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HomeMy WebLinkAboutPB Minutes 1999-12-07TOWN OF ITHACA PLANNING BOARD. i-- DECEMBER 7, 1999 The Town of Ithaca Planning Board met in regular session on Tuesday, December 7, 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 (7:37 p.m.); Larry Thayer, Board Member; Jonathan Kanter, Director of Planning; John Barney, Attorney for the Town; Daniel Walker, Director of Engineering (8:04 p.m.); George Frantz, Assistant Town Planner; Mike Smith, Planner. ALSO PRESENT: Herb Finch, 904 Coddington Road; Pat Wasyliw, 21 Marcy Court; Louise Mudrak, 693 Coddington Road; Janis Graham, 1150 Ellis Hollow Road; Christine Carstensen, 201 Humphrey's Service Building; Stephen Nicholson, 220 Yaple Road; Claudia Brenner, Coddington Road; Anne Morrissette, Coddington Road Community Center; Peter Karp, Cornell University; Don Rakow, Cornell University Plantations; Mark Macera, 1 Bella Vista Drive; John Yntema, 993 Danby Road; Hal Martin, 92 Collins Road, Freeville; David Lorenzini, 330 State Street. 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 .J.ournal. on. November 29, 1999, and..: December 1.. 1999, together with the., properties under ;discussion, as. appropriate, upon the .Clerks of the.- ,.City of :Ithaca and the Town,',, ofti;, 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 December-:¢; .. 1, 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 persons 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: SEQR, Determination, Coddington Road Community Center Site Plan Modification, 920 Coddington Road. Chairperson Wilcox opened this segment of the meeting at 7:34 p.m. Janice Graham, 1150 Ellis Hollow Road, stated she has been on the Board of Directors for more than 6 years. There are three reasons that the addition is needed. The Board of Directors feels a need to ensure the future of the center. To make it inheritable. For 15 years the Director of the Center has worked out of a desk in the kitchen and out of her home. A director needs to be on I y PLANNING BOARD PAGE 2 DECEMBER 7, 1999 APPROVED -APPROVED - APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED site to supervise teachers, talk to parents and prospective parents. She also needs a desk to do the taxes and the payroll. If the current director were to leave, they would be hard pressed to find a director when they do not have a place to put the director. They want to, create a space for the director. Ms. Graham stated that the second reason is that they perceive a need for an alternative after school program. Many parents want a small after school program. They would like a place for their children to go after school for two or three hours. There would be a maximum of 16 children in the program. The program would give the Community Center revenue that would allow them to refurbish the existing structure. One of the rooms is the original 1860s schoolhouse. The other room is a concrete block building built in the 1950s, The windows in the 1860s room need to be replaced. There are many things that they have managed to live with, but with time it will need more work. The third reason is that they would like to have the possibility for intergenerational community use of the building. It is called a Community Center, but it is not accessible to the handicap. In creating the additional space, they are going to have community uses in mind. Chairperson Wilcox stated that the board needs to address the environmental issues with the project. Are there any issues related to SEAR? x Yr Claudia Brenner, Architect, stated that ' sheJs not aware of any issues with- ,SEAR., Chairperson Wilcox asked if there wouldYbe outdoor lighting. p g 9 Id Ms. Brenner responded no. Attorney Barney stated that there are two site plans. What is the smaller site plan? George Frantz, Assistant Town Planner, responded that the smaller site plan is an overall site map showing the building in reference to the playground and softball field. T.G. Miller did the site plan referenced in the resolution. Attorney Barney asked what is to be demolished. Ms. Brenner replied that there is a little section of the existing structure that houses a back kitchen. This will be removed to make room for the new entry. Board Member Mitrano stated that her son attended the Coddington Road Community Center. Attorney Barney asked if it was more than 2 years ago. Board Member Mitrano responded that it was more than 2 years. Board Member Hoffmann asked if there was a sketch of what the building would look like. PLANNING BOARD PAGE 3 DECEMBER 7, 1999 APPROVED -APPROVED -APPROVED - FEBRUARY 15, 2000 -APPROVED - APPROVED - APPROVED Ms. Brenner explained the sketches of the proposed addition to the board. Board Member Hoffmann stated that she noticed that the ground slopes from the south to the north. There is a drop -off toward the building. Ms. Brenner stated that they are planning on grading so that the water will flow into the catch basin. They would like to connect that catch basin to the catch basin that the Town recently put in at the bottom of the driveway. The drainage can be accomplished with minimal problems. They have been careful to locate the parking area to that it interferes as little as possible with the trees. Board Member Hoffmann stated that it looks as if the edge of the asphalt area is higher than the foundation of the existing building. How will the new building adjoin the existing building? Ms. Brenner stated that the floor levels would be identical. The rear wall will be treated as a masonry structure until it is above the grade. The finished floor will be slightly lower than grade. Board Member Hoffmann asked how much lower than grade would it be. Ms. Brenner stated that the existing finished floor is 13.7 and the high point of grade would be 14.5. They were concerned about the grade. It turned out that the area was deceptive and the grade was not as steep sand severe as it looks. Board Member Hoffmann asked if the existing parkingvou'ld-remain. °..,; Ms. Brenner responded that the existing parking would remain. Chairperson Wilcox closed this segment of the meeting at 7:49 p.m. MOTION made by Tracy Mitrano, seconded by James Ainslie. 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 for an addition to the Coddington Road Community Center, proposed to consist of approximately 1,400 sq. ft. of new floor area, two new parking spaces, car turnaround and walkways, located at 920 Coddington Road, Town of Ithaca Tax Parcels No. 47 -1 -11.3, Residence District R -30, Coddington Road Community Center, Owner; Claudia Brenner, Agent, and 2. This is an Unlisted Action, pursuant to the Town of Ithaca Environmental Review Law (Local Law No. 5 of 1988) 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 �i PLANNING BOARD PAGE 4 DECEMBER 7, 1999 APPROVED -APPROVED -APPROVED - FEBRUARY 15, 2000 -APPROVED -APPROVED - APPROVED 3, The Planning Board, on December 7, 1999, has reviewed and accepted as adequate a Short Environmental Assessment Form Pt. I submitted by the applicant and Part ll prepared by the Town Planning Department, a site plan prepared by T.G. Miller, P.C., Engineers and Surveyors entitled `Topographic mat Showing a Portion of Lands of the Coddington Road Community Center," dated June 29, 19999 and revised October 6, 1999 to include the proposed addition and other site plan modifications, and other application materials, and 4. The Town Planning staff has recommended a negative determination, . of environmental significance with respect to the proposed site plan. NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, and Environmental Impact Statement will not be required. AYES: Wilcox, Hoffmann, Conneman, Ainslie, Mitrano, Thayer. NAYS: None, ABSENT.& 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 for a proposed addition to the Coddington Road Community Center, to consist of approximately 1,400 square feet of new floor area, two new parking spaces, a car turnaround and walkway, located at 920 Coddington Road, Town of Ithaca Tax Parcel No. 47 =1 -11.3, Residence District R -30. Coddington Road Community Center, Owner /Applicant; Claudia Brenner, Architect, Agent. Chairperson Wilcox opened the public hearing at 7:49 p.m., and asked if any member of the public wished to be heard. With no persons present to be heard, Chairperson Wilcox closed this segment of the meeting at 7:50 p.m. Board Member Hoffmann asked if there are problems with water and sewer. Ann Morrissette, Director of Coddington Road Community Center, stated that they have been working on the project for a long time. They had a feasibility study done a few years ago. At that time they addressed the impact of the increased sewage. It has only been a few years since they have been connected to public water. Ms. Morrissette stated that they have a letter from John Anderson, Director of Division of Environmental Health. They asked about the impact of an after school program for 24 children. It is indicated in the letter that they have an adequate septic system. There have not been any problems since it has been installed. Low flow toilets are used. PLANNING BOARD PAGE 4 DECEMBER 7, 1999 APPROVED -APPROVED -APPROVED - FEBRUARY 15, 2000 -APPROVED -APPROVED - APPROVED 3, The Planning Board, on December 7, 1999, has reviewed and accepted as adequate a Short Environmental Assessment Form Pt. I submitted by the applicant and Part ll prepared by the Town Planning Department, a site plan prepared by T.G. Miller, P.C., Engineers and Surveyors entitled `Topographic mat Showing a Portion of Lands of the Coddington Road Community Center," dated June 29, 19999 and revised October 6, 1999 to include the proposed addition and other site plan modifications, and other application materials, and 4. The Town Planning staff has recommended a negative determination, . of environmental significance with respect to the proposed site plan. NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, and Environmental Impact Statement will not be required. AYES: Wilcox, Hoffmann, Conneman, Ainslie, Mitrano, Thayer. NAYS: None, ABSENT.