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HomeMy WebLinkAboutPB Minutes 2010-11-16FILE , � TOWN OF ITHACA PLANNING BOARD MEETING DATE Tuesday, November 16, 2010 215 N. Tioga Street, Ithaca, NY 14850 Board Members Present: Chair: Fred Wilcox; Members: George Conneman, John Beach, Jon Bosak, Rod Howe, Hollis Erb, Ellen Baer (alternate) Staff Present: Jonathan Kanter, Director of Planning; Bruce Bates, Director of Code Enforcement; Debra DeAugistine, Deputy Town Clerk; Kristin Taylor, Engineer; Susan Brock, attorney Call to Order Mr. Wilcox declared the meeting duly opened at 7:05 p.m. and accepted the posting of the public hearing notices. AGENDA ITEM Persons to be heard No one came forward to address the Board. AGENDA ITEM SEOR Determination: Marjory Thayer Family Trust 2 -Lot Subdivision, Town Line Road. Andy Zepp, Finger Lakes Land Trust, noted that this is a subdivision for conservation purposes. The Land Trust has held a conservation easement for a number of years on the portion of the property that borders Lick Brook. Ms. Thayer has moved away and is interested in deeding that property to the Land Trust to insure its protection and to continue traditional public access to the site, which the conservation easement did not provide for. PB RESOLUTION No. 2010 -091: SEAR, Preliminary and Final Subdivision Approval, Marjorie Thayer Family Trust 2 -Lot Subdivision, Sandbank & Town Line Roads, Tax Parcel No. 35. -1 -6 Moved by Hollis Erb; seconded by George Conneman WHEREAS: This is consideration of Preliminary and. Final Subdivision Approval for the proposed two -lot subdivision located at the corner of Town Line Road and Sand Bank Road, Town of Ithaca Tax Parcel No. 35 -1 -6, Low Density Residential Zone. The proposal involves subdividing off a 6.23 +/- acre parcel which is bound by Town Line Road, Sand Bank Road and the Town of Ithaca/Danby municipal boundary. The parcel will be conveyed to the Finger Lakes Land Trust. The Marjory Thayer Family Trust, Owner; Finger Lakes Land Trust, Applicant, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting as Lead Agency with respect to Subdivision Approval, and 3. The Planning Board on November 16, 2010, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and Part II prepared by the Town Planning staff, a survey map entitled "Survey Map Showing Parcels To Be Conveyed To The Finger Lakes Land Trust From The Marjory Thayer Family Trust, Located PB Minutes 11 -16 -2010 Page 2 of 8 On Sandbank And Town Line Roads, Town Of Danby And Town Of Ithaca, Tompkins County, New York," prepared by T.G. Miller P.C., dated 8/13/10, and other application materials, and 4. 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 for the reasons set forth in the Environmental Assessment Form Part II referenced above, 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 was as follows: AYES: Wilcox, Conneman, Beach, Bosak, Talty, Howe, Erb NAYS: None AGENDA ITEM Public Hearing: Consideration of Preliminary and Final Subdivision Approval for the proposed 2- lot subdivision located at the corner of Town Line Road and Sand Bank Road, Town of Ithaca Tax Parcel No. 35 -1 -6, Low Density Residential Zone. The proposal involves subdividing off a 6.23 +/- acre parcel which is bound by Town Line Road, Sand Bank Road and the Town of Ithaca/Danby municipal boundary. The parcel will be conveyed to the Finger Lakes Land Trust. The Marjory Thayer Family Trust, Owner; Finger Lakes Land Trust, Applicant. Mr. Wilcox opened the public hearing at 7:08 p.m. and invited the public to speak. There being no one, Mr. Wilcox closed the public hearing at 7:09 p.m. PB RESOLUTION No. 2010 -092: Preliminary and Final Subdivision Approval, Marjorie Thayer Family Trust 2 -Lot Subdivision, Sandbank & Town Line Roads, Tax Parcel No. 35. -1 -6 Moved by Rod Howe; seconded by John Beach WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located at corner of Town Line Road and Sand Bank Road, Town of Ithaca Tax Parcel No. 35 -1 -6, Low Density Residential Zone. The proposal involves subdividing off a 6.23 +/- acre parcel which is bound by Town Line Road, Sand Bank Road and the Town of Ithaca/Danby municipal boundary. The parcel will be conveyed to the Finger Lakes Land Trust. The Marjory Thayer Family Trust, Owner; Finger Lakes Land Trust, 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 November 16, 2010, 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 Part II prepared by the Town Planning staff, and 3. The Planning Board on November 16, 2010, has reviewed and accepted as adequate a survey map entitled "Survey Map Showing Parcels To Be Conveyed To The Finger Lakes PB Minutes 11 -16 -2010 Page 3 of 8 Land Trust From The Marjory Thayer Family Trust, Located On Sandbank And Town Line Roads, Town Of Danby And Town Of Ithaca, Tompkins County, New York," prepared by T.G. Miller P.C., dated 8/13/10, and