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HomeMy WebLinkAboutPB Minutes 1997-03-18,7 • TOWN OF ITHACA PLANNING BOARD MARCH 18, 1997 FILED TOWN OF HACA Date_.. Clerk The Town of Ithaca Planning Board met in regular session on Tuesday, March 18, 1997, in Town Hall, 126 East Seneca Street, Ithaca, New York at 7:30 p.m. PRESENT: Chairperson Fred Wilcox, James Ainslie, Herbert Finch, Robert Kenerson, Eva Hoffmann, 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), Geri Tierney (Planner). ALSO PRESENT: Nancy Goody, Warren Allmon, Charles Pomada, Andrea Coby, Peter Demjanec, Tom Niederkorn, Paul Sayvetz, Stephen Eddy, Gail Eddy, Robert Lama, Joel Gaynon, David Lorenzini. Chairperson Wilcox declared the meeting duly opened at 7:31 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 March 10, 1997, and March 12, 1997, together with the Secretary's Affidavit of Service by Mail of said Notice upon the various neighbors of the properties ' 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 March 14, 1997. (Affidavit of Posting and Publication is hereto attached as Exhibit #1.) 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. CONSIDER AMENDED SEQR DETERMINATION PROPOSED ADDITION TO PALEONTOLOGICAL RESEARCH INSTITUTE, 1259 TRUMANSBURG ROAD Chairperson Wilcox duly opened the above - mentioned matter at 7:33 p.m., and read aloud from the Agenda. Director of Planning Jonathan Kanter stated that the Planning Staff confirmed that the Site Plan Approval for the Paleontological Research Institution (PRI) addition is an Unlisted Action pursuant to SEQR as originally assumed. Based on phone calls, discussions, and research, it was clear that that the fact that the building may be eligible for listing on the State or National Registers would not make it a Type I Classification pursuant to SEQR. The SEQR criteria for Type I Action, regarding historic properties, is specifically outlined in the memorandums esupplied to the Planning Board. The property must either be listed on the State or National Registers of Historic Places, or has been formally proposed by the New York State Board on Historic Preservation for a PLANNING BOARD MINUTES 2 MARCH 18, 1997 APPROVE - APRIL 15. 1997 • recommendation to the State Historic Preservation Officer for nomination for inclusion in the National Register. Mr. Kanter stated that the statement was clear on what the criteria were supposed to be. The Planning Staff has confirmed with the State Historic Preservation Office that none of these elements were occurring. The New York State Board on Historic Preservation usually meets four to six times a year to take properties that have been eligible for consideration of nomination. The proposed nominations are reviewed to see which ones would be worthy enough for pursuing the designation. The list is an ongoing and updated list. When the Board meets throughout the year, there would be certain ones nominated as a result of that process. The State Historic Preservation Office did confirm that PRI is an Unlisted Action as originally classified by the Planning Staff. At the last Planning Board meeting there were discussions about the project, and it was concluded that it would be warranted to complete and submit a Full Environmental Assessment Form. PRI did submit a Full Environmental Assessment Form with additional information. The Planning Board was supplied with an amended Environmental Assessment Form and the additional information regarding the historic significance of this building. The Planning Staff is recommending that the Planning Board reaffirm the original negative declaration of environmental significance based on the updated and amended information that was provided in the new Environmental Assessment Form. The Planning Staff is awaiting comments from the State Historic Preservation Office. A phone call was made to the State Historic Preservation Office that the Planning Board would be meeting to discuss this issue. There were still no comments received from the State. Based on the information provided, the Planning Staff is recommending that the Planning Board reaffirm their negative determination. (The memorandums from Director of Planning Kanter and Planner Cornish are hereto attached as Exhibits • #2 and #3) Board Member Gregory Bell stated that Mr. Kanter's memorandum raised the question about the difference between being proposed versus the list of being eligible. Historically over the past 15 years, the eligibility criteria were equal to listing in every legal protection level. Mr. Bell asked if the Planning Staff information discovered a change in that. Director of Planning Kanter stated that he does not think there scenario that people perceived has been mentioned. The information Board based on that basis. Mr. Kanter stated that is why the last meetin( He does not think the SEQR rules changed. It may be more specific now criteria of a Type I Action. The current SEQR rules have been in effect for The criteria are clear, that the PRI proposal is not a Type I Action. MOTION by Herbert Finch, seconded by James Ainslie: NOW, THEREFORE, BE IT RESOLVED: is a change. Part of the was passed along to this happened the way it did. in terms of wording for the approximately a year now. That the Town of Ithaca Planning Board hereby reaffirms: 1). Its determination of January 21, 1997, that the action proposed above is an Unlisted action; 2). The negative determination of environmental significance made on January 21, 1997, in accordance with the New York State •Environmental Quality Review Act for the above referenced action'as proposed and; 3). That an Environmental Impact Statement will not be required. PLANNING BOARD MINUTES 3 MARCH 18, 1997 APPROVE - APRIL 15, 1997 • There being no further discussion,. Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Ainslie, Finch, Kenerson. NAYS - None. ABSTAIN - Bell. The MOTION was declared to be carried. (NOTE: The adopted resolution is hereto attached as Exhibit #4.) Chairperson Wilcox duly closed the Reaffirmation SEQR determination for Paleontological Research Institution at 7:41 p.m. r - CONTINUATION OF PUBLIC HEARING. CONSIDERATION OF FINAL SITE PLAN 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 -3.1 RESIDENCE DISTRICT R -30. PALEONTOLOGICAL RESEARCH INSTITUTION OWNER, ALLMON AGENT, Chairperson Wilcox declared the above -noted matter duly opened at 7:42 p.m., and read • aloud from the Notice of Public Hearings as posted and published and as noted above. No one spoke. Chairperson Wilcox closed the Public Hearing, and brought the matter back to the Board for further discussion. Board Member Robert Kenerson asked what roof design is the Planning Board considering. Warren Allmon, Director of PRI, stated that the Planning Board considered the low pitched roof line design that was submitted to Albany. Mr. Allmon stated that he talked to Albany, and they have not opened the file, but they hoped to do so within the 30 days. MOTION by Herbert Finch, seconded by Robert Kenerson: NOW, THEREFORE, BE IT RESOLVED: 1. That the Planning Board hereby grants Final Site Plan Approval for 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, dated December 20, 1996 and revised January 27, 1997, and other application materials, subject to the following conditions: a. Submission of detailed sizing and final material specifications for all required site improvements and construction details of all proposed structures, water /sewage facilities, and other improvements prior to the issuance of r: • • PLANNING BOARD MINUTES building permits; 4 APPROVE - APRIL 15, 1997 MARCH 18, 1997 b. Submission of one (1) original or mylar copy and two (2) paper copies of the final site plan to be retained by the Town of Ithaca prior to the issuance of building permits; C. Retention of any storage trailers on the property for more than 120 days after the issuance of a Certificate of Occupancy for the addition shall be subject to further Planning Board review. Board Member Eva Hoffmann asked what is the reason for the trailers to stay after the certificate of occupancy has been issued. Assistant Town Planner George Frantz stated that it would take some time to move the collections from the storage trailers to the addition. Attorney for the Town John Barney stated that condition "b" should be changed to read "Prior to the issuance of building permits, submission of one (1) original or mylar copy and two (2) paper copies of the final site plan to be retained by the Town of Ithaca." There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Ainslie, Finch, Kenerson, Hoffmann. NAYS - None. ABSTAIN - Bell. The MOTION was declared to be carried. (NOTE: The adopted resolution is hereto attached as Exhibit #5.) Chairperson Wilcox duly closed the matter of final site plan approval for Paleontological Research Institution at 7:51 p.m. AGENDA ITEM: APPROVAL OF MINUTES - FEBRUARY 18 1997 MOTION by Robert Kenerson, seconded by Herbert Finch: RESOLVED, that the Minutes of the February 18, 1997 Meeting of the Town of Ithaca Planning Board be and hereby approved as written. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Finch, Kenerson, Bell, Ainslie. NAYS - None. PLANNING BOARD MINUTES 5 APPROVE - APRIL 15, 1997 i ABSTAIN - Hoffmann. The MOTION was declared to be carried. AGENDA ITEM: OTHER BUSINESS. MARCH 18, 1997 Director of Planning Kanter stated that each member was supplied with a copy of the Tompkins County Waterfront Plan. The Town of Ithaca was one of the participants that helped work on the Plan over the past few years. There has been a discussion of the Plan scheduled for the April 11 1997 Planning Board meeting. The Town Board Members were invited to attend the meeting to hear the discussion as one group. The Planning Staff would be asking the Planning Board for a recommendation to the Town Board to give the Plan some type of official recognition or endorsement. The Planning Board should review the Plan before the next meeting on April 1, 1997 for comments. Chairperson Wilcox asked when Ithaca College would be coming before the Planning Board for discussion. Director of Planning Kanter stated that Ithaca College would be on the Planning Board Agenda for April 15, 1997. Board Member Herbert Finch asked if this Plan would be included in the application that would be discussed further. Director of Planning Kanter stated that this Plan is going to serve a number of purposes. The Town has applied jointly with the County for the Local Waterfront Revitalization Plan, which has served a main part of this application. This Plan is more of a generalized study that has looked at specific things. AGENDA ITEM: REPORT OF THE TOWN ENGINEER ON MINOR SUBDIVISION REVISION AS PER ARTICLE II, SECTION 17 OF THE TOWN OF ITHACA SUBDIVISION REGULATIONS FOR A LOT LINE MODIFICATION BETWEEN 161 WHITETAIL DRIVE TOWN OF ITHACA TAX PARCEL NO. 44-1- 91/126, AND 163 WHITETAIL DRIVE TOWN OF ITHACA TAX PARCEL NO 44 -1 -92. BOTH LOTS LOCATED IN DEER RUN SUBDIVISION Chairperson Wilcox duly opened the above - mentioned matter