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PB Minutes 2002-05-07
.t od Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED • FILE'S TOWN OF ITHACA PLANNING BOARD DATE TUESDAY, MAY 79 2002 The Town of Ithaca Planning Board met in regular session on Tuesday, May 7, 2002, in Town Hall, 215 North Tioga, Ithaca, New York, at 7:30 p.m. PRESENT: Fred Wilcox, Chairperson; George Conneman, Board Member; Rod Howe, Board Member; Kevin Talty, Board Member; Jonathan Kanter, Director of Planning; John Barney, Attorney for the Town (7:36 p.m.); Dan Walker, Director of Engineering (7:37 p.m.); Fred Noteboom, Highway Superintendent (7:34 p.m.); Susan Ritter, Assistant Director of Planning; Mike Smith, Environmental Planner. EXCUSED: Eva Hoffmann, Board Member; Tracy Mitrano, Board Member; Larry Thayer, Board Member; Christine Balestra- Lehman, Planner. ALSO PRESENT: Hollis Erb, 118 Snyder Hill Road; Bob McGuire, 46 Whitetail Drive; David Lorenzini, Hascup Lorenzini Architects; Karen Edelstein, 397 Salom Creek Rd Lansing; Joyce & Sydney Merritt, 127 Woolf Lane; Rob Ainslie, 124 Woolf Lane; David St. George, 204 Culver Road; Laurene Gilbert, 24 Gilbert Road; Jane Hammond, 16C Strawberry Hill Road; Jeanne White, 18C Strawberry Hill Road; Georgian Leonard, 16D Strawberry Hill Road; Lauren Bishop, Ithaca Journal; Pd Marx, Tompkins County Planning; Graham Kerslick, 115 Orchard Place; Jeanne & Louis Billere, •25 Mitchell Street #5; Susan Riley, 71 Woodcrest Avenue; Jaiganesh Balakrishnan, 600 Warren Road #5-1A; Sarah Fern, 605 Hudson Street; David Auble, North Carolina; Doug Austic, Town of Ulysses Supervisor; Margo McClure, Van Dorn Corners; Chris Tessaglia - Hymes, Etna NY. Chairperson Wilcox declared the meeting duly opened at 7:32 p.m. and accepted for the record the Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on April 29, 2002, and May 1, 2002, together with the properties under discussion, as appropriate, upon the Clerks of the City of Ithaca and the Town of Danby, upon the Tompkins County Commissioner of Planning, upon the Tompkins County Commissioner of Public Works, and upon the applicants and /or agents, as appropriate, on May 1, 2002. (Affidavit of Posting and Publication is hereto attached as Exhibit #1.) Chairperson Wilcox read the Fire Exit Regulations to those assembled, as required by the New York State Department of State, Office of Fire Prevention and Control. AGENDA ITEM: OTHER BUSINESS: Chairperson Wilcox - To the staff and the members status. He is out of the hospital. He is home. His attack. Alice, his wife, called my wife and it was p details. They inserted the pacemaker. The fact that was yesterday. So that is basically good news. She *at. So Larry is home and I guess doing reasonably 2 of the Board, I want to surgery went well. He assed along to me so he has already gone h asked that we not call well, report on Larry Thayer's did suffer a minor heart I don't have a lot of the ome ... I think the surgery right now. So I won't do Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED AGENDA ITEM: PERSONS TO BE HEARD. Chairperson Wilcox opened this segment of the meeting at 7:34 p.m. Chairperson Wilcox - If there is a member of the audience who wishes to address the Planning Board this evening on an issue or an item, which is not on this evening's agenda, we ask you to please step forward to the microphone. Give us your name and address and we will be very interested to hear what you have to say. I want to point out that the agenda item with regard to the Cornell University Precinct 9 Athletic Fields is not a public hearing. Therefore, if there is a member of the audience who wishes to address the Planning Board on that particular agenda item, you are welcome to come to the microphone and use this time right now if you wish. No one spoke. Chairperson Wilcox closed this segment of the meeting at 7:35 p.m. AGENDA ITEM: SEAR Determination, Auble 2 -Lot Subdivision, Southwest Corner of Danby Road and West King Road. Chairperson Wilcox opened this segment of the meeting at 7:35 p.m. Chairperson Wilcox - Mr. Auble? It's been a while since you have been here I believe. I think you know the drill. If you will give us a name and address and a brief description of what you are proposing to do. Dave Auble, North Carolina - I reside in Buies Creek, North Carolina. I'm a coaching teacher at Campbell University in North Carolina. Chairperson Wilcox - You are a wrestling coach? Mr. Auble - Yes, still. I still own property here. This is my hometown. I have six grandchildren here and a son and daughter that still live here. I spend my summer's here as I normally do and also retire back to Ithaca. I bought this property as a retirement investment about twelve years ago. I have in negotiations with the State have accepted an offer to sell the property of over 30 acres. It is almost 32 acres of property and retain close to 15 acres. We've gone through the procedure. We got the cart a little bit ahead of the horse here on the procedures. The State had indicated to me that they are exempt from some aspects of the subdivision process. I understand that we still have to go through the normal procedures here. Chairperson Wilcox - Are you aware of any environmental impacts? Mr. Auble - No. Chairperson Wilcox - I'm aware of one ... more land to the State Parks. Mr. Auble - Nothing negative. 3 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Chairperson Wilcox - Nothing negative. There is a positive environmental impact. That is additional land owned and controlled by State Parks. Any other comments, discussion in regards to environmental review? Would someone like to move the motion? Board Member Conneman - I'll move it. Chairperson Wilcox - So moved. Seconded by the Chair. I don't do that very often. All those in favor please signal by saying "aye "? Board - Aye. Chairperson Wilcox - All those opposed? There are no abstentions. The motion is passed. PB RESOLUTION NO. 2002 -039 - SEQR: Preliminary and Final Subdivision Approval, Auble Two -Lot Subdivision, Danby Road, Tax Parcel No. 37 -1 -17. MOTION made by George Conneman, seconded by Fred Wilcox. WHEREAS: 1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located on the southwest corner of Danby Road and West King Road, Town of Ithaca Tax Parcel No. 37 -1 -17, Residence District R -15, Multiple Residence District, and Business Districts "C, "and "D." The proposal is to subdivide the 46.6 + 1- acre parcel into a 31.64 + 1- acre parcel that will be conveyed to New York State, and a 14.93 + 1- acre parcel that will be retained for future development. This subdivision follows existing parcel boundaries that did not receive Town subdivision approval. David C. Auble, Owner /Applicant, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Subdivision Approval, and 3. The Planning Board on May 7, 2002, has reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Part 11 prepared by the Town Planning staff, a survey map entitled "Lands at the Southwesterly Corner of NYS Route 96B and West King Road, Town of Ithaca, Tompkins County, New York State," prepared by Michael J. Reagan, Professional Land Surveyor, dated July 25, 2001, and other application materials, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; NOW, THEREFORE, BE IT RESOLVED: El Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, neither a Full Environmental Assessment Form, nor an Environmental Impact Statement will be required. A vote on the motion resulted as follows: AYES: Wilcox, Conneman, Howe, Talty. NAYS: None. The motion was declared to be carried unanimously. Chairperson Wilcox - Mr. Auble, you may have a seat and we will conduct the public hearing in three minutes. We are running ahead of schedule already. Good evening, John. It's nice to see you again. Attorney Barney - Good evening. AGENDA ITEM: Approval of Minutes: April 2, 2002 and April 16, 2002. Chairperson Wilcox - Do you want to dispense of the minutes while we have a couple of minutes? I'll move the approval of the minutes from April 2, 2002 and April 16, 2002. Seconded by Rod Howe. All those in favor? Board - Aye. Chairperson Wilcox - Anybody opposed? There are no abstentions. The motion is passed. The minutes of April 2 and April 16 are so approved. PB RESOLUTION NO. 2002 -040 - Approval of Minutes - April 2, 2002 & April 16, 2002. MOTION by Fred Wilcox, seconded by Rod Howe. RESOLVED, that the Planning Board does hereby approve and adopt the April 2, 2002 and April 16, 2002 minutes as the official minutes of the Town of Ithaca Planning Board for the said meeting as presented. THERE being no further discussion, the Chair called for a vote. AYES: Wilcox, Conneman, Howe, Talty. NAYS: None. The motion was declared to be carried unanimously. Chairperson Wilcox - Good evening, Fred. 6i Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Mr. Noteboom - Good evening, Fred. Chairperson Wilcox - John Barney, does that look like 7:40 to you? Attorney Barney - Yes, it does. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision for the proposed two - lot subdivision located at the southwest corner of Danby Road and West King Road, Town of Ithaca Tax Parcel No. 37. -1 -17, Business Districts "D" and "C ", Multiple Residence District, and Residence District R -15. The proposal is to subdivide the 46.6 ± acre parcel into a 31.64 ± acre parcel for conveyance to New York State, and a 14.93 ± acre parcel to be retained for potential future development. David C. Auble, Owner /Applicant. Chairperson Wilcox opened the public hearing at 7:40 p.m. Chairperson Wilcox - Once again, I look to the audience, if there is a member of the public that is here this evening who would like to address the Planning Board this evening on this particular agenda item, we ask you to please step forward to the microphone. Please give us your name and address and we will be very interested to hear what you have to say this evening. There being none, I will close the public hearing... Attorney Barney - You may want to hold it open for just a couple more minutes. Go ahead and discuss it, but hold it open. Chairperson Wilcox - Just in case? Attorney Barney - Yeah. Chairperson Wilcox - Understood. David, can I ask you to step to the microphone for just a second? For my benefit and possibly others, can you tell me who your lawyer is on this particular...? Mr. Auble - Actually, I didn't use a lawyer. I relied on the State's attorney to handle the... Chairperson Wilcox - It is interesting that the State would think that they didn't need to get approval. We've had State Parks in here within the last year acquiring parcels along Routes 13, 34 and 96 to add to the Black Diamond Trail. So some parts of the State know that it is appropriate to come in and formally go through the subdivision process. Any other questions for Mr. Auble? I appreciate it. Thank you. If there is no one here who wishes to speak, I will close the public hearing at 7:41 and bring the matter back to the board. Board Member Howe - It seems straightforward. Chairperson Wilcox - Straightforward. Would someone like to move the motion for subdivision approval? 10 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Board Member Talty - I'll move it. Chairperson Wilcox - So moved by Kevin Talty. Do I have a second? Board Member Conneman - Second. Chairperson Wilcox - Seconded by George Conneman. I look to staff. No comments over there. No further comments from the Planning Board. All those in favor please signal by saying "aye "? Board - Aye. Chairperson Wilcox - All those opposed? There are none. The motion is passed unanimously. Thank you, sir. I have the plats right here and I will sign them at the end of the meeting. We can let the rest of the process go on and get them filed with the County. Mr. Auble - Thank you. Chairperson Wilcox - Thank you. PB RESOLUTION NO. 2002 -041- Preliminary and Final Subdivision Approval, Auble Two -Lot Subdivision, Danby Road, Tax Parcel No. 37 -1 -17. MOTION made by Kevin Talty, seconded by George Conneman. WHEREAS: 1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located on the southwest corner of Danby Road and West King Road, Town of Ithaca Tax Parcel No. 37 -1 -17, Residence District R -15, Multiple Residence District, and Business Districts "C, " and "D. " The proposal is to subdivide the 46.6 + 1- acre parcel into a 31.64 + 1- acre parcel that will be conveyed to New York State, and a 14.93 + 1- acre parcel that will be retained for future development. This subdivision follows existing parcel boundaries that did not receive Town subdivision approval. David C. Auble, Owner /Applicant, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Subdivision Approval, has on May 7, 2002, 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 Part 11 prepared by the Town Planning staff, and 3. The Planning Board, at a Public Hearing held on May 7, 2002, has reviewed and accepted as adequate a survey map entitled "Lands at the Southwesterly Corner of NYS Route 96B and West King Road, Town of Ithaca, Tompkins County, New York State, " prepared by Michael J. Reagan, Professional Land Surveyor, dated July 25, 2001, and other application materials, NOW THEREFORE, BE I T RESOLVED: 7 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed two lot subdivision, on the southwest corner of Danby Road and West King Road, Town of Ithaca Tax Parcel No. 37 -1 -17, as shown on a survey map entitled " Lands at the Southwesterly Corner of NYS Route 96B and West King Road, Town of Ithaca, Tompkins County, New York State, " prepared by Michael J. Reagan, Professional Land Surveyor, dated July 25, 2001, subject to the following condition: a. Submission of an original mylar to be recorded and three dark line prints of the subdivision plat, for signing by the Planning Board Chair prior to filing in the Tompkins County Clerk Office. A vote on