HomeMy WebLinkAboutPB Minutes 1998-03-17r.._
/ I
'THACA PLANNI
MARCH 17 1998
The Town of Ithaca Planning Board met in regular session on Tuesday, March 17, 1998, in Town Hall,
126 East Seneca Street, Ithaca, New York, at 7:30 p.m.
PRESENT: Chairperson Fred Wilcox, James Ainslie, Robert Kenerson, Gregory Bell, Larry Thayer.
Jonathan Kanter (Director of Planning), John Barney (Attorney for the Town), Daniel Walker (Director of
Engineering) George Frantz (Assistant Town Planner). Christine Balestra (Planner).
ALSO PRESENT: Andrea Coby, Elizabeth Moran. Amy Nettleton, Lanny Joyce, Peter Veldnuieen,
Katharine Praisner, Richard DePaolo, Bill king, John Yntema, Doria Higgins, Peter Demjanec, Thomas
Giventer, Yolanda Torres, Helen Race, Jonathan Smith. Steve Little, Yvette deBoer, Donald Stephenson, Bob
Whitting, Mary Oberhaus, John Lavish, Henry Doney, Don Weir William Wittlin, Laura Cohen, Jeff Ward,
Craig Fasullo, Paul Glover, James Sharp, Doreen Schriner, Om Gudta, Fay Gougakis, Mark Morse, Stefan
Einarson, Margaret E. Smith Einarson, John Schroeder, Craig Kaufman, Elaine Shapiro, Liz Walker, John
Sullivan, Joe Nolan, Donna Connery.
Chairperson Fred Wilcox declared the meeting duly opened at 7:34 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 March 9, 1998, and March 1 1, 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 March 11, 1998. (Affidavit of Posting and Publication is hereto attached as Exhibit #l.)
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.
Chairperson Wilcox stated that the Town Board decided at their last meeting not to pursue changes to
the Terms of Office for Planning Board Members. Chairperson Wilcox also introduced and welcomed Larry
Thayer to the Planning Board.
AGENDA ITEM: SEOR DETERMINATION MONTESSORI SCHOOL ANNEX ADDITION 117
EAST KING ROAD:
Chairperson Wilcox duly opened the above noted matter at 7:35 p.m., and read aloud from the Agenda.
Peter Demjanec, Demjanec & Associates, stated that the Montessori School has an existing site with a
six percent slope. He is introducing a building which will require that they cut and fill on the site. They would
be cutting three and a half feet on the southeast corner. and filling approximately one foot on the opposite
corner of the site to create a flat spot where the building will be located. This would lead to drainage issues
and the Planning Board was supplied with a copy of a report from the Planning
drainage appears to be adequate. Surface drainage would have some distance tooego. He is Iproposing forf the
surface drainage for the building itself have the gutters tied to the storm that is going to East King Road so that
PLANNING BOARD MINUTES 2
Approved - May 19, 1998
MARCH 17, 1998
water would be disposed of in the storm system. The play area has an under drain that would take care of
surface which is currently running to it. The two swales seen on the site plan Sheet No. A4 wrapping around
the building can terminate into yard drains that will find their way to the storm line as well. That should
conceptually take care of surface water.
Chairperson Wilcox asked Mr. Demjanec to explain what is actually being proposed here. It is more
than just a building there are also other changes as well.
Mr. Demjanec stated that the building which contains classrooms (three lesson rooms), and in addition
to that a play area located to the east of the building. The ultimate purpose would be for the younger children
and the play area would be fenced in for the children to stay in to play. There is also an addition of one
parking space.
Chairperson Wilcox stated that there was some question on coverage before, but that is not an issue at
this point with this proposal.
Director of Planning Jonathan Kanter responded. no. coverage has been within the limitations of the R-
15 zone.
Chairperson Wilcox stated that in the Short Environmental Assessment Form, number 8, states "will
the proposed action comply with existing zoning or other existing land use restriction ? ". It was answered "Yes
and special permit required. ", and he does not think it complies with the existing zoning.
Director of Planning Kanter stated that the interpretation is that a special permit is normally a permitted
use, and they would need to meet certain additional requirements.
Chairperson Wilcox asked what about the front yard setback and the parking space.
Director of Planning Kanter stated that the special permit would not be what would be allowed. The
variance for the parking space would be required.
Board Member James Ainslie asked what about Evan Monkemeyer's 20 foot right of way.
Mr. Demjanec stated that Mr. Monkemeyer has a 20 foot right of way running along the western
boundary and some of the Montessori School's grading would encroaches onto that property. That would be up
to the School to make appropriate arrangements with Mr. Monkemeyer. This was done successfully for the
first phase of construction.
Board Member Ainslie asked if they are assuming Mr. Monkemeyer will go along with it.
Mr. Demjanec responded, yes.
Chairperson Wilcox stated that the proposed resolution does require an easement from Mr.
Monkemeyer.
MOTION made by Robert Kenerson, seconded by James .Ainslie:
NOW, THEREFORE, BE IT RESOLVED-
PLANNING BOARD MINUTES
A
That the Town of Ithaca Planning
significance in accordance with the New
referenced action as proposed and, therefore,
3 MARCH 17, 1998
pproved - May 19, 1998
Board hereby makes a negative determination of environmental
York State Environmental Quality Review Act for the above
an Environmental Impact Statement will not be required.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Kenerson, Ainslie, Bell.
NAYS - None.
ABSTAIN - Thayer.
The MOTION was declared to be carried unanimously.
(NOTE: Formal adopted resolution is hereto attached at Exhibit 42.)
Chairperson Wilcox duly closed the SEQR determination at 117 East King
ZD
Road at 7:44 p.m..
Attorney for the Town John Barney administered the Oath of Office to Larry Thayer with the
understanding that he would need to come into Town Hall during the daytime to sign the Oath of Office book.
PUBLIC HEARING: CONSIDERATION OF PRELIMINARY SITE PLAN APPROVAL AND A
RECOMMENDATION TO THE ZONING BOARD OF APPEALS REGARDING SPECIAL
APPROVAL FOR THE PROPOSED ADDITION TO THE MONTESSORI SCHOOL ANNEX TO
CONSIST OF 21175 +/- SQUARE FEET OF ADDITIONAL CLASSROOM SPACE, LOCATED AT 117
EAST KING ROAD, TOWN OF ITHACA TAX PARCEL NO 43 -2 -7 R -15 RESIDENCE DISTRICT.
MONTESSORI SCHOOL, OWNER/APPLICANT• PETER DEMJANEC AGENT*
Chairperson Wilcox duly opened the above noted matter at 7:45 p.m., and read aloud from the Notice
of
Public Hearings. Chairperson Wilcox opened the public hearing, and 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
Planning Board for further consideration.
Board Member Gregory Bell stated that on the sketch plan approval discussion, the Planning Board
asked for a revision of Drawing A5 to show the difference between Phase II and Phase IV. The drawings
supplied to the Planning Board does not show that.
Mr. Demjanec stated that the drawings revised Febnlan 18, 1998 at the top of the page it states "phase
II and phase I ".
Board Member Bell stated that does not meet the request that Eva Hoffmann made previously which
was to show what Phase IV would be a separate phase that could be years after Phase II. Ms. Hoffmann asked
for a line showing where the exterior wall of Phase II would be before Phase IV was built.
Mr. Demjanec stated that he must not have understood that request, but he would revise the plan again
to show a wall to separate the two phases.
Chairperson Wilcox asked Mr. Demjanec what the timing is between Phase II and Phase IV were by
distinct.
PLANNING BOARD MINUTES
MARCH 17, 1998
Approved - May 19, 1998
Mr. Demjanec responded, yes.
Chairperson Wilcox asked Mr. Demjanec if he is before the Planning Board for approval of the
building for both Phase II and Phase IV.
Mr. Demjanec responded, yes.
Chairperson Wilcox asked if it is the Schools intent to construction both phases at one time.
Mr. Demjanec stated that it is the intent of the Montessori School to build Phase II in this construction
season, and then proceed and attempt to do the athletic fields then do Phase IV. He could say that the School's
plans are fluid, and there is a possibly that if funding comes into place, they would proceed with Phase II and
Phase IV in this construction season. Yes, they are asking the Planning Board to approve Phase II and Phase IV
jointly.
Chairperson Wilcox asked if those phases could be built months or years apart.
Mr. Demjanec stated that those phases may be built years apart or they may never see Phase IV.
Board Member Bell stated that he does not see how the Planning Board could approve something when
they do not see a back wall of the building if that will be remaining as an outside wall for months or years.
Chairperson Wilcox asked Mr. Demjanec if he could supply the Planning Board with a sketch plan to
show the back wall.
Mr. Demjanec responded, yes. He thought by putting Phase II and Phase IV in the drawing
complying with the request. Conceptually, the dash line progressing through the building on the bdrtawing
would be the location of the exterior wall, but it could be added to the drawing.
Director of Planning Kanter asked what the update of the school speed zone change.
Andrea Coby stated that at any moment the School is anticipating a reduced speed zone sign to be
located on the road that Ward Hungerford and the State has mentioned that would be happening soon. They
informed her that it should be installed within a week or so.
Board Member Ainslie stated that East King Road is currently 45 MPH,
speed zone would be. and asked what the reduced
Mr. Demjanec stated that the reduced speed limit will be 30 MPH.
Board Member Robert Kenerson stated that most school zones are 15 MPH.
school. Mr. Demjanec stated that Ms. Coby reports that the State would not do a 15 MPH speed zone for the
Director of Engineering Daniel Walker stated that generally the State will not reduce i1: more than 15 to
20 MPH below the prevailing speed limit. so it would be 45 MPH to 30 MPH.
PLANNING BOARD MINUTES 5 MARCH 17, 1998
Approved - May 19, 1998
Director of Planning Kanter asked if there were any discussions with the State in regards to having a
flashing warning light installed with that speed zone.
Ms. Coby stated that discussion has not been tabled finally, but the decision about the flashing and who
would pay for it is a process that would take a significant amount of time. She has been told so far that the
reduced speed zone is what will happen and it is in process.
Board Member Ainslie asked Mr. Walker if he is agreeable with the drainage on this site for the
proposed project.
Director of Engineering Walker stated that the major drainage on b
With the construction
erns aye een addressed already.
of appropriate drainage channel in the vicinity of the M k
should not be a problem. The site itself is fairly poorly drained, and putting the building in thet middle of a
drainage way creates some localized problems for the construction. The drainage would need to be handled
carefully during the construction process. He does not like to see trap pockets of water near the buildings, and
under ground drains are problematic from a standpoint that they plug up and could cause flooding problems.
That is the applicants problem and a building code issue. How they address that is up to the building permit
process. It will not cause problems off site.
Board Member Ainslie asked if the road ditches are adequate.
Director of Engineering Walker responded. yes. The water is currently going to the road ditches now,
but it is sheet flowing across, and they are being concentrated to go around the building to the existing swale
west of the Monkemeyer right -of -way. The Engineering Department needs more detailed construction
drawings and drainage plans before the final approval.
MOTION made by Robert Kenerson, seconded by Larry Thayer:
NOW THEREFORE BE IT RESOLVED
1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary Site Plan
Approval, as shown on the Preliminary Site Plan Checklist, having determined from the materials
presented that such waivers will result in neither a significant alteration of the purpose of site plan
control nor the policies enunciated or implied by the Town Board, and
2. That the Planning Board hereby grants Preliminary Site Plan Approval for the proposed 2,175 +/-
square foot addition to the Montessori School Annex, as shown on the drawings labeled "Montessori
School," Sheet No. A 1 entitled "Site Development Plan," dated January 12, 1998, and Sheet No. A4
entitled "Site Plan," dated February 25, 1998. all prepared by Demjanec and Associates Architects, and
additional application materials, subject to the following conditions:
a. The submission of a landscaping plan and planting schedule including the location and design
of appropriate plantings or shrubs along the eastern side of the proposed additional parking
space, prior to Final Site Plan Approval;
b. The revision of the site plan (Sheet No. A4) to include clearer topographic lines, volumes of cut
and fill materials and their composition, materials used and design details of the proposed
playgrotmd area, and specific locations and descriptions of any proposed lighting for the
addition.
should not be a problem. The site itself is fairly poorly drained, and putting the building in thet middle of a
drainage way creates some localized problems for the construction. The drainage would need to be handled
carefully during the construction process. He does not like to see trap pockets of water near the buildings, and
under ground drains are problematic from a standpoint that they plug up and could cause flooding problems.
That is the applicants problem and a building code issue. How they address that is up to the building permit
process. It will not cause problems off site.
Board Member Ainslie asked if the road ditches are adequate.
Director of Engineering Walker responded. yes. The water is currently going to the road ditches now,
but it is sheet flowing across, and they are being concentrated to go around the building to the existing swale
west of the Monkemeyer right -of -way. The Engineering Department needs more detailed construction
drawings and drainage plans before the final approval.
MOTION made by Robert Kenerson, seconded by Larry Thayer:
NOW THEREFORE BE IT RESOLVED
1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary Site Plan
Approval, as shown on the Preliminary Site Plan Checklist, having determined from the materials
presented that such waivers will result in neither a significant alteration of the purpose of site plan
control nor the policies enunciated or implied by the Town Board, and
2. That the Planning Board hereby grants Preliminary Site Plan Approval for the proposed 2,175 +/-
square foot addition to the Montessori School Annex, as shown on the drawings labeled "Montessori
School," Sheet No. A 1 entitled "Site Development Plan," dated January 12, 1998, and Sheet No. A4
entitled "Site Plan," dated February 25, 1998. all prepared by Demjanec and Associates Architects, and
additional application materials, subject to the following conditions:
a. The submission of a landscaping plan and planting schedule including the location and design
of appropriate plantings or shrubs along the eastern side of the proposed additional parking
space, prior to Final Site Plan Approval;
b. The revision of the site plan (Sheet No. A4) to include clearer topographic lines, volumes of cut
and fill materials and their composition, materials used and design details of the proposed
playgrotmd area, and specific locations and descriptions of any proposed lighting for the
addition.
