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HomeMy WebLinkAboutPB Minutes 1993-11-02FILED 7OWN OF ITHACA Date �f 9" TOWN OF ITHACA PLANNING BOARD November 2, 1993 The Town of Ithaca Planning Board met in regular session on Tuesday, November 2, 1993, at the Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. PRESENT: Chairperson Carolyn Grigorov, Robert Kenerson, Virginia Langhans, Eva Hoffmann, James Ainslie, Herbert Finch, Stephen Smith, Floyd Forman (Town Planner), Louise Raimondo (Planner 1) , Daniel Walker ( Town Engineer) , John Barney (Town Attorney). ALSO PRESENT: Ed Bredbenner, Tom Murray, Tim Ainslie, David Bravo - Cullen, Mark Macera, Fred Noetscher, Carl Guy, Attorney Elena Salerno - Flash, Chris Sapara- Grant, Noel Desch. Chairperson Grigorov declared the meeting to be duly opened at 7:36 p.m. and accepted for the record the Clerk's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on October 25, 1993 and October 28, 1993, respectively, together with the Secretary's Affidavit of Service by Mail of said Notice upon the Clerk of the City of Ithaca, upon the Tompkins County Commissioner of Planning, upon the Tompkins County Assessment Department, upon the NYS Office of Parks, Recreation and Historic Preservation, upon the NYS Department of Transportation, and upon the applicants and /or agents, as appropriate, on October 27, 19936 Chairperson Grigorov read the Fire Exit Regulations to those assembled, as required by the New York Department of State, Office of Fire Prevention and Control. AGENDA ITEM: PERSONS TO BE HEARD. Chairperson Grigorov asked if there was anyone present from the public that wished to address the Planning Board. No one spoke. Chairperson Grigorov closed this portion of the meeting at 7:38 p.m. AGENDA ITEM: PUBLIC HEARING: MODIFICATIONS TO SITE PLAN, COURTSIDE RACQUET & :FITNESS CLUB, INC. CONSIDERATION OF SITE PLAN APPROVAL FOR THE PROPOSED CONVERSION OF 940 + /- SQUARE FEET OF FLOOR AREA IN AN EXISTING SQ. FT. BUILDING FROM RESTAURANT USE TO A SPORTS MEDICINE CLINIC, ELIMINATION OF A 24 SEAT, 750 SQ. FT. OUTDOOR EATING AREA, AND MODIFICATIONS TO PARKING, DRAINAGE, AND SITE LANDSCAPING, TOWN OF ITHACA TAX PARCEL NO. 62 -1 -5, BUSINESS "C" DISTRICT. COURTSIDE RACQUET & FITNESS CLUB, INC., APPLICANT; THOMAS MURRAY, AGENT. Town of Ithaca Planning Board November 2, 1993 Chairperson Grigorov declared the Public Hearing in the above - noted matter duly o=pened at 7:39 p.m. and read aloud from the Notice of Public Hearings as posted and published and as noted above. Thomas Murray addressed the Board and stated that the Planning Department required that Courtside personnel look at and address the exterior problems with regards to the parking lot and the drainage problems that exist. The Town Planner had stated that a temporary Certificate of Occupancy would be granted on the condition that the exterior renovations be completed by June of 1994. Mr. Murray concurred that there was indeed a drainage problem and that he would address the problem. Mr. Murray also stated that the cost to pave the Darkina lot would be $50.000.00. and that he did not have that much money. Mr. Murray's concern was that he would do the renovations with the Temporary Certificate of Occupancy and then he would not be able to secure the funds to make the improvements at which time the Town would revoke the Certificate and that: would close the business down. Mr. Murray then stated that he did not want to take on the risk of being shut down. Mr. Murray continued by stating that they wanted to add an office for sports medicine facility (McCune & Ainslie) of about 940 sq. ft. with one therapist and one support staff person on duty with hours of gam to 5pm. The parking requirements would be about 5 spaces for the sport medicine facility; 2 spaces for staff personnel and 3 parking spaces per hour for patients. The site plan was drawn up by David Bravo Cullen of Corner Stone Architects. David Bravo Cullen then addressed the Board with a brief description of the Site Plan. Parking for the Courtside Racquet & Fitness Club has been reconfigured for 134 Spaces with 15 spaces on the far side of the Courtside building which will be shared with Judd Falls Plaza. With regards to drainage, there will be catch basins to run South West to the West of the driveway at Mitchell Street, which empties into a gorge on Mitchell Street. With respects to landscaping Mr. Bravo Cullen stated that there would be small trees and mulching against the building