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HomeMy WebLinkAboutPB Minutes 2020-07-07TOWN OFITHACA PL,ANNING BOARD ...... . . . . --- Shirley A. Raff'crisperger Board Roorn,Town 11,111 215 North Tioga Street Ithaca, New York 14850 J qesdgy,,JqIy. j2Q Because of the Novel Coronavirus (COVID-19), the Town of Ithaca Planning Board Meeting scheduled for July 7, 2020 will be held electronically via Zoom, instead of a public meeting open for the public to attend in person. Members of the public may listen to (call in on cell or landline: (929) 436-2866 and enter the Meeting ID: 675 059 3272) or view, (by computer go to htt,)s-//zooniqs/, click on "Join A Meeting" and enter the Meeting ID: 675-059-3272) the Board meeting through Zoom. A(&'NDA 7:00 P.M. PUBLIC HEARING (7onsideration of'Prelininiary and Final Site Plan Approval and Special Permit for the proposed conversion of 124 King Road East fi-orn a residence to classroom and office space lor the F.lizabeth Ann Chine Montessori School of Ithaca, Town of'Ithaca "Fax Parcel No's 43.-1-3.5 arid 43.-1-3.7, Medium Density Residential and Low Density Residential Zones. J"he Proposal involves interior renovations, adding an ADA ramp to the front entrance, removing a deck, grading and as new door to provide access to the basement, and adding as pathway to connect to the adjacent rnain campus. Elizabeth Ann Clune Montessori School, Owner/Applicant; Christopher Glanbitz, Senior Project Manager, 'retra "I"'ech Architects & Engineers, Agent. 2, Persons to he hear(] Approval of'Mintites: March 17, 2020 4. Other Business Adjournment Susan Ritter Director of'Planning 273-1747 NOTE,: IF ANY MEMBER OFTHE PLANNING BOARD IS UNABLETO ATTLND, I'LLASE NOTIFY SANDY POLCE AT273-1747 or S, POIA, E(q,'TOWN.IJ1lA(A.NYXS. (A quorum of four (4) members is necessary to conduct planning Board business.) Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials are accessible electronically on theTown's website under "Planning Board" on the "Meeting Agendas" page (!LtILt//www.toiN,n.itttiig.ttA,,us/tnK(�tit id iy). I'OWN.0I,']"ffl�A.C.A-P[,,ANN'lN("i 130A `RD NO,rid ()I,, PUBLIC I LEARINGS rncsday,hily 7, 202.0 By direction ofthe Chairperson ofthe Planning Board, NC: TICIAS FIERE'llY GIVEN that as Public Hearing will be held electronically by the Planning Board ofthe "Gown of Ithaca on Tuesday, July 7, 2020, at the following time and on the t61lowing matter- 7:00 P.M. Consideration of preliminary and Final Site Plan Approval and Special Perynit for the proposed conversion ofl.24 King Road F'(ist 6S.)m as residence to classroom and office space for the Illizabeth Ann Clune Montessori School ofithaca, Town of Ithaca Tax Parcel No's 41-1-3.5 and 43,-1-3.7, Medmin Density Residential and [A�)w Density Residential Zones. The proposal involves interior renovations, adding an ADA ramp to the front critrance, removing a deck, grading and a new door to provide access to the basement, and adding a pathway to connect to the adjacent main campus. Elizabeth Ann Clune Montessori School, Owner/Applicant, C I firistopher Glaubitz, Senior Project Manager, Tetra 'I 'ech Architects & EIngineers, Agent, Because ofthe Novel Coronavirus (COVID-19), the "own of Ithaca Planning Board Meeting scheduled for July 7, 2020 will be field clectronically via Zooni, instead of a public meeting open for the public to attend in person. Members ofthe public may, listen to (call in on cell or landlinc: (929) 436-2866 and enter the Meeting ID: 675 059 3272) or view (by computer go to I click on "Join A Meeting" and enter the Meeting 11): 675-059-3272) the Board meeting through Zoom. Said Planning Board will at said time and said place hear all persons in support of" such niattcrs or objections thereto. Persons may appear by agent or in person, Individuals with visual impairments, hearing impairments car either special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a rcquest not less than 48 hours prior to the time ofthe public hearing. Susan Ritter Dirwor of` Planning 273-1747 Dated: Friday, June, 26, 2020 Publish: Wednesday, July 1, 2020 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 Tloga Street Ithaca New York,, on Tuesday Jul _7 2020 commencing at 7 00 F M, � as Viper attached. Location of Sign Board used for Posting: Town„Clerk SBo ard oard - 215 North Ti;a Street. Date of Posting: June 29, 2020 Date of Publication: July 01, 2020 Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 11" day of July 2020. Notary Public NOTARY PUB11r, FrATF, OF NEW YORK Re " doo No. 01KE6021,5073 Qualified Coniq C` miss�an Epims Y 17.20,, ."',� WEDNESDAY, JULY 11� 2020 1 THE ITHACA's OURNAL SUNNIA alcy P-6, c lea� su C, a 1i persons I p p rt uc ers or Objections