HomeMy WebLinkAboutPB Minutes 1997-07-15n
TOWN OF ITHACA
PLANNING BOARD
JULY 15, 1997
FINA1
The Town of Ithaca Planning Board met in regular session on Tuesday, July 15, 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,
Gregory Bell, Jonathan Kanter (Director of Planning), John Barney (Attorney for the Town),
Daniel Walker (Director of Engineering), JoAnn Cornish (Planner), George Frantz (Assistant
Town Planner), Geri Tierney (Planner), Benjamin Helber (Planning Intern).
ALSO PRESENT: Erin McDonnell, Peter Trowbridge, Carl Sgrecci, Daniel Winch, Robert
O'Brien, Tom Hoard, Gary Tennant, Stan Seltzer, Daniel Cogan, Janet Breslin, Scott
Whitham, Anthony Putrelo, Kevin Long, Rahesh Bhaskaran, Ed Hallberg.
Chairperson Fred Wilcox declared the meeting duly opened at 7:31 p.m., and
accepted for the record, the Secretary's Affidavit of Posting and Publication of the Notice of
Public Hearings in Town Hall, and the Ithaca Journal on July 7, 1997, and July 9, 1997,
together with the Secretary's Affidavit of Service by Mail of said Notice upon the various
neighbors of each of the properties under discussion, as appropriate, upon the Clerks of the
City of Ithaca 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 July 10, 1997. (Affidavit of Posting and Publication is hereto
attached as Exhibit #1.)
Chairperson Wilcox read the Fire Exit Regulations to those assembled, as required by
the New York State Department of State, Office of Fire Prevention and Control.
AGENDA ITEM: PERSONS TO BE HEARD:
There were no persons present to be heard. Chairperson Wilcox closed this segment
of the meeting.
AGENDA ITEM: OTHER BUSINESS,
Director of Planning Jonathan Kanter stated that he and the Town Clerk have had
separate conversations with Race Office Supply about their van being parked at the end of
the handicapped access ramp to the board room. Race Office Supply apologized several
times, and would ask their driver not to park in that area.
PUBLIC HEARING: CONSIDERATION OF FINAL SITE PLAN APPROVAL FOR THE
PROPOSED CONSTRUCTION OF A THREE -STORY 91,000 +/- SQUARE FOOT HEALTH
SCIENCES AND HUMAN PERFORMANCE BUILDING AND ASSOCIATED SITE WORK.
1i
EL NOS, 41 =1 -30.1. =
I
PLANNING BOARD MINUTES 2 JULY 159 1997
APPROVED - AUGUST 5, 1997
30.29 AND -30.5. RESIDENCE DISTRICT R-15 ITHACA COLLEGE, OWNER; ROBERT
O'BRIEN, HOFFMAN, O'BRIEN, LOOK, TAUBE & CHIANG, P.C., AGENT:
Chairperson Wilcox declared the above -noted matter duly opened at 7:35 p.m., and
read aloud from the Notice of Public Hearings as posted and published and as noted above.
Robert O'Brien, HOLT Architects, stated that Ithaca College is seeking final approval
for the Health Science and Human Performance (HSHP) building. They corrected numbers
on the Environmental Assessment Form since the last meeting, and the Board was supplied
with the updated numbers. Ithaca College received a height variance and a special approval
from the Zoning Board of Appeals.
Chairperson Wilcox stated that he was surprised by the number change of cubic
yards of fill which changed from 10,000 to 20,200 cubic yards. That is a lot of fill to be
moved.
Mr. O'Brien stated that the original number was for the excavation of the building
footprint, and the amount of fill needing to be moved to level the quad on the north side of
the building was overlooked. There is a hill side that has a rip -rap embankment against it,
and that would be level with the lower floor of the building and the lower entrance to Smiddy
Hall. It will be a very nice space when it is done, but there is a lot of dirt that needs to be
moved.
Chairperson Wilcox asked if there is enough capacity at the fill site.
Planner JoAnn Cornish responded, yes. She and the Director of Engineering, Daniel
Walker, looked at the fill site and feel comfortable with what Ithaca College is proposing.
Board Member Eva Hoffmann stated that the drawing entitled "Site Plan" No. L106,
shows the location of the site where the excavated material will be put. She noticed the
arrows on the map showing swales at the toe of the proposed slope going into an existing
swale on a piece of land owned by the Zeipes just off Coddington Road. Ms. Hoffmann
asked if there would be excess drainage crossing that piece of land.
Peter Trowbridge, Landscape Architect, stated that there should not be any additional
runoff. The condition of the site is currently a grass covered slope. The area of coverage
should not change. They will not be changing the acreage of coverage, so there should not
be excessive runoff there. The steep slopes that currently exist are at grade level, and will
continue to be a slope. The intention of the swale is to put water at the toe of the slope to
run into the roadside ditch at the eastern entrance road to Ithaca College, and subsequently
into the storm water system on Coddington Road.
Board Member Hoffmann stated that she is glad to hear that, but the arrows shown on
the map do not go all the way to that ditch. It looks like the arrows stop where the natural
runoff would be.
PLANNING BOARD MINUTES 3
APPROVED - AUGUST 5, 1997
JULY 159 1997
Mr. Trowbridge stated that the intention is to keep the runoff on Ithaca College's
property until it reaches Coddington Road.
Chairperson Wilcox asked if the lot owned by Zeipe is a vacant lot.
Mr. Trowbridge responded, yes, but they would still keep the runoff on the Ithaca
College property.
Chairperson Wilcox asked if Ithaca College received all their variances.
Mr. O'Brien responded, yes. Ithaca College received a special approval and a height
variance for the HSHP building.
Board Member Hoffmann stated that the drawing entitled "Layout Plan" No. L101,
shows the handicapped parking spaces. She was surprised to see the handicapped parking
spaces for vehicles so close to the southern corner of the HSHP building when the main
entrance is on the northern corner.
Mr. Trowbridge stated that the Americans with Disabilities Act (ADA) requirement is
that there is no more than a two percent cross pitch on any parking space. The parking
spaces nearest to the building could not be graded within ADA requirements to have no
greater than a two percent cross pitch. There is a pitch on the northern most parking
spaces that cannot be made low enough to qualify for ADA requirements. Ithaca College
tried to make the parking spaces as convenient as possible, and still qualify under ADA
requirements.
Chairperson Wilcox asked Planner Cornish if she has anything else to add.
Planner Cornish stated that her memorandum to the Planning Board expresses all of
her concerns.
Director of Planning Kanter asked if it was true that the M -Lot parking area would not
be expanded as proposed. He had heard some discussions about that.
Mr. O'Brien stated that they did not include the M -Lot construction as part of the J -Lot
construction that is underway at the present time. The primary reason was the demand for
parking for the Physical Fitness Center, which has been delayed. It will not be going into
construction until next year. Ithaca College thought it would be better to hold off on the M-
Lot construction until the demand was in fact there. There were some concerns expressed
by the students of Boothroyd Hall that their grassy play area was going away, and there were
also concern, in terms of the final siting of the parking area. It was primarily because
construction of the fitness center has been delayed.
Director of Planning Kanter asked if they still plan to do the M -Lot expansion, or wait
until later.
PLANNING BOARD MINUTES 4
APPROVED - AUGUST 5,1997
JULY 15, 1997
Mr. O'Brien stated that those plans are on hold at this time. When the fitness center
is constructed, there will be some impact on the existing adjacent parking. It will be best to
take all of these things into consideration at the same time rather than constructing M -Lot
before it is needed.
Chairperson Wilcox opened the Public Hearing. With no one present to speak,
Chairperson Wilcox closed the public hearing, and brought the matter back to the Board for
further consideration.
MOTION made by Robert Kenerson, seconded by James Ainslie:
NOW, THEREFORE, BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby grants Final Site Plan Approval for the
proposed construction of a three story, 91,000 +/- square foot Health Science and
Human Performance building and associated site work, 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, as shown on drawings entitled: "New Building for Health
Science and Human Performance, Ithaca College, Ithaca, New York ", Sheet No. C
101 "Utility Plan ", dated 6/20/97, Sheet No. L 102 "Grading Plan ", dated 6/19/97,
Sheet No. L 103 "Planting Plan" dated 6/27/97, Sheet No. L 106 "Site Plan, Proposed
Ithaca College Fill Site ", dated 6/27/97, 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.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Hoffmann, Ainslie, Kenerson, Bell.
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 Final Site Plan Approval for Ithaca College's
Health Science and Human Performance building at 7:49 p.m.
AGENDA ITEM: APPROVAL OF MINUTES - JUNE 17,1997a
MOTION made by Robert Kenerson, seconded by James Ainslie:
RESOLVED, that the Minutes of the July 1, 1997 Meeting of the Town of Ithaca
Planning Board hereby are approved with the following corrections:
PLANNING BOARD MINUTES 5 JULY 159 1997
APPROVED - AUGUST 5. 1997
Page 4, Paragraph 2, states "Board Member Hoffmann stated that two adjoining fields
would not be able to be used at the same time.", should be changed to read "Board Member
Hoffmann stated that two adjoining overlapping fields would not be able to be used at the
same time."
Page 5, Paragraph 2, states "Board Member Cornell stated that she visited the site
today, specially to look at the places she did not look at earlier with Nancy Ostman and Eva
Hoffmann.", should be changed to read "Board Member Cornell stated that she visited the
site today with Nancy Ostman and Eva Hoffmann, specifically to look at the places she did
not look at earlier."
Page 5, Paragraph 6, states "Board Member Cornell stated that these plants would
not be identifiable until next year. She is not saying it was all mowed, but she could not find
any plantings from before. ", should be changed to read "Board Member Cornell stated that
these plants would not be identifiable until next year. She is not saying it was all mowed, but
she could not find any plants she had seen before."
Page 6, last paragraph, states "Ms. Cornell stated that she would refer to the
Department of Environmental Conservation's Protective Native Plants.", should be changed
to read "Ms. Cornell stated that she would refer to the Department of Environmental
Conservation's Protected Native Plants."
Page 13, Paragraph 8, states "Chairperson Wilcox stated that he was trying to
address some concerns because Attorney Barney made the point that the Planning Board is
approving these subdivisions, having seen this active use.", should be changed to read
"Chairperson Wilcox stated that he was trying to address some concerns because Attorney
Barney made the point that the Planning Board is approving these subdivisions having seen
proposals for active use of the park."
Page 22, Paragraph 6, states "Mr. Foster stated that this does not hold no regulatory
authority over the land particularly land not owned by the City. ", should be changed to read
"Mr. Foster stated that this does not hold any regulatory authority over the land particularly
land not owned by the City."
Page 22, Paragraph 7, states "Mr. Bell asked why is this parcel and the other parcels
being proposed are not as equal in status to the watershed.", should be changed to read "Mr.
Bell asked why is it that this parcel and the other parcels being proposed are not equal in
status to the watershed."
Page 23, Paragraph 2, states "Attorney Barney asked if this is going to be limited in
use, what is the reason to consolidate the watershed land. ", should be changed to read
"Attorney Barney asked if this is going to be limited in use, what is the reason not to
consolidate the watershed land."
PLANNING BOARD MINUTES 6 JULY 159 1997
APPROVED - AUGUST 5, 1997
Page 23, Paragraph 5, states "There would be a line there delineating what the City is
acquiring as protective park land whereas the others would not have that status. ", should be
changed to read "There would be a line there delineating what the City is acquiring as
protected park land whereas the others would not have that status."
Page 28, Paragraph 3, states "There is a mortgage on the entire remaining portion of
the subdivision with Tioga State Bank, which they have agreed to release this property from
the lean on the mortgage.", should be changed to read "There is a mortgage on the entire
portion of the subdivision with Tioga State Bank, from which they have agreed to release
this property from the lien on the mortgage."
Page 36, Paragraph 2, states "Chairperson Wilcox stated that he received a call from
David Kay, Vice Chair of the City of Ithaca Planning Department Development Board a few
weeks ago. ", should be changed to read "Chairperson Wilcox stated that he received a call
from David Kay, Vice Chair of the City of Ithaca Planning and Development Board a few
weeks ago."
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Hoffmann, Ainslie, Kenerson, Bell.
NAYS - None.
The MOTION was declared to be carried unanimously.
AGENDA ITEM: SEAR DETERMINATION, PROPOSED FOOD COMPOSTING
OPERATION, CORNELL UNIVERSITY, 751 DRYDEN ROAD:
Chairperson Wilcox duly opened the above - mentioned matter at 7:56 p.m., and read
aloud from the Agenda.
Daniel Winch, Cornell University, stated that he would like to introduce the team.
Gary Tennant is the farm manager at the Farm Services Department. Both he and Mr.
Tennant are compost managers who report to John Whitcomb. Erin McDonnell works at the
Food Science Department at Cornell University as a research technician. Dan Cogan is the
technical support specialist with the Waste Management Institute. Mr. Winch stated that his
presentation would combine the SEQR and Site Plan issues.
Mr. Winch stated that he is happy to be here. He is very much concerned about
composting, and enjoys it very much. He welcomes the opportunity to speak about one of
his favorite subjects. In the Special Land Use District (SLUD), composting was not in the
document as an approved item that could happen in that district, so therefore, he thought it
was best to work with the Town of Ithaca Planning Department.
Mr. Winch stated that the composting program has been in existence since 1993.
They are currently composting 3,451 tons of animal manure, greenhouse waste, and yard
PLANNING BOARD MINUTES 7
APPROVED - AUGUST 5, 1997
JULY 15, 1997
waste. The compost site is on a pad that has a retention pond. The compost piles are put in
a compacted gravel area. Everything is contained. There is diversion around the compost
pad to keep runoff out of the neighboring pasture fields. However, that portion of their
operations is actually in the Town of Dryden on Stevenson Road.
Mr Winch stated that they are interested in adding 700 tons annually of food waste to
the 3,451 tons of material. They would be doing the mixing operations at the Farm Services
site, which is at 751 Dryden Road. Mr. Winch passed around pictures of the equipment they
would be using.
Mr. Winch stated that they would be picking up the food waste from dining services in
a self contained tub that is sealed, and does not leak until it is dumped. The feedback mixer
is agricultural equipment that would be used with a farm tractor.
Mr. Winch stated that a ton of food waste is the approximate volume of a desk. A ton
of animal manure and sawdust material would be many times that in volume. The equine
manure they are using is from the equine center, and is primarily sawdust with a little manure
in it. The equine center is pretty much a show place and its waste is not what one would
normally think of as manure.
Mr. Winch stated that they would be mixing a maximum of three tons of food waste
per day. The food waste would go through a pulper at the dining halls that grinds and
dewaters the food waste. They would be composting pre- consumer and post- consumer
food with very little animal fat, and the majority of the food waste will go through the pulpier.
Mr. Winch stated that the food waste will be collected by a pick up truck (shown in the
photographs) that he calls a "bath tub ". Someone would be starting from the shop with
sawdust in the bath tub to pick up the food waste. The food waste would be dumped in the
tub and covered. There would be a cover on top of the piece of equipment, but they would
be covering it in transit with more sawdust to keep the odors down.
Mr. Winch stated that the method of mixing and the environmental concerns at the
shop were discussed in the materials to the Board. When the truck arrives, they would
dump the manure and sawdust on the concrete pad in the court yard. A front end loader
puts the compost in the mixer. After mixing, the compost will be taken to the compost site in
Dryden.
Mr. Winch stated that everything would be self- contained in that area. Everything is
cleaned every day. The sawdust, manure, and food waste would be cleaned with brooms,
and the equipment would be cleaned every day. Mr. Winch stated that he was very happy
Planner Geri Tierney scheduled a site visit with him so he could show her the raw product of
the manure. They were not able to see the pulverized food waste at that time, but he took
her around the area of the shop where they would be working. She saw a lot of the
agricultural equipment. He prides himself with the people he is associated with because
PLANNING BOARD MINUTES 8 JULY 159 1997
APPROVED - AUGUST 5, 1997
their equipment is kept clean all the time. They have been proactive to promote their
program.
Mr. Winch stated that prior to his involvement in this project, John Whitcomb and Gary
Tennant went to the Forest Home Association. At that time they were looking at a more high
tech system, self contained, but they did not accept any grant money because they were not
able to pay back the portion they would have to.
Mr. Winch stated that he has personally met with the owners of Hillview Manor Mobile
Home Park and Jim Ray's in Varna, and have explained the system and what would be done
in order to keep pests down at the compost site in Dryden. They appeared to be on board
with what is being proposed.
Mr. Winch stated that he and Gary Tennant have been in touch with Jim Schug at the
Town of Dryden to explain the system to him. The Planning Board received a letter of
support from Mr. Schug. These groups and organizations are not in the Town of Ithaca, but
they are the neighbors of the compost facility in Dryden. He thinks it is important to take
care of any concerns that are voiced from those particular individuals and groups of people.
Mr. Winch stated that the biggest concern he has heard is the amount of traffic this
may create along the route. The proposal is to pick up all the food waste with one pick up
load per day, it may take two loads. The route was picked administratively, and they would
be using Cornell University streets. They do not plan to travel through Forest Home, but he
is not saying they will never travel through Forest Home. With the construction projects
happening now, they may need to take different routes.
Mr. Winch stated that there would only be one vehicle traveling to pick up the food
waste in the early mornings around 7:00 a.m.. The total compost operation should be done
by 3:00 p.m.. There should be only two hours of travel in the morning. In the vicinity of this
site, Dryden Road, is a very heavily traveled road. Planner Tierney witnessed the traffic
coming in and out of Farm Services. This proposal would be adding one more vehicle.
There are several tractors coming in and out every day, occasionally large trucks and pick
up trucks. The additional traffic from this project would be insignificant..
Mr. Winch stated that the mixing will run at a relatively low speed. The tractor being
used would not be noisy. With the normal road traffic during the hours of operation, they do
not think the noise would be noticed.
Mr. Winch stated that they are not looking to add any additional buildings, so they
would not be disrupting the site. There are drainage ditches past the building now, which
would not be changed. The 751 Dryden Road site is well screened from Route 366 with both
wind breaks and occasional trees that would absorb any noise.