the motion resulted as follows: AYES: Wilcox, Conneman, Howe, Talty. NAYS: None. The motion was declared to be carried unanimously. AGENDA ITEM: SEAR Determination, Town of Ulysses 2 -Lot Subdivision, Woolf Lane. Chairperson Wilcox opened this segment of the meeting at 7:42 p.m. Chairperson Wilcox - Who is here this evening speaking? Sir? Doug Austic, Town of Ulysses - Hi. I'm Doug Austic, Supervisor for the Town of Ulysses acting as agent for the newly formed Ulysses Number 3 Water District. Our proposal is to subdivide a lot ... lot 21-1- 11.134 owned by Paula McClure into two lots. One will be retained by Paula McClure as a building lot. The other smaller lot to be used as a pumping station for the Town of Ulysses water main. Chairperson Wilcox - Good evening, Mr. Austic. Welcome to the Town. Mr. Austic - Is there any other information you need at this time? Chairperson Wilcox - Are you aware of any environmental impacts regarding the subdivision? Mr. Austic - No. Other than residential... Chairperson Wilcox - For my own curiosity, in reading the materials that were provided to us, the water is actually is City water not Bolton Point water. Mr. Austic - At this point until the final agreement is made between the City of Ithaca and Town of Ithaca and Dryden and whoever else is in the Bolton Point system. The water would then come from Bolton Point. E: Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Chairperson Wilcox - Again, only for my curiosity, so the Town is carrying the City water to the Town line. Mr. Austic - At this point, the West Hill of Town of Ithaca is serviced by the City of Ithaca, also. Basically, we are just tapping into their line. Chairperson Wilcox - Any other questions at this point with regard to environmental review? Would someone like to move the motion then? Board Member Conneman - I'll move it. Chairperson Wilcox - So moved by George Conneman. Seconded by the Chair. All those in favor please signal by saying "aye "? Board - Aye. Chairperson Wilcox - All those opposed? There are no abstentions. The motion is passed. PB RESOLUTION NO. 2002 -042 - SEQR: Preliminary and Final Subdivision Approval, Town of Ulysses Two -Lot Subdivision — Lands of Paula McClure, Woolf Lane, Tax Parcel No. 23 -1- 11.134. MOTION made by George Conneman, seconded by Fred Wilcox. WHEREAS: 1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located on Woolf Lane, Town of Ithaca Tax Parcel No. 23 -1- 11.134, Residence District R -15. The proposal is to subdivide the 24,886 +/- square foot parcel into a 16,661 +/- square foot parcel which will be retained by the current owner and a 8,225 +/- square foot parcel to be used for a municipal water pump station. Paula McClure, Owner; Town of Ulysses, Applicant; Doug Austic, Ulysses Town Supervisor, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Subdivision Approval, and 3. The Planning Board on May 7, 2002, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and Part II prepared by the Town Planning staff, a survey map entitled "Survey Map Showing Lands of Paula McClure To Be Subdivided, Town of Ithaca, Tompkins County, New York, " prepared by Lee Dresser, Licensed Land Surveyor, dated 3127102, and other application materials, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; X Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, neither a Full Environmental Assessment Form, nor an Environmental Impact Statement will be required. A vote on the motion resulted as follows: AYES: Wilcox, Conneman, Howe, Talty. NAYS: None. The motion was declared to be carried unanimously. Chairperson Wilcox - We are five minutes ahead of schedule again. Male Voice - You haven't... (not audible) Chairperson Wilcox - Hold on. Hold on. The application is considered complete once the environmental review is completed. Once that is done, we then open the public hearing and we'll listen to those of you who wish to address the Planning Board with regard. We cannot open the public hearing before the environmental review because the application is not complete at that point. Male Voice - Why are you so certain that the originator is not going to request...? (not audible) Chairperson Wilcox - I don't want to debate the issue, but there are four members of the Planning Board who are here. We have their opinion. We also have the opinion of the staff and the memos that they provided us. So we will sit here and wait. Unfortunately, we will sit here and wait for five minutes because we advertised the public hearing for 7:50 p.m. So if you will bear with us, Mr. Austic? Mr. Austic - Okay. Chairperson Wilcox - Who put the schedule together? Me. The board and staff held small, inaudible conversations amongst themselves. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located on Woolf Lane, Town of Ithaca Tax Parcel No. 23. -1- 11.134, Residence District R -15. The proposal is to subdivide the 24,866 ± square foot parcel into a 16,661 ± square foot parcel, which will be retained by the current owner, and a 8,225 ± square foot parcel to be used for a municipal water pump station. Paula McClure, Owner; Town of Ulysses, Applicant; Doug Austic, Ulysses Town Supervisor, Agent. Chairperson Wilcox - All right, ladies and gentlemen, at 7:50 p.m. the next item on this evening's agenda is a public hearing. Does any member of the board have questions right now for Mr. Austic? 10 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED There being none, I will now give the public a chance to speak. Once again, if you wish to address the Planning Board this evening on this particular agenda item, we ask you to please step forward to the microphone. We ask that you give us your name and address and we will be very interested to hear what you have to say this evening. Male Voice - May I? Chairperson Wilcox - Yes, you may. Sidney Merritt, 127 Woolf Lane - We are in the property, which is behind the two vacant lots that are owned by Ms. McClure. I had the opportunity to talk with Mr. Austic when this announcement first arrived in the mail. I fully understand the necessity for the pumping station. I don't understand why it has to be located in the Town of Ithaca in as much as it originates for Ulysses. Number 2, 1 don't understand why it has to be in a residential district with the exception of the fact that there is vacant there that it can be occupied on. I was told that there would be maps and drawings and descriptions of that particular pumping station. That we would have the ability to see and furthermore, form some actual opinion regarding it. But, being behind these properties and if I understand correctly, it is going to border the driveway that we go in and out of. We are going to be living on the back of this pumping station from our house. I think that I have some concerns regarding its appearance and what effect it is going to have on our properties and why it has to be there at all anyways. Those are my questions. I think that that is sufficient. Chairperson Wilcox - Thank you, sir. Joyce Merritt, 127 Woolf Lane - I just want to add a couple of things. We have been talking with the neighbors about it. Most of the neighbors are in agreement that it is not the right place to put this. There is a lot of vacant land up there. We don't understand why they chose to put it right in the middle of a development of housing, a housing development. It's not appropriate. We have wanted to buy those lots. They are very small and not suitable for, really, to put houses on, but her price was too high at the time. So you can get some idea of the property being so close to us that we wanted to have it to protect our yard. So that is all I have to say. Thank you. Chairperson Wilcox - Thank you, ma'am. Anybody else who wishes to address the Planning Board this evening? Margo McClure, Van Dorn Corners Road - I live on Van Dorn Corners Road, Ithaca mailing address, but Town of Ulysses. I am the daughter of Paula McClure, who owns the lot. I guess I need to correct some things that the Merritt's have said so that there aren't any misconceptions here. I think if you look at the map you'll see that the parcel that the pumping station would go on does not touch the driveway that they share with the other two lots. Do you see what I am talking about? Chairperson Wilcox - Yes. Ms. McClure - Okay. Second of all, the Woolf Lane subdivision is 21 different lots that are all exactly the same size. So, I guess I'm not really understanding what Mrs. Merritt's point is about these two lots being so small and that being some sort of a... Certainly, most of the houses are similar, but 11 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED these two lots are on the market and have been on the market for twelve years with the same price that everybody else paid for their lots. So, I guess I'm kind of missing the point. That is all I have to say. Chairperson Wilcox - Thank you. Is there anybody else this evening? If there is no one else, 1 will close the public hearing at 7:55 p.m. Okay, lets see what we can do to address the concerns. Dan, can you address the location in terms of the engineering? Mr. Walker - Right. The reason the pump station needs to be in this area is because of the water pressure that serves the pump station. It cannot be put in the Town of Ulysses because it would not have adequate supply pressure. The Town of Ithaca currently has a hydromantic pump station, which is below ground, but has an emergency generator above ground right at the intersection of Woolf Lane and Dubois Road. It sits right along the edge of the road in the road right -of -way. That pump station is necessary to provide adequate pressure to the pumps in the Woolf Lane area and on Trumansburg Road. This pump station has to be located as close to that intersection as possible to get adequate supply pressure. If we moved it even further into Woolf Lane, we would be losing the pressure ... the supply pressure that is supplied to the Trumansburg Road water tank and the pump station would not pump it property. That is why it needs to be in this vicinity. This is the only vacant land in that general area that I'm aware. That is why it was selected. Chairperson Wilcox - Well, one of the reasons why it was selected. Okay. That explains the location ... why it's in the Town of Ithaca. Lets talk about appearance. The... according to the staff memo, construction of a municipal or public utility substation and similar structures are permitted by rights in an R -15 residence district in the Town of Ithaca. They do not require site plan approval, but the applicant is here this evening for subdivision approval. Having said that, the draft resolution that we were provided by staff has the following condition or conditions: a) submission of detailed construction plans and specifications for the proposed pump house building and any related water main improvements, valves or other appurtenances, for review and approval by the Director of Engineering prior to the issuance of any building permit, and b) submission of a landscaping plan showing adequate screening of the proposed pump house building on parcel b for review and approval by the Director of Planning prior to the issuance of any building permits. So I believe that the Town is concerned about the appearance of the pump station and is presumably, assuming that this condition is left in the draft resolution that the Town is very interested in screening it from view as much as reasonably as reasonable to do. Other issue brought up was the proposed location of the pump station. Mr. Merritt, have you seen any maps at all? Mr. Merritt - No. Chairperson Wilcox - If you want to come forward I will show you the map that we have. Let me do that for you. Why don't you come forward and I will give you mine and you can take it back and look at it. You can see your lands back here and here is the parcel. Mr. Merritt - The pump house is going to be on the lower portion of this lot. Okay. So it is not actually going to access ... this is one question I had about our driveway, our shared driveway. 12 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Chairperson Wilcox - This unique cluster subdivision in the way the lots were laid out. Mr. Merritt - So lots were laid out, and this is purely an opinion, but I think the fact that they were unsellable is because they were really unsuitable for building. Chairperson Wilcox - Now, you just recently bought a lot of land, didn't you? Mr. Merritt - I bought 3 acres behind this house because the back of my lot only extended 30 feet beyond the house. There are other neighbors in the neighborhood that had no backyards essentially because the lots occupied most of the other land. This would not be nearly as objectionable to ourselves. I was given the impression by Mr. Austic that it would be located somehow in this area. would like to see a layout of the building itself. I believe because this is above ground and I believe... Chairperson Wilcox - What is interesting here and I repeat, in a normal circumstance, the Planning Board would be doing a site plan review, but these are allowed by right under the Zoning Ordinance. Therefore, we will not be reviewing the actual site plan, though we are requesting that there be sufficient landscaping to screen it appropriately. Mr. Merritt - Understood, but unless he intends ultimately to put another pump station there, the use of the lands for any practical purpose... Chairperson Wilcox - It is. It is easier to look on this particular piece to see. Mr. Merritt- I think it is farther down from our property than I was lead to believe when talking with Mr. Austic. I was under the impression that it was here. This is not going to be objectionable as far as our house. I was told it is going to be electrically operated and therefore there will be noise back there. Chairperson Wilcox - Do you feel better? Mr. Kanter - For the record, why don't we ask Mr. Austic to describe a little bit about the structure. Chairperson Wilcox - We can do that then everybody can hear. Do you want to have a seat? Mr. Merritt - Sure. Mr. Austic - Our engineers' are using a typical pre -fab pump station, which there are several different types. I have pictures of several types. They come in all different colors. Some of them are simulated masonry finish on the outside. We may even consider building a masonry building. There are some of them that are wood sided, vinyl sided or whatever. These are just typical type constructions. It will be a pre -fab. At this point, we are not sure what kind we are going to have. Chairperson Wilcox - Sir, I much prefer if you address the Planning Board. Mr. Merritt's comments not audible. 