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HomeMy WebLinkAboutPB Minutes 1996-07-16• u • TOWN OF ITHACA PLANNING B I►1Pl .. FILED TOWN OF ITH�A�yCAA 15afe —.,/ w Clerk�� The Town of Ithaca Planning Board met in regular session on Tuesday, July 16, 1996, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. PRESENT: Vice Chairperson Eva Hoffmann, James Ainslie, Herbert Finch, Fred Wilcox, Gregory Bell, Jonathan Kanter (Director of Planning), John Barney (Attorney for the Town), Daniel Walker (Director of Engineering), JoAnn Cornish (Planner), Geri Tierney (Planner). ALSO PRESENT: Sue Bissell, Grace Ostrander, Joan Bokaer, Jerry Weisburd, Claudia Weisburd, Sarah Pines, Robert McCabe, Steve Little, John Heintz, Steven Savoca, David Herrick, David Norcross, Robert Bland, George Hascup, Shirley Egan, Elizabeth Vastbinder, Henry Doney. Vice Chairperson Hoffmann declared the meeting duly opened at 7:36 p.m. and accepted for the record the Clerk's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on July 8, 1996, and July 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 City of Ithaca and the Town of Danby, 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 July 12, 1996. (Affidavit of Posting and Publication is hereto attached as Exhibit #1.) Vice Chairperson Hoffmann read the Fire Exit Regulations to those assembled, as required by the New York State Department of State, Office of Fire Prevention and Control. AGENDA ITEM: PERSONS TO BE HEARD. There were no persons present to be heard. Vice Chairperson Hoffmann closed this segment of the meeting. AGENDA ITEM: CONSIDERATION OF DETERMINATION OF . SIGNIFICANCE OF ENVIRONMENTAL IMPACT, PURSUANT TO THE STATE ENVIRONMENTAL QUALITY REVIEW ACT, FOR THE ECOVILLAGE COMMON HOUSE ACCESSORY TOWER, LOCATED AT 1323 MECKLENBURG ROAD, AS FURTHER DESCRIBED BELOW. Vice Chairperson Hoffmann declared the above -noted matter duly opened at 7:38 p.m. and read from the Agenda as posted and as noted above. PLANNING BOARD MINUTES K APPROVED =OCTOBER 1, 1996 JULY 16, 1996 Planner Geri Tierney stated that she had comments she would like to present to the Planning Board in regard to the memorandum she submitted. Ms. Tierney indicated that EcoVillage had taken some photographs from around the project site to see how visible the tower would be from the road ways. The only visible area was from Elm Street Extension. Board Member Fred Wilcox asked Ms. Tierney if she noticed if the tower would be visible from West Haven Road. Planner Tierney stated that it would be possible that people would be able to see the tower from West Haven Road, but not much of the tower. Vice Chairperson Hoffmann asked if the top of the crane in the pictures would be pointing to the very top of the tower or the top of the extension of the tower, which is on the drawing. Jerry Weisburd of House Craft Builders, stated that the extension was eliminated at this point. Mr. Weisburd stated that the crane is slightly higher than the roof top of the tower. Vice Chairperson Hoffmann asked if there are other things beside chimneys on the houses. ®Mr. Weisburd responded, yes, there are also solar collector pipes. Mr. Weisburd stated that they. are approximately 38 feet. Grace Ostrander of West Haven Road, asked what the purpose of the tower was, and she further asked what kind of construction it is and how large. Mr. Weisburd stated that the tower is part of the design, it is the symbolic center of the neighborhood. The tower was made part of the design in the early stages of planning the neighborhood. It has several functions, it is a solar collector site that will remain clear of trees because of the height, it is place a where some members are planning for bird roosting, and it could possibly function as a cooling tower using the chimney effect in the summer to help cool the Common House. Primarily it is a design feature and symbolic feature as the center of the neighborhood. It would be sided with the same siding as the upper stories of all the houses are sided with, and it has a metal roof that is similar to the roofs on the carports. Board Member Wilcox asked how much lower would the tower be if the flag pole was taken off the crane. Mr. Weisburd stated that the tower was measured 54 feet high, and the flag pole was not measured as part of this because the residents decided not to put anything on it. ®Board Member Wilcox asked if the residents did go to the top of the flag pole, then how much taller would it be. ® PLANNING BOARD MINUTES 3 JULY 16, 1996 APPROVED = OCTOBER 1, 1996 Mr. Weisburd stated that it would then approach approximately 58 feet. Board Member James Ainslie stated that he does not see any problems with this proposal. Mr. Ainslie stated that if across the road that was left as an Agricultural District, there would be a silo 80 feet tall which is allowed in an Agricultural District, so something this height should be no problem for anyone. There being no further discussion, Vice Chairperson Hoffmann asked if anyone was prepared to offer a motion. MOTION by Herbert Finch, seconded by James Ainslie: NOW, THEREFORE, BE IT RESOLVED. That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. There being no further discussion, Vice Chairperson Hoffmann called for a vote. AYES - Hoffmann, Ainslie, Finch, Wilcox, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: Adopted resolution is hereto attached as Exhibit #2.) PUBLIC HEARING. CONSIDERATION OF SPECIAL APPROVAL FOR THE CONSTRUCTION OF AN ACCESSORY TOWER, FOR THE PROPOSED COMMON HOUSE AT ECOVILLAGE, LOCATED AT 1323 MECKLENBURG ROAD (NYS ROUTE 79) WEST OF HAVEN ROAD, SPECIAL LAND USE DISTRICT #8, ON A PORTION OF TOWN OF ITHACA TAX PARCEL NO.28 -1 -26.2. PROPOSED ACCESSORY TOWER TO HAVE A MAXIMUM HEIGHT OF 54 FEET. (PURSUANT TO LOCAL LAW NO. 1 FOR THE YEAR 1995, SPECIAL LAND USE DISTRICT FOR THE ECOVILLAGE COHOUSING COOPERATIVE, SPECIAL APPROVAL IS NEEDED BY THE PLANNING BOARD FOR THE CONSTRUCTION OF ACCESSORY TOWERS IN EXCESS OF 40 FEET.) ECOVILLAGE COHOUSING COOPERATIVE, OWNERIAPPLICANT; HOUSE CRAFT BUILDERS, AGENT. Vice Chairperson Hoffmann declared the Public Hearing duly opened at 7 :49 p.m. and read aloud from the Notice of Public Hearings as posted and published and as noted above. No one • spoke. Vice Chairperson Hoffmann closed the Public Hearing at 7:50 p.m. • • PLANNING BOARD MINUTES E APPROVED =OCTOBER 1, 1996 JULY 16, 1996 There being no further discussion, Vice Chairperson Hoffmann asked if anyone was prepared to offer a motion. MOTI N by Gregory Bell, seconded by Herbert Finch: NOW THEREFORE, BE IT RESOLED: 1. That the Planning Board hereby grants Special Approval for the construction of an accessory tower, not to exceed 54 feet in height, as shown in a drawing prepared by House Craft Builders and numbered and labeled AF3 Elevation - Neighborhood North Section, dated June 14, 1995, for the proposed common house at EcoVillage, located on a portion of Tax Parcel No. 28 -1 -26.2. There being no further discussion, Vice Chairperson Hoffmann called for a vote. AYES - Hoffmann, Ainslie, Finch, Wilcox, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: Adopted resolution is hereto attached as Exhibit #3.) Vice Chairperson Hoffmann duly closed the Special Approval for EcoVillage at 7:55 p.m. AGENDA ITEM: MINUTES APPROVAL - JUNE 18, 1996. MOTION by Fred Wilcox, seconded by James Ainslie: RESOLVED, that the Minutes of the June 18, 1996 Meeting of the Town of Ithaca Planning Board be and hereby are approved as written. There being no further discussion, Vice Chairperson Hoffmann called for a vote. AYES - Hoffmann, Ainslie, Finch, Wilcox, Bell. NAYS - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: OTHER BUSINESS. ® PLANNING BOARD MINUTES 5 JULY 16, 1996 APPROVED =OCTOBER 1, 1996 Board Member Wilcox stated that a few meetings ago, he volunteered to be the Planning Board representative for the Tompkins County Planning Federation. He has received materials from the Tompkins County Planning Federation including applications and copies of all their monthly minutes. Mr. Wilcox stated that he would be the representative, but noted that there have been a number of members that do not show up, so they have a hard time getting a quorum. Mr. Wilcox stated, with the consent of this Board, he will agree to represent the Town of Ithaca Planning Board on the Tompkins County Planning Federation, if the Tompkins County Board approves this. MOTION by Herbert Finch, seconded by James Ainslie: NOW, THEREFORE, BE IT RESOLVED:. That the Town of Ithaca Planning Board hereby approves that Board Member Fred Wilcox represent the Town of Ithaca Planning Board at the Tompkins County Planning Federation. There being no further discussion, Vice Chairperson Hoffmann called for a vote. AYES - Hoffmann, Ainslie, Finch, Bell. NAYS - None. ABSTAIN - Wilcox. The MOTION was declared to be carried. Board Member Bell stated that he would like to raise the topic of the schedule of Planning Board Meetings in November. The Planning Board discussed the schedule in January, but he has been made aware that the Planning Board has a meeting on Election Day (November 5, 1996). He knows that the Planning Board has met on Election Day, but this year is a Presidential Election year, and it seems to him that it is not appropriate to hold Public Hearings and other public business on Election Day, partly for the public and partly for Board Members who might be involved in elections. Attorney for the Town John Barney stated that the last week in November is Thanksgiving, so the Planning Board would be running into having back to back meetings again. Board Member Wilcox asked if there is any undo pressure on staff when the Planning Board holds two meetings in a row. Director of Planning Jonathan Kanter stated that it does, but that they could work with it. Mr. Kanter stated that he was going to suggest canceling the September 3, 1996, Planning Board Meeting, since there is nothing on the agenda at this point. The Board does not need to decide tonight. 