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HomeMy WebLinkAboutPB Minutes 1996-10-29FINAL Vi OF ITF��C� TOWN OF ITHACA PLANNING BOARD -�-�� OCTOBER 29, 1996 PRESENT: Chairperson Candace Cornell, Eva Hoffmann, James Ainslie, Herbert Finch, Robert Kenerson, Gregory Bell, Jonathan Kanter (Director of Planning), John Barney (Attorney for the Town), Daniel Walker (Director of Engineering), JoAnn Cornish (Planner), George Frantz (Assistant Town Planner). ALSO PRESENT: Edward King, Robin Botie, David Warden, Gary Teeter, R.B. Tallman, Marc Purdy, J.L. Miller. Chairperson Cornell declared the meeting duly opened at 7:33 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 October 21, 1996, and October 23, 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 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 October 257 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. Edward King, 1356 Slaterville Road, stated that he was the attorney representing Joan Beeler of Hanshaw Road. Attorney King stated that he mailed a letter to the Planning Board in reference to Ms. Beeler's proposed minor subdivision on Roat Street. Ms. Beeler would like to transfer a small piece of land, approximately 16 feet by 190 feet fronting on Hanshaw Road, to the Anderson's property located on Roat Street. Attorney King stated that he was requesting the Planning Board to accept the plat he drew showing the houses, dimensions of lots, etc., in lieu of requiring an expensive survey of the Beeler property. The sketch plat shows much more than a survey would show. There are no side yard, front yard, or rear yard being effected, nor any substantial changes in the neighborhood. This strip of land is a grass plot between two lots, and the Beelers want to add it to the Roat Street lot owned by the Andersons. Chairperson Cornell stated that the Planning Board's duty is to uphold the laws for the Town of Ithaca, and to treat all residents fairly. Attorney King stated that he had applied for subdivision approval and expected it would be on the Planning Board's Agenda this evening. Attorney King hoped the Planning Board would waive the survey requirement and accept the plat he sketched. • • • PLANNING BOARD MINUTES 2 APPROVED - NOVEMBER 19, 1996 OCTOBER 29, 1996 Chairperson Cornell stated that the reason this case was not put on the Agenda was because the applicants had not fulfilled all the requirements. A survey is required of all subdivision applicants no matter how large or small the subdivision is. It is important for surveys to be carried out. If the people in the future want to sell the property they would have to have a current survey. Attorney for the Town John Barney stated that there are a number of requirements in subdivision regulations, which the Board does waive occasionally. Attorney King stated that the only subdivision requirement he could find a definition for is a "plat ". Attorney King could not find a definition for a survey, but felt that a detailed plat indicating all of the things of interest to the Planning Board should be sufficient replacement. Attorney King stated that the plat he drew shows.all the 'items normally required by the Planning including the locations of existing houses. Attorney Barney asked if there was an actual survey done showing this strip of land as the Beeler property. Attorney King stated that the Beeler property was conveyed in two parcels, and has never been surveyed as a whole unit. There is an existing survey along Roat Street that shows the 16 -foot strip as the Anderson parcel. Director of Planning Jonathan Kanter stated that one of the reasons staff normally requires a survey is because they are finding a lot of incorrect information in the tax maps. The tax maps are created by filing subdivision plats. In some cases, the staff has found that plats have been filed without bringing them to the Town for inspection. Because of the inaccuracies of some of the filings and tax maps, it is important to develop `a consistent way of doing these. Since it is a legal requirement to file the surveys in the County Clerk's Office, the Town would like to get a consistent and accurate procedure for having these maps filed. Attorney King stated that what he has given to the Board was not based on the tax maps, but based on the study of the deeds and available surveys of the surrounding parcels. Chairperson Cornell stated that it sounds like Attorney King is stressing that this would be a hardship for the Beeler's to have a survey done. Attorney King stated that would be a financial hardship for the Beelers. Attorney King stated that he does not have a problem surveying the 16 -foot strip, but to survey the whole Beeler property to Hanshaw Road would be expensive. Attorney King asked if the survey should be of the whole Beeler property or just the 16 -foot strip. Assistant Town Planner George Frantz stated that survey would be of the entire property. Director of Planning Kanter stated that the plat shows the Beeler property as two different • PLANNING BOARD MINUTES 3 APPROVED - NOVEMBER 19,1996 4 • • OCTOBER 29, 1996 parcels, and the tax map shows it as one whole parcel. That is all the more reasons to have a survey done correctly instead of using the sketched plan because it would be misleading information on how the Beeler property was set up. Attorney King stated that the Beeler property was conveyed to them in two parcels. Attorney Barney asked if Attorney King had an idea of the cost to survey the whole parcel of the Beeler property. Attorney King responded, approximately $500.00. Board Member Herbert Finch motioned that the Planning Board should not waive this requirement. Board Member Gregory Bell seconded the motion, and the Planning Board voted unanimously to require a full survey of the Beeler property including the 16 -foot strip. Chairperson Cornell closed this segment of the meeting at 7:45 p.m. AGENDA ITEM: CONSIDERATION OF DETERMINATION OF SIGNIFICANCE OF ENVIRONMENTAL IMPACT, PURSUANT TO THE STATE ENVIRONMENTAL QUALITY REVIEW ACT, FOR THE PROPOSED BOTIE - WARDEN SUBDIVISION, LOCATED AT 1335 AND 1343 MECKLENBURG ROAD. Chairperson Cornell declared the above - matter duly opened at 7:48 p.m., and read aloud from the Agenda. David Warden, 1343 Mecklenburg Road, stated that he and Ms. Botie own a house and 15.94 acres of land located at 1343 Mecklenburg Road. The existing house has 112 feet of road frontage and received a variance for this insufficient frontage years ago. Mr. Warden and Ms. Botie would like to divide their land into two parcels (Parcel I and Parcel II on the displayed map), sell the existing house and land on Parcel I, and build a new house for them on Parcel II. They also intend to build a pond near their new house. In order to do this subdivision, they must first swap land from their proposed Parcel II with their existing neighbors, the Schimmenti family. Mr. Warden and Ms. Botie have reviewed their project with Town of Ithaca Assistant Town Planner George Frantz and Planner JoAnn Cornish to determine all necessary', requirements. They concluded that a 50 -foot access corridor, which has already been surveyed, was necessary for the road frontage of Parcel II. Mr. Warden and Ms. Botie plan to use the existing driveway to Parcel I as a common driveway for both parcels. The new driveway will diverge from the existing drive just before the existing driveway loop and continue to the new house and proposed pond. Mr. Warden stated that the land swap is pending upon the outcome of the Planning Board's decision and obtaining the necessary variances. • PLANNING BOARD MINUTES 4 OCTOBER 29, 1996 APPROVED - NOVEMBER 19, 1996 Chairperson Cornell stated that this project includes a simple land swap and the subdivision of the Botie - Warden property into two parcels. Chairperson Cornell stated that her environmental questions include the placement of the pond and house, if there are any further plans to subdivide, and if Ms. Botie foresees another business in her house. Robin Botie, 1343 Mecklenburg Road, stated that she no longer operates her business which is the reason for building a new smaller house. Ms. Botie stated that the only business she might operate in the future will be as art studio. They do not plan to further subdivide Parcel II, they just want to build a smaller house. Chairperson Cornell asked if they plan on digging a pond. Mr. Warden responded, yes. Chairperson Cornell reminded the Planning Board that this segment is devoted to determining the environmental significance of this project. The length of the driveway and location of the pond are potential problems. Assistant Town Planner Frantz pointed out the lot in question on the map entitled "Survey Map Showing Lands of Robin Botie and David Warden, No. 1343 Mecklenburg Road - Mil. Lot 57, Town of Ithaca, Tompkins County, New York" dated August 12, 1996. Mr. Frantz stated that there is a 50 -foot wide strip from Mecklenburg Road parallel to the existing driveway, then it breaks off before the existing house in a south westerly direction to gain access to Parcel 2 of approximately 8.6 acres. Mr. Warden stated that it has not been determined where they are going to locate their new house. Mr. Warden pointed out on the Survey Map showing where EcoVillage is located compared to Parcel II and where the wetlands are located. Mr. Warden stated that they originally looked in the southeast corner of the property for the new house. Test holes for the pond were done, and it was determined to be an unsuitable location.l' They decided to move closer to the westerly boundary along the lines of the driveway. The new site would be located approximately 250 feet from the northern border and approximately 150 feet from the westerly border. area. Chairperson Cornell asked if the pond would be located near the wetlands. Mr. Warden responded, no. The pond would be south of the new house. Ms. Botie stated that they would not get approval to put the pond anywhere near the wetland Chairperson Cornell stated that it depends. • PLANNING BOARD MINUTES 5 OCTOBER 29, 1996 APPROVED - NOVEMBER 19, 1996 Ms. Botie stated that they were trying to keep the pond away from the wetland area because it would not be possible to build their house near the wetlands. Mr. Warden stated that they have not decided on too many details because they wanted to know outcome of this Board's decision first. Chairperson Cornell stated that one of the major concerns was the length of the driveway. Locating the house closer to the main road would make more sense than locating the house in the back corner of Parcel II where it was originally proposed. Mr. Warden stated that approximately two - thirds of the way down it would branch off. Chairperson Cornell asked Mr. Warden if he was considering connecting where the loop is. Mr. Warden responded, no, before the loop. Mr. Warden stated that they are trying to site their new house on Parcel II in such as way as to have the least impact on the existing house situated on parcel I. Board Member Bell asked Mr. Warden if the new driveway would end up almost touching the loop. is Mr. Warden stated that it would come close. They plan to put some plantings there for a buffer, but right now there is not a buffer there. Assistant Town Planner Frantz stated, I that there might be approximately 10 to 15 feet between the driveways depending on where the second driveway is located. The vegetation is fairly dense there at this time. There is some screening already in place, so it would be very hard to tell that there are two driveways close together. Attorney Barney asked if the loop would continue to be in existence. Mr. Warden stated that as far as he is concerned, yes. The intent is to try and sell Parcel 1 as it is, and negotiate with the new owners to do what they want. Mr. Warden stated that he does not have a problem maintaining the loop, giving them a right -of -way, or whatever legal document is necessary. Chairperson Cornell asked Mr. Warden if he would be maintaining the loop. Mr. Warden stated that he would like the loop to remain after the subdivision. Mr. Warden stated that whoever is responsible for maintaining the loop will be decided by the lawyers during the sale closing of Parcel I. Mr. Warden asked if there was a zoning setback requirement for the driveway. • Assistant