& 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 for a proposed addition to the Coddington Road Community Center, to consist of approximately 1,400 square feet of new floor area, two new parking spaces, a car turnaround and walkway, located at 920 Coddington Road, Town of Ithaca Tax Parcel No. 47 =1 -11.3, Residence District R -30. Coddington Road Community Center, Owner /Applicant; Claudia Brenner, Architect, Agent. Chairperson Wilcox opened the public hearing at 7:49 p.m., and asked if any member of the public wished to be heard. With no persons present to be heard, Chairperson Wilcox closed this segment of the meeting at 7:50 p.m. Board Member Hoffmann asked if there are problems with water and sewer. Ann Morrissette, Director of Coddington Road Community Center, stated that they have been working on the project for a long time. They had a feasibility study done a few years ago. At that time they addressed the impact of the increased sewage. It has only been a few years since they have been connected to public water. Ms. Morrissette stated that they have a letter from John Anderson, Director of Division of Environmental Health. They asked about the impact of an after school program for 24 children. It is indicated in the letter that they have an adequate septic system. There have not been any problems since it has been installed. Low flow toilets are used. PLANNING BOARD PAGE 5 DECEMBER 7, 1999 APPROVED - APPROVED - APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED Ms. Morrissette stated that they do have a summer camp program. The camp uses self- contained portable units. They are also provided to the teams that use the ball fields. The impact would be very low. Board Member Hoffmann asked if the situation would be different if there were programs involving adults and community members. Ms. Morrissette responded no. The significant use is the daily programs. The community programs would be evening meetings and it would be minimal use. They are within the limits that were set. There have not been any problems. They have already experimented with these types of programs. Louise Mudrak, 693 Coddington Road, stated that the after school program is from 2:30 p.m. to 5:30 p.m. The additional program that they are seeking would be during the day hours and some evening hours. The numbers that were given to Mr. Anderson were projected for an all -day use. It would be 3 hours a day for the after school program. Board Member Hoffmann asked if the Town could have copies of the building elevations. Jon Kanter, Director of Planning, stated that it is one of,the conditions in the resolution. Chairperson Wilcox stated that he is concerned about:the: area set. aside for backing up out of ti I it the two parking spaces. It looks as,if it intrudes on part of the:ball.field where.._children would consider, themselves to be safe. The backstop and trees form a safe area. It is a potential issue. ; Mr. Frantz stated that he reviewed the plan again. There is a set of overhead power lines that are just outside the foul line of the baseball field. There is about 20 feet between the foul line and the end of the turnaround. It is more than an average car length. It is also outside the area of play. People using the turnaround will be sensitive because of the noise and activity around. Children will also be more sensitive seeing a vehicle moving in the area. It is out of the normal area of activity during a baseball game. He checked the handbook of Landscape Architectural Construction, which has basic standards for design of such facilities. They place the dugouts 20 feet back from the foul line. The turnaround is located the equivalent distance of where a dugout would be. Chairperson Wilcox stated that he is concerned that the backstop and the row of trees set the boundary for the safe area. It is an area where children can play. It is a natural boundary. They might not be aware of moving cars. Mr. Frantz stated that people are not likely going to play next to these barriers. They are going to be towards the center of the field. It is a large field. Psychologically people want to stay away from the perimeter features of the playing field. It is not intruding on where the vast majority of children intend to play. Board Member Thayer asked if a low hedgerow could be put around the turnaround. PLANNING BOARD PAGE 6 DECEMBER 7, 1999 APPROVED - APPROVED - APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED Mr. Frantz stated that a very occasional incident is being replaced with permanent fixtures that children may not see. It is not creating a safer environment. Ms. Morrissette stated that this is already an issue. People do park along the drive and back down. Children also like to use the front play yard. Being able to pull out straight is an increase in safety. This is largely being done for handicap accessibility. They only intend to designate one parking place for the handicapped. The ball field use is the primary concern. It is an improvement over current conditions. Attorney Barney asked if the area would be gravel. Ms. Morrissette responded that they would add grass seed afterward so that it would grow grass. It would be part of the field. This will permit people to turn around. If it 11 is a problem, they could put cones out around the turnaround. Mr. Frantz stated that the new parking lot is very distinguished. People are+ more likely to park in the parking lot. Board Member Hoffmann asked if the driveway, turnaround and extra parking spaces are needed. Ms.' Morrissette stated that they accessible' for 4the handicapped. There building. They wanted the building to be felt the A %parking- lot: -.is substantially better;. It is not truly...,- is, quite a grade difference from the parking - lot into the 100 %o accessible to a handicapped person.: MOTION made by Larry Thayer, seconded by George Conneman, WHEREAS: 1. This actions is the consideration of Preliminary and Final Site Plan Approval and a recommendation to the Zoning Board of Appeals regarding Special Approval for an addition to the Coddington Road Community Center, proposed to consist of approximately 1,400 sq. ft. of new floor area, two new parking spaces, car turnaround and walkways, located at 920 Coddington Road, Town of Ithaca Tax Parcel No. 47 =1 -11.3, Residence District R -30, Coddington Road Community Center, Owner, Claudia Brenner, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency I n environmental review with respect to Site Plan Approval, has on December 7, 1999, made a negative determination of environmental significance, and 3. The Planning Board, at a Public hearing on December 7, 1999, has reviewed and accepted as adequate a Short Environmental Assessment Form Pt. I submitted by the applicant and Part 11 prepared by the Town Planning Department, a site plan prepared by T.G. Miller, P.C., Engineers and Surveyors entitled "Topographic map Showing a Portion of Lands of the PLANNING BOARD PAGE 7 DECEMBER 7, 1999 APPROVED - APPROVED - APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED Coddington Road Community Center," dated June 29, 1999 and revised October 6, 1999 to include the proposed addition and other site plan modifications, and other application materials. NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan checklists, having determined from the materials presented that such waiver will 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 addition to the Coddington Road Community Center, proposed to consist of approximately 1,400 sq. ft. of new floor area, two new parking spaces, car turnaround and walkways, as shown on a site plan entitled `Topographic map Showing a Portion of Lands of the Coddington Road Community Center," dated June 29, 1999 and revised October 6, 1999 to include the proposed addition and other site plan modifications, and other application materials, subject to the following conditions: P a. granting by the ' Zoning Board of Appeals of the required Special Approval for the proposed project; ' b, that the temporarymodular office trailer on the site be .removed on or before June 30, 2000; C, prior to the issuance of a building permit, submission of the record of application for and approval status of all necessary permits from all relevant county, state and federal agencies, d, prior to the issuance of a building permit, submission of construction details of all proposed structures, including building elevations showing the proposed addition and its relationship to the existing building, roads and other improvements including details of the type and design of all proposed lighting, and detailed sizing and final material specifications of all improvements for approval by the Town Planner to assure conformity of same to the drawings and materials submitted to the meeting of this Board of December 7, 1999; e. prior to the issuance of a building permit, submission of an original or mylar copy of the final site plan to be retained by the Town of Ithaca; ff, submission of those items required on the Final Site Plan Checklist. AND BE IT FURTHER RESOLVED: PLANNING BOARD PAGE 8 DECEMBER 7, 1999 APPROVED - APPROVED - APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED 10 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 future character of the neighborhood will not be adversely affected as a result of the proposed project; ca 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, Conneman, Ainslie, Mitrano, Thayer. NAYS: None, ABSENT. None, The MOTION was declared to be carried unanimously. AGENDA ITEM: SEQR Determination, Cornell. Plantations Arboretum Center, 79 &Dryden Road (Rt. 366). Chairperson