HomeMy WebLinkAboutPB Minutes 1997-06-17,
TOWN OF ITHACA PLANNING BOARD
JUNE 179 1997
FILED
TOWN OF ITHACA
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The Town of Ithaca Planning Board met in regular session on Tuesday, June 17, 1997, in
Town Hall, 126 East Seneca Street, Ithaca, New York at 7:30 p.m.
PRESENT: Chairperson Fred Wilcox, Eva Hoffmann, James Ainslie, Robert Kenerson,
Candace Cornell, Gregory Bell, Herbert Finch, Jonathan Kanter (Director of Planning), John
Barney (Attorney for the Town), Daniel Walker (Director of Engineering), JoAnn Cornish
(Planner).
ALSO PRESENT: Peter Trowbridge, Tom Salm, Tom Hoard, Robert O'Brien, John Yn'tema,
David Dresser, David Herrick, Elizabeth deProsse, Richard Miller, Frank A. Bersani, Jr., Evan
Monkemeyer, Terry Roswick,
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 in the Ithaca Journal on June 9, 1997, and June 11, 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 June 12, 1997. (Affidavit of Posting and Publication is hereto attached as Exhibit
#1.)
Chairperson Wilcox read the Fire Exit Regulations to those assembled, as required by the
New York State Department of State, Office of Fire Prevention and Control.
AGENDA ITEM: PERSONS TO BE HEARD:
There being no one present to be heard, Chairperson Wilcox closed this segment of the
meeting.
AGENDA ITEM: SEAR DETERMINATION, PROPOSED HEALTH SCIENCES AND HUMAN
PERFORMANCE BUILDING, ITHACA COLLEGE, DANBY ROAD*
Chairperson Wilcox declared the above -noted matter duly opened at 7:38 p.m., and read
aloud from the Agenda.
Tom Salm, Vice President for Business at Ithaca College, stated that he would like to
thank the Planning Board for their time. Ithaca College would be coming back several times until
the projects are complete. Dr. David Dresser and Dr. Richard Miller from the School of Health
Science and Human Performance (HSHP) would be able to answer questions about the
programs offered at the HSHP.
t
PLANNING BOARD MINUTES 2 JUNE 17, 1997
APPROVED - JULY 1, 1997
Robert 0' Brien, HOLT Architects, pointed out on an enlarged map where the HSHP
building would be located in conjunction with the other projects on the Ithaca College Campus.
Mr. O'Brien stated that the proposed building would be approximately the same height as Smiddy
Hall, and the floor levels would be connected together. The proposed building would be
approximately 90,000 +/- square feet, and would be three stories above the basement level. The
HSHP building material would be the same as other buildings constructed on campus, mostly
brick.
Board Member Eva Hoffmann asked Mr
the proposed building.
O'Brien what is the structure at the very top of
Mr. O'Brien stated that it would be a clerestory on top of the fourth floor. The top level of
the building will be the physical and occupational therapy clinics, and the Gerontology Institute.
This part of the building would have the most public activity for therapy. The Gerontology
Institute will have connections with the Ithacare residents. There will be entrances on the west
side at terrace level and at the quad level near the streets. Mr. O'Brien stated that Ithaca
College is proposing a fill site on the north side of Emerson Hall. Ithaca College is proposing to
open a one -way road section in front of the library which is currently a cul -de -sac. The one -way
road would connect to an existing service road near the College substation. The section will be
nearly level to connect to the existing service road. These construction projects at Ithaca
College will require the moving of a large quantity of fill to Emerson Hall. Mr. O'Brien pointed out
the construction route from the construction sites to the fill site. Mr. O'Brien stated that during
the construction of the Ford Hall Addition, and possibly the HSHP building, it will be necessary to
close part of the road in front of these buildings for utility relocation. The road would be lowered
in elevation in front of Ford Hall. Opening the east access will still maintain emergency access
to Gannet Center during the construction process.
Chairperson Wilcox asked Mr. O'Brien if the plan for routing the materials is consistent
with what was presented previously for "J" lot.
Mr. O'Brien responded, yes. When "J" lot was presented, there were discussions about a
connector road for the fill material removal. This would connect to the proposed route when the
construction materials are moved to the fill site.
Chairperson Wilcox asked if the drawing of the fill site and the contours are the same as
the revised drawing seen previously by the Planning Board.
Mr. O'Brien responded, yes.
Peter Trowbridge, Trowbridge and Wolf Landscape Architects, stated that the site is
currently a parking lot. An asphalt area would be replaced with a building. Issues of storm water
run off: The magnitude from the site is fairly equivalent to the condition dealing with the parking
lot that would be replaced with a building. The roof cover and the asphalt cover of the site are
fundamentally the same. There are not a lot of specific site alterations where the building is. If
there are any issues related to the site conditions they would probably be the material route road
PLANNING BOARD MINUTES 3 JUNE 179 1997
APPROVED - JULY 1, 1997
to the fill site. Excavation from the building that Mr. O'Brien mentioned would certainly exceed a
threshold of 100,000 cubic yards of fill material that would be moved on the site. There are no
alterations to traffic on the site other than circulation in the parking lot. All of the traffic issues
are internal and specific to the campus. They would not interrupt the current pedestrian or
vehicular flow.
Mr. Trowbridge pointed out on an enlarged map the health and safety welfare issues
regarding Americans with Disabilities Act (ADA) accessibility to the building. Mr. Trowbridge
stated that there is a vehicular drop off area on the west side of the building that provides an
accessible route by vehicles. There is a primary entrance on the second floor that would allow
accessibility for ADA. There is a double duty pedestrian /vehicular route between Hill Center and
the HSHP building which has an accessible entry. The quad level from Dillingham and Smiddy
Halls has an accessible route at the first floor, (designated on the drawing). There are several
entrances that provide ADA accessibility.
Board Member Hoffmann asked how would accessibility be for people eligible under the
ADA from the west area by the Towers.
Mr. Trowbridge stated that when Ford Hall is completed there will be an accessible route.
Once the Tower and the bridge are completed someone in a wheelchair would be able to access
the sidewalk behind Hill Center and move onto the second floor of the HSHP building.
Board Member Hoffmann asked if people eligible under ADA need to go to the northern
side of the building to enter.
Mr. Trowbridge stated that there is an entrance on the southside of the HSHP building,
but it would not be an accessible entrance. The entrances would be on the north and west
sides of the building.
Board Member Hoffmann stated that seemed like it would be on the wrong side of the
building for students coming from the south.
Mr. Trowbridge stated that students coming from the Terraces would need to use a
significant flight of stairs.
Mr. O'Brien stated that the quad and the parking for this building would be accessible for
ADA people.
Board Member Hoffmann asked where the majority of the students live in conjunction to
this building, to the north or to the south.
Attorney Barney stated that it does not matter where the students are coming from.
Mr. Salm stated that Ithaca College has accessible spaces in the Terrace Residents Halls
for students and staff in wheelchairs. There are accessible spaces in the Towers also. The
PLANNING BOARD MINUTES 4 JUNE 179 1997
APPROVED - JULY 19 1997
preference of students in wheelchairs would be on the east side of the campus in the quads or in
Emerson Hall.
Board Member Hoffmann stated that she wanted to make sure Ithaca College thought
about the accessibility for ADA people.
Mr. Trowbridge stated that lighting was an issue with this Board in the past. Much of the
lighting is architecturally mounted. It would be low level pedestrian lighting. Light pollution
should not be an issue with this building. They tried to keep a high level of lighting for safety
with low ground hugging light.
Chairperson Wilcox stated that a significant amount of lighting exists from other buildings
close by.
Board Member Hoffmann stated that she noticed in the information supplied that there
were going to be some lights directed onto the building itself.
Mr. Trowbridge stated that those lights would be for the two primary entrances.
Board Member Hoffmann asked if the lighting would be limited to those entrances.
Mr. Trowbridge responded, yes.
Chairperson Wilcox asked if anyone has the number of cubic yards of fill that would be
removed. The proposed resolution has inconsistent details of the removed fill amount.
Mr. Trowbridge stated that there was a range of cubic yards at the time the information
was gathered. The Board received a grading plan to look at the excavation of the project.
Planner JoAnn Cornish stated that the Long Environmental Assessment Form (LEAF) for
HSHP indicates there would be approximately 10,000 cubic yards of fill removed. The LEAF for
the Ford Hall Addition and the "J" and "M" lot expansions shows 5,882 cubic yards. The fill site
map indicates the area of 9,300 cubic yards. There seems to some inconsistency. There either
needs to be an increase in the fill area, or a cut back of the fill numbers.
Mr. Trowbridge stated that the Final Site Plan Approval for the fill site would be modified
to show the correct numbers.
Planner Cornish stated that the area could handle the additional fill, but it needs to be
shown on the fill site plan.
Mr. Trowbridge stated there was more fill indicated when the initial map was first shown to
this Board for "J" lot. The fill plan would need to be reconciled with all the projects.
PLANNING BOARD MINUTES 5 JUNE 179 1997
APPROVED - JULY 19 1997
Board Member Hoffmann stated that she would like clarification on the figures in the
LEAF. On page 2 of Part I of LEAF, under Site Description, it does not give the total acreage of
the project area. In other papers, it mentions that the whole area of the site is 514 acres under
"a" of Project Description on page 3. Under Project Description letter "b ", project acreage to be
developed mentions 7.47 acres. Ms. Hoffmann asked what does that figure refer to.
Tom Hoard, HOLT Architects, stated that the larger figure represents the Ithaca College
Campus. There is always confusion on the LEAF about a site, whether it includes the actual
building site or if there would be changes to the adjoining parking area. Sometimes the entire
construction area affected by construction would be included in the LEAF. The actual building
site ends up to be the building itself, that is why there are different figures.
Board Member Hoffmann asked what the 7.47 acres specifically refers to.
Mr. Hoard stated that figure would be the entire outlined boundary of the project.
Planner Cornish asked if the total acreage of the project would equal 7.47 acres.
Mr. Hoard responded, yes.
Board Member Hoffmann stated that Number 2 of the Site Description lists the
approximate acreage in various categories, presently and after completion. The figures in both
categories do not add up to the same figure. There is approximately .7 acres missing. The
"present" column adds up to 1.45 acres, and the "after completion" column total is .75 acres.
Ms. Hoffmann asked Mr. Hoard to clarify those figures.
Board Member Gregory Bell stated that he had a comment in the same piece of data. The
"present" number for roads, buildings, and other paved surfaces is larger than the "after
completion" number. Mr. Bell asked if this is a proposed demolition.
Mr. Hoard responded, no. This project would loose some paved parking areas on this
site. These parking areas are being moved to "J" lot.
Planner Cornish stated that the building would be constructed upon a paved parking area.
Board Member Bell stated that even though it is parking, the amount constructed upon the
surface is larger when the project is completed than now.
Board Member Hoffmann stated that her understanding is that after completion there
would be .3 acres of roads, buildings, and other paved surfaces. The footprint of the building is
greater than this. There is something missing. These figures need to be equal at the end.
Chairperson Wilcox asked Mr. Hoard to figure out the numbers.
PLANNING BOARD MINUTES 6 JUNE 179 1997
APPROVED - JULY 19 1997
Board Member Hoffmann stated that the footprint of the HSHP building is supposed to be
30,000 square feet. The total area of the building is 91,000 square feet. Ms. Hoffmann asked
for an explanation of the 91,000 square feet for the footprint.
Mr. O'Brien stated that there is a big atrium space in the middle of the HSHP building near
the main entrance.
Board Member Bell stated that Section "g" of the Project Description states "the maximum
number of vehicular trips generated per hour" would be 4.
Mr. Hoard stated that a number of programs already exist elsewhere on campus. This is a
net change number. There would be 20 new people in the building after it is constructed. This
works out to 4 vehicle trips per hour per day.
Board Member Bell asked if there would be more students added to the HSHP building.
Mr. Hoard responded, yes. Once students are on campus they would not be driving from
class to class, so they would not be generating more vehicle trips.
Planner Cornish asked if Ithaca College is proposing an increase in the number of
students.
Mr. Salm responded, no, Ithaca College does not plan to increase the student population,
except for the occupational therapy program that has begun to increase. There is no intention to
significantly change the enrollments of these programs.
Board Member Bell stated that the LEAF mentioned there would be 20 new jobs created.
Mr. Bell stated that there would not be any new jobs created when this proposal was first
discussed.
Mr. Salm stated that people would need to be added for custodial workers at the HSHP
building.
Richard Miller, Dean of the HSHP Building, stated that sequentially the occupational
therapy would eventually have 12 new faculty people which includes three additional secretaries.
This does not include the Gerontology Institute who would be staffing four or five people on a
part-time basis. Those four or five part-time people would be working on grants for the school.
This does not include housekeepers and maintenance people. Mr. Miller stated that they intend
to hire at least 9 to 12 new people. The only staff in the new building would be the clinical
people. Out of 12 occupational therapists there would be four to five people in the new facility.
The rest would be in Smiddy Hall. The faculty for the exercise science program would not
increase, and some of that faculty would be placed in Hill Center.
Board Member Hoffmann asked if the number 20, for people to be hired, needs to be
changed.
PLANNING BOARD MINUTES 7 JUNE 179 1997
APPROVED - JULY 1, 1997
Mr. Salm stated that the number 20 would include housekeepers and maintenance
people, plus the clinic and administrative staff members.
Board Member Hoffmann asked which temporary building would the people be coming
from.
Mr. O'Brien stated that people would be coming from both temporary building structures.
Mr. O'Brien pointed out on an enlarged map where the temporary building structures will be
located.
Board Member Hoffmann asked what happens to the temporary buildings once they are
no longer needed.
Mr. Salm stated that the temporary building structures would be removed. This Board
gave Ithaca College approval for two years only. They would need to submit another application
for an extension because the building would not be completed by the time the first semester
started.
Chairperson Wilcox stated that on April 15, 1997, the Planning Board discussed the storm
water run off.
Mr. Hoard stated that he needs to look at his work sheets to acquire the correct numbers.
The total acreage should be 7.47 acres.
Chairperson Wilcox stated that a provision could be added to the SEQR resolution for the
corrected figures to be provided to the Town Planner for review.
Board Member Bell stated that Number 3 under the Zoning and Planning Information,
asks "what is the maximum potential development of the site if developed as permitted by the
present zoning." Admittedly, R -15 Residential is not particularly irrelevant to what is there, but it
is what the zoning is. The question is applicable, but the answer given is not applicable.
Mr. Hoard stated that this was designed according to how many residential lots could fit.
There is nothing that mentions how big a parcel should be for a college or part of a college.
There was no way to calculate that.
Board Member Bell stated that the site is not zoned for a college.
Mr. Hoard responded, it is zoned for a college in an R -15 zone.
Attorney Barney stated Ithaca College is an educational school.
Board Member Bell stated Ithaca College does not have a SLUD as Cornell University
does. Ithaca College could calculate how many individual houses could be developed there.
PLANNING BOARD MINUTES 8 JUNE 179 1997
APPROVED - JULY 1, 1997
Attorney Barney stated that Ithaca College has an approval for a school.
Planner Cornish stated the Environmental Review Committee and the Conservation Board
submitted comments to the Planning Department stating they did not see any environmental
concerns for this project. A letter was received by the Tompkins County Department of Planning
about the parking concerns. However, they also received the same in -depth parking information
that this Board has seen when Ford Hall, "J" lot, and "M" lot were originally proposed.
Chairperson Wilcox stated for the record, that the Tompkins County Department of
Planning editorialized on this proposal stating, "Ithaca College should be encouraged to promote
incentives to decrease the number of automobile trips to and from the campus."