thereto - Persons may ent or in person, individuals with visua urnpa n earin, impairments or other special needs, vvill rov d wiA assistance as necessary, upon request, Persons desirin ,� assistance must make such a request notAess than 48 0 urs prior to the time of the public hearing. ;��san Ritter Director of Planning 273 1747 7/1120?0 TOWN OF ITHACA PLANNING BOARD Tuesday, July 7, 2020 Due to Governor Cuomo's Exec. Order/COVID-19, this meeting was held via ZOOM — 675 059 3272 Minutes Planning Board Members: Liebe Meier Swain, Chair; Members Fred Wilcox, Ariel Casper, Gregory Lindquist, Yvonne Fogarty, and Cindy Kaufman Christopher Biehn and Jamie Vanuccni were absent. Staff. Sue Ritter, Director of Planning; Chris Balestra, Planner; Susan Brock, Attorney for the Town; Marty Moseley, Director of Codes; Paulette Rosa, Town Clerk, Dan Thaete, Director of Engineering and David O'Shea, Engineer Ms. Meier Swain opened the meeting at 7:00 p.m. Ms. Meier Swain recused herself from the action saying that her children currently attend the Montessori school. Mr. Wilcox acted as Chair for the agenda item. ITEM 1 Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed conversion of 124 King Road East from a residence to classroom and office space for the Elizabeth Ann Clune Montessori School of Ithaca, Town of Ithaca Tax Parcel No's 43.-1-3.5 and 43.-1-3.7, Medium Density Residential and Low Density Residential Zones. The proposal involves interior renovations, adding an ADA ramp to the front entrance, removing a deck, grading and a new door to provide access to the basement, and adding a pathway to connect to the adjacent main campus. Elizabeth Ann Clune Montessori School, Owner/Applicant; Christopher Glaubitz, Senior Project Manager, Tetra Tech Architects & Engineers, Agent. PUBLIC HEARING Mr. Wilcox opened the hearing at 7:04 p.m. and asked the applicants to give an overview of the proj ect. Lisa Smith, Chris Glaubitz, and Michael Hale were present for the applicant. Ms. Smith stated that she is the Director of the Montessori School (School) and it is uncharacteristic of us to push a project such as this on such a short timeline and we were remiss and apologize to our neighbors for not reaching out, we mean no disrespect. It is our intention to continue to be good neighbors. PB 2020-07-07 (Filed 2020-07-29) Pg. 1 Ms. Smith said that like many institutions, we have been responding to the ever -changing situation caused by the current covered 19 pandemic. Health and safety are our most important factors when considering bringing students and staff back to campus. We are using the guidelines given to us from New York State these require social distancing along with good air filtration and cleaning throughout the day. We are creating small classroom pods of students and teachers where each pod will be self- contained and will not interact with other pods throughout the day. This model requires more space with less students in each space. We investigated bringing a portable classroom or two on to our campus, the cost of this was quite high and so our thought was if we must use our reserve, we should invest in our own building. Ms. Smith said that usually when we consider adding space or programming to our school, we spend a long time developing the ideas prior to presenting them. We are thoughtful about expansion and we have limited funds. We did not intend to develop this year. We are going to do the minimal code required work to accommodate small pods of students. We are not expanding; we are trying to survive. In fact, our student body has been reduced significantly because of this pandemic and we have sustained great losses during this time. Ms. Smith said the School needs to do this project to preserve our current students and staff. Mr. Lindquist asked for a little more background saying that the property transfer happened in 2016 and nothing was presented or discussed and now a special permit application. He said the site itself seems straightforward, but he wanted some background. Ms. Smith responded that although it looks like the school owns a lot of land, we do not. Most of the land around us is owned by Evan Monkemeyer and although we have tried to purchase some many times, we have not been successful. Ms. Smith said the School bought the house to protect ourselves and have control over the property. When you stand on our campus, the house is very close to us and looks like it is part of the School, but it was not our intent to use the house. We now have to use it to accommodate the COVID protocols and safety measures. Ms. Fogarty asked about the letter from the Env Review Committee and asked what was meant by the "sensitive archeological site" and "endangered species." Mr. Glaubitz responded that there is a large area that includes some flora and fauna that is usual for the forested property near this house but not on this particular property. Mr. Hale added that they have submitted a request for a report from the State Historic Preservation Office but the site is heavily disturbed already with the house having been built and the school in past years, and nothing is expected to come from it. If, of course, something is found, we would be obligated to stop, and a full investigation would happen. PB 2020-07-07 (Filed 2020-07-29) Pg. 2 Ms. Balestra explained the process from the staff side, explaining that there is a County designated Unique Natural Area nearby and using the State database there was the indication of a rare insect, Southern Grizzled Skipper, which is an insect that has basically been eradicated because they are susceptible to gypsy moths. She agreed with Mr. Hale that this site has been heavily disturbed and the chances of finding any item of archeological significance is extremely unlikely. Public — John Tagg addressed the Board saying that he and his wife and daughter are the direct neighbors of this house at 126 King Rd East and they have not had time to prepare a response and just received the notification on July 2na He said the notification by the Town is the first time we knew anything about the Montessori schools proposals, no representative of the school having at any time approached us to inform us of their plans or to explain their goals or to elicit our concerns. Mr. Tagg said that they are the School's only contiguous neighbor and that is why we have little confidence that should this proposal be rushed through the school will be a good neighbor since it has not in the past as, for example, when the promise that the house they purchased across the street would be for administrative purposes and it has morphed into classrooms. Mr. Tagg said they have lived there since 1991 and they have been increasingly alarmed at the ease with which this private school has been able to surmount existing zoning restrictions and up to present swallow three residential properties. He said these changes have obviously had markedly affected the character of this stretch of King Rd E and clearly impacted property values and the quality of life for residents of the road. The School has brought increased traffic and parking on what has now become a very busy connector road to the south of the town of Ithaca. It didn't seem to him that the School has the legally required number of parking spaces for everyday use and when there are special events, which is a frequent occurrence, cars are parked on both sides of the road up beyond the entrance to Springwood and beyond 128 East King Rd creating a very dangerous situation. It is dangerous both for drivers, since it becomes very difficult for two cars to pass each other, but also for pedestrians and the family members walking down the road from the school. Mr. Tagg said another concern of ours is obviously noise. The proposed resolution says that there is a wooded berm on the east side of the property, though in fact, most of that berm is on my land and it cannot be said to be preserved by the proposal since it is not theirs. That said that wooded area does provide a visual barrier in the summer, but it doesn't stop the noise; not least of which is the school band practicing outside at Sam. PB 2020-07-07 (Filed 2020-07-29) Pg. 3 The resolution says that the only additional noise will "only be that of children playing such as might be found in any residential area." and he said he defies anyone to point to any residential property in the area that accommodates 20 children, so the statement is disingenuous to say the least. Mr. Tagg said noise is not the only problem. There is also the school's practice of lighting its buildings and pathways 24/7 creating light pollution that we may not be able to stop on the main campus, but we certainly don't want right next to us. He said he and his wife are very concerned that the impact of the present proposal raises multiple issues that we've been given very little time to review, just as we we have had no time to consult our attorney or prepare an adequate response. Mr. Tagg said he thinks this lack of proper notice certainly weighs against an accelerated decision that waives requirements, since it doesn't afford us or other effective parties and, indeed, I have spoken with Evan Monkemeyer about this, it doesn't afford due process and I would therefore urge the planning Board to reject this proposal, or at the very least, put it on hold until there has been time for proper representation, proper analysis from