PLANNING BOARD MINUTES 5
MARCH 17, 1998
Approved - May 19, 1998
prior to Final Site Plan Approval:
C. The submission of a revised drainage plan (Sheet No. A4) to include details of surface and
subsurface drainage, drainage structures, and diversion of water from current drainage patterns,
to ensure that there will be no adverse drainage impacts on adjacent properties, prior to Final
Site Plan Approval;
d. The revision of Sheet A4 to include the name and seal of the registered land surveyor(s) or
engineer(s) who prepared the topographic and boundary survey and the date of the survey;
e. The acquisition of an easement from Evan Monkemeyer, owner of the adjacent 20 foot right of
way to the West, granting permission to encroach on his property, for purposes of re- grading or
other necessary construction activities:
f. The revision of all plans to include Tompkins County in the title block, as outlined in the
Preliminary Site Plan Checklist:
g. Revision of all appropriate plans to include the size, specific location, lighting, and
construction materials of all proposed signs for the Annex, prior to Final Site Plan Approval;
h. The granting of special approval and any required parking variance(s) by the Zoning Board of
Appeals, prior to Final Site Plan Approval; and
The implementation of a reduced school speed zone for the area, 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;
C. The specific proposed chancre 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.
Attorney Barney stated that a condition j" should be added to the proposed resolution to state "that
revision of supplementation of the Annex Floor Plan of Sheet No. A5 to show the location and opening of the
wall between Phase II and Phase IV."
Chairperson Wilcox stated that a condition "k" should be added to the proposed resolution to state "that
revision to Sheet A2 indicating that the acquisition of the Monkemeyer lot is anticipated."
PLANNING BOARD MINUTES
7
Approved - May 19, 1998
There being no further discussion. Chairperson Wilcox called for a vote.
AYES - Wilcox, Kenerson, Ainslie, Thaver.
NAYS - None.
ABSTAIN - Bell.
The MO_N was declared to be carried.
MARCH 17, 1998
(NOTE: Formal adopted resolution is hereto attached at Exhibit #3.)
Chairperson Wilcox duly closed the discussion of the Montessori School Annex addition at 7:59 p.m..
AGENDA ITEM: APPROVAL OF MINUTES - FEBRUARY 3. 199&4
MOTION made by James Ainslie, seconded by Robert Kenerson:
RESOLVED that the Minutes of the February 3, 1998 Meeting of the Town of Ithaca Planning g Board
be and hereby are approved as written.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Bell, Ainslie, Kenerson.
NAYS - None.
ABSTAIN - Thayer.
The MOTION was declared to be carried.
AGENDA ITEM:
S-
1
The February 17, 1998 Planning Board Minutes were not prepared for tonight's approval.
AGENDA ITEM:
The March 3, 1998 Planning Board Minutes were not prepared for tonight's approval.
AGENDA ITEM: OTHER BUSINESS:
Chairperson Wilcox stated that he received a letter from Richard I. Mulvey who owns a house on
Hector Street bordering the proposed Mecklenburg Heights Apartment Development on Route 79. This letter
was post marked March 10, and arrived after the preliminary approvals. Chairperson Wilcox stated that he
would pass this to Director of Planning Kanter to have the letter added to the record.
Board Member Ainslie stated that Phyllis Baker who owns
disturbed with the Town of Ithaca, and the Comprehensive Plan has
situation where there could be a complete development with many home
a paper in Florida where a gentleman had run into the same situation
gentleman's appeal was overruled by the Supreme Court in Florida, and
to be aware of this.
a farm on Bostwick Road has been
suggested that farm land not be in a
S. Ms. Baker gave him a clipping from
she had with the Town Board. That
Ms. Baker wanted the Planning Board
PLANNING BOARD MINUTES 8 MARCH 17, 1998
Approved - May 19, 1998
The Planning Board was supplied with a copy of the article Ms. Baker sent to Mr. Ainslie.
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Director of Planning Kanter stated that the Planning Board was supplied with a copy of a letter from
Patricia Bennett- Perry dated March 6, 1998 in regards to Big Al's Hilltop Quikstop site plan approval, which
the Planning Board approved a few meetings ago. This letter arrived late after the final site plan approval was
issued. Ms. Bennett -Perry is an nearby neighbor expressing some concerns of the redevelopment of Big AI's.
Ms. Bennett- Perry's letter will be filed in that project file.
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Director of Planning Kanter stated that the Planning Board was supplied with a copy of the meetings
scheduled for Boards and Committees for the year 1998. and a copy will be passed along to the media for the
public to be aware of those meetings.
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Director of Planning Kanter stated that the Planning Department received a letter from New York State
Offices of Parks, Recreation, and Historic Preservation on the development of the Black Diamond Trail
indicating that the State Parks is requesting to take lead agency status on the Environmental Review of the
Black Diamond Trail. The State Parks is asking for any comments at this point on this issue, and he would like
to send a letter back to State Parks indicating that the Town does not have a problem with the State being lead
agency for this project. This project will be State funded and State constructed. The Black Diamond Trail will
extend from Taughannock State Park to Treman State Park, which will cover 15 +/- miles of recreational trails
for the State Parks. The State is beginning preliminary designs and some land acquisitions. The Town has had
some preliminary discussions with the State on the design and planning involved.
The Planning Board was in agreement to have Mr. Kanter write a letter to the State Parks on the above
mentioned issue.
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The Planning Board and the Planning Staff had a brief discussion on the schematic designs of the new
Town Hall.
PUBLIC HEARING: CONSIDERATION OF APPROVAL OF STATEMENT OF FINDINGS
REGARDING THE CORNELL UNIVERSITY'S PROPOSAL TO CONSTRUCT A CHILLED WATER
PLANT AND A PROPOSED ROUTE FOR CHILLED WATER LINES IN CONJUNCTION WITH
THE LAKE SOURCE COOLING PROJECT. ACTIONS BEFORE THE TOWN OF ITHACA
PLANNING BOARD INCLUDE THE REFERRAL FROM THE TOWN BOARD REQUESTING A
RECOMMENDATION FROM THE PLANNING BOARD REGARDING THE PROPOSED
REZONING OF THE SITE OF THE PROPOSED CHILLED WATER PLANT FROM BUSINESS
DISTRICT "E" TO SPECIAL LAND USE DISTRICT (SLUD) AS WELL AS SITE PLAN APPROVAL
AND SUBDIVISION APPROVAL FOR THE PROJECT4 LOCATED AT 983 EAST SHORE DRIVE
ON A 3912 +/- ACRE PORTION OF TOWN OF ITHACA TAX PARCEL NO. 19-1-5-9 BUSINESS
DISTRICT "E" AND ADDITIONAL LANDS WITHIN THE TOWN OF ITHACA AFFECTED BY
THE PIPELINE ROUTE. CORNELL UNIVERSITY, OWNER/APPLICANT• W S (LANNY) JOYCE,
P.E., AGENT:
Chairperson Wilcox duly opened the above noted matter at 8:15 p.m., and read aloud from the Notice
of Public Hearings. Chairperson Wilcox stated that tonight if the first series of public hearings to be held by
the Town of Ithaca concerning the proposed Cornell University Lake Source Cooling Project. The subject for
the this evening is the Planning Board's statement of findings with the respect to two actions, which is a request
for subdivision approval and a request for site plan approval to construct a heat exchange facility and the
related facilities in the Town of Ithaca. The Planning Board is also requested to provide a recommendation to
the Town Board in regards to a rezoning of the heat exchange facility site. Although not required by law the
PLANNING BOARD MINUTES g
MARCH 17, 1998
Approved - May 19, 1998
Town of Ithaca Planning Board is holding a public hearing this evening in conjunction with a proposed
statement of findings. It is also important that the Planning Board allow the public to address the Board on the
various aspects of the project which effect the Town of Ithaca. The comments made tonight along with the
record to date including the Draft Environmental Impact Statement, the Final Environmental Impact Statement
that the New York State Department of Environmental Conservation findings and the additional materials
submitted by Cornell University as part of their submission to the Town Planning Department will provide the
basis upon which the Planning Board makes their findings. Chairperson Wilcox opened the public hearing, and
asked if anyone from the public wished to be heard.
Jonathan Sinker, 325 Cascadilla Street. and is an associate member of the Tompkins County
Environmental Management Council, stated "I have two questions. First is, why is it that Cornell University
insists on self monitoring of Lake Source Cooling Project when the lake is a resource here by the community.
If there was an additional independent monitoring system in place it would further maximize the understanding
of Lake Source Cooling and its effect on the lake. The second question is, while respecting integrity in the
many qualified Cornell scientist, there is still a chance that Lake Source Cooling could have a negative effect
on the lake. Why is there no back plan if all does not work as planned ?"
Doria Higgins, 2 Hillcrest Drive, stated "I do not think enough is known about the variables involved
and the interactions of the variables involved in the Lake Source Cooling Project to make responsible
predictions about those variable in the future. I have been told that the siltation in the lake at the southern end
is on the increase. I have been told that the run off in the hills surrounding the lake is on the increase, and
especially run off of undesirable elements are on the increase. We can all see the development on the
surrounding hills in on the increase. So anv judgment presented in the Final Environmental Impact Statement
(FEIS) based on present measurements or measurements from 1995 is when the thermal qualities in the lake
were measured and used, concerning the cooling project could not be or validly should not be used to predict
measurements of those variable in the future or interactions of those variables in the future. The next point, that
in September 1987, the Montreal Protocol was signed by almost a 100 nations including the United States.
Those nations agreed according to the FEIS to halt the production of chlorine based refrigerants by January 1,
1996. According to the FEIS the United States Environmental Protection Agency is implementing the Clear
Air Act Amendment of 1990, which legislative faced out in our country as CFC's by 1996. (That is production
of them not use of them). I checked with Ithaca College this afternoon, and they have almost completed their
switch from the bad CFC's to the permissible HFC's. I do not think speaks well for Cornell University that
they have waited until now to implement discontinuance of CFC's. I think the pervasive wording throughout
the Draft Environmental Impact Statement (DEIS) which implies that Cornell University is now making this
change over from the goodness of the heart for environmental reasons is misleading. As soon as Cornell
University using up their present supplies of CFC's it is mandated to change over to an alternate chilling
method. It does not have any choice. The fact is that Lake Source Cooling will be much cheaper for it than
switching to HCF. Here is an example of the inbigerous wording `the no action alternative would entail
Cornell's continued use of it's existing conventional chiller equipment using CFC refrigerants... because of
regulatory restraints on the availability of CFCs, however, the continued operations of existing chillers with
CFC is not a viable long term option.' That is very misleading. The fact is not a question that Cornell
switching off it will be illegal for them to do it. One more item I would like to bring to the Planning Board's
attention, that just a share bulk of the FEIS was confounding
and confusing much less understanding the
substance of it. There is one item in the FEIS which I can speak with authority. In response to a question from
Tompkins County EMC, which stated that 'the water quality of Cayuga Lake has declined over the past
decade.' The FEIS stated in response `the statement that the water quality of Cayuga Lake has declined over
the past decades is not supported by the available data.' That maybe true for some parts of the lake, but it is not
true of the swimming area at Taughannock Park where I swim daily in the summer time and have done for the
past 30 some years. The water quality has decrease markedly over the past several years and other swimmers
PLANNING BOARD MINUTES 10
Approved - May 19, 1998
MARCH 17, 1998
there agree with me. Lee Gonetho and his wife so down to the lake with their children, and he stated 'well
there appears to be some variation of water quality at Taughannock Park beach on a daily basis. My family and
I have noticed a marked deterioration over the past two years. There has been a noticeable increase in algae
and lake weed growth and decreased water quality. I was shocked to hear the statement made that there was no
change in the water quality of Cayuga Lake. There has been several occasions when we decided not swim there
and go to Treman State Park because of poor water quality.' Another letter from Doria Donavan, a local artist
who works at Contemporary Trends, stated `I was struck with the statement that researches found no
deterioration in the lake water quality over the years. I have been swimming at Taughannock Park since 1955
and my experience contradicts these facts. These misrepresentations in areas of the DEIS which I cannot
understand give me pause in accepting unfaith the much larger part of the DEIS which has become the FEIS,
which I do not pretend to understand. In other words. things that I cannot understand are not accurate."
Joel Harland, 50 Keith Lane, Dryden, stated "I came to this meeting to let the Planning Board know
that Cornell University and the Town of Ithaca will approve that project because money talks and the Town, the
local community, and the County do the walking. We are the people we have to put up with what Cornell
University does because Cornell dictates what goes on in this community and the City because they are the
powerhouse. What it is money talks and we do the walking. What would happen if the plants and the hospital
decided to do this type of project? The answer would be flat "no ". It is prejudges. Cornell University parties
and does everything else. Cornell University can do anything they want to do, but we have to sit here and take
the crap because we are the local people. We are suffering from it. There are no jobs here, the money is going
up because of the economy. Cornell University has all the land. Everything is going up in taxes. Rents are
going up and electric is going up, but where is the money? Where is the money for the local people? We are
out here starving and we have a family. Crime is picking up and the drugs are coming in, and we cannot stop
the victims from being victimized. It is all around Cornell University because they can drink and they can
party and terrorize people on the South Hill and Collegetown areas. Cornell has the control of this community
along with Ithaca College. Us local people have nothing to say. Like I told the Mayor, the Town is like a
puppet on a string. Anytime Cornell jerks the string the Town gets up and does what they want. President
Rowlings and the Mayor do what Cornell tells them to. Why isn't President Rowlings here tonight to speak in
front of us to let us know we can voice it back. Why can't they send a man down here instead of sending the
boys? They should never send the boys to do a man's job. He is the man and he should be here with the Mayor
of this community so the public could ask questions. Cornell University is walking all over everybody since
they own half the County and beyond."
Ed Humlock, 308 North Titus Avenue, stated "I spent 40 years in the business of a welder, pipefitter,
and plumber. I am familiar with the piping for the chilled water. I went to the open house where people could
observe the exchange units and pipes. I talked to the gentleman about this. My main concern was, where was
the intake and the discharge, so if anything happens how does it turn off? It was explained to me. Then I asked
where are the chillers be located? There will be seven heat exchangers, and they will be 14 feet high to chill
this water. There is a three acre plot on the right hand side of Route 34 going north across from the proposed
building site. I have talked to several people who are familiar with this proposal, and this facility will cost
conservatively $10 million for one building. That does not include the pipe plus all the other things. I asked
what about the pipe that would be coming in 85 foot lengths of 45 inch diameter. These pipes would be coming
in on flat cars of the railroads. The pipe would be coming from Portland Point. They will take the pipe off the
flat cars and be demurred from Portland Point. The pipe will come down Route 34 to Lake Street to the
building site. My interest in this project is, what is the Town going to be compensated for this three acres of
property where Cornell will be putting $10 million of building and mechanical? It seems that everything is all
take and no give. I am trying to give the City of Ithaca to try and renegoitate to get more money out of Cornell.