Wilcox opened this segment of the meeting at 8:10 p.m. David Lorenzini, 330 East State Street, stated that the project is the bus garage on Route 366. The scope of the work is very modest. There will be improvements made to the interior of the bus garage. Painting and carpeting will be done. It will be made accessible for the handicapped. There will be a new roof and the exterior will be painted. The hatched area immediately around the building will be existing paving that is removed and re- paved. The shaded portion of the drawing is new paving. The paving will be over an existing drive. A small addition will be put onto an existing pole barn. The addition will be 40 feet by 80 feet and used for cold storage. Immediately adjacent to that will be storage bins for mulch and wood chips. The smaller bins will be for graded stone. Mr. Lorenzini stated that landscaping work would be done in the front of the building. They are going to leave the landscaping portion to the arboretum. The building use will not change. The building will house 17 employees. They will come in the morning and be dispatched. The employees will leave through the back entrance to get to their assigned jobs. Vegetation will not be removed or taken out. The perimeter remains the same. The lighting will not be changed. A small light will be added at the end of the addition. The area off the paved area will be natural grass. PLANNING BOARD PAGE 9 DECEMBER 7, 1999 APPROVED - APPROVED - APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED The major truck movements will be from behind the barn area. It will be limited to pick -up trucks. Once in a while there will be a dump truck and a loader. The loader will load mulch into the dump truck. There will be very minimal work related traffic on Route 366. Chairperson Wilcox asked where the water detention facilities are located. Mr. Lorenzini stated that they have provided catch basins within the paving area to pick up the water. It will bring the water around the garage and addition. A sediment sink has been provided on the west side of the building to mitigate initial flows of water. The water sheets toward the west and is picked up by existing catch basins. All landscaping materials used throughout the Arboretum are stored in the facility. Attorney Barney asked what is the surface next to the smaller bins. Mr. Lorenzini responded that it is not pavement. It is hard packed crushed stone. Board Member Ainslie stated that they have done their homework well. Board Member Hoffmann asked if this area could be seen from the Plantations to the north. Mr. Lorenzini responded no. It is screened by vegetation. Chairperson Wilcox closed this segment of the meeting at 8:20 p.m. MOTION made by Tracy Mitrano, seconded by Larry Thayer. WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval and a Recommendation to the Zoning Board of Appeals Regarding Special Approval for the proposed renovation and addition to the Cornell Plantations Arboretum Center, Town of Ithaca Tax Parcel No.'s 65 -14.1 and 6 5- 1 -5.2, located at 798 Dryden Road, Residence District R- 30. Said proposal includes interior and exterior upgrades to the former bus garage, repaving of the asphalt drive, construction of storage bins and the addition of a 40 foot by 80 foot pole barn. Cornell Plantations, Owner /Applicant; Hascup Lorenzini Architects, 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 December 7, 1999, has reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant, and a Part 11 prepared by Town Planning staff, plans entitled "Site Plan" sheet SP -1, dated 1113199; "Polebam Plan and Elevations" sheet A -7, dated 1113199; "Polebarn Details" sheet A -8, dated 1113199, prepared PLANNING BOARD PAGE 10 DECEMBER 7, 1999 APPROVED -APPROVED -APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED by Hascup Lorenzini Architects, and `Topographic Survey of a Part of Lands of.• Cornell University Known as the Arboretum Center," prepared by Timothy A. Olmstead, L. S., and an elevation drawing for mulch storage bins, received November 8, 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; JVOIN 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, Conneman, Ainslie, Mitrano, Thayer. NAYS: None. ABSENT.• None. The MOTION was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary= and�6 Final Site Plan Approval and a Recommendation to the Zoning Board -of Appeals regarding Special Approval for the proposed renovation and addition to the Cornell University Arboretum Center, located at 798 Dryden Road (Rt. 366) on Town of Ithaca Tax Parcel No's. 65 =1 -4.1, and 65- 1 -5.2, Residence District R -30. The proposed modifications include interior and exterior upgrades to the former bus garage, repaving of the asphalt drive, construction of storage bins and the addition of a 40 -foot x 80 foot pole barn. Cornell Plantations, Owner/ Applicant; Hascup Lorenzini Architects, Agent. Chairperson Wilcox opened the public hearing at 8:20 p.m., and asked if any member of the public wished to be heard. With no persons present to be heard, Chairperson Wilcox closed the public hearing at 8:21 p.m. Board Member Hoffmann stated that there was a question about the letter from Allen Engineering. It mentioned that the existing water main would have to be moved. Daniel Walker, Director of Engineering, stated that it is not a Town water main. He assumes that it is a water distribution line from the Arboretum. Mr. Lorenzini responded that it is water distribution for the Arboretum. It is used for watering plants. The Arboretum will move the water line. Attorney Barney asked what would be stored in the pole barn. PLANNING BOARD PAGE 11 DECEMBER 7, 1999 APPROVED - APPROVED - APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED Hal Martin, 92 Collins Road, Freeville, stated that he is the Grounds and Facilities Manager at the Plantations. The items that will be stored are materials used throughout the season. They can range from stored Peat Moss, straw, machinery. The materials that will be stored are not different from the materials that are currently stored. Attorney Barney asked if vehicles would be stored in the pole barn. Mr. Martin responded that there would be some vehicles stored in the building. Most of the vehicle storage will be outside. There are a lot of miscellaneous materials that are used. Attorney Barney asked if fertilizers and pesticides are stored in the area. Mr. Martin replied that there are facilities to store pesticides. Minimal fertilizers will be stored on site. They do buy 2 -3 tons of fertilizer annually and use it. They buy and use rather than store large amounts. Any fertilizers of dangerous nature must be kept locked in a caged area at Cornell University. They are held to it strongly. They do not use a lot of straight nitrogen. Chairperson Wilcox asked if there should be a condition in the resolution stating that no pesticides are to be stored on site. Attorney Barney stated that pesticides are heavy regulated by-.other_ agencies of government. The Town might not want:_to,put:another overlay of regulation at thejp.w. .;level; Mr. Walker stated -that Cornell's policy is very strict on pesticides:- .Several years ago there was pesticide storage spread around campus with strong containment restrictions. Employees of Cornell University that do not follow regulations properly lose their job quickly. MOTION made by George Conneman, seconded by James Ainslie. WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval and a Recommendation to the Zoning Board of Appeals Regarding Special Approval for the proposed renovation and addition to the Cornell Plantations Arboretum Center, Town of Ithaca Tax Parcel No.'s 65 -1 -4.1 and 65- 1 -5.2, located at 798 Dryden Road, Residence District R -30. Said proposal includes interior and exterior upgrades to the former bus garage, repaving of the asphalt drive, construction of storage bins and the addition of a 40 foot by 80 foot polebarn. Cornell Plantations, Owner /Applicant; Hascup Lorenzini Architects, 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 December 7, 1999, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant, and a Part ll prepared by Town Planning staff, and PLANNING BOARD PAGE 12 DECEMBER 7, 1999 APPROVED - APPROVED - APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED 3. The Planning Board, at a Public Hearing held on December 7, 1999, has reviewed and accepted as adequate, plans entitled "Site Plan" sheet SP -1, dated 1113199; `Polebarn Plan and Elevations" sheet A -7, dated 1113199; `Polebarn Details" sheet A -8, dated 1113199, prepared by Hascup Lorenzini Architects, and `Topographic Survey of a Part of Lands of.• Cornell University Known as the Arboretum Center," prepared by Timothy A. Olmstead, L. S, and an elevation drawing for mulch storage bins, received November 8, 1999, and other application materials, and 1VOW 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 Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed renovation and addition to the Cornell Plantations Arboretum Center, Town of Ithaca Tax Parcel No.'s 65 -1-4.1 and 65- 1 -5.2, located at 798 Dryden Road, Residence District R -30, including interior and exterior upgrades to the former bus-garage.. repaving of the asphalt drive, construction of storage bins and the addition of a 40400t =by.80 foorpolebarn, subject to the following conditions.:: a. Submission of an original or mylar copy of the final site plan to be retained by the. -Town of Ithaca. b. Granting by the Zoning Board of Appeals of the required Special Approval for the proposed project, prior to the issuance of any building permit. AND BE IT FURTHER RESOLVED: 1. That the Planning Board, in making its recommendation regarding Special Approval to the Zoning Board of Appeals, determines the following: a, there is a need for the proposed use in the proposed location, as demonstrated by the applicant; b, the existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed use; C. the specific proposed use as a result of the proposed project is in accordance with a Comprehensive Plan of development of the Town of Ithaca. PLANNING BOARD PAGE 13 DECEMBER 7, 1999 APPROVED - APPROVED - APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED 1. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be granted. AYES: Wilcox, Hoffmann, Conneman, Ainslie, Mitrano, Thayer. NAYS: None. ABSENT. None, The MOTION was declared to be carried unanimously. AGENDA ITEM: SEAR Determination, Longview Storage Shed, 1 Bella Vista Drive. Chairperson Wilcox opened this segment of the meeting at 8:29 p.m. Chairperson Wilcox asked Mr. Macera if they are related. Mark Macera, 1 Bella Vista Drive, stated that they are third or fourth cousins. Mr. Macera stated that this application asks consideration for installation of a pre- constructed accessory building. The intention is to use it for miscellaneous storage. It will store hoses, shovels, rakes, push mowers and various other lawn supplies and utensils. Chairperson Wilcox stated4hat the picture indicates that the storage .shed will be placed on top of the existing asphalt. Mr. Macera responded that the area set aside for excess parking was paved in early 1999. It will be located on the surface. There will be no excavation of any kind. The Codes Enforcement Officer asked what means would be used to secure the building to the ground. It has not been determined at this time. They will follow the guidelines of the Town. The turnaround asphalt makes for a very accessible means to gain access to the accessory building without having to tear up lawn. It is the furthest away from the building. Board Member Mitrano asked how full is Longview. Mr. Macera stated that they have 18 or 19 unoccupied units of the 161 units. Board Member Mitrano asked if this parking area is needed. Mr. Macera stated that they did pave the area because the extra parking spaces were needed. The accessory building is off the asphalt. It would compete with passenger side doors. It is probable that they will have landscaping along the building to upgrade its character and aesthetic appeal. Chairperson Wilcox closed this segment of the meeting at 8:36 p.m. MOTION made by Tracy Mitrano, seconded by James Ainslie. PLANNING BOARD PAGE 14 DECEMBER 7, 1999 APPROVED -APPROVED - APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED WHEREAS: 1. This action is the Consideration of Preliminary and Final Site Plan Approval and Special Approval for the proposed construction of an accessory storage shed at Longview, an Ithacare Community, located at 1 Bella Vista Drive off of Danby Road (Rt. 96B), on Town of Ithaca Tax Parcel No. 39-1-1.31, Special Land Use District No, 7. The proposed accessory building would be 200 square feet located in an existing paved area in the southeastern corner of the property. Ithacare Center Service Company, Owner /Applicant; Mark A. Macera, 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 Special Approval, and 3. The Planning Board, on December 7, 1999, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I prepared by the applicant, a Part Il prepared by the Town Planning staff, and an application packet that includes, among other information, a revised Site Plan (Exhibit 1), a revised Grading Plan (Exhibit 2), Site Photographs (Exhibit 3), and Building Details (Exhibit 4), all dated as received on November 2, 1999, and 4. The Town Planning staff have recommended' a negative determination significance with respect to the proposed site plan and Special Approval; w NOW, THEREFORE, BE IT RESOLVED: - of environmental, 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, Mitrano, Thayer. NAYS: None, ABSENT: None. The MOTION was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special Approval for the proposed construction of an accessory storage shed at Longview, an Ithacare Community, located at 1 Bella Vista Drive off of Danby Road (Rt. 96B), on Town of Ithaca Tax Parcel No. 39 =1 -1.31, Special Land Use District No. 7. The proposed accessory building would be 200 square feet located in an existing paved area in the southeastern corner of the property. Ithacare Center Service Company, Owner /Applicant; Mark A. Macera, Agent. M PLANNING BOARD PAGE 15 DECEMBER 7, 1999 APPROVED -APPROVED -APPROVED- FEBRUARY 15, 2000 -APPROVED -APPROVED -APPROVED Chairperson Wilcox opened the public hearing at 8:37 p.m., and asked if any members of public wished to be heard. With no persons present to be heard, Chairperson Wilcox closed the public hearing at 8:38 p.m. Board Member Hoffmann stated that she feels it is a good idea to have landscaping around the building. It is not very attractive looking. Chairperson Wilcox stated that a condition could be placed in the resolution stating the Director of Planning must approve the plantings. There is not room behind the building for plantings. Plantings would mainly be needed on the north side. Board Member Hoffmann stated that the plants should be smaller species, which will not grow to be very tall A40TION made by George Conneman, seconded by Larry Thayer, WHEREAS: 1. This action is the Consideration of Preliminary and Final Site -Plan Approval and Special Approval for the proposed construction of an accessory storage. -shed at Longview, an Ithacare Community, located at I.Bella. Vista Drive off of Danby Road Mt.. 9riB); on Town of Ithaca Tax Parcel No. 39- 1- 1.31;+ Special. Land Use District No. 7. Thel, proposed accessory building would be 200 square feet located in an existing paved area in the ,southeastern corner of the property, Ithacare Center Service Company, Owner /A pplicant , Mark A. Macera , 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 and Special Approval, has, on December 7, 1999 made a negative determination of environmental significance, after having reviewed and accepted as adequate the Short Environmental Assessment Form Part 1, prepared by the applicant, and a Part 11 prepared by the Town Planning staff, and 3. The Planning Board, at a Public Hearing on December 7, 1999, has reviewed and accepted as adequate an application packet that includes, among other information, a revised Site Plan (Exhibit 1), a revised Grading Plan (Exhibit 2), Site Photographs (Exhibit 3), and Building Details (Exhibit 4), all dated as received on November 2, 1999, 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 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 PLANNING BOARD PAGE 16 DECEMBER 7, 1999 APPROVED - APPROVED - APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed construction of an accessory storage shed at Longview, an Ithacare Community, located at 1 Bella Vista Drive off of Danby Road (Rt. 96B), as shown on a revised Site Plan (Exhibit 1), a revised Grading Plan (Exhibit 2), Site Photographs (Exhibit 3), and Building Details (Exhibit 4), all dated as received on November 2, 1999, and other information related to the application, subject to the following condition: a. Submission of a revised site plan to show addition of plant materials on the north side of storage shed, subject to review of approval of Director of Planning, prior to issuance of building permit. AND BE IT FURTHER RESOLVED. 1. That the Planning Board hereby finds that a, there is a need for the proposed use in the proposed location, as demonstrated by the applicant; b. the. existing and probable future character:of the neighborhood will not be adversely affected as a result of the proposed addition of an accessory !» = -: storage she'd; <, C. the specific use as a result of the proposed project is.in accordance with a comprehensive plan of development for the Town of Ithaca; and 2. That the Planning Board, pursuant to the provisions of Local Law No. 1 — 1994, hereby grants Special Approval for the proposed storage shed as described above in Section 2 of this resolution. AYES: Wilcox, Hoffmann, Conneman, Ainslie, Mitrano, Thayer. NAYS: None. ABSENT. None. The MOTION was declared to be carried unanimously. AGENDA ITEM: SEQR Determination, Big Al's Hilltop Quickstop Site Plan Modifications, 1103 Danby Road. Chairperson Wilcox opened this segment of the meeting at 8:43 p.m. Michael Herzing, 1103 Danby Road, stated that there are site plan modifications that have to take place. There should not be any environmental impacts as a result. The changes were adjustments. PLANNING BOARD I PAGE 17 DECEMBER 7, 1999 APPROVED -APPROVED -APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED Board Member Hoffmann asked Mr. Herzing to go over the changes item by item. She found it difficult to identify changes from the site plan. Mr. Herzing stated that item 1 is landscaping. Plant spacing was not feasible. The distances given by the landscape architect were not the same as what the grower recommended. He decided to go with what the grower recommended. Some of the plant spacing did change. There were to be leaf trees planted on the s i te, none were planted, The leaf trees were omitted because the create A freezer maintenance problems for the equipment behind the building. The HV C, ee zer com p ressor and cooler compressor take in a large amount of air. With that, they take in everything around them, r opening the store maintenance needed to be done on the HVAC v ix months afte o e leaves. most) ea S , Y P 9 system do to remove the dirt, dust and leaf build -up. The leaf trees were omitted in the location of the icnic tables and the sig n location. It does not make sense to put leaf trees!' around a sign. It P would block visibility for automobiles and block the sign. Mr. Herzing stated that they plan to replace the leaf trees with other types of vegetation. Board Member Mitrano asked what type of plantings Mr. Herzing would be planting. Mr. Herzing responded