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HomeMy WebLinkAboutPB Minutes 1997-04-15LDate7i ITH ACA TOWN OF ITHACA P LANNING BOARD APRIL 15. 1997 The Town of Ithaca Planning Board met in regular session on Tuesday, April 15, 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). ALSO PRESENT: Scott Whitham, Chris Gulick, John Yntema, Elizabeth deProsse, David Herrick, Larry Hoffman, Peter Demjanec, Tom Salm, Frank Santelli, Bruce Hatch, Tom Hoard, Charles Pomada, Andrea Coby, Peter Trowbridge, Robert O'Brien. Chairperson Wilcox declared the meeting duly opened at 7:35 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 April 7, 1997, and April 9, 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 April 10, 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. Chris Gulick, 325 Cascadilla Street, stated that the Ithaca College project on campus involves two proposed parking lots. One is the "J -lot" that would extend two acres into the woods for 200 parking spaces. The other parking lot would be in front of Boothroyd Residence Hall, which would include 32 parking spaces. Ithaca College Environmental Society is the group he is representing. The group has opposed both parking lots. Recognizing that one parking lot is essential and necessary because there would be three new buildings constructed over the next couple years. Mr. Gulick stated that he received an E -Mail message today regarding this meeting. Mr. Gulick stated that he was not prepared to give a statement at this point, but the group is working with the administration for creating options for a Long Term Transportation Plan. The group would be voting to block the Boothroyd parking lot, and give Ithaca College other options as to where a parking lot is needed instead of paving the green space in front of the residence hall. •Chairperson Wilcox asked Mr. Gulick if the group has discussed with Ithaca College the policy of students owning cars. Mr. Gulick stated that is part of the group's long term plan. PLANNING BOARD MINUTES 2 APRIL 15, 1997 • APPROVED - MAY 611997 Chairperson Wilcox stated that the Planning Department hoped to receive elevation drawings from Ithaca College, but the elevation drawings have not been received yet. Chairperson Wilcox stated that, in his opinion, the staff and Board do not have enough information to address the resolution tonight. The Planning Board would probably be addressing this issue at the May 6 or May 20 Planning Board meeting. Board Member Gregory Bell asked Mr. Gulick which parking lot is located by Boothroyd Hall. Mr. Gulick stated that would be the "M -lot ". Chairperson Wilcox stated that Mr. Gulick should keep track of the legal notices in the Ithaca Journal for the next meeting with Ithaca College's proposed parking lots. AGENDA ITEM: SEQR DETERMINATION, PROPOSED TOWER ROAD RECONSTRUCTION, CORNELL UNIVERSITY, LOCATED BETWEEN JUDD FALLS ROAD AND CAMPUS ROAD. Chairperson Wilcox duly opened the above - mentioned matter at 7:39 p.m., and read aloud from the Agenda. •Scott Whitham, Cornell University, stated that this project would affect Tower Road from Campus Road to Judd Falls Road with intersections of Tower Road and Judd Falls Road and Tower Tower and Campus Road. Currently, this road is in bad shape, and reconstruction has been proposed and put off for a long time. The project proposes to widen the road to accommodate bicycle lanes for the entire length of the repaving project. Another change is the tight radius where the two seqments meet near the Veterinary School. The project proposes a larger radius by shaving and realigning the road to a new radius. Bus pull offs would be improved during the reconstruction. New drainage would be associated with the project. A sanitary line would be installed on the south side of the project, along with associated landscaping. There are existing red oaks along most of Tower Road. Those oaks would not be disturbed during the reconstruction, except for three of them by the radius change, and new red oaks would be planted. Five red oaks would be added to make double lanes to Campus Road. The other plantings associated with the project are 16 Ginkos in a grove by Boyce Thompson Institute. The drainage would have new catch basins. The proposed project would be for repaving and widening of the road for bike lanes, and to correct the tight radius. Board Member Hoffmann stated that on the plans supplied to the Board it was hard to see what the present conditions were. She was trying to see where the curve is presently, and what the curve would look like after the project is completed. Mr. Whitham stated that the radius would not be a severe change. The radius is too tight, and needs to be pulled back. Mr. Whitham pointed out the current and proposed lines of the project on • an enlarged map. Board Member Hoffmann asked if there are any bike lanes on the rest of Tower Road towards central campus. • PLANNING BOARD MINUTES 3 APPROVED - MAY 6, 1997 APRIL 15, 1997 Mr. Whitham responded, no. This is the beginning of repaving and rebuilding the entire road. This would be the beginning for the construction of the bike lanes. Board Member Hoffmann asked what would be with the connections from the end of Tower Road where it joins Route 366 in the future. Mr. Whitham stated that the bike plan was thought of as part of a campus gateway entry for wider roads. Nothing has been proposed for Route 366 at this time. The bike plan has not been thought of for other connections for six years now. The Town has discussed possible bike routes through the Town of Ithaca, and discussions had something to do with a Cornell connection. This would be the beginning of a bike lane to connect from Tower Road to Route 366. Board Member Bell stated that he agrees that the plans are complicated to read. Mr. Bell asked where the side walks would be located on the enlarged map. Mr. Whitham pointed out the existing and proposed sidewalks on the enlarged map. Mr. Whitham stated that part of the existing sidewalk would remain the same, but the other part would be pushed back. This would be done. on both sides of the road during the reconstruction. •Board Member Bell asked if the curve is too tight for the speed of traffic, and if this would make the traffic go faster. Mr. Whitham stated that the curve would meet the current speed limit that is there. Chairperson Wilcox stated that it is not the radius of the curve, it is the width of the curve. Mr. Whitham stated that was correct, because the curve is very narrow. Assistant Town Planner George Frantz stated that the curve is a deficient for the speed of cars in this area. The area has a 30 MPH speed limit, and the curve at 30 MPH is not normally accepted standards. There would not be a great increase of the curve radius. Director of Planning Jonathan Kanter asked how long would the road be closed during the reconstruction, and how would the traffic patterns be diverted during this period of time. Mr. Whitham stated that the road construction would begin in June, and should be completed in August. The route would be detoured from Campus Road to Judd Falls Road. Board Member Hoffmann asked what the landscaping plan would be for the curve. •Mr. Whitham stated that they are proposing 16 Ginkos. Currently, there is over grown Comas mas, which would be removed and the new Ginkos would be planted. Board Member Hoffmann asked if the trees planted by the curve would not block the view of drivers. e e e PLANNING BOARD MINUTES 4 APPROVED - MAY 611997 APRIL 15, 1997 Mr. Whitham stated that the trees would be planted back away from the curve, so the driver's view would not be blocked. MOTION by Herbert Finch, seconded by James Ainslie: NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will be required. Chairperson Wilcox stated that the Short Environmental Assessment Form needs a few corrections. Number 3, the Tax Parcel Nos. should read 63- 1 -2.2, 67 -1 -10.2, 67 -1 -11, and 67 -1 -12. Number 6, should have the total acreage of the project added to the form. Number 11, should state that this proposal needs a permit or an approval from the Zoning Board of Appeals. Assistant Town Planner Frantz stated that this project would be covering 40 feet wide, which would be approximately 1.3 acres. 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 #2.) Chairperson Wilcox duly closed the SEQR Determination for reconstruction of Tower Road at Cornell University at 7:53 p.m. PUBLIC HEARING. CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN APPROVAL AND RECOMMENDATION TO THE ZONING BOARD OF APPEALS REGARDING SPECIAL APPROVAL FOR THE PROPOSED RECONSTRUCTION OF 1.450 +/- LINEAR FEET OF TOWER ROAD BETWEEN JUDD FALLS ROAD AND CAMPUS ROAD ON THE CORNELL UNIVERSITY CAMPUS PROPOSED TO INCLUDE THE ADDITION OF BICYCLE LANES TWO BUS PULL -OUTS ADDITION OF NEW CATCH BASINS RECONFIGURATION OF CURB CUTS AND NEW LANDSCAPE PLANTINGS LOCATED ON TOWN OF ITHACA TAX PARCELS NOS, 63 -1 -21 67m1m10r2q =11q AND -12 RESIDENCE DISTRICT R -30 CORNELL UNIVERSITY OWNER; SCOTT WHITHAM. AGENT. Chairperson Wilcox declared the above -noted matter duly opened at 7:54 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. PLANNING BOARD MINUTES 5 • APPROVED - MAY 69 1997 APRIL 15, 1997 Chairperson Wilcox stated that plan C -3 does not show a sidewalk on one side of the road. Mr. Whitham stated that it might be an omission from the detailed drawings. Assistant Town Planner Frantz stated that the sidewalk not shown was the sidewalk just off the edge of the cross section. The emphasis of the cross section showed the proposed bus pull off at that point. Mr. Whitham stated that the sidewalk would be along both sides of the entire project. Board Member Hoffmann stated that there is a sign proposed in the plan C -1. Ms. Hoffmann asked how the sign would be displayed. Mr. Whitham stated that the sign would be on a post at the beginning and at the end of both sides of the bike lane. There would be bicycles stenciled in the lanes as opposed to diamonds because the City of Ithaca plans are finished with bicycle stencils. The Town and the City should have the same decals. 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 was prepared to offer a motion. MOTION by Robert Kenerson, seconded by Herbert Finch: NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval to the proposed site plan as shown in a site plan submission which includes a set of drawings entitled "Tower Road Reconstruction" consisting of sheets C -1, C -21 C -3, C -4, C -51 D- 1, and D -2, prepared by McFarland- Johnson, Inc., and other application materials, subject to the following conditions: a. Granting by the Zoning Board of Appeals of the required Special Approval for the proposed project; • b. Revisions of the site plan to include date of the plan, and any applicable revision dates, and the name and seal of the engineer(s) who prepared the site plan; PLANNING BOARD MINUTES 6 APRIL 15, 1997 • APPROVED - MAY 63 1997 C. Submission of an original or mylar copy and two paper copies of the final site plan, as revised, to be retained by the Town of Ithaca, d. Receipt of any required permits for work to be done within the Judd Falls Road right -of -way from the Town of Ithaca Highway Superintendent. AND BE IT FURTHER RESOLVED: 1. That the Planning Board, in making recommendation to the Zoning Board of Appeals, determines the following: a. There is a need for the proposed use in the proposed location, as demonstrated by the applicant; b. The existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project; C. The specific proposed change in land use as a result of the proposed project is in accordance with a comprehensive plan of development for the Town of • Ithaca. 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved. Chairperson Wilcox stated that he proposes two additions based on the discussion and review. A clause "e" should be added to the resolution stating "the revision of drawing C -3 to show the side walks on both sides of the road from station 6 plus 05 to station 6 plus 55 ". It was noted in the Preliminary Site Plan Checklist, number 4(g), that reads "Size, design, and construction materials of all proposed signs and lighting" was shown as a condition as part of the proposed resolution. Assistant Town Planner Frantz stated that could be removed. Cornell University has submitted this information to the Planning Department. The type of lights being proposed would be of the same design being used throughout the newer projects on campus. Director of Planning Kanter asked the Planning Board if they would like to note the change in the bike lane diamond symbol on the plan or leave it optional. Board Member Robert Kenerson stated that the decision has already been made, and that would be the direction to go. Director of Planning Kanter stated that clause "f' shall be added to the proposed resolution • stating "revisions of site plan drawings C -1 and C-4 to substitute bicycle symbol markings on pavement and bike lanes for the bike lane diamond symbol shown on the original plan ". There being no further discussion, Chairperson Wilcox called for a vote. u r� U PLANNING BOARD MINUTES 7 APPROVED - MAY 6. 