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HomeMy WebLinkAboutPB Minutes 1998-01-06or rmACA t4 Ce TOWN OF ITHACA PLANNING BOARD JANUARY 6. 1998 The Town of Ithaca Planning Board met in regular session on Tuesday, January 6, 1998, 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, Gregory Bell, Jonathan Kanter (Director of Planning), John Barney (Attorney for the Town), Daniel Walker (Director of Engineering), George Frantz (Assistant Town Planner), Christine Balestra (Planner), Joan Lent Noteboom (Town Clerk). ALSO PRESENT: Phil Winn, Dan Briatta, Peter Trowbridge, Tom Salm, Robert O'Brien, John Yntema, Frank Santelli, Mickey Herzing. Chairperson Fred Wilcox declared the meeting duly opened at 7:38 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 December 29, 1997, and December 31, 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 Decmeber 31, 1997. (Affidavit of Posting and Publication is hereto attached as Exhibit 91.) 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. After a brief discussion, the Oath of Office was administered to those who were reappointed to the Planning Board by the Town Board on December 31, 1997. AGENDA ITEM: PERSONS TO BE HEARD: There were no persons present to be heard. Chairperson Wilcox closed this segment of the meeting. AGENDA ITEM: _SEAR DETERMINATION, HOLCOMB SUBDIVISION, 141 NORTHVIEW ROAD: Phil Winn stated that he would be representing Donald and Barbara Holcomb at 141 Northview Road, and they have been the owners of the property for 40 plus years. The Holcombs are selling their property at 141 Northview Road. Based on the lot configuration it was determined that it would be more appropriate that a small portion of their land go to their neighbors. A survey map was prepared by Clarence Brashear, Jr., approximately a year ago along with a recent map dated December 8, 1997 revised December 29, 1997. The second map should be the one that the Planning Board should be looking at because the first map has a few errors. Board Member Cornell asked Mr. Winn if the Planning Board could still use the other maps if they do not know the changes. Mr. Winn stated that the second map is the appropriate map. The map that shows only the small portion • of land should be disregarded. The map shows the existing house location, to see if there would be any problems with zoning. It only raised one concern as to whether the house is too close to the road. Discussions with Mr. Brashear indicate that he thinks that 23 feet could be just as well 25 feet. The location of the street was some PLANNING BOARD MINUTES 2 JANUARY 6, 1998 APPROVED - FEBRUARY 17, 1998 0 what arbitrary. That would need to be directed to the Zoning Board of Appeals. Mr. Winn stated that he does not see any environmental concerns on this property, or with this action. Assistant Town Planner Frantz stated that there are two corrections on the Part I Short Environmental Assessment Form that were noticed after the mailout. This is due to the discovery that the house might not be the minimum required 25 feet from the lot line. On page 8 of the Short Environmental Assessment Form, would the proposed action comply with the existing zoning or other existing land use restriction should be checked "no" assuming that the house is within the 25 feet setback. Number 11 states "Does the proposed action involve a permit, approval, or funding, now or ultimately from any other governmental agency ?" should be marked "yes ", because this proposal would be going to the Zoning Board of Appeals for the variance. MOTION made by Eva Hoffmann, seconded by Robert Kenerson: NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, neither a Long Environmental Assessment Form, nor an Environmental Impact Statement will be required. Chairperson Wilcox stated that a section in number 3 of the proposed resolution's WHEREAS that states "and "Survey Map of a Portion of Lands of Donald F. And Barbara P. Holcomb Showing a 0.145 +/- Acre Parcel to be Conveyed.... ", dated December 5, 1996, both" should be deleted. Assistant Town Planner Frantz stated that is correct, and the following statement should be added in it's place, "December 8, 1997, and revised December 29, 1997 ". There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Cornell, Ainslie, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit 92.) PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF APPROXIMATELY 0.145 +/- ACRES FROM TOWN OF ITHACA TAX PARCEL NO. 52 -1 -17, CONSISTING OF 1.0 +/- ACRES, LOCATED AT 141 NORTHVIEW ROAD, SAID 0.145 +/- ACRE PARCEL TO BE CONVEYED TO THE OWNERS OF THE ADJACENT TAX PARCEL NO, 52 -1 -16 FOR CONSOLIDATION WITH SAID PARCEL. RESIDENCE DISTRICT R -15. DONALD F. AND BARBARA P. HOLCOMB. OWNERS/ APPLICANTS: Chairperson Wilcox declared the above -noted matter duly opened at 7:55 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. No one spoke. Chairperson Wilcox • closed the Public Hearing at 7:55 p.m., and brought the matter back to the Board for further discussion. MOTION made by Robert Kenerson, seconded by James Ainslie: PLANNING BOARD MINUTES 3 APPROVED - FEBRUARY 17, 1998 NOW, THEREFORE, BE IT RESOLVED: JANUARY 69 1998 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 wavier will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board. 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of approximately 0. 145 +/- acres from Town of Ithaca tax Parcel No. 52 -1 -17, located at 141 Northview Road, as shown on the survey map entitled "Survey Map, No. 141 Northview Road, Town of Ithaca, Tompkins County, New York" prepared by Clarence W. Brashear, Jr., L.S. and dated December 8, 1997, said parcel to be conveyed to the owners of the adjacent Tax Parcel No. 52 -1 -16 for consolidation with said adjacent Tax Parcel No. 52 -1 -16, subject to the following conditions: a. Granting by the Zoning Board of Appeals of any required variances, prior to the signing of the approved survey maps by the Chairman of the Planning Board; b. Within six months of this approval, conveyance of the 0.145 acre "Parcel to be Conveyed to Rollins" to the owners of Tax Parcel No. 52 -1 -16 and submission to the Town Planning Department of a copy of the deed conveying said parcel and a copy of the request to the Tompkins County Assessment Department for consolidation of said parcel with Tax Parcel No. 52 -1-16. Chairperson Wilcox stated that the same corrections to the SEQR resolution be made to this proposed resolution in WHEREAS number 3 and condition 2. There being no further discussion, Chairperson Wilcox called for a vote. AYES -Wilcox, Hoffinann, Ainslie, Kenerson, Bell. NAYS - None. ABSTAIN - Cornell. The MOTION was declared to be carried. (NOTE: The adopted resolution is hereto attached as Exhibit #3.) AGENDA ITEM: SEAR DETERMINATION, ITHACA COLLEGE OBSERVATORY, DANBY ROAD: Peter Trowbridge, Trowbridge and Wolf Landscape Architects, stated that there are several conditions that they were aware of prior to the last meeting and some additional items have came up relevant to the environmental assessment. There are flora and fauna issues that need to be discussed. There is some documentation in two reports, one of which is dated October 20, 1997, which was used as part of the sketch plan review report. The second report is dated December 5, 1997, which is supplemental. These two reports together really provide a complete body of information for this project. There are a few items relative to the Long Environmental Assessment Form (LEAF) that are worth discussing this evening. There was one bird and two • insects that were brought to the attention for consideration. One is the South Hill bee. There have been discussions with Bob Wesley and other biologists here in Town, about whether the South Hill Bee occurs on Ithaca College property. It is not clear that is does. It's habitat is only an open meadow area and in woodland PLANNING BOARD MINUTES 4 JANUARY 6, 1998 APPROVED = FEBRUARY 17, 1998 areas so it would not be effected by this project. The second insect is the Buck Moth, and there is no indication that it occurs in Ithaca at all. It was brought to our attention that it is a species that often times inhabits scrub pine forest areas. They do occur in New Jersey and outside Albany, but not here in Ithaca. The third is the bird species, a Prairie Wobler that has been discussed around the South Hill Swamp for many years. The last sighting was at least ten or more years ago. Discussions with John Confer, of the Biology Department at Ithaca College. Mr. Confer is an expert on the Prairie Wobler, and he was in fact the person who made the last sighting over ten years ago, and felt that the only location on Ithaca College property that the Prarie Wobler might exist is on open grass land near King Road. In fact that was the last sighting. Again, there has not been any sighting in the last decade of the Prairie Wobler. Mr. Trowbridge stated that in terms of plant species there is one sedge that is identified by Bob Wesley. Mr. Wesley was only able to indicate one small six inch clump that was within the study area, and felt that was not significant relative to the Environmental Assessment Form (EAF). Mr. Trowbridge stated that in terms of run off, the building in the project area creates only 800 square feet of impervious area, and felt that was an insignificant amount of impervious surface relative to the watershed on South Hill. Mr. Trowbridge stated that his office did a tree by tree survey, which was provided in the October 20, 1997 report. Each tree and species indicated, in a forest management zone, Mr. Wesley felt that none of those plants other than a pitched pine had any significance locally. There has been some interest by Mr. Confer that he may scarify some pitch pine seeds after the project is finished, and try to germinate some pitch pine in the open area near the Observatory. • Chairperson Wilcox asked if that would be done by burning. Mr. Trowbridge stated that there are other ways of doing this. This could be done in the walkway. There are other ways of collecting the seeds. Board Member Cornell asked if burning creates the opening in the canopy. Mr. Trowbridge stated that there is not enough biomass that is burnable on South Hill. There is not enough material that would actually cause a forest fire. He believes that all the environmental issues that have been addressed have been clarified in both the reports or mitigated. Board Member Bell asked who raised the issue of the Buck Moth on South Hill. Mr. Trowbridge stated that there was a graduate student of Entomology at Cornell University. That student was at the last meeting, and he subsequently tried to contact him for further information. That student seemed to think that the Buck Moth should be further studied, but we have not been able to contact him since the last meeting. Chairperson Wilcox stated that Mr. Wesley's letter dated November 2, 1997 states that there are no Buck Moths in that area. Board Member Hoffmann stated that Planner Christine Balestra mentions in her EAF about how the trees that are greater than 30 feet tall outside the area that Ithaca College is proposing to clear, how would that be treated if they grow up to interfere with this area. PLANNING BOARD MINUTES 5 JANUARY 6, 1998 APPROVED - FEBRUARY 17, 1998 Mr. Trowbridge stated that the trees have a low stature on South Hill because they are very slow growing. There are very few trees that have topped out greater than 35 feet on all of South Hill. It is an interesting question, but it is somewhat speculative. The hope was to have 20 degrees to the horizon. They tried to indicate in the field all the of those trees that would be effected by the placement of the observatory in trying to view towards the horizon. Board Member Hoffmann stated that she understands that Mr. Trowbridge is saying that there should not be any trees that would be greater than 30 feet tall. Ms. Hoffmann asked if there were, what would happen. Mr. Trowbridge stated that those trees would be cut down. Mr. Wesley's suggestion to his office is that would be a better thing to do than to try and top trees. In Mr. Wesley's letters he feels that some opening of the canopy would be beneficial to a lot of species including the carax, which is rare in South Hill. Board Member Hoffmann stated that Planner Balestra also mentions in the EAF, when the area is cleared when possible the cut trees may be saved and transferred elsewhere within the South Hill Natural Area to promote growth and regeneration away from the Observatory site. Ms. Hoffmann asked if that is something new because she does not remember seeing that in the proposal. Mr. Trowbridge stated that is something that he would not recommend because trying to transplant trees in that environment, the success rate is virtually zero. It is an interesting idea to try and transplant plants. The trees in question are quite large in stature, and they would not transplant well to start with. To transplant them out of a natural environment and into another area would not be a good idea. It would be one thing if they were species that were felt to be unique and unusual, but as Mr. Wesley stated that they are not. Board Member Hoffmann asked if they would only be clearing trees that are tall enough to interfere at this point. Mr. Trowbridge stated that is correct. Board Member Hoffmann asked if the smaller trees as they grow to interfere would they also be cut. Mr. Trowbridge responded, yes. There would be a management strategy that as trees grow they would be removed to create that cone from the Observatory out. The cleared area around the Observatory is very small. Board Member Cornell asked if there have been any discussions with Cornell University on the usage of their Observatory. Dan Briatta, Skyview Road, stated that he had talked to the Director of the Cornell University Observatory, Jim Howe. There are two Observatories. There is one on North Campus, and the other is on Mount Pleasant which is used more often. The light pollution on North Campus is awful, and the telescope is out of date. Research cannot be done at that sight. Board Member Hoffmann stated that Mr. Briatta's letter mentions mentioned at the last meeting, such as raising the telescope another ten feet off the earlier, but she did not propose anything as much as ten feet off the ground. She off the ground so the space under the telescope would be an eight foot high space, as compared to being a four foot high crawl space. As additional four feet would be seen from surrounding areas, but ten feet might. different proposals that were ground. Since she mentioned it proposed an additional four feet and that would make it useable not interfere with how it would PLANNING BOARD MINUTES 6 JANUARY 6, 1998 APPROVED - FEBRUARY 17, 1998 . Mr. Briatta stated that the ten feet came from the dome manufacture's equipment to see what other heights Ithaca College could get. There are different size cylinders Ithaca College could purchase. MOTION made by Robert Kenerson, seconded by Gregory Bell: NOW, THEREFORE, BE IT RESOLVED, That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. Board Member Cornell stated that she is concerned about this project being close to the South Hill Unique Natural Area. Board Member Hoffmann stated that she was also concerned about the South Hill Unique Natural Area, but after reading some of the information from Mr. Wesley and Mr. Confer she does not feel so worried. There were also some comments made in one of the letters that maybe because this is an observatory and it needs to be isolated because there are no other uses that create a lot of light in this area. This area should be protected. It may not be possible to build things close to it. Board Member Cornell stated that this project has received a lot of good review during the review process, 0 There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Cornell, Ainslie, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit 9-4.) PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN APPROVAL AND RECOMMENDATION TO THE ZONING BOARD OF APPEALS WITH REGARD TO A SPECIAL APPROVAL FOR THE PROPOSED CONSTRUCTION OF AN OBSERVATORY, CONSISTING OF 600 +/- SQUARE FEET, AND APPURTENANT FACILITIES AT THE ITHACA COLLEGE CAMPUS NEAR THE TOP OF SOUTH HILL ON TOWN OF ITHACA TAX PARCEL NO,'S. 42 -1 -13.1 AND 41 -1 -30.2, LOCATED OFF OF DANBY ROAD/RT 96114, APPROXIMATELY 300 FEET SOUTH OF THE EXISTING WATER TOWER, ITHACA COLLEGE, OWNER/APPLICANT; PETER TROWBRIDGE, TROWBRIDGE AND WOLF, AGENTS Mr. Trowbridge stated that information supplied tonight is supplemental to the information at the sketch plan review made several weeks ago. There were several Planning Board Members who visited the site location. Mr. Trowbridge pointed out on an enlarged map where the proposed site location is. There are some improvements to the site. There is a fire access way that comes up behind the terrace residence hall that will be improved for fire access. In discussions with Ray Wheaten of the Fire Department, and he would like to see a 12 foot wide gravel driveway with the lowest possible gradient from the existing fire lane to the Observatory. This portion of the road system current exists. They would be extending approximately 300 