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Home My WebLink AboutPB Minutes 1997-09-02• • U TOWN OF ITHACA PLANNING BOARD SEPTEMBER 2, 1997 MEETING The Town of Ithaca Planning Board met in regular session on Tuesday, September 2, 1997, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. PRESENT: Chairperson Fred Wilcox, James Ainslie, Robert Kenerson, Herbert Finch, Gregory Bell, Jonathan Kanter (Director of Planning), John Barney (Attorney for the Town), Daniel Walker (Director of Engineering), George Frantz (Assistant Town Planner), Benjamin Helber (Planning Intern). ALSO PRESENT: Marcy Finley, Hugh Bahar, Jim Adams, Paula Horrigan, Martin Newhart. Chairperson Fred Wilcox declared the meeting duly opened at 7:31 p.m., and accepted for the record, the Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in T H own all, and the Ithaca Journal on August 25, 1997, and August 27, 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 27, 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: SEQR DETERMINATION, WELCH SUBDIVISION 427 WARREN ROAD: Chairperson Wilcox duly opened the above - mentioned matter at 7:33 p.m., and read aloud from the Agenda. Marcy Finley stated that she is from Joy Blumkin's office representing Catherine Welch for her request for subdivision approval of her property at 427 Warren Road, into two separate lots. Due to her advanced age, Ms. Welch is now living in Vermont with her son, and is seeking to sell her property. In order to facilitate the sale she would like to divide the property into two separate lots, one lot with the house and the other as a potential building lot. The understanding is that an adjoining property owner has contracted to purchase the proposed new lot, and there are no plans to build at this point. The understanding is that the new lot would meet all the Town of Ithaca Zoning requirements and would not have any adverse environmental impacts. Therefore, she requests that the Planning Board adopt the proposed resolution for preliminary and final subdivision approval for Ms. Welch's property at 427 Warren Road. Chairperson Wilcox asked who is the neighbor interested in the property. PLANNING BOARD MINUTES 2 SEPTEMBER 2, 1997 APPROVED - OCTOBER 7. 1997 SMs. Finley stated that the neighbors interested in the property were the Greenspans and Meinuwalds to the rear of Ms. Welch's property. MOTION made by Robert Kenerson, seconded by James Ainslie: NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, neither a Full Environmental Assessment Form, nor an Environmental Impact Statement will be required. Chairperson Wilcox asked why the Short Environmental Assessment Form lists Catherine Munn as the applicant. Ms. Finley stated that Catherine Munn has Catherine Welch's power of attorney. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, 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 Welch Subdivision at 427 Warren Road at 7:36 p.m. AGENDA ITEM: OTHER BUSINESS. Chairperson Wilcox stated that the Planning Board was supplied with the New York Planning Federation Conference agenda. If any member of Board was interested in attending this conference (October 26 - 29, 1997) they should notify Mr. Kanter as soon as possible. Chairperson Wilcox and Board Member Bell mentioned that they may be available to go, and will contact Mr. Kanter to confirm. -- - - - - - - - - - - - - - - - - - - - - - -------- --- - - - - - - - - - --------- - - - - - - - - - - - - - -- Chairperson Wilcox asked what is happening with the Shaw Subdivision on Hanshaw Road. Director of Planning Kanter stated that the proposal for another extension will be on the Planning Board agenda for the September 16th meeting. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO. 70 -1- 40, LOCATED AT 427 WARREN ROAD AND ENCOMPASSING 1.5 +/_ ACRES IN AREA INTO TWO LOTS, 0.96 ACRE AND 0.52 ACRE IN SIZE RESPECTIVELY RESIDENCE DISTRICT RA5 CATHERINE WELCH_ OWNFRO .Inv n RI I IMKIKI ccn At=hlT. PLANNING BOARD MINUTES 3 SEPTEMBER 2, 1997 APPROVED - OCTOBER 7, 1997 iChairperson Wilcox declared the above -noted matter duly opened at 7:40 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Chairperson Wilcox stated that this is a public hearing, and asked if anyone from the public wished to be heard. No one spoke. Chairperson Wilcox closed the public hearing, and asked if anyone was prepared to offer a motion. MOTION made by Gregory Bell, seconded by Herbert Finch: NOW, THEREFORE, BE IT RESOLVED: 1. That the Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and 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, and 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of 0.52 +/- acre parcel from Town of Ithaca Tax Parcel No. 70 -1 -40, 1.48 +/- acres in size, located at 427 Warren Road, as shown on the survey entitled "Survey Map No. 427 Warren Road, Town of Ithaca, Tompkins County, New York" prepared by T.G. Miller, P.C., Engineers & Surveyors, dated August 4, 1997; AND BE IT FURTHER RESOLVED: That the Planning Board hereby waives the requirement for any park land reservation or payment of a fee in lieu of such land dedication, having determined from the materials presented that a proper case does not exist for requiring that a park or parks be suitably located as part of the proposed plat, and 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. Chairperson Wilcox stated that the Planning Board was supplied with a letter from the Tompkins County Planning Department on this proposal, and asked why was it referred to the County. Assistant Town Planner George Frantz stated that this property is within 500 feet of a County facility. The Town is finding that any action this Board takes is within 500 feet of either a State or County highway, or a municipal boundary. Chairperson Wilcox asked if this proposal was referred to the County under the provision of Section 239. Assistant Town Planner Frantz responded, yes. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Finch, Ainslie, Kenerson, Bell. NAYS - None. is The MOTION was declared to be carried unanimously. PLANNING BOARD MINUTES 4 SEPTEMBER 2, 1997 APPROVED - OCTOBER 7, 1997 is (NOTE: The adopted resolution is hereto attached as Exhibit #3.) Chairperson Wilcox duly closed the Welch Subdivision at 427 Warren Road at 7:44 p.m. AGENDA ITEM: SEQR DETERMINATION, CORNELL UNIVERSITY CENTRAL HEATING PLANT ADDITION, DRYDEN ROAD: Chairperson Wilcox duly opened the above - mentioned matter at 7:45 p.m., and read aloud from the Agenda. Hugh Bahar, Mechanical Engineer for the Utility Department at Cornell University, stated that Cornell University is asking the Planning Board to review this proposal for preliminary and final approval for a fabric filter baghouse. This equipment would reduce the opacity of the stack gas from one of the boilers. It has been requested by the New York State Department of Environmental Conservation that Cornell University install this piece of equipment to reduce visible opacity from the stack. This is a piece of equipment versus a building that would house people. It is, in a sense, a replacement for an existing particulate collector or opacity reduction device. However, this is a much more efficient device and newer in technology. As a result, Cornell University is asking the Planning Board to review the site plans and scope of work, and offer any comments or concerns for Cornell University to consider. Chairperson Wilcox asked Mr. Bahar what he meant by more efficient. • Mr. Bahar stated that in the old days before the EPA became as concerned about air quality, it was sufficient to use centripital separation, which is spinning a gas and having the particles move to the outside. People then would end up with whatever is left over going into the atmosphere. As people become more concerned about air quality better technologies have been developed to allow clean visible opacity leaving the stack. As the rules and regulations on a federal and state level have gotten more stringent, Cornell University had to adopt technology that met those requirements, and this is what Cornell University is trying to do. They are responding to a regulatory requirement. Board Member Robert Kenerson asked how many boilers does Cornell University have. gas. Mr. Bahar stated that Cornell University has only two boilers that require filtering of the stack Board Member Kenerson asked if this baghouse would take care of one stack. Mr. Bahar responded, yes, the other stack already has a fabric filter on it. There are six boilers total, but there are only two boilers that require particulate filters. Board Member Kenerson asked where does the material collected get disposed of. Mr. Bahar stated that the material is collected inside a hopper that is underneath the baghouses that looks similar to long vacuum cleaner bags. The material is collected in a hopper and vacuumed out with a vacuumed ash conveyance system, then it is stored in a silo until it is taken to the landfill. Cornell University works with the local utilities to landfill the ashes. Cornell University is . looking at possible secondary beneficial uses for the ash right now. PLANNING BOARD MINUTES 5 SEPTEMBER 29 1997 APPROVED - OCTOBER 7, 1997 Board Member Gregory Bell asked what type of sulfur content does the coal have. Mr. Bahar stated that Comell University has an agreement with the Department of Conservation to bum a coal that is a maximum of 1.2 percent sulfur. Routinely, Cornell University burns 1 percent or less sulfur, which is a low sulfur content. Board Member Bell asked what kind of sulfur remains in the ashes. Jim Adams, Manager of the Central Heating Plant, stated that the sulfur primarily passes through the process and out the stack as sulfur dioxide. The sulfur that is being burned has to be one percent average over the year with the maximum of 1.2 percent. This is special coal from West Virginia and Kentucky as opposed to coal from Pennsylvania. Board Member Bell stated that the Short Environmental Assessment Form describes that the project will result in significantly less opacity. Mr. Bell asked what does significantly mean in this case. Mr. Bahar stated that currently Cornell University uses an elevated opacity meter approved by the New York State Department of Environmental Conservation. Cornell University averages approximately 15 to 20 percent opacity, sometimes higher when maintenance is done on the boilers. Cornell University's goal is to go from 20 percent down to less than 10 percent or less opacity. Board Member Bell asked how much actual quantity of particules are being taken out of the air because of this. Mr. Bahar stated that Cornell University will be taking out approximately seven times the current emissions. Emission pounds per million BTU's burned, would probably be a seven fold reduction. Cornell University would be going from .2 pounds per million BTU's down to .05 pounds. It would be a six to seven fold reduction in emission of dust. Board Member Kenerson asked if the stacks would have a visual change. Mr. Bahar stated that the hope in the future once the fabric filter is installed is that there would be a definite visual change. Cornell's confidence in that resides with the current boiler fabric filter which has clear stack gas. The only thing that could contribute to additional opacity is the moisture that condenses on cold days or morning. Cornell University bums a low sulfur coal, but could still have some condensation of sulfur droplets in a fine mist. Board Member Kenerson asked if Cornell University still has gas and oil capacity. Mr. Bahar responded, yes, but it is not sufficient for economic heating of the