HomeMy WebLinkAboutPB Minutes 2001-06-19FILE
TOWN OF ITHACA PLANNING BOARD DATE
TUESDAY, JUNE 199 2001
The Town of Ithaca Planning Board met in regular session on Tuesday, June 19, 2001, in Town Hall,
215 North Tioga, Ithaca, New York, at 7:30 p.m.
PRESENT: Fred Wilcox, Chairperson; Eva Hoffmann, Board Member; George Conneman, Board
Member; Tracy Mitrano, Board Member; Larry Thayer, Board Member; Rod Howe, Board Member;
Kevin Talty, Board Member; Jonathan Kanter, Director of Planning; John Barney, Attorney for the
Town; Mike Smith, Environmental Planner.
EXCUSED: Dan Walker, Director of Engineering; Susan Ritter, Assistant Director of Planning.
ALSO PRESENT: Fernando de Argon, ITCTC; Bill
Ithaca Times; Lauren Bishop, Ithaca Journal; David
LaFayette NY; Gwen Seaquist, Albanese Law Firm;
Ithaca College; Martha Armstrong, 766 Elm St Ext;
Cannon Design; Vincent Nicotra, QPK Design.
Lesser, Town Board Member; Jessica Keltz,
Klein, Town Board Member; Roland Marion,
Kaitlin Lovell, Cornell University; Tom Salm,
Mike Husar, Cornell University; Tim Whitney,
Chairperson Wilcox declared the meeting duly opened at 7:34 p.m., and accepted for the record the
Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the
Ithaca Journal on June 11, 2001, and June 13, 2001, together with 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 June 13, 2001. (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 7:34 p.m. With no persons present to be
heard, Chairperson Wilcox closed this segment of the meeting at 7:35 p.m.
AGENDA ITEM: Presentation and update regarding the North Campus Gateway Project,
Fernando de Argon.
Chairperson Wilcox opened this segment of the meeting at 7:35 p.m.
Fernando de Argon, Transportation Committee, made a presentation to the board. See Attachment
#1.
Board Member Hoffmann - There is a difference in the traffic impact at Hanshaw Road and Pleasant
Grove Road. I do not understand why the other alternatives create an impact on this intersection.
APPROVED - APPROVED - APPROVED - JULY 17, 2001 - APPROVED - APPROVED - APPROVED
Mr. de Argon - The other situations made the road too attractive.
Board Member Howe - How significant is the decrease in traffic through Forest Home?
Mr. de Argon - Forest Home did see a decrease in traffic. I do not have the numbers. I can get them
to you at a later date.
Board Member Conneman - Is there a timetable for implementing this project?
Mr. de Argon - There is not a timeline at this point.
Mr. Kanter - Mr. de Argon will be going to each municipality to obtain feedback. The Planning Board
will need to make a recommendation to the Town Board at a later date. The Town Board will then be
asked to take an official position. It was meant to be a collaborative approach with Cornell as a key
partner. Cornell cannot accomplish the project without the cooperation and involvement of all the
municipalities.
Board Member Mitrano - Board members could meet with Mr. de Argon to discuss concerns.
Board Member Hoffmann - I am interested in finding out the impact on Forest Home. It was a big
consideration when we gave the approval of the new housing project. We were told that the new
through road would take care of a lot of traffic. It is obviously not happening. I had the impression
the road was going to be used to help take traffic load off Forest Home.
Mr. Kanter - We will not know how the road is going to be used until it is used. There has been no
change in the plans or configuration for the road. I would not represent it as being different from the
way it was presented to the board. I would wait to see what happens with it. I do not think Cornell
has changed its intent or the way it was presented to the board. It was factored into this model as a
through road. It helped with the numbers through Forest Home.
Chairperson Wilcox closed this segment of the meeting at 8:07 p.m.
AGENDA ITEM: SEAR Determination, Aung San & Ny Chea 2 -Lot Subdivision, 1431 Slaterville
Road.
Chairperson Wilcox opened this segment of the meeting at 8:07 p.m.
Gwen Seaquist, Albanese Law Office - We would like a final determination of this property. The
subdivision did not occur when it was originally conveyed in 1991. Our clients bought it in 1993 and
recently learned recently it was not granted subdivision approval.
Chairperson Wilcox - Are you aware of any environmental concerns?
Ms. Seaquist - No.
Chairperson Wilcox - This property was subdivided, consolidated and then re- subdivided.
E
APPROVED - APPROVED - APPROVED - JULY 17, 2001 - APPROVED - APPROVED - APPROVED
Chairperson Wilcox closed this segment of the meeting at 8:09 p.m.
RESOLUTION NO. 2001 48 - SEQR Preliminary & Final Subdivision Approval, Aung San & Ny
Chea 2 -Lot Subdivision, 1431 Slaterville Road, Tax Parcel No.'s 58 -1 -24.1 and 58 -1 -24.2.
MOTION made by George Conneman, seconded by Eva Hoffmann.
WHEREAS:
1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcel No. 58 -1 -24.2 from Town of Ithaca Tax Parcel No.
58 -1 -24.1, located at 1431 Slaterville Road, Residence District R -15. This subdivision
represents existing lines, which did not receive Town subdivision approval. The subdivision
will create two parcels. Aung San and Ny Chea, Owner /Applicant; Jonathan O. Albanese,
Esq., Agent.
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively
determined to act as Lead Agency in environmental review with respect to Subdivision
Approval, and
3. The Planning Board, on June 19, 2001, has reviewed and accepted as adequate a Short
Environmental Assessment Form Part 1, submitted by the applicant, and a Part II prepared by
Town Planning staff, a plat entitled, "Survey Map of a Dwelling at 1431 Slaterville Road (NY
79)," prepared by Howard R. Schlieder, P.E. & L.S., dated December 11, 1990 and revised
August 3, 1993, and other application materials, and
4. The Town Planning staff has recommended a negative determination of environmental
significance with respect to the proposed Subdivision Approval;
NOW THEREFORE BE IT RESOLVED.
That the Town of Ithaca Planning Board hereby makes a negative determination of environmental
significance in accordance with the New York State Environmental Quality Review Act for the above
referenced action as proposed, and, therefore, neither a Full Environmental Assessment Form, nor
an Environmental Impact Statement will be required.
The vote on the motion resulted as follows:
AYES: Wilcox, Hoffmann, Conneman, Mitrano, Thayer, Howe, Talty.
NAYS: None.
The motion was declared to be carried unanimously.
PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the
proposed subdivision of Town of Ithaca Tax Parcel No. 58. -1 -24.2, from Town of Ithaca Tax
Parcel No. 58. -1 -24.1, located at 1431 Slaterville Road, Residence District R -15. This
3
APPROVED - APPROVED - APPROVED - JULY 17, 2001 - APPROVED - APPROVED - APPROVED
subdivision represents existing lines, which did not receive Town Approval. The subdivision
will create two parcels, Aung San & Ny Chea, Owner /Applicant; Jonathan O. Albanese, Esq.,
Agent.
Chairperson Wilcox opened the public hearing at 8:09 p.m. With no persons present to be heard,
Chairperson Wilcox closed the public hearing at 8:10 p.m.
Attorney Barney - Why does the subdivision not carry all the way to the back of Penny Lane. A strip
of land is left connecting two large parcels?
Ms. Seaquist - It was the original intent when it was conveyed.
