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HomeMy WebLinkAboutPB Minutes 2012-09-04BcT^ TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday. September 4. 2012 AGENDA 7:00 P.M. Persons to be heard (no more than five minutes). 7:05 P.M. SEQR Determination: College Crossings Modifications, Danby Road. 7:05 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed modifications to the College Crossings Development project located on the northeast comer of the Danby Road (NYS Route 96B) and King Road East intersection. Town of Ithaca Tax Parcel No. 43-1-3.23, Neighborhood Commercial Zone. The proposed modifications include changes to the stormwater management plans and the option of using the second floor of the new building for residential rental apartments instead of office space. College Crossings, LLC, Owner/Applicant; Evan N. Monkemeyer, Agent. SEQR Determination: Montessori School Addition and Alterations, 120 and 122 King Road East. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed addition and alterations project at the Elizabeth Ann Clune Montessori School, located at 120 and 122 King Road East, Town of Ithaca Tax parcel No.'s 43-1-3.5,43-1-3.21, and 43-1-3.6, Low Density Residential and Medium Density Residential Zones. The proposal involves constructing a new two-story building that will connect the existing elementary and middle school buildings and will include office space, classrooms, and a new community room. The project also involves renovations to the existing elementary school building. Site improvements for this project include a parent drop off area, 10 additional parking spaces, and associated walkways, landscaping, stormwater facilities, and outdoor lighting. Elizabeth Ann Clune Montessori School of Ithaca, Owner/Applicant; Lisa R. Smith, Executive Director, Agent. 6. Approval of Minutes: August 7,2012 and August 21,2012. 7. Other Business: 7:25 P.M. 7:25 P.M. 8. Adjournment Susan Ritter 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 HEARDsTGS Tuesday. September 4.2012 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, September 4,2012, 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 Site Plan Approval and Special Permit for the proposed modifications to the College Crossings Development project located on the northeast comer of the Danby Road (NYS Route 96B) and King Road East intersection. Town of Ithaca Tax Parcel No. 43-1-3.23, Neighborhood Commercial Zone. The proposed modifications include changes to the stormwater management plans and the option of using the second floor of the new building for residential rental apartments instead of office space. College Crossings, LLC, Owner/Applicant; Evan N. Monkemeyer, Agent. 7:25 P.M. Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed addition and alterations project at the Elizabeth Ann Clune Montessori School, located at 120 and 122 King Road East, Town of Ithaca Tax parcel No.'s 43-1-3.5, 43-1- 3.21, and 43-1-3.6, Low Density Residential and Medium Density Residential Zones. The proposal involves constmcting a new two-story building that will connect the existing elementary and middle school buildings and will include office space, classrooms, and a new community room. The project also involves renovations to the existing elementary school building. Site improvements for this project include a parent drop off area, 10 additional parking spaces, and associated walkways, landscaping, stormwater facilities, and outdoor lighting. Elizabeth Ann Clune Montessori School of Ithaca, Owner/Applicant; Lisa R. Smith, Executive Director, 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 in:q)airments 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. Susan Ritter Director of Planning 273-1747 Dated: Monday, August 27,2012 Publish: Wednesday, August 29,2012 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 bv the Town of Ithaca Planning Board in the Town of Ithaca Town Hall, 215 North Tioaa Street. Ithaca, New York, on Tuesday, September 4. 