HomeMy WebLinkAboutPB Minutes 2022-04-05 TOWN OF ITHACA PLANNING BOARD
215 North Tioga Street
Ithaca,New York 14850
Tuesday,April 5,2022
Due to COVID-19 and the NYS Legislation allowing virtual meetings (amendments to Chapter 417 of the
Laws of 2021 signed by Governor Hochul on 3/16/22),the meeting will be held via the Zoom audio/visual
application with no in-person attendance permitted. Members of the public may listen to (call in on cell or
landline: (929)436-2866 and enter the Meeting ID: 836 4376 4382)or view(by computer go to
https://us06web.zoom.us/j/83643764382)the Board meeting through Zoom.
AGENDA
7:00 P.M. SEQR Determination: Verizon Wireless Telecommunications Antenna Replacement, 156 Palustris
Drive.
7:00 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed
improvements to the telecommunications facility located at 156 Palustris Drive, Town of Ithaca
Tax Parcel No. 65.-1-5.2, Low Density Residential Zone. The project involves replacing
telecommunications antennas and other equipment on an existing telecommunications tower
located off of Dryden Road/NYS Route 366. This is an Unlisted Action under the State
Environmental Quality Review Act and is subject to environmental review. Cornell University,
Owner; Bell Atlantic Mobile Systems, LLC d/b/a Verizon Wireless,Applicant; Robert Burgdorf,
Nixon Peabody LLP,Agent.
7:15 P.M. PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed 9,670 square
foot building addition at the Coddington Road Community Center located at 920 Coddington Road,
Town of Ithaca Tax Parcel No. 47.-1-11.3, Low Density Residential Zone. The proposal also
involves expanding the parking lot, constructing a new wastewater treatment system and
stormwater management system, and other improvements. This is an Unlisted Action under the
State Environmental Quality Review Act which the Town of Ithaca Planning Board made a
negative determination of environmental significance on August 4, 2020. Coddington Road
Community Center, Owner/Applicant; Heather Mount, Executive Director,Agent.
4. Discussion of revisions to Town Code Section 270-186, Site Plan Requirements.
5. Persons to be heard.
6. Approval of Minutes: March 1, 2022 and March 15,2022.
7. Other Business.
8. Adjournment.
Susan Ritter
Director of Planning
607-273-1747
NOTE:IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND,PLEASE NOTIFY
CHRIS BALESTRA AT 607-273-1747 or CBALESTRA(a),TOWN.ITHACA.NY.US.
(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 the Town's website
under"Planning Board"on the"Meeting Agendas"page(http://www.town.ithaca.nv.us/meeting-agendas).
TOWN OF ITHACA
Anil
NEW YORK
DEPARTMENT OF PLANNING
216 N.Tioga St 14850
607.273.1747
www town itharA ny wq
AFFIDAVIT OF SERVICE BY MAIL AND POSTING & PUBLICATION
STATE OF NEW YORK ) SS.:
COUNTY OF TOMPKINS )
1, Abby Homer, Administrative Assistant for the Town of Ithaca being duly sworn, depose and say, that
deponent is not a party to the actions, is over 21 years of age with a professional address of 215 North Tioga
Street, Ithaca, New York.
That on the 30th day of March 2022, deponent served the within Notice upon the property owners within
500 ft. of the properties and projects identified below for:
Consideration of Preliminary and Final Site Plan Approval for the proposed improvements to the
telecommunications facility located at 156 Palustris Drive, Town of Ithaca Tax Parcel No. 65.-1-5.2.
Consideration of Final Site Plan Approval for the proposed 9,670 square foot building addition at the
Coddington Road Community Center located at 920 Coddington Road, Town of Ithaca Tax Parcel No. 47.-1-
11.3
By depositing same enclosed in a postpaid addressed wrapper, in a post office tinder the exclusive care and
custody of the United States Post Office Department within the State of New York, and that the attached notice
has been duly posted on the sign board of the Town Clerk of the Town of Ithaca on March 30, 2022, and the
notice has been duly published in the official newspaper, Ithaca Journal on March 30, 2022.
