HomeMy WebLinkAboutPB Minutes 1996-04-16•
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TOWN OF ITHACA PLANNING BOARD
APRIL 16, 1996
FILED
TOWN OF TH CA
Date
Clerk
The Town of Ithaca Planning Board met in regular session on Tuesday,
April 16, 1996, in Town Hall, 126 East Seneca Street, Ithaca, New York at
7:30 p.m.
PRESENT: Chairperson Candace Cornell, Eva Hoffmann, Herbert Finch, Robert
Kenerson, Fred Wilcox, Gregory Bell, Jonathan Kanter (Director
of Planning), JoAnn Cornish (Planner), Daniel Walker (Director
of Engineering), George Frantz (Assistant Town Planner), John
Barney (Attorney for the Town).
ALSO PRESENT: John
Yntema,
Rob
McCabe, George Blanchard, Shirley Egan,
Tessa
Flores,
Department of
State,
Ira
Goldstein,
APPROVAL FOR THE PROPOSED SUBDIVISION OF TOWN
OF ITHACA TAX
John
NO. 43- 1 -1.1, 43- 1 -2.2, AND 43 -1 -6, 30.5 +/- ACRES
16.30 + / -, 13074 + / -, AND 0046 +/- ACRES IN SIZE
ON THE EAST SIDE OF DANBY ROAD APPROXIMATELY 920 FEET
IN SIZE, INTO
RESPECTIVELY,
NORTH OF ITS
Novarr.
THE PROPERTY KNOWN AS
Chairperson Cornell declared the meeting duly opened at 7:37 p.m. and
accepted, for the record, the Secretary's Affidavit of Posting and
Publication of the Notice of Public Hearings in Town Hall and the Ithaca
Journal on April 8, 1996, and April 10, 1996, respectively, together with
the Secretary's Affidavit of Service by Mail of said Notice upon the
various neighbors of each of the properties under discussion, as
appropriate, upon the Clerks of the Town of Ithaca and the City of Ithaca,
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 April 12, 1996. (Affidavit of Posting and
Publication is hereto attached as Exhibit 41).
Chairperson Cornell read the
assembled, as required by the New York
of Fire Prevention and Control.
AGENDA ITEM: PERSONS TO BE HEARD
Fire
Exit Regulations
to
those
CONTINUATION OF
State
Department of
State,
Office
SUBDIVISION
There were no persons present to be heard. Chairperson Cornell
closed that segment of the meeting.
PUBLIC
Cornell
read aloud
HEARING:
CONTINUATION OF
CONSIDERATION OF PRELIMINARY AND FINAL
as noted
above.
SUBDIVISION
APPROVAL FOR THE PROPOSED SUBDIVISION OF TOWN
OF ITHACA TAX
PARCELS
3 LOTS,
LOCATED
NO. 43- 1 -1.1, 43- 1 -2.2, AND 43 -1 -6, 30.5 +/- ACRES
16.30 + / -, 13074 + / -, AND 0046 +/- ACRES IN SIZE
ON THE EAST SIDE OF DANBY ROAD APPROXIMATELY 920 FEET
IN SIZE, INTO
RESPECTIVELY,
NORTH OF ITS
INTERSECTION WITH EAST KING ROAD, ON
THE PROPERTY KNOWN AS
COLLEGE CIRCLE
APARTMENTS, MR MULTIPLE RESIDENCE
OWNER; JOHN NOVARR, AGENT.
DISTRICT. JMS ITHACA
REALTY, INC.,
Chairperson
Cornell
read aloud
from
posted and published
and
as noted
above.
the Notice.of Public Hearings as
PLANNING BOARD MINUTES 2 APRIL 16, 1996
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APPROVED 5/7/96
John Novarr stated that he has had meetings with the Director of
Planning, Director of Engineering, and the staff, and stated he has redone
his paperwork to meet the expectations of the Planning staff. Mr. Novarr
stated that he has submitted new paperwork for the Attorney for the Town,
John Barney, to review regarding the legal write up of this proposal. Mr.
Novarr stated that he is trying to go through a subdivision that will
separate the back half of the property from the front half of the
property, to separate the mortgage so it is not an impediment on doing the
remainder of the development at a later date.
Director of Planning Jonathan Kanter stated that all of the easement
areas that the Board discussed, in terms of interconnection between the
front parcel and the back parcel were shown on the raised plat Mr. Novarr
had submitted. Mr. Kanter stated the easements dealing with access,
utility lines, and drainage lines in particular for the physical easements
have been shown. Mr. Kanter stated that the easement language wording for
open space areas for common use and maintenance purposes had also been
submitted.
Chairperson Cornell asked if there were any comments from the public.
iJohn Yntema of 993 Danby Road, stated that he had no objections to
the construction that would be going on at College Circle Apartments, but
this proposal looks like it might double the population in this area. Mr.
Yntema stated he wanted to mention to the Planning Board that there is
already an existing traffic problem on Danby Road and East King Road, and
that there had been two serious accidents at that cross road recently.
Mr. Yntema stated there is a speed limit off from Ithaca College north of
40 MPH and Ithaca College south of 50 MPH. Mr. Yntema stated that the
Town Board and Planning Board had before them recently a number of zoning
changes, subdivisions, and site plan approvals, most of which have been
approved or being approved, but this increases the population along Danby
Road and East King Road considerably. Mr. Yntema stated that he does not
know what the Planning Board could do about this, but that it maybe an
issue for the Department of Transportation. Mr. Yntema stated there has
been an increase of traffic since College Circle Apartments and other
developments in the area, and the Planning Board should consider these
things and how they relate to traffic and safety there.
Chairperson Cornell asked if anyone knows why there are two different
speed limits.
Board Member Fred Wilcox stated that it might be because it is two
lanes heading south and one lane heading north.
• Director of Planning Kanter stated that there are certain parts of
the State Highways where as you get into the fringe of the urban area they
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PLANNING BOARD MINUTES 3
APPROVED 5/7/96
APRIL 16, 1996
will reduce it from 55 MPH to 45 -50 MPH, and then as you get closer to the
center it will then be reduced more.
Chairperson Cornell asked what recourse the Town had in terms of
changing the speed limit in that area.
Director of Planning Kanter stated that the residents'in the area who
are concerned could send petitions to the Town Board to request reduction
of speed limits, and the Town Board will forward the petition to the State
Department of Transportation. Mr. Kanter stated that he thought there
might be reason for the Town Board to consider doing something on their
own, and this could be one of those cases.
Assistant Town Planner George Frantz stated that the Town Board has
in the last 3 to 5 years requested, formally, that the State Department of
Transportation reduce the speed limit on Danby Road, and the request was
rejected by the Department of Transportation.
Board Member Wilcox stated
that
now there had been two
major
accidents at the intersection with
King
Road, and the
possibility of
the
Buttermilk Valley development. Mr.
not increase the development since
Wilcox stated that
it has already been
this proposal
approved, but
does
there
could be significant development in
that
area. Mr..Wilcox
state that
the
Town Board should petition the State again, given the recent occurrences.
Assistant Town Planner Frantz stated that the traffic generated by
College Circle Apartments, both the first and second phase was evaluated
on the impacts on Danby Road. Mr. Frantz stated that the evaluation was
made when the project was given it's approval.
Chairperson Cornell asked if the Planning Board should discuss a
proposed resolution to ask the Town Board if they would re- petition the
State again.
The Planning Board was in agreement with Chairperson Cornell.
Mr. Novarr stated he does not agree with some of the statements being
made about the traffic. Mr. Novarr stated he has tried to do different
things recognizing the dangerous travel times which are Thursday, Friday,
and Saturday. Mr. Novarr stated that he runs a free bus service downtown
and back on those days. Mr. Novarr stated that he had talked to the City
of Ithaca a number of times about getting City bus service to go up beyond
the main entrance to Ithaca College, and had no success. Mr. Novarr
stated that he would like to see the Board push the City a little to get
more bus service out in that direction. Mr. Novarr stated that the bus
service would cut back on the private vehicles that get used. Mr. Novarr
stated that most of the students walk across the playing fields to get to
PLANNING BOARD MINUTES 4 APRIL 16, 1996
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APPROVED 5/7/96
campus, but if there was some bus service it might alleviate some of that.
Chairperson Cornell stated that since increasing opportunities for
public transportation is part of the goals of the Comprehensive Plan, and
the Board will discuss that in other business later in the meeting.
Board
Member Gregory
Bell
asked
Mr.
Novarr if
there were any
sidewalks
that connect from
the
back of
this
development
to campus.
Mr. Novarr stated that he put a little path in from his property to
the college, but beyond that property line there is nothing he could do,
but there is a roadway around the playing field. Mr. Novarr stated that
there is a way of walking all the way through without being in the weeds.
Mr. Novarr states that this is a gravel path that students can use. Mr.
Novarr stated that Ithaca College had asked him to remove the bridge he
had built because they did not want the path to be perceived as a public
pathway because if they accepted this they could become responsible for
any incidents that happened on these paths. Mr. Novarr thought that there
may be some building plans by Ithaca College for the playing fields.
Mr. Novarr stated that at one time he tried to work out putting the
• roadways together with Ithaca College.
Attorney for the Town John Barney stated that in the initial
presentation he thought Mr. Novarr had promised bus service from College
Circle to the Campus.
Mr. Novarr stated that he tried running his own bus and did not get
enough kids to make it sensible to run up there.
Assistant Town Planner Frantz stated that when Ithaca College, during
Site Plan Review of the College Circle development, was approached by the
Town Planning Staff about the idea of sidewalk connection from College
Circle to Ithaca College Campus, they were quite explicit in the rejection
of the idea, even though they knew Mr. Novarr was going to build it, they
still rejected the plan because of the liability and maintenance.
Mr. Novarr stated he even agreed to light the walkway, but they still
rejected the plan.
Mr.
Yntema stated, if
the Planning Board
was going
to
consider the
plan with
the Department of
Transportation in other
business
later in the
meeting.
Mr. Yntema stated
there is a flashing
light at
the
intersection
of Danby
Road and King Road,
and both accidents
happened
right
after the
installation
of the flashing
light. Mr. Yntema
stated that
Ithaca
College
added
a number of sodium
lights on the west
edges of
the
soccer field
•had
which lights the pathway.
. PLANNING BOARD MINUTES 5 APRIL 16, 1996
APPROVED 5/7/96
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'Director of Planning Kanter
stated that
a resolution regarding
the
speed limits could include a
suggestion
for the Department
of
Transportation to check the traffic
volume and
see whether a full traffic
comments from the
signal would be necessary at this
point.
Cornell closed the
a motion.
Public Hearing, and
Chairperson Cornell asked Attorney
Barney
if he had any concerns
with
this project.
Attorney Barney stated
that
he has been over
the covenants and
easements, and had some
approval by him before
suggestions,
Chairperson's
and the resolution
signature on the
authorizes a final
plat.
Chairperson Cornell
asked if
there are any more
comments from the
public. No one spoke.
asked if anyone would like
Chairperson
to make
Cornell closed the
a motion.
Public Hearing, and
MOTION by Herbert Finch, seconded by Robert Kenerson:
NOW, THEREFORE, BE IT RESOLVED:
16 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-
determination 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, and
2. That the Planning Board hereby grants Preliminary and Final
Subdivision Approval for the proposed subdivision of Town of Ithaca
Tax Parcels No. 43- 1 -1.1, 43- 1 -2.2, and 43 -1 -6, 30.5 +/- acres in
size, into 3 lots, 16.3 + / -, 13074 + / -, and 0.46 +/- acres in size
respectively, located on the east side of Danby Road approximately
920 ft. north of its intersection with East King Road, on the
property known as College Circle Apartments, as shown on the plat
entitled "Survey Map Showing Lands of JMS Ithaca Realty, Inc.,
Located on New York State Route 96B - Danby Road, Town of Ithaca,
Tompkins County, New York" prepared by Allen T. Fulkerson, L.S.,
dated November 21, 1995 and revised April 3, 1996, and other
application materials, subject to the following conditions:
a. consolidation of "Parcel B" and "Parcel C" into one (1) parcel,
totaling approximately 14.2 acres in area, within six months of
the filing of the plat in the office of the County Clerk, and
submission of proof of said consolidation to the Town Planner;
• PLANNING BOARD MINUTES 6 APRIL 16, 1996
APPROVED 5/7/96
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bo approval by the Town Attorney of any easements deemed necessary
to ensure ingress and egress from NYS Rte. 96B /Danby Rd. to
"Parcel B" over the existing driveways and parking lots on
"Parcel A ", and the right of any future owner of "Parcel B" to
connect to existing utility lines and drainage systems presently
installed on "Parcel A ", including the storm water retention
pond, and further, for the purpose of ensuring adequate open
space for residents of the proposed "Parcel A ", an easement or
other instrument guaranteeing access to that portion of "Parcel
B" located between the chord shown as N 39d 51" W 353.3 ft. / S
39d 51" E 353.3 ft. and the Arc = 495.9 ft., prior to signing of
the plat by the Planning Board Chairperson;
co that the limitations on use of those areas designated as
"conservation areas" on the proposed plat and which were
incorporated in the site plan approvals for the College Circle
Apartments project dated November 15, 1988, and December 5, 1989
continue in force;
do that any future development on combined Parcels B and C be in
accordance with the site plan for which Final Approvals were
granted on November 15, 1988 and December 5, 1989;
e. the provisions of the Maintenance Agreement between JMS Ithaca
Realty, Inc. and the Town of Ithaca dated November 15, 1989 and
recorded at Page 624 of Miscellaneous Agreements Book 34
continue to be in force should ownership of "Parcel B" be
transferred;
fe submission
original or
for signature by the
mylar copy and four
Planning Board Chairperson of an
(4) paper copied of the approved
plat prior
to filing with the
Tompkins
County Clerk's office.
There being no further discussion, Chairperson Cornell called for a
vote.
AYE - Cornell, Hoffmann, Finch, Kenerson, Wilcox, Bell.
