HomeMy WebLinkAboutPB Minutes 2004-09-23FILE
DATE
TOWN OF ITHACA PLANNING BOARD
THURSDAY, SEPTEMER 23, 2004
The Town of Ithaca Planning Board met in regular session on Thursday, September 23,
2004, in Town Hall, 215 North Tioga Street, Ithaca, New York, at 7:00 p.m.
PRESENT: Fred Wilcox, Chairperson; Eva Hoffmann, Board Member; George
Conneman, Board Member; Larry Thayer, Board Member; Rod Howe, Board Member;
Kevin Talty, Board Member; John Barney, Attorney for the Town (7:10 p.m.); Daniel
Walker, Director of Engineering; Susan Ritter, Assistant Director of Planning; Mike
Smith, Environmental Planner; Nicole Tedesco, Planning Intern,
EXCUSED: Tracy Mitrano, Board Member; Jonathan Kanter, Director of Planning;
Christine Balestra, Planner.
OTHERS: Catherine O'Hora, Cornell University; Maggie Marks, Cornell University; OJ
Marhes, Citizen; Bruce Bush, Cornell University; James Gibbs, Cornell University; Steve
Buyers, Cornell University; Kraig Adler, Cornell University; William Farrell, 581 E Miller
Rd Danby; John Parks, Cornell University.
Chairperson Wilcox declared the meeting duly opened at 7:02 p.m., and accepted for
the record Secretary's Affidavit of Posting and Publication of the Notice of Public
Hearings in Town Hall and the Ithaca Journal on September 15, 2004 and September
17, 2004, together with the properties under discussion, as appropriate, upon the Clerks
of the City of Ithaca and the Town of Danby, upon the Tompkins County Commissioner
of Planning, upon the Tompkins County Commissioner of Public Works, and upon the
applicants and /or agents, as appropriate, on September 17, 2004,
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 7:03 p.m. With no persons
present to be heard, Chairperson Wilcox closed this segment of the meeting at 7:04
p.m.
AGENDA ITEM: SEAR Determination: Farrell 4 -Lot Subdivision, 665 =669
Coddington Road
Chairperson Wilcox opened this segment of the meeting at 7:04 p.m.
William Farrell, 581 E Miller Rd, Town of Danby
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
never divided off the houses.. I built them on 13 acres or 11 acres I guess, they say.
Now I want to divide them off so I can sell them. So we have come up with how I would
like to divide them. So I just present it to the board and you go from there.
Chairperson Wilcox — For the record, what do you want to do with the rear parcel, what
is labeled parcel e? The one that fronts or borders on the railroad bed.
Mr. Farrell — That is... I'm talking to the City about buying that, if that's the one I'm
thinking of.
Chairperson Wilcox — Yup. That's the lot I'm speaking of.
Mr. Farrell — That is 6.6- something acres.
Chairperson Wilcox — Without revealing anything that might be part of your negotiation
process with the City, can you say in any way how that is going with the City? Do you
think you are making progress in terms of coming to some agreement with them on
purchasing that?
Mr. Farrell — No. They haven't made me an offer yet on it.. I've talked to them, but they
haven't come up with any price for anything on it yet. They were supposed to get an
appraisal, but if it doesn't, I can consolidate it with the apartment building.
Chairperson Wilcox — It would certainly be my hope that the City would purchase it. It
would certainly help protect their interest in Six Mile Creek and their watershed. Are
you aware of any environmental issues with regard to. the subdivision?
Mr. Farrell — Not that I'm aware of.
Chairperson Wilcox — Does the board have questions? We have three minutes. Do
you know how we wound up with a situation where we had two houses on one lot and
actually three structures on one lot?
Mr. Farrell — Why there was?
Chairperson Wilcox
— Yeah.
Do
you
know how we come up with having the situation
where we had three
structures
on
one
lot? Do you know?
Mr. Farrell — Well, these were built in 1957 and 1964 and at that time we didn't have all
the restrictions we have today. They issued me a building permit and I built on it.
Chairperson Wilcox — Okay. Very good. Good evening, Nicole.
Ms. Tedesco — Hi, Fred.
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PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
Chairperson Wilcox — I'm just trying to fill time here for two minutes. The reason I have
to fill time is the public hearing is advertised for 7:10 p.m, and because the public
hearing is advertised for 7:10 p.m. I cannot open it until that time so I have two minutes
to fill here.
Mr. Farrell — Oh, so I have to fill up the time?
Chairperson Wilcox — Be my guest.
Mr. Farrell — Why don't we discuss something else then? Why don't we discuss how
come you won't give me sewerage up there?
Chairperson Wilcox — That's an easy one. You'll have to ...
Mr. Farrell — I didn't get to say anything the last time I come in here. I had petitions and
everything, but nobody would let me talk. Now, you...
Chairperson Wilcox — You get to talk to the Town Board if you want sewer.
Mr. Farrell — How many more minutes do we have?
Chairperson Wilcox — We still have about two minutes.
Board Member Hoffmann — Actually, I have a question about something like that
because, Nicole Tedesco in her write up mentioned something about the reason the two
lots c and d are very long is to allow there to be enough land to perhaps replace the
septic system which is there, but there was also a hint that maybe that system needed
to be upgraded even though there's no plan to do it right now. Is that right?
Ms. Tedesco — I don't think there should have been any insinuation that it needed to be
done any time soon. I think because it is right next to the watershed it is important to
leave the land there in case it does need to be done and I think that was Mr. Farrell's
intention with the way that he set the subdivision lot lines.
Board Member Hoffmann — Okay. Somehow I thought there was something in the
wording that made me think that perhaps the need was there.
Ms. Tedesco — I think it was worded as the "eventual replacement or repair of the septic
system ".
Chairperson Wilcox — Any other questions? Anything else you want to say?
Ms. Tedesco — I have a few comments on the subdivision. This subdivision would
actually create a landlocked parcel, which is lot a and that's why it is so important for
Mr. Farrell to either come to an agreement with the City of Ithaca that the City of Ithaca
will purchase and consolidate with their adjacent lands, or for Mr. Farrell to consolidate
3
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
lot a with lots a and b, which are the apartment lots. So the subdivision resolution has
been revised and there have been conditions put in there to insure that that happens.
Chairperson Wilcox — Nicole faxed me a copy of other revisions and conditions and we
can deal with that when we get to that point. We need to vote on the SEQR motion.
Board Member Thayer moved the motion, Board Member Howe seconded the motion.
PB RESOLUTION NO. 2004 -092: SEQR, Preliminary and Final Subdivision
Approval, Farrell 4 -Lot Subdivision, 667 -669 Coddington Road, Tax Parcel 48 -1-
5.2
MOTION made by Larry Thayer, seconded by Rod Howe.
WHEREAS.
1. This action is the consideration of Preliminary and Final Subdivision Approval for
the proposed 4 -1ot subdivision of Town of Ithaca Tax Parcel 48- 1 -5.2, low - density
residential and conservation zones. The proposal includes the creation of two
lots of +A 1.486 and +/- 1.513 acres for the existing residences located at 667
and 669 Coddington Road, one parcel of +/- 2.176 acres to be consolidated with
Town of Ithaca Tax Parcel 48-1 -5.1, on which there exists an apartment building,
and one lot of +/- 6.697 acres to be conveyed to the City of Ithaca. William
Farrell, Owner / Applicant, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is
legislatively determined to act as Lead Agency in environmental review with
respect to Subdivision Approval, and
3. The Planning Board, on September 23, 2004, has reviewed and accepted as
adequate a Short Environmental Assessment Form Part 1, submitted by the
applicant, and a Part ll, prepared by Town Planning Staff, a plat entitled,
"Subdivision Map Showing Lands of William F. Farrell," prepared by Allen T.
Fulkerson, L. S., dated August 16, 2004, and other application materials, and
4. The Town Planning staff has recommended a negative determination of
environmental significance with respect to the proposed Subdivision Approval,
NOW THEREFORE BE IT RESOLVED.
That the Town of Ithaca Planning Board hereby makes a negative determination of
environmental significance in accordance with the New York State Environmental
Quality Review Act for the above referenced action as proposed, and, therefore, neither
a Full Environmental Assessment Form, nor an Environmental Impact Statement will be
required.
rd
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
A vote on the Motion resulted as follows:
AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe, Talty,
NAYS: None.
The motion was declared to be carried unanimously.
PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval
for the proposed 4 -lot subdivision located at 665 -669 Coddington Road, Town of
Ithaca Tax Parcel No. 48- 1 -5.2, Low Density Residential and Conservation Zones.
