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HomeMy WebLinkAboutPB Minutes 1998-06-02TOWN OF ITHAC)k PLANNING BOARD TUNE 211998 The Town of Ithaca Planning Board met in a regular session Tuesday, June 2, 1998, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. PRESENT: Chairperson Wilcox, Eva Hoffmann, Greg Bell, Robert Kenerson, James Ainslie, Jonathan Kanter (Director of Planning, left at 7:50 p.m., returned at 8:55 p.m.), John Barney (Attorney for the Town), Daniel Walker (Director of Engineering, 8:15 p.m.), George Frantz (Assistant Town Planner), Christine Balestra (Planner). EXCUSED: Lawrence Thayer. ALSO PRESENT: Doria Higgins, Michael Herzing, Charles Guttman, Beckv Bilderback, John Semmler, Leslie Connley, Lauren Stanforth, Robert Avery, Nancy Avery, John Vasse, Anthony Ceracche. Chairperson Wilcox declared the meeting duly opened at 7:35 p.m., and accepted for the record the Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in the Town Hall and the Ithaca Journal on May 22, 1998, and May 27, 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 Danby, upon the Tompkins County Commissioner of Planning, upon the Tompkins County Commissioner of Public Works, and upon the applicants and /or agents, as appropriate, on May 2i', 1998. (Affidavit of Posting and Publication is hereto attached as Exhibit #1.) Chairperson Wilcox read the Fire Exit Regulations to those assembled, as required by the New York State Department of State, Office of Fire Prevention and Control. AGENDA ITEM: PERSONS TO BE HEARD. Doria Higgins, 2 Hillcrest Drive, stated she was present to talk about the Cornell University Lake Source Cooling Project and the Planning Board's role as an involved agency. She handed out a letter to the Planning Board that stated her point of view. She stated the person that did speak out in the letter stated he had a choice of trusting or not trusting the New York State Department of Environmental Conservation. Her opinion was the person spoke honorably and well because he was admitting the problem. She stated the problem with the Environmental Impact Statement was it was too complicated for one expert in one science to understand. Many sciences were involved and there was no way that one person could comprehend it and make a reasonable, competent judgement about it. Ms. Higgins stated her recommendation to the board (referenced on the second page, second paragraph from bottom of her letter) was to hire an outside, unbiased consultant firm. The firm would properly evaluate the competency and thoroughness of the Environmental Impact PLANNING BOARD MEETING PAGE 2 Approved -July 21, I998 - Approved JUNE 211998 Statement before the board came to a decision. She found inaccuracies and contradictions in the Environmental Impact Statement, Ms. Higgins also pointed out that Cornell University and the New York State Department of Environmental Conservation did not have an ideal track record. The New York State budget allocated 5.2 million dollars for the Radiation Disposal Site. The estimated total cost was fifteen million, which the tax payers had to pay. She remembered the tax pavers had to pay 28 percent of the estimated cost of the Chemical Disposal Site. The monitoring was at an east -west line at Mc Kinney's Point, about a mile and a half north along the lake. The Monitoring Permit stated two samples needed to be taken a month within the specified area. She hoped the board would take into consideration her request of hiring an unbiased consultant firm. Chairperson Wilcox closed this segment of the meeting with no other persons present to be heard. AGENDA ITEM: Continuation of consideration of a Recommendation to the Zoning Board of Appeals regarding sign variances proposed in conjunction with the reconstruction of Big Al's Hilltop Quikstop, located at 1103 Danby Road (Route 96B), Tax Parcel No's. 43-24 and 43 -2 -2, Business District "C." Big Al's Hilltop Quikstop, Inc. Owner/Applicant, Michael Herzing, Agent. Chairperson Wilcox declared the above -noted matter duly opened at 7:40 p.m., and read aloud from the Agenda. Chairperson Wilcox stated each of the board members had received new information from Mr. Herzing that evening. Michael Herzing, Big Al's Hilltop Quickstop 1103 Danby Road, stated in the follow up of the May 19, 1998, meeting, he tried to obtain information from BP on reducing the size of the required signs. He talked with Blue Ox, his distributor, and his distributor stated they had talked with BP. BP did agree to a five-foot sign. Mr. Herzing had provided copies of the new sign proposal at the beginning of the meeting. He explained it was a matter of interpretation whether the poles were included in the square footage or not. Mr. Herzing stated the poles were not included on the East Hill Citgo sign and he did not include the poles of the BP sign. He explained Director of Building and Zoning Frost felt the poles were included on the BP sign and not on the East Hill Citgo sign. The reason for the discrepancy was BP wrapped their poles as opposed to leaving a bare steel pole. Mr. Herzing stated one correction on the memo from Planner Balestra regarding the canopy sign was the East Hill Citgo had three signs, not two. He pointed out there was also a mistake made in the total number of signs. They proposed six signs when it stated seven. Attorney Barney asked how BP wrapped the poles. PLANNING BOARD MEETING PAGE 3 Approved - july 21, 1998 -Approved JUNE 211998 Mr. Herzing responded the wrap was a very expensive plastic wrapped around the steel poles. Attorney Barney asked if the plastic wrap was the full length of the steel poles. Mr. Herzing replied the plastic wrap covered the length of the steel poles. Attorney Barney stated he could see from the picture provided by Mr. Herzing why Director of Building and Zoning Frost might include the poles in the total square footage of the sign. He felt they were interpreting the wrap as a decorative appendage. Board Member Hoffmann stated she assumed the wrap was in a BP color. Mr. Herzing stated she was correct, and would be very similar to the picture provided. He explained BP also wrapped their gas dispensers. Board Member Hoffmann stated because of the color of the wrap it would lead her to think the poles were part of the sign. Director of Planning Kanter asked Mr. Herzing to give a comparison of both signs with and without the poles. Mr. Herzing made a comparison of his original proposal, new proposal and the Citgo on the second page of the sketch he provided that evening. He explained the difference in square footage to the board. Board Member Bell stated there was a discrepancy in the memo from Planner Balestra. The memo stated 119 square feet +/-, Board Member Bell wondered if that was the previous proposal, or the current proposal. Director of Planning Kanter stated it was the old figure because they just received the new figure the day of the meeting. Mr. Herzing stated the reason for the delay was he had just received the approval from BP the day before the June 2, 1998 meeting. Chairperson Wilcox stated he looked at the Planning Board Minutes from August 2,1994, when Bob Andree came before the board. Mr. Andree talked about many of the same things Mr. Herzing had talked about in terms of the packages and rebates. Chairperson Wilcox stated Mr. Andree was able to negotiate with Citgo to reduce his sign from seven to five feet wide. Mr. Herzing stated it was difficult because he was unable to deal directly with BP. Chairperson Wilcox stated it also allowed Mr. Herzing to negotiate with BP. PLANNING BOARD MEETING PAGE 4 JUNE 211998 Approved -July 21, 1998 - Approved Board Member Bell asked if BP had changed Mr. Herzing's package. Mr. Herzing stated BP had not changed his package. Chairperson Wilcox stated the set of signs were more reasonable and more, consistent with the East Hill Citgo. Board Member Hoffmann stated she remembered why she was hesitant to allow something that does not fit within the regulations. It tended to set a precedence. She explained that even when the board stated it did not have to set a precedence, and the board could make an exception, people could often come before the board and use the previous variance as the reason why they should receive a variance. She felt as long as the regulations are the way they are,:.even though the regulations may need to be changed, we have to try to comply with them. Chairperson Wilcox stated he was looking at the August 2, 1994 Minutes and comparing it with Mr. Herzing's application. He compared the two, the applications were consistent with each other, they were treated fairly, and there was a reduction in sizes. Board Member Ainslie stated his only concern was the board should have changed the regulation in 1994. He felt since Mr. Herzing was proposing along the same lines as Mr. Andree, the board should not allow one and not the other. Board Member Hoffmann stated the board had allowed all the gas stations to have signs larger than the sign ordinance permits. She felt it was becoming a trend. Attorney Barney stated it was a trend that would not go very far. There were few people in the area who wanted to get into the gas station business. Mr. Herzing stated the Town of Ithaca was limited to where gas stations were permitted. Board Member Hoffmann stated she realized that, but it was a certain pattern that worried her. Attorney Barney stated dictating the size of signs by the content was getting into First Amendment rights. As a result, the sign ordinance remained the same recognizing there were certain enterprises which might be more restrictive than the appropriate boards might find. Board Member Hoffmann stated she was not just talking about gas stations, but other types of businesses. She feels the board needed to be careful of the variances becoming the norm without changing the regulations. MOTION by James Ainslie, seconded by Eva Hoffmann: PLANNING BOARD MEETING PAGE 5 Approved -July 21, 1998 - Approved JUNE 211998 RESOLVED, that the Tozvn of Ithaca Planning Board, acting as the Town of Ithaca Sign Reviezv Board, recommends and hereby does recommend to the Board of Zoning Appeals that the request for sign variances for the above - referenced proposal be granted: tzvo zvall signs on the north side of the building where only one is permitted, one freestanding sign with an area not in excess of 85 square feet, inclusive of the supports and a height of no more than 19 feet, the area of which exceeds the maximum permitted size of 50 square feet, a canopy containing two signs zvith maximuni lettering height of 31 inches where lettering of a maximum of 6 inches is permitted and also said canopy exceeds the requirement that canopy signs be located no fitrther than 6 feet from a building, and a total of six signs are proposed where only four are permitted on the site. Aye - Wilcox, Hoffmann, Bell, Kenerson Ainslie. Nay - None. The MOTION was declared to be carried unanimously, AGENDA ITEM: SEQR Determination, Randolph Brown Subdivision, 220 Hayts Road. Chairperson Wilcox declared the above -noted matter duly opened at 8:00 p.m. Charles Guttman, Clinton House, stated he was appearing as agent for Randolph Brown. Mr. Guttman provided a copy of the larger map to the Planning Board. He stated Mr. Brown owned both tax parcels shown on the map. Mr. Browns proposal was to take two acres out of Town of Ithaca Tax Parcel No. 24 -1 -25.22 and add it to Town of Ithaca Tax Parcel No. 244-26. 