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PB Minutes 2005-05-17
FILE DATE TOWN OF ITHACA PLANNING BOARD TUESDAY, MAY 172 2005 The Town of Ithaca Planning Board met in regular session on Tuesday, May 17, 2005, in Town Hall, 215 North Tioga Street, Ithaca, New York, at 7:00 p.m. PRESENT Fred Wilcox, Chairperson; Eva Hoffmann, Board Member; George Conneman, Board Member; Larry Thayer, Board Member; Rod Howe, Board Member; Jonathan Kanter, Director of Planning; Daniel Walker, Director of Engineering; John Barney, Attorney for the Town; Susan Ritter, Assistant Director of Planning; Mike Smith, Environmental Planner; Christine Balestra, Planner. EXCUSED Tracy Mitrano, Board Member; Kevin Talty, Board Member, OTHERS Francis Vanek, EcoVillage; Scott Tobey, Namgyal Monastery; Urgyon Khelsatsary, Namgyal Monastery; Tenzin Thutop, Namgyal Monastery; Alan Chambliss, Namgyal Monastery; Marla and Richard Park, 101 Alison St; Orlando lacovelli, Coddington Rd; Rich Anardo, 1134 Danby Rd. CALL TO ORDER Chairperson Wilcox declares the meeting duly opened at 7:05 p.m., and accepts for the record Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on May 9, 2005 and May 11, 2005, 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 May 11, 2005. Chairperson Wilcox states the Fire Exit Regulations to those assembled, as required by the New York State Department of State, Office of Fire Prevention and Control. PERSONS TO BE HEARD Chairperson Wilcox opens this segment of the meeting at 7:06 p.m., and asks if any members of the public wished to speak.. With no one wishing to speak, Chairperson Wilcox closes this segment of the meeting at 7:07 p.m. SEAR DETERMINATION: lacovelli 2 -Lot Subdivision, 925 Coddington Road Chairperson Wilcox opens this segment of the meeting at 7:07 p.m. Orlando lacovelli, 347 Coddington Road PLANNING BOARD MINUTES MAY 17, 2005 APPROVED I am proposing to divide this lot into two lots and in the future build a single family house on there in accordance with regulations that are laid out. Chairperson Wilcox — Environmental issues or concerns that you are aware of? Mr. lacovelli — None. Chairperson Wilcox — Questions with regard to the environmental review? Board Member Thayer moves the SEQR and Board Member Conneman seconds the motion. Board Member Hoffmann — Can I just ask, where is the area where it is short 20 feet? Is that dotted line, I'm looking at the subdivision plat that we were provided with. There is a dashed line, which is along Coddington Road, I guess. Is that the setback line? Ms. Balestra — No. The setback is actually farther back. Board Member Hoffmann — It doesn't say how wide it is at the setback line on this map. Ms. Balestra — When we measured it, or when I measured it, it appeared to be about 130 feet at the 50 -foot setback line and it is required to be 150 feet. Attorney Barney — We are talking about the bigger parcel? Ms. Balestra — Yes. Chairperson Wilcox — I have a motion and a second with regard to the environmental review. John, you all set? Attorney Barney — Yes. Chairperson Wilcox asks for a vote on the motion. PB RESOLUTION NO. 2005 -052: SEQR, Preliminary and Final Subdivision Approval, lacovelli 2 -Lot Subdivision, 925 Coddington Road, Tax Parcel No 47 -2 -5 MOTION made by Board Member Thayer, seconded by Board Member Conneman. WHEREAS: 1. This action is the consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located at 925 Coddington Road, Town of Ithaca Tax Parcel No. 47 -2 -5, Low Density Residential Zone and Conservation District. The proposal involves subdividing the 8.01 +/- acre parcel into two lots, PAI PLANNING BOARD MINUTES MAY 17, 2005 APPROVED one 1.04 + 1- acre parcel containing the existing residence, and one 6.97 + 1- acre parcel. Thomas H. Farrell, Owner; Orlando lacovelli, Applicant/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 Subdivision Approval, and 3. The Planning Board, on May 17, 2005, 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, "Subdivision Plat, 925 Coddington Road, Town of Ithaca, Tompkins County, State of New York," prepared by Lawrence P. Fabbroni, L. L. S., dated April 15, 2005, 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. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. Chairperson Wilcox closes this segment of the meeting at 7:09 p.m. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 925 Coddington Road, Town of Ithaca Tax Parcel No. 47 -2 -5, Low Density Residential Zone and Conservation District. The proposal involves subdividing the +/ -8.01 acre parcel into one +/- 1.04 -acre parcel (containing the existing residence) and one +/- 6.97 -acre parcel. Thomas H. Farrell, Owners Orlando lacovelli, Applicant/Agent. Chairperson Wilcox — We have an aerial photograph that was provided. It would appear that there is a shed on the parcel you were looking to acquire. Mr. lacovelli — That is correct. There are two sheds on there actually. One is going to be destroyed and he is going to move the other one over onto his property. K PLANNING BOARD MINUTES MAY 17, 2005 APPROVED Chairperson Wilcox — Very good. Thank you. Questions? John? Attorney Barney — I haven't had a chance to go through the materials. Is there indication where the line between the Conservation...I see from the advertisements it is low density residential. Is there any conservation? Ms. Balestra — Yeah, at the very end of the parcel, on the eastern side about 200 feet in from the back edge of the parcel is the conservation district. Mr. lacovelli.