The proposal includes subdividing the 11.8 +/- acre parcel into two lots for the
existing residences at 667 and 669 Coddington Road, one 2.1 +/- acre parcel to be
consolidated with the adjacent apartment building at 665 Coddington Road (Tax
Parcel No. 48- 1 -5.1), and one 6.7 +/- acre parcel on the east side of the property to
be conveyed to the City of Ithaca. William F. Farrell, Owner /Applicant.
Chairperson Wilcox opened the public hearing at 7:11 p.m, and invited members of the
public to address the board. With no persons present to be heard, Chairperson Wilcox
closed the public hearing at 7:12 p.m.
Board Member Hoffmann moved the resolution as drafted, the motion was seconded by
George Conneman.
Chairperson Wilcox — Changes faxed to me by Nicole, I believe John Barney had a
hand in these. The first change is references to 6 months are changed to 180 days.
There is a new paragraph b which says essentially that within 180 days, submission of a
contract or other evidence satisfactory to the Director of Planning and Attorney for the
Town, obligating the applicant to convey the parcel a to the City of Ithaca or submission
of a letter from the applicant stating his intent to consolidate parcel a with parcels b and
a prior to the signing of the plats by the Chair of the Planning Board. And then in the
prior b, which is now relettered c there is a phrase added in the middle. I will just read it
as it is proposed to read. Chairperson Wilcox read the new condition. This is also, I
assume, because we don't want to leave that parcel dangling out there.
Attorney Barney — You are really creating two landlocked parcels.
Chairperson Wilcox — We are creating a and b, b would also be a landlocked parcel for
some point of time until it is consolidated with a, but I believe that is taken care of within
paragraph a.
Attorney Barney — Bill, what is your timing on the City of Ithaca negotiations to the point
of being ready to get to that?
Mr. Farrell — Oh, John, I- don't know. You must have dealt with the City. You know they
take forever.
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PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
Attorney Barney — That's why I'm asking the question.
Mr. Farrell — I don't know.
Chairperson Wilcox Mr. Farrell said before that...
Mr. Farrell — If it's less time, I'll just consolidate with the apartment.
Attorney Barney — Okay, so if you hit the 180 days at that point you will consolidate...
Mr. Farrell — I'm in hopes that it will be sooner than that.
Chairperson Wilcox — Mr. Farrell indicated that...
Mr. Farrell — I'm tired of paying taxes on the property. I want to sell it.
Chairperson Wilcox — No appraisal has been done ye t
offer yet, but he certainly hopes they will make an
changes acceptable? You're all set, Mr. Barney?
Attorney Barney — Yup.
and the City has not made an
offer at sometime. Are those
PB RESOLUTION NO. 2004 -093:
Preliminary
and
Final Subdivision Approval,
Farrell 4 -Lot Subdivision, 667 -669
Coddin_gton
Road,
Tax Parcel 48 -1 -5.2
MOTION made by Eva Hoffmann, seconded by George Conneman.
WHEREAS.
1. This action is the consideration of Preliminary and Final Subdivision Approval for
the proposed 4 -lot subdivision of Town of Ithaca Tax Parcel 484-5.2, low- density
residential and conservation zones. The proposal includes the creation of two
lots of +/- 1.486 and +/- 1.513 acres for the existing residences located at 667
and 669 Coddington Road, one parcel of +/- 2.176 acres to be consolidated with
Town of Ithaca Tax Parcel 48- 1 -5.1, on which there exists an apartment building,
and one lot of +/- 6.697 acres to be conveyed to the City of Ithaca. William
Farrell, Owner / Applicant, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as
Lead Agency in environmental review with respect to Subdivision Approval, has,
on September 23, 2004, made a negative determination of environmental
significance, after having reviewed and accepted as adequate a Short
Environmental Assessment Form Part 1, submitted by the applicant, and a Part ll
prepared by Town Planning staff, and
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
3, The Planning Board, at a public hearing on September 23, 2004, has reviewed
and accepted as adequate a plat entitled, "Subdivision Map Showing Lands of
William F. Farrell," prepared by Allen T. Fulkerson, L.S., dated August 16, 2004,
and other application materials.
NOW THEREFORE BE IT RESOLVED:
1. That the Planning Board hereby grants Preliminary and Final Subdivision
Approval for the proposed subdivision of the Town of Ithaca Tax Parcel 48 -1 -5.2
( +A11.872 acre) located at 667 -669 Coddington Road, into four lots of areas +A
2.1767 1.486, 1.513, and 6.697 acres, as shown on the plat entitled, "Subdivision
Map Showing Lands of William F. Farrell," prepared by Allen T. Fulkerson, L.S.,
dated August 16, 2004, subject to the following conditions:
a. Within 180 day of this approval, consolidation of Parcel B, as shown on
the plat entitled, "Subdivision Map Showing Lands of William F. Farrell,"
prepared by Allen T. Fulkerson, L.S., dated August 16, 2004, with Town of
Ithaca Tax Parcel 48- 1 -5.1, as shown on the survey plat; and submission
to the Town of Ithaca Planning Department of a copy of the request to the
Tompkins County Assessment Office for consolidation of said parcels, and
b. Within 180 days submission of a contract or other evidence satisfactory to
the Director of Planning and Attorney for the Town obligating the applicant
to convey parcel E to the City or Ithaca, or submission of a letter from the
applicant stating his intent to consolidate Parcel E with Parcel B and A,
prior to signing of the plats by the Chairman of the Planning Board, and
C. Within 180 days of this approval, consolidation of Parcel E, as shown on
the plat entitled, "Subdivision Map Showing Lands of William F. Farrell,"
prepared by Allen T. Fulkerson, L.S., dated August 16, 2004, with an
adjacent parcel owned by the City of Ithaca, as shown on the survey plat
or consolidation of Parcel E with Parcel B and A and revision of the
aforementioned survey plat to reflect this modification; and submission to
the Town of Ithaca Planning Department of a copy of the request to the
Tompkins County Assessment Office for consolidation of said parcels, and
d. Submission for signing by the Chairman of the Planning Board of an
original or mylar copy of the plat and three dark -lined prints, prior to filing
with the Tompkins County Clerk's Office, and submission of a receipt of
filing to the Town of Ithaca Planning Department, and
e. Acquisition of the necessary variances from the Zoning Board of Appeals
prior to signing of the plat by the Planning Board Chair, and
f. Submission for signing by the Chairman of the Planning Board of an
original or mylar copy of the plat and three dark -lined prints, prior to filing
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
with the Tompkins County Clerk's Office, and submission of a receipt of
filing to the Town of Ithaca Planning Department.
The vote on the motion resulted as follows:
AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe, Talty,
NAYS: None.
The motion was declared to be carried unanimously.
AGENDA ITEM: SEQR Determination: Cornell University Mason Shop Parking Lot,
Palm Road,
Chairperson Wilcox opened this segment of the meeting at 7:15 p.m.
Jim Gibbs, Cornell University
Since I doubt that too many of you have an opportunity to visit Palm Road, we took
some photos the last couple of days just to give you a sense of the character of the
neighborhood.
Chairperson Wilcox — You would be surprised how often we get applications for
construction there.
Mr. Gibbs — Well, just in case you have forgotten... The first photograph in your packet
is taken from the edge of the library storage annex looking toward Route 366 so you get
a sense of the sort of thing that is out there between the warehouse and the self storage
and other things that are out through there.
The next photograph, we start to hone in on the site that we are proposing to
build this access road and parking lot and it looks to the north to the side of the existing
PDC warehouse. The next photograph is taken looking west standing right about here
looking back towards the library storage annex just to show you that there is a pretty
significant rise between our proposed road and the actual crest of the hill and then down
to the walking path. After that, we have a photograph looking north again along the
back of the warehouse towards Route 366 again and that's actually the site of the
proposed parking lot.
The next photograph is looking west again. Essentially we are just walking
around the site looking at the back of the warehouse, which is the side that this parking
lot will actually access the warehouse through.
Attorney Barney — Mr. Gibbs, just so I understand when you are talking about
west/north, the location of the plan that you are pointing to is oriented north up?
Mr. Gibbs — That's correct. North is up.
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 -APPROVED
Attorney Barney — Okay. Thanks.
Mr. Gibbs — So, the next photograph shows standing on Palm Road essentially the start
of the road and what I meant to show there are the things that we have setting ... what
you have, I think in your packet, the last drawing is actually the proposed construction
and so essentially we are standing here on the pavement looking somewhat to the east.
