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HomeMy WebLinkAboutDEV-22-14 Narrative for Two Lot Subdivision of 159 Kendall Avenue The existing homestead of my grandparents at 159 Kendall Avenue consists of a consolidation of 3 of the 50 foot lots Originally subdivided as part of the 1896 subdivision of the area known as the Klondike. My partner Matt Torchia and I purchased the property from my parents with the homestead. Our request is simply to subdivide the 150 x 120 foot lot into two legal 75 x120 9000 square foot lots and build a zoning and building code compliant two family home on the empty lot created between 159 Kendall and the property owned by my parents at 165 Kendall Avenue. Thank you in advance for your consideration, Mark lacovelli 123 E. King Road, Apt. F-4 Ithaca, New York 14.850 607-3511835 D VAU'Vn SEP 13 2022 TOWN OF ITHACA PLANNING � I k!*.5?4 SEP 13 20229 TOWN OF ITHA DEVELOPMENT FOR OFFICE USE ONLY r REVIEW DaW Received:9 /1.3 l0'Q Ithaca,NY 14850 APPLICATION Ptj�ct No. -, (607)273-1747 / v V ALL.APPLICA,TIONS: Type of Application: Subdivision Lot Line Modification Sitc Plan Special Permit Rezo*,OS PDZ Rexaning,other tl=PDT. Amend existing PDZ Stage of Rc-.tiew: Sketch Preliminary Final Add-1 Meeting Project Name(if any): kCfqI X_IICO VJ '4k j Street Add,essUcati+on of Project: Tax Parccl No. -- _— Owner-, &(!'tJ [f�t�G{� ©�� � f &( �J � i7 �Li u4A{L/ Owner's Address: ,147`T � _- � !'7 �',' 'lhF/�y //1�+-(1. �r 'ilone Na.: �(} ; /��tt��r� J '-•� Email:�T�fI (�nfY"���� 4��<. �,L'd1�7 Applicant or Agent(if different from Owner): Applicant/Ai cnt's Adli; Phonc No. Email: ungiuccr: � !�. � a � � �h Phone No.•10/0,7 31 /0�10 Architect: Phone No.: Attorney: Phone No.: �W .S'UBDMSION APPLIC4!TONS: _ Total number of lots proposed(existing+new): Are new roads or public utiiitics proposed? 1e _.pr Estimated site improvement cost(exclude cost of land acquisition&prof, fees): ;7 Q SITE PLAN APPLICATIONS: _ Project is(circle one): Residential Non-Residential Lot Arct: Total Bldg, Floor Area.: No. of Dwelling Units: Estimated project cost(exclude cost of land acquisition&prof.fees): RF-TONINGAPPLICATIONS: - 1rXlST]Tfg ZOrllIIg: Proposed Zoning.- ALL APPLICATIONS.. - The-imfgnawtion on this Wfic&d&a fares rssrrbmrlNM iu adi idon to odrer h orwa►d m,pfatr,aodpfi m reg"Ired by dFo Town of if ea. I a&W that off information so arrr&mi ted is compkee and aarww a to the bm of m y*xoWkdS4& AtO,by ffhft dris Pfftrnt16141wmd9si0n is granted to ntembersofthe various ToKvr Boards,Cctnmhyeras rknxft and Eng inmrbrStaff and ouncih,and/or any other person+ducted by the Town that may be inwobvi in the reriew of this appf ew1oa,to enter the property Vea,iQd to h"Pert in owmetWoa xdtk the review of 6b ay+ th�mer's Si aSurc ApptimVA da In IS a4s�fivfdigi:rcot) FINAL 1-17416 DEVELOPMENT APPLICATION FEE SCHEDULE FOR OFFICE USE ONLY TYPE OF REVIEW APPLICATION FEE(non-refundable) Fee Amount Due Subdivision Review: _ Sketch Plat: r 1-10 new lots* r without new roads or publicutilities $125.00 All Ors* _ $125.00 plim$5/lot Preliminary Plat: 1-10 new lots * $125.00 plus$25/lot without new roads or public utilities All Others* $125.00 plus$50/lot Final Plat: 50%of Preliminary Plat Fee Plats/Re-plats whose sole purposwe is to dedicate land for public use- no charge Lot Line Modification $75.00 Administrative Review Site Plan Review: Sketch Plan: $125.00 Preliminary Plan: Estimated Pro'ect Cost: $1 -$50 000.99 5250.00 $50,001 -$100,000.99 $350.00 $100 001 -$250,000.99 $400.00 $250 001 -$500 000.99 $500.00 $500,001 -$1,000 000.99 $750.00 $1 000 001 -$2,500,000.99 $1,000.00 $2,500,001 -$5,000,000.99 $1,500.00 $5,000,001 -$10,000,000.99 $2,000.00 $10,000 001 -$20 000,000.99 $2 500.00 Over$20,000,000.99 $3,000.00 Projects With Interior Work Only $200.00 Final Plan 50%of PreliminaTy Site Plan Fee Rezoning: Planned Development Zone $350 plus initial escrow fee of$2500 and any (PDZ)**: associated site plan and/or subdivision fees PDZ Amendment: $200 Rezoning other than PDZ: $350 Special Permit: $100.00 if not wi site_ lan a hcalion Additional Meeting Fees: Agenda Processing $30.00 Public Hearjag Processyn $50.00 Please consult Local Law No. 3, 2016, Fees Paid: for a complete explanation of Receipt#: application fees. Check#: NOTES: *Number of new lots is the number that would exist after subdivision. **PDZ—Planned Development Zone:a zone that was created to allow flexibility of uses on a property. Each PDZ is unique and contains an individualized list of permitted uses spocifw to that PDZ.Sec Town Code,Chapter 271 to review the existing PDZ's in the Town of Ithaca. _ -- Received bx Date rINALsisn016 Certification for Subdivision Plat TORCHIA& IAC4YELLI PROPERTIES KENDALL AVENUE Dated 9-246-22 1 hereby certify to the Totian of Ithaca that I am a Licensed Land Surveyor,New York: State License No. 49682 and that(1)this plat correctly delineates an tu;tual survey made: by me,that(2)the plat is a correct representation of all exterior boundaries of the land surveyed, that(3)all monuments indicated on the plat actually exist and their location, size, and material are correctly shown,and the requirements of the Town of Ithaca regulations and New York State laws relating to subdividing and surveying have been complied with. C � dcStgnLd 40 La re cc P. Fabbruni September 8,202-2 3 LAN 5 a g&gav SEP 13 2022 TOWN OF ITHACA PLANNING p V�Rdy SEP 13 2022 go= NEW TOWN OF I T�I}ABC RK OWN OF 17HACA PLANNING Iff D1 PARI"MENT OF PLANNING 2I S N.Tlegu St 1400 007.273.1747 »u-'.t*wrAfiL%m nv.u% SUBDIVISION REVIEW OWNER'S AlYMORIZATION , CERTIFICATION FORM Me hereby affirm that itwe am/agree the owner{s)�off the property located at: Property Address/Location(s)- City. State: , ,/ Zip Corse: _f J g b. .. Tax Map and Parcel Nurrtber(s):__ j 1- — I— le6 By signing dolow, Uwe autholtze the individuals) Jdentifred in the foffowing section to act as my/our authorized agoryt regar&ng any and all applications) made to the Tawas of Ithaca Planning Board for the activities described. The inctividual(s) identified below shalJ remain in this capacity reganfmg any applications and' subsequently issued permits related to these activities indefinit* unless an express written request no icrminate this authonzaUon, signed by me, is submitted to the Town of lmaca Planning Department. ,live also certify that Mwe have caused the land to be surveyod and divided; that JAve agrve and guarantee to divide the proporty as shown on the firtEdly approved subdivision plat and an related application documents;and that Live make any dedications indicated on the final subdivision plat- Projoct/Actnrity for which Application is being matte: SPI,� �C��Q V F P9��� 14-7-0 Signature of Owner(s): pate; , Signature of Ownet(s): pate: Printed Owner(s)Name: Mtq& _17—ig 00 U -A A f Printed Ownet(s)Name: 97!Z hit/ O1 #1j4 Printed Name of Applicant] �` —.