Town Planner Frantz stated that there are no additional zoning requirements. q • PLANNING BOARD MINUTES 6 OCTOBER 29, 1996 APPROVED = NOVEMBER 19, 1996 Director of Planning Kanter stated that there are restrictions for parking spaces on side yards. Attorney Barney asked Mr. Warden what would be the total frontage on Mecklenburg Road for Parcel II. Mr. Warden stated that it is approximately 112 feet. Chairperson Cornell asked if they would be sharing responsibility for maintaining the driveway with the new owners of Parcel I. Mr. Warden stated that was correct. They surveyed a right -of -way, which is the dotted line on the Survey Map provided, and it would be a shared maintenance of the'driveway. Board Member Eva Hoffmann stated that they did indicate the right -of -way on the property that they want to sell. Ms. Hoffmann stated that if they keep the loop they would also need to have a right -of -way for the part of the loop that will be on the new lot. Mr. Warden stated that was correct. •Board Member Bell stated that there would be a cleaner way of doing this by just moving the angle of the new road right -of -way a little farther towards Route 79, rather than having the corner which is in the center of the loop. Move it north approximately 50 feet or so. Mr. Warden stated that there would be a problem with maintaining a width of 50 feet. Board Member Bell responded, no, because the pin that is parallel to it will have to be moved also. Mr. Warden stated that the pin Mr. Bell is referring to is on the Schimmenti's property. The proposed line was chosen to make a clean line on their own property. Board Member Bell stated that they could adjust the angle of the whole thing by moving the paralleled lines up to change the angle, and still end up with equal swapping. It would eliminate the problems of the loop right -of -way by swapping back and forth all of these right -of -ways. Mr. Warden stated that he worked long and hard with the surveyor on figuring out what would be appropriate. They were aiming for a two to one swap for the land, and it came out closer to three to one. The more the pins are moved to the north to maintain a straight line, the more the other pin moves to the south changing the line angle. This was done simple as possible to make it more pleasing to the Schimmenti family. 0 Chairperson Cornell asked where the Schimmenti's house is located in relation to where the • PLANNING BOARD MINUTES 7 OCTOBER 29, 1996 APPROVED - NOVEMBER 19, 1996 new lot would be. The house was pointed' out on the map entitled "Land of Robin Botie and David Warden" prepared by Town Staff on October 29, 1996. Board Member Robert Kenerson stated that the Planning Board should approve the two subdivisions. Chairperson Cornell stated that she likes the new plan to put the house closer to the road instead of putting the house back in the corner of Parcel II. Ms. Botie stated that the originally proposed location of the house would not allow the building of a pond. Ms. Botie asked if it was possible to get approval to have a pond in the wetland area. Director of Planning Kanter stated that it is not a Town approval matter. The Corps of Engineers would be responsible for granting a permit for altering a wetland. Director of Engineering Daniel Walker stated that currently the only permit required for the wetland, that is not a State Designated Wetland, would be a Corps of Engineer permit to place material in a wetland. If they excavate a pond, they would be placing material in a wetland. Mr. Walker suggests that they contact the Corps of Engineers prior to any construction activity near a wetland. Chairperson Cornell stated that it is possible to obtain permits. It depends on whether or not the project would impact the wetlands. MOTION by Herbert Finch, seconded by Robert Kenerson: � . ; •; ► • • 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. Board Member Bell asked how many acres of wetlands are in the project area. Assistant Town Planner Frantz stated that the Town has not measured the total area. Chairperson Cornell stated that sections have been delineated to allow EcoVillage to build their road. Board Member Bell stated that there are a lot of chunks here, and the Board needs to look • at the whole thing. 0 PLANNING BOARD MINUTES 8 OCTOBER 29, 1996 APPROVED = NOVEMBER 19, 1996 Assistant Town Planner Frantz pointed out the wetland area on the Survey Map where it is connected to the EcoVillage property. Mr. Frantz stated that the wetland boundary is roughly in the area of Parcel II on the Survey Map. It has never been mapped out to find the total area. Director of Planning Kanter stated that there are a couple of acres on the EcoVillage site. Board Member Bell stated that this wetland looks like it is approximately three or four acres. Assistant Town Planner Frantz stated that this wetland does show up on the National Wetland Inventory Maps that is in the Planning Department. No one has actually surveyed the wetland area on the ground. The members of the Environmental Review Committee inspected the site, and they have concerns about the wetland intruding further out into Parcel Il. Board Member Bell stated that he is concerned about the new pond. Depending on where it is located, it may or may not have an effect on the hydrology of the wetland. There might be dry land between the two, but there might be underground flows at different elevations. Chairperson Cornell stated that there are not any regulations that would protect the wetland from that happening. There already is an existing pond on the property. Director of Engineering Walker stated that all of these questions have to do with certain elements that the Planning Board could require on the subdivision plat, that have been waived or deemed not applicable in this review. Mr. Walker stated that maybe the Board does not want to waive those requirements and would like the applicants to provide that information. Chairperson Cornell asked if they dug the existing pond. Ms. Botie responded, yes. Chairperson Cornell stated that there is drainage tiles all over, so the hydrology of that area is very confusing. Board Member Bell stated that the Board is talking about the SEAR impact of this subdivision. Mr. Bell asked Chairperson Cornell if she is suggesting a second SEAR dealing with the site plan. Attorney Barney stated that there is no site plan at this time. Director of Engineering Walker stated that this SEQR is related to the fact that there would be two buildable parcels as opposed to one buildable parcel. If the concern is about the impact on the environment of a new construction, then the Board would need to deal with it now. The Board would need to make a determination whether there is a concern. • Assistant Town Planner Frantz stated that the Board is discussin a subdivision here. On 9 • PLANNING BOARD MINUTES 9 OCTOBER 29, 1996 APPROVED -NOVEMBER 19,1996 the environmental assessment it points out that as a result of this action, there can be another family dwelling constructed on the parcel. Right now it is not possible without getting a variance. Mr. Frantz stated that, however, he looked at the pond issue as being totally separate from the subdivision for two reasons. He did not consider the fact that they might construct a pond as being a potential environmental impact as a result of this subdivision. Mr. Frantz stated that the question of the pond is still separate from the question of subdivision approval. It appears to be subject to review under the State Environmental Quality Review Act. Director of Engineering Walker stated that if this proposal comes before the Board again, if this land is subdivided as shown on the plat, and a second buildable lot created, then they would be allowed with a building permit application, to move 600 yards of material, which is normal excavation for foundation, a building, and a driveway. If they exceed the threshold, they would need to get a separate fill permit by the Town's regulations, which is for up to 2,500 yards of materials and they would need to go to the Zoning Board of Appeals. Over 2,500 yards of materials would require preapproval by the Town Planning Board prior to going to the Zoning Board of Appeals. If there are complete plans about what they want to do, and the Planning Board reviews it as part of the subdivision approval and those construction elements are shown on the drawings in sufficient detail for the Board to review it, then they would not need to go back to any other Boards. They can just do those improvements because the Planning Board has already approved them as part of the •subdivision as an improvement plan for that subdivision. Mr. Walker stated that if Mr. Warden and Ms. Botie drew the plans now and get approval by the Planning Board, then they could build it. Ms. Botie asked if she could draw the pond that they are anticipating. Director of Engineering Walker responded, yes, if they provide the topographic information that is requested in the SEAR checklist. There are a couple of things that were waived as far as topographic information on a two -foot contour interval on this particular site. The location of the all the physical features, such as wetlands were being waived. Mr. Warden asked if they need to show where the boundary of the wetlands are. Director of Engineering Walker responded, yes. Mr. Warden asked who determines where the wetlands are. Director of Engineering Walker stated that they would need to hire someone for that. Normally, under most subdivisions where wetlands have been an issue, the applicant has been required to have a certified consultant to come in to do the work. If it is significant enough and close enough to the proposed construction, then it is required that delineation of the marking in the field by the consultant be then transferred to the plat by a surveyor. • Chairperson Cornell stated that the Board should not waive the following requirements: contour intervals no more than two feet apart; the direction of flow of all water courses; and all • PLANNING BOARD MINUTES 10 OCTOBER 29, 1996 APPROVED = NOVEMBER 19, 1996 natural features. Director of Engineering Walker stated that one of the confusing issues here right now is the law. The Board is reviewing the project for SEAR because the Attorney General made the determination that the SEQR be done before the final approval. Attorney Barney stated that the law says the SEAR determination needs to be done before the Board can act on the application. A public hearing cannot be held on the application until the complete SEQR determination is done. Director of Engineering Walker stated that as a professional, that plat does not represent sufficient information to have the discussion the Planning Board has been having for the last 45 minutes. Chairperson Cornell stated that most of the questions the Planning Board has discussed pertains to the environmental issues. That is why the Planning Board is spending so much time on this. Chairperson Cornell stated that in answer to Board Member Bell's question, the following requirements on the Preliminary and Final Subdivision Plat Requirement Checklist should not be waived. • "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." "Direction of flow of all water courses. Calculation of drainage area above point of entry for each water course entering or abutting the tract." "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, Wetland Maps." Chairperson Cornell stated that these three requirements would be useful in determining where the wetlands are located. Director of Planning Kanter stated that what he has been hearing for most of the conversation regarding the questions on the environmental impact have been centered around the pond location. This is partly because the Board heard the applicants state that the pond location is largely determined by the location of the house, which in turn is located by the location of the driveway. Mr. Kanter stated that for the sake of discussion, the pond was not proposed and the issue of locating the house was the same as any normal building lot. The driveway would be a key issue because the Board would be creating a new lot with a long driveway. Mr. Kanter stated that in terms of is discussing the environmental impacts, the pond would not be a key question with the