1997 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 #3.) APRIL 15, 1997 Chairperson Wilcox duly closed the matter of Preliminary and Final Site Plan Approval and recommendation to the Zoning Board of Appeals for reconstruction of Tower Road at Cornell University at 8:05 p.m. AGENDA ITEM: OVERVIEW OF ITHACA COLLEGE PROJECTS, INCLUDING PROPOSED FORD HALL ADDITION EXPANSION OF "J LOT" AND "M LOT" PARKING LOTS PLACEMENT OF A TEMPORARY CLASSROOM STRUCTURE AND OVERVIEW OF DRAINAGE ISSUES. Chairperson Wilcox duly opened the above mentioned matter at 8:06 p.m., and read aloud from the Agenda. Chairperson Wilcox stated that the Planning Board has not received all the required elevation drawings from Ithaca College for the Ford Hall addition. At this point, the Board could continue with the discussion and open the public hearing for the matter of Ford Hall addition, J -Lot, and M -Lot addition, but without seeing the final elevation drawings it would be difficult, if not impossible, to approve these projects tonight. Chairperson Wilcox stated that the temporary classroom structure is a separate application, and the Board would be able to deal with that later. Tom Salm, Vice President for Business at Ithaca College, stated that one of the issues heard recently is whether or not Ithaca College is in another growth spurt like the 1980's. Unfortunately, the answer to that is absolutely not. He wished he could say in some sense that they were looking forward to a substantial growth spurt again, but they are not. Ithaca College is currently at approximately 5,300 full time students, pending on which time of the year it is. Mr. Salm stated that these proposed projects are ones that Ithaca College would have liked to done approximately five to seven years ago in order to respond to the needs of changing academic programs. Ithaca College's particular academic program would be Ford Hall, which is the major school of the institution that has not made any changes since 1965 when Ford Hall was built. Ithaca College would like to update their current programs. These programs have had strong enrollment demands, but overall Ithaca College does not expect to see a substantial change in the overall growth of the institution. Therefore, the assumption that this is crawling up South Hill is not the case. A Board at Ithaca College did a strategic plan in 1990. They clearly indicated they want to stay at a size where they are now or a bit larger. In 1990, the Ford Hall acquired 6,000 students and wanted to remain a small undergraduate institution. Ithaca College is not planning a massive expansion at this time. Mr. Salm stated that Ithaca College is acquiring a new president, and there may be some •changes. If Ithaca College gets into a new level of strategic planning, they would be doing this in conjunction with the Town of Ithaca. In terms of looking at a generic environmental impact statement for all of South Hill as well as for Ithaca College campus for possible changes in zoning for some portions of the land to represent what the institution is today. PLANNING BOARD MINUTES Ci APPROVED - MAY 611997 APRIL 159 1997 Mr. Salm stated that the parking lot is going to be one of the more controversial issues. It is a controversial issue on campus. Ithaca College is trying to replace parking spaces that would be lost with the construction projects as well as the loss of parking spaces across the street currently being leased from Axiohm. Axiohm is looking for a tenant for the second floor of the building that Ithaca College used to occupy. Ithaca College is on a 90 day notice with Axiohm if they find a tenant for their building, and Ithaca College would loose approximately 160 parking spaces across the street. Mr. Salm stated that Ithaca College should be out of those parking spaces across the street because it is not a good idea to have students, faculty, and staff crossing Route 96B. Ithaca College needs more parking spaces to help provide better access to Ford Hall in terms of getting people to the building and make it handicapped accessible. Mr. Salm stated that the Ford Hall addition shows a bridge from the upper parking lot for people in wheelchairs to have direct access into the building. This would be a significant improvement because for many years Ithaca College has been criticized for the lack of proper capabilities to enter Ford Hall. Ithaca College needs to retain the parking in that particular area because the lot serves a substantial number of students in the terraces and towers. Ithaca College would like to keep the parking in this area for those students and the concerts. Robert O'Brien, HOLT Architects, stated that since the elevation drawings are not available, •they do not want to hold up the parking lot approvals, if possible. Ithaca College coupled these projects together. There has been a transition in the Ford Hall addition project from the Ohio Architect, who did the earlier work on these projects, and HOLT architects would be finishing these projects. This has slowed down the development of the elevation drawings. Getting the parking lot projects approved is very important to the overall schedule of all the projects being presented. It is critical to have parking space available before parking is taken off line. Mr. O'Brien asked if these could be decoupled, so the elevation drawings of Ford Hall would not hold the parking projects up. Chairperson Wilcox stated that his initial response administratively was that this is not an issue. At this point, he is not sure what the Board would be doing. Mr. O'Brien stated that there are a number of projects that would be presented to the Planning Board this spring and summer for construction. The parking lot expansions of J -Lot and M -Lot would be presented tonight. A temporary classroom structure is for the occupational therapy until the Health Sciences and Human Performance (HSHP) Building could be built. Another project in the planning phase is the Fitness Center that would follow the HSHP Building. David Herrick, T.G. Miller's Engineers, stated that they would be assisting HOLT Architects with the site issues, primarily the storm water management issues associated with projects that would ultimately be proposed to the Planning Board. The approach to the storm water management was to come up with a comprehensive analysis to look at the entire campus as it is being proposed •with any drainage issues. This analysis covers the Ford Hall Expansion, the HSHP Building, the new Fitness Center, the J -Lot expansion, and the M -Lot expansion. Mr. Herrick stated that the guidelines used for the study development was influenced by regulations received in 1993 of the State Storm Water Discharge Permit for construction activities PLANNING BOARD MINUTES 9 APRIL 15, 1997 OAPPROVED - MAY 611997 administered by the State DEC. The largest factor that is different from previous studies, is that they have to look at multiple rain fall events of two, ten, and 100 years opposed to previous studies of ten or 25 year events. In this case, they have looked at the two, ten, 25, and 100 year rain fall, and have anticipated what the effects would be from the ultimate developed projects. Mr. Herrick stated that there was some staff concerns that the 200 block of Elmira Road and Spencer Street have experienced flooding conditions in the past. One aspect of sensitivity is the water shed shifting out of areas that may flow ultimately to Six Mile Creek and into drainage basins to Elmira Road. Mr. Herrick was referring to a map called Storm Water Management Study Map, which was included in volume two of their calculations. The map was colored to show the difference between the areas that drain to the 200 block of Elmira Road shown in yellow, and the area that drains to the Six Mile Creek shown in blue. There is a different watershed that drains to Elmira Road shown in green. There are two ponds on campus where storm water facilities are located shown in dark blue. Mr. Herrick stated that they were sensitive to water sheds shifting with some improvements being contemplated for the M -Lot along the eastern border. Some drainage problems will bemitigated by the development of a basin within a natural depression that already exists next to the Garden Apartments. There is a storm drain inlet that could be modified to function regulating increase of • flows from the M -Lot construction. Mr. Herrick stated that pollution abatement is also something that is emphasized in the storm water permit process. Fortunately, Ithaca College has facilities in place to remove sediment through a detention facility and biological processes. The detention facility was built in 1991. The methodology of this analysis is that these methods employ consistent calculations of run off with good standard. This is consistent with private and municipal engineering work with the Soil Conservations. There are other methods that could be done, but Ithaca College stands by their position on what could be used. Mr. Herrick stated that history could speak for itself on the capabilities of the ponds, and how they function. Chapel Pond has been there for many years, and had some modifications in 1992 when evaluations were done to improve the enhancement and function of the pond. Air analysis or reliability of methodology for rain fall events, were built in reassurance that the facility would function under a multitude of rain fall events. Ithaca College is comfortable with the design for the outlets of the pond with hydrologic certainty. These were engineered and calculated outlet structures. Changes would be made to the outlet structures in the storm water expansion facility by utilizing more of the storage volume. There is an ability to use more of the volume if needed. Making adjustments in the outlet structure would accommodate the increases in run off from the J -Lot project, and more effectively use the volume that is there. Mr. Herrick stated that the proposed small basin at Garden Apartments would accommodate the M -Lot expansion. The Chapel Pond facility compared to the storm facilities has a large is substantial amount of detention capability. The projects that fall into the watershed, such as Ford Hall and HSHP, would be affected and mitigated by the apparent capability of that pond. Regarding the pollution control aspect, that all storm facilities off the campus route through Chapel Pond or the detention facility provides opportunity for silt to drop out of the flow drains. • PLANNING BOARD MINUTES 10 APPROVED - MAY 611997 APRIL 15, 1997 Board Member Hoffmann stated that she does not see the small detention basin on the map that was provided to the Board. Mr. Herrick stated that the scale provided to the Board might not show it. Volume two included a sketch of the grading in this area. Mr. Herrick stated that he was sorry that he did not provide the Board with this material. Mr. Herrick pointed out on the enlarged map the approximate location of the facility. , Chairperson Wilcox stated that the Planning Board did not receive volume two of the Storm Water Management Study. The Planning Staff and Town Engineer received a copy. Board Member Hoffmann stated that Mr. Herrick mentioned some run off from the Ithaca College property going through the Raponi property, and then reentering the detention area. Ms. Hoffmann asked Mr. Herrick if he could explain how the water would flow. Mr. Herrick pointed on the enlarged map, and stated that the system in place discharges into a wet area. From that point, the water moves slowly into a wooded area entering the College's property to the Garden Apartments parking lot. •Board Member Hoffmann stated that the storm water management map does not show the proposed detention basin, and the lines between Ithaca College's property and the Raponi's property where the water would flow. Mr. Herrick stated that there are no property lines on the schematic map provided to the Board. Board Member Hoffmann stated that this would be very useful for the Planning Board to know and use. Chairperson Wilcox asked if the existing drainage course is the natural course of flow off Ithaca College property onto the Raponi's property, and then back to Ithaca College's property. Mr. Herrick responded, yes. Chairperson Wilcox asked if the Raponis are aware of this. Mr. Herrick stated that he thinks so because it has been like this for decades. Board Member Hoffmann stated that if there construction, it would make a difference. It would construction happening, with the hopes there would n Mr. Herrick stated that the water shed would volume would end up on Elmira Road. By keeping the of the flood volumes and rates could be provided. is an increase in the flow because of the be appropriate to alert the Raponis of the of be any increase in the run off. shift the water to the detention basin. The water shed boundaries consistent mitigation • PLANNING BOARD MINUTES 11 APPROVED - MAY 611997 APRIL 15, 1997 Peter Trowbridge, Trowbridge and Wolff Landscaping Architects, stated that Ithaca College hired a consulting team to look at the circulation and parking. This presentation provides an overview for the J -Lot and the M -Lot selection that would be discussed later. The consulting team looked at eight different parking lot locations. The lots proposed are hardly arbitrary. There were four months of investigations with the college and staff to look at a variety of alternatives including a parking garage. The proposed sites are the results of looking at a number of parking possibilities. Mr. Trowbridge stated that the J -Lot was selected for a variety of reasons. The HSHP Building is located on top of a parking lot. The Ford Hall addition displaces some parking with Axiohm parking moving back to campus needs to be repositioned. Staff and faculty parking space should be in proximity to where they were going to be displaced. The J -Lot became a logical location. Most faculty and staff leave at 5:00 p.m. or 6:00 p.m. leaving campus parking spaces for Ford Hall performances that people could occupy once they are vacant. The consulting team looked at a parking garage option for J -Lot. The extension of J -Lot as proposed does not preclude that in the future a parking structure could sit on top of this location. Board Member James Ainslie asked how long would a hay bale dike last. •Mr. Herrick stated that any erosion control would be specific to the site where the construction is taken place, but routinely the dikes are located around existing drain inlets. The hay bale dikes are staked into the ground until the completion of the construction. This would be the same for the silt fences located on the slopes where raw earth is exposed. All pollution control solutions would be temporary besides from the capabilities of the existing ponds. Chairperson Wilcox duly closed the overview discussion of Ithaca College at 8:33 p.m. AGENDA ITEM: SEAR DETERMINATION, PROPOSED FORD HALL ADDITION AND EXPANSION OF "J LOT" AND "M LOT" PARKING LOTS, ITHACA COLLEGE. Chairperson Wilcox duly opened the above - mentioned matter at 8:34 p.m., and read aloud from the Agenda. Mr. Trowbridge stated that there were a number of issues submitted to the consulting team's attention. Mr. Herrick's presentation covered a number of issues brought up relative to storm water management, and the water shed concerns of the Environmental Review Committee (ERC). Storm water management and watershed concerns have been addressed in the overall presentation. If there are other issues to discuss could be addressed. Mr. Trowbridge stated that as Mr. Salm mentioned, the projects being proposed are improvements for the quality of programs. Regarding transportation, parking, and building ® programs, the. projects are internal to campus based on the quality issues rather than expansion issues. Mr. Trowbridge stated that currently, the M -Lot has 32 parking spaces that exists primarily on PLANNING BOARD MINUTES 12 APRIL 15, 1997 • APPROVED - MAY 69 1997 maintained turf. In the middle of the M -Lot there are short pieces of storm line that cause this to be a wet piece of lawn. This area is primarily open lawn, but somewhat soggy lawn. Mr. Trowbridge stated that the J -Lot is a wooded site