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HomeMy WebLinkAboutPB Minutes 1996-08-06• n U F L TOWN OF ITHACA PLANNING BOARD FA.., FILED TOWN OF . ITHACA Date The Town of Ithaca Planning Board met in regular session on Tuesday, August 6, 1996, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. PRESENT: Chairperson Candace Cornell, Eva Hoffmann, James Ainslie, Herbert Finch, Robert Kenerson, Gregory Bell, John Barney (Attorney for the Town), Daniel Walker (Director of Engineering), JoAnn Cornish (Planner), George Frantz (Assistant Town Planner), Geri Tierney (Planner). ALSO PRESENT: Susan Booth Titus, Dana Batley, Paul Salon, Margaret Smith Einarson, Stan Einarson, Martha Armstrong, Tom Bell, Martha Bell, Dan Achilles, Robin Botie, David Warden, Joan Bokaer, William Gaffney. Chairperson Cornell declared the meeting duly opened at 7:38 p.m. and accepted for the record the Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on July 29, 1996, and July 31, 1996, 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 31, 1996. (Affidavit of Posting and Publication is hereto attached as Exhibit #1.) . Chairperson Cornell read the Fire Exit Regulations to those assembled, as required by the New York State Department of State, Office of Fire Prevention and Control. AGENDA ITEM: PERSONS TO BE HEARD. There were no persons present to be heard. Chairperson Cornell closed this segment of the meeting. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO. 31- 1-14, 105.9 +/- ACRES IN SIZE, INTO THREE LOTS, PARCEL A CONSISTING OF 28.22 +/- ACRES, PARCEL B CONSISTING OF 4.18 +/- ACRES, AND PARCEL C CONSISTING OF 715 +A ACRES, LOCATED AT 230 CULVER ROAD, RESIDENCE DISTRICT R -30. PARCELS A AND B ARE PROPOSED TO BE CONVEYED TO CORNELL UNIVERSITY FOR PERMANENT PRESERVATION AS A NATURAL AREA. PARCEL C IS TO BE RETAINED BY THE OWNER. JOHN B. BABCOCK, OWNER; DANA BATLEY, AGENT. •Chairperson Cornell declared the above -noted matter duly opened at 7:39 p.m., and read aloud from the Notice as Public Hearings as posted and published. • PLANNING BOARD MINUTES 2 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 Dana Batley of 140 Genung Circle stated that he is the agent for John Babcock the owner of the parcel in question. The parcel is wooded and agricultural land, and 30 acres is a steep slope down into Coy Glen. Mr. Bately stated that Mr. Babcock would like to deed that portion to Cornell University to preserve it as a Natural Area. Cornell University already owns the adjoining land on the other side of Coy Glen, and also a small portion that comes on the southern side of Coy Glen. Therefore, it necessitates breaking Mr. Babcock's property into three parcels. One that is slightly over 28 acres, and then Cornell University's piece that is between that, and one that is slightly over four acres. Those two parcels, 32 acres, is to be conveyed to Cornell University, which will be consolidated to the adjoining parcel owned by Cornell University. Mr. Babcock will retain 73 acres for himself. Susan Titus of 250 Culver Road stated that she had been out of town for the past three weeks, and had arrived home to a copy of the notice for the Public Hearings for tonight's meeting in the mail. A neighbor had informed her that a notice was sent out about a month ago, but Ms. Titus did not receive anything. The property had changed hands, the Roses owned the property May 1995, then other people owned it for four or five months, and then she purchased the property in January 1996. Ms. Titus stated that she was concerned about this subdivision, but that she is not prepared to make a statement at this time because she was not well informed. Ms. Titus stated that she loves the Coy Glen area, and she thinks it is wonderful that Mr. Babcock is giving the land to •Cornell University for it's protection. She is concerned that another neighbor told her that if someone owns land and they donate part of it then they are free to divide the rest of the land any way they want. Ms. Titus asked if this statement is true Chairperson Cornell responded, no. Ms. Titus stated that looking at the map of the proposed subdivision, to the right of her property, it says Lot 65 and Lot 81. Ms. Titus asked if the land is being divided. Assistant Town Planner George Frantz stated that the reference to Lots 80, 812 65, and 64 refer to the original military lots from the 1700's, and they are not part of this subdivision. Ms. Titus asked if this land was protected from being subdivided in anyway. Chairperson Cornell stated that Mr. Babcock can do what he likes with his remaining property within the constraints and the laws of the Town of Ithaca. The Town is very glad that Mr. Babcock is donating the land, but that does not grant him any special favors. Board Member Robert Kenerson stated that there is only one lot that Mr. Babcock could build a house on as it stands. •Ms. Titus stated that she has talked to Mr. Babcock at length over the phone, and he has let her and the neighbors walk through his land to Coy Glen. Ms. Titus stated that one of her concerns is that houses will be built between her house and Coy Glen. Ms. Titus asked if there would be any • • • PLANNING BOARD MINUTES access. 3 APPROVED - SEPTEMBER 17, 1996 AUGUST 6, 1996 Chairperson Cornell stated that when and if that happens, that would be the time that Ms. Titus would need to come to a Public Hearing and state her opinion. Ms. Titus stated that the most important thing to her is the thought of houses along Coy Glen which would not help protect the area. Chairperson Cornell noted that this was a Public Hearing and asked if anyone else present wished to speak. No one spoke. Chairperson Cornell closed the Public Hearing at 7:49 p.m. and brought the matter back to the Board for discussion. MOTION by Robert Kenerson, seconded by Gregory Bell: 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 F the proposed subdivision of Town of Ithaca Tax Parcel in size, into three lots, Parcel A consisting of 28.22 +/- 4.18 +/- acres, and Parcel C consisting of 73.5 +/- acres, Residence District R -30, John B. Babcock, Owner, Dana following conditions: inal Subdivision Approval for No. 31 -1 -14, 105.9 +/- acres acres, Parcel B consisting of located at 230 Culver Road, Batley, Agent, subject to the a. That a restrictive covenant be placed in the deeds for Parcels A and B indicating that said parcels shall be permanently preserved and maintained as a natural area, and that the language for such a restrictive covenant be subject to review and approval by the Attorney for the Town prior to signing of the subdivision plat by the Planning Board Chair, and b. That the language for the 50 foot easement /right -of -way for access to Parcel A shown on the survey map be reviewed and approved by the Attorney for the Town prior to signing of the subdivision plat by the Planning Board Chair, and C. That Parcels A and B be consolidated with Tax Parcel No. 31 -1 -3.2 subsequent to the transfer of said parcels to Cornell University, and d. That within six months of this approval, Parcels A and B shall be conveyed to J 0 PLANNING BOARD MINUTES 4 AUGUST 6, 1996 APPROVED - SEPTEMBER 17, 1996 Cornell University, and a copy of the deed conveying said parcels shall be provided to the Director of Planning along with a copy of communication to the Tompkins County Assessment Office requesting consolidation of said parcels with Tax Parcel No. 31- 1 -3.2. AND, BE IT FURTHER RESOLVED: 1. At this time, the Planning Board finds that the proposed subdivision, which is intended to permanently preserve approximately 32.4 +/- acres of land in its natural state and provide further protection of the area identified as the Coy Glen Critical Environmental Area (CEA), is not creating the need for additional park or recreational facilities, and therefore, waives the requirement for any kind of parkland reservation. The Planning Board reserves the right to revisit the need for parkland reservation relating to Parcel C ( "Parcel to be Retained ") if Parcel C is proposed for further subdivision in the future. There being no further discussion, Chairperson Cornell called for a vote. AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. • The MOTION was declared to be carried unanimously. (NOTE: Adopted resolution is hereto attached as Exhibit #2.) Chairperson Cornell declared the matter of the Preliminary and Final Subdivision Approval for John Babcock (Coy Glen) duly closed at 7:52 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF 041 +/- ACRE FROM TOWN OF ITHACA TAX PARCEL NO, 71 -7 -6, 1.1 +/- ACRE IN SIZE, LOCATED AT 1035 HANSHAW ROAD FOR CONSOLIDATION WITH TOWN OF ITHACA TAX PARCEL NO. 71 -7 -20, LOCATED AT 313 ROAT STREET, RESIDENCE DISTRICT R -15. DONALD BALCOM AND SARAH PEARSON, OWNERS; ROBERT H. SHAW, APPLICANT /AGENT. Chairperson Cornell declared the above -noted matter duly opened at 7:53 p.m., and read aloud from the Notice as Public Hearings as posted and published. Planner Geri Tierney stated that the owners had plans to be out of town at the time of this meeting. Ms. Tierney stated that this subdivision is actually a land swap between neighbors on •Hanshaw Road. Ms. Tierney stated that 0.41 +/- acres is being subdivided off 1035 Hanshaw Road (Tax Parcel No. 71 -1 -6) and being conveyed to consolidate with 313 Roat Street (Tax Parcel No. 71 -7 -20) owned by Robert Shaw. Mr. Shaw has no intention to further subdivide to make another • PLANNING BOARD MINUTES 5 APPROVED= SEPTEMBER 17. 1996 AUGUST 6, 1996 house lot because of inadequate road frontage. Mr. Shaw simply wants to consolidate the lots to have a larger parcel for himself. There is no environmental impact because there is no change in land use being proposed. In the proposed resolution, a condition is proposed that a covenant be created that no further subdivision for the proposed new house lot occur at any time in the future. Mr. Shaw was in agreement with this, and that seems to satisfy neighbors who were concerned as well. Chairperson Cornell noted that this was a Public Hearing and asked if anyone present wished to speak. No one spoke. Chairperson Cornell closed the Public Hearing at 7:56 p.m. and brought the matter back to the Board for discussion. MOTION by Eva Hoffmann, seconded by Herbert Finch: 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. 71 -7 -6- located at 1035 Hanshaw Road and comprising +/- 1.1 acres, into two lots, +/- 0.65 and +/- 0.41 acre in size respectively, as shown on the survey map entitled "Survey Map, No. 1035 Hanshaw Road, Town of Ithaca, Tompkins County, New York" prepared by Allen T. Fulkerson, P.L.S. dated June 10, 1996, and other application materials conditioned upon the following: a. Within six months of this approval, conveyance of Lot B to the owners of Tax Parcel No. 71 -7 -20 and submission of the deed and a copy of the consolidation request to be provided to the Town Planner, b. That the lot created by the consolidation of Tax Parcel No. 71 -7 -20 and Lot B may not be subdivided into two house lots at any future time and that a restrictive covenant to that effect be submitted for review and approval by the Town Attorney, C. Submission for signing by the Chair of the Planning Board of an original or mylar copy of the plat and four dark -line prints of the approved subdivision plat. rBoard Member Bell stated that he has some concerns about the wording in "b ", which states at any future time it could not be subdivided. Mr. Bell stated that he does not know how normal that O PLANNING BOARD MINUTES 6 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 u • is, but it seems unlikely that this Board could pass anything that lasts for forever. Attorney Barney stated that he agrees with Board Member Bell's statement. Attorney Barney stated that subdivision regulations govern, it would be a call on the Board's part, but the project would need to be in complicance with whatever regulations are in effect at that time. Attorney Barney stated that he does not like the statement of deed restrictive covenant to last forever because time changes, but that he does not have a problem with a time limit on them. Attorney Barney stated that Mr. Shaw would be expanding his property and would not subdivide it. If Mr. Shaw came in and wanted to subdivide the parcel, then the Planning Board would need to look at the issues to see if it is appropriate to resubdivide. Board Member Kenerson asked Attorney Barney if what he is saying is that Mr. Shaw should consolidate the parcels within six months so there would only be one lot. Attorney Barney stated that was correct, then in order for Mr. Shaw to break the parcels up again, he would have to come back to the Planning Board for subdivision approval. Board Member Bell stated that he does not see why "b" could not be eliminated because it does not do anything. Chairperson Cornell stated that she has received some phone calls from neighbors in reference to this proposal because they were concerned about further subdividing. Planner Tierney stated that she had a few phone calls from neighbors stating that they wanted to make sure that an additional house lot was not being created. Chairperson Cornell stated that there is a quiet cul -de -sac back there, and the neighbors does not want the character to change. Board Member Hoffmann stated that sometime in the future, this parcel could be rejoined with the lot from which it is taken from, with a different situation or with different owners. The Planning Board could not prevent that from happening, but what the Board should probably prevent from happening is a greater density by having a subdivision that would allow another house to be built. Director of Engineering Daniel Walker stated that this is a R -15 zone and Parcel B is actually twice the size of a minimum lot, and the Shaw residence is also approximately more than twice the size of the minimum lot size required for a house in that area. Planner Tierney stated that both parcels would have inadequate road frontage alone, but being combined it would have adequate road frontage. Chairperson Cornell asked how does the Planning Board feel about striking condition "b" from the proposed resolution or revising it. • PLANNING BOARD MINUTES 7 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 • Board Member Hoffmann stated that she would like to see it revised. Ms. Hoffmann stated that if the Board does not have some sort of restriction on it that the Board would be creating another house lot that would not be standard. Chairperson Cornell stated that the majority of the Board would like to strike condition "b ", and asked Board Member Hoffmann if she would accept striking "b" from the proposed resolution. Board Member Hoffmann responded, no, that she would like to have a changed "b ", but that she does not know what kind of wording to have. Ms. Hoffmann asked Attorney Barney if he has any language that he could propose to make the proposed resolution more acceptable. Attorney Barney stated that the Board is trying to aim for the density issue rather than the land location. Attorney Barney stated that the resolution could say that no more than two units would be allowed on the parcel, which is the current zoning. Board Member Bell stated that he would like to make a motion to strike Board Member Hoffmann's original motion. Board Member Ainslie stated that he seconds it. Board Member Hoffmann asked if the frontage would be increased by consolidating these two parcels. Ms. Hoffmann stated that her thoughts were that this was going to be consolidated into one parcel and that there would only be one house and it would not be subdivided. Attorney Barney stated that there is no disagreement with that, but that is what is going to happen now. The disagreement is over what may happen ten years or fifteen years from now, and whether the Planning Board, today, should impose a covenant that goes beyond what the Town regulations and zoning currently provide as a condition of allowing this exchange of land. Board Member Hoffmann asked if the owner of Parcel A had retained this piece and wanted to subdivide to build another house, would that be possible. Attorney Barney stated that they would have to receive a variance first, in terms of the density. Board Member Hoffmann stated that she changed her opinion now. Chairperson Cornell asked Board Member Hoffmann if she was willing to accept the motion as amended. Board Member Hoffmann responded, yes. Chairperson Cornell asked the Planning Board for a vote on accepting the resolution as • PLANNING BOARD MINUTES 8 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 amended. AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The M TI N was declared to be carried unanimously. (NOTE: Adopted resolution is hereto attached as Exhibit #3.) Chairperson Cornell declared the matter of Preliminary and Final Subdivision Approval of the Balcom /Pearson Two -lot Subdivision duly closed at 8:10 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF 0.84 +/- ACRE FROM TOWN OF ITHACA TAX PARCEL NO. 504-5.1, 1.7 +/- ACRE IN SIZE, LOCATED AT 109 RICH ROAD, RESIDENCE DISTRICT R -15. JOHN J. AUGUSTINE, JR., OWNER/APPLICANT. Chairperson Cornell declared the above -noted matter duly opened at 8:13 p.m., and read • aloud from the Notice as Public Hearings as posted and published. Planner Cornish stated that Mr. Augustine is proposing to subdivide a lot that he currently owns into two -lots. The lot has an accessory building in the rear, which is a garage that has its own separate driveway. The garage has been in existence for approximately five years. Mr. Augustine is currently trying to sell the property, but the interested party is not interested in the rear building which is the garage. Mr. Augustine is proposing to convert the garage to a house. Ms. Cornish stated that it was built with plumbing and electric for a house. Mr. Augustine has agreed to convert the garage into a house within a 12 month time period. Mr. Augustine still needs to go before the Zoning Board of Appeals because it lacks adequate frontage. It has 30.8 feet but needs 60 feet in a R -15 zone. Mr. Augustine is scheduled to go before the Zoning Board of Appeals next week. Chairperson Cornell asked if the garage is converted to a home on Parcel B, would the side yards be big enough. Planner Cornish responded, yes, that both lots are over 15,000 square feet by a substantial amount. Chairperson Cornell noted that his was a Public Hearing and asked if anyone present wished to speak. No one spoke. Chairperson Cornell closed the Public Hearing at 8:20 p.m., and asked if anyone was prepared to offer a motion. • MOTION by Herbert Finch, seconded by James Ainslie: • PLANNING BOARD MINUTES 9 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 r� L..J 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. 