Mr. Winch stated that the team is working with the Environmental Compliance Office,
Department of Environmental Conservation (DEC), the Waste Management Institute, and
PLANNING BOARD MINUTES 9
APPROVED - AUGUST 5, 1997
JULY 159 1997
Counsel Office at Cornell University. He thinks all of them on the team felt that it was time
Cornell's Big Red started to show a little green commitment to composting. Mr. Winch
showed the Planning Board colored photographs of the compost site and compost turner.
Board Member Robert Kenerson asked what measures are being done about
controlling flies.
Mr. Winch stated that is one problem they thought they would have when the compost
program first started a few years ago. Turning the compost piles frequently reduces the
interest of the fly population.
Erin McDonnell, Cornell University, stated that in food composting, the most important
thing to do to keep pests and flies under control is to squeegee the container equipment, and
see that all areas are dry. Once the mixture is in the compost windrow it is turned frequently.
When the material heats up and becomes biologically active the flies loose interest in the
mixture.
Board Member Kenerson asked if the materials are received in the morning and
moved out in the afternoon three times a week.
Mr. Winch responded, no. They would pick up the food waste six days a week. They
would not be operating on Sundays. Someone would take the pick up truck to campus at
7:00 a.m. to pick up the food waste. The hope is to have the food waste at the court yard by
9:00 a.m.. The mixing operation should not take more than a couple of hours, and then it is
strictly clean up time.
Board Member Kenerson asked if they would be storing the compost over night.
Mr. Winch responded, no, not at this particular site. If they need to store overnight it
would be in the middle of the winter. They would store the material somewhere to heat
before taking it out. They would be storing the material on a concrete pad or in a cold
storage area. One of the wings in the building has a cold storage area.
Board Member James Ainslie asked how long it takes for this material to compost, and
further asked what would it be used for.
Mr. Winch stated that they would be using the finished compost material on
agricultural soil. Sometime down the road, he would like to use the compost material to
improve some of the lawns on campus.
Gary Tennant, Cornell University, stated that the compost operation takes
approximately two months from the time it is started. The compost is put into a windrow,
approximately 18 feet wide and approximately 7 feet high. The compost is turned weekly for
two months. Temperatures reach approximately 150 degrees. There is approximately 50 to
PLANNING BOARD MINUTES 10 JULY 159 1997
APPROVED - AUGUST 5, 1997
60 percent reduction in volume to the finished compost from what starts out with straw,
sawdust, and manure to the finished compost.
Board Member Ainslie asked if they move the compost pile every two months, what
would they do in the winter.
Mr. Tennant stated that the site is big enough to store composting. The site is
approximately 60,000 square feet.
Board Member Ainslie asked if there would be storage on the site during the winter,
and moved out in the spring.
Mr. Tennant responded, yes. All the manure does not go to composting. Some of the
manure is still spread onto the fields when available.
Mr. Winch stated that they would only be using the sawdust and the horse manure
from the equine center. The other manures that come from the Animal Science Barns and
the Veterinary College would be composted in different piles. The food waste would only be
mixed with sawdust and horse manure.
Board Member Gregory Bell asked where does the food waste go now.
Mr. Winch responded, a landfill.
Board Member Bell asked where.
Mr. Winch stated that Superior Disposal picks up the food waste, but he is not sure
where they take the waste.
Board Member Bell asked why would the mixing happen at the proposed site instead
of at the compost piles.
Mr. Winch stated that it would be easy to have all the operations out at the site. His
superiors felt that they wanted the operations right at the shop near the offices in case there
were problems. He is very confident that they will not have problems. There is a
tremendous number of years of composting experience between the four representativies
here this evening. The mixing site is near their offices and operations so they wish to keep it
clean. They are proud of the site and equipment they have, and that is all the more incentive
to keep things looking good.
Board Member Bell stated that one of the members of the Planning Board asked the
question about flies earlier, but they did not ask about rodents. Mr. Bell asked what would
the rodent impact be on this type of operation.
PLANNING BOARD MINUTES 11 JULY 159 1997
APPROVED - AUGUST 5, 1997
Ms. McDonnell stated that the same factors that attract flies and other creatures will
attract rodents. They would bring the food material to the site by mixing or covering the food
waste with other agricultural material, and take it to the compost facility as soon as possible.
There would not be residual food around the site, on the pad, in the mixer, or on the wagons
brought into dump. The food waste from the dining halls would slide very easily and very
neatly out of the tub. That material is squeegeed out, moved into the mixer with the carbon
bedding agent, and the compost is mixed. Once the mixing is completed the mixture is
removed. There would be very little interest then from other creatures. When the area is
being cleaned, the area needs to be dried off right away. There is no real place for rodents
to hide or build nests. The attraction from the rodents is limited by having the material
cleaned up immediately. That should help take care of those problems.
Mr. Winch stated that a majority of the food waste goes through a pulper because
once everything goes through a pulper it mixes well with the sawdust material. He continually
observes the compost site area for evidence of rodents.
Chairperson Wilcox stated that Mr. Winch mentioned there would be compost storage
on the site during the wintertime. Chairperson Wilcox asked Mr. Winch which compost site
does he mean.
Mr. Winch stated that the compost site seen in the photographs, not 751 Dryden Road
site. However, if it was to be left in the feed back mixture overnight, it may be at the 751
Dryden Road site.
Chairperson Wilcox stated that he visited the site on Sunday afternoon around 4:00
p.m., and the site was absolutely spotless.
Board Member Hoffmann stated that she agrees with Chairperson Wilcox about the
site being spotless. Ms. Hoffmann asked where is the compost site on Stevenson Road.
Mr. Winch stated that she would turn left onto Stevenson Road off Game Farm Road.
Immediately after the railroad tracks, there is a driveway that turns left. Drive through the
woods approximately 1,000 feet. The compost pad site is through the woods. Mr. Winch
stated that he would like to extend an invitation to show people the site, because he is
excited about composting. A site visit would satisfy the concerns of the Town.
Board Member Hoffmann stated that she was aware that site is in the Town of Dryden.
Ms. Hoffmann stated that there was a picture showing a retention pond with ducks swimming
on it, and asked where the pond was.
Mr. Winch stated that is the retention pond on the compost site, that is down the hill
from the compost piles. When he took the pictures of the compost piles his back was to the
retention pond. He has seen both ducks and geese swim on that pond.
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JULY 159 1997
Board Member Hoffmann asked if ducks and geese would be on the pond if there
were problems with runoff.
Mr. Winch stated that he would not expect ducks to be in heavily contaminated water.
Mr. Tennant stated that Cornell University had the water tested for pathogens in the
retention pond. The pond is there is because the biological oxygen in the runoff is higher
than DEC limits for discharge. The water is collected in the pond, and irrigation equipment
spreads the water onto the pastures and fields. The water is dark looking, but clean.
Board Member Hoffmann asked if the food waste is pulped first.
Mr. Winch responded, yes.
Board Member Hoffmann asked where does the food waste get pulped.
Mr. Winch stated that the food waste is pulped at the dining halls. When the dining
hall workers are preparing meals or cleaning afterwards, the food waste goes through the
pulper to plastic garbage cans. The food waste is picked up from that point.
Board Member Hoffmann asked if the food waste is worked on the concrete pad.
Mr. Winch responded, yes.
Board Member Hoffmann stated that she noticed a ditch at the northern wing of the
building towards the driveway. It looks as if runoff from the concrete pad would probably
collect in that ditch. Ms. Hoffmann asked if spills are washed to that ditch.
Mr. Winch stated that the mixing operation would be within the court yard. The Board
sees the area where they wash the equipment. He is glad Ms. Hoffmann noticed that
because there is a minimal amount of manure there from cleaning up all the equipment.
Mr. Tennant stated that the equipment is washed weekly.
Board Member Hoffmann asked where does the ditch drain to.
Mr. Tennant stated that ditch flows towards the western edge of the orchards along
Route 366 back to the street ditch.
Mr. Winch stated that the majority of the time that ditch is dry, except in heavy rain
periods.
Board Member Hoffmann pointed out the ditch she is concerned about on an enlarged
map for Mr. Winch to understand what she is talking about.
PLANNING BOARD MINUTES 13
APPROVED - AUGUST 5, 1997
Mr. Tennant stated that ditch goes towards the orchards to Route 366.
JULY 15, 1997
Mr. Winch stated that he thought Ms. Hoffmann meant another area. On that wing
facing Route 366 there is a concrete pad where they wash equipment. What ever water runs
off from the washing operations also goes to that little stream. That ditch is usually dry,
except for heavy rain.
Board Member Hoffmann stated that the Board was supplied with a list of various
buildings at the Farm Services Compost Project. There are five buildings listed, but there
are only four buildings shown on the plan. She had trouble identifying which building was
which.
Mr. Winch pointed out the five buildings on an enlarged map explaining where the
buildings are located for the Board to understand. Mr. Winch stated that 1085 E (Pesticide
Storage), is an electrical unit to the pesticide storage. People in inventory consider the
pesticide storage, a premanufactured 209 square feet building, a piece of equipment. He
calls it a building, and therefore, on the drawings it looks like an electrical line to nowhere.
Chairperson Wilcox asked if that was the building that looked like a refrigeration unit.
Mr. Winch responded, yes.
Board Member Hoffmann stated that Phil Zarriello, Chair of the Conservation Board,
mentioned in his memorandum to the Planning Board about the concern of attracting
nuisance wildlife. He also mentioned there were discussions about pre- compost digestive
processes where combining food waste with other compost waste renders the product
undesirable to wildlife. She does not know what he is talking about because she did not
hear those discussions. Ms. Hoffmann asked Mr. Winch if that is something they can do.
Mr. Winch asked when was that comment made.
Board Member Hoffmann stated that the memorandum is dated June 6, 1997.
Mr. Winch stated that they were interested in using a system that would compost for
four to seven days in a container. Then compost would be taken to the fields. That
equipment was going to cost them $106,000, and they could not afford it. Instead, the
proposed system would work well, and it is environmentally sound. If there is anything that
looks like food waste when the compost is put on the pile, that material would be buried.
Planner Geri Tierney stated that there are no significant adverse environmental
impacts identified for this project. She did visit the current compost site and the equine
stables where the manure would come from, and she was impressed with how clean the
compost site was. There is a memorandum from the Town of Dryden stating that they are in
favor of this project.
PLANNING BOARD MINUTES 14 JULY 1S, 1997
APPROVED - AUGUST 5, 1997
Chairperson Wilcox asked how many tons a day would be going through the
composting operations, exclusive of the food waste.
Mr. Winch responded, approximately 8 to 9 tons. The food waste is very dense, and
would look like very little being added.
Board Member Kenerson asked if there was a percentage estimate of the capacity
that is being used now, and what would be the percentage capacity in future years as things
grow.
Mr. Winch stated that he wished they were generating four to five times more compost
than they are at the present time. He would like to demonstrate using compost on Cornell
lawns. If they wanted to expand they would need to get raw material to compost from school
districts, hospitals, and grocery stores. There were discussions concerning the grant that
they did not receive at this time. They are limited to receiving food waste only from their own
property (i.e., Cornell dining centers), therefore, the growth would be insignificant over the
years. He does not expect the animal population to increase. He does not expect the
amount of material from greenhouses and plant breeding to increase. The 3,450 tons of
material has been very similar from year to year. The lowest year was 3,200. One thing in
their favor has been the consistency of the program.
Board Member Ainslie stated that, from a farmer's standpoint, there are very few
farms that can keep their fertility level up. With the acreage that Cornell University has there
is no way they are going to run out of land to use for composting. Every time a crop is
grown, it takes nutrients out of the soil, and it needs to be put back. The farm he is
associated with needs to cover the fields with manure year after year because the crops
need the nutrients. The Board should not be worried about where they could put the
composting.
Mr. Winch stated that he estimated approximately 700 acres of field crops around the
perimeter of Cornell University that they could use the material on right now. They could use
four times as much tonnage than they are producing now.
Board Member Hoffmann asked if the greenhouse waste that goes into the
composting is free of any potentially harmful agents.
Mr. Tennant stated that six or seven years ago, there was a pile of greenhouse waste
they were composting. They checked for pesticides in the greenhouse waste, and there was
nothing detected. Any thing that was a biohazard would need to be autoclaved before it is
thrown out. They are receiving clean material.
MOTION made by Robert Kenerson, seconded by Eva Hoffmann:
PLANNING BOARD MINUTES 15
APPROVED - AUGUST 5, 1997
NOW, THEREFORE, BE IT RESOLVED.
JULY 159 1997
That the Town of Ithaca Planning Board hereby makes a negative determination of
environmental significance in accordance with the New York State Environmental Quality
Review Act for the above referenced action as proposed and, therefore, an Environmental
Impact Statement will not be required.
Chairperson Wilcox stated that the Short Environmental Assessment Form, Part I,
number 10, under present land uses in the vicinity, "agricultural" should be marked.
Board Member Hoffmann asked what does "LEC" stand for in both the SEQR
resolution and the next resolution.
Cornell University representatives stated that "LEC' means Lester Cook.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Hoffmann, Ainslie, Kenerson, Bell.
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 SEQR Determination for Preliminary and Final
Site Plan Approval and Special Approval for Cornell University Food Compost Project at 8:42
p. M.
PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN
APPROVAL AND SPECIAL APPROVAL FOR THE PROPOSED ESTABLISHMENT OF A
FOOD COMPOST PROCESSING OPERATION TO CONSIST OF THE MIXING OF 13 +/M
TONS PER DAY OF BEDDING /SAWDUST MANURE AND FOOD WASTE AT THE
EXISTING FARM SERVICE COMPLEX LOCATED AT 751 DRYDEN ROAD ON A
PORTION OF TOWN OF ITHACA TAX PARCEL NO. 64 -1 -1 CONSISTING OF 50+/=
ACRES, SPECIAL LAND USE DISTRICT (SLUD) NO. 9. CORNELL UNIVERSITY_
OWNER; DANIEL WINCH, AGENT•
Chairperson Wilcox declared the above -noted matter duly opened at 8:43 p.m., and
read aloud from the Notice of Public Hearings as posted and published and as noted above.
Chairperson Wilcox opened the Public Hearing, and asked if anyone from the public wished
to speak.
Stan Seltzer, President of Forest Home Improvement Association, stated that the
people in the Forest Home community are quite supportive of the composting notion. The
Forest Home residents had some concerns, especially in the beginning, as to what type of
PLANNING BOARD MINUTES 16 JULY 159 1997
APPROVED - AUGUST 5, 1997
impact the project would have on Forest Home residents. The Association does not have
any major concerns at this time because the Cornell team addressed the Association and
explained what would be happening.
Chairperson Wilcox closed the Public Hearing, and asked if anyone from the Board
was prepared to offer a motion.
Director of Planning Kanter stated that this being in a SLUD, this is the only case
where the Planning Board is authorized to grant special approval as opposed to
recommending to the Zoning Board of Appeals. The proposed resolution is setup to reflect
that.
Attorney Barney asked where does the water runoff go from washing the pad.
Mr. Winch stated that there should be little to no water used because they are
primarily dealing with sawdust. There would be scooping and sweeping. If water is used, it
would be contained within that area. He would recommend that clean sawdust be placed on
the water to absorb it and then scoop it into the mixer. They do not want to have any water
run off from the mixing area. There is no drain in the concrete pad.
Board Member Hoffmann asked if the runoff would drain into the ditch she referred to
earlier.
Ms. McDonnell stated that historically in food composting facilities, people thought
there would be a lot of runoff because they would be dealing with wet food. They over -
designed the collection and water treatment facility that goes with them. Most current
facilities do not have any leachate aides. If there is water on the site it is usually water
infiltration from off the site moving across the pad or mixing area. From the food itself and
the operation itself, there are no leachate aides. What they encourage in food clean up is to
move it with a broom, and keep the water levels down because it would be adding pollution
into the stream. That goes for any food composting. Mop up the water or soak up the water
with the sawdust or bedding, and get all the moisture that way. A squeegee should be used
to clean the equipment. Use mechanical cleaning if they can to scrape things off. Do not
use water. It is a waste of water, and generally a waste of time. It is hard to contain the
water once it is flowing.
MOTION made by James Ainslie, seconded by Gregory Bell:
NOW, THEREFORE, BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby waives certain requirements for
Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site
Plan Checklist, having determined from the materials presented that such waiver will
result in neither a significant alteration of the purpose of site plan control nor the
policies enunciated or implied by the Town Board, and
PLANNING BOARD MINUTES 17 JULY 159 1997
APPROVED - AUGUST 5, 1997
2. That the Planning Board determines the following:
a. That the health, safety, morals, and general welfare of the community in
harmony with the general purpose of this ordinance are promoted by the
proposed action;
b. That the premises are reasonably adapted to the proposed use;
C. That the proposed use will not be detrimental to the general amenity or
neighborhood character in amounts sufficient to devaluate neighboring
property or seriously inconvenience neighboring inhabitants; and
d. That the proposed access and egress for all structures and uses -is safely
designed.
3. That the Planning Board hereby grants Preliminary and Final Site Plan Approval AND
FURTHER grants Special Approval as required by Local Law No. 14 of 1995, for the
proposed establishment of a food compost processing operation to consist of the
mixing of +/- 13 tons per day of bedding /sawdust, manure and food waste at the
existing Farm Service Complex, located at 751 Dryden Road, on a portion of Town of
Ithaca Tax Parcel No. 64 -1 -1, within Special Land Use District (SLUD) No. 9, as
shown on the site plan entitled "Cornell Compost Project, Farm Services Department"
dated 1996 and updated 6/96, 4/97, and 6/97 by Cornell University, Planning, Design
and Construction, the two -page project description entitled "Cornell Compost Project:
A History and Proposal" and other application materials, conditioned upon the
following:
a. Submission of record of application and approval status of all necessary
permits from county, state and /or federal agencies, and submission of copy of
all permits or approvals as granted; or submission of evidence that such
approvals are not required, and
b. That this Special Approval allows the mixing only of materials emanating from
Cornell University sources, and that mixing of compost materials from other
sources on this site is a violation of this Special Approval, and
C. That this Special Approval is temporary, and expires one year from the date of
Approval, and further that the applicant must reapply for Special Approval at
that time if the applicant wishes to continue this operation, and
d. That this operation comply with all the regulations within Local Law No. 14 of
1995, including sections 7 (e) Noise, 7 (h) Odor, and 7 (1) Vermin, and that the
Town reserves the right to revoke Special Approval at any time should this
operation violate Local Law No. 14 of 1995.
