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HomeMy WebLinkAboutPB Minutes 1998-11-03NOVEMBER 3, 1998 The Town of Ithaca Planning Board met in regular session on Tuesday, November 3, 1998, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. PRESENT: Chairperson Fred Wilcox, Eva Hoffmann, Gregg Bell (7:43 p.m.), Robert Ke:nerson (7:41 p.m.), James Ainslie, Tracy Mitrano, Larry Thayer, Jonathan Kanter, Town Planner; John Barney, Attorney for the Town (7:51 p.m.); Daniel Walker, Town Engineer; George Frantz, Assistant Town Planner; Susan Ritter, Environmental Planner; Christine Balestra, Planner. ALSO PRESENT: Leslie Leonard, La Tourelle; Peter Krusius, Trinity Lutheran Church; Lew Durland, Sear - Brown Group; Richard De Paolo, 939 East Shore Drive; David Parkins, 323 Sunnyview Lane,- Diane Nangeroni, 323 Sunnyview Lane; Randy Lacey, Cornell University; Mark Darling, Ithaca College; John Barradas, Cornell University; Mike Hughes, Westview Lane; David Newman, Trinity Lutheran Church; Tammi Aiken, T.G. Millers; Zagorka Gaeta, 326 Sunnyview Lane; Amanda and Curtis Ufford, 147 Honness Lane; Michael Thompson, 130 Oakwood Lane; Kenneth Hodges, 16 Saunders Road; Dave Burbank, Whitetail Drive; Thomas Zitter, 131 Westview Lane; Walter Wiggins, La Tourelle; Shirley Egan, Cornell University Counsel; Tom Zitter, 131 Westview Lane; Chris Hodges, 16 Saunders Road. Chairperson Wilcox declared the meeting duly opened at 7:33 p.m., and accepted for the record the Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on October 26, 1998, and October 28, 1998, 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 Danby, upon the Tompkins County Commissioner of Planning, upon the Tompkins County Commissioner of Public Works, and upon the applicants and/or agents, as appropriate, on October 28, 1998. (Affidavit of Posting and Publication is hereto attached as Exhibit 41). 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. �.. D Oki t 11 Richard De Paolo, 939 East Shore Drive, stated there is a civil action pending against approvals for Lake Source Cooling. The plaintiffs thought it would be a good idea to provide the Planning Board with the Legal Brief. It explains the causes of action. With no other persons present wishing to be heard, Chairperson Wilcox closed this segment of the meeting at 7:35 p.m. PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed modification of La Tourelle Country Inn, to include the addition of an elevator to provide handicap accessibility from the second floor to the lobby of the Inn to the lower level banquet room, and conversion of the former changing room for the tennis courts into an overnight guest room, located at 1150 Danby Road (Route Y F f NOVEMBER 3, 1998 The Town of Ithaca Planning Board met in regular session on Tuesday, November 3, 1998, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. PRESENT: Chairperson Fred Wilcox, Eva Hoffmann, Gregg Bell (7:43 p.m.), Robert Ke:nerson (7:41 p.m.), James Ainslie, Tracy Mitrano, Larry Thayer, Jonathan Kanter, Town Planner; John Barney, Attorney for the Town (7:51 p.m.); Daniel Walker, Town Engineer; George Frantz, Assistant Town Planner; Susan Ritter, Environmental Planner; Christine Balestra, Planner. ALSO PRESENT: Leslie Leonard, La Tourelle; Peter Krusius, Trinity Lutheran Church; Lew Durland, Sear - Brown Group; Richard De Paolo, 939 East Shore Drive; David Parkins, 323 Sunnyview Lane,- Diane Nangeroni, 323 Sunnyview Lane; Randy Lacey, Cornell University; Mark Darling, Ithaca College; John Barradas, Cornell University; Mike Hughes, Westview Lane; David Newman, Trinity Lutheran Church; Tammi Aiken, T.G. Millers; Zagorka Gaeta, 326 Sunnyview Lane; Amanda and Curtis Ufford, 147 Honness Lane; Michael Thompson, 130 Oakwood Lane; Kenneth Hodges, 16 Saunders Road; Dave Burbank, Whitetail Drive; Thomas Zitter, 131 Westview Lane; Walter Wiggins, La Tourelle; Shirley Egan, Cornell University Counsel; Tom Zitter, 131 Westview Lane; Chris Hodges, 16 Saunders Road. Chairperson Wilcox declared the meeting duly opened at 7:33 p.m., and accepted for the record the Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on October 26, 1998, and October 28, 1998, 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 Danby, upon the Tompkins County Commissioner of Planning, upon the Tompkins County Commissioner of Public Works, and upon the applicants and/or agents, as appropriate, on October 28, 1998. (Affidavit of Posting and Publication is hereto attached as Exhibit 41). 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. �.. D Oki t 11 Richard De Paolo, 939 East Shore Drive, stated there is a civil action pending against approvals for Lake Source Cooling. The plaintiffs thought it would be a good idea to provide the Planning Board with the Legal Brief. It explains the causes of action. With no other persons present wishing to be heard, Chairperson Wilcox closed this segment of the meeting at 7:35 p.m. PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed modification of La Tourelle Country Inn, to include the addition of an elevator to provide handicap accessibility from the second floor to the lobby of the Inn to the lower level banquet room, and conversion of the former changing room for the tennis courts into an overnight guest room, located at 1150 Danby Road (Route . c PLANNING BOARD NUNUTES PAGE 2 NOVENIBER 3, 1998 APPROVED - APPROVED - APPROVED - JANUARY 19, 1999 - APPROVED - APPROVED - APPROVED 96B), Tax Parcel No. 36- 14.2, Special Land Use District (SLUR) No. 1. Walter and Joyce Wiggins, Owner /Applicant; Leslie Leonard, Agent. Walter Wiggins, La Tourelle, stated he hopes all the issues the Planning Board raised have been addressed. One question the Planning Board had at the last meeting was how it would effect the aesthetics of the South elevation. To address that, there are two new peaks that respond and correlate to the major roof slopes. Chairperson Wilcox asked if the elevation drawing Board Member Hoffmann has previously requested was addressed. Board Member Hoffmann responded the elevation drawings are included in the packet. She stated according to the drawings, it looked as if the second floor door is being relocated and steps being added to the walkway. Mr. Wiggins stated the second floor door used to enter onto a deck that connected the major lobby area to the tower. The door has been relocated so that you are still able to walk from the deck to the tower, but not from the major lobby. The access will be from the new passageway that serves the elevator and second floor. Board Member Hoffmann asked if there were steps down from the passageway previously. Mr. Wiggins stated no. They want to be able to serve the handicapped. They carried the passageway to the same level as the second floor. Before, someone would need to go up three steps to get to the second floor. To solve the problem, you now step down three steps to go to the tower. Director of Planning Kanter stated Site Plan S1 includes both the proposed elevator addition and the guest suite locations. Site Plan S2 is the elevator addition. Chairperson Wilcox duly opened the public hearing at 7:39 p.m., and asked if any members of the public wished to be heard. With no persons present wishing to be heard, Chairperson Wilcox duly closed the public hearing at 7:40 p.m. Board Member Hoffmann stated on Site Plan S2 the addition has an indentation next to the tower walkway. The indentation does not appear on the other Site Plans. Director of Planning Kanter stated it is not reflected in the floor plan. Mr. Wiggins stated he assumes it is an architect error. Board Member Mitrano asked if there would be a Jacuzzi in the new rooms. Mr. Wiggins stated there will not be any new rooms at this point, but he hopes so when the new rooms are added. MOTION by Tracy Mitrano, seconded by James Ainslie: It PLANNING BOARD MINUTES PAGE 3 NOVEMBER 3, 1998 APPROVED - APPROVED - APPROVED - JANUARY 19, 1999 - APPROVED - APPROVED - APPROVED WHEREAS: 10 This action is the Consideration of Final Site Plan Approval for the proposed modification of La Tourelle Country Inn, to include the addition of an elevator to provide handicap accessibility from the second floor to the lobby of the Inn to the lower level banquet room, and conversion of the former changing room for the tennis courts into an overnight guest room, located at 1150 Danby Road (Route 96B), Tax Parcel No. 36 - 1-4.2, Special Land Use District (SL UD) No. 1. Walter and Joyce Wiggins, Owners /Applicant; Leslie Leonard, 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 October 20, 1998 made a negative determination of environmental significance, after having reviewed and accepted as adequate the Short Environmental Assessment Form part I, prepared by the applicant, and a Part II prepared by the Town Planning staff, and 3. The Planning Board, after holding a Public Hearing on October 20, 1998, has granted Preliminary Site Plan Approval for the above - referenced modifications, and agreed to consider further modified plans showing the proposed elevator addition extending to serve the second floor of the Inn, and 4. The Planning Board, at a Public Hearing on November 3, 1998, has reviewed and accepted as adequate an application packet that includes, among other information, a Site Platt (SI) entitled `La Tourelle Elevator Project," dated Sept. 21, 1998, showing the locations of both the proposed guest room conversion and the elevator addition; a Site Plan (S2) entitled "La Tourelle Elevator Project, " dated September 3, 1998 and revised 10126198, showing an enlargement of the proposed elevator addition and proposed landscaping; a Floor Plan (AI), entitled `La Tourelle Elevator Project, " dated Sept. 3, 1998 and revised 9117198, an Elevation (A2), entitled "La Tourelle Elevator Project, Elevations, Second Floor Plan" dated Oct. 26, 1998 and revised Oct. 27, 1998, including south, west and east building elevations of the proposed elevator addition and a partial second floor plan of the modification; and a Floor Plan, entitled "Changing Facility /Guest Suite Floor Plan - La Tourelle Elevator Project, " dated Sept. 21, 1998, all prepared by DLK/Architecture, P. C, Elmira, NY, and other information related to the application. NOW THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Final Site Plan Approval, as shown on the Final Site Plan Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Final Site Plan Approval for the proposed modifications as shown on a Site Plan (SI) entitled `La Tourelle Elevator Project, " dated Sept. 21, 1998, showing the locations of both the proposed guest room conversion and the elevator addition; a Site Plan (S2) entitled "La Tourelle Elevator Project, " dated September 3, 1998 and revised 10126198, showing an enlargement of the proposed elevator addition and proposed landscaping, a Floor Plan (AI), entitled "La Tourelle Elevator Project, " dated Sept. 3, 1998 and revised 9117198, an Elevation (A2), entitled ;i PLANNING BOARD MINUTES PAGE 4 NOVEMBER 3, 1998 APPROVED - APPROVED - APPROVED - J_4 NL'.ARY 19, 1999 - APPROVED - APPROVED - APPROVED "La Tourelle Elevator Project, Elevations, Second Floor Plan " dated Oct. 26, 1998 and revised Oct. 27, 1998, including south, west and east building elevations of the proposed elevator addition and a partial second floor plan of the modification; and a Floor Plan, entitled "Changing FacilityiGuest Suite Floor Plan - La Tourelle Elevator Project, " dated Sept. 21, 1998, all prepared by DLK/Architecture, P.C., Elmira, NY, and other information related to the application, subject to the following conditions: a. Submission of a detailed planting plan and schedule to show specific plant species, number of each species, and sizes for the proposed landscaping along the foundation of the proposed elevator addition, as shown on Site Plan S2, to consist of a mixture off lowering and evergreen shrubs, as well as transplanting or replacement of the existing