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 50- 1 -5.4, 1.7 +/- acres in size, into 2 parcels, 0.86 +/- acres in size in size respectively, as shown on the subdivision plat entitled "Survey Map of 109 Rich Road - Town of Ithaca, Tompkins County - New York" prepared by Kenneth A. Baker, and dated May 23, 1996, and other application materials, subject to the following conditions: a. Submission for signing by the Chairperson of the Planning Board of an original or mylar copy of the plat and four dark -line prints; b. The grant of any required variance or other approval by the Zoning Board of Appeals prior to the signing of the plat by the Chairperson of the Planning Board; C. That the existing garage located on Parcel B be converted to a dwelling unit Within twelve months from the date of this resolution (i.e. by August 6, 1997). Chairperson Cornell asked what happens if the conversion does not take place within the 12 months. Attorney'Barney stated that the subdivision would be voided. Planner Cornish stated that the interior would be the only construction at this time, because the exterior would not be changed substantially except for adding some windows and doors. Mr. Augustine has already purchased another home and has someone waiting for the ruling of this Board to purchase this piece of property. Attorney Barney stated that an addition to condition "c" to read that Parcel B be converted to a dwelling unit and that a certificate of occupancy for the same be issued within 12 months. There being no further discussion, Chairperson Cornell called for a vote with the additional amendment. ® AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. • PLANNING BOARD MINUTES 10 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 The MOTION was declared to be carried unanimously. (NOTE: Adopted resolution is hereto attached as Exhibit #4.) Chairperson Cornell declared the matter of Preliminary and Final Approval for the two -lot subdivision at 109 Rich Road duly closed at 8 :26 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN APPROVAL FOR THE PROPOSED SITE PLAN MODIFICATION OF THE LONGHOUSE COOPERATIVE, INC. LOCATED ON THE ELM STREET EXTENSION. THE PROPOSED PROJECT WOULD ADD TWO ADDITIONS TOTALING 970 +/- SQ. FT. ONTO THE TRI -PLEX RESIDENCE OF THE LONG HOUSE COOPERATIVE, INC. LOCATED AT 770 ELM STREET EXTENSION, ON TOWN OF ITHACA TAX PARCEL NO. 28 -1 -28.4, RESIDENCE DISTRICT R -30. LONG HOUSE COOPERATIVE, OWNER; MARTHA ARMSTRONG, AGENT /ARCHITECT. Chairperson Cornell declared the above -noted matter duly opened at 8:28 p.m., and read aloud from the Notice of Public Hearings as posted and published. Martha Armstrong stated that she is the architect for one of the additions and that she is representing both of the households for the purpose of Site Plan review. Ms. Armstrong stated that on the Site Plan dated July 11, 1996, Building #1 is the Tri -plex and the owners of the units at each end of the Tri - plexes are proposing additions to be built this summer or fall. They value more than $10,000.00, so they are here for Site Plan review. Ms. Armstrong stated that after talking with the planners, the main concern is probably whether there would be any runoff going into the Coy Glen Gorge, which could include siltation from the construction when they are excavating the foundations. Ms. Armstrong stated that since that was the main concern, she suggested that straw bales could be put down in the swales to catch any siltation that might be carried that far. Chairperson Cornell asked if the additions being proposed would be used for the families already living in the units. Ms. Armstrong stated that was correct. The western, the unit would be adding a dining room and a master bedroom upstairs. The eastern addition would extend the size of the kitchen and add a downstairs bathroom. Board Member Hoffmann asked if there was a reason why the drain pipe is being buried instead of leaving the drainage out in the swale. Ms. Armstrong stated that this would be a footing drain, so it would be at the bottom of the footing that is underground approximately three feet, and it would need to be run out approximately 150 feet to where the slope has gone down. There would be three foot square of stone that it would • land into, so it would have a place to stop so it would not be gushing at the end. • PLANNING BOARD MINUTES 11 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 0 Chairperson Cornell noted that this was a Public Hearing and asked if anyone present wished to speak. No one spoke. Chairperson Cornell closed the Public Hearing at 8 :35 p.m., and asked if anyone was prepared to offer a motion. MOTION by Gregory Bell, seconded by Robert Kenerson: NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control not the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed site plan modification of the LONGHOUSE Cooperative, Inc., located on the Elm Street Extension, as shown on the site plan entitled " LONGHOUSE Cooperative, Inc., 762 -772 Elm Street Extension, Ithaca, Tompkins County, New York" prepared by Martha Armstrong, dated July 11, 1996, and other application materials, . conditioned upon the following: , a. Use of appropriate erosion control techniques during construction, such as placement of straw bales in drainage swales serving the construction site, in order to protect water quality in the Coy Glen Critical Environmental Area /Unique Natural Area; b. Submission to the Town of Ithaca of an original or mylar copy and two paper copies of the final site plan. There being no further discussion, Chairperson Cornell called for a vote. AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: Adopted resolution is hereto attached as Exhibit #5.) Chairperson Cornell declared the matter of Preliminary and Final Site Plan Approval for Longhouse Cooperative, Inc., duly closed at 8:35 p.m. • PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN APPROVAL, AND RECOMMENDATION TO THE ZONING BOARD OF APPEALS WITH RESPECT • PLANNING BOARD MINUTES 12 AUGUST 6, 1996 APPROVED - SEPTEMBER 17, 1996 TO A REQUEST FOR SPECIAL APPROVAL FOR THE PROPOSED CONSTRUCTION OF A 1,500 SQ. FT. OFFICE BUILDING TO BE CALLED THE CANINE OFFICE BUILDING AND A 2,160 SQ. FT. POLE BARN TO BE USED FOR EQUIPMENT STORAGE. BOTH STRUCTURES TO SERVE CORNELL UNIVERSITY COLLEGE OF VETERINARY MEDICINE, JAMES A. BAKER INSTITUTE FOR ANIMAL HEALTH, LOCATED ON HUNGERFORD HILL ROAD OFF OF SNYDER HILL ROAD IN THE TOWN OF ITHACA. BOTH STRUCTURES PROPOSED TO BE SINGLE STORY POLE BUILDINGS WITH STEEL SIDING AND GABLE ROOFS. SAID FACILITY LOCATED ON TOWN OF ITHACA TAX PARCEL NOS. 61 -1 -7.2 AND 614-9, RESIDENCE DISTRICT R40. CORNELL UNIVERSITY, OWNER; WILLIAM GAFFNEY, AGENT, Chairperson Cornell declared the above -noted matter duly opened at 8:38 p.m., and read aloud from the Notice of Public Hearings as posted and published. William Gaffney stated that he is the representative for Cornell University at Baker Institute for the proposal of building two structures at the site on Hungerford Hill which is located off Snyder Hill Road. Photos of the site were passed around to Board Members to view. Mr. Gaffney stated that the first building under consideration is a 30 foot by 72 foot pole barn. It would be closed on three sides and open on the east. This building would be for putting farm equipment in, such as hay wagons, tractors, manure spreaders, and other equipment that Baker Institute uses. This proposed •building would be of the same style as the buildings currently on the site with the colors of red with white trim. Agway is the manufacturer of the existing structures, and they would put up the new structure too. Planner Cornish stated that there would be some vegetation removed for the proposed structure to be built. The back side, which is on Hungerford Hill Road, is fairly heavily vegetated, so it would not change the look from that area, but it may change the view of it from the subdivision off of Snyder Hill Road, but that would not be substantial. Board Member Hoffmann asked if the red structure that is seen from Snyder Hill Road is the Kleberg Barn. Mr. Gaffney stated that was correct, the Kleberg Barn could be seen from the corner of the pasture. The proposed pole barn that would match the existing pole barns, that has a wooden 6 inch by 6 inch pressure treated post that the structure would sit on, and would be buried in the ground. There would be pre- engineered trusses for the roof, with metal siding and roofing on the barn. Chairperson Cornell asked if there would be significant drainage changes on the site. Mr. Gaffney responded, no, Cornell University will need to fill the site for a level surface, but the drainage is heading to the west. Mr. Gaffney stated that there should not be any alteration on • the drainage for the site. PLANNING BOARD MINUTES 13 • APPROVED= SEPTEMBER 17, 1996 Road. AUGUST 6, 1996 Board Member Hoffmann asked if the drainage goes to the west down toward Hungerford Hill Mr. Gaffney responded, yes, and then it would pick up on the east side of Hungerford Hill and then drain south to Snyder Hill Road. Chairperson Cornell stated that she and Planner Cornish visited the site, and it looks like these structures would blend in perfectly with the existing ones on the site. Board Member Hoffmann stated that she brought up the drainage situation because she has a concern that there would not be any drainage of the substances that have to do with animals that are infected with various diseases that are inside or outside of the building. Ms. Hoffmann stated that she noticed in the cover letter that was received from Planner Cornish which states that the institute has diseased infectious animals in paddocks and no one is allowed on the site without institute staff present for that reason, and that implies that there is some possibility of infection or contamination. Ms. Hoffmann stated that drainage should be handled very carefully, so that nothing is drained off the site. Chairperson Cornell stated that the proposal is for an office building and a storage shed. The • drainage Board Member Hoffmann is concerned with is whatever the situation is already. Board Member Hoffmann asked whether there would be safe drainage and general safety precautions that would prevent anything that should not be drained off this site. Ms. Hoffmann asked what the space in the canine lab will be used for after the office workers move out. Chairperson Cornell stated that right now they are in the Bovine Lab. Board Member Hoffmann asked why the Bovine Lab is called the Canine Office. Mr. Gaffney stated that the name on the building is called Bovine Lab because that is what it was named originally. There are no dogs in that lab, and there would not be any dogs in there. It is a laboratory. What is going on right now, is that the technicians and the people that are working in there have their desks within their lab space. By moving the technician's office space out of their laboratories, they could use their lab properly, and finally have adequate space. This is a move to give them proper office space next door where they would work in the lab and take their notes, and go to their office space to do their journal entries, data entries, calculations, and so forth. A lot of these people are graduate students as well as technicians, and they would also use that as a study space as they do in their lab right now, but this would give them a proper space to do it. Mr. Gaffney stated that in regard to the other issue of spreading infectious waste and so forth, Cornell University undertook a very extensive drain mitigation program, where they studied every drain in every building, and found out what they were connected to. The only drains that go to storm drains on any • Cornell building are from roof leakers. Every mechanical room, every lab, every sink or toilet, and everything else goes to sanitary system not into the storm system, and is permitted with the • PLANNING BOARD MINUTES 14 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 municipal system to receive that waste stream. Mr. Gaffney stated that if the horses in the paddocks have a herpes infestation, they are kept there and isolated, so they could be treated. The thing that Cornell is more worried about, is someone taking an animal off site, which is why they make sure people are not just running around the site. Chairperson Cornell asked if the number of parking spaces would be reduced, and if that would be an adequate number. Mr. Gaffney stated that every time he has been to the site there has been adequate parking. Planner Cornish asked if the parking spaces would be reduced or relocated. Mr. Gaffney stated that the parking area would be moved out. Chairperson Cornell asked if the cinder block fire wall would be left. Mr. Gaffney responded, yes. Chairperson Cornell asked if the fire wall would still be visible with the new building. ® Mr. Gaffney stated that Cornell does not plan to touch that wall. Mr. Gaffney stated that he does not know what the plans are for the use of that building in the future, but at some point they would probably want to tear it down and replace it with a structure with a better appearance. Attorney Barney asked Mr. Gaffney if he knows how many employees there are at the Carpenter Shop and the Bovine Lab. Mr. Gaffney stated that there are approximately eight employees in the Bovine Lab, and for the Carpenter Shop there are employees coming and going from the shop to do repairs, mow the lawns, etc. Attorney Barney asked if Mr. Gaffney knew how many employees there are for the Carpenter Shop. Mr. Gaffney stated that there might be five employees there, but they might be seasonal with more in the summer and less in the winter. Mr. Gaffney stated that he is not sure of the amount of employees. Parking has never been an issue here. Planner Cornish stated that during her site visits, people seem to be parking parallel to the Carpenter Shop along the grass strip, and also in front of the Carpenter Shop. 0 Mr. Gaffney stated that there is parking behind the Carpenter Shop, and that there is a lot of parking on the site. • PLANNING BOARD MINUTES 15 AUGUST 6, 1996 APPROVED - SEPTEMBER 17, 1996 • Chairperson Cornell noted that this was a Public Hearing and asked if anyone present wished to speak. No one spoke. Chairperson Cornell closed the Public Hearing at 8:58 p.m., and asked if anyone was prepared to offer a motion. MOTION by Robert Kenerson, 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 Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control not the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed construction of a 1,500 sq. ft. office building to be called the Canine Office Building and a 2,160 sq. ft. pole barn to be used for equipment storage as shown on the above referenced drawings prepared by William F. Gaffney, Project Coordinator, Statutory Office for Capital Projects, and other application materials, subject to the following conditions: a. Prior to the issuance of any building permits for the project: I. Submission of a revised site plan to include: location of any existing or proposed fire and other emergency zones, including the location of fire hydrants, location of existing and proposed parking, including the number of proposed parking spaces, existing and proposed drainage patterns and structures, proposed lighting and signage, an indication of vegetation to be removed, limit of area to be graded for the construction of the proposed equipment storage shed, and an indication of the direction of drainage around the equipment storage shed. II. Submission to and approval by the Town Engineer of construction details of all proposed structures including existing and proposed drainage structures, water /sewage facilities and other improvements. III. Revisions to the drawings to include on each drawing, an indication of map scale, name of the proposed project, name of Town, County, and State. IV. Revisions to the elevation drawings to include existing grades of the • proposed building sites as well as the proposed finished floor elevations. V, PLANNING BOARD MINUTES 16 AUGUST 6, 1996 APPROVED - SEPTEMBER 17, 1996 V. Submission of a set of originals or mylar copies of the final site plan drawing set to be retained by the Town. 1. That the Planning Board, in making recommendation to the Zoning Board of Appeals, determines the following: a. There is a need for the proposed use in the proposed location, as demonstrated by the applicant; b. The existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project, C. The specific proposed change in land use as result of the proposed project is in accordance with a comprehensive plan of development for the Town of Ithaca, and 2. That the Planning Board report to the Zoning Board of Appeals its recommendation • that the aforementioned request for Special Approval be granted. . Board Member Hoffmann asked how the area is lighted now and how Cornell would change it. Mr. Gaffney stated that there are three lamps there, and the only thing that Cornell is proposing to do is to put lamps at the exit doors. Cornell would not be adding any other lighting. Board Member Hoffmann asked if the lights would be facing west. Mr. Gaffney stated that there is one door planned for the west side of the building and one door planned for the south side of the building. Board Member Hoffmann stated that she would be mostly concerned about the neighborhood to the east, that they might be effected by the lights. door. Mr. Gaffney stated that these are little exit lights for people to be able to get their keys in the Board Member Hoffmann asked if there would be any lighting for the equipment shed. •Mr. Gaffney responded, no, that there would not be any additional lighting other than what is there now. • PLANNING BOARD MINUTES 17 AUGUST 6, 1996 APPROVED - SEPTEMBER 17, 1996 Board Member Hoffmann asked what is there now. Mr. Gaffney stated that he is not sure because he has never been up there at night. Planner Cornish stated that it was not indicated on the Site Plan and it was not discussed, so she thought it should be addressed. Mr. Gaffney stated that there are lights inside the Kleberg Barn, but he is not sure of what there is for lighting there. Planner Cornish asked if Cornell University is proposing additional lighting on the building for security. Mr. Gaffney responded, no. Planner Cornish asked if there is a proposal for additional lighting for the office building. Mr. Gaffney stated that the office building would have the two lights on the door ways. There would be wall packs (wall lights) on the adjacent buildings and some street lamps through there. Mr. Gaffney stated that if Cornell University puts in any lighting for this site, the standard lighting would be the sharp cut offs. Attorney Barney stated that he has a suggested revision to one of the conditions, and that would be the revised site plan should show the number of parking spaces meeting the requirements of Section 38 of the Zoning Ordinance. There being no further discussion, Chairperson Cornell called for a vote with the addition to the proposed resolution. AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: Adopted resolution is hereto attached as Exhibit #6.) Chairperson Cornell declared the matter of Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals for the Cornell University James A. Baker Institute for Animal Health duly closed at 9:05 p.m. •AGENDA ITEM: CONSIDERATION OF DETERMINATION OF SIGNIFICANCE OF ENVIRONMENTAL IMPACT, PURSUANT TO THE STATE ENVIRONMENTAL QUALITY REVIEW ACT, FOR THE PROPOSED VALLEY KORNERS 11 CONVENIENCE STORE AND SELF -SERVE S PLANNING BOARD MINUTES 18 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 Chairperson Cornell declared the above -noted matter duly opened at 9:08 p.m., and read aloud from the Agenda. Daniel Achilles stated that he is the agent and tenant for this property. Mr. Achilles stated that he is here to answer any questions, and that he received the materials from the Planning Staff today and that he has not had alot of time to read over the materials. Planner Cornish stated that most of the Board Members are familiar with the site, which was the Bell's Convenience Store that has been a convenience store for approximately 20 years. The Bell's have been before the Planning Board for a number of reasons, mostly for the change of use, which prompted them to come before this Board in order to receive a building permit. Ms. Cornish stated that the most pressing environmental concern at this point is the insulation of the 15,000 gallon fuel tank and the kerosene tank, but there are other regulations under New York State Law and guidelines that they would have to answer to when they are installed. That would be a future project, and would not be done at this time. Ms. Cornish stated that the Planning Board would address those issues when Mr. Achilles and Mr. Bell come before the Board for approval. • Chairperson Cornell asked Planner Cornish if she is suggesting that the applicants would need to come back to the Planning Board when they want to put in the gas pumps. Planner Cornish stated that she is suggesting that an option for this Board would be to consider the gas pumps at another time, since the other pressing concerns are traffic, and egress and ingress from this site. Mr. Achilles is saying that he would plan to put the fuel pumps in within the next five years. Mr. Achilles stated that he is planning to put the fuel pumps in within the next three to five years. Planner Cornish stated that since traffic would be a problem, it may be a good idea for this Board, if they grant approval for the action before them tonight, to look at traffic again after it has been in operation with the improvements on Elmira Road, because it has definitely changed the flow of traffic where the traffic moves very quickly in that area. Sight distance is somewhat limited. There are no left turns into the site because of Department of Transportation (DOT) striping and a striped medium on Route 13. The Board may want to address this issue at some point in the future when Mr. Achilles is actually planning to install those pumps. In reviewing this project, Ms Cornish indicated that she looked at several gas stations, such as the new Citgo gas station at Pete 's Grocery and the Sunoco gas station located on the corner of Cayuga and Green Streets. Ms. •Cornish stated that she took photos of these stations to observe some of the traffic patterns and the size. Sunoco has a double bay for three lanes of traffic, and the Citgo (which Mr. Achilles is proposing) would have a center island with four gas pumps. • PLANNING BOARD MINUTES 19 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 Mr. Achilles stated that it would be two gas pumps with four hoses for a lane on either side of the pumps. Planner Cornish stated that this would be something that the Planning Board would have to look at in the future to determine the exact placement for the pumps. Chairperson Cornell asked Mr. Achilles if he was willing to come back to the Planning Board at a later date for the approval of the gas station and the pump location. Mr. Achilles stated that depends on some questions he has for the Planning Board right now. Tom and Martha Bell own the property, and there was a gas station there for years. For regulation reasons, this property lost some of it's rights and this is why they are back here again. Mr. Achilles stated that Mr. Bell and himself went to the Zoning Board of Appeals on May 22, 1996, and was granted a variance to have a store and a gas station there. Mr. Achilles asked if the Board is saying