that by the picnic tables they would plant more evergreens than leaf trees. Board Member Hoffrann asked what types of evergreens. Mr. Herzing replied that1hey would be Norway spruce, white spruce and some douglas furs. They would also plant barberry and junipers. Board Member Mitrano asked where the compressors are located. Mr. Herzing responded that they are located behind the building. Board Member Mitrano asked if there are currently trees behind the building. Mr. Herzing stated that there are evergreens behind the fence. There are woods in the area behind the building. Board Member Mitrano asked what plantings he was proposing to put behind the building. Mr. Herzing stated that he was not proposing to put any plantings behind the building. The original plan did include plantings behind the building. Board Member Mitrano stated that it is an unattractive hedge row. Mr. Herzing stated another change is where the snow is piled. They have found where the best areas are to pile the snow. This altered some of the landscaping beds. The majority of the PLANNING BOARD PAGE 18 DECEMBER 7, 1999 APPROVED -APPROVED - APPROVED - FEBRUARY 15, 2000 -APPROVED - APPROVED - APPROVED snow is piled next to Sam Peter Furniture. The square footage of the new landscape bed is approximately the same size as in the original site plan. Board Member Mitrano stated that Mr. Herzing is concerned about the leaves from the trees. He would like to change the type of tree. Mr. Herzing stated that planting trees in the corner is only adding to the hedge row. It is only woods in that location. Board Member Mitrano stated that the area is not consistent with the rest of the landscaping. Mr. Herzing stated that landscaping bed number 3 is located by the proposed location of the picnic tables. He has added a landscape bed of oriental grasses that he would like to extend 15 to 20 feet. He would like to have evergreens near the picnic tables. Landscaping bed number 4 conforms to the original site plan. The leaf trees are not included in the landscape bed. The soil conditions are very dry in the landscape areas. The landscape would look much Ili better, but one of his employees cut down everything. All plantings were cut down to the ground. The plantings would have been more mature, but six or eight weeks of growth has been lost. Board Member Hoffmann asked what is planted in landscape bed number 41 She does not remember seeing any plantings. Mr. Herzing stated that junipers and burberry were planted. They were taken .down -by a weed eater. Mr. Kanter stated that when he did a site inspection earlier in the year, this was the one area that conformed to the original landscaping plan. Mr. Herzing stated that item number 2 is the fence. The board received a letter from Sam Peter stating that he did request the fence be built eight feet in height. The fence was built so that the top two feet can be removed. The fence was extended 15 to 20 feet beyond what was in the plan at the request of Mr. Peter, Mr. Herzing stated that he does try to accommodate his one adjacent neighbor. Mr. Herzing stated that the location of the dumpster was not feasible. It looked great on paper, but it would not function. The garbage truck was unable to get to the dumpster to do it correctly. It was moved to a location to make it easier for the garbage company. Mr. Herzing explained that the sign location also looked great on paper. The location of the original proposal placed the sign over large sewer and natural gas lines. The signs has approximately 5'x10' footers. It was kept in the location of the Sunoco sign. Mr. Herzing stated that he did confer with Sam Peter about the location of the sign. Attorney Barney asked if Sam Peter was an officer with the Town of Ithaca. PLANNING BOARD PAGE 19 DECEMBER 7, 1999 APPROVED -APPROVED -APPROVED - FEBRUARY 15,2000 - APPROVED -APPROVED - APPROVED Mr. Herzing stated that he wanted to accommodate his neighbor. Attorney Barney stated that Sam Peter does not govern the Town of Ithaca. This board and the agencies of the Town are the ones that should have been consulted during the course of construction. Mr. Herzing stated that he does not recall consulting the Town. Mr. Kanter stated that these items were discovered when they were doing their site inspections. Mr. Herzing stated that it was not his plan to try and hide it from the Town. Time is money. They were doing everything they could to do it the right way and do it as quickly as possible. Decisions were made on site with the contractors. Mr. Herzing stated that it was better to move the picnic tables because of the terrain. The picnic tables would not have been on a level seating area. Board Member Hoffmann stated that she is confused as to where the location of the picnic table would be..,.. ,. . . Mr. Herzing stated that the picnic tables are in-:that location. (pointing to a map). The:,;.. evergreens are going to be planted to the southwest corner.;of.the picnic tables. Board Member Hoffmann stated that the plans are not good enough. They are too confusing. Mr. Herzing stated that Mr. Frost recommended that the parking spaces for the handicapped be moved to the west side of the building. Attorney Barney asked where the spaces were designated originally. Mr. Herzing stated that they were located on the east side of the parking °lot. Elevation was lost when the building was built. They lost between 1 and 1.5 feet in elevation due to bedrock. With that, it created a slope. Item 7 is the location of the tank pad. It was difficult for the gas tanker to pull into the tank pad. The driver was unable to pull in on the east side of the pad. A gravel area' was added for the gas tanker to be able to pull into the gas pad. Chairperson Wilcox asked what are the tanker movements. Mr. Herzing stated that they are as they were before. Attorney Barney asked if the gas tanker was on 96131 1. PLANNING BOARD PAGE 20 DECEMBER 7, 1999 APPROVED -APPROVED -APPROVED -FEBRUARY 15, 2000 -APPROVED -APPROVED -APPROVED Mr. Herzing stated that part of it is on his property. From the tank pad to the road, it is all pavement. The truck is partly on the shoulder of the road. Attorney Barney asked if the truck is coming in from Route 96B, why is the gravel area needed. Mr. Herzing stated that the telephone pole is in the way of the truck turning. Instead of backing up on the curb, he drives straight and turns around to leave. Board Member Hoffmann stated that on the revised site plan is shows the existing fuel storage tank. The gravel area is north of this. The gravel area was not on the original site plan. Mr. Kanter stated that the gravel area covers part of the area that is supposed to be used as the retention area. Board Member Hoffmann asked if there was a swale in this location. Mr. Herzing stated that there is drainage that goes around the pad to the retention area. Board Member Ainslie asked if distances were measured for the trucks. Mr. Herzing stated that -they originally thought that it would work. ; Elevation- was lost and it caused a much steeper incline. Mr. Walker stated that the vertical elevation was changed significantly and it caused a lot of site problems. This was due to the bedrock. For cost saving, the site plan was changed significantly in the vertical direction which messed up the other items on the site. The building inspector approved the foundations, which the Town had problems with at times. Elevation changes can change things significantly. The gravel area seems to be encroaching on the sediment detention basin. The volume of the retention area looks smaller than it was supposed to be. The area may have to be rem excavated, Mr. Herzing stated that he thought that Mr. Walker had signed off on the drainage. Mr. Walker stated that he did, but he has not seen the as built plans. The Building Inspector takes care of it. There was discussion in the site plan approval that the basin would serve as an emergency catch area if there was a gasoline spill. The tanker was located above it so that if it did spill, it would go into that basin first. If the tanker is parked below it, it does not work. Mr. Herzing stated that he does not recall the tanker being discussed. He does recall having an area for a major spill. Attorney Barney asked if there is a risk having a tanker parked halfway on the road. PLANNING BOARD PAGE 21 DECEMBER 7, 1999 APPROVED -APPROVED -APPROVED - FEBRUARY 15, 2000 -APPROVED -APPROVED - APPROVED Mr. Herzing stated that the tanker is not on the road. It is a huge shoulder. He owns part of the pavement. Board Member Mitrano stated that there is high speed traffic passing the store. People are not slowing down. There is an active intersection. People are likely to take the shoulder to go around turning cars. Board Member Mitrano asked if anyone has discussed this with the Highway Department, Mr. Walker stated that he talked with the Highway Superintendent. He is concerned about some of the drainage structures. The one inlet appears to be 2 or 3 inches above the surface. The water can get in, but that is because the water is going in through pipes underground. This was a modification that was acceptable. The Highway Superintendent felt that it was fine. Board Member Mitrano asked if the Highway Superintendent was surprised at the fact that the tanker sits on the shoulder of the road. Mr. Walker stated that he was concerned about that also. The Town is in negotiations with New York State Department of Transportation because no one knows who owns the road. The Town acknowledges ownership of the road, but the Town also acknowledges that the State has made it part of their required truck stop brake check area. > The State is going to be rebuilding a portion of that road up 'to the turnaround. The gravel pad may:,be in,.conflict fort what they want to do with ;t_heJurns. The utility pole is probably in