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HomeMy WebLinkAboutPB Minutes 1997-01-21TOWN OF ITHACA PLANNING BOARD JANUARY 21, 1997 FILED TOWN OF ITHACA Date , Clerk The Town of Ithaca Planning Board met in regular session on Tuesday, January 21, 1997, in Town Hall, 126 East Seneca Street, Ithaca, New York at 7:30 p.m. PRESENT: Chairperson Fred Wilcox, Eva Hoffmann, Herbert Finch, Robert Kenerson, Gregory Bell, Jonathan Kanter (Director of Planning), John Barney (Attorney for the Town), Daniel Walker (Director of Engineering), George Frantz (Assistant Town Planner). ALSO PRESENT: Anton Egner, Warren Allmon, Michael Shaw, Bob Shaw. Chairperson Fred Wilcox declared the meeting duly opened at 7:30 p.m., and accepted, for the record, the Secretary's Affidavit of Posting and Publication of the Notice of Public Hearing in Town Hall and the Ithaca Journal on January 13, 1997, and January 15, 1997, together with the Secretary's Affidavit of Service by Mail of said Notice upon the various neighbors of the property under discussion, as appropriate, upon the Clerks of the City of Ithaca, Town of Danby, and the Town of Ithaca, upon the Tompkins County Commissioner of Planning, upon the Tompkins County Commissioner of Public Works, and upon the applicants and/or agents, as appropriate, on January 15, 1997. (Affidavit of Posting and Publication is hereto attached as Exhibit 91.) Chairperson Wilcox read the Fire Exit Regulations to those assembled, as required by the New York State Department of State, Office of Fire Prevention and Control. AGENDA ITEM: PERSONS TO BE HEARD. There being no one present to be heard, Chairperson Wilcox closed this segment of the meeting. AGENDA ITEM: SEQR DETERMINATION, PROPOSED ADDITION AT PALEONTOLOGICAL RESEARCH INSTITUTION LOCATED AT 129 TRUMANSBURG ROAD Chairperson Wilcox duly opened the above - mentioned matter at 7:31 p.m. Anton Egner stated that the Paleontological Research Institution would like to alleviate problems with their collections that are crowded in the building. Mr. Egner passed photographs around for the Board to see the exterior and back of the Institution with the trailers. The Institution intends to clean up the area by adding a modest building to the existing building, so some of the storage units located in the existing building would be worked on while in the main building before transferring them to the proposed building. Mr. Egner showed photographs of the Institution's interior at the present time. The old museum room, located on the bottom floor, has storage compactors stored there. The public wanders through the Institution, and it is very difficult to go through because it is very congested. Mr. Egner stated that the Institution wants to move the storage units into the new building, so it would not be so congested in the existing building. The Institution wants to improve •their environment and the safety of the building, and allow them to better fulfill their function as an institution. Many of the exhibits in the storage units are not catalogued yet, and they are very precious collections. The E PLANNING BOARD MINUTES 2 APPROVED - FEBRUARY 18, 1997 JANUARY 21, 1997 Institution could live with the trailers for a while. There are four or five trailers located on the property. If the Institution is going to be growing locally and nationally, they would need to provide for these things. Mr. Egner stated that the new building would be located in the back of the existing building taking up the space that is now used by the trailers. The back lot of the existing building is a waste land that was an old parking lot where the pavement is broken. The Institution intends to dress up the back of the existing building. One of the questions from Assistant Town Planner George Frantz was what would the Institution do for landscaping. The intention of the Institution is to have nice looking grass and turf. The Institution's intention, in the future, is to build a major museum, and at that point they would plan to do major landscaping for the front of the museum and parking area to provide for bus access and parking. Mr. Egner stated that the Institution is attempting to clean up the environment by taking care of the trailers, and in the process taking care of some problems they have internally. The site plan notes a natural upland marsh with marsh plants that the Institution would not be touching. The existing drainage pattern would remain the same. In front of the Institution is a man made fountain that was put there by the lodge in the old days. Mr. Egner stated that this is all the Institution intended to do with the environment at this point. Assistant Town Planner George Frantz stated that the area that would be built upon is in the former parking area and turn around area, which is pretty much gravel with a little lawn. Chairperson Wilcox stated that on the drawings submitted to the Planning Department, that there are some calculations of drainage on the property. The actual increase of the run off will not be as great because . a lot of the broken asphalt would be replaced by the foot print of the building, and that calculations probably overstate any increased run off that would result. Assistant Town Planner Frantz stated that he has reviewed the plans and discussed the plans with the Town Engineer. The Town Engineer's opinion is that there is no need for any elaborate drainage study. Mr. Frantz stated that the Institution is proposing to direct the water into a fairly flat area where any water leaving the property would be as sheet flow. The addition of the building would not have any significant adverse impact towards the existing drainage. Chairperson Wilcox asked if the Town would be most worried about Cayuga Cliffs, which owns the property in the back. Assistant Town Planner Frantz responded, yes. Mr. Frantz stated that given the relatively small size of the structure and the distance between Cayuga Cliffs and the Institution's property line, that there should not be any problems at all. Board Member Eva Hoffmann stated that the general objective is not to have any water leaving the property. Assistant Town Planner Frantz stated that at least no net increase in the amount of water. 