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HomeMy WebLinkAboutPB Minutes 1997-10-21• • TOWN OF ITHACA PLANNING BOARD OCTOBER 21, 1997 FILED TOWN IT ACA �� 11 � Yb! M The Town of Ithaca Planning Board met in regular session on Tuesday, October 21, 1997, in Town Hall, 126 East Seneca Street, Ithaca. New York, at 7:30 p.m. PRESENT: Chairperson Fred Wilcox, Eva Hoffmann, Candace Cornell, 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). ALSO PRESENT: Steve Everett, Jr.. Mickey Herzing, Roy Luft, Nancy Emerson, Shirley Egan, Nancy Ostman, Joan Lent Noteboom, Jolene Hockersmith. A. Frost Travis, Christine Balestra. Chairperson Fred Wilcox declared the meeting duly opened at 7:31 p.m., and accepted for the record, the Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall, and the Ithaca Journal on October 10, 1997, and October 15, 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 October 15, 1997. (Affidavit of Posting and Publication is hereto attached as Exhibit # 1.) Chairperson Wilcox read the Fire Exit Regulations to those assembled, as required by the New York State Department of State, Office of Fire Prevention and Control. AGENDA ITEM: PERSONS TO BE HEARD: There were no persons present to be heard. Chairperson Wilcox closed this segment of the meeting. AGENDA ITEM: OTHER BUSINESS: Director of Planning Jonathan Kanter stated that the Planning Board members were supplied with a packet on the site visit of Friday October 24, 1997 at Ithaca College's proposed Observatory. Director of Planning Kanter stated that the next Planning Board meeting will be November 18, 1997. ----------------------------------------------------------------- - - - - -- Chairperson Wilcox stated that the final draft of the Park, Recreation, and Open Space Plan is not completed at this time, so it will not be part of the Board's agenda tonight. AGENDA ITEM: SEOR DETERiVIINATIOti, CAYUGA PROFESSIONAL CENTER SITE PLAN MODIFICATION, 1301 TRUMANSBURG ROAD: Chairperson Wilcox duly opened the above- mentioned matter at 7:38 p.m., and read aloud from the Agenda. A. Frost Travis, 321 North Tioga Street. stated that this proposal is to change the front west building facade of the Cayuga Professional Center (formerly the Tompkins County Professional Building). The proposal is for five new entrances with a break -metal canopy over each entrance, cement pads in front of each new entrance, and new landscaping beds cut into the parking lot. The landscaping beds will be approximately eight feet from the edge of the existing concrete �vall. As far as the environmental impacts are concerned, there PLANNING BOARD MINUTES 2 OCTOBER 21, 1997 APPROVED - DECEMBER 16, 1997 iswill be a reduction in the amount of impervious material on the site because they would be adding landscaping beds instead of paving. They would not be rerouting drainage run off from the roof or building. They will still drain into the parking lot from the building or into the planting beds. Mr. Travis said the environmental impact will be negligible for this project. The main purpose of this would be to increase the curb appeal of the building and up date the appearance for prospective tenants. The building was built in 1960, and with some of the new medical office construction in the area, they feel it is important and essential to keep the building economically viable to up date the appearance and attract tenants. Board Member Eva Hoffmann stated that these plans involve the plantings on the western most side of the complex, but as she drove around the site the plantings around the second building look as if they have been planted more recently. She thinks that looks quite nice. Ms. Hoffmann stated that she noticed a row of pine trees along the back of the building that look ragged. and are located underneath power lines. Fairly soon those pine trees will be at the level of the power lines, and they would need to be trimmed back. Ms. Hoffmann asked if there are any plans to replace those evergreens. Mr. Travis stated that at this point there are not any plans to replace those evergreens. There are a couple issues regarding those trees. Those trees were just trimmed this past summer. There is one tree that is close to the building that needs to be addressed acutely, and over the next spring they would be redoing and reconditioning a lot of the existing landscaping. There is a certified arborist on staff at his office (Ithaca Rentals), and has done a complete inventory of all the landscaping and made recommendations for plantings, renovations, and addressed the trees. The Planning Board was supplied with a drawing of the inventory of plants for this area. Board Member Hoffmann stated that the enlarged version of the complex plan showing the plant list does not cover the whole complex. The plant list only covers the front of the building that is being proposed. Mr. Travis stated that he thought it was beyond the scope of this meeting to include the entire plant list, but he could provide that list if necessary. Board Member Hoffmann stated that it looks as if the problem may come in a few years with the evergreens growing closer to the overhead utility lines. Mr. Travis stated that the plan is to keep the evergreens, and they will be trimmed as necessary. He would be talking to NYSEG to see what needs to be done. There is a building supervisor, who has been with the building prior to Ithaca Rentals ownership, and he also pointed those evergreens out. Those issues will be addressed, but they are not part of this plan. Board Member Hoffmann stated that she noticed some small evergreens planted in the northwestern corner of the property. She tries to discourage planting evergreens near the road because when the trees grove up they could block a driver's view. Ms. Hoffmann stated that she visited the site, and noticed that the hospital has evergreens that have grown quite large and have effectively blocked the view entirely over the lake onto east hill. Just past those trees is the property owned by Paleontological Research Institution. There are no trees along the road in the upper part, but further down by the buildings. The views are gorgeous from there. Ms. Hoffmann stated that to her that is a perfect example of what could happen when evergreens are planted along the road. • Mr. Travis stated that those evergreens predate Ithaca Rentals' ownership to the property. Ithaca Rentals purchased the property in 1996, and those evergreens were already planted there. PLANNING BOARD MINUTES 3 OCTOBER 21, 1997 APPROVED - DECEMBER 16, 1997 Board Member Hoffmann stated that she would like to see plantings along the road that do not grow very tall. Mr. Travis stated that there are no plans for plantings along the road. He could see the trees presenting a safety problem if they grow very full. Chairperson Wilcox asked Mr. Travis if the entrance to the proposed facility would not change as part of the renovations. Mr. Travis stated that was correct. Chairperson Wilcox asked Mr. Travis if the proposed sign would be the same size as the existing sign. Mr. Travis stated that was correct. Essentially the sarne materials would be used for the new sign as the existing signs, such as an aluminum sign with reflective lettering on a dark background. Board Member Hoffmann stated that in % /1r. Travis' memorandum to the Planning Board dated September 21, 1997, he mentions that the granite curb will rise six inches above the level of the asphalt. Ms. Hoffmann stated that on the enlarged version of the plant list, there is a notation that a11- planting areas are raised 18 inches above the asphalt and parking elevations. Mr. Travis stated that was correct. It will be a slight berm in the planting beds. There will be a six inch curb then an additional foot spread out over eight feet that would be favored towards the curb side, and tapered more gently towards the back side to accommodate drainage and so forth. Chairperson Wilcox stated that the Planning Board was supplied with comments from the Conservation Board dealing with storm water run off, which have been addressed by both the Town Engineer and Mr. Travis. The Conservation Board also commented that they want to see native plant species used, but the Town Planner mentioned that the species being proposed will be consistent with the present plantings. Director of Planning Kanter stated that the Planning Board was supplied with information on the potentially significant historic structures on the opposite side of Trumansburg Road, which this proposal should not have any significant impact on. This proposal was referred to Historic Ithaca, and the Town has not heard from them. MOTION made by Herbert Finch, seconded by Gregory Bell: NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board significance in accordance with the New York referenced action as proposed and, therefore, n Environmental Impact Statement will be required. hereby makes State Environ either a Long a negative determination of environmental mental Quality Review Act for the above Environmental Assessment Form, nor an There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Cornell, Finch. Ainslie, Kenerson, Bell. NAYS -None. PLANNING BOARD MINUTES 4 APPROVED - DECEMBER 16, 1997 The MOTION was declared to be carried unanimouslv. (NOTE: The adopted resolution is hereto attached as Exhibit 42.) Chairperson Wilcox duly closed the SEQR Determination for Modifications at 7:51 p.m. OCTOBER 21, 1997 Cayuga Medical Center - Site PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN APPROVAL FOR THE PROPOSED MODIFICATION OF THE CAYUGA PROFESSIONAL CENTER (FORMERLY TOMPKINS COUNTY PROFESSIONAL BUILDING), TO INCLUDE NEW ENTRY PAVILIONS AT THE EXISTING BUILDING ENTRANCES FACING TRUMANSBURG ROAD, THE ADDITION OF NEW LANDSCAPING BEDS, PLANTINGS AND GRANITE CURBING ALONG THE EXISTING PARKING LOT, THE ADDITION OF LIGHTING IN THE PLANTING BEDS, AND REPLACEMENT OF THE EXISTL`G SIGN ALONG ROUTE 96 FOR THE PURPOSE OF RENAMING THE COMPLEX, LOCATED AT 1301 TRUMANSBURG ROAD (ROUTE 96), TAX PARCEL NO. 24 -34, BUSINESS DISTRICT ``A", PROFESSIONAL BUILDING ASSOCIATES, APPLICANT; A. FROST TRAVIS, AGENT: Chairperson Wilcox declared the above -noted matter duly opened at 7:52 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Board Member from Tompkins County 0 very confusing because red because the drawinE with red in quotes. Gregory Bell stated that he is glad that Ithaca Rentals will be renaming the building Professional Building to Cayuga Professional Center. He always found the old name he thought it was a county building. Mr. Bell asked Mr. Travis if the roofs would be ;s show them to be red, and another drawing states the roof will match the existing roof Mr. Travis stated that is referring to the red brick metal on the back building above Dr. Husseini office. There is a red roof there, but it is a different design than what is being proposed. The proposed roof will be the same color as the existing roof. Board Member Candace Cornell asked Mr. Travis if they would be changing the facade over the entrance ways. Mr. Travis responded, yes. Board Member Cornell asked Mr. Travis if the landscaping beds being added in front of the parking spaces would reduce the parking lot. Mr. Travis responded, yes. They would be reducing the overall width of the parking lot by eight feet. Board Member Cornell asked Mr. Travis if he means the width between the parking of cars would be reduced. Mr. Travis responded, yes. From east to .vest the parking lot would be reduced eight feet. .Director of Planning Kanter stated that in essence it would bring the two isles of parking closing together, but the center isle between the bays of parking is very wide now, so there is plenty of room to do that. PLANNING BOARD MINUTES 5 OCTOBER 21, 1997 APPROVED - DECEMBER 16, 1997 Board Member Cornell stated that she visits these buildings frequently, and it has always bothered her the way the building is laid out. It is not accessible to her, especially for handicapped people by the orthopedics. Ms. Cornell asked Mr. Travis if the isles are reduced, would it still be within standard distances. At the present time it is very hard to turn around there. Mr. Travis stated that they would not be touching the back parking lot at this point. They are just proposing the front row. Board Member Cornell stated