2012 commencing at 7:00 P.M.. as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board - 215 North Tioga Street. Date of Posting: August 27, 2012 Date of Publication: August 30, 2012 Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 30'^ day of August 2012 Notary Public V DEBORAH KELLEY • -Notary PubljCi State of New York ' --No.'0tKE6025073 Quanfied-in Schuyler County •Gommission Expires May 17, 20 JLL i'NAL.COM • THURSDAY, AUGUST 30, 201? TOWN OF ITHACA PUNNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday. September 4,2012 By direction of the Chair- Ijerson of the Planning 'Board, NOTICE IS HEREBY GIVEN that Public Hearings ovill be held by the Planning Board of the Town of Ithaca on Tuesday, September 4. 2012, at 215 North Tloga Street. Ithaca, N,y., at the following times and on the foUowIng matters: 7;05 P,M,Considetation of PraHtninary and Final Ste Plan Approval and Special Pemnil for the proposed n modifications to the Cd-1 lege Crossings Develop-! ment pro^t lixated on the northeast comer of the Danby Road (NYS Route 966) and King Road East bilersection. Town of Ithaca Tax Parcel No 43-1-3.23, N^hborhood Commercial Zone, The proposed modi fications include changes to the slormwater manage ment plans and the option of using the second floor of the new building for tesi- deniial rental spartmerrts in stead of office space. Col lege Crossings. LLC. Owner/Applicanl: Evan N. Monkemeyer, Agent. 7:25 P.M. Consideraiion.of Preliminary and Rnal Site Plan Approval and Spedal Permit for the proposed ad- (fibon and altemtions proj ect at the 0izabeth Ann Clune Montessori School, located at 120 and 122 King Road East, Town of Ithaca Tax parcel No.'s 43- 1-3,5. 43-13 21, **143.1. 3.6. Low Density Restderv tial and Medium Density Residential ^nes. The proposal Involves con structing a new two-StiDfy bifildng that will connect the existing eiementaiy and middle school buildings and will include c^ice space, ciassroorrts. and a new community room. The proj ect also Involves renovations to the ensling elementary school building. Site Improvements for this project Include a parent drop off area, 10 addiliottti parking spaces, and associ ated walkways, landscap- lr>g, slormwater bicilitles. sr\d outdoor lifting, ^a- beth Am Clune Monl^^l School of Ithace, Owner/AppHcanl: Lisa R. Smith. ExKutive Director Agent. Said Ranntng Board wHI at INites and said pta^ hear all persons in supplSrt of such matters or tions thereto. Persons may ^tpear by agent or in par son, Individuals with visual in^iainnents, hearing Impairments or other dal needs, will be provided v4ih assistance as nec^ saiy, upon request. Pep- sons dssi^ assistance must make such a request not less than 46 hours prior lo the time of the public hearing. Susan Riner Direclor of Planning 273-1747- Oated: Monday, August 27. 2012 8/30/2012 1 Town of Ithaca Planning Board 215 North Tioga Street September 4,2012 7:00 p.m. PLEASE SIGN-IN Please Print Clearly. Thank You Name LvnCK. r\P^ lur m \oi nr^d:;; Address IVMtlPDAt/i'A-'K) 14igl7 UiMaU o&i TOWN OF ITHACA PLANNING BOARD MEETING Tuesday, September 4, 2012 215 N. Tioga Street, Ithaca, NY 14850 Board Members Present: Hollis Erb, Linda Collins, George Conneman, Ellen Baer, Eric Vander- Maas, Staff Present: Susan Ritter, Director of Planning; Chris Balestra, Planner; Bruce Bates, Director of Code Enforcement; Creig Hebdon, Town Engineer; Dan Thaete, Civil Engineer; Susan Brock, At- torney for the Town; Deb DeAugistine, Deputy Town Clerk Call to Order Ms. Erb called the meeting to order at 7:04 p.m. and accepted the secretary’s posting of the public hearing notices. AGENDA ITEM Persons to be heard – No one came forward to address the Board. AGENDA ITEM SEQR Determination: College Crossings Modifications, Danby Road Mr. Monkemeyer and Edward Keplinger, architect, were present. Mr. Monkemeyer stated that they were at the meeting to request special approval for a mixed-use commercial project. They modified the plan showing the housing units on the second floor. The bedrooms are laid out as if they were offices, so they can potentially go back to the originally planned use in the future. Ms. Erb noted that the floor plan on Sheet A2.1 does not show how the tenants upstairs get into the building. Mr. Keplinger responded that there’s a lobby on the east side of the building. They have their own entrance and their own stairs and elevator. The applicant will provide a new sheet. Mr. Thaete stated that the stormwater issues were taken care of. Mr. Monkemeyer added that he rec- ommends the underground stormwater storage facilities – they get rid of the huge hole in the ground