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HomeMy WebLinkAboutPB Minutes 2000-08-22Town of Ithaca Planning Board Tuesday, August 22, 2000 The Town of Ithaca Planning Board met in regular session on Tuesday, August 22, 2000, in Town Hall, 215 North Tioga, Ithaca, New York, at 7:30 p.m. PRESENT: Fred Wilcox, Chairperson; George Conneman, Board Member; Tracy Mitrano, Board Member (7:44 p.m.); Larry Thayer, Board Member; Rod Howe, Board Member; Jon Kanter, Director of Planning; John Barney, Attorney for the Town; Susan Ritter, Environmental Planner; Mike Smith, Planner. EXCUSED: Eva Hoffmann, Board Member. ALSO PRESENT: Sue Poelvoorde, NYS Parks; Shirley Egan, Cornell University; John Gutenberger, Cornell University; Kathy Wolf, Trowbridge & Wolf; Donald Rakow, Director of Cornell University Plantations. Chairperson Wilcox declared the meeting duly opened at 7:35 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 August 14, 2000, and August 16, 2000, 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 August 16, 2000. (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. PERSONS TO BE HEARD, Chairperson Wilcox opened PERSONS TO BE HEARD at 7:35 p.m., and asked if any member of the public wished to be heard. With no persons present, Chairperson Wilcox closed PERSONS TO BE HEARD at 7:36 p.m. AGENDA ITEM: SEAR Determination, Cortright Subdivision (for Black Diamond Trail), 653 Elmira Road. Chairperson Wilcox opened this segment of the meeting at 7:36 p.m. Sue Poelvoorde, NYS Parks, stated she is before the board requesting subdivision approval of the future Black Diamond Trail. They are in the land acquisition phase of the project. This property is associated with the portion of the trail located between Robert H. Treman State Park and Buttermilk Falls State Park. The trail is proposed to go down the Cayuga Inlet Stream Valley. They will be staying away from the steam, but also taking advantage of the beautiful setting. PLANNING BOARD PAGE 2 AUGUST 22, 2000 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Ms. Poelvoorde stated the trail would have a low impact on the environment. They have hired an engineering firm to design the trail. They are sensitive to the area. Two site visits have been conducted with Bob Wesley. Mr. Wesley has flagged an area for a trail where they did not have an existing trail. The property owners have a roadway through the area. It will be sufficient for trail quarters. They will not be cutting a new area. Some properties do not have that existing situation. They have worked with Mr. Wesley to determine the best location for the trail. The trail will be designed with the engineering firm. Chairperson Wilcox stated it is unlikely that there will be housing developments on this property. Ms. Poelvoorde stated this property was identified in the Town's Open Space, Parks, and Recreation Plan for conservation zoning. It is in keeping with the Town's goals. It does abut with the Finger Lakes Land Trust Sweedler Preserve Lake Brook area. There will be an extensive greenway created between the State Parks, Land Trust property, and the trail corridor. Chairperson Wilcox closed this segment of the meeting at 7:40 p.m. RESOLUTION NO. 2000 -69 - SEQR Preliminary and Final Subdivision Approval, Subdivision of Tax Parcel No. 35 -1 -18, Elmira Road. MOTION made by George Conneman, seconded by Larry Thayer. WHEREAS: 1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of a 47.758 acre parcel on Elmira Road into two lots on Town of Ithaca Tax Parcel No. 35 -1 -18, Business District "C" and R -30 Residential District. The 47.758 acre parcel is proposed to be divided into a 45.141 acre lot and a 2.617 acre lot. Sally A. Cortright, Owner; NYS Office of Parks - Finger Lakes Region, Applicant; Sue A. Poelvoorde, 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 Subdivision Approval, and 3. The Planning Board, on August 22, 2000, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part ll prepared by the Town Planning staff, a survey map entitled "Proposed Subdivision Map Showing Lands of Hazel S. Cortright, Town of Ithaca, Tompkins County, New York" dated 12130199, and prepared by T. G. Miller PC, Engineers and Surveyors, and other application materials. NOW, THEREFORE, BE IT RESOLVED: PLANNING BOARD PAGE 3 AUGUST 22, 2000 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, neither a Long Environmental Assessment Form, nor an Environmental Impact Statement will be required. A vote on the motion resulted as follows: AYES: Wilcox, Conneman, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. AGENDA ITEM: APPROVAL OF MINUTES —JULY 18, 2000. RESOLUTION NO. 2000 -70 - Approval of Minutes — JuIV 18, 2000. MOTION by Fred Wilcox, seconded by Larry Thayer. RESOLVED, that the Planning Board does hereby approve and adopt the July 18, 2000 as the official minutes of the Town of Ithaca Planning Board for the said meeting as presented. THERE being no further discussion, the Chair called for a vote. AYES: Wilcox, Conneman, Thayer, Howe. NA YS: NONE. The MOTION was declared to be carried. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 35 -1 -18, consisting of 47.758 ± acres, into two parcels, resulting in a 45.141 ± acre parcel and a 2.617 ± acre parcel. The purpose of the subdivision proposal, submitted by the New York State Office of Parks — Finger Lakes Region, is to provide land for the future Black Diamond Trail. The larger parcel consisting of 45.141 ± acres is primarily undeveloped stream bottomland (Cayuga Inlet) and will be held by the New York State Parks for the recreational trail project, the smaller parcel will be retained by the current owners and continue to be used as a residence. The project site is located at 653 Elmira Road, R -30 Residential and Business "C" Zone. Sally A. Cortright, Owner; NYS Office of Parks — Finger Lakes Region, Applicant; Sue Poelvoorde, Agent. Board Member Thayer asked if the trail follows the path of the old Black Diamond Railroad. Ms. Poelvoorde stated that from Ithaca to Trumansburg the trail follows the old Black Diamond Railroad. PLANNING BOARD PAGE 4 AUGUST 22, 2000 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Board Member Thayer asked if there is a right -of -way. Ms. Poelvoorde stated that they have the majority of the right -of -way under their ownership. Board Member Thayer asked if it would be an asphalt or gravel path. Ms. Poelvoorde stated they are looking into the compacted limestone dust surface. The section in the City of Ithaca linking with Cass Park and the City's Waterfront section will be paved. It will be used more. Board Member Conneman asked if the trail area is privately owned. Ms. Poelvoorde stated it is owned by State Parks. New York State Electric and Gas (NYSEG) owns the corridor. They purchased it from the Lehigh Valley Railroad. Chairperson Wilcox opened the public hearing at 7:45 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 7:46 p.m. Chairperson Wilcox stated the land behind the cemetery, closest to the Cortright property has junk vehicles. They are on the property that will be acquired by State Parks. Is something going to be done with them? Ms. Poelvoorde stated they would be cleaning up the property. It is not the first time they have taken on such an issue. There is a fenced in pasture area. The pasture will be relocated. The Cortrights will continue to use it until they are able to relocate their horses. It was worked out through the sale process. It gives character to the trail. They are hoping the adjacent farmer will continue to utilize the field. It lends flavor to the trail. Chairperson Wilcox asked Attorney Barney if he had any issues with regard to the landlocked parcel with an easement across it. Attorney Barney responded yes. He asked if the location has been decided. Ms. Poelvoorde responded that they have decided on the location. It will be a permanent easement that is part of the deed. The easement is for administrative purposes only. It is for State Parks only. It is not for public access. It allows State Parks to do construction and any repairs that they would need to do. Attorney Barney and Ms. Poelvoorde discussed the location of the proposed easement. Attorney Barney asked if it would be possible for the Town to see the deed. Ms. Poelvoorde stated they could provide the Town with a copy of the deed. PLANNING BOARD PAGE 5 AUGUST 22, 2000 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED RESOLUTION NO. 2000 -71 - Preliminary and Final Subdivision Approval, Subdivision of Tax Parcel No. 35 -1 -18, Elmira Road. MOTION made by Rod Howe, seconded by Fred Wilcox. WHEREAS: 1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of a 47.758 acre parcel on Elmira Road into two lots on Town of Ithaca Tax Parcel No. 35 -1 -18, Business District "C" and R -30 Residential District. The 47.758 acre parcel is proposed to be divided into a 45.141 acre lot and a 2.617 acre lot. Sally A. Cortright, Owner; NYS Office of Parks - Finger Lakes Region, Applicant; Sue A. Poelvoorde, 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 Subdivision Approval, has on August 22, 2000, 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 on August 22, 2000, has reviewed and accepted as adequate a survey map entitled "Proposed Subdivision Map Showing Lands of Hazel S. Cortright, Town of Ithaca, Tompkins County, New York" dated 12130199, and prepared by T. G. Miller PC, Engineers and Surveyors, and other application materials. NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision checklists, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board. 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 35 -1 -18 into two lots as shown on the survey map entitled "Proposed Subdivision Map Showing Lands of Hazel S. Cortright, Town of Ithaca, Tompkins County, New York" dated 12130199, and prepared by T.G. Miller PC, Engineers and Surveyors, and other application materials, subject to the following conditions: a. Within six months of this approval, consolidation of the 45.141 acre parcel (Parcel B) with adjacent Tax Parcel No. 35 -1 -5.2 (currently owned by Mancini Realty, but proposed for acquisition by N.Y. S. Parks), and submission to the Town of Ithaca of a copy of the request to the Tompkins County Assessment Office for consolidation of said parcels, PLANNING BOARD PAGE 6 AUGUST 22, 2000 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED b. Submission for signing by the Chair of the Planning Board of an original or mylar copy of the plat and three dark line prints, prior to filing with the Tompkins County Clerk's Office, and C. Submission to the Attorney for the Town of the proposed deed for Parcel B for approval and confirmation