Abby HoQr, Administrative Assistant
Sworn to before me on 30t'- 2022,
. ... .......... ................ .................................................................................................................................................................................................................
Notary Pubic
B CCKY L JOWAw
NOTAR)( PUBUC,,STATE O�F NEW' 'YORK
NO DIJ,0161186381
QuoHfled hi TompHns counl,jP,
MY COMMisflon, ExPdres AID0 28, 20
TOWN OF IT ACA PLANNING BOAR
PU LIC NEARING NOI ICE
The Planning Board will held public hearings on"Tuesday,April 5,2022,at the following times and on the
following matters:
7:00 P, . Consideration of Preliminary and Final Site Plan Approval for the proposed improvements
to the telecommunications facility located at 156 Palustris Drive, Town of Ithaca Tax
Parcel No, 65.-1-5.2, Low Density Residential Zone. The project involves replacing
telecommunications antennas and other equipment on an existing telecommunications
tower located off of Dryden Road/NS Route 366. This is an Unlisted Action under the
State Environmental Quality Review Act and is subject to environmental review. Cornell
University,Owner; Bell Atlantic Mobile Systems,LLC d/b/a Verizon Wireless,Applicant;
Robert Burgdorf,Nixon Peabody LLP, Agent,
7.15 P.M, Consideration of Final Site Plan Approval for the proposed 9,670 square foot building
addition at the Coddington Road Community Center located at 920 Coddington Road,
Town of Ithaca Tax Parcel. No. 47,-1-11.3, Low Density Residential Zone. The proposal
also involves expanding the parking lot, constructing a new wastewater treatment system
and stormwater management system,and other improvements. This is an Unlisted Action
under the State Environmental Quality Review Act which the Town of Ithaca Planning
Board made a negative determination of environmental significance on August 4, 2020.
Coddington Road Community Center, Owner/Applicant; Heather Mount, Executive
Director, Agent,
e to C - 9 and the NYS Legislationallowing virtual meetings(amendments to Chapter 7
of e Laws of2021 signed by Governor Hochul on 3/16/22),the meetingwill be held via the Zoom
audio/visual application with o in-person attendance permitted. Members of the public may lists
to(call in on cell or In line: (929) 3 -2 66 and enter the Meeting I 36 4376 4382) or view the
Board eti through oo ( y computer go to k t,p ,�^^"us06we oottt,,us� 437 „4„3 )
Any person wishing to address the board will be heard. In addition, comments can be sent via email to
CpWncleKk,��,jgwjtha�Ajjy.k!! up to the end of business the day of the meeting and all comments will be
forwarded to the board. Additional information is available at www.town.ithaca,ii� uus.
Susan Ritter, Director of Planning
�- `rA4 0ws �w ._M —c ccvo y r
ft
�' o E ro,•mv d c OMC cE w. m �m E 0 .