— Owner's AuthoneclAg /VfiJ\ �7 co ilk- f / Address _lr , 1[ _!V G2 F ,q Cry: _. %�fA ,..._.._ Stater Zip Code Telephone Numbof Email Address: 7'1"J !1 1did.A 0 . Co Signature of Applicant/Agent:__ pate: 5;1*20n Once completed, please submit this form to the Town of Ithaca Planning Department. MAP REFERENCES+ T,P. 94-2-1 LwmtvR.o. TWERP! 1h'C. 1w rmmma&=ED' IW��nv�.x �zr'Y u �vee. 76'TOTAl <413/55 ? > An Ica ew-m PyN 4?3'P-r a fi1,6 73,0' T4C0. 7 5.0' b�afA9 lftt * ti nr.' �' Wawa' AVE'NU; T �elC���"d1lrt4r./lled WabW'�,1Md TCCTL i 4 J �d IYb as cw tau ho~1 *01 by/Led YCf q ' a' Q 0�opp Q W J ' 1 "-'M N W Q b Jj 4. 1A c4o� pe" L 4v �p> W? K RA 9000SFr .vti�I H- TEST�ar►>rr i Gpi9'TI�hILOi�-114470 � [.1 61,E F?HIS t INC, ARK 4. 91P tti . POLE POLE •._ . "+AVEJ41 h KEND LL AVE , PQN@ UTILITY O'HD UTEL UTILITY P ram Fun POLE POLESUB VISIQN PLAT ' yCHIA—&— WALE 1AC0 ELLI PR13PERTIE ToN ALL M OF AVENUE ,� ry+, / ! COuN'TY OF T13MPKINS STATE Of NEW YCRK LAMM �-AAC &I MUM kylLs 49M kAn A> D SEP 13 2021 TOWN OF ITHACA PLANNING LOCATION MAP 159 Kendall Ave f� 2-Lot Subdivision Planning Board, October 18, 2022 0 50 100 200 Feet a•— Al L' Proposed subdivision line (approx.) 4%' w� Iq r `1 ae' fi r E 7 y 1 T , Short Environmental Assessment Fo SEP 13 2022 '9 Part 1 - Project Information Instructions for Comloletine TOWN OF ITHACA PLANNING Part 1—Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the application for approval or funding,are subject to public review,and may be subject to further verification. Complete Part I based on information currently available. If additional research or investigation would be needed to fully respond to any item,please answer as thoroughly as possible based on current information. Complete all items in Part I. You may also provide any additional information which you believe will be needed by or useful to the lead agency;attach additional pages as necessary to supplement any item. Part 1 —Project and Sponsor Information Name of Action or Project: Torchia&lacovelli 2-Lot Subdivision Project Location(describe,and attach a location map): 159 Kendall Avenue Brief Description of Proposed Action: Subdivide an existing tax parcel 54.•4-26,of 18,OOOs.f.,into two 75111 x 120111.(9,OOOs.f.each)zoning compliant lots. Name of Applicant or Sponsor: Telephone: 607-351-1835 Mark lacovelli E-Mail: ithaeaconcrete@outlook.com Address: 123 E.King Road,Apt.F-4 City/PO: State: Zip Code: Ithaca NY 114850 1. Does the proposed action only involve the legislative adoption of a plan, local law,ordinance, NO YES administrative rule,or regulation? If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that ❑ may be affected in the municipality and proceed to Part 2. If no,continue to question 2. 2. Does the proposed action require a permit,approval or funding from any other government Agency? NO YES If Yes, list agency(s)name and permit or approval: ❑ 3. a.Total acreage of the site of the proposed action? 0 413acres b.Total acreage to be physically disturbed? Oacres c.Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? s 0.582 acres 4. Check all land uses that occur on,are adjoining or near the proposed action: 5. ❑ Urban ❑ Rural(non-agricultur—(1�aLJ'-'kAq?uQ ) ✓❑ Indus rial ❑ Commercial [� Residential(suburban) ❑✓ Forest ❑ Agriculture ❑ Other(Specify): ❑ Parkland Page 1 of 3 5. Is the proposed action, NO YES N/A a. A permitted use under the zoning regulations? ❑ ❑� ❑ b. Consistent with the adopted comprehensive plan? ❑ ❑ ❑ NO YES 6. Is the proposed action consistent with the predominant character of the existing built or natural landscape? ❑ a 7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area? NO YES If Yes, identify: ❑ NO YES 8. a. Will the proposed action result in a substantial increase in traffic above present levels? ❑ ❑ b. Are public transportation services available at or near the site%f the proposelion? ❑ a i c. Are any pedestrian accommodations or bicycle routes available on or near th site of the proposed ❑ action? i�� �e a-. t 9. Does the proposed action meet or exceed the state energy code quirements? NO YES If the proposed action will exceed requirements,describe design features and technologies: ❑ a 10. Will the proposed action connect to an existing public/private water supply? NO YES If No,describe method for providing potable water: 11. Will the proposed action connect to existing wastewater utilities? NO YES If No,describe method for providing wastewater treatment: ❑ a 12. a.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district NO YES which is listed on the National or State Register of Historic Places,or that has been determined by the RI Commissioner of the NYS Office of Parks, Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places? b. Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for ❑- ❑ archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory? 13. a. Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES wetlands or other waterbodies regulated by a federal,state or local agency? ❑ ❑ b. Would the proposed action physically alter, or encroach into,any existing wetland or waterbody? ❑ ❑ If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres: Page 2 of 3 1 14. Identify the typical habitat types that occur on,or art:likely to be found on the project site.C:hM&all that apply: -- �— ❑Shoreline ❑ Forest []AeculturattgraW,ands Q Early mid-successional ❑Wetland ❑ Urlmn 0 Suburb= 15. Does the site of the proposed lion cvntain any species of animal,or associate«!habitats listed by the State or NO YES Federal govevnment a.R ihr+ icned or endttttgcrod? a ❑ 16. is the project site heated in the.IM-year flood ptan? -- — -- NO YTS 17. Will the proposed action creme srurin-w er d - it -�aler disch�irge,cithc;r from point or nao�omi sources? NO YlsS i if Yc�, ❑ a a Will storm water discharges flow to adjacent properties? b. WiIl storm water discha &c.q be dirveted it)L:clabhshcd comvvyance sy-surns(runoff and storm dniins)? El If Yes,briefly dewribe; r 1 -"X al CSzr (e lot drafnaStC wQl svcntualty 1tOtY ID yvatenrsy on west boundary of Tat 54-4-27 I S. Does the proposctid action include congtrec Wn or other activities that would result in the impoundment of water TKO YES or other liquids(c_g_,retcntion pond,waste lagoon.daro)? If Yes.explain thepurimse and size of the irtipaundinent:� D D .L9. Ma s the site of the propusacl anion or an Aoinmg property been the location of an active or clogW