MOTION by Eva Hoffmann , seconded by Candace Cornell:
NOW, THEREFORE, BE IT RESOLVED:
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.
a. The Long Environmental Assessment Form should be corrected showing the
project acreage to be developed which shall be reviewed by the Town Planner.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Hoffmann, Cornell, Finch, Bell, Ainslie, Kenerson.
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 Ithaca College at 8:23 p.m.
PUBLIC HEARING. CONSIDERATION OF PRELIMINARY SITE PLAN APPROVAL AND
RECOMMENDATION TO THE ZONING BOARD OF APPEALS WITH RESPECT TO A
REQUEST FOR SPECIAL APPROVAL FOR THE PROPOSED CONSTRUCTION OF A THREE
STORY, 91,000 +/- SQUARE FOOT HEALTH SCIENCE AND HUMAN PERFORMANCE
BUILDING AND ASSOCIATED SITE WORK SAID FACILITY TO BE LOCATED ON THE
ITHACA COLLEGE CAMPUS TOWN OF ITHACA TAX PARCEL NOS. 41 -1 -30.1 -301 AND -
30.5, RESIDENCE DISTRICT R -15. ITHACA COLLEGE OWNER: ROBERT O'BRIEN,
HOFFMAN,_ O'BRIEN, LOOK, TAUBE. & CHIANG. P.C__ AGFNTM
Chairperson Wilcox declared the above -noted matter duly opened at 8:24 p.m., and read
aloud from the Notice of Public Hearings as posted and published, and as noted above.
PLANNING BOARD MINUTES
9
APPROVED - JULY 1, 1997
JUNE 179 1997
Board Member Hoffmann asked the Town Engineer what he needs regarding the
sediment and erosion control.
Director of Engineering Daniel Walker stated that he needs the construction details.
Planner Cornish stated she did not see erosion control of fencing and hay bales around
existing drainage surfaces as seen on previous drawings of the project site. This issue was
added to the proposed resolution as a reminder that the Board needs to see sediment and
erosion control during construction of this project.
Director of Engineering Walker stated that sediment and erosion control would be on the
final documents.
Board Member Hoffmann stated that on Page 1 of the Development Review Application,
Paragraph 2 states, "The site is free of significant underground utilities and other obstructions
that would require relocation." Ms. Hoffmann asked if there were underground utilities that need
to be relocated under the present parking lot.
David Herrick, T.G. Miller Engineers, stated that there are not
be relocated relevant to the water or sanitary sewer. One storm line
drainage system, would be relocated between the new building
drainage patterns would be maintained. There is some duct work
communications that need to be relocated. There would not be
relocation required.
a lot of utilities that need to
that is part of the campus
and Hill Center. Current
for telephone, electric, and
a lot of substantial utility
Board Member Hoffmann asked if there would be any disruptions to relocate these
services.
Mr. Herrick stated that there would be no disruption of service for the water or sanitary
sewer relocation.
Director of Planning Jonathan Kanter asked if they could describe the height of the
proposed building and explain why it would need a height variance.
Mr. O'Brien stated that the proposed building would be six feet higher than the top of
Smiddy Hall. The proposed building would be four feet taller than Smiddy Hall. He did not
have the exact figures of the height.
Board Member Hoffmann asked how much height the clerestory adds above the fourth
floor of the new building.
Mr. O'Brien stated that it would be approximately 10 feet above the fourth floor.
Planner Cornish asked if there was going to be handicapped parking specifically for
HSHP. If so, where would it be located because it is not indicated on the site plan.
PLANNING BOARD MINUTES 10 JUNE 179 1997
APPROVED - JULY 11 1997
Mr. Trowbridge stated that they have not shown the parking lot lined out. The intention is
to have handicap spaces immediately adjacent to the west entrance to the HSHP building. He
would make sure the final site plan shows handicap parking spaces.
Chairperson Wilcox stated that this is a public hearing, and asked if anyone from the
public wished to speak. No one spoke. Chairperson Wilcox closed the public hearing, and
asked if anyone was prepared to offer a motion.
MOTION by Robert Kenerson, seconded by Herbert Finch:
NOW, THEREFORE, BE IT RESOLVED:
1. That the Planning Board hereby grants Preliminary Site Plan Approval as shown on
drawings labeled "School of Health Science and Human Performance, Ithaca College,
Ithaca, New York", Sheet No. L 102 entitled "Site Plan ", Sheet No. L 103 entitled "Grading
Plan", Sheet No, L 104 entitled "Planting and Lighting Plan ", Sheet No. L 105 entitled
"Landscape Details ", all dated 5/27/97, Sheet No. C 101 entitled "Utility Plan" and Sheet
No. C 102 entitled "Typical Details ", both dated 5/16/97 and a drawing entitled "Proposed
Ithaca College Fill Site", Ithaca, New York, 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, subject to the following
conditions, all to be submitted prior to final site plan approval:
a. Applicant to submit a detailed sediment and erosion control plan to be approved by
the Director of Engineering for the Town of Ithaca.
b. That any required variances, including a height variance, be obtained from the
Town of Ithaca Zoning Board of Appeals.
C. Applicant to submit a revised site plan showing the location of handicap parking as
it relates to the proposed Health Science and Human Performance building.
d. Applicant to clarify the total number of cubic yards of excavated material to be
removed from the site and to be placed on the proposed fill site as shown on the
drawing entitled "Proposed Ithaca College Fill Site, Ithaca, New York ". Part 1 of
the LEAF for the Health Science and Human Performance Building, question B.2
indicates 10,000 cubic yards of material will be removed form the site. Part 1 of the
LEAF for the proposed Ford Hall Addition, J Lot and M Lot Expansions, question
B.2 indicates 5,880 cubic yards of material are to be removed for that project. The
drawing for the proposed fill site indicates with a note that the "raw fill volume =
9,300 cubic yards" and that the existing drainage pattern is to be maintained. This
drawing may have to be revised to reflect the total amount of excavated material
being placed on the site and drainage may have to be revised accordingly, all
subject to approval by the Town Engineer, prior to final site plan approval.
PLANNING BOARD MINUTES 11 JUNE 179 1997
APPROVED - JULY 19 1997
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.
Attorney Barney stated that "may have" should be deleted in Condition 1 (d) at the
beginning of the last sentence in the paragraph.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Hoffmann, Bell, Ainslie, Kenerson, Cornell, Finch.
NAYS - None.
The MOTION was declared to be carried unanimously.
(NOTE: The adopted resolution is hereto attached as Exhibit #3.)
Chairperson Wilcox duly closed the Ithaca College Preliminary Site Plan Approval for
Ithaca Science and Human Performance Building at 8:39 p.m.
AGENDA ITEM: APPROVAL OF MINUTES - JUNE 3,1997a
MOTION by Robert Kenerson, seconded by James Ainslie:
RESOLVED, that the Minutes of June 3, 1997 Meeting of the Town of Ithaca Planning
Board be and hereby are approved as written.
There no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Hoffmann, Bell, Finch, Kenerson, Ainslie, Cornell.
NAYS - None.
The MOTION was declared to be carried unanimously.
AGENDA ITEM : SEOR DETERMINATION, PROPOSED SUBDIVISIONS OF TAX PARCE
NOS. 43-1 -332, 434-392, AND 43-1 -3.4 EAST KING ROAD•
PLANNING BOARD MINUTES 12 JUNE 179 1997
APPROVED - JULY 19 1997
Chairperson Wilcox declared the above -noted matters duly opened at 8:45 p.m., and read
aloud from the agenda.
Terry Roswick, Ryan Survey, stated that Evan Monkemeyer is proposing to take land
owned by his sister, Lenora Monkemeyer, from Herbert Monkemeyer Trust, and his own land for
a subdivision for the Town's parkland. Mr. Monkemeyer is looking to take ten percent of the
entire area zoned R -30 for parkland dedication. Mr. Monkemeyer would like to dedicate the land
before the formal subdivision is approved. Mr. Roswick pointed out on an enlarged map where
the three parcels are located. Mr. Roswick stated that Lenora's parcel (Town of Ithaca Tax
Parcel No. 43- 1 -3.4) consists of 49.81 +/- acres, 4.9 +/- acres would be dedicated to the Town.
The Herbert Monkemeyer Trust (Town of Ithaca Tax Parcel No. 43- 1 -3.2) consists of 40.38 +/-
acres, 2.55 +/- acres would be dedicated to the Town. Evan Monkemeyer's land (Town of Ithaca
Tax Parcel No. 43 -1 -3.32) consists of 24.12 +/- acres, 5.07 +/- acres would be dedicated to the
Town. Mr. Roswick showed the Board a conceptual plan of what the park could look like with
the three parcels combined. Mr. Roswick also pointed out where the proposed Town park land
(1.8 +/- acres), would be located next to the Montessori School.
Board Member Hoffmann asked when was the conceptual plan reviewed by the Planning
Board for the first time.
Mr. Roswick stated that the Planning Board reviewed the concept sketch at a May
meeting.
Chairperson Wilcox asked if the proposed plan seen tonight is different from the last
meeting.
Mr. Roswick stated that the sketch from the last meeting shows a conceptual plan. The
plan shown tonight shows where the proposed boundaries could be located. Mr. Roswick stated
that he has final survey information requested by this Board. Mr. Roswick showed the Board a
conceptual sketch plan of the parcels of land, this is what the Board would be voting on and
approving. Mr. Roswick stated that the dark areas on the sketch plan are the proposed right -of-
ways for the proposed park. Mr. Roswick stated that Attorney Barney also requested the
Planning Board accept the proposed right -of -ways through the Monkemeyer parcels from East
King Road to Lenora's land.
Board Member Cornell asked what is on the proposed land.
Mr. Roswick showed an aerial photograph of the proposed parkland located off East King
Road and Route 96B. Mr. Roswick also pointed out where the Montessori School is in
conjunction to the Monkemeyer parcels.
Board Member Cornell asked where does the curved road below the Montessori School
go.
Mr. Roswick stated that the existing road is currently used by the Montessori School. The
proposed right -of -way entrance to the park would be further down from the roadway into the
Montessori School.
Board Member Cornell asked if these were just right -of -ways not roads.
PLANNING BOARD MINUTES
Mr. Roswick responded, yes.
13
APPROVED - JULY 1, 1997
JUNE 179 1997
Board Member Cornell asked Mr. Roswick if the area were developed would he be locked
into this design for the road.
Mr. Roswick responded, yes.
Attorney Barney stated that the Town asked for a sketch showing East King Road north,
along to the south easterly boundary line of the proposed parkland.
Chairperson Wilcox stated that the Town wanted to make sure that there was access to
the parkland.
Attorney Barney stated that the Town was not concerned about taking title to the
proposed lands, as much as being concerned about getting a permanent easement to access the
park. The Town wants a permanent easement. Ultimately, there would be a road developed
there.
Board Member Cornell asked if the Town wants to build the entire road.
Attorney Barney stated that he was not sure at this point. The main concern is the access
to the park. If the development is designed differently the Town would need to release
ownership of that right -of -way to put a road somewhere else. He is not sure what the benefit is
to have the road all the way out. The Town would not be building anything from the dirt road. If
the Town were to build anything, it would shorten the route to the park close to East King Road.
Director of Planning Kanter stated that it may be helpful to show the proposed right -of-
ways as they are on these plats. It is recognized that those road right -of -ways could change as
the development proceeds. The main concern to the Town is to make sure there is access from
East King Road to the southern part of the parkland.
Board Member Finch asked what is the status of the plot next to the Montessori School,
would the Town be releasing that land.
Planner Cornish responded, yes. The 1.8 acre parcel that was supposed to be dedicated
to the Town as park land would be released.
Board Member Finch asked if that included the long access lane.
Attorney Barney responded, no.
Board Member Finch asked if the long access lane would stay.
Attorney Barney stated that Evan Monkemeyer has the title to that property, and the Town
would have a right -of -way over that parcel to access the park.
Board Member Bell stated that Mr. Finch is talking about the flag shaped parcel next to
the Montessori School with the long access lane.
Attorney Barney stated that all that land is owned by Evan Monkemeyer.
Chairperson Wilcox stated that Mr. Monkemeyer could do what he wants with his land, but
there are indications that he would be selling that land to the Montessori School.
PLANNING BOARD MINUTES 14 JUNE 179 1997
APPROVED - JULY 19 1997
Director of Planning Kanter stated that the condition to release the 1.8 acre site next to
the Montessori School is that the Town receive conveyance of the three parcels prior to
releasing the 1.8 acres to Mr. Monkemeyer.
Board Member Finch asked why would the Town want the flag pole lane off of the 1.8
acres.
Mr. Roswick stated that the Town had an interest in having continued access to the park,
not only from the roads, but also pedestrian access behind the lots. Mr. Monkemeyer wants to
give the Montessori School access across the land to the park without crossing any major
highway. This would be a 20 foot wide access strip.
Board Member Finch asked if that would be for the convenience of the Montessori School.
Mr. Roswick responded, yes.
hill. Chairperson Wilcox asked if the Montessori School is using this land now for the sledding
Evan Monkemeyer, 123 East King Road, responded, yes.
Board Member Hoffmann asked if it is a one -way access from the Montessori School to
the park.
Mr. Roswick stated that people could come to the Montessori School.
Chairperson Wilcox stated that, for the public, the Planning Board at this point is
reviewing the SEQR determination for environmental aspects. When the Board gets through the
SEQR process the public hearing would be opened for the public to be heard.
Board Member Cornell asked if the Montessori School would be likely to have the access
strip next to their property.
Mr. Roswick stated that Mr. Monkemeyer has had a lot of discussions with the School.
Mr. Monkemeyer stated that Andrea Coby (Administrator for the Montessori School),
mentioned that the Montessori School would like to be attached to the park in some way. The
Montessori School is planning to expand their school. This could be a good planning idea for
them to have access. If the School wants to control that access in some way they could
construct a fence or a gate.
Mr. Roswick stated that this could be a nice opportunity to enter the park without crossing
traffic.
Board Member Cornell stated that it would be a good idea only if the school wants it.
Board Member Hoffmann stated as she mentioned before, she had not seen this sketch
plan when it was first presented.
Chairperson Wilcox stated that Ms. Cornish informed him that the May 20, 1997 Planning
Board meeting was when the sketch plan presentation for the Monkemeyer parcels took place.
Mr. Ainslie, Mr. Kenerson, Ms. Cornell, and himself were in attendance at the May 20th meeting.
PLANNING BOARD MINUTES 15 JUNE 17, 1997
APPROVED - JULY 19 1997
Board Member Hoffmann stated that she has several problems with the layout. First of all
it is so different from what the Board had talked about earlier where the pieces were
consolidated into one unit. These seem to be split up and disconnected. Also, the park comes
even closer to the Unique Natural Area (UNA) on the east side compared to the previous
configurations from before. If there is going to be a roadway there is a concern about the traffic.
Director of Planning Kanter asked Ms. Hoffmann if she could clarify what she means by
how the parcels are disconnected.
Board Member Hoffmann stated that there are developable pieces of land being made into
park areas. Ms. Hoffmann stated she needs to see it laid out as a community park.
Chairperson Wilcox asked if the Board is going from SEAR into details.
Director of Planning Kanter responded, yes. The Board is actually revisiting what the
Board has already talked about.
Chairperson Wilcox stated that he understands that, but he also understands that three
other people were not at the last meeting of this proposal. The Board should stick to the SEQR
process at the moment, and get back to the merits of the project. The Board should look at the
environmental aspect close to the UNA since Ms. Hoffmann has concerns.
Board Member Hoffmann asked how closely the park land encroached upon the UNA.