location. There have been discussions with Nancy Ostman regarding important Unique Natural Areas (UNA) recorded for the Town. She does not believe that the proposed J -Lot site was within the UNA. Nina Bassuk, the director of Urban Historic Culture at Cornell University, helped the consulting team do a site survey of vegetation of the site. Based on species and caliber, it was Ms. Bassuk's determination that this terrace was either logged or agricultured 35 to 45 years ago given the caliber of the trees. There are three individual trees that are fairly large in caliber that would probably be passed over if this area was logged because of their bad shape for lumber. The caliber of the trees are relatively small given the other woods south of the site. Mr. Trowbridge stated that the Ford Hall building program sits on top of existing infrastructure. A big portion of the building sits on existing asphalt. Part of the building on the west side straddles the existing Ford Hall and would be positioned onto maintained turf for the college. Mr. Trowbridge stated that the consulting team has tried to position the temporary HSHP building site because it sits reality on the reconstructed athletic field. The obligation to the client was •to position the building where there would be no grading. The building would be positioned on concrete solid columns leaving the athletic field fundamentally intact. Any site improvements, such as plantings along Route 96B, would be removed when the building is removed. The sidewalk to access the temporary building would be on a piece of geo -tect style to be removed for the athletic fields to be reconditioned. Mr. Trowbridge stated that environmentally, the temporary HSHP building would sit lightly on the land because the athletic fields should not be disturbed. Most of the disturbance for the Ford Hall addition would be on pre- disturbed land. The horseshoe stairs south of the building would be removed. There would be slope remediable necessary, and the slope has been altered in the last 30 years for development of the campus. Mr. Trowbridge stated that as Mr. Salm mentioned, the J -Lot expansion would probably have the biggest change environmentally. Director of Planning Kanter stated that the temporary classroom structure should not be included in this discussion because that would be addressed separately. Board Member Hoffmann stated that Mr. Trowbridge mentioned the quality of the trees in J- Lot. Ms. Hoffmann stated that there are also concerns that the grading could cause problems. Mr. Trowbridge asked if he should make a formal presentation beyond the SEQR vote at this point, because they have a whole series of panels to show. • Chairperson Wilcox stated that the presentation should be for the SEQR vote on J -Lot, M -Lot, and the Ford Hall addition right now. Mr. Trowbridge stated that the existing conditions of the slope has a natural occurring terrace PLANNING BOARD MINUTES 13 APRIL 15, 1997 • APPROVED - MAY 69 1997 on the hill. He is not sure if this is a natural occurring. It may be like many terraces seen on West Hill where they have been regraded. The terrace has a low grade, and is virtually flat. When the consulting team looked at a location for the extension of J -Lot, the terrace seemed quite natural. The consulting team wanted to make sure there were not serious cost issues relative to the removal of bedrock once the site was selected. A series of boring was done on the site. Boring results proved that the depth of grading bedrock would not be encountered for blasting. Soft bedrock could be removed with backhoe equipment. Mr. Herrick stated that the majority of the bedrock encountered was classified as weathered shale. They have the expectation for a small amount of solid competent rock that would be hammered out. They do not foresee or expect blasting to be permitted for the construction. Mr. Trowbridge stated that the east end would be encountered with a wall when driving onto J -Lot. People are assuming that the construction would be carved through this wall. This area would be filled in to look like pre- existing J -Lot development. The upper level of J -Lot would be on fill close to the existing grade. The lower level would be a cut condition with an embankment in between. The embankment would be a stone retaining wall consistent with the retaining wall that now separates the upper and lower levels of the existing J -Lot. The excess cut material would be disposed of at Emerson Hall. The issue of concern for disposal is to make sure the disposal •happens on site. All the improvements of the infrastructure in the road system on campus wanted to limit truck traffic for these projects. There would probably be excavation from all the projects. They need to have one location to centralize disposal, and to use less improved or unimproved roads, so they would not damage campus roads. Mr. Herrick stated that the volume for the J -Lot project, approximately 3,880 yards, exclusive of top soil that could not be reused in the grading for the J -Lot or the M -Lot. The SEQR quoted approximately 3,500 yards, but with more review it was estimated to 3,880 yards. Chairperson Wilcox asked where would the fill from the construction be going. Mr. Trowbridge pointed out on an enlarged map the route the construction trucks would be taken to relocate the fill. Mr. Trowbridge stated that the fill would be disposed on a slope by Emerson Hall, that was constructed a number of years ago. Fill has been deposited on this site from other projects on campus. The fill location is not vegetated. There would be a silt fence with sedimentation control, but cannot be revegetated until all the projects are completed. Board Member Hoffmann stated that the Board was supplied with a drawing entitled "Excavation Disposal Area Sketch Plan." The fill area was not addressed in the Environmental Assessment Form, and she cannot remember the text mention what was suppose to be deposited there. Ms. Hoffmann asked if all the fill from these projects that cannot be used would be deposited • on this site. Mr. Trowbridge responded, yes. Board Member Hoffmann stated that she remembers a figure in additional material, but the PLANNING BOARD MINUTES 14 APRIL 15, 1997 • APPROVED - MAY 6, 1997 figure of 3,880 cubic yards was not correct. Planner JoAnn Cornish stated that the figures included the Ford Hall excavation material as well as the J -Lot and M -Lot excavation material. Mr. Herrick stated that the Ford Hall excavation fill would be taken to this area. There is a reference on the schematic plan to a volume figure. That material is made of weathered shale and rock excavation. When the top soil is stripped from the wooded area it should be saved at a separate stock pile adjacent to the fill site. The top soil would become a cap for rock material that would otherwise be exposed. A fair amount of top soil residual left over after the completion of landscaping would be used for that purpose. Board Member Hoffmann asked if the fill area would be left exposed until all the construction is completed. Mr. Trowbridge stated that they are addressing that with the silt fence to make sure there are no indications of sediment erosion. Planner Cornish asked if when the projects are completed the fill area would be seeded, planted, and stabilized., Mr. Trowbridge stated that once the projects are completed the area would be graded consistent with the slope, then seeded and planted. Chairperson Wilcox asked if the fill area would need to have top soil added because of the weathered shale. Mr. Trowbridge stated that a lot of the top soil from the wooded area would have other organic such as roots, to be set aside and used as a cover for any exposed rock. Director of Engineering Daniel Walker stated that the fill area has been pushed out approximately 50 to 75 feet. The Town monitored this process during construction of Emerson Hall, and a silt fence was maintained. The neighbors in the area were concerned about this because of the drainage problems. This area looks to be stable. Board Member Hoffmann asked Mr. Walker if he has concerns that this fill area may be a problem for run off into residential areas. Director of Engineering Walker stated that as long as they maintain a silt fence for the drainage, there should not be any problems. • Board Member Bell asked if the slope would be stable with the silt coming off of it, and specially for any drainage inside the new fill. Mr. Herrick stated that there is no expectations for needing any drainage beneath the fill. PLANNING BOARD MINUTES 15 APRIL 15, 1997 • APPROVED = MAY 69 1997 Director of Engineering Walker stated that there is plenty of room to have a stable slope there, and he does not see any problems. Chairperson Wilcox asked if Mr. Kanter or Ms. Cornish was prepared to address the concerns of the ERC on this project. Planner Cornish stated that she has highlighted some of the concerns from the ERC for the Planning Board to discuss. Some of them have to deal with Ford Hall, and since the elevation drawings and pedestrian overpass have not been submitted, that those discussions should be addressed at another time. Ms. Cornish asked if there would be bicycle parking facilities, or an area set aside for bike racks. Ms. Cornish stated that the ERC was concerned that the Planning Board should encourage other forms of transportation other than automobile transportation. Mr. Salm stated that there are a number of places on campus for this to be done, and would be happy to add any additional bike racks on campus. Planner Cornish stated that Ithaca College's representatives discussed the rock displacement, such as proposing how to do it without blasting, and would the slope be stable with fill. She thinks Mr. Trowbridge had addressed those concerns. Judging from other construction jobs done on Ithaca • College campus blasting has not been necessary. Mr. Herrick stated that the Science Building project did not require any blasting, it was all mechanically removed. Mr. O'Brien stated that all the projects done at Ithaca College, only one had to be blasted. It was a drill blast that scraped everything out. Rock removal on the Ithaca College Campus has not been a serious problem for other construction projects. Planner Cornish stated that the ERC had concerns on the excavation disposal area that was addressed earlier. The ERC had concerns about the visual impact to the surrounding areas with slope stabilization and plantings. Ms. Cornish stated that the erosion control plan would be reviewed by Mr. Walker prior to final approval. This would be a big concern for this project, and DEC would also be looking at sediment and erosion control. Chairperson Wilcox stated that the ERC mentioned that "the grass lined overflow from the spillway is in question, that there is not much margin for error, the grass lined overflow might not be suitable. Run -off over the grass lined spillway could cause catastrophic failure of the detention pond." Director of Engineering Walker stated that the ERC reviewed the storm water evaluation, not •construction documents. When the structure was built during the loop road project, it has a significant width that crosses the road. It is a very massive structure, approximately 50 feet thick. The Town needs to see detailed construction drawings before final approval for Ithaca College. If the spillway flows, it would be a very extreme event for a short duration. He does not see any erosion problems for that. PLANNING BOARD MINUTES 16 APRIL 15, 1997 • APPROVED - MAY 69 1997 Mr. Herrick stated that the spillway ultimately leads into a very large diameter culvert beneath the service road, and is totally separate from the culvert that services the standard outlet structure. There is a grass like berm designed for low non- erosive velocities. There is a large 48 inch diameter culvert with a massive concrete head wall that would channel the flow out and around to provide protection. This was originally conceived and constructed under DEC in 1990. Board Member Hoffmann asked if Mr. Herrick would point out the spillway on the map. Mr. Herrick pointed out the spillway on the enlarged map for the Board to see. Mr. Herrick stated that a small portion of the pond is the beginning of the grass lined overflow spillway, and there is a culvert that would pick up the run off. The road is the earth and berm which is holding back this pond. Mr. Herrick stated that he would make sure the Planning Board packets included the detailed map from volume two. Planner Cornish stated that 1.5 acre removal of any type of floor stand is always a drastic measure, and would have an effect on the landscape. The site is a plateau. The forest portion is a very steep slope, and at the toe of the slope is where Ithaca College proposes the edge of the parking lot to be. Ithaca College would be removing a flatter portion of vegetation. Many of the trees are in decline, and were not of mature forest. • Planner Cornish stated that aerial photographs from the 1950's showed a marginate growth and not a stand of trees. The ERC was particularly concerned with the effect this would have on the campus and on the view sheds. She drove around campus and on West Hill to see if this area would be visible. The parking lot would be hidden by the buildings. If people are in the dorms or in the towers, the parking lots would be visible. Board Member Hoffmann stated that there is discrepancy between the reports from Ithaca College and Ms. Bassuk's study of the tree area. Ms. Cornish's report was done after the Environmental Assessment Form was completed after Ms. Bassuk's survey. Ms. Hoffmann asked if the J -Lot parking area is actually in the UNA or not. Planner Cornish stated that it is adjacent, but it is not clear whether it is in or not. Nancy Ostman and Bob Wesley mapped the UNA last fall showing it did encompass part of the existing J- Lot, but that is not the case. Since then, aerial photographs and site visits of the area indicated several opinions. Although it is on the near edge, it is not part of the UNA. It is a very difficult line to draw. Director of Planning Kanter stated that this is a good illustration of the generalized UNA designation because it gives everyone a certain area to look at in detail. The applicants followed the Planning Staffs request for a plant study and a tree survey of the area. The results of that study and survey should give this Board enough information to make a decision. It seemed clear that the kinds is of trees and the sizes of trees are relatively recent. This helps identify where the UNA actually is. The Planning Staff is planning to do a follow up land study for the South