HomeMy WebLinkAboutPB Minutes 1997-05-201
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TOWN OF ITHACA PLANNING BOARD
MAY 20. 1997
The Town of Ithaca Planning Board met in regular session on Tuesday, May 20, 1997, in
Town Hall, 126 East Seneca Street, Ithaca, New York at 7:30 p.m.
PRESENT: Chairperson Fred Wilcox, James Ainslie, Robert Kenerson, Candace Cornell,
Jonathan Kanter (Director of Planning), John Barney (Attorney for the Town),
Daniel Walker (Director of Engineering), JoAnn Cornish (Planner), Geri Tierney
(Planner).
ALSO PRESENT: Alfred Nazer, Nora Nazer, Jody Boronkay, John Yntema, Carolyn
Grigorov, Jeff Boronkay, Terry Roswick, Evan Monkemeyer.
Chairperson Wilcox declared the meeting duly opened at 7:44 p.m., and accepted, for the
record, the Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in Town
Hall and the Ithaca Journal on May 12, 1997, and May 14, 1997, together with the Secretary 's
Affidavit of Service by Mail of said Notice upon the various neighbors of the properties under
discussion, as appropriate, upon the Clerks of the City of Ithaca, Town of Danby, and the Town of
Ithaca, upon the Tompkins County Commissioner of Planning, upon the Tompkins County
Commissioner of Public Works, and upon the applicants and /or agents, as appropriate, on May 16,
1997. (Affidavit of Posting and Publication is hereto attached as Exhibit #1.)
*___1 Chairperson Wilcox read the Fire Exit Regulations to those assembled, as required by the
New York State Department of State, Office of Fire Prevention and Control.
AGENDA ITEM: PERSONS TO BE HEARD.
There being no one present to speak, Chairperson Wilcox closed this segment of the meeting.
AGENDA ITEM: SEQR DETERMINA I 1UNy VMUrvacu a
LOCATED AVADJACENT TO 1380 MECKLENBURG ROAD.
Chairperson Wilcox duly opened the above - mentioned matter at 7:45 p.m., and read aloud
from the Agenda.
Alfred Nazer, 1380 Mecklenburg Road, stated that prior to the Suwinski's purchasing the land
(Tax Parcel No. 27 -1 -16.2) that surrounds his property (Tax Parcel No. 27 -1- 16.1), the owner was
Ralph Carpenter. There is a fence on the west and north side of his property. Mr. Nazer stated that
he assumed he owned the land up to the fence, and he planted 12 pine trees within three to four feet
from the fence. He also built an 8 foot by 12 foot storage shed by the fence. When the Suwinski's
bought the land (Tax Parcel No. 27 -1 -16.2) it was surveyed for the sale. Mr. Nazer stated that the
surveyor, Allen Fulkerson, informed him that he planted the trees on the Suwinski property, and the
storage shed extended 4'/z feet onto the Suwinski's property. Mr. Nazer stated that he talked to Mr.
• Suwinski to procure the property within one foot of the fence. Mr. Suwinski stated that he wanted
to keep one foot from the fence towards the Nazer property. The subdivision amounts to 12.47 feet
to the west at the road frontage. The lot was crooked, but back to the fence it goes to 17.37 feet.
PLANNING BOARD MINUTES 2 MAY 209 1997
APPROVED = JUNE 311997
• Mr. Nazer stated that he is trying to buy 19.94 feet of depth to the north.
Chairperson Wilcox asked Mr. Nazer if he plans to do anything with the land.
Mr. Nazer responded, no. He wants the land because he planted the pine trees, and he
figures they're his. He does not want to move the storage building because it would probably end
up being garbage, and he would have to buy a new one.
1970.
Board Member Candace Cornell asked Mr. Nazer if he built the fence.
Mr. Nazer responded, no. The fence was there when he moved onto his property in August
Board Member Cornell asked if the fence required any up keeping.
Mr. Nazer responded, no. Mr. Suwinski wants to keep one foot from the fence towards his
house, so he would be the owner of the fence.
Board Member Cornell asked Mr. Nazer how many feet would be between the trees to the
proposed property line.
Mr. Nazer stated that the trees have grown to a point where they are against the fence.
Board Member Cornell asked Mr. Nazer if the majority of the trees are on his property with
some over hang onto the Suwinski property.
Mr. Nazer responded, yes.
Board Member James Ainslie asked Mr. Nazer if Mr. Suwinski had any problems with the
trees over hanging onto his property.
Mr. Nazer responded, no. Mr. Suwinski offered him an easement when he was in the process
of buying the property (Tax Parcel No. 27 -1- 16.2). Mr. Nazer stated that he told Mr. Suwinski that
he never crossed over to the other side of the fence because he could never get in touch with the
previous owner to trim the trees. Mr. Nazer stated that he asked Mr. Suwinski if he could cross the
fence to trim the trees. Mr. Suwinski Is comment was "be my guest ".
Board Member Cornell asked Mr. Nazer if he would like any legal mechanism to protect his
trees that over hang on the Suwinski property.
Mr. Nazer stated that he never considered that.
Board Member Cornell asked Attorney Barney if a tree is on a person's property, but over
• hangs onto someone else's property, do they have the right to cut those trees.
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up.
PLANNING BOARD MINUTES 3
APPROVED - JUNE 39 1997
MAY 20, 1997
Attorney for the Town John Barney stated that property owners own from the ground straight
Board Member Cornell asked if the new owners could technically cut the trees.
Attorney Barney stated that the new owners can only cut the trees that over hang onto their
property line straight up.
MOTION by Robert Kenerson, seconded by James Ainslie:
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.
Chairperson Wilcox stated that, for the record, the Town's Conservation Board Environmental
Review Committee's (ERC) comments are that they do not have any objections to this subdivision.
The ERC felt this was an appropriate resolution to the misunderstood boundaries.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Ainslie, Kenerson, Cornell.
NAYS - None.
The MOTION was declared to be carried unanimously.
(NOTE: The adopted resolution is hereto attached as Exhibit #2.)
Chairperson Wilcox duly closed the SEQR Determination for Suwinski /Nazer Subdivision at
1380 Mecklenburg Road at 7:51 p.m.
PUBLIC HEARING:
Chairperson Wilcox declared the above -noted matter duly opened at 7:52 p.m., and read
aloud from the Notice of Public Hearings as posted and published and as noted above. No one
spoke. Chairperson Wilcox closed the Public Hearing, and asked if anyone was prepared to offer
a motion.
Director of Planning Jonathan Kanter stated that the Town's Zoning Officer mentioned that
PLANNING BOARD MINUTES
V
APPROVED - JUNE 39 1997
MAY 209 1997
is Mr. Nazer's property is non- conforming as to the lot depth requirement in the current Agricultural
Zone, which has the same requirements as R -30. The depth requirement in those zones are 200
feet from the front line to the rear line. The existing lot before the subdivision had a depth of
approximately 167 feet. The new lot is still non - conforming with approximately 187 feet of depth.
Chairperson Wilcox asked if there is a variance already on the Nazer property.
Director of Planning Kanter responded, no.
Chairperson Wilcox asked if Mr. Nazer did not come before the Planning Board, that he would
not be required to obtain a variance.
Director of Planning Kanter stated that unless some other action requires zoning aspects, it
would not have been noticed.
Attorney Barney stated that he talked to the Town's Zoning Officer, and agreed that Mr. Nazer
should obtain a variance from the Zoning Board of Appeals. The property cannot be enlarged if it
is a non - conforming use, so Mr. Nazer would need to get a special approval from the Zoning Board
of Appeals for the enlargement of his property.
Director of Planning Kanter stated that this property is non - conforming and the Planning Board
® should consider approving this subdivision. The Zoning Board of Appeals will meet on June 11,
1997 for Mr. Nazer's special approval.
MOTION by James Ainslie, seconded by Robert Kenerson:
1. That the Town of Ithaca Planning Board hereby waives certain requirements for
Preliminary and Final Subdivision Approval, from the materials Ppreselnted that such
Subdivision Checklists, having determined
waiver will result in neither a significant alteration of the purpose of subdivision control
nor the policies enunciated or implied by the Town Board, and
2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for
the proposed subdivision of +/- 0.14 acre from Town of Ithaca Tax Parcel No. 27 -1-
16.2, located adjacent to 1380 Mecklenburg Road, for consolidation with Tax Parcel
No. 27 -1 -16.1, a.k.a. 1380 Mecklenburg Road, as shown on the plat entitled "Survey
Map Showing Lands of Alicia A. Carpenter Located on Mecklenburg and Bundy
Roads, Town of Ithaca, Tompkins County, NY" prepared by Allen Fulkerson and dated
January 20, 1997, and "Survey Map No. 1380 Mecklenburg Road NYS Route 79,
Town of Ithaca, Tompkins County, New York" prepared by Allen Fulkerson and dated
As February 6, 1997, and other application materials, conditioned upon the following:
a. The applicant receive, prior to signing of the plat by the Planning Board chair,
PLANNING BOARD MINUTES 5 MAY 20, 1997
APPROVED - JUNE 39 1997
• a variance from the Town Zoning Board of Appeals for insufficient lot depth in
an Agricultural District;
b. Submission, for signing by the Chair of the Planning Board, of an original or
mylar copy of the plat and four dark -line prints of the approved subdivision plat;
and
C. Within six months of this approval, conveyance of the +/- 0.14 acre parcel to the
owners of Tax Parcel No. 27 -1 -16.1 and consolidation with said Tax Parcel, and
submission of the deed and a copy of the consolidation request to be provided
to the Town Planner.
Planner Geri Tierney stated that she recommends that the Planning Board waive the
mortgager's certificate. The subdivision plat checklist was marked conditional. She did not know
if there was a mortgage or not when the packets were mailed. There is a mortgager, but since this
is such a small subdivision, it would be better for the Board to waive that requirement. Otherwise
the Board would need to add a condition into the resolution.
Director of Planning Kanter asked if Mr. Nazer has a mortgage on his property (Tax Parcel
No. 27 -1- 16.1).
Planner Tierney stated that the Suwinski's have a mortgage on the property purchased from
• the Carpenters (Tax Parcel No. 27 -1- 16.2).
Attorney Barney asked if the piece of land (Tax Parcel No. 27 -1 -16.2) being subdivided and
consolidated to Mr. Nazer's property (Tax Parcel No. 27 -1 -16.1) has a mortgage on it.