So the intent is to build a gravel driveway with essentially a little stub like we have now
sitting again so we can put those storage trailers back there and then constructing a 92-
space parking lot, gravel again, essentially on the back side of the warehouse. I've also
asked Bruce Bush, who is the Superintendent of Shops and the folks that are going to
be parking in this new parking lot report to him so if there are any specific questions
about why we are doing this he can answer those.
The next series of photographs essentially show where the folks that are going to
be parking in this lot are currently parking and the conditions of that lot. The reasons
that we are doing this is that we simply have an over crowding in that area. So we've
got the loading and unloading going on at the warehouse. Another photograph showing
how people are actually parking perpendicular to the road, very unsafely. Then the next
couple of photographs are just the area around the existing carpenter shop, paint shop,
where these individuals are currently parking. So the new lot is going to be gravel. We
are creating some retention structures to the north of the new lot and then conveying
that water into the existing FREDS, into the existing stormwater retention system.
There will be no new traffic. The individuals that will be parking in this lot are
already driving on Palm Road, parking in that area. You can't see this parking lot from
any public highways, you can certainly see it from Palm Road, but you would not be
able to see it from the walking path. There will be no light poles. Lighting will be from
the building similar to the wall pacs that we have there now. I don't know what other
questions you might have, but that's the intent.
Chairperson Wilcox — Questions?
Board Member Hoffmann — Yes. I'm glad that you did talk a little bit about the reasons
why this parking is needed because that wasn't clear at all from the materials that we
got and I also wanted to know how many workers are there in the sheet metal and
mason shop and the PDC warehouse.
Mr. Gibbs — The PDC warehouse has, obviously the staff for the warehouse, we have
trade assistants, sheet metal workers, departmental vehicles, the total is 106 vehicles.
Board Member Hoffmann — And are all the people there at the same time?
Mr. Gibbs — Some of the shifts stagger. For instance the sheet metal shop during the
summer starts a little bit earlier. The masons also start a little bit earlier. It just depends
on the workload, but at certain times of the day they are all there.
9
i
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 -APPROVED
Board Member Hoffmann — Okay. So this parking lot will take care of the needs of
these two shops, the warehouse and the shops.
Mr. Gibbs — That's correct and only their needs.
Board Member Hoffmann — And the other parking areas, which you show pictures of,
will be left for the people who work in those areas those lots are supposed to serve.
Mr. Gibbs — That's correct.
Board Member Hoffmann — The other thing you mentioned in the papers is that this
area where the parking lot will go is now used for placing clean fill.
Mr. Gibbs — Years ago. If you look use the one that looks like that, it has been at least
ten years since any fill has been placed there. The reason you see those little, what
looks like vegetation is actually things growing on mounds of earth, but I don't recall the
last time that we actually moved anything out there.
Board Member Hoffmann — Well, I was actually there and looked and the mounds look
bigger than they do on the photograph.
Mr. Gibbs — That's right. They are pretty good -sized piles.
Board Member Hoffmann — Yes and that's what concerned me and I wanted to ask you
what you are going to do with that fill that has been placed there, which I assume has to
be taken away in order to build a fairly level parking lot.
Mr. Gibbs — Well, we are actually going, to move it around in order to create the level
space. If you were out there you saw that there is quite a bit of change in slope so just
moving things around would create enough space for us to make this parking lot.
Board Member Hoffmann — What do you mean by moving things around?
Mr. Gibbs — Within the site we need to create a level space, but we are not going to
lower the entire site. I don't know how far back you went, but there's an area that still
has still a chunk of asphalt from God knows what. I mean that is about the elevation the
whole thing would be so you need some of that fill in order to fill in the low spots.
Board Member Hoffmann — I didn't actually walk onto the site. I just looked at it from the
road and even so it looked like there was a lot of soil there that would have to go.
Mr. Gibbs — No, it doesn't have to go. That's one of the reasons that we are doing this,
as inexpensively as possible.
Chairperson Wilcox — If I may, let me be more direct. Is there any soil going to be
trucked onto the site?
10
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 -APPROVED
Mr. Gibbs — There will be gravel trucked onto the site.
Chairperson Wilcox — Will any soil be trucked off the site?
Mr. Gibbs — No.
Board Member Hoffmann — The other point I wanted to make was in the environmental
assessment form, both with this project and the one that follows it, I under point 10,
which asks, "What is the present land use in the vicinity of the proposed project ". You
have checked off agricultural and other, the other being educational. I think one also
would need to check off forests for the McGowan woods, which is not that far away and
open space, under which one can classify the Cascadilla Creek natural area, which is
very close to this site. So I would like to have that added to the environmental
assessment form.
Mr. Gibbs — I'm having the folks that filled out the form to see if they nod.
Chairperson Wilcox — Let me make this easier. The issue usually boils down to the
definition of vicinity and we have a wonderful area map, actually, that we have with the
other proposal, and if you look at it one could easily make the argument that the answer
to 10 is that there is forest and open space within the vicinity of the project.
Steve Buyers, Cornell University
I help fill out the form and it depends on what vicinity is, I guess. You are correct,
though, we could have easily put forest as another adjacent use.
Chairperson Wilcox — Very good. I don't have a problem. Anybody have a problem?
Board Member Hoffmann — The other point I wanted to make is that in the reports about
the drainage, you do mention that included in the drainage study is a consideration of
this perhaps being asphalted and painted in the future and that the FREDs pond will
also receive drainage from the addition to the library annex, which has been improved
and that has been included in the calculations, but we also recently approved an
arthropod facility, which I believe will... no that one will not drain in that area though I
thought it said something about that in one of the papers.
Ms. Ritter — It was going to drain towards the FREDs pond.
Board Member Hoffmann — It will drain towards the FREDs pond.
Ms. Ritter — Sort of sheet flowing. Sort of naturally, not channelized.
Board Member Hoffmann — And the raptor barn, which we will hear just after this
hearing, states that it will drain into the same pond, but you have not included that in the
same calculations. I'm just wondering why.
11
Mr. Buyers — Actually they are. They ha
Bob Chang from Civil Engineering Group
each of the calculations have been added
area.
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
ve been iteratively added to the calculations.
at Cornell has been working with Dan and
in an iterative form that additional hard -scape
Board Member Hoffmann — You just haven't stated that they haven't been added in this
case.
Mr. Buyers — It might not have been clear that that's how the calculations....
Board Member Hoffmann — I looked for it and I didn't see it in the text for this project.
Chairperson Wilcox — Mr. Walker, nice to see you. Comments with regard to drainage
analysis?
Mr. Walker — The drainage analysis that was done for the original SLUD, precinct 7 deis
or geis, looked at the storm water management for the project as it was built -out and the
FREDs structure was sized... it was of enough size to handle significant amount of any
development if the main square feet of building footage improved and if the parking
areas and so on, they were going to have to build quite a bit before they needed to build
an additional sedimentation and storage area as backup on the site. The FREDs will be
adequate for these plus they have added some small detention areas with underdrain
filters which will serve to hold the first flush and treat the water to the parking lot before
it gets to the FREDs. This is consistent with the generic environmental impact
statement that was completed for the project.
Chairperson Wilcox — So you are comfortable with the analysis provided and its ability
to handle the run -off?
Mr. Walker — Yes. That's fine. The interesting thing is, is showing at the post.
construction will be less than the pre- construction.
Chairperson Wilcox — Less?
Mr. Walker — Discharge than the existing conditions. That is because the existing
conditions are prior to the FREDs pond being built. You have to remember when we did
the generic environmental impact statement and the hydrologic study that was done for
that took that site as it existed back in 1990 and then assumed that you would have
some percentage of build out for this main square foot of office space and that's why the
pre- numbers are larger than the post- numbers here because the pre- numbers did not
have the FREDs pond reducing the run -off. So .it is showing that this is consistent with
the original evaluation.
Chairperson Wilcox — Very good.
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PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED- OCTOBER 19, 2004 -APPROVED
Board Member Hoffmann — The earlier situation, though, did have the poultry pond,
which isn't used as a poultry pond any more.
Mr. Walker — Right and you'll see when we look at the raptor site the water is going into
that poultry pond first and it is holding, retaining some of the water from that area prior
to it being discharged and flowing into the FREDs area.
Chairperson Wilcox — Which is a good thing.
Mr. Walker — Yes.
Board Member Hoffmann — Okay. I think I've exhausted my questions for the moment.