which would include; 6 crabapple trees on the west side of Courtside, 5 white pine trees around the dumpster enclosure on the Northeast side of the parking lot in an attempt to make the space look nicer, and some scattered burning bushes. Board member Virginia Langhans asked Mr. Bravo Cullen if there were any gutters on the building now. Mr. Bravo Cullen responded that there were no gutters right now. Louise Raimondo, Planner 1, stated that there was no natural drainage at all now. 2 Town of Ithaca Planning Board November 2, 1993 David Bravo Cullen stated that the plan to repair the Parking lot and driveway area would be to remove the broken pavement and patch it with four inches of crusher run until sometime in the future when Mr. Murray would repave the entire lot. Chairperson Grigorov stated that this was a Public Hearing and asked if anyone from the that public broken pavement and install two catch basins which would also have wished pipes to to speak. Courtside Ed Bredbenner from the East Lawn Cemetery stated that there was a serious drainage problem in the area of discussion already and that it has gotten worse with the development that had taken place in that area. Mr. Bredbenner wondered if this project would help or hinder the drainage problem. Chairperson Grigorov stated that this was a Public Hearing and asked if anyone else wished to speak. No one spoke. Chairperson Grigorov closed the Public Hearing and brought the matter back to the Board for discussion. Chairperson Grigorov asked if the landscaping would be done at as a separate project or if it would be done with the rest of the improvements. Mr. Bravo Cullen responded that the landscaping would be completed in the Spring of 1994. Mr. Bravo Cullen stated that the broken pavement and install two catch basins which would also have pipes to take down spouts from future gutters for the Courtside Building. Mr. Murray added that the drainage problems would be corrected as soon as possible. Chairperson Grigorov stated that she thought the landscaping was needed. Board Member ,lames Ainslie asked Mr. Murray if he would have a problem running drainage down through to Mitchell Street and if he owned the property all the way down to Mitchell Street. Mr. Murray responded that he did not own the property. The owner was Scott Hamilton, but Mr. Murray had signed a letter of intent with Mr. Hamilton that stated that Mr. Hamilton would provide an easement: to Mr. Murray to allow the pipe to be run through the property to Mitchell Street for drainage purposes. Mr. Murray stated that as a side note, Mr. Hamilton is considering finding a way to deal with his drainage problem as well. Q Town of Ithaca Planning Board November 2, 1993 Town Engineer Daniel Walker stated that the area has been in a disturbed state for quite a while. The culvert systems in that area has a lot of capacity, there's a drop inlet there that is about 8 -10 feet deep, and they have 10 inch pipes and that should be fine for their needs. Board Member Robert Kenerson asked Mr. Murray if the basketball hoop has been removed. Mr. Murray responded that it had already been removed. Chairperson Gri.gorov stated that the County responded that there were no negative impacts involved with this project. Board Member Stephen Smith asked what the surface was. Town Engineer Dan Walker responded that it was a subsoil. Board Member Stephen Smith asked if the additional draining would will be cause it to erode more than it already is. Louise responded that she thought that the area was seeded as part of the road project. Board Member Eva Hoffmann stated that she understood that the plantings that are there now were done by the County when they did the Judd Falls Road re- construction. Are the plants that are shown on Courtside's planting in addition to the plants that are there now. Board Member Robert Kenerson asked how many parking spaces there would be. Mr. Murray stated that with the reconfiguration there are 134 spaces and they fee]!. that there are more there now than what is needed. Board Member Eva Hoffmann stated that she was puzzled because there are more parking spaces now than there were before because as she read the papers it sounded as though Courtside would need fewer spaces now with the physical therapist than with the restaurant that was there. Mr. Murray stated that there are more than what he perceives as what will be necessary. Ms. Hoffmann stated that if the spaces are not needed, why doesn't he turn them into