at 7:58 p.m., and read aloud from the Agenda. Director of Engineering Daniel Walker stated that the Town of Ithaca had a request for a lot line modification in the Deer Run Subdivision. The Burbanks purchased two lots and built their house across the boundary line. The Burbanks would like to sell a strip of land to the neighbors on Lot 21 owned by Michael and Lisa Lofgren. Mr. Walker stated that this is a minor subdivision modification that he approved. He is waiting for proof of the consolidation. One of the conditions of this lot line modification is that they transfer that lot to the other parcel within a certain period of time. Mr. Burbank is in the process of getting some legal language, because he was going to sell PLANNING BOARD MINUTES 6 APPROVE - APRIL 15, 1997 • the parcel on a land contract. MARCH 18, 1997 Chairperson Wilcox asked how does the Planning Staff decide whether to hold a Public Hearing or not on these types of modifications. Director of Engineering Walker stated that this minimal lot line modification is not changing the land use. It is basically moving a line a short distance. Board Member Bell asked what is the distinction between this item and the other item coming up on the agenda with the Cornell University lots. Assistant Town Planner Frantz stated that this is a recorded subdivision that was reviewed and approved by the Planning Board. The Planning Staff could not find any record of a subdivision of that particular parcel of Cornell University lots. The Town Board revised the Subdivision Regulations to allow the Town Engineer this limited power for subdivisions that have been approved by the Town's Planning Board. Attorney Barney stated that the statutory section mentions that the modification of the final plat requested by the subdivider subsequent to the filing in the Tompkins County Clerk's office that such request shall be made to the Town Engineer, that he is hereby empowered to approve minor practical modifications on behalf of the Planning Board. If in the opinion of the Town Engineer, the • requested modifications are substantial in nature, scope, or extent or materially effect the subdivision plat as approved by the Planning Board, then the subdivider shall not proceed without the approval of the Planning Board. Director of Engineering Walker stated that if this was creating an additional lot, then that would be a significant change. If it is a matter of changing a lot line that would not change the housing density or impact the street lines, then this would be considered a minor lot line modification. AGENDA ITEM: OTHER BUSINESS: Board Member Bell asked if the Town's Conservation Board could be added to the regular mailing list for Planning Board agendas. The Conservation Board does not receive it on a regular basis. Director of Planning Kanter stated that there have been problems with the Conservation Board and the Environmental Review Committee (ERC). The ERC does not meet regularly. When there was a full ERC the process was very smooth and efficient, that any project under the ERC's jurisdiction, defined by the Town's Environmental Review Law, that the agendas were forwarded to all the members of the ERC. The ERC would do the reviews on behalf of the Conservation Board. Without the ERC being able to meet regularly in the past six months or so, the Planning Staff has been dealing directly with the Conservation Board Chair. Any application that comes into the •Planning Department is communicated to the Chair of the Conservation Board for further review by the ERC. The Conservation Board is in the process of reestablishing the ERC as a full functioning committee. The ERC has four members, but no chair has been appointed. The ERC would be PLANNING BOARD MINUTES 7 APPROVE - APRIL 15, 1997 • discussing the appointment of a chair for the committee in April. MARCH 18, 1997 Board Member Bell asked what does the Conservation Board do that the ERC does not do. Assistant Town Planner Frantz stated that normally the ERC reviews the projects. The entire Conservation Board does not review the projects. Planner Cornish stated that the Conservation Board reviews and discusses several items of environmental interest to the Town, such as the Conservation Districts and the Unique Natural Areas. Board Member Hoffmann stated that the Conservation Board has set up several different committees to review environmental interests for the Town. Board Member Bell stated that it sounds like a lot of levels to go through. The whole packets do not need to be mailed to each person, but agendas should be mailed to each member of the board. Assistant Town Planner Frantz stated that in 1990 the Town did do that, but the postage costs were tremendous. After a while people were asking why they were receiving the agendas. Board Member Hoffmann stated that there are four new members on the Conservation Board that have not been on any other board or committee in the Town. It might be useful for them to •receive agendas for the Planning Board. At the last Conservation Board meeting there were a lot of questions of interest about this Board. Director of Planning Kanter stated that the staff would be sending out pending development review listings instead of the agendas. The review listing has more information and suggested dates for people to have. AGENDA ITEM: SEQR DETERMINATION, PROPOSED SUBDIVISION BY CORNELL UNIVERSITY, LOCATED AT 581 WARREN ROAD Chairperson Wilcox duly opened the above - mentioned matter at 8:12 p.m., and read aloud from the Agenda. Thomas Niederkorn, 310 West State Street, stated that this proposal is for consolidation of an odd shaped parcel of land on Warren Road that is a land contract between Cornell University and the Moores. They want to rearrange the boundaries of the parcel to a uniform shaped parcel to front on Arrowwood Drive instead of Warren Road. The issue is whether or not the Board would require a total survey of the 6.2 acres owned by Cornell University or .22 acres off the west end of that parcel without having a full survey. Mr. Niederkorn stated that he sees this as cleaning up a parcel that was rather out of shape in.the first place. This would also give better access to the parcel from an existing road. 40 Chairperson Wilcox asked if Arrowwood Road is now open. PLANNING BOARD MINUTES 8 MARCH 18, 1997 APPROVE - APRIL 15, 1997 Mr. Niederkorn responded, yes. Board Member Bell asked how far is Arrowwood Road open to. Mr. Niederkorn stated that Arrowwood Road is opened approximately 1/8 of a mile beyond this property. Chairperson Wilcox stated that Arrowwood Drive now goes through the land leased to Mr. Moore. Director of Engineering Walker asked if the barns were still there. Mr. Niederkorn stated that the old barns are not there any more, but Mr. Moore has a barn on his property. The problem was that part of this land was in the Village of Lansing, and this would simplify it. Attorney Barney asked if the property is leased to the Moores or is on land contract. Mr. Niederkorn stated that it is a land contract with an agreement to purchase the land within five years. •Board Member Bell asked if the Village of Lansing road is on a piece of land that is owned by someone else. Mr. Niederkorn stated that the land is owned by Cornell University. Director of Planning Kanter stated that it is not. It was originally owned by Cornell, but when Arrowwood Drive was built a right -of -way was set aside that the road way would be turned over to the Village of Lansing. Part of the road right -of -way is now the Village of Lansing road right -of -way. Assistant Town Planner Frantz stated that there is a signed lease that reflects the lot as it was proposed, and that has been signed and filed in the County Clerk's office. They are requesting this formal subdivision in order to have a lot that complies with the land that is being leased to the Moores. As part of the whole Arrowwood Drive project, Cornell had to renegotiate the lease with the Moores. Attorney Barney asked if there has been a new lease with the new dimensions shown on the map. Assistant Town Planner Frantz responded, yes. Another issue related to Arrowwood Drive that in discussions with Ben Curtis of the Village of Lansing, that they have issued a house number and address to it. This parcel is considered 9 Arrowwood Road and has driveway access on to • Arrowwood Drive. Mr. Niederkorn stated that it has already happened. This proposal is brought to this Board PLANNING BOARD MINUTES 9 APPROVE - APRIL 15, 1997 MARCH 18, 1997 ifor a formal approval, so in time there would be a clean parcel that could be purchased. Chairperson Wilcox asked if the old driveway to Warren Road has been essentially eliminated so it could not be used by the Moores. Mr. Niederkorn stated that he was not sure. Director of Planning Kanter stated that there is a small fence to discourage people from using that driveway. Board Member Finch stated that on the Environmental Assessment Form, under the tax parcel list, the parcel numbers should read 73 all the way across. MOTION by Robert Kenerson, seconded by Gregory Bell: NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, neither a Long Environmental Assessment Form nor an Environmental Impact Statement will be required. 0 There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Ainslie, Finch, Kenerson, Bell, Hoffmann. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #6.) Chairperson Wilcox duly closed the SEQR determination for Preliminary and Final Subdivision Approval for 581 Warren Road at 8:19 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF +/- 0.092 ACRE FROM TOWN OF ITHACA TAX PARCEL NO. 73 -1 -1.22. +/- 6.27 ACRES TOTAL AREA 0,183 ACRE FROM TAX PARCEL NO. 73-1 -1.5, +/- 0.54 ACRE TOTAL AREA, AND 0.132 ACRE FROM TAX PARCEL NO 73=11=13 FOR CONSOLIDATION WITH TAX PARCEL NO. 73 -1 -1.1 LOCATED AT 581 WARREN ROAD RESIDENCE DISTRICT R -15. CORNELL UNIVERSITY OWNER• THOMAS NIEDERKORN AGENT. Chairperson Wilcox declared the above -noted matter duly opened at 8:20 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. No one spoke. Chairperson Wilcox closed the Public Hearing, and brought the matter back to the Board for PLANNING BOARD MINUTES 10 APPROVE - APRIL 15, 1997 • further discussion. MARCH 18, 1997 Chairperson Wilcox stated that the survey supplied to the Board does not show tax parcel numbers, and he has not seen a survey map that did not have tax parcel numbers. Assistant Town Planner Frantz stated that he did not see the parcel numbers either, and he is not sure it is required on surveys. Chairperson Wilcox stated that there is a reference to the County filing system. Chairperson Wilcox asked if there is any requirement for showing tax parcel numbers on the survey. Attorney Barney responded, no. These are out of town surveyors. MOTION by Gregory Bell, seconded by James Ainslie: NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives the requirements that: 1). A complete boundary survey be prepared for Tax Parcel No. 73 -1- 1.22;. 