that this proposal sounds like they are trying to make the front like the back by narrowing the turn around space, and this could cause a problem for some people. Ms. Cornell asked Mr. Travis if the signs on the building would be changed to show where the doctor's offices are. Mr. Travis stated that is not part of this plan. but something needs to happen. Eventually an intermediate sign would be added for a directory of the doctors. Even though they would be narrowing the overall width of the parking lot, he thinks of access for less mobile people should improve because marked handicapped spaces will be defined by the entrances. There would be reserved parking spaces for handicapped vehicles specifically, so it would make it a shorter walk for them to enter the building. The foot traffic is funneled between the planting beds. As far as any kind of traffic jam in the future, he would like to propose a caution light at the entrance because it is a potentially dangerous intersection with Hayts Road there. Mr. Travis stated that he has spoken with Mr. Kanter about this, and one thing that was mentioned was a possible speed limit reduction in that area. What happens is that people take Harris Dates Drive Extension from the hospital, and despite the fact that there are speed bumps they pass through there very quickly. Board Member Cornell stated that there is not a very good flow of traffic there, so signage and a directory would really help. Board Member Cornell asked if this could be part of this project. Mr. Travis stated that could be part of another project. At this point they would like to start this project before the weather turns sour. The sign would not be weather dependent because the sign could be discussed at another meeting through out the winter. Board Member James Ainslie stated that there are two handicapped parking spaces by the post box. Mr. Ainslie asked how many more handicapped parking spaces would be added through this project. Mr. Travis stated that that there would be at least one handicapped parking space in front of each entrance. Board Member Ainslie asked if the two handicapped parking spaces by the post box would remain. Mr. Travis responded, ves, and at least four more spaces would be added. Board Member Cornell stated that Finger Lakes Prosthetics should have more handicapped spaces. Mr. Travis stated that is true, but unfortunately they would be moving at the end of this year to the Cornell Business & Technology Park (Thornwood Complex). It is a beautiful facility, but would be a longer walk to the entrance. isChairperson Wilcox stated that this is a public hearing. and asked if anyone from the public wished to be heard. PLANNING BOARD MINUTES 6 OCTOBER 21, 1997 APPROVED - DECEMBER 16, 1997 Roy Luft, 1317 Trumansburg Road, stated that he has concerns about the lighting in the planting beds. The building is hardly used after dark, and the lighting for the planting beds for the entire night would cause extra light pollution. Mr. Luft stated that he is concerned about the rising medical costs to meet the increased rents to cover the cost of lighting flowers, which seems very unnecessary. Chairperson Wilcox asked if there is was anyone else from the public who would like to address the Board. No one spoke. Chairperson Wilcox closed the public hearing, and brought the matter back to the Board for further discussion. Chairperson Wilcox stated that the lighting was addressed in the materials presented to the Planning Board. The lighting is in a downward position facing the building. The light would not be shining into the sky creating visual pollution. Mr. Travis stated that the lights will help enhance the appearance of the building, and it is part of Ithaca Rentals' approach of improving the appeal of the building. Calling attention to new planting beds will improve and not pollute the view along Route 96. The lights in the entrance way are positioned to shine downward to light the entrance ways. The planting bed lights are aimed against the building not the sky. There is a four foot overhang, and a lot of the light shining upward would be captured by the over hang and reflected back to the building. Board Member Bell asked what hours would these lights be used. Mr. Travis stated that the lights would be on light sensors to turn on automatically at dusk. The building already has lighting against the building at the end by the Surgical Associates. He is not sure of the exact wattage, but those lights light up the entire front of the building. Board Member Cornell asked if the planting bed lights would be on after midnight, or could the lights be timed to turn off at a certain time. Mr. Travis stated that it is possible to have timers on the lights. The existing lighting is not on a light sensor for the lights to come on at dark and shut off in the morning. If the Planning Board wants the planting bed lights to be only on from dark to midnight that seems reasonable, but that would add to Ithaca Rentals expense. It is standard practice to light commercial buildings from dark till morning. Board Member Hoffmann stated that whether the lighting is on all night or not depends very much on how intensive it is. If it is very subtle and low wattage lighting it is not as objectionable as very bright lights. Mr. Travis stated that the information he provided the Planning Board mentions the low voltage landscape lighting, and for this application it may be too dim. One option is to use a 50 watt metal halide bulb which would be a white light, not like mercury or sodium lights. They would cut the number of fixtures in half if they were approved to use the higher voltage lighting. Again, the fixtures would be aimed at the building and not into the sky. The wattage will not change, but the voltage would. Higher voltage light bulbs tend to last longer, and that would reduce maintenance. Board Member Bell stated that it seems that the curb appeal of the building would not be effected by •lights after midnight. Anybody driving along Route 96 at that hour is not too likely to be in the real estate market. Chances are those people traveling along Route 96 work night shifts and live in that area. No one • 1] U PLANNING BOARD MINUTES 7 APPROVED - DECEMBER 16. 1997 would be looking for doctor offices to rent at midnight they would save energy. OCTOBER 21, 1997 If the lights came on at dark and off at a certain hour Mr. Travis stated that is an excellent point, and lie needs to look into timers for that. Board Member Bell stated that the Planning Board's preference would be to have the landscaping bed lights off at midnight. Mr. Travis stated that there are security lights that stay on 24 hours. It would be nice to be consistent, but right now the building does not present a uniform appearance at night. Some times there are doctors that stay until 2:00 a.m.. Director of Planning Kanter asked if the entrance lights would be on all the time. Mr. Travis responded, yes. Board Member Hoffmann asked if the sign by the entrance would be lighted. Mr. Travis responded, no. The existing sign has reflective lettering, and that is visible enough. The existing sign is visible before seeing the building. MOTION made by Gregory Bell, 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 Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the purposed modification of the Cayuga Professional Center (Formerly Tompkins County Professional Building), to include new entry pavilions at the existing building entrances facing Trumansburg Road, the addition of new landscaping beds, plantings and granite curbing along the existing parking lot, the addition of lighting in the planting beds, and replacement of the existing sign along Route 96 for the purpose of renaming the complex, as shown in the application package entitled Cayuga Professional Center, 1301 Trumansburg Road, Ithaca, NY, dated September 21. 1997, subject to the following condition: a. Submission of a mylar original or copy and two paper copies of the final site plan and landscaping plan, revised to include appropriate titles and dates, prior to the issuance of any building permit. Chairperson Wilcox stated that he is concerned that the final lighting specifications have not been determined. Chairperson Wilcox stated that lie would like to add .a condition stating 'Finalized lighting specifications be submitted and approved by the Town Engineer or Town Planner prior to issuance of any building permit.'' PLANNING BOARD MINUTES 8 APPROVED - DECEMBER 16, 1997 OCTOBER 21, 1997 9 Director of Planning Kanter stated that the plans show the basic locations of the lighting. Mr. Kanter asked Mr. Travis if there would be any changes to the basic plan for the lighting. Mr. Travis responded, no. The planting bed lights would be reduced, but would be in the same location. The number of fixtures would be reduced. Director of Planning Kanter stated that the plan should be revised to show the final location of the lighting for the landscape beds as a condition of approval. Mr. Travis asked if that would be done at the staff level. Chairperson Wilcox responded, yes, and submitting final lighting specifications including those elements being used (wattage, voltage, etc.). Board Member Bell stated that the Planning Board is requiring Mr. Travis to submit copies of the site plan. Mr. Bell asked if the site plan being submitted would be using the 1975 Boundary & Topographic Map for the base of the site or just for the front of the building. Mr. Travis stated that would be the base for the site plan. That plan was revised November 1996. Mr. Travis stated that the parking spaces have been drawn on the mylar copies. He would use that as a basis for the site plan. Director of Planning Kanter stated that was why condition "a" was added to the resolution to help clear 10 up any labeling and dates on the site plan. Board Member Bell stated that on the rear building on the site plan there are notations where it states existing building and building addition. Mr. Bell asked if those things all exist now. Mr. Travis responded, yes, and that needs to be revised on the drawing. Chairperson Wilcox stated that the resolution now has a condition "b ", which states "finalized specifications including location of lighting fixtures to be submitted and approved by the Director of Planning." A condition "c" was added, which states "That the site plan entitled Boundary & Topographic Map" be modified to show the current conditions of the site as thev exist now." Director of Planning Kanter stated that he would like to add another condition in reference to the handicapped parking spaces, that it would be appropriate to show the actual number and location of those on the revised plan. The Planning Board agreed with Mr. Kanter's suggestion. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox. Hoffmann, Cornell, Finch, Ainslie, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit 93.) PLANNING BOARD MINUTES 9 OCTOBER 21, 1997 APPROVED - DECEMBER 16, 1997 Chairperson Wilcox duly closed the Cayuga Professional Center Site Modifications at 8:22 p.m. PUBLIC HEARING: CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO. 35-1 -7.2 +/- 63.22 ACRES IN SIZE AND LOCATED APPROXIMATELY 1,000 FEET EAST OF ELMIRA ROAD/1NYS ROUTES 34/96/13, AND EXTENDING SOUTHERLY FROM LICK BROOK TO THE TOWN OF NEWFIELD, INTO TWO LOTS, +/- 26.81 ACRES AND +/- 36.41 ACRES IN SIZE RESPECTIVELY, WITH THE +/- 26.81 ACRE PARCEL TO_BE_CONVEYED TO CORNELL UNIVERSITY AS A NATURAL AREA LI- LIGHT INDUSTRIAL DISTRICT AND RESIDENCE DISTRICT R -30, JOHN B. BABCOCK OWNER; NANCY OSTMAN, APPLICANT: Chairperson Wilcox declared the above -noted matter duly opened at 8:23 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Nancy Ostman, Cornell Plantations. stated that the proposal is to subdivide a piece of land that John Babcock owns. Mr. Babcock's entire parcel is in the Town of Ithaca and the Town of Newfield. Within the Town of Ithaca, there are two pieces of which one piece would be donated to Cornell University and Mr. Babcock would retain the other piece of land. The plan is to provide an access along a piece of land owned by Tom Overbaugh's north boundary down along the railroad tracks, across the railroad crossing back along John Babcock's land onto the subdivided property This land would be used for natural area. The access would be pedestrian access only. The proposal would include the language which would be incorporated into the deed to say that there would be no building on this propert. It is Cornell Is intentions to use this site exclusively for educational purposes. isBoard Member Cornell asked if there is a simpler way for pedestrians to access the property. Ms. Ostman stated that the original plan did have Cornell following the Finger Lakes Trail, and as Attorney Barney pointed out at the last meeting. that would not be a legal access because that railroad crossing is not a legal crossing. To provide a legal access Cornell will be taking a convoluted route. Chairperson Wilcox asked what would be the practical access to the parcel. Ms. Ostman stated that the practical access would likely be that people would be following the Finger Lakes Trail. Chairperson Wilcox stated that the Planning Board did ask for and require legal access to be provide in some way. Shirley Egan, Cornell University; stated that Cornell is doing this somewhat for the expediency that donors like to give gifts before the end of the tax year. Cornell will be requesting a different access way across the railroad, but it may take approximately 18 months to grant it. At that point. Cornell would be able to use that portion of the Overbaugh easement across his land to a crossing in that vicinity instead. Chairperson Wilcox opened the public hearing. and asked if anyone from the public wished to be heard. No one spoke. Chairperson Wilcox closed the public hearing, and brought the matter back to the Board for further discussions. Chairperson Wilcox stated that the Planning Board was supplied with a letter from Tom Overbaugh reaffirming that he would Grant the necessary right -of -way across his property. PLANNING BOARD MINUTES 10 OCTOBER 21, 1997 APPROVED - DECEMBER 16, 1997 Board Member Hoffmann stated that it should be clear for the record that the Planning Board is not encouraging or approving the everyday and practical access along the Finger Lakes Trail. The Planning Board is approving the legal access right -of -way that has been pointed out. Attorney for the Town John Barney asked Ms. Egan if there anything in the title for a right to cross the railroad. Ms. Egan responded, yes. Attorney Barney asked if that would be shown on the deed from Babcock to Cornell. Ms. Egan responded, yes. Board Member Bell asked if the parcel that will be Cornell's would be managed in conjunction with the Land Trust parcel in some way, or are these separate universes of naturalism. Ms. Ostman stated that they are separate universes of naturalism, although she expects that the management will be very similar. There is no current plan to manage them together, and she thinks that would be difficult to achieve. Board Member Bell asked if there is any potential future merger of those two parcels. 0 Ms. Ostman stated that she does not anticipate that either. Attorney Barney asked why would it be difficult to achieve. Ms. Ostman stated that it would be assumed that Cornell would agree with the Finger Lakes Land Trust on the exact ways to manage the properties. which might be slightly different. There might be differences of opinions on what appropriate levels of use are. There might be different opinions on the priority of research versus recreation versus education. To assume that they could forever agree on that would be mistaken. She thinks Cornell's general intention will always be very similar, but on specifics it would not be appropriate. For example, if a Cornell class wanted to use the Lick Brook natural area for a research project they would need to ask the Land Trust. That just creates a level of complication that seems unnecessary. Board Member Cornell asked if Cornell allows hunting on natural areas. Ms. Ostman stated that Cornell is experimenting with hunting at McLean for the first time this year. Cornell has never allowed hunting in the past. Board Member Cornell asked if Cornell would allow hunting on this property. Ms. Ostman stated that it is not Cornell's intention immediately to allow hunting on this property. Board Member Cornell stated that the Finger Lakes Land Trust allows hunting. Board Member Ainslie asked how many times does the train pass along those railroad tracks per week. Assistant Town Planner George Frantz stated that the train passes through there 6 to 8 times a week. • PLANNING BOARD MINUTES I I APPROVED - DECEMBER 16, 1997 Board Member Ainslie asked if there is any liability for anyone. OCTOBER 21, 1997 Attorney Barney stated that there would be liability to several people (Mr. Babcock, Turbacks, Cornell University, Conrail, etc.). Everyone that lives within 100 miles would be sued, but the Town would not be sued because the Town does not have anv interest in it. Board Member Bell asked what does Cornell plan to do with this land other than natural area. Ms. Ostman stated that this land would be used for educational classes and research projects. MOTION made by Candace Cornell, seconded by Herbert Finch: NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Final Subdivision Approval, as shown on the Final Subdivision Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board. 2. That the Planning Board hereby grants Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 35- 1 -7.2, +/- 63.22 acres in size and located approximately 1,000 feet east of Elmira Road/NYS Routes 13/34/96 and extending southerly from Lick Brook to the Town of Newfield, into two lots, +/- 26.81 acres and +/- 36.41 acres in size respectively, with the +/- 26.81 area parcel to be conveyed to Cornell University as a Natural Area, as shown on the plat entitled "Survey Map Showing Portion of Lands of John B. Babcock, Town of Ithaca, Tompkins County, New York" prepared by Allen T. Fulkerson, L.S., dated February 12, 1997, and amended October 10, 1997, other application materials, subject to the following conditions, to be met prior to the signing of said plat by the Chairman of the Planning Board: a. Receipt by Cornell University of an easement 40 feet in width from Thomas OverbauQh along the northerly line of his property from Routes 13 & 34 easterly to the former Lehigh Valley Railroad, now Conrail, railroad right -of -way, thence south along the west side of said right -of- way +/- 730 feet to the existing railroad crossing, as shown on the map entitled " Preliminary Subdivision Map Showing a Portion of Lands of John Butler Babcock' dated September 1980, amended June 4, 1993, and further amended October 10, 1997 to show said easement; b. Receipt by Cornell University of an easement 40 feet in width from John Babcock extending southward along the east side of the former Lehigh Valley Railroad, now Conrail, railroad right -of -way, +/- 1,062 feet to the existing railroad crossing, as shown on the map entitled "Survey Map Showing Portion of Lands of John B. Babcock, Town of Ithaca, Tompkins County, NY ", dated February 12, 1997, and amended October 10, 1997 to show said easement; C. Review and approval by the Town Attorney of any easements or right of ways that are required as part of this subdivision; d. Review and approval by the Town Attorney of the restrictive covenants intended to ensure that the use of the property shall be limited to passive educational and recreational uses; PLANNING BOARD MINUTES 12 OCTOBER 21, 1997 APPROVED - DECEMBER 16, 1997 e. That no further subdivision shall be permitted nor shall any building permit be issued for any construction until full legal and physical access for emergency vehicles is available, and such limitations are to be noted on the final plat, and f Submission for signing by the Chairman of the Planning Board of an original or mylar copy of the approved plat and four dark -line prints. Attorney Barney stated that a new condition "c" should read "Receipt by Cornell University of an easement across the Lehigh Vallev Railroad parcel linking the easements referred to in subparagraphs "a" and "b" above." The current conditions "c" through "f' should be relettered to reflect the new condition. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Cornell, Finch, Ainslie, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #4.) Chairperson Wilcox duly closed the Final Subdivision Approval for Town of Ithaca Tax Parcel No. 35- 1 -7.2 at 8:45 p.m. AGENDA ITEM: CONSIDERATION OF A SKETCH PLAN FOR THE PROPOSED RECONSTRUCTION OF BIG AL'S HILLTOP QUIKSTOP, TO INCLUDE DEMOLITION OF THE EXISTING FUEL PUMP ISLAND AND CONVENIENCE STORE AND CONSTRUCTION OF NEW FUEL PUMP ISLANDS WITH CANOPY AND A +/- 3 330 SQUARE FOOT CONVENIENCE STORE (WITH A POSSIBLE FUTURE PHASE 2 ADDITION OF +/- 1,125 SQUARE FEET), NEW CURBING AND ENTRANCES, NEW PARKING AREAS, AND REPLACEMENT OF THE EXISTING POST SIGN, LOCATED AT 1103 DANBY ROAD (ROUTE 96B), TAX PARCEL NO'S 43 -2 -1 AND 43 2-24 TOTALING +/- 1.54 ACRES, ALSO PROPOSED IS THE RESUBDIVISION OF THE TWO EXISTING PARCELS INTO TWO NEW LOTS, APPROXIMATELY 49,075 +/- SQUARE FEET AND 17,820 +/- SQUARE FEET RESPECTIVELY BUSINESS DISTRICT "C" 3- CORNERS, INC , OWNER/APPLICANT: MICKEY HERZING AGENT: Chairperson Wilcox declared the above - mentioned matter duly opened at 8:46 p.m., and read aloud from the Agenda. Mickey Herzing, 1 103 Danby Road; stated that he is looking for feedback from the Planning Board to make his proposal as easy as possible to get through all the Boards he needs to go through. The engineers at T.G. Miller's and himself tried to put together a proposal with as few special things as possible. One of them being a variance on the Route 96B side, which is pointed out in the letter from Mr. Frantz as being the same as Rogan's approval was years ago for a minimum setback from the pavement edge. Mr. Herzing stated that he would be in business the whole time during construction of the actual building. The only thing that would be out of business for a short period of time is the gas. New lines need to be installed for the tanks to DEC code. The gasoline would be out, and construction would be taking place while business is being done on a day to day basis. Equipment could be moved in from the old store to the new store during the night time, and the store part could be opened for the day. It would take approximately one to two weeks for the installation of the gas pumps and lines. There is a small garage located on the property that would potentially be demolished to meet PLANNING BOARD MINUTES 13 OCTOBER 21, 1997 APPROVED - DECEMBER 16, 1997 the setback if he needed to. That is not an issue because it is not much of garage. The aesthetic side of this, the store is the first thing that people see coming into the Town of Ithaca. Mr. Herzing stated that he is not proud of it. It does a lot of business. He built a store in McLean last year, and would like this store to be like that. Mr. Herzing stated that there was a traffic light installed near the intersection by his store not too long ago, and his store is part of the problem. His business has grown over the last eight years. He does not have current curb cuts, and the proposal is proposing curb cuts. Mr. Herzing supplied the Planning Board with a letter from Gordon Reimels (Resident Manager for Cortland /Tompkins County) that states he is okay with the curb cuts if one of the entry ways is reduced from 70 feet to 40 or 50 feet. Board Member Bell asked Mr. Herzing what are the curb cuts he has now. Mr. Herzing stated that he does not have any curb cuts at this time. Assistant Town Planner Frantz pointed out on an enlarged map entitled "Big Al's Hilltop Quikstop Comparison of Existing and Proposed" prepared by the Town of Ithaca Planning Staff on October 21, 1997. Mr. Frantz pointed out the existing gas pumps and existing store compared to where the new pumps and the new store would be located. Mr. Frantz stated that the proposal is to demolish the existing store, the existing gas canopy, the existing pump area, and one of the existing houses. The new store would be set back to the south of the one home to be demolished. The new canopies would be located just beyond the rear southeast corner of the existing store. Board Member Finch asked if this store would be located just off of East King Road. Assistant Town Planner Frantz stated that the store would be located just off of East King Road Extension. Mr. Herzing would like to subdivide the house at 105 East King Road Extension into a separate lot. As a result the lot line would be within a few feet of the existing garage. The garage would be within the required side yard setback of the new lot. The garage would either need to be moved or require a variance. Board Member Cornell asked if the current gas station received a variance. Mr. Herzing stated that his business is a non - conforming business. Chairperson Wilcox asked how long has the structure been located at this site. Mr. Herzing stated that the structure was built in the 1940's. Director of Planning Kanter stated that the gas pumps predate the Zoning Ordinance. This establishment is a legal pre - existing non - conforming use. Mr. Herzing stated that approximately four years ago he received a variance to upgrade the gas pumps to DEC 1998 Code. He put the pumps and tanks in the same location, and removed the other tanks. Assistant Town Planner Frantz stated that the record in the Zoning file shows special approvals for a non - conforming use including a gasoline station dated late 1970's or early 1980's. Board Member Cornell asked why didn't the Town look at this and change the Zoning map to reflect • the non - conforming use. PLANNING BOARD MINUTES 14 APPROVED - DECEMBER 16. 