more feet south of the water tower to the current Observatory site. All the road ways would be gravel with the 12 foot width. As seen PLANNING BOARD MINUTES 7 JANUARY 6, 1998 APPROVED - FEBRUARY 17, 1998 on the site plan there is no new planting proposed. In discussions with Mr. Wesley the intention is not to introduce any new plants, but any disturbed soil would have a leaf mulch applied to it to recreate the forest floor in and around the Observatory and next to the driveway. There is water and electrical services provided from the area near the water tank to the Observatory site. Since it is prohibitive and a real stretch to bring sanitary service to the Observatory site there is a septic leach field that has been considered by the Tompkins County Health Department. At this point all the permitting for both the water and the septic system have been made. The only problem is that the Health Department is waiting for a negative declaration from the Planning Board tonight in order to give final approval on the septic system. Subsequent to this meeting the Health Department would approve the application for the septic leach field. The driveway itself will be gated and detailed showing that there is limited access to the Observatory. There are two parking spaces. One is required for an Ithaca College van, for bringing students to the site and the other is an ADA requirement. All the surfaces will be graveled with the only paved surfaces will be a small walk way to the north and west of the Observatory site to provide handicapped accessibility to the warmer room on the Observatory. Mr. Trowbridge stated that on the Site Plan entitled "Layout and Grade Plan" the tree protection could be seen that would be installed as part of the construction to make sure that there is limited access to construction equipment in the wooded site. A few feet off the edge of the 12 foot wide driveway there would be construction fence installed to be used as a clear zone near the Observatory. The two other circles on the sketch plan outside the clear zone represents forest management zones. One being trees 20 feet and under and the other circle being 30 foot tall trees. All the clear zones near the building will be remulched with leaf mulch similar to the forest floor. The building itself would be 600 square feet. It has two component parts. One being a warm room, and the other being the telescope room that does not need to be heated. The total height of the dome is roughly 18 feet. As part of the sketch plan review this location was looked at from several high points around the community and would be unable to see very much of the water tower or the building itself. People inside the building would be able to see others, but others would not be able to see the building through the trees. Chairperson Wilcox asked how tall is the water tower. Mr. Trowbridge stated that the water tower is approximately 40 feet high. This building would be half the size of the water tower. There was discussions at the last meeting about alternative construction of the building. Robert O'Brien, HOLT & C Architects, stated that the building is very simple wood frame construction and the prefabricated illustrated dome on top of the building is the major feature. Discussions last time of people going on the roof to use telescopes were not acceptable because it would introduce a level of danger that Ithaca College would prefer not to deal with. Once people start getting onto the roof there needs to be a safe route to the roof and they would need to clear the snow at all times. There would be very little gain to put small telescopes on the roof. Board Member Hoffmann asked if the roof of the building would be increased. Mr. O'Brien responded, no. Board Member Hoffmann stated that the letter from Mr. Briatta indicated that the roof may be higher. Mr. O'Brien stated that the only thing that would be increased would be the height of the telescope. There would be no advantage in increasing the height of the building to trade off against the additional cost of doing it. PLANNING BOARD MINUTES 8 APPROVED - FEBRUARY 17, 1998 JANUARY 6, 1998 Chairperson Wilcox opened the Public Hearing at 8:20 p.m., and asked if anyone from the public wished to be heard. Mr. Briatta stated that the 20 degree angle came from wanting to see the southern end of the ecliptic. The sun on the first day of winter only gets approximately 23 degrees above the horizon. There was a question last time whether we could accept 30 degree or 40 degree site lines as opposed to 20 degrees. The point is that with a 20 degree site line the sun would only be above the trees for a short period of time, and that time being only at noon in mid winter. The planets are all found on the ecliptic where the sun is going to be. It would restrict their view of the solar system quite a bit to have it greater than 20 degrees. Board Member Ainslie stated that when he was in a scout troop they tried to go to the Cornell University Observatory on Fridays, and it was not the time but a wind problem so they could not open the Observatory. Mr. Ainslie asked what particular problem would this Observatory have with wind or would there be enough canopy of trees so the wind would not be a problem. Mr. Briatta stated that he The main problem with the wind I shutter on it. The wind would be be the occasional dust that would wind could damage the building, optics and cells. does not think that would be a problem. That would need to be a high wind. > the dome. This dome would have an over the top shutter rather than a parting less of a problem with that type of dome. The other problem with wind would be picked up by the wind that could damage the optics. It is not so much the but if the dust blows against the telescope it would make a problem with the Board Member Ainslie asked if they would open the Observatory if there was any substantial wind. Mr. Briatta stated that he does not think this site would be much of a problem. Normally they would be clearing 100 feet off from the dome on any Observatory because of turbulence that the wind causes going through the trees. This Observatory is actually closer in and the actual wind should be relatively still. Board Member Cornell asked if the road itself would be covered with anything. Mr. Briatta stated that the road would be covered with gravel. Chairperson Wilcox asked if the Observatory would be opened to the public. Mr. Briatta stated that they would probably open it to the public. It is mostly weather dependent. It depends on weather and students because there needs to be someone there to open the Observatory up. There is also a concern of how people would be getting to the Observatory and maps may need to be displayed for the public. Chairperson Wilcox asked if anyone else from the public wished to speak. No one spoke. Chairperson Wilcox closed the Public Hearing at 8:33 p.m., and brought the matter back to the Board for further discussion. Chairperson Wilcox stated that he would like to compliment Ithaca College and the agents involved for the amount of materials provided to the Board, and the experts they obtained to address the issues that were mentioned at sketch plan review. MOTION made by Candace Cornell, seconded by James Ainslie: • NOW, THEREFORE, BE IT RESOLVED: • PLANNING BOARD MINUTES 9 APPROVED - FEBRUARY 17, 1998 JANUARY 6, 1998 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval as shown on drawings entitled "Ithaca College Observatory, Ithaca, New York," Sheet No. 1 entitled "Context Plan and Cover Sheet," Sheet No. 2 entitled "Driveway and Utility Layout Plan," Sheet No. 3 entitled "Layout and Grading Plan," Sheet No. 4 entitled `Building Plan and Section," Sheet No. 5 entitled "Site Details," and Sheet No. 6 entitled "Site Details," all dated December 5, 1997, all prepared by Holt Architects, T.G.Miller P.C. Engineers and Surveyors, and Trowbridge and Wolf Landscape Architects and Planners, and application materials conditioned upon the following: a. Submission of a detailed forest management plan, including how trees outside of the proposed clearing areas over 30 feet tall will be handled, to the Director of Planning for approval prior to a Certificate of Occupancy, b. Granting of Special Approval and any required variances from the Zoning Board of Appeals for the construction of the observatory, prior to the issuance of a building permit, C. Submission of documentation stating that the applicant has received the necessary County Health Department permits for water and septic, and d. Submission of one original or mylar copy and two paper copies of the final site plan to be retained by the Town of Ithaca, prior to the issuance of a building permit. AND BE IT FURTHER RESOLVED: 1. That the Planning Board, in making its recommendation to the Zoning Board of Appeals, determines the following: a. There is a need for the proposed use in the proposed location, as demonstrated by the applicant; b. The existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project; C. The specific proposed change in land use as a result of the proposed project is in accordance with a comprehensive plan of development for the Town of Ithaca. 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved. Board Member Hoffmann asked if Planner Balestra had any concerns with this project. Planner Balestra stated that all her concerns were addressed, and she feels very comfortable about this 0 project. PLANNING BOARD MINUTES 10 APPROVED = FEBRUARY 17, 1998 JANUARY 69 1998 Director of Planning Kanter stated that there were a number of things suggested by Mr. Wesley which seemed by implication to be incorporated by the College into the Forest Management Plan, and the Planning Board may want to formally ask that be done in a package to review and make sure it included everything the Planning Board requests. Board Member Hoffmann asked if the Planning Board is asking for a more formal plan. Director of Planning Kanter responded, yes. Tom Salm, Vice President of Business Operations at Ithaca College, asked if there is a limit to that as to how far it goes in terms of the Forest Management Plan. Mr. Trowbridge stated that he believes their descriptions of zones thinks the area that is less clear is outside of that. In the cover letter to the proposal, there is a statement that if there were trees that obscured the 20 would also be considered to be cut, but he thinks that would be unlikely, but well. They could provide a written statement. He does think it is explicit u there seems to be some lack of clarity. of 20 to 30 feet are very clear. He Planning Board with the most recent degree horizon view point that they it was described in the cover letter as i the report, but maybe it is not since Director of Planning Kanter stated that the Planning Department is asking Ithaca College for a consolidated statement of all the different things that have been said in different parts of the application. Mr. Trowbridge stated that could be done. Director of Engineering Walker stated that there is one issue on the septic system. It would be a 30 by 60 foot area where trees would need to be taken off of There may be some other options for that drainage field closer into the existing cleared site. Gravity wise they would need to put it down there, but access to the drainage field to get materials in may provide more clearing. If the drainage field was in a slightly different location it would not be a problem. The concept of a sand filter with an appropriate diversion trench should work fine on that hill, but that the final location of that may vary somewhat and he would review that as Town Engineer. Frank Santelli, T.G. Miller P.C. Engineers and Surveyors, stated that part of the reason the drainage field is so far down the hill is because they could not site it within the clear area because of grade. They need to come out below floor elevation of the building and keep the pipe covered. The problem with the sand filtered septic systems there is approximately three feet of imported materials that would go into that. Actually they would be building above the grade because rock was within 12 to 18 inches. Director of Engineering Walker stated that above the slope they may find a need for an extra pump to make it work, and it may be more cost effective to do it that way and put it higher on the site. He would not want to limit the drainage field to this particular site plan if there is a more suitable location. Chairperson Wilcox stated that another reason for the drainage field being located there is because there is a path way which would allow equipment to be brought in. Chairperson Wilcox asked if the proposed resolution needs to be changed in anyway to accommodate what Mr. Walker mentioned. Director of Engineering Walker stated that a final septic system design should be submitted to the Town Engineer for approval prior to the issuance of a building permit. PLANNING BOARD MINUTES 11 JANUARY 6, 1998 APPROVED = FEBRUARY 17. 1998 • Attorney Barney stated that condition "d" should be changed to "e ", and condition "d" should be changed to read "Submission of final septic system design and location to Town Engineer for approval prior to the issuance of Certificate of Occupancy." Attorney Barney stated that condition "a" should be changed to read "Submission of a consolidated statement showing how trees inside and outside of the proposed clearing areas will be handled, to the Director of Planning for approval prior to a Certificate of Occupancy." There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Cornell, Ainslie, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit 45.) AGENDA ITEM: SEOR DETERMINATION, BIG AL'S HILLTOP OUIKSTOP, 1103 DANBY ROAD: Michael Herzing, 1103 Danby Road, stated that there are three plans for the Planning Board to review. A lot of things are being addressed in these revisions to rebuild for the neighborhood, the Town, and for the safety issues of the customers and employees. He is looking to take out everything that is there except the existing gas tanks, and construct a new building, canopy, gas dispensers, and a different brand of gas. The gas station will be full service and self service to start with. There will be also be pay at the pumps as most gas stations have now. The new gas brand will be BP Gasoline. Mr. Herzing stated that he brought a sketch from the architect from Precision Design that shows some of the signage he is asking for besides the two actual signs that are along the road way. It would be a brick and vinyl facade with windows and doors. It is a pretty standard building with the industry. He made modifications based on the last meeting with the Planning Board, such as the public telephone was moved and some of the lighting was reduced on the outside. Mr. Herzing pointed out these modifications on an enlarged sketch plan. Most of the trees were moved on the residential side. He does not need the trees for the business aspect, but it would create a buffer area to the house. The lighting that was eliminated was on the entry way. He plans to put conduit for future lighting if needed, which he would need to come back to the Planning Board with at that time. He would like to have the Zoning Officer check the lighting out after the lighting has been installed and decide whether more needs to be added or taken away from the neighborhood. Chairperson Wilcox asked how similar is the proposed building to the property in McLean. Mr. Herzing stated that this building would be very similar to the McLean store he owns. The McLean store is 2,700 square feet, and the proposed building would be 3,300 square feet with a basement for storage. Board Member Hoffmann asked if the basement area is only for storage. Mr. Herzing responded, yes. Board Member Hoffmann stated that Mr. Herzing mentioned the fence, and that the sketch plan mentions • a proposed pre -cast concrete block retaining wall. Mr. Herzing stated that is a retaining wall within the property on the business side. PLANNING BOARD MINUTES 12 APPROVED - FEBRUARY 17, 1998 0 Board Member Hoffinann asked how tall would the retaining wall be. Mr. Herzing stated that between 18 to 24 inches would be exposed. Board Member Hoffmann asked what side of the wall is the raised area. JANUARY 6, 1998 Mr. Herzing stated that the raised area of terrain is on the south side of the wall. (Right side of the sketch plan map.) Board Member Hoffmann asked where the creek is located. Mr. Herzing pointed out the creek location on an enlarged map. Mr. Herzing stated that the creek almost borders the property. Sam Peter put the creek in years ago due to water problems. Board Member Hoffmann asked if the creek is located on his property. Mr. Herzing stated that a small part of the creek is located on his property. The property line almost goes through the creek. Board Member Bell asked where does the drainage cross the road now, with the same culvert. Director of Engineering Walker responded, yes. • Mr. Herzing stated that it is one of those seasonal things. Right now it is running pretty good with the snow melting, but before that it was not running. Board Member Bell asked if the land is two feet higher on the south side of the wall than it is on the paved surface. Assistant Town Planner Frantz responded, yes. Board Member Bell asked if the wall extended above the high side or would it be extending above the low side. Attorney Barney stated that it shows the retaining wall section on the map entitled `Big Alas Hilltop Quikstop - Construction Details, Sheet No. C04.". Mr. Herzing stated that it would be visible from looking out the back door of the store, and beyond that would be the fence and trees planted as a buffer. Board Member Bell asked why would Mr. Herzing want the retaining wall on the high side to keep the water from coming in. Mr. Herzing stated that they would be building that up to it. They would build the terrain to try and have the land do the work rather than the concrete retaining pieces. 