13 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Mr. Kanter - In terms of visibility, my concern was more with the three houses that were across Woolf Lane on the north side of Woolf Lane, which are pretty much directly opposite where the pump house structure will be located. The layout of parcel b is such that it does appear to allow for good screening on all sides of the structure, in particular, on the roadside. It is going to be set back 15 feet from the right -of -way. That actually does require a front yard variance because the requirement is 25 feet. This will ... a couple of other variances will also go to the Zoning Board of Appeals. Parcel b is laid out in a way so that it does have sufficient room for landscaping or screening. So that is why we included that condition. Chairperson Wilcox - Any idea what we are looking at? Evergreens or something else that will... Mr. Kanter - I think we would want to know what the structure's specifics were. Chairperson Wilcox - In terms of the structure, its color, its composition, etc. so that the landscaping is consistent. Mr. Walker - I am assuming this structure would be similar to the pump house we put up on Oakwood Lane, which I think this board saw some information on. It was in the City, though. The pre -cast concrete structure, I think that is what Mr. Austic is referring to, we've got several of those structures that we placed in the Town of Ithaca. The one that we put up on Oakwood was painted a lighter than forest green, but a green color to match the tank itself. They are about a 10 -foot high structure totally, but it has a concrete slab roof on it, which is pitched slightly. It can be screened very easily with evergreens or that type of shrubbery that once you get four or five years of growth into it you won't even notice the structure is there. I believe along that portion of Woolf Lane there is a row of several rows of trees in that area. Some are deciduous and some are evergreens. So we can match that. The structure that we put in is approximately the same size in the door's on the end of the structure, which would mean that there wouldn't have to be any openings or any driveway directly in front of this type of pump house. It provides plenty of access. Chairperson Wilcox - My general feeling, I don't know what the board is, but we are not talking about maple trees or oaks that will grow above and allow the ability to see the pump station or make it very visible from the street. That it will be some sort of landscaping that provides a screen of the building of some sort. Mr. Kanter - Preferably deer proof. Chairperson Wilcox - Preferably deer proof, yeah. It would provide some screening. Any further discussion? I will give you the opportunity to come up to the microphone. Normally, I won't. Please come to the microphone if you want to ask a question. Mr. Merritt - Understood that this would be subject to the approval of the board. I was just wondering if there was a timetable for the construction of this pumping station. Mr. Walker - That is a question for Mr. Austic. It is based on the water district formation, I believe. 14 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Mr. Austic - Hopefully, we would like to get this project construction started last this fall or early next spring. So the pump station might be the first part of the project or it might be the last part of the project. Chairperson Wilcox - I assume that you have some hurdles to deal with. Thank you. Mr. Walker - Just a note. The Town is benefiting from this water district creation because it will provide storage that the Town of Ulysses will be building that we will provide adequate fire flow and consistent water pressure for this subdivision and the rest of Woolf Lane and Trumansburg Road. It will allow the removal of the hydromantic station, which is currently in place there. It will clean up the end of Woolf Lane a little bit, too. Chairperson Wilcox - I got my introduction to some of this. Ulysses is going to construct a water tower? Mr. Walker - Right. There will be a water tank ... that will provide pressure and storage to serve the Town of Ulysses and this portion of the Town of Ithaca. Chairperson Wilcox - Is there a water pressure problem there now? Mr. Walker - Yes. If anyone drives along that section of Trumansburg Road between Dubois Road and the Town line or on Woolf Lane, you will notice all the fire hydrant tops are painted black. That means that you don't have any water to fight a fire use under normal conditions. We do have a provision to hook a pumper up between two hydrants at the intersection of Woolf Lane, but that takes time. So the Fire Department is really encouraging this project to move ahead. Chairperson Wilcox - We have the Town of Ithaca, Town of Ulysses and the City of Ithaca needing to come to some agreement on all the particulars. Something that we don't have to concern ourselves with at this point. Mr. Walker - You may not have to. I am concerned about it. I am working with them. Chairperson Wilcox - Is there any further discussion or questions? Would someone like to move the motion? So moved by Rod Howe. Do I have a second? Board Member Conneman - I'll second it. Chairperson Wilcox - Seconded by George Conneman. Mr. Barney, do you see anything? Attorney Barney - Nope. It looks fine. Mr. Kanter - Just for the record, maybe if I note the other conditions that we didn't talk about. One of them has to do with kind of a small, odd shape of the parcel, which really wouldn't be appropriate for residential use. We are recommending that a condition go in that would limit this to the use of a pump station and not for residential purposes. I suppose what that would mean is if the pump station for some reason never did come through... it would basically be an open space parcel or... 15 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Chairperson Wilcox - Or if it was built and later removed, it would not be buildable lot. Mr. Kanter - The other one basically stems from the Town Board agreements to move ahead with the formation of a water district will require an agreement between the Town of Ithaca and Town of Ulysses and so we are just suggesting that that agreement be in place prior to any permits for this structure. Chairperson Wilcox - Very good. Thank you, Jon. It will need two or three variances if I am not mistaken. If there is no further discussion...? Board Member Talty - So Fred, part of the particulars include plantings and things of that sort correct, before we vote? Is that correct? Chairperson Wilcox - Yes. Mr. Kanter - If you want to give us any guidance... Chairperson Wilcox - If you want to give Jon further guidance...I was talking about evergreens or other shrubs that would provide screening and not maples or oaks that would grow up and lose their lower limbs so that you could see underneath them. Board Member Talty - I think that we need to put something in there that would slightly mask the building so that it is not just stuck up. I'm just taking Eva's place tonight I guess. I truly believe that you've gotta mask it sort of and not have maples and elms and things of that sort. So, something needs to be added to that. I don't know how we would word it. Chairperson Wilcox - Are you looking for a stronger statement than what is proposed in the resolution? Board Member Talty - More specific. Chairperson Wilcox - More specific? Then I look to you to at least express an idea that we can put in the resolution that Jonathan Kanter or the staff can look to see that it has been fulfilled. Mr. Kanter - For one thing, we might want to say, "adequate, year -round screening ". That would certainly help on that end of it. I think that there could be more. Chairperson Wilcox - I know where you're going, Kevin. You want to get into the resolution what we've been talking about. Board Member Talty - Right. Attorney Barney - Preferably lower growth evergreens. Chairperson Wilcox - I don't want to limit it to evergreens. W Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Attorney Barney - That's why I used the term "preferably ". Chairperson Wilcox - Low growing is a problem because you have junipers that can only grow a foot or two. We are looking for something that... Mr. Kanter - Evergreens that retain low branches, low growth. Board Member Talty - How about, "it obstructs the visibility of the building "? Chairperson Wilcox - There we go. It screens the visibility of the building. Does that work? Board Member Talty - Something like that. Chairperson Wilcox - We also added the words "year- round" and that acceptable to you? Board Member Talty - Right. Attorney Barney - Keep in mind that the Zoning Board of Appeals gets a crack at this. One of the conditions for granting the variance is really to minimize the impact on the neighbors. It not so much an issue for you in the subdivision, but it is for them in one of their criteria for requirements of a variance. Chairperson Wilcox - They could modify or enhance. Mr. Kanter - Initial planting size is pretty important for something like this. They wouldn't want to start with 2 -foot tall evergreens. It should be something more substantial like 4 or 5 feet, which of course adds to the cost. I'd prefer not to get too locked into those specifics. Again, we don't know what the building would be yet. Chairperson Wilcox - I would hate to specify evergreens and then we realize that there was something else that would work far better and then we have to come back and formally amend it because we said evergreens. We know what we want. We want something that visually screens the front of the building. Board Member Talty - Year - round. Chairperson Wilcox - Year - round. Correct. We added "year- round ". If there is no further discussion, all those in favor please signal by saying, "aye ". Board - Aye. Chairperson Wilcox - All those opposed? There are none. We have no abstentions. The motion is passed. Thank you, Mr. Austic. I thank the public as well. PB RESOLUTION NO. 2002 -043 - Preliminary and Final Subdivision Approval, Town of Ulysses Two -Lot Subdivision — Lands of Paula McClure, Woolf Lane, Tax Parcel No. 23 -1- 11.134. 17 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED MOTION made by Rod Howe, seconded by George Conneman. 1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located on Woolf Lane, Town of Ithaca Tax Parcel No. 23 -1- 11.134, Residence District R -15. The proposal is to subdivide the 24,886 +/- square foot parcel into a 16,661 +/- square foot parcel which will be retained by the current owner and a 8,225 +/- square foot parcel to be used for a municipal water pump station. Paula McClure, Owner; Town of Ulysses, Applicant; Doug Austic, Ulysses Town Supervisor, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Subdivision Approval, has on May 7, 2002, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and Part II prepared by the Town Planning staff, and 3. The Planning Board, at a Public Hearing held on May 7, 2002, has reviewed and accepted as adequate a survey map entitled "Survey Map Showing Lands of Paula McClure To Be Subdivided, Town of Ithaca, Tompkins County, New York, " prepared by Lee Dresser, Licensed Land Surveyor, dated 3127102, and other application materials, NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed two -lot subdivision on Woolf Lane, Town of Ithaca Tax Parcel No. 23 -1- 11.134, as shown on a survey map entitled "Survey Map Showing Lands of Paula McClure To Be Subdivided, Town of Ithaca, Tompkins County, New York, " prepared by Lee Dresser, Licensed Land Surveyor, dated 3127102, subject to the following conditions: a. Obtaining the necessary variances from the Zoning Board of Appeals prior to signing of the subdivision plat by the Planning Board Chair, and b. Submission of two additional dark line prints of the subdivision plat, all signed and sealed by the licensed surveyor who prepared the survey, for signing by the Planning Board Chair (a mylar and one dark line print have already been submitted), and C. Submission of detailed construction plans and specifications for the proposed pumphouse building and any related water main improvements, valves, or other iR] Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED appurtenances, on Parcel B for review and approval of the Director of Engineering, prior to issuance of any building permits for Parcel B, and d. Submission of a landscaping plan showing adequate year -round screening of the proposed pumphouse building on Parcel B, of appropriate species and planting size that will buffer the view of the pumphouse building from nearby residences, for review and approval of the Director of Planning, prior to issuance of any building permits for Parcel B, and e. That the purpose of subdividing off Parcel B is for the proposed construction of a water pumphouse building, as shown on the above - referenced survey map, in conjunction with the Town of Ulysses Water District No. 3, and that no residential dwellings shall be constructed on Parcel B, and f. Submission of proof of an executed water transmission agreement between the Town of Ithaca and Town of Ulysses prior to issuance of any building permits on Parcel B for construction of a pumphouse building or any related structures. AND BE IT FURTHER RESOL VED. That the Planning Board finds that Parcel A meets the intent of the previously approved "Westwood Hills Residential Subdivision ", dated 9111187, last revised 1115187, which was approved pursuant to the cluster provisions in Article V of the Town of Ithaca Subdivision Regulations, and hereby authorizes the configuration of Parcel A as shown on the above - referenced survey map, subject to the requirement that any principal building shall be located within the building envelope as shown on the survey map, and that no structures shall be located within the 30 foot buffer adjacent to Tax Parcel No. 23 -1 -16.2 to the east. A vote on the motion resulted as follows: AYES: Wilcox, Conneman, Howe, Talty. NAYS: None. The motion was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and a recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed expansion and renovation of the Town of Ithaca public works facility located at 106 Seven Mile Drive, Town of Ithaca Tax Parcel No. 31- 2 -6.1, Residence District R -30. The proposal includes the renovation of ± 10,900 square feet of existing space and the addition of ± 16,000 square feet of new space to include new offices, breakroom, conference room, maintenance bay, wash bay, and storage space, and modifications of the existing parking area. Town of Ithaca, Owner /Applicant. Chairperson Wilcox - Who is going to speak this evening? 