220 Hayts Road was the small Tax Parcel, approximately one acre in size. Mr. Guttman explained the parcel currently had a house and a garage at Mr. Browns residence. Mr. Brown wanted the parcel where he was residing be more than one acre. It would become approximately three acres. Mr. Guttman explained Tax Parcel No. 24 -1 -25.22 currently was undeveloped and used for agricultural purposes. The size of the tax parcel was approximately seventeen acres. After the two acres were removed, the parcel would still be fifteen acres of undeveloped land that would remain for agricultural purposes. Mr. Guttman stated Mr. Browns intent was to convey Tax Parcel No. 24 -1 -25.22 with Tax Parcel No. 24 -1 -25.21 and use both parcels for agricultural purposes. He stated he was unaware of any environmental concerns. Board Member Hoffmann asked if the larger parcel would be conveyed to someone else. Mr. Guttman responded (showing on the sketch) it would be the larger parcel and the addition, and Parcel C. Board Member Bell asked if the applicant would merge the deeds to the large parcel as one. Mr. Guttman replied there would be one deed, but would remain two separate parcels. This was because the new owner does not know what would be done with the property at this point. Tax Parcel No. 24 -1 -25.22 did not have sufficient frontages. It has approximately fifty to sixty feet on Trumansburg Road and approximately ninety feet on Hayts Road. The parcel would continue to have the frontage, but it did not have a hundred feet of frontage on either road. Therefore, the parcel PLANNING BOARD MEETING PAGE 6 Approved -July 2I, 1998 - Approved JUNE 211998 was a deficient parcel for zoning purposes lacking sufficient frontages. When the resolution was prepared, it was proposed that the board not sign the subdivision map. Mr. Brown went to the Zoning Board of Appeals to obtain necessary variances. Presently, Mr. Brown did not plan to develop the parcel and it was unknown how or when the parcels would be consolidated. Mr. Guttman suggested to the board to approve the subdivision with the understanding and condition that the development could not happen on Tax Parcel No. 24 -1 -25.22 because the parcel was not an adequate building lot. If Mr. Brown were to decide to develop the parcel, Mr. Brown would have several options. Mr. Brown could go to the Zoning Board of Appeals, or Mr. Brown could consolidate the two parcels. By consolidating the two parcels, they would eliminate the problem of zoning. Mr. Guttman stated they had been two separate parcels historically. It would depend on how Mr. Brown sold the property. Mr. Guttman stated at this point, going to the Zoning Board of Appeals was premature. Board Member Bell stated he was unsure if there were two separate categories of subminimum lots reserved for non - development versus ones that were O.K. for development. Attorney Barney asked why they could not, in common ownership, move the line (referring to the sketch provided). Mr. Guttman stated they thought it would make it more complicated. Attorney Barney stated it would make it simpler, they would end with two legal lots. Mr. Guttman stated if the board wanted this they did not have any objections. Assistant Town Planner Frantz stated the board should consider consolidating Parcel A and C (referring to the sketch) because the line was artificial. He felt that doing it would be simpler. If it were decided to sell a parcel, the applicant would come back. Attorney Barney stated if the applicants wanted a June 10, 1998 closing, that would be the simplest thing to do. Mr. Guttman stated in the proposed resolution there was a requirement that within six months the applicants consolidate the parcels in blue and green (referring to the sketch). If the board wanted the applicant to consolidate Tax Parcel No.s 24 -1 -25.22 and.21, then the applicant did not have a problem with that. Board Member Hoffmann and Chairperson Wilcox stated that would be the easiest and best way to subdivide the property. Chairperson Wilcox asked if the board should change some of Director of Planning Kanter's alterations on the inquiry. He was unsure if the board would want to approve changes that the larger Tax Parcel No. 24-1 -25.22 would still require a variance in a normal circumstance. The board attached a condition to the subdivision to alleviate the problem that would have to be dealt within a reasonable time period. He felt the board should leave Director of Planning Kanter notes. PLANNING BOARD MEETING PAGE 7 Approved -July 21, I998 - Approved JUNE 2f 1998 Board Member Ainslie stated Frear Memorial Park was a cemetery. It started at the bottom of Hayts Road and ended at Mr. Browns line. There was no chance of development from Mr. Brown's down to Route 96B. Chairperson Wilcox stated the board had a letter from the Department of Planning of Tompkins County indicating that there was no significant deleterious background in the community was anticipated. MOTION by Robert Kenerson, seconded by Gregory Bell: WHEREAS: 1. This action is a Consideration of Preliminary and Final Subdivision Approval for the subdivision of approximately 2.1 +/- acres from Town of Ithaca Tare Parcel No. 24 -1 -25.22 (totaling 16.4 +/- acres), to be consolidated with adjacent Tax Parcel No. 24 -1 -26. The site is located at 220 Hayts Road in an AG Agricultural District. No development is anticipated on the remaining portion of Tax Parcel No. 24 -1- 25.22. Tax Parcel No. 24 -1 -26 contains an existing house. Randolph Brown, Owner /Applicant; Charles Guttman, Esq., Agent, 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Subdivision Approval, and 3. The Planning Board, on June 2, 1998, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planning staff, survey maps entitled "Survey Map Showing Lands of Randolph Brown, Truniansburg Road and Hayts Road, Town of Ithaca, Tompkins County, New York" prepared by Lee Dresser, L.S. and dated May 20, 1998, and "Survey Map, Portion of Lands of Randolph Brown, Hayts Road, Military Lot 41, Town of Ithaca, Tompkins County, New York ", prepared by Lee Dresser, L.S. and dated April 10, 1998, and other application materials. NOW THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, neither a Long Environmental Assessment Form, nor an Environmental Impact Statement will be required. AYES - Wilcox, Hoffmann, Bell, Kenerson, Ainslie. NAYS - None. The MOTION was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the subdivision of approximately 2.1 +/- acres from Town of Ithaca Tax Parcel No. 244-25.22 (totaling PLANNING BOARD MEETING PAGE 8 Approved -July 21, 1998 - Approved JUNE 2f 1998 16.4 +/- acres), to be consolidated with adjacent Tax Parcel No. 244-26. The site is located at 220 Hayts Road in an AG Agricultural District. No development is anticipated on the remaining portion of Tax Parcel No. 24-1- 25.22. Tax Parcel No. 241 -26 contains an existing house. Randolph Brown, Owner /Applicant; Charles Guttman, Esq., Agent. Chairperson Wilcox declared the above -noted matter duly opened at 8:12 p.m., and read aloud from the Agenda. With no persons present to be heard, Chairperson Wilcox closed the Public Hearing at 8:13 p.m. Board Member Hoffmann asked if the agricultural use was going to be changed. Mr. Guttman stated the purchaser intended to intensify the agricultural use. Attorney Barney asked if Mr. Brown presently owned Parcel B (referring to sketch), and the parcel in green. He also asked if there was any reason why the request for the consolidation of those two parcels could not be done simultaneously with the signing of the plat. Mr. Guttman stated only if the plat were to be signed at the June 2, 1998 meeting. Attorney Barney stated he would rather it be done as a condition of the plat being signed. Mr. Guttman stated if Chairperson Wilcox signed the plat that night, to make it simultaneous with delivery of the plat. It was agreed that the plat be signed by Chairperson Wilcox that evening. MOTION by Eva Hoffmann, seconded by fatties Ainslie: WHEREAS: 1. This action is Consideration of Preliminary and Final Subdivision Approval for the subdivision of approximately 2.1 +/- acres from Town of Ithaca Tax Parcel No. 24 -1 -25.22 (totaling 16.4 +/ acres), to be consolidated with adjacent Tax Parcel No. 24 -1 -26. The site is located at 220 Hayts Road in an AG Agricultural District. No development is anticipated on the remaining portion of Tax Parcel No. 24 -1- 25.22. Tax Parcel No. 24 -1 -26 contains an existing house. Randolph Brown, Owner /Applicant; Charles Guttman, Esq., Agent, 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review zvith respect to Subdivision Approval has, on January 6, 1998, made a negative determination of environmental significance, and 3. The Planning Board, on June 2, 1998, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planning staff, survey maps entitled "Survey Map Showing Lands of Randolph Brown, Trutnansburg Road and Hayts PLANNING BOARD MEETING PAGE 9 Approved -July 21, 1998 - Approved JUNE 2f 1998 Road, Town of Ithaca, Tompkins County, New York" prepared by Lee Dresser, L.S. and dated May 20, 1998, and "Survey Map, Portion of Lands of Randolph Brown, Hayts Road, Military Lot 41, Town of Ithaca, Tompkins County, New York ", prepared by Lee Dresser, L.S. and dated April 10, 1998, and other application materials. NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Final Subdivision Approval, as shown on the Final Subdivision Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board, 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of approximately 2.1 +/- acres from Town of Ithaca Tax Parcel No. 24 -1 -25.22 (totaling 16.4 +/- acres), to be consolidated with adjacent Tax Parcel No. 24 -1 -26, located at 220 Hayts Road in an AG Agricultural District, as shown on the survey maps entitled "Survey Map Showing Lands of Randolph Brown, Trumansburg Road and Hayts Road, Town of Ithaca, Tompkins County, New York" prepared by Lee Dresser, L.S. and dated May 20, 1998, and "Survey Map, Portion of Lands of Randolph Brown, Hayts Road, Military Lot 41, Town of Ithaca, Tompkins County, New York ", prepared by Lee Dresser, L.S. and dated April 10, 1998, and other application materials, subject to the following conditions: a. submission for signing by the Chairman of the Planning Board of an original or mylar copy of the plat and four dark -line prints; be within six months of this approval, consolidation of the 2.1 +/- acre parcel subdivided off Tax Parcel No. 24 -1 -25.22 with Tax parcel No. 24 -1 -26 and submission to the Town Planning Department of a copy of the request to the Tompkins County Assessment Department for consolidation of said parcel with Tax Parcel No. 24 -1 -26, prior to the delivery of the signed plat. C, Consolidation of Parcel A (remainder of Tax Parcel No. 24- 1- 25.22) with Parcel C (Tax Parcel No. 24 -1- 25.21), a copy of the request for consolidation addressed to the Tompkins Country Assessment Department to be supplied to the Planning Department prior to the delivery of the signed plat. AYES - Wilcox, Hoffinann, Bell, Kenerson, Ainslie NAYS - None. The MOTION was declared to be carried unanimously. PUBLIC HEARING: Consideration of Final Subdivision Approval and Final Site Plan Approval for the proposed Mecklenburg Heights Apartments, to consist of 56 apartment units in seven buildings and a community building to be located on a 9.8 +1 acre portion (plus an additional 1.6 +/- acres for the entrance road) of Town of Ithaca Tax Parcel No. 27 443.12, totaling 95 +/ acres. PLANNING BOARD MEETING PAGE 10 Approved -July 21, I998 - Approved JUNE 21 1998 The site is located on Mecklenburg Road, adjacent to the Town of Ithaca/City of Ithaca boundary. The 11.45 +/- acre Mecklenburg Heights project site was rezoned by the Town Board on March 30, 1998, from R45 Residence District to MR Multiple Residence District. The remainder of the property is zoned R45 Residence District. Anthony Ceracche, Owner; Conifer Realty, Applicant; John Fennessey, Agent. Chairperson Wilcox declared the above -noted matter duly opened at 8:20 p.m., and read aloud from the Agenda. John Fennessey stated he was before the board to go over the Final Subdivision and Final Plan. The applicant incorporated the comments given by Director of Planning Kanter into the plan. Mr. Harding gave the board a sketch of the changes. Mr. Fennessey stated they had lighting information, a sign design, and the renaming of the development. Chairperson Wilcox asked Mr. Fennessy to explain to the Planning Board why the project was renamed. Mr. Fennessy stated he had received a petition from several people in the Town of Ithaca asking the name be changed from Mecklenburg Heights to something more appropriate. Ms. Bilderback met with her board and they came up with the name Linderman Creek Apartments( Linderman Creek flow through the site). Chairperson Wilcox stated his understanding was the residents of the community of Mecklenburg were unhappy with the name. Their concern was having facilities that far away from their community named after the community. Mr. Fennessy stated one of the problems they always had whenever they started a new project was deciding on a name. Usually the project needed to be named quickly, and most of the time they were uninventive. That resulted in the project being named after the street or town in which the project was located. Dave Harding, Carl Jahn and Associates, stated the hand -out given to the board was an enlargement of the play yard around the community building. Mr. Harding referred to rendering L -6 as he explained the changes to the board. He stated the area in yellow was a wood chip surface. Within the wood chip area, the applicant showed where the swing set, sand box, pipe climber, and spring toys were located. They had inadvertently left the benches and the bike rack off of the rendering. The benches and bike rack were included in the rendering given to that board that evening. The applicant also included picnic tables. Mr. Harding stated they added more planting materials, primarily foundation planting, and beefed up the buffer along Route 79. He stated he carefully looked at the grading plan to determine where there were areas where the applicant was not cutting so much. They might be able to save some existing trees, but were planning to add a new tree line. He indicated those trees on the drawing. Mr. Harding explained they tried to maintain as much of the existing vegetation, along Linderman Creek as possible. He stated Director of Planning PLANNING BOARD MEETING PAGE 11 Approved -duly 21, 1998 -Approved JUNE 221 1998 Kanter suggested a note be put on the plan to that effect. Mr. Harding stated the note would be included along with the fact that a silt fence was defining the normal boundary construction limits. Board Member Hoffmann asked Mr. Harding to show her on the drawing; where the silt fence would be. Mr. Harding showed Board Member Hoffmann where the silt fence was located on the rendering. He explained a silt fence