Chairperson Wilcox - This needs to go before the Zoning Board of Appeals for approval.
Mr. Smith - It originally came about to go to the Zoning Board of Appeals for a variance. This is
where they caught that the property did not have proper subdivision approval. It will be going back to
the Zoning Board of Appeals for a variance to permit the building of a deck.
RESOLUTION NO. 2001 49 - Preliminary and Final Subdivision Approval, Aung San & Ny Chea
2 -Lot Subdivision, 1431 Slaterville Road, Tax Parcel No.'s 58 -1 -24.1 and 58 -1 -24.2.
MOTION made by Larry Thayer, seconded by Kevin Talty,
WHEREAS.
1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcel No. 58 -1 -24.2 from Town of Ithaca Tax Parcel No.
58 -1 -24.1, located at 1431 Slaterville Road, Residence District R -15. This subdivision
represents existing lines, which did not receive Town subdivision approval. The subdivision
will create two parcels. Aung San and Ny Chea, Owner /Applicant; Jonathan O. Albanese,
Esq., Agent.
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency
in environmental review with respect to Subdivision Approval, has, on June 19, 2001, made a
negative determination of environmental significance, after having reviewed and accepted as
adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and a
Part Il prepared by Town Planning staff, and
3. The Planning Board, at a Public Hearing held on June 19, 2001, has reviewed and accepted
as adequate, a plat entitled, "Survey Map of a Dwelling at 1431 Slaterville Road (NY 79),"
prepared by Howard R. Schlieder, P.E. & L.S., dated December 11, 1990 and revised August
31 1993, and other application materials;
NOW THEREFORE BE IT RESOLVED:
2
APPROVED - APPROVED - APPROVED - JULY 17, 2001 - APPROVED - APPROVED - APPROVED
1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary
and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklist,
having determined from the materials presented that such waiver will result in neither a
significant alteration of the purpose of subdivision control nor the policies enunciated or implied
by the Town Board, and
2. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Subdivision
Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 58 -1 -24.2 from Town
of Ithaca Tax Parcel No. 58 71 -24.1 located at 1431 Slaterville Road, as shown on the plat
entitled "Survey Map of a Dwelling at 1431 Slaterville Road (NY 79)," subject to the following
conditions:
a. granting of the necessary variance from the Zoning Board of Appeals, prior to the
signing of the plat by the Chairman of the Planning Board,
b. submission for signing by the Chairman of the Planning Board of an original or mylar
copy of the revised plat and three dark -lined prints, prior to filing with the Tompkins
County Clerk's Office.
The vote on the motion resulted as follows:
AYES: Wilcox, Hoffmann, Conneman, Mitrano, Thayer, Howe, Talty.
NAYS: None.
The motion was declared to be carried unanimously.
AGENDA ITEM: SEOR Determination, Robert Gates 2 -Lot Subdivision, 7 LaGrand Court.
Chairperson Wilcox opened this segment of the meeting at 8:14 p.m.
Chairperson Wilcox - The applicant was unable to come before the board this evening.
Mr. Smith - The tax map shows the property as one lot. The original Chase Farm Subdivision had the
property divided into two lots. Mr. and Mrs. Gates purchased both lots and consolidated the lots.
They would like to return the property to the two original lots.
Chairperson Wilcox closed this segment of the meeting at 8:16 p.m.
RESOLUTION NO. 2001 -50 - SEQR Preliminary & Final Subdivision Approval, 7 LaGrand Court
2 -Lot Subdivision, Tax Parcel No. 45. -1 -39.
MOTION made by Rod Howe, seconded by Tracy Mitrano.
WHEREAS:
5
APPROVED - APPROVED - APPROVED - JULY 17, 2001 - APPROVED - APPROVED - APPROVED
1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed 2-
lot subdivision of an approximately 1.26 acre parcel into two parcels of approximately 0.64
acres and 0.62 acres in size. The property is located at 7 LaGrand Court on Tax Parcel 45. -1-
39; Residence District R -15. Robert P. Gates Owner /Applicant; and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively
determined to act as Lead Agency in environmental review with respect to Subdivision
Approval, and
3. The Planning Board, on June 19, 2001, has reviewed and accepted as adequate a Short
Environmental Assessment Form Part I, submitted by the applicant, and a Part ll prepared by
Town Planning staff, a map entitled, "Survey Map - No. 7 LaGrand Court ", prepared by Lee
Dresser of T. G. Miller P.C., dated 5/22/01, and other application materials, and
4. The Town Planning staff has recommended a negative determination of environmental
significance with respect to the proposed Subdivision Approval;
NOW THEREFORE BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of environmental
significance in accordance with the New York State Environmental Quality Review Act for the above
referenced action as proposed, and, therefore, neither a Full Environmental Assessment Form, nor
an Environmental Impact Statement will be required.
The vote on the motion resulted as follows:
AYES: Wilcox, Hoffmann, Conneman, Mitrano, Thayer, Howe, Talty.
NAYS: None.
The motion was declared to be carried unanimously.
PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the
proposed 2 -lot subdivision located at 7 LaGrand Court, Town of Ithaca Tax Parcel No. 45. -1 -39,
Residence District R -15. The proposed subdivision will create two lots from the 1.26 ± acre
parcel, on lot 0.64 ± acres which contains the house, and one lot 0.62 ± acres. Robert P.
Gates, Owner /Applicant.
Chairperson Wilcox opened the pubic hearing at 8:16 p.m. With no persons present to be heard,
Chairperson Wilcox closed the public hearing at 8:17 p.m.
RESOLUTION NO. 2001 -51 - Preliminary & Final Subdivision Approval, 7 LaGrand Court 2 -Lot
Subdivision, Tax Parcel No. 45. -1 -390
MOTION made by Eva Hoffmann, seconded by George Conneman.
WHEREAS:
APPROVED - APPROVED - APPROVED - JULY 17, 2001 - APPROVED - APPROVED - APPROVED
1. This action is consideration of Preliminary and Final Subdivision Approval for the proposed 2-
lot subdivision. of an approximately 1.26 acre parcel into two parcels of approximately 0.64
acres and 0.62 acres in size. The property is located at 7 LaGrand Court on Tax Parcel 45. -1-
39; Residence District R -15, Robert P. Gates Owner /Applicant; and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency
in environmental review with respect to Subdivision Approval, has, on June 19, 2001, 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 a
Part 11 prepared by Town Planning staff, and
3. The Planning Board, on June 19, 2001, has reviewed and accepted as adequate a Short
Environmental Assessment Form Part 1, submitted by the applicant, and a Part 11 prepared by
Town Planning staff, a plat entitled, "Survey Map No. 7 LaGrand Court ", prepared by Lee
Dresser of T. G. Miller P.C. dated 5/22/01, and other application materials, and
NOW THEREFORE BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary
and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklist,
having determined from the materials presented that such waiver will result in neither a
significant alteration of the purpose of subdivision control nor the policies enunciated or implied
by the Town Board, and
2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the
proposed subdivision of Town of Ithaca Tax Parcel No. 45 -1 -39 consisting of +/- 1.26 acres
into two lots; located at 7 LaGrand Court, Residential District R -15, as shown on a map
entitled, "Subdivision Map, No. 7 LaGrand Court, Town of Ithaca, County of Tompkins, State of
New York, "prepared by Lee Dresser of T. G. Miller P.C., dated 5122101.