— That is where the old railroad comes down through, abuts it, correct? Ms. Balestra —Yes. Attorney Barney — I was thinking that the 7 -acre zone in the Conservation Zone, but there is not 7 acres in the Conservation Zone. So I think it would probably be applicable that the low density would apply. Board Member Hoffmann — I had trouble hearing what you said, John. Attorney Barney — Well, as you know, the Conservation Zone has a 7 -acre minimum lot size, but the way the parcel is divided now, it is already substandard. I don't think you can hold up a subdivision on that basis. Not that you would want to anyway, but that was my concern. Board Member Hoffmann — Well, what I was going to ask about this is you talked about where that line was. Shouldn't we have those lines indicated on this plat or on some sort of drawing that we were given, not just the setback line and the measurement of how wide it is at the setback line, given to us by the applicant, but also where the line dividing the residential zone from the Conservation Zone, Ms. Balestra — I was the one who did the aerial photo, so I would be happy to... it would be approximate as to where the lines are between the low density residential and the conservation district. I could do that. As far as the setbacks, we don't generally ask for that because it is something that the Zoning Board will end up dealing with. Attorney Barney — Except that here the problem is being creating by this subdivision, because I had the same comment and was going to suggest that the resolution be amended to require that the 50 foot setback be shown and that the width of the lot be shown at the 50 setback so that when it does go to the ZBA they know what we are talking about. Right now we are kind of scaling it off and none of us our engineers so it would be useful to have the actual surveyor. Mr. lacovelli — I may have done that for the ZBA anyway. V Attorney approval. PLANNING BOARD MINUTES MAY 17, 2005 APPROVED Barney — I think it should be shown on the plat anyway before subdivision Chairperson Wilcox Chris, anything else? Chairperson Wilcox opens the public hearing at address the board. With no one present to speak, hearing at 7:15 p.m. 7:14 p.m. and invites the public to Chairperson Wilcox closes the public Chairperson Wilcox asks if someone wants to move the resolution. Board Member Howe moves the motion and Chairperson Wilcox seconds the motion. Board Member Hoffmann — I just remembered that we should have done this when we did the previous resolution, but before anybody came we corrected the EAF. Chairperson Wilcox — The Short Environmental Assessment Form, number 11, it was checked no and it should be checked yes because it must go to the Zoning Board of Appeals. Attorney Barney — I would just suggest putting a new "a" "modification of the subdivision map to show the location of the larger lot and the width of the lot at that setback line to be submission of materials for the Zoning Board of Appeals". Chairperson Wilcox — Rod, acceptable? Board Member Howe — Yes. Chairperson Wilcox — Same with me. Chairperson Wilcox calls for a vote. in that would read, 50 foot setback on the accomplished prior to PB RESOLUTION NO. 2005 -053: Preliminary and Final Subdivision Approval, lacovelli Two -Lot Subdivision, 925 Coddinggton Road, Tax Parcel No. 47 -2 -5 MOTION made by Board Member Howe, seconded by Chairperson Wilcox. WHEREAS: 1. This action is the consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located at 925 Coddington Road, Town of Ithaca Tax Parcel No. 47 -2 -5, Low Density Residential Zone and Conservation District. The proposal involves subdividing the 8.01 +/- acre parcel into two lots, one 1.04 + 1- acre parcel containing the existing residence, and one 6.97 + 1- acre parcel. Thomas H. Farrell, Owner; Orlando lacovelli, Applicant/Agent, and 5 PLANNING BOARD MINUTES MAY 1712005 APPROVED 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 May 17, 2005, 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 ll prepared by Town Planning staff, and 3. The Planning Board, at a public hearing on May 17, 2005, has reviewed and accepted as adequate a plat entitled, "Subdivision Plat, 925 Coddington Road, Town of Ithaca, Tompkins County, State of New York," prepared by Lawrence P. Fabbroni, L.L.S., dated April 15, 2005, 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 Subdivision 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 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 6.97 + 1- acres from Town of Ithaca Tax Parcel 47 -2 -5, located at 925 Coddington Road, subject to the following conditions: a. Modification of the subdivision map to show the location of the 50 setback on the larger lot and the width of the lot at that setback line, prior to submission of the materials to the Zoning Board of Appeals for any variances; b. Submission for signing by the Chairman of the Planning Board of an original or mylar copy of the plat and three dark -lined prints, prior to filing with the Tompkins County Clerk's Office, and submission of a receipt of filing to the Town of Ithaca Planning Department, prior to the issuance of a building permit, C. granting of the necessary variances from the Zoning Board of Appeals, prior to issuance of a building permit, and d. submission of record of application for and approval status of all necessary permits from county, state, and /or federal agencies, including a Tompkins County Health Department permit for a septic system and Tompkins County Department of Public Works permit for