Oh, I have one more question which is maybe not relevant, but why is the road by the
library annex closed?
Mr. Gibbs — There are a couple of storage containers sitting there still left over from
don't know what project, but there is a project that has things just sitting on the road. It
is not really closed if you drove around... it just has a sign that makes it look like it's
closed.
Board Member Hoffmann — There's a sign on either end saying it's closed. Okay.
Chairperson Wilcox — Anybody else questions? I just want to follow up on one question.
My memory is going bad, as I grow old. I would have thought as we approved various
new structures on this particular precinct 7 lands that we would have added sufficient
parking for each one. So when we suddenly get a proposal in front of us to add 90
parking spaces... can you give me a little bit more detail of how we got to that point
where we suddenly needed 90 more?
Mr. Gibbs — Certainly the work within the shops has increased. We have more trades
people now than we had in the past, but it also took us a while to figure out where to put
it, how cheaply to build it and who was going to pay for it. So we were a while in coming
to this point.
Chairperson Wilcox — Might there have been a better plan ... would it have been better
planning at some point in the past to have allocated more parking to something.
Mr. Gibbs — Absolutely.
Chairperson Wilcox — Either on your part or maybe we should have noticed it or
whatever.
Board Member Conneman — I have one question. You expect to do this right away?
mean is this...
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PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
Mr. Gibbs — It is going to depend on the weather. I mean we are certainly going to put it
out to bid as soon as we possibly can, but depending on the weather we may not be
able to accomplish the work this fall
Board Member Conneman — So three months means whenever really?
Mr. Gibbs — Right.
Chairperson Wilcox — All set?
Board Member Conneman moved the motion, seconded by Kevin Talty.
PB RESOLUTION NO. 2004 -094: SEQR, Preliminary & Final Site Plan Approval &
Special Approval, Cornell University Mason Shop Parking Lot, Palm Road, Tax
Parcel No. 64442
MOTION made by George Conneman, seconded by Kevin Talty.
WHEREAS.
1. Consideration of Preliminary and Final Site Plan Approval and Special Approval
for the proposed Cornell University Mason Shop Parking Lot project located off
Palm Road behind the existing Mason Shop and Planning, Design, &
Construction Warehouse, Town of Ithaca Tax Parcel No. 64 -1 -2, Planned
Development Zone No. 9. The project involves construction of a stone parking
area for approximately 90 vehicles, a 25' by 35' asphalt service pad and entry
adjacent to the Mason Shop, and a stone driveway extension to Palm Road.
Cornell University, Owner /Applicant; Jim Gibbs, 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 September 23, 2004, has reviewed and accepted as
adequate a Short Environmental Assessment Form Part I, submitted by the
applicant, and Part ll prepared by Town Planning staff, plans titled "Title Sheet" (T-
101), "Schematic Design Grading, Drainage & Layout" (C -101), and "Erosion and
Sediment Control Plan" (C -102), dated August 17, 2004, prepared by Cornell
University Planning, Design & Construction, and other 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 IT RESOLVED.
iil:!
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 -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, an
Environmental Impact Statement will not be required.
The vote on the motion resulted as follows:
AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe, Talty.
NAYS: None.
The motion was declared to be carried unanimously.
Chairperson Wilcox closed this segment of the meeting at 7:35 p.m.
PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval
and Special Approval for the proposed Cornell University Mason Shop Parking
Lot project located off Palm Road behind -the existing Mason Shop and Planning,
Design, & Construction Warehouse, Town of Ithaca Tax Parcel No. 64 =1 -2,
Planned Development Zone No. 9. The project involves construction of a stone
parking area for approximately 90 vehicles, a 25' by 35' asphalt service pad and
entry adjacent to the Mason Shop, and a stone driveway extension to Palm Road.
Cornell University, Owner /Applicant; Jim Gibbs, Agent.
Chairperson Wilcox opened the public hearing at 7:35 p.m, and invited members of the
public to address the board. With no persons present to be heard, Chairperson Wilcox
closed the public hearing at 7:37 p.m.
Board Member Hoffmann — I have a question for Mike. You mentioned in your memo
that a notice of intent and a pollution prevention plan must be prepared for the project or
copies submitted to the Town. I see in the proposed resolution, point 2c that you do
mention the notice of intent, but I don't see the pollution prevention plan mentioned.
Mr. Smith — It could be added in if you wanted. A lot of times we just put in the general,
any applications or permits that are needed to be submitted, I just happened to add in
the notice of intent.
Chairperson Wilcox — The standard is submission of all the permits. That is what we
normally do.
Board Member Hoffmann — So we don't have to add it. It's understood that that would
be included any way. That is what you are saying? Okay.
Chairperson Wilcox — Any other questions? Eva, you all set?
Board Member Hoffmann — Yes.
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PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
Chairperson Wilcox — Comments, Mike?
Mr. Smith — I was going to mention one thing. The last picture showed lighting on the
building and that wasn't shown on the plans anywhere. The plans should be revised to
show where the lights are going to be and that type of lighting isn't usually the type we
like without the cut -off on it. So you might want to look at a different type of light.
Chairperson Wilcox — Speak a little bit more to the issue of that's not the type of lighting
we like.
Mr. Smith — Usually we want the light shining downward and not outward. This is going
to have the glare going upward. It doesn't look like there are cut -offs on it, but without
the cut sheets or any more information, this is the first time we've seen it. We might
want a little more information on the lighting details.
Chairperson Wilcox — Subject to approval by the Director of Planning.
Mr. Gibbs — Yes. You are absolutely right. We didn't show them on the drawings
because we also weren't sure where the doors were going to go and things like that.
They under the eves and I don't think it is going to be a huge deal to put some sort of
fixture that has a sharp cut -off.
Chairperson Wilcox — The staff is well aware and we're all in agreement with the type of
lighting that we prefer to see and what we'll do is add a condition that documentation on
the type of lighting be provided for approval by the Director of Planning. Thank you,
Mike. Is that it? Anything else?
Board Member Talty moved the motion, seconded by Rod Howe.
Chairperson Wilcox — Has everybody read the special approval conditions? We are
going to be doing more and more of these special approvals. I just want to make sure
everybody is comfortable with the seven.
Board Member Hoffmann — I just want to mention one more thing that I noticed in the
papers. In the drainage analysis, it talks in the introduction about parking for 80 cars
rather than 90. Could you explain that?
Mr. Buyers — I didn't do the drainage analysis, but I did look at it. The impervious area
was the same. They had changed the design from how many cars they intended to
park versus how much space they wanted to get trucks around. So they kind of
reoriented the parking. There actually is no lines. This is a gravel lot. There is not
actually any lines or anything because they wouldn't last any way, but the area
calculated is right and you are right, the analysis I think says 80 and we are actually
thinking now we can get 90 there.
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PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
Board Member Hoffmann — I didn't actually count the little number of spaces marked on
this map here, but how many spaces are there marked on the map C101 and C102?
Mr. Buyers — Mr. Gibbs tells me 92. He must have counted. I didn't count.
Board Member Hoffmann — There are 92? Okay, so we have 80; we have 90 and we
have 92.
Chairperson Wilcox — What's your point? I don't think anybody else right now is
concerned about this like you are.
Board Member Hoffmann — I think...well, I just want the numbers to be consistent in the
papers that we have so that in the future somebody looks at it they know what was the
number.
Mr. Buyers — We need to be more careful about that. You're right. It is a little
confusing.
Board Member Hoffmann — And is it 90 or 92 that it is going to be.
Mr. Buyers — Again, there actually aren't going to be painted lines or spaces. They
were figured out at a layout how cars they would hope they would park to get 92. 1
doubt there'll ever be exactly 92 vehicles or..,.
Board Member Hoffmann — You must have figured the size of the lot and figured the
size of each space and then some calculation there and eventually if the lot is paved,
you might get painted lines and numbers, a certain number of spaces.
Chairperson Wilcox — If we change the resolution to say 92 space parking lot instead of
90...
Board Member Talty — A maximum.
Chairperson Wilcox — A maximum of 92, are we comfortable?
Board Member Hoffmann — All right.
Chairperson Wilcox — All right. So therefore, John Barney, I'll get to you in a second.
So in whereas first clause it says approximately 90 vehicles... we' re fine there. I come
down to therefore be it resolved number two for the proposed 92 space maximum
parking lot?
Attorney Barney — I would say for the proposed parking lot ... with 92 cars.
Chairperson Wilcox — That change acceptable Kevin and Rod?
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PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
Board Member Talty — Yes.