other application materials; NOW THEREFORE BE IT RESOLVED: 1. That the Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located on Sandbank and Townline Roads, as shown on the survey map entitled "Survey Map Showing Parcels To Be Conveyed To The Finger Lakes Land Trust From The Marjory Thayer Family Trust, Located On Sandbank And Town Line Roads, Town Of Danby And Town Of Ithaca, Tompkins County, New York," subject to the following condition: a. submission for signing by the Chairman of the Planning Board of an original or mylar copy and three dark -lined prints of the approved final subdivision plat, signed and sealed by the registered land surveyor who prepared the plat, prior to filing with the Tompkins County Clerk's Office; and submission of a receipt of filing to the Town of Ithaca Planning Department. A vote on the motion was as follows: AYES: Wilcox, Conneman, Beach, Bosak, Talty, Howe, Erb NAYS: None AGENDA ITEM Public Hearing: Consideration of Final Site Plan Approval, Final Subdivision Approval and Special Permit for the proposed Third Residential EcoVillage Experience (TREE) project located off Rachel Carson Way, Town of Ithaca Tax Parcel No.'s 28 -1- 26.22, 28 -1 -18, 28 -1 -26.82 and 28- 1- 26.84, Planned Development Zone No. 8. The proposal involves the development of a third residential neighborhood which will include 22 single family homes, 14 +/- carports /garages, 23 +/- surface parking spaces, and a common house that includes space for community functions along with 8 apartments, 2 visitor /guest rooms and 4 offices for residents. The project will also include a new village green between the three neighborhoods, additions and improvements to Rachel Carson Way, and new stormwater facilities and utilities. The proposal also includes subdividing a five acre parcel for the TREE development along with other small changes to the existing EcoVillage parcel boundaries. EcoVillage at Ithaca, Inc., Owner /Applicant; Liz Walker, Organization Manager, Agent. Mr. Wilcox opened the public hearing at 7:15 p.m. Rick Manning, landscape architect, described how the design of Rachel Carson Way was changed to address Tom Parson's concerns. Mr. Parsons wanted a more uniform material across the full width of the drive, so the asphalt was widened from 12 to 20 feet. The geometry of the road was softened dramatically, while preserving some parallel parking along the road, so a fire truck can smoothly pass through and a vehicle can pass a fire truck without stopping. Mr. Manning reported that Mr. Parsons seems comfortable with the approach and will test it out. PB Minutes 11 -16 -2010 Page 4 of 8 The color of the roof, solar panels, and siding were discussed. Mr. Herrick didn't bring samples of the siding, since the colors were represented in the drawings. Ms. Walker stated that solar panels reflect the color of the sky. The solar panels will vary in color depending on the color of the sky they are reflecting. She also noted that only the people from the south side of EcoVillage will be able to see the roofs, which are at a 45 degree angle. Mr. Kanter noted that there are not many color choices for solar panels. The maximum height of the roofs plus solar panels was discussed. Mr. Herrick assured the Board that the heights are to the top of the solar panels and that they won't break the skyline. Mr. Kanter recommended 52 feet since that number was cited previously without objections from the Board. Mr. Wilcox closed the public hearing at 7:41 p.m. Mr. Conneman was concerned about the color of the siding, since there were no samples available, although he otherwise highly approves of the project. Mr. Talty agreed, saying that everyone should be held to the same requirements. Other Board members were satisfied with the colors as represented in the drawings. PB RESOLUTION No. 2010 -093: Final Site Plan Approval, Final Subdivision Approval, and Special Permit, Third Residential EcoVillage Experience (TREE), Rachel Carson Way (Off Mecklenburg Road) Moved by Rod Howe; seconded by Hollis Erb WHEREAS: 1. The Town of Ithaca Planning Board is considering Final Site Plan Approval, Final Subdivision Approval and Special Permit for the proposed Third Residential EcoVillage Experience (TREE) project located off Rachel Carson Way, Town of Ithaca Tax Parcel No.'s 28 -1- 26.22, 28 -1 -18, 28 -1 -26.82 and 28 -1- 26.84, Planned Development Zone No. 8. The proposal involves the development of a third residential neighborhood which will include 22 single family homes, 14 +/- carports /garages, 23 +/- surface parking spaces, and a common house that includes space for community functions along with 8 apartments, 2 visitor /guest rooms and 4 offices for residents. The project will also include a new village green between the three neighborhoods, additions and improvements to Rachel Carson Way, and new stormwater facilities