I wish I could find the figures as to what Princeton, Yale, or Harvard
be millions of dollars. Cornell is only ivin the City of Ithaca $400.0000 If Cornell ctould come uph could
Y Q with $2
PLANNING BOARD MINUTES 11
Approved - May 19, 1998
MARCH 17, 1998
billion in endowments plus $55 million for a pipeline then they could come up with some money for their
respective localities such as the Town of Ithaca, City of Ithaca, and the County. As I told Marty Luster in this
very room, as far as I am concerned there are only three people, the government, the treasury, and Cornell
University who can make money. I cannot see why Cornell cannot compensate the Town for the property.
This project needs to be approved because the government has dictated that they will not use any more of these
chilled water plants to put cartcitigens into the air. Thev got to have it. We have to have something then
Cornell should be willing to compensate the Town for. I think the Town should have some money coming for
that three acres of property. If the Town does not get the money it will be a sorry day."
Donald Stephenson, 936A East Shore Drive, stated "I have a degree in biology from Cornell
University. Perhaps people have heard me talk about this before, I have become an activist ever since this issue
came up. I wanted to present the Planning Board with the facts. I want to give you solid reasons why the Town
should turn down with permit. It is an emotional issue. After all it is our lake. I can scare you with this future
of the Lake Source Cooling, but what you need are the facts. This water shed is a community of farmers from
the Town of Ithaca to the edge of the watershed from Danby to Wanazuma or Aurora to Trumansburg. There
are cows all around the lake, and they do their duty. Speaking of duty you are here to do yours. I appreciate
how the Town has received the public's concerns in this way. I would like to point out on the December 31,
1997 of the public hearing at the Town Board, John Barney, the Town's Attorney ruled that this is not just
about architecture or zoning it is about the big picture. It is about the lake and we have to talk about this. We
need to take it into consideration. Some more on the cow's duty, it is all down hill from there. Seriously the
cow's duty washes down to the lake and down to the lake bottom, and settle out there. Cornell asked the
DEC's permission to suck it off the bottom and spit it out. Where? Right under our noses. This is a pipeline
that is proposed to suck 46 million gallons of water a day. That is the maximum capacity of what? That is the
water with everything in it that is down on the lake floor. That is enough water to have a white water rafting
company go down the pipeline if it was opened up as a flue. How is that for economic improvements?
Speaking of the economy, where did the water stink this summer, but right at Stewart Park. The Planning
Board was supplied with a copy of an article from the Ithaca Journal dated August 14, 1997 with a head line
"Cayuga's Mystery Odor ". We called the DEC to investigate this. The DEC did not send anyone. Is this how
much they care about our lake? The County health division came and sampled the water. On Page 2 of the
handout, are fecal coliform counts from this very time this summer. Areas such as Stewart Park and 1000 East
Shore Drive where the pipeline is being proposed to go back into the water after getting crap out of the water.
We have raised these questions, and they were answered with more questions. Don't feel bad about holding up
this proposal. This is not an emergency. Contrary to what a gentleman said a little earlier, Cornell has to
replace their existing system by law, but they do not have to replace it with this. They could drill some holes in
the ground. Ask Cornell how much it would be to have a ground source cooling project? Cornell has been
talking about this for years, but when was the last they gave some good answers to some good questions such as
why our lake like this? How could the DEC let our lake get this bad over the course of time? You do not have
to take the DEC's standards to be our own in the Town of Ithaca. We have higher standards and we better use
them. I have heard the Planning Board discuss on other occasions talk about the quality of life in the Town of
Ithaca and how it has gone down hill. Well that is not all that has gone down hill. It all comes down to the lake
through natural plumbing, cows up stream, and other things. Imagine all things that are on the bottom of the
lake, and Cornell wants to bring it up. DEC said it is okay to stir up trouble again. What has gone out of site
out of mind, has gone out of harms way. It is up to the Planning Board. I trust that you will do the right thing."
Mina Petrovich, 916 Tioga Street, stated "I live approximately three blocks from Fall Creek.
Approximately three months ago I was taking a walk like I always do a few times a week. I like to go to Fall
Creek with my niece and my dog, and sometimes my dog like to go into the water swimming. I am imagining
that if it is summertime I would take my niece into the water. We were about to enter the trail, and a gentleman
was yelling to them to stay away. I asked him what he was talking about. I thought it was another dead body
PLANNING BOARD MINUTES 12
Approved - May 19, 1998
MARCH 17, 1998
that was found there. I thought the firemen were going to come and stop us from entering the falls, but it was a
gentleman was yelling at us not to get close to the falls because Cornell dumped a bunch of gas into the falls. I
was totally appalled and have not been to the falls since then. I like to drive by and like to see the water falls.
Everytime I talk to people as I travel around the world. and tell them that I live in upstate New York and we
have nine water falls and a huge lake. I would like to keep saying that for the next 30 years or so. I would like
to explain to people where I live, and I do not want to say that it will be a big dump because Cornell wants to
dump all their crap in the falls and the lake because they are allowed to. I do not know all the terminology of
the DEC. I want to be able to take a walk and have to smell gas. What if something happened to my niece at
four and a half years old, and if she died it would all be my fault. Cornell will not have paid for it. Do you
think they would even care? Please let's give it a break. Let's take some natural resources and let it sit there.
Don't start digging it up. In many countries around the world they are not doing it, so why do we need to do it
here in the USA as a free country. Let's take it for what it is. I want to be able to go to the lake. I am sorry
that I have not been to the lake or the falls since that experience, and I will probably will not be able to go
swimming there ever again in my life."
Yvette deBoer, 301 Roat Street, stated " I do not live on the lake, but I am a frequent visitor to the lake
in the summertime, and I enjoy swimming a lot near East Shore Sailing. I have noticed over the years that this
part of the lake is a really very fragile, and I have had some big concerns with this project all along. I teach
science at Dewitt Middle School, and one of things that we talk a lot about in the spring time is the ecosystems.
I often bring out the model of the ecosystem like it is a spider web, and each time people pluck away at the
different strings of the web they are not quite sure at what point it is going to break. I am really concerned that
the southern end of the lake is at a point if we begin to pull anymore strands, if it is means raising the
temperature a degree or putting four percent more phosphorus in the lake, that could put it over the point where
we are not going to have what we really enjoy. I think that Cayuga Lake is one of our best resources that we
have here in Ithaca, and it would be a shame both for the local people and as well as for tourist to come to
Ithaca not to be able to enjoy what we have there. How often have you driven down Route 13 particularly in
the summertime and watched the windsurfers and the sailors enjoying the lake. Wouldn't it be too bad if we
did not have that no more as a result of problems that we were unforeseen before. I hope that the Planning
Board listens carefully to our concerns. I think the big question being asked is it really worth the risk? We
study intensively how fossil fuels can damage our environment. Mulligan Station that is further up the lake has
put in some scrubbers that have helped reduced the harmful gases that are released. We know a lot about that.
There are many unknowns with Lake Source Cooling, and I want you to ask yourself if it is really worth it and
worth risking our biggest resource and most important one in Ithaca."
Don Weir, 930 East Shore Drive, stated "Thank you all for having this meeting and letting up speak
this way. I live on the lake, and I have been coming to the lake for over 50 years. I have noticed a major
difference in the clarity in the summer, but most importantly last year the stitch of sewage. There are only a
few of us down in that one corner of the lake, and sometimes sounds like we are being alarmist we are an
integrator of what is to come, and if we are getting driven out of there by stitch and the lake of being able to
swim in the water we are just the beginning because it is just going to get worst before it gets better. I do not
see anyone stopping the flow or reversing the flow. I am concerned about the increase of three to six to fifteen
degrees of the water from Lake Source Cooling. I do know that in other areas where nuclear power plants and
fossil fuel power plants have given added heat to an environment. It has caused problems. We have two sewer
systems that pump effluent in the south part of the lake as it is now. When we have a heavy rain and the
effluent is not even treated. If we add five to ten degrees more of temperature to that we will have more of
soup that none of us could live with. I am concerned because my house has been flooded before. I wake up to
the water every morning. When I am gone or driven out you are all not far behind."
PLANNING BOARD MINUTES 13
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MARCH 17, 1998
Om Gudta, 940 East Shore Drive, stated "Last summer the stitch was very awful. I do not think I will
ever be able to sell my property in my good consciences without telling people that the lake stinks. I will have
to right off a $300,000 investment that I made three to four years ago in the house, and take the loss totally or
lie to someone that this place would be good enough to live in. I know some of the information received is
only one sided which I received from the Town, but there are several other things in there that have not been
looked at. One of things the Town told me about is the deep plate to take the water out and there are some
lakes that get deposited with the scrubs from the pipeline. Chemicals have not been addressed as to be added to
the lake. Cornell University has not been willing to answer how they will handle that problem. I understand
that will require putting more chemicals into there. The other fact is that there are pulling out from way under
and putting it on the top. Why can't they put water where it comes from instead of putting it five feet deeper,
so where they put it things will go back there instead of circulating on the top of the lake. There are two
sewage treatment plants put out a lot of stuff there, and my recommendation is not to have Cornell University
disturb the ecology on that site and they should chip in to make those two treatment plants better."
Fay Gougakis, Ithaca, stated "I have spoken here before, and I ask that the Planning Board please hear
what I have to say. I want to start out talking about this is an experimental project that has never been done
before on enclosed lake. It has been done on open sea, and I have talked to the project organizers at Cornell.
Being that it is an experiment on our lake we do not know what the outcome will be. So for number one that is
very serious that Cornell does not know what the outcome is and they do not have a back up plan. They are not
going to pay for damages, and they have made that very clear. Cornell has shown no interest. I have been to so
many meetings. I have been to the Town gown meetings. Cornell refuse to give more money to the City
($300,000 or $400,000). They made it very that they are tax exempt, and they have no other legal
responsibilities. For me, as someone in the community who has gone to many meetings and is embedded in the
community and cares about the community, I see no effort by this University to really sincerely make an effort
to care. This project is for their benefit. They may give a little bit to the high school, but for all in all it is only
for their benefit. For what I see, every time Cornell does something it is for their interest. This may sound
harsh, but that is the way it is. The other thing I want to say about that, one is that I have a friend that works at
Cornell who has been there for a long period of time. He told me to tell the Town that those buildings, many of
them are not renovated, that if Cornell is very concerned about saving energy they have not made a real effort
in renovating a lot of these old buildings which leak in a lot of cold and also bring in a lot of heat. I am telling
you from someone who works there, and I trust my friend and have known him for a very long time. The other
thing is the fact by reaffirm what other speakers have said, I do not live right on the shore, but I visit the parks
(Stewart Park) a lot. It is a fragile part of the lake. We cannot swim there any more and there is algae growth.
Where they are putting this pipe you do not need a PHD to realize that this is a very fragile area. We are
experimenting with an already pre - existing fragile area that has ecological problems. One thing that I really
appreciated was when Matt McCue brought funding and money into this lake. As much as I like Hinchey, and I
support him, I do not like the way he has kept quiet, and I have approached him about this. What is happening
with this issue is because Cornell is a major University, and they are suppose to know everything or at least
know a lot, they are telling us we have to do this because of environmental issues and this is a clean project.
This is the way to go, and we have the experts here. I have been telling the City Council, the Town Board, and
you, we do not have another opinion other than Comell's. How do we know that Cornell is right? That is not
only my plea it has been many people's plea. The fumes and the smell, and people are telling you first hand
that they are smelling this. How about people who use the lake, such as sail boaters? I believe there will be an
algae bloom, and more excessive. I really think that Cornell has a lot of questions that have not been answered
particularly that they will not pay for damages, particularly where they tell us we have no significant impacts.
Well they are not sure, but they say no significance. What is significant in Cornell's terms? I would like to
make an important connection here. I was very happy to go this meeting and I learned a lot. I do not know if
any of you have been there, but I know there was no one from the City of Ithaca Common Council, and there
was only Dooley Kiefer (County Board of Representatives) at the Cornell Dump Meeting last week. I was
PLANNING BOARD MINUTES 14 MARCH 17, 1998
Approved - May 19, 1998
there, and I learned something that I want to pass onto the Board. It hurt me to see one representative of this
whole area, not from the City, but the County. There was one representative, and that left me really impacted.
The questions I asked about this dump, this dump is leaking. This chemical is leaking into the lake, which was
confirmed by Cornell. This chemical went from that project into the lake. Now they said they have covered
the topping of the stump and they said they have not had any future leakage of that chemical to the lake not to
the surrounding areas because that has already been impacted. Now I had asked the question because I studied
geology, with little that I know, the rock/shall that Ithaca has a lot of is very porous. They said there is a very
solid rock foundation underneath the shale which they hoped will prevent future leakage, not that it will 100
percent prevent, but it is very solid rock. Capping will not solve the problem complete. It will keep it there
temporarily, but they confirmed that was true but it may take a longer time. Eventually the chemicals will get
to the lake. It will seep through the shale rock horizontal, maybe not vertical, but horizontal. The DEC
confirmed it. I asked them if they knew about lining when they put the dump in. Lining existed back them to
line the dump site, but it was only to save important material, not to line dump sites. I also said that Cornell
must have known that this stuff will leak because they are scientists. If they can create art atomic bomb and
know the side effects of an atomic bomb, how could they not know that this will not leak? The answer was that
Cornell did not have regulations at that time. They did not have to have that and that was not being done.
These are scientists that society looks up at or the DEC looks up at. At that time, they said they because of
regulations did not have to have it done. But the DEC and the lawmakers looked up to them. There in no
lining there where lining existed, and now there is leakage many years later. Nevertheless the leakage is now
coming to the lake. What these people here are spilling their hearts out to you is that how do we know, Cornell
does not confirm this because they do not know, what damages are they going to do Cayuga Lake? Cayuga
Lake is a grand resource. People come here because of the lake. I came to Wells College because of two
reasons, because of the lake and the college. One of the biggest reasons why I chose it is because I love water.
I do not want to go to a lake that stinks. I do not want to go to a lake that has algae bloom. I do not want to live
in a community where we have an university that says `we want to do this and everybody stickers up to them.'
I am sorry to say it that way, but that is how I feel what is going on. I say it with as much passion and heart
because I do not see this university having any kind of compassion. I don't see the university extending itself
to the community. When the university wants something, they come before the Board and say they want this,
and we have the DEC to back us up. The DEC backed Cornell up back then for that site, and now the DEC is
really upset because they are in for a lot of trouble because that dump site is leaking. One of the scientist said,
because there was a student from Cornell was brave enough to say that I am a student from Cornell University
and is very concerned about the testing and what was being used to put into that site other than these radiated
animals. They were doing radiation testing because of nuclear weapons because they wanted to know what will
happen to us if we were to get bombed. There is stuff that goes on in the University that we do not know about.