that can become a liability. PB Resolution No. 2012-062: SEQR, College Crossings, Preliminary & Final Site Plan Approval and Special Permit, Tax Parcel No. 43-1-3.23, Corner of Danby Rd. & King Road East Moved by Ellen Baer; seconded by Linda Collins WHEREAS: 1.This action is Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed modifications to the College Crossings Development project, located on the north- east corner of the Danby Road (NYS Route 96B) and King Road East intersection, Town of Itha- ca Tax Parcel No. 43-1-3.23, Neighborhood Commercial Zone. The proposed modifications in- clude changes to the stormwater management plans and using the second floor of the new build- Planning Board Minutes 09-04-2012 Page 2 of 10 ing for residential rental apartments instead of office space. College Crossings, LLC, Own- er/Applicant; Evan N. Monkemeyer, Agent; and 2.This is an Unlisted action, for which the Town of Ithaca Planning Board is acting as lead agency in the environmental review for this project; and 3.The Planning Board, on September 4, 2012, has reviewed and accepted as adequate a Short Envi- ronmental Assessment Form, Part I submitted by the applicant, and Part II prepared by Town planning staff; a set of site plan drawings, entitled, “College Crossings Ithaca Estates Realty, LLC., Ithaca, N.Y.” prepared by dal pos Architects, LLC, Keplinger Freeman Associates, and RZ Engi- neering, PLLC, all dated 6 Aug. 2012, including Sheets L-0 through L-12; a set of architectural drawings prepared by DALPOS Architects & Integrators, all dated 06/28/12, which includes Sheets A2.1 and A2.2, and other application materials; and 4.The Town Planning Staff has recommended a negative determination of environmental signifi- cance for this project. NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board makes a negative determination of environmental signifi- cance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced action as proposed, based on the information in the EAF Part I and for the reasons stated in the EAF Part II, and, therefore, a Draft Environmental Impact Statement will not be required. Vote: Ayes – Erb, Collins, Conneman, Baer, VanderMaas AGENDA ITEM Public Hearing : Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed modifications to the College Crossings Development project located on the northeast corner of the Danby Road (NYS Route 96B) and King Road East intersection, Town of Ithaca Tax Parcel No. 43-1-3.23, Neighborhood Commercial Zone. The proposed modifications include changes to the stormwater management plans and the option of using the second floor of the new building for residential rental apartments instead of office space. College Crossings, LLC, Owner/Applicant; Evan N. Monkemeyer, Agent Ms. Erb opened the pubic hearing at 7:15 p.m. Ms. Erb noted that the packet contained a letter from the County asking the Planning Board to add as a condition sidewalks around the perimeter on East King Road and Route 96B. Ms. Baer pointed out that there’s already a sidewalk on East King. Ms. Erb indicated on the map that there’s also a pathway going to the College Circle apartments. Mr. Monkemeyer said the pathway is 700 feet long. Route 96B is a State highway with a speed limit of 50 mph to the south – a dangerous location to put a sidewalk. There’s not much land left for one, and their design moves the pedestrian traffic flow off the major highway and puts it behind the build- ings to make the connection through to the college. The walkway and the College Crossings project Planning Board Minutes 09-04-2012 Page 3 of 10 will connect East King Road with a walking trail through the campus and to downtown. Mr. Keplinger said a sidewalk would serve only Mr. Monkemeyer’s property; it would not connect to any- thing else. Ms. Erb said the issue is that this is the decade to get whatever pieces of sidewalk possible with the intention that they someday might get connected. Mr. Hebdon commented that the Circle Apartments project was not required to put a sidewalk in front of their property – the County never asked for it. Ms. Erb responded that this is where the retail is and that College Circle has another route into Ithaca College. Mr. Hebdon pointed out that there’s no housing that isn’t connected with the pathway. Mr. VanderMaas asked whether there are