The vote on the motion resulted as follows:
AYES: Wilcox, Hoffmann, Conneman, Mitrano, Thayer, Howe, Talty,
NAYS: None.
The motion was declared to be carried unanimously.
AGENDA ITEM: SEQR Determination, Ithaca College Garden Apartments, 953 Danby Road,
Chairperson Wilcox opened this segment of the meeting at 8:20 p.m.
Vincent Nicotra, QPK Design - We are presenting exterior modifications to an existing 24 unit
apartment building on Ithaca College's campus. It is building #25. We would like to add a small
mechanical room addition on the east side of the building. The slope will be landscaped to establish
ground coverage. The exterior will match the existing exterior.
h
APPROVED - APPROVED - APPROVED - JULY 17, 2001 - APPROVED - APPROVED - APPROVED
Mr. Nicotra presented site plans to the board.
Chairperson Wilcox - Is there something wrong with the Garden Apartments? Is this normal
upgrading?
Tom Salm, Vice President Ithaca College - No. Garden Apartments are still our highest use
buildings. They have never been fully renovated since we built then in the early 1970s. We are in the
process of doing an extensive renovation.
Chairperson Wilcox closed this segment of the meeting at 8:25 p.m.
RESOLUTION NO. 2001 -52 - SEOR, Ithaca College Garden Apartments, Preliminary & Final Site
Plan, 953 Danby Road.
MOTION made by Tracy Mitrano, seconded by Kevin Talty.
WHEREAS:
1. This action is the consideration of Preliminary & Final Site Plan Approval for the proposed
additions to Building 25 of the Ithaca College Garden Apartments located at 953 Danby Road,
Town of Ithaca Tax Parcel No. 41 -1 -25, Residence District R -15. The additions include a 242
+/- square foot mechanical room on the east side of the building and three brick and steel
entrance canopies on the south side of the building. Ithaca College, Owner /Applicant; Vincent
Nicotra, R.A., QPK Design, Agent, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively
determined to act as Lead Agency in environmental review with respect to Site Plan Approval,
and
1. The Planning Board, on June 19, 2001, has reviewed and accepted as adequate a Short
Environmental Assessment Form Part I prepared by the applicant, a Part 11 prepared by
Planning staff, plans for the Ithaca College Garden Apartments- Building 25 Renovation
Project, including sheet S -1.1, entitled "Site Plan and Building Details," sheet A -2.1, entitled
"Building 25- Elevations," and sheet A -2..4, entitled "Building 25- Entry Canopy and Details," all
dated March 27, 2001, and prepared by QPK Design, and additional application materials, and
2. The Town Planning staff have recommended a negative determination of environmental
significance with respect to the proposed Site Plan.
NOW THEREFORE BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of environmental
significance in accordance with the New York State Environmental Quality Review Act for the above
referenced action as proposed. Therefore, neither a Full Environmental Assessment Form nor an
Environmental Impact Statement will be required.
APPROVED - APPROVED - APPROVED - JULY 17, 2001 - APPROVED - APPROVED - APPROVED
The vote on the motion was as follows:
AYES: Wilcox, Hoffmann, Conneman, Mitrano, Thayer, Howe, Talty.
NAYS: None.
The motion was declared to be carried unanimously.
PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed
additions to Building 25 of the Ithaca College Garden Apartments located at 953 Danby Road,
Town of Ithaca Tax Parcel No. 41. -1 -25, Residence District R -15. The additions include a 242 ±
square foot mechanical room on the east side of the building and three brick and steel
entrance canopies on the south side of the building. Ithaca College, Owner /Applicants Vincent
Nicotra, R.A., QPK Design, Agent.
Chairperson Wilcox opened the public hearing at 8:25 p.m. With no persons present to be heard,
Chairperson Wilcox closed the public hearing at 8:26 p.m.
Ms. Balestra- Lehman - Section 46 b of the Town's Zoning Ordinance had been modified. I was not
aware of it. The real figure is $20,000 for construction costs.
RESOLUTION NO. 2001 -53 - Ithaca College Garden Apartments, Preliminary & Final Site Plan,
953 Danby Road, Tax Parcel No. 414-25.
MOTION made by Larry Thayer, seconded by George Conneman.
WHEREAS:
1. This action is consideration of Preliminary & Final Site
additions to Building 25 of the Ithaca College Garden Apart
Town of Ithaca Tax Parcel No. 41 -1 -25, Residence District
+/- square foot mechanical room on the east side of the
entrance canopies on the south side of the building. Ithaca
Nicotra, R.A., QPK Design, Agent, and
Plan Approval for the proposed
ments located at 953 Danby Road,
R -15. The additions include a 242
building and three brick and steel
College, Owner /Applicant; Vincent
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as Lead Agency
in environmental review with respect to Site Plan Approval, has, on June 19, 2001, made a
negative determination of environmental significance, after having reviewed and accepted as
adequate a Short Environmental Assessment Form Part 1, prepared by the applicant, and a
Part 11 prepared by Town Planning staff, and
3. The Planning Board, at a Public Hearing held on June 19, 2001, has reviewed and accepted
as adequate, plans for the Ithaca College Garden Apartments- Building 25 Renovation Project,
including sheet S -1.1, entitled "Site Plan and Building Details," sheet A -2.1, entitled "Building
25- Elevations," and sheet A -2.4, entitled "Building 25- Entry Canopy and Details," all dated
March 27, 2001, and prepared by QPK Design, and additional application materials.
0
APPROVED - APPROVED - APPROVED - JULY 17, 2001 - APPROVED - APPROVED - APPROVED
NOW THEREFORE BE IT RESOLVED:
3. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary
and Final Site Plan Modification Approval, as shown on the Preliminary and Final Site Plan
Checklists, 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
a. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan
Approval for the proposed additions as shown on the submitted plans for the Ithaca College
Garden Apartments Building 25- Renovation Project, subject to the following condition:
a. Submission of one original or mylar copy of the final site plan (sheet S -1.1) to be
retained by the Town of Ithaca.
The vote on the motion was as follows:
AYES: Wilcox, Hoffmann, Conneman, Mitrano, Thayer, Howe, Talty.
NAYS: None.
The motion was declared to be carried unanimously.
AGENDA ITEM: Consideration of Sketch Plan for the proposed 15,000 ± square foot wrestling
facility at Cornell University, Campus Road east of the field house at existing tennis courts,
Town of Ithaca Tax Parcel No.'s 67. -1 -13.2 and 63.- 1 -8.2, Residence District R -30. The
proposed facility will house the wrestling program and provide a 900 seat area, associated
training facilities, locker rooms, and offices that can be dedicated to varsity wrestling practice
and competition. Cornell University, Owner /Applicants Michael Husar, Project Manager,
Agent.
Michael Husar, Cornell University - We are agents to the Athletics Department in an attempt to bring
the Wrestling Team to a greater stature in the University. The current facility is a shared facility in
Teagle Hall. They have an upper floor area when they practice. The competition is held in the larger
field house. The wrestling facility concept has been coming up with donors. We have looked at
several sites. We want to keep the athletics grouping in the same location.
