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HomeMy WebLinkAboutPB Minutes 1998-02-17TOWN OF ITHACA PLANNING BOARD FEBRUARY 17, 1998 AUD TOWN fHACA Dens,/ X Clerk The Town of Ithaca Plannin` Board met in regular session on Tuesday, February 17, 1998. in Town Hall, 126 East Seneca Street. Ithaca. Nev,- York. at 7:30 p.m. PRESENT: Chairperson Fred Wilcox. Eva Hoffmann. James Ainslie, Robert Kenerson, Gregory Bell, Daniel Walker (Director of Engineering), George Frantz (Assistant Town Planner), Christine Balestra (Planner). ALSO PRESENT: Dan Mitchell, Paul Wagner, Mare Jo Yunis. Michele Palmer. Kathy Wolf, Tom Salm, Tom Hoard, Larry Fabbroni, Frank Santelli, Robert O'Brien. Erica Eisenstein. Chairperson Fred Wilcox declared the meeting duly opened at 7:35 p.m., and accepted for the record. the Secretary's Affidavit of Posting and Publication of the Public Hearing Notice in Town Hall, and the Ithaca Journal on February 9, 1998, and on February 11, 1998. together with the Secretary's Affidavit of Service by Mail of said Notice upon the various neighbors of each of the properties under discussion, as appropriate, upon the Clerks of the City of Ithaca 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 February 11, 1998. (Affidavit of Posting and Publication is hereto attached as Exhibit 41.) 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 were no persons present to be heard. Chairperson Wilcox closed this segment of the meeting. AGENDA ITEM: SEOR DETERINIPIATION, ITHACA BEER COMPANY MICRO - BREWERY, 606 ELMIRA ROAD: Chairperson Wilcox duly opened the above noted matter at 7:37 p.m., and read aloud from the Agenda. Dan Mitchell, 1540 Slaterville Road, stated that he would like to have a micro brewery in the building at 606 Elmira Road. The current building is of cinder block and steel construction with concrete floors in the back and rugs and vinyl flooring in the front. The front of the building used to be retail frontage for a flooring shop. There are no environmental hazards associated with the project that he is proposing. Chairperson Wilcox asked Mr. Mitchell if he would be asking for water and sewer connections. Mr. Mitchell responded, yes. Chairperson Wilcox asked why is there no water and sewer at this facility right now. Assistant Town Planner George Frantz stated that there is a certain time frame in which property owners have to connect to the public water and sewer. The water and sewer lines were installed in 1990. Board Member James Ainslie asked if there were water and sewer hook ups when Millbrook Bread was occupying this property. PLANNING BOARD MINUTES 2 FEBRUARY 17, 1998 Approved April 7, 1998 Assistant Town Planner Frantz responded. no. There is a well and a septic system. Part of the project will include connection of water and sewer lines to the building. Board Member Ainslie asked if there would be excavation to connect these lines. Assistant Town Planner Frantz responded. yes, a simple trench to the building. Chairperson Wilcox asked how man employees will be employed by this business. Mr. Mitchell stated that there will be only one employee at this time. As the business grows he would like to hire some new employees. Board Member Gregory Bell asked if the current well and septic system would be disconnected when the water and sewer lines are connected to the building. Mr. Mitchell stated that he will not be disconnecting them, but anything that he would be discarding will go through the sewer system. There are two bathrooms in the existing building that are hooked up to the septic system and to a well. Right now he is not planning to connect the bathrooms to the sewer lines. system. Board Member Robert Kenerson asked Mr. Mitchell if he would just be leasing the building. Mr. Mitchell responded, yes. Board Member Bell asked if the waste from the brewing operations would be discarded into the sewer Mr. Mitchell responded, yes. Chairperson Wilcox asked Mr. Mitchell what is the waste from brewing. Mr. Mitchell stated that would be beer or water. He would use non - hazardous materials that he would be cleaning the tanks with. Board Member Eva Hoffmann stated that the ingredients NIr. Nlitchell makes the beer from would be discarded through the sewer. Mr. Mitchell stated that would be malt. and the malt would be collected. There is a tank where all the ingredients are put into the tank, and after all the extractions are done the malt is scooped out. If there is any it would be very minimal. All the spent mash (malt) goes to a pig farmer or to a bakery to make bread. Board Member Hoffmann asked if the spent mash (malt) is collected in containers. Mr. Mitchell stated that after he opens a bag and empty it in the tanks, he would then scoop the spent mash (malt) back into the bags. Then those bags are taken to a bakery or a pig farmer. Board Member Ainslie asked what type of bags are used. Mr. Mitchell stated that the bags are paper that are lined with plastic. PLANNING BOARD MINUTES 3 FEBRUARY 17, 1998 Approved April 7, 1998 Board Member Ainslie asked if these ba_s would hold the water also. Mr. Mitchell responded, ves. He also puts an additional garbage bag inside the paper bag, and then he would put another plastic baQ around the whole thin_. pounds. Board Member Ainslie asked what would the bass %neigh wet. Mr. Mitchell stated that a dry bag of malt is 50 pounds, so wet the bag may weigh approximately 75 Board Member Kenerson asked if there would be inside storage onlv. Mr. Mitchell responded, yes. Board Member Hoffmann asked if there would be anv odors from these waste products or from the brewing of the beer. Mr. Mitchell responded, no. The odor should be contained inside. He would be producing something like liquid bread, so it would be like a bakery. Board Member Hoffmann stated that sounds positive, but she thinks these odors would not be the same as what is in a bakery. Attorney Paul Wagner, 118 North Tioga Street. Suite 400, stated that the level of production is the same as most microbrewery pubs that are being started around the country. In those establishments, they have the tanks and the brewing operations open to their customers. Without any real ventilation other than normal restaurant ventilation, if there were any negative odors produced by this they would drive away their customers. This will be the same level of production in this bre«ery, so they are anticipating no problems with that for people working in the building or with any neighbors. Board Member Ainslie asked if there would be a beer odor. Attorney Wagner stated that there would be some beer odor but from his own experience in brew pubs, it would be localized to the interior on the premises alone and would not cause any public or private nuisance. Board Member Hoffmann asked if the bags of spent mash (malt) would not be stored outside for any period of time. Mr. Mitchell stated that was correct. Board Member Kenerson asked if there would be any signage on the building. Mr. Mitchell stated that he is planning a sign for the building. but he has not created a sign vet. He would like to let people know that the Ithaca Beer Company brewery is at that location. Board Member Hoffmann stated that she likes the concept of this proposal. Board Member Ainslie asked Mr. Mitchell if there would be any benefits by going retail. PLANNING BOARD MINUTES 4 Approved April 7, 1998 FEBRUARY 17, 1998 Mr. Mitchell stated that at some point he would like to have a brew pub in Town, but not at this location. Chairperson Wilcox stated that the Planning Board was supplied with some comments from the Tompkins County Planning Department in rewards to the entrance to. Assistant Town Planner Frantz stated that the Tompkins County Planning Department mentioned that this project would not have any significant deleterious impact on intercommunity. State. or Countv interest. The County has expressed concerns about the north driveway into the site. Assistant Town Planner Frantz stated that the Planning Board was supplied with a copy of the original site plan from 1971. Mr. Mitchell is not proposing any alteration to the exterior of the site except for signage. The original 1971 site plan has not C7 changed f ed since then. The north entrance driveway comes right off Road. The Countv Planning Department have concerns regarding left turns onto the site and traffic exiting the site from this driveway. The Town Planning and Engineering Departments do not have problems with the existing driveway remaining as is. There is plenty of sight distance both to the south and to the north. The addition of the traffic signal helps a lot because it provides a gap in traffic for anyone pulling in or out of the site. While looking at potential traffic impacts for this proposal the class of land use was described as specialty retail. It is a manufacturing operation, and there may be some accessory retail operation happening there but it will be a fairly low volume business in terms of traffic generation. The worst time of day would be the afternoon rush hour; and during the afternoon rush hour it could be expected in a course of an hour that four to six vehicles would be exiting the site from Mancini Road driveway as well as four to six vehicles entering that driveway. This would include four to six vehicles north and south bound. There has been no history of problems associated with accidents with cars entering or exiting this particular site. The New York State Department of Transportation decided that there was no need to alter this while rebuilding Route 13. Attorney Wagner stated that the prior tenant was a retail operation where people would purchase carpet to install in their homes. It was a fairly high volume of traffic for that retail business. The retail operation contemplated for this project is very much secondary to the industrial operation. It is going to be a matter of home brew supplies to get local brewers interested in the process of getting them there to purchase supplies plus promotional materials such as baseball hats and T- Shirts. In comparison to the flooring store this proposal would be drastically lower in terms of traffic. MOTION made by Robert Kenerson, seconded by Gregory Bell: 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. Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Ainslie, Bell, Kenerson. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: Adopted resolution is hereto attached as Exhibit �?.) PLANNING BOARD MINUTES 5 Approved April 7, 1998 FEBRUARY 17, 1998 Chairperson Wilcox duly closed the SEQR determination for the Ithaca Beer Company tvlicro- Brewery at 7:55 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN APPROVAL FOR THE PROPOSED CONVERSION OF A 6,100 +/- SQUARE FOOT STRUCTURE FROM RETAIL COMMERCIAL TO A iyIICRO- BREWERY. LOCATED AT 606 ELMIRA ROAD, TOWN OF ITHACA TAX PARCEL NO. 33- 3 -2.1, LI LIGHT INDUSTRIAL DISTRICT. YUNIS REALTY, INC., OWNER: DAN L. MITCHELL, ITHACA BEER COMPANY. APPLICANT: Chairperson Wilcox duly opened the above mentioned matter at 7:56 p.m., and read aloud from the Notice of Public Hearing. Chairperson Wilcox asked if anyone from the public wished to be heard. No one spoke. Chairperson Wilcox closed the Public Hearing, and brought the matter back to the Board for further discussion. Assistant Town Planner Frantz stated that as far as the retail operations goes for this business, it will be limited to the existing retail sales area in front of the building of 1.200 square feet. Board Member Bell stated that State Law prohibits actual retail sales of beer on the site. and asked if this was that situation. i✓Ir. Mitchell stated that some retail sales are not allowed under the license he is getting which prohibits the selling of pints and open containers but with the licenses he will be obtaining he would be able to sell closed containers, kegs, cases. closed bottles or six packs. He would also be allowed tasting. If someone wanted to tour the brewery and sample the four styles of beers they would be able to get a small taste of the beer. There is a limit of three tastes per person. Board Member Kenerson asked if that would be retail. Mr. Mitchell responded, no. Chairperson Wilcox asked if the retail sales would be for off premises consumption. Mr. Mitchell responded. yes. Board Member Hoffmann stated that there will be more traffic than she thought if there is retail sales. •. Attornev Wagner stated that he believes that is the case. but thev are also contemplating selling the products through a regional beer distributor who would then distribute the beer throughout the upstate New York region. There is some Ithaca Beer on grocery store shelves. There is a fairly wide market where bars, restaurants. and grocery stores are purchasing the beer to sell. It would be more convenient for most people to go to P &C or Wegman's to purchase the beer than to go to the property to purchase the beer. People coming to the brewery would be interested in the process and tasting the beer with the possibility of purchasing the beer at that time while visiting. This process should not anticipate creating a lot of traffic. There will not be a lot of employees. and it would be limited to certain times that people would be able to come and visit the brewery. They want people to buy from the other accounts to help widen the market for the beer. Board Member Hoffmann asked what about the people who want to purchase kegs and larger amounts of beer. That would be more specialized and they may want to come directly to the brewery. PLANNING BOARD MINUTES 6 FEBRUARY 17, 1998 Approved April 7, 1998 Mr. Wanner stated that thev would be primarily sellingr kegs through the beer distributor because most of the people who will be buying the kegs will not be individuals. Fraternities will not be buving this beer because they will purchase cheaper beer to have for their parties. Bigger establishments would be the ones purchasing kegs and larger amounts of beer. Assistant Town Planner Frantz stated that he is not concerned about the retail sales because this is a specialty type retail. There may be an occasional person dropping buy to buy a six pack of beer. but he anticipates the customer service to be very low. Board Member Ainslie asked Mr. Mitchell if he would have immediate production to take away from the supplier who has been making Ithaca Beer. or would this brewery gradually blend in. Mr. Mitchell stated that there will be a blending in period. Board Member Ainslie asked where has Ithaca Beer been made before. Mr. Mitchell stated that Ithaca Beer was being brewed in Chicago. The idea would be to drop the production in Chicago all together, and simply produce the beer here in Ithaca. He does have a distributor that covers five Counties, and he has over 100 accounts opened right now. Rather than taking the Chicago product off the shelf one day and putting the Ithaca made product on. they will simply let the sales die out while replacing it with the Ithaca product. Board Member Ainslie asked Mr. Mitchell if he plans to have the same brew. Mr. Mitchell responded, no. There will be four new styles coming out. Chairperson Wilcox asked Mr. Frantz to address the Zoning Board of Appeals issues on this proposal. Assistant Town Planner Frantz stated that he anticipated the Zoning Board of Appeals would approve the setback variances at their last meeting. The Zoning Board of Appeals question was what is the exact front yard setback, and they adjourned their decision until the March 11th Zoning Board of Appeals meeting. Another concern of the Zoning Board of Appeals was that the practice in the Town of Ithaca has been for the Planning Board to Grant a preliminary site plan approval before going to the Zoning Board of Appeals for the granting of the variances. Some of the members of the Zoning Board of Appeals were concerned that they were receiving the site plan first before the Planning Board had seen the proposal. Both the Planning V Department and the Zoning Department felt comfortable sending it to the Zoning Board of Appeals first since the variance being required should have been granted in 1971. The building was there and it should not be an issue of granting the variances before the Planning Board's action. This proposal should be seen as two discrete actions The Zoning Board of Appeals technically would have to grant the variances regardless because the building is there and it is non - conforming. Staff separated the site plan review from the granting of the variances. He will be adding some conditions to the proposed resolution about the Zoning Board of Appeals concerns. The Zoning Board of Appeals did not have any problems directly related to the project or the granting of the variances. They just wanted to see a formal survey of the site, which the applicants have tonight for Planning Board. The survev shows 61 feet 9 inches for the front vard setback, and the applicants would like to have preliminary and final approval tonight contingent upon the Zoning Board of Appeals granting the variances on March 1 lth. Board Member Hoffmann asked Mr. Mitchell if he has considered possible expansion of the building in the future. PLANNING BOARD MINUTES 7 FEBRUARY 17, 1998 Approved April 7, 1998 Mr. Mitchell stated that he is under a five vear lease, and he was only looking for 2.500 or 3,000 square feet for the size of his operation. The building has closer to 4,300 feet available. If he needed to expand he could expand within the building itself. Board Member Hoffmann asked Mr. Mitchell if he has considered anv other expansion in the future, and would that be possible here. Mr. Mitchell stated that he has not considered expanding this building in the future at any time. The expansion he foresees would happen within the existing building. He only has a five year lease, and he would not anticipate any expansion in that time period. Assistant Town Planner Frantz stated that there is an electrical conduit pipe coming out of the ground in the rear of the building in the rear parkins lot. Chairperson Wilcox stated that there is a sign on the pipe that states "Caution: to prevent ignition of hazardous atmospheres disconnect -the device from supplying circuit before opening." This was a concern to him. Assistant Town Planner Frantz stated that these are electric outlets and electrical switch which for whatever reason were designed to be used in areas where there is a hazard of explosions. Director of Enaineerins Walker asked if there was a fuel tank in back of the building for the NIillbrook operation. y Assistant Town Planner Frantz stated that he was not sure. There is nothing there now to warrant that type of switch. Mr. Mitchell stated that he has no need for that type of switch. Assistant Town Planner Frantz stated that the base of the conduit was broken. Director of Enaineerina Walker stated that electrical inspection on site should take care of that Assistant Town Planner Frantz stated that appears that something was there. but it has been n that issue when the applicant submits for a building since there is a building permit required for this project, an this pole will not remain there in the current condition. It !moved. The Building and Zoning Department will address permit. Board Member Kenerson asked Mr. Mitchell if he anticipates any new exterior lighting fixtures. Mr. Mitchell stated that there are some emergency lights on the property along with fluorescent lights, but there will be no new lighting for the building and property. Board Member Bell asked Mr. Mitchell if he would be proposing. any new landscaping for the property. Mr. Mitchell stated that there is a lot of lawn around the building. and he would be cleaning the area of what materials are on the lawn at this time. He would not be proposing am landscaping for this propert- y. PLANNING BOARD MINUTES 8 FEBRUARY 17, 1998 Approved April 7, 1998 Assistant Town Planner Frantz stated that there is no room in the front strip to plant anything to add anv aesthetic value. Chairperson Wilcox asked the representative of Yunis Realty to clean up the property. MOTION made by Gregory Bell, seconded by James Ainslie: NOW, THEREFORE, BE IT RESOLVED: That the Planning Board herebv wants Preliminary and Final Site Plan Approval for the proposed conversion of a 6,100 +/- square foot structure from retail commercial to a micro - brewery, located at 606 Elmira Road, Town of Ithaca Tax Parcel No. 33- 3 -2.1. as shown on the drawing entitled, "Ithaca Beer Company, Inc. Micro- Brewerv, Elmira Road. Ithaca. New York' prepared by the applicant and dated January 21, 1998, and other application materials, subject to the following conditions: a. Submission of construction details of all proposed improvements and detailed sizing and final material specifications