that the gas station part would not be possible now, and further asked if the Zoning Board of Appeals guaranteed that he could do that or is that not guaranteed at this point. Attorney Barney stated that if Mr. Achilles is not going to build the gas station for two years, the Zoning Board of Appeals is no guarantee at all. The variance was for a specific purpose. The •variance has a sunset provision in it, which is automatic now for anything in 36 months. If Mr. Achilles does not use the variance for that purpose, then the variance does not exist any more. The variance was granted to run a convenience store with a gas station. If Mr. Achilles builds the convenience store and does not build the gas station within the next three years, that variance would be gone. If Mr. Achilles builds the gas station before the 36 months, the variance would still be operative, but he would still need to get the Site Plan Approval with this Board. Attorney Barney stated that what he is understanding is that Mr. Achilles wants to build and operate a convenience store. Mr. Achilles stated that the convenience store is there, which has been there for approximately 20 years. He does not plan on changing anything, except moving in. Mr. Achilles stated that his plan is to open the store to see what kind of business he could generate, and then add the gas station to it as he goes along. Mr. Achilles stated that if this Board is telling him that he has three years to do this before he has to start all over again, then he would do it within three years. If he has to do it once, then let's do it once. Chairperson Cornell stated that Mr. Achilles wants the Board to consider the gas station aspect now, then the Planning Board would. Chairperson Cornell stated that tonight's proceedings are in two parts. First the environmental aspects and then the Public Hearing on the Preliminary Site Plan Approval. Chairperson Cornell stated that for the environmental aspects, the Board has to look at the action at hand. If the action at hand is just the convenience store, there are not too many •environmental impacts. If Mr. Achilles wants the action to be the convenience store and the gas station, then there are more considerations that the Board needs to look at. • PLANNING BOARD MINUTES 20 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 Mr. Achilles stated that is the way he would like to go. He would like to discuss the gas station as if he was going to build it tomorrow because if business goes well he may build it within six months to a year. Mr. Achilles asked if these issues should be taken care of now. Chairperson Cornell stated that is correct. The action will be both the gas station and the convenience store. Planner Cornish stated that the only major impact at this point is going to be traffic. Tom Bell stated that he is the owner of the convenience store property and that he would be helping Mr. Achilles with the presentation. Chairperson Cornell indicated that the proposed resolution states that there are six fuel pumps with a canopy. Planner Cornish stated that is a typo. It would be two fuel pumps with four hoses. Mr. Achilles stated that there would be two gas pumps and a third pump for kerosene off to the side, away from the gasoline island. 0 Board Member Ainslie asked if there would be a diesel fuel pump. Mr. Achilles responded, no. Planner Cornish pointed out on the map entitled "Valley Korners II" - 614 Elmira Road, Town of Ithaca - Tompkins County, New York, dated June 25, 1996 prepared by the Planning Staff, where Mr. Achilles is proposing the fuel pump canopy. Ms. Cornish stated that there would be three proposed parking spaces just above the gas pump island, and it would be very tight for traffic to get through smoothly. Ms. Cornish stated that a better solution would be to move the gas pump island back a bit out of the traffic flow. Some of the concerns with the site, the entrance /exit way to the southwest of the site is a very large area in which the vehicles could exit the site. A suggestion would be that they straighten it out a little bit and narrow the entry way to increase the sight distance from the entry way to the crest of the hill within 500 feet of the 50 MPH speed zone, because those cars come up very quickly. Ms. Cornish stated that turning right out of this entry way would not be a problem because there is a traffic light down the road a little bit that would interrupt traffic, but the problem would be when someone wants to turn left onto Elmira Road it would be very difficult. Ms. Cornish stated that Mancini Drive runs along the property to the north of the store, which has a concrete collar that the DOT has installed as an entry way to the store property. Ms. Cornish stated that the desire is to cut this entry way into a diagonal. If someone is coming from Elmira Road to cut into the entry way to the store would be fairly easy. If this was straightened out a bit and narrowed (approximately 45 feet), then a car would need to slow down a bit before making the right • hand turn. The Planning Staff is proposing to make this an exit only. Ms. Cornish stated that there are future plans for Mancini Drive became a one way road in, but only if it becomes a Town road, • PLANNING BOARD MINUTES 21 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 but that is somewhere in the future. Ms. Cornish stated that the other advantage to straightening this island out to make this maneuver a little bit slower, is that it does line up with the entrance to the adjacent store to the north. Chairperson Cornell stated that as part of the environmental aspects, her thoughts were that the traffic is troubling depending on how many gas pumps are installed and their location. Planner Cornish stated that whatever signage or changes to the curb cuts do happen or anything that would happen along Elmira Road, would need to have DOT approval. DOT will be : informed of what this Board decides. Mr. Achilles would need to get DOT approval for some of the changes to the site. Mr. Bell stated that the store has been there for 21 years. When the store was in operation there were two gas pumps, which is what is being proposed now. Mr. Bell stated that the whole time he maintained the store, there have never been any accidents, there have never been any traffic problems, and that he has not made any changes to the store or property. This store is physically the same as the day it was built. Mr. Bell stated that the State came in two years ago and designed the road there. The State has their engineers and all their people that are very knowledgeable of traffic patterns and traffic flow. They saw the site, they completed their work, and it is done. The iscurb cuts were put in by the State engineers. Mr. Bell stated that he could show the Planning Board the reasons why this is important to leave the proposed design the way it is. Mr. Bell stated that the two State Parks (Buttermilk Falls State Park and Robert Treman State Park) in the area help make the business successful. Campers have trailers, big or small, the diagonal flow has made it easy for delivery trucks, campers, or whatever type of vehicle that wants to come in, the flow has always been alright. The other thing is that if a camper wants to exit to go back towards Buttermilk Falls State Park, when he gets to the apron, if the length is shortened it would shorten the radius, and it would be very difficult for them to turn left to return toward Ithaca. Mr. Bell stated that for 21 years it has worked perfectly. The traffic is not any heavier, and several safety features have been added such as the traffic light down the road that stops traffic. There is also a mediam out front which was not there before, that people would be able to physically get out of the fast traffic to make a nice general exit. If Mancini Drive becomes a one way Town road, it would make the entry way easier for the traffic to enter the store area. Mr. Bell stated that it would jeopardize the business and people who have campers or big delivery trucks from getting in and out. Mr. Bell stated that the State built the road and said the road was perfect. Mr. Bell stated that he called the engineers and they said the road is fine and that is what the State DOT wants. Chairperson Cornell stated for the record, there would be two pumps with four hoses. Chairperson Cornell asked Mr. Bell if that was what he had when he operated the store. Mr. Bell stated that was correct. is Board Member Hoffmann asked Mr. Bell when the fuel pumps he had were closed down. 0 PLANNING BOARD MINUTES 22 AUGUST 6, 1996 APPROVED - SEPTEMBER 17, 1996 Mr. Bell stated that fuel tanks have to meet State codes and there are time frames on the tanks that are in the ground. His time frame was nearing either replacement or inspection at the time of removal. Mr. Bell stated that he chose, because of the vintage of the tanks, to take them out and replace them with new if he continued business. It does not make any sense to leave old tanks in the ground that could create leakage and then a year later dig them out and replace them with new. Mr. Bell stated that he had people come in from the Department of Environmental Conservation to see that the tanks were removed correctly and that there is no contamination. Board Member Hoffmann asked when the tanks were removed. Mr. Bell stated that the tanks were removed approximately 14 or 15 months ago. Chairperson Cornell stated that there is no tank in the ground that is ready to go. Mr. Bell stated that was correct. Board Member Hoffmann asked Mr. Bell when the convenience store that was there before closed, because the store was changed for different use. ®Mr. Bell stated that the tenant he had in the convenience store when the road project began two years ago felt nervous about his ability to make money with that much action going on in front of the business. Mr. Bell stated that he has a letter stating that. Mr. Bell stated that for approximately six months, the access to the convenience store was almost entirely cut off. Board Member Hoffmann asked when the store closed. Mr. Bell stated that about three months into the project, the tenant pulled out. Attorney Barney asked Mr. Bell if the tenant was operating that as a convenience store. Mr. Bell responded, yes. Board Member Hoffmann stated that she assumes that when the State DOT planned the road, that they planned it both with the convenience store and the gas station being there. Mr. Bell responded, yes. Board Member Hoffmann stated that it can not be assumed that the road was planned for the use that has been there most recently, which was the woodworking shop. Mr. Bell stated that was correct. 0 Planner Cornish stated that she was not sure that the State DOT studied this site, and 0 PLANNING BOARD MINUTES 23 AUGUST 6, 1996 APPROVED - SEPTEMBER 17, 1996 decided where the best areas for curb cuts were, or if they simply went ahead and just revamped the curb cuts that were existing. Ms. Cornish stated that she is not sure that the State took a comprehensive look at this property. Mr. Achilles stated that when he first met with Director of Planning Jonathan Kanter and the Planning Staff that issue came up. Mr. Achilles stated that he went to the State engineer that is running the project out there and told him that the Town Planning Staff was concerned about this, and he went to his boss. Mr. Achilles stated that the State people called and discussed with Mr. Kanter and then returned a phone call to him saying this was discussed, and the State felt that they had answered all the issues that Mr. Kanter had. Mr. Achilles stated that if this would be a problem in the future, the State would be glad to write a letter stating that they feel those entrances are what they consider safe. Mr. Achilles stated, again, this was discussed over the phone and conveyed back to him, and this could be put into writing if the Board wants that. Chairperson Cornell stated that a letter from the Tompkins County Department of Planning office reflects Planner Cornish's comments on the traffic changes that Mr. Achilles is suggesting. Board Member Hoffmann asked if people are not supposed to drive across a striped median. • Planner Cornish stated that was correct. Board Member Hoffmann stated that it was implied earlier that the median is a place that people could drive onto to rest a minute until they could drive into the store. Planner Cornish stated that a left hand turn from a striped median is illegal. Director of Engineering Walker stated that if the left hand turn from a striped median was going into a driveway it is legal. If it was a Town road, there would be a break in the striped median. The State usually tries to break the medians for major intersections. Mr. Walker stated that if the State DOT does not want people to cross it, that they would put a curb median in. Mr. Walker stated that Elmira Road is transitioning from four lanes to two lanes here, and it is a very hazardous area because of the transition. The traffic has increased over the past 15 to 20 years. Mr. Walker stated that he is not sure how the State DOT is going to stripe the road way once the second half of the bridge is opened. Board Member Hoffmann asked if someone needs to cross the striped median to drive east back to the City, and Mancini Drive is considered a driveway, would it be illegal. Director of Engineering Walker stated that this Board is looking at Mancini Drive being a one - way in only, and what Mr. Bell is saying is that they need a large enough radius on the south side, so campers or delivery trucks could pull out to make a left hand turn. Mr. Walker stated that the • traffic light might help the situation because it will provide a break in traffic depending on how much traffic comes out of Five Mile Drive. 0 PLANNING BOARD MINUTES 24 AUGUST 6, 1996 APPROVED - SEPTEMBER 17, 1996 n U • Board Member Hoffmann asked if Mancini Drive is a one -way road. Director of Engineering Walker stated that it is not a one -way because it is a private driveway at this point. Board Member Hoffmann asked how the people that have to come out of Mancini Drive now, turn left to return to the City. Director of Engineering Walker stated that people exiting from Mancini Drive are allowed to make left hand turns to return to the City. There is a second access for Mancini Drive that extends around to Five Mile Drive. Chairperson Cornell asked the Planning Board how they feel about the environmental issues that were discussed. Chairperson Cornell stated that she has concerns about trucks pulling out and the tightness of the island in the parking lot. Chairperson Cornell stated that if things are basically going to be set up the way they used to be, they were tight, and she thinks that tightness precludes some people from pulling in on the eastern side of the pumps. Chairperson Cornell stated that it seems like a self - limiting situation provided that there are not a lot of pumps set up there. Board Member Ainslie stated that he came off Five Mile Drive in the past, and the stop light, in his estimation, makes turning into the convenience store much more acceptable now than it was previously. Chairperson Cornell asked the Planning Board how they felt about the SEQR resolution. Board Member Finch stated that he does not understand the reason for narrowing the entrance way to the south east of the store. Planner Cornish stated that the reason for narrowing the entry way is to help increase the sight distance. way. Board Member Finch asked how much sight distance would be gained by narrowing the entry Planner Cornish stated that there would not be much sight distance gained that was only a suggestion. Board Member Finch stated that he disagrees with the suggestion of narrowing the entry way. Chairperson Cornell stated that the sight distance is a problem especially for people coming from a lower elevation up. Board Member Finch stated that he is not suggesting that it is not a problem, but he does not 0 PLANNING BOARD MINUTES 25 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 see the Board addressing it very well. If the sight distance was gaining 100 feet maybe it should be considered. Mr. Achilles stated that he measured the center of the southern driveway down to the next driveway, which is all straight, that is 330 feet to the next driveway. Mr. Achilles stated that he stood on his knees in that driveway, if someone was sitting in a small car, that he could sight traffic approximately 700 or 800 feet away. Chairperson Cornell stated that sight distance needs to be measured precisely. Board Member Bell stated that none of the traffic issues are related to the SEQR. Attorney Barney stated that the traffic is a SEQR issue. Chairperson Cornell stated that she is bringing the traffic up as a SEQR issue. Board Member Bell stated that the traffic volume issue is part of the SEQR, but not the design issues. Board Member Hoffmann stated that the sight distance is what it is already. Ms. Hoffmann stated that when she was sitting in her car in the southeast driveway waiting to turn left onto Elmira Road to return to Ithaca, she did not see the cars until they were up on the same level as the last little bit of road. Mr. Achilles stated that was the straight part of the road. Board Member Hoffmann stated that was correct. Mr. Achilles stated that he measured that, and there was 330 feet before the curve starts. Mr. Achilles stated that if the Board is using the idea that is being proposed here with one way in from the north side with a reduced driveway, that means all the exiting back to the City is coming from the south side which would put people closer to what is being said as the sight problem. Chairperson Cornell stated that what she is getting at was the traffic flow, not the curb cuts which are aspects. She just wanted to make sure there is enough room for traffic to come safely into the gas pumps and get out. These are all issues that the Board could look at under SEQR. Chairperson Cornell asked if the Planning Board felt this design is workable and safe. Attorney Barney asked if there are any possible significant environmental impact from this particular design. If there is none, then the Board could make a negative determination. If there are, then the Board could make a positive determination. Board Member Bell asked if the Planning Board would be doing Site Plan Approval. ® PLANNING BOARD MINUTES 26 AUGUST 6, 1996 APPROVED - SEPTEMBER 17, 1996 Chairperson Cornell responded, yes, that would be the next step. Board Member Bell stated that it seems to him that all of these discussions fall under Site Plan review. Chairperson Cornell stated that traffic is also a SEQR concern. Board Member Bell stated that he understands, but the volume of the traffic is not going to be changed no matter how the Board does the geometry. It seems that the environmental aspects are a negative determination for this proposal, and that these other issues should be taken up under the next item for Site Plan. Board Member Hoffmann stated that there are still some concerns about the placement of the fuel pumps within the Site Plan. The space for cars to go by, especially for large cars carrying trailers, is very small. That means large cars with trailers would need to enter very carefully and it would block the driveway which would create problems for other traffic that is on the road. Board Member Bell stated that he agrees that there are design issues, but that he was just raising the issue of getting the negative determination out of the way before the Board talks about ® those. Board Member Hoffmann stated that her thoughts were that the traffic flow also effects the environmental aspects. Chairperson Cornell asked the Planning Board if there was any other environmental issues that need to be discussed. There being no further issues to discuss, Chairperson Cornell asked if anyone was prepared to offer a motion for the SEAR. MOTION by Gregory Bell, seconded by Herbert Finch: 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. Attorney Barney stated that in the long form of the EAF there are questions in regard to the impact on transportation, such as any alteration to the present pattern or would the proposed action result in major traffic problems. 