2) building setback lines and lot width at building setback lines be shown on the proposed plat; and 3). Topographic information be shown on the proposed plat as required by the • Preliminary and Final Subdivision Checklist, having determined from the materials presented that such waivers will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board. 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of +/- 0.092 acre from Town of Ithaca Tax Parcel No. 73-1 - 11.22, +/- 6.27 acres total area, 0.183 acre from Tax Parcel No. 73- 1 -1.5, +/- 0.54 acre total area, and 0.132 acre from Tax Parcel No. 73 -1 -1.3 for consolidation with Tax Parcel No. 73- 1 -1.1, located at 581 Warren Road, as shown on subdivision plat entitled "Plans of Lands to be Leased by Cornell University" prepared by Hunt Engineers and Architects, dated November 17, 1995 and revised February 11, 1997, subject to the following condition: a. Submission for signing by the Chairman of the Planning Board of an original or mylar copy of the plat and four dark -line prints. Assistant Town Planner Frantz stated that a signature by the surveyor with raised seal should be added to condition "a ". There being no further discussion, Chairperson Wilcox called for a vote. •AYES - Wilcox, Ainslie, Finch, Kenerson, Bell, Hoffmann. NAYS - None. PLANNING BOARD MINUTES 11 APPROVE - APRIL 15, 1997 • The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #7.) MARCH 18, 1997 Chairperson Wilcox duly closed the matter of Preliminary and Final Subdivision Approval for 581 Warren Road at 8:27 p.m. AGENDA ITEM: SEQR DETERMINATION, PROPOSED CONVERSION OF SINGLE- FAMILY HOME TO SCHOOL MONTESSORI SCHOOL 117 EAST KING ROAD, Chairperson Wilcox duly opened the above - mentioned matter at 8:28 p.m., and read aloud from the Agenda. Peter Demjanec, Architect for the Montessori School, stated that he would like to distribute colored photographs of the adjacent Montessori School and spot elevations of the site. An aerial photograph showing a larger context and a graded site plan of the Montessori School has been furnished. (Color photograph of the Montessori School is hereto attached as Exhibit #8 and an aerial photograph of the area is hereto attached as Exhibit #9.) Chairperson Wilcox asked Mr. Demjanec if he could address any environmental issues of this proposal, such as drainage, traffic, noise, etcetera. • Mr. Demjanec stated that there should not be increased traffic flow, and that is important to the Board to take into consideration. The buses that are contemplated to deliver students to this facility are currently delivering students to the facility across the road. There should not be any increase in bus traffic. The Montessori School is proposing to add space for the buses to stop. There would not be a large number of buses at one time. There would not be a large number of parents dropping children off either. There would be the same amount of cars using the facility as it is currently being used. In terms of drainage, everyone knows that South Hill is extraordinarily poorly drained. The site has a drainage ditch that runs along the west boundary, a drainage ditch that runs along the east boundary, and a pond in the south east corner and uphill from the site, which has the effect of spilling water in the back yard of the site occasionally. The school is contemplating routing this water to the existing drainage ditch. There is some regrading in the immediate area of the building with some spot elevations shown on the plans. The spot elevations are a bit subtle, which are crossed hatched in one direction for existing and in the opposing direction for the proposed. It does indicate the information. The site has a moderate grade going northwest that reflects the spot elevations. Existing vegetation on the site is extremely sparse. There are evergreen plantings that are adjacent to the house, which would be removed and replaced by low shrubs to shield the parking area. Planner Geri Tierney stated that there does not seem to be big environmental concerns here. There would be a slight impact on drainage from the paving as they put in culverts crossing the •drainage ditch. The other environmental impact would be the traffic, but that would be more of a public safety issue. PLANNING BOARD MINUTES 12 APPROVE - APRIL 15, 1997 MARCH 18, 1997 • MOTION by Herbert Finch, 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 be required. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Finch, Kenerson, Bell, Ainslie, Hoffmann. NAYS - None. The MOTION was declared to be carried unanimously. . (NOTE: The adopted resolution is hereto attached as Exhibit #10.) Chairperson Wilcox duly closed the SEQR determination for the Montessori School at 117 East King Road at 8:38 p.m. •PUBLIC HEARING: CONSIDERATION OF PRELIMINARY SITE PLAN APPROVAL AND RECOMMENDATION WITH REGARD TO SPECIAL APPROVAL FOR THE PROPOSED CONVERSION OF A SINGLE - FAMILY HOME AND GARAGE INTO A TWO- CLASSROOM FACILITY TO ACCOMMODATE UP TO .20 STUDENTS, AND CONSTRUCTION OF ATTENDANT DRIVEWAY, BUS LOADING, PARKING FACILITIES AND WALKWAYS LOCATED AT 117 EAST KING ROAD ON TOWN OF ITHACA TAX PARCEL NO. 43 -24 RESIDENCE DISTRICT RAS MONTESSORI SCHOOL, OWNER: PETER DEMJANEC R A AGENT Chairperson Wilcox declared the above -noted matter duly opened at 8:40 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Mr. Demjanec stated that the existing one -story single family home has been purchased by the Montessori School for conversion to a two classroom annex across the street from their primary school building. It would serve the function of an educational facility. There would be classroom space, a small computer lab, restrooms, and a teaching kitchen. The primary building would be used for physical education classes. The students in attendance at the annex would be stationed there by spending the day there with the exception of two scheduled physical education classes a week. They would be contemplating a small group of students crossing the road approximately four times a week, and with the possibility once or twice a semester for school wide events. The exterior of the building is contemplated as being refinished with a new roof, new siding, and the existing windows will be reglazed and painted. The glazed connector between the garage and house would be removed and replaced with a new entry piece. The new entry piece would contain the accessibility ramp that will connect the two different levels. The garage is currently three feet below the primary house level. The only site development other than an access road for buses and parking spaces PLANNING BOARD MINUTES 13 MARCH 18, 1997 APPROVE - APRIL 15. 1997 • is a side walk to connect the annex to the primary building across the street. There would be a painted cross walk across East King Road and to the rear of the facility there would be a concrete patio to connect to the exterior space and use as an emergency egress from the building. Planner Tierney stated that the biggest issue mentioned in the memorandum to the Board, the 45 MPH speed zone on East King Road. Cars do drive fast through there especially when they are coming downhill towards the stop light approximately 1,000 feet away. Currently, the area is posted children at play. If children are going to be crossing the road there should be additional signage for the area. There is a memorandum from the Tompkins County rHighway Department stating that they agree with these suggestions. Tompkins County Highway Department is willing to put additional signs and paint a crosswalk there. They also suggested that this Board consider requesting from the State to decrease the speed zone. There are a number of measures that could be taken. A representative from the school could give more details on the policy of crossing the road. Andrea Coby, Administrator of the Montessori School, stated that the children will never cross the road unsupervised. It would be a small number of children crossing the road at one time accompanied by adults. Attorney Barney asked what is the reasoning for the children to cross the street. • Ms. Coby stated that the gym is in the main building. Planner Tierney stated that in the rear on the adjacent piece of land there is a drainage, which is not a pond but there is not enough water in it to resemble a pond. The Board might want to review this and question the applicant whether the pond does fill up, and if any measures would be taken to protect the children playing in the rear yard. Board Member Hoffmann asked if the water is in the rear yard of this property or on an adjacent property. Planner Tierney stated that the water is on the adjacent property. However, there is not a barrier between the rear yard to the play area on the adjacent property. Attorney Barney asked in which adjacent property is the water located. Planner Tierney stated that the property is located to the south of the Montessori School. Board Member Hoffmann stated that the plans show shrubs along the south, east, and west boundaries. Mr. Demjanec stated that the aerial photograph shows where the house is located. The pond • is circled on the copy to show where the pond is located in conjunction to the house. Board Member Ainslie asked if anyone has observed the depth of the water in the pond at it's • • �J PLANNING BOARD MINUTES maximum level. 14 APPROVE - APRIL 15, 1997 MARCH 18, 1997 Charles Pomada, Montessori School worker, stated that the pond is an over flow retention pond. There is a culvert approximately three feet high. The actual depth of the pond is less than three feet before it hits the straight out culvert to enter into a stone ditch. Board Member Ainslie asked how big in diameter is the pond. Mr. Pomada stated that the pond is approximately 40 feet in length and approximately 25 feet wide. The pond is filled in with cat tails. Planner Tierney stated that there could be some concerns for children safety when playing in the area by the pond. Board Member Ainslie asked if someone could put a fence up to keep the children away from the pond. Planner Tierney stated that would be up to the owner or the school should think about. Attorney Barney asked what is the student population in relation to the supervision. Ms. Coby stated that there would be approximately one teacher to five children. Attorney Barney asked if the children would be playing in the back of the house by themselves. Ms. Coby stated that the proposed annex is going to be for the middle school children of 12 to 15 years of age. There would probably not be a regular play time for that age group. If the school is not able to start the program then the building would be used as additional 6 to 9 year olds. In which case it would be a play area, but that is not the hope. Attorney Barney asked if when the area is used as a play area, are the 6 year -olds playing outside by themselves. Ms. Coby stated that the area is heavily supervised. Planner Tierney asked if there would be any signage for the school name or any outside lights for the building. One of the parking