of all improvements. including proposed water and sewer line connections, prior to issuance of a building permit; b. Submission of an oriainal or mvlar copy of the drawing entitled "Ithaca Beer Company, Inc. Micro - Brewery, Elmira Road. Ithaca, New York" dated January 21, 1998; C. Record of application for and approval status of all necessary permits from all relevant county, state, and federal agencies. Assistant Town Planner Frantz stated that he would like to add two other conditions. Condition "d" shall read approval by the Zoning Board of Appeals of an% required variances, and condition "e" shall read anv retail sales be limited to not more than 1,200 square feet of the floor area within the existing structure. There being no further discussion, Chairperson \k ilcox called for a vote. AYES - Wilcox, Hoffmann, Kenerson, Ainslie, Bell. NAYS - None. The MOTION was declared to be carried unanimously. (NOTE: Adopted resolution is hereto attached as Exhibit =3.) Chairperson Wilcox duly closed the site plan approval for the Ithaca Beer Company, Inc. Micro - Brewery at 606 Elmira Road at 8:20 p.m. AGENDA ITEM: SEOR DETERMINATION, ITHACA COLLEGE FITNESS CENTER DANBY ROAD/ROUTE 96B: Chairperson Wilcox duly opened the above noted matter at 8:21 p.m., and read aloud from the Agenda. Tom Salm, Vice President of Business at Ithaca College, stated that he wanted to thank the Planning Board's effort on the behalf of Ithaca College. This will be the final piece of the sketch plan review that the Planning Board saw in the fall relative to the various facilities to be constructed on campus. This is important for Ithaca College because it is the first recreational facility that will be added to the campus since 1980 when PLANNING BOARD MINUTES 9 FEBRUARY 17, 1998 Approved April 7, 1998 the outdoor track was built. This indoor recreation facilit% is something that the College reallv does need. The College has been using the Hill Center since 1964. and at that time the student population was approximately 2.500. Todav the student population is well above 5.000 students. The College's intent is not to substantially increase the student body, but it will sustain the current level of the student bodv. The College expects to keep the facility confined to be used by students and faculty and staff at this point in time. There will not be any major changes in terms of what they will be doing in terms of people coming to campus. Robert O'Brien. HOLT & C Architects. stated that they First presented this project to the Planning Board in a sketch plan a year ago. Mr. O'Brien pointed out on an enlarged map what the central campus would look like with the new facilities constructed as well as the proposed Fitness Center. Mr. O'Brien stated that the proposed Fitness Center, adjacent to the outdoor pool. would be a one story building with a basement. This building was designed to be as low as possible. The buildings surrounding the proposed Fitness Center site are resident halls. An open quad exists between the pool and the campus center, which would be made slightly smaller, but it would be improved by the addition of this building. Some of the landscape features will be improved with this project. Mr. O'Brien presented the Planning Board with an aerial view of the proposed building. and then presented a model view of the building looking from the center of campus. Mr. O'Brien pointed out where the exercise rooms were located along with the locker rooms and gvmnasium. There is an outdoor fenced in pool that would onlv be accessible through the Fitness Center building. Mr. O'Brien stated that on Page 2 in the Environmental Assessment Form, Number 2, states 810 cubic yards, which should be changed to read 8.100 cubic vards. Also on Page 2, Number B 1 (f), the number of proposed parking spaces would be 47 plus 2 handicapped spaces. The proposal is to maintain the same number of parking spaces for this project. Kathy Wolf, Trowbridge & Wolf Landscape Architects, stated that the site plan shows the proposed landscaping of the project. The location of the building in relationship to the other buildings nearby the Fitness Center would be embedded into the center of the campus, and it is inside the loop road intended to terminate the quad space. The site construction that will occur along with the building includes construction of a new sidewalk, a staircase, and a pedestrian access to the dormitories to the south to the Fitness Center. The facility is intended to serve the internal community of student and faculty. It is anticipated that there will be a limited amount of traffic to the Fitness Center. There is parking available in an adjacent lot, and it is anticipated that those spaces would be sufficient for this project. The new fire access lane would be constructed along the south side of the building as well as a fire access lane along the north side of the building. The construction of the fire access lane on the north side of the building will actually eliminate what is a bottle neck for fire trucks on campus. Currently fire trucks come through the parking lot and up to a narrow bridge that the fire truck cannot cross. The College is proposing to remove the bridge and install a culvert in the drainage swale and then pave over the culvert. As result of this project fire trucks will be able to service the athletic center and continue on to the central campus. The fire access has been reviewed with Ray Wheaton of the Fire Department, and he is happy that the College will be doing that project. Ms. Wolf stated that other safety upgrades include providing some additional lighting in this area of the campus. There are four new light fixtures being proposed. They are pedestrian level fixtures that would be approximately 15 feet high. Thev will be sharp cut off fixtures where the light is directed down and towards the interior of the campus, so there will not be any glare anticipated from a distance. The light would all be internal to the quad area. Two of the fixtures will include blue light security telephones in this area. PLANNING BOARD MINUTES 10 Approved April 7, 1998 FEBRUARY 17, 1998 Ms. Wolf stated that there will be a semi - circular sidewalk that embraces the end of the quad. There will be a small seating area at the main front entrance. There will be seven new trees proposed to line the sides of the building, and this will reinforce the character of the quad. ivis. Wolf described some of the trees that would be proposed in the area around the building. Ms. Wolf stated that a number of trees will be removed as a result of the project. All of those trees were planted by not associated with any natural areas or woodlands. the College for ornamental landscape plantings that are Ms. Wolf stated that there will be some bike racks provided at the entrance to the buildin_ to encoura�`e people to bike to the Fitness Center as opposed to driving to the facility. Ms. Wolf stated that thev will be culverting the drainage Swale. The aerobic rooms will over look the drainage swales. There is an increase in impervious coverage on the site to so there is some increased run off. The construction of this building was taken into consideration last vear when the storm water detention basin was enlarged to accommodate all of the various structures. Board Member Hoffmann asked Ms. Wolf if there is water flowing now where the stream water garden is being proposed. Ms. Wolf responded, yes. Frank Santelli, T.G. iVliller Engineers, stated that he believes that stream runs throughout the season. It may go dry in Julv and August, but he is not positively sure. This project would be located within the area of the campus that drains to the existing detention facility by the service drive. This project and the J -Lot project are both within that watershed. In the studv that was done last year to update the storm water management plan on campus, these projects were taken into consideration and improvements to the storm water facility were foreseen and implemented during the J -Lot parking project. Those improvements were mainly due to the need of the pond to retain additional storm water. It is one acre of change for this project from landscape to roof or paved areas. The College is proposing silt fencing around the toe of areas that are being regraded as well as hav bale dikes along the existing creek or stream. Any of the proposed drainage should be protected with hay bale dikes to prevent any sedimentation and storm drainage. Director of Engineering Walker has reviewed everything for this project's drainage. Director of Engineering Walker asked Mr. Santelli if they are proposing permanent retention in the water yard area. Mr. Santelli responded, no. Nlr. O'Brien stated that the intent is to move the till from this site to the fill site that is being used north of Emerson Hall. He will be providing an updated fill site plan before the next meeting. Director of Engineering Walker asked if some of the material at the fill site came from other building construction. Mr. O'Brien responded, yes. It appears that a lot of the rock will be used for structural fill. Director of Engineering Walker stated that for a temporary situation it seems to be working; okay, but it is a steep slope with the big pile of fill there now. PLANNING BOARD MINUTES 11 Approved April 7, 1998 FEBRUARY 17, 1998 Mr. O'Brien stated that will be addressed with the new grading plan along with new numbers for the next meeting. Chairperson Wilcox stated that he had some concerns about access from A -Lot to the Fitness Center. It was difficult to get to the site through the lawn. Chairperson Wilcox stated that students like to park in handicapped spots, and when he visited the site those parking spaces were occupied by cars that did not have permits. Mr. Salm stated that they patrol the campus continuously. and there is a S25.00 fine for parking in a handicapped parking space without a permit. After three tickets the students loose their parking privileges. Ms. Wolf stated that the intent is to relocate the handicapped parking spaces to the other corner of the parking lot. and a new walk is being constructed along_ the edge of the existing access drive which will slope down at handicap accessible grade to the new fire lane at the lower level. There will be a curb cut that will allow people to move from the access isle for the ADA