Board Member Cornell asked what is the action the Board is looking for at this point.
Attorney Barney stated that the Board is looking at three subdivisions. Each parcel is to
be merged together to create one parcel.
Board Member Cornell asked if the Board is looking at this land as a park or a
subdivision.
Attorney Barney stated that the Board is technically looking at this land for subdivision,
but it is relevant that this would be used for a park. The only reason the subdivision is presented
this way is to allow there to be a conveyance of the land to the Town for a park.
Director of Planning Kanter stated that the Board is not reviewing the SEQR for the
development of the park.
Chairperson Wilcox stated that the Board needs to do the SEAR on the merits of the
subdivision. The Board needs to discuss whether these parcels are appropriate for creating a
park. Mr. Wilcox stated that there is a question on the floor about the adjacency to the UNA.
Planner Cornish stated that the Environmental Review Committee (ERC) was concerned
that the road would bring people closer to the UNA, and it may invite people into the UNA. The
ERC did discuss moving the road and that perhaps during the design of the park the Town could
design visual barriers or vegetative barriers. Also, the Ithaca Estates parcel is shown between
the road and the UNA could be drawn to act as a buffer. If the public is going into the UNA then
they would be trespassing onto private property. It does not always stop people. The ERC
discussed different ways that this could be mitigated.
Board Member Hoffmann stated that, in the past, the Board had talked about a buffer
zone all along the eastern boundary of the Ithaca Estates parcel. If there is a buffer zone she
PLANNING BOARD MINUTES 16 JUNE 179 1997
APPROVED - JULY 19 1997
does not remember the size. It seems that it would be hard to build a house on the northern lots,
and not have it be in a buffer zone.
Director of Planning Kanter stated that the Planning Board is not approving those lots.
Board Member Hoffmann stated that she understands that.
Director of Planning Kanter responded, okay, well that is a conceptual plan. This is what
the staff is trying to make the Board understand.
Board Member Cornell asked if Ms. Cornish could show on the enlarged map where the
UNA ends.
Planner Cornish stated that she cannot actually show the Board where the UNA ends.
The staff walked the UNA and thought the UNA ends at that property line.
Board Member Cornell asked how does that fit in with the survey map that was done.
Planner Cornish stated that the survey map was digitized from a map submitted by Bob
Wesley and Nancy Ostman using a marker on the blown up aerial photograph to show a
possible boundary. That line is a conceptual line. There is no boundary or survey of that UNA
edge currently. The Board should understand that is a line digitized from a thick marker line on
an enlarged aerial photograph.
Board Member Cornell asked if the Board walked that far during the site visit.
Chairperson Wilcox stated he pointed out the boundary between Mr. Monkemeyer's
property and the Ithaca College property.
Board Member Cornell stated that the day of the site visit, the group only walked through
the area where the cul -de -sac would be located.
Chairperson Wilcox stated that the other issue is that there is a delineation of the various
flora, fauna, trees, rock out croppings, and everything else. The Board does not have a
delineation of what the actual UNA area is. The survey from Ms. Ostman and Mr. Wesley
showed what exists in the UNA area.
Board Member Cornell stated that in other words, if these are put together it looks like the
UNA would touch the road. Therefore, the only barrier between the park and the UNA would be
the road.
Chairperson Wilcox stated that the Board is asking to compare a boundary against
something that does not really exist. There is no UNA boundary at this point, so it cannot touch
the road. There is a boundary of various trees and vegetation, but there is no UNA boundary.
Director of Planning Kanter stated that if there was a UNA boundary it would be located
approximately at the eastern part of Evan Monkemeyer's boundary. Ms. Ostman and Mr. Wesley
were re -hired to re- survey the area. The survey showed potential vegetation communities being
basically on the eastern most boundary of the Monkemeyer parcel.
Board Member Cornell asked Ms. Hoffmann if she thinks the park is closer to the UNA.
Board Member Hoffmann stated that it looks like it to her.
PLANNING BOARD MINUTES 17 JUNE 179 1997
APPROVED - JULY 1, 1997
Board Member Finch stated that the closest point is 200 feet from the Ithaca College /Evan
Monkemeyer property line to the proposed 60 foot right -of -way.
Board Member Hoffmann stated that she does not remember the number of feet in the
previous plan she saw.
Board Member Bell stated that it may be 200 feet, but there would be a house within that
200 feet.
Director of Planning Kanter responded, maybe.
Attorney Barney stated that at this point the Town does not know.
Board Member Finch stated that the boundary would be 260 feet to the park.
Board Member Hoffmann stated that she is bothered that she has not been on these
pieces of land. She remembers when everyone visited the proposed Ithaca Estates Subdivision
Phase I site, but at that time the Board was not on Lenora's property. Ms. Hoffmann stated that
she heard that the land closer to the Montessori School is a sledding hill of steep land, but she
has not seen it herself.
Director of Planning Kanter stated the Planning Board been thinking about this project for
six or eight months. Why have some people not been out there to visit the site?
Board Member Cornell responded, because we are not allowed.
Director of Planning Kanter stated that people could have asked, and the Planning Staff
could have arranged it.
Board Member Hoffmann stated that is true.
Director of Planning Kanter stated that the Planning Staff has been out there many times.
Board Member Hoffmann stated that it would be nice to hear what the Planning Staff's
comments are related to this piece of land.
Director of Planning Kanter stated that he could reiterate and go back over the comments,
but if the Board Members read the minutes from the past meeting they would know what was
said. Mr. Kanter stated that he was sorry he was impatient, but he says he gets impatient when
the Board goes back over things that were previously discussed.
Board Member Cornell stated that she has trouble with the new SEQRs.
Attorney Barney stated that the question is whether there is a potential for a significant
environmental impact from the proposals to subdivide lands in the way they are being requested.
Attorney Barney stated that he hears the Board's concerns about the potential boundary of the
UNA, and the question to the Board is, does that raise enough potential of a significant
environmental impact to have a draft environmental impact statement (DEIS).
Board Member Bell stated that he does not know what kind of buffer the Board is talking
about. If the Board is only talking about 200 feet, that is not much of a buffer if houses are going
to be built there.
Attorney Barney stated that the Board is not looking at that issue. The Board is only
looking at the subdivision for these parcels. Whether there would be houses built between the
PLANNING BOARD MINUTES 18 JUNE 179 1997
APPROVED - JULY 1, 1997
road and Mr. Monkemeyer's eastern boundary line remains to be seen. At some point Mr.
Monkemeyer would be coming before the Board for a proposal, that would be the time to ask that
question. This would also give a clearer delineation of where a boundary of the UNA would be.
The issue right now is to take the worst scenario that this Board sees sufficient for environmental
significance to warrant the expense of a DEIS. That would be the SEQR determination.
Board Member Cornell stated that she does not think so for the subdivision. Ms. Cornell
asked if the Town acquires this land for a park, would the design of the park go through a SEQR
review.
Attorney Barney stated that the expenditures of the funds for the park should go through a
SEQR review.
Board Member Cornell asked if that would include the design of the park.
Attorney Barney responded, yes. The Town would need to know what they plan to spend
their money on.
Board Member Cornell stated that she is trying to remember how the Town handled
Ithacare.
Attorney Barney stated that Ithacare was a private developer completing everything.
Board Member Cornell stated that she was thinking about what could be accepted by this
Board before knowing what the plans of the park are.
Attorney Barney stated that the Planning Board's role is to decide whether there is a
significant environmental or a potential for significant environmental impact by these three
subdivisions.
Board Member Cornell asked if the park itself would get reviewed.
Attorney Barney stated that the park itself is supposed to get a review. He cannot
guarantee what anybody would do that. The law states that the Town would need to meet
certain thresholds before the funds are accepted for actions. The funds of the action are to be
determined, what the environmental action is.
Board Member Cornell stated that she thinks the estimate for the park plan, should that be
approved, was $280,000.
Attorney Barney stated that would then require a review.
Director of Planning Kanter stated that it may be more than that with grading and design.
Board Member Hoffmann stated Ms. Cornish mentioned that
discussed these subdivisions. They had a concern about how close
Hoffmann asked if the Conservation Board had any other comments.
Planner Cornish stated that the Conservation Board also had
area. Ms. Cornish stated that if Mr. Monkemeyer proposes a subdivis
area in the back of homes would create discussion.
the Conservation Board
it was to the UNA. Ms.
concerns over the buffer
ion the issues of a buffer
Board Member Hoffmann asked if any Conservation Board members visited the site and if
they had submitted any comments about the environmental aspects.
PLANNING BOARD MINUTES 19 JUNE 179 1997
APPROVED - JULY 19 1997
Planner Cornish stated there was some concern as to whether there were potential
wetlands. However, the Conservation Board did not visit the site. They took the information off
the Wesley - Ostman map. After that meeting Geri Tierney, Jonathan Kanter, and herself walked
the property boundary lines. It did not appear at that time there was a wetland in the area as
indicated on the map.
Board Member Cornell stated that she has comments about things she has seen on the
site. She is not sure when to express them, during the SEAR phase or during the next phase.
Chairperson Wilcox stated that Ms. Cornell should use her best judgment.
Board Member Cornell stated that the SEQR determination is to decide whether there are
environmental impacts for subdivision of these parcels. The Board's next discussion would be
based on the merits of the subdivision, and for using the land for the purpose that the Town
wants to use it.
Attorney Barney stated that is correct.
Director of Engineering Walker stated that the next step for these subdivisions would be
to take them to the Town Board to ask if they would like this land for a park. The Planning Board
could make a recommendation for this land to be developed as an active recreational park,
which the proposed plans have indicated. That park would be slated as a community park with
development. The Town could expect a significant modification to complete the park land as the
Town Board directs it to be done. This is a subdivision, but it is also a subdivision with an intent
to use that land for another purpose. There are development plans for that park, but the
specifics are not in. The intention is to develop the land for a park. The drainage problems have
been discussed. Drainage needs to be done to drain the wetter areas because there are
localized water problems on the site.
Board Member Cornell asked Mr. Walker if he was calling a wetland "localized ".
Director of Engineering Walker stated that the land is wet part of the year. If there were
athletic fields the area would need to be drained.
Board Member Cornell stated that she would hold her comments for the next phase of this
proposal.
PLANNING BOARD MINUTES 20 JUNE 17,1997
APPROVED - JULY 1, 1997
Director of Engineering Walker stated that if there were a significant environmental
concern it should be expressed now, because the intent is to move ahead for the Town Board to
acquire this land for development of a park site. If this land is subdivided and the Town Board
accepts it, then it comes back for a review in six months or a year with plans for development. If
there is a major environmental concern at that time, the Board would have accepted a piece of
land that cannot be developed. If this Board feels that there is a significant environmental impact
for developing that parcel as an active park, then it should be brought forward now.
Board Member Cornell stated that she does not think it should prevent it from occurring.
She thinks the park needs to be designed with the environment in mind.
Planner Cornish stated that she would hope that any design the Town puts forward would
be an environmentally sound design.
Board Member Finch stated that issue is for later, several things need to go forward first.
The Town would not be building this park within the next two years.
Director of Planning Kanter stated that the Town may not build this park within two years,
but possibly three or four years.
Board Member Finch stated that the Draft Park, Recreation, and Open Space Plan would
need to be approved first.
Director of Planning Kanter stated that the Town is in the process of holding public
meetings for the park plan. Hopefully, by the end of the year, it would be adopted by the Town
Board. One thing that needs to be done in adopting the plan is to prioritize the park and open
space areas. What has been heard is that this is a very important area on South Hill for the
development of an active park area. Mr. Kanter stated that if he needed to make a
recommendation he would make the South Hill one of the highest priorities for developing an
active park. This conceivably would be within the next three to four years.
Board Member Finch stated that the Board is not looking at an immediate plan for
developing the park.
Director of Planning Kanter stated that this area would initially be used as some sort of a
park area, probably with some rudimentary entrance for people to get in. The Town would not
be clear cutting the whole area.
Attorney Barney stated that this Board may not have another opportunity to get involved
as policy decision makers on the design of the park. That is a Town Board function, but the
Town Board would welcome suggestions or comments. Attorney Barney stated that the Planning
Board's decision is the subdivision process. Once the subdivision is complete, and the park land
is approved and accepted by the Town Board, the development would not come back to this
Board for any further action.
Board Member Cornell stated that she visited the site today, and walked the entire park.
She concluded between 10 to 15 percent of the acreage is wetland, approximately two acres. In
the middle of the park it slopes down. The slope areas do meet the federal criterias for plants,
hydrology, and soil. In one area of the park there is an interesting pine barren. In other areas
there are pine barrens where the proposed road would be. The Wesley - Ostman survey report
discusses the pine barrens. Wetland areas are typical meadow depressional wetlands. Those
PLANNING BOARD MINUTES 21 JUNE 179 1997
APPROVED - JULY 11 1997
wetlands occur in areas in the center of the land, but in the upper part of the land (Lenora's
property) a lot of the land is an old field and disturbed land. Discussions with Mr. Kanter
revealed that this area was disturbed but is going back to an old field. However, there are some
rare plants in that area. Mr. Kanter and herself discussed the merits of having rare plants in an
area that was disturbed and what is the value of that. The value is, before this area was
disturbed those rare plants were probably there. While the area was being disturbed those
population of rare plants lived in existing hedge rows. Once the area was no longer being
actively plowed the population could migrate into the area again. Even though these areas are
disturbed, the old fields and wetlands, there is still a valuable area that may not be aesthetically
pleasing, but may meet the habitat requirements for these rare plants, soils and hydrology. Even
though it may look like a disturbed area it is an invaluable habitat for these rare plants. The
other thing about the area is that there is a huge diversity of sedges. To a lot of people sedges
look like grass. There is a tremendous diversity (confirmed by Mr. Wesley). Ms. Cornell stated
that she has never seen such a diversity of sedges in one area, that in itself makes it a very
valuable area. Ms. Cornell stated that she thinks this area could be a park, but it needs to be
designed carefully. The park needs to be designed in a way that would conserve these rare
plants.
Chairperson Wilcox stated that he does not want education right now, so make it quick.
Board Member Cornell stated that one of the plants is Carex complanata (on the Ostman
and Wesley report), that is locally scarce and it ranks number 5 world wide. The State rarity is
S1, which means it is in the most rare category State wide. There is a population of these
sedges on this site. State wide it ranks as a very rare plant, so that is why the Town should
protect them along with the other rare plants of the area. There is Pussytoe, another rare sedge.
There is a Mountain unit (the Pyncnanthenum), which is a rare plant that ranks S1 or S2, it ranks
in the top two of the rarity in the State. Ms. Cornell stated that she thinks this area could be a
good park, but there needs to be a good portion preserved for a natural area. The Town could
have some of the ball fields and the parking lots, but it needs to be designed very carefully and it
may not be presented in the Park and Open Space Plan. Ms. Cornell would like to ask the Board
to think carefully when voting on these subdivisions to become a park. This Board should
recommend to the Town Board that the design needs to take into account the rare plants, they
should be saved. These plants have struggled to live there.
Board Member Ainslie stated that Ms. Cornell probably visited the site at the wrong time.
He looked at his rain gauges, and they showed over a half inch of rain fall last night. That would
show, in his estimation, as not a real wetland.
Board Member Cornell stated that she did a soil analysis on this site. She looked down
the first 18 inches of the soil. The first 18 inches of the soil would tell what has happened in the
last 50 years, not overnight. The soil profile shows what has been happening and what the
climate has been like on this property. There were a lot of puddles and surface water on the
site, but that was not what she was looking for.
Chairperson Wilcox stated that the Board needs to determine the SEQR for this proposal.