solid uraste N(1 yE$T management hicility? if Ycs'di-v;.nbc, - -�-- F ❑ 20 Has the site ofthc proposed action or an adjoinine,property been the,Aubjei:t of remediatioa(ongoing or � NO YES compictal) for hararrfuus waste? "— if Yes,describe. _ I CERTIFY THAT THE LNFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE 3 ApplieantlQprmut ;t Mark ioco- Date. i Stgttatun; s__ _ Title: rhi\ PRINT FORM EAF Mapper Summary Report Tuesday, October 4, 2022 10:45 AM Disclaimer: The EAF Mapper is a screening tool intended to assist project sponsors and reviewing agencies in preparing an environmental assessment form{EAF; Not all questions asked in the EAF are answered by the EAF Mapper Additional•ntormation on any EAF question can be obtained by consu^ling the EAF Workbooks Although the EAF Mapper provides the most up-to-date digital data availab:e to DEC you may also need to contact Iccal or other data sources in order to obtain data not provided by the Mapper.Digital data is not a substitute for agency determinatisns 5 4-4-30 54.,4-29� 1 gtt�a ontreal 154.-4 28 54-4-26 5 4.-4-' J t�18C8 54. 4-25.1 Toronto ° 54- 425.2 �, RoI aM Hlfn j: r ter 5 -5-1+3 r� pv° -� 54.-4-221 I ° �b Boston + 7 54.E 45 _ Detroit o } 54.5 1�6 54 +#F22.3 CFevefand ,Providence f 54.-5-14 54.-5-17 I�rdvYork + 54.-422:2 5.4.-5-37 � L45.20.1° r , 54.-5-19 5 . - ' °:Pittsburgh - Itntrr USGS,lntem1aP51 J 2A J P P RCan,Liq Ja ar M51 0. �4 5= 1 a Philadelphia p t, Eil,Esn rn • Ix_ €s � �r17�'PJ�Carl Esti Jai an.MET1,:Esn China (Hong Kona,Esri � ► Korea,Esr ailancq, `J6CC (cj �iel eetMap co il'nb}`2ors; and ie S ser otnfVA VI;-y f(rtjftenSb eetivlap contra ari�r��lot��2 GIS User Comm unsty Part 1 /Question 7 [Critical Environmental No Area] Part 1 /Question 12a [National or State No Register of Historic Places or State Eligible Sites] Part 1 /Question 12b [Archeological Sites] No Part 1 /Question 13a [Wetlands or Other No Regulated Waterbodtes] Part 1 /Question 15[Threatened or No Endangered Animal] Part 1 /Question 16 [100 Year Flood Plain] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. Part 1 /Question 20[Remediation Site] No Short Environmental Assessment Form- EAF Mapper Summary Report Agency Use Only [if applicable) Project: Torchiallacovelli 2-Lot Sub Date: October 18,2022 Short Environmental Assessment Form Part 2 -Impact Assessment Part 2 is to be completed by the Lead Agency. Answer all of the following questions in Part 2 using the infonnation contained in Part I and other materials submitted by the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept"Have my responses been reasonable considering the scale and context of the proposed action?" No,or Moderate small to large impact impact may may occur occur Will the proposed action create a material conflict with an adopted land use plan or zoning regulations? ❑✓ ❑ 2. Will the proposed action result in a change in the use or intensity of use of land? ❑� ❑ 3. Will the proposed action impair the character or quality of the existing community? ❑� ❑ 4. Will the proposed action have an impact on the environmental characteristics that caused the Q ❑ establishment of a Critical Environmental Area(CEA)? 5. Will the proposed action result in an adverse change in the existing level of traffic or a ❑ affect existing infrastructure for mass transit,biking or walkway. 6. Will the proposed action cause an increase in the use of energy and it fails to incorporate a ❑ reasonably available energy conservation or renewable energy opportunities? 7. Will the proposed action impact existing: ❑ a.public/private water supplies? b.public/private wastewater treatment utilities? ❑✓ ❑ 8. Will the proposed action impair the character or quality of important historic,archaeological, El or aesthetic resources? 9. Will the proposed action result in an adverse change to natural resources(e.g.,wetlands, waterbodies,groundwater, air quality,flora and fauna)? a ❑ 10. Will the proposed action result in an increase in the potential for erosion,flooding or drainage a ❑ problems? 11. Will the proposed action create a hazard to environmental resources or human health? D ❑ Page 1 of 2 Agency Use Onl If applicable] Project: orchia-lacovelli 2-Lot Sub Date: ctober 18, 2022 Short Environmental Assessment Form Part 3 Determination of Significance For every question in Part 2 that was answered"moderate to large impact may occur",or if there is a need to explain why a particular element of the proposed action may or will not result in a significant adverse environmental impact,please complete Part 3. Part 3 should,in sufficient detail,identify the impact,including,any measures or design elements that have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact may or will not be significant. Each potential impact should be assessed considering its setting, probability of occurring,duration,irreversibility,geographic scope and magnitude. Also consider the potential for short- term, long-term and cumulative impacts. The proposal involves subdividing an 18,000s.f. lot containing the existing residence at 159 Kendall Avenue, into two 9,000s.f. lots for the purpose of constructing a future home on the resultant vacant lot. The property is located in the High Density Residential Zone and both lots will comply with the dimensional requirements of the zone after subdivision. The property is located in a developed residential area that largely contains rental homes for students at Ithaca College, amidst a smattering of owner-occupied single and two family homes. The existing residence at 159 Kendall Ave is a rental. The property is surrounded on three sides by residential development that fronts on Kendall Avenue. The Therm Industrial property and woods borders the property on the north. There are no water bodies, wetlands, streams, steep slopes, known threatened or endangered plant or animal species, or historic or archaeological resources on or near the property that will be impacted by the proposal. There is a Unique Natural Area (UNA-156, Six Mile Creek Valley) located approximately 30+/-feet from the property. However, the actual location of Six Mile Creek is more than 1,000 feet from the property. The proposed subdivision will not impact the UNA. Any subsequent development of the vacant lot will involve proper erosion and sedimentation controls to mitigate any potential adverse impacts to the UNA. ❑ Check this box if you have determined,based on the information and analysis above,and any supporting documentation, that the proposed action may result in one or more potentially large or significant adverse impacts and an environmental impact statement is required. ❑� Check this box