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HomeMy WebLinkAboutPB Minutes 2018-03-06 TOWN OF ITHACA PLANNING BOARD Shirley A, Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Du-c: �6201 8 AGENDA 7:00 P.M. Consideration of establishing the Town of Ithaca Planning Board as lead agency to coordinate the environmental review of the proposed actions for the Annabel Residential Subdivision, 619 & 617 Five Mile Drive. TOO P.M, SEQR Determination: Arnabel Residential Subdivision, 619 &617 Five Mile Drive. 7:00 P.M. PUBLIC HEARING: Consideration of Preliminary & Final Subdivision Approval for tile proposed Annabel residential subdivision, located at 619 Five Mile Drive (NYS Route 13A) and a portion of 617 Five Mile Drive, Town of'Ithaca Tax Parcel No.'s 31.-2=25 and 31.-2-6, Low Density Residential one. The proposal utilizes Five Mile Drive and Inlet Road for access, and will include the development of 30 new single farnily residential home lots with individual driveways,, installation of approximately 20 parking spaces, community open space, lighting, landscaping and storinwater facilities, New Earth Living LLC and City of Ithaca, Owners; Sue Cosentini, Applicant. 4. Nomination and Election of Vice-Chairperson for 2018. 5. Persons,to be heard 6. Approval of Minutes',- December 19, 2017 7, Other Business & Adjournment Susan Ritter Director of Planning 273-1747 NOTE.IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO AYI'END,PLEASE NOTIFY SANDY POLCE AT 273-1747 or SPOI,CE(0'1'(')WN.I'I'IIACA.NY'.t.1S. (A quorurn of frrur(4)members is necessary to conduct Planning Board business.) Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials are accessible electronically on the'rown's website under"'Planning Board"on the"Meeting Agendas"page(lata�L/wj1AA(MLi..Lt — ndas). A–jle TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday,March 6 2018 By direction of the Chairperson of the Planning Board,NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the Town of Ithaca on Tuesday, March 6, 2018, at 215 North Tioga Street,Ithaca,N.Y.,at the following time and on.the following matter: 7:00 P.M. Consideration of Preliminary & Final Subdivision Approval for the proposed Amabel residential subdivision, located at 619.Five Mile Drive (NYS Route 13A) and a portion of 617 Five Mile Drive, Town of Ithaca Tax Parcel No.'s 31.-2-28 and 31.-2-6, Low Density Residential Zone. The proposal utilizes Five Mile Drive and Inlet Road"for access,.and will include the development of 30 new single family residential home lots with individual driveways,installation of approximately 20 parking spaces,community open space,lighting, Iandscaping and stormwater facilities. New Earth Living LLC and City. of Ithaca, Owners; Sue Cosentini,Applicant. Said Planning Board will at said time 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 hearing. Susan Ritter Director of Planning 273-1747 Dated:Monday,February 26,2018 Publish:Wednesday,February 28,2018 TOWN OF ITHACA AFFIDAVIT OF POSTING AND, PUBLICATION 1, Sandra Pol.ce, being duly sworn, depose and say that I am as 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 Tip Street, Ithaca, New York, on Tuesday, March 6, 201,8.-cornmencing at 7:00 P.M.,,as,.per_attached. Location of Sign Board used for Posting: Town Clerk Sign Board—215 North Tic Street. Date of Posting. February 26, 2018 Date of Publication: February 28, 2018 Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 281h day of February 2018. 111-I'vc-1 zjjv6' - Notary Public r)�---SORAH YELLEY in SchuO�,,�' Gounty Expires '�,A&,y 17, 20 r Ortj 0r0 It" j Wk, W4 - Town of Ithaca Planning Board 215 North Tioga Street March 6, 2018 7:00 p.m. PLEASE SIGN-IN Please Print Clearly. Thank You Name Address TOWN OF ITHACA PLANNING BOARD MEETING Tuesday, March 6, 2018 215 N. Tioga Street, Ithaca, NY 14850 Town Planning Board Members Present: Fred Wilcox, Linda Collins,John Beach,Yvonne Fogarty, Liebe Meier Swain, Jon Bosak, Melissa Hill Town Staff Present: Susan Ritter, Director of Planning; Chris Balestra, Planner; Bruce Bates, Director of Code Enforcement; Susan Brock,Attorney for the Torn; Debra DeAugistine, Deputy Torn Clerk Call to Order Mr.Wilcox called the meeting to order at 7:02 p.m. AGENDA ITEM Nomination and Election of Vice Chairperson for 2018 PB Resolution No. 2018-001:Nomination and Election, Planning Board Vice Chairperson 2018 Moved by Linda Collins; seconded by Jon Bosak