The decisions that are being made we are not aware of. Like the other gentleman said `the university is getting
all this money, millions of dollars to make this project', then they tell us that they have no money to give this
Town or this City. Not to mention that this land was bought several years before, the piping was already being
installed at Cornell or in the area. I talked to a County Board Representative and he told me this. It is almost
ironic that they already bought the land and everything is paved. It is if they have bought the DEC and they
bought our law makers. The citizens have had enough with Cornell. Maybe not everyone is speaking out
because a lot of people have jobs up there. I do not have a job at Cornell and I can speak. out for the many
people that cannot speak out. I was trying to make the connection for an university that consistently has lied, or
the woman who spoke that talked about the gas that was in Fall Creek. I did not gas was dumped in Fall Creek.
God knows what is being dumped in Fall Creek, and I go to the Ithaca Falls. I want another opinion beyond
Cornell's. I know they are a top notch university, but they have not showed me or honored by trust. I do not
trust Cornell. The other thing about alternative users, I really believe we are entering a millimum. If we can
send something to Saturn and bring back some imagines of Saturn, we can find other ways other than tapping
into to a very fragile part of Cayuga Lake. For Cornell to tell us that the only alternative is bogus. I have
spoken to Cornell, and they said anything else alternative is too expensive. Well isn't that the cat, it is too
PLANNING BOARD MINUTES 15
Approved - May 19, 1998
MARCH 17, 1998
expensive for our university, but what expense will it have to our lake? When that lake gets worse the smell
gets worse and it gets more algea. I am surprised that the Town is not sueing Cornell for that dump, because if
I had money for a lawyer I would sue Cornell. I cannot believe this Town and this City just sits there and
allows the University to consistently get away with it, and it is not fair to the people in this Town. Cornell is
throwing this alternative thing at us, and they do not want to pay for other alternative sources. For god sake
even though this Town is clouded most of the time, solar energy does work even under cloudy conditions.
Maybe they need several alternative methods working all at once. Wouldn't that be even nicer if they had some
solar and a little bit of wind. If they had different things working they could even be experimenting on
alternative resources while they are helping get what they need, but why risk the lake. This is the first of its
kind, and Cornell does not have any guarantees, and they will not pay for damages. If anyone comes forward to
me, and if I was a lawmaker in this Town, which I tried to be and unfortunately I lost Common Council I would
have said no to Cornell. Not until they pay money and you show that you care for this community. I do not
think they care for this community, and I beg this Board not to let Cornell do this project."
Bill Wittlin, 121 North Sunset Drive, stated "I am certain that raising the temperature of the lake will
present a public health catastrophe. I would stake my 25 years of practicing medicine on that. The relationship
between temperature and bacteria growth is experiential. The models that Cornell has used for temperature
have to deal with modules expression. It is the wrong model, that is not how lakes work. If people go into the
lake you know that is not how lakes work because five feet here it is work and five there it is cold. They have
the wrong models. Why did the Cornell scientists approve this project? I asked the head person of the Center
for the Environment at Cornell why he approved this project. Walter Lynne, why are you approving this
project? I know Walter well. The reason I know him is because I received a doctoral degree last year from his
department (Department of Science and Technology Studies at Cornell). This is what Walter said `I just
wanted to get this thing over with. I want to get it behind me. They put me here because they know I will be
retiring.' He did not say he was just going to comply, but that was pretty much the point. You cannot trust the
scientific documents you have. Everyone has indicated that these are not independent. What we have to go on,
what you are willing to potential sacrifice this lake to, are Cornell scientist who are employed by Cornell who
can come up with no other answer other than that this will not cause any problems. The fish are not going to
cause problems, the people are not going to cause problems, and the bacteria is not going to cause problems to
anything for anything and anybody. That is an amazing conclusion that they know that. Secondly, we trusted
what we learned about this project through a public relation firms that Cornell pays. That is just not right. You
can't risk our future and our children's future, and this valley's future on this project. The lake is the sole of
this valley, and we need to keep it as pure as we can."
Barbara Hedgrick, 1163 East Shore Drive, stated "I have been a resident of Ithaca since 1977. I read
recently that Cornell has an independent committee of professors looking at this issue, and we can count on
their expertise like other speakers here tonight. I do not feel that employees of Cornell are necessarily
independent because they are counting on continued employment. All due respect to them it would be good for
the City of Ithaca to hire someone else to look at this project, and to really comfort all of these people here
tonight who want an independent perspective. I have done some research, and I have found a world expert on
this. He is from the University of Arizona, and he used by companies such as PURE, US Filter, and Britta for
doing water test quality and risk assessment on microbial issues such as this project the Town is facing. I have
some information that I could supply to the Board on this gentleman's input."
Doreen Schriner, 940A East Shore
remember how happy I was when I finally
water. When we moved here, Stewart Park
just beautiful swimming area. There was a
and if someone wanted to have a picnic they
Drive, stated "I have been living here now for about 50 years. I
found the spot to live on the lake because I always the loved the
was beautiful. People came to the Park to swim all the time, it was
dock out from the edge of the lake, they had two slides out there,
would pick Stewart Park. The children loved the Park then. There
PLANNING BOARD MINUTES 16
Approved - May 19, 1998
MARCH 17, 1998
was a bath house there. The bath house is still there. but it is not used for that. It is used for a storage room.
The bottom of the lake at that time was all sand. People could wade out into the lake and it was still sand.
People cannot do that anymore. You would do not want to wade in there any more because you would just
sink. When we first moved down on the lake I could remember asking one of the neighbors one day after doing
some laundry, where do I dump the old water? The neighbor said they never know what to tell people. The
rule was never to put anything into the lake. They were taking care of the lake back then, and that is still the
rule by putting nothing into the lake. I used to go swimming many times in the lake. I love to swim and it was
ideal to live there and swim. I have not been swimming in the lake since the sewer disposable plant was
installed. I have not been in the lake because I could not stand it to go swimming there. I have heard and read
in the paper that it is too bad that Ithaca does not have a place where people can swim and get close to the lake
and enjoy the lake. There used to be one at Stewart Park. It used to be a beautiful park, and it is still used by a
lot of people, but you cannot go into the water."
Tom Giventer, 119 Enfield Main Road, stated "When I first heard this project my thought was "wow"
what a neat idea. It sounds like it actually should be less polluting than the existing systems with the
florocarbs. I am basically in favor of this, but listening to some of the other comments tonight as people point
out the fact that there is polluted sludge at the bottom of the lake that could be sucked up and brought to the
surface is a very serious problem. This problem needs to be addressed. My understanding from looking at
diagrams the intake pipe would not be on the bottom of the lake, but somewhere between the bottom and the
surface so it would not suck up sludge. I was wondering if there was some way, since a lot of the problems that
people are talking about with the stickiness of the lake is due to existing pollution problems in the lake. I
would love to see the beaches restored at Stewart Park. Would there be some way to convert this project into
something that could help clean up the lake? If there is a project system that is taking the water out of the lake,
if it could go through some purification process before returning it to the lake perhaps this could turn into
something good that would save the lake rather than harming it. I do not know the specifics well enough on
how that would work, but I think some sort of litigation would be appropriate. As far as thermal pollution,
there would be a problem is the lake was warmed up. I was under the impression that the position of the out
put pipe is a little higher so it would be returning water to an area that is pretty much the same temperature as
the water coming out of the pipe. If that is the case then presumably thorough pollution would be that much of
a problem. I hope there is some provision of the heat exchanger to presumably keep the contaminates within
the university's old cooling system from getting into the lake. There is always the possibility of heat exchanges
eventually rust and spring leaks, so there should some way of shutting down the system in an emergency if
there are any leaks in the heat exchanger so there is not any lubricants from the existing cooling system to get
into the lake. I hope the heat exchange building they build will look attractive if it is viewable from across the
lake. It should be something that is architecturally nice or hidden in the trees. People made a good point that
this is an experiment, and I think it is basically a good idea overall, but it sounds like a little more research
needs to be done before this project is actually built. It sounds like there is a lot of questions that need to be
answered. One other comment, just to correct something that someone said earlier about gas being poured into
falls. If they were referring to the diesel leak that was from some cement plant near Beebe Lake area up stream
from Cornell that sprung a leak rather than Cornell itself doing it."
Rosiland LoPinto, 1162 East Shore Drive, stated '`I have a question for the DEC and the Town
Attorney. I wondered why so few people can decide such an important issue of our drinking water? I drink the
water from the lake that comes from Bolton Point, and so does Kendal, Hospicare, and Ithacare. These are
people who may not have such a good immune system. Why are so few people deciding about the quality of
the lake with the swimming and fishing? But I think the drinking water is the most important issue because I
believe that in the 21st Century wars may be fought over water, and we have an abundance of water in Ithaca
and we should not be complicate about our water supply. We should not be complicate about the lake. My
other question is who lake is it? Does the lake belong to all of us? I received a letter from Cornell, and they
PLANNING BOARD MINUTES 17 MARCH 17, 1998
Approved - May 19, 1998
said Harvard and Yale have all spend fortunes on cooling systems, but Cornell was fortunate enough to live
near a cold lake that they could use for a cooling system.It sounded very arrogant to me. It is not Cornell's
lake, it is also my lake. I also care about what happens to the lake, and I believe we should have a referendum."
Laura Cohen, 410 Hudson Street, stated "I am an Ithaca College student and also belong to the Ithaca
College Environmental Society. My main question for the Board is what happens when Cornell needs to add
ten to fifteen buildings to it's campus, and that will increase the amount of water that they need to take into the
lake. It is important to consider the lake not as a resource. but as an ecosystem. A precious ecosystem if that,
and one that we should do our best in taking care of."
Dave Mountain, 274 Gray Road, Town of Enfield, stated "My concern tonight is probably one that first
crossed my mind from the first time hearing of the Lake Source Cooling Project. I could not find any answers
to my questions having read the plan myself. My three questions or comments to the group, which it is my own
personal values that I believe in much sustainability and that we look to the future for energy conservation and
energy efficiency. I have read the plan and my questions are not answered. My first concern is, has Cornell
done an energy conservation or energy plan of their existing buildings? Have they been building to the most
highest value or the lowest energy value by design which would reduce the load that it was designed for in the
first place? I wonder what conditions are these buildings in. Could these buildings be removed to reduce these
loads? When I first heard about this project the first thought, how much energy is being used to pump this
water down two miles to the lake and back up? How much energy is being used to pump the water from the
lake through the heat exchangers back into the lake? It seemed to me that to pump thousands of gallons of
water twenty-four hours a day would be a tremendous amount of electricity to run those pumps. Does this
balance as a net gain and a net loss to produce energy or is there a tremendous amount of gain from the whole
cooling aspect that will off set the millions of kilowatts to be used to run the pumps to carry the water two
miles. I have not found the answers in the book. My third concern, is the real exploration of the alternatives to
the cooling from the water from that lake. That being, has Cornell looked into geothermal plant on their own
property? I was involved with a project in Philadelphia where a 50,000 square foot building was drilled into
the parking lot straight down to prove cooling and heating out of the geothermal plant below the parking lot. I
would think something more regional or more sustainable and alternative in terms of the ultimate possibilities
of geothermal or solar that could be gained from energy conservation and energy efficiency and reduce the size
of this project if we could get the answers to these ?"
Jean Finlay, 211 Skylar Place, stated "I was the one involved in the editing of a tape that was taken of
the home schoolers in the area of children aged I 1 through 15 years. They had two seminars in a row. One
with Liz Vastbinder, Engineer of the Cornell Project. The other seminar was with Donald Stephenson from
Save the Lake. Liz Vastbinder showed the children a submarine shaped floatation devices that would be forced
through the pipes to clean them so no chemicals will be dumped into the lake. This would be the method of
cleaning them by scrapping the insides of the tubes. Since they were floatation they were made like intertubes.
They would pop up to the surface at the end of the travel through the pipes. It turns out that those devices have
been tried before at a plant in Hawaii. The children picked up on it instantly, and questioned Donald
Stephenson on it extensively that those intertubes will not go around a corner in the shape they were. Pipes are
designed to have corners, yes they are. It seems obviously even to 14 or 15 year old minds that they voted
unanimously against the Lake Source Cooling Project after their two seminars. The children are doing some
further investigations by going to the Cayuga Heights Sewage Plant and other places. It occurred to the
children instantly that Cornell is not telling us the whole story if they claim they are not going to put chemicals
into the lake to clean the pipes because the heat surface of the exchanges have to be kept clean for them to
exchange heat. If there are mussels and corrosion bacterial growing on the pipes will effect the heat
exchanging surfaces. Now I have some experience from my experiments at Cornell as a genesis on what they
put in the pipes for the Cornell system. I had to do experiments and autoclaving that was not attached to the
PLANNING BOARD MINUTES 18
Approved - May 19, 1998
MARCH 17, 1998
university steam system that were self contained as far as the water goes because the university steam system
puts bromolin in the system. They were eventually told that was illegal to do and needed to take it out and put
something else in. What happened with the something else, it looked almost like bromolin chemically. Cornell
put into the pipes and it would wreck the delicate organisms that I was working with. It also wrecked some of
the experiments that had to with rice plants that were being grown and cultured upstairs. It wrecked some
experiments in the green houses on the Cornell Campus. What they put in the steam pipes to clean them to
prevent corrosion to keep down the growth of bacteria that could grow on steam pipes was not good stuff. It
would not be good stuff for the lake either. It was stuff that would interfere with biological mechanisms and
interfered with developmental sequences. If this time of thing was in water that it would effect humans that are
pregnant and other things would not be good. I do not know what they would put in the pipes to clean them
out, but Cornell would put in something. It is something that we do not know about yet, and I think we ought
to be aware that the system Cornell is proposing has not worked elsewhere. It probably will not work in this
case, and we ought to be very leery of the quality of the lake. It is just one aspect, and it reflects on what Doria
Higgins mentioned earlier. Cornell is not telling us everything. Cornell is giving us a public relation job to get
this thing through because it will save them money, but they are doing it at the expense of our most available
resource. I do not think we should take the risk from that."