spaces would be too far into the front yard. The applicant would address the issue or seek a variance. Mr. Demjanec stated that the parking space does encroach on the setback requirement. The school would be approaching the Zoning Board asking for a variance. The school has an extremely tight site both in terms of the 100 -foot length along the road and the setback between the road and the house. It is very difficult for us to get a school bus turned around and still maintain the appropriate parking spaces on site. In terms of the signage, the owners are contemplating a sign PLANNING BOARD MINUTES 15 MARCH 18, 1997 APPROVE - APRIL 15, 1997 • similar to the one that already exists, but only smaller for the annex. Details of the sign would be submitted to the Town Planning Department once they have been selected. Also when the lighting has been selected, a plan would be supplied to the Town Planning Department before installation. Chairperson Wilcox asked if anyone had an opinion on how the school would be marking the road, putting in a school zone, reduce speed, etcetera. Mr. Demjanec stated that in his opinion, a minimum measure of safety would be for a marked cross walk and signs notifying motorists that this is a school crossing zone. Supplemented by a safety policy on the part of the owner for accompanying any children crossing the road. He does not believe measures beyond that are necessary given that the cross would be used seldom and only by small groups of children closely supervised. Chairperson Wilcox stated that two things bother him. First is Mr. Demjanec mentioned minimum, he is looking for prudent. Secondly, there are other considerations, such as play ground equipment balls rolling into the road while children are running after them. The main concern is the children's safety. Mr. Demjanec stated that they have been extremely attentive to zoning the site. They do not want an on site conflict between vehicle traffic and children playing. The play area has been •designated in the rear yard of the site, so there would not be any conflicts. The pedestrian path, from the entry of the annex to the entry of the main school, is set up to cross the traffic zone once. Chairperson Wilcox asked Ms. Coby if her insurance carrier has looked at the site. Ms. Coby responded, yes. Board Member Bell asked where would the children eat their lunch that attend the school. Ms. Coby stated that the children would be eating in their classrooms. Board Member Bell asked if there is a cafeteria in the main school. Ms. Coby responded, no. Board Member Bell asked where do those children eat. Ms. Coby stated that they would eat in the multi purpose room, which is also the gym. Board Member Bell asked if there are any conceivable reasons why children would not want to join their friends in the other place to eat lunch. Ms. Coby stated that one of the things that is so appealing about this building, in terms of the PLANNING BOARD MINUTES 16 MARCH 18, 1997 APPROVE - APRIL 15, 1997 •use for adolescents, that the mothership is within view, but it has a very separate identity. Children of this age really appreciate that. Board Member Bell asked how could they maintain the children in the same school from 6 to 14 years of age. Ms. Coby stated that she thinks the Board is misunderstanding. The ages from 6 to 14 is for possible age use of that building. The program the school is anticipating being in that space is for 12 to 14 year olds only. Board Member Bell stated that it seems more likely that 12 to 14 years old will have friends in the other part. Ms. Coby stated that the space is utilized with 3 to 6 year olds eating lunch in the classroom. The 6 to 12 years have their lunches together in the gym. There are different sets of needs for each of the age groups for social lunchtime. The younger children need a much quieter environment. Board Member Bell asked if there would be children of the same age in the main building. Ms. Coby responded, no. 40 Board Member Bell asked if parents would be picking up children at the main school at the end of the day and at the beginning of the day. Ms. Coby responded, yes. Board Member Bell asked if it was possible that siblings would have one parent picking up more than one children. Ms. Coby responded, yes. Board Member Bell asked if it was likely for them to walk across the street to meet their parent. Ms. Coby stated that whether the children want to do that or not is not the option. The dismissal would take place in two separate sites. That is why we are talking about a circular driveway for the buses and parents to come in and out. Board Member Bell asked if the parents would need to come at two different times to pick up their children. Ms. Coby responded, no, that the parents would need to stop at two difference places. • Board Member Bell asked what are the future growth plans beyond this building. PLANNING BOARD MINUTES 17 MARCH 18, 1997 APPROVE - APRIL 15, 1997 • Ms. Coby stated that a few months ago, the school was talking about purchasing land from Evan Monkemeyer. If this program is successful the school wants to build on the additional land. Board Member Bell asked if they would discontinue using this building. Ms. Coby stated that this building would probably convert into administrative offices. Board Member Finch asked if the instructional use of it is potentially temporary. Ms. Coby stated that with the school starting a new program, this would be a good place to start a transition period before building a permanent structure. Board Member Bell asked if the teachers would be walking across the highway. The school is proposing that a supervised group of children would be crossing the road two times a week. Mr. Bell further asked if it was true that adults would be crossing the road daily. Ms. Coby stated that she is probably going to be the only person going to both buildings. She would be spending half the day in the annex, and the other half in the main building. She would be driving her car back and forth. She does not anticipate adults moving from space to space. Board Member Bell asked if there were memos or paychecks that go to the teachers. All of •this seems unrealistic. Everything that he heard seems like fantasy land. When people interact they just do not go in nice neat little groups. When there are children of different ages and different interests, they want to see each other. He thinks this proposal is a recipe for disaster. He is not at all comfortable with this proposal and does not think it is a good idea. He does not think that this Board is in the position of saying no or not. This is a highway, and he would not want his 6 or 12 year old going to school like this., He thinks it is terrible. Chairperson Wilcox asked Mr. Bell what could the Board do to mitigate this. Board Member Bell stated that he thinks they should build next to the school. Attorney Barney stated that the Board needs to take into account what the Board's role is here. He thinks the questions are good questions to suggest in terms of the operation, but is it not the grounds for denial. Board Member Bell stated that he does not feel comfortable with this proposal. Chairperson Wilcox asked if the Board could require a conditional for final approval that a reduced speed zone be done. Attorney Barney stated that reducing the speed is not under the school's control. It is not •even this Board or the Town Board's control. This Board could request to the Town Board for a recommendation to the Department of Transportation for speed reduction consideration. PLANNING BOARD MINUTES 18 MARCH 18, 1997 APPROVE - APRIL 15, 1997 • Planner Tierney stated that she had discussions with the State. The Town and County should put together a request for reducing the speed zone. It would be a matter of approximately six weeks for them to review it. There would be a number of factors to review. It is unclear on what the State would decide. The County's memo made a few suggestions, such as cars coming in 45 MPH down hill in the winter time would propose a danger to the children. The school's decision to cross children on foot should be made fully aware of the inherent hazards associated with crossing a through collector type roadway. The County's memo also mentioned that the school is weighing the expense of constructing a paved walkway, and having to cross against the option of busing the children across the road. Another option is to put flashing beacons at the cross walk. They are expensive, but more visible. The County is not willing to do that expense. If it was warranted, the Town or the school would have to pay for it. When there are children crossing the road twice a week and signs are put up, a lot of people would not see children crossing the road. They would not believe it and people would not slow down for the area. Board Member Finch stated that he was concerned about this proposal himself. The concern is mitigated by the fact that they do have a long range plan that addresses keeping the students together at the existing mothership. Director of Planning Kanter stated that one thing could be recommended to the Zoning Board of Appeals on the Special Approval recommendation, might be to time limit the special approval. •Chairperson Wilcox stated that the Board needs to be careful because the proposed piece of land that the school wants to buy from Mr. Monkemeyer may not be his to sell right now. We do not know how long that would be tied up. Board Member Finch stated that he understands that it cannot be permitted in terms of the school application for their long range of plan. Board Member Ainslie stated that the house on the same side of the existing property to the east is vacant and for sale. Ms. Coby stated that the existing house for this proposal was a gift to the school. Board Member Hoffmann stated that she does not think the traffic situation is ideal, but things could be done to make it workable with signs and a clearly marked cross walk. Board Member Ainslie stated that just because there are signs they would not control the traffic. Board Member Hoffmann stated that there is parking spots less visible. Ms. Hoffmann stated that better not to have the shrubs there so the children • driving by the site. Director of Engineering Walker stated that the a row of shrubs being proposed to make the because of the use of the building it might be would not be hidden from the view of people road is approximately 30 to 40 feet in front of PLANNING BOARD MINUTES 19 MARCH 18, 1997 APPROVE - APRIL 15, 1997 the property line. There is a 30 to 40 foot strip of open space, so he does not think the shrubs will • block any driver's views. Board Member Hoffmann stated that she is not thinking only of the view of the drivers. If the school personnel were in the house, they would not be able to see what is happening if the children were crossing the road. As a safety precaution it would be better not to put the shrubs in. Director of Planning Kanter stated that a low leafing type of planting could be