plantings and green spaces and then pave them later if needed. Mr. Murray stated that it is cheaper in the long run. P, Town of Ithaca Planning Board November 2, 1993 Board Member Eva Hoffmann asked about parking spaces for the handicapped. Ms. Hoffmann also asked about space for bikes. Mr. Murray stated that they have spaces for handicapped parking close to the entry. Mr. Murray further stated that the racks for bikes to hie kept could be done seasonally. Mr. Murray has a stand that holds bikes that can be moved if and when needed. Chairperson Grigorov asked if bike spaces were sufficient now. Mr. Murray responded that the space was more than sufficient currently. Board Member Robert Kenerson asked if the lighting had changed. Mr. Murray responded that he was anticipating the lighting and is awaiting quotes for lighting now. Lighting was not incorporated into this plan but he does anticipate upgrading that. Board Member Robert Kenerson asked if there would be a signage change. Mr. Murray stated that with the additional service being offer that there would be a sign posted with whatever the current zoning specs are. Board Member Robert Kenerson asked if the changes that were being provided for the therapist would be internal. Mr. Murray responded that all changes were within the building. Chairperson Grigorov stated that this was a public Hearing and asked if there were any further discussion. There being no further discussion Chairperson Grigorov asked if any were prepared to offer a motion. MOTION by Robert Kenerson, seconded by Herbert Finch. 1. This action is the Consideration of Modifications to site Plan, Courtside Racquet & Fitness Club, Inc. for the proposed conversion of 940 +/- sq. ft. of floor area in an existing 22,000 +/- sq. ft. building from restaurant use to a sports medicine clinic, elimination of a 24 seat, 750 sq. ft. outdoor eating area, and modifications to parking, drainage, and site landscaping, Town of Ithaca Tax Parcel No. 62 -1 -5, Business "C" District, located at 16 Judd Falls Road, Thomas Murray, Agent, and 5 Town of Ithaca Planning Board November 2, 1993 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 Site Plan Approval, and 3. The Planning Board, at a Public Hearing held on November 2, 1993, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Planning staff, and a site plan entitled "Courtside Racquet and Fitness Club," dated October 25, 1993, prepared by Cornerstone Architects, and additional application materials, and 4. The Town Planning staff have recommended a negative determination of environmental significance with respect to the proposed site plan, as proposed, 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, an Environmental Impact Statement will not be required. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Langhans, Hoffmann, Finch, Smith, Cornell. Nay - None. Abstain - Ainslie. The MOTION was declared to be carried. Candace Cornell asked if the therapy group would be serving people from the public or if they would be focusing on the clientele of the club. The Therapist responded that they would probably treat both. Chairperson Grigorov asked if there were any further discussion. No one responded. Chairperson Grigorov asked if anyone were prepared to offer a motion. MOTION by Virginia Langhans, seconded by Herbert Finch. E Town of Ithaca Planning Board November 2, 1993 WHEREAS: 10 This action is the Consideration of Modifications to Site Plan Approval for Courtside Racquet & Fitness Club, Inc. for the proposed conversion of 940 +/- sq. ft. of floor area in an existing 22,000 +/- sq. ft. building from restaurant use to a sports medicine clinic, elimination of a 24 seat, 750 sq. ft, outdoor eating area, and modifications to parking, drainage, and site landscaping, Town of Ithaca Tax Parcel No. 62 -1 -5, Business "C" District, located at 16 Judd Falls Road, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review, has, on November 2, 1993, made a negative determination of significance, and 3. The Planning Board, at a Public Hearing on November 2, 1993, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Planning staff, and a site plan entitled "Courtside Racquet and Fitness Club," and dated October 25, 1993, prepared by Cornerstone Architects, and additional application materials. NOW, THEREFORE, BE IT RESOLVED: i. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklist, 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 Planning Board hereby grants Preliminary and Final Site Plan Approval to the. proposed site plan entitled "Courtside Racquet and Fitness Club," and dated October 25, 1993, prepared by Cornerstone Architects, subject to the following conditions: a. Submission of an original and two copies of the final site plan with the architect's seal and signature for approval by the Town Engineer and Town Planner. b. That an easement for stormwater drainage across Ide's Bowling /Judd Falls Plaza be obtained from the property owner, and recorded, such easement to be in form and substance acceptable to the Attorney for the Town. Town of Ithaca Planning Board November 2, 1993 c. That an agreement concerning relocation of the 20 parking spaces designated as overflow parking by deed restriction between Ide's Bowling /Judd Falls Plaza and Courtside Racquet and Fitness Club in form and substance acceptable to the Town Attorney be executed by the owner of The Courtside property and the owner of Ide's /Judd Falls Plaza property, recorded in the Tompkins County Clerks office and be filed with the Town. d. That no building permits for any construction on the Courtside property be issued by the Town until conditions (a.), (b.) and (c.) above are met. e. That the drainage improvements as shown in the approved site plan be completed by June 30, 1994, to the satisfaction of the Town Engineer. f. That the landscaping improvements as shown in the Courtside Racquet and Fitness Club Planting Plan dated 10/7/93 and the Planting Schedule dated 10/13/93 be completed to the satisfaction of the Town Planner by June 30, 1994. g. That no permanent Certificate of Occupancy be issued by the Town until all of the conditions shown above have been fulfilled. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Langhans, Hoffmann, Finch, Smith, Cornell. Nay - None, Abstain - Ainslie. The MOTION was declared to be carried unanimously. Chairperson Grigorov stated that this was a public hearing and asked if anyone wished to speak; no one spoke. Chairperson Grigorov declared this part of the meeting duly closed at 8:25p.m. AGENDA ITEM. DISCUSSION OF POSSIBLE REZONING OPTIONS OPEN TO ITHACARE WITH REGARD TO THE PROPOSED ITHACARE SENIOR LIVING COMMUNITY, TO BE CONSTRUCTED ON A 27.5 + /- ACRE PORTION OF TOWN OF ITHACA TAX PARCEL NO. 39- 1 -1.3, 66.6 + /- ACRES TOTAL AREA, LOCATED ON THE WEST SIDE OF DANBY ROAD (NYS RTE 96B) APPROXIMATELY 1,500 FEET SOUTH OF THE ENTRANCE TO ITHACA COLLEGE, INDUSTRIAL PRODUCT DISTRICT. ITHACARE CENTER, APPLICANT; DAVID E. CHASE, L. ROBERT KIMBALL AND ASSOCIATES, INC., AGENT POP Town of Ithaca Planning Board November 2, 1993 Chairperson Grigorov declared the Public Hearing in the above - noted matter duly opened at 7:40 p.m. and read aloud from the Notice of Public Hearings as posted and published and as noted above. Mark Macera, Executive Director of Ithacare, addressed the Planning Board and introduced as part of the record representatives of Ithacare; Mr. Carl Guy, a member of Court Street Companies; Mr. Fred Noetscher, a member of the architectural and engineering firm L. Robert Kimball & Associates. Mr. Macera stated it was a pleasure to be able to present Ithacare's project to the Planning Board. For the record, Mr. Macera thanked the Town Planning Department staff for being available to Ithacare's representatives as a resource to complete the necessary documentation that has permitted them to come before the Planning Board and make the request for rezoning. Mr. Macera stated that it was a very exciting time for Ithacare and everyone associated with the project, particularly the 81 residents who are looked forward to the construction of a new state -of- the -art facility. Mr. Macera stated that the new facility would provide contemporary housing and services that are presently unavailable at Ithacare. Mr. Macera stated that there was insufficient capacity to meet the immediate need of other seniors which have indicated an interest in moving to Ithacare. Town Planner Floyd Forman addressed the Board and stated that the reason that Ithacare appeared before the Planning Board at this meeting was to discuss zoning possibilities available to Ithacare and make a recommendation to the Town Board. Mr. Forman stated that after the rezoning goes to the Town Board the Planning Board will then hold a Public Hearing. Mark Macera gave the Planning Board members a brief summary of the services provided by Ithacare. Mr. Macera stated that Ithacare had occupied the current structure for 20 years, and that there is a growing number of elderly in the community that need the services that Ithacare offers. Board Member Robert Kenerson asked Mr. Macera if Ithacare would continue providing services in their current location. Mr. Macera responded that they would not be continuing services at the old :location, but that the new facility would care for the 81 current residents of Ithacare. Mr. Macera stated that Ithacare is proposing 160 units including. 