Matthew LaCrowski, Newfield, stated "I am not a resident of the Town of Ithaca or the City of Ithaca
anymore, I have proudly moved Newfield which is one of the five towns of cities in New York State with a
covered bridge. The moment I moved to Newfield they started doing construction on the covered bridge so I
have not been able to cross it yet. That is another story. I am a public speaking major at Ithaca College, and I
do love to hear myself speak. I come as a disadvantage to you because I am part of the problem being a student
that I only pass here for four years. What is going on with the lake in my opinion is ridiculous. I think
everyone in this room knows it, except there are problems. We do not want to admit the problem because it is
damaging. It is damaging in a multiple amount of layers. It is damaging to the water. It is damaging for our
health. It is damaging for our society to live here in the Southern Tier in Central New York because the water
is valuable. Like someone said earlier there will be wars in the future over water, there is water over water
today. There has been war everywhere. By what Cornell is doing with the plan to rape and pilferage the lake to
cool campus they are raping the lake of the resources. They would also be raping our community of our
resources that they will extract from the lake, and in ten years when they need to expand because more people
will go to Cornell University because it is one of the most enlighten colleges in higher education. Cornell
wants to be the best and they want to step everyone to be the best because it is capitalism. It is about the dollar
and it matters to those who hold the money. By Cornell doing this project they are raping us of our money. My
father is a great man, and taught me how to play baseball as a child. The one thing he always used to tell me
was "Matthew do not be a punts and take the first pitch." Baseball like business, don't take the first pitch. If
you were offered a $50,000 job when you get out of school wait for the next guy because he would offer you
double that. You know why? Because you have what it takes. If we take this project from Cornell, as citizens
of this community, we are going to strike out. We are going to loose the game because they are going to hold
the ball."
Lois Levitan, stated "Until recently I was on the Town of Ithaca Conservation Board, and those of us
on the Conservation Board felt very good about Comell's outreach and the information exchanged. As I have
been reading in the newspapers in the last few months with students at Ithaca College who have come to the
community at a fairly fast clip, I do not know if you realize how much effort went into the information
exchanged from Cornell on this subject. It was quite impressive, and many of us who listened to other debates
about Cornell use of resources in the community and the relationship with the community, it was said that this
model should have been applied to the incinerator issues and other issues. I have a doctor in Natural Resource
Conservation of Planning, and consider myself an environmental planner. I certainly believe very stronger for
sustainability. I have done a tremendous amount of research on energy use, and other aspects of sustainability.
PLANNING BOARD MINUTES 19 MARCH 17, 1998
Approved - May 199 1998
I am thrilled about the opportunity for the Lake Source Cooling Plant. I do not think it is perfect, and people
have raised some wonderful questions here and at other public arenas. I think that it is great that the public is
speaking out. I have been really impressed with the non - modelethic nature of Cornell. There are many people
that are interested in doing many different things. I would like this not attract the Lake Source Cooling Project
as a symbol for Cornell. It is has been the most positive thing that I have seen as someone that has been
interested in research conservation. I do not mean by any of this that was suggested any of the substance
questions that have been raised about certain things that the Lake Source Cooling Project may entail should be
diminished or ignored. I have tremendous respect for the research that has gone into this, and I have
tremendous respect for the multiple opportunities that the community had to respond to of these issues. I would
like to thank this Board and all the other Boards that have been involved with that, and ask people not to blow
this thing out of proportion."
Craig Kaufman, 110 East Court Street, stated "I am an alumni of Cornell and worked for the greens at
Cornell for a long time. We really pressed for Cornell to be more in line with Ithaca which in an enlighten
community. I have not seen this happen yet. I do not know if information has been released about this but we
should be pushing Cornell to make sure they are vigilant and as careful as Ithaca has been in programs for
energy conservation. When I was at Cornell a few years ago they were certainly not really up to par, and there
are a lot of places at Cornell is just using an extreme amount of energy. Cornell is still part of the Ithaca area,
and Ithaca is not part of the Cornell area. We should be insisting the University shows us that they will be
willing to do what they can to reduce energy usage because they is not what other big universities do. We
deserve it especially if we are going to loose our lake. Cornell has not submitted information on how much
energy they would be using and how it could cut back on the amount of energy to help save our resources."
Ms. Higgins stated "I just wanted to remind people who spoken eloquently tonight that this is the Town
Planning Board and they will be making a recommendation to the Town Board. It will be the Town Board will
be making any decisions, so please repeat your eloquence to the Town Board when the opportunity arises."
Chairperson Wilcox asked if there was any one else from the public who wished to be heard. No one
spoke. Chairperson Wilcox closed the public hearing, and brought the matter back to the Planning Board for
further discussion.
1998. y
The Planning Board decided to table this agenda item to the next Planning Board meeting on April 7,
AGENDA ITEM: CONSIDERATION OF A SKETCH PLAN FOR THE PROPOSED
CONSTRUCTION OF A 4,920 +/- SQUARE FOOT ONE -STORY BANK BUILDING, LOCATED
ADJACENT TO EAST HILL PLAZA AT THE INTERSECTION OF ELLIS HOLLOW ROAD AND
SUMMERHILL LAND ON TOWN OF ITHACA TAX PARCEL NO. 62 -1- 1.125. THE PROPOSED
PROJECT WOULD BE A FULL SERVICE BRANCH FOR THE CORNELL FINGERLAKES CREDIT
UNION, CONTAINING A TELLER LOBBY AND OFFICES, WITH A DRIVE UP TELLER
OPERATION WITH FOUR LANES PLUS A FIFTH LAND FOR AN AUTOMATIC TELLER
MACHINE. CORNELL FINGERLAKES CREDIT UNION OWNER/APPLICANT• ROBERT O.
WITTY, AGENT:
Chairperson Wilcox duly opened the above mentioned matter at 9:54 p.m., and read aloud from the
Agenda.
Robert O. Witty, President and CEO of the Cornell FingerLakes Credit Union, stated that they just
converted from a Federal to a State Charter credit union. Cornell FingerLakes Credit Union is a cooperative,
PLANNING BOARD MINUTES 20
Approved - May 19, 1998
MARCH 17, 1998
not - for - profit financial institution distinct and a separate entity. They are a distinct and separate entity from
Cornell University. They do not have any reporting requirements to Cornell University. They run their own
independent institution. John Lavrich, who is the architect for the project is here tonight. Mr. Lavrich is from
HBE from St. Louis, Missouri, who are a designed built firm. This would be the third for them. The first
project with them was completed in 1991 at Kraft Road (picture provided to the Board), and the second
building is the newly completed Meadow Street Branch office approximately a year ago ( picture provided to
the Board). Mr. Witty stated that he supplied the Planning Board with the location of the branch, the drive up
facility, and the signage for the project. The drive up is a four lane teller service with a one lane ATM
mcahine. They also have a by pass lane shown on the sketch plan. Mr. Witty stated that he supplied the
Planning Board with a Project Narrative of the project along with Mr. Kanter's memorandum. This describes
what they want to construct. They purchased this land from East Hill Plaza approximately four years ago, and
it is the former site of the Ridley Book Binding. It is their intent to sell the building for a small sum of money
and have the building taken down. Mr. Ridley built the building by hand and was put together by bolts. The
building could be easily taken apart and constructed on another site. The building would be approximately
4,920 square foot facing Ellis Hollow Road. The drive up will be in the back facing the East Hill Plaza. The
building will be sprinklered.
John Lavrich, Architect with HBC, Inc., stated that the intention for the property that the Credit Union
has acquired at Ellis Hollow Road and the access drive to the East Hill Plaza. The intent is to build the building
facing Ellis Hollow Road with access from East Hill Plaza. There has been preliminary meetings with Mr.
Kanter several weeks ago, and he expressed his concern about the existing curb cut that is approximately in the
center of the site that exists off of Ellis Hollow Road. Mr. Kanter expressed his preference that a plan to be
developed to utilize East Hill Plaza for access in place of the Ellis Hollow Road access. The Credit Union is
willing to do that with the improvement of East Hill Plaza access drive to satisfactory condition. The plan
being proposed will fill the community's requirement as far as setbacks for the parking and the building for the
percentage of the open land and the percentage related to the property. There would be a 50 foot setback on
Ellis Hollow Road, which would be considered as the front yard. They will stay out of the front yard with
everything. The building is beyond the member parking that would start at the 50 foot setback. They would be
maintaining the 50 foot sideyard landscape buffer along Summerhill Lane, respecting the residential zoning on
the other side of Summerhill Lane. The large trees effected on the drawing, there are five currently existing.
Those trees will be maintained and it is the Credit Union's intention to supplement those with an adequate
buffer between the Credit Union's use and the residential use. The northern end of the property adjacent to
some of the East Hill Plaza development, there is a 30 foot rear yard setback requirement, they would be
maintaining approximately 60 feet. The intention is to develop a holding pond in the 60 foot rear yard setback
to deal with the storm water that presently enters the site from Summerhill Drive and crosses the site it in a
diagional line. The water exits into a 30 inch pipe under Summerhill Lane. A site survey plan has been
developed for the Planning Board to review. Their engineers have had some preliminary conversations with the
Town Engineer about the amount of water that is dealt with that comes onto the site. Those conservations will
continue for this concept, and their engineers will engineer to the Town's satisfaction for the storm water
management conditions. Parking consists of 28 member /customer parking spaces in front of the building, and
there are 10 additional employee parking spaces to the rear of the building. The community's requirements
would require one parking space for 200 square foot of building. They felt t
amount of parking for the Credit Union, hat this would be an adequate
Chairperson Wilcox asked Mr. Lavrich if he thinks it is too much parking.
Mr. Lavrich responded, no. They just recently built a smaller version of the proposed building on
Meadow Street with limited parking due to site constraints. There is 24 cars parking at the Meadow Street
branch building has been sufficient. They like the idea of the access from East Hill Plaza in allowing an
PLANNING BOARD MINUTES 21 MARCH 17, 1998
Approved - May 19, 1998
interchange of activity between people at East Hill Plaza and the Credit Union without having to come out onto
Ellis Hollow Road. There is a separation between the East Hill Plaza shopping center and the Credit Union so
that people would not walk back and forth between the two.
Board Member Ainslie asked Mr. Lavrich if the handicapped parking spaces would be wide enough.
Mr. Lavrich stated that there are two required parking spaces satisfactory to ADA. ADA would require
two handicapped parking spaces for up to 50 cars parking. Those parking spaces would be provided
immediately adajacent to the main building. The building itself would be fully handicapped accessible through
the main entrance. There would be handicapped accessible toilet facilities in the building. There will be five
offices, a conference room, a five position teller line to deal with the walk in members, and adjacent to that
there will be a three position driveup window that will serve the four driveup lanes outside the building. There
is a fifth drive up lane for an ATM machine availabe 24 hours. The appearance of the building will be very
similar to the Meadow Street facility of a brick exterior and a dark bronze tinted glass.
Chairperson Wilcox asked Mr. Lavrich if there is anything difference about the exterior will look
between the proposed building and the building on Meadow Street other than the size.
Mr. Lavrich stated that they would proposed to use the same dark bronze stainless metal roof, the dark
bronze glass, and the reddish brick as the Meadow Street branch has. The bottom three feet of the building is a
little brown panel brick.
Chairperson Wilcox asked Mr. Lavrich if the Board drove by the Meadow Street building they would
have a good idea of what the proposed building would look like.
Mr. Lavrich responded, yes. The different in massing would be the two wings that this building would
have and the Meadow Street building does not have.
Board Member Ainslie asked Mr. Lavrich what would be the depth of the holding pond.
Mr. Lavrich stated that they have not engineered that yet. Again, their engineers have had some
preliminary conversations with the Town Engineer who are in the process of calculating the amount of water
that is coming into the site. They have not done any engineering at this point.
Chairperson Wilcox stated that he wants to compliment the Planning Staff for moving the entrance road
off of Ellis Hollow Road.
Board Member Kenerson asked if there would be adequate road frontage.
Director of Planning Kanter responded, yes.
Mr. Witty stated that there is an existing curb cut off of Ellis Hollow Road. They have taken some
photographs of the roadway to show the Planning Board what the existing roadway looks like, and that they
want to repave the access roadway as part of the proposal. It would be approximately $1 million to constrict
this building, and they want to plan a nice entrance way from the access road to blend in with the East Hill
Plaza access drive. There has been preliminary discussions with Cornell University about this project. The
understanding is that the P &C Food Market in the shopping center was going to some major renovations and
additions, but it does not sound like they will be proceeding with that soon. Cornell University was very
relucant to do anything with the reconfiguration of their parking lot until they can see that P &C will move
PLANNING BOARD MINUTES 22
Approved - May 19, 1998
MARCH 17, 1998
ahead with their project. When they discussed the access road with Cornell University and it would be for the
betterment for all of one less curb cut off of Ellis Hollow Road, that the Credit Union should flow into the
shopping center since the Credit Union is already there with a 4,000 sqaure foot building. Cornell University
has indicated to the Credit Union that they are willing to repair the East Hill access road, which would help the
Credit Union and the Tompkins County Trust Companv. They would repair the road during the construction
period of hours, so it would be completed when the constuction period ends. They wanted to make sure it was
not part of the reconstruction of the parking lot, so Cornell University wants to consider this two separate
projects. Cornell University did not want to do the parking lot because of P &C, so if they do not want to look
at it as a whole package Cornell University was willing to repair the access road. The Credit Union would be
happy to give up the entrance off of Ellis Hollow Road, but they would like the access drive to be improved.
The Planning Board was supplied with some photographs of current access drive, and Mr. Witty
pointed out the Board that the drive way is in need of repair.
Chairperson Wilcox asked Mr. Witty if he received Mr. Kanter's memorandum of March 9th where he
outlined four aspects, such as traffic, access; drainage, and landscape design scheme.
Mr. Witty responded, yes. He will be meeting with Mr. Kanter to make sure that he has the scope of
those issues to make sure those issues are covered. A traffic study will be done soon. All the water will be
collected into the retention pond and drained into the drainage system.
Chairperson Wilcox stated that the Planning Board likes landscaping between commercial and
residential areas, so the eastern side would be very important to buffer visually.
Mr. Lavrich stated that a sample of the landscaping buffer could be seen at the Meadow Street branch
to see how it was separated between residential and commercial to the City's requirements.
Mr. Witty stated that Cayuga Landscape did the landscaping at both the Meadow Street location and
the Kraft Road location. They have done a wonderful job, and a landscaping plan will be supplied at the next
meeting.
Director of Planning Kanter stated that it may be helpful to show how the new access entrance to the
Credit Union could relate to the Tompkins County Trust Company access drive across the drive. Would it be
possible if the previously approved plan done with in conjunction with the overall parking lot may need to be
somewhat adjusted. The Planning Department and the Planning Board would need to look at the new entrances
to make sure it all fits together properly, but that could be factored into the preliminary site plans that would be
prepared.