NAY - None.
The MOTION was declared to be carried unanimously.
(NOTE: Adopted resolution is attached hereto as exhibit #2.)
There being no further discussion, Chairperson Cornell declared the
•matter of the College Circle Apartment subdivision at 1033 Danby Road duly
closed at 8:10 p.m.
PLANNING BOARD MINUTES 7 APRIL 16, 1996
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APPROVED 5/7/96
PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN
APPROVAL FOR THE EXPANSION OF CHILLED WATER PLANT III TO CONSIST OF A NEW
BUILDING ADDITION, APPROXIMATELY 30 FEET X 55 FEET, TO HOUSE A NEW
REFRIGERATION UNIT. TWO NEW COOLING TOWERS WILL BE APPROXIMATELY 57 +/-
FEET IN HEIGHT FROM THE LOWEST GROUND LEVEL, AND WILL REQUIRE A HEIGHT
VARIANCE FROM THE TOWN OF ITHACA ZONING BOARD OF APPEALS. THE SITE IS
LOCATED ON DRYDEN ROAD (RTE. 366) JUST WEST OF THE INTERSECTION WITH JUDD
FALLS ROAD ON TOWN OF ITHACA TAX PARCEL NO. 63- 1 -8.2, LI LIGHT INDUSTRIAL
DISTRICT. CORNELL UNIVERSITY, OWNER; ROBERT E. MCCABE, P.E., AGENT.
Chairperson Cornell declared the above -noted matter duly opened at
8:13 p.m. and read aloud from the Notice of Public Hearings and posted and
published and as noted above.
Director of Planning Kanter stated there is no SEQR to consider
because the State Dormitory Authority is funding this project and has
taken Lead Agency status in the Environmental Review. Mr. Kanter stated
that in the Environmental Assessment Form they have indicated the project
site plan for the Chilled Water Plant III is a Type 2 Action, and this
appears to be the case under the new revised SEQR regulations. Mr. Kanter
•stated that Cornell University will need to get a height variance from the
Zoning Board of Appeals, and a separate SEQR would be completed by the
Zoning Board in reference to the height variance.
Chairperson Cornell declared the Public Hearing in the matter of
Preliminary and Final Site Plan Approval for the Cornell University
Chilled Water Plant III expansion to be duly opened, and asked if there
were any members of the public that wished to speak.
Robert McCabe, Cornell University Utilities, stated that he is to
present the Chiller Aid Project at Chilled Water Plant III. Mr. McCabe
showed a poster board of photos of the existing chiller plants, and stated
that the plans have been revised as requested from the Planning Department
to include items listed in the draft resolution. Mr. McCabe stated that
the proposal is to add a new refrigeration unit, Chiller 8, to meet
current campus cooling load demands, primarily as a result of the new Vet
School addition which came on line last fall. Mr. McCabe stated that even
with this project they will not be able to meet that demand until the
Summer of 1997. Mr. McCabe stated that the 30 foot by 55 foot addition,
roughly, that will be expanded onto the south side of the plant backing
into the hill will not be visible to most views. Mr. McCabe stated that
this would be keeping in configuration with the existing plant.
Director of Planning Kanter stated that he went out and looked over
•the site, and that the existing building is part of the larger complex of
the central heating facility adjacent to the Cooling Plant. Mr. Kanter
PLANNING BOARD MINUTES 8 APRIL 16, 1996
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APPROVED 5/7/96
stated the character of the addition would be consistent with nearby uses,
and would not be visible at all from any surrounding roadways.
Chairperson Cornell stated
that
her
impression was that the site was
designed for this expansion in
Board Members had visited the
the
site
first
and
place. Ms. Cornell asked which
stated that Board Member Herbert
Finch signified that
he had visited
the
site.
Board Member Eva Hoffmann asked what would happen to the Cooling
Plant and the addition when the new possible Lake Source Cooling System
comes on line.
Mr. McCabe stated that Chilled Water Plant III will still be a
important part of Cornell University Cooling System even with the
very
Lake
Source Cooling Project. Mr. McCabe
Project, as proposed, can only meet
demand, but as time goes by the cooling
stated that the Lake
Cornell University's
demand would grow
Source Cooling
current peak
gradually, and
the Chillers that are housed in this
facility will still be
needed to
meet
the peak periods in the future. Mr.
be used way into the future, and
McCabe stated that this system will
this would include ozone friendly
refrigerants
in
the
new
Chiller
new addition will
as well as
conversion of the
existing
Chiller
7 that is
in
the
plant
in
conformance
with the Clean Air
Act.
Board Member
Hoffmann asked
if this
whole unit existing
now plus the
new addition will
be switched to
the new
refrigerants.
Mr. McCabe stated that the new refrigerants are approved and in
conformance with the Montreal protocol and the Clean Air Act will need to
be complied with. Mr. McCabe stated that the new chiller proposed for
this project will automatically include the new refrigerants.
Board Member Hoffmann asked if the existing units will be converted
at this time.
Mr. McCabe responded not at this time, but in the future when the
time is right.
Chairperson Cornell asked Mr. McCabe if Unit 7 will be converted now.
Mr. McCabe stated he did not mean that, it will not be converted now,
but it is part of the overall, long -term plan to be converted.
Board Member Wilcox stated that Mr. McCabe would almost have to
convert them.
• Mr. McCabe stated, no, that Cornell could continue to operate with
the refrigerant in stock or currently charged with. Mr. McCabe stated by
• PLANNING BOARD MINUTES 9 APRIL 16, 1996
APPROVED 5/7/96
law, Cornell University is not permitted to vent them into the atmosphere,
but if the machine is operating with existing refrigerants there would be
no problems.
Board Member Wilcox stated that the price has risen dramatically and
continues to.
Mr. McCabe responded, yes.
Board Member Herbert Finch asked what is the ER building.
Mr. McCabe stated that ER is Environmental Runoffs.
Chairperson Cornell asked if there were any concerns regarding this
proposal from anyone in the public or from the members of the Planning
Board. There being no comments or concerns, Chairperson Cornell asked if
anyone was prepared to offer a motion regarding the proposed site plan..
MOTION by Fred Wilcox, seconded by Gregory Bell
• NOW, THEREFORE, BE IT RESOLVED:
1. That the Town of Ithaca
requirements for Preliminary
Planning Board
and Final Site
hereby waives
Plan Approval,
certain
as shown
on the Preliminary and Final
from the materials presented
Site Plan
that such
Checklist,
waiver
having determined
will result in
neither
a significant alteration of the
purpose
of site
plan control
nor the
policies enunciated or implied
by the
Town
Board, and
2. That the Planning Board hereby grants Preliminary and Final Site Plan
Approval for the proposed expansion of Chilled Water Plant III to
consist of a new building addition, approximately 30 feet X 55 feet,
to house a new refrigeration unit, as shown on the above - referenced
documents, subject to the following conditions.
a. Revision of the site plan to correct the label on the scale, and
b. Revision of the blown -up detail
of the
site plan
to add a title,
date, north arrow, corrected
label
on the
scale, name of
preparer, and border around site
plan
drawing,
and
c. Revision of the elevation drawing to include a corrected label
on the scale, and
• d. Obtaining of
the necessary
height
variance
from
the
Zoning Board
of Appeals
to permit the
height
of the
proposed
addition to
• PLANNING BOARD MINUTES 10 APRIL 16, 1996
APPROVED 5/7/96
exceed 25 feet from the lowest ground level, as restricted in
the LI Light Industrial District, and
•
e. Submission of an original and two (2) copies of each of the
three site plan drawings referenced above, with the 'revisions
specified above, with the name and seal of the licensed engineer
or architect who prepared the plans.
Director of Planning Kanter stated that
he found
the portion
of the
May 4, 1986, Zoning Board Minutes which included
the
approval for the
original height variance for the other part of
the building.
Mr.
Kanter
stated that a copy had been provided to Board
Members.
Mr. Kanter
asked
Mr. McCabe if he was on the Agenda for the
next meeting of the
Zoning
Board of Appeals.
Mr.
McCabe
responded yes, on
April 24, 1996 for the Zoning Board.
Attorney
Barney asked for
a change on letter E on the draft
resolution
from
"certified" to "licensed"
engineer.
The Board concurred with this change.
There being no further discussion, Chairperson Cornell called for a
vote.
AYE - Cornell, Hoffmann, Finch, Kenerson, Wilcox, Bell.
NAY - None.
The MOTION was declared to be carried unanimously.
(NOTE: Adopted resolution is attached hereto as exhibit #3.)
There being no further discussion, Chairperson Cornell declared the
matter of the Chilled Water Plant III at Cornell University duly closed at
8 :25 p.m.
AGENDA ITEM: APPROVAL OF MINUTES - APRIL 2, 19960
MOTION by Herbert Finch, seconded by Robert Kenerson:
RESOLVED, that the Minutes of the Town of Ithaca Planning Board
Meeting of April 2, 1996, be and hereby are approved as written.
There being no further discussion, Chairperson Cornell called for a
• vote.
• PLANNING BOARD MINUTES 11 APRIL 16, 1996
APPROVED 5/7/96
AYE - Cornell, Hoffmann, Finch, Kenerson, Wilcox, Bell.
NAY - None.
The MOTION was.declared to be carried unanimously.
PUBLIC HEARING: CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL FOR
THE SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO. 44 -2 -10, CONSISTING OF
58.396 +/- ACRES, INTO FOUR LOTS, 2.078 +/- ACRES, 2.273 +/- ACRES, 2.367
+/- ACRES, AND 510679 +/- ACRES IN SIZE RESPECTIVELY. THE SITE IS LOCATED
AT 141 EAST KING ROAD IN AN R -30 RESIDENCE DISTRICT. THE PURPOSE OF THE
SUBDIVISION IS TO CREATE THREE NEW BUILDING LOTS FRONTING ON EAST KING
ROAD, WITHOUT ANY NEW ROAD PROPOSED. NO DEVELOPMENT IS ANTICIPATED ON THE
51.679 +/- ACRE PARCEL LABELLED AS "REMAINING LANDS OF GOLDSTEIN &
FLORES." TESSE FLORES AND IRA GOLDSTEIN, OWNERS /APPLICANT.
Chairperson Cornell declared the above -noted matter duly opened at
8:30 p.m. and read aloud from the Notice of Public Hearings and posted and
published and as noted above.
Ira Goldstein of
154 Compton
Road,
stated that the
nature of the
that he and Tessa Flores are
proposing
to subdivide
is undeveloped
•parcel
and
unused
land which
has a stream
on it.
the applicants own
Director of Planning Kanter stated the stream Mr. Goldstein mentioned
is on the southern and western part of the parcel being subdivided. Mr.
Kanter stated that this is actually a four lot subdivision, but the
proposal is for three new building lots fronting on East King Road. Mr.
Kanter stated that currently, the applicants do not intend to develop the
remaining lands which is the part that contains the stream.
George
Blanchard of 165 East
King Road, asked if anyone
from the
Town
had walked
the property and looked
at the environmental issue
of wetlands.
•Director
parcel
Chairperson Cornell stated she had walked the property.
Mr. Blanchard asked what the findings were, and what the Town thought
about the property.
Chairperson Cornell stated there were no significant wetlands that
she could see, but there are on the remaining parts of the properties, but
not on the parcel that is up for subdivision.
Mr. Blanchard asked if all of the parcels were up for subdivision.
of
Planning
Kanter stated
the
actual subdivision is
on the
•Director
parcel
with 56.5
acres.
Mr. Kanter stated
the applicants own
several
0 PLANNING BOARD MINUTES 12 APRIL 16, 1996
APPROVED 5/7/96
other parcels including 82.3 acres, Tax Parcel No. 45- 1 -1.2, as Mr. Kanter
pointed out on a map titled "Flores & Goldstein: Subdivision & Additional
Lands Owned by Flores & Goldstein" dated April 16, 1996, and then another
parcel to the east of about 33.8 acres, (Tax Parcel No. 45- 1 -2.2). Mr.
Kanter stated that the current proposal is to subdivide the 56.5 acres,
and the wetlands that have been identified through other work that the
Town has done
44- 1 -2.2. Mr.
of a previous
occurred. Mr.
because there
are on the other two parcels,
Kanter stated that Tax Parcel
subdivision proposal, Chase
Kanter stated that one of the
were significant wetland areas
primarily on Tax Parcel No.
No. 45 -1 -2.2 was the subject
Farm Phase II, which never
reasons it did not occur is
identified within that piece
of property.
in accordance with
the New
Mr. Blanchard asked if the parcel that is being proposed tonight had
a significant wetland impact.
Director of Planning Kanter stated that the property involved with
tonight's proposal does not contain wetlands.
Chairperson Cornell asked if there were any environmental concerns
•regarding this proposal from anyone in the public or from the Planning
Board. There being no comments or concerns, Chairperson Cornell asked if
anyone was prepared to offer a motion regarding the environmental
significance of this proposal.
MOTION by Herbert Finch, seconded by Fred Wilcox:
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 Full Environmental
Assessment
Form, nor an Environmental Impact Statement
will be required.
Director of Planning Kanter stated the Planning Department received
a letter from the Environmental Review Committee, dated April 16, 1996, in
reference to the determination of the SEQR which indicates that the
Environmental Review Committee, "does not see any environmental problems
with this four lot subdivision as it is presently proposed. We understand
that there is a possibility that a large parcel of land, also owned by
Flores - Goldstein, may be set aside as open space, possibly as a Town park.
This would have a very positive effect on the environment in this area,
and would create much needed park space on South Hill. We would recommend
•that such park not be intensely developed for recreational use, but have
only small scale and limited construction of a neighborhood play area for
• PLANNING BOARD MINUTES 13 APRIL 16, 1996
APPROVED 5/7/96
small children
in an area
well drained and on high
ground near the
developed Chase
parts. It would
the wetland area
Farm lands, and trails for walking and running in other
be very.nice to have a special educational trail around
to teach neighborhood users about the special features
and importance of
wetlands."
to the Chase Farm development, primarily
to deal with the
Board Member Wilcox stated that he had a slight disagreement with the
Environmental Review Committee with the use of that land if it comes to
be. Mr. Wilcox stated that there is a ball field at the Coddington Road
Community Center that is heavily used, especially in the summer, and it
might be nice to have a ball field of some sort up there especially with
Chase Farm and Deer Run, and with the number of kids between the age 8
through 14.