accessible spaces across to the sidewalk that will ramp down to the front of the building. Board Member Hoffmann stated that seems like a round about way for someone who is handicapped to have to go. Ms. Hoffmann asked if it would be possible to get the handicapped parking spaces closer to the entrance of the building. Ms. Wolf stated that would be difficult with the existing terrace condition, and to locate the building as part of the central campus. She thinks the grades here will be quite reasonable, and where the proposed sidewalk is flat for the handicapped person to use. This will not be any different from anyone accessing most buildings located on campus. Board Member Bell stated that normally handicapped parking spaces are the closest spaces to the door. The inclination would be to locate the handicapped parking spaces closest to the front door. Ms. Wolf stated that this would be the closest route to the Fitness Center for handicapped people because the other areas are too steep for them. This would be the reasonable and comfortable route for them. Board N/lember Bell asked what would be the grade elevations for the stairs. Ms. Wolf stated that it noes from 544 to 536. so that would be eight feet. This would not be anv different than most facilities on campus in terms of distance. It is reasonable and the grade is acceptable. Board Member Hoffmann asked if this is the closest parking area where handicapped parking spaces could be put in. Ms. Wolf stated that the proposed handicapped parking spaces are the closest and most convenient for them. Director of Engineering Walker asked if the south door to the Fitness Center would be handicapped accessible between the gym and the exercise room. Mr. O'Brien stated that the south door would normally be locked. It is a fire exit that could be used for service; so it could be used as a keyed access for someone handicapped. People would enter the Fitness Center through the front door only. PLANNING BOARD MINUTES 12 FEBRUARY 17, 1998 Approved April 7, 1998 Mr. Salm stated that handicap parking will be created for any student needing handicapped parking near their resident hall. Ithaca College will accommodate people as best as possible. Board Member Hoffmann stated that she \%as try Mr. O'Brien mentioned an access wav from the building that would be a wav for someone to enter the building soo ing to think of of to the swimming ner if thev were in her ways to enter the building. and pool area. Ms. Hoffmann asked if a wheelchair or using crutches. Mr. O'Brien stated that the pool during most of the year is closed off, and they would not want people to enter the swimming pool area from the outside because of safety issues. Entering the south entrance would be a possibility, but it would be a defined body of people entering the building. The pool area would be enclosed so no one would be able to enter from the outside. People would need to enter the building first in order to get to the swimming pool area. MOTION made by Robert Kenerson, seconded by Gregory Bell: 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, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann; Ainslie, Bell. Kenerson. NAYS - None. The MOTION was declared to be carried unanimouslv. (NOTE: Adopted resolution is hereto attached as Exhibit 'M4.) Chairperson Wilcox duly closed the SEQR determination for Ithaca College Fitness Center at 8:55 p.m. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN APPROVAL AND A RECOMMENDATION TO THE ZONING BOARD OF APPEALS REGARDING SPECIAL APPROVAL FOR THE PROPOSED CONSTRUCTION OF A 41o712 +/- SQUARE FOOT FITNESS CENTER, CONSISTING OF EXERCISE AND AEROBIC ROOMS OFFICES LOCKER ROOMS AND TWO GYMNASIUMS SITUATED JUST SOUTH OF EASTMAN HALL AND IMMEDIATELY ADJACENT TO THE OUTDOOR SWIMMING POOL ON THE ITHACA COLLEGE CAMPUS LOCATED OFF OF DANBY ROAD/ROUTE 96B. TOWN OF ITHACA TAX PARCEL NO. 41 -1 -312 RESIDENCE DISTRICT R -15, ITHACA COLLEGE. OWNER/APPLICANT: ROBERT O'BRIEN HOLT & C ARCHITECTS. AGENTS: Chairperson Wilcox duly opened the above mentioned matter at 8:56 p.m., and read aloud from the Notice of Public Hearings. Chairperson Wilcox asked if anyone from the public wished to be heard. No one spoke. Chairperson Wilcox closed the Public Hearini7. and asked if anyone was prepared to offer a motion. MOTION made by Gregory Bell, seconded by James Ainslie: NOW, THEREFORE, BE IT RESOLVED: PLANNING BOARD MINUTES 13 Approved April 7, 1998 FEBRUARY 17, 1998 That the Planning Board herebv waives certain requirements for Preliminary Site Plan Approval, as shown on the Preliminary 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 wants Preliminary Site Plan Approval as shown on drawings entitled "Ithaca College Fitness Center," Sheet No. L 101. entitled "Grading Plan." Sheet No 102, entitled "Landscape and Lighting Plan," all dated January 12, 1998. and prepared by Holt Architects, T.G. Miller, P.C. Engineers and Surveyors. and Trowbridge and Wolf Landscape Architects and Planners, and additional application materials subject to the following conditions: a. Submission of revised building detail sheet numbers A003, A004, and A005 to include labeling of the type of building materials and palette of colors to be used for the construction of the fitness center building, prior to final site plan approval. b. Submission of record of application for and approval status of all necessary permits from County, State, and /or Federal agencies. and C. Granting of Special Approval from the Zoning Board of Appeals for the construction of the fitness center, prior to the issuance of a building permit. AND BE IT FURTHER RESOLVED: 1. That the Planning Board, in making its recommendation to the Zoning Board of Appeals, determines the following: a. There is a need for the proposed use in the proposed location, as demonstrated by the applicant, b. The existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project, and C. The specific proposed change in land use as a result of the proposed project is in accordance with a comprehensive plan of development for the Town of Ithaca. 2. That the Planning Board reports to the Zoning Board of .Appeals its recommendation that the aforementioned request for Special Approval be approved. Planner Balestra stated that she would like to add two more conditions. Condition "d" shall read submission of sheets number C 101, C 102, L 101, and L 102 and other drawings as necessary, revised to reflect the applicants decision not to reconstruct "Lot A" as shown in the original submission. Condition "e" shall read submission of a revised grading plan showing any changes or increases to the fill (disposal) site for approval by the Town Engineer, prior to final site plan approval. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox. Hoffmann. Kenerson. Ainslie. Bell. NAYS - None. The yIOTION was declared to be carried unanimously. PLANNING BOARD MINUTES 14 FEBRUARY 17, 1998 Approved April 7, 1998 (NOTE: Adopted resolution is hereto attached as Exhibit 45.) Chairperson Wilcox duly closed the site plan approval for Ithaca College Fitness Center at 9:04 p.m. AGENDA ITEM: CONSIDERATION OF A SKETCH PLAN FOR THE PROPOSED DEVELOPMENT OF 84 APARTMENT_ UNITS ON A 6.4 +/- ACRE SITE TO BE KNOWN AS SUMMERHI_LL APARTMENTS PHASE II, LOCATED ON SUMMERHILL LANE, TOWN OF ITHACA TAX_ PARCEL NO. 62- 2- 1.127, MR MULTIPLE RESIDENCE DISTRICT THIS SITE WAS FORMERLY APPROVED FOR DEVELOPMENT OF 108 APARTMENT UNITS IN THE EARLY 1980'S. IVAR JONSON, OWNER/APPLICANT; LAWRENCE P. FABBRONI, P E , L S , AGENT: Chairperson Wilcox duly opened the above noted matter at 9:05 p.m., and read aloud from the Agenda. Lawrence Fabbroni stated that the site in question is the northern six acres of the multiple residence zone east of the East Hill Plaza and north of the Ellis Hollow Apartments, and next to the Summerhill Apartments Phase I. Summerhill Apartments is 32 units that was built in the 1980's, and these units are rental apartment units. The 108 units at that time were proposed and approved in concept like the Lansing North and Warren Wood Apartments. In that era a lot of these 18 unit apartment buildings were built. Developers at that time saw that as a concept for the final 108 units. Mr. Fabbroni stated this land was largely a farm once. Mr. Fabbroni pointed out on an enlarged map where the boundaries of the old farm were, and described some of the projects that are already built in this area. Mr. Fabbroni stated that the concept has changed some since Summerhill Phase I was built. When Phase I was built the land was a field. To the east of the site is Cornell University land that is actively farmed which is part of their school operations. A large part of this area drains into Cascadilla Creek. Cornell University also owns land north of this site which is approximately 500 to 1,000 feet to the woods that borders Cascadilla Creek. All land north of that rim drains to Cascadilla Creek, and some of the immediate surrounding agricultural lands drain through the site to the storm sewer through a man made ditch behind the Ellis Hollow Apartments across Ellis Hollow Road and Pine Tree Road down a stream through the City to Six Mile Creek. It does not enter a storm water system from the time it leaves the site. In the course of developing this site and building buildings it could create what is know as a delineated wetland. Some of the information the Planning Board was supplied with was misinterpreted. This delineation was just done in the fall of 1997. There was no delineation done in the 1981 proposal. The wetlands did not exist at that time where they do now. Mr. Fabbroni stated that he has planned the wetlands as part of the Open Space portion of the proposal. There are woods that will remain largely untouched. The proposal is to put 84 units on this property instead of 108 units as planned before. The buildings would be two and a half stories. There will be a few buildings on the site that will have 12 units in them or eight and six units in one building. Mr. Fabbroni stated that the parking was proposed to be located at the south end of the site to be kept away from the wetlands as much as possible. Mr. Fabbroni pointed out on an enlarged map where an access roadway is located, and also pointed out water and sewer mains. Mr. Fabbroni stated that there are two dead end water mains for Phase I, and this site plan anticipates