Hill area for better information. PLANNING BOARD MINUTES 17 APRIL 15, 1997 • APPROVED - MAY 69 1997 Board Member Hoffmann stated that the survey shows the forest, but there are other plants to consider also when determining where the UNA is located. Planner Cornish stated that the UNA submitted is the County's, which is substantially smaller than what has been mapped for the same UNA area. The UNA boundaries need to be verified as projects are submitted. Director of Planning Kanter stated that Jon Meig's memorandum states that he does not think the proposed action is consistent with the recommended uses in the Adopted Local Land Use Plans. Mr. Meig stated that the College was not in an use permitted area in the R -15 zone. If it is permitted as a legally- nonconforming use by variance, each change at some level of significance should be reviewed for acceptability. Mr. Kanter stated that he would like to clarify Mr. Meigs statements, which are not correct. The Town of Ithaca Comprehensive Plan (September 1993), shows this area as a public institution reflecting the campus nature of the area. The R -15 zone allows educational uses by special approval, which are considered to be permitted uses subject to additional standards of the Planning Board and Zoning Board of Appeals to evaluate. The Planning Staffs conclusion, the general educational aspect of uses is consistent with both the Comprehensive Plan and the Zoning for this area. Mr. Kanter stated that the ERC commented on the new fitness center, which is not currently being proposed, but it was shown on the sketch maps. They probably mistakenly thought the project was before the Board, so that may be why the ERC was confused thinking that the • Planning Board had already approved that project. The ERC comments on the Ford Hall addition were unfortunate in stating that it seems to be the standard for Town practice not to require any elevation drawings of the proposed structures, but only to require plan views. This statement is not true. The ERC jumped to conclusions without actually looking at the facts first, but in reality the Board does require elevation drawings and architectural views of buildings. The way this project process has occurred the Planning Department has not received the elevation drawings yet. Chairperson Wilcox stated that it is nice to see an ERC functioning again, and there is a large amount of material to review within three days. While reviewing the material he reads a comment like "will green space be paved on Ithaca College Campus while the parking lot across the street sits empty ". Chairperson Wilcox stated that the editorializing makes it difficult to read, so the members of the Conservation Board and the ERC should be told specifically to stick to the facts. The ERC is needed, relevant, and appreciated, but he did not need to wade through all the material to get to the proper concerns. Board Member Hoffmann stated that there are several members on the Conservation Board who are brand new to town office. Board Member Bell stated that the way the extension of J -Lot is being proposed it would be separated from the dorms below, so for people to use that lot they would need to walk two- thirds the length of the lot to find a sidewalk, and an equal distance back. This ends up being a rather long • walk. Mr. Salm stated that Ithaca College typically separates parking for people by residential area. People in Rowland Hall would be assigned to the lower areas. The parking lot would go to Garden PLANNING BOARD MINUTES 18 APRIL 15, 1997 • APPROVED - MAY 69 1997 Apartments. The people in the terraces and in the towers would be assigned to the J -Lot, and this is the way it is set up now. People who are in Rowland Hall or in the upper quad buildings, would not be allowed to park there according to the current parking policy. There is plenty of parking between Garden Apartments and the two quad buildings. Mr. Trowbridge stated that cars are coded to park in these areas. There would be sidewalks around the full length of the parking lot that would connect people living in the towers. Student parking would shift closer to their dorms, and the current student parking would be for staff parking. Planner Cornish asked if this area would be lighted, and if a blue light would be installed for the lot extension. Mr. Trowbridge stated that is correct. There would be blue lights installed for the top and bottom terraces. There would be more stairs provided to connect the upper and lower terraces. Board Member Hoffmann stated that there were things omitted on the Environmental Assessment Form. Page 2,, under Site Description, 1.5 acres in the present configuration is listed as forest, but forest is not marked above under 1. Present Land Use. • Planner Cornish stated that she would change this. Board Member Hoffmann stated that page 4, number 16 (b), is not filled out. Planner Cornish stated that the answer to 16 (b) should be "yes ", and 16 © should be answered Tompkins County Solid Waste Facility, Ithaca, NY. Also, the answer to 16 (d) should be "n o". Board Member Bell stated that on page 4, number 2, asks about the volume of material being removed. It states 5,880 tons /cubic yards for the answer. Mr. Bell asked which one it should be, tons or cubic yards, and this should be noted on the original Environmental Assessment Form. Mr. Trowbridge stated that cubic yards should be circled. Board Member Bell stated that page 4, number 11, asks if any facilities would be relocated, and it is marked "no ". In fact some of the parking lots would be relocated. He thinks the answer should be changed to "yes ". Chairperson Wilcox stated that parking would be removed from Ford Hall and would be displaced. The answer should be "yes" for parking spaces being relocated. • Board Member Bell stated that page 3, number 14, asks about scenic views, and the answer says "there are scenic views they are not described anyway. Mr. Bell asked what the scenic views were for this site. PLANNING BOARD MINUTES 19 APRIL 15, 1997 APPROVED - MAY 611997 • Tom Hoard HOLT Architects stated that he filled out the Environmental Assessment Form and no matter which way this question is answered people would still question it. Mr. Hoard stated that the scenic views would be Ithaca College, the surrounding hills, Cornell University, and the City of Ithaca. Board Member Hoffmann stated that the J -Lot would not views to and from the north and to and from the south because the trees left. Ms. Hoffmann stated that she lives on the east hill, and east. Ms. Hoffmann asked why the Environmental Assessment from the east. be a problem with respect to the ;y are going to be protected by the she sees Ithaca College from the Form does not mention the views Mr. Trowbridge stated that when the consulting team took photographs from the surrounding areas in the winter time, the bottom of the towers with the vegetation could be seen. Even with the removal of vegetation this lot would not be seen from West Hill or East Hill areas. Mr. Trowbridge stated that the consulting team was satisfied that J -Lot would not be seen from other locations. Board Member Hoffmann stated that there are other parts of Ithaca College that can be seen very well. When the addition was built to the Alumni Hall, that building is totally exposed from East Hill, and it is very visible. She would like to be more cautious to what happens to the views. •Planner Cornish stated that there would be vegetation left in front of the lot, which is on the hill side in the back of the lot. There would be a canopy left to screen some of the lot. Ms. Cornish stated that she was satisfied that this parking lot would be screened by vegetation. Ms. Cornish stated that on the Long Environmental Assessment Form on page 5, number C (1), that Ithaca College would need a height variance from the Zoning Board of Appeals for special approval for the Ford Hall addition. Chairperson Wilcox stated, for the record, that the Planning Board believes Ithaca College would need a height variance for the Ford Hall addition, but the decision is not made because the elevation drawings have not been submitted yet. Mr. Hoard stated that Ithaca College has applied to the Zoning Board of Appeals for the special approval and a height variance. Chairperson Wilcox stated that the State Environmental Quality Review Part III - Evaluation of the Importance of Impacts report from Ms. Cornish was well done and addressed the issues. Board Member Bell stated that on page 9, number 13 of the Part 2 - Project Impacts and Their Magnitude, that the question of the proposed action affect the quantity or quality of existing or future open spaces or recreational opportunities was checked "no ". The J -Lot is not a recreational space, but it is an open space. It would affect the quantity and quality of it, so it should be marked "yes ". •Mr. Bell stated that the Ford Hall addition does affect the quantity of Open Space, but it seemed like anything that involves the change of the footprint of anything man made would be a "yes ". After renovating Ford Hall on the inside, then it would be a "no" answer. PLANNING BOARD MINUTES 20 APRIL 15, 1997 SAPPROVED = MAY 6, 1997 Director of Planning Kanter stated that there are examples given, and this project does not fit into the first two examples. If he wants to check "yes ", then he would need to specify some other impact and verbalize what it is. Board Member Bell stated that it would be the removal of 1.5 acres of woods that Ithaca College is proposing, and they would need to describe what they are doing. Chairperson Wilcox stated that the answer could be labeled small to moderate impact given the comments from Mr. Bell. Board Member Hoffmann stated that the first part of the question does not ask whether this is small, moderate, or large. Examples would only apply to column 2 rather than column 1. Director of Planning Kanter stated that if column 1 is checked "yes ", then column 2 needs additional information. Board Member Hoffmann stated that even if this is a small to moderate impact or a large impact, it does not necessarily have to be significant. In this case, she does not feel strongly about changing the answer to "yes ". It is not only the amount that matters, it is the type of open space in • question. This could vary from place to place. Chairperson Wilcox stated that this Open Space is very damp, wet, and very little soil there. The canopy is in non - existence because of the dead branches near the top. It serves a purpose, but it is not what he calls good open space. Director of Planning Kanter stated that the Planning Board has not talked about the Ford Hall addition because of the lack of elevation drawings. The Ford Hall, J -Lot, and M -Lot are scheduled for the Zoning Board of Appeals on May 14, 1997 for the special approval. Mr. Kanter suggests, rather than separating J -Lot and M -Lot from Ford Hall SEQR -wise, a little pressure should be applied to the applicants to come back to the Planning Board on May 6, 1997, to complete the SEQR discussion to it's entirety for the Ford Hall addition only. This means the applicant would need to submit the elevation drawings in enough time for the May 6 Planning Board mail out. The May 6 Planning Board meeting would continue.the SEQR discussion limiting it to the Ford Hall addition only. This would post pone the Public Hearing also. The Planning Board cannot open the Public Hearing until a SEQR determination is made. There is another Ithaca College project on tonight's agenda pertaining to the temporary classroom structure. This would be the most expeditious to do it this way. At the May 6 meeting, the SEQR determination could be completed and a full Public Hearing could be made on the Ford Hall project. Chairperson Wilcox asked if Ithaca College was going to the Zoning Board of Appeals on May 14 for special approval. • Director Of Planning Kanter responded, yes. Chairperson Wilcox asked if Ithaca College could begin parking lot construction. • • • PLANNING BOARD MINUTES 21 APPROVED - MAY 6. 1997 APRIL 15, 1997 Director of Planning Kanter responded, no. Ithaca College would need special approval for parking lot construction. Director of Planning Kanter stated that the elevation drawings would need to be at the Planning Department no later than April 28 for the mail out. Mr. O'Brien stated that the elevation drawings would be ready by then. Attorney for the Town John Barney stated that the problem the Planning Board has is that the Ford Hall addition, J -Lot, and M -Lot were going to be linked together. The SEQR and the resolutions are all done as the three projects are linked together. For the Board to try to segment each project out, the review process would need to be done in a different way along with all the paper work. Director of Planning Kanter stated that if the elevation drawings are not to the Planning Department in time, the staff could reconstruct the resolutions in a form to review the J -Lot and M -Lot SEQR determination separate from the Ford Hall addition to be on the schedule for the Zoning Board of Appeals. Mr. O'Brien stated that the drawings would be ready by April 28. Mr. Trowbridge asked if it would be possible for construction purposes once Ithaca College goes through successful preliminary and negative determination- on SEQR to separate them out for the final approval. Attorney Barney responded, yes. Mr. Trowbridge stated that the projects appear to be on separate construction schedules. In order to provide parking for people being dislocated in future building projects, Ithaca College needs to get parking in line. Attorney Barney stated that if that is going to be the case, maybe this Board should segregate these projects out. The Zoning Board of Appeals would be having these same strictures. Director of Planning Kanter stated that the Zoning Board of Appeals would probably want to give the special approval as an entity for the whole thing, or otherwise Ithaca College would be running into problems with the concept of the whole drainage plan. It would be better to do the approval as an over all project rather than separating them out for the special approval. Chairperson Wilcox stated that the Planning Board should remember that the elevation drawings were not available to them not at the fault of HOLT Architects, but the primary architects were changed in mid stream. The old architect was from another state, and now HOLT Architect is the primary architect. issue. Attorney Barney asked if there were anyone from the public that wanted to speak on this • PLANNING BOARD MINUTES 22 APPROVED - MAY 69 1997 APRIL 15, 1997 Chairperson Wilcox stated that Mr. Yntema is