0 Chairperson Wilcox asked if the concrete serves as a back up. PLANNING BOARD MINUTES 13 APPROVED - FEBRUARY 17, 1998 Mr. Herzing responded, yes, and to hold the terrain in place from erosion. JANUARY 6, 1998 Attorney Barney stated that he mislead Mr. Bell because instead of sloping up from the retaining wall it will slope down on the back side of it. Board Member Bell stated that he is not concerned about the retaining wall part of it. He thinks that would not be a problem, but what he is concerned about is retaining the water out of the gas station. Mr. Herzing stated that will work. The retaining wall will keep the water out. Board Member Bell stated that is what he wants to see these walls do, but looking at the grading lines on the sketch plan maps it looks as if the water would be flowing down hill to the gas station. Mr. Herzing pointed out on an enlarged map where the retaining wall would be and how the water would be flowing away from the gas station. Board Member Bell stated that he wanted to ask the same question down farther as the water goes to the west of the property where the retaining wall stops due west of the building. Mr. Bell asked how would the wall function to keep the runoff from the parking area from going into this culvert. Mr. Herzing stated that anything that goes into the parking lot that there is a catch basin that crosses the driveway that goes to the northwest comer of the property. Director of Engineering Walker stated that the general grade of the parking would be less to the north. As people enter the driveway entrance there is a catch basin with a storm drainage to another catch basin in the parking lot then discharged into the detention area, which would also be a safer factor to a standpoint if there are any fuel spills to a point to collect there. The first flood in the parking lot would be obtained in that area and held for a period of time. That catch basin would drain into the existing State drainage system that drains East King Road and crosses the Old East King Road and heads towards the new East King Road intersection. Then it crosses the current East King Road then crosses State Route 96B and goes between the Monkemeyer houses. Mr. Herzing stated that there is also a slotted drain that crosses the entry way that grabs the water also. Board Member Bell asked if this is not a sanitary sewer, but a storm sewer. Director of Engineering Walker responded, yes. Board Member Bell asked where does the storm water go. Director of Engineering Walker stated that the storm water from this area goes into the State drainage system that discharges into a culvert that is just before the Monkemeyer parcel. It is the third property up from the intersection, and flows into the ditch that is on the north side of West King Road. It would enter the Stone Quarry Road ditch and eventually enter into Owl Gorge. Board Member Hoffmann asked if this would drain into the Buttermilk Falls creeks. Assistant Town Planner Frantz responded, no. It appears to drain into Holly Creek, which does flow through Buttermilk Falls State Park, but he does not see this as an Environmental issue. They are not adding new storm water to Holly Creek, the water from the site already goes there. PLANNING BOARD MINUTES 14 APPROVED = FEBRUARY 17, 1998 JANUARY 6, 1998 • Board Member Hoffmann stated that the main concern is that the water does not flow over the paved areas where there might be gasoline and oil that would be carried into the creeks. Assistant Town Planner Frantz stated that was correct. Board Member Hoffmann stated that she thought the water goes into the creek where she did not anticipate that this water would not drain across the paved areas. Mr. Herzing stated that this would not be water coming from the pavement that would be flowing into Holly Creek. It would be the water that flows through the creek in back of the retaining wall. Director of Engineering Walker stated that the water that is up stream of this site would be diverted around the site. None of the water that falls on the fields behind this parcel will go across the parking area. The only water the would go across the parking area would be the water that falls on the paved areas from the rain. On the east side of the site, along the residential parcels, there is a diversion ditch that would keep the water was crossing the parking lot, and then the ditch that runs from east to west on the south side will also be diverted from around the parking lot. Assistant Town Planner Frantz stated that the primary reason the canopy is above the gas pumps is to keep rain fall from falling onto the pavement where gasoline is being dispensed in order to reduce contamination from storm water run off from a gasoline station. The rainfall will not be falling in the areas where people would be pumping gas. The canopy will be diverting the rain from those areas. • Board Member Hoffmann stated that does not work so well all the time. Water will flow if there is enough of it regardless of what is over it. Board Member Bell stated that there are two drainage issues and that one was answered quite well. This is a good project, but his only concern is the particular issue of flow of water across the paved area that would pick up gasoline products. In the last few months, the Planning Board had quite an education on finding out about various streams that flow into Buttermilk Falls State Park. There have been several people from the public coming to the Board about Owl Gorge and Holly Creek during the Park and Open Space Plan. The Planning Board is concerned about the Holly Creek and Owl Gorge, and based on all of that he is still concerned about water that will pick up gasoline around the pumps. He is sure that canopies will help, but still canopies do not cover the whole thing and there will still be water washing across there. Mr. Walker explained where the water is going, and it sounds like the water is going down all these culverts and ends up in Owl Gorge. That is a fragile ecosystem, and he is not sure this will help to a degree that it needs to be helped. Mr. Herzing stated that regardless of this site plan or not, or this change or not that would be taking place, the Board's concern is that. The new construction will not change what is already existing now. He tried to do it with the canopy and concrete in order to improve the situation from what he has now. The added concrete will definitely help the water drainage problems. Gasoline will hit concrete, then evaporate versus carrying off. That is part of the point here for it to evaporate from the concrete. It is a situation that he currently has with the existing gas pumps. Any business has that same situation in mind. Board Member Bell asked if the retention area is just to be grass. 0 Mr. Herzing responded, yes. PLANNING BOARD MINUTES 15 APPROVED - FEBRUARY 17, 1998 JANUARY 6, 1998 Board Member Bell asked if that area could be changed in some way other than just being grass that would help retain water. Mr. Herzing stated that he would need to check into that issue. Changing that area from a forest situation to a non forest situation is going to hurt the retention factor of that area. Director of Engineering Walker stated that the soils in that area are tight any how. Mr. Herzing stated that there is not much rock in this area. Director of Engineering Walker stated that the retention area ends up with a significant dissolution factor because it will hold whatever comes off the parking areas. The first flush is the most concentrated. There is 15 inch pipe coming into that area and a 12 inch pipe going out of the retention area. Board Member Hoffmann asked where the detention area and subarea I and II are on the enlarged map. Director of Engineering Walker pointed out on an enlarged map where those areas are. The parking area is by the concrete wall on the east side and south side of the property coming around to the west side of the property. General drainage from the parking area is from east to west. The retention basin is located in the northwest comer of the property, and it is approximately three feet deep with a 15 inch drain pipe from the parking area coming into it with a 12 inch pipe running out of it. It would be a controlled discharge. It will hold the flow and release it at the same rate that is coming off the site right now, which is a low rate. This would discharge into the State drainage system that is there now. The discharge into the State drainage system which is an underground culvert running along the old East King Road on the south side then running northerly along Route 96B under the new East King Road further along Route 96B and discharging to the west. The storm water will flow from the site through probably 4,000 feet of man made conduits and channels before it enters into the natural gorge which is along Stone Quarry Road. There is a significant amount of variance that occurs because it is very steep and there is a lot of turbulence. The best to get rid of gasoline is to have it evaporate. Board Member Hoffmann asked if the gasoline would evaporate within these pipes. Director of Engineering Walker responded, no. The gasoline would evaporate as it goes through the open channels where there is a lot of turbulence and highflows. He is not anticipating a lot of gasoline. One advantage of having this retention basin is if there was a gasoline spill for the pipes to have a protective boom which would absorb any gasoline that was on the surface before entering the drainage system. Town Clerk Joan Noteboom asked if the whole drainage system would be covered. Mr. Herzing responded, no, that would be open. The evaporation would be starting before going through the pipes and the 4,000 feet Mr. Walker was talking about. He is looking at the worst case scenario here. Director of Engineering Walker stated that the worst case scenario would be someone let the hose out of the vehicle and let it run for 15 minutes. That would take several minutes to flow across the parking area and into the retention basin. There would be sufficient time to plug the pipe so it would not get away right away. The worst case situation it would start seeping into the soil, but it would get trapped into the soil and contained on the site. There is a similar type of retention structure adjacent to the life safety building in the Orchards, which has a • gate they can close. That is more critical because that life safety building is also a chemical storage site so they put that extra level of protection in because they are storing more quantities of materials there. PLANNING BOARD MINUTES 16 APPROVED - FEBRUARY 17, 1998 • Attorney Barney asked if there is an existing detention facility. Mr. Herzing responded, no. Attorney Barney stated that this would be an improvement then. M' ik] 3IdNKi VX61 Mr. Herzing stated that the types of things if a natural disaster happens such as a car pulling away while pumping gas. Now they have hoses that would break away that automatically shuts off. If the nozzle was in the car running and dropped to the ground it would automatically shut off. There is a shut off within the nozzle when it is disturbed. From the business side of it, he has taken into account all the safety things that the State requires and DEC requirements. Director of Engineering Walker stated that nozzles have to be held open to flow fuel now, the hoses are not allowed to be locked opened. Mr. Herzing stated that was correct, but full service stations can have locked nozzles with attendants. The only gas that would escape from the hose would be what is in the line of the hose itself if someone drove away with the nozzle in the car and broke away. Board Member Hoffmann asked if the detention basin at the northwest comer of the property is both a detention basin for storm water run off from the parking lots and the paved areas and an emergency basin if there was a fuel spill. Mr. Herzing stated that it could be if the fuel went in that direction. By the grade is the only direction it could go to drain off. Director of Engineering Walker stated that when the fuel trucks are filling the tanks they will be in the parking lot above that. They will not be in Danby Road. It is not designed as a secondary contaminate area because it does not have a liner in it, but it would function as a safety valve if there is a spill. There are two or three levels of protection on the tankers. The spill that happened on Fall Creek they had a retaining structure around the fuel tank with DEC inspection, but at some point it developed a crack so the fuel spilled into the detention area. They did not notify anyone or cleaned it up immediately. They let it set over night and found the retention area was empty. People who do not follow the rules will be fined significantly. Mr. Herzing stated that when he updated four years ago with new tanks, the term DEC scared him. With experience they are there, not just for the consumer but the business owner. DEC is there to help correct any problems or hazards. He did not have to update his tanks four years ago, but he chose to update because he did not know the whole history of the existing tanks at that time. The same reason he will install a computerized monitoring system on the gasoline tanks with the rate and refills so the alarms will notify him if there is a problem in the ground. Board Member Ainslie asked if Mr. Herzing would be using the existing tanks. If he was to use the existing tanks, what would be the life expectancy. Mr. Herzing stated that the life expectancy four years ago was 30 years. Regardless of the life expectancy the computer will tell him when there is a problem whether it is 30 years from now or ten years from now. It is a tank within a tank, and if gasoline escapes the primary tank a probe gets moisturized and sets off a • computer. If the outer tank gets corrosion and water leaks in, again the probe gets wet it will set off the computer. He will be aware of the problem and he would be able to take care of it. PLANNING BOARD MINUTES 17 APPROVED - FEBRUARY 17, 1998 • Board Member Ainslie asked if these tanks are metal. Mr. Herzing stated that these tanks are double wall steel with fiberglass coating. JANUARY 6, 1998 Board Member Hoffmann stated that hopefully the computer does not go down just when there is problem. Mr. Herzing stated that he did not have a computer until he built the store in McLean. He thought of the that idea also by spending $7,000 on a computer and wonder if it worked. Some how water got into one of the sump pump areas that pumps gas to the dispenser during the winter time, that probe got wet and the computer shut the whole system down. It is nice that the system works. Director of Planning Kanter asked if there is any kind of additional filtering that could be added to the entry into the retention area or directly in the area that might help filter out any pollutants in there. Mr. Herzing stated that he would need to looked into this matter further. He is not sure what is available as far as those things go. Director of Planning Kanter stated that it seems like with the retention area there that there might be some opportunities to use some type of filtering mechanism. The Planning Board is only considering Preliminary Site Plan Approval tonight, and this could be something that could be brought back to the Board at Final Site Plan Approval time. • Mr. Herzing stated that this is a retention area for water that the Board is talking about. Board Member Bell stated that Mr. Kanter used the right words in regards to more filtering of the retention area. If there is a filter system that exists it could help. His concern of what would be likely is not large spill, such as people driving off with the pump hoses in the car, but for more day to day dripping that accumulates. He knows when he goes to a self service pump there are a few drops left behind. Director of Planning Kanter stated that there are different types of filters for various different kinds of pollutants, but the problems with them are the maintenance. These filtering systems would need to replaced regularly. Mr. Herzing stated that he could investigate the possibilities with the gasoline company. Board Member Bell stated that there might be a way to segment the drainage so there would not be so much water running through the filter part of it, so the water coming through the stream in the back would separate. Director of Engineering Walker stated that they are already separated. The