Board Member Hoffmann stated that on Page 1, Number 10 of the Environmental
Assessment Form it states, "what is the present land use in the vicinity of the proposed project."
She would like to see "other" marked, and indicate that the South Hill Swamp UNA is there.
PLANNING BOARD MINUTES 22 JUNE 17, 1997
APPROVED - JULY 19 1997
Director of Planning
Chairperson Wilcox
Director of Planning
Chairperson Wilcox
Director of Planning
Board Member Hoffi
Chairperson Wilcox
Kanter stated that the Town does not know that.
asked if that would be a land use.
Kanter responded, no.
stated that it is a designation, but it is not a land use.
Kanter stated that the Town does not know that.
nann asked if it is open space.
responded, yes.
Board Member Hoffmann asked if it was worthwhile to indicate that there is an UNA on
this site.
Chairperson Wilcox stated that he thinks it is important to acknowledge that there is an
UNA next to this site.
Board Member Finch stated that the UNA is not within the park site.
Board Member Hoffmann stated that the UNA is in the vicinity of the proposed project.
She thought "vicinity" meant something which is fairly close.
Board Member Bell asked where is the UNA on the Environmental Assessment Forms.
Chairperson Wilcox stated that there is no notation that the UNA is next to this site.
Director of Engineering Walker stated that Part II, Sub - paragraph C2 of the form, asked
the question "Aesthetic, agricultural, archaeological, historic, or other natural or cultural
resources." Also C3 states, "Vegetation or fauna, fish, shellfish, or wildlife species, significant
habitats, unique natural areas, wetland, or threatened or endangered species."
UNA.
Board Member Hoffmann stated that these questions do not say specifically that there is a
Board Member Cornell stated that these are UNAs.
Director of Engineering Walker stated that C3 is a question, "will this project impact any of
these items", and the answer is "unanticipated" for the subdivision.
Director of Planning Kanter stated that if the Board wanted to they could include a
reference to the South Hill Swamp UNA in the vicinity to these parcels.
Board Member Cornell asked if the Environmental Assessment Form could also state that
there is a wetland on this site.
Director of Planning Kanter stated that he would not recommend doing that. Ms. Cornell
gave the Board her observation of what she saw as a wetland.
Board Member Cornell stated that Nancy Ostman agreed with her.
Director of Planning Kanter stated that he would not recommend adding wetlands to the
SEQR form.
Chairperson Wilcox stated, not without either a State or Federal designation of such.
Board Member Cornell stated that she is Army Corp certified as a wetland expert.
PLANNING BOARD MINUTES 23 JUNE 179 1997
APPROVED - JULY 1, 1997
Chairperson Wilcox stated that he knows what Ms. Cornell is saying and he knows what
Mr. Kanter is saying. Mr. Kanter would like an agency designation before wetlands are added to
the resolution because of the stigma attached to wetlands.
Director of Planning Kanter stated that he would not designate wetlands unless the Town
had that type of premonition. He is not recommending that this could not be done.
Chairperson Wilcox asked Ms. Cornell if she understands what Mr. Kanter is saying.
Board Member Cornell responded, no, she did not hear what Mr. Kanter said.
Director of Planning Kanter stated that he would not recommend doing any further wetland
UNA studies. He would not recommend calling these wetlands until such a study was done.
Board Member Bell asked Mr. Kanter if he could explain why.
Director of Planning Kanter stated that from the staff s observation on the site, as Mr.
Walker mentioned, there were obvious wet spots. He did not see anything that represents
significant concerns that would counter establishing a park on these sites.
Board Member Cornell responded, okay, that does not mean there is wetlands on this site.
Ms. Cornell stated that Mr. Kanter mentioned counter to establishing a park.
Director of Planning Kanter stated that the Board could make the decision.
Board Member Cornell stated that what she is saying is Mr. Kanter's opinion has a lot of
weight. Ms. Cornell asked when was the last time the planning staff visited the site.
Director of Planning Kanter stated that the last visit to the site was in May.
Board Member Cornell responded that most of the reproductive striations on the sedges
are not out in May. They are coming out now. To most people these sedges look like grasses.
These happen to be the dominate plants in this area, and when measuring a wetland the
dominant plants are looked at to see if they are wetland plants or not. When most of them look
like grasses people do not know what they are, and they would not know that these plants meet
the requirement.
Chairperson Wilcox asked if the Board is comfortable with the language such as "potential
wetlands". An expert, Ms. Cornell, stated that there are wetlands, and two planners are stating
that they did not see anything. There is no State or Federal designation of wetlands or
boundaries.
Board Member Hoffmann asked Mr. Kanter if he recommends that a plant study should be
done on the Monkemeyer properties.
Director of Planning Kanter stated that he does not recommend a study.
Board Member Cornell stated that she believes there are wetlands there. She is not
saying that if there are wetlands on this site, the Board should not approve this subdivision. She
just wants this to be accurate. Ms. Cornell asked Ms. Cornish and Mr. Walker what their
thoughts were.
Chairperson Wilcox stated that Ms. Cornish and Mr. Kanter walked the property, and they
told the Board what their findings were.
PLANNING BOARD MINUTES 24 JUNE 179 1997
APPROVED - JULY 11 1997
Planner Cornish stated that she would like the Board to know that she is not a wetland
expert. When she walked the property she did not see an indication of a wetland. However, she
is not a sedge expert either, and she would not profess to be. She did not see any visible signs
of a wetland during her site visit. She did see a fairly distinctive property line border for the UNA.
It was very clear that the UNA was on the other side of the Monkemeyer property line.
Board Member Bell asked how could this Board determine this not to be a Type I Action,
since there are S1 designated plants on this site.
Chairperson Wilcox asked if the subdivision would effect the plants.
Board Member Cornell responded, no.
Chairperson Wilcox asked if the subdivision on this property would effect the plants. This
is the question in front of the Board. In his opinion, the answer would be "no."
Board Member Cornell responded, no, neither would a wetland.
Board Member Hoffmann stated that the subdivision has a purpose.
Chairperson Wilcox stated that the subdivision has the purpose for park land.
Board Member Bell stated that the next step in the process would be the SEAR
determinations. The Board is leading to the part of the SEQR determination stating the
referenced action would not require an Environmental Impact Statement. If that is the plan for
this site, he does not see how this is not a Type I Action. In that case, this Board cannot approve
this resolution as worded.
Chairperson Wilcox stated that he disagrees because the Board is not proposing the
disturbance of any plants. The resolution before this Board is not to disturb the ground. The
resolution before this Board is to subdivide property into three pieces. The SEQR will come
about when the Town Board looks to develop the park.
Attorney Barney stated that he does not see anything in the SEQR where this proposal
would be a Type I Action to protect rare plant species.
Board Member Cornell stated that the SEQR mentions rare and endangered species.
Board Member Bell stated that S1 is the most endangered species at the State level.
Board Member Cornell responded, no, S1 means rare at the State level.
Director of Planning Kanter stated that when he asked Ms. Cornell to describe rare plant
species she was to be specific about what it means. It is misleading when that is not done.
Board Member Cornell stated that S1 means the most rare plant category in New York
State. Mr. Bell is referring to the old SEQR where endangered species could trigger certain
things.
Chairperson Wilcox asked if anyone on the Board was prepared to offer a motion.
Board Member Cornell stated that she would like to see accurate SEAR forms.
Chairperson Wilcox stated that he would like to see if there were enough members of this
Board who wish to pass the SEQRs on these subdivisions with the information supplied.
PLANNING BOARD MINUTES 25 JUNE 179 1997
APPROVED - JULY 1, 1997
Board Member Cornell stated that the Board is looking at three different subdivisions.
Chairperson Wilcox stated the Board is looking at three different resolutions that were
discussed as one entity. The resolutions must be voted upon as three separate parcels.
MOTION by Candace Cornell, seconded by James Ainslie:
NOW, THEREFORE, BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of
environmental significance in accordance with the New York State Environmental Quality Review
Act for the above referenced action as proposed, Town of Ithaca Tax Parcel No. 43 -1 -3.2 and,
therefore, an Environmental Impact Statement will not be required.
Board Member Hoffmann stated that on Page 1, Number 10, of the Environmental
Assessment Form, under "other she would like school added to the form. The proposed
resolution for Preliminary Subdivision Approval mentions "the preliminary plan to cross park
lands as part of Military Lot 85, Town of Ithaca." It also mentions corrections that need to be
made to the Preliminary Site Plan, including the staff survey of the area. Ms. Hoffmann thinks all
of those conditions should be included in the SEQR resolutions, as well as whether to accept the
plan as is.
Chairperson Wilcox asked if the Board needs the surveyors certificate and stamp for
SEQR, or does that need to be strictly for subdivision approval.
Attorney Barney stated that if this Board inserts conditions on the SEQR they would be
creating a conditional negative determination of environmental significance. This means the
Board would not be able to take any further action until the SEQR is submitted to DEC for
comments. Attorney Barney stated that he would discourage the Board from declining the
negative determination to avoid the procedural aspects that go along with it, particularly if the
Town would be able to pick up technical deficiencies in the paper by a condition on the action
itself as the resolution would mention. If the Board does this it would hold up any further action
on these proposals.
Board Member Hoffmann stated that under WHEREAS, Number 3, it states "that the
Planning Board has reviewed and accepted as adequate, all of these things including the
preliminary plan."
Chairperson Wilcox asked if the resolution is inadequate because the surveyor's seal is
not there. It is inadequate for subdivision, but is it inadequate for SEQR determination.
Director of Planning Kanter stated that this is how the Board has done this every other
time. If the Board wants to change local procedures then that should be considered.
Chairperson Wilcox stated he understands where he is coming from.
PLANNING BOARD MINUTES 26 JUNE 179 1997
APPROVED - JULY 19 1997
Board Member Hoffmann stated that it was just a question in her mind whether this Board
would want to accept this when the Board feels this is not complete for another action.
Chairperson Wilcox stated that the resolution is sufficient for the other action.
Board Member Bell stated that he knows the segmentation of this process is very odd.
The Board is looking at an environmental impact and the basic layout is bizarre for
environmental protection purposes. This site is shaped like a "U" which is not the kind of way to
protect any endangered species or rare species of any kind. This does not meet that standard.
Even if we do not protect anything on the site, it would not make a good playing field because
they are not contiguous. There are six acres of what could be housing in the middle of this site
that would be next to the sledding hill. This site would have houses with baseball fields around
it. He does not think this meets the standard for a good housing design either. There are
housing, park, and environmental designs that this Board should be considering. He does not
think the park is good for any of these parcels.
parcel.
Board Member Cornell asked Mr. Bell if he felt that it was applicable to this particular
Board Member Bell responded, yes, particularly this one.
Chairperson Wilcox stated that there are people talking about it not working as a design.
There is a conceptual design of a ball park and a soccer field that would fit on this site. This
does not suit him. Mr. Wilcox stated that he hears that the shape may not be environmentally
sensitive, and he does not know what that means. He is not talking about subdivision of the
houses.
Board Member Cornell stated that she does not see any problems with the sledding hill.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Cornell, Finch, Ainslie, Kenerson.
NAYS - Hoffmann, Bell.
The MOTION was declared to be carried.
(NOTE: Adopted resolution is hereto attached as Exhibit #4.)
Chairperson Wilcox asked if the Board had a motion on one of the other SEQR's.
Board Member Cornell stated that on Town of Ithaca Tax Parcel No. 43- 1 -3.4, Question
10 of the Environmental Assessment Form, wetlands should be added. On Part II, C3, wetlands
and rare species, and the proximity to the South Hill Swamp UNA, should be added. Ms. Cornell
stated that these are State and Globally rare species, and the proximity to the Tompkins County
Unique Natural Area.
Chairperson Wilcox asked Ms. Cornell when she mentions wetlands, is this some sort of
technical term based upon State or Federal regulations.
Board Member Cornell stated that it is her observation after walking the site. She does
not think that by adding wetlands, rare species, and the proximity to the UNA would be a reason
this Board cannot accept the park. She is saying that these forms should be accurate.
PLANNING BOARD MINUTES
27
APPROVED - JULY 1, 1997
JUNE 179 1997
Director of Planning Kanter stated that he would like to make a suggestion on the
wetlands, that potential wetlands were observed on site.
Chairperson Wilcox stated that there is a stigma attached to the word "wetlands." These
are public documents and if someone sees wetlands with a capital "W" there might be an
assumption that there was a DEC or a State or Federal designated wetland area. There are
none on this site.
Board Member Cornell stated that it might meet the criteria to say potential State or
Federal.
Chairperson Wilcox stated that he would accept "potential wetlands." It is not his choice,
it is the Board's.
Board Member Finch asked Ms. Cornell if she is asking this Board to put "potential
wetlands" on this document, when that would be the opposite recommendation from the staff.
Board Member Cornell responded, yes.
MOTION by Candace Cornell, seconded by Gregory Bell:
NOW, THEREFORE, BE IT RESOLVED,
That the Town of Ithaca Planning Board hereby amend the Environmental Assessment
Form, Part II C3, by including the reference to the proximity of the UNA, potential existence of
wetlands, and the rare species.
Board Member Cornell stated that by listing these on the EAF it makes the form accurate.
Unless the intention is to impact the wetlands and rare species somehow, she does not think it
should influence the project to subdivide the land.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Cornell, Ainslie, Hoffmann, Bell.
NAYS - Wilcox, Kenerson, Finch.
The MOTION was declared to be carried.
MOTION by Candace Cornell, seconded by Herbert Finch:
NOW, THEREFORE, BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of
environmental significance in accordance with the New York State Environmental Quality Review
Act for the above referenced action as proposed, Town of Ithaca Tax Parcel No. 43- 1 -3.4, and,
therefore, an Environmental Impact Statement will not be required.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Cornell, Finch, Ainslie.
PLANNING BOARD MINUTES 28 JUNE 17, 1997
APPROVED - JULY 14 1997
NAYS - Hoffmann, Kenerson, Bell.
The MOTION was declared to be carried.
(NOTE: Adopted resolution is hereto attached as Exhibit #5.)
MOTION by Herbert Finch, seconded by James Ainslie:
NOW, THEREFORE, BE IT RESOLVED.
That the Town of Ithaca Planning Board hereby makes a negative determination of
environmental significance in accordance with the New York State Environmental Quality Review
Act for the above referenced action as proposed, Town of Ithaca Tax Parcel No. 43 -1 -3.32, and,
therefore, an Environmental Impact Statement will not be required.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Finch, Ainslie, Kenerson.
NAYS - Hoffmann, Bell, Cornell.
The MOTION was declared to be carried.
(NOTE: The adopted resolutions are hereto attached as Exhibit # 6.)
Chairperson Wilcox duly closed the SEQR determinations for the Monkemeyer Parcels at
9:55 p.m.