Director of Planning Kanter stated the Board could talk about the
park.later in the meeting.
There being no further discussion, Chairperson Cornell called for a
vote.
•AYE - Cornell, Hoffmann, Finch, Wilcox, Kenerson, Bell
NAY - None.
The MOTION was declared to be carried unanimously.
(NOTE: Adopted resolution is attached hereto as exhibit #4.)
Chairperson Cornell declared the Public Hearing for the proposed
Flores - Goldstein Subdivision duly opened, and asked if anyone from the
public wished to speak.
Mr. Goldstein stated that what is proposed for subdivision is the
large parcel fronting on East King Road, and he would like to create three
new lots for the purpose of building the residences or selling the land,
and the frontage for the remaining land makes it a conforming parcel in R-
30 zoning. Mr. Goldstein stated that his intention, at this point, is not
to do much at all with the remaining lands.
Director of Planning Kanter stated that
the basic four
lot
subdivision
with
proposal is fairly clear, but there had been some discussions
residents of this area including the applicants on several issues
relating
to the Chase Farm development, primarily
to deal with the
fact
that
Chase
Chase Lane never became a through road. Mr.
Farm development was to have a through road
Kanter stated that
go from East King
the
Road
•all
Mr.
the way through to Ridgecrest Road, which was the original intent.
Kanter pointed out on the map entitled, "Flores & Goldstein:
• PLANNING BOARD MINUTES 14 APRIL 16, 1996
APPROVED 5/7/96
Subdivision & Additional Lands Owned by Flores & Goldstein" dated April
16, 1996, that Chase Lane now is a dead -end road about 2,000 feet long.
Mr. Kanter stated when it was discovered that some of the parcels proposed
in Phase II of Chase Farm were in wetland areas, due to Federal
regulations dealing with wetlands that had come into effect a large area
on Tax Parcel No.45 -1 -2.2 was studied further and the wetlands were
delineated on that property. Mr. Kanter stated that public safety is a
problem on this dead -end road because if anything happens to block the
public road, it would be very difficult for emergency vehicles to be able
to gain access. Mr. Kanter stated that the other problem is that there is
not a good turn - around area at the end of the dead -end road, and the Town
has a temporary easement on one of the driveways at the end of Chase Lane
to use for turn - around purposes. Mr. Kanter stated that this situation
led to discussions with neighbors in the area, with the hope that
something could be figured out, in terms of providing a better access
situation there. Mr. Kanter stated that why the park area set -aside on
Chase Farm development was never done because Phase II never happened.
Mr. Kanter stated that he had some conversations with Ms. Flores and Mr.
Goldstein about both the park and the road.
Director of Planning Kanter stated that during discussions with the
applicant, it became clear that the applicant had desires and intent to
preserve a fairly significant amounts of their three parcels, and it would
be very desirable in conjunction with this four lot subdivision to
consider the preservation of a significant piece of park land being set
aside. Mr. Kanter stated there is approximately 15 acres that the
applicants have indicated an interest in turning over to the Town as
parkland with the purpose of preserving the wetlands and natural features
of the site. Mr. Kanter stated that allowing some passive low- key -type
activities that would not be disturbing to the area would be desirable.
Mr. Kanter stated there probably is a need for more active recreational
fields in areas on South Hill, and that has also been identified in the
proposed Park, Recreation, and Open Space Plan update, and there is
another large piece of parkland that the Town is looking at in the area
which is not too far from this proposal. Mr. Kanter stated that this
particular parcel, because of the natural qualities, wetland area, some
unique plants, and wildlife habitat, would be better to keep in a natural
state. Mr. Kanter stated that trails for the residents of the area and
other people to walk around, some possible sitting areas where benches
could be placed for people to sit, and also the possibility for a low -key
play area, which would be something that the Town would see as very
to serve as the original parkland that was
supposed to go
Cornell
stated
that
the Board should discuss
the park
•Chairperson
set -aside
for the
four
lot
subdivision
that is being considered
tonight.
Director of Planning Kanter stated that during discussions with the
applicant, it became clear that the applicant had desires and intent to
preserve a fairly significant amounts of their three parcels, and it would
be very desirable in conjunction with this four lot subdivision to
consider the preservation of a significant piece of park land being set
aside. Mr. Kanter stated there is approximately 15 acres that the
applicants have indicated an interest in turning over to the Town as
parkland with the purpose of preserving the wetlands and natural features
of the site. Mr. Kanter stated that allowing some passive low- key -type
activities that would not be disturbing to the area would be desirable.
Mr. Kanter stated there probably is a need for more active recreational
fields in areas on South Hill, and that has also been identified in the
proposed Park, Recreation, and Open Space Plan update, and there is
another large piece of parkland that the Town is looking at in the area
which is not too far from this proposal. Mr. Kanter stated that this
particular parcel, because of the natural qualities, wetland area, some
unique plants, and wildlife habitat, would be better to keep in a natural
state. Mr. Kanter stated that trails for the residents of the area and
other people to walk around, some possible sitting areas where benches
could be placed for people to sit, and also the possibility for a low -key
play area, which would be something that the Town would see as very
to serve as the original parkland that was
supposed to go
with
•important
Chase Farm. Mr.
Kanter stated that the Board should
discuss the possible
parkland set -aside
into conjunction with
the
proposed
four
lot
• PLANNING BOARD MINUTES 15 APRIL 16, 1996
APPROVED 5/7/96
subdivision.
Chairperson Cornell stated that by getting a
the lots being proposed tonight, the Town would be
lands in another section of the owner's property
lot that the Board could consider a low -key impact
Chairperson Cornell stated that preserving the wE
was the intention for the potential park although
formally delineated.
parkland set -aside from
able to get those park -
that is on a different
play area for children.
!tlands on that property
the wetlands were never
Director
of
Planning
Kanter
stated that
Chairperson
Cornell was
correct,
but
the
purpose
state
wetlands
Chase Farm wetlands, at least
for SEQR review, and now more currently
Board was looking at whether it was a wetland
were observed
when staff
walked on
the site.
Chairperson Cornell stated that, in terms of the law with the
wetlands regarding the property that made it a wetland was consistent in
1986, so there was no change in law.
Chairperson Cornell stated there are many pockets of wetlands in this
area, and the wetland laws have not changed.
Attorney Barney stated that the laws have not changed for the
wetlands in question.
Chairperson Cornell stated that this land would be a wonderful gift
for the Town.
Board Member Wilcox asked if the Town had talked to the Sawyer's
about the access across the property they own.
Director of Planning Kanter stated that the Planning Department has
talked to the Sawyer's, and will have to talk to them more about this
issue. Mr. Kanter stated that the question about how their property could
be developed has come up, and the Sawyer's would like to be able to fully
develop their property. Mr. Kanter stated that they are hoping this
investigation of access in this area would help them open up their
property for development. Mr. Kanter pointed out on the map entitled,
"Flores & Goldstein: Subdivision & Additional Lands Owned by Flores &
•Goldstein" dated April 16, 1996, in the yellow shades are suggested lots
which are not being currently proposed, but the extension of Chase Lane
would create frontage and potential for additional lots for development on
Attorney Barney stated that there
was a
change in the understanding
of
for
wetlands during the staff review of
environmental review, the previous
Chase
understanding
Farm Phase II,
was that
the
only
purpose
state
•designated
considered
the
Chase Farm wetlands, at least
for SEQR review, and now more currently
Board was looking at whether it was a wetland
12.4 acres in
when Phase
regardless
size, were
II came, in
of size.
Chairperson Cornell stated there are many pockets of wetlands in this
area, and the wetland laws have not changed.
Attorney Barney stated that the laws have not changed for the
wetlands in question.
Chairperson Cornell stated that this land would be a wonderful gift
for the Town.
Board Member Wilcox asked if the Town had talked to the Sawyer's
about the access across the property they own.
Director of Planning Kanter stated that the Planning Department has
talked to the Sawyer's, and will have to talk to them more about this
issue. Mr. Kanter stated that the question about how their property could
be developed has come up, and the Sawyer's would like to be able to fully
develop their property. Mr. Kanter stated that they are hoping this
investigation of access in this area would help them open up their
property for development. Mr. Kanter pointed out on the map entitled,
"Flores & Goldstein: Subdivision & Additional Lands Owned by Flores &
•Goldstein" dated April 16, 1996, in the yellow shades are suggested lots
which are not being currently proposed, but the extension of Chase Lane
would create frontage and potential for additional lots for development on
0 PLANNING BOARD MINUTES 16 APRIL 16, 1996
APPROVED 5/7/96
Ms. Flores and Mr. Goldstein's side. Mr. Kanter stated that in
discussions with Ms. Flores and Mr. Goldstein, they indicated what they
would like to see upon the completion of the extension of Chase Lane and
the emergency access road. Mr. Kanter stated that if the extension
occurs, Ms. Flores and Mr. Goldstein would like to see a limited
opportunity for development access along the Chase Lane extension. Mr.
Kanter stated that Ms. Flores and Mr. Goldstein suggested the addition of
three lots on the Sawyer frontage for building purposes, a possible fourth
lot shown, could possibly be purchased by one of the adjacent lot owners
on Chase Farm.
Board Member Wilcox asked if zoning would allow four lots on the
Sawyer's property.
Director of Planning Kanter stated
lots shown on the Sawyer's property,
additional opportunity for development
desire of Flores and Goldstein would be t
to a minimum off of this long cul -de -sac
Mr. Kanter stated that there had been
that zoning would allow the four
and this would leave them with
off of Ridgecrest Road, but the
o keep any additional development
and coming into the natural area.
discussions about the Sawyer's
options on what they could do in terms of laying out subdivisions on their
property. Mr. Kanter stated that the Sawyer's property is restricted by
the power transmission line that comes through it, so it would be
difficult to lay out lots on the southern part of the Sawyer property.
Mr. Kanter stated he has had some discussions with the Sawyers, Ms.
Flores, and Mr. Goldstein about the possibility of a public road that
would come through Ridgecrest Road and connect to Chase Lane somewhere
through the Sawyer property.
Mr. Goldstein stated that originally he was asked for a meeting with
the Planning Staff about other concepts on handling the problems caused by
Chase Farm Phase II not happening which had created problems. Mr.
Goldstein stated, his desire was to help the community, and to solve those
problems on protecting some life and safety for dwellings in case of
emergencies, and to provide beautiful park land. Mr. Goldstein stated
that he and Ms. Flores want to keep the development in this area to a
minimum because it is very beautiful land. Mr. Goldstein stated he would
like the Sawyer's to get some development that they could enjoy. Mr.
Goldstein stated that this plan gives us beautiful parkland, emergency
access along the right -of -way. He would also give land for the extension
of Chase Lane which the Sawyers could get frontage on. Mr. Goldstein
stated that he only wants three building lots as a result of this
extension of Chase Lane.
•Chairperson Cornell stated that clearly the donation of the park land
would be ample parkland set aside. Chairperson Cornell asked with the
issue tonight, what were the plans for development are on Tax Parcel No.
• PLANNING BOARD MINUTES 17 APRIL 16, 1996
APPROVED 5/7/96
44 -2 -10 and the other large parcels owned by the applicant.
Mr. Goldstein stated that on the remaining portion of Tax Parcel No.
44 -2 -10 there are no plans for any development at this time, and he would
enjoy it to stay as it is. Looking into the future, perhaps one of his
children might want to build a house there, but his intentions are to keep
it as it is.
made
Ms.
any
Flores stated that, at this
commitment about donating
point, she and Mr.
it to the Land
Goldstein have not
Trust or putting a
conservation
Ms. Flores and Mr.
easement because
of the
possibility for
house
sites for our
children
goal
in the future. Ms.
would be to preserve it
Flores
in a natural
stated that her and Mr.
state with no big
Goldstein's
developments.
Mr.
Goldstein
stated that
this area could be developable, but he
would
belongs to
Ms. Flores and Mr.
like
to
keep
it in natural
the
state.
land
Chairperson Cornell asked if something with low impact could be
developed.
• Mr. Goldstein stated, definitely.
Board
Member Finch asked
if
the
land that would extend Chase Lane
belongs to
Ms. Flores and Mr.
Goldstein.
and
also
Mr. Goldstein stated, yes.
Board Member Finch asked Mr. Goldstein if the Town built the new
road, would he provide the land for that.
Mr. Goldstein stated, yes.
Board
Member Finch
asked Mr.
Goldstein
if he
was giving the land for
the park,
and
also
the
land
that
the
road
would
be built
on.
Mr. Goldstein stated, yes, land for the extension of Chase Lane.
Director of Planning Kanter stated that the land the road would be
built on is not necessarily part of the discussion of the four lot
subdivision, although the park is. Mr. Kanter stated that the Planning
Department did bring this point to the Town Board for some discussions,
and the Town Board had some reservations about spending significant
amounts of money in this area. Mr. Kanter stated that one of the things
the Planning Board might want to consider is making a recommendation to
• the Town Board to actively pursue the Chase Lane Extension.
Board Member Bell stated that the park dedication is a very nice
• PLANNING BOARD MINUTES 18 APRIL 16, 1996
APPROVED 5/7/96
idea, but he seems to think that extending Chase Lane in the manner shown
is not good planning, but building a public roadway out to Ridgecrest Road
would make more sense. Mr. Bell stated his thought was to have a linked
road that publicly goes straight through the whole place then you do not
have a cul -de -sac instead the proposal shows two possible cul -de -sacs.
Mr. Bell stated that his point of view from the development of the Sawyer
property is, that they would get a lot more developable parcels if they
would put the road right straight through the parcel.
