasing the required number the Zoning Ordinance provisions parking area reductions. (b) There be left adequate sl parking lots for increasing the the minimum normally required in finds such increase is necessary from the number of parking resolution. BE IT FURTHER RESOLVED: )ace in the vicinity of the number of parking spaces to the event the Planning Board after experience is obtained spaces authorized by this That the granting of this preliminary site plan approval does not authorize the commencement of any construction of any units or I mprovements until a final site plan with all accompanying required documentation is submitted to and approved by the Planning Board. There being no further discussion, Chairperson Smith called for a vote. .,w ., • • Planning Board Minutes 16 April 18, 1995 Aye - Smith, Cornell, Hoffmann, Kenerson, Wilcox, Bell. Nay - None. The MOTION was declared to be carried unanimously. Mr. Kanter stated that the approval could come before the simultaneously or with the request which is up to the applicants. request for final subdivision Board either on its own or for final site plan approval, Mr. Walker stated that the applicants needed to submit all of the documents submitted to the Town prior to coming in for final approvals. Chairperson Smith declared the matter of preliminary site plan approval for the proposed Eco Village Cohousing Cooperative duly closed at 8:48 p.m. AGENDA ITEM: DEFINING BUILDABLE LAND IN SUBDIVISIONS - PLANNING BOARD DISCUSSION. Town Planner Jonathan Kanter stated that it was premature to place this item on the agenda at this point. Mr. Kanter stated • that the idea behind this discussion was to help determine how many lots or units would be appropriate and where on the site would be most appropriate to locate units on proposed subdivisions. Mr. Kanter stated that there would probably be on -going discussions about this over the next few meetings of the Planning Committee, but it is not ready for Planning Board review. Mr. Kanter stated that the Planning Committee is considering the use of formulas to determine levels of density in terms of lot count compared to what is currently being used to determine density. Mr Kanter stated that one problem with using formulas is that the formulas are too rigid and would not look at specific site features and do not tell you how to handle site features. This will be further discussed at the Planning Committee. • AGENDA ITEM: APPROVAL OF MINUTES - MARCH 21, 1995. MOTION by Robert Kenerson, seconded by Eva Hoffmann: RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of March 21, 1995, be and hereby are approved with the following corrections: That, on Page 22, Paragraph 4, which read: "Ms. Hoffmann stated that the increased traffic on Route 96." 1b • • Planning Board Minutes 17 April 18, 1995 BE CHANGED TO READ: "Ms. Hoffmann stated that even though there had not been a problem with traffic in and out of this property when Dr. Goodfriend used it, the increased traffic on Route 96 was of concern now." There being no further discussion, the Chair called for a vote. Aye - Smith, Cornell, Hoffmann, Kenerson, Wilcox, Bell. Nay - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: APPROVAL OF MINUTES - APRIL 4, 1995. There was no action on the Minutes of April 4, 1995, because the Board did not have sufficient time to review the draft provided to them. The Minutes will be addressed at the May 2, 1995 Planning Board Meeting. t AGENDA ITEM: OTHER BUSINESS. There being no other business for the Board to discuss at this time, Chairperson Smith closed this segment of the meeting. ADJOURNMENT Upon MOTION, Chairperson Smith declared the April 18, 1995 Meeting of the Town of Ithaca Planning Board duly adjourned at 9:08 p.m. 4/19/95. ;0t:4arr I ctfull submitted, Ha s� Y Recording Secretary, Town of Ithaca Planning Board.