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HomeMy WebLinkAboutPB Minutes 1999-10-05TOWN OF ITHACA PLANNING BOARD OCTOBER 5, 1999 i The Town of Ithaca Planning Board met in regular session on Tuesday, October 5, 1999, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. PRESENT: Fred Wilcox, Chairperson; Eva Hoffmann, Board Member; George Conneman, Board Member; James Ainslie, Board Member; Tracy Mitrano, Board Member (7:42 p.m.); Larry Thayer, Board Member; Jon Kanter, Director of Planning; Dan Walker, Director of Engineering (7:42 p.m.); George Frantz, Assistant Town Planner; Mike Smith, Planner. ALSO PRESENT: John M. Murray, 95 Brown Road; Doug Clearo, 95 Brown Road; Bob Rowe, Rowe Restaurants Inc; Frank Santelli, TG Miller; Lauren Bishop, Ithaca Journal; Ruth Mahr, 103 Judd Falls Road; George Breuhaus, 179 Graham Road; Mack Travis, Professional Building; Doug & Bruce Brittain, 135 Warren Road; Pete Loucks, 116 Crest Lane; Nancy Brcak, 228 Forest Home Drive; Karen Westmont, 206 Forest Home Drive; Hollis Erb, 118 Snyder Hill Road; Shirley Egan, Cornell University; Kathy Wolf, Trowbridge and Wolf. Chairperson Wilcox declared the meeting duly opened at 7:32 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 September 27, 1999, and September 29, 1999, together with 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 September 29, 1999. (Affidavit of Posting and Publication is hereto attached as Exhibit #1.) Chairperson Wilcox read the Fire Exit Regulations to those assembled, as required by the New York State Department of State, Office of Fire Prevention and Control. AGENDA ITEM: PERSONS TO BE HEARD. Chairperson Wilcox opened this segment of the meeting at 7:33 p.m., and asked if any members of the public wished to be heard. With no persons present to be heard, Chairperson Wilcox closed this segment of the meeting at 7:34 p.m. AGENDA ITEM: SEOR Determination, East Hill Plaza Parking Lot and Landscape Improvements, 315 =317 Pine Tree Road. Chairperson Wilcox opened this segment of the meeting at 7:34 p.m. John Murray, SB Ashley, stated that the revised improvements to the East Hill Plaza parking lot are a result of input from the Town during the Burger King application. There was an original drawing during the P &C expansion application. It has been expanded upon incorporating other concerns. This will improve the aesthetic nature of the parking lot. PLANNING BOARD PAGE 2 OCTOBER 5, 1999 APPROVED -APPROVED -APPROVED - DECEMBER 21, 1999 -APPROVED -APPROVED -APPROVED Chairperson Wilcox asked if there have been any changes to this site plan since they gave Burger King its approval. Mr. Murray stated that there are no changes to the site plan. Mr. Kanter stated that the plantings are the same as before. Board Member Conneman asked if vehicles would be able to travel between the landscape islands. Mr. Murray replied that they are the size of the existing parking spaces. The cars would follow through the existing traffic lane. Mr. Kanter stated that the intent was not to block off the area. It was meant to restrict movements. The island directly across the Burger King entrance is intended to discourage cut through traffic. Chairperson Wilcox stated that it forces people to drive in the designated lanes. Board Member Hoffmann stated that this would be an improvement. Previously the board discussed a sidewalk along the easternmost edge of the Plaza connecting the walkway from Summerhill Lane to the sidewalk along the main buildings. This would allow people living in the Summerhill Apartments to walk without being in the roadway. It would also be an advantage for people in the hotel. Mr. Murray responded that Cornell University does not own one of the parcels that they would need to cross. It is owned by Cornell FingerLakes Credit Union. Board Member Hoffmann stated that there could be negotiations with the owners of the other parcels. Chairperson Wilcox closed this segment of the meeting at 7:42 p.m. MOTION made by Larry Thayer, seconded by James Ainslie. WHEREAS: 1. This action is the Consideration of Preliminary and Final Site Plan Approval for the proposed modification of the previously approved plan for the East Hill Plaza Parking Lot and Landscaping Improvements, located at 315 -377 Pine Tree Road, Town of Ithaca Tax Parcel No. 62 -2- 1.121, Business District "C" The proposed plan is to install curbed, landscaped islands in the East Hill Plaza parking lot. The modification of the previously approved plan is to incorporate the Town of Ithaca's requirements as they relate to the recently approved PLANNING BOARD PAGE 3 OCTOBER 5, 1999 APPROVED - APPROVED - APPROVED - DECEMBER 21, 1999 -APPROVED -APPROVED - APPROVED Burger King site development. Cornell University = Real Estate Department, Owner /Applicant; S, B, Ashley Management Corporation, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval, and 34 The Planning Board, on October 5, 1999, has reviewed and accepted as adequate a Short Environmental Assessment Form Part 1 prepared by the applicant, a Part !I prepared by the Town Planning staff, and an application packet that includes, among other information, Sheet C01 Layout Plan, Sheet CO2 Striping and Signage Plan, Sheet CO3 Water Service Relocation Plan, Sheet C04 Planter Layout and Detail, Sheet C05 Landscape Plan, and Sheet C06 Details, all prepared by David A. Herrick, P.E., T.G. Miller P.C., and dated 919199, and 44 The Town Planning staff have recommended a negative determination of environmental significance with respect to the proposed modified 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, neither a Full Environmental Assessment Form nor an Environmental Impact Statement will be required. AYES: Wilcox, Hoffmann, Conneman, Ainslie, Thayer. NAYS: None. ABSENT.• Mitrano. The MOTION was declared to be carried. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed modification of the previously approved plan for the East Hill Plaza Parking Lot and Landscaping Improvements, located at 315 =377 Pine Tree Road, Town of Ithaca Tax Parcel No. 62 -2- 1.121, Business District "C ". The proposed plan is to install curbed, landscaped islands in the East Hill Plaza parking lot. The modifications of the previously approved plan is to be incorporate the Town of Ithaca's requirements as they relate to the recently approved Burger King site development. Cornell University — Real Estate Department, Owner /Applicant; S.B. Ashley Management Corporation, Agent. Chairperson Wilcox opened the public hearing at 7:43 p.m., and asked if any member of the public wished to be heard. PLANNING BOARD PAGE 4 OCTOBER 5, 1999 APPROVED - APPROVED - APPROVED - DECEMBER 21, 1999 -APPROVED -APPROVED - APPROVED Ruth Mahr, 103 Judd Falls Road, stated that she represents the East Hill Citizens Association, Ms. Mahr stated that they ask that the board include a hedge of conifers 5 -feet high along Pine Tree Road. They also ask that there be a permanent stop sign at the pedestrian crossing from the P &C to the parking lot. Please See Attachment #1. Hollis Erb, 118 Snyder Hill Road, stated that it is their responsibility to ask for the kind of landscaping that was originally requested. She is glad to see the landscaping that is being proposed on the islands that are to be constructed. Ms. Erb stated that she is delighted to see the new small island directly across from Burger King. The other two openings are close to the Burger King driveway. People will cut across from these lanes to the Burger King entrance. She prefers that there be one continuous island at this location. This request is not to block the Burger King entrance. It would be a safety issue. This also creates the possibility for pedestrians to cross. She urges that there be a stop sign near the handicap parking in the P &C parking area. Bob Rowe, Rowe Restaurants Inc., stated that it would not be fair to the business owners on the inside of the East Hill Plaza to allow them to do business in a commercial zone, but they must hide behind a row of pine trees. He believes that this is the intent of the pine trees. It is not relevant that it was approved 28 years ago. The layout of the islands has been before this board for months. They have gone over traffic flows and have had traffic experts. This is a safe layout for this parking lot and the entranceways. It would be a mistake to change it at this point. Ms. Mahr stated that the intent of the conifer hedge 5 -feet high is not