Magnolia tree, subject to review and approval of the Director of Planning prior to the issuance of any building permits, and b. Site Plan Drawing S2 be modified to show the correct footprint of elevator addition. C, Submission of one (1) original or mylar copy and two paper copies of the final site plan drawings (including SI, S2, and A2) to be retained by the Town of Ithaca, prior to the issuance of any building permits. AYES - Wilcox, Hoffmann, Mitrano, Ainslie, Kenerson, Ainslie, Bell. NAYS - None. The MOTION was declared to be carried unanimously. PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed construction of a Compost Facility on the Ithaca College campus to consist of a 6,120 f square foot wood -framed, steel sided building with a 5,000 f square foot concrete pad, located on Tax Parcel No. 41 -1-11 approximately 750 feet southeast of the intersection of Coddington Road and Danby Road, Residence District R -15. Ithaca College, Owner /Applicant; Mark J. Darling, Agent. Mark Darling, Ithaca College, stated information was provided in the packet answering the board's previous questions. Mr. Darling stated they researched item "e" of the resolution. Their research shows they are exempt from any permitting from New York State Department of Environmental Conservation. There are no other permitting agencies they need to satisfy. They noted food waste will be hauled to the campus in a secured fashion and will be transported in an enclosed truck. Board Member Hoffinann asked what would be used to bring food waste in from other locations. Mr. Darling stated it is a County regulation that any food waste hauled must be covered. Board Member Hoffmann asked if they were still considering hauling from off site locations. Mr. Darling stated if they decided to do that, they would need a variance from New York State Department of Environmental Conservation. c! CI PLANNING BOARD MINUTES PAGE 5 NOVEMBER 3, 1998 APPROVED -APPROVED -APPROVED -JANUARY 19, 1999 -APPROVED -APPROVED -APPROVED Board Member Hoffmann stated in the proposed resolution condition b talks about food waste coming from off site locations. She interpreted it as meaning they could do that now. Environmental Planner Ritter stated it should have said from the off site location. Board Member Hoffmann asked if they should specify the site. Chairperson Wilcox stated that would prevent Ithaca College from hauling food waste from other sites without the board's approval. Board Member Bell asked if that is something the board can consider in Site Plan Approval. He stated he thinks it should be a County Health Department Regulation. Attorney Barney stated if the applicant is willing to consent to it there is not a problem. Board Member Hoffmann stated she had a problem with the thought of food waste being hauled from one side of town to another. Board Member Bell stated garbage trucks travel all over the country. Mr. Darling stated the stipulation is that it is covered and they are covered. Board Member Bell stated the food waste is going to the best management technique compared to other debris going to the landfills. He does not have a problem with it. Board Member Hoffmann stated the reason the operation works so well is that it is a limited operation. If it grows and becomes too big it might not work so well. Chairperson Wilcox asked what is the proposed capacity. Mr. Darling replied the facility's proposed capacity is five hundred tons. Chairperson Wilcox asked how much tonnage they expected the campus to produce. Mr. Darling stated they are expecting at least four hundred tons. Chairperson Wilcox asked if there is an estimate of how much Longview will contribute. Mr. Darling replied they estimate fifty or more tons. Chairperson Wilcox asked if the enrollment at the college has remained stable. Mr. Darling responded the enrollment has remained stable and is planned to remain stable. The total is four hundred fifty estimated. There are existing laws that cover the transportation of food waste on roads. Mr. Darling stated the facility will be designed to handle five hundred cubic yards. It has a potential to handle fifteen V PLANNING BOARD MINUTES PAGE 6 NOVEMBER 3, 1998 APPROVED -APPROVED -APPROVED -JANUARY 19, 1999 -APPROVED -APPROVED -APPROVED hundred tons if the system is changed. They are not looking to change the system. The floor space would allow the facility to compost fifteen hundred tons. Attorney Barney asked how they determined how much waste is being composted. Mr. Darling stated the college uses a volume conversion suggested by the Environmental Protection Agency. It is based on cubic yards and the containers that are dumped and taken into the facility are counted. Attorney Barney asked if Ithaca College would be comfortable if there is a limitation that the amount of waste per year be limited to five hundred tons. Mr. Darling stated five hundred tons would be more than acceptable. If Ithaca College were to do more than that, they would need to come back to the Planning Board and ask for an extension of the building. Chairperson Wilcox duly opened the public hearing at 8:01 p.m., and asked if any members of the public wished to be heard. With no persons present to be heard, Chairperson Wilcox duly closed the public hearing at 8:02 p.m. Board Member Hoffmann stated she thinks the project is a good idea, but does not want it to get out of hand. Attorney Barney stated a condition can be added in the resolution for the facility not to exceed five hundred twenty -five tons of waste per year. Chairperson Wilcox asked Mr. Darling to describe the vehicle that will be transporting the waste. Mr. Darling stated it is a 1992 Ford Van with a lift hoist on the back capable of raising fifteen hundred pounds. It has a roof and a back roll down drawer. The containers are put into the truck, taken to the facility and dumped directly into the mixing vessel. From there the food waste will be processed. Chairperson Wilcox asked if Mr. Darling would describe the vehicle as being more secure than the standard garbage truck. Mr. Darling stated yes. Director of Planning Kanter asked if there is a back -up truck. Mr. Darling stated yes, and it is has a higher weight capacity. MOTION by Gregory Bell, seconded by Lawrence Thayer: WHEREAS: 1. This action is Consideration of Final Site Plan Approval to expand the current Ithaca College composting operation from approximately 150 tons of food waste per year to 500 tons /year, and the 0 ' PL`ANNING BOARD MINUTES PAGE 7 NOVEMBER 3, 1998 APPROVED - APPROVED - APPROVED - JANUARY 19, 1999 - APPROVED - APPROVED - APPROVED proposed construction of a new composting facility to consist of a 60'x 100' enclosed pole barn with a concrete floor, a 50'x 100' concrete pad outside of the building, and a 30' x 40' control room attached to the southwest corner of the compost facility. The new facility will be located on the Ithaca College campus, close to the main access drive, Town of Ithaca, Tax Parcel No. 41 -141, R15 Residential District, Ithaca College Owner, Mark J. Darling (Ithaca College), and Lew Durland (Sear -Brown Group) Agents, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review, has, on October 6, 1998, reviewed and accepted as adequate a Short Environmental Assessment Form Part I prepared by the applicant and a Short Environmental Assessment Form Part II prepared by planning staff, and made a negative determination of environmental significance with regard to Site Plan Approval; and 3. The Planning Board, at a Public Hearing on November 3, 1998, has reviewed and accepted the maps and information sheets included in the drawings set entitled "Ithaca College New Compost Facility, Town of Ithaca, Tompkins County, New York", dated 10116198, including the following; "Topographic Survey Map " dated 9110198 (SUVI), "Site Plan " dated 8131198 (CVM), "General Notes " dated 8131198 (CV2) and "Elevations" dated 10116198 (A3), prepared by The Sear Brown Group, and additional application materials, NOW, THEREFORE, BE IT RESOLVED 1. That the Planning Board hereby grants Final Site Plan approval to expand the current Ithaca College composting operation from approximately 150 tons of food waste per year to 500 tons /year, and the proposed construction of a new composting facility to consist of a 60'x 100' enclosed pole barn with a concrete floor, a 50'x 100' concrete pad outside of the building, and a 30'x 40' control room attached to the southwest corner of the compost facility. The new facility will be located on the Ithaca College campus, close to the main access drive, Town of Ithaca Tint Parcel No. 41 -1 -11, R-15 Residential District, as shown in the drawing set entitled "Ithaca College New Compost Facility, Town oflthaca, Tompkins County, New York ", dated 10/16198, including drawings entitled "Topographic Survey Map" dated 9110198 (SUVI), "Site Plan" dated 8131198 (CVM), "General Notes" dated 8131198 (CV2), and "Elevations" dated 10/161198 (A3), and other application materials, conditioned upon the following: a. submission of an original or mylar copy and two paper copies of the final site plan to be retained by the Town of Ithaca; b, that all food waste being hauled to the Ithaca College site from off -site locations be securely covered to eliminate spillage along public roads, ce that this operation comply with the following performance standards pertaining to noise, odor, and vermin, and that the Town reserves the right to revoke Special Approval at any time should this operation violate these performance standards: 1- no one shall operate or cause to be operated any source of sound in such a manner as to create a sound level which exceeds the limits set forth for the land use category as listed in Local Law No. 14 -1995. PLANNING BOARD MINUTES PAGE 8 NOVEMBER 3, 1998 APPROVED -APPROVED -APPROVED - JA NUARF 19, 1999 -APPROVED -APPROVED -APPROVED 2- there shall be no emission of any offensive odor discernible at the boundary of the site. 3- there shall be no storage of material, either indoors or out, in such a manner that it attracts or facilitates the breeding of vermin or endangers public health or the environment in any way. 4- that no more than 500 tons of food waste per year be processed at the facility. AYES - Wilcox, Hoffmann, Bell, Thayer, Mitrano, Kenerson, Ainslie. NAYS None. The MOTION was declared to be carried unanimously. PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed construction of a 1,200 f square foot Golf Pro Shop addition to the existing Moakley House, located approximately 300 feet south of the intersection of Warren Road and Blue Grass Lane, Town of Ithaca Tax Parcel No. 684, =9, Residence District R -30. Cornell University, Owner /Applicant; John Barradas and Jim Finnegan, Agents. John Barradas, Downing, Barradas, Magre Architects, stated the only change is found on page S201, North Elevation 2. There are two bays that do not have windows. The two bays face the North side. Instead is a wall that has the same reveals but is made of shiplack and trim detail. Shiplack is smooth siding and the grooves do not have many shadow lines. The other changes were plantings as asked by the Planning Board. They have two planting pieces South, East, and West, and shrubbery as on SP101 and SKI schedule. Board Member Hoffmann asked what caliper Maple means. Mr. Barradas stated it meant the removal of the caliper Maple tree. Board Member Hoffiann asked if it were going to be replaced. Mr. Barradas stated it will be planted at another location on the campus. They are replacing it with shrubbery. Chairperson Wilcox duly opened the public hearing at 8:14 p.m., and asked if any members of the public wished to be heard. With no persons present to be heard, Chairperson Wilcox duly closed the public hearing at 8:15 p.m. Board Member Hoffmann stated there will not be any windows on the North elevation. Mr. Barradas stated next to the door there will be windows. MOTION by Lawrence