Planner Tierney responded, yes.
Board Member Ainslie asked if the bank holding the mortgage for the Suwinski's have to
release that portion of the land.
Attorney Barney stated that the bank should release that particular piece of land in order to
allow this subdivision to be completed. Mr. Nazer should mention to his lawyer that he should obtain
a release from the Suwinski's mortgage for the 0.14 +/- acres.
Chairperson Wilcox stated that he would like that as a condition in the proposed resolution,
and asked Attorney Barney what the condition should say.
Attorney Barney stated that the condition should read "receipt of a release from the mortgagee
of the Suwinski parcel releasing the lien of any mortgage on the .14 acre parcel." Attorney Barney
stated that the last sentence of condition "c ", should read "a copy of the consolidation request
addressed to the Tompkins County Department of Assessment to be provided to the Town Planner."
•
There being no further discussion, Chairperson Wilcox called for a vote.
C]
•
PLANNING BOARD MINUTES 6
APPROVED - JUNE 33 1997
AYES - Wilcox, Ainslie, Kenerson, Cornell.
NAYS - None.
The MOTION was declared to be carried unanimously.
(NOTE: The adopted resolution is hereto attached as Exhibit #3.)
Chairperson Wilcox duly closed the
Mecklenburg Road at 8:04 p.m.
MAY 2% 1997
matter of Suwinski /Nazer Subdivision at 1380
AGENDA ITEM: SEQR DETERMINATION PROPOSED GRIGOROV SUBDIVISION,
CODDINGTON ROAD.
Chairperson Wilcox duly opened the above - mentioned matter at 8:05 p.m., and read aloud
from the Agenda.
Town Board Member, Councilwoman Carolyn Grigorov, stated that Coddington Road, Tax
Parcel No. 51- 1 -3.2, was originally one large farm. The property is now divided into two parcels by
the South Hill Trail. The gorge side (Parcel 2 on the map entitled "Final Plat Grigorov Subdivision ")
of the trail is in the Conservation District. Parcel 2 would be conveyed to the City of Ithaca for
parkland. This is a more restrictive way to classify land than a conservation zone to keep the land
the way it is. The City of Ithaca plans to make Parcel 2 a passive park. The City of Ithaca needs
park land for the exchange of Inlet Park. The proposal with the City of Ithaca worked out well for her
because she would be building a house on Parcel 1. If the City buys Parcel 2 for park land she
would not have to sell any of the remaining land to build her new house.
Chairperson Wilcox stated that there are very steep slopes around the gorge.
Councilwoman Grigorov stated that there are steep slopes, highly erodible slopes. Parcel 2
would not be suitable for a ball park, it would just be a passive park for the City of Ithaca.
Chairperson Wilcox asked if Parcel 2 does not become a park land, that the current zoning
allows one house every seven acres.
Director of Planning Kanter responded, yes.
Chairperson Wilcox asked Councilwoman Grigorov if she sells Parcel 2 to the City of Ithaca
would preclude that.
Councilwoman Grigorov responded, yes.
Director of Planning Kanter pointed out on the map entitled "Final Plat Grigorov Subdivision ",
where the Town's South Hill Recreationway splits the current Tax Parcel No. 51 -1 -3.2 into Parcel
1 and Parcel 2. Mr. Kanter stated that Parcel 2 is 35.65 acres that would be conveyed to the City
of Ithaca, is bordered on the west side by the Recreationway and the east side of the City's
PLANNING BOARD MINUTES 7
APPROVED - JUNE 311997
® Watershed lands.
MAY 20, 1997
Chairperson Wilcox asked if the northwest corner lot was subdivided off of Tax Parcel No. 51-
1 -3.2 in the past.
Councilwoman Grigorov responded, yes, several years ago. The north side of Parcel 2 is the
Terepka land that is in the Land Trust. This would be a big section of untouched land.
Chairperson Wilcox stated that the Planning Board received letters from City Attorney Mariette
Geldenhuys, Legal Assistant Elizabeth Costello, and the Tompkins County Commissioner of
Planning James Hanson. The letter from Attorney Geldenhuys states "The acquisition of this and
other parcels in the Six Mile Creek area is part of the process whereby the City will alienate parkland
on Inlet Island, and acquire substitute parkland as required by State Legislation. All parcels acquired
as part of this project will be designated as parkland."
Director of Planning Kanter stated that it is legally mandated by State Law to authorize the
City of Ithaca to proceed with the Inlet Island Park substitution program. Chapter 242 of the 1995
session laws authorizes the City of Ithaca to alienate certain parkland parcels and acquire other
parcels as substitutes.
Chairperson Wilcox stated that the, law states that this must be set aside as parkland to
replace the land on Inlet Park.
Chairperson Wilcox stated that the Town's Conservation Board Environmental Review
Committee's comments mention that they do not have any objections to the subdivision, and they
were pleased that the subdivision was being made for positive environmental reasons.
MOTION by Candace Cornell, seconded by Robert Kenerson:
NOW THEREFORE, BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of
environmental significance in accordance with the New York State Environmental Quality Review
Act for the above referenced action as proposed and, therefore, neither a Full Environmental
Assessment Form, nor an Environmental Impact Statement will be required.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Ainslie, Kenerson, Cornell.
NAYS - None.
The MOTION was declared to be carried unanimously.
0 (NOTE: The adopted resolution is hereto attached as Exhibit #4.)
PLANNING BOARD MINUTES 8 MAY 202 1997
APPROVED - JUNE 39 1997
•Chairperson Wilcox duly closed the SEQR Determination for Grigorov Subdivision on
Coddington Road at 8:10 p.m.
PUBLIC HEARING. CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION
APPROVAL FOR THE PROPOSED SUBDIVISION OF +/- 35.65 ACRE FROM TOWN OF ITHACA
TAX PARCEL NO 51=11m3 l, +/- 72.1 ACRES TOTAL AREA, LOCATED ON THE NORTHEAST
SIDE OF CODDINGTON ROAD APPROXIMATELY 1,130 FEET EAST OF TROY ROAD, FOR
CONVEYANCE TO THE CITY OF ITHACA FOR USE AS PUBLIC PARK LAND, RESIDENCE
DISTRICT R -30 AND CD- CONSERVATION DISTRICT. CAROLYN GRIGOROV,
OWNER/APPLICANT.
Chairperson Wilcox declared the above -noted matter duly opened at 8:11 p.m., and read
aloud from the Notice of Public Hearings as posted and published and as noted above.
Board Member Cornell asked if hunting is allowed on the City park land.
Director of Engineering Daniel Walker stated that the City does not own the land yet, so they
can not enforce at this point.
Board Member Cornell asked if this was the City's land would hunting be allowed.
Director of Engineering Walker stated that the City posts all of their lands for no hunting.
•
Director of Planning Kanter stated that the Planning Board was provided with the guidelines
on the Six Mile Creek Natural Area, which shows no hunting would be allowed.
Chairperson Wilcox stated that the guidelines state that no trapping, hunting, or shooting is
allowed on City lands.
Board Member Cornell asked if the City of Ithaca is buying other lands at this time.
Councilwoman Grigorov stated that she does not think so.
Board Member Cornell stated that this is a wonderful idea for the City to purchase the land
for a park.
Councilwoman Grigorov stated that the park would be better than watershed lands because
the City could not consolidate this with the watershed lands next to it.
Chairperson Wilcox asked Attorney Barney if he has any concerns about a lot being created
with no road frontage.
Attorney Barney stated that the Town's Zoning Ordinance has a prohibition against it. There
• would need to be a variance obtained. Attorney Barney stated that the subdivision plat shows old
railroad farm crossings, and asked if there are any legal rights to use those crossings.
PLANNING BOARD MINUTES 9 MAY 20, 1997
APPROVED - JUNE 3. 1997
•Councilwoman Grigorov stated that she thinks there is. She understood from Assistant Town
Planner George Frantz that she would have the right to use them as driveways, but would not be
allowed as public road access.
Attorney Barney asked if there are other ways to access Parcel 2.
Councilwoman Grigorov stated that a person could go through the watershed property. The
City mentioned having paths from the Wildflower Park to Parcel 2.
Board Member Cornell asked if Parcel 2 would not be incorporated with another existing lot
owned by the City.
Attorney Barney stated that the City does not want to incorporate Parcel 2 with the watershed
property because it would be used for a different purpose. Parcel 2 would stand alone legally.
Councilwoman Grigorov stated that a land locked parcel cannot get a building permit, and she
considers that as an advantage.
Attorney Barney asked if an easement could be provided to cross the remaining land to give
someone a legal right to access Parcel 2.
Councilwoman Grigorov stated that she would rather not.
• Chairperson Wilcox asked if the City would want that easement.
Attorney Barney stated that the easement would go with whoever owns the land.
Councilwoman Grigorov stated that the City never asked for any such thing.
Attorney Barney stated that the Planning Board would be setting an interesting precedent.
He realizes this is an unique circumstance, but the Board is granting a subdivision to a piece of land
which the only access to is by hot air balloon or helicopter.
Councilwoman Grigorov stated that Parcel 2 could be accessed through the watershed
property.
Attorney Barney stated that there is no right in conjunction to do that.
Director of Planning Kanter stated that there is the South Hill Recreationway owned by the
Town, not the City. This trail does not to provide vehicular access.
Councilwoman Grigorov stated that this would be a terrific amenity for the South Hill
Recreationway Trail for people to walk into the woods.
• Board Member Cornell stated that, theoretically, if there was a fire on Parcel 2 the fire trucks
•
PLANNING BOARD MINUTES 10 MAY 20, 1997
APPROVED - JUNE 11997
could go down the trail.
Director of Planning Kanter stated that for emergency purposes only. The City does have
provisions for getting vehicles into their watershed lands.
Director of Engineering Walker stated that if there was an emergency situation that required
extracting someone from that area emergency vehicles could enter through the South Hill Trail. The
trail would be adequate for that purpose. The City has light rescue vehicles that are four wheel drive
and would be able to access into Parcel 2.
Director of Planning Kanter stated that there is a key for the law enforcement to access
through the gate onto the Recreationway Trail.
Board Member Cornell stated that the precedent would be establishing a land locked parcel
that would be used for Conservation purposes only.
Attorney Barney stated that the land would be used for park land. He thought the alienation
process was to provide park land of equivalent value, and provide parkland that one could get to.
