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HomeMy WebLinkAboutPB Minutes 1984-10-16 ' 4 i TOWN OF ITHACA PLANNING BOARD OCTOBER 16 , 1984 The Town of Ithaca Planning Board met in regular session on Tuesday , October 16 , 1984 , in Town Hall , 126 East Seneca Street , Ithaca , New York , at 7 : 30 p . m . PRESENT : Chairman Montgomery May , Carolyn Grigorov , Virginia Langhans , Barbara Schultz , David Klein , Edward Mazza , James Baker , Peter M . Lovi ( Town Planner ) , Nancy M . Fuller ( Secretary ) , ALSO PRESENT : Douglas Hoffman , Richard J . Correnti , Stewart D . Knowlton , Douglas Knowlton , Thomas Salm , Frank Mengel , Chairman May declared the meeting duly opened at 7 : 35 p . m . ADJOURNED PUBLIC HEARING ( FROM OCTOBER 2 , 1984 ) : DETERMINATION OF ENVIRONMENTAL SIGNIFICANCE AND CONSIDERATION OF GENERAL SITE PLAN APPROVAL FOR A DRIVE - IN BANK IN THE EAST HILL PLAZA , TAX PARCEL NUMBER 6 - 62 - 2 - 1 . 2 , 2 . 33 ACRES . STEWART D . KNOWLTON , REPRESENTATIVE . Chairman May declared the Adjourned Public Hearing in the above - noted matter duly opened at 7 : 35 p . m . and asked Mr . Knowlton to speak to the matter of the proposed drive - in bank at the East Hill Plaza . Mr . Knowlton greeted those present and stated that there were a number of questions raised at the October 2nd hearing on general site plan approval for the proposed drive - in bank with respect to the effect of the bank on the area , circulation questions , traffic questions - - right - in , right - out , etc . Mr . Knowlton reminded the Board that he had offered to do a " traffic survey " and stated that they did do it on Thursday , Friday , and Saturday , October 4th , 5th , and 6th , from 6 : 00 a . m . through 10 : 00 p . m . all three days . Mr . Knowlton presented copies to each Board member of the 3 - page survey [ a copy of which forms a part of these Minutes ] . Mr . Knowlton commented that , with respect to the existing gas station [ Andree ' s ] , the numbers may seem to be high , however , it should be noted that they cover a 16 - hour day . Mr . Knowlton stated that , actually overall , the numbers came down to something less than what he would have thought , adding that the " peaks " are , of course , stronger , but he and his son , not being traffic engineers , could not delineate " peaks " very well . Mr . Knowlton stated that , in any case , the total gives the Board a flow and an exact flow . Mr . Knowlton stated that he did not know whether this had been done before , but , at least for these three . days the Board can see what happens . Mr . Knowlton commented that they saw all sorts of funny things , short - cutting being the most engrossing , adding that when he took the 3 -page survey to r Planning Board 2 October 16 , 1984 . WordPro , up by Community Corners , for copying and having just done this surveying , he found himself very aware of traffic patterns , and noticed the same sort of things happening such as people cutting through to avoid turning at corners , and so on , further commenting that he guessed that sort of thing is natural . Continuing , Mr . Knowlton stated that he looked at the East Ithaca Circulation Study which was done about 32 years ago and which he had never seen before and proceeded to affix to the bulletin board enlarged photocopies of pages numbered 27 , 28 , 29 , and 30 of that Study , along with drawings on page numbered 33 . Mr . Knowlton also affixed to the bulletin board a large copy of the East Hill Plaza site drawing showing the whole Plaza and , in addition , an aerial photo of the Plaza area . Utilizing these various documents and drawings , Mr . Knowlton described the enormous amount of pavement put in place on the Plaza ' s front parcel at the entrance / exit way onto Ellis Hollow Road , adding that he had talked with Town Engineer Fabbroni at that time about " right - in / right - out " , and further commenting that he was there at the Plaza enough of the time while the survey was being done to see some near misses . Contining to refer to the maps , drawings , and documents on the bulletin board , Mr . Knowlton indicated different options for traffic flow , all in conjunction with the realignment of Pine Tree Road and quoted from the East Ithaca Circulation Study [ 5 - 81 ; Project Area I . Study Area 2 ; Pine Tree Road / Ellis Hollow Road / Judd Falls Road Intersection ] , Section B , • Proposed Alternatives , # 3 . - - " realignment of Pine Tree Road to the east to line up with Summerhill Lane " . Mr . Knowlton read from the Circulation Study on the bulletin board the following from page numbered 28 , Section D [ Explanation of Analysis ] , which was highlighted : " The Judd Falls Road / Pine Tree Road traffic movement is connected by a portion of Ellis Hollow Road that is only 250 feet long ( see drawing no . 1 ) . This connecting wave allows drivers minimal perception - reaction time for making critical turning decisions while observing free -moving traffic along Ellis Hollow Road , or traffic moving in and out of Judd Falls Road , Pine Tree road , or East Hill Plaza . " Mr . Knowlton also read from page numbered 29 , which reads as follows : "Alternative 3 increases the link between Judd Falls Road and Pine Tree Road by 800 feet , eliminating any safety problems that presently exist and meeting all design standards for safe geometry ( see Appendix , drawing no . 7 ) . Alternative 3 aligns exactly with the proposed alternatives envisioned for Study Area 3 , thus providing a geometricallly sound areawide improvement plan . The corridor is an existing Town of Ithaca right - of -way that was part of long- range Town planning and areawide improvement planning . Alternatives for pedestrian safety , as outlined in the Appendix , will be addressed in detail in the design stage . " Mr . Knowlton spoke about the right- of -way which was given in fee to the Town [ Summerhill Lane ] , and showed , using the large map of the Plaza itself , what he termed the most • important entryway . Mr . Knowlton described the bank again and indicated on the drawing the entry to it off the parking area , also indicated the access road as it applies to the bank , and s Planning Board 3 October 16 , 1984 . showed the manner of egress . Mr . Knowlton referred to the right - of -way " all the way back " and also referred to the 60 - foot right - of -way at the rear of the Plaza property , pointing out the " loop " which would be achieved and describing the loop as something having been discused for years with the Planning Board and with Mr . Fabbroni , Mr . Knowlton stated that he believed this to be the very best plan and anything else merely a band - aid solution . Mr . Knowlton reiterated his surprise about the traffic in and out of the gas station , commenting that it was not as great as he had thought it would be . Mr . Knowlton , utilizing the drawings , indicated the " right - in and right - out " question , pointing out how that would go and adding , if that were to happen , how the traffic would be pushed over . Mr . Knowlton stated that he did not think this will help a great deal until Pine Tree Road is realigned with Summerhill Lane . Mr . Knowlton expressed his hope that some way could be found to motivate this realignment . Mr . Knowlton described the speed of the traffic coming into Ellis Hollow Road from Pine Tree Road ; described the width of the pavement , and painted a picture of cars , three abreast , waiting to leap into the intersection . Mr . Knowlton indicated that he had completed his presentation and stated that he would be happy to answer any questions . Chairman May stated that the Planning Board members each had . received a report from Town Engineer Fabbroni which agreed with Mr . Knowlton ' s position . Mr . Knowlton stated that he was happy to hear that . The report referred to is as follows : " REPORT TO THE PLANNING BOARD T0 : Planning Board FROM : Lawrence P . Fabbroni , P . E . Peter M . Lovi DATE : October 11 , 1984 RE : East Hill Plaza Circulation Plan After reviewing the present road alignments , and traffic patterns in the East Hill Plaza area , the Engineering and Planning staff makes the following observations and recommendations with respect to the proposed bank drive - in facility : i . There will eventually be three unrestricted access / egrees points to the East Hill Plaza ( see attached diagram ) : Judd Falls Road ( # 1 ) , Ellis Hollow Road ( # 2 ) , and Summerhill Road ( # 3 ) . The drive - in facility will discharge traffic through the Ellis Hollow access / egress point . 2 . Pine Tree Road will be relocated to align with Summerhill Road . • 3 . At such time as Pine Tree Road is relocated , the presently unrestricted access / egress points which serve the gas station should be restricted to right hand in / out only ( see attached diagram ) . Planning Board 4 October 16 , 1984 • 4 . The drive - in bank will encourage plaza users who presently exit through the gas island to use egress # 2 . This will improve traffic circulation somewhat until the Pine Tree Road realignment , and associated improvements , are completed . 5 . No restriction of left hand turns for the gas island should be made at this time ; however the lessor and lessee of this property . should be put on immediate notice that such restrictions will be made upon the realignment of Pine Tree Road . 6 . The Planning Board should recommend the realignment of Pine Tree Road to the Town Board for consideration at their earliest opportunity . [ Diagram attached - - " Recommended Circulation " - - with following comments : " This diagram describes the staff ' s recommended circulation scheme at such time as Pine Tree Road is realigned . Unrestricted left - and right - hand access and egress will be permitted on Judd Falls , Ellis Hollow and Summerhill Roads at the points labeled # 1 , # 2 , and # 3 , respectively . IThe relocation of Pine Tree Road should be undertaken as soon as possible . The siting of the drive - in bank will encourage greater use of access / egress # 2 and will reduce traffic through the gas island somewhat in the present . No restrictions on the access / egress of • the gas island are recommended until Pine Tree Road is raligned . " ] Chairman May commented that he was surprised about the left turns onto Judd Falls Road [ Thursday , 16 hours , 271 ; Friday , 16 hours , 291 , Saturday , 16 hours , 214 ] . Chairman May stated that , before we do anything else with regard to the matter before the Board , he wanted to thank Mr . Knowlton for getting the lights fixed as he had stated he would , adding that that was a very good move . Chairman May asked if there were any comments or questions . Mrs . Schultz asked how many drive - in windows were planned . Mr . Knowlton stated that two drive - in windows were planned , adding that a third possibility is an ATM ( Automatic Teller Machine ) , if it goes there . Mrs . Langhans stated that she had no problem with the bank , however , she has a problem with the realignment of Pine Tree Road , because of its place in the overall concept of the East Ithca Connector . Mrs . Langhans expressed her concern about the elderly housing located nearby [ Ellis Hollow Apartments ] and the difficulty for the residents in getting to the Plaza over a . " through road " where they now have a walkway . Mrs . Langhans pointed out how Summerhill Lane would provide a road straight to Route 366 and from there right into the Forest Home community . ' Planning Board 5 October 16 , 1984 Mrs . Langhans spoke of the second phase of the " Connector " and described the Pine Tree Road realignment as step one toward its development . Mrs . Langhans stated that the Forest Home people believe that once this is set up traffic patterns would be established and people would zip through . Mrs . Langhans stated that the Pine Tree Road people feel this way too . Mrs . Langhans described a traffic flow as follows - - Route 79 ( Slaterville Road ) to Pine Tree Road to Route 366 and Caldwell Road to Forest Home , commenting that that is a miserable way to go with the " S " curve there . Mrs . Langhans commented that such a plan is viable if the two phases were to get started in proper sequence , however , if one gets started , in her opinion , the second phase would not happen . Mrs . Langhans pointed out that the " first phase " is the realignment of Pine Tree Road and through to Summerhill to Caldwell to Forest Home ; the second phase is to the right of Rte . 366 to a point beyond the Cornell garages , then swing down back of the houses in Varna and up to Rte . 