0 • PLANNING BOARD MINUTES 6 JULY 16, 1996 APPROVED - OCTOBER 1, 1996 Vice Chairperson Hoffmann stated that the next Planning Board Meeting in August would be the time to discuss changing the November 5th meeting and cancelling the September 3rd meeting when all the Board Members are present. Board Member Herbert Finch stated that he would be out of town for the August 20th and September 3rd Planning Board Meetings, so he would not be attending. Board Member Wilcox asked if Saddlewood Farms hurt the Board for the first week of September. Director of Planning Kanter stated that the Saddlewood Farms proposal will tentatively be on the August 20th agenda, and there should not be anything that they could do by September 3rd. Saddlewood Farms next step after August 20th would be to prepare a draft scoping outline, and submit it to the Planning Board for consideration. Mr. Kanter stated that he just wanted to mention that with three of the subdivision proposals that the Board was not able to hold their Public Hearings at last meeting, that time -wise, there was no real critical rush for three of them, so the Babcock, Balcom- Pearson, and Augustine Subdivisions could be put on the August 6th agenda. The Public Hearing for Soreng Subdivision on the agenda for tonight has a time frame, and would be before the Board tonight for discussion. • Vice Chairperson Hoffmann asked what is on the agenda for the next few Planning Board Meetings. Director of Planning Kanter stated that there is not a lot on the agendas. Planner JoAnn Cornish stated that Bell's Convenience Store will be coming back to the Planning Board on August 6, now as Valley Korners II, as another convenience store. Director of Planning Kanter stated that Bell's did appear at the Zoning Board of Appeals, and has obtained a use variance. They have a right to do this, so now it is just Site Plan issues. Board Member Bell asked why does a convenience store need a use variance for another convenience store. Attorney Barney stated that there have been a lot of discussions about that. Originally, the convenience store was in an Industrial Zone, and there was an interpretation by the Zoning Board of Appeals about 15 years ago, that the Industrial Zone was the least restrictive zone, and anything in any other zone that was permitted would be permitted in an industrial zone. Then it was amended and the decision of the Zoning Board of Appeals was overturned about 10 years later, and said that an industrial zone is an industrial zone and only meant what the Industrial Zone would permit. Prior • to that the interpretation was that they could be there. • PLANNING BOARD MINUTES 7 JULY 16, 1996 APPROVED =OCTOBER 1, 1996 Attorney Barney stated that they then stopped operating as a convenience store altogether for a period of time, so when it came back now as a convenience store they are in an Industrial Zone where convenience stores are not permitted. Planner Cornish stated that the Bell's also applied for Site Plan Approval recently because they were changing their occupancy from convenience store to offices, which they needed a Building Permit that directed them to come before the Planning Board for Site Plan Approval, but now they are changing occupancy back to the convenience store. Vice Chairperson Hoffmann duly closed this segment of the meeting at 8:05 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF 0009 + ACRE FROM TOWN OF ITHACA TAX PARCEL NO. 48- 144.321 2.3 ± ACRES IN SIZE, LOCATED AT 275 BURNS ROAD, FOR CONSOLIDATION WITH TOWN OF ITHACA TAX PARCEL NO. 48 -1- 14.313, LOCATED ADJACENT ON THE NORTHEAST, RESIDENCE DISTRICT R -30. ROBERT AND NANCY SORENG, OWNERS; CHARLES GUTTMAN, ESQ., AGENT. Vice Chairperson Hoffmann declared the above - mentioned matter duly opened at 8:07 p.m. . and read aloud from the Notice of Public Hearings as posted and published and as noted above. No one spoke. Vice Chairperson Hoffmann closed the Public Hearing at 8:08 p.m., and asked if anyone was prepared to offer a motion. MOTI N by Herbert Finch, seconded by James Ainslie: 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 Parcel No. 48 -1 -14.32 located at 275 Burns Road and comprising 2.3 +/- acres, into two lots, 0.09 +/- and 2.2 +/- acre in size respectively, as shown on the survey map entitled "Survey Map of Lands & Dwelling at 275 Burns Road, Town of Ithaca, Tompkins County, New York ", prepared by Howard R. Schlieder, N.Y.S.R.E. & L.S. dated June 21, 1996, and other application materials conditioned upon the following: n LJ • PLANNING BOARD MINUTES 8 JULY 16, 1996 APPROVED - OCTOBER 1, 1996 a. Within six months of this approval, conveyance of the 0.09 +/- acre parcel being subdivided from Tax Parcel No. 48 -1 -14.2 to owners of Tax Parcel No. 48 -1- 14.313 and submission of the deed and a copy of a consolidation request to be provided to the Town Planner; and b. Submission for signing by the Planning Board Chair of an original or Mylar copy of the plat, correctly labeled, and four dark -line prints of the approved subdivision plat. There being no further discussion, Vice Chairperson Hoffmann called for a vote. AYES - Hoffmann, Ainslie, Finch, Wilcox, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: Adopted resolution is hereto attached as Exhibit #4.) Vice Chairperson Hoffmann duly closed the matter of the Soreng Subdivision at 8:10 p.m. • PUBLIC HEARING: CONSIDERATION OF FINAL SITE PLAN APPROVAL FOR THE PROPOSED EXPANSION OF THE EAST HILL PLAZA, P&C FOOD MARKET LOCATED ON JUDD FALLS ROAD IN THE TOWN OF ITHACA. THE PROPOSED PROJECT INVOLVES EXPANSION OF THE EXISTING STORE BY 8970 ± SQUARE FEET. EXPANSION WILL FACILITATE RENOVATING THE FLOOR LAYOUT AND RESULT IN THE ELIMINATION OF A 29 SPACE PARKING LOT. THE PROJECT ALSO INVOLVES VARIOUS LANDSCAPE AND PARKING LOT IMPROVEMENTS AND THE RELOCATION OF A WATER MAIN. SAID FACILITY IS LOCATED ON TOWN OF ITHACA TAX PARCEL NOS. 624-12 AND 62 -2- 1.121, CORNER JUDD FALLS AND ELLIS HOLLOW ROAD, BUSINESS DISTRICT "C ". CORNELL UNIVERSITY, OWNER; THE PENN TRAFFIC COMPANY, APPLICANT; DAVID HERRICK, T. G. MILLER, P. C., ENGINEERS AND SURVEYORS, AGENTS. Vice Chairperson Hoffmann declared the above - mentioned matter duly opened at 8:10 p.m. and read aloud from the Notice of Public Hearings as posted and published and as noted above. Planner Cornish stated that there is no additional information for this project other than a memo from her stating that the expansion is on a separate Tax Parcel. It is a Cornell University parcel, but it is not the East Hill Plaza parcel, so Cornell has agreed to consolidate the parcels. is PLANNING BOARD MINUTES F7 APPROVED = OCTOBER 1, 1996 JULY 169 1996 Vice Chairperson Hoffmann stated that after looking through the drawings that were submitted, there had been some revisions done including the measurements of the elevation shown on the facade drawing. Vice Chairperson Hoffmann asked Planner Cornish if she had asked for the drawing to show the slope of the ground. Planner Cornish stated that the drawing of the slope is on the drawings, but it is very difficult to see. Ms. Cornish stated that she called David Herrick from T. G. Millers to shade in the slope area for the Planning Board to review at the meeting, because on the small scale drawings she could just not tell. Vice Chairperson Hoffmann stated that the difference was the bricks went all the way down to the ground on the whole surface, and on the previous drawings there had been an edge. David Herrick of T. G. Millers, stated that on the previous drawings the grade just ran straight across, and it did not show the vertical difference. The other thing that was added to was the projection of the west wall, which he did not shade in with the brick because if the angle was added it would have been a mess of lines. Board Member Bell stated that he does not understand the relation between part of this facade drawing and the first drawing in the packet called "Vicinity Map GO1 ". On the right hand side • of the elevational drawing, there is a notation that says "proposed entry/exit facade" which has a line out to the east end of the facade, but at the peak of the hip roof there is a vertical line labeled "existing plaza beyond" and on the other side it is labeled it building ". Mr. Bell asked what the space between the two of them is. Mr. Bell stated that after taking note to that, and then turning to the Vicinity Map, it looks like the facade of the new store would cover over the first 20 feet of the liquor store next door. Mr. Bell asked if it would cover the liquor store. Mr. Bell asked if that would limit the ability for a customer to see them. Mr. Herrick stated that the current canopy on the building does extend out to the same point where this facade begins. Board Member Bell stated that was correct, but it does not have P &C's roof and signage. Mr. Bell stated that there is just a horizontal band there right now. Mr. Herrick stated that it is horizontal, but it extends vertically to the roof line, so what P &C is really adding here in terms of changes to the height of the facade is a hatch portion. Everything else is there at this time. Board Member Bell stated that the part where it says Deli and Bakery, that horizontal surface is there now. 0 Mr. Herrick stated that was correct. u PLANNING BOARD MINUTES T$] APPROVED =OCTOBER 1, 1996 JULY 16, 1996 Board Member Bell stated that the condition does not change too much, but by adding the roof the way it is and by adding the signage for Deli and Bakery, P &C is visually changing the weight of the store, so that it really is obscuring the other merchants. Mr. Herrick stated that would be an issue that Cornell University would have to address with their tenant. Board Member Finch asked if the Planning Board had a request to approve an additional sign. There is now a hanging sign in the walk way. Mr. Herrick stated that there used to be some language on the side of the building, which has been eliminated. Vice Chairperson Hoffmann asked if the reason why the canopy is extended like it is on the drawings is because it is there already. Mr. Herrick stated that was correct, and that P &C would be extending it into the parking lot more because the entrance and the sidewalk is moving out into the parking area. Board Member Bell stated that visually P &C is adding another 20 feet to the store, but subtracting it from the liquor store, which is not a very competitive merchant compared to P &C. Mr. Bell stated that it seems pretty unfair to him, and that he is just speaking up for the small merchant. Attorney Barney asked if there is any change between the preliminary site plan approval and this one. Mr. Herrick responded, no. Director of Planning Kanter asked in relationship to the number of permitted signs overall, according to Andy Frost that P &C would be meeting the permitted number of signs. Mr. Herrick stated that was correct. Board Member Bell stated that on drawing number CO4, "Planter Site & Detail ", there is a notation that the bicycle rack would be relocated to a general location, and asked where the bicycle rack would be relocated to. Mr. Herrick pointed out the location that P &C would propose for the bike rack. Board Member Bell asked where is the old location of the bike rack. • PLANNING BOARD MINUTES 11 JULY 16, 1996 APPROVED =OCTOBER 1, 1996 Mr. Herrick stated that there is a bike rack located out back of the Plaza near the car wash and dumpsters. Planner Cornish stated, for the record, that Preliminary Site Plan Approval approved drawings were dated January 31, 1996, with a revision date of April 24, 1996. It was a colored version, but it was basically the same facade treatment as currently shown on the drawings for Final Site Plan Approval. Vice Chairperson Hoffmann opened the Public Hearing at 8:23 p.m., and asked if anyone from the public would like to speak. No one spoke. Vice Chairperson Hoffmann asked if there were any changes to the Planting Plan, which the Planning Board had talked about and requested some changes. Planner Cornish stated that she talked to Frank Santelli from T.G. Millers, and they went through the plans and rearranged the plant materials that were on the plan originally to come up with a more appropriate plan, which P &C has done on this plan before the Board. It seemed appropriate, and she was satisfied with what they submitted as far as the planters go. P &C did include the extra planter as this Board had requested as well. Vice Chairperson Hoffmann stated that on the drawings it is described as an annual flower bed. Planner Cornish stated that many of the other P &C stores have an annual planting bed, and that also seems like it would be a nice spot of colored of flowers in the brick area. Vice Chairperson Hoffmann stated that many of the things that the Planning Board had requested have been met by P &C per Planner Cornish's memo. Board Member Wilcox asked if the parking spaces have been counted for one last time. Planner Cornish stated that everything appears to be in order. One item that was left off of the striping and signage plan that the Planning Board had asked for, was the drawings concerning the sign on Ellis