Chairperson Cornell stated that, if this was to occur, it would have
to be the Sawyer's intention to develop a road.
Board Member Bell stated, right. Mr. Bell stated that his thought
would be in the Sawyer's best interest.
Director of Planning Kanter stated that one of the
issues with the
Sawyers has been, while they
would like to see
the potential
straight through the whole
development
on their property, but they
do not have the
resources
to
initiate a
subdivision to do that. Mr.
would occur, is the developer
Kanter stated the normal way
would build its own road at
a
the
subdivision
developer's
•expense and the Town would.not pay for that. Mr. Kanter stated that if
the Town left the Sawyer subdivision to be the solution to the dead -end
road situation, that may or may not be corrected. Mr. Kanter stated that
one thing the Town has been looking at and will do more checking into, are
the opportunities to provide the emergency access road now, and eventually
become a more public through road.
Board Member Bell stated that he understood the option of
preserving
for the future, but it seems that the exact
little different if one idea is the future idea
stated his thought of this particular version
Mr. Bell pointed out on the map entitled, "Flores
& Additional Lands Owned by Flores & Goldstein"
53 and lot 54, that his thought for a new road
right -of -way, then continue with a large circle
configuration could be a
versus another. Mr. Bell
makes it difficult to do.
& Goldstein: Subdivision
dated April 16, 1996 lots
would be to come down the
and end up over off the
other road by going
straight through the whole
property.
Chairperson Cornell stated that Mr. Bell is pointing out one possible
plan of several plans, and that is for future planning.
Board Member Bell stated agreed.
Board Member Wilcox asked why this subdivision is only before the
Board for preliminary approval.
• Director of Planning Kanter stated that it was mainly for this
general discussion to occur, and to be able to work out any of the wording
• PLANNING BOARD MINUTES 19 APRIL 16, 1996
APPROVED 5/7/96
and agreements on the parkland. Mr. Kanter stated there are other aspects
that need to be worked out, like now there is no current way of accessing
that Town park land shown on the map entitled, "Flores & Goldstein:
Subdivision & Additional Lands Owned by Flores & Goldstein" dated April
16, 1996, from Chase Lane, and it would be through Ms. Flores and Mr.
Goldsteins property. Mr. Kanter stated that one thing that needed to be
worked out is a temporary easement that would provide pedestrian access
from Chase Lane to the Town park, so that access to the Town park would
not be limited strictly from Ridgecrest Road.
Attorney Barney asked where are the wetlands relevant to the 75 -foot
strip of land to Ridgecrest Road because when this was originally proposed
the road was to loop around picking up Chase Lane. Attorney Barney asked
if it was feasible to consider where the wetlands are. Attorney Barney
stated that by doing this the Town would be foreclosing forever any road
access through there, once that land is made into a park.
Assistant Town Planner Frantz stated that the map entitled, "Flores
& Goldstein: Subdivision & Additional Lands Owned by Flores & Goldstein"
dated April 16, 1996, has a 70 -foot right of away entering from Ridgecrest
•Road, to build a road from Ridgecrest into the park site and across it,
would require filling in the wetland west of Ridgecrest Road, and then if
the emergency access were to come around to Chase Lane it would be further
wetlands that would need to be filled in.
Attorney Barney stated that it would not be very practical to
consider a roadway through there. Attorney Barney stated that what the
Board is looking at tonight is a four lot subdivision coupled with the
dedication of a possible Town park.
Director of Planning Kanter stated that another reason why this is
not just a one meeting approval is because something would need to be done
to delineate that parkland, and he thought this would be up to the Board.
Board Member Bell stated that it looks like the wetlands not only go
through this 75 foot access to Ridgecrest Road, but they also look as
though they go west of the NYSEG right -of -way and into the end of Chase
Lane extension which the Board is talking about.
Chairperson Cornell stated that part of it might, but that is another
reason the Board would re- address that issue when the plans are
actualized, and then at that point the wetlands would have to be formally
delineated.
of Planning
Kanter stated that
what is shown on
the
map
•Director
entitled, "Flores & Goldstein: Subdivision &
Flores & Goldstein" dated April 16, 1996, is
Additional Lands
only a sketch,
Owned
it is
by
a
•
PLANNING BOARD MINUTES
20
APPROVED 5/7/96
APRIL 16, 1996
concept.
discussions
Mr.
and
Kanter stated that
planning, but this is
the subject
the initial
is open to further
process under way, and
the intent
is to
get the
Town Board to
reconsider
Chase
Lane.
the
issue.
Chairperson Cornell stated the park itself would have to be a
subdivision proposal.
Board Member Hoffmann stated that a big concern to her is that the
proposal as it is now, looks wonderful, but if it should happen that the
land goes out of the Flores and Goldstein ownership and into someone else
hands, and this happens before there are any protective environmental
restrictions on the land that would prevent it from being developed, but
the Town park in this location had been accepted, and the new owner might
want to develop. Ms. Hoffmann stated it may create a situation that would
leave no way of getting access to Ridgecrest Road from those lands because
the park is there.
Attorney
Barney
stated
that there would
be access from Ridgecrest
Road via Chase Lane
even with
the park, and
it would have frontage and
also attach to
Chase
Lane.
Board Member Hoffmann stated that it could attach to Chase Lane, but
that does not go out to Ridgecrest Road, it goes out to King Road.
Attorney Barney stated Ms. Hoffmann was right. Attorney Barney
stated his initial reaction was that the Board was going to create a land-
locked parcel, but it would not be land locked.
Board Member Hoffmann stated that she felt that the Board should
think about what would happen if ownership changed.
Attorney Barney stated that is right.
Director of Planning Kanter stated that the Planning Board would have
to consider if someone did come in with a subdivision proposal in a
situation like that, with already excessively long cul -de -sacs; how many
lots could or would the Board approve.
Chairperson Cornell stated that the Board might not be able to
approve any of them.
Director of Planning Kanter stated that it might not be in compliance
with the Town's Subdivision Regulations.
Member Bell stated that instead of a
curved road which
connects
•Board
to the end
of Chase Lane, a possibility could
be a three -way split.
PLANNING BOARD MINUTES 21 APRIL 16, 1996
APPROVED SM96
Chairperson Cornell stated that the Board will discuss that issue in
a future meeting as needed.
Chairperson Cornell stated that Mr. Kanter mentioned to her that the
Town of Ithaca has a small park area on Compton Road that they have not
done anything with, but have accepted as a Town Park.
Director of Planning Kanter stated yes, the Town owns it and it is
called Compton Park.
Board Member Hoffmann stated the possibility of the land currently
owned by Flores and Goldstein, being owned by someone else in the future
is a concern of hers, and she would like to be sure that this park not be
the only parkland that the board might ask to have set - aside; in case the
rest of the land might be developed. Ms. Hoffmann stated that this
particular piece of land may or may not be suitable for active park space,
but maybe other parts of the other parcels, in such an event, might be
more suitable.
Chairperson
Cornell stated that
could only be applicable to
Tax
Parcel 44 -2 -10, so the Board could say
Parcel 44 -2 -10 is further developed in
and then the Town has the option of asking
in thei resolution
whatever way
for more
that if
the Board agrees
parkland dedication.
Tax
on,
Attorney Barney stated that what the Board wants to do here is, if
there is a concern for that potential, is to allot that 15 acres to some
portion for the parkland to be provided for.
Board Member Hoffmann stated that this parcel would be sufficient for
space, but she thought it would not be sufficient in useability, if all
the land here is fully developed with a lot of people living there,
needing park space. Ms. Hoffmann stated that she is saying this because
her understanding is that the present owners have no desire for additional
development, but the Board does not know if they are not going to build
forever, and another owner might want to do something different. Ms.
Hoffmann stated she is only trying to guard the interest of the Town in
such an event.
Chairperson
Cornell
stated that the
Park Plan
that
is being amended
at this point has
plans
for larger parks
in the
nearby
area.
Director of Planning Kanter stated that there is
a small park
off of
Compton Road as
small park that
shown next to Tax Parcel No0. 44 -2 -10.
was supposed to have been set aside
There is
in conjunction
another
with
Monkemeyer subdivision
on East King Road, but it is
not clear
whether
•the
the Town has a
that there is a
clear title to this property or not.
park off of Troy Road called Troy Park.
Mr. Kanter
Mr. Kanter
stated
stated
• PLANNING BOARD MINUTES 22 APRIL 16, 1996
APPROVED 5/7/96
there is a system of trails that comes down Chase Lane, goes through the
Hospicare property, and there is a possibility of connecting into the Deer
Run property and connect up to the open space areas. Mr. Kanter stated
there is the proposed Town park off of Ridgecrest Road, and the Park and
Open Space Plan is also proposing another large area -wide park somewhere
north of East King Road. Mr. Kanter stated that the Board needs to
consider whether, as a policy, the Board wants to require the reservation
of small parks in conjunction with every subdivision.
Board Member Hoffmann asked Mr. Kanter if the
the map were suitable for active play space and
parks he
are they
pointed out on
accessible for
areas that
might
be developed.
was a gift from the Ms. Flores and
Mr. Goldstein as
Director of Planning Kanter stated that Compton Park is undeveloped
and the Town has no current plans to do anything with it, although as the
area develops there might be more reasons to do that. Mr. Kanter stated
that the Deer Run Park is quite accessible to the Deer Run area, but there
is some potential for neighborhood scale park facilities. Mr. Kanter
stated there are opportunities, but the question is how proximate to each
subdivision development the Board perceived a need to have additional
•small pieces of parkland set up. Mr. Kanter stated that his thoughts were
that from the Town's perspective it would be desirable to try to focus and
consolidate resources and make nice enhanced parks for people, not a lot
of small scattered parks.
Board Member Hoffmann stated that her thoughts were to have a mixture
of parks, small and large.
Chairperson Cornell stated that the updated Park Plan would include
all different types of parks.
Attorney Barney suggested going to the Town
Board to see if they
would accept the resolution,
and
structure it to indicate
that this park
was a gift from the Ms. Flores and
Mr. Goldstein as
all the same proposal,
and the entire proposal is
what
the Board would
be giving preliminary
approval to. Attorney Barney
stated
that once the Board gives preliminary
approval with the conditions,
and
if the conditions
are met, the Board can
make final approval.
Mr. Goldstein asked if it is a possible to consider the proposal on
it's own merits, to simply create those three new lots.
Attorney Barney asked Mr. Goldstein if there was a rush to get this
subdivision approved.
• Mr. Goldstein stated he would like to start selling those lots, and
the possibility of building a "spec" house on one of them.
• PLANNING BOARD MINUTES 23 APRIL 16, 1996
APPROVED 5/7/96
Board Member Finch stated that with previous projects, the Board
would do the subdivision, and reserving some land for the park.
Attorney Barney stated that if the park dedication is part of this
proposal then that should be the way it should be articulated, reviewed,
and dealt with if the Board is comfortable going in with the three lot or
four lot subdivision on the one piece and not worrying about the park
dedication at this time. Attorney Barney stated that his understanding
was if this was going to be done, it should be done in conjunction with
the whole thing.
Board Member Wilcox stated that the Board would have to have a
discussion whether the subdivision as proposed warrants the need for a
park set aside or not on its own merits.
Attorney
Barney asked if
the Board
is eliminating
the
significant
the Town
determination
of whether this
subdivision
creates a need
for
parkland.
Barney
No.
as
Board Member Wilcox stated that is right, if we are making the
determination of that particular subdivision with the creation of four new
•lots that does not require park set - aside, and note the fact that the Town
anticipates parkland set -aside in the future. Mr. Wilcox stated that
until the Board makes that determination, the park set -aside is not
necessary for that subdivision.
Attorney Barney stated that is why he suggests putting both packages
together then the Board will not have to get to that determination because
the applicant would be offering the parkland.
Chairperson Cornell asked if any Board Member felt strongly that if
three new building lots are created that there would not be enough park
space in the plans to take care of that.
Board Member Finch stated, no.
Board Member Robert Kenerson stated knowing what they will be
offering, he did not feel parkland set -aside was necessary when
considering the three new lots.
Attorney Barney
stated that the Board would
need to remove
that as a
consideration, if
the resolution is passed because
the Town
may
never see
that land, and
that this would
into two pieces
will
be a
of land,
have no leverage to get it.
simple process to subdivide
and dedicate one piece
Attorney
Tax Parcel
to the Town
Barney
No.
as
stated
45 -1 -2.2
a park.
• Chairperson Cornell asked Attorney Barney if he felt comfortable
knowing that the Planning Board was going to divide three lots off of Tax
• PLANNING BOARD MINUTES 24 APRIL 16, 1996
APPROVED 5/7/96
Parcel No. 44 -2 -10, and if that Tax Parcel gets subdivided any further
that the Board could require a park set -aside based on the full 58.396 +/-
acres.
Attorney Barney stated that he thought that the Board would
consider the need that may have been created by this subdivision as well
as any subsequent subdivision.
Chairperson
her concerns about this one piece of
Cornell
stated
that the Board reserves the right to
require
reservation
of
parkland,
and has done that with other projects.
Board Member Hoffmann stated
her concerns about this one piece of
land, dividing it up into four lots, and pretending the offer
land did not exist, because it does exist. Ms. Hoffmann stated
with Attorney Barney on having the applicants wait to allow the
for
she
Town
park-
agreed
Board
to look at this and then having it
come back to the Planning Board.
and if the
issue.
Ms. Flores stated that she and Mr. Goldstein do not intend to take
back their offer of the park, and would like to go ahead and put the three
lots on the market in the Spring. Ms. Flores stated that she and Mr.
•Goldstein have been talking to the Town for a couple of years about the
proposed Chase Lane Extension, and it would be wonderful if it could be
resolved in a few weeks, but she does not want to have the other three
lots tied on to that problem.
Attorney Barney stated that his suggestion would be dealing with the
dedication of the park land and not dealing with the extension of Chase
Lane.