would also be around all of the storm structures. Mr. Harding explained the applicant would be utilizing the detention basin on the east side of the site as a temporary silt basin. It was a special structure designated which allowed water to build up before anything started to flow into the structure. Mr. Harding explained another change made as part of the drawings submitted and reviewed was the establishment of meadow areas. The meadow areas were in response to reduce the extent of mowed lawn area. Essentially construction would disturb all of the meadow areas but would be reseeded and instead of being mowed once a week, the area would be allowed to grow at a higher rate and be mowed several times a year. The meadow would not be unlike the character of the vegetative cover presently on the site. Board Member Hoffmann stated Mr. Harding was talking about a new tree line in the northern area to protect Linderman Creek. She stated the new tree line did not look that different to her. Mr. Harding responded it was the same line that was on her drawings. He had called it a new tree line because the trees extend into the site. When the trees were removed, there would be a new tree line. Board Member Hoffmann stated the meadow areas were not shown on the plans. Mr. Harding replied the meadows were shown on plan L -b. Board Member Hoffmann stated she wanted to know if there was only one bike rack added. Mr. Harding stated she was correct. He explained the Community Building play area would be a destination and there were no real secure locations for bike racks unless there were bike racks at each of the dual entrance ways. He understood the buildings had a storage area with a door directly to the outside. There were opportunities there to store the bicycles in the storage space. Board Member Hoffmann asked if the storage areas were large enough to hold a bicycle. Mr. Fennessy stated the size of the storage area was large enough. Board Member Hoffmann stated the storage areas looked like square shapes., She assumed the rectangular space with the double circles were the utility rooms. Mr. Harding stated she was correct. One side was the utility rooms, and on the other side it was individual storage rooms. PLANNING BOARD MEETING PAGE 12 Approved -July 21, 1998 - Approved JUNE 211998 Board Member Hoffmann stated the people who had the utility rooms did not have an outside access to the storage space. Becky Bilderback stated she was sure all the apartments had outside storage room. She remembered looking at the plans and it depended on how much the person wanted to store. The storage rooms were large enough to store a barbeque, and bicycles. Board Member Hoffmann stated the storage areas looked square, a bicycle was long, and she wanted to know how a bicycle would fit. Ms. Bilderback stated she felt the area was large enough to hold a bicycle, depending upon how much the person had stored. Board Member Bell asked how many square feet the storage was. Mr. Harding stated the storage was an eight by eight enclosures on the top side. On the bottom side where mechanical equipment was located, there was more of an elongated space. Board Member Hoffmann asked if the utility rooms were for storage also. Mr. Harding stated the storage rooms were eight by eight square feet. The Department of Housing Community Renewal (DHCR) in New York State had its own standards for exterior storage space for tenants. The project met those standards. Board Member Hoffmann stated she did not think so, not according to the measurements on the drawing. She thought it was five feet long. Mr. Harding stated they could manipulate the size of the storage space architecturally. He explained what the discussion started with was it warranted to put a bike rack outside each unit. Chairperson Wilcox stated he was concerned about the children s bikes, but he was also concerned about the adult bikes that were their vehicles for getting off the facility. The adults that had bikes would more than likely want their bikes near their building. Mr. Harding stated more bike racks could be incorporated into the site. Board Member Hoffmann stated she would like to see more bike racks, not just at the community center. She thought that was the idea when they talked about it earlier. Board Member Hoffmann stated she was concerned about the area next to the creek not be disturbed. She wondered what language the board could insert that was stronger than what was proposed. Chairperson Wilcox stated in the Approved Preliminary Site Plan and Preliminary Subdivision Approval, the proposal read "revision of the plan should be revised to indicate that existing vegetation bordered along Linderman Creek and the wetlands shall be preserved." The board was looking to strengthen that clause. PLANNING BOARD MEETING PAGE 13 Approved -July 21, 1998 -Approved JUNE 211998 Attorney Barney stated he thought what the board wanted to see was the planting plan. He felt the intents in the original preliminary was the final plan and shows they satisfied the board that it does meet the standard of minimal alterations. He was not sure if the materials showed that. Board Member Hoffmann stated she did not feel the materials showed it either. She saw the existing vegetative border was kept in part. Chairperson Wilcox stated the planting plan that the board asked for should show the plantings enhancing the buffer. Chairperson Wilcox asked if the board could strengthen the clause. Attorney Barney stated he thought the theory was the board stated in the preliminary what the board wanted to see as the final. If the board stated it was not in the Final Plan, there would be two ways to go. One would be to adjourn, and the applicants come back with the way the board wanted the buffer shown, or the board could try to strengthen the language. Board Member Bell asked if the area to the north of the silt fence not be touched during construction. t Mr. Harding stated Board Member Bell was correct. He stated they had minimized the disturbance of vegetation near the creek. Mr. Fennessy stated the first thing that would be done was put up a silt fence, and then put up a "DO NOT ENTER" sign. Mr. Harding stated if Mr. Fennessy was willing to put a construction fence behind the silt fence and the sign. Board Member Hoffmann stated putting up an orange construction fence behind the silt fence, and a sign behind the construction fence would make her feel better. Chairperson Wilcox asked if there were any members of the public who wished to address the board on this issue. John Semmler, Better Housing of Tompkins County, stated as a member of the board, he felt he could speak for his collegues. The board helped to provide quality housing for low and moderate income individuals and families in Tompkins County. The board felt the project helped to fulfill the mission of the agency. Better Housing did not enter the partnership with Conifer without first looking at their background. Mr. Semmler stated the board felt Conifer was a quality developer and this would be a quality project for the community. With no other persons present to be heard, Chairperson Wilcox closed the public hearing at 8:49 p.m. PLANNING BOARD MEETING PAGE 14 Approved -July 21, 1998 - Approved JUNE 211998 Attorney Barney stated he saw the erosion control notes. The Board could add a condition in which it said- there would be no alteration of the terrain behind the area or north of the area of the silt fence shown in drawing L -21 Board Member Hof which she was concerned. for protection of the area came up with an addition. orange markers to indicate fmann stated that would help and it was the area around the creek about She mentioned her other concern was to have stronger language to allow near Linderman Creek and the wetland. She thought Attorney Barney She stated the board also heard there would be a silt fencing put in and it was not to be disturbed beyond the silt fence. Board Member Bell stated the wording in the proposed resolution included Preliminary Site Plan wording, and it was the Final Site Plan the board was approving. Chairperson Wilcox stated the issue was that there were some items requested in Preliminary that were not done for whatever reason. Board Member Bell stated the board was at a stage whether to make a judgement or not. Board Member Hoffmann stated Director of Planning Kanter commented on the Planting Plan. He felt the plantings were small, and there was not much landscaping shown around the parking areas and the planting was also uniform. Director of Planning Kanter returned to the meeting and asked what questions he could answer. Board Member Bell stated on page four items d, e, and f all started with the phrase "revision of and those words normally inferred what the board would do at the Preliminary Site Plan approval stage. He wanted to know if the applicant did what the board asked. Director of Planning Kanter stated the point was the applicant did not do what the board asked in his interpretation. Board Member Hoffmann stated the board had discussed that the applicant showed one bike rack at the community building, and she questioned if that was enough for the whole project. Director of Planning Kanter assumed the applicants showed plans to the board that had some additions. The plans he had reviewed did not show a bike rack Board Member Hoffmann stated the other item was to have stronger language to protect the area near Linderman Creek and the wetland. She thought Attorney Barney had come up with verbiage to add. The board also heard the applicant would be putting up silt fencing and orange markers showing it was not to be disturbed. Director of Planning Kanter mentioned the small drawing of the play area which he did not have before. He added the revisions were being added. PLANNING BOARD MEETING PAGE 15 Approved -July 21, 1998 - Approved JUNE 211998 Board Member Hoffmann stated the board just started to talk about were the additional plantings around the buildings and parking lots. She would like to see a variety in the plants by the different buildings. Director of Planning Kanter stated that was something the board would have to decide. He tried to be clear in the resolution on what his thoughts were. As for landscaping, it was interpretational as to how much and what types. Board Member Hoffmann stated as a general comment she would like to see the project be as pleasant as possible, and desirable to live in. She felt the nicer the place was to live in, the better the tenants would take care of the area. Board Member Hoffman stated she looked at the detailed plans of the apartments, she had a number of questions about them. She would like the, apartments to be as pleasing as possible. Chairperson Wilcox stated the board should finish some issues that had come up. He stated those who had spoken expressed a need for more than one bike rack. He was unsure if there needed to be a bike rack at every building, but one bike rack at the community building was not sufficient. Chairperson Wilcox stated Attorney Barney would have verbiage of strengthening the protection around Linderman Creek. Chairperson Wilcox felt there should be more plantings. The plantings acted as noise and visual buffers, and he would like some thing bigger, and sufficient numbers. Board Member Hoffmann stated she was concerned about the complicated roof lines. She felt it was an invitation to have water leaks and hoped that would not happen. The bathrooms did not have windows and she hoped the applicants had provided good ventilation to prevent moisture problems. Board Member Hoffmann expressed she had already talked about her concern with the storage space not being sufficient. The apartments with the utility rooms appeared to have to share the storage space, and that seemed like inadequate storage space. Board Member Hoffmann expressed her concerns that there were not enough washers and dryers in the Community Building for all of the apartment. When she had spoken before about the washers and dryers, she thought the applicants mentioned there would be hook -ups inside the apartments, but did not see where that was possible. She stated it looked as if there were only seven washers and five dryers available in the Community Building. Mr. Fennessy stated he believed there were enough washers and dryers and based on his experience of operating many apartments across New York State that there was a sufficient number. Board Member Hoffmann asked where people would be able to hook up their own washer and dryer. Mr. Fennessy stated there was not a hook -up in the apartments for a washer and dryer. The road had to be moved up another several hundred feet, manv changes had to be made, and there was a budget he needed to meet. Unfortunately, that resulted in many things not being provided which would have been pleasant. PLANNING BOARD MEETING PAGE 16 Approved -July 21, 1998 - Approved JUNE 211998 Board Member Hoffmann stated she was concerned because she wanted to have enjoyable apartments that people would want to live in. Mr. Fennessy stated he had the same units in Wayne County and the apartments had 100 percent occupancies. People love them, the units were the same. The applicants designed the units to meet every