Chairperson Wilcox — John, you have something to add?
Attorney Barney — I'm just going to make a new condition d, submission to and approval
by the Town Director of Planning for proposed lighting details prior to issuance of a
building permit.
Chairperson Wilcox — That's fine.
PB RESOLUTION NO. 2004 -095: Preliminary and Final Site Plan Approval &
Special Approval, Cornell University Mason Shop Parking Lot, Palm Road, Tax
Parcel No. 64 -1 -2
MOTION made by Kevin Talty, seconded by Rod Howe.
WHEREAS:
1. Consideration of Preliminary and Final Site Plan Approval and Special Approval
for the proposed Cornell University Mason Shop Parking Lot project located off
Palm Road behind the existing Mason Shop and Planning, Design, &
Construction Warehouse, Town of Ithaca Tax Parcel No. 64 -1 -2, Planned
Development Zone No. 9. The project involves construction of a stone parking
area for not more than 92 vehicles, a 25' by 35' asphalt service pad and entry
I
djacent to the Mason Shop, and a stone driveway extension to Palm Road.
Cornell University, Owner /Applicant; Jim Gibbs, 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 September 23, 2004, made a negative determination
of environmental significance, after having reviewed and accepted as adequate a
Short Environmental Assessment Form Part 1, submitted by the applicant, and a
Part 11 prepared by Town Planning staff, and
3. The Planning Board, at a Public Hearing held on September 23, 2004, has
reviewed and accepted as adequate, plans titled "Title Sheet" (T -101),
"Schematic Design Grading, Drainage & Layout" (C -101), and "Erosion and
Sediment Control Plan" (C 402), dated August 17, 2004, prepared by Cornell
University Planning, Design & Construction, and other 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
im
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED- OCTOBER 19, 2004 -APPROVED
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 parking lot for not more than 92 cars, a 25' by 35'
asphalt service pad and entry adjacent to the Mason Shop, and a stone driveway
extension to Palm Road, Town of Ithaca Tax Parcel No. 644-2, as shown on
plans titled "Title Sheet" (T401), "Schematic Design Grading, Drainage &
Layout" (C -101), and "Erosion and Sediment Control Plan" (C402), dated August
17, 2004, prepared by Cornell University Planning, Design & Construction, and
other application material, subject to the following conditions:
a. revision of plan to include the name and seal of the registered land
surveyor or engineer who prepared the topographic survey, and the date
of the survey, prior to the issuance of a building permit, and
b, submission of an original of the revised final site plan on mylar, vellum or
paper, to be retained by the Town of Ithaca, prior to the issuance of a
building permit, and
C. submission of record of application for and approval status of all
necessary permits from county, state, and /or federal agencies, including
the stormwater Notice of Intent, prior to the issuance of a building permit,
and
d, submission to and approval by the Town Director of Planning of proposed
lighting details prior to issuance of a building permit.
AND BE IT FURTHER RESOLVED:
1. That the Planning Board hereby grants Special Approval, determining that:
a. the health, safety, morals and general welfare of the community in
harmony with the general purpose of this ordinance shall be promoted,
and
b, the premises are reasonably adapted to the proposed use, and
C. the proposed use and the location and design of any structure shall be
consistent with the character of the district in which it is located, and
d, consideration has been given to minimizing adverse impacts of the
proposed use upon any Natural Area or View Area, and
M
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
e. the proposed use shall not be detrimental to the general amenity or
neighborhood character in amounts sufficient to devaluate neighboring
property or seriously inconvenience neighboring inhabitants, and
f. the proposed access and egress for all structures and uses is safely
designed, and
g1 the general effect of the proposed use upon the community as a whole,
including such items as traffic load upon public streets and load upon
water and sewerage systems is not detrimental to the health, safety and
general welfare of the community.
The vote on the motion resulted as follows:
AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe, Tally.
NAYS: None.
The motion was declared to be carried unanimously.
AGENDA ITEM: SEQR Determination: Cornell University Raptor Barn, Game Farm
Road
Chairperson Wilcox opened this segment of the meeting at 7:45 p.m.
Maggie Markes, Cornell University
We are here tonight to ask for preliminary and final approval for the raptor facility on
Game Farm Road. The drawings you are going to see, although they are not up here
yet, are marked preliminary based on your comments tonight. They will get changed
and be final drawings, but the basic design will not change. I'm going to introduce Dr
Parks. He is a professor in animal science and he is going to talk about the program for
the raptor program at Cornell and why we need the new facility.
John Parks, Department of Animal Science at Cornell
We have been involved with the Cornell raptor program for probably 12 or 13 years,
formally organized in about 1993. As you can see, this program was established to
promote conservation of wildlife, specifically birds of prey or raptors. And primarily to
engage students that are interested in those sorts of things, students of animal
husbandry, biology, veterinary medicine and conservation. So we engage these
students in a variety of ways and tried to bring this talk in terms of about four major
components of the program.
The first and foremost would be education, which includes formal classroom
instruction. We offer a two- credit course in raptor biology and husbandry, captive
husbandry. It's a two- credit course with enrollment of about 70 to 80 students each
year and they have an opportunity to learn about identification, natural history, as well
as captive care and maintenance of such birds. Increasingly, our students are
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PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
interested in the husbandry and veterinary medicine of non - traditional species such as
wildlife species. So to some extent it addresses that particular interest of our student
clientele.
In addition to the formal classroom instruction, we have practicums of
approximately alternate Saturdays during the academic year. So that would be 8 -10
Saturday mornings each semester and yes we do get a fair number of undergraduates
from Cornell to come out at 9 o'clock in the morning, believe it or not, til about noon.
And during that period of time we go over identification, natural history of the birds. We
give them an opportunity to learn some hands on procedures and then they are also
expected to participate in the chores involving routine care and maintenance and
feeding of the birds in our collection.
In addition to that, if there are students that have a greco
to do more, than we have additional training for students who
in projects that could involve things like banding bird, banding
Raising birds, releasing birds and more intensive work with
would require additional training, which usually is about 3 or 4
ater interest and would like
might want to get involved
raptors in the Ithaca area.
individual birds. So that
sessions each semester.
So a part of that, which I thought you might be interested in seeing, is our public
education program, which has become, I think, fairly popular in the area. Hopefully
some of you have seen this or your children or acquaintances have been to some of
these. And I've just listed some audiences and venues where we have done these
programs over the past few years. You can see there is quite a variety of these and I
think the audiences, young and old, get a lot out of this in addition to promoting wildlife
conservation I think it is just an enjoyable and educational event for them. But more
than that, our students get an opportunity to go before these groups and give oral
presentations. Kind of show off a little bit about what they've learned and what they
know. And I think it is an educational experience for them as well. If you look at some
of the venues, our local prisons, retirement and nursing homes, and it is an experience
for our students to go out and see people in some of these environments and to offer
them something they might not otherwise be able to get. So that is sort of broadly
speaking our educational component.
The second component that is listed is captive propagation and release. I won't
go into this is a lot of detail, but probably this has the potential for the greatest impact on
wild bird populations. The idea here being that we have selected species that we
actually breed and raise in captivity and then do a controlled release to introduce those
young birds into the wild. It is done on a limited basis. It's targeted at species where
there is some question about their population status. So it's not a wholesale, how many
birds can we produce and get out there. It is very, very controlled and limited to just
those species.
Then rehabilitation. I'm sure most of you are somewhat aware of wildlife
rehabilitation that is a component of our program, but frankly we leave a lot of that to
very qualified wildlife rehabilitators in the area. Usually we will take birds where no one
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PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
else has expressed an interest. Work with them, go through a period of convelences to
see if they can be released and then band and release those birds. If that's not
possible, if they are dehabilitated to the point where they cannot be released then we try
to find a use for them within our program. Either in our public education programs or if
we exhibit these birds or in the captive breeding program. Most of our breeding
population are non - releasable birds that have%come in through the rehabilitation route.
Then finally research to the extent that it plays into these other components.
Better ways of breeding birds, methods for releasing birds, improved housing and
management of the birds. For example we have developed procedures for prio-
preservation... we are using artificial insemination. Sort of the frozen zoo concept for
wildlife conservation. And hopefully we will even be able to do some fieldwork that is
sort of related to this interest right here in the area to look at the population status of the
species that we are particularly interested in.
So I think you can see from this that most of these activities are centered around
having appropriately designed and institutionally approved facility. We've worked hard
together to plan and present that to you here tonight.
Chairperson Wilcox — Thank you very much.