60 adult care facilities, 20 assisted living, and 80 independent living units. Mr. Macera stated that Ithacare wishes to maintain an interdisciplinary program and create a cooperative relationship with Ithaca College to take advantage of the services that Ithaca Town of Ithaca Planning Board November 2, 1993 College offers. Some! of these services include: physical therapy, speech pathology, audiology, recreation therapies, and the various other services that could come into play. Clearly, opportunities exist to enhance the quality of their life of seniors through an intergenerational program with the College. Mr. Macera stated that Ithacare's application for a Special Land Use District (SLUD) designation has resulted from joint discussions between Ithacare representatives, legal council, Town and planning staff. Mr. Macera asked the Planning Board if there were any questions or comments. Board Member Virginia Langhans asked if Ithacare would offer skilled nursing care. Mr. Macera responded that Ithacare's continuum would include independent living, assisted living, and the Adult Care Facility (ACF) levels of care. This continuum of care would permit residents to remain at Ithacare so that they would not have to move or be displaced. At the point in time that someone requires 24 hour a day skilled nursing which by definition describes the services of a nursing facility. Ithacare coordinates a transfer to a local skilled nursing facility. Ithacare accomplishes this through case management. However, Ithacare has future plans to add a skilled nursing facility, but right now the conditions would not permit that. Board Member Robert Kenerson asked Mr. Macera what the current zoning was on the proposed parcel. Mr. Macera responded that it was currently zoned Industrial. Board Member Candace Cornell stated that she thought that the Planning Board was trying to move away from Special Land Use Districts (SLUDs). Town Planner Floyd Forman responded that after thoroughly weighing the options available, the only reasonable option would be a SLUD. R -15 is out because a convalescent home is not an allowed use even by special approval it would need a variance. R -30 is the facility that would be a convalescent home would not fit into our present zoning ordinances. There is no institutional zone at this time so the only option left open would be a SLUD. Board Member Candace Cornell asked if after rezoning this to a SLUD, could the Board then rezone it again to an Institutional Zone. John Barney responded that the Board could rezone the SLUD to an Institutional Zone, however, a SLUD has advantages because you can set very specific and stringent regulations on that parcel. W Town of Ithaca Planning Board November 2, 1993 The Board, through using a SLUD, can determine exactly what would be an allowed use and exactly what would not be an allowed use of the property. Board Member ,Tames Ainslie asked Mr. Macera if the 27 +/- acres that would be occupied by Ithacare would be included in the tax base. Mr. Macera responded that Ithacare would like to retain its tax exempt status. Ithacare offers services to many low income individuals who would be without housing and supportive services were it not for Ithacare. Mr. Macera stated that the current Ithacare building and property is tax exempt. Board Member Herbert Finch. asked what kind of a time schedule Ithacare was looking at. Mr. Macera responded that ideally they would like to break ground in late spring or early summer of 1994. Board Member Candace Cornell stated that she would be concerned about losing Industrial Zones, however, the Ithacare facility is needed and the area is beautiful. Chairperson Grigorov stated that she thought it was good to have an established successful enterprise instead of someone who is just starting a business. Mr. Macera stated that the fact that Ithacare exists and currently has 80+ clients would result in a minimum occupancy of 500 on the first day of operation. Board Member Virginia Langhans asked Mr. Macera if Ithacare working closely with Ithaca