ones best needs, and the units met their needs. Mr. Fennessy stated they did not like bike racks because bike racks had bikes outside which looked like profanity. There were storage areas for the bike racks to be stored. He stated at their balcony units, people had their bicycles on the balcony. They had tried to take into consideration adequate storage and keep bicycles off the visual environment. Chairperson Wilcox stated at the same time, Mr. Fennessy needed to understand that just because his operation in Wayne County was successful did not mean it would be successful in Ithaca. Board Member Hoffmann stated there was a construction detail that was different. In all the places where there was a stairway, it looked like there was a window on the outside wall and a window on the inside the wall next to the stairway. Mr. Harding stated it appeared Board Member Hoffman was correct, it looked like the architect was letting light in from the exterior wall through the interior wall into the interior living space. Mr. Fennessy stated the concept of the window on the outside, other than balance, was to let light into the stairwell. The question was, was there an opening between the stairwell into the living area. The architect showed an opening, and Mr. Fennessy did not know if it were a solid piece of glass or an actual operable window. Board Member Hoffmann stated she was concerned about the shape of the bedrooms in the two bedroom units. The bedroom on the lower floor had a cut off corner and was quite large. On the second floor it was quite off, but not as much. She assumed it was because the first floor apartments were to be accessible to disabled persons. Board Member Bell stated the floor plans looked as if there was a horizontal slice at some elevation through the building. Mr. Harding replied that when a floor plan was done a slice generally was taken through it, generally up above the floor so that it illustrates windows. Also what was seen beyond that, like in a building elevation. Board Member Hoffmann stated she would still like to see a larger Community Building, especially since it was clear tenants were unable to have their own washers and dryer. She felt the multipurpose room was not very large for large groups. r PLANNING BOARD MEETING PAGE 17 Approved -,July 21, 1998 - Approved JUNE 211998 Mr. Fennessv stated the size of the figures were dictated by Department of Housing Community Renewal (DEPARTMENT OF HOUSING AND COMMUNITY RENEWAL IN NEW YORK STATE) in New York State because they provided most of the funds for the project. The Department of Housing and Community Renewal in New York State dictated what the size of the Community Building would be. He stated there might not be a Community Building if it were not dictated by the Department of Housing and Community Renewal in New York State. The Department of Housing Community Renewal in New York State required a Community Building for a family project and the square footage for each dwelling unit was dictated. Mr. Fennessv stated they would always like to have more than they had, but they had done the best they could with what they were give. Board Member Hoffmann asked if adding to the units in the future was possible as needed. Mr. Fennessv stated that thev always had a capital improvement budget for the projects every year. It included additional landscaping, additional improvements requested by the tenants, and they had expanded one of their Community Buildings. The changes all depended on what the tenants wanted. The project was going to have on going improvements. Chairperson Wilcox asked if the Capital Improvement Fund was set a side and budgeted for Mr. Fennessy stated he was correct. Board Member Hoffmann stated that having a bicycle rack outside each building might not be necessary. She suggested the single bedroom apartment units share a bicycle rack:. Certainly by the three bedroom units a bicycle rack would be needed because it was likely to be apartments with children. The two bedroom unit building would also need a bicycle rack. She felt the storage space units were too small to store bicycles. Chairperson Wilcox stated to Director of Planning Kanter that they had previously discussed that and was having a difficult time coming up with a number. Board Member Ainslie stated it should come along with their improvements because it did not make sense to have forty bike racks and only twenty bikes. Board Member Hoffmann stated they were talking about families that have low incomes, and therefore might not be able to have cars, or more than one car. So there would be a greater need for bicycles. Board Member Bell stated in reality there were bike racks scattered throughout the project. The racks would be the posts on the corners of the buildings. Chairperson Wilcox stated if the residence wanted something more formal they would have to deal with it internally. He asked the board if it were sufficient as a starting point. PLANNING BOARD MEETING PAGE 18 Approved -,July 21, 1998 - Approved JUNE 211998 Mr. Harding stated there were two more bike racks per each unit because each of the lower floor patios had posts supporting the balcony above. He felt that would be the more likely place because the balconies were located at the back of the buildings. Director of Planning Kanter stated he received a call from Rod Ghearing, the director of Tompkins Consolidated Area Transit (T -CAT). He thought Tompkins Consolidated Area Transit had already sent some comments with concerns about public transit. He knows the applicant has had discussions with Tompkins Consolidated Area Transit about the possibility of providing bus service to the development. Mr. Ghearing was concerned that the need for bus service definitely needed to be provided to the development. Director of Planning Kanter stated Mr. Ghearing did not see anything in the plans that would do that. Director of Planning Kanter stated Mr. Ghearing asked about the possibility of having a connecting sidewalk along Mecklenburg Road or_ through the loop of the development parallel to Mecklenburg Road down toward Warren Place. Pedestrians would cross Mecklenburg Road near where the bus turns to Warren Place. Director of Planning Kanter expressed to Mr. Garing it would not be an ideal place to have people crossing because of the sight distance problem and the curve in the road. Director of Planning Kanter stated the second option Mr. Ghearing suggested was inserting a bus pull out on Mecklenburg Road. Director of Planning Kanter stated he reminded Mr. Ghearing that the board had already discussed that issue. Basically the only usable place for a bus pull out would be on the downhill side where the bus would pick up people going downtown. It would be the most utilized area. There would still be a required a turning area for the bus to come up past Warren Place, turn into the pull off and head back toward Warren Place and it would extend the bus route. The county wide commuter buses run once in the morning and once in the afternoon. No other buses travel to Mecklenburg Road. A pull -off for a bus turn- around would be the size of a cul- de -sac. It would not fit in the road right a way, and have to go on some one's private property. That did not seem like a good option. Director of Planning Kanter stated he reminded Mr. Ghearing that they had already discussed with Tompkins Consolidated Area Transit the possibility of providing bus service directly into the development. At that point, Mr. Ghearing agreed that would be the optimal solution and what he would like to do. Director of Planning Kanter stated Mr. Ghearing was unaware of when and if that would happen. Director of Planning Kanter stated he found out that with the consultant study Tompkins Consolidated Area Transit had been doing, Tompkins Consolidated Area Transit was looking at their routes, done survey, and would be coming up with recommendations for specific route changes. That would be happening later this year and into 1999. 1999 was when Tompkins Consolidated Area Transit wished to implement some of the changes to the bus routes. It seemed to fit in very well with the construction schedule for the project. Director of Planning Kanter feels the best hope was providing bus service directly into the development, the Site Plan had been laid out at the board's request to be able to accommodate buses within the development. His thought for the board was to get Tompkins Consolidated Area Transit thinking in that direction. Director of Planning Kanter suggested the board make a request for Tompkins Consolidated Area Transit to consider that option. PLANNING BOARD MEETING PAGE 19 Approved -July 21, 1998 -Approved JUNE 211995 Board Member Bell asked if the route were to be extended to the project there should be some consideration of including Eco Village, which was the only other concentrated area of people. Eco Village's idea was also to be less autodependent. The problem with that was the enormous drive way, but the people could walk down to the road. Chairperson Wilcox stated that brought up the issue of where the buses were to turn around. Board Member Bell stated the Eco Village might be willing to provide that turn around on their land because they have the space. Director of Planning Kanter stated that Mr. Ghearing had mentioned Eco Village had also discussed the issue of serving Eco Village with him and was something Tompkins Consolidated Area Transit was considering. 4, Board Member Ainslie stated there was a report in the Ithaca Journal that the Linderman Creek Apartments (formally Mecklenburg Heights Apartments) caused an increase in crime. Director of Planning Kanter stated the paper did not suggest it, the paper was reporting people who felt that would happen. Board Member Ainslie stated it was unfair for the Journal to put it in despite who put it in. The Planning Board had a further discussion of changes to the Resolution. Attorney Barney stated he felt there should be a reference to the play yard in drawing L -61 Director of Planning Kanter stated lie felt it should be added later because he could not verifij it was the same drawing. It was concluded to reference the enlarged play yard drawing submitted by the applicant as L -6 Attachment in the Resolution. MOTION by Robert Kenerson, seconded by James Ainslie: WHEREAS: 1. The Town of Ithaca Planning Board is considering Final Subdivision Approval and Final Site Plan Approval for the proposed Mecklenburg Heights Apartments, to consist of 56 apartment units in seven buildings and a communihj building to be located on a 9.8 +/ acre portion (plus an additional 1.6 +/- acres for the entrance road) of Town of Ithaca Tax Parcel No. 27 -1- 13.12, totaling 95 +/- acres. The site is located on Mecklenburg Road, adjacent to the Town of Ithaca /Cihj of Ithaca boundary. The 11.45 +/- acre Mecklenburg Heights project site was rezoned by the Town Board on March 30, 1998, from R -15 Residence District to MR Multiple Residence District. The remainder of the property is zoned R -15 Residence District. Anthony Ceracche, Owner; Conifer Realhj, Applicant, John Fennessey, Agent. PLANNING BOARD MEETING PAGE 20 JUNE 2f 1998 Approved -July 2I, 1998 - Approved 24 The Town of Ithaca Town Board, in a resolution dated September 8, 1997, has referred the petition to rezone the above - referenced parcel to the Planning Board for a recommendation, and has authorized and requested that the Town of Ithaca Planning Board act as lead agency for environmental review of the proposed rezoning, and3.The Town of Ithaca Planning Board, at its meeting of November 18, 1997, declared its intent to act as lead agency for the environmental review of the proposed rezoning, Site Plan Approval and Subdivision Approval for the proposed Mecklenburg Heights Apartments, and circulated a notice of intent to serve as lead agency to involved and interested agencies, and 4. The proposed rezoning, Site Plan and Subdivision Approval are Type I actions pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617, and Town of Ithaca Local Law No. 5 of the Year 1988 Providing for Environmental Review of Actions in the Town of Ithaca, and 59 The Planning Board, at a meeting held on December 16, 1997, began review of the Full Environmental Assessment Form (EAF) Part I prepared by the applicant, Parts II and III of the EAF prepared by the Town Planning staff, and other application materials, and requested that the applicant provide additional information regarding the proposed entrance driveway on Mecklenburg Road, and 6. The applicant has submitted revised preliminary plans, Sheets L -1 through L -4, dated January 5, 1998, a progress print of a preliminary subdivision plat, dated 12/31/1997, and a revised EAF Part I, revised 11*12198, and Planning staff has prepared a revised EAF Parts II and III, dated January 14, 1998, and 7. The Planning Board, at a meeting held on January 20, 1998, has reviewed and accepted as adequate the revised Full Environmental Assessment Form (EAF) Part I prepared by the applicant, the revised Parts II and III of the EAF prepared by the Town Planning staff, and has reviewed other application materials, revised as indicated above, and 8. The above - referenced EAF incorporates specific