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HomeMy WebLinkAboutPB Minutes 1997-05-06FNM TOWN OF ITHACA Date v Ckk mod= 1. TOWN OF PLANNING BOARD FIN MAY 6. 1997 The Town of Ithaca Planning Board met in regular session on Tuesday, May 6, 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), Geri Tierney (Planner). ALSO PRESENT: Charles Pomada, Peter Demjanec, Andrea Coby, Tom Salm, Peter Trowbridge, Larry Hoffman, Tom Hoard, John Yntema, Chris Gulick, Evan Monkemeyer, Terrence Roswick, Roy Esnard, David Herrick, Paul Vidovich, Jamal Rossi, Katie Donovan. Chairperson Wilcox declared the meeting duly opened at 7:36 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 28, 1997, and April 30, 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 May 2, 1997. (Affidavit of Posting and Publication is hereto attached as Exhibit #1.) Chairperson Wilcox read the Fire Exit Regulations to those assembled, as required by the New York State Department of State, Office of Fire Prevention and Control. AGENDA ITEM: PERSONS TO BE HEARD There being no one present to speak, Chairperson Wilcox closed this segment of the meeting. AGENDA ITEM: SEQR DETERMINA LOCATED AT 120 EAST KING ROAD Chairperson Wilcox duly opened the above - mentioned matter at 7 :38 p.m., and read aloud from the Agenda. Peter Demjanec, Architect, stated that the Montessori School would like to build an addition to their existing facility at 120 East King Road. The proposed addition is located on the northeast corner of the existing structure in an area that is flat and covered with stone. This area contains two play structures that would be relocated to the south of the building on another flat graded area. • Mr. Demjanec stated that in terms of the environmental issues, there is no vegetation in the proposed area, so the plantings would not be changed in the area. The drainage on the site is a small swale which is shown on the site plan labeled A2. A series of spot elevations tracked the swale into an existing 15 inch culvert under the parking area to an outfall drainage ditch at the PLANNING BOARD MINUTES 2 MAY 69 1997 • APPROVED = JUNE 311997 northwest corner. On the adjacent property uphill there is a drainage swale intercepting water coming to the property to the east. The drainage would remain as is and untouched. The area where the addition would be located is approximately 2 '/2 feet higher than the nearest drainage swale. Water on the roof would be gathered in gutters and taken to the existing footing drains, which enters the 15 inch culvert under the parking area. Chairperson Wilcox asked if the drainage is sufficient on the property right now. Mr. Demjanec stated that the Town Engineer has asked for additional grading information in order to evaluate that. Mr. Demjanec stated that, in his opinion, the drainage for this area would always be a problem. The drainage mechanisms are the swales located on the Monkemeyer property, which intercepts water from the east and diverts it around the existing parking lots. The drainage swale on the Montessori property sits at the toe of the slope by the Monkemeyer property, and that takes care of any residual water to the east and diverts it into the 15 inch culvert. Mr. Demjanec stated that the spot elevations show an area which is approximately flat. The inverted swale is actually 105. The next point uphill is 105.2 and then the next point beyond that is also 105.2. The third point is 105.3. Between the three points, 105.2, 105.2, and 105.3, it is dead flat. There is standing water in this drainage ditch on occassions. This is a matter that could be rectified. Some local grading could take care of one flat spot. Mr. Demjanec stated that he does not • perceive any drainage problems in this specific area. Charles Pomada, General Contractor, stated that he has done projects for the Montessori School in the past, and has added several truck loads of gravel, stone, and various perforated solid pipes to drain water around the rest of the building, except for the area east of the new addition. A new drain has been installed to intercept water around the rest of the building, and they flow into a gutter on East King Road. The addition that was done on the north side for storage, has large footer drains and stone that brings a lot of water to the north parking lot. The flow is continuous at this point, and is well maintained. There has been a lot of improvements in the past few years, considering the South Hill clay conditions and the various springs and ponds that lie under South Hill. Chairperson Wilcox stated that it might be an improvement, but it is still a problem. He visited the site three different times. At the east side of the site there was standing water, and there was green matter growing in the standing water. Chairperson Wilcox stated that he was not pleased to see the standing water with green stuff in it, especially in and around a school. The drainage needs to be dealt with and would be further addressed as part of the proposed resolution. Planner Geri Tierney stated that she visited the site twice, and both times there was standing water in that ditch. The standing water appears to be there a significant percentage of the time. According to the drawings, it appears that the culvert is low enough for water to actually drain, but it does not appear to be that way. The culvert appears to be too high to take the water from the •ditch. This is something the Board should consider to look at. The culvert in question is located under the basketball court that appeared to be higher than the ditch. MOTION by Herbert Finch, seconded by Robert Kenerson: PLANNING BOARD MINUTES 3 MAY 69 1997 • APPROVED - JUNE 3, 1997 NOW, THEREFORE, BE IT RESOLVED• That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, 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 the addition to the Montessori School at 7:46 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY SITE PLAN APPROVAL AND • RECOMMENDATION TO THE ZONING BOARD OF APPEALS REGARDING SPECIAL APPROVAL FOR THE PROPOSED CONSTRUCTION OF A 1 180 +/= SQUARE FOOT ADDITION PETER DEMJANEC R.A AGENT Chairperson Wilcox declared the above -noted matter duly opened at 7:47 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Mr. Demjanec stated that the Board was supplied with a site plan, a floor plan of what the proposed addition will contain, and elevation drawings for the exterior of the building. The site plan was generated from a plan that was approved by the Town when the Montessori School was originally built. Some of the things from that period of time, such as the position of the building and the tax parcel number were part of the original plans. Mr. Demjanec stated that putting an addition on the proposed structure was contemplated at that period of time. Looking at the site plan from the King Road side, there are dashed areas marking future expansions. The Montessori School is now working on that future expansion. Some things have changed in regards to the location that everyone had contemplated when the building was built. It no longer seems desirable. •Mr. Demjanec stated that the two classrooms fronting on East King Road love the exposure and the exterior patios. This is also part of how they conduct their classes. Blocking and blinding them by these additions is not particularly delightful. As an alternative, the school is asking to build the addition on the east side behind the multi - purpose room. 0 PLANNING BOARD MINUTES 4 MAY 6, 1997 APPROVED - JUNE 3, 1997 Mr. Demjanec stated that the additional classroom would be for nine to 12 year olds. The classroom addition would be 782 square feet, and would be smaller than the classroom contained in the main body of the building. It also has two small lesson rooms, kitchen, and an exit hall that that connects to the main circulation through the building. Mr. Demjanec stated that the exterior elevations are developed to be the same in detail and proportioned as the main body of the existing building, such as the exterior finish materials, the slopes of the roofs, gabbling of the roof, etc. When the addition is built the entire footprint would be approximately 11,360 square feet, which is a bit more than the permissible coverage. Mr. Demjanec stated that the Montessori School is scheduled for a variance hearing with the Zoning Board of Appeals, both for excessive coverage and for the 22 foot side yard rather than the 40 foot the school would be required. A line across the plan parallel to the east boundary shows the 40 foot line. The school received the required variances from New York State for the fire areas. Board Member Hoffmann stated that she is puzzled to hear that this new classroom would be for nine to 12 years old. She thought that age group was going to be in the building across the road. Andrea Coby, Administrator of the Montessori • would be for 12 to 14 year olds. Board Member Hoffmann stated that she has folk dancing in the multi use room. She assumed the is nice because there is cross ventilation on both eliminate this ventilation. School, stated that the house across the street visited the site several times in the evening for multi use room used as a gym for the children sides of the room. The addition walls would Mr. Demjanec stated that Ms. Hoffmann was right. He made the same observations that the two classrooms on East King Road apply to the gym as well. The teachers who teach in the school and the students at the school, to them their homes are their classrooms. The multipurpose room is a place used for specific activities on occassions. There would be less of a penalty to the users of the building to change the character and the nature of the multipurpose room than there would be to change one of the classrooms. Board Member Hoffmann asked if the school would be doing something else for the ventilation being lost, such as fans. Mr. Demjanec stated that nothing has been thought of at this time. Chairperson Wilcox opened the Public Hearing. Evan Monkemeyer, 132 East King Road, stated that the addition to the Montessori School would be great for the Town, and the Planning Board should move forward to help the school grow. It should also be great for the neighborhood. Mr. Monkemeyer stated that the Board should discuss the further expansion possibilities of this site, and discuss the issue of the 1.5 acres of land that was • n U • PLANNING BOARD MINUTES 5 APPROVED - JUNE 39 1997 MAY 69 1997 proposed as a Town park. Whether or not the school purchases the land, he believes the school has a bigger interest in it. This would be meeting some of the Town's requirements for expansion in the future. Mr. Monkemeyer stated that he whole heartily supports this expansion, and he thinks it is a terrific idea. Chairperson Wilcox stated that he is very bothered by the expansion because of the coverage on the property. The children need areas to play outside and areas to run. He was looking at areas for the children to play and have fun. While walking around the site in the front of the school there is an island of trees and a path for walking around it, but do children have fun there. There are trees and shrubbery that children.cannot play in. There is poor drainage on the back side of the existing building, so it is not usable for a play area. There is a small hole in the ground where the water drains to the northwest, and there is a large depression in the ground that is dangerous. Chairperson Wilcox pointed out on the map entitled "Montessori School - Site Plan, Drawing A2" prepared by Peter Demjanec dated March 27, 1997 and revised April 28, 1997, the areas of concern to him. Chairperson Wilcox stated that he visited the site on three different occasions. The third site visit he took his ten year old son, and asked where would the children want to play at the school. A flat area was identified by the existing trees, but that was not good because the children would be on both sides of the road. Another area was identified, but it was too close to the road. If two boys or two girls wanted to play catch with a baseball, there would be no place to do it. There is no place for children to go outside and be kids. Chairperson Wilcox stated that this bothers him tremendously, enough for him not to be in favor of the addition