Our original concept straddled the Town /City municipal boundary. We decided to look for a site
closer so that we did not have to relocate our steam system. The tennis court site allows us not to
impact the utilities. We are in the process of developing the plan and design through Cannon Design,
Timothy Whitney, Cannon Design - The building almost covers the 3 court tennis site. The site is.
very flat. The building has minimal site impact. There is no parking or pedestrian movement
displaced. It does not impact Campus Road traffic. It is will have no impact on grading. The building
does not sit on any primary utilities. The site also accommodates for the future. There is the possibly
way down the road for this field house to expand. We are trying to allow for that possible expansion
in the distant future.
10
APPROVED - APPROVED - APPROVED - JULY 17, 2001 - APPROVED - APPROVED - APPROVED
The building is 15,000 gross square feet. It is a one -story building by code. The building is only for
the wrestling team. It is the only facility in the country. It is a very unique, standalone building.
Wrestling usually does not have the funds or donors. It is an extraordinary opportunity for Cornell to
have that dedication. The wrestling team consists of about 35 students. Most of the time they
practice from September to March. They have about six home tournaments per year. They are
hoping to draw up to 900 spectators. It is not dedicated to any other team.
The floor plan is two forms intersecting. We are working to get the architecture of the field house and
this building working together as masonry buildings. This building is about 10 feet lower than the
existing Field House in certain areas and about 15 feet lower in other areas. It has a vaulted metal
roof over the main space. There is a lot of glass in the building. We are trying to make the building
as transparent as we can.
Board Member Conneman - I receive a Cornell publication called Communique. The publication
stated the facility would seat 1100 persons.
Mr. Whitney - It is not correct. It is a 900 seat facility. The facility has been reduced in size. There is
the option of using the building as a satellite facility for graduation. Approximately another 200 seats
could be setup in the center with a small stage. The actual peak use is potentially 1100.
Board Member Hoffmann - The parking lot shown to the west of the building is in the City. Would that
parking lot be used by patrons of this building?
Mr. Whitney - Yes. There are numerous lots that can serve the facility.
Board Member Hoffmann - It was included in the drawings as if it was part of the package.
Mr. Whitney - We are not touching any parking. The project is limited to the wrestling facility.
Board Member Conneman - The site will be crowded if there are multiple sporting events at one time.
Board Member
Hoffmann -
We recently
had Wilson Lab
in for approval. They said there was not
enough parking
where they
are located.
We hear different
stories depending on the application.
Chairperson Wilcox - Kite Hill was available for overflow parking, but it was not easy for persons to
get to.
Mr. Whitney - The issue for employees during daytime hours is different from people coming in
evenings and weekend events. The lots are tiered lots with permits up until a certain time. They are
accessible afterwards.
Board Member Hoffmann - Are there only events in the evening and weekends?
Mr. Whitney - They are traditionally held in the evening and weekends.
11
APPROVED - APPROVED - APPROVED - JULY 17, 2001 - APPROVED - APPROVED - APPROVED
Board Member Hoffmann - There are three tennis courts on the site now. They were described as
underutilized. Will they need to be relocated?
Mr. Whitney - There has noto'been any indication that there is any replacement of the tennis courts.
Board Member Mitrano - Were the tennis courts built before the tennis facility?
Mr. Whitney - There were many more courts at this location previously. They have diminished over
time. These courts became occasional recreation courts when the tennis center was built. It is a very
windy site. No one at Cornell has expressed a hardship over the loss of the courts.
Board Member Talty - How close is the potential extension to the field house?
Mr. Whitney - It is approximately 25 feet.
Board Member Talty - The angle of the building to the road needs to be taken into account.
Mr. Whitney - We have had extensive discussions on the design of the building. There are a lot of
factors. The potential, future Campus Road realignment has been looked at with the design of the
building. The curve of the building is intended to match the future curve of Campus Road.
Attorney Barney - Is there sufficient room for 35 men to practice?
Mr. Whitney - The floor is equal to 3 full wrestling mats. The seats retract for.practices.
Chairperson Wilcox - How is this a unique facility?
Mr. Whitney - To the best of everyone's knowledge, no one has a standalone wrestling facility. It is
not part of another building.
Chairperson Wilcox - I cannot see anything being done to the site for landscaping other than trees or
shrubs being removed. I do not see any new plantings.
Mr. Whitney - The trees that exist around the tennis court are going to be retained and protected.
One row of trees will be removed. We will be relocating the trees that are impacted.
Board Member Hoffmann - Most of the trees seem to be associated with the parking lot.
Mr. Whitney - We are not proposing new trees for the site.
Chairperson Wilcox - My initial reaction is a net loss of trees and shrubbery.
Mr. Whitney - We are not losing trees. The shrubbery is tennis court screening.
Chairperson Wilcox - There should be more landscaping on the site. The Town encourages
additional landscaping.
12
APPROVED - APPROVED - APPROVED - JULY 17, 2001 - APPROVED - APPROVED - APPROVED
Board Member Mitrano - The shrubbery is not appropriate for the site.
Chairperson Wilcox - It should be replaced with other plantings. Do you know the schedule for
coming back before the board for Preliminary approval?
Mr. Whitney - We would like to have approval from the Town this summer. We are currently
struggling with the budget of the project. Hopefully we could bring it before the Board of Trustees in
September.
Chairperson Wilcox closed this segment of the meeting at 8:59 p.m.
PUBLIC HEARING: Continuance from the June 5, 2001 Meeting for the consideration of public
comments regarding EcoVillage at Ithaca Draft Environmental Impact Statement, pursuant to
the State Environmental Quality Review Act, Part 617, for the proposed Special Land Use
District (SLUD) amendment to be applied to the overall EcoVillage property, and the proposed
development of a Second Neighborhood Group consisting of 30 ± dwelling units and a
common house, located off of Mecklenburg Road at Rachel Carson Way (a private drive), on
Town of Ithaca Tax Parcel No.'s 28. -1 -26.2 and 28. -1 -26.8, consisting of a total 176 ± acres.
EcoVillage at Ithaca, Owner /Applicant; Rod Lambert, Agent. The public hearing will
concurrently consider preliminary site plan approval, a recommendation to the Town Board
regarding the proposed amendment to the SLUD, and subdivision approval.
Rod Lambert, EcoVillage - The original SLUD, from which the new SLUD was taken, was a tract of
land that incorporated the road which goes up to Mecklenburg Road. It comes into a parcel with
about 30 acres to the southern boundary of EcoVillage lands. The SLUD that is about 30 acres is
one entity called EcoVillage Co- Housing Cooperative. The non - profit EcoVillage at. Ithaca Inc owns
the surrounding lands of EcoVillage.
The changes would be shrinking the EcoVillage Co- Housing Cooperative or First Resident Group
(FROG). The total footprint would be a 5.5 acre parcel. The Second Neighborhood Group (SONG) is
outlined in pink on the site plan. It adds parcel f and parcel e together to create the parcel. Then the
green outline is a cooperative entity, or the Village Association. It is created to have an entity that will
look after the common infrastructure. It will expand to incorporate future neighborhoods, which would
occur north of the green line boundary.
The one option would be expand the existing Co -op. It was deemed undesirable because of the
liability exposure while under construction of SONG. This path is chosen to give some isolation from
the liability associated with constructing a neighborhood.
The sewer line is indicated coming across with an easement and enters into the green space. It
takes the existing pond that is currently in the FROG neighborhood and places it in the common area.
It helps to bring the liability to both groups.