PLANNING BOARD MINUTES 18 JULY 159 1997
APPROVED - AUGUST 5, 1997
Chairperson Wilcox asked Mr. Kanter why there is both a clause "c" that reads "this
special approval is temporary for one year', and clause "d" that reads "the Town reserves
the right to revoke the special approval at any time." Chairperson Wilcox stated that he does
not think both clauses need to be in the resolution.
Director of Planning Kanter stated that clause "d" is probably redundant because it is
repeating the provisions in the SLUD, which requires certain standards to be met in regards
to noise. Being that the SLUD is new to the Board, Staff, and the applicant, it would help
track those items that might have potential problems related to this. It is not absolutely
necessary, but his suggestion is to keep in.
Chairperson Wilcox stated that the Board would be granting Cornell a one year
approval so the Town could review how well or how poorly this has functioned.
Board Member Hoffmann stated that clause "c", states "the applicant must reapply for
Special Approval at the time if the applicant wishes to continue this operation." Ms.
Hoffmann asked what time is that.
Planner Tierney stated that was a typo, it should read "the applicant must reapply for
Special Approval at that time if the applicant wishes to continue this operation."
Chairperson Wilcox asked if the applicants are aware that the resolution clearly states
"all food materials must be from within the Cornell Campus, and may not go outside the
campus."
Mr. Winch responded, yes.
Director of Planning Kanter stated that the Staff felt the way the SLUD is worded that
the Special Approval could include material from Cornell's specific operations, but once it
goes outside the Cornell facility that the use itself would no longer be permitted under the
current wording of SLUD. Then it would require some type of zoning amendment.
Mr. Winch stated that Department of Environmental Conservation is on the Town's
side. That would not happen without a major review because they are not permitted to
receive outside food waste.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Hoffmann, Ainslie, Kenerson, Bell.
NAYS - None.
The MOTION was declared to be carried unanimously.
(NOTE: The adopted resolution is hereto attached as Exhibit #4.)
PLANNING BOARD MINUTES 19
APPROVED - AUGUST 5, 1997
Chairperson Wilcox duly closed the Preliminary and Final
Cornell University Proposed Food Composting Operation at 8:52 p.m.
AGENDA ITEM: OTHER BUSINESS:
JULY 159 1997
Site Plan Approval for
Director of Planning Kanter stated that the Planning Board was supplied with a letter
from Michael Barylski, Deputy Regional Permit Administrator in regards to Cornell
University's Lake Source Cooling Project Draft Environmental Impact Statement. The letter
states "the application is now considered complete and the public comment period will run
through September 8, 1997." This will be scheduled for the August 19th Planning Board
Meeting for further discussion. Planner Tierney will be reviewing the information supplied,
and will be submitting comments.
AGENDA ITEM, SEQR DETERMINATION, ALUMNI FIELD LIGHTING, CORNELL
UNIVERSITY, CAMPUS ROAD,
Chairperson Wilcox duly opened the above - mentioned matter at 8:56 p.m., and read
aloud from the Agenda.
Scott Whitham, Agent for Cornell University, stated that Cornell University would like
to install four light posts for the Soccer Alumni fields at 110 feet high. Cornell built a new
track field around the soccer field at Alumni Field. To light the soccer field now, they are
proposing to install four light posts. Mr. Whitham pointed out on an enlarged map where
they would like to install the light poles. Mr. Whitham stated that one of the concerns was
the light from a distance. In terms of the immediate area the lighting on Cornell's property
should not be a problem, but light as seen from a distance might be an issue.
Chairperson Wilcox stated that there are residents of West Hill who are effected by
the lights of Schoellkopf Field. The Planning Board wants to thoroughly investigate these
lights because they would be approximately the same height as the lights at Schoellkopf,
and two of the lights would be facing towards West Hill residents.
Mr. Whitham stated that he understands the concern about Schoellkopf lights and the
glare seen in the distance. The lights being proposed are different because they have anti-
glare pieces that are associated with them. Mr. Whitham wanted to show the Planning
Board a video on the lights being proposed from an Arizona State ball park. They also have
slides for the Board to see of where balloons were flown at the height where the lights would
be, and slides taken in some areas of the Town that these lights would be visible from.
The Planning Board, Planning Staff, and people from the public watched a video
entitled "Level 8 Modification - MUSCO Lighting, Inc. ".
Mr. Whitham stated that he would pass around a photograph from Boston College
which used the anti - shields on its lights. The photograph was taken while the shields were
being applied, so there is a difference between those with shields and those without shields.
PLANNING BOARD MINUTES 20 JULY 159 1997
APPROVED - AUGUST 5, 1997
Board Member Hoffmann stated that she appreciates the demonstration because it
makes a difference to her in understanding the proposal.
Mr. Whitham stated that Cornell University is planning to do this process with the
Schoellkopf lights as well.
Anthony Putrelo, Senior Electrical Engineer for Cornell University, stated that the
video presentation was based on a Level 8 Modification, which Cornell plans to do with the
Alumni lights. Mr. Whitham passed out an information sheet on the light posts of the Light
Structure System. Mr. Putrelo stated that there is a reflector that sits in the front of the light,
and the reflector actually blocks the hot spot of the lamp. The hot spot is the main part that
is seen from a distance. The protector would greatly reduce the glare, which is seen in the
Boston College photograph. This would also reduce the amount of spillage. Mr. Putrelo
pointed out on an enlarged map two circles. The second circle is a 1,000 foot radius
diameter circle. At the 1,000 foot radius there is no light spillage from the fixtures. This is
the system that could give that type of performance. At that point, they are down to .01 foot
candles. In the first circle of 500 foot radius, there would be 10 to 20 foot candles of light.
Chairperson Wilcox stated that the Planning Board's primary concern is not within the
circled area, but the West Hill area.
Mr. Putrelo stated that the Level 2 in the video is the shadowing range, where the
Level 8 system cuts down the glare.
Chairperson Wilcox asked when would the lights be modified at Schoellkopf Field.
Mr. Whitham stated that his understanding is after the Soccer Field. After these
modifications are installed, it would be a gradual process to do Schoellkopf.
Mr. Putrelo stated that there are plans to do that. They are made by the same fixture
manufacturing company, Musco Lighting, so they could be retrofitted. As far as a date goes,
he in not sure.
Chairperson Wilcox asked if Cornell University would be interested in putting some of
these modifications on the Schoellkopf lights first.
Mr. Putrelo stated that he might be able to get something set up.
Chairperson Wilcox stated that the video was nice, but sometimes the plane was
above the lights. That angle would probably diminish some of the effect instead of being at
the same level as the lights.
Mr. Putrelo stated that the video only showed the best views.
PLANNING BOARD MINUTES 21 JULY 159 1997
APPROVED - AUGUST 5, 1997
Chairperson Wilcox asked if it made sense for Cornell University to spend a small
amount of money on one, two, or all Schoellkopf crescent lights with the modification to see if
it works.
Mr. Putrelo stated that he is not sure. He could call a Musco representative to see if
they could do one or two lights, but he would need to talk to John Keifer (University
Engineer) and the people who are paying for this first.
Mr. Whitham stated that schedule is one question, and Cornell wants to have these
soccer lights ready for the fall. Whether it is possible to have these lights on Schoellkopf
would need further investigation.
Chairperson Wilcox stated that Cornell University may want to have the lights ready
for the fall, but the Planning Board wants to make sure they are done right.
Mr. Whitham showed the Planning Board, Staff, and the public the slides taken. Mr.
Whitham stated that they flew four sets of 50 red balloons at 115 feet.
Assistant Town Planner George Frantz stated that the slides were taken from various
points around the Town where the balloons would be visible, such as from Whitetail Drive at
the foot path from Troy Park, two areas on Hector Street (West Hill area), and off of
Coddington Road by the former Klondike Subdivision site.
Board Member Hoffmann stated that a number of things, such as the Cornell heating
plant chimneys, are more visible from West and South Hill.
Board Member Ainslie stated that if this field and these lights were on a perimeter of a
residential area, there would be a concern. Those of us who are sports fans and know
where this field is, it is self contained on Cornell's campus. Mr. Ainslie stated that he lives,
as the crow flies, five miles from the stadium. When he sees the lights, he assumes they are
practicing lacrosse or something. The lights never bothered him, and he has looked at them
since they were installed. It is fine if they put shields on the ones at Schoellkopf, but he
cannot see why the lights for the soccer fields would need shields because there are trees
blocking those lights, as seen in the slides of the balloons. Mr. Ainslie stated that he cannot
see this, as long as there is not a long residential line and it is self contained. Mr. Ainslie
asked where is the problem.
Board Member Bell stated that the slides show balloons in the daytime, so the Board
is only looking at the location of the balloons not the effect of the light. It would be different
to look at the lights at night time. For example, if people are looking at cars down the road
during the daytime seeing how big the headlights are as opposed to seeing the headlights at
night with the headlights are on.
Board Member Ainslie stated that Schoellkopf lights do not bother him at the present
time.
PLANNING BOARD MINUTES 22 JULY 159 1997
APPROVED - AUGUST 5, 1997
Board Member Bell stated that Schoellkopf lights are terrible. They change the entire
atmosphere, and they change the feel of this region from a rural quiet place to a very strange
space port. He can see the glare of the light, not the fixtures themselves, which effects
where he lives. The lights are really bright.
Board Member Ainslie asked Mr. Bell if the lights bother his sleeping.
Board Member Bell responded, no. That is not the only measure the Board should be
using to decide things, and he hopes that it does not bother his sleeping. This changes the
feel of the area significantly. The Board needs to be sensitive to that.
Board Member Ainslie asked Mr. Bell if he could see the light fixtures from his house.
Board Member Bell responded, no, but he could see the lighting in the sky.
Board Member Ainslie stated that as he mentioned before he is five miles away as the
crow flies.
Board Member Bell stated that he is lives closer than that. He could see a profile of
trees in his neighborhood with the sky being light up behind that.
Assistant Town Planner Frantz pointed out on an enlarged map where Schoellkopf
field is, and stated that the main concern is for West Hill residents. The lights of
Schoellkopf do shine in this direction, with the intensity that in some locations causes distinct
shadows. Slides were intended to show the Board location in relation to everything else and
also to show that these light poles would be visible in a wide area. In the staff memorandum
to the Board, is the question "will the combination of the technology of the shields be aimed
specifically, how far down towards the ground would they be aimed versus the Schoellkopf
lights ", which are rotated more towards the horizon because they are farther away from
Schoellkopf field. The question is not how high the light fixtures are, but how much of the
light is going to spill from the site towards West Hill. Mr. Frantz stated that the Planning
Board was supplied with simulated views; north of the tennis courts and from Schoellkopf
crescent, produced by the Planning Department. Mr. Frantz passed around photographs on
how they came up with these views. Mr. Frantz stated that they attempted to place the light
poles and fixtures in the environment to get an idea on how high these poles would be along
with the other features surrounding the area.
Board Member Hoffmann asked what height were the simulated views done at.
Assistant Town Planner Frantz stated that the simulated views were done with the
poles sitting at 115 feet.
Mr. Putrelo stated that the simulations are pretty accurate when looking at the lights
that are existing now, which are fifty to seventy feet. One thing he would like to address is
the height of the poles. As the poles are brought down the fixtures would tilt forward. The
PLANNING BOARD MINUTES 23 JULY 159 1997
APPROVED - AUGUST 5, 1997
higher the pole the more the fixture could be directed down. There is a two -way street here,
how high to go or how low to go.
Chairperson Wilcox asked if the field and the track could be lighted efficiently with
more poles that would have fewer lights on each pole that are 50 to 60 feet high.
Mr. Putrelo stated that they probably could not get down to 60 feet. They may be able
to get lower, like 110 feet with four poles, but not 60 feet.
Chairperson Wilcox asked if there were more poles could the fixtures be lowered.
Mr. Putrelo responded, yes, then the lights would be tilted further up.
Chairperson Wilcox stated that if more poles would only light a smaller vicinity around
the pole instead of throwing the light into the middle of the field.
Mr. Putrelo stated that if people took a lamp at home with some type of shield on it, as
the light is brought closer to the ground the light pattern would get smaller.
Board Member Bell stated that all of these versions are dealing with big poles that are
approximately eleven stories tall. This is not some little thing. Mr. Bell asked if it were
possible to do something that is lower impact by creating some sort of suspended system
over the field itself, like a hockey arena. This would be an indoor lighting system outdoors
where the lights are extended directly over the field, so there would be not be any angling
done.
Board Member Ainslie stated that this is a quarter mile track.
Board Member Bell stated that they are not lighting the track just the field.
Mr. Putrelo stated that the field is inside the track, but it would not be economically
feasible to do that. He has never seen that done before.
Attorney Barney stated that the field needs to meet soccer regulations.
Mr. Whitham stated that he just wanted to remind the Board and the Staff that this is a
regulation soccer field that Cornell University has spent a great deal of money on. The
quality of the lighting is important to match the quality of the field.
Mr. Putrelo stated that Cornell University would like to have NCAA playoffs on this
field.
Director of Planning Kanter asked how often would the field be lighted using these
fixtures, and further asked if there is any anticipation of other non - Cornell athletic events
being held at other times.
PLANNING BOARD MINUTES 24 JULY 159 1997
APPROVED - AUGUST 5, 1997
Mr. Whitham responded, no, the field would not be available to anyone else. He
asked that question already. He has been trying to contact the coach at Cornell University to
see how many times the field would be lighted during the year. He does not have the
answer at this time, but would try to contact the coach again.
Board Member Bell asked where was soccer being played before, and further asked
why didn't that field have lighting.
Mr. Whitham stated that they did not have the quality of the field to play NCAA soccer
before this new field.
Board Member Ainslie stated that they used to play on Schoellkopf field.
Board Member Bell asked if this would reduce the number of nights that Schoellkopf
lights would be lighted.
Mr. Whitham stated that is another good question, it may be. If indeed they played on
Schoellkopf and are switching to Alumni fields, then there would be some give and take
there in terms of nights. He would have the question forwarded to receive an answer.
Board Member Hoffmann stated that soccer has become more popular.
Chairperson Wilcox asked if anyone from the public wished to comment on the
environmental aspects of this project.
Rahesh Bhaskaran stated that Cornell University mentioned the glare issues, and the
glare issues are pretty localized. The people who live in the vicinity of the lighting are
effected by the glare, and that would be minimized by the Level 8 system from Musco. One
of the issues that was never raised was the light in the sky. He thinks the glare into the sky
would destroy the night time environment. As one of the Board Members mentioned there is
an eerie feeling that it is not a natural night environment. The Schoellkopf lights are like the
most egregious example of light distribution in the Town of Ithaca, which could be seen from
miles away. He likes to star gaze, and he has been on Mount Pleasant quite a few times.
When the Schoellkopf lights are on, the whole western sky is totally washed out. It is not
only washing out the sky, it is also a waste of light and energy. The issue that he would like
considered, is that the lights spillage be minimized into the sky; that way the skies are kept
dark. It would produce a better night time environment and save on energy.
Janet Breslin stated that she and her husband bought their first house on Hector
Street four years ago. As it turns out they live directly across from the Schoellkopf lights,
and with all due respect she is glad they do not bother Mr. Ainslie because the lights bother
the heck out of her and her neighbors. She remembers when they first moved into the
house, they were sitting at their big bay window admiring the view, and boom the lights came
on. She thought they had the glare the worst of all, and thought the lights were headed right
for them. She found out recently that is not true, other people on the street see the lights far
PLANNING BOARD MINUTES 25
APPROVED - AUGUST 5, 1997
worse than she does. She is very concerned, and very glad it
something done about the Schoellkopf lights. She urges that to
possible. She does not want the Alumni Field lights to turn
Schoellkopf Field lights turned out.
JULY 159 1997
is in the works to have
be done as quickly as
out the same way the
Kevin Long stated that he would like to add to Mr. Bhaskaran's comments in regards
to the lights glaring into the sky. Being able to see the stars is an important part of being a
human being on earth, and when the sky is lighted with the lights the stars cannot be seen
very well. Watching the stars is something that he has done ever since he was child. One
thing he likes about living in Ithaca is that he could drive a short distance out of Town to get
a good view of the stars. However, when Schoellkopf lights are on, he needs to drive farther
out of Town to see the stars. He is glad to hear that the situation is improving, and he wants
the sky lighting issues to be taken into account.
Mr. Putrelo stated that it seems like the upward component is the biggest issue here.
Board Member Bell stated that it is the upward component and the glare of the
fixtures.
Mr. Putrelo stated that he could get foot candle calculations and explain them to the
Board in regards to what Cornell University would be getting above the fixtures for the glare
control.
Chairperson Wilcox asked if Cornell University is planning to bring this modification to
the Schoellkopf lights.
Mr. Whitham stated that he has heard it talked about, but in terms of schedule and
how it is going to work he is not sure.
Chairperson Wilcox asked if Cornell University is planning to buy a lot of lights from
Musco and spend a lot of money on these lights for these modifications.
Mr. Whitham stated that there is a belief in the technology and the equipment to go
ahead with the project.
Chairperson Wilcox asked if a Musco representative would install one of these
modifications to Schoellkopf lights to have Cornell buy a lot of lights from them.
Mr. Whitham stated that in terms of the schedule, he does not know. That is a
possibility he could explore.
Board Member Hoffmann asked Mr. Frantz if he had a chance to look at the
information of the lights, and what does he think about it.
PLANNING BOARD MINUTES 26 JULY 159 1997
APPROVED - AUGUST 5, 1997
Assistant Town Planner Frantz stated that Mr. Whitham reviewed the video with staff,
and reviewed the other material of the light structure system. The question that still remains
in his mind is, if there was some type of idea on how the lights would actually be angled it
would be beneficial to the Board to know about that. He does not know at this point if there
is an indication of how far from vertical or horizontal the lights would be angled and what
effect the shielding would have.