unless the situation could be mitigated some how. Chairperson Wilcox stated that Mr. Monkemeyer mentioned the proposed park area is in discussions right now, between being a Town of Ithaca Park or possibly sold to the Montessori School. If the 1.5 acres could be consolidated with the Montessori School property then his concerns would be solved for an area where children could run and play. Another possibility could be to turn the 1.5 acres into a Town Park for the children to play on also. Chairperson Wilcox stated that besides the coverage, areas for children to play, and the drainage issues, there are other issues that need to be resolved. Chairperson Wilcox stated that this bothers him enough to be against the resolution as proposed unless there are mitigations done. Board Member Herbert Finch asked if the administrator of the school could explain how they handle the recreation. Mr. Demjanec stated that he wanted to make a few observations. The school would be going to the Zoning Board of Appeals for an 11.1 percent lot coverage variance. The situation should be mitigated by the fact that it is an open area with adjacent land contemplated as a park land sometime in the future. Mr. Demjanec stated that he would suggest since this was approved some time ago with the thought and the intent of putting an addition onto the building, that the owner is not here seeking anything that was not already contemplated originally in 1987. At that point and time the owner was PLANNING BOARD MINUTES 6 MAY 69 1997 • APPROVED - JUNE 39 1997 approved for an 11,300 square foot footprint excluding the two additions. What the owner is asking for is in fact the 11,300 square foot footprint. The coverage issue is a Zoning Board of Appeals issue, but relevant to planning. Attorney for the Town John Barney asked Mr. Demjanec when the Montessori School came in the last time, if the site plan approved was for 11,000 square feet. Mr. Demjanec stated that the approved site plan contained 11,300 square feet and two additions. The elevation drawings show future expansion that was approved at that point and time. Attorney Barney stated that they were only shown as future expansions, so they were not approved as part of the site plan. Mr. Demjanec stated that it is unclear to him, because the approval says 11,300 square feet. He and Mr. Kanter spent time going through the school file finding the tally of what was approved in 1987. Attorney Barney asked Mr. Demjanec if the addition had been placed on the south side of the building, it could have *been done without any action by this Board. • Mr. Demjanec stated that the owner is asking for permission to put this addition in a different place other than what was originally contemplated. Attorney Barney asked if the site plan that was provided to the Board, minus the addition shown, was given final site plan approval with the words "future expansion" on it. Mr. Demjanec responded, yes. Attorney Barney stated that is a misinterpretation of the law. The previous site plan would be the one that received final approval. The location, siting of a new addition, and the expansion, would not be approved until this was shown on a site plan and that site plan was approved. Director of Planning Jonathan Kanter stated that he does not believe there was a reference to the 11,300 square foot in the original resolution. There was a listing or tabulation of space, but it was not linked to any resolution or any official approval. It was just a piece of paper in the file. He could not say what the approved resolution says other than what the site plan shows. Board Member Hoffmann asked if this was the approval that was done in 1987. Mr. Demjanec responded, yes. On the issue of playground, he identifies this in a slightly different fashion. He attends meetings at the Montessori School during recess, which means that • his car is often parked in the area that the children are playing in. The faculty puts orange cones across the road to indicate that this is play time and they can not drive in the drive way. Mr. Demjanec stated that in the back where the existing play structures are located is a very modest area. The size of the classroom that is contemplated is the same size as the Town's board room. • • PLANNING BOARD MINUTES 7 APPROVED - JUNE 311997 MAY 611997 It is not a viable play area for outdoor ball games for the group. It is a viable play area for play structures, but a play structure does not need a large area. The issue of finding a large play area is one that the site has whether or not this addition is built. He believes the school is working on that. Ms. Coby stated that when the school moved to this property, they assumed they would need a play structure. The site was such that there were not a lot of places appealing for children to play, so they purchased a very expensive play structure. The older children never use the play structure, which is where the proposed addition would be. The pre - school children use the play structure. Through the trees in the front there are a lot of paths the children love taking. While thinking about this proposed addition, we are thinking of moving the play structure to another area for the children to still use it, so it would not create any loss of recess time for the children. The issue of more space, it would be the hope to purchase the .Monkemeyer property. Chairperson Wilcox stated that he saw the limitations of playing through his ten year old son's eyes. Ms. Coby stated that some of the wonderful things that the property has to offer is that it has a great sledding hill, and they have also used Mr. Monkemeyer's field to the west for cross country skiing during the winter. There are things that the property offers in terms of recess that other schools do not have, but certainly a real soccer field would be great. Chairperson Wilcox stated that a full size soccer field is, not what he is going after. He just wanted room for the children to run and kick a ball. Ms. Coby stated that the children currently play soccer in the front grassy area between the driveways. Soccer is a hot sport at the Montessori School, and the children play soccer everyday. Ms. Coby stated that this is what they have had since the beginning, and they use cones and saw horses to block off the driveway.during recess. This has worked, but obviously more space would be better. Chairperson Wilcox stated that Mr. Monkemeyer would be presenting a sketch plan review for a nursery next to the school later in the meeting. There might be a possibility that the secondary road between the school and the proposed nursery may become a secondary access road to the nursery. This would change the dynamics again creating more traffic here, and he does not want children chasing balls into the road. Attorney Barney stated that prior approvals of this property do not make any reference to the 11,000 square feet. It makes reference to the map, but there is nothing on the map. Director of Planning Kanter stated that there was a separate listing in the file, not dated or •referring to anything, which had the total listing of the floor area. He can not say that this was part of the approved site plan. Attorney Barney stated that in 1987, at the time of the prior approval, this might pre -date the PLANNING BOARD MINUTES 8 APPROVED - JUNE 39 1997 MAY 69 1997 time when the Planning Board was required to review site plans as part of special approvals. This was an amendment to the Town of Ithaca Zoning Ordinance in 1990. There was no formal site plan approval at that time, it was just a subdivision approval and a recommendation to the Zoning Board of Appeals for a special approval for a school use. Board Member Hoffmann stated that in the years since then, the Board has become more sensitive to wet lands and drainage problems associated with them. She does not know if it is fair to compare the conditions under the earlier approval with the proposal at this time. Board Member Bell stated that on the elevation drawing A3, the proposed new structure is located on the left side of the drawing, and behind that there is a shadow of another roof line. He is not sure what the other roof line is. Mr. Demjanec stated that would be the roof line of the existing classroom gable. On the proposed east elevation the end gable of the existing classrooms, what is seen in the shadow. Board Member Bell asked if the new roof line would look better if the angles were the same. Mr. Demjanec stated that the angles would be the same. The roof lines would not be parallel. . Chairperson Wilcox stated that this is a Public Hearing, and asked if anyone else from the public wished to speak. No one spoke. Chairperson Wilcox closed the Public Hearing, and brought the matter back to the Board for further discussion. Chairperson Wilcox stated that he does not know what decision the Board would make. The Board could vote on the proposed resolution with some minor changes to the site plan such as the parcel number. The marking of the fire lane is an issue. If the sense of the Board is not to approval the resolution, he could offer some verbiage that would make him happy. Board Member James Ainslie asked what is the status of the proposed park land area. Director of Planning Kanter stated that the issue is still in negotiations. The details have not been worked out yet, and future meetings with Mr. Monkemeyer would be arranged. Board Member Ainslie stated that Mr. Monkemeyer mentioned he was in favor of what the Montessori School was going to do, and he does own the other land. Mr. Ainslie asked if there is a lot of differences. Attorney Barney stated that the difference is 50 feet. Board Member Ainslie asked if there would be any resolution of this issue. 0 Attorney Barney stated that Mr. Monkemeyer's attorney suggested to meet next week for further discussions. PLANNING BOARD MINUTES 9 MAY 69 1997 • APPROVED - JUNE 311997 Mr. Pomada asked if the land becomes a Town park or becomes free to be sold, would this solve Mr. Wilcox's problems. Chairperson Wilcox stated that it would solve his objections. Attorney Barney stated that this land sits in limbo. At this point, the land can not be conveyed to the Montessori School because the subdivision map shows the land would be conveyed to the Town. There needs to be a resolution one way or other as to making this a Town park or not. Until this is resolved completely, there is a little reluctance on the Town's part to take too much on faith anymore. MOTION by Herbert Finch, seconded by James Ainslie: NOW, THEREFORE BE IT RESOLVED• 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary Site Plan Approval, as shown on the Preliminary Site Plan Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and • 2. That the Planning Board hereby grants Preliminary Site Plan Approval for the proposed building of a 1,180 +/- square foot addition to the Montessori School, as shown on the site plan entitled "Montessori School, 120 East King Road, Ithaca, New York 14850" prepared by Peter Demjanec, revised April 28, 1997, and other application materials, conditioned upon the following: a. 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; b. The applicant receive, prior to Final Site Plan Approval, variances from the Town Zoning Board of Appeals for insufficient side yard setback and exceeding the maximum permitted building coverage in an R -30 Residence District, as well as Special Approval; C. The applicant submit, prior to Final Site Plan Approval, .sufficient information describing existing and proposed site topography, a grading plan if any grading is to occur, and a drainage plan, all subject to review and approval by the Town Engineer; • d. The applicant submit, prior to Final Site Plan Approval, information describing construction details of all proposed structures, walkways, and other improvements. PLANNING BOARD MINUTES 10 MAY 611997 • APPROVED - JUNE 311997 AND BE IT FURTHER RESOLVED: 1. That the Planning Board, in making its recommendation to the Zoning Board of Appeals, determines the following: a. There is a need for the proposed use in the proposed location, as demonstrated by the applicant; b. The existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project; C. The specific proposed change in land use as a result of the proposed projects is in accordance with a comprehensive plan of development for the Town of Ithaca. 