Legally, Parcel 2 would not have access to it, except through the watershed district.
Councilwoman Grigorov stated that there could be access through the Wildflower area and
the South Hill Trail.
•
Chairperson Wilcox opened the Public Hearing, and asked if anyone from the public wished
to speak. No one spoke. Chairperson Wilcox closed the Public Hearing, and asked if anyone was
prepared to offer a motion.
MOTION by Candace Cornell, seconded by James Ainslie:
NOW THEREFORE, BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby waives certain requirements for
Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final
Subdivision Checklist, having determined from the materials presented that such
waiver will result in neither a significant alteration of the purpose of subdivision control
nor the policies enunciated or implied by the Town Board, and
2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for
the proposed subdivision of Town of Ithaca Tax Parcel No. 51- 1 -3.2, 72.1 +/- acres in
size, into two lots, Parcel 1 consisting of 36.45 +/- acres and Parcel 2 consisting of
35.65 +/- acres, located on Coddington Road, as shown on a plat entitled "Final Plat,
Grigorov Subdivision, Located on Coddington Road Mil. Lot 97, Town of Ithaca,
Tompkins County, New York," prepared by T.G. Miller Associates, P.C., Engineers and
Surveyors, and dated April 19, 1988, and amended April 19, 1993, September 10,
1993, and April 17, 1997, subject to the following conditions:
PLANNING BOARD MINUTES 11 MAY 20, 1997
APPROVED - JUNE 39 1997
a. Submission for signature by the Chair of the Planning Board of an original or
mylar copy of the plat, with required Surveyor's Certification, prior to filing with
the Tompkins County Clerk's office.
b. Within six months of this approval, Parcel 2 (35.65 +/- acres) as shown on the
Final Plat for the "Grigorov Subdivision" shall be conveyed to the City of Ithaca,
and a copy of the deed for such conveyance shall be delivered to the Town
Planner, along with evidence provided by the City of Ithaca that said Parcel 2
has been designated as parkland pursuant to Chapter 242 of the Regular
Session Laws of the State of New York regarding "Ithaca, City of -
Discontinuance of Certain Lands for Park Purposes."
Attorney Barney stated that a condition "c" should be added to the resolution stating "receipt
of all required variances from the Town of Ithaca Zoning Board of Appeals including a variance for
the establishment of a lot without road frontage."
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Ainslie, Kenerson, Cornell.
NAYS - None.
The MOTION was declared to be carried unanimously.
(NOTE: The adopted resolution is hereto attached as Exhibit #5.)
Chairperson Wilcox duly closed the Grigorov Subdivision on Coddington Road at 8:27 p.m.
MOTION by Fred Wilcox, seconded by Candace Cornell:
RESOLVED, that the Town of Ithaca Planning Board hereby amends the resolution of
Suwinski /Nazer Lot -line Modification to change the variance from "insufficient lot depth" to "the
applicant shall receive any required variances from the Town of Ithaca Zoning Board of Appeals' .
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Ainslie, Kenerson, Cornell.
NAYS - None.
The MOTION was declared to be carried unanimously.
AGENDA ITEM: CONSIDERATION OF A RECOMMENDATION TO THE ZONING BOARD OF
APPEALS REGARDING A REQUESTED SIGN VARIANCE TO PERMIT AN OFF - PREMISES SIGN
• TO ADVERTISE THE EVERGREEN NURSERY SCHOOL SAID SIGN TO BE ON THE PRIVATE
PROPERTY OF ANOTHER OWNER ON TOWN OF ITHACA TAX PARCEL NO. 24- 2 -1.2,
PLANNING BOARD MINUTES 12 MAY 20, 1997
APPROVED -JUNE 3, 1997
•LOCATED AT 105 DUBOIS ROA
c_01A inuN UUFICC [1WNFR•
Chairperson Wilcox duly opened the above mentioned matter at 8:30 p.m., and read aloud
from the Agenda.
Jody Boronkay stated that she is the head teacher and owner of the Evergreen Nursery
located at 105 Dubois Road. Most nursery schools provide half day day care, and the Evergreen
Nursery School provides full day day care. The School provides programming in the morning, and
extends child care in the afternoons for working parents. The dilemma is that the school is off the
beaten path, and the School needs a sign placed where it could be seen by others. She surveyed
all the parents at the School and had an initial entrance meeting. By doing this she got a feel for how
the parents heard about the School. The most effective way has been by signage. During open
house, there has been a sign along Route 96 to indicate where the school is. She has been
informed by the Town's Zoning Officer that the sign can not be located there. Ms. Boronkay stated
that she has tried advertising by radio, at $500 a slot, but there was no response. There was an
article in The Ithaca Journal about welfare reform in the City of Ithaca. Once this welfare reform
comes into play, there needs to be many more spaces in the Town and City of Ithaca than there is
now.
Board Member Cornell asked if the school is used as a nursery school.
• Ms. Boronkay stated that the Evergreen Nursery School is a nursery school with a little bit of
a slant to it. She has an approved program for the school.
Board Member Cornell asked how different is that from a regular day care facility in the child
care sense.
Ms. Boronkay stated that she is a certified elementary school teacher for nursery school
through sixth grade. The difference between a nursery school program is that it is more a pre -K
program that has a more structured environment than a day care center. A day center is just that,
it provides day care for an absentee parent. Right now, the Evergreen Nursery School provides
services to many children with special needs. In order to do that the school needs to be certified by
the State. They are able to diagnose children's needs and help seek out services for them. There
is a speech therapist, an occupational therapist, and a physical therapist that comes to the School,
so parents do not have to travel for these services. Most nursery schools do not provide programs
all day, but the Evergreen Nursery School does provide service all day. Ms. Boronkay stated that
she is a group family home, in order to run the school all day, under the laws of the State of New
York. She needs to advertise and get the word out for her services. The Planning Board was
supplied with letters from parents stating that if they had not seen a sign they would have not known
about Evergreen Nursery School. The school meets their needs.
Board Member Cornell asked Ms. Boronkay where she would like to locate the sign.
•
Ms. Boronkay stated that the sign would be located approximately an eighth of a mile past
PLANNING BOARD MINUTES 13 MAY 20, 1997
APPROVED - JUNE 311997
Cayuga Medical Center on the right side of Route 96. It would be at the corner of Route 96 and
• Dubois Road on a knoll at the intersection. The land is owned by John Weiss. The design of the
sign is professional, and some landscaping around the sign would be done to keep it in the character
of the neighborhood.
Board Member Cornell asked if the sign would be located on Route 96.
Ms. Boronkay responded, yes. It would be on the corner of Dubois Road and Route 96, but
it would be angled to face Route 96. The sign would be one sided facing Route 96.
Board Member Cornell asked if the address would be on the sign.
Ms. Boronkay stated that she would like the address on the sign. Signs are extremely
expensive, and she has a hard time taking money from programs for the sign. There is a sign in the
front of the property on Evergreen Lane. She started to put the address on the sign, but she was
trying to get away from advertising because she is only looking for location. If people see names
with locations they would make the connection better.
Board Member Cornell asked if the address is on the sign, could the sign still be the same
size.
Ms. Boronkay stated that the sign would stay the same size with or without the address.
• Having the address on the sign would help the school.
Board Member Cornell stated that if the address was on the sign, it would make it easier for
people to find the school.
Ms. Boronkay stated that there are evergreen trees behind where the sign would be located.
Board Member Cornell asked if there is any other signs in the area.
Ms. Boronkay stated that there is an antique sign up the road, and there is a sign for the
Indian Creek Farms. The Indian Creek Farms is in the process of selling the property, and that sign
would be removed. Her sign would be more residential in nature as opposed to commercial. It
would be in keeping with the Evergreen Subdivision. The sign would look like Audrey Eldeman's
Real Estate signs, green with gold trim.
Board Member Cornell stated that the sign would be more
help people as they are driving by.
Chairperson Wilcox asked if the Planning Board wants t,
of Appeals an off - premises advertising sign. Chairperson Wilcox
I
n the Town of Ithaca that is off - premises advertising, which is
effective with the address. It would
:) recommend to the Zoning Board
stated that he is aware of one sign
the Coddington Restaurant at the
• corner of Route 96B and Coddington Road. It is a small two foot by two foot sign six feet high.
PLANNING BOARD MINUTES 14
APPROVED - JUNE 311997
MAY 209 1997
• Board Member Cornell asked if there used to be a sign in this area for Poyer Orchards.
Ms. Boronkay responded, yes. Ms. Boronkay stated that she understands Chairperson
Wilcox's concern, but she is providing a human service that is crucial in the up coming years with
the welfare reform. Right now her fees are lower than any other nursery school. She would not be
excluding people affected by the welfare reform. She does not have the overhead in rent that most
nursery schools have. She has the ability to keep her prices down and reasonable for people to
have good quality day care.
Board Member Ainslie asked what is the school's capacity.
Ms. Boronkay stated that the capacity is 12, plus two school age children. She runs two
programs, Monday and Friday for children that need a smaller group in a special setting, and on
Tuesday, Wednesday, and Thursday the school would be at full capacity of 12 to 14 children.
Chairperson Wilcox.stated that the school does have a sprinkler system.
Board Member Cornell asked if there is a problem with the Board approving an off - premises
sign. In general, she would not want off - premises signs to become rampant throughout the Town
of Ithaca.
®Chairperson Wilcox stated that the Building and Zoning Department has been reasonably
diligent about off - premises signs.
Ms. Boronkay stated that this is the survival of her business. The honest truth is that the sign
works, nothing else does. Ms. Boronkay stated that she has put a sign past the Town's limits. She
received phone calls when the sign was placed on the road side. This is such a transient community
that it is very rare that she has an opening. This speaks to the problem of the need. If she puts the
sign out, she is full in a week. Obviously, people are not getting the message any other way. Ithaca
Child, is a publication for this purpose, and it does not work.
Board Member Cornell asked Ms. Boronkay if she wants the sign to be permanent.
Ms. Boronkay responded, yes.
Board Member Cornell asked Ms. Boronkay if she wants a sign that could be taken off hinges
when the school is full, and put back when there are openings.
Ms. Boronkay responded, no. The design of the sign would only enhance the neighborhood
area, and it might benefit the area. The landscaping would also help benefit the area.