Hollow Road, which she has asked T. G. Millers to add to the signage and striping plans since it was a specific concern that it be properly signed. It is a condition of the resolution, and she has also spoken to David Herrick about it, and he will make sure it is added before the final. Mr. Herrick stated that on other layers of the drawings, the sign is shown. C05 shows the curved island and the sign, and again on the Landscape Plan it also shows the planting bed and sign. However, he does not show the details for the sign. Cornell University will be putting the same • sign as the existing entrance sign to the other entrance of P &C on Ellis Hollow Road. • PLANNING BOARD MINUTES 12 JULY 16, 1996 APPROVED - OCTOBER 1, 1996 Vice Chairperson Hoffmann stated that the difference between the signs would be that the sign on Judd Falls Road would not mention the Motel, but that would be on the other sign at Ellis Hollow Road. Vice Chairperson Hoffman asked if that was correct. Mr. Herrick stated that he discussed that with Cornell University, and their reaction was that they would like to have both signs the same. Vice Chairperson Hoffmann asked if both of the signs would mention the Motel. Mr. Herrick stated that was correct. Vice Chairperson Hoffmann stated that the Planning Board had requested the Motel signage be removed from the Judd Falls Road entrance to discourage the thru traffic to the Motel going by P &C and the other stores. Vice Chairperson Hoffmann stated that she hopes some of these changes will help to improve it. Attorney Barney asked what is the building time anticipated for this. David Norcross of P &C Foods, stated that P &C hopes to start in the first part of August, and awill anticipate about six months of construction period. Attorney Barney asked if there would be a problem completing the consolidation of the parcels prior to the issuance of a certificate of occupancy. Mr. Herrick stated that he was not sure what is required from assessment to consolidate the parcels. Attorney Barney stated that Cornell University would be sending a letter to him. Planner Cornish asked if the store would be closing for the renovations. Mr. Norcross responded, no. Vice Chairperson Hoffmann closed the Public Hearing at 8:30 p.m., and asked if anyone was prepared to offer a motion. MOTION by Herbert Finch, seconded by James Ainslie- NOW ,, THEREFORE, BE IT RESOLVED: 1. That the Planning Board hereby grants Final Site Plan Approval for the plans referred to in Paragraph 4 above, subject to the following conditions: • PLANNING BOARD MINUTES 13 JULY 162 1996 APPROVED - OCTOBER 1, 1996 a. The consolidation of Town of Ithaca Tax Parcel Nos. 62 -2 -12 and 62 -2 -1.121 within 6 months from the date of Final Site Plan Approval (i.e. by January 16, 1997). Proof of such consolidation to be provided to the Town Planner. b. Submission of a revised Striping and Signage Plan to show the proposed entrance island sign located on Ellis Hollow Road. Proposed entrance sign details to be submitted for approval to the Town Planner and the Town Engineer prior to installation. C. Prior to the issuance of a Certificate of Occupancy, all improvements, including but not limited to construction of planters including the installation of plant materials, landscaping of all islands and areas as indicated on the Landscape Plan dated July 3, 1996, striping and signage as indicated on the Striping and Signage Plan dated July 3, 1996 (with revision as indicated in b. above), shall be completed to the satisfaction of the Town Planner and the Town Engineer. d. Submission of originals or Mylar copies of the drawings referred to in paragraph 4 above, to be retained by the Town of Ithaca. Attorney Barney stated that there should be an addition to "a ", before issuance of a certificate of occupancy for the new addition be added to the last sentence. An addition to "b ", and prior to the issuance of any certificate of occupancy for the new addition_ Variances are required for any such sianaae and such variance to be obtained before installation and before an issuance of a certificate of occupancy; should be added to the last sentence now. Vice Chairperson Hoffmann asked if there was a variance needed for the sign that is there Mr. Herrick responded, no, but P &C did have a variance approved for the rear yard setback. Attorney Barney stated that if the sign is over sized, P &C would need to bring it back in for the right size or get a variance for the new sign. There being no further discussion, Vice Chairperson Hoffmann called for a vote. AYES - Hoffmann, Ainslie, Finch, Wilcox, Bell. NAYS - None. The MOTION was declared to be carried unanimously. • (NOTE: Adopted resolution is hereto attached as Exhibit #5.) • • PLANNING BOARD MINUTES W APPROVED =OCTOBER 1, 1996 JULY 16, 1996 Vice Chairperson Hoffmann declared the matter of Final Site Plan Approval for P &C Food Markets on Judd Falls Road duly closed at 8:33 p.m. AGENDA ITEM: CONSIDERATION OF DETERMINATION OF ENVIRONMENTAL SIGNIFICANCE, PURSUANT TO THE STATE ENVIRONMENTAL QUALITY REVIEW ACT, FOR THE PROPOSED SADDLEWOOD FARMS APARTMENTS, TO CONSIST OF 276 ± RENTAL UNITS, LOCATED ON TOWN OF ITHACA TAX PARCEL NO. 27=1=14.2.,89.99+ ACRES (NET) IN SIZE, 1310 MECKLENBURG ROAD, IN CONJUNCTION WITH REQUEST TO REZONE SITE FROM AG AGRICULTURAL AND R -15 RESIDENCE TO SPECIAL LAND USE DISTRICT (SLUD) OR MR MULTIPLE RESIDENCE, AS WELL AS SITE PLAN APPROVAL. ALFRED, MILDRED, NELSON, AND JACQUELINE EDDY, OWNERS; SADDLEWOOD FARMS LIMITED PARTNERSHIP, APPLICANT. Vice Chairperson Hoffmann stated that the Saddlewood Farms proposal at the applicant's request has been post -poned until August 20, 1996. AGENDA ITEM: CONSIDERATION OF SKETCH PLAN FOR CORNELL UNIVERSITY'S PROPOSED LAKE SOURCE COOLING PROJECT, CONSISTING OF A BUILDING APPROXIMATELY 20,000 SQUARE FEET IN SIZE TO INCLUDE A PROPOSED LAKE PUMPING FACILITY AND HEAT EXCHANGER, TO BE LOCATED AT 1,000 EAST SHORE DRIVE, ON TOWN OF ITHACA TAX PARCEL NOS. 19 -1 -5 AND 194-29, BUSINESS DISTRICT "E" AND RESIDENCE DISTRICT R -15, AS WELL AS A PROPOSED CHILLED WATER PIPE ROUTE EXTENDING APPROXIMATELY 2.4 MILES FROM THE HEAT EXCHANGER, BUILDING TO THE CORNELL UNIVERSITY CAMPUS. CORNELL UNIVERSITY, APPLICANT; LANNY JOYCE, ELIZABETH VASTBINDER, AGENTS. Vice Chairperson Hoffmann declared the above -noted matter duly opened at 8:37 p.m. and read from the Agenda as posted and as noted above. Henry Doney of Cornell University, addressed the Planning Board, and stated that he was filling in for Lanny Joyce to review the sketch plan and get feed back. On both the route within the Town for the pipe lines, and the proposed building site that has been selected. He indicated that George Hascup, the architect who designed the building int he conceptional stage was also present. After asking whether everyone was already fairly well versed in what the Lake Source Cooling is, Mr. Doney gave a brief description of the overall project. Mr. Doney stated that Cornell University is presently in the state of preparing Environmental Impact Statements, and that some of the Board Members may have participated in the commentary to the DEC. The DEC now has the scoping document. Mr. Doney then described the basic concept of the Lake Source Cooling Project, which takes advantage of the temperatures of the lake water. • PLANNING BOARD MINUTES 15 JULY 16, 1996 APPROVED - OCTOBER 1, 1996 Mr. Doney indicated that there will be 42 inch pipe going to the campus, and a 42 inch pipe returning, that it is a closed loop system. Mr. Doney indicated that base map drawings for the Lake Source Cooling, were sent to Board Members, and that would describe the route in very general terms, and probably proceed from the campus end of the Town towards the facility. Mr. Doney stated that the two 42 inch diameter Chilled Water lines will begin at the middle of the campus, roughly around the Johnson Graduate School. It would come across the Art squad and across the Langridge slope, and then eventually get into University Avenue where it will travel down the road across Stewart Avenue where University Avenue turns off it will begin on Gun Hill through the streets by the gun company down the hill following basically the road under the bridge in front of the water fall. After it crosses the bridge, it would cross the school district property. Mr. Doney mentioned that the Town line begins at the stream line. From that point, the water lines will come through the school parking lot, where Cornell University will rebuild the parking lot. The line would then zig just into the street in front of Deebs, and then back into the school property. Mr. Doney stated that the extension of Lake Street is actually owned and maintained by the DOT, who owns the right -of -way to the Town line; after that the City of Ithaca maintains it. Mr. Doney indicated that Cornell University has discussed drainage improvements with the School District in the area near the football stadium. Board Member Wilcox asked if that would help alleviate the drainage problems on the other side of the road as well. • Mr. Doney stated that is not in the plan at the moment, although it might be something that the Town would want to look into. Board Member Wilcox stated that he drives by there every morning, and that section of the road is wet from the water running down from Renwick Road. Director of Engineering Walker stated that there have been numerous discussions with DOT because that is really a State road right -of -way, and they hesitate to do any drainage work. The Town has talked to the State about correcting the problem because it builds up ice in the winter time. If it improves the outlet on the opposite side, they may see it as an opportunity to put drainage across the road. Mr. Doney indicated that as the line passes the Boynton School, it runs very close to or through several trees. Those are some old locust trees that are quite aged, and they are in the power lines. Mr. Doney indicated that there are 10 or 12 trees that would be effected one way or another, and the school would like to be rid of them for one reason or another. The line then crosses the Cayuga Street Extension and the Route 13 off ramp. Then hugging the west berm with the road, it passes under the Route 13 overpass. On the other side it actually crosses the road, and goes up the hill along the base of the Route 13 slope into the DOT right -of -way. Mr. Doney indicated that Cornell University believes that this construction can be done without interrupting •traffic flow there. They may have to slow traffic there, but they would be able to maintain two lanes because there is quite of bit of room under the underpass. Cornell University should be able to get 0 PLANNING BOARD MINUTES 16 JULY 16, 1996 APPROVED =OCTOBER 1, 1996 the lines in there, and then cross the road where there would be enough room on the berms to establish two lanes of traffic. Mr. Doney indicated that when it crosses the road though, it is intended as an open cut at the moment, so there would be a hole in road, but that it would be done in stages by doing one half at a time. Attorney Barney asked how long it would take to work on the road. Mr. Doney stated that he could not give a precise time. Typically they will have to go in and open the road and pipes would be put into the hole. Mr. Doney indicated that it will probably take several days to a week, but the other half will be maintained with two way traffic. Cornell University will fill it up, cover it up, open that side up for two lanes, and then complete the other side. It would be