to hide the businesses in the Plaza. Chairperson Wilcox closed the public hearing at 7:53 p.m. Board Member Ainslie asked what this board is to do about something that was passed by a previous board and never accomplished. Chairperson Wilcox stated that it is a decision that needs to be made by each board member. Chairperson Wilcox stated the question for him is not if it was approved before, the question is if it is reasonable to do. A previous board felt that it was something that should be done. For whatever reason it was not done. He is concerned about its appropriateness at this point. Attorney Barney stated that the East Hill Plaza has been through a series of site plan reviews. The board needs to look at the site plan that was approved prior to this modification. It could be imposed as a condition as part of this site plan if the board feels that it is appropriate. Mr. Kanter stated that the most recent site plan is the 1992 version. This is the East Hill Plaza Landscape Improvements Project. This is the site plan that is the basis of the more recent plan of modifications. The controlling site plan in 1992 does not show a row of 5 -foot high conifers along Pine Tree Road. It does show landscaping along Pine Tree Road. This landscaping is still currently proposed. PLANNING BOARD PAGE 5 OCTOBER 5, 1999 APPROVED -APPROVED -APPROVED - DECEMBER 21, 1999 -APPROVED -APPROVED -APPROVED Board Member Hoffmann stated that there is already landscaping along Pine Tree Road that has become mature. It does work as a buffer. The trees have unfortunately been planted in such a %vay that they have to be cut out because of the power lines. The landscaping does look nice. Mr. Kanter stated that the P &C addition has a landscaping plan as well. It is proposed to be in the area of the P &C building and Pine Tree Road. Board Member Hoffmann stated that they have heard comments from the public before about stop signs at the P &C entrance. Chairperson Wilcox asked if there used to be a portable stop sign. Mr. Murray stated that P &C put it there. Unfortunately the sign is considered illegal by New York State standards. Cornell University Council, risk management, traffic and safety division advised it be removed. It is typical of other locations. They would not be able to bring the police department in to enforce it. The property owner would absorb the liability of someone running the stop sign. They did put up a pedestrian crossing sign. People do need to stop at this sign as if it were a stop sign. Board Member Conneman stated that this is confusing to the public. Board Member Mitrano asked why this sign is legal and the stop sign is not. Mr. Murray stated that it could not be enforced. It would widen their liability. The sign was illegally sized and located on private property. Board Member Conneman stated that Cornell University campus is private property. There are stop signs on the Cornell University campus. Mr. Murray stated that they have tried to keep the signs visually posted. Board Member Conneman asked if there would be stop signs located at the other landscape island locations. Mr. Murray stated that they were not required to have traffic control devices at these locations. Board Member Conneman stated that it creates an unsafe situation. Mr. Murray stated that the islands are there to define the traffic flow. Board Member Hoffmann asked why these stop signs would be different from the other stop signs on campus. PLANNING BOARD PAGE 6 OCTOBER 5, 1999 APPROVED - APPROVED - APPROVED - DECEMBER 21, 1999 - APPROVED - APPROVED - APPROVED Mr. Murray stated that the Cornell University Police patrol the campus roads. He does not know if they would have jurisdiction at the Plaza. Board Member Mitrano asked if it is because the P &C is renting the property. Attorney Barney stated that he thought that stop signs could be installed on areas of public thoroughfare and the local municipality and sheriff could enforce them. From a risk management standpoint Cornell University is being foolish. He would love to have the person who is hit by a car as a client. Cornell University would be one of the defendants because they did not take the position to preclude the accident. Mr. Walker stated that the portable stop signs do not meet the requirements of the traffic law. Board Member Hoffmann stated that it solves a practical problem. People cannot trust cars to stop without the stop sign. Board Member Mitrano stated she feels that the board could put a condition in the resolution to have the stop signs installed. Board Member Conneman stated that he feels that there should be stop signs by the landscape islands. Mr. Kanter stated that it is a safety issue. It may or may not help. There are places where stop signs are installed and it makes the situation worse. He does not feel comfortable saying it is a good idea. Board Member Conneman asked if there should be a yield sign. Board Member Thayer stated that in the Wegman's parking lot they do not have any signage. They have dozens of rows. Mr. Kanter stated that the purpose of adding the islands in front of the Burger King entrance was not to restrict traffic. It is to force people to travel through the traveling lanes. The stop sign at the P &C entrance needs to be included. There needs to be research done to put stop signs in other locations of the Plaza. The purpose of this site plan modification is to incorporate the modifications that were required by this board in the Burger King approval. If there are other items involved, then they need to be discussed at a later time. Board Member Hoffmann stated that the board could discuss items that would improve the site plan. Then the board could make the decision another time when they have received more information. PLANNING BOARD PAGE 7 OCTOBER 5, 1999 APPROVED - APPROVED - APPROVED - DECEMBER 21, 1999 - APPROVED - APPROVED - APPROVED Chairperson Wilcox responded that the board has committed to doing this site plan. They are formally approving this by changing a pre- approved site plan. This cannot be delayed. This has been approved as a board. Board Member Hoffmann stated that changes have been made. Chairperson Wilcox stated that every member of this board, excluding Board Member Hoffmann, agreed that this was a reasonable plan. Board Member Hoffmann asked if they were to deal with these items later, how would they do so. Mr. Kanter stated that the Planning Board could write a letter to Cornell University expressing an opinion about the stop signs. There will be future proposals coming in and the board could explore it then. Board Member Hoffmann asked what they could do about the sidewalk. Chairperson Wilcox stated that they could write a letter and ask or wait for a site plan modification proposal. Board Member Hoffmann stated that the plantings are going to be planted in concrete. It is possible that some of them will not survive. She would like a condition requiring that any plantings that die be replaced and maintained. Mr. Kanter stated that there would be more hazards and risks associated with this landscaping. There are snowplows and cars in the parking lot. MOTION made by Tracy Mitrano, seconded by James Ainslie. WHEREAS: i. This action is the Consideration of Preliminary and Final Site Plan Approval for the proposed modification of the previously approved plan for the East Hill Plaza Parking Lot and Landscaping Improvements, located at 315 -377 Pine Tree Road, Town of Ithaca Tax Parcel No. 62 =2 =1.121, Business District "C': The proposed plan is to install curbed, landscaped islands in the East Hill Plaza parking lot. The modification of the previously approved plan is to incorporate the Town of Ithaca's requirements as they relate to the recently approved Burger King site development. Cornell University = Real Estate Department, Owner /Applicant; S, B. Ashley Management Corporation, 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 5, 1999 made a negative determination of environmental significance, after having reviewed and accepted as PLANNING BOARD PAGE 8 1 OCTOBER 5, 1999 APPROVED -APPROVED -APPROVED - DECEMBER 21, 1999 - APPROVED - APPROVED -APPROVED adequate the Short Environmental Assessment Form part 1, prepared by the applicant, and a Part ll prepared by the Town Planning staff, and 3. The Planning Board, at a Public Hearing on October 5, 1999, has reviewed and accepted as adequate an application packet that includes, among