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HomeMy WebLinkAboutPB Minutes 1997-08-19TOWN OF ITHACA PLANNING BOARD AUGUST 19 1997 FINIAL I 0 L.a ;a j c:afx The Town of Ithaca Planning Board met in regular session on Tuesday, August 19, 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, Herbert Finch, Gregory Bell, Jonathan Kanter (Director of Planning), Daniel Walker (Director of Engineering), JoAnn Cornish (Planner), George Frantz (Assistant Town Planner), Geri Tierney (Planner). ALSO PRESENT: Mary Blumen, Isadore Blumen, Robert O'Brien, Tom Salm, Peter Trowbridge, David Herrick, Michael Villa, Mark Macera, Shirley Egan, John Keifer, Dick Perry, Mary Perry, Paul Brendton, Lanny Joyce, Beth Beach, Attorney John Kluscik, Evan Monkemeyer, Scott Whitham. Chairperson Fred Wilcox declared the meeting duly opened at 7:33 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 August 11, 1997, and August 13, 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 August 13, 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: HOME DRIVE: Chairperson Wilcox duly opened the above - mentioned matter at 7:34 p.m., and read aloud from the Agenda. Director of Engineering Daniel Walker, Agent for this project, stated that the Town has a trail that goes from Forest Home Drive to Warren Road. In the process of the Westmounts purchasing the house from the Cretsers at 206 Forest Home Drive, the property was surveyed. The survey results showed the property pin being on the far side of the Town's trail instead of on the near side of the trail. The walkway actually goes across the corner of PLANNING BOARD MINUTES 2 AUGUST 19, 1997 APPROVED - SEPTEMBER 2 1997 the Westmount's property. Mr. Walker stated that the Town would move the edge of the Town's owned property edge to the existing trail. There would be no ground changes as a result of this. MOTION made by Herbert Finch, seconded by Greg Bell: NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, neither a Long Environmental Assessment Form, nor an Environmental Impact Statement will be required. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Finch, 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 SEQR Determination for Westmount Subdivision at 206 Forest Home Drive at 7:35 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF +/_ 74 SQ. FT FROM TOWN OF ITHACA TAX PARCEL NO, 66 -2 -2L LOCATED AT 206 FOREST HOME DRIVE AND ENCOMPASSING +/- 0.8 ACRE IN AREA FOR CONSOLIDATION WITH TOWN OF ITHACA TAX PARCEL NO, 66 -2 -15 A.K.A FOREST HOME WALKWAY. RESIDENCE DISTRICT R-15, ROGER W. AND LOIS S. WESTMOUNT OWNERS: DANIEL WALKER P.E., AGENT: Chairperson Wilcox declared the above -noted matter duly opened at 7:36 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Director of Engineering Walker stated that the Westmounts are in California right now. The Westmounts have acknowledged that the Town's trail is in the best location possible. If the Town had to shift the trail into the Town's right -of -way, it would create an environmental problem because there is a steep bank that would need to be excavated. The Westmounts agreed to donate that portion of the land to the Town of Ithaca, if the Town did the subdivision process. Chairperson Wilcox opened the Public Hearing. No one spoke. Chairperson Wilcox closed the Public Hearing, and asked if anyone was prepared to offer a motion. PLANNING BOARD MINUTES 3 APPROVED - SEPTEMBER 2. 1997 MOTION made by Eva Hoffmann, seconded by Greg Bell: NOW, THEREFORE, BE IT RESOLVED: AUGUST 19, 1997 1. That the Planning Board hereby waives certain requirements for Final Subdivision Approval, as shown on the Final Subdivision Checklist, having determined from the materials presented that such Waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board. 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of +/- 74 sq. ft. from the Town of Ithaca Tax Parcel No. 66 -2- 2, located at 206 Forest Home Drive and encompassing +/- 0.8 acre in area, for consolidation with Town of Ithaca Tax Parcel No. 66 -2 -15, a.k.a. Forest Home Walkway, as shown on the survey entitled "Survey Map of 206 Forest Home Drive, Lot 92, Town of Ithaca, Tompkins County, New York" prepared by Kenneth A. Baker, P.L.S., dated September 1, 1989 and amended July 28, 1992 and again on July 30, 1997, subject to the following conditions: a. Submission for signing by the Chairman of the Planning Board of an original or mylar copy of the approved plat and four dark -line prints; b. Within six months of this approval, conveyance to the Town of Ithaca of the +/- 74 sq. ft. parcel, as shown on the above referenced survey map, and consolidation of said parcel with Town of Ithaca Tax Parcel No. 66 -2 -15, a.k.a. Forest Home Walkway. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Finch, 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 Westmount Subdivision at 206 Forest Home Drive at 7:40 p.m. AGENDA ITEM: OTHER BUSINESS: Chairperson Wilcox stated that he had a conversation with Mr. Kanter yesterday, and asked him to contact the City of Ithaca about consolidating the Grigorov parcel with the neighboring City of Ithaca park land along Six Mile Creek. The City of Ithaca is not legally PLANNING BOARD MINUTES 4 AUGUST 19, 1997 APPROVED - SEPTEMBER 2, 1997 obligated to, but the Town would ask the City to consolidate the Grigorov land to eliminate a land locked parcel. -------------------------------------------------------- - - - - -- Chairperson Wilcox asked if a staff member could tell the Planning Board what the Zoning Board of Appeals decision was on the Alumni Soccer Field lights. Planner JoAnn Cornish stated that the Zoning Board of Appeals did not grant the Special Approval for the Soccer Field lights. Director of Planning Kanter stated that no action was taken at the Zoning Board of Appeals meeting, and that they asked Cornell to do what the Planning Board was thinking about, in regards to having the new lighting fixtures fitted to the Schoellkopf Lights first to see what the effect is, and compare it before the Zoning Board of Appeals approves the appeal. Planner Cornish stated that the Zoning Board of Appeals was hoping for a side -by- side view of the lights. However, the side -by -side view should be documented with photographs clearly to make a determination of how the Schoellkopf Lights were effected by the visors. Director of Planning Kanter stated that photographs were provided at the Zoning Board meeting taken by Eric Krantz, Planner Cornish stated that Eric Krantz, son of Ronald Krantz who is a Zoning Board Member that lives on Sheffield Road, took two photographs of the Schoellkopf Field Lights the night before the Zoning Board Meeting from his Sheffield Road home. The two photographs are available for review in the Planning and Zoning Department. Board Member Eva Hoffmann stated that she is happy that has happened, because she felt that the Planning Board slipped up a bit when the Board did not ask for that. Board Member Bell stated that he is not sure this Board can do that because the Schoellkopf Lights are not in the Town of Ithaca. He really wanted to offer that suggestion, but he did not feel comfortable doing that. Director of Planning Kanter stated that the Zoning Board of Appeals felt strongly enough that the Special Approval requirements of impact on character, had not been met or had not been demonstrated, so they were reluctant to grant the Special Approval. Board Member Bell asked if the Zoning Board of Appeals Members were aware of the conversation the Planning Board had at the last meeting. Director of Planning Kanter responded, yes. PLANNING BOARD MINUTES AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 Planner Cornish stated that she had a copy of the draft minutes of the Planning Board meeting, and she went through some of what was discussed at the Planning Board meeting. The Zoning Board of Appeals were aware of the concerns. Board Member James Ainslie asked if the Zoning Board of Appeals members were aware that there would only be 14 nights the Soccer Field Lights would be on. Planner Cornish responded, yes. Scott Whitham went through the scheduling, but the Zoning Board of Appeals were still concerned. PUBLIC HEARING: CONSIDERATION OF FINAL SITE PLAN APPROVAL FOR THE PROPOSED CONSTRUCTION OF A 65 000 +/- SQUARE FOOT ADDITION TO FORD HALL TO HOUSE ADDITIONAL_ CLASSROOMS, PRACTICE STUDIOS REHEARSAL ROOMS, A 250 SEAT RECITAL HALL, AND OTHER FACILITIES FOR THE ITHACA COLLEGE SCHOOL OF _MUSIC. LOCATED ON THE ITHACA COLLEGE CAMPUS4 TOWN OF ITHACA-TAX PARCEL NO. 41 -1 -30.5, RESIDENCE DISTRICT R -15 ITHACA COLLEGE, OWNER: ROBERT O'BRIEN, HOFFMANN, O'BRIEN, LOOK TAUBE & CHIANG, P.C.. AGENT: Chairperson Wilcox declared the above -noted matter duly opened at 7:45 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Robert O'Brien stated that Ithaca College is here for Final Site Plan Approval for the Ford Hall addition. Since the Preliminary Approval, Ithaca College had received both the Special Approval and the height variance from the Zoning Board of Appeals. Ithaca College has met all the requirements of the Final Site Plan Review Checklist including submitting the final documentation to the Planning Staff for their review. The name on the building has been renamed to "James J. Whalen Center for Music ". Chairperson Wilcox asked Planner Cornish if she is satisfied that all the conditions have been met by Ithaca College. Planner Cornish responded, yes. Ithaca College has met the conditions of the Preliminary Site Plan Approval which was done with "J -Lot" and "M- Lot ", and then were separated into individual projects. Mr. O'Brien showed the Planning Board an artistic drawing /picture of what the James J. Whalen Center of Music would look like. Planner Cornish stated that Trowbridge and Wolf Landscape Architects supplied the Planning Board with cut sheets for the lighting of the building. She thought the choice of lighting was appropriate, the lights would be very low keyed. Board Member Hoffmann asked how would the walkway be built, enclosed or opened. PLANNING BOARD MINUTES 6 AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 Mr. O'Brien stated that the walkway would be enclosed with a peaked metal roof, and glass would be on both sides. It is initially a steel bridge construction with masonry supports. The tower would contain stairs and an elevator down. Board Member Hoffmann asked if the tower has windows around it. Mr. O'Brien stated that the tower has some slot windows in it, not a lot of openings. Board Member Hoffmann stated that while looking at the drawings, since the tower is at such a high point as the walkway, that it would be a wonderful opportunity to take advantage of being able to see the views from the walkway and tower. Mr. O'Brien stated that there is an opening looking towards the lake from the tower and walkway. Board Member Hoffmann asked how would the windows be maintained so the view through them would remain clear and open for people. Tom Salm, Vice - President at Ithaca College, stated that Ithaca College has a high lift that is used for a lot of the exterior windows. Ithaca College also hires contractors to clean the windows without difficulty. Chairperson Wilcox opened the Public Hearing. No one spoke. Chairperson Wilcox closed the Public Hearing, and asked if anyone was prepared to offer a motion. MOTION made by Robert Kenerson, seconded by Greg Bell: NOW, THEREFORE, BE IT RESOLVED: That the Planning Board hereby grants Final Site Plan Approval as shown on drawings entitled "James J. Whalen Center for Music, Ithaca College, Ithaca, New York ", Sheet No. L102 entitled "Grading Plan ", Sheet No. L103 entitled "Planting and Lighting Plan ", and Sheet No. C101 entitled "Utility Plan ", all dated August 1, 1997, 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 conditioned upon submission of one mylar copy and two paper copies of the approved final plans as listed above, prior to the issuance of a building permit. Chairperson Wilcox stated that in the application, Ithaca College lists a project cost for the site work only. Chairperson Wilcox asked if the application should include the actual cost of the entire project. Planner Cornish stated that the site work estimate should be adequate. PLANNING BOARD MINUTES 7 AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 Assistant Town Planner Frantz stated that the reason for this particular question in the application is so that staff could calculate the review deposit. Chairperson Wilcox asked what is that based on. Assistant Town Planner Frantz stated that is based on one -tenth of one percent of total project cost excluding land acquisition. A project of this scale, the Town would not collect that much. Chairperson Wilcox stated that this is not the total project cost, it is just the site work estimate cost. Director of Engineering Walker stated that a project of this scale with cooperative efforts and the excellent design work that was done, the Town would not need to charge that cost. Some of the other applicants the Town has had the Town would probably charge at least that much. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Finch, Ainslie, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #4.) Chairperson Wilcox duly closed the Final Site Plan Approval for Ithaca College's Ford Hall addition at 7:56 p.m. AGENDA ITEM: APPROVAL OF MINUTES - AUGUST 5,1997: MOTION made Robert Kenerson, seconded by James Ainslie: RESOLVED. that the Minutes of August 5, 1997 Meeting of the Town of Ithaca Planning Board hereby are approved as written with the following corrections: Page 5, Paragraph 1, states "If the Board allows this operation to have storage trailers what prevents someone else wanting storage trailers. Then this Board would be setting a precedent.", should be changed to read "If the Board allows this operation to have storage trailers, what prevents someone else wanting storage trailers to have them. This Board would be setting a precedent." Page 5, Paragraph 5, states "Mr. Monkemeyer stated that the pines would probably be of a Norway Spruce variety like the trees on the frontage right now.", should be changed PLANNING BOARD MINUTES 8 AUGUST 19, 1997 APPROVED - SEPTEMBER 2, 1997 to read "Mr. Monkemeyer stated that the trees would probably be of a Norway Spruce variety like the trees on the frontage right now." Page 5, Paragraph 9, states "Planner Cornish stated that she does not think the screen needs to be something that can be penetrated, but she thinks it needs something more substantial.", should be changed to read "Planner Cornish stated that she does not think the screen needs to be something that cannot be penetrated, but she thinks it needs something more substantial." Page 6, Paragraph 4, states "Mr. Roswick stated that the sign would be lighted with the source in front of it at the base of the site shinning upwards.", should be changed to read "Mr. Roswick stated that the sign would be lighted with the source in front of it at the base of the sign shining upwards." Page 7, Paragraph 14, states "Normally, in this type of operation, the plants are sprayed with chemicals in a day to day operation, but not for sale.", should be changed to read "Normally, in this type of operation, the plants are sprayed with chemicals in a day to day operation, even if chemicals are not for sale." Page 7, Paragraph 15, states "Mr. Monkemeyer stated that there are no plans to grow outside, so they would not need to protect something for a number of years or a long period of time.", should be changed to read "Mr. Monkemeyer stated that there are no plans to grow the products outside, so they would not need to protect something for a number of years or a long period of time." Page 8, Paragraph 11, states "Board Member Cornell asked if there was any way to have a door on an outside wall to go to the outside.", should be changed to read "Board Member Cornell asked if there was any way to have a door on an outside wall to have access to the inside toilets from the outside." Page 9, Paragraph 10, states "She thinks there would be a conflict between having plants and garden material next to food stands. Whether it is the ice cream shop or the BBQ stand, or the fresh produce that Mr. Monkemeyer plans to sell at the retail center.", should be changed to read "She thinks there would be a conflict between having plants and garden material to be treated with such chemicals next to food stands, whether it is the ice cream shop or the BBQ stand, or the fresh produce that Mr. Monkemeyer plans to sell at the retail center." Page 18, Paragraph 6, states "Susan Blumenthal was referring to the glow in the sky from the Northeast section of the Town.", should be changed to read "Susan Blumenthal, in a letter received by the Planning Board, was referring to the glow in the sky from the Northeast section of the Town." Page 19, Paragraph 10, states "Board Member Bell stated that he is concerned about the idea of no spillage above the horizontal. That idea would work fine if the light sources is in a valley, therefore, the observers are higher than the horizontal of 110 foot poles. When a PLANNING BOARD MINUTES 9 AUGUST 19, 1997 APPROVED - SEPTEMBER 2, 1997 110 foot pole on top of a 300 foot hill, the horizontal is not level.", should be changed to read "Board Member Bell stated that he is concerned about the idea of no spillage above the horizontal. That idea would work fine if the light source is in a valley, therefore, the observers are higher than the horizontal of 110 foot poles. When they have a 110 foot pole on top of a 300 foot hill, the horizontal is not level." Page 19, Paragraph 11, states "Mr. Keifer stated that the criteria no radiate luminous energy above the horizontal is usefuL.to astronomers who are looking at the sky. ", should be changed to read "Mr. Keifer stated that the criteria that lights should no radiate luminous energy above the horizontal is useful to astronomers who are looking at the sky." Page 20, Paragraph 1, states "Mr. Keifer stated that there is a project at Cornell right now for materials to install the lights at Schoellkopf Field with Musco's Level 8 system. ", should be changed to read "Mr. Keifer stated that there is a project at Cornell right now for installations of Musco's Level 8 Modifications to the lights at Schoellkopf Field." Page 21, Paragraph 5, states "Ms. Hoffmann asked how many fewer lights could be used, and would that be beneficial to the Board about the concerns of the lights going where they do not want it.", should be changed to read "Ms. Hoffmann asked how many fewer lights could be used, and stated that it would be beneficial to the Board to know about that because of concerns about the lights going where they do not want it." Page 23, Paragraph 7, states "Assistant Town Planner Frantz stated that not unless another company could provide Cornell with the type of lighting desired.", should be changed to read "Assistant Town Planner Frantz stated that not if another company could provide Cornell with the type of lighting desired." Page 32, Paragraph 5, states "Board Member Ainslie stated that he thinks it would be unsightly if there are thistles and shoemack next to the softball field and tennis courts.", should be changed to read "Board Member Ainslie stated that he thinks it would be unsightly if there are thistles and sumac next to the softball field and tennis courts." Page 32, Paragraph 12, states "The report strikes her funny that the report does not seem completely independent if the developer's representative was there at the same time.", should be changed to read "The report strikes her funny in that the report does not seem completely independent if the developer's representative was there at the same time." There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Ainslie, Finch, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. PLANNING BOARD MINUTES 10 AUGUST 19, 1997 APPROVED - SEPTEMBER 2, 1997 PUBLIC HEARING: CONSIDERATION OF FINAL SITE PLAN APPROVAL FOR THE PROPOSED CONSTRUCTION OF A RETAIL GARDEN CENTER PROPOSED TO CONSIST OF A 4,320 = SQUARE FOOT STORE (30 FEET BY 144 FEET) AND 6,048 SQUARE FEET OF GREENHOUSE SPACE (6 GREENHOUSES 0) 21 FEET BY 48 FEET SQUARE FEET EACH), OUTSIDE STORAGE AND DISPLAY AREAS, PARKING AND OTHER APPURTENANCES TO BE LOCATED AT 1059 DANBY ROAD TOWN OF ITHACA TAX PARCEL NO. 43- 1 -3.2, BUSINESS DISTRICT C. EVAN MONKEMEYER OWNER: TERRANCE ROSWICK, AGENT: Chairperson Wilcox declared the above -noted matter duly opened at 8:17 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Evan Monkemeyer, 123 East King Road, stated that there were a few changes from the Preliminary Plan to the Final Plan that Ms. Cornish could touch base on. Planner Cornish stated that the Planning Board asked for the elimination of reference to the food service areas, specifically the ice cream shop and the chicken BBQ. Those have been eliminated from the site plan, and are now referred to as picnicking areas. The Planning Board also asked for the truck loading and unloading areas to be specified, which Mr. Roswick has done on the site plan. The truck turn around area on the northeast corner is now adequate for a turning radius. There is maneuvering space on the western edge of entrance. Truck maneuvering maybe somewhat tricky in that area, and in fact the possibility of eliminating a few parking spaces may be required. In reviewing this plan, the Planning Staff guesses that trucks, rather than pulling off Route 96 and going to the turn around and then backing up, that they may in fact choose to come up and back in to unload. If it is in the middle of the night with no cars there, then it would not be a problem. However, if it is during business hours with cars there then it may be tight. Mr. Monkemeyer stated that most of the unloading would actually occur on the east side in the main overflow parking lot. There would be a gate accessing into the display areas from that point as well. Planner Cornish asked if the trucks would be backing into that area. There is some problems with that because that radius is very tight. It would need to be worked through to see how a truck would be getting in and out. When she spoke to Mr. Roswick, he seemed to think the area towards the front would be the main unloading area, which is actually easier for unloading. This is fine the way the site plan is. There was just some concerns that the first two parking spaces may need to be eliminated because trucks would use that space for maneuvering. At some point those spaces may need to be eliminated for truck unloading. Chairperson Wilcox asked if those parking spaces were eliminated would that leave enough parking spaces for this site. Planner Cornish responded, yes. PLANNING BOARD MINUTES 11 AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 Board Member Hoffmann asked why the three storage trailers were moved. That has to do with the circular drive where the trucks pull up because if the trucks could pull in there to turn around the trailers they would be close, and she would assume that the trucks would bring big bales of supplies to store in the trailers. Mr. Monkemeyer stated that if the storage trailers were going to house some pesticides, he thought he would move the trailers as far away from the luncheon /picnicking area as possible. There would also be a fork lift on site that would move a lot of this material around, so if anything comes on a flat bed it could be picked up at the circle. and moved to the display areas or the storage trailers. Board Member Hoffmann stated that there is still the bulk materials storage and pick up areas where the three storage trailers were going to be. Ms. Hoffmann asked what would that be for. Mr. Monkemeyer stated that area would be a mulch or a dry mulch staging area where it would be stored in bulk. The Zoning Board of Appeals felt it was okay to store it this way. Chairperson Wilcox asked if people would be able to fill their pick up trucks. Mr. Monkemeyer responded, yes, and people would use burlap bags. Planner Cornish stated that the Zoning Board of Appeals granted a variance for outside storage of goods, so that is now a condition that has been met. The Planning Board discussed the portable toilet facilities that were proposed at preliminary site plan review, which are now eliminated. Board Member Hoffmann asked if the site plans show indoor toilet facilities. Mr. Monkemeyer stated that the indoor toilet facilities will be in the western most portion of the building, and the current phase of the interior design is going to have three bathrooms. There would be two toilets indoors, and one toilet exterior as a wash room for employees to use accessing from the outside. Planner Cornish stated that the building code would dictate that there are indoor facilities for employees. The other concern this Planning Board had was the vegetated buffer between the overflow parking area and the Montessori School. There has been plant materials added to that area, which are now sufficient to help buffer. Mr. Monkemeyer stated that he would like to point out for clarification, that the greenhouses are not going to be attached to the main structures. There will be little paved walkways between the two greenhouses and main structure. It would either be paved or stone of some type. PLANNING BOARD MINUTES 12 AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 Planner Cornish stated that Mr. Monkemeyer received variances from the Zoning Board of Appeals as she stated before for outside storage of goods, and the other was for combined floor area exceeding 10,000 square feet. These were approved by the Zoning Board of Appeals on August 13, 1997. The Zoning Board of Appeals had some questions about the sign. As she understands it, Mr. Monkemeyer would be reducing the sign to under 50 square feet, so it would be in compliance, and will not need a variance. Mr. Monkemeyer stated that is..correct. Planner Cornish stated that Andy Frost (Director of Building and Zoning) would be checking that out, so that would not be an issue. The Planning Board would not have to act as a Sign Review Board. Board Member Ainslie asked when the Planning Board grants a request for the temporary establishment of three storage trailers, does the Planning Department have a calendar to write these on, so at the end of three years a flag comes out that these trailers need to be moved, and who does it. Director of Engineering Walker stated that the Code Enforcement Officer has that information. Board Member Ainslie asked if the Planning Department has these variances on a calendar. Director of Planning Kanter stated that soon they would be referenced on the computer with different types of flags. Right now the Planning Department does it manually, and there are periodic meetings between Engineering, Planning, and Zoning to go through a list of things like this. Mr. Monkemeyer stated that the location of the garbage dumpster would probably be at the southern end of the over flow parking lot backing up against the Evergreen buffer. The type of dumpster is the type with the two forks and lift over the top. Chairperson Wilcox asked if this is a different location than shown on the site plan for the dumpster. Mr. Monkemeyer stated that there is no indication on the site plan right now for the dumpster. Planner Cornish stated that could be a condition in the resolution. Board Member Bell asked if the western end of the parking area for the unloading of trucks would be paved or gravel. PLANNING BOARD MINUTES 13 AUGUST 19, 1997 APPROVED - SEPTEMBER 2, 1997 Mr. Monkemeyer stated that the area would be gravel, but strong enough to hold a fork lift and stable to hold a truck that may park there. Chairperson Wilcox opened the Public Hearing. No one spoke. Chairperson Wilcox closed the Public Hearing, and asked if anyone was prepared to offer a motion. MOTION made by Herbert Finch, seconded by Robert Kenerson: NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby grants Final Site Plan Approval as shown on the final site plan entitled "Russo's Garden Center" dated August 11, 1997, revised 8/8/97 and 8/11/97, prepared by Cornerstone Site Planners, and additional application materials subject to the following conditions: a. That any required variances, including any necessary sign variances, be obtained from the Town of Ithaca Zoning Board of Appeals. b. Submission of the estimated cost of improvements, prior to the issuance of any building permit. C. Prior to the issuance of a Certificate of Occupancy, the applicant shall make payment for any and all additional development review fees. d. The applicant shall submit a record of application for and approval status of all necessary permits from county, state, and /or federal agencies. Applicant shall submit copies of all permits or approvals so granted, to include copies of any and all permits relating to the sale, use, and application of chemicals associated with this type of operation. e. Submission of water and sewer plans subject to approval by the Town Engineer prior to the issuance of a Plumbing Permit. f. The three trailers in the southeast corner shall be removed form the property three years from the date the first certificate of occupancy is issued or, if earlier, by August 5, 2002. g. Submission of one mylar or original copy and two paper copies of the final site plan to be retained by the Town of Ithaca. Chairperson Wilcox stated that condition "1a" should be deleted from the proposed resolution, and "b" through "g" should be renumbered "a" through "f'. PLANNING BOARD MINUTES 14 AUGUST 19, 1997 APPROVED - SEPTEMBER 2, 1997 Chairperson Wilcox stated that a condition "g" should be added with the language "Modify the site plan to show the dumpster location to comply with the Town of Ithaca Zoning Ordinance pertaining to Business District "C"." Board Member Bell stated that the former condition "f' reflects that three years from now is 2002, which should read the year 2001. Chairperson Wilcox stated that Mr. Monkemeyer would get three years from occupancy, but if he does not get the occupancy permit for another two years, that he cannot go beyond the year 2002. That was Attorney Barney's wording. Planner Cornish stated that she contacted Attorney Barney for verification, and that is what he meant. Board Member Bell asked if there was an assumption that it could take up to two years to build this retail garden center. Director of Engineering Walker stated that this property could stand there for two years before Mr. Monkemeyer gets a building permit, and builds the retail center. Chairperson Wilcox stated that Mr. Monkemeyer could get three years from certificate of occupancy, but he does not have an unlimited time before receiving a certificate of occupancy. Board Member Bell stated that the other concern in the same paragraph is the wording. This owner cannot remove these individual three trailers and replace them with other trailers. Planner Cornish stated that "the three" should be replaced with "all storage" will be removed in three years. Board Member Hoffmann asked if the dumpster would be secured in the area from the Montessori School. Mr. Monkemeyer stated that the dumpster would be approximately 600 feet from the Montessori School. He plans to put a fence around the dumpster location to keep people out of that area. Planner Cornish stated that the Town of Ithaca Zoning Ordinance has some wording to the effect that the dumpster can be so close to the School. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Finch, Ainslie, Kenerson, Bell. NAYS - None. PLANNING BOARD MINUTES 15 APPROVED - SEPTEMBER 2, 1997 The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #5.) AUGUST 19, 1997 Chairperson Wilcox duly closed the Russo Garden Center at 8:41 p.m. AGENDA ITEM: CONSIDERATION OF COMMENTS REGARDING CORNELL UNIVERSITY DRAFT ENVIRONMENTAL IMPACT STATEMENT ON THE PROPOSED LAKE SOURCE COOLING PROJECT: Chairperson Wilcox duly opened the above mentioned conversation at 8:44 p.m. Director of Planning Kanter stated that the Planning Board could get a head start on the Cornell University Draft Environmental Impact Statement on the proposed Lake Source Cooling Project. Mr. Kanter indicated that Planner Tierney did most of the work on this. This is to consider comments from the Planning Board and Town Board to pass along to the State. Mr. Kanter stated that the Planning Board was supplied with a draft memorandum of the comments that would be compiled together on behalf of the Planning Board and Town Board. This is a revised memorandum than what was presented to the Town Board at their August 11th meeting. The Town Board had some suggestions for strengthening comments on the visual impact of the design and the aesthetics of the building, which the Planning Staff did. Also the issue of public and recreational access to the lake being a little clearer that it would be a good time and opportunity for the Town and Cornell to try to reach some common consensus on what could be done for a long term access on that site. This memorandum is to pick out the main issues that the Town Board and the Planning Board will be dealing with and the zoning issues and the site plan approval issues. The memorandum did not get into the water quality type issues that a lot of other people would be getting into. Chairperson Wilcox asked if these are issues are specific to the Town of Ithaca, and probably people outside the Town would not think to bring up on the Town's behalf. Director of Planning Kanter responded, yes. He also believes that the Conservation Board will have some discussions on the DEIS for Cornell's Lake Source Cooling Project at the September 4th meeting to decide whether they would be putting any other specific comments together for the report. This could also get into other areas with the Conservation Board being an advisory Board, to comment on any other numbers of subjects. Chairperson Wilcox stated that the Conservation Board could either incorporate their comments with the Planning Board and Town Board's comments or send a separate letter. Chairperson Wilcox stated that he is not sure of the statement "We further recognize that Cornell University plans to take steps to reduce annual increases in its cooling load." He thinks that Cornell wants to come up with a way so the need to increase cooling grows at a rate that is less than the increase of square footage that needs to be cooled. For whatever reason Cornell is going to build a 100,000 square feet more of Veterinary College space, PLANNING BOARD MINUTES 16 AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 they know they have to add more cooling capacity to deal with that. Cornell would be trying to add cooling capacity more efficiently. It is not a big point, but a minor clarification. Director of Planning Kanter stated that further clarification could be obtained by Planner Tierney later. If there are more specific points of question, Lanny Joyce would be at the meeting later to give more details. Assistant Town Planner Frantz asked Chairperson Wilcox if it read "to take steps to minimize annual increases in its cooling load. ", would make it clearer. Chairperson Wilcox responded, yes. Board Member Herbert Finch stated that at the original presentation about this project, in exchange for passing through school territory; the school would have access to the cooling as well. It seemed to be a good community asset to potentially reduce the expense of operating the schooFcooling. That has not been mentioned lately in anything. Director of Planning Kanter stated that is still part of the proposal. Board Member Finch stated that it seemed to be an attractive part of the proposal since everyone looks at ways to limit the growth of taxes and the strain on the tax base. If the school district reduces their cooling needs as well as Cornell University it would represent a considerable asset to the community. Board Member Kenerson asked if the school district has any current cooling capacity. Chairperson Wilcox stated that there is some cooling at the school. Board Member Finch stated that he would like to see that included, because he thinks it would be a helpful for the school district and tax payers. Board Member Kenerson asked if the Town is doing the SEAR, and what is the Town's role for the future with site plans. Director of Planning Kanter stated that the Planning Board would have to do site plan approvals for the heating exchange facility and the pipeline route. The Town Board would need to approve a zoning change, which at this point Cornell University is proposing a special land use district for the heat exchange facility. Board Member Kenerson asked how does the Town interact with other municipalities, and would there be separate approvals for each municipality. Director of Planning Kanter stated that there are several answers to that question. One, in terms of SEQR review, the Department of Environmental Conservation (DEC) is the lead agency that would be issuing a number of permits to deal with water quality and PLANNING BOARD MINUTES 17 AUGUST 19, 1997 APPROVED - SEPTEMBER 2, 1997 different lake issues. There are actually a number of state and federal agencies that DEC is coordinating the whole environmental review on. The other part of the answer is, in terms of facility and improvements, Mr. Walker has been talking to the City of Ithaca about some additional improvements that could be done at the same time the pipeline route is being installed along the streets. This would eliminate repeating construction, and would create opportunities for improving water and sewer lines as needed. That is all being coordinated with Cornell University. Sidewalks have been discussed for East Shore Drive. Board Member Hoffmann stated that sidewalks would be a great benefit to the whole community. Board Member Ainslie asked where is the City/Town line through the school district lands. Director of Planning Kanter stated that Deeb's Service Station is where the City/Town line is. Board Member Ainslie asked if the High School is in the City. Director of Planning Kanter responded, no, not completely. The main High School building is in the City of Ithaca, and the Town line is just above that including the athletic fields and Boyton Middle School. Chairperson Wilcox stated that the Town does not want the City to come up with plans that do not coordinate with the Town's plans. Board Member Kenerson asked if there is an arbitration process if there are any conflicts. Director of Planning Kanter responded, yes. Board Member Hoffmann stated that she is puzzled by some of the comments about the clearing and the appearance of the site. She remembers when the architect, George Hascup, showed the Planning Board detailed drawings and a model of the building as it would sit on the site. She remembers the building being in the woods, except for the southern side. Ms. Hoffmann asked if the clearing plans have changed. Director of Planning Kanter responded, no. The basic building and parking lot design has not changed. The map supplied to the Board shows the five points where vegetated clearing would occur in this area. It ends up being 14 acres, which is more than anyone anticipated. A lot of it is soil disposal areas and staging areas, so there is more involvement with clearing than simply the heat exchange facility construction. Planner Cornish stated that was discussed when George Hascup came in with the scale model of the site, not the staging areas and the additional clearing. PLANNING BOARD MINUTES 18 AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 Director of Planning Kanter stated that it was important to highlight the fact that there is going to be quite a bit of clearing on that slope which will have some aesthetic impact, especially the water surface itself. The Town recommended finding out if there are other soil disposal sites for the project. Planner Cornish stated that it would be quite visible from Stewart Park. It is an important view. Director of Planning Kanter stated that the Planning Staff tried to word the comments in a way to have Cornell focus on the vegetation. The consensus of the Planning Board was that the comments supplied would be satisfactory to mail to the State. Chairperson Wilcox duly closed the above conversation on the DEIS of Cornell University Lake Source Cooling Project at 9:01 p.m. AGENDA ITEM: OTHER BUSINESS: Chairperson Wilcox stated that as a member of the Tompkins County Planning Federation, that they asked him to provide each member of the Planning Board with a survey. The Tompkins County Planning Federation as one of their main objectives has the goal of training both Planning Board and Zoning Board members. The Planning Federation is seeking some opinions and advise from Planning Board members in Tompkins County. Each of the representatives to the Planning Federation from the various Towns and Villages were given the survey. At the next meeting of the Planning Federation these surveys would be tabulated to determine what training might be appropriate for this winter or early spring. PUBLIC HEARING: CONSIDERATION OF FINAL SITE PLAN APPROVAL AND RECOMMENDATION TO THE ZONING BOARD OF APPEALS WITH REGARDS TO A SPECIAL APPROVAL FOR THE PROPOSED CONSTRUCTION OF A SOFTBALL FIELD AND APPURTENANT FACILITIES, PROPOSED TO BE LOCATED ON THE NORTH SIDE OF THE REIS TENNIS CENTER, LOCATED OFF PINE TREE ROAD APPROXIMATELY 1.000 FOOT SOUTH OF THE PINE TREE ROAD /ELLIS HOLLOW ROAD INTERSECTION, ON PORTIONS OF TOWN OF ITHACA TAX PARCELS NO. 60 -1 -6 AND 60 -1-8.2 RESIDENCE DISTRICT R -30. CORNELL UNIVERSITY OWNER, WHITHAM AGENT: Chairperson Wilcox declared the above -noted matter duly opened at 9:05 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Scott Whitham, Agent for Cornell University, stated that when Cornell University received preliminary approval the conditions for final approval were a provision of a mylar copy of the final site with stamped engineers or landscape architect's number of registration, the revision dates to the final site plan, and also the addition of the over flow parking of 36 PLANNING BOARD MINUTES 19 AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 vehicles as well as the addition of the small asphalt sidewalk. Mr. Whitham stated that he gave Mr. Frantz the mylar copy tonight before this hearing. The other condition was the application for final site plan approval and the check, that he would present to Mr. Frantz. Otherwise the project has not changed since it received preliminary site plan approval. Chairperson Wilcox asked Mr. Frantz if everything has been fulfilled. Assistant Town Planner Frantz responded, yes. Chairperson Wilcox asked if there would be any lights for the softball field. Mr. Whitham responded, no. There would not be any lights anticipated for this project. Chairperson Wilcox opened the Public Hearing. No one spoke. Chairperson Wilcox closed the Public Hearing, and asked if anyone was prepared to offer a motion. MOTION made by Greg Bell, seconded by Herbert Finch: NOW, THEREFORE, BE IT RESOLVED, 1. That the Planning Board hereby grants Final Site Plan Approval for the proposed Women's Softball Field and its associated structures, as shown on the site plan entitled "CORNELL UNIVERSITY SOFTBALL FIELD, Cornell University, Ithaca, New York", prepared by Appel Goff & Associates, dated July 1, 1997, and other application materials. Assistant Town Planner Frantz stated that in the resolution after "CORNELL UNIVERSITY SOFTBALL FIELD, Cornell University, Ithaca, New York ", that "Sheet L -1, Site Preparation and Grading Plan ", should be added. Assistant Town Planner Frantz stated that in the resolution after July 1, 19971 "and revised July 31,1997 and August 18, 1997" should be added. Board Member Hoffmann asked what happened at the Zoning Board of Appeals discussions of this project. Assistant Town Planner Frantz stated that the Zoning Board of Appeals did grant Special Approval of the project although they were concerned about the possible intrusion of Cornell Athletic facilities into residential areas in Honness Lane and Belle Sherman Area. Mr. Frantz pointed out on an enlarged map of the East Hill area, the area in question that Zoning Board of Appeals was concerned about. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Finch, Ainslie, Kenerson, Bell. PLANNING BOARD MINUTES 20 AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #6.) Chairperson Wilcox duly closed the Final Site Plan Approval for Cornell University Women's Softball Field at 9:15 p.m. AGENDA ITEM: CONSIDERATION OF A SKETCH PLAN WITH REGARD TO THE PROPOSED REZONING SUBDIVISION AND SITE PLAN APPROVAL FOR THE PROPOSED CONSTRUCTION OF A 62 BED ASSISTED LIVING FACILITY TO BE KNOWN AS WOVEN HEARTS OF ITHACA INCLUDING TWO BUILDINGS WITH PARKING, LANDSCAPING, AND OTHER SITE IMPROVEMENTS TO BE LOCATED ON 668 +/- ACRES AT THE INTERSECTION OF NYS ROUTE 96 /TRUMANSBURG ROAD AND BUNDY ROAD, TOWN OF ITHACA TAX PARCEL NO, 27 -1 -11.2, RESIDENCE DISTRICT R -15. RICHARD AND MARY PERRY, OWNERS: PIONEER DEVELOPMENT CORP LLC, APPLICANT: MICHAEL J. VILLA, AGENT. Chairperson Wilcox duly opened the above matter at 9:16 p.m., and read aloud from the Agenda. Michael Villa, Pioneer Development, stated that the Town Board has referred Pioneer Development to the Planning Board for a rezoning for their proposed assisted living facility on Bundy Road. Pioneer Development is requesting a recommendation to the Town Board for a zone change of a Special Land Use District on their behalf. The Town Board also suggested that the Planning Board become lead agency for SEQR. Pioneer Development is also presenting to the Planning Board for review, a subdivision and site plan proposal, for the current Perry farm for the intended use as assisted living facilities. Mr. Villa stated that Pioneer Development is a regional northeast developer. The corporate offices are in Syracuse, New York. Pioneer Development has been around for three decades. Part of the development company is property management. They do retail development, strip malls, plazas, and office units in Buffalo. They did Waterfront Village and canal ponds in Rochester, and several other office buildings within the Syracuse and Rochester areas. They have a hospitality unit, and do hotels for Marriott. They also have a health business unit. Mr. Villa stated that since 1994, Pioneer Development decided to pursue the development of assisted memory care facilities for the elderly. This is how Pioneer Development became involved with health business units. They also formed a partnership with Alternative Living Services (ALS), which is one of the top assisted living operators in the country. Pioneer Development has several facilities up and running, and several other facilities under construction in the Northeast, particularly in Albany, Clifton Park, Puritan, Greece, Buffalo, Kenmore, and Williamsville. PLANNING BOARD MINUTES 21 AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 Mr. Villa stated that Pioneer Development would like to propose a Woven Hearts project for the Ithaca area. It would be two buildings each being one floor. One building would be for 26 beds for memory care (Alzheimer's Disease), and the other building is a 36 bed unit. Woven Hearts is more for the small communities, and both facilities would be licensed by the Department of Social Services as Adult Homes. Assisted living is to help with daily living such as bathing, dressing, taking medications, and personal hygiene. People that would be living in the facilities are generally of good health and are ambulatory. These people are just at the age of needing help with their daily activities of moving around. Everyone is supervised by their own personal physician for medial care in both facilities. The smaller unit (26 beds) would be the memory care facility for memory impairment, with no one would be allowed outside except with a family or a staff member. No one there would drive a car. Mr. Villa stated that Pioneer Development's proposal is to have the 26 bed memory impaired care facility and a 36 bed assisted facility on the corner of Trumansburg Road and Bundy Road, known as 103 Bundy Road. When Pioneer develops, they go into the communities and recognize the individual and collective actions that would impact the communities both ecologically, economically, and socially. They do respect the individual needs and concerns before going to the Planning Board to decide how this would impact the area and work involved. Mr. Villa showed the Planning Board an enlarged copy of the site plan, and enlarged colored drawings of the facilities being proposed. Board Member Hoffmann asked if the colored drawings are of actual facilities. Mr. Villa responded, yes, this is what the facilities would look like. Board Member Hoffmann asked if these facilities exist somewhere else. Mr. Villa responded, yes. Board Member Hoffmann asked where do these facilities exist. Mr. Villa stated that Ithaca would be the first one in New York for the Woven Hearts facilities. The other facilities he mentioned earlier are larger than the Woven Hearts. The differences are based on the number of beds per unit. Woven Hearts has been built in Pennsylvania, Iowa, Wisconsin, and New Jersey. Board Member Hoffmann stated that her question specifically was, where does a facility looking like this exist. Mr. Villa stated that she could go to Bristol, Pennsylvania to see a Woven Hearts. Board Member Hoffmann asked what about the 36 unit facility, where does that exist. PLANNING BOARD MINUTES 22 APPROVED - SEPTEMBER 2. 1997 Mr. Villa stated that the 36 unit has never been built before. AUGUST 19, 1997 Board Member Hoffmann asked if that is the one shown on the drawing that was supplied to the Planning Board, Mr. Villa responded, yes. Mr. Villa stated that he was just informed that a 36 unit facility is scheduled to open in Florida soon. Board Member Bell asked where in Florida is the new facility. Mr. Villa stated that he does not know. The Florida facility is not being developed by Pioneer Development. ALS contracts with other developers in different sections of the country. Mr. Villa stated that he could find out for the Planning Board where in Florida the new facility is. Board Member Hoffmann asked Mr. Villa if he is familiar with the plans and knows what the layout is. Mr. Villa responded, yes. Board Member Hoffmann asked Mr. Villa if he is able to prepare drawings of these facilities. Mr. Villa responded, yes. Mr. Villa stated that he has floor plans of the facilities if the Planning Board was interested in seeing them. Board Member Hoffmann responded, yes. Ms. Hoffmann stated that she would be interested to see how Mr. Villa has imagined that these buildings would fit onto this particular site. lots. Chairperson Wilcox asked why is the proposal to subdivide this land into two separate Mr. Villa stated that is more for taxes based on the relationship between Pioneer Development and ALS. Bob Weid, Pioneer Development, stated that the subdivision relates to the financing of these facilities. Pioneer Development has developed a campus scenario in other parts of the State and region, and the primary purpose for the subdivision is for financing purposes. Mr. Villa displayed a floor plan for the 26 bed unit and the 36 bed unit for the Planning Board and the people in attendance to see. PLANNING BOARD MINUTES 23 APPROVED - SEPTEMBER 2. 1997 AUGUST 19, 1997 Board Member Ainslie stated that he understands that these facilities would be providing three meals a day. Mr. Ainslie asked if there are kitchen facilities in these buildings. Mr. Villa stated that there are complete kitchen and bath facilities in these buildings. People are allowed to make their own meals if they want to. Board Member Ainslie asked if the residents could cook in their rooms. Mr. Villa responded, no, they cannot cook within their room. They can have a small refrigerator and a microwave, but there is not a stove of any sort. Board Member Ainslie asked if there would be a cook and staff in each building. Mr. Villa responded, yes, as well as if they wanted to make their own meals the residents could. Mr. Weid stated that the kitchen is not an institutional kitchen. The facility would be an open area, and available for whoever is in the facility to utilize the kitchen. The program is set up to encourage everyone's participation and preparation of meals. There is also a cook available, but if anyone wants to take part in meal preparation or aid in meal preparation they are able to. Board Member Hoffmann asked what the overall dimensions of these two buildings are. Mr. Villa stated that the 26 bed building would be 12,500 square foot, and 17,500 square foot for the 36 bed. Board Member Hoffmann asked if both of the buildings are one story. Mr. Villa responded, yes. The buildings would blend in with the residential surroundings. Pioneer Development does not want to come in with a two or three story building to stick out. They want to have the people feel comfortable like being at home, not institutionalized. This is setup to look like a home as much as possible. Board Member Hoffmann stated that she drove by the site today, and the site is quite sloping. Ms. Hoffmann asked how is Pioneer Development planning to build these facilities on this site. Mr. Villa stated that looking at the site plan, these facilities would be right in the middle of the existing roadway to the Perrys. Looking at the site, that field would not be there, so where it starts to slope down would be the parking lot. The parking lot may be sloped down some what, but the buildings themselves would be up a little farther. They may have to come in with some fill, and David Herrick (T.G. Miller's Engineering and Surveyors) will PLANNING BOARD MINUTES 24 AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 determine what they can do there. The front would not need much done to it, but there would need to be some drainage done. Board Member Hoffmann stated that the area where the parking would be is quite a lot lower than the site where the 36 bed facility would be. She is trying to visualize how this building is going to look on the site. Ms. Hoffmann asked if the building is going to be dug into the hill side, so the front will look like it does on the drawings, or would it be high in the front in order to have the building level with the existing ground in the more northwesterly parts of the parcel. Mr. Villa stated that he cannot answer that fully until all the engineering studies are back. Pioneer Development is going to try to accommodate the buildings in the best way they can. Board Member Hoffmann asked Mr. Villa if he has been on the site. Mr. Villa responded, yes. Board Member Hoffmann stated that she finds it very hard to imagine something looking like what is shown in the colored drawings on that particular site. Director of Planning Kanter stated that there would be a lot of grading involved. As to how much is not known at this time. The Planning Department would need to require full topographic information and engineering information of the site. Board Member Hoffmann stated that she is just questioning how realistic the images being shown to the Planning Board are on that particular site. Chairperson Wilcox asked if the drawings are to show the Planning Board what the site is going to look like or what the buildings would look like. Mr. Villa stated that these drawings are to show how the buildings would look. The trees in the drawing might not be the same type of trees planted for the site. When getting into the site plan they would deal with the surroundings of the buildings. Board Member Bell asked Mr. Villa what demographics made Pioneer Development chose Ithaca. Mr. Villa stated that before Pioneer Development looks at a site, ALS would do a demographic study of each individual area determined by the number of people there and the demographics whether or not Pioneer Development should pursue anything. Until the study comes back, Pioneer Development does not know if they would go in there. The study reviewed a possible area that could hold 26 and 36 bed facilities, and that is why Pioneer Development is here. The study was based on age, income, and other demographics to determine that this is an area to get into. PLANNING BOARD MINUTES 25 AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 Director of Planning Kanter stated that question came up at the Town Board meeting also. The Town Board was interested in finding out more information about that study, and what is the need for this type of facility in this particular area. Mr. Villa stated that he told the Town Board he would get that information for them. Board Member Bell stated that Clifton Park, Puritan, and Musquina are three sites that Pioneer Development already has, a.re all in the suburbs, and do not seem like Ithaca. Mr. Bell asked how does Ithaca fit into that mix. Mr. Villa stated that those areas have larger facilities, and the Woven Hearts is for a smaller community. This Woven Heart facility would be for 26 and 36 bed facilities, and the other facilities are 52 and 78 bed facilities for larger communities. Board Member Ainslie asked if the monthly cost is the same in each building per month. Mr. Villa responded, no. The memory impaired care facility would be a little more expensive than the other facility. Board Member Ainslie asked if that is because they would need more assisted personnel. Mr. Villa responded, yes. The ratio for the 36 bed facility is 8 to 1, and the 26 bed facility is 6 to 1. Board Member Bell asked Mr. Villa how would Pioneer Development see the services provided as interacting with Kendall, Candlewyck, or Ithacare, or the other smaller facilities that are in existence or being built. Mr. Villa stated that Kendall, as far as price to get in, Pioneer Development is not competing with that. There is not a big lump sum of money these people would need to sign over as Kendall has. Ithacare is more of a nursing home. He knows they are expanding, and hope to have some assisted living facilities there as well, and Pioneer Development has taken this into consideration. Woven Hearts is not a nursing home. Once they get to a point in the facility that they would need a nursing home, there would be arrangements made to go into a nursing home. Woven Hearts is not a nursing home. There would be a staff of nurses, but it would not be the same thing as Ithacare. Kendall is just a matter of pricing compared to what Pioneer Development is. There is not a big entrance fee as people at Kendall have to pay. Director of Planning Kanter stated that the Planning Board should talk about the characterization of nursing homes versus other assisted living facilities. His recollection of Ithacare is not that it is a nursing home, but that it is a full range facility ranging from PLANNING BOARD MINUTES 26 AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 independent living with no care to more assisted arrangements. There may be more similarities than one would think. Board Member Bell stated that the smaller dimension building sounds like it is a lot less independent than they are suggesting