Town Engineer Daniel Walker stated that he felt that Ms. Flores was
saying that they are considering a possible donation of that park land to
the Town because they feel that would be a beneficial use to the Town, and
they would probably be proceeding on that as a straight donation even
without a three lot subdivision which may have some benefits for them in
other aspects.
Mr. Goldstein stated that he and Ms. Flores do not want to burden the
proposed subdivision that is on the table now with all that, but they are
interested in continuing to work with the Planning Board, Town, and the
community in working something out for everyone's need.
Attorney Barney asked
if the donation of
the park area
to the Town
was conditional on working
donation was to be part of
out the extension
an overall resolution
of Chase Lane,
of that entire
and if the
issue.
• Mr. Goldstein stated that could be right.
0 PLANNING BOARD MINUTES 25 APRIL 16, 1996
APPROVED 5/7/96
Attorney Barney asked
Mr.
Goldstein if
he
was saying
that he
is not
prepared to donate the
land without
having
the
other problem
resolved.
Mr.
Mr. Goldstein stated he would like to have the other problem resolved
all at once.
Attorney Barney asked Mr. Goldstein if that is the condition on which
he was going to give the Town the land.
Director of Planning Kanter stated that he was under the
impression
that the Board was hopefully going to be considering the park
dedication
in conjunction with the subdivision, even though
its size is
more
than
sufficient to meet the need created by the three
lot subdivision.
Mr.
Kanter stated that if the park dedication was in
conjunction
with
this
subdivision, this would be a clean way of making
it happen in
a fairly
expeditious way, and certainly more than cover the projected
park
recreation need for that, but that would be done
as a donation
to
the
Town.
Chairperson Cornell noted that this was a Public Hearing and asked if
•there are any more comments from the public. No one spoke. Chairperson
Cornell closed the Public Hearing, and asked if anyone would like to make
a motion regarding the proposed subdivision.
MOTION by Fred Wilcox, seconded by Robert Kenerson:
NOW, THEREFORE, BE IT RESOLVED:
10 That the Town of Ithaca Planning Board hereby waives certain
requirements for Preliminary Subdivision Approval, as shown on the
Preliminary Subdivision Checklist, having determined from the
materials presented that such waiver will result in neither a
significant alteration of the purpose of subdivision control nor the
policies enunciated or implied'by the Town Board, and
2. That the Planning Board hereby grants Preliminary Subdivision
Approval for the proposed subdivision of Town of Ithaca Tax Parcel
No. 44 -2 -10, consisting of 58.396 +/- acres, into four lots, 2.078
+/- acres, 2.273 +/- acres, 2.367 +/- acres, and 51.679 +/- acres in
size respectively, located at 141 East King Road as shown on a survey
entitled "Flores - Goldstein Subdivision Lot Dimension Survey Map,"
and an additional map entitled "Flores - Goldstein Subdivision Key &
Location Maps," both prepared by R. James Stbckwin, PLS and dated
March 1996, and other application materials, subject to the following
• conditions.
• PLANNING BOARD MINUTES 26 APRIL 16, 1996
APPROVED 5/7/96
a. revision of the final subdivision plat to include labels of the
East King Road centerline and right -of -way, and the addition of
a parcel or lot number on the parcel identified as "Remaining
Lands of Goldstein & Flores," and
be revision of the final subdivision plat "Lot Dimension Survey
Map" to show the approximate location of the existing tree line
on Lots 1, 2, and 3, and
co revision of the "Key & Location Maps" to show the stream on the
southern portion of the existing parcel, and
do revision of both the "Lot Dimension Survey Map" and "Key &
Location Maps" to include border lines bounding each sheet, as
specified on the Preliminary Plat Checklist, and
e. submission for signature by the Chair of the Planning Board of
an original or mylar copy and four (4) paper copies of the final
subdivision plat, as required to be revised above, with required
Surveyor's Certification, prior to filing with the Tompkins
• County Clerk's office.
AND BE IT FURTHER RESOLVED:
1. That if the parcel identified as "Remaining Lands of Goldstein &
Flores" is further subdivided in the future, making it necessary to
construct a new road on the property, the curb -out onto East King
Road from Lot 2 shall be eliminated and relocated on the new road,
and that such provision and right be included in the deed for Lot 2,
such deed language to be provided for review and approval by the
Attorney of the Town prior to signing of the final plat by the
Planning Board Chairperson, and
2. At this time, the Planning Board waives any parkland reservations but
determines that if there is any further subdivision of Tax Parcel No.
44 -2 -10 the Planning Board may consider the need for future parkland
including in such consideration, the lands for which subdivision
approval is being given by this resolution (i.e. if a 100 land set -
aside is required in the future, the 10% shall be calculated on the
entire 58.396 acres and not on just the balance of 51.679 acres).
Board Member Hoffmann asked where the stream was located.
isMs.
Flores
pointed
out
the location
of
the
stream on
the
map
entitled,
"Flores
& Goldstein:
Subdivision
&
Additional
Lands
Owned
by
C
•
U
PLANNING BOARD MINUTES 27
APPROVED 5/7/96
Flores & Goldstein" dated April 16, 19960
APRIL 16, 1996
Board
Member Wilcox
asked why
there
is a
condition in the resolution
to show a
tree line
on the three
lots on
the
plat.
Director of Planning Kanter stated that it would clearly show the
tree line for building layout when the applicant goes in for Building
Permit.
There being no further discussion, Chairperson Cornell called for a
vote.
AYE - Cornell, Hoffmann, Kenerson, Wilcox, Bell.
NAY.- None.
Abstain - Finch.
The MOTION was declared to be carried.
(NOTE: Adopted resolution is attached hereto as exhibit #5.)
Chairperson
Cornell
declared
the
the matter of the Flores and Goldstein
subdivision duly
closed
at 10:07
authorities
p.m.
AGENDA ITEM: OTHER BUSINESS
Chairperson Cornell
construct a resolution
Authorities to reduce the
change in signaling.
stated that the Planning Board was going to
for the Town Board to petition the State
speed limit on Danby Road, or come up with a
MOTION by Gregory Bell, seconded by Herbert Finch:
NOW, THEREFORE, BE IT RESOLVED:
That the Town of Ithaca Planning
Board hereby
requests that
the
Town
Board
petition the appropriate State
authorities
for reduction
in
the
speed
limit, in both directions,
on Route
96B /Danby
Road adjacent
generally
to
the Ithaca College Campus
to
the southern
approach to
the
King
Road
intersection, from the present
limits of 50
MPH and 45 MPH
to
30 MPH;
AND, BE IT FURTHER RESOLVED:
That the Town of Ithaca Planning Board hereby requests that the Town Board
petition the appropriate State authority for the placement of a full
three -color traffic light at the intersection of East and West King Road
and Route 96B /Danby Road.
• PLANNING BOARD MINUTES 28 APRIL 16, 1996
APPROVED 5/7/96
There being no further discussion, Chairperson Cornell called for a
vote.
AYE - Cornell, Hoffmann, Finch, Kenerson, Wilcox, Bell.
NAY - None.
The MOTION was declared to be carried unanimously.
(NOTE: Adopted resolution is attached hereto as exhibit 46.)
Board Member Hoffmann stated that at 4 :00 p.m. she was at East Hill
Plaza and she realized that there was an Ithaca Transit bus stopped in the
driving lane facing west, and picking up passengers at the corner of the
P &C entrance and toward the liquor store. Ms. Hoffmann stated that she
expected it to go straight ahead out to Judd Falls Road and turn, but what
the bus did was turn to the left directly heading through the parking lot,
straight down to the gas station on the corner and going through the gas
station onto Ellis Hollow Road, the same way she had described at a
previous meeting. Ms. Hoffmann stated that the bus was going very slowly
over the speed bump, and then it turned west and headed downtown. Ms.
•Hoffmann stated that she called Barbara Blanchard.to tell her about this,
and ask her what she had found out about what Ms. Hoffmann had reported
the last time about this. Ms. Hoffmann stated that Ms. Blanchard had
indeed contacted the Ithaca Transit people, and they told Ms. Blanchard
that they have an arrangement with the gas station, and this is what the
drivers could do, and are told to do. Ms. Hoffmann stated that when she
explained to Ms. Blanchard that what the driver did was a very dangerous
thing, in turning the bus through the parking lot in the busiest part of
the parking lot near the entrance to P &C, Ms. Blanchard said she would
tell the Ithaca Transit people about it'and have them get back to her.
Town Engineer Walker asked Ms. Hoffmann if Ms. Blanchard knew why the
bus drivers were instructed to that.
Board Member Hoffmann responded, no.
Town Engineer Walker asked if the buses are having difficulty making
a left turn out onto Judd Falls Road from the parking lot.
Board Member Hoffmann stated that she suspected that could be part of
it . Ms. Hoffmann stated that, at some point she would like to have a
resolution to the Ithaca Transit Authority that this was not a very safe
idea. Ms. Hoffmann told Ms. Blanchard that she was very sensitive right
.now about what happens in this area because the Board is talking about the
•P &C expansion. Ms. Hoffmann stated that the Board needs to make time for
this discussion.
• PLANNING BOARD MINUTES 29 APRIL 16, 1996
APPROVED 5/7/96
•
•
Board Member Wilcox asked whether
to other business a discussion about
Extension. Mr. Wilcox suggested that
due to the time.
Chairperson Cornell wanted to add
the recommendation on Chase Lane
the Board not discuss that tonight
Chairperson Cornell stated that the Board would not address that
tonight because there is no proposal.
Planner Cornish stated that the Board Members received a letter
addressed to her from David Herrick summarizing and clarifying some points
that the Board had covered in the last meeting on April 2, 1996, and she
just wanted to make sure the Board did not have any additions or
corrections to what Mr. Herrick understood as direction from the Planning
Board. Ms. Cornish stated that she did not find any additions or
comments, but since then Mr. Herrick had taken this back to his staff, and
what has happened as a result of our discussion is that they are
eliminating the offices in the entrance so this would be stacking space
for the carts. Ms. Cornish stated, in addition to that, they have taken
out the first row of parking spaces so they could widen the driving lanes,
and they plan on refiguring this area to allow that pick -up of passengers.
Ms. Cornish stated the hope was that the area in front of the plaza was
going to be striped, and signed for buses with the intention that the
buses could be easily moved in case of an emergency, and that it would be
a dedicated bus pull -off stop. Ms. Cornish stated that the landscape
plan needs to be worked out.
Board Member Wilcox stated that they would be loosing parking spaces,
and asked whether it would meet parking standards.
Planner Cornish stated that they will loose eight spaces, and when
you take into account the back lot there would be more than adequate
parking, and that will be a discussion between the Town and Cornell
University.
Board Member Wilcox stated that taking away a few more spaces is a
good trade off for safety.
Planner Cornish stated that Mr. Herrick i
University might not let P &C expand because
Cornish stated that she hopes Cornell would
before making that harsh of a decision.
Director of Planning Kanter stated that
front of the Board on May 7, 1996*
ndicated to her that Cornell
of the parking issue. Ms.
come to the Planning Board
Mr. Herrick will be back in
Planner Cornish stated that she would go back to Mr. Herrick to
indicate that date is fine.
•
•
PLANNING BOARD MINUTES
30
APPROVED 5/7/96
APRIL 16, 1996
Board Member Kenerson asked if P &C has mentioned anything about
breaking up that brick wall out front.
Planner Cornish stated yes, and they have hired Jagat Sharma to deal
with this, but in conversations with Mr. Herrick, he had indicated that
they have no problem with taking the asphalt out and putting the green in
and landscaping.
There being no further discussion, Chairperson Cornell closed this
segment of the meeting.
ADJOURNMENT:
Upon MOTION, Chairperson Cornell declared the April 16, 1996, Meeting
of the Town of Ithaca Planning Board duly adjourned at 10:20 p.m.
DRAFTED: 4/18/96 by DAK
Prepared by.
Deborah A. Kelley.
Keyboard Specialist /Minutes Recorder.
Respectfully submitted,
Starr Hays,
Recording Secretary,
Town of Ithaca Planning Board.
Administ ve Secretary.
I I
TOWN OF ITHACA PLANNING BOARD
Date:
ATTENDANCE SHEET
P_LEASE_P_RINT Y0107_NAN9 ADDRESS OR AFFILIATE
(PleaseLP_RINTJto ensure Accuracy in Official Minutes)
on
(c)
•
P
TOWN OF ITHACA
126 EAST SENECA STREET, ITHACA, N.Y. 14850
TOWN CLERK 273 -1721 HIGHWAY 273 -1656 PARKS 273 -8035 ENGINEERING 273 -1747 PLANNING 273 -1747 ZONING 273 -1783
FAX (607) 273 -1704
TOWN OF ITHACA
AFFIDAVIT OF POSTING AND PUBLICATION
•
i1
LJ
I, Starr Hays, being duly sworn, depose and say that I am the
Recording Secretary for the Town of Ithaca Planning Board, Tompkins
County, New York; that the following Notice has been duly posted on
the sign board of the Town of Ithaca and that said Notice has been
duly published in the local newspaper, The Ithaca Journal
Notice of Public Hearings to be held by the Town of Ithaca Planning
Board in Town of Ithaca Town Hall, 126 East Seneca Street, Ithaca,
New York, on Tuesday, April 16, 1996, commencing at 7:30 P.M.,
as per attached.
Location of Sign Board used for Posting:
Entrance of Town Hall.
Date of Posting:
Date of Publication:
STATE OF NEW YORK )
COUNTY OF TOMPKINS )
April 8, 1996
April 10, 1996
SS..
Bulletin Board, Front
Starr Hays, 01
Recording Secretary,
Town of Ithaca Planning Board.
Sworn to and subscribed before me this 10th day of April 1996.