Mr. Putrelo stated that he does not have that information at this time, and he could
gather the information for the Board to look at.
Assistant Town Planner Frantz stated that a comparison of what angle Schoellkopf
lights were and what the proposed angles of these fixtures were would help the Staff better
advise the Board.
Board Member Bell stated that he agrees with Mr. Frantz, but he has a more specific
follow -up on what would make him understand these shields. It is not only the issue of the
fixtures, but how these shields relate to the fixtures. Everyone is using the word "glare", but
he does not think the word "glare" conveys what the problem is. The word "glare" to him
means a reflection of some source. The problem is not a reflection from anything, it is
looking into the source itself from across West Hill at the same elevation. The issue of the
way these hoods work comes down to whether these hoods physically block the line of sight
from the light source to the viewers on West Hill. He would like to see some sort of drawing
which explains in a visual way how those things work.
Mr. Putrelo stated that the shields would block the brightest and hottest points of the
lamp. No matter what there would still be brightness of the fixtures. There is no way of
totally getting rid of the brightness, but it does block the hot spot of the lamp.
Board Member Bell asked if the fixtures are a certain diameter with the hot spot
probably half the diameter, but still approximately a third of the bottom of the fixture would be
seen if looking into it.
Mr. Putrelo responded, yes.
Board Member Bell asked if the hot spot from the light would reflect off the reflector
inside the fixture, so people would still see the part of the bulb.
Mr. Putrelo responded, yes, but the intensity is what the Board is looking for.
Board Member Bell stated that it is the intensity, but it would still be bothersome.
Board Member Ainslie asked if there was a Planning Board in session when Cornell
University installed the Schoellkopf lights.
Chairperson Wilcox asked if anyone from this Board was there at that time.
PLANNING BOARD MINUTES 27 JULY 159 1997
APPROVED - AUGUST 5, 1997
Board Member Ainslie stated that he has been on the Planning Board for some time,
but that issue never came up.
Assistant Town Planner Frantz stated that Schoellkopf Field is in the City of Ithaca, it
is not in the Town of Ithaca. Alumni Field is just inside the Town of Ithaca.
Board Member Hoffmann asked if the inside parts that shield the lights are reflecting
the light back onto the field.
Mr. Putrelo responded, yes, it actually makes it a more efficient fixture. The video
showed the fixtures to be efficient by putting the light where it is needed.
Board Member Hoffmann stated that she did not catch that in the video, but it may
have happened. Ms. Hoffmann asked if it would be possible to reduce the intensity of the
light and still get the same effect on the field.
Mr. Putrelo stated that there would be less fixtures used by having the reflector
because the efficiency would be higher.
Board Member Hoffmann asked how much would that be.
Mr. Putrelo stated that he was not sure. It would probably vary per application. The
video mentioned up to 85 %.
Board Member Hoffmann stated that it would be interesting to know how much one
could reduce the lights.
Board Member Bell stated that the handout of the Light- Structure System under
number one states that the energy efficiency would be 25 % more light per fixture - fewer
fixtures less energy.
Chairperson Wilcox asked what would the Planning Board like to go at this point.
Board Member Kenerson stated that he does not see how this Board could judge the
technical stuff, that they need to depend upon the Planners. The Planners would understand
this more.
Board Member Hoffmann stated that she would like to receive more information. It
sounds like more information could be gathered before making a final decision.
Chairperson Wilcox asked the Planning Board if they have enough information now to
make a determination of environmental significance.
Mr. Putrelo stated that Schoellkopf field is lighted for 100 foot candles, and Alumni
Field would be 75 foot candles.
PLANNING BOARD MINUTES 28 JULY 159 1997
APPROVED - AUGUST 5. 1997
Chairperson Wilcox stated that the question before the Board is the SEAR
determination at this point.
Board Member Bell asked if the Board has any type of foot candle readings in the
SEQR.
Assistant Town Planner Frantz responded, no. He included drawings of the light
fixtures with the Short Environmental Assessment Form.
Board Member Hoffmann asked if the light fixtures in the drawing have the shields or
are without shields.
Assistant Town Planner Frantz stated that the light fixtures in the drawing do not
include the shields. It is the presumption, based on the conversations with the Cornell Staff
of this project, that the lights would have the shields on them. The memorandum mentioned
that he asks for more design detail of the light fixtures.
Chairperson Wilcox stated that there was no SEQR resolution supplied to the Board,
but if the Board wishes to address the SEQR a resolution could be produced. Chairperson
Wilcox stated that he thinks this Board does not have enough information at this point to
make a positive or a negative determination of environmental significance.
Board Member Hoffmann stated that she agrees with Chairperson Wilcox, and
especially since the picture showing the light fixtures is not what the lights would look like
with the shields. With the shields there would be fewer individual lights per fixture because
each lamp would be more efficient with shields and large reflections.
Assistant Town Planner Frantz stated that as referred the project would be mounting
approximately 36 flood lights. The environmental review of the project is assuming 36 flood
lights. During the design phase, with the shields, they could reduce the number of lights.
That would be an improvement to this situation.
Board Member Hoffmann stated that she would like to have more information before
making her determination.
Mr. Putrelo stated that there would be approximately 36 fixtures. Musco has been
looking at this project with the visors all along for the Level 8 Modification. There would be
36 fixtures per pole.
Board Member Hoffmann asked if 36 fixtures would be twice as large as the drawing
supplied to the Board.
Mr. Putrelo stated that is correct.
PLANNING BOARD MINUTES 29 JULY 15, 1997
APPROVED - AUGUST 5, 1997
Board Member Bell stated that he would like to comment on Part II of the
Environmental Assessment Form. Mr. Frantz has done a great job on this analysis, but he
disagrees with the answer given to C2. Mr. Bell stated that C2 asks the question "if there
are any impacts on aesthetic, agricultural, archaeological, historic, or other natural or cultural
resources, or community or neighborhood character." The answer is "none is anticipated."
The Board is talking about the concerns of the light spillage being aesthetic in community
and neighborhood character. These are the issues the Board is talking about. He would not
call this "none ".
Assistant Town Planner Frantz stated that the concerns for the other neighbors was
put under C7 it other impacts ".
Board Member Bell stated that he would suggest a reference to C2 also.
Assistant Town Planner Frantz stated that the comments in C7 could be incorporated
into C2.
Director of Planning Kanter stated that there are ways to measure the significance of
the impact to relate back to what the Board wants to see to make their decision.
Chairperson Wilcox stated that the Board does not have enough information to make
a decision, and it is difficult to decide what information needs to be gathered.
Board Member Bell stated that light measurements are not something that the
Planning Board are experts on.
Assistant Town Planner Frantz stated that, for the record, he lives on the West Hill in
the City of Ithaca. Outside his job with the Town of Ithaca he is a member of and also
president of the West Hill Civic Association.
Board Member Bell asked if the West Hill Civic Association have any comments about
this issue.
Assistant Town Planner Frantz stated that the members of the Civic Association were
notified of this issue coming before the Planning Board, and were welcome to attend the
meeting.
Board Member Bell stated that he is very concerned about the spillage issues. He
was impressed by this presentation, but he is not totally convinced by it. He thinks there
should be some sort of performance criteria placed in this approval. Mr. Bell asked Attorney
Barney if there is any legal way that the Planning Board could set some performance
measurement.
PLANNING BOARD MINUTES 30 JULY 159 1997
APPROVED - AUGUST 5, 1997
Attorney Barney responded, yes, but what the performance measurement should be
he is not sure how to construct it. The Planning Board needs to decide whether there are
potential impacts from the lighting, and how to minimize those impacts.
Mr. Putrelo stated that he could provide a set of specifications that the Planning Board
could show an electrical engineer to approve.
Attorney Barney stated that the Planning Board is not concerned about how bright it is
on the field or how many candles it is. It is more the design specifications of what the
spillage is off the field as to what level of lighting would be accepted for the viewers on West
Hill.
Board Member Bell asked the Planning Staff if any of them are familiar with any
standard from planning literature for off site locations.
Director of Planning Kanter stated that it is not as easy as traffic counts and drainage
calculations. It would be easier to measure an immediate adjacent neighborhood effect than
it is the distance effect because that would be a less tangible situation.
Assistant Town Planner Frantz stated that one of the problems is that there is not a lot
of information out there because this is an issue that has not been considered an
environmental issue until about 10 years ago. Only in the last decade has an effort been
made to better control lighting spillage from athletic facilities and parks. There is not a whole
lot of information out there.
Board Member Ainslie asked what happened with the Cass Park softball lights.
Assistant Town Planner Frantz stated that the City of Ithaca has approved a Capital
Project of approximately $110,000 to rehabilitate the Cass Park lights.
Board Member Ainslie asked if that would be the same type of thing Cornell would be
doing.
Assistant Town Planner Frantz stated that Cass Park would not be including the
shields. The Cass Park lights adversely effect the Hector Street residents.
Board Member Ainslie asked if that is in the works.
Assistant Town Planner Frantz stated that is his understanding.
Mr. Whitham stated that he is also on the City's Park Commission. There is a Capital
Project to fix the Cass Park lights. It is not the same system because there is not enough
money to do that. There would be new lights that would be aimed better than the current
ones. Mr. Whitham stated that it seems for both Cornell University and the Town of Ithaca,
that if the possibility exists, Musco may be able to install some shields on the Schoellkopf
lights to see how they work and what the impacts would be. They would explore that. Not
PLANNING BOARD MINUTES 31 JULY 159 1997
APPROVED - AUGUST 5, 1997
knowing the schedule of when they could come and knowing that Cornell University has a
schedule they want to move forward with, he cannot make that promise tonight. He will
promise that he would pursue these issues.
Chairperson Wilcox stated that would be a great idea, but he would like something
more concrete for the next meeting.
Mr. Long stated that he wanted to suggest that the Planning Board look at what other
cities have done, because he has been very concerned about light pollution for the
observatories.
Mr. Bhaskaran stated that this has been quite a big issue for light spillage. There is
an organization called "International Dark Skies Association." They have a lot of information
on how to qualify as best as they can. It is a subjective area, but still there are some
measures by which they can qualify light spillage into surrounding areas and into the sky.
Cities have Lighting- Ordinances, that if someone puts up a light it would need to conform to
specific specifications. He suggests the Planning Board look closer at the specifications to
see what type of lighting would be suitable.
Board Member Bell asked what is the organization called.
Mr. Bhaskaran stated that the organization is called "International Dark Skies
Associations." It also has a web site at www.ida.org.
Board Member Bell asked if the observatory at Cornell University has anything to say
about this issue.
Mr. Bhaskaran stated that there is a professional observatory at Mount Pleasant, and
he usually goes there for star gazing. They have been open for some time. The Schoellkopf
lights are on the western skies. Any work at the observatories are effected when the lights
are on. When the comet was visible in April, there were a lot of people visiting the
observatory to view the comet. The sky needs to be dark as possible to view such things.
Board Member Hoffmann stated that if the Board could get some answers to the
questions that they did not know the answers to, such as how often would the field be
lighted, it would be nice.
Mr. Whitham stated that they were only looking for a preliminary approval to move on.
The final approval with the added information could be discussed at the next meeting.
Chairperson Wilcox stated that they would not receive preliminary approval until the
Board decides on SEQR.
Mr. Whitham asked if the Board is not sure what they are judging for SEQR in terms of
whether there are impacts.
PLANNING BOARD MINUTES 32 JULY 159 1997
APPROVED - AUGUST 5, 1997
Chairperson Wilcox stated that the Planning Board is being asked to determine
whether there are no environmental significance of these lights or if there are positive
impacts. The sense of the Planning Board at this time, is that there is not enough
information to make a SEAR determination. If there is no SEQR determination then the
Planning Board does not go any farther.
Attorney Barney stated that in terms of meetings, it may be possible to get preliminary
and final approvals at one meeting. If they could produce enough information to satisfy the
Planning Board, they would not loose much in timing.
Mr. Whitham stated that they would supply the Board with additional information to
help them make a decision at the next meeting.
Board Member Bell asked if the Planning Staff would have time to look into the Dark
Skies Association and what standards they have.
Director of Planning Kanter responded, yes.
Board Member Ainslie stated that Mr. Bell's approach is better than having to put one
or two shields at Schoellkopf field.
Chairperson Wilcox stated that what he proposes would be take one pole with shields
and one pole without shields, similar to the Boston College photograph, and position them at
night to West Hill. He wants to see a significant reduction from those that are hooded in
terms of the light.
Assistant Town Planner Frantz stated that he does not think the lights could be done
at the top of the Schoellkopf Crescent itself because he does not think those lights are
visible from West Hill. The lights on the two towers are the problem. If one tower was done
as a demonstration and advertised in the newspaper so all of West Hill will know, that would
be an alternative.
Chairperson Wilcox stated that the other alternative is to provide the information that
has been requested at the meeting or other evidence that the Staff believes would help the
Board make a decision on environmental significance.
Mr. Whitham stated that they would work on that information.
Director of Planning Kanter stated that in terms of timing, the next Planning Board
meeting is August 5. The Zoning Board of Appeals will be meeting August 13. By delaying
the SEQR determination and postponing the public hearing until August 5, Cornell would not
be loosing any time.
Chairperson Wilcox asked the Planning Board if there were any other environmental
impacts that are worrisome. The poles as viewed from West Hill do not appear to be a
PLANNING BOARD MINUTES 33 JULY 15,1997
APPROVED - AUGUST 5, 1997
problem given the height of the other buildings and the trees in the way. It is just the lighting
being an issue.
Chairperson Wilcox duly adjourned the SEQR Determination for Preliminary Site Plan
Approval for Cornell University Alumni Field Lighting at 10:11 p.m.
PUBLIC HEARING. CONSIDERATION OF PRELIMINARY SITE PLAN APPROVAL
AND RECOMMENDATION TO THE ZONING BOARD OF APPEALS REGARDING
SPECIAL APPROVAL FOR THE PROPOSED INSTALLATION OF FOUR (4) LIGHT
POLES RANGING IN HEIGHT BETWEEN 120 AND 140 FEET, EACH MOUNTING UP TO
36 FLOODLIGHTS WITH 1,500 TO 2,000 WATT METAL HALIDE LAMPS, SAID POLES
AND LIGHTS TO BE ERECTED ON TOWN OF ITHACA TAX PARCEL NO. 63=1m8a2v OR
ON THAT PORTION OF ALUMNI FIELD IN THE TOWN OF ITHACA BOUNDED BY
CAMPUS ROAD, WING DRIVE, AND TOWER ROAD RESIDENCE DISTRICT R -30
CORNELL UNIVERSITY, OWNER: SCOTT WHITHAM, AGENT:
The Planning Board postponed the Public Hearing for Preliminary Site Plan Approval
and a Recommendation to the Zoning Board of Appeals to the August 5, 1997, Planning
Board Meeting for further consideration.
AGENDA ITEM: SEQR_DETERMINATION, HALLBERG SUBDIVISION, EAST KING
ROAD:
Chairperson Wilcox duly opened the above - mentioned matter at 10:12 p.m., and read
aloud from the Agenda.
Edwin Hallberg pointed out on an enlarged map the location of the parcel in question.
Mr. Hallberg stated that this piece of property on East King Road came to his attention
because a couple of neighbors at Deer Run asked him to get involved. The property was
coming up for tax auction because someone was unable to keep up on the taxes. The
neighbors wanted to accomplish two things. One was to save a large tree that sits in the
middle of the bike path, and the area has a rough topography. They were hoping to give the
piece of land to the Town, which would be used for the bike path. It would make the bike
path a much more logical place because there is already a cleared piece where the sewer
line was installed for the development. The neighbors at Deer Run asked him to get
involved in this project, and asked him to put up some money against their money with the
contingency that lot "C" would be created to act as a buffer to the people on Deer Run from
what may happen in development. Someone could come in under the R -15 zoning to put six
houses on Lot "A" and "B" next to lot "C ". The only issue that this creates is a non
conforming lot, and how should this be dealt with. It would be created for the best intentions
of the neighbors. Mr. Hallberg stated that Mr. Kanter asked for deed restrictions on this
property. He did not think it would be complicated to do.
Director of Planning Kanter stated that the Planning Board was supplied with those
deed restrictions.
PLANNING BOARD MINUTES 34 JULY 159 1997
APPROVED - AUGUST 5, 1997
Attorney Barney stated that he discussed this proposal with Mr. Kanter, and he was
puzzled as to why lot "C" was being created at all. Attorney Barney asked why couldn't lot
"C" be tacked onto lots "A" and "B ".
Mr. Hallberg stated that it was done in deference to the people who asked him to get
involved.
Chairperson Wilcox asked Mr. Hallberg if the Burbanks were the one who asked him
to get involved.
Mr. Hallberg responded, yes.
Chairperson Wilcox stated that the Burbanks own the three lots on the other side of
the Town's future trail.
Mr. Hallberg stated that there were a few other neighbors who asked him to get
involved also.
Attorney Barney asked if lot "C" was tacked onto lots "A" and "B" with the deed
restrictions placed upon that, would that accomplish the same thing.
Mr. Hallberg stated that Attorney Barney is the lawyer, and whatever he thinks.
Attorney Barney stated that it would not create a landlocked parcel. That is the
troublesome point that the Board would be creating a land locked parcel.
Mr. Hallberg stated that he tried to work out with the Assessment Office to consolidate
the Burbanks land with lot "C ". Mr. Kanter had discussions with the Assessment Office, and
there was no mechanism available to do this. This would be a matter of comfort for the
people who are involved in this. Ownership is stronger than a deed restriction, so if the
owner of lot "A" or lot "B" decides to disobey the deed restrictions and do what they want, the
Burbanks would be subject to this.
Attorney Barney stated that the Burbanks would have the same deed restrictions.
That would be a risk no matter who is subject to the deed restrictions.
Mr. Hallberg stated that the Burbanks have put the money up for this, and would be
happy with the ownership of lots "A ", "B ", and "C".
Attorney Barney asked in what way did the Burbanks put money up.
Mr. Hallberg stated that the Burbanks participated in the purchase of lots "A ", "B ", and
"C ". The Burbanks paid the taxes to the Tax Assessor for these lots.