Ms. Markes — I will talk now about basically where the site of the raptor barn As going to
be. Can everybody see that? This is Game Farm Road. This is the main entrance
right now to the poultry complex and right now there are two buildings, east and west.
The poultry building is there. Our new raptor facility will be located about 100 feet west
of the poultry barn west. And we will be extending a gravel drive behind the west barn
and to the raptor barn with about six parking spaces. This building is actually a
replacement building for one that was raised during the construction of the laboratory of
Ornithology and they are now being housed in another building, which is not suitable for
this type of bird so we are trying to get them into a new one.
The building construction is a pole barn. The size of it is 4,180 square feet and
will get a floor plan. So it basically consists of mainly aviaries. The aviaries will have
three walls of fiberglass- reinforced panel that is easily cleanable. And then the outside
walls on both of the long sides will be a wire mesh, a vinyl coded wire mesh. So that
the aviaries are open to ambient conditions and the two end walls will be metal siding.
Right in here, which this is a blow up of, there is an ADA accessible bathroom, an office
area with a sink for their use, a corridor and then a room over here that will be used for
any type of procedures that the birds may need in this area and this is an exterior door.
The outside of it, as you can see, this is the wire mesh going on the long sides
and this is the end walls and the roof. The siting is basically going to look like the rest of
the buildings up there, similar colors and appearance.
Chairperson Wilcox — And the approximate size, if I may add?
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PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
Ms. Markes — Yes. It's actually a little bit smaller than the adjacent buildings. We are
going to be using all the existing utilities there, the sewer and waterline, telephone and
electric. We chose this site for the building because it is in proximity to other buildings
in the complex. The west building that is to the east of this building is already being
used for some of Doctor Park's raptor program. We also choose this because of the
limited sight lines from Game Farm Road. The only place that you can really see in
there is this little portion of Game Farm Road. You cannot see it from the Recreation
Walkway, which is actually down in here. We also chose it because we can share
grounds keeping with the rest of the complex.
Board Member Hoffmann — Excuse me. Could you repeat what you just said?
Ms. Markes — There is a full time groundskeeper on the Game Farm Road complex. So
we chose this site rather than an alternate site so that we could keep someone else
there. Also the groundskeeper lives on the premises so there is a constant occupied
portion there. During construction, the site around there we will protect it from erosion
or runoff from the site with silt fences. The deliveries will be made directly to the site.
There won't be any need for any huge staging areas because it is such a small building.
The construction traffic will be basically very minimal because it is again such a small
construction project in there. The noise level from the construction will be minimal.
There will be some, but it won't be huge.
Security issues for there, again, the location with sight lines from the road is one
reason why liked that location. The whole complex is a restricted access site. In other
words individuals who don't either work there or don't have other reasons to go there,
the main entrance for restricted access signs it out. The birds are currently in one of the
buildings here. They are in this building right here; to date there has been no security
violations on that because of the birds there. The campus police also patrol the
grounds regularly and again there is a live -in groundskeeper there.
Our timetable is we will get approvals from you in September. We will apply for a
building permit in October and hopefully begin construction at the end of October with a
December completion. Are there any questions?
Chairperson Wilcox — Eva?
Board Member Hoffmann — There are several beautiful big trees on this site indicated
on the drawing here, too, and since they are away from the building I assume that they
will be saved, including the closest one.
Ms. Markes — That is also very important to me. They are beautiful old oak trees and
they are ... this would be the only one that would be close to that and I've already spoken
to the contractor that we would like to build this that they need to make sure they protect
around the area at the base of that tree as well.
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PLANNING BOARD MINUTES
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APPROVED - OCTOBER 19, 2004 - APPROVED
Board Member Conneman — I have a question about security, obviously these days we
have concerns about that. What specifically will you do? You gave some general ideas
but that sounds still like a building out there.
Ms. Markes — And it is. Well, it is adjacent to other buildings, but the groundskeeper
does ... like I said he lives there and he does keep an eye on it. The campus police also
patrol. Not only they patrol, but my understanding is they go out and they actually stay
on the premises in a...
Board Member Conneman — Where does he live? Where does he live on this?
Ms. Markes — Right here. So it is right at the entrance. Actually that is the only way you
can drive in unless you go across the grass.
Board Member Howe — Any lighting?
Ms. Markes — Only lighting at the exit ways for egress. There wouldn't be any dusk to
dawn lighting near there because we need the night for the birds because they are open
to...
Attorney Barney — Are these birds native to this area?
Dr Parks — There is a collection presently of about 45 birds and only 2 of them on not
indigenous to the area. So most of these birds come from the area and if they are not
releasable we will try to find a use for them.
Attorney Barney — They don't migrate?
Dr Parks — Well, most of them is what you would consider nonreleasable so if you
released them they wouldn't survive so we prop them up a little bit in that regard.
Attorney Barney — I was curious with the exterior being open basically wintertime is a
little chilly here at times.
Dr Parks — Well, yes, but these are species that are here over winter. Yes, they are
migratory, but probably as many remain in the area as migrate and so these are species
that tolerate the cold. The birds that might have more sensitivity to that are actually
going to be housed in west house, which is the adjacent building. There they are much
more protected.
Chairperson Wilcox — Doctor, while you are here, two questions. Is this an expansion of
the existing program or simply a relocation of it or how would you describe it?
Dr Parks — It is a relocation of it. In the proposal I think we might have mentioned a
collection of up to 80 birds. It is unlikely that it would reach that, but that would include
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PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 -APPROVED
any young of the year that might be produced so the collection that we have now of 40
to 50 birds that is probably about where it is going to stay.
Chairperson Wilcox — Now a personal question if I may. You talk about migration,
Canada Geese. Why do some Canada Geese migrate and why do some stay here?
Dr Park — Some are smarter than others. I don't know the answer to that. Why do
some red tail hawks migrate and some stay here? They figured out they can survive on
the pheasants at the Game Farm.
Chairperson Wilcox — Thank you. My place of work gets inundated with them about this
time of year as they start to gather before they go south and many of them stay behind.
It is interesting.
Mr. Walker — They only go as far south as they need to, to find food and open water. If
they've got a food supply and open water, they'll stay here forever.
Chairperson Wilcox — Okay. Thank you, unless someone else wants to ask you a
question. Eva?
Board Member Hoffmann — I see that there are some overhead electrical telephone
lines that are proposed to be put in and it looks like they go from the poultry building
west I assume over westward passed the existing pond there and on, but where do they
go on from there?
Ms. Markes —These are existing down here. The only new ones would be from here to
our new building.
Board Member Hoffmann — Oh, I see. Okay. All right. So everything else on the
drawing is existing?
Ms. Markes — That's right.
Board Member Hoffmann — Thank you. Sometimes it is hard to see those little arrows
on these drawings that are made smaller.
Chairperson Wilcox — Dan, do you want to talk about drainage briefly?
Mr. Walker — It runs downhill. Again the analysis here is consistent with the original
hydrological analysis that was done for the SLUD, the generic environmental impact
statement and the drainage of this building is actually not being picked up with a lot of
drainage structures that are usually runoff off the roof and directly onto the vegetative
area, the grassed area that will flow into the old...(not audible) ... which serves as a
retention area and then it would discharge from that and flows through natural channels
down to the FREDs pond again. So this is consistent with the original hydrologic
analysis and it is adequately addressed. The drainage is adequately addressed.
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PLANNING BOARD MINUTES
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Chairperson Wilcox — Susan, if I may. The statement was made that the.barn would not
be visible from the Recreation Way.
Ms. Ritter — I believe that's correct. We walked on this for the library annex and never
noticed those buildings.
Chairperson Wilcox — Okay. The reason I asked is that is part of the special approval
condition. One of the things that we need to consider as part of special approval that
impacts from the view from natural areas...
Ms. Ritter — Yeah. I have to say that I did not go on the East Ithaca Recreation Way for
this project, but we were on it for the library and were noticing that...
Chairperson Wilcox — I've walked it before and I don't remember seeing those three
structures that are there.
Ms. Ritter - There is a fair amount of vegetation there.
Board Member Hoffmann — In addition to those large trees there is a lot of shrubbery
there too, closer to the natural area. I can't imagine it could possibly be seen.
Dr Parks — I might just add that even though that it might not be on this, but the
elevation of this building is actually lower than the existing buildings anyway. The other
buildings are 2.5 stories and this will be much less than that.
Board Member Hoffmann — I would like to change the markings on the eaf in this case,
too, under point 10 to mark off the forest and open space for the same reasons as the
previous application.