looping the water main all the way around the site. Fire hydrants will be located at the entrance of the parking areas and between the buildings. The existing sewer mains would be sufficient to serve this complex. With 84 units there needs to be 112 parking spaces to meet parking requirements for the Town of Ithaca. This also gives people opportunities to bike or walk to campus or to East Hill Plaza. There are other opportunities even if it is not a road along the Bolton Point to get to the other side of Cascadilla Creek. Mr. Fabbroni stated that there is a motel to the side with a large parking lot opposite this housing site. Some of the plantings will be hardwoods for improving the landscaping on this site. The lawn area would be PLANNING BOARD MINUTES 15 FEBRUARY 17, 1998 Approved April 7, 1998 taken care of with planting islands and hedges near the buildings. They intend to strip off some areas of top soil, but some top soil would need to be brought in. Grading requirements will be worked out through preliminary and final site plan approval. A silt fence will be installed around the whole wetland so no one will be allowed in that area. Board Member Hoffmann asked if these units will be rental apartments. Mr. Fabbroni responded, yes. Board Member Ainslie asked if there are any plans for a park land set aside. Mr. Fabbroni stated that in terms of recreation areas in this area there might be a few children living in these units. There are play structure proposed near the apartment buildings. The walkway that was asked from the developer could be considered for open space and park area. People who will be renting these units will be mobile, and walk to recreation such as the Fitness Center or the tennis center across East Hill Plaza. Chairperson Wilcox asked if the Town has a set aside. Director of Engineering Walker stated that there is not a set aside on the site plan. Assistant Town Planner Frantz stated that the Town could make a finding and require it. There is no need for a park and open space set aside for this particular project. In the Park and Open Space Plan when future needs were looked at, it was decided to have a neighborhood park within a quarter mile of residential areas. The Town is proposing a park in the vicinity of the East Hill Recreationway that would serve this area. Given the number of children potentially living here, he does not think it warrants any park or open space dedication. Board Member Hoffmann stated that park and open space is not only for the children, but adults would like the open space for recreation. Assistant Town Planner Frantz stated that there is open space on the site that needs to be taken into consideration. Mr. Fabbroni stated that if the Town could arrange something from the site across Cascadilla Creek then development could be a possibility. He cannot promise the Town the walkway until some issues are taken care of Assistant Town Planner Frantz stated that there have been discussions about a bicycle /pedestrian connection northward from this area to campus. One possible route is the water transmission main to cross Cascadilla Creek. There have been discussions between the Cornell University and the Town on this issue. Mr. Fabbroni stated that Bolton Point's main runs along the west side of the driveway. Assistant Town Planner Frantz stated that in discussions with the Parks and Highway Department that it would be good to have a ten foot wide easement along the east edge of the 60 foot wide right -of -way. The Town's recommendation is that the Town does acquire a 60 foot right -of -way to the north end of the property. Mr. Fabbroni stated that right now an easement exists on the property deed for that purpose. PLANNING BOARD MINUTES 16 FEBRUARY 17, 1998 Approved April 7, 1998 Assistant Town Planner Frantz stated that Summerhill Lane actually ends where the Phase II subdivision would be located. At a site visit today they noticed tire tracks from the Town's salt truck that back around at this point. The Town has been maintaining Summerhill Lane to the dead end. Highway Superintendent Fred Noteboom mentioned that it would be appropriate to have Summerhill Lane built to Town standards and have the driveway entrance built wide enough so a Town snow plow could turn around efficiently. It is very likely that the Town could connect Summerhill Lane to Judd Falls Road as a secondary access to the north. Chairperson Wilcox asked if the Town would ask and receive money from the developer in lieu of park land. Assistant Town Planner Frantz stated that he would need to check into that. As far as park land set aside the preliminary thought is a 10 foot wide easement to accommodate the bike way across the property to the north. The bike way could be squeezed between the 60 foot wide right -of -way, but Parks Manager Rich Schoch would like to have the row of trees as far from the street as possible, and the minimum he would like is 15 feet. That would put the trees within four feet of the right -of -way line. Mr. Schoch's recommendation to keep the trees 15 feet from the pavement is the best approach for snow removal and minimal highway maintenance. They would like to keep the trees out of the right -of -way. Board Member Hoffmann asked if the walkwav would fit on the other side of the trees from the road. Assistant Town Planner Frantz responded, yes. The reason for that would be to have the trees to create a physical and visual barrier between the bike way and the road. Having a bike way parallel to the road could cause trouble. Board Member Ainslie asked Mr. Frantz what type of trees he is talking about Assistant Town Planner Frantz stated that Mr. Schoch is working on a recommendation, but they would be some type of shade trees. The Planning Staff could determine through the Zoning Ordinance what is required for park land for multiple residence. The Town could make a finding that there is a need for park land. Mr. Fabbroni stated that the walkway was given as open space and the walkway was constructed as the open space donation when this land was split up. Director of Engineering Walker stated that parkland set aside does not apply to this particular action because that was dealt with in Phase I. The transportation linkage between the East Hill Plaza and East Hill, and the Cornell University properties in Precinct Seven is a major benefit to the Town for the bike way. Mr. Fabbroni stated that if there was ever goins to be a road that came through the whole area it would be east of this site. Director of Engineering Walker stated that would be part of the Northeast Transportation Study. From the Highway standpoint, it would be appropriate to have a connection to Judd Falls Road from Pine Tree Road to make a loop through there sometime in the future. The Town could maintain the road comfortably. Board Member Hoffmann stated that she sits on that Committee with the Town of Ithaca and Cornell University discussing those issues. It turned out that crossing Cascadilla Creek is not a trivial matter even for a bike way. Director of Engineering Walker stated that it would be a significant cost to build a bridge across there. PLANNING BOARD MINUTES 17 FEBRUARY 17, 1998 Approved April 7, 1998 Board Member Hoffmann stated that even though there have been suggestions and offers from Cornell University students to do a lot of the labor, such a wide span is necessary in order to allow it to be high enough for water to flow under it and connect on both sides. The material costs would be much higher than anybody ever expected. No one knows if the recreationway would cross like the Town has been thinking it might cross. It may not be possible. She does not think that anyone should assume that this would happen. Assistant Town Planner Frantz stated that he will investigate the Park and Open Space issue starting with what the Zoning Ordinance states, and then the Planning Staff could come back with a recommendation on that. He thinks that the Town should have at least a 10 foot wide easement in order to accommodate a bike way should it be built. Board Member Hoffmann stated that where the bike way goes after crossing this property is very uncertain. Director of Engineering Walker stated that right now the Town has a 25 foot easement as part of the water supply system that the Town -takes care of That path is not formal, but there is a significant amount of foot traffic across that. Certain times of the year people would be able to cross at that point without getting their feet wet. Assistant Town Planner Frantz stated that there are a number of routes for a bikeway north of the site, and it would be worthwhile to acquire the easements. Board Member Bell stated that this map lacks details which encompasses all of the issues the Planning Board is discussing. He is familiar with the area, but the little snapshots do not do it. He would like to see a map where the motel sits and where all of the buildings would be located near the motel and East Hill Plaza. Assistant Town Planner Frantz stated that would be part of the preliminary site plan approval. Board Member Bell stated that he would like to see the sidewalk connections also. Assistant Town Planner Frantz stated that would also be part of the preliminary site plan approval. Board Member Bell asked where would the loop road be located. Assistant Town Planner Frantz stated that any loop road they envision would pass north of the motel to the driveway that serves Coyote Loco and the Cornell parking lot. A map will be supplied at the next meeting with preliminary site plan approval. Board Member Bell stated that he likes the site plan. It is a great improvement over 20 years, and it is more appealing for the site also. His main concern about the layout is that the buildings are on top of the wetlands. The buildings are just too close to the wetlands. The only way to solve that would be to move the buildings closer to the road and leave the space in the back alone. The lawn is a lot less interesting and serves less function than the open space in the back does. If the buildings were closer to the road it would make the back more functional for open space. This plan puts the buildings in the center of the site and divides the open space into portions that are too small to function. If the buildings were moved closer to the road it would lessen the less functional area and increase the