19 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED David Lorenzini, Hascup Lorenzini Architects - We are here for the site plan approval for the mentioned project. The addition and alteration to the existing Public Works Facility on Seven Mile Drive. Chairperson Wilcox - Could I ask you to pull the microphone a little closer? We are not picking you up very well. Mr. Lorenzini - We are asking for the site plan approval for the proposed project. The additions and alterations to the Town of Ithaca Public Works Facility on Seven Mile Drive in Ithaca, New York. Chairperson Wilcox - I will for the record note the fact that the Town of Ithaca Town Board is acting as lead agency or has acted as lead agency for environmental review. They have determined that the proposed action will not have a significant environmental impact and that is why there is no SEAR review. Questions of either the architect or we have Fred Noteboom and the Town Engineer with us this evening as well. I'm sure they'll be glad to respond to any questions. I will state that earlier this year I took a tour of the existing public works facility. The Town Barns as it has been referred to as. watched a mechanic try to work on a dump truck outfitted with a plow at the time in a space that he had no room to move. Mr. Noteboom - The plow was actually off it. Chairperson Wilcox - You're right. The front was off, but he had to pull it in part way, get out. I think he had to raise the hood or something like that and pull it in the rest of the way in order to make room. That was just one example that I saw of the issues that the Highway Department and the Parks Department right now deals with in a facility that was first been built... How many years ago? Mr. Noteboom - 1976. We maintain the water and sewer. Chairperson Wilcox - Do you want to talk about landscaping? Landscaping is always an issue and I'm sure it will be here as well. Mr. Lorenzini - We are proposing to provide screening within the property and also a planter along the front of the building to help soften the effect a little bit. The site plan does show some conifers and some existing plantings that are there now. I think some birch... Mr. Noteboom - White cedar. Mr. Lorenzini - White cedar... right. Chairperson Wilcox - Pardon. Mr. Noteboom - Birch and white cedar are two trees there. Chairperson Wilcox - Have you decided upon a color? AAMOrem- • • u eirM- i 20 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Attorney Barney - Is that trees or the building? Mr. Noteboom - The building. I thought he was asking about the building. Chairperson Wilcox - Is that water tank green or...? Mr. Lorenzini - Its forest green. It says forest green. Chairperson Wilcox - I just wanted to make sure that it wasn't water tank green. Mr. Noteboom - I thought that color was forest green. Mr. Lorenzini - It was forest green. Chairperson Wilcox - Yeah, in fact it says that. Mr. Noteboom - Actually it will be a two -tone. It will be more exactly ... the front portion is a little lower than the back portion. So there will be an offset. It will be like a moss green in the back, a little lighter green. Mr. Lorenzini - The existing building will have a little different coloration to it than the addition. Mr. Noteboom - It is to break up the structures and give it a little relief. Mr. Lorenzini - Yup, to break up the massing and... Chairperson Wilcox - I read about the number of... I'm going back to the landscaping. I think I read 70 trees. Can you ... is there a way without pinpointing where they are all located, are they concentrated in certain areas of the property? Mr. Noteboom - We put a number of conifers around the one property line there, Chip Welch's. We added a few across the front so it is visually blocked better from the road. Then we put quite a few plantings along the stream corridor to buffer the stream. Chairperson Wilcox - To the south, right? Mr. Noteboom - Yes, to the south. That is basically where they are all going. Chairperson Wilcox - Okay. There is a trailer out front and that will... Mr. Noteboom - And that will disappear. Chairperson Wilcox - That will disappear as well. That has been used as office space right now. Anybody else? 21 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Board Member Talty - Fred, didn't you have other issues? If I remember right, I don't have my notes for this, but when you walked the site didn't you have other issues with regards to refuse or something. This is just off the top of my head. It was something like that. Chairperson Wilcox - Public Works facilities are interesting because there is storage of a lot of material, whether it's mulch, whether it's sand and gravel, or whether it's... I'm not sure if it rock salt or salt stored there. There is a lot of materials that are stored there. When you look at all those materials, they can be rather unsightly, number one. Number two, there is also when the trucks are being filled and it spills out and things like that. Those things concern me. Not that there is something inherently wrong with sand or salt or ... there are certainly issues with large concentrations of salt, especially if it gets into a creek or something like that. So they bother me, but when I look at it in the context of it's a public works facility, they need to be there. They need to be ... some of the things need to be inside like the salt is inside. The mulch is outside, which is not unreasonable. It is outside for many reasons. One, it doesn't need to be covered. Two, it allows the public, the Town of Ithaca residents, to come and get some for their own personal use. If it weren't a public works facility, would wonder why these huge piles of ... the unnatural looking piles of materials are stored on site. I think that it is necessary as part of any public works facility whether it is State DOT, in which they operate their trucks for road repair or salting in the winter or whether it is the City or the County or in this case the Town of Ithaca. was also somewhat concerned about the trailer out front. Visually, it's an eyesore. The building color right now is ... green would certainly be an improvement. Forest green ... a darker green would certainly be nice. Mr. Noteboom - When Fred visited our site he did mention that some of the piles were unsightly. We have quite a few different piles. We do store brush that people bring in. We store wood chips, two different kinds of wood chips, actually. One is through hard chippers and one is through a drum chipper. We have a weed compost pile that we turn monthly that turns into the black compost that we store on site for people to pick up. We use these things ourselves. We have a large variety of stones... They all have to be kept separate in piles. I don't construe them as being unsightly, but other people may. They are kept piled and we need them. We had a fair amount of review. I won't say that it was successive. I know Mike and Susan walked the site. Dan looked at drainage. One of the concerns was how the water flowed, how materials may flow away from all these piles stored up. I think the review said that we had the site drained very well so it wasn't creating a problem for anyone or ourselves. I don't know if that addresses what Fred was saying. Board Member Talty - We're in good shape. Chairperson Wilcox - Any other comments? Fred? Jonathan, you're very quiet. Why don't you have a seat and we'll give the public a chance to address the Planning Board this evening. If there is a member of the audience who wishes to address the Planning Board this evening on this particular agenda item, we once again ask you to please step to the microphone, give us your name and address and we will be very interested to hear what you have to say this evening. Public hearing was opened at 8:27 p.m. 22 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Chairperson Wilcox - Obviously, being very controversial. There being none, I will close the public hearing at 8:28 p.m., and bring the matter back to the Planning Board. Any further questions? Staff? Dan, any comments? Mr. Walker - No. Chairperson Wilcox - Would someone like to move the motion? Board Member Talty - I'll move it. Chairperson Wilcox - So moved by Kevin Talty. Seconded by the Chair. I just need to look and see if I wrote anything on the draft and I did not. We're all set as far as I'm concerned. All those in favor please signal by saying "aye ". Board - Aye. Chairperson Wilcox - All those opposed? There are none. There aren't any abstentions. The motion is passed unanimously. I thank you all and you are off to the Zoning Board of Appeals next. Mr. Noteboom - Yes. Chairperson Wilcox - Okay. Very good. Thank you. PB RESOLUTION NO. 2002 -044 - Preliminary and Final Site Plan Approval and a Recommendation to the Zoning Board of Appeals Regarding Special Approval, Town of Ithaca Public Works Facility, 106 Seven Mile Drive, Town of Ithaca Tax Parcel No. 33- 2 -6.1. MOTION made by Kevin Talty, seconded by Fred Wilcox. 1. This action is consideration of Preliminary and Final Site Plan Approval and a recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed expansion and renovation of the Town of Ithaca public works facility located at 106 Seven Mile Drive, Town of Ithaca Tax Parcel No. 33- 2 -6.1, Residence District R -30. The proposal includes the renovation of +/- 10,900 square feet of existing space and the addition of +/- 16,000 square feet of new space to include new offices, breakroom, conference room, maintenance bay, wash bay, and storage space, and modifications of the existing parking area. Town of Ithaca, Owner /Applicant, and 2. This is a Type I Action for which the Town of Ithaca Town Board, acting as lead agency in environmental review with respect to Project Approval, Site Plan Approval, and Special Approval, has, on April 8, 2002, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Full Environmental Assessment Form Part I and Part II prepared by Town staff, and 23 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED 3. The Planning Board, at a Public Hearing held on May 7, 2002, has reviewed and accepted plans titled "Site Plan," (Sheet SP -1) dated 2111102, "First Floor Plan," (sheet A -1) dated 3102, "North & South Elevations," (sheet A -2) dated 2111102 and "East & West Elevations," (sheet A- 3) dated 2111102, prepared by Hascup Lorenzini Architects, and other application material, and NOW THEREFORE BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the checklists, having determined from the materials presented that such waiver will result in neither a significant alteration of 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 renovation of +/- 10,900 square feet of existing space and the addition of +/- 16,000 square feet of new space located at 106 Seven Mile Drive, Town of Ithaca Tax Parcel No. 33- 2 -6.1, as shown on plans titled "Site Plan," (Sheet SP -1) dated 2111102, "First Floor Plan," (sheet A -1) dated 3102, "North & South Elevations," (sheet A -2) dated 2111102 and "East & West Elevations," (sheet A -3) dated 2111102, prepared by Hascup Lorenzini Architects, and other application material, subject to the following conditions: a. granting of Special Approval by the Zoning Board of Appeals, prior to the issuance of any building permits; b. submission of an original of the final site plan on mylar, vellum or paper, to be retained by the Town of Ithaca, prior to the issuance of any building permits; AND BE IT FURTHER RESOLVED: 1. That the Planning Board, in making its recommendation regarding Special Approval to the Zoning Board of Appeals, determines the following: a. there is a need for the proposed use in the proposed location, as demonstrated by the applicant; b. the existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project, C. the specific proposed change in land use as a result of the proposed project is in accordance with a comprehensive plan of development for the Town of Ithaca. 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved. A vote on the motion resulted as follows: AYES: Wilcox, Conneman, Howe, Talty. M! Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED NAYS: None. The motion was declared to be carried unanimously. AGENDA ITEM: Discussion regarding SEQR Negative Declaration Determination made at the March 19, 2002 meeting regarding the proposed Cornell University Precinct 9 Athletic Fields located off Pine Tree Road behind the Reis Tennis Center and the Cornell Equestrian Center, Town of Ithaca Tax Parcel No.'s 60.- 1 -9.1, 60.- 1 -9.2, 60. -1 -18, and 60.- 1 -8.2, Residence District R -30. The proposal includes the creation of two multi - purpose athletic fields, involving the deposition of 7,500 ± cubic yards of fill, and disturbance to approximately 0.5 acres of the hawthorn forest /thicket (originally stated by the applicant as disturbance to 0.1 acres), located west of the Reis Tennis Center. The proposal also includes improvements to the existing stormwater detention basins and creation of a recreational trail, linking the proposed athletic fields and the Reis Tennis Center to the East Ithaca Recreation Way. Cornell University, Owner /Applicant; Laurene Gilbert, ASLA, Agent. Chairperson Wilcox opened this segment of the meeting at 8:30 p.m. Chairperson Wilcox - Do you wish to make a statement at all or not? That is totally up to you. Laurene Gilbert - No. Chairperson Wilcox - The reason for the agenda item, as stated in the notice, is that at our meeting where we reviewed the environmental impacts of the proposal and subsequently went on to grant preliminary site plan approval, the information that we had available to us and that we used in making the environmental determination was that the hawthorn forest would be impact a total of one tenth of an acre would be impacted. Subsequent to that environmental determination, it has been determined that actually .5 acres, half an acre of the hawthorn forest or thicket will be impacted by the fields either the fields themselves or the construction and the detention basins that will be built. Town Attorney, what are our options here? Attorney Barney - I think Jon... Basically, you have to determined whether the changed information is such a substantive... that the original determination of environmental significance. If it does... (comments not audible) Chairperson Wilcox - Then we rescind our original determination and go back to square one. Attorney Barney - If it does not... (comments not audible) Chairperson Wilcox - Now... Attorney Barney - Also, I suppose, beyond that even if the additional information is such that you might want to alter or modify in some fashion the site plan approval that you gave, you are in your rights to do that. 25 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Chairperson Wilcox - Opinions? Board Member Howe - I think it does alter... Chairperson Wilcox - I should mention that all four of us were at the site last week on Friday and walked the site with some members of the public and Laurene Gilbert from Cornell University. Having said that, Rod, go ahead. Board Member Howe - I think it is an important piece of information and I think it does alter our look at the SEQR determination. Chairperson Wilcox - We all have to make this determination, I guess. Is it sufficient to rescind the determination that we made and go back and start from square one? Or is it sufficient to, as John said, possibly make modifications to the approved site plan? Board Member Howe - So we can we make modifications to the approved site plan without changing the SEAR declaration? Attorney Barney - I think the declaration is whether it is an environmentally ... raises a significant environmental adverse environmental impact. If you feel that it does not, but it does affect your determination with respect to the site plan. The law, I think in the SEAR regulations, do require that if you choose to consider rescinding your declaration, then you need to give the applicant an opportunity to be heard on that. (comments not audible) Chairperson Wilcox - Can I ask Rod's question in a different way? Can we on the one hand say, hypothetically, we now know it affects a half of an acre instead of a tenth of an acre? We reaffirm our declaration of no significant environmental impact and then go on to say we believe that the following changes to the site plan are necessary over and above what we did for preliminary approval based upon this new information. Attorney Barney - Yes. Board Member Howe - That helps. Chairperson Wilcox - I am concerned that legally, the regulations might say... Attorney Barney - That is the problem you are in with every application that comes before you. You may find that a particular impact is not such that you want to require the applicant to prepare an environmental impact statement, but it is nevertheless of a sufficient concern that you want to address in some fashion in the site plan. Chairperson Wilcox - In terms of mitigation measures or other elements of the site plan review to mitigate its impact. Okay. Board Member Howe - That helps clarify where I come down. I don't think I see a need to change the environmental declaration, but I do want to revisit the site plan. K. Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Chairperson Wilcox - Retaining wall? Not to put you on the spot, but is that one of the issues? Board Member Howe - I'm not sure. I just want to have a chance to revisit what some of the other options might be. Board Member Conneman - A fence, maybe? It seems to me that the other issue, which may not be addressed at this time, but what is going to happen to the rest of that over time. Will that preserved? Someone suggested that made the suggestion that perhaps Cornell give it to the Plantations so that they could preserve it right. I don't know if that is environmental. I don't think it is. I think that is how we improve the site plan. Chairperson Wilcox - Do you know exactly or roughly the size of the hawthorn thicket? Ms. Ritter - Actually, it was brought to my attention today that there is a large wooded area back there that we saw, but and probably the area that we saw was all thicket. There is a larger woods back there and some of it is just hardwood trees, not thicket. I actually do not know the difference in acreage of the thicket versus the hardwood. Chairperson Wilcox - The remaining forested area. For the record we should point out that before this evening's meeting we had received a letter from Jillian Butler, Program Coordinator. We do have a letter from the Cornell Laboratory of Ornithology. We have a hand written letter; I believe it is signed by Susan Riley. We have e -mail from Susan Barnett. Then I believe during the meeting, you provided us with some additional information. Ms. Ritter - Yes, from Chris. Attachment #1. Chairperson Wilcox - Having gone out on the ... and reviewed this parcel... I think the last time I was out on the parcel was a couple of years ago when probably the first application we saw, which were the three athletic fields. I walked the site at that time. It was much more interesting to walk it with fellow members of the Planning Board, staff and the applicant. They point out things that on your own you don't normally see or think about. It is also nice to have the stakes in the ground so that you can get a better feel for where the athletic fields would be and get a better idea of the run -off area that you need around the athletic fields to prevent the athletes from getting injured. Beyond that, the grading that is needed to bring the fields back to the same elevation as the surrounding area. The reason I asked you about the size of the forest is that things are relative. A half of an acre out of 100 acres relative is not a lot. The hawthorn forest itself, I'm guessing, four, five or six acres maybe. just don't know. My guess is that the wooded acre, the hawthorn forest, the hardwood forest, the whole wooded area maybe significantly more. I think that Laurene mentions in her letter that we have as part of our information, the thicket seems to be the area that everybody is concerned about in terms of the birds, migration, nesting. In fact, I think this board in granting preliminary site plan approval in restricting when building could occur was cognizant of that and mindful of those issues. I want to go back and re -look at this as well. I'm worried about the amount of land being taken up for activities... for things that are not actually the playing field itself. The playing fields are 60 yards by 120 yards or 60 meters by 120 meters, however that works out. That is soccer field size, I guess. 27 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Then you have a lot of land on the side that then has to be incorporated into the plan for the reasons I mentioned before. I'm worried about the horses, now all of a sudden. Something we learned out there about the horses going from the paddock area down to where they go jumping. I just want to make sure that we don't have kids running to get a ball that has gone off the field and a horse coming down the path and what may or may not happen, as the horse is being led or ridden from the riding area back to the paddock area. Something we talked about, and we'll try not to snicker is where are the kids going to go to the bathroom. Are they going to go up to the tennis center or are they going to go to the woods? It might be important. So I too want to go back. Based upon this new information take another look at the site plan and as part of our subsequent review of the site plan possibly incorporate some changes based up additional information. Everybody is nodding their head. think that we should probably vote just because it is an agenda item. I'm looking at Mr. Barney here. Just for the record, we did schedule it as a discussion so we should probably vote to reaffirm our negative determination. Attorney Barney - (Not audible) Chairperson Wilcox - Then when the applicant comes to this board for final site plan approval, the four of us are at least in agreement that we may make changes to that site plan based upon additional information that we have in terms of the amount of acreage be impacted by the hawthorn forest. Attorney Barney - I think, procedurally, it might be a little better if you either tonight or at a designated time, go over the preliminary site plan approval. Chairperson Wilcox - Actually that is better to go back. Attorney Barney - I don't think you want to deal with it as part of the final approval. Chairperson Wilcox - We can do that. Attorney Barney - Yes, based on new information. Chairperson Wilcox - Do we need to rescind our preliminary approval? Attorney Barney - I think at this junction we can leave them both stand as they presently are to deal with the... Chairperson Wilcox - Therefore, we will go through the preliminary approval steps again. Attorney Barney - It is basically modification of the plans. Chairperson Wilcox - Modification of preliminary and then final to follow after that. Okay. Sound good? 0;a Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Board Member Howe - Would that need a public hearing, as well? Chairperson Wilcox - Yes. So we would have a public hearing to potentially revise the preliminary site plan. Then we would have another public hearing later on when final site plan approval came before us. We have received a lot of additional information. Both the letters that I mentioned and other letters. We do have some materials in regard to the parking lots and the parking and that sort of stuff. Board Member Conneman - John usually tells us that once we pass the preliminary site plan approval that is it "unreasonable" to make a lot of changes for the final. Attorney Barney - Right. Board Member Conneman - In this case, that's not true? Attorney Barney - Well, you have new information that came to light after the approval. So I think in this circumstance you are permitted to work on it in light of that information. I don't think any would use that as a basis for going back... Quite certainly in terms of the hawthorn thicket area, what steps might be made to protect that area. I'm not a horticulturist on how feasible it is. (Comments not audible) Chairperson Wilcox - I should mention that we can't just have any new information. It has to be significant new information. This board seems to be in agreement that this is significant information. So, you would recommend at this point that we simply... Attorney Barney - I would suggest that you schedule a time in which the application can apply for a reconsideration of a modification. Chairperson Wilcox - At this point we don't need to reaffirm. Attorney Barney - I don't think you need to take any formal action. I'm not sure if you have enough information in front of you to make a determination. If you feel you do, then you can do so tonight. think it would be better to have a public notice and publicly advertise. We didn't advertise this as a public hearing. Chairperson Wilcox - That's right. This is not a public hearing. You've lost me. I'm talking about simply reaffirming the environmental review and you are saying hold a public hearing to do that? Attorney Barney - No. Chairperson Wilcox - When we have the public hearing to go back and re- review the preliminary site plan. Attorney Barney - Right, and any other information to be supplied. 