Thayer, seconded by Robert Kenerson: WHEREAS: ' PLANNING BOARD MINUTES PAGE 9 NOVEMBER 3, 1998 APPROVED - APPROVED - APPROVED - JANUARY 19, 1999 - APPROVED - APPROVED - APPROVED 1. This action is Consideration of Final Site Plan Approval for the proposed construction of a 1,200 +/- square foot Golf Pro Shop addition to the existing Moakley House, located approximately 300 feet south of the intersection of Warren Road and Bluegrass Lane on the Robert Trent Jones Go f Course at Cornell University, Town of Ithaca Tax Parcel No. 68 -1 -9, Residence District R -30; Cornell University, Owner /Applicant; John Barradas and James Finnigan, Agents, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review, has, on October 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 November 3, 1998, reviewed and accepted as adequate drawings labeled "Cornell Golf Center, " Sheet No. SK4 entitled "Site Plan, " Sheet No. SPIN entitled "Site Plan," Sheet No. A001, entitled "Foundation Plan," Sheet No. A101, entitled "Construction Plan, " Sheet No. A102, entitled "Roof Framing Plan, " Sheet No. A201, entitled "Exterior Elevations, and Sheet No. A301, entitled "Wall Sections, " all dated October 21, 1998, prepared by Downing Barradas Magre Architects, and additional application materials, NOW THEREFORE BE IT RESOLVED: That the Planning Board hereby grants Final Site Plan Approval for the proposed construction of a 1, 200 +/- square foot Golf Pro Shop addition to the existing Moakley House, as shown on the drawings labeled "Cornell Golf Center, " Sheet No. SK4 entitled "Site Plan, " Sheet No. SPIN entitled "Site Plan, " Sheet No. A001, entitled "Foundation Plan, " Sheet No. A101, entitled "Construction Plan, " Sheet No. A102, entitled "Roof Framing Plan, " Sheet No. A201, entitled "Exterior Elevations", and Sheet No. A301, entitled "Wall Sections, " all dated October 21, 1998, prepared by Downing Barradas Magre Architects, and additional application materials. AYES - Wilcox, Hoffmann, Kenerson, Ainslie, Thayer, Bell, Mitrano. NAYS - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: Reaffirmation of SEQR Determination, Trinity Lutheran Church Parking Lot, 149 Honness Lane. Peter Krusius, Trinity Lutheran Church, stated Trinity Lutheran arranged a neighborhood meeting on October 11. Many of the neighbors came and expressed their concerns. The neighbors and the parking lot committee have had many communications. They then instructed the engineers to redesign the parking lot to accommodate many of the community's concerns. There are three major changes in the design. The first being that the lower section of the West parking lot has been moved uphill about twenty -two feet. At the same time it reduces the width of the island between the upper and the lower lots about two feet. Seven large conifer trees were added to the Western side towards Grandview. Mr. Krusius stated they have also removed the bike path, but still have the letter of intent in the packet. All the changes do not affect the proposed routing of the bike path. The drainage plan is the same as before except the lower lot was moved. The drainage plan was adjusted ' PLANNING BOARD MINUTES PAGE 10 NOVEMBER 3, 1998 APPROVED -APPROVED - APPROVED - JANUARY 19, 1999 - APPRO IIED -APPROVED -APPROVED accordingly. The slopes from the West towards Grandview have been reduced from 1 to 3, 1 to 4. Overall it will fit the neighborhood better. Board Member Hoffmann stated it is a much better plan than presented before. Mr. Krusius stated by the redesign they are able to restore two of the large Norwegian Spruce trees. They have added four more Austrian Pines to provide blockage. There are seven large trees facing Grandview that has been placed in such a way to provide visual blockage. The number of large trees have been increased. Board Member Hoffmann stated she looked at the old plan where the bike path was located originally. It looked as if some of the trees will be planted in the bike path area. Where will the bike path be located since the trees are being planted in its location? Mr. Krusius stated the church is facilitating the bike path if the town would like to put it in its original routing. They have responded with the additional trees due to the neighbor's concerns. If the bike path is to be put in according to the original routing then the landscape will have to be redesigned. Assistant Town Planner Frantz stated he discussed the location of the trees with Tammy Aiken. The trees on the site plan might be a few feet closer to the property he than they should be. The intent would be to shift them from the locations shown. Assistant Town Planner Frantz stated he spoke with Mr. Noteboom and Mr. Schoch and their desire is to have the Town of Ithaca build the bikeway while the parking lot is being constructed. Then the tree can be planted after the bikeway is constructed. He is comfortable with the site plan and the location of the trees. There may be some need for shifting the trees or bikeway. The Town would like to have the bikeway built before the trees are planted. Board Member Hoffmann stated it would not be good planning to have the trees planted and then have to remove them. Board Member Bell asked which trees would need to be shifted. Assistant Town Planner Frantz stated they are referring to the trees at the base of the slope. He stated he did not see the Austrian Pines as being a problem. Mr. Krusius stated that the church is willing to move the trees. They are currently placed to provide neighbors with visual blocking. If other arguments come up they are willing to move the trees. Board Member Hoffmann stated the trees may need to be located far away from the bikeway if they have a large canopy. Assistant Town Planner Frantz stated that is something that will be considered. The Hemlock Sapling is an existing tree. It may cause a slight modification of the bikeway alignment. When the design for the bikeway was laid out, they did not realize the tree was in that location. Board Member Hoffmann stated one tree is not a big problem. The landscaping plan being located in an inconvenient spot is not a good idea. PLANNING BOARD MINUTES PAGE 11 NOVEMBER 3, 1998 APPROVED - APPROVED - APPROVED - JANUARY 19, 1999 - APPROVED - APPROVED - APPROVED Mr. Krusius stated there is twenty -two feet more room than the original location. Chairperson Wilcox stated the board has a revised full Environmental Impact Statement form with revisions dated October 22, 1998. At the previous meeting, the public comment was relevant to SEQR. Chairperson Wilcox asked if any members of the public wished to address the board on anything related to SEQR. David Parkins, 323 Sunnyview Lane, stated he is not sure if the bike plan fits into the SEQR. Assistant Town Planner Frantz stated the bike plan will be a Town project. It will be subject to an Environmental Review. Mr. Parkins stated it does effect the location of the trees. Assistant Town Planner Frantz replied in a minor way. Mr. Parkins stated the bike path is not far from his house. Anything that will move the trees farther away, will move the bike path almost into his backyard. Assistant Town Planner Frantz stated the bike path is not being relocated from its original location. The trees have always been intended to be on the opposite side of the bikeway from Mr. Parkins' property. Mr. Parkins stated the location of the trees places the bike path almost in his backyard. Director of Planning Kanter stated if a bike path is put in, it is likely the Town would put additional landscaping along the pathway. Chairperson Wilcox stated if a bikeway were to be put in, the Town Board would initiate it. Assistant Town Planner Frantz stated he expects the Town Board to give the town staff the direction of addressing the security and privacy concerns of adjacent residence. Attorney Barney asked if this is land the town already has available. Assistant Town Planner Frantz stated it is in the talking stages. Board Member Hoffmann asked when the lights would be on. Mr. Krusius stated the lights would be on when it is dark. The church generally has services in the morning. There are only a few services on festival days at night. The total number of times per year when the lights would be on is a dozen or less. The building light at the main entrance will be on whenever someone is in the building. Board Member Hoffmann asked if they are on automatic timers. PLANNING BOARD MINUTES PAGE 12 NOVEMBER 3, 1998 APPROVED - APPROVED - APPROVED - JANUARY 19, 1999 - APPROVED - APPROVED - APPRO TIED Mr. Krusius stated no. The church would turn them on when necessary. Board Member Bell stated on the Western section is the removal of trees and shrubs. Three are within the parking lot, and two are outside. Why do the two need to be removed if they are not within the parking lot area. Assistant Town Planner Frantz stated the two trees will be under six feet of fill. With no further discussion, Chairperson Wilcox duly closed the SEQR Determination for Trinity Lutheran Church at 8:45 p.m. MOTION by Robert Kenerson, seconded by Eva Hoffmann: WHEREAS: 1. This action is the Consideration of Preliminary and Final Site Plan Approval and a Recommendation to the Zoning Board of Appeals regarding Special Approval to construct a new parking lot on the premises of the Trinity Lutheran Church, located at 149 Honness Lane, Town of Ithaca Tax Parcels No. 58-24 aril 58 -2 -5, Residence District R-15. The project includes reconfiguring and expanding the existingparking lot to include 110 + /- parking spaces, where the current capacity is 60 spaces Trinity Lutheran Church, Owner /Applicant; Tammi Aiken, T.G. Miller, Engineers and Surveyors, P.C., Agent, 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval, and 3. The Planning Board, on October 6, 1998, did review and receive public comments on a site plan submission which included a Long Environmental Assessment Form Pt. I submitted by the applicant and a Part II prepared by the Town Planning Department, a drawing set entitled "Trinity Lutheran Church Parking Lot Enhancements Project, Town of Ithaca, Tompkins County, Ithaca, New York, " prepared by T.G. Miller Engineers & Surveyors, including drawings entitled "Site Layout Plan ", "Grading, Drainage & Erosion Control Plan and "Landscape & Lighting Plan all dated August 179 1998, and other application materials, and 44 The Planning Board, on October 6, 1998, did make a negative determination of environmental significance for the project, as proposed, and 5. On October 6, 1998, after a public discussion of the proposal as presented and in response to concerns of several adjoining landowners the applicant agreed to consider certain modifications to the design of the proposed project prior to further Planning Board consideration, and 6 The Planning Board, on November 3, 1998, has reviewed and accepted as adequate a revised site plan submission which includes a drawing set entitled "Trinity Lutheran Church Parking Lot Enhancements Project, Town of Ithaca, Tompkins County, Ithaca, New York, " prepared by TG. Miller Engineers & Surveyors, including drawings entitled "Site Layout Plan " and "Grading, Drainage & Erosion Control Plan ", each dated August 17, 1998 and revised October 21, 1998, and "Landscape & Lighting Plan ", PLANNING BOARD MINUTES PAGE 13 NOVEMBER 3, 1998 APPROVED - APPROVED - APPROVED -JANUARY 19, 1999 -APPROVED -APPROVED -APPROVED dated August 17, 1998, revised October 21, 1998, and further revised October 26, 1998, a revised Long Environmental Assessment Form Pt. I submitted by the applicant and a Part II prepared by the Town Planning Department, and other application materials, and 7. 