open space in the back. PLANNING BOARD MINUTES 18 Approved April 7, 1998 FEBRUARY 17, 1998 Mr. Fabbroni stated that the problem with that is the front yard setback needs to be 15 feet from the road way according to the Town's Zoning Ordinance. Board Member Bell stated that the Planning Board should exempt that because it is such a dense site. He does not think it makes any sense to apply that rule to this site when the Board is trying to keep some open space with wetlands and existing hedge rows. Board Member Hoffmann asked if this could be handled another way. Mr. Fabbroni stated that is the Town's Zoning Ordinance requirement. Board Member Hoffmann asked why do the six unit house need three separate stairways when there could be one in front of the building. Mr. Fabbroni stated that they are protected stairways. The stairways are for private entrances into each unit. Board Member Hoffmann stated that she understands that, but there could be one stairway to serve three units on the second floor. Mr. Fabbroni stated that he did not design the building, but the architect and developer may not have wanted a common corridor. Board Member Hoffmann stated that it could be done in different ways instead of having three separate stairway entrances. Board Member Bell stated that the Town should consider a variance for less than 15 feet for the front yard setback. The idea of Planning is not just to make people follow these rules that fit in a general way. The whole point of site analysis is to try to come up with something for the specific site. Assistant Town Planner Frantz asked Mr. Bell if he would like to recommend to the Zoning Board of Appeals that they grant a 15 foot variance that the Planning Board would be in agreement with. The Planning Board could only suggest that the Zoning Board of Appeals grant the variance. Board Member Bell stated that he would be accept that. Board Member Hoffmann stated that she does not have a problem with moving the houses closer to the road especially if it would create a better outdoor area on the other side of the houses. Ms. Hoffmann stated that she has a concern about the "L" shaped building with eight plus six units and there is no parking at those buildings. Mr. Fabbroni stated that he sees this as an exploratory discussion. He would have moved the buildings and showed the walkway from the parking area to the building both in distance and directness. He did not show all the walkways at this point until he had a site concept from the Planning Board established. There will be walkways and landscaping around all the buildings. It would be approximately 120 feet from the parking area to the buildings. PLANNING BOARD MINUTES 19 FEBRUARY 17, 1998 Approved April 7, 1998 Chairperson Wilcox stated that he would not mind living in an apartment unit that does not have a parking lot right outside the door. He would not mind walking a couple hundred feet rather than looking at the asphalt. Board Member Hoffmann stated that there are times when people need to get their cars right up to the front door or really close. She does not see any accommodations for that for those two buildings. Board Member Bell stated that he does not see a problem with putting a small parking lot next to those buildings, but limit it's use for emergency vehicle access or service vehicles. Assistant Town Planner Frantz stated that the developers should go to the Zoning Board of Appeals first and request a variance from them. The Planning Staff could draft a letter from the Planning Board to the Zoning Board of Appeals about these ideas. The letter could include that this is a worthwhile idea and support the granting of this variance. If the Zoning Board of Appeals grants the variance the developer could come back to the Planning Board for site plan approval. Chairperson Wilcox stated.that the next to an R -15 zoned area, but this site is sense to move these buildings closer to the water detention area that will be used. Board Member Hoffmann stated th road in the future. setback makes sense if the Multiple Residence district is located located across from a lot of asphalt, motel, and fields. It makes road and free up some space next to the delineated wetland and at the Planning Board does not know what will happen with this Assistant Town Planner Frantz stated that the Town does not know what will happen in the future, but this road will not be the major rural route. A lot has happened since people started taking about the connector road from Judd Falls Road to Pine Tree Road. This is not a good alignment for any connector road as things stand today because of the Ellis Hollow Apartments and the motel in the area. Board Member Hoffmann asked what happens with the land to the north if this project is developed and there are more development and traffic coming on that road. Board Member Kenerson stated that those lands are owned by Cornell University. Assistant Town Planner Frantz stated that there will not be more traffic. Right now Summerhill Lane is a very low volume road. There is not a lot of land north between the end of Summerhill Lane and Cacadilla Creek. If there were 84 more units built there would be approximately 500 trips in and out of this project. Traffic levels on Summerhill Lane will be a little more than today but not much more. Board Member Ainslie asked if the developer thinks there is a need for these units. Mr. Fabbroni responded, yes. Chairperson Wilcox duly closed the consideration of sketch plan for Summerhill Apartments Phase II at 10:20 p.m. AGENDA ITEM: APPROVAL OF MINUTES - JANUARY 6 1998• MOTION made by James Ainslie, seconded by Robert Kenerson: PLANNING BOARD MINUTES 20 Approved April 7, 1998 FEBRUARY 17, 1998 RESOLVED, that the Minutes of the January 6. 1998 Meeting of the Town of Ithaca Planning Board be and hereby are approved as written with corrections. There being no further discussion, Chairperson Wilcox called for a vote. AYES - Wilcox, Hoffmann, Ainslie, Kenerson, Bell. NAYS - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: APPROVAL OF MINUTES - J.NUARY 20,1998: The January 20, 1998 Minutes of the Town of Ithaca Planning Board were not ready for approval. AGENDA ITEM: APPROVAL OF MINUTES - FEBRUARY 3,1998: The February 3, 1998 Minutes of the Town of Ithaca Planning Board were not ready for approval. AGENDA ITEM: OTHER BUSINESS: Chairperson Wilcox stated that Board Member Candace Cornell has resigned from the Planning Board effective immediately due to health issues. Chairperson Wilcox stated that the potential new Planning Board Member, Larry Thayer, has not decided whether he will be joining the Planning Board or not. Mr. Thayer will be notifying Chairperson Wilcox of his decision soon. Chairperson Wilcox stated that the Town Board has discussedPlanning Board Member's term of office at their regular meeting. He wanted the opinion of the Planning Board on what their views are of this proposal. The Planning Board decided to recommend to the Town Board that they leave their Term of Office the way it is at the present time. Assistant Town Planner Frantz will be relaying the message to Director of Planning Kanter to pass on to the Town Board at their next regular meeting. AGENDA ITEM: ADJOURNMENT. Upon MOTION, Chairperson Wilcox declared the February 17, 1998, Meeting of the Town of Ithaca Planning Board duly adjourned at 10:31 p.m. Prepared by: Deborah Kelley, Keyboard Specialist/Minutes Recorder Mary Bryant, Administrative Secretary for the Town of Ithaca Planning Board. TOWN OF ITHACA PLANNING BOARD 126 East Seneca Street Ithaca, New York 14850 Tuesday, February 17, 1998 AGENDA 7:30 P.M. Persons to be heard. 7:35 P.M. SEQR Determination, Ithaca Beer Company Micro - brewery, 606 Elmira Road. 7:45 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed conversion of a 6,100 +/- square foot structure from retail commercial to a micro - brewery, located at 606 Elmira Road Town of Ithaca Tax Parcel No. 33- 3 -2.1, LI Light Industrial District. Yunis Realty, Inc., Owner, Dan L. Mitchell. Ithaca Beer Company, Applicant. 8:15 P.M. SEQR Determination, Ithaca College Fitness Center, Danby Road/Rte. 96B. 8:25 P.M. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval and a Recommendation to the Zoning Board of Appeals Regarding Special Approval for the proposed construction of a 41,712 +/- square foot fitness center, consisting of exercise and aerobic rooms, offices, locker rooms, and two gymnasiums, situated just south of Eastman Hall and immediately adjacent to the outdoor swimming pool on the Ithaca College campus, located off of Danby Road/Rte. 96B, Town of Ithaca Tax Parcel No. 41 -1 -30.2, Residence District R -15. Ithaca College, Owner /Applicant; R. O'Brien, HOLT & C Architects, Agent, 9:00 P.M. Consideration of a Sketch Plan for the proposed development of 84 apartment units on a 6.4 +/- acre site, to be known as Summerhill Apartments Phase 11, located on Summerhill Lane, Town of Ithaca Tax Parcel No. 62- 2- 1.127, MR Multiple Residence District. This site was formerly approved for development of 108 apartment units in the early 1980's. Ivar Jonson. Owner /Applicant; Lawrence P. Fabbroni, P.E., L.S., Agent. 7. Approval of Minutes: January 6, 1998 (distributed at 2/3/98 meeting) January 20, 1998 (in packet) 8. Other Business, 9, Adjournment. Jonathan Kanter, AICP Director of Planning 273 -1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY MARY BRYANT AT 27347470 (A quorum of four (4) members is necessary to conduct Planning Board business.) TOWN OF ITHACA Site Plan Approval for PLANNING of a 6,100 +/- square foot structure from retail commercial BOARD a micro - brewery, located at 606 Elmira Road, Town of Ithaca Tax Parcel No. 33- 3 -2.1, LI Light Industrial District. Yunis Realty, Inc., Owner; Dan L. NOTICE OF PUBLIC HEARINGS Tuesday, February 17 1998 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 ToUm of Ithaca on Tuesday, February 17, 1998, at 126 East Seneca Street, Ithaca, N.Y., at the following times and on the following matters: 7:45 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed conversion of a 6,100 +/- square foot structure from retail commercial to a micro - brewery, located at 606 Elmira Road, Town of Ithaca Tax Parcel No. 33- 3 -2.1, LI Light Industrial District. Yunis Realty, Inc., Owner; Dan L. Mitchell, Ithaca Beer Company, Applicant, 8:25 P.M. Consideration of Preliminary Site Plan Approval and a Recommendation to the Zoning Board of Appeals Regarding Special Approval for the proposed construction of a 41,712 +/- square foot fitness center, consisting of exercise and aerobic rooms, offices, locker rooms, and two gymnasiums, situated just south of Eastman Hall and immediately adjacent to the outdoor swimming pool on the Ithaca College campus, located off of Danby RoadVRte. 