0 Planner Cornish stated, for the record, where it is stated in the SEAR resolution for 6 fuel pumps, should be changed to 2 fuel pumps with four hoses and a third pump for kerosene. • PLANNING BOARD MINUTES 27 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 • Chairperson Cornell stated that is in both the SEQR and the proposed resolutions should be changed. There being no further discussion, Chairperson Cornell called for a vote. AYES -Ainslie, Finch, Kenerson, Bell. NAYS - Cornell, Hoffmann. The MOTION was declared to be carried. (NOTE: Adopted resolution is hereto attached as Exhibit #7.) Chairperson Cornell declared the matter of environmental significance for the Valley Korner's II Convenience Store and Self Serve Gas Station duly closed at 9:49 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY SITE PLAN APPROVAL FOR THE PROPOSED VALLEY KORNERS H CONVENIENCE STORE AND SELF -SERVE GASOLINE STATION. SAID FACILITY HAS BEEN IN OPERATION AS A CONVENIENCE STORE (FORMALLY KNOWN AS BELL'S CONVENIENCE STORE) FROM 1974 UNTIL JANUARY 1994. THE APPLICANT IS PROPOSING INITIALLY TO MAKE ONLY MINOR CHANGES TO THE SITE AND MINIMAL CHANGES TO THE BUILDING. THESE CHANGES INCLUDE EXTERIOR LIGHTING OF THE BUILDING AND STRIPING OF THE EXISTING PAVED PARKING LOT. FUTURE PLANS ARE TO CONSTRUCT A SELF -SERVE GASOLINE STATION WHICH WILL INCLUDE A 15,000 GALLON FUEL TANK, CANOPY, AND FUEL PUMPS, A 2,000 GALLON KEROSENE TANK AND KEROSENE PUMP. SAID FACILITY IS LOCATED ON TOWN OF ITHACA TAX PARCEL NO. 33- 3 -2.4, 614 ELMIRA ROAD, LIGHT INDUSTRIAL ZONE, THOMAS BELL, OWNER; DANIEL L. ACHILLES, AGENT. Chairperson Cornell declared the above -noted matter duly opened at 9:50 p.m., and read aloud from the Notice of Public Hearings as posted and published. Chairperson Cornell asked if anyone present wished to speak. Martha Bell stated that she is the co -owner of the store with her husband, Tom Bell. Ms. Bell stated that this has become a huge financial disaster for them. They successfully operated the convenience store for ten years, and they successfully rented it as a convenience store and gas station for approximately eight more years. Then the State DOT comes in and installs the new highway, and their tenant was basically forced to leave because there was no business for his store. If that did not happen, they would not be here tonight because their store would still be operating as a convenience store. Ms. Bell stated that she does not see where anything has changed. She thinks that the highway has improved the access to the store with the light and other things, so she does not see where there should be a real big problem with this because they have not changed anything. Ms. Bell stated that to their knowledge there were never any problems with accidents. PLANNING BOARD MINUTES 28 AUGUST 6, 1996 is APPROVED= SEPTEMBER 17, 1996 Ms. Bell stated that all she wanted to say is that they have had a financial hardship, which the store has been vacant for two years now, and they did not cause the problems. Ms. Bell stated that they have a tenant now. They were not able to find a tenant or they were not able to sell it with the highway out there. Mr. Achilles came along and he is very interested in this store. Mr. Achilles is a very successful operator of a convenience store with a gas station in Enfield, and he looks like he would be a great tenant and an asset to the community. Mr. Achilles seems to know how to run a business, and they would hate to discourage him. Ms. Bell stated that she would like to see Mr. Achilles in the store before the summer ends. Chairperson Cornell asked Board Member Bell if he would like to bring up the issues about the traffic flow under the Site Plan review. Board Member Bell stated that he was raising the traffic concern under SEQR as a procedural issue. Mr. Bell stated that he does have some problems with the traffic flow within the site. Mr. Bell stated that he does remember when the store did operate before, and it was difficult. Board Member Finch stated that it will be interesting to see how the traffic light will work out. It may help because people have to stop and go. ®Board Member Bell stated the idea of having the entrance only with no exit on the east side of the site has some appeal, but it also has a negative not to make it two directional. Mr. Bell stated that he used to work for a company that was located in the warehouse in the back, and he remembers trying to drive out of Mancini Drive many times, which really was a chore. It seems to him that it would probably be better to have some of the gas station traffic coming out into Mancini Drive and negotiating from there rather than trying to negotiate from the other suggested place. Mr. Bell stated that he is not sure that it does not harm the traffic flow by saying entrance only. Planner Cornish stated that when the Planning Staff had the discussion, it was their understanding and apparently wrongly so, that people would not be able to make that left hand turn because of the striped median, but if people can make a legal left hand turn out of the site then the sight distance is increased. Ms. Cornish stated that it was the Planning Staff's impression that it was illegal to make the left hand turn. Board Member Bell stated that with that clarification, the Board should decide whether or not to keep this as an entrance only. Board Member Hoffmann stated that if Mancini Drive becomes a Town road, that means Mancini Drive would be one -way going in and that would change the situation drastically. Board Member Finch stated that those discussions have been going on for three years, and it has not happened yet. The Planning Board should deal with it as it stands, not as it might be. • Chairperson Cornell stated personally, has used the store in the past man times and p ,p Y� p Y , • PLANNING BOARD MINUTES 29 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 she found that it was very tricky to manuvere in and out no matter what type of.vehicle she was in. Chairperson Cornell stated that is probably because the building is recessed down below and people would have to come up to see. She thinks there are inherent problems within the site, but it has been operated that way for a while, and she can not guarantee that it is not going to be safe from any traffic accidents. As Planner Cornish pointed out, adding more parking spaces on the side of the building on a horizontal could have people backing up into the pumps. Chairperson Cornell stated that there is a problem within the site. Mr. Bell stated that the elevation of the road has dropped approximately a foot and a half, so the site is on a much better plane than it used to be Attorney Barney asked if the proposed fuel pumps are located where the former fuel pumps V,Wei Mr. Bell stated that the fuel pumps were located a little bit more to the right of this proposed plan, the old pumps were closer to the building to the right. Mr. Bell stated that the basic reason for the change in the location was the ability to see the pumps from the building. Planner Cornish asked if the old pumps were angled more than the proposed pumps. Mr. Bell stated that they were not angled much from the proposed. Mr. Bell stated that it is not crucial to block the pumps there. Board Member Ainslie asked if the convenience store could sustain itself without the gasoline. Mr. Bell responded, no, the gasoline is what attracts people to get everything in one stop. Board Member Ainslie stated that Mr. Bell was renting the store without the pumps. Mr. Bell stated that he did not rent it as a store without pumps, but for office space. Board Member Ainslie asked Mr. Bell if he feels that the store would not sustain itself without the pumps. Mr. Bell stated that Convenience food stores are highly competitive, and they would have to have everything such as ice, soda, beer, bread, milk, gas, etc. Board Member Ainslie asked if there would be propane tanks to refill. Mr. Achilles responded, no. To get connected to a major gas station such as Citgo or Sunoco, they have standards in place. The canopy that is being proposed is 24 feet by 32 feet. Mr. Achilles stated that he does not believe where Mr. Bell had it before that it was that big and that is why it is moved more out into the middle of the parking lot. ® PLANNING BOARD MINUTES 30 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 Chairperson Cornell stated that is correct, and that is the source of her question. She is not sure that the parking lot is big enough to take care of that. Chairperson Cornell asked Mr. Achilles if he had a major company in mind. Mr. Achilles stated that he would have Citgo. Attorney Barney asked if Citgo has taken a look at the site. Mr. Achilles responded, no, that Citgo does not come in to approve a site. They just give people the guidelines that would need to be put into place. If all the guidelines are met, then they will go ahead and join with the applicant. Chairperson Cornell asked if Citgo has sign regulations. Mr. Achilles stated that Citgo has different size signs for different areas. Mr. Achilles stated that he is sure that Citgo has a sign program that would fit into the Town of Ithaca, which they have many gas station signs in the City of Ithaca. Citgo may have sign requirements, but they have sign sizes to accommodate whatever the Town needs. Mr. Bell stated that there usually is not signage on the canopy, but the signage would be on. the regular sign out front. Board Member Ainslie stated that this Board approved a sign for Citgo at East Hill Plaza, for which they presented several sizes. Board Member Bell stated that he would like to raise the topic of three parking spaces that are parallel to the street. Mr. Bell stated that he knows that there is not a lot of parking here and there need to be parking spaces somewhere. It seems to him that those parking spaces are not in a good location. Mr. Bell stated that he does not care where they are relocated, but as someone previously mentioned those three spaces make it a very narrow driving space between the space and the pumps. Mr. Achilles stated that the parking that is proposed here was only an idea. After this plan was drawn up in talking with Planner Cornish, he does not believe that there is a need for this many parking spaces. Planner Cornish stated that was correct according to the zoning, but for the usage they would need a specific number. Attorney Barney stated that there should be 11 parking spaces for this proposed site. Mr. Bell stated that there is a lot of space to put parking anywhere the Board wants it, it is just the idea of what the Board is happy with and where it should be. ® PLANNING BOARD MINUTES 31 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 Chairperson Cornell stated that the three parking spaces out front near the road should be eliminated because it would just be too tight, so they would need to be relocated. Mr. Bell stated that changing the parking spaces will not be a problem. There would be adequate parking in the rear for employee parking. Planner Cornish asked whether the rear drive in the back where the deliveries occur, was ever taken out to Mancini Drive. Mr. Bell responded, no. Planner Cornish stated that it was fairly level and some vegetation out there, but it is also a consideration to be used at some future point as an entrance and exit way. Mr. Bell stated that there are utility lines back there, so that they would need to be very careful. Board Member Hoffmann stated that there are some pipes and some concrete that look like remnants of where the gas pumps were before next to the building. Board Member Hoffmann asked if that was where the pumps were. Mr. Bell stated that is an old island that had key pumps for the general pump where people would have keys to have access to the gas 24 hours a day. That has been abandoned for many years. Chairperson Cornell noted that this was a Public Hearing and asked if anyone else present wished to speak. No one spoke. Chairperson Cornell closed the Public Hearing at 10:12 p.m., and brought the matter back to the Board for discussion. Board Member Hoffmann stated that she still has some concerns about the placement of the fuel pump canopy. She would like to see, even if the three parking spaces along Elmira Road are eliminated, that the traffic flow to the convenience store and gas pumps be looked at further. Ms. Hoffmann stated that she does not have any suggestions to make it any better, but while she was looking at the site it seemed Like it would be tight to drive around there. Board Member Finch stated that if the Board eliminates the three parking spaces along Elmira Road, that the canopy could move closer to the road. It would give a little more room between the pumps and the store. Mr. Achilles stated that the issue that he ran into in Enfield was that there was a high tention electric line there. The canopies need to be so far away from the electric lines, because the canopies have fire extinguisher systems in them that need to be serviced. The Citgo company has 40 a concern about a man going up on top of these canopies being that close to the wires. • PLANNING BOARD MINUTES 32 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 Chairperson Cornell stated that she also shares Board Member Hoffmann's concerns, but she does not have any suggestions where to move the canopy either. Board Member Hoffmann stated that her other concern is the placement of the fuel pump which might slow traffic down coming in from the southeast entrance and hesitating about how to go about it. This would create a traffic hazard. Attorney Barney asked Mr. Achilles if the fuel tanks would be above or below ground. Mr. Achilles stated that he has not got that finalized yet, but he thinks that they might be above ground. He thinks it is a safer issue where they could be looked at and inspected often. Mr. Achilles stated that the fuel tanks he has in Enfield are below ground. They are brand new, double wall, fiberglass tanks, and this would be the same kind that would be going in here. Board Member Kenerson asked Mr. Achilles if the Citgo people would be telling him what to do. Mr. Achilles responded, no. He thinks it is a safer environmental deal where he can inspect it. isAttorney Barney stated that Mr. Achilles is asking for a Site Plan Approval of an incomplete site plan, because he does not know whether the tanks would be above or below ground. Depending whether the fuel tanks are above ground or below ground they both have different considerations to discuss. Attorney Barney asked how many fuel tanks there would be. Mr. Achilles stated that there would be one tank with two compartments. Mr. Bell stated that the gas situation on Elmira Road is not dramatic like the corner of State and Meadow Streets. Some people buy gas, but most people are in the habit of low price gas. Assistant Town Planner Frantz stated that he agrees with Mr. Bell, but that the Town needs to look at the worse case scenario. Board Member Finch asked if the fuel tanks would be in the same place whether they are above or below. Mr. Achilles stated that they would be in the same place, and again, if this is going to be an issue for the Board, then he would put the tanks below ground. When the tanks go below ground, the Department of Environmental Conservation needs to get involved to lay out the plan. Attorney Barney stated that this Board is not trying to tell Mr. Achilles whether to put the tanks above or below ground. Attorney Barney stated that which ever he decides needs to be reflected ® on the Site Plan that he is requesting the Board to approve. Attorney Barney stated that the other thing Mr. Achilles has not shown is how the canopy is going to look. ® PLANNING BOARD MINUTES 33 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 r1 L Mr. Achilles stated that this is only a bare bone deal, and that he is here to get the information to see where he needs to go from here. Attorney Barney asked Mr. Achilles what is his timing on trying to get in to operate the convenience store. Mr. Achilles stated that he thought he would have been in there months ago. He said he never had to deal with zoning before. The sooner he can get in there, the better he will be. Attorney Barney stated that the issue for the convenience store is not a big issue, and this Board is perfectly prepared to give Preliminary Site Plan Approval. If Mr. Achilles puts his parking in to meet the requirements for the proposed site, and come back to the Planning Board with the next available meeting slot with just the convenience store, that he would be approved to start his convenience store. Then Mr. Achilles could come back after that with a revised Site Plan for where he wants to put the gas pumps for the gas station and get all the materials in order for that, and the Board could get a better sense on the issue to review before approving. Mr. Achilles stated that when he first came into this proposal, he wanted to get the gasoline a few years down the road, but then the issue came up tonight about the variance being good for three years. Mr. Achilles stated that he needs to get there to start generating some business as soon as possible, and he has the next three years to get the gas station layout established and installed. Mr. Achilles stated that if he can get the parking issue out of the way and work on the gas station, he is all for that. Attorney Barney stated that it makes more sense that way. Chairperson Cornell stated that at the beginning, the Board gave Mr. Achilles a choice of including the gas station or not. If Mr. Achilles wants to get in the store and start with the store, there would not be another Planning Board meeting until September. Chairperson Cornell asked if there is anything that the Planning Board could do tonight with this Site Plan for just the convenience store with regard to the parking spaces. Attorney Barney stated that the Planning Board could make it a Final Site Plan Approval conditional on a revised Site Plan showing a total of 11 parking spaces. Chairperson Cornell stated that when Mr. Achilles has a better idea of what he wants to do with the gas station, that he would need to come back in for a revised Site Plan. Mr. Achilles asked if the convenience store is going to be this plan if he would have to start over from scratch with the gas station or if he could continue with that. • Attorney Barney stated that Mr. Achilles could bring this plan back, or any other plan he would like to come in with, for the time that he knows what he wants to do with the gas station. That would • L� J PLANNING BOARD MINUTES be called a revised Site Plan. 34 APPROVED - SEPTEMBER 17. 1996 AUGUST 6, 1996 Mr. Achilles asked if the Board would be settling the convenience store tonight if he gets the parking under control, and continue with the gas station at their leisure. Attorney Barney stated that was correct. Chairperson Cornell stated that Mr. Achilles has to supply more information than what is provided on the Site Plan before the Board could make a decision on the gasoline issue. Mr. Achilles responded, right. Chairperson Cornell stated that this should not go past the variance date of May 22, 1999. If Mr. Achilles wants to catch the summer traffic right now for the convenience store, the Board could work that out tonight. Board Member Hoffmann stated that she would like to see Mr. Achilles consider moving the fuel pump canopy around the site until he could find a better spot for the traffic's point of view. Mr. Achilles stated that this plan was only bare bone, and he needed to come to the Planning Board to hear their concerns so he could go back and layout the proposal in different ways for other options. Mr. Achilles stated that he did not know what to expect until he came to the Planning Board tonight for guidance. Mr. Achilles stated that his concern was to get the convenience store opened to start generating business. Chairperson Cornell stated, if the Board agrees, the proposed resolution should be changed to Preliminary and Final Site Plan Approval for the convenience store only. Chairperson Cornell asked if the Planning Board was agreeable to this proposal, and asked if anyone was prepared to offer a motion. Board Member Bell asked how the Planning Board could pass a resolution without seeing the Site Plan for the parking spaces. i Chairperson Cornell stated that the resolution would state that the parking spaces would be conditional. Board Member Bell asked who would be reviewing the Final Site Plan. Chairperson Cornell stated that the Planning Staff would be reviewing the Site Plans. Attorney Barney stated that depends on how the Planning Board feels about it. Attorney • Barney asked if the revised Site Plan should come back to the Planning Board for approval. If so, then this would just be preliminary approval only, but if the Board is comfortable in delineating where • PLANNING BOARD MINUTES 35 AUGUST 6, 1996 APPROVED - SEPTEMBER 17, 1996 the parking spaces should go and then make it a condition that the final plan be revised to show these spaces. Mr. Achilles stated that the gas canopy that the Board is trying to figure out where to put is not there and will not be there for a couple of years. Mr. Achilles asked if he could plan his parking with the four spaces in the front of the store, the three that are located by Elmira Road, and four more parking spaces on the side of the store. Mr. Achilles stated that when he plans the gas station he could move the parking around the fuel pump, area. Mr. Achilles stated that if the Board is just planning to approve 11 parking spaces to service the convenience store, that there would be enough room there right now. Planner Cornish stated that condition "b" of the proposed resolution was written just for that. That if the parking configuration has to change when the location of the canopy and gas pumps are agreed upon, then that is what the Planning Staff will do. Attorney Barney asked Board Member Bell if he was concerned about the parking being haphazard along the west side of the building. Board Member Bell responded, yes. • Mr. Achilles stated that if he is not dealing with