here, and asked if Mr. Yntema would like to express his concerns. John Yntema, 993 Danby Road, stated that it might be advantageous to the Planning Board, although it might not be legally correct to have the public hearing before making the SEQR determination. He said he is not saying that the public has more brains than the Planning Board, but the Board might receive input that they would not otherwise have. Attorney Barney stated that the Town's Law states that a public hearing can not be held until the application is complete. The SEQR states that the application is not complete until a SEQR determination is made, either for a negation determination or a positive determination for environmental significance. This is why the Board has this type of discussion for the SEQR, and there is an opportunity for people to express their feelings on the SEQR. Technically, a public hearing cannot be opened until the application is completed along with the SEQR determination. Mr. Yntema stated that the process seems backwards. His concerns are in respect to a letter he mailed to the Town Engineer (Daniel Walker) on the Storm Water Management Report. The Planning Board and the Planning Department should have received a copy of that letter. •Director of Planning Kanter stated that at this time Mr. Walker did not send a copy to the Planning Board. Mr. Yntema stated that he submitted a copy of his letter to the Planning Board in box and the Town Board in box for each member to have a copy. Mr. Yntema stated that the schematic map supplied to the Planning Board in regards to the storm water drainage does not cover all the storm water drainage from Ithaca College property. This may not be appropriate to these proposed expansions and changes that Ithaca College has in mind. Mr. Yntema stated that he brings these issues up because the south soccer field drained into his neighbors yard and into his yard. He does believe that this has been mentioned in the update, and the update is not complete. Mr. Yntema stated that his feeling, of course being a neighbor, that Ithaca College should be required to do something about the drainage. Mr. Yntema stated that his neighbors lawn and his lawn had water running for the first time in ten years on November 8, 1996. Mr. Yntema stated that he sent photographs to Mr. Walker about the water issues on his neighbors property and his property, and he would like the Planning Board to see them. The Planning Board could ask Ithaca College to rectify the flooding of the neighboring properties. Board Member Bell asked Mr. Yntema if he could show on the enlarged map where the flooding happened. Mr. Yntema pointed out on the enlarged map where the soccer fields are located, and that • his property is not shown on the enlarged map. Mr. Yntema stated that the soccer field slope drains from the side to the middle and travels to the southwest corner to his neighbors property.. Director of Engineering Walker stated that he received the letter from Mr. Yntema. There are • PLANNING BOARD MINUTES 23 APPROVED - MAY 6. 1997 APRIL 15, 1997 other drainage concerns in areas other than the central campus area. The original study for the campus area did not include all of Ithaca College's neighboring properties. The study was not intended to cover all these properties in the initial study because they were looking for a master plan for the main campus area. Mr. Walker stated that there has been problems with other areas of development in that area. The Town is aware of this and would be looking into this with the Town's own drainage evaluation. The first phase has started in the Northeast area because there has been a lot of flooding problems in that area right now. Throughout the next year the Town would be evaluating the drainage study. The Ithaca College soccer fields have changed their drainage patterns, along with the drainage patterns at College Circle. Mr. Walker stated that this discussion is outside the area of concern of the current projects. It is not outside the Town's concerns as far as drainage problems go. Chairperson Wilcox asked Mr. Yntema if it was his desire that the members of the Planning Board see his letter to Mr. Walker. Mr. Yntema responded, yes. Director of Engineering Walker stated that he would supply a letter to the Planning Board for review. Chairperson Wilcox adjourned the SEQR determination for Ithaca College Preliminary Site Plan Approval and Recommendation to the Zoning Board of Appeals until the May 6, 1997 Planning Board meeting for further discussion at 8:54 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY SITE PLAN APPROVAL AND RECOMMENDATION TO THE ZONING BOARD OF APPEALS REGARDING SPECIAL APPROVAL FOR: 1) A PROPOSED +/- 55.000 SQUARE FOOT ADDITION TO FORD HALL TO HOUSE ADDITIONAL CLASSROOMS PRACTICE STUDIOS REHEARSAL ROOMS A +/- 250 SEAT RECITAL HALL, AND OTHER FACILITIES FOR THE ITHACA COLLEGE SCHOOL OF MUSIC: 2) A PROPOSED EXPANSION OF THE EXISTING "J LOT" PARKING LOT FROM 160 SPACES TO 354 SPACES: AND 3) A PROPOSED EXPANSION OF THE EXISTING "M LOT" PARKING LOT FROM 198 SPACES TO 230 SPACES LOCATED ON THE ITHACA COLLEGE CAMPUS, TOWN OF ITHACA TAX PARCEL NOS. 41 -1 -30.2. -30.5 AND -30.6 RESIDENCE DISTRICT RA5. ITHACA COLLEGE OWNER: ROBERT O'BRIEN HOFFMAN O'BRIEN LOOK TAUBE, & CHIANG, P.C., AGENT. Chairperson Wilcox declared the above -noted matter postponed until May 6, 1997 Planning Board meeting for further consideration and approval. AGENDA ITEM: SEAR DETERMINATION, PROPOSED TEMPORARY CLASSROOM STRUCTURE, ITHACA COLLEGE. is Chairperson Wilcox duly opened the above - mentioned matter at 9:55 p.m., and read aloud from the Agenda.. PLANNING BOARD MINUTES 24 APRIL 15, 1997 0 APPROVED - MAY 69 1997 Mr. O'Brien stated that the temporary classroom structure is intended to provide laboratory and office space for the occupational therapy program until the new Health Science Human Performance Building (HSHP) is completed. These programs would move into the new building when completed, and the temporary structure would be removed. Mr. O'Brien stated that Ithaca College looked at a few different sites for this building, for which the footprint is approximately 10,000 square feet. This would be a modular structure similar in construction to the other temporary building next to Smiddy Hall. The site that was selected is uphill to the tennis courts that is adjacent to the main campus entrance. The site is currently used for field events such as shot put and discus. The site is a level area of lawn, and it is very close to the other facilities of HSHP, which is located in Smiddy Hall and the Health Center. This would be a convenient location for the people who would be using the building. Mr. O'Brien stated that there is a small parking area that exists on the campus road that would provide handicap accessibility. The building would be located in a way where there is level grade, so it would be easily accessible. The temporary structures are built entirely on pier foundations, which are concrete tubular foundations. There would not be any alterations of the existing grade. The structure would sit above the grade with only skirting closing the space underneath it. •Mr. O'Brien stated that there are two existing utilities that run across the site and would be under the building. There has been some concerns expressed about this. The two utilities are a water line and a sewer line. The water line is the Town of Ithaca's that goes to Ithaca College's water tank. The concern of a break with this line under the building during the approximation of two years the building being there, that the college would have some expense of rerouting the lines. This is a risk that the college is willing to take if there is a problem with the lines while the building is on the grade. To avoid these lines would force the building uphill and have a side alteration, and a good deal more effort to reach the building. Moving the building closer to the road is not what the college wants. Mr. O'Brien showed photographs of the views where the temporary structure would be. The temporary structure would be sided with texture 111. The intention is to have the temporary structure in June, and would be removed in the summer of 1999 when the HSHP, building is completed. Mr. Trowbridge stated that there were some concerns about this structure because they could not alter grades on the athletic field. They need to make the building accessible. They had to position the building so the sidewalk was accessible to parking spaces on Campus Road to the building. Concerns were expressed about the visibility of the structure. They tried to position the building for the narrowest dimension facing Route 96B. They looked at a variety of other locations before settling on this site. Turning the structure slightly did not take it off the utilities, but it made the long side more visible to Route 96B. The understanding was that was not desirable. The position was one of a number of different considerations. Primarily the accessibility to the site and visibility from the road were the major concerns. It is not as if the structure could go in other positions, but given all the considerations that were addressed to the consulting team by the Planning Staff, that this seemed like a logical location. Mr. Trowbridge stated that there would be some temporary plantings on Route 96B. The PLANNING BOARD MINUTES 25 APRIL 15, 1997 APPROVED - MAY 611997 • consulting team wanted to invest in something that was fast growing, and at the same time not to invest a lot since they would only be there for two years. They looked at two ornamental grasses that are available locally, since the college would be taken on the installation of the landscape. There is an ornamental grass that grows approximately eight to ten feet in the first season. Ithaca College would like to camouflage the structure as much as possible. Mr. Trowbridge stated that the access of egress is on a deck with an asphalt sidewalk that runs from College Drive to the building. This is a very low grading of four percent that would connect to the deck level. Mr. Trowbridge stated that the issue of lighting was mentioned. Ithaca College's feels due to the position of the building, that the lights would be architecturally mounted. The existing street lights would help laminate part of the side walk nearest to Campus Road. The campus staff is interested in looking at this. There was an issue brought up about civil details. Staff was interested in looking at residential tap ins for sanitary and water so civil details were not provided. It was assumed that would be part of the permitting process. Board Member Hoffmann asked where the utility lines are located on the enlarged map. Mr. Trowbridge pointed out the utility lines for the Planning Board. Board Member Bell asked how deep are the utility lines at that point. • Bruce Hatch, Ithaca College, stated that the utility lines are approximately 14 to 20 feet deep. Director of Engineering Walker stated that Ithaca College has all their utility lines buried very deep because they put their lines in before they regrade the whole site. Mr. Walker stated that he has some concerns, and he would rather not see the building over the water line. The Town normally does not allow that. Given the fact that this line has been buried 14 feet by the fill activity, that he does not know what kind of stress is on the line. It appears from the contours, that the southeast corner to the southwest corner is 2 Y2 to 3 feet of fall right now. If the building was rotated towards the southeast corner, there would be a foot of reduction of fall from Route 96B. If the building was rotated counter clock wise the building would fit better and would be moved off the water line. It would increase the exposure to Route 96B, but he would rather have more visibility than to have to remove the building. A 14 foot deep water line would require excavation of approximately 30 feet wide to reach it. The building would need to be moved if the water main was broken. This water main supplies the whole South Hill and Ithaca College. Director of Planning Kanter stated that he has done some playing with the site layout of moving the structure counter clock wise so the building would be moved off the water line. The structure would still be located on the level part of the site, and the walkway would need to be extended. The landscaping would need to moved so they are located in front of the building towards Route 96B. The building might be more visible from this perspective, but it is already fairly visible • anyway. This building would be a temporary structure anyway. Mr. O'Brien stated that Ithaca College would be willing to make those changes. They were trying to keep the view from the road in mind. If this was acceptable of having higher exposure and PLANNING BOARD MINUTES 26 APRIL 15, 1997 APPROVED - MAY 6, 1997 • more visibility, then Ithaca College could make the change Mr. Kanter suggested. Director of Planning Kanter stated that in early discussions, the Town was not aware that the water line would run directly under the building on the proposed footprint. If the Town had known this earlier, this would have been addressed at the beginning. For the environmental aspect of this project, with either positioning of the building the recommendation would still be the same. Mr. Trowbridge asked if the water line is the only utility line that should not be covered by this building. It would be hard to avoid the storm water line. Director of Planning Kanter stated that he took the Town Engineer's direction to put a 10 foot setback from the water line, and ignore the storm water line. Mr. Trowbridge stated that he just wants to make it clear that this temporary structure would still be over the storm water line. Director of Engineering Walker stated that is correct, and the storm water line. is owned by Ithaca College. Attorney Barney stated that the Board is concerned about both lines, but in terms of the oposition would be a greater concern for the waterline. Attorney Barney asked how certain the water location is. Mr. Hatch stated that Ithaca College has an instrument that could scope the lines, and be accurately determined how deep the lines are shows the lines. Also, Ithaca College's historical data base on campus Chairperson Wilcox asked how could these instruments actually locate the position of lines. Mr. Hatch stated that the lines are located horizontally. Director of Engineering Walker stated that the water line was installed prior to Ithaca College being there as part of the Town's water system. When Ithaca College was being built they did a significant regrading of this area. Attorney Barney asked if there is an easement in effect with the benefit of the Town. Mr. Salm stated that he is not sure, and he assumes there is an easement. He said he would look into this matter. Attorney Barney stated that pending on what the easement says there would be a question •whether the Planning Board has legal authority to permit any construction within the easement right - of -way. This is a Town Board decision. If there is an existing easement, it should be brought to the Town Board for a release or consent to allow this construction. PLANNING BOARD MINUTES 27 APRIL 15, 1997 OAPPROVED - MAY 69 1997 Board Member Ainslie asked if there would be any problems of hooking water and sewer to a building on piers. Mr. Hatch stated that Ithaca College's other modular structures were also set on piers, and there would not be any problems hooking up water and sewer. The piers are installed far enough in the ground below the frost line so the building does not move. Board Member Ainslie asked if the lines would need to be extended further for this temporary structure. .Mr. Hatch responded, no. Director of Engineering Walker asked if Ithaca College has a main near the building. Mr. Hatch stated that there would be a ditch opened for communication cables that would run along the sidewalk. Board Member Ainslie asked if Ithaca College wants water they would have to go 14 feet deep. • Director of Engineering Walker stated that if they wanted to connect to another existing college line, they would not need to go 14 feet deep. 