university. Board Member Kenerson asked if this unit would work differently with gas and oil. unit. Mr. Bahar stated that this unit would not bum gas and oil, it would strictly be a coal burning • Chairperson Wilcox stated that he visited the site yesterday. When he saw where the baghouse was proposed to be located, it was his assumption that it would effect only one of the stacks. Chairperson Wilcox asked if he is confusing the stack with the boiler. PLANNING BOARD MINUTES 6 SEPTEMBER 2, 1997 APPROVED - OCTOBER 7, 1997 SMr. Bahar stated that the boiler is a box within the heat transfer service where the coal, oil, or gas bums to make steam. Water is boiled inside the box to produce the steam. Once the gases transfer heat to the water to make the steam, the gas goes out the stack. The stack is an exhaust pipe of the boiler. Mr. Adams stated that there are three boilers that feed the stack. There are two boilers that use oil and gas, and there would be the one coal boiler. When natural gas is fired there is more water vapor because there is hydrogen in the gas. In the winter time Cornell University needs to fire some gas and some coal to have enough steam to feed the campus. This should be a visual improvement. Board Member Bell stated that two different documents imply different things on who would be the lead agency. The cover letter states "Preliminary discussions with New York State Department of Environmental Conservation indicate that this project will very likely be a negative declaration of environmental impact. Cornell anticipates a final decision from New York State Department of Environmental Conservation by September 10, 1997.", whereas the Environmental Assessment Form indicates that the Planning Board is the legislated lead agency for site issues. Mr. Bell asked if there is a distinction between site issues verses someone else being the lead agency. Mr. Bahar stated that when Cornell University addressed the New York State Department of Environmental Conservation for lead agency determination and consultation by the attorneys on campus, a decision that a lead agency coordination was made for a negative declaration of environmental impact. New York State Department of Environmental Conservation did not see a need to do a coordinated SEQR process. Mr. Bahar stated that he talked to Assistant Town Planner George Frantz, and it was decided that this is environmentally benign at worse and an environmentally positive thing in reality. The coordinated review is probably not necessary because it seems to be a straight forward project. There is no lead agency in a coordinated review, so an uncoordinated review would leave the Planning Board being the lead agency. Board Member Bell asked what is the date of September 10, 1997 from the New York State Department of Environmental Conservation. Mr. Bahar stated that when Cornell University first contacted the New York State Department of Environmental Conservation office, Cornell was told that from the time a request is filed that within 20 working days a decision should be made on environmental impacts. Cornell found that the date for when the 20 days start is not when the application is filed, it is when they decide to read it, and inform Cornell when the 20 days started. Cornell University has not received any paperwork back from the New York State Department of Environmental Conservation. Board Member Bell asked if the Planning Board is doing the environmental determination, what would the New York State Department of Environmental Conservation be determining. Mr. Adams stated that he is not sure. New York State Department of Environmental Conservation is an involved agency because Cornell University needs to receive a permit to install this baghouse. Assistant Town Planner Frantz stated that it would be far more efficient for the Town of Ithaca Planning Board to be the lead agency for the purposes of site plan review, and let the New York State Department of Environmental Conservation do the environmental assessment for the purpose of the issuance of the permit. PLANNING BOARD MINUTES 7 APPROVED - OCTOBER 7, 1997 • Board Member Bell asked if that would be two separate issues. Assistant Town Planner Frantz responded, yes. MOTION made by Herbert Finch, seconded by Robert Kenerson: NOW, THEREFORE, BE IT RESOLVED: SEPTEMBER 2, 1997 That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, 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 SEQR Determination for Cornell University Central Heating Plant Addition, Dryden Road at 8:01 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN APPROVAL FOR THE PROPOSED CONSTRUCTION OF AN ADDITION APPROXIMATELY 36 FT. BY 36 FT. IN AREA AND 66 FT, HIGH TO HOUSE EQUIPMENT TO REDUCE EXHAUST STACK PARTICULATE EMISSIONS, SAID ADDITION TO BE LOCATED AT THE SOUTHEAST CORNER OF THE CORNELL UNIVERSITY CENTRAL HEATING PLANT LOCATED ON THE SOUTH SIDE OF DRYDEN ROAD /NYS ROUTE 366 APPROXIMATELY 250 FT. EAST OF ITS INTERSECTION WITH HOY ROAD ON TOWN OF ITHACA TAX PARCEL NO, 63 -1-8.1 AND 4.2. LI - LIGHT Chairperson Wilcox declared the above -noted matter duly opened at 8:02 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Chairperson Wilcox asked if there would be additional installations of baghouses in the future. Mr. Adams stated that the boiler being connected was built in 1949. It is a good boiler, but eventually it would need to be replaced. Chairperson Wilcox asked what is happening with the top of these stacks. Mr. Adams stated that within the next few weeks there would be a few things happening. The east stack is going to have a small piece of the top removed and a new cap installed. The top • of the west stack is going to have approximately 30 feet removed and replaced over the next six weeks. PLANNING BOARD MINUTES 8 APPROVED - OCTOBER 7, 1997 SEPTEMBER 21 1997 • Chairperson Wilcox stated that this is a public hearing, and asked if anyone from the public wished to be heard. 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 James Ainslie: NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan checklists, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed, construction of an addition approximately 36 ft. by 36 ft. In area and 66 ft. high, to house equipment to reduce exhaust stack particulate emissions, as shown on drawings entitled "Site Plan, Boiler No. 8 Pulse Jet Baghouse Project ", "Enlarged Site Plan, Boiler No. 8 Pulse Jet Baghouse Project" prepared by Cornell University Planning Design & Construction and dated August 1, 1997, and "Sectional Elevations for Boiler No. 8 Pulse Jet Baghouse", prepared by Lutz, Daily, & Brain dated July 21, 1997, and other application materials, subject to the following conditions prior to the issue of any building permit(s): a. Granting by the Zoning Board of Appeals of any necessary variances; b. Submission to and approval by the Town Engineer of detailed sizing and final material specifications of all required improvements; C. Revisions of the site plan to include the name and seal of the registered surveyor(s) or engineers(s) who prepared the topographic survey; and d. Submission of an original or mylar copy of the final site plan to be retained by the Town of Ithaca. Director of Engineering Walker stated that condition "2b" could be deleted. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Finch, Ainslie, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #5) Chairperson Wilcox duly closed the Preliminary and Final Site Plan Approval for the Proposed Addition to Central Heating Plant at Cornell University at 8:08 p.m. AGENDA ITEM: APPROVAL OF MINUTES - AUGUST 19,1997: PLANNING BOARD MINUTES 9 APPROVED - OCTOBER 7. 1997 SMOTION made by Herbert Finch, seconded by Robert Kenerson: SEPTEMBER 2, 1997 RESOLVED, that the Minutes of August 19, 1997 Meeting of the Town of Ithaca Planning Board hereby are approved as written. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Kenerson, Ainslie, Finch, Bell. NAYS - None. 1, The MOTION was declared to be carried unanimously. AGENDA ITEM: OTHER BUSINESS: Director of Planning Kanter stated that he talked to Mariette Gelden (City of Ithaca Attorney) about the possibility of the City of Ithaca consolidating the Grigorov parcel. Since the City's attorney did not seem to have _a problem consolidating the Baker parcel, he asked Ms. Gelden if she would be willing to consider consolidating the Grigorov parcel with the City's watershed property. Ms. Gelden mentioned that she would discuss this proposal with other City officials, and will let the Town of Ithaca know their decision. ------------------------------------------------------------------- Board Member Finch asked Mr. Kanter if he has heard anything further on the Waterfront Project. Director of Planning Kanter stated that he does not know what the City of Ithaca's plans are at this time. ------------------------------------------------------------- - - - - -- Board Member Ainslie asked what is happening behind the Old One Hundred with the excavation work. Assistant Town Planner Frantz stated that the Town's Highway Department received a supply of free gravel, and they needed a temporary place to stock pile it. There was no excavation done on this site, just a gravel road was laid out. Board Member Ainslie asked if the temporary stock piles are on the designated park land. Assistant Town Planner Frantz responded, yes. There has been a lot of interest expressed in developing this area for athletic field . The Town is arranging a program with landscape architecture at Cornell University for second year design students to do a site plan for the site in question. The focus of the project would be on the site engineering of grading and the length that would be necessary to develop the sites. That should be underway soon. Director of Planning Kanter stated that the Town is getting place for the historic resources survey. The Planning Department for funding to pay for an intern that could work on an overall history -------------------------------------------- The Planning Board had a brief discussion with the Plannir • facility. closer to having class projects in would be asking the Town Board of the area. --- - ---- --- ---- -------- ig Staff about the new Town Hall PLANNING BOARD MINUTES 10 SEPTEMBER 29 1997 APPROVED - OCTOBER 74 1997 • AGENDA ITEM: SEAR DETERMINATION, HOSPICE SITE PLAN MODIFICATION, 172 EAST KING ROAD: Chairperson Wilcox duly opened the above - mentioned matter at 8:27 p.m., and read aloud from the Agenda. Benjamin Helber, Planning Intern, stated that Hospice would like to reconfigure their parking facilities, which are inconvenient and hard to drive around in. They would like to push some of the parking back away from the road to make it easier for the handicapped and for people having trouble walking from the parking facilities to the structure. They are also proposing some site modifications such as a walkway around the pond, the meadows, and the grasses. Chairperson Wilcox stated that in terms of the parking and the driveway he believes the new proposed driveway is in the location where the current gravel driveway exists. Mr. Helber responded, yes. Board Member Finch asked what a wetland bench was. Mr. Helber stated that a wetland bench is a leveled area where wetland plants grow, and the water needs to be a certain shallow depth by the edge. Board Member Finch asked if plants would sit on it, not people. • Mr. Helber responded, yes, the plants would be submerged six inches under water. Chairperson Wilcox asked if someone would be dredging or filling in the area. Director of Engineering Walker stated that it would