if you have determined,based on the infortrkition and analysis above,and any supporting documentation, that the proposed action will not result in any significant adverse environmental impacts. Town of Ithaca Planning Board Name of Lead Agency ® Datc(ii) Liebe Mew&Swaim �\A� v�� Chair Print ype Name f Respo ib fficer in Lead Agency itle of Responsible Officer Christine Batestra Signature of Responsible Officer in Lead Agency Signature Foreparer(if different from Responsible Officer) Page 2 of 2 .,,� TOWN OF ITHACA NEW YORK IB 11 DEPARTMENT OF PLANNING 215 N. Tioga St 14850 607.273.1747 www.town.ithaca.ny.us PLANNING DEPARTMENT MEMORANDUM TO: Planning Board Members FROM: Christine Balestra, Planner DATE: October 18, 2022 RE: lacovelli/Torchia Two-Lot Subdivision — Preliminary & Final Subdivision Approval Please find materials related to the consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located at 159 Kendall Avenue. The proposal involves subdividing a 0.413 +/- acre property into two lots of the same size (9,000s.f. in area each). After subdivision, one lot will contain the existing residence at 159 Kendall Avenue and the other will be vacant. The property at 159 Kendall Avenue is bound on the north by the Therm industrial property (wooded lands) and on the east, south and west by residences that front on Kendall Avenue. As indicated in the attached environmental assessment, there are no waterbodies, streams, wetlands, slopes, threatened or endangered plant or animal species, or historic or archaeological resources on or near the proposal. The applicants plan to construct a future home on the vacant lot. However, no development is currently proposed as part of the subdivision. Both lots comply with the dimensional requirements of the High-Density Residential Zone, so no variances are required. Board members will note that there is perpendicular parking that is taking place along the existing frontage of the property. This style of frontage parking is typical along Kendall and Pennsylvania Avenues, as it provides more parking spaces than the parallel off-street parking generally found on urban and suburban streets. This specific area of town largely caterers to the Ithaca College student community, with more than 80% of the property owners converting single-family homes into student housing over the decades. Students come with their own cars and share a single-family home with at least 2 to 3 other students. Many of the homes are two-family, so the number of cars doubles on a lot. While this is not prohibited by the Town Code (§270-227.B(a)permits off-street parking in the front yard, provided no more than 15% of the front yard is so occupied), it is something that the Board may wish to discuss with the applicant at the meeting, since the proposal includes developing the vacant lot into another home. Perhaps there is another parking arrangement, e.g., driveway, that could be considered for the new lot. Along with the application materials and environmental assessment are draft resolutions for the Board to consider. Please call me at (607) 273-1747 or email me at cbalestra@town.ithaca.ny.us if you have any questions prior to the meeting. Att. Cc: Mark lacovelli Matthew Torchia 2 Mike Smith From: Mike Smith Sent: Tuesday, September 13, 2022 2:45 PM To: Elise Edwards; Eva Hoffmann (ehoff@twcny.rr.com); Lindsay Dombroskie (glinesay@gmail.com); Lori Brewer; Michael Roberts (mjr586@gmail.com) Cc: James Hamilton Oameswaldo@bluefrog.com);Joann Kowalski Subject: ERC - lacovelli-Torchia 2-Lot Subdivision Attachments: lacovelli-Torchia 159 Kendall Ave 2-Lot Subdivision -Applicants Material - 09 13 2022.pdf ERC— Attached is a new 2 lot subdivision proposed for 159 Kendall Ave. The applicant has provided a cover letter, short EAF, and the survey map. The project is tentatively scheduled for the October 18`h Planning Board meeting. Let me know if you have any questions. Thanks Mike Michael Smith Senior Planner Town of Ithaca 215 North Tioga Street Ithaca, NY 14850 P: 607-273-1747 E: msmith@town.ithaca.ny.us i Chris Balestra From: Abigail B. Conner <aconner@tompkins co.org> Sent: Friday, September 16, 2022 3.37 PM To: Chris Balestra Subject: lacovelli Torchia 2 Lot Subdivision Hi Chris, As discussed on the phone earlier,the" lacovelli Torchia 2 Lot Subdivision" is exempt from 239 review. Have a wonderful weekend! Best, Abigail Abigail Conner Environmental Planner Tompkins County Department of Planning and Sustainability 121 E. Court St, Ithaca,NY 14850 607-274-5576 J aconnerC"a tom Akins-co.org 1 Mike Smith From: tcLaserfiche@tompkins-co.org Sent: Tuesday, September 13. 2022 2:47 PM To: Mike Smith Subject: Project/Plan Review for lacovelli-Torchia 2-Lot Subdivision has been accepted Thank you for submitting your project or plan for review by Tompkins County under the provisions of New York State General Municipal Law§239-1,-m and-n.Our initial review of submitted materials finds the submission to be complete and should represent all the same materials provided to your decision-making board.You should anticipate a formal letter including any comments or recommendations associated with our review within 30 days of the date of this message. DEPARTMENT OF PLANNING AND SUSTAINABILITY 121 E. Court Street Ithaca, NY 14850 (607) 274-5560 t Mike Smith From: tcLaserfiche@tompkins-co.org Sent: Tuesday, September 13, 2022 2:08 PM To: Mike Smith Subject: Copy of Form TC PL General Municipal Law 239 Referral Attachments: General Municipal Law(GML) 239 Planning and Zonin.pdf Thank you! Your form has been submitted. You're receiving this email because someone requested that you get a copy of this form. t - a General Municipal • Planning and Zoning Action Referral Form T(�)mpkins ii Tompkins County Department of Planning and SLIStainability N Y.,, !1 i Questions? Please contact Scott Doyle Tompkins County Planning Department 607-274-5560 City,Town,or Village* Municipality* Tc-+vri llha Municipality Address' 215 North Tioga St Salutation Municipal Contact First Name* Municipal Contact-Last Name"` Mr Michael clrnIt Title of Municipal Contact* Senior Planner I I Municipal Contact Email* msmith@town.ithaca.ny.us Confirm Municipal Contact Email* msmith@town.ithar-a.ny.us Project Name* lacovelli-Torchia 2-Lot Subdivision Project Proposal Information Please fill out this form At the end of the form please upload any additional materials for review Applicant Name Matthew Torchia&Mark lacovelli Landowner's Name Matthew Torchia&Mark lacovelli Address 159 Kendall Ave How to find the Parcel!D- Click on the down arrow at the right for directions. i - You can find the Tax Parcel Number