Board Member Bell asked if these lots were at the auction recently.
PLANNING BOARD MINUTES 35 JULY 159 1997
APPROVED - AUGUST 5. 1997
Mr. Hallberg responded, yes. -
Chairperson Wilcox asked Mr. Hallberg if he and the Burbanks, and other parties
pooled money together and purchased those lots.
Mr. Hallberg responded, yes. The Burbanks paid $3,000, and he paid $15,000. The
idea is that he would be able to recoup the $15,000 with the sale of lots "A" and "B ".
Board Member Kenerson stated that this is a legal arrangement.
Chairperson Wilcox stated that the Town does not like land locked parcels.
Mr. Hallberg stated that the fallback position on this, is to take a 10 -foot wide strip
down the east side of lot "B ".
Chairperson Wilcox stated that would create a flag lot.
Mr. Hallberg stated that a 10 foot wide strip would have the same deed restrictions as
the rest of the property. Mr. Hallberg asked what would he need to do to make this non land
locked.
Attorney Barney stated that there needs to be a right -of -way big enough to get an
emergency vehicle through.
Chairperson Wilcox asked Mr. Hallberg if the Burbanks would have a problem with
creating a flag lot.
Mr. Hallberg responded, no.
Board Member Bell stated that he cannot understand this theory at all. It is hard to
respond to this. There are all kinds of controls. This sounds very odd to him.
Chairperson Wilcox stated that he knows the Burbanks personally, and understands
why they want the land, for the same reasons they bought three lots on Deer Run. The
Planning Board approved a land locked parcel for open space a few meetings ago.
Director of Planning Kanter stated that he wishes there was a way the Assessment
Office could consolidate lot "C" to the Burbank parcel. Ed Hughes indicated that unless the
intervening area was a public road right -of -way (the trail system was not considered the
same) it could not be consolidated.
Board Member Hoffmann asked if the part colored solid green on the enlarged map
would remain with the Town even if the checkered parcel is added.
Director of Planning Kanter responded, yes.
PLANNING BOARD MINUTES 36 JULY 159 1997
APPROVED - AUGUST 5, 1997
Board Member Hoffmann asked if there would be access to the checkered piece from
the brown piece of land, and what about the tree blocking the trail system.
Director of Planning Kanter stated that the brown triangle piece of land is another
piece of the puzzle to make this work. The Town may have to ask the Malloy Brothers
Construction Company who owns the brown piece. The Town would have a better area to
work with to connect the trail if they get approval from the Malloy Brothers. Without that
brown piece, there would still be the tree to deal with for the alignment. There is a little bit
more opportunity to move around the tree, but the brown piece of property would help a lot.
MOTION made by Fred Wilcox, seconded by Robert Kenerson:
NOW, THEREFORE, BE IT RESOLVED.
That the Town of Ithaca Planning Board hereby makes a negative determination of
environmental significance in accordance with the New York State Environmental Quality
Review Act for the above referenced action as proposed and, therefore, neither a Full
Environmental Assessment Form, nor an Environmental Impact Statement will be required.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Hoffmann, Ainslie, Kenerson, Bell.
NAYS - None.
The MOTION was declared to be carried unanimously.
(NOTE: The adopted resolution is hereto attached as Exhibit #5.)
Chairperson Wilcox duly closed the SEQR Determination for Preliminary and Final
Subdivision Approval for the Hallberg Subdivision at 10:25 p.m.
PUBLIC HEARING. CONSIDERATION OF PRELIMINARY AND FINAL
SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF TOWN OF ITHACA
TAX PARCEL NO. 44- 1-4.312, 2.64 +/- ACRES IN SIZE AND LOCATED ON THE NORTH
blUt OF EAST KING ROAD OPPOSITE RIDGECREST ROAD INTO FOUR LOTS 0.82 +/=
ACRES, 0.69 +/- ACRES, 0.66 +/- ACRES, AND 0.47 +/- ACRES IN SIZE RESPECTIVELY
RESIDENCE DISTRICT R -15. EDWIN A. HALLBERG, OWNER/APPLICANT•
Chairperson Wilcox declared the above -noted matter duly opened at 10:26 p.m., and
read aloud from the Notice of Public Hearings as posted and published and as noted above.
Chairperson Wilcox stated that, for the proposal, the Board knows what Attorney
Barney's objections are, and that the Town does not like land locked parcels. The Board has
the option of what is being proposed or to make a flag lot along lot "A" or lot "B" depending
upon what the Burbanks prefer.
PLANNING BOARD MINUTES 37 JULY 159 1997
APPROVED - AUGUST 5, 1997
Attorney Barney stated that the third possibility would be to extend lots "A" and "B ",
and put a deed restriction on the last 130 feet of the lots.
Chairperson Wilcox stated that at which point Mr. Hallberg would retain ownership.
Attorney Barney stated that whoever owned lot "A" or lot "B" would end up owning
parts of lot "C" with deed restrictions.
Mr. Hallberg stated that he asked that alternative not to be considered.
Board Member Hoffmann asked what about the problems of the brown piece of land
owned by the Malloy Brothers Construction. If that is under negotiation, how could the Board
make a decision.
Director of Planning Kanter stated that
related to this subdivision. Presumably, if this
consider some way of using the alignment. TI
now, and lot "D" is extra. If the Town could get
get the brown piece of land from the Malloy
better.
it is related, but it is not something directly
was not happening, the Town would need to
ie original trail system is what the Town has
lot "D" that would be great. If the Town could
Brothers to help further that would be even
Attorney Barney stated that would be half the solution to the problem.
Director of Planning Kanter stated that unfortunately, Mr. Hallberg does not have
direct control over the Malloy Brothers lot.
Chairperson Wilcox stated that there
Brothers' lot to give away the corner.
appears to be enough room on the Malloy
Attorney Barney stated that there is also a sewer line that would prevent any
construction being done on that corner.
Director of Planning Kanter stated that lot "D" was mentioned in the memorandum, but
was not discussed too much. There is a potential for some drainage improvements that the
Town's Engineer has been thinking about to help control run off that goes down hill in that
area. Plus the actual ownership of the area where the sewer lines are would be a nice thing
to do.
Mr. Hallberg stated that in consideration for those benefits, all he asks for is the
creation of a non conforming lot.
Attorney Barney stated that the land would be non conforming no matter what this
Board does. If Mr. Hallberg is insisting that there is a lot "C ", it would still be non conforming.
Mr. Hallberg asked if lot "C" was made a flag lot, would it still be non conforming.
PLANNING BOARD MINUTES 38 JULY 15,1997
APPROVED - AUGUST 5, 1997
Attorney Barney responded, yes. There would not be the required frontage on the
road. The required frontage on a road is 100 feet. Flag lots are non conforming lots that
require variances. Flag lots would be non conforming in a sense of the Zoning, but they are
conforming in a sense that they would have some sort of access to them so they are not
completely land locked.
Board Member Bell stated that he has another alternative, in which the geometry of lot
"C" could be played with. There were a few alternatives made. Since there are potential
negotiations with the Malloy Brothers, the Town could take a portion of lot "C" on the western
portion and give it in exchange for the triangle piece.
Mr. Hallberg stated that it is not the Town's land to give.
Board Member Bell stated that it
to make something that works legally.
Hallberg's and the Malloy Brothers to gig
to be some negotiations here. The
exchange for the triangle piece of land,
portion of lot "C" be given to the Malloy
to lot "A" and another portion to lot "B ".
chop the land in different ways.
may not be the Town's land to give, but he is trying
There might be a way to do it. Obviously, it is Mr.
ie. The legality is the Town's to give, so there needs
Malloy Brothers are going to want something in
so maybe an arrangement could be made where a
Brothers, and some other portion of lot "C" be given
There is a variety of people around there who could
Chairperson Wilcox stated that the Board should avoid discussing the triangle piece
from the Malloy Brothers because the Board needs to concentrate on what is in front of them.
The Board is being asked to approve this subdivision as proposed, or if the Board is not
happy with it then it does not get approved. The Malloy Brothers land on the side is
irrelevant, and the Staff and the Attorney could work on getting that land.
Board Member Hoffmann stated that Phil Zarriello, Chair of the Conservation Board,
mentioned in his memorandum that both lots "C" and "D" appear to be land locked, and
would not be suitable for residential or park land use.
Director of Planning Kanter stated that Mr. Zarriello did not have the information that
was provided in the memorandum, and he did not have the background and was not made
aware before making that comment that the Town was talking about this for trail purposes.
Mr. Zarriello was talking about an actual park type that people would have to get to without
realizing that there would actually be a trail there.
Director of Engineering Walker stated that the Board should be thinking of it as
fattening up of the trail system in that section.
Director of Planning Kanter stated that it would not be a park, it would be Town land
for park, trail, sewer, or drainage purposes.
PLANNING BOARD MINUTES 39 JULY 159 1997
APPROVED - AUGUST 5, 1997
Board Member Hoffmann asked if lot "D" would be consolidated with the rest of the
trail system.
Attorney Barney responded, yes. Attorney Barney stated that he sees where Mr. Bell
is coming from and realizes what he is saying that it is an independent issue with the Malloy
Brothers, but it is also related in a sense that if the Town was sure to get something from
Malloy Brothers that the Burbanks could actually get more land because the Town may not
need lot "D" for the trail system.
Mr. Hallberg stated that Mr. Kanter mentioned that once the land is made park land,
which is what it is now, that the genie does not go back in the bottle.
Attorney Barney asked if this land was ever conveyed to the Town.
Director of Planning Kanter responded, yes.
Mr. Hallberg stated that this was created as park land by a motion of the Planning
Board or the Town Board. Whether it has been conveyed or not, he is not sure.
Attorney Barney stated that the Town could probably adjust it, but the Town could not
give it up all together. The Town could adjust the land to make the trail run somewhat
southeast of where it runs now. This would create some land that could go to Burbank
directly adjacent from their lot that could be consolidated to Burdank's property.
Mr. Hallberg stated that was the original intention with the checkered piece of land on
the map. The problem is that the trail system runs into the Malloy Brother's property.
Attorney Barney asked if something were done would the Burbanks get a piece of lot
"D" and part of the Town's trail by moving the trail to the south around the tree, would there
still be a lot "C ".
Mr. Hallberg stated that it would depend how far south the trail is moved.
Director of Engineering Walker stated that the existing trail alignment basically follows
the sewer lines until reaching the Malloy property, and then the trail goes down while the
sewer stays at a constant grade. The trail would be in better alignment if one were to leave it
over the sewer.
Mr. Hallberg asked if a deal needs to be made with Malloy Brothers first before
making a deal with Burbanks.
Attorney Barney responded, yes.
Mr. Hallberg asked if anyone has talked to Malloy Brothers.
PLANNING BOARD MINUTES 40
APPROVED - AUGUST 5. 1997
"JULY 159 1997
Director of Engineering Walker stated that the staff would be contacting the Malloy
Brothers.
Chairperson Wilcox stated that he does not have a clear sense of the Board yet. The
Board may be willing to go along with the proposed resolution.
Mr. Hallberg stated that he would like to make a suggestion. If the Town could talk to
the Malloy Brothers and convince them to give up the triangle, that would make the Town
feel better. The Town wants the trail on the sewer line for the best place of the trail. The
Burbanks are much more concerned with the property contiguous to theirs, and then the
dark line could be shifted into the checkered parcel. Burbanks are given land, the Town gets
the land they want, and then lots "A" and "B" are extended through lot "C" and deed
restricted. Mr. Hallberg described his suggestion again and pointed out on- enlarged map
what he is suggesting.
Board Member Kenerson stated that sound like an idea that may work.
Mr. Hallberg stated that it would work if the Malloy Brothers agree to it.
Board Member Bell asked if this needs to go through the whole process of State
Legislature by taking the park land away from park status.
Attorney Barney stated that if the Town owns the land, then probably the Town does.
It is a time consuming, not necessarily guaranteed favorable outcome process. If the Town
does not own it, then the Town could trade off something.
Chairperson Wilcox stated that means even though the Town Board may have
accepted it, if the Town does not own it the Town can do a substitution.
Attorney Barney stated that the Town Board could rescind the acceptance of the park,
and approve that.
Chairperson Wilcox asked Mr. Hallberg if he was in a hurry for this subdivision.
Mr. Hallberg responded, yes, and was wondering if he could be put on the August 5
Planning Board Agenda.
Director of Planning Kanter responded, yes.
Mr. Hallberg stated that he would be willing to sell this property to the Town to make
the whole thing a park, but he would need to have something for the Burbanks as protection.
Board Member Hoffmann asked Mr. Hallberg if meant to sell lots "A ", "B ", and "C"
Mr. Hallberg responded, yes.
PLANNING BOARD MINUTES 41 JULY 159 1997
APPROVED - AUGUST 5, 1997
Attorney Barney asked Mr. Hallberg if the Town could purchase the property for a
dollar.
Mr. Hallberg responded, no, it would be more than a dollar.
Chairperson Wilcox opened
heard, Chairperson Wilcox closed
what he senses as the preference
discuss a proposal with the Malloy
configuration as discussed that see
a land locked parcel.
the Public Hearing. With no one present wishing to be
the Public Hearing. Chairperson Wilcox stated that with
of this Board, Mr. Hallberg, and the staff, they will try to
Brothers for the triangle piece to come up with a different
ems to make everyone happy and that this does not create
Chairperson Wilcox duly adjourned the Preliminary and Final Subdivision Approval for
the Hallberg Subdivision for further consideration at 10:45 p.m.
AGENDA ITEM: OTHER BUSINESS:
Board Member Hoffmann stated that she received a phone call from Candace Cornell
(who was unable to attend tonight's meeting), that she heard about an accident that
happened at the intersection of Route 13 and Route 13A last night. She mentioned she was
at the McDonalds, and overheard three sets of people talking about this accident, and how
difficult that intersection is. What they specifically mentioned was when people are driving
south on Route 13A approaching Route 13, that when they turn right on red (which is
allowed there) that they cannot see cars coming from the left because there is a bridge that
obstructs their view. People could see traffic, but the bridge blocks the view of most cars,
especially small cars. Ms. Cornell went there to see for herself. She drives a van so she sits
a little higher than in a standard sedan, and she had trouble seeing the cars also. Ms.
Cornell wanted to bring this up if she came to the meeting. It seems one simple solution
would be to consider prohibiting turning right on red there to prevent accidents from
happening when people pull out and do not see cars coming across the bridge.
Attorney Barney stated that the way the accident occurred was the opposite. He
thinks there was someone north bound on Route 13 and they turned in a path of a car
coming south bound to turn onto Route 13A, and were hit head on. The driver was killed,
and the passenger was in critical condition. The operator of the other vehicle hitting them
walked away.
Chairperson Wilcox stated that there are other questions about that intersection
specifically the right most south bound lane ending at the intersection of Route 13A, and
people are not realizing that.
Director of Engineering Walker stated that is why the accident happened. The person
who was driving straight south in the right hand lane thinking they had the right -of -way, and
the person who was making the left turn thought those people were turning right and then
boom.
PLANNING BOARD MINUTES 42 JULY 15, 1997
APPROVED - AUGUST 5, 1997
Chairperson Wilcox stated that there have been acknowledged issues at that
intersection.
Director of Engineering Walker stated that if the State built the four lanes all the way
out the problem would not be there.
Attorney Barney stated that Ms. Cornell should write a letter to the Town Board on
that issue. It is a State Highway. The Town has no control over it, but if an issue was made
to the Town Board they could endorse the question to the State.
Director of Planning Kanter stated that the intersection was discussed by the Town
Board when the State completed the project indicating the potential concerns for the way the
two lanes go into one lane right after that intersection. There had been - some original
thoughts about making those lanes extend further beyond the intersection, but that did not
happen with the project.
Board Member Hoffmann stated that she handed the Minutes of June 17, 1997 into
the secretary late, and they need to be discussed with the Board again. There are three
things in particular where she wants the language to be different to clarify what was said.
Ms. Hoffmann apologized, and it should have been done properly. Ms. Hoffmann asked the
Planning Board if they would be willing to revisit the minutes to point out the sections she
wants to clarify.
Page 15, paragraph 3, states "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."
Board Member Hoffmann stated that she made the above comment in response to Mr.
Kanter asking her to clarify what she meant by the three park parcels on the Monkemeyer
property being disconnected. The first sentence makes it sound as if she was saying that
they are developable pieces of land that are being turned into park, but what she meant to
say was that there were developable pieces of land that were coming into and between park
parcels in the configuration the Board talked about last time. She does not think the
sentence as written represents what she meant, and she is not sure what she said.
Board Member Kenerson stated that the secretary is only to transcribe what was said,
not to interpret what the meaning of that saying was.
Board Member Hoffmann stated that is correct, but she is quite sure that she did not
say "that they are developable pieces of land being made into park area." She does not
think she said it that way. That statement is very far from what she meant.
Board Member Kenerson stated that Ms. Hoffmann would need to check the tapes to
see what she did say.
PLANNING BOARD MINUTES 43
APPROVED - AUGUST 5, 1997
JULY 159 1997
Board Member Hoffmann stated that she is willing to do that. That is one thing. She
has a few more to check with the Board on.
Page 22, has the discussion from Candace Cornell about the plants. It does not say
anywhere on the page that she actually had the plants at the meeting. Ms. Hoffmann
thought it would be appropriate to include a sentence "that Candace Cornell had the plants
at the meeting for the Board to look at."
Board Member Ainslie stated that he made a statement that Candace Cornell had the
plants, and that she did not go to the florist to pick them.
Board Member Hoffmann stated that Mr. Ainslie's statement is in the minutes later on,
but she thinks it should be stated by Ms. Cornell's discussion as well.
Board Member Kenerson stated that the minutes are based on what is said.
Board Member Hoffmann responded, yes, but later on in the minutes it states that
Candace Cornell and Mr. Kanter left the meeting, but nothing was said about that. But it was
stated there anyway.
Debby Kelley, Keyboard Specialist/Minutes Recorder, stated that those statements
were mentioned on the tape.
