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HomeMy WebLinkAboutPB Minutes 1999-03-02TOWN OF ITHACA PLANNING BOARD MARCH 2. 1999 FiLD TOWN __ 2/ F �— Dais OeriL The Town of Ithaca Planning Board met in regular session on Tuesday, March 2, 1999, in Town Hall, 126 East Seneca Street, Ithaca, NY, 7:30 p.m. PRESENT: Fred Wilcox, Chairperson; George Conneman, Board Member; Robert Kenerson, Board Member; Tracy Mitrano, Board Member; Larry Thayer, Board Member; Jonathan Kanter, Town Planner; John Barney, Attorney for the Town (7:35 p.m.); Daniel Walker, Town Engineer (8:39 p.m.); George Frantz, Assistant Town Planner (9:38 p.m.); Christine Balestra, Planner. EXCUSED: Eva Hoffmann, Board Member; James Ainslie, Board Member, ALSO PRESENT: Harry Patel, 654 Elmira Road; Jeff Yoder, Pac Sign Co.; Kirk Sigel, 223 Highgate Road; Orlando lacovelli, 342 Coddington Road; Ken Ritter, 249 Coddington; Gloria Molina, 307 Coddington Road; Larry Fabbroni, 127 Warren Road; Robert Blakeney, Cornell University; Pat Graham, Cornell University Athletics; Stuart Krasnoff, 108 Juniper Drive; Shirley Egan, Cornell University Counsel; Elizabeth Teskey, 403 Coddington Road; John Guttenberger, Cornell University; Kim Martinson, Cornell University; Bruce Brittain, 135 Warren Road; Bob Rowe, Burger King; Frank Santelli, T.G. Miller; Tim Lathwell, 305 Elmwood Drive, Chairperson Wilcox declared the meeting duly opened at 7:31 p.m., and accepted for the record the Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on February 22, 1999, and February 24, 1999, 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 February 24, 1999. (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. Chairperson Wilcox opened this segment of the meeting at 7:32 p.m., and asked if any members of the public wished to be heard. With no persons present wishing to be heard, Chairperson Wilcox closed this segment of the meeting at 7:33 p.m. PUBLIC HEARING: Consideration of a Recommendation to the Zoning Board of Appeals regarding a sign variance proposed at the Wonderland Motel located at 654 Elmira Road in order to replace the existing sign, Town of Ithaca Tax Parcel No. 33 =3 -6, Business "C" District. Nayana, Inc. (Wonderland Motel), Owner /Applicant; Joanne Austin, Pac Sign., Inc., Agent. PLANNING BOARD PAGE 2 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED Chairperson Wilcox opened the public hearing at 7:33 p.m. Jeff Yoder, Pac Sign Co., stated their main goal was to remove the top two signs of Wonderland Motel. The new sign was designed with the intention of not going over the existing square footage that they are proposing to remove. Mr. Yoder stated they made sure the square footage of the new sign did not exceed the square footage of the existing. It came to their attention that the existing sign is in violation of the Sign Ordinance. Mr. Yoder stated their proposed sign does exceed the limitations of the Sign Ordinance. Christine Balestra, Planner, stated the proposed sign is smaller than the existing sign. It is a change in the non - conforming sign. A non - conforming sign cannot be changed without a variance from the Zoning Board of Appeals. She explained the proposed sign exceeds the size of the largest sign in the area. Ms. Balestra stated the applicant and staff discussed this and they came up with a compromise. Staff recommends the applicant remove the Continental Breakfast sign and the HBO sign. This will bring the proposed sign more in conformance. It is also more comparable with other signs in the Town of Ithaca. The proposed sign will be non - conforming, but is closer. Chairperson Wilcox stated there is a structure with four separate components to the sign. Ms. Balestra stated the Sign Law outlines the measuring of a sign as the smallest rectangle around the entire sign. Board Member Conneman asked how much is the sign out of compliance? Ms. Balestra responded that 50 square feet is the maximum permitted. The proposed sign is 129 square feet. The existing sign is 174 square feet. Board Member Thayer asked what the square footage would be with the Continental Breakfast and HBO signs removed. Ms. Balestra stated it would be 86.9 square feet. Board Member Kenerson asked what is the height of the sign support? Ms. Balestra replied the proposed height is 19 feet and the current is 24.3 feet. Mr. Yoder stated they intend to have the new sign within the old sign support. Board Member Mitrano asked what is the sign made of? Mr. Yoder answered it is aluminum cabinet with flex material. The material stretches across the aluminum frame. Board Member Mitrano asked if a sign could be made that is in compliance. PLANNING BOARD PAGE 3 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED Mr. Yoder stated the sign is already built. Board Member Conneman asked what is the color of the sign? Mr. Yoder responded it is forest green with red /white copy and red trim. Board Member Mitrano asked if the buyers were aware of the need for sign review. Mr. Yoder stated in his experience was that as long as they proposed a sign at or under what they were replacing, they never had a problem. In this case he was unaware of the sign being non- conforming. Ms. Balestra stated the current sign predates the Sign Law. Board Member Kenerson asked how will the sign be lit? Mr. Yoder stated it will be lit internally. Every 12 inches there will be florescent bulbs. Board Member Mitrano asked what Mr. Yoder would do in the board's position if everyone on the street proposed the same size sign. Mr. Yoder stated for that stretch of road he would not see a problem with it because it is open. The signs are not close together in this area. Attorney Barney stated he represents Mr. Patel, the owner of Wonderland Motel. In the past the board has approved non - compliant signs. Traditionally, the board has been satisfied if there is a reduction in the size of the non - compliant sign. Board Member Mitrano stated the current sign is grandfathered, but if non - compliant signs are allowed businesses will be proposing signs of the same size. Attorney Barney asked if grandfathered, or do you allow Traditionally, the board has taken sign closer to the Sign Law. a business should be forced to keep a sign because it is them to improve the sign and bring it closer to compliance. the position of allowing the applicant to make a more presentable Board Member Thayer asked if the applicant agreed to remove the HBO and Breakfast signs. Mr. Yoder responded they agreed to remove the two signs. The new sign will be the only sign present. Chairperson Wilcox asked if any members of the public wished to be heard. With no persons present to be heard, Chairperson Wilcox closed the public hearing at 7:45 p.m. Mr. Yoder stated the lights inside the sign are not.brighter than the lights in the board room. PLANNING BOARD PAGE 4 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED Board Member Kenerson stated the lighting on Elmira Road is bad and he did not want the sign to make it worse. Mr. Yoder stated he felt the road could use some lighting in the area. Board Member Kenerson asked how the current sign is lit. Mr. Yoder responded the current sign is internally lit. Jonathan Kanter, Town Planner, stated he did not mind internal lighting of the sign. It is a high speed highway and the light from the sign will enable people to see the entrance of the motel better. MOTION by Lawrence Thayer, seconded by Robert Kenerson: 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 a sign variance for a freestanding sign on the east side of the Wonderland Motel property, with an area of 86.9 + 1- square feet and a height of 19 +1- feet, where signs in business districts have an area limit of 50 square feet, be approved with the following conditions: a, removal of the 10'x 30" Continental Breakfast sign panel and the 36" x 25" HBO sign, in order to lower the overall sign area to an area closer to compliance with the Sign Law, and b, that the proposed sign shall not exceed 87 square feet in total sign area, as defined in the Town of Ithaca Sign Law. AYES - Wilcox, Thayer, Kenerson, Mitrano, Conneman. NAYS = None. The MOTION was declared to be carried unanimously. PUBLIC HEARING: Consideration of a Recommendation to the Town Board regarding enactment of a local law amending Section 46 =b of the Town of Ithaca Zoning Ordinance pertaining to site plan requirements. Chairperson Wilcox opened this segment of the meeting at 7:50 p.m. Attorney Barney stated Section 46 =b of the Town of Ithaca Zoning Ordinance deals with site plans. It has a provision that allows modification of a site plan to be made without coming back to the Planning Board in certain circumstances. When it was originally adopted, it was envisioned that the modifications would not significantly affect the project. There are two current situations that have caused problems. One is the Hilltop Quick Stop. The plans to the Planning Board showed the lighting on the canopy was going to be recessed. For economic reasons or others reasons it turned out the lighting was surface mounted. Therefore, casting more light out than it would have. Under PLANNING BOARD PAGE 5 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED Section 4&b, if the change does not involve more than $10,000 the change can be made. Legally they may have been able to do it, but it was not appropriate. Cornell University discovered the Pro Golf Shop addition was closer to the existing building than allowed under the fire code. With wood siding it needs to be more than 4 feet away from a building. They would have been able to change the siding without the board's approval. Cornell University decided they liked the wood siding better so are coming back before the board. Attorney Barney stated they would like time to restudy this issue. It is felt these types of issues are not appropriate to be made without a formal application. An amendment to 46 =b has been drafted to delete these types of changes. Chairperson Wilcox stated there is no SEQR because the Town Board is the lead agency. Attorney Barney stated they are in the process of revising the entire Zoning Ordinance. Within that revision, they will try and come up with an amended version that will allow minor changes to be made. Chairperson Wilcox stated they have a letter from Tompkins County Department of Planning indicating this proposal will have not have significant deleterious impacts. Chairperson Wilcox asked if any member of the public wished to be heard. With no persons present wishing to be heard, Chairperson Wilcox closed the public hearing at 7:55 p.m. MOTION by Tracy Mitrano, seconded by George Conneman: WHEREAS: 1. The Town Board has proposed a "Local Law Amending the Town of Ithaca Zoning Ordinance to Modify the Requirement for Planning Board Approval of Site Plan Modifications, "and 2. Said proposed local law would delete Subdivisions 4(a) through 4(f) of Section 46 =b of the current Town of Ithaca Zoning Ordinance, and 3. The Town Board referred said proposed local law to the Town of Ithaca Planning Board for their recommendation, and 4. The Planning Board, at a Public Hearing held on March 2, 1999, has reviewed the above= referenced local law, and a Short Environmental Assessment Form, Parts I and Il, prepared by the Town planning staff for the Town Board, which will act as Lead Agency in the environmental review of the proposed local law, NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board, pursuant to Article XIV, Section 78 of the Town of Ithaca Zoning Ordinance, hereby finds that, a. There is a need for the proposed local law amending the Zoning Ordinance to modify the requirement for Planning Board approval of site plan modifications, and PLANNING BOARD PAGE 6 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED b. The existing and probable future character of the Town will not be adversely affected; and c. The proposed local law is in accordance with a comprehensive plan of development of the Town; and BE IT FURTHER RESOLVED. 