29 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Chairperson Wilcox - And do it when we have the public hearing scheduled because of the fact that it is published and the public would be there and have an opportunity to participate. Attorney Barney - I'm looking at it a little more this way, Fred. I assume that Cornell will have additional information. Perhaps additional ideas that may or may not affect the environmental determination. Right now you are concerned about the half acre versus the tenth of an acre. If there are items that are brought to your attention either by way of mitigation or alteration that may affect that determination. I'd rather than jump into tonight based on re- affirming it and then going forward to a site plan where you don't have any information gathered and at site plan you do. I would suggest waiting on both until you have all of the information. Chairperson Wilcox - Okay. The applicant could come back with the same site plan. Attorney Barney - They could. Chairperson Wilcox - Okay. I'll look, but clearly the next step would be for some sort of discussion between Town staff and the applicant. Mr. Kanter - Well, we could do that. It would be nice to get some direction from the board in terms of where you think that might go. Board Member Howe - I need to read through some of the information that we received tonight. I don't have any clear idea myself on what the change might be. Chairperson Wilcox - Are we interested in trying to minimize the disturbance to the hawthorn thicket? Board Member Howe - Yes. Board Member Conneman - Yes. Chairperson Wilcox - Kevin? Board Member Talty - Yes. Chairperson Wilcox - Okay. There is some direction. Mr. Kanter - In area disturbance. Chairperson Wilcox - We did learn on Friday that some area would be disturbed and then reclaimed. There is certainly the potential that the hawthorn forest could regenerate and we are talking decades here. I heard many years. That is certainly good, but I think we can do better by not disturbing as much in the first place. Mr. Kanter - I think we also heard some kind of the separation, some kind of physical barrier to prevent people from going in there. 01] Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Chairperson Wilcox - You mentioned the fence, right? Board Member Conneman - Right. It seems to me if there was a fence there now or at least a ball cannot roll in there, people cannot get into that easily. It seems to me we could put the fence back up. Maybe a better fence up so people will not be tempted to go into the thicket. I think the current fence does prevent people from going into the thicket. I think if you have no fence there, you're gonna have ... and slope it this way, you're going to have balls and everything going that way. It seems to me we ought to talk to the applicant about that. About the possibility of putting a fence there. That doesn't say a retaining wall, but maybe a fence could be useful. Chairperson Wilcox - That is high enough to keep most of the balls out, but low enough to let the deer in the infield. Board Member Conneman - You have fences to keep the balls in at the tennis courts, but they come out. It seems to me that that is one thing. The other thing is I think we are concerned about the horse trails and how they come off. We're real concerned about that. It seems to me that that could be revisited. I think the stormwater detention areas are okay as far as I know and remember what you said about that. I think also that it would be interesting to ask the applicant about giving the rest of the thicket to the Plantations. We are concerned. We know kids. Kids are not necessarily going to go from that field into the back doors of the tennis facility, which are probably locked in order to go to the bathroom. That is one thing. Of course, I am always concerned garbage. I would like to say maybe they ought to put up some garbage cans. Recently, when the rugby team played on the North Campus field there, they sort of destroyed it when it was wet. The amount of garbage that was left there for a couple of days was sort of outrageous. My view is if you give people garbage cans, they put garbage in them. That is another issue. think with the retaining wall issue, which has been raised, it seems to me that the applicant should sort of have some justification for opposing that. I think that they do for one reason or another. Chairperson Wilcox - The retaining wall is an interesting issue. Board Member Conneman - I think it is an interesting issue. Chairperson Wilcox - There are arguments on both sides, which can be found to be sound arguments. Board Member Conneman - Well, lets line them up on both sides and we'll make our decision. That is how we do things. We look at what is good and what's bad about it. Mr. Kanter - One other thing was pointed out in Chris's memo about the size of the fields so that is possibly something to revisit as well. Board Member Conneman - This is not the alumnex or something. Chairperson Wilcox - They are competition fields, but for club sports maybe. 31 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Board Member Conneman - Soccer is played on all sizes of fields around the world. There is a standard size field, but people play them on all kinds of fields. Is that what you want, Jon? Those are sort of the things that we looked at and talked about on our field trip the other day. Chairperson Wilcox - We also have to be careful, I think, not to use this new information i.e., half an acres versus a tenth of an acre to start addressing every potential issue that maybe unrelated to the further encroachment. That would be unfair to the applicant. We need to be very careful about that. This doesn't give us cart blanche to go back and readdress everything. Simply, we have this new piece of information. It has some impact on the project and we want to do what we can to minimize that impact and that is the area where we need to look, not just throw away what we did before and start new. Attorney Barney - Laurene, do you have any handle on how much the wooded area is? Ms. Gilbert - (Not audible) Attorney Barney - I thought I saw or heard some earlier presentations... Mr. Kanter - ...idea that with some formal documentation. I'm not suggesting a full plant study, but having an expert go out and kind of look at it and put a rough outline on it... Chairperson Wilcox - I'm not sure that we need that. I think we've already made the determination that a half -acre is an issue. I don't think that we need to know that. Board Member Conneman - The only thing is that if the issue comes up, Fred, that you are only taking half acre where there is a hundred acres out there, it would be nice to know. Chairperson Wilcox - The applicants, I think, would come forward with that on their own. Board Member Conneman - I know. There are people who are experts in plants who could say the hawthorn thicket based on species of trees grown there is so great. It seems to me that ought to be part of... We did not ask for it in the first place because a tenth of an acre, in my opinion, not very important. Board Member Talty - I agree that it is negligible, a tenth of an acre. But also, the thicket itself isn't like a perfect rectangle or a perfect square. So when you cut out half an acre, it would be in balance where maybe it would be thicker and thinner in another. Eventually, I mean if it was thinner in one part, it could disrupt the whole thicket. So, I agree that maybe we should have somebody go out there and evaluate. Chairperson Wilcox - Delineate the boundaries if you will of the thicket. Board Member Talty - I would hate to pass something and then all of sudden it comes back that oh, we should have done that after it is already been cleared. 32 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Board Member Conneman - Cornell, on campus, has the greatest selection of plant scientist in the world. They ought to be able to figure out how big the hawthorn thicket is. Mr. Kanter - Or roughly where it is. Attorney Barney - (Comments not audible) Board Member Howe - Isn't it in the process of becoming identified as an UNA and don't they do some of that documentation? Karen Edelstein, Tompkins County Environmental Management Council - Nancy Ostman, who is a member of the Unique Natural Areas Committees, is also the director of the Cornell Natural Areas program. I think that there would be absolutely no problem in asking her to go out and either just looking at either an aerial photograph or actually walking the boundaries to make the determination. Ms. Ritter - You haven't had their acreages being tossed around at this point? Ms. Edelstein - I think it is quite fair to say that ... (not audible) Chairperson Wilcox - So, yes John, the number of acres needing further delineation would be useful. Anything else? Staff, all set? Comments, Laurene? Again, I will have to ask you to come to the microphone? If you don't want to make any, that is fine. Ms. Gilbert - I just wanted to ask a question. I assume that I am going to be receiving minutes from this meeting. Chairperson Wilcox - You certainly can get them. Ms. Gilbert - I am a little vague as to what the next the steps are in the process. Chairperson Wilcox - Who wants to try it first? I will try it first or Mr. Barney might want to try it. Attorney Barney - Number one is to do some kind of, at least informal, delineation of the hawthorn thicket area of where it is. I would assume that part of that would show what portions of it ... or removed. I think secondly, would be for you to come forward with the modifications that you think you might be able to make. Ms. Gilbert - Is that the feeling with the issue there or these other issues that were raised? Attorney Barney - That is the one issue in my mind that needs to be evaluated. In the course of that, quite frankly, relate... whether the retaining wall or fence might be a way to protect that. We are not going to try and tell you how to do your project. On the other hand, I think you have heard the concerns here. If there is a way that modifications can be made either with a fence or alterations of the plan by relocation of the fields or anything else that would minimize or reduce the impact on the thicket area. Then I think if you bring it forward with the help of staff after what they have heard here today ... (not audible) 33 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Ms. Gilbert - But then there were these other issues that were raised. A whole list of horses and who is going to take over the area and the bathrooms and the garbage. Attorney Barney - The issue of who takes over the area, I think is addressed towards the thicket issue, again. They want to preserve it. (comment not audible) The other areas with the garbage and things like that ...(comments not audible) Mr. Kanter - They are final site plan details anyway. Chairperson Wilcox - Yeah. They are details of the final plan. They don't alter the plan. Ms. Gilbert - So the next public hearing would be for revision to the site plan for this particular issue. Attorney Barney - Basically, dealing with this particular issue. Ms. Gilbert - And then other issues if it were approved. The other issues would be dealt with at final. Chairperson Wilcox - I would prefer to deal with them at preliminary. Attorney Barney - I don't know what other issue you mean. Ms. Gilbert - So basically, we're going for preliminary again. Chairperson Wilcox - We're going for preliminary again, yes. Attorney Barney - I don't want to put it that strongly. You are going to modify in light of the information that has been brought forward in terms of the hawthorn thicket area. It is the board's feeling that we need to modify the preliminary site plan to accommodate the concerns... Ms. Gilbert - And how is the LEAF dealt with? Is that done over again? Attorney Barney - I think you probably want to amend it to show the correction or the correct information. Mr. Kanter - (comments not audible) Board Member Conneman - The more you look at what issues have been raised and address those immediately, the easier it is as you go along. Sometimes people come before this Planning Board and they see an applicant who breezes through. Some people say, "Gee, they didn't ask them any questions." We may have asked that person to revise this and revise that and revise something else in maybe four or five meetings before that or staff may have done it. The more you clear up immediately, the easier the process goes. I think those are the things you have to look at. It makes it easier. I don't know what you are going to propose. But I think there are a number of people in the audience who would be thrilled if you said you were only going to take the half acre and you would 0-11 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED preserve the rest of that forever. I think that would change a lot of people's opinion. If Cornell wants to do that I don't know. You have some opportunity to... Attorney Barney - Thank you. Chairperson Wilcox - Any other comments or questions? Then I will bring this particular agenda item to a close. Thank you all for sitting. Ms. Ritter - There will be a public hearing at next meeting. Chairperson Wilcox - Lets make sure that is clear. The date will be up to the applicant and staff in terms of when the materials are submitted, when they are sufficient to be mailed out to the board so that we have time to review them before the meeting. Mr. Kanter - I wouldn't assume that were going to require the full 30 -day period we normally would for an initial application. On the other hand, we are going to need enough time to make sure things are in an accepted form for the board. Ms. Ritter - And that they can respond. Male voice - (comments not audible) Chairperson Wilcox - Let me tell you what we try to do. The things that we think we know how long they take, we put at the beginning. The things that we don't know how long they take i.e. the open - ended things we put at the end. It is unfair. It is difficult to sit here this long. We may in a month be going through it again. On the other hand, do you want to put some guy who has a 5- minute subdivision who would have to sit here until 10:00 p.m., 10:30 p.m. or 11:00 p.m? I know it is difficult. The best that we can do is approximate times anyways. We don't know how long each agenda is going to take. We will just try to stay on schedule. That