other plans down the line for a more complete-streets plan that would require connector sidewalks. Ms. Ritter responded that there isn’t and pointed out that since Route 96B is a State highway, putting in a sidewalk would require State money; it would not be accomplished by property owners installing sidewalks piecemeal. She stated that in 1990, there was some rationale that the walkway to College Crossings was a better idea than a sidewalk along Route 96B – she assumes there was a fair amount of discussion about that. Board members agreed they were not interested in requiring the sidewalk on Route 96B. Ms. Erb closed the public hearing at 7:38 p.m. PB Resolution No. 2012-063: College Crossings, Preliminary & Final Site Plan Approval and Spe- cial Permit, Tax Parcel No. 43-1-3.23, Corner of Danby Rd. & King Road East Moved by George Conneman; seconded by Eric VanderMaas WHEREAS : 1.This action is Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed modifications to the College Crossings Development project, located on the north- east corner of the Danby Road (NYS Route 96B) and King Road East intersection, Town of Itha- ca Tax Parcel No. 43-1-3.23, Neighborhood Commercial Zone. The proposed modifications in- clude changes to the stormwater management plans and using the second floor of the new build- ing for residential rental apartments instead of office space. College Crossings, LLC, Own- er/Applicant; Evan N. Monkemeyer, Agent; and 2.This is an Unlisted action for which the Town of Ithaca Planning Board, acting as lead agency in the environmental review, has on September 4, 2012, made a negative determination of environ- mental significance, after having reviewed and accepted as adequate a Short Environmental As- sessment Form Part I, submitted by the applicant, a Part II prepared by Town Planning staff, and other application materials; and 3.The Planning Board, at a Public Hearing held on September 4, 2012, has reviewed and accepted as adequate application materials, including a set of site plan drawings, entitled, “College Cross- ings Ithaca Estates Realty, LLC., Ithaca, N.Y.” prepared by dal pos Architects, LLC, Keplinger Freeman Associates, and RZ Engineering, PLLC, including Sheets L-0 through L-12, all dated 6 Aug. 2012, with sheets L0 through L6 and Sheet L12 all revised August 22, 2012; a set of archi- Planning Board Minutes 09-04-2012 Page 4 of 10 tectural drawings prepared by DALPOS Architects & Integrators, all dated 06/28/12, which in- cludes Sheets A2.1 and A2.2, and other application materials; NOW THEREFORE BE IT RESOLVED: That the Planning Board hereby grants Special Permit for the College Crossings development to per- mit the 19,000+/- square foot building to contain a mix of commercial and residential uses, pursuant to Town Code Section 270-127.I, finding that the standards of Article XXIV, Section 270-200, Sub- sections A – L, of the Town of Ithaca Code, have been met; and BE IT FURTHER RESOLVED: 1.That the Planning Board hereby authorizes a reduction of required parking spaces from the 138.5 parking spaces required to the 112 parking spaces proposed, pursuant to Section 270-227.A (2), finding that: a.The reduction in the number of parking spaces will not adversely affect traffic flow on the pro- ject site, will leave adequate parking for all reasonably anticipated uses or occupancies in the project, and will not otherwise adversely affect the general welfare of the community, and b.Layout Plan L3 shows an area reserved for 30 future parking spaces if needed; and 2.That the Town of Ithaca Planning Board hereby grants Preliminary & Final Site Plan Approval for the proposed modifications to the College Crossings development, located on the northeast corner of Danby Road (NYS Route 96B) and King Road East intersection, Town of Ithaca Tax Parcel No. 43-1-3.23, Neighborhood Commercial Zone, said modifications to include changes to the stormwater management plans and using the second floor of the new building for residential rental apartments instead of office space, as described in the set of site plan drawings noted in Whereas #3 above, subject to the following conditions: a.Submission of a revised “Parking Tabulation” chart, shown on Sheet L5-Planting Plan, to re- flect the correct total number of parking required and provided, including