1997 OCTOBER 21, 1997 • Director of Planning Kanter stated that the Town has not done that revision of the Zoning Map, but the Codes and Ordinances Committee will be doing that sometime. Board Member Cornell asked if eventually Mr. Herzing's business would be conforming. Director of Planning Kanter stated that depends on the new Zoning regulations Attorney Barney stated that it is not rezoned at this point was the size of the lot. The feeling would be that a gas station would need a little more space. If the property is made to a conforming use, then pretty much anything could happen on that site. If it is a non- conforming use it requires both an application for the Planning Board for the site plan, and a variance from the Zoning Board of Appeals. Mr. Herzing stated that the original lot 1.vas just a little corner until he purchased more land around it. Director of Planning Kanter stated that to establish a new business district, the Town requires a minimum of two acres. In that respect, he has just under two acres. Board Member Hoffmann asked if that house is a residence. Mr. Herzing responded, yes, and it is also commercially zoned. With today's technologies the tanks and pumps problems have been taken care of. If there is a leak he would know about it instantly. There is an alarm that goes off on a computer (speaking of the McLean store only). With this type of upgrade he would put a computerized alarm system in. The DEC 1998 Code requires a monitoring system for all tanks. Board Member Ainslie asked Mr. Herzing if he would use Citgo gas like his McLean store. Mr. Herzing stated that he would not be using Citgo because Rogan's and Benjamin's stores on the same road use Citgo gas. He would probably go with Sunoco. Board Member Hoffmann stated that the Board was talking about the safety of having a residence so close to a gas station, and the fueling pumps would even be closer with the change, than they are now. It is not just the problems Mr. Herzing was referring to. but for instance, the East Hill Plaza gas station has trucks unloading gasoline, and there is often a strong odor in the air. Mr. Herzing stated that a lot of that has changed also by a Stage II Vapor Recovery system, which went into effect last June. Basically there is a special hook up on his tanks that the tanker needs to hook into. There are still vents off the building, but the tanker needs to hook into this so it recaptures any possible vapors that would either go back into the tank or into the tanker. Up until a year ago it happened all the time. and to a degree it still does happen, but the Stage II Vapor Recovery was to take care of that. Director of Planning Kanter asked if that system is part of the delivery truck. Mr. Herzing stated that it is part of both. He needs to have a certain hook up on his tanks, and the truck needs to have a certain hook up also. Attorney Barney asked where are the existing fuel tanks on the property. PLANNING BOARD MINUTES 15 APPROVED - DECEMBER 16, 1997 OCTOBER 21, 1997 • Mr. Herzing stated that the tanks are located to the south of the property. Based on the sketch plan supplied to the Board, it allows the tanker to pull in without having to use any excess hoses. They can do a normal drop. Attornev Barnev asked if the tanks would be fueled in the same location. Mr. Herzing stated that the tanks are not moving. Attorney Barnev stated that he is not sure why'vIs. Hoffmann has concerns with the fumes of the gas with all the new technologies. Board Member Hoffmann stated that there are also the fumes from the gas pumps. Mr. Herzing stated that would depend on where he would locate the vent pipes. Attorney Barney asked if there is any recoven- system at the gas pumps for fumes. Mr. Herzing responded, no, not in New York State. Director of Planning Kanter asked if the Department of Transportation wants to shorten the curb cuts, would a tanker still be able to fit in and out okay. 0 Mr. Herzing responded, yes. Board Member Finch asked Mr. Herzing if he would still be providing full service at the gas pumps with the new facility. Mr. Herzing stated that he probably will not. It is a very costly thing, and he would be looking into this further with other people involved. He was looking at it from a financial standpoint, and it would cost him approximately $2,000 a month to have a self serve gas person. Chairperson Wilcox stated that he would like to discuss the lighting and landscaping. He would like Mr. Herzing to be very sensitive to the residents in the area. Mr. Herzing stated that he owns the grav house that the Board is concerned about. He would like to subdivide that property off because he and his wife would rather be in the convenience store business than the real estate business. He would like to make it available to sell at some point. Anybody who would be purchasing the house later on would obviously be aware of those concerns. Chairperson Wilcox stated that it is not just that house, it is the entire neighborhood. Board Member Cornell stated that when Mr. Herzing decides to subdivide that property and sell the house, that there should be heavy screening at the boundary. Chairperson Wilcox stated that those issues xvould be covered under screening and plantings. • Board Member Bell stated that the issue of the house would be the real concern. The curb cuts and traffic stuff are great, and the improvement of the building is good planning, except for that house. It seems to PLANNING BOARD MINUTES 16 APPROVED - DECEMBER 16. 1997 OCTOBER 21, 1997 •him that it would make it an unrentable or unsellable house. There is fume vapor recovery and fancy high tech stuff happening, but still there is a canopy with a lot of lights all night. There are cars sitting there with their exhausts, but no recovery for that. Despite the technolosies there are still things that happen with cars and gas stations, and it is not a great place for any one to live. Chairperson Wilcox stated that is Mr. Herzing's problem. Director of Planning Kanter stated that the house is also zoned Business "C" on the map, so the house could probably be used for a business instead of a residence. Mr. Herzing stated that he has received some solicitations as to putting a business in that house. Board Member Bell stated that it seems to him that it would make a better project to tear down the house along with the other house. It would make it more of a functional business with more land to work with. Board Member Cornell asked what the total acreage is. Assistant Town Planner Frantz stated that there is 1.49 acres of land. Board Member Cornell asked what does the Town's Zoning Ordinance allow. Director of Planning Kanter stated that it takes approximately two acres to set up a new business. Attorney Barney stated that the new Zoning Ordinance will require a specific amount, but the current Zoning Ordinance does not require a specific amount. Board Member Cornell asked how big would the parcel be after the house is subdivided off. Mr. Herzing stated that it would be 49,075 square feet. Board Member Cornell stated that she finds the house really troublesome with it being so close. Mr. Herzing asked what happens if he just wanted to present the project to the Planning Board as it exists, and not subdivide the house off. Board Member Bell stated that it would still be the same problem because the house is very close to the gas station. Mr. Herzing stated that he would like to save the house because it is a decent house and structurally sound. The other house in the back of the parcel needs to be demolished because it is an old cinder block building. Board Member Bell stated that it seems that the normal concept of continuous non - conforming uses is that they can occur as long as the function and the structures continue. What the Board is seeing here is a loop hole. This is not a continuous non - conforming use, this is a new project. • Mr. Herzing stated that the use is not chanQino. Board Member Bell stated that the use is technically not changing, but the entire structure is changing. CL J 0 • PLANNING BOARD MINUTES 17 APPROVED - DECEMBER 16, 1997 OCTOBER 21, 1997 Assistant Town Planner Frantz stated that this would be a significant expansion of an existing non- conforming use. Director of Planning Kanter stated that this would require approval from the Zoning Board of Appeals. Board Member Bell stated that it seems that when doing a level of change that the non - conforming use is no longer the controlling legal authority. The controlling legal authority should be a new business. Attorney Barney stated that it is a non - conforming use no matter how it is sliced. The gas station is not a permitted use in this zone. Board Member Bell stated that the station should still meet whatever standards would exist for that. Attorney Barney stated that it does now. There are no standards for gas stations other than they be in a D zone. That is true of all commercials because the site plan requirement needs to meet the general site plan criteria. There is no minimum size, depth, width, or height. Board Member Hoffmann stated that there is a question about the setback in this project. Ms. Hoffmann asked if that is with the 30 foot setback shown on the drawing. Assistant Town Planner Frantz stated that a 30 foot side yard setback (between the store, fuel islands, and the canopy) would be the side yard setback required by the Zoning Ordinance. Some of the driveways are within the setback that are allowed. Board Member Hoffmann asked what would happen if the Planning Board requires the new setback of 50 feet in this case. Assistant Town Planner Frantz stated that the new setback for 50 feet applies to the front yard. There is also a requirement for a 50 feet buffer from the R -15 zone. Board Member Hoffmann asked how many variances are needed for the project. Mr. Herzing stated that by the current plan there would only need to be one variance for the corner of the canopy to the road frontage on Danby Road. Board Member Hoffmann asked if that is where the 50 feet is required. Mr. Herzing stated that was correct. Board Member Hoffmann asked what would happen if the variance was not granted. Mr. Herzing stated that the current plan would not work. He had 12 different plans done to take out as many exceptions or variances as needed. It was narrowed down to one variance. This is not the ideal plan for selling gasoline compared to the traditional setup today. If codes were not an issue he would like to have a drive through island where people pull right up to the store for gas, and they would be visible from inside the store. PLANNING BOARD MINUTES 18 OCTOBER 21, 1997 APPROVED - DECEMBER 16. 