1. That the Town of Ithaca Planning Board hereby recommends that the Town of Ithaca Town Board enact the proposed "Local Law Amending the Town of Ithaca Zoning Ordinance to Modify the Requirement for Planning Board Approval of Site Plan Modifications." AYES - Wilcox, Mitrano, Conneman, Thayer, Kenerson. NAYS = None. The MOTION was declared to be carried unanimously. AGENDA ITEM: SEQR Determination, Modification of Condition regarding owner - occupancy restrictions, 315 =309 Coddington Road. Chairperson Wilcox opened this segment of the meeting at 7:55 p.m. Larry Fabbroni, Engineer, stated Mr. lacovelli reduced this subdivision from 13 lots to 4 lots a few years ago. He was left with 3 small lots along Coddington Road and 1 large lot. Along with the change the board enacted occupancy restrictions on the lots along Coddington Road. The new lots were to be owner occupied when they were sold. The house on Lot 1 was stipulated to be owner occupied once it was sold. Mr. lacovelli has built a house on Lot 3 and finds the owner occupancy requirement to be limiting the sale. They are asking the board to lift the restrictions on lots 1 and 3. Mr. lacovelli would then eliminate lot 2 as a buildable lot and consolidate it with lot 1 or 4. Lot 4 would continue to have owner occupancy restriction. Chairperson Wilcox asked what the environmental impacts would be. Mr. Fabbroni stated they feel the density is less in terms of what the occupancies of the area as a whole would be. They see it as beneficial in terms of cars, occupants and use of the land. The total number of dwellers would be less. Chairperson Wilcox closed this segment of the meeting at 8:00 p.m. MOTION by Robert Kenerson, seconded by Lawrence Thayer: WHEREAS: 1. This action is consideration of Modification of Condition 2(d) of Preliminary and Final Subdivision Approval for the Modification of Klondike Subdivision, granted on March 30, 1993, PLANNING BOARD PAGE 7 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED to delete the owner - occupancy restriction for Lots 1 and 3 (i.e., Tax Parcel No.'s 53 =1 -24.1 and 534- 24.3), located at 315 and 309 Coddington Road just north of Juniper Drive, R45 Residence District. Orlando lacovelli, Owner /Applicant, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Subdivision Approval and modification of conditions thereof, and 3. The Planning Board on March 2, 1999, has reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Part 11 prepared by the Town Planning staff, a letter requesting said modification from Orlando lacovelli to Fred Wilcox, dated January 4, 1999, and other application materials, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed modification of the condition of the previously granted Subdivision Approval; NOW, THEREFORE, BE IT RESOLVED. That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, neither a Full Environmental Assessment Form, nor an Environmental Impact Statement will be required. AYES - Wilcox, Kenerson, Thayer, Mitrano, Conneman. NAYS = None. The MOTION was declared to be carried unanimously. PUBLIC HEARING: Consideration of Modification of Condition 2(d) of Preliminary and Final Subdivision Approval for the Modification of Klondike Subdivision, granted on March 30, 19939 to delete the owner - occupancy restriction for Lots 1 and 3 (i.e., Tax Parcel No.'s 53 =1 -24.1 and 53 -1- 24.3), located at 315 and 309 Coddington Road just north of Juniper Drive, R -15 Residence District. Orlando lacovelli, Owner /Applicant. Chairperson Wilcox opened the public hearing at 8:01 p.m., and asked if any members of the public wished to be heard. Ken Ritter, 249 Coddington Road, stated about 6 or 7 years ago there was finalization of the Klondike Subdivision. Part of it was that he and his wife agreed that Mr. lacovelli could build an apartment building next to their property. The apartment building holds many students. The reason it is there and was given a special variance was that Mr. lacovelli agreed not to develop the lots as apartments. A main part of it was that it would be owner occupied. Mr. Ritter stated one of his concerns is that there are no sidewalks. He has requested the Town look into sidewalks or traffic control device at the entrance of Ithaca College. He is concerned someone will get hurt. The speed PLANNING BOARD PAGE 8 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED limit is 30 mph, but the average speed is 45 mph. When Mr, lacovelli promised that the apartment house was finished, it would be landscaped. The landscaping has not been finished. He is concerned about the character of the neighborhood with the addition of more students. Mr. Ritter stated they are not bad neighbors, but to add more students to the neighborhood changes the character of the neighborhood. He has noticed many families moving into the neighborhood. This was something that was agreed to, and now it is going to be changed. Gloria Molina, 307 Coddington Road, stated she has lived in the neighborhood for 5 years and she is concerned about the character of the neighborhood. She bought her home so she could raise her son in a decent neighborhood. Ms. Molina would like the neighborhood to remain as it is. With no other persons wishing to be heard, Chairperson Wilcox closed the public hearing at 8:07 p.m. Board Member Mitrano asked how does the applicant respond to the comments. Mr. Fabbroni stated it is a mixed neighborhood. They are saying the density they are proposing would address these issues. If they had 3 houses owner occupied, there could be a family and 2 boarders in each house. The speed limit is excessive on Coddington Road and there have been problems. They have had problems selling the house and the owner occupancy restriction restricts who would want to buy the house. Mr, lacovelli looks after his properties daily, lives in the neighborhood and has other family members in the neighborhood. He treats it as his neighborhood. Chairperson Wilcox stated he lives at 109 Juniper Drive and he lives in this neighborhood. He was actively involved as a resident in 1989 original subdivision. The board received copies of support letters. (See Attachment #1) Chairperson Wilcox stated he received a letter from a neighbor stating their concerns. Chairperson Wilcox asked if Mr. lacovelli has ever been cited for violations of the Zoning Ordinance. Attorney Barney stated there have been situations where there were more than the permitted number of occupants in an apartment, but they have been resolved. Board Member Kenerson stated there has been a problem with access on Coddington Road. He feels they need to look at the lot consolidations closer because of the view from driveways. If the driveway remains where it is, then there would not be a problem. Mr. Kanter stated there is a driveway to Lot 41 Chairperson Wilcox stated there are reasons to keep the driveway access to Lot 4 as far north as possible. Coddington Road has limited site distances. If Lot 2 is consolidated with Lot 1, it would force the entrance way to Lot 4 to remain as it is. Mr. Kanter asked if the garage is on Lot 1 or Lot 2. Mr. Fabbroni stated it is on Lot 2. PLANNING BOARD PAGE 9 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED Mr. Kanter stated the garage appears to be used by Lot 1 as well. Mr. Fabbroni stated the wooded area would be preserved. Chairperson Wilcox stated he talked to a neighbor and they were concerned about Lot 4. There was a large number of lots at one point and now it is one big lot. Attorney Barney asked if there was a declaration of Restricted Covenants recorded in 1993. The resolution should have a document prepared and submitted that modifies the existing conditions. Chairperson Wilcox stated the resolution states Lot 4 should remain owner occupied. Board Member Mitrano stated at this point she is disposed to voting against the proposal. There is still too much in the air. Mr. Fabronni stated the driveway will remain as is next to Lot 3. The covenants as suggested will be filed and become part of any abstract with any land sold. Board Member Mitrano stated she is concerned about the covenants. Attorney Barney stated the covenants he is referring to are ones drafted to implement the Planning Board's Resolution of 1993. It put the restriction of owner occupancy in place. Chairperson Wilcox stated if Lot 2 is consolidated Lot 1, the only legal place that the driveway to Lot 4 can occur is in the small strip of land. Mr. Kanter stated that is where the driveway was intended to be when Lot 4 was set up and is where the driveway is. Board Member Mitrano asked what year this project was before the board. Chairperson Wilcox stated in 1989 there was an original 13 lot subdivision. In 1993, the 13 lot subdivision was modified into a 5 lot subdivision. The fifth was on the eastern side of the railroad bed, South Hill Recreational Trail. It was deeded to the Town as a park and in giving up the previously approved subdivided lots, Mr. lacovelli took increased density and built a new structure located on Coddington Road near the rear entrance to Ithaca College. Board Member Mitrano asked if this proposal would have been passed in the previous subdivisions. Mr. Kanter responded what one board does at one time may not be the same as another board would do at a different time. The conditions on Coddington Road have continued to be mixed housing. PLANNING BOARD PAGE 10 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED Board Member Mitrano asked if this