;" aC > Vim c cc+ acE „I �� �+ ,a
W xm e1 `0—'o a_�a">d �v oar — �np 4Ec a+ ens E faro
Ct V"A ro°w�aca� —� " � uro� ��a- E� w is6 4`E
tl� 0 ZZG 10 0 p9 C 0 >
@E E � �aEmvA� -°4S+C,a,,W, CUE _(6 0 4,-0,_ v
-'wc E w E,,O G r c
a.i— fiat > wp�0 « Zr,, a U�c w-gym + c E
qq"a C den F w OCC>' C4-E an CXVE�jxmpCv00 � *A0 = 0"` ��t0 0 C
d 0 00°MMWpp tlwN ,L,0 +`�00 C��% a SCOEro 0
C4-.C—rem°Wvr« w �v0 c + aa .,E
H ,�!i.0 0a,_ wy C 0 w m 0.- w-tr W 0 r C p C O p cn w
,gym c c caa E04c v
00 m-CCtC3--W *C 'wPo 0XdtlutQ Ol C C >. N Cv C w
' cis ro ar > n 'au 0
z aw2� Ex*0 ro � � o f c c c
ON
r ° a
� r>a� od a c a cry � Ec MWo
,ry ? 4' ° ucE ° E "adaE. > e . c
v c e - ®
6 R! o'
uo E_ c
our EMuom h u l
Lam � c0° etea
TOWN OF ITHACA PLANNING BOARD
Tuesday, April 5, 2022
Minutes
Board Member Present: Liebe Meier Swain, Chair; Fred Wilcox, Ariel Casper, Yvonne
Fogarty, Greg Lindquist, Liz Bageant and Alternate Bill Arms Absent: Cindy Kaufman
Town Staff: Justin McNeal, and David O'Shea, Engineering; Marty Moseley, Codes; Paulette
Rosa, Town Clerk; Susan Brock, Attorney for the Town; Chris Balestra, Planner; and Sue Ritter,
Director of Planning
Agenda Item 1 Consideration of Preliminary and Final Site Plan Approval for the proposed
improvements to the telecommunications facility located at 156 Palustris Drive, Town of Ithaca
Tax Parcel No. 65.-1-5.2, Low Density Residential Zone. The project involves replacing
telecommunications antennas and other equipment on an existing telecommunications tower
located off of Dryden Road/NYS Route 366. This is an Unlisted Action under the State
Environmental Quality Review Act and is subject to environmental review. Cornell University,
Owner; Bell Atlantic Mobile Systems, LLC d/b/a Verizon Wireless, Applicant; Robert Burgdorf,
Nixon Peabody LLP, Agent.
Overview
Robert Burgdorf stated that at the last meeting the town required additional RFEME information
which although not legally required, was provided in a report of March 28th confirming EME
emissions on all three carriers at peak fully meet federal standards.
Ms. Brock stated the applicant's latest RF emission report looks fine, as it used the general
population exposure standard; the table that listed limits for both occupational exposure and
general population are the ones listed in the Code of Federal Regulations. They certified they had
followed the process in the FCC Bulletin. While she could not run the calculations, she had no
reason to think anything was improper.
Ms. Brock then addressed the applicant's letter included in the latest submission; Verizon said in
the letter and again at this meeting that it is not required to provide, under federal law, for these
facilities that fall under section 6409, a radio frequency emissions report showing they are
complying with the FFC's emissions standards. However, in 2014, the FCC issued a Report and
Order which states that localities may require a covered request under 6409 to comply with
generally applicable building, structural, electrical, and safety codes or with other laws codifying
objective standards reasonably related to health and safety, and they may condition approval on
such compliance.
The Order further clarifies that eligible facility requests covered by 6409(a) must still comply
with any relevant federal requirement, including any applicable commission(FCC)requirements.
The FCC says they have to comply, and we can require compliance.
PB 2022-04-05 (Filed 5111) Pg 1
The town does require compliance per Town Code section 270-219, which states "A safety
analysis by a qualified professional must accompany any special permit or site plan application,
renewal thereof or modification, for the purpose of certifying that general public electromagnetic
radiation exposure does not exceed standards set by the FCC or any permit granted by FCC."
Next, the letter said the town suggested Verizon Wireless simply withdraw their application.
That's not true, never once did anyone request that of them. At the beginning of the last meeting,
the acting chair asked if Ms. Brock or Ms. Balestra had received a response from the applicant as
to whether they would like to proceed,postpone, or withdraw the application. Ms. Brock
responded that she had not heard from them, but that Ms. Balestra had been the point of contact.
Ms. Balestra reported that she had forwarded Ms. Brock's emails to the applicant; the applicant's
representatives then began speaking. That was it. Nobody ever asked them to withdraw the
application.