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 site plan A2 needs correction of the tax parcel number. Site visits to the school showed cars parked on one side of the entry way in the fire lane. He would like • more signage or markings on the ground for fire lanes. Board Member Bell asked if there are any signs marking the fire lane. Planner Tierney stated that there is a sign in front of the building stating bus unloading and loading. There is a sign at the corner that says no parking to corner, but there is no explanation of what it is referring to. There is no signage indicating a fire lane. Board Member Hoffmann stated that the entrance to the Montessori School is not on their property; it is on the Monkemeyer property. Director of Planning Kanter asked if the Montessori School has an easement across the Monkemeyer property for access. Mr. Monkemeyer stated that the school has a right -of -way. Director of Planning Kanter stated that the reference to future expansion on the south side of the building on the original site plan should be deleted from the current site plan. If the Board is approving this new addition that already exceeds R -30 requirements, the Board does not want to see future additions in this area. The words "future expansions" and outlines should be deleted from the site plan. • Director of Engineering Daniel Walker stated that condition 2c should include "adequate drainage around the proposed building site and the existing drainage outlet that drains under the northeast corner", between the drainage plan and all subject to the review and approval by the Town PLANNING BOARD MINUTES 11 MAY 611997 APPROVED - JUNE 39 1997 • Engineer. Mr. Walker asked if the addition would be a slab on 9 rade structure. Mr. Demjanec stated that the addition would be a slab on grade which is the same construction as the adjacent multi - purpose room. The classroom wing closer to East King Road is a crawl space structure, but that is not what is proposed. Board Member Bell stated that the drawing A2 shows the driveway loop with parking spaces mapped out. The issue of having enough play. space comes from the sweeping driveway that gobbles up too much land. If the school was sited further towards East King Road that would solve more of the problems of the play area. It would be more feasible to deal with the configuration of the driveway. This might help eliminate Mr. Wilcox's concern by eliminating the parking in this area and add it to the end of the main parking area and eliminating the loop of the driveway itself. Mr. Demjanec stated that the immediate response to Mr. Bell's wonderful idea, but the owners reminded him of two things. One thing is buses onto and off the property. School buses do not turn around in a thing is that unfortunately parking on those occasions when they have those few places for parking that are there are used more often than the to take that area for additional play area, but it would not be possible. idea is that it sounds like a that they need to get school very small area. The other groups does over flow, and it. It seems like a good idea Director of Engineering Walker stated that school buses can not legally back up unless there is a supervisor outside the bus. Mr. Walker asked if there is adequate parking for the use of the facility. Director of Planning Kanter stated that they meet the parking requirements in the Zoning Ordinance. Director of Engineering Walker asked what are the parking requirements in the Zoning Ordinance. Planner Tierney stated that there should be two parking spaces per classroom. Chairperson Wilcox stated that he counted 26 delineated parking spaces. Director of Planning Kanter stated that the Codes and Ordinances Committee is looking at the standards of parking spaces needed for facilities. There being no further discussion, Chairperson Wilcox called for a vote. AYES -Ainslie, Finch, Kenerson, Bell. NAYS - Wilcox. • ABSTAIN - Hoffmann. The MOTION was declared to be carried. PLANNING BOARD MINUTES 12 MAY 611997 APPROVED - JUNE 3, 1997 • (NOTE: The adopted resolution is hereto attached as Exhibit #3.) Chairperson Wilcox duly closed the matter of Preliminary Site Plan Approval for the Montessori School at 8:35 p.m. AGENDA ITEM. is IYI 1 nY99 A AI r% {i wA 1f Chairperson Wilcox duly opened the above - mentioned matter at 8:37 p.m., and read aloud from the Agenda. At the last meeting the Board thoroughly discussed the two parking lot additions and drainage patterns. The Board did not discuss the addition to Ford Hall and the effect it would have on J -Lot. The SEAR discussion should be kept to the issues that were not discussed before. The Board received additional material on the drainage on the Raponi property. The Board also received a revised drawing of the fill site. Larry Hoffman, HOLT Architects, stated that he is the project architect for Ford Hall. The addition of Ford Hall is a non growth project. They currently have approximately 500 students, and they would like to continue with that amount. They have approximately 75 faculty and staff people, and it would remain the same. They have approximately 350 performances a year in this building. Most of these performances take place in the Ford Hall Auditorium of 730 seats with the addition •adding 250 for the recital hall. The remainder of the building would be classrooms, offices, studios, etc. that the school of music desperately needs. The number of concerts and recitals in the building may go up slightly, because student recitals are given in the chapel currently. The effect on the overall use of the building would not be substantial. Many of the student recitals are not highly attended. Mr. Hoffman stated that the footprint of the proposed building has been changed to be a little bit smaller. The area of the building would be a bit larger than before. It was previously advertised as 55,000 square feet, but in fact it is 65,000 square feet. The footprint of the building is actually getting smaller, not bigger. Mr. Hoffman stated that the other change that was made was the location of the bridge that connects J -Lot to Ford Hall. These are two separate projects that Ithaca College is asking for one action on. The buildings being proposed later on would eliminate current parking areas used for Ford Hall. Ithaca College needs to make changes for parking arrangements, the vehicular circulation, and pedestrian circulation to and from the building. Most of this discussion would be addressed by Peter Trowbridge. Patrons coming to recital performances would have the option of entering the building from the west to a new traffic circle. There would be a new paved plaza beyond that traffic circle. Beyond the traffic circle there is a service route. This would provide access to the loading dock to the library and for Ford Hall. One of the things at Ford Hall now which is less than satisfactory is that there is no good access to the building for someone in a wheel chair. For people to enter Ford Hall at the present time, they would immediately go down a flight of stairs. The new access to the building would be level for wheelchairs. Mr. Hoffman stated that parking would need to be provided for people to attend performances. PLANNING BOARD MINUTES 1 13 MAY 65 1997 APPROVED - JUNE 311997 • The plan to expand J -Lot would permit this to happen. There would be stairs and an elevator P e ator to arrive at the entrance at the plaza level, or they could get off at the third level in the back of the Ford Hall auditorium. Mr. Hoffman stated that the pedestrian bridge would provide access from residential halls to lower campus. A student in a wheelchair could come across the bridge to the elevator at grade, and then continue through to central campus. The addition would be on four levels. There would be a new grade level entrance on the northwest corner. There would be a new main entrance to the building on the southwest corner of the building that would provide a major entrance to the main level. The bridge would be constructed in a way for large vehicles such as fire trucks to go under. The basic materials for the buildings, and the expression that Ithaca College wants to create for Ford Hall, would be red brick and glass. Ithaca College thinks the addition would fit into the rest of campus, and it would certainly provide the needed facilities that are already being offered as well as providing wheelchair accessibility. Peter Trowbridge, Landscape Architect, stated that there are large horseshoe stairs on the hill side immediately south of Ford Hall. As Mr. Hoffmann stated, the current entrance comes in between floors. Driving by Ford Hall at the the present time, there is a mound in front of the existing building. In order to correct that, approximately seven feet of grade would be taken away. The stairs would no longer function once the grade is modified. Subsequently, once the stairs are demolished there would be replantings on the slope. There would be regrading to a minor degree and replanting in all those highly unstable places at the toe of the slope, and they would be hydro seeding the remaining part that has been left somewhat natural. Mr. Hoffmann mentioned the parking associated with Ford Hall. There is no net parking increase. There would be new parking spaces, but the parking spaces being built would replace parking that currently exists on campus covered by other building programs, as well as moving some parking spaces back across from Axiohm. The parking used by patrons for performances at Ford Hall would utilize space permitted by staff and faculty. The assumption that staff and faculty would leave between 5:00 p.m. and 6:00 p.m. with a performance at 7:00 p.m.. There would not be new spaces for the building itself. Mr. Hoffman stated that the current path that goes between Ford Hall and the Health Center has a whole series of steps in it. With this change those steps go away. Planner Cornish asked what would be the grade of the new walk. Mr. Trowbridge stated that the steepest part of the walk would be approximately 12 percent. Along Hill Center near the gym it is less than eight percent, but they are trying to retain a tree in that area. Board Member Bell asked Mr. Trowbridge to point out on the map the route people in wheelchairs could take to get from J -Lot to central campus. aMr. Trowbridge pointed out on an enlarged map the route they could take. Tom Salm, Vice President of Business at Ithaca College, stated that right now the only PLANNING BOARD MINUTES 14 APPROVED - JUNE 39 1997 accessible way out of the Towers is actually on the north side a great improvement for Ithaca College. MAY 6, 1997 The addition to Ford Hall would be Board Member Bell stated that since the last meeting the bridge has been moved, and asked why the bridge was moved. Mr. Hoffman stated that by moving the bridge this would provide access to central campus and Ford Hall. Having the bridge in the previous proposed location made it difficult to get emergency vehicles under. The further the bridge is moved to the east the more clearance it gives for emergency vehicles. Mr. Salm stated that in the handing off of this project from one architectural firm to another, there was a re- evaluation of a number of things within the building as well as the site. That is what has happened in the moving of the bridge. The dean and the assistant.dean of the School of Music approved these changes. Board Member Hoffmann asked if the reconfiguration of the road would change the access to the library for students. Mr. Salm stated that students spend a lot of time in both buildings. The pedestrian access • will not change at all. All the entrances to the library would stay the same. There would be one additional connection between the Ford Hall building into the library. This would be another improvement as far as Ithaca College is concerned because it involves the ability for wheelchairs to be in Ford Hall and able to cross into the library. Ithaca College plans to move music periodicals to the library so it would be contiguous to the new space where recitals would be occurring. Vehicular access would remain the same, except there would be better access in terms of the bridge. There is approximately 20 parking spaces behind the library and Ithaca College plans to eliminate most of them, but a few would be retained. Planner Cornish asked Mr. Salm if he could clarify the parking behind the library. Would Ithaca College be eliminating most of the parking spaces used for service vehicles. Mr. Salm stated that it would be used for service vehicles for the main loadin dock to the g library. This access could also be used for fire truck accessibility, and service trucks to service the building. The new Ford Hall addition would have a new loading dock in back of the building, and the intent is for a larger truck to load and unload for bigger concerts. Planner Cornish asked if the ballisters that are on the music plaza are for pedestrian protection against any vehicle traffic. Mr. Salm stated that they would try to discourage as much traffic as they can except for • service traffic. Director of Planning Kanter asked if the description of the current square footage of Ford Hall would be 65,000 square foot from 55,000, and further asked if this would change the SEQR. There i • • • PLANNING BOARD MINUTES 15 APPROVED - JUNE 3. 