addition would tip the balance. Mr. Kanter stated he does not know how that would be determined. The balance currently is roughly 45% rental and two - family units versus 55% single family units. In a normal single family home, the rental situation is not known. This does not include illegal units in the homes. Several of these homes may have additional units. Attorney Barney stated the board at the time probably would have not approved this proposal. At the time the Town was very congnisent of the need to have owner occupancy as a restriction. The Town census found enforcing those provisions is very difficult. The Town has chosen not to enforce some restrictions in some of these areas. Today, the Town is less interested in having the owner occupancy limitation there. Board Member Thayer stated the driveway will be locked into its location because Lot 1 and Lot 2 will be consolidated. Board Member Mitrano asked if Board Member Thayer had faith the balance of the neighborhood would not shift tremendously. Board Member Thayer stated he did not think it was is a big percentage. Board Member Kenerson stated he did not see where the numbers are threatening. It is not a 13 lot subdivision. Lot 4 is large and only one house can be built on it. Chairperson Wilcox stated his concern is the stated desire of Mr. lacovelli in his initial materials to put four unrelated individuals in a house that is already there. This board does not deal with those issues, and if he wishes to pursue it, Mr, lacovelli can go to the Zoning Board of Appeals. There is the possibility that four students could live there no matter what, even if a zoning variance is not pursued. There have been situations that were rectified where there were more students than allowed. MOTION by Lawrence Thayer, seconded Robert Kenerson: WHEREAS: 1. This action is consideration of Modification of Condition 2(d) of Preliminary and Final Subdivision Approval for the Modification of Klondike Subdivision, granted on March 30, 1993, to delete the owner - occupancy restriction for Lots 1 and 3 (i.e., Tax Parcel No.'s 534-24.1 and 53 -1- 24.3), located at 315 and 309 Coddington Road just north of Juniper Drive, R -15 Residence District. Orlando lacovelli, Owner /Applicant, and 2. The Planning Board, in granting Preliminary and Final Subdivision Approval for the Modification of Klondike Subdivision on March 30, 1993, imposed certain conditions of approval, including Condition 2(d) that ... "any single -or two - family home built on Lots No. 2, 3, and 4 of the proposed plat be occupied by the owner of the structure, that no further PLANNING BOARD PAGE 11 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED subdivision of Lot No. 4 shall be allowed, and that upon the transfer of Lot 1 from the lacovelli family, that property shall be occupied by the owner of the property, "and 3. The applicant has submitted a request that the Planning Board delete the owner occupied restriction for Lots 1 and 3 (i. e., Tax Parcel No's. 53 -1 -24.1 and 53 -1- 24.3), and 4. The applicant has agreed to consolidate Lot 2 with either Lot 4 or Lot 1, and 5. 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 and modification of conditions thereof, has on March 2, 1999, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Part ll prepared by the Town Planning staff, and 6. The Planning Board, at a Public Hearing held on March 2, 1999, has reviewed and accepted as adequate a letter requesting said modification from Orlando lacovelli to Fred Wilcox, dated January 4, 1999, and other application materials. NOW THEREFORE, BE IT RESOLVED: 1. That the Planning Board hereby grants the above - referenced modification of Condition 2(d) of Preliminary and Final Subdivision Approval for the Modification of Klondike Subdivision, granted on March 30, 1993, to delete the owner - occupancy restriction for Lots 1 and 3 (i.e., Tax Parcel No.'s 53 -1 -24.1 and 534- 24.3), located at 315 and 309 Coddington Road just north of Juniper Drive, R -15 Residence District, Orlando lacovelli, Owner /Applicant, subject to the following conditions: a. Lot 2 (Tax Parcel No. 53 -1 -24.2) shall be consolidated with Lot 1 (Tax Parcel No. 53 -1- 24.1) no later than June 2, 1999, and submission to the Town Planning Department of the request to the Tompkins County Division of Assessment for consolidation of said parcels, and b. All other conditions of Planning Board approval granted for the modification of Klondike Subdivision on March 30, 1993 shall remain in effect, including that any single -or two - family home on Lot No. 4 shall be occupied by the owner of said structure, and that no further subdivision of Lot No. 4 shall be allowed, and C, All requirements of the Town of Ithaca Zoning Ordinance regarding the number of unrelated individuals that can legally occupy a dwelling unit shall apply to all of the above - referenced lots, unless a variance from same is granted by the Board of Appeals and, if necessary, a modified declaration of restrictive covenant be prepared by the applicant, approved by the Attorney for the Town, and recorded in the Tompkins County Clerk's Office, and PLANNING BOARD PAGE 12 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED d. Modification to conform to this resolution of any restrictive covenant that may have been filed in connection with the original restrictions, such modification to be reviewed and approved by the Attorney for the Town; if no covenants were previously recorded, such document is to be prepared by the applicant for submission to and approval by the Attorney for the Town and recorded in the Tompkins County Clerk's Office before this resolution shall be effective. AYES - Thayer, Kenerson, Mitrano, Conneman. NAYS - Wilcox. The MOTION was declared to be carried. AGENDA ITEM: SEAR Determination, Cornell University Squash Court Addition, Reis Tennis Center, 230 Pine Tree Road. Chairperson Wilcox opened the SEQR Determination for Cornell University Squash Court Addition at 8:36 p.m. Robert Blakeney, Cornell University, stated he has a copy of the master plan developed by Cornell University. The master plan was previously presented to the board for the Precinct 9 portion of the Cornell University campus. Pine Tree Road is at the top of the plan. Mitchell Street is to the north of the site. The existing Reis Tennis Center is shown along with the parking area in the front. The vehicular entrance is off Pine Tree Road. Behind the Reis Tennis Center are six outdoor tennis courts. A softball field is also in that area. The master plan anticipated an addition to the back side of the building for the accommodation for inside squash courts. It is an 8,325 square foot one -story addition and is attached to the back side of the building. It is entered through the front of the building. It would fit into the existing space between the back of the building and the outdoor courts. The proposed addition consists of six squash courts. Two of which will be exhibition courts and would have seating for spectators. The two courts have glass walls on two sides. The four remaining courts have a glass back wall. The courts would be sized in accordance with international competitive requirements for squash courts. Routine squash activities for the general public would continue to take place at Grumman. Board Member Mitrano asked if it would be available for regular playing when it was not being used for competition. Pat Graham, Cornell University Athletics, stated the courts would be used for team practice and for all competition. Board Member Mitrano asked if was available for faculty and staff. Mr. Graham stated they will still use the squash courts at Grumman. Chairperson Wilcox asked what the height of the squash courts are in relation to the height of the indoor tennis courts. PLANNING BOARD PAGE 13 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED Mr. Blakeney responded the building is approximately 20 feet high. The building that houses the indoor tennis courts is a double gable with a valley in the center. This addition is significantly lower than the indoor tennis courts. The addition will only be able to be seen from behind the building. Chairperson Wilcox asked if there was any problem with the drainage. Daniel Walker, Town Engineer, stated there are no problems. Chairperson Wilcox stated there is a retention pond below the site already. Mr. Walker stated when the original evaluation was done the basic impervious surface coverage that is encompassing the existing tennis courts, building and the addition was considered impervious. Board Member Thayer asked if the addition could be seen from Mitchell Street. Mr. Blakeney replied it will be well screened because of the foliage. Mr. Kanter asked what is the spectator capacity. Mr. Blakeney stated each of the exhibition courts provide for 100 spectator seats for a total of 200 seats. Chairperson Wilcox asked if there is sufficient parking for the spectator cars. Mr. Blakeney stated spectators would come by a variety of means. Many would come by bus. The intent is that the parking lot in front of the building would continue to serve the facility. In the event there is a need for over flow the lot between the Tennis Center and Equestrian Center could be used for parking. Given the calendar year there is a staggering of uses. Chairperson Wilcox stated in his opinion the lot to the east of the indoor facility does not have ample parking. How many cars can be parked in the adjacent gravel parking lot? Mr. Blakeney stated the gravel parking lot is much larger than the paved parking lot. Chairperson Wilcox asked if outdoor lighting is proposed. Mr. Blakeney stated there will only be safety lights as you exit the building. The proposed addition has emergency exits to the north and south. There will be general walkway lighting. With no further discussion, Chairperson Wilcox closed the SEQR Determination for the Cornell University Squash Courts at 8:50 p.m. MOTION by Robert Kenerson, seconded by Tracy Mitrano: PLANNING BOARD PAGE 14 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED WHEREAS: 1. This action is Consideration of Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of a one story, 8,325 + 1- square foot addition to the Reis Tennis Center located at 230 Pine Tree Road. Said addition will house six new indoor squash courts and will be located between the Reis Tennis Center Building and the existing outdoor tennis courts; Town of Ithaca Tax Parcel Nos. 60 -1 -8.2 and 60- 1-9.1, R -30 Residence District. Cornell University, Owner /Applicant; Robert Blakeney, 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 Site Plan Approval, and 3. The Planning Board, on March 2, 1999, has reviewed and accepted as adequate a Short