Mr. Witty stated that the existing entrance to the building is off of Ellis Hollow Road, and Mr. Kanter
suggested that they should move the entrance back 100 feet from the entrance of the highway. There will be an
entrance and exit because some people will come and park, and when they leave they will not know how to get
out. When people come to use the drive through they will come around the building and exit to the other side
of the building. There will be five cars per lane to pull up for the drive through. and all the traffic will be
contained onto the property as it is now. This branch will not be nearly as busy as the Meadow Street branch.
There will not be any cars put into any roadways.
Board Member Bell stated that at the preliminary site plan approval he would like to see where the Ellis
Hollow Apartments building would line up with the proposed building and landscaping. He does not want to
see landscaping all around the site because there are some open site lines that go way across the valley, and the
PLANNING BOARD MINUTES 23 MARCH 17, 1998
Approved - May 19, 1998
landscaping
may block
some of those
views. Mr. Bell stated that he was happy to hear that the existing
building
on the site will
be removed and
constructed elsewhere.
There was a brief discussion of their sign and what the Town's requirements are for signage.
Chairperson
Wilcox
duly
closed the
sketch plan discussion for the proposed Cornell FingerLakes
Credit Union on Ellis
Hollow
Road
at 10:23 p.m.
AGENDA ITEM: CONSIDERATION OF CONCEPT FOR FUTURE DEVELOPMENT AND A
POSSIBLE SPECIAL LAND USE DISTRICT (SLUD) FOR THE OVERALL, ECOVILLAGE
PROPERTY, LOCATED OFF MECKLENBURG ROAD AT RACHEL CARSON WAY (A PRIVATE
DRIVE), ON TOWN OF ITHACA TAX PARCEL NO'S. 28 -1 -26.2 AND 28 -1 -26.8, CONSISTING OF A
TOTAL OF 174929 +/- ACRES. ECOVILLAGE OF ITHACA AND ECOVILLAGE COHOUSING
COOPERATIVE, OWNERJAPPLICANT; ROB LAMBERT, AGENT:
Chairperson Wilcox duly opened the above mentioned matter at 10:24 p.m.
John Schroeder, 618 Stewart Avenue, stated that he is the Chair of EcoVillage at Ithaca, Inc. The non-
profit agency that owns most of the land of the site, except for the first neighborhood group which has already
built the first neighborhood. They are here tonight as a future development committee that formed late last
summer to look at in detail of future development options at EcoVillage. That committee includes
representatives of the first neighborhood group, the SONG (proposed second neighborhood group), the
EcoVillage Board, and the staff members of EcoVillage. They have been working very hard all of these
months now, and they feel at this point that they have enough preliminary ideas where they want to go, and get
some input from the Town Board and other members of the EcoVillage community. They are hoping to have a
Special Land Use District (SLUD) for the whole sit of EcoVillage, and as they are envisioning it now they want
to have the SLUD that includes that land that is now part of the first neighborhood group existing SLUD. It
would include having one SLUD for the whole site instead of having two separate SLUDs. In terms of what
they are trying to accomplishment guiding the handouts, they are similar to the goals that were set out in the
first SLUD. They are trying to take a site of approximately 176 acres, and conserve approximately 80 percent
of that as open space for agriculture, woods, or conserve natural areas. They hope to develop up to the number
of residences that had been planned in a conventional subdivision on this site, which was conceptually planned
by a previous owner with five neighborhoods on the co- housing model that have common houses where people
can share meals, have offices for their personal businesses, a common play areas, etc.. The hope to foster
community both within all the neighborhoods that are built and among the families in the individual neighbors
as well to investigate substantable agricultural techniques, investigate the cutting edge of environmental
technology such as passing the solar design. Potentially in the future a biological sewage treatment system, and
to encourage employment by people living at EcoVillage in offices on site to minimize use of vehicles.
Possibly, if their dreams come true in the future, to have an eduational center on the site that deals with
substantable development issues.
Mr. Schroeder pointed out on enlarged map to the Planning Board where the location of EcoVillage is
and what are the concept plans for future devleopment on the site. Mr. Schroeder stated that the enlarged map
shows all the land that is owned by either by the existing first resident group, EcoVillage Cooperative, and the
EcoVillage Board. The previous plan that this Board saw that was assumed to be the future plans before they
started meeting as a future development group, the plan called up to three neighborhoods to be developed in the
lower range of the site. The first resident group could have had three more resident groups in that area.
Another alternative talked about three neighborhoods in the lower section of the site and two neighborhoods in
the upper area. Either of those alternatives called for a loop road that protruded significantly back into the site
PLANNING BOARD MINUTES 24
Approved - May 19, 1998
MARCH 17, 1998
in the existing woods on the site that looped back into Rachel Carson Way. The concern they had there would
be too much development concrentated in one area of the site, and it would inpinging into existing woods. That
proposal would have development that was over a natural drainage line that would cause drainage to flow
directly into the Coy Creek Glen. There was concern about so much development happening so close to Long
House. They were also concerned about the amount of payment and the cost of that amount of pavement for
such a large loop road enterprise. They were also hoping to cluster the neighborhoods closer together, in fact
closer to some of the original envisioning plans that were planned for EcoVillage. The first goals as a future
development group are to try and cluster the neighborhoods closer together to minimize the amount of road that
would need to be built, and to minimize pentration into the woods. They are proposing a second neighborhood
group just to the west of the first resident group over an existing revene that leads to the pond. The second
neighborhood would have a similar number of housing units, approximately 30 units, although the second
neighborhood group is thinking of slightly smaller housing units and possibly in a different arrangement. They
are talking about the creation of a new pond in a depression area the exists on the site, which would be aesthetic
resource as well as providing water for emergency fire situations. In terms of future, they are trying to leave
options open, but all future development after the second resident group would take place in the more northerly
area of the proposed residential zone. They are talking about 30 to 40 future units in the northern section of the
property. It could potentially exist for the equilivent of five neighborhoods if neighborhoods are assumed from
the first resident group. They are also leaving the option open for a flexible pattern to include apartment for
senior citizens. They are leaving that option open until a group is formed to propose a housing plan for future
development. A group is already forming that is interested in building the second resident group. In terms of
access to these neighborhoods, they are now proposing that Rachel Carson Way existing and the existing
emergency route be considered the dual access for emergency vehicles because by clustering the neighborhoods
so much closer together they can have spurs coming off of Rachel Carson Way that are well within the 1,200
feet the Town has talked about that no road should longer than that ending in a cul -de -sac situation. They are
hoping that the Town Board will agree with this concept of having this be considered a loop as dual access for
emergency vehicles and spurs that are within the 1,200 foot limit. That way they can minimize building a road
at all in the woods, which is an ideal situation environmentally and significantly reduces the cost that would be
required to build future housing units. They are talking about in consolidation with staff having some foot
paths on this site at certain and important connections between spur ends that could be driven on by emergency
vehicles, so they can be stabilized and have a hard surface to support their vehicles. For everyday appearances
the paths would like foot paths. The middle area is a village common with the potential for the potential of
having a village center. The village center would conceive of as one or more building that would provide
services for all the neighborhoods that are built on the site. That is not programmed at this point, but it could
consist of a small service store intended to serve people living on the site. It could be day care facilities and it
could be postal stops where people could pick up their mail. There could be a small auditorium for the use by
the neighborhoods. Those are the amendities that are bigger than what would be built in a common house for
any individual neighborhood. In conjunction with that there will be open green space, pond, and appropriate
paths would be defined in the future. This is concept design is a village dream in a community center when all
the neighborhoods are developed. Service and parking for the two neighborhoods would be located adjacent to
the end of the spur road by the existing road to the first neighborhood group. In terms of the overall site, they
are talking about having three main areas defined in the SLUD which would be a natural area shown as dark
green on the map which includes both the existing woods and the land that is largely meadowed in a natural
succession. The yellow on the map shows the residential area with the existing pond and the future pond. The
remainder of the site would be used agriculture for allowing the uses that are permitted in the Town's
agriculture zones. The area with the dotted blue lines around it on the drawing has a conservation easement on
it held by the FingerLakes Land Trust that was signed last year. That agreement limits the use of the land to
open space purposes including agriculture with the acception that it does allow the possiblity of an educational
center to be located on the site. There is a strip along West Haven Road that EcoVillage is proposing to
maintain as R -15 zone. That is the safety margin for EcoVillage. There are some people on the EcoVillage
PLANNING BOARD MINUTES 25 MARCH 17, 1998
Approved - May 19, 1998
Board to have that strip be part of the agricultural zone, but due to financial reality they wish to perserve that
land as R- 15 in case they need to sell it in order to substane the project. If the education center is built would
be approximately 30,000 square feet, which would be to provide educational programs on environmental issues
for sustantable development for all ages.
Rod Lambert, 122 Rachel Carson Wav, stated that the second resident group is envisioning this as
similar to the first residential group that was brought before the Board several years ago. T. G. Miller was
used to survery the land, and an architect was hired to begin site planning, but it seemed purdent not to take this
proposal much farther without getting feed back from the Town on what they would like to see. EcoVillage is
here to see what the Town wants the second resident group to do. One of the other reasons they were thinking
of spur roads is because in general philosophy is not to make the driveway right into the neighborhood. Cars do
not go through the middle of the neighborhoods because it is just a pedestrian way. They do want to take the
cars to the middle of the developments for consideration environmentally.
Board Member Kenerson asked if the car concept working with the existing groups, and are those
residents parking where they are suppose to or where they want to.
Mr. Lambert stated that there are a few people who want to park closer to unload, but that is
understandable and acceptable. They do not want a car driving in the middle of the development while children
are running around.
Mr. Schroeder stated that the first neighborhood pedestrian area in the middle of the nieghborhood is a
pedestrian area.
Mr. Lambert stated that people could not drive the middle of the pedestrian walkway.
Board Member Ainslie asked if they originially planned five neighborhoods and now they are planning
four neighborhoods.
Mr. Schroeder stated that they originally talked about five neighborhoods, and they are still talking
about the equivilent number of housing units. The units may be arranged in four areas of much larger area.
Other neighborhoods could be proposed as 30 to 40 units or 40 to 50 units. Future neighborhoods could be a
minimum of 30 units each, but they could also be bigger neighborhoods with four sites for housing and have
the equivilent of the original neighborhoods.
Mr. Lambert stated that the total number of units as opposed to the number of neighborhoods is
probably more being focused on. It was a number from the original developer for the total of land owned by
EcoVillage. This is an effort to demonstrate a costable way to develop the same amount of land and preserving
agricultural land by putting the same amount of houses on it. There may be up to 150 housing units after all the
neighborhoods are built.
Mr. Schroeder stated that there are people at EcoVillage do not think there should be more than 150
housing units.
Board Member Bell asked if this project is supplied by City water and sewer.
Mr. Schroeder stated that the water and sewer is supplied by the Town of Ithaca. There is a question as
to how much the current pump station can sustain and whether in the future they would need to go to a water
tower. They are trying to avoid a water tower. It is presumed that there is a capability in the existing pump
PLANNING BOARD MINUTES 26 MARCH 17, 1998
Approved - May 19, 1998
station to support the second neighborhood group. If the first and second neighborhood groups are very good at
water conservation then it would be conceivable to get a third neighborhood on the existing system. Beyond
that there have been discussions about water storage tanks or a water tower, but they want to avoid that.
Mr. Lambert stated that one of the goals of this e
needing to service 150 homes for water and sewer to do
This would be putting the same amount of houses on the
infrastructural needs. They want to reduce the needs for a
ffort would be to reduce the amount of infrastructure
the same number of houses in a typical subdivision.
land, but it would be significantly reducing the total
water tower need.
Chairperson Wilcox stated that if it is going to require the second neighborhood group to go beyond
normal water consumption people will want additional measures because of the issues that arrose from the fire
with water pressure. Everyone wants to be very careful this time.
Mr. Schroeder stated that his understanding that there is sufficient pressure and capability for a second
neighborhood group with normal water consumption, but the question is whether a third neighborhood could
support on the existing system.
Mr. Lambert
is a place for a third
first neighborhood is
day for a normal hOL
lower.
stated that the
pump for the
running at 23
ise. There is
pumping station has two pumps in it for the single neighborhood, and there
assumption of another neighborhood. So far the water assumption for the
gallons per person per day which is typical for 100 gallons per person per
i strong interest not to use as much water, and water usage is significantly
Board Member Ainslie asked if the hydrants on West Haven Road are not at full flow unless water is
called for.
Mr. Lambert stated that the pressure at West Haven Road is 20 PSI, and it is only the pumps that brings
it up to 80 PSI to the village.
Director of Engineering Walker stated that at the intersection of West Haven Road and Mecklenburg
Road the pressure at the hydrant is only 20 pounds at that point.
Board Member Ainslie asked what needs to be done for a fire truck to hook on that hydrant within a
few minutes.
Director of Engineering Walker stated that a fire trick can connect to this hydrant within a few
minutes, but they would only get a minimal amount of water.
Board Member Ainslie asked how long would it take to build up pressure to help fight a fire.
Director of Engineering Walker stated that it would have the pressure of the pumper, but the pumper
would be limited on how much volume it can pump. When Hub's Place burned they were supplying water with
adequate pressure, but they could not provide enough volume to do any good. They could run one hose, but
that was it. They would capitating the pump because they were trying to suck more out of the main than the
main could provide.
Board Member Ainslie asked if that has improved since then.
Director of Engineering Walker responded, no.
PLANNING BOARD MINUTES 27 (MARCH 17, 1998
Approved - May 19, 1998
Mr. Lambert stated that during the construction fire, once the fire trucks realized that there was a dry
hydrant, when they connected to that the fire went out within minutes.
Mr. Schroeder stated that one of the reasons they are proposing a new pond in this area it would
provide more resources of water for pumping in case of an emergency.
Board Member Ainslie stated that his understanding was that the fire trucks got stuck trying to get to
the pond.
Director of Engineering Walker stated that one fire truck got stuck because it went the wrong way.
Mr. Lambert stated that there is an emergency road that connects to the pond to the dry hydrant. There
was a crew that went to that hydrant a few days before the fire, but it was not the same crew that responded to
the fire. They tried to get them to go to that fire hydrant it was difficult because they wanted to go around the
other end and that is where the problem happened.
Director of Engineering Walker stated that part of the problem was that the development was not
finished yet, and the Fire Department did not have the full understanding of the access where they were in the
process of planning that out. The EcoVillage fire was a mutual aid situation where other tankers were brought
in from other fire companies, and it was a little confusing.