only material that is running through it is the material that comes off the building and the parking area of the site itself. The drainage that comes down East King Road from the east is by passing the site. Assistant Town Planner Frantz stated that the water that would be coming off the roof of the building and • the canopy of the gas pumps will not be flowing across the parking lot or the paved areas. That water will not be picking up pollutants. That water will be going underground through the storm drains directly into the detention basins. The Planning Board addressed the concern of the rain fall that lands on the pavement itself A simple, but PLANNING BOARD MINUTES 18 APPROVED - FEBRUARY 17, 1998 JANUARY 6, 1998 • effective technology, the typical drainage inlet in the left corner of Sheet No. C04 shows the pipe being above the floor of the catch basin. There is technology with deeper catch basins with a 90 degree elbow installed on the outlet pipe, so as the rain water flows off the parking lot into the catch basin the gas and oil stay on the surfaces, the gas is actually trapped in the catch basins as the water flows through the inverted 90 degree elbows. • Board Member Hoffmann asked how does it get out of there then if it is trapped. Assistant Town Planner Frantz stated that it is maintenance, and there is also some sediment that settles in the bottom of the catch basins. Once a year, the catch basins are cleaned out. The outlet pipe has a 90 degree angle on it as the water rises the gasoline and oil stay on top and the water flows out. The sediments also float above the water and stay in the catch basin. Chairperson Wilcox stated that the longer they stay the more they dilute. Assistant Town Planner Frantz responded, yes. Director of Engineering Walker stated that gasoline tends to evaporate on concrete surfaces. Chairperson Wilcox asked if concrete is better than asphalt. Director of Engineering Walker responded, yes. Gasoline will sink into asphalt, but it will evaporate if it is not porous. The heavier oils could stick to sediment materials. This detention area will act as a sediment trap also, and will accumulate sediments. Board Member Hoffmann stated that she does not understand the setback distance from Route 96B. It seems that there are some parking spaces that fall into the 50 foot area that is required. She is not sure if it is only the two parking spaces in the area on the northwest corner or if there are other ones. Ms. Hoffmann stated that she noticed on the Layout Plan that there are some picnic tables shown between the road and the convenient store and the concrete wall there. In her mind the tables would be too close to the road to be appropriate. Another problem she has, on all the drawings the road that goes to the north of this property off of Route 96B is shown as East King Road rather than East King Road Extension or Old East King Road. She would like to have that corrected. Mr. Herzing stated that East King Road section is viewed and addressed by a lot different maps. He would try to figure out that information for the Planning Board. Director of Planning Kanter stated that Ward Hungerford had telephoned asking about the project, and he was clear, if the gas station was on the extension rather than the main East King Road, the County does not have jurisdiction over that. The reference to County Route 179 should be taken off that particular portion of the road because the County denies that section of the road. Mr. Herzing asked what would the Town like him to call that section of the road. Assistant Town Planner Frantz stated that it should be referenced as East King Road Extension. Mr. Herzing stated that the picnic tables were added to the sketch plan for approval now rather than installing them later, and the Zoning Officer tells him that it was not part of the plan and he could not do that. If there is a better place for the tables that the Planning Board could suggest, he is open to suggestions. His PLANNING BOARD MINUTES 19 APPROVED - FEBRUARY 17, 1998 JANUARY 6, 1998 argument for that particular spot, is that the area is far from the road and there is the drainage ditch that is between the tables and the road. Board Member Hoffmann stated that it looks dangerous to her to have people sitting at picnic tables near the road. Mr. Herzing stated that there is no way a car can get there because there is a drainage ditch between the road and where the picnic tables will be. Board Member Cornell stated that it still seems unappealing because there would be sounds of cars traveling by. Ms. Cornell asked if there is any other place on the site. Mr. Herzing responded, no, unless they are put into the retention area. Board Member Hoffmann asked why does there have to be the picnic tables. Mr. Herzing stated that there does not have to be picnic tables, but it is something that he has tried to provide for customers during the summer to sit outside. Chairperson Wilcox stated that if it is unappealing it is Mr. Herzing Is issue, but if it is potentially dangerous it is the Planning Board's issue. Board Member Hoffmann stated that she thinks it is potentially dangerous even if there is a ditch there. • Board Member Bell stated that he was not aware of the issue until Ms. Hoffmann just mentioned it. Mr. Bell asked if Mr. Herzmg could build a wooden deck over the retaining basin and make it a picnic area. The water would not go above the deck. Assistant Town Planner Frantz stated that he thinks that would be just as dangerous. Being at the site and reviewing the plans, he does not see any major concerns as far as safety goes as having picnic tables near the road. Board Member Hoffmann stated that she does not find the outdoor eating area eating ice cream very appealing. (Board Member Cornell left the meeting at 9:42 p.m..) Board Member Bell stated that he has a few comments on the Environmental Assessment Form (EAF). Page 3 of the EAF, number 15 states "unnamed intermittent" for streams within or contiguous to the project area, that Holly Creek should be added to this line instead of being unnamed. Board Member Bell stated that page 4 of the EAF, number 2 states "How much natural material will be removed from the site ?" with 3,800 cubic yard as the answer. Mr. Bell asked if that answer was true because it seems like a lot of material. Chairperson Wilcox stated that is nearly what Ithaca College would be removing for their project. • Mr. Herzing stated that he would need to check with the Engineer on that number. PLANNING BOARD MINUTES 20 APPROVED - FEBRUARY 17, 1998 0 away. JANUARY 6, 1998 Chairperson Wilcox asked Mr. Herzing if he knows how much material he expects to bring in or take Mr. Herzing stated that the material that would be brought in is for drainage of the building of gutters and down spouts. He would need to scrape off top soils where there is existing grass currently. There needs to be ditching done for conduits and utility lines. Chairperson Wilcox asked what the foot print of the building was. Mr. Herzing stated that 3,300 square feet, 45 feet by 74 feet. Chairperson Wilcox asked if the basement was ten feet deep. Mr. Herzing responded, yes. Board Member Bell stated that page 4 of the EAF, number 19 states "Will the project routinely produce odors more than one hour per day ?" with an answer of "no ". That answer should be "yes" because there is gas odors at all gas stations. Assistant Town Planner Frantz stated that there will also be pizza smells from the store. Food odors tend to over power gasoline odors. It will also be a small to moderate impact. Board Member Bell stated that page 7 of the EAF, number 3 states "Will the proposed action affect any • water body designated as protected ? ", with an answer of "no ". He thinks there would be some effect of gasoline on Buttermilk Creek and ultimately Cayuga Lake, and that answer should be changed from "no" to "yes ". Mr. Bell stated that there must be some measurable gasoline run off there. Attorney Barney stated that not by the time it reaches the lake. There is not a measurable quantity of gasoline off the site unless there is a major spill. Board Member Hoffmann stated that page 4 of the EAF, number 9 states "Number of jobs generated after the job is completed ", has an answer of 8 people. Ms. Hoffmann stated that seems like a lot of employees. Mr. Herzing stated that the new store would generate eight more employees. They would not be full time employees. The food aspect at the store will create more business, and the jobs will come from the food side of things. The convenience store side of things would continue to run with the same amount of people whether business increases or not. The food side would be labor intensive, and that would be where the new employees are needed whether business increases or not. He does not project the new jobs immediately, but potentially within a year. Board Member Hoffmann stated that this building would not be just a convenience store as it is being proposed on the drawing, but potentially a restaurant business also. Mr. Herzing stated that he does not think restaurant is the correct term. He serves food as most convenience stores do. • Board Member Hoffmann stated that there was mention before of delivering food. PLANNING BOARD MINUTES 21 JANUARY 6, 1998 APPROVED - FEBRUARY 17. 1998 Mr. Herzing stated that he currently delivers food to the colleges and some of the residences in the area. The new store he built in McLean is a traditional convenience store, and yes he serves food. There is limited seating for people who want a cup of coffee or whatever. This store would be the same as the McLean store. Board Member Hoffmann asked if a convenience store is defined as a place that could also have eating areas and food services. Attorney Barney stated that the Town tried to define convenience store in dealing with the Zoning Ordinance. Initially the concept was that there was snack food, but packaged. Most convenience stores serve foods, such as hot dogs. Mr. Herzing stated that the industry is building on, such as the Dryden ExpressMaruMcDonalds. They were on the front cover of the leading industry magazine because of that. When he purchased the store it was already selling gas and foods, and he just expanded upon it. Director of Planning Kanter stated that the zoning in this area is Business "C" rather than Business "D" so the restaurant and retail uses are allowed, but the gas station uses are allowed only because it has been there as a non - conforming use for so long. Board Member Hoffmann stated that she worries about setting a precedent by allowing it. Mr. Herzing stated that he thinks the precedent was set back for Rogan's in the 1980's. • Attorney Barney stated that he does not think there is a precedent set here because it is a permitted use. Board Member Hoffmann stated that this relates to another thing she would like to discuss which are the parking spaces in the area that should be a 50 foot setback. She prefers not to reduce the setback, and would like it to be 50 feet. She understands that if there is going to be food served there and people are going to eat that ... Mr. Herzing stated that it is not even for that, it is to meet the code. The number of parking spaces shown on the sketch plans are the number spaces to meet the code created by the Town of Ithaca. He does not need that many parking spaces. He went through the same thing in the Town of Dryden for the McLean Store. He needed 22 parking spaces, and he is yet to see half of the spaces filled even at peak times. Chairperson Wilcox stated that the Planning Board would like to entertain the possibility of not putting pavement down, but he would need to reserve the space for parking spaces if and when needed. Board Member Bell asked Mr. Herzing why is he looking for the variances he looking for, why doesn't he look for a variance for the parking requirements. Director of Planning Kanter stated that it has to be a minimum of 20,000 square foot building for the reduction. Attorney Barney stated that the reduction is for a multi use facility like the East Hill Plaza concept created. • Director of Planning Kanter stated that Mr. Herzing could try to obtain a variance from the Zoning Board of Appeals for the parking requirements. PLANNING BOARD MINUTES 22 JANUARY 6, 1998 APPROVED = FEBRUARY 17, 1998 Chairperson Wilcox stated that it is just economically and ecologically a good thing to do by not putting as much asphalt down, but make sure that land area is reserved in case those future parking spaces are necessary. Mr. Herzing stated that he wants to keep the minimum things he needed extra, the variances, to a very minimum. He has got this down to one variance by doing it this way. Assistant Town Planner Frantz stated that approximately 300 square feet of additional payment is in question within the setback area. Mr. Herzing stated that that part would be necessary for the tanker to drop his load off. Assistant Town Planner Frantz stated that room would be needed for a tractor- trailer to maneuver around to deliver fuel. He was not concerned about the two parking spaces, it is a relatively small amount of additional pavement within the front yard setback area. Board Member Hoffmann stated that it is not just those two spaces because as she measures the 50 foot setback it would also encroach on the some of the other parking spaces west of the convenient store. Assistant Town Planner Frantz stated that it does appear that the last parking space on the western side of the building intrudes into the setback area by two or three feet. Chairperson Wilcox asked if anyone on the Board has any issues pertaining to the subdivision of this property. • Board Member Hoffinann stated that the Board also discussed the traffic flow suggesting that one may direct cars to come out the driveway near the new property boundary onto East King Road Extension. The traffic would not be coming in and out of the one opening on Route 96B. Chairperson Wilcox stated that it was suggested that people would exit off of East King Road Extension and drive to Route 96B. Board Member Hoffmann stated that some people thought it would be better to limit the traffic to the one entry/exit driveway off of Route 96B opposite the fuel pumps. Director of Planning Kanter stated that the State Department of Transportation (DOT) has done preliminary reviews of the curb cut on the State Highway. Mr. Herzing stated that the State DOT has given a preliminary okay, but has not applied for the permit yet which he was waiting for approval of the Board before applying. MOTION made by Robert Kenerson, seconded by Gregory Bell: NOW, THEREFORE, BE IT RESOLVED• That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. • PLANNING BOARD MINUTES 23 JANUARY 6, 1998 APPROVED - FEBRUARY 17. 1998 • Assistant Town Planner Frantz stated that the excavation of the material just for the building basement would be approximately 1,200 cubic yards. It may not be as much as 3,800 cubic yards, but assuming there would be 18 inches excavated for all the paved areas to be back filled with gravel for good surface that would be another 1,500 cubic yards. The EAF should be left at 3,800 cubic yards. Board Member Bell asked if the present building has a basement. Mr. Herzing responded, no. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Ainslie, Kenerson, Bell. NAYS - None. ABSENT - Cornell. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit #6.) PUBLIC HEARING. CONSIDERATION OF PRELIMINARY SITE PLAN APPROVAL AND PRELIMINARY SUBDIVISION APPROVAL FOR THE PROPOSED RECONSTRUCTION OF BIG AL'S HILLTOP OUIKSTOP, 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, 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 -21 TOTALING 1.53 +/- ACRES. ALSO PROPOSED IS THE RESUBDIVISION OF THE TWO EXISTING PARCELS INTO TWO NEW LOTS. APPROXIMATELY +/- 1.13 ACRES AND +/- O 409 ACRES RESPECTIVELY BUSINESS DISTRICT "C". BIG AL'S HILLTOP QUIKSTOP, INC. OWNER/APPLICANT; MICHAEL HERZING AGENT* Chairperson Wilcox declared the above -noted matter duly opened at 10:05 p.m., and read aloud from the Notice of Public Hearings as posted and published and as noted above. Chairperson Wilcox asked if anyone from the public wished to be heard. Board Member Bell stated that the Planning Board was supplied with a clip sheet from Lumark Lighting. Mr. Bell asked Mr. Herzmg to explain what and where these light fixtures would be. Mr. Herzmg stated that these lighting fixtures are called wall packs. They will be installed onto the building. Approximately six on the front of the building will be recessed on the south end pointing downward. On the east and west sides of the building will be wall packs that are placed on the walls. There will be four wall packs on the back of the buildings by the dumpsite, compressor, HBHC system, and the freezer /cooler area that is within a fenced in area. Assistant Town Planner Frantz stated that condition "b" in the draft resolution is intended to address this very question. When Mr. Herzing returns for Final Site Plan Approval the elevation drawings should be included on the building. i PLANNING BOARD MINUTES 24 JANUARY 6, 1998 APPROVED - FEBRUARY 17, 1998 • Board Member Bell stated that this description mentions that these fixtures mount to a vertical surface. There fixtures would be for the back walls not the side walls. Mr. Herzing stated that they are all similar lights for the building. Board Member Bell asked if the lighting fixtures on the back of the building would be pointing directly to the houses to the south. Mr. Herzing responded, no, they would be shining downward to the ground. The lighting fixtures would be mounted close to the building so they cannot be vandalized and that the light shines downward. The lighting fixtures will be shining right out the back side of the building. Lighting fixtures on the side walls would be mounted to the walls. Board Member Bell asked if these lighting fixtures could be mounted on the fence pointing at the building to light space between the fence and the building from the fence side instead of the building out. Mr. Herzing stated that anything is possible in trying to keep down the expense of poles and conduit to do that. This seemed to be the best way of doing this because it is approximately $2,000 /per lighting pole. Town Clerk Noteboom stated that she is a resident of the Town of Ithaca and a neighbor of Big Al's Hilltop Quikstop. She and her husband reviewed these plans. Her husband mentioned that the way the building has been reangled some and with the recessed lighting that he feels it would minimize many of the concerns they had. Ms. Noteboom asked how tall will the signage be for the gas sign, and would that be in the location of what • used to be his sign. Mr. Herzing stated that the Sunoco sign he has now will be similar to the new signage, but it will not be a diamond. The new sign will be a rectangular sign. The new sign would be located close to the State Park sign. Town Clerk Noteboom asked if the new sign would have the type of bulbs and lumens as the other fixtures. Mr. Herzing responded, no. The new sign would have the type of luminous that the current sign has now. The new sign would not be giving off a great amount of light. Town Clerk Noteboom stated that Sheet No. C00 shows a line of bushes. Mr. Herzmg stated that shows the current trees now, but will not be there after the construction. Town Clerk Noteboom stated that from the angle on Sheet No. C00 that would be effected by this lighting would be their house only. The light would be in a direct line to their house. Ms. Noteboom asked if more trees could be added to this area for more screening. Mr. Herzing stated that he could add more trees to that area, but the problem would be as the trees grow it would interfere with the visibility of egress and regress of the entrance way. Director of Planning Kanter stated that a condition should be added to the proposed resolution to show more details on the planting beds. • Chairperson Wilcox asked what the stars on the sketch lan represent. P P PLANNING BOARD MINUTES 25 APPROVED - FEBRUARY 17, 1998 41 Mr. Herzing stated that the stars on the plan indicate evergreen trees. PL•VtiL11:Zil�iL'I ,3 Town Clerk Noteboom stated that they think the building would be more attractive than what is currently there, and Mr. Herzing has addressed their concerns. Chairperson Wilcox asked if anyone else from the public wished to be heard. No one spoke. Chairperson Wilcox closed the Public Hearing at 10:13 p.m., and brought the matter back to the Board for further discussion. Assistant Town Planner Frantz stated that he does not think that the lighting fixtures mounted to the back of the building shining from the building would have any impact on the adjoining property. The fence would be higher than those lights due to the terrain. Mr. Bell asked if the fence could be higher in the lower part since there is a slope. Assistant Town Planner Frantz stated that the fence will be higher than the lights. Board Member Hofmann stated that she is a little confused as to where the lights will be located. She thought that the lights would be located on the long side where there is overhang. Mr. Herzing stated that if it is not good on the back side he could mount the lighting fixtures on the wall. He would put the lights wherever the Board wants him to put the lights. Board Member Hoffmann stated that she would prefer to have the lights in the suffits so they do not shine out. She understands that on the short end there is no overhang. Her concern on the west end wall would be if the lights are quite strong they might interfere with the vision of drivers going by. Mr. Herzing stated that they are really for building lighting to shine on the sidewalks. They are not flood lights. He tried to keep the lights to a minimum, and put conduit in for the future. He did the same thing for the McLean store and he never had to put more lighting in, but the conduit is there for more lighting. Board Member Hoffmann stated that she would be concerned about lights that shine into the eyes of people driving by or coming in and out of the store. Assistant Town Planner Frantz stated that as people are coming north on the highway there is a slight curve on Danby Road itself. People would be looking away from the store until they are very close to the store. This type of lighting is designed to be down cast and stay within the store area. Board Member Hoffmann asked if that would be the same for the ones mounted on the vertical wall. Mr. Herzing responded, yes. Assistant Town Planner Frantz stated that the little dots on the context map represent substantial trees. They will also be blocking light spillage from the site. Mr. Herzing stated that there is no question that this plan will create much less light spillage than he currently has. • Board Member Ainslie asked Mr. Herzing if he has wall packs on his McLean store. • • • PLANNING BOARD MINUTES Mr. Herzing responded, yes. 26 APPROVED - FEBRUARY 17. 1998 JANUARY 6, 1998 Board Member Ainslie stated that Ms. Hof&nann should drive to the McLean store at night to see how those lights work. Town Clerk Noteboom asked how long would the construction take. Mr. Herzing stated that the McLean store took approximately nine weeks. He is expecting this to be in the same vicinity. Town Clerk Noteboom asked if the store would still be open. Mr. Herzing stated that he plans to be open during the whole construction period. He would be able to complete 95 percent of the construction by not effecting the current business. He would be moving things in the middle of the night as part of moving into the store. Board Member Hoffmann asked Mr. Herzing to supply the Planning Board with a picture of what the sign would look like with the dimensions. Mr. Herzing stated that he could supply that information to the Board at the Final Site Plan Review. Board Member Ainslie asked if BP gasoline is coming back into the country because there is a BP in Jacksonville. Mr. Herzing stated that BP gasoline is very strong. They are trying hard to get into the northeast. Most of the BP gasoline stations are in the mid west area. BP gasoline offers the best program at this time, and they may be the most popular brand. Attorney Barney asked what is the McLean store gas product. Mr. Herzing stated that the McLean store gas is Citgo. Board Member Ainslie asked if BP gasoline means "British Petroleum ". Mr. Herzing responded, yes. MOTION made by Robert Kenerson, seconded by James Ainslie: NOW, THEREFORE, BE IT RESOLVED: 1. That the Planning Board hereby grants Preliminary Site Plan Approval 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, new curbing and entrances, new parking areas, and replacement of the existing post sign, as shown on drawings entitled, `Big Al's Hilltop Quikstop, Preliminary Plat ", `Big Al's Hilltop Quikstop, Demolition & Erosion Control Plan", `Big Al's Hilltop Quikstop, Layout Plan" and `Big Al's Hilltop Quikstop, Utility & Grading Plan" prepared by T.G. Miller, P.C. Engineers and Surveyors and dated December 5, 1997, and other application materials, subject to the following conditions to be met prior to Final Site Plan Approval: PLANNING BOARD MINUTES 27 APPROVED - FEBRUARY 17, 1998 • a. Granting by the Zoning Board of Appeals of any necessary variances; JANUARY 6, 1998 b. Revision of the site plan to include location of all proposed outdoor lighting fixtures; C. Submission of a complete landscaping and planting schedule, including materials to be planted in proposed planting beds; d. Submission to and approval by the Town Building Inspector of a construction phasing schedule, prior to the issuance of a building permit; e. Revision of drawings to show correct name of road designated on plans as E. King Road; f. Revision of plans to include details of all signage; g. Revision of detail on Sheet C04 on retaining wall to more accurately reflect the topography, if necessary. AND BE IT FURTHER RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary Subdivision Approval, as shown on the Preliminary Subdivision Checklist, having determined from the materials presented that such waivers will result in neither a significant alteration of the purpose of • subdivision control nor the policies enunciated or implied by the Town Board. 2. That the Planning Board hereby grants Preliminary Subdivision Approval for the proposed resubdivision of the two existing parcels at Big Al's Hilltop Quikstop into two new lots, approximately +/- 1. 13 acres and +/- 0.409 acres respectively, as shown on the preliminary plant entitled `Big Al's Hilltop Quikstop, Preliminary Plat ", prepared by T.G. Miller, P.C. Engineers and Surveyors and dated December 5, 1997, and other application materials, subject to the submission of those items required by Article VI, Section 37 "Final Subdivision Plat Checklist ", prior to consideration of Final Subdivision Approval. The Planning Board had a brief discussion on the parking spaces, and how the tankers would be able to arrive on site to unload the fuel into the tanks. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Ainslie, Kenerson, Bell. NAYS - None. ABSENT - Cornell. The MOTION was declared to be carried unanimously. (NOTE: The adopted resolution is hereto attached as Exhibit 47.) AGENDA ITEM: APPROVAL OF MINUTES - DECEMBER 16,1997• • The December 16, 1997 Planning Board Minutes were not r ared for P eP tonight's approval. PLANNING BOARD MINUTES 28 JANUARY 6, 1998 APPROVED =FEBRUARY 17, 1998 AGENDA ITEM: OTHER BUSINESS: • MOTION made by Gregory Bell, seconded by James Ainslie: RESOLVED, that the Town of Ithaca Planning Board hereby elects Eva Hoffmann as Vice Chair of the Planning Board for the year 1998, and administered the Oath of Office. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Ainslie, Kenerson, Bell. NAYS - None. ABSTAIN - Hoffmann. ABSENT - Cornell. The MOTION was declared to be carried. ---------------------------------------------------------------- - - - - -- Director of Planning Kanter stated that the Cornell University Lake Source Cooling Project has been officially referred to the Planning Board by the Town Board, which would be on the agenda for the next meeting for sketch plan review. There were revised building plans submitted to the Town Board for consideration that addressed a lot of the Town Board Member's concerns. ---------------------------------------------------------------------- Director of Planning Kanter stated that the Planning Department received new materials for the Mecklenburg Heights Project as to the relocation of the entrance road. He needs to look the material over, and he is not sure he would be able to have it ready for the next meeting. Board Member Kenerson asked if this Board could realistically do anything with the Town road. Director of Planning Kanter stated that at the new location, yes. Chairperson Wilcox stated that is another rezoning subdivision site plan project. Board Member Kenerson stated that it is a key to try and establish some of the procedures this Board needs to follow. ---------------------------------------------------------------- - - - - -- Director of Planning Kanter stated that the Montessori School may be on the next agenda for another potential addition on the annex building that is located across the street from the main building. He will be meeting with school representatives later this week to find out more about the project, and they might be in for an informal discussion at the next meeting. ---------------------------------------------------------------- - - - - -- Board Member Bell stated that he received a copy of the Open Space Plan for the State. There are some things in this Plan that are of direct interest to the Town. Mr. Bell asked if any staff member had any involvement with this Plan. Director of Planning Kanter stated that the Town received a copy, and it initially went to the Chair of the Conservation Board. The Conservation Board did discuss that Plan at their last meeting. The Conservation Board was going to send communication to the State with the Town's adopted Plan, and ask the State to consider • the Town's Plan in adopting their Plan to be consistent. The Planning Department has not done a formal review of the State's Open Space Plan. PLANNING BOARD MINUTES 29 JANUARY 6, 1998 APPROVED =FEBRUARY 17, 1998 Board Member Bell stated that the deadline for commenting on the EIS has already passed. He found out about this Plan through the front page of the Ithaca Journal. There are at least three things that would be of concern to the Town of Ithaca such as the Black Diamond Trail and the proposed acquisition for the entrance to the Treman State Park along Route 13. Assistant Town Planner Frantz stated that the State owns that entire triangle between Route 13 and Route 327. In discussions with State Parks, as part of this Plan the State proposed to acquire the areas along the inlet and some possibly across from Robert Treman State Park on the east side of Route 13 in the vicinity of Turback's. There are some parcels of land to the east of Route 13 and the bottom lands of the inlet valley that have been identified in that Plan. Board Member Bell stated that the Plan does not mention and that it would be appropriate for the Town to comment on is that there is no acquisitions to protect the east side of Buttermilk Falls State Park. The Town of Ithaca's Open Space Plan mentions a lot of details on that. The State is not doing anything in terms of what the Town plans to do. Assistant Town Planner Frantz stated that the State's Open Space Plan is updated every five years. The Town's logic was to get the land in Inlet Valley with this cycle, and when the Plan comes up for revision again the Town of Ithaca has an adopted Parks, Recreation, and Open Space Plan that urges stronger additional protection on the eastern side of Buttermilk Falls State Park. Those parcels of land could then be incorporated into the next version of the State's Open Space Plan. 0 Board Member Ainslie asked how up to date is the State's Open Space Plan. Board Member Bell stated that the State's Open Space Plan is dated October 1997. Assistant Town Planner Frantz stated that the process of putting this document together probably began a year ago. It is similar to what the Town of Ithaca put together. Director of Planning Kanter stated that the State's Open Space Plan deals with prioritizing either acquisitions or improvements on parcels that are included within in their Plan. ----------------------------------------------------------------- - - - - -- Board Member Bell stated that he has concerns about the way the Town Board and the Planning Board interact. Ms. Cornell's note mentions that she thinks the Planning Board should be more involved in the process of getting new Planning Board Members and also selecting Chairs. The Chair situation used to be a decision at this Board's level, and it seems to be passed along to the Town Board taking the entire responsibility without nomination. That was Ms. Cornell's concern. Mr. Bell stated that as part of that is the whole situation of his term, and the resolution that the Town Board passed was to offer a one year tern filling out Herb Finch's term for him and not a full term. He does not want to go into further details at this time, but he would like to discuss it with Town Board Members. Chairperson Wilcox stated that he does not think it has ever been in the prerogative of this Board other than to make a recommendation to the Town Board. Attorney Barney stated that the appointments of both the Chair and Members of the Planning Board are Town Board functions. It used to be years ago for a nomination by the Planning Board, and 99 percent of the is time there was approval of that nomination by the Town Board. Several years ago, with the Planning Board, there was a change in the composition of the Town Board and the long time Planning Board Chair was nominated • • • PLANNING BOARD MINUTES 30 JANUARY 6, 1998 APPROVED - FEBRUARY 17. 