Chairperson Wilcox stated that the materials provided to the Planning Department mentions
that Ms. Boronkay asked for a sign height of six feet from grade to the base of the sign. 'The
® proposed resolution states that the sign would not exceed a height of six feet from grade to the upper
most point of the sign.
PLANNING BOARD MINUTES 15 MAY 209 1997
APPROVED - JUNE 3. 1997
Jeffrey Boronkay stated that the height in the proposed resolution would be more appropriate.
The area where the sign would be located slopes uphill, and if the sign is kept at the original height
in the paper work submitted it would be to high.
Chairperson Wilcox stated that the higher the sign the more intrusive it becomes.
Mr. Boronkay stated that they could work with the Planning Department on the height of the
sign.
Director of Planning Kanter stated that if the Planning Board were going to allow a sign off of
Route 96, the sign should not be smaller than six square feet. Small signs would not be visible from
the road.
MOTION by Candace Cornell, seconded by James Ainslie:
NOW, THEREFORE, BE IT RESOLVED:
That the Planning Board, acting as the Town of Ithaca Sign Review Board, recommend and
hereby recommends to the Zoning Board of Appeals, a negative determination of environmental
significance be made in accordance with the New York State Environmental Quality Review Act for
the above reference action as proposed.
® AND BE IT FURTHER RESOLVED:
That the request for an off - premises sign to advertise the Evergreen Nursery School, said sign
to be located on the private property of another owner, on Town of Ithaca Tax Parcel No. 24- 2 -1.2,
located at the corner of Dubois Road and NYS Route 96, Residence District R -30, John Weiss,
Owner; Jeffery and Jody Boronkay, Applicants, be granted with the following conditions:
1. That the variance be limited to a period not to exceed five years from the date
the variance is granted by the Zoning Board of Appeals. At the end of the five
year period, the applicant may apply for an extension of the variance or remove
the sign.
2. That the sign be maintained in good condition at all times, to the satisfaction of
the Zoning and Building Code Enforcement Officer for the Town of Ithaca.
3. The sign does not exceed six square feet in area nor does it exceed a height
of six feet from grade to the uppermost point on the sign panel.
4. That the sign be placed approximately 28 feet from the shoulder of Route 96
and approximately 35 feet from the shoulder of Dubois Road (approximately 17
feet diagonally back from the fire hydrant and approximately 29 feet diagonally
back from the stop sign).
PLANNING BOARD MINUTES 16 MAY 20, 1997
APPROVED - JUNE 3, 1997
•Attorney Barney stated that "Planning Board recommends to the Zoning Board of Appeals that
the 71 shall be added to the beginning of the BE IT FURTHER RESOLVED. Attorney Barney stated
that "in any event outside the highway right -of -way of both roads" should be added at the end of
condition 'A ". Attorney Barney stated that "reasonable" should be added to condition "2" before
"satisfaction of the Zoning and Building Code Officer for the Town of Ithaca ".
r 1
LJ
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Ainslie, Kenerson, Cornell
NAYS - None.
The MOTION was declared to be carried unanimously.
(NOTE: The adopted resolution is hereto attached as Exhibit #6.)
Chairperson Wilcox duly closed the recommendation to the Zoning Board of Appeal for the
Evergreen Nursery School at 9:00 p.m.
AGENDA ITEM: CONSIDERATION OF A RECOMMENDATION TO THE TOWN OF ITHACA
TOWN BOARD REGARDING (1) THE POSSIBLE RELEASE OF A PARCEL THAT WAS
INTENDED TO BE DEDICATED AS A TOWN PARK IN EXCHANGE FOR ANOTHER PARCEL ON
P%IAIKICMIC% 1 A klr% A \IM /#i\ 1 nf%AT1nA1 nC A DnCCIMI G rrnnnnni UNITY PARK IN THE SOUTH
AGENT.
Chairperson Wilcox duly opened the above mentioned matter at 9:01 p.m., and read aloud
from the Agenda.
Terry Roswick stated that he is representing Evan Monkemeyer to discuss a proposal for
parkland to be dedicated to the Town of Ithaca. There has been many discussions with Town
Officials and Evan Monkemeyer. There was a memorandum supplied to the Planning Board that
explains what the proposal is. What initiated this response is a prior agreement that left a 1.78 +/-
acre piece of land to be conveyed to the Town for parkland from a prior subdivision. Mr. Roswick
pointed out on a map entitled "Concept Sketch" prepared by Ryan Survey, where the originally
intended parkland was located and where the proposed parkland would be located. Mr. Roswick
stated that there has been a need by the Montessori School to expand, and Mr. Monkemeyer would
like to take the originally intended parkland and sell it to the Montessori School. In exchange for that,
there has been a need for a community wide Town park in this area, Mr. Monkemeyer is proposing
ten percent of the allocation for a subdivision in R -30 zone. Even though he is not looking to develop
this immediately, it would be a good idea to consolidate the ten percent and dedicate it to the Town
right now. The Concept Sketch is more of a schematic plan. There has been a lot of discussions
• by the Planning Board to seek a Master Plan Concept by trying to get residential developments in
the forefront with a loop road connection from East King Road to Danby Road, and another loop road
PLANNING BOARD MINUTES 17 MAY 207 1997
APPROVED - JUNE 33 1997
to College Circle Apartments. Mr. Monkemeyer plans to dedicate his land along with his sister,
Lenora Monkemeyer's parcel, for a park for the Town of Ithaca. The Concept Sketch Plan is a rough
configuration.
Board Member Cornell asked where would people be parking for the park.
Planner JoAnn Cornish stated that the park is not planned, it is more the land. The sketch
plan is purely schematic.
Mr. Roswick stated that there is a lot of land there. The sketch plan is purely schematic to
show how athletic fields could be placed in this area with some overlapping. There would be ample
room to have ball fields, soccer fields, and tennis courts in the future. When those concepts are
refined, the parking would be accommodated near the facilities.
Planner Cornish stated that she has gone through a series of conceptual plans with play fields
and parking, and this sketch plan shows that those activities could fit into this space.
Mr. Roswick stated that Mr. Monkemeyer is looking to get a recommendation from the
Planning Board to approve this allocation for a final resolution by the Town Board.
Chairperson Wilcox stated that the dedication and final acceptance of the parkland would be
made by the Town Board. Chairperson Wilcox asked if the originally intended parkland was being
used as a sledding hill.
Evan Monkemeyer stated that the land has been used for sledding in the winter by
neighborhood kids and the Montessori School.
Chairperson Wilcox stated that this is a significant break through, since the Montessori School
was before the Board for an expansion proposal and lot coverage was an issue. This would give
the Montessori School a chance to acquire this land for the coverage issue.
Board Member Ainslie asked if there is any vegetation on the open land.
Mr. Monkemeyer stated that two- thirds of the land has been mowed. There is very small
growth in the proposed park land area.
Board Member Ainslie asked if the land would need to be mowed for the playing fields.
Mr. Roswick responded, yes, especially the playing fields for level grading.
Board Member Cornell asked Mr. Monkemeyer if his sister, Lenora, agreed with this proposal.
Mr. Monkemeyer responded, yes.
• Board Member Cornell asked if Lenora has any intentions of developing g her property.
PLANNING BOARD MINUTES 18 MAY 20, 1997
APPROVED - JUNE 3, 1997
40 Mr. Monkemeyer stated that Lenora's property is currently under contract to be sold.
Director of Planning Kanter stated that there has been an agreement to get 4.9 acre piece
from Lenora's to connect to the other pieces of Evan to form the whole 12.5 acre community park
area.
Chairperson Wilcox asked if the 4.9 acres from Lenora's parcel, and the 5.6 acres and 2 acres
from Evan's parcels, would be the ten percent set aside requirements for the three parcels.
Director of Planning Kanter responded, yes.
Planner Cornish stated that the Town's Conservation Board Environmental Review
Committee's (ERC) concerns were the proximity of the park and the loop road to the Unique Natural
Area (UNA) to the east. Mr. Kanter, Ms. Tierney, and herself visited the site to look at the area of
concern, and they were comfortable that there was not a potential wetland in the area. After
discussions with the ERC of their assessment of the situation, they agreed that there was no longer
a concern. There would be some concerns that park users would be entering the UNA. This is
something that could be looked into in the future as far as design issues and lot layout. There could
be some mitigation to eliminate invitation to enter the UNA. The drainage in this area was another
concern, and have been discussed with the Town's Engineer. The ERC has recommended a
drainage study in this area be done as the land is developed, and as subdivisions progress. The
proposed park would be down slope from the UNA, and drainage into the UNA should not be a
• concern.
Director of Planning Kanter asked Ms. Cornish to mention some of the possible cost estimates
of park facilities.
Planner Cornish stated that while the staff was developing the draft Park and Open Space
Plan, some preliminary cost estimates were done for community parks. The estimate for site
development was approximately $300,000. A site such as this would require some additional
grading and probably drainage mitigation to the athletic fields that require adequate drainage. The
Town would be looking at approximately $400,000 to $500,000 for the development of a community
park, which includes parking facilities, comfort station, athletic fields, and possible tennis courts or
basketball courts. In the acceptance of a park there is also an acceptance of commitment to
develop that park at some future point, and it would not be a small price tag to serve the community.
Chairperson Wilcox stated that there is no similar facility on South Hill at this time.
Planner Cornish stated that there have been requests for facilities on South Hill. It is part of
the draft Park and Open Space Plan to develop a park on South Hill.
Director of Planning Kanter stated that there were some concerns of road access and legal
rights to obtain access to the park area, and asked what are the plans for that.
PLANNING BOARD MINUTES 19 MAY 20, 1997
APPROVED - JUNE 11997
•Attorney Barney stated that the arrangements with Mr. Monkemeyer were to convey the four
parcels to the Town with an easement from East King Road to the park in the northeast corner to
get in and out. It is not contemplated that the Town would built a road there, but they would have
the right to do so if it became necessary. The desirable arrangement would be when the subdivision
is developed that each stage of the road would be constructed by the developer during the course
of construction.
n
U
U
Director of Planning Kanter stated that during discussions with Mr. Monkemeyer there was
an established proposal for time frames. Mr. Kanter handed out a copy of the Proposed
Timeframe /Process for South Hill Park Approval to each member of the Board, which read as
follows:
May 20, 1997: Planning Board recommendation to Town Board to accept
location /concept of South Hill Park and release Montessori "park" parcel
for other purposes.