RESOLVED, that the Torn of Ithaca Planning Board does hereby nominate and elect Liebe Meier Swain as Vice Chairperson of the Planning Board for the year 2018. FURTHER RESOLVED, that said election shall be reported to the Torn Board. A vote on the motion was as follows: Ayes: Wilcox, Collins, Beach, Fogarty, Bosak, Hill Abstentions: Meier Swain AGENDA ITEM Persons to be heard - No one came forward to address the board. AGENDA ITEM PB Resolution No. 2018-002: Minutes of December 19, 2017 Moved by Fred Wilcox; seconded by Yvonne Fogarty RESOLVED, the Planning Board approves the minutes of December 19, 2017, as submitted. Vote Ayes: Wilcox, Collins, Beach, Fogarty, Hill Abstentions: Meier Swain, Bosak Planning Board Minutes 03.06.2018 Page 2 of 9 Meeting Cancellation On a motion by Mr.Wilcox, seconded by Ms. Meier Swain, the meeting of March 20th was cancelled. AGENDA ITEM Consideration of establishing the Town of Ithaca Planning Board as lead agency to coordinate the environmental review of the proposed actions for the Amabel Residential Subdivision, 619 & 617 Five Mile Drive PB Resolution No. 2018-003: Lead Agency - Declaration of Intent, Amabel Subdivision, Tax Parcel No.'s 31.-2-28 &31.-2-6, 617 and 619 Five Mile Drive Moved by Fred Wilcox; seconded by John Beach WHEREAS: 1. The Town of Ithaca Planning Board, at its meeting on December 15, 2015, granted Final Subdivision Approval for the proposed Amabel residential subdivision, located at 619 Five Mile Drive (NYS Route 13A) and a portion of 617 Five Mile Drive, Town of Ithaca Tax Parcel No.'s 31:2-28 and 31:2-6, Low Density Residential Zone. The proposal includes utilizing Five Mile Drive and Inlet Road as access for the development of 30 new single family residential home lots with individual driveways, installation of approximately 20 parking spaces, community open space, lighting, landscaping, and stormwater facilities. New Earth Living LLC and City of Ithaca, Owners; Sue Cosentini, Applicant; and 2. Pursuant to New York State Town Law§276, the conditional final subdivision approval for the project has expired, therefore requiring reconsideration by the Town of Ithaca Planning Board; 3. The proposed project, which requires subdivision approval by the Town of Ithaca Planning Board and a zoning change by the Town of Ithaca Town Board, is a Type I Action pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617, and Chapter 148 of the Town of Ithaca Code regarding Environmental Quality Review, because the proposal involves an Unlisted Action that takes place in, or within 250 feet of, any critical environmental area designated by a governmental agency pursuant to 6 NYCRR 617.14(g) (Section 148-5 D, Town of Ithaca Code); NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby proposes to establish itself as lead agency to coordinate the environmental review of the proposed actions, as described above; AND BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby requests the concurrence of all involved agencies on this proposed lead agency designation, said concurrence to be received by the Town of Ithaca Planning Department within thirty days from the date of notification of the involved agencies. Planning Board Minutes 03.06.2018 Page 3 of 9 Vote Ayes: Wilcox, Collins, Beach, Fogarty, Meier Swain, Bosak, Hill AGENDA ITEM SEQR Determination: Amabel Residential Subdivision, 619 & 617 Five Mile Drive Mr.Wilcox asked whether the flood plain designations have been changed since the subdivision was approved and whether any new significant developments are planned along Route 13A that might have traffic implications. Staff said no. PB Resolution No. 2018.004: SEQR, Preliminary&Final Subdivision Approval, Amabel Subdivision, Tax Parcel No.'s 31.2-28 &31:2-6, 617 and 619 Five Mile Drive Moved by Liebe Meier Swain; seconded by Linda Collins WHEREAS: 1. This action is consideration of Preliminary& Final Subdivision Approval for the proposed Amabel residential subdivision, located at 619 Five Mile Drive (NYS Route 13A) and a portion of 617 Five Mile Drive, Town of Ithaca Tax Parcel No.'s 31.-2-28 and 31.