all sides, and perhaps eve, one might hope, a proper dialogue. There was no one else wishing to speak, and Mr. Wilcox left the public hearing open and moved to discussion. DISCUSSION/DETERMINATION — Preliminary and Final Site Plan Approval & Special Permit Mr. Wilcox stated that he would like to address some of Mr. Tagg's comments. In his letter and tonight, Mr. Tagg refers to "transcending" existing zoning regulations and he asked Ms. Balestra if there is anything in the proposal that is not consistent with the existing zoning. Ms. Balestra responded that there is not; the "School use" is a use that is allowed in both the Low and Medium Density Residential Zones with Special Permit. Mr. Wilcox said then there is no rezoning necessary and no involvement of the Town Board, correct? Ms. Balestra responded, correct, there are no Town Board actions or variances required. This is a use that is permitted by zoning. Mr. Wilcox turned to "lack of proper notice" and stated that in New York State, the requirement is that the Planning Board print the notice of public hearing in the official paper, which is the Ithaca Journal, and that the agenda be posted in a conspicuous place in the Town Hall. There is no requirement that the Town mail notice to neighbors or to people within a certain distance of PB 2020-07-07 (Filed 2020-07-29) Pg. 4 the project. The Town does that because they believe it is the proper thing to do. It is up to the individuals to be involved in their government and pay attention and keep track. Mr. Wilcox offered for example, the United Nations of flags that were on this property when Dig Safely New York flagged it a couple of months ago. That caught my attention and I had a conversation with Town staff to ask what was going on. As a neighbor, you could ask your neighbor or you live on a county road and could call the County or you live in the Town and could call the Town and find out what is going on so it doesn't come as a surprise. Yes, it would have been nice if you had known earlier, but all the proper procedures have been followed. Mr. Wilcox turned to the comment regarding lighting and asked one of the representatives about any lighting additions. Mr. Glaubitz responded that there is no additional exterior lighting included in this project. Ms. Balestra stated that the current lighting complies which includes "dark sky compliant" which includes shielding and not spilling onto other properties. Mr. Wilcox said we have the usual complaints about traffic and he wasn't sure where to go with that one; this is a county road and county roads are meant to carry traffic and he also noted that Mr. Tagg does live in the stretch that is a reduced speed limit of 30mph vs 45mph when school is in session, which is a benefit to him. Ms. Fogarty asked about the lighting being 24/7 and if that is correct. Ms. Smith said it is not on 24/7 and she has not heard a complaint about this, and she is happy to hear it. She said when they built the addition, the gym, which is what she thought Mr. Tagg was referring to, there is a lot of exterior lighting which is timed out at 1 1pm and she thinks that can be reduced to IOpm or earlier. It is just what was installed, and we didn't know there was an issue with that, but it is an adjustable time. Ms. Fogarty said that in listening to Mr. Tagg's comments, it seems the school just needs to have a conversation with him. There are some issues and maybe if they sit down and talk, they can work some things out and she doubted any legal counsel would be needed. Mr. Wilcox turned to parking. He addressed his comments to the applicant and representatives. Parking is an issue when the school holds events and brings lots of parents for those events. They do park on both sides of the road and it does narrow the road and does makes it difficult for two cars to pass by at times. He said he thinks the school needs to continue to try to address that but on the other hand, he found it difficult to think of a way it would be appropriate for the school to have enough parking spaces for the absolute maximum that occurs, four, five or six times a year. That seems to be a waste of space, instead of grass, since it is just a few events a year. That to me, doesn't seem right. Nonetheless, the school does need to figure out how to PB 2020-07-07 (Filed 2020-07-29) Pg. 5 reduce the number of cars that show up for these school events or figure out how they can park more cars on their existing property. Mr. Wilcox said though, as far as he knows, parking on the should on King Rd E is legal; unsafe - maybe, illegal — probably not. Ms. Kaufman said she felt empathy to Mr. Tagg's comments, but she thought this type of use only improves the