the gas canopy right now, there is enough room in front of the store for two more parking spaces. Chairperson Cornell stated that Mr. Achilles will be revising the parking plan when he comes back in for the gasoline canopy. Board Member Bell stated that it seems to him that a most orderly system would be to extend a curb line that right angles to the west face of the present building, maybe half way from the front to the back of building, in a series of paralleled parking spaces, ten feet wide. Chairperson Cornell asked if there is anything on the parking lot where Board Member Bell is referring to. Mr. Achilles stated that would be fine to a point, but it is a driveway to the rear access now for delivery trucks that would need to pass through there. There is probably room there for three, four, or five parking spaces, and the trucks may still be able to get around it. Board Member Bell stated that there are other ways to plan the parking spaces throughout the site. Chairperson Cornell stated that the Planning Staff would be capable of coming up with a • revised parking plan. • PLANNING BOARD MINUTES 36 APPROVED - SEPTEMBER 17, 1996 AUGUST 6, 1996 Board Member Hoffmann stated that she agrees with Board Member Bell about the three spaces along Elmira Road not being a good place for parking because it cuts down the visibility for people trying to enter the store site. Ms. Hoffmann stated that she would still like to see those parking spaces eliminated. Chairperson Cornell 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 Town of Ithaca Planning Board hereby waives certain requirements for Preliminary Site Plan Approval, as shown on the Preliminary Site Plan Checklists, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan approval not the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby proposed site plan entitled "Valley Tompkins County, New York, da Registered Land Surveyor, located Light Industrial Zone, Thomas Bell, following condition: grants Preliminary Site Plan Approval for the Korner's II" 614 Elmira Road, Town of Ithaca - ted 6/24/96, prepared by Kenneth A. Baker, on the Town of Ithaca Tax Parcel No. 33- 3 -2.4, Owner; Daniel L. Achilles, Agent, subject to the a. Submission of a revised site plan to include: Board Member Finch stated that Attorney Barney would be filling in the rest. Attorney Barney stated the following: An indication of the proposed signage, as approved by the Town Engineer and the Town Planner, and if applicable, will be submitted to the New York State DOT for approval. II. Location of any existing or proposed fire and other emergency zones, including the location of fire hydrants. III. Any proposed landscaping, curbing and /or traffic control mechanism approved by the Town Engineer and the Town Planner. IV. At least eleven parking spaces clearly delineated with the three located to the Elmira Road to be relocated to the west or north of the building as approved by the Town Planner and the Town Engineer. • PLANNING BOARD MINUTES 37 AUGUST 6, 1996 APPROVED - SEPTEMBER 17, 1996 b. Prior to the installation of the proposed gas and kerosene tanks, pumps, and canopy, the applicant should present a revised site plan showing the exact location of said items to include additional lighting, signage and change in parking configuration if applicable. C. Receipt of a letter from the Department of Transportation approving the curb cuts as shown on the site plan. d. Any revised site plan for installation of the gas facilities shall be submitted for approval no later than May 22, 1999. Board Member Finch stated that he accepts Attorney Barney's conditions. Board Member Bell stated that since the Planning Board is not going for a Final Site Plan Approval now, that he is concerned at some point about the signage, which the Board has not seen any signage proposed here. Board Member Hoffmann stated that there has been nothing proposed about the lighting either. • Mr. Bell stated that there are wall packs that point the direct lighting down towards the ground. Board Member Bell asked if the wall pack lights were on the building already. Mr. Achilles responded, no, not yet. Mr. Achilles showed a rough drawing of the proposed site with wall pack lights on the building. Mr. Achilles stated that there would be three wall packs on the front of the building, two on the side, and two more in the rear of the building. Mr. Achilles stated that when the gas canopy comes, there would be six big wall packs under it. Mr. Achilles stated that there is an existing sign there that aims back to the store which has lighting on it. There is lighting on the front of the store right now that says convenience food. What Mr. Achilles is looking for right now is to use the existing lighting and then he would be adding the wall packs around the building, and the rest of the lighting will be added when the canopy is up. Chairperson Cornell asked Mr. Achilles what type of sign he would be using. Mr. Achilles stated that he would be using the existing sign. Board Member Bell asked if the sign would be saying the same thing with Bell's on it. Mr. Achilles stated that he would be using the sign with Bell's on it until he can convert it to •another sign. There is an issue with the DOT in regard to the existing sign because the sign is in the DOT's right -of -way. When the existing sign needs to be moved back, Mr. Achilles will come back to the Planning Board to see what they would recommend in putting back a new sign. A PLANNING BOARD MINUTES 38 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 • Chairperson Cornell asked Mr. Achilles if he plans to use the existing Bell's convenience sign that is on the side of the road. Mr. Achilles stated that he plans on using the lighting on the sign, and that he is not really concerned about the sign itself. Chairperson Cornell asked Mr. Achilles what kind of sign he plans on using now. Mr. Achilles stated that he does not plan on having a sign to start with. The sign out front that says Bell's convenience store has flood lights on it that aims back to the store, and Mr. Achilles will be leaving them alone. When the DOT decides to move the current signage, he plans on putting his own sign up after he comes to the Planning Board for approval. Board Member Bell stated that the Planning Board should tell Mr. Achilles what the Town requires for signage. Chairperson Cornell stated that the Planning Staff would instruct Mr. Achilles on what is needed. There being no further discussion, Chairperson Cornell called for a vote. AYES - Cornell, Ainslie, Finch, Kenerson, Bell. NAYS - None. ABSTAIN - Hoffmann. The MOTION was declared to be carried. (NOTE: Adopted resolution is hereto attached as Exhibit #8.) Chairperson Cornell declared the matter of the Preliminary Site Plan Approval for the Valley Korner's II convenience store on 614 Elmira Road duly closed at 10:40 p.m. AGENDA ITEM: CONSIDERATION OF SKETCH PLAN FOR THE PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO. 28 -1 -23.2, 15.94 +/- ACRES, INTO TWO LOTS, LOCATED AT 1343 MECKLENBURG ROAD, RESIDENCE DISTRICT R -30. BECAUSE OF INADEQUATE FRONTAGE ON A PUBLIC ROAD, A POSSIBLE LAND SWAP (WHICH WOULD BE AN ADDITIONAL SUBDIVISION) WITH NEIGHBORING TAX PARCEL NO. 284-24, LOCATED AT 1335 MECKLENBURG ROAD, IS PROPOSED TO CREATE A 50 FOOT WIDE ACCESS CORRIDOR. ROBIN BOTIE AND DAVID WARDEN, OWNERS /APPLICANTS. Chairperson Cornell declared the above -noted matter duly opened at 10:44 p.m., and read aloud from the Agenda. David Warden stated that he is the owner of 1343 Mecklenburg Road. Mr. Warden stated ® PLANNING BOARD MINUTES 39 AUGUST 6, 1996 APPROVED - SEPTEMBER 17, 1996 that he owns an unusual shaped parcel that has been chopped down from the original size over the years, and he owns approximately 16 acres with a very narrow strip to access the road. Mr. Warden stated that this is a very wonderful piece of land, and he and his wife have gone through a major change in their life. Mr. Warden stated that they owned a huge house which accommodated his wife's business, and she is retiring now. They have this huge house that they no longer need the space for, and they would really like to stay on the parcel. Their request is to divide the parcel off and build a smaller house further back on the lot. Mr. Warden stated that he approached the Planning Staff about seeing if this proposal could be done. Mr. Warden stated that there is frontage of 112 feet, which is already in a variance, so what he is asking for is a 50 -foot corridor access. The other property he ran into was with the neighbors property, that it came within 40 feet of the existing house, so that was too narrow to put a corridor through there. Mr. Warden stated that he had negotiated with his neighbor in regards of a land swap, and this would give them the adequate 50 foot corridor to gain access through to Mecklenburg Road. Mr. Warden stated that the lines need to be surveyed, that would be the next step if this proposal looks like a doable thing. Mr. Warden stated that he did all of his figuring and measuring from the existing survey map. Chairperson Cornell asked if the house next to the pond on the map is his existing house. Mr. Warden responded, yes. is Board Member Bell asked how long the driveway to the existing house is. Robin Botie stated that it is approximately 600 feet. Board Member Bell asked how long the new driveway would be. Mr. Warden stated that it would be approximately 1,500 feet. Chairperson Cornell asked if there is an existing pond back where the proposed house would be. Mr. Warden responded, no, that there are just trees and shrubs there. Mr. Warden stated that they have not put any money into this until they know it could happen. Assistant Town Planner Frantz stated that the only issues from the Planning Staff, given the experience with Eco Village, is that there probably are wetlands or potential wetland areas on the property in the northeast area. However, Mr. Frantz does not see the wetlands being impacted by what Mr. Warden is proposing here. Mr. Frantz stated that the land swap will require a formal consent from Joseph and Daisy Schimmenti (1335 Mecklenburg Road). They would be a party to this subdivision request because it does involve a subdivision of their property also. Mr. Frantz stated that this plan gives enough buffering to the existing house with vegetation. Mr. Warden stated that he had two driveway possibilities proposed, and wanted feed back • PLANNING BOARD MINUTES 40 AUGUST 6, 1996 APPROVED= SEPTEMBER 17, 1996 on them. One is a 60 foot access corridor running a separate driveway from the street that would require a new curb cut. The other is to share the existing driveway and then branch off the existing driveway. Board Member Finch asked if the option of sharing the Eco Village driveway is not a good one. Mr. Warden stated that seems least likely. At this point, they ran into a snag where they had the approval of the residential group, but then they have mortgage holders who do not like the idea. After talking to the Planning Staff, it seemed like the least desirable for the Board to approve. Board Member Ainslie asked if they plan to sell their existing house. Mr. Warden stated that their existing house is on the market now, but they are not sure what they are selling yet because they have not decided on the land for the house. If they are able to do this, they are going to divide. If they are not able to divide, they would still be selling the house because the house is too big at this point. Board Member Ainslie asked if they would sell the house with the idea of having access to that driveway. Mr. Warden responded, yes. Board Member Ainslie asked what if a buyer refused the access way to the driveway. Mr. Warden stated that they would not sell the house to them. If they can put a house in the back lot, they would not sell the current house to anyone that will not allow them to the back lot. Mr. Warden stated that he is just throwing out the possibilities to the Planning Board and asking them to make any recommendations. Chairperson Cornell stated that she feels that using the existing driveway would be preferable. Assistant Town Planner Frantz stated that using the existing driveway with arrangements would be preferable, however, at the same time he would recommend that the 50- foot -wide strip of land extend all the way out to Mecklenburg Road so that the proposed parcel does have frontage. Mr. Frantz stated that if there is any problem at some point, whoever owns the new parcel would not be landlocked. Mr. Warden asked if this proposal is acceptable, that his next step is to have a survey done with the 50 foot corridor, show the parcels, have a survey done of the land swap. Whether they use the existing driveway or separate driveway would be a separate issue.. O Assistant Town Planner Frantz stated that was correct. Mr. Frantz stated that this osal prop n C] PLANNING BOARD MINUTES 41 APPROVED= SEPTEMBER 17, 1996 AUGUST 6, 1996 would be subject to a variance by the Zoning Board of Appeals. The Planning Board could give the Preliminary and Final Subdivision Approval, but then Mr. Warden would need to go to the Zoning Board of Appeals for the variance and give their final blessing for the subdivision. There being no further discussion, Chairperson Cornell declared the matter of Sketch Plan review for David Warden and Robin Botie of 1343 Mecklenburg Road duly closed at 11:00 p.m. AGENDA ITEM: APPROVAL OF MINUTES - JULY 9, 1996. MOTION by Robert Kenerson, seconded by James Ainslie: RESOLVED, that the Minutes of the July 9, 1996 Meeting of the Town of Ithaca Planning Board be and hereby are approved as written. There being no further discussion, Chairperson Cornell called for a vote. AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: CONSIDER CANCELLATION OF AUGUST 20, 1996 AND SEPTEMBER 3, 1996 MEETINGS. MOTION by Herbert Finch, seconded by Eva Hoffmann: RESOLVED, that the Town of Ithaca Planning Board hereby cancels both the August 20, 1996 and September 3, 1996, Planning Board Meetings. There being no further discussion, Chairperson Cornell called for a vote. AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: CONSIDER CHANGE OF DATE OF NOVEMBER 5, 1996 MEETING TO OCTOBER 29, 1996. MOTION by James Ainslie, seconded by Gregory Bell: RESOLVED, that the Town of Ithaca Planning Board hereby cancels the Planning Board Meeting on November 5, 1996 and reschedules the meeting to October 29, 1996. ® PLANNING BOARD MINUTES. 42 AUGUST 6, 1996 APPROVED - SEPTEMBER 17, 1996 There being no further discussion, Chairperson Cornell called for a vote. L • AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. AGENDA ITEM; OTHER BUSINESS. Assistant Town Planner Frantz stated that there is a memorandum from Scott Whitham at Cornell University stating that Cornell has decided not to use Buildings 1, 2, and 12 for temporary graduate student offices as approved by the Planning Board. The approval for at Pleasant Grove Apartments, Building 14 shall remain unaffected by this decision. Assistant Town Planner Frantz stated that there is a letter in each Board Member's packet from Landmark America stating that they are not currently going to pursue approvals at this time for their proposal for the Saddlewood Farms Apartment Homes, due to a variety of reasons. AGENDA ITEM; ADJOURNMENT. , Upon MOTION, Chairperson Cornell declared the August 6, 1996, Meeting of the Town of Ithaca Planning Board duly adjourned at 11:04 p.m. DRAFTED by Debby Kelley on 8/96. Prepar��e��d E�by `1JutJ� Q ac Deborah A. Kelley, Keyboard Specialist/Mihutes Recorder 1_ 6 a Mary Bry nt, Administrative Secretary. ® TOWN OF t ITHACA . PLANNING ,BOARD'' +4 ATTENDANCE SHEET.` Date. PLEASE'. PRINT, YOUR. NAME , ADDRESS OR AFFILIATE;` " -- (Please PRINT to ensure Accuracy in-Official Minutes) a 6 ' `� L (C-( �? -,. rL'0 Ah 0 1 N 0 T- l 3Lt AA EC.K LE N RGr (SP a 6 C7 TOWN OF ITHACA PLANNING BOARD 126 East Seneca Street Ithaca, New York 14850 Tuesday, August 6, 1996 AGENDA 7:30 P.M. Persons to be heard. 7:35 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 31 -1 -14, 105.9 +/- acres in size, into three lots, Parcel A consisting of 28.22 +/- acres, Parcel B consisting of 4.18 +/- acres, and Parcel C consisting of 73.5 + / -, acres, located at 230 Culver Road, Residence District R -30. Parcels A and B are proposed to be conveyed to Cornell University for permanent preservation as a natural area. Parcel C is to be retained by the owner. John B. Babcock, Owner; Dana Batley, Agent. 7:40 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 0.41 +/- acre from Town of Ithaca Tax Parcel No. 71 -7 -6, 1.1 +/- acres in size, located at 1035 Hanshaw Road for consolidation with Town of Ithaca Tax Parcel No. 71 -7 -20, located at 313 Roat Street, Residence District R45. Donald Balcom and Sarah Pearson, Owners; Robert H. Shaw, Applicant/Agent. 7:45 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 0.84 +/- acre from Town of Ithaca Tax Parcel No. 50- 1 -5.4, 1.7 +/- acre in size, located at 109 Rich Road, Residence District R -15. John J. Augustine, Jr., Owner /Applicant. 7:50 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed site plan modification of the Longhouse Cooperative, Inc. located on the Elm Street Extension. The proposed project would add two additions totaling 970 +/- sq. ft, onto the triplex residence of the Longhouse Cooperative, Inc. located at 770 Elm Street Extension, on Town of Ithaca Tax Parcel No. 28 -1 -28.4, Residential District R -30. Longhouse Cooperative, Owner; Martha Armstrong, Agent/Architect. 8:10 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval, and Recommendation to the Zoning Board of Appeals with respect to a request for Special Approval for the proposed construction of a 1,500 sq. ft. office building to be called the Canine Office Building and a 2,160 sq. ft. pole barn to be used for equipment storage. Both structures to serve Cornell University College of Veterinary Medicine, James A. Baker Institute for Animal Health, located on Hungerford Hill Road off of Snyder Hill Road in the Town of Ithaca. Both structures proposed to be single story pole buildings with steel siding and gable roofs. Said facility located on Town of Ithaca Tax Parcel Nos. 61 -1 -7.2 and 61 -1 -9, Residence District R -30. Cornell University, Owner; William Gaffney, Agent. TOWN OF ITHACA PLANNING BOARD AGENDA Page 2 ® Tuesday, August 6, 1996 8:35 P.M. Consideration of Determination of Significance of Environmental Impact, pursuant to the State Environmental Quality Review Act, for the proposed Valley Korners II Convenience Store and Self -Serve Gasoline Station site plan, located at 614 Elmira Road, as further described below. 8:40 P.M. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval, for the proposed Valley Korners II Convenience Store and Self -Serve Gasoline Station. Said facility had been in operation as a convenience store (formally known as Bell's Convenience Store) from 1974 until January 1994. The applicant is proposing initially to make only minor changes to the site and minimal changes to the building. These changes include exterior lighting of the building and striping of the existing paved parking lot. Future plans are to construct a self -serve gasoline station which will include a 15,000 gallon fuel tank, canopy, and fuel pumps, a 2000 gallon kerosene tank and kerosene pump. Said facility is located on Town of Ithaca Tax Parcel No. 33- 3 -2.4, 614 Elmira Road, Light Industrial Zone, Thomas Bell, Owner; Daniel L. Achilles, Agent. 9:15 P.M. Consideration of Sketch Plan for the proposed subdivision of Town of Ithaca Tax Parcel e No. 28-1 -23.2, 15.94 +/- acres, into two lots, located at 1343 Mecklenburg Road, Residence District R -30. Because of inadequate frontage on a public road, a possible land swap (which would be an additional subdivision) with neighboring Tax Parcel No. 28 -1- 24, located at 1335 Mecklenburg Road, is proposed to create a 50 foot wide access corridor. Robin Botie and David Warden, Owners /Applicants. 10. Approval of Minutes: July 9, 1996 and July 16, 1996, 11. Consider cancellation of August 20, 1996 and September 3, 1996 meetings. 12. Consider change of date of November 5, 1996 meeting (Suggest Tuesday, October 29, 1996), 13, Other Business. 14. 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 2734747. • (A quorum of four (4) members is necessary to conduct Planning Board business.) TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS ® Tuesday, August 6, 1996 By direction of the Chairman of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, August 6, 1996, at 126 East Seneca Street, Ithaca, N.Y., at the following times and on the following matters: 7:35 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No, 31 -1 -14, 105.9 +/- acres in size, into three lots, Parcel A consisting of 28.22 +/- acres, Parcel B consisting of 4.18 +/- acres, and Parcel C consisting of 73.5 + / -, acres, located at 230 Culver Road, Residence District R -30, Parcels A and B are proposed to be conveyed to Cornell University for permanent preservation as a natural area. Parcel C is to be retained by the owner. John B. Babcock, Owner; Dana Batley, Agent, 7:40 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 0.41 +/- acre from Town of Ithaca Tax Parcel No. 71 -7 -6, 1.1 +/- acres in size, located at 1035 Hanshaw Road for consolidation with Town of Ithaca Tax Parcel No. 71 -7 -20, located at 313 Roat Street, Residence District R -15. Donald Balcom and Sarah Pearson, Owners; Robert H. Shaw, Applicant /Agent, 7:45 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 0.84 +/- acre from Town of Ithaca Tax Parcel No. 50- 1 -5.4, 1.7 +/- acre in size, located at 109 Rich Road, • Residence District R -15. John J. Augustine, Jr., Owner /Applicant. 