for the whole thing. It is really two separate levels. It sounds like that unit is more like what Ithacare may have. Board Member Finch stated that he does not see a lot of space in either of the areas that would be called program space or recreational space. Especially in the independent living area they would need some type of areas for programs for recreational or development for the people. Mr. Villa pointed out on the enlarged floor plan to the Planning Board where the den area, garden room area, big dining rooms, and different spaces available for recreational uses in both facilities. Board Member Finch stated that there is no open space for recreational use for square dancing. Mr. Villa stated that for something that large they may not have square dancing room. Board Member Finch stated that he just wanted to know what they envision for a program for these people for recreational activities. Mr. Villa stated that residents could go on trips. Activities for square dancing is something they probably would not have. He does not know what type of activities the residents would have, but as he pointed out before there are areas for recreational activities for the residents. Chairperson Wilcox stated that this particular site is on or near a City bus route that travels to the hospital. Board Member Ainslie asked if these rooms are for couples or basically for single people. Mr. Villa stated that most of these rooms are for single people, but there are a few rooms for doubles. Mr. Villa pointed out on the enlarged floor plan where the double rooms would be located in each facility. Board Member Bell stated that when Ithacare came before the Planning Board he asked them a few questions, and would like to ask the same of Pioneer Development. Mr. Bell asked why would they chose a non - pedestrian friendly location for people who are memory impaired, where people could come and go as they wish. Mr. Bell further asked why they would not chose a more residential pedestrian friendly environment. PLANNING BOARD MINUTES 27 AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 Mr. Villa stated that they actually tried to do that and get in as close as possible. To fit the campus setting they needed they could not fit into another site around. If there is another site Mr. Bell would like to suggest for them, they would be glad to hear it. Board Member Bell stated that he was not thinking of a specific site. Mr. Villa stated that they looked around a lot. In order to accommodate this site was on the bus route, there is a lot of traffic, and they wanted to get a place that is high visibility so people will see it as they go by. At least with the bus this allows the residents to take the bus somewheres. Ideally, they would like to be in a more residential setting closer into the City, but they have not found a site, and this came up as the next site. Assistant Town Planner Frantz stated that on the matter of public transportation, the Board should consider showing a walkway connecting to Route 96 at the front of the property to show a route to the bus stop. The area along Route 96 or on the opposite side of Route 96 is the Candlewyck Apartments Complex which is already a major bus stop with bus transportation both on the inbound routes which would be the buses on the Woven Hearts side of the highway as well as the outbound. There should be some provisions for Woven Hearts down to Route 96 in order that employees and residents have access to the local bus route. Board Member Bell asked if they should have a turn off lane for the bus. Assistant Town Planner Frantz stated that there is a wide shoulder along that section of Route 96. The buses tend to pull half way off onto the shoulder. Board Member Ainslie stated that going towards the City of Ithaca people would have to stop dead if the bus stops to pick up someone at that location. Coming up the hill from the City of Ithaca the bus could get off onto Candlewyck. When the bus stops people have to stop. If Woven Hearts is constructed there should be an apron somehow for the bus to get off the road. Tractor trailers travel through there quite fast. Director of Engineering Walker stated that one of the problems with the Candlewyck stop right now is that it is over the crest of the hill, and a lot of people would not see it. Someone should talk to the Department of Transportation about having a better area for a bus stop near the intersection of Bundy Road. The County has Gadabout services for people who need to be taken to the doctors or to go shopping. Director of Planning Kanter stated that in the next 20 to 30 years the Perry property would be a neighborhood area. Perry Lane has been established, and Pioneer Development supplied the Planning Board with a sketch plan of what they would like to do. In 1989, the Planning Board was supplied with a sketch plan of the Perry farm development. There is potential develop of a neighborhood with a road system and a park. This is long term though. PLANNING BOARD MINUTES 28 APPROVED - SEPTEMBER 2. 1997 AUGUST 19, 1997 Board Member Hoffmann asked if the drawing entitled "Sheet No. SM -1.0" is part of the Woven Hearts proposal with the single family clusters. Director of Planning Kanter responded, no. That was from an original sketch plan that was presented to the Planning Board in 1989 for the overall development of the Perry site. Now adding the Woven Hearts proposal to the property that drawing shows the concept of the through road connection from Bundy Road southward towards Mecklenburg Road. Chairperson Wilcox showed the sketch plan and pointed out the Perry's parcel that Mr. Kanter and Ms. Hoffmann are referring to for the public to see. Mr. Villa stated that Beth Beach from ALS, who is the director of Liberty Commons for Pioneer Development, could address the question Mr. Finch had about the operations in regards to activities for people. Board Member Finch stated that he is also interested in how much staffing would be required for these facilities. Beth Beach, Resident Director of Liberty Commons in Manilus, New York, stated that Liberty Commons is an 80 unit house. They do all levels of care. There is some dementia and some skilled. The facility has a full program. At Liberty Commons there are planned activities throughout the week that are self contained within the building. Those residents that are not impaired have arranged transportation to take them out to different sites and activities. They are very supervised closely. Board Member Kenerson asked Ms. Beach what her staff ratio is. Ms. Beach stated that there are 55 employees to 75 residents at Liberty Commons at the present time. Chairperson Wilcox asked if that number includes both the assisted and other facility. Ms. Beach responded, yes, Liberty Commons is one building. Board Member Ainslie stated that would be much more concentrated. It was suggested before that there would be a one to six ratio in one building, and the other building would be one to eight ratio. Liberty Commons seems to be one to one ratio. Mr. Villa stated that he was referring to care givers only, but Ms. Beach is referring to the total number of employees that work at Liberty Commons. Board Member Ainslie asked if Liberty Commons has vans to transport people. PLANNING BOARD MINUTES 29 AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 Ms. Beach responded, yes, Liberty Commons has one van at the present time. ALS has just ordered another van for 14 people (three wheelchairs, 10 passengers, and one driver). The vans are usually adjusted to the size of the facility. Mr. Weid asked Ms. Beach if the 55 employees are on three shifts. Ms. Beach responded, yes. As far as activities go, for the size of facility that she has, there are two full time activity people..plus there are two full time people in the dementia unit for the 18 people participating along with two care givers. Liberty Commons also has a van driver and volunteers. Director of Planning Kanter stated that as the Planning Board is discussing these when discussing the environmental reviews and preliminary plan analysis, that this type of description be detailed out for the Board to reference to. Board Member Hoffmann asked Ms. Beach if she has the same amount of space in her facility that the Woven Hearts sketch plans has for activities. Ms. Beach responded, yes. What ALS does is create a lot of small spaces instead of having one great room. ALS thinks it is more advantageous for the residents that are there to have a more structured environment. They break up the different areas into neighborhoods. That is a self contained area with eight or ten residents in it. They would eat together, have activities together, and they have a care giver. They have more continuity of care than just spreading out within the building. Ms. Beach stated that Liberty Commons is a Pioneer Development built facility that has several different rooms. There is a great room that could accommodate a large number of people, and there are smaller rooms to accommodate smaller groups of people. Board Member Finch asked if Pioneer Development builds the facility and ALS runs the facility. Mr. Villa stated that Pioneer Development are partners with ALS for these type of facilities. Board Member Finch asked if Pioneer Development hires the care givers or does ALS do that. Mr. Villa stated that ALS hires the care givers. Pioneer Development are partners with ALS to operate and develop these facilities. Mr. Weid stated that in the early 1990's, Pioneer Development started plans to develop three assisted living facilities. The facilities that Pioneer Development built are Kenmore, Manilus, and Misquina, all of different architecture. They do not look like any of the other ALS facilities that are out there. Approximately three years ago, Pioneer Development started to have discussions with ALS because as being real estate developers PLANNING BOARD MINUTES 30 AUGUST 19, 1997 APPROVED -SEPTEMBER 2, 1997 they realize that this business is not a real estate business it is a business of providing care to people who need it. Pioneer Development went out looking for a partner who could come into these facilities to help operate them the way they need to be operated. The facility that Ms. Beach operates is one of Pioneer Development built without ALS involvement whatsoever, so Liberty Commons is different from the ALS prototype. ALS has four prototypical models that have evolved through the process of knowing what needs to be built to take care of the needs of these people. One the facilities is called a Clarebridge model, which is a 52 bed dementia model. This is the facility that Pioneer Development has built in Williamsville and Misquinta. The second prototype is called the Windwood, which is a 78 bed assisted living model. Approvals in Greece are currently being done for that particular model, and also several of these prototypes are being worked out in Connecticut. The third prototype that ALS has is the Woven Hearts prototype, which has two different model sizes that were developed (26 and 36 units). They made some internal modifications to the 26 unit to allow it to be more dedicated towards care of dementia residents. There is added security features in that building that are geared towards taking care of the special needs of the residents. The other prototype ALS has is called the Crossings, which is a facility that is basically an apartment building for independent living. ALS now owns Liberty Commons because they purchased Liberty Commons from Pioneer Development. Pioneer Development is involved with ALS for a joint venture in developing these various different types of prototypes in New York, Connecticut, Massachusetts, and Rhode Island. Pioneer Development and ALS have been working on these types of facilities for different areas of those states. Board Member Bell asked Mr. Weid who is the owner of Pioneer Developments. Mr. Weid stated that Pioneer Development company is a development company that has limited liability. The primary general partner is Michael Valcone, and the other individuals involved are a couple of his children and several other principals on the executive committee with various backgrounds. ALS is a publicly traded company that is traded on the American Stock Exchange, so everything about ALS is available to the public for investigation. Board Member Bell asked if Pioneer Development maintained any relationship with the Pyramid Corporation at this point. Mr. Weid responded, no. In 1976, Mr. Valcone was involved with Pyramid Corporation to some degree, but he has been separated from Pyramid Corporation since 1976. There is no affiliation with Pyramid Corporation right now. Board Member Hoffmann stated that when Mr. Villa was comparing Woven Hearts with Kendall of Ithaca, he mentioned that there was a difference in the price and cost of living there. Ms. Hoffmann asked Mr. Villa if he could tell the Board about the cost of living in one of these facilities. PLANNING BOARD MINUTES 31 APPROVED - SEPTEMBER 2, 1997 AUGUST 19, 1997 Mr. Villa stated that the cost has not been established yet. It would be approximately $1,800 to $2,600 per month. Mr. Weid stated that the major difference between Woven Hearts and Kendall is that the Kendall facility is an endowment scenario where people actually buy into a program, and then in addition to that the resident pay a monthly fee. The facilities that ALS operates are rented on a monthly basis, and there is no endowment fee involved. Board Member Kenerson asked if there is any ownership. Mr. Weid responded, no. Board Member Kenerson asked Mr. Villa what type of neighborhoods are the existing units in, rural or in the city. Mr. Villa stated that they are in a combination. Kenmore is in the City of Kenmore. Most of the other facilities are in residential neighborhood. Smaller communities such as Ithaca would tend to get more rural, but if possible the facilities are located next to a residential neighborhood. Board Member Kenerson asked if they try to put location relative to high traffic flow. Mr. Villa responded, yes. A bus line would be convenient for people to get to shopping centers by helping the residents help themselves. Board Member Kenerson stated that part of the Planning Board's job is to determine land use; whether rezoning needs to be done. Alzheimer's are wanders, and would it be appropriate to have this type of facility on the busiest highway (Route 96). Mr. Kenerson asked if the Planning Board wants to approve a rezoning for a special land use, and how many special land uses does the Town of Ithaca have. Director of Planning Kanter responded, ten. Chairperson Wilcox stated that the Town Board is recommending a special land use district as the best route to take for this project. Not only does this Board have