1997 • Board Member Hoffmann stated that one needs to assume that there is a reason why there was an increase from 30 feet to 50 feet in the setback. Just because the other gas stations mentioned earlier had a similar 30 feet setback is no reason to allow this construction without the proper setback. Assistant Town Planner Frantz stated that he was not involved with anv of the discussions when the Town increased the setback from 30 feet to 50 feet. He does not know why that happened, that was with the former Town Planner. Mr. Frantz stated that he was trying to point out the fact that there are two existing gasoline stations, which were approved with the 30 foot setback. He just noted that for the Board's benefit to have an idea of what the facility would look like with a 30 foot setback. Mr. Frantz stated that the 50 foot setback does not include the canopy, the fuel pump islands. or the proposed 3,330 square foot store. The 50 foot setback is for the four possible parking spaces that would be within the required 50 foot setback. Mr. Frantz pointed out on the enlarged map where the possible four parking spaces would be located. Mr. Frantz stated that in the northwest corner of the proposed parking lot there are approximately two to three parking spaces that would be in the required 50 foot front yard setback. In the Zoning Ordinance there is no parking allowed within the front yard setback. The southwest corner of the parking lot there is the same thing where there is one or two parking spaces that would be entirely or partially within the 50 foot wide front yard setback. The canopy, the fuel pump islands, and the proposed building all meet the setback requirements of the Zoning Ordinance. Board Member Hoffmann asked if the canopy would not need to be 50 feet from the setback. Assistant Town Planner Frantz stated that the canopy needs to be 50 feet back, and the current site plan shows it that way. Board Member Bell asked if there is rear setback requirement where a variance is being requested. Assistant Town Planner Frantz responded, no. There is a 50 foot buffer between the proposed building and the R -15 zone. The rear yard would be a portion of the proposed complex that abuts the proposed lot for the house at 105 East King Road Extension. Then there is a 30 foot side yard setback to the south. Board Member Bell asked 30 feet from what. Assistant Town Planner Frantz stated that it is 30 feet from the canopy and the proposed property line. Board Member Bell stated that calling the blacktop area some sort of driveway is not very appropriate when it comes to a gas station. There is a pay phone being proposed, and there will be cars pulling in and out of that area. It looks like it would be within 10 feet of the garage and 40 feet of the house. It may be called a setback, but in reality it is functioning as part of his business. The building determines the setback, but his point is that even though the blacktop is not a building it seems that the setback should start at the edge of the pavement instead of at the edge of the building, because it is functioning as part of his business. Attorney Barney stated that the difference between residential zones and business zones are the parking in the front yard setbacks. Business zones are not allox ed parking in the required front yard set back, but it can be in a residential zone. From a site plan consideration the Board is entitled to make a determination, but in terms of making the literal requirements of the law lie does not think there is a problem with what is being • shown on the plans. Chairperson Wilcox asked what are the operating hours of the store. PLANNING BOARD MINUTES 19 APPROVED - DECEMBER 16, 1997 OCTOBER 21, 1997 Mr. Herzing stated that he would be open 6:00 a.m. to midnight during the week, and 6:00 a.m. to 1:00 a.m. on the weekends. Most municipalities have the same codes, that it is a driveway not a parking area. Board Member Hoffmann stated that when she looks at the addition being proposed for the future it looks like it would be within the 50 foot setback. Mr. Herzing stated that would require a variance. Board Member Hoffmann stated that on the smaller site plan map of the proposed area it shows a staging area, and asked what would that be for. Mr. Herzing stated that would be for deliver- trucks to unload the merchandise instead of parking in the front of the building. The trucks would be able to circulate behind the store. Even though the staging area encroaches the buffer zone, there is still a lot of space between that and the next residence (Sam Peter's). The staging area would be for delivery vehicles only. Board Member Cornell asked how high is the canopy. Mr. Herzing stated that it is 13 feet four inches by code. Board Member Cornell asked if the lights are projected down. • Mr. Herzing responded, yes. The lighting would stay directly down as opposed to shining into the sky. Board Member Hoffmann stated that a lot of gas companies want the gas stations to look uniform so they are the same all over, such as the signs, canopies, and other things. Mr. Herzing stated that lighting generally is not too much of an issue as to whether a recessed light is used or fixed off of the canopy. The number of lights are not an issue with the gas companies. The colors are an issue with the gas companies because they want their emblems to be the same for each station using their gas. One company wanted his employees to wear their colors, the building their colors, and everything their way. He decided not to do that because he wants it his Nvay. Board Member Cornell asked why does he want to call this store "Big Al's Hilltop Quikstop" Mr. Herzing stated that when he first acquired the store eight years ago his wife just had their son whose name is Alex. His neighbor picked his son up, and called him Big Al. Our son is definitely fitting the reputation because he is expected to be well over seven feet tall. The name just stuck, and that is what he wants to name this place. Board Member Hoffmann stated that she does not think those things are issues from the gas company's point of view, but when she look at the gas station at East Hill Plaza, she thinks the lights are an issue there. Mr. Herzing stated that they would be an issue for the actual type being used. The gas company does not tell the owners what type of lights to use. He chose recessed lighting to keep the light direct. It is much •more expensive to do that. He wants to keep the lights directly on the business. He does not want the light to protrude outward where it should not be. Generally. depending on the financial deal that is worked out with the gas companies, some of the gas companies get the owners to put canopies up. Then the gas companies want it • C PLANNING BOARD MINUTES 20 OCTOBER 21, 1997 APPROVED =DECEMBER 16. 1997 their way, some do not. It depends on the deal that is happening at that time and what gas company the owner is dealing with. Chairperson Wilcox stated that the gas company may tell him to do it one wav, but the Planning Board might say something different. Chairperson Wilcox stated that this is not a public hearing but the Board is willing to entertain comments from the public. Christine Balestra, 415 North Geneva Street. asked if public utilities are available to the house on East King Road Extension. Mr. Herzing responded, yes. Ms. Balestra stated that she just had a question in regards to the location of the storage tanks to the utilities of the house. Mr. Herzing stated that there is some room to move the canopy a little closer to the building because there is an issue with the water and sewer lines. He discussed these issues with the Town Engineer to help eliminate any issues with the canopy. He tried to paint the worst picture as far as sizes and everything goes, so if he needs to change things or scale down there might be an option to do that. Joan Lent Noteboom, 1122 Danbv Road, stated that she is the Town Clerk and Receiver of Taxes for the Town of Ithaca, but she is not here tonight in that capacity. She is here as a resident of the Town of Ithaca. She came tonight to ask some questions for her and her husband, and to make a few comments. The sketch plan is interesting. She disagrees with Mr. Herzing about the lights. She says that because her home is to the south of Mr. Herzing's business, and her northern guest room window faces north toward the lights, and they shine right in that window. She has curtains in that room to keep the light out. Ms. Noteboom stated that the Herzings are good neighbors, and they do not have any problems with Mr. Herzing wanting to do the expansion. They just want to bring a few points forth to be considered by the owner and the Board, so the lights are an issue especially if the canopy is going to be changed. Ms. Noteboom stated that she had a question about the gas tanks, but Mr. Herzing has answered them all sufficiently as far as she and her husband are concerned. Ms. Noteboom stated that the bigger building on the sketch plan borders on an R -15 zone. She is not sure of the residence, but there is a residential home on that side. If this proposal is approved she would like to ask that some type of landscaping and vegetation be placed between the back of the building and the R- 15 zone to act as a buffer to the residential properties. Ms. Noteboom stated that she and her husband spent a great deal of money a few years ago to remodel their home in an R -15. They are good neighbors, but they also want to keep the value of their property. Mr. Herzing asked if a fence would be out of line. Ms. Noteboom stated that she would not have a problem with that as long as it is an attractive fence. Chairperson Wilcox stated that the Planning Board will be sensitive to appropriate plantings as well as visual and noise barriers because this would be bordering on an R -15 zone. Iv1s. Noteboom stated that another issue is that she and her husband asked for a variance for their •driveway and house. They have installed a partitioned fence in front of their home to mitigate traffic from their picture window. There have been many instances where people would pass the stop light and Mr. Herzing's business, and turn around in their driveway to go back to his business. Since his hours are until midnight and PLANNING BOARD MINUTES 21 OCTOBER 21, 1997 APPROVED - DECEMBER 16, 1997 is1:00 a.m., they hear traffic turning around in their driveway during the night. There are several times that they have been in bed, and people are turning around in their driveway. Ms. Noteboom asked if this new store would be increasing traffic at this location. and if he is adding an addition to make the store bigger, would he be considering being opened 24 hours a day in the future. Mr. Herzing stated that he does not want to be a 24 hour a day operation. A lot of those people who are turning around in the Notebooms driveway are probably looking for Latourelle. He means that seriously, because people are always stopping for directions to Latourelle. Ms. Noteboom stated that adds traffic because the store is there to ask where Latourelle is. These are just a few points. The Herzings are very good neighbors, and would always be there to help if anyone needs it. She and her husband are probably one of their best customers, especially on Friday nights because the pizza is great. Ms. Noteboom stated that she and her husband do have some concerns about the R -15 zone and the lighting, especially with their guest room. Thee like the area they live in. They feel since they moved in and remodeled their property, that the neighborhood has started to put more of an effort into their homes and their landscaping. She thinks the neighborhood is upgrading itself on the R -15 side. They would hate to see it become so commercialized that their property values would deteriorate, and they are sure that the Herzings are interested in being good neighbors by helping with the lighting and landscaping. Board Member Cornell asked if the proposed driveway would direct traffic in a better fashion away from the Notebooms. Ms. Noteboom stated that she thinks it would. It is a very dangerous area. She stops at this gas station •because they pump the gas, and as she is pulling out she needs to be very careful. She thinks the curbing would help the safety aspects of that corner. Ms. Noteboom stated that she and her husband are not opposed to the expansion as they are to extended hours and lighting. Board Member Cornell asked Ms. Noteboom if she has measured the driveway of the gas station to her driveway. Ms. Noteboom stated that she has not done any measuring, but her husband has. Mr. Herzing stated that comparing what he has now to what he is proposing it would