The letter states that the town misunderstands the report and implies that the town is acting in
bad faith. Ms. Brock said the Exhibit F report submitted for the last meeting incorrectly used the
wrong limits. It used occupational exposure limits when it should have used the more stringent
general population exposure limits. The attorney for Verizon Wireless stated incorrectly at the
last meeting that the occupational limits are even more stringent. Their RF engineer stated that
what they supplied does show compliance and shows occupational is IOX more strict than
general POPS.So, because they were claiming incorrectly that the occupational limits were more
stringent than the general population limits, and because they used the wrong limits, that is why
we asked them to do the process correctly. The new report they've submitted for this meeting
correctly states that the FCC's general population limit is 5X more restrictive than the
occupational limits.
The letter also states the town has a fundamental misunderstanding of the very basic tenets of
EME emissions, including, among other things, that if a facility meets occupational limits, then
the general population are necessarily met to an even greater degree. We were not given absolute
numbers. Exhibit F provided exposure information expressed only as a percentage of the FCC
occupational exposure limits, not as an absolute value. It's not true that if a facility's emissions
are less than 100% of the occupational limits, that the general population limits are necessarily
met at all.
So, x percent of an occupational limit number is always going to be an even bigger percentage of
the smaller general population number. For example, if the occupational limit is 100 and the
general population limit is 5x less (20) and they were at 2 1% of the occupational limit, that
would be, in whatever unit you are measuring, 21 units. If the general population limit is 20, 21
of the units is more than 100%. At the last meeting we were not given the ratio, so we could not
tell at that meeting, because they used the wrong limits and they stated wrongly which limits
were more stringent, we didn't know what the numbers meant and could not tell if the numbers
were reliable. That's why we asked for the new information.
There was also contradictory information in their submissions about whether other carriers'
emissions were included or not. There is a footnote in the letter that tries to explain an email
from their attorney, but their attorney's email speaks for itself. It says Verizon Wireless cannot
PB 2022-04-05 (Filed 5111) Pg 2
provide any information related to other carriers or provide an RF emissions propagation map
that includes them, as it does not have access to their information and exact specifications.
It is also stated in the letter than there's a history that demonstrates that the issues raised by the
town are not done in good faith, as does its positions and statements. Ms. Brock said a lot of
what she just said addresses the town's positions and statements and the matter of whether the
town acted in good faith. Also, her quick search of the Planning Board and Zoning Board of
Appeals minutes found that since 2004, Verizon Wireless has appeared before the Planning
Board for 6 different projects. Some were for a monopole or freestanding tower, others were for
co-locations. All of those were approved. Ms. Brock was at almost all those meetings, and she
named other current PB members who were at most or some of those meetings. Verizon Wireless
also appeared before the ZBA twice for height variances for these projects, all of which were
approved and Ms. Brock was present for those meetings. There is no evidence or basis for the
assertion that the town was acting in bad faith.
PB Resolution 2022-010: SEQR
Preliminary & Final Site Plan Approval
Verizon Telecommunications Antenna Replacement
Tax Parcel No. 65.4-5.2
Whereas:
1. This action is consideration of Preliminary and Final Site Plan Approval for the proposed
improvements to the telecommunications facility located at 156 Palustris Drive,
Town of Ithaca Tax Parcel No. 65.-1-5.2, Low Density Residential Zone. The project
involves replacing telecommunications antennas and other equipment on an existing
telecommunications tower located off Dryden Road/NYS Route 366. Cornell University,
Owner; Bell Atlantic Mobile Systems, LLC d/b/a Verizon Wireless, Applicant; Robert
Burgdorf,Nixon Peabody LLP, Agent;
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in
the environmental review with respect to the project;
3. The Planning Board, on April 5, 2022, has reviewed and accepted as adequate a narrative,
Short Environmental Assessment Form(EAF) Part 1, submitted by the applicant, Parts 2 and
3 prepared by Town Planning staff, an aerial map, a structural analysis study, an eligible
facility form, a set of drawings titled "Varna Relo Project#20202222884, Location Code:
190412, 156 Palustris Dr./14850, Town of Ithaca, County of Tompkins, State of New York,"
prepared by Verizon and Costich Engineering, dated 02/16/2021 and most recently updated
10/15/2021; and other application materials; and
4. The Town Planning staff has recommended a negative determination of environmental
significance with respect to the proposed Site Plan Approval;
PB 2022-04-05 (Filed 5111) Pg 3
Now therefore be it resolved:
That the Town of Ithaca Planning Board hereby makes a negative determination of
environmental significance 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 1 and for the reasons set forth in
the EAF Parts 2 and 3, and, therefore, a Draft Environmental Impact Statement will not be
required.