subdivision. Mr. Kanter asked if the applicants had any time constraints in terms of selling the house lot, and • PLANNING BOARD MINUTES 11 OCTOBER 29,1996 APPROVED = NOVEMBER 19, 1996 their plans for future construction on Parcel II. Mr. Kanter stated that the original plan that was proposed was basically subdividing the parcel into two lots. Mr. Kanter stated that if the Board is integrating the pond with the subdivision of Parcel II, then this discussion is appropriate. Alternatively, the pond could be considered in a separate SEQR review and the Board could consider the applicants proposal. Board Member Bell stated that Mr. Kanter has summarized his feelings. The answer to that distinction determines his decision on the SEAR. If this SEQR is based solely on the subdivision then there are no significant impact. Chairperson Cornell asked how large a pond are they considering. Ms. Botie stated that it is going to be a small pond, approximately 100 feet long and approximately 50 feet wide. It would be a complicated shape. Chairperson Cornell asked how deep the pond would be. Ms. Botie stated that it would be approximately 9 feet deep. Chairperson Cornell stated that a pond nearby of that size might affect the wetlands on their property and on EcoVillage's land. Mr. Warden stated that they would like the pond to be at least nine feet deep on one end and then shallow off to the other end for the wildlife and birds. It would have a swimming area with a wildlife area at the other end. Ms. Botie stated that there has always been a pond in the picture. This will be the third pond that she has built in this area. Everyone around their property has ponds. Ms. Botie stated that they are sensitive to the environment and like this area. Ms. Botie stated that they only want to build a small house and a small pond. Chairperson Cornell asked Mr. Warden and Ms. Botie if they have consulted the Department of Environmental Conservation and Soil and Water Conservation Service. Mr. Warden stated that a representative from Soil and Water Conservation Service will be meeting them on Friday, November 1, 1996. Chairperson Cornell stated that they would be the best qualified to decide any impacts. Mr. Warden stated that if he had known this would be discussed at this meeting, he would have dealt with it earlier. • Chairperson Cornell stated that if the Planning oard can be assured that the Department 9 P • PLANNING BOARD MINUTES 12 OCTOBER 29, 1996 APPROVED - NOVEMBER 19, 1996 of Environmental Conservation and Soil and Water Conservation Service will be involved in the design of the pond, then she foresees no problems. Board Member James Ainslie asked, Mr. Warden if they had any problems with the existing house and septic. Mr. Ainslie further asked if they would be using a sand filtered septic system in the new house. Mr. Warden stated that they currently use a sand filter that is approximately 12 feet by 24 feet, 1,000 gallon tank. Mr. Warden stated that they have never had a problem with the septic system. 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: The adopted resolution is hereto attached as Exhibit #2.) •Chairperson Cornell duly closed the matter of the environmental significance for the Botie - Warden subdivision at 8:49 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF 0.38 ACRE FROM TOWN OF ITHACA TAX PARCEL NO, 28 -1 -24 LOCATED AT 1335 MECKLENBURG ROAD, AND SUBDIVISION OF 1.04 ACRE FROM TOWN OF ITHACA TAX PARCEL NO, 28-1 -212 FOR CONSOLIDATION WITH TOWN OF ITHACA TAX PARCEL NO. 28 -1 -24, AND FURTHER, SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO. 28 -1 -2121 AS MODIFIED BY THE ABOVE LAND EXCHANGE, INTO TWO PARCELS 7.25 ACRES AND 8.58 ACRES IN SIZE -RESPECTIVELY. SUBJECT PROPERTIES ARE LOCATED ON THE SOUTH SIDE OF MECKLENBURG ROAD APPROXIMATELY 1,500 FEET WEST OF ITS INTERSECTION WITH WEST HAVEN ROAD, RESIDENCE DISTRICT R -30. ROBIN BOTIE AND DAVID WARDEN, AND JOSEPH AND DAISY SCHIMMENTI, OWNERS; ROBIN BOTIE AND DAVID WARDEN, APPLICANTS, Chairperson Cornell declared the above -noted matter duly opened at 8:50 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Chairperson Cornell declared the public hearing duly opened, and asked if anyone from the public wished to speak. No one spoke. Assistant Town Planner Frantz stated that the Town Planning Staff prepared the map entitled •"Land of Robin Botie and David Warden" dated October 29, 1996. This map shows the relationship of the Schimmenti residence at 1335 Mecklenburg Road to the proposed Parcel II. 0 PLANNING BOARD MINUTES 1 13 OCTOBER 29, 1996 APPROVED =NOVEMBER 19,1996 Board Member Hoffmann stated that on the map it looks like there is very little space between the existing loop of the driveway and the proposed Parcel II. Assistant Town Planner Frantz stated that the map has the property boundaries drawn according to the tax parcel maps, with adjustments to reflect the survey. The boundary on the map drawn by the Planning Staff shows the Schimmenti rear lot line substantially closer to Ms. Botie's and Mr. Warden's house than it actually is. Mr. Frantz stated that Mr. Warden and Ms. Botie need at least 50 feet between the house and the boundary line. They have at least 300 feet. Director of Planning Kanter asked Mr. Warden how difficult it would be*to have the house location revised on the survey map. Mr. Kanter also asked how much additional surveying would be necessary on Schimmenti's lot to complete the survey information on the plat. Mr. Warden stated that he has not seen a current survey map of the Schimmenti property. Mr. Warden stated that he has asked Mr. Schimmenti if he had a current survey map, but never got a clear answer. Mr. Warden stated that he did not think it was necessary to have a full survey of the Schimmenti property, and that he does not know the cost. Chairperson Cornell asked if information on the Schimmenti's northerly property lines was ® necessary for this decision. Director of Plahning Kanter stated that it is not necessary for this decision, but it relates back to the original question of consistency in applications. Mr. Warden stated that he and Ms. Botie intend to take care of the financial burden for the Schimmenti's. Board Member Bell asked what is missing on the Schimmentis. The staff drawing map gives the Board a basic overview of what the property looks like. Attorney Barney stated that Attorney King's map gave a pretty good idea of what was going on also, but that was not found acceptable. It is imperative to show the location of the house because the Board needs to know for creating this subdivision. Director of Planning Kanter stated that there is a letter from the surveyor indicating that the Schimmenti house will comply with all the set back requirements. Chairperson Cornell stated that this subdivision could be accepted conditionally upon receipt of a survey showing the outline of the Schimmenti property and house be on the plat. Mr. Warden stated that Mr. Schimmenti has not shown him a survey of his property. Assistant Town Planner Frantz stated that he checked the Count Clerk's Office for a survey Y ® PLANNING BOARD MINUTES 14 OCTOBER 29, 1996 APPROVED - NOVEMBER 19,1996 map. Through the course of a deed research, there was no survey map attached to the Schimmenti property, and there is no record of any separate survey being recorded in the County Clerk's Office. Chairperson Cornell stated that the Planning Board is only concerned about the survey of the two boundaries south and southwest of the Schimmenti property and the exact location of the Schimmenti's house for the plat. Mr. Warden stated that the surveyor would need to re -shoot the whole property in order to put his stamp on the survey map. Mr. Warden asked if the letter from the surveyor was adequate as far as the Schimmenti's house. Attorney Barney stated that a letter would be adequate if the surveyor could document that the rear of the house is more than 300 feet from the rear yard. The letter should also say that this parcel will conform to the Town of Ithaca's current Zoning regulations. Board Member Bell stated that the letter from the surveyor is addressed to Michael Pichel and not to the Town of Ithaca. Director of Engineering Walker stated that the surveyor's letter is saying that the side yard ®and rear yard setbacks would remain the same, and concur with the zoning regulations. Mr. Walker stated that the surveyor did not say where the house is in his letter. Board Member Hoffmann stated that the survey map supplied by the applicants is deceptive because the Schimmenti property is not fully mapped out. This is important since their property is involved in this subdivision. Chairperson Cornell asked Ms. Botie when they planned to build on the new lot. Ms. Botie stated that if the house sells tomorrow they would need to build quickly. There is a chance it will sell before spring, but it is unlikely. Ms. Botie stated that they did plan to put the driveway and the pond in this fall. Chairperson Cornell stated that there seems to be too much missing information to give a preliminary and final subdivision approval. Chairperson Cornell stated that she would like to know the position of the driveway and the proposed house before granting approval. Mr. Warden asked if they have to design the house before approval. Director of Engineering Walker stated that they would not have to design the house, but they would have to have an idea of the proposed building footage. ® Mr. Warden stated that they have a footprint already, but it would be modified before building the new house. ® PLANNING BOARD MINUTES 15 OCTOBER 29,1996 APPROVED - NOVEMBER 19, 1996 Chairperson Cornell stated that the house footprint would need to be on the same survey map of the land. Ms. Botie stated that the architect said the pond could go in first, and then they would site the house after the pond is done. Ms. Botie stated that they cannot place the house at this time. Between all the decks and the shape of the house, it would take up approximately 50 feet by 50 feet including the decks. Mr. Warden asked if they had to get the surveyor to locate a house and a pond that do not yet exist. Director of Planning Kanter responded, no. What the Planning Board needs is an approximate building envelope to be shown on Parcel II.. Mr. Warden asked if they should have their architect locate the house and pond on the plat. Mr. Warden stated that they do not have a final plan yet because they did not know what to expect until the outcome of this meeting. Chairperson Cornell stated that one of the major problems is that there is not a full survey map of the Schimmenti property. Mr. Warden stated that the lines which are adjacent to the Schimmenti property are not changing, and the only line that is changing is the line in the back corner. Attorney Barney stated that a possible resolution is to grant the preliminary and final subdivision conditional on receipt of a letter from the surveyor addressed to the Town of Ithaca Planning Board to the effect that the side yard of the Schimmenti house is not less than (some number), that equates to what the minimum side yard requirement is, and that the rear lot is not less than 50 feet. That is if the Board will consider waiving the requirement of a full survey of the Schimmenti parcel because the remainder of the lot is basically unchanged. Board Member Hoffmann stated that she completely agrees with Attorney Barney's idea. The representation of the Schimmenti lot on the map supplied to the Board, that it leads to the lot looking differently. Attorney Barney asked if it makes a difference with respect to the parcels currently under the Board's consideration. Board Member Hoffmann responded, no, but it makes a difference from the point of view of the Board remaining consistent. • Attorney Barney stated that a suggestion to rethink what had happened earlier in the meeting. The Board should focus on this particular case only. S PLANNING BOARD MINUTES 16 OCTOBER 29,1996 APPROVED - NOVEMBER 19, 1996 Chairperson Cornell stated that in the early case, that the land being subdivided was not surveyed, and that was a problem. In this case, the land that is being subdivided is not fully surveyed. Chairperson Cornell stated that the placement of the house is important here. Assistant Town Planner Frantz stated that