other information, Sheet C01 Layout Plan, Sheet CO2 Striping and Signage Plan, Sheet CO3 Water Service Relocation Plan, Sheet C04 Planter Layout and Detail, Sheet C05 Landscape Plan, and Sheet C06 Details, all prepared by David A. Herrick, P.E., T.G. Miller P.C., and dated 919199, 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 Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed modification of the previously approved plan for the East Hill Plaza Parking Lot and Landscaping Improvements, located at 315 =377 Pine Tree Road, Town of Ithaca Tax Parcel No. 62 -2- 1.121, Business District "C; as shown in an application packet that includes, among other information, Sheet COI Layout Plan, Sheet CO2 Striping and Signage Plan, Sheet CO3 Water Service Relocation Plan, Sheet C04 Planter Layout and Detail, Sheet C05 Landscape Plan, and Sheet C06 Details, all prepared by David A. Herrick, P.E., T.G. Miller P.C., and dated 919199, and other information related to the application, subject to the following conditions: a. Submission of one (1) original or mylar copy set of the final site plan drawings (CO1 through C06 referenced above) prior to the issuance of a building permit for the parking lot improvement project, to be retained by the Town of Ithaca, b. All landscaping elements to be maintained in a good and workmanlike manner and any of such element that may die be replaced promptly with like kind vegetation, C, That the Site Plan be modified to show two permanent stop signs that meet New York State requirements to be placed on both sides of the pedestrian crosswalk between the P &C entrance and the parking lot unless demonstrated to the reasonable satisfaction of the Chair of the Planning Board, with the assistance from the Attorney of the Town, that installation of such stop signs would not be legal. AYES: Wilcox, Hoffmann, Conneman, Ainslie, Mitrano, Thayer, NAYS: None. ABSENT. None. PLANNING BOARD PAGE 9 OCTOBER 5, 1999 APPROVED -APPROVED -APPROVED - DECEMBER 21, 1999 -APPROVED -APPROVED - APPROVED The MOTION was declared to be carried unanimously. AGENDA ITEM: SEAR Determination, Tompkins County (Cayuga) Professional Building Modifications — Suite B, 1301 Trumansburg Road. Chairperson Wilcox opened this segment of the meeting at 8:22 p.m. George Breuhaus, Professional Building Associates, stated that they are proposing an expansion within existing walls from one suite into another. Suite B is currently gutted. It is all interior work. There is no conversion under the zoning for the use. This building is part of the bus route. There is sufficient parking. Chairperson Wilcox closed this segment of the meeting at 8:24 p.m. MOTION made by Larry Thayer, seconded by George Conneman, WHEREAS. 1. This action is consideration of Preliminary and Final Site Plan Approval for the proposed interior renovations at the Tompkins County (Cayuga) Professional Building — Suite B, Town of Ithaca Tax Parcel No. 24 -34, located at 1301 Trumansburg Road, Business District A. Professional Building Associates, Owner /Applicant; Mack Travis and George W. Breuhaus, A.LA., Agents, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval, and 3. The Planning Board, on October 5, 1999, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and a Part ll prepared by Town Planning staff, plans entitled, "Suite B Alteration, Fair Point Communications," prepared by George W. Breuhaus, Architect, dated September 14, 1999, and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Site Plan 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. PLANNING BOARD PAGE 10 OCTOBER 5, 1999 APPROVED - APPROVED -APPROVED - DECEMBER 21, 1999 -APPROVED -APPROVED - APPROVED AYES: Wilcox, Hoffmann, Conneman, Mitrano, Ainslie, Thayer. NAYS: None, ABSENT: None. The MOTION was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for proposed interior renovations to the Tompkins County (Cayuga) Professional Building — Suite B, located at 1301 Trumansburg Road on Town of Ithaca Tax Parcel No. 24 =3 -4, Business District "A ". Said renovations include converting current vacant space to offices for new tenants. No exterior changes proposed. Professional Building Associates, Owner /Applicant; Mack Travis and George W. Breuhaus, A.I.A., Agents. Chairperson Wilcox opened the public hearing at 8:25 p.m., and asked if any members of the public wished to be heard. With no persons present to be heard, Chairperson Wilcox closed the public hearing at 8:26 p.m. Mr. Smith stated that the Town received the mylar copy earlier in the day. Therefore, condition "a" is not needed. MOTION made by James Ainslie, seconded by Tracy Mitrano. WHEREAS. 1. This action is consideration of Preliminary and Final Site Plan Approval for the proposed interior renovations at the Tompkins County (Cayuga) Professional Building — Suite B, Town of Ithaca Tax Parcel No. 24 =3 -4, located at 1301 Trumansburg Road, Business District A. Professional Building Associates, Owner /Applicant; Mack Travis and George W. Breuhaus, A.I.A., Agents, 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 5, 1999, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and a Part 11 prepared by Town Planning staff, and 3. The Planning Board, at a Public Hearing held on October 5, 1999, has reviewed and accepted as adequate, plans entitled, "Suite B Alteration, Fair Point Communications," prepared by George W. Breuhaus, Architect, dated September 14, 1999, and other application materials; NOW THEREFORE BE IT RESOLVED: PLANNING BOARD PAGE 11 OCTOBER 5, 1999 APPROVED -APPROVED -APPROVED - DECEMBER 21, 1999 -APPROVED -APPROVED - APPROVED 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 29 That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed interior renovations at the Tompkins County (Cayuga) Professional Building — Suite B, Town of Ithaca Tax Parcel No. 24 =3 -4, as shown on plans entitled, "Suite B Alteration, Fair Point Communications," prepared by George W. Breuhaus, Architect, dated September 14, 19996 AYES: Wilcox, Hoffmann, Conneman, Mitrano, Ainslie, Thayer. NAYS: None, ABSENT.• None. The MOTION was declared to be carried unanimously. AGENDA ITEM: Discussion regarding Cornell University's proposed North Campus Residential Initiative. Final Environmental Impact Statement and Town of Ithaca Planning Board's Findings. (Planning Board discussion only — no action to be taken at this meeting). Chairperson Wilcox opened this segment of the meeting at 8:28 p.m. Mr. Kanter stated that this is a good opportunity for the board members to have a general open discussion amongst themselves. The project has been in the planning stages for over one year. The City has been going through its own approval process. They recently adopted its own statement of findings. The Town Board agreed to refer the zoning proposal. It involves a new recreation zone. It should be before the board at the October 19th meeting. This meeting will be a public hearing. The board needs to start thinking about its own findings statement. Chairperson Wilcox asked if there are copies of the draft Environmental Impact Statement, Mr. Kanter responded yes. Chairperson Wilcox stated that there is a reference in the final Environmental Impact Statement to a section in the draft Environmental Impact Statement. The primary issues are the Moore House, traffic and circulation. What are the opinions of the board about the Moore House? Should it remain on its current site or be moved? Should the site plan be changed to allow only two fields to allow the Moore House to remain? If the house is to remain on site it is still surrounded by apartments, students and athletic fields. It is unfortunate that it is that way now. PLANNING BOARD PAGE 12 OCTOBER 5, 1999 APPROVED -APPROVED -APPROVED - DECEMBER 21, 1999 -APPROVED -APPROVED -APPROVED Board Member Thayer stated that the Moore House is an island. It is going to be surrounded by more student activity. It will be out of place, more than in place if it were to remain on site. Everyone would like to see the house remain on site. Board Member Thayer stated that he feels the house should be moved to the proposed location on Pleasant Grove Road. It is a more desirable lot. The neighbors of the lower lot have already started to object. The depth of the lower lot is not sufficient to give it the backyard that it needs. He does not see an alternative. It will be hard to sell the house in its current location. The house will be surrounded by