Moved: Ariel Casper Seconded: Yvonne Fogarty
Vote: ayes—Casper, Fogarty, Meier Swain, Wilcox, Lindquist, Bageant and Arms
Public Hearing
Ms. Meier Swain opened the Public Hearing at 7:17 p.m. There was no one wishing to speak,
and the public hearing was closed.
Determination
A condition was suggested by Ms. Brock re: Verizon meeting and demonstrating compliance
with the FCC's limits for human exposure to radiofrequency radiation. She is adding that
condition because the applicant is contesting the town's ability to require this, and also there has
been a dispute as to whether under Section 6409 they have demonstrated they are an eligible
facilities request. If the modification does not meet a condition of the prior approval, then it
would not be eligible under 6409. We have had some disagreements about that, so to make it
perfectly clear for the future and to avoid future disagreements about that we should put this
condition into this resolution and all future resolutions.
The applicant's attorney stated that from the applicant's standpoint, the condition can be
imposed, but the condition is not consented to and he reserved their rights.
Ms. Meier Swain asked for clarification, since this is a condition of the final approval. Ms.
Brock explained she thinks Mr. Burgdorf is saying we can include the condition but Verizon is
not saying they agree legally that we have the right to require this. It would be dealt with in a
future application, where it may or may not become an issue in terms of what they think they
need to submit.
Mr. Burgdorf agreed, saying it is not a fight for tonight,but may be a fight in the future. He is
saying they do not agree with it, and they may fight it in the future
Mr. Lindquist said this condition would become part of any other telecommunications approvals
that the Planning Board makes. Ms. Meier Swain agreed that she could not envision this would
be applicable to only one carrier. The motion was moved as revised with the condition.
PB Resolution 2022-011: Preliminary & Final Site Plan Approval
PB 2022-04-05 (Filed 5111) Pg 4
Verizon Telecommunications Antenna Replacement
Tax Parcel No. 65.4-5.2
Whereas:
I. This action is consideration of Preliminary and Final Site Plan Approval for the proposed
improvements to the telecommunications facility located at 156 Palustris Drive, Town of
Ithaca Tax Parcel No. 65.-1-5.2, Low Density Residential Zone. The project involves
replacing telecommunications antennas and other equipment on an existing
telecommunications tower located off Dryden Road/NYS Route 366. Cornell University,
Owner; Bell Atlantic Mobile Systems, LLC d/b/a Verizon Wireless, Applicant; Robert
Burgdorf,Nixon Peabody LLP, Agent;
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, as lead agency in the
environmental review with respect to the project,has, on April 5, 2022,made a negative
determination of environmental significance, after having reviewed and accepted as adequate a
Short Environmental Assessment Form Part 1, submitted by the applicant,and Parts 2 and 3
prepared by Town Planning staff, and
3. The Planning Board, at a public hearing held on April 5, 2022,has reviewed,and accepted as
adequate a narrative, an aerial map, a structural analysis study, an eligible facility form, a set of
drawings titled"Varna Relo Project#20202222884,Location Code: 190412, 156 Palustris
Dr./14850, Town of Ithaca,County of Tompkins, State of New York,"prepared by Verizon and
Costich Engineering, dated 02/16/2021 and most recently updated 10/15/2021; and other
application materials;
Now therefore be it resolved:
I. 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
2. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval
for the proposed Verizon improvements located at 156 Palustris Drive, Town of Ithaca Tax Parcel
No. 65.-1-5.2, as described in the set of site plan drawings noted in Whereas# 3 above, subject to
the following condition:
a. At all times,Verizon's facilities must not result in human exposure to radiofrequency
radiation in excess of the applicable FCC safety standards. Verizon shall submit with any
future application for facility modification a safety analysis by a qualified professional
certifying that all applicable FCC safety standards for human exposure to radiofrequency
radiation will be met.