SONG will do a 100 year lease of its land. The pink parcel, which combines parcel f and parcel e into
one, is going to remain in the ownership of EcoVillage at Ithaca, Inc. It is a construct called Land
Trust. It is a model that helps us reach our goal of affordability. This removes the land from
13
APPROVED - APPROVED - APPROVED - JULY 17, 2001 - APPROVED - APPROVED - APPROVED
speculation. There is an allowance for people to accumulate value in their homes. Long Associate
Appraisers consider the 100 year lease equivalent to an ownership for the purposes of an appraisal.
Mr. Kanter - It looked to me as if the parcels are intended to reflect every transaction from one entity
to another entity that it proposed. There would be an opportunity to consolidate back some of the
parcels together after everything is finished. It depends on final ownership and leasing
arrangements. Parcels e and f could be consolidated into one. Parcels b, d, and g could be
consolidated into one.
Mr. Lambert - We are also leaving the possibility of a one co -op model. This is to facilitate the
birthing of the second neighborhood.
Chairperson Wilcox opened the public hearing at 9:11 p.m.
Chairperson Wilcox - This is a continuance of the public hearing that'commenced two weeks ago on
,dune 5'". The difference is that now we have details on the proposed subdivision.
Martha Armstrong, 766 Elm Street Extension - I am curious as to who would own the secondary
access road and the water system. While they are in the process of assigning who takes care of
things it should be something that they think about. There has been a problem with a housing
development in Newfield where the houses were sold, but the original developer still owns the water
system.
Chairperson Wilcox - The board has a recommendation from Town Staff to close the public hearing
with regard to the Draft Environmental Impact Statement and adjourn the public hearing with regard
to site review recommendation and subdivision.
Mr. Kanter - We might want to discuss the SLUD revisions that were submitted. I do not think that
there will be further substantive changes. It would affect some aspects of subdivision approval. It
would also deal with neighborhood development aspects.
Chairperson Wilcox closed the public hearing regarding the EcoVillage at Ithaca Draft Environmental
Impact Statement and adjourned the concurrent public hearing for consideration of Preliminary Site
Plan approval, recommendation to Town Board regarding proposed amendment to SLUD and
Subdivision approval at 9:17 p.m.
Chairperson Wilcox - Would the board like to make any comments that they must consider in the
formulation of the Final Environmental Impact Statement?
The board did not have additional comments.
Chairperson Wilcox - The concern expressed by Ms. Armstrong regarding ownership of the common
areas must be added to the list of areas addressed.
Mr. Lambert - I would like to thank board members for taking the time to visit the site.
iiL!
APPROVED - APPROVED - APPROVED - JULY 17, 2001 - APPROVED - APPROVED - APPROVED
AGENDA ITEM: APPROVAL OF MINUTES - JUNE 59 2001
Chairperson Wilcox - We need to post -pone the
did not have an opportunity to review the minutes.
AGENDA ITEM: OTHER BUSINESS,
approval of the minutes. Board Member Hoffmann
Chairperson Wilcox - I spoke with Laurene Gilbert from Cornell University. She was the agent for the
proposed Cornell University athletic fields on Pine Tree Road. My information is that we are likely to
see a revised plan with two fields. The cut and fill may be zero or close to it. They were very aware
of this board's reaction to the Town being a dumping site for fill.
The proposal for approximately 80 townhouses was in the paper this week. The project is located off
Slaterville Road and Honness Lane. Supervisor Valentino has received letters against the project. I
grew up on Slaterville Road between Honness Lane and the City line. This area was farmland I
played on as a child. I am very interested in what happens to this area. The Town Board has passed
a resolution asking the Planning Board to review the project and give a recommendation.
Mr. Kanter - It would be an informal recommendation. There were a lot of questions and concerns
about the proposal. It did not seem that there was consensus on the Town Board to start moving it
through the approval process. They wanted quicker feedback. The applicant has gone back to the
drawing board to some degree based on Town Board comments. They are coming up with a further
revised sketch plan. The Town Board was concerned with the overall number of units as well as the
student housing aspect.
Board Member Hoffmann - I have heard from some of my neighbors. They are very concerned about
additional traffic on the surrounding roads.
Chairperson Wilcox - It is good to see developers coming in closer to existing infrastructure.
The Town Board discussed the problems with the boardroom at their last meeting.
Mr. Kanter - The Town Board shares the same concerns. They are starting to think about alternate
solutions. A projector screen and portable microphone is possibilities. It will be discussed at our next
Supervisor Advisory Committee. They were also concerned with the acoustics of the room. It is
being looked into.
Chairperson Wilcox - We need a resolution to cancel the July 3, 2001 meeting.
RESOLUTION NO. 2001 -54 - Cancellation of the
3, 2001.
Town of Ithaca Planning Board Meeting of July
MOTION made by Tracy Mitrano, seconded by Kevin Talty.
RESOLVED, that this board cancels the meeting of July 31 2001.
15
APPROVED - APPROVED - APPROVED - JULY 17, 2001 - APPROVED - APPROVED - APPROVED
A vote on the MOTION resulted as follows:
AYES: Wilcox, Hoffmann, Conneman, Mitrano, Thayer, Howe, Talty.
NAYS: NONE.
The MOTION was declared to be carried unanimously.
AGENDA ITEM: ADJOURNMENT:
Upon MOTION, Chairperson Wilcox declared the June 19, 2001 meeting of Town of Ithaca
Planning Board duly adjourned at 9:31 p.m.
Re e�c�(tf(u�l'ly mitted:
C
Deputy Town Clerk/Deputy Receiver of Taxes
16
NORTH CAMPUS GATEWAY COMMITTEE
DRAFT REPORT OF ACTIVITIES
Prepared by:
Fernando de Aragon
Staff Director
Ithaca - Tompkins County Transportation Council
ATTACHMENT #1
June 14, 2001
BACKGROUND
The North Campus Gateway Committee (NCGC) was created out of concerns about the impact
of north campus traffic flows on neighboring communities. The Northeast Subarea
Transportation Study (NESTS) included as part of Recommendation 7 that "...a connection
between Pleasant Grove Rd. and Thurston Ave. Bridge be created as a gateway to the campus ".
The north campus gateway concept was also discussed during review of the Cornell North
Campus Residential Initiative DEIS as a component of the mitigation efforts for traffic impacts.
On July 15, 1999 the ITCTC was contacted by Cornell University requesting that the ITCTC
staff facilitate "the inter jurisdictional involvement that is crucial for this project ". With the
approval of the ITCTC for this effort, the initial meeting of the NCGC was scheduled and took
place on December 8, 1999,
NCGC STRUCTURE AND GOALS
The NCGC includes staff representatives from the City of Ithaca, Town of Ithaca, Village of
Cayuga Heights, Tompkins County, Cornell University and the ITCTC. The project area stradles
the three municipalities represented in the committee. Tompkins County is included due to the
fact that Pleasant Grove Rd. is a County road.
During its initial meeting the NCGC members had a lengthy discussion concerning the role of
the participating municipalities, Tompkins County, Cornell and the ITCTC, and the process to
follow while developing the North Campus Gateway concept. The members of the committee
agreed to the following process structure:
The North Campus Gateway Committee (NCGQ will serve as the principal
planning oversight party for this project. The ITCTC will coordinate the
meetings and provide administrative support to the committee. Cornell's
landscape architecture, transportation, design and planning resources will
be used to staff the project. The NCGC will work with Cornell professional
staff to develop north campus gateway concept alternatives. The NCGC will
develop a project proposal to be presented to the involved municipalities and
Cornell. All concepts, project drafts and planning statements will be
proposed by the NCGC Final approval of the work of the NCGC will be
subject to review and approval by all involved municipalities and Cornell.