be filled in. Paula Horrigan, Landscape Architect, stated that the intention of the wetland bench is to create an aquatic environment to increase the habitat on the site, and also to make the pond more aesthetic and visually interesting. This would be a combination of habitat recreation as well as an aesthetic decision. The wetland bench would allow for aquatic vegetation, or vegetation that could grow in water, to actually grow there. The wetland bench technical term means that the depth of the water cannot exceed 15 inches to allow the immersed vegetation to successfully grow. Ms. Horrigan showed the Planning Board an image of what the wetland bench would look like. They were interested in diversifying the habitat and creating a more natural environment there. Ms. Horrigan stated that she has been working with a landscape ecologist, Jeff Keller, who owns a firm called Habitat by Design. He is the person that would be doing a lot of the collaborating on this particular aspect of the site. The aim is to magnify the natural qualities of the site. There is a pond with some immersed vegetation that has occurred in certain areas. There is a field that is under going succession. The stream that ran through the site was actually realigned to run parallel to the building, and it was regraded. The water prescribes it's way across the site uninterrupted by any detention area or any wetland. Looking at the plans, the plan is to create a detention pond in order to enable the water to be detained before it gets to the pond. Ms. Horrigan pointed out on an enlarged drawing where the pond and stream is located on site, and where they want to create a • small detention area that would detain the water for a short duration. Currently the water is depositing a lot of silt at the edge of the pond because it was not fully graded the first time. PLANNING BOARD MINUTES 11 SEPTEMBER 2, 1997 APPROVED - OCTOBER 7, 1997 • Board Member Ainslie asked if the dry weather this year caused any problems with the amount of water in the wetland bench. Ms. Honigan stated that there have not been any problems with the water levels this year. A lot of this pond has actually been feed by subsurface water that has been coming across the site. The pond is right next to the bedrock there, so the water is migrating across the site. The water seems to be there regardless. It is a tell tale thing that this pond, in a fairly dry season, has not lost any considerable amounts of water. The water continues to come in. The overall intent is to create habitat and to create a much more diverse landscaped area. There are hosts for people to have a relationship with nature where bird feeders could be installed. Birds like shrub conditions and like to be by the pond, so they wanted to bring the qualities of the habitat as close to the building as possible for people to see. Chairperson Wilcox asked if the proposed walkway around the pond would be in the location where it is currently mowed. Ms. Horrigan stated that there are volunteers from the neighborhood that volunteer to mow the lawns. Steve Allen volunteers to mow the area and is interested in mowing the habitat areas and the access around the pond. Currently they are trying to mow the pattern around the pond. There is a problem by the outlet to the pond because there is no bridge, so people would need to navigate in that area. Ms. Horrigan stated that they are interested in maximizing accessibility to the site. This has been a labor of love for the project which would have a long duration when the funds are available. Hospice has a vision, but there are not enough funds available. . Chairperson Wilcox stated that he walked on the east side of the pond near the house that has the white ducks on the pond, he was not sure whether he could walk around that side of the pond and stay on the Town's right -of -way or if was going to be in their yard. He suspects that there is a Town right -of -way to get through there. Director of Engineering Walker stated that the Town's right -of -way is there. Those people have put their fence right up to the right -of -way, and their deck is almost on top of the path. Chairperson Wilcox right -of -way. He is worried walk any further. Ms. Horrigan stated around the pond on the pE not. stated that there needs to be some type of documentation showing the that people walking in that area would be concerned whether they could that it is already a problem because visitors are not sure if they could go ith, and are concerned whether they are walking on private property or Assistant Town Planner Frantz stated that would be the Walford residence, and their lawn does indeed encroach onto the Town's bikeway right -of -way. The Walfords are aware of it and the Town is aware of it. This past spring while he was working on a design for the bikeway in that area, he met with Ms. Walford, and that they understood that at some point in the future there would be a walkway or bikeway through that area. The Walfords do not have a problem with that. Chairperson Wilcox stated that the question earlier was putting fill into the pond to build the • wetland bench. PLANNING BOARD MINUTES 12 APPROVED - OCTOBER 7, 1997 SEPTEMBER 2, 1997 • Ms. Horrigan stated that most of the bench areas would be created by excavation, but one of the bench areas does need fill. She is not absolutely sure of the depth levels of the pond. Hospice has a welcome to the community to enjoy the area around the pond. Assistant Town Planner Frantz asked Ms. Horrigan if she is proposing to install a culvert under the pathway as the site plan shows. The problem is with the water within the Town's right -of- way. Ms. Horrigan stated that could he done. The pattern would be pulled closer to the pond by filling the pond in at that end to allow for a clear sense of the path. The path may link in with the Town's trail way. There is no desire to interrupt the drainage. Director of Engineering Walker stated that at the east end of the pond there is a drainage way that takes the water from Sauders Road and enters into the pond. Part of the approval for Sauders Road was to minimize drainage problems down hill. This pond was designed as a detention pond for both the Chase Farm Subdivision as well as the Sauders Road Subdivision. Ms. Horrigan stated that she did an inventory when she started this process to get a sense of the program for this site, and she spent time talking with the Cornell Plantations and the neighborhood. The interest is to develop habitat and create habitat diversity for a richer human experience. Board Member Ainslie asked if this ground has been disturbed there is no top soil or subsoil that has been disturbed, would there be a problem establishing the gardens. Ms. Horrigan stated that the areas where the culture garden areas are around the building. Most the fill was donated, but some of the fill needs to be replaced. Some of the new plantings may help hide the fill more and make a more enjoyable area. Board Member Ainslie asked if any soil would need to be imported in. Ms. Horrigan stated that they would not need to have top soil imported in because they would be working with the existing fill around the pond. She entered into this project after all the money was spent on the major site. The parking area is beyond the capacity to do anything with it to modify it, so the idea is to redo that particular area to make a safe and attractive entrance which would be more residential in spirit and not commercial. The existing parking configuration and the layout as a commercial field would be the best way to describe it. She is working to modify the existing conditions around the building. In light of doing that one of the ideas was to get as much fill material off the south terrace to make it accessible. MOTION made by Herbert Finch, seconded by Robert Kenerson: NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will . not be required. PLANNING BOARD MINUTES 13 APPROVED - OCTOBER 7, 1997 • There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Finch, Ainslie, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. SEPTEMBER 2, 1997 (NOTE: The adopted resolution is hereto attached as Exhibit #6.) Chairperson Wilcox duly closed the SEQR Determination for Hospice Site Plan Modification at 172 East King Road at 8:52 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN DOSED MODIFICATION OF PARKING FACILITIFS AT THE Hncpir_F FACILITY, TO INCLUDE RECONFIGURATION OF THE PARKING LOT AND PARKING LOT ACCESS ROAD, AN INCREASE IN THE NUMBER OF SPACES FROM 22 TO 44 AND THE PROVISION OF UP TO 24 OVERFLOW PARKING SPACES ON AN ADJACENT LAWN AREA SITE LIGHTING, A NETWORK OF PATHS GARDENS AND OTHER LANDSCAPING, SAID TED 11 NC. T, I NO. 44, AGENT. Chairperson Wilcox declared the above -noted matter duly opened at 8:53 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Chairperson Wilcox stated that this is a public hearing, and asked if anyone from the public wished to speak. Martin Newhart, 171 East King Road, stated that he lived at this address for 47 of his 5C years. First of all, he was not notified of the meeting. He read the legal notice in the Ithaca Journal. He thinks it might have been an oversight, but he would like to be notified in the future. Mr. Newhart stated that he wanted to be clear that the existing driveway that meets East King Road would stay the same. Ms. Horrigan stated that the existing driveway would remain the same. There are no additional curb cuts for the parking area. Mr. Newhart asked if there would be parking in the rear of the existing parking lot. Ms. Horrigan responded, yes. Mr. Newhart stated that the lighting when the building was first built and for about two to three weeks afterwards, he and his neighbor had to go and adjust the lights. The lights were shinning right into East King Road. Poor planning went into the lighting arrangement. He hopes that better planning would go into the next lighting plan. Brightness at night is a concern to him. Mr. Newhart stated that the present maintenance of the lawn area leaves a lot to be desired. . He knows Mr. Allen very well, and he tries to do his best, but then he is only a volunteer. The size of the proposed site here, there is going to be a need for more than just volunteers to keep it desirable. PLANNING BOARD MINUTES 14 SEPTEMBER 2, 1997 APPROVED = OCTOBER 7, 1997 • Mr. Newhart stated that the ditch that would be relocated has been there as long as he can remember. There has never been a problem until Chase Farm. Ms. Horrigan mentioned problems that are from drainage. The Town needs to back up and assess the area. The reason that is a problem is because Chase Farm drainage was not properly designed. He realizes that he is not an engineer, but on a heavy rainy day the site would show that the drainage was not properly designed. The ditch comes down parallel to East King Road, and then heads north across and underneath King Road, where it makes a 45 degree angle. On a heavy day that water jumps that driveway which is a new driveway to a new house that has not been sold yet. Then it flows past his parents house at 173 East King Road and then down the road. That present culvert underneath King Road cannot handle the water. This is not all the times, it is only heavy rains. The point he wants to make is that Ms. Horrigan wants to address the problem down at her end, but the Town needs to look at it further back and address it. In return that would help Ms. Horrigan with some of her drainage problems at their end. Mr. Newhart stated that the filling of the pond can be tied into the drainage problems. That would be the