9 PLANNING BOARD MINUTES 3 JANUARY 21, 1997 APPROVED - FEBRUARY 18, 1997 Board Member Robert Kenerson asked if the trailers would be removed when the building is constructed. Mr. Egner responded, yes. Board Member Hoffmann asked if the existing building shown on the site plan towards the hospital would be removed. Mr. Egner responded, no, that building has been there predating the present ownership of the Paleontological Research Institution. It is an old garage that is a functional building. Mr. Egner stated that he does not know how long the old garage would be staying a functional building, but right now the building is also storing some of the storage compactor units. Director of Planning Jonathan Kanter stated that one of the photographs show, right behind the garage building, the existing power lines that run along the edge of the property. Board Member Hoffmann stated that she would like to hear more about how the addition is going to look such as the exterior siding. Mr. Egner stated that the elevation drawings supplied to the Board show a view looking towards the west of the existing building. The drawing shows the slope of the land, the exit from the upper level, and the stairwell down to the grade. Off to the right of this there is a connection to the existing building with an entrance /exit door from the stairwell. Mr. Egner stated that the north elevation drawing shows small blocks which are glass blocks that would shine some light inside. The building would be a concrete block building. Eventually, when the funds are available to do the other building, the addition would be designed to add stucco to this so it would be compatible with the center section of the existing building. Mr. Egner stated that the south elevation drawing shows an access door on the bottom floor, and a pattern of small glass blocks for light to shine inside the building. There will be no other windows. At this point, the Institution would be providing adequate ventilation for the storage, and minimal amount of heating, which are heating coils that run off the gas boiler of the main building. The electricity would be taken off the existing system. Mr. Egner stated the doors on the bottom level and top level would allow the Institution to bring compactors in and out. The doors would also serve as exits for the people who are working in the Institution, which would be a maximum of one to three people at one time. Board Member Hoffmann stated that she thought the look of the addition is of environmental concern. Ms. Hoffmann stated that she would like to see this Institution become a big, good museum in the future. Ms. Hoffmann asked if the concrete blocks would be of the same color of the existing building. Mr. Egner stated that the existing building is of gray stone, so the concrete block will be matching the gray stone. The addition would be attaching to the gray stone side. Mr. Egner stated that the Institution cannot afford what is shown on the drawing at this time, but in the long range when the other museum addition is • added to the other end, that would be finished similar to what the Reconstruction Home has. PLANNING BOARD MINUTES 4 JANUARY 21, 1997 APPROVED - FEBRUARY 18, 1997 Mr. Egner continued by stating that they would then be compatible, and develop a court yard in between the two buildings. There is a huge rock on the property, and the hope is to develop a Paleontological garden that people could walk through, at some point in the future. The Institution has a lot of long -range plans. This is only the beginning of what they would be doing. Board Member Gregory Bell stated that he shares Board Member Hoffmann's concern about the looks of the building in relationship to the existing building. Mr. Bell stated that the materials and the shape of the building are not compatible with the existing building, particularly the roof line. The older structure has rather steep roof lines, and the new addition looks like a double wide mobile home. Mr. Egner stated that the Institution has money to do a pole barn, but they do not want to do a pole barn. They looked at a Butler building, and decided they did not want to do a Butler building. Mr. Egner stated that this building could be dressed up in the future, to a point, by putting windows in. This addition first started out as a potential temporary building to take the place of the trailers. A pole barn is the simplest temporary building. Mr. Egner stated that the Institution cannot afford to do anything but what he is now showing in these plans. Mr. Egner stated that they have something that is functional and would not detract from the existing building. Board Member Herbert Finch stated that he visited the site, and it looked like the present building would be shielding this one from the road. It would be hard to see the addition from the road, except a small corner towards the shed area, but there are enough woods along there for the building to be shielded. Board Member Bell stated that he agrees the woods would shield this addition quite well, but when the new museum is being constructed with a U- shaped court yard, then the roof line is probably the most distinguishing feature of it. Mr. Bell stated that he does not think it is a major cost issue to change a roof line. If there are more shingles, plywood, and trusses then it would cost more, but that would not be much. There would not be storage in the attic, so there are ways of breaking this up into two parts or just raise the roof line. Mr. Bell stated that the roof line would not be compatible, and people would eventually see it. It is a wonderful building now, and it would be a shame to create a detraction on the back of it. Board Member Hoffmann asked Mr. Egner if the Institution looked at alternative roof lines. Mr. Egner stated that if he made the roof as steep as the existing building, it would cost more. This would be the least expensive roof that could be done. The trusses are approximately $18.00 to $200.00 for each truss. The more the trusses are extended vertically the more the trusses would cost, and also the expansion of plywood to cover the larger area would cost more money also. Mr. Egner stated that the glass blocks in the building would make the building look interesting and sparkle. This would also serve a certain amount of security because no one would be able to enter from the back side. Mr. Egner stated that a flat roof would cost more money because of the structure. To have a flat roof they would need to go to a steel structural system such as a pole barn. This way they would be able to do wood trusses with sheet rock on the bottom. Mr. Egner stated that the Institution is trying to get 6,000 square feet for $210,000.00. • PLANNING BOARD MINUTES 5 JANUARY 21, 1997 APPROVED - FEBRUARY 18, 1997 Assistant Town Planner Frantz stated that while doing the environmental assessment, one of the things he considered was the visual impact with the difference of design between the existing building and the proposed addition. The only impact of this addition would be the usage of the building because it is practically invisible from Route 96. Another thing that would alleviate the impact due to the difference in the two buildings is the fact that the addition is only connected to the main building by a very small corridor /stairwell. It would not be like it is right up against the main building, it would be separated from the building. It is an interim solution for the museum. Board Member Hoffmann asked Mr. Egner if there is a potential chance of changing the roof line. Mr. Egner stated that it was not the Institution's