selected. Board Member Bell asked Attorney Barney under what conditions are special approval granted. Attorney Barney stated that from the Zoning Ordinance criteria for the granting of special approval, in Section 77, Subdivision 7, Sub - section a through h. From a Zoning stand point, when a particular item is permitted by special approval it is presumed to be acceptable to zone as opposed to be allowed as a variance. The special approval mechanism is established to review a project and to establish at times conditions for them. This would be a combination of what the Zoning Board of Appeals would do because they are the ones that grant the special approval. This includes: a). The health, safety, and general welfare of the community in harmony with the general purpose of this ordinance shall be promoted, except that as to all public • buildings and educational buildings wherein the principle use in research, administration or instruction, the same shall be presumed to exist. b). Premises are reasonably adapted to the proposed use, and that such use, except as to public and educational buildings will fill a neighborhood or community need. c). The proposed use and location and design of any structures shall be consistent with the character of the district in which it is located. d). The proposed use shall not be detrimental to the general amenity or neighborhood character in amount sufficient to evaluate neighboring property or seriously inconvenience neighboring inhabitants. e). The proposed access and egress for all structures and uses shall be safely designed. f). The general effect of the proposed use upon the community as a whole, including such items as traffic load upon public streets and load upon water and sewer systems is not detrimental to the health, safety, and general welfare of the community. • g). Lot area, access, parking, and loading facilities are sufficient for the proposed use. PLANNING BOARD MINUTES 20 APPROVE - APRIL 15, 1997 h). Natural surface water drainage ways are not adversely affected. MARCH 18, 1997 Chairperson Wilcox asked what are the lighting plans for the Montessori School. Mr. Demjanec stated that they have not selected specific lighting fixtures at this point and time. They are contemplating standard residential exterior flood lights mounted on the gables of the main body of the house and the garage. The exterior lights would only be functioning when the school building would be occupied after hours. There is an existing residential style light fixture adjacent to the inlet drive. There would be a small light for the annex sign. Chairperson Wilcox asked what are the plans for the current front entrance to the house. Mr. Demjanec stated that the front entrance would be removed and a portion of the opening would be converted into windows. The balance of the opening would be sided over when the building is resided. It would no longer appear as an entry to the house. Planner Cornish asked when the flood lights on the gable would be used. Mr. Demjanec stated that the flood lights would only be used when the building is occupied. Planner Cornish asked if there would be any security lighting in addition to the flood lights. Mr. Demjanec stated that the school is not contemplating security lighting at this time. If it becomes a concern to the owner, they would put motion detectors on the flood lights. Chairperson Wilcox opened the Public Hearing, and asked if anyone from the public wished to speak. No one spoke. Chairperson Wilcox closed the Public Hearing, and asked if anyone on the Board 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 Site Plan Approval, as shown on the Preliminary 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 Site Plan Approval for the proposed conversion of a single - family home into a two- classroom facility, as shown on the site plan entitled "Montessori Annex, 117 East King Road, Ithaca, New York • 14850 " prepared by Peter Demjanec, revised February 13, 1997, and other application materials, conditioned upon the following: PLANNING BOARD MINUTES 21 MARCH 18, 1997 APPROVE - APRIL 15, 1997 • a. The applicant provide elevation drawings and describe construction materials of the proposed converted structure prior to granting Final Site Plan Approval; b. The applicant provide information describing size, location, design, and construction materials of all proposed signs; and size, type and illumination of all proposed outdoor lighting prior to granting of Final Site Plan Approval; C. The applicant revise the site plan entitled "Montessori Annex, 117 East King Road, Ithaca, New York 14850" prepared by Peter Demjanec, revised February 131 1997, to reflect the name of this County; d. The site plan be revised, prior to Final Site Plan Approval, to include concrete curbs or comparable car stops between the parking spaces and school building to prevent cars from hitting the building; e. The site plan be revised, prior to Final Site Plan Approval, to show additional low shrubs or other appropriate landscaping along the proposed walk and on the west and east sides of the proposed parking spaces, f. The applicant provide information, prior to Final Site Plan Approval, describing the number, species and size of plan materials to be added to the site; • g. The applicant provide detailed sizing and construction details of the culverts and drainage ditch crossings of the proposed driveway within the County road right -of -way; and h. The applicant submit, prior to Final Site Plan Approval, a record of application for and approval status of all necessary permits from County, State, and /or Federal agencies. AND BE IT FURTHER RESOLVED: 1. That the Planning Board, in making its 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 projects • is in accordance with a comprehensive plan of development for the Town of Ithaca; PLANNING BOARD MINUTES 22 MARCH 18, 1997 APPROVE - APRIL 15, 1997 • 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved. Attorney Barney stated that condition "f', should include "be approved by Town Planner" after plant materials. Director of Planning Kanter stated that condition "I" shall read "variance for installation of parking spaces within the front yard." Attorney Barney stated that at the end of condition "g" shall include "such sizing be adequate in the opinion of the Town Engineer to accommodate anticipated water flows." Condition "j" should read "that the premises be used in a manner that minimizes to full extent possible to both facilities by pedestrian crossing." There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Ainslie, Kenerson, Finch. NAYS - Bell. The MOTION was declared to be carried. • (NOTE: The adopted resolution is hereto attached as Exhibit #11.) Chairperson Wilcox duly closed the Preliminary Site Plan Approval and Recommendation for Special Approval for the Montessori School at 9:30 p.m. AGENDA ITEM. CONSIDERATION OF A SKETCH PLAN FOR THE PROPOSED CONSTRUCTION OF A TWO -STORY +/- 21 000 SQ. FT COMMERCIAL BUILDING, WITH PARKING AND LANDSCAPING, TO BE LOCATED AT 701 -709 ELMIRA ROAD TOWN OF ITHACA TAX PARCEL NO. 35 -1 -29 BUSINESS "C" DISTRICT. J. RONALD SEACORD APPLICANT: DAVID LORENZINI, R.A.. AND ROBERT LAMA AGENTS Chairperson Wilcox duly opened the above - mentioned matter at 9:31 p.m., and read aloud from the Agenda. Robert Lama, 409 Warren Place, stated that he is acting as an agent for this project, and also as a real estate broker for the sale of the property and the potential leasing of the new structure. Mr. Lama stated that Ronald Seacord has developed a sketch plan for a 12,000 square foot footprint that takes advantage of the topography that allows for a walkout first floor or basement. This would be potential rentable space. The first floor is designated for primary light retail office distribution. There is no tenant identified for this site. •David Lorenzini, Hascup & Lorenzini Architects, stated that the site has existing fill right now. The topography drops off towards the back of the site. They are going to try and utilize the drop to make a walk out to the first floor area. Mr. Seacord would use his business for Ioffice space and PLANNING BOARD MINUTES 23 MARCH 18, 1997 APPROVE - APRIL 15, 1997 ®warehouse space. The remaining first floor would be rented for office space. The first floor above that would be a walk out facing Route 13, which would be retail space of some sort. The fill that is there appears to be clean fill. Test holes were done to visibly check what has been on the site. It appears to be all construction debris. Mr. Lorenzini stated that he had discussions with the neighbor, and the construction debris came from the old YMCA. They are concerned about bearing capacity for the building, so additional digging was done. The debris is to the east of where Mr. Seacord would be building and the footings would be on firm soil. There would be one area that would be a problem in complying with zoning located in the back which is a 30 foot setback to the residential district, that requires a 50 setback. Mr. Seacord owns the property and it is a wetland that would not be built upon, if he is granted a variance from zoning. Mr. Lorenzini stated that they are required by law to maintain a right -of -way for the person next door to access their driveway. Mr. Seacord would be consulting with the Planning Staff in screening the area. The site drainage and paving of the site would need to be addressed to whether they need to collect the water to be dispersed at an even rate to the rear portion of the lot. Mr. Seacord would like the design to fit in with the adjacent buildings in the area, and would be appropriate for the site. Board Member Finch asked Mr. Lama why does Mr. Seacord think there is a need for shops in this particular area. Mr. Lama stated that it is not necessarily the need for shops. It is a market rent that would be produced here. As people travel north on Route 13 to enter the City's business district by ®Buttermilk Falls Shopping Center to Wegmans, rent for office space is approximately $15 a square foot. Land acquisition costs approximately $250,000 an acre to construct a building. A building of this size would offer 2,400 to 5,000 square foot spaces that would be at much lower rent to accommodate a more local tenant. A furniture store would need a large space, but does not have activity in every square inch of space. This would put the rent at approximately $7 to $9 a square foot. This would be the type of product that Mr. Seacord would be presenting on this site. The building would not be competing with anything in the near by area. Director of Planning Kanter asked Mr. Lama if they would be trying to market this building as a retail type as opposed to office type of use. Mr. Lama stated that it is pretty much open at this point. Sometimes it is the style of the building or the location of the building. Pre - leasing happens when a building is in a design phase. During the process, a tenant may become part of this project that is under consideration