neighborhood really. A school in a neighborhood is really important and allows for walkability for parents to walk their kids to school. It is taking care of children in the community and she thought that all the schools in Ithaca, when there are special events, you can find cars parking in the street. At the high school, the middle school and all the elementary schools which are also in residential neighborhoods, so it is not really out of the ordinary to have that. She added that she is empathetic to the school that needs to stay in business and they are just trying to create more space for the children and isn't going to involve more traffic because it is the same student body, or even reduced, and they are not adding students and just need to follow the guidelines and add space. Ms. Kaufman said she went to the property and she felt that the change of grade and the trees really shelter the house in question and makes it seem as part of the campus and separate from 126 King Rd E and she didn't see a problem with the request. It is very much facing the campus and private to the campus. Mr. Wilcox said he was looking at the location map in the packet materials and the boundary line and the cluster of trees does look like about 40% of the treetops are on the 124 property and 60% on Mr. Tagg's property. (Ms. Balestra shared her screen to show the location map.) Mr. Wilcox said it might be something this Board might want to consider adding as a condition that those trees be protected to the greatest extent practicable so that that buffer is retained. The Board agreed. Mr. Wilcox turned to Mr. Tagg and said he purposely did not close the public hearing to allow a rebuttal if he wanted. Mr. Tagg did speak further, and said he appreciated the comment to preserve the trees because it is like a little copse of Norway Spruce planted in the early 70's and there really isn't anything like it in the area. It does straddle the boundary line, so ensuring its protection, not just in construction phase, but for the future, would be enormously appreciate. He also thanked the Board member who said it is time to sit down and talk. He said he noted that Ms. Smith did express regret in her opening remarks which he appreciated. Dialogue so there was better understanding and a discussion about our anxieties, would be good. He said as an academic, he not only works at home, but under present circumstances he is also teaching from home. He said the study in which he is sitting in now, which is on the southwest corner of his home, he can literally see 124 now. PB 2020-07-07 (Filed 2020-07-29) Pg. 6 He said he would appreciate sitting down with the school and moving forward and he thanked the Board for their time. Mr. Wilcox closed the public hearing at 7:37 p.m. Mr. Wilcox asked if the Board received the letter from Mr. Monkemeyer and asked if anyone wanted any more background on his statements regarding illegal activities, and parkland etc. Mr. Lindquist said he would appreciate that, especially the alienation process. Ms. Brock stated that she reviewed the history and in 2008 the Town Board passed some resolutions that included some history of the parcel and she gave the following summary: In 1987 the Planning Board granted subdivision approval for one of Mr. Monkemeyers subdivisions called Ithaca Estates Phase 2 and that Phase 2 subdivision included the lot for the Montessori School, stated on the map, along with some other lots and one lot was marked as "proposed town park." For various reasons, that parcel did not get conveyed by Mr. Monkemeyer to the Town and the Town and Mr. Monkemeyer worked to find a better location for a park to serve the residents in that area. In 1997, both the Planning Board and the Town Board adopted resolutions finding that that parcel for the "proposed town park" would be better suited for future uses other than as a town park. In 2008, the Planning Board confirmed that that parcel would be better suited for future uses other than a town park "because of its location, limited access, and environmental characteristics" and the Planning Board actually modified the final subdivision approval for the Ithaca Estates Phase 2 subdivision to require that that parcel be conveyed to the town as "general purpose land" rather than as a park, subject to the Town Board accepting it. By letter dated November 18, 2008, Mr. Monkemeyer confirmed in writing that he was willing to convey the parcel to the town "as general-purpose land without restricting it to park purposes." In 2009 Mr. Monkemeyer completed the conveyance to the Town and in the deed to the Town, it states that "it is understood, acknowledged and agreed that although the property is called a proposed