Board 'Member Hoffmann stated that she did not realize they were mentioned on the
tape. The next statement is:
Page 43, second paragraph, states "Board Member Hoffmann stated that does not
preclude that she is not an expert on wetlands just because she is on the Planning Board.",
and that she meant to say "just because she is on the Planning Board it does not preclude
that she is an expert on wetlands." Ms. Hoffmann would like the second not in the sentence
omitted otherwise it would say the opposite of what she is saying.
Chairperson Wilcox stated, for the record, that these minutes were heavily edited by
more people than usual.
Board Member Hoffmann stated the minutes were edited by Cathy Valentino and Joan
Noteboom.
Chairperson Wilcox stated that a lot of the members of the Town Board actually
listened to the tape and more people than usual edited the minutes. These minutes were
looked at by a lot of people.
Attorney Barney stated that the three corrections should not be a problem for the
Board to authorize a change in the minutes. The second correction he is not sure what Ms.
Hoffmann wanted corrected.
PLANNING BOARD MINUTES 44 JULY 159 1997
APPROVED - AUGUST 5, 1997
Board Member Hoffmann stated that she thought it would be appropriate to add a line
that states "Candace Cornell in fact had the plants at the meeting."
Attorney Barney asked if Ms. Cornell had some of the plants she was talking about.
Board Member Hoffmann responded, yes.
Attorney Barney stated that is up to the Board to decide whether they want to add that
to the minutes.
Board Member Bell asked if the video tape and slides from tonight's meeting will be
mentioned in the minutes.
Board Member Kenerson stated that the slides and video tape were mentioned that
Cornell University was going to show them to the Board.
Attorney Barney stated that the Staff identified the video tape, but he is not sure about
the slides.
Board Member Bell stated that they are exhibits.
Attorney Barney stated that he does not have a problem with it.
Chairperson Wilcox stated that it is not a substantive change, it is just clarification.
Attorney Barney stated that the first correction of Ms. Hoffmann's suggestion, he is not
sure of. The Board should approve the other two changes, and then Ms. Hoffmann could
listen to the tape for the first issue, and then bring it back to the Board for further
modification.
RESOLVED, that this Board approves the two changes to the Minutes of June 17,
1997 Planning Board Meeting suggested by Eva Hoffmann.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Hoffmann, Ainslie, Kenerson, Bell.
NAYS - None.
s ABSTAIN - Wilcox.
The MOTION was declared to be carried.
Board Member Ainslie stated that he is surprised the Town Board does this.(edit the
minutes)
Chairperson Wilcox stated that the Town Board does not do this as a regular practice.
PLANNING BOARD MINUTES 45
APPROVED - AUGUST 5, 1997
Attorney Barney stated that meeting was a very interesting meeting.
Director of Planning Kanter stated that meeting caught people's attention.
JULY 159 1997
Board Member Bell stated that he is a little concerned about the word "edited" by
Town Board members.
Board Member Ainslie asked if the Town Board has other things to do.
Board Member Bell asked why would the Town Board edit these minutes.
Chairperson Wilcox stated that the minutes state that Cathy Valentino edited the
minutes.
Board Member Bell asked why would Cathy Valentino be editing the minutes.
Chairperson Wilcox stated that the minutes also state that Joan Noteboom edited the
minutes.
Attorney Barney stated that Joan Noteboom is the Clerk of the Town, and that is part
of her role. Cathy Valentino is the Town Supervisor. The Planning Board would have the
ultimate determination to approve these minutes, but at some of these meeting when things
area little flavorful, the Town has some potential liabilities for what goes on. It is not
unreasonable for the Supervisor to read the minutes and make her suggestions as to how
handle a particular editing question. He is not sure what she did to the minutes, but she did
listen to the tapes.
Board Member Hoffmann stated that as far as writing what was said, there was one
place in the minutes where what she said was edited and changed quite a bit. It was the
case where she was asking how someone in a wheelchair would get from the residential
towers to the new building entrance. It was changed to read something like "how would
someone under the Americans Disabilities Act get from." Sometimes there are changes in
what was said. She thinks if the changes are to clarify what was said, and what was meant it
is a different thing. People need to be careful on how things are said.
Chairperson Wilcox stated that this is the first and only set of minutes since he has
been chair that he has not edited.
PLANNING BOARD MINUTES 46 JULY 159 1997
APPROVED - AUGUST 5. 1997
AGENDA ITEM: ADJOURNMENT:
Upon MOTION, Chairperson Wilcox declared the July 15, 1997, Meeting of the Town
of Ithaca Planning Board duly adjourned at 11:04 p.m.
Pre jaed
De orah Kelley,
Keyboard Specialist/Minutes Recorder
G j
Mary Brya�r , ✓ ✓✓
Administrative Secretary for the
Town of Ithaca Planning Board.
TOWN OF ITHACA PLANNING BOARD
126 East Seneca Street
Ithaca, New York 14850
Tuesday. Julv 15. 1997
AGENDA
7:30 P.M. Persons to be heard.
7:35 P.M. PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed construction of a three -
story, 91,000 +/- square foot Health Sciences and Human Performance buildiner and associated site work,
said facility being located on Town of Ithaca Tax Parcel No's. 41 -1 -30.11 -30.2 and -30.5, Residence
District R -15. Ithaca College. Owner: Robert O'Brien. Hoffman, O'Brien. Look, Taube & Chiang, P.C.,
Agent.
8:00 P.M. SEQR Determination, Proposed Food Composting Operation, Cornell University, 751 Dryden Road.
8:10 P.M. PUBLIC HEARING: Consideration
the proposed establishment of a food
per day of bedding/sawdust, manure,
Dryden Road, on a portion of Town
Land Use District (SLUD) No. 9. Co
of Preliminary and Final Site Plan Approval and Special Approval for
compost processing operation to consist of the mixing of 13 +/- tons
and food waste at the existing Farm Service Complex, located at 751
of Ithaca Tax Parcel No. 64 -1 -1, consisting of 50 +/- acres, Special
mell University, Owner: Daniel Winch, Agent.
8:35 P.M. SEQR Determination, Alumni Field Lighting, Cornell University, Campus Road.
:45 P.M. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval and a Recommendation to the
Zoning Board of Appeals regarding Special Approval for the proposed installation of four (4) light poles
ranging in height between 120 and 140 feet, each mounting up to 36 floodlights with 1,500 to 2,000 watt
metal halide lamps, said poles and lights to be erected on Town of Ithaca Tax Parcel No. 63- 1 -82, or on that
portion of Alumni Field in the Town of Ithaca bounded by Campus Road, Wing Drive and Tower Road,
Residence District R -30. Cornell University, Owner; Scott Whitham, Agent.
9:10 P.M. SEQR Determination, Hallberg Subdivision, East King Road.
9:20 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcel No. 44 -1- 4.312, 2.64 +/- acres in size and located on the north
side of East King Road opposite Ridgecrest Road, into four lots, 0.82 +/- acres, 0.69 +/- acres, 0.66 +/-
acres, and 0.47 +/- acres in size respectively, Residence District R -15. Edwin A. Hallberg,
Owner /Applicant.
9. Approval of Minutes: July 1, 1997 (in packet)
10. Other Business.
11. Adjournment.
Jonathan Kanter, AICP
Director of Planning
273 -1747
NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY MARY BRYANT AT
273 -1747.
(A quorum of four (4) members is necessary to conduct Planning Board business.)
The Ithaca Journal Wednesday, July 9, 1997
TOWN OF ITHACA consist of the mixing of 1
PLANNING BOARD +/- tons per day of bedding
NOTICE OF sawdust, manure and fooc
PUBLIC HEARINGS waste at the existing Farm
Tuesday, July 15, 1997 Service Complex, located at
B y direction of the 751 Dryden Road, on a par.
Chairperson of the Planning tion of Town of Ithaca Tax
Board, NOTICE IS HEREBY Parcel No. 64 -1.1, consisting
GIVEN that Public Hearings of 50 +/• acres, Sppecial land
will be held by the Planning Use District (SLUD) No. 9.
Board of the Town of Ithaca Cornell University, Owner;
on Tuesday, July 15, 1997 Daniel Winch, Agent.
at 126 East Seneca Street, 8:45 p.m, Consideration of
Ithaca, N.Y., at the following Preliminary Site Plan Ap-
times and on the following proval and a Recommendo-
matters: tion to the Zoning Board of
7:35 P.m. Consideration of Appeals regarding Special
Final Site Plan Approval for Approval for the proposed
the Proposed construction of installation of four (4) it
a three- story, 91,000 +/- poles ranging in height be-
square foot Health Sciences "wean 120 and 140 feet,
and Human Performance each mounting up to 36
building and associated site floodlights with 1 500 to
work, said focility being lo- 2.000 watt metal halide
cated on Town of Ithaca Tax lamps, said poles and lights
Parcel No's. 41- 1.30.1, to be erected on Town of
-30.2 and -30.5, Residence Ithaca Tax Parcel No.
District R -15. Ithaca College 63.1.8.2, or on that portion
Owner; Robert O'Brien, HOW of Alumni Field in the Town
man, O'Brien, look, Taube & of Ithaca bounded by
Chiang, P.C., Agent. Campus Road, Wing Drive
8.10 P.M. Consideration of and Tower Road, Residence
Preliminary and Final Site District R -30. Cornell Univer.
Plan Approval and Special sity, Owner; Scott Whitham,
Approval for the roposed Agent.
establishment of a f0 cam. '9 :20 P.M. Consideration of
cost orocessina oaeration to iPreliminary and Final Sub.
division Approval for the pro-
posed subdivision of Town of
Ithaca Tax Parcel No.
44 -1- 4.312, 2.64 +/- acres
in size and located on the
north side of East King Road
opposite Ridgecrest Road,
into four lots, 0.82 +/- acres,
0.69 +/- acres, 0.66 +/-
acres, and 0.47 +/- acres in
size respectively, Residence
District R -15. Edwin A.
Hallberg, Owner /Applicant.
Said Planning Board will at
said times and said place
hear all persons in support of
such matters of 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
July 9 1997
TO%TyN 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, tie%- York. on Tuesday Julv 15 1997
commencing at 7:30 P.M. as per attached.
Location of Sign Board used for Posting: Bulletin Board. Front & Entrance of Town Hall.
Date of Posting : July 7, 1997
Date of Publication: July 9, 1997
C % 1 064t1w
�
Karen McGuire
Town of Ithaca.
STATE OF NEW YORK) SS:
COUNTY OF TOMPKINS)
Sworn to and subscribed before me this /Elday of July 1997.
Mary J. Saxton
filename: p &paf Notary Public. State of New York
Registratin- - ?ISA5044003
Qualifier in (ioga County
My Commission Expires d �o
TOWN OF ITHACA PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
Tuesciav, jul-i 15, 1997
By direction of the Chairperson
Public Hearings will be held
July 15, 1997, at 126 East
of the Planning
by the P' Winning =card
Seneca Street, Ithaca,
Board, NOTICE
of the Town.
N.Y., at the
IS HEREBY GIVEN that
of It:: ^aca on Tuesday,
following times and on
the following matters:
foot
Health
Sciences and Human
7:35 P.M. Consideration of Final
Site Plan
Approval for
the proposed construction of
a three - story, 91,000 -/- scuare
foot
Health
Sciences and Human
Performance building and
associated
site work,
said
facility being located
on Town of Ithaca Tax
Parcel No's.
41 -1 -30.1,
-30.2
and -30.5, Residence
manure, and food waste
at
the existing
Farm Service
Complex, located at 751 D-yden Rcad, on
Parcel No. 64 -1 -1, coin sist-ng of 50 +/-
(SLUD) No. 9. Cornell University, Owner;
District R -15. Ithaca
College,
C',Yner; Robert
O'Brien,
Hoffman, O'Brien,
Look, Taube & Chia1:a, P.C.,
Agen =.
8:10 P.M. Consideration
of Preliminary and Final
Site
Plan Approval
and Special
Approval for
the proposed esta'o "ishment
of
a food
compost
processing
operation to
consist of the -axing
of
13 +/-
tons
per day of
bedding /sawdust,
manure, and food waste
at
the existing
Farm Service
Complex, located at 751 D-yden Rcad, on
Parcel No. 64 -1 -1, coin sist-ng of 50 +/-
(SLUD) No. 9. Cornell University, Owner;
a portion of
acres, Special
Daniel Winch,
Town of Ithaca Tax
Land Use District
Agent.
8:45 P.M. Consideration of
Preliminary
Si::e
Plan
Approval and a
Recommendation to
the Zoning Board
of Appeals regarding Special
Approval
for the proposed
installation of four
(4) light
poles
ranging in
height between 120 and 140
feet,
each mounting
up to
36 flcodlights with 1,500 to 2,000
watt metal
halide
lamps, said
poles e�.d ligh_s to be erected on Town of
Ithaca Tax
Parcel
No. 63- 1 -8.2,
or on
that portion of Alumni Field in the
Town of
Ithaca
bounded by
Campus
Road, swing Drive and Tower Road,
Residence
District R -30. Cornell University, Owner; Scott Whitham, Agent.
9:20 P.M. Consideration of Preliminary a:.d
proposed subdivision of Town of It_
acres in size and located on the
Ridgecrest Road, into four lots, 0
acres, and 0.47 +/- acres in size
Edwin A. Hallberg, Owner /Applicant.
Final Subdivision Approval for the
laca Tax Parcel No. 44 -1- 4.312, 2.64 +/-
north side of East King Road opposite
.82 +/- acres, 0.69 +/- acres, 0.66 +/-
respectively, Residence District R -15.
Said Planning Board will at sa_d times and said place hear all persons in support of
such matters or objections thereto. PerSC%S may appear b_v 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 43 hours prior to the time of the public
hearings.
Jonathan Kanter, AICP
Director of Planning
273 -1747
Dated:Mondav, Jul_v 7, 1997
Publish: Wednesday, July 9, 179%
ADOPTED RESOLUTION:
Final Site Plan Approval
Ithaca College, Health Science and Human Performance Building
953 Danby Road
Planning Board, July 15, 1997
MOTION by Robert Kenerson, seconded by James Ainslie:
WHEREAS:
L This action is the Consideration of Final Site Plan 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?. and -30.3. Residence District R -1 5.
Ithaca College, Owner, Robert O'Brien, Hoffman. O'Brien. Look, Taube & Chiang, P.C.. Agent, and
This is an Unlisted Action for which the Town of Ithaca Planning Board. acting as Lead Agencv in environmental
review, has, on June 17, 1997, made a negative determination of environmental significance with regard to Site Plan
Approval, and
3. The Town of Ithaca Zoning Board of Appeals, did, on July 9, 1997, grant a Special Approval under Article IV,
Section 11.3 of the Town of Ithaca Zoning Ordinance, allowing the construction of the Health Sciences and Human
performance Building located on the Ithaca College Campus, and
4. The Planning Board, at a Public Hearing held on July 15. 1997, has reviewed and accepted as adequate drawings
entitled: "New Building for Health Science and Human Performance. Ithaca College, Ithaca, New York ", Sheet No.
C 101 "Utility Plan ", dated 6/20/97, Sheet No. L 102 "Grading Plan ", dated 6/19/97, Sheet No. L 103 "Planting
Plan ", dated 6/19/97, Sheet No. L 106 "Site Plan ", dated 6/27/97, 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:
That the Planning Board hereby grants Final Site Plan Approval for the proposed construction of a
three story, 91,000" square foot Health Science and Human Performance building and associated site
work, 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. as shown on drawings entitled: "New Building for Health Science and
Human Performance, Ithaca College, Ithaca, New York ", Sheet No. C 101 "Utility Plan ", dated 6/20/97,
Sheet No. L 102 "Grading Plan ", dated 6/19/97. Sheet No. L 103 "Planting Plan ", dated 6/19/97, Sheet No.
L 106 "Site Plan, Proposed Ithaca College Fill Site ", dated 6/27/97, 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.
The Motion was declared to be carried unanimously.
AYES - Wilcox. Hoffmann, Ainslie. Kenerson, Bell.
NAYS - None.
Karen McGuire, Secretary, Town of Ithaca.
�I Bry t. Admin� rative Secretary
.
PRE 4:EM;VA_R`_' S7.7E PL?Ns ClHECKLIST
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P4c�_C?' �r�_IE G1G5L JC:7
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2, Payment of review fees .
De_cs;= o= escrow.
3. �C Fully complezed and signed S=: - _.'r- rormen_a_
Assessment Form, Part I (SEA:), or Lcnc Envircr_menza=
Pssessmen+. For--i. Par= I (LEAF) (S`_ Town Planner as
to which t subm_=.)
4. C Proposed preli n_nary site o_? an, wit : - l the follow =nc
L
information, must be filed in the of =ice of the Tow
Planner at least thirty (30) calendar days prior to the
Planning Board meeting at which. preliminary approva= is
requested. Information may be supplied on more than
one drawing if necessary.
a. Vicinity Mac s :_cw_n,g t: ^_e Genera' 1cca=_cr_ o= the
property and proposed project a_ a scale of 1"= =0001 or
I"= 2000'.
C, ><'— Natural features within and immediately adjacent to the
site including but not limit =d zc streams, laces,
floodnlai-!s, ponds, wetlands, woodlands, brushlands,
sicn? _zcan t na_1.rr. _ hai;_ares or c er _ea -ures
pertinent tO r °_`r ; ew Of t_ P=Ccse^
C. Exact bou^dar_r lines of th` trac_ ivcazed by h_a
J-- line, show_nc loo- _cn and ~descr_Pc_ CZ all
mOr :l:men�S, g v _nc proper =y me e and beunds L:D t ^�
P.eareSt Or_ °_ -t °_
ins t^r th= n�ar�sz m_ t: an� az
1 -
_a5 � one Cear' nc
d. Si zet
S SMI�TED
location,
and
use o.
a_1
ex4st4
ng
Str'1C=
N'?
NOT A?P:,rC?
�=
ail
: rcpcsed szru: z_r °
parking
areas,
=
a =.=esJ
dr.
%=J,
C_-
»
w
are : -r
L
�
CO NE =
C0N:) 7 ON C
- A. _
= F.0
_
S1Q :.S,
11OhL1nC,
pedeS
=r�
3n
fag_
=�
_,�
? 7�
Ccmc'_eted and
.
a.