the reason the Planning staff did not think it was necessary to survey the entire perimeter of the Schimmenti property was because the parcel is in excess of six acres. The frontage along Mecklenburg Road is 300 feet or more. It is a very large parcel, and he did not have any concerns as far as minimum lot width or minimum lot size. Mr. Frantz stated that his impression was that it was not necessary to get the entire perimeter of Schimmenti property surveyed. It is well above the minimum 30,000 square feet. Chairperson Cornell stated that if the Planning Board approves this subdivision, she would like to see a condition roughly placing the new home on the plat. Assistant Town Planner Frantz stated that one suggestion would be to show a building envelope. It does not have to be the exact footprint of the house, but perhaps a 100 foot by 100 foot square within which the house will be located. Director of Planning Kanter stated that if Mr. Warden and Ms. Botie are thinking about doing 0 i the pond soon that they should get some plans drawn up first. Chairperson Cornell asked if there were any further comments regarding the Botie - Warden subdivision. No one spoke. Chairperson Cornell closed the public hearing and brought the matter back to the Board. Chairperson Cornell asked if anyone was prepared to offer a motion regarding the approval for this subdivision. MOTION by Eva Hoffmann, seconded by James Ainslie: NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklist, having determined from the materials presented that such wavier 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 0.38 acre from Town of Ithaca Tax Parcel No. 28 -1 -24, located at 1335 Mecklenburg Road, for consolidation with Tax Parcel No. 28 -1 -23.2, located at 1343 Mecklenburg Road, and subdivision of 1.04 acre from Tax Parcel No. 28 -1 -23.2 for consolidation with Tax Parcel No. 28 -1 -24, and further, subdivision of ® Town of Ithaca Tax Parcel No. 28 -1 -23.2, as modified by the above land exchange, into two parcels 7.25 acres and 8.58 acres in size respectively as shown on the survey • PLANNING BOARD MINUTES 17 OCTOBER 29, 1996 APPROVED - NOVEMBER 19, 1996 entitled "Survey Map Showing Lands of Robin Botie & David Warden, No. 1343 Mecklenburg Road, Mil. Lot 57, Town of Ithaca, Tompkins County, New York" prepared by Lee Dresser, L.S. and dated August 12, 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. within six months of this approval, conveyance of Parcel "A" as shown on the above referenced survey map to the owners of Town of Ithaca Tax Parcel No. 28 -1 -23.2, and delivery to the Town Planner of a copy of the recorded deed to such owners and a copy of the communication from such owners to the Tompkins County Division of Assessment requesting consolidation of said southerly portion with Town of Ithaca Tax Parcel No. 28 -1 -23.2; d. within six months of this approval, conveyance of Parcel "B" as shown on the above referenced survey map to the owners of Town of Ithaca Tax Parcel No. 28 -1 -24, and delivery to the Town Planner of a copy of the recorded deed to such owners and a copy of the communication from such owners to the Tompkins County Division of Assessment requesting consolidation of said northerly portion with Town of Ithaca Tax Parcel No. 28 -1 -24; e. approval by the Town Attorney of the deed provisions for the proposed 30 ft. wide right of way for ingress and egress for'Parcel 2 as shown on the plat; f. access to Parcel 2 be provided in a manner that utilizes the existing curb cut on Mecklenburg Road /NYS Route. 79. Attorney Barney stated that another condition shall be added as letter "g ", which should read "Receipt of a letter of certification from a licensed surveyor addressed to the Town of Ithaca that all the improvements on the Schimmenti parcel as reconfigured are at least 40 feet from the west line of the Schimmenti parcel and at least 50 feet relocated southerly line of the Schimmenti parcel. Said letter to be received by the Town prior to signing of the plat by the Planning Board Chair." Attorney Barney stated that he suggests rewording condition "e ", which should read "approval by the Town Attorney of the deed provisions, granting, and regulating the use and maintenance of the proposed 30 -foot right -of -way for ingress and egress for Parcel 2 as shown on the plat, and the Seasement for the benefit for Parcel 1 for the portion of the driveway loop which encroaches on Parcel 2." ® PLANNING BOARD MINUTES 18 OCTOBER 29, 1996 APPROVED - NOVEMBER 19,1996 .® 0 Chairperson Cornell asked Mr. Warden if there would be any plans to further subdivide. Mr. Warden stated that they would not want to further subdivide. Chairperson Cornell asked if the new owner of Parcel 1 wanted to subdivide, they would need access roads. Mr. Warden stated that they would also need approval by the Planning Board to do that. Chairperson Cornell stated that the Planning Board needs to discuss the park dedication. Attorney Barney stated that the Planning Board needs to make a determination, and because it is a subdivision there would be a need for additional park land. Chairperson Cornell stated that by adding another AND BE IT FURTHER RESOLVED, which states "At this time the Planning Board waives the requirement for any park land reservation, but determines that if there is any further subdivision of either Parcel 1 or Parcel 2, the Planning Board may consider the need for future park land reservation, or fees in lieu thereof, including in such consideration the total of the lands for which subdivision approval is being given by this resolution (i.e., if a 10 percent land set -aside is required in the future, the 10 percent shall be calculated on the entire 7.25 +/- acres of Parcel 1 and on the entire 8.58 +/- acres of Parcel 2)." Chairperson Cornell stated that this condition means that the Town would be waving the park dedication, but if in the future the land gets subdivided again it would require land for parkland based on the original acreage. Attorney Barney asked if the owner of Parcel 1 came to the Board in five years, and wanted to further subdivide then they would need to set aside 1.6 acres out of their 7.5 acres for park dedication. Chairperson Cornell responded, no. The Board is requesting 10 percent of 7.5 acres. Attorney Barney stated that if this condition is stating that, then there is no need for the resolution to state this. Director of Planning Kanter stated that, for the record, the Board can say that there is no need for a park set aside with this particular subdivision. Attorney Barney suggested that the condition should read AND BE IT FURTHER RESOLVED "At this time the Planning Board waives the requirement for any park land reservation, but determines that if there is any further subdivision of either Parcel 1 or Parcel 2, the Planning Board may consider the need for future park land reservation, or fees in lieu thereof." There being no further discussion, Chairperson Cornell called for a vote. • PLANNING BOARD MINUTES 19 OCTOBER 29, 1996 APPROVED = NOVEMBER 19, 1996 AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #3.) Chairperson Cornell duly closed the matter of Botie - Warden Subdivision at 9:43 p.m. AGENDA ITEM: CONSIDERATION OF DETERMINATION OF SIGNIFICANCE OF ENVIRONMENTAL IMPACT, PURSUANT TO THE STATE ENVIRONMENTAL QUALITY REVIEW ACT, FOR THE PROPOSED SITE PLAN APPROVAL FOR THE EXPANSION OF AN EXISTING DENTAL OFFICE BUILDING, LOCATED AT 1018 ELLIS HOLLOW ROAD, Chairperson Cornell declared the above -noted matter duly opened at 9:44 p.m., and read aloud from the Agenda. Bob Tallman stated that he is the representative for the Purdys. Mr. Tallman stated that the two sons of Dr. Harold Purdy have been operating their practice in the same building for a couple ®of years. Mr. Tallman stated that he has furnished the Planning Staff with plans of the proposed expansion of a dental office building. He would be adding another office, a new entrance, and a new records room. The two floors would equal approximately 1,100 square feet. There will not be a change in personnel or a number of people for parking. This operation has been going on at this location for many years. Mr. Tallman stated that all the floor plans for the proposed expansion have been supplied. Chairperson Cornell stated that the only issue for concern is the parking, but it would not affect the office where it is located. Chairperson Cornell asked if any excavation work would be done. Mr. Tallman responded, yes. MOTION by Robert Kenerson, 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, which is the proposed expansion of the Dental Office Building at 1018 Ellis Hollow Road as proposed and, therefore, an Environmental Impact Statement will not 0 be required. • PLANNING BOARD MINUTES 20 OCTOBER 29, 1996 APPROVED = NOVEMBER 19, 1996 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: The adopted resolution is hereto attached as Exhibit #4.) Chairperson Cornell duly closed the matter of the proposed expansion of a Dental Office on Ellis Hollow Road at 9:48 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN APPROVAL FOR THE PROPOSED EXPANSION OF A DENTAL OFFICE BUILDING, LOCATED AT 1018 ELLIS HOLLOW ROAD ON TOWN OF ITHACA TAX PARCEL NO. 62 -2 -13.1, SAID EXPANSION TO CONSIST OF +/- 19176 SQ. FT. OF NEW ENTRANCE AREA, WAITING ROOM AND OFFICE SPACE, BUSINESS DISTRICT "C ". HAROLD L. PURDY, D.D.S., OWNER; ROBERT M. TALLMAN, AGENT. Chairperson Cornell declared the public hearing for the above -noted matter duly opened at 9 :50 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Planner JoAnn Cornish stated that in the resolution, she included a little more detail on the Landscape Plan that the Board has before them. Ms. Cornish stated that staff will be asking for the final drawings to be submitted. Ms. Cornish stated that other variances may be needed by the Zoning Board of Appeals as far as the setbacks go. Summerhill Lane may have been built after the building, so there are some questions as to the conformance of the lot. The resolution should be conditioned upon the Zoning Board of Appeals granting any required variances. There were also a question of minimal useable space on the lot, and it was determined that it is adequate, so that could be removed from the Environmental Assessment Form. Chairperson Cornell stated that there are references to parking reservations from the deed written on the large scale drawings. Planner Cornish stated that there is a reference on the survey map, referring to a deed which Attorney Barney needs to review. This does not affect the Purdys, and parking is sufficient and adequate. Chairperson Cornell stated that at some point it would be nice if Cornell built a side walk for Speople to walk on safely. They could put in while doing the P &C expansion. 0 PLANNING BOARD MINUTES 21 OCTOBER 29, 1996 APPROVED =NOVEMBER 19, 1996 Chairperson Cornell asked if anyone from the public has any comment. No one spoke. Chairperson Cornell closed the Public Hearing, 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 Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed expansion of a dental office building to consist of 1,176 +/- square feet of new entrance area, waiting room, and office space, subject to the following conditions: a. Submission of an original and two copies of the final site plan, entitled "Site ® Plan ", Drawing Number A -3, dated September 19, 1996, prepared by Tallman & Tallman Architects, Ithaca, New York, and a "Landscape Plan ", not dated, revised to include the conditions shown on the Preliminary and Final Site Plan Checklist which include: Border Lines bounding the Landscape plan with all information located within the border lines. ii. Name of the proposed project. iii. Name of the Town, County, and State. iv. Date of the Landscape Plan. b. Prior to the issuance of a Building Permit, Special Approval be granted by the Town of Ithaca Zoning Board of Appeals. That the Town of Ithaca Planning Board, has, on October 29, 1996, reviewed the Site Plan, Landscape Plan, and additional application materials, as noted above, for 1018 Ellis Hollow Road, and although not required by the Zoning Ordinance to make a recommendation for Special Approval, based upon the information presented, the Planning Board does suggest to the Zoning Board of Appeals, that special approval be granted, extending the non - conforming use on this property. 