town park, it has never been used or dedicated as a park and is not conveyed with any such limitation or restriction attached thereto. The Town is free to sell and resell such parcel and to use the proceeds for any lawful town purpose, including but not limited to, using the proceeds for parkland or to develop other infrastructure at any existing town parks." Mr. Monkemeyer has acknowledged twice in writing, once by letter to the Town in 2008 and then again in his 2009 deed that it is not parkland. It was never conveyed to the Town as parkland or accepted as parkland. Mr. Lindquist thanked Ms. Brock saying it answered a lot of questions from his letter. PB 2020-07-07 (Filed 2020-07-29) Pg. 7 Mr. Wilcox added that he has seen a lot of the documents referenced and they seem to debunk the issue of any illegality accusation(s). Mr. Lindquist asked if something should be added to the resolution about the statement from SHIPO anticipated from Ms. Balestra regarding the archeological artifacts. Ms. Balestra explained that SHIPO is the State Office of Historic Preservation and CRIS is their Cultural Resource Information System and that is their online database referenced earlier in the meeting about archeological artifacts and the report they will be sending. Mr. Wilcox turned to the draft resolution and noted that the road name has to be changed to the official name of King Rd E throughout. The draft resolution was moved and seconded and the additional conditions discussed throughout the discussion were added. PB RESOLUTION 2020-014: Preliminary and Final Site Plan Approval, Special Permit EAC Montessori School Conversion Tax Parcel No.'s 43.-1-3.5 and 43.-1-3.7 124 King Road East Town of Ithaca Planning Board, July 7, 2020 WHEREAS: This action involves Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed conversion of 124 King Road East from a residence to classroom and office space for the Elizabeth Ann Clune Montessori School of Ithaca, Town of Ithaca Tax Parcel No's 43.-1-3.5 and 43.-1-3.7, Medium Density Residential and Low Density Residential Zones. The proposal involves interior renovations, adding an ADA ramp to the front entrance, removing a deck, grading, and a new door to provide access to the basement, and adding a pathway to connect to the adjacent main campus. Elizabeth Ann Clune Montessori School, Owner/Applicant; Christopher Glaubitz, Senior Project Manager, Tetra Tech Architects & Engineers, Agent, and This is a Type II Action, pursuant to 6 NYCRR Section 617.5(c)(10) of the regulations of the New York State Department of Environmental Conservation promulgated pursuant to the State Environmental Quality Review Act, because the Action constitutes "routine activities of educational institutions, including expansion of existing facilities by less than 10,000 square feet of gross floor area and school closings, but not changes in use related to such closings." Thus, approval of the site plan and special permit are not subject to review under SEQR, and The Planning Board, at a Public Hearing held on July 7, 2020, has reviewed and accepted as adequate narratives, along with a set of drawings including a survey map titled "Boundary & Topographic Map, No. 124 East King Road, Town of Ithaca, Tompkins County, New York," prepared by T.G. Miller, P.C, dated 5/l/2020; sheet AC120, titled "Site Layout Plan," prepared PB 2020-07-07 (Filed 2020-07-29) Pg. 8 by Tetra Tech Architects & Engineers, dated 6/5/2020; sheet A100, titled "Demolition and Floor Plans and Elevations," prepared by Tetra Tech Architects & Engineers, dated 6/5/2020; and other application materials; NOW THEREFORE BE IT RESOLVED: That the Planning Board hereby finds that the Special Permit standards of Article XXIV Section 270-200, Subsections A — H, of the Town of Ithaca Code, have been met, specifically that: The project will be suitable for the property on which it is proposed, considering the property's size, location, and physical site characteristics. The property is sized appropriately to accommodate the proposed conversion and has been consolidated with the much larger main campus. It is also located immediately adjacent to the main campus, which makes for safe and easy access between buildings. The site characteristics are suitable for an educational use, with outdoor space that is connected to the main campus and indoor space that can be used for classrooms and offices. The proposed structure design and site layout are compatible with the surrounding area. The structure being converted to school use already exists and the layout of the existing site is not changing in any significant way. The design of the ADA ramp is standard and compatible with the surrounding residences