only enhance the neighborhood. For example, a women from out of town would not stop at his place. A lot of women in town will not stop either, it is more the people in the neighborhood that stop. The appearance is not there for people town out of from. It is not the first thing the Tov.n of Ithaca wants people to see. The appearance is not here, and this proposal will only help the neighborhood. Ms. Noteboom stated that she thinks Mr. Herzing is right aesthetically in that respect, but she also worries about the parcel that is right across the street from Mr. Herzing which is commercial. That would put their property right next to a very large commercial property that borders Buttermilk Falls State Park. Ms. Noteboom stated that there is a nursery being proposed across from the gas station, and it makes them nervous as to what may happen to the 50 acres across the street in the R -15 zone. Board Member Bell stated that Ms. Noteboom should come to the public hearings for the Park, Recreation, and Open Space Plan because there have been a lot of people concerned about the impacts on the eastern edge of the State Park. At the last Planning Board meeting, there was a big discussion on the impacts. The State Parks' people understand that these parks were intended to be rural parks that have started to become is C PLANNING BOARD MINUTES 22 APPROVED - DECEMBER 16, 1997 OCTOBER 21, 1997 suburban. The State Parks do not think they have the capacity to handle that, and Ms. Noteboom should come back to comment on the parks plan. Ms. Noteboom stated that she may do that. She thanked the Planning Board for hearing her comments, and would like the Board to consider her comments. Thank you. Chairperson Wilcox stated that Ms. Noteboom's husband is also an employee of the Town of Ithaca (Fred Noteboom, Highway Superintendent). Board Member Cornell stated that she still has a problem with the house Mr. Herzing is proposing to subdivide off. She thinks the project has a lot of merit though. Assistant Town Planner Frantz asked Ms. Cornell if her primary concern is for the impact on the house from the proposed gas station and store. Board Member Cornell stated that it would be traffic and lighting. Mr. Herzing asked if that would be his problem right now since it is his house, and wouldn't it be someone else's problem if he sold the house that they would obviously be aware of that. Board Member Bell stated that is not the wav zoning works. Theoretically what Mr. Herzing is saying on a practical basis is true. The purpose of zoning is to protect future people and the general public. That is not the Planning Board's job, this Board's job is to protect the future. Steve Everett, Jr., Ithaca College Student, stated that he would like to comment about the house. He is one of Mr. Herzing's customers as well, and he thinks the renovations sound wonderful. It seems there are a lot of students that do not live on campus. Rental units are tough to come by. If Mr. Herzing has a two unit house it would be better to rent to students. It disturbed him with the idea of getting rid of the house because he knows college students that would love the idea of living off campus and right next to the gas station. If there are lights on until midnight it will not bother the college students. It may change the type of crowd that Mr. Herzing has, but the house would be good for student housing. Thank you. Board Member Bell stated that the wav the entrances work it sounds as if people would enter and exit right onto Route 96B, but under this scenario people would enter from Route 96B and exit onto East King Road Extension. Mr. Herzing stated that people are going to do what they please no matter if there are signs or painted parking spaces. Most cars will enter off of Route 96B, but he is not sure where they would exit. Board Member Bell stated that it makes more sense to funnel the cars onto East King Road Extension to the facility then exit onto Route 96B. Mr. Herzing stated that would be a good idea. but to get people to do that would be great. The natural flow would be to exit onto East King Road Extension then onto Route 96B. Chairperson Wilcox stated that he cannot get a sense of the Board about the subdivided lot and house. • There are some concerns about the setbacks and lighting. Signage would be discussed through zoning. .7 • • PLANNING BOARD MINUTES 23 OCTOBER 21, 1997 APPROVED - DECEMBER 16, 1997 Board Member Bell stated that Ithaca College is proposing an Observatory on their campus, and they would be concerned about the lighting into the sky. When this Board discusses the lighting for this proposal they may have some comments on that. Assistant Town Planner Frantz stated that the Planning Department has a wide supply of information on lighting fixtures and their spillage for anyone to review. Ms. Noteboom asked how tall would the new store be, and what type of roof would the store have. Mr. Herzing stated that he is still working on those plans, and he is leaning towards a flat roof with some type of ornament towers. He does not want the store to look like a gas station only or just a country store. He is not sure of all the plans yet. Ms. Noteboom asked if the fuel pump islands would have pay at the pumps or would people need to enter the store. Mr. Herzing stated that depending whether it is a full serve or not, the pumps will have pay at the pumps for credit cards. People who pay cash will have to enter the store. Mr. Herzing stated that he is looking into having cash acceptors at the pumps. Ms. Noteboom asked what would be the difference between a cash acceptor that he would need to pay a salary to compared to someone who is pumping the gas. Mr. Herzing stated that he does not know. He would need to look into that issue. These sketch plans are very preliminary. He does not even have an official interior plan yet. Board Member Hoffmann asked if Mr. Herzing really needs to have the driveway around the store. Mr. Herzing stated that he could eliminate the driveway around the building, but then the delivery trucks would be parked out front. Chairperson Wilcox duly closed the sketch plan review of Big AI's Hilltop Quikstop Convenience Store at 1103 Danby Road at 9:58 p.m. AGENDA ITEM: APPROVAL OF MINUTES - OCTOBER 7,1997: The Minutes of October 7, 1997 were not readv for the Planning Board's approval . AGENDA ITEM: OTHER BUSINESS: Chairperson Wilcox stated that this is Herbert Finch's last meeting with the Planning Board, and he would like to make a motion to thank Mr. Finch for his dedicated years of service with the Town of Ithaca Planning Board. The Planning Board was in agreement to Chairperson Wilcox motion. ---------------------------------------------------------------- - - - - -- Director of Planning Kanter stated that lie would like to introduce Ms. Balestra as the new Planner for the Town of Ithaca who will be starting on Monday. AGENDA ITEM: ADJOURNMENT: LJ • • PLANNING BOARD MINUTES 24 APPROVED - DECEMBER 16. 1997 OCTOBER 21, 1997 Upon MOTION, Chairperson Wilcox declared the October 21, 1997, Meeting of the Town of Ithaca Planning Board duly adjourned at 10:00 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 0 126 East Seneca Street Ithaca, New York 14850 Tuesday, October 21, 1997 AGENDA 7:30 P.M. Persons to be heard. 7:35 P.M. SEQR Determination, Cayuga Professional Center Site Plan Modification, 1301 Trumansburg Road. 7:40 P.M. PUBLIC HEARING : Consideration of Preliminary and Final Site Plan Approval for the proposed modification of the Cayuga Professional Center (formerly Tompkins County Professional Building), to include new entry pavilions at the existing building entrances facing Trumansburg Road, the addition of new landscaping beds, plantings and granite curbing along the existing parking lot, the addition of lighting in the planting beds, and replacement of the existing sign along Route 96 for the purpose of renaming the complex, located at 1301 Trumansburg Road (Route 96), Tax Parcel No. 24 -3 -4, Business District "A ". Professional Building Associates, Applicant; A. Frost Travis, Agent. 7:50 P.M. PUBLIC HEARING: Consideration of Final Subdivision Approval for the proposed subdivision • of Town of Ithaca Tax Parcel No. 35- 1 -7.2, +/- 63.22 acres in size and located approximately 1,000 feet east of Elmira Rd./NYS Rte 13/34/96 and extending southerly from Lick Brook to the Town of Newfield, into two lots, +/- 26.81 acres and +/- 36.41 acres in size respectively, with the +/- 26.81 acre parcel to be conveyed to Cornell University as a Natural Area, LI -Light Industrial District and Residence District R -30. John B. Babcock, Owner; Nancy L. Ostman, Applicant 8:10 P.M. Consideration of a Sketch Plan for the proposed reconstruction of Big Al's Hilltop Quikstop, to include demolition of the existing fuel pump island and convenience store and construction of new fuel pump islands with canopy and a +/- 3,330 square foot convenience store (with a possible future Phase 2 addition of +/- 1,125 square feet), new curbing and entrances, new parking areas, and replacement of the existing post sign, located at 1103 Danby Road (Route 96B), Tax Parcel No's. 43 -2 -1 and 43 -2 -2, totalling +/- 1.54 acres. Also proposed is the resubdivision of the two existing parcels into two new lots, approximately 49,075 +/- square feet and 17,820 +/- square feet respectively. Business District "C ". 3- Comers, Inc., Owner /Applicant; Mickey Herzing, Agent, 6. Approval of Minutes: October 7, 1997 (in packet) 7. Other Business. 8. Adjournment. Jonathan Kanter, AICP Director of Planning 273 -1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY MARY BRYANT AT 273 -1747. (A quorum of four (4) members is necessary to conduct Planning Board business.) 0 • • The Ithaca Journal Wednesday, October 15 1997- e, to TOWN OF ITHACA ' :h PLANNING BOARD :h NOTICE OF ss PUBLIC HEARINGS a th Tuesday, October 21, 1997 e ie By direction of the Y, d Chairperson of the Planning ?- J. Board, NOTICE IS HEREBY is )r GIVEN that Public Hearings )r st will be held by the Planning d Board of the Town of Ithaca 'n as on Tuesday, October 21, rk e 1997, at 126 E. Seneca ty is Street, Ithaca, N.Y. at the fol• )) d lowing times and on the fol- " n lowing matters: to 7:40 p.m. Consideration of e Preliminary and Final Site d Plan Approval for the pro- 9 posed modification of the Co- st yuga Professional Center (for- i- merly Tompkins County i- Professional Building) to in- y clude new entry pavilions at ,1 the existing building en- trances facing Trumansburg Road, the addition of new 1 landscaping beds, plantings and granite curbing along the existing parking lot, the addition of lighting in the planting beds, and re- I placement of the existing sign i along Route 96 for the pur- pose of renaming the com- plex, located at 1301 1 Trumansburg Road (Route 96), Tax Parcel No. 24 -3.4, 1 Business District "A" Pro - i fessional Building Associates, I Applicant; A. Frost Travis, Agent. 