13 beyond the airport . Speaking to Mrs . Langhans , Mr . Knowlton stated that he shared with her her concerns about the walkway for the elderly , commenting that it was he who deeded the walkway to the Town , and adding that he would raise the same question as to how people like Mr . Lovi and Mr . Fabbroni would accommodate this question . Mr . Knowlton recounted the reason for the walkway being in place , stating that he , himself , would see these elderly people picking • their way along the road to get to the Plaza and so he felt the walkway was absolutely necessary . Mr . Knowlton commented further , stating that , as they see it , this realignment of Pine Tree Road would solve this [ indicating ] traffic flow problem . Mrs . Langhans stated that she agreed that it does , however , she was concerned about it in another way - - the first step toward the flow of traffic into Forest Home . Mr . Knowlton stated that he just could not speak to that aspect . Mr . Lovi pointed out that one of the things that was talked about over the years is the distinct possibility of a hotel on the Plaza site with the patrons probably using Summerhill Road , and stated that , if there were a significant amount of traffic along this road , there could be a pedestrian - accuated signal installed . Mrs . Langhans also pointed out that this plan is part of the East Ithaca connector . Mr . Lovi agreed that it is the preferred alternative , however , the matter is whether it will ever be built and , from a traffic improvement standpoint with respect to the corner and the Plaza , there is not too much else that would improve the situation . Mrs . Langhans stated that she was objecting because the precedent would be set for the rest of the circulation plan . Chairman May noted that what is being discussed is only the realigning of Pine Tree Road and nothing on Summerhill Lane . Mrs . Langhans stated that that was true , however , that is the first step in the plan for the connector . • Mr . Lovi referred the Board members to Mr . Fabbroni ' s report which recommends no change until Pine Tree Road is realigned and ? Planning Board 6 October 16 , 1984 then recommends the right - in , right - out access / egress . Mr . Knowlton commented that he hoped he had not done something he should not have , adding that they did not address the " connector " , noting again that he just read the study , and adding that they addressed the matter of Pine Tree Road and Ellis Hollow Road , Mr . Knowlton described the circulation around and through the Plaza again . Mrs . Langhans wondered where people go after they have crossed the intersection onto the Plaza , to which Mr . Knowlton responded - - through to Judd Falls Road . Mr . Lovi stated that the recommended realignment of Pine Tree Road would certainly serve to solve some of the problems of people cutting through the Plaza to avoid the corner . Chairman May commented that it was hard for him to see people actually doing that . Both Stewart Knowlton and Douglas Knowlton assured Chairman May that that is what does occur . Douglas Knowlton described the hesitant person who does not want to go left off Pine Tree Road and fight the traffic . Mrs . Langhans repeated that what she was saying was that the next step is the continuation of Summerhill right on through . Mr . Knowlton described what he saw happening , being a circular pattern around the Plaza which he indicated on the drawing . Mr . Lovi disagreed with Mr . Knowlton ' s depiction , commenting that he saw no reason to do anything with Summerhill until some further action is taken with respect to the northeast corner of the Plaza . Mr . Lovi referred once again to Mr . Fabbroni ' s report , to • the drawing accompanying it , and to the comments relating to the drawing . Mrs . Langhans asked why Pine Tree Road could not be relocated over to Judd Falls Road , Mr . Lovi described the geometrics of such an alternative and Mr . Knowlton described a dip in the road as well as a high point in the road . Mr . Lovi commented on the lack of any appropriate sight distances , describing it as a primary intersection with very little sight distance . The history of the Planning Board ' s recommendations with respect to the problem of the Pine Tree / Judd Falls / Ellis Hollow Roads intersection was discussed . Mrs . Langhans asked if disapproval or approval of the proposed bank would be based on the realignment of Pine Tree Road . Chairman May stated that he did not think so , rather on whether we can keep approving more things at the Plaza without doing something . Mr . Knowlton commented that the Bus Service [ East Ithaca Transit ] has helped a lot , adding that it has saved a mountain of cars from going to and from the Plaza . Chairman May asked if there were anyone present who wished to speak further to this matter or anyone with any questions . No one spoke . Mr . Mazza wondered if he were correct in his understanding that both the staff and Mr . Knowlton feel that there is nothing • that can or should be done that can improve the situation pending this realignment of Pine Tree Road , adding that his question was presented to both Mr . Lovi and Mr . Knowlton . Mr . Knowlton Planning Board 7 October 16 , 1984 • responded to Mr . Mazza that that would be his impression at this point , adding that as far as the right - in and right - out question goes , he would recommend that that question be reviewed again after this realignment is done . Mr . Knowlton stated that he did not think anything can be solved without that happening . Mr . Mazza stated that , given that this Board can only recommend the realignment of Pine Tree Road , it should try to do something that would help . Mr . Lovi stated that he did not think anything that this Board recommended would improve the circulation in East Hill Plaza at this time . Mr . Lovi pointed out that any physical work done to Ellis Hollow Road is not within the scope of our Town Board to do , however , at such time as Pine Tree Road is relocated , the right- in , right - out , will occur almost naturally if one considers the logic of it . Mr . Lovi described the manner in which a person coming east on Ellis Hollow Road would handle the road situation and then how a person coming from the west would turn down Judd Falls Road to get into the gas island . Mrs . Langhans suggested that there be no entrance off Ellis Hollow Road . Mr . Lovi thought that that would place a major strain on Judd Falls Road . Mr . Knowlton thought that there would be a horrendous mess on Judd Falls Road if the entry into the Plaza from Ellis Hollow Road were closed off . Discussion followed as to exit only onto Ellis Hollow Road . • Mr . Mazza wondered about restricting traffic flows within the Plaza itself . Discussion followed with various ideas offered back and forth with Mr . Lovi commenting , in other words , 900 people on " Thursday " come into the Plaza using certain " lanes " which would be defined using various types of markings or blockings . Mr . Knowlton stated that when the discussion turns to curbing , if you will , he cringes , adding that where there is snow to deal with there is a real problem . Chairman May noted that to some extent the direction of traffic is established by where the photo kiosk is located . Mr . Lovi suggested that the Board consider the effect of the drive - in bank which is the issue before the Board . Mr . Mazza stated that he would point out again that one can build the whole Plaza making negligible changes . Mr . Lovi suggested that the question appears to be related to what the remedies are which are available to the developer and to the Boards and can they be put together . Mr . Mazza