June 3, 1997: Planning Board consider preliminary subdivision approval for three 2 lot
subdivisions to split off proposed park parcels. (Need surveyed plats no
later than Friday May 23rd.)
June 9, 1997: Town Board consider acceptance of location /concept of South Hill Park,
and acceptance of the park parcels subject to contingencies.
June 17, 1997: Planning Board consider final subdivision approval for the proposed park
parcels, subject to approval of legal and technical details by Town
Attorney, Town Engineer, Town Highway Superintendent. (Need final
plats, deeds, other legal requirements no later than Tuesday, June 10th.)
Mr. Roswick stated that he could supply the Planning Department with surveyed maps on the
three individual parcels by Friday. They could do each parcel as separate proposals or as a joint
proposal.
Mr. Monkemeyer stated that he was in agreement with the proposed timeframe and process
for the South Hill Park Approval.
MOTION by Fred Wilcox, seconded by Robert Kenerson:
NOW, THEREFORE, BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby finds that the originally proposed park
site adjacent to Montessori School, as it currently exists, would be better suited for
future use by the Montessori School; and
2. That the Town of Ithaca Planning Board hereby finds that the proposed change in
location of the proposed park site presents an opportunity for the Town of Ithaca to
PLANNING BOARD MINUTES 20 MAY 20, 1997
APPROVED - JUNE 39 1997
• establish a community park on South Hill as recommended in the draft 1996 Park and
Open Space Plan; and
3. That the Town of Ithaca Planning Board hereby finds the proposed relocated 1.8 +/-
acre park site as part of the proposed new 12.5 +/- acre community park site on South
Hill, as shown on the plan entitled "Concept Sketch ", dated march 10, 1997, revised
March 26, 1997 and May 10, 1997, by Ryan Survey, is an appropriate location for a
community park in the Town of Ithaca.
AND BE IT FURTHER RESOLVED:
That the Town of Ithaca Planning Board recommends that the Town of Ithaca Town
Board accept the above described location of the park site based upon the following
conditions. Said conditions to be fulfilled prior to the originally proposed 1.8 +/- acre
park site being released by the Town of Ithaca for sale or non -park purposes.
a. All the parcels in question be legally surveyed in accordance with this proposal.
b. The specific surveyed locations and deeds for each parcel to be assembled as
a community park be submitted in a form acceptable to the Attorney for the
Town of Ithaca and the Director of Planning for the Town of Ithaca.
• C. That subdivision approval be granted by the Town of Ithaca Planning Board in
order to split off the parcels required for the assemblage of the community park.
d. Upon a recommendation from the Town of Ithaca Planning Board, the Town
Board review and approve the location of the community park prior to the
signing of the final subdivision plat by the Planning Board chairperson.
e. That a legal right of way (or permanent easement) be secured from King Road
East to the proposed Town park site, subject to Approval by the Attorney for the
Town, the Director of Engineering for the Town and the Town Highway
Superintendent.
Attorney Barney stated that condition "c" shall read "that subdivision approval be granted by
the Town of Ithaca Planning Board in order to split off the three parcels required for the creation of
the community park. "Attorney Barney stated that conditions "b" and "c" should be switched, and
condition "c" shall read "the specific surveyed locations and deeds for each parcel be conveyed to
the Town with appropriate title documentation in a form acceptable to the Attorney for the Town of
Ithaca and the Director of Planning for the Town of Ithaca."
Director of Planning Kanter stated that, for the record, the May 15, 1997 letter to Frank
Bersani from Attorney Barney outlines all the required conditions, except a slight revision in the time
• frame. The letter has been read by the Planning Board and acknowledged as part of this
recommendation to the Town Board. (Attorney Barney's letter to Frank Bersani is hereto attached
•
PLANNING BOARD MINUTES 21
APPROVED - JUNE 39 1997
as Exhibit #7.)
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Ainslie, Kenerson, Cornell.
NAYS - None.
The MOTION was declared to be carried unanimously.
(NOTE: The adopted resolution is hereto attached as Exhibit #8.)
MAY 202 1997
Chairperson Wilcox duly closed the recommendation to the Town Board for acceptance of
park land from Evan Monkemeyer at 9:35 p.m.
AGENDA ITEM: APPROVAL OF MINUTES - MAY 6. 1997.
Chairperson Wilcox stated that the Planning Board would approve the May 6, 1997 Planning
Board minutes at the next regular meeting.
AGENDA ITEM: OTHER BUSINESS.
eDirector of Planning Kanter stated that the Nazer Lot -line Modification does not need an area
variance because the Nazer's property has over 30,000 square feet of coverage.
Attorney Barney stated that the resolution would be modified to say "any required variances
by the Zoning Board of Appeals ".
Director of Planning Kanter stated that the Town has been notified by the New York State
Department of State that the Town has received the grant for the Local Waterfront Revitalization
Program. This program would be done in conjunction with the City of Ithaca and several of the other
waterfront communities.
Director of Planning Kanter stated that Karen McGuire has been hired for the secretarial
position in the Planning and Engineering Department.
AGENDA ITEM: ADJOURNMENT.
Upon MOTION, Chairperson Wilcox declared the May 20, 1997, Meeting of the Town of
Ithaca Planning Board duly adjourned at 9:42 p.m.
Prepared by:
Deborah Kelley,
• Keyboard Specialist/Minutes Recorder
PLANNING BOARD MINUTES
0
•
•
22 MAY 20, 1997
APPROVED - JUNE 33 1997
Mary Bryant,
Administrative Secretary for the
Town of Ithaca Planning Board
TOWN- -014, I"I'I fACA PLANNING BOARD
126 bast Seneca Street
�. Ithaca, New York 14850
Tuesday, May 20, 1997
AGENDA
7:30 P.M. Persons to be heard.
7:35 P.M. SEQR Determination, proposed SIIWinski/Nazer Subdivision, located at /adjacent to
1380 Mecklenburg Road, as further described below.
7:40 P.M. PUBLIC IIEARING: Consideration of Preliminary and Final Subdivision Approval
for the proposed subdivision of +/- 0.14 acre from Town of Ithaca Tax Parcel No. 27-
1 -16.2, located adjacent to 1380 Mecklenburg Road, for consolidation with Tax Parcel
No. 27 -1 -16:1, a.k.a. 1380 Mecklenburg Road, AG- Agricultural District. Susan J.
Suwinski, Owner; Alfred Nazer, Applicant.
.8:00 P.M. SEQR Determination, proposed Grigorov Subdivision, Coddington Road, as further
described below.
8 :05 P.M. PUBLIC IIEARING: Consideration of Preliminary and Final Subdivision Approval
For the proposed subdivision of +/- 35.65 acres from Town of Ithaca Tax Parcel No.
51- 1 -3.2, +/ 72.1 acres total area, located on the northeast side of Coddington Road
approximately 1,130 feet east of Troy Road, for conveyance to.the City of Ithaca for
use as public park land, Residence District R -30 and CD- Conservation District,
Carolyn Grigorov, Owner /Applicant.
8:30 P.M. Consideration of a Recommendation to the Zoning Board of Appeals regarding a
requested sign variance to permit an off - premises sign to advertise the Evergreen
Nursery School, said sign to be on the private property of another owner, on Town of
Ithaca Tax Parcel No. 24- 2 -1.2, located at 105 Dubois Road at the corner of NYS
Route 96, Residence District R -30. John Weiss, Owner; Jeffrey and Jody Boronkay,
Applicants,
8:45 P.M. Consideration of a Recommendation to the Town of Ithaca Town Board regarding (1)
the possible release of a parcel that was intended to be dedicated as a Town park in
exchange for another parcel on owner's land, and (2) location of a possible community
park in the South Hill area. The original proposed Town park parcel, consisting of 1.8
+/- acres, is located on East King Road adjacent to the Montessori School, and is part
of Tax Parcel No, 43- 1 -3.2. Evan Monkemeyer, Owner; Terry Roswick, Agent.
8. Approval of Minutes: May 6, 1997 (in packet)
• 9. Other Business,
10, Adjournment,
Jonathan Kanter, AICP
Director of Planning
273 -1747
NO'T'E: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY MARY
BRYANT A'1' 273 -1747.
(A quorum of four (4) members is necessary to conduct Planning Board business.)
•
•
ADOPTED RESOLUTION:
SEQR
Preliminary & Final Subdivision Approval
Suwinski/Nazer Lot -line Modification
1380 Mecklenburg Road
Planning Board, May 20, 1997
MOTION by Robert Kenerson, seconded by James Ainsle:
WHEREAS:
1. This action is the consideration of Preliminary and Final Subdivision Approval for the
proposed subdivision of +/- 0.14 acre from the Town of Ithaca Tax Parcel No. 27 -1 -16.2,
located adjacent to 1380 Mecklenburg Road, for consolidation with Tax Parcel No. 27 -1 -16.1,
a.k.a. 1380 Mecklenburg Road, AG- Agricultural District. Susan Suwinski, Owner; Alfred
Nazer, Applicant, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively
determined to act as Lead Agency in environmental review with respect to Subdivision
Approval, and
3. The Planning Board, on May 20, 1997, has reviewed and accepted as adequate a Short
Environmental Assessment Form Part I submitted by the applicant and a Part II prepared by
the Town Planning Department, plans entitled "Survey Map Showing Lands of Alicia S.
Carpenter Located on Mecklenburg and Bundy Roads, Town of Ithaca, Tompkins County,
NY" prepared by Allen Fulkerson and dated January 20, 1997, and "Survey Map No. 1380
Mecklenburg Road NYS Rte. 79, Town of Ithaca, Tompkins County, New York" prepared by
Allen Fulkerson and dated 2/6/97, and other application materials, and
4. The Town Planning staff has recommended a negative determination of environmental
significance with respect to the proposed subdivision;
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.
AYES - Wilcox, Cornell, Ainslie, Kenerson.
NAYS - None.
The OTION was declar d to be carried unaminously.
Karen McGuire, Secretary, Town of Ithaca. Ma Brya , Administ tive Secretary.