last thing they should do by diminishing the capacity of that pond. Ms. Horrigan wonders how deep the pond is. She could probably go down four to five feet with a shovel. This was not done with a shovel and pick, but with machines. Mr. Newhart stated that his neighbor's pond is approximately eight feet deep across the road. He doubts Hospice's pond is much deeper than that. He does not remember any blasting for the pond. There is solid bedrock in this area. Mr. Newhart stated that he thinks the existing pond should be kept to the fullest. Mr. Helber stated that he received a phone call from a neighbor, George Blanchard, who • wanted to voice some of his concerns, which were lighting and maintenance of the lawn. Mr. Newhart addressed those concerns also. Mr. Newhart stated that he fully supports Hospice in the ideals of the program. Ms. Horrigan stated that the lighting and the parking configuration is bonable. Part of the plan is to actually modify those concerns, but unfortunately, given cost, modifying those up to the level where everyone would be happy has not been a priority at the moment. Ms. Horrigan showed the Planning Board, Planning Staff, and the public in attendance an illustration of the parking with the old versus the new. Ms. Horrigan pointed out the existing parking configuration where there is a lot of asphalt. The asphalt is almost wide enough for double loaded cars. To have a lot of asphalt and a slight sloping gradient where there is single loading parking the whole way down where the neighbors next doors could see a line of cars from their house. This is the existing configuration she is working from. The attempt was to actually make the new parking configuration be as in agreement with the existing asphalt so they would not need to dig up and remove a lot of asphalt, they could work with the existing asphalt and by reconfiguring it to create a more logical parking configuration that would be more efficient and also more aesthetic and would allow us to create more sense of privacy or vegetation around it. It was also the attempt to create this turn around for a way to get out of the site without having to do a six point turn or to find themselves at the bottom of the site and not being able to get out. The intent is to use the same driveway and the same entrance. They would actually remove asphalt at the spot where people are dropped off to get into the visitor entry in order to plant a lot of trees there. The planting of or trees would hopefully create some canopy there which would also help to modify or mediate the lighting • impact because right there is asphalt with lawn around it and everything is just ambiant light. The top of the parking area would use the same asphalt but be double loaded so there is parking on both sides. The upper level would be leveled off for visitor parking. Ms. Horrigan pointed out on the PLANNING BOARD MINUTES 15 SEPTEMBER 29 1997 APPROVED - OCTOBER 7, 1997 • illustration the new parking configuration. People could also park along the side of the parking area if there was the need during an event. The idea is to keep as little parking as possible that is asphalt, but create a flexible environment for when there is the need for larger parking. They do not want a large parking lot, but it needs to be residential in nature. She would be accommodating the needs of the staff, residents, and the visitors. The big aspect of removing a lot of the asphalt and creating a smaller drop off zone is that plants could be planted around the building. Ms. Horrigan stated that she was not part of the original lighting or the original parking scheme, nor the initial investment of $40,000 in asphalt. The logic with the lighting was done to accommodate the needs of inhabiting the building. It turned out to be appropriate and hold up to the kind of use the was needed. They are operating with an inefficient amount of the lighting right now in terms of path lighting, and then there are the spotlights that are throwing light out into now where that were adjusted to light the entire parking area. The intent is to use all low level lighting, ballard or path lighting that would cast downward to the ground. The lighting would have hoods on them to project light into the walking area. There is no intent to have spotlights that are projecting out. In terms of getting the lighting, a Kitchler Lighting Fixture was selected. A copy of the lighting fixture was supplied to the Planning Board in their packets. In terms of when the lighting would be modified, unfortunately Hospice is working with limited funds, so the first desire is to do the construction project at the same time the asphalt is being removed, reconfiguring the entrance, and the planting is when the lighting would be installed. Ms. Horrigan stated that she is disappointed that this such an eyesore, it is a huge eyesore. It does not give a sense of reception to this place as a Hospice, it is not neighborly friendly. Ms. Horrigan stated that it is not attractive, so she is not happy with it, but she does not have the money to invest in this right now. It is a high priority to get this • done it is just that the money is not in place. Chairperson Wilcox asked if the lighting would get worse with the modification. Ms. Horrigan responded, no, the lighting would only get better. Everyone is very sympathetic to the concerns of the neighbors. They are all aware of the problems there, and aware of the neighbors' concerns. They want this place to be residential in nature. They also want this site to be safe because the users are diverse and range in age from young people to elderly people. There needs to be a concern and that there is lighting of the surfaces that are entered. Chairperson Wilcox asked Ms. Horrigan to address the lawn maintenance as Mr. Newhart had some concerns. Ms. Horrigan stated that she was not aware that the lawn maintenance was a concern. She is not actually sure what the concern is, the lawn gets mowed. Mr. Newhart stated that the lawn does not get mowed enough. Hospice should have some type of lawn maintenance program. Ms. Horrigan stated that the proposal would offer less area to mow than Hospice is currently mowing. She is trying to reduce some of the area that needs to be mowed. The meadows would be mowed seasonally or periodically as needed. She would be making suggestions to Hospice about Mr. Newhart's concerns. • Board Member Ainslie asked Ms. Horrigan what size tree would be planted next to the building to shield the lighting, considering the expenses of large trees and the time it takes to grow trees. • • C7 PLANNING BOARD MINUTES 16 SEPTEMBER 2, 1997 APPROVED - OCTOBER 7,1997 Ms. Horrigan stated that they have been trying to use as big trees as they can, and partially the reason they have been doing that is because Hospice has volunteers plantings things. Board Member Ainslie asked if they would be using evergreen trees. Ms. Horrigan stated that around where the lighting would occur there would be a lot more shrub vegetation as well as canopy trees, so together they would help mitigate the light. There are certain seasons where there would be more exposure there. Hospice was excited with the view of site. The concern is not to block views, but to keep the sense and spirit of openness and keeping the sense the intimacy. At times it is a hard job, but that is what they want to do. The vegetation around the east side of the building and the parking would be shrub layer vegetation as well as canopy trees. Chairperson Wilcox asked Mr. Walker to address the concerns of drainage that would be coming down and under road, and also the capacity of the pond. Director of Engineering Walker stated that as far as what is coming down that pond is the primary storm water management tool for the whole of South Hill or the original subdivision of this site many years ago. That was even a higher density than what is there now. That was one of the major components, and it was cited at the lower end of the primary development area for the Chase Farm area and the Sauders Road area. That is why there are the higher flows to the pond. The pond is acting as a detention pond to protect the areas below that. The part of the problem with the culverts is that the County owns King Road, and the curb cuts and the culverts were involved in reviewing the ditches and so on to in order for the permits to be issued to do the work. Chase Lane has drainage problems that the Town has been addressing. One of the problems that the Town has is that Chase Farm was a two phase subdivision. The second phase has additional storm water management facilities above the detention area that would slow some water down; primarily the water from the part that was not developed. The area that was not developed is a natural swamp area, but does not impact this proposal. The idea of the subdivision was to get the water and store into the pond through the intervening culverts. Continuity was lost because of the several developers of this area. A lot of the fill material that Hospice received was all imported. Mr. Walker stated that he has been looking at all the drainage problems in the South Hill area. The Town would be addressing these problems as they come about. Chairperson Wilcox asked if the County is aware of these problems. Director of Engineering Walker responded, yes. As flood storage is above the water level any how. The normal they do not flow down the stream, but the effect of the flood pool level, Mr. Newhart asked if the berm would be maintained. far as storm water management, the pool area helps to level out solids so storage area is well above the normal Director of Engineering Walker responded, yes. There is a deed restriction on the property that the pond be maintained as a storm water management facility. The owner of the site agreed to maintain that structure, but the Town does have the right to repair it as needed and charge the owner for the repair. PLANNING BOARD MINUTES 17 SEPTEMBER 2, 1997 APPROVED - OCTOBER 7, 1997 • Chairperson Wilcox stated that this is a public hearing, and asked if anyone else from the public wished to be heard. No one spoke. Chairperson Wilcox closed the public hearing, and brought the matter back the Board for further consideration. Board Member Bell asked if the State Budget would have an effect on Hospice for Medicare reimbursements to be able to afford these modifications. Ms. Horrigan stated that she cannot speak in that capacity. This agency is new and there is legislation that they are attempting to change to make it work. It is really a cutting edge type of facility. Board Member Bell asked if there was some sort of deadline on how long this approval would last. Attorney Barney stated that material actions with respect to the project must be started within three years. Director of Planning Kanter asked Ms. Horrigan if vehicular access was one of the higher priorities of the plan. Ms. Horrigan responded, yes. She is trying to work from the building out to try and develop the site around it. The pond modifications would be done later. The parking and how people arrive are more important. MOTION made by Gregory Bell, seconded by Herbert Finch: NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the polices enunciated or implied by the Town Board; and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed modified site plan entitled "Hospice, East King Road, Ithaca, New York - Overall Site Plan, Existing Layout & Proposed Changes" prepared by Paula Horrigan, Landscape Architect, dated July 1,1997, subject to the following conditions: a. Revision of the Modified Site Plan to include location of Handicap curb cuts, and removal of any mention of the Pavilion near Chase Pond (referred to on Site Plan under not for South Terrace Garden.), b. Record of application for and approval status of all necessary permits from county, state, and /or federal agencies. Submission to include work permit or alternatively, a letter stating that the Army Corp. of Engineers does not have any concerns relating to disturbance in or adjacent to Chase Pond, 0 C. Submission to and approval by the Town of Ithaca Engineer of construction drawings and stream profiles prior to any construction or installation of the proposed bridges, • • PLANNING BOARD MINUTES 18 SEPTEMBER 29 1997 APPROVED - OCTOBER 7, 1997 d. Submission to and approval by the Town of Ithaca Engineer of a soil erosion and sedimentation control plan prior to any site disturbance, e. The pond structure maintenance plan, as approved by the Town Engineer, shall be strictly adhered to, f. The use of herbicides and pesticides be kept to the minimum consistent with good horticultural, scientific, and environmental practices, g. All other conditions of Final Site Plan Approval, granted by the Planning Board on December 1, 1992, shall remain in effect. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Finch, Ainslie, Kenerson, Bell. 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 Modifications to Site Plan for Hospice at 172 East King Road at 9:30 p.m. AGENDA ITEM: ADJOURNMENT: Upon MOTION, Chairperson Wilcox declared the September 2, 1997, Meeting of the Town of Ithaca Planning Board duly adjourned at 9:31 p.m. Prepared by: Deborah Kelley, Keyboard Specialist/Minutes Recorder Mary Bryant, Administrative Secretary for the Town of Ithaca Planning Board. TOWN OF ITHACA PLANNING BOARD 126 East Seneca Street • Ithaca, New York 14850 Tuesday. September 2, 1997 AGENDA 7:30 P.M. Persons to be heard. •8:25 P.M. 7:35 P.M. SEQR Determination, Welch Subdivision. 427 Warren Road. 7:40 P.M. PUBLIC HEARING : Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 70 -1 -40, located at 427 Warren Road and encompassing 1.5 +/- acres in area, into two lots, 0.96 acre and 0.52 acre in size respectively, Residence District R -15. Catherine Welch, Owner; Joy A. Blumkin, Esq., Agent. 7_ .M. SEQR Determination, Cornell University Central Heating Plant Addition, Dryden Road. 8:00 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed construction of an addition approximately 36 ft. by 36 ft. in area and 66 ft. high, to house equipment to reduce exhaust stack particulate emmisions, said addition to be located at the southeast corner of the Cornell University Central Heating Plant, located on the south side of Dryden Road/NYS Rte 366 approximately 250 ft. east of its intersection with Hoy Road on Town of Ithaca Tax Parcel No. 63 -1 -8.1 and -8.2, LI -Light Industrial District. Cornell University, Owner; Hugh R. Bahar, Agent. SEQR Determination, Hospicare Site Plan Modification, 172 East King Road. 8:30 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed modification of parking facilities at the Hospicare facility, to include reconfiguration of the parking lot and parking lot access road, an increase in the number of spaces from 22 to 24 and the provision of up to 24 overflow parking spaces on an adjacent lawn area, site lighting, a network of paths, gardens and other landscaping, said project located at 172 East King Road on Town of Ithaca Tax Parcel No. 44.2 -1 -2. Residence District R -30. Hospicare Foundation, Inc., Owner: Paula Horrigan, Agent. 8. Approval of Minutes: August 19, 1997 (in packet) 9. Other Business. 10. Adjournment. Jonathan Kanter, AICP Director of Planning 273 -1747 NOTE: IF ANY YIENIBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY MARY BRYANT AT 273 -1747. (A quorum of four (4) members is necessary to conduct Planning Board business.) • • • • TOWN. OF ITHACA ;f PLANNING BOARD S NOTICE OF PUBLIC HEARINGS e Tuesday, Sept. 2, 1997 n By direction of the d Chairperson of the Planning Board, NOTICE IS HEREBY e GIVEN that Public Hearings It will be held by the Planning e Bood of the Town of Ithaca on Tuesday, September 2, 19971 at 126 East Seneca Street, Ithaca, N.Y. at the following times and on the k following matters: )f 7:40 P.M. Consideration of e Preliminary and Final Sub. r- division Approval for the pro- al posed subdivision of Town of Ithaca Tax Parcel No. 5f 70 -1 -40, located at 427 f- Warren Road and encom- e passing 1.5 +/- acres in area, into two lots, 0.96 acre — and 0.52 acre in size respec- tively, Residence District R -15. Catherine Welch, Owner; Joy A. Blumkin, Esq., Agent. 8:00 P.M. Consideration of Preliminary and Final Site Plan Approval for the pro- posed construction of an addition approximately 36 ft. by 36 ft. in area and 66 ft. high, to house equipment to reduce exhaust stack partic- ulate emissions, said addition to be located at the southeast corner of the Cornell Univer- sity Central Heating Plant, lo- cated on the south side of Dryden Road /NYS Rte. 366 approximately 250 ft. east of its intersection with Hoy Road on Town of Ithaca Tax Parcel No. 63 -1 -8.1 and -8.2, ll- Light Industrial District. Cor- nell University, Owner; Hugh R. Bahar, Agent. 8:30 P.M. Consideration of Preliminary and Final Site f Plan Approval for the pro- Posed modification of park - t mg facilities at the Hospicare facility, to include re- configuration of the parking lot and parking lot access road, an increase in the num- ber of spaces from 22 to 24 and the provision of up to 24 overflow parking spaces on an adjacent lawn area, site lightingg, a network of paths, ggardens and other landscapin said project lo- cated at 172 East King Road on Town of Ithaca Tax Parcel No. 44.2 -1 -2, Residence Dis- trict R -30. Hospicare Founda- tion, Inc., Owner; Paula Hor- rigon, Agent. Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may apear by agent or in person. Individuals with visual impariments, hearing impair- ments or other special needs, will be provided with assis- tance as necessary, upon re- quest. Persons desiring assis- tance must make such a request not less than 48 hours prior to the time of the public hearings. Jonathan Kanter, AICP Director of Planning 4ugust 27, 1997 is 0 TOWN OF ITH=.CA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesdav, September 2, 1997 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, September 2, 1997, at 125 East Seneca Street, Ithaca, N.Y., at the following times and on the following matters: 7:40 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 70 -1- 40, located at 427 Warren Road and encompassing 1.5 +/- acres in area, into two lots, 0.96 acre and 0.52 acre in size respectively, Residence District R -15, Catherine Welch, Owner; Joy A. Blumkin, Esq., Agent. 8:00 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed construction of an'. addition approximately 36 ft. by 36 ft. in area and 66 ft. high, to house equipment to reduce exhaust stack particulate emmisicns, said addition to be located at the southeast corner of the Cornell University Central Heating Plant, located on the south side of Dryden Road /NYS Rte 366 approximately 250 ft. east of its intersection with Hoy Road on Town of Ithaca Tax Parcel No. 63 -1 -8.1 and -8.2, LI -Light Industrial District. Cornell University, Owner; Hugh R. Bahar, Agent. 8:30 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed modification of parking facilities at the Hospicare facility, to include reconfiguration of the parking lot and parking lot access road, an increase in the number of spaces from 22 to 24 and the provision of up to 24 overflow parking spaces on an adjacent lawn area, sire lighting, a network of paths, gardens and other landscaping, said project located at 172 East King Road on Town of Ithaca Tax Parcel No. 44.2 -1 -2, Residence District R- 30. Hospicare Foundation, Inc., Owner; Paula Horrigan, 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. Dated: Monday, August 25, 1997 Publish: Wednesday, August 27, 1007 Jonathan Kanter, AICP Director of Planning 273 -1747 • 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 September 2 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 25, 1997 August 27, 1997 naren McGuire Town of Ithaca. STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this: ay of August 1997. filename: p &paf Mary J. Saxton Notary Public, State of New York Registration #01SA5044003 Qualified in Tioga Cou y My Commission Expires, ADOPTED RESOLUTION: • SEQR Addition to Cental Heating Plant Preliminary & Final Site Plan Approval Dryden Road, Cornell University Tax Parcel Nos. 634-8.1 and -8.2 Planning Board, September 2, 1997 MOTION by Herbert Finch, seconded by Robert Kenerson: WHEREAS: 1. This action is the Consideration of Preliminary and Final Site Plan Approval for the proposed construction of an addition approximately 36 ft. by 36 ft. in area and 66 ft. high, to house equipment to reduce exhaust stack particulate emissions. said addition to be located at the southeast corner of the Cornell University Central Heating Plant, located on the south side of Dryden Road/NYS Rte 366 approximately 250 ft. east of its intersection with Hoy Road on Town of Ithaca Tax Parcel No. 63 -1 -8.1 and -8.2, LI -Light Industrial District. Cornell University, Owner; Hugh R. Bahar, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval, and 3. The Planning Board, on September 2, 1997, has reviewed and accepted as adequate a Short 0 0 Environmental Assessment Form Pt. I submitted by the applicant and a Part II prepared by the Town Planning Department, a site plan submission which includes drawings entitled "Site Plan, Boiler No. 8 Pulse Jet Baghouse Project ", "Enlarged Site Plan, Boiler No. 8 Pulse Jet Baghouse Project" prepared by Cornell University Planning Design & Construction and dated August 1, 1997, and "Sectional Elevations For Boiler No. 8 Pulse Jet Baghouse ", prepared by Lutz, Daily & Brain dated July 21, 1997, and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed site plan. NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board 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, an Environmental Impact Statement will not be required. AYES - Wilcox. Finch, Kenerson, Ainslie, Bell. NAYS - None. The MOTION was declared to be carried unanimoush.-. ,In Im Ogren McGuire. Secretary, Town of Ithaca. r`an�!urninistr� the Secretary. • ADOPTED RESOLUTION: • Addition to Central Heating Plant Preliminary & Final Site Plan Approval Dryden Road, Cornell University Tax Parcel Nos. 634-8.1 and -8.2 Planning Board, September 2, 1997 MOTION by Robert Kenerson, seconded by James Ainslie: WHEREAS: 1. This action is the Consideration of Preliminary and Final Site Plan Approval for the proposed construction of an addition approximately 36 ft. by 36 ft. in area and 66 ft. high. to house equipment to reduce exhaust stack particulate emissions, said addition to be located at the southeast corner of the Cornell University Central Heating Plant, located on the south side of Dryden Road/NYS Rte 366 approximately 250 ft. east of its intersection with Hoy Road on Town of Ithaca Tax Parcel No. 63 -1 -8.1 and -8.2, LI -Light Industrial District. Cornell University, Owner; Hugh R. Bahar, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Site Plan Approval, has. on September 2, 1997, made a negative determination of environmental significance, and 3. The Planning Board, on September 2. 