studies and reports prepared and submitted by the applicant, including, but not necessarily limited to, a Site Impact Traffic Evaluation (October 1997), Stormwater Analysis and Conclusions (October 8, 1997, and revised January 5, 1998), Mecklenburg Heights Wetland Delineation Report (October 1997, with an Addendum to the Wetland Delineation Report, dated December 29, 1997), and a visual assessment including a series of color photographs illustrating potential visibility of the project site from surrounding areas, and 90 The revised EAF and other revised application materials include relevant references and analysis of the cumulative impacts associated with possible future phases of development on remaining portions of the property being acquired by Conifer Realty Corporation, and 100 Based on the above, the Planning Board, at its January 20, 1998 meeting, issued a negative determination of environmental significance with regard to the proposed rezoning, Site Plan Approval and Subdivision Approval, and 11. The Planning Board, after holding a Public Hearing on March 3, 1998, and after reviewing and accepting as adequate revised preliminary plans entitled "Mecklenburg Heights Apartments, Preliminary Grading and Utility Plan (L -1), Preliminary Layout and Planting Plan (L -2), Preliminary PLANNING BOARD MEETING PAGE 21 Approved -July 21, 1998 -Approved JUNE 211998 Erosion Control Plan (L -3), and Cross Sections (L -4), if all dated February 3, 1998, and prepared by Carl Jahn & Associates, Landscape Architects and Planners; a revised preliminary plat entitled "Mecklenburg Heights, Lands Now or Formerly Anthony Ceracche, Part of Military Lot 56, Town of Ithaca, Tompkins County, New York," dated 1213111997 and revised 212198, prepared by Robert T. Bolton, PLS, C.T. Male Associates, P.C.; and other application materials, has granted Preliminary Subdivision Approval and Preliminary Site Plan Approval and has issued all affirmative recommendation to the Town Board to rezone the above - referenced parcel from R -15 Residence to MR Multiple Residence, and 12. The Town Board, after holding a Public Hearing on March 30, 1998, has enacted a local law amending the Town of Ithaca Zoning Map rezoning a portion of Tax Parcel No. 27 -01 -13.12 located oil N.Y.S. Route 79 from Residence District R -15 to Multiple Residence District. NOW, THEREFORE, BE IT RESOLVED: 1. That the Planning Board hereby grants Final Subdivision Approval for the proposed subdivision of Tax Parcel No. 27 -1- 13.12, totaling 95 +/- acres, into four lots, 9.818 +/- acres, 32.445 +/- acres, 9.473 +/- acres, and 42.992 +/- acres in size respectively, as shown on the final plat entitled "Final Plan, Mecklenburg Heights, Lands Now or Formerly Anthony Ceracche, Part of Military Lot 56," dated 511198, prepared by Robert T. Bolton, PLS, C. T. Male Associates, P.C., conditioned upon the following: a. A final judgment or order is entered in the proceeding entitled "Iii re McNeill et al, vs. Town Board of Town of Ithaca" (Index No. 98 -490) determining the rezoning by the Town Board of the project property to Multiple Residence is not invalid, or such proceeding is otherwise resolved or withdrawn in a manner that does not render such rezoning invalid. b. No building permits shall be issued for this development until pending litigation against the Town of Ithaca Town Board regarding this development proposal is resolved; c. Submission to the Town of provisions, in writing, to guarantee future access to the "Parcel to be dedicated to the Town of Ithaca for Use as a Park ", through the ingress /egress easements shown oil the final plat, as well as language to guarantee future access for Please 2 development, should such development be proposed in the fiiture, through the 60 foot ingress /egress easement to the "unopened street" in the City of Ithaca, if such access to the unopened street is legally obtainable, all for review and approval by the Attorney for the Town, prior to issuance of any building permits; and d. Before construction of any improvements anywhere on the subject parcel Tax Parcel No. 27 -1- 13.12 is commenced, requirements of the Final Site Plan Checklist shall be met, and Final Site Plan Approval granted by the Town of Ithaca Planning Board; and e. Conveyance to the Town of Ithaca of the "Parcel to be Dedicated to the Town. of Ithaca for Use as a Park ", together with the related ingress /egress easements shown oil the final plat, prior to PLANNING BOARD MEETING PAGE 22 Approved -July 21, 1998 - Approved JUNE 211998 issuance of any Certificates of Occupancy. Said park dedication shall fulfill the parkland reservation requirements of the entire remaining lands in the original 95 +/- acre parcel which is the subject of this final subdivision approval; f. Submission of one original or inylar copy and three dark -line prints of the final plat to be recorded, to be signed by the Chair of the Planning Board, prior to filing of the plat in the County Clerk's Office. AND BE IT FURTHER RESOLVED: 1. That the Planning Board hereby grants Final Site Plan Approval for the proposed Mecklenburg Heights development to consist of 56 apartment units in seven buildings and a community building to be located on a 9.8 +/- acre portion of Town of Ithaca Tax Parcel No. 27- 1- 13.12, as shown on final plans entitled "Mecklenburg Heights Apartments, Survey (L -0), Layout Plan and Details (L -1), Overall Grading Plan, Erosion Control Plan & Details (L -2), Enlarged Grading Plan North (L -3), Enlarged Grading Plan South (L -4), Storm & Sanitary Sewer System Plan (L -5), Planting Plan and Details (L -6), Site Details (L -7), and Site Details (L -8)," all dated May 1, 1998, and prepared by Carl fahn & Associates, Landscape Architects and Planners," "Mecklenburg Heights Apartments, Water Distribution and Site Utility Plan (U -1), Water Distribution System Details (U -2), Water Distribution System Details and Notes (U -3), and Site Utilities Details and Notes (U -4), all dated May 4, 1998, and prepared by C&H Engineers, P.C., "Mecklenburg Heights Apartments, One Bedroom First Floor Plan (A -1), One Bedroom Second Floor Plan (A -2), One Bedroom Elevations (A -3), Two Bedroom First Floor Plan (A- 4), Two Bedroom Second Floor Plan (A -5), Two Bedroom Elevations (A -6), Three Bedroom First Floor Plan (A -7), Three Bedroom Second Floor Plan (A -8), Three Bedroom Elevations (A -9), and Community Building Plan and Elevations (A -10), all dated May 5, 1998, and prepared by DLK/'Architecture, P.C., and other application materials, conditioned upon the following: a. A final judgment or order is entered in the proceeding entitled " In re McNeill et al, vs. Town Board of Town of Ithaca" (Index No. 98 -490) determining the rezoning by the Town Board of the project property to Multiple Residence is not invalid, or such proceeding is otherwise resolved or withdrawn in a manner that does not render such rezoning invalid. b. No building permits shall be issued for this development until pending litigation against the Town of Ithaca Town Board regarding this development proposal is resolved; c. Submission of construction details of all proposed structures, roads, water and sewage facilities, drainage and other improvements, for approval by the Town Engineer, prior to issuance of any building permits; d. Submission of details of size, location, design, and construction materials of all proposed signs and lighting, for review and approval by the Town Planner, prior to issuance of any building permits, all signs to be in conformance with the requirements of the Town of Ithaca Sign Law; PLANNING BOARD MEETING PAGE 23 JUNE 211998 Approved -July 21, 1998 - Approved e. Revision of Drawing L -6 to show the location of the bicycle rack as shown on Attachment A to Drawing L -6 submitted at the June 2, 1998 meeting, and three other six-foot bike racks added next to the two and three bedroom units, prior to issuance of any building permits, subject to review and approval of the Town Planner; f. Revision of the planting plan to indicate that existing vegetation bordering along Linderman Creek and the wetlands shall be preserved to the extent practicable to minimize impacts of runoff and siltation on the stream corridor and wetlands, and in any event there shall be no alteration of the terrain or vegetation north of the silt fence shown on Drawing L -2 entitled "Overall Grading Plan, Erosion Control Plan and Details" dated 1 May 1998. g. Revision of details of drawing L -6 to reflect the details of Attachment A submitted to the Planning Board at the meeting of June 2, 1998 relating to the Play Area adjacent to the community building to show additional playground and recreational facilities for children and outdoor seating areas, prior to issuance of any building permits; h. Provision of record of application for and approval status of all necessary permits from county, state, and /or federal agencies prior to issuance of any building permits; i. Submission of development management plans, for review and approval of the Town Attorney and Town Planner, including specifications of the formal arrangements between Conifer Realty Corporation and Better Housing for Tompkins County, to assure continued involvement of Better Housing for Tompkins County in the project, prior to issuance of any Certificates of Occupancy; j. Submission of one original or mylar copy and two paper copies of the final site plan, revised as required above, to be retained by the Town of Ithaca. AND BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby recommends the creation of a community group to provide input to the developer and managers regarding the process of constructing the project and ongoing maintenance and operation of the development after it is completed. AND BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby requests that Tompkins Consolidated Area Transit (TCAT) provide direct bus service to the subject site, upon development and occupancy of the building, and that the appropriate Town authority request such bus service from TCAT. Aye - Wilcox, Hoffmann, Bell, Kenerson, Ainslie. Nay - None. The MOTION was declared to be carried unanimously. PLANNING BOARD MEETING PAGE 24 JUNE 2t 1998 Approved -,July 21, 1998 - Approved AGENDA ITEM: OTHER BUSINESS: Chairperson Wilcox stated each of the board members received a letter from the Eastwood Commons Residence Association addressed to the board and Cornell University. Cornell University would soon have a revised plan for Precinct 9 and invited the board to a site visit 'Tuesday, June 23, 1998, at 2:30 p.m. meeting at the Reis Tennis Center to walk the Precinct 9. Director of Planning Kanter stated they should get a sense of who would be there. He stated he would confirm who was going with Cornell University and send the board members a reminder. Chairperson Wilcox stated each board member received an invitation to an open house for the Better Housing for Tompkins County. He asked if other members of the board would be interested in helping him to review the minutes. Attornev Barney stated the minutes needed to be reviewed because of the Mecklenburg Heights Law Suit and had to certify a record to the court by June 19, 19986 Director of Planning Kanter stated he thought the minutes dealing with Mecklenburg Heights was up to date. Board Member Kenerson stated he would review the minutes by June 9, 1998 for Chairperson Wilcox. Chairperson Wilcox asked if the board wanted to invite the Eastwood Commons Residence Association President to join the board at the site visit or did the board want to ask Cornell University to invite him. Chairperson Wilcox asked Director of Planning Kanter when he called Cornell to ask Cornell University to invite the President and neighbors in the area and invite them to participate as well. AGENDA ITEM: ADJOURNMENT: Upon MOTION, Chairperson Wilcox declared the June 2, 1998, Meeting of the Town of Ithaca Planning Board duly adjourned at 10:14 p.m. Prepared by: Carrie L. Coates, Keyboard Specialist/ Minutes Recorder Mary Brvant, Administrative Secretary for the Town of Ithaca Planning Board. TOWN OF ITHACA PLANNING BOARD 126 East Seneca Street Ithaca, New York 14850 Tuesday, June 2, 1998 7:30 P.M. Persons to be heard. 7:35 P.M. Continuation of consideration of a variances proposed in conjunction 1103 Danby Road (Route 96B), Al's Hilltop Quikstop, Inc. Own 7:50 P.M. SEQR Determination, Randolph AGENDA Recommendation to the Zoning Board of Appeals regarding sign with the reconstruction of Big Al's Hilltop Quikstop, located at Tax Parcel No's. 43 -2 -1 and 43 -2 -2, Business District "C". Big °r /Applicant; Michael Herzing, Agent, Brown Subdivision, 220 Hayts Road. 7:55 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the subdivision of approximately 2.1 +/- acres from Town of Ithaca Tax Parcel No. 24 -1 -25.22 (totalling 16.4 +/- acres), to be consolidated with adjacent Tax Parcel No. 24 -1 -26. The site is located at 220 Hayts Road in an AG Agricultural District. No development is anticipated on the remaining portion of Tax Parcel No. 24 -1- 25.22. Tax Parcel No. 24 -1 -26 contains an existing house. Randolph Brown, Owner /Applicant; Charles Guttman, Esq., Agent. 