Moved: Fred Wilcox Seconded: Greg Lindquist
Vote: ayes—Wilcox, Lindquist, Arms, Bageant, Meier Swain and Fogarty Abstained—Casper
Ms. Meier Swain recused herself from the next action due to a conflict of interest. Fred Wilcox
took over as chair.
PB 2022-04-05 (Filed 5111) Pg 5
Agenda Item 3 Consideration of Final Site Plan Approval for the proposed 9,670 square foot
building addition at the Coddington Road Community Center located at 920 Coddington Road,
Town of Ithaca Tax Parcel No. 47.-1-11.3, Low Density Residential Zone. The proposal also
involves expanding the parking lot, constructing a new wastewater treatment system and
stormwater management system, and other improvements. This is an Unlisted Action under the
State Environmental Quality Review Act which the Town of Ithaca Planning Board made a
negative determination of environmental significance on August 4, 2020. Coddington Road
Community Center, Owner/Applicant; Heather Mount, Executive Director, Agent.
Heather Mount, Rod Ives and Kelly Maher were present for questions and Ms. Mount gave a
brief presentation.
Questions
Mr. Arms asked about the previous questions regarding fire safety and whether they had been
addressed.
Ms. Mount responded that they received a variance from the State for reduced water flow for the
sprinkler system and documentation regarding that was included in the submission.
Mr. Wilcox asked about the underground storm water management system and being located on
the existing wastewater system site.
Mr. Ives responded that the underground system requires quite a bit of excavation and the
existing wastewater system and leach field will be excavated and hauled off site.
Ms. Fogarty asked if the project falls under the new guidelines for green building and if the lines
of trees along the current old buildings are coming down and if so, will they be replaced?
Ms. Maher referred to the landscaping plan, saying they will be removing some trees and
replanting others, and yes, the project meets the green building guidelines.
Public Hearing
Mr. Wilcox opened the public hearing at 7:38 p.m.
William Desch spoke, saying he was an adjoining property owner and he asked questions about
the stormwater system and utility upgrades and its projected life and disruptions in service to the
neighborhood.
Mr. O'Shea addressed the stormwater, saying there are numerous examples of the system being
proposed and we have not had any issues with the designs and the owners are required to sign a
Stormwater Operations and Management Agreement with the Town and they are inspected
annually.
PB 2022-04-05 (Filed 5111) Pg 6
The applicant noted the service interruption(s) would come from the utility companies.
There was no one else wishing to speak and the public hearing was at 7:46 p.m.
Determination
There were no additional comments from the Board and a condition was added regarding
stormwater pollution protection plan outstanding items being completed prior to issuance of a
building permit.
PB Resolution 2022-012: Final Site Plan Approval
Coddington Road Community Center Addition
Tax Parcel No. 47.4-11.3
920 Coddington Road
Whereas:
1. This action involves consideration of Final Site Plan Approval for the proposed 9,670 square
foot building addition at the Coddington Road Community Center located at 920 Coddington
Road, Town of Ithaca Tax Parcel No. 47.-1-11.3, Low Density Residential Zone. The
proposal also involves expanding the parking lot, constructing a new wastewater treatment
system and underground stormwater management system, and other improvements.