extreme to say that it would take two weeks to accomplish that. That does not necessarily mean it would be done with the finish blacktop. Attorney Barney asked how far down in the ground do the pipes have to go. Mr. Doney stated that the water lines cannot be right on the surface because of the heat gain, but once you are down several feet then you are in pretty good shape there. Minimum cover of three feet or so, that can not be exposed to the air too, which they are not any where along this route • so far except under the Fall Creek Bridge. The road base will have what the State requires. Attorney Barney asked if there would be a frost problem. Mr. Doney stated that there would be water flowing all the time, and the water will be warmed by winter stagger with 45 degrees going in one direction and 65 degrees coming back there. Board Member Bell asked why would there be a flow in the winter. Mr. Doney stated that much of the cooling at Cornell has to do with research, process loads, and other things. Those process loads continue throughout the year, and the only convenient way to the loads is that the piping is already there to continue some flow. Mr. Doney continued his description of the water line route by indicating that they go down under the road returning to Route 13 on the other side, some shoring to the embankment would need to be done. Mr. Doney stated that one of the real problem areas at the moment, is the Bruce Shindhelm's Ithaca Wrecker Service (911 East Shore Drive), which operates right out of these buildings in the back of his house. The porch his house is actually in the DOT's right -of -way, although he does not necessarily recognize that is what the DOT thinks. Mr. Doney indicated that tthere is a tree near Mr. Shindhelm's house that Cornell will have to contend with, and that if the DOT had their way, they would want the tree removed because they consider it a liability in their right -of -way, but the owner naturally feels strongly about that. Mr. Doney pointed out a cluster of somewhat larger trees further along the Oroute. Most of the trees along this route are what you would call immature trees and trees that were planted by the birds that are not at significant size yet. There are some trees in this route that would • PLANNING BOARD MINUTES 17 APPROVED - OCTOBER 1, 1996 JULY 16, 1996 more than likely be affected. Mr. Doney indicated that Cornell Univercity has been in contact with each of these adjacent landowners more than once. Mr. Doney showed a location where the pipes come out of the ground for a short distance on what was an old railroad bed, an area crossing in the gorge. Board Member Wilcox asked why Cornell University decided to go behind the properties instead of using the Route 34 right -of -way. Mr. Doney stated that there were two reasons. First, the proposed alignment would have minimal construction impacts without really bothering people, such as shutting down roads. We are talking about two 42 inch pipes, and even if we tried to stuff them into the berms it would be kind of tight out there in some places. Second, because the proposed route is more less on a trail. There are power lines on one side of it, and the lines could be served in the future from that same power line right -of -way, maintaining an access there for NYSEG through the property. Vice Chairperson Hoffmann stated that it looks like the pipe goes above ground the whole distance here. Mr. Doney stated that Cornell University has actually changed that in discussions with the • DOT, and that was the first proposal. The DOT was afraid of a run away truck perhaps, going off the highway and coming down colliding with the pipes, so that the proposal is to bury them. The drawings that has been provided to the Board are dated April 1996, and that decision was probably made a month ago to do it the other way. Vice Chairperson Hoffmann asked for clarity, if both the lands south and north of the Lowery parcel as well as the land along the lake, are all one. Mr. Doney stated that they are all part of 1000 East Shore Drive, and include what is noted as Noah's Boat Yard. Board Member Wilcox asked if Cornell has purchased this or have the right to purchase it. Mr. Wilcox stated that he thought he saw something in the paper. Mr. Doney indicated that was correct. Mr. Doney then showed drawing no. 1101 BD11, which houses on the 1000 East Shore Drive site, where the water line comes down above ground, and would head west towards the buildings that are there. Vice Chairperson Hoffmann asked if what is shown on these drawings is not valid anymore. n LJ • PLANNING BOARD MINUTES 18 JULY 16, 1996 APPROVED =OCTOBER 1, 1996 Mr. Doney stated that the design of the building itself has been evolving in a concept stage, but in order to get to that stage, it required doing a lot of mechanical engineering. The building's configuration had changed at one point where they saw the discharge would be better in another location. Vice Chairperson Hoffmann stated for the record, that the lines will enter at the northeast corner of the building. Mr. Doney stated that of the heat exchange stuff and all of the pumping action happens inside this box (shown on drawing no. 1101 BD11). Mr. Doney indicated that one of the locations originially considered for the facility was at the high school, but they decided they did not want this building on their site. The original proposal at 1000 East Shore Drive inclued the pumphouse on the lake side, and it would have been a fairly sizable structure, 80 feet by 70 feet. Cornell University decided to remove that from the lake shore, and construct a consolidated building on the east side of the road, which now requires digging a large pit down approximately 35 feet or so in the bedrock to receive the water, and then the lines would be drilled through the bedrock out to the lake where they will emerge five feet under the low water flow, which is the lowest level in the lake. ,There will be two lines, a supply line and a return water line going to the lake. The supply line would go out toward the yacht club approximately a half mile with 10,000 feet of under laid underwater piping, and it • would be shielded, and then it would just lay on the bottom one it reaches the depth. The discharge line would be spaced over a fairly long distance, and that design is being worked on by the engineers. Attorney Barney asked if there would be 42 inch pipes under the road. Mr. Doney stated that they would be slightly larger. I think they would be 48 inches or 54 inches. These are steel pipes, and the pipes in the lake will be some other material. Attorney Barney asked what they are doing about the zebra mussels. Mr. Doney stated that Cornell University is studying them. Mr. Doney indicated that there are traditional ways to deal with that, but at the moment, Cornell is exploring all options, and the DEC is very interested in that study. Mr. Doney indicated that the project is getting a lot of advice and assistance from the Center for Environment at Cornell University. Board Member Wilcox asked if there would be blasting of the bedrock to put the pumphouse in. Mr. Doney stated that it is expected that there would be some blasting up along the route within the City where there will be bedrock going up University Avenue. 0 Board Member Wilcox asked if there would be blasting where the building is. O PLANNING BOARD MINUTES 19 JULY 16, 1996 APPROVED =OCTOBER 1, 1996 Mr. Doney stated that he did not think so, and that Cornell University knows there is rock there, and has done test borings on the whole area and knows a good deal about it. Board Member Wilcox stated that he is not talking about the rock, he is talking about the people who live there and what they will think when they hear blasting. Mr. Doney stated that blasting that is happening 25 feet down, could be properly controlled. Mr. Doney stated that the nearest neighbors are just past the marina in an area where the shore is very close to the railroad, and there really are not any houses there for some distance. Board Member Bell asked if the pipe would go along the profile of the bottom of the lake. Mr. Doney stated that it would start going deeper, and it will be at least ten feet below boats. When it is not, it will be dug into the bottom of the lake. The disturbance of the under water sediments would be another part of our study. The pipes would have armor on it, so if something was dragged along it would not be injured. Vice Chairman Hoffmann stated that she is very glad that they moved the building from the lake side to the other side of the road, because of the impact of it, especially visually. Vice Chairperson Hoffmann asked what is Cornell thinking about doing with some of the trees that are in the route of the pipe line. Vice Chairperson Hoffmann stated that when she looks at drawing no. 1101 BD14, the pipe on the right half side of the drawing makes a jog, and asked why doesn't the pipe line continue in a rather smooth curve avoiding the large walnut tree that's there. Mr. Doney stated that it would be moved. This started out in discussions with the DOT, and now Cornell is talking to Mr. Shindhelm. The embankment there is very steep, and the DOT is concerned about the bank's stability. Mr. Doney indicated that earlier on, as Cornell talked to DOT, they believe that the tree is in their right -of -way, and they were interested in not having it there, because the tree actually overhangs someone's house. Vice Chairperson Hoffmann asked what about the other trees along Lake Street, and what are the thoughts about removing them. Mr. Doney stated that the School District has indicated that some of the trees are a problem to them, some are older and dropping limbs. There are still many trees, whether it works out for replanting or something, those details would need to be ironed out. Drawings no. 1101 BD15 and 1101 BD16, show alot of trees along the route line. Cornell University is inventorying all the trees and thinking about what is the best way to proceed. Planner Cornish asked if the surface area above the piping would have to remain free of • vegetation or stay wooded with vegetation, such as trees. PLANNING BOARD MINUTES 20 APPROVED =OCTOBER 1, 1996 JULY 16, 1996 Mr. Doney stated that there might be an occasional need to access the water line for maintenance or repairs, but that vegetation could be planted around the water line. Elizabeth Vastbinder, Project Coordinator, indicated that the question of trees and growth over the pipe line has come up, and that there can be vegetation, but no huge trees. You can put large shrubs and low growing plants, but the pipe lines are going to be buried three feet below the surface, so what you have to plant is something that will not go below three feet." get at. Planner Cornish stated that they do not want tree roots, that is really what she was trying to Ms. Vastbinder stated that was correct. Planner Cornish stated that there would not be replanting of trees directly over the pipe line, but perhaps in the vicinity. Ms. Vastbinder stated that was correct. Director of Planning Kanter stated that it would not be cutting a swat through a large wooded area of large tracts of wooded areas. Mr. Kanter stated that on the school property, it is largely opened grass areas or in some of the right -of -ways there is younger pioneer growth. Ms. Vastbinder stated that it also would be in the DOT right -of -way, and they do not want huge trees. The school had requested, when there were discussions, that they have requested that some of the older