4 PLANNING BOARD MINUTES 22 OCTOBER 29,1996 APPROVED = NOVEMBER 19,1996 Planner Cornish stated that she would like to amend condition "b" to read "Any required variances be approved by the Zoning Board of Appeals prior to the issuance of a Building Permit." 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: The adopted resolution is hereto attached as Exhibit #5.) Chairperson Cornell duly closed the matter of Preliminary and Final Site Plan Approval for a Dental Office located at 1018 Ellis Hollow Road at 10:00 p.m. AGENDA ITEM: CONSIDERATION OF DETERMINATION OF SIGNIFICANCE OF ENVIRONMENTAL IMPACT, PURSUANT TO THE STATE ENVIRONMENTAL QUALITY REVIEW ACT, FOR THE PROPOSED SITE PLAN APPROVAL FOR THE EXPANSION OF AN EXISTING PARKING LOT, LOCATED AT 638 ELMIRA ROAD. Chairperson Cornell declared the above -noted matter duly opened at 10:01 p.m., and read aloud from the Agenda. Gary Teeter, Steward of the Veteran Volunteer Fireman's Association, stated that over the past years, when they hold activities, there is insufficient existing parking. At times there have been vehicles parked along the highway, which is not safe. They had to park on the side of the ballfields, which is not safe for patrons and people who visit the building. Mr. Teeter stated that the Association would like to fill the rear area behind the building to accommodate additional parking spaces. This would alleviate any problems with people parking on the highway or in places that would be dangerous for the guests. Chairperson Cornell asked if the Association has put in silt fencing to protect the nearby wetlands. Mr. Teeter responded, yes. Chairperson Cornell asked if the Association would be maintaining the silt fencing throughout the project. Mr. Teeter responded, yes. There is a grassy buffer between the silt fence, the Association's property, and the field adjacent to them which separates the wetland and their property. The grassy buffer will remain in place throughout the project. ® PLANNING BOARD MINUTES 23 APPROVED - NOVEMBER 19, 1996 Board Member Bell asked where the wetland was located. OCTOBER 29, 1996 Chairperson Cornell stated that the wetland is southeast towards the Wonderland Motel. Board Member Bell asked if the silt fence is a metal post with geotect textile on it. Mr. Teeter stated that was correct. It is a typical construction type silt fence. Board Member Bell asked if the fence would be permanent. Planner Cornish responded, no. Once the slope has stabilized then the fence will be removed. Director of Engineering Walker stated that there is a grass strip between the fill and the edge of the property line above the wetland area which would be permanently covered with vegetation. Chairperson Cornell asked what is the distance between the edge of the wetland and the edge of the proposed parking lot. Planner Cornish stated that there is approximately 100 feet between the edge of the wetland and the property line and another 50 feet to the proposed parking lot. The total distance is approximately 150 feet. Board Member Hoffmann stated that there were some comments made by the Environmental Review Committee that were supplied to each member. Ms. Hoffmann stated that she is concerned about the last statement in paragraph 6, which states "The map of the proposed parking area does not show an adequate distance between the toe of the slope and the parking area. Given the vertical elevation of the proposed fill (18 ft.) as shown on the cross section of A -A', a horizontal distance of 54 feet would be required to maintain a slope of 3 :1. The plans show less than 40 foot horizontal distance. To maintain a 80 -foot wide parking area at the back of the lot and a 3:1 slope the project would require about 65 feet of additional land area to the north toward the Salino property." Chairperson Cornell asked if this is a question that is important to the environmental significance or the site plan. Director of Planning Kanter responded, both. Planner Cornish stated that when the silt fencing was drawn in, it was drawn in the wrong place, which it is actually 30 feet inside the property line. At the site, looking at the silt fence and the grading back from the fence, the calculation would bring it further into the parking lot. However, ® the way the parking lot has been designed, they have a very generous isle between spaces, and there is sufficient room for maneuvering around. ® PLANNING BOARD MINUTES 24 OCTOBER 29,1996 APPROVED - NOVEMBER 19, 1996 Board Member Hoffmann asked if the parking lot on the map would need to be altered. Planner Cornish stated that was correct, and the parking lot would need to come in more. The critical issue here is where the silt fencing is placed, and where the silt fencing is located. It would need to be the toe of that slope because that would be at the edge of the vegetative buffer and would be graded back from there. Board Member Hoffmann asked Mr. Teeter if he would be altering the plans before they build the parking lot because the plans presented are not sufficient enough. Mr. Teeter responded, yes. Chairperson Cornell stated that another point the Environmental Review Committee made was that there would not be any buffer between the toe of the slope and the Eddy Hill Inc. Property. Chairperson Cornell asked if this is true. Mr. Teeter stated that there will be a buffer from the toe of the slope on the back side of the project to the Eddy Hill Inc. Property (west side of the Association's property). There is wood land and a hollow there. There is approximately 150 feet between the toe of the slope to the back of the ® Association's property line to the Eddy Hill Inc. Property line. Chairperson Cornell stated that the Environmental Review Committee questioned how the slope will be stabilized after construction. Mr. Teeter stated that after the fill is in place, they plan to plant some vegetation along the slope. Director of Engineering Walker stated that the Association has completed placing fill with the existing fill permit, including specific vegetative treatments. The proposed resolution requires final technical approvals by the Town Engineer prior to construction. Chairperson Cornell stated that the Environmental Review Committee questioned if there would be any drainage impact on the Eddy Hill Inc. Property. Director of Engineering Walker stated that there will be none. Planner Cornish stated that there is also a dry channel in the back which flows easterly so it will not affect the Eddy Hill Inc. Property. 0 Director of Engineering Walker stated that he provided a memo to the Board to answer all the questions of the Environmental Review Committee. • PLANNING BOARD MINUTES 25 OCTOBER 29, 1996 APPROVED - NOVEMBER 19, 1996 MOTION by Gregory Bell, seconded by Robert Kenerson: NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance; with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. There being no further discussion, Chairperson Cornell called for a vote. AYES - Cornell, Hoffmann, Ainslie, Finch, "Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #6. Chairperson Cornell duly closed the matter of environmental significance for the Veteran's • Volunteer Fireman's Association located at 638 Elmira Road at 10:13 p.m. PUBLIC HEARING. CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN APPROVAL FOR THE PROPOSED EXPANSION OF AN EXISTING 41 SPACE PARKING LOT TO 71 SPACES FOR THE PURPOSE OF PROVIDING OVERFLOW PARKING FOR THE EXISTING ITHACA VETERAN VOLUNTEER FIREMAN'S ASSOCIATION FACILITY LOCATED AT 638 ELMIRA ROAD, TOWN OF ITHACA TAX PARCEL NOS. 33 -3 -5.1 AND 33- 3 -5.2, LI LIGHT INDUSTRIAL DISTRICT. ITHACA VETERAN FIREMAN'S ASSOCIATION, OWNER; HAP PERRY, AGENT. Chairperson Cornell duly opened the:' above-noted matter at 10 :14 p.m. and read aloud from the Notice of Public Hearings as posted and published and as noted above. Chairperson Cornell declared the Public Hearing for the proposed parking expansion at the Veteran Volunteer Fireman's Association duly opened. Planner Cornish stated that the Association plans to expand an existing parking lot and cover it with grass with the intent of paving it with gravel or asphalt as funds become available. Mr. Teeter stated that the Association plans to have the new lot covered with gravel after the fill is available and in place, compacted and settled. • Board Member Finch asked if there is enough local construction to provide fill for this project. e PLANNING BOARD MINUTES 26 OCTOBER 29, 1996 APPROVED - NOVEMBER 19, 1996 Mr. Teeter stated that there is because State Street needs to be taken up, and also Meadow Street. The Association lost the best fill, which came off of Buffalo Street and Taughannock Boulevard and placed at the Cliff Street project. Mr. Doug Gillogly, Jr. (Operations Coordinator for the Sheldon Commercial Group) mentioned that there is still plenty of good fill left. Board Member Hoffmann stated according to the survey map, there is lighting on the building, but there is no lighting in the rear of the new parking lot. Mr. Teeter stated that there would be more lighting added to the new parking lot for safety and security purposes. Chairperson Cornell asked if they were going to use macadam or gravel. Mr. Teeter stated that they intend to put macadam in as funds are available. Gravel is within the Association's budget at this time. It would be approximately 4 inches of crushed gravel. At a later date it would be paved over. Board Member Hoffmann asked Planner Cornish if there were any further plans for landscaping the slope. Planner Cornish stated that the major concern is for the existing vegetation be to maintained. Any future plans should be reviewed by the Planning Staff. It is not highly visible from any of the surrounding areas. Chairperson Cornell closed the public hearing, and asked if anyone was prepared to offer a motion. MOTION by Herbert Finch, 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 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 Town of Ithaca Planning Board Approval for the proposed expansion of Map entitled, "Proposed Multi -Use Fill Elmira Road, Town of Ithaca Tax Parcel is District, Veteran Volunteer Fireman's subject to the following conditions: hereby grants Preliminary and Final Site Plan an existing 41 car parking lot, a Proposed Site Area ", dated October 7, 1996, located at 638 Nos. 33 -3 -5.1 and 33- 3 -5.2, LI Light Industrial \ssociation, Owner; Doug Gillogly, Jr., Agent, • PLANNING BOARD MINUTES 27 OCTOBER 29, 1996 APPROVED - NOVEMBER 19,1996 a. Submission of a revised site plan to include: I. name of the proposed project including address, Town, County, and State. ii. an indication that existing vegetation to the north and west is to be preserved. a label which indicates that the location of the silt fence is also the limit of disturbance. b. Submission of the revised site plan to be an original or mylar copy, dated and signed by the preparer, to be retained by the Town of Ithaca. C. That sediment and erosion control methods, in compliance with New York State Department of Environmental Conservation guidelines for controlling erosion, siltation, and pollution to all water bodies and wetlands and as approved by the Town of Ithaca Engineer, be practiced throughout the construction of this project. ® d. That the silt fence which currently exists on the site be maintained in good, working condition, until all disturbed land has established vegetation. Silt fencing should be removed only upon approval of the Town of Ithaca Engineer. e. That all areas of soil disturbance resulting from this project should be seeded with appropriate vegetative cover and mulched with hay or straw within one week of final grading. Mulch to be maintained until suitable vegetative cover is established, subject to approval by the Town of Ithaca Engineer. f. That the earth fill plans be reviewed and approved by the Town of Ithaca Engineer prior to construction. g. That any future improvements to the parking area surface not indicated on the site plan, require review and approval by the Town of Ithaca Engineer prior to the issuance of a building permit. h. In the event the owner of said property removes the existing vegetative buffers to the west and north, replacement plantings be installed within a reasonable period of time, subject to the approval of the Town of Ithaca Planning Staff and /or the Town of Ithaca Engineer. Attorney Barney suggested to add condition "iv" which should read "review parking to insure a 2.5:1 is maintained to all the proposed construction." • PLANNING BOARD MINUTES 1 28 OCTOBER 29, 1996 APPROVED , NOVEMBER 19, 1996 There being no further discussion, ,Chairperson Cornell called for a vote. I 0 AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #7.) Chairperson Cornell duly closed the matter of Preliminary and Final Site Plan Approval for proposed expansion of the Ithaca Veteran Volunteer Fireman's Association located at 638 Elmira Road at 10:29 p.m. AGENDA ITEM: INTRODUCTORY PRESENTATION BY STAFF OF DRAFT 1996 PARK AND OPEN SPACE PLAN, TOWN OF ITHACA, The presentation by Assistant Town Planner Frantz was post poned due to the lateness of the meeting. ER147WIMANYU43, MOTION by Robert Kenerson, seconded by James Ainslie: RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of October 1, 1996) by and hereby are approved as written. 