students. Board Member Thayer stated that he feels it is not a logical site. Board Member Ainslie stated that he does agree with Board Member Thayer. While he was on the site tour, the neighbors of the lower lot objected. The site on Pleasant Grove Road has a country club golf course as a neighbor. This site does not have opposition. Living in a university area means that you will be surrounded by students. Board Member Ainslie stated that students need sports programs. It does keep people out of trouble. Board Member Conneman stated that a letter from President Rawlings stated that they tried very hard to find a use for the Moore House. He did not find any documentation of the research. The are many universities that find ways to preserve historic homes on their campus. He is unconvinced that Cornell University has tried hard enough. Board Member Conneman stated that he felt being surrounded by students was fine. He is concerned about their effort in trying to find a use for the house. The argument that they would have to change the character inside is irrelevant. Sage Hall has been renovated while being preserved. Morrill Hall has been completely gutted on the inside and only having the exterior preserved. The argument that the inside of the building would be changed substantially is not a good argument. Board Member Conneman stated that he did go on the site visits. He did hear from the neighbors. His concern is the effort to preserve the house. Chairperson Wilcox stated that there might be programs that could fund the continuing use of the house in that location. Board Member Mitrano stated that they have a lot of Cornell University applications. She stated that she is and has been an employee of Cornell University. Board Member Mitrano explained that she worked in the council's office as a law student. At that time she was given an assignment with regards to the Human Rights Commission's objections to some of the housing programs on campus. She wrote a report in which she suggested a program like North Campus, President Rawlings initiative is an excellent one. She endorses this proposal. Board Member Mitrano stated that she feels the Moore House would be out of place in its current location. Board Member Hoffmann stated that she feels strongly that the Moore House should remain on site. There are a number of reasons. One is that the board has not heard a good reason for the location of the playing fields. The housing is needed. She does not have anything against the residential initiative. At the Conservation Board they have brought up the concern of West Campus, and what might happen there after the students who live there now are relocated to North Campus. PLANNING BOARD PAGE 13 OCTOBER 5, 1999 APPROVED - APPROVED - APPROVED - DECEMBER 21, 1999 -APPROVED -APPROVED -APPROVED What would be located in the West Campus area, and what would be the impact of that on campus and the surrounding neighborhood? One of the members of the Conservation Board lives on Triphammer Road close to campus. She has mentioned that the fields north of Jessup Road have not been used recently. Moore House is an asset to the campus and things should be rearranged to accommodate it. It is a beautiful house and connects with the history of Cornell and Forest Home. Some students do appreciate traditional and old things. The house could be used as faculty residence. When Ms. Hoffmann suggested this at a previous meeting from Cornell's representative was that all faculty housing was going to be in student housing. This could be an additional faculty residence. It does not have to be used for a program where the interior of the house has to be changed drastically. Board Member Mitrano asked Board Member Hoffmann if the house must remain on site. Cornell University could make accommodations for the house on another location. Board Member Hoffmann responded that she feels the house should not be moved to the Forest Home area. There are too many complications with the site. The site on Pleasant Grove Road has houses nearby. The site that is available is in a hollow between two knolls. A house like this needs to be situated on a knoll. It might be cramped in this location compared to its current location. Moving the house results in removing some of the trees. Some of the trees are old and have holes in them. In Europe, they fill the holes in with concrete and they continue to live. It adds so much to campus having the house there. She has not been presented with good enough reasons to have the house removed. Mr. Frantz provided the board and Cornell University with a sketch of how the house could remain without losing any field. The board has not heard a good response to it. Mr. Frantz stated that the University's position is that the retaining wall at the West end of the field is too high and would be visually unattractive. There is some danger with the retaining wall. It could be corrected by having a fence along the top of the wall. The argument was made that an athlete could run off the edge of the field and be injured. The design standards for this type of facility are that the fields be located as close to a north /south axis as possible. This eliminates the morning and evening sun in the eyes of the team. Board Member Hoffmann stated that she understands the concerns, but they could be remedied in various ways. The slope could be landscaped to make it more attractive. Trees could be planted to provide shade. It would prevent sun from coming in people's eyes. She feels that they are things that could be overcome easily. Kathy Wolf, Trowbridge and Wolf, stated that the other difficulty is that in the orientation of the scheme over laps with Sisson Place. It requires Sission Place to move closer to the residence halls. It is a very compromised scheme. The University does recognize that it would work. It was felt that the end result was something that was not ideal. Chairperson Wilcox stated the he would love to have the house remain on site. He is concerned that if this board approves a site plan where the house stays there, they could not force PLANNING BOARD PAGE 14 OCTOBER 5, 1999 APPROVED - APPROVED - APPROVED DECEMBER 21, 1999 - APPROVED - APPROVED - APPROVED anyone to maintain it. In ten or twenty years it may be a shell and be considered a hazard. He does not know what the board could do to ensure that the house remains viable. If it has to move he would prefer the site in Forest Home. Chairperson Wilcox stated he feels the appropriate site for the house is in Forest Home, Forest Home is what it is most closely associated with. Moving it closer to Cayuga Heights moves it farther away from its home. The lot in Forest Home does have little depth. The house may not fit there appropriately. The historic value of the house is more likely to be retained if it is located in Forest Home than in Cayuga Heights. Board Member Conneman asked if Chairperson Wilcox believed Cornell University would let the house deteriorate. Chairperson Wilcox stated that it is a possibility. The board could approve two fields in the area and have Cornell University find a location for the third. Chairperson Wilcox stated that he is trying to get the board to express their opinions to help staff put together the statement of findings. He would like to discuss the Moore House, traffic and circulation. When the board is done with the discussion, he would like the applicant to address the board if they choose. Board Member Hoffmann stated that she finds Chairperson Wilcox's comment about the maintenance of the house unusual. She cannot remember discussing it in the past with other historical houses. They have always assumed that people will keep up their property. Board Member Ainslie stated that the family of Old Hundred was unable to heat the house. He sold the house and another couple bought the house. The wife died and the husband felt it should be a single family house. Board Member Ainslie stated that it would be difficult to be heated by a single family. There is a school bus garage and the highway department across the street. The Classen girls did a beautiful job restoring the house. Board Member Hoffmann stated that there was no question of whether it would be maintained. Board Member Ainslie stated that it could not be maintained in its present state by just one family. Chairperson Wilcox stated that he would like to discuss traffic and circulation. He stated that