trees be taken down because they are high maintenance trees, and they requested that shorter, smaller, ornamental trees might replace them. Cornell would be replacing trees that they would take out. Vice Chairperson Hoffmann stated that this summer when she went to Stewart Park for the festival and parked in the school parking lot, she was made painfully aware that it is very difficult to cross the road, because there are no sidewalks. Vice Chairperson Hoffmann asked if Cornell's plans are coordinated with any possible future plans for sidewalks in that area. Mr. Doney stated that there could be sidewalks along this route. Where roads and sidewalks will be dug up, typically, Cornell will be putting them back. There are no plans for a lot of other sidewalks, but there was a discussion in the meeting the other day, when Candace Cornell was present. If you look at the area where Route 34 passes under the highway, it is very easy for us to add a sidewalk. There was one trick about that sidewalk though, as I understand it, that the DOT will permit it or allow it, if the Town of Ithaca will take over the maintenance of the walkway. Mr. Doney indicated that a walkway could also be extended down along the route that follows the high school, but there are no plans for that now. Mr. Doney indicated that there have been discussions with the School District about where they might want walks at what used to be Deeb's gas station. • PLANNING BOARD MINUTES 21 JULY 16, 1996 APPROVED - OCTOBER 1, 1996 Mr. Doney went on to describe the possibility of sidewalks. They could be located along the shoulder of the road, east of the homes there, and then back into the school district. Mr. Doney indicated that Cornell could put something there, but that needs to be planned separately, both with the DOT and the Town of Ithaca. That curve has been known to be hazardous in the past. Mr. Doney indicated that you cannot just have a surface walk that went out on to the street, because cars would go on the walk, so it would need to be separated and go back into the property owner's space. Or there has to be a curve where barriers announce that there is a sidewalk there, and keep traffic off of it. Vice Chairperson Hoffmann stated that she understands that there are problems with various ownerships, but she thinks it would be nice to think about this as something to and coordinate between all the different groups that are involved including the Town of Ithaca. Board Member Bell asked if there would be any manhole covers or facilities along the way that they would be able to access inside the pipes. Mr. Doney stated that Cornell will not want to go into the pipes, but there will be places where there may be something like a check valve, where somebody would have to take off something that is broken, or where there would be access to disable or drain that section of the pipe. John Heintz of Sterns & Wheeler, stated that there are two isolation valves that are located in the line. Right now one is located at the campus on Libe slope and the other one is located at Fall Creek. Mr. Doney stated that isolation means that they can be closed, so they can isolate a portion of the system to work on it by not having the water run out. power. Board Member Ainslie asked if all of the pumps are electrically driven. Mr. Doney stated that was correct. Board Member Ainslie asked if there was a standby diesel or anything, in case there is no Mr. Doney responded, no, that NYSEG could feed the building from either end of the line. Vice Chairperson Hoffmann asked if there are plans on how the pipe line goes through campus, and she would very much like to see those drawings. Mr. Doney stated that those drawings will be in the Environmental Impact Statement, but he was not sure whether they are finished. ® PLANNING BOARD MINUTES 22 JULY 16, 1996 APPROVED - OCTOBER 1, 1996 Vice Chairperson Hoffmann stated that this is just Sketch Plan review, and she just wanted to tell him that it would be a good idea for the Planning Board to see the complete drawings. Vice Chairperson Hoffmann asked where would the pipe line cross on the western side of the quad. Mr. Doney stated that it would come more or less straight across through the building that is just opposite of McGraw by coming through there and across the quad. George Hascup, Architect, addressed the Planning Board to discuss the site and building details and the actual program of the pump facility. Mr. Hascup indicated that the site consists of artificial fill, and the residential zone which is north of this site is nicely screened by the actual shape configuration of the slopes and the topography as well as the vegetation. Mr. Hascup indicated that this site is probably more visible from Stewart Park and from out on the other side of the lake. From pretty much any place at Stewart Park there is a nice view over to the site. Mr. Hascup stated that on Route 34, the site emerges as you head north and most people's eyes gravitate towards the Sailboat Marina, but that the sequence before you move into the site starts with the large hill on the side where you have the sewer treatment plant and the Lowery building. Mr. Hascup stated that most people ride by and never really notice the site. Mr. Hascup then reiterated the three alternatives that had been considered by Cornell. The obvious alterative of putting the building closest to the water was immediately seen as a negative for all reasons that were just suggested. Primarily the mapping of the building which is approximately 90 feet by 130 feet and would need to be at least 35 feet high, that would be highly visible, and there would be a negative visual impact by being right on the water line. The second alterative that was looked at, was a composite solution, where the facility would be split into one - third /two - thirds. The final option was basically to consolidate the whole facility onto the easterly side of the road into a consolidated facility. Mr. Hascup then showed the Board the site plan and the model that had been prepared. He indicated that the property owned is quite large, and that the building foot print of 90 feet by 130 feet represents 3.6 percent of the lot coverage on just the easterly side of the parcel, and that it is a very small building foot print relative to the land area. Mr. Hascup described the site as generally sloped quite high, that there is quite a large hill, even though the property is racked by two nice little swales. There is a large hill that is covered with very large canopy trees. From that perspective, there is a slope up to the east as well as a fairly large hill to the north. It is heavy vegetated on the north and back into the east. The southern side of the site is rather opened, because it has the Lowery building which is quite prominent, and there is a small gorge there with the geology of the way it has opened there, that the tree canopies are quite open. There is an open side to the site on the south end. Mr. Hascup stated that the strategy for the disposition of the massing, to give it an appropriate relationship to the land, was to try and integrate the building into the north slope as well as cutting it back into the east slope. Mr. hascup indicated that the building was to be accessed by life safety vehicles such as fire trucks, maintenance vehicles, and most equally important, there had to be vehicular access for maintenance to the NYSEG right -of -way and the pipe line itself as well as the rear parts of the facility where a lot of important transformers and pipes were egressing out of the `, back sides therefore the access road actually became a strong determinant. Mr. Hascup stated that 0 PLANNING BOARD MINUTES 23 JULY 16, 1996 APPROVED - OCTOBER 1, 1996 the strategy was to keep the access road pretty much where it is right now. Mr. Hascup indicated that the building design involved an appropriate balance of elevation that actually set the floor plate of the building; that the building went too high up the hill, the energy required to get the water to the main pump gallery would be much higher, and that every foot represents a tremendous amount of extra energy. Mr. Hascup indicated that the building was set back approximately 80 feet from the road, and moved into the northern slope which is quite high, and set up approximately six feet of elevation from the main road. By moving the building into the north slope, that gave an area for a very important service access court. That access requirement and the turn around required by fire trucks and life safety, required a service toward a minimum of 60 feet wide by 90 feet deep, so that is one of the reasons that the building was setback in a northerly disposition so we have enough room here to actually access the building. Mr. Hascup proposed that there would be some berming and landscaping on the front of the facade facing the water rather than having that be the access. There would be a retaining wall by the service road, which would be a gravel road with grass; it would not be a big asphalt road going back up into the right -of -way. Mr. Hascup showed the elevational drawing, which shows the elevation of the building, and indicated that the architecture of the building would be harmonious with the landscape. The building design includes a low, horizontal profile to develop a non - sloping roof condition, so the visible roof does not increase it's massing, so basically there would be a flat roof, which would cut into the hill on the north side in the back. Mr. Hascup stated that 40 percent of the building is under ground, the easterly walls and the ®northerly walls are very much into the sloping contours, the south of the facade is primarily opened because of access requirements. Mr. Hascup stated that the loading facade for visiting and the most important, the long 130 foot facade facing the lake, is composed in a way in which there is a small sloping berm that goes across the face of the building, and that Cornell has proposed some trees near the entry to help balance this. He also mentioned that there are many big trees on the site, that there is a small gentle berm with wildflowers, that there are a lot of detailed landscape solutions for that slope to come up to the building. The idea was to have the building emerge out of the hill, pretty much earth to the north and slide out of the hill with a sloping condition. Mr. Hascup indicated that his design intention is to give the building a long line that fits into the nature of the site's geology, and that long line of the lake. Mr. Hascup stated that the building is primarily a functional concrete building with secondary steel for structure on the inside, but on the westerly and southerly facade, Cornell is developing ideas about using masonry block with a natural color with detailing that would emphasize a horizontal line to give it a stratified horizontal line that the geology and the shale of the lines of the lake have naturally in their condition. Mr. Hascup then spoke about the program of the building, indicated that there is an upper pump gallery on the main floor and that there is a shaft that has pumps down below. Mr. Hascup indicated that there could be windows in the building, and that people could actually see into the building through strategically placed industrial windows. It really is not meant to be a science center, but people could arrange for tours. There is an entry corner with a canopy, and at that point there is a corner window that you can look in and see the machines. There would be a certain type of lighting