De-re_cpmen=
t� r_
°`.V
yJ�r :w
,�= °_� - °��
.
-Sa= c
t
C_a an
-
_
w, ;,hO1 d n
Fc --
(__
reV..__e�'
each.)
2, Payment of review fees .
De_cs;= o= escrow.
3. �C Fully complezed and signed S=: - _.'r- rormen_a_
Assessment Form, Part I (SEA:), or Lcnc Envircr_menza=
Pssessmen+. For--i. Par= I (LEAF) (S`_ Town Planner as
to which t subm_=.)
4. C Proposed preli n_nary site o_? an, wit : - l the follow =nc
L
information, must be filed in the of =ice of the Tow
Planner at least thirty (30) calendar days prior to the
Planning Board meeting at which. preliminary approva= is
requested. Information may be supplied on more than
one drawing if necessary.
a. Vicinity Mac s :_cw_n,g t: ^_e Genera' 1cca=_cr_ o= the
property and proposed project a_ a scale of 1"= =0001 or
I"= 2000'.
C, ><'— Natural features within and immediately adjacent to the
site including but not limit =d zc streams, laces,
floodnlai-!s, ponds, wetlands, woodlands, brushlands,
sicn? _zcan t na_1.rr. _ hai;_ares or c er _ea -ures
pertinent tO r °_`r ; ew Of t_ P=Ccse^
C. Exact bou^dar_r lines of th` trac_ ivcazed by h_a
J-- line, show_nc loo- _cn and ~descr_Pc_ CZ all
mOr :l:men�S, g v _nc proper =y me e and beunds L:D t ^�
P.eareSt Or_ °_ -t °_
ins t^r th= n�ar�sz m_ t: an� az
1 -
_a5 � one Cear' nc
d. Si zet
lccazior_,
location,
and
use o.
a_1
ex4st4
ng
Str'1C=
mazer;als
o.
ail
: rcpcsed szru: z_r °
parking
areas,
a =.=esJ
dr.
%=J,
C_-
»
u_
loanc
are : -r
L
�
.z.
-r
_
S1Q :.S,
11OhL1nC,
pedeS
=r�
3n
fag_
=�
_,�
=,
la,dscap_nc,
and Ocher
ea'_sz
:4
. C f?a�L'r
t
C_a an
Size,
location,
proccsed use, des :fin,
and cons=ructior_
mazer;als
o.
ail
: rcpcsed szru: z_r °
-= .
f . ` ,Location, aes_C^_, and cCi_S =_ +C _ n mG- er_3_s of a__
cr=csed parking areas, (3==ess drives, and
loading areas
g j� C_7= 1 GCat_^.� , design, and --
all prcccsed signs and 1; cht_�c
n. Location, des'_c-, ,and c:,r_str.:c_icr_ of a__
prGOCSed pedes____n and bicyC_e _3c__ 1_1es.
1 . Lands=..` ng plan and claming
I cca :_cn an pr .p CSed Ga5_Cn O
LOCat_Oni, design, and cCnst_ �c
proposed water and sewage faci
Sc
mazer_a_s of
k• _ L,ocat_on c-f any ex_sci= or pro_ csed fire and c=r
emergency zcnes, including t.:_ lcc3�_cn e-f fire
hydrants.
1 • hijA LOcazion_, name, and d_ menS_ ,n5 O_ e3Cn ex_Szi_ ^_C Cr
c=ccOSed street and a_iey and °_a___ exis___^_g Cr ==:c-ed
utility, drainage, or similar easement within, - -
abutting, or in the immediate vicinity of the or sea
project.
M. Existing and proposed site tocccr3phy represented by
contour lines with intervals as re;iirea by the
Planning Board, but not to exceed 5 ( -five) feet,
including a grading plan descrih - "= the volumes Of c:..
and fill materials and their comcosition_, and including
elevations of procosed buildings, signage, lighting,
and other features.
n• .7L Drainage plan which includes a descriNtien of me=hcd
used for analysis, the calculation of drainage area
above point of en= V for each wa_er c =se entering or
abutting the siz.we, and proposed method of en -site
retention_ if required.
o• Border lines bcu ^d__ ^_g site plan s heel_ one inc! from
the left edge and one inch from each of the o_e_
e ge5 . A =1 in= ormaz_ci inc i uding sign_.= z,
- -
Seals, dates and S_.0 : in= orma=_Gn saa be will ^_ -__ t --
bord =r .
P •
�_
scale
in
bar f:.r-m,
and
nor:
V
C C
``Ma_
%1 -a m e
f . ` ,Location, aes_C^_, and cCi_S =_ +C _ n mG- er_3_s of a__
cr=csed parking areas, (3==ess drives, and
loading areas
g j� C_7= 1 GCat_^.� , design, and --
all prcccsed signs and 1; cht_�c
n. Location, des'_c-, ,and c:,r_str.:c_icr_ of a__
prGOCSed pedes____n and bicyC_e _3c__ 1_1es.
1 . Lands=..` ng plan and claming
I cca :_cn an pr .p CSed Ga5_Cn O
LOCat_Oni, design, and cCnst_ �c
proposed water and sewage faci
Sc
mazer_a_s of
k• _ L,ocat_on c-f any ex_sci= or pro_ csed fire and c=r
emergency zcnes, including t.:_ lcc3�_cn e-f fire
hydrants.
1 • hijA LOcazion_, name, and d_ menS_ ,n5 O_ e3Cn ex_Szi_ ^_C Cr
c=ccOSed street and a_iey and °_a___ exis___^_g Cr ==:c-ed
utility, drainage, or similar easement within, - -
abutting, or in the immediate vicinity of the or sea
project.
M. Existing and proposed site tocccr3phy represented by
contour lines with intervals as re;iirea by the
Planning Board, but not to exceed 5 ( -five) feet,
including a grading plan descrih - "= the volumes Of c:..
and fill materials and their comcosition_, and including
elevations of procosed buildings, signage, lighting,
and other features.
n• .7L Drainage plan which includes a descriNtien of me=hcd
used for analysis, the calculation of drainage area
above point of en= V for each wa_er c =se entering or
abutting the siz.we, and proposed method of en -site
retention_ if required.
o• Border lines bcu ^d__ ^_g site plan s heel_ one inc! from
the left edge and one inch from each of the o_e_
e ge5 . A =1 in= ormaz_ci inc i uding sign_.= z,
- -
Seals, dates and S_.0 : in= orma=_Gn saa be will ^_ -__ t --
bord =r .
P •
�_
scale
in
bar f:.r-m,
and
nor:
C C
``Ma_
%1 -a m e
of
r•
Name
of
Town,
Cou-t-t,
and
Stage.
S.
Date
G.
S_.e
P_�__,
including
any
=p 'cacl e
da�eS.
t.
i'
Kel/
mar:
(vhen
mCr=
t_ ^_an
one
S
is
.ce_
cc --
- •�
-���o f
¢r-r:
crralT
'
C-=
'" { =
=ST'
sea_
c:
tie
rec_ste_ec 1a ^c
su_-tevcr(s;
cr
Pace 3
'
u.
Name a ^c
sea_
c:
tie
rec_ste_ec 1a ^c
su_-tevcr(s;
cr
J
e-:c_ze__
( J)
W
_
e.,ar
ec ZcVc-ayr__c
a.c .cu-ca_
I
=
sur-r�v
arc 'k
he
daze
c=
5.
!i
Name ;s)
a.c
acc_ess
tes) C= ;__ = _:,ce=
=y cw-'e-s
a..,
_
raze
'- --- °�?S- - _ ^°
size a C=
s17:e
or W = �vr'' C.
`- 1� S_ =°
a�U = =1:1c
-.--.
1�C_llc�
c
(Z z3- C= -'Ajeat/
D,L'S t_:�
` X
ca=Ce'
nur=e=J
.
7.
csc_ma =e
o=
t:_=
Ccs=
c_ _mP_= vJ ^e- =s
(e:cc�= c__ -
_.'.e
cCS::
ce �� =,.,r�,�
�� °_� =�__
^ / a
cu_ z .ase
-/
1. C SeC.
da
25:
CCC__
a
Sil°� =5 ._ t :a-
=JCCSCc
a C
._
-_
rem r
`� fC_
Lat
(r:c
1a=ge= =='-a-- I.
x 17 "; a= c=z
.uC
_
Other
e::=
Cf all
Re`T:ew
Acc
C e3C_ :`el �^_ 15
FINAL SITE PLAN CHECKLIST
PROJECT NAME - ,JC"1
PROJECT NUMBER
PREP ARER �Jc� n''1 PCB n �s�
= ITEM SLMMITTED
N/A = NOT APPLICA3LE
W = WAIVE
COND = CONDITION OF APPROVAL
1. Completed and signed Development Review Application,
Development Review Escrow Agreement, and Back -up
Withholding Form (if required). (Only (1) copy each.)
2. V/ Payment of additional review fees as needed and
deposited in an escrow account.
3. ✓ / All other items submitted with the preliminary site
plan application with modifications made according to
/ the approval given by the Town Planning Board.
4. V Record of application for and approval status of all
necessary permits from county, state, and /or federal
agencies. Submit copies of all permits or approvals so
/ granted.
5. Detailed sizing and final material specifications of
all required improvements.
/Construction 6. details of all proposed structures, roads,
/ water /sewage facilities, and other improvements.
7. V One (1) Original or mylar copy and two paper copies of
the final site plan to be retained by the Town of
Ithaca.
PLkMCRD \FINALSITE
mb/S/14/96
ADOPTED RESOLUTION.
SEQR: Preliminary and Final Subdivision Approval,
Hallberg Subdivision
East King Road Road
Tax Parcel No. 444-4.312
Planning Board, Julv 15, 1997
MOTION by Fred Wilcox, seconded by Robert Kenerson:
WHEREAS:
1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision
of Town of Ithaca Tax Parcel No. 44- 1- 4.312. 2.64 +/- acres in size and located on the north side of East
King Road opposite Ridgecrest Road, into four lots. 0.82 +/- acres, 0.69 +/- acres, 0.66 +/- acres, and 0.47
+/- acres in size respectively, Residence District R -15. Edwin A. Hallberg, Owner /Applicant, 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 Subdivision Approval, and
3. The Planning Board on July 15, 1997, has reviewed and accepted as adequate a Short Environmental
Assessment Form Part I submitted by the applicant and a Part II prepared by the Town Planning staff, a
plat entitled "Subdivision Map, Lands of Edwin Hallberg, Town of Ithaca, Tompkins County, State of
New York, Tax Map No. 44 -1- 4.312," prepared by Manzari & Reagan, Land Surveyors, and dated
6/11/97, and other application materials, and
4. The Town planning staff has recommended a negative determination of environmental significance with
respect to the proposed Subdivision Approval;
NOW, THEREFORE, BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of environmental
significance in accordance with the New York State Environmental Quality Review Act for the above
referenced action as proposed and, therefore, neither a Full Environmental Assessment Form. nor an
Environmental Impact Statement will be required.
AYES - Wilcox, Hoffmann, Kenerson, Ainslie, Bell.
NAYS - None.
The MOTION was declared to be carried unanimouslv.
Karen McGuire Secretary, Town of Ithaca.
ve Secretary.
ARTICLE VT SECTION 37. FINAL SUBDIVISION PLAT =CRLIST
pIR0iECT NA�4E 1 ! l 1v-
P C v i CT N'Li`� ER Cr7 L n �i-
PRE? RE
= ITEM SU=MI 'TED
W
N/A = NCT APPLIC:
COND = COND.T CN OF APP. CV..
The ? =e ^s 1iSZed Ce.CW, lin_ess Ya_ -r °'' f.'i t-� °_ P- �-..._�C 3Cd= Ti'_C�
in tae O w s c��____�_,
applica._CP. a 1_7_JL_ as"...'"ova_ dzeme~ colt_ idle i'.ewe
materials s'G__ Ce _ -_°_ a_ ca____.a= Ga -is _ _ ___ ____
$CdrC the `.? in C d: Wh -C_ ^_ p r °_ -� l -�G =:! aDCr:v3_ 13
1 • Comc eted a n a s:C^_e �eveIoDme'tZ Re'i_ew AD^v_1Cazicn .
2, ! V Developme_ ^_. lReview Escrow ACr°_°_me.n.: a.!d caC:tu_
(.1Z required)
3. Pa,„e.a of review fe_S.
4. A Depcsit of escrow.
recui red because not submitted with preli mi nar-r c =az a: oro ra?
or substantial mcdifi Cat i ons have ecCurred sine pre.imi. nary
plat approval, one fully Completed and signed S"1crc
Env:ronmer_ta1 Assassme_ ^_t Form, Part I (SE? =) or Lcr_c
Er _ronmenta'_ Assessment Form, Pa_ = I (L ? -= i (See :'own Panne=
as to which to submit . >
6. V w ter' Certificate A certificate signed by the cwr_`r(s) to
0 r... _ s 5 _
the effect that he /they own the land, that he caused the land to
be surveyed and d_v-Lded, and that he mares t:_e aedica =_cns
/Survevcrls indicated or_ the plat. 7• C °_rt1 =_Cap e. A anG Sea = °_d .^v a
r�C:Stered land svu=%reVOr to he e = = °_CC thd� (1 the p'a_
recresents a surrey made by him, (2) the pla_ is a correc=
recresenta_ion o` a.1 ex :e_io= beu-daries o= the land s1_-r_,Ied
and the subd,v,s_cr_ o= i =, (3) ai'_ r „er_u;enzs ind_Ca =ed cn the
o'_az aCzua'_ Lv ex_S= and t: =e_r 1ccaz_cn, size and m a =er_a- are
ccrreczly sh_owr, and (. ) the r= _ __e..,`__zs C.
aid New York State_ laws relating to d_v_d__ ^_c a-=
have been CCmu i ed :Nit- t .
8 VTOr- a.yOr' S C?- -- --cam °_ '� c ° =�'_ =1 .e S;C� °d
^L =la:
the plat .
9 Two Copies O_ t'°_ Count.! -eal --_ e_ a: =me: z a ^. Cva. C= *n°_ wa =e=
su: c -v a or sewage syszem.
Final Subdivision Plat Checklist
2
10 Four full size da_. { -1_ne ce _na= plat and 2M r =_puce^
c^e_es o= all sheets of the fine_ prat (=ne reduced c __s t be
no larger than 11'1 by 17 �) w_ -._ t'
a. ??_ch wa_i and ccu-dar_r cr r,ch ` -o= -weir i i nes
shcwi:.c bcundar-r, r_cht- cf -wa•r or easement width and
any cc.ner _nfo=at_cr_ nee�ad - ;r legating suc:_ 14 'es;
,
pu=cses c= e.ase�erzs.
ang L es O'- ? - _terSc'_t_Cn, raC�' ? =naz: s c= tGnC °__ ^_tom and
arcs, and decree c.-r basis o= cu= re
r -h - '� ^e to the nearest
dat-a. Le__g_ s and .._s__nc s S na__
half minute .
c. Highway names.
d. Locatior, frame, and d_menS_or_s of each ex_St_nc
high way and alley and each ut i '__ ty, ara_nace , or
s_m_1ar easement w_...n, ahutt_ng, or in the i .imed_ate
v;c1n'_ty of t. :e crocosed s:hc_v_sion.
e. Exact boundary 1_nes c- the t =act, ind�cat =? by a
heavy line, cirri nc the dimens :ors to the nearest one
hundredth foot, angles to the nearest one-.half
mir_ute,
and at least one beari nc • the traverse s: -all be
balanced and closed with an error of closure not to
exceed one to two thousand; the type of closure s1h.la11
be not °_d. /'�
Y 1 7 ^ .- a -r - v `T Qn line C../r �aY
f . LCCa__Ci_ a:_d c_s�__p`_cr_ of a._ se S
and aove=nme_ ^_t surrey mcr_uments in or near the
subdivision, to at least one of which the subdivision_
/ shall be re =erenced by true courses and d_stan.ces
Q_ V Location cf property by legal description, 1nC1lld_rC
areas in acres or square L°_ °_z. So r:°_ cz t1 =! e,
/ including deed record b
book and pace numers.
h. v Name and address c= a'_? owners of the grog_?rty a ^c
name and address of a'1 persons who have an interest
in the prover -:i such as e�S: ^..e'ltS Or r_c -tC- C
i. IVA Name (S) and address (es) of t._ee subdiv_ der (-) , t-
subdivider;s) is (are) nct the owner(s) .
Accurate 1^.Cat_Ci C anc de =s =_: =_C?'•. 0= a:- S;bd_V :S_'Or
monuments
k. Accura_e cutl_nes and descri = =icr_s c any areas tc be
dedicated or reserved for pub__ use or accu- = -on
w the purc_cues ind_ca=__ th °_t_._; any a__ to b=
COMMor o-
reSer'ie^ by deed CC,J`^a'- llSaS c'a_1
property owners in th_ subd�.-i_s_on.
Eu.Id=rc se =back lines �a = =
J
Final Subdivision Plat
Checklist
highway
in
plans and s_ec_=
ica::_or__ _cr wa_er
4
1_nes
of 1"
=
SO'
SECTION 38, IMPRO YMENT
PLANS
;LND
RELATED
INFOELMATION
VertiCa!, on standard
plan
and
1 - Wr ere .reme _�s
are
r� .ir?C
=
a L_.CCSZ�
S�
i-m.
and descr__ :_cr_s
o. ma. ns,
v =?
followinc dccuments shall
be
subm_Czed
center line
to the
Planninc De =ar =menc.
o
aocurte n a
n c e s
IVA
w
a.
b.
c.
d.
e.
f.
De_a_led
c,r.s`ruct_cr_
highway
in
plans and s_ec_=
ica::_or__ _cr wa_er
drawn to a
1_nes
of 1"
=
SO'
VertiCa!, on standard
plan
and
profile
_ show accurate
'v the Dr�_i
le
includ_n c
lccazicr_s
and descr__ :_cr_s
o. ma. ns,
v =?
ae highway
center line
and
location
o
aocurte n a
n c e s
etc .