of the description of the easement granting access (Parcel B). A ND BE /T FURTHER RESOL VED: That since the purpose of this subdivision is to enable N.Y. S. Parks to acquire the 45.141 acre parcel for park and recreation purposes in conjunction with the planned Black Diamond Trail, no additional park land reservation in conjunction with this subdivision is necessary. A vote on the motion resulted as follows: AYES: Wilcox, Conneman, Mitrano, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. AGENDA ITEM: SEAR Determination, Cornell Plantations Office Relocation, 130 Forest Home Drive. Chairperson Wilcox opened this segment of the meeting at 7:55 p.m. Donald Rakow, Director of Cornell University Plantations, stated the owner of the property deeded the property to Cornell University. Cornell Plantations would like to be able to consolidate the administrative business and development staff on the first floor of the building. The building has an interesting history. It was Martha Van Rensselaer and Flora Rose's teahouse. It was where they taught young ladies the skills of restaurant management. It was operated in that manner for many years. Later it was used as a furniture store. Then more recently the first floor has included an insurance business and a geological survey business. For some time the second and third floors have included a total of 4 apartments. Cornell's interest is in having one site to consolidate their business functions. It is a building that would serve this need very well. It is located within a short walk from the Botanical Garden. They have not had a building to consolidate these functions. They are also in the process of renovating a number of staff serving buildings. It would give them the opportunity to move staff for a short period of time. Kathy Wolf, Trowbridge & Wolf, stated the site consists of the building and the parking lot. The building is wrapped on the east and north sides by the gravel parking lot. There are commercial uses in the first floor of the building. There are residential apartments on the second and third floors. The PLANNING BOARD PAGE 7 AUGUST 22, 2000 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED proposal is to retain the apartments in an unchanged condition. The site is zoned R -15. The commercial use is a non - conforming use in the R -15 zone. The commercial use has been present for a number of years. It predates zoning on this site. The zoning was implemented in the 1950s. The commercial use was grandfathered in. With Cornell University locating offices in the first floor of the building, it becomes an institutional use. The institutional use is an allowed use under the R -15 zone with special approval. They are requesting the Planning Board grant preliminary and final site plan approval and a recommendation to the Zoning Board of Appeals. The changes to the site plan are minimal. They are safety and aesthetic improvements. The section of Forest Home Drive in front of the building does not have a curb. There is no separation of pedestrians from the roadway. There is not a designated walkway. The asphalt road of Forest Home extends up to the entrance of the building. Cars pull up and park in front of the building. There is nothing to prevent them from doing so. Cars pull indirectly off Forest Home Drive. This causes cars to back into traffic. This is an unsafe condition for the intersection. The proposal is to install a curb along Forest Home Drive in that area. There is curb just east of the property. The curb stops at the property line. The existing stone dust path also stops at the property line. The curb and the walkway begin again at the western property line. Ms. Wolf stated that she met with Mr. Kanter, Mr. Noteboom and Bruce Brittain. The proposed site plan does reflect their input and suggestions. She has had several conversations with Mr. Noteboom. He has indicated that he supports the plan. The parking in the front of the building and to the east of the building would be eliminated. They will become landscape beds. The landscaping would provide some screening for the parking. The landscaping in front will improve the appearance of the building. This does result in a slight reduction of existing parking. Ms. Wolf presented summary of traffic and parking for 130 Forest Home Drive. See Attachment # 1. Ms. Wolf stated there are 15 existing parking spaces. There are 4 parking spaces assigned to the apartments. The remaining 11 are distributed between the businesses. There is not a current ADA accessible space. Under the proposed condition, there will be 11 parking spaces. Four spaces are lost by eliminating the unsafe spaces that back onto Forest Home Drive. Four parking spaces are reserved for the apartments. One space is an ADA accessible space. One space is assigned to be an access isle for the ADA accessible space. Five spaces will be assigned to staff who work in the building. One space will be reserved for Cornell staff or visitors. The public will not be coming to the offices. They are administrative offices. It will be used by other Plantation staff who are located in other buildings. The person using the visitor's space would have to sign in at the office. It is a restricted space. They prepared the traffic estimates. It is based on a survey done by the Plantations. It is a survey of the