7:50 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed site plan modification of the Longhouse Cooperative, Inc. located on the Elm Street Extension. The proposed project would add two additions totaling 970 +/- sq. ft. onto the triplex residence of the Longhouse Cooperative, Inc. located at 770 Elm Street Extension, on Town of Ithaca Tax Parcel No, 28 -1 -28.4, Residential District R -30, Longhouse Cooperative, Owner; Martha Armstrong, Agent /Architect. 8:10 P.M. Consideration of Preliminary and Final Site Plan Approval, and Recommendation to the Zoning Board of Appeals with respect to a request for Special Approval for the proposed construction of a 1,500 sq, ft. office building to be called the Canine Office Building and a 2,160 sq, ft, pole barn to be used for equipment storage. Both structures to serve Cornell University College of Veterinary Medicine, James A. Baker Institute for Animal Health, located on Hungerford Hill Road off of Snyder Hill Road in the Town of Ithaca. Both structures proposed to be single story pole buildings with steel siding and gable roofs. Said facility located on Town of Ithaca Tax Parcel Nos. 61 -1 -7.2 and 61 -1 -9, Residence District R -30. Cornell University, Owner; William Gaffney, Agent. 8:40 P.M. Consideration of Preliminary Site Plan Approval, for the proposed Valley Korner's II Convenience Store and Self -Serve Gasoline Station. Said facility had been in operation as a convenience store • (formally known as Bell's Convenience Store) from 1974 until January 1994. The applicant is proposing initially to make only minor changes to the site and minimal changes to the building. These changes include exterior lighting of the building and striping of the existing paved parking lot. Future plans are to construct a self -serve gasoline station which will include a 15,000 gallon fuel tank, canopy, and fuel pumps, a 2000 gallon kerosene tank and kerosene pump. Said facility is located on Town of Ithaca Tax Parcel No. 33- 3 -2.4, 614 Elmira Road, Light Industrial Zone, Thomas Bell, Owner; Daniel L. Achilles, Agent, Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Jonathan Kanter, AICP Director of Planning 273 -1747 Dated: Monday, July 29, 1996 Publish: Wednesday, July 31, 1996 �° `�� TOWN OF ITHACA ,�,� 126 EAST SENECA STREET, ITHACA, N.Y. 14850 TOWN CLERK 273 -1721 HIGHWAY 273 -1656 PARKS 273403{5 )) ENGINEERING 273 -1747 PLANNING 273 -1747 TOWN OF27ITHACA AFFIDAVIT OF POSTING AND PUBLICATION • �J ZONING 273 -1783 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, August 6, 1996, commencing at 7:30 P.M., as per attached. Location of Sign Board used for Posting: Bulletin Board, Front Entrance of Town Hall. Date of Posting: Date of Publication: I STATE OF NEW YORK ) COUNTY OF TOMPKINS ) July 29, 1996 July 31, 1996 SS.. Ul..Q11 LLQY,7, Recording Secretary, Town of Ithaca Planning Board. Sworn to and subscribed before me this 31st day of July 1996. Not Filename: Starr \Agendas \PPAFF \08- 06- 96.PPA BEM Fa POLE NOTARY PUBLIC STATE OF NEW YORK # 4646 427 • 1-1 Leg als 1 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, August 6 1996 By direction of the Chairman of the Planning Board, NO- TICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, August 6, 1996, at 126 East Seneca Street, Ithaca, N.Y., at the following times and on the followih matters: 7:35 p.m. consideration of Preliminary and Final Subdi- vision Approval for the pro- osed subdivision of Town of Ithaca Tax Parcel No. 31.1.14, 105.9± acres in siie, into three lots, Parcel A consisting of 28.22± acres, Parcel B consisting of 4.18± acres, and Parcel C consist- ing 0 f.73.5t, acres, located at 230 Culver Road, Resi- dence District R -30. Parcels A and B are proposed to be conv eyed to Cornell' Univer- sity for permanent preserva- tion as a natural area. Parcel C is to be retained by the owner. John B. Babcock, Owner; Dana Batley, Agent. 7:40 P.M. Consideration of Preliminary and Final Subdi= vision Approval for the pro- posed subdivision of 0.41± acre from Town of Ithaca Tax Parcel No. 71 -7.6, 1.1± acres in size, located at 1035 Hanshow -Road for consolidation with Town of Ithaca Tax Parcel No. 71.7.20, located at 313 Roat Street; Residence District R -15. Donald Bolcom and Sarah Pearson, Owners; Rob - ert H. Shaw, Applicant/ Agent. rnal Nil 7:45 'P.M. Consideration of Preliminary-and Final Suv- division Approval for the pro- posed subdivision of 0.84± acre from Town of Ithaca Tax Parcel No. 50.15.4, 1.7± acre in size, located at 109 Rich Road, Residence District R -15. John J. Augustine, Jr., Owner /Applicant. 7:50 P.M. Consideration of Preliminary and Final Site Plan Approval for the pro- posed site plan modification of the Longhouse Cooperat- ive, Inc. located on the Elm Street Extension. The pro- posed project would add two additions totaling 970± sq. ft. onto the triplex residence of the` Longhouse Coopperative, Inc. located at 770 Elm Street; Extension, on Town of Ithaca Tax Parcel No. 28- 1.28.4, Residential District R -30. Lon - gouse Cooperative, Owner; artha Armstrong Agent/ Architect. 8:10 P.M. Consideration of Preliminary and Final Site Plan Approval, and Recom- mendation to the Zoning Board of Appeals with re- spect to a request for Special Approval for the proposed construction of a 1 500 sq. ft. office building to 6e called the Canine ORice Building and a 2,160 sq. ft. pole barn to be used for equipment stor- age - Both structures to serve Cornell University College of Veterinary Medicine, James A. Baker Institute for Animal Health, located on Hunger - ford Hill Road- off of Snyder Hill Road in the Town of Ithaca. Both structures pro- posed to be single story pole buildings with steel siding and gable roofs. Said facility located on Town of Ithaca Tax Parcel Nos. 61.1.7.2 and 61.1.9, Residence District R -30. Cornell University, Owner; William Gaffney, Agent. 8:40 P.M. Consideration of Preliminary Site Plan . Ap= Pe oval, for the proposed Val - y Korner's II Convenience Store and Self -Serve Gas -' oline Station. Said facility had been in operation as a convenience store (formerly known as Bell's Convenience Store( from 1974 until Jan- uary 1994. The applicant is proposing initially to make only minor changes to the site and minimal changes to the building. These changes in- clude exterior lighting of the building and striping of the existing paved parking lot. Future plans are to construct a self -serve gasoline station which will include a 15,000 gallon fuel tank, canopy, and fuel pumps, a 2000 gallon kerosene tank and kerosene pump. Said facility is located on Town of Ithaca Tax Parcel No. 33- 3.2.4, 614 Elmira, Road, Light Industrial Zone Thomas Bell, Owner; Daniel, L. Schilles, Agent. Said Planning Board will att said times and said place hear all persons in support of such matters or objections. thereto. Persons may appear by aggent or in person. Indi viduals with visual impair- ments, hearing impairments or other special needs, will, be provided with assistance as necessary, upon request. Persons desiring assistance must make a request not less; than 48 hours prior to the' time of the public hearing. Jonathan Kanter, AICP' Director of Planning 273.1747 July 31, 1996 • TOWN CLERK 273 -1721 TO: TOWN OF ITHACA FINAL 126 EAST SENECA STREET, ITHACA, N.Y. 14850 HIGHWAY 273 -1656 PARKS 273 -8035 ENGINEERING 273 -1747 PLANNING 273 -1747 ZONING 273 -1783 FAX (607) 273 -1704 FAX M�ESS�GE FROM: DATE: RE: FAX # FAX #(607) 273 -1704 Number of Pages (including cover sheet) : C;— ® Comments: 0 C ADOPTED RESOLUTION. John Babcock (Coy Glen) Subdivision 230 Culver Road Tax Parcel No. 31444 Preliminary and Final Subdivision Approval Planning Board, August 6, 1996 MOTION by Robert Kenerson, seconded by Gregory Bell: L This action is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 31 -1 -14, 105.9 +/- acres in size, into three lots, Parcel A consisting of 28.22 +/- acres, Parcel B consisting of 4.18 +/- acres, and Parcel C consisting of 73.5 + / -, acres, located at 230 Culver Road, Residence District R -30. Parcels A and B are proposed to be conveyed to Cornell University for permanent preservation as a natural area. Parcel C is to be retained by the owner. John B. Babcock, Owner; Dana Batley, 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 Subdivision Approval, has on July 9, 1996, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Full Environmental Assessment Form Part I submitted by the applicant and a Part II prepared by the Town Planning staff, and other application materials, and 3. The Planning Board, at a Public Hearing held on August 6, 1996, has reviewed and accepted as adequate a survey entitled "Survey Map Showing Lands of John B. Babcock Located on Culver Road," prepared by T. G. Miller, P.C., Engineers and Surveyors and dated February 7, 1996, and amended May 28, 1996 and June 19, 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. 31 -1 -14, 105.9 +/- acres in size, into three lots, Parcel A consisting of 28.22 +/- acres, Parcel B consisting of 4.18 +/- acres, and Parcel C consisting of 73.5 + / -, acres, located at 230 Culver Road, Residence District R -30, John B. Babcock, Owner, Dana Batley, Agent, subject to the following conditions: ® John Babcock (Coy Glen) Subdivision Page 2 230 Culver Road Tax Parcel No. 314-14 Preliminary and Final Subdivision Approval a. That a restrictive covenant be placed in the deeds for Parcels A and B indicating that said parcels shall be permanently preserved and maintained as a natural area, and that the language for such a restrictive covenant be subject to review and approval by the Attorney for the Town prior to signing of the subdivision plat by the Planning Board Chair, and b. That the language for the 50 foot easement/right -of -way for access to Parcel A shown on the survey map be reviewed and approved by the Attorney for the Town prior to signing of the subdivision plat by the Planning Board Chair, and C, That Parcels A and B be consolidated with Tax Parcel No. 31 -1 -3.2 subsequent to the transfer of said parcels to Cornell University, and d. That within six months of this approval, Parcels A and B shall be conveyed to Cornell University, and a copy of the deed conveying said parcels shall be provided to the Director of Planning along with a copy of communication to the Tompkins County Assessment Office requesting consolidation of said parcels with Tax Parcel No. 31- 1 -3.2. AND, BE IT FURTHER RESOLVED. 1. At this time, the Planning Board finds that the proposed subdivision, which is intended to permanently preserve approximately 32.4 +/- acres of land in its natural state and provide further protection of the area identified as the Coy Glen Critical Environmental Area (CEA), is not creating the need for additional park or recreational facilities, and, therefore, waives the requirement for any parkland reservation. The Planning Board reserves the right to revisit the need for parkland reservation relating to Parcel C ( "Parcel to be Retained ") if Parcel C is proposed for further subdivision in the future. Aye - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. Nay - None. The MOTION was declared to be carried unanimously. Starr Hays, Recording Secretary, ® Town of Ithaca Planning Board. 8/7/96. (Filename: Starr\Reso1sUBabcock.Fln) Mary Secretary. 10 44e� ARTICLE VI 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. 14 Four dark -line prints of improvement plans and information, / if improvements are required. V Four dark -line prints of the proposed plat. Fully completed Environmental Assessment Forms, with comments from the Town _Engineer or.Town Planner indicating whether the proposed subdivision is a Type I, Type II, or Unlisted action and indicating a recommendation for negative or positive declaration of environmental impacts. �. General layout, including lot lines with dimensions; block and lot numbers; highway and alley lines., with 60 -foot wide highway rights -of -way; areas to be reserved for use in common by residents of the subdivision; sites for nonresidential, nonpublic uses; easements for utilities; drainage, preservation of scenic views, or other purposes; and building setback lines, with dimensions. General layout of the proposed highways, blocks, and lots within the proposed subdivision. Tentative highway names. Key map, when more than one sheet is required to present plat. Contour intervals, to USGS datum, of not more than two feet when the slope is less than four percent and not more than five feet when the slope is greater than four percent. Cultural features within and immediately adjacent to the proposed subdivision, including platted lots, highway improvements, bridges, culverts, utility lines, pipelines, ® power transmission lines, other significant structures, parks, wetlands, critical environmental areas, and other significant features. Date of Plat. Preliminary & Final Subdivision Plat Requirements -2- .V1 .'KI' on of flow of all water courses. Calculation of afje area above point of entry for each water course /Location entering or abutting the tract. and description of all section line corners and government survey monuments in or near the subdivision, to at least one of which the subdivision shall be referenced by % true courses and distances. V Location, name, and dimensions of each existing highway and alley and each utility, drainage, or similar easement within, abutting, or in the immediate vicinity of the proposed subdivision. Map Scale (1" =50' or 1" =1001) and north point. Name of planner, architect, engineer, land surveyor, landscape architect, or other person who prepared the sketch .plat or preliminary plat. V/ Name of subdivision, which shall not duplicate the name of any other subdivision in the county. Name of Town, County, and State. A Name(s) and address(es) 9f the owner(s) f1 Name(s) and address(es) of the subdivider(s), if the subdividers) is(are) not the owner(s). Names and addresses of owners of all parcels abutting the proposed subdivision. Names of recorded subdivisions abutting the proposed subdivision. 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. !Y Restrictive covenants, if any. Vicinity Map showing the general location of the property, 1" =1000' or 111= 20001 . Width at building line of lots located on a curve or having non - parallel side lines, when required by the Planning Board. Border lines bounding the sheet, one -inch from the left edge and one -half inch from each of the other edges; all information, including all plat lines, lettering, signatures, and seals, shall be within the border lines. a Preliminary & Final subdivision Plat Requirements -3- section 37. Form of Final Plat. *is 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 I, Type II, or Unlisted action and indicating a recommendation for negative or positive declaration of environmental impacts. Highway and alley boundary or right -of -way lines, showing boundary, right -of -way or easement width and any other information needed for locating such lines; purposes of easements. Highway center lines, showing angles of deflection, angles of intersection, radii, lengths of tangents and arcs, and degree of curvature, with basis of curve data. Lengths and distances shall be to the nearest one - hundredth foot. Angles shall abe to the nearest half minute. V'AHighway names. Key map, when more than one sheet -is required to present plat. Accurate locations and descriptions of all subdivision monuments. NAccurate 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 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. ABuilding setback lines with dimensions. Date of Plat. Exact boundary lines of the tract, indicated by a heavy line, giving dimensions to the nearest one - hundredth foot,' angles to the nearest one -half minute, and at least one ® bearing; the traverse shall be balanced and closed with an error of closure not to exceed one to two thousand; the type of closure shall be noted. Location and description of all section line corners and. government survey monuments in or near the subdivision, to at least one of which the subdivision shall be referenced by true courses and distances. Pre iminary & Final Subdivision Plat Requirements -4- Location, name, and dimensions subdivider(s) of each existing highway and 1 ' N�A W 40 alley and each utility, drainage, or similar easement within, abutting, or in the immediate vicinity of the proposed subdivision. Location of the property by legal description, including areas in acres or square feet. Source of title, including deed record book and page numbers. Name and address of all owners of the property and name and address of all persons who have an interest in the property, such as easements or rights -of -way. 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" =1001) and north point. Mortgagor's certificate: certificate signed and sealed by the mortgagor(s) if any, to the effect that he consents to the plat and the dedications and restrictions shown on or referred to on the plat. Name of subdivision, which shall not duplicate* the name of any other subdivision in the country. Name of Town, County, and State. Name(s) and address(es) of the owner(s). Name(s) and seal and address(es) of the_subdivider(s), prepared 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. Names and addresses of owners of all parcels abutting the proposed subdivision. Names of recorded subdivisions abutting the proposed subdivision. Owner's certificate: a certificate signed by the owner(s) to the effect the he /they owns the land, that he has caused the land to be surveyed and divided, and that he makes the dedications indicated on the plat. Certification signed by the chairman or other designated official or agent of the Planning Board to the effect that the plat was given preliminary approval by the Planning Board. Reference on the plat to any separate instruments, including restrictive covenants, which directly affect the land in the subdivision. C] • 4D iminary & Final Subdivision Plat Requirements -5- Surveyor's certificate: certificate signed and sealed by a 407 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. 10 FAWAI in • Tax and assessment certificate: a certificate signed by the county treasurer and other officials as may be appropriate, to the effect that there are no unpaid taxes due on the land being subdivided and payable at the time of plat approval and no unpaid special assessments, and that all outstanding taxes and special assessor is have been paid on all property dedicated t public use. �s,'�� Tawu (: A(. cc The blocks are numbered consecutively throughout the subdivision and the lots are numbered consecutively throughout each block. The original or mylar copy of the plat to be recorded and four dark -line prints, on one or more sheets. Two copies of the County Health Department approval of the water supply and /or sewerage system. Vicinity Map. showing the general location of the property, 1" =1000' or 1"-= 20001 . 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. a -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) 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 . and 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 -0 U • 0 I ADOPTED RESOLUTION: Balcom/Pearson Two -lot Subdivision 1035 Hanshaw Road Preliminary and Final Subdivision Approval Planning Board, August 6, 1996 MOTION by Eva Hoffmann, seconded by Herbert Finch: WHEREAS: 1. This action is the consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 0.41 +/- acre from Town of Ithaca Tax Parcel No. 71 -7 -6, 1.1 +/- acres in size, located at 1035 Hanshaw Road for consolidation with Town of Ithaca Tax Parcel No. 71 -7 -20, located at 313 Roat Street, Residence District R -15. Donald Balcom and Sarah Pearson, Owners; Robert H. Shaw, Applicant/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 I, 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 August 6, 1996 has reviewed and accepted as adequate a survey map entitled "Survey Map, No. 1035 Hanshaw Road, Town of Ithaca, Tompkins County, New York "; prepared by Allen T. Fulkerson, P.L.S. dated June 10, 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. 71 -7 -6 located at 1035 Hanshaw Road and comprising +/- 1.1 acres, into two lots, +/- 0.65 and +/- 0.41 acre in size respectively, as shown on the survey map entitled "Survey Map, No. 1035 Hanshaw Road, Town of Ithaca, Tompkins County, New York" prepared by Allen T. Fulkerson, P.L.S. dated June 10, 1996, and other application materials conditioned upon the following: ® Balcom Pearson Two -lot Subdivision 1035 Hanshaw Road Preliminary and Final Subdivision Approval Planning Board, August 6, 1996 Page 2 a. within six months of this approval, conveyance of Lot B to the owners of Tax Parcel No. 71 -7 -20 and submission of the deed and a copy of the consolidation request to be provided to the Town Planner; b. submission for signing by the Chair of the Planning Board of an original or mylar copy of the plat and four dark -line prints of the approved subdivision plat. Aye - Cornell, Hoffmann, Finch, Ainslie, Kenerson, Bell. Nay - None. The MOTION was declared to be carried unanimously. Starr Hays, Recording Secretary, Town of Ithaca Planning Board. 