conflict. About fifty „percent of the trucks obey the law and pull, in.; Board Member Hoffmann stated that one of the reasons the board approved enlarging the gas station was that in the process it would also be made safer in various ways. The board went into great detail to make sure that it would be safer. In this catch basin in the northwest corner, there was a special catch basin that would be able to catch gas or oil. It would be separated out before the water went into the creek. As part of the plan, the truck was not going to be on the road as it had been before. It was going to be in the parking lot. That was one of the ways to make it safer. For the plan to be changed without coming back to the Town, is incredible. These things were done to make it a safer operation. Mr. Herzing stated that he thought that they did make it a safer operation, maybe not exact to plan. Compared to the old gas station, it is a much safer situation. Mr. Herzing stated that he would never do anything intentionally wrong in that regard. Board Member Hoffmann stated that most people sitting around the table do not feel that it is a safe situation to have the tanker truck on the road. Mr. Herzing stated that the truck is not on the road. They have to be able to put the gas in the tank. He was surprised that they were not able to make it work. Chairperson Wilcox asked if the truck was parked off Mr. Herzing's property. PLANNING BOARD PAGE 22 1 DECEMBER 7, 1999 APPROVED - APPROVED - APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED Mr. Herzing responded that part of the truck is parked off the property. It is parked off the property less by having the gravel for the truck to pull onto. Originally the gravel was not there. The truck was trying to stay off the grass and had to drive over the curb. It was a physical impossibility to make the turn with the curb cut and to not have the gravel area. Board Member Mitrano asked if there was an alternative. Mr. Walker stated that it is a steep driveway. The relocated sign is in the way also. The State does have gas stations close to the road where there are trucks unloading on a:State right -of -way. The gravel gives them an option to get off the road. The tanker is less exposed than if the gravel was not there. Attorney Barney stated that the gravel is shown as a driveway to the concrete pad off East King Road. The truck drives in from 96B. Mr. Walker stated that the gravel area is twice as wide as it appears. Its is graveled to the pavement. There were vehicles parked in this area earlier. Are they employees? ii Mr. Herzing stated that sometimes it is his employees. People park their cars in order to catch the bus. The cars are-.not on the gravel. There is a broken down.car presently parked there. Mr. Walker asked if-they� are parking on Mr. Herzing's properaty..., ... Mr. Herzing responded yes. l Mr. Walker stated that if it is on the State highway than the Troopers can ticket them to be towed. If it is on the Town highway, then the Highway Department can have them towed. If 11 someone parks in this area and there is an accident with the tanker, Mr. Herzing will be sued. Board Member Thayer stated that it seems that all of these problems occurred because of bedrock. The bedrock caused for the elevation to be higher. Chairperson Wilcox stated that under the zoning at the time, 3 feet in any direction was allowed. Mr. Walker stated that a 3 foot elevation change is a significant change compared to a horizontal movement. Board Member Thayer stated that the bedrock could have been blasted to eliminate the problems. Mr. Walker stated that there is hard rock on the hill. The Town has water and sewer lines in it. There has been 3 water main breaks because it is on the bedrock in a few places. It can be broken with a jack hammer or a ramhoe. It can be moved, but it is expensive. PLANNING BOARD PAGE 23 DECEMBER 7, 1999 APPROVED -APPROVED -APPROVED - FEBRUARY 15, 2000 -APPROVED -APPROVED - APPROVED Board Member Conneman stated that people know that there is bedrock. Board Member Thayer stated that the elevation was critical and it changed ai lot of things. Board Member Conneman stated that there are soil maps that show the bedrock. Attorney Barney stated that there is a Townwide sewer benefit area because of it. Mr. Walker stated that there were a lot of suggestions by the contractor alto change certain details regarding the sewer. The Town tried to hold to the plan. The site plan is different. It is a very steep driveway. The parking spaces for the handicapped did not fit where they were located in the original site plan. The gravel pad could be graded and pulled back. It would replicate what was originally trying to be done. If it is defined better, then it might keep the cars out of it. The truck can get far enough off the paved highway. Board Member Mitrano stated that the parking for the handicapped is farther away from the doors. Mr. Herzing stated that the Building Inspector felt that the slope was too steep. There is no slope in the other location. F Mr. Walker stated that it is not:as =close: to the door,, but there is a more .level .approach to -the building: l Board Member Mitrano stated it is hard to tell where things are located with he site plan. Board Member Hoffmann asked if there is a way for a handicapped person to get onto the sidewalk. Mr. Herzing stated that there is a swale on the sidewalk. There are less regular customers parking in the parking spaces reserved for the handicapped because of their new location. People want to pullup in front of the door. Board Member Mitrano stated that she read Mr. Kanter's memo from July concerning the lighting. Has that been looked into? Mr. Kanter stated that the memo was written after the fixtures were added to the lights. The fixtures were an improvement. Board Member Mitrano stated that gaps in the light fixtures were mentioned. Mr. Kanter stated that he did not check into it further. They are not significant gaps. PLANNING BOARD PAGE 24 DECEMBER 7, 1999 APPROVED -APPROVED -APPROVED- FEBRUARY 15, 2000 -APPROVED -APPROVED -APPROVED Mr. Herzing stated that it is a cone fixture. It is smaller at the top and gets bigger at the bottom. It is together, but at the very bottom, there is an opening so that it will fit together. Depending on the angle it may be seen. Board Member Ainslie stated that neighbors can see the lights at night. It needs to be changed. Board Member Hoffmann stated that the lights may have been made dimmer, but they are still too bright. Chairperson Wilcox stated that the elevation is part of the problem. The other is that the lights are not recessed. On October 21, 1997, Mr. Herzing stated, "he chose recessed lighting to keep the light direct. It is much more expensive to do that. He wants to keep the lights directly on the business. He does not want the light to protrude outward where it should not be ". On January 14, 1998 to the Zoning Board of Appeals he stated, "the lighting on the canopy is recessed which keeps the light more downward. The Planning Board spent a lot of time on the lighting issues ". This caused the "Big AI's Rule". All small changes to site plans come before the board! Mr. Herzing stated that originally he was going ao take the recessed lighting off the existing canopy and get fixtures that matched it. In the interim .someone wanted to purchase the entire,: .. canopy including the lighting and the fire system. The canopy was sold with the lighting. As a..cost effective measure. recessed* lighting was not put up Board Member Hoffmann stated that Mr. Herzing would have to take the consequences. Chairperson Wilcox stated that no determination has been made whether what Mr. Herzing did violated the zoning. Attorney Barney stated that there were a lot of representations and a lot Ilof things shown on the site plan. Then a lot of things were constructed that are quite a bit different after a lot of discussion. It is not the way that it is done. There are a series of items that have been done. There may be very good reasons that things were changed, but they cannot just be done and then come in and expect the board to bless them. ii Mr. Herzing asked if you stop in the middle of a project. Attorney Barney stated that if you are in that type of situation, then you need to stop. Approval ir was given to build in accordance with a plan. You are no longer building in accordance with the plan. The Town could be nasty and revoke the Certificate of Occupancy until it is built in accordance with the plan that is approved. Mr. Herzing stated that he tries to do things honestly and fairly. He stated that he did not do this intentionally. He did not try to put it over on the board. It was his inexperi,lence in construction that brought this on. PLANNING BOARD PAGE 25 ;I DECEMBER 7, 1999 APPROVED -APPROVED -APPROVED -FEBRUARY 15, 2000 -APPROVED -APPROVED -APPROVED Board Member Ainslie stated that part of it was cost effective. Mr. Herzing could have replaced what was sold and put up recessed lighting. Chairperson Wilcox asked what is this board's pleasure. Board Member Hoffmann stated that she does not feel like going forward with this at this point. Board Member Ainslie stated that the building was allowed to go without being where it should have been. Everything has gone astray. Attorney Barney stated that it might have been approved by the Building Inspector. Board Member Hoffmann stated that they do need clarification of the plans. The plans are very confusing. The Board needs to look at this and discuss what can be done to rectify it. She stated that she would not hesitate to ask for the lights to be replaced entirely with recessed lights. There are certain other things that they cannot ask to be done. A lot of the landscaping has gone astray from the original site plan. It was presented as a maintenance problem because of leaves. That is not a valid reason. Then the board would not ask anyone to plant trees with leaves because they would have to rake up the leaves in some way. People take care of,those things. Chairperson Wilcox stated that the board needs to have a good, �reason: why this should not go forward. Board Member Hoffmann stated that the board needs more information. 