trips that are typically taken by staff. There are four trips per day for staff. They are PLANNING BOARD PAGE 8 AUGUST 22, 2000 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED estimating that there will be 3 visitors per day for the visitor's space. They are also estimating 2 deliveries per day. It totals 30 trips per day for the ground floor spaces. The apartments remain unchanged. They tend to be occupied by graduate students who presumably would walk to campus given the locations. Attorney Barney stated that he does not understand how cars will access the parking lot. Ms. Wolf stated that the parking lot would remain a gravel lot. There will not be striped spaces. In the future there will be a defined entrance to the parking lot. The curb will drop across the entrance. The cars will park against the eastern boundary. The first space will be the assigned handicap space. Attorney Barney stated that the apartment parking spaces are on the west end of the lot. Is there a driveway to access those spaces? Ms. Wolf responded that the Byway is a private drive. Half of the private drive is part of the 130 Forest Home Drive property. Ms. Wolf stated Bruce Brittain suggested that there be a crosswalk that connects the new walkway on the north side of Forest Home to the walkway on Judd Falls Road. The front of the building will be landscaped. Two small crab apple trees are proposed. Low evergreens and flowering shrubs will also occupy the site. The front door is not ADA accessible. There is about a 6 inch step up. The concrete platform will be demolished and reconstructed so that it meets the threshold of the door. The building is located within the Forest Home Historic District. The proposal was sent to the State Historic Preservation Office (SHPO). SHPO did send a response that there is no adverse impact. There are a few changes to the exterior of the building. They are more consistent with the building historically. Currently there are steel columns in front of the building. The proposal is to remove the columns and replace them with wooden brackets. They are based on the best documentation that they could find. A new door will be installed to improve the internal circulation. It will be convenient for the parking. The door will be installed to reflect the window patterns. One portion of the building is a sunroom. When the DJ business occupied the building they boarded up the windows in the sunroom. The windows will be restored. There will be a small sign at the front of the building that indicates the administrative services of Cornell Plantations. They will also be installing a small sign that acknowledges Martha Van Rensselaer and Flora Rose, the operators of the teahouse. They reviewed the plans with the Village of Cayuga Heights Fire Department. They approved the plan. It makes it safer for them not having the cars parked in front of the building. PLANNING BOARD PAGE 9 AUGUST 22, 2000 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Board Member Conneman stated that the mailboxes in front of the building are very unattractive. Ms. Wolf stated the plan is to rebuild the mailboxes. They intend to talk to the neighbors about it Board Member Howe stated he walks through the area frequently. It will be great not having cars parked in front of the building. It will be good to have the crosswalk. He is very pleased with the new landscaping. Chairperson Wilcox stated the apartment building to the east uses the parking lot at 130 Forest Home Drive. He does not know if it will be a continuing issue. Ms. Wolf stated they are aware of them using the parking lot. The Plantations has met with them. They explained the parking would be reduced. They are looking to create more parking for themselves. Chairperson Wilcox closed this segment of the meeting at 8:20 p.m. RESOLUTION NO. 2000 -72 - SEQR Preliminary & Final Site Plan Approval and Recommendation to the Zoninq Board of Appeals Regarding Special Approval, Cornell Plantations Office Relocation, 130 Forest Home Drive. Tax Parcel No. 66 -1 -6. MOTION made by Larry Thayer, seconded by George Conneman. 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 office relocation of Cornell Plantations into an existing building at 130 Forest Home Drive, Tax Parcel No. 66 -1 -6, Residence District R -15. The existing commercial businesses on the first floor will be replaced with Cornell Plantations staff offices. The four existing residential apartments will remain unchanged. Modifications include minor interior changes to the first floor and exterior site changes. Cornell University, Donald Rakow, Owner /Applicant; Trowbridge & Wolf Landscape Architects, Agent. 