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, Thayer, Bell, Mitrano, Ainslie. NAYS - None. The MOTION was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan .Approval and a Recommendation to the Zoning Board of Appeals regarding Special Approval to construct a new parking lot on the premises of the Trinity Lutheran Church, located at 149 Honness Lane, Town of Ithaca Tag Parcel No's. 58-24 and 58 =2 -5, Residence District 1145. The project includes reconfiguring and expanding the existing parking lot to include 110 f parking spaces, where the current capacity is 60 spaces. Trinity Lutheran Church, Owner /Applicant, Tammi Aiken, T.G. Miller, Engineers and Surveyors, P.C., Agent, Chairperson Wilcox duly opened the public hearing at 8:47 p.m., and asked if any members of public wished to be heard. Mr. Parkins stated in looking at the grade lines on CO2, the current drain is 919 feet. The backyard of Mr. Parkins and his neighbor is at 910 feet. The proposed plan shows adding eight feet of fill. It will put them at seventeen above his grade. It was his hope based on interaction with the church that there is some way to terrace the lot to bring it closer to the existing terrain. The grade will put the parking lot eye level with his bedroom. If the trees are not adequately tall enough, head lights from the parking lot will shine into his house. Mr. Parkins stated he is satisfied with the setback and the addition of the plantings in general. Zagorka Gaeta, 326 Sunnyview Lane, stated the neighborhood and church have had many conversations. She wanted to thank the church for the effort they have made to hear the concerns of the neighborhood. The church has been open to the neighborhood's concerns about proper screening. Four weeks ago the neighborhood was concerned about drainage. Many of the neighbors inquired around town about T.G. Miller and received superb reviews of their skills and conscientiousness. They feel comfortable with the way the surface drainage was addressed. Ms. Gaeta received assurances from Mr. Krusius that subsurface water problems are being addressed. The neighborhood and church are trying to work on that problem together. The neighbors appreciate the way the church has responded and reacted to the concerns. Most of the neighborhood was present at the neighborhood meeting which talked about the trees that would be removed. The trees are a PLANNING BOARD MINUTES PAGE 14 NOVEMBER 3, 1998 APPROVED -APPROVED - APPRO LED - JANUARY 19, 1999 -APPROVED - APPROVED -APPROVED landmark of the area. Since the parking lot has been moved, it is only a matter of a few parking spots to save the trees. The trees protect them from the lights that are in the front parking lot of the church. Ms. Gaeta provided to the board a copy of the letter she sent to Mr. Krusius and the church's reply. (See Attachment #1) The neighborhood has suggested many ways to reduce the size of the parking lot to save the trees. Chairperson Wilcox duly closed the public hearing at 8:57 p.m. with no other persons present to be heard. Chairperson Wilcox asked to have the slope on the Western side of the current plan compared to the previous plan. Assistant Town Planner Frantz responded it is about half as steep as the previous plan, 16% grade. As part of the review, Assistant Town Planner Frantz prepared a cross section view of the parking lot and the neighboring houses. Lowering the lower parking bay would make conditions worse for the residents. The headlights of the cars are more likely to shine on the roofs or over the houses. This is because the parking lot is higher above the houses to the West. If the parking lot is lowered, so are the headlights. Assistant Town Planner Frantz stated the elevated parking lot is more of a benefit to the adjoining residence. Board Member Hoffmann asked if a row of evergreen shrubbery could be planted at the top of the slope to shield the cars. Assistant Town Planner Frantz stated the evergreen shrubbery would help to block the parking lot. He explained he is unable to make any recommendations of species because he is not familiar as to what will grow in this climate. Mr. Krusius stated the cars would only be present with their headlights on as infrequently as when the lights are on. Board Member Bell stated another possible solution is the grading of the Western most row of the lot. From the cross section he noticed the grade of the Western most row as sloping downward. If the Western most row were sloping upward, then it would aim the headlights even more into the sky. Assistant Town Planner Frantz stated he can not recommend one way or another. He explained the headlights will not shine directly into people's windows with the height of the proposed parking lot. Chairperson Wilcox asked Director of Engineering Walker about the drainage. Director of Engineering Walker stated surface drainage will not increase run -off off the site. It meets the Town's standards for controlling surface run -off with the detention pond. They are putting significant subsurface drainage under the parking lot to take care of their water problems in the parking lot. It may help to alleviate some of the subsurface drainage problems downhill. Chairperson Wilcox stated the drainage plan is unchanged from when the board first saw the proposal. The amount of impervious surface has been reduced. PLANNING BOARD MINUTES PAGE 15 NOVEMBER 3, 1998 APPROVED -APPROVED -APPROVED - J.4NU4RY 19, 1999 - .APPROVED -APPROVED -APPROVED Director of Engineering Walker stated he did not know if it has been reduced, but there is a wider buffer below the parking lot than before. Board Member Mitrano asked why the trees needed to be removed. Mr. Krusius stated the trees being removed is where the proposed blacktop and fill is located. Board Member Mitrano asked why the parking lot could not be structured to accommodate the trees. Mr. Krusius stated the design is the best compromise the church developed. It follows the natural slopes and does less damage elsewhere. He does not know of a single solution that does not have adverse impact anywhere. Board Member Mitrano asked how many proposed parking spaces will be lost if the trees remain. Tammy Aiken, T.G. Millers, stated twenty parking spaces will be lost. Assistant Town Planner Frantz stated the problem is not only the number of parking spaces, but half the trees are being removed for the access driveway. Board Member Bell suggested to move eight spaces from the lower bay to the back of the parking lot, and move the driveway through the parking lot. Mr. Krusius stated the Southeast corner of the parking lot has been deliberately placed in its current location so that it is not visible from the main sanctuary window. Board Member Bell stated if the church's design criteria are not looking at cars, then why would the neighbors want to look at the cars. Board Member Hoffmann suggested the access drive be removed, move five parking spaces elsewhere on the site, remove four parking spaces, and have cars enter and exit on the same drive. Instead of having two places to enter and exit, there would be only one. Mr. Krusius stated the church has considered that option, but it would make the lower lot a dead end. It would be difficult for high traffic times, maintenance and snow removal. Board Member Bell stated to resolve that problem, a second exit /entrance can be created onto Westview Lane. Mr. Krusius stated there is an elevation difference between Westview Lane and the parking lot. That will result in a steep embankment. Chairperson Wilcox asked if the board would like to see a change in the plan. PLANNING BOARD MINUTES PAGE 16 NOVEMBER 3, 1998 APPROVED - APPROVED - APPROVED - J.4 NU.4RY 19, 1999 - APPROVED - APPROVED - APPROVED Board Member Hoffmann stated she would like to see some change. She does not think it would be a bad thing to have the one entrance into the parking lot. Board Member Bell stated he would rather not see the dead end entrance to the parking lot. Board Member Kenerson stated he did not think the board should be redesigning something the church has spent much time designing. It is acceptable to him and the neighborhood. Board Member Ainslie stated he is not happy with the fact that neighbors are concerned with the removal of trees. He understands it is hard to put everything into place. As far as the lights shining into houses, it has been stated there will only be a few nights a year the neighbors will be affected. He understands the concern for the trees. Board Member Mitrano stated she would like to see a change. She stated she agreed with Board Member Ainslie about the lighting problem. Shrubbery can be planted to block the view. Board Member Thayer stated he is worried about the trees. He liked Board Member Hoffmann's proposal to have a mid -cut and eliminate the end -cut so traffic flows from the center to the bottom. The end opening is then not needed and provides room for parking spaces. Chairperson Wilcox stated he is much happier with this plan than the previous one. He is glad the neighbors and the church got together and came up with the modified plan. Chairperson Wilcox feels it is a good compromise. Yes, it is unfortunate to lose the row of spruce trees, but the increased plantings on the Western side will eventually make up for it. He senses that there are not four board members in favor of the plan now. Mr. Krusius stated in the neighborhood meeting one of the first things shown was a slide taken from their church site downhill and there was nothing. There is only a natural field with no trees. The trees in discussion are trees Trinity Lutheran Church planted and nurtured over the years. The church does not want to cut the trees down, but is being considered because they limit the lay -out opportunities. They would like to plant other trees in place of the ones being cut down. The number of trees will be increased. Tom Zitter, 131 Westview Lane, stated he is a trained botanist. He sees the plan as an opportunity to increase the beauty of the overall landscape of the church. It could be more of a botanical setting with use of new trees and new flowering trees. It would off -set some of the loss of the Norway Spruce. The church is giving an opportunity to beautify the landscape in the neighborhood more than it is now. Assistant Town Planner Frantz stated he has a photograph taken before the church -was built. The trees are Norway Spruce. They are classed as a weedy, invasive species. The trees are thirty years old or less. Since the trees grow so fast, they look far older than their actual age. His sense from the impact on the landscape is the removal of trees will be noticed when they come down. However, the church is providing a lot more with new trees. He recommends the board drop any idea of an entrance on Westview Lane. It is a quiet residential area and is designed that way. It is a very steeply graded residential street. Assistant Town Planner Frantz stated it is an issue that should have been brought up at the last meeting so that staff and the applicants could have addressed it then. PLANNING BOARD MINUTES PAGE 17 NOVEMBER 3, 1998 APPROVED -APPROVED - APPROT -ED - J.4NU.4RY 19, 1999 -APPROVED -APPROVED -APPROVED ED Board Member Bell stated it was addressed at the last meeting. Assistant Town Planner Frantz stated staff did not receive any direction at the last meeting as to the concern of the trees. Director of Planning Kanter stated a lot can be done with the addition of some appropriately chosen, located, and sized evergreens along the edge of the parking. Especially in some of the key areas where headlights may be shining towards the houses. He does not think that is something that will add a huge amount of expense to the project. There is already some landscaping being added, for more money and thought, good screening can be provided. Mr. Zitter stated that Austrian Pine was selected because it grows fast and has a wide circumference to it. It makes a very nice landscape specimen tree. A number of these were chosen for that reason, to get enough blockage as possible. They stayed away from White Pine and other species that become very ugly as they get older. Director of Planning Kanter