stated that he could see one remedy which is the realignment of Pine Tree Road , adding that that seems a pretty good possibility , however , it could be three - five - ten years in coming , maybe never , thus the question remains , what do we do in the meantime ? Mr . Lovi stated that , in the judgment of the staff , the siting of the bank will encourage a number of people to use the exit onto Ellis Hollow Road and decrease the • amount of traffic through the gas island . Mr . Lovi suggested that the use of some appropriate signage would also encourage such movement . Planning Board 8 October 16 , 1984 • With respect to the " triangle " of land between existing Pine Tree Road and " realigned " Pine Tree Road , Chairman May stated that he thought that area had been deeded to the Town by Cornell , however , upon discussion , it appeared that that was not the case . Chairman May stated that he did not see more use of " Exit # 2 " [ indicating on Mr . Fabbroni ' s report ] as an improvement , noting , however , that the numbers involved are really the same . Mrs . Grigorov indicated that she thought the premise in Mr . Fabbroni ' s report with respect to greater use of " Exit # 2 " was true , adding that it seems , as Mr . Mazza said , the only solution is the Pine Tree Road realignment . Mr . Lovi stated that one thing he would point out is , if Pine Tree Road stays in place for the foreseeable future , an option to realigning it is to improve substantially what does exist . Mr . Lovi suggested defining the lanes , putting in curbs , and , since it appears to be a major entry , make the entry from Ellis Hollow Road the major entry , have the big sign there , and so on . Mr . Lovi stated that he realized this would be a solution of considerable magnitude and would involve changing the bank location , changing the photo kiosk location , but it would make this intersection the major in and out . Chairman May commented that he was not sure anyone wanted to see that ; the Board did not want to see that . Chairman May stated that , even if and when Pine Tree Road were to actually be realigned , he thought the Board would have to insist on some restrictions on the traffic circulation within the Plaza . Mr . Knowlton stated that there has never been a time when they have not listened intently to the Planning Board . Chairman May noted that environmental review of the proposed drive - in bank facility had been done at the October 2nd meeting , and so the Board needs to address the preliminary site plan . Mrs . Langhans asked if the Board can move approval or disapproval of the preliminary plan without recommending on the realignment . Chairman May stated that the realignment is separate from the developer ' s plan , adding that he can do nothing about it . MOTION by Mrs . Barbara Schultz , seconded by Mrs . Carolyn Grigorova RESOLVED , that the Town of Ithaca Planning Board grant and hereby does grant Preliminary Site Plan Approval for the installation of a two -bay drive - in bank facility with the possible inclusion of an ATM ( Automatic Teller Machine ) , in the East Hill Plaza and on Town of Ithaca Tax Parcel No . 6 - 62 - 2 - 1 . 2 , as shown on " Proposed Site Plan " , " TCTC Drive - In East Hill Plaza " , as prepared by Anton J . Egner & Assoc . Architect , dated May 24 , 1984 , revised October 13 , 1984 , and further RESOLVED , that said grant of Preliminary Site Plan Approval is made concurrent with the Planning Board recognizing the fact that the general traffic patterns around the Pine Tree Road / Ellis Hollow Road / Judd Falls Road intersection and within the East Hill Planning Board 9 October 16 , 1984 • Plaza itself have to be addressed in the very near future , and further that the Planning Board should deliberate and send recommendations to the Town Board with respect to such matter of traffic patterns . By way of discussion , Mr . Mazza wished make it clear that the drawing referenced in the Motion on the floor indicates that the new outlet from the proposed bank onto the access that goes to the parking area is to be designed to be an exit only and that there are going to be some plans done and presented to discourage , by signs , plantings and / or other methods , this from being an entrance . There being no further discussion , the Chair called for a vote . Aye - May , Grigorov , Langhans , Schultz , Klein , Mazza , Baker . Nay - None . The MOTION was declared to be carried unanimously . Mr . Knowlton thanked the Board for their time and efforts . Chairman May declared the Adjourned Public Hearing in the matter of the drive - in banking facility proposed for the East Hill Plaza duly closed at 8e50 p . m . • REVIEW OF ENVIRONMENTAL ASSESSMENT PREPARED BY NEW YORK STATE DORMITORY AUTHORITY FOR PROPOSED EXPANSION OF EGBERT UNION , ITHACA COLLEGE , Chairman May welcomed the gentlemen who were present to speak to the matter of the proposed expansion of Egbert Union on the Ithaca College Campus , Mr . Richard J . Correnti , Vice President for Student Affairs at Ithaca College , introduced Mr . Douglas Hoffman , Architect , with the firm of Chandler Cudlipp Associates of New York City , Mr . Thomas Salm , Vice President for Business Affairs at Ithaca College , and Mr . Frank Mengel of the New York State Dormitory Authority , Ithaca College Project , Mr . Lovi stated that the Dormitory Authority is the lead agency in the matter of environmental review , with the Planning Board reviewing only the additions / renovations to the existing Egbert Union . Each of the Board members had before him / her the following memorandum from Mr . Lovi , dated October 11 , 1984 : " Enclosed please find the environmental assessment form prepared by the Dormitory Authority concerning certain construction projects at Ithaca College . The expansion of Egbert Union is among these projects . The Dormitory Authority is the lead agency in this matter , however the Planning Board still has site plan review and the facility is subject to Special Approval by the Zoning Board of Appeals . qOn Tuesday [ October 16 , 1984 ] , the • Planning Board will review the attached EAF . I will subsequently forward our comments , if any , to the Dormitory Authority for inclusion in the environmental record . The project architects Planning Board 10 October 16 , 1984 • may also make a preliminary site plan presentation at this time . A final site plan review Public Hearing could be scheduled for our November 6 meeting so that the project might be reviewed by the Zoning Board of Appeals on Novmeber 14 . " In addition to the 9 -page Long Form Environmental Assessment Form , dated September 26 , 1984 , signed by Douglas R . Hoffman , Architect , attached to Mr . Lovi ' s memorandum , there was also included the