zoning to consider, there is subdivision approval and site plan approval. Board Member Kenerson stated that the Planning Board needs to be very careful in considering the use of the land. Director of Planning Kanter stated that the Town Board mentioned that they would use the SLUD that would be developed to do the long term zoning amendment. Ms. Beach stated that the main concern everybody has is that the residents would be wandering. That is a very logical and understandable concern. The facilities utilize security PLANNING BOARD MINUTES 32 AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 systems. There is a pad by the doors in case the resident is able to open the doors. There are enclosed court yards on the sketch plans that would enable the residents to go outside in an enclosed area. Everyone does wonder when there is a site brought into a neighborhood, that if there are going to be wandering people around. No, these residents are watched very closely. Ms. Beach stated that Liberty Commons is situated with the back of the building on a creek and the front of the building is on a busy intersection. Liberty Commons has alarms on their doors so they know when someone goes out the door. The residents are watched very closely. ALS is very fussy, and want the very best for their residents. ALS is extremely diligent and the national office is not in the northeast, but they are here at all times. Board Member Kenerson stated that his reaction is that if there is a question, these facilities should not be in this area at all. The Planning Board should not create an area for disaster. The Planning Board needs to be very careful in considering this project. Board Member Hoffmann stated that one of her concerns is just the physical characteristics of the SLUD, and how the configuration of the parking and buildings is going to fit in there without it looking very different from the way it is being proposed. She thinks the buildings that have already been built have been built on land that was much more flat than what is being proposed. Mr. Weid stated that the dementia facility, such as the 52 bed in Clarebridge is, all the external doors have magnetic alarms with magnetic delays. These delays are similar to fire breaker doors that buildings have. There is the ability to over ride the whole system in case of emergency to get people out, but these alarms allow the employees to monitor the security of the people in the facilities a lot better than another facility that may have dementia residents in them that may not be specifically geared for that particular aspect. An additional feature that the building has is that there are vestibule areas, that before going to an outdoor area they would need to open a door, and if that door is a precursor door to an exterior door that there is an automatic alarm so a care giver knows that there is somebody entering into the vestibule to be concerned with. This is a private pay facility, so the people who come to these facilities have a choice to come to the Woven Hearts. It is the desire to provide a facility that meets their expectations. Director of Planning Kanter asked if this property would be a tax paying facility. Mr. Villa responded, yes. Chairperson Wilcox stated that someone wrote a comment about the entrance off of Bundy Road and the proximity to Route 96. It may be 100 to 125 feet from Route 96. Mr. Villa stated that should be 237.47 feet. Chairperson Wilcox asked if that is a safe distance from the intersection. Mr. Villa stated that could be looked into by moving the driveway further west. PLANNING BOARD MINUTES 33 AUGUST 19, 1997 APPROVED - SEPTEMBER 2. 1997 Director of Planning Kanter asked if there is any flexibility as to the actual parcel of size or shape configuration to acquire more land westward from Trumansburg Road. Mr. Villa stated that was all that was available to Pioneer Development at this point, but he would need to explore that idea. Planner Cornish stated that Ms. Hoffmann's concern about the topography of the parcel is a valid concern. It may in fact be that Pioneer Development would need more land in order to grade it out properly. Mr. Villa stated that as it stands this would be the best positioning of the buildings at this time. Director of Engineering Walker stated that the two buildings are not at the same elevations. Mr. Villa stated that they would be similar. One building may be two feet higher than the other. They would like to see both buildings at the same elevation if possible. Assistant Town Planner Frantz stated that the driveway is relatively level, but again, the large building would be approximately 150 feet deep from the facade facing Route 96, and when dealing with a grade exceeding five percent there would be significant site grading necessary to site the buildings. Board Member Hoffmann stated that in looking at the land it looked to her as if the area where the driveway and the parking area would be to the east of the 36 unit is in quite a dip. It is quite a lot lower in elevation than the building. If Pioneer Development is trying to have the parking and the driveway being on the same level as the entrance to the building that she does not understand how that could happen on this site. Mr. Villa stated that he understands Ms. Hoffmann's concern. Director of Planning Kanter stated that the Planning Board should consider with subdivision of the property the related park land set aside issues and how the Board would want to proceed with that. When the earlier plans for Perry Lane and the adjacent subdivision that totaled 23 lots received preliminary approval in 1990, there were discussions of park area which is shown on the sketch map at the southwest corner and there is also one acre lot that was supposed to come to the Town which so far has not been conveyed to the Town which is more closely related to the second phase of subdivision development. This would be a subdivision to split the Perry parcel further. The Board would need to make findings and determinations of the overall set aside issue. In some ways it could be timely because there could be some long range planning for a larger park area on this and the adjacent Cerrache Property off of Mecklenburg Road to come together to provide a community park. PLANNING BOARD MINUTES 34 AUGUST 19, 1997 APPROVED — SEPTEMBER 2. 1997 Board Member Hoffmann asked what about the connector road that was discussed that would also cross this parcel. Director of Planning Kanter stated that is it another long range consideration. It is related to the second phase subdivision as shown on the sketch plan. The Planning Board should consider this because the Town maybe receiving an application for part of the Cerrache property for an affordable housing development. Part of that planning process is going to involve trying to figure out where the through connector road should go to Mecklenburg Road. These two parcels are very much interconnected in terms of long range planning. This is something that the Town should start being able to focus on. Chairperson Wilcox stated that he wanted to inform those members of the public who came for the sketch plan presentation, that this was a preliminary sketch plan review where the Planning Board listens to the applicant and provides feedback. Assuming that this would move forward, the Planning Board would have further public hearings for the public to respond to this proposal. If any one from the public wishes to express any comments, they could be addressed to the Town Board and Planning Board to be reviewed, but there would be a chance to speak to the Town Board and the Planning Board in regards to this project. Chairperson Wilcox duly closed the Sketch Plan consideration for Woven Hearts at 10:25 p.m. AGENDA ITEM: OTHER BUSINESS: The Planning Board thanked JoAnn Cornish for her employment with the Town of Ithaca, and wished her all the happiness with her new job at the City of Ithaca. The Planning Board discussed potential proposals that would be coming before the Board for review. AGENDA ITEM: ADJOURNMENT: Upon MOTION, Chairperson Wilcox declared the August 19, 1997, Meeting of the Town of Ithaca Planning Board duly adjourned at 10:34 p.m. Prepared by: &&Awok Deborah Kelley, Keyboard Specialist/Minutes Recorder Mary Brya t, 612�� Administrative Secretary for the Town of Ithaca Planning Board. TOWN OF ITHACA PLANNING ING BOARD 126 East Seneca Street Ithaca, New York 14850 Tuesdav, August 19, 1997 AGENDA 7:30 P.M. Persons to be heard. 7:34 P.M. SEQR Determination, Westmount Subdivision, 206 Forest Home Drive. 7:35 P.M. PUBLIC HEARING : Consideration of Preliminary of +/- 74 sq. ft. from Town of Ithaca Tax Parcel No +/- 0.8 acre in area, for consolidation with Town of Residence District R -15. Roger W. and Lois S. Wes and Final Subdivision Approval for the proposed subdivision 66 -2 -2, located at 206 Forest Home Drive and encompassing Ithaca Tax Parcel No.66 -2 -15 a.k.a. Forest Home Walkway, tmount, Owners: Daniel R. Walker, P.E.. Agent. 7:45 P.M. PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed construction of a 65.000 T/- square foot addition to Ford Hall to house additional classrooms, practice studios, rehearsal rooms, a 250 seat recital hall, and other facilities for the Ithaca College School of Music, located on the Ithaca College campus, Town of Ithaca Tax Parcel No 41 -1 -30.5, Residence District R -15. Ithaca College. Owner: Robert Hoffman, Hoffman, O'Brien, Look, Taube & Chiang, P.C., Agent. 8:15 P.M. PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed construction of a retail garden center proposed to consist of a 4,320- square foot store (30' X 144') and 6,048 square feet of greenhouse space (6 greenhouses @ 2 FX 48' square feet each), outside storage and display areas, parking and other appurtenances, to be located at 1059 Danby Road, Town of Ithaca Tax Parcel No 43- 1 -3.2, Business "C" District. Evan Monkemever, Owner; Terrance Roswick, Agent. 9:05 P.M. PUBLIC HEARING: Consideration of Final Site Plan Approval and recommendation to the Zoning Board of Appeals with regard to a Special Approval for the proposed construction of a softball field and appurtenant facilities, proposed to be located on the north side of the Reis Tennis Center, located off Pine Tree Road approximately 1,000 ft. south of the Pine Tree Road/Ellis Hollow Road intersection, on portions of Town of Ithaca Tax Parcels No. 60 -1 -6 and 60-1-8.2. Residence District R -30. Cornell University, Owner; Scott Whitham, Agent. 9:25 P.M. Consideration of a Sketch Plan with regard to the proposed rezoning, subdivision and site plan approval for the proposed construction of a 62 bed assisted living facility to be known as Woven Hearts of Ithaca, including two buildings with parking, landscaping and other site improvements, to be located on 6.8 acres at the intersection of NYS Rte. 96 /Trumansburg Road and Bundy Road, Town of Ithaca Tax Parcel No. 27-1-11.2, Residence District R -15. Richard and Mary Perry, Owners; Pioneer Development Corp., LLC, Applicant; Michael J. Villa, Agent. 9:55 P.M. Consideration of comments regarding Cornell University Draft Environmental Impact Statement on the proposed Lake Source Cooling Project. 9. Approval of Minutes: 10. Other Business. 11. Adjournment. August 5, 1997 (in packet) 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 - 17.47, (A quorum of four (4) members is necessary to conduct Planning Board business.) TOWN, OF ITHACA AFFADAVIT OF POSTING AND PUBLICATION I, Karen McGuire being duly sworn, depose and say that I am a Secretary for the Town of Ithaca, Tompkins County, New York; that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published in the local newspaper, The Ithaca Journal. Notice of Public Hearings to be held by the Town of Ithaca Planning Board in Town of Ithaca, Town Hall. 126 East Seneca Street Ithaca New York on Tuesday, August 19th 1997 commencing at 7:30 P.M. as per attached. Location of Sign Board used for Posting: Bulletin Board. Front & Entrance of Town Hall. Date of Posting Date of Publication: August 11. 1997 August 13.1997 W�n A (S Uk Karen McGuire Town of Ithaca. STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this %3' Aday ofA�t�1�11997. C J. ro State of New York Registration #01SA5044003 Qualified in Tioga Count filename: p &paf My Commission Expires 0 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, August 19. 1997 By direction of the Chairperson of the Planning Board. NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesdav, August 19, 1997, at 126 East Seneca Street, Ithaca. N.Y., at the following times and on the following matters: 7:35 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of +/- 74 sq. ft. from Town of Ithaca Tax Parcel No. 66 -2 -2. located at 206 Forest Home Drive and encompassing +/- 0.8 acre in area. for consolidation with Town of Ithaca Tax Parcel No.66 -2 -15 a.k.a. Forest Home Walkway, Residence District R -15. Roger W. and Lois S. Westmount, Owners; Daniel R. Walker, P.E., Agent. 7:45 P.M. Consideration of Final Site Plan Approval for the proposed construction of a 65,000 +/- square foot addition to Ford Hall to house additional classrooms, practice studios, rehearsal rooms, a 250 seat recital hall, and other facilities for the Ithaca College School of Music, located on the Ithaca College campus, Town of Ithaca Tax Parcel No 41 -1 -30.5, Residence District R -15. Ithaca College, Owner; Robert Hoffman, Hoffman.O'Brien,Look, Taube & Chiang, P.C., Agent. 8:15 P.M. Consideration of Final Site Plan Approval for the proposed construction of a retail garden center proposed to consist of a 4,320± square foot store (30' X 144') and 6,048 square feet of greenhouse space (6 greenhouses @ 2 FX 48' square feet each), outside storage and display areas, parking and other appurtenances, to be located at 1059 Danby Road, Town of Ithaca Tax Parcel No 43- 1 -3.2, Business "C" District. Evan Monkemeyer, Owner: Terrance Roswick, Agent. 9:05 P.M. Consideration of Final Site Plan Approval for the proposed construction of a softball field and appurtenant facilities, proposed to be located on the north side of the Reis Tennis Center, located off Pine Tree Road approximately 1,000 ft. south of the Pine Tree Road/Ellis Hollow Road intersection, on portions of Town of Ithaca Tax Parcels No. 60 -1 -6 and 60- 1 -8.2. Residence District R -30. Cornell University, Owner; Scott Whitham, Agent. Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearings. Jonathan Kanter, AICP Director of Planning 273 -1747 Dated: Monday, August 11. 