and school. The proposed minor design modifications on the rear of the structure and the proposed path connecting the site and school are also compatible with the surrounding residences and school. Operations in connection with the proposed use do not create any more noise, fumes, vibration, illumination, or other potential nuisances than the operation of any permitted use in the particular zone. The proposed operation includes school -related activities, both indoor and outdoor. Any outdoor noise would be like that which is experienced in a residential setting, e.g. children playing. There are no expected fumes, vibration, illumination, or other potential nuisances associated with the conversion of the residence into a school use. Community infrastructure and services, such as police, fire and other protective services, roadways, schools, and water and sewer facilities are currently, or will be, of adequate capacity to accommodate the proposed use. There are no changes to existing community infrastructure and services. All community infrastructure to accommodate the use is in place and is of adequate capacity. The proposed use, structure design, and site layout will comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic circulation, and parking and loading facilities, is sufficient for the proposed use and is safely designed for emergency vehicles. The proposed site layout includes adding a rear entrance and one new pathway to the existing structure on the property that will connect the structure with the main Montessori School PB 2020-07-07 (Filed 2020-07-29) Pg. 9 campus. The pathway will provide sufficient and safe connection between the buildings for all users. The property and existing structure fronts on King Road East, with a driveway that has easy access for emergency vehicles should an emergency arise. The project includes sufficient landscaping and/or other forms of buffering to protect surrounding land uses. Existing vegetation is preserved to the extent possible. There are no changes to existing vegetation. The property contains a few trees and other landscaping associated with the prior residential use. There is a large wooded buffer that exists between the structure and the residence to the east that will remain unchanged. Although the project does not include new landscaping/buffering, there are also no significant changes to the existing site that would necessitate the requirement for additional landscaping to buffer the use from surrounding land uses. To the extent deemed relevant by the Planning Board, the proposed use or structure complies with all the criteria applicable to site plan review set forth in Chapter 270, Zoning. AND BE IT FURTHER RESOLVED: 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 a significant alteration of neither the purpose of site plan control nor the policies enunciated or implied by the Town Board ; and That the Town of Ithaca Planning Board hereby grants Preliminary & Final Site Plan Approval for the proposed conversion of 124 King Road East from a residence to classroom and office space for the Elizabeth Ann Clune Montessori School of Ithaca, Town of Ithaca Tax Parcel No's 43.-1-3.5 and 43.-1-3.7, as described in the set of site plan drawings noted in Whereas # 3 above, subject to the following conditions: Prior to the issuance of any building permits, submission of revised drawings to show the correct street name of King Road East, That the owner preserves the trees located in the south east portion of the lot containing the building identified in the Site Layout Plan, Sheet AC120, unless the trees are dead or diseased or pose a safety hazard, and Prior to the issuance of any certificate of occupancy, submission to the town of a copy of the Cultural Resource Information System (CRIS) Report provided by the State Historic Preservation Office; and that the applicant implement any recommendations contained in that report. Moved: Yvonne Fogarty Seconded: Greg Lindquist Vote: ayes: Fogarty, Lindquist, Kaufman, Wilcox, and Casper Recused: Meier Swain PB 2020-07-07 (Filed 2020-07-29) Pg. 10 Ms. Meier Swain resumed acting as Chair. ITEM 2 Persons to be heard There was no one wishing to address the Board. ITEM 3 Approval of Minutes: March 17, 2020 Minutes were approved upon motion by Mr. Wilcox, seconded by Mr. Lindquist; unanimous. ITEM 4 Other Business Discussion on the one item that is coming up but may not be ready for the July 21" meeting and after some discussion, there may be a quorum issue. Ms. Balestra will poll the Board and let us all know. Adjournment Meeting was adjourned upon motion and a second at 8:20 p.m. CnhmitfAA by Paulette Rosa, Town Clerk PB 2020-07-07 (Filed 2020-07-29) Pg. 11