Environmental Assessment Form, Part 1, submitted by the applicant, and a Part ll, prepared by the Town Planning Department, drawings entitled "Cornell University Squash Courts Addition to Reis Tennis Center, Ithaca, New York," including Sheet No. L -1, entitled "Site Plan," Sheet No. A 1 -1, entitled "Squash and Tennis Court Plan," Sheet No. A 1 -2, entitled "First Floor Plan, " Sheet No. A 1 -3, entitled "Roof and Reflected Ceiling Plan," Sheet No. A2 -1, entitled "Building Elevations," Sheet No. A2 -2, entitled "Building Sections," Sheet No. A34, entitled "Wall Sections," Sheet No. A4 -1, entitled "Details," and Sheet No. A5 -1, entitled "Squash Court and Interior Details," all dated February 22, 1999, and prepared Sasaki Associates, Inc., and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed site plan. NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed, and, therefore, neither a Long Environmental Assessment Form nor an Environmental Impact Statement will be required. AYES- Wilcox, Kenerson, Mitrano, Conneman, Thayer. NAYS- None The MOTION was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and a recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of a one -story 8,325 t square foot addition to the rear of the Cornell University Reis Tennis Center, to house six (6) indoor squash courts, said Center located at 230 Pine PLANNING BOARD PAGE 15 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED Tree Road on Town of Ithaca Tax Parcels NO. 60 =1 -8.2 and 6001- 1 -9.1, Residence District R -30. Cornell University, Owner /Applicant; Robert Blakeney, Agent. Chairperson Wilcox opened the public hearing at 8:52 p.m., and asked if any members of the public wished to be heard. With no persons present to be heard, Chairperson Wilcox closed the public hearing at 8:54 p.m. Chairperson Wilcox stated he thought it was coincidental that the squash courts could fit in between the tennis courts. The eventuality was planned when the site was laid out. Board Member Mitrano stated it is necessary. The other courts are older and more difficult to get to. MOTION by Tracy Mitrano, seconded by Lawrence Thayer: WHEREAS: 1. This action is Consideration of Preliminary and Final Site Plan Approval and Recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of a one story, 8,325 + 1- square foot addition to the Reis Tennis Center located at 230 Pine Tree Road. Said addition will house six new indoor squash courts and will be located between the Reis Tennis Center Building and the existing outdoor tennis courts, Town of Ithaca Tax Parcel Nos. 60 -1 -8.2 and 60 =1 -9.1, R -30 Residence District. Cornell University, Owner /Applicant; Robert Blakeney, 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 Site Plan Approval, has reviewed and accepted as adequate a Short Environmental Assessment Form, Part 1, submitted by the applicant, and Part 11, prepared by the Town Planning Department, and has, on March 2, 1999, made a negative determination of environmental significance, and 34 The Planning Board, at a Public Hearing on March 2, 1999, has reviewed and accepted as adequate, drawings entitled "Cornell University Squash Courts Addition to Reis Tennis Center, Ithaca, New York," including Sheet No. L1, entitled "Site Plan," Sheet No. Al-1, entitled "Squash and Tennis Court Plan," Sheet No. A 1 -2, entitled "First Floor Plan," Sheet No. A 1 -3, entitled "Roof and Reflected Ceiling Plan," Sheet No. A24, entitled "Building Elevations," Sheet No. A2 -2, entitled "Building Sections," Sheet No. A34, entitled "Wall Sections," Sheet No. A4 -1, entitled "Details," and Sheet No. A5 -1, entitled "Squash Court and Interior Details," all dated February 22, 1999, and prepared Sasaki Associates, Inc., and other application materials. NOW, THEREFORE BE IT RESOLVED. 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, PLANNING BOARD PAGE 16 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed construction of a one story, 8,325 + 1= square foot addition to the Reis Tennis Center to house six (6) new squash courts, as shown on the drawings entitled "Cornell University Squash Courts Addition to Reis Tennis Center, Ithaca, New York, " including Sheet No. L1, entitled "Site Plan, " Sheet No. A 1 -1, entitled "Squash and Tennis Court Plan, " Sheet No. A 1 -2, entitled "First Floor Plan," Sheet No. A1-3, entitled "Roof and Reflected Ceiling Plan," Sheet No. A24, entitled "Building Elevations," Sheet No. A2 -2, entitled "Building Sections," Sheet No. A3 -1, entitled "Wall Sections," Sheet No. A44, entitled "Details," and Sheet No. A5 -1, entitled "Squash Court and Interior Details," all dated February 22, 1999, and prepared Sasaki Associates, Inc., and other application materials, subject to the following conditions to be met prior to the issuance of a building permit: a. the granting of Special Approval by the Zoning Board of Appeals, b, submission of one original or mylar copy of the final site plan (Sheet No. L -1) to be retained by the Town of Ithaca. AND BE IT FURTHER RESOLVED. 1. That the Planning Board, in making its recommendation regarding Special Approval to the Zoning Board of Appeals, determines the following: a. there is a need for the proposed use in the proposed location, as demonstrated by the applicant; b, the existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed use; C, the specific proposed change in land use as a result of the proposed project is in accordance with a Comprehensive Plan of development for the Town of Ithaca. 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be granted. AYES- Wilcox, Mitrano, Thayer, Kenerson, Conneman. NAYS - None. The MOTIONwas declared to be carried unanimously. AGENDA ITEM: SEAR Determination, Cornell University Campus Road Reconstruction, between Tower Road and Caldwell Road. PLANNING BOARD PAGE 17 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED Chairperson Wilcox opened the SEQR Determination for Cornell University Campus Road Reconstruction at 8:56 p.m. Kim Martinson, Cornell University, stated the plan is to rebuild Campus Road between Tower Road and Caldwell Road. It is approximately 1200 feet of road. It is being increased to 30 foot wide which will include bicycle lanes on each side. Do to the increase and realignment of the road there is curb removal. In addition to rebuilding the road, they are trying to correct a hazardous situation which is the many inconsistent exits from B Parking Lot. By doing so they plan to eliminate the number of entrance /exits onto the road and reduce it to four. Then the future of B Parking Lot needed to be looked at. It is not part of the current project. It is something that will be done as phase II of this project. This is a preliminary schematic plan for what B Parking Lot is foreseen to look like. The intent is to remove the landscape islands for maintenance reasons. It is very difficult to plow. This will allow for more parking spaces. At the end of the project there will be 171 parking spaces. The larger islands will remain to maintain the greenery. The current project will install the curbing along the south side of the road, and increase a driving lane inside B Parking Lot. In addition to rebuilding the road, five lights will be installed along the north side. There is currently evenly spaced lighting along the sidewalk. The sidewalk will be extended to Caldwell Road and they will install five additional lights to continue the sequence of lighting. There will be an emergency entrance into Poultry Virus Lab. This is going to be bid as an alternate to the project. It is not guaranteed, but it is being looked into. Board Member Kenerson asked if B Parking Lot is going to be repaved and will it change the storm water runoff situation. Ms. Martinson stated when the lot is reconstructed there will be grade changes. The drainage of the lot will be addressed at that time. It is anticipated to happen within the next five years. Mr. Kanter stated some of the storm drains on the roads are being relocated or rebuilt. Ms. Martinson stated the drainage on the road is being updated. It will go into the same system, but there are a couple new catch basins being located to upgrade the system. Board Member Thayer asked if the additional lighting will be the same as the current lighting. Ms. Martinson responded yes. The light on the corner will be a two -way light. Chairperson Wilcox asked if the new poles will be the same height as the existing poles. Ms. Martinson replied yes. Chairperson Wilcox asked someone to explain why there maybe increases in traffic as a result of a traffic signal. Mr. Kanter stated he does not necessarily agree with that philosophy. The fact there is a traffic signal at Caldwell Road will not necessarily increase traffic on Campus Road. He does think PLANNING BOARD PAGE 18 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED because of the way both Tower Road and Campus Road are being reconfigured, it is meant to be more of a through route to serve areas of campus than before. The purpose of the project is to enhance access to those facilities. It is the primary reason why there would be increase in traffic. Ms. Martinson stated Tower Road is considered their main entrance to the campus in this area. By adding a traffic light, some schools of thought are that people traveling on Route 366 may turn onto Caldwell Road rather Tower Road. Mr. Kanter stated the traffic signal is in the process of being installed. Chairperson Wilcox asked what is the thinking behind segmenting the project. Ms. Martinson stated from a design standpoint she cannot ignore the fact that they are looking into the future and trying to incorporate this design with the current road. She wanted to bring it to the Planning Board's attention rather than surprising them in the future. Mr. Kanter stated it is good to know what the parameters are, but they cannot expect Ms. Martinson to prepare details of the future plan when they do not know what is involved yet. The segmentation aspect is addressed because it is recognizing it will be done in the future, but there is not enough information to assess it at this point. Approving the Campus Road project does not commit the Town or Cornell into pursuing Phase II. Chairperson Wilcox stated the issue of segmentation in regards to SEQR has come about because when SEQR was first enacted, there was the potential for a developer to propose a small development which might not exceed certain thresholds. They would then later bring the second and third phase. Accumulatively the effects such that a Full Environmental Impact Statement should have been done. There were ways to avoid it by segmentation and phasing of a project. This is why the board is careful when a segmented project is before the