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 unanimously. 11111 111 The Planning Board had a brief discussion on the letter received from Jeremy Kamil in regards to the Buttermilk Valley Estates being to close to Treman State Park. PLANNING BOARD MINUTES 1 29 OCTOBER 29, 1996 APPROVED - NOVEMBER 19,1996 Upon MOTION, Chairperson Cornell declared the October 29, 1996, Meeting of the Town of Ithaca Planning Board duly adjourned at 10:33 p.m. DRAFTED: 10/31/96 by DK. • Pr�pare� Deborah Kelley, Keyboard Specialist/Minutes Recorder Mary Br ant, Administrative Secretary for the Town of Ithaca Planning Department. • 7:30 P.M. TOWN OF ITHACA PLANNING BOARD 126 East Seneca Street Ithaca, New York 14850 Persons to be heard. Tuesday,, October 29, 1996 AGENDA COPY 7:35 P.M. Consideration of Determination of Significance of Environmental Impact, pursuant to the State Environmental Quality Review Act, for the proposed Botie Warden Subdivision, located at 1335 and 1343 Mecklenburg' Road, as further described below. 7:40 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 0.38 acre from Town of Ithaca Tax Parcel No. 28 -1- 24 located at 1335 Mecklenburg Road, for consolidation with Tax Parcel No. 28- 1 -23.2, located at 1343 Mecklenburg Road, and subdivision of 1.04 acre from Tax Parcel No. 28 -1 -23.2 for consolidation with Tax Parcel No. 28 -1 -24, and further, subdivision of Town of Ithaca Tax Parcel No. 28 -1 -23.2, as modified by the above land exchange, into two parcels 7.25 acres and 8.58 acres in size respectively. Subject properties are located on the south side of Mecklenburg Road approximately 1,500 feet west of its intersection with West Haven Road, Residence District R -30. Robin Botie and David Warden, and Joseph and Daisy Schimmenti, Owners; Robin Botie and David Warden, Applicants, 8:05 P.M. Consideration of Determination of Significance of Environmental Impact, pursuant to the State Environmental Quality Review Act, for the proposed site plan approval for the expansion of an existing dental office building, located at 1018 Ellis Hollow Road, as further described below. 8:10 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for • the proposed expansion of a dental office building, located at 1018 Ellis Hollow Road on Town of Ithaca Tax Parcel No. 62 -2 -13.1, said expansion to consist of +/- 1,176 sq, ft. of new entrance area, waiting room and office space, Business District "C ". Harold L. Purdy, D.D.S., Owner; Robert M. Tallman, Agent, 8:35 P.M. Consideration of Determination of Significance of Environmental Impact, pursuant to the State Environmental Quality Review Act, for the proposed site plan approval for the expansion of an existing parking lot, located at 638 Elmira Road, as further described below. 8:40 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed expansion of an existing 41 space parking lot to 71 spaces for the purpose of providing overflow parking for the existing Ithaca Veteran Volunteer Fireman's Association facility located at 638 Elmira Road, Town of Ithaca Tax Parcel Nos. 33 -3 -5.1 and 33- 3 -5.2, LI Light Industrial District. Ithaca Veteran Volunteer Fireman's Association, Owner; Hap Perry, Agent, 9:10 P.M. Introductory presentation by staff of draft 1996 Park and Open Space Plan, Town of Ithaca. 9. Approval of Minutes: October 1, 1996 (in packet). 10. Other Business. 11. Adjournment, Jonathan Kanter, AICP Director of Planning 273 -1747 • NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY STARR HAYS AT 273 -1747. (A quorum of four (4) members is necessary to conduct Planning Board business.) • C 0 I, Starr Secretary for the following Town of Ithaca TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION Hays, being duly sworn, depose and say that I am a the Town of Ithaca, Tompkins County, New York; that Notice has been duly posted on the sign board of the and that said Notice has been dulv 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, October 29, 1996, commencing at 7:30 P.M., as per attached. Location of Sign Board used for Posting: Entrance of Town Hall. Date of Posting: Date of Publication: STATE OF NEW YORK ) COUNTY OF TOMPKINS ) October 21, 1996 October 23, 1996 SS.. Bulletin Board, Front Starr Hays, Sec Town of Ithaca. ary, Sworn to and subscribed before me this 28th day of October 1996. Filename: Starr \Agendas \PPAFF \10- 29- 96.PPA 9/q� "BETTY F ,PQOLE NOTARY PUBLIC STATE OF NEW YORK # 4646 427 • • • i The Ithaca Journal Wednesday, 23, 1996 a1�LlC j 7:40 P.M. Consideration of p — - , Preliminary and Final Subdi I� l� vision Approval for' the pro- j posed subdivision of 0.38 TOWN Of ITHACA acre from Town of Ithaca,Tax Planning Board ;Parcel No. 28 -1 -24 located i Notice of Public Hearings ai 1335 Mecklenburg Road; Tuesd6yo October 29, 1996 ! for consolidation with Tao-' By direction of the 1 Parcel No. 28.1.23.2, Chairperson of the Planning rated at 1343 Mecklenburgg Board, NOTICE IS HEREBY Road, and , subdivisio of 'GIVEN that Public Hearings 1,04 acre from Tax Parcel', !•will be held by the Planning t io: 28.1.23.2 for consolida- Board of the Town of Ithaca Lion of Town of Ithaca Tax on Tuesday October 291 parcel 28.1 -24, and further, 1996, at 1 X26 East Seneca subdivision of Town of Ithaca !Street, Ithaca, N.Y, at the Tax Parcel No. -28- 1.23.2, as , following times . and on the modified by the above land ' followinq matters:_ _ exchange, into two parcels. 7.25 acres and 8.58 acres properrtiesarecloca edsanithe south side of Mecklenburg Road approximately 11500 feet west' Of its intersection with West Haven Road, Resi- dence , District R -30. Robin Botie and David Warden," and Joseph and Daisy Schim- menti, Owners; Robin Botie and David Warden, Appli -' cants. 8:10 P.M. Consideration of i Premilinaryoval dfor Final Site the pro- posed App posed expansion of a dental office building located at 1018 Ellis Hollow Road on Town of Ithaca Tax Parcel No. 62- 2.13.11 said expan- ' sion to consist of ± 1,176 sq.' h. of new entrance area, waiting room and office s ace, Business District "C . lHarold L.` Purdy; DcD.S.; Owner; Robert M. Tallman, 'Agent 8:40 P.M. Consideration of Premilinary and Final Site Plan Approval for the pro- posed expansion of an exist - I g 41 space parking lot to 71 spaces for the purpose of For overflow parking I For the existing Ithaca Veteran Volunteer Fireman's .Associ- otion facility located at 638 Elmira Road, Town of Ithaca Tax Parcel No. 33- 3.5.1, LI Light Industrial District. Ithaca Veteran Volunteer Fireman's Association, Owner; Hop perry, Agent. Said Planning Board will at 1 times and said place hear all person in support of such matter or objections thereto. Persons- may appear I by agent or in person. Indio wduals with visual impair- ments, ore other sspecial i needs, will be provided with assistance as necessary, upon request. must make such a request not less than 48 hours proir to the j time of the ublic hearing Jonathan Kanter, AICP Director o273 1749 I October 23, 1996 4 TOWN OF ITHACA, NY ID :6072731704 TRRNSM I T CONF I RMRT I Ott REPORT NO 001 is R D D P • EC RA AT UR OD RG RE EIVER NSMITTER E ATION ES SULT 607 272 4335 TOWN OF ITHACA, NY OCT 21 ''961 8:00 00'50 STD 01 OK .r OCT 21'96 8:00 ;r Tuesday, October 29, 1996 i LOPYI By direction of the Chairperson of the Planning Board, NOTICE IS GIVEN that Public Hearings will be held by the Planning Board of the Ithaca on Tuesday, October 29, 1996, at 126 East Seneca Street, N.Y., at the following times and, on the following matters: HEREBY Town of Ithaca, 7:40 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 0.38 acre from Town of Ithaca Tax Parcel No. 28 -1 -24 located at 1335 Mecklenburg Road, for consolidation with Tax Parcel No. 28 -1 -23.2, located at 1343 Mecklenburg Road, and subdivision of 1.04 acre from Tax Parcel No. 28 -1 -23.2 for consolidation with Tax Parcel No. 28 -1 -24, and further, subdivision of Town of Ithaca Tax Parcel No. 28 -1 -23.2, as modified by the above land exchange, into two parcels 7.25 acres and 8.58 acres in size respectively. Subject properties are located on the south side of Mecklenburg Road approximately 1,500 feet west of its intersection with West Haven Road, Residence District R -30. Robin Botie and David Warden, and Joseph and Daisy Schimmenti, Owners; Robin Botie and David Warden, Applicants, 8:10 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed expansion of a dental office building, located at 1018 Ellis Hollow Road on Town of Ithaca Tax Parcel No. 62 -2 -13.1, said • expansion to consist of +/- 1,176 sq, ft. of new entrance area, waiting room and office space, Business District "C ". Harold L. Purdy, D.D.S., Owner; Robert M. Tallman, Agent, 8:40 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed expansion of an .existing 41 space parking lot to 71 spaces for the purpose of providing overflow parking for the existing Ithaca Veteran Volunteer Fireman's Association facility located at 638 Elmira Road, Town of Ithaca Tax Parcel Nos. 33 -3- 5.1 and 33- 3 -5.2, LI Light Industrial District. Ithaca Veteran Volunteer Fireman's Association, Owner; Hap Perry, Agent. Said Planning Board will at said times and said place hear all persons in support of such matter 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, October 21, 1996 Publish: Wednesday, October 23, 1996 • • • It ADOPTED RESOLUTION: SEQR Preliminary and Final Subdivision Approval Subdivision & Lot Line Modification 1335 -1343 Mecklenburg Road Town of Ithaca Planning Board October 29, 1996 MOTION by Herbert Finch, seconded by Robert Kenerson: WHEREAS: 1. This action is Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 0.38 acre from Town of Ithaca Tax Parcel No. 28 -1 -24 located at 1335 Mecklenburg Road, for consolidation with Tax Parcel;No. 28 -1 -23.2, located at 1343 Mecklenburg Road, and subdivision of 1.04 acre from Tax Parcel No. 28 -1 -23.2 for consolidation with Tax Parcel No. 28 -1- 24, and further, subdivision of Town of Ithaca Tax Parcel No. 28 -1 -23.2, as modified by the above land exchange, into two parcels 7.25 acres and 8.58 acres in size respectively. Subject properties are located on the south side of Mecklenburg Road approximately 1,500 feet west of its intersection with West Haven Road, Residence District R -30, and 2. This is an Unlisted Action for which the: Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Subdivision Approval, and 3. The Planning Board, on October 29, 1996, has reviewed and accepted as adequate a Short Environmental Assessment Form Pt. I submitted by the applicant and a Part II prepared by the Town Planning Department, a plat entitled "Survey Map Showing Lands of Robin Botie & David Warden, No. 1343 Mecklenburg Road. Mil. Lot 57, Town of Ithaca, Tompkins County, New York" prepared by Lee Dresser, L.S. and -dated August 12, 1996, and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed subdivision; 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. AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. IA� Ajeo Starr Hays, Secretary, Town of Ithaca. 