reserve (142 spac- es), and submission of a revised “First Floor Plan”, shown on Sheet A2.1, showing the wall in the Tenant 4A that creates a separate entrance lobby for the upstairs tenants, prior to the ap- plication for any building permits; and b.Submission of one original set of the final site plan drawings, revised as stated above, on my- lar, vellum, or paper, signed and sealed by the registered land surveyor, engineer, architect, or landscape architect who prepared the site plan materials, prior to the application for any building permits; and c.Submission of construction details for the underground stormwater/infiltration basin to the Town Public Works Department, as noted in the August 29, 2012 Engineering Memorandum from Daniel Thaete, prior to the application for any building permits; and d.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 Department of Public Works, and filing of the agreement and related stormwater easements with the Tompkins County Clerk’s office, prior to issuance of any building permits; and Planning Board Minutes 09-04-2012 Page 5 of 10 e.All other unmet conditions of the Planning Board’s September 7, 2010 Final Site Plan Ap- proval and Special Permit Approval Resolution (No. 2010-067) shall still apply; and 3.Without further Planning Board approval, the second floor residential component of the College Crossings building may by modified back to office space, as previously approved by the Planning Board on September 7, 2010. Vote: Ayes – Erb, Collins, Conneman, Baer, VanderMaas AGENDA ITEM SEQR Determination: Montessori School Addition and Alterations, 120 and 122 King Road East Andy Sciarabba, TG Miller, Ernie Bayles, architect, and Lisa Smith were present. Ms. Smith said that in 1988 when the school moved to King Road, there were less than 100 students; now there are 200 students, and they’ve outgrown the multipurpose facility. This is what has driven the project – it’s not about increasing classroom space, but about having space for the entire commu- nity to meet and have physical education. Mr. Sciarabba went over the site plan. The school owns three parcels on the north side of King Road East: the elementary school parcel, the Field of Dreams parcel, and the middle school lot. The inten- tion is to consolidate all three lots as part of this project. The two-story addition will connect the ele- mentary and middle schools. They will need to go to the ZBA for a three-foot height variance. The existing gravel driveway that goes back to the Field of Dreams is in the middle of the proposed com- munity room and will need to be relocated to the west. They will widen the existing drive to the mid- dle school for fire truck access. They will expand the handicapped parking from 5 to 15 spaces, move the handicapped lot up against the middle school building, and provide access to the ramp from both the middle school and the walk to the community room. On the north of the addition, they will re- work some of the walks to send pedestrians back to the field area. They will also extend a concrete walk to link to the existing crosswalk that goes to the annex on the south side of East King Road. There will be minimal lighting: three parking lot lights, five bollard lights in front of the community room, and four building-mounted lights with full cutoff. All the utilities are on site. The biggest chal- lenge was stormwater management. When the Field of Dreams project was built, they built a new stormwater management facility, which is the pond in the back. The runoff from the middle school area goes to the existing gravel drive, which directs it north into the pond. They will take runoff from the other parts of the project to the pond and mitigate any impacts from impervious surfaces in the front by using porous pavement on a portion of the parking lot. The pavement will be striped. Park- ing spaces are all 180 square feet. Ms. Erb requested a figure for the upper limit on the amount of material being moved off site and approximately how many truckloads will leave the site on any given day. Mr. Sciarabba responded that they will try to utilize as much fill on site as possible. He pointed out that this is residential-scale con- struction. Mr. Hebdon stated that the average basement of a house is 700 yards of excavated material, which