board. Mr. Kanter stated that is why there are some references in the proposed SEQR resolution dealing with the segmentation issue. Chairperson Wilcox stated there is a staging area on the eastern end of the parking lot. Is it for the construction crews, equipment, stock piling fill /gravel? Are there issues from runoff from the fill that need to be addressed? Ms. Martinson responded the area will be for contractors, equipment, but stock piling has not been approved. She does not foresee any problem with the runoff. Board Member Mitrano asked how long will this project take? Ms. Martinson stated it will start in June and end by September. Mr. Walker stated the biggest disturbed area will be the grindings pile. It has been done a number of times with minimal runoff. Since this is going onto an existing parking area with drainage PLANNING BOARD PAGE 19 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED routed, the final sediment control plan will show the inlets are protected from runoff. When the road is opened up it will be dirt. There will be erosion control around the area. Mr. Walker stated he does not anticipate any major problems. MOTION by George Conneman, seconded by Robert Kenerson: WHEREAS: 1. This action is the consideration of Preliminary Site Plan Approval and a recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed reconstruction of Campus Road, between Tower Road and Caldwell Road, to consist of rebuilding and realigning that portion of Campus Road, modification of the entrances to B Lot parking area to reduce the number of curb -cuts on Campus Road, modification of the intersection at Caldwell Road, addition of bicycle lanes, revision of the sanitary and storm sewer system, and installation of lighting and landscaping. The project site is located off of Dryden Road (Route 366), Tax Parcel No's. 63 =1 -2.2, 634-121 63- 1 -3.1, 634-3.3, 67 =1 -10.2, and 674-10.6. Residence District R -30. Cornell University, Owner /Applicant; Kim Martinson, 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 Site Plan Approval, and 3. The Planning Board, on March 2, 1999, has reviewed and accepted as adequate a Short Environmental Assessment Form Pt. I submitted by the applicant and a Part /I prepared by the Town Planning Department, a site plan submission which includes a drawing set entitled "Campus Road Reconstruction Tower Rd. to Caldwell Rd.," prepared by Cornell University Planning, Design and Construction, dated Jan. 29, 1999, and other application materials, and 4. The Campus Road Reconstruction project is the first phase of a larger, twomphase project, the second phase of which involves the redesign and reconstruction of the B Lot parking area. The two phases are independent of each other, and are unrelated activities that will require individual determinations of environmental significance pursuant to the NYS Environmental Quality Review Act (SEQRA). The applicant has requested that the Campus Road Reconstruction project be segmented from the second phase B Lot project for purposes of environmental review, and 5. In specific instances, said segmentation of environmental review under SEQRA is allowed, and 6. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed site plan for the Campus Road Reconstruction project, and 7. The Short Environmental Assessment Form includes references to both the currently proposed phase and future conceptual phase of the project, which references are only to PLANNING BOARD PAGE 20 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED provide additional information, and the future phase B Lot project is not being considered or reviewed by the Planning Board at this time. NOW, THEREFORE, BE IT RESOLVED. That per the requirements in Part 617.3(g) of the New York Consolidated Rules and Regulations, the segmentation of the above referenced action from future phases of the overall proposal is warranted, given that 1. the Campus Road reconstruction project is not dependent upon any future phase of the project, 2. Town Planning Board approval of the Campus Road reconstruction project does not commit the Town to approval of any future phase of the overall project, and 3, segmentation of the environmental review of the road reconstruction from the future phase of the overall project will not be less protective of the environmental than combining said review with review of the overall project. AND BE IT FURTHER RESOLVED. That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. AYES= Wilcox, Conneman, Kenerson, Mitrano, Thayer NAYS = None. The MOTION was declared to be carried unanimously. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval and a recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed reconstruction of Campus Road, between Tower Road and Caldwell Road, to consist of rebuilding and realigning that portion of Campus Road, modification of the entrances to B Lot parking area to reduce the number of curb -cuts on Campus Road, modification of the intersection at Caldwell Road, addition of bicycle lanes, revision of the sanitary and storm sewer system, and installation of lighting and landscaping. The project site is located off of Dryden Road (Route 366), Tax Parcel No's. 63- 1 -2.2, 63 =1 -129 63- 1 -11, 63- 1 -13, 67 =1 -10.2, and 67 =1 -10.6. Residence District R -30. Cornell University, Owner /Applicant; Kim Martinson, Agent. Chairperson Wilcox opened the public hearing at 9:15 p.m., and asked if any members of the public wished to be heard. PLANNING BOARD PAGE 21 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED Bruce Brittain, 135 Warren Road, stated his concern is the intersection of Campus Road with Caldwell Road. It looks as if the curbs are being brought in before Caldwell Road. It implies that there is a plan a foot to widen Caldwell Road. Mr. Brittain stated he wondered what the Town's thinking is relative to Caldwell. Chairperson Wilcox stated it will be addressed in Site Plan Review. Staff will point out some of the discussion between Cornell University and the Town of Ithaca with regard to coordinating the Town's improvements to Caldwell Road with Cornell University's improvements to Campus Road. Chairperson Wilcox closed the public hearing at 9:18 p.m. Mr. Kanter stated Mr. Walker, Mr. Noteboom and himself have had several meetings with Cornell University coordinating plans for Caldwell Road. Nothing has been formally approved. It is something the Town has been thinking about for a number of years. The fact that Cornell University has plans for working on the adjacent road has encouraged the Town to make plans for Caldwell Road. Mr. Walker stated when Cornell University came to the Town saying they were going to improve Campus Road, the Town looked at the turning radius issues. Cornell University has large vehicles making deliveries and large animal trailers in the area. Access onto Route 366 has always been a question because of tie -ups at this intersection. This intersection will have a traffic signal. The Cornell Ithaca Transportation Committee is talking about improving safety at this intersection. The left turn angle is a major issue of concern. The intersection of Route 366 and Caldwell Road is wide. It was decided to have a left turning lane on Caldwell Road into Campus Road. They are looking at having a three -way stop at this intersection. One reason is to make traffic movements safer, and to make it safer for pedestrians to cross. The sidewalk in the Cornell University plan is coming up and crossing Campus Road and then a crosswalk to the Gutterman Labs. Currently there is no control. Mr. Walker stated because there are three lanes, they cannot go to two lanes. It tapers the road to two lanes so that the service entrance to the Vet School would have two lanes. This is not a finalized project. The Town did not plan to do Caldwell Road this year. It was thought it would be better to complete the intersection at one time. He will be meeting with the Cornell Ithaca Transportation Committee March 3 and he can discuss Planning Board concerns. This will be more expensive than a two lane road. They are reviewing alternate costs. It will be discussed on March 3 and will be discussed by the Town Board. There is not a need to do both projects at the same time. There will not be a big grade change between Campus Road and Caldwell Road. It would be easier to complete all construction at once. The Cornell University plan is showing a larger radius to allow tractor trailers to make a large turn. This median will give more room because a large tractor trailer can swing out into the median, but not into the opposing traffic lane. The Highway Superintendent is prepared to do the project this year, but it does not need to be done. These are 12 foot wide lanes with 6 foot paved shoulders. Board Member Thayer asked are there any cost savings by doing it now. PLANNING BOARD PAGE 22 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED Mr. Walker responded there maybe some savings. The Town planned to do the project with their own forces. He does not anticipate any significant cost savings. The Town and Cornell are trying to coordinate so that pavement does not get removed. The Town would not normally put curb on this road, but to keep the consistency with the Cornell Road system, the Town is willing to allow them to extend the curb. Chairperson Wilcox stated with a light at Caldwell Road and Route 366 and a stop sign at Campus and Caldwell Roads, it might detour traffic off Caldwell Road, Mr. Walker stated if Caldwell Road is going to be a major entrance into the campus, it is anticipated most of the traffic will come in from Route 366 and make a turn onto Campus Road. This will be a more popular route when exiting B Parking Lot. Mr. Brittain stated the three lanes at Route 366 makes sense. He does not see the need for the three lanes at the all -way stop. The all -way stop will allow the left turn to work easily. Most of the traffic flow will be on Caldwell Road. It is interesting that the walkways cross the two most heavily trafficked parts of the intersection. High traffic roads need to be tapered, but they are not needed when approaching a stop sign. It is more road, pavement and expense than necessary. Chairperson Wilcox stated the Caldwell Road project is a project of the Town Board and not the Planning Board. It was thought necessary to present this information to the Planning Board in- conjunction with the Cornell University project. Mr. Kanter stated in regards to the turning lane on the north side of the intersection there had been some discussion of having this area be a grass median or other material rather than asphalt. It is a possibility. Board Member Thayer stated the area is there for the purpose of big trucks