following letter to Mr . Lovi , dated October 1 , 1984 , from the Dormitory Authority of the State of New York , signed by Ronald L . Lane , P . E . , Chief , Engineering Services . " The Dormitory Authority of the State of New York is considering funding certain construction projects at Ithaca College . The financing consists of three parts . Part one includes the permanent financing of the construction of academic facility previously funded in 1982 . A second part of the project consists of the construction of an addition to the college student center . The existing student center is located in one of the campus ' original buildings which will be refurbished in conjunction with the new construction . Included in the expanded facility will be an enlarged snack bar , student dining facilities , meeting rooms , a bookstore , a student activities center , lunch areas , and office space . Construction is scheduled to begin in early spring of 1985 with completion anticipated by the fall of 1986 . The final portion of the project involves financing of a two - story dormitory facility constructed during the summer of 1983 and paid • for by the college . 9[Of the three undertakings , the Dormitory Authority will review the construction of the student center for compliance with the State Environmental Quality Review Act . An Environmental Assessment Form completed by the architect , Chandler Cudlipp Associates , is forwarded for your review . The 1982 SEQR for the academic facility is also included herein . Since financing of the completed two - story dormitory does not involve a change to existing campus structures , that part of the project is not being reviewed . IThe Dormitory Authority will hold its review on October 9 , 1984 in our Elsmere Office . We shall keep you advised of our findings . " Mr . Hoffman displayed a large wooden model of the proposed expansion of Egbert Union , pointing out that the "white parts " are the additions . Mr . Correnti described the plans and noted that the Union was the first building completed on the I . C . Campus in 1961 , adding that the Union was designed envisioning a campus of 11600 students , however , when the Campus was dedicated in 1966 enrollment had already reached about 3 , 000 and now there are a little over 5 , 000 students enrolled . Mr . Correnti stated that they are adding a number of things which they currently do not have such as a larger bookstore , programming space , a larger facility for movies , dinners for 900 people or 450 - 500 for a sit - down dinner , snack bar and expanded recreation space , lounge space . Mr . Correnti commented that presently there is no meeting • room space , no space for student organizations and no place for a hundred other clubs with no home base , and stated that space will be included for them . Planning Board 11 October 16 , 1984 • Mr . Hoffman presented to each Board member a copy of a modified site plan for the Union expansion ; Mr . Correnti distributed a copy of the I . C . Campus Map , Mr . Hoffman addressed the question of what the impact of the addition would be , pointing out that presently Egbert Union is about 40 , 000 square feet , the plan being to add around 55 , 000 square feet to it . Utilizing the wooden model , Mr . Hoffman showed how the additions honor the two existing nearby campus quadrangles and how the plan takes advantage of the views over Cayuga Lake . Mr . Hoffman noted how the proposed additions are low because they do not want to compete with the existing building which is well known on the campus . Mr . Hoffman indicated the " buried " bookstore , which will be quite large , and noted that that part will also provide additional offices for data processing . Mr . Hoffman pointed out a new formal entry and multi -purpose spaces . Mr . Hoffman commented on the way the addition will take into account the bus service to and from the campus . Mr . Hoffman pointed out another entry , commenting that there will be several key points because of the number of things that go on in this building . Mr . Hoffman also pointed out that the building will be fully handicapped accessed , and described how the new part will connect to Job Hall . Mrs . Langhans wondered what the " little low area " in white was , with Mr . Hoffman indicating that it is to be a part of the dining hall . Mr . Salm commented that the students use that • dining area a lot and it needs expansion . Chairman May asked Mr . Lovi if he wished the Board to go through the Long Form EAF page by page , with Mr . Lovi responding that whatever the pleasure of the Board might be would be fine with him . Chairman May wondered why the Town of Ithaca Long EAF was not used , to which Mr . Lovi responded that the Dormitory Authority is the lead agent and the Architect was obliged to use their form . Mr . Lovi stated that the Board members are all familiar with the site and are aware that Egbert Union is in the heart of the I . C . Campus , adding that he did not have any problem with the EAF as submitted . Chairman May asked if there were any questions . There were none , and that being the case , Mr . Klein asked if the Board had to take any action with respect to the environmental review . Chairman May indicated that no action was necessary , although a statement could be offered . The Secretary asked permission , and was granted same , to distribute photographs of the Bucknell University Campus , Lewisburg , Pennsylvania , and particularly those photographs showing the University Center which had been designed by the same architect involved with the expansion of I . C . ' s Egbert Union . It was agreed that a beautiful job had been done . Mr . Correnti • described the committee which had been designated to visit ten universities around the country in order to find the one where the student union or center most closely met the needs of Ithaca Planning Board 12 October 16 , 1984 • College , commenting that that committee had visited the Bucknell campus . Mr . Correnti and Mr . Salm commented that they were pleased to see the photographs since they were not a part of the touring committee . Chairman May thanked the four gentlemen very much for appearing before the Board and presenting their plans for review , adding that the Town really appreciates their courtesy in bringing their plans to us . Mr . Salm stated that he would accept the Board ' s thanks only if it be put in the Minutes that Ithaca College appreciates the help that it gets from the Town of Ithaca and the Planning Board as well as its thanks to Larry Fabbroni , Peter Lovi , Nancy , and Lew Cartee . MOTION by Mrs . Virginia Langhans , seconded by Mr . James Baker : RESOLVED , that the Town of Ithaca Planning Board make and hereby does make the following