stated some types of trees lose their lower branches the older they are and cause the loss of screening. Mr. Zitter stated the church would choose other trees that will be as appealing. The church is trying to beautify the landscape. Board Member Ainslie stated with Mr. Zitter's report he is for the plan. He thinks with that type of information, Mr. Zitter will help to beautify the landscape. Ms. Aiken stated a consideration was the walking distance to the front doors of the church. They wanted to keep parking more centrally located to the front entrance of the church. The safety of the access drive alignment was a factor in aligning it with the church entrance. They wanted to keep the flow of traffic. Having an access drive in the middle of parking places creates more of a danger. The church never wanted to consider adding another entrance onto Westview Lane. They want their main entrance to be on Honness Lane. The church wanted to maintain a distance from Westview Lane. Ms. Gaeta stated she appreciates the church and board's consideration. Ms. Aiken stated there were discussions since the trees are in bad shape, that they were not placed there with any consideration to the layout of the church or future parking. The trees were placed without future planning and have not been considered a main feature of the proposed landscape. Chairperson Wilcox stated the current plan with more landscaping to the Western side of the new parking lot mitigates some of the side issues. Board Member Hoffmann asked what the reason is for the location of the cross in the back of the church. PLANNING BOARD MINUTES PAGE 18 NOVEMBER 3, 1998 APPROVED -APPROVED -APPROVED - J4 VARY 19, 1999 -APPROVED - APPROVED -APPROVED Mr. Krusius responded the church currently has a monument that is on the inside from the loop back on the plan. That particular monument is supposed to be moved and a sign will be established closer to the road. The cross is something the church would like to have within proximity of the sign, but not part of the sign. Chairperson Wilcox stated the cross was in front of the sign in the original proposal Mr. Krusius stated the current monument in the front of the church will be moved. Board Member Hoffmann stated she is referring to the relocated monument near Westview Lane. Mr. Krusius stated there is a foot path from the Southeast corner of the proposed parking lot. It crosses along the foot path and is an entry gate to the church property. It will not be a sign, only the cross. There will be another cross towards Honness Lane in proximity with the roadside sign. The church considered it part of the sign, and may not be shown separately. Chairperson Wilcox stated the old plan shows a proposed sign and monument. Board Member Hoffmann asked about the size of the monument being located near Westview Lane. Mr. Krusius stated it is the same cross as the current cross in front of the church. It is being relocated. The cross is sixteen feet cross with a three foot stone foundation. Chairperson Wilcox stated the question is whether a cross is a sign. If it is a sign, the way the Town of Ithaca zoning ordinance is written, then there is the possibility of two signs in the front and a sign in the back. Attorney Barney stated a sign is defined as a device for visual communication, publicly displayed to identify, advertise, and or convey information. A cross fits within that definition and then there are three signs. Ms. Aiken stated that would include all the crosses on all the churches. Michael Thompson, 130 Oakwood Lane, asked what the difference is between a monument and a sign. They only distinction between a monument and a sign in the ordinance is that a monument has a permanent structure of arbitrary size. Assistant Town Planner Frantz stated he interpreted it as a monument because it seemed to be on axis with the interior of the sanctuary. He was operating under the assumption that was appropriate to have a cross as a monument within the viewshed of the sanctuary. Mr. Krusius stated the church's interpretation was that a cross might not be a sign. Board Member Bell stated the placement of the cross had more to do with the view from the inside of the church. Chairperson Wilcox stated drawing LO l needs to be modified to show the placement of the second sign. Then if the plan is approved, the Zoning Board of Appeals will have an additional variance to consider. PLANNING BOARD MUNUTES PAGE 19 NOVEMBER 3, 1998 APPROVED -APPROVED -APPROVED - JANUARY 19, 1999 -APPROVED -APPROVED -APPROVED Assistant Town Planner Frantz stated this is the first time he has heard of a cross being interpreted as being a sign. There are modern stained glass in three windows of Saint Catherine of Sienna, is that a several hundred foot sign. Attorney Barney stated a big "M" is a sign conveying McDonalds. He is having difficulty distinguishing the difference between that and a cross. The same rules apply. Chairperson Wilcox stated the final determination of whether a cross is a sign is the determination of the Zoning Board of Appeals. The proposed resolution states the applicant needs to go before the Zoning Board of Appeals for special approval and any required variances. MOTION by Lawrence Thayer, seconded by James Ainslie: WHEREAS: 1. This action is the Consideration of Preliminary and Final Site Plan Approval caul a Recommendation to the Zoning Board of Appeals regarding Special Approval to construct a new parking lot on the premises of the Trimly Lutheran Church, located at 149 Honness Lame, Town of Ithaca Tax Parcels No 58 -24 and 58-2-5, Residence District R -15. The project includes reconfiguring and expanding the existingparl ing lot to include 110 + /- parking spaces, where the current capacity is 60 spaces Trinity Lutheran Church, Owner /Applicant; Tammi Aiken, T G. Miller, Engineers and Surveyors, P.C., Agent, 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 November 3, 1998, made a negative determination of environmental significance, and 3. The Planning Board, at a Public Hearing on November 3, 1998, has reviewed and accepted as adequate a Long Environmental Assessment Form Part I submitted by the applicant and a Part H prepared by the Town Planning Department, a site plan submission which includes a drawing set entitled "Trinity Lutheran Church Parking Lot Enhancements Project, Town of Ithaca, Tompkins County, Ithaca, New York, " prepared by T.G. Miller Engineers & Surveyors, including drawings entitled "Site Layout Plan " and "Grading, Drainage & Erosion Control Plan". each dated August 17, 1998 and revised October 21, 1998, and "Landscape & Lighting Plan", dated August 17, 1998, revised October 21, 1998, and further revised October 26, 1998, and other application materials. NOW, THEREFORE, BE IT RESOLVED: 1. That the Planning Board hereby grants Preliminary Site Plan and Final Site Plan Approval to the proposed site plan as shown in a site plan submission which includes drawings entitled "Site Layout Plan " and "Grading, Drainage & Erosion Control Plan ", each dated August 179 1998 and revised October 21, 1998, and "Landscape & Lighting Plan ", dated August 179 1998, revised October 21, 1998, and further revised October 26, 1998, and other application materials, subject to the following conditions to be met prior to issuance of a building permit: PLANNING BOARD MINUTES PAGE 20 NOVEMBER 3, 1998 APPROVED - APPROVED - APPROVED - JANLARY 19, 1999 - APPROVED - APPROVED - APPROVED a. granting by the Zoning Board of Appeals of the required Special Approval for the proposed addition and any required variances; b, submission of construction details of all proposed improvements and detailed sizing and final material specifications of all improvements for review and approval by the Town Engineer; C, revision of Sheet LOI to include 1) additional evergreen plantings along the western edge of the proposed parking area to provide additional screening from adjacent residences, subject to review and approval of the Director of Planning prior to issuance of any building permits, and 2) the location of the proposed cross near Honness Lane. d submission for retention by the Town of Ithaca of an original or mylar copy of the drawings entitled, "Site Layout Plan ", "Grading, Drainage & Erosion Control Plan", and `Landscape & Lighting Plan " revised as required. AND BE IT FURTHER RESOL VED. 1. That the Planning Board, in making 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 fitture character of the neighborhood will not be adversely affected as a result of the proposed project; co 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, Hoffmann, Thayer, Ainslie, Mitrano, Bell, Kenerson. NAYS - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: SEQR, Determination, Subdivision of Lands of Edwin Hallberg, Ted Kinder & Malloy Bros. Construction, East King Road. Chairperson Wilcox duly opened the SEQR Determination for Hallberg, Kinder and Malloy Brothers subdivision. Director of Planning Kanter stated the purpose of the subdivision proposal is to create a new Town Park area off East King Road. There is a total of ten lots being broken off the various original subdivisions. The new Park and Open Space Plan dealt with some of the things we have been talking about in the South Hill area. In PLANNING BOARD MINUTES PAGE 21 NOVEMBER 3, 1998 APPROVED - APPROVED - APPROVED - J4NUARY 19, 1999 - APPROVED -APPROVED - APPROVED particular this board has seen earlier proposals for a larger community park in the Monkemeyer area. There is an existing small park off Deer Run and it has a small play structure and area. There is intended to be a neighborhood park that was originally proposed to be part of Chase Farm, Phase II development that has never happened. The town continues to show a neighborhood park in that area. They have an opportunity to develop a new neighborhood size park that would be as a companion to the proposed community park and the proposed trail network on this part of South Hill. This is intended to connect through the Chase Pond subdivision, Deer Run subdivision, and through Ithaca College. Director of Planning Kanter stated the proposed town park area will be about two acres and is on a parcel directly opposite Ridgecrest Road. It is being offered as a dedication to the town. To do that the town needed to think about a number of things going on in the area. The first thing needing consideration is the proposed trail. That trail originated when the Saunders Road subdivision, Chase Pond, was done there was intended to be a trail coming off East King Road behind the Saunders Road lots. To come up with the new park configuration, the town had discussions of rerouting the former trail route in a way that would not be as close to the Deer Run lots and still allow a connection to the original trail proposal. The basic purpose is to reroute the trail forming a new trail directly off East King Road through the new town park area and allowing the trail extension to go behind Saunders Road lots. The material in the packet refers to how the parcels will be taken apart and put together to come up with the desired result. (Director of Planning Kanter referred to the map presented to the Planning Board.) The primary site is the Hallberg site. Another piece, parcel C, is formerly the trail route that was intended to be dedicated to the town that has not happened yet. One of the Malloy Brothers lots, lot 12, will be subdivided. The Hallberg parcel, lots 1,2, and 3 in the gray are coming off the Hallberg piece and are intended to be conveyed to the Malloy Brothers as a land exchange. Parcel 4 is the main piece coming to the town for the proposed park area. Parcel 5 in the brown is proposed to be conveyed to the Burbanks. Lot 6 is coming from parcel C, and is intended to come to the town so that the section of the trail can be accomplished. Lot 7, the remainder of the formal trail route, will be combined to the brown areas going