1997 MAY 69 1997 is one part of the Full Environmental Assessment Form that would need to be changed. The description of action states 55,000 square feet for construction. Chairperson Wilcox asked what the increase of the footprint would be that the SEAR refers to. Mr. Hoffman stated that the building footprint is virtually unchanged. There used to be 45 degree angle stairways on the northwest corner of the building that took up more area than what they currently had. The building has not grown. It had to do with the way the square footage was taken off. Attorney Barney asked Mr. Hoffman how they got 55,000 additional square feet without changing the footprint. Mr. Hoffman stated that there would be more space on the third level of the building than there was previously. The footprint only described how much ground is covered, but there is more space on the upper floors. Tom Hoard, HOLT Architects, stated that the 51,000 square foot increase shown on the footprint is probably a mistake on the document. The actual footprint would actually increase by 25,000 square feet. What Mr. Hoffman was referring to is the footprint is not increasing over what we were talking about last time, but it is increasing over the existing building. Attorney Barney asked if the correct figures should be increased by approximately 25,000 square feet. Mr. Hoard stated that was correct, and that the accumulation of several floors would be 65,000 square feet. Mr. Hoffman stated that 65,000 square feet is the correct number. One of the major features of this building is a large atrium that is inside the building. Looking at the western facade there is a whole series of rooms behind it, but those rooms do not abut directly up against the building behind it. Director of Engineering Walker stated that the Engineering Department usually tries to go for gross square footage. Mr. Hoffman stated that the addition to Ford Hall should be 65,000 gross square feet. Chairperson Wilcox stated that the Planning Board received a revised document of where the fill would be placed. The document shows the placement of the fill and location. Mr. Trowbridge stated that at the last meeting there were concerns about the relationship to the abutting properties. This document shows the distance between the fill area and the neighboring properties. The original proposal was high schematic, and the second generation shows a much LJ PLANNING BOARD MINUTES more consistent grading scheme. 16 APPROVED - JUNE 3, 1997 MAY 6, 1997 Planner Cornish stated that there was some concerns about the visual look of the fill site. The new document shows a softer looking slope. MOTION by Herbert Finch, seconded by Robert Kenerson: NOW, THEREFORE BE IT RESOLVED• That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. Chairperson Wilcox stated that the 55,000 +/- square foot addition should be changed to 65,000 +/- square foot addition in the first whereas. Also, in the third whereas, April 15, 1997 should be added next to May 6,1997. 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 College at 9:14 p.m. Determination for the Ford Hall Addition at Ithaca 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 R45, ITHACA COLLEGE OWNER; ROBERT O'BRIEN HOFFMAN O'BRIEN LOOK TAUBE. & CHIANG P.C., AGENT (NOTE: THIS PUBLIC HEARING WAS POSTPONED FROM THE APRIL 15 1997 PLANNING BOARD MEETING .1 Chairperson Wilcox duly opened the above -noted matter at 9:15 p.m., and read aloud from the Notice of Public Hearings as posted, published, and as noted. • • • PLANNING BOARD MINUTES 17 APPROVED - JUNE 39 1997 MAY 69 1997 Chris Gulick, Ithaca College Student, stated that he is representing a number of concerns from students concerning these proposals with the parking lots. The students have brought these concerns to Student Government and President Whelan. They have joined together in the concerns of these parking lots. The M -Lot is proposed to be in front of Boothroyd Hall, which has the first year programs. They have opposed this proposal for a number of reasons because of invasion of green space, the lack of space for first year programs, etc., as well as the expansion of more asphalt. The students understand that there is going to be a new fitness center there, but they do not think the parking lot needs to be right in front of the fitness center. They think some alternatives could be reached. In a memorandum sent to the administration, they listed six alternatives. The memorandum is from the Student Government, Resident Hall Association, and the Environmental Society. They also have concerns with the J -Lot expansion. If there was any way that the Axiohm parking lot could be left for a couple more years that would be preferable. Another goal of theirs is the development of a Transportation Plan while construction is being done. The Transportation Plan would be made up of students, faculty, administration, and staff. They recognize that there is already a traffic committee, but maybe a special committee could be developed especially for the Transportation Plan. Chairperson Wilcox asked if the goal is to change the policy of Ithaca College. Mr. Gulick stated that was correct. Mr. Monkemeyer stated that this is a step forward by Ithaca College to expand their campus, and he thinks this would put South Hill on the map. It is going to mean more jobs would be made available. There are some concerns about parking, and he thinks the campus needs to be more centralized. The parking needs to be on campus rather than off. The plan presented by Ithaca College looks beautiful, and the Planning Board should move forward swiftly and give their approvals. Chairperson Wilcox asked Mr. Monkemeyer if this would benefit him personally. Mr. Monkemeyer stated that he thinks it would benefit everyone on South Hill. Director of Planning Kanter asked if the Board could have an actual height figure on the Ford Hall addition. Mr. Hoffman stated that the ground floor of the building is at the elevation of 549. The fourth floor of the building would beat 602. That particular floor would have a roof 22 feet above it to bring it to 624. If people are standing on J -Lot they would be able to look over the roof of the building. Chairperson Wilcox asked if the height of the addition would 75 feet. Mr. Hoffman stated that was correct. Attorney Barney asked if the first floor would be partially on grade or below grade. • • PLANNING BOARD MINUTES 18 APPROVED - JUNE 311997 MAY 611997 Mr. Hoffman stated that there is a ground floor to the building. The lower level of the building is accessed directly at grade from the northwest corner. Chairperson Wilcox asked, assuming the Planning Board approves this motion, if Ithaca College would be going to the Zoning Board of Appeals on May 14, 1997. Mr. Hoffman responded, yes. Board Member Hoffmann stated that she is concerned about the number of parking spaces especially in J -Lot expansion. She thinks it would be a good idea to try and encourage less cars on campus, so .there would not be so many parking spaces needed. Chairperson Wilcox stated that this is a Public Hearing, and asked if anyone else 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 grants Preliminary Site Plan Approval for Drawings labeled "Ithaca College School of Music Addition ", Sheet No. L1 entitled "Landscape Plan" dated 3/17/97, revised 4/25/97, Sheet No. L2 entitled "Grading Plan" dated 3/17/97, revised 4/28/97, Sheet No. L3 entitled "Landscape Details ", Sheet No. C1 entitled "Utility Plan ", and Sheet No. C2 entitled "Utility and Pavement Details ", all dated 3/17/97, Drawings labeled "Ithaca College J -Lot & M -Lot Parking Expansion ", Sheet Nos. C01 & CO2 entitled "J -Lot Layout and Demolition Plan ", Sheet Nos. CO3 & C04 entitled "J -Lot Grading & Utility Plan ", Sheet No. C05 entitled "J -Lot Striping and Signage Plan", Sheet No. C06 entitled "M -Lot Plans ", Sheet No. C07 entitled "Utility and Pavement Details, all dated 3/17/97, Sheet No. L1 entitled "Landscape & Lighting Plan" dated 3/17/97„ revised 4/25/97 and Sheet No. L2 entitled "Landscape & Lighting Plan and Details", dated 3/17/97, and a plan entitled "Proposed Ithaca College Fill Site" dated 4/28/97, subject to the following conditions, all to be submitted prior to final site plan approval: a. Submission of construction details of all proposed structures including, but not limited to, curbing, including granite curbs, and mountable curbs, retaining walls, ramps, including ramps with guard rails, sidewalks, stairways, and pavement. b. Submission of a detailed sediment and erosion control plan to be approved by the Director of Engineering for the Town of Ithaca. C. That any required variances, including a height variance, be obtained_from the Town of Ithaca Zoning Board of Appeals. PLANNING BOARD MINUTES 19 MAY 6, 1997 • APPROVED - JUNE 3, 1997 d. Revision of the site plan for the School of Music, J -Lot & M -Lot parking expansion to show the limits of disturbance. e. Revise all drawings so that they are presented as one project package. In particular, revise page numbering to avoid duplication of page numbers and consolidate details to avoid duplication. f. Revise sheet C04, J -Lot Grading and Utility Plan to show symbols of drainage inlets. g. Revise sheet L -1, J -Lot & M -Lot Parking Expansion, Landscape and Lighting Plan to: distinguish between Buffer plantings and Barrier plantings. Both are referred to in the planting schedule, but only barrier plantings are referred to on the plan. Indicate on plan slope stabilization and planting for area to be regraded on the south side of J -Lot extension. h. Revise Sheet L -2, label as M -Lot Parking Expansion. Revise planting schedule to reflect actual number of plant materials as shown on the plan. Planting Schedule lists 19 Primrose Spirea, plan shows 13, Planting Schedule lists 12 Broadmore Junipers, plan shows 6. Correct labeling of Shrub Planting Detail • (labeled as Light Pole Footer). I. Revise all drawings to show location of pedestrian bridge and associated walk from J -Lot, the reconfiguration of the Music Plaza, and the revised building footprint. j. Add note to Sheet L -1, J -Lot and M -Lot Parking Expansion, revised Landscape and Lighting Plan, indicating areas to be hydro seeding with erosion control netting and allow vegetation to regenerate. (Shown on reduced maps, not shown of full scale drawings.) Label all barrier and buffer plantings. k. Revise School of Music Addition Sheet materials are labeled. Indicate erosion Planting Schedule to reflect changes in Addition. Cross reference Landscape PI; Landscape Details. AND BE IT FURTHER RESOLVED: L -1, Landscape Plan, so that all plant control in appropriate areas. Revise the north west corner of the Ford Hall 3n and Planting Schedule on Sheet L -3 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 P by the applicant, PLANNING BOARD MINUTES 20 MAY 67 1997 • APPROVED - JUNE 311997 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 another provision should be added about showing the bike rack locations on the sites. 