swinging out and making a turn. Mr. Kanter stated it would depend upon the turning radius of the intersection. Ms. Martinson stated she can address the crosswalk concern. The thought on campus is if you watch students, they head directly to where they are going. Another thought is that there is not a sidewalk on the east side of Caldwell Road. At a future date a sidewalk maybe planned to go into the Plantations. Mr. Walker stated the crosswalk across Caldwell Road connects with the existing walkway into the Gutterman Labs. Another reason it is on that side is because there maybe some people parking in the B Parking Lot going into the Lab and then they do not need to cross two roads to get there. Board Member Kenerson asked what type of landscaping they have planned. PLANNING BOARD PAGE 23 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED Ms. Martinson stated that at the time of submission, the planting plan was not available. In the next submission it will be included. The intent is to have Crab Apple trees as well as Ash trees and Bear Root plantings. Chairperson Wilcox stated this is Preliminary Site Plan Approval. The proposed resolution has a condition for submission of a detailed planting schedule. John Guttenburger, Cornell University, stated he wanted to make sure that there was not any confusion over the increased traffic on Campus Road. The project as requested is not a generator of traffic. It is designed to make traffic move more safely. Cornell University and the Town asked the State to install traffic signals at Route 366 /Caldwell Road and Route 366/Tower Road. Shirley Egan, Cornell University, stated she has a concern about the resolution under 2 Condition g. Mr. Walker stated that these projects may not take place at the same time. She is concerned about seeing a condition that there be a draft agreement to cover Cornell University's share of costs for the improvements to Caldwell intersection. Attorney Barney stated there are changes being made to some intersections that accommodate Cornell University which may involve cost to the Town of Ithaca. The Town wanted to leave open the opportunity to discuss this matter with Cornell. Ms. Egan asked if the Town would be far along enough in their plans to have a draft plan ready. Mr. Walker stated the Town is 75% complete in their design plans. We have a budget, but the Town Board has not approved it. Ms. Martinson asked if it is not resolved between the Town and Cornell University before Final Site Plan, does it prevent this project from being approved. Attorney Barney stated the board can waive the conditions they set. Mr. Kanter stated the Town Board might decide not to do the project this year. MOTION by Tracy Mitrano, seconded by Lawrence Thayer: WHEREAS: 10 This action is the consideration of Preliminary Site Plan Approval and a recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed reconstruction of Campus Road, between Tower Road and Caldwell Road, to consist of rebuilding and realigning that portion of Campus Road, modification of the entrances to B Lot parking area to reduce the number of curb -cuts on Campus Road, modification of the intersection at Caldwell Road, addition of bicycle lanes, revision of the sanitary and storm sewer system, and installation of lighting and landscaping. The project site is located off of Dryden Road (Route PLANNING BOARD PAGE 24 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED 366), Tax Parcel No's. 634-2.2, 634-12, 634-3.1, 634-3.3, 67440.2, and 67440.6. Residence District R -30. Cornell University, Owner /Applicant; Kim Martinson, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Site Plan Approval, has, after reviewing and accepting as adequate a Short Environmental Assessment Form Part 1 submitted by the applicant and a Part 11 prepared by the Town Planning Department, on March 2, 1999, made a negative determination of environmental significance, and 3. The Planning Board, at a Public Hearing on March 2, 1999, has reviewed a site plan submission which includes a drawing set entitled "Campus Road Reconstruction Tower Rd. to Caldwell Rd.," prepared by Cornell University Planning, Design and Construction, dated Jan. 29, 1999, and other application materials. NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary Site Plan Approval, as shown on the Preliminary Site Plan Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary Site Plan Approval to the proposed site plan as shown in a site plan submission which includes drawings entitled, "Campus Road Reconstruction Tower Rd. to Caldwell Rd.," prepared by Cornell University Planning, Design and Construction, dated Jan. 29, 1999, and other application materials, subject to the following conditions to be met prior to Final Site Plan Approval: a. granting by the Zoning Board of Appeals of the required Special Approval for the proposed project; be submission of construction details of all proposed improvements and detailed sizing and final material specifications of all improvements for review and approval by the Town Engineer; C, submission of detail cut - sheets of all lighting fixtures, including type and intensity of bulbs; d. submission of a detailed landscaping plan and planting schedule, including location, and type, number and size of plant materials proposed; e. revision of sheets 4 and 5 (grading plans) to include the name and seal of the registered land surveyor or engineer who prepared the topographic survey and date of survey; PLANNING BOARD PAGE 25 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED f. submission for retention by the Town of Ithaca of an original or mylar copy and two paper prints of the following drawings, revised as required above: Sheet 1 (Cover Sheet), Sheet 2 (Demolition Plan), Sheet 3 (Layout Plan), Sheet 4 (Grading Plan & Profile West End), Sheet 5 (Grading Plan & East End), Sheet 7 (Utility Plan), Sheet 16 (Untitled - includes details), and Landscaping Plan and Planting Schedule (to be prepared); g1 submission of a draft agreement for consideration between the Town of Ithaca and Cornell University regarding Cornell's share of costs for the improvements to the Caldwell Road intersection and approaches, under consideration by the Town, that are directly related to the Campus Road reconstruction project; ho receipt of any required permits for work to be done within the Caldwell Road right -of- way from the Town of Ithaca Highway Superintendent. im submission and approval by the Town Engineer of all plans for cutting, removing, storage, and installation of fill showing locations, and sedimentation and erosion control measures at each location in the Town of Ithaca. AND BE IT FURTHER RESOLVED. 1. That the Planning Board, in making recommendation to the Zoning Board of Appeals, determines the following: a. there is a need for the proposed use in the proposed location, as demonstrated by the applicant; b, the existing and probable future character of the neighborhood will not be adversely affected as a result of the proposed reconstruction of Campus Road; co the specific use as a result of the proposed project is in accordance with a comprehensive plan of development for the Town of Ithaca. 2. That the Planning Board reports to the Zoning Board of Appeals its recommendation that the aforementioned request for Special Approval be approved. AYES - Wilcox, Mitrano, Thayer, Kenerson, Conneman. NAYS - None. The MOTION was declared to be carried unanimously. AGENDA ITEM: Consideration of Determination of Significance of Environmental Impact pursuant to the N.Y.S. Environmental Quality Review Act (SEQRA) regarding site plan approval for the proposed construction of Phase II of the Summerhill Apartments, consisting of 84 apartment units, 117 parking spaces, walkways, and landscaping, located on a 6.4 t acre PLANNING BOARD PAGE 26 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED parcel on Summerhill Lane, Town of Ithaca Tax Parcel NO. 62 -2- 1.127, MR Multiple Residence District. The project site contains a 0.343 t acre delineated wetland, which will be incorporated into a storm water retention and drainage system. The project will also require yard variances from the Zoning Board of Appeals. Ivar Jonson, Owner /Applicant; Lawrence P. Fabbroni, P.E., L.S., Agent. Chairperson Wilcox opened Determination of Significance of Environmental Impact pursuant to the N.Y.S. Environmental Quality Review Act (SEQRA) of Phase II of Summerhill Apartments at 9:48 p.m. Larry Fabronni, Engineer, stated this is a continuation of a project that was before the board in February of 1998. It is the rear portion of a multiple residence zoned site. The front was developed in the early 1980s. East Hill Plaza is to the west of the site. Best Western Motel is to the immediate west. The site faces the parking lot of the motel. The dental office is to the south. In the early 1980s the site was approved for a 108 apartments. The area is zoned multiple family. The advantage to this site is the convenience to the necessary support of the residential area. There are recreational opportunities with the Ides Bowling Center and the Reis Tennis Center within walking distance. The transit system serves the plaza. The East Ithaca Bikeway and the walkway down Mitchell Street supply alternate modes of transportation. It is close to Cornell University and downtown Ithaca. Mr. Fabronni stated a year ago the Planning Board talked about trying to evolve the site plan to have open space interior to the site. There is a variance request as part of this proposal to shorten the front yard requirements, rear yard requirements, and the side yard requirements. There was a provision for a bikeway /walkway along the road. The buildings have been turned around from what was presented before. This gained a lot of open space. The buildings have been moved closer to the parking. There are hedge rows that they intend to preserve. The stream on the site comes from the agricultural fields to the east, through the site, through a storm sewer, along the back of Ellis Hollow Apartments, through the CFCU site, under the entrance to the plaza, and then across Pine Tree Road. From the point it crosses Pine Tree Road until Six Mile Creek it is a deep ravine. They plan to keep it intact. There are two different storm water analysis. Both verify that what has happened for twenty years will be sufficient for what is planned. The irony on the drainage of the site is that there will be faster runoff from this site. This results in less of a peak runoff through the covert than in the after condition. Their intention is not to disturb the wetland. This wetland did not exist in 1980 so it is a fairly new feature. It was caused by backups along the stream and the wet