1997 Publish: Wednesday, August 13, 1997 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC Tuesday, B Y. Aug. 19, 1997 y direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Plannin Board of the Town of Ithaca on Tuesday, August 19, 19971 at 126 East Seneca _Street„ Ithaca, N.Y. o at the the followin times an t following matters: 7:35 P.M. Consideration of Preliminary and Final Sub. division Approval for the pro- .pposed subdivision of ±74 sq. ft. from Town of Ithaca Tax Parcel No. 662.2, located at 206 Forest Home Drive and encomppassing ± 0,8 acre in It area, for consolidation with Town of Ithaca Tax Parcel Las No. 66 -2 -15 a.k.a. Forest Home Walkway, Residence District R -15. Roger W. and Lois S. Westmount, Owners; Daniel R. Walker,N P.E,, Agent. 7:45 P.M. Consideration of Final Site Plan Approval for the proposed construction of a6 00 O ± square foot addi- tion to Ford Hall to house additional classrooms, proc. tice studios, rehearsal rooms, a 250 seat recital hall, and other facilities for the Ithaca College School of Music, lo- cated on the Ithaca College campus, Town of Ithaca Tax Parcel No. 41 -1 -30.5, Resi- dence District R -15. Ithaca College, Owner; Robert Hoff- man Hoffman O'Brien, Look, Taube & Chiang, P.C. Agent. 8:15 P.M. Consideration of Final Site Plan Approval for the proposed construction of a retail garden center pro- posed to consist of a 4,320± square foot store (30 'X144' and 6,048 square feet o greenhouse space (6 greenhouses @ 21'X48' square feet each, outside storage and display areas, parking and other appur- tenances, to be located at 1059 Danby Road, Town of Ithaca Tax Parcel No. 43- 1 -3.2, Business "C" Dis- trict. Evan Monkemeyer, Owner; Terrance Roswick, Agent. 9:05 P.M. Consideration of Final Site Plan Approval for the proposed con t s or a softball field and ctappur. tenant facilities, proposed to be located on the north side of the Reis Tennis Center, lo- cated off Pine Tree Road so approximately of the Pine Tree Road/ Ellis Hollow Road intersec- tion, on portions of Town of Ithaca Tax Parcels No. 60 -1.6 and 60- 1 -8.2, Residence Dis- trict R -30. Cornell University, Owner; Scott Whithom Agent. , 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 August 13, 1997 273 -1747 Le als 1 No. 66 -2 -15 a.k.a. Forest Home Walkway, Residence District R -15. Roger W. and Lois S. Westmount, Owners; Daniel R. Walker,N P.E,, Agent. 7:45 P.M. Consideration of Final Site Plan Approval for the proposed construction of a6 00 O ± square foot addi- tion to Ford Hall to house additional classrooms, proc. tice studios, rehearsal rooms, a 250 seat recital hall, and other facilities for the Ithaca College School of Music, lo- cated on the Ithaca College campus, Town of Ithaca Tax Parcel No. 41 -1 -30.5, Resi- dence District R -15. Ithaca College, Owner; Robert Hoff- man Hoffman O'Brien, Look, Taube & Chiang, P.C. Agent. 8:15 P.M. Consideration of Final Site Plan Approval for the proposed construction of a retail garden center pro- posed to consist of a 4,320± square foot store (30 'X144' and 6,048 square feet o greenhouse space (6 greenhouses @ 21'X48' square feet each, outside storage and display areas, parking and other appur- tenances, to be located at 1059 Danby Road, Town of Ithaca Tax Parcel No. 43- 1 -3.2, Business "C" Dis- trict. Evan Monkemeyer, Owner; Terrance Roswick, Agent. 9:05 P.M. Consideration of Final Site Plan Approval for the proposed con t s or a softball field and ctappur. tenant facilities, proposed to be located on the north side of the Reis Tennis Center, lo- cated off Pine Tree Road so approximately of the Pine Tree Road/ Ellis Hollow Road intersec- tion, on portions of Town of Ithaca Tax Parcels No. 60 -1.6 and 60- 1 -8.2, Residence Dis- trict R -30. Cornell University, Owner; Scott Whithom Agent. , 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 August 13, 1997 273 -1747 ADOPTED RESOLUTION: SEQR: Preliminary & Final Subdivision .approval, Right of Wav adjustment 206 Forest Home Drive Town of Ithaca Planning Board, August 19, 1997 MOTION by Herbert Finch. seconded by Gregory Bell: WHEREAS: This action is Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of +/- 74 sq. ft. from Town of Ithaca Tax Parcel No. 66 -2 -2, located at 206 Forest Home Drive and encompassing +'- 0.8 acre in area, for consolidation with Town of Ithaca Tax Parcel No. 66 -2 -15, a.k.a. Forest Home Walk%vav, Residence District R -15. Roger W. and Lois S. Westmount. Owners; Daniel R. Walker. P.E.. A =ent, and v 2. This is an Unlisted Action for which the Town of Ithaca Plannin; Board is legislatively determined to act as Lead Acrency in environmental review with respect to Subdivision Approval, and 3. The Planning Board, on August 19, 1997, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared bi the applicant. a Part 11 prepared by the Town Planning staff. a subdivision plat entitled "Survey Map of 206 Forest Home Drive, Lot 92. Town of Ithaca, Tompkins County, New York" prepared by Kenneth A. Baker, P.L.S., dated September 1, 1989 and amended July 28, 1992 and again on Julv 30. 1997. and other application materials. NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board herebv makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore. neither a Long Environmental Assessment Form, nor an Environmental Impact Statement will be required. AYES - Wilcox, Hoffmann, Finch. Bell, Kenerson. Ainslie. NAYS - None. The ;vIOTION was declared to be carried unanimously. own of Ithaca. �[ae� Brya Administr. tive Secretarv. ADOPTED RESOLUTION: Preliminary & Final Subdivision Approval, Right of Way Adjustment 206 Forest Home Drive Town of Ithaca Planning Board, August 19, 1997 MOTION by Eva Hoffmann. seconded by Greaory Bell: WHEREAS: 1. This action is Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of +/- 74 sq. ft. from Town of Ithaca Tax Parcel No. 66 -2 -2, located at 206 Forest Home Drive and encompassing +/- 0.8 acre in area, for consolidation with Town of Ithaca Tax Parcel No. 66 -2 -1 5. a.k.a. Forest Home Walkway, Residence District R -15. Roger W. and Lois S. Westmount, Owners; Daniel R. Walker, P.E.. Agent. and 2. The Planning Board, at a Public Hearing held on August 19, 1997, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planning staff, a subdivision plat entitled "Survey Map of 206 Forest Home Drive. Lot 92, Town of Ithaca, Tompkins County, New York" prepared by Kenneth A. Baker. P.L.S., dated September 1, 1989 and amended July 28, 1992 and again on July 30, 1997. and other application materials, and 3. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Subdivision Approval, has, on August 19, 1997, made a negative determination of environmental significance. NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Final Subdivision Approval, as shown on the Final Subdivision Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board. 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of +/- 74 sq. ft. from Town of Ithaca Tax Parcel No. 66 -2 -21 ADOPTED RESOLUTION: Preliminary & Final Subdivision Approval, Right of Way Adjustment 206 Forest Home Drive Town of Ithaca Planning Board, August 19,1997 located at 206 Forest Home Drive and encompassing +/- 0.8 acre in area, for consoli- dation with Town of Ithaca Tax Parcel No.- 66-2-15. a.k.a. Forest Home Walkway-. as shown on the survey entitled "Survey Map of 206 Forest Home Drive, Lot 92, Town of Ithaca, Tompkins County. New York" prepared by Kenneth A. Baker. P.L.S., dated September 1, 1989 and amended July 28, 1992 and again on July 30, 1997, subject to the following conditions: a. submission for signing by the Chairman of the Planning Board of an original or molar copy of the approved plat and four dark -line prints: b, within six months of this approval, conveyance to the Town of Ithaca of the +/- 74 sq. ft parcel, as shown on the above referenced survey map, and consolidation of said parcel with Town of Ithaca Tax Parcel No. 66-2-15, a.k.a. Forest Home Walkway. AYES - Wilcox, Hoffmann, Bell, Ainslie, Finch, Kenerson. NAYS - None. The Motion was declared to be carried unanimously. Karen NfcGuire. Secretary, Town of Ithaca. 1 2z� Vfa Brya Admini rative Secretary. ARTICLE VI, SECTION 37. FINAL SUBDIVISION PLAT CHECKLIST PROjECT Na.ME DDCi CT NVt Ui =ER = ITEM SJBM_TTED W = WA][ =D N/A = NCT A?9LIC:3LZ COND = CCLT �- �l w 4),u &>l "e . zv 1, a -2 0frzJSZ. Tne l_S`ec .Cw, un_ ss w, r... a~e _ve,� in t ne C = =_ce the Town = -_ er c= Tow:_ P;anr = =' s des c= _ -= a_ oil ca =_cn =cr a f_na_ Su:d_-r_s_or_ a_ .=ra_ is deeded cc: == h.s ,�_e . = mate =- sha_1 be `i =d ac ie�s= 3 J do S r �� _ = -c X3,5 _ p_ _ ,_ `G - -- - - --n Bcard meet i nc at wL _:. I. 2. 3. a. S. LAM 7 9. �c Comcleted and s;en =d Dev=?ecmen_ Review Acci_cacicr -. Oevejccme.nt, Re-view Escrow Agree ^ant and Cac := (i= required) I LL \ Payment of re`r =ew L°_eS. For If, JQJ dl lcitTlon J Decesit of escrow. . ✓ If recuired because not subm_tted w_th oreli m ink aYv c =a= aoerc-rai or substar_tia= modifications ha-re occurred s_.nce cre.:minary plat acc ova 7. cne f�1�v com_'ated and s_c-.�_ S:�cr_ Env i=nmenta1 Assessment F rTt, Part I ( Ei= )- or Lcnc Er:vircnmental AsseSSme nt Fo.=, ?a_= I (See Town _annar as to which to submit.) Owr_er' s Certif i ca _e : A cert i _Cate signed by the cwner (s) to the e_:ect that he /trey own the land, that he ca. =sed the land to be surveyed and divid d, and that he makes the dedications Lad' gated on t -ne �_3� �Si9�ra� Atel colrtyci,' pwrccl 4'o "�oLaj o f ) fh4cw sw{7 r tica sur- revor' S Certl =lCate A cerC_ =1Caza Signed ana SZa_aG Dsr a / r�g_J ereC land S: -==VCr to h.e. e- -°_^.0 tL?a= (I ) t :e re-creSents a survey made by him, (21 the plat is a correct reDreSeritatlCn or a_l e:lc J or CCU'n Caries of the land s-:r -✓ ='i and the Subd_v s n of i (3) all plat actua'_iv ex =sc and their loca__or, s_ze and ma"==,a' ar_ correctly snow':, and (c1) t.h= r ::r °_ S !tS C= and New `work State laws re= at1_ Z tG Suhdivi d.- . c a_nC /- ha'ra Caen CCmC_:.a^. •+J__h. JA 1ca_a o_�'ec and Sc -_°_. Cv Ln= lllvr_.'.ac�r(J) i - a_- -�, l:D and t_ ^_z de<"__caz: ions and reszr?C__cdr.S shcwn on Cr the plat. N A Twc copes C= the C CL:. ^.z.•✓ ..ea.... eca: =men: a� ,, vii -' wa_?_ SUCCly and/or sewage svStem. Final Subdivision P 10. Four f �l l copies of nC larger tat Checklist 2 S_Ze Gar'.t -Line p =;__�� O_ �_ _ __na_ plat anG 45 reGeC all s1n.eets o the final plat (_he reduced copies to be t^a.n %t' w.r___ t ne LC_Icw_: g in.C=a:: a, : 'Ci=wav and a'_ i °�: bCl:n Gar :i O. r;cht-Oi -wal I: 1eS, Si Cw_nC hcu. Gar't, r_cnz-o. -Way Or easement w =Gt:1 and any Ct_ er 2. or L= t i 'cn a e e d e G lccatlnC E3ucn l? nes ; 1 .IIa purposes of easements . :`- Cnwa :i C_':7e s w. _ _ --C7 =s V. ice•- �Y�C.,. ._r..�, _a+_r, r.o^ .J li_ ^nom' ^ - __G c• : decree Cf .rra-u�° with basis of c_=e arcs, a. - - data. Le,acths and distances s _ -- be Co the r_ear=_st e ^r?�edt ^ f Ct . a C (= s =S- cr_ hu -- _ -a _ - - - hal= minute. c. ✓ - Highway, names. d. Location, name a_ ^_G d.Lme'_ sLo _S Ci e C : =X4 s7: C hi aIiwaV a'?d all °1t a_'_d ee a c1n u- -lr -yj G- :__'_aCe o- similar easement Witnin, a L'tt'_n g, Or in the i mmeG -= V'_Ci: e, ✓ Exact. bCUndar:J I_n °_S CL the tract, i_ ^.diCat °_ by a heavy line, gi'linC the dimensions to the nearest one hundredth foot, a ng_eS to t le neareSt OP_e -_ha.. minL't=, and at Least one bearinc the traverse shall be balanced and close^ wit:_ a-_ error o= exceed One to two thousand; t_ ^_e t?/Me Of snail noted . f . NISI Lccati On an CeSC: 1pt? OP_ 07. all section 11-'_e corners and governme_ ^_t survey monuments in or rear "n. subdivision, to a= least One C` whiCin the -;..V" S' shall be referenced by true courses and dis_a ;cos . C. v1 Location Of prooe=y by legal deSCri ction, i nclua: G= areas in ac=es Cr suuare Le °_ :. Source includinc deed record bock and pace numbers- h, 1/ Name and address c= all cwr_e.s C= the prcper-y and name and address of a' persons who have an in_ere -= in the proper -�t SuC_= 3S eaSe'"le_ ^_rs Or riCht�- O = -Wa :i Name (s) an a address (,es) Of the subdivider (_, if t-e subdiv_der,sI is (are) nct t: ^e Cw-:er(s) Accur °_ lOCatiCi � de -- - -'�� O_ a:- -a- - mcnuments. k Accurate ouCl" s and de SC. =_ t_�'nS CZ, a�V ar SrtC be de'iCate G O. reSer'ved Lam. use Or r.CSeS _C_Ca_�; _ a.e'� any are s to be ♦� r _ .. - _ - • ee^ ... _ common use- s C_ ,.a_ p= - I . iC- -C S ° -t :a C:{ lines `N- -Te =_Ors . L _- ^ J Final Subdivision Plat Checklist c_na_ or 3 M, ✓ Lot lines, fully c.=e ns_or_e w:�. ^_ ler :Z to the =_c , nearest One- hundredth foot and angles c cearincs t le' and _ the nearest one-half minute. n. y✓ W,cth at cuild_.c 1,ne of Iccs Icca=ed cn a c- hav_nc ncn- para_le_ s_de 1_nes w:en planni=ng Board. O. Names and addresses o= owners of all parcels azu = =in, P. Names Of recorded subd_vis_cr_s acs= =_mac the p__ccsea ur S d_ Al v C /V `T': ^_e :cks a='_ Pei rr.ce. =_d ccns.==u:_'i °__'I S .pd_'T_3_or a .d c_.= _:LS are ni,m Bred throuchcu _ each c,cc:c . r. Key map , when mcr= t;an one s' e== is re��_red tc pr=esent plat. S. W V= c'_:?_.v map Shcw ='!c t_^_e c- eneral local -c^ C= property, 1" =1000' or 111= 20001 . t. ✓ Name of subdivision, which shall nct duclicate name of anv ctner succiv_s :or_ in the ccunty. u. Name and sea. o_ the r_r,_scer_d 1a.d surveyor cr engineer who prepared the tepecra_phic in= ormation Date oz survey. V, '� Name and seal of registered lard sur-Teyor who mace t he boundary sL'rve yt . Date of survey. W, Name (s) and address (es! of the c w n e r (s) x. ✓ Map scale (1" =50' or 1" =1001 ) in Bar Form and ncrth point. Y, Date Of plat and a v applicable re'TisLcn agates. Z. Name of town, county and sea ==_. c1 coND Cne ors c_na_ or myr:ar c^py of c e a. Border lineS ccund_'C =_c p le' and edces; a.l infarma::i cn, i.c,uc_nc a__ :c -I_ r ='__, -e lettering, S_cn�"�Ures, a.0 seals, shall be W_. ia_-_ t--= Car ^icaticn s_cned by t e ocrcer I_.es . czf_cia= or age.:. c= (/ b. � "� :.____- P.a. �.•^ L__C Bc -_.� � =___ t:-:ac the __•,.� .�._A_ .,. .. G_ _ _� _rte.., --c i;nc l'.r ✓._n r_.s..___ C •i e Co`T- s �Nr.__.. G a _a= was c =-Ten =_____ ...__ a_prCva'_ t: 1 a.c�i__ t ^C St..^a p c1 coND Cne ors c_na_ or myr:ar c^py of c e a= to be r °_cord =_c p a d dar :c -I_ r ='__, -e Car ^icaticn s_cned by t e C a_r-tan cr cc: ^ar czf_cia= or age.:. c= the P.a. Bc ffe =c t:-:ac the -_ --c _a= was c =-Ten =_____ a_prCva'_ 3ca__. p Final Subdivision Plat Checklist conscrucci cn 4 SECTION 3 8 . IMPRCVEN, I' PLANS AND RELATED INFOPUMATION I. Where improveme nts are r = ^u =red for a procosed subdivisicr_, the _ca fol low _nc dccuments s:~ al? be subm_t=ed to tie Plannc Depar_.