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 matter of Preliminary Site Plan Approval for Ithaca College at 9:35 p.m. AGENDA ITEM. WE I I n /MeA IAA rAKIaL NU. 43- 1-3.Z BUSINESS "C" OWNER; TERRENCE ROSWICK AGENT Chairperson Wilcox duly opened the above - mentioned matter at 9 :36 p.m., and read aloud from the Agenda. Terrence Roswick, Ryan Survey, stated that Mr. Monkemeyer provided two photographs of the area in question. Mr. Roswick pointed out on photographs supplied by Mr. Monkemeyer the property in question is located at the corner of East King Road and Route 96B. He also pointed out there are pine trees from the corner along East King Road and along Route 96B. Mr. Roswick stated that there is an existing entrance off of Route 96B to the property a short distance from the intersection. This would include a drive entrance as a loop road to help the circulation for vehicles. tThe main structure would be in the middle of the loop. In back of the site there would be more greenhouses, which would be part of Mr. Monkemeyer's long term plan. After discussions with the Planning Staff, they suggested that the sketch plan show what they envision for the entire site. Initially there would be one or two greenhouses in the back of the site. The greenhouses would PLANNING BOARD MINUTES 21 MAY 611997 • APPROVED - JUNE 39 1997 probably be constructed before the main structure is added. A service circular drive would go along the hedge row of trees and wind around the structures back to Route 96B. Mr. Roswick stated that the types of products that would be sold on this site would include vegetables, plants, shrubs, etc. The retail space would be consolidated into the built structure. The greenhouses would be mainly used for storage and growing of plant materials to be sold. The greenhouses would not be used for retail space for direct sales. Mr. Roswick stated that he is not sure if this would impact the parking because the real retail space the Planning Staff based the parking calculations on would be exclusive of the greenhouse. Mr. Roswick stated that this is a brief overview of the proposal, and he would like to receive some feed back from the Planning Board. Board Member Hoffmann asked if the driveway that is shown on the far right of the drawing is the driveway to the Montessori School. Mr. Roswick responded, yes. Mr. Monkemeyer thought of exiting further up by the secondary road from the Montessori School, but decided to have the entrance /exit drive on Route 96B. Board Member Kenerson asked how far would the entrance /exit driveway be from the intersection of East King Road and Route 96B. Mr. Roswick stated that it would be approximately 400 feet or less. • Planner Cornish stated that the Environmental to Review Committee (ERC) had a lengthy discussion about this proposal. Members of the ERC felt that reguiring the location of the main entrance off of East King Road was not a reasonable request as additional turning movements would be required to enter the site. However, a secondary access road off of East King Road was suggested and agreed upon by the ERC. Board Member Kenerson stated that he thinks Route 96B should not be curb cut anymore than it has to be. Board Member Ainslie stated that he would feel better if the turn off for East King Road was back further so it would accommodate that driveway, but it does not. Mr. Ainslie pointed out on the photographs where a turn off is for East King Road off of Route 96B, and asked if the turn off lane could be extended back to the entrance /exit driveway for the site. Chairperson Wilcox stated that the proposal has the advantage of not requiring additional curb cut into Route 96B. Mr. Roswick stated that discussions with the New York State Department of Transportation (NYSDOT) mentioned that they seem to be agreeable with this because the turning radius would be minimal. • Board Member Finch asked if there would be any p 9 planting areas on the site. Mr. Roswick stated that the site would always be retail and not growing spaces, except for PLANNING BOARD MINUTES 22 • APPROVED - JUNE 39 1997 some of the growing in the greenhouses. Nothing would be grown outside. MAY 611997 Board Member Ainslie asked Mr. Monkemeyer when the photographs were taken. Mr. Monkemeyer stated that one photograph was taken in 1984 and the other photograph was taken in 1994. etc. Chairperson Wilcox asked what would be sold at this facility. Mr. Roswick stated that produce and garden type plants such as shrubs, perineal, annuals, Chairperson Wilcox asked if fertilizers and equipment such as shovels or rakes would be sold. Mr. Roswick stated that the facility would be like an old fashion general store that would service the home gardener. Mr. Monkemeyer stated that he would like the main building to have a country store effect. The plans for the facility indicate one end of the building to be produce and the other end would be seasonal plantings. • Planner Cornish asked Mr. Monkemeyer if he anticipates customers entering Y p g the greenhouses. Mr. Monkemeyer stated that the customers may wonder through the greenhouses when they are attached to the main structure. Planner Cornish asked if, in essence, this would be retail space. Mr. Monkemeyer stated that it may be used for retail space later on. The greenhouses could be considered retail space. If the parking spaces need to be calculated for more spaces, there could be more parking behind the greenhouses. Attorney Barney asked what would the storage trailers at the east end of the building be used for. Mr. Monkemeyer stated that there would be one trailer that would be used for refrigeration for produce. He would be modifying an existing trailer that would be taken off wheels and dropped down t9 building height level. This trailer would be fixed to look like a building structure rather than a trailer. The other storage trailers would be used for materials such as fertilizers and chemicals away and out of the main building for temporary storage. • Attorney Barney asked if the sketch plan showed three potential storage trailer sites plus the refrigeration unit. • PLANNING BOARD MINUTES 23 APPROVED - JUNE 3, 1997 Mr. Monkemeyer responded, yes. Board Member Ainslie asked if these trailers would be 50 feet long. Mr. Monkemeyer stated that the trailers would be 40 to 50 feet in length. Board Member Bell asked if the main structure would be a building. MAY 69 1997 Mr. Monkemeyer stated that the main structure would be enclosed. The building would be a year round building, however, the business would only be operating for nine months (March to December). The inside of the main building would have the rustic look with wood, open ceilings, rafters, and a metal roof. There would be things hanging from the rafters. Board Member Bell asked what type of building would the hard good storage be. Mr. Monkemeyer stated that would be a fenced in area with no structures there. Board Member Hoffmann asked if the hard good storage would include any large equipment. Mr. Monkemeyer stated that he would not be selling lawn mowers. He would like to have a • garden center that would act like a home center. He would like to carry items that would serve the needs of the community. Board Member Kenerson asked what is the zoning for this corner property. Mr. Monkemeyer stated that currently it is zoned business. Board Member Ainslie stated that he is concerned about storage trailers, such as West Hill Fire Station has a storage trailer outside the new building. Gallagher Electric has a storage trailer along Meadow Street. He thinks the trailers are convenient, but they detract from the area. He is surprised that the City Planning Department allows Gallagher Electric to have a storage trailer along Meadow Street. Director of Planning Kanter stated that the Planning Board has control of that to a certain degree. Certainly in terms of screening, if they chose to use storage trailers and the Board felt that it might have an impact on the surrounding neighborhood it could certainly require additional landscaping that the Board should work out during the review process. Mr. Monkemeyer stated that he could put roof and siding on the storage trailers. He is looking at these trailers for a short term use for the storage facilities. The storage trailers would be off of wheels and be on cement blocks. • Board Member Kenerson asked Mr. Monkemeyer if he would be separating this lot out of the P 9 30 acres of commercial zoning. PLANNING BOARD MINUTES 24 APPROVED - JUNE 3, 1997 MAY 6, 1997 Mr. Monkemeyer responded, no. This is an unique piece of ground that is evolving as a planned unit development. There are mixed uses occurring on the site, and there are buildings he would be proposing other changes to. This garden center and home center would be inviting for the patrons for both facilities, and it would have seasonal use that would be attractive for all the seasons. He intends to sell plants to students, Christmas ornaments and wreaths, and the seasons of the fall. It would be a nice use for the frontage as well as it allows us to maintain the existing trees he planted 30 years ago. Board Member Kenerson asked Mr. Monkemeyer if he would be maintaining the loop road as a private road. Mr. Monkemeyer stated that eventually the connector road from East King Road to Route 96B would become a Town Road. Eventually this would take care of any traffic problems with the intersection. There would be an access road that these current proposals could even be terminated or eliminated in the future, and all the access could be off the loop road that continues around. In both cases, the distance from that point to the intersection is well over 500 feet, and it is probably 600 to 700 feet down Route 96B. The entrance drive onto Route 96B would probably be better off with a light to handle traffic flows. Board Member Bell stated that he does not have a problem with the basic idea, but the loop • road is the main concern he has. College Circle Apartments has a cul -de -sac, and he thinks that the loop road should connect to College Circle Apartments. It should look something like a city block. This would allow people living at the apartments to get to East King Road easier than going to Route 96B. One of the problems traffic planners consistently have to deal with is the whole issue of feeding traffic onto main arteries. This would allow an alternate route. If there was some type of extra linkage from East King Road to College Circle Apartments with the loop road, and this would also open up access to other pieces of land in the area. Board Member Ainslie asked if Ithaca College students that live at College Circle Apartments, would travel away from the City. Board Member Bell stated that this would provide an alternate route for people to use. Board Member Hoffmann stated that this is in a commercial area, if there was something that the students from College Circle were interested in, they would want to get there. Mr. Monkemeyer stated that there is a group of buildings to the left called Ithaca Solar Townhouses. He would be coming in with a proposal to convert these townhouses into a retail center. As part of that proposal, it would show tying into that loop road as well as tying into the road to College Circle Apartments for both lanes coming and going. He would need to get their approval also. This would answer Mr. Bell's question in terms of linking the system together for pedestrian and vehicular traffic. Mr. Monkemeyer stated that when he meets with the Town next week in regards to the park issue, he has a proposal that shows the loop road that would come off East King Road with a road proposal for connection to Ithaca College. • c: PLANNING BOARD MINUTES 25 APPROVED - JUNE 37 1997 MAY 611997 Board Member Hoffmann asked if these plans would be shared with the Montessori School d riveway. Mr. Monkemeyer stated that the original proposal, when he sold the land to the Montessori School, that this would be a public right -of -way some day. He gave them a right -of -way on his land at this point and time because he did not have enough of this plan. A lot of the growth had not occurred when the school was developed, and the college was still smaller as a campus. Now that things are growing, he thinks that the school would need to recognize at some point that they may need to put a fence around their building