he would like to acknowledge the work of Bruce and Doug Brittain. They contributed greatly to this project. The proposed revised road through the proposed project seems to have the possibility of reducing some of the traffic in the surrounding neighborhoods. The potential for a slight reduction is better than an increase. He does not know if there are additional ways to reduce traffic that are reasonable. He is pleased that the estimates from the studies indicated that there will not be an increase in traffic. The plan has been improved. Board Member Hoffmann stated that she has concerns about increased traffic as a result of the parking lot being moved. The parking spaces have been diminished on the western side where PLANNING BOARD PAGE 15 OCTOBER 5, 1999 APPROVED - APPROVED - APPROVED - DECEMBER 21, 1999 - APPROVED - APPROVED - APPROVED the traffic would have gone directly to campus. It seems it would have increased some of the traffic through Forest Home. There is the potential for traffic problems. Board Member Thayer stated that he would like to see Pleasant Grove Road ended at the intersection and then restarted. This way they either go to Cornell University or stop. It would make it difficult to get back onto Pleasant Grove Road. He would like Pleasant Grove Road be a main entrance to Cornell University. They are trying to do that. Ms. Wolff stated that the University is pursuing a north entrance to the campus. Pleasant Grove Road is a County owned road. Cornell University cannot make the decision as to what happens on the current Pleasant Grove Road. Part of the process of the north entrance to the campus is the involvement of the County as the owner of the road, as well as Cayuga Heights, Town of Ithaca, and the City of Ithaca. The intent would be to capture as many people as possible in A -Lot. Part of the approved plan is pursuing the entrance. The University has requested that the Ithaca - Tompkins Transportation Council take leadership on coordinating a solution for a north entrance to the campus. They have responded that they will take leadership. It is underway. Meetings have been held at the Village of Cayuga Heights. Everyone has different concerns. The design is unknown at this point. Board Member Hoffmann stated that the board was shown a possible design at an earlier meeting. The text in the Final Environmental Impact Statement assumes that something will be done. Ms. Wolff stated that it is being pursued and they do not know what the final configuration would be. Mr. Frantz stated that he does not know what project impact that this would address. He can see the benefits of doing it. Mr. Frantz does not know what project impact it would mitigate. Board Member Thayer stated that it would funnel Cornell University traffic in that direction and eliminate problems in Forest Home. Mr. Frantz stated that any traffic that this proposal generates is going to make the right hand turn onto the new street. An advantage of having the entrance further north of A -Lot would channel the traffic around this entire area. The last proposal indicated that the southern leg of Pleasant Grove Road would flow into the new road. Board Member Ainslie stated that not all traffic that uses Pleasant Grove Road is for Cornell University. Many times people travel this route to go to the East Hill Plaza or football games. There needs to be access for pass by traffic. Board Member Mitrano stated that this project will cause traffic problems. She is prepared to accept that cause as part of the advantage of the initiative. PLANNING BOARD PAGE 16 OCTOBER 5, 1999 APPROVED -APPROVED -APPROVED - DECEMBER 21, 1999 -APPROVED -APPROVED -APPROVED Chairperson Wilcox stated that most of what is going into the Town are athletic fields. The fields will not be lit. The Fuertes Observatory is in the Town. There have been comments as to whether there will be light spillage into the City. The Observatory is making progress in that area. Attorney Barney stated that there will be lighting on the parking areas. Chairperson Wilcox stated that there will be noise, but there is noise now. There are athletic fields in the area now. The fields are being relocated. The noise will be during the day and not at night. He would like to talk about the proposed rezoning. Board Member Hoffmann stated that the water runoff situation will be improved. Mr. Frantz asked if the board would be comfortable with the standard verbiage that "the revised vehicular circulation plan is expected to result in a small to moderate impact with regards to traff ic". It does not indicate that traffic will be reduced. It does acknowledge small impact on traffic. Chairperson Wilcox stated that it is a conservative statement. If traffic is increased or decreased it is an impact. Mr. Frantz asked that he does not know if anything will result in a reduction of traffic. Board Member Hoffmann asked that if the board does not know how the traffic will be going, then how can the board make a decision. Chairperson Wilcox stated that the board will make a decision based upon the site plan before them. It does not include future changes. Board Member Conneman stated that if all the impact is on Forest Home, then it would be serious. Mr. Frantz stated that he does not think it is going to be limited to Forest Home. There will be impacts on Forest Home, Cornell Heights, and impacts to the north. The question is whether or not they will be significant adverse impacts or small to moderate. Board Member Ainslie stated that until the students are present it is hard to predict. The University is not going to increase by 500 students. The University is shifting where the students are living. . Board Member Hoffmann stated that if 500 students moved from west campus to north campus, chances are they would use different roads, than they are now. She is concerned that even a small increate in the number of cars might have a serious negative impact in the Forest Home neighborhood. Mr. Frantz stated that it is hard to define a small number of cars. PLANNING BOARD PAGE 17 OCTOBER 5, 1999 APPROVED - APPROVED - APPROVED - DECEMBER 21, 1999 -APPROVED - APPROVED - APPROVED Chairperson Wilcox stated that the road width is small, no shoulders, and the houses are close to the road. Any increased traffic in the area is something that is not wanted. Board Member Thayer asked if the freshmen are allowed to have cars. Chairperson Wilcox stated that it has been mentioned as a mitigating factor. Board Member Conneman stated that it was said that they are unlikely to have as many cars as upperclassman. Mr. Frantz stated that the assumption is that there is no restriction. Board Member Mitrano stated that if the initiative was in west campus and students traveled up Thurston. It would not have the same impact along Thurston Avenue and Cayuga Heights Road as it will in Forest Home. Board Member Hoffmann stated that the sidewalks are tiny in Forest Home and some are nonexistent. The houses are close to the road. There would be a difference if the project were located elsewhere. Chairperson Wilcox stated that another portion of their decision is a referral by the Town Board for the Planning Board's recommendation on a proposed rezoning. It would not be to R -30 as proposed by Cornell University. It would be a new zoning area referred to as a Recreational District. Attorney Barney stated that they tried to draft a district that would have more than one application. It would be usable for other areas and parks in the Town. There may be other areas of the Cornell University campus or the Ithaca College campus where this could be applied. The draft before the board is not identified specifically for the Cornell University project. It does permit uses that are not presently in the Cornell University proposal. It is a generic zone and not a tailored zone. Mr. Kanter stated that the Town Board mentioned a few areas of concern that they would like the Planning Board to look at closely. It will be coming before the Planning Board and the Codes and Ordinances Committee. The lighting of fields is included in the draft zoning. Cornell University is not proposing lighting of the fields, but other recreational areas may have lit fields. A list of uses that are permitted in the zone was another question the Town Board raised. This will be part of the October 19, 1999 meeting. Chairperson Wilcox stated that Mr. Kanter and himself had discussed the