1997, has reviewed and accepted as adequate a Short Environmental Assessment Form Pt. I submitted by the applicant and a Part II prepared by the Town Planning Department, a site plan submission which includes drawings entitled `Site Plan, Boiler No. 8 Pulse Jet Baghouse Project', "Enlarged Site Plan, Boiler No. 8 Pulse Jet Baghouse Project" prepared by Cornell University Planning Design & Construction and dated August i, 199 and - Sectional Eie�ations Fur Boiler No. v Pulse Jet Ba;iiuuse' . prepared by Lutz, Daily & Brain dated July 21, 1997, and other application materials. NOW, THEREFORE, BE IT RESOLVED. 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan checklists, having determined from the materials presented that such waiver will resultin neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed construction of an addition approximately 36 ft. by 36 ft. in area and 66 ft. high, to house equipment to reduce exhaust stack particulate emissions, as shown on drawings entitled "Site Plan. Boiler No. 8 Pulse Jet Baghouse Project'. "Enlarged Site Plan, Boiler No. 8 Pulse Jet Baghouse Project' prepared by Cornell University Planning Design & Construction and dated August 1, 1997, and "Sectional Elevations For Boiler No. 8 Pulse Jet Baghouse prepared by Lutz, Daily & Brain dated July 21, 1997, and other application material, subject to the following conditions prior to the issuance of any building permit(s): • ADOPTED RESOLUTION: Addition to Central Heating Plant Preliminary & Final site Plan Approval Dryden Road, Cornell Universitv Tax Parcel Nox. 634-8.1 and 42 Planning Board, September 2, 1997 a. granting by the Zoning Board of Appeals of any necessary variances; b. revision of the site plan to include the name and seal of the registered surveyor(s) or engineer(s) who prepared the topographic survey: and C. submission of an original or mylar copy of the final site plan to be retained by the Town of Ithaca. AYES - Wilcox, Kenerson, Ainslie, Bell, Finch. NAYS - None. The MOTION was declared to be carried unanimously. ��M C NLu'q-'C •Karen McGuire, Secretary, Town of Ithaca. • /t Mary Meant, Admini/trative Secretary. PRELIMINARY SITE PLAN CHECKLIST • PROJECT NAME c6a. CeJ /•*i Iles i-r.2 ?14 ) PROJECT NUMBER Q -7O r2 ` l PREPARER G. ri4osv z—. = ITEM SUBMITTED N/A = NOT APPLICABLE W = WAIVE COND = CONDITION OF APPROVAL: 1. ✓ Completed and signed Development Review Apclicatior_. a. -- Development Review Escrow Agreement a:..a Back -up Withholding Form (if required) . (Only one (1) copy each.) 2. ✓ Payment of review fees. Deposit of escrow. 3. ✓ Fully completed and signed Short Environmental Assessment Form, Part I (SEAF), or Long Environmental Assessment Form, Part I (LEAF). (See Town Planner as • to which to submit.) 4. Proposed preliminary site plan, with the following information, must be filed in the office of the Town Planner at least thirty (30) calendar days prior to the Planning Board meeting at which preliminary approval is requested. Information may be supplied on more than one drawing if necessary. a. Vicinity Map showing the general location of the property and proposed project at a scale of 1" =1000' or 1"= 2000'. b. V1 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. v Size, location, proposed use, design, and construction materials of all proposed structures. PRELIMINARy SITE PLAN CHECKLIST Vol Page 2 f. v Location, design, and construction materials of all proposed parking areas, access drives, and oLf-street loading areas. g. NO Size, location, design, and construction materials of all proposed signs and lighting. h. w Location, design_, ana construction materials of all proposed pedestrian ana bicycle facilities. i. Landscaping plan and planting schedule including location and proposed design of buffers. j. N14 Location, design, and construction materials of all proposed water and sewage facilities. k. Location of ar_v existing or proposed fire and other emergency zones, including the location of fire hydrants. 1. Location, name, and dimensions of each existing or proposed street and alley and each existing or proposed utility, drainage, or similar easement within, abutting, or in the immediate vicinity of the proposed project. M, o. , P q r. s. t . Wk Existing and proposed site topography represented by contour lines with intervals as required by the Planning Board, but not to exceed 5 (five) feet, including a grading plan describing the volumes of cut and fill materials and their composition_, and including elevations of proposed buildings, signage, lighting, and other features. 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. 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. Map scale in bar form, and north point Name of Propose' project. Name of Town, County, and State. Date of Site Plan, including any applicable revision dates. Key map (when more than one sheet is submitted) • • r� 0 E PRELIMINARY SITE PLAN CHECKLIST Page 3 U. Co W Name and seal of the registered land surveyor (s) or engineer(s) who prepared the topographic ~:' ' survey and the date of survey. 6. Name(s) and address(es) of all property owners and persons who have an interesc in the site and of parcels abutting the site, or within 500, of the site, including easements or rights -of -way, plus the tax parcel numbers. 7. `� Estimate of the cost of improvements (excluding the purchase cost of land) to be prepared (preferably) by a licensed professional engineer. 8. Three (3) dark -line prints of the proposed S_t Plan and 25 copies of all sheets of the proposed Site Plan in reduced format (no larger than ill, x 1711) and copy of all other items required above (Except Development Review Application and escrow forms) . plarbcr3 \preiimis.ite mb \5/114 / 96 • • FINAL SITE PLAN C?IECRLIST PRCjECT NAIME e,14. CeAi' "l He *4tm% PIF..t PROJECT rr�-MBER �f7o 8'Z y9 PREPA.PE_. ITEM SLSM =TIED N/A NOT APPLICABLE W WAIVE COND CONDITION OF APPROVAL 1. Completed and signed Development Review Apclicatior_, Development Review Escrow Agreement, and Back -up Withr_old =ng Form (if required) (Only (1) ccpy each.) 2. Payment of additional review fees as needed and deposited in an escrow account. 3. Al1 other items submitted w'_th the preliminary site plan application with modifications made according to tine 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. C#Kp Detailed sizing and finial material specifications of all required improvements. 6. Construction details of all proposed structur =s, roads, water /sewage facilities, and other improvements. 7. (Z One (1) Original or mylar copy and two pacer copies o_ the final site plan to be retained by the Town of Ithaca. rttb% �i 14i 36 i ADOPTED RESOLUTION: • SEQR Welch Subdivision Preliminary and Final Subdivision Approval 427 Warren Road Town of Ithaca Planning Board September 2, 1997 MOTION by Robert Kenerson, seconded by James Ainslie: WHEREAS: 1. The proposed action is consideration of Preliminan- and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel Rio. 70 -1 -40, located at 427 Warren Road and encompassing 1.48 +/- acres in area, into two lots, 0.96 +/- acre and 0.52 +/- acre in size respectively. Residence District R -1 5. Catherine Welch, Owner; Joy Blumkin, Esq. Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency.in environmental review with respect to Subdivision Approval, and 3. The Planning Board, on September 2, 1997, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town 1 Planning Department, a plat entitled "Survey Map Rio. 427 Warren Road, Town of Ithaca, Tompkins County, NY" prepared by T. G. Miller P.C., Engineers & Surveyors, dated August 4, 1997, and • additional application materials, and L+. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval, NOW, THEREFORE, BE IT RESOLVED, That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, neither a Full Environmental Assessment Form, nor an Environmental Impact Statement will be required. AYES - Wilcox, Kenerson, Ainslie, Bell, Finch. NAYS - None. The MOTION was declared to be carried unanimously. .Caren McGuire, Secretary, Town of Ithaca. • Iename: \3lplan \pb \welch \welch.sgr) Mar< Bri an Administr ive Secretarv. w ; a JAM 1. The proposed action is consideration of Preliminan- and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel Rio. 70 -1 -40, located at 427 Warren Road and encompassing 1.48 +/- acres in area, into two lots, 0.96 +/- acre and 0.52 +/- acre in size respectively. Residence District R -1 5. Catherine Welch, Owner; Joy Blumkin, Esq. Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency.in environmental review with respect to Subdivision Approval, and 3. The Planning Board, on September 2, 1997, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town 1 Planning Department, a plat entitled "Survey Map Rio. 427 Warren Road, Town of Ithaca, Tompkins County, NY" prepared by T. G. Miller P.C., Engineers & Surveyors, dated August 4, 1997, and • additional application materials, and L+. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval, NOW, THEREFORE, BE IT RESOLVED, That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, neither a Full Environmental Assessment Form, nor an Environmental Impact Statement will be required. AYES - Wilcox, Kenerson, Ainslie, Bell, Finch. NAYS - None. The MOTION was declared to be carried unanimously. .Caren McGuire, Secretary, Town of Ithaca. • Iename: \3lplan \pb \welch \welch.sgr) Mar< Bri an Administr ive Secretarv. ADOPTED RESOLUTION: • Welch Subdivision Preliminary and Final Subdivision Approval 427 Warren Road Town of Ithaca Planning Board September 2. 1997 MOTION by Gregory Bell, seconded by Herbert Finch: WHEREAS: ism 1C. ' 4i 1. The proposed action is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 70 -1 -40, located at -' Warren Road and encompassing 1.48 +/- acres in area into two lots, 0.96 +/- acre and 0.52 +/- acre in size respectively. Residence District R -1 5. Catherine Welch, Owner: Jov Blumkin, Esq. Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board acting as Lead Agencv in environmental review with respect to Subdivision Approval, has on September 2, 1997, made a negative determination of environmental significance, after having reviewed and accepted as adequate the Short Environmental Assessment Form Part I, prepared -by the applicant, and a Part II prepared by the Town Planning staff; and 3. The Planning Board, at a Public Hearing held on September 2, 1997, has reviewed and accepted as adequate a plat entitled "Survey Map No. 427 Warren Road. To%t n of Ithaca, Tompkins County, NY" prepared by T. G. Miller P.C., Engineers & Survevors, dated August '. 1997, and additional application materials, WOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby Nvaives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and 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, and 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of a 0.52 +/- acre parcel from ToAvn of Ithaca Tax parcel No. 70 -I -40, 1.48 + \- Acres in size, located at 427 Warren Road, as shown on the survey entitled. "Survey Map No. 427 Warren Road, Town of Ithaca. Tompkins County. NY" prepared by T. G. Miller P.C.. Engineers & Surveyors. dated August 4, 1997: AND BE IT FURTHER RESOLVED: That the Planning Board hereby waives the requirement for any park land reservation or payment of a fee in lieu of such land dedication , having determined from the materials presented that a proper case does not exist for requiring that a park or parks be suitably located as part of the proposed plat. and 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. AYES - Wilcox, Bell, Finch, Kenerson, Ainslie. NAYS - None. The MOTION was declared to be carried unanimously. Karen McGuire, Secretary. Town of Ithaca. ary,l3ryanWAdmini LPfve Secretary. • • ARTICLE VI, SECTION 36. PR?LIMIN.R AY SUBDI"7ISION PLAT CHECKLIST 0 aE U)Ei �� r.