The overriding purpose of the NCGC is to provide a collaborative forum to
advance a mutually supported North Campus Gateway project that will
benefit Cornell and the surrounding municipalities.
In addition, the NCGC developed a set of goals that served to guide their decision making
process during development of different north campus gateway strategies. These goals were as
follows:
1. To better manage existing traffic
• Create no change, or result in a reduction, in traffic in the Village of Cayuga Heights
and the Forest Home, and Cornell Heights neighborhoods.
2. Intercept campus traffic where parking is provided.
Provide park and ride with transit.
3. Improve multimodal access (hicycle /pedestrian) to north campus and the rest of the
university bicycle /pedestrian network.
4. Create a sense of arrival to campus. Provide visitor reception facilities and information.
S. Coordinate committee work with other transportation management plans (i.e. NESTS) and
agencies (i.e. TCAT, Cornell Transit, ITCTC).
6 Develop project concepts.
7. Reduce vehicle /pedestrian/bicycle conflicts.
The NCGC goals and process structure were reviewed and approved by each of the participating
municipalities and Cornell University,
PLAN DEVELOPMENT
Much of year 2000 was spent developing different concepts for managing traffic flow in the area
between A -lot on Pleasant Grove Rd. and the Thurston Ave. Bridge. The ITCTC's travel demand
model was used intensively to determine traffic flow patterns and impact areas. Cornell staff, in
coordination with ITCTC staff developed maps and graphics to assist in the process. Numerous
iterations of different concepts were developed. The attached slide presentation hardcopy
presents some of the principal ideas that were considered. The final North Campus Gateway
concept is presented in Figure l below.
Final Concept Description:
The proposed concept streamlines the connection between Pleasant Grove Rd. and the Thurston
Ave. Bridge. The proposal includes a dedicated right turn lane off of Pleasant Grove Rd.
Construction of a new road around A -lot (A -lot connector road) leading to the current
Triphammer Rd. /Jessup Rd. intersecton. A new aligment would have Jessup Rd. intersect the
new road as a side road. The proposed route would then follow Triphammer Rd. south to
Thurston Ave. bridge. The proposal includes relocating the stop sign to Wait Ave at the
intersection with Triphammer Rd. in order to prioritize north/south movement along Triphammer
Rd. Other details in the proposed final concept include:
• Enhanced gateway treatment at the Pleasant Grove Rd. /A-lot connector road
intersection
• Stop sing on Jessup Rd westbound at new A -lot connector road
• 20 mph speed limit on Jessup Rd between Pleasant Grove Rd and the new A-lot
connector road
• 4 -way stop at the intersection of Jessup Rd and Pleasant Grove Rd.
Final Concept Impacts:
The proposed final concept was found to meet all the goals established by the NCGC. Proposal
impacts are listed below:
• Has no effect on traffic in Cayuga Heights and Cornell Heights neighborhoods
• Reduces traffic in Forest Home
• Slight increase in southbound traffic on Triphammer Rd north of Jessup Road
• Slight decrease in northbound traffic on Triphammer Rd north of Jessup Road
• Has little effect on the traffic on Pleasant Grove Rd north of A -lot
• Reduced anticipated traffic on the new road across campus
• Provides for the safety of pedestrians
Finally, the NCGC recommends renaming of roads to continue the name of Triphammer Road
from its present terminus at Wait Ave. to the Thurston Ave. Bridge.
:I
NG.GG Gance)
_.. ; Na!them. Enrran 4
ce.
4 j os :, pwpoeett Raea4iay
OV, I ono , f .M
' tt'
631e 7maUrISM i ..
0
pp
�m
pond
um�eL�
1 .
i
1
. ' t
� writ n t
s
�J
ti
ti
v
a
Y, 5
Figure 1: Final North Campus Gateway Concept
c.i _I . _jki�.�5 r Qt^sC7
tA
z
"Y
B
i
•Q . Q
I
t}lw
„F eL
Y,
rrn
V
Y
}
s �� t zw•
- s
f Y '
t'.
YY
•. l
Y
G .m
$ ti
b %
ti
F �.{N
k
TT, Y
ir
i"*' ' "tea
.�
t,:{ 7 ;IR
F
( f Y
Mg
i 1)7Ti
'M:yy Mtk i t ) ``i yMS jY(j
cA
i a H F
01 0.M x8 ror, y ,
Its A
§ r r5
e
f.
a >�
To
IN
TO
lot I TO
ygt ^++ AE is
T, x; R
uas{rng
.rsq .dg c 7J.
1
? ,
d. .
14 1
s`S xCrsa ea'�
I. -x.
IT AT
It In
I,j It III.
1 E <p1STs.'"1A �a .y< Ld 1
ti r4i, ?K/ l cy[nr H Y yf yy E r 9
IT
4 f tF p Y ® �3ts�Fi, �dwl a".
sS
tE TO; JSr3'Yo n,StiK i 'K. C,e.� IT
yf uff '»res�.ia=°4:Kpic'F.t`t"F�f�td °Bi..s R'
I SIX. �i
tr
ik2Y ! f f J n c
} Y,
IT I It
t yi o}f 3q! .tT J�p� f P�
It, t r n.!p �.
F C
W.
ITT H 5 0
.yy
..
pp
i �"`
A .
i
r 1 saw 4' fa .� �. L rol f>w t4m.i RIO
y Jr xk f r Y3
IZ
j3I
*3 rs'z Trn
+'r t
rMe¢ i �2 YrF+'rr a pµ
e+r..,Rrju F�`=�E Qc h � � s , }I y t er
a
N13m IT
s ,y F k 4,rf'1`F+S I '��.y�' MX IL
4�X +XSt+ES Yw7 �j.�CYdYt?�' et 't�uy i «�y�
[, 7... Y D ITIT, 2@.9. xL •'•r.. r
WITT
To
,
x;
L.
rr
T. I 4
Of a In
JI
a
tly �
_:
I im, . o,,j 4`si-{ .�"P.t fiT
TX o
WI r, A A JA F p z a,� izrTI ?
y }3 (.Kr 5- .YY
r+i N]JjS' r (Vggr a, M
IA
II2kT x' .ii �y{.pt Q {itT}3 To
IT
3 � � t
ITO C:'3 rIt IA
. FaiyF .hO ... ; . j......
f�
ez-
j i
4
f IpI s .
V r p
s oil �tf wI. o
ed. Iii Oil I i "Y^ 'L. PISA
:{ Q
'rtj
r�
It
y $ !k
wi z K ryey # F Qy rl
1
ez-
j i
4
f IpI s .