as far as the use of the building. The preliminary interests have been for distributorship shops. They have a need for large open spaces, but they do not develop a lot of traffic or staff. The retail end has been individuals that have the need for a lot of floor space, but they do not generate a lot traffic. This site would be potentially used for a furniture store or a lawn equipment type of store. There would be office and service operations on the site also. Board Member Finch asked Mr. Lama if he thinks there are these type of businesses around that need this type of space. Mr. Lama responded, yes. There are people looking for this type of space. It is a wonderful PLANNING BOARD MINUTES 24 MARCH 18, 1997 APPROVE - APRIL 15, 1997 market to be in for the Route 13 corridor, but it is not affordable for a lot of people. This project comes in with a land acquisition cost and a building type that would allow lower rent. Board Member Bell stated that there are at least four or five empty buildings that already exist north of the state park on Route 13. Mr. Bell asked if the cost would be lower for these buildings because they are already built and empty. Mr. Lama stated that a portion of the bowling alley is available for lease. The old Ponderosa building is being negotiated to be leased now. The Video King building is sold, and to be reoccupied. Land acquisition costs are driving rents up. Most of these deals are being done by regional developers, not local developers. Mr. Seacord wants to attract local tenants who want to participate in this new market area on Route 13. Board Member Kenerson stated that the last time the Planning Board considered this particular piece of property, the second most concern item was the entrance /exit drive. He does not see any solutions for that, and the State has not helped the situation by leaving the road way only two lanes. The traffic flow on Route 13 would need to be four lanes to enter /exit this site. There have been complaints from the near by neighbors, who live by the new bridge, that it makes it hard to get in and out of their own driveways. Mr. Lama stated that it will be a consistent concern for the traffic situation, and that is why Mr. •Seacord would not be entertaining grocery store tenants or any large store for a large amount of traffic flows. Mr. Seacord is looking for offices where employees come and park for the day. If a furniture store was here, there would be approximately four to five cars at one given time. Mr. Seacord is looking for a low traffic tenant for the site. Board Member Hoffmann stated that on the site plan submitted, the number of parking spaces does not indicate a very low traffic flow. Mr. Lama stated that the site mandated by the ordinance based on required parking for the ordinance is example, if Red Lobster was to move square foot building, but if a furniture for their needs. The ordinance is wN plan shows a lot of parking spaces on the site because it is the square footage of the building. In some cases where the ample, but in some cases there is not enough parking. For here they would need a lot more parking spaces for the 8,000 store was here then they may only need five parking spaces at is creating this amount of parking. Board Member Hoffmann stated that neither Mr. Lama nor she know what would be moving into this space at this point. Mr. Lama stated that they have a good feel for what type of tenant this site would attract. This site will not attract a high corporate franchise tenant. Mr. Seacord is looking for a local tenant for an easily defined space and high visibility. Board Member Bell stated that the Town of Ithaca adopted a Comprehensive Plan a few years ago. The Town recognized in the Plan that the City of Ithaca is the commercial center for the Town. PLANNING BOARD MINUTES 25 MARCH 18, 1997 APPROVE - APRIL 15, 1997 is There is an intent to support that. Mr. Bell asked Mr. Lama how this supports the macro planning goal. Mr.' Lama stated that the central business district is a defined market of restaurants, boutiques, and services for banks and attorney offices. The Meadow Street/Route 13 Corridor is the newest commercial area rising in Tompkins County. It is a different market of tenants when entering the Meadow Street area. The residual marketing that is going to happen up and down the road is going to start happening and become a more popular place to be. Board Member Bell asked if it would be nice to have the furniture store down town. Mr. Lama stated that a furniture store would not move downtown. That is not where furniture stores are looking. They do not want to be located downtown. In discussions with the City Planning Department, the northeast area is being developed as a threat. The land costs and current rents in the City makes it difficult for local businesses to afford. The proposed site is road level with a lot of road frontage. Board Member Hoffmann stated that her concerns with this sketch plan are the traffic situation and the concern for the amount of fill that is there now. The fill may be shifted in various ways to develop the project and parking. Ms. Hoffmann asked if some of the fill has been dumped there recently. ® Director of Engineering Walker stated there are three stages of fill on this site. The YMCA fill has been there a long time. During the water and sewer extension in Inlet Valley in 1991 and 1992, a contractor leased the site from the Eddy's. The contractor used the area between the barn and back of the motel where there was a low area with some debris on it. They used that for a spoil area during the Town's construction project and then it was graded off. Last summer, .an engineer from the octopus project started to dump on this site until the Town caught them. They have not graded the new fill off yet. Most of the fill, was excavated material from utility trenches. Chairperson Wilcox stated that he noticed big chunks of asphalt on the fill. Director of Engineering Walker stated that the asphalt came from the octopus project, and some of the fill might have to be removed. Director of Planning Kanter stated that the Planning Staff suggested to Mr. Seacord to do Phase I of the Environmental Assessment Form to see if there is any hazardous material there. Board Member Hoffmann stated that she noticed a smell of oil east of the existing barn. There are a few concerns that need to be addressed. First, the concern of the fill that has been dumped there illegally. Secondly, what is going to happen to the fill when it is leveled, and in what way is the fill going to leveled. Thirdly, there is a steep area near the fill where the land drops into ®a wetland area. Ms. Hoffmann asked before the project goes any further what is the status of the wetland, and is this an area that needs to be protected. PLANNING BOARD MINUTES 26 APPROVE - APRIL 15, 1997 MARCH 18, 1997 ® Mr. Lorenzini stated that this area is not a wetland. Director of Engineering Walker stated that this area is mapped a flood plain. Anything mapped in a flood plain zone has to be above that. There would be areas mapped wetland to be considered by the Corps of Engineers because it is in a flood plain area. That would need to be evaluated to require a permit to put fill over the bank. area. Planner Cornish stated that the Planning Staff would rather not see fill go into the wetland Mr. Lorenzini stated that Mr. Seacord does not plan to push fill down into the wetland area. Director of Engineering Walker stated that the biggest concern from an engineering stand point is that there is not a lot of space on that property going back behind the barn over the bank. There is not a lot of space there for what Mr. Seacord is proposing to do. Mr. Walker asked if the property line shown on the sketch site plan, is the boundary line of his property or does Mr. Seacord own the property shown on the larger map. Mr. Lorenzini stated that Mr. Seacord owns the whole parcel. ® Attorney Barney asked if Mr. Seacord owns the parcel or is it under option. Mr. Lorenzini stated that it is under option. Chairperson Wilcox stated that Mr. Seacord's proposed plan would make it difficult to access the rear part of the property, if not completely eliminate easy access to the farm land down below. Planner Cornish asked if there was any other access to that parcel other than the dirt road that runs through the parcel. Mr. Lorenzini responded, yes. Planner Cornish asked even if the Eddys were to lease the parcel for agricultural purposes the access would be cut off. Mr. Lorenzini stated that there is an access from the Eddy's parcel to this back parcel, but not through the frontage of Mr. Seacord 's property. Board Member Hoffmann stated that the whole development and the parking is close to the residents to the west of the property. She thinks that was a problem at the last proposal for this property. • Mr. Lorenzini stated that the neighbor's driveway is in the proposed property of Mr. Seacord. PLANNING BOARD MINUTES 27 APPROVE - APRIL 15, 1997 MARCH 18, 1997 ® Director of Planning Kanter asked if a legal right -of -way has been established. Mr. Lorenzini responded, yes. Planner Cornish stated that the other concern with the parking lot configuration would be the grading and the amount of fill that would be required to make it level because it does slope substantially to the west. There would also be the concern of the drainage from the parking lot into the wetland area. paving. Mr. Lorenzini responded, yes, that they would be looking into a permable surface for the Director of Engineering Walker stated that the entrance to the east on the sketch site plan would not be looked upon favorably by the State because of the proximity to Seven Mile Drive is not aligned. That intersection is not a good one. The Town's highway garage is located on Seven Mile Drive, and the Town's trucks could wait several minutes before entering onto Route 13 either way. Access to this site should be limited to one central driveway. The problems with people coming out at different points was an issue in the previous review that was done. Mr. Lorenzini asked if that entrance could be designated as a service entrance. Director of Engineering Walker stated that if this was designated as a service entrance that ® means big trucks would be coming and going. That is not what the Board wants to have. The site distance at that intersection to the south is very poor, and that is where the Town trucks have a problem. Director of Planning Kanter stated that if a traffic light signal was installed at Seven Mile Drive it might help the conditions of the western driveway because traffic would be slower. Planner Cornish stated that Chair Phil Zarriello of the Conservation Board submitted comments to the Planning Board for review of this project. Board Member Finch stated that this Board has seen efforts to develop commerce on the other side of the street closer to the City, and that has not gone well. Over the past several years we have watched that. Mr. Finch stated that he is not impressed with the need of this type for development at this site. Mr. Lama stated that Mr. Seacord and he discussed with Mr. Lorenizi to have the final drawing of the building to be a more colonial style building. The building would be constructed for the attraction of the business that moves in. Chairperson Wilcox duly closed the sketch plan proposal at 701 -709 Elmira Road at 10:20 p.m. 0 AGENDA ITEM: ADJOURNMENT 0 0 • PLANNING BOARD MINUTES 28 APPROVE - APRIL 15, 1997 MARCH 18, 1997 Upon MOMO_N_, chairperson Wilcox declared the March 18, 1997 Ithaca Planning Board duly adjourned at 10:21 p.m. Meetin g of the Town of Prepared by: Deborah Kelley, Keyboard Specialist/Minutes Recorder Mary Bryant, Administrative Secretary for the Town of Ithaca Planning Board 0 L�J v 7:30 P.M. 7:35 P.M. TOW-IN OF 1THACA PLANNING BOARD 126 East Seneca Street Ithaca, New York 14850 Tuesdav, March 18, 1997 AGENDA Persons to be heard. Consider amended SEQR Determination, proposed addition to Paleontological Research institution, 1259 Trumansburg Road, as further described below. i it" 7:40 PAM. CONTINUATION OF PUBLIC HEARING: Consideration of Final Site Plan Approval for a proposed 6,000 +/- sq. ft. addition to the Paleontological Research Institution, located at 1259 1'rumansburg Road /NYS Rte. 96 on Town ol' Ithaca "fax Parcel No. 24- 3 -3.1, Residence District R -30. Palcontolo�;ical Research Institution, Owner; Warren Allmon, Agent. 