with the following link-https oigeo tompkins-co org/htmli?v ewer-nrimobi;e-you may need to enable the parcel layer by clicking on the layer field at the Layers tab at the bottom right hand corner of the screen and clicking the PARCELS checkbox Then zoom in on the map Home Map Tools n ,r r% Home Initial View Full Extent 9mk marks ldnbk' Print niF w. X TCWetlands2O12 I J t I W, Operational layers 0% f LO 0 Natural Resources — T E 1 E 1 0 } E ' 0 Water Resources ❑ 1 Flood Zones w�r ❑ Trails i All Traits r n Contours f 0 Building Grid 2ft Contours 0 ErrxonmentalAreas Unique Natua Areas W,Airx GW.n L important Bird Areas tr'aii :�wilrPaA, ❑ _ Natural Features Focus.. > v Wnrni i Fi I Home i Myers f Mai>4326 IDUlorg A Lit Lon 42 2 4 Tax Parcel Number 54 4-26 Municipality Meeting Date 10/1812022 Meeting Packet Distribution Date 10/1212022 Public Hearing Date 10/1812022 Project Details How does the proposed project qualify for 239 review(check all that apply)? Please check which State Law requirements)apply to referred action'it is within 500 feet of: A municipal boundary; The boundary of an existing or proposed County or State park or any other recreation area; The right-of-way of any existing or proposed county or state road; The existing or proposed right-of-way of any stream or drainage channel owned by the county; The existing or proposed boundary of any county/state owned land with public buildings; or The boundary of a farm operation located within an agricultural district. Please submit all materials that your municipality requires for a complete application including a completed environmental assessment form and any supplemental information that the municipal board will consider in its review,to the Tompkins County Planning Department no later than 30 days- rior to the board meeting date For larger or more complex projects w preliminary information,such as sketch plans,may be submitted as early in the review process as possible to allow for preliminary comments on likely County recommendations Providing this information earlier in the project development process may allow us to provide preliminary comments to municipalities as they complete submission materials Please check appropriate box of action being referred(check all that apply), Comprehensive Plan Special Use Permit Use Variance Subdivision Zoning Ordinance or Loca Law Site Plan Area Variance/Sign Variance Other authorization or focal law Additional Information: Is site currently served by public water? Yes No Is site currently served by public sewer? 1 Yes No #of Proposed Housing Units? N;A #of Proposed Parking Spaces? N.-'A. Amount of Proposed Building Square Footage? 1 Is any of the proposal located within the 100-yr floodplain? Yes Ni) Is any of the proposal located within 100'of an intermittent or perennial stream or wetland? Yes Nc Is any of the proposal within a Unique Natural Area(UNA)? Yes No The Tompkins County Natural Resource Inventory https.1/geo.tompkins-co orgehtmL'?viewer=nrimobile-can assist with identifying UNAs and other natural features on the property Additional Project Notes Additional Notes on Proposed Project Please use this section to upload any additional documentation Please upload full application materials here lacovelli-Torchia 159 Kendall Ave 2-Lot Subdivision-Applicants 461 02KB Material-09-13-2022 pdf 159 Kendall Avenue two-lot subdivision—staff site visit photos 10/5/2022 Existing home (no proposed changes) Parking area adjacent to home no proposed changes) _ � • 'r.� ,, ;�,.fir.• f�'t �µ'•R, �>• a w 4 �, art Fro. .� _ 4•,:. .) art, Zat ol ly Y .� k7 a�.♦ R•..• �1 �,F as_'is _ -_ --� � - - ' . 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T,P, 54-2-1 MAP REFERENCES: R,❑, THERM INC, l.'Survey Map Showing Lands 5,'Survey Map, Murray (413/551) Of THERM INC❑RP❑RATED' by Properties, 153 Kendall Avenue' 76 T❑TAL S 62 11'23" E 150 ' by Allen Fulkersen, filed by L,Fabbroni, filed PIN 6�,� h_P ; PIN 616 75,0' 75.Q'TCCO, Drawer Q,126 TCC❑, Instr,# 2013-15923E , FOUND PIN 2.'Building Location Map, 6.'SUDIVISI❑N PLAT,IAC❑VELLI i }- 145-149 Kendall Avenue' PROPERTIES KENDALL AVENUE', p Q by Clarence Brashear,filed by L.Fabbroni,filed TCC❑, � p; _ TCC❑ Liber613,Page327 -� o6 o6 3,'Lands of Iacovelli'showing Instr#2014-04210 j J ,� 06 16 old lots 200,201,202,203 8, Q J �D o J o J ,-\ house #159, by James 3; CK W Q Co o W Q CC) p -J �D Stockwln, filed TCC❑, ; F-� _ (� ; Q o J Llber646,Page1094 = 0 RI _ - 4,'Map of R.B.Wilcox Prop. r° C1J f- U �-' 3 I (� I a U OU o W 153 Kendall Ave,' by y �'� Q Q O I Q a I U C, Crandall, filed TCC❑ �� C �; �'-' F- � '-' Q 0 718 � U � o, q� o 0 0 0 3 CUZU ^ according to deed at f z i Y � � W Q � Llber296Mortgages,Page340 p�� o � Ct1 Z (� � � Q 720 O� d J Q (� Z � n Z �D L7a-0 Z CIO ~ O Z 0 TP 4 - PP # 159 R.O. H.IAC❑VELLI (/) 9000SF 9000 22 TESTAMENTARY TRUST X (INSTR#2018-01453) W I PIP UND 61.2 rZ 5.0 EXIS ING 'PARKING 2 FOUND 76'T❑TAL -o T - N 62011'23" 150.0'ovHD UTIL UTILITY POLE POLE TO PENNSYL, AVENUE MKEND LL AVEI --.— --- , ' PIPE FOUN _ 97,91'P-P S -62' 3944'E PIN 59.74' PIN FOUND UTILITY ❑VHD UTIL UTILITY 50 FOUND FOUND POLE POLE SUBDIVISI ❑ N PLAT ° T❑RCHIA & SCALE IACIIVELLI PR❑PERTIE KENDALL AVENUE CERTIFICATE OF APPROVAL .� �d . TOWN OF ITHACA Tompkins County ' 1 COUNTY OF T❑MPKINS Department of assessment Approved by Planning Board Ot own ��c PE r of Itha a. {r STATE OF NEW Y❑RK DEC 19 2022 _ LANDS OF SCALE SURVEY BY: DEC 12 2022 '� (, ain7ian M.T❑RCHIA, AS SHOWN L.FABBRONI Accepted M,IAC❑VELLI DATE NYSLS 49682 4 8-26-22 TOWN OF ITMACA PLANNING 6AN':ji�. FABBR❑NI @A❑L.C❑M Maureen Reynolds, County Clerk Tompkins County Clerk 320 North Tioga Street Ithaca, NY 14850 (607) 274-5431 { � a DEC 19 2022 Received From: MATTHEW TORCHIA TOWN OF ITHACA PLANNING Receipt#: 22-352604 Transaction #: 1337338 Transaction Date: 12/19/2022 11:49:33 AM Payment Comment: Fees for: MAP $10.00 Instrument #: 2022-13739 TORCHIA& IACOVELLI PROPERTIES Recorded: 12/19/2022 11:49:33 AM Total Charges for Transaction: $10.00 Payments Received: Check (1279) $10.00 Change $0.00 c 12119/2022 11:49:34 AM Department of Assessment s� �* Rfw 128 East Buffalb Street ,fay Franklin Inclusion through Diversity Irene Kehoe Director Assistant Director Request for Tax Parcel Subdivis, nv = DEC 19 2022 Swis Code. Tax Ma WN OF !74;r Z . PLANNING Owner(s) of Record; Phone Number: � a r i ,l Fee: 1-3 Lots $2SV 4-9 Lots$S0t__J10+Lots$100_0 � ( E] Check here if this parcel should be returned to its previous boundarywines: Requestor Name: �r Date: � • Assessment DepartrnentStaff Initials: rX Tompkins County Department of Assessment DEC 19 2022 Accepted Mail Address: Tel: 607 274-5517 12B Fast Buffalo St-eet Fa)c 607-ZM5507 ,thaca, New York 14850 sssmsment@fompldns-co_org *:l/www tompidns-oo.orglassessmeriY PB RESOLUTION 2022-031: SEQR Preliminary& Final Subdivision Approval Iacovelli/Torchia 2-Lot Subdivision 159 Kendall Avenue Tax Parcel No. 54.4-26 October 18, 2022 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located at 159 Kendall Avenue. The proposal involves subdividing the 18,000 square foot lot into two lots that will comply with all dimensional requirements of the High- Density Residential Zone. After subdivision, one lot will contain the existing residence at 159 Kendall Avenue and the other lot will be vacant. The applicant intends to construct a home on the vacant lot. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Mark Iacovelli and Matthew Torchia, Owners/Applicants, and 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, and 3. The Planning Board on October 18, 2022, has reviewed and accepted as adequate a narrative, a subdivision plat titled"Subdivision Plat, Torchia& Iacovelli Properties, Kendall Avenue, Town of Ithaca, County of Tompkins, State of New York,"prepared by Lawrence Peter Fabbroni, Licensed Land Surveyor, dated 8-26-22, and other application materials; and 4. Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; NOW, THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance 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 set forth in the EAF Parts 2 and 3, and, therefore, an Environmental Impact Statement will not be required. Moved: Ariel Casper Seconded: Cindy Kaufman Vote: ayes—Casper, Kaufman, Wilcox, Fogarty, Meier Swain and Bageant Filed 10/19/2022 PB RESOLUTION 2022-032: Preliminary & Final Subdivision Approval Iacovelli/Torchia Two-Lot Subdivision 159 Kendall Avenue, Tax Parcel No. 54.4-26 October 18, 2022 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located at 159 Kendall Avenue. The proposal involves subdividing the 18,000 square foot lot into two lots that will comply with all dimensional requirements of the High- Density Residential Zone. After subdivision, one lot will contain the existing residence at 159 Kendall Avenue and the other lot will be vacant. The applicant intends to construct a home on the vacant lot. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Mark Iacovelli and Matthew Torchia, Owners/Applicants; 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 October 18, 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 the Town Planning staff; and 3. The Planning Board on October 18, 2022, has reviewed and accepted as adequate a narrative, a subdivision plat titled"Subdivision Plat, Torchia& Iacovelli Properties, Kendall Avenue, Town of Ithaca, County of Tompkins, State of New York,"prepared by Lawrence Peter Fabbroni, Licensed Land Surveyor, dated 8-26-22, and other application materials; NOW,THEREFORE BE IT RESOLVED: 1. That the Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver would result in a significant alteration of neither the purpose of subdivision control nor the policies enunciated or implied by the Town Board; and 2. That the Planning Board hereby grants Preliminary& Final Subdivision Approval for the proposed Iacovelli/Torchia Two-Lot Subdivision, as shown on the plans noted in Whereas#3 above, subject to the following condition: a. Submission for signing by the Chairperson of the Planning Board of an original and three dark lined prints of the approved final subdivision plat,prior to filing with the Tompkins County Clerk Office; and submission of a copy of the receipt of filing to the Planning Department. Moved: Fred Wilcox Seconded: Liz Bageant Vote: ayes—Casper, Kaufinan, Wilcox, Fogarty, Meier Swain, and Bageant Filed 10/19/2022 TOWN OF ITHACA PLANNING BOARD Shirley A.Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca,New York 14850 Tuesday, October 18, 2022 7:00 P.M. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https://us06web.zoom.us/i/83643764382. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube (httys://www.youtube.com/channel/UCC9vycXkJ6klVIibihCy7NO/live). AGENDA 1. SEQR Determination: Iacovelli/Torchia Two-Lot Subdivision, 159 Kendall Avenue. 2. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located at 159 Kendall Avenue. The proposal involves subdividing the 18,000 square foot lot into two lots that will comply with all dimensional requirements of the High-Density Residential Zone. After subdivision, one lot will contain the existing residence at 159 Kendall Avenue and the other lot will be vacant. The applicant intends to construct a home on the vacant lot. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Mark Iacovelli and Matthew Torchia, Owners/Applicants. 3. Persons to be heard. 4. Other Business. -Training,Judy Drake,Human Resources Manager 5. 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 at https://www.town.ithaca.ny.us/meeting-calendar-agendas/under the calendar meeting date. TOWN OF ITHACA NEW YORK DEPARTMENT OF PLANNING 215 N. Tioga St 14850 607.273.1747 www.town.ithaca.ny.us 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 11 th day of October 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 Subdivision Approval for the proposed two-lot subdivision located at 159 Kendall Avenue.The proposal involves subdividing the 18,000 square foot lot into two lots that will comply with all dimensional requirements of the High-Density Residential Zone. After subdivision, one lot will contain the existing residence at 159 Kendall Avenue and the other lot will be vacant. The applicant intends to construct a home on the vacant lot.This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review.Mark lacovelli and Matthew Torchia,Owners!Applicants. By depositing same enclosed in a postpaid addressed wrapper, in a post office under 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 October 11, 2022, and the notice has been duly published in the official newspaper,Ithaca Journal on October 12, 2022. AU� t�nn�01 - Abby Ho er, Administrative Assistant Sworn to before a on `( " ' 2022. Paulette Rosa NOTARY PUBLIC,STATE OF NEW YORK Registration No.01R06156809 Qualiw in Tompkins county Commission Expires December 4,2022 Notary Public ithacajournal Public Notice Originally published at ithacajournal.com on 10/12/2022 TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold a public hearing on Tuesday, October 18, 2022, at 7:00 P.M. on the following matter: Consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located at 159 Kendall Avenue. The proposal involves subdividing the 18,000 square foot lot into two lots that will comply with all dimensional requirements of the High-Density Residential Zone. After subdivision, one lot will contain the existing residence at 159 Kendall Avenue and the other lot will be vacant. The applicant intends to construct a home on the vacant lot. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Mark lacovelli and Matthew Torchia, Owners/Applicants. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom.The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https://us06web.zoom.us/j/83643764382. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube (https://www.youtube.com/channel/UCC9vycXkJ6klVlibjhCy7NQ/live). Any person wishing to address the board will be heard. In addition, comments can be sent via email to townclerk@town.ithaca.ny.us 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.ny.us. Susan Ritter, Director of Planning 10/12/2022 TOWN OF ITHACA „ n - NEW YORK Notice of Planning Board Action Near You You are receiving this notice because you own or live on a property within 500'feet of the proposed action. This is an effort to inform you and give you an opportunity to learn more and comment if you would like. TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold a public hearing on Tuesday,October 18,2022,at 7:00 P.M.on the following matter: Consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located at 159 Kendall Avenue. The proposal involves subdividing the 18,000 square foot lot into two lots that will comply with all dimensional requirements of the High-Density Residential Zone. After subdivision, one lot will contain the existing residence at 159 Kendall Avenue and the other lot will be vacant. The applicant intends to construct a home on the vacant lot.This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review.Mark Iacovelli and Matthew Torchia,Owners/Applicants. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https:,."iusO6wcb.zoom.us/i/83643764382. Any person wishing to address the board will be heard. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube(https.e.`www.youtube.com/channeVUCC9,�W.cX)46klVlibihCy7No .'Iive). In addition,comments can be sent via email to townclerk{ii town.ithaca.ny.us 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.ny.us. Susan Ritter,Director of Planning Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town's website at https.liwww.town.ithaca.nv.us/meeting-calendar-agendasI under the calendar meeting date. Full meeting agenda is on reverse side 1 TOWN OF ITHACA PLANNING BOARD October 18, 2022 MINUTES Present: Liebe Meier Swain, Chair; Members Fred Wilcox, Ariel Casper, Liz Bageant, and Yvonne Fogarty, Cindy Kaufman(virtual) Absent: Bill Arms and Greg Lindquist Susan Brock, Attorney; Marty Moseley, Codes; Chris Balestra and Sue Ritter, Planning; and Paulette Rosa, Town Clerk Ms. Meier Swain called the meeting to order at 7:01 p.m. Item 1 Consideration of Preliminary and Final Subdivision Approval for the proposed two- lot subdivision located at 159 Kendall Avenue. The proposal involves subdividing the 18,000 square foot lot into two lots that will comply with all dimensional requirements of the High- Density Residential Zone. After subdivision, one lot will contain the existing residence at 159 Kendall Avenue and the other lot will be vacant. The applicant intends to construct a home on the vacant lot. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Mark Iacovelli and Matthew Torchia, Owners/Applicants. Overview Mr. Iacovelli stated that his father grew up at 159 Kendall Ave and he inherited the property and he and his partner plan on subdividing the property into two buildable lots while the economy and inflation make it still feasible. He added that there is not a lot of land left in that area and housing is needed. Questions Ms. Meier Swain asked about the parking strips at the front of the property as there is a general preference that parking lots are not up front and center. Mr. Iacovelli responded that about 90% of the buildings on that road have parking in the front because of the steep slope of the backside of the property which gets wet easily and having them in the front are easier to maintain and monitor. Mr. Torchia added that the parking area is shared by 165 Kendall Ave so the present area will be split between the two parcels and residences on them. Ms. Meier Swain responded that she understands there is no prohibition in the Code about the parking where it is but recognizing that student housing with the possibility of multiple cars, is there other parking available or is out front just what you prefer. PB 2022-10-18 (Filed 10/19) Pg. 1 Mr. Iacovelli responded they would have to build stairs to access lower parking, not a road or long accessway. Mr. Wilcox asked if the tree was going to remain, and Mr. Iacovelli responded that it would. Mr. Wilcox asked what the survey stakes on the lot are for. Mr. Iacovelli and Mr. Torchia stated they did not know, with Mr. Iacovelli asking why that was pertinent to this action. Mr. Wilcox responded that since the application included the plan for a structure, it becomes part of the action, and he would guess that they are for the future structure's footprint. Mr. Iacovelli responded that that would be his guess as well. Mr. Wilcox addressed the previous comments regarding parking, saying that this particular area is different from the rest of the town and the parking in front does not bother him as he agrees with the applicant's statement that most of the parking in the neighborhood is in front and this would fit that same character. Ms. Meier Swain added that her questions to parking were more out of curiosity than opposition. SEQR Determination Ms. Fogarty had a question on the form that is usually answered with an N/A but has "yes." Ms. Balestra explained that since the applicant offered the information that a residence is planned, the SEQR reflects that the property is on public water and sewer and any stormwater will be addressed during the building permit process. PB Resolution 2022-031: SEQR Preliminary& Final Subdivision Approval Iacovelli/Torchia 2-Lot Subdivision 159 Kendall Avenue Tax Parcel No. 54.4-26 Whereas: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located at 159 Kendall Avenue. The proposal involves subdividing the 18,000 square foot lot into two lots that will comply with all dimensional requirements of the High-Density Residential Zone. After subdivision, one lot will contain the existing residence at 159 Kendall Avenue and the other lot will be vacant. The applicant intends to construct a home on the vacant lot. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Mark Iacovelli and Matthew Torchia, Owners/Applicants, and PB 2022-10-18 (Filed 10/19) Pg. 2 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, and 3. The Planning Board on October 18, 2022, has reviewed and accepted as adequate a narrative, a subdivision plat titled"Subdivision Plat, Torchia& Iacovelli Properties, Kendall Avenue, Town of Ithaca, County of Tompkins, State of New York,"prepared by Lawrence Peter Fabbroni, Licensed Land Surveyor, dated 8-26-22, and other application materials; and 4. Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval, now therefore be it Resolved: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance 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, an Environmental Impact Statement will not be required. Moved: Ariel Casper Seconded: Cindy Kaufman Vote: ayes—Casper, Kaufman, Wilcox, Fogarty,Meier Swain and Bageant Public Hearing Ms. Meier Swain opened the public hearing. Ms. Balestra reported a call from a resident who couldn't be at the meeting. The resident was very concerned about the parking issues that plague the road, including issues such as emergency vehicle access, winter snow removal and parking every which way which makes it difficult to pass through, never mind on Super Bowl Sunday when it is literally unpassable. She said she felt that adding another home will just increase these issues and when she has called the Sheriff's they do not ticket the cars. Ms. Balestra noted that she explained that this is not really applicable to this particular action, but that she would relay the message. Some discussion followed on how many cars the residence would be expected to have and how many the space as depicted would accommodate. Ms. Fogarty addressed the applicants, saying that the Board does not have the authority to enforce any of this, but they as landlords and their family members that own neighboring properties as he had earlier stated do have that power and they should do something about this problem with some teeth to it. PB 2022-10-18 (Filed 10/19) Pg. 3 Mr. Iacovelli responded that this was the first time he had heard of the issue, but he completely agreed. Ms. Meier Swain closed the public hearing. Determination Ms. Bageant said that she looked at the property on google earth live and the topography details and it looked to her like parking in the back is a viable possibility. Mr. Iacovelli responded that she should go to the property and see it in person, because it does slope down significantly and is often wet. Mr. Wilcox asked about the vacant small plot to the west of the property in question. Ms. Balestra stated that this is a non-conforming, preexisting lot that could be built on if it conformed to setbacks even though it is undersized. Mr. Moseley commented on the parking concerns, saying that there are requirements in the Code for percentages of the property that can be parking and when and if a building permit is applied for, that will be reviewed and if necessary, a variance would be another step in the process. PB Resolution 2022-132: Preliminary& Final Subdivision Approval Iacovelli/Torchia Two-Lot Subdivision 159 Kendall Avenue, Tax Parcel 54.4-26 Whereas: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located at 159 Kendall Avenue. The proposal involves subdividing the 18,000 square foot lot into two lots that will comply with all dimensional requirements of the High-Density Residential Zone. After subdivision, one lot will contain the existing residence at 159 Kendall Avenue and the other lot will be vacant. The applicant intends to construct a home on the vacant lot. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Mark Iacovelli and Matthew Torchia, Owners/Applicants, and 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 October 18, 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 the Town Planning staff, and 3. The Planning Board on October 18, 2022, has reviewed and accepted as adequate a narrative, a subdivision plat titled"Subdivision Plat, Torchia &Iacovelli Properties, Kendall PB 2022-10-18 (Filed 10/19) Pg. 4 Avenue, Town of Ithaca, County of Tompkins, State of New York,"prepared by Lawrence Peter Fabbroni, Licensed Land Surveyor, dated 8-26-22, and other application materials, now therefore be it Resolved: 1. That the Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver would result in a significant alteration of neither the purpose of subdivision control nor the policies enunciated or implied by the Town Board; and 2. That the Planning Board hereby grants Preliminary& Final Subdivision Approval for the proposed Iacovelli/Torchia Two-Lot Subdivision, as shown on the plans noted in Whereas #3 above, subject to the following condition: a. Submission for signing by the Chairperson of the Planning Board of an original and three dark lined prints of the approved final subdivision plat, prior to filing with the Tompkins County Clerk Office; and submission of a copy of the receipt of filing to the Planning Department. Moved: Fred Wilcox Seconded: Liz Bageant Vote: ayes—Casper, Kaufman, Wilcox, Fogarty,Meier Swain and Bageant Item 2 Persons to be heard—None Item 3 Other Business Ms. Rosa returned to the topic of approving minutes and the process. The goal is to be able to approve minutes in a timely manner when there are cancellations in the Board's schedule or delays in her getting them out to the Board. Her suggestion was to send the minutes to the full board for review and comments/changes, with a 5-day deadline to get those to her, and the Chair of the meeting would be responsible for approval. Discussion followed, with suggestions on how to handle substantive changes. The Board agreed to a trial period of three months for the following: 1. Minutes would be sent when completed by the Clerks' office to the full Board with a five-day comment period. 2. If a member felt there was a substantive change, the change would be sent to the chair and counsel for comment on whether it was substantive and if so, the minutes would be brought to the full board in an open meeting for discussion on the suggested substantive PB 2022-10-18 (Filed 10/19) Pg. 5 brought to the full board in an open meeting for discussion on the suggested substantive change. 3. Non-substantive changes would be made by the Clerks and if no substantive change is under review, the Chair would approve the minutes. Ms. Meier Swain noted that she would close the meeting, with required Sexual Harassment Training immediately following, given by Judy Drake, Human Resources Manager. Meeting adjourned at 7:58 pm upon motion by Ariel Casper, seconded by Liz Bageant, unanimous. Submittad by Paulette Rosa,Town Clerk PB 2022-10-18 (Filed 10:`19) Pg_ 6