PUBLIC HEARING. CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL
FOR THE PROPOSED SUBDIVISION OF 5.07 +/= ACRES FROM TOWN OF ITHACA TAX
PARCEL NO. 43 -1 -3.32, 24.12 +/- ACRES TOTAL AREA LOCATED ON THE NORTH SIDE
OF EAST KING ROAD, FOR THE PURPOSE OF CONVEYANCE AND DEDICATION OF SAID
5.07 */- ACRE PARCEL TO THE TOWN OF ITHACA AS PARK LAND RESIDENCE DISTRICT
R -30. EVAN MONKEMEYER, OWNER; TERRY ROSWICK AGENT:
AND
PUBLIC HEARING; CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL
FOR THE PROPOSED SUBDIVISION OF 4.9 +/- ACRES FROM TOWN OF ITHACA TAX
PARCEL NO. 43 -1 -14 49681 +Ax S TOTAL AREA LOCATED ON THE NORTH SIDE OF
EAST ROAD FOR THE P48E0 �§F= OF CONVEYANCE AND ICATION OF SAID 4.9
+/- ACRE MRCEL TO THE TOWN OF ITHACA AS PARK LAN% SIDENCE DISTRICT R-
30. LENO A ANN MONKEMEYER ER• EVAN MONNEMEYER AND TERRY
ROSWICK, AGENTS;
PLANNING BOARD MINUTES 29 JUNE 179 1997
APPROVED - JULY 14 1997
AND
PUBLIC HEARING: CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL
FOR THE PROPOSED SUBDIVISION OF 2.55 +/= ACRES FROM TOWN OF ITHACA TAX
PARCEL NO. 43-1 -3.2, 40838 +/- ACRES TOTAL AREA, LOCATED ON THE NORTH SIDE OF
EAST KING ROAD, FOR THE PURPOSE OF CONVEYANCE AND DEDICATION OF SAID 2o55
+/- ACRE PARCEL TO THE TOWN OF ITHACA AS PARK LAND, RESIDENCE DISTRICT R -30
AND BUSINESS DISTRICT "C ". HERBERT MONKEMEYER TRUST, OWNER; EVAN
MONKEMEYER AND TERRY ROSWICK, AGENTS:
Chairperson Wilcox declared the above -noted matters duly opened at 9:56 p.m., and read
aloud from the Notice of Public Hearings as posted and published, and as noted above.
Chairperson Wilcox stated that he opened all three public hearings, and asked if anyone from
the public wished to speak.
Mr. Roswick stated that Mr. Monkemeyer and he have had several discussions with the
Planning Staff on how the parkland could be developed. On the conceptual layout plan, two ball
fields, a soccer field, and ample parking would be able to fit in this area. Mr. Roswick stated that
he knows there has been a strong move for the need to have active recreation on South Hill.
Chairperson Wilcox stated that the Board has acknowledged the fact that this is not the
current configuration, that there was a half acre removed from one parcel to another parcel.
Mr. Roswick stated that conceptually, the belief is that there is still enough room for the
same type of layout for the playing fields . The lines on the conceptual sketch plan were taken
from a large map. When surveyors found the boundaries of each parcels, there were
clarifications of where the main military lots are. The military lot lines are the intersection of all
three Monkemeyer properties. That in conjunction with the location of the road, with respect to
the topography, some of the acreage was reallocated. It is ten percent of what is required in the
R -30 zone.
Mr. Monkemeyer stated he would like to express the issue of need. This park has a need
on South Hill right now. There are families living there. There are established subdivisions,
probably $50 million worth of real estate today. He does not know the number of housing units
or the number of families. This park would be the beginning for the Town of Ithaca in its
development of parks, and he thinks this would be the model park for the community. He also
thinks this should be the first park because the Town would have the first piece of land to work
with. He thinks that the Board should pay attention to the needs of the community, the families,
the children, the neighbors, and the people who would be using this park by walking or driving to
it. Mr. Monkemeyer stated that some of the concerns of the neighbors were that they wanted to
make a community park which was for the citizens, not so much for the transient people. It is a
matter of the Planning Board and the staff to work on the park issues.
Board Member Cornell asked Mr. 1111•onkemeyer what he meant by transient.
Mr. Monkemeyer responded, students. The neighbors want to make this a park for the
neighborhoods not as a recreation area for the students.
Board Member Bell asked what type of students, high school or college students.
PLANNING BOARD MINUTES 30
APPROVED - JULY 14 1997
JUNE 179 1997
Mr. Monkemeyer stated college students. He thinks they would create noise or
interference with a peaceful neighborhood. Mr. Monkemeyer stated that the neighbors have said
they use the sledding hill and they interact with other families on this hill. It is a beautiful site.
There is an 180 degree view from a prominent point at the top of the sledding hill. People can
see the Newfield Valley and up the lake. This definitely is a piece of ground that the Town needs
to own. It would be beneficial to everyone. Mr. Monkemeyer stated that this Board has been
discussing the aspects of the UNA. There is a subdivision on the other side of the hill and
people are going to walk to this park. They walk through the lands now. They walk across the
UNA. He has seen people come in and out of the paths all the time. If the Town wants to control
the UNA, put a fence around it. The Board is bringing up issues about the UNA expanding and
flowing over onto other people's property. If the Board is concerned about these issues they
need to enclose it. If the Town wants to keep people out the Town should purchase the land and
control it. These are the issues. The people who should come first are those that live in the
neighborhood and community. The Board needs to look at this very seriously. He does not
know anyone from the public that does not want this park. Mr. Monkemeyer stated that this
Board should move forward and let the Planning Staff continue with their designs to get this plan
approved so there will be a park in the future.
Chairperson Wilcox stated that, for the record, he received two notes from people that
called the Planning Department. One person expressed concern about college students
congregating in the park, and the other person wanted to know where the proposed park would
be located.
Board Member Cornell asked if the Town has had any problems with students on the
South Hill Recreationway.
Director of Planning Kanter stated that the problem is more with dogs than students.
Board Member Cornell stated that a park would be for everyone.
Director of Planning Kanter stated that these are important concerns that need to be
addressed as a whole with the Park, Recreation, and Open Space Plan. They are design issues
along with enforcement and monitoring issues that concern all parks.
park. Board Member Cornell stated that the Town cannot segregate people from going to the
Director of Planning Kanter responded, no. In this particular area the future plan calls for
a fully developed residential neighborhood around the park. In that sense, there would be a built
in protection system for the park in terms of the neighborhood. Hopefully, the neighborhood
would become involved in the park use and be able to help the Town monitor and control uses
that are going on at the park. That is long term, but that is a future idea.
it. Chairperson Wilcox stated that people would be bothered by the noise and would report
Director of Planning Kanter stated that there have been various incidences at some of the
Town parks with students, and it is not just college students or high school students, it is both.
When an incident happens the Town is made aware of it and tries to resolve it. The Town is
PLANNING BOARD MINUTES 31 JUNE 179 1997
APPROVED - JULY 1, 1997
getting more involved with the State Troopers in terms of being able to help enforcement
situations.
Board Member Ainslie stated that all of this turmoil is because of the Comprehensive Plan
which decides what the Town should have for parkland.
Chairperson Wilcox stated that the Town needs park land on the South Hill. The Board
has not discussed the slopes of this area. The slopes in the South Hill area are a problem. The
slopes are relatively modest, therefore, if there was an area that was conducive to putting a park
on South Hill, this is such an area. Yes, it has a grade problem, but given the slopes that exist
on South Hill this would be a good area.
Director of Planning Kanter stated that Ms. Cornish could explain what kind of facilities
could go on with this configuration. As pointed out before, it is a slightly smaller and a different
shape. The overall piece is not small, but the central core parcel is smaller. The sled hill area is
larger. Chairperson Wilcox asked Ms. Cornish to take another look at the layout for potential
ball fields or other types of facilities.
Board Member Cornell asked if the bottom of the sledding hill comes to a level place
within the boundaries of the park.
Mr. Monkemeyer responded, yes. Approximately two- thirds to one -half of that parcel is
the steep part, and the bottom of the hill has a level plateau.
Board Member Cornell asked if a ball field could be constructed there, so in the winter
time it could be used as a sledding hill.
Mr. Monkemeyer responded, yes, if there was enough space.
Planner Cornish stated that she did some preliminary grading plans with the new
configuration on the three parcels. Certainly, the Town's intent is not to do excessive cutting,
filling or earth moving. The Town would work with the topography as best they can. For the
record, the sledding hill slopes away from the UNA. Drainage is a real concern especially if
there are fertilizers used. The grading can be done, but there would be some disturbance to the
site in order to grade for ball fields. Certainly, the Town would be as environmentally sensitive
as they could be, given the grades in that area. There would be grading that would need to be
done.
Board Member Cornell asked Ms. Cornish if a ball field could go in at the base of the
sledding hill.
Planner Cornish stated that she is not sure. A soccer field is a substantial piece of land,
so there might not be room. Basketball courts and tennis courts are small, she would need to
check the site again.
not.
Board Member Cornell asked if there would need to be a fence around the tennis court or
Planner Cornish stated that it might not be needed.
PLANNING BOARD MINUTES 32 JUNE 17, 1997
APPROVED - JULY L 1997
Board Member Cornell stated that a fence at the bottom of the sledding hill would not be a
good idea because the children would be running into the fence.
Board Member Finch stated that would be a good place for a smaller children's playing
area away from the active fields.
Planner Cornish stated that she has not looked at the site as far as use area and designs
for specific uses. She looked at the site from a grading stand point at this juncture to make sure
this land would be useable for ball fields, because that is the intent. The Town would not want to
accept a piece of property with 12 foot retaining walls being built. However, it does not mean if
this goes through as a park those types of things would not be taken into consideration.
Director of Planning Kanter stated that in terms of the design of what facilities go into this
park, the Town would like to consider the public information meetings to get ideas from people.
When it comes to the actual park design, the Town would go out to the community that would
most use the park to see what they want. The park would need to reflect neighborhood needs,
and the characteristics of the site. All these factors would need to be looked at. It is possible
that this park may not have a soccer field and a ball field along with a tennis court. It may be
very specific and focused on what kinds of active areas are possible.
Planner Cornish stated that a more in -depth look needs to be taken of this site.
Board Member Cornell stated that she urges the Town to stay away from the potential
existing wetlands that are there and incorporate them into the landscape. Most of the rare plants
are in this area. These rare plants could be used as a landscaping educational feature. It would
make the park a fascinating place to go. People would be proud to know that there are rare
species growing in the park.
up.
Board Member Ainslie stated that the weather is changing and the wetlands may all dry
Chairperson Wilcox asked Mr. Monkemeyer if he has seen the proposed resolution.
Mr. Monkemeyer responded, yes.
John Yntema, Conservation Board and Environmental Review Committee member, stated
that he has one comment for Ms. Cornell because she raised the South Hill Recreationway. He
has seen people biking where they are not supposed to. Mr. Yntema stated that he was curious,
and the Conservation Board discussed how this configuration was worked out among the three
parcels. There was a concern that the entry way on the east side of the road way be moved
farther west and be rotated a little bit. This is a concern, but it raises a question that was never
answered: "why was the road placed in the location shown on this particular map." It maybe
because it is Mr. Monkemeyer's development.
Mr. Monkemeyer stated that the first concern was that there is not a survey map that
shows contours. The road itself allows for gravity fed sewers to occur along the right -of -way and
catch the sewer line on East King Road without a pump station. It allows the portion of the land
to the east to use the sewer. The second reason for the road curving off was the plateau or the
flat areas that are usable just to the north of the park area. As people go into the second parcel
it swings around and comes back down as a curve of linear road. It is now a straight 90 degree
turn. It is more in harmony with the environment. He thinks it is a more pleasing road system to
PLANNING BOARD MINUTES 33 NNE 179 1997
APPROVED - JULY 1, 1997
have a curved road rather than having a stop sign to turn right and go left. Mr. Monkemeyer
stated that the Board is talking about an expansion of a Town road system, and a new Town
community on South Hill. He thinks there is going to be an urbanized setting with a gridiron
pattern design. That is not his interest in terms as the subdivider. He wants to see a curved
road. He thinks curved roads are attractive and more pleasing. A road system to wrap around a
park makes most sense from a security and visual stand point. There is not going to be houses
inside or right up against the park, yet they would be able to see what is happening inside the
park from the road at all times.
Mr. Roswick stated that he wanted to further illustrate what Mr. Monkemeyer mentioned
about the natural features of these parcels. There is an 8 1/2 inch by 11 inch sketch plan
showing some of the topography they are working with. The way the road curves around does
flex with the existing grades.
Mr. Yntema stated that he was asking a question, and it seems like the reason it was
being done is because that is the intelligent place to put it.
Board Member Cornell asked Mr. Yntema if he means the entrance to the park.
Mr. Yntema responded, the right -of -way. He is not complaining about the park, he thinks
it is a terrific idea. He did not want Mr. Monkemeyer to think he was against the park.
Chairperson Wilcox closed the public hearing, and brought the matter back to the Board.
Board Member Cornell asked Ms. Cornish if she thinks that this park could be designed
without having the wetlands delineated.
Planner Cornish responded, no.
Board Member Cornell stated that if the Planning Staff does not think there are wetlands,
then the wetlands would need to be delineated to see if there are any before the park is
designed. If the people designing the park recognize wetlands, then they could simply stay away
from the wetlands if that is what they choose. She thinks the wetlands should be delineated if
the Town plans to build.
Chairperson Wilcox asked if this would be an issue for the Town Board when they do
SEAR on the design of the park.
Director of Planning Kanter stated that would be an issue for the Town Board, however
the park is designed. The Town Board would be responsible for design, development, and
funding of the park.
Chairperson Wilcox stated that the Town Board would be responsible for the SEQR of the
park also.
Board Member Cornell asked Attorney Barney if it were appropriate to have a condition in
the proposed resolution to have the wetlands delineated if the park is going to be designed to fill
and grade most of the area. The wetlands would need to be delineated if the Town is going to
do that for permit process.
Attorney Barney stated that this Board could say whatever they feel is appropriate to say.
He thinks it is a Town Board decision on the design, and it is a Town Board decision to whether
they feel they need the delineation. This Board could make a recommendation to the Town
PLANNING BOARD MINUTES 34 JUNE 179 1997
APPROVED - JULY 11 1997
Board on the delineation. He does not think it is an appropriate step for this Board to be telling
the Town Board to do a delineation.
Board Member Cornell asked if the Planning Board is making a recommendation to the
Town Board by approving these resolutions.
Attorney Barney stated that this Board is making a recommendation to the Town Board to
approve this site for a potential park.
Board Member Cornell asked if this Board is looking at the use for this subdivision now.
She thinks it is appropriate if the wetlands were not going to be avoided and they were
delineated.
Attorney Barney stated that it is just Ms. Cornell's opinion that there are wetlands there.
Board Member Cornell responded, not just mine.
Attorney Barney stated that is what this Board has heard tonight. He does not know
whether there are other people that believe there are wetlands there or not. There are a lot of
opinions that there are no wetlands there. He is a little hesitant to see this Board go on record
because of one Board Member's feelings that there ought to be a wetland delineation when
other experts may take a look at this site and say there is nothing to be delineated. Obviously, if
a majority of the Board wishes to have that recommendation put in the resolution, there is
nothing illegal about adding it to the resolution.
Director of Planning Kanter stated that he does not recommend the Board add delineation
of wetlands to the resolution.
MOTION by Robert Kenerson, seconded by Herbert Finch:
NOW, THEREFORE, BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby waives certain requirements for
Preliminary Subdivision Approval, as shown on the Preliminary Plat Checklist, having
determined from the materials presented that such waiver will result in neither a significant
alteration of the purpose of subdivision control nor the policies enunciated or implied by
the Town Board, and
2. The Planning Board hereby grants Preliminary Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcel No. 43 -1 -3.32, 24.12 +/- acres total area, located
on the north side of East King Road, for the purpose of conveyance and dedication of said
5.07 +/- acre parcel to the Town of Ithaca as park land, as shown on the above referenced
plat entitled "Preliminary Plan, Proposed Park Lands, Part of Military Lot 86, Town of
Ithaca, Tompkins County, New York", dated May 23, 1997, prepared by Ryan Survey,
subject to the following conditions, all to be submitted prior to final subdivision
approval:
a. Submission of a revised Subdivision Plat showing:
PLANNING BOARD MINUTES 35 JUNE 179 1997
APPROVED - JULY 19 1997
I. The items noted as being conditioned on the Preliminary Subdivision Plat
Checklist, to be approved by the Town Planner,
ii. Location of the property by legal description, including areas in acres or
square feet, source of title, including deed record book and page numbers,
The appropriate Town of Ithaca Tax Parcel number to be placed on the
preliminary subdivision plat,
iv. Seal of the registered land surveyor or engineer who prepared the
subdivision plat;
V. Reference on the subdivision plat to any separate instruments, including
restrictive covenants, which directly affect the land in the subdivision.
b. Submission to the Attorney for the Town of the proposed easement documents
providing for the easement referred to below sixty feet in width from King Road
East across premises of Evan Monkemeyer to and along the proposed Town park,
such document to be in form and substance acceptable to the Town of Ithaca Town
Board and Attorney for the Town.