Coddington Road Community Center, Owner/Applicant; Heather Mount, Executive Director,
Agent;
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an
uncoordinated environmental review with respect to the project on August 4, 2020, made a
negative determination of environmental significance, after having reviewed and accepted as
adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and
Parts 2 and 3,prepared by Town Planning staff; and
3. The Planning Board, on April 5, 2022,has reviewed and accepted as adequate a narrative, a
set of drawings titled "New Building Coddington Road Community Center, 920 Coddington
Road, Town of Ithaca, Tompkins County,New York,"prepared by Naperiala Consulting,
Professional Engineer, P.C, dated 06/17/2020 and revised 02/21/22, including sheets COO I,
C100, C200 (Boundary and Topographic Survey Map,prepared by C.T. Males Associates),
C410, C300- C700, C701, C710-C712, C800, C901-906, floor plan and elevation drawings
prepared by HOLT Architects, dated 6/15/2020, including sheets AP101-AP 103, and other
application materials;
Now therefore be it resolved:
That the Town of Ithaca Planning Board hereby grants Final Site Plan Approval for the proposed
building addition and other improvements for the Coddington Road Community Center, as
described in the materials listed in Whereas #3 above, subject to the following conditions:
PB 2022-04-05 (Filed 5111) Pg 7
a. Before the issuance of any building permits, submission, review and execution of an
Operation, Maintenance and Reporting agreement for the proposed stormwater
management facilities, specifying the ownership and maintenance responsibilities for
the stormwater system, including:
(i) Submission of an access easement to assure Town of Ithaca access to the
stormwater facilities, and
(ii) Town Board authorization to allow the Town Supervisor to sign any necessary
easements and the stormwater Operation, Maintenance, and Reporting Agreement
associated with the project,
b. All outdoor lighting shall conform to the requirements of the Town of Ithaca Outdoor
Lighting Law; the proposed building lights shown on Sheet C800 shall be fully
shielded and angled according to the law to eliminate outward glare. All outdoor
LED lighting shall have a maximum 3000k color temperature, and
c. Before the issuance of any building permits, satisfaction of the Stormwater Pollution
Prevention Plan comments 20 and 21, and Water comment 1, in the Town of Ithaca
Engineering Memorandum from Daniel Thaete, dated July 13, 2020, and revised
November 19, 2021.
Moved: Ariel Casper Seconded: Yvonne Fogarty
Vote: ayes—Casper, Fogarty, Arms, Lindquist, Wilcox and Bageant
Agenda Item 4 Discussion of revisions to Town Code Section 270-186, Site Plan
Requirements.
Ms. Balestra explained the Town has been working on revising the Site Plan requirements, which
are over 30 years old, and need to be brought up to date and reflect current practices and
technology used and to increase readability.
Some discussion followed on minor aspects and regarding the process.
Mr. Wilcox thanked the planning staff for the efforts in updating the Site Plan requirements and
moved to recommend the revisions to the Site Plan Requirements to the Town Board for
approval, seconded by Ariel Casper; unanimous.
Agenda Item 5 Persons to be heard-None
Agenda Item 6 Approval of Minutes
Motion made by Ms. Fogarty, seconded by Ms. Meier Swain to approve the minutes of March 1,
2022, as amended; unanimous with Ms. Bageant abstaining.
PB 2022-04-05 (Filed 5111) Pg 8
Motion by Greg Lindquist, seconded by Ariel Casper to approve minutes of March 15, 2022, as
amended; unanimous with Ms. Meier Swain, Mr. Arms and Mr. Wilcox abstaining.
Agenda Item 7 Other Business.
Discussion on the Executive Order which is set to expire and the next meeting may be in-person
and will have to be advertised as in-person attendance allowed due to timing.
There is some legislation working its way through that may permit hybrid options, but plan for
in-person at this point.
Meeting was adjourned upon motion by Mr. Wilcox, seconded by Ms. Meier Swain, unanimous.
Submitt y
Paulette Rosa, Town Clerk
PB 2022-04-05 (Filed 5/11) p'g�9