Chairperson Wilcox — Do you think we should mark agriculture as well? Broadly
defined, is there an agricultural use in the vicinity of this barn? Yes. Thank you. So we
will add... Any further discussion with regard to environmental impacts?
Board Member Hoffmann — I would like t
vegetation, trees, shrubbery, and so on along
of these very utilitarian looking buildings that
add to their beauty or nonexistent building. I
particular project, but that is something that
built up more and more.
o see at some point some plantings of
Game Farm Road to block the views of all
have been there a long time, but it doesn't
don't think it is appropriate to ask it of this
I would like to see eventually as this gets
Chairperson Wilcox — Would someone like to move the SEQR motion?
Board Member Talty — My question was, maybe
preliminary plan in front of us and we are looking
approval? I mean traditionally we don't really do this.
I missed it, why do we have a
for preliminary and final site plan
26
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
Attorney Barney - Margaret indicated that it was marked preliminary and it would be
finalized with any changes of anything -we want and make final. This is indeed
essentially the plan that they are looking to approve.
Board Member Talty — Okay. I just want to make it clear for the record that we usually
don't do this, I don't believe.. Correct? .I mean...
Attorney Barney — It depends on the significance of the project.
Board Member Talty — I just don't want other folks out in the audience to head down that
road and think just because we are taking a look at this particular plan that it is setting a
precedent.
Chairperson Wilcox — Lets just make it clear, if we get to that point and we approve the
plans in front of us that is what is approved and that is essentially what you have to
build, any significant changes you may wind up back here again. Thank you, Kevin.
Board Member Thayer moved the SEQR motion, seconded by Kevin Talty.
PB RESOLUTION NO. 2004 -096: SEQR, Preliminary & Final Site Plan Approval &
Special Approval, Cornell University Raptor Barn, Game Farm Road, Tax Parcel
No. 64 -1 =2
MOTION made by Larry Thayer, seconded by Kevin Talty.
WHEREAS.
1. Consideration of Preliminary and Final Site Plan Approval and Special Approval
for the proposed Cornell University Raptor Barn located off Game Farm Road,
Town of Ithaca Tax Parcel No. 64 -1 -2, Planned Development Zone No.9. The
project involves construction of a +/- 4,180 square foot pole barn for the purpose
of housing a collection of birds of prey. In addition to providing the aviary space,
the facility will also contain office space, a procedural room, a restroom, a new
gravel driveway, walkway, and a small parking area. Cornell University,
Owner /Applicant; Maggie Markes, 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 September 23,
adequate a Short Environmental Asse.<
applicant, and Part 11 prepared by Town
Plan'; dated 9115104, and prepared by T.
including, a Floor Plan entitled "A2.01';
2004, has reviewed and accepted as
;sment Form Part 1, submitted by the
Planning staff, a drawing entitled "Site
G. Miller, P.C., and additional drawings
an Elevation drawing entitled "A3.01".
27
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
and a Building Cross Section entitled 'A4.01", each dated August 16, 2004 and
prepared by MAS Engineering, 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 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.
The vote on the motion resulted as follows:
AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe, Talty.
NAYS: None.
The motion was declared to be carried unanimously.
Chairperson Wilcox closed this segment of the meeting at 8:10 p.m.
PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and
Special Approval for the proposed Cornell University Raptor Barn located off Game Farm
Road at the Poultry Complex, Town of Ithaca Tax Parcel No. 64 -1 -2, Planned
Development Zone No. 9. The project involves construction of a 4,180 +/- square foot
pole barn containing an office, procedures room, and space to house up to 80 birds of
prey. The project also includes a new gravel access drive and parking. Cornell
University, Owner /Applicant; Maggie Markes, Agent.
Chairperson Wilcox opened this segment of the meeting at 8:10 p.m. and invited
members of the public to address the board. With no persons present to be heard,
Chairperson Wilcox closed the public hearing at 8:12 p.m.
Board Member Talty — What is the largest bird you will have?
Dr Parks — At present we have both a bald eagle and a golden eagle.
Chairperson Wilcox — The issue has been raised about sedimentation control during
construction and we have a condition in the draft resolution so that we get the
appropriate plan and details for review. Any questions? Are we all set? Any comments
from staff?
Board Member Conneman moved the resolution, seconded by Board Member Howe.
Chairperson Wilcox — Again, we
approval and the
considerations?
special approval
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
are granting both preliminary and final site plan
Everyone is comfortable with the special approval
PB RESOLUTION NO. 2004 -097: Preliminary and Final Site Plan Approval &
Special Approval, Cornell University Raptor Barn, Game Farm Road, Town of
Ithaca Tax Parcel No. 64 -1 -2
MOTION made by George Conneman, seconded by Rod Howe.
WHEREAS.
1. This action is consideration of Preliminary and Final Site Plan Approval and
Special Approval for the proposed Cornell University Raptor Barn located off
Game Farm Road, Town of Ithaca Tax Parcel No. 64 -1 -2, Planned Development
Zone No.9. The project involves construction of a +/- 4,180 square foot pole barn
for the purpose of housing a collection of birds of prey. In addition to providing
the aviary space, the facility will also contain office space, a procedural room, a
restroom, a new gravel driveway, walkway, and a small parking area. Cornell
University, Owner /Applicant; Maggie Markes, 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 accepted as adequate a short Environmental Assessment
Form, Part 1, submitted by the applicant, and Part ll, prepared by the Town
Planning Department, and has on September 23, 2004, made a negative
determination of environmental significance, and
3. Planning Board, at a Public Hearing held on September 23, 2004, has reviewed
and accepted as adequate, an Environmental Assessment Form Part 1,
submitted by the applicant, and a Part /1 prepared by Town Planning staff, a
drawing entitled "Site Plan'; dated 9115104, and prepared by T.G. Miller, P.C.,
and additional drawings including, a Floor Plan entitled 'A2.01', an Elevation
drawing entitled 'A3.01', and a Building Cross Section entitled "A4.01". each
dated August 16, 2004 and prepared by MAS Engineering, and other application
material.
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
29
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 - APPROVED
2. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site
Plan Approval for the proposed Cornell University Raptor Barn located off Game
Farm Road, Tax Parcel No. 64 -1 -2, a drawing entitled "Site Plan ", dated 9115104,
and prepared by T. G. Miller, P.C., and additional drawings including a Floor Plan
entitled 'A2.01", an Elevation drawing entitled 'A3.01". and a Building Cross
Section entitled "A4.01" , each dated August 16, 2004 and prepared by MAS
Engineering, subject to the following conditions:
a. revision of the plan to include the name and seal of the registered land
surveyor or engineer who prepared the topographic survey, and the date
of the survey, prior to the issuance of a building permit, and
b. submission of an erosion and sedimentation control plan for review and
approval by the Town of Ithaca Director of Engineering prior to issuance of
a building permit, and
C. submission
retained by
and
d, submission
necessary 1
issuance of
of an original final site plan
the Town of Ithaca, prior to
of record of application
)ermits from county, state,
a building permit, and,
AND BE IT FURTHER RESOLVED:
on mylar, vellum, or paper, to be
the issuance of a building permit,
for and approval status of all
and /or federal agencies, prior to
1. That the Planning Board hereby grants Special Approval, determining that:
a. the health, safety, morals and general welfare of the community in
harmony with the general purpose of this ordinance shall be promoted,
and
b. the premises are reasonably adapted to the proposed use, and
C. the proposed use and the location and design of any structure shall be
consistent with the character of the district in which it is located, and
d, consideration has been given to minimizing adverse impacts of the
proposed use upon any Natural Area or View Area, and
e. the proposed use shall not be detrimental to the general amenity or
neighborhood character in amounts sufficient to devaluate neighboring
property or seriously inconvenience neighboring inhabitants, and
30
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 -APPROVED
f. the proposed . access and egress for all structures and uses is safely
designed, and
g. the general effect of the proposed use upon the community as a whole,
including such items as traffic load upon public streets and load upon
water and sewerage systems is not detrimental to the health, safety and
general welfare of the community.
The vote on the motion resulted as follows:
AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe, Tally,
NAYS: None.
The motion was declared to be carried unanimously.
AGENDA ITEM: Approval of Minutes: September 7, 2004
Brief discussion took .place regarding the minutes and resolution 2004 -089. It was
agreed that the Deputy Clerk would re- listen to the tape regarding the vote.