to the Burbanks. Lot 12 of the Malloys, lot 8 in the blue will be coming to the town to accomplish the through connection for the town. Lot 9 will be conveyed/consolidated with the various portions going to the Burbanks. Lot 10 is the remainder of lot 12. All the lot lines on 12 and 13 are being shifted clockwise. The board has seen a previous proposal on the site for subdivision and it did go through environmental review. It is really the same site. The site was prepared for previous construction and is marked with holes and foundations. There are general slopes on the front part of East King Road. There are no streams or natural water features on the site. A depressed area is present that is being called a pond. The drainage slopes back toward the Deer Run area. It seems to be a very appropriate area for a more active small park. Staff did not see any significant environmental impacts for the subdivision itself. There have been no plans developed for the park. It has been discussed at length with the Town Board and they like the idea very much. Chairperson Wilcox stated Mr. Malloy and the Town would become responsible for the concrete pads. Director of Planning Kanter stated there are features on the parcel that the town will need to be concerned with. PUANMNG BOARD MINUTES PAGE 22 NOVEMBER 3, 1998 APPROVED - APPROVED - APPROVED - J_9NUARY 19, 1999 - APPROVED - APPROVED - APPROVED David Burbank, Whitetail Drive, stated there are two concrete pads. More than half of the cinder blocks are on the brown area, and a small portion on the blue area. There are two cinder block foundations. He has talked with Mr. Harry Zimmer about bulldozing the cider blocks loose and haul them away. His interest is to turn the land he is to acquire into green space. Mr. Burbank would like a larger yard for his children to play. Board Member Hoffmann asked what the reason was for the pointed shape in the brown area. Director of Planning Kanter stated the configuration is an area formed by the way the trail is routed. Attorney Barney stated originally the plan was not to give the town this much land. The town was hesistant because of the way the current trail is laid out. They wanted to continue the possibly of connecting the trail and that is why it looks as if it were pieced together. Director of Planning Kanter stated the basic part of the site would have room for tennis and basketball courts, and what the neighborhood feels is appropriate. This neighborhood has petitioned the Town Board to provide more active park space. Chairperson Wilcox stated there have been many negotiations between the Malloy Brothers, the Town, Hallbergs, and Burbanks. Director of Planning Kanter stated Mr. Malloy was very receptive to the idea. He wanted to make sure the lots he received would be buildable lots. Some of the lots may have been improved for him. There being no further discussion, Chairperson Wilcox duly closed the SEQR Determination at 10:13 p.m. MOTION by Robert Kenerson, seconded by Lawrence Thayer: I� % /iD71C� 1. This action is consideration of Prehmnuuy and Final Subdivision Approval for the subdivision of Tax Parcel No. 444- 4.312, consisting of 2.58 +/- acres, into S parcels; subdivision of Tax Parcel No. 44 -1- 4.32, consisting of 0.37 +/_ acres, into 2 parcels; and subdivision of Tax Parcel No. 44.2 -2 -12, consisting of 0.50 +/- acres, into 3 parcels, and modification of the lot lines of Tax Parcel No's. 44.2 -2- 12, -13 and 44, all for the purposes of reconfiguration of the parcels and conveyance of a 1.99 +/- acre parcel to the Town of Ithaca for dedication as parkland, a land exchange in order to accomplish the parkland dedication, and conveyance of a 35,576 +/- square foot parcel to David Burbank to be consolidated with adjacent private parcels. The parcels are located on East King Road opposite the intersection with Ridgecrest Road, R45 Residence District. Edwin Hallberg, Deer Run Investors LP, and Malloy Bros. Construction, Owners; Town of Ithaca, Applicant/Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Subdivision Approval, and PLANNING BOARD MINUTES PAGE 23 NOVEMBER 3, 1998 APPROVED -APPROVED -APPROVED -JANUARY 19, 1999 -APPROVED -APPROVED -APPROVED 3, The Planning Board on November 3, 1998, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I and Part II prepared by the Town Planning staff, a plat entitled "Subdivision Map, Lands of Edwin Hallberg; Ted Kinder et. al. and Malloy Bros. Construction, Town of Ithaca, Tompkins County, State of New York, Tax Map Nos. 4444.32 (partial); 4444.312; 44.2 -242 (partial), " prepared by Manzari & Reagan, Land Surveyors, dated 1015198, a revised subdivision plat entitled "Subdivision of Chase Pond, " originally prepared by George Schlecht, P. E., L. S. and dated 11111192, and amended Oct., 5, 1998 by Michael J. Reagan, Professional Land Surveyor, to show reconfiguration of Lots 12, 13, 14, and other application materials, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; NOW, THEREFORE, BE IT RESOLVED. That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, neither a Full Environmental Assessment Form, nor an Environmental Impact Statement will be required. AYES - Wilcox, Hoffmann, Kenerson, Thayer, Murano, Bell, Ainslie, NAYS- None, The MOTION was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the subdivision of Tag Parcel No. 444 4.312, consisting of 2.58 t acres, into 5 parcels; subdivision of Tax Parcel No. 4444 4.32, consisting of 0.37 f acres, into 2 parcels; and subdivision of Tax Parcel No. 44.2 -242, consisting of 0.50 f acres, into 3 parcels, and modification of the lot lines of Tag Parcel No's 44.2 -242, =13 and =14, all for the purposes of reconfiguration of the parcels and conveyance of 1.99 f acre parcel to the Town of Ithaca for dedication as parkland, a land exchange in order to accomplish the parkland dedication, and conveyance of 35,576 f square foot parcel to David Burbank to be consolidated with adjacent private parcels. The parcels are located on East King Road opposite the intersection with Ridgecrest Road, R45 Residence District. Edwin Hallberg, Deer Run Investors LP, and Malloy Bros. Construction, Owners; Town of Ithaca, Applicant/Agent. Chairperson Wilcox duly opened the public hearing at 10:14 p.m., and asked if any members of the public wished to be heard. Chris Hodges, 16 Saunders Road, stated she is excited about a park being built sometime in the future. She is glad to hear there are some acknowledgments of neighborhood involvement. The site in blue has become a dumping site. There is asphalt, culverts, Styrofoam, and pressure treated wood. With rerouting a path, the people involved should walk the land. One of the major changes is the path becomes more circuitous and as a result has much more terrain and grade. It is not quite as flat. She wants to make sure the people involved with the pathway know how it has changed. PLANNING BOARD NUNUTES PAGE 24 NOVEMBER 3, 1998 APPROVED - APPRO LED - APPRO LED - JA VU4RY 19, 1999 - APPROVED - APPROVED - APPROVED With no other persons present wishing to be heard, Chairperson Wilcox duly closed the public hearing at 10:16 p.m. Board Member Ainslie asked who is dumping the refuse. Mr. Burbank stated he has been a resident of Deer Run for several years. During this time he has seen the Town and the County use a portion of that lot near East King Road as a staging area for many of their operations. The Styrofoam is recent and is probably someone private. There are two metal culverts on the lot. Board Member Ainslie stated it is not a large volume. Mr. Burbank stated it is not a large volume and is in a small area. Board Member Ainslie stated there must be access if they are able to dump goods. Mr. Burbank stated there is truck access off East King Road. The Town of Ithaca did much paving last year and had a huge stone pile left over. When they were paving Chase Farm roads, this area was used as a staging area. Director of Engineering Walker stated the Highway Department has had an agreement with Mr. Malloy to use this site as a staging area. The whole site has gas, water, and electrical lines buried through it. It was supposed to be a multiple residence project and the foundations and utilities were put in. The company then ran out of money and discontinued the project. The Town has been using the area and then grading it off. The highway and parks people have been very active in that area. Part of the dumping has been done to seal up the holes. The Town is aware of it and it will become a site that needs to be leveled. Ms. Hodges asked if the Town is intimate with what the rerouted path will be like. Director of Engineering Walker stated the area has been walked over a dozen times in the past three years. Director of Planning Kanter stated the portion of the trail coming up the hill will be a lot different character than the previous routing plan. The previous area was well contained and the Town was unsure if a full bike path could have been built there. The Town does want to keep future options open. Assistant Town Planner Frantz stated there were many studies done just to put the dark green strip on the map. Board Member Hoffmann stated she asked about the pointed shape because it would have been easier to have a straight connection between the two paths. Assistant Town Planner Frantz stated it was part of the negotiations and compromises. Board Member Mitrano asked who were included in the negotiations. PLANNING BOARD MINUTES PAGE 25 NOVEMBER 3, 1998 APPROVED -APPROVED -APPROVED -JANUARY 19, 1999 -APPROVED -APPROVED -APPROVED Assistant Town Planner Frantz stated negotiations were between David Burbank, Ed Hallberg, the Malloys, and the Town of Ithaca. All parties have been gracious in coming up with this plan that meets the needs of the people involved. Attorney Barney stated the Town is receiving land at a small cost to the Town. The negotiations were trying to work out win, win situations for everyone. Chairperson Wilcox stated the original proposal had a landlocked parcel the Burbanks would have acquired. MOTION by James Ainslie, seconded by Tracy Mitrano: 1128,11 1. This action is consideration of Preliminary and Final Subdivision Approval for the subdivision of Tax Parcel No. 4444.312, consisting of 2.58 +/- acres, into S parcels; subdivision of Tax Parcel No. 44-1- 4.32, consisting of 0.37 +/- acres, into 2 parcels; and subdivision of Tax Parcel No. 44.2 -2 -12, consisting of 0.50 +/- acres, into 3 parcels, and modification of the lot lines of Tax Parcel No's. 44.2 -2- 12, -13 and -14, all for the purposes of reconfiguration of the parcels and conveyance of a 1.99 +/- acre parcel to the Town of Ithaca for dedication as parkland, a land exchange in order to accomplish the parkland dedication, and conveyance of a 35,576 +/- square foot parcel to David Burbank to be consolidated with adjacent private parcels. The parcels are located on East King Road opposite the intersection with Ridgecrest Road, R45 Residence District. Edwin Hallberg, Deer Run Investors LP, and Malloy Bros. Construction, Owners; Town of Ithaca, Applicant /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 Subdivision Approval, has on November 3, 1998, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part I and Part II prepared by the Town Planning, staff, and 3. The Planning Board, at a Public Hearing held on November 3, 1998, has reviewed and accepted as adequate a plat entitled "Subdivision Map, Lands of Edwin Hallberg; Ted Kinder et. al. and Malloy Bros. Construction, Town of Ithaca, Tompkins County, State of New York, Tax Map Nos. 44 -1 -4.32 (partial); 44 -1- 4.312; 44.2 -2 -12 (partial), " prepared by Manzari & Reagan, Land Surveyors, dated 1015198, a revised subdivision plat entitled "Subdivision of Chase Pond, " originally prepared by George Schlecht, P.E., L.S. and dated 11/11192, and amended Oct., 59 1998 by Michael J. Reagan, Professional Land Surveyor, to show reconfiguration of Lots 12, 13, 14, and other application materials, NOW, THEREFORE, BE IT RESOLVED. 