so that would be effective. The building would serve, because the ecological and technical ® achievement is very exciting and there would be people who would want to see what is going on ® PLANNING BOARD MINUTES 24 JULY 16, 1996 APPROVED =OCTOBER 1, 1996 there, and that would be developed in that manner. Mr. Hascup indicated that there really is not any kind of program for people in the building itself, there are rather work rooms, and maintenance room. Mr. Hascup indicated that the drainage concept on the up hill divert water over to the natural drainage gorge, and the surface gorge which has it's isolation valves, so if there is ever a spill from a fire truck court, it would be contained and controlled. Mr. Hascup stated that ii the most artificially berm sites we have in Ithaca, because of the background. was carefully worked out to itself is designed as a basin or something in that service i the 1960's, this was one of highway and it's immediate Director of Planning Kanter stated that the building had to be designed to a pretty advanced level to be able to describe it for the Environmental Impact Statement. Board Member Ainslie stated that Mr. Hascup talked about visitors, and asked if the visitors would see just the enclosed pumps. Mr. Hascup stated that there are pump galleries with these wonderful pumps that would be colored and have great pipe networks. Mr. Hascup indicated that the pump galleries are quite spectacular to look at; they are all lined up, and would be lit with low level, low voltage lighting, and • people would be able to look in there and see the pumps. Vice Chairperson Hoffmann stated that she believes Candace Cornell has already talked to Cornell University about the Unique Natural Area which is adjacent to the site, and perhaps part of the site too. Vice Chairperson Hoffmann asked if they have been able to speak to Nancy Ostman. Mr. Heintz stated that they had looked at the Unique Natural Area, and have gone through and documented the species and communities of plants in the area, and have talked to Nancy Ostman. Mr. Heintz indicated that Cornell has scheduled a walk through the site with Ms. Ostman next Wednesday (July 23, 1996), so that she would be accompanying Cornell representatives out in the field, and will be walking the route and around the site, too. Vice Chairperson Hoffmann stated that the Planning Board has talked about the possibility of having a small park where there would be access to the public to the lake front, with the respect to this particular site and location, and that this is the only place in the Town where this would be possible. Vice Chairperson Hoffmann asked if they had any thought about this. Mr. Doney stated that this has been mentioned before, and is something is being considered. Mr. Doney indicated that the property across the road that is on the lake front, is usable, and there is some property that goes along a very narrow slope and a very narrow shore line along the railroad track, but the actual marina itself, I am not sure would be used for a park. Mr. Doney indicated that the boat marina is leasing the site and using areas for parking. Mr. Doney stated that the marina ® uses the end for training and classes, but he does not have an answer for the Board. ® PLANNING BOARD MINUTES 25 JULY 165 1996 APPROVED =OCTOBER 1, 1996 Vice Chairperson Hoffmann asked which end of the parcel along the lake front do you think would be most appropriate or have the greatest possibility for a public access area. Would it be the northern end? Mr. Doney stated that at the moment, the marina is a growing business, and they are the people who lease this as part of the business arrangement. Mr. Doney stated that he could not say which would be best, but that the north end is obviously more attractive as it exists for what you are talking about. Mr. Doney indicated that if the marina did not exist, that would be something else. Mr. Doney stated that each time this comes up in other settings, Cornell University always hear about the marina where people are very interested in maintaining the marina. Mr. Doney stated that he could register it along so Cornell University knows the Board isinterested in the park situation. Vice Chairperson Hoffmann stated that the reason she brought up the northern end, is that it looks as if that is not so intensively used. Mr. Doney stated that it is not, but that it is used more than what it would appear; it is used for sailing classes. Board Member Bell stated that some thought should be given to creating a pier, since the 40shore line itself is so limited, a pier might provide space for recreational activities although not really . extensive. People could have picnics, fish, and just sit out there. now. Attorney Barney asked what the time frame was on this project was. Mr. Doney stated that they are writing a draft of the Environmental Impact Statement right Attorney Barney asked if DEC was the lead agency. Mr. Doney responded, yes, and they have been through the scoping document process. Their goal is to file pieces of the draft statement as DEC has an opportunity to look at some of the scientific parts of it. They are hoping to have the statements filed by the end of this calendar year. Vice Chairperson Hoffmann declared the matter of Sketch Plan review for Cornell University's proposed Lake Source Cooling Project duly closed at 10:13 p.m. • • • • PLANNING BOARD MINUTES 26 APPROVED =OCTOBER 1, 1996 JULY 16, 1996 Upon MOTION Vice Chairperson Hoffmann declared the July 16, 1996, Meeting of the Town of Ithaca Planning Board duly adjourned at 10:15 p.m. DRAFTED: 7/23/96 by DAK Prepared by, 06Z 0 r Deborah A. Kelley, Keyboard Specialist/Minutes Recorder Respectfully submitted, Mary Br nt, Administrative Secretary. TOWN OF ITHACA PLANNING BOARD-/ Date: ATTENDANCE SHEET? 6 PLEASE PRINT YOUR NAME1� ADDRESSOR AFFILIATEqt .1''. `°(Please PRINT to ensure Accuracy.in Official Minutes)/ t 315SCLL 2 /2 D ver /oo ,� Gue is 6c" lac se w N 1"1 Go P." mac, U n L� lin eis 211 r Zo 5 S i.ra.l f �aT L L � 6 a • TOWN OF ITHACA 126 EAST SENECA STREET, ITHACA, N.Y. 14850 TOWN CLERK 273 -1721 HIGHWAY 273 -1656 PARKS 273 -6035 ENGINEERING 273 -1747 PLANNING 273 -1747 ZONING 273 -1783 FAX (607) 273 -1704 TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION 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, July 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 July 8, 1996 July 10, 1996 SS.. Bulletin Board, Front Recording Secretary, Town of Ithaca Planning Board. Sworn to and subscribed before me this 11th da Filename: Starr \Agendas \PPAFF \07- 16- 96.PPA of July 1996. ry b L�1 BETTY'F~POOLE NOTARYpUBLIC STATE_OF. NEW YORK # 4646 427 • • The Ithaca Journal Wednesday, July 10, 1996 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, July 16, 1996 By rpedirection .of the Chairson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held byy the Planning own of Ithaca 96 at 126 East Seneca Street, Ithaca, N.Y., at the following times and on the following matters: 7:40 p.m. Consideration of Special Approval for the con• . struction of an accessory - tower, for the proposed com- mon house at Eco Village, I located at - 1323 Mecklen- . burg Road (NYS Route 79) west of West Haven Road; Special Land Use District #8, on a portion of Town of Ithaca Tax Parcel No 28- 1.26.2. Pro "posed acces- sort' tower to have a maxi- mum height of 54 feet. (Pursu- ant to Local Law No. 1 for the Year 1995, Special Land Use District for the Eco Vil -; lags Cohousing Cooperative, special approval is needed by the Planning Board for the construction of accessory towers in excess of 40 feet.) '1 Eco Village Cohousing Coop• House Craft Builders, Agent. 8:10 p.m. Consideration of Final Site Plan Approval for the proposed expansion' of ,the East Hill Plaza, P &C Food Market located corner Judd Falls and Ellis Hollow Road in the Town of Ithaca. The proposed project involves ex- Eansion of the existing store y 8970± square feet. Ex- pansion will facilitate ren- ovating the floor layout and result in the elimination of a 29 space parking lot. The . Project also involves various andscape and parkingg lot improvements and the reloca- . tion of a water main. Said ' facility is located on Town of Ithaca Tax Parcel Nos. 62.2 -12 and 62.2.1.121, .orner Judd Falls and Ellis Hollow Road, Business Dis- trict "C Cornell University, Owner; The Penn Traffic Company Applicant; David Herrick, T.G. Miller P.C., En- pineers and Surveyors,/ 'Said gent. Planning Board will at said times and said place hear all persons in'suppori4 of such matters or objections thereto. Persons may appear by agent or in person..Indi- viduals with visual impair- ments, heorina impairments or other special needs, will; ! be provided with assistance as necessary, upon request. j Persons desiring such assis- tance'must make a request ,not less than 48 hours prior ,to the time of the public hear- ing. Jonathan Kanter, AICP Director of Planning 'July 10, 1996 273.1747 • • TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, July 16, 1996 By direction of the Chairperson 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, July 16, 1996, at 126 East Seneca Street, Ithaca, N.Y., at the following times and on the following matters: 7:40 P.M. Consideration of Special Approval for the construction of an accessory tower, for the proposed common house at Eco Village, located at 1323 Mecklenburg Road (NYS Route 79) west of West Haven Road, Special Land Use District #8, on a portion of Town of Ithaca Tax Parcel No. 28 -1 -26.2. Proposed accessory tower to have a maximum height of 54 feet. (Pursuant to Local Law No. 1 for the Year 1995, Special Land Use District for the EcoVillage Cohousing Cooperative, special approval is needed by the Planning Board for the construction of accessory towers in excess of 40 feet.) Eco Village Cohousing Cooperative, Owner /Applicant; House Craft Builders, Agent. 