PB RESOLUTION NO. 2004 -098: Approval of Minutes — September 7, 2004
MOTION by Fred Wilcox, seconded by Larry Thayer
RESOLVED, that the Planning Board does hereby approve and adopt the September 7,
2004 minutes as the official minutes of the Town of Ithaca Planning Board for the said
meetings as presented with corrections.
The vote on the motion resulted as follows:
AYES: Wilcox, Conneman, Thayer, Howe, Talty.
NAYS: None.
ABSTAIN: Hoffmann.
The motion was declared to be carried.
AGENDA ITEM: OTHER BUSINESS
Mr. Smith gave the board a preview of the October 5, 2004 agenda. Remington Inn
would be coming in for SEAR and preliminary site plan approval. Ithaca Estates would
be back for discussion regarding their master plan.
The Country Inn and Suites is on the October 19, 2004 agenda along with many other
items. Projects have already been scheduled for the November 2, 2004 Planning Board
meeting.
31
PLANNING BOARD MINUTES
SEPTEMBER 23, 2004
APPROVED - OCTOBER 19, 2004 -APPROVED
Board Member Hoffmann reminded staff to get materials that were handed out at
meetings to members who were not present at the meeting.
The board discussed the New York State Planning Federation Conference. Members
that attended thought it was a great conference and that the workshops were very
useful.
Board Member Howe announced that Chairperson Wilcox would be serving on the
Board of the New York State Planning Federation,
Ms. Ritter has talked with Christiann Dean and has done some research regarding the
impact of development on agriculture. Ms. Dean recommended the board review the
book "Holding our Ground" by Tom Daniels and Deborah Bowers. The Town Planning
Department has one copy of the book and they are willing to loan it out Mr. Kanter did
research on the web and printed off some information for the board. Ms. Ritter provided
the material to the board.
AGENDA ITEM: ADJOURNMENT
Upon MOTION, Chairperson Wilcox declared the September 23, 2004 meeting of the
Town of Ithaca Planning Board duly adjourned at 10:25 p.m.
Respectfully Submitted,
Carrie Coates Chi ore
Deputy Town Clerk
32
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TOWN OF ITHACA PLANNING BOARD
215 North Tioga Street
Ithaca, New York 14850
Thursday, September 23, 2004
AGENDA
7:00 P.M. Persons to be heard (no more than five minutes).
7:05 P.M. SEQR Determination: Farrell 4 -Lot Subdivision, 665 -669 Coddington Road.
7 :10 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the
proposed 4 -lot subdivision located at 665 -669 Coddington Road, Town of Ithaca Tax Parcel No.
48- 1 -5.2, Low Density Residential and Conservation Zones. The proposal includes subdividing the
11.8 +/- acre parcel into two lots for the existing residences at 667 and 669 Coddington Road, one
2.1 +/- acre parcel to be consolidated with the adjacent apartment building at 665 Coddington Road
(Tax Parcel No. 48- 1 -5.1), and one 6.7 +/- acre parcel on the east side of the property to be
conveyed to the City of Ithaca. William F. Farrell, Owner /Applicant,
7:20 P.M. SEQR Determination: Cornell University Mason Shop Parking Lot, Palm Road,
7:25 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special
Approval for the proposed Cornell University Mason Shop Parking Lot project located off Palm
Road behind the existing Mason Shop and Planning, Design, & Construction Warehouse, Town of
Ithaca Tax Parcel No. 64 -1 -2, Planned Development Zone No. 9. The project involves
construction of a stone parking area for approximately 90 vehicles, a 25' by 35' asphalt service pad
and entry adjacent to the Mason Shop, and a stone driveway extension to Palm Road. Cornell
University, Owner /Applicant; Jim Gibbs, Agent.
7:35 P.M. SEQR Determination: Cornell University Raptor Barn, Game Farm Road.
7:40 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special
Approval for the proposed Cornell University Raptor Barn located off Game Farm Road at the
Poultry Complex, Town of Ithaca Tax Parcel No. 64 -1 -2, Planned Development Zone No. 9. The
project involves construction of a 4,180 +/- square foot pole barn containing an office, procedures
room, and space to house up to 80 birds of prey. The project also includes a new gravel access
drive and parking. Cornell University, Owner /Applicant; Maggie Markes, Agent.
8. Persons to be heard (continued from beginning of meeting if necessary).
9. Approval of Minutes: September 7, 2004.
10, Other Business:
11, Adjournment,
Jonathan Kanter, AICP
Director of Planning
273 -1747
NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY
SANDY POLCE AT 273 -1747.
(A quorum of four (4) members is necessary to conduct Planning Board business.)
TOWN OF ITHACA PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
Thursday, September 23, 2004
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 at a Special Meeting
on Thursday, September 23,
2004, at 215
North
Tioga Street, Ithaca, N.Y., at
the following times and on the
following matters:
7:10 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed 4 -lot
subdivision located at 665 -669 Coddington Road, Town of Ithaca Tax Parcel No. 48 -1-
5.2, Low Density Residential and Conservation Zones. The proposal includes
subdividing the 11.8 +/- acre parcel into two lots for the existing residences at 667 and
669 Coddington Road, one 2.1 +/- acre parcel to be consolidated with the adjacent
apartment building at 665 Coddington Road (Tax Parcel No. 48- 1 -5.1), and one 6.7 +/-
acre parcel on the east side of the property to be conveyed to the City of Ithaca: William
F. Farrell, Owner /Applicant.
7:25 P.M. Consideration of Preliminary and Final Site Plan Approval and Special Approval for the
proposed Cornell University Mason Shop Parking Lot project located off Palm Road
behind the existing Mason Shop and Planning, Design, & Construction Warehouse, Town
of Ithaca Tax Parcel No. 64 -1 -2, Planned Development Zone No. 9. The project involves
construction of a stone parking area for approximately 90 vehicles, a 25' by 35' asphalt
service pad and entry adjacent to the Mason Shop, and a stone driveway extension to
Palm Road. Cornell University, Owner /Applicant; Jim Gibbs, Agent.
7:40 P.M. Consideration of Preliminary and Final Site Plan Approval and Special Approval for the
proposed Cornell University
Raptor Barn located off Game
Farm Road at the
Poultry
Complex, Town of Ithaca Tax
Parcel No.
64 -1 -2, Planned Development Zone No.
9. The
project involves construction
of a 4,180
+/- square foot pole
barn containing an office,
procedures room, and space to house up
to 80 birds of prey.
The project also includes a
new gravel access drive and
parking.
Cornell University,
Owner /Applicant;
Maggie
Markes, Agent.
Said Planning Board will at said times and said place hear all persons in support of such matters or objections
thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing
impairments or other special needs, will be provided with assistance as necessary, upon request. Persons
desiring assistance must make such a request not less than 48 hours prior to the time of the public hearings.
Jonathan Kanter, AICP
Director of Planning
273 -1747
Dated: Wednesday, September 15, 2004
Publish: Friday, September 17, 2004
T'b Itha
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Frrday,�Septern' ber1�7 X2004
TOWN OF ITHACA
PLANNING BOARD
SIGN -IN SHEET
DATE: September 23, 2004
(PLEASE PRINT TO ENSURE ACCURACY IN OFFICIAL MINUTES)
PLEASE PRINT NAME
PLEASE PRINT ADDRESS /AFFILIATION
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J rA�Nvp\ C�s ��e� s
co�,�`�,
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TOWN OF ITHACA
AFFIDAVIT OF POSTING AND PUBLICATION
I, Sandra Polce being duly sworn, depose and say that I am a Senior Typist for the Town of
Ithaca, Tompkins County, New York; that the following Notice has been duly posted on the sign
board of the Town of Ithaca and that said Notice has been duly published in the local newspaper,
The Ithaca Journal.
Notice of Public Hearings to be held by the Town of Ithaca Planning Board in the Town of Ithaca
Town Hall 215 North Tioga Street Ithaca New York on Tuesday September 23, 2004
commencing at 7:00 P.M., as per attached.
Location of Sign Board used for Posting: Town Clerk Sign Board — 215 North Tio ag_Street.
Date of Posting:
Date of Publication:
September 15, 2004
September 17, 2004
`Jow.� GkCA�
Sandra Polce, Senior Typist
Town of Ithaca.
STATE OF NEW YORK) SS:
COUNTY OF TOMPKINS)
Sworn to and subscribed before me this 17th day of September 2004.
C
Notary Public
CONNIE F. CLARK
Notary Public, State of New York
No. 01 CL6052878
Qualified in Tompkins County
Commission Expires December 26, 20 0� .