is all I can promise you. Board Member Talty - We are leaving at ten after nine instead of ten after twelve. Hollis Erb, 118 Snyder Hill Rd - We have a couple of opinions from experts in the Lab of Ornithology. Will those be available to the public in some way? Even if you just read them aloud at the next meeting. Chairperson Wilcox - I can certainly do that. Ms. Erb - Or put them on the website. Chairperson Wilcox - The problem is filling out the paperwork. Ms. Ritter - Anyone can come and read them at Town Hall. You are welcome to. If you want a copy then we have to charge you something. Chairperson Wilcox - I wouldn't mind reading them. That is fine. [ice Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Female voice - (Comments not audible) Chairperson Wilcox - There are maps available. The question was are there maps available for people to look at the proposal. The answer is yes there are maps. Ms. Ritter - Yes, absolutely. You can come into Town Hall and take a look at the site plan. Chairperson Wilcox - Yup. Do you recommend that they call ahead to make sure someone is here? Ms. Ritter - If you want to meet with one of us and look it over you should call first. Otherwise, you are welcome to come in and ask our clerical staff. Chairperson Wilcox - All set. Very good. Thank you all. Chairperson Wilcox closed this segment of the meeting at 9:07 p.m. AGENDA ITEM: Consider endorsement of Tompkins County Vital Communities Initiative. Chairperson Wilcox opened this segment of the meeting at 9:10 p.m. Chairperson Wilcox - Ladies and gentlemen, can I ask you to step outside in the hallway? We have a few more things to do. Board Member Howe - I move the resolution. Board Member Conneman - I second. Chairperson Wilcox - So moved by Rod Howe and seconded by George Conneman. Any discussion? Board Member Howe - I'm supportive. I'm in favor of it. Board Member Conneman - What is there to discuss? Chairperson Wilcox - Kevin? Board Member Talty - I'm good. Ms. Ritter - Good stuff. Mr. Kanter - I did review our Comprehensive Plan, as I mentioned in my memo. It very nicely matches up with the kinds of things we have in our plan. So we have no problem at all. Chairperson Wilcox - My support should be known as I served on the Steering Committee. I brought this issue before the board before. For the record, the proposed resolution not only states that the 10191 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Planning Board supports the proposed adoption of the Vital Communities Initiative, but also encourages or recommends that the Town Board do as well. I want to make sure that you are all comfortable with that. Mr. Kanter - The Town Board is taking that up at their May 13th meeting. Chairperson Wilcox - I have a motion and a second. There being no further discussion, all those in favor please signal by saying "aye ". Board - Aye. Chairperson Wilcox - All those opposed? There are none. The motion is passed. PB RESOLUTION NO. 2002 -045 - Support of Vital Communities Initiative, Development and Preservation Principles. MOTION made by Rod Howe, seconded by George Conneman. WHEREAS. 1. The Tompkins County Planning Department is seeking to promote a common vision for future land use and development in Tompkins County as part of their Vital Communities Initiative, and 2. A series of Development and Preservation Principles (Last Revised March 14, 2002) have been generated through the Vital Communities Initiative after a comprehensive outreach effort to municipalities and civic and community organizations, and 3. The Tompkins County Planning Department presented a draft of the Vital Communities Initiative Development and Preservation Principles at the October 2, 2001 Planning Board Meeting, and 4. The Tompkins County Board of Representatives proposes to adopt these principles in order to: • continue a community dialog on the future growth of the County; and • evaluate the land use impacts of County programs and decisions; and • guide the preparation of a County Comprehensive Plan; and 5. The Vital Communities Initiative Development and Preservation Principles are complementary of and consistent with the goals and objectives of the Town of Ithaca Comprehensive Plan (adopted September 21, 1993). NOW, THEREFORE, BE IT RESOLVED: 37 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED That the Town of Ithaca Planning Board hereby supports the proposed adoption of the Vital Communities Initiative Development and Preservation Principles (Last Revised March 14, 2002) by the Tompkins County Board of Representatives, and BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby recommends that the Town of Ithaca Town Board consider a statement of similar support for the Vital Communities Initiative Development and Preservation Principles. A vote on the motion resulted as follows: AYES: Wilcox, Conneman, Howe, Talty. NAYS: None. The motion was declared to be carried unanimously. Chairperson Wilcox closed this segment of the meeting at 9:13 p.m. AGENDA ITEM: OTHER BUSINESS. Mr. Kanter - Ed, what is the timing of the Board of Reps taking this up? Ed Marx - Tompkins County Planning - It will be on their agenda for the Planning Committee on May 16t ". (comments not audible) Chairperson Wilcox - I'm not going to let you leave, if you don't mind. I got something in the mail this afternoon from you. You are sponsoring ... I just opened it up briefly. I didn't have a lot of time after work and between this meeting. Mr. Marx - We are having a spring planning forum on May 29'" for the purpose of really having a dialog with the greater planning community in Tompkins County about how county planning works with local municipalities and how we might be able to make that work even better in the future. That is the broad theme. We will talk a little about a County Comprehensive Plan, about the GML review process and anything else you want to talk about. Chairperson Wilcox - Who is invited, if I may ask? Mr. Marx - All municipal elected officials, all Planning Board and Zoning Board of Appeals members, and all administrative planning officials. Chairperson Wilcox - This is over and above the training course that you are also offering. Mr. Marx - That is on the 22nd. This is the week after so we have a busy second half of May. Chairperson Wilcox - Okay. Very good. Thank you. 101.01 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Mr. Marx - We appreciate your support on this. Chairperson Wilcox - Other business? I have none. Mr. Kanter - Oh, why don't we mention the revised zoning again? Chairperson Wilcox - Go ahead. Mr. Kanter - Has anyone looked on the Town website lately? Like in the last day or two? Take a look because we have all of the revised zoning materials on there now. A new executive summary, which has links to the full texts now. All of the new proposed zoning maps categorized in different types of zones. They are all downloadable and printable. That is getting ready for a public meeting that we are having next week, next Thursday evening starting at 7:00 p.m. right here and Saturday morning at 9:00 a.m. Hopefully some of you can come. Chairperson Wilcox - We got some help from the Ithaca Journal this morning with Gary Stewart's editorial. Board Member Howe - Is there a way on the website for people who might not be able to get to a public hearing where they are able to submit comments electronically? Mr. Kanter - There is always on the website a comment location. I don't know if we have one specifically imbedded in the zoning page. I'll have to check with Lisa on that. If not, there is a direct comment portion. Chairperson Wilcox - Any other business? Mr. Kanter - Maybe I will mention Mr. Blanchard and the subdivision. Chairperson Wilcox - Why not? Its only 9:20 p.m. Mr. Kanter - What happened was, if you recall, the Blanchard 3 lot subdivision on East King Road, which we approved about two meetings ago. He submitted his supposed final plat or mylar and the paper copies that are required for signing by the Planning Board chair. Lo and behold, they were not the same plats that were approved by this board. I called Mr. Blanchard and he indicated that he didn't realize that he couldn't submit a plat that wasn't approved by the board. He thought it was approved in concept and so that he had met his requirement. I told him no that is not the way the process works. So I told him after the misunderstandings on his part were cleared up, he would have to resubmit the application. So he did all that. He submitted the application. He has the closing coming up. He would like to have this scheduled for the board as soon as possible. Chairperson Wilcox - He wanted to be on this meeting.' Mr. Kanter - I told him likely, June 4th was the first time we would be able to have him come back to the board. There might be a little bit more flexibility now that it doesn't look like Cornell is going to be 0010 Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED coming back at the next meeting. I mean they could, but probably based on what I heard tonight, I don't think they are going to be ready to come back on May 21St Chairperson Wilcox - Mr. Blanchard then called my residence on Friday. My wife answered and gave me the message and I called him back. His issue was, well whose agenda is it. Technically it is my agenda, but operationally, it is staff. I get the agenda before and I approve it, but they know which of the submittals are complete and are ready for us to review. He wanted to get on this meeting and I said no. Then he said that he wanted to get on the meeting and I said I would talk to Jonathan about it. One thing that Jon and I agreed on is that if he were to get on the meeting on the 21St that he would be last. I wasn't going to... Board Member Howe - Is it a substantial change? Chairperson Wilcox - No. It is a change, but not substantive. But it is a change nonetheless. Board Member Talty - Is that with the flag lot? The one, two and flag? Mr. Kanter - The one with the flag lot and the very long driveway. It got the variance, but there was a problem with the way the resolution was worded. There is also an interpretational question of whether that variance applies to this new plat. So that is actually going back to the Zoning Board of Appeals at its upcoming meeting for them to make that decision. We still have the busiest meeting regardless of Cornell. We have the Ithaca College connector road, which is going to be a big one. As well as a fill permit application by Ithaca College to place the fill that will be coming from College Circle. Then we have two relatively easy subdivisions. Chairperson Wilcox - Maybe we could add one additional subdivision to the very end. I'm not kidding. have to go by Jonathan. Jonathan says that the 21St is full; we'll put you on the first meeting in June. Mr. Blanchard says, "I'm sorry I screwed up." I'm not sure he said that yet. We can put him at the end of the 21St. It is one of those things that if we were putting the agenda together, I think I would schedule the SEQR review and the public hearing at the same time. Essentially, my understanding is that some of the corners of the lot lines have moved. Board Member Talty - I would like to hear what Jonathan has to say. Mr. Kanter - Maybe I will tell you after he makes his appearance before the board. I have some strong feelings about the whole situation. I'm trying to set those aside and basically bring it to the board for your reaction to it all. I would have no problem with scheduling him for some late hour on the 21St, like 9:30 or something. If it turns out that everything else goes way too long and we don't get to it at a reasonable hour, then we postpone it. At least we can say that we tried. Board Member Talty - What is the current itinerary? It's pretty full? Mr. Kanter - Yeah. It's quite full even without Cornell. Board Member Talty - And what do we have the June 4t" itinerary? Heil Planning Board Minutes May 7, 2002 APPROVED - JUNE 4, 2002 - APPROVED Mr. Kanter - June 4t" is actually pretty full also, but not with major items like the Ithaca College connector road. We have a sign variance recommendation, outdoor seating at Collegetown Bagel up to East Hill Plaza, two -lot subdivision, five lot subdivision and Cornell's Tennis Center parking lot re- paving. There are a lot of items on the 4t", but they are nothing very major. Chairperson Wilcox - The question is, do we want to get him in the next meeting or do we want to make him until the 4t"? Board Member Howe - I don't have a strong opinion. Board Member Talty - I vote for June 4t" first. He can go first on June 4t" Chairperson Wilcox - Give him a choice. Last the next meeting or first the June 4t" meeting. Board Member Talty - With the little asterisk at the bottom that if it runs too late we might not get to it. Chairperson Wilcox - My understanding is, should this take more than five minutes? Attorney Barney - No. Chairperson Wilcox - So even if it is 10:30 or 11:00 or 11:30, he going to sit here the whole night, we are going to take the five minutes and take care of it. We are not going to make him sit here until whatever and then say sorry next meeting. Attorney Barney - (Comments not audible) Chairperson Wilcox - Jonathan, do you have any other business to talk about? Mr. Kanter - No. Chairperson Wilcox - What happened to our fifth member tonight, do we know? Mr. Kanter - No. I better check with Tracy we haven't heard from her. Chairperson Wilcox - Her attendance has been a bit spotty, especially when we haven't heard that she is not going to be here. A meeting with four is tough. All it takes is one person to disagree. Board Member Howe - I saw her last week so I know she is still alive. She is considering throwing her hat in the ring for a senate race. So she might be preoccupied. Chairperson Wilcox - Tracy is? Attorney