and utilities. The proposal also includes subdividing a five acre parcel for the TREE development along with other small changes to the existing EcoVillage parcel boundaries. EcoVillage at Ithaca, Inc., Owner /Applicant; Liz Walker, Organization Manager, Agent; and 2. This is a Type I Action for which the Town of Ithaca Planning Board, acting as lead agency in coordinating the environmental review with respect to this project, has on October 5, 2010, 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, a Part II prepared by Town Planning staff, and other application materials; and 3. The Town of Ithaca Planning Board on October 5, 2010 did grant preliminary subdivision approval and preliminary site plan approval for the proposed EcoVillage TREE proposal and recommended that the Town Board adopt a proposed Local Law Amending Chapter 271 of the Town of Ithaca Code, Titled Zoning: Special Land Use Districts, to Change EcoVillage Planned Development Zone Provisions Regarding Community Centers and Solar Panels; and PB Minutes 11 -16 -2010 Page 5 of 8 4. The Town of Ithaca Town Board on November 8, 2010 adopted a Local Law Amending Chapter 271 of the Town of Ithaca Code, Titled Zoning: Special Land Use Districts, to Change EcoVillage Planned Development Zone Provisions Regarding Community Centers and Solar Panels; and 5. The Town of Ithaca Town Board on November 8, 2010 accepted the concept and location of a sewer line and easement to be dedicated to the Town of Ithaca in conjunction with the proposed TREE development; and 6. The Planning Board has held a Public Hearing on November 16, 2010, and has reviewed and accepted as adequate the following subdivision and site plan drawings: Subdivision Map Showing Land Exchange at EcoVillage at Ithaca, prepared by Lee Dresser, L.S. (dated 8/2/2010, revised 10/20/10); Sheets C100 through C104 (dated 8/20/10, revised 10/25/10), Sheet C105 (dated 8/20/10, revised 10/27/10), Sheet C201 (dated 8/20/10, revised 10/25/10), Sheet C202 (dated 8/20/10, revised 10/27/10), Sheet C301 (dated 10/25/10), and Sheets L101 A and L102 (dated 8/20/10, revised 10/25/10), all prepared by T.G. Miller P.C.; the set of Architectural Drawings — TREE Site Plan Submission, Sheets A0 through A24, all prepared by Jerry Weisburd, Coterre Planning, Development, Design, and dated 08/15/10; and other application materials; NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board, pursuant to Chapter 271, Section 271 -9.1 of the Town of Ithaca Code as amended, hereby grants a Special Permit authorizing the construction of a community center building (also known as the Sustainable Living Center) in excess of a height of 540 feet, but not to exceed 52 feet in height, finding that the standards enumerated in Section 270 -200 of the Town of Ithaca Code for authorizing such Special Permit have been met; and BE IT FURTHER RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Final Subdivision Approval, as shown on the Final Subdivision Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board; and 2. That the Planning Board hereby grants Final Subdivision Approval for the proposed subdivision, as shown on Subdivision Map Showing Land Exchange at EcoVillage at Ithaca, prepared by Lee Dresser, L.S., dated 8/2/2010 and revised 10/20/2010, conditioned upon the following: a. Within six months of final approval, consolidation of the following parcels shown on the Subdivision Map: consolidation of the three EcoVillage at Ithaca parcels labeled P/O Tax Map No. 28 -1 -26.22 (2.367 acres), P/O Tax Map No. 28 -1 -26.82 (0.371 acres), and P/O Tax Map No. 28 -1 -26.82 (0.241 acres) into Tax Parcel No. 28 -1- 26.84; and consolidation of the EcoVillage at Ithaca parcel labeled P/O Tax Map No. 28 -1 -18 (0.566 acres) into Tax Parcel No. 28 -1- 26.22; and submission to the Town Planning Department of a copy of the request to the Tompkins County Assessment Department for consolidation of the above - referenced parcels; and b. Submission for review and approval by the Attorney for the Town of the language of revised cross easements or other agreements necessary to ensure ingress and egress for all of the parcels and entities in the subdivision to guarantee future access to the entrance PB Minutes 11 -16 -2010 Page 6 of 8 road and access to all utilities, drainage and stormwater facilities, recreational amenities, common open space and other common or shared facilities on the overall EcoVillage site, to ensure that future owners and leaseholders of all parcels have full rights to use all of the above- mentioned facilities, prior to the issuance of any Certificates of Occupancy within the Third Residential EcoVillage Experience neighborhood; and c. Submission of any revised cooperative proprietary leases, condominium or homeowners association documents, or other agreements among property owners, including, but not limited