1998 by this Board. The Town Board chose not to reappoint that person. The person had been Chair of the Planning Board for five to six years. In fact, there was a dead lock at the Town Board level for one meeting on the appointments because at that time the Town Board was divided somewhat politically. The Board at the next meeting had a majority appoint a new Chairman, that was made over the Planning Board recommendation. In recent years the Town Board has set up a mechanism where there are vacancies they go through an interview process for new members. In this last instance because there were three vacancies, and at the time the Town Board acted at the end of the year, there were two vacancies they chose not to go through an interview process. Attorney Barney stated that anyone could talk to the Town Board Members to try and persuade them to do something different. The Town Board's view may not be changed, but they can be contacted. The Chair nomination a few years ago was overridden by the Town Board for reasons that are not appropriate to get into. It is the Town Board's decision, and they welcome nominations and recommendations. In terms of finding new members, Ms. Cornell is right, and it would be great if the members of the Planning Board knew people who would want to serve on the Board could get them to submit letters of interest to the Town Clerk for the Town Board to review at their meetings. The Town Board has struggled on how to increase interest in serving on both the Planning Board and Zoning Board of Appeals. There are vacancies on both Boards, and if there was anyone interested have them contact the Town Clerk. Board Member Bell asked if there are any other current nominees for the other opening. Town Clerk Noteboom stated that she received a letter of interest, and that will be presented to the Town Board at the January 12th meeting. That would be for the Town Board to appoint an interviewing committee to interview this individual. The Conservation Board and the Zoning Board of Appeals are filled. The Ethics Board has a vacancy. The Agricultural Committee will be appointed on January 12th, and the recommendation is for all the same members of that committee to be reappointed. Board Member Ainslie asked if Mr. Bell is filling out Herb Finch's term. Chairperson Wilcox stated that the Town Board for whatever reasons gave Mr. Bell a one year appointment to fill out Herb Finch's term, and gave Mr. Ainslie a seven year term. AGENDA ITEM: ADJOURNMENT: Upon MOTION, Chairperson Wilcox declared the January 6, 1998, Meeting of the Town of Ithaca Planning Board duly adjourned at 10:56 p.m. Prepared by: Deborah Kelley, Keyboard Specialist/Minutes Recorder Mary Bryant, Administrative Secretary for the Town of Ithaca Planning Board. I • TOWN OF ITHACA PLANNING BOARD 126 East Seneca Street Ithaca. New York 14850 Tuesdav, January 6, 1998 AGENDA 7:30 P.M. Persons to be heard. 7:' )5 P.M. SEQR Determination, Holcomb Subdivision, 141 Northview Road. 7:40 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision approval for the proposed subdivision of approximately 0. 145 +/- acres from Town of Ithaca Tax Parcel No. 52 -1 -17, consisting of 1.0 +/- acres, located at 141 Northview Road, said 0.145 +/- acre parcel to be conveyed to the owners of the adjacent Tax Parcel No. 52 -1 -16 for consolidation with said parcel, Residence District R -15. Donald F. and Barbara P. Holcomb, Owners /Applicants. 7:55 P.M. SEQR Determination, Ithaca College Observatory, Danby Road 8:10 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals with regard to a Special Approval for the proposed construction of an observatory, consisting of 600 +/- square feet, and appurtenant facilities at the Ithaca College campus near the top of South Hill on Town of Ithaca Tax Parcel No's. 42 -1 -13,1 and 41 -1 -30.2, located off of Danby Road/Rt. 96B, approximately 300 feet south of the existing water tower. Ithaca College, Owner /Applicant: Peter Trowbridge, Trowbridge and Wolf, Agent. 8:50 P.M. SEQR Determination, Big Al's Hilltop Quikstop, 1103 Danby Road. 9:05 P.M. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval and Preliminary Subdivision Approval 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, 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, totaling 1.53 +/- acres. Also proposed is the resubdivision of the two existing parcels into two new lots, approximately +/- 1. 13 acres and +/- 0.409 acres respectively. Business District '`C ". Big :41's Hilltop Quikstop, Inc. Owner /Applicant; Michael Herzing, Agent. 8. Approval of Minutes: December 16, 1997 (in packet) 9, Other Business, 10, 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- 17470 (A quorum of four i41 members is necessary to conduct Planning Board business.) • • The Ithaca Journal Wednesday, December 31, 1997 �1A000 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, Jan. 6, 1998 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 s on Tuesday, January 6, 1998 at 126 East Seneca Street, Ithaca, N.Y. at the t following times and on the following matters: Consideration of 7:40 p.m• Preliminary forothe pro- _ Sub- division Approval posed subdivision of F approximately 0.145 +/- Parcel from T 52-1-17 ' consist- - atg1411North iew Road, said 0.145 +/. acre parcel to be conveyed to the owners of the - adjacent Tax Parcel No. 52.1 -16 for consolidation with District �R -15. Donald sF.eand Barbara P. Holcomb, I Owners /AppliEants. 8:10 P.M. Consideration of Preliminary and Final Site Plan A proval and Rec- ommendation t the with Zoning re I Board of Appeal, Bgard to a Special Approval i for the roposed construction of an a , of 600 + /r squa a feet, an appurtenant facilities at the Ithaca College campus near the top of South Hill on Town s of Ithaca Tax Parcel No's. 42 -1 -13.1 and 41- 1.30.2, lo- cated off of Danbyy Road /Rt. 96B approximately 300 feet sout� of the existing water tower. Ithaca orCollPeegee, iTrowbridge, Trowbridge and t Wolf, AFgAent. i Preliminary m nary Consideration Plan nApp(- proval and Preliminary Sub f division Approval for the pro- c posed reconstruction of Big - dude demolittiiounk. f tphetexist- . in g fuel pump island and convenience store and fuel t pump ru islands Of withe canopy I and a +/- 3,330 square foot f convenience store, new curb - ing and entrances, new park - t in g areas, and replacement of the existing post sign, lo- cate at 1103 Donby Rood (Route 968j Tox Parcel No's. 4 531 +% d acres.. Also pro- posed is the resubdivision of the lwa existing parcels into two new lots, approximately +/- 1.13 acres and + Y 0.409 acres resPectivelX, Business District is " ' - Big in 1cs Hilltop ro� T Owner /Applicant; Michael Herzing, Agent. Said planning board will at aid times and said place hear all persons in support of such matters or objections hereto. Persons may appear by aggent or in person. ndividuals with visual impair- ments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearings. Jonathan Kanter, AICP Director of Planning 273.1747 December 311 1997 N I PI C F 0 • • TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS 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, January 6, 1998, at 126 East Seneca Street, Ithaca, N.Y., at the following times and on the following matters: 7:40 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of approximately 0.145 +/- acres from Town of Ithaca Tax Parcel No. 52 -1 -17, consisting of 1.0 +/- acres, located at 141 Northview Road, said 0.145 +/- acre parcel to be conveyed to the owners of the adjacent Tax Parcel No. 52 -1 -16 for consolidation with said parcel, Residence District R -15. Donald F. and Barbara P. Holcomb, Owners /Applicants. 8:10 P.M. Consideration of Preliminary and Final Site Plan Approval and Recommendation to the zoning Board of Appeals with regard to a Special Approval for the proposed construction of an observatory, consisting of 600 +/- square feet, and appurtenant facilities at the Ithaca College campus near the top of South Hill on Town of Ithaca Tax Parcel No's. 42 -1 -13.1 and 41 -1 -30.2, located off of Danby Road /Rt. 96B, approximately 300 feet south of the existing water tower. Ithaca College, Owner /Applicant; Peter Trowbridge, Trowbridge and Wolf, Agent. 9:05 P.M. Consideration of Preliminary Site Plan Approval and Preliminary Subdivision Approval 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, 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, totaling 1.53 +/- acres. Also proposed is the resubdivision of the two existing parcels into two new lots, approximately +/- 1.13 acres and +/- 0.409 acres respectively, Business District "C ". Big Al's Hilltop Quikstop, Inc. Owner /Applicant; Michael Herzing, Agent, Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the-public hearings. Dated: Monday, December 29, 1997 Publish: Wednesday, December 31, 1997 Jonathan Director 273 -1747 Kanter, AICP of Planning r1 �J • C 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 Planniniz Board in Town of Ithaca Town Hall, 126 East Seneca Street. Ithaca. New York, on Tuesday. January 6 1998 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 December 29.1997 December 31, 1997 McGuire, Secretary Town of Ithaca. STATE OF NEW YORK ) SS.: COUNTY OF TOMPKINS ) Sworn to and subscribed before me this3l st day of 997. Cti -Z - Notary Public. Mary J. Saxton Notary Public, State of New York Registration #01SA5044003 Qualified in Tioga County l /� My Commission Expires 1 tkv • • • Donald F. & Barbara P. Holcomb ADOPTED RESOLUTION: SEQR: Preliminary and Final Subdivision Approval, Subdivision of Tax Parcel No. 524-17 Town of Ithaca Planning Board, Januan• 6, 1998 MOTION by Eva Hoffmann, seconded by Robert Kenerson: WHEREAS. 1. This action is Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of approximately 0. 145 +/- acres from Town of Ithaca Tax Parcel No. 52 -1 -17, consisting of 1.0 +/- acres, located at 141 Northview Road. said 0.145 +/- acre parcel to be conveyed to the owners of the adjacent Tax Parcel No. 52 -1 -16 for consolidation with said parcel, Residence District R -15. Donald F. and Barbara P. Holcomb, Owners /Applicants, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Subdivision Approval, and 3. The Planning Board, on January 6. 1998. has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planning staff, a survey map entitled "Survey Map No. 141 Northview Road, Town of Ithaca, Tompkins County. New York ", dated December 8, 1997, and revised December 29,1997, prepared by Clarence W. Brashear, Jr., L.S., and other application materials. NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, neither a Long Environmental Assessment Form, nor an Environmental Impact Statement will be required. AYES- Wilcox, Hoffmann, Kenerson, Bell, Cornell. Ainslie. NAYS- None. nammously. Bryant/ Administraty/e Secretary. • Donald F. & Barbara P. Holcomb ADOPTED RESOLUTION: Preliminary and Final Subdivision Approval, Subdivision of Tax Parcel No. 52 -1 -17 Town of Ithaca Planning Board, January 6, 1998 MOTION by Robert Kenerson. seconded by James Ainslie: WHEREAS: 1. This action is Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of approximately 0. 145 =.'- acres from Town of Ithaca Tat Parcel No. 52 -1 -17, consisting of 1.0 —/- acres. located at 141 Northview- Road. said 0.145 +/- acre parcel to be conveyed to the owners of the adjacent Tax Parcel No. 52 -1 -16 for • consolidation with said parcel. Residence District R -15. Donald F. and Barbara P. Holcomb, Owners /Applicants, 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 January 6, 1998, made a negative determination of environmental significance. and 3. The Planning Board, on January- 6, 1998. has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planning staff, a survey map entitled "Survey ivlap No 141 Northview Road, Town of Ithaca. Tompkins County. New York ", dated December 81 1997, and revised December 29,1997, prepared by Clarence W. Brashear. Jr.. L.S., 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 b.. from the materials presented that such waiver «-ill result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board. • . Donald F. & Barbara P. Holcomb ADOPTED RESOLUTION: Preliminary and Final Subdivision Approval. Subdivision of Tax Parcel No. 52 -1 -17 Town of Ithaca Planninor Board. January 6. 1998 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of approximately 0. 145 +/- acres from Town of Ithaca Tax Parcel No. 52 -1 -17, located at 141 Northview- Road. as shown on the survey map entitled "Survey Map. No. 141 Northview Road. Town of Ithaca. Tompkins County, New York" prepared by Clarence W. Brashear, Jr., L.S. and dated December S. 1997, and revised December 29,1997, said parcel to be conveyed to the owners of the adjacent Tax Parcel No. 52 -1 -16 for consolidation with said adjacent Tax Parcel No. 52 -1 -16, subject to the following conditions: a. granting by the Zoning Board of Appeals of any required variances. prior to the signing of the approved survey map by the Chairman of the Planning Board: and b. within six months of this approval. conveyance of the 0.145 acre "Parcel to be Conveyed to Rollins" to the owners of Tax Parcel No. 52 -1 -16 and submission to the Town Planning Department of a copy of the deed conveying said parcel and a copy of the request to the Tompkins County Assessment Department for consolidation of said parcel with Tax Parcel No 52 -1 -16. AYES - Wilcox, Hoffman, Kenerson, Ainslie, Bell. NAYS -None. ABSTAIN - Cornell. The MOTION was declared to be carried. n Karen McGuire, Secretary, Town of Ithaca. Mary Brya . Administr e Secretary. • C7 S ON PLAT C= CZTn :AR7CLE v_ SZC=_ON 30 PRZLIV=NA-RY S EDNT P t72 W = Wei_V_✓ NCT A?PL =C- =__ COND - The uG_ /e zwn an CCiT1Cl °__s. These mG_� -_a'_ S ^G'_l b° L_.'ec W. C.' a= Ca_enCar CayS D ^ tC L __ C ECG Me -- -- : a- N '- - °--- ...- --_-.' _ J _ a =c_ova_ is rezuestee. 01 2 i Grn 11e�Tn?r`Cr ._`J ESC�CW AC'_' ° °-° = and. J �3 + Paz -cnt pr -t re V:e'J LeeS. a. ��? Deposit c= escrow. • 5. Cre fully com--le =e^ a-'" S_="' =a. Ass = =s Pa=c I (SE ??) , or Lcr_C E _v_ror_cne = =al Assess,;:e-c Forte, Pa_t I (I -E� -) (`ee Town. Pla-�sr as to w _ - -- t J subn_= ) _ =tior_ a.d Pr.= ess,cr_a: f_es) to ce = -:r acou_s by a li ce�Se^ Pr'= essl=al a ci .eer. 71 Fcur full s_ze ca_'. { -li �e pr =ms`s 2� r =ALICo14 CCC_ °_S O_ all S^_�e°ts C= t1° _prelim." --�r F a= (= e large ` `:'_?_ 11" Dv a. Vice _ -: =y Ma_ s cw_�c t: ^e c =�a_a= Icca=; ^^ C= t - -- - J / ,rc C. ,�, /!'d Cc,.° TG Pralimiaar� Subdivision Plat Chec'tlist w= =aria_ a a .1 mm= c___= v adj aver_ =J we"Z'anCS, c__ ?Ca_ enT enr ar==S, an= c::n__ s��n1f T Can r Z`. r s . D= recL,on c= flew c= a =? ware. cc=_s_s. Ca_c__atlon c= dr3lnace ar °_3 a CVe pCl__r of entry f each water C: Uri ° - enteri rc c= abut =i ag the tract . h. 1.,.% Locaticr_ and desc=_pton c= a=_ section line corners and COVernme'1r S`:rve mcnumen =3 Cr near th° Subd_71S ^" to at least c ne c= wh_c^ 'T s*_all be re= =renc° Lv t=ie ccL_ses and dl�tance_. 1. �t Location, name, and dlmensicns of each e.Ac =;_nc h� J and alle.r and each uti ? i=-r, dr3ina,e, or similar ea3e ^e =_ within, a :attire, or in to the proposed s��divisicn. Natural fe=at::_ es w_c h_n a= d immediately ad; acent tc t e proposed sud_v1s_or_, inc_ud1 nc dra_na5 cha ._e'_s, bodies or Wate =, wccde= areas, a: d cc:_ ^.e= 3_0:11 =_Can7 Le3t'1_a5 - Identi= icaticr c= arras s�y;ect tc f lo= nc as indicated on HT D Flocd ncundary Ma_ s, We =1a nds Maps . � bul 1k. Width at ccated c^ a cl=e or haV_ ?C r_Cn-=ar311 °1 S_ :e _-^-e- -- Planni:ic S c a r d . Names a.na a.^..= °_sseS o= o`+%'crs C= carce_s cCL --_nC =: m. ;;,;' Nam<es of recc_c_d su d_-r:__ ._. ah_ =tine the c- tees =d 2 • n r t >S =Y;Cri t °_ CC'Ienan =�, 1= nit. C. r.);/�- w map, t s_=ce c__ e s Y Y� :.s =r 13== . : an =_Y ce_cen_ a.nd Lee_ _en _e _s _ ftncz plat. mere than :1TTe feet w an i3 _=t:- :. e. '� Idq Cul_ �___ = e� =�r >> ^ = 17.me�_a =el r ac- =rent t_ th= -_�1- _ crO: =_J_S_^. �__r__�._'C D- 3__ °_G 1^.��, P___ ay at =-= _ CL�_er o_� Y w= =aria_ a a .1 mm= c___= v adj aver_ =J we"Z'anCS, c__ ?Ca_ enT enr ar==S, an= c::n__ s��n1f T Can r Z`. r s . D= recL,on c= flew c= a =? ware. cc=_s_s. Ca_c__atlon c= dr3lnace ar °_3 a CVe pCl__r of entry f each water C: Uri ° - enteri rc c= abut =i ag the tract . h. 1.,.% Locaticr_ and desc=_pton c= a=_ section line corners and COVernme'1r S`:rve mcnumen =3 Cr near th° Subd_71S ^" to at least c ne c= wh_c^ 'T s*_all be re= =renc° Lv t=ie ccL_ses and dl�tance_. 1. �t Location, name, and dlmensicns of each e.Ac =;_nc h� J and alle.r and each uti ? i=-r, dr3ina,e, or similar ea3e ^e =_ within, a :attire, or in to the proposed s��divisicn. Natural fe=at::_ es w_c h_n a= d immediately ad; acent tc t e proposed sud_v1s_or_, inc_ud1 nc dra_na5 cha ._e'_s, bodies or Wate =, wccde= areas, a: d cc:_ ^.e= 3_0:11 =_Can7 Le3t'1_a5 - Identi= icaticr c= arras s�y;ect tc f lo= nc as indicated on HT D Flocd ncundary Ma_ s, We =1a nds Maps . � bul 1k. Width at ccated c^ a cl=e or haV_ ?C r_Cn-=ar311 °1 S_ :e _-^-e- -- Planni:ic S c a r d . Names a.na a.^..= °_sseS o= o`+%'crs C= carce_s cCL --_nC =: m. ;;,;' Nam<es of recc_c_d su d_-r:__ ._. ah_ =tine the c- tees =d 2 • n r t >S =Y;Cri t °_ CC'Ienan =�, 1= nit. C. r.);/�- {_.,- map, when more c__ e s Y Y� :.s =r . - -�__ __:u,__d plat. • PrellM=ar-j Subdivisio= Plat Chec:t_ist NGttte a n d a d d r a s s e S C e c w , Name S. are :^_cam a == i�ciuc_�c ='_ 1__es, ia�crmation a �_a_ • aG S.'�... J, D__"__ W_______ Lam° Name Ci_ u? a .. .. naz D..��% qo -S_ , .a NGttte a n d a d d r a s s e S C e c w , t . Ma:. Scal - CO��L. Ll. f Day °_ C= D'_a_, and any a_ ^__caZle v. ! Names c= tow-, ccL=_%, a' sza_e W. S. are :^_cam a == t . Ma:. Scal - CO��L. Ll. f Day °_ C= D'_a_, and any a_ ^__caZle v. ! Names c= tow-, ccL=_%, a' sza_e W. a == i�ciuc_�c ='_ 1__es, ia�crmation a �_a_ • aG S.'