and property. Mr. Monkemeyer stated that he thinks the school should have the 1.5 acres that was proposed as a park for the Town. This would help all their needs for expansion and play fields. Board Member Hoffmann stated that Mr. Monkemeyer is talking about the park land to the east of Montessori School. She is talking about the whole driveway configuration to the west of the school. Mr. Monkemeyer stated that one problem that the Montessori School has is the topography of the land. They have a building that sits on the hill side which is 20 feet in elevation higher than the right -of -way. They do need the two roads, and they need the sweeping road to get in and out of. He thinks the circulation is fine for the school, but they need to expand their operations to the rear of the school instead of the front. If they are given the land and the opportunity in the back to do that, it would make the school operate more efficiently. The Planning Board's concern is to take the children off the street, so why not put the children in the back of the building. Ms. Coby stated that she would help lend the support to help work the details out with the Town for the park. The school would like to have this land. Board Member Hoffmann stated that it would have been nice to hear of these future plans of Mr. Monkemeyer before the Montessori School development discussion. Chairperson Wilcox stated that it would have been nice, but he is not sure if it would have been practical given that there are discussions and negations going on. There are issues that the Town and Mr. Monkemeyer would like to get settled. Mr. Monkemeyer stated that he is letting the Town know everything he is doing, and all the cards are on the table. The Town would be receiving a donation because he is not asking for any money for this land. He is giving the land to the Town up -front without any approvals. Chairperson Wilcox asked Mr. Monkemeyer if he received copies of the Conservation Advisory Board (CAB) comments. Mr. Monkemeyer responded, yes. Chairperson Wilcox stated that the CAB recommended that landscape or other barrier be installed between the Montessori School and the garden center to provide a visual barrier and prevent access to the garden center by the children. PLANNING BOARD MINUTES 26 MAY 611997 • APPROVED - JUNE 3, 1997 Board Member Hoffmann asked if the storage trailers would be installed temporary. Mr. Monkemeyer responded, yes. Board Member Hoffmann asked if there would be plantings around the trailers. Mr. Monkemeyer stated that he could do that. He could either transplant the plantings or put up a barrier of fencing. He is trying to get the garden center started with the least amount of money up -front to make it work economically. The landscaping would be an inexpensive thing to do or to put some sort of screening up to the rear that might block some of the view to it from the east. There is already screening from the roads on either side. If the trailers needed to moved at some point in time he would be willing to have a limited time use of five years or so. Board Member Ainslie asked if the storage trailers would have specific items in each of the trailers, such as one for fertilizers and one for peat moss. Mr. Monkemeyer stated that he was thinking of storing fire wood in one of the trailers for retail use. The other trailers would be to separate pesticides and the fertilizers from the other items. Board Member Ainslie asked if there would be steps into these trailers. • Mr. Monkemeyer stated that he would be taking the trailers off h Y g the wheels and putting them on cement blocks. Board Member Ainslie asked if these trailers would be new or used. Mr. Monkemeyer stated that they would be used trailers. Mr. Roswick stated that the Montessori School would be using the garden center as part of their lesson plans in the classrooms. The children would be visiting the garden center for lessons. Planner Cornish stated that the ERC did have concerns about the Montessori School because the school is sufficiently higher than the garden center site. The ERC thought that the storage trailers need to be visually blocked from the school, and would like to have it screened from the school. The other concern was if there was going to be pesticides or chemicals used that if there were any drifts from those. The understanding is that the garden center would be selling them and would not be used on the site. Mr. Monkemeyer stated that some pesticides or chemicals may be used in the greenhouses. Planner Cornish asked Mr. Roswick if he could explain the utility connections to the site. • Mr. Roswick stated that there is existing sanitary lines and water lines to the site, and they would like to connect into them. Electric would be connected from the building to the northwest. PLANNING BOARD MINUTES 27 MAY 69 1997 • APPROVED - JUNE 311997 Mr. Monkemeyer stated that the building to the northwest has an existing older well from an old farm house, and he would be connecting to that well also. Director of Engineering Walker asked if he would be connecting to public water service. Mr. Monkemeyer stated that he is not planning to connect to public water. The main building would need to be connected to the Town's sewer for sanitary reasons. The greenhouses would have drainage in them to direct any pesticides or chemicals into the sewer. Director of Engineering Walker stated that he would need to get an Industrial Waste Discharge Permit for any chemicals like that. Floor drains are not allowed for that, except for toilet rooms and kitchens. Floor drains in greenhouses would not be connected to the sanitary sewer. If chemicals are used they need to be treated on site. If the drainage does go into the sanitary system then he would need a pre- treatment system. There are a number of DEC requirements for treating pesticides. Mr. Monkemeyer stated that the project would be phased over a period of one year. Board Member Ainslie asked if the storage trailers would be installed before the main structure is installed. • Mr. Monkemeyer stated that one of the trailers might be installed before the main structure is built. Board Member Bell asked if there are any ordinances that the Board needs to consider in regards to storage trailers. Attorney Barney stated that there are some questions as to whether the storage trailers are permitted for accessory use in Business District "C ". There is a prohibition against outside storage in this business zone. Mr. Roswick asked if nursery stocks would fall into this category. Attorney Barney stated that nursery stock probably would not be considered outside storage. It would be more of the hard goods stored outside the center. Mr. Roswick asked if fencing for the enclosing the hard good storage would be prohibited. Attorney Barney stated that there would need to be a variance granted for the prohibited use. Mr. Monkemeyer stated that he could see storage trailers being a problem, but they are is inexpensive way to store things. Mr. Roswick asked the Planning Board what they would like to see on the modified sketch plan. • PLANNING BOARD MINUTES 28 APPROVED - JUNE 3, 1997 MAY 611997 Chairperson Wilcox stated that Mr. Roswick would be able to get a copy of the minutes of tonight's meeting after the May 20, 1997 meeting if they are approved. Mr. Roswick asked what would be the first opportunity for them to return to the Planning Board. Director of Planning Kanter stated that the next available opportunity would be the middle of June. Chairperson Wilcox stated that storage trailers are an issue as to whether they are allowed by zoning or if they are needed. Details of water and sewer connections have been mentioned. Planner Cornish stated that additional landscaping for screening has been mentioned, along with parking spaces. Chairperson Wilcox stated that there are some questions as to whether the greenhouses are considered retail space or not. Mr. Roswick asked what is the best resolution for that. Attorney Barney stated that if there is going to be customers wandering through the greenhouses and buying things it would be considered retail space. Director of Planning Kanter stated that if they want to keep the number of parking spaces to a reasonable level they would need to apply for a parking variance. The Planning Board can authorize 20 percent reduction from the required parking, but that does not help too much. This Board may want to recommend an upper limit on the number of parking spaces. The Board does not like to see more parking spaces than is necessary in terms of covered area. Mr. Roswick asked if they apply for a variance would that delay the project. Director of Planning Kanter stated that they would need to come for a preliminary approval and then a final approval. If a variance is needed they would be able to fit a meeting in for the Zoning Board of Appeals. Mr. Monkemeyer asked if there is something in the ordinance that defines paving or parking as a structure. Attorney Barney responded, yes. Mr. Monkemeyer asked if all the unpaved roads would need to comply with the ordinance • even if the road is stone or gravel. Attorney Barney stated that a structure includes specifically parking space as a definition except in a residential zone. PLANNING BOARD MINUTES 29 MAY 69 1997 • APPROVED - JUNE 35 1997 Mr. Monkemeyer asked what is the building area coverage that is permitted in a Business "C" District. Attorney Barney stated that 30 percent of the lot area, but that is related to building coverage structures not paved areas. Any plans that are submitted to the Town should show any zoning lines and location. Director of Planning Kanter asked Mr. Monkemeyer if he plans any selective clearing for some visibility of the facility or would he try and rely on signs for the garden center. Mr. Monkemeyer stated that he would probably rely on signage because he would be putting a flag pole at the intersection corner. Planner Cornish stated that there is also an outside display area shown on the road side of the hedge. Mr. Monkemeyer stated that was correct. Board Member Ainslie asked Mr. Monkemeyer what the height of the trees are at this time. • Mr. Monkemeyer stated that the trees are approximately 25 to 30 feet high. Board Member Ainslie stated that a high hedge like that would more or less hide the establishment. Mr. Monkemeyer responded, yes. He is counting on the display areas proposed on the road frontage sides to show the plant materials. There are existing breaks in the trees to see the center. Board Member Finch stated that the frontage is not along the main road, and gives enough space for displays to show what is at the center. The trees would block the area off so it would not just be a pull in area such as a road side stand. Board Member Ainslie asked Mr. Monkemeyer how much work does he need to do on the loop road to bring it up to the Town's standards. Mr. Monkemeyer stated that he would need to do a lot of work, it is just a dirt road. Chairperson Wilcox duly closed sketch plan presentation for 1059 Danby Road at 10:31 p.m. AGENDA ITEM: APPROVAL OF MINUTES - APRIL 15 1997. • MOTION by Herbert Finch, seconded by James Ainslie: RESOLVED, that the Minutes of the April 15, 1997 Meeting of the Town of Ithaca Planning Board be and hereby are approved with amendments. • • r� U PLANNING BOARD MINUTES 30 APPROVED - JUNE 311997 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 unanimously. AGENDA ITEM: OTHER BUSINESS. MAY 611997 Chairperson Wilcox stated that the Tompkins County Planning Federation would be holding a workshop on May 13, 1997. The workshop is entitled "Municipal Planning and Project Development Review: A Discussion of the Implications for Flooding, Drainage, Streams, and Lakes ". Chairperson Wilcox stated that he encourages the members of the Planning Board and the Planning Staff to attend this workshop. Chairperson Wilcox stated that he noticed that Cayuga Vista was dropped from the Planning Board's Pending Reviews list. Chairperson Wilcox stated that Planner Geri Tierney did a great job on the review for the Cornell University Lake Source Cooling Project's DEIS, and a letter was sent to Michael Barylski, Deputy Regional Permit Administrator for NYSDEC. AGENDA ITEM: ADJOURNMENT. Upon MOTION, Chairperson Wilcox declared the May 6, 1997, Meeting of the Town of Ithaca Planning Board duly adjourned at 10 :35 p.m. Prepared by: Deborah Kelley, Keyboard Specialist/Minutes Recorder Mary Bryant, Administrative Secretary for the Town of Ithaca Planning Board J TOWN OF ITHACA PLANNING BOARD 126 East Seneca Street Ithaca. New York 14850 • Tuesdav, May 6. 