-2-6, Low Density Residential Zone. The proposal includes utilizing Five Mile Drive and Inlet Road as access for the development of 30 new single family residential home lots with individual driveways, installation of approximately 20 parking spaces, community open space, lighting, landscaping, and stormwater facilities. New Earth Living LLC and City of Ithaca, Owners; Sue Cosentini, Applicant; 2. This is a Type I Action pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617, and the Town of Ithaca Code, Chapter 148 - Environmental Quality Review; 3. The Town of Ithaca Planning Board granted Final Subdivision Approval for this project on December 15, 2015, after establishing itself as lead agency in the environmental review on March 18, 2014, and issuing a negative declaration of environmental significance and granting preliminary subdivision approval on May 5, 2015; 4. Pursuant to New York State Town Law§276, the conditional final subdivision approval for the project has expired, therefore requiring reconsideration by the Town of Ithaca Planning Board; 5. At its meeting on March 6, 2018, the Town of Ithaca Planning Board proposed to establish itself as Lead Agency to coordinate the environmental review of the above-referenced proposal. Potential Involved and Interested agencies were notified of its intent to serve as Lead Agency on February 5, 2018; 6. The Planning Board, on March 6, 2018, has reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant, Parts 2 and 3 prepared by Town Planning staff, a subdivision plat prepared by T.G. Miller P.C. titled "Subdivision Plat, Amabel Pocket Neighborhood, Located at No. 619 Five Mile Drive, Town of Ithaca, Tompkins County, New York," dated 10/20/2015 and revised 6/7/2016, and a set of plans prepared by Planning Board Minutes 03.06.2018 Page 4 of 9 T.G. Miller P.C. titled "New Earth Living, LLC, An-label Pocket Neighborhood, Five Mile Drive, Torn of Ithaca, Tompkins County, New York," including sheets C 101-C 104, C 104.1, C 105, C106, C201-C203, C301, C302 and C401, all most recently revised 02/02/18; and other application materials; and 7. The Town Planning staff has recommended a negative determination of environmental signifi- cance with respect to the proposal; NOW THEREFORE BE IT RESOLVED: That the Torn of Ithaca Planning Board, having received no objections from other involved agencies, establishes itself as Lead Agency to coordinate the environmental review of the above-described proposal; AND BE IT FURTHER RESOLVED: That the Torn of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced proposal,based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, a Draft Environmental Impact Statement will not be required. Vote Ayes: Wilcox, Collins, Beach, Fogarty, Meier Swain, Bosak, Hill AGENDA ITEM Public Hearing: Consideration of Preliminary& Final Subdivision Approval for the proposed Amabel residential subdivision, located at 619 Five Mile Drive (NYS Route 13A) and a portion of 617 Five Mile Drive, Torn of Ithaca Tax Parcel No.'s 31.2-28 and 31.-2-6, Low Density Residential Zone. The proposal utilizes Five Mile Drive and Inlet Road for access, and will include the development of 30 new single family residential home lots with individual driveways, installation of approximately 20 parking spaces, community open space, lighting, landscaping and stormwater facilities. New Earth Living LLC and City of Ithaca, Owners; Sue Cosentini,Applicant. Ms. Cosentini said nothing has changed with the subdivision. Ms. Balestra said the applicant would like to put up a model home.We allowed Belle Sherman Cottages to do this,but that was a PDZ, so rather than add a condition to a resolution, we added language in the PDZ. Staff recommends that in the general conditions section,we add language allowing the applicant to put up a model home with no office and no water or sewer service so they can get a building permit and certificate of occupancy before all the utilities are put in. Mr. Bates pointed out that with the Belle Sherman Cottages, everything was stubbed in and capped off before the model home was built; it was just not a serviceable home. It got its certificate of Planning Board Minutes 03.06.2018 Page 5 of 9 occupancy as a demonstration home only.Afterwards, they applied for a change of use.The board will have to make the decision as to when that can happen. Mr.Thaete said Belle Sherman had a full SWPPP, which they implemented to bring the site up to grade, before the model home was put in. They put their sedimentation basin in the ground and their full perimeter controls up.You can't segment the SWPPP.You have to start the SWPPP before any construction can take place, unless you can put the house in the ground without disturbing the earth. There's