7:50 p.m. Consideration of s Final Subdivision Aprpoval f for the proposed subdivision I- of Town of Ithaca Tax Parcel i No. 35- 1 -7.2, +/- 63.22 acres in size and located If approximately 1,000 feet s east of Elmira Rd. /NYS Rte. y 13/34/96 and extending southerly from Lick Brook to it the Town of Newfield, into r two lots, +/- 26.81 acres and ct +/- 36.41 acres in size re- e spectively, with the +/- 26.81 or acre parcel to be conveyed e to Cornell University as a e Natural Area, LI -Li ht Indus - e trial District and Residence s District R -30. John B. Bab - J cock, Owner; Nancy L. Os- ri tmon, Applicant. t Said Planning Board will at J said times and said place f -hear all persons. in support of -such matters -or objections i thereto. Persons may appear i by agent or in person. - Individuals with visual impair - f ments, hearing impoirmenk Le als 1 or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearings. Jonathan Kanter, AICP Director of Planning 273 -1747 October 15, 1997 • TOWN OF ITH CA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesdav, October 21, 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, October 21, 1997, at 126 East Seneca Street, Ithaca, N.Y., at the following times and on the following ,:atlers: 7:40 P.M. 015n P_M_ Consideration of Preliminary and Final Site Plan Approval for the proposed modification of the Cayuga Professional Center (formerly Tompkins County Professional Building), to include new entry pavilions at the existing buildira entrances facing Trumansburg Road, the addition of new landscaping beds, plantings and granite curbing along the existing parking lot, the addition of lighting in the planting beds, and replacement of the existing sign along Route 96 for the purpose of renaming the complex, located at 1301 Trumansburg Road (Route 96), Tax Parcel No. 24 -3 -4, Business District "A ". Professional Building Associates, Applicant; A. Frost Travis, Agent. Consideration of Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 35- 1 -7.2, +/- 63.22 acres in size and located approximately 1,000 feet east of Elmira Rd. /NYS Rte 13/34/96 and extending southerly from Lick Brook to the Town of Newfield, into two lots, -/- 26.81 acres and +/- 36.41 acres in size respectively, with the +/- 26.81 acre parcel to be conveyed to Cornell University as a Natural Area, LI -Light Industrial District and Residence District R -30. John B. Babcock, Owner; Nancy L. Ostman, Applicant 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 nc= less than 48 hours prior to the time of the public hearings. Jonathan Kanter, AICP Director of Planning 273 -1747 0ted: Friday, October 10, 1997 Publish: Wednesday, October 15, 1997 • U • TOWN, OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Karen McGuire 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 October 21 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 October 10 1997 October 1 x.1997 STATE OF NEW YORK ) SS.: COUNTY OF TOMPKINS ) aren mcuuire.Necretary Town of Ithaca. Sworn to and subscribed before me this 15th day of ( ee6be - T �O;otary Pu ic. NOTARY PUBLIC STATE OF NEW YORK # 4646 427 1997. • FINAL ADOPTED RESOLUTION: SEQR Cayuga Professional Center - Site Modifications 1301 Trumansburg Road Preliminary and Final Site Plan Approval Planning Board, October 21, 1997 MOTION by Herbert Finch, seconded by Gregory Bell WHEREAS: 1. This action is the Consideration of Preliminary and Final Site Plan Approval for the proposed modification of the Cayuga Professional Center (formerly Tompkins County Professional Building) , to include new entry pavilions at the existing building entrances facing Trumansburg Road, the addition of new landscaping beds, plantings and granite curbing along the existing parking lot, the addition of lighting in the planting beds, and replacement of the existing sign along Route 96 for the purpose of renaming the complex, located at 1301 Trumansburg Road (Route 96) , Tax Parcel No. 24 -3 -4, Business District "A ". Professional Building Associates, Applicant; A. Frost Travis, Agent, 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 October 21, 1997, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Planning staff, and an application package entitled Cayuga Professional Center, 1301 Trumansburg Road, Ithaca, NY, dated September 21, 1997, and 4. The Town Planning staff have recommended a negative determination of environmental significance with respect to the proposed site plan modifications, as proposed; 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 0 • • ADOPTED RESOLUTIONS: SEQR Cayuga Professional Center - Site Modifications 1301 Trumansburg Road Preliminary and Final Site Plan Approval Planning Board, October 21, 1997 Review Act for the above - referenced action as proposed and, therefore, neither a Full Environmental Assessment Form nor an Environmental Impact Statement will be required. Ayes - Wilcox, Hoffmann, Finch, Bell, Ainslie, Cornell, Kenerson. Nays - None. The MOTION was declared to be carried unanimously. C Karen McGuire, Secretary, Town of Ithaca. oil Bryao , Admin. jecretary. r r Mr • ADOPTED RESOLUTION: Cayuga Professional Center - Site Modifications 1301 Trumansburg Road Preliminary and Final Site Plan Approval Planning Board, October 21, 1997 MOTION by Gregory Bell, seconded b,; .=a_..as Ainslie: WHEREAS: 1. This action is the Considers =_= of Preliminary and Final Site Plan Approval for the proposed cdifica ion of the Cayuga Professional Center (formerly Tompkins County Professional Building), to include new entry pavilions at the existing entrances facing Trumansburg Road, the addition of new landscaping beds, plantings and granite curbing along the existing parking -ct, ...a addition of lighting in the planting beds, and replacement of =.isting sign along Route 96 for the purpose of renaming the come _ ea., = cated at 1301 Trumansburg Road (Route 96), Tax Parcel No. 24 -3 -4, District "A ". Professional Building Associates, Applicant; A. F=s. - ra%;is, Agent, and 2. This is an Unlisted Action for ,:__ich the Town of Ithaca Planning Board, acting as Lead Agency in en-rir-- --ntal review with respect to Site Plan Approval, has, on October 21, .,:7, made a negative determination of environmental significance, of =er having reviewed having determined from and accepted as adequate the Short Environmenta_ = ssessment Form part I, prepared by the _ ._ waiver will result in neither a significant alteration of the rpose of site applicant, and a Part II prepared by the Town Planning staff, and 3. The Planning Board, at a Pub =ic Hearing on October 21, 1997, has reviewed and accepted as an application package entitled Cayuga Professional Center, 1301 _r-:mansc-rg Road, Ithaca, NY, dated September 21, 1997, and additional app_ica_ic�. materials. NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithacs Board hereby waives certain requirements for Preliminar_; a_.. Final Site Plan Approval, as shown on the Preliminary and Final Site =.an Checklist, having determined from the materials presented t�.s= _ ._ waiver will result in neither a significant alteration of the rpose of site plan control nor the policies enunciated or implied b_ _he Town Board, and 2. That the Planning Board hereby __ants Preliminary and Final Site Plan Approval for the proposed .,cdifics_icn of the Cayuga Professional Center (formerly Tompkins County P. fessicnal Building), to include new entry pavilions at the existing bwiidi g entrances facing Trumansburg Road, the addition of new landscaping beds, plantings and granite curbing along the existing parking =oz, ___ addition of lighting in the planting beds, and replacement of i= e:_s ing sign along Route 96 for the purpose of renaming the cc :o_ex, ..s shown in the application package • • :7 ADOPTED RESOLUTION: Cayuga Professional Center - Site Modifications 1301 Trumansburg Road Preliminary and Final Site Plan Approval Planning Board, October 21,1997 entitled Cayuga Professiona. niter, 1301 Trumansburg Road, Ithaca, NY, dated September 21, 1997, suti_ea_ to the following conditions: a. Submission of a myiar __,final or copy- and two paper copies of the final site plan a -a` .andscaping plan, revised to include appropriate titles ar_v ca-.es, prior to issuance of any building permit. b. Submission of final ._ _ing specifications and locations shown on the site plan to be sub- :i =ted to Director of Planning for approval prior to issuance of a. .gilding permit. C, Labelling of all buildings(on Building and Topography Map) to show current c=.---ions of site. d. Revision of plan to location and number of existing and proposed handicapped par: {_ng spaces. Ayes - Wilcox, Hoffmann, Bell, Ai~. =.__, Kenerson, Finch, Cornell Nays - None. The MOTION was declared to be carried unanimously. Karen McGuire,Secretary,Town of Ithaca 2 Mary B(ryantfiAdministrat/ive Secretary. 0 • • 0 PRELIMINARY SITE PLAN CHECKLIST PROJECT NAIME PROJECT NUMBER PREPAREi = ITEM SUBMITTED N/A = NOT APPLICABLE W = WAIVE COND = CONDITION OF APPROVAL 1. v 'icat P_ Com leted and signed Development Review A oion. P a. Development Review Escrow P_creement and Back -up Withholding Force ( 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 (SERF), or Long Environmental Assessment Form, Part I (LEAF). (See Town Planner as 4. Zto which to submit.) 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 /Vicinity one drawing if necessary. a . Map showing the general location of the property and proposed project at a scale of 1" =1000' or 1"= 2000'. b. IVA Natural features within and immediately adjacent to the site including but not limited to streams, lakes, floodplains, ponds, wetlands, woodlands, brushlanas, significant natural habitats or other features pertinent to review of the proposed project. C. Exact boundary lines of the tract, indicated by a hea7ry 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, of- street loading areas, signs, lighting, pedestrian facilities, landscaping, and other existing features pertinent to plan review. e. Size, location, proposed use, design_, and construction materials of all proposed structures. PR= LIM7NRRY SITE PLAN CHECKLIST Pace 2 f. /VA Location, design, and construction materials of all proposed parking areas, access drives, and off- streer. loading areas. g. V Size, location, design, and cons t=uction materials Of all proposed signs and lighting. h. /V Location, desi II gn, and construction materials of all proposed pedestrian and bicycle facilities. i. V/ Landscaping plan and planting schedule including location and proposed design of buf =ens. j. Location, design, and construction materials of all proposed water and sewage facilities. k. VV Location of any existing or proposed fire and other emergency zones, including the location of fire hydrants. 1. Location, name, and dimensions of each existing or proposed street and alley and each existing or proposed utility, drainage, or similar easement within, abutting, or in the immediate vicinity of the proposed project. m. Existing and proposed site topography represented by contour lines with intervals as required by the Planning Board, but not to e: geed 5 (five) feet, including a grading plan describing the volumes of cut and fill materials and their composition_, and including elevations of proposed buildings, signage, lighting, and other features. n. Drainage plan which includes a description of method used for analysis, the calculation of drainage area above point of entry for each water course entering or abutting the site, and proposed method of on -site retention if required. o. V" Border lines bounding site plan sheets one inch from the left edge and one -half inch from each of the other edges. All required information., including signatures, seals, dates and such information shall be within the border. P. Map scale in bar form, and north point. Q. Name of proposed project. r. Name of Town, County, and State. S. G Date of Site Plan, including any applicable revision dates. t Key map (when more than one sheet is submitted,• dor • • • S G • • PRELIMINARY SITE PLAN CHECKLIST Uw 7. �fv s. G Page 3 Name and seal of the registered land surveyor(s) or engineers) who prepared the topogra_ohic and boundary survey and the date of survey. Name (s) and addresses) of all property owners and persons who have an interest in the site and of parcels abutting the site, or within Soo, of the site, including easements or rights -of -way, plus the tax parcel numbers. Estimate of the cost of improvements (excluding the purchase cost of land) to be prepared (preferably) by a licensed professional larger than 11" x 1711) engineer. copy of all Three (3) dark -line prints of the proposed Site Plan and 25 copies of all sheets of the proposed Site Plan in reduced format (no larger than 11" x 1711) and copy of all other items required above (Except Development Review Application and escrow forms). planbord \prelimis.ite mb \5/L4/?o t • • • FINAL SITE PLAN CHECKLIST PROJECT NAME PROJECT NUMBER q7 e q -25 PREPARER ��� 4 tQs� V = ITEM SUBMITTED N/A = NOT APPLICABLE W = WAIVE COND = CONDITION OF APPROVAL 1. Completed and signed Development Review Application, Development Review Escrow Agreement, and Back -up / Withholding Form (if required). (Only (1) copy each.) 2. Payment of additional review fees as needed and deposited in an escrow account. 3. All other items submitted with the preliminary site plan application with modifications made according to the approval given by the Town Planning Board. 4. 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. IVA Detailed sizing and final material specifications of all required improvements. 6. Construction details of all proposed structures, roads, water /sewage facilities, and other improvements. 