nature of the area. A silt fence will be installed during the project. The 84 units are in 8 unit buildings. The buildings are two - story. There is one 10 unit building, one 12 unit building and one 6 unit building. Mr. Fabronni stated he felt there was a good feeling from the last discussion the board had on this project. The idea is to have more up -scale apartments. The proximity to Cornell University and downtown make it a more favorable location. They feel it does not conflict with anything that they have been looking at. The possibility of having a retention area has been looked at, but the study shows there will be natural retention. There is a low history of flooding. PLANNING BOARD PAGE 27 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED There is a balance of buildings to the sewer lines. The water line dead ends in Phase I which is not the most desirable thing in a water system. Phase II will create a route from one dead end to the other. This will create a loop system. There are hydrants at key locations within the project. Most of the apartment projects in the Town are from the 1980s and the side yards having parking. The natural hedge row and wooded area will be maintained. There is some buffer between the parking lot and the project. Summerhill Lane will be extended about 100 feet beyond the upper driveway. The radius on the driveway has been increased. Eventually the driveway will be paved and there will be enough room for large trucks to turn around. The board members of the time hoped this road would be looped out to Judd Falls Road. This will allow that to happen at a future point in time. The siding will be a type of natural wood. Chairperson Wilcox stated when the Planning Board had a sketch plan review of this project it asked the buildings be moved back from the wetland. It is the hope the Zoning Board of Appeals concurs. George Frantz, Assistant Town Planner, stated he used the Institute of Transportation Engineers Generation Handbook and applied it to this project. He also did it in light of the CFCU Branch, the proposed Burger King and combined the numbers from all three projects to assess the impact on the intersection of Ellis Hollow Road, Judd Falls Road and Mitchell Street. Mr. Frantz stated he limited it to that intersection because the number of trip that this project will generate will not be significant enough to notice at other intersections. As far as the peak hour trip generation, it is about 100 trips. Only 32% would be going to the apartment complex. The other 68% going to work. They did not find any significant adverse impacts as far as traffic. The intersection is more than adequate to handle the traffic. Chairperson Wilcox asked Mr. Walker if he would like to comment on the drainage. Mr. Walker stated he did not have a comment at this time. He has not had enough time to fully evaluate the information. Chairperson Wilcox stated there have been drainage issues in the area. Mr. Walker stated there are drainage issues in the area. There is a significant problem in the area of significant runoff and storage. It may not be directly related to anything happening downstream, but there are problems downstream. Mr. Walker stated he has question on how to deal with the upstream water shed delineation. Chairperson Wilcox asked if it is possible to deal with runoff issues on site? Mr. Walker responded he does not think the project will create a bigger problem. They may need to disturb some of the wetland to solve the problem. Chairperson Wilcox stated Mr. Walker needs to review what has been proposed to determine whether it is adequate. He assumes what is labeled Engineer's Report is the applicant's report. It explains drainage patterns with underground drainage tiles. PLANNING BOARD PAGE 28 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED Mr. Walker stated there are some assumptions made that he does not fully agree with. There is no control over what is happening there. Board Member Mitrano stated she is interested in hearing what Mr. Walker has to say after he has had a chance to review the drainage. Chairperson Wilcox stated they have comments from the Town Environmental Review Committee and they have not had an opportunity to review them. Mr. Walker stated there are significant water shed issues to be dealt with in the area. Mr. Fabronni stated it is a difficult site to know how to go about correcting. There are a lot of unknowns about how the water travels off the land to the east. He stated water could be backed up from the covert into the fields to the east and not impact this project at all. Mr. Fabronni stated he did not think it was up to him to back up water into a field off the project site. It takes more than him and his developer to deal with all the problems. It could all be beneficial to problems foreseen. It will take a collective solution by more than one landowner. They can say with certainty that they can detain the added runoff from this site in any way preferred. Mr. Fabronni stated that until he walked the land to the east, he could not presume it. He spent enough time to share his experiences. He saw where the water ended up at Cascadilla Creek. When you walk the entire area you get more of an idea of what was happening. The calculations are conservative compared to what actually happens. There is no getting around profiling the depth and the size of the pipe on Pine Tree Road. The one that crosses under Pine Tree Road, there is no way of getting around it. Chairperson Wilcox stated Mr. Walker needs to look at the drainage more closely. What is proposed for the exterior of the buildings? Mr. Fabronni stated it will be wood siding or vinyl siding with a wood look. The exterior lighting will be low level lighting to mark the walkways. It will be minimal lighting on the corners of the buildings for security. Mr. Frantz stated the Environmental Review Committee raised the question if 117 parking spaces are necessary. Unfortunately the zoning requires 112. This is one of the times the Environmental Review Committee received the Environmental Assessment Form before staff had fully reviewed the Environmental Assessment Form. Mr. Kanter stated they do not have much information about the wetland. He wondered who completed the wetland survey. Mr. Fabronni responded it was a wetland professional and the survey was completed in the fall of 1997. He did the physical land survey and flag delineation in December of 1997. There has not been noticeable siltation in the area. One of the concerns of using a wetland as a holding area might be how will it soak up in time. It is clear to him that it has not happened. Once Mr. Walker and himself are able to walk the land it will be apparent why. The area east of the property is very flat and holds water temporarily. PLANNING BOARD PAGE 29 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED Mr. Kanter stated they asked Mr. Fabronni for any type of report done on the wetland because it might be helpful to the Planning Board. If there is a report the wetland expert did it would be helpful. Mr. Fabronni stated they do not propose to alter the area. A year ago everyone felt it was a marginal meeting the three indicators that the area is a wetland. This became a wetland because it was manmade. Mr. Kanter asked if there is something that can be provided to the board in writing that documents what caused the wetland. Chairperson Wilcox asked Mr. Fabronni to do his best on getting a report from the wetland specialist. MOTION by Lawrence Thayer, seconded by Robert Kenerson: WHEREAS: 1. This action is the Consideration of Determination of Significance of Environmental Impact pursuant to the N.Y.S. Environmental Quality Review Act (SEQRA) regarding site plan approval for the proposed construction of Phase II of the Summerhill Apartments, consisting of 84 apartment units, 117 parking spaces, walkways, and landscaping, located on a 6.4 +/= acre parcel on Summerhill Lane, Town of Ithaca Tax Parcel No. 62 -2- 1.127, MR Multiple Residence District. IvarJonson, Owner /Applicant; Lawrence P. Fabbroni, P.E., L.S., Agent, and 2. This is a Type I Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval, and 3. The Planning Board, on March 2, 1999, has reviewed and accepted as adequate a LEAF Environmental Assessment Form Pt. I submitted by the applicant and a Part II prepared by the Town Planning Department, a set of drawings entitled "Summerhill Apartments Phase I! Site Plan'; dated 12129198; Summerhill Apartments Water & Sewer Plans'; dated 1118199; "Summerhill Apartments Phase II Yard Setbacks, dated 1124199; Summerhill Apartments Phase II Landscaping & Drainage, dated 1125199, "Drainage Plan N. T. S." (undated), and other application materials, prepared by Lawrence P. Fabbroni, L. S,, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed site plan. NOW, THEREFORE, BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. PLANNING BOARD PAGE 30 MARCH 2, 1999 APPROVED - APPROVED - APPROVED. APRIL 6, 1999 - APPROVED - APPROVED - APPROVED AYES- Wilcox, Thayer, Kenerson, Mitrano, Conneman. NAYS- None. The MOTION was declared to be carried unanimously. AGENDA ITEM: APPROVAL OF MINUTES = JANUARY 199 19990 MOTION by Fred Wilcox, seconded by Tracy Mitrano. RESOLVED, that the Planning Board does hereby approve and adopt January 19, 1999 as the official minutes of the Town of Ithaca Planning Board for the said meeting, with clerical corrections as presented. THERE being no further discussion, the Chair called for a vote. AYES: Wilcox, Conneman, Kenerson, Mitrano, Thayer. NAYS: NONE. The MOTION was declared to be carried unanimously. OTHER BUSINESS: Chairperson Wilcox stated this is Ms. Balestra's last meeting. Ms. Balestra stated that she is leaving the Town in pursuit of thesbian interest. She will remain on Town Staff until a replacement is found. Chairperson Wilcox stated he has a letter from Mr. Kanter to Mr. Frost stating something maybe happening to deal with the lighting at Big AI's Hilltop Quickstop, Mr. Herzing is willing to investigate his options. He did point to Section 46 =b of the Zoning Ordinance that the Planning Board just recommended be eliminated. Mr. Kanter stated there will not be a quorum for the second meeting in March. He asked if the board was willing to post -pone the meeting until March 23. The Planning Board agreed to post -pone the March 16 meeting until March 23. Mr. Kanter stated they have received materials for Burger King and they will try and send the material out earlier than usual. AGENDA ITEM: ADJOURNMENT: Upon MOTION, Chairperson Wilcox declared the March 3, 1999, Meeting of Town of Ithaca Planning Board duly adjourned at 10:41 p.m. PLANNING BOARD PAGE 31 MARCH 2, 1999 APPROVED - APPROVED - APPROVED - APRIL 6, 1999 - APPROVED - APPROVED - APPROVED Prepared by: Carrie L. Coates, Keyboard Specialist/Minutes Recorder Mary Bryant, Administrative Secretary for the Town of Ithaca Planning Board. TOWN OF ITRACA PLANNING BOARD 126 East Seneca Street Ithaca,New York 14850 Tuesday,March 2, 1999 AGENDA 1. Persons to be heard. 