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, neither a Full Environmental Assessment Form nor an Environmental Impact Statement will be required. 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 #4.) • Chairperson Wilcox duly closed the SEQR Determination for temporary classroom structure at Ithaca College at 10:16 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN PLANNING BOARD MINUTES 28 APRIL 15, 1997 ® APPROVED = MAY 611997 APPROVAL AND RECOMMENDATION TO THE ZONING BOARD OF APPEALS REGARDING SPECIAL APPROVAL FOR THE PROPOSED PLACEMENT OF +/- 10.170 SQUARE FEET OF TEMPORARY CLASSROOM STRUCTURE FOR INSTRUCTIONAL USES LOCATED ON THE ITHACA COLLEGE CAMPUS TOWN OF ITHACA TAX PARCEL NO 41 -1 -30 2 RESIDENCE DISTRICT RA 5. ITHACA COLLEGE OWNER: ROBERT O'BRIEN HOFFMAN O'BRIEN LOOK TAUBE & CHIANG, P.C., AGENT. Chairperson Wilcox declared the above -noted matter duly opened at 10:17 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Board Member Bell asked if the Planning Board could take action on this project without knowing the easement of the water line. Attorney Barney stated that the Planning Board could condition any action taken by having Ithaca College obtain any necessary approvals of easements and discussing the easements with the Town Board. Chairperson Wilcox opened the Public Hearing, and asked if anyone from the public would like to speak. No one spoke. Chairperson Wilcox closed the Public Hearing, and brought the matter back to the Planning Board for further discussion. ® Board Member Hoffmann stated that she is always concerned about the lighting of buildings near roads, and she does not like to see lights shine into the view of drivers. Ms. Hoffmann stated that if the building was reoriented, then there might be lights interfering with traffic. She would like to see the exterior lights placed where they would not interfere with the traffic. Mr. O'Brien stated that the major access to the building is along the north side, and the lighting would be installed on this side of the building to light the sidewalk. This would be fairly low watt, and would not be big glaring lights to interfere with traffic. The lights would be mounted on the building facing the walkway away from the roadway. MOTION by Eva Hoffmann, seconded by Herbert Finch: NOW THEREFORE BE IT RESOLVED. 1. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval, to the proposed site plan entitled "Temporary Facility for Occupational Therapy, HSHP, Ithaca College, Ithaca, NY." (Sheets L101, L102, and Al 01), dated March 12, 1997, and prepared by Hoffman, O'Brien, Look, Taube & Chiang, P.C., Architects, Planners, and Trowbridge and Wolf, Landscape Architects, Planners, conditioned upon the following. ® a. Revision of the site plan to show the Route 96B highway right-of-way boundary and the Ithaca College parcel boundary along Route 96B. PLANNING BOARD MINUTES 29 APRIL 15, 1997 APPROVED - MAY 69 1997 b. Revision of the site plan to incorporate the relocation of the temporary classroom building so that the building is not located over the existing water main. Such relocation shall provide a minimum ten (10) foot separation between the nearest point of the building and the actual alignment of the water main, such alignment to be clearly marked on the ground prior to the issuance of any building permit. Said revision also to include appropriate modifications to the alignment of the proposed asphalt walkway and plantings to reflect the change in location of the building. All of the above revisions shall be subject to the review and approval of the Town Engineer and Town Planner prior to the issuance of any building permit for the temporary classroom building. C. Submission of lighting details, including the location, type and intensity, of any proposed lighting, to be approved by the Town Planner prior to the issuance of any certificates of occupancy for the proposed temporary classroom building. d. Submission of construction details of all proposed utility lines and connections, to be approved by the Town Engineer prior to the issuance of any building permit for the proposed temporary classroom building. e. Submission of an original or mylar copy and two paper copies of the final site • plan revised as required above, with the name and seal of the licensed architect or landscape architect who prepared the plans, prior to the issuance of any certificates of occupancy for the temporary classroom building. 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 project is in accordance with a comprehensive plan of development for the Town of Ithaca. 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved, conditioned upon • the following: a. That Special Approval for this temporary classroom facility be limited to two years, expiring on May 31, 1999. PLANNING BOARD MINUTES 30 APRIL 15, 1997 • APPROVED - MAY 6, 1997 Attorney Barney stated that "said revisions shall also show the boundaries of any existing water line easements" should be added to condition 1 (b) after the sentence "Such relocation shall provide a minimum ten (10) foot separation between the nearest point of the building and the actual alignment of the water main, such alignment to be clearly marked on the ground prior to the issuance of any building permit." Attorney Barney stated that another condition shall be added as ITI, which should read obtaining " of any necessary consents form the Town Board or others for construction within any existing easement areas." Chairperson Wilcox stated that the Special Approval for the temporary classroom facility be limited to two years, expiring on August 31, 1999, would be better than May 31, 1999. The Planning Board was in agreement to change the date. 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 #5. Chairperson Wilcox duly closed the Preliminary and Final Site Plan Approval for temporary classrooms at Ithaca College at 10:28 p.m. PUBLIC HEARING: CONSIDERATION OF FINAL SITE PLAN APPROVAL FOR THE PROPOSED CONVERSION OF A SINGLE- FAMILY HOME AND GARAGE INTO A TWO- CLASSROOM SCHOOL 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 -1.5, MONTESSORI SCHOOL. OWNER: PETER DEMJANEC. AGENT, Chairperson Wilcox declared the above -noted matter duly opened at 10:30 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Peter Demjanec, Demjanec & Associates, Architects, stated that the Montessori School has a building permit from Tompkins County Highway Department. They have received special approval variances from the Zoning Board of Appeals, and the area variance for the one parking space. There is a meeting on site for the New York State variance process, and the owner is underway with • building demolition. In terms of the conditions upon which preliminary approval was given, the Board has a copy of the administrative policy describing the owners processed method of controlling student traffic across the road. PLANNING BOARD MINUTES 31 APRIL 15, 1997 APPROVED - MAY 69 1997 • Mr. Demjanec stated that the Board was supplied with a planting plan that has much greater diversity and additional zones as requested at the preliminary approval. The revised site plan shows a description of the lighting fixtures, the addition of curb stops at the parking area, culvert, and the sign. The Montessori School submitted an application to the Tompkins County Highway Department asking for permission to put the sign and the planting in their right -of -way. The County returned the application, and stated that they are only concerned about the 25 feet from the center line of the East King Road. The Montessori School needed to resubmit an application just for the work within 25 feet of the center line of East King Road. As far as the County is concerned, the sign, the lights, and the plants were not on their property. The School does not know who owns this part of the property, and that it why the permit at hand does not talk about the sign, lights, and plants. Director of Planning Kanter stated that Planner Geri Tierney's memorandum reiterates Mr. Demjanec's comments. Board Member Hoffmann stated that the sign would alert people that there is a school with children crossing the road, and that a larger sign would be appropriate for driver's visibility. Director of Planning Kanter stated that there were two options with the signs. Keep it proposed as proposed, which would require a variance from the Zoning Board of Appeals, or change it. If the applicants felt that this sign is appropriate at this size and necessary, then the applicants 0 could leave the sign as is. Board Member Hoffmann asked if the Planning Board informed the applicants to make sure that there are enough warning signs to alert drivers in this area. Director of Planning Kanter stated that the Sign Ordinance in the Zoning Ordinance says the signs need to be so big. Board Member Hoffmann stated that she has some concerns about the lights. The description talks about flood lights on the exterior of the building. annex. Mr. Demjanec stated that the lights are proposed for the walkway to the main entry of the Board Member Hoffmann stated that flood lights could easily be tilted to shine in people's faces rather than on the ground. Mr. Demjanec stated that the specific fixture is on the revised site plan, and it is a residential fixture. The specific lamps were submitted and reviewed by the Town Planner. The flood lamps are par -38 lamps that would typically be on residential exterior security light fixtures. They actually throw very little light, and if they were tilted toward the road they would not be offensive to the drivers. •Board Member Hoffmann stated that she is not concerned with just the traffic in the road, but also the traffic in the driveway. If there were going to be parents driving in and out along with school buses, in the wintertime the lights could be on. If there is lights shining in a person's face, it could be easy to miss a child darting across the driveway in front of them. PLANNING BOARD MINUTES 32 APRIL 15, 1997 • APPROVED - MAY 69 1997 Mr. Demjanec stated that the lighting fixtures could be mounted high enough on the building that the light beam could be controlled not to shine into the eyes of people driving. Mr. Demjanec stated that he often has clients that want to security lights on their garage, so when they drive up the lights come on and blind them. He is constantly telling people this is not a good idea to do. He is sensitive to the issue, and he is confident that they have the appropriate grades and elevations that they could control the light beams. Board Member Hoffmann stated that she is not sure one could do this with a flood light. Even if the flood lights are properly corrected when they are first installed, when someone replaces a blown bulb the lights could be shifted to shine in a different angle. She would prefer to have a different light fixture where this could simply not happen. Mr. Demjanec stated that there are not a lot of options available to the school. They would either have to mount lights on the building, which would be laminating the parking area and the access drive, or they would need to install something off the building to the parking lot, which would be more offensive than a flood light mounted off the building that would throw more light. Board Member Bell stated that he has seen too many flood lights shining in people's eyes, and he thinks they are awful. The electric utilities are encouraging people to install these lights also, and they have flood lights for sale. He would rather see lights mounted on posts somewhere along • the sidewalk that would not laminate the whole area to blind people driving. Mr. Demjanec stated that the school has a cost factor to worry about. It would be nice to do a pole mounted lighting fixture for the walkway and driveway that does not throw a lot of light to interfere with the drivers. There is a magnitude of order of cost difference between the fixtures and getting the electric to the poles. The school would not be able to afford this type of lighting. To do other types of building mounted lighting that does not have the opportunity to adjust the heads, they would be a commercial grade fixture that would throw the types of light that could not be controlled. Out of the options available to the school, the proposed option is the best for the constraints of the project and would provide controllable lighting. Board Member Hoffmann asked why would a commercial type fixture be needed. Mr. Demjanec stated that the school would not be using a commercial type fixture. One of the suggestions was to use a building mounted light that had a fixed bulb, and they are typically the mercury vapor lights that are seen on school buildings laminating the parking lots. They throw a tremendous amount of light. It is well outside-the reasonable scale of this building lot. Board Member Hoffmann stated that there are other types of residential lights rather than flood lights. Mr. Demjanec asked Ms. Hoffmann if she could name one type. Board Member Hoffmann stated that there are other light fixtures that dim the light, so people would not need to look at the bright bulb. There are globes and other shaped fixtures to cover the PLANNING BOARD MINUTES 33 APRIL 15, 1997 APPROVED - MAY 69 1997 bulbs on the wall that still provides significant light. Mr. Demjanec stated that there are porch light fixtures that could go on a porch, but the school needs to get some light to the parking lot. Director of Planning Kanter stated that the benefit of a flood light fixture is that there are a lot different colors available and in different wattage, so they could be worked out for the right lighting. Board Member Ainslie stated that he thinks the school would buy the appropriate lights to suit the parking area. 