comment for inclusion in the environmental record of the Dormitory Authority with respect to additions and renovations to Egbert Union on the Ithaca College Campus , being renovation of an existing three story student union facility and the addition of 54 , 000 square feet of new area in a one and two story building extension , that said Planning Board has reviewed the Long Form Environmental Assessment Form as signed and submitted by the Architect , Douglas R . Hoffman , of Chandler Cudlipp Associates , and has no objections thereto . There being no further discussion , the Chair called for a vote . Aye - May , Grigorov , Langhans , Schultz , Klein , Mazza , Baker . Nay - None . The MOTION was declared to be carried unanimously . Discussion followed as to just when the architect could be prepared to return to the Planning Board for site plan approval . It appeared that December would be the earliest . Chairman May declared the matter closed for the time being at 9 : 15 p . m . DESIGNATION OF A PLANNING BOARD MEMBER TO ATTEND TOWN BOARD MEETINGS ON A ROTATING BASIS . After discussion , it was agreed that Mrs . Schultz would attend the November 8th Town Board Meeting and Mrs . Langhans the December 10th Town Board Meeting . The Secretary was asked to compile a listing of the Town Board Meetings through 1985 . • PLANNING BOARD STATEMENT TO TOWN BOARD WITH RESPECT TO THE MATTER OF THE PINE TREE ROAD INTERSECTION WITH ELLIS HOLLOW ROAD . Planning Board 13 October 16 , 1984 • Chairman May stated that he really thought the Planning Board had to make some sort of statement to the Town Board regarding the Pine Tree Road intersection problem , adding that it has done so before and it now seemed necessary to do it again . Speaking to Mrs . Langhans , Chairman May stated that he appreciated her concerns but he thought Pine Tree Road had to at least get to Ellis Hollow Road with a more appropriate intersection . A lengthy discussion followed , with the following result : MOTION by Mr . Edward Mazza , seconded by Mrs . Carolyn Grigorov : RESOLVED , by the Town of Ithaca Planning Board , given the poor traffic conditions existing at the existing Pine Tree Road / Ellis Hollow Road / Judd Falls Road and East Hill Plaza intersections , and , given the Planning Board ' s dilemma over time as the Plaza developer wants to make an addition , however reasonable , even though each addition is well thought out and planned by the developer , that it is extremely important that the Town of Ithaca take action to resolve the existing problems , and , that said Planning Board recommend and hereby does highly recommend to the Town Board and to the Tompkins County Commissioner of Public Works that the realignment of Pine Tree Road with Ellis Hollow Road at the Summerhill Lane intersection be completed as soon as possible , and further 0 RESOLVED , that it is the Town of Ithaca PlanningBoard ' s oard s opinion that this would greatly improve the now hazardous conditions existing in this area and would allow possible further alterations to the entrances and exits to East Hill Plaza which would even further reduce such hazardous conditions . By way of discussion , Mrs . Langhans stated that she could agree with the Motion on the floor as far as it goes , adding that her objections are a matter of record . There being no further discussion ,, on , the Chair called for a Aye - May , Grigorov , Langhans , Schultz , Klein , Mazza , Baker . Nay - None . The MOTION was declared to be carried unanimously . ADJOURNMENT Upon Motion , Chairman May declared the October 16 , 1984 meeting of the Town of Ithaca Planning Board duly adjourned at 9 : 45 p . m . Respectfully submitted , Nancy M . Fuller , Secretary , Town of Ithaca Planning Board . s ♦ REPORT TO THE PLANNING BOARD T0 : Planning Board FROM : Lawrence P . Fabbroni , P . E . Peter M . Lovi DATE : October 11 , 1984 RE : East Hill Plaza Circulation Plan After reviewing the present road alignments , and traffic patterns in the East Hill Plaza area , the Engineering and Planning staff makes the following observations and recommendations with respect to the proposed bank drive - in facility : i . There will eventually be three unrestricted access / egrees points to the East Hill Plaza ( see attached diagram ) : Judd Falls Road ( # 1 ) , Ellis Hollow Road ( # 2 ) , and Summerhill Road ( # 3 ) . The drive - in facility will discharge traffic through the Ellis Hollow access / egress point . 2 . Pine Tree Road will be relocated to align with Summerhill Road . . 3 . At such time as Pine Tree Road is relocated , the presently unrestricted access / egress points which serve the gas station should be restricted to right hand in / out only ( see attached diagram ) , 4 . The drive - in bank will encourage plaza users who presently exit through the gas island to use egress # 2 . This will improve traffic circulation somewhat until the Pine Tree Road realignment , and associated improvements , are completed . 5 . No restriction of left hand turns for the gas island should be made at this time ; however the lessor and lessee of this property , should be put on immediate notice that such restrictions will be made upon the realignment of Pine Tree Road , 6 . The Planning Board should recommend the realignment of Pine - Tree Road to the Town Board for consideration at their earliest opportunity . • pau2rjVGJ sz ptoH aa .zy au ed IT ur papuawwooa .z oat putjst sty aqj so ssa .z2a / ssaoot age uo suozjota4sa .z oN e luosa .zd aq4 ut- ; ugtA@wos putjst stO aql gOno .zgl OTSJV I N+eN onpa .z jjtm put Z# ssa .z2a / ssaoov So ' u� 116��aw s asn .zaltaaO 92vanooua jjtm xutq ut a"'e'l aAt .z a j- jo 2uz is a p g �- . qy ' ajgzssod st uoos sv ua3lig1 .zapun aq pjnogs ptou aa ,zy autd So uoz �. tooja z agy • AjaATzoadsaa £# peo� 6UsnoNRJ�aP13 ` ajaq� j s � utod aq � It t ` ""ouotj s1113 0 , spvoH jjtgJawuznS pule moTToII s .ITTH sjjv3 ppnr uo paI � tw.zad aq jjtnn age r a ssaa pug ssaoo� pu� q - � g2TJ .z pug X �. jaj pajoz .zjSeJun ' pau2tjLa .z st S ? wJ•t1� tJEtem Q - o p " oH aa.zy auzd s � awz Bons � v awagos uozjvjnoaio pepuawwooax o s jjv4s agl. sagz .zosap wU .z21zp szgy • ` ' � � SyN�Wb1t03 AOUIaJ a:q o r BUtsS®JO ueu;sepad ' ��� " . • AJtsJaAtUn 118wo9 UtzAi in 40 a�p� _ ""��d � � b a• . � ICJISa{1 J8U10.7 't`a „ fes JR C: UT t • • . e� .ti:i '�.v� i - su pped pemwaj eq ol peOM aaJZ Stud. _ - s xsozx ol- og p p ut j s t sfea R2tsJSAwn ftaw00 a vztTd ITTH 4st� 1t I No I j VrfHDH I O GaGNavaloDau . � 0 4f 1 a 0 0 o +- q x H (CA- �l c cel ul � r1 9 24. 8 264 271 0 O �d lls Eq 0 a � 4-;) 4-3 4 ' a U1 O U r-f O OLA C v 259 312 291 3 0 0 ZZ �d lls c� , m • a Qo U +! O O O CLf V 4-D 'o C� \pdew rn � a for 1E 1 266 287 214- 0 r O ZZ so 4 150 i + 4- + �:' . ' r Q i 1 1 'IA�J I k + + 4- , LfA5E LINE/ 400 • � NOF�N p oSEP NbLL 41 V � �Jt4 _ DWG _ DATE NTON J . EGNER & ASSOC. 