Barney - The senate? Board Member Howe - Yeah. 41 Planning Board Minutes May 7, 2002 APPROVED - JUNE 412002 - APPROVED Ohairperson Wilcox - If she can't make a meeting. She can't make a meeting. I didn't hear that she wasn't going to be here. AGENDA ITEM: ADJOURNMENT. Upon MOTION, Chairperson Wilcox declared the May 7, ,2002 meeting of Town of Ithaca Planning Board duly adjourned at 9:26 p.m. Respectfully submitted: f A Carrie Whitmore, Deputy Town Clerk/Deputy Receiver of Taxes • 40 E1% • • 40 Precinct 9 Cornell Athletic Fields Issues to consider before final approval of the Athletic Fields plan: ♦ Amount of Hawthorn Orchard to be removed Originally, it was estimated that 0.1 acre of the Hawthorn Orchard was to be removed. Further analysis revealed that the estimate was greater than 0.5 acre. PROPOSAL: Do not reduce the size of the Hawthorne Orchard at all. JUSTIFICATION: It is not certain that there will be no environmental repercussions by destroying even 0.5 acre of the Hawthorn Orchard, a unique natural area. There are presently not enough environmental data to support a decision on these plans tonight. An environmental impact assessment is necessary before these plans can be taken to the next step. ♦ Size of athletic fields, especially north field Currently at 225 x 360 feet —the maximum size needed for tournament and championship soccer games (the sport that requires the largest fields); however these fields will be used for non - varsity and intramural sports, not tournament or championship games. Non - varsity and intramural sports can use smaller fields. PROPOSAL: Reduce the north field to the minimum size needed for non - varsity games (195 x 330 feet). JUSTIFICATION: These dimensions are large enough to accommodate a soccer playing field. A smaller field will move the west edge of the playing field 30 feet to the east, away from edge of the Hawthorn Orchard. ♦ Player run -over distance There are no written specifications for player run -over distance (the distance away from the sidelines to an obstruction) for soccer playing fields. The plans now provide 10 -15 feet clearance from edge of sidelines to the beginning the west grade. (Soccer players need a basic minimum space to allow for corner kicks and throws from outside the sidelines in to game playing area.) PROPOSAL: Install a retaining wall along the west edge of the field, keeping player run -over distance the same. (The distance from the sidelines to a chain -link safety fence would be 15 feet. The distance from the fence to wall edge would be 5 -10 additional feet. Thus, the total distance from the playing field sideline to wall could be as much as 25 feet. A retaining wall would keep the Hawthorn Orchard intact, while also providing players with ample run -over distance.) v 0 • JUSTIFICATION: A retaining wall will ensure that the Hawthorn Orchard will remain intact, and will reduce the environmental impact of the playing field on the orchard. If the orchard will experience no environmental impact, then no environmental impact assessment will be necessary. This will reduce costs. Further, a retaining wall will redirect runoff from the fields to the south retention pond. This will further reduce environmental impact on the orchard and its inhabitants. ♦ Economic value of the Hawthorn Orchard This has not been addressed in the current plan. PROPOSAL: Reduce impact to the orchard as described above. JUSTIFICATION: What is the dollar value of the Hawthorn Orchard to the birding community, equestrian community, and to the local residents? This is the last remaining undeveloped forested green space of this size in the entire East Ithaca area. Dozens of birders use and enjoy this area each spring. Today, for example, over 18 species of warblers were observed in this area by 15 to 20 birders. Equally large numbers of equestrians exercise their horses in the orchard and adjoining fields. Thank you for your attention this evening. I hope these comments have emphasized the I mportance of the Hawthorn Orchard, and why it should be maintained at its current size. I encourage you to reconsider both the planned size of the playing field, and the feasibility of installing a retaining wall instead of a grade along the west edge of the north playing field. Christopher T. Tessaglia -Hymes P.O Box 488 Etna, NY 13062 607 - 347 -4279 (h) cth4 @comell.edu 0 0 SOURCES. David Fey, Owner, Field Specialties Co. Chardon, OH 44024 440 - 635 -0282 info@ fieldspecialties.com http: / /ficidspecialties.com/ Brian Grinter, P.E., Project Manager, Christa Construction, Inc. Ithaca, NY 14850 607 - 257 -5950 bgrinter @christa.com http: / /www.chri sta.com Dan, Manager, W.F. Saunders & Sons Etna, NY 13062 607 - 347 -4005 Whitmore Fence Co. Dryden, NY 13053 607 - 844 -9011 Gary Wood, engineer consultant, foundation specialist Groton, NY 13073 607 -898 -3188 • • • TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday, May 7, 2002 AGENDA 7:30 P.M. Persons to be heard (no more than five minutes). 7:35 P.M. SEQR Determination, Auble 2 -Lot Subdivision, Southwest Corner of Danby Road and West King Road. 7 :40 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located at the southwest corner of Danby Road and West King Road, Town of Ithaca Tax Parcel No. 37 -1 -17, Business Districts "D" and "C ", Multiple Residence District, and Residence District R -15. The proposal is to subdivide the 46.6 +/- acre parcel into a 31.64 +/- acre parcel for conveyance to New York State, and a 14.93 +/- acre parcel to be retained for potential future development. David C. Auble, Owner /Applicant. 7:45 P.M. SEQR Determination, Town of Ulysses 2 -Lot Subdivision, Woolf Lane. 7:50 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located on Woolf Lane, Town of Ithaca Tax Parcel No. 23 -1- 11.134, Residence District R -15. The proposal is to subdivide the 24,886 +/- square foot parcel into a 16,661 +/- square foot parcel which will be retained by the current owner and a 8,225 +/- square foot parcel to be used for a municipal water pump station. Paula McClure, Owner; Town of Ulysses, Applicant; Doug Austic, Ulysses Town Supervisor, Agent. 8:00 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and a recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed expansion and renovation of the Town of Ithaca public works facility located at 106 Seven Mile Drive, Town of Ithaca Tax Parcel No. 33- 2 -6.1, Residence District R -30. The proposal includes the renovation of +/- 10,900 square feet of existing space and the addition of +/- 16,000 square feet of new space to include new offices, breakroom, conference room, maintenance bay, wash bay, and storage space, and modifications of the existing parking area. Town of Ithaca, Owner /Applicant. 8:15 P.M. Discussion regarding SEQR Negative Declaration Determination made at the March 19, 2002 meeting regarding the proposed Cornell University Precinct 9 Athletic Fields located off Pine' Tree Road behind the Reis Tennis Center and the Cornell Equestrian Center, Town of Ithaca Tax Parcel No.'s 60- 1 -9.1, 60- 1 -9.25 60 -1 -18, 60 -1 -5, and 60- 1 -8.2, Residence District R -30. The proposal includes the creation of two multi - purpose athletic fields, involving the deposition of 7,500 +/- cubic yards of fill, and disturbance to approximately 0.5 acres of the hawthorn forest /thicket (originally stated by the applicant as disturbance to 0.1 acres), located west of the Reis Tennis Center. The proposal also includes improvements to the existing stormwater detention basins and creation of a recreation trail, linking the proposed athletic fields and the Reis Tennis Center to the East Ithaca Recreation Way. Cornell University, Owner /Applicant; Laurene Gilbert, ASLA, Agent. 8:30 P.M. 7 10 12. Consider endorsement of Tompkins County Vital Communities Initiative. Persons to be heard (continued from beginning of meeting if necessary). Approval of Minutes: April 2, 2002 and April 16, 2002. Other Business. - Adjournment. Jonathan Kanter, AICP Director of Planning 273 -1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY MARY BRYANT AT 273 -1747. (A quorum of four (4) members is necessary to conduct Planning Board business.) TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS • Tuesday, May 7, 2002 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, May 7, 2002, at 215 North Tioga Street, Ithaca, N.Y., at the following times and on the following matters: 7:40 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located at the southwest corner of Danby Road and West King Road, Town of Ithaca Tax Parcel No. 37 -1 -17, Business Districts "D" and "C ", Multiple Residence District, and Residence District R -15. The proposal is to subdivide the 46.6 +/- acre parcel into a 31.64 +/- acre parcel for conveyance to New York State, and a 14.93 +/- acre parcel to be retained for potential future development. David C. Auble, Owner /Applicant. 7:50 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located on Woolf Lane, Town of Ithaca Tax Parcel No. 23- 1- 11.134, Residence District R -15. The proposal is to subdivide the 24,886 +/- square foot parcel into a 16,661 +/- square foot parcel which will be retained by the current owner and a 8,225 +/- square foot parcel to be used for a municipal water pump station. Paula McClure, Owner; Town of Ulysses, Applicant; Doug Austic, Ulysses Town Supervisor, Agent. 8:00 P.M. Consideration of Preliminary and Final Site Plan Approval and a recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed expansion and renovation of the Town of Ithaca public works facility located at 106 Seven Mile Drive, Town of Ithaca Tax Parcel isNo. 33- 2 -6.1, Residence District R -30. The proposal includes the renovation of +/- 10,900 square feet of existing space and the addition of +/- 16,000 square feet of new space to include new offices, breakroom, conference room, maintenance bay, wash bay, and storage space, and modifications of the existing parking area. Town of Ithaca, Owner /Applicant. Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearings. Dated: Monday, April 29, 2002 Publish: Wednesday, May 1, 2002 • Jonathan Kanter, AICP Director of Planning 273 -1747 0 • The Ithaca Journal Wednesday, May 1, ?2002 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, May 7, 2002 B direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, May 7, 2002, at 215 North Tiogo Street, Ithaca, N.Y., at the following times and on the following matters: 7:40 P.M. Consideration of Preliminary and Final Sub- division Approval for the Proposed two-lot subdivision located at the southwest car - Iner of Danby. Road and I West King Road, Town of( Ithoca fax Parcel No. 137-1-17, Business Districts D and C, Multiple Residence District, and Residence Dis- trict R -15. The proposal is to subdivide the 46.6 +/- acre parcel into a 31.64 +/- acre parcel for conveyance to New York State, and a 14.93 +/. acre parcel to be retained for potential future development. David C. Auble, Owner /Applicant. 7:50 P.M. Consideration of Preliminary and Final Sub- division Approval for the Proposed two-lot subdivision ocated on Woolf Lane Town of Ithaca Tax Parcel No. 23 -1- 11.134, Resi- dence District R -15. The pro- posal is to subdivide the 241886 +/- square foot par- cel into a 16 661 +/- square foot parce(which will be retained by the current owner and a 80225 +/- square foot parcel to be used for a municipal water ,Pump station. Paula McClure, Owner; Town of Ulysses, Applicant; Doug Austic, Ulysses Town Su- i pervisor, Agent ) 8:00 P.M. Consideration of (Preliminary and Final Site Mon Approval and a rec- ommendation to the Zoning Board of Appeals regarding Special Approval tar the proposed expansion and renovation of the Town of Ithaca public works facility located at 106 Seven Mile Drive, Town of Ithaca Tax Parcel No. 33. 2.6.1, Resi- dence District R -30. The pro- posal includes the renova- tion of +/- 10,900 square feet of existing space and the addition of +/- 116,000 square feet of new space to include new offices, break - room, conference room, maintenance bay, wash bay and storage space, onr modifications of the existing Parking area. Town og haca, Owner /Applicant. Said Planning Board will at said times and said place hear all persons-in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desir- ing assistance must make such a request not less than 48 hours prior to the time of the public hearings. Jonathan Kanter, AICP Director of Planning, 273.1747 Dated: Monday, April 29, 2002 May 1, 2002 4 a TOWN OF ITHACA PLANNING BOARD SIGN -IN SHEET DATE: May 7, 2002 (PLEASE PRINT TO ENSURE ACCURACY IN OFFICIAL MINUTES) PLEASE PRINT NAME PLEASE PRINTADDRESS /AFFILIATION HOLL1 S t1<,3 S1JVDejz,� �A1t.L I ti lTk4Ac4 Q 1 U Lo 211) cuio Lo & wLw A� Nch lgrc s ow i �j TiPN I tE2 e=e lE 2 cj C(�UV EP— 9�0 'rY .� , Clry cahaM Kersl.ck . t �� O KA�� ' OrCZ (TK . - /K, 74 c-. zz kul CATYD vim, won © a '1�1%� �Q# -1 A os l�S -_ , ,v. VI TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Sandra Polce being duly sworn, depose and say that I am a Senior Typist for the Town of Ithaca, Tompkins County, New York; that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published in the local newspaper, The Ithaca Journal. Notice of Public Hearings to be held by the Town of Ithaca Planning Board in the Town of Ithaca Town Hall 215 North Tioga Street Ithaca New York on Tuesday, May 7, 2002 commencing at 7:30 P.M., as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board — 215 North Tioga Street. Date of Posting : Date of Publication April 29, 2002 May 1, 2002 `x - 04�c. Sandra Polce, Senior Typist Town of Ithaca. STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this I st day of May 2002. Notary Public CONNIE F. CLARK Notary Public, State of New Yolk No. 01 CL6052878 Oualified in Tompkins County Commission Expires December 26, 20 Da •