^: � r... Nr` ll5l t __ _ Z �vl. rL.T ITEM S�7=M :T= Q w WAI r0 N/A NOT APPLTCA?_E COND CONDITION OF APP OV_!7. The items L,l ='a 4 In before an ccM-01 . calendar approval 1. 2, 3. 41 5. 6. i.,. FI r•7 c listed be'_ow u ^' ess wa_ Ted ^t: he P_an --.nc L�Ca LWL S _ the C___Ce C_ t T. 1n _________ T, an appcaticr . for a is deemed The ma=erials sn_ll ce Z w_t: a:: leas= th_,-v (30) Gays prior to the Plan nine. :Ca.= me°_~i1_c az Wl =_ I 1s rec:.'ueSted. One c'cmpl' =ec and S_c':°_^.. Iev= R °_ _ew az One Development Review Escrow ACreemert and Back-u= W_tnr.o1d_Mg corm (T = re�=t:_rec Payment of review fees. Deposit of escrow. One ful lv completed and s_...,d S .cr= E- r_ror_menta AssessTen_ Form, Part I (SEA_-) , or Lcr_c Environmental Assessment Form, Part I (LEA.F) (See Tow;_ P_�__ner as to which to subm_t ) Estimate of costs of ac:u_sition and prof by a licensed prcfes sit eSs_ sicr_ e imp=v =_meats (excluding cost o= land cna_ _ees) to be pr epared (pre.arably) al enc_neer. Four full size car'.{ -line -ms p- r_-` s reduced copies of all sheets of reduced cocies to be no larger folllowing infor aticr_. Of the creliminary plat and 23 the preliminary plat ( the than 11" by 17 ") wi t the Vicinity Map s ^ow =nc th= ceneral location. of thJ ^er- � layou` includ_rc l^ l; ne h i =r -.- block and lot. r._..r?rs _ -_ _ t , _ -way and all =y 1� -•es, w_�h 60 ree_ W_Ce h_cnway r" _ 5 -LJG I; areas l.0 be reSer r °_C 1Jr use in cCmmcr. bV reside'' =5 O. t. ^.e Subd'_V1S10Ii; S�`SS f0? W..se =; eaSemen S fir u= _._ties, dra -na'c° and ^�_l�' nc se =�a.� lines r �: _ dl menS=cr_S . _ General lavou: C. to prczcsed hic� ways, blocks, and IOtS Witi ^. - -. _.^ =CCC5 °_^+ i_S_.,._. Te.n: az_'T° :11=-way names. Pre7imina=y Subdivision plat Checklist Contour ic.ter-rals, to liSCS da,um, of rico more t an twc feet when the S_Oce is less t:a. „'+,Lir perce__ and i o` more than five fee= w-en slope is gr=ate= than four pence nt . Cultyra_ fea_- res w;..-_n and '_mme^_a:el't ad-acent to the proposes including plarced lots, h___way bridges , 1;-MS' p:pe_ines , power tra:S _Ss_ ,n lines' other structures , � . Other syg�_;ice: s�ruc�;:res w.t-__n and immzd_atyly adjacent to the proposed subdivision., includima parse, wetlands, critical en:ircn*ae.^ilei areas, and other significant features . c 1N D:recticr_ o; flow of ail wa44r ccurses . of drainage area above pcima of entr- for each water curs_ entering or abL't=ins the tract . NN Location and description of all saccion line corners and government slurvelr monumer-ts in or near the subd-' v' S4on, to at least one a` which the subdivision shah be referenced by true courses and d_s:arces . Location, name, and dimensions of each existing highway and alley and each utility, drainage, or similar easement within, abutting, or in immediate of the proposed subdivision. j . Natural. features within and immediately adjacent to the proposed subdivision, inc_udinc drainage char-zel s, bodies of water, wooded areas , and other signilff_cant features . Identification of areas subject to flooding as indicated f on MID Flood Scundary Maps, Wetlands Macs . k. �N width at line of lots located on a curve or having non-para'lle'l side lines, ween by the Planni^e Sca-14 . 1 . y/ Names and addresses ©= owners of al! parcels a'^�__inc the proposed subdivision. �V Nantes of recorded subd_vis'-:cr.s ab� =ci�r t e prcccsad f� subdivision_. rl Res:-'icti ve cc Pe a^_a , '- any. 1 C . Kay map when more than one rheas is tc present plat . • Preliminary Subdivision Plat Checklist p. Name c= s..CZ.V_s_cr_, w ^_C s no: cu_; the .all __ca_e name c. ar_v ct her subd_J_s_or. in t e councv. + / Cr ✓ Name c. pla- %erg erC;re °r, 13nd su= .cerscn Landscape architect, Cr CL her W ^C Cr= ^arer4 t_ ^= sxe__._ o_ l_.�G� i v_a _G_ - -__ -. / r. J Name's) ana ad tress ;es 0. t_ ^.e owner'-', s. Name s; an,. aa.^_._>ss �J �.- t ne sumac_-; s == - -- == -- SLiJG_'J_Ger (s is (are nCL C. Map Scale 1n bar fC~.L4 Cr and i.Cr�h point . / U. y Date of pIa_, an r." an.: a_p__ca. e rev ca_es. _s_on v• V Names of tom, ccunL-J, anC sta-_ W, Border lines bcund_^c t ne steel, one .,cm t:_c le': 2.=. edge and cr_e -half inc^ =rc, each of the oz.:.er edges; all • information, i nclud_ng alall' signatures and. seas, s:_alI be w_th_n the bcr ^er 1' nes . • -'-name: 2Sc=c_v.ck: 3 n u • • ARTICLE VI, SECTION _37. FINAL _STIBDIVISION PLAT CHECKLIST PROJECT NAME PRCJECT YUMBER a-. R = ITEM SJBM =TTED W = WAIVED N/A = NOT APPLICP.3LE COND = CONDITICN OF APPRCV" ��1(�1►N lam• t-T�� The items listed below, un_ess warred by the P:ann_ng Board i us` be I, led in the Office cf the Town P;___ner �r Town Planner's des �_e_ be=cre applicd.ion `.r a final Subd_�r_S_0n approval i. s deemed ccmz14. � T ea^ materials s::a=_ be =_! eo ac ! eaas_ .4') ca lendar d a_Is pr tc P_an __nc Board meeting a: which prelim.-.nary approval is requesz:ea 1 . v COmel eted and s_(=ed Dev_leomer.t Re,74 sw Aoolicat' cn . 2. N� Develonme. ^_t Review Escrow A reeme t ' _T :e'_d,ng f^ g� n and bag {4 TIC- _ torm (i.r required) . 3• `� Pa ent of review fees. Y�'t 4 • _� Deposit of escrow. 5 • If recuired because not submitted w= t ^: preliminary plat approval or substantial modifications have occurred since preliminary plat approval, one fully completed and signed Short Environmental Assessment Form, Part I (SEA. -) or Long Environmental Assessment For-, Part. I (LEAF) (Sew TOw;, Planner / as to which to submit . 1 6. y Owner's Certificate: A certificate signed by the ewner(s) to the effect that he /they own the land, that he caused the land to be surveyed and divided, and that he makes the dedications indicated on the p13c. 7 • Surveyor's Certificate: A certificate sigr:ed ar_d sealed by a regiscered land surveyor to he e=ffect tha= (1) the plat represents a survey made by him, (2) the plat is a correct representation of all exterior boundaries of the land surveyed and the subdivision_ of i_, (3) all monuments indicated on the plat actually e:c,sc and their location, size and ma_erial are correctly shown, and W) the requlremencs cf t:'1e5e reCL'1at10P_S and New York State_ laws relating to subdividing and surve_ring have been complied wizh. 8 • MoreCaCOr' S Cer t_= i cage . A '"erti fica`_e s_gred and Sc3' 3^. by t 'e J mortgagor if a''V, t0 the e=ffect t_ ^_3t he ccnser: s tJ the D13t and the dedicati OnS a_id r °Strictiens s..cwn on Or re= erred Co Ori the plat. 91 Two copies of the Coun-,.V Healci: DeOarc :went aporOVal c= the wager SlloCly and /or sewage System. Final Subdivision Plat Checklist 24 10 . Four full size dark-line prints of the final plat and 25 reduced copies of all sheets of the final plat (the reduced copies to be no larger than 11" by 1711 ) with the following information: J a. ✓ Highway and alley boundary or right-of-way lines, showing boundary, right-cf-way or easement width and any other info=atior_ needed for locating such lines; purposes of easements . b. Highway center 1_-nes, s how-.na angle o= de-flection_ angles of intersecticn, radii., lengths of tanaents and arcs, and degree o= curvature, with basis of cur-re data. Lengths and distances shall be to to nearest one hundredth foot . A_c_es shall be to the nearest half minute . C. Highway names . d. ✓ Location_, name, and dimensions of each existing highway and alley and each utility, drainage, or similar easement within, abutting, or in the immediate / vicinity of the proposed subdivision. e. v Exact boundary lines of the tract, indicated by a heavy line, giving the dimensions to the nearest on: hundredth foot, angles to the nearest one-half minute, and at least one bearing; the traverse shall be balanced and closed with an error of closure not to ___ exceed one to two thousand; the type of closure shall be noted. f . Location and description_ of all section line corners and government survey monuments in or near the subdivision, to at least one of which the subdivision_ / shall be referenced by true courses and distances . g. V Location of property by legal description, including areas in acres or square feet . Source of title, / including deed record bock and page numbers . h. ✓ Name and address of all owners of the property and name and address of all persons who have an interest in the property, such as easements or right-o--way. i. Name (s) ar_i address (-es) of the subdivider (s) , if the / subdivider (s) is (are) not the owner (s) . j . V Accurate locations and descriptions of all suhd4v?S=On monuments . k. Accurate outlines and descriptions of any areas to be , dedicated or reserved for public use or acquisition, with the purposes indicated thereon; any areas to be reserved by deed covenant for common uses of all property owners in the subdivision. i 1 . Building setback lines with dimensions . Final Subdivision Plat Checklist 3 M, y Lot lines, rully dimensioned, with lengths to the • nearest one- h1.:ndredth foot and angles or bearincs to the nearest minute. n. �l _ Width at buildinc lane of logs lcca =ed on a curve cr hav�nc ncr_- parallel s_de ? _nos, when re�,ired by t e / P1arni�nc Board. o. ✓ Names and addr=sses of owners of all l a_cels abutcinc P _ t.e prcpos.ed su�di-ris;on . p. Names of recc=4eld suza1v_s_ons a' ^utti ^c the proposed subdivisicn. The b1ccks are nur^bered CCri52C .�1'�e_'r t'.rCLC;_CL't tie suhdiv -s_on ca t .e lots ar °_ r_umhered ccnsecuz_'re 'r throughout eaC_ r. Key ma=, when mc_'e than one sheet i s recurred tc present plat . S, Vicinity map s= _cw;nc the general locaticr_ of t e property, 1" =1000' Or 111= 2000' t. ✓ Name of subdivision, which shall not duplicate the / name of any ct.er subdivis.cn in the county. U, ✓ Name and sea. o' the reg_stered land surveyor or engineer who prepared the topographic information. / Date of survey. Vol ✓ Name and seal of regi stored land surveyor who made the boundary survey. Date of survey. W, Name(s) and address(es) cf t.e owner(s) X. Map seal= " =50' e= 1" =100' r r- ((1j }w ) in Bar FJ�.r;n and 01P_t 9Q1 V� 0s 1 %l wli rr r Y, y Date of plat and any applicable revision dates. z. Name of tower, county and s`a_e. al._ Border lines beund=rc the sn. »t, or_e inch fr^,m t.e left edc= and one -half inc. from eac,, of ot.e_ edces; all infc_mat_on, ir_clud_ng all plae left °_r;nc, S_gnat�reS, and seals, shall be border 1?nes b1. Re_e_e e Cn : _a_ tG an:i seDarat� -.strumen.s, 1nc1:C_:'g res ::: C=. -re _oven = -._ , wn;__. C_r°_CC1V a = =ec_C the 1 and i Su^a_'r_S_Cn . • Cl One criei nal c= m-r_a= copy c= t.e pia. to be recorded -_ and t :�ree da_ : { -_i - -= p=_rlt on one or more s^eets . I1 • Certification s_gne by t.e Chair.;:., Gr Gt.er des mated or ac =nt c_Gf BCar tG _ a grep lat was _ t t.e inal a_ prc-raz _ by t_ ^_e P_ann i ng v L A Final Subdivision Plat Checklist 4 SECTION 38 . IMPROVEMENT' PLANS AND RELATED INFORMATION 1 . Where improvements are required for a proposed subdivis or_, the-- -, following documents shall be submitted to the Plar_ni ng Depart�ne_^_t : �' Detailed construction plans and specifications for water lines, including locations and descriptions of mains, valves, hydrants, appurtenances, etc Detailed construction plans, profiles, and spec-:_cations for sanitary sewers and stor-n drainage facilities, includ__na locations and descriptions of pipes, manholes, lift s`aticns, and other facilities . F?ighway paving plans and speci=ication. ., The estimated cost of : a> Grading and filling, b. Culverts, swales and ocher storm drainage facilities, c . Sanitary sewers, d. Water lines, valves and fire hydrants, e . Paving, curbs, gutters and sidewalks, f. Any other improvements required by Town_ of Ithaca Subdivision_ 'Regulations . The