5/21 /97km
(FILENANIE: nazcr.sgr)
r�
ADOPTED RESOLUTION:
Preliminary and Final Subdivision Approval
Suwinski/Nazer Lot -line Modification
1380 Mecklenburg Road
Planning Board, May 20, 1997
MOTION by James Ainsle, seconded Robert Kenerson:
WHEREAS:
1. This action is the consideration of Preliminary and Final Subdivision Approval for the
proposed subdivision of +/- 0.14 acre from the Town of Ithaca Tax Parcel No. 27 -1 -16.2,
located adjacent to 1380 Mecklenburg Road, for consolidation with Tax Parcel No. 27-1 -
16.1,,a.k.a. 1380 Mecklenburg Road, AG- Agricultural District. Susan Suwinski, Owner;
Alfred Nazer, Applicant, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead
agency in environmental review with respect to Subdivision Approval, has, on May 20,
1997, made a negative determination of environmental significance, after having
reviewed and accepted as adequate the Short Environmental Assessment Form Part I,
prepared by the applicant, and a Part II prepared by the Town Planning staff, and
3. The Planning Board, at a Public Hearing on May 20, 1997, has reviewed and accepted as
adequate plans entitled "Survey Map Showing Lands of Alicia S. Carpenter Located on
Mecklenburg and Bundy Roads, Town of Ithaca, Tompkins County, NY" prepared by
Allen Fulkerson and dated January 20, 19971, and "Survey Map No. 1380 Mecklenburg
Road NYS Rte. 79, Town of Ithaca, Tompkins County, New York" prepared by Allen
Fulkerson and dated 2/6/97, and other application materials.
NOW, THEREFORE, BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby waives certain requirements for
Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final
Subdivision Checklists, having determined from the materials presented that such waiver
will result in neither a significant alteration of the purpose of subdivision control nor the
policies enunciated or implied by the Town Board, and
2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for
the proposed subdivision of +/- 0.14 acre from the Town of Ithaca Tax Parcel No. 27 -1-
16.2, located adjacent to 1380 Mecklenburg Road, for consolidation with Tax Parcel No.
27 -1 -16.1, a.k.a. 1380 Mecklenburg Road, as shown on the plans entitled "Survey Map
Showing Lands of Alicia S. Carpenter Located on Mecklenburg and Bundy Roads, Town
of Ithaca, Tompkins County, NY" prepared by Allen Fulkerson and dated January 20,
1997,, and "Survey Map No. 1380 Mecklenburg Road NYS Rte. 79, Town of Ithaca,
Tompkins County, New York" prepared by Allen Fulkerson and dated 2/6/97, and other
application materials, conditioned upon the following:
i
•
•
ADOPTED RESOLUTION: Preliminary and Final Subdivision Approval
Suwinski/Nazer Lot -line Modification
1380 Mecklenburg Road
Planning Board, May 20, 1997
a. the applicant receive, prior to signing of the plat by the Planning Board chair, any
required variance from the Town Zoning Board of Appeals; and
b. _ . submission, for signing by_ the Chair of the Planning Board, of an original or
mylar copy of the plat and four dark -line prints of the approved subdivision plat;
and
C, within six months of this approval, conveyance of the +/- 0.14 acre parcel to the
owners of Tax Parcel No. 27 -1 -16.1 and consolidation with said Tax Parcel, and
submission of the deed and a copy of the consolidation request addressed to the
Tompkins County Department of Assessment to be provided to the Town Planner;
and
d, receipt of a copy of a release from the mortgagee of the Suwinski parcel releasing
the lien of any mortgage on the .14 acre parcel.
AYES - Wilcox, Kenerson, Cornell, Ainslie.
NAYS - None.
The MOTION was declared to be carried unanimously.
Karen McGuire, Secretary, Town of Ithaca.
5/21 /97.kmm
r
•
ARTICLE VI, SECTION 36. PRELIMINARY SUBDIVISION PLAT CHECKLIST
V = ITEM SUBMITTED
W = WAIVED
N/A = NOT APPLIC_ 3LE
COND = CONDITION OF APPROVAL
The items
filed in
before an
complete,
calendar
approval
1.
t
2. CIA
40,
►
l
J
PROJECT NAME J,,, , � I
PROJECT NUMBER
listed below, unless waived by the Planning Board, mus_ be
the c-_:ce of the Town Pla_ ^niter cr TCw^ P' a_ ^_ne'_'' S dew_
J `
application for a preliminary subdivision approval is aeemed
These materials shall be filed with at least thirty (30)
days prior to the Planning Board meeting at which preliminary
is requested.
One completed and
signed Development
Re-riew
Application_.
One Development Review Escrow Agreement and Back -up
Withholding Form (if required)
Payment of review fees.
Deposit of escrow.
51 / One fully completed and signed Short Environmental Assessment
Form, Part I (SERF), or Long Environmental Assessment Form,
Part I (LEAF). (See Town Planner as to which to submit.)
Estimate of costs of site improvements (excluding cost of land
acquisition and professional fees) to be prepared (preferably)
by a licensed professional engineer.
7. Four full size dark -line prints of the preliminary plat and 25
reduced copies of all sheets of the preliminary plat (the
reduced copies to be no larger than 11" by 1711) with the
following information:
a. V Vicinity Map showing the general location of the
property, 1" =1000' or 111= 2000'
b. ' General layout, including lot lines with dimensions;
block and lot numbers; highway and alley lines, with 60
feet wide highway rights -of -way; areas to be reserved for
use in common by residents of the subdivision; sites for
nonresidential, non - public use easements for utilities,
drainage, or other purposes; and building setback lines,
• with dimensions.
c. General layout of the proposed highways, blocks, and
lots within the proposed subdivis�.on. Tentative highway
names.
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Final Subdivision
/.
Plat Checklist
10. I Four full
copies of
no larger
a. V/
coo
C,
V
\J
2 •
size dark -line prints of the final plat and 25 reduced
all sheets of the final plat (the reduced copies to be
than 11" by 1711) with the following information.
Highway and alley bcunda=y or right -Of -Way lines,
showing bcundarv, right -of -way or easement width and
any other information_ needed for locating such lines;
purposes of easements.
Highway center lines,
showing
angle
of
de`iecticn,
angles of intersection,
radii,
lengths
of
tangents and
arcs, and degree of curvature,
with
basis
of curve
data. Lengths and distances shall be to the nearest
one hundr =dth foot, Angles shall be to the nearest
half minute.
Highway names.
d. �' Location, name, and dimensions of each existing
highway and alley and each utility, drainage, or
similar easement within, abutting, or in the immediate
vicinity of the proposed subdivision.
e. Exact boundary lines of the tract, indicated by a
heavy line, giving the dimensions to the nearest one
hundredth foot, angles to the nearest one -half minute,
and at least one bearing; the traverse shall be
balanced and closed with an error of closure not to
exceed one to two thousand; the type of closure shall
be noted.
f. v Location and description of all section line corners
and government survey monuments in or near the
subdivision, to at least one of which the subdivision
1� shall be referenced by true courses and distances.
g. Location of property by legal description, including
areas in acres or square feet. Source of. title,
including deed record book and page numbers.
h. Name and address of all owners of the property and
name and address of all persons who have an interest
in the property, such as easements or rights -of -way.
�.�
i. �' Name (s) and address (es) o= the subdivider (s) , if the
subdivider(s) is (are) not the owner(s)
j. ✓ Accurate locations and descriptions of all subdivision
monuments.
k. Accurate outlines and descriptions of any areas to be
dedicated or reserved for public use or acquisition,
with the purposes is: ^.dicated thereon; any areas to be
reserved by deed covenan-. for common uses of all
property owners in the subdivision:
i
1. VL Building setback lines with dimensions.
•
n
Final Subdivision Plat Checklist 3
• m. Lot lines, fully dimensioned, with lengths to the
nearest one - hundredth foot and angles or bearings to
the nearest one -half minute.
iJ -
n. Width at building line of lots located on a curse or
having ncn- parallel side lines, when required b:r the
Planning Board.
o. Names and addresses of owners of all parcels abutting
the proposed subd_visiC"
p. Names of recorded suba_visior_s anutting the propesed
subdivision.
q The blocks are nu:P.hered c=secively t'_^_rCUChCUt t :"fie
subdivision. and the lots are numbered consecutivel.r
tt throughout each block.
Key map, when more than one sheet is required to
Present plat,
S, Vicinity map shcwinc the general location_ of the
property, 1" =1000, or 111= 20001
.
Pl
t. /r Name of subdivision, which shall not duplicate the
• name of any other subdivision_ in the county,
t
u. Name and seal of the registered land surveyor or
engineer who prepared the topographic information.
Date of survey.
V, Name and seal of registered land surveyor who made the
boundary survey. Date of survey.
w. ✓/ Name (s) and addresses) of the owners)
X. ��1 Map scale (1" =50' or 111=1001) in Bar Form and north
point.
y. V Date of plat and any applicable revision dates.
i
z. V Name of town,-county and state.
a1. 'i' Border lines bounding the sheet, one inch from the
left edge and one -half inch from each of the at... ner
edges; all information, including all plat lines,
lettering, signatures, and seals, shall be within the
border lines.
bl. Reference- on the plat to an-v separate_ irstrume_ntS,
including restrictive covenants, which directly affect
the land in the suhdivision.
c1. one original or mylar copv of the plat to be recorded
and three dark -line prints, on one or more sheets.
Certification signed by the Chairman or other designated
official or agent of the Pla.'Ining Boar_^: to the effect that the
plat was gi -ren final approval by the Pl. ==i _ ^.g Board..
Final Subdivision Plat Checklist 4®
SECTION 38. IMPROVEMENT PLANS AND RELATED INFORMATION
1. Where improvements are required for a proposed subdivis_on, t'r_e
following documents shall be submitted to the Planning Department:
Detailed construction_ plans and spedfications for water lines,
including locations and descriptions of mains, valves, hydrants,
acourtenances, etc.
Detailed
►� lr,
a,
for
sanitary
sewers
and storm
drai age facilities,
c.
on standard
d.
profile
e
w1 (.
f.
and
descriptions of
Detailed construction_ plans and spedfications for water lines,
including locations and descriptions of mains, valves, hydrants,
acourtenances, etc.
Detailed
construction pans,
profi es, and s_ecifications
for
sanitary
sewers
and storm
drai age facilities,
inc1ud_ng
on standard
plan and
profile
locations
and
descriptions of
pipes, mar_hol_s,
1i fo staticr_s,
and other
facilities.
Highway paving
plans and specification.
The estimated cost of:
Grading and filling,
Culverts, swales and other storm drainage facilities,
Sanitary sewers,
Water lines, valves and fire hydrants,
Paving, curbs, gutters and sidewalks,
Any other improvements required blr Town_ of Ithaca Subdivision
Regulations.