2. This is a Type I Action for which the Town of Ithaca Planning Board has declared its intent to act as Lead Agency in environmental review with respect to Site Plan Approval and Special Approval, and 3. The Planning Board, on August 22, 2000, 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 "Schematic Site Plans for 130 Forest Home Drive" sheets PLANNING BOARD PAGE 10 AUGUST 22, 2000 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED T1 (Title Sheet), L -1 (Site Plan), and L -2 (Site Details), dated 7117100, prepared by Trowbridge & Wolf Landscape Architects, 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 and Special Approval; NOW THEREFORE BE I T 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. A vote on the motion resulted as follows: AYES: Wilcox, Conneman, Mitrano, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and a Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed office relocation of Cornell Plantations into an existing building at 130 Forest Home Drive, Town of Ithaca Tax Parcel No. 66 -1 -6, Residence District R15. The existing commercial businesses on the first floor will be replaced with Cornell Plantations staff offices. The four existing residential apartments will remain unchanged. Modifications include minor interior changes to the first floor and exterior site changes. Cornell University, Donald Rakow, Owner /Applicant; Trowbridge & Wolf Landscape Architects, Agent. Chairperson Wilcox opened the public hearing at 8:20 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 8:21 p.m. Chairperson Wilcox stated the board received a letter from the neighbor at 2 The Byway. They are in favor of the project. They thanked Cornell for meeting with them and the community. They do not have any objections. Board Member Howe asked if there were long range plans for the apartments. Will they remain apartments? Mr. Rakow stated that they would remain apartments. PLANNING BOARD PAGE 11 AUGUST 22, 2000 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Chairperson Wilcox stated he does not want a typical Cornell sign in front of the building. The board has not seen any materials on the signage. He would like a condition in the resolution that the Director of Planning approves the proposed signage. RESOLUTION NO. 2000 -73 - Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals Regarding Special Approval, Cornell Plantations Office Relocation, 130 Forest Home Drive, Tax Parcel No. 66 -1 -6. MOTION made by Larry Thayer, Rod Howe. 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 office relocation of Cornell Plantations into an existing building at 130 Forest Home Drive, Tax Parcel No. 66 -1 -6, Residence District R -15. The existing commercial businesses on the first floor will be replaced with Cornell Plantations staff offices. The four existing residential apartments will remain unchanged. Modifications include minor interior changes to the first floor and exterior site changes. Cornell University, Donald Rakow, Owner /Applicant; Trowbridge & Wolf Landscape Architects, Agent. 2. This is a Type I 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 August 22, 2000, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Full 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 August 22, 2000, has reviewed and accepted as adequate, plans entitled "Schematic Site Plans for 130 Forest Home Drive" sheets T1 (Title Sheet), L -1 (Site Plan), and L -2 (Site Details), dated 7117100, prepared by Trowbridge & Wolf Landscape Architects, and other application materials, and 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 Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed office relocation of Cornell Plantations into an existing building at 130 Forest Home Drive, Tax Parcel No. 66 -1 -6, Residence District R -15, including minor interior changes and exterior site modifications, subject to the following conditions: PLANNING BOARD PAGE 12 AUGUST 22, 2000 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED a. Submission of an original or mylar copy of the final site plan to be retained by the Town of Ithaca, and b. Obtaining of the necessary approvals from the Zoning Board of Appeals, C. Obtaining of approval by the Town Highway Superintendent of improvements or modifications within the Town road right -of -way, and d. Submission of details of any proposed signs to the Director of Planning for review and approval. 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. d. submission of proposed signage for the review and approval by the Director of Planning; 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be granted. A vote on the motion resulted as follows: AYES: Wilcox, Conneman, Mitrano, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. AGENDA ITEM: OTHER BUSINESS. Mr. Kanter stated he spoke with the representative from Better Housing regarding the Linderman Creek project. At the last Planning Board meeting they requested having the issues with the sidewalk and the dumpster reheard. They are not sure they would like to pursue it at this point because of timing. They want to complete the contract work. PLANNING BOARD PAGE 13 AUGUST 22, 2000 APPROVED - APPROVED - APPROVED - APRIL 3, 2001 - APPROVED - APPROVED - APPROVED Mr. Kanter stated that the renovations to Judd Falls Plaza would be coming before the board in September for Final Site Plan approval. They are proposing to have Purity as their ice cream vendor. It will be pizza, ice cream and subs. Mr. Kanter stated Board Member Conneman is interested in attending the NYS Planning Federation Conference in October. There are openings for other interested board members. Board Member Mitrano stated she is interested in attending the conference. Chairperson Wilcox stated there is a board meeting that week. The meeting could be rescheduled. AGENDA ITEM: ADJOURNMENT: Upon MOTION, Chairperson Wilcox declared the August 22, 2000 meeting of Town of Ithaca Planning Board duly adjourned at 8:33 p.m. Respectfully submitted: Carrie L. Whitmore, Deputy Town Clerk.