October 19tn meeting. He will not be at this meeting. Before the board is preliminary site plan, referral of zoning and the adoption of the statement of findings. There is the possibility that the board will need to hold its meeting on November 2 "d. Chairperson Wilcox stated that his initial reaction was that R -30 works for most of the other Cornell University and Ithaca College areas. This board can turn down things that are not appropriate. PLANNING BOARD PAGE 18 OCTOBER 5, 1999 APPROVED -APPROVED -APPROVED - DECEMBER 21, 1999 -APPROVED -APPROVED -APPROVED Board Member Hoffmann stated that there are some problems with rezoning areas based on individual projects that come in. If an area is to be rezoned then everything needs to be looked at. Chairperson Wilcox stated that the Town may need a recreational district. If it is a stand alone recreation district. This is part of a University. Board Member Hoffmann asked what the reason is for the lack of use of the fields north of Jessup Road. Andrea Dutcher, Director of Recreational Services, stated that the fields located at the corner of Jessup and Triphammer Roads are used extensively on weekdays. They are used from 4:30 p.m. to 10:00 p.m. while school is in session. There is an ordinance that does not allow lights on the fields after 10:00 p.m. The fields cannot be used for varsity sports or intercollegiate play. In the fall of 1998, the fields next to Jessup Road were being renovated. The Helen Newman fields are the prime open recreation fields. They are also the prime sport club fields. These fields are heavily used. The fields are critical to replace because they are outside the dormitories, next to the bathrooms, locker rooms and service areas. Ms. Wolf stated that there has been a lot of discussion at the City of Ithaca meetings regarding traffic through Forest Home. The request was made for the two -way road through the project. Some people using the new lot may go through Forest Home. This roadway provides another alternative for Forest Home Drive. Any newly generated traffic will be offset by existing users. There are existing users that will use this road as a bypass. Chairperson Wilcox stated that this is not a public hearing. There will be a public hearing scheduled in two weeks. The public is more than welcome to speak at this time. Bruce Brittain, 135 Warren Road, stated that the transportation engineers suggested that there is a potential for a slight reduction in traffic if the road is heavily used during the peak hour. If the road is heavily traffic calmed it will reduce the amount of traffic on it. Too much traffic calming will restrict the flow to the point where it will not cause a reduction of traffic in Forest Home. They also only looked at peak hour. Off -peak hour has a tremendous potential for an increase in traffic. There will be a parking lot where there is not one now. It is high turnover traffic for Helen Newman. Everyone has come with ways to rearrange the fields so that the Moore House can remain on site. If the house is moved it is possible that it will have a deed restriction which would require the continued upkeep of the house. The same deed restriction can be put on it if it does not move. Pete Loucks, Forest Home Association, stated that he wanted to thank the board for considering Forest Home's problems. Karen Westmont, 206 Forest Home Drive, stated that Multiple Residence zoning was designed around student living. The reason it was done is that this is the appropriate kind of development that does not have major roads. M -R is appropriate where an R -30 zone would not be. The parking lot serves a three -story facility with a dining hall and mail boxes. This hall will also be PLANNING BOARD PAGE 19 OCTOBER 5, 1999 APPROVED - APPROVED - APPROVED - DECEMBER 21, 1999 - APPROVED - APPROVED - APPROVED used for banquets and weddings. Forest Home will be severely affected by this. By allowing this development more traffic will be being brought in. NESTS asked for a road coming diagonally to the site. The parking lot should not open onto Pleasant Grove Road. Cornell University has put the road to serve the parking lot and not central campus. The preference would be no zoning change. This would result in not allowing the parking lot. If a zoning change must happen, they request the site plan be altered to restore the road NESTS has recommended. As a precedent for historic property, the Cradit -Moore House should not be moved. It should not allowed to be moved for playing fields. This will set a bad precedent. Mr. Kanter stated that there are other MR zones in the Town. They are to serve multiple residence apartment purposes. The reason this area was zoned MR was because of the previous Pleasant Grove Apartments and the Hasbrouck Apartments across the road. The NESTS working group did not recommend a specific road alignment in this area. Mr. Frantz stated that the two primary issues are traffic impacts and the Cradit -Moore House. Chairperson Wilcox stated that one of the difficulties with the Lake Source Cooling project was that the board was not lead agency. It is the same with this project. There is more control if the Planning Board is the lead agency. Chairperson Wilcox closed this segment of the meeting at 9:56 p.m. AGENDA ITEM: APPROVAL OF MINUTES — JULY 6,19992 Board Member Hoffmann stated that on page 2, the language needs to be consistent when talking about parking spaces for handicapped persons. It mentions "11 handicapped parking spaces ". It is not the parking spaces that are handicapped. It should be handicap. Is there official terminology that the board members and staff could use consistently. Mr. Frantz stated that he does not know. They would need to go through the reference books. Board Member Hoffmann stated that many people use this language incorrectly. MOTION by Fred Wilcox, seconded by George Conneman. RESOLVED, that the Planning Board does hereby approve and adopt the July 6, 1999 as the official minutes of the Town of Ithaca Planning Board for the said meeting as presented with grammatical corrections. THERE being no further discussion, the Chair called for a vote. AYES: Wilcox, Conneman, Ainslie, Mitrano. NAYS: NONE PLANNING BOARD PAGE 20 OCTOBER 5, 1999 APPROVED -APPROVED -APPROVED - DECEMBER 21, 1999 - APPROVED -APPROVED -APPROVED ABSTENTION: Thayer, The MOTION was declared to be carried. AGENDA ITEM: APPROVAL OF MINUTES — AUGUST 17,1999. Board Member Hoffmann stated that on page 9, second paragraph, second sentence, it states "that it does trouble her that they are approving SEQR without having and Environmental Impact Statement". `They" refers to the Planning Board and it should be clarified. At the bottom of page 13, "Attorney Barney stated that the move is not their first choice ". It is not clear who they are referring to. Attorney Barney stated that it is Historic Ithaca. On page 13, second paragraph, the sentence is unclear. Attorney Barney stated that in the previous sentence Board Member Thayer asked if they were appealing going out on the lake. The response was that no, they are appealing the buildings. MOTION by Fred Wilcox, seconded by Larry Thayer. RESOLVED, that the Planning Board does hereby approve and adopt the August 17, 1999 as the official minutes of the Town of Ithaca Planning Board for the said meeting as presented with grammatical corrections. THERE being no further discussion, the Chair called for a vote. AYES. Wilcox, Conneman, Ainslie, Thayer. NAYS: NONE ABSTENTION. Mitrano, The MOTION was declared to be carried. AGENDA ITEM: OTHER BUSINESS. Chairperson Wilcox stated that he received a survey from the Tompkins County Soil and Water Conservation District. Has the Town received it? Mr. Kanter responded no. Chairperson Wilcox asked if the board had a problem with scheduling a meeting for November 2 "d. The board responded no. PLANNING BOARD PAGE 21 OCTOBER 5, 1999 APPROVED -APPROVED -APPROVED - DECEMBER 21, 1999 -APPROVED -APPROVED - APPROVED Board Member Ainslie stated that they are going to take a 60 -acre piece of his son's property for the PDR program. A survey was done, but it was nothing more than what was done when he turned the property over to his son and daughter -in -law. There is nothing in the survey that says anything about development rights. The Mayor of Rochester in a meeting tonight is saying how great our program is. The assessor does not have any idea about development rights. There