1997 AGENDA 7:30 P.M. Persons to be heard. 7:35 P.M. SEQR Determination, proposed addition, Montessori School, located at 120 East King Road, as further described below. 7:45 P. I. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of a 1.180 + /- sq. ft. addition to the Montessori School, located at 120 East King Road. on Town of Ithaca Tax Parcel No. 43- 1 -3.5, Residence District R -30. Montessori School, Owner; Peter Demjanec, R.A., Agent. 8:15 P.110. SEQR Determination, proposed Ford Hall addition and expansion of "J Lot" and "M Lot" parking lots, Ithaca College. 8:30 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 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 -30.2, -30.5 and -30.6, Residence District R -15. Ithaca College, Owner; Robert O'Brien, Hoffman, O'Brien, Look, Taube & Chiang. P.C.. Agent. [Note: This public hearing was postponed from the April 15, 1997 Planning Board meeting.] 9:15 P.M. Consideration of a Sketch Plan for the proposed construction of a retail garden center proposed to consist of a +/- 41320 sq. ft. store, +/- 4,550 sq. ft. greenhouses, outside nursery storage and display areas, parking and other appurtenances, to be located at 1059 Danby Road. Town of Ithaca Tax Parcel No. 43- 1 -3.2, Business "C" District. Evan Monkemever, Owner; Terrence Roswick, Agent. 7. Approval of Minutes: April 15, 1997 (in packet) 8. Other Business. 9. Adjournment. Jonathan Kanter. AICP Director of Planning 273 -1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO .ATTEND, PLEASE NOTIFY MARY • BRYANT AT 273 -1747. (A quorum of four (4) members is necessary to conduct Planning Board business.) • 0 • o. ADOPTED RESOLUTION: SEQR Addition to Nlontessori School 130 East King Road Planning Board, May 6, 1997 MOTION by Herbert Finch, seconded by Robert Kenerson: WHEREAS: This action is the consideration of with regard to Special Approval fc the Montessori School, located at 43- 1 -3.5. Residence District R -30. Agent. Preliminary Site Plan Approval and recommendation )r the proposed building of a 1,180 +/- sq. ft. addition to 120 East King Road on Town of Ithaca Tax Parcel No. Montessori School. Owner: Peter Demjanec, R.A., 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agencv in environmental review with respect to Site Plan Approval, and 3. The Planning Board, on May 6. 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 "Llontessori School, 120 East King Road, Ithaca, New York 148 .50" prepared by Peter Demjanec, revised April 28, 1997, and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed action: NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. AYES - Wilcox, Hoffmann. Finch. Kenerson. Ainslie. Bell. NAYS - None. The MOTION was declared to be carried unanimously. Mary Bryn, Administrative SecreYarv. Town of Ithaca Planning Board. 5/7/97. v IF • • • ADOPTED RESOLUTION: Preliminary Site Plan Approval and Recommendation for Special Approval Addition to Montessori School 120 East King Road Planning Board, May 6, 1997 MOTION by Herbert Finch, seconded by James Ainslie: WHEREAS: 1. This action is the consideration of Preliminary Site Plan Approval and recommendation with regard to Special Approval for the proposed building of a 1,180 +/- sq. ft. addition to the Montessori School, located at 120 East King Road on Town of Ithaca Tax Parcel No. 43- 1 -3.5, Residence District R -30. Montessori School, Owner; Peter Demjanec. R.A., Agent. 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Site Plan Approval, has on May 6, 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 Plannina Board, at a Public Hearing on May 6, 1997, has reviewed and accepted as adequate a site plan entitled "Montessori School, 120 East King Road, Ithaca, New York 14850" prepared by Peter Demjanec, revised April 28, 1997, and other application materials; NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary Site Plan Approval, as shown on the Preliminary Site Plan Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary Site Plan Approval for the proposed building of a 1,180 +!- sq. ft. addition to the Montessori School, as shown on the site plan entitled "Montessori School, 120 East Kin` Road, Ithaca. New York 14850" prepared by Peter Demjanec, revised April 28, 1997, and other application materials, conditioned upon the following: a. the applicant submit, prior to Final Site Plan Approval, a record of application for and approval status of all necessary permits from Countv, State, and/or Federal agencies; b. the applicant receive, prior to Final Site Plan Approval, variances from the Town Zoning Board of Appeals for insufficient side yard setback and exceeding the maximum permitted building coverage in an R -30 Residence District, as well as Special Approval; c. the applicant submit, prior to Final existing and proposed site topography. drainage plan, including showing adeq northeast corner, all subject to review Site Plan Approval, sufficient information describing a grading plan if anv grading is to occur, and a uate drainage around the new addition and across the and approval by the Town Engineer: • Preliminary Site Plan Approval and Recommendation for Special Approval Addition to Montessori School 120 East King Road Planning Board. Mav 6. 1997 d. the applicant submit. prior to Final Site Plan Approval, information describing construction details of all proposed structures. walkways and other improvements. e. the site plan be amended to show the correct tax parcel number. f. the site plan be amended to provide markings satisfactory to the Town Planner showing the existence of a fire lane. g. the final site plan delete the reference on the south side to "future expansion and the related building outlines. 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. AYES - Finch, Kenerson, Ainslie, Bell. NAYS - Wilcox. ABSTAIN - Hoffmann. The MOTION was declared to be carried. Mdr Bry t, Administr tive Secretary. Town of Ithaca Planning Board. • 5/7/97. PRELIMINARY SITE PLAN CHECKLIST • PROJECT NAME PROJECT NUMBER PREPARER �'- i V = ITEM SUBMITTED N/A = NOT APPLICABLE W = WAIVE COND = CONDITION OF APPROVAL 1. `/ Completed and signed Development Review Application_. a. Development Review Escrow Agreement and Back -up Withholding Form (if required) (Only one (1) copy each.) 21 V Payment of review fees. Deposit of escrow. 3. �_ Fully completed and signed Short Environmental Assessment Form, Part I (SERF), or Long Environmental Assessment Form, Part I (LEAF). (See Town Planner as to which to submit.) is 4. Proposed preliminary site plan, with the following information, must be filed in the office of the Town Planner at least thirty (30) calendar days prior to the Planning Board meeting at which preliminary approval is requested. Information may be supplied on more than one drawing if necessary. a. Vicinity Map showing the general location of the property and proposed project at a scale of 1" =1000' or 1"= 2000'. b. Natural features within and immediately adjacent to the site including but not limited to streams, lakes, floodplains, ponds, wetlands, woodlands, brushlands, significant natural habitats or other features pertinent to review of the proposed project, C, y' Exact boundary lines of the tract, indicated by a heavy line, showing location and description of all monuments, giving property metes and bounds to the nearest one - tenth, angles to the nearest minute, and at least one bearing. d. !.:' Size, location, and use of all existing structures, parking areas, access drives, off - street loading areas, signs, lighting, pedestrian facilities, landscaping, and other existing features pertinent to plan review. e. Size, location, proposed use, design, and construction materials of all proposed structures. PRELIMINARY SITE PLAN CHECKLIST Page 2 f. t`IiP Location, design, and construction materials of all proposed parking areas, access drives, and off - street loading areas. g. "!r' Size, location, design, and construction materials of all proposed signs and lighting. h. Location, design, and construction materials of all proposed pedestrian and bicycle facilities. i. Landscaping plan and planting schedule including location and proposed design of buffers. Location, design, and construction materials of all proposed water and sewage facilities. k. Location of any existing or proposed fire and other emergency zones, including the location of fire hydrants. 1. Location, name, and dimensions of each existing or proposed street and alley and each existing or proposed utility, drainage, or similar easement within, abutting, or in the immediate vicinity of the proposed project. m. Existing and proposed site topography represented by contour lines with intervals as required by the Planning Board, but not to exceed 5 (five) feet, including a grading plan describing the volumes of cut and fill materials and their composition, and including elevations of proposed buildings, signage, lighting, and other features. n. Drainage plan which includes a description of method 'used for analysis, the calculation of drainage area above point of entry for each water course entering or abutting the site, and proposed method of on -site retention if required. o. V Border lines bounding site plan sheets one inch from the left edge and one -half inch from each of the other edges. All required information, including signatures, seals, dates and such information shall be within the border, P, y Map scale in bar form, and north point. q. V Name of proposed project. Name of Town, County, and State S, V Date of Site Plan, including any applicable revision dates. t. n''F Key map (when more than one sheet is submitted). PRELIMINARY SITE PLAN CHECKLIST Page 3 r U, ;\ Name and seal of the registered land surveyors) or . engineer(s) who prepared the topographic and boundary survey and the date of survey. 61 Name(s) and address(es) of all property owners and persons who have an interest in the site and of parcels abutting the site, or within 5;001 of the site, including easements or rights -of -way, plus the tax parcel numbers. 71 `' Estimate of the cost of improvements (excluding the purchase cost of land) to be prepared (preferably) by a licensed professional engineer. 8. �'V� Three (3) dark -line prints of the proposed Site Plan and 25 copies of all sheets of the proposed Site Plan in reduced format (no larger than 11" x 1711) and copy of all other items required above (Except Development Review Application and escrow forms). I planbord \prelimis.ite mb \5/14/96 • U • TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Mary Bryant, being duly sworn, depose and say that I am a Secretary for the Town of Ithaca, Tompkins County, New York: that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published in the local newspaper, The Ithaca Journal. 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 28, 1997 April 30, 1997 Mary43ry . Town of I STATE OF NEW YORK ) SS.: COUNTY OF TOMPKINS ) ecretary, Sworn to and subscribed before me this 2nd day of May 1997. Filename :7)1W\Aeendas \PPAFF \97 -04 -t i.PPA Mary J. Saxton Notary Public, State of New York Registration #01SA5044003 Qualified in Tioga Cou ty My Commission Expires s a The Ithaca Journal Wednesday, April 30, 1997 the hours Z .m.$ TOWN OF RHACA PLANNING BOARD NASCA e in the NOTICE OF Dover, >mpkins PUBLIC HEARINGS seats. 