C. The Town of Ithaca Town Board, upon a recommendation from the Town of Ithaca
Planning Board, approve the location of the proposed park parcels, prior to Final
Subdivision Approval.
d. Submission of a Mortgagor's Certificate signed and sealed by the mortgagor(s), if
any, to the effect that he consents to the plat and the dedications and restrictions
shown on or referred to on the plat.
e. Submission of an Owner's Certificate signed by the owner(s) to the effect that
he /she (they) owns the land, has caused the land to be surveyed and divided, and
that he /she (they) make the dedication indicated on the plat.
f. Submission of a Tax and Assessment Certificate signed by the appropriate official
to the effect that there are no unpaid taxes due on the land being subdivided and
payable at the time of plat approval and no unpaid special assessments, and that
all outstanding taxes and special assessments have been paid on all property
dedicated to public use.
g. That the proposed subdivision of 5.07 +/- acres from Town of Ithaca Tax Parcel No.
43-1 -3.32, 24.12 +/- acres total area, be dedicated and conveyed to the Town prior
to or concurrently with the release by the Town of the 1.7 +/- acre parcel adjacent
to the Montessori School which had previously been accepted by the Town Board
PLANNING BOARD MINUTES 36 JUNE 179 1997
APPROVED - JULY 11 1997
on December 7, 1987 as part of the "Ithaca Estates Phase II" subdivision subject to
the acceptance of deeds for the park site, the transfer of which never occurred.
AND BE IT FURTHER RESOLVED:
That the preliminary and any final approval of the requested subdivision is subject also to
the following conditions:
1. The approval of subdivisions of tax parcels 43 -1 -3.2 and 43 -1 -3.4 substantially as
currently proposed so as to provide the other parcels making up the entire proposed park.
2. Provision to the Attorney for the Town by the developer at the developer's expense, prior
to the conveyance to the Town of the park parcel and related easement, of the customary
abstract of title, tax searches, and proposed warranty deed for the park parcel and related
easement, all showing good and marketable title for the Town, free and clear of liens and
encumbrances.
3. The conveyance to the Town, concurrently with the conveyance of the park parcel created
by this subdivision, of good and marketable title to:
a. The park parcels created by subdivision of the other two parcels referred to above;
and
b. An easement for Town and public vehicular and pedestrian access 60 feet wide
running from King Road East northerly and then northeasterly, and in part along a
southeasterly line of the proposed park lands, to the northerly boundary line of
premises reputedly owned by Evan N. Monkemeyer (495 deeds 473), such
easement being shown as "PROPOSED 60 FOOT RIGHT -OF -WAY" on the map
entitled "PRELIMINARY PLAN PROPOSED PARK LANDS" made by Ryan Survey
dated May 23, 1997, Sheet 2 of 3; such easement to include the right (but no the
obligation) for the Town, should it be so advised, to construct a road to Town
specifications on such easement area for the public's use to travel to and from the
proposed park.
AND BE IT FURTHER RESOLVED:
That acceptance by the Town of Ithaca of the three park parcels would not constitute in
any fashion approval of any further subdivisions, including the proposed "Ithaca Estates"
subdivision that has been presented to the Town of Ithaca Planning Board.
AND BE IT FURTHER RESOLVED:
That conveyance of the three park parcels would be in full satisfaction of any park set
asides that might be required in the future with respect to the development of the remaining
PLANNING BOARD MINUTES 37 JUNE 179 1997
APPROVED - JULY 19 1997
portions of Town of Ithaca Tax Parcel Nos. 43- 1 -3.2, 3.32, and 3.4 which are presently zoned R-
30. This would not satisfy any park set asides that might be required with respect to any portion
of the propertied that are not zoned R -30 at present.
AND BE IT FURTHER RESOLVED:
That the Town of Ithaca Planning Board waives the normal requirements for a full property
survey for the Town of Ithaca Tax Parcel Nos. 43- 1 -3.2, 3.32, and 3.4, because the sole purpose
of this subdivision is to convey the three newly created parcels for the purpose of Town park
land. Any further development on any of the said tax parcels will require a full property survey in
accordance with the standard Town of Ithaca subdivision requirements.
Chairperson Wilcox asked if the language would be the same for all three resolutions.
Attorney Barney responded, yes. The only difference in one is a reference to getting an
abstract, title, and so forth, to cover not only the park but also the easement. The other two
resolutions do not make references to an abstract or easement.
Board Member Hoffmann stated that she has a question on the various parts of roads
shown on the preliminary plans. She was wondering if in the first "AND BE IT FURTHER
RESOLVED" that states "That acceptance by the Town of Ithaca of the three park parcels would
not constitute in any fashion approval of any further subdivisions including the proposed "Ithaca
Estates" subdivision that has been presented to the Town of Ithaca Planning Board", should also
be added, "and any of the roads indicated on the preliminary plans." Ms. Hoffmann stated that
otherwise this Board would be approving the roads as they are on the conceptual plans.
Chairperson Wilcox stated that all roads are noted as proposed on the plans.
Attorney Barney stated that Ms. Hoffmann's point is well taken. It is really not what this
Board is dealing with in this subdivision, where those roads are located. The fact that they are
shown on the plans is a little deceptive because it could be implied by approving this subdivision.
The Board would be approving where the proposed roads are to be located, and that is not what
this Board wants.
Board Member Cornell asked Ms. Hoffmann if she could repeat the addition to the
resolution.
Attorney Barney stated that at the end of the paragraph the notation should be added "or
the location of the proposed roads as shown on the conceptual sketch plan."
Board Member Cornell asked why are there so many conditions in the proposed
resolution.
Attorney Barney stated that some are the typical conditions that the Board does not
realize are being proposed when looking through a subdivision checklist. For example, the
mortgagor's certificate is a requirement that is in place on all subdivisions.
Board Member Cornell stated that she understands that, and asked why are they here.
PLANNING BOARD MINUTES 38 JUNE 179 1997
APPROVED - JULY 11 1997
Planner Cornish stated that the Planning Staff thought as a safeguard the Town would like
to see them prior to final subdivision approval to make sure everything is in place.
Board Member Bell stated that he would like to propose an amendment, that this Board
add a final resolve that the wetlands be delineated.
Board Member Kenerson stated that he does not want to accept that, and he thinks that
has been covered.
Board Member Bell stated that it is not mentioned at all.
MOTION by Gregory Bell, seconded by Candace Cornell:
RESOLVED, that this Board amend the motion that is on the floor, that this Board make a
formal recommendation to the Town Board that before the park is to be developed that a wetland
delineation be determined to see if there is a wetland on this site.
There being no further discussion on adding the amendment to the current resolution for
subdivision of Tax Parcel No, 43 -1 -3.32, Chairperson Wilcox called for a vote.
AYES - Bell, Hoffmann, Cornell, Ainslie.
NAYS - Wilcox, Kenerson, Finch.
The MOTION was declared to be carried.
Director of Planning Kanter stated that the one thing that looks odd to him and would be
difficult to explain to others is that the Environmental Assessment Form was voted "no" to add a
reference to the wetland on the SEQR for this particular parcel (Tax Parcel No. 43 -1- 3.32); but
now the Planning Board is recommending to the Town Board to do a wetland delineation on this
parcel. Mr. Kanter stated that as a staff member it looks unusual.
Chairperson Wilcox stated that as Chairperson of the Planning Board it is embarrassing.
Again, he is editorializing.
There being no further discussion on the current resolution for Tax Parcel No. 43 -1 -3.32
for Preliminary Subdivision Approval as amended with Mr. Bell and Ms. Hoffmann's comment,
Chairperson Wilcox called for a vote.
AYES - Cornell, Bell, Ainslie.
NAYS - Wilcox, Hoffmann, Finch, Kenerson.
The MOTION was declared not to be approved.
Chairperson Wilcox stated that he would not approve this motion with a recommendation
to the Town Board to delineate any and all potential wetlands. He does not feel this Board
should be in that position of telling the Town Board what to do.
Director of Planning Kanter left the proceedings.
Board Member Cornell asked Chairperson Wilcox if he thinks it is appropriate for the
Chairperson to be so dictatorial.
PLANNING BOARD MINUTES 39
APPROVED - JULY 1, 1997
JUNE 179 1997
Chairperson Wilcox stated that he also has a vote. He has to balance this Board to
complete their work in a timely manner. He does not make requests of members to vote in a
certain way. Chairperson Wilcox stated that he does not like the resolution as it was proposed,
and therefore, he voted against it. The Planning Board should not leave without approving
these parcels.
said.
Board Member Cornell stated that is not how she interpreted what Chairperson Wilcox
Chairperson Wilcox stated that is what he said.
Board Member Bell asked what is the purpose of a Planning Board if it is all the staffs job.
Board Member Cornell left the proceedings at 10:40 p.m.
MOTION by Herbert Finch, seconded by Robert Kenerson:
NOW, THEREFORE, BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby waives certain requirements for
Preliminary Subdivision Approval, as shown on the Preliminary Plat Checklist, having
determined from the materials presented that such waiver will result in neither a significant
alteration of the purpose of subdivision control nor the policies enunciated or implied by
the Town Board, and
2. The Planning Board hereby grants Preliminary Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcel No. 43-1 -3.32, 24.12 +/- acres total area, located
on the north side of East King Road, for the purpose of conveyance and dedication of said
5.07 +/- acre parcel to the Town of Ithaca as park land, as shown on the above referenced
plat entitled "Preliminary Plan, Proposed Park Lands, Part of Military Lot 86, Town of
Ithaca, Tompkins County, New York", dated May 237 1997, prepared by Ryan Survey,
subject to the following conditions, all to be submitted prior to final subdivision
approval:
a. Submission of a revised Subdivision Plat showing:
I. The items noted as being conditioned on the Preliminary Subdivision Plat
Checklist, to be approved by the Town Planner,
ii. Location of the property by legal description, including areas in acres or
square feet, source of title, including deed record book and page numbers,
The appropriate Town of Ithaca Tax Parcel number to be placed on the
preliminary subdivision plat,
PLANNING BOARD MINUTES 40 JUNE 179 1997
APPROVED - JULY 19 1997
iv. Seal of the registered land surveyor or engineer who prepared the
subdivision plat;
V. Reference on the subdivision plat to any separate instruments, including
restrictive covenants, which directly affect the land in the subdivision.
b. Submission to the Attorney for the Town of the proposed easement documents
providing for the easement referred to below sixty feet in width from King Road
East across premises of Evan Monkemeyer to and along the proposed Town park,
such document to be in form and substance acceptable to the Town of Ithaca Town
Board and Attorney for the Town.
C. The Town of Ithaca Town Board, upon a recommendation from the Town of Ithaca
Planning Board, approve the location of the proposed park parcels, prior to Final
Subdivision Approval.
d. Submission of a Mortgagor's Certificate signed and sealed by the mortgagor(s), if
any, to the effect that he consents to the plat and the dedications and restrictions
shown on or referred to on the plat.
e. Submission of an Owner's Certificate signed by the owner(s) to the effect that
he /she (they) owns the land, has caused the land to be surveyed and divided, and
that he /she (they) make the dedication indicated on the plat.
f. Submission of a Tax and Assessment Certificate signed by the appropriate official
to the effect that there are no unpaid taxes due on the land being subdivided and
payable at the time of plat approval and no unpaid special assessments, and that
all outstanding taxes and special assessments have been paid on all property
dedicated to public use.
g. That the proposed subdivision of 5.07 +/- acres from Town of Ithaca Tax Parcel No,
43 -1 -3.321 24.12 +/- acres total area, be dedicated and conveyed to the Town prior
to or concurrently with the release by the Town of the 1.7 +/- acre parcel adjacent
to the Montessori School which had previously been accepted by the Town Board
on December 7, 1987 as part of the "Ithaca Estates Phase II" subdivision subject to
the acceptance of deeds for the park site, the transfer of which never occurred.
AND BE IT FURTHER RESOLVED:
That the preliminary and any final approval of the requested subdivision is subject also to
the following conditions:
1. The approval of subdivisions of tax parcels 43 -1 -3.2 and 43 -1 -3.4 substantially as
currently proposed so as to provide the other parcels making up the entire proposed park.
PLANNING BOARD MINUTES 41 NNE 179 1997
APPROVED - JULY 1, 1997
2. Provision to the Attorney for the Town by the developer at the developer's expense, prior
to the conveyance to the Town of the park parcel and related easement, of the customary
abstract of title, tax searches, and proposed warranty deed for the park parcel and related
easement, all showing good and marketable title for the Town, free and clear of liens and
encumbrances.
3. The conveyance to the Town, concurrently with the conveyance of the park parcel created
by this subdivision, of good and marketable title to:
a. The park parcels created by subdivision of the other two parcels referred to above;
and
b. An easement for Town and public vehicular and pedestrian access 60 feet wide
running from King Road East northerly and then northeasterly, and in part along a
southeasterly line of the proposed park lands, to the northerly boundary line of
premises reputedly owned by Evan N. Monkemeyer (495 deeds 473), such
easement being shown as "PROPOSED 60 FOOT RIGHT -OF -WAY" on the map
entitled "PRELIMINARY PLAN PROPOSED PARK LANDS" made by Ryan Survey
dated May 23, 1997, Sheet 2 of 3, such easement to include the right (but no the
obligation) for the Town, should it be so advised, to construct a road to Town
specifications on such easement area for the public's use to travel to and from the
proposed park.
AND BE IT FURTHER RESOLVED:
That acceptance by the Town of Ithaca of the three park parcels would not constitute in
any fashion approval of any further subdivisions, including the proposed "Ithaca Estates"
subdivision that has been presented to the Town of Ithaca Planning Board or the location of the
proposed roads as shown on the conceptual sketch plan.
AND BE IT FURTHER RESOLVED:
That conveyance of the three park parcels would be in full satisfaction of any park set
asides that might be required in the future with respect to the development of the remaining
portions of Town of Ithaca Tax Parcel Nos. 43- 1 -3.2, 3.32, and 3.4 which are presently zoned R-
30. This would not satisfy any park set asides that might be required with respect to any portion
of the propertied that are not zoned R -30 at present.
AND BE IT FURTHER RESOLVED:
That the Town of Ithaca Planning Board waives the normal requirements for a full property
survey for the Town of Ithaca Tax Parcel Nos. 43- 1 -3.2, 3.32, and 3.4, because the sole purpose
of this subdivision is to convey the three newly created parcels for the purpose of Town park
PLANNING BOARD MINUTES 42 JUNE 179 1997
APPROVED - JULY 19 1997
land. Any further development on any of the said tax parcels will require a full property survey in
accordance with the standard Town of Ithaca subdivision requirements.