8:10 P.M. PUBLIC HEARING: Consideration of Final Subdivision Approval and Final Site Plan Approval for the proposed Mecklenburg Heights Apartments, to consist of 56 apartment units in seven buildings and a community building to be located on a 9.8 +/- acre portion (plus an additional 1.6 +/- acres for the entrance road) of Town of Ithaca Tax Parcel No. 27 -1- 13.12, totalling 95 +/- acres. The site is located on Mecklenburg Road, adjacent to the Town of Ithaca/City of Ithaca boundary. The 11.45 +/- acre Mecklenburg Heights project site was rezoned by the Town Board on March 30, 1998, from R -15 Residence District to MR Multiple Residence District. The remainder of the property is zoned R -15 Residence District. Anthony Ceracche, Owner; Conifer Realty, Applicant; John Fennessey, Agent, 6. Approval of Minutes: April 7, 1998 (in packet) 7. Other Business, 8, 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 273 -1747. (A quorum of four (4) members is necessary to conduct Planning Board business.) The Ithaca Joumal Wednesday, May 27, 1998 TOWN OF ITHACA PLANNING BOARD . NOTICE OF PU UC HEARINGS Tuesday, June 2, 7998 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, June 2, 1998, at 126 East Seneca Street, Ithaca, N.Y., at the following times and on the following matters: 7:55 P.M. Consideration of Preliminary and Final Sub- division Approval for the sub- division o} approximately 2.1± acres from Town of Ithaca Tax Parcel No. 24- 1.25.22 (totalling 16.4± acres), to be consolidated with adjacent Tax Parcel No. 24.1.26. The site is located at 220 Hayts Road in an AG f Agricultural District. No development is anticipated on the remaining portion of Tax Parcel No. 24.1- 25.22. Tax Parcel No. 24 -1.26 con- tains an existing house. Ran - dolph Brown Owner/ Applicant; Charles Guttman, Esq., Aggent. 8:10 P.M Consideration of Final Subdivision Approval and Final Site Plan Appproval for the proposed Mecklen- burg Heights Apartments, to consist of 56 apartment units in seven buildings and a community building to be lo- cated on a 9.8± acre portion (plus an additional 1.6± acres for the entrance road) of Town of Ithaca Tax Parcel No. 27.1. 13.12, totalling 95 ±-acres. The site is located on Mecklenburg Road, adja cent to t he Town of Ithaca/ City of Ithaca boundary. The 11.45± acre Mecklenburc Heights project site was re zoned by the Town Board or March 30, 1998, from R -1 Residence District to MR Mul tiple Residence District. The remainder of the properly i- zoned R -15 Residence Dis. trict. Anthony Ceracche, Owner; Conifer Realty, Ap- plicant; John Fennessey, 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 impair- ments, hearing impairments 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 heorings. Jonathon Kanter, AICP Director of Planning 273 -1747 May 27, 1998 -- ..�....rELD ,), TO «V OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Karen M. Van Etten sworn. depose and say that I am a Secretary for the Town of Ithaca, Tompkins County, New York: that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published in the local newspaper, The Ithaca Journal. Notice Town Public P.M., as per attached. be held by the Town Y Planning Board 2. 1 Location of Sign Board used for Posting: Bulletin Board. Front Entrance of Town Hall. Date of Posting: Date of Publication: Mav 22 1998 Mav 27. 1998 Karen M.Van Etten, Secretary Town of Ithaca. STATE OF NEW YORK ) SS.: COUNTY OF TOMPKINS ) Sworn to and subscribed before me this � ?th day of TtAa+, tare Pul lic. Mary J, Saxton ?rotary Public, State of New York Registration #01SA5044003 Qualified in Tioga County MV Commission Expires S a. 1998. I P TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, June 2, 1998 By direction of the Chairperson of the GIVEN that Public Hearings will be held of Ithaca on Tuesday, June 2, 1998, at N.Y., at the following times and on the Planning Board, NOTICE IS HEREBY by the Planning Board of the Town 126 East Seneca Street, Ithaca, following matters: 7:55 P.M. Consideration of Preliminary and Final Subdivision Approval for the subdivision of approximately 2.1 +/- acres from Town of Ithaca Tax Parcel No. 24 -1 -25.22 (totalling 16.4 +/- acres), to be consolidated with adjacent Tax Parcel No, 24 -1- 26. The site is located at 220 Hayts Road in an AG Agricultural District. No development is anticipated on the remaining portion of Tax Parcel No. 24 -1- 25.22, Tax Parcel No. 24 -1 -26 contains an existing house. Randolph Brown, Owner /Applicant; Charles Guttman, Esq., Agent, 8:10 P.M. Consideration of Final Subdivision Approval and Final Site Plan Approval for the proposed Mecklenburg Heights Apartments, to consist of 56 apartment units in seven buildings and a community building to be located on a 918 +/- acre portion (plus an additional 1.6 +/- acres for the entrance road) of Town of Ithaca Tax Parcel No. 27 -1- 13.12, totalling 95 +/- acres. The site is located on Mecklenburg Road, adjacent to the Town of Ithaca /City of Ithaca boundary. The 11.45 +/- acre Mecklenburg Heights project site was rezoned by the Town Board on March 30, 1998, from R -15 Residence District to MR Multiple Residence District. The remainder of the property is zoned R -15 Residence District. Anthony Ceracche, Owner; Conifer Realty, Applicant; John Fennessey, Agent, Said Planning Board will support of such matters agent or in person, impairments or other spE necessary, upon request, request not less than 48 at said times and said place hear all persons in or objections thereto. Persons may appear by Individuals with visual impairments, hearing �cial needs, will be provided with assistance as Persons desiring assistance must make such a hours prior to the time of the public hearings. Dated: Friday, May 22, 1998 Publish: Wednesday, May 27, 1998 Jonathan Director 273 -1747 Kanter, AICP of Planning '00PTED RESOLUTION Mecklenburg Heights Apartments I •'J T0' „i1 of ITHACA Date clwk %22 Mecklenburg Road Final Subdivision Approval and Final Site Plan Approval Planning Board, June 2, 1998 MOTION by Robert Kenerson, seconded by James Ainslie: WHEREAS: 1. The Town of Ithaca Planning Board is considering Final Subdivision Approval and Final Site Plan Approval for the proposed Mecklenburg Heights Apartments, to consist of 56 apartment units in seven buildings and a community building to be located on a 9.8 +/- acre portion (plus an additional 1.6 +/- acres for the entrance road) of Town of Ithaca Tax Parcel No. 27 -1- 13.12, totaling 95 +/- acres. The site is located on Mecklenburg Road, adjacent to the Town of Ithaca/City of Ithaca boundary. The 11.45 +/- acre Mecklenburg Heights project site was rezoned by the Town Board on March 30, 1998, from R -15 Residence District to MR Multiple Residence District. The remainder of the property is zoned R -15 Residence District. Anthony Ceracche, Okvner; Conifer Realty, Applicant; John Fennessey, Agent. 2. The Town of Ithaca Town Board, in a resolution dated September 8, 1997, has referred the petition to rezone the above - referenced parcel to the Planning Board for a recommendation, and has authorized and requested that the Town of Ithaca Planning Board act as lead agency for environmental review of the proposed rezoning, and 3. The Town of Ithaca Planning Board, at its meeting of November 18, 1997, declared its intent to act as lead agency for the environmental review of the proposed rezoning, Site Plan Approval and Subdivision Approval for the proposed Mecklenburg Heights Apartments, and circulated a notice of intent to serve as lead agency to involved and interested agencies. and 4. The proposed rezoning, Site Plan and Subdivision Approval are Type I actions pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617, and Town of Ithaca Local Law No. 5 of the Year 1988 Providing for Environmental Review of Actions in the Town of Ithaca, and 5. The Planning Board, at a meeting held on December 16, 1997, began review of the Full Environmental Assessment Form (EAF) Part I prepared by the applicant, Parts II and III of the EAF prepared by the Town Planning staff, and other application materials, and requested that the applicant provide additional information regarding the proposed entrance driveway on Mecklenburg Road, and 6. The applicant has submitted revised preliminary plans, Sheets L -1 through L -4, dated January 5, 1998, a progress print of a preliminary subdivision plat. dated 12/31/1997, and a revised EAF Part I, revised 1/12/98, and Planning staff has prepared a revised EAF Parts II and III, dated January 14, 1998, and The Planning Board, at a meeting held on January 20, 1998, has reviewed and accepted as adequate the revised Full Environmental Assessment Form (EAF) Part I prepared by the applicant, the revised Parts II ADOPTED RESOLUTION Mecklenburg Heights Apartments Mecklenburg Road Final Subdivision Approval and Final Site Plan Approval Planning Board, June 2, 1998 and III of the EAF prepared by the Town Planning staff, and has reviewed other application materials, revised as indicated above, and 8. The above - referenced EAF incorporates specific studies and reports prepared and submitted by the applicant, including, but not necessarily limited to. a Site Impact Traffic Evaluation (October 1997), Stormwater Analysis and Conclusions (October 8, 1997, and revised January 5, 1.998), Mecklenburg Heights Wetland Delineation Report (October 1997. with an Addendum to the Wetland Delineation Report, dated December 29, 1997), and a visual assessment including a series of color photographs illustrating potential visibility of the project site from surrounding areas, and 9. The revised EAF and other revised application materials include relevant references and analysis of the cumulative impacts associated with possible future phases of development on remaining portions of the property being acquired by Conifer Realty Corporation, and 10. Based on the above, the Planning Board, at its January 20, 1998 meeting, issued a negative determination of environmental significance with regard to the proposed rezoning, Site Plan Approval and Subdivision Approval, and 11. The Planning Board, after holding a Public Hearing on March 3, 1998, and after reviewing and accepting as adequate revised preliminary plans entitled "Mecklenburg Heights Apartments, Preliminary Grading and Utility Plan (L -1), Preliminary Layout and Planting Plan (L -2), Preliminary Erosion Control Plan (L -3), and Cross Sections (L -4)," all dated February 3, 1998, and prepared by Carl Jahn & Associates, Landscape Architects and Planners; a revised preliminary plat entitled "Mecklenburg Heights, Lands Now or Formerly Anthony Ceracche, Part of Military Lot 56, Town of Ithaca, Tompkins County, New York," dated 12/31/1997 and revised 2/2/98, prepared by Robert T. Bolton, PLS, C.T. Male Associates, P.C.; and other application materials, has granted Preliminary Subdivision Approval and Preliminary Site Plan Approval and has issued an affirmative recommendation to the Town Board to rezone the above - referenced parcel from R -15 Residence to MR Multiple Residence, and 12. The Town Board, after holding a Public Hearing on March 30, 1998, has enacted a local law amending the Town of Ithaca Zoning Map rezoning a portion of Tax Parcel No. 27 -01 -13.12 located on N.Y.S. Route 79 from Residence District R -15 to Multiple Residence District. 9 ADOPTED RESOLUTION Mecklenburg Heights Apartments Mecklenburg Road Final Subdivision Approval and Final Site Plan Approval Planning Board, June 2, 1998 NOW, THEREFORE, BE IT RESOLVED: 1. That the Planning Board hereby grants Final Subdivision Approval for the proposed subdivision of Tax Parcel No. 27- 1- 13.12, totaling 95 +/- acres, into four lots, 9.818 +/- acres, 32.445 +/- acres, 9.473 +/- acres, and 42.992 +/_ acres in size respectively. as shown on the final plat entitled "Final Plan, Mecklenburg Heights, Lands Now or Formerly Anthony Ceracche, Part of Military Lot 56," dated 5/1/98, prepared by Robert T. Bolton, PLS. C.T. Male Associates, P.C., conditioned upon the following: a. A final judgment or order is entered in the proceeding entitled "In re McNeill et al, vs. Town Board of Town of Ithaca'' (Index No. 98 -490) determining the rezoning by the Town Board of the project property to Multiple Residence is not invalid, or such proceeding is otherwise resolved or withdrawn in a manner that does not render such rezoning invalid. b. No building permits shall be issued for this development until pending litigation against the Town of Ithaca Town Board regarding this development proposal is resolved; C. Submission to the Town of provisions, in writing, to guarantee future access to the "Parcel to be dedicated to the Town of Ithaca for Use as a Park ", through the ingress /egress easements shown on the final plat, as well as language to guarantee future access for Phase 2 development, should such development be proposed in the future, through the 60 foot ingress /egress easement to the "unopened street" in the City of Ithaca, if such access to the unopened street is legally obtainable, all for review and approval by the Attorney for the Town, prior to issuance of any building permits; and d. Before construction of any improvements anywhere on the subject parcel Tax Parcel No. 27 -1- 13.12 is commenced, requirements of the Final Site Plan Checklist shall be met, and Final Site Plan Approval granted by the Town of Ithaca Planning Board; and e. Conveyance to the Town of Ithaca of the "Parcel to be Dedicated to the Town of Ithaca for Use as a Park ", together with the related ingress /egress easements shown on the final plat, prior to issuance of any Certificates of Occupancy. Said park dedication shall fulfill the parkland reservation requirements of the entire remaining lands in the original 95 +/- acre parcel which is the subject of this final subdivision approval; 4DOPTED RESOLUTION Mecklenburg Heights Apartments Mecklenburg Road Final Subdivision Approval and Final Site Plan Approval Planning Board, June 2, 1998 f. Submission of one original or molar copy and three dark -line prints of the final plat to be recorded, to be signed by the Chair of the Planning Board, prior to filing of the plat in the County Clerk's Office. A AND BE IT FURTHER RESOLVED. 