no way around it. Ms. Cosentini asked if it could be a SWPPP associated with that particular parcel. Mr.Thaete responded that this issue has been brought up with the DEC before, and the response is that if you're going to start construction on a site and you're going to have a full SWPPP, you have to initiate the SWPPP, which means that you have to file your notice of intent with the DEC and wait the 30 days, then start implementing your sequence of construction. Ms. Cosentini said she obviously can't implement the SWPPP without it being timed according to the rest of the infrastructure. Ms. Ritter wondered whether Ms. Cosentini could talk to the DEC,because if she put in a notice of intent, she would have to put erosion and sedimentation control around the area she's disturbing. Mr.Thaete said if she wants to modify the SWPPP, or the potential sequence of construction, to allow her to start this one lot, there's potentially a way around it. In the case of the Belle Sherman Cottages,we allowed them to put up the model home,but not hook utilities up to it. It can't be occupiable. Ms. Collins asked whether,with all the technology available today to allow you to virtually go inside buildings and look around, a model home is really necessary. Ms. Cosentini said it's not enough because people are spending a lot of money. These homes are somewhat unique and not typical. People want to walk in and "kick the tires." The model home is a demonstration of the ability to execute; it provides legitimacy so people can feel comfortable that their houses can be delivered on time because they're looking at an actual object. Mr. Bosak agreed, saying he's bought several houses in his life and wouldn't have done any of it without actually setting foot in them. He added that all the virtual tours he's ever seen are tours of real buildings. Mr.Wilcox asked if any board member would have a problem with the building of a model home, as described,without water and sewer, for example, assuming that all the administrative issues having to do with the SWPPP are being dealt with properly. If we're comfortable with it,we can put the language in, and then it becomes Ms. Cosentini's job to work out all the issues. Ms. Meier Swain asked how far into the property Ms. Cosentini would build the model home. Ms. Cosentini said she'd keep it close to the road so she could run electric to it easily. Planning Board Minutes 03.06.2018 Page 6 of 9 Ms. Ritter pointed out that it couldn't happen until the subdivision plat is signed so it would be on an official building lot. Mr.Wilcox said that if it requires a revised SWPPP, that's fine. It's an administrative detail the experts on staff will make sure is legally dealt with. Ms. Brock said our resolution has a number of conditions that must be met before any building permits are issued, including installation and completion of all water and sewer infrastructure. Mr.Thaete said she's not hooking into water and sewer. He assured the board that the SWPPP could be properly revised in such a way that would allow disturbance on a small portion of the entire parcel before disturbance occurs on the remaining large parcel. He suggested it would be most efficient if Ms. Cosentini and Mr. Herrick worked with him on a revised SWPPP. Mr.Wilcox closed the public hearing at 7:27 p.m. PB Resolution No. 2018-005: Preliminary&Final Subdivision Approval Amabel Subdivision, Tax Parcel No.'s 31-2-28 and 31-2-6 (portion thereof) Moved by Liebe Meier Swain; seconded by John Beach WHEREAS: 1. This action is consideration of Preliminary& Final Subdivision Approval for the proposed Amabel residential subdivision, located at 619 Five Mile Drive (NYS Route 13A) and a portion of 617 Five Mile Drive, Town of Ithaca Tax Parcel No.'s 31:2-28 and 31:2-6, Low Density Residen- tial Zone. The proposal includes utilizing Five Mile Drive and Inlet Road as access for the devel- opment of 30 new single family residential home lots with individual driveways, installation of approximately 20 parking spaces, community open space, lighting, landscaping, and stormwater facilities.New Earth Living LLC and City of Ithaca, Owners; Sue Cosentini, Applicant; 2. The Town of Ithaca Planning Board granted Final Subdivision Approval for this project on December 15, 2015, after establishing itself as lead agency in the environmental review on March 18, 2014, and issuing a negative declaration of environmental