Filename: Starr \Agendas \PPAFF \04- 16- 96.PPA
I ONRY PUBLIC
STALE OF NEW YORK
'94.646 427
I I
•
r
)WN OF ITHACA PLAN-
ING BOARD, NOTICE
F PUBLIC HEARING,
110 sday, April 16 1996.
direction of the Crhairman !
of I
GIVENtthaat
ISPHERE G
Public H
Hearings w
will be held
by the P
Planning B
Board of the I
I I
Town o
of Ithaca o
on Tuesday, 1
April 1
16 1996 a
at 126 East
i
Seneca treat, It aca, . a i
the following times and on l to create three new building
the: following matters: lots fronting on East King
17:35 P.M. Continuation of I _Road, without any new road
.consideration of Preliminary I proposed. No development:
Land Final Subdivision Ap �is anticipated on the
proval for the proposed sub 51.679± acre parcel la-
,division of Town of Ithaca Tax ,belled as "Remaining Lands
,Parcels No. 43.1.1.1,, of Goldstein & Flores. Tessa
J 43 1 6 30 5 ± i Flores and .Ir6 Goldstein,
43.1 -2.2 an ,
lacres in size into 3 lots
.16.30±, 13.7±, and 0.46±'
acres in 'size respectively;.lo-
,cated on the east side of
Donby Road, approximately'
920, eat north of its intersec-
tions with East King Road, on
the property known as Col-
lege Circle Apartments, MR
Multiple Resident District.:
JMS Ithaca Realty, Inc., I
Owner; John Novarr, Agent.
8:00 P.M. Consideration of
Preliminary and Final Site
Plan Approval for the expan-
sion of Chilled Water Plant III
to consist of a new building
addition approximately 30
feet x 53 feet, to house a new i
refrigeration unit. Two new
cooling towers will be ap-
PProximately 57 ± feet in
hei ht from the lowest ground
level and will require a I
heig[it variance from the
Town.of Ithaca Zoning Board I
„i Gnnank The site is lo-
catea on uryaen Koou, imm. i
366) just west of the intersec -
tion with Judd Falls Road on i.
Town of Ithaca Tax Parcel l;
No. 63- 1.8.21 LI light Ind us.
�
trian District. Cornell Univer-
sity Owner, Robert E.,
Mc &be, P.E., Agent.
8:30 P.M. Consideration ofji
Preliminary Subdivision Ap-,
pro�aI for the subdivision of
Town of Ithaca Tax Parcel
No. 44 -2 -101 consisting of,
68.396± acres, into four lots,,
2.078 ± acres,' 2.273 ±
acres, 21367± acres, and'f
51.679±, acres in size, ref
spectiveyl . The site is located;
at 141 East King Road in an`
R-30 Residence, District. The'
purpose of the subdivision is'
...l..�., ..rr.._
):10 P.M. Consideration o
i Retommendatiom to the
!oning Board of Appeals
,vith respect to a request for
,, ecial approval per Article
KIII Section 70 of the Town
of [ thaca Zoning Ordinance
for the proposed deposit of
fill mdterial not to exceed
14,000 cubic yards on a
`33.3.5.2, located at 638 1:1-
Mira Road, LI Llght. Ihdustrial
District, Veteran Volunteer
Fireman's Association,
Owner; Doug Giliogly,
! Agent.
I Said Planning Board will at-
said'times and said place
hear all persons in support of
such matters or objections
thereto. Persons may appear
by agant or in person. Indi-
viduals with, "visual impair-
ments, hearing impairments
or other special needs, will
be provided with assistance
as necessary, upon request.
'Persons desiring assistance
'must make such a request not
Iless than 48 hours pprior to the
time of the public hearin
Jonant an Kanter, A�CP t
Director of Planning i
273 -1747
`April 10 1996
i
1
•
•
L_J
TOWN OF ITHACA PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
Tuesday, April 16, 1996
FINAL
COPY
By direction of the Chairman of the Planning Board, NOTICE IS HEREBY GIVEN that
Public Hearings will be held by the Planning Board of the Town of Ithaca on
Tuesday, April 16, 1996, at 126 East Seneca Street, Ithaca, N.Y., at the
following times and on the following matters:
7:35 P.M. Continuation of consideration of Preliminary and Final Subdivision
Approval for the proposed subdivision of Town of Ithaca Tax Parcels
No, 43- 1 -1.1, 43- 1 -2.2, and 43 -1 -6, 30.5 +/- acres in size, into 3
lots, 16.30 + / -, 13.74 + / -, and 0.46 +/- acres in size respectively,
located on the east side of Danby Road approximately 920 feet north
of its intersection with East King Road, on the property known as
College Circle Apartments, MR Multiple Residence District. JMS
Ithaca Realty, Inc., Owner; John Novarr, Agent.
8:00 P.M. Consideration of Preliminary and Final Site Plan Approval for the
expansion of Chilled Water Plant III to consist of a new building
addition, approximately 30 feet X 55 feet, to house a new
refrigeration unit. Two new cooling towers will be approximately 57
+/- feet in height from the lowest ground level, and will require a
height variance from the Town of Ithaca Zoning Board of Appeals.
The site is located on Dryden Road (Rt. 366) just west of the
intersection with Judd Falls Road on Town of Ithaca Tax Parcel No.
63- 1 -8.21 LI Light Industrial District. Cornell University, Owner;
Robert E. McCabe, P.E., Agent,
8:30 P.M. Consideration of Preliminary Subdivision Approval for the
subdivision of Town of Ithaca Tax Parcel No. 44 -2 -10, consisting of
58.396 +/- acres, into four lots, 2.078 ±/- acres, 2.273 +/- acres,
2.367 +/- acres, and 51.679 +/- acres in size respectively. The
site is located at 141 East King Road in an R -30 Residence District.
The purpose of the subdivision is to create three new building lots
fronting on East King Road, without any new road proposed. No
development is anticipated on the 51.679 +/- acre parcel labelled as
"Remaining Lands of Goldstein & Flores." Tesse Flores and Ira
Goldstein, Owners /Applicant.
9:10 P.M. Consideration
of a Recommendation to the Zoning
Board of Appeals
with res ct
to a request for Special
Approval
per Article XIII,
Sec ion 0 of
the Town of Ithaca Zoning
ordinance,
for the proposed
dept it of fill material not to exceed 14,000 cubic yards on a
porti of Town of Ithaca Tax Parcels No. 33 -3 -5.1 and 33- 3 -5.2,
locPt at 638 Elmira Road, LI Light Industrial District. Veteran
Vol teer fireman's Association, Owner; Doug Gillogly, Agent.
Said Planning Board will at said times and said place hear all persons in support
of such matters or objections thereto. Persons may appear by agent or in person.
Individuals with visual impairments, hearing impairments or other special needs,
will be provided with assistance as necessary, upon request. Persons desiring
assistance must make such a request not less than 48 hours prior to the time of
the public hearing.
Dated: Monday, April 8, 1996
Publish: Wednesday, April 10, 1996
Jonathan Kanter, AICP
Director of Planning
273 -1747
•
•
7:30 P.M.
TOWN OF ITHACA PLANNING BOARD
126 East Seneca Street
Ithaca, New York 14850
Persons to be heard.
Tuesday, April 16, 1996
AGENDA
7:35 P.M. PUBLIC HEARING: Continuation of consideration of Preliminary and Final Subdivision
Approval for the proposed subdivision of Town of Ithaca Tax Parcels No. 43- 1 -1.1, 43- 1 -2.2,
and 43 -1 -6, 30.5 +/- acres in size, into 3 lots, 16.30 + / -, 13.74 + / -, and 0.46 +/- acres in size
respectively, located on the east side of Danby Road approximately 920 feet north of its
intersection with East King Road, on the property known as College Circle Apartments, MR
Multiple Residence District. JMS Ithaca Realty, Inc., Owner; John Novarr, Agent.
8:00 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the
expansion of Chilled Water Plant III to consist of a new building addition, approximately 30
feet X 55 feet, to house a new refrigeration unit. Two new cooling towers will be
approximately 57 +/- feet in height from the lowest ground level, and will require a height
variance from the Town of Ithaca Zoning Board of Appeals. The site is located on Dryden
Road (Rt. 366) just west of the intersection with Judd Falls Road on Town of Ithaca Tax Parcel
No. 6344.2, LI Light Industrial District. Cornell University, Owner; Robert E. McCabe, P.E.,
Agent,
8:30 P.M. PUBLIC HEARING: Consideration of Preliminary Subdivision Approval for the subdivision
of Town of Ithaca Tax Parcel No. 44 -2 -10, consisting of 58.396 +/- acres, into four lots, 2.078
+/- acres, 2.273 +/- acres, 2.367 +/- acres, and 51.679 +/- acres in size respectively. The site
is located at 141 East King Road in an R -30 Residence District. The purpose of the subdivision
is to create three new building lots fronting on East King Road, without any new road proposed.
No development is anticipated on the 51.679 +/- acre parcel labelled as "Remaining Lands of
Goldstein & Flores." Tesse Flores and Ira Goldstein, Owners /Applicant,
9:10 P.M. PUBLIC HEARING: Consideration of a Recommendation to the Zoning Board of Appeals
with respect to a request for Special Approval per Article XIII, Section 70 of the Town of
Ithaca Zoning Ordinance, for the proposed deposit of fill material not to exceed 14,000 cubic
yards on a portion of Town of Ithaca Tax Parcels No. 33 -3 -5.1 and 33- 3 -5.2, located at 638
Elmira Road, LI Light Industrial District. Veteran Volunteer Fireman's Association, Owner;
Doug Gillogly, Agent,
6. Approval of Minutes: April 2, 1996,
7, Other Business.
8. Adjournment.
Jonathan Kanter, AICP
Director of Planning
273 -1747
NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY STARR HAYS AT 273 -1747.
(A quorum of four (4) members is necessary to conduct Planning Board business.)
0
ADOPTED RESOLUTION:
College Circle Apartments
1033 Danby Road
3 -Lot Subdivision
Preliminary & Final Subdivision Approval
Planning Board, April 16, 1996
MOTION by Herbert Finch, seconded by Robert Kenerson:
WHEREAS:
1. This action is the consideration of Preliminary and Final Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcels No. 43- 1 -1.1, 43- 1 -2.2, and 43 -1 -6, 30.5 +/- acres in size, into
3 lots, 16.3 + / -, 13.74 + / -, and 0.46 +/- acres in size respectively, located on the east side of Danby Road
approximately 920 ft, north of its intersection with East King Road, on the property known as College
Circle Apartments, MR- Multiple Residence District. JMS Ithaca Realty, Inc., Owner; John Novarr,
Agent.
2. The Planning Board, at a Public Hearing held on March 19, 1996 did review the proposed subdivision
plat, a Short Environmental Assessment Form Part I, prepared by the applicant, a Part II prepared by the
Town Planning staff, 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, did, on March 19, 1996, make a negative
determination of environmental significance, and
4. The Planning Board, at a continuation of a Public Hearing on April 16, 1996, has reviewed and accepted
as adequate a plat entitled "Survey Map Showing Lands of JMS Ithaca Realty, Inc., Located on New
York State Route 96B - Danby Road, Town of Ithaca, Tompkins County, New York" prepared by Allen
T. Fulkerson, L.S., dated November 21, 1995, and revised April 3, 1996, other application materials, and
5. Tax Parcel No. 43- 1 -2.2, the parcel proposed for subdivision, is part of the College Circle Apartment
complex, a development for which Final Site Plan Approval was granted on November 15, 1988, and for
which modification of Final Site Plan Approval was granted on December 5, 1989.
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 in neither a significant alteration of the purpose
of subdivision control nor the policies enunciated or implied by the Town Board, and
2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcels No. 43- 1 -1.1, 43- 1 -2.2, and 43 -1 -6, 30.5 +/- acres in size, into
3 lots, 16.3 +/ -, 13.74 + / -, and 0.46 +/- acres in size respectively, located on the east side of Danby Road
approximately 920 ft. north of its intersection with East King Road, on the property known as College
Circle Apartments, as shown on the plat entitled "Survey Map Showing Lands of JMS Ithaca Realty, Inc.,
Located on New York State Route 96B - Danby Road, Town of Ithaca, Tompkins County, New York"
prepared by Allen T. Fulkerson, L.S., dated November 21, 1995 and revised April 3, 1996, and other
application materials, subject to the following conditions:
•College Circle Apartments
1033 Danby Road
3 -Lot Subdivision
is
Preliminary & Final Subdivision Approval
Planning Board, April 16, 1996
-Page 2-
a. consolidation of "Parcel B" and "Parcel C" into one (1) parcel, totaling approximately 14.2 acres
in area, within six months of the filing of the plat in the office of the County Clerk, and
submission of proof of said consolidation to the Town Planner;
b. approval by the Town Attorney of any easements deemed necessary to ensure ingress and egress
from NYS Rte. 96B /Danby Rd. to "Parcel B" over the existing driveways and parking lots on
"Parcel A ", and the right of any future owner of "Parcel B" to connect to existing utility lines and
drainage systems presently installed on "Parcel A ", including the stormwater retention pond, and
further, for the purpose of ensuring adequate open space for residents of the proposed "Parcel A ",
an easement or other instrument guaranteeing access to that portion of "Parcel B" located between
the chord shown as N 39d 51" W 353.3 ft. / S 39d 51" E 353.3 ft. and the Arc = 495.9 ft., prior
to signing of the plat by the Planning Board Chairperson;
C. that the limitations on use of those areas designated as "conservation areas" on the proposed plat
and which were incorporated in the site plan approvals for the College Circle Apartments project
dated November 15, 1988 and December 5, 1989 continue in force;
d. that any future development
on combined Parcels B
and C be in
accordance
with the site plan for
which Final Approvals were
granted on November 15,
1988 and
December
5, 1989;
e. the provisions of the Maintenance Agreement between JMS Ithaca Realty, Inc. and the Town of
Ithaca dated November 15, 1989 and recorded at Page 624 of Miscellaneous Agreements Book .
34 continue to be in force should ownership of "Parcel B" be transferred;
f. submission for signature by the Planning Board Chairperson of an original or mylar copy and
four (4) paper copies of the approved plat prior to filing with the Tompkins County Clerk's
office.