Board Member Ainslie stated that he does not understand this because the water flow is not adequate.
Director of Engineering Walker stated that fire flow at the northern end of West Haven Road is
minimal, it is not adequate. EcoVillage does not have fire flow they only have domestic water supply now, and
they have their own booster pump station off of West Haven Road that will provide adequate flow and pressure
for domestic use, but not sufficient flow for fire purposes.
Mr. Lambert stated that the Community House is sprinklered, and there is a place where a hose can be
plugged into.
Director of Engineering Walker stated that unless there is another pressure source at a higher elevation
or another tank on the Town's distribution system there will not be an improvement of pressure there. With the
other project be proposed on the other side of Mecklenburg Road, the Town is looking at a second connection
to the City's system with another pump station pumping off the Oakwood Tank in the City that would put more
water into the Town's system. It will not increase pressure siginificantly, but it will probably increase fire flow
some what.
Attorney Barney stated that for fire protection EcoVillage is relying on the pumps.
Board Member Thayer asked if the roads are paved.
Mr. Schroeder responded, no, the roads are _Traveled.
Director of Engineering Walker stated that the roads are surface treated, but not asphalt.
Elan Shapiro, 124 Rachel Carson Way, stated that the addition of one neiQl b h d
or oo to the west of the
current one is a reduction from the original plan of having two or three neighborhoods to the west. It is
PLANNING BOARD MINUTES 28
Approved - May 19, 1998
MARCH 17, 1998
important to emphazie that this is carefully done so that it stays on the east side of the drainage so if any
residuals does not go directly into Coy Glen heading in the other direction. This is a strong concern that has
been expressed. The natural area may or may not turn out to be all woods because there are other habitat values
such as old meadows which attract birds. It should be understood that the natural area is an area that they are
studying in terms of what the optimium situation has given all the variables. It certainly makes sense to allow
woods to come back since there are only five acres right now on the 176 acres. It is going to be thought of in a
comprehensive way.
Chairperson Wilcox stated that he is not clear how far the Board wants to go with direction or quidance
at this time with the concept.
Director of Planning Kanter stated that he has provided some directive questions for the Planning
Board to review and give their feed back on, particularly relating to the overall SLUD. The Planning Staff
would like to know if pursuing the SLUD is a good idea, and be detailed out more. It would up to the Town
Board to decide on the SLUD. The Planning Board could help in that respect on how some of these ideas could
be incorporated.
Mr. Lambert stated that since the future development committee met last that they were interested in
adopting the existing SLUD that is there, except they would like to consider multiple family dwelling opposed
to duplexes. They would like to be able to consider that as an option when building the future neighborhood.
The Planning Board has a copy of the sketch plan that outlines the existing SLUD, which includes 33 acres.
Board Member Bell stated that his basic response to the proposal is favorable, and Chairperson Wilcox
alluted to one of the concerns he has. He knows the whole philosophy of cars, but he does not buy the idea of
two cul -de -sacs. When the Planning Board looked at the proposal before it was a loop driveway. A loop makes
sense, and a loop does not necessarily intrude into the middle of the project. The loop could go around the
outside of the project. He thinks the fire situation was a clear example of what happens when someone gets
stuck on one road and there is no other choice. There is another emergency access road, but it will not access
any of the other circles very much. Very few places in the world are at the end of the road. In most places the
road goes around to some place else, and he thinks it is an unnatural way to build something especially when
there are large number of people there. What EcoVillage is proposing is not a small little subdivision of
houses. A secondary concern is the access to the commons area. Obviously this is very conceptual, and he
does not know what they have in mind, but is there is a store he does not think very many people who deliver
products of whatever sort will want to deliver to that store if there is no road to it. He does not see people
wheeling two wheeled carts down a gravel path. It just does not work that way.
Mr. Schroeder stated that they recognize that, but the area has not been programmed enough to know
what is required. It is something that would need to be sketched out more at a later date.
the road. Mr. Lambert asked if the Board's concerns are for a loop type drive be meant by emergency access of
Board Member Bell responded, no. He thinks the loop road should be an everyday thing. People seek
out alternate routes. One of the problems like the strip development on Route 13 is that it focuses on forcing
people to drive on that road because there are no parallel routes to seek out alternatives. This cul -de -sac
development does the same thing. It forces people to go a certain way. If people were to go from the first
resident group to the new one at the diagonial from this, what would be the route to get there.
Mr. Lambert stated that the intention is not to use your car to get to other neighborhoods.
PLANNING BOARD MINUTES 29 MARCH 17, 1998
Approved - May 19, 1998
Board Member Bell stated that he understands that, but the distance is getting long enough and much of
the year the weather is not so wonderful that people will need to drive to other neighborhoods. There will be
incidences where people would want to pick up a friend on the other side or deliver large objects, and having
another alternative route would make for sense.
Board Member Ainslie stated that EcoVillage has been very fortunate with the type of weather in the
Ithaca area. In 1993, Ithaca was hit with three feet of snow. Mr. Ainslie asked what the first resident group
does if they were hit with three feet of snow with no way of getting a snow plow between all the little houses.
Liz Walker, Director of the non - profit EcoVillage of Ithaca at
that they had very good experiences in the major snow storms because
village because there are other people to help shovel out cars. There
together there, and we help each other shovel out. Two people of the
with the heavy snow, and it has worked out very well.
id live at 109 Rachel Carson Way, stated
a lot of people found it easier to live in a
are a lot of people who live fairly close
first group have snow blowers that helps
Board Member Ainslie stated that the Town of Ithaca has had more snow in our winters that has been
there for the last three or four years. It has been extremely unusual
plows the EcoVillage drive.
Director of Engineering Walker responded, no.
Mr. Ainslie asked if the Town of Ithaca
Board Member Ainslie asked what would happen if there was three feet of snow if there was a fire, and
further asked if the road would be cleared right away for a fire truck to get in there.
Mr. Lambert stated that they have hired a person with a truck and snow plow who has plowed them
very quickly.
Ms. Walker stated that as more neighborhoods are built they will also consider purchasing their own
snow plowing equipment.
Board Member Bell stated that the SLUD proposal sounds like a good idea. He thinks that the
EcoVillage people were shocked when they first came to the Town and found themselves facing the lengthy
procedures that they needed to go through. This would certainly preclude a lot of stuff so they would not have
to delay number three and four.
Board Member Ainslie stated that the first problem EcoVillage had on the first effort was that no one
told them they needed a road.
Board Member Bell stated that no one told them a lot of things.
Attorney Barney stated that EcoVillage was told, but they did not want to that. They wanted to do what
they wanted to do. The problem with the SLUD is trying to articulate what would be and what would not be
permitted in the process in which a permission would be granted or denied. He gathers that this has not settled
into very specific things such as commercial types of facilities that are there that would not be typical for
routine, but trying to articulate today in the abstract on what the Board might want to put in there tomorrow or
ten years from now, it may be better to wait until the Town is ready to do it, and then come in with what
EcoVillage wants to do.
PLANNING BOARD MINUTES 30 MARCH 17, 1998
Approved - May 19, 1998
Mr. Schoeder stated that they talked about the SLUD mentioning the possibility of a future village
center building and the possibility of a future eduacational center with the understanding that any specific plans
would need to come to the Planning Board for approval. EcoVillage does not have enough information to
program these right now.
Attorney Barney stated that is correct. As EcoVillage knows from experience the process is that the
governing body (Town Board) adopts an ordinance which is the SLUD, and it authorizes certain things. He has
not heard specifically what EcoVillage wants, and he is not sure that Town Board is going to be comfortable
saying blindly that an educational center can go in there or blindly a commercial development could go in
there. The Town Board would want to heard more specifically what EcoVillage wants to do. Generally
speaking, the Town Board will not be unsympathetic to what EcoVillage wants, but asking the Town to do this
in the abstract may be difficult.
Mr. Schoeder stated that he is not suggesting that the Town give approval for a future educational
center, but just mention that as possible future possibility that would require the approval of the Board.
Attorney Barney asked approval from which Board.
Mr. Schroeder stated that what ever the Town feels is the best way to go.
Attorney Barney stated that if that is the case EcoVillage is not advancing themselves very far because
they would need to go to the Town Board anyway, and they should go with the site plan and contents of what
they are asking.
Mr. Schroeder stated that he would like to have the original concept considered with the possiblity of
future concepts be added at a later date if possible.
Attorney Barney stated that it does not seem to fit in with the Zoning Ordinance. There was a lot of
consideration that went with the first group for approvals on the SLUD. There is a concern of the terms of the
SLUD for the new group that should be considered more thoroughly for the language.
Director of Engineering Walker stated that from a planning standpoint, piece mealing it is not a good
idea. The whole residential concept needs to be taken into consideration for a SLUD.
Attorney Barney stated that the Town needs to decide what is permitted for the SLUD.
Chairperson Wilcox stated that this discussion needs to go at staff level.
Director of Planning Kanter responded, no, this needs to be discussed at the Planning Board level.
Director of Engineering
associated uses for the density.
see on the 176 acres. This is wh,
put 150 houses into 30 acres, but
Walker stated that the Planning Board needs to decide on a density with
Mr. Walker asked the Planning Board how many houses they would want to
it the SLUD is allowing the Town to do put in certain areas. EcoVillage could
they would need to do it a certain way.
Director of Planning Kanter stated that whether the SLUD at this point is ready to incorporate a village
center and an education center, that is another question. An overall SLUD for basically what has been divided
on what has been shown here into three major use type areas is the way to go. That is a planner's view point,
not an attorney's view point. The wording for a SLUD could come out of the concept that people agree on
PLANNING BOARD MINUTES 31 MARCH 17, 1998
Approved = May 19, 1998
what the development proposal would alternatively have in it. The decision on what the SLUD is going to be
and then doing it makes more sense. This also allows a broader way to look at the infrastructure needs for the
future, such as water.
Director of Engineering Walker stated that there are limits to what can be done to the parcel.
Chairperson Wilcox asked if the Town would be replacing the existing SLUD on the 33 acres with a
new SLUD that covers the entire tax parcel. He thinks that would be a nice thing to.
Director of Engineering Walker stated that one master plan with one SLUD master plan would be a
good idea.
Jack Jensen, Development Manager for the Second Neighborhood, stated that this has been a personal
and very open process. They have publicly invited design strets, and they have spent a lot of time discussing
the general ecological sustainability of this particular project. The main focus of having of Law coming in after
the first residence group was done hired by the second residence group to over see the general development was
to provide an easier path for the third and fourth neighborhoods. In his experience, there was a lot of time,
effort, and money spent to just get the first group built. It was a very difficult thing that broke a lot of ground,
and they want to make it so that the third and fourth, perhaps fifth, neighborhoods had a much easier time that
the torch could be passed with less confusion and less expense. EcoVillage wanted to come to the Board
tonight with the best case scenario on what they would like to see as the total end product which might include
a commercial aspect. The commercial aspect would be very limited, and the educational aspects would be
limited. They would like to get one comprehensive plan which the second, third, and fourth group could carry
forward with institutional memories when some of them are no longer involved. They would like to have some
sense in the final drawing and SLUD for one SLUD for the whole parcel that is a guiding principle. EcoVillage
wants to present their best case, and have the Town help them frame it in that is acceptable to the Town.
Mr. Schroeder stated that they could define the language that could define a possible educational center
or a village center if that is necessary.
Director of Planning Kanter stated that would be necessary if it was to be incorporated into the SLUD.
Mr. Lambert stated that the language for the educational center is embedded in the Conservation
Easement already. The village center would need to added to the SLUD language.
Chairperson Wilcox stated that the road way needs to be a loop road for safety reasons. If there is a
blockage in the road way somewhere, then there needs to be another alternative to get around the development.
Mr. Schroeder stated that the pedestrian walkway could be used for emergency vehicle access also, but
they only want to limit the pedestrian walkway to pedestrians only. Emergency vehicles could use the
pedestrian walkway if the main roadway is blocked. The pedestrian walkway would be stable enough for
emergency vehicles.
Ms. Levitan stated that there have been mixed messages given to the community.
Board Member Bell asked if the Town wants a Comprehensive Plan or go by the past plan.
Mr. Schroeder stated that a Comprehensive Plan should be the route to go.
PLANNING BOARD MINUTES 32 MARCH 17, 1998
Approved - May 19, 1998
Director of Planning Kanter asked what is the conceivable timing for the second neighborhood.
Mr. Lambert stated that second neighborhood would like to start building in the fall of 1999.
Chairperson Wilcox duly closed the sketch plan of the second neighborhood for EcoVillage at 11:25
p.m.
AGENDA ITEM: ADJOURNMENT:
Upon MOTION, Chairperson Wilcox declared the March 17, 1998, Meeting of the Town of Ithaca
Planning Board duly adjourned at 11:26 p.m.
Prepared by:
Deborah Kelley,
Deputy Town Clerk/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, March 17 1998
AGENDA
7:30 P.M. Persons to be heard.
7:35 P.M. SEQR Determination, Montessori School Annex Addition, 117 East King Road.
7:45 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 addition to the Montessori
School Annex, to consist of 2,175 +/- square feet of additional classroom space, located at 117 East
King Road, Town of Ithaca Tax Parcel No. 43 -2 -7, R -15 Residence District. Montessori School,
Owner /Applicant; Peter Demjanec, Agent,
8:15 P.M. PUBLIC HEARING: Consideration of Approval of Statement of Findings regarding Cornell
University's proposal to construct a chilled water plant and a proposed route for chilled water lines in
conjunction with the Lake Source Cooling Project. Actions before the Town of Ithaca Planning Board
include the referral from the Town Board requesting a recommendation from the Planning Board
regarding the proposed rezoning of the site of the proposed chilled water plant from Business District
"E" to Special Land Use District (SLUD), as well as site plan approval and subdivision approval for the
project, located at 983 East Shore Drive on a 3.12 +/- acre portion of Town of Ithaca Tax Parcel No.
19 -1 -5, Business District "E ", and additional lands within the Town of Ithaca affected by the pipeline
route. Cornell University, Owner /Applicant; W.S. (Lanny) Joyce, P.E., Agent.