8:10 P.M. Consideration of Final Site Plan Approval for the proposed expansion of the East Hill Plaza, P & C Food Market located corner Judd Falls and Ellis Hollow Road in the Town of Ithaca. The proposed project involves expansion of the existing store by 8970± square feet. Expansion will facilitate renovating the floor layout and result in the elimination of a 29 space parking lot. The project also involves various landscape and parking lot improvements and the relocation of a water main. Said facility is located on Town of Ithaca Tax Parcel Nos. 62 -2 -12 and 62 -2- 1.121, corner Judd Falls and Ellis Hollow Road, Business District "C ". Cornell University, Owner; The Penn Traffic Company, Applicant; David Herrick, T.G. Miller P.C., Engineers and Surveyors, 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 such assistance must make a request not less than 48 hours prior to the time of the public hearing. Dated: Monday, July 8, 1996 Publish: Wednesday, July 10, 1996 Jonathan Kanter, AICP Director of Planning 273 -1747 • r � • 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 TO: FRO DAT RE: FAX MlESS :1GE FAX ## FAX # (607) 273 -1704 Number of Pages (including cover sheet):_ Comments: J TOWN OF ITHACA 21 o¢� 126 EAST SENECA STREET, ITHACA, N.Y. 14850 Y • 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 I, Starr Hays, being duly sworn Recording Secretary for the Town of I County, New York; that the following the sign board of the Town of Ithaca duly published in the local newspapE depose and say that I am the thaca Planning Board, Tompkins Notice has been duly posted on and that said Notice has been :r, The Ithaca Journal. Notice of a Public Hearing 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, .July 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 ) July 10, 1996 July 11, 1996 SS.. Bulletin Board, Front Recording Secretary, Town of Ithaca Planning Board. Sworn to and subscribed before me this 11th day of July 1996, N Filename: Starr \Agendas \PPAFF \07- 16- 96.PPA ry b &i .Um f /' 301 /' BETTY F. POLE NOTARY PUBLIC STATE OF NEW YORK # 4646 427 0 C afhe Ithaca Journal Thursday, July 11, 1996 TOWN OF ITHACA PLANNING'BOARD NOTICE OF PUBLIC HEARING Tuesday, July 16, 1996 By direction of the Chairman of the Planning Board, NO- TICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the Town of Ithaca on Tuesday, "July 16, 1996, at 126 East Seneca Street, Ithaca, N.Y. at t the following time and on. the following matter: • 8:05 P.M. Consideration. of I Preliminary and Final Subdi- vision approval for the pro- posed subdivision of 0.09 acre from Town of Ithaca Tax 1 Parcel No. 48 -1- 14.32, 2.3 ± acres in size, located at 275 Burns Road, for.consoli- :t dation with Town of Ithaca Tax Parcel No. 48 -1- 14.313, located adjacent on the northeast, Residence District f R -30. Robert- and Nancy Soreng, Owners; Charles r Guttman, Esq., Agent. Said Planning Board will at said time and said place hear all persons in support of such matters or objections thereto.' Persons may appear by t agent or in person. Individu- als with visual impairments, hearing impairments or other special needs, will be pro- vii with assistance as nec- essary, upon request. Persons desiring .assistance must make such a request not less than 48 hours prior to the time. of the public hearing Jonathan Kanter, AICP Director of Planning 273 -1747 July 11, 1996 - - - -- - — - - - s - W. A TOWN OF ITHACA PLANNING BOARD 126 East Seneca Street Ithaca, New York 14850 Tuesday, July 16, 1996 AGENDA 7:30 P.M. Persons to be heard. C�FY 7:35 P.M. Consideration of Determination of Significance of Environmental Impact, pursuant to the State Environmental Quality Review Act, for the Eco Village Common House accessory tower, located at 1323 Mecklenburg Road, as further described below. 7:40 P.M. PUBLIC HEARING: Consideration of Special Approval for the construction of an accessory tower, for the proposed common house at Eco Village, located at 1323 Mecklenburg Road (NYS Route 79) west of West Haven Road, Special Land Use District #8, on a portion of Town of Ithaca Tax Parcel No. 28 -1 -26.2. Proposed accessory tower to have a maximum height of 54 feet. (Pursuant to Local Law No. 1 for the Year 1995, Special Land Use District for the Eco Village Cohousing Cooperative, special approval is needed by the Planning Board for the construction of accessory towers in excess of 40 feet.) Eco Village Cohousing Cooperative, Owner /Applicants House Craft Builders, Agent. 8:05 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed subdivsiion of 0.09± acre from Town of Ithaca Tax Parcel No, 48 -1- 14.32, 2.3± acres in • size, located at 275 Burns Road, for consolidation with Town of Ithaca Tax Parcel No. 48 -1- 14.313, located adjacent on the northeast, Residence District R -30. Robert and Nancy Soreng, Owners, Charles Guttman, Esq., Agent. 8:10 P.M. PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed expansion of the East Hill Plaza, P & C Food Market located on Judd Falls Road in the Town of Ithaca. The proposed project involves expansion of the existing store by 8970± square feet. Expansion will facilitate renovating the floor layout and result in the elimination of a 29 space parking lot. The project also involves various landscape and parking lot improvements and the relocation of a water main. Said facility is located on Town of Ithaca Tax Parcel Nos. 62 -2 -12 and 62 -2- 1.121, corner Judd Falls and Ellis Hollow Road, Business District "C ". Cornell University, Owners The Penn Traffic Company, Applicant, David Herrick, T.G. Miller P.C., Engineers and Surveyors, Agent, 6. Consideration of determination of environmental significance, pursuant to the State Environmental Quality Review Act, for the proposed Saddlewood Farms Apartments, to consist of 276± rental units, located on Town of Ithaca Tax Parcel No. 27 -1 -14.2, 89.99± acres (net) in size, 1310 Mecklenburg Road, in conjunction with request to rezone site from AG Agricultural and R -15 Residence to Special Land Use District (SLUD) or MR ® Multiple Residence, as well as Site Plan Approval. Alfred, Mildred, Nelson, and Jacqueline Eddy, Owners; Saddlewood Farms Limited Partnership, Applicant, 7. Consideration of Sketch Plan for Cornell University's proposed Lake Source Cooling Project, consisting of a building approximately 20,000 square feet in size to include a proposed lake pumping facility and heat exchanger, to be located at.1,000 East Shore Drive, on Town of Ithaca Tax Parcel No's. 19 -1 -5 and 19 -2 -29, Business District "E" and Residence District R -15, as well as a proposed chilled water pipe route extending approximately 2.4 miles from the heat exchanger building to the Cornell University campus. Cornell University, Applicant, Lanny Joyce, Elizabeth Vastbinder, Agents, 80 Approval of Minutes: June 18 and July 9, 1996. 90 Other Business 10. 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 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARING Tuesday, July 16, 1996 By direction of the Chairman of the Planning Board, that a Public Hearing will be held by the Planning Ithaca on Tuesday, July 16, 1996, at 126 East Seneca at the following time and on the following matter: COPY NOTICE IS HEREBY GIVEN Board of the Town of Street, Ithaca, N.Y., 8:05 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 0.09 +/- acre from Town of Ithaca Tax Parcel No. 48 -1- 14.32, 2.3 +/- acres in size, located at 275 Burns Road, for consolidation with Town of Ithaca Tax Parcel No. 48 -1- 14.313, located adjacent on the northeast, Residence District R- 30. Robert and Nancy Soreng, Owners, Charles Guttman, Esq., Agent. Said Planning Board will at said time and said place hear support of such matter or objections thereto. Persons may or in person. Individuals with visual impairments, hearing other special needs, will be provided with assistance as request. Persons desiring assistance must make such a reque 48 hours prior to the time of the public hearing. Dated: Wednesday, July 10, 1996 Publish: Thursday, July 11, 1996 Jonathan Director 273 -1747 all persons in appear by agent impairments or necessary, upon st not less than Kanter, AICP of Planning ADOPTED RESOLUTION: SEQR FINAL Eco Village Cohousing Cooperative, Common House Tower 0 1323 Mecklenburg Road Planning Board, July 16, 1996 MOTION by Herbert Finch, seconded by James Ainslie: WHEREAS: 1. This action is the consideration of Special Approval for the construction of an accessory tower, for the proposed common house at Eco Village, located at 1323 Mecklenburg Road (NYS Route 79) west of West Haven Road, Special Land Use District 48, on a portion of Tax Parcel No. 28- 1 -26.2. Proposed accessory tower to have a maximum height of 54 feet. (Pursuant to Local Law No. 1 for the Year 1995, Special Land Use District for the Eco Village Cohousing Cooperative, special approval is needed by the Planning Board for the construction of accessory towers in excess of 40 feet). Eco Village Cohousing Cooperative, Owner /Applicant; House Craft Builders, Agent, 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 Special Approval, and 3. The Planning Board, on July 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 Department, and other application materials, and • 4. The Planning Board, at a Public Hearing held on July 18, 1995 has reviewed, accepted as adequate, and further, granted final site plan approval to drawings prepared by House Craft Builders numbered and labeled AF3 Elevations - Neighborhood North Section, dated June 14 1995, and additional drawings, and 5. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed tower; NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above - referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. Aye - Hoffmann, Ainslie, Finch, Wilcox, Bell. Nay - None. The MOTION was declared to be carried unanimously. Starr Hays, Recording Secretary, Town of Ithaca Planning Board. 7/18/96, ADOPTED RESOLUTION: EcoVillage Cohousing Cooperative, Common House Tower • 1323 Mecklenburg Road Special Approval Planning Board, July 16, 1996 MOTION by Gregory Bell, seconded by Herbert Finch: WHEREAS: 1. This action is the consideration of Special Approval for the construction of an accessory tower, for the proposed common house at EcoVillage, located at 1323 Mecklenburg Road (NYS Route 79) west of West Haven Road, Special Land Use District #8, on a portion of Tax Parcel No. 28- 1 -26.2. Proposed accessory tower to have a maximum height of 54 feet. (Pursuant to Local Law No. 1 for the Year 1995, Special Land Use District for the EcoVillage Cohousing Cooperative, special approval is needed by the Planning Board for the construction of accessory towers in excess of 40 feet). EcoVillage Cohousing Cooperative, Owner /Applicant; House Craft Builders, Agent, 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 Special Approval, has, on July 16, 1996, made a negative determination of environmental significance, after having reviewed and accepted as adequate the Short Environmental Assessment Form Part I, prepared by the applicant, and a Part II prepared by the Town Planning staff, and is 3. The Planning Board, at a Public Hearing held on July 16, 1996 has reviewed and accepted as adequate the submitted application materials, and, is 4. The Planning Board, at a Public Hearing held on July 18, 1995 has reviewed, accepted as adequate, and further, granted final site plan approval to drawings prepared by House Craft Builders numbered and labeled AF3 Elevations - Neighborhood North Section, dated June 14 1995, and additional drawings; NOW, THEREFORE, BE IT RESOLVED: 1. That the Planning Board hereby grants Special Approval for the construction of an accessory tower, not to exceed 54 feet in height, as shown in a drawing prepared by House Craft Builders and numbered and labeled AF3 Elevations - Neighborhood North Section, dated June 14, 1995, for the proposed common house at EcoVillage, located on a portion of Tax Parcel No. 28 -1 -26.2. Aye - Hoffmann, Ainslie, Finch, Wilcox, Bell. Nay - None. The MOTION was declared to be carried unanimously. Starr Hays, Recording Secfetary, Town of Ithaca Planning Board 7/18/96. ® ADOPTED RESOLUTION: Soreng to Hilker Property Transfer 275 Burns Road Preliminary and Final Subdivision Approval Planning Board, July 16, 1996 • MOTION by Herbert Finch, seconded by James Ainslie, WHEREAS: 1. This action is the consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 0.09 +/- acre from Town of Ithaca Tax Parcel No. 48- 1- 14.32, 2.3 +/- acres in size, located at 275 Burns Road, for consolidation with Town of Ithaca Tax Parcel No. 48- 1- 14.313, located adjacent on the northeast, Residence District R- 30. Robert and Nancy Soreng, Owners; Charles Guttman, Esq., Agent. 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 July 9, 1996, made a negative determination of environmental significance, after having reviewed and accepted as adequate the Short Environmental Assessment Form Part 1, prepared by the applicant, and a Part II prepared by the Town Planning staff, and 3. The Planning Board, at a Public Hearing held on July 16, 1996 has reviewed and accepted as adequate a survey map entitled "Survey Map of Lands & Dwelling at 275 Burns Road, Town of Ithaca, Tompkins County, New York "; prepared by Howard R. Schlieder, N.Y.S.R.E.