�... J, D__"__ W_______ Lam° .. .. 3 ARTICLE VI, SECTION 37. FINAL SUBDIVISION PLAT CHECKLIST • PROJECT NAME PRCJECT NLiKBER = ITEM SUBMITTED W = WAIVED N/A = NOT APPLICA3LE COND = CONDITION OF A?PR"VA.L The items listed below, unless waived by the P�a_ "n`ng Soar' musm be in the Office of the Tcwr_ Planner or Town Planner's designee, before an applicatior for a fines'_ subd- vision approval is deemed ccm_cie_e. Th =se mat er- ' ' 1 be filed sr:a_ 1 =- 1 ca;en r prior ac csc � 0 des_ des rs pr o_ to �. he Planning _a_s Beard meeting at which pre_iminary approval is r =guested. 1. Completed and signed Development Review Application_. 2, Development Revie:V Escrow Agreement and backup wit:lrc1di??C f :r'R (if required) 3. 6i Payment of review fees. 4. A,bJ Deposit of escrow. es, If `required because not submitted with preliminary plat approval or substantial modifications have occurred since preliminary plat approval, one fully completed and s_cned Shcr_ Environmental Assessment Form Part I (SERF) or Long Environmental Assessment Form, Part I (LE?.F) (Sze Town Planner as to which to submit.) 6. X Owner's Certificate: P_ 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. 7. X Surveyor's Certificate: A certificate signed and sealed by a r =g_stered land surveyor to he effect that (1) the pies_ represents a survey made by him, (2) the plat is a correc. representation of all exterior boundaries of the land surveyed and the subdivis:or_ o= it, (3) all monuments indicated on t =- plat actually exist and their location., size and material are correctly shown, and (4) the recFuireme. ^_ts cf these r=gu'lat icnS and New York State laws relating to subdividing and sure =yinc have been complied with. 8, MortCacor' s Cent,= _Cate . A der _- -lcate s; lied and sea... by the J mortgagor (S) if any, to t% °_ er:eCt tf rt he consents t0 the p_a: and the dedications and restrictions s=wn on or re =erred tc on the plat. 9, A b4 Two Copies of t'_"1P County '.Teal Ce�artment a_ _oval C= the Wa =e= supply and /or sewage system. Final Subdivision Plat Checklist 2 10. Four full size dark -line prints of the final plat and 25 reduced conies of all sheets of the final plat (the reduced copies to be no larger than 11" by 17 11) with the following information: purposes of easements. a. Highway and alley boundary or right -of -way lines, showing boundary, right -of -way or easement width and any other inforna_icn needed for locating such lines; purposes of easements. b. /' Highway center 1_nes, snowing angle or de °lecti cr_, angles C' ircersectlon, rad_ 1engtZs or to :Cents aid arcs, a_•:d decree of curva"Lre, w'_th basis Of curve data Lengths and distances shall be to the nearest one hundred `C n fact . Aisles sha'_1 be to the nearest - half minute. C. �• ,'ri Highway names. d. x Location, name, and dimensions of each existing highway and alley and each utility, drainage, or similar easement within, abutting, or in the immedi_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 foot, angles to the nearest one -= � minute, and at least one bearing; the traverse shall be balanced and closed with an error of closure not to exceed one to two thousand; the type of closure shall be noted. 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, X Locati= of property by legal description, including areas in acres or square feet. Source of title, including deed record book and pace numbers. h. Name and address of name and address of in the property, su< all owners of the property and a'_1 persons who have an interest :h as easements or rights-of -way. Name (s) ar_: address (es) of the subdivider (s) it the subdividers) is (are) not the owners) j. X Accurate locations and descriptions of all sui(d_vision monuments. k, A. If) Accurate outlines and descriptions of any areas to be dedicated or reserves for public use or accuis'_tion, with the purposes indicated tllerecn_; any areas to be reserved by deed covenant for common uses of all property owners i_ the subdivision. 1. V, Building setback lines with dimensions. • • Final Subdivision Plat Checklist q . m. Lot lines, fully dimensioned, wick iengths to the nearest one- hundredth foot and angles or bearings to the nearest one -half minute. n. IN Width at building line of lots located on a curve or hav,ng non - parallel s_de lines, W.... re �':i red b,r the Planning Board. o. Names and addresses of owners cf all parcels abutting the prccosed Subdivision. P. Names of recorded subdivis_ ors abutting the proccse�? subdivision_. Cr iii /�' The biccks are numbiered cCP_secu':ive_v t'l..=ual cL't tie subdivision and t._e lots are numoered ccnsecutive_y throughout, each block. Key map, when more than one sheet is rea- fired t^ present plat. S, \;V Vicinity map showing the general location_ of the property, 1" =1000' or 111= 2000' t. Name of subdivision, which shall net duplicate the name of any other subdivision in the county. r , ^ the iY �� Y u. �/ Name and sea_ o: rey_sc__ lard sL_v� y or c_ engineer who prepared the topcgraphic information. Date of survey. v. Y Name and seal of registered land surreyor who made the boundary survey. Date of surrey. W, X Name(s) and address(es) of the owner(s) X, Map scale (1" =50' or 1" =1001) in Bar Form and north point. YO Date of plat and any applicable revision dates. Z, X Name of town, county and state. al. Y Border 1i nes bounding the shee =, one inch f.,;m t: ^e left edge and one -half inch from each of the other edges; all information, including all plat lines, lettering, s_gnatures, and seals, s::all be within the border 1 i nes . � _ l..J C.��i J. nclud_nc restri C`i're cCVen: -^ wn d_recci y a. -. =- the land in the subdivision. • t,1. Y One original or mylar copy of the plat to be recorded and threes dar' { -1in� cr_nts, cn cr_e or mere s :eels. 11. / /h Certification signed by the Cha_rman or cther des_ ; ornate d J ozzi cial or agent of the P' 3n._= nc Bcard to tine e==e=: that the plat was given fi nal approval i�i t:.e Dl� i ng BCard. Final Subdivision Plat Checklist 4 SECTION 380 IMPROVEMENT PLANS AND RELATED INFORMATION 1. Where improvements are required for a proposed sL'bC_ vision, the following documents shall be submitted to the Planning Department: AW) All /W �1. lid a. b. c d. e f Detailed construction_ in plans and specifications for water lines, of 1" = 50' including locations and descriptions of mains, valves, hydrants, profile _ show accuratz'y the profile of ancurtenances, etc. he highway center line and location of Detailed construction_ plans, prori_es, and scecifiCazlons for sanitary sewers and storm dra n.age facilities, includi=:g locations and descr,pt_cr_S or c -_ es, ma holes, 1,=_ scaz_cr_c and other facilities . Highway paving plans and s_ecirication. The estimated cost of: Grading and filling, Culverts, swales and other storm drainage facili ties, Sanitary sewers, Water lines, valves and fire hydrants, Paving, curbs, gutters and sidewalks, Any other improvements required by Town of Ithaca Subdivision Regulations. The plan and profile subdivision, with grade horizontal, and 1" = 5' sheets. Prof Iles shal highway or alley along t the sidewalks, if any." Filename: FSu�dir.cc: of each procosed highway in the indicated, drawn to a scale of 1" = 50' vertical, on standard plan and profile _ show accuratz'y the profile of the he highway center line and location of E • n • ADOPTED RESOLUTION SEQR Ithaca College Observatory Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval Danbv Road, Near the top of South Hill Planning Board, January 6, 1998 MOTION by Robert Kenerson, seconded by Gregory Bell: WHEREAS: 1. This action is Consideration of Preliminary and Final Site Plan Approval and recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of an observatory. consisting of 600 + /- square feet. and appurtenant facilities at the Ithaca College campus near the top of South Hill on Town of Ithaca Tax Parcel Nos. 42 -1 -13.1 and 41 -1 -30.2. located off of Danby Road /Rte.96B, approximately 300 feet south of the existing water tower. Ithaca College. Owner /Applicant: Peter Trowbridge, Trowbridge and Wolf. Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval, and 3. The Planning Board, at a Public Hearing on January 6, 1998, has reviewed and accepted as adequate a Full Environmental Assessment Form Part I prepared by the applicant, a Full Environmental Assessment Form Part II and III prepared by planning staff, a Report labeled "Ithaca College Observatory -Report for Preliminary Final Review, labeled "Ithaca College Observatory ", Sheet No. 1 entitled "Context Plan and Cover Sheet" dated 12/5/97, Sheet No. 2 entitled "Driveway and Utility Layout Plan" dated 12/5/97, Sheet No. 3 entitled "Layout and Grading Plan" dated 12/5/971 Sheet No. 4 entitled `Building Plan and Section" dated 12/5/97, Sheet No. 5 entitled Site Details" dated 12/5/97, and Sheet No. 6 entitled "Site Details" dated 12/5/97, all prepared by Holt Architects, T.G. Miller P.C. Engineers and Surveyors. and Trowbridge and Wolf Landscape Architects and Planners, and additional application materials. and 4. The Town Planning staff have recommended a negative determination of environmental significance with respect to the proposed site plan NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and. therefore, and Environmental Impact Statement will not be required. AYES- Wilcox. Hoffmann, Kenerson, Bell. Ainslie. Cornell. • NAYS- None. The MOTION was decl ren McGuire. Secretary: to be carried unanimously. UU SL own of Ithaca. Secretary. ADOPTED RESOLUTION • Ithaca College Observatory Preliminary and Final Site Plan Approval and Recommendation to Zoning Board of Appeals regarding Special Approval Danbv Road, South Hill Planning Board, January 6, 1998 MOTION by Candace Cornell. seconded by James Ainslie: WHEREAS: 1. This action is Consideration of Preliminary and Final Site Plan Approval and recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of an observatory. consisting of 600 + /- square feet, and appurtenant facilities at the Ithaca College campus near the top of South Hill on Town of Ithaca Tax Parcel No's. 42 -1 -13.1 and 41- 1 -30?. located off of Danby Road /Rte.96B. approximately 300 feet south of the existing water tower. Ithaca College, Owner /Applicant; Peter Trowbridge, Trowbridge and Wolf. Agent, and y 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agencv in environmental review, has, on January 6. 1998, made a negative determination of environmental significance with regard to Site Plan Approval, and 3. The Planning Board, at a Public Hearing on January 6. 1998, has reviewed and accepted as adequate a Full Environmental Assessment Form Part I prepared by the applicant, a Full Environmental Assessment Form Part II and III prepared by planning staff, a Report labeled "Ithaca College Observatory- Report for Preliminary and Final Review, "Drawings labeled "Ithaca College Observatory ", Sheet No. 1 entitled "Context Plan and Cover Sheet," dated 12/5/97, Sheet No. 2 entitled "Drivew-av and Utility Layout Plan' dated 12/5/97, Sheet No. 3 entitled "Layout and Grading Plan" dated 12/5/97, Sheet No. 4 entitled "Building Plan and Section" dated 12/5/97, Sheet No. 5 entitled 'Site Details" dated 12/5/97, and Sheet No. 6 entitled "Site Details" dated 12/5/97. all prepared by Holt Architects, T.G. Miller P.C. Engineers and Surveyors. and Trowbridge and Wolf Landscape Architects and Planners, and additional application materials. NOW THEREFORE BE IT RESOLVED: I. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan checklists, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval as shown on drawings entitled "Ithaca College Observatory, Ithaca, New York," Sheet No. 1 entitled "Context Plan and Cover Sheet." Sheet Not entitled "Driveway and Utility Layout Plan." Sheet No. 3 entitled "Layout and Grading Plan." Sheet No. 4 entitled "Building Plan and Section," Sheet No. 5 entitled "Site • Ithaca College Observatory ADOPTED RESOLUTION Preliminary and Final Site Plan Approval and Recommendation to • Zoning Board of Appeals regarding Special Approval Danby Road, South Hill Planning Board. January 6.1998 Details." and Sheet No. 6 entitled "Site Details." all dated December 5, 1997. all prepared by Holt Architects. T.G. Miller P.C. Engineers and Survevors. and Trowbridge and Wolf Landscape Architects and Planners. and application materials conditioned upon the following: a. Submission of a consolidated statement showing how trees inside and outside of the proposed clearing areas will be handled. to the Director of Planning for approval prior to a Certificate of Occupancy, b. Granting of Special Approval and any required variances from the Zoning Board of Appeals for the construction of the observatory. prior to the issuance of a building permit, and C. Submission of documentation stating that the applicant has received the necessary County Health Department permits for water and septic, and d. Submission of final septic system design and location to Town Engineer for approval prior to issuance of Certificate of Occupancy. and e. Submission of one original or molar copy and two paper copies of the final site plan to be retained by the Town of Ithaca, prior to the issuance of a building permit. AND BE IT FURTHER RESOLVED: I . That the Planning Board, in making its recommendation to the Zoning Board of Appeals. determines the following: a. there is a need for the proposed use in the proposed location, as demonstrated by the applicant: b. the existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project: C. the specific proposed change in land use as a result of the proposed project is in accordance with a comprehensive plan of development for the Town of Ithaca. 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved. AYES - Wilcox, Hoffman, Cornell, Ainslie. Kenerson. Bell. NAYS- None. The MOTION was declared to be carried unanimously. Karen McGuire, Secretary. Town of Ithaca. Maryfiryant ministratVe Secretary. • FINAL SITE PLAN CHECKLIST V = ITEM SUBMITTED N/A = NOT APPLICABLE W = WAIVE COND = CONDITION OF APPROVAL 2, NrIA 3, j \� /- 4. N l PROj ECT NAME PROj ECT NUMBER PREPARER Completed and signed Development Review Application, Development Review Escrow Agreement, and Back -up Withholding Form (if required). (Only (1) copy each.) Payment of additional review fees as needed and deposited in an escrow account. All other items submitted with the preliminary site plan application with modifications made according to the approval given by the Town Planning Board. Record of application for and approval status of all necessary permits from county, state, and /or federal agencies. Submit copies cf all permits or approvals so granted. Detailed sizing and final all required improvements. material specifications of Construction details of all proposed structures, roads, water sewage fac_i1.it_ies, and other improvements. 7. Cum_ One (1) Original or mylar copy and two paper copies of the final site plan to be retained by the Town of Ithaca. C,,nd ion FLknGRD \c:NALS TS d mn/5/14/96 • • • PRELIMINARY SITE PLAN CHECKLIST PROJECT NAIME PROJECT NU`MSER PREPARER = ITEM SUBMITTED N/A = NOT APPLICABLE W = WAIVE COND = CONDITION OF APPROVAL 1. Completed and signed Development Review Application. a. Development Review Escrow Agree7ment and Back -up _ Withholding Form ( if required) (Only one (1) copy each.) 2. \V Payment of review fees. Deposit of escrow. 3. V Fully completed and signed Short Environmental Assessment Form, Part I (SEAF), or Long Environmental Assessment Form, Part I (LEAF). (See Town Planner as to which to submit.) / 4. �/ Proposed preliminary site plan, with the following information, must be filed in the office of the Town Planner at least thirty (30) calendar days prior to the Planning Board meeting at which preliminary approval is requested. Information may be supplied on more than one drawing if necessary. a. Vicinity Map showing the general location of the property and proposed project at a scale of 1" =1000' or 1 "= 2000' b.l_ Natural features within and immediately adjacent to the site including but not limited to streams, lakes, floodplains, ponds, wetlands, woodlands, brushlands, significant natural habitats or other features pertinent to review of the proposed project. C._ Exact boundary lines of the tract, indicated by a hea.y 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. y Size, location, and use of all existing structures, Parking areas, access drives, off - street loading areas, signs, lighting, pedestrian facilities, landscaping, and other existing features pertinent to plan review. / e. V Size, location, proposed use, desig ^, and construction materials of all proposed structures. PRELIMINARY SITE PLAN G.ECKLIST V Page 2 f. Location, design, and construction materials of all proposed parking areas, access drives, and off - street / loading areas. g. Size, location, design, and construction materials of all proposed signs and lighting. h. Location, design, and construction materials o= a_l / proposed pedestrian and bicycle facilities. Landscaping plan and planting schedule including location and proposed design of buf = =rs. Location, design, and construction materials of all Proposed water and sewage facilities. k. 