would require a week of three or four trucks running constantly to remove the material for the foundation. He estimates this project at 1000 to 1500 yards of material, requiring about 150 truck loads over the course of a few weeks. Ms. Brock pointed out that not all the excavated material will be Planning Board Minutes 09-04-2012 Page 6 of 10 moved off site. Mr. Sciarabba agreed that it would be less than 1500 yards. Ms. Erb would like to see a truck route. Mr. Bayles said the construction will commence late fall/early winter and be ready for occupancy in August 2013. PB Resolution No. 2012-064: SEQR, Preliminary and Final Site Plan Approval, Special Permit, Montessori School Addition and Alterations, Tax Parcel No.’s 43-1-3.5, 43-1-3.21, 43-1-3.6, 120 & 122 East King Road Moved by Ellen Baer; seconded by George Conneman WHEREAS : 1.This action involves the consideration of Preliminary & Final Site Plan Approval and Special Permit for the proposed Elizabeth Ann Clune Montessori School project, located at 120 and 122 East King Road, Town of Ithaca Tax Parcel No.’s 43-1-3.5, 43-1-3.21, and 43-1-3.6, Low Density Residential and Medium Density Residential Zones. The proposal involves constructing a new two-story building that will connect the existing elementary and middle school buildings and will include office space, classrooms, and a new community room. The project also involves interior renovations to the existing elementary school building. Site improvements for this project in- clude a drop-off area, 10 additional parking spaces, associated walkways, landscaping, stormwater facilities, and outdoor lighting. Elizabeth Ann Clune Montessori School of Ithaca, Own- er/Applicant; Lisa R. Smith, Executive Director, Agent, and 2.This is an Unlisted Action, for which the Town of Ithaca Planning Board is acting in an uncoor- dinated environmental review with respect to Site Plan Approval and Special Permit, and 3.The Planning Board, on September 4, 2012, has reviewed and accepted as adequate a Full Envi- ronmental Assessment Form Part I, submitted by the applicant, a Part II prepared by Town Plan- ning staff, plans prepared by T.G. Miller, P.C., dated August 3, 2012, entitled “EAC Montessori School Addition and Alterations, Town of Ithaca, Tompkins County, New York, Prelimi- nary/Final Site Plan Approval,” with Sheet C100 titled “Existing Conditions Plan,” Sheet C101 titled “Demolition, Erosion & Sediment Control Plan,” Sheet C102 titled “Layout Plan,” Sheet C103 titled “Grading And Drainage Plan,” Sheet C104 titled “Utility Plan,” Sheets C200 and C201 titled “Details,” Sheet A-01 titled “Plan LVL 1,” Sheet A-02 titled “Plan LVL 2,” Sheets A- 12 and A-12 titled “Elevations,” and Sheet L-1 titled “Planting Plan,” and other application mate- rials, and 4.Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Preliminary & Final Site Plan Approval and Special Permit, NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board makes a negative determination of environmental signifi- cance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced actions as proposed, based Planning Board Minutes 09-04-2012 Page 7 of 10 on the information in the Full EAF Part I and for the reasons given in the Full EAF Part II, and, therefore, a Draft Environmental Impact Statement will not be required. Vote: Ayes – Erb, Collins, Conneman, Baer, VanderMaas AGENDA ITEM Public Hearing : Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed addition and alterations project at the Elizabeth Ann Clune Montessori School, located at 120 and 122 King Road East, Town of Ithaca Tax parcel No.’s 43-1-3.5, 43-1-3.21, and 43-1-3.6, Low Density Residential and Medium Density Residential Zones. The proposal involves constructing a new two-story building that will connect the existing elementary and middle school buildings and will include office space, classrooms, and a new community room. The project also involves renova- tions to the existing elementary school building. Site improvements for this project include a parent drop off area, 10 additional parking spaces, and associated walkways, landscaping, stormwater facili- ties, and outdoor lighting. Elizabeth Ann Clune Montessori School of Ithaca, Owner/Applicant; Lisa R. Smith, Executive Director, Agent Ms. Erb opened the public hearing at 8:08 p.m.; hearing