significance and granting prelimi- nary subdivision approval on May 5, 2015; 3. Although the project elements have not changed, pursuant to New York State Town Law§276, the conditional final subdivision approval for this project has expired, therefore requiring recon- sideration by the Town of Ithaca Planning Board; 4. The Town of Ithaca Planning Board, in a resolution No. 2015-016, dated May 15, 2015, also made a recommendation to the Town of Ithaca Town Board to rezone Tax Parcel No.'s 31:2-28 and 31:2-6 (portion thereof) from Low Density Residential Zone to Medium Density Residential Zone; Planning Board Minutes 03.06.2018 Page 7 of 9 5. This action is a Type I Action for which the Torn of Ithaca Planning Board, acting as lead agency with respect to this project, has made a negative determination of environmental significance, after reviewing and accepting as adequate a Full Environmental Assessment Form Part 1, submit- ted by the applicant, Parts 2 and 3, prepared by Town Planning staff, and other application mate- rials; and 6. The Planning Board, at a public hearing on March 6, 2018, has reviewed and accepted as adequate a subdivision plat prepared by T.G. Miller P.C. titled "Subdivision Plat,Amabel Pocket Neighborhood, Located at No. 619 Five Mile Drive, Town of Ithaca, Tompkins County, New York," dated 10/20/2015 and revised 6/7/2016, and a set of plans prepared by T.G. Miller P.C. titled "New Eardi Living, LLC,Amabel Pocket Neighborhood, Five Mile Drive, Torn of Ithaca, Tompkins County, New York," including sheets C 101-C 104, C 104.1, C 105, C 106, C201-C203, C301, C302 and C401, all most recently revised 02/02/18; and oilier application materials; NOW, THEREFORE, BE IT RESOLVED: 1. City of Ithaca property conveyance/consolidation: die Torn of Idlaca Planning Board hereby grants Preliminary and Final Subdivision approval for the proposed subdivision of the 3.379+/-acre portion of Tax Parcel No. 31:2-6 for consolidation wide Tax Parcel No.3 1.2-28, as shown on die survey map titled "Survey Map for New Eardi Living, LLC Located at No. 619 Five Mile Drive, Torn of Idlaca, Tompkins County, New York," prepared by T.G. Miller P.C., dated 12/4/2014, with the following conditions: a. Submission to the Planning Department for signing by the Planning Board Chair of an origi- nal and three dark lined prints of the final subdivision plat, prior to filing in the Tompkins County Clerk's Office, and submission of a receipt of filing to the Town of Ithaca Planning Department, before any building permits are issued; and b. Widlin six mond-is of final approval, consolidation of the 3.379+/-acre portion of Tax Parcel No. 31.-2-6 wide Tax Parcel No. 31:2-28, and submission of a copy of die consolidation re- quest to die Town of Idlaca Planning Department; 2. Amabel Subdivision: die Torn of Idlaca Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed Amabel Subdivision, as shown on the plat titled "Subdivi- sion Plat Amabel Pocket Neighborhood Located at No. 619 Five Mile Drive, Torn of Ithaca, Tompkins County, New York," prepared by T.G. Miller P.C., dated 10/20/2015 and revised 6/7/2016, along with the plans noted in Whereas #6 above, subject to the following conditions to be met: Before the Planning Board Chair signs the plat: c. Approval by die Town of Idlaca Town Board of die rezoning of die proposed project site from Low Density Residential to Medium Density Residential; d. Granting of consent by the Town of Ithaca Town Board to the formation of a Sewage Works Corporation; e. Submission to die Planning Department of evidence of necessary approvals by die Tompkins County Health Department on the final subdivision plat regarding the realty subdivision; Planning Board Minutes 03.06.2018 Page 8 of 9 f. Submission to the Planning Department of documentation and filed easement agreements, satisfactory to the Attorney for the Town, showing that (i) the developer has the right to utilize Inlet Road for construction purposes and to improve it as shown on the submitted plans and (ii) the residents of the Amabel development have appropriate access to the development via Inlet Road; and g. Submission to the Planning Department of approval from NYSEG for all work conducted within their overhead powerline easement to the east; and h. Revision of the final subdivision plat to add a note referencing the stormwater easement to be granted to the Town and submission of a receipt of