10/31/96. • ADOPTED RESOLUTION: Preliminary and Final Subdivision Approval Subdivision & Lot Line Modification 1335 -1343 Mecklenburg Road Town of Ithaca Planning Board October 29, 1996 MOTION by Eva Hoffmann, seconded by James Ainslie: WHEREAS: 1. This action is Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 0.38 acre from Town of Ithaca Tax Parcel No. 28 -1 -24 located at 1335 Mecklenburg Road, for consolidation with Tax Parcel No. 28 -1 -23.2, located at 1343 Mecklenburg Road, and . subdivision of 1.04 acre from Tax Parcel No. 28 -1 -23.2 for consolidation with Tax Parcel No. 28 -1- 24, and further, subdivision of Town of Ithaca Tax Parcel No. 28 -1 -23.2, as modified by the above land exchange, into two parcels 7.25 acres and 8.58 acres in size respectively. Subject properties are located on the south side of Mecklenburg Road approximately 1,500 feet west of its intersection with West Haven Road, Residence District R -30, 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 October 29, 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 October 29, 1996, has reviewed and accepted as adequate a plat entitled "Survey Map Showing Lands of Robin Botie & David Warden, No. 1343 Mecklenburg Road. Mil. Lot 57, Town of Ithaca, Tompkins County, New York" prepared by Lee Dresser, L.S. and dated August 12, 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 0.38 acre from Town of Ithaca Tax Parcel No. 28 -1 -24 located at 1335 Mecklenburg Road, for consolidation with Tax Parcel No. 28 -1 -23.2, located at 1343 Mecklenburg Road, and subdivision of 1.04 acre from Tax Parcel No. 28 -1 -23.2 for consolidation with Tax Parcel No. 28 -1- 24, and fii Cher, subdivision of Town of Ithaca Tax Parcel No. 28 -1 -23.2, as modified by the above land exchange, into two parcels 7.25 acres and 8.58 acres in size respectively as shown on the survey entitled "Survey Map Showing Lands of Robin Botie & David Warden, No. 1343 Mecklenburg Road. Mil. Lot 57, Town of Ithaca, Tompkins County, New York" prepared by Lee Dresser, L.S. and dated August 12, 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; • Botie/Warden Subdivision -Page 2- Preliminary & Final Subdivision/Lot Line Modification 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. within six months of this approval, conveyance of Parcel "A" as shown on the above referenced survey map to the owners of Tax Parcel No. 28 -1 -23.2, and delivery to the Town Planner of a copy of the recorded deed to such owners and a copy of the communication from such owners to the Tompkins County Division of Assessment requesting consolidation of said southerly portion with Tax Parcel No. 28 -1 -23.2; d. within six months of this approval, conveyance of Parcel "B" as shown on the above referenced survey map to the owners of Tax Parcel No. 28 -1 -24, and delivery to the Town Planner of a copy of the recorded deed to such owners and a copy of the communication from such owners to the Tompkins County Division of Assessment requesting consolidation of said northerly portion with Tax Parcel No. 28 -1 -24; e. approval by the Town Attorney of the deed provisions granting and regulating the use and maintenance of the proposed 30 ft. wide right of way for ingress and egress for Parcel 2 as . shown on the plat, and the easement for the benefit for Parcel 1 for the portion of the driveway loop which encroaches on Parcel 2; f. access to Parcel 2 be provided in a manner that utilizes the existing curb cut on Mecklenburg Road/NYS Route. 79; g. receipt of a letter of certification; from a licensed surveyor addressed to the Town of Ithaca that all improvements on the Schimmenti Parcel as reconfigured by this subdivision are at least 40 feet from the west line of the Schimmenti Parcel and at least 50 feet from the relocated southerly line; said letter to be received by the Town of Ithaca prior to the signing of the plat by the Planning Board Chair. AND BE IT FURTHER RESOLVED: At this time the Planning Board waives the requirement for any park land reservation, but determines that if there is any further subdivision of either Parcel 1 or Parcel 2, the Planning Board may consider the need for future park land reservation, or fees in lieu thereof. AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carrie&unammously. Starr Hays, Secretary, Town of Ithaca. 10/31/96. is Mary ryantd, inistrati Secretary. File name: WPWin l2 - PBBotieSub.Fm • ARTICLE VI FINAL PRELIMINARY AND FINAL SUBDIVISION PLAT REQUIREMENTS ITEM SUBMITTED W = WAIVED N/A = NOT APPLICABLE COND = CONDITIONAL OF APPROVAL Section 36. Preliminary Plat Checklist i. 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.Engigeer or Town Planner indicating whether the proposed subdivision is a Type I, Type II, or t Unlisted action and indicating a recommendation for negative or positive declaration of environmental impacts. General aayout, 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. T 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. W Contour intervals, to USGS datum, of not more than two feet when the slope is less than four percent and not more than five feet when the slope is greater than four percent. ✓ Cultural features within 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. .A' R 3Preliminary Final Subdivision Plat Requirements -2- Direction of flow of all water courses. Calculation of drainage area above point of entry for each water course entering or abutting the tract. T, Location and description of all section line corners and government survey monuments in or near the subdivision, to at least one of which the subdivision shall be referenced by true courses and distances. ✓ Location, name, and dimensions of each existing highway and alley and each utility, drainage, or similar easement within, abutting, or in the immediate vicinity of the proposed subdivision. ✓ Map Scale (1" =50' or 1" =1001) and north point. ✓ Name of planner, architect, engineer, land surveyor, landscape architect, or other person who prepared the sketch plat or preliminary plat. Name of subdivision, which shall not duplicate the name of any other subdivision in the county. Name of Town, County, and State. ✓ Name(s) and address(es) of the owner(s) Name(s) and address(es) of the subdivider(s), if the subdividerEsj 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. VV 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. g Restrictive covenants, if any. V1i Vicinity Map showing the general location of the property, 1" =1000' or 1 "= 20001 . W 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. 1� . C ..• C7 Preliminary & Final Subdivision Plat Requirements Section 37. Form of Final Plat. �]. A final plat with the following the Office of the Town Engineer to the Planning Board meeting at requested. -3- information must be filed in at least ten (10) days prior which final approval is ✓ Four dark -line prints of the proposed plat. ✓ Fully completed Environmental Assessment Forms, with comments from the Town Engineer or Town Planner indicating whether the proposed subdivision is a Type I, Type II, or Unlisted action and indicating a recommendation for negative or positive declaration of environmental impacts. ✓ Highway and alley boundary or right -of -way lines, showing boundary, right -of -way or easement width and any other information needed for locating such lines, purposes of easements. Highway center lines,. showing angles of deflection, angles of intersection, radii, lengths of tangents and arcs, and degree of curvature, with basis of curve data. Lengths and distances shall be to the nearest one - hundredth foot. Angles shall abe to the nearest half minute. Highway names. Rey map, when more than one sheet -iz required to present plat. Accurate locations and descriptions of all subdivision monuments. AI A- 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. jdL 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. ✓ 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" =100') and north point. 4L 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) . Name(s) and address(es) of the .subdivider(s), if the subdivider(s) is (are) not the owner(s). N/ 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. Lol 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. ,T 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. iu�n Reference on the plat to any separate instruments, including restrictive covenants, which directly affect the land in the subdivision. Preliminary & Final Subdivision Plat Requirements -5- ✓ 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 d 4✓ GI,.wwith. f eve Tax and assessment certificate: a certificate signed by the county treasurer and other officials as may be appropriate, s ,.L'� 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. POND The original or mylar copy of the plat to be recorded and four dark -line prints, on one or more sheets. Garlp Two copies of the County Health Department approval of the . "water supply and /or sewerage system. y Vicinity Map.showing the general location of the property, 1" =1000' or 1'-= 2000' . JaL Width at building line of lots, located on a curve or having non - parallel side lines, when required by the Planning Board. • Preliminary & Final Subdivision Plat Requirements -6- Section 38. Improvement Plans and Related Information. 10 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 lime and location of the sidewalks, if any. Prelimi &Final SD 6/8/95 • h 1 0 ADOPTED RESOLUTION: SEQR Proposed Expansion of a Dental Office Building 1018 Ellis Hollow Road Preliminary and Final Site Plan Approval Planning Board, October 29,1996 MOTION by Robert Kenerson, seconded by Herbert Finch: WHEREAS, 1. This action is the Consideration of Preliminary and Final Site Plan Approval for the proposed expansion of a dental office building to consist of 1,176± square feet of new entrance area, waiting room and office space. Said property located on Town of Ithaca Tax Parcel No. 62 -2 -13.1, Business District "C ", Harold L. Purdy, D.D.S., Owner; Robert Tallman, 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 October 29, 1996, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by Planning Staff, a proposed site plan entitled "Site Plan ", Drawing Number A -3, dated September 19, 1996, prepared by Tallman & Tallman Architects, Ithaca, New York, a plan entitled "Landscape Plan ", not dated, and other application materials, and 4. The Town Planning staff have 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. AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. Starr Hays, Secreta , Town of Ithaca. 10/31/96. Secretary. ADOPTED RESOLUTION: Proposed Expansion of a Dental Office Building 1018 Ellis Hollow Road Preliminary and Final Site Plan Approval Planning Board, October 29, 1996 MOTION by Robert Kenerson, seconded by James Ainslie: WHEREAS: 1. This action is the Consideration of Preliminary and Final Site Plan Approval for the proposed expansion of a dental office building to consist of 1,176± square feet of new entrance area, waiting room and office space. Said property located on Town of Ithaca Tax Parcel No. 62 -2 -13.1, Business District "C ", Harold L. Purdy, D.D.S., Owner; Robert Tallman, 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 Preliminary and Final Site Plan Approval, has on October 29, 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 on October 29, 1996, has reviewed and accepted as adequate a proposed site plan entitled "Site Plan ", Drawing Number A -3, dated September 19, 1996, prepared by Tallman & Tallman Architects, Ithaca, New York, a plan entitled "Landscape Plan ", not dated, 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 expansion of a dental office building to consist of 1,176± square feet of new entrance area, waiting room and office space, subject to the following conditions: a. Submission of an original and two copies of the final site plan, entitled "Site Plan ", Drawing Number A -3, dated September 19, 1996, prepared by Tallman & Tallman Architects, Ithaca, New York, and a "Landscape Plan ", not dated, revised to include the conditions shown on the Preliminary and Final Site Plan Checklist 0 which include: • Purdy Office Expansion, 1018 Ellis Hollow Road -Page 2- Preliminary & Final Site Plan Approval Planning Board Meeting, October 29, 1996 i. Border lines bounding the Landscape plan with all required information located within the border lines. ii. Name of the proposed project. Name of the Town, County and State. iv. Date of the Landscape Plan. b. Prior to the issuance of a Building Permit, Special Approval and /or any required variances be granted by the Town of Ithaca Zoning Board of Appeals. AND BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board, has, on October 29, 1996, reviewed the Site • Plan, Landscape Plan, and additional application materials, as noted above, for 1018 Ellis Hollow Road, and although not required by the Zoning Ordinance to make a recommendation for Special Approval, based upon the information presented, the Planning Board does suggest to the Zoning Board of Appeals, that special approval be granted, extending the non - conforming use on this property. AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. Starr Hays, Secl Town of Ithaca. 