1. That the Planning Board hereby grants Final Site Plan Approval for the proposed Mecklenburg Heights development to consist of 56 apartment units in seven buildings and a community building to be located on a 9.8 +/- acre portion of Town of Ithaca Tax Parcel No. 27- 1- 13.12, as shown on final plans entitled "Mecklenburg Heights Apartments, Survey (L -0). Layout Plan and Details (L -1), Overall Grading Plan, Erosion Control Plan & Details (L -2), Enlarged Grading Plan North (L -3), Enlarged Grading Plan South (L -4), Storm & Sanitary Sewer System Plan (L -5), Planting Plan and Details (L -6), Site Details (L -7), and Site Details (L -8)," all dated May 1. 1998. and prepared by Carl Jahn & Associates, Landscape Architects and Planners,'' "Mecklenburg Heights Apartments, Water Distribution and Site Utility Plan (U -1), Water Distribution System Details (U -2). Water Distribution System Details and Notes (U -3), and Site Utilities Details and Notes (U -4), all dated May 4, 1998, and prepared by C &H Engineers, P.C., "Mecklenburg Heights Apartments, One Bedroom First Floor Plan (A -1), One Bedroom Second Floor Plan (A -2), One Bedroom Elevations (A -3). Two Bedroom First Floor Plan (A -4), Two Bedroom Second Floor Plan (A -5), Two Bedroom Elevations (A -6), Three Bedroom First Floor Plan (A -7), Three Bedroom Second Floor Plan (A -8), Three Bedroom Elevations (A -9), and Community Building Plan and Elevations (A -10), all dated May 5, 1998. and prepared by DLK/Architecture, P.C., and other application materials, conditioned upon the following: a. A final judgment or order is entered in the proceeding entitled" In re McNeill et al, vs. Town Board of Town of Ithaca" (Index No. 98 -490) determining the rezoning by the Town Board of the project property to Multiple Residence is not invalid, or such proceeding is otherwise resolved or withdrawn in a manner that does not render such rezoning invalid. b. No building permits shall be issued for this development until pending litigation against the Town of Ithaca Town Board regarding this development proposal is resolved; E ADOPTED RESOLUTION Mecklenburg Heights Apartments Mecklenburg Road Final Subdivision Approval and Final Site Plan Approval Planning Board, June 2, 1998 C. Submission of construction details of all proposed structures, roads, water and sewage facilities, drainage and other improvements. for approval by the Town Engineer, prior to issuance of any building permits; d. Submission of details of size, location. design, and construction materials of all proposed signs and lighting, for review and approval by the Town Planner, prior to issuance of any building permits, all signs to be in conformance with the requirements of the Town of Ithaca Sign Law; e. Revision of Drawing L -6 to show the location of the bicycle rack as shown on Attachment A to Drawing L -6 submitted at the June 2. 1998 meeting, and three other six -foot bike racks added next to the two and three bedroom units. prior to issuance of any building permits, subject to review and approval of the Town Planner; f. Revision of the planting plan to indicate that existing vegetation bordering along Linderman Creek and the wetlands shall be preserved to the extent practicable to minimize impacts of runoff and siltation on the stream corridor and wetlands, and in any event there shall be no alteration of the terrain or vegetation north of the silt fence shown on Drawing L -2 entitled "Overall Grading Plan, Erosion Control Plan and Details" 1 May 1998. g. Revision of details of drawing L -6 to reflect the details of Attachment A submitted to the Planning Board at the meeting of June 2, 1998 relating to the Play Area adjacent to the community building to show additional playground and recreational facilities for children and outdoor seating areas. prior to issuance of any building permits; h. Provision of record of application for and approval status of all necessary permits from county, state, and/or federal agencies prior to issuance of any building permits; i. Submission of development management plans, for review and approval of the Town Attorney and Town Planner, including specifications of the formal arrangements between Conifer Realty Corporation and Better Housing for Tompkins County, to assure continued involvement of Better Housing for Tompkins County in the project, prior to issuance of any Certificates of Occupancy; j. Submission of one original or mylar copy and two paper copies of the final site plan, revised as required above, to be retained by the Town of Ithaca. ADOPTED RESOLUTION Mecklenburg Heights Apartments Mecklenburg Road Final Subdivision Approval and Final Site Plan Approval Planning Board, June 2, 1998 AND BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby recommends the creation of a community group to provide input to the developer and managers regarding the process of constructing the project and ongoing maintenance and operation of the development after it is completed. AND BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby requests that Tompkins Consolidated Area Transit (TCAT) provide direct bus service to the subject site, upon development and occupancy of the building. and that the appropriate Town authority request such bus service from TCAT. Aye - Wilcox, Hoffmann, Bell, Kenerson, Ainslie. Nay - None. 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NGllle C_ tCN: C:_ -'/ jo I a -- Ab CL CONDO One C - - C_a= tC --= S _.__ a__..._ == = C =- _ra_eC F:_a_ Subdivision Plat Checklist 4 S�CTT_ON 38. =7- lZCVOM= PLANS AM RS':= I�iP'CR'!�I'ION are re a s s be s�^—tt__ =_� -a _S 3 :C S_ GS Wa=a ? _ ^ .2 S = V / sa _=a= r sewers a- s =__:.: V cway a'= The est_Macer." CCs : c= a GraCi:yC a' C CLL'_7___n, swa_es an= C_ ___ s__ ='l C_____- - r C . S am, ? Carr seT,J°rs, G Wafer ? _'es, va_v °= a'G =i_ °- e Pavi:!c, c•�rhs, ct: = =e_s a. s_�eT.�a?' {s, f T CW AnV OCAe= e= -- Rec"s'a_ions. The pIa^ aid pro::le c= eac:_ p_c_cse h way i__ t__e ,L� subdivision, W4 ::In G =aSv:_ t^ c a SC31 °_ O. hcr:zOnCa1, a G I,, = 5' ve_ =_ =a =, cm S_a-ca_Z c i a a _C Cr:�__i °_ S': ^_e°TS S'C`v 3CC_:_=Ce''r t =e - LrC = °- O- the . - - hiT =Way cr all °v a -crc the :=- ch;�ay c r e =e- ? _ : a =c o 1�ca _ i or_ c_ " - _ t he s_cewal' {s 2. a-y enam e. F_NAI S_= PLAN CHECKLIST ct 7 og za.53 Nf CCL�iL = CCN-"L�70N 17 = -�'- -- =. ✓ Comp�etec °_�'ei_eN AZp--=at_'�r, ." - -_ _ __.__rpm A...-._eme n a. -_ _`) _ W_tP.nC1d_nc -- °_") (Cr_V ('_) CCDV e aC :. ) - - -- -_ _ / 2. V Payment of acs- ; = =',a fees �s necoed anc -_�-__ _ _ d=DCS_Ze(a '__. 3 Y A' Gl 5,_i . .ZCr -e _.i -e plan apn__Ga__..._ •N__. - c___ca_icns mace acct=.... to the aaorova_ c. i er Town P' ann_ng Scarc �___ . 4. COND. Record -- .._a._cn = =r and approval status of all o. o_ neCeSSarV C�u__t,l, State, and %Or fe decal aCencleS C= all perm =tS or ar)Drova'_s so QranteC. / 5. ✓ nn` =;led s_z_-c all recur ed` 6. CO IM �r ,cr /y Cons��1....`_c;_ d_____.. ez c= = 1 c pr structures s�._uctsY -e s, roads, _ �_ posed water /sewage C--- a__ Caner lmpr',VemertS -- 7. CONDO Qr COt_eS C= vne (l) _ _ra_ G_ _� _ �..^ a a nc two pap`r - t 1e fina_ s_ -- -_ re_... =_ ^_e^ 'i t TOwr G= '_a_. .^,e ^_aca ADOPTED RESOLUTION: SEQR: Subdivision of Tax Parcel No. 24 -1 -25.22 Randolph Brown Subdivision 220 Hayts Road Preliminary and Final Subdivision Approval Town of Ithaca Planning Board, June 2, 1998 MOTION by Robert Kenerson, seconded by Gregory Bell: WHEREAS: 1. This action is Consideration of Preliminary and Final Subdivision Approval for the subdivision of approximately 2.1 +/- acres from Town of Ithaca Tax Parcel No. 24 -1 -25.22 (totaling 16.4 +/- acres), to be consolidated with adjacent Tax Parcel No. 24 -1 -26. The site is located at 220 Hayts Road in an AG Agricultural District. No development is anticipated on the remaining portion of Tax Parcel No. 24 -1- 25.22. Tax Parcel No. 24 -1 -26 contains an existing house. Randolph Brown. Owner /Applicant. Charles Guttman, Esq., Agent. 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Subdivision Approval, and 3. The Planning Board, on June 2, 1998, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant. a Part II prepared by the Town Planning staff, survey maps entitled "Survey Map Showing Lands of Randolph Brown, Trumansburg Road and Hayts Road, Town of Ithaca, Tompkins County, New York" prepared by Lee Dresser, L.S. and dated May 20, 1998, and "Survey Map, Portion of Lands of Randolph Brown, Hayts Road, Military Lot 41, Town of Ithaca, Tompkins County, New York ", prepared by Lee Dresser, L.S. and dated April 10, 1998, and other application materials. NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, neither a Long Environmental Assessment Form, nor an Environmental Impact Statement will be required. AYES - Wilcox, Hoffmann, Bell, Kenerson, Ainslie. NAYS - None. The MOTION was declared to be carried unanimouslT . Karen M. Van Etten, Secretary, Town of Ithaca Mary I yant,Xdministrative, ecretary. ADOPTED RESOLUTION: Subdivision of Tax Parcel No. 24 -1 -25.22 Randolph Brown Subdivision 220 Havts Road Preliminary and Final Subdivision Approval Town of Ithaca Planning Board, .June 2, 1998 MOTION by Eva Hoffmann, seconded by James Ainslie: WHEREAS: 1. This action is Consideration of Preliminary and Final Subdivision Approval for the subdivision of approximately 2.1 +/- acres from Town of Ithaca Tax Parcel No. 24 -1 -2522 (totaling 16.4 +/- acres), to be consolidated with adjacent Tax Parcel No. 24 -1 -26. The site is located at 220 Hayts Road in an AG Agricultural District. No development is anticipated on the remaining portion of Tax Parcel No. 24 -1- 25.22. Tax Parcel No. 24 -1 -26 contains an existing house. Randolph Brown. Owner /Applicant; Charles Guttman, Esq., Agent. 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review with respect to Subdivision Approval has, on January 6, :1998, made a negative determination of environmental significance, and 3. The Planning Board, on June 2, 1998, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planning staff, survey maps entitled "Survey Map Showing Lands of Randolph Brown, Trumansburg Road and Hayts Road, Town of Ithaca, Tompkins County, New York" prepared by Lee Dresser, L.S. and dated May 20, 1998, and "Survey Map, Portion of Lands of Randolph Brown, Hayts Road, Military Lot 41, Town of Ithaca, Tompkins County, New York ", prepared by Lee Dresser, L.S. and dated April 10, 1998, and other application materials. NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Final Subdivision Approval, as shown on the Final Subdivision Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board, 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of approximately 2.1 +/- acres from Town of Ithaca Tax Parcel No. 24 -1 -25.22 (totaling 16.4 +/- acres), to be consolidated with adjacent Tax Parcel No. 24 -1 -26, located at 220 Hayts Road in an AG Agricultural District, as shown on the survey maps entitled "Survey Map Showing Lands of Randolph Brown, Trumansburg Road and Hayts Road; Town of Ithaca, Tompkins County, New York" prepared by Lee Dresser, L.S. and dated May 20, 1998; and "Survey Map, Portion of Lands of Randolph Brown. Hayts Road, Military Lot 41, Town of Ithaca Tompkins County, New York ", prepared by Lee Dresser, L.S. and dated April 10, 1998, and other application materials, subject to the following conditions: ADOPTED RESOLUTION Subdivision of Tax Parcel No. 24 -1 -25.22 Randolph Brown Subdivision 220 Hayts Road Preliminary and Final Subdivision Approval Town of Ithaca Planning Board, June 2, 1998 a. submission for signing by the Chairman of the Planning Board of an original or mylar copy of the plat and four dark -line prints; b. within six months of this approval, consolidation of the 2.1 +/- acre parcel subdivided off Tax Parcel No. 24 -1 -25.22 with Tax parcel No. 24 -1 -26 and submission to the Town Planning Department of a copy of the request to the Tompkins County Assessment Department for consolidation of said parcel with Tax Parcel No. 24 -1 -26, prior to the delivery of the signed plat. C, Consolidation of Parcel A (remainder of Tax Parcel No. 24 -1- 25.22) with Parcel C (Tax Parcel No. 24 -1- 25.21), a copy of the request for consolidation addressed to the Tompkins County Assessment Department to be supplied to the Planning Department prior to the delivery of the signed plat. AYES - Wilcox, Hoffmann, Bell, Kenerson, Ainslie NAYS - None. The MOTION was declared to be carried unanimously. 