5. Consideration of a Sketch Plan for the proposed construction of a 4,920 +/- square foot, one -story bank
building, located adjacent to East Hill Plaza at the intersection of Ellis Hollow Road and Summerhill
Lane, on Town of Ithaca Tax Parcel No, 62- 1- 1.125. The proposed project would be a full service
branch for the Cornell FingerLakes Credit Union, containing a teller lobby and offices, with a drive -up
teller operation with four lanes plus a fifth lane for an automatic teller machine. Cornell FingerLakes
Credit Union, Owner /Applicant; Robert O. Witty, Agent,
6. Consideration of Concept for future development and a possible Special Land Use District (SLUD) for
the overall EcoVillage property, located off Mecklenburg Road at Rachel Carson Way (a private drive),
on Town of Ithaca Tax Parcel No's. 28 -1 -26.2 and 28 -1 -26.8, consisting of a total of 174.29 +/- acres.
EcoVillage of Ithaca and EcoVillage Cohousing Cooperative, Owner /Applicant; Rod Lambert, Agent.
7. Approval of Minutes: February 3, 1998 (in packet)
February 17, 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 2734747.
(A quorum of four (4) members is necessary to conduct Planning Board business.)
TOWN OF ITHACA PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
Tuesday, March 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
Town of Ithaca on Tuesday, March 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 Site Plan Approval and a
Recommendation to the Zoning Board of Appeals regarding
Special Approval for the proposed addition to the Montessori
School Annex, to consist of 21175 +/- square feet of
additional classroom space, located at 117 East. King Road,
Town of Ithaca Tax Parcel No. 43 -2 -7, R -15 Residence District.
Montessori School, Owner /Applicant; Peter Demjanec:, Agent.
8:15 P.M. Consideration of Approval of Statement of Findings regarding
Cornell University's proposal to construct a chilled water
plant and a proposed route for chilled water lines in
conjunction with the Lake Source Cooling Project. Actions
before the Town of Ithaca Planning Board include the referral
from the Town Board requesting a recommendation from the
Planning Board regarding the proposed rezoning of the site of
the proposed chilled water plant from Business District "E" to
Special Land Use District (SLUR), as well as site plan
approval and subdivision approval for the project, located at
983 East Shore Drive on a 3.12 +/- acre portion of Town of
Ithaca Tax Parcel No. 19 -1 -5, Business District "E", and
additional lands within the Town of Ithaca affected by the
pipeline route. Cornell University, Owner /Applicant; W.S.
(Lanny) Joyce, P.E., 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
agent or in person. Individuals with visual impairments, hearing
I
mpairments or other special needs, will be provided with assistance as
necessary, upon request. Persons desiring assistance must make such a
request not less than 48 hours prior to the time of the public hearings.
Jonathan
Director
273 -1747
Dated: Monday, March 9, 1998
Publish: Wednesday, March 11, 1998
Kanter, AICP
of Planning
The Ithaca Journal Wednesday, March 11, 1998
_ ,.
Appeals regarding Special
Approval to fortht �roposed
School' Annex on consist
. I ±square to
of addif
dated classroom space lo-
at 117 East King Road,
Town of Ithaca Tax parcel
No. 43 -2 -7, R -15 Residence
District, Montessori School,
Owner /Applicant; Pefer
DemJ'anec Agent.
8.15 P•m• Consideration of
APProval of Statement of
Findings regarding Cornell
University's proPosol to con-
sd t ° chilled water plant
chilled waterplines inr onjunor
tion with the Lake Source
Cooling Project. Actions be-
fore the Town of Ithaca Plan-
ning Board include the refer -
ral from the Town Board
requesting a recommends-
re from the Plannin Board
regarding the proposed
Prom of the site of the
from Business lDist ate`E'lato
jS ecial Land District
(°SCUD), as well asesite plan
pp oval and subdivision ap_
pr 98 for the Protect located
of .1 East Shore Drive on
OCre Town 1 of ithoca portion of
No. 19 -1 -5 Busineess Parcel I
E anp additional Dsn s
Within the Town of Ithaca of
fected by the i eline route.
Cornell Universi
OP elicPEt;q ent. Danny)
Said PlanninggBoord will at
said times and said place
hear all persons in support of
such matters or objections
thereto. Persons may appear
by agent or in person.
Individuals with visual
or ments�
other impairments
be th impair -
hearing er special needs will
Provided with i stance
t
os necessary, u asspon request.
Persons desiring assistance
less sthank48 hours
s request p r tot het
time of the public hearings,
Jonathan Kanter gICP
Director of Plannir,
March 11, 1998 273 -174
TOWN OF ITHACA
PLANNING BOARD
_ PUBLIC HEARINGS
Tues., March 17, 1998
By direction of the
Chair
B erson of the Planning
' o °rd, NOTICE IS HEREBY
f GIVEN that Public Hearings
1 will be held by the Planning
Board of the Town of Ithaca
on Tuesdayy March 17
19981 at 126 East Seneca
Street, Ithaca, N.Y. at the
following times an on the
following matters: I
7:45 p.m. Consideration of
Preliminary Site Plan qP_
pro11 and a Recommenda-
tion to the Zoning Board of
TOWN OF ITHACA PLANNING BOARD
ATTENDANCE SHEET /
Date
PLEASE PRINT YOUR NAME ADDRESS OR AFFILIATE
( Please PRINT to ensure Accuracy in Official Minutes )
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TOWN OF ITHACA
I, Karen McGuire sworn, depose and sav 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.
Hall, 126 East Seneca Street, Ithaca, Ne
7.30 P.M. as per attached
Location of Sign Board used for Posting:
Date of Posting
Date of Publication
March 9, 1998
March 11, 1998
Karen McGuire, Secretary
Town of Ithaca.
STATE OF NEW YORK ) SS.:
COUNTY OF TOMPKINS )
Sworn to and subscribed before me this // th day of MX -ch 1998.
Cz
otary Public.
Mary J. Saxton
Notary Public, State of New York
Registration #01SA5044003
Qualified in Tioga Count
My Commission Expires i L
,. it
1.
1DOPTED RESOLUTION:
SEQR
Montessori School Annex Addition
117 East King Road
Preliminary Site Plan Approval and Recommendation to the Zoning Board
of Appeals regarding Special Approval
Planning Board, March 17, 1998
MOTION by Robert Kenerson, 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 addition to the Montessori School Annex building,
consisting of approximately 2,175 + /- square feet of additional classroom space. The building is located at
117 East King Road, Town of Ithaca Tax Parcel No. 43 -2 -7, Residence District R -15; Montessori School,
Owner /Applicant; Peter Demjanec, 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
1. The Planning Board, on March 17, 1998, has reviewed and accepted as adequate a Short Environmental
Assessment Form Part I prepared by the applicant, a Short Environmental Assessment Form Part II
prepared by planning staff, Drawings labeled "Montessori School," Sheet No. A 1, entitled "Site Development
Plan," both dated January 12, 1998, Sheet No. A4, entitled "Site Plan," dated February 25, 1998, all prepared by
Peter Demanjec, Demanjec and Associates Architects, and additional application materials, and
4. The Town Planning staff have recommended a negative determination of environmental significance with respect
to the proposed site plan;
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, Kenerson, Ainslie. Bell.
NAYS- None.
The MOTION was declared to be carried unanimously.
KC
aren McGuire, Secretary, Town of Ithaca.
ryant, Am i n istrati
ADOPTED RESOLUTION: Montessori School Annex Addition
117 E. King Road
Preliminary Site Plan Approval and Recommendation
Regarding
Special Approval to the Zoning Board of Appeals
Planning Board, March 17, 1998
MOTION by Robert Kenerson, seconded by Lawrence Thayer:
WHEREAS.
1 • This action is Consideration of Preliminary Site Plan Approval and a
Recommendation regarding Special Approval to the Zoning Board of Appeals for the
proposed addition to the Montessori School Annex building, consisting of approximately
2,175 + /- square feet of additional classroom space. The building is located at 117
East King Road, Town of Ithaca Tax Parcel No. 43 -2 -7, Residence District R -15.
Montessori School, Owner /Applicant; Peter Demjanec, 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 March 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 March 17, 1998, has reviewed and
accepted as adequate a Short Environmental Assessment Form Part I prepared by the
applicant, a Short Environmental Assessment Form Part II prepared by planning staff,
drawings labeled "Montessori School," Sheet No. Al entitled "Site Development Plan,"
dated January 12, 1998, and Sheet No. A4 entitled "Site Plan," dated Febniary 25, 1998,
all prepared by Demjanec and Associates Architects, and additional application
materials,
NOW THEREFORE BE IT RESOLVED:
1 • That the Town of Ithaca Planning Board hereby 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 subdivision control nor the policies enunciated or
implied by the Town Board, and
2• That the Planning Board hereby grants Preliminary Site Plan Approval for the
proposed 2,175 + /- square foot addition to the Montessori School Annex, as shown
on the drawings labeled "Montessori School," Sheet No. Al entitled "Site Development
Plan," dated January 12, 1998, and Sheet No. A4 entitled "Site Plan," dated February
25, 1998, all prepared by Demjanec and Associates Architects, and additional application
materials, subject to the following conditions:
ADOPTED RESOLUTION: Montessori School Annex Addition
117 E. King Road
Preliminary site Plan Approval and recommendation Regarding
Special Approval to the Zoning Board of Appeals
Planning board, March 17,1998
a. the submission of a landscaping plan and planting schedule including
the location and design of appropriate plantings or shrubs along the eastern
side of the proposed additional parking space, prior to Final Site Plan
Approval;
b. the revision of the site plan (Sheet A4) to include clearer topographic
lines, volumes of cut and fill materials and their composition, materials
used and design details of the proposed playground area, and specific
locations and descriptions of any proposed lighting for the addition, prior
to Final Site Plan Approval;
C, the submission of a revised drainage plan (Sheet A4) to include details of
surface and subsurface drainage, drainage structures, and diversion of
water from current drainage patterns, to ensure that there will be no
adverse drainage impacts on adjacent properties, prior to Final Site Plan
Approval;
d. the revision of Sheet A4 to include the name and seal of the registered land
surveyor(s) or engineer(s) who prepared the topographic and boundary
survey and the date of the survey;
e. the acquisition of an easement from Evan Monkemeyer, owner of the
adjacent 20 foot right of way to the West, granting permission to encroach
on his property, for purposes of re- grading or other necessary construction
activities;
f. the revision of all plans to include Tompkins County in the title block, as
outlined in the Preliminary Site Plan Checklist;
g. revision of all appropriate plans to include the size, specific location,
lighting, and construction materials of all proposed signs for the Annex,
prior to Final Site Plan Approval-, I
h, the granting of special approval and any required parking variance(s) by the
Zoning Board of Appeals, prior to Final Site Plan Approval; and
2
ADOPTED RESOLUTION: Montessori School Annex Addition
117 E. King Road
Preliminary Site Plan Approval and Recommendation Regarding
Special Approval to the Zoning Board of Appeals
Planning Board, March 17,1998
i. the implementation of a reduced school speed zone for the area, prior to
Final Site Plan Approval.
j. revision of annex floor plan (Sheet A5) to show the southern exterior wall of the Phase 2
building addition, since it will be constructed prior to and separately from the phase 4
addition.
k. revision to Sheet A2 indicating that the acquisition of Monkemeyer lot is "anticipated"
(substituting for the word "recent ").
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;
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.
AYES - Wilcox, Kenerson, Thayer, Ainslie.
NAYS - None.
ABSTAIN - Bell.
The MOTION was declared to be carried unanimously.
r%.arcn ivicuuire, secretary, "Town of Ithaca.
Secretary.
PRELIMINARY SITE PLAN CHECKLIST F I N
AL
PROJECT NAME o4Z sSo:. 4rl(I -X.
PROJECT NUMBER q 7 G
PREPARER
V = ITEM SUBMITTED
N/A = NOT APPLICABLE
W = WAIVE
COND = CONDITION OF APPROVAL
1. Completed and signed Development Review Application..
a.- Development Review Escrow Agreement and Back -up
Withholding Form ( if required) (Only one (1) copy
each.)
2. V Payment of review fees.
Deposit of escrow.
3. 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.)
4. Proposed preliminary site plan, with the following
information, must be filed in the office of the Town
Planner at least thirty (30) calendar days prior to the
Planning Board meeting at which preliminary approval is
requested. Information may be supplied on more than
one drawing if necessary.
a. �J/ Vicinity Map showing the general location of the
property and proposed project at a scale of 1" =1000' or
/ 1 "= 2000'.
b. Natural features within and immediately adjacent to the
site including but not limited to streams, lakes,
floodplains, ponds, wetlands, woodlands, brushlands,
significant natural habitats or other features
pertinent to review of the proposed project.
C, Exact boundary lines of the tract, indicated by a heavy
line, showing location and description of all
monuments, giving property metes and bounds to the
nearest one - tenth, angles to the nearest minute, and at
/ least one bearing.
d. V Size, location, and use of all existing structures,
parking areas, access drives, off- street loading areas,
signs, lighting, pedestrian facilities, landscaping,
and other existing features pertinent to plan review.
e. Size, location, proposed use, design, and construction
materials of all proposed structures.
PRELIMINARY SITE PLAN CHECKLIST Page 2
f. ✓ Location, design, and construction materials of all
proposed parking areas, access drives, and off-street
loading areas.
g. Cl Size, location, de
all proposed signs
h. Location, design,
proposed pedestria
sign, and construction materials of
and lighting.
and construction materials of all
n and bicycle facilities.
Landscaping plan and planting schedule including
/ location and proposed design of buffers.
j. v Location, design, and construction materials of all
proposed water and sewage facilities.
k. '/ Location of any existing or proposed fire and other
emergency zones, including the location of fire
hydrants.
1. Location, name, and dimensions of each existing or
proposed street and alley and each existing or proposed
utility, drainage, or similar easement within,
abutting, or in the immediate vicinity of the proposed
1A/ project.
m. 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 eatures . CGI,.;�•net1 sPoTQ�tz� z�7'•��s w 1 %�^cc�F�
n. 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.
o. V/ 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.
p. y Map scale in bar form, and north point.
q. Name of proposed project.
r. C�l Name of Town, County, and State.
S, V1 Date of Site Plan, including any applicable revision
dates.
I
t. r`A Key map (when more than one sheet is submitted)
PRELIMINARY SITE PLAN CHECKLIST Page 3
u• Name and seal of the registered land surveyor(s) or
engineer(s) who prepared the topographic and boundary
survey and the date of survey.
6• V Name (s) and addresses) 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• V Estimate of the cost of improvements (excluding the
purchase cost of land) to be prepared (preferably) by a
/ licensed professional engineer.
8• v Three (3) dark -line prints of the proposed Site Plan
and 25 copies of all sheets of the proposed Site Plan
in reduced format (no larger than ill, x 1711) and copy
of all other items required above (Except Development
Review Application and escrow forms).
Planbord \Prelimis.ite
mb \5/14/90