10/31/96. File name: WPWin - 912 - PB/Purdy.Fin 0 n LJ 0 0 PRELIMINARY SITE PLAN CHECKLIST <07 e:P R P . ll. PROJECT NUMBER r\ = ITEM SUBMITTED N/A = NOT APPLICABLE W = WAIVE COND = CONDITION OF APPROVAL 1. a. "T 2. 3. 4. a. 1 c M e. EI. 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 showing the general location of the property and proposed project at a scale of 1" =1000' or 1 "= 2000'. /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. 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. 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. V 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. Rl,&. Size, location, design, and construction materials of / all proposed signs and lighting. h. V Location, design, and construction materials of all proposed pedestrian and bicycle facilities, i. V Landscaping plan and planting schedule including location and proposed design of buffers, j. NIA Location, design, and construction materials of all I proposed water and sewage facilities. k. Location of any existing or proposed fire and other emergency zones, including the location of fire % hydrants. 1. V 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. I ,, n. N Drainage plan which includes a description of method I 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. (D�4 LAR06C,&VC �T,4,0) p. Map scale in bar form, and north point. q. 01� Name of proposed project. C0�A "ac5 c Tt � r. � Name of Town, County, and State, COQ s. Date of Site Plan, including any applicable revision dates. OtN I,ANCGoA F� Pte) t. fV /f'1 Key map (when more than one sheet is submitted) . • U • PRELIMINARY SITE PLAN CHECKLIST 6. 7. V 8. V 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 planbord \prelimis.ite mb \5/14/96 of the proposed Site Plan than 11" x 1711) and copy above (Except Development w forms) . • • FINAL SITE PLAN CHECKLIST PROJECT NAME t.�TFtz PROJECT NUMBER q 16 10 - PREPARER� = ITEM SUBMITTED N/A = NOT APPLICABLE W = WAIVE COND = CONDITION OF APPROVAL 1. Completed and signed Development Review Application, Development Review Escrow Agreement, and Back -up Withholding Form (if required). (Only (1) copy each.) 2. Payment of additional review fees as needed and deposited in an escrow account. 3. All other items submitted with the preliminary site plan application with modifications made according to / the approval given by the Town Planning Board. 4. Y 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. 50 Detailed sizing and final material specifications of / all required improvements. 6. V Construction details of all proposed structures, roads, water /sewage facilities, and other improvements. 7. One (1) Original or mylar copy and two paper copies of the final site plan to be retained by the Town of Ithaca. PLANBORD \FINALSITE mb/5/14/96 } Y 1 ® ADOPTED RESOLUTION: SEQR Veteran Volunteer Fireman's Association 638 Elmira Road Preliminary and Final Site Plan Approval Planning Board, October 29, 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 expansion of an existing 41 car paved parking lot. Total parking will be for approximately 71 cars. Surface of the new parking area is proposed to be grass, with the intention of gravel or asphalt pavement if demand requires. Construction of the proposed parking lot will require the deposition of approximately 14,000 cubic yards of fill material, grading, silt fencing, and stabilization planting. Said property is located at 638 Elmira Road, Town of Ithaca Tax parcel Nos. 33 -3 -5.1 and 33- 3 -5.2, LI Light Industrial District, Veteran Volunteer Fireman's Association, Owner; Doug Gillogly, Jr. 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 Preliminary and Final Site Plan Approval, and • 3. The Planning Board, on October 29, 1996, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I submitted by the applicant and a Part II prepared by Town Planning Staff, a Proposed Site Map entitled, "Proposed Multi -Use Fill Area ", dated October 7, 1996, and other application materials, and 4. 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. AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. Starr Hays, Secretary, Mary Ei ryant, Xministorativoecretary. • Town of Ithaca. 10/31/96. C !7 a ADOPTED RESOLUTION: Veteran Volunteer Fireman's Association 638 Elmira Road Preliminary and Final Site Plan Approval Planning Board, October 29, 1996 MOTION by Herbert Finch, seconded by Robert Kenerson: WHEREAS: k4',G 1. This action is the Consideration of Preliminary and Final Site Plan Approval for the proposed expansion of an existing 41 car paved parking lot. Total parking will be for approximately 71 cars. Surface of the new parking area is proposed to be gravel, with the intention of installing asphalt pavement if demand requires. Construction of the proposed parking lot will require the deposition of approximately 14,000 cubic yards of fill material, grading, silt fencing, and stabilization planting. Said property is located at 638 Elmira Road, Town of Ithaca Tax Parcel Nos. 33 -3 -5.1 and 33- 3 -5.2, LI Light Industrial District, Veteran Volunteer Fireman's Association, Owner; Doug Gillogly, Jr., 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 Preliminary and Final Site Plan Approval, has, on October 29, 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 October 29, 1996, has reviewed and accepted as adequate a Proposed Site Map entitled, "Proposed Multi -Use Fill Area ", dated October 7, 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 site plan approval nor the policies enunciated or implied by the Town Board, and 2. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed expansion of an existing 41 car parking lot, a Proposed Site Map entitled, "Proposed Multi -Use Fill Area ", dated October .7, 1996, located at 638 Elmira Road, Town of Ithaca Tax parcel Nos. 33 -3 -5.1 and 33- 3 -5.2, LI Light Industrial District, Veteran Volunteer Fireman's Association, Owner; Doug Gillogly, Jr. Agent, subject to the following conditions: ® Veteran Volunteer Fireman's Association Preliminary and Final Site Plan Approval Planning Board, October 29, 1996 U a. Submission of a revised site plan to include: -Page 2- i. name of the proposed project including address, Town, County and State. ii. an indication that existing vegetation to the north and west is to be preserved. a label which indicates that the location of the silt fence is also the limit of disturbance. iv. reconfigure parking area to insure a maximum 2.5:1 slope is maintained for all side slopes in the area of the proposed construction. b. Submission of the revised site plan to be an original or mylar copy, dated and signed by the preparer, to be retained by the Town of Ithaca. C. That sediment and erosion control methods, in compliance with New York State Department of Environmental Conservation guidelines for controlling erosion, siltation and pollution to all waterbodies and wetlands and as approved by the Town of Ithaca Engineer, be practiced throughout the construction of this project. d. That the silt fencing which currently exists on the site be maintained in good, working condition, until all disturbed land has established vegetation. Silt fencing should be removed only upon approval of the Town of Ithaca Engineer. e. That all areas of soil disturbance resulting from this project should be seeded with appropriate vegetative cover and mulched with hay or straw within one week of final grading. Mulch to be maintained until suitable vegetative cover is established, subject to approval by the Town of Ithaca Engineer. f. That the earth fill plans be reviewed and approved by the Town of Ithaca Engineer prior to construction. g. That any future improvements to the parking area surface not indicated on the site plan, require review and approval by the Town of Ithaca Engineer prior to the issuance of a building permit. • Veteran Volunteer Firemen's Association Preliminary and Final Site Plan Approyal Planning Board, October 29, 1996 • • -Page 3- h. In the event the owner of said property removes the existing vegetative buffers to the west and north, replacement plantings be installed within a reasonable period of time, subject to the approval of the Town of Ithaca Planning Staff and /or the Town of Ithaca Engineer. AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. Starr Hays, Secretary, Town of Ithaca. 10/31/96. File name: WPWin - #12 - Mvetfve.fm PRELIMINARY SITE PLAN CHECKLIST FINAL PROJECT NAME VOl..�_ PROJECT NUMBER PREPARER = ITEM SUBMITTED N/A = NOT APPLICABLE W = WAIVE COND = CONDITION OF APPROVAL 1. / Completed and signed Development Review Application. a. Development Review Escrow Agreement and Back -up Withholding Form ( i,f required) . (Only one (1) copy each.) 2. Payment of review fees. / Deposit of escrow. 3. V Fully completed and signed Short Assessment Form, Part I (SEAF), Assessment Form, Part I (LEAF), to which to submit.`) Environmental or Long Environmental (See Town Planner as 4. V 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. Vicinity Map showing the general location of the property and proposed project at a scale of 1" =1000' or 1"= 2000'. 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, ✓ 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. ZSize, 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. e. Size, location, proposed use, design, and construction materials of all proposed structures. I PRELIMINARY SITE PLAN CHECKLIST Page 2 f. V 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 planting schedule including location and proposed design of buffers. (5 -HCCIL E'Mh�TfNl> U6Lv5�`IIGa• S�- f?�6�140145D AT 69Me. DATL ; V15P U �L1f�T�11J ►.0S e EE j, Location, design, and construction materials of all -- gOeG'66.10 proposed water and sewage facilities. k. LLocation 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. V / 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 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. y 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. (I,/ Name of proposed project. r. �`// Name of Town, County, and State, So y Date of Site Plan, including any applicable revision dates, 40 t. NIA Key map (when more than one sheet is submitted). PRELIMINARY SITE PLAN CHECKLIST Page 3 u. Name and seal of the registered land surveyors) or engineers) who prepared the topographic and boundary survey and the date of survey. 6. V/O� Name (s) 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. 7. V Estimate of the cost of improvements (excluding the purchase cost of land) to be prepared (preferably) by a licensed professional engineer. 8. 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 planbarftrelimis.ite mb \5/14/96 of the proposed Site Plan than 11" x 1711) and copy above (Except Development w forms), ® FINAL SITE PLAN CHECKLIST PROJECT NAME i?,P5 • f-15 � ,Y� PROJECT NUMBER Cf (-P 10 PREPARER = ITEM SUBMITTED N/A = NOT APPLICABLE W = WAIVE COND = CONDITION OF APPROVAL 1. Completed and signed Development Review Application, Development Review`Escrow Agreement, and Back -up n, Withholding Form (if required). (Only (1) copy each.) 20 Payment of additional review fees as needed and deposited in an escrow account. 3. All other items submitted with the preliminary site plan application with modifications made according to the approval given by the Town Planning Board, 48 Z 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. 50 V Detailed sizing and final material specifications of all required improvements. 6. Construction details of all proposed structures, roads, n water /sewage facilities, and other improvements. 7. �% 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