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 was prepared to offer a motion. MOTION by Herbert Finch, seconded by James Ainslie: NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby grants Final 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, NY 14850" prepared by Peter Demjanec, revised February 20, 1997, and other application materials, conditioned upon the following: a. Final installed landscaping be subject to review and approval by the Town Planner prior to issuance of a Certificate of Occupancy. b. The proposed sign described on this site plan must be altered to conform to the Town of Ithaca Sign Law, or must receive a favorable recommendation from the Sign Law Review Board followed by a variance from the Zoning Board of Appeals, before such sign is erected. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Ainslie, Finch, Kenerson. NAYS - Bell. ABSTAIN - Hoffmann. The MOTION was declared to be carried unanimously. • (NOTE: The adopted resolution is hereto attached as Exhibit #6.) Chairperson Wilcox duly closed the Final Site Plan Approval for the Montessori School Annex at 10:50 p.m. PLANNING BOARD MINUTES 34 APRIL 15, 1997 • APPROVED - MAY 69 1997 AGENDA ITEM: APPROVAL OF MINUTES - MARCH 18, 1997. MOTION by Robert Kenerson, seconded by James Ainslie: RESOLVED, that the Minutes of the March 18, 1997 Meeting of the Town of Ithaca Planning Board be and hereby approved. There being no further discussion, Chairperson Wilcox called for a vote. AYES -Wilcox, Finch, Kenerson,.Ainslie, Bell, Hoffmann. NAYS - None. The MOTION was declared to be carried. AGENDA ITEM: APPROVAL OF MINUTES - APRIL 1, 1997. MOTION by James Ainslie, seconded by Robert Kenerson: RESOLVED, that the Minutes of the April 1, 1997 Meeting of the Town of Ithaca.Planning • Board be and hereby approved. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Kenerson, Bell, Ainslie. NAYS - None. ABSTAIN - Hoffmann, Finch. The MOTION was declared to be carried. AGENDA ITEM: OTHER BUSINESS, Chairperson Wilcox stated that Assistant Town Planner Frantz handed each Board Member a copy of the Draft Park, Recreation, and Open Space Plan. The Board could review the Draft, and submit any comments to the Planning Department. There would be Draft copies available at Town Hall for the public to have for review. Chairperson Wilcox stated that the Town Board declined rezoning the Alfred and Nelson Eddy • property on Mecklenburg from Agricultural to R -15 at their meeting on April 71 1997. - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- --- -- - - - -- - - - -- - - - -- - - - -- - - - -- - - - -- • • • PLANNING BOARD MINUTES 35 APPROVED - MAY 6. 1997 APRIL 15, 1997 Director of Planning Kanter stated that the Planning Department Secretary, Starr Hays, would be leaving her employment with the Town of Ithaca on April 23, 1997. She was offered an administrative staff position at the Paleontological Research Institute on Trumansburg Road. AGENDA ITEM: ADJOURNMENT. Upon MOTION, Chairperson Wilcox declared the April 15, 1997, Meeting of the Town of Ithaca Planning Board duly adjourned at 10:55 p.m. Prepared by: Deborah Kelley, Keyboard Specialist/Minutes Recorder Mary Bryant, Administrative Secretary for the Town of Ithaca Planning Board n • • 7:30 P.ilv1. 7:35 P.M. I U�4 N 01 I 11 IAA i'L.- NNIMj BUARL) 126 East Seneca Street Ithaca, New York 14850 Tuesday, April 15. 1997 AGENDA Persons to be heard. SEQR Determination, proposed Tower Road reconstruction, Cornell University, located between Judd Falls Road and Campus Road, as further described below. 7:40 P.iiM. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed reconstruction of 1.450 +/- linear feet of Tower Road between Judd Falls Road and Campus Road on the Cornell University campus, proposed to include the addition of bicycle lanes, two bus pull -outs. addition of new catch basins, reconfiguration of curb cuts, and new landscape plantings, located on Town of Ithaca Tax Parcel Nos. 63- 1 -2.2, 67 -1 -10.2, -1 I, and -12, Residence District R -30. Cornell University, Owner; Scott Whitham, Agent. 8:10 1'.�l. Overview of Ithaca College Projects, including proposed Ford Hall addition, expansion of ".I Lot" and 'T1I Lot" parking lots, placement of a temporary classroom structure, and overview of drainage issues. 8:25 P.M. SEQR Determination, proposed Ford Hall addition and expansion of "J Lot" and "M Lot" parking lots, Ithaca Colleoe. 8:35 P.rtil. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval lor: l) a proposed +/- 55,000 sq. ft. addition to Ford Hall to house additional classrooms. practice studios, rehearsal rooms, a +/- 250 seat recital hall, and other facilities for the Ithaca College School of Music; 2) a proposed expansion of the existing "J Lot" parking lot from 160 spaces to 354 spaces; and 3) a proposed expansion of the existing "M Lot" parking lot from 198 spaces to 230 spaces, located on the Ithaca College campus, Town of Ithaca Tax Parcel Nos. 41 -1 -30.21 -30.5 and -30.6. Residence District R -15. Ithaca College. Owner; Robert O'Brien, Hoffman, O'Brien, Look. Taube & Chiang, P.C.. Agent. 9:15 P.Nl. SEQR Determination, proposed temporary classroom structure, Ithaca College. 9:20 P.N11. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval lur the proposed placement of +/- 10,170 sq. ft. temporary classroom structure for instructional uses, located on the Ithaca College campus, Mown of Ithaca Tax Parcel No. 41 -1 -30.2 Residence District R -15. Ithaca College. Owner; Robert O'Brien, Hoffman. O'Brien. Look. Taube & Chiang, P.C., Agent. 9:45 PJVI1 PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed conversion of a single - family home and garage into a two- classroom school facility to accommodate up to 20 students, and construction of attendant drivewav, 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. 10. Approval of Minutes: March 18. 1997 (in packet) 11. Other Business. 12. Adjournment. April 1, 1997 (in packet) Jonathan Kanter..AICP r] • • Mr AM 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 Towrri 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. April 15. 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: April 7. 1997 April 9. 1997 Starr Hays. Secretary. � J Town of Ithaca. STATE OF NEW YORK ) SS.: COUNTY OF TOMPKINS ) Sworn to and subscribed before me this 1 Ith dad- of April 1997. Filename: Starr\Agendas 1%PPAFF \97 -04 -I �.PPA Public., ��.rn i G1-5c11 /-/ LHn, v . l 4c46 427 • _The Ithaca • • Journal Wednesday, April 9, 1997 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, April 15, 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, April 15, 19979 at 126 East Seneca Street, Ithaca, N.Y., at the following times and on the following matters: 7:40p.m. Consideration of Preliminary and Final site Plan A proval and Rec- ommendation to the Zoning Board of Appeals regarding Special Approval for the pro- posed reconstruction of 1,450± linear feet of Tower Road between Judd Falls Road and Campus Road on the Cornell University campus, proposed to include the addition of bicycle lanes, two bus pullouts, addition of new catch basins, re- configuration of curb cuts, and new landscape rlantings, located on Town of thoca Tax Parcel Nos. 63.1.2.21 67.1- 10.2, -11, and -12, Residence District R -30. Cornell University, Owner; Scott Whitham, Agent. 1qM1=MaP0fflzm .. a . 8:35p.m. Consideration of preliminary Site Plan Ap- proval and Recommendation to the zoning Board of Ap- peals regarding Special Ap- proval for: 1) a proposed +/- 55,000 sq.h. addition to Ford Hall to house additional classrooms, practice studios, rehearsal rooms, a + 250 seat recital hall, and other facilities for the Ithaca Col- lege School of Music; 2) a proposed expansion of the existing "J Lot" parking lot from 160 spaces to 354 spaces; and 3) a proposed expansion of the existing "M Lot" parking lot form 198 spaces to 230 spaces lo- cated on the Ithaca College campus, Town of Ithaca Tax Parcel Nos. 41 -1 -30.2, -30.5 and -30.6, Residence District R -15. Ithaca College, Owner; Robert O'Brien, Hoffman, . O'Brien, Look, Taube & Chiang, P.C., Agent. 9:20p.m. Consideration of Preliminary and Final Site Plan A proval and Rec- ommendation to the Zoning Board of Appeals regarding Special Approval for the pro- posed placement of ± 0,170 sq.ft, temporary classroom structure for instructional used, located on the Ithaca College campus, Town of Ithaca Tax Parcel No. 41 -1 -30.2 Residence District R -15. Ithaca College Owner; Robert O'Brien, Hoff man, O'Brien, Look, Taube & Chiang, P.C., Agent. 9:45p.m. Consideration of Final Site plan Approval for the proposed conversion of a single-family home and ga- rsgge info a twotlassroom scFiool facility to accom- modate up to 20 students, and construction of attendant driveway, bus unloading, parking facilities and wolkways, located at 117 East King Road on Town of Ithaca Tax parcel No. 43 -2 -7, Residence District R -15. Mon- tessori 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 o request not less than 48 hours prior to the time of the public hearings. Jonathan Kanter, AICP' Director of Planning 273.1747 April 9, 1997 TOWN" OF ITHACA PLANNING BOARD � I IN L NOTICE OF PUBLIC HEARINGS • Tuesda-v. April 15, 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. April 15, 1997, at 126 East Seneca Street, Ithaca. N.Y., at the following times and on the following, matters: 7:40 P.til. Consideration of Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed reconstruction of 1,450 + /- linear feet of Tower Road between Judd Falls Road and Campus Road on the Cornell University campus, proposed to include the addition of bicycle lanes, two bus pull -outs, addition of new catch basins. reconfiguration of curb cuts, and new landscape plantings, located on Town of Ithaca Tax Parcel Nos. 63- 1 -2.2, 67 -1 -10.2. -11. and -12. Residence District R -30. Cornell University. Owner: Scott Whitham, Agent. 8:35 P.M. Consideration of Preliminary Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval for: 1) a proposed +/- 55,000 sq. ft. addition to Ford Hall to house additional classrooms, practice studios, rehearsal rooms, a +/- 250 seat recital hall, and other facilities for the Ithaca College School of Music; 2) a proposed expansion of the existing "J Lot" parking lot from 160 spaces to 354 spaces: and 3) a proposed expansion of the existing "iV1 Lot" parking lot from 198 spaces to 230 spaces, located on the Ithaca College campus, Town of Ithaca Tax Parcel Nos. 41 -1 -30.2, -30.5 and -30.6, Residence District R -15. Ithaca College, Owner, Robert • O'Brien, Hoffman, O'Brien, Look, Taube & Chiang, P.C., Agent. ):20 P.M. Consideration of Preliminary- and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed placement of +/- 10,170 sq. ft. temporary classroom structure for instructional uses, located on the Ithaca College campus, Town of Ithaca Tax Parcel No. 41 -1 -30? Residence District R -15. Ithaca College. Owner: Robert O'Brien, Hoffman, O'Brien, Look, Taube & Chiang, P.C., Agent. 9:45 P.M. Consideration of Final Site Plan AI garage into a two- classroom school attendant driveway, bus unloading. on Town of Ithaca Tax Parcel No. Peter Demjanec, R.A., Agent. iproval I facility parking 43 -2 -7. or the proposed conversion of a single - family home and to accommodate up to 20 students, and construction of facilities and walkways, located at 117 East King Road Residence District R -15. Montessori School. Owner: Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearings. Jonathan Kanter, AICP Director of Planning 273 -1747 Dated: Monday, April 7, 1997 Publish: Wednesday, April 9, 1997 • • • �� • G �N�t� d�Ij ADOPTED RESOLUTION: Montessori School Annex 117 East King Road Final Site Plan Approval Planning Board, April 15, 1997 MOTION by Herbert Finch, seconded by James Ainslie: WHEREAS: 1. This action is the consideration of Final Site Plan 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, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Site Plan Approval, has on March 18, 1997, made a negative determination of environmental significance, after having reviewed and accepted as adequate the Short Environmental Assessment Form Part I, prepared by the applicant, and a Part II prepared by the Town Planning staff, and 3. The Planning Board granted Preliminary Site Plan Approval on March 18, 1997 for the original site plan entitled "Montessori Annex, 117 East King Road, Ithaca, New York 14850" prepared by Peter Demjanec, revised February 13, 1997, conditioned upon the following: a. the applicant provide elevation drawings and describe construction materials of the proposed converted structure prior to granting of 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 13, 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; • Montessori School Annex -Page 2- 117 East King Road Final Site Plan Approval Planning Board, April 15, 1997 f. the applicant provide information, prior to Final Site Plan Approval, describing the number, species and size of plant materials to be added to the site, such plant materials to be approved by the Director of Planning; 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, such sizing to be adequate in the opinion of the Director of Engineering to accommodate anticipated water flows; 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; I. variance for installation of parking spaces in the front yard; • J. that the premises be used in a manner that minimizes to the fullest extent possible pedestrian crossing between the two facilities, particularly by children; and 4. The Zoning Board of Appeals on April 9, 1997 granted Special Approval for the proposed school annex within an R -15 Residence Zone, and also granted a variance for one parking space to partially extend into the front yard set -back, and 5. The Planning Board, at a Public Hearing on April 15, 1997, has reviewed and accepted as adequate a revised site plan entitled "Montessori Annex, 117 East King Road, Ithaca, New York 14850" prepared by Peter Demjanec, revised February 20, 1997, and other application materials, and has determined that all conditions of Preliminary Site Plan Approval have been met. NOW, THEREFORE, BE IT RESOLVED. 