filing to the Torn of Ithaca Planning De- partment; Before applying for aM permits (with the exception of the model home building permit): i. Submission to the Planning Department of language for cross easements or other documents necessary to guarantee current and future owners, leaseholders, and residents of all units in the subdivision access to all utilities, drainage and stormwater facilities, recreational amenities, trails, common open space, and other common or shared facilities; and j. Submission to the Planning Department of any draft cooperative proprietary leases, condo- minium or homeowners association documents, or other agreements among property owners, including, but not limited to, suitable provisions to assure maintenance of all common utili- ties and facilities, and notification to owners of the presence of charges related to the opera- tion and maintenance of the Sewage Works Corporation infrastructure, satisfactory to the At- torney for the Torn; Before any building permits are issued (with the exception of the model home building permit): k. Installation and completion of all water infrastructure, including the water main; 1. Installation and completion of all sewer infrastructure, including the sewage lift station; m. Acceptance by the Torn Board of the concept and location of the proposed public water service for the project and any associated easements; n. Submission to the Planning Department of water easements to be granted to the Torn, for review and approval by the Attorney for the Torn and the Torn of Ithaca Public Works De- partment; o. Submission to the Planning Department of sewer easements to be granted to the Torn, for review and approval by the Attorney for the Torn and the Torn of Ithaca Public Works De- partment; and p. Submission to the Planning Department of details of size, location, design, illumination and construction materials of any proposed signs; Before any building permits are issued, including the model home permit: q. Submission to the Planning Department, along with full execution and filing, of a stormwater "Operation, Maintenance, and Reporting Agreement" between the developer of the Amabel project and the Torn of Ithaca, satisfactory to the Attorney for the Torn and the Torn of Ithaca Public Works Department; Planning Board Minutes 03-06,2018 Page 9 of 9 Before any certificates of occupancy are issued (with the exception of the certificate of occupancy for the model home): r. Submission to the Planning Department of proof of receipt of all necessary permits that are not explicitly addressed by the above conditions from County, state, and/or federal agencies; s. Submission to the Planning Department of final documents approved by New York State noted in "i" above; t. Filing of approved water easements with the Tompkins County Clerk's Office; and u. Filing of approved sewer easements with the Tompkins County Clerk's Office; General Conditions: v. Any trees indicated on Sheet C103 as being preserved that Planning Staff determines in writ- ing are dead or dying during an inspection to occur at least 24 months and not more than 36 months after issuance of the first non-model-home building permit for the development shall be replaced by trees of the same type and with a size of not less than two inches in diameter at breast height within 12 months of the date of such determination; w. All exterior lighting shall comply with the requirements of the Town's Outdoor Lighting Law (Town Code, Chapter 173); and x. A model home with no office and with no water or sewer service may be granted a building permit and certificate of occupancy for use as a model home. Use of the model home may be converted to a residential use provided that all conditions applicable to the subdivision are met. AND BE IT FURTHER RESOLVED: That any changes to the details related to the proposed Sewage Works Corporation, sewage pump station, and/or the sewer line distribution that does not result in a change in the layout of the site will not require Planning Board subdivision modification approval. Vote Ayes: Wilcox, Collins, Beach, Fogarty, Meier Swain, Bosak, Hill Other Business Mr. Wilcox noted that the Planning Federation conference is coming up April 22 to 24. He, Mr. Bosak, and Ms. Fogarty will be attending. Adjournment Upon a motion by Liebe Meier Swain, the meeting adjourned at 8:01 p.m. Respectfully submitted, Debra DeAugi4ine, Deputy Town d, A-