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board, and PLANNING BOARD MINUTES PAGE 26 NOVEMBER 3, 1998 APPROVED - APPROVED -APPROVED -JANUARY 19, 1999 -APPROVED -APPROVED -APPROVED 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of Tax Parcel No. 444- 4.312, consisting of 2.58 +/- acres, into 5 parcels; subdivision of Tax Parcel No. 4444.32, consisting of 0.37 +/- acres, into 2 parcels; and subdivision of Tax Parcel No. 44.2 -242, consisting of 0.50 +/- acres, into 3 parcels, and modification of the lot lines of Tax Parcel No's. 44.2 -242, 43 and 44, all for the purposes of reconfiguration of the parcels and conveyance of a 1.99 +/- acre parcel to the Town of Ithaca for dedication as parkland, a land exchange in order to accomplish the parkland dedication, and conveyance of a 35,576 +/- square foot parcel to David Burbank to be consolidated with adjacent private parcels, as shown on a plat entitled "Subdivision Map, Lands of Edwin Hallberg; Ted Kinder et. al. and Malloy Bros. Construction, Town of Ithaca, Tompkins County, State of New York, Tax Map Nos. 4444.32 (partial); 4444.312; 44.2 -242 (partial), " prepared by Manzari & Reagan, Land Surveyors, dated 1015198, and as shown on a revised subdivision plat entitled "Subdivision of Chase Pond, " originally prepared by George Schlecht, P.E., L.S. and dated 11/11/92, and amended Oct., 5, 1998 by Michael J. Reagan, Professional Land Surveyor, to show reconfiguration of Lots 12, 13, 14, subject to the following conditions: a. Deeds and abstracts showing good and marketable title for the proposed park parcel and trail strip ( "remaining lands of Ted Kinder et. al. - "Parcel C') shall be submitted in a form acceptable to the Attorney for the Town of Ithaca and the Director of Planning for the Town of Ithaca, prior to acceptance of the park parcel and trail strip by the Town Board. b. The parcel shown on the "Subdivision Map - Lands of Hallberg, Kinder and Malloy Bros. Construction" labeled "to be conveyed to the Town of Ithaca: 1.99 acres" shall be conveyed to the Town of Ithaca within six months of the date of this approval. C, The parcel shown on the "Subdivision Map - Lands of Hallberg, Kinder and Malloy Bros. Construction " labeled "remaining lands of Ted Kinder et. al. - "Parcel C " ", which is part of the strip of land that was originally intended to be conveyed to the Town of Ithaca for trail purposes, shall be conveyed to the Town of Ithaca within six months of the date of this approval, and shall be consolidated within six months of the date of this approval with the proposed park site, labeled as 'parcel to be conveyed to the Town of Ithaca: 1.99 acres. " d. The parcel shown on the "Subdivision Map - Lands of Hallberg, Kinder and Malloy Bros. Construction" labeled "to be conveyed to Burbank" shall be conveyed to Burbank within six months of the date of this approval, and shall be consolidated within six months of the date of this approval with one of Burbank's other parcels in the adjacent Deer Run Subdivision (i.e., Tax Parcel No. 44 -1426 andlor 444427), and a copy of the request to the Tompkins County Assessment Department for said consolidation shall be submitted to the Town of Ithaca Planning Department. [Note: The parcel to be conveyed to Burbank includes portions of Tax Parcel No's. 44.2 -242; 4444.32; and 444- 4.312.1 e. The parcels shown on the "Subdivision Map - Lands of Hallberg, Kinder and Malloy Bros. Construction" labeled "4,111 sq. ft. to be conveyed to Malloy Bros., " "3,771 sq. ft. to be conveyed to Malloy Bros., " and "257 sq. ft. (to be conveyed to Malloy Bros.), " shall all be conveyed to Malloy Bros. Construction within six months of the date of this approval and are "PLANNING BOARD MINUTES PAGE 27 NOVEMBER 3, 1998 APPROVED -APPROVED -APPROVED -JANUARY 19, 1999 -APPROVED -APPROVED -APPROVED hereby incorporated into and consolidated with the modified Malloy Bros. lots, labeled as Lots 122 13 and 14. f. The Town of Ithaca, acting as agent for the affected landowners, shall file in the County Clerk's Office the "Subdivision Map - Lands of Edwin Hallberg; Ted Kinder et. al. and Malloy Bros. Construction, " dated 1015198, and the revised subdivision plat entitled "Subdivision of Chase Pond, " originally prepared by George Schlecht, P.E., L, S. and dated 11/11192, and amended Oct., 5, 1998 by Michael J. Reagan, Professional Land Surveyor, to show reconfiguration of Lots 12, 13, 14, after signing of the plats by the Planning Board Chair. AYES - Wilcox, Hoffmann, Ainslie, Mitrano, Bell, Thayer, Kenerson. NAYS - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: APPROVAL OF MINUTES = JULY 21, 1998 MOTION by Fred Wilcox, seconded by James Ainslie: RESOLVED, that the Planning Board does hereby approve and adopt the July 21, 1998 minutes as the official minutes of the Town of Ithaca Planning Board for the said meeting, with clerical corrections as presented. THERE being no further discussion, the Chair called for a vote. AYE - Wilcox, Hoffmann, Bell, Kenerson, Ainslie, Thayer. NAY - NONE. ABSTENTION - Mitrano. The MOTION was declared to be carried. AGENDA ITEM: APPROVAL OF MINUTES - AUGUST 4, 1998 MOTION by James Ainslie, seconded by Larry Thayer: RESOLVED, that the Planning Board does hereby approve and adopt the August 4, 1998 as the official minutes of the Town of Ithaca Planning Board for the said meeting, with clerical corrections as presented. THERE being no further discussion, the Chair called for a vote. AYE - Wilcox, Hoffmann, Kenerson, Ainslie, Thayer. NAY - NONE. ABSTENTION - Bell, Mitrano. The MOTION was declared to be carried. PLANNING BOARD M NUTES PAGE 28 NOVEMBER 3, 1998 APPROVED - APPROVED - APPROVED - J4NUARY 19, 1999 - APPROVED - APPROVED - APPROVED OTHER BUSINESS: Chairperson Wilcox stated the Tompkins County Planning Federation is sponsoring a workshop on SEQR. Everyone is welcome to attend. Contact the County Planning Department if you would like to attend. Board Member Kenerson stated he believes in refresher courses. Chairperson Wilcox stated he thinks it is a training session to help people who are unfamiliar with SEQR. Board Member Hoffmann stated she attended a workshop held by Cooperative Extension. A Geologist talked about how streams behaved. The first day there was a presentation with pictures and theory. The second day they looked at streams in the area. She recommends people go if they have the opportunity. Attorney Barney stated the lower court ruled in favor of the Town Board in the Mecklenburg Heights/Linderman Creek Apartments. The case is on appeal. The appellant made a motion for a stay, restraining the Town from issuing building permits, and the Town should be hearing back. The Cornell Lake Source Cooling law suit was argued before Judge Rumsey and there were a couple of issues raised. They Town was given five days to respond after the argument. The Judge has sixty days to respond from the day it was submitted. AGENDA ITEM: ADJOURNMENT: Upon MOTION, Chairperson Wilcox declared the November 3, 1998, Meeting of the Town of Ithaca Planning Board duly adjourned at 10:38 p.m. Prepared by: Carrie L. Coates, Keyboard Specialist/Minutes Recorder Mary Bryant, Administrative Secretary for the Town of Ithaca Planning Board. + AI % To: Parking Lot Committee, Trinity Lutheran Church From: Zaga Gaeta, Neighbors' Liaison for Parking Lot Project Date: Saturday, October 17, 1998 Re: Site Plan The issues discussed at the neighborhood meeting can be classified into three main categories: 1. Site Plan: We interpreted the letter from the TLC Parking Lot Committee to say that the present grade of the natural slope on the west side of the Church will remain unchanged and that the West and Lower Parking lot will follow this natural slope. The neighbors welcomed this change, as well as the reduction in the width of the median in order to provide an additional setback away from the property lines. The neighbors suggested that perhaps consulting a landscape architect at this stage of design/redesign might help further mitigation of the impact of the Parking Lot Project on the neighborhood. The neighbors hold out hope that the Norway spruces marked to be cut down can be saved. The new location of the Lower Lot seems to support this hope. A number of neighbors came up with suggestions how this could be achieved, from moving some of the west -most parking spaces to the south line and to the front, to reducing the size of the lot by designating some of the spaces as compact car parking. One neighbor proposed a detailed plan, which is available upon request. Some of the neighbors also wondered if you had considered the neighborhood streets, namely Sunnyview Lane and Westview Lane for overflow parking on Sundays and Holidays. 2. Subsurface water problem: We understand that the problem of subsurface water has plagued TLC as much as some of the neighbors. We are wondering if the Committee is considering solving this problem once and for all in order to prevent future water damage to the new blacktop surface. Solving the problem at the TLC level may help with our problems — if this is not the case we fear that the problem would be aggravated. We would like to be informed of your plans regarding this issue (addressing the issue of subsurface water is not required in the Site Approval Plan), and work with you to make this a solution for all the neighbors who are affected. Dave Parkins offered to share what he knows about the existing system of subsurface drainage tiles. We have no objection to the surface water drainage part of the project other than our concern that the water detention basin might create standing water in the southwestem comer of the project area. We would like to take a field trip and see a water detention basin of the kind proposed by the Plan. We would also like to bring to your attention that one of the drainage pipes on Westview Lane is partially collapsed and its flow capacity is significantly reduced. We will report this to the Town, under whose jurisdiction this system lies, but wanted to share this information with you. ATTACHMENT #1 J Ii % Trinity Lutheran Church: Parking Lot Plan Revision =20 Parking Lot Committee :l0 /25/98: J.P. Rrusius Communications with and feedback from the neighbors at the Town Planning Board Meeting (October 8, 1998), the Neighborhood Meeting (October 11, 1998), and a writt6n communication from the Neighbors Liaison Zaga Gaeta = (October 17, 1998) have been extensively discussed in two Parking Lot Committee Meetings (October 14, 1998 and October 17, 1998), and with the T.G. Miller P.C. engineers. As a consequence the Parking Lot Plans have been redesigned. The revised site layout plan, landscaping and lighting plan, and grading, drainage, and erosion control plan are attached to this memorandum. All modifications have been done on well within the perimeter of Trinitys property line, and will thus not infringe on any of the neighbors. Trinity feels that all major site plan, subsurface water, and screening /planting issues raised by the neighbors have been thoughtfully addressed in the revised plans. The major changes are briefly described in the following: (1) The Lower Parking Lot has been moved by about 20 feet up -hill (east) away from the Grandview boundary, while keeping the outline parallel to the West Lot. This places the North -west and South -west corners of the Lower Lot to about 66 =92 and 90 =92 from Trinitys property line toward Grandview. (2) The average slope of the grading from the edge of the Lower Lot towards the swale in the direction of Grandview has been reduced from 1V:3H to about 1V:5H - 1V :6H9 (3) The bike path has been removed from the site plan, because it is a separate project promoted by Town of Ithaca. Trinity still intends to offer the Town an easement for the bike path, if the Town chooses to build the bike path. The site and landscaping plans prepared by the Town must be approved by Trinity and Trinity will retain ownership to the land under the bike path. (4) At least two additional Norwegian spruces trees, one at each end of the row, have been saved. (5) The eight crab apple and star magnolia trees in the island between the West and Lower Parking Lots have been rearranged into a shallow staggered double row in order to form a screen to compensate for the loss of the 9 Norwegian spruce trees and provide further screening of the parking lot from Grandview. (6) 4 additional Scotch pine trees have been placed along Trinitys Western boarder towards the Uffords. This screen will have a total of 8 Scotch pines trees. (7) 6 additional Austrian pine trees and 2 flowering dogwood trees have been placed into carefully selected locations to provide line -of -sight screening of windows, porches, and yards in Grandview. This was done by our landscape professionals Tom Zitter and George Pierro. 