1, hese plans are not sufficient. The Board needs to think about what types of requests they could make of Mr. Herzing to modify things so that they conform to the site plan and the reasons. A gas station has many risks associated with it. The old gas station had many problems. This was an expansion of 'it. The board permitted it because in the process of doing it, it would be safer. Board Member Conneman stated that the environmental standards set were not met. Attorney Barney stated that the board does not have to determine SEQR until the board feels that they have a complete application. The sense of the board is that the application is not complete. Chairperson Wilcox stated that the board could require Mr. Herzing to provide information on what the board is looking for. Board Member Thayer asked if Town staff is satisfied with the changes. Chairperson Wilcox stated that the issue is whether the board is happy with it. The board can ask their opinion. Mr. Kanter stated that he is hearing that the board may not be happy with certain parts of it. PLANNING BOARD PAGE 26 DECEMBER 7, 1999 APPROVED - APPROVED - APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED Attorney Barney stated that there may have been some discussion about the foundation having to come up on the building. There have been many modifications to the site plan. Anew site plan should be done by a professional with the appropriate calculations for the Ij detention and the changes that were made. There is a massive number of changes. There needs to be a professional saying if the changes will work or not. Chairperson Wilcox stated that the longer the board puts this off, the longer, the store operates as it does. Board Member Mitrano stated that this is important because of the inadequacies of the procedure. Mr. Herzing's property has taken the lead in what will be considerable development. If the board is not clear now, it will have a lot of problems down the road. Chairperson Wilcox asked if the board could set a reasonable timeline on when Mr. Herzing is to come back before the board. Attorney Barney stated that it will be about a month before an engineering firm can put something together. The board might want to suggest seeing an application within 5 or 6 weeks. Mr. Kanter stated that if the board does have certain parts of the plan that they request be. changed. then the requests should be made: Attorney Barney stated that if he were on the board, he would not know the answer to' what he would find acceptable until a professional gives an opinion on the changes. Some -of these things need to be looked at before a decision can be made. He does not know if this board looking at sketch plans can tell if things would work. There are many changes. Board Member Ainslie stated that there needs to be lighting up comparableli to what was sold. Board Member Hoffmann stated that she would like to see landscaping much more similar to what was originally agreed upon. Chairperson Wilcox stated that if Mr. Herzing comes before the board with information from a licensed professional that states deciduous trees in the area next to the compressor are a problem this might be acceptable. Attorney Barney stated that there are problems now without the trees. Mr. Herzing stated that the trees would make it worse. Chairperson Wilcox stated that they need a motion. PLANNING BOARD PAGE 27 DECEMBER 7, 1999 APPROVED -APPROVED -APPROVED -FEBRUARY 15, 2000 -APPROVED -APPROVED -APPROVED Attorney Barney stated that the board needs a motion that at this juncture the board does not find the application to be satisfactorily complete to render a SEQR decision and adjourn the matter for up to six weeks. Chairperson Wilcox stated that within the six weeks, Mr. Herzing needs plans to the Town. to submit revised Mr. Herzing stated that six weeks may be difficult with the engineer's schedule. Chairperson Wilcox stated that if it is a problem, have the engineers call th Town. Mr. Herzing stated that he has to apologize. He did none of this to create a problem. Mr. Herzing stated that he feels terrible. He has created a nightmare for him and the Town. He would never do anything intentional to put one over the Town. ry Board Member Hoffmann stated that things can only get better. Chairperson Wilcox closed this segment of the meeting at 9:55 p.m. MOTION made by,George Conneman, seconded by Larry Thayer..: f ril complete o render a SE R.: RESOLVED, that �thrs board finds the application not to be-satis acto y,� t Q , decision and adjourns the matter for up to six weeks. A vote on the MOTION resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Ainslie, Mitrano, Thayer. NAYS: NONE. The MOTION was declared to be carried unanimously. AGENDA ITEM: PERSONS TO BE HEARD. Chairperson Wilcox opened this segment of the meeting at 9:56 p.m. John Yntema, 993 Danby Road, stated that he has 199 red pines on his property. This summer, 97 of them died. He was glad to hear that the swale on the west sidewalk is intentional. Mr. Yntema stated that he is a frequent customer and Mr. Herzing plows his driveway. It was mentioned that the east and south fence were put up for Sam Peter, Sam Peters is on the north. What purpose does it serve? Mr. Walker stated that his house is on the south property abutting the Big AI's property. PLANNING BOARD PAGE 28 DECEMBER 7, 1999 APPROVED -APPROVED -APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED Mr. Yntema stated that the entry from 96B into the gas station going south is awkward, difficult, and not clear. There are markers on both sides of the driveway. The yellow lines on Danby do not show where to turn. It is not very safe. The light issue has come up at; the Conservation Board meetings. The lights do seem to be dimmer. There was a picture of a BP canopy and the lights were flush. There is a temporary building that Ithaca College put up north of the main entrance. Grasses were to be planted to make it more attractive. The grasses have been cut down and they do not serve a purpose. Mr. Kanter stated that the building has been removed. The area is being converted back to a shot -put field. Board Member Hoffmann stated that the grasses were suggested because the building was temporary. Any other plants or trees would not grow fast enough. These grasses grow tall enough in the summer to provide protection. They fade away in the winter. Mr. Yntema stated that Ithaca College previously came in for expanding parking lots so that students would not have to use the AXIOM parking lot. The AXIOM parking lot is still being used. ;I The lights in the ITHACARE parking lot are really neat. They shiner.; :dow ii and do not shine -out. The poles that the lights are mounted. on are aluminum. The light shines off, the;poles. 4 Chairperson Wilcox closed this segment of the meeting at 10:06 p.m. AGENDA ITEM: OTHER BUSINESS. Chairperson Wilcox stated that there are four sets of minutes for the board to review for approval. The Town Board will appoint a new Planning Board member at the December 13tH meeting. The Town of Ithaca end of year party is December 30th at IDES Bowling 'at 1:00 p.m. Mr. Kanter stated that the board will be scheduling meeting dates for 2000 at the December 21 st meeting. A recommendation to the Town Board will need to be made for the chair. Board Member Ainslie asked what has happened with Cornell University Mr. Kanter stated that Cornell University will be on the Town Board agenda'! for December 13tH There will be representatives at the meeting to possibly present additional information that the Town Board has not seen yet. It might be earlier alternate layouts that dealt with the Moore House. Cornell University's hope is that the Town Board would do something at the meeting. Board Member Mitrano asked what action is to be taken by the Town Board. r 4 11 PLANNING BOARD PAGE 29 DECEMBER 7, 1999 APPROVED - APPROVED - APPROVED - FEBRUARY 15, 2000 - APPROVED - APPROVED - APPROVED Mr. Kanter stated that Cornell University would like the Town Board to rezone the property and then refer it to the Planning Board. It is at a dead -lock. Chairperson Wilcox stated that the issue is that the Town Board informally split as to whether to rezone the property or to possibly require Cornell University to show plans or some good faith in terms of keeping the house on site. The Town Board is having issues and until theY can decide what to do about rezoning, the Planning Board cannot make a final determination. Board Member Mitrano asked if it is the same zoning issue the Planning Board addressed. Chairperson Wilcox stated that the Planning Board made a recommendation as to how it should be rezoned. Attorney Barney stated that the Town Board is considering rezoning to R-30. It then carries with it a permitted use as a school use, but only upon special approval and site plan approval. This board would review the site plan and the Zoning Board of Appeals would grant the special approval. Several people on the Town Board are concerned about the Moore House. If Cornell University were to come up with a way to preserve the Moore House on site, the Town Board might find it a little easier to rezone. Board .Member Ainslie stated that every time he- •goes; -by the Moore House, more paint has: come off, the eaves •troughs are falling apart. Board Member Conneman stated that Cornell University has let the building get in .that condition. It would look better if Cornell University took care of it. AGENDA ITEM: ADJOURNMENT: Upon MOTION, Chairperson Wilcox declared the December 7, 1999 Mleeting of Town of Ithaca Planning Board duly adjourned at 10:11 p.m. Prepared by: Carrie L. Coates, Keyboard Specialist/Minutes Recorder Mary Bryant, Administrative Secretary for the Town of Ithaca Planning Board. s TOWN OF ITHACA PLANNING BOARD 126 East Seneca Street Ithaca,New York 14850 Tuesday,December 7, 1999 AGENDA 7:30 P.M. Persons to be heard(no more than five minutes). 