Board Member Ainslie stated that Ms. Cornell went out and actually got these plants from
that property. He thinks the Town Board can make up their own minds, but he thinks none of the
Planning Board has the expertise that Ms. Cornell has. Ms. Cornell went to this site and she
knows what she is talking about. He could not vote against her when she brought proof of what
is on this site. He is an environmentalist and works with crops all the time, and Ms. Cornell has
the knowledge that none of this Board has. To tell Ms. Cornell that there is not anything on the
site is to tell her that she picked the grasses out of a florist shop.
Chairperson Wilcox asked Mr. Ainslie if he accepts the fact that Ms. Cornell has brought
some green plants to the Planning Board which she feels proves there is a DEC wetland on the
property.
Board Member Hoffmann stated that nobody mentioned DEC was involved.
Attorney Barney stated that DEC has not recognized any wetland in this area.
Chairperson Wilcox stated that he understands Ms. Cornell's expertise.
Board Member Bell stated that he would like to make a motion to adjourn the meeting.
Board Member Ainslie stated that he would like to make it clear that when one of the
Board Members actually comes in with a product that the rest of the Board does not know
anything about, he could not sit here and tell her that she does not know what she is talking
about.
Board Member Kenerson stated that the point is that the plants cannot determine the site
is a wetland.
Board Member Ainslie stated that there are not plants like that growing other places.
Chairperson Wilcox asked if there are four members of this Board presently who would
want to recommend to the Town Board that they delineate any potential or possible wetlands on
this site. He does not think there are four members right now that would pass this resolution.
Board Member Finch stated that he does not think it is necessary to put the wetland
designation in the proposed resolution to the Town Board. The Board has received staff reports
in a way that leaves the wetlands out. He thinks it is inappropriate to absolutely disregard the
recommendation of two of the Town's professional staff members on this particular matter. He is
not in favor of putting that in the resolution, and he would not vote for any resolution that puts
that it in.
Board Member Bell stated that one of the two staff members stated that they were not an
expert on wetlands.
Board Member Finch stated that he is not an expert either. No one on the Planning Board
is an expert.
Board Member Hoffmann stated that Ms. Cornell is an expert.
PLANNING BOARD MINUTES 43 JUNE 179 1997
APPROVED - JULY 19 1997
Board Member Finch stated that he is not willing to admit that Ms. Cornell is an expert.
Ms. Cornell sits on the Planning Board as a member of the Board not as a wetland expert.
Board Member Hoffmann stated that does not preclude that she is not an expert on
wetlands just because she is on the Planning Board.
Board Member Finch stated that Ms. Cornell does not sit on the Planning Board as a
wetland expert.
Board Member Hoffmann asked if that discounts Ms. Cornell's knowledge.
Board Member Finch stated that he is not discounting her knowledge.
There being no further discussion, Chairperson Wilcox called for a vote on the proposed
Preliminary Subdivision Approval for Town of Ithaca Tax Parcel No. 43 -1 -3.32.
AYES - Wilcox, Kenerson, Finch.
NAYS - Hoffmann, Bell.
ABSTAIN - Ainslie.
The MOTION was declared not be carried.
Chairperson Wilcox asked the Planning Board if the other two parcels being proposed
would be similar to this proposal.
The Planning Board was not willing to vote on the other two parcels.
Chairperson Wilcox stated that the verbiage added to the proposed resolutions by
Attorney Barney means that this Board did not accomplish anything if the Board does not pass
all three.
Chairperson Wilcox stated that he adjourns the three Preliminary Subdivision Approvals
for the Monkemeyer Parcels to the next meeting.
Attorney Barney stated that the Planning Board does not need to have further public
hearings on these proposals. The Planning Board needs to decide what they are going to do.
Chairperson Wilcox stated that at the next meeting he would entertain public comments.
Chairperson Wilcox hereby adjourned the consideration of the Monkemeyer Parcels to the
next scheduled Planning Board meeting at 10:47 p.m.
AGENDA ITEM: ADJOURNMENT:
Upon MOTION, Chairperson Wilcox declared the June 17, 1997 Meeting of the Town of
Ithaca Planning Board duly adjourned at 10:48 p.m.
PLANNING BOARD MINUTES
44
APPROVED - JULY 1, 1997
JUNE 17, 1997
Prepared by:
Deborah Kelley,
Keyboard Specialist/Minutes Recorder
Mary Bryant,
Administrative Secretary for the
Town of Ithaca Planning Board.
Edited By: Catherine Valentino, Town Supervisor
Joan Lent Noteboom, Town Clerk
TOWN OF ITHACA PLANNING BOARD
126 East Seneca Street
Ithaca. New York 14850
Tuesdav, June 17, 1997
AGENDA
7:30 P.M. Persons to be heard.
7:35 P.M. SEQR Determination, proposed Health Sciences and Human Performance building.
Ithaca College, Danbv Road.
7:45 P.M. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval, and
Recommendation to the Zoning Board of Appeals with respect to a request for Special
Approval for the proposed construction of a three - story, 91,000 +/- square foot Health
Sciences and Human Performance building and associated site work, said facility to be
located on the Ithaca College campus. Town of Ithaca Tax Parcel Nos. 41 -1 -30.1, -30.2 and
-30.5, Residence District R -15. Ithaca College, Owner; Robert O'Brien, Hoffman, O'Brien.
Look, Taube & Chiana, P.C.. Agent.
8:35 P.M. SEQR Determination, proposed subdivision of Tax Parcel No. 43 -1 -3.32, East King Rd.
8:40 P.M. PUBLIC HEARING: Consideration of Preliminary Subdivision Approval for the
proposed subdivision of 5.07 acres from Town of Ithaca Tax Parcel No. 43 -1 -3.32,
24.12 +/- acres total area, located on the north side of East King Road, for the purpose of
conveyance and dedication of said 5.07 +/- acre parcel to the Town of Ithaca as park land,
Residence District R -30. Evan Monkemeyer, Owner; Terry Roswick, Agent.
8:45 P.M. SEQR Determination, proposed subdivision of Tax Parcel No. 43- 1 -3.4, East King Road.
8:50 P.M. PUBLIC HEARING: Consideration of Preliminary Subdivision Approval for the
proposed subdivision of 4.9 acres from Town of Ithaca Tax Parcel No. 43- 1 -3.4,
49.81 +/- acres total area, located just north of East King Road, for the purpose of
conveyance and dedication of said 4.9 +/- acre parcel to the Town of Ithaca as park land,
Residence District R -30. Lenora Ann Monkemeyer, Owner; Evan Monkemeyer and
Terry Roswick, Agents.
8:55 P.M. SEQR Determination, proposed subdivision of Tax Parcel No. 43- 1 -3.2, East King Road.
9:00 P.M. PUBLIC HEARING: Consideration of Preliminary Subdivision Approval for the
proposed subdivision of 2.55 --. acres from Town of Ithaca Tax Parcel No. 43- 1 -3.2.
40.38 +/- acres total area, located on the north side of East King Road, for the purpose of
conveyance and dedication of said 2.55 +/- acre parcel to the Town of Ithaca as park land.
Residence District R -30 and Business District C. Herbert Monkemeyer Trust, Owner;
Evan Monkemeyer and Tem- Roswick, Agents.
10. Approval of Minutes: June 3. 1997 (in packet)
11. Other Business.
12. 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 Piannin2 Board business.)
TOWN OF ITHACA
AFFADAVIT OF POSTING AND PUBLICATION
I, Karen McGuire being duly sworn, depose and say that I am a Secretary for the Town of
Ithaca, Tompkins County, New York; that the following Notice has been duly posted on the sign
board of the Town of Ithaca and that said Notice has been duly published in the local newspaper,
The Ithaca Journal.
Notice of Public Hearings to be held by the Town of Ithaca Planning Board in Town of Ithaca
Town Hall 126 East Seneca Street, Ithaca. New York on Tuesday June 17th 1997
commencing at 7:30 P.M. as per attached.
Location of Sign Board used for Posting: Bulletin Board. Front & Entrance of Town Hall.
Date of Posting : June 9,1997
Date of Publication: June 1 1,1997
Karen McGuire
Town of Ithaca.
STATE OF NEW YORK) SS:
COUNTY OF TOMPKINS)
Sworn to and subscribed before me this )day 0faLj,0,w.1997.
Mary J. Saxton
Notary Public, State of New York
Registration #01SA5044003
filename: p &paf Qualified in Tioga CoZ141 y My Commission Expires
The Ithaca Journal Thursday June 12 1997
c,
Of
n- TOWN OF ITHACA
ie PLANNING BOARD
c- NOTICE OF PUBLIC
d- HEARINGS
Tuesday, June 17, 1997
n B direction of the
I- Chairperson of the Planning
Board, NOTICE IS HEREBY
GIVEN that Public Hearings
I will be held by the Planning
' Board of the Town of Ithaca
on Tuesday, June 17, 1997,
at 126 East Seneca Street,
Ithaca, N.Y., at the following
times and on the following
t matters:
7:45 p.m. Consideration of
Preliminary Site Plan Ap-
proval, and Recommendation
to the Zoning Board of Ap-
peals with respect to a re-
quest for Special Approval
for the proposed construction
of a three - story, 91,000±
square foot Health Sciences
and Human Performance
building and associated site
work, said facility to be lo-
cated on the Ithaca College
campus, Town of Ithaca Tax
Par Nos. 41 -1 -30.1, -30.2
and -30.5, Residence District
R -15. Ithaca College, Owner;
Robert O'Brien, Hoffman,
O'Brien, Look, Taube &
Chiange, P.C., Agent.
8:40 p.m. Consideration of
Preliminary Subidivision App-
proval for the Proposed sub
division of 5.07± acres from
Town of Ithaca Tax Parcel
No. 43 -1 -3.32, 24.12± f
acres total area, located on
the north side of East Kin
gg
Road, for the purpose of
conveyance and dedication
of said 5.07± acre parcel to
the Town of Ithaca as park
land, Residence District R•30.
Evan Monkemeyer, - Owner;
Terry Roswick, Agent.
8:50 p.m. Consideration of
Preliminary Subdivision App--
provalfor
the PProposed sub
division of 4.9± acres from
Town of Ithaca Tax Parcel
No. 43- 1 -3.4, 49.81± acres
total area, located just north
of East King Road, for the
purpose of conveyance and
dedication of said 4.9± acre
parcel to the Town of Ithaca
as park land, Residence Dis-
trict R -30. Lenora Ann Mon-
kemeyer, Owner; Evan Mon-
kemeyer and Terry Roswick,
Agents.
9:00 p.m. Consideration of
Preliminary Subdivision App-
proval for the proposed sub -
division of 2.55± acres from
Town of Ithaca Tax Parcel
No. 43- 1 -3.2, 40.38± acres
total area, located on the
north side of East King Road,
I for the purpose of convey-
ance and dedication of said
2.55± acre parcel to the
Town of Ithaca as park land,
Residence District R -30 and
Business District C. Herbert
Monkemeyer Trust, Owner;
Evan Monkemeyer and Terry
Roswick, Agents.
Said Planning Board will at
said times and said place
hear all persons in support of
such matters or objections
thereto. Persons may appear
by agent or in person.
Individuals with visual impair -'
ments, hearing impairments
or other special needs, will
be provided with assistance
as necessary, upon request.
Persons desiring assistance
must make such a request not
less than 48 hours prior to the
time of the public hearings.
Jonathan Kanter, AICP
Director of Planning
273 -1747
June 12, 1997
Tuesday, June 17, 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, June 17, 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 with respect to a
request for Special Approval for the proposed construction of a
three - story, 91,000 +/- square foot Health Sciences and Human
Performance building and associated site work, said facility to be
located on the Ithaca College campus, Town of Ithaca Tax Parcel
Nos. 41 -1 -30.1, -30.2 and -30.5, Residence District R -15. Ithaca
College, Owner; Robert O'Brien, Hoffman, O'Brien, Look, Taube &
Chiang, P.C., Agent.
8:40 P.M. Consideration of Preliminary Subdivision Approval for the proposed
subdivision of 5.07 +/- acres from Town of Ithaca Tax Parcel No.
43 -1 -3.32, 24012 +/- acres total area, located on the north side
of East King Road, for the purpose of conveyance and dedication of
said 5.07 +/- acre parcel to the Town of Ithaca as park land,
Residence District R -30. Evan Monkemeyer, Owner; Terry Roswick,
Agent,
8:50 P.M. Consideration of Preliminary Subdivision Approval for the proposed
subdivision of 4.9 +/- acres from Town of Ithaca Tax Parcel No,
43- 1 -3.4, 49.81 +/- acres total area, located just north of East
King Road, for the purpose of conveyance and dedication of said
4.9 +/- acre parcel to the Town of Ithaca as park land, Residence
District R -30. Lenora Ann Monkemeyer, Owner; Evan Monkemeyer and
Terry Roswick, Agents.
9:00 P.M. Consideration of Preliminary Subdivision Approval for the proposed
subdivision of 2.55 +/- acres from Town of Ithaca Tax Parcel No,
43- 1 -3.2, 40.38 +/- acres total area, located on the north side of
East King Road, for the purpose of conveyance and dedication of
said 2.55 +/- acre parcel to the Town of Ithaca as park land,
Residence District R -30' and Business District C. Herbert
Monkemeyer Trust, Owner; Evan Monkemeyer and Terry Roswick,
Agents,
Said Planning Board will at said times and said place hear all persons in
support of such matters or objections thereto. Persons may appear by agent
or in person. Individuals with visual impairments, hearing impairments or
other special needs, will be provided with assistance as necessary, upon
request. Persons desiring assistance must make such a request not less than
48 hours prior to the time of the public hearings.
Jonathan Kanter, AICP
Director of Planning
273 -1747
Dated: Monday, June 9, 1997
Publish: Wednesday, June 11, 1997
TOWN
OF
ITHACA
PLANNING
BOARD
NOTICE
OF
PUBLIC
HEARINGS
Tuesday, June 17, 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, June 17, 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 with respect to a
request for Special Approval for the proposed construction of a
three - story, 91,000 +/- square foot Health Sciences and Human
Performance building and associated site work, said facility to be
located on the Ithaca College campus, Town of Ithaca Tax Parcel
Nos. 41 -1 -30.1, -30.2 and -30.5, Residence District R -15. Ithaca
College, Owner; Robert O'Brien, Hoffman, O'Brien, Look, Taube &
Chiang, P.C., Agent.
8:40 P.M. Consideration of Preliminary Subdivision Approval for the proposed
subdivision of 5.07 +/- acres from Town of Ithaca Tax Parcel No.
43 -1 -3.32, 24012 +/- acres total area, located on the north side
of East King Road, for the purpose of conveyance and dedication of
said 5.07 +/- acre parcel to the Town of Ithaca as park land,
Residence District R -30. Evan Monkemeyer, Owner; Terry Roswick,
Agent,
8:50 P.M. Consideration of Preliminary Subdivision Approval for the proposed
subdivision of 4.9 +/- acres from Town of Ithaca Tax Parcel No,
43- 1 -3.4, 49.81 +/- acres total area, located just north of East
King Road, for the purpose of conveyance and dedication of said
4.9 +/- acre parcel to the Town of Ithaca as park land, Residence
District R -30. Lenora Ann Monkemeyer, Owner; Evan Monkemeyer and
Terry Roswick, Agents.
9:00 P.M. Consideration of Preliminary Subdivision Approval for the proposed
subdivision of 2.55 +/- acres from Town of Ithaca Tax Parcel No,
43- 1 -3.2, 40.38 +/- acres total area, located on the north side of
East King Road, for the purpose of conveyance and dedication of
said 2.55 +/- acre parcel to the Town of Ithaca as park land,
Residence District R -30' and Business District C. Herbert
Monkemeyer Trust, Owner; Evan Monkemeyer and Terry Roswick,
Agents,
Said Planning Board will at said times and said place hear all persons in
support of such matters or objections thereto. Persons may appear by agent
or in person. Individuals with visual impairments, hearing impairments or
other special needs, will be provided with assistance as necessary, upon
request. Persons desiring assistance must make such a request not less than
48 hours prior to the time of the public hearings.