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. 3 0 �/ o. 0 Existing and proposed site topogra -c y represented by contour lines with intervals as required by the Planning Board, but not to exceed 5 (five) feet, including a grading plan describing the volumes of cut and fill materials and their composition, and including elevations of proposed buildings, signage, lighting, and other features. Drainage plan which includes a description of method used for analysis, the calculation of drainage area above point of entry for each water course entering or abutting the site, and proposed method of on -site retention if required. Border lines bounding site plan sheets one inch from the left edge and one -half inch from each of the other edges. All required information, including sigr_atures, seals, dates and such information shall be within the border. Map scale in bar form, and north po_nc. q. Name of proposed project. Name of Town, County, and s. Date of Site Plan, including any acolicable revision dates. t. �I�' Key map (when more than one sheet is submitted) • • 0 C • PRELIMINARY SITE PLAN CHECKLIST Page 3 U. Name and seal of the registered land surveyor(s) or engineer(s) who prepared the topographic and boundary / survey and the date of survey. 6. �%� Name(s) and address(es) of all property owners and persons who have an interest in the site and of parcels abutting the site, or within 500, of the site, including easements or rights -of -way, plus the tax parcel numbers. �G Q7. _ Estimate of the cost of improvements (excluding the purchase cost of land) to be prepared (preferably) by a licensed professional engineer. 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 17") and copy of all other items required above (Except Development Re iew Application and escrow forms). d a:arcor3 \pr =_'imis.it' mb \5/14/?o` • • • ADOPTED RESOLUTION: SEQR Big AI's Hilltop Quikstop Reconstruction Preliminary Site Plan Approval & Preliminary Subdivision Approval 1103 Danby Road Planning Board, January 6, 1998 MOTION by Robert Kenerson, seconded by Gregory Bell: WHEREAS: 1. This action is the Consideration of Preliminary Site Plan Approval and Preliminary Subdivision Approval 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, 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, totaling 1.53 +/- acres, and further, the resubdivision of the two existing parcels into two new lots, approximately +/- 1. 13 acres and +/- 0.409 acres respectively, Business District "C ", Big Al's Hilltop Quikstop, Inc. Owner /Applicant; Michael Herzing, Agent., and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval and Subdivision Approval, and 3. The Planning Board, on January 6, 1998, has reviewed and accepted as adequate a Long Environmental Assessment Form Pt. I submitted by the applicant and a Part II prepared by the Town Planning Department, a site plan submission which includes drawings entitled "Big Al's Hilltop Quikstop, Preliminary Plat ", "Big Al's Hilltop Quikstop, Demolition & Erosion Control Plan ", "Big Al's Hilltop Quikstop, Layout Plan" and "Big Al's Hilltop Quikstop, Utility & Grading Plan" prepared by T.G. Miller, P.C. Engineers and Surveyors and dated December 5, 1997, and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed site plan. NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State. Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. AYES- Wilcox, Hoffmann, Kenerson, Bell, Ainslie. NAYS- None. ABSENT- Cornell. The MOTION was declared to be carried unanimously. Karen McGuire, Secretary, Town of Ithaca. i ~ Big Al's Hilltop Quikstop Reconstruction ADOPTED RESOLUTION: Preliminary Site Plan Approval & Preliminary Subdivision Approval • 1103 Danby Road Planning Board, January 6, 1998 MOTION by Robert Kenerson, seconded by James Ainslie: WHEREAS: 1. This action is the Consideration of Preliminary Site Plan Approval and Preliminary Subdivision Approval 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, new curbing and entrances, new parking areas, and replacement of the existing post sign, located at 1103 Danby Road (Route 9613), Tax Parcel No's. 43 -2 -1 and 43 -2 -2, totaling 1.53 +/- acres, and further, the resubdivision of the two existing parcels into two new lots, approximately +/- 1. 13 acres and +/- 0.409 acres respectively, Business District "C ", Big Al's Hilltop Quikstop, Inc. Owner /Applicant; Michael Herzing, Agent., and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Site Plan Approval, has, on January 6, • 1998, made a negative determination of environmental significance, and 3. The Planning Board, on January 6, 1998, has reviewed and accepted as adequate a Long Environmental Assessment Form Pt. I submitted by the applicant and a Part II prepared by the Town Planning Department, a site plan submission which includes drawings entitled "Big Al's Hilltop Quikstop, Preliminary Plat ", "Big Al's Hilltop Quikstop, Demolition & Erosion Control Plan ", "Big Al's Hilltop Quikstop, Layout Plan" and "Big Al's Hilltop Quikstop, Utility & Grading Plan" prepared by T.G. Miller, P.C. Engineers and Surveyors and dated December 5, 1997, and other application materials. NOW, THEREFORE, BE IT RESOLVED: 1. That the Planning Board hereby grants Preliminary Site Plan Approval 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, new curbing and entrances, new parking areas, and replacement of the existing post sign, as shown on drawings entitled, "Big Al's Hilltop Quikstop, Preliminary Plat ", "Big Al's Hilltop Quikstop, Demolition & Erosion Control Plan ", "Big Al's Hilltop Quikstop, Layout Plan" and "Big Al's Hilltop Quikstop, Utility & Grading Plan" prepared by T.G. Miller, P.C. Engineers and Surveyors and dated December 5, 1997, and other application materials, subject to the following conditions to be met prior to Final Site Plan Approval: a. granting by the Zoning Board of Appeals of any necessary variances; l n L� lop Big Al's Hilltop Quikstop Reconstruction ADOPTED RESOLUTION: Preliminary Site Plan Approval & Preliminary Subdivision Approval 1103 Danby Road Planning Board, January 6,1998 b. revision of the site plan to include location of all proposed outdoor lighting fixtures; C. submission of a complete landscaping and planting schedule, including materials to be planted in proposed planting beds: d. submission to and approval by the Town Building Inspector of a construction phasing schedule, prior to the issuance of a building permit. e. revision of drawings to show correct name of road designated on plans as E. King Road, f. revision of plans to include details of all signage. g. revision of detail on Sheet C04 on retaining wall to more accurately reflect the topography, if necessary. AND BE IT FURTHER RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary Subdivision Approval, as shown on the Preliminary Subdivision Checklist, having determined from the materials presented that such waivers will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board, 2. That the Planning Board hereby grants Preliminary Subdivision Approval for the proposed resubdivision of the two existing parcels at Big Al's Hilltop Quikstop into two new lots, approximately +/- 1. 13 acres and +/- 0.409 acres respectively, as shown on the preliminary plat entitled "Big Al's Hilltop Quikstop, Preliminary Plat ", prepared by T.G. Miller, P.C. Engineers and Surveyors and dated December 5, 1997, and other application materials, subject to the submission of those items required by Article VI, Section 37 "Final Subdivision Plat Checklist", prior to consideration of Final Subdivision Approval AYES- Wilcox, Hoffman, Kenerson, Ainslie, Bell. NAYS- None. ABSENT - Cornell. The MOTION was declared to be carried unanimously. Karen McGuire, Secretary, Town of Ithaca. ryant, Administrativ /Secretary. PRELIMINARY SITE PLAN CHECKLIST PROJECT NAME J3„2 s N, /��ip Qa�I1fsP PROJECT NUMEER 9714OArG PREPP�.r` R G. ria. ft— V = ITEM SUBMITTED N/A = NOT APPLICA3LE W = WAIVE COND = CONDITION OF APPROVAL 1. ✓ Completed and signed. Deve'_ocment Review Applica__.._. a. NA Development Review Escrow Acreement and Back -uc Withholding Form ( if require(d) (Only one (1) COPY_ each.) 2. ✓ Payment of review fees. Deposit of escrow. 3. Fully completed and signed Sinort Environmental Assessment Form, Part I (SEAT), or Long Environmental Assessment Form, Part I (LEA.). (See Town Planner as / to which to submit.) 4. ✓ Proposed preliminary site plan, with the following information, must be filed in the office of the Town Planner at least thirty (30) calendar days prior to the Planning Board meeting at which preliminary approval is requested. Information may be supplied on more than one drawing if necessary. a. ✓ Vicinity Map showing the general location of the property and proposed project at a scale of 1" =1000' or 1"= 2000'. Natural features within and immediately adjacent to the site including but not limited to streams, lakes, floodplains, ponds, wetlands, woodlands, brushlands, significant natural habitats or other features pertinent to review of the proposed project. C, ✓ Exact boundary lines of the trac., indicated by a heavy line, showing location and desCripticn of all monuments, giving property metes and bounds to the nearest One- tentiq, angles to the nearest minute, and at least one bearinc. d. Size, location, and use of all existing structures, parking areas, access drives^ off- street loadinc 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. PRELIMiNARY SITE PLAIN CHECKLIST Pace 2 f . ✓ Location, design, and construction materials of all • proposed parking areas, access drIves, and off - street loading areas. g. cowD Size, location, design, and construction_ materials cf all proposed sigr_s and lighting . h. y1 Location, design, and construction mater =als of Ca proposed pedestrian_ and bicycle facilities . i. Landscaping plan and planting schedule includin location and proposed design of bu::_rS. j . ✓ Location, design, and construction materials of all proposed water and sewage facilities. k. Location of any existing or proposed fire and other emergency zones, including the location of fire hydrants. 1. ✓ Location, name, and dimensions of each existing or proposed street and alley and each existing or proposed utility, drainage, or similar easement within, abutting, or in the immediate vicinity of the proposed project. M. ✓ Existing and proposed site topography represented by contour lines with intervals as required by the Planning Board, but not to exceed 5 (five) feet, including a grading plan describing the volumes of cut and fill materials and their composition, and including elevations of proposed buildings, 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 met hod of on -site retention if required. C. ✓ Border lines bounding site plan s:._ets one inch from the left edge and one -half inch from each of the other edges. All required lnforma71on, i nCluding SigP_atureS, 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 Stag . S. Date of Site Plan, including any acolicable revision • dates . t. b' Key map (when more than one sheet is submitted). • A�' Cr V= S?C':';GN 30' S�3D_'TT_S20N P :AT C �CZ =,I�'^ iJ II W = WA : V N/A = NCT A??L ?. COND = CCr� _ ICN C C3_enda= accrzva_ I. X r- r :6 1 -ed 'L'�'r'^, N / un - °mss way " % °� �^. �i - -?-- -' •'^. ..._ , :.._... _ .. ZZ T!cese1`ac_ be f_' �� ^w_ a= days pr'nCr 3Ca mee = -n g a- Cr_e ccmc_e =ec and s -zneed 2 . T Cr_= Dev =__c..,.___� R_ , _ J _SC_ �r rr7_cz �3 . Payme - ^_t c= r =_view a. 1( Decosit c- escrow. 5. k one f ,llv c:,mple =ea and s; = =/4 En�r;_ �Pa,t or Lcr_c En'r_roame .cal Assess„ �e-c _Crm, Part I (LE ? -) (Se n_ e Tow Planner as t= wn_c to s ) E . X LJ� G_ __ G_:1C C S` - I�nC 1CRa_e - CCS _s C S' e t_ _ r? ^e_ '_5 (excluding C. ac�:_s *tic and =.cz=.ss_cr_a_ c:_s; c , r- - by a licens?d p- c.ess_Gr_a1 e�c_neer• Four full S_ze da_'.c -line pr ncs of the pre' im_na_ -_✓ p. =_ and 2� c" .; =S Gf all S:== s C= re�uce� ccD,_s tc be no Zarcer t a- 1i" by ; ") w_c a L a. �_ V_c___:c.r la` cu. inc d_�c C _ . C :c v _ r_ . i' Y s r r. ' - "mow a r a:. d a _ _ - - , - Leer D,/_ce }+ - N a,r '_ ...5- i- L'Se in CCii'iM= .^,V - - -- -S -- w;ln C:;Re s_Cr% . • C lavcu,= C� `. :e L S?C d?:i5, L^_�.C.ti a �- r�'::C;._S_ ... Tom_ J r r. aM: es . P_ el imima=y Sucdivisiom P7 at Check? I st Ot^er S_C'.___Ca of a_l ua _= St'_".:Ct _e5 W_- n_n and 1 :71MeG_a flew - drainage area acv=_ pc_n- c. en -r_t f e�c wave_ ccu_s= ,r e n t_= i nc c a:r1 - -1nc t - =e =_V -=ace . a. Lccaticr_ anc c S c r i on c= a__ secc_cr_ line corners and e aG:aCen- When covey amen_ s �r-Te.J mcnume- c. ^mar t �= S G_ r =S -_ _- r� _C� ees to a l_ C °_ C_ wr__(C S S te. . ___°� uDG_r1�_On 4. Locat'on, P_a^ °_, anG c_Tle'S:^, :5 OL e3Cn e: {_St;nC h.' g. ^:Ja%t We - Ia=s and alley a_lc each. Ut; i i tV, ar= areas, a= cc == W_t_n, aZut -_Mc, or tie iT;.ed_ = == v.c- c= tie I. __ -`:% DCSed pro tia�ural f°_ -Cues W� and i li:ed_a -elV ac -dC° nt t0 the G_ owners J C_ CarC C= OCOSZ•'� S�:C_'T =S_On, ___ ^.C_�d_nC c= 3_nace C�a_�_ ° -'_S, �Cd'_ °_S C. Water, WCCG °_d ar° -a.s, and ccwn1er S_cn .__Can= L°- a- '1res. __ Ice_ntificaticn of areas s:.^;ec- tc flocc_c as R1C_e t Lee: When H= t S. tiV=: l a "s MACS. on DrCDCSZ S�.�C_'T�S:On. .nGn -_Ve Na::�es Of reC^ ' =r SL:"C -V a.,. M. ,_ . - -- .._. - C _ Su :d1 J =s _On . CSe J lots, Cramp _s _ r. -- _ �O- rre^.- I •_ -_ _NG C e s, = Cwer tr nSSL_s.._zn °- -n -, St= 1Ct�SreS , Ot^er S_C'.___Ca of a_l ua _= St'_".:Ct _e5 W_- n_n and 1 :71MeG_a flew - drainage area acv=_ pc_n- c. en -r_t f e�c wave_ ccu_s= ,r e n t_= i nc c a:r1 - -1nc t - =e =_V -=ace . a. Lccaticr_ anc c S c r i on c= a__ secc_cr_ line corners and e aG:aCen- When covey amen_ s �r-Te.J mcnume- c. ^mar t �= S G_ r =S -_ _- r� _C� ees to a l_ C °_ C_ wr__(C S S te. . ___°� uDG_r1�_On 4. Locat'on, P_a^ °_, anG c_Tle'S:^, :5 OL e3Cn e: {_St;nC h.' g. ^:Ja%t We - Ia=s and alley a_lc each. Ut; i i tV, ar= areas, a= cc == W_t_n, aZut -_Mc, or tie iT;.ed_ = == v.c- c= tie I. __ -`:% DCSed pro tia�ural f°_ -Cues W� and i li:ed_a -elV ac -dC° nt t0 the G_ owners J C_ CarC C= OCOSZ•'� S�:C_'T =S_On, ___ ^.C_�d_nC c= 3_nace C�a_�_ ° -'_S, �Cd'_ °_S C. Water, WCCG °_d ar° -a.s, and ccwn1er S_cn .__Can= L°- a- '1res. __ Ice_ntificaticn of areas s:.^;ec- tc flocc_c as 1ncica`ec C. T K.I mad wi - - -- mc_e t_ ^_c= c-e S ___ _3 °_,�, ='II_d -� 2 C of a_l ua c- � of flew -e. drainage area acv=_ pc_n- c. en -r_t f e�c wave_ ccu_s= ,r e n t_= i nc c a:r1 - -1nc t - =e -=ace . a. Lccaticr_ anc c S c r i on c= a__ secc_cr_ line corners and e When covey amen_ s �r-Te.J mcnume- c. ^mar t �= S G_ r =S -_ _- r� _C� ees to a l_ C °_ C_ wr__(C S S te. . ___°� uDG_r1�_On 4. Locat'on, P_a^ °_, anG c_Tle'S:^, :5 OL e3Cn e: {_St;nC h.' g. ^:Ja%t and alley a_lc each. Ut; i i tV, ar= _mac= W_t_n, aZut -_Mc, or tie iT;.ed_ = == v.c- c= tie I. __ -`:% DCSed pro tia�ural f°_ -Cues W� and i li:ed_a -elV ac -dC° nt t0 the G_ owners J C_ CarC C= OCOSZ•'� S�:C_'T =S_On, ___ ^.C_�d_nC c= 3_nace C�a_�_ ° -'_S, �Cd'_ °_S C. Water, WCCG °_d ar° -a.s, and ccwn1er S_cn .__Can= L°- a- '1res. __ Ice_ntificaticn of areas s:.^;ec- tc flocc_c as 1ncica`ec J H= t lord Boundary Maps, tiV=: l a "s MACS. on DrCDCSZ S�.�C_'T�S:On. C. T K.I mad wi - - -- mc_e t_ ^_c= c-e S ___ _3 °_,�, ='II_d -� 2 C width a= h✓l::_ld_nC 1_ne of 1C -s 1CCa-edJ on a C'�r'Je or r_a-J_nc When r=c'_r_c Nam ° and G- »?S G_ owners C_ CarC °_� �_____nC -S .r_e __ DrCDCSZ S�.�C_'T�S:On. Na::�es Of reC^ ' =r SL:"C -V a.,. M. ,_ . - -- .._. - C _ Su :d1 J =s _On . C. T K.I mad wi - - -- mc_e t_ ^_c= c-e S ___ _3 °_,�, ='II_d -� 2 C • Prelimi=ari Subd'ivisie= Plat Checklist P. X Scale =.. 'J L t �_ .- La_ _� -.. `- .. - Name c= cla--..a= a==- ==e-= e'� °_e_ la-� q - - -� �a =e Q: D_a anc a- a._ :i _ ;a _cscaP e a= =ec =, ..._ c_ = , _.._ _e_ y^e_s v X— Names C= tCw-:, C :L:�':: ska w x lines 'Zcu C_-.0 ::r= s � Cn..• , X Name .s' a-c acc_�ss ,e_ c_ cw-_- .- S. a.... QC..._ _- S�cc_ a_e -- -tea new 3 X Scale =.. 'J L t �_ .- La_ _� -.. `- .. - u. �a =e Q: D_a anc a- a._ :i �_ , v X— Names C= tCw-:, C :L:�':: w x lines 'Zcu C_-.0 ::r= s � Cn..• , �e .°•ced...r ..�_ - -... __...1.. L... -- edce a _G cr_e -ha_= i .cam Z__... TC/ ea_-- c= i.nfcr"1a :2.on 1nC_ :C:'C- a_= • -1a= , an= seQ_.i, .7._M -7.. �' ? i/� IV L•i V•...r_.�`._ -�ei -- -tea new 3 PRELIMINARY SITE PLAN CT-iECKLIST Page 3 • U. Name and seal of the registered land surveyor(s) or engineer(s) who prepared the topographic and bounaary survey and the date of survey. 6. Names) and addresses) of all property owners and persons who have an interest in the site and of parcels abutting the site, or within 500' of the site, including easements or rights -of -way_, plus the taa / parcel numbers. 7. V Estimate of the cost of improvements (excluding the purchase cost of land) to be prepared (preferably) by a licensed professi _ ona engireer. 8. '� Three (3) dark -line prints of the proposed Sit= Plan and 25 copies of all sheets of the proposed Site Plan in reduced format (no larger than 11" x 1711) and copy cf all other items required above (except Development Review Application and escrow forms). • Pi arm c�-3 \Pre1. imis.ite me \5/14/95 •