'CGTG ' � . _ BY 1 _ ARGHITEGT 1THACA. N . Y. �f 1-� ILL _ SCALE doo • DORMITORY AUTHORITY - STATE OF NEW YORK NORMANSKILL BOULEVARD , ELSMERE , NEW YORK 12054 ENVIRONMENTAL ASSESSMENT FORM ( EAF) DATE ; September 26 ; 1984 PROJECTS ADDITIONS & RENOVATIONS TO EGBERT UNION ITHACA COLLEGE , ITHACA , NEW YORK APPLICANT — NAME & ADDRESS ARCHITECT — NAME AND ADDRESS ITHACA COLLEGE CHANDLER CUDLIPP ASSOC . , ARCHITECTS ITHACA , NEW YORK 14850 201 EAST 57th STREET NEW YORK , N . Y . 10022 PERSON TO BE PERSON TO BE CONTACTED : CARL SGRECCI CONTACTED : DOUGLAS HOFFMAN t BUSINESS PHONE : ( 607) 274 - 3011 BUSINESS PHONE : J212 ) 7SR_n7nn BRIEF DESCRIPTION 0 PROJECT - If Project consists of two or more build- ings a separate EAF may be needed for each . ` . RENOVATION OF AN EXISTING THREE STORY STUDENT UNION FACILITY , AND THE ADDITION OF 54., 000 SQUARE FEET OF ° NEW AREA IN A ONE AND TWO STORY BUILDING EXTENSION . • e e Do not write below this line HEARING LOCATION : DATE : TIME : ACTION TYPE : Generic Site Specific Combined Unlisted Negative Declaration Filed ( Date ) Type I Type II Draft EIS Filed : (Date ) Exempt Excluded Final EIS Filed : (Date ) RECOMMENDATIONS PANEL : Not Significant Significant ( for ) Chief of Engineering Services ( for ) Deputy Executive Director , Construction ( for ) General Counsel ( for ) Special Construction Services Director . ( for ) Director of Project Management INFORMATION TO BE FURNISHED BY APPLICANT DATE RECEIVED r • ENVIRONMENTAL ASSESSMENT FORM PROJECT : EGBERT UNION AT ITHACA COLLEGE This document is designed to assist in determining whether the proposed action of the DORMITORY AUTHORITY in financing the project may have a significant effect on the environment . Please complete the entire Assessment Form . Answers to these questions will be considered as part of the application to the DORMITORY AUTHORITY for financing and may be subject to further verification . It is expected that completion of the EAF will be based on information currently available and will not involve further studies or investigation . Most of the following questions require a "Yes " or "No " answer . Please circle the correct answer . If the answer to any of the questions is "Yes " , please explain in a separate attachment and discuss all alternatives . Please furnish an 8" x 10" photograph of an architectural rendering of the project and a plot plan reduced to 8Y" x 11 " showing the relationship of the building s to its surroundings . PROJECT INFORMATION • 1 . Address or location of project . EGBERT UNION ITHACA COLLEGE ITHACA , NEW YORK County TOMPKINS 2 . Name , address and title of chief executive officer of local political subdivision in which project is located . TOWN SUPERVISOR . NOEL DESCH 126 EAST SENECA STREET ITHACA , NEW YORK 14850 3 . Have there been any other Environmental Quality Reviews , Environmental Impact Statements or Environmental Assessment Forms filed with the Commissioner of Environmental Conservation by any local governmental agency ? NO If yes , by what agency . Has any other agency assumed the role of lead agency ( name ) Nfl D & CS- 2 ( Rev . 10 / 82 ) - 2- c • ENVIRONMENTAL ASSESSMENT FORM PROJECT : EGBERT UNION AT ITHACA COLLEGE 4 . Physical Description existing roof peak from median grade a ) Height toARRRR*SSR 43 ft . Stories 3 oexisting 2 New existing b ) If there is a tower or . chimney , give height above cornice '_f t . . c ) Total area of building 95 ,000 sq . ft . Campus property = 250 Acres d ) Property size ( square feet or acreage ) Contiguous Co-llege property = - 291 Acres 37 , 000 above grade e ) Ground covered sq . ft . Percentage 0 . 4 X . 641 Acres 15 , 000 below grade f ) i . Construction start 5 /85 ii„ Construction completion 9/86 g ) Exterior materials i. Major Brick _% ii. Minor % iii. Other G1ass , Concrete , , �2�z 5 . Estimated Cost : • Construction (building only ) . $ 6 , 825 , 000 Site work , utilities , ground improvements : 3552000 Architects and Engineers fees . 500,000 . Furnishings and Equipment : 8809000. Total . $ 8., 560 9000 6 . a ) Anticipated amount of DORMITORY AUTHORITY obligations to be sold . $ 152500 , 000 b ) Anticipated securities delivery date ? December 1 , 19840 LEGAL REQUIREMENTS 1 . a ) Are there any federal , state or local permits , including plan approval and building permits , required ? YES NO D & CS- 3 (Rev . 10 / 82 ) � 3- r 1 ENVIRONMENTAL ASSESSMENT FORM • PROJECT : EGBERT UNION AT ITHACA COLLEGE b ) Local gg4XXXjX)PXg* approvals : ( furnish copies ) . YES NO ( not yet received ) APPROVAL REQUIRED SUBMITTAL APPROVAL (Yes , No ) (Type ) (Date ) (Date ) q % xxxxxx)MXX1(7E99x;gxxAP) _ gXXX , Town , yk�gk ;` Planning Board . Q RFPnRT FAI1 1984 :SPECIAL gXXX , Town , Zoning Board of appeals YES ,APPRnVAI FAIT 1984 APPROVAL RIZX , County , Health Department y cCERTIFICATE. WINTER 1984 Other Local and. Regional Agencies BLDGS Town of Ithaca - Bldgs , Dept . YES Name : 1 . _.PERMIT_ MIER 1484 2 . Town of Ithaca - S EQR • YE5 DECLARATION WINTER 198 _____ 3 - • State Agencies 1 . Not applicable _ 2 . Federal Agencies 1 . Not applicable _ 2 . _ 2 . Zoning : a ) Dominant zoning classifications of the area R - 15 tonin classification of site R - 15 b ) Current specific g - . c ) Is proposed use consistent with present zoning YES d ) If no , indicate desired zoning 3 . What isthe present dominant land use within one mile radius of the proposed facility ? Institute for higher education , residential , an_d • . someiT ght industrial . 4 . Average height of buildings within a three_block radius ? 4045 ft . • S . Will the National Environmental Policy Act apply to this proposed facility ? NO Is federal funding involved ? N_ ' O�. D & CS- 4 (Rev . 10 / 82 ) -4- • r ENVIRONMENTAL ASSESSMENT FORM PROJECT : EGBERT UNTON AT TTHACA COLLEGE LOCAL EFFECTS ON MUNICIPALITIES 1 . a ) Will the project increase capital expenditures by the local municipality ( expansion of roads , utilities , etc . ) ? YES NO b ) Will the project affect existing transportation systems (bus routes , traffic flow , etc . ) ? YES NO 2 . a ) Will the project increase municipal expenditures for services ( fire , police , waste hauling and treatment , etc . ) ? YES NO 3 . Will the project affect adjacent towns or municipalities ? ( If yes , state how and to what extent on separate sheet ) YES NO 4 . a ) Is surface or subsurface liquid waste disposal involved other than through a municipal sewage system ? YES NO b ) If yes , indicate type of waste ( sewage , industrial , etc . ) . • c ) - If surface disposal name of stream into which effluent will be discharged . S . a ) Does project involve disposal of solid waste ? YESNO ( only normal trash remova b ) If yes , will an existing solid waste disposal facility be used ? YES NO c ) If yes , give name . Locations d ) Will any wastes not go into a sewage disposal system or into a sanitary landfill ? YES NO 6 . Will project routinely produce odors more than one hour per day ? YES NO 7 . Will project produce operating noise exceeding the local ambient noise levels ? YES 8 8 . a ) Total anticipated water usage per day, �(X # X �1 � , ( No material increase above existing usage is . anticipated , - because school enrollment will be unaffected by this addition ) . D& CS-S ( Rev . 