1 , Karen M. Van Etten, Secretary, Town of Ithaca Mary strati}A Secretary. M , ARTICLE vI SECTION 3 0 . PRELIMM A,R`P SURD: ISION PLAT C=CMIST ly - 25-2,L PEG��CT Nu �� 9� = a 7'oe dV W = WA_G ED omomm N/A NOT A-PPLICASIE COND = .CONDITION OF pLcp =CV_= The items I?SCed below, u_ ^I ° -» wa ; - %ed �+'V a DTa"? _nc= Sca_':, MILS' be f 4 1 ed in the Of__ce Cd t*w?= Tcw-- P_a °_r C= Tcw Plante ? =' S Ces_ Cm. ee before a= arc :icatior_ for a : = e= .a s_bd_vis_cr_ a_ ccmplet These materials shall be fiT_ed w_th at leastvtn__t,r (30 ) calends- days prior to t_he Pia_-^ ins Hoa,f me_t =rc at wr_c:. prel_ a= 1 approval is recuested. - I. v/� Gr_e Ccm= eted a..= s_c- Develc_;nent R=vr_=W n� ^- Ore Development Rev_ew Escrow Acree:7en` and Back -u= withholdiac Fcrm (if re re^._.) . �u 0 �` Pat «ent of review 3. .fees. 4, l De osit of escrow. S • � Cne fully completed a d si c-ee Shcrt E :�viror_mer!tal Assessment Form, Pa=t I .(SEA_= ).. �benc —E-tr _ ar_me.�a- ?— �ssea :�me�rt— P'crrn, (See Town_ Planner ,as to which to s•m_t . ) 6 • of costs of site improv�me nts (excluciac; cost of laid acquisition and professional fees) to be prepares{ (pre= eraolY) by a licensed prcfessional enc'_nee. . 7 Four full size da line prints of the prelimizar -✓ plat and 25 reduced copies Of all S ieet5 O_ the prel].m:.nar'y plat (the reduced copies to he no lancer than II" by I711) with the following information_: a. L' Vic_rity Map SIMCW4 rc t ca Ioatcr o:. the procer�y, I " =, O�Q' cr b • to� General IayCI't, ±.nCll'd^_C lot 14iies W_th d4 mens4 c. ^_S; block and Ict nuMbe_s; highway a^c alinv liInes, w_th 6� feet w:d= h_c wa_j r.c h= s- o = -way; areas to be reserved fo= J use in common. by res:Ce_Its o= the s•�bdivisica; sires or rncrr°_s_de tla_, mor.- o;uz.! I . uses; easeme. ^_`.S for I'zi1 ? tles, drainage, Cr cr-Iner =U=cses; and bu_ld_nC setback Ines, W;t^ d_mens.ons. C General lavou" Cf t:ie C_c_CCSe� h'C LJd�IS, biccT {S, ao C lots wichi L tie Cr.'7CCSe'? Te'nta =:ve h?=wa_f names M Prsli�+in� ^y Subdivision Plat Checkl'st 2 do contour intervals, --to US`S datum, of not m.era t ha = to c feet when the siege is Less t::an four pence nc an c act more than five feet when slope is g=eac'r t ha:= fou_- percent. - e. !� Cultural fen °_� '+J:____n and i :umediat?IV adjaC °_ _�. to th e propcsec inc :ud_.c n? a_t_d Iets, h_ : :Wav imcrove rents , bricces , cu_re_ts, u =ill =v Iices , pipelines, power tra_ s�:cissior_ lines, other sl�::i =1ca nt structur es , r f . N'�t� Other s ' 9M Is can st ' ctU_ s w� ' ' i i ��� _cn.n ana irined_at_ly adjacent to =He prcpcsec subdlvlsion, 1.IClud_nC parts, wetlands, critica: a v% =ro ._me_ ^_ta? ar eas, a-:d other = significant features. Direction of flow c= all water courses . Can? cola =ier_ c= drainage area above pei_*Ic of encry for each water course entering or a"uctinc the tract. h. /f Location ant d_sc___ t_OP_ Of all section I'._e COrn__S a_:G Covejrnment survey monuments in or near the subdivision, to at least cr_e o= which the subdivision shall be ref _rented by t: ua courses ant distances . naxte, and dimensions of each existing =gwa r and "alley and each utility, dzrair_age, or similar easement with.-in, acuttinc, or i the immed_ ate viol* :icy of the proposed subdivisioa. - • Natural features within and immediately adjacent to the proposed subc_v_sioR, inc_udinc drainace. c a.- els, becles of water, wecded areas amd other sigr_ifi cant features . Identification_ of areas subject to floecinc; as indicate= on HUD Flood ncundar -y Ma_ s, Wetlands Maps . k. �ii Width at build'_ nc line of. lots located on a. cur-�re or having nor. - parallel side lines, women re��lrec by the Planning Bcard . I. Names and addresses o ew-ers of all parcels abu_`i nc t e proposed subdivision_. m.% Names of recorded sic_- r_s_ons abu_tinc the prcpcsec subdivis ion_ . n. fy Restrictive cc-re_ :a_ ^.cs, i= a_-1y. Key map, w�Ie_ ^_ more tha= c _ s: ^_est :s rsYsir =d to pr =se _t plat. ti Prel1�n -nn= Subdivisioa Plat ecs1ist . p • L� Name or s•d_�rision, w^� c: __ shall not cup ? ica_e the name c a .y cth e= suhdvisicr_ in the county. c. t- Name of pla =me=, a=ch_' tec ercinee�, Ala -(= sue= landscape a_c *_test, e= cc her persca w�_c pr = ^a =�� the sketch plat o= pre ='im. Lars plat. Name (s) a.d acc=ess (es' of the ewr_e= (s) . h s. N(lr Name (s) a. d a(=..ss (_s' cf the s : c_v_d_r ;s. , _f the subci-r'_ce_ (s) is (a =e) •ncc t:ne cwr_er(s r t. Map Scale in ha= fort (," =50 or I" =10C') a.c ncrta point . U, tip Date c plat, a c: any a: p:_cah_e r27".s _cr- as - i v. V Names of tcwr_, cc�nty, a=_c slat_. w. .t i hee� a '' Y-, .e e=- V Borer Ii:__s bcur_c nc the s _, or_ inch f_�m t_ I _� edge and cr =e -half i�-*_c h from each of the ec er edges; all Informiat47on, iLclL'd_Mc all plat lines, Iettsri c, sigratu_es and sea's, shall be witz_n the hcrder Iiaes. k] u ART::CLE yT_ , sECTTCN 3 7 F =VA , SUB=7IST_dN PLAT =C3_ LIST V = ITEM W = WA V =C N/A = NCT A_MPLIC?. CCND = CCNL:T:CN C T_D •I V �. _ `.T LV �. l'� 1... Z ELI. n The items l=s_ed� ce?cw, u,_ess wa % =c ":' tie P_a -_._nc 3ca= TCW : a- 3pDllCatIOP_ _`:.= a :L ? Su C:_': =5_C' apprOVa_ i S Ceerrtec mZtdrialS sn.alll be a= -- Bcard me_tizc a= wh_c = pr �= % ;'_ _ ,v__ is r_ =uest_a Z. !% CcmcTee�c and =ent Review Applicat._c -. ' _ a�C 2 . cdcku= 3 • / Pavme _t of rev_ew fe 40 DepCSt ai esc_ow. 5 . recuired because act s�=9 ^rr,_ttet4 w t pre1 i minary plat approval or subsea: tial ir�cc_f_cat_ca ha-r= cccurrdd s_.nc_ rel T P- - m - - -a =l plat approval c e _ -? v con--'e` =c aac s_c S�_cr= r - - Enviror_mental P�ses_me :_ °crm, Part I (Sr'=) er Lorc Env:_or_mental Assess -e =_ _ ^, t, _ art I (L =��) (Se:. Tow- =,a":dr as to which to subm_t . ) 6 • �� Cwr_er's Ce_tificat °_. P_ ce_ti:_cat_ s_cned by the c�r- (s) to r the e=fdct that he /thel✓ cwn the lane, t:Zae he caused the land tc be surveyed and c_-r :aed, a -d that he ma'.tes the CeGiCaticns indicated oa the p_at . 70 y Surveyor's C_rti_. A certificate s_c :led aind sealed by a rec_stered la d sur-rwCr to he e"ec that (1) rep resents a sL'r veV mace ?`V h_m, (2) the pl a!: is a correct representation of a_I e :c_e__cr ccunca=ies of the land survev`c ar_c the subd_vis_cr_ c= _t, (3) all the pl=- actually e_c_St a-d t e_r Icca =ior_, s_ze and mater -__ are Correctly shown, an' C= t °_tea ja G NzSJ Yo r' St.t° 1aiJ5 8 . AV signed a.-,.a saa-ec b,.' Z:"= ire c0r_serCS a "d th? Ced_Cde1C: -5 a =C r °S =r _C.__Ci S S cw " or or j� the plat, g l7 TwC C:p_eS C° `e1d= °_- sutC'v and /or sewage system. Final Subdivision Plat Chec?c?ist 10. V Four ful i CCCies of no larder F-m 9 C% d size dark all shee:. t_.an 1? " f by 17" % w..a t: 2 the f.na_ C.a= and 2S recuca^ la- ( -he reduced copies to :,e r !� F? =chway ant a' ley: bcun Cary or r:c _ -e= -way ii_ ^_es , S.:CW_nC bCl:nGar +'. i_C.'1�- C�-'Na :t or e35e^Iert W:C.t a=_C anv et_^ iz orM_ = =cr_ reec_C for lccat inc suc^ fi =nes; CurCcses�c= eas?me ^ts. aV' d.l L_C ��NG�% C'� nL e_ __ ae S r S �^.wi= ang_e `i_ C....____.__.r , arCS anC data . Lercchs ant d_s =antes s all be to t e r_ea= es or_= nUr. reCth :co be t , the re__ =_s= half minute. A1I� e . V/ h_ahway names. Location, r_a.:,e, and C each eX ;so_ _c hl chway and" a__ =v and each util_ty, c_a_nac =, cr similar eaSemenz W_t is t he immedia== V_c_:?. Cf tae opCSeC SUZaIT7_s :OP_. .- Exact bounda_ r 1_nes of the tract, i.nd_catac by a hea-rf line, crying the dimensions to the nearest cne hundredth foot, a _ties to the nearest one -hat= min ute, and at least cne -bearing; the traverse shall be balanced and closet with am error Cf Closure r_et t�d exceed one to two thousand; the tyre of closure_ s ha_1 be noteC. Location_ and description of all section lire co=ers and government surrey mcnuments in or rear t_ ^_e subdivision, to at least one of which the suh i vis:Cn shall be re =ere ced by true courses and di stances. c. Location of property by legal description, including areas in acres cr square feet* source o..,;, titl =, including des. record book and pace number s . h. V Name a nc add_ s= o_ all cw m,._s of tn._ name anc aCCress C. all persons who have an ' n = in t_^_e Cr=Cert•r, such as easements or rig hts- o = -wav, i Names) an'_ acrd= =_ss (es) of the subc_v_Cer(S! subdivider (s) is (are) no`_ the owner (s) . Accurate lccaticns and descr :CC_0ns OZ a_1 s.: C_'t_S_C morumen_s . k. Accurate eutl_zes ant cescr_pc :ors cf a ^v ar =es to be r dedicate or eserved f :r puc:_c use or w;t=? the DL'?'+Cses I :C:cate t. ^.e_ °'Jn; a y areas to be by deer fir C.^.R'iit LIS-=C C_ a_1 prcperty ow^ers in the subdivision. 2u_iaiac s =_t'Zac'.c 1 =__ ^.as w__n C_mems_ ors. Final Subdivision Plat Checklist 3 M, / Lac Lines, Lu__V dimension °_d, W:t - Z 000hs to t :e IleareSt C*..e -::Ly:C= °_Ct:± focc and angles or lea= _": gs to n. Wier at 'guild_ nc line _C= Zots locates or_ a curve cr ow hav_=e ncr_- para.Ze_ s_�e 1;,,v-= Wr_n r'=aired by t == Names a d 4ddresses o` c`^ners c_ a -- parcels a Lttinc p. l� Names c= re =ore == su :c_- :_s_ons abLt__nc t e propcs =d sul:Ci'r_s_C:: L+ �? CCTtS are °_ = °_^r C :r_Se :.-__ /?_:t ^_ .LC':CL'_ t and t;.e lees are nu : :�Cerec ccnsac�t_re__t hYotichcu- � =c� � ccx. r. '� ' Kev man, W :ems T:^: °_ t: a_l Cr_e sire ° = Is present p'at. S . t.r map s:__•N _nc t =e c' :erg_ loca_icr c= t r - prCcercy, cr 1 " =Z000' t. Name o= s: ^d_�r_�_c _, w :_cam s : :a' Z r_ct cupl_c o Zo t e name o= an v ct.er s'_:rcivisicn in the county. u. Hill' Name and seal C= the recisterec ?and surveyor Cr engineer who pr=_ =red t e tcpcc=aphic into= natior -. Date oz sur-re.r. v. Name ar_d sea_ o= r =_c_Stared la, c su_ seyor who mace t e f boundary surrey. Date of surv'_y. w. V Name (s) a. c acd_asr (es) cz the owners) x. Map scale (_ " =:0 / Cr 1" =1 00' } in Bar For-:1 an c nort:: point. y. Date of plat and any ap pi icabla revis_cn dates . z. J ✓' Name Of tow:_, co _nty and s___e. a= i0 Bcrder l =^ 1rC �:' ._:iC t :e S =ee Cr_e l`c_ -r: t_-- le =_ ecc= anc c ._ -._a__ ins `rem each o_ t = Ct _er edges; all in_cr-r =tier_, i .C.uC_nC all plat Zi ne. , r lettering, s_c-st�res, and sea'_s, s.al i h:a w:t:_.n t.e ow horde= 1. D. Nl oW , a - - = =- the lane i S_rc_v_s_cn. C!, ec,�� One Cr :: t_a_ copy Cr coo= p I to be reccr::e= and c C ar.t - v' C °_ Cr mC re .1_ _ _ _ _ _ _ ` - _.. _ 21. J i Cert__` :ca_iCn S_C ^_ =C 1: t -= Coo= ==o,% Cr CC : ^_'_r C °_ a_ _ of= n'_ cr ace_ ^_c c= t.e _ =_ -c =Ca= to C e e= _ecc t' ^at tale _gow _ _ -_ r_a was g.�t�n _ r loi ia_ _ _ _ Fi :a? Subdivision Plat Check-143t ccr_str- sctien clans 4 SECTION 38, =RC =,. g _ PLANS AND RrI A= =z CMv ATTCN o= 1" = I. W are r' _-ui red fcr a prcccsed subs- v_s_cr_ t == incl udi. c Iccat_er_s and des:._ follow: na do c•.1me_ntm s shall be subr „.t =ed to t;e P:a -_na - De_ ar =men- _�., 'orofile . N1f A i'II NA b. e r f f T De_a:Ied ccr_str- sctien clans and s_ eci Licat_crs t.e fcr wa = == I_ne s, scale o= 1" = SO' incl udi. c Iccat_er_s and des:._ _ __ t_cr.s _ iTiG_ Ver�mlCal, vG - � - n�i _�., 'orofile _ ..7, _mil ..�, �._� �_s, _ aoourtenances, e *_c. and Iccatier_ 0= Deta_Ied CJPSLr- ►CCicr_ : c= c =:_es, an= szec_ =_c.= _ -ans, -- san_ca -:r sewers and s=Z=, cra_-__ca Lac;__ =_es _nc =uc_-- Icc3 =_or_s and descr_ct_ca c` c e =, ma- = ' __= s =a -: and other facil? ti es . Hiahway pav_na plans and s:.eci= _ca=_cr_. The eshimated cost ef. Grading and f_ll; nc Culverts, swales and ccher stc_m d_a_nace Lac_I___.e Sanitary sewers, Water Lines, valves and fir=- hydra.-,._s, Paving, curbs, gutters and sidewalks, Any other improvements bin Town of lz.haca Subd_vis ^n Regulatior_s. The plan and profile subdivisior_, with grade horizontal, and 1” = S' sheets. Profiles shal highway or alley along t the sidewalks, if anv . " o= each proposed h_grtway ; n t.e lndi sated, drawn_ to a scale o= 1" = SO' Ver�mlCal, Or_ standard plan a_^_d 'orofile 6, S Ow aCCL'r3te_�t r_e highway center Ii n and Iccatier_ 0= ADOPTED RESOLUTION Big Al's Hilltop Quikstop -- Sign Variances 1103 Danby Road (Route 96B) Recommendation to Town of Ithaca Zoning Board of Appeals Sign Review Board (Planning Board), June 2, 1998 MOTION by James Ainslie, seconded by Eva Hoffmann: RESOLVED, that the Town of Ithaca Planning Board, acting as the Town of Ithaca Sign Review Board, recommends and hereby does recommend to the Board of Zoning Appeals that the request for sign variances for the above - referenced proposal be granted: two wall signs on the north side of the building where only one is permitted, one freestanding sign with an area not in excess of 85 square feet, inclusive of the supports and a height of no more than 19 feet, the area of which exceeds the maximum permitted size of 50 square feet, a canopy containing two signs with maximum lettering height of 31 inches where lettering of a maximum of 6 inches is permitted and also said canopy exceeds the requirement that canopy signs be located no further than 6 feet from a building, and a total of six signs are proposed where only four are permitted on the site. Aye - Wilcox, Hoffmann, Bell, Kenerson Ainslie. Nay - None. The MOTION declared to be carried unanimously. Karen M. Van Etten, Secretary, Town of Ithaca. Mary Bryant, A*Inistrative