College. Mr. Macera responded that they would interface very closely with Ithaca College's gerontology institute and the various academic programs, student work /study programs, student internships, etc. The notion is an intergenerational relationship that brings the older members of our society into closer contact with younger members of our society. An intergenerational program breeds additional respect and understanding between young and old. Everything associated with this project is a definite plus. Board Member Candace Cornell stated that she thought that the location to Ithaca College was wonderful. Chairperson Gr_igorov stated that the next step would be to schedule a public hearing. 11 Town of Ithaca Planning Board November 2, 1993 Town Planner Floyd Forman stated that he wanted this to be a discussion for the Board's understanding of the parameters involved in rezoning and the parcels use under Ithacare. Mr. Forman stated that Ithacare would be placed on the agenda in December for the Planning Board to make a formal recommendation to the Town Board that a Public Hearing be scheduled regarding the rezoning. Board Member Candace Cornell asked what the slope of the land was. Fred Noetscher responded that the he held the slopes on the roads to no more than 4 percent. There are slopes of 10 - 15 percent on the back portion of the property. Board Member Candace Cornell asked where the condos would be placed on the parcel. Mr. Noetscher responded that it was a long way into the future but that they would be placed at the top of the parcel overlooking the view. Board Member Candace Cornell asked where the bedrock was located. Mr. Noetscher stated that the bedrock was most likely shale. He then proceeded to explain the area Ms. Cornell was referring to was a wetland, although DEC does not consider it a wetland nor does the Corps of Engineers, but technically speaking it is a wetland and has some wetland characteristics. Mr. Noetscher stated that it was a old barrow pit where someone had gone in there many years ago and took earth out, probably shale, the ledge rock that is exposed is wet with a shallow amount of water on it, but that it was nothing like a swamp. Mr. Noetscher stated that he walked the wetland. Board Member Candace Cornell stated that it did not matter, according to the law, what makes a wetland. Mr. Noetscher :responded that DEC has three criteria which determines what is and what is not a wetland, and they did not consider it a wetland. Board Member Candace Cornell stated that for the record stated that what Mr. Noetscher stated was not exactly true, it doesn't matter what made the wetland, if it exists, it is a wetland. 12 Town of Ithaca Planning Board November 2, 1993 Mark Macera stated that they agreed and felt that the wetland enhanced the environment of the property for the elderly and the added feeling of tranquility. There is wild life there and it would enhance the quality of life for those living there. Board Member Candace Cornell asked if they planned on increasing the water flow into the wetland. Fred Noetscher stated that they were going to study that. The way that the wetland functions now is that water is collected on the East side of Danby Road, crosses underneath Danby Road on the southeast property line, and then runs down and filters into the area in discussion. It is acting as a retention pond right now, we may increase that "ever so slightly ", but will not be changing the overall character under which it is operating. Board Member Eva Hoffmann stated that she was pleased that the land would be used for residents to enjoy. Ms. Hoffmann stated that she thought that was the best use for the land. Ms. Hoffmann stated that she was happy that Ithacare was sensitive to the fact that the people who will be living here will like to enjoy the view and persons that are travelling by would enjoy the view as well. Ms. Hoffmann stated that she would like to think that in any future expansion Ithacare would continue to be sensitive to that as well. Ms. Hoffmann also stated that she was worried about the prospect of losing some land designated as industrial. Mark Macera responded "Certainly ". Mr. Macera stated that Ithacare has met with neighborhood residents, by holding open forums and public meetings. Everyone within proximity to the site was invited. Mr. Macera stated that Ithacare published the meetings and entertained the public's concerns. Most concerns were focused on how the development could possibly