is nothing about development rights. He did come up with a figure of $500 per acre. It is a ridiculous offer. No farmer in the area will go along with it. Mr. Frantz stated that he would like to be able to talk with Board Member Ainslie and his family about it. Board Member Ainslie stated that the offers will not be appealing to the farmer. There needs to be a differential between farm value and development value. Mr. Frantz stated that Board Member Ainslie is confirming the fears that he has expressed to the Town Board. The appraised values that the Town has received are too low to attract farmers or farmland owners. It is something that the Town realizes. They are in the beginning of this program and are in the educational stage. Board Member Ainslie stated that the assessor did not get the idea of a two -level property evaluation. Mr. Frantz stated that he would rather be discussing this with Board Member Ainslie and his family. Attorney Barney stated that there needs to be enough value for the farmer to make it worth while. The Town Board has asked Mr. Frantz to take a second look at some of the concerns. Mr. Kanter stated that the program is at an early stage. Attorney Barney stated that this appraiser may or may not be as sophisticated as he should be in determining what development rights are. The Town would like to see what approaches this appraiser used and if there are other ways that this could be done. Mr. Frantz stated that he has been contacting other municipalities. Nothing in their program has been invented here locally. The Town's program is facing the same problems that other programs have faced. The biggest problem is economics. Chairperson Wilcox stated that the board wanted to have a discussion about a letter to Cornell University regarding stop signs and a sidewalk. PLANNING BOARD PAGE 22 OCTOBER 5, 1999 APPROVED - APPROVED - APPROVED - DECEMBER 21, 1999 - APPROVED -APPROVED - APPROVED Attorney Barney stated that the law is that upon the request of the owner of the property the municipality may adopt an ordinance requiring stop signs. The letter could ask them to request the "Town to do something. Then it would take the Town Board to adopt it. Board Member Conneman stated that he finds it strange the Cornell University hides behind things that they want to do. Mr. Frantz stated that he is not sure that running a sidewalk along the east side of the parking lot is a workable idea. There is the parking lot in front of the Best Western that it would need to go around. He does not see a lot of people using it because it adds about 50% to the length of their walk. Board Member Hoffmann stated that if the sidewalk was available then it would be up to them to decide whether they would dare to cross the parking lot or not. Mr. Frantz stated that based on the general health, welfare and morals argument whether there is enough public benefit to mandate such a sidewalk. It is worth studying a sidewalk along the south side of the parking lot. This would connect the existing walkway to the walkway along Pine Tree Road to the walkway along Mitchell Street. Board Member Hoffmann stated that a sidewalk along the eastern side would help people to get to the other businesses. More traffic is being channeled to the southern end. The pedestrians will be more exposed than before. Board Member Ainslie stated that traffic would need to cross the sidewalk. AGENDA ITEM: ADJOURNMENT: Upon MOTION, Chairperson Wilcox declared the October 5, 1999; Meeting of Town of Ithaca Planning Board duly adjourned at 10:20 p.m. P pared by: Ly Carrie L. Coates, Keyboard Specialist/Minutes Recorder 5 October 1999 TO: Town of Ithaca Planning Board FROM: East Hill Citizens' Association RE: Preliminary and Final Site Plan Review, East Hill Plaza parking lot The East Hill Citizens' Association suggests the following conditions for Site Plan Approval: 1) Landscaping of the west side of the parking lot. In March 1971 (see attached minutes) the Ithaca Town Board approved the site plan for the Kennilworth Shopping Center (now the East Hill Plaza) with a landscaping condition: "AND FURTHER RESOLVED, that the said site plans are approved on the condition that Kennilworth Associates, on the line parallel with Judd Falls Road* , through the length of the shopping center project, a distance of approximately 425 feet (located between the restaurant parcel on the north and the gas station parcel on the south) plant an impervious hedge of conifers ten feet in width and a minimum of five feet high, as indicated on the attached drawing ( Kennilworth Associates Shopping Center Site Plan)." We have researched the Town Board minutes from 1971 to August 1973, and find several references to this hedge of conifers. Apparently the Town Board kept asking that the trees be planted, and at least as of 1973, they had not been planted: The placement of this hedge was a condition of approval of the original site plan. There is not now (and may never have been) such a hedge along Pine Tree Road between the restaurant (Coyote Loco) and the gas station (Citgo). Therefore the EHCA suggests that approval of the current site plan for the East Hill Parking Lot include fulfilling the original condition of approoval by planting this impervious, 425 foot hedge of conifers. 2) Placement of stop signs near the P &C exit door(s) There is currently no stop sign (just a pedestrian symbol) at the spot where shoppers leave the store and cross the access road into the parking lot. This is a safety hazard, especially to parents with small children and loaded grocery carts, and to older residents. One of our older members has asked the applicant twice to put up a stop sign at this spot, but no stop sign has appeared. The residents really need a stop sign for safety here. D p K� N�91U ��tcn 11�cP V rk Ct. ik' f 1A IAA 1 14 J 2 The other P &C grocery store with a similar configuration at the Cayuga Mall HAS a stop sign at this dangerous spot. It is unsafe because cars (including students in a hurry) sometimes barely slow down here. If you are a parent with children, or an older or disabled customer, it is scary to see cars speeding up to the crossing spot and wonder if they are going to slow down enough to let you cross safely. SUMMARY: Please add the original site plan condition of a 425 foot long, 5 foot tall hedge to your site plan approval. And please also add the condition that the applicant erect a stop sign at the major site where customers.cross into the parking lot (the P &C exit). Thank you. After some further discussion of the Kennilworth project the follow- ing motion was made. WHEREAS the Town of Ithaca Planning Board did, on or about the 29th day of May, 1969, approve the Site Plan for Kennilworth Shopping; Center on the east side of Judd Falls Road near its intersection with Ellis Hollow Road, and said Board did on or about the 9th day of December 1969 approve Revisions thereof (whereby the buildings and restaurant parcel were shifted southerly, the proposed bank was tentatively removed, a single entranceway was provided from Judd Falls Road, etc,); i i J AND WHEREAS a Building Permit for Phase I construction thereunder was issued on 4/28/70 subject to two conditions, viz. #1 - Conditional on Town Approval of, water And sewer plans and construction. #2 - Conditional on Town Approval of building signs to include no signs higher than building roof lines. AND WHEREAS the developer, Kennilworth Associates, have now provided three wells and obtained Health Department approvals of this supply source and proposed distribution system, and the hookup of their collection lines to and the utilization of the existing sewer lines on Judd- Falls Road, whereby sewage will. be collected and treated in the City of Ithaca treatment plant; I. AND WHEREAS these utility*?plan details and approvals have now been presented to this Town Board of Ithaca with the Engineering Report and plan as approved by the State and County Departments of HIlalth; AND a copy of said approved Site Plan, indicating such wells and utility lines have also been submitted to this Board; Upon Motion by' Councilman Desch duly made, and seconded by Supervisor Schwan, it is hereby ,. ._ . RESOLVED that the said Kennilworth Shopping Center Site Plan as approved May 27, 1969, with the Revis:i.ons thoroof as appruvcsd December 9, 1969, as now augmented by the water and ccwer detailc approved by the Health Department in Febrixa.ry 1.971, is hereby a.pprovud .and confirmed, and Condition 1 of the Building Permit issued April X28, 1970 is hereby declared satisfied by these utility plans; AND FURTHER RESOLVED that such condition shall also be deemed satisfied, without further application to or 'action by the Town, by the provision of D. municipal. water supply to service this site if and when such a supply becomes a,vIrallable to the developer from whatever source. i I I i • hnh `r: r•.1:..