intention, but the possibility is there. Board Member Bell asked Mr. Egner if he looked into what would happen to the cost per square foot of space if they matched the existing roof pitch and put storage in the new space. Mr. Egner stated that the Institution has a grant to allow them to put up a 6,000 square feet two story building. A ramp would need to be installed to move the storage units from floor to floor because they would be heavy. Mr. Egner stated that if he builds a building on the ground, he would need to build a foundation four feet from below grade which is where the existing building is. If they put this four feet below grade by making • it directly tied to the existing building they would not need a ramp. To do a ramp the building would have to be further back from the existing building. Mr. Egner stated that all he needed to do was to add another floor, and since the roof was going to be the same, he would do the perimeter and add another floor to give storage space. The 3,000 square feet would just meet their present needs in the trailers. This is how the two -story building was generated. It started as a potential temporary building out back, which could have been a one story pole barn. Chairperson Wilcox asked if anyone were prepared to offer a motion of SEQR determination. 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 as proposed and, therefore, an Environmental Impact Statement will not be required. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #2.) PLANNING BOARD MINUTES 6 JANUARY 21, 1997 0 APPROVED - FEBRUARY 18, 1997 Chairperson Wilcox duly closed the SEQR determination at 7:58 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY SITE PLAN APPROVAL AND A RECOMMENDATION TO THE ZONING BOARD OF APPEALS FOR SPECIAL APPROVAL FOR A PROPOSED 6,000 +/- SQUARE FEET ADDITION TO THE PALEONTOLOGICAL RESEARCH INSTITUTION, LOCATED AT 1259 TRUMANSBURG ROAD/NYS ROUTE 96 ON TOWN OF ITHACA TAX PARCEL NO. 24- 3 -3.15 RESIDENCE DISTRICT R -30. PALEONTOLOGICAL RESEARCH INSTITUTION OWNER, ALLMON AGENT. Chairperson Wilcox declared the above -noted matter duly opened at 7:5.9 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Assistant Town Planner Frantz stated that the revision to the site plan shows the right -of -way along the 115 kilovolt power line, which is hard to envision who owns the right -of -way. Mr. Egner stated that there is no record that the Paleontological Research Institution owns the right -of- way for the power lines, and he has done some research on this. Mr. Egner read what the Institution has in the way of conveyance, which read "a right -of -way and right -of -use in common with the grantee in and to the existing electric distribution service line extending along the northerly boundary of the conveyed premises, and further right -of -way for poles and electric and telephone line extending from a point near the northeast corner is of the conveyed premises southerly across the easterly portion of the conveyed premises as said line now exists to the lands and building of the grantor ". Mr. Egner stated that this was in 1966. Mr. Egner stated that he talked to Mr. Frantz and that the Town does not have a record of this conveyance. After discussions with Bonnie McCloud, she believes that as of 1967 there was a conveyance of 50 feet to the Institution. Mr. Egner stated that he would be waiting for NYSEG to confirm this information. Assistant Town Planner Frantz stated that it looks like a 25 -foot wide easement, which the proposed addition would not be infringing on. The Town Planning Staff thought this information should be on the site plan for submission. Mr. Egner stated that he also discovered that 100 feet from the center line of Route 96 there is a gas line. Chairperson Wilcox asked if there were any comments from the Town Engineer on the drainage or runoffs. Director of Engineering Daniel Walker stated that there would be no negative impact. Chairperson Wilcox asked if there are any problems with the fire hydrant that the County referenced. 0 CI • PLANNING BOARD MINUTES 7 APPROVED - FEBRUARY 18, 1997 JANUARY 21, 1997 Director of Engineering Walker stated that the fire hydrant is close enough. The fire hydrant is a private hydrant, which is owned by the land owners. The Town does not own that water main, but the Town may in the future because negotiations are going on now. Assistant Town Planner Frantz stated that he contacted the Town's Code Enforcement Officer about the fire hydrant. According to State codes, as long as the fire hydrant is within 500 feet of the building it is acceptable. This fire hydrant is approximately 50 feet from the building. Board. Member Hoffmann stated that in the proposed resolution, there is a request to have the revised site plan show the proposed extension of the driveway. Ms. Hoffmann asked if what is shown on the site plan is not what is going to be done. Assistant Town Planner stated that this is a very minor revision. Wherever the pavement ends in the area between the proposed addition and the existing storage building, there should be a line marking the boundary between the driveway and the lawn area. Board Member Hoffmann stated that she is very glad this Board is not seeing plans for a pole barn. She is also glad that the new addition is away a short distance from the existing building rather than being completely attached to it. Assistant Town Planner Frantz stated that one of the issues the Planning Board needs to address, is the reseeding of the rear lawn area if grass is adequate in terms of landscaping. If it is adequate in the mind of the Board then there is no need for Number 2 in Condition b of the proposed resolution, which reads "to include a proposed landscaping plan and planting schedule ". The Site Plan sheet 2 of 4 states "strip the top soil, stock pile and spread, and seed after excavated materials moved to this location ". That is the proposed landscaping plan. Board Member Hoffmann asked what the Planning Staff thought of the landscaping plan. Assistant Town Planner Frantz stated that if this was in front of the building, then yes for some foundation plantings. This is in the rear of the building, and he does not believe it is necessary to have foundation plantings around the building. Chairperson Wilcox noted that this is a Public Hearing, and asked if anyone from the public wished to speak on this matter. No one spoke. Chairperson Wilcox 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: PLANNING BOARD MINUTES 8 JANUARY 21, 1997 0 APPROVED - FEBRUARY 18, 1997 1. That the Town of Ithaca Planning Board hereby waives the requirement for a detailed drainage plan for the proposed project, having determined from the materials presented that such wavier 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 Site Plan Approval to the proposed site plan as shown in a site plan submission which includes drawings entitled "Storage Building