negatively impact the views. Mr. Macera stated that the issue is addressed in the EAF and Ithacare attempted to address how the views would be effected. Mr. Macera stated that if you were traveling North on 96B, depending on the location, you would not even be able to see the facility. Ithacare is very happy with how they have been able to develop its building and accommodate the issue of view protection. Board Member Eva Hoffmann stated that trees, evergreens would block the view in the future if they were not careful. Mr. Macera stated that they would be adding trees and that they would consider the view in developing a landscaping plan. Board Member Robert Kenerson asked if Ithacare had considered alternatives if this doesn't work out. Mr. Kenerson asked what the impact would be. 0 13 Town of Ithaca Planning Board November 2, 1993 Mr. Macera responded that they had reviewed approximately two dozen sites. Based on the criteria that Ithacare applied, including issues of proximity to other organizations, the City, community based services, transportation, utilities, views, and other factors, this was one of a half a dozen sites that could adequately address Ithacare's needs. Additionally, in the last year or so there have been the intensive discussions with Ithaca College to develop art aggressive cooperative program. Moving away from this sight would seriously and negatively impact the project. Mr. Macera stated that Ithacare would hope that that would not be an outcome. Board Member Robert Kenerson asked if Ithacare had a number one priority. Mr. Macera stated that Ithacare engaged Tom Neiderkorn's firm to perform a site evaluation. Mr. Macera stated that he would be more than happy to make it available to the Planning Board. Board Member Candace Cornell interested in seeing the study. Chairperson Grigorov asked if discussion. stated that she would be there were any further Town Attorney John Barney stated to Mr. Macera that before the Town of description Ithaca could of the land act on a rezoning, a meets and bounds for which the rezoning is sought must be submitted to the Town. Mr. Macera stated that Ithacare was working with Ithaca College on a very specific description that should be suitable for the Town's use. Mr. Macera thanked the Planning Board for the opportunity to address them. There being no further discussion Chairperson Grigorov closed the discussion on the Proposed Rezoning for Ithacare. AGENDA ITEM. REPORT OF THE TOWN PLANNER. Town Planner Floyd Forman stated that the next Planning Board Meeting he would have the Board Members copies of the Final Comprehensive Plan. Mr. Forman stated that the GEIS was on the agenda for November 16, 1993 for a Public Hearing, hopefully there would be a bigger turn out for this meeting. There will also be a 4.5 acre lot subdivision for Steve Lucente. There is also a subdivision of Quick and Frandsen and Park Lane. Park lane is Eu! Town of Ithaca Planning Board November 2, 1993 already built but has not been opened. The Town is trying to acquire the land to open Park Lane, the land is presently owned by Mr. Frandsen and Mrs. Quick. Town Attorney John Barney stated that there was some urgency on this because the road is in place but it's legal status is somewhat shaky. Town Engineer Daniel Walker stated that the Frandsen Subdivision received preliminary subdivision approval back in 1986 and this would be four more building lots plus the portion of Park Lane that has been constructed, will be coming for Final Subdivision Approval. Mr. Walker stated that the Quick Subdivision would be Preliminary and Final approval and is a four lot subdivision with one of those lots being Park Lane. Mr. Walker stated that if any of the Planning Board members wanted a tour of the site that he would be happy to give them one. The Planning Board discussed their schedules with Mr. Walker and decided upon a tour for November 10, 1993 at 10 *00am, and that anyone interested could meet at the end of Park Lane. Mr. Walker then stated that he would draw up a memorandum and get it to the Board Members. AGENDA ITEM. OTHER BUSINESS. Chairperson Grigorov asked. if there was any other business for discussion. There being none Chairperson Grigorov closed this portion of the meeting. ADJOURNMENT Upon MOTION Chairperson Grigorov declared the November 2, 1993 meeting of the Town of Ithaca Planning Board duly adjourned at 9:14 p.m. Respectfully submitted, StarrRae Hays, Recording Secretary Town of Ithaca Planning Board 15