Jonathan Kanter, AICP
Director of Planning
273 -1747
Dated: Monday, June 9, 1997
Publish: Wednesday, June 11, 1997
ADOPTED RESOLUTION:
SEQR � I NA �
Preliminary Site Plan Approval and
Recommendation to the Zoning Board of appeals for
Ithaca College, Health Science and Human Performance Building
953 Danbv Road
Planning Board, June 17, 1997
MOTION by Eva Hoffmann. seconded by Candace Cornell:
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 the proposed construction of a three story, 91,000± square foot
Health Science and Human Performance building and associated site work. Said facility to be located on the Ithaca
College Campus, Town of Ithaca Tax Parcel Nos. 41 -1 -30.1, -30.2, and -30.5, Residence District R -15, Ithaca
College, Owner; Robert O'Brien. Hoffman, O'Brien. Look. Taube & Chiang, P.C., Agent, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead
Agency in environmental review with respect to Site Plan Approval, and
�. The Planning Board, on June 17, 1997 has reyie%ved 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, and as shown on drawings labeled "School of Health Science and Human Performance. Ithaca
College, Ithaca, New York ", Sheet No. L 102 entitled "Site Plan ", Sheet No. L 103 entitled "Grading
Plan ", Sheet
kn
No. L 104 entitled "Planting and Lighting Plan ", Sheet No. L 105 entitled "Landscape Details.", all dated 5/27/97,
Sheet No. C 101 entitled "Utility Plan" and Sheet No. C 102 entitled "Typical Details", both dated 5/16/97 and a
drawing entitled "Proposed Ithaca College Fill Site ". Ithaca, New York, 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
4. The Town Planning staff have recommended a negative determination of environmental significance with respect to
the proposed site plan;
NOW, THEREFORE, BE IT RESOLVED:
That the Town of Ithaca Planning Board herebv makes a negative determination of environmental significance in accordance
with the New York State Environmental Qualitv, Review Act for the above referenced action as proposed and, therefore, an
Environmental Impact Statement will not be required.
AND BE IT FURTHER RESOLVED:
That the total acreage of the project area and related approximate acreage information be completed and corrected on Page
2, Part 1, Section A (2), of the Long Environmental Assessment Form for this project.
AYES - Wilcox, Hoffmann, Cornell, Kenerson, Finch. Ainslie. Bell.
NAYES - None.
The MOTION was declared to be carried unanimously.
Karen McGuire, Secretary, Town of Ithaca.
Ma Bryant dministrati e Secretary.
ADOPTED RESOLUTION:
Preliminary Site Plan Approval and
Recommendation to the Zoning Board of Appeals for
Ithaca College, Health Science and Human Performance Building
953 Danby Road
Planning Board, June 17, 1997
MOTION by Robert Kenerson, seconded by Herbert Finch:
WHEREAS:
1. This action is the Consideration of Preliminar% Site Plan Approval and further, a recommendation to the Zoning
Board of Appeals regarding Special Approval for the proposed construction of a three story, 91,000 + square foot
Health Science and Human Performance building and associated site work. Said facility to be located on the Ithaca
College Campus. Town of Ithaca Tax Parcel Nos. 41 -1 -30.1, -30.2, and -30.5, Residence District R -15, Ithaca
College, Owner; Robert O'Brien, Hoffman. O'Brien. Look, Taube & Chiang. P.C., Agent, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental
review, has, on June 17, 1997, made a negative determination of environmental significance with regard to Site Plan
Approval, and
3. The Planning Board, at a Public Hearing on June 17, 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, and as shown on drawings labeled "School of Health Science and Human
Performance, Ithaca College, Ithaca, New York ". Sheet No. L 102 entitled "Site Plan ", Sheet No. L 103 entitled
"Grading Plan ", Sheet No. L 104 entitled "Planting and Lighting Plan ", Sheet No. L 105 entitled "Landscape
Details ", all dated 5/27/97, Sheet No. C 101 entitled "Utility Plan" and Sheet No. C 102 entitled "Typical Details ",
both dated 5/16/97 and a drawing entitled "Proposed Ithaca College Fill Site ". Ithaca, New York, 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 grants Preliminarn Site Plan Approval as shown on drawings labeled "School of
Health Science and Human Performance, Ithaca College. Ithaca, New York ", Sheet No. L 102 entitled "Site Plan ",
Sheet No. L 103 entitled "Grading Plan ", Sheet No. L 104 entitled "Planting and Lighting Plan ", Sheet No. L 105
entitled "Landscape Details ", all dated 5/27/9 Sheet No. C 101 entitled "Utility Plan" and Sheet No. C 102 entitled
"Typical Details ", both dated 5/16/97 and a drawing entitled "Proposed Ithaca College Fill Site ", Ithaca. New York.
dated 4/28/97, all prepared by Holt Architects. T.G. Ltiller P.C. Engineers and Surveyors, and Trowbridge and Wolf
Landscape Architects and Planners, and additional application materials, subject to the following conditions, all to
be submitted prior to final site plan approval:
ADOPTED RESOLUTION:
Preliminary Site Plan Approval and
Recommendation to the Zoning board of Appeals for
Ithaca College, Health Science and Human Performance Building
953 Danby Road
Planning Board, June 17, 1997
a. Applicant to submit a detailed sediment and erosion control plan to be approved by the Director of
Engineering for the Town of Ithaca.
b. That any required variances, including a height variance. be obtained from the Town of Ithaca
Zoning Board of Appeals.
C, Applicant to submit a revised site plan showing the location of handicapped parking as it relates to
the proposed Health Science and Human Performance building.
d. Applicant to clarify the total number of cubic yards of excavated material to be removed from the
site and to be placed on the proposed fill site as shown on the drawing entitled "Proposed Ithaca
College Fill Site, Ithaca, New York ". Part 1 of the LEAF for the Health Science and Human
Performance Building, question B.2. indicates 10,000 cubic yards of material will be removed from
the site. Part 1 of the LEAF for the proposed Ford Hall Addition, J Lot and M Expansion, question
B.2. indicates 5,880 cubic yards of material are to be removed for that project. The drawing for the
proposed fill site indicates with a note that the "raw fill volume = 9,300 cubic yards" and that the
existing drainage pattern is to be maintained. This drawing to be revised to reflect the total amount
of excavated material being placed on the site and drainage may have to be revised accordingly, all
subject to approval by the Town Engineer. prior to final site plan approval.
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 - Wilcox, Hoffmann, Cornell, Kenerson. Finch, Ainslie. Bell.
Nayes - None.
T'he,Motion was declared to be carried unanimously.
Karen McGuire, Secretary, Town of Ithaca.
(2) Mary'BryaCAdministra;4-e Secretary
PRELIMINARY SITE PLAN CHECKLIST
PROJECT NAME
PROJECT NlUIMEER
cRE =A.��R
V = ITEM SUBMITTED
NSA = NOT APPLICABLE
W = WAIVE
COND = CONDITION OF APPROVAL
72 ACPA
q �)o 5Z 3c ?
1• X Completed and signed
Developmenz
Review
Apclicazicn.
Development Review
Escrow
Agreement
and
Back
-up
W4 thholdi ng Fc`-n
( J = r=gu_red)
. (Only or_=
( 1
) cccy
each
2. - Pavment of review f =_es.
Depcsit 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 subm;` )
4•_ Proposed preliminary site plan, with the follow =ng
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'.
Natural features within and immediately adjacent to the
site including but not limited to streams, lakes,
floodplains, pcnds, wetlands, woodlands, brushlands,
significant natural habitats or other features
pertinent to review of the proposed project.
C' Enact boundary 1?nes of the tract, indicated by a hea•;/
1ir_e, showing location and descripzicn of all
monuments, giving property metes and bounds to the
nearest or_e- teeth, angles to t r -`
nc nea ��. ml�L't°, and az
least one bearing.
d•_ Size, location, and use of all e
parking areas, access driv`s, o=
signs, lighting, pedestrian faci
and other existint features pert
xisting structures,
=- street loading areas,
lities, landscaping,
inent to plan review.
e._ Size, location, proposed use, design, arid construction
materials of all proposed szructur=�s.
PRELIMINARY =' Pr.ANT CTZ=(' KL 7 ST
Pace 2
f. Location, design, and construction_ materials of all
proposed parking areas, access drives, and off- szree=
loading areas.
g. Size, location_, design, and cons. .;ction materia_s cf
all proposed signs and lighting.
Location, design, and construction materials o= a..
proposed pedestrian and bicycle facilities.
Landscaping plan and planting schedule includinc
location and proposed design of buffers.
j. �_ Location, design, and construction_ materials or all
proposed water and sewage facilities.
k._ Location of any existing or propcse^ fire and other
emergency zones, including the 1oca:ion of fire
hydrants.
1. Location, name, and dimensions of each existing or
proposed street and alley and each e : {istirg or proocse
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 arid their composition, and includinc
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.
C. ..2L 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 in ormatier_ shall be within the
border.
P - _'
q. .4—
S.
t.
Map scale
in bar form,
and
north point.
Name Of proposed project.
Name cf Town, County, and State.
Date of Site Plan, including any aco'_icable revision
dates. --
Key map (when more
t:nan one
sheet
4 s submitted)
PCEL 4`NrA.R`r SIT= PLAIN CHw C_ LIS7
Page 3
U. Name and seal of the recistered land surveyors) or
engineer (s) who pre_ a_ ed the topcgraphic and bour_da
Survey and the date c= survey.
6. Names) and address (es cf a'_1 property owners and
persons who have an in__res: in the s _e and or parcels
abutcinc the site, 0 w_cain 500' of the size,
including easements or rights -o` -way, plus the tax
parcel numbers.
7. Escimat e Of the cosc c. i mProvements (e- cc' . nc the
purchase cost e: land' �o be Pr=par_d (pre= erab.v! by a
licensed ProZesS_onu_ engineer.
8. Three (3) dark -line Pri__cs c= the P=csed S:te Plan
and 25 copies o= all sheets of the prODOS2d Sice Plan
l l reQL'Ced fcr^1c'at
no i arger than 11 � x 1.%") a_ ^_d cc_pv
Of all other .?:=ms lec_: re^ above (E.xCept Development
Review Application and escrcw forms!.
ADOPTED RESOLUTION:
SEQR
Preliminary Subdivision Approval
South Hill Parkland
Monkemever Parcels (Tax Parcel No. 43 -1 -3.32)
Planning Board, June 17, 1997
MOTION by Herbert Finch, seconded by James Ainslie:
WHEREAS:
This action
5.07± acres
side of East
Town of Ith
Agent.
is the
from
King
aca a!
Consideration of Preliminan-
Town of Ithaca Tax parcel Nc
Road, for the purpose of cony
park land. Residence District
Subdivision Approval for the proposed subdivision of
43 -1 -3.32, 24.12= acres total area, located on the north
eyance and dedication of said 5.07= acre parcel to the
R -30. Evan Monkemeyer, Owner, Terry Roswick,
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to
act as Lead Agency in environmental revie%v- oath respect to Subdivision Approval, and
3. The Planning Board, at a Public Hearing on June 17, 1997, has reviewed and accepted as adequate a
Short Environmental Assessment Form Pt. I submitted by the applicant, a Part II prepared by Planning
Staff, a Preliminary Subdivision Plat entitled "Preliminary Plan, Proposed Park Lands, Part of Military
Lot 86, Town of Ithaca, Tompkins County. Neyv- York ", dated Nfav 23, 1997, prepared by Rvan Survev,
and additional application materials. and
4. The Town Planning staff have 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 on Town of Ithaca Tax Parcel No. 43 -1 -332 and, therefore, an Environmental
Impact Statement will not be required.
AYES - Wilcox, Kenerson, Finch. Ainslie.
NAYES - Bell, Hoffmann, Cornell.
The MOTION was declared to be carried.
Karen McGuire, Secretary. Town of Ithaca
6/18/97.kmm
ivlan ryant dministr ive Secretary.
ADOPTED RESOLUTION.
SEQR
Preliminary Subdivision Approval
South Hill Parkland
Monkemeyer Parcels (Tax Parcel No. 434-3.4)
Planning Board, June 17, 1997
MOTION by Candace Cornell, seconded by Herbert Finch:
WHEREAS:
1. This action is the Consideration of Preliminary Subdivision Approval for the proposed subdivision of
4.9± acres from Town of Ithaca Tax Parcel No. 43- 1 -3.4, 49.81= acres total area, located on the north
side of East King Road, for the purpose of conveyance and dedication of said 4.9- acre parcel to the
Town of Ithaca as park land, Residence District R -30. Lenora Ann Monkemeyer, Owner; Evan
Monkemeyer and Terry Roswick, Agents.
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to
act as Lead Agency in environmental review with respect to Subdivision Approval, and
J. The Planning Board, at a Public Hearing on June 17. 1997, has reviewed and accepted as adequate a
Short Environmental Assessment Form Pt. I submitted by the applicant, a Part II prepared by Planning
Staff, a Preliminary Subdivision Plat entitled "Preliminary Plan, Proposed Park Lands, Part of Military
Lots 85 & 86, Town of Ithaca, Tompkins County. New York ", dated May 23, 1997, prepared by Ryan
Survey, and additional application materials. and
4. The Town Planning staff have 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 on Town of Ithaca Tax Parcel No. 43 -1 -3.4 and, therefore. an Environmental
Impact Statement will not be required.
AYES - Wilcox, Cornell, Finch, Ainslie.
NAYES - Hoffmann, Bell, Kenerson.
The MOTION was declared to be carried.
Karen McGuire, Secretary. Town of Ithaca. May.( Brea . Administr ive Secretary.
6/18/97.kmm
ADOPTED RESOLUTION:
SEQR
Preliminary Subdivision Approval
South Hill Parkland
Monkemever Parcels (Tar Parcel No. 43- 1 -3.2)
Planning Board, June 17, 1997
MOTION by Candace Cornell, seconded by James Ainslie:
WHEREAS:
1. This action is the Consideration of Preliminary- Subdivision Approval for the proposed subdivision of
2.55= acres from Town of Ithaca Tar parcel No. -13- 1 -3.2, 40.38+- acres total area, located on the north
side of East King Road. for the purpose of conveyance and dedication of said 2.55= acre parcel to the
Town of Ithaca as park land, Residence District R -30 and Business District C. Herbert Monkemeyer
Trust, Owner: Evan Monkemever and Terry Rosvack. Agents.
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to
act as Lead Agency in environmental review with respect to Subdivision Approval, and
3. The Planning Board, at a Public Hearing on June 17. 1997; has reviewed and accepted as adequate a
Short Environmental Assessment Form Pt. I submitted by the applicant, a Part II prepared by Planning
Staff, a Preliminary Subdivision Plat entitled "Preliminary Plan, Proposed Park Lands, Part of Military
Lot 85, Town of Ithaca, Tompkins County. Nev,- York ", dated May 23, 1997, prepared by Ryan Survey,
and additional application materials, and
4. The Town Planning staff have 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 on Town of Ithaca Tax Parcel No. 43 -1 -3.2 and. therefore. an Environmental
Impact Statement will not be required.
AYES - Wilcox, Kenerson, Finch, Ainslie. Cornell.
NAYES - Hoffman. Bell,
The MOTION was declared to be carried.
Karen McGuire. Secretarv. Town of Ithaca.
,�.
Mary roan dministr ve Secretary.