8:10 1'.M. S1 OR Determination, proposed subdivision by Cornell University, located at 581 Warren Road, as further described below. 8:15 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval Ii>r the proposed subdivision of+ /- 0.092 acre from Town of Ithaca Tax Parcel No. 73 -1 -1.22, +/- 6.27 acres total area, 0.183 acre From Tax Parcel No. 73- 1 -1.5, +/- 0.54 acre total area, and 0.132 acre from Tax Parcel No. 73 -1 -1.3 for consolidation with Tax Parcel No. 73- 1 -1.1, located at 581 Warren Road, Residence District R -15. Cornell University, Owner; Thomas Niederkorn, Agent. 8:35 11.1,0. SEQR Determination. proposed conversion of single - family home to school, ivlontessori School, 117 East King Road. as further described below. 8:40 P.M. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval and recommendation with regard to Special Approval for the proposed conversion of a single - family home and garage into a two - classroom facility to accommodate up to 20 students, and construction of attendant driveway, bus unloading, parking facilities and walkways, located at 117 East King Road on Town of Ithaca Tax Parcel No. 43 -2 -7, Residence District R -15. Montessori School Owner; Peter Demjanec, R.A., Agent. 9:15 P.M. Consideration of a Sketch Plan for the proposed construction of a two -story +/- 21,000 sq. ft. commercial building, with parking and landscaping, to be located at 701 -709 Elmira Road, Town of Ithaca Tax Parcel No. 35 -1 -29, Business "C" District. J. Ronald Seacord, Applicant: David Lorenzini, R.A., and Robert Lama, Agents. 9:45 P.M. Report of the Town Engineer on Minor Subdivision Revision, as per Article II, Section 17 of the Town of Ithaca Subdivision Regulations, for a lot line modification between 161 Whitetail Drive, Town of Ithaca Tax Parcel No. 44 -1- 91/126, and 163 Whitetail Drive, "town of Ithaca Tax Parcel No. 44 -1 -92, both lots located in Deer Run Subdivision. 10. Approval of Minutes: February 18, 1997 (in packet). 11. Other Business. 12. Adjournment. Jonathan Kanter, AICP Director of Planning I is TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Starr Hays, being duly sworn, depose and say that I am a Secretary for the Town of Ithaca, Tompkins County, New York; that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published in the local newspaper, The Ithaca Journal. Notice of Public Hearings to be held by the Town of Ithaca Planning Board in Town of Ithaca Town Hall, 126 East Seneca Street Ithaca New York on Tuesday March 18 1997 commencing at 7:30 P.M., as per attached. Location of Sign Board used for Posting: Bulletin Board. Front & Entrance of Town Hall. Date of Posting Date of Publication Starr Hays, Secretary, Town of Ithaca. March 10, 1997 March 12, 1997 STATE OF NEW YORK ) SS.: COUNTY OF TOMPKINS ) Sworn to and subscribed before me this 12th day of March 1997. N Filename: Centl2 \PB \Agendas \PPAFF \97- 03- 18.PPA w.,. ` r .i3d POd4.E vEA!t �� iJ 1GRK T"r 4646 427 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday,March 18, 1997 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, March 18, 1997, at 126 East Seneca Street; Ithaca, NY, at the fol- lowing times and on the fol- lowing matters: 7:40p.m. - Continuation of Public Hearing for Consider- ation of Fina Site Plan Ap- proval for a Proposed 6,000±sq.ft.addition to the Paleontological Research In- stitution, located at 1259 Trumansburg Road/NYS Rte. 96 on Town of Ithaca Tax Parcel No. 24-3-3.1, Resi- dence District R-30. Paleon- tological Research Institution, Owner; Warren Allmon, Aggent. _ 8:15p.m. - Consideration of Preliminary and Final Sub- division Approval for the pro- posed subdivision of±0.092 acre from Town of Ithaca Tax Parcel No.73-1-1.22,±6.27 acres total area,0.183 acre From Tax Parcel No. 73.1-1.5, ±0.54 acre total area,.and 0.132 acre from Tax Parcel No. 73-1-1.3 for consolidation with Tax Parcel No.73-1-1.1 located at581 Warren Road,Residence Dis- trict R-15, Cornell University, Owner;Thomas Niederkorn, Agent. 8:40p.m. -Consideration of Preliminary Site Plan Ap- proval and recommendation with regard to Special Ap. proval for the proposed conversion of a single-family home and garage into a two- classroom tacility to accomodate up to 20 stu- dents, and construction of. attendant driveway, bus unloading, parking facilities and. walkways, located at 117 East King Road on Town of Ithaca Tax Parcel No. 43-2-7, Residence District R-15. Montessori School, Owner Peter Demjanec, R.A. Agent. Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual impair. ments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours pprior to the time of the public hearin s. Jonathan Kanter, A96 Director of Planning March 12, 1997 273-1747 0 • TOWN OF I'T'H.7kCA aT,ANNING BOARD NOTICE OF PrB LIC HEARINGS Tuesdav, March 18, 1997 By direction of the Chairperson GIVEN that Public Hearings will be Ithaca on Tuesday, March 18, 1997, at the following times ana on the 7:40 P.M. Continuation c Plan Accroval Paleontologi ca Road /NYS Rte. Residence Dist Owner; Warren F I N. cf cje Planning Board, NOTICE IS HEREBY held by the Planning Board of the Town of at 125 East Seneca Stree., Ithaca, N.Y., following matters: Public Hearing for Consideration of Final. Site for a proposed G1000 +/- sq. ft. addition to the _ Research Institution, located at 1259 Trumansburg 9G on Town cf Ithaca Tax Parcel No. 24- 3 -3.1, riot R -30. P leontological Research Institution, Allmon, Agenc. 8:15 P.M. Consideration of Pre!- and Final Subdivision Approval for the proposed subaivi sior_ o= -/- 0.092 acre from Town of Ithaca Tax Parcel No. 73 -1 -1.22, +/- G.27 acres total area, 0.183 acre from Tax Parcel No. 73- 1 -1.5, +/- 0.54 acre total area, and 0.132 acre from Tax Parcel No. 73 -1 -1.3 for consolidation with Tax Parcel No. 73- 1 -1.1, located at 581 Warren Road, Residence District R -15. Cornell University, Owner; Thomas Niederkorn, Agent. 8:40 P.M. Consideration of Preliminary Site Plan Approval and recommendation with regard to Special Appro-al for the proposed conversion of a single- family home and garage into a two - classroom facility to accommodate up to 20 students, and construction of attendant driveway, bus unloading, parking facilities and walkways, located at 117 East King Road on Tcwn of Ithaca Tax Parcel No. 43-2-7, Residence District R -15. Montessori School, Owner; Peter Demjanec, R.A., Agent. Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with vic.:a= 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 hearings. Dated: Monday, March 10, 1997 Publish: Wednesday, March 12, 1997 Jonathan Director 273 -1747 Kanter, AICP of Planning I� ADOPTED RESOLUTION: SEQR 581 Warren Road Lot -Line Modifications Preliminary and Final Subdivision Approval Town of Ithaca Planning Board March 18, 1997 MOTION by Robert Kenerson, seconded by Gregory Bell: WHEREAS: 1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of +/- 0.092 acre from Town of Ithaca Tax Parcel No. 73 -1 -1.22, +/- 6.27 acres total area, 0.183 acre from Tax Parcel No. 73- 1 -1.5, +/- 0.54 acre total area, and 0.132 acre from Tax Parcel No. 73 -1 -1.3 for consolidation with Tax Parcel No. 73 -1- 1.1, located at 581 Warren Road. Residence District R -15. Cornell University, Owner; Thomas Niederkom, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agencv in environmental review with respect to Subdivision Approval, and 3. The Planning Board, at a Public Hearing held on March 18, 1997, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planning staff, a subdivision plat entitled "Plans of Lands to be Leased by Cornell University" prepared by Hunt Engineers and Architects, dated November 17, 1995 and revised February 11, 1997, and other application materials, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the action, as proposed; NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above- referenced action as proposed and, therefore, neither a Long Environmental Assessment Form, nor an Environmental Impact Statement will be required. AYES - Wilcox, Hoffmann, Ainslie. Finch, Kenerson, Bell. NAYS - None. • Starr Hays, Secretary, N.Ifaiv Brya Administr ive Secretary. Town of Ithaca. 3/21/97.srh • ADOPTED RESOLUTION: 581 Warren Road Lot -Line Modifications Preliminary and Final Subdivision Approval Town of Ithaca Planning Board vlarch 18, 1997 MOTION by Gregory Bell, seconded by James Ainslie: WHEREAS: 1. This action is consideration of Prelimincu-v and Final Subdivision Approval for the proposed subdivision of +/- 0.092 acre from Town of Ithaca Tax Parcel No. 73 -1 -1.22. +/- 6.27 acres total area. 0.183 acre from Tax Parcel No. 73- 1 -1.5. +/- 0.54 acre total area. and 0.132 acre from Tax Parcel No. 73 -1 -1.3 for consolidation with Tax Parcel No. 7.) 1.1, located at 581 Warren Road, Residence District R -15. Cornell University, Owner; Thomas Niederkom, Agent, and 2. The Planning Board, at a Public Hearing held on March 18. 1997. has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planning staff, a subdivision plat entitled "Plans of Lands to be Leased by Cornell University" prepared by Hunt Engineers and Architects, dated November 17, 1995 and revised February 11, 1997, and other application materials, and 3. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Subdivision Approval, has, on March 18, 1997, made a negative determination of environmental significance. NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives the requirements that: 1) a complete boundary survey be prepared for Tax Parcel No. 73 -1 -1.22; 2) building setback lines and lot width at building setback lines be shown on the proposed plat; and 3) topographic information be shown on the proposed plat as required by the Preliminary and Final Subdivision Checklist, having determined from the materials presented that such waivers will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board. 