Addition, Paleontological Research Institution, Town of Ithaca, Tompkins County, Ithaca, New York ", prepared by Egner & Associates, and dated December 20, 1996, and other application materials, subject to the following conditions to be met prior to Final Site Plan Approval: a. Revision of the site plan to show the right of way for the existing I I5Kv electric power line on the property; b. Revision of the site plan to show any proposed extension of the existing asphalt drive and paving materials to be used in said extension; C. Granting by the Zoning Board of Appeals of the required Special Approval for the proposed addition. • AND BE IT FURTHER RESOLVED: 1. That the Planning Board, in making recommendation to the Zoning Board of Appeals, determines the following: a. There is a need for the proposed use in the proposed location, as demonstrated by the applicant; b. The existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project; C. The specific proposed change in land use as a result of the proposed project is in accordance with a comprehensive plan of development for the Town of Ithaca. 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved. Director of Planning Kanter stated, for the record, that he agrees with the approach on the landscaping, and would like to see a more thought out landscaping plan when future improvements are proposed for the whole property for the Board to look at. • There being no further discussion, Chairperson Wilcox called for a vote. s • PLANNING BOARD MINUTES 9 APPROVED - FEBRUARY 18, 1997 AYES - Wilcox, Hoffmann, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #3.) JANUARY 21, 1997 Chairperson Wilcox duly closed the above- mentioned matter of Preliminary Site Plan Approval and Recommendation to the Zoning Board of Appeals at 8:13 p.m. AGENDA ITEM: CONSIDERATION OF MODIFICATION OF CONDITION 2 (A) OF PRELIMINARY AND FINAL SUBDIVISION APPROVAL FOR THE BALCOM/PEARSON TWO - LOT SUBDIVISION, LOCATED AT 1035 HANSHAW ROAD, TOWN OF ITHACA TAX PARCEL NO. 71 -7 -6, RESIDENCE DISTRICT R45. SAID CONDITION, IN A RESOLUTION DATED AUGUST 6119969 REQUIRED WITHIN SIX MONTHS OF THE APPROVAL, CONVEYANCE OF LOT B (041 +/- ACRES) TO THE OWNERS OF TAX PARCEL NO, 71-7-20 AND SUBMISSION OF THE DEED AND A COPY OF THE CONSOLIDATION REQUEST TO BE PROVIDED TO THE TOWN PLANNER. THE PROPOSED MODIFICATION OF SAID CONDITION IS FOR AN EXTENSION OF AN ADDITIONAL SIX MONTHS TO CLOSE AND FILE THE ABOVE. REFERENCED DOCUMENTS. ROBERT N. SHAW AGENT. Chairperson Wilcox duly opened the above- mentioned matter at 8:14 p.m. Robert Shaw, 313 Roat Street stated that six months ago he had an approval for a subdivision of the Balcom /Pearson's back lot of their property on 1035 Hanshaw Road. Mr. Shaw stated that the Balcom/Pearson's backyard is a piece of land that extends to Roat Street and crosses his front yard. In discussions with the Balcom/Pearson's when listing their property for sale, he wanted to purchase the back lot leaving it 300 feet deep and 87 feet along the road. This was tied in with a purchase offer that was in the process, which failed when the buyer backed out of the agreement. Within a week there was another purchase offer, and that one failed because that person could not complete his part of the deal. Mr. Shaw stated that the purchase of this land by him is all tied to the commission agreement with the Balcom/Pearson property sale. Mr. Shaw stated that he is working diligently to get the property sold, and he would like to ask the Board for an extension of six months to do that. Mr. Shaw stated that he is hoping that it would not take another six months to sell the Balcom/Pearson property. Mr. Shaw stated that rather than filing the papers to create this subdivision, as far as the deed and transfers are concerned, that he would like to do it all at one time with the sale to a third party of the house and the 300 -foot parcel. Chairperson Wilcox asked if anyone were prepared to offer a motion. MOTION by Eva Hoffmann, seconded by Herbert Finch: PLANNING BOARD MINUTES 10 JANUARY 21, 1997 APPROVED - FEBRUARY 18, 1997 NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby approves the following modification to the conditions set forth in the attached resolution of August 6, 1996 granting Preliminary and Final Subdivision Approval to the "Balcom /Pearson Two -lot Subdivision ": 1. Condition 2. a is hereby modified to extend the time period, during which the deed and consolidation request must be filed with Tompkins County and proof of such submitted to the Director of Planning, from six months to one year following the date of final subdivision approval. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #4.) • Director of Planning Kanter stated that the previous issue before the Board is one of the benefits of Planning, Engineering, and Zoning staff members meeting biweekly to review and follow -up on conditions. This is how the staff members keep up with these things. Mary Bryant (Administrative Secretary for Planning and Engineering Departments) and Starr Hays (Secretary for Planning and Engineering Departments) are trying to keep a calendar of things such as expiration dates. Chairperson Wilcox duly closed the matter of modification of conditions for the Balcom/Pearson Subdivision Approval at 8:18 p.m. AGENDA ITEM: PRESENTATION OF TOWN OF ITHACA PLANNING DEPARTMENT Director of Planning Kanter stated that he hopes the Planning Board had an opportunity to look through the 1996 Annual Report that was supplied to each Board Member. The 1996 Annual Report was reported to the Town Board on January 13, 1997. By looking at the report, it is evident how much work the Planning Department is involved in. The 1996 Annual Report shows a summary of what the Planning Department and the Planning Board does together. An appendix in the report is a summary of the Planning Board's actions. Mr. Kanter stated that it seemed like a slow year for development review, but in actuality; there were a lot of actions before the Board. It might not have been as active a development year as past years, but there will be some good potential developments resulting from approvals. Final approval of the Ithacare Facility lead to the possibility of 160 new residential units for seniors. Twenty -three new residential building lots might be a lower • number than most years, but that is probably where most of the activity dropped off in comparison to previous 0 PLANNING BOARD MINUTES 11 APPROVED - FEBRUARY 18, 1997 JANUARY 21, 1997 years. Mr. Kanter stated that he thought the renovation of space in Axiohm was a highlight of the year by making use of 43,000 square feet of vacant space. There were a lot of two -lot subdivisions this past year. Mr. Kanter stated that he tried to make it clear in the cover memorandum that it is a combination of a lot of groups that do all of these things. All the hours put in by different Boards and Committees working together on various projects, which the Planning Department is involved in, adds up to a significant amount of time. The Town Staff often does not get as much credit as they should, including the administrative staff, and everyone had done a great job this year. MOTION by Mr. Herbert Finch, seconded by Mr. Gregory Bell: RESOLVED, that the Town of Ithaca Planning Board hereby recognizes the 1996 Annual Report and congratulates the Departmental Staff and Town Staff for their hard work for the past year. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: APPROVAL OF MINUTES - JANUARY 7 1997 MOTION by Mr. Robert Kenerson, seconded by Mr. Herbert Finch: RESOLVED, that the Minutes of the January 7, 1997 Meeting of the Town of Ithaca Planning Board be and hereby approved with the following corrections: Page 7, paragraph 2, which reads "Board Member Robert Kenerson asked Mr. Frantz if that investment as against a grant as matching funds. ", shall read "Board Member Robert Kenerson asked Mr. Frantz if that investment is against a grant as matching funds." Page 14, last paragraph, which reads "RESOLVED, that the Town of Ithaca Planning Board hereby requests the Town of Ithaca Town Board to contact the Department of Transportation about this serious safety issue of no lights be-�n at the entrance ramp to Route 13 from the north bound lane, and that the Board urges the DOT to put at least one light there for the safe • need. ", shall read "RESOLVED, that the Town of Ithaca Planning Board hereby requests the Town of Ithaca Town Board to contact the Department of Transportation about this safety issue of no lights at the entrance ramp to Route 13 from the north bound lane of East Shore Drive, and that the Board urges DOT to put at least one light there to correct a dangerous situation." Page 15, paragraph 5, which reads "Chairperson Wilcox stated that if anyone drove down Floral Avenue during the Holiday season, that the Fred Lower residence looked great The house was lighted up with lights and it was Just beautiful.", shall read "Chairperson Wilcox stated that if anyone drove down Floral Avenue PLANNING BOARD MINUTES 12 JANUARY 21, 1997 0 APPROVED - FEBRUARY 18, 1997 during the Holiday season, to see the William Lower residence I hope they noticed the Old One Hundred The house was lit up with lights and it was just beautiful." There being no further discussion. Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: OTHER BUSINESS. Board Member Finch stated that he was accosted over the weekend by a citizen of the Town who was referring to a subdivision of Perry property on the West Hill called the Shalebrook Subdivision. They have sold less than half of the subdivision lots, and the five -year relief from their taxes have expired. This person would like to know if there is a way he could appeal to extend that over the sale for the rest of the lots. Mr. Finch stated that he told this person to contact people on the Planning Board and on the Town Board. This is just to alert the Board that this might be coming in for review. Director of Planning Kanter stated that would be a Town Board decision. There are also other sewer and water assessment benefit issues on the remaining Perry property, which ended up with a significant increase in the number of benefit units that are being assessed this year. The Engineering Department, Planning Department, Mary Bryant, and Betty Poole went through approximately half the tax rolls this past year and found all kinds of corrections and omissions in the sewer and water assessment benefit. This was one property that ended up with a significant change. The Perry's have already written a letter to the Town on that issue. Mr. Kanter asked Attorney Barney if this was ever requested or granted by the Town Board. Attorney Barney stated that he does not recall any cases. He thinks it is part of the Local Law, and would have to look further into it. There is a grace period given for a development that is subdivided because it automatically ups the number of units they would be charged. If there is undeveloped acreage, the formula would treat it as undeveloped acreage, but as soon as it is subdivided, there is a series of lots which would be worth one unit. Traditionally the Town has granted a subdivider who puts in the infrastructure (water and sewer lines) a five -year abatement from an increase on their assessment. Board Member Finch stated that he informed this person to contact the Town. - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- Chairperson Wilcox asked if there was anything to report from the meeting with Ithaca College. PLANNING BOARD MINUTES 13 JANUARY 21, 1997 • APPROVED - FEBRUARY 18, 1997 Director of Planning Kanter stated that Ithaca College still plans to cut into the hill side to expand J lot. Ithaca College does not have the figures on the amount of fill material that would be taken from the upper part, but they intend to smooth the slope out so it would blend in with the existing lot. They do not know whether they would need to do any blasting or not. Ithaca College is still in preliminary stages because they do not have site plans yet, but they have begun to research and investigate into this further. Ithaca College did say they would present to the Board their investigation of other alternative locations for parking on the campus. They did a cost estimate of a parking structure, and would be glad to share it with the Board. There were discussions on the overall drainage plan for the projects they are proposing. Board Member Hoffmann stated that she thought this Board asked Ithaca College to develop the Ford Hall addition and the J lot as one piece of work because they are so connected to each other. Ms. Hoffmann asked what Ithaca College said about that. Director of Planning Kanter stated that Ithaca College will not be doing it as one plan, but they would be proceeding fairly closely together. Ithaca College will be addressing some of the issues that were raised at the Planning Board sketch plan meeting. - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- Chairperson Wilcox asked Mr. Kanter if he was present at the presentation to the Town Board on a . possible development of the Ceracche property on Mecklenburg Road. Director of Planning Kanter responded, yes. This is a proposal for a low income housing development, which would be approximately 56 units. This property is adjacent to the Town/City line on Mecklenburg Road, right next to the former Saddlewood Farms proposed site. Board Member Bell asked if this was the site where Candlelight was proposed. Director of Planning Kanter stated that was the site of the former proposal for Candlelight that was presented over a year ago. Mr. Jonson had an option to purchase that property, but that time has expired. The Ceracche property would be approximately ten acres of this new proposal. This site is in an R -15 zone, and they are requesting a rezoning