plan and profile of each proposed highway in the subdivision, with grade indicated, drawn to a scale of 1" = 50 ' , horizontal, and 1" = 5 ' vertical, on standard plan and profile sheets . Profiles shall show accurately the profile of the ',-' highway or alley along the highway center line and location of the sidewalks, if any. " Filename: ?3c�d_v.ccl i � ADOPTED RESOLUTION: SEQR I 11 A . Hospicare of Tompkins County, Owner; Paula Horrigan, Agent Modifications to Site PLan 172 King Road East Town of Ithaca Planning Board September 2, 1997 MOTION by Herbert Finch, seconded by Robert Kenerson: WHEREAS: 1. The proposed action consists of modification to an approved Site Plan for Hospicare of Tompkins County. for which Final Site Plan Approval was granted on December 1, 1992. Special Approval for the proposed use, which was classified as a "convalescent home" in a R -30 Residence District, was granted by the Zoning Board of Appeals on November 13; 1992. Modifications to the approved site plan are proposed to include: reconfiguration of the parking lot and parking lot access road, reconfiguration of the main entrance and drop -off area, an increase in the number of parking spaces from 22 to 24, the provision for up to 24 overflow parking spaces on an adjacent lawn area, site lighting, a network of paths, and landscaping. Said project is located on Toxvn of Ithaca Tax Parcel No. 44.2 -1 -2, Residence District R -30, Hospicare Foundation, Inc., Owner; Paula Horrigan, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to • act as Lead Agency in environmental review with respect to Site Plan Approval or Modification, and The Planning Board, on September 2, 1997, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planning Department, a site plan entitled "Hospicare, East King Road, Ithaca, New York - Overall Site Plan, Existing Layout & Proposed Changes" prepared by Paula Horrigan, Landscape Architect, dated July 1, 1997, and additional application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Site Plan; NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. AYES - Wilcox, Finch, Kenerson, Ainslie, Bell. .NAYS - None. he MOTION was declared to be carried unanimously. 4 _aren McGuire, Secretary, Town of Ithaca. Mary Brva , AdministrAtive Secretary. ADOPTED RESOLUTION: Hospicare of Tompkins County, Owner; Paula Horrigan, Agent Modifications of Site PLan is 172 King Road East AA 3 .J. 1 Town of Ithaca Planning Board i ' ' -t September 2. 1997 MOTION by Gregory Bell, seconded by Herbert Finch: WHEREAS. 1. The proposed action consists of modification to an approved Site Plan for Hospicare of Tompkins County. for which Final Site Plan Approval was granted on December 1. 1992. Modifications to the approved site plan are proposed to include: reconfiguration of the parking lot and parking lot access road. reconfiguration of the main entrance and drop -off area, an increase in the number of parking spaces from 22 to 24, the provision for up to 24 overflow parking spaces on an adjacent lawn area, site lighting, a network of paths, and landscaping. Said project is located on Town of Ithaca Tax Parcel No. 44.2 -1 -21 Residence District R -30, Hospicare Foundation. Inc., Owner. Paula Horrigan, Agent, and 2. The Zoning Board of Appeals granted Special Approval for the proposed use, which was classified as a "convalescent home" in a R -30 Residence District. on November 18. 1992, and 3. This is an Unlisted Action for which the Town of Ithaca Planning environmental review with respect to Site Plan Approval, has, on • determination of environmental significance, with regard to the pi Board, acting as lead agency in September 2, 1997, made a negative �oposed modified Site Plan, and T. The Planning Board, at a Public Hearing held on September 2, 1997, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planning Department, a site plan entitled "Hospicare, East King Road, Ithaca, New York - Overall Site Plan, Existing Layout & Proposed Changes" prepared by Paula Horrigan, Landscape Architect, dated July 1, 1997, and additional application materials, NOW, THEREFORE, BE IT RESOLVED. That the Town of Ithaca Planr shown on the Preliminary and that such waiver will result in policies enunciated or implied ing Board hereby- waives certain requirements for Site Plan Approval, as Final Site Plan Checklist, having determined from the materials presented neither a significant alteration of the purpose of site plan control nor the by the Town Board. and 2. That the Planning Board hereby grants Preliminary- and Final Site Plan Approval for the proposed modified site plan entitled "Hospicare, East King Road, Ithaca, New York - Overall Site Plan. Existing Layout & Proposed Changes" prepared by Paula Horrigan, Landscape Architect, dated July 1. 1997, subject to the following conditions: • Hospicare of Tompkins County OModification to Site Plan wn of Ithaca Planning Board September 2. 1997 ;e 2 a, revision of the Modified Site Plan to include location of Handicap curb cuts. and removal of any mention of the Pavilion near Chase Pond (referred to on Site Plan under note for South Terrace Garden.) b. record of application for and approval status of all necessary permits from county. state, and/or federal agencies. Submission to include work permit or alternatively. a letter stating that the Army Corp. of Engineers does not have any concerns relating to disturbance in or adjacent to Chase Pond, C. submission to and approval by the Town of Ithaca Engineer of construction drawings and stream profiles prior to any construction or installation of the proposed bridges, d. submission to and approval by the Toxin of Ithaca Engineer of a soil erosion and sedimentation control plan prior to any site disturbance. . e. the Operation and Maintenance Agreeement, that was previously approved by the Town Engineer, which includes provisions relating to the operation and maintenance of the pond and general upkeep of the property. among other things, shall be strictly adhered to, f. the use of herbicides and pesticides to be kept to the minimum consistent with good horticultural, scientific. and environmental practices, g1 all other conditions of Final Site Plan Approval, granted by the Planning Board on December 1, 1992, shall remain in effect. AYES - Wilcox, Finch, Kenerson, Ainslie, Bell. NAYS - None. The MOTION was declared to be carried unanimously. Karen McGuire, Secretary. Town of Ithaca. Filename:; l plan /pb /hospicar,'hospicar.sgr) • ryant, Xministrativ ecretary. • • • .f PRELIM_TNARY SITE PLAN CHECKLIST PRCJECT NAME PRCL. ECT NLTMEEER 1 = ITEM SL2 MITTEL N/A = NOT A?PLICA3LE W = WAVE COND = CONDITION OF A??ROv? 1. Completed and signed Development Rev,ew Apcl_Cat_cn. a. Develccment Re-j_ew EscrCw A ree.tent and EaCk -gip With- r'_Olding Fcrm (i if r=Qu? rid) (Only on= ( -) cccv / each.) 2. Paymenc of rev,.-.,,w fees. (�P Deposit Of escrow. 3. ✓ Fu11y completed and signed Short Env_r .,nmental Assessment Form, Part I (SEA.), or Long Environmental Assessment Form, Part I (LEAF). (See Town Planner as / to which to subm__.) g. J Proposed prelim."nary 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. V NaCurS_ features w =2h;n and immed_ate_�J site including but not limited to strums, lakes, fioedplains, pcndS, wetlands, woodlands, brush lands, significant natural habitats or Other features / pertinent to review of the proposed project. C. / Exact boundary lines of the trace, indicated by a heavy lire, showing location and description of all mor_umenz:s, giving property metes and bounds to the nearest One- te:_n, angles to the nearest m;nute, and at least one bearing. d. Size, location, and use of all existing structures, r parking areas, access drives, o==- str °et load;ng a_", Signs, lighting, pedestrian facilities landscaping, and other existing features pertinent to plan review. e. ✓ Size, location, proposed use, deSign, and cons tructicn- materials of all. proposed structures. ELI`S -VrRY SITE PL N CHECKL 7 S'T' Pace 2 f. / Location, de and and construction materials o= all proposed parking areas, access drives, and cL=- screec / loading areas. ✓ trials c= g. Size, location, design, and cons_ruction mat= / all proposed s:cr_s and 1icL.cing. h. v Location, d�siC-:. and conscrucc.icn materials c= a.1 proposed pedes.rian and b cycle facilities D(L -S) L and scapi n p.an and planti nc sc ~ -edu_e - nclud_na .Location_ and propcsed desicn of o� = =e_s. Zvi ` Location, des' gn, and C^.P_StruCt:on mater' -a.S C= a.l Proposed water and sewage facilic;es. k. Location of any existing or propcsed Lire and other emergency zones, includ_r-g the location o fire hydrants. 1. Location, name, and dimensions o each existir-c or proposed scree_ and alley and each existing or propcsed utility, drainage, or similar easement within, abutting, or in the immediate v_cinity of the propcsed / project. M. / Existing and proposed site topography represented by contour lines with intervals as required by the Planning Board, but not to exceed 5 (rive) feet, including a grading plan describing the volumes o= cut and fill materials and their composition-, and including elevations of proposed buildings, sigr_age, lighting, / and other features. n. W Drainage plan whicn includes a description of method used for analysis, the calculation of drainage area above point of entry for each wateir course entering or abutting the site, and proposed method of cn -site / retention if required. o. J Border lines bounding site plan sheets one inch from the left edge and one -half inch from each of the other edges. All recu_red information, including signacur_s, seals, dates and such information Siia_! be W =Cr1' is the / border, p. y Map scale in bar =orm, and north po_nc. q. J Na:<<e o= propcs °d project . r. ✓ Name o Town, County, and State. S. J Date of Site P:a , includina anv acclicabl°_ revision dates. - -- t. Key map (when more than one sheet is _ubmi�ced ;. is • • • • PRELIMINARY SITE PLAN CHECKLIST Page 3 U. J Name and seal of the registered land surV=.VCr (s) or engineer(s) who prepared the topcgraphic and c aary survey ana the date of survey. 6. Name (s) and adaress(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 c righr. s -of -way, plus tie tax parcel numbers. 7. ✓ Esti mate of t he cost of imrrovem=n -S (e:CC1L'diicg the purChase cos` of land) tC be prepared Cy a / licensed grC ssICnal engineer 8. / -'hr=e (3) dark -1- of and 25 copies of all sheets of the prcocsed Si-�e Plan in reduced format (no larger than 1i" x 17 ") and co.v of all other items required above (Except Development Review Anclication and escrow fcrms). clan cr \o = el:m' -s._._ mb \ii:4 /?o • It • FINAL SITS PLA_V C?FCXj7ST ITEM NSA NOT A??= ,IC?3_B W WAVE COND CONDIT.0N O F P_= = RC�i =_ l V Compete a nc sec- e� De r=_ _ Re-;_ew A_ _c • .c�,,:e Development Re-r_ew Cscrcw Acreement, and Back -up W;tn_ ^_c1d_nc Fcr.,: (' _ =° °^� (0 -_`_% (_1 ccc_t eac:_. 1 _ _r / Payment o= add_t_or_a7 re-r_ew fees as needed and deposited in an escrow account. 3. IVA All other items submitted w_tn the preliminary site plan: applicator_ wren mod,_ cations made accord_rg to the approval given by the Town Plann_ng Board. a• record of aCpllCatior_ for and a �rOVal Sta.us or all necessary pe=its from pour_./, state, and /or federal agencies. Submit copies o all permits or aU_crovals so granted. 5 De_a_1 ed s,z_ng • all r=c.:ir .d imp - ovements . Co Cons. uc icn c _ails o- t 'e` f a.1 ., pr^ csed straczures r ^ads , water /sewage f a c i 1i _ies, and other i:=� 77er:ents. 7. C` Cne or m_,'1a_ CC_ '_; "n C D " °_= C ^�_ °� C= _ the final S:t °_ plan t Ce ?' = =a_ned C:i � ne Town 0= Ithaca.