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of +/- 0.092 acre from Town of Ithaca Tax Parcel No. 7.) 1.22. +/- 6.27 acres total area. 0.183 acre from Tax Parcel No. 73- 1 -1.5. +/- 0.51 acre total area, and 0.132 acre from Tax 73- 1 -1.1, located at 581 Warre Lands to be Leased by Cornell dated November 17. 1995 and condition: Parcel No. n Road. as UniversitN revised Fe 73 -1 -1 shown preps )ruary .3 for consolidation with Tax Parcel No. on a subdivision plat entitled "Plans of tred by Hunt Engineers and Architects, 11. 1997, subject to the following • 581 Warren Road -Page 2- • • Proposed Lot -Line Modifications Preliminary and Final Subdivision Approval Town of Ithaca Planning Board March 18, 1997 a. submission for signing by the Chairman of the Planning Board of an original or molar copy of the plat and four dark -line prints. signed by the surveyor with raised seal. AYES - Wilcox, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. Starr Hays, Secretary, T 3/21 /97.srh of Ithaca. (Filename: Cent I2TB',Resols':81WARRN.Fin) r� L_J r1m. ARTICLE VI SECTION 36. PRELIMINARY SUBDIVISION PLAT CHECKLIST PROJECT NAME S8% Reif) PROJECT NUMBER 1 7 e! 2 2 2_ PRE'PARER G -,1 = ITEM SUBMITTED W = WAIVED N/A = NOT APPLICABLE COND = CONDITION OF APPROVAL The items listed below, unless waived by the Planning Board, must be filed in the office of the Town Planner or Town Planner's desicnee before an application for a preliminary subdivision approval is deemed complete. These materials shall be filed with at least thirty (30) calendar days prior to the Planning Board meeting at which preliminary approval is requested. 1. ✓ One completed and signed Development Review Application. 2._ One Development Review Escrow Agreement and Back -up Withholding Form (if required). 31 ✓ Payment of review fees.. • 4._ Deposit of escrow. 5. ✓ One 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.) 6_ Estimate of costs of site improvements (excluding cost of land acquisition and professional fees) to be prepared (preferably) by a licensed professional engineer. 7. ✓ Four full size dark -line prints of the preliminary plat and 25 reduced copies of all sheets of the preliminary plat (the reduced copies to be no larger than 11" by 1711) with the following information: a. ✓ Vicinity Map showing the general location of the property, 1" =1000' or 111= 20001 . b. ✓ General layout, including lot lines with dimensions; block and lot numbers; highway and alley lines, with 60 feet wide highway rights -of -way; areas to be reserved for use in common by residents of the subdivision; sites for nonresidential, non - public uses; easements for utilities; drainage, or other purposes; and building setback lines, with dimensions. .C. N� General layout of the proposed highways, blocks, and lots within the proposed subdivision. Tentative highway names. � i11 Preliminary Subdivision Plat Checklist d. 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 slope is greater than four percent. e. ✓ 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, 2 • Other significant structures within and immediately adjacent to the proposed subdivision_, including parks, wetlands, critical environmental areas, and other significant features. g._ Direction of flow of all water courses. Calculation of drainage area above point of entry for each water course entering or abutting the tract. h. ✓ 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. i. ✓ Location, name, and dimensions of each existing highway and alley and each utility, drainage, or similar easement within, abutting, or in the immediate vicinity of the proposed subdivision. j. ✓ 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. k. VV Width at building line of lots located on a curve or having non - parallel sidelines, when required by -the Planning Board. 1. ✓ Names and addresses of owners of all parcels abuttinc the J proposed subdivision, m. Names of recorded subdivisions abutting the proposed subdivision. n. – °-r`L— Restrictive covenants, if any. o. A Key map, when more that one sheet is required to present plat. • • Preliminary Subdivision Plat Checklist 3 p. V Name of subdivision, which shall not duplicate the name of any other subdivision in the county. q. ✓ Name of planner, architect, engineer, land surveyor, landscape architect, or other person who prepared the sketch plat or preliminary plat. r. ✓ Name(s) and address(es) of the owner(s) S. Name (s) and addresses) subdivider(s) is(are) o= not the subdividers) if the the owner (s) . t. ✓ Map Scale in point. bar form (1 " =50' or 1" =100') and north U, ✓ Date of plat, and any applicable revision dates. V, ✓ Names of town, county, and state. W. Filename: PSuhdiv.c!cl 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. r � U ARTICLE VI, SECTION 37. FINAL SUBDIVISION PLAT CHECKLIST PROJECT NAME PROJECT NUMBER PRE PAR ER V = ITEM SUBMITTED W = WAIVED N/A = NOT APPLICABLE COND = CONDITION OF APPROVP1, ,, 1, 1 u/R,.( . /cad 70/,2.22. co Fiw�fZ The items listed below, unless waived by the Planning Board, must be filed in the Office of the Town Planner or Town Planner's designee, before an application for a final subdivision approval is deemed complete. These materials shall be filed at least 30 calendar days prior to the Planning Board meeting at which preliminary approval is requested. 1. ✓ Completed and signed Development Review Application, o 2. Development v *, o t withholding Re -Lew Escrow Agreement and backup form (if required) 3. ✓ Payment of review fees. 4. Deposit of escrow. 5, If required because not submitted with preliminary plat approval or substantial modifications have occurred since preliminary plat approval, one 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.) 61 Owner's Certificate: A certificate signed by the owner(s) to the effect that he /they own the land, that he caused the land to be surveyed and divided, and that he makes the dedications indicated on the plat. 7. ✓ Surveyor's Certificate: A certificate signed and sealed by a registered land surveyor to he effect that (1) the plat represents a survey made by him, (2) the plat is a correct representation of all exterior boundaries of the land surveyed and the subdivision of it, (3) all monuments indicated on the plat actually exist and their location, size and material are correctly shown, and (4) the requirements of these regulations and New York State laws relating to subdividing and surveying have been complied with. 8. Mortgagor's Certi f i gate : A certificate signed and sealed by the mortgagor (s) , if any, to the effect the`. he consents to the plat • and the dedications and restrictions shown on or referred to on 1 the plat. 9. ry +T_ Two copies of the County Health Department approval of the water supply and /or sewage system. Final Subdivision Plat Checklist 10.�_ Four full copies of no larger 2 • size dark -line prints of the final plat and 25 reduced all sheets of the final plat (the reduced copies to be than 11" by 17 ") with the following information: a. ✓ 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. b. Highway ce= ter llileS, ShCwina angle of de_lecripr 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 be to the nearest half minute. C, ✓ Highway names. d. 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. e. W Exact boundary lines of the tract, indicated by a heavy line, giving the 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. f. ✓ 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. g. ✓ Location of property by legal description, including areas in acres or square feet. Source of title, including deed record book and page numbers. h. ✓ 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. Name (s) and address (es) of the subdivider (s) , if the subdivider(s) is (are) not the cwner(s). i j. ✓ Accurate locations and descriptions of all subdivision monuments. k. h�� 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. 1. 1b' Building setback lines with dimensions. s Final Subdivision Plat Checklist 3 M, ✓ Lot lines, fully dimensioned, with lengths to the nearest one - hundredth foot and angles or bearings to the nearest one -half minute. n. V�/ Width at building line of lots located on a curse or having non-parallel side lines, when required by the Planning Board. o. Names and addresses of owners of all parcels abutting the proposed subdivision. p. Names of recorded subdivisions abutting the proposed subdivision. q. AI/P The blocks are numbered consecutively throughout the subdivision and the lots are numbered consecutively throughout each block. r. Key map, when more than one sheet is required to present plat, S, v" vicinity map showing the general location of the property, 1" =1000' or 111= 20001 . t. Name of subdivision, which shall not duplicate the name of any other subdivision in the county. u. Name and seal of the registered land surveyor or engineer who prepared the topographic information. Date of survey. V, L� Name and seal of registered land surveyor who made the boundary survey. Date of survey. W, Name(s) and address(es) of the owner(s) X, '� Map scale (111 =50' or 1" =1001) in Bar Form and north point. Y, ✓ Date of plat and any applicable revision dates. z. ✓ Name of town, county and state. al. �� 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. bl. ✓ Reference on the plat to any separate instruments, including restrictive cove na::ts, which directly affect . the land in the subdivision. Cl. 'ON) One original or mylar copy of the plat to be recorded and three dark -line prints, on one or more sheets. 11. �i/ Certification signed by the Chairman or other designated official or agent of the Planning Beard to the effect that the plat was given r 1 approval by the Planning Board. Final Subdivision Plat Checklist SECTION 38. IMPROVEMENT 1. Where improvements are rern following documents shall be a. b. c. d. e. f. IV 4 PLANS AND RELATED INFORMATION aired for a proposed subdivision, the submitted to the Planning Department: Detailed construction plans and specifications for water lines, including locations and 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, life stations, and other facilities. Highway paving plans and specification. The estimated cost of: Grading and filling, Culverts, swales and other storm drainage facilities, Sanitary sewers, Water lines, valves and fire hydrants, Paving, curbs, gutters and sidewalks, Any other improvements required by Town of Ithaca Subdivision Regulations. The plan and profile subdivision, with grade horizontal, and 1" 5' sheets. Profiles shal highway or alley along t the sidewalks, if any." Filename: FSubdiv.ckl of each proposed highway in the indicated, drawn to a scale of 1" = So' vertical, on standard plan and profile L show accurately the profile of the .he highway center line and location of n, U