<<ent . is ^_cl ud-nc N4 N A� AJ# A/ /# i Detailed conscrucci cn p_an s and sceoi= =_cr_s =cr wa =e= 1_nes, _ca is ^_cl ud-nc lccatior_s and descr:_ =-cr_s of mans v a:ve5 Li`_I�r - - -�= , , , apcurtenances, etc. cro =:_es, L sewers and . san_tar-t lcca =_cns and descri_ t_s ._ = __ =s, man __ and other facil_zies . H.4 ahway paving plans and s_ ec___ca=_cr_. The estimated cost ef: Grading and fi lii ^c, Culveres, swales and ocher sto_:,1 d____.,�ce Sanitary sewers, Water lines, valves a d Paving, curbs, gu_ters Any other improvements Regulations. and sidewalks, r�cu_red by Town of I=haca Subd_v_s_cn i✓ /� The plan and profile of each proposea h_chway in t ^e subdivision, with grade indicated, drawn to a sca_= o_ ' horizontal, and 1" = 5' vert i cal, on standard plan and prOf_le SfleetS . Profiles Shall S : ^_GW aCCurat�' Y tL!e proz 1 °_ highway or alley along the highway_ center line and 10CatlOn Cf the sidewalks, if any." ADOPTED RESOLUTION: Final Site Plan Approval Cornell Universitv Women's Softball Field Pine Tree Road Planning Board, August 19, 1997 MOTION by Gregory Bell, seconded by Herbert Finch: WHEREAS: This action is the consideration of Final Site PI; regulation softball field including two dugouts. storage building, a score board, and a home run Reis Tennis Center, located off Pine Tree Road Road/Ellis Hollow Road intersection, on Town Owner; Scott Whitham, Agent,and in Approval for the proposed construction of a two 90 seat steel bleachers, a press box, an equipment fence. proposed to be located on the north side of the approximately 1,000 ft south of the Pine Tree of Ithaca Tax Parcel No. 60- 1 -8.2, Cornell University, 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency for environmental review with regard to Site Plan Approval, did on August 5, 1997 make a negative determination of environmental significance, and 3. This is an action for which the Town of Ithaca Planning Board did, on August 5, 1997, grant Preliminary Site Plan Approval and for which the Zoning Board of Appeals did, on August 13, 1997 grant Special Approval, and 4. The Planning Board, at a Public Hearing on August 19, 1997, has further reviewed and accepted as adequate a site plan entitled "CORNELL UNIVERSITY SOFTBALL FIELD, Cornell University, Ithaca, New York" prepared by Appel Goff & Associates, dated July 1, 1997, and revised July 31 st & August 18th, 1997, and other application materials, NOW, THEREFORE, BE IT RESOLVED: 1. That the Planning Board hereby grants Final Site Plan Approval for the proposed Women's Softball Field and its associated structures, as shown on the site plan entitled "CORNELL UNIVERSITY SOFTBALL FIELD, Cornell University, Ithaca, New York "Sheet L -1, prepared by Appel Goff & Associates, dated July 1, 1997 and revised July 31st & August 18th, 1997, and other application materials. AYES - Wilcox, Hoffmann, Bell, Finch, Ainslie, Kenerson. NAYS - None. The MOTION was declared to be carried unanimously. Karen McGuire, Secretary of Ithaca. M 'Administra e Secretary. FINAL SITE PLAN CHECKLIST PRCJECT NAME bt/o. -ti:S ,F� 6411 jr, 14 PROj ECT NIULL IB ER Q 70 71 Lf 50� c?. PA.� G. F1PjL^f2- ITE.M SLMMI 'TED N/A = NOT APPLICP3L? W = WAIVE COND = CONDITION OF P_P. _ °.CV ?._, 1. y Completed and signed Developme_ ^_z Review ADo :'_cation. Development Review Escrow Acreement, and Back -up Withhcldina Form, (Ii f required) (OP_ =y ) C ^Dy eaC ) 2. ✓ Payment of additional review fees as needed ar_d deposited in an escrow account. 3. All other items subm =teed with the preliminary site plan application w1t;7 modifications made according to the approval given by the Town Planning Board. 4. 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 improv =me^ts. 6. ✓ Construction details of all proposed structures, roads, water /sewage facilities, and other improvements. 7. coN1) One (1) Original or mylar copy and two paper copies of the final site plan to be r=__ained bv_ the Town of Ithaca. mb /5 /". - ; "36 ADOPTED RESOLUTION: Final Site Plan Approval Ithaca College, James J. Whalen Center for Music (formerly known as Ford Hall) 953 Danbv Road Planning Board, August 19, 1997 MOTION by Robert Kenerson, seconded by Gregory Bell: WHEREAS: 1. This action is the Consideration of Final Site Plan Approval for the proposed construction of a 65.000± square foot addition to the James J. Whalen Center for Music at Ithaca College, (known formerly as Ford Hall School of Music) to house additional classrooms, practice studios, rehearsal rooms, a 250 seat recital hall, associated site work and other appurtenances. Said facility to be located on the Ithaca College Campus, Town of Ithaca Tax Parcel Nos. 41- 1 -30.2 and 30.5, Residence District R -I5, Ithaca College; Owner; Robert O'Brien, Hoffman, O'Brien, Look. Taube & Chiang, P.C., Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review, did, on May 6, 1997, make a negative determination of environmental significance with regard to Site Plan Approval, and 3. The Town of Ithaca Zoning Board of Appeals, did, on May 21, IV, Section 1133 of the Town of Ithaca Zoning Ordinance to be Whalen Center for Music at Ithaca College, and also on Mav 2 a variance from Article IV, Section 11.6 for said building to ha allowable height, and 1997, grant a Special Approval under Article permitted to build an addition to the James J. 1, 1997, the Zoning Board of Appeals did grant ve a building height in excess of the maximum 4. The Planning Board, at a Public Hearing on August 19, 1997, has reviewed and accepted as adequate, drawings entitled "James J. Whalen Center for Music, Ithaca College, Ithaca, New York ", Sheet No. L 102 entitled "Grading Plan ", Sheet No. L 103 entitled "Planting and Lighting Plan ", and Sheet No. C 101 entitled "Utility Plan ", all dated August 1, 1997, 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 as shown on drawings entitled "James J. Whalen Center for Music, Ithaca College, Ithaca, New York ", Sheet No. L 102 entitled "Grading Plan ", Sheet No. L 103 entitled "Planting and Lighting Plan ", and Sheet No. C101 entitled "Utility Plan ", all dated August 1, 1997, 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 conditioned upon submission of one mylar copy and two paper copies of the approved final plans as listed above, prior to the issuance of a building permit. AYES - Wilcox. Hoffmann. Kenerson. Bell, Ainslie. Finch. NAYS - None. The MOTION was declared to be carried unanimouslv. KarerY McGuire, Secretary, Town of Ithaca Ma , rya Administra ' e Secretary. N/A W COND 1 2. Cl FINAL SITE PLAN CHECKLIST P RC = 3 CT NAME P RCS cT NU`MBc R c == AR�R (\,, e 15 = ITEM SUBMITTED = NOT APPLICABLE = WAIVE = CONDITION OF APPROVAL V Completed and signed Development Review Application, Development Review Escrow Agreement, and Back -up Withholding Form (if r="1ired) (Only (1) copy each.) Payment of deposited All plan the additional review fees as needed and in an escrow account, other items submitted with the preliminary site application with modifications made according to approval given by the Town Planning Board. 4. 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. ZDetailed 5. sizing and final material specifications of all required improvemenos. 6. V// Construction details of all proposed structures, roads, water /sewage facilit1es, and other improvements. 7. y One (1) Original or mylar copy and two paper copies of the final site plan to 'ce retained by the Town of Ithaca. PLANHC�D \ ° :VALSiiE mb /Si., /7o A w ADOPTED RESOLUTION: Final Site Plan Approval Russo's Garden Center Northeast Corner, Intersection of Danby and King Road Planning Board, August 19,1997 MOTION by Herbert Finch, seconded by Robert Kenerson: WHEREAS: 1. This action is the Consideration of Final Site Plan Approval for the proposed construction of a retail garden center proposed to consist of a 4,320± square foot store (30'X 144') and 6,048 square feet of greenhouse space (6 greenhouses @ 21'X 48' square feet each), outside storage and display areas, parking and other appurtenances, to be located at 1059 Danby Road, Town of Ithaca Tax Parcel No. 43- 1 -3.2, Business "C" District. Evan Monkemeyer, Owner; Terrance Roswick, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review, did, on August:), 1997, make a negative determination of environmental significance with regard to Site Plan Approval, and 3. On August 13,1997, the Town of Ithaca Zoning Board of Appeals granted authorization for special approval, under Article VII, Section 33 of the Town of Ithaca Zoning Ordinance, for the construction of said garden center/ nursery proposed to have a combined floor area exceeding 10,000 square feet and granted variances from Sections 36 and 38 to permit outside displays and storage of goods, and 4. The Planning Board, on August 19,1997 has reviewed and accepted as adequate a final site plan entitled "Russo's Garden Center ", dated August 6,1997, revised 8/8/97 and 8/11/97, prepared by Cornerstone Site Planners, and additional application materials. NOW, THEREFORE, BE IT RESOLVED: 1. That the Planning Board hereby grants Final Site Plan Approval as shown on the final site plan entitled "Russo's Garden Center ", dated August 6,1997, revised 8/8/97 and 8/11/97, prepared by Cornerstone Site Planners, and additional application materials subject to the following conditions: n qwb Russo's Garden Center Final Site Plan Res. -8/'19/97 Page 2 a. Submission of the estimated cost of improvements, prior to the issuance of any building permit. b. Prior to the issuance of a Certificate of Occupancy, the applicant shall make payment for any and all additional development review fees. C. The applicant shall submit a record of application for and approval status of all necessary permits from county, state, and /or federal agencies. Applicant shall submit copies of all permits or approvals so granted, to include copies of any and all permits relating to the sale, use and application of chemicals associated with this type of operation. d. Submission of water and sewer plans subject to approval by the Town Engineer prior to the issuance of a Plumbing Permit. e. All storage trailers shall be removed from the property three years from the date the first certificate of occupancy is issued or, if earlier, by August 5, 2002. f. Submission of one mylar or original copy and two paper copies of the final site plan to be retained by the Town of Ithaca. g. Modify site plan to show dumpster location to comply with all Town of Ithaca Zoning Ordinance requirements pertaining to Business District "C." AYES - Wilcox, Hoffman, Kenerson Ainslie, Bell, Finch. NAYS - None. The MOTION was declared to be carried unanimously. trative Secretary. PRELIMINARY SITE PLAN CHECKLIST PROJECT NAME VA12DEti Guz PROJECT NUMBER G qG l Z 3 � PREPARER CJCINQ (269k SI-� = ITEM SUBMITTED N/A = NOT APPLICABLE W = WAIVE COND = CONDITION OF APPROVAL 1. ✓ Completed and signed Development Review Application. a. N/�k Development Review Escrow Agreement and Back -up r Withholding Form (if required). (Only one (1) copy each.) 2. Z Payment of review fees. ,- Deposit of escrow. 3. V/� Fully completed and signed Short Environmental Assessment Form,( Part I (SEAFL, or Long Environmental Assessment Form, Part I (LEAF). (See Town Planner as to which to submit.) 41 ✓ Proposed preliminary site plan, with the following information, must be filed in the office of the Town Planner at least thirty (30) calendar days prior to the Planning Board meeting at which preliminary approval is requested. Information may be supplied on more than one drawing if necessary. a. ✓ Vicinity Map showing the general location of the property and proposed project at a scale of 1" =1000' or 1"= 2000'. b. ✓ Natural features within and immediately adjacent to the site including but not limited to streams, lakes, floodplains, ponds, wetlands, woodlands, brushlands, significant natural habitats or other features pertinent to review of the proposed project. C, ✓ Exact boundary lines of the tract, indicated by a heavy line, showing location and description of all monuments, giving property metes and bounds to the nearest one - tenth, angles to the nearest minute, and at least one bearing. d. ✓ Size, location, and use of all existing structures, parking areas, access drives, off - street loading areas, signs, lighting, pedestrian facilities, landscaping, and other existing features pertinent to plan review. e. (2i Size, location, proposed use, design, and construction materials of all proposed structures. Ei 6 j�_,`FUE5 PRELIMINARY SITE PLAN CHECKLIST Page 2 f. 0,/ Location, design, and construction materials of all proposed parking areas, access drives, and off - street loading areas. g. Size, location, design, and construction materials of all proposed signs and lightin . h. Location, design, and construction materials of all proposed pedestrian and bicycle facilities. Landscaping plan and planting schedule including location and proposed design of buffers. j. Vl� Location, design, and construction materials of all proposed water and sewage facilities. k. Location of any existing4or 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. ZExisting and proposed site topography represented by contour lines with intervals as required by the Planning Board, but not to exceed 5 (five) feet, including a grading plan describing the volumes of cut and fill materials and their composition, and including elevations of proposed buildings, signage, lighting, and other features. n. �/ Drainage plan which includes a description of method used for analysis, the calculation of drainage area above point of entry for each water course entering or abutting the site, and proposed method of on -site % retention if required. o. v Border lines bounding site plan sheets one inch from the left edge and one -half inch from each of the other edges. All required information, including signatures, seals, dates and such information shall be within the / border. ✓ p. Map scale in bar form, and north point. q. v�' Name of proposed project. r. -v Name of Town, County, and State. S, V/ Date of Site Plan, including any applicable revision dates. t. AIL Key map (when more than one sheet is submitted) . PRELIMINARY SITE PLAN CHECKLIST az Page 3 Name and seal of the registered land surveyor(s) or engineer(s) who prepared the topographic and boundary survey and the date of survey. I- �D`�c�'PE Aee4-IITEc�F Name(s) and address(es) of all property owners and persons who have an interest in the site and of parcels abutting the site, or within 500, of the site, including easements or rights -of -way plus the tax 7. Estimate of the�cost of improvements (excluding the purchase cost of land) to be prepared (preferably) by a licensed professional engineer. 8. V Three parcel numbers. proposed Site Plan and 25 copies of all 7. Estimate of the�cost of improvements (excluding the purchase cost of land) to be prepared (preferably) by a licensed professional engineer. alanbar3 \prelimis.ite mb \5/14/96 8. V Three (3) dark -line prints of the proposed Site Plan and 25 copies of all sheets of the proposed Site Plan in reduced format (no larger than 11" x 1711) and copy of all other items required above (Except Development Review Application and escrow forms). alanbar3 \prelimis.ite mb \5/14/96