1 Dates Tuesday, May 6, 1997 Stone Ithaca, By direction of the ter than Chairperson of the Planning needay, Board, NOTICE IS HEREBY IM rich time GIVEN that Public Hearings PRE -Elk publicly will be held by the Planning BUIII the "x- Board of the Town of Ithaca ding A. on Tuesday, May 6, 1997, at co" 126 East Seneca Street, open accom- Ithaca, NY., at the following potenti :allusion times and on the following sales 3 to be matters: 7:45p.m. - Consideration of BUY FC ).C. re. Preliminar Site Plan Ap- ERTYI ago any proval and Recommendation big F and or to the Zoning Board of Ap- 1-800-1 peals re ardmg Special Ap- an Rice proval �or the proposed construction of a 1,180± sq: ft. addition to the Montessori "OI ,E School, located on 120 East Free d King Road, on Town of Ithaca I i c a t C E Tax Parcel No. 43- 1 -3.5, P -800 -; Residence District R -30, Mw RS tessori School, Owner; Peter Demjonec, R.A., Agent. GIVEN 8:30p.m. - Consideration of Police preliminary Site Plan Ap- BUFFAI Village proval and Recommendation Office/ 3Id their to the Zonin Board of Ap- High to Ming on peals regarding Special Ap- May 1 of each roval for: 1) a proposed ± ® wblic is' 5,000 sq. ft. add CAYUG lion to Ford Hall to house additional Space_ ! Clerk classrooms, practice studios, Camml 1 e rehearsal rooms, a t 250 floor, u seat recital hall, and other 257-65 CE facilities for the Ithaca Col - TON lege School of Music; 2) a HT proposed expansion of the AS fromfing ng Villag 60 spaces to 354 GIVEN spaces; and 3) a proposed f Li ht expansion of the existing "M Retc Village spacesatong30tspaces19o- spa DId their cated on the Ithaca Cole e Ming on campus, Town of Ithaca Tax 257. of each Parcel Nos. 41 -1 -30.2, -30.5 e public and -30.6, Residence District COA :ANKIN R -15. Ithaca College, Owner; 1640 le Clerk Robert O'Brien, Hoffman, .Ithaca. 0- Brien, Look, Toube & able.2 Chiang, P.C., Agent. [Note: a follow- This public hearing was -eceived Q<,) oned from the April 15, • L J TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, May 6, 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, May 6, 1997, at 126 East Seneca Street, Ithaca, N.Y., at the following times and on the following matters: 7:45 P.M. Consideration of Preliminary Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of a 1,180 + /- sq. ft. addition to the Montessori School, located at 120 East King Road, on Town of Ithaca Tax Parcel No. 43- 1 -3.5, Residence District R -30. Montessori School, Owner; Peter Demjanec, R.A., Agent. 8:30 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 n�sed 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 R -15. Ithaca College, Owner; Robert O'Brien, Hoffman, O'Brien, Look, Taube & Chiang, P.C., Agent. [Note: This public hearing was postponed from the April 15, 1997 Planning Board meeting.] Said Planning Board will support of such matters or or in person. Individuals other special needs, will request. Persons desiring 48 hours prior to the time Lt said times and said place hear all persons in objections thereto. Persons may appear by agent with visual impairments, hearing impairments or be provided with assistance as necessary, upon assistance must make such a request not less than of the public hearings. Dated: Monday, April 28, 1997 Publish: Wednesday, April 30, 1997 • Jonathan Director 273 -1747 Kanter, AICP of Planning C J LJ 0 ADOPTED RESOLUTION: SEQR Preliminary Site Plan Approval and F I INAL Recommendation to the Zoning Board of Appeals for Ithaca College, Ford Hall Addition, J Lot Expansion, M Lot Expansion 953 Danbv Road Planning Board, May 6, 1997 MOTION by Herbert Finch. seconded by Robert Kenerson: WHEREAS: 1• This action is the Consideration of Preliminary Site Plan Approval and further, a recommendation to the Zoning Board of Appeals regarding Special Approval for: 1) a proposed 65,000± 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 for an increase in parking from 198 spaces to 230 spaces, located on the Ithaca College campus, Town of Ithaca Tax parcel Nos. 41 -I -30.3, -30.5, and -30.6, Residence District R -I5, Ithaca College, owner: Robert O'Brien - Hoffman, O'Brien, Look, Taube & Chiang, P.C., Agent, and v ID 2• This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agencv in environmental review with respect to Site Plan Approval, and 3• The Planning Board, on April 15, 1997 and on May 6, 1997, has reviewed and accepted as adequate a Full Environmental Assessment Form Part I prepared by the applicant, a Full Environmental Assessment Form Part II and Part III prepared by Planning Staff. Drawings labeled "Ithaca College School of Music Addition ", Sheet No. L I entitled "Landscape Plan" dated 3/17/97, revised 4/25/97, Sheet No. L2 entitled "Grading Plan" dated 3/17/97, revised 4/38/97, Sheet No. L3 entitled "Landscape Details ", Sheet No. CI entitled "Utility Plan ", and Sheet No. C2 entitled "Utility and Pavement Details ", all dated 3/17/97, Drawings labeled "Ithaca College J -Lot & 1vI -Lot Parking Expansion ", Sheet Nos. CO l & CO2 entitled "J- Lot Layout and Demolition Plan ", Sheet Nos. CO.') & C04 entitled "J -Lot Grading & Utility Plan ", Sheet No. C05 entitled "J -Lot Striping and Signage Plan ", Sheet No. C06 entitled "M -Lot Plans ", Sheet No. C07 entitled "Utility and Pavement Details ", all dated 3/17/97, Sheet No. L entitled "Landscape & Lighting Plan" dated 3/17/97, revised 4/25/97 and Sheet No. L2 entitled "Landscape & Lighting Plan and Details ", dated 3/17/97, and a plan entitled "Proposed Ithaca College Fill Site" dated 4/28/97, all prepared by Holt Architects, T.G. Miller P.C. Engineers and Surveyors, and Trowbridge and Wolf Landscape Architects and Planners, and additional application materials. and v 4• The Town Planning staff have recommended a negative determination of environmental significance with respect to the proposed site plan; v NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board significance in accordance with the New York State action as proposed and, therefore, an Environmental AYES - Wilcox, Hoffmann, Bell, Finch, Kenerson. NAYS - None. hereby makes a negative determination of environmental Environmental Quality Review Act for the above referenced Impact Statement will not be required. kinslie, The MOTION was declared to be carried unanimousiv. r Ma Bryan Administra e Secretary Town of Ithaca Planning Board 5/7/97 I ADOPTED RESOLUTION: Preliminary Site Plan Approval and Recommendation to the Zoning Board of Appeals for Ithaca Colleae, Ford Ha Expansion ll Addition, J Lot Expansion, M Lot • 953 Danbv Road Planning Board, May 6, 1997 MOTION by Robert Kenerson, seconded by Herbert Finch: WHEREAS: 1 This action is the Consideration of Preliminary Site Plan Approval and further, a recommendation to the Zoning Board of Appeals regarding Special Approval for: 1) a proposed 65,000 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 iviusic; 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" parkin_ lot for an increase in parkin, 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, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agencv in environmental review, has, on May 6, 1997, made a negative determination of environmental significance with regard to Site Plan Approval, and �• The Planning Board, on April 15, 1997, and at a Public Hearing on May 6, 1997, has reviewed and accepted as adequate a Full Environmental Assessment Form Part I prepared by the applicant, • a Full Environmental Assessment Form Part II and Part III prepared by Planning Staff, Drawings labeled "Ithaca College School of Music Addition ", Sheet No. L I entitled "Landscape Plan" dated 3/17/97, revised 4/25/971 Sheet No. L2 entitled "Grading Plan" dated 3/17/97, revised 4/28/97, Sheet No. L3 entitled "Landscape Details ", Sheet No. CI entitled "Utility Plan ", and Sheet No. C2 entitled "Utility and Pavement Details ", all dated 3 /17/97, Drawings labeled "Ithaca College J -Lot & M -Lot Parking Expansion ", Sheet Nos. COI & CO2 entitled "J -Lot Layout and Demolition Plan ", Sheet Nos. CO3 & C04 entitled "J -Lot Grading C05 entitled "J -Lot Striping and Signage Plan ", Sheet No. C06 entitled "M1Lot Plans ", Sheet No. C07 entitled "Utility and Pavement Details ", all dated 3/17/97, Sheet No. L1 entitled "Landscape & Lighting Plan" dated 3/17/97, revised 4 /25/97 and Sheet No. L2 entitled "Landscape & Lighting Plan and Details ", dated 3/17/97, and a plan entitled "Proposed Ithaca Collese Fill Site" dated 4/28/97, all prepared by Holt Architects, T.G. Miller P.C. Engineers and Surveyors, and Trowbridge and Wolf Landscape Architects and Planners, and additional application materials. NOW, THEREFORE, BE IT RESOLVED: 1• That the Planning Board hereby °rants Preliminary Site Plan Approval for Drawings labeled "Ithaca College School of Music Addition ", Sheet No. L I entitled "Landscape Plan dated 3/17/97, revised 4 /25/97, Sheet No. L2 entitled "Grading Plan" dated 3/17/97, revised 4/28/97, Sheet No. L3 entitled "Landscape Details ", Sheet No. C I entitled "Utility Plan ", and Sheet No. C2 entitled "Utility and Pavement Details ", all dated 3/17/97. Drawings labeled "Ithaca College J -Lot & NI- Lot Parking Expansion ", Sheet Nos. COI & CO2 entitled "J -Lot Layout and Demolition Plan ", Sheet Nos. CO3 & C04 entitled "J -Lot Grading & Utility Plan ". Sheet No. C05 entitled "J -Lot Striping and Signage Plan ", Sheet No. C06 entitled "M -Lot Plans ", Sheet No. C07 entitled • "Utility and Pavement Details ", all dated 3i 17.'97, Sheet No. L I entitled Landscape & Lighting Plan" dated 3/17/97. revised 4/25/97 and Sheet No. L2 entitled "Landscape & Lighting Plan and Details ". dated 3/17/97, and a plan entitled "Proposed Ithaca College Fill Site" dated 4/28/97. subject to the following conditions, all to be submitted prior to final site plan approval: y Preliminary Site Plan Approval and Recommendation to the Zoning Board of Appeals for Ithaca College, Ford Hall Addition, J Lot Expansion, VI Lot Expansion is 953 Danbv Road Planning Board, Mav 6, 1997 a• Submission of construction details of all proposed structures including. but not limited to. curbing, including granite curbs, drop curbs, and mountable curbs, retaining walls, ramps. including ramps with guard rails. sidewalks. stair%vays, and pavement. b. Submission of a detailed sediment and erosion control plan to be approved by the Director of Engineering for the Town of Ithaca. C. That any required variances. including a height variance, be obtained from the Town of Ithaca Zoning Board of Appeals. d. Revision of the site plan for the School of iNlusic, J Lot & M Lot Parking Expansion to show the limits of disturbance. e. Revise all drawings so that they are presented as one project package. In particular, revise page numbering to avoid duplication of page numbers and consolidate details to avoid duplication. f. Revise sheet C04, J Lot Grading and Utility Plan to show symbols of drainage inlets. g• Revise sheet L -1, J Lot & NI Lot Parking Expansion, Landscape and Lighting Plan to: • distinguish between buffer plantings and barrier plantings. Both are referred to in the planting schedule, but only barrier plantings are referred to on the plan. Indicate on plan slope stabilization and planting for area to be regraded on the south side of J Lot extension. h. Revise Sheet L -2, label as VI Lot Parking Expansion. Revise planting schedule to reflect actual inumber of 'plant materials as shown on the plan. Planting Schedule lists 19 Primrose Spirea, plan shows 13 Planting Schedule lists 12 Broadmore Junipers, plan shows 6. Correct labeling of Shrub Planting Detail (labeled as Light Pole Footer). i• Revise all drawings to show location of pedestrian bridge and associated walk from J -Lot, the reconfiguration of the Music Plaza, and the revised building footprint. j• Add note to Sheet L -1, J -Lot and M -Lot Parking Expansion, revised Landscape and Lighting Plan, indicating areas to be hvdroseeded with erosion control netting and allow vegetation to regenerate. (Shown on reduced maps. not shown on full scale drawings.) Label all barrier and buffer plantings. k. Revise School of Nlusic Addition Sheet L -1, Landscape Plan. so that all plant materials are labeled. Indicate erosion control in appropriate areas. Revise Planting Schedule to reflect changes in the north west corner of the Ford Hall Addition. Cross reference Landscape Plan and Planting Schedule on Sheet L -3 Landscape Details. • I• The appropriate drawings to be revised to show location of bike racks. / • • LJ Preliminary Site Plan Approval and Recommendation to the Zoning Board of Appeals for Ithaca College, Ford Hall Addition. J Lot Expansion. M Lot Expansion 953 Danby Road Planning Board, Mav 6, 1997 AND BE IT FURTHER RESOLVED: I 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. AYES - Wilcox, Hoffmann. Bell, Kenerson, Finch, .Ainslie. NAYS - None. The MOTION was declared to be carried unanimously. Macy Bryant IkZ77e Administrative Secretary , Town of Ithaca Planning Board 5/7/97.