to a Multiple Residence District. They are also asking for an increase in density over the 3.5 units per acre to six units per acre. This development would be an apartment development which would fit into the multiple residence district. It seems to be an interesting proposal that is in the very early stages. There would be approximately four to five buildings with attached units. The Ceracche property includes the site the Town was looking at for a future park on the West Hill, and the possible through connector road from Mecklenburg Road to Bundy Road. The Planning Staff would need to look into the curb cuts to make sure their entrance road is not too close to the curve on Mecklenburg Road. There is a possible wetland area identified, which they would need to delineate more specifically. They seem interested in the property, and they are applying with the State for low income tax credits and low interest loans. - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- 0 PLANNING BOARD MINUTES 14 APPROVED - FEBRUARY 18, 1997 JANUARY 21, 1997 Board Member Bell asked where the Town stands on the letter from Matthew J. Oppenheim in regards to the Cayuga Vista proposal. (Letter is hereto attached as Exhibit # 5.) Director of Planning Kanter stated that the Town informed Mr. Grover and Mr. Mazza that they would need to get statements in support or agreements from the other owners of the units. This is part of the process, and there have not been any other letters for this proposal or against it. - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- Director of Planning Kanter stated that there is nothing scheduled for the February 4, 1997 Planning Board Meeting, and asked if the Planning Board would like to cancel that meeting date. MOTION by Chairperson Fred Wilcox, seconded by Mr. Herbert Finch: RESOLVED, that the Town of Ithaca Planning Board hereby cancels the February 4, 1997 Planning Board Meeting, and that the Town Clerk should be notified to inform the media of the canceled meeting. Board Member Hoffmann asked if there is anything scheduled for the February 18, 1997 Planning Board Meeting. Director of Planning Kanter stated that the Paleontological Research Institute would probably be back • in for final approval after they go to the Zoning Board of Appeals. There is also a site plan modification for the South Hill Complex for a temporary trailer. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- Director of Planning Kanter stated that some of the projects that the Planning Board heard about Ithaca College in regards to their sketch plans are being financed by the New York State Dormitory Authority. The NYS Dormitory Authority needs to do SEQR reviews for financing of any bonding they do because they are a State agency. The Planning Department has received four or five Full and Short Environmental Assessment Forms on different projects including the ones that Ithaca College has already presented to the Planning Board. There has been a recommendation letter drafted for Supervisor Catherine Valentino to review and forward to the NYS Dormitory Authority, which states that the Town of Ithaca does not have a problem with the Dormitory Authority being lead agency on the issuance of bonds with the understanding that the various involved Town Boards receive more details of these projects, especially the Planning Board for site plan • reviews. In addition, there are some minor observations and comments on the Environmental Assessment PLANNING BOARD MINUTES 15 JANUARY 21, 1997 APPROVED - FEBRUARY 18, 1997 Forms that Assistant Town Planner Frantz has put together. Mr. Kanter stated that this is more of an informational report. Mr. Kanter stated that the Planning Staff would be putting together a formal review for each project that the Town would be involved in. The Planning Staff will not be commenting on interior renovation projects. Assistant Town Planner Frantz stated that three projects have begun because they are interior renovations that do not require Planning Board action. It would be a ministerial issuance of the building permit. Another project is the refinancing of the existing debt by Ithaca College. Chairperson Wilcox asked if that would require a SEQR. Assistant Town Planner Frantz responded, yes. The NYS Dormitory Authority actions are discretionary and subject to a SEQR review. The largest one being in 1991 or 1992, when Cornell University had to front load $150 million worth of Dormitory Authority Bonding. There were approximately 20 university projects, many of which have not happened yet. Director of Planning Kanter stated that there seems to be more awareness on the part of the State doing the SEQR reviews, but beyond that there seems to be more concern on part of the Dormitory Authority not to step on the Town's toes. They seem more sensitive to the local review process than the State used to be. • Attorney Barney stated that he is not sure how Ithaca College could have two lead agencies. Director of Planning Kanter stated that the Planning Staff suggested to the NYS Dormitory Authority to segment these for approval of financing because they would not be able to fulfill the detailed SEQR requirements for each project. They do not have enough information at this point to do that, so the Planning Staff suggested that they segment the finance aspect out of the actual projects. Attorney Barney asked if this has been done this way before. Assistant Town Planner Frantz responded, yes. There is a certain element of trust here. The NYS Dormitory Authority is assuming lead agency status for financing. The Town is giving this to them for the purpose of just the bonding. The way SEQR operates is that there is one lead agency for each and every project, and this works most of the time. Attorney Barney stated that if the Town gets consents from Ithaca College and the Dormitory Authority he would feel more comfortable. There is a provision to reestablishing a lead agency, and one of the circumstances is that upon agreement of the project sponsor prior to the acceptance of a draft EIS. Assistant Town Planner Frantz stated that there was some formal agreement with the Town of Ithaca and Cornell University at the last big project, that Cornell University agreed that the Town of Ithaca would be lead agency for the site plan review and special approval. 