V r p
s oil �tf wI. o
ed. Iii Oil I i "Y^ 'L. PISA
:{ Q
'rtj
r�
It
y $ !k
wi z K ryey # F Qy rl
Y:
O
0
AMA
Q
V
O
V
_ cn
N �
ME= O E O
�
U cam
a) SOMMED L U
aaa
(D O O
m N C L-
O O O
C � O O
'- M: � C: C.'>
C -l�=j > M m a�
o o . �
U LO Q N N >
� '� o
N
Q Q
M -•'' ;[ u) O N cn
aaaaaaa
L C
C) .� C: Q }O L A U can
{= ' ROMMEM
U
=3 a) aac: .Q � m
L
U
a D) N Mc � O cn DT L
cA .0 U > >
N(M M O M C— C CU
M � �n � W T
CM U D. CM -Y O � O
CCU C O C E cL O cn
O O n m N U) N
C U E O
WININO (D (a ass
O N m WIMMEO
Uj= L o�
O CL
a)
m V
O
D
E
O
.c
cu
cn
Q�
Dammam U
42 Miami �-
:
C
N
E
CD
c c
M cc
E F--
C =
O O
L
O
o U
c�
MU
L
N N
O
N
O
O �
a) M
E
O
LU
v Z
N
� O
L. C/)
O c:
O D
U a
i
v
lU
T
O
N
U
una
Q
U
N
N
.�
Can
N
C
U
Miami
(D
�o
Clan
L
Q
a)
a
0
Vim"
co
O
O
L
O
4-
O
uomma
.U)
O ca
� O
�
m
U O
O �
U cn
ca
O
.O E
Q U
E
LM
L
Q �-
v U
vi
O
L
ca
cn
CL
E
U
N
mc woma
cC3
Q.
O
O
L
co
ou
mc
L
O
ca
L
raL
O
O
O
O co
.E O
U_
O
L
o
Kil
•L
c6
MW
00
a)
U
U
E
Ca
co
N
O
O
F
.�
C6
E
Q)
L
O
U
O
O
U)
O
E
AM
N
E
O
U
C�6
Ca
L
O
U)
O
WIN
L
O
U
Q
a)
cn
O
E
cz
N
4-
O
cn
L
cm
C.
lot
O
V
tl�
O
z
■
LL
CL
CL
¢
4 C
LC
k R
V ku CL ttJ
r 1
�s a t'i
I Lie
T
v
i
Y A
b.
no�
.bj
a+°'�" �v' i � �,. � per". tii,� rN•v°^a
N k �
C y y
IL
Lr
�r�a•''Y ;+: "'
?u
Vjj"T��y„k�,:
ii L 164
.11
CIL
i {yay�
a�
Y�4
A j ` m W .
ot
T r 3��
{
V
i
0
V
i
V
0
L
CL
CL
a
Vl
i
a
O
LM
O O �
WIMEMA
O
O
C;) Mo
O
4==j � L �
U) � M N
(a O C j
sawmill
L
O U N (a O O
0 > =3 O U
N
C Q -~ C (n
'a U
N t6
'+� C � : :3
C O O Q O Q .N L Q
L)L E QE � }'E En
�, M ca N cn ca
_ U a) C U O U
cn v can cn co (n Q-
L 2
.L) OL L U N U U •�
N V T +a (6 I— (a >
-J
f
•--- " - ,ems':
ui
. t �a T� err , �'s"+k`."s,x j f r i -tN;• i ^ �
VI
lAn
• ♦ • •,�,_1�.r'i.,'^•� �"`�M. d�"Y i .,......1 >.r �4 .lz.` 5; 55t i1
IR
_ _ r
r+k„ TI I M ' f,
7
. ci
Y log
ym
q
Y'' i
,• �.♦!'c`." .! L �"'I%yt'^y �tY�b MC�
im
AA.�.a� -mar.
a
Q.
O
V
V
i
Q
O
Ch
LM
s
IMMEMS
LM
O
s
■CL
LOW
FM
L
E
.CL
H
C
O_
O
EMEND
c�
O
'i N
V �
O
mc
I..L
� N
O �
> E
Q m
(a
O
E
U � N
c
M cn
E _
O
Mimi m
.CL cn 9
°a
Q
N
N O
N�
y_ Q (�
in O t, L
Q�
3
Mimi
U E
Q 0) O O
'E
N >%
i E E
N � U mc
Jc
(0 M Q . U
O • L .c:
c U) F-
Z %'�
. E5V
JJ Ri V 'i'
kk
R
'llo
.yam f 1 Prtg S�
1 Fla MI,
i i kj pyJ Yp - €
ILI
Ogg
.�•( .�T(, p 1 NJ�
F _
11 iti s J N S
.: sf ^s'.�e' v?.. �:rvry q . �� �/"✓% �Y s:�>,:� .r �'rt� Rk�e:.:w'k. � xf
• � r^y
IS Ya
' 'iu?JC., Y'�. xY6 rr eryy, .y a ,•p i '3 ] 4 �' fr . "'�Y �¢.
nom. F� �. `�' M>YiF ;,4 t €�µy { '�
M x
kfiw ` ,`'IMF k
lie
LZ' 51 p. V` " +k }I E.J }i%i`„ Z '�i J
Ll
vx
..+`+ ' .rsyel+ k
x . y$ —.^'.i
lee
A y
,Mpgy t)
LX
_ rat • -x i ,y t•:
.. ..r
dd tY
Q.
V
U
LL
v
0
rw.
C.
Q
L
A�
W
Q
O
Lm_I
m
WINONA
'D
C C
L
N O � >
�
m Q N 3 (u Q
O O � O>
O '' +r C O C to
O' i Q 'O O �, C cn j 0.
m O "61,10 C cn O CU O ai :3 }, L
(6 O C = s -� N. Q
Q C 'C to E O C (a (6 N
L
SEEMS
cA O C O O N
O O O O O O
CD > N c ••y U U
Mona cu 0 C I- O (iS N O L N . C Q L O AMC
L
E
L
Q.
OPENED
O N U ++ O L L SIMMONS
N Q z I- I- a. � � � > (n (� CO � U) (ls
�i
iE �p.�ww
h
m
0
uf
.
h
� � ,� ,� �.�,�.`s:•�. =ate
, F
MOM .,
w•�
._t
J
IT
w M M f
+h'* AT
u-zI, qT
TONv
C
-x
A _
n
b °
aj
Ago
C.
v
i
V
.NONE,
1
a
0
0
CL
■�
Lw
FM
N
Q O U O � �
N O W� O 3 O E
Dome 02 L O cn Vi WO
cn m � o p U= c om
E L E .Q E cn
O N O M _ 00
� � � � O O
E m 0 '� � O N ca
O M F- � F- � > ca
O O�F— 0 =3 c cn CD
C O c� C� � O N TO
-•� cA
0 � O � O O ' O O (li O (a O
-1--+ � cn :3 wo
C M a� O=3 a) m cn 0 mm;b M
wl�mmj U) cOn (n w o a > 0 _
i
ei *j
��. Y {
0 C/
G f
i
s{�i r, Q
Ma77r._.
ir
�.ry adCx IT I
t
Levt `kid v3(a nq a .,. .•J` +IiL
Ht +' fH�y,, y )f ✓„F
It Ire
Ysr°saa.ix `s ✓� '�. C ns. : f.'1f"A )ftL'i s'p`a M.
LL
E
�t {
0.t sY }'!j^� - ?�'' �2�i!` j;�'S "'Lrt� y
s ( +
IL
f M�L
0 d i
LL_� it R {ivd.5''�_
I.
WWI-
Il
s{�i r, Q
Ma77r._.
ir
�.ry adCx IT I
t
Levt `kid v3(a nq a .,. .•J` +IiL
Ht +' fH�y,, y )f ✓„F
It Ire
Ysr°saa.ix `s ✓� '�. C ns. : f.'1f"A )ftL'i s'p`a M.