1. That the Planning Board hereby grants Final 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 20. 1997. and other application materials, conditioned upon the following: a. Final installed landscaping be subject to review and approval by the Town Planner prior to issuance of a Certificate of Occupancy. • Montessori School Annex 117 East King Road Final Site Plan Approval Planning Board, April 15, 1997 -Page 3- b,. The proposed sign described on this site plan must be altered to conform to the Town of Ithaca Sign Law, or must receive a favorable recommendation from the Sign Review Board followed by a variance from the Zoning Board of Appeals, before such sign is erected. AYES - Wilcox, Ainslie, Finch, Kenerson. NAYS - Bell. ABSTAIN - Hoffmann. The MOTION was declared to be carried. Starr Hays, Secretary, fown of Ithaca. • 4/16/97.srh • Secretary. (FILENAME: Cent I'- \P$ \Resols \I17MONLfin) r 1 �J u • FINAL SITE PLAN CHECKLIST PROcECT NAME Hcnf eswr- P (n n-'X PROS CT NUMBER 7 0 �a S PRE?ARER e 12• t �e roeL( = ITEM SUBMITTED N/A = NOT. APPLIGA3LE W = WAIVE COND = CONDITION OF APPROVAL 1. !/ Completed -and signed Development Review Application_, Development Review Escrow Agreement, and Back -up Withholding Form (i.= rec�-.:ired) (Only (1) copy each.) 2. ✓ Payment of additional review fees as needed and / deposited in an escrow account. 3. e/ All other items submitted with the preliminary site plan application with modifications made according to -/ the approval giver_ by the Town Planning Board, 4, V Record of application for and approval status of all necessary permits from county, state, and /or federal agencies. Submit copies of all permits or approvals so granted. 5• Detailed sizing and final material specifications of / all required improvements. 6. V/ Construction details of all proposed structures, roads, / water /sewage facilities, and other improvements. 7• One (1) Original or mylar copy and two paper copies of the final site plan to be retained by the Town of Ithaca. PL.ANBCRD \ FINAL,3 i :"s mb/5/14/96 • ADOPTED RESOLUTION: SEQR FINAL Ithaca College Temporary Classroom, Occupational Therapy 953 Danbv Road Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals Planning Board, April 15, 1997 MOTION by Herbert Finch, seconded by Robert Kenerson: WHEREAS: 1. This action is the consideration of Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed placement of +/- 10,170 sq. ft. temporary structure for instructional uses, located on the Ithaca College campus, Town of Ithaca Tax Parcel No. 41 -1 -30.2 Residence District R -15. Ithaca College, Owner; Robert O'Brien, Hoffman, O'Brien, Look, Taube & Chiang, P.C., Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval, and • 3. The Planning Board, on April 15, 1997, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I submitted by the applicant and a Part II prepared by the Town Planning Department, a site plan entitled "Temporary Facility for Occupational Therapy, HSHP, Ithaca College, Ithaca. N.Y." (Sheets L101, L102, and A101), dated March 12, 1997, and prepared by Hoffman O'Brien Look Taube & Chiang, P.C., Architects, Planners, and Trowbridge and Wolf. Landscape Architects, Planners, and other application materials, and • 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed site plan; NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board environmental significance in accordance with tl Act for the above - referenced action as proposed Assessment Form nor an Environmental Impact hereby makes a negative determination of le New York State Environmental Quality Review and. therefore, neither a Full Environmental Statement will be required. AYES - Wilcox, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously Starr Hays, Secretary, Town of Ithaca. 4/16/97.srh (FILENAME: \Cent 12 \PB \Reso1s \IC0TTEMP.SQR) Fg``,s • ADOPTED RESOLL71ON Ithaca College Temporary Classroom, Occupational Therapy 953 Danbv Road Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals Planning Board, April 15, 1997 MOTION by Eva Hoffmann, seconded by Herbert Finch: WHEREAS: 1. This action is the consideration of Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed placement of +/- 10.170 sq. ft. temporary structure for instructional uses, located on the Ithaca College campus. Town of Ithaca Tax Parcel No. 41 -1 -30.2 Residence District R -15. Ithaca College. Owner; Robert O'Brien, Hoffman, O'Brien, Look, Taube & Chiang, P.C., Agent. and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Site Plan Approval, has on April 15, 1997, made a negative determination of environmental significance, after having ® reviewed and accepted as adequate the Short Environmental Assessment Form Part I, prepared by the applicant, and a Part II, prepared by the Town Planning staff, and 3. The Planning Board, at a Public Hearing on April 15, 1997, has reviewed and accepted as adequate the Development Review Application submitted by the applicant, a site plan entitled "Temporary Facility for Occupational Therapy, HSHP, Ithaca College, Ithaca, N.Y." (Sheets L101, L102, and A101), dated March 12, 1997, and prepared by Hoffman O'Brien Look Taube & Chiang, P.C., Architects, Planners, and Trowbridge and Wolf, Landscape Architects, Planners, and other application materials. NOW, THEREFORE, BE IT RESOLVED: 1. That the Planning Board herebv grants Preliminary and Final Site Plan Approval to the proposed site plan entitled "Temporary Facility for Occupational Therapy, HSHP, Ithaca College, Ithaca, N.Y." (Sheets L101, L102, and A101), dated March 12, 1997, and prepared by Hoffman O'Brien Look Taube & Chiang, P.C. Architects. Planners, and Trowbridge and Wolf, Landscape Architects, Planners, conditioned upon the following: a. Revision of the site plan to show the Route 96B highway right -of -way boundary and the Ithaca College parcel boundary along Route 96B. • • • Ithaca College Temporary Classroom, Occupational Therapy 953 Danby Road Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals Planning Board, April 15, 1997 -Page 2- b. Revision of the site plan to incorporate the relocation of the temporary classroom building so that the building is not located over the existing water main. Such relocation shall provide a minimum ten (10) foot separation between the nearest point of the building and the actual alignment of the water main, such alignment to be clearly marked on the ground prior to the issuance of any building permit. Said revision shall also show the boundaries of any existing water line easements. Said revision also to include appropriate modifications to the alignment of the proposed asphalt walkway and plantings to reflect the change in location of the building. All of the above revisions shall be subject to the review and approval of the Town Engineer and Town Planner prior to the issuance of any building permit for the temporary classroom building. C. Submission of lighting details, including the location, type and intensity, of any proposed lighting, to be approved by the Town Planner prior to the issuance of any certificates of occupancy for the proposed temporary classroom building. d. Submission of construction details of all proposed utility lines and connections, to be approved by the Town Engineer prior to the issuance of any building permit for the proposed temporary classroom building. e. Submission of an original or mylar copy and two paper copies of the final site plan revised as required above, with the name and seal of the licensed architect or landscape architect who prepared the plans, prior to the issue of any certificates of occupancy for the temporary classroom building. V f. Obtaining of any necessary consents from the Town Board or others for construction within any existing easement areas. AND BE IT FURTHER RESOLVTD, 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: • n U i 1 �J Ithaca College Temporary Classroom, 9.853 Danby Road Occupational Therapy Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals Planning Board, April 15, 1997 b. the existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project; C. the specific proposed change in land use as a result of the proposed project is in accordance with a comprehensive plan of development for the Town of Ithaca. -Page 3- 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved, conditioned upon the following: a. That Special Approval for this temporary classroom facility be limited to two years, expiring on August 31. 1999. AYES - Wilcox, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. Starr Hays, Secretary, Town of Ithaca. 4/16/97.srh BryaR(, Administrative Secretary. ICOTTEPARFIN tr r� p Nv� Ul �4 N > 1 JJ j! -rl O .-C: ci U) 4-1 JJ z r (TJ �' ` 0 0 ro v H O m r o O U) 0) N u O t v { O u r .r., o <, b v� U) (0 t r+ U 0, N N c, H O l-, o rti tZ, U -r-I 'A �4 N rl 1.) U) Ili ` JJ S 1 U) 04 N r I U r v 01 N C II C v rl ✓/ N �: RS S•I JJ r-A (rl!(J -rl I r { rti O .L~i 'ri (�! S-1 J-) = N � .(l In A O J_1 .0 -1 t� U) r-I �" r,WYJ Ri �-I ri r-I 1J �-1 (� Q rl U m rn Q) rl JJ •j U 'Cj U) 11-41 r� Q O rp, U \'l JJ •r{ a-I rl 0., � 44 (lS r-I � S-I ro j rl 0 � m fTj (13 U V •r-i 01 (IS 1~ r> 044 ,'>v 044 -t, �4 � J.) 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This action is the consideration of Preliminary and Final Site Plan Approval and a recommen- dation to the Zoning Board of Appeals for the proposed reconstruction of 1,450 +/- linear feet of Tower Road between Judd Falls Road and Campus Road on the Cornell University campus, proposed to include the addition of bicycle lanes, two bus pull -outs, addition of new catch basins, the reconfiguration of curb cuts and new landscape plantings, located on Town of Ithaca Tax Parcel Nos. 63- 1 -2.2, 67 -1 -10.2. -11, and -12, Residence District R -30. Cornell Univer- sity, Owner, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval, and 3. The Planning Board, on April 15, 1997, has reviewed and accepted as adequate a Short Environmental Assessment Form Pt. I submitted by the applicant and a Part II prepared by the Town Planning Department, a site plan submission which includes a set of drawings entitled "Tower Road Reconstruction" consisting of sheets C -1, C -2, C -3, C -4, C -5, D -1 and D -2, prepared by McFarland- Johnson. Inc., and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed site plan. NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environ- mental significance in accordance with the New York State Environmental Quality Review Act for the above - referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. AYES - Wilcox, Hoffmann, Ainslie, Finch. Kenerson. Bell. NAYS - None. The MOTION was declared to be carved unanimously. l 'L Starr Hays. Secretary. Town of Ithaca. 4/ 16 /97.srh Mari Bry tine Secretary. ADOPTED FINAL RESOLUTION: Cornell University Reconstruction of Tower Road Preliminary & Final Site Plan Approval, and Recommendation to Zoning Board of Appeals Planning Board, April 15, 1997 MOTION by Robert Kenerson, seconded by Herbert Finch: WHEREAS: 1. This action is the consideration of Preliminary and Final Site Plan Approval and a recommen- dation to the Zoning Board of Appeals for the proposed reconstruction of 1,450 +/- linear feet of Tower Road between Judd Falls Road and Campus Road on the Cornell University campus, proposed to include the addition of bicycle lanes. two bus pull -outs, addition of new catch basins, the reconfiguration of curb cuts and new landscape plantings, located on Town of Ithaca Tax Parcel Nos. 63- 1 -2.2, 67 -1 -10.2. -11, and -12, Residence District R -30. Cornell Univer- sity, Owner, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Site Plan Approval, has, on April 15, 1997, made a negative determination of environmental significance, and e 3. The Planning Board, at a Public Hearing 'on April 15, 1997, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I submitted by the applicant and a Part II prepared by the Town Planning Department, a site plan submission which includes a set of drawings entitled "Tower Road Reconstruction" consisting of sheets C -1, C -2, C -3, C -4, C -5, D -1 and D -2, prepared by McFarland - Johnson, Inc., and other application materials. NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereb % - waives certain and Final Site Plan Approval, as shown on the Preliminary and having determined from the materials presented that such waiv significant alteration of the purpose of site plan control nor the by the Town Board, and requirements for Preliminary Final Site Plan Checklist, �r will result in neither a policies enunciated or implied 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval to the proposed site plan as shown in a site plan submission which includes a set of drawings entitled "Tower Road Reconstruction" consisting of sheets C -1. C -2, C -1 C -4, C -5, D -1 and D -2. prepared by McFarland- Johnson, Inc., and other application materials, subject to the following conditions: a. granting by the Zoning Board of Appeals of the required Special Approval for the Oproposed project; b. revision of the site plan to include date of the plan. and any applicable revision dates, and the name and seal of the engineer(s) who prepared the site plan; LJ • Cornell Universitv Reconstruction of Tower Road Preliminary & Final Site Plan Approval, and Recommendation to Zoning Board of Appeals Planning Board, April 15, 1997 -Page 2- C. submission of an original or molar copy and two paper copies of the final site plan, as revised. to be retained by the Town of Ithaca; d. receipt of any required permits for work to be done within the Judd Falls Road right -of- wav from the Town of Ithaca Highwa%- Superintendent: e. revision of drawing C -3 to show sidewalk on the north side of road between STA 6 =05 and STA 6 +»; f. revision of drawings C -1 and C -=l to replace bikelane diamond symbol with bicycle silhouette pavement markings. AND BE IT FURTHER RESOLVED: 1. That the Planning Board, in making recommendation to the Zoning Board of Appeals. determines the following: a. there is a need for the proposed use in the proposed location, as demonstrated by the applicant; b. the existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project; C. the specific proposed change in land use as a result of the proposed project is in accordance with a comprehensive plan of development for the Town of Ithaca. 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved. AYES - Wilcox, Hoffmann, Ainslie, Finch, Kenerson. Bell. NAYS - None. The MOTION was declared to be carried unanimously. Starr Hays. 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