no one, she closed it at 8:10 p.m. The memo from the County was addressed. They would like the Town to require this applicant and future applicants to install sidewalks along the full frontage of East King Road to provide pedestrian access to the neighborhood commercial area. Mr. Bates pointed out that they can do this only in front of their own property and there’s a parcel in between this and Mr. Monkemeyer’s project. Ms. Balestra said that the parcel in between is owned by Evan Monkemeyer. Mr. Bayles stated that they’re not interested in providing circulation paths for the sake of circulation that will never happen. It would increase impervious surface, increase costs, and create sidewalks that end nowhere, which are not attractive to anyone. He added that they’re not unwilling to participate in improvement for all and asked the Board if they could come up with an agreement to do it in the future should it become a reality. Mr. Hebdon pointed out that Sheet C103 shows they have significant stormwater practices in the ditch line. In order to put in a sidewalk, they would have to lose some of the screening. Ms. Ritter commented that if this area does get developed some day, putting in a sidewalk would be an issue to deal with at that time. Ms. Baer and Mr. Conneman agreed that it should not be required now. Mr. VanderMaas said he trusts Mr. Hebdon’s judgment regarding the screening. Mr. Hebdon said a sidewalk would also require an easement because it would be over a sanitary sewer line. The walkway would need to be removed to work on the sewer, increasing the costs of maintenance. Ms. Erb said the rationale is to take advantage of the construction going on now to get pieces of side- walk now rather than later, especially if certain pieces of the current project can be moved easily in anticipation of it. Ms. Collins agreed and said she could see how, if the conditions were ideal, it would be nice to connect the projects, but it’s not possible with the piece of land between the two. Planning Board Minutes 09-04-2012 Page 8 of 10 Mr. Hebdon said that as Mr. Monkemeyer builds out, particularly above, and works his way around, some of that circulation might happen on his project, where you bring people around the back of the school and down to where he’s got the sidewalk already, as opposed to going along King Road. Ms. Collins said she finds that more appealing. Ms. Erb said she doesn’t find it a conflict to require it of Mr. Monkemeyer’s project, but not of the Montessori School, because his sidewalk has a significant value in reaching the intersection where the other retail is and where housing is sitting on the west side of Route 96B. It gives somebody a place to land trying to cross 96B, and that’s a slightly different situation than neighbors coming east to west down King Road. The two projects differ in that the one specifically relates to the intersection and allows pedestrian traffic to come from the west side of Route 96B. Ms. Baer added that Mr. Monkemeyer’s has been identified as a good place for a possible bus stop. PB Resolution No. 2012-065: Preliminary and Final Site Plan Approval, Special Permit, Montesso- ri School Addition and Alterations, Tax Parcel No.’s 43-1-3.5, 43-1-3.21, 43-1-3.6, 120 & 122 East King Road Moved by Hollis Erb; seconded by Ellen Baer WHEREAS : 1.This action involves the consideration of Preliminary & Final Site Plan Approval and Special Permit for the proposed Elizabeth Ann Clune Montessori School project, located at 120 and 122 East King Road, Town of Ithaca Tax Parcel No.’s 43-1-3.5, 43-1-3.21, and 43-1-3.6, Low Density Residential and Medium Density Residential Zones. The proposal involves constructing a new two-story building that will connect the existing elementary and middle school buildings and will include office space, classrooms, and a new community room. The project also involves interior renovations to the existing elementary school building. Site improvements for this project in- clude a parent drop-off area, 10 additional parking spaces, associated walkways, landscaping, stormwater facilities, and outdoor lighting. Elizabeth Ann Clune Montessori School of Ithaca, Owner/Applicant; Lisa R. Smith, Executive Director, Agent; and 2.This is an Unlisted Action, for which the Town of Ithaca Planning Board acting in