10 / 82 ) -5- ENVIRONMENTAL ASSESSMENT FORM • PROJECT : EGBERT UNION AT ITHACA COLLEGE 8 . b ) Will new or expanded water supply facilities be required ? YES NO c ) Will new or expanded water delivery facilities be required ? YES NO 9 . Is any open burning anticipated during construction ? YES NO ECOLOGICAL EFFECT (Answer only questions 14 , 15 and 16 for projects in New York , Kings and Bronx Counties ) 1 . How much natural material ( i . e . , rock , earth , etc . ) will be removed from the site ? - tons , 82000 cubic yards . 2 . How many acres of vegetation ( trees , shrubs , ground cover ) will be removed from site ? 0 . 5 Acre 3 . Will any mature forest ( over 100 years old ) or other • locally - important vegetation be removed by this project ? YES NO 4 . Are there any plans for re-vegetation to replace that removed during construction ? ( replanting ) YES NO S • During or after construction will the project alter the banks or shore of a stream , lake or other body of water ? YES NO 6 . Will there be any drain-off from roads or parking areas into a stream , lake or any other body of water ? YES NO 7 . Will the project result in stream or channel modifica- tions ? YES NO 8 . Is the project within one mile of the following : a ) Game preserve ( name ) Buttermilk Falls State Park YES NO ( . 9 miles b ) Fishing stream ( name ) YES NO distance ) c ) Scenic or wild river ( name ) YES NO d ) Prehistoric site ( name ) YES NO • e ) Other ( name ) YES NO 9 . Will the project result in the destruction of wild O animal life ? YES NO v • A • ENVIRONMENTAL ASSESSMENT FORM PROJECT : EGBERT UNION AT ITHACA COLLEGE 10 . Does the project site contain any species of plant or animal life that is identified as endangered ? YES NO Name Species 11 . Does the project site contain any species of animal life that is identified as endangered , or the habitat of such a species ? YES NO Name of Species 12 . Are there any unique or unusual land forms on the project site ( i . e . , cliffs , dunes , marshes , bedrock outcroppings , other geological formations ) ? YES NO Type 13 . What is ( are ) the predominant soil type ( s ) ? a ) Medium Silty Clay b ) Fine �ndt� cj �- 14 . Is any portion of the project located in the 100�year flood plain ? YES NO • 15 . Is any portion of the project located in a coastal zone area as defined by the Waterfront Regulation and Coastal Resources Article of the Executive Law of the State of New York ? YES NO 16 . Will the project result in the filling or disturbance of any fresh or tidal wetland ? If yes , number of acres YES NO HISTORIC RESOURCES 1 . a ) Are there archeological sites , historic landmark buildings or historic preservation districts within or adjacent to the project area ? YES NO b ) Within one mile of the project area ? YES NO c ) Name ( 1 ) Distance ( 2 ) Distance 2 . Does the project involve alteration to an historic or landmark building ? Interior ? Exterior YES NO 3 . Have any hearings by preservation groups been held? YES NO Name ( 1 ) Date . ( 2 ) Date 4 . Has any objection been raised by local preservation groups ? YES NO Name IN THE EVENT THAT ARCHEOLOGICAL RELICS , HISTORICAL RELICS OR FOSSIL BEDS . ARE DISCOVERED AFTER THE APPROVAL SOUGHT IS OBTAINED , THE APPLICANT MUST NOTIFY THE AUTHORITY IMMEDIATELY AND CEASE WORK UNITL PERMISSION TO RESUME v � • v c • • i ' e r ENVIRONMENTAL ASSESSMENT FORM Project : EGBERT UNION AT ITHACA COLLEGE ENERGY ( Renovations Only ) 1 . Will the project affect energy use ? ( Circle correct answer) a ) Natural Gas . SlightIncrease Decrease b ) Oil ncrease Decrease No Change c ) Coal Decrease No Change d ) Electricity Slight Increase Decrease o ange e ) Other , ncrease Decrease No Change Note : Exis6oiTers are not to be replaced , but are high pressur igh temp . , 2 . Will energy inefficient boilers be replaced ? YES NO energy efficient 3 . Is double glazing or storm windows proposed ? YES NO boilers . 4 . Is increased insulation proposed ? YES NO 5 . Does the project meet the requirements of the New York State Energy Code YES NO COMMUNITY CONSIDERATIONS 1 . Will the project alter the existing neighborhood character ? YES NO 2 . Will the project intrude on existing views and vistas YES NO from parks or public property ? 3 . Will the project cast shadows on any single neighboring property more than four ( 4 ) hours per day during winter season ? YES 8 4 . How much will the completed project increasg: the permanent population of the site ? Persons one In the case of hospitals use bed count plus; employees . 5 . How much will the completed project increase daily No material increase visitation to the site ? Persons - Vehicles - s anticipated 6 . Has any public hearing other than on historic resources been held on the project ? YES NO 7 . Is any public or additional public hearing anticipated ? YES NO Zoning Board of Appeals • 8 . Is the construction of a source of air contamination involved ? YES NO g . Will the project affect utility rates in the community ? YES NO MCS -8 ( Rev . 10 / 82 ) -8- ' p C O ' s e ENVIRONMENTAL ASSESSMENT FORM Project : EGBERT UNION AT ITHACA COLLEGE 10 . a ) Will blasting occur during construction ? Possibly, althoug YES NQ rock ledge is below expect i h grades b ) Will riveting occur during construction ? YES NO ll 11 . Is the project site presently used by theAcommunity as an open space or recreation area ? See explanation below YES NO 12 . a ) Number of off- street parking spaces existing 4 b ) Number upon completion of project Same e ) Is off_street loading provided ? YES NO 13 . Number of jobs generated by this project : During Construction : 50 - 100 After Construction : 10 - 20 14 . Number of jobs eliminated by this Project : None . What measures are proposed or being .taken to minimize the environmental impact ? • Explain : The mass of the building is being held below existing structures to avoid intrusion on the campus plan . A portion of the building ( 12 , 000 sq . ft . ) is being constructed below ground to maintain grade level plazas and natural views , 4 AAA oft . CHANDLER CUDLIPP ASSOC * $ ARCHITECTS Preparer ' Signature Representing ARCHITECT 9/ 26/ 84 Title Date D &CS-q ( Rev . 10 / 82 ) _ g_