8/7/96. ( FILENAME: \Starr\Resois\Balcom2. Fin) 11 J1 u ive Secretary. is ARTICLE VI PRELIMINARY AND FINAL SUBDIVISION PLAT REQUIREMENT Y = ITEM SUBMITTED W = WAIVED N/A = NOT APPLICABLE COND = CONDITIONAL OF APPROVAL Bc I cow, ( Pearson 1035 4oua S 11aw -(�J. D*M Section 36. Preliminary Plat Checklist 10 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 ry preliminary approval is requested. Four dark -line prints of improvement plans and information., if improvements are required. v Four dark -line prints of the proposed plat. Fully completed-Environmental Assessment Forms, with comments from the Town-Engineer or Town Planner indicating ® whether the proposed subdivision is a Type I, Type II, or Unlisted action and indicating a recommendation for negative / or positive declaration of environmental impacts. V General layout, including lot lines with dimensions; block -and lot .numbers; highway and alley lines-, with 60 -foot wide highway rights -of -way; areas to be reserved for use in common by residents of the subdivision; sites for nonresidential, nonpublic uses; easements for utilities; drainage, preservation of scenic views, or other purposes; / and building setback lines, with dimensions. V General layout of the proposed highways, blocks, and lots AAr� within the proposed subdivision. Tentative highway names. 'IV Key map, when more than one sheet is required to present plat. .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. VW Cultural features within and immediately adjacent to the proposed subdivision, including platted lots, highway improvements, bridges, culverts, utility lines, pipelines, ® power transmission lines, other significant structures, parks, wetlands, critical environmental areas, and other significant features. Date of Plat. `Prreliminary & Final Subdivision Plat Requirements -2- Yv Direction of flow of all water courses. Calculation of 7- `drai`hage area above point of entry for each water course ent ing or abutting the tract. Location and description of all section line corners and - gavernment.survey monuments in or near the subdivision, to at least one of which the subdivision shall be referenced by / true courses and distances. V V N)A NIA W N� 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 111=1001) and north point. Name of planner, architect, engineer, land surveyor, landscape architect, or other person who prepared the sketch plat or preliminary plat. Name of subdivision, which shall not duplicate the name of any other subdivision in the county. Name of Town, County, and State. Name(s) and address(es) 9f 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 owner -s of all parcels abutting ...the proposed subdivision. Names of recorded subdivisions abutting the proposed subdivision. Natural features within and immediately adjacent to the proposed subdivision, including drainage channels, bodies of water, wooded areas, and other significant features. Identification of areas subject to flooding as indicated on HUD Flood Boundary Maps, Wetlands Maps. Restrictive covenants if any. Vicinity bounding Map showing the general location of the property, 1" =1000' inch from each of or 111= 20001 including all plat . 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. E 1-7 Preliminary & Final Subdivision Plat Requirements -3- Section 37. Form of Final Plat. i. 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. JFour dark -line prints of the proposed plat. Fully completed Environmental Assessment Forms, with comments from the Town Engineer or Town Planner indicating whether the proposed subdivision is a Type I, Type II, or Unlisted action and indicating a recommendation for negative / or positive declaration of environmental impacts. V 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. V 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. ®'VIA Key map, when more than one sheet is required to present / plat. v Accurate locations and descriptions of all subdivision monuments. NIA 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 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. Building setback lines with dimensions. Date of Plat. V Exact boundary lines of the tract, indicated by a heavy line, giving dimensions to the nearest one - hundredth foot, angles to the nearest one -half minute, and at least one ® bearing; the traverse shall be balanced and closed with an error of closure not to exceed one to two thousand; the type of closure shall be noted. Location and description of all section line corners and government survey monuments in or near the subdivision, to at least one of which the subdivision shall be referenced by true courses and distances. Pre, iminary & Final Subdivision Plat Requirements -4- is (are) not the owner(s). V .-I/ N/A N� NIA, Location, name, and dimensions of each existing highway and alley and each utility, drainage, or similar easement within, abutting, or in the immediate vicinity of the proposed subdivision. Location of the property by legal description, including areas in acres or square feet. Source of title, including deed record book and page numbers. Name and address of all owners of the property and name and address of all persons who have an interest in the property, such as easements or rights -of -way. 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" =1001) and north point. Mortgagor's certificate: certificate signed and sealed by the mortgagor(s) if any, to the effect that he consents to the plat and the dedications and restrictions shown on or referred to on the plat. Name of subdivision, which shall not duplicate the name of any other subdivision in the country. Name of Town, County, and State. Name(s) and addresses) of the owner(s). Names) of and addresses) of the .subdivider (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. Names and addresses of owners of all parcels abutting the proposed subdivision. Names of recorded subdivisions abutting the proposed subdivision. Owner's certificate: a certificate signed by the owner(s) to the effect the he /they owns the land, that he has caused the land to be surveyed and divided, and that he makes the dedications indicated on the plat. Certification signed by the chairman or other designated official or agent of the Planning Board to the effect that the plat was given preliminary approval by the Planning Board. Reference on the plat to any separate instruments, including restrictive covenants, which directly affect the land in the subdivision. U n Preliminary & Final Subdivision Plat Requirements -5- V Surveyor's certificate: certificate signed and sealed by a ® registered land surveyor to the effect that (1) the plat represents a survey made by him, (2) the plat is a correct .representation of all exterior boundaries of the land surveyed and the subdivision of it, (3) all monuments indicated on the plat actually exist and their location, size and material are correctly shown, and (4) the requirements of these regulations and New* York State laws relating to subdividing and surveying have been complied ,T. with. Tax and assessment certificate: a certificate signed by the county treasurer and other officials as may be appropriate, to the effect that there are no unpaid taxes due on the land 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 `/ dedicated to public use. " The blocks are numbered consecutively throughout the subdivision and the lots are numbered consecutively throughout each block. Cl- The original or mylar copy of the plat to be recorded and Nfour dark -line prints, on one or more sheets. Two copies of the County Health Department approval of the ®+ / water supply and /or sewerage system. V Vicinity Map showing the general location of the property, N 1" =1000' or 1'1 =2000' . LWidth at building line of lots located on a curve or having non- parallel side lines, when required by the Planning Board. I Preliminary & Final Subdivision Plat Requirements Section 38. Improvement Plans and Related Information. it N /J�r FA, -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. 0 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 and 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 A 0 U • ADOPTED RESOLUTION: Augustine Subdivision Two -Lot Subdivision at 109 Rich Road Preliminary and Final Subdivision Approval Town of Ithaca Planning Board August 6, 1996 Motion by Herbert Finch, seconded by James Ainslie: WHEREAS: 1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 50- 1 -5.4, 1.7± acres in size, into 2 parcels, 0.86± and 0.83± acres in size respectively, located at 109 Rich Road, Residence District R -15. John J. Augustine, Jr., Owner /Applicant, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review with respect to Subdivision Approval, has, on July 9, 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 3. The Planning Board, at a Public Hearing held on August 6, 1996, has reviewed and accepted as adequate a subdivision plat entitled "Survey Map of 109 Rich Road, Town of Ithaca, Tompkins County - New York" prepared by Kenneth A. Baker, and dated May 23, 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. 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 50- 1 -5.4, 1.7± acres in size, into 2 parcels, 0.86± and 0.83± acres in size respectively, as shown on the subdivision plat entitled "Survey Map of 109 Rich Road - Town of Ithaca, Tompkins County - New York" prepared by Kenneth A. Baker, and dated May 23, 1996, and other application materials, subject to the following conditions: a. submission for signing by the Chairperson of the Planning Board of an original or mylar copy of the plat and four dark -line prints. ® Augustine Subdivision Two -Lot Subdivision at 109 Rich Road Preliminary and Final Subdivision Approval Town of Ithaca Planning Board, August 6, 1996 Page 2 b, the grant of any required variance or other approval by the Zoning Board of Appeals prior to the signing of the plat by the Chairperson of the Planning Board; C. that the existing garage located on Parcel B be converted to a dwelling unit and a Certificate of Occupancy for same be issued within twelve months from the date of this resolution (i.e. by August 6, 1997). Aye - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. Nay - None. The MOTION was declared to be carried unanimously. Starr Hays, Recording Secretary, ® Town of Ithaca Planning Board. 8/7/96 ® (FILENAME: Starr\Reso1s\RCHRD109.Fin; #12) r� u • ?Ze4W1Y1ti&7 ARTICLE VI PRELIMINARY AND FINAL SUBDIVISION PLAT REQUIREMENTS ITEM SUBMITTED W = WAIVED N/A = NOT APPLICABLE COND = CONDITIONAL OF APPROVAL Section 36. Preliminary Plat Checklist 1. A preliminary plat with the following information must be filed in the Office of the Town Engineer at least ten (10) days prior to the Planning Board meeting at which preliminary approval is requested. Four dark -line prints of improvement plans and information, if improvements are required. Four dark -line prints of the proposed plat. Fully completed -Environmental Assessment Forms, with comments from the Town Engineer or Town Planner indicating whether the proposed subdivision is a Type I, Type II, or Unlisted action and indicating a recommendation for negative or positive declaration of environmental impacts. General layout, including lot lines with dimensions; block And lot numbers; hi.g lay and alley lines, (with 60 -foot wfde-2t4, Fcf� highway rights -of -way; areas to be reserved for use in VI�IArNG6 common by residents o the subdivision; sites for r11Q 1ci(p nonresidential, nonpublic uses; easements for utilities; drainage, preservation of scenic views, or other purposes; and building setback lines, with dimensions. General layout of the proposed highways, blocks, and lots within the proposed subdivision. Tentative highway names. Key map, when more than one sheet is required to present plat. IContour 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. NN Cultural features within and immediately adjacent to the proposed subdivision, including platted lots, highway improvements, bridges, culverts, utility lines, pipelines, power transmission lines, other significant structures, parks, wetlands, critical environmental areas, and other / significant features. �/ Date of Plat. Preliminary & Final Subdivision Plat Requirements -2- Direction of flow of all water courses. Calculation of 4' ii area above point of entry for each water course 0 entering or abutting the tract. Location and description of all section line corners and government survey monuments in or near the subdivision, to at least one of which the subdivision shall be referenced by true courses and distances. V/ Location, name, and dimensions of each existing highway and alley and each utility, drainage, or similar easement within, abutting, or in the immediate vicinity of the proposed subdivision. Map Scale (1" =50' or 1" =1001) and north point.(I`'_ yO'� Name of planner, architect, engineer, land surveyor, landscape architect, or other person who prepared the sketch Plat or preliminary plat. Name of subdivision, which shall not duplicate the name of / any other subdivision in the county. V Name of Town, County, and State. Name(s) and address(es) of the owner(s) �11(� Name(s) and address(es) of the subdivider(s), if the 7� subdivider(s) is(are) not the owner(s). Names and addresses of owners of all parcels abutting. .the proposed subdivision. �( Names of recorded subdivisions abutting the proposed T subdivision. Natural features within and immediately adjacent to the Proposed subdivision, including drainage channels, bodies of water, wooded areas, and other significant features. Identification of areas subject to flooding as indicated on HUD Flood Boundary Maps, Wetlands Maps. Restrictive covenants, if any. Vicinity Map showing the general location of the property, 1" =1000' or 111= 20001 . 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 -3- Section 37. Form of Final Plat. 4010 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 I, Type II, or Unlisted action and indicating a recommendation for negative or positive declaration of environmental impacts. / Highway and alley boundary or right -of -way lines, showing boundary, right -of -way or easement width and any other information needed for locating such lines; purposes of easements. Highway center lines, showing angles of deflection, angles of intersection, radii, lengths of tangents and arcs, and degree of curvature, with basis of curve data. Lengths and distances shall be to the nearest one - hundredth foot. j Angles shall abe to the nearest half minute. ✓ Highway names. Key map, when more than one sheet -is required to present plat. Accurate locations and descriptions of all subdivision monuments. qk 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. IL 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. Building setback lines with dimensions. Date of Plat. Exact boundary lines of the tract, indicated by a heavy line, giving dimensions to the nearest one - hundredth foot, angles to the nearest one -half minute, and at least one ® bearing; the traverse shall be balanced and closed with an error of closure not to exceed one to two thousand; the type of closure shall be noted. Location and description of all section line corners and government survey monuments in or near the subdivision, to at least one of which the subdivision shall be referenced by true courses and distances. Preliminary & Final Subdivision Plat Requirements -4- Location, name, and dimensions of each existing highway and alley and each utility, drainage, or similar easement within, abutting, or in the immediate vicinity of the / proposed subdivision. V Location of the property by legal description, including areas in acres or square feet. Source of title, including deed record book and page numbers. Name and address of all owners of the property and name and address of all persons who have an interest in the property, such as easements or rights -of -way. Lot lines, fully dimensioned, with lengths to the nearest one - hundredth foot and angles or bearings to the nearest one -half minute. Map Scale (111=501 or 111=1001) and north point. 10') Mortgagor's certificate: certificate signed and sealed by the mortgagor(s) if any, to the effect that he consents to the plat and the dedications and restrictions shown on or referred to on the plat. Name of subdivision, which shall not duplicate the name of / any other subdivision in the country. ✓ Name of Town, County, and State. Names) 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). Name and seal of the registered land surveyor or engineer Who prepared the topographic information. Date of. survey. Name and seal of registered and surveyor who made the boundary survey. Date of the survey. Names and addresses of owners of all parcels abutting the proposed subdivision. Names of recorded subdivisions abutting the proposed subdivision. (/ Owner's certificate: a certificate signed by the owner(s) to the effect the he /they owns the land, that he has caused the land to be surveyed and divided,( and-that h�maes the V 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 j Board. Reference on the plat to any separate instruments, including "T restrictive covenants, which directly affect the land in the subdivision. Preliminary & Final Subdivision Plat Requirements -5- V el Surveyor's certificate: certificate signed and sealed by a registered land surveyor to the effect that (1) the plat represents a survey made by him, (2) the plat is a correct representation of all exterior boundaries of the land surveyed and the subdivision of it, (3) all monuments indicated on the plat actually exist and their location, size and material are correctly shown, and (4) the requirements of these regulations and New York State laws relating to subdividing and surveying have been complied with. Tax and assessment certificate: a certificate signed by the county treasurer and other officials as may be appropriate, to the effect that there are no unpaid taxes due on the land 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 dedicated to public use. _ 42 The blocks are numbered consecutively throughout the subdivision and the lots are numbered consecutively throughout each block. The original or mylar copy of the plat to be recorded and four dark -line prints, on one or more sheets. 11 Two copies of the County Health Department approval of the water supply and /or sewerage system. Vicinity Map showing the general location of the property, 1" =1000' or 111= 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 -6- Section 38. Improvement Plans and Related Info ation. 10 where improvements are required for Xaoposed subdivision, the following documents shall be subd to the Planning Board. Detailed construction plans and s ecifications for water lines, including locations land/descriptions of mains, valves, hydrants, appurtenance q/, etc. Detailed construction plans, profiles, and specifications for sanitary sewers and sto drainage facilities, including locations and description of pipes, manholes, lift stations, and other faci 'ties. Highway paving plans azid specifications. The estimated cost olf: a) grading and/filling, b) Culverts, ales and other storm drainage facilities, C) sanitary wets, d) water li es, valves, and fire hydrants, e) paving, curbs, gutters, and sidewalks, f) any of er improvements - required by -these regulations. The plan nd profile of each proposed highway in the subdivi 'on, with grade indicated,--drawn to a scale of one - inch a als 50 feet horizontal, and -one-inch equals 5 feet verb.: 1, on standard plan and profile sheets. - Profiles shI show accurately the profile of the highway or alley alo the highway- center line and location of the sidewalks, if y. Prel' i &Final SD 6/8/ 5 n ® ADOPTED RESOLUTION. Longhouse Cooperative, Inc. 770 Elm Street Extension Preliminary and Final Site Plan Approval Planning Board, August 6 1996 MOTION by Gregory Bell, seconded by Robert Kenerson: WHEREAS. 