& L.S. dated June 21, 1996, and other application materials; 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 Parcel No. 48 -1 -14.32 located at 275 Burns Road and comprising 2.3 +/- acres, into two lots, 0.09 +/- and 2.2 +/- acre in size respectively, as shown on the survey map entitled "Survey Map of.Lands & Dwelling at 275 Burns Road, Town of Ithaca, Tompkins County, New York "; prepared by Howard R. Schlieder, N.Y.S.R.E.& L.S. dated June 21, 1996, and other application materials conditioned upon the following: • • u Soreng to Hilker 275 Burns Road Property Transfer Preliminary and Final Subdivision Approval Planning Board, July 16, 1996 -Page 2- a. within six months of this approval, conveyance of the 0.09 +/- acre parcel being subdivided from Tax Parcel No. 48 -1 -14.2 to the owners of Tax Parcel No. 48- 1- 14.313 and submission of the deed and a copy of the consolidation request to be provided to the Town Planner; and b. submission for signing by the Planning Board Chair of an original or mylar copy of the plat, correctly labeled, and four dark -line prints of the approved subdivision plat. Aye - Hoffmann, Ainslie, Finch, Wilcox, Bell. Nay - None. The MOTION was declared to be carried unanimously. Starr Days, Recording Secretary, Town of Ithaca Planning Board. 7/18/96. (FILENAME: Starr/Resols /SORENG.Fin) a ARTICLE VI Soren 02 -75 8vrns Qo A b FINAL PRELIMINARY AND FINAL SUBDIVISION PLAT REQUIREMENTS Y = 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. NIA Four dark -line prints of improvement plans and information., �l if improvements are required._ Y Four dark -line prints of the proposed plat. Fully completed - Environmental Assessment Forms, with comments from the Town.$ngineer 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. V General aayout, including lot lines with dimensions; block end 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; 'J and building setback lines, with dimensions. V General 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 present 1 , plat. - IN .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. ACultural 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. >I Preliminary & Final Subdivision Plat Requirements -2- �% Directi pn of flow of all water courses, Calculation of drdihAgb area above point of entry for each water course entering or abutting the tract. V 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" =100') and north point. Name of planner, architect, engineer, land surveyor, landscape architect, or other person who prepared the sketch plat or preliminary plat. JName of subdivision, which shall not duplicate the name of any other subdivision in the county. Name of Town, County, and State. V Name(s) and address(es) of the owner(s) Name(s) and address(es) of the subdivider(s), if the subdivider(s) is(are) not the owner(s). Names and addresses of owners of all parcels abntting._the proposed subdivision. �fv Names of recorded subdivisions abutting the proposed `-/ subdivision. Yv 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. V Restrictive covenants, if-any. V Vicinity Map showing the general location of the property, / 1" =1000' or 111= 20001 . N/A 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. Preliminary & Final Subdivision Plat Requirements Section 37. Form of Final Plat. J N V SF:� NJg V/ • J -3- A final 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 final approval is requested. 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 1, 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. Rey map, when more than one sheet As required to .present plat. Accurate locations and descriptions of all subdivision monuments. 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 bounding and one -half inch from information, including signatures, and seals, the sheet, one -inch from the left edge each of the other edges; all all plat lines, lettering, shall be within the border lines. Building setback lines with dimensions. Date of Plat. Exact boundary lines of the tr line, giving dimensions to the angles to the nearest one -half bearing; the traverse shall be error of closure not to exceed of closure shall be noted. act, indicated by a heavy nearest one - hundredth foot, minute, and at least one balanced and closed with an one to two thousand, the type 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. J Location of the property by legal description, including areas in acres or square feet. Source of title, including / deed record book and page numbers. V Name and address of all owners of the property and name and P Y address of all persons who have an interest in the property, such as easements or rights -of -way. V Lot lines, fully dimensioned, with lengths to the nearest one - hundredth foot and angles or bearings to the nearest one -half minute. Map Scale (1" =50' or 1" =100') and north point. NMortgagor'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 1 referred to on the plat. / y Name of subdivision, which shall not duplicate the name of any other subdivision in the country. Name of Town, County, and State. Name(s) and addresses) of the owner(s) . Name(s) and address (es) of the .subd*ivider (s) , if the subdivider(s) is (are) not the owner(s). 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. V Names and addresses of owners of all parcels abutting the- pPikroposed subdivision. Names of recorded subdivisions abutting the proposed subdivision. J v Owner's certificate: a certificate signed by the owner(s) to I��q6 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. 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. V Reference on the plat to any separate instruments, including restrictive covenants, which directly affect the land in the subdivision. • C Preliminary & Final Subdivision Plat Requirements -5- Surveyor's certificate: certificate signed and sealed by a 40Z 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. JTax 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 being subdivided and payable at the time of plat approval and no unpaid special assessments, and that all outstanding taxes and special assessments have been paid on all property A/ dedicated to public use. V The blocks are numbered consecutively throughout the subdivision and the lots are numbered consecutively /► throughout each block. V 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 pproval of the water supply and /or sewerage system. Vicinity Map showing the general location of the property, 1" =1000' or 1-11 =2000' . 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 Section 38. Improvement Plans and Related Information. 1. NI�- N14 NIA N4 -6- 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. 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. Highway paving plans and specifications. The estimated cost of. a 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 vertical, on standard plan profile 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 v u C v ADOPTED RESOLUTION: P & C Food Market Expansion East Hill Plaza Final Site Plan Approval Planning Board, July 16, 1996 MOTION by Herbert Finch, seconded by James Ainslie: WHEREAS, 1. This action is the Consideration of Final Site Plan Approval for the proposed expansion of the East Hill Plaza P & C Food Market. The proposed project involves expansion of the existing store by 8970± square feet. Expansion will facilitate renovating the floor layout and result in the elimination of a 29 space parking lot. The project also involves various landscape and parking lot improvements and the relocation of a water main. Said facility is located on Town of Ithaca Tax Parcel Nos. 62 -2 -12 and 62 -2- 1.121, corner Judd Falls and Ellis Hollow Road, Business District "C ". Cornell University, Owner; The Penn Traffic Company, Applicant; David Herrick, T.G. Miller P.C., Engineers and Surveyors, Agent. 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review, did, on April 2, 1996, make a negative determination of environmental significance, and 3. The Planning Board, at a Public Hearing on May 7, 1996, granted Preliminary Site Plan Approval with conditions for the proposed expansion of the East Hill Plaza P &C Food Market, and 4. The Planning Board, at a Public Hearing on July 16, 1996, has reviewed and accepted as adequate drawings prepared by T.G. Miller, P.C. entitled " Vicinity Map ", "Layout Plan", "Striping and Signage Plan", "Building Expansion Site Plan", " Planter Site & Detail" plan, "Entrance Site Plan", "Landscape Plan", and "Details" all dated July 7, 1996 and a drawing prepared by Jagat P. Sharma, Architect entitled "Elevations" dated June 28, 1996, and additional application materials. NOW, THEREFORE, BE IT RESOLVED: 1. That the Planning Board hereby grants Final Site Plan Approval for the plans referred to in paragraph 4 above, subject to the following conditions: a. The consolidation of Town of Ithaca Tax Parcel Nos. 62 -2 -12 and 62 -2 -1.121 within 6 months from the date of Final Site Plan Approval (i.e. by January 16, 1997). Proof of such consolidation to be provided to the Town Planner prior to issuance of a Certificate of Occupancy for the new addition. Expansion of P &C Food Markets - East Hill Plaza -Page 2- Final Site Plan Approval - 7/16/96 b. Submission of a revised Striping and Signage Plan to show the proposed entrance island sign located on Ellis Hollow Road. Proposed entrance sign details to be submitted for approval to the Town Planner and the Town Engineer prior to installation and prior to issuance of any Certificate of Occupancy for the new addition. If variances are required for any such signage, such variances to be obtained before installation and before issuance of a Certificate of Occupancy. C. Prior to the issuance of a Certificate of Occupancy, all improvements, including but not limited to, construction of planters including the installation of plant materials, landscaping of all islands and areas as indicated on the Landscape Plan dated July 3, 1996, striping and signage as indicated on the Striping and Signage Plan dated July 3, 1996 (with revision as indicated in b. above), shall be completed to the satisfaction of the Town Planner and the Town Engineer. d. Submission of originals or mylar copies of the drawings referred to in paragraph 4 above, to be retained by the Town of Ithaca. Aye - Hoffmann, Ainslie, Finch, Wilcox, Bell. Nay - None. The MOTION was declared to be carried unanimously. Starr Hays, Recording SeEretary, Town of Ithaca Planning Board. 7/18/96. C: \Stan \Resols \P &CFSite.F in C FINAL SITE PLAN CHECKLIST �= ITEM SUBMITTED NOT APPLICABLE CONDITION OF APPROVAL 71��1q� Ft"ykjiX)& �&AW 1. ZA11 items submitted with the preliminary site plan application with modifications made according to the approval given by the Town Planning Board. 20 Record of application for and approval status of all necessary permits from county, state, and /or federal agencies. Submit copies of all permits or approvals so / granted. _ .3. ✓ Detailed sizing and final- material specifications of ® all required improvements. -4. C of all proposed structures, roads, - water /sewage facilities, and other -improvements . 5v v4o� gompleted and signed Development Review Application, Development Review Escrow Agreement, and Back -up Withholding Form (if required). (Only (1) copy each.) 60 Izpayment of additional review fees as needed and deposited in an escrow account. 7. y Original or mylar copy of final site plan to be retained by the Town of Ithaca. r,.+.,., v /I.l..v.e 6/6/95 MB