96B, Town of Ithaca Tax Parcel No. 41 -1 -30.2, Residence District R -15. Ithaca College, Owner /Applicant; R. O'Brien, HOLT & C Architects, Agent, Said Planning Board will support of such matters agent or in person. impairments or other spE necessary, upon request, at said ti or object Individua. !cial needs Persons .roes and said place hear all persons in ions thereto. Persons may appear by 1s with visual impairments, hearing Will be provided with assistance as desiring assistance must make such a request not less than.. 48 hours prior to the time of the public hearings. Jonathan Director 273 -1747 Dated: Monday, February 9, 1998 Publish: Wednesday, February 11, 1998 Kanter, AICP of Planning F Legals 1 ie ;n TOWN OF ITHACA PLAN- NING BOARD .s NOTICE HEA F PUBLIC Tuesday, Feb. 17, 1998 By direction of the Chairperson of the planning Board, NOTICE IS HEREBY I f. GIVEN that Public Hearings Will be held by the Planning Board of the Town of Ithaca on Tuesday, February 17 1998, at 126 East Seneca Street, Ithaca, N.Y. at the following times and on the foilowing matters: 7:45 P.M. Consideration of preliminary and Final Site Plan Approval for the pro- posed conversion of a 6,100 +/- square foot structure from retail commercial to a micro- brewery, located at 606 El- mira Road, Town of Ithaca Tax Parcel No. 33.3 -2.1, Li t Light Industrial District. Yunis Realty, Inc., Owner; Dan L. Mitchell, Ithaca Beer Com- t pang, ApPpPlicant. t 8:25 P.M. Consideration of v Preliminary Site Plan Ap- s proval and a Recommenda- i tion to the Zoning Board of Appeals Regarding Special Approval for the proposed construction of a 41,712 +/- square foot fitness center, consisting of exercise and aerobic rooms, offices, locker rooms, and two gymnasiums, situated just south of Eastman t Hall and immediately odja- cent to the outdoor swimming pool on the Ithaca Collegge campus, located off of Danby Road /Rte. 96B, Town of Ithaca Tax Parcel No. t 41 -1 -30.2, Residence District R -15. Ithaca College, Owner /Applicant; R. O'Brien, HOLT 8 C Ar- chitects, Agent. Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by a ent or in person. Individuals with visual impair- ments, hearing impairments or other special needs, will S be provided with assistance as necessary, upon request. i_ Persons desiring assistance must make such a request not E less than 48 hours prior to the time of the public hearings. Jonathan Kanter, AICP Director of Planning 273 -1747 February 11, 1998 it — — TOW N- OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I. Karen McGuire s�,yorn, 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. February 17. 1998. commencing at 7:30 P.M.. as per attached Location of Sign Board used for Postin(.Y: Bulletin Board, Front Entrance of Town Hall. Date of Posting Date of Publication: February 9. 1998 February- 11. 1998 Karen McGuire, Secretary Town of Ithaca. STATE OF NEW YORK ) SS.: COUNTY OF TOMPKINS ) Sworn to and subscribed before me this i/ th day of 1998. j?Notary Public. Mary J. Saxton Notary Public, State of New York Registration #01SA5044003 Qualified in Tioga County I My Commission Expires " . 1 TOWN OF ITHACA PLANNING BOARD 1�y f ATT ANCE SHEET j'`7 Date : / J f g<ov 61 U PLEASE PRINT YOUR NAME ADDRESS OR AFFILIATE ( Please PRINT to ensure Accuracy in Official Minutes ) J 0 L ADOPTED RESOLUTION: SEQR Ithaca College Fitness Center Danby Road, Ithaca College Campus Preliminary Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval Planning Board, February 17, 1998 MOTION by Robert Kenerson, seconded by Gregory Bell: WHEREAS: 1. This action is Consideration of Preliminary Site Plan Approval and recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of a 41,712 +/- square foot fitness center, consisting of exercise and aerobic rooms, offices, locker rooms, and two gymnasiums, situated just south of Eastman Hall and immediately adjacent to the outdoors wimming pool on the Ithaca College Campus, located off Danby Road /Rte. 96B, Town of Ithaca Tax Parcel No. 41 -1 -330.2, Residence District R -15. Ithaca College, Owner /Applicant; R. O'Brien, HOLT & C Architects, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval, and 3. The Planning Board, on February 17, 1998, has reviewed and accepted as adequate a Full Environmental Assessment Form Part I prepared by the applicant, a Full Environmental Assessment Form Part II and III prepared by planning staff, a Report labeled "Ithaca College Fitness Center- Preliminary Site Plan Review," dated January 14, 1998, Drawings labeled "Ithaca College Fitness Center." Sheet No. L 101, entitled "Grading Plan," Sheet No. L102, entitled "Landscape and Lighting Plan," all dated January 12, 1998, and prepared by Holt Architects, T.G. Miller P.C. Engineers and Surveyors, and Trowbridge and Wolf Landscape Architects and Planners, 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; 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, Hoffmann, Kenerson, Bell, Ainslie. NAYS- None. The MOTION was declared to be carried unanimously. Karen McGuire, Secretary, Town of Ithaca. Mar Bryant,,Ydministr e Secretary. ADOPTED RESOLUTION: Ithaca College Fitness Center Danby Road, Ithaca College Campus Preliminary Site Plan Approval and Recommendation to Zoning Board of Appeals regarding Special Approval Planning Board, February 17, 1998 MOTION by Gregory Bell, seconded by James Ainslie: WHEREAS: 1. This action is Consideration of Preliminary Site Plan Approval and recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of a 41,712 , /- square foot fitness center, consisting of exercise and aerobic rooms, offices, locker rooms, and two gymnasiums, situated just south of Eastman Hall and immediately adjacent to the outdoor swimming pool on the Ithaca College Campus, located off of Danby Road/Rte. 96B, Town of Ithaca Tax Parcel No. 41 -1 -30.2, Residence District R -15. Ithaca College, Owner /Applicant; R. O'Brien, HOLT & C Architects, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review, has, on February 17, 1998. made a negative determination of environmental significance with regard to Site Plan Approval, and 3. The Planning Board, at a Public Hearing on February 17, 1998, has reviewed and accepted as adequate a Full Environmental Assessment Form Part I prepared by the applicant, a Full Environmental Assessment Form Part II and III prepared by planning staff, a Report labeled "Ithaca College Fitness Center- Preliminary Site Plan Review," dated January 14, 1998, Drawings labeled "Ithaca College Fitness Center," Sheet No. L 101. entitled "Grading Plan," Sheet No. L 102, entitled "Landscape and Lighting Plan," all dated January 12, 1998, and prepared by Holt Architects, T.G. Miller P.C. Engineers and Surveyors, and Trowbridge and Wolf Landscape Architects and Planners, and additional application materials. NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca PI Approval, as shown on the presented that such waiver nor the policies enunciated anning Board hereby waives certain requirements for Preliminary Site Plan Preliminary Site Plan checklist, having determined from the materials will result in neither a significant alteration of the purpose of site plan control or implied by the Town Board, and 4L ADOPTED RESOLUTION: Ithaca College Fitness Center Danby Road, Ithaca College Campus Preliminary Site Plan Approval and Recommendation to Zoning Board of Appeals regarding Special Approval Planning Board, February 17, 1998 2. That the Planning Board hereby grants Preliminary Site Plan Approval as shown on drawings entitled "Ithaca College Fitness Center," Sheet No. L 101, entitled "Grading Plan,' Sheet No. L 102, entitled "Landscape and Lighting Plan," all dated Januan! 12, 1998, and prepared by Holt Architects, T.G. Miller P.C. Engineers and Surveyors, and Trowbridge and Wolf Landscape Architects and Planners, and additional application materials subject to the following conditions: a. Submission of revised building detail sheet numbers A003, A004, and A005 to include labeling of the type of building materials and palette of colors to be used for the construction of the fitness center building, prior to final site plan approval, b. Submission of record of application for and approval status of all necessary permits from county, state, and/or federal agencies, and C, Granting of Special Approval from the Zoning Board of Appeals for the construction of the fitness center, prior to the issuance of a building permit. d. Submission of sheets number C 101, C 102, L 101, and L 102 and any other drawings as necessary, revised to reflect the applicant's decision not to reconstruct "Lot A" as shown in the original submission; e. Submission of a revised grading plan showing any changes or increases to the fill (disposal) site for approval by the Town Engineer, and prior to final site plan approval. AND BE IT FURTHER RESOLVED: 1. That the Planning Board, in making its recommendation to the Zoning Board of Appeals, determines the following: a, there is a need for the proposed use in the proposed location. as demonstrated by the applicant; b. the existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed project: N ADOPTED RESOLUTION. Ithaca College Fitness Center Danby Road, Ithaca College Campus Preliminary Site Plan Approval and Recommendation to Zoning Board of Appeals regarding Special Approval Planning Board, February 17, 1998 C. the specific proposed change in land use as a result of the proposed project is in accordance with a comprehensive plan of development for the Town of Ithaca; and 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved. AYES - Wilcox, Hoffmann, Bell, Kenerson, Ainslie. NAYS - None. The MOTION was declared to be carried unanimously. c1 Karen McGuire, Secretary, Town of Ithaca. Mary Bryn " t, Admin', ' rative Secretary. PRELIMINARY SITE PLAN CHECKLIST C'`u C ��lC{t^� ►1 S rt'� PROJECT NAME c vcvA�S rvv" PROJECT NUMBER C1 e I � 5 C7 ;�D I C? g PREPARER �C = ITEM SUBMITTED N/A = NOT APPLICABLE W = WAIVE COND = CONDITION OF APPROVAL II(D 18 1 1252 3. 