to, suitable provisions to assure maintenance of the entrance road and other common utilities and facilities, for review and approval of the Attorney for the Town prior to issuance of any Certificates of Occupancy within the Third Residential EcoVillage Experience; and d. Submission of a certificate or letter signed and sealed by the mortgagee to the effect that it consents to the plat and any dedications or restrictions shown on or referred to on the plat, prior to signing of the plat by the Planning Board Chair, or documentation that there is no current mortgage on the property; and e. Signing of one original or mylar copy and three dark -line prints of the final plat drawing referenced above by the Planning Board Chair, said plat to be filed in the County Clerk's Office, and a receipt of filing provided to the Town Planning Department, prior to issuance of any building permits; and 3. That the Planning Board hereby finds that there is no need for the reservation of parkland in conjunction with the proposed development of the Third Residential EcoVillage Experience, since the existing and proposed EcoVillage development includes adequate areas for playgrounds, community gardens, recreational opportunities, and other open space amenities, but that should the need for a set aside of land for recreational purposes be determined by the Planning Board when and if additional portions of the EcoVillage property may be further subdivided or developed, such set aside shall be based on the acreage of the original total EcoVillage parcel that existed prior to any development, consisting of 176 +/- acres; and BE IT FURTHER RESOLVED: 1. That the Planning Board hereby grants Final Site Plan Approval for the proposed Third Residential EcoVillage Experience, as shown on the following site plan drawings: Sheets C100 through C104 (dated 8/20/10, revised 10/25/10), Sheet C105 (dated 8/20/10, revised 10/27/10), Sheet C201 (dated 8/20/10, revised 10/25/10), Sheet C202 (dated 8/20/10, revised 10/27/10), Sheet C301 (dated 10/25/10), and Sheets L101A and L102 (dated 8/20/10, revised 10/25/10), all prepared by T.G. Miller P.C.; the set of Architectural Drawings — TREE Site Plan Submission, Sheets AO through A24, all prepared by Jerry Weisburd, Coterre Planning, Development, Design, and dated 08/15/10; and other application materials; conditioned upon the following: a. Submission of final construction documents of all proposed structures, roads, water /sewage facilities, stormwater management, and other improvements, for review and approval of the Town of Ithaca Department of Public Works prior to issuance of any building permits; and b. The appearance of all buildings and structures in the Third Residential EcoVillage Experience, including roofs, shall be consistent with the architectural drawings, as referenced above; and PB Minutes 11 -16 -2010 Page 7 of 8 c. Submission of details of the interior piping of the Fire Pump Station to the Public Works Department for review and approval prior to issuance of any building permits. Such plans for the Fire Pump Station shall include a RPZ (relief pressure zone) backflow preventer; and d. Submission of record of approval for the water and sewer connections by the County Health Department and by the Town of Ithaca Public Works Department prior to construction of said facilities; and e. Submission of the draft access easement around the stormwater facility, satisfactory to the Attorney for the Town and the Town of Ithaca Public Works Department, prior to issuance of any building permits; and Conveyance to the Town of Ithaca of the sewer line extension and permanent sanitary sewer easements centered along the proposed sanitary sewer main extension into TREE as shown on the revised Utility Plan (Sheet C105, revised 10/27/10), as well as an access easement around the stormwater facility to allow the Town access for future emergencies or maintenance, and acceptance by the Town of Ithaca Town Board of such conveyances, subject to review and approval of the Town of Ithaca Public Works Department, prior to issuance of any Certificates of Occupancy for the Third Residential EcoVillage Experience; and g. Submission of one full -size set of final site plan drawings on mylar, vellum, or paper, signed and sealed by the registered land surveyor, engineer, architect, or landscape architect who prepared the site plan material, prior to issuance of any building permits; and h. Submission of a stormwater "Operation, Maintenance, and Reporting Agreement' between the property owner and the Town of Ithaca, satisfactory to the Attorney for the Town and. the Town of Ithaca Public Works Department, prior to issuance of any building permits. A vote on the motion was as follows: AYES: Wilcox, Beach, Bosak, Howe, Erb NAYS: Talty, Conneman AGENDA ITEM Other Business Meeting of December 7th • Holly Creek Town House Preliminary Site Plan approval • Cayuga Medical Center Lab Addition Final Site Plan approval • Limited Historic Commercial Zone • Schedule for 2011 meetings • Recommendation for PB chair Meeting of December 21 st • Animal Health Diagnostics Center • Holochuck' PB Minutes 11 -16 -2010 Page 8 of 8 Adjournment Upon motion by Ms. Erb, the meeting adjourned at 8:20 p.m. Respectfully submitted, Debra DeAu is l.ne First - Deputy Town Clerk TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday, November 16, 2010 AGENDA 7:00 P.M. Persons to be heard (no more than five minutes). 