71 C One (1) Original or mylar copy and two paper copies of the final site plan to be retained by the Town of Ithaca. PLANBCRD \cINALS = mb/5/14/96 • n Li ADOPTED RESOLUTION. Final Subdivision Approval, Subdivision of Tax Parcel No. 35 -1 -7.2 Town of Ithaca Planning Board, October 21, 1997 MOTION by Candace Cornell, seconded by Herbert Finch: WHEREAS, I . This action is Consideration of Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 35- 1 -7.2. -/- 63.22 acres in size and located approximately 1,000 feet east of Elmira Rd./NYS Rte 13/34/96 and extending southerly from Lick Brook to the Town of Newfield, into two lots, +/- 26.81 ac. and =/- 36.41 ac. in size respectively, with the +/- 26.81 acre parcel to be conveyed to Cornell University as a Natural Area, LI -Light Industrial District and Residence District R -30. John B. Babcock, Owner; Nancy L. Ostman, Applicant, 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 subdivision approval, has, on September 16, 1997, made a negative determination of environmental significance, and 3. The Town of Ithaca Zoning Board of Appeals did, on October 8, 1997, grant a variance from the requirements of Article VII, Section 44 of the Town of Ithaca Zoning Ordinance and Section 280a of New York State Town Law to permit the creation, by subdivision, of said +/- 28.61 acre parcel of land without frontage on a Town. County or State highway, and 4. The Planning Board, on October 21, 1997. has reviewed and accepted as adequate a subdivision plat entitled "Survey Map Showing Portion of Lands of John B. Babcock, Town of Ithaca, Tompkins County, New York" prepared by Allen T. Fulkerson, L.S., dated February 12; 1997, and amended October 10, 1997, and other application materials. NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Final Subdivision Approval, as shown on the Final Subdivision Checklist, having determined from the materials presented that such waiver NN ill result in neither a significant alteration of the purpose Of subdivision control nor the policies enunciated or implied by the Town Board. 2. That the Planning Board hereby grants Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 35 -1 -7?. +/- 63.22 acres in size and located approximately 1,000 feet east of Elmira Rd./NYS Rte 13/34/96 and extending southerly from Lick Brook to the Town of Newfield, into two lots. +/- 26.81 ac. and +/- 36.41 ac. in size respectively, with the +/- 26.81 acre parcel to be conveyed to Cornell University as a Natural Area, as shown on the plat entitled "Survey Map Showing Portion of Lands of John B. Babcock, Town of Ithaca, Tompkins County, New York" prepared by Allen T. Fulkerson, L.S., dated February 12, 1997, and amended October 10, 1997, other application materials; subject to the following conditions, to be met prior to the signing of said plat b} the Chairman of the Planning Board: • L_J • page 2 of 2 ADOPTED RESOLUTION: Final Subdivision Approval, Subdivision of Tax Parcel No. 354-7.2 Town of Ithaca Planning Board, October 21, 1997 a. Receipt by Cornell University of an easement 40 feet in width from Thomas OverbauQh along the northerly line of his propem from Routes 13 & 34 easterly to the former Lehigh Valley Railroad, now Conrail. railroad right -of -way, thence south along the west side of said right -of -way +/- 730 ft. to the existing railroad crossing, as shown on the map entitled "Preliminary Subdivision Map Showing a Portion of Lands of John Butler Babcock'' dated September 1980; amended June 4, 1993, and further amended October 10, 1997 to show said easement; b. Receipt by Cornell University of an easement 40 feet in width from John Babcock extending southward along the east side of the former Lehigh Valley Railroad, now Conrail, railroad right -of -way, +/- 1,062 ft. to the existing railroad crossing, as shown on the map entitled "Survey Map Showing Portion of Lands of John B. Babcock, Town of Ithaca, Tompkins County, N.Y." dated February 12, 1997, and amended October 10, 1997 to show said easement; C. Receipt by Cornell University of an easement across the Lehigh Valley Railroad parcel linking the easements referred to in subparagraphs "a" and " b" above; d. review and approval by the Town Attorney of any easements or right of ways that are required as part of this subdivision, e. review and approval by the Town Attorney of the restrictive covenants intended to ensure that the use of the property shall be limited to passive educational and recreational uses; f. that no further subdivision shall be permitted nor shall any building permit be issued for any construction until full legal and physical access for emergency vehicles is available, and such limitations are to be noted on the final plat; and g. submission for signing by the Chairman of the Planning Board of an original or mylar copy of the approved plat and four dark -line prints; AYES - Wilcox, Hoffmann, Cornell, Finch, Ainslie, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. 1TA C` lIj Karen McGuire, Secretary, Town of Ithaca. t,Aj dministratiye Secretary. • W N/A COND ARTICLE VI, SECTION 37. FINAL SUBDIVISION PLAT CHECKLIST = ITEM SUBMITTED = WA1L 'D = NOT APPLICA31JE = CON:77ION OF APPRCV?= PROJECT NAIME PROJECT NTUMBER PRE PARER g70"7�,YLB' The items llszed below, unless wai'j °d by t_ ^.e '_� ;an ^� ;_n_g Boa=.:, TijSO ^e Z" �^, in the O=ffice of the Tcwn Planner or Town P'_ar_nerI s des -e - be =cry an acclicazion for a final suZaivision approval is deemed T_._Se materials snla.1 be filed at leas= 30 ca__ndar da.rs prier Board meeting az which preliminary approval i s re nested. 1 • _ Completed and s=creed Development Review ADDlicat'_Ci -. 2, Development Review Escrow Agreement and bac: {::p With: o_dinc ford (if recuired) 3. V�,t Pa went of review fees. K 4. Deposit of escrow. • If required because not submitted with preliminary p =at approval or substantial modifications have occurred since preliminary plat approval, one fully completed and signed Short Environmental Assessment Form, Part I (S E_ -F)- or Long Environmental Assessment Form, Part 1 (LEA:) (See Town Planr:er as to which to submit.) 6. ✓ Owner's Certificate: A certificate signed by the owners) 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 plat. 71 `� Surveyor's Certificate: A certificate signed and sewed by a registered land surveyor to he effect that (1) the plat represents a surrey made by him, (2) the plat is a correct representation of all exterior boundaries of the land surveyed and the subdi visicn of it, (3) all monuments indicated on the pla: actually exist and their leca: ion, size and materi a1 are correctly show=n, and (4) the ?'ec-uirementS Of these regL'lat 1C 1S and New York State laws relating to subdividing and surv_'r___ c - ^ J have been complied with. A' Mor_gacor' s Certificate . A cert_ ficate signed and sea' ed by t ^e mor:cacor (s) , if any, to the e=lect that he consents zo the pl_� and the dedications and trictiors shcwr_ on cr re =erred tc or_ ith= plat . 9. _ TWO copies Of the County realLh Cep ar`..,ie. ^.t a _DrC�Tal Cf t'le Wa_er succiv and /or sewage system. Final S ubdivision Plat Checklist ip 10. V S Four full size dark -line printS of the final plat and 25 reduced CGD1 eS Of all Sheets Of the final plat ( tae redL'ced coC'_es tO be no larger than 11" by 1711) wita the fcliow_nc information_: a._ Highway and alley bcundary or r_ght -o. -wad, lines, sb_cwing boundary, r_cht -cf -way or easement width and any other informaticn- needed for locating such lines; purposes Of easements. b. _ F-!_gnwa %r center ._nest snow_nc angl °_ O. angles of 1nt°_rsectlon, r d ; 1 °ncthS of ta'gentS and arcs, and degree of csr•ratur=_, with bass of curve data. Lengths and distances shall be to the nearest one hundredth fcct . Ar_c.es s.!=-.'I be to t'_^_e near_st half minute. c._ Highway names. d. ✓ Location, name, and d- Lmension-s Of each existing highway and alley and each uti 1ity, drainage, or si mi I ar easement within, ahu_ti ng, or in the i mmedi_te vicinity of the proposed subdivision. e. ✓ Exact boundary lines of the tract, indicated by a heavy line, giving the dimensions to the nearest one hundredth foot, angles to the nearest one -half minus and at least one bearing; the traverse shall be balanced and closed with an error 01. 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, ✓ Location of property by legal description, including areas in acres or square feet. Source of tit.=, including deed record bock and page numbers. h. ✓ Name and address of all owners of the prop_ erty a_ ^_d name and address of all. persons who have an interest in the preperty, such as easements or rig:L�- G-- r1G`r• i . ✓ Name (s) an subdivider address (es) c= tae subdivider (s) , i= t: _e ;s) is (are) net the owners) ✓ AC curate locat -.cns and descr_Ct1GnS of all subdls =On monuments. k, �_ Accurate outlines and descriptions of any areas to b dedicate^ or reserved for public use or accu_S_t'_On� with the purposes indicated t:te_ eon; any areas to be reserved by deed covenant for common uses of a.1 property owners in the subdivision. Building setbac'.� lines w_t^ dimensions . Final Subdivision Plat Checklist 3 • m. ✓ Lot lines, fully dimensioned, With lengths to t ^e nearest one- hundredth foot and angles or bearings to the nearest one-half minut =. n. �_ width at building line of looms located on a curve cr having non-parallel side 1 .4 nes, when r °C; -'_r°_ : by Planning Board. o. ✓ Names and addresses of owners of all parcels abu =zinc the or: ccsed subdivision_. p. A114 Names of recorded subdivisions abutting the prcpesed subdivision_. a. N k The blccks are numbered ccnsecuti -;e_v t..rcuc_hcut t: ^e suLG ;vis =0n_ and toe lots are n:L'm�er °G c: nsecu =_- %e 'r throuahou L eac a blCCk . r Key man, when more than one sheet is rec_-uired tc present plat . S, ✓ vicinity map s_ ^_owing the general locaticn o t ^e property, 1" =1000' or 111= 2000' t . ✓ Name of subdivision, which shall not du^licate t In e name of any other subdivision in the county. • u. li✓ Name and seal of the registered land surveyor or engineer who prepared the topographic information. Date of survey. V, ✓ Name and seal of registered land surveyor who made t^e boundary survey. Date of survey. W, ✓ Name (s) and address (es) of the owner (s) X, ✓ Map scale (1" =30' or 1" =1001) in Bar Form and nor=: point. Y_ ✓ Date of plat and any applicable revision dates. z. ✓ Name of town, county and state. al. ✓ Border lines bounding the shee`, one inch from t ^e left edge and one -hal- inch from each c= the other edges; all information, including al_ pla= lines, lettering, signatures, and sea's, s all be wit ^_n the border 11nes. b. CD Reese e ^Ce or tiles Dies= t0 - S °Dar�`e nstr'�men�- y - including reSCr ;CCi're covenan�s, wn_'cn G_rec� the !and . in the sune_-r�s_cn. • c1 . tow) One original or mirlar ccr, C= t_?e Z)! a- to be reco=." and three dark -line prints cn trio c more sheets - 11 Cer=i fi Cation san=d by the Cha_r�a or Ct^ d °Si ?tat °_ ►� _ _ - g official cr agent c= the Plan___ng Bcar,z to th` effect that t ^e plat was giver final a=. 1 ''h ; ;. %a by L e :_a^ ^c Boer Final Subdivision Plat Checklist 4 SECTION 38. IMPROV=A NT PLANS AND RELATED INFORMATION • 1. Where improvements are required for a croposed subd, vision, the following documents shall be submitted to the Planning De =artmen_t: NA .L a. b. C, d. e. f Detailed conscruct_on plans and spec:= :cations for water lines, including locations and descriptions o= mans, valves, hydrants, accu'rtenances, etc Detailed conscruccion p' -an s, pr, = - -es, and s_ ec,= _ca =ic ^s fcr sanitary sewers and storm drainage facilities, i_'_c =ud_-c locations and descriot_ons o= pees, mar_holes, aria other facilities . Highway paving plans and spec: = _cation.. The estimated cost of: Grading and fi11inc_, Culverts, swales and other storm drainage faCil_t' eS, Sanitary sewers, Water 11 nes, valves and f1Ye hydrar_ts, Paving, curbs, gutters and sidewalks, Any other improvements required bv_ Town of Ithaca Sub= v;s_on Regulations. • The plan and profile subdivision, with grade horizontal, and 1" = 5' sheets. Profiles shal highway or alley along 1 the sidewalks, if any. " Filerame : 7Su�'-di•r.:k: of each proposed highway in t_ ^_e indicated, drawn to a scale of 1" = 50' vertical, on standard plan and profile show accurately the profile of the he highway center line and location of N