The plan and profile
subdivision, with grade
horizontal, and 1" = 5'
sheets. Profiles shal
highway or alley along 1
the sidewalks, if any."
Filename: FSutdiv.ckl
of each
proposed
highway
in the
indicated,
drawn to a
scale of
1" = 50'
vertical,
on standard
plan and
profile
L show accurately
the
profile
of
the
he highway center
line
and
location
of
ADOPTED RESOLUTION:
SEQR: Preliminary and Final Subdivision Approval,
Grigorov Subdivision
Coddington Road
Tax Parcel No. 51 -1 -3.2
Planning Board, May 20, 1997
Motion by Candace Cornell, seconded by Robert Kenerson
WHEREAS:
1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision
of +/- 35.65 acres from Town of Ithaca Tax Parcel No. 51- 1 -3.2, +/- 72.1 acres total area, located on the
northeast side of Coddington Road approximately 1,130 feet east of Troy Road, for conveyance to the
City of Ithaca for use as public park land, Residence District R -30 and CD- Conservation District.
Carolyn Grigorov, Owner /Applicant, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to
act as Lead Agency in environmental review with respect to Subdivision Approval, and
3. The Planning Board on May 20, 1997, has reviewed and accepted as adequate a Short Environmental
Assessment Form Part I submitted by the applicant and a Part II prepared by the Town Planning staff, a
® plat entitled "Final Plat, Grigorov Subdivision, Located on Coddington Road Mil. Lot 97, Town of
Ithaca, Tompkins County, New York," prepared by T. G. Miller Associates, P.C., Engineers and
Surveyors, and dated April 19, 1988, and amended 4 /19/93, 9/10/93 and April 17, 1997, and other
application materials, and
4. The Town planning staff has recommended a negative determination of environmental significance with
respect to the proposed Subdivision Approval;
NOW, THEREFORE, BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of environmental
significance in accordance with the New York State Environmental Quality Review Act for the above
referenced action as proposed and, therefore, neither a Full Environmental Assessment Form, nor an
Environmental Impact Statement will be required.
AYES- Kenerson, Cornell, Ainslie, Wilcox.
NAYS -None
The MOTION was declared to be carried unanimouslv:
Karen McGuire, Secretary, Town of Ithaca. Mary ryant, dministraf e Secretary.
5/21 /97.kmm
•
ADOPTED RESOLUTION:
Preliminary and Final Subdivision Approval,
Grigorov Subdivision
Coddington Road
Tax Parcel No. 51 -1 -3.2
Planning Board, May 20, 1997
MOTION by Candace Cornell and seconded by James Ainslie:
WHEREAS:
1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision
of +/- 35.65 acres from Town of Ithaca Tax Parcel No. 51- 1 -3.2, +/- 72.1 acres total area, located on the
northeast side of Coddington Road approximately 1,130 feet east of Troy Road, for conveyance to the
City of Ithaca for use as public park land, Residence District R -30 and CD- Conservation District.
Carolyn Grigorov, Owner /Applicant, and
This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in
environmental review with respect to Subdivision Approval, has on May 20, 1997, made a negative
determination of environmental significance, after having reviewed and accepted as adequate a Short
Environmental Assessment Form Part I submitted by the applicant and a Part II prepared by the Town
Planning staff, and
3. The Planning Board, at a Public Hearing held on May 20, 1997, has reviewed and accepted as adequate a
plat entitled "Final Plat, Grigorov Subdivision, Located on Coddington Road Mil. Lot 97, Town of
Ithaca, Tompkins County, New York," prepared by T. G. Miller Associates, P.C., Engineers and
Surveyors, and dated April 19, 1988, and amended 4/19/93, 9/10/93 and April 17, 1997, and other
application materials;
NOW, THEREFORE, BE IT RESOLVED,
1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final
Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklist, having determined
from the materials presented that such waiver will result in neither a significant alteration of the purpose
of subdivision control nor the policies enunciated or implied by the Town Board, and
2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed
bdivision of Town of Ithaca Tax Parcel No. 51- 1 -3.2, 72.1 +/- acres in size, into two lots, Parcel 1 consisting
36.45 +/- acres and Parcel 2 consisting of 35.65 +/- acres, located on Coddington Road, as shown on a plat
entitled "Final Plat, Grigorov Subdivision, Located on Coddington Road Mil. Lot 97, Town of Ithaca,
Tompkins County, New York," prepared by T. G. Miller Associates, P.C., Engineers and Surveyors, and dated
April 19, 1988, and amended 4/19/93, 9/10/93 and April 17, 1997, subject to the following conditions:
ADOPTED RESOLUTION.
Preliminary and Final Subdivision approval,
Grigorov Subdivision
Coddington Road
Tax Parcel no. 514-3.2
Planning Board, May 20,1997
a. submission for signature by the Chair of the Planning Board of an original or mylar copy of the
plat, with required Surveyor's Certification, prior to filing with the Tompkins County Clerk's
office.
b, within six months of this approval, Parcel 2 (35.65 +/- acres) as shown on the Final Plat for the
"Grigorov Subdivision" shall be conveyed to the City of Ithaca, and a copy of the deed for such
conveyance shall be delivered to the Town Planner, along with evidence provided by the City of
Ithaca that said Parcel 2 has been designated as parkland pursuant to Chapter 242 of the Regular
Session Laws of the State of New York regarding "Ithaca, City of - Discontinuance of Certain
Lands for Park Purposes."
C. receipt of all required variances from the Town of Ithaca Board of Zoning Appeals including
variance for the establishment of a lot without road frontage.
IDAYES-Kenerson, Cornell, Ainslie, Wilcox.
NAYES -None
The MOTION was declared to be carried unanimously;
Karen McGuire, Secretary,Town of Ithaca
5/21 /97.kmm
(Filename:I files Wevrevs \Iminors \grigorov.res)
is
ARTICLE VI, SECTION 36. PRELIMINARY SUBDIVISION PLAT CHECKLIST
PROJECT NAME T�1-1 anF'vV S4 �� Iry iSi 6 K
PROJECT NUMBER 97 01 X3 V
N/ = ITEM SUBMITTED
W = WAIVED
N/A = NOT APPLICABLE
COND = CONDITION OF APPROVAL
The items
filed in
before an
complete.
calendar
approval
2 a &LA
3.
104a
5.
6.
7.
A14A
a.
0
C,
PREPARER
listed below,
unless
waived by
the Planning Board, must be
the office of
the
Town
Planner
or Town Planner's designee
application
for
a preliminary
subdivision approval is deemed
These materials
easements
shall
be filed
with at least thirty (30)
days prior to
the
Planning
Board
meeting at which preliminary
is requested.
One completed and signed Development Review Application.
One Development Review Escrow
Withholding Form (if required)
Payment of review fees.
Deposit of escrow.
Agreement and Back -up.
One fully completed and signed Short Environmental Assessment
Form, Part I (SEAF) , or Long Environmental Assessment Form,
Part I (LEAF). (See Town Planner as to which to submit.)
Estimate of costs of site improvements (excluding cost of land
acquisition and professional fees) to be prepared (preferably)
by a licensed professional engineer.
Four full size dark -line prints of the preliminary plat and 2S
reduced copies of all sheets of the preliminary plat (the
reduced copies to be no larger than ill, by 1711) with the
following information:
/ Vicinity
property,
Map
showing
the
general
1" =1000'
or
111=
20001 .
General layout, including lot lin
block and lot numbers; highway an
feet wide highway rights -of -way;
use in common by residents of the
nonresidential, non - public uses;
drainage, or other purposes; and
with dimensions.
location of the
es with dimensions;
d alley lines,
with
60
areas to
be reserved
for
subdivision;
sites
for
easements
for
utilities,
building
setback
lines,
General layout of the proposed highways, blocks, and
lots within the proposed subdivision. Tentative highway
names.
Preliminary Subdivision Plat Checklist 2
d. W Contour intervals, to USGS datum, of not more than two
feet when the slope is less than four percent and not
more than five feet when slope is greater than four
/ percent.
e. V Cultural features within and immediately adjacent to the
proposed subdivision, including platted lots, highway
improvements, bridges, culverts, utility lines,
pipelines, power transmission lines, other significant
`/ structures,
f. v other significant structures within and immediately
adjacent to the proposed subdivision, including parks,
wetlands, critical enviro:.mental areas, and other
significant features.
g. Vy Direction of flow of all water courses. Calculation of
drainage area above point of entry for each water course
/ entering or abutting the tract.
h. y Location and description of all section line corners and
government survey monuments in or near the subdivision, •
to at least one of which the subdivision shall be
/ referenced by true courses and distances.
i. V Location, name, and dimensions of each existing highway
and alley and each utility, drainage, or similar easement
within, abutting, or in the immediate vicinity of the
/ proposed subdivision.
j. V Natural features within and immediately adjacent to the
proposed subdivision, including drainage channels, bodies
of water, wooded areas, and other significant features.
Identification of areas subject to flooding as indicated
on HUD Flood Boundary Maps, Wetlands Maps.
k. A Width at building line of lots located on a curve or
having non - parallel side lines, when required by the
/ Planning Board.
Names and addresses of owners of all parcels abutting the
proposed subdivision.
M . � Names of recorded subdivisions abutting the proposed
subdivision.
n. Restrictive covenants, if any.
o. 1A Key map, when more that one sheet is required to present
plat.
Final Subdivisions Plat Checklist
M, V Lot lines, fully dimensioned, with
® nearest one - hundredth foot and angles
the nearest one -half minute.
n
C
K
lengths to the
or bearings to
n IV Width at building line of lots located on a curve or
having non - parallel side lines, when required by the
/ Planning Board.
o. Names and addresses of owners of all parcels abutting
the proposed subdivision.
I
P, Names of recorded subdivisions abutting the proposed
/ subdivision.
q. The blocks are numbered consecutively. throughout the
subdivision and the lots are numbered consecutively
throughout each block.
r. Key map, when more than one sheet is required to
present plat.
I
So vicinity map showing the general location of the
/ property, 1" =1000' or 111= 20001
.
t. V Name of subdivision, which shall not duplicate the
name of any other subdivision in the county.
u. Name and seal of the registered land surveyor or
engineer who prepared the topographic information.