7:35 P.M. SEQR Determination,Coddington Road Community Center Site Plan Modification,920 Coddington Road. 7:40 P.M. PUBLIC HEARING:Consideration of Preliminary and Final Site Plan Approval and a Recommendation to the Zoning Board of Appeals regarding Special Approval for a proposed addition to the Coddington Road Community Center,to consist of approximately 1,400 square feet of new floor area,two new parking spaces,a car turnaround and walkway,located at 920 Coddington Road,Town of Ithaca Tax Parcel No.47- 1-11.3,Residence District R-30. Coddington Road Community Center,Owner/Applicant;Claudia Brenner,Architect,Agent. 8:00 P.M. SEQR Determination,Cornell Plantations Arboretum Center,798 Dryden Road(Rt.366). 8:05 P.M. PUBLIC HEARING:Consideration of Preliminary and Final Site Plan Approval and a Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed renovation and addition to the Cornell University Arboretum Center,located at 798 Dryden Road(Rt.366)on Town of Ithaca Tax Parcel No's. 65-1-4.1 and 65-1-5.2,Residence District R-30. The proposed modifications include interior and exterior upgrades to the former bus garage,repaving of the asphalt drive,construction of storage bins and the addition of a 40 foot X 80 foot pole barn. Cornell Plantations,Owner/Applicant;Hascup Lorenzini Architects,Agent. 8:25 P.M. SEQR Determination,Longview Storage Shed, 1 Bella Vista Drive. 8:30 P.M. PUBLIC HEARING:Consideration of Preliminary and Final Site Plan Approval and Special Approval for the proposed construction of an accessory storage shed at Longview,an Ithacare Community,located at 1 Bella Vista Drive off of Danby Road(Rt.96B),on Town of Ithaca Tax Parcel No. 39-1-1.31,Special Land Use District No.7. The proposed accessory building would be 200 square feet located in an existing paved area in the southeastern corner of the property. Ithacare Center Service Company,Owner/Applicant; Mark A.Macera,Agent. 8:50 P.M. SEQR Determination,Big Al's Hilltop Quikstop Site Plan Modifications, 1103 Danby Road. 8:55 P.M. PUBLIC HEARING:Consideration of Preliminary and Final Site Plan Approval for the proposed modifications to the previously approved site plan for Big Al's Hilltop Quikstop,located at 1103 Danby Road(Rt.96B),on Town of Ithaca Tax Parcel No's.43-24 and 43-2-2,Business"C"District. Proposed modifications include changes to the landscape plan,relocation of the freestanding sign,relocation of the' dumpster,relocation of the picnic tables and handicap parking spaces,a new gravel pull-off,and the extension of the fence along the south property line. Michael Herzing,Owner/Applicant. 10. Persons to be heard(continued from beginning of meeting if necessary). 11. Approval of Minutes: (None available at time of mailout). 12. Other Business. 13. Adjournment. Jonathan Kanter,AICP Director of Planning L 273-1747 NOTE:IF ANY MEMBER OF,THE�PLANNING--BOARD IStXNABLE TO ATTEND,PLEASE-NOTIFY MARY$RYAN'l'AT 273-1747. -- -- (A quorum of four.(4)=members�is:necessaryto conductYPlanning,Board business.) J TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday,December 7, 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, December 7, 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 and a Recommendation to the Zoning Board of Appeals regarding Special Approval for a proposed addition to the Coddington Road Community Center, to consist of approximately 1,400 square feet of new floor area, two new parking spaces, a car turnaround and walkway, located at 920 Coddington Road, Town of Ithaca Tax Parcel No. 47-1-11.3, Residence District R-30. Coddington Road Community Center, Owner/Applicant; Claudia Brenner, Architect, Agent. 8:05 P.M. Consideration of Preliminary and Final Site Plan Approval and a Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed renovation and addition to the Cornell University Arboretum Center, located at 798 Dryden Road (Rt. 366) on Town of Ithaca Tax Parcel No's. 65-1-4.1 and 65-1-5.2, Residence District R-30. The proposed modifications include interior and exterior upgrades to the former bus garage, repaving of the asphalt drive, construction of storage bins and the addition of a 40 foot X 80 foot pole barn. Cornell Plantations, Owner/Applicant; Hascup Lorenzini Architects, Agent. 8:30 P.M. Consideration of Preliminary and Final Site Plan Approval and Special Approval for the proposed construction of an accessory storage shed at Longview, an Ithacare Community, located at 1 Bella Vista Drive off of Danby Road (Rt. 96B), on Town of Ithaca Tax Parcel No. 39-1-1.31, Special Land Use District No. 7. The proposed accessory building would be 200 square feet located in an existing paved area in the southeastern corner of the property. Ithacare Center Service Company, Owner/Applicant; Mark A. Macera, Agent. 8:55 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed modifications to the previously approved site plan for Big Al's Hilltop Quikstop, located at 1103 Danby Road (Rt. 96B), on Town of Ithaca Tax Parcel No's. 43-2-1 and 43-2-2, Business "C" District. Proposed modifications include changes to the landscape plan, relocation of the freestanding sign, relocation of the dumpster, relocation of the picnic tables and handicap parking spaces, a new gravel pull-off, and the extension of the fence along the south property line. Michael Herzing, Owner/Applicant. Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearings. Jonathan Kanter, AICP Director of Planning 273-1747 Dated:Monday,November 29, 1999 "--Publish:Wednesday,December 1, 1999 _;- The Ithaca Journal Wednesday, December 1, 1999 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, December 7, 1'999 BY direction of the Chairperson of the Planning Board, NOTICE 15 HEREBY GIVEN that Public Hearings accessory storage shed at will be held b the Plonninvq Longview, an Ithacore Board of the Town of Ithaca Community, !o ored at 1 on Tuesday, December 7 Bella Vista Drive off of Danby 1999, at 126 East Seneca Road (Rt. 96B) on Town �f Street, Ithaca, NY, of the fol Ithaca Tax Parcel N­ lowingtimes and on the fol- 39-11.31, Special Land Use lowing matters: District No.7. The proposed 7:40 Pm. accessory building would be Consideration of Preliminary 200 square feet located in an and Final Site Plan Approval existing paved area in the and a Recommendation to southeastern corner of the the Zoning Board of Appeals property,Ithacare Center Ser- regarding Special AffProva! vEce Company, Owner/ For a ppropposed aciditrcr to Applicant; Mark A. Mocera, the Coddinglon Road Agent. Community Center, to consist 8:55 P.M. of approximafely 1400 Consideration of Preliminary Square feet of new floor area, and Final Site Plan Approval two new parking spaces, a for the proposed modifica- car turnaround and walkway, tiers to the previaus6y op. located of 920 Coddington proved site plan for Big AI's Road,Town of Ithoco Tax Par Iiilllap Quiksfop, located at cel No. 47-1-1 1,3, Resi- 1103 Don by Road(Rt.968J, dente District R-30. Coddin on Town of Lift Tax Parcel (aton Road Community No's. 43-2-1 and 43-2-2, Center, Owner/Applicont; Business "C" Distr ct. Pro- Claudia Brenner, Architect, posed modifications include k ent. changes to the landscope 8:05 P.M. plan, relocation of rise free and Fined Site Plan Consideration of Preliminary standing sign, relocation of an Approval the dumpster, refocaVon of and a Recommendation to the picnic tables and the Zoning Board of Appeals handicap parking spaces, in regarding Special Approval new gravel pull-off and the for the proposed renovation extension OF the fence olang and addition to the Cornell the south property line. M- University Arboretum Censer, chael Heraing, Owner/ located at 798 Dryden Road Appl,cant. IRt. 366) on Town of phaco Said Planning Board will at TTax Parcel No's- 65.1-4.1 said times and said place and 65-1-5,2, Residence Dis- hear all persons in support of trict R-30. The proposed such matters or objections modifications include interior thereto. Persons may appear and exterior upgrades to the by agent or in erson former bus garage, repaving Individuals with visual impair of the aspholY drive, ments, hearing impairments construction of storage bins or otherspecial needs, will and the addition of a be provided with assistance 40'x80'pole born. Cornell as necessary, upon request_ Plantations, Owner/ Persons desiring assistance Applicant, Hascup Larenzini must make such request not Architects, Agent. less than 48 hoursprior to the 8:30 P.M. time of the ppublic hearings. Consideration of Preliminary Jonorhan Kanter, AICD and Final Site Plan Alp ravel Director of Planning and Special Approve!Il the 273-1747 Proposed construction of on December 1, 1999 TOWN OF ITHACA PLANNING BOARD ATTENDANCE SHEET DATE: DECEMBER 7, 1999 PLEASE PRINTYOUR NAME PLEASE PRINT ADDRESS/AFFILIATION (Please PRINT to ensure accuracy in official minutes) e r 14 1z 7 U . sp 0V h S S 6 y � f ,50k /A,,t7FMAcrx c ( 1 �� N TOWN OF ITHACA OR 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, December 7, 1999 commencing at 7:30 P.M., as per attached. Location of Sign Board used for Posting: Bulletin Board, Front&Entrance of Town Hall. Date of Posting : November 29, 1999 Date of Publication: December 1, 1999 Sandra Polce, Senior Typist Town of Ithaca. STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 1 st day of December 1999. J' jNo't6r-Tublic DEBORAH KELLEY - NOtWy,-Pubilc„State of New Ybtk Nb.:D1 KE6025073 Guaitfied.in Schuyler Couritf/ Cornmi6616&Expires May 17,2�o