an uncoordi- nated environmental review, has, on September 4, 2012, made a negative determination of envi- ronmental significance, after reviewing and accepting as adequate a Long Environmental Assess- ment Form (LEAF) Part I, submitted by the applicant, and a Part II prepared by Town Planning staff, and other application materials; and 3.The Planning Board, at a Public Hearing held on September 4, 2012, has reviewed and accepted as adequate, plans prepared by T.G. Miller, P.C., dated August 3, 2012, entitled “EAC Montesso- ri School Addition and Alterations, Town of Ithaca, Tompkins County, New York, Prelimi- nary/Final Site Plan Approval,” with Sheet C100 titled “Existing Conditions Plan,” Sheet C101 titled “Demolition, Erosion & Sediment Control Plan,” Sheet C102 titled “Layout Plan,” Sheet C103 titled “Grading And Drainage Plan,” Sheet C104 titled “Utility Plan,” Sheets C200 and C201 titled “Details,” Sheet A-01 titled “Plan LVL 1,” Sheet A-02 titled “Plan LVL 2,” Sheets A- 11 and A-12 titled “Elevations,” and Sheet L-1 titled “Planting Plan,” and other application mate- rials; Planning Board Minutes 09-04-2012 Page 9 of 10 NOW THEREFORE BE IT RESOLVED: That the Planning Board hereby grants Special Permit for the Elizabeth Ann Clune Montessori School proposed addition and alterations, pursuant to Town Code Section 270-127.I, finding that the standards of Article XXIV, Section 270-200, Subsections A – L, of the Town of Ithaca Code, have been met; and BE IT FURTHER RESOLVED: 1.That the Planning Board hereby authorizes parking in the required front yard for the project, pursuant to Section 270-227.B (3), finding that: a.The particular use, nature, or location of the proposed project requires that parking be located in the front yard; b.It is not practicable to limit parking to areas outside the front yard for the proposal; c.Parking in the front yard will not significantly adversely affect adjacent properties or the char- acter of the neighborhood, and will be softened by the addition of landscaping; and d.No parking shall occur in any buffer areas; and 2.That the Town of Ithaca Planning Board hereby grants Preliminary & Final Site Plan Approval for the proposed Elizabeth Ann Clune Montessori School addition and alterations located at 120 and 122 East King Road, Town of Ithaca Tax Parcel No.’s 43-1-3.5, 43-1-3.21, and 43-1-3.6, as de- scribed in the set of site plan drawings noted in Whereas #3 above, subject to the following condi- tions: a.Obtaining any necessary variances from the Town of Ithaca Zoning Board of Appeals, prior to the issuance of any building permits; and b.Within six months of this approval, consolidation of Tax Parcel No.’s 43-1-3.5, 43-1-3.21, and 43-1-3.6, and submission of a copy of the consolidation request to the Town of Ithaca Plan- ning Department; and c.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, and filing of the agreement and associated storm- water easement with the Tompkins County Clerk, prior to the issuance of any building per- mits; and d.Submission to and approval by the Department of Public Works of a truck route plan for the hauling of excavated materials off site, prior to application for a building permit. Vote: Ayes – Erb, Collins, Conneman, Baer, VanderMaas AGENDA ITEM Approval of Minutes Planning Board Minutes 09-04-2012 Page 10 of 10 PB Resolution No. 2012-066:Mmutes of August 7, 2012 Moved by Hollis Erb; seconded by George Conneman WHEREAS, the Town of Ithaca Planning Board has reviewed the draft minutes from the meeting on August 7, 2012; now therefore be it RESOLVED, the Town of Ithaca Planning Board approves the minutes, as corrected, to be the final minutes of the meeting on August 7. Vote: Ayes - Erb, Collins, Conneman, Baer, VanderMaas PB Resolution No. 2012-067: Minutes of August 21, 2012 Moved by Ellen Baer; seconded by Eric VanderMaas WHEREAS, the Town of Ithaca Planning Board has reviewed the draft minutes from the meeting on August 21, 2012; now therefore be it RESOLVED, the Town of Ithaca Planning Board approves the minutes, as submitted, to be the final minutes of the meeting on August 21. Vote: Ayes - Erb, Collins, Conneman, Baer, VanderMaas AGENDA ITEM Adjournment Upon a motion by George Conneman the meeting adjourned at 8:35 p.m. Respectfully submitted. ebra DeAugistine, Deputy To^ivClerk