Date of survey.
ve Name and seal of registered land surveyor who made the
/ boundary survey. Date of survey.
W, V Name(s) and address(es) of the owner(s)
X, Map scale (1" =50' or 1" =1001) in Bar Form and north
point.
Y, V Date of plat and any applicable revision dates.
z. �_ Name of town, county and state.
V
al. Border lines bounding the sheet, one inch from the
left edge and one -half inch from each of the other
edges; all information, including all plat lines,
lettering, signatures, and seals, shall be within the
�/ border lines.
bl./V Reference on the plat to any separate instruments,
including restrictive covenants, which directly affect
the land in the subdivision.
cl. G One original or mylar copy of the plat to be recorded
and three dark -line prints, on one or more sheets.
Certification signed by the Chairman or other designated
official or agent of the Planning Board to the effect that the
plat was given final approval by the Planning Board.
Final Subdivision Plat Checklist 4
SECTION 38. IMPROVEMENT PLANS AND RELATED INFORMATION is
1. Where improvements are required for a proposed subdivision, the
following documents shall be submitted to the Planning Department:
b
c.
d.
f
Detailed construction plans and specifications for water lines,
including locations and descriptions of mains, valves, hydrants,
appurtenances, etc.
Detailed construction plans, profiles, and specifications for
sanitary sewers and storm drainage facilities, including
locations and descriptions of pipes, manholes, lift stations,
and other facilities.
Highway paving plans and specification.
The estimated cost of
Grading and filling,
Culverts, swales and other storm drainage facilities,
Sanitary sewers,
Water lines, valves and fire hydrants,
Paving, curbs, gutters and sidewalks,
Any other improvements required by Town of Ithaca Subdivision
Regulations.
The plan and profile of each proposed highway in the
subdivision, with grade indicated, drawn to a scale of 1" = 50'
horizontal, and 1" = 5' vertical, on standard plan and profile
sheets. Profiles shall show accurately the profile of the
highway or alley along the highway center line and location of
the sidewalks, if any."
Filename: Mubdiv.ckl
v
J
•
W
N/A
COND
i
ARTICLE VI SECTION 37. FINAL SUBDIVISION PLAT CHECKLIST
ITEM SUBMITTED
WAIVED
NOT APPLICABLE
CONDITION OF APPROVAL
PROJECT NAME
PROJECT NUMBER
PREPARER
04 Fa 3
er. 4.4 lik- -
The items listed below, unless waived by the Planning Board, must be filled
in the Office of the Town Planner or Town Planner's designee, before an
application for a final subdivision approval is deemed complete. These
materials shall be filed at least 30 calendar days prior to the Planning
Board meeting at which preliminary approval is requested.
1. V Completed and signed Development Review Application.
2 IVIA Development Review Escrow Agreement and backup withholding form
(if required)
3. NIA Payment of review fees.
4. Deposit of escrow.
. If required because not submitted with preliminary plat approval
or substantial modifications have occurred since preliminary
plat approval, one fully completed and 'signed Short
Environmental Assessment Form, Part I (SERF) or Long
Environmental Assessment Form, Part I (LEAF). (See Town Planner
/ as to which to submit.)
6. V Owner's Certificate: A certificate signed by the owner(s) to
the effect that he /they own the land, that he caused the land to
be surveyed and divided, and that he makes the dedications
/ indicated on the plat.
7. V 's Certificate: A certificate signed and sealed b a
Surveyor g Y
registered land surveyor to he effect that (1) the plat
represents a survey made by him, (2) the plat is a correct
representation of all exterior boundaries of the land surveyed
and the subdivision of it, (3) all monuments indicated on the
plat actually exist and their location, size and material are
correctly shown, and (4) the requirements of 'these regulations
and New York State laws relating to subdividing and surveying
have been complied with.
8* IVIA Mortgagor's Certificate: A certificate signed and sealed by the
mortgagor(s) , if any, to the effect that he consents to the plat
and the dedications and restrictions shown on or referred to on
n/ the plat.
9. /y Two copies of the County Health Department approval of the water
supply and /or sewage system.
Final /Subdivision Plat Checklist 2
106 V Four full
copies of
no larger
a.
b,
c. Al
d,
e✓
E✓
g, I/
h.
�. NA
k.
size dark -line prints of the final plat and 2S reduced
all sheets of the final plat (the reduced copies to be
than 11" by 1711) with the following information:
Highway and alley boundary or right -of -way lines,
showing boundary, right -of -way or easement width and
any other information needed for locating such lines;
purposes of easements.
Highway center lines,
angles of intersection,
arcs, and degree of
data. Lengths and
showing angle
radii, lengths
curvature, with
distances shall be
of
of
basis
to
deflection,
tangents and
of curve
the nearest
one hundredth foot. Angles shall be
half minute.
to
the nearest
Highway names.
Location, .name, and dimensions of each existing
highway and alley and each utility, drainage, or
similar easement within, abutting, or in the immediate
vicinity of the proposed subdivision.
Exact boundary lines of the tract, indicated by a
heavy line, giving the dimensions to the nearest one
hundredth foot, angles to the nearest one -half minute,
and at least one bearing; the traverse shall be
balanced and closed with an error of closure not to
exceed one to two thousand; the type of closure shall
be noted.
Location and description of all section line corners
and government survey monuments in or near the
subdivision, to at least one of which the subdivision
shall be referenced by true courses and distances.
Location of property by legal description,_ including
areas in acres or square feet. Source of title,
including deed record book and page numbers.
Name and address of all owners of the property and
name and address of all persons who have an interest
in the property, such as easements or rights -of -way.
Names) and addresses) of the subdivider (s) if the
subdivider(s) is (are) not the owner(s) I
Accurate locations and descriptions of all subdivision
monuments.
Accurate outlines and descriptions of any areas to be
dedicated or reserved for public use or acquisition,
with the purposes indicated thereon; any areas to be
reserved by deed covenant for common uses of, all
property owners in the subdivision.
Building setback lines with dimensions.
0
•
Preliminary Subdivision Plat Checklist 3
p. _� Name of subdivision, which shall not duplicate the name
of any other subdivision in the county.
q. Name of planner, architect, engineer, land surveyor,
landscape architect, or other person who prepared the
/ sketch plat or preliminary plat.
r. V Name(s) and address(es) of the owner(s)
S. Names) and addresses) of the subdivider (s) if the
subdividers) is (are) not the owner (s)
t. Map Scale in bar form (1" =50' or 1" =100') and north
/ point.
U. V Date of plat, and any applicable revision dates.
V, Names of town, county, and state.
W, Border lines bounding the sheet, one inch from the left
edge and one -half inch from each of the other edges; all
information, including all plat lines, lettering,
signatures and seals, shall be within the border lines.
• Filename: PSubdiv.cki
v
is
TOWN OF ITHACA
AFFIDAVIT OF POSTING AND PUBLICATION
I, Mary Bryant sworn, depose and say that I am a Secretary 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 Town of Ithaca
Town
Hall, 126 East Seneca Street, Ithaca, New York, on Tuesday, May 6. 1997 commencing? at 7:30
P.M., as per attached.
Location of Sign Board used for Posting: Bulletin Board, Front Entrance of Town Hall.
Date of Posting: May 12, 1997
Date of Publication: May 14, 1997
Town of
STATE OF NEW YORK ) SS.:
COUNTY OF TOMPKINS )
Sworn to and subscribed before me this 19 th day of May 1997.
,
otary Public.
- Mary J. Saxton
Notary Public, State of New York
Registration #01SA5044003
Qualified in Tloga County
My Commission Expires
inist>{dtive Assistant.
TOWN OF ITHACA PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
Tuesday, May 20, 1997
By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY
GIVEN that Public Hearings will be held by the Planning Board of the Town of
Ithaca on Tuesday, May 20, 1997, at 126 East Seneca Street, Ithaca, N.Y., at
the following times and on the following matters:
7:40 P.M. Consideration of Preliminary and Final Subdivision Approval for
the proposed subdivision of +/- 0.14 acre from Town of Ithaca Tax
Parcel No. 27 -1 -16.2, located adjacent to 1380 Mecklenburg Road,
for consolidation with Tax Parcel No. 27 -1 -16.1, a.k.a. 1380
Mecklenburg Road, AG- Agricultural District, Susan J. Suwinski,
Owner; Alfred Nazer, Applicant,
8:05 P.M. Consideration of Preliminary and Final Subdivision Approval for
the proposed subdivision of +/- 35.65 acres from Town of Ithaca
Tax Parcel No. 51- 1 -3.2, +/- 72.1 acres total area, located on the
northeast side of Coddington Road approximately 1,130 feet east of
Troy Road, for conveyance to the City of Ithaca for use as public
park land, Residence District R -30 and CD- Conservation District.
Carolyn Grigorov, Owner /Applicant,
Said Planning Board will a
support of such matters or
Wtherr in person. Individuals
speci al needs, will
request. Persons desiring
48 hours prior to the time
Dated:
Publish
•
Lt said times and said place hear all persons in
objections.thereto. Persons may appear by agent
with visual impairments, hearing impairments or
be provided with assistance as necessary, upon
assistance must make such a request not less than
of the public hearings.
Monday, May 12, 1997
Wednesday, May 14, 1997
Jonathan
Director
273 -1747
Kanter, AICP
of Planning
•
•
•
'(:
.•r
�
'(:
1
4 114 d
l T.••
TOWN OF ITHACA
• a, 126 EAST SENECA STREET, ITHACA, N.Y. 14850
TOWN CLERK 273 -1721 HIGHWAY 273 -1656 PARKS 273 -8035 ENGINEERING 273 -1747 PLANNING 273 -1747
FAX (607) 273 -1704
•
•
TO: Ithaca Journal - Arty Warden
FROM:
DATE:
M!�
ZONING 273 -1783
FAX ## �22 2.2.
FAX # (607) 273 -1704
RE: Meeting Notification for the Town of Ithaca Planning Board.
Number of Pages (including cover sheet): 2
Comments:
Please publish under "legals" on
Thank you for your help.
TOWN OF ITHACA, NY
TRRN SM I T
•
141
ID:6072731704
CONF I RMRT I OP�l REPORT
NO 002
RECEIVER 607 272 4335
TRANSMITTER TOWN OF ITHACA, NY
DATE MAY 12'97 8:39
DURATION 01'04
MODE STD
PAGES 02
RESULT OK
MAY 12'97
8:39