3 of these Austrian pines are in a clump between two sets Eastern red cedar trees along the boarder towards Hughes and Nangeroni, 2 towards Gaeta, and one close to the North -West corner towards Gaeta and Ufford. Trinity is willing to negotiate further fine- tuning of these screen trees with the affected neighbors. (8) If substantial additional landscaping is requested by the neighbors, and Trinity agrees, it may ask the neighbors to carry some of the incurred cost. ATTACHMENT #2 disturbances during construction can be minimized. A shallow detention basin of similar construction as the one designed. for Trinity is located in front of the Cayuga Medical Center Convenient Care Center at the corner of Warren Road and Arrowwood Drive. it is covered by a lawn and normally dry..The Parking Lot Committee recommends that those Grandview residents, who have concerns about surface or subsurface water issues, take a field trip to the Convenient Care Center. TOWN OF ITHACA PLANNING BOARD 126 East Seneca Street ' Ithaca, New York 14850 Tuesday November 31 1998 AGENDA 7:30 P.M. Persons to be heard. 7:35 P.M. PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed modification of La Tourelle Country Inn, to include the addition of an elevator to provide handicap accessibility from the second floor to the lobby of the Inn to the lower level banquet room, and conversion of the former changing room for the tennis courts into an overnight guest room, located at 1150 Danby Road (Route 96B), Tax Parcel No. 36.- 1 -4.2, Special Land Use District (SLUD) No. 1. Walter and Joyce Wiggins, Owners /Applicant; Leslie Leonard, Agent. 7:50 P.M. PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed construction of a Compost Facility on the Ithaca College campus to consist of a 6,120 +/- square foot wood - framed, steel sided building with a 5,000 +/- square foot concrete pad, located on Tax Parcel No. 41 -1 -11 approximately 750 feet southeast of the intersection of Coddington Road and Danby Road, Residence District R -15. Ithaca College, Owner /Applicant; Mark J. Darling, Agent. 8:10 P.M. PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed construction of a 1,200 +/- square foot Golf Pro Shop addition to the existing Moakley House, located approximately 300 feet south of the intersection of Warren Road and Blue Grass Lane, Town of Ithaca Tax Parcel No. 68 -1 -9, Residence District R -30. Cornell University, Owner /Applicant; John Barradas and Jim Finnegan, Agents. 8:30 P.M. Reaffirmation of SEQR Determination, Trinity Lutheran Church Parking Lot, 149 Honness Lane, 8:35 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and a Recommendation to the Zoning Board of Appeals regarding Special Approval to construct a new parking lot on the premises of the Trinity Lutheran Church, located at 149 Honness Lane, Town of Ithaca Tax Parcel No's. 58 -2 -4 and 58 -2 -5, Residence District R -15. The project includes reconfiguring and expanding the existing parking lot to include 110 + /- parking spaces, where the current capacity is 60 spaces. Trinity Lutheran Church, Owner /Applicant; Tammi Aiken, T.G. Miller, Engineers and Surveyors, P.C., Agent. 9:10 P.M. SEQR Determination, Subdivision of Lands of Edwin Hallberg, Ted Kinder & Malloy Bros. Construction, East King Road, 9:15 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the subdivision of Tax Parcel No. 44 -1- 4.312, consisting of 2.58 +/- acres, into 5 parcels; subdivision of Tax Parcel No. 44 -1 -4.32, consisting of 0.37 +/- acres, into 2 parcels; and subdivision of Tax Parcel No. 44.2 -2 -12, consisting of 0.50 +/- acres, into 3 parcels, and modification of the lot lines of Tax Parcel No's. 44.2 -2 -12, -13 and -14, all for the purposes of reconfiguration of the parcels and conveyance of a 1.99 +/- acre parcel to the Town of Ithaca for dedication as parkland, a land exchange in order to accomplish the parkland dedication, and conveyance of a 35,576 +/- square foot parcel to David Burbank to be consolidated with adjacent private parcels. The parcels are located on East King Road opposite the intersection with Ridgecrest Road, R -15 Residence District. Edwin Hallberg, Deer Run Investors LP, and Malloy Bros. Construction, Owners; Town of Ithaca, Applicant/Agent. 9. Approval of Minutes: July 21, 1998; August 4, 1998 (in packet) 10. Other Business. 11. Adjournment. Jonathan Kanter, AICP Director of Planning 273 -1747 (revised 10/27/98) NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY MARY BRYANT AT 273 -1747. (A quorum of four (4) members is necessary to conduct Planning Board business.) TOWN OF ITHACA PLANNING BOARD A NOTICE OF PUBLIC HEARINGS Tuesday, November 3, 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 on Tuesday, November 3, 1998, at 126 East Seneca Street, Ithaca, N.Y., at the following times and on the following matters: 7:35 P.M. Consideration of Final Site Plan Approval for the proposed modification of La Tourelle Country Inn, to include the addition of an elevator to provide handicap accessibility from the second floor to the lobby of the Inn to the lower level banquet room, and conversion of the former changing room for the tennis courts into an overnight guest room, located at 1150 Danby Road (Route 96B), Tax Parcel No. 36.- 1 -4.2, Special Land Use District (SLUD) No. 1. Walter and Joyce Wiggins, Owners /Applicant; Leslie Leonard, Agent, 7:50 P.M. Consideration of Final Site Plan Approval for the proposed construction of a Compost Facility on the Ithaca College campus to consist of a 6,120 +/- square foot wood - framed, steel sided building with a 5,000 +/- square foot concrete pad, located on Tax Parcel No. 41 -1 -11 approximately 750 feet southeast of the intersection of Coddington Road and Danby Road, Residence District R -15. Ithaca College, Owner /Applicant; Mark J. Darling, Agent. 8:10 P.M. Consideration of Final Site Plan Approval for the proposed construction of a 1,200 +/- square foot Golf Pro Shop addition to the existing Moakley House, located approximately 300 feet south of the intersection of Warren Road and Blue Grass Lane, Town of Ithaca Tax Parcel No. 68 -1 -9, Residence District R -30. Cornell University, Owner /Applicant; John Barradas and Jim Finnegan, Agents, 8:35 P.M. Consideration of Preliminary and Final Site Plan Approval and a Recommendation to the Zoning Board of Appeals regarding Special Approval to construct a new parking lot on the premises of the Trinity Lutheran Church, located at 149 Honness Lane, Town of Ithaca Tax Parcel No's. 58 -2 -4 and 58 -2 -5, Residence District R -15. The project includes reconfiguring and expanding the existing parking lot to include 110+/ - parking spaces, where the current capacity is 60 spaces. Trinity Lutheran Church, Owner /Applicant; Tammi Aiken, T.G. Miller, Engineers and Surveyors, P.C., Agent. 9:15 P.M. Consideration of Preliminary and Final Subdivision Approval for the subdivision of Tax Parcel No. 44 -1- 4.312, consisting of 2.58 +/- acres, into 5 parcels; subdivision of Tax Parcel No. 44 -1 -4.32, consisting of 0.37 +/- acres, into 2 parcels; and subdivision of Tax Parcel No. 44.2 -2 -12, consisting of 0.50 +/- acres, into 3 parcels, and modification of the lot lines of Tax Parcel No's. 44.2 -2 -12, -13 and -14, all for the purposes of reconfiguration of the parcels and conveyance of a 1.99 +/- acre parcel to the Town of Ithaca for dedication as parkland, a land exchange in order to accomplish the parkland dedication, and conveyance of a 35,576 +/- square foot parcel to David Burbank to be consolidated with adjacent private parcels. The parcels are located on East King Road opposite the intersection with Ridgecrest Road, R -15 Residence District. Edwin Hallberg, Deer Run Investors LP, and Malloy Bros. Construction, Owners; Town of Ithaca, Applicant/Agent, Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearings. Jonathan Kanter, AICP Director of Planning 273 -1747 Dated: Monday, October 26, 1998 Publish: Wednesday, October 28, 1998 e , TkOWNtOF ITHACA "NNING BOARD .NOTICE OF ,PYBUC HEARINGS .. Tusiday, Nov. 3, 1998 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY .GIVEN that Public Hearings will be held by the Planning �oOrd of the Town of Ithaca '-din Tuesday, November '3, 1998, at 126 East Seneca ,.Street, Ithaca, N.Y. at the following times• and on the lt.n wing� matters. :35°VM. Consideration.of Final Site Plan AT For e proposed modification of :La Tourelle Country Inn, to include the addition of an elevator to. provide handicap accessibilify from the second floortg •the lobby of the Inn to the lower level banquet room, and conversion of the former changing room for the tennis courts into an over - niyghf quest room, located at kT50 Darby Road (Route 9681; Tax Po'ccbl No. 36. 1-4.2, Sppec' lor� q UsP _. Qistrict!rv�lUDY / and JOVE _k'j I1'olte" aced a c oQ on 9 ,n r 5 . es /jC+ a/ f of Of Hee to r ial Wednesda 9:15 P.M• �onsi era, Preliminary and -final Sub division Approval for the sub r, division of Tax Parcel nla, 44- 1.4.312, consisting of 2.58± acres, into 5 parcels; subdivision of Tax Parcel.No, .44 -1 -4.32, consisting of 0.37± acres, into 2 g Parcels- and subdivision of TaParcel No. 44.2 -2 -12, consisting of 0.50 ± acres, into 3 parcels, and modification of the lot lines of Tax Parcel NO-S. 44.2 -2 -12, -13 anc' -14 all for the Purposes of* re- configuration of the parcels and conveyance of a 1.99± acre parcel to the Town of Ithaca for dedication as park - orrder to acc omplish h ompl shthe park - land dedication, and convey- ance of a 35,576+ square foot parcel to David Burbank to be consolidated with adjo- cent private parcels. The por- cels are located on East King Road opposite the intersec- tion with Ridgecrest Road, R -15 Residence District. Ed- win Hallberg, Deer Run Inves- tors LP, and Malloy Bros. Construction Owners; Town of Ithaca, Applicant /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 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 E time of the public hearings. c Jonathan Kanter, AICP Director of Planning October 28, 1.998 273-174 ti ii IL R y A TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Karen M. Van Etten sworn, depose and say that I am a Secretary for the Town of Ithaca, Tompkins County, New York; that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published in the local newspaper, The Ithaca Journal. Notice of Public Hearings to be held by the Town of Ithaca Planning Board in Town of Ithaca Town Hall, 126 East Seneca Street, Ithaca, New York, on Tuesday November 3 1998 commencing_ at 7:30 P.M., as per attached. Location of Sign Board used for Posting Date of Posting: Date of Publication: October 26, 1998 October 28, 1998 STATE OF NEW YORK ) SS.: COUNTY OF TOMPKINS ) Bulletin Board, Front Entrance of Town Hall. 1//,Vl (I Karen M.Van Etten, Secretary Town of Ithaca. Sworn to and subscribed before me this)Ah day of OQ+OI� r 1998. Notary Public, State of New York Registration #01SA5044003 Qualified in Tioga Chu ty My Commission Expires Y >