LL
E
�t {
0.t sY }'!j^� - ?�'' �2�i!` j;�'S "'Lrt� y
s ( +
IL
f M�L
0 d i
LL_� it R {ivd.5''�_
I.
v
U
c.i
O
Lm
O
O
U.
O
Q -
cn
_ ca
mo
ca
cu O 0 N m O
a) O om o c 3:
..,
CU
Q }, cn S1 cn U a)
c c l v cn a) c cin
o o om o o -�
"Mm) 411111a) c
ca �
O 0 CL � O N C U Q) > (6
O O
o C: 'C O N cn O +, Q
cn U O .� O O
V O O c6 O 0 > cu O (a
N U C� ca (n a Q o. z .� O m Z ��
CL
w
V
0`A
V
$wl A% �.::/ I
,"
ii
AAA
I
AAA
A:
�....itt,tv; i"..
`6 5Y� i
ix
A
77
sA
,"
ii
AAA
I
AAA
A:
�....itt,tv; i"..
�yY' w it i
Y it 1 rf.W fVyy:i.++Y
-ax ...
a" G U'
At At A
G-
w fer a:;
f .. ..va.,+�.a�w ,.,. 'r I
Ak
yA �. eN 5' ...... ,Yf h f^l'
}
'rat •�
E L y lYl�, c
g 1
A �•
'it ..r
F i `i'eyyj — �5 µ Si
. - cr�f F — - _
`; '9 i
A to S , A Y T
M
3 } A ! 5�
3 r +« A A
AAA. A
�n 4 y/ . .��j 9
MAU
A.. 1 E 5� Eaf } R
`6 5Y� i
ix
A
77
�yY' w it i
Y it 1 rf.W fVyy:i.++Y
-ax ...
a" G U'
At At A
G-
w fer a:;
f .. ..va.,+�.a�w ,.,. 'r I
Ak
yA �. eN 5' ...... ,Yf h f^l'
}
'rat •�
E L y lYl�, c
g 1
A �•
'it ..r
F i `i'eyyj — �5 µ Si
. - cr�f F — - _
`; '9 i
A to S , A Y T
M
3 } A ! 5�
3 r +« A A
AAA. A
�n 4 y/ . .��j 9
MAU
A.. 1 E 5� Eaf } R
1 i'•
'�
<.
`6 5Y� i
ix
A
AMA
V
V
V
1
O
Lm
O
V
i�
O
V
AR .
O
1
Q
T �
O
a) � O > Q ' C
ELM cam 0 O E O
N wo E �>
0 cn U) m i 00 0 V C
L- O U
N
(D 4mm
O 0 }, 0 0 0> (� 0 C
mo N _ O O
M O cn 0 �
O Q C N co
ca
0 8F
c0 cn� > 0�2 am 4S �.cn
Q
W
Z
O
- U
�e
i
r.
CU
i
�� xr
�d � �w$ nn. IT
s y
510t � � .. .. t •�� "U -•Y a
w I � l� GG 1 3
2
w
i wee .:Cs
c o
rM.
V
O
U
LL
1
LM
O
O
V
0
V
O
a
.0
.CL
LM
V
N
D
O
Q o
-� rn
C �
O L
Q
M
OJc:
a) O
CT
m a)
cu
ca cu
N �
U cn
z;l F
�A.
o � Q)
c�
CD
° L o
O
a�
_
O O Jc
0)
Q (D L
C LO L
C ch p � O
W N m N
W&�o U) C 0 cu
O co « _N UO
Q � O
O o O C I
womj U) Z O Q
c�
C
N >
E
N ,N
L _
y
M CD
Im
M =
>
oa
-0�0
Y
r* ,
t 1_:
Y x
x
E
cn
U_ cn
T �
C
O �
C U
.CU O
C: 4ma
cn Mimi
O
wo
Q �
p
O
Zli-
T
IG
Jc
ulma
mc
C O
� O
(a C
� _O
O
U
Ocn
O C
Z 0
Huh �:Y
f 1 1
1
.._...... ... ....
mc
T
cu
(u
U
Z
in
c� C:
O
� U
Co
N
O �
ry ca
O
M. w
(n >
C 0
� O
2 C7
o
a) cn
E (u
U
O .0
CU
CU CU
O C
cu
UN � cn
cn 73
O N O
dF Y0. .. a�r7GN6
*. ' ?.t
k°
n.
RtiA
un
ws t "4 ,a�„J,
,.�i •'�'';'`4 � tl xE tF.�' sf It °, tj- ��"�"'��j�'`���, -,�
V
V
V
O
z
UL
a)
'a goo O
O N
Q a) 70 0 i
• � O 6�0 p -a N 3 3 � +-, U) a) cn �
a)
0) O
0 cu a a mc m w 3 c0 N 'p p
O L a) O C -p O O O �' N -p
N �O O cn U O O O c cu
Q a) Q O 0>
U = o p cn ' E
CU c
c rn o V. •O
CU � p
p 3 o ca o
a
_ �. -1--# . _ t �_
m ' i p
c c c � o o � v c
O co Q
api aa) a`) aa) a`) Oc a (° aa)) ° p 0 3 0 o E
c c Lm a �@ cn L- E � E a) mo M 0 w o� Ca � o N� a� a)
c 00 v.�E�E � �� c0 CCU �� a� E�
o c � .. cu 1w cu p � � o a) a � a� >, � -a E ca
N U a .c cn>� O a c E cu c co p L O c cn L. S cv p _°—� ,� °—� a CU o p o a o o a) o a�
.� 2 co (q F- (q I- 2 U cu (0 0 N � c.) d m � .� a
N
D
All
h
CD
l �. T .l f f xja`,a"'"a"' ,yL �..+.-+C��y -�L( J,.. >} rzc a•~ ^Vj 4" .
Co m. i l , j h',' ✓ L `�'i4t,`T V i!' .i t '.
N .M ti �t
Kj
-E 11ri t! y. p
+. ; C:7
U + Nt Iy rgC% y W N s k
_
pp �
Cl ' Y ~� y r�`x "* V m.�!'".°° ^: `"�• ` - xn ` a a" i j _ .. - ...a4.,X" r..
PIT
TV
pj
.awn. °`•'.u.'^rw�AU^,.�u�`ic. `C%� ! tit °aYrw+ 4�1' _a:..�f� , ........... To
IT
FT
t ;yllT
p�R ♦ti/ �� J I $ d ..
ai �.: , •$'w �,. ,m'y�' � � s '"` d j^ti)ti 4 j.J l ' `.�l
�l;:s'+..1� `.� "4 §d" " c`F x- fi�
�r'■1 3pIft.� n'c+w.w g'y �) 4•� 6, yr '� 4 &y'R
co k xai Sf 5�� l w a i ttx a F
IT
�« T� F'hxD ,yqK �'t fC •J' 2 .a %y4,ar a.
Fnth' u,-lli �'
j. c N ' q 1 ''
mmcl 1 t..jr�x i r '�.�
Mz C�Ell rj . WL
i 'd fl:} ■ �
�rn,I^.::` Ti
Ilk
fill
T. F 1 i" .%�y:rond•".. "rvM1 ... # CC 0C1 � Y. n.. • F
s
wl
1p
c
s.