7:05 P.M. SEQR Determination: Marjory Thayer Family Trust 2 -Lot Subdivision, Town Line Road. 7:05 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at the corner of Town Line Road and Sand Bank Road, Town of Ithaca Tax Parcel No. 35 -1 -6, Low Density Residential Zone. The proposal involves subdividing off a 6.23 +/- acre parcel which is bound by Town Line Road, Sand Bank Road and the Town of Ithaca/Danby municipal boundary. The parcel will be conveyed to the Finger Lakes Land Trust. The Marjory Thayer Family Trust, Owner; Finger Lakes Land Trust, Applicant. 7:15 P.M. PUBLIC HEARING: Consideration of Final Site Plan Approval, Final Subdivision Approval and Special Permit for the proposed Third Residential EcoVillage Experience (TREE) project located off Rachel Carson Way, Town of Ithaca Tax Parcel No.'s 28 -1- 26.22, 28 -1 -18, 28 -1 -26.82 and 28 -1- 26.84, Planned Development Zone No. 8. The proposal involves the development of a third residential neighborhood which will include 22 single family homes, 14 +/- carports/garages, 23 +/- surface parking spaces, and a common house that includes space for community functions along with 8 apartments, 2 visitor /guest rooms and 4 offices for residents. The project will also include a new village green between the three neighborhoods, additions and improvements to Rachel Carson Way, and new stormwater facilities and utilities. The proposal also includes subdividing a five acre parcel for the TREE development along with other small changes to the existing EcoVillage parcel boundaries. EcoVillage at Ithaca, Inc., Owner /Applicant; Liz Walker, Organization Manager, Agent. 5. Approval of Minutes: November 2, 2010. 6. Other Business 7. 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 Tuesday, November 16, 2010 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, November 16, 2010, at 215 North Tioga Street, Ithaca, N.Y., at the following times and on the following matters: 7:05 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at the corner of Town Line Road and Sand Bank Road, Town of Ithaca Tax Parcel No. 35 -1 -6, Low Density Residential Zone. The proposal involves subdividing off a 6.23 +/- acre parcel which is bound by Town Line Road, Sand Bank Road and the Town of Ithaca/Danby municipal boundary. The parcel will be conveyed to the Finger Lakes Land Trust. The Marjory Thayer Family Trust, Owner; Finger Lakes Land Trust, Applicant. 7:15 P.M. Consideration of Final Site Plan Approval, Final Subdivision Approval and Special Permit for the proposed Third Residential EcoVillage Experience (TREE) project located off Rachel Carson Way, Town of Ithaca Tax Parcel No.'s 28 -1- 26.22, 28 -1 -18, 28 -1- 26.82 and 28 -1- 26.84, Planned Development Zone No. 8. The proposal involves the development of a third residential neighborhood which will include 22 single family homes, 14 +/- carports /garages, 23 +/- surface parking spaces, and a common house that includes space for community functions along with 8 apartments, 2 visitor /guest rooms and 4 offices for residents. The project will also include a new village green between the three neighborhoods, additions and improvements to Rachel Carson Way, and new stormwater facilities and utilities. The proposal also includes subdividing a five acre parcel for the TREE development along with other small changes to the existing EcoVillage parcel boundaries. EcoVillage at Ithaca, Inc., Owner /Applicant; Liz Walker, Organization Manager, 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 hearing. Jonathan Kanter, AICP Director of Planning 273 -1747 Dated: Monday, November 8, 2010 Publish: Wednesday, November 10, 2010 to thee ` Town of Ithaca Planning Board Sign -in Sheet . Date: November 16, 2010 Print Name Address e-mail hwLl 462.L160 c S, ' DYISHAY-) S(i_75C" �fv 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, November 16, 2010 commencing at 7:00 P.M., as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board — 215 North Tim Street. Date of Posting: November 8, 2010 Date of Publication: November 10, 2010 `Jati�dac_ -� Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 10`h day of November 2010. Notary Public CONNIE F. CLARK Notary Public, State of New York No. 01 CL6052878 Qualified in Tompkins County Commission Expires December 26, 20