Aye - Cornell, Hoffmann, Finch, Wilcox, Kenerson, Bell.
Nay - None.
Starr Hays, Recording ecretary,
Town of Ithaca Planning Board.
4/17/96,
( ilmmnc No. 16 PC9 DF. VREVSICURRENTICOLCIRCZ.RES)
ADOPTED RESOLUTION':
Cornell University Chilled Water Plant III Expansion
Dryden Road (Rt. 366)
Preliminary and Final Site Plan Approval
Planning Board, April 16, 1996
MOTION by Fred Wilcox, seconded by Gregory Bell:
WHEREAS:
1. This action is the Consideration of Preliminary and Final Site Plan
Approval for,the proposed expansion of Chilled Water Plant III to
consist of anew building addition, approximately 30 feet X 55 feet, to
house a new refrigeration unit. Two new cooling towers will be
approximately 57 +/- feet in height from the lowest ground level, and
will require'a height variance from the Town of Ithaca Zoning Board of
Appeals. The site is located on Dryden Road (Rt. 366) just west of the
intersection -with Judd Falls Road on Town of Ithaca Tax Parcel No. 63 -1-
8.2, LI Light Industrial District. Cornell University, Owner; Robert E.
McCabe, Agent, and
2. The environmental review for this action has been completed by the
'Dormitory Authority of the State of New York, and a Short Environmental
Assessment Form Parts 1 and 2 has been completed by the Dormitory
Authority indicating that this is a Type II action pursuant to the State
Environmental Quality Review Act (SEQR), Part 617.5 (c) (7), and
3. The Planning "Board, at a Public Hearing on April 16, 1996 has reviewed
and accepted,as adequate a site plan entitled "Cornell University 2000
Ton Chiller at Chilled Water Plant III," dated Feb. 2, 1996, a blown -up
detail of the site plan showing the proposed new addition (untitled and
undated), and an elevation drawing labelled "General Arrangement West
Elevation Chilled Water Plant III," dated Oct. 17, 1996, both prepared
by Gryphon International, and additional application materials.
NOW, THEREFORE, BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby waives certain
requirements' for Preliminary and Final Site Plan Approval, as shown on
the Preliminary and Final Site Plan Checklist, having determined from
the materials presented that such waiver will result in neither a
significant alteration of the purpose of site plan control nor the
policies enunciated or implied by the Town Board, and
2. That the Planning Board hereby grants Preliminary and Final Site Plan
Approval for the proposed expansion of Chilled Water Plant III to
consist of a "new building addition, approximately 30 feet X 55 feet, to
house a new refrigeration unit, as shown on the above - referenced
documents, subject to the following conditions:
a. Revision of the site plan to correct the label on the scale, and
b. Revision of the blown -up detail of the site plan to add a title,
date, north arrow, corrected label on the scale, name of preparer,
and border around site plan drawing, and
C. Revision of the elevation drawing to include a corrected label on
the scale, and
0
® Cornell University Chilled Water Plant III Expansion -Page 2-
Dryden Road (Rt. 366)
Preliminary and Final Site Plan Approval
Planning Board, April 16, 1996
d. obtaining of the necessary height variance from the Zoning Board
of Appeals to permit the height of the proposed addition to exceed
25 feet from the lowest ground level, as restricted in the LI
Light Industrial District, and
e. Submission of an original and two (2) copies of each of the three
final site plan drawings referenced above, with the revisions
specified above, with the name and seal of the licensed engineer
or architect who prepared the plans.
Aye - Cornell, Hoffmann, Finch, Kenerson, Wilcox, Bell.
Nay - None.
The MOTION was declared to be carried unanimously.
Starr Hays, Mary Bryan ,
Recording Secretary, Administr ive Secretary.
Town of Ithaca Planning Board.
4/17/96.
EileName: C: \Starr \Ra.ml• \Chillva[.fin
0 MENO
To
From
April 16.199E
Landace irorneII Chairperson, and Members of the Town of Ithaca
planning Board
The Town of Ithaca Environmental Review Committee (ERC)
Subject: Review of Project No. 9603192, Flores - Goldstein Subdivision, 141
East King Road.
The ERC appreciates having the opportunity to comment on this proposal.
We see no environmental problem with this four lot subdivision as it is
presently proposed. We understand that there is a possibility that a large
parcel of land, also owned by Flores - Goldstein, may be set aside as open
space, possibly as a Town park. This would have a very positive effect on
the environment in this area, and would create much needed park space on
South Hi 1 1.
We would recommend that such park not be intensely developed for
recreational use, but have only small scale and limited construction of a
• neighborhood play area for small children in an area of well drained and high
ground near the deve 1 oiled Chase Farm 1 ands, and tra 11 s f or w 1 k i ng and
running in other parts. It would be very nice to have a special educational
trail around the wetland area to teach neighborhood users about the special
features and, importance of wetlands.
•
•
ADOPTED RESOLUTION:
SEQR
Flores - Goldstein Subdivision
141 East King Road
Preliminary Subdivision Approval
Tax Parcel No. 44 -240
Planning Board, April 16, 1996
MOTION by Herbert Finch, seconded by Fred Wilcox:
WHEREAS,
1. This action is consideration of Preliminary Subdivision Approval for the proposed subdivision of
Town of Ithaca Tax Parcel No. 44 -2 -10, consisting of 58.396 +/- acres, into four lots, 2.078 +/-
acres, 2.273 +/- acres, 2.367 +/- acres, and 51.679 +/- acres in size respectively. The site is
located at 141 East King Road in an R -30 Residence District. The purpose of the subdivision is
to create three new building lots fronting on East King Road, without any new road proposed. No
development is anticipated on the 51.679 +/- acre parcel labelled as "Remaining Lands of
Goldstein & Flores," and
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 on April 16, 1996, has reviewed and accepted as adequate a Short
Environmental Assessment Form Part I submitted by the applicant and a Part II prepared by the
Town Planning staff, a survey entitled "Flores - Goldstein Subdivision Lot Dimension Survey
Map," and an additional map entitled "Flores - Goldstein Subdivision Key & Location Maps,"
both prepared by R. James Stockwin, PLS and dated March 1996, and other application materials,
and
4. The Town planning staff has recommended a negative determination of environmental significance
with respect to the proposed Subdivision Approval;
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 Full Environmental Assessment Form, nor an
Environmental Impact Statement will be required.
Aye - Cornell, Hoffmann, Finch, Kenerson, Wilcox, Bell.
Nay - None.
The MOTION was declared to be carried unanimously.
L
• Starr Hays, Recording Secretary,
Town of Ithaca Planning Board.
4/17/960
JUW:A! Z�fflWr
.!� 1 • is i. kme K
ADOPTED RESOLUTION.
Flores - Goldstein Subdivision
141 East King Road
Tax Parcel No. 44 -240
Preliminary Subdivision Approval
Planning Board, April 16, 1996
MOTION by Fred Wilcox, seconded by Robert Kenerson:
WHEREAS.
1. This action is consideration of Preliminary Subdivision Approval for the proposed subdivision of
Town of Ithaca Tax Parcel No. 44 -2 -10, consisting of 58.396 +/- acres, into four lots, 2.078 +/-
acres, 2.273 +/- acres, 2.367 +/- acres, and 51.679 +/- acres in size respectively. The site is
located at 141 East King Road in an R -30 Residence District. The purpose of the subdivision is
to create three new building lots fronting on East King Road, without any new road proposed. No
development is anticipated on the 51 .679 +/- acre parcel labelled as "Remaining Lands of
Goldstein & Flores," and
2. 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 April 16, 1996, made a
negative determination of environmental significance, after having reviewed and accepted as
adequate a Short Environmental Assessment Form Part I submitted by the applicant and a Part II
prepared by the Town Planning staff, and
3. The Planning Board, at a Public Hearing held on April 16, 1996, has reviewed and accepted as
adequate a survey entitled "Flores - Goldstein Subdivision Lot Dimension Survey Map," and an
additional map entitled "Flores - Goldstein Subdivision Key & Location Maps," both prepared by
R. James Stockwin, PLS and dated March 1996, and other application materials;
NOW, THEREFORE, BE IT RESOLVED.
1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary
Subdivision Approval, as shown on the Preliminary Subdivision Checklist, having determined
from the materials presented that such waiver will result in neither a significant alteration of the
purpose of subdivision control nor the policies enunciated or implied by the Town Board, and
2. That the Planning Board hereby grants Preliminary Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcel No. 44 -2 -10, consisting of 58.396 +/- acres, into four
lots, 2.078 +/- acres, 2.273 +/- acres, 2.367 +/- acres, and 51.679 +/- acres in size respectively,
located at 141 East King Road, as shown on a survey entitled "Flores - Goldstein Subdivision Lot
Dimension Survey Map," and an additional map entitled "Flores - Goldstein Subdivision Key &
Location Maps," both prepared by R. James Stockwin, PLS and dated March 1996, and other
application materials, subject to the following conditions:
a, revision of the final subdivision plat to include labels of the East King Road centerline and
right -of -way, and the addition of a parcel or lot number on the parcel identified as
"Remaining Lands of Goldstein & Flores," and
b, revision of the final subdivision plat "Lot Dimension Survey Map" to show the
approximate location of the existing treeline on Lots 1, 2 and 3, and
Flores - Goldstein Subdivision
141 East King Road
Tax Parcel No. 44 -240
• Preliminary Subdivision Approval
Planning Board, April 16, 1996
-Page 2-
C, revision of the "Key & Location Maps" to show the stream on the southern portion of the
existing parcel, and
d, revision of both the "Lot Dimension Survey Map" and "Key and Location Maps" to
include border lines bounding each sheet, as specified on the Preliminary Plat Checklist,
and
e. submission for signature by the Chair of the Planning Board of an original or mylar copy
and four (4) paper copies of the final subdivision plat, as required to be revised above,
with required Surveyor's Certification, prior to filing with the Tompkins County Clerk's
office.
AND BE IT FURTHER RESOLVED.
1. That if the parcel identified as "Remaining Lands of Goldstein & Flores" is further subdivided in
the future, making it necessary to construct a new road on the property, the curb -cut onto East
King Road from Lot 2 shall be eliminated and relocated on the new road, and that such provision
• and right be included in the deed for Lot 2, such deed language to be provided for review and
approval by the Attorney for the Town prior to signing of the final plat by the Planning Board
Chairperson, and
2. At this time the Planning Board waives any park land reservation but determines that if there is
any further subdivision of Tax Parcel No. 44 -2 -10 the Planning Board may consider the need for
future park land including in such consideration, the lands for which subdivision approval is being
given by this resolution (i.e. if a 10% land set -aside is required in the future, the 10% shall be
calculated on the entire 58.396 acres and not on just the balance of 51.679 acres).
Aye - Cornell, Hoffmann, Wilcox, Kenerson, Bell.
Nay - None.
Abstain - Finch.
The MOTION was declared to be carried unanimously.
Starr Hays, Recording Secretary,
Town of Ithaca Planning Board.
• 4/17/96.
(Fi IenameC \StamUResols \llores.res)
Bryan, Administ'fative Secretary.
ADOPTED RESOLUTION: Recommendation to Town Board
• Reduction of Speed Limit on
Planning Board, April
to Petition the State for
Route 96B /Danby Road,
16, 1996
MOTION by Gregory Bell, seconded by Herbert Finch:
WHEREAS:
1. There is increasing development density in the vicinity of Route
96B /Danby Road, and
2. Because of the recent number of traffic accidents at the intersection
al.ong Route 96B /Danby Road;
NOW, THEREFORE, BE IT RESOLVED:
That
the Town of Ithaca Planning
Board hereby
requests that
the
Town
Board
petition
the appropriate State
authorities
for reduction
Road
in
the
speed
limit,
in both directions, on Route
96B /Danby
Road adjacent
generally
to
the
Ithaca College Campus to
the southern
approach
to
the
King
Road
intersection,
from the present
limits of 50
MPH and 45
MPH
to
30 MPH;
AND BE IT FURTHER RESOLVED:
*hat the Town of Ithaca Planning
etition the appropriate State
three -color traffic light at the
and Route 96B /Danby Road.
Board hereby requests
that the
Town
Board
authority for the placement
would
of a
full
intersection of East
and West
King
Road
Board Member Fred
Wilcox
stated
he
would
prefer
the
high
speed limits
be eliminated from
East
King
Road
all
the
way
to the City
line.
There being no further discussion, Chairperson Cornell called for a
vote.
AYE - Cornell, Hoffmann, Finch, Kenerson, Wilcox, Bell.
NAY - None.
The MOTION was declared to be carried unanimously.
. t�r� AA� C e, 4=::� '2 42
Starr Hays, Ma r Br nt,
Recording Secretary, Admini rative Secretary.
Town of Ithaca Planning Board.
DRAFTED - 4/17/96 by Deborah A. Kelley
•
•
T. G:MLI:L=ER P.0
Engineers and Surveyors
April 9, 1996
Mrs. JoAnn Cornish
Town of Ithaca Planning Department
126 East Seneca Street
Ithaca, New York 14850
OR M 01996 1
101M uF I T HACA
PLANNING. ZONING ENGINEERING
Allen T. Fulkerson, L.S.
David A. Herrick, P.E.
Frank L. Santelli, P.E.
Lee Dresser, L.S.
Re: Summary of Issues from P & C Preliminary Site Plan Review, April 2, 1996
Dear JoAnn,
To prepare for our next visit with the Planning Board on May 7th, Mr. Norcross and I felt it would
be useful to itemize our understanding of the substantive concerns expressed by the Board and
Staff:
1. Reduction of the driving lane width in front of the Plaza is undesirable. This was generally
expressed by the majority of the Board.
2. An additional parking/standing lane should be considered adjacent to the storefront to
accommodate loading of goods into vehicles and drop -off of passengers. This provision should
be weighed against the requirements of Local Law No. 5 of 1992.
3. The remaining asphalt pavement between the proposed building expansion and Judd Falls Road
should be converted to landscaped space. Mrs. Cornish confirmed the Ithaca Fire Department
has no need for emergency access to this side of the proposed building.