1. This action is the consideration of Preliminary and Final Site Plan Approval for the proposed site plan modification of the Longhouse Cooperative, Inc. located on the Elm Street Extension. The proposed project would add two additions totaling 970 +/- sq. ft. onto the triplex residence of the Longhouse Cooperative, Inc. located at 770 Elm Street Extension, on Town of Ithaca Tax Parcel No. 28 -1 -28.4, Residential District R -30. Longhouse Cooperative, Owner; Martha Armstrong, Agent/Architect, and 2. This is a Type II Action under the State Environmental Quality Review Act (SEQR), 6 NYCRR Part 617.5 (c) 9, "construction or expansion of a single - family, a two - family or a three- family residence on an approved lot..." for which no further action under SEQR is required, and 3. The Planning Board, at a Public Hearing on August 6, 1996, has reviewed and accepted as ® adequate a site plan entitled "Longhouse Cooperative, Inc., 762 -772 Elm Street Extension, Ithaca, Tompkins Co., New York" prepared by Martha Armstrong, dated July 11, 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 Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed site plan modification of the Longhouse Cooperative, Inc. located on the Elm Street Extension, as shown on the site plan entitled "Longhouse Cooperative, Inc., 762 -772 Elm Street Extension, Ithaca, Tompkins Co., New York" prepared by Martha Armstrong, dated July 11, 1996, and other application materials, conditioned upon the following: a. use of appropriate erosion control techniques during construction, such as placement of straw bales in drainage swales serving the construction site, in order to protect ® water quality in the Coy Glen Critical Environmental Area/Unique Natural Area; and ® Longhouse Cooperative, Inc. Page 2 770 Elm Street Extension Preliminary and Final Site Plan Approval Planning Board, August 6 1996 v 1/ 1' u b. submission to the Town of Ithaca of an original or mylar copy and two paper copies of the final site plan. Aye - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. Nay - None. The MOTION was declared to be carried unanimously. Starr Hays, Recording secretary, Town of Ithaca Planning Board. 8/7/96. (Filename: Starr\ResolsEonghouslin) ADOPTED RESOLUTION: F I A L Cornell University James A. Baker Institute for Animal Health • Proposed Canine Office Building and Equipment Storage Barn Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals Planning Board, August 6, 1996 MOTION by Robert Kenerson, seconded by James Ainslie: WHEREAS: 1. This action is the consideration of Preliminary and Final Site Plan Approval and a Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of a 1,500 sq. ft. office building to be called the Canine Office Building and a 2,160 sq. ft. pole barn to be used for equipment storage. Both structures to serve Cornell University College of Veterinary Medicine, James A. Baker Institute for Animal Health, located on Hunger-ford Hill Road off of Snyder Hill Road in. the Town of Ithaca. Both structures proposed to be single story pole buildings with steel siding and gble roofs. Said facility located on Town of Ithaca Tax Parcel Nos. 61 -1 -7.2 and 61 -1 -9, Residence District R -30. Cornell University, Owner; William Gaffney, Agent. 2. This is a Type II Action which is not subject to review under 6 NYCRR Part 617 of the New York State Environmental Quality Review Act, and 3. The Planning Board, at a Public Hearing held on August 6, 1996, has reviewed and accepted as adequate a Proposed Site Map entitled, "New Equipment Shed and Canine Office Building ", dated June 24, 1996, a vicinity map entitled 'Baker Institute, Cornell University, Ithaca, New York ", dated 4/29/92 with revision dates of 1/18/93, 11/93, 2/94, and 6/95, a Front Elevation for the proposed storage building, date stamped July 8, 1996, and a Side Elevation for the proposed storage building, date stamped July 8, 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 Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, 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 Site Plan Approval for the proposed construction of a 1,500 sq. ft. office building to be called the Canine Office Building and a 2,160 sq. ft. pole barn to be used for equipment storage as shown on the above referenced drawings prepared by William F. Gaffney, Project Coordinator, Statutory Office for Capital Projects, and other application materials, subject to the following conditions: a. Prior to the issuance of any building permits for the project: i. submission of a revised site plan to include: location of any existing or proposed fire and other emergency zones, including the location of fire hydrants, location of existing and proposed parking, including the number of proposed parking spaces (which shall meet the minimum requirements of Section 38 of the Zoning Ordinance), existing and proposed drainage patterns and structures, proposed lighting and signage, an indication of vegetation to be removed, limit of area to be graded for the construction of the proposed equipment storage shed, and an indication of the direction of drainage around the equipment storage shed. 1d..°'11 � iY 3 Cornell University James A. Baker Institute for Animal Health Page 2 Proposed Canine Office Building and Equipment Storage Barn SPlanning Board, August 6, 1996 ii, submission to and approval by the Town Engineer of construction details of all proposed structures including existing and proposed drainage structures, water /sewage facilities and other improvements. revisions to the drawings to include on each drawing, an indication of map scale, name of the proposed project, name of Town, County, and State. iv. revisions to the elevation drawings to include existing grades of the proposed building sites as well as the proposed finished floor elevations. V. submission of a set of originals or mylar copies of the final site plan drawing set to be retained by the Town. AND BE IT FURTHER RESOLVED. 1. That the Planning Board, in making recommendation to the Zoning Board of Appeals, determines the following: a. there is a need for the proposed use in the proposed location, as demonstrated by the applicant; b. the existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project; • c, the specific proposed change in land use as a result of the proposed project is in accordance with a comprehensive plan of development for the Town of Ithaca, and 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be granted. Aye - Cornell, Hoffmann, Finch, Ainslie, Kenerson, Bell. Nay - None. The MOTION was declared to be carried unanimously. Starr Hays, Recording Acretary, Town of Ithaca Planning Board. 8/7/96 n L J e • [7 PRELIMINARY SITE PLAN CHECKLIST FINAL PROJECT NAME C'Ll 41U/Cze I N=ua PROJECT NUMBER 9(6 Oa ZOF') PREPARER Q, COp2N 15tz V = ITEM SUBMITTED N/A = NOT APPLICABLE W = WAIVE COND = CONDITION OF APPROVAL 16 Completed and signed Development Review Application. a. Development Review Escrow Agreement and Back -up Withholding Form ( if required) . (Only one (1) copy / each.) 2. V Payment of review fees. Deposit of escrow. 3. L/ Fully completed and signed Short Environmental Assessment Form, Part I (SEAF) , or Long Environmental Assessment Form, Part I (LEAF). (See Town Planner as to which to submit.) 4. ✓ Proposed preliminary site plan, with the following information, must be filed in the office of the Town Planner at least thirty (30) calendar days prior to the Planning Board meeting at which preliminary approval is requested. Information may be supplied on more than 'one drawing if necessary. a. V / Vicinity Map showing the general location of the property and proposed project at a scale of 1" =1000' or 1"= 2000'. b. V/ Natural features within and immediately adjacent to the site including but not limited to streams, lakes, floodplains, ponds,_ wetlands, woodlands, brushlands, significant natural habitats or other features pertinent to review of the proposed project. C, Exact boundary lines of the tract, indicated by a heavy line, showing location and description of all monuments, giving property metes and bounds to the nearest one - tenth, angles to the nearest minute, and at least one bearing. d. V Size, location, and use of all existing structures, parking areas, access drives, off - street loading areas, signs, lighting, pedestrian facilities, landscaping, and other existing features pertinent to plan review. ZSize, e. location, proposed use, design, and construction materials of all proposed structures. .s Page 2 f. Location, design, and construction materials of all proposed parking areas, access drives, and off - street loading areas. g. tle* Size, location, design, and construction materials of all proposed signs and lighting. h. 4L Location, design, and construction materials of all proposed pedestrian and bicycle facilities. i. Landscaping plan and planting schedule including location and proposed design of buffers. j. Location, design, and construction materials of all proposed water and sewage facilities. k. Location of any existing or proposed fire and other emergency zones, including the location of fire hydrants. 1. Location, name, and dimensions of each existing or proposed street and alley and each existing or proposed utility, drainage, or similar easement within, abutting, or in the immediate vicinity of the proposed project. m. Existing and proposed site topography represented by contour lines with intervals as required by the Planning Board, but not to exceed 5 (five) feet, including a grading plan describing the volumes of cut and fill materials and their composition, and including elevations of proposed buildings, signage, lighting, and other features. n. _� Drainage plan which includes a description of method use or ana ysis, the calculation of drainage area above point of entry for each water course entering or abutting the site, and proposed method of on -site retention if required. ey[:145 0ci �[i✓ z; to t-e 5Y1cx,v r) on +-h e� 5rtc `Plc, o , o. Border lines bounding site plan sheets one inch -from the left edge and one -half inch from each of the other edges. All required information, including signatures, seals, dates and such information shall be within the border. p. Map scale in bar form, and north point. q. (,L Name of proposed project. r. _� Name of Town, county, and State. s. Vss� Date of Site Plan, including any applicable revision dates. t. 4 t Key map (when more than one sheet is submitted). 1] • I PRELIMINARY SITE PLAN CHECKLIST Page 3 s✓ Name and seal of the registered land surveyor (s) or engineers) who prepared the topographic and boundary survey and the date of survey. Name (s) and address (es) of all property owners and persons who have an interest in the site and of parcels abutting the site, or within 500, of the site, including easements or rights -of -way, plus the tax parcel numbers. Estimate of the cost of improvements (excluding the purchase cost of land) to be prepared (preferably) by a licensed professional engineer. Three (3) dark -line prints of the proposed Site Plan and 25 copies of all sheets in reduced format (no larger of all other items required Review Application and escro planbordprelimiSite mb/S/14/96 of the proposed Site Plan than 11" x 17 11) and copy above (Except Development w forms) . • FINAL SITE PLAN CHECKLIST PROJECT NAME o(,IeC�� PROJECT NUMBER 9CDC�rI ZD� PREPARER CJ - Cr)e.�A iI.S V = ITEM SUBMITTED N/A = NOT APPLICABLE W = WAIVE C= = CONDITION OF APPROVAL 10 ✓ Completed and signed Development Review Application, Development Review Escrow Agreement, and Back -up Withholding Form (if required), (Only (1) copy each.) 20 Payment of additional review fees as needed and deposited in an escrow account. 3. O�/ All other items submitted with the preliminary site plan application with modifications made according to the approval given by the Town Planning Board. 49 iL 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. 5. Detailed sizing and final material specifications of all required improvements. 60 C/ Construction details of all proposed structures, roads, water /sewage facilities, and other improvements. 70 CZ One (1) Original or mylar copy and two paper copies of the final site plan to be retained by the Town of Ithaca. PLANHORD \FINALSITE mb/5/14/96 • ADOPTED RESOLUTION: SE R Q FINAL Valley Korner's II Convenience Store 614 Elmira Road Preliminary and Final Site Plan Approval Town of Ithaca Planning Board, August 6, 1996 MOTION by Gregory Bell, seconded by Herbert Finch: WHEREAS: 1. This action is the Consideration of Preliminary and Final Site Plan Approval, for the proposed Valley Korner's II Convenience Store. At present, the applicant is proposing to make only minor changes to the site and minimal changes to the building. These changes include exterior lighting of the building and striping of the existing paved parking lot. Said facility is located on Town of Ithaca Tax Parcel No. 33- 3 -2.4, 614 Elmira Road, Light Industrial Zone, Thomas Bell, Owner; Daniel L. Achilles, 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 Site Plan Approval, and 3. The Planning Board, on August 6, 1996, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I submitted by the applicant and a Part II prepared by the Town Planning Staff, a Proposed Site Map entitled, "Valley Korner's II" 614 Elmira Road, Town of Ithaca - Tompkins County, New York, dated 6/24/96, prepared by Kenneth A. Baker, Registered Land Surveyor, and other application materials, and 4. The Town of Ithaca Zoning Board of Appeals, did, on May 22, 1996, grant a Use Variance for said property, for the operation of a retail convenience store and self -serve gasoline station in a Light Industrial Zone, and 5. The Town Planning Staff has recommended a negative determination of environmental significance with respect to the proposed site plan; 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 - Finch, Ainslie, Kenerson, Bell. Nay - Cornell, Hoffmann. The MOTION was declared to be carried. Starr Hays, Recording Secretary, Town of Ithaca Planning Board. 8/7/96. ( FILENAME: Starr\Resol s \V ALKORI I. RES,k 12) ADOPTED RESOLUTION: Valley Korner's II Convenience Store ® 614 Elmira Road Preliminaryand Final Site Plan Approval Town of Ithaca Planning Board, August 6, 1996 MOTION by Herbert Finch, seconded by James Ainslie: WHEREAS: 1. This action is the Consideration of Preliminary and Final Site Plan Approval, for the proposed Valley Korner's II Convenience Store. At present, the applicant is proposing to make only minor changes to the site and minimal changes to the building. These changes include exterior lighting of the building and striping of the existing paved parking lot. Said facility is located on Town of Ithaca Tax Parcel No. 33- 3 -2.4, 614 Elmira Road, Light Industrial Zone, Thomas Bell, Owner; Daniel L. Achilles, 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 Site Plan Approval, has, on August 6, 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 3. The Planning Board, at a Public Hearing held on August 6, 1996, has reviewed and accepted ® as adequate a Proposed Site Map entitled, "Valley Korner's II" 614 Elmira Road, Town of Ithaca - Tompkins County, New York, dated 6/24/96, prepared by Kenneth A. Baker, Registered Land Surveyor, 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 Site Plan Approval, as shown on the Preliminary Site Plan Checklists, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan approval nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed site plan entitled "Valley Korner's II" 614 Elmira Road, Town of Ithaca - Tompkins County, New York, dated 6/24/96, prepared by Kenneth A. Baker, Registered Land Surveyor, located on Town of Ithaca Tax Parcel No. 33- 3 -2.4, Light Industrial Zone, Thomas Bell, Owner; Daniel L. Achilles, Agent for the convenience store portion of the site plan only, subject to the following conditions: a. submission of a revised site plan to include: i. an indication of the proposed signage, as approved by the Town Engineer and the Town Planner, and if applicable, will be submitted to the New York State DOT for approval. Valley Korner's II Convenience Store and Self Serve Gas Station Page 2 Preliminary and Final Site Plan Approval ® Town of Ithaca Planning Board, August 6, 1996 ii. location of any existing or proposed fire and other emergency zones, including the location of fire hydrants, any proposed landscaping, curbing and/or traffic control mechanism as approved by the Director of Engineering and the Director of Planning. iv. at least eleven parking spaces clearly denominated with the three located parallel to the Elmira Road to be relocated to the west or north of the building, as approved by the Director of Planning and the Director of Engineering. b, prior to the installation of the proposed gas and kerosene tanks, pumps, and canopy, the applicant should present a revised site plan showing the exact location of said items to include additional lighting, signage and change in parking configuration if applicable, C. receipt of a letter from DOT approving the curb cut as shown on the site plan. d. any revised site plan for installation of the gas facilities shall be submitted for approval and construction commenced by May 22, 1999, the date the variance for the • gas facilities will expire. • Aye - Cornell, Finch, Ainslie, Kenerson, Bell. Nay - None. Abstain - Hoffmann. The MOTION was declared to be carried. Starr Hays, Recording Secretary, Town of Ithaca Planning Board. 8/7/96. ( FILENAME : \Starr\Resols \VaIKom2.Fin; 912) 1 7_� • • PRELIMINARY SITE PLAN CHECKLIST PROJECT NAME PROJECT NUMBER ' = ITEM SUBMITTED N/A = NOT APPLICABLE W = WAIVE COND = CONDITION OF APPROVAL 1. a. NIA 9 � �i1I ti! . LJ Completed and signed Development Review Application. Development Review Escrow Agreement and Back -up Withholding Form (if required). (Only one (1) copy each.) Payment of review fees. Deposit of escrow. Fully completed and signed Short Environmental Assessment Form, Part I (SEAF) , or Long Environmental Assessment Form, Part I (LEAF). (See Town Planner as to which to submit.) Proposed preliminary site plan, with the following information, must be filed in the office of the Town Planner at least thirty (30) calendar days prior to the Planning Board meeting at which preliminary approval is requested. Information may be supplied on more than one drawing if necessary. Vicinity Map property and 1"= 2000'. showing the general location of the proposed project at a scale of 1" =1000' or b. ✓ Natural features within and immediately adjacent to the site including but not limited to streams, lakes, floodplains, ponds, wetlands, woodlands, brushlands, significant natural habitats or other features pertinent to review of the proposed project. C. ZExact boundary lines of the line, showing location and monuments, giving propert y nearest one - tenth, angles east one bearing, tract, indicated by a heavy description of all metes and bounds to the to the nearest minute, and at d. Size, location, and use of all existing parking areas, access drives, off - street signs, lighting, pedestrian facilities, and other existing features pertinent to / V structures, loading areas, landscaping, plan review. e. Size, location, proposed use, design, and construction materials of all proposed structures. PRELIMINARY SITE PLAN CHECKLIST Page 2 - f. Location, design, and construction materials of all proposed parking areas, access drives, and off - street / loading areas. g. Size, location, design, and construction materials of all proposed signs and lighting. h. Location, design, and construction materials of all proposed pedestrian and bicycle facilities. i. Landscaping plan and planing schedule including location and proposed design of buffers. j. Location, design, and construction materials of all proposed water and sewage facilities. k. Ci Location of any existing or proposed fire and other emergency zones, including the location of fire hydrants. 1. /Location, name, and dimensions of each existing or proposed street and alley and each existing or proposed utility, , draina e, or similar easement within, abutting, or in the immediate vicinity of the proposed project. m. Existing and proposed site topography represented by 40 contour lines with intervals as required by the Planning Board, but not to exceed 5 (five) feet, including a grading plan describing the volumes of cut and fill materials and their composition, and including elevations of proposed buildings, signage, lighting, and other features. n. Drainage plan which includes a description of method used for analysis, the calculation of drainage area above point of entry for each water course entering or abutting the site, and proposed method of on -site retention if required. o. Border lines bounding site plan sheets one inch from the left edge and one -half inch from each of the other edges. All required information, including signatures, seals, dates and such information shall be within the border. p. V Map scale in bar form, and north point. IIr q. voe� Name of proposed project. r. voo� Name of Town, County, and State. s. Date of Site Plan g any PP includin applicable revision dates. t. Key map (when more than one sheet is submitted). PRELIMINARY SITE PLAN CHECKLIST 1. u. V 6. a✓ Page 3 Name and seal of the registered land surveyor(s) or engineer(s) who prepared the topographic and boundary survey and the date of survey. Names) and addresses) of all property owners and persons who have an interest in the site and of parcels abutting the site, or within 500, of the site, including easements or rights -of -way, plus the tax parcel numbers. Estimate of the cost of improvements (excluding the purchase cost of land) to be prepared (preferably) by a licensed professional engineer. Three (3) dark -line prints of the proposed Site Plan and 25 copies of all sheets in reduced format (no larger of all other items required Review Application and escro planbordprelimiSite mb/5/14/96 of the proposed Site Plan than 11" x 1711) and copy above (Except Development w forms) .