0 PLANNING BOARD MINUTES 16 APPROVED - FEBRUARY 18, 1997 Attorney Barney asked if this letter has been submitted yet. JANUARY 21, 1997 Assistant Town Planner responded, no, but the letter needs to be delivered by January 24, 1997 to the NYS Dormitory Authority. Attorney Barney stated that he does not know how the NYS Dormitory Authority performs in that role without doing a full scale review because they would be funding these projects. These are the keys that trigger an environmental review. Director of Planning Kanter stated that the Town originally told the NYS Dormitory Authority that they should not be lead - agency on these projects because the Town would take lead agency status when they do the detailed reviews. NYS Dormitory Authorities stated that they needed to do these reviews and take lead agency on the financing for the bonding, and they need to get the good bond rates now to put the package together. Mr. Kanter stated that he does not know how they could do the SEQR review without all the details of the projects. The Town should ask for letters back from the NYS Dormitory Authority and Ithaca College. The draft letter was intended to say that the Town of Ithaca would plan to assume lead agency status for these projects. Attorney Barney stated that the letter should state that the Town of Ithaca will be lead agency for the site plan review projects, and the Town needs a confirmative concurrence permission for the Town to consent 41 to the NYS Dormitory Authority as lead agency on the issuance of bonds. AGENDA ITEM: ADJOURNMENT. Upon MOTION, Chairperson Wilcox declared the January 21, 1997, Meeting of the Town of Ithaca Planning Board duly adjourned at 8:58 p.m. Prepared by: Deborah Kelley, Keyboard Specialist/Minutes Recorder. Mary Bryant, Administrative Secretary, Town of Ithaca. 0 I 4AL • TOWN OF ITHACA PLANNING BOARD _ 126 East Seneca Street Ithaca, New York 14850 Tuesday, January 21, 1997 AGENDA . 7:30 P.M. Persons to be heard. 7:35 P.M. SEQR Determination, proposed addition at Paleontological Research Institution, located at 1259 Trumansburg Road, as further described below. 7:45 P.M. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval and a recommendation to the Zoning Board of Appeals for Special Approval for a proposed 6,000 +/- sq. ft, addition to the Paleontological Research Institution, located at 1259 Trumansburg Road/NYS Rte. 96 on Town of Ithaca Tax Parcel No. 24- 3 -3.1, Residence District R -30. Paleontological Research Institution, Owner; Warren Allmon, Agent. 8:15 P.M. Consideration of Modification of Condition 2(a) of Preliminary and Final Subdivision Approval for the Balcom/Pearson Two -lot Subdivision, located at 1035 Hanshaw Road, Town of Ithaca Tax Parcel No. 71 -7 -6, Residence District R -15. Said condition, in a resolution dated August 6, 1996, required within six months of the approval, conveyance of Lot B (0.41 +/- acres) to the owners of Tax Parcel No. 71 -7 -20 and submission of the deed and a copy of the consolidation request to be provided to the Town Planner. The proposed modification of said condition is for an extension of an additional six months to close and file the above - referenced documents. Robert N. Shaw, Agent, 5. Presentation of Town of Ithaca Planning Department Annual Report for 1996, Jonathan Kanter, Director of Planning. 6. Approval of Minutes: January . 7, 1997 (in packet). 7. Other Business. 8, Adjournment, Jonathan Kanter, AICP Director of Planning 273 -1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY STARR HAYS AT 2734747. i(A quorum of four (4) members is necessary to conduct Planning Board business.) TOWN OF ITHACA PLANNING BOARD. NOTICE OF PUBLIC HEARING �. • Tuesday, January 21, 1997 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the Town of Ithaca on Tuesday, January 21, 1997, at 126 East Seneca Street, Ithaca, N.Y., at the following time and on the following matter: 7:45 P.M. Consideration of Preliminary Site Plan Approval and a recommendation to the Zoning Board of Appeals for Special Approval for a proposed 6,000 +/- sq. ft'. addition to the Paleontological Research Institution, located at 1259 Trumansburg Road /NYS Rte. 96 on Town of Ithaca Tax Parcel No. 24- 3 -3.1, Residence District R- 30. Paleontological Research Institution, Owner; Warren Allmon, Agent. Said Planning Board will at said time 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. 0 Dated: Monday, January 13, 1997 Publish: Wednesday, January 15, 1997 • Jonathan Kanter, AICP Director of Planning 273 -1747 J Ll MAI ADOPTED RESOLUTION: SEQR Paleontological Research Institution Addition 1259 Trumansburg Road Preliminary Site Plan Approval and Recommendation to Zoning Board of-Appeals Planning Board, January 21, 1997 MOTION by Robert Kenerson, seconded by Herbert Finch: WHEREAS: 1. This action is the consideration of Preliminary Site Plan Approval and a recommendation to the Zoning Board of Appeals for a proposed 6,000 +/- sq. ft. addition to the Paleontological Research Institution, located at 129 Trumansburg Road/NYS Rte. 96 on Town of Ithaca Tax Parcel No. 24- 3 -3.1. Residence District R -30. Paleontological y Research Institution, Owner; Warren Allmon, Agent. 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 January 21, 1997. has reviewed and accepted as adequate a Short Environmental Assessment Form Part I submitted by the applicant and a Part II prepared by the Town Planning Department, a site plan submission.which includes drawings entitled "Storage Building Addition, Paleontological Research Institution, Town of Ithaca, Tompkins County, Ithaca, New York," prepared by Egner & Associates and dated December 20, 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 - Wilcox, Hoffmann, Finch, Kenerson, Bell. Nays - None. The MOTION was declared to be carried unanimously. Stan Hays, Secretary, T 1/22/97. of Ithaca. N F; F iL ADOPTED RESOLUTION: Paleontological Research Institution Addition • 1259 Trumansburg Road Preliminary Site Plan Approval and Recommendation to Zoning Board of Appeals Planning Board, January 21, 1997 MOTION by Herbert Finch, seconded by Robert Kenerson: WHEREAS: 1. This action is the Consideration of Preliminary Site Plan Approval and a recommendation to the Zoning Board of Appeals for a proposed 6,000 +/- sq. ft. addition to the Paleontological Research Institution, located at 1259 Trumansburg Road/NYS Rte. 96 on Town of Ithaca Tax Parcel No. 24- 3-3.1, Residence District R -30. Paleontological Research Institution, Owner; Warren Allmon, 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 Site Plan Approval, has, on January 21, 1997, made a negative determination of environmental significance, and 3. The Planning Board, at a Public Hearing on January 21, 1997, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I submitted by the applicant and a Part II prepared by the Town Planning Department, a site, plan submission which includes drawings entitled "Storage Building Addition, Paleontological Research Institution, Town of Ithaca. Tompkins County, Ithaca, New York, prepared by Egner & Associates, and dated December 20, 1996, and other application materials. NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives the requirement for a detailed drainage plan for the proposed project, 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 Site Plan Approval to the proposed site plan as shown in a site plan submission which includes drawings entitled "Storage Building Addition, Paleontological Research Institution, Town of