4. Architectural and landscape elements should be added to the proposed west wall to mitigate the
visual impact arising from its proximity to Judd Falls Road.
5. The elevational views and site plan drawing should be combined to clarify spatial relationships.
If this summary fairly reflects the paramount concerns of the Board and Staff then we will focus our
efforts on these issues for our next meeting.
Please let me know as soon as possible if the minutes of the April 2 meeting suggest I have
misunderstood our discussions. Thank you for the assistance.
Sincerely,
• David A. Herrick P.E.
cc: D. Norcross, P & C
203 North Aurora Street ■ P.O. Box 777 ■ Ithaca, New York 14851 ■ (607) 272 -6477
ce-
ARTICLE VI
PRELIMINARY AND FINAL SUBDIVISION PLAT REQUIREMENTS
= ITEM SUBMITTED
W WAIVED
.N /A. NOT APPLICABLE
COND CONDITIONAL OF APPROVAL
Section 36, Preliminary Plat Checklist
1. A preliminary plat with the following information must be
filed in the Office of the Town Engineer at least ten (10)
days prior to the Planning Board meeting at which
preliminary approval is requested.
Four dark -line prints of improvement plans and information,
if improvements are required.
(� Four dark -line prints of the proposed plat.
V Fully completed Environmental Assessment Forms, with
comments from the Town.Engineer or Town Planner indicating
whether the proposed subdivision is a Type I, Type II, or
Unlisted action and indicating a recommendation for negative
or positive declaration of environmental impacts.
G o N D General layout including.lot lines with dimensions, block
and lot numbers; highway and alley lines-, with 60 -foot wide
highway rights -of -way; areas to be reserved for use in
common by residents of the subdivision; sites for
nonresidential, nonpublic uses; easements for utilities;
drainage, preservation of scenic views, or other purposes;
and building setback lines, with dimensions.
NJGeneral layout of the proposed highways, blocks, and lots
within the proposed subdivision. Tentative highway names.
Key map, when more than one sheet is required to resent
� P
plat.
V / .Contour intervals, to USGS datum, of not more than two feet
when the slope is less than four percent and not more than
five feet when the slope is greater than four percent.
Cultural features within and immediately adjacent to the
proposed subdivision, including platted lots, highway
improvements, bridges, culverts, utility lines, pipelines,
Power transmission lines, other significant structures,
• parks, wetlands, critical environmental areas, and other
significant features.
Date of Plat.
Preliminary & Final Subdivision Plat Requirements
-2-
1/ Direction of flow of all water courses. Calculation of
:. ;drainage area above point of entry for each water course
entering or abutting the tract.
M2z .Location and description of all section line corners and
government survey monuments in or near the subdivision, to
at least one of which the subdivision shall be referenced by
true courses and distances.
V Location, name, and dimensions of each existin g highway hi hwa and
alley and each utility, drainage, or similar easement
within, abutting, or in the immediate vicinity of the
proposed subdivision.
Map Scale (1" =50' or 1" =1001) and north point.
Name of planner, architect, engineer, land surveyor,
landscape architect or other person who prepared the sketch
/ plat or preliminary plat.
✓ Name of subdivision, which shall not duplicate the name of
any other subdivision in the county.
Name of Town, County, and State.
Name(s) and address(es) of the owner(s)
/V Name(s) and address(es) of the subdivider(s), if the
/ subdivider(s) is(are) not the owner(s) .
V Names and addresses of owns
rs of all parcels abutting the
proposed subdivision.
IV Names of recorded subdivisions abutting �I u tzng the proposed
subdivision.
�Q/y�• Natural features within and immediately adjacent to the
N�
W
CoN �.
proposed subdivision, including drainage channels, bodies of
water, wooded areas, and other significant features.
Identification of areas subject to flooding as indicated on
HUD Flood Boundary Maps, Wetlands Maps.
Restrictive covenants, if any.
Vicinity Map showing the general location of the property,
1" =1000' or 111= 20001
.
Width at building line of lots located on a curve or having
non - parallel side lines, when required by the Planning
Board.
Border lines bounding the sheet, one -inch from the left edge
and one -half inch from each of the other edges; all
information, including all plat lines, lettering,
signatures, and seals, shall be within the border lines.
do:
L
i
e
W
N/A
COND
C' sec cu�-CU'
ARTICLE VI
PRELIMINARY AND FINAL SUBDIVISION PLAT REQUIREMENTS
ITEM SUBMITTED
WAIVED
NOT APPLICABLE
CONDITIONAL OF APPROVAL
Section 36. Preliminary Plat Checklist
1. A preliminary plat with the following information must be
filed in the Office of the Town Engineer at least ten (10)
days prior to the Planning Board meeting at which
preliminary approval is requested.
►✓ Four dark -line prints of improvement plans and information.,
if improvements are required.
✓ Four dark -line prints of the proposed plat.
✓ Fully completed Environmental Assessment Forms, with
comments from the Town.Engineer or Town Planner indicating
whether the proposed subdivision is a Type I, Type II, or
® Unlisted action and indicating a recommendation for negative
or positive declaration of environmental impacts.
✓ General layout, including lot lines with dimensions; block
and lot numbers; highway and alley lines-, with 60 -foot wide
highway rights -of -way; areas to be reserved for use in
common by residents of the subdivision; sites for
nonresidential, nonpublic uses; easements for utilities;
drainage, preservation of scenic views, or other purposes;
and building setback lines, with dimensions.
General layout'of the. proposed highways, blocks, and lots
within the proposed subdivision. Tentative highway names.
04 Key map, when more than one sheet is required to present
plat.
W Contour intervals,
to USGS
datum, of not
more
than two feet
when the slope is
less than
four percent
and
not more than
five feet when the
slope is
greater than
four
percent.
✓ Cultural features within
proposed subdivision, inc
improvements, bridges, cu
power transmission lines,
® parks, wetlands, critical
significant features.
Date of Plat.
and immediately adjacent to the
luding platted lots, highway
lverts, utility lines, pipelines,
other significant structures,
environmental areas, and other
Preliminary &. -Final Subdivision Plat Requirements -2-
V Direction of flow of all water courses. Calculation of
drainage area above point of entry for each water course
entering or abutting the tract.
✓ Location and description of all section line corners and
government survey monuments in or near the subdivision, to
at least one of which the subdivision shall be referenced by
true courses and distances.
Location, name, and dimensions of each existing highway and
alley and each utility, drainage, or similar easement
within, abutting, or in the immediate vicinity of the
proposed subdivision.
✓ Map Scale (1" =50' or 1" =1001) and north point.
Name of planner, architect, engineer, land surveyor,
landscape architect, or other person who prepared the sketch
q plat or preliminary plat.
I.
i/ Name of subdivision, which shall not duplicate the name of
any other subdivision in the county.
✓ Name of Town, County, and State.
✓ Name(s) and address(es) of the owner(s)
Names) and addresses) of the subdivider (s) if the
subdividers) is (are) not the owner (s)
v1 Names and addresses of owners of all parcels abutting the
proposed subdivision.
k Names of recorded subdivisions abutting the proposed
subdivision.
vJ Natural features within and immediately adjacent to the
proposed subdivision, including drainage channels, bodies of
water, wooded areas, and other significant features.
Identification of areas subject to flooding as indicated on
HUD Flood Boundary Maps, Wetlands Maps.
✓ Restrictive covenants, if any
✓ Vicinity Map showing the general location of the property,
1" =1000' or 111= 20001
.
yJ Width at building line of lots located on a curve or having
non - parallel side lines, when required by the Planning
Board.
✓ Border lines bounding the sheet, one -inch from the left edge
and one -half inch from each of the other edges; all
information, including all plat lines, lettering,
signatures, and seals, shall be within the border lines..
I
r1
U
LJ
Preliminary & Final subdivision Plat Requirements
Section 37. Form of Final Plat.
• . A final plat with the following
the Office of the Town Engineer
to the Planning Board meeting at
requested.
-3-
information must be filed in
at least ten (10) days prior
which final approval is
Four dark -line prints of the proposed plat.
✓ Fully completed Environmental Assessment Forms, with
comments from the Town Engineer or Town Planner indicating
whether the proposed subdivision is a Type I, Type II, or
Unlisted action and indicating a recommendation for negative
or positive declaration of environmental impacts.
✓ Highway and alley boundary or right -of -way lines, showing
boundary, right -of -way or easement width and any other
information needed for locating such lines; purposes of
easements.
Highway center lines, showing angles of deflection, angles
of intersection, radii, lengths of tangents and arcs, and
degree of curvature, with basis of curve data. Lengths and
distances shall be to the nearest one - hundredth foot.
Angles shall abe to the nearest half minute.
Highway names.
} Key map, when more than one sheet-is required to present
plat.
Accurate locations and descriptions of all subdivision
monuments.
L Accurate outlines and descriptions of any areas to be
dedicated or reserved for public use or acquisition, with
the purposes indicated thereon; any areas to be reserved by
deed covenant for common uses of all property owners in the
subdivision.
✓ Border lines
and one -half edges;
information,
signatures,
bounding
inch from
including
and seals,
the sheet, one -inch from the left edge
each of the other ed es- all
all plat lines, lettering,
shall be within the border lines.
Building setback lines with dimensions.
✓ Date of Plat.
✓ Exact boundary lines of the tract, indicated,-,,,,W- a heavy
line, giving dimensions to the nearest one foot,
angles to the nearest one - minute, and at least one
• bearing; the traverse .shall be balanced and closed with an
error of closure not to exceed one to two thousand; the type .
of closure shall be noted.
Location and description of all section line corners and.
government survey monuments in or near the subdivision, to
at least one of which the subdivision shall be referenced by
true courses and distances,
Preliminary & Final Subdivision Plat Requirements -4-
✓ Location, name, and dimensions of each existing highway and
alley and each utility, drainage, or similar easement
within, abutting, or in the immediate vicinity of the
proposed subdivision.
Location of the property by legal description, including
areas in acres or square feet. Source of title, including
deed record book and page numbers.
Name and address of all owners of the property and name and
address of all persons who have an interest in the property,
such as easements or rights -of -way.
1'
Lot
✓ ine fully dimensioned, with lengths to the nearest
one- h;, adth foot and angles or bearings to the nearest
one minute.
Map Scale (1" =50' or 1" =1001 ) and north point.
Mortgagor's certificate: certificate signed and sealed by
the mortgagor(s) if any, to the effect that he consents to
the plat and the dedications and restrictions shown on or
referred to on the plat.
✓ Name of subdivision, which shall not duplicate the name of
any other subdivision in the country.
koeo Name of Town, County, and State.
✓ Name (s) and addresses) of the owner(s).
Name(s) and address(es) of the subdivider(s), if the
subdivider(s) is (are) not the owner(s).
NLA Name and seal of the registered land surveyor or engineer
who prepared the topographic information. Date of survey.
✓ Name and seal of registered and surveyor who made the
boundary survey. Date of the survey.
✓ Names and addresses of owners of all parcels abutting the
proposed subdivision.
Names of recorded subdivisions abutting the proposed
subdivision.
owner's certificate: a certificate signed by the owner(s) to
the effect the he /they owns the land, that he has caused the
land to be surveyed and divided, and that he makes the
dedications indicated on the plat.
L Certification signed by the chairman or other designated
official or agent of the Planning Board to the effect that
the plat was given preliminary approval by the Planning
Board.
Reference on the plat to any separate instruments, including
restrictive covenants, which directly affect the land in the
subdivision.
Preliminary & Final subdivision Plat Requirements
-5-
v*` surveyor's certificate: certificate signed and sealed by a
• registered land surveyor to the effect that (1) the plat
represents a survey made by him, (2) the plat is a correct
representation of all exterior boundaries of the land
surveyed and the'subdivision of it, (3) all monuments
indicated on the'plat actually exist and their location,
size and material are correctly shown, and (4) the
requirements of these regulations and New York state laws
relating to subdividing and surveying have been complied
with.
Tax and assessment certificate: a certificate signed by the
county treasurer and other officials as may be appropriate,
to the effect that there are no unpaid taxes due on the land
�N �' ✓� being subdivided and payable at the time of plat approval
fet „(s. and no unpaid special assessments, and that all outstanding
/e`° taxes and special assessments have been paid on all property
dedicated to public use.
The blocks are numbered consecutively throughout the
subdivision and the lots are numbered consecutively
throughout each block.
cOW The
original or
mylar
copy of
the plat
to be recorded and
four
dark -line
prints,
on one
or more
sheets.
Two copies of the County Health Department approval of the
water supply and /or sewerage system.
Ott
Vicinity Map showing the general location of the property,
1” =1000' or 1-11= 20001
.
W Width at building line of lots located on a curve or having
non - parallel side lines, when required by the Planning
Board.
•
Preliminary & Final Subdivision Plat Requirements
-6-
Section 38. Improvement Plans and Related Information.
16 Where improvements are required for a proposed subdivision,
the following documents shall be submitted to the Planning
Board.
Detailed construction plans and specifications for water
lines, including locations land descriptions of mains,
valves, hydrants, appurtenances, etc.
,i - Detailed construction plans, profiles, and specifications
for sanitary sewers and storm drainage facilities, including
locations and descriptions of pipes, manholes, lift
stations, and other facilities.
.&L Highway paving plans and specifications.
The estimated cost of:
a) grading and filling,
b) Culverts, swales and other storm drainage facilities,
C) sanitary sewers,
d) water lines, valves, and fire hydrants,
e) paving, curbs, gutters, and sidewalks,
f) any other improvements required by .these regulations.
The plan and profile of each proposed highway in the
subdivision, with grade indicated, -drawn to a scale of one-
inch equals 50 feet horizontal, and one -inch equals 5 feet 41
vertical, on standard plan and prof ile sheets. - Profiles
shall show accurately the profile of the highway or alley
along the highway- center line and location of the sidewalks,
if any.
Prelimi &Final SD
6/8/95