4. V Completed and signed Development Review Application_. a. Development Review Escrow Agreement and Back -up Withholding Fore ( if required) . (Only one (1) copy ach.) Payment of review fees. V Deposit of escrow. V/ Fully completed and signed Short Environmental Assessment Form, Part I (SEAF), or Long Environmental Assessment Form, Part I (LEAS = PRELIMINARY SITE PLAN CHECKLIST Page 2 f• /Location, design, and construction materials als oL all proposed parking areas, access drives, and off - street loading areas. g• V/ / Size, location, design, and construction materials of all proposed signs and lighting. h• Location, design, and construction materials of all proposed pedestrian and bicycle facilities. i• Landscaping plan and planting schedule including location and proposed design of buf =ens. J• k. v 1. m U� o. P• q• S. t. y Location, design, and construction materials of all proposed water and sewage facilities. Location of ar_v existing or proposed fire and other emergency zones, including the location of fire hydrants. Location, name, proposed street utility, draina abutting, or in project, and dimens and alley ge, or simi the immedi ion and lar ate s of each each exi easement vicinity existing or sting or proposed within, of the proposed Existing and proposed site topography represented by contour lines with intervals as required by the Planning Board, but not to exceed 5 (five) feet, including a grading plan describing the volumes of cut and fill materials and their composition_, and including elevations of proposed buildings, signage, lighting, and other features. Drainage plan which includes a description of method used for analysis, the calculation of drainage area above point of entry for each water course entering or abutting the site, and proposed method of on -site retention if required. Border lines bounding site plan sheets one inch from the left edge and one -half inch from each of the other edges. All required information, including signatures, seals, dates and such information shall be within the border. Map scale in bar form, and north point. Name of proposed project. Name of Town, County, and State. Date of Site Plan, including any applicable revision dates. Key map (when more than one sheet is submitted) . PRELIMINARY SITE PLAN CHECKLIST U, 6. 7 go Page 3 Name and seal of the registered land surveyor(s) or engineer(s) who prepared the topographic and boundary survey and the date of survey. Names) and addresses) of all property owners and persons who have an interest and 25 in the site and of parcels abutting the site, or including easements or within rights 500, of the site, -of -way, plus the tax parcel numbers. other items required above (Except Development Estimate of the cost of improvements (excluding the purchase cost of land) to be prepared (preferably) by a licensed professional engineer. Three (3) dark -line prints of the proposed Site Plan and 25 copies of all sheets of the proposed Site Plan I n reduced format (no larger than 11" x 1711) and copy of all other items required above (Except Development Review Application and escrow forms) . planbord \prelimis.ite mb \5/14/96 FINAL SITE PLAN CH7CKLIST tirn�� N/A = NOT A? LICA3L? W = WA_ VE COND = CONDITION OF A??RCi == 1 y Complete anc s_c Ce' ;?lcc, n= RevJ a w A�ic - - De`ie_cpmienc fCe'i _e J =J� r�W ACreemie :�_., and Sack -up W hhcld_na :crz ( = re =r °- ) . (On'v 2 • Pa ent o= acd_`_or_a_ r� ;r ��- r ��c - -- l -N Zees as needed and deposited in an escrcw account. 3. D4, 5. All p n the other items submi =zed w_=h the preliminary s_-e appli catio,_ wiz -- ti= ns made according to approval Sven by tie m cwn Planning Board. _ Record of necessary agencies. granted. V application for and approval status cf all perm_zs from county, state, and /or federal Subm_t c,p_es of all permits or approvals so Detailed sizing and final material specifications of all fir+ Y d l TY. ,=. =. 6 V Construction dez _ls o= all proposed structures, =ads, Water /sewage fac'illzi °S, and Other improvements. 7 �Cne (11) -1- Gri =:y g_na_ or <<.y_�r �v and two paper ccp_e o= -_ t e L_ a_ S_ _e : _ate :e re =a_ eC bpi t:' ^ e Town Of Ithaca. PL tTBCRD \??NALS mbi :i : +;36 I ADOPTED RESOLUTION: SEQR Ithaca Beer Company Micro- Brewery 606 Elmira Road Preliminary & Final Site Plan Approval Planning Board, February 17, 1998 MOTION by Robert Kenerson. seconded by Gregory Bell: WHEREAS: 1. This action is the Consideration of Preliminary and Final Site Plan Approval for the proposed conversion of a 63100 +/- square foot structure from retail commercial to a micro - brewery, located at 606 Elmira Road, Town of Ithaca Tax Parcel No. 33- 3 -2.1, LI -Light Industrial District. Yunis Realty, Inc., Owner; Dan L. Mitchell, Ithaca Beer Company, 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 Site Plan Approval, and 3. The Planning Board, on February Assessment Form Pt. I submitted plan drawing entitled "Ithaca Bee the applicant and dated January 2 17, 1998, has reviewed and accepted as adequate a Short Environmental by the applicant and a Part II prepared by the Town Planning Department, a site r Company, Inc. ;Micro- Brewery, Elmira Road, Ithaca, New York" prepared by , 1998, and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed site plan. 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, Hoffmann, Kenerson, Bell, Ainslie. NAYS - None. The MOTION was declared to be unanimously. Karen McGuire, Secretary, Town of Ithaca. iVlary "Bryan dministrat e Secretary. J ADOPTED RESOLUTION: Ithaca Beer Company Micro- Brewery 606 Elmira Road Preliminary & Final Site Plan Approval Planning Board, February 17, 1998 MOTION by Gregory Bell, seconded by James Ainslie: WHEREAS: This action is the Consideration of Preliminary and Final Site Plan Approval for the proposed conversion of a 6,100 +/- square foot structure from retail commercial to a micro - brewery, located at 606 Elmira Road, Town of Ithaca Tax Parcel No. 33- 3 -2.1. LI -Light Industrial District. Yunis Realty. Inc., Owner, Dan L. Mitchell. Ithaca Beer Company, 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 Site Plan Approval, has, on February 17, 1998, made a negative determination of environmental significance, and 3. The Planning Board, on February 17, 1998, has reviewed and accepted as adequate a Short Environmental Assessment Form Pt. I submitted by the applicant and a Part II prepared by the Town Planning Department, a site plan drawing entitled "Ithaca Beer Company, Inc. Micro- Brewery, Elmira Road, Ithaca, New York" prepared by the applicant and dated January 21, 1998, and other application materials, and NOW, THEREFORE, BE IT RESOLVED. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed conversion of a 6,100 +/- square foot structure from retail commercial to a micro - brewery, located at 606 Elmira Road, Town of Ithaca Tax Parcel No. 33- 3 -2.1, as shown on the drawing entitled, "Ithaca Beer Company, Inc. Micro - Brewery, Elmira Road, Ithaca, New York" prepared by the applicant and dated January 21, 1998, and other application materials, subject to the following conditions: a. submission of construction details of all proposed improvements and detailed sizing and final material specifications of all improvements, including proposed water and sewer line connections, prior to issuance of a building permit; b. submission of an original or mylar copy of the drawing entitled, "Ithaca Beer Company, Inc. Micro - Brewery, Elmira Road, Ithaca, New York" dated January 21, 1998, C. record of application for and approval status of all necessary permits from all relevant county, state and federal agencies. d. approval by the Zoning Board of Appeals of any required variances. e. that any retail sales be limited to not more than 1,200 square feet of floor area within the existing structure. AYES - Wilcox, Hoffmann, Bell. Kenerson, Ainslie. NAYS - None. Karen McGuire, Secretary, Town of Ithaca. PRELIM.NARY SITE PLAN CHECKLIST PROJECT NAME 1+ A(A PROJECT NUMBER PR3PAREi< V = ITEM SUBMITTED N/A = NOT APPLICABLE, W = WAIVE CONE = CONDITION OF APPROVAL, la. Z 1. x Completed and sic-,red Devel ccmer Re'T' *rJ Aoc1� ca_' Cr a• - Development Review Escrow Acreement and Back -uo Withholding Fcrn (if required), (Only one each . ) (1 > copy 2• Payment of review fees. Deposit of escrow. 3• Fully completed and signed Short Environmental Assessment Form, Part I (SERF) , or Lcnc Environment-al Assessment Form, Part I (LEA = PRELIMINARY SITE PLAN CTHEQ U, A Name and seal of engineer (s) who p survey and the da :LIST' Page 3 the registered land surveyor (s) or repared the topographic and boundary �e c: survey. 6 Name (s) and address (es) of all property owners and persons who have an interest in the site and of parcels abutting the site, or within 500, of the site, including easements or rights -of -way, plus the tax parcel numbers. 7 Estimate of the cost of improvements (excluding the purchase cost of lands t0 be preDar (pr._er by a licensed professional en gi neer. " 8• Three (3) dark -line prinos of the propcsed Site Plan and 25 copies cf all sheets of the proposed Site Plan in reduced format (nc larger than 1' " x 1?") and copy of all other items recuired above (Except Development Review Applicaticn and escrow forms' planbord \preI4mis.ice mb \5/14/96 FINAL SITE PLAN CHECKLIST PROJECT NAME 1�-A nj� IB A I // C ewi CON dAn�— PROJECT NUMBER 0 PREP ?DER = ITEM SUBMITTED N/A = NOT APPLICABLE, W = WAIVE COND = CONDITION OF APPROVAL 1. Completed and signed Development Review Application, Development Review Escrow Agreement, and Back -up Withholding Form ( i f reCUi red) . (Only (1) copy =each.) 2. Payment of additional review fees as needed and deposited in an escrow account. 3. All other items submitted with the preliminary site plan application with modifications made according to the approval given by the Town Planning Board. 4, Co Record of application for and approval status of all necessary permits frcmm county, stage, and /or federal agencies. Submit copies of all permits or approvals so granted. 5. Qojo Detailed sizing and final material specifications of 6. �� Construction details o= all proposed structures, roads, water /sewage facilities, and other improvements. 7• ooNo. One (1) Original or mylar copy and two paper copies of the final site plan to be retained by the Town of Ithaca. FLP NSORD \c7NA S:73 mo/S/14/95