7:30 P.M. PUBLIC HEARING:Consideration of a Recommendation to the Zoning Board of Appeals regarding a sign variance proposed at the Wonderland Motel located at 654 Elmira Road in order to replace the existing sign,Town of Ithaca Tax Parcel No.33-3-6,Business"C"District. Nayana,Inc.(Wonderland Motel),Owner/Applicant;Joanne Austin,Pac Sign Co.,Inc.,Agent. 7:45 P.M. PUBLIC HEARING:Consideration of a Recommendation to the Town Board regarding enactment of a local law amending Section 46-b of the Town of Ithaca Zoning Ordinance pertaining to site plan requirements. 7:55 P.M. SEQR Determination,Modification of Condition regarding owner-occupancy restrictions,315 and 309 Coddington Road. 8:00 P.M. PUBLIC HEARING:Consideration of Modification of Condition 2(d)of Preliminary and Final Subdivision Approval for the Modification of Klondike Subdivision,granted on March 30, 1993,to delete the owner-occupancy restriction for Lots 1 and 3(i.e.,Tax Parcel No.'s 53-1-24.1 and 53-1-24.3), located at 315 and 309 Coddington Road just north of Juniper Drive,R-15 Residence District. Orlando lacovelli,Owner/Applicant. d:15 P.M. SEQR Determination,Cornell University Squash Court Addition,Reis Tennis Center,230 Pine Tree Road. 8:20 P.M. PUBLIC HEARING:Consideration of Preliminary and Final Site Plan Approval and a recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of a one-story 8,325+/-square foot addition to the rear of the Cornell University Reis Tennis Center,to house six(6) indoor squash courts,said Center located at 230 Pine Tree Road on Town of Ithaca Tax Parcels No.60- 1-8.2 and 60-1-9.1,Residence District R-30. Cornell University,Owner/Applicant;Robert Blakeney, Agent. 8:35 RM, SEQR Determination,Cornell University Campus Road Reconstruction,between Tower Road and Caldwell Road. 8:40 P.M. PUBLIC HEARING:Consideration of Preliminary Site Plan Approval and a recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed reconstruction of Campus Road, between Tower Road and Caldwell Road,to consist of rebuilding and realigning that portion of Campus Road,modification of the entrances to B Lot parking area to reduce the number of curb-cuts on Campus Road,modification of the intersection at Caldwell Road,addition of bicycle lanes,revision of the sanitary and storm sewer system,and installation of lighting and landscaping. The project site is located off of Dryden Road(Route 366),Tax Parcel No's.63-1-2.2,63-1-12,63-1-3.1,63-1-3.3,67-1-10.2,and 67-1-10.6. Residence District R-30. Cornell University,Owner/Applicant;Kim Martinson,Agent. Q:05 P.M. Consideration of Determination of Significance of Environmental Impact pursuant to the N.Y.S. Environmental Quality Review Act(SEQRA)regarding site plan approval for the proposed construction of Phase 11 of the Summerhill Apartments,consisting of 84 apartment units, 117 parking spaces, walkways,and landscaping,located on a 6.4+/-acre parcel on Summerhill Lane,Town of Ithaca Tax Parcel No.62-2-1.127,MR Multiple Residence District. The project site contains a 0.343+/-acre delineated wetland,which will be incorporated into a stormwater retention and drainage system. The project will also require yard variances from the Zoning Board of Appeals. Ivar Jonson, Owner/Applicant;Lawrence P.Fabbroni,P.E.,L.S.,Agent. 11. Approval of Minutes: January 19, 1999 and February 2, 1999(both in packet) 12. Other Business. 13. 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.) a - TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS I Y Tuesday, March 2, 1999 ✓;y direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, March 2, 1999, at 126 East Seneca Street, Ithaca, N.Y. , at the following times and on the fallowing matters: 7:30 P.M. Consideration of a Recommendation to the Zoning Board of Appeals regarding a sign variance proposed at the Wonderland Motel located at 654 Elmira Road in order to replace the existing sign, Town of Ithaca Tax Parcel No. 33-3-6, Business "C" District. Nayana, Inc. (Wonderland Motel) , Owner/Applicant; Joanne Austin, Pac Sign Co. , Inc. , Agent. 7:45 P.M. Consideration of a Recommendation to the Town Board regarding enactment of a local law amending Section 46-b of the Town of Ithaca Zoning Ordinance pertaining to site plan requirements. 8:00 P.M. Consideration of Modification of Condition 2 (d) of Preliminary and Final Subdivision Approval for the Modification of Klondike Subdivision, granted on March 30, 1993, to delete the owner-occupancy restriction for Lots 1 and 3 (i.e. , Tax Parcel No. 's 53-1-24.1 and 53-1-24.3) , located at 315 and 309 Coddington Road just north of Juniper Drive, R-15 Residence District. Orlando Iacovelli, Owner/Applicant. 8:20 P.M. Consideration of Preliminary and Final Site Plan Approval and a recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed construction of a one-story 8,325 +/- square foot addition to the rear of the Cornell University Reis Tennis Center, to house six (6) indoor squash courts, said Center located at 230 Pine Tree Road on Town of Ithaca Tax Parcels No. 60-1-8.2 and 60-1-9.1, Residence District R-30. Cornell University, Owner/Applicant; Robert Blakeney, Agent. 8:40 P.M. Consideration of Preliminary Site Plan Approval and a recommendation to the Zoning Board of Appeals regarding Special Approval for the proposed reconstruction of Campus Road, between Tower Road and Caldwell Road, to consist of rebuilding and realigning that portion of Campus Road, modification of the entrances to B Lot parking area to reduce the number of curb-cuts on Campus Road, modification of the intersection at Caldwell Road, addition of bicycle lanes, revision of the sanitary and storm sewer system, and installation of lighting and landscaping. The project site is located off of Dryden Road (Route 366) , Tax Parcel No's. 63-1-2.2, 63-1-12, 63-1-3.1, 63-1- 3.3, 67-1-10.2, and 67-1-10.6. Residence District R-30. Cornell University, Owner/Applicant; Kim Martinson, Agent. Said Planning Board will, at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing 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. hearings. Jonathan Kanter, AICP Director of Planning 273-1747 Dated: Monday, February 22, 1999 Publish: Wednesday, February 24, 1999 c TOWN OF ITHACA PLANNING BOARD ATTENDANCE SHEET DATE: MARCH 2, 1999 PLEASE PRINT YOUR NAME PLEASE PRiNr ADDRESS AFFILIATION I r d I j�k l,ti) I +i The Ithaca Journal Wednesday, February 24, 1999 Y 011 PLANNINGOF rBOARD Section 46b of the Town of NOTICE Of Ithaca Zoning Ordinance PUBLIC HEARINGS pertaining to site plan Tuesday, March 2, 1994 requremenPs. B direction o f the B:Op P°M• Consideration of C oirperson of the PftznModification of Condition ning 21dI of Preliminary and Final Board, NOTICE IS HEREBY Subdivision Approval for the GIVEN that Public Hearings Modification of Klondike Sub- will be held b the Planning division, granted on March Board of the Town of Ithaca 30" 1993, to delete the on Tuesday,March a 1999, owner-Occupancy restriction th 126 East Seneca Street' for lads 1 and 3 (i.e., Tax Ithaca, N Y.,at the fc;Iowing Parcel No.'s 53-1-24.1 and times and on the following 53-).24 31, located at 315 matters: of and 309 Coddington Road 0 Re omm Consideration a tust north of Juniper Drive, a Recommendation to the Zoning Board of Appeals re- R-15 Residence District. Or- lando lacoveilr, Owner/ - garding asign von once pro. App6cont. posed at the Wonderland 8:1O P.M.Consideration of Motel located at 654 Elmira Preliminary and Final Site Rood in order to replace the Plan Approval and a rec- existing sign, Town of Ithaca ommendation to the Zoning Tax Parcel No. 33-315, Busi- Board of Appeals regarding ness '"C" District. Noyano, Special Approval for the pro- Inc. (Wonderland Motell, posed construction of a one- Owner/Applicant; Joanne story 8,325 +/- square foot Austin, Pac Sign Co., Inc„ addition to the rear of the Agent' Cornell University Reis Tennis 7:43 RM. Consideration of Center, to house six {6 in- a Recommendation to the door squash courts,said Cen- Town Board regarding enact. ter located at 230 Pine Tree meq of a local law omendin Road on Town of Ithaca Tax Parcels No. 60-1-8.2 and 60-1-9.1, Residence District _ R-30. Cornell University, Owner/Applicant; Robert ' Blakeney, Agent, B:4D AM. Consideration of Preliminary Site Plan Ap- proval and a recommenda. tion to the Zoning Boord of Appeals regarding Special Approval for the proposed reconstruction of Campus Rood, beriveen Tower Road and Caldwell Road' to con- sist of rebuilding and realigning that portion of Campus Road, modification of the entrances to B Lot park- ing area to reduce the num- ber of curb-cuts on Campus Road, modification of the intersection at Caldwell Road, addition of bicycle lanes,revision of the sanitary and storm sewer system,and nsfallation of fighting and landscopin The project site is located a f of Dryden Road (Route 366 Tax Parcel No's, 63-1-2.2, �3-1- 12, 63-1-3-1, 63-1-3.3, 67-1-101.2, and 67.1.10.6_ Residence District R-30. Cornell University, Owner/Applicant; Kim Mar- finson Agent. or Pionning Board wilt at said times and said place hear all persons in suppart of such motters or objections thereto. Persons may appear by agent or in person. Individuals with visuol impair. meats" treating impar rrroents or other special needs, will be provided with assistance os necessary, upon request, Persons desiring assistance must make such o request not less than 48 hours prior to the time of the public hearings. Jonathan Kanter, AICP Director of Planning February 24, 1999 747 TOWN OF ITHACA AFFADAVIT OF POSTING AND PUBLICATION I, Karen Van Etten being duly sworn, depose and say that I am a Secretary for the Town of Ithaca, Tompkins County, New York; that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published in the local newspaper, The Ithaca Journal. Notice of Public Hearings to be held by the Town of Ithaca Planning Board in Town of Ithaca Town Hall, 126 East Seneca Street, Ithaca,New York, on Tuesday, March 2, 1999 commencing at 7:30 P.M. as per attached. Location of Sign Board used for Posting: Bulletin Board Front& Entrance of Town Hall. Date of Posting : February 22, 1999 Date of Publication: February 24,1999 aa� yat ;' aren Van Etten Town of Ithaca. STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me thisiay of February. �m6ur�4 C/-1 ja��- tarq�a'ry Public yJ. Saxton Notary Public, State of New York Registration #01SA5044003 Gualified in Tioga County My Commission Expires