� ya: y( 6 - March 8, 1971 AND. FURT HER- RESOLVED, that the said site plans are approved on the. cor)dit on that Kenn7_lw, rth Associates, on the line pgrallel with. Judd Falls Road ., .through . the; :length of the shopping center pro - ject, a distance of ..approximately 425 feet (located between the restaurant parcel on the north and the gas station parcel on the south) plant an impervious hedge of conifers ten feet in width and a minimum of five feet high, as indicatQd on. the attached drawing (Kennilworth Associates Shopping ..Center. Site Plan). *AND FURTHER RESOLVED,•that.a-road connection between Phase I of the•; shopping center development and Ellis Hollow Road be constructed as part of the initial phase (including the drainage requirement) , in accordance with the location shown on the attached drawing (Kennilworth Associates Shopping Center Site Plan) . AND FURTHER RESOLVED that a new Building Permit may now be issued, effective for one year from the date hereof, without such Condition #1; and that a Building Permit may issue (upon the presenta- tiori .:of proper plans., ;and details) for other construction ( including partfeularly the :gasoline service station at the g northeast corner of Judd Falls .Toad and Ellis Hollow Road,) in accordance :w.ith such Site Plan, fr..ep., -from such condition. Unanimously%carried. 1 TOWN OF ITHACA PLANNING BOARD 126 East Seneca Street i Ithaca,New York 14850 Tuesday, October 5, 1999 AGENDA 7:30 P.M. Persons to be heard(no more than five minutes). 7:35 P.M. SEQR Determination,East Hill Plaza Parking Lot and Landscape Improvements, 315-377 Pine Tree Road. 7:40 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the. proposed modification of the previously approved plan for the East Hill Plaza Parking Lot and . Landscaping Improvements,located at 315-377 Pine Tree Road,Town of Ithaca Tax Parcel No. 62-2-1.121,Business District"C". The proposed plan is to install curbed,landscaped islands in the East Hill Plaza parking lot. The modification of the previously approved plan is to incorporate the Town of Ithaca's requirements as they relate to the recently approved Burger King site development. Cornell University-Real Estate Department, Owner/Applicant; S.B.Ashley Management Corporation, Agent. 8:00 P.M. SEQR Determination,Tompkins County(Cayuga)Professional Building Modifications-Suite B, 1301 Tr mansburg Road. l 8:05 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for proposed interior renovations to the Tompkins County(Cayuga)Professional Building-Suite B,located at 1301 Trumansburg Road on Town of Ithaca Tax Parcel No.24-3-4,Business District"A". Said renovations include converting current vacant space to offices for new tenants. No exterior changes are proposed Professional Building Associates, Owner/Applicant;Mack Travis and George W. Breuhaus, A.I.A.,Agents. 8:20 P.M. Discussion regarding Cornell University's proposed North Campus Residential Initiative:Final Environmental Impact Statement and Town of Ithaca Planning Board's Findings. (Planning Board discussion only-no action to be taken at this meeting). 7. Persons to be heard(continued from beginning of meeting if necessary). 8. Approval of Minutes: July 6, 1999 and August 17, 1999(both in packets). 9. Other Business. 10. Adjournment. Jonathan.Kanter,AICP Director of Planning 273-1747 NOTE:IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND,PLEASE NOTIFY MARY BRYANT AT 273-1747. (A quorum of four(4)members is necessary to conduct Planning Board business.) ti d '1 TQkJN OF ITHACA -ELAMING BOAR NOTICE OF PUBLIC HEARINGS esday. October 5. 1999 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, October 5, 1999, at 126 East Seneca Street, Ithaca, N.Y. , at the following times and on the following matters: 7 :40 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed modification of the previously approved plan for the East Hill Plaza Parking Lot and Landscaping Improvements, located at 315-377 Pine Tree Road, Town of Ithaca Tax Parcel No. 62-2- 1. 121, Business District -Co . The proposed plan is to install curbed, landscaped islands in the East Hill Plaza parking lot . The modification of the previously approved plan is to incorporate the Town of Ithaca' s requirements as they relate to the recently approved Burger King site development . Cornell University - Real Estate Department, Owner/Applicant; S.B. Ashley Management Corporation, Agent . 8:05 P.M. Consideration of Preliminary and Final Site Plan Approval for proposed interior renovations to the Tompkins County (Cayuga) Professional Building - Suite B, located at 1301 Trumansburg Road on Town of Ithaca Tax Parcel No. 24-3-4, Business District "A" . Said renovations include converting current vacant space to offices for new tenants . No exterior changes are proposed. Professional Building Associates, Owner/Applicant; Mack Travis and George W. Breuhaus, A. I .A. , Agents. 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, September 27, 1999 Publish: Wednesday, September 29, 1999 6,661 '6Z JegwaydeS QVL uluuold}O J04aaJla dDI 'Auoy uoylouo� s6ulJoayy Dllgn ago jo awi4 8Y04 Jo!] sJno4 9V uoi}y ssM you 4sanbui A g Jns allow ysnw aualslsso &uursag suasJed ysanbai uodn'AJ®ssaDeu so a7UA159 SSD i}41m PBp1AOJd aq IPM 'spaau I®fa9ds Ja4yo Jo sou Jro wt ulloaq squaw -JiodwidonslA qpm slonplAlpul a 'unslul Jo 4ue o Aq Jooddo Aow suosJad 04918T suoipGtgo 1O S18yyow Bans Io yiodclns ul suosJad IF JDag aaold pros pup sewg plos 40 lj4m PJoog BuluuDld P{o5 s4ueBy ,y l y 'snognalg M a6Joao puD SIA%pDW 'Iuoaalddb/Jaumo 'so4op ossy Buipl!ng IDuO1550101d pasodoJd aJo se6uoyD Jol1a4 -xe ON s4uou94 mau 104 saDy }}D o4 9DDds yuDDDA 4uajim 6u4Janu07 opnpul suol40Ao -ueJ plos 'V,, ID!J4s14 Ssau -!sng 'V-£-VZ 'oN IaDJDd xnl DDog41 jo umol uo pooa 61ngs sI 'S ayng-butAne puose} (DBnAD�) no:) sunldwol ay Oy 4UOIIOAOU8J JOIJa4Ul pasodold Joj JOAolddy uold a4IS lout j puo AJAuawllald pl }o uol4masuo W $g d So 'yua�y 'uolyDJDd -Jo' 4uewa6ouoW A014sy -9-5'4doDllddy/Jaum0 yuaw -4Jodeq 8404s3 IAab-A41SJeAlufl IIauJD' 4uawdolOAaP e41s Buil Je6Jng panoid -do ARUODQJ 944 OI 940191 AQ,y so spewailnbai s o:)oy41 }0 um0l 84; a4O10t}J076I oy sl uold peAoiddo AlsnOlA -aidego JO UOi4DJl}IPOW 0141.101 Bui�lJod ozold !H P03 aqy w spuolsl Pa DasPuDI 'paglro 4o4sul 04 sl uold Pasodold 941 puysl4 ssawsng '1Z 1'1-Z-Z9 'ON IaDJDd xol DDo441 JD umoy P006 "J1 auld LLE-915 ID P840Dol 'SIU9W9AOJ -wl BuId DDSPUD1 PUD 401 Buy�I )d ozolI p+H;s®3 e44 Jo}uof�3 Panw E)AlsnolAoid ay4 }o uoi4oa}Ipow pasod old 90y JOl 10Ao1ddy uOld QJIS JDUIJ PUD AJDulwllOAd }o UOyoJeplsuOD 'd oV:L :SJa44DW uimollO} ay uo fur) saW4 6uimolloj eql 4D A'N 'DDDg41 '4884S DDauQS 4sD3 971 40 '6661 'S sago;Dp opsenl uo oaOg4l 10 umo ay jo pJoog 6S JDGH D)!Ignd ID44 N3NID �93HH Sl 3DI1©N ' 00 uluuold e44 }O uosJ aO Z) aq4 }O ud14DOJ!p g 6661 'S J8g0P0 'ADP—i sommwiH :)nor d !0 XMION GVV09 'JNINNV1d V:)VH1I 30 NMOL 6661 `6Z aaqul8ad9S `AeP$9UP@M TOWN OF ITHACA PLANNING BOARD ATTENDANCE SHEET DATE: October 5 1999 PLEASE PRINTYOUR NAME PLEASE PRINT ApDRE55/AFFILIATION (Please PRINT to ensure accuracy in official minutes.) � _ � �:� i r o+e S� c-vt� ,` tVT �7,2L' oT C�. ac�, co- e-, - `-SII i � �� ►� 1 � i�hl � r i TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Sandra Polce being duly sworn, depose and say that I am a Senior Typist 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 the Town of Ithaca Town Hall, 126 East Seneca Street, Ithaca, New York, on Tuesday, October 5, 1999 commencing at 7:30 P.M. as 12er attached. Location of Sign Board used for Posting: Bulletin Board, Front& Entrance of Town Hall. Date of Posting : September 27, 1999 Date of Publication: September 29, 1999 6A'4� (3d g, Sandra Polce, Senior Typist Town of Ithaca. STATE OF NEW YORK.) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 29th day of September 1999. Notary Public JOAN LENT NOTEBOOM Notary Public,State of New York Residing in Tompkins County Reg. No. 4994047 My Commission Expires March 30,e26V7 L