Ithaca, Tompkins County, Ithaca, New York," prepared by Egner & Associates, and dated December 20, 1996, and other application materials, subject to the following conditions to be met prior to Final Site Plan Approval: a. revision of the site plan to show the right of wavy for the existing 11 5Kv electric power line on the property; b. revision of the site plan to show any proposed extension of the existing asphalt drive and paving materials to be used in said extension; Paleontological Research Institution Addition -Page 2- •1259 Trumansburg Road Preliminary Site Plan Approval and Recommendation to Zoning Board of Appeals Planning Board, January 21, 1997 C. granting by the Zoning Board of Appeals of the required Special Approval for the proposed addition. U AND BE IT FURTHER RESOLVED: 1. That the Planning Board, in making recommendation to the Zoning Board of Appeals, determines the following: a. there is a need for the proposed use in the proposed location, as demonstrated by the applicant; b. the existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project; C. the specific proposed change in land use as a result of the proposed project is in accordance with a comprehensive plan of development for the Town of Ithaca. 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved. Ayes - Wilcox, Hoffmann, Finch, Kenerson, Bell. Nays - None. The MOTION was declared to be carried unanimously. A / Starr Hays, Secretary, own of Ithaca. 1/22/97. inistratly,6 Secretary. 9 • U PRELIMINARY SITE PLAN CHECKLIST F I N PROJECT NAME P R l PROJECT NUMBER q� Z 2 2 C = 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 (if required). (Only one (1) copy each.) 21 Payment of review fees. Deposit of escrow. 3. / Fully completed and signed_- Short Environmental Assessment Form, Part I ' ELF), or Long Environmental Assessment Form, Part I (LEAF). (See Town Planner as to which to submit.) 41 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. 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. e. %� Size, location, proposed use, design, and construction materials of all proposed structures. 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 (if required). (Only one (1) copy each.) 21 Payment of review fees. Deposit of escrow. 3. / Fully completed and signed_- Short Environmental Assessment Form, Part I ' ELF), or Long Environmental Assessment Form, Part I (LEAF). (See Town Planner as to which to submit.) 41 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. 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. e. %� Size, location, proposed use, design, and construction materials of all proposed structures. PRELIMINARY SITE PLAN CHECKLIST n Page 2 f. CO J Location, design, and construction materials of all proposed parking areas, access drives, and off - street loading areas. g. Size, location, design, and cons all proposed signs and lighting. h. Location, design, and constructi proposed pedestrian and bicycle truction materials of on materials of all facilities. Landscaping plan and planting schedule including location and proposed design of buffers. j. A Location, design, and construction materials of all proposed water and sewage facilities. k. % Location of any existing or proposed fire and other emergency zones, including the location of fire hydrants. 1. Location, name, and dimensions of each existing ar. pr-epose4-et-ree t mod- l ay ,,4 a -r dti-- sti7ng-o-r- proposed utility, drainage, or similar easement within, abutting, or in the immediate vicinity of the proposed project. C 11 C� S %i0 Izf Y�i Z./ IV �J�J L �C•.0 rt.L aLJ YaL 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. LOIN P- q- r. S, t. 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. 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. Map scale in bar form, and north point. Name of proposed project Name of Town, County, and State. Date of Site Plan, including any applicable revision dates. 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S) •rt m r• 1 � 3 . l m .0 m I iJ 1) 44 s 1 In O U N m N In o rim/ N 4-I SI -r4 O .04 N 44 Q S-I v •rl N r -1 In In 'U r. .E4 i 1 o u a U, r0 .r, U, w vr �I m 0111 N N'U r, U U 0 to [ 4 -r-1 ,J In N V GI� m N r v In 04 •r1 fd r1 m III In In rU r-1 2 O iJ :J N E '04 C: N N N r4 N F--I N -r{ N In iJ r—i U -r) U N QI �4 m -r-1 U) U) f n E �-I :J U iJ . �I U S1 to mrl mNQr:m U):J -r1 �F;G:r~44a) n� Z a) to Z 01 (Is •r-1 R, C4 Q.r—I P 111 •r1 O W4 ry :F, I I F-t �rl/.) we R, I'D r� co m E .r r1 a, IL �n 21 �� 1, -Y O •, O� C .n bi o. • • 4) • ADOPTED RESOLUTION: Modification of Conditions. Balcom/Pearson Subdivision Approval of 8/6/96 1035 Hanshaw Road Planning Board, January 21, 1997 MOTION by Eva Hoffmann, seconded by Herbert Finch: WHEREAS: 1. Preliminary and Final Subdivision Approval was granted on August 6, 1996 for the subdivision of 0.41 +/- acre from Town of Ithaca Tax Parcel No. 71 -7 -6, 1.1 +/- acres in size, located at 1035 Hanshaw Road for consolidation with Town of Ithaca Tax Parcel No. 71 -7 -20, located at 313 Roat Street, Residence District R -15, conditioned. in part, upon condition 2.a "within six months of this approval, conveyance of Lot B to the owners of Tax Parcel No. 71 -7 -20 and submission of the deed and a copy of the consolidation request to be provided to the Town Planner," and 2. This subdivision was classified as an Unlisted Action for which the Town of Ithaca Planning Board. acting as lead agency in environmental review with respect to Subdivision Approval, has, on July 9, 1996, made a negative determination of environmental significance, after having reviewed and accepted as adequate the Short Environmental Assessment Form Part I, prepared by the applicant, and a Part II prepared by the Town Planning staff. and 3. A contract for sale of the remaining lands of Tax Parcel No. 71 -7 -6 (Parcel A on "Survey Map, No. 1035 Hanshaw Road, Town of Ithaca, Tompkins County, New York "; prepared by Allen T. Fulkerson, P.L.S. dated June 10, 1996) has not come to closing, and 4. The agent, Robert Shaw, has requested a six month extension for meeting condition 2.a, to enable a new contract for sale of the remaining lands of Tax Parcel No. 71 -7 -6 to be approved. NOW, THEREFORE, BE IT.RESOLVED: That the Town of Ithaca Planning Board hereby approves the following modification to the conditions set forth in the attached resolution of August 6, 1996 granting Preliminary and Final Subdivision Approval to the "Balcom/Pearson Two -lot Subdivision ": 1. Condition 2.a is hereby modified to extend the time period, during which the deed and consolidation request must be filed with Tompkins County and proof of such submitted to the Director of Planning, from six months to one year following the date of final subdivision approval. Ayes - Wilcox, Hoffmann, Finch, Kenerson, Bell. Nays - None. The MOTION was declared to be carried unanimousl%-. Starr Hays, Secretary, T 1/22/97.srh of Ithaca. Ma ryan , AA mimstrat e Secretary.