,
Dermailed
ccr_scruccicr-
plans, pry__
and sp
ec,= _ca___
,z
_or
-es,
sanitar_r
sewers
and
st= drainace faci_i
locat_or_s
and
descr_pc_cr_s
c=
and other
`ac_1_c_es-
_grway pav�nc plans and specifica_ion.
The estimated cost of.
Grading and filling,
Culverts, swales ana ocner St:r't 4ra_nGge Lac_ ;1 =_e=,
Sani tare sewers,
Water lines, valves and
Paving, curbs, gutters
Any other improvements
Regulations .
fire hy'rants
and sidewalks,
r °^u�reC by Town of It nac S=:.V, sl or,
The plan and profile
subdivision, with grade
horizontal, and 1" = 5'
sheets. Profiles shall
highway or alley along t
the sidewalks, if any."
:'_eaarne: :•:.cz:
of each
proposed
highway
in
t:^_e
indicated,
drawn to a
scale
of 1"
=
SO'
VertiCa!, on standard
plan
and
profile
_ show accurate
'v the Dr�_i
le
Of
the
ae highway
center line
and
location
o
Final Subdivision /Plat Checklist 3
M. V Lot lines, fug l y c_me::S -Cried, w,=_^- lengths tC the
rie3reSt Cne- hu.!c=°_dti fOCt an.d angles or
t. ^_e neares�. one -Ila:_ m =U''t3.
n. / w I'd t1a at building 1:ne c= 1CtS loCatea on a Cu_' /° c"
having a
pra_. e.
i r
Boar-4 .
o. V Names a c addresses or cwners or a., parcels
/ _ =
V Names of reccrced s*k.=d,-r_s_c ns acu__=c t e ^sic
'."..,Ccks are
c=.seC
thrCU(r er g n b,cck
'fit - _
r. Key mac , when mcr than cre sheet is r= ��_r =d :c
/ pr�sza prat.
S. i/ Vicin v map s cw:.nc tte ce:�era_ locatic = c= t: =e
proDe_ty, 1" -1000' or 1"= 2000'.
t. V Name o subdivision, wb_ca s:=al not cupl_ca_e t o
name o= any other subc.-risien in the county.
a�_ o= the registeYed land survevzr or
u. Name �c s�.�- _
engineer who prepared the tCCCg =aDhiC inrormation.
`/Date of u
`� srVey.
V, Name ar_d = sea or registered land surveyor who mace the
/ boundary surre'r. Date 07. sur -rev.
W. Name (s) ana address (es) of the owner (s)
in Bar Form a..d nor =
x. Map scale ( 1"- --0' �
point .
Y_ Date o plat a d any app.icac:e revis.cn sates.
Z. Name o` town, County and sta='-.
1..�-
a; 1c 4: edC° and Cne- 1.-..!
S -g:=_ -uses, and seals s_ "' -
�''CrCer lines .
u_
the
land
c1 Cne orig_na. c myl-a copy c= c p• -= o r
C="_' CS, cre
awl_
SCa - � -- t_'!G.. L. a-. L. a?
L
CJingen - c ECG_ r.
-
a _ was - - -
ART-rcLE V= SECTION 3 6 . PEEDI'dINARY S MD =V S =ON PLAT CH EC==
q7 0'
/Lµ,II V l S�nCrl�
N/A = NCT
COND = CC'NL'1T =0N OF P_?_
^"^_ i =e ^s
1_stec
be_c'w, unless wa_r =_c
ire
a.
/ r _7 d
-�_ `.,r ^_�-- .il_nar _ -...__ T�� w_ �...�^r
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calendar
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2.
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-w `-= e:- = -_ and 3Gc.t-
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4.
AIA
Deposit c Z escrow.
5.
One Tully ccm: le�ea
an= s_c. et
Form, Part I (SE? -)
cr Lcr_c En-r :ronmer_ta; Assess men, Fc =,
,
Par_ I (L= ?} (See
Tcwr_ P I ann=r as tc w to subm_t . )
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/
V
Estima =e of costs Of
St= imnrcve�e� =s (`:�cluc-nc test of lane
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-_
bl/ a li CenSerS' prc= ess_onal
e^c_-e_= .
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Four full size da.k -line
prints c_ the preliLn- r plat and 23
reduced ccp,es o= all
s :gists c= t_ ^_e = mir_ar.r plat
p--e'
re�uced copses tc ce
no
la=ce= t an Ii" by 17 11) w.tn t e
a.
V V_c_ Ma_ s =cw_-c
tom= c_ne_a_ loca_i ^- C= tie
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2
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wetla_.1d=, OC.!er
s:gn_ °1Canz: iea= :res .
Di rector_ c= r.c-�r c= a.1 wa=er courses. Ca_c= -a =_on c=
drai lace a_=. above pc _.= o= en`ry for eac water course
enterinC or a:u= =1.0 the tract .
Location a.d description c= all seczlon liin.e corers and
government s�.:rvey mcnume=s in or near the d
e su_v_s_cn,
to at least one e= which the sibdivision s' a' be
re= erenceo b.I true courses and d__= ances.
Location, name, and dimensions or each existTag h'g =way
and alley and each utlli ,r, drainage, or s_ 10 n_lar easemsn=
w:t_gIn, azuttl:?C, Or 1. t.'
:e lII•iG1ed_ ate v;c1n -Z�._v 0= t e
proposed sum division.
Natural features with_. and imme'r_a .me'_v ad -� acenL t0
prODOSed su' ad= %r_J_on, i _ ^_C.ud_ ^C drainage chan "elS, bOd_es
o. Water, WcCded areas, a C Otner s_gi1= __Ca.= Lea�'sre5.
Identification_ or areas s'_^� ect to flooding as i_ ^_diCat e
'. J
On HUM t' iocd DcL•n Cary MG_ s, 4ve .1Qn .J Macs .
Width a= bull d_nc 1_n= c= Lcts lccatad cn a c lr-r- or
raving nor. -p aral'_e. side lines, wren reg: -lr=d b'% t =e
2La � _nC Scar. .
Names and at=esses 0= Cwn=rs c= parC..e_J
proposed subdi-ris :on .
Names o= r_cord subd_-r_ =_or_s au= =inc t= e pro: cs =d
sued : -r;s ion.
Ke p whe_^_ mgr_ t �= cne s ee= is rig r °ed to _�JCn_
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ADOPTED RESOLUTION: SEQR
Preliminary and Final Site Plan and Special Approval
Cornell University Food Compost Project
751 Dryden Road
Planning Board, 15 July 1997
MOTION by Robert Kenerson, seconded by Eva Hoffmann:
WHEREAS:
1. This action is the consideration of Preliminary and Final Site Plan Approval AND Special Approval as
required by Local Law No. 14 of 1995, for the proposed establishment of a food compost processing
operation to consist of the mixing of +/- 13 tons per day of bedding sawdust. manure and food waste at
the existing Farm Service Complex, located at 751 Dryden Road, on a portion of Town of Ithaca Tax
Parcel No. 64 -1 -1, consisting of +/- 50 acres, Special Land Use District (SLUD) No._ 9. Cornell
University, Owner; Daniel Winch, Agent; and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to
act as Lead Agency in environmental review with respect to Site Plan Approval, and
3. The Planning Board, on July 15, 1997, has reviewed and accepted as adequate a Short Environmental
Assessment Form Part I submitted by the applicant and a Part II prepared by the Town Planning
Department, a site plan entitled "Cornell Compost Project, Farm Services Department" dated 1996 and
updated 6/96, 4/97, and 6/97 by Cornell University, Planning, Design and Construction, a two -page
project description entitled "Cornell Compost Project: A History and Proposal', and other application
materials, and
4. The Town Planning staff has recommended a negative determination of environmental significance with
respect to the proposed action;
NOW, THEREFORE, BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of environmental
significance in accordance with the New York State Environmental Quality Review Act for the above
referenced action as proposed and, therefore, an Environmental Impact Statement will not be required.
AYES - Wilcox. Hoffmann, Kenerson, Bell, Ainslie.
NAYS - None.
The MOTION was declared to be carried unanimously.
Karen McGuire. Secretary, Town of Ithaca.
(FILENAIM E:compost.sgr)
`1 _n - 3
Ma Brya . Admini ative Secretary.
ADOPTED RESOLUTION. Preliminary and Final Site Plan and Special Approval
Cornell University Food Compost Project
751 Dryden Road
Planning Board, 1� July 1997
MOTION by James Ainslie, seconded by Gregory Bell:
WHEREAS:
1. This action is the consideration of Preliminary and Final Site Plan Approval AND Special Approval as
required by Local Law No. 14 of 1995. for the proposed establishment of a food compost processing
operation to consist of the mining of =!- 1 .3 tons per day of bedding /sawdust, manure and food waste at
the existing Farm Service Complex, located at 751 Dryden Road, on a portion of Town of Ithaca Tax
Parcel No. 64 -1 -1, consisting of +/- 50 acres. Special Land Use District (SLUD) No. 9. Cornell
University, Owner; Daniel Winch. Agent; and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in
environmental review with respect to Site Plan Approval, has, on July 15, 1997, made a negative
determination of environmental significance. after having reviewed and accepted as adequate the Short
Environmental Assessment Form Part I. prepared by the applicant, and a Part II prepared by the Town
Planning staff, and
3. The Planning Board, at a Public Hearing on July
plan entitled "Cornell Compost Project, Farm Ser
and 6/97 by Cornell University, Planning, Design
entitled "Cornell Compost Project: A History and
NOW, THEREFORE, BE IT RESOLVED:
` 5, 1997, has reviewed and accepted as adequate a site
vices Department" dated 1996 and updated 6/96, 4/97,
and Construction, a two -page project description
Proposal" and other application materials;
1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final
Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklist, having determined from
the materials presented that such waiver will result in neither a significant alteration of the purpose of
site plan control nor the policies enunciated or implied by the Town Board, and
2. That the Planning Board determines the following:
a. that the health, safety, morals and general welfare of the community in harmony
with the general purpose of this ordinance are promoted by the proposed action;
b. that the premises are reasonable adapted to the proposed use;
C. that the proposed use will not be detrimental to the general amenity or
neighborhood character in amounts sufficient to devaluate neighboring property
or seriously inconvenience neighboring inhabitants; and
d. that the proposed access and egress for all structures and uses is safely designed.
3. That the Planning Board hereby grants Preliminary and Final Site Plan Approval AND FURTHER
grants Special Approval as required by Local Law No. 14 of 1995, for the proposed establishment of a
food compost processing operation to consist of the mixing of +/- 13 tons per day of bedding /sawdust,
manure and food waste at the existing Farm Service Complex, located at 751 Dryden Road, on a portion
of Town of Ithaca Tax Parcel No. 64 -1 -1, within Special Land Use District (SLUD) No. 9, as shown on
the site plan entitled "Cornell Compost Project, Farm Services Department" dated 1996 and updated
6/96, 4/97, and 6/97 by Cornell University, Planning, Design and Construction, the two -page project
description entitled "Cornell Compost Project: A History and Proposal" and other application materials,
conditioned upon the following:
a. submission of record of application and approval status of all necessary permits from county,
state and/or federal agencies, and submission of copy of all permits or approvals so granted; or
submission of evidence that such approvals are not required, and
b. that this Special Approval allows the mixing only of compost materials emanating from Cornell
University sources, and that mixing of compost materials from other sources on this site is a
violation of this Special Approval, and
C. that this Special Approval is temporary, and expires one year from the date of Approval, and
further that the applicant must reapply for Special Approval at that time if the applicant wishes to
continue this operation, and
d. that this operation comply with all the regulations within Local Law No. 14 of 1995, including
sections 7(e) Noise, 7(h) Odor, and 7(1) Vermin, and that the Town reserves the right to revoke
Special Approval at any time should this operation violate Local Law No. 14 of 1995.
AYES - Wilcox, Hoffmann, Ainslie, Bell, Kenerson.
NAYS - None.
The MOTION was declared to be carried unanimously.
Karen McGuire, Secretary, Town of Ithaca
(FILENAME: compost. res)
PRELIMINArzY SITE PLAN CHECKLIST
PROJECT NAME
PROJECT NUMI SER
❑ V +
A. 4
= ITEM SUBMITTED
N/A = NOT APPLICA3 LE
W = WAIVE
COND = CONDITION OF APPROVAL
1. Completed and signed Development Review Appl_cazicn.
Review Escrow Acree�ent and Bac.t -up
a. Development
Withholding Form ( if required) . (Only one ( I ) copy
each.)
2. Payment of review fees.
Deposit of escrow.
3. Fully completed and sicned Sher= Environmenza_
Assessment Form, Part I (SEAF) , or Long En.Jironmental
Assessment Form, Part I (LEAF) (See Town_ Planner as
to which to submit.)
4.
u/ Proposed preliminary site plan, with the following
information, must be filed in the office of the Town
Planner at least thirty (30) calendar days prior to the
Planning Board meeting at which preliminary approval is
requested. Information may be supplied on more than
one drawing if necessary.
a. v Vicinity Map
showing the genera'_ location or the
property and
proposed
project at a scale cif
1" =1000' or
1"= 2000'.
b. Natural features
within
and immediately adjacent
to the
site including
but not
limited to streams,
lakes,
monuments,
giving property
floodplains,
ponds, wetlands,
woodlands, brushlands,
to the
significant
natural habitats
or ether features
one - tenth, angles
pertinent to
review of
the proposed project.
and
az
c.
Exact
boundary lines of
the trace,
indicated
by a
he.=-rr
line,
showing location
and description
of
all
monuments,
giving property
metes
and bounds
to the
nearest
one - tenth, angles
cc
the
nearest minute,
and
az
least
one bearing.
d.
Size,
location, and use
of all
existing
structures,
parking
areas, access dri-res,
of =-
street loadin:q
areas,
signs,
lighting, pedestrian_
facilities,
landscaping,
ana ct:?er
=X st:.:g ze=Zures
perms
;n
e_ ^_� to plan
r ° �r�
=w.
e.
�� "` Size,
location, proposed
use,
d esi
-
gr_ and
r,
const_ sccr_
`i
ma_erials
of all proposed
structures.
JJ
PRELIM- Va?v S :T= 97_AI7 CH'ECKLIS'T'
Page 2
Location, design, and construction materials of all
proposed parking areas, access Cri'Tes, and cff- szreez
loading areas.
g Size, location_ design and r _ all proposed signs and lighting.
h. Location., design, and conszruction materials 07 all
proposed pedestrian and bicycle facilities.
1. Landscaping pia_ a:_C pla. t1 :g sch =e .aid 1_ ^.C,iiC__ ^_C
location and prcccsed design c= bu =:ens.
j- Location, design, and construction materials o= all
proposed water and sewage facilities.
k. i Location of any existing or proposed fire and other
emergency zones, including the location of fire
hydrants.
1. Location, name, and dimensions of each existing or
proposed street and alley and each existing or proposed
utility, drainage, or similar easement within,
abutting, or in the immediate vicinity of the proposed
project.
M. Existing and proposed site topography represented by
contour lines with intervals as required by the
Planning Board, but not to exceed 5 (five) feet,
including a grading plan describing the volumes of cut
and fill materials and their composition, and including
elevations of proposed buildings, s_gnage, lighting,
and other features.
n• Drainage plan which includes a description of method
used for analysis, the calculation of drainage area
above point of entry for each water course entering or
abutting the site, and proposed method of on -site
retention if required.
o. Border lines bounding site plan sheets one inch from
the left edge and one -half inch from each of the other
edges. All required information., including signatures,
seals, dates and such information sa_1 be within the
border.
P • Map scale In bar form, and north PG=..
C. i Name of proposed project.
r• \ %' Name of Town, County, and State.
s / Date of Site Plan, including any revision_
dates.
t. �. Key map (when more than one sho=t is submitted)
PR°D7M Nr IRJ SITE PLAIT C ECKITST
Pace 3
U. Name and seal of the regi shred land sur -r=ycr (s) or
engineer(s) wno prepar °_C tne tcpcgraph_c and Ccu'n(a4 =.
survey and the date of su_vev.
6.
Name(s) and addresses) of all property owners and
persons who have an inceres7: in the site and of parcels
abutting the site, or within 500' of the site,
including easements or rights -cf -way, plus the tax
parcel numbers.
7. ` _
Esci mat= o_ the cost of i:n_ rov =mencs ( =:cc_ud,�g the
purchase Cost of land) to be prepares (�.- __ =_�:ly' �.: a
11 CenS'ea prozesj_ :nal
d . Tar=e (3) P -� --
and 25 copies of all sheets of t:,e _propcsed Sine P =an
In reduced forll— (no larCer than 11;11 X 17") an^ c^ ^V
of all other items required above (,:.xcepc Dev =lopmenc
Review Application and escrow forms)
planbor3 \ pre! imis. -"�e
FIN2 A;, S, T= PLAN C. ZCI.;7�IS'^
Cc M po.s
n
V = 777M
N/A = NOT A ? L I aA.3
W = wA_VE
Corr CCND IT :Crr C7 A"w7'=
Z. Completed and s_cred Develcpme_ Rev_�w
Devel cement Rev_e =S crow Agreem e__c, and nac:t -up
w_thhcld_ng
2. Payment o: add_ =_onal review fee s as ne °de^ anG
deposited in an escrow accour_c .
31 All other items sum_ =ted w = =h the pre'_m?_ ^_ary s_
=e
plan application- wi=_- mcaificatioi_s made aCCord_ng to
the approval given by tine Town Planr_ing Board.
4. Record of application for and aperova_ status cf a_i
necessary perm_ts frcm coupcy, s =at =, and /cr federal
agencies. Suhm_t copies of all permi=s or a_L_p_ova7 s so
granted.
5•
Detailed s_zing
and
f_nal
mazer.a_
speci`ications
o=
all reauir
=_d
improvements.
5 .
Construct i
or-
aets.
=ls
of
all
�rop
csed str
�ct�r =_s
r . d
water /sewage
facili�ies,
and
other
improvemeT_-S.
7.
One (I) Cr*
=_
or
m.rl
an.
_g
the final
s
plan
?C
r °_rained
br the
Tcw- o=
Ithaca.
rrLoii5i1 -11, 36