a curb cut onto Coddington Road. A vote on the motion resulted as follows: on PLANNING BOARD MINUTES MAY 17, 2005 APPROVED AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. SEQR DETERMINATION: EcoVillage Bus Shelter, Mecklenburg Road Chairperson Wilcox opens this segment of the meeting at 7:17 p.m. Frances Vanek, 223 Rachel Carson Way The proposal that I bring before you is to build a bus shelter on the southwest corner of Rachel Carson Way and Route 79, primarily for the use by TCAT bus passengers waiting for the East Town Bus to Ithaca. Chairperson Wilcox — Questions of the applicant other than why is this before us? But it is the zoning of that parcel, I think, requires... Ms. Ritter — I also talked to Kristie Rice and because it is a structure. It is a structure that would not be going into the right -of -way; it would be going on private property that maybe had an easement. So in the future we could see other bus shelters, basically, is what she told me. Chairperson Wilcox — I have but one question and that is I was looking at the subdivision, the plat here, which you provided and the location of the shelter. I was looking at what is labeled sheet 205. The bus shelter is going on property owned by EcoVillage at Ithaca Incorporated. I just want to take care of the legal issues here. Just identify if there are any legal issues. Mr. Vanek — Yes. That's right. The EcoVillage Association owns the right -of -way around the road, but it is outside of that. Chairperson Wilcox — They own the road and this is going next to it, which is owned by a different entity if you will. Mr. Vanek — That's right. Chairperson Wilcox — John, does that raise any issues at all? Mr. Vanek — The Association represents the two villages in EcoVillage. Attorney Barney — And this is owned by EcoVillage of Ithaca for the bus shelter area? Mr. Vanek — Yes. I think that is for practical reasons. I don't think it would actually fit in the strip of land that belongs to the Village Association. N PLANNING BOARD MINUTES MAY 17, 2005 APPROVED Attorney Barney — Who is making the application? Mr. Vanek — I guess I am the agent of both. Its gone before the Board at the EcoVillage at Ithaca, Inc and been approved. I am able to make that application. Chairperson Wilcox — We don't need easements or something. Attorney Barney — No. You are building a building that is presumably a walk from the building to the roadway. It is intended to serve Mecklenburg Road, not Rachel Carson Way. Mr. Vanek — Right. In general, you will see there is a culvert pipe and then there's kind of shallow swale there. Most of the time that swale is dry so you could walk across it if you want to. However, if it was full of water, you would have to walk backwards and then over the culvert pipe to the bus stop. Chairperson Wilcox — You okay, John? Attorney Barney — Yeah. Board Member Hoffmann — I see there is a note on the very first page there, the site plan detail, page 2/5. It says shelter will be moveable to accommodate site changes. What does that mean? Mr. Vanek — One possibility is that someday if TCAT were to extend bus service up Rachel Carson Way to the turnaround we might move the shelter from its current location to that location. Board Member Hoffmann — So then it would mainly serve the EcoVillage residents rather than other people along Mecklenburg Road? Mr. Vanek — I think I am somewhat familiar with riding the bus and as far as I know almost all, if not all of the passengers who catch the bus at that point are in fact from EcoVillage. Chairperson Wilcox — Any other questions with regard to the environmental review? Chairperson Wilcox asks if someone would like to move the SEQR motion. Board Member Howe moves the motion and Board Member Thayer seconds the motion. Chairperson Wilcox calls for a vote on the motion. PB RESOLUTION NO. 2005 -054: SEQR, Preliminary & Final Site Plan Approval, EcoVillage Bus Shelter, SW Corner of Rachel Carson Way and Mecklenburg Road, Tax Parcel No. 284=26.22 PLANNING BOARD MINUTES MAY 170 2005 APPROVED MOTION made by Board Member Howe, seconded by Board Member Thayer. WHEREAS: 1. This action is consideration of Preliminary and Final Site Plan Approval for the proposed construction of a +A 144 square foot bus shelter to be located at EcoVillage at the southwest corner of Rachel Carson Way and Mecklenburg Road /Rt. 79, Town of Ithaca Tax Parcel No. 28 -1- 26.22, Planned Development Zone (Special Land Use District No. 8). EcoVillage at Ithaca, Owner /Applicant; Francis Vanek, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval, and 3. The Planning Board, on May 17, 2004, 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, plans entitled "Site Plan - Detail' (page 215), "Plan and Elevations" (page 315), "Elevations" (page 415), "Section and Details" (page 515), all dated 3130104 and drawn by RSL, and "Solar Orientation Data" date stamped 4115105, and other application material, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Site Plan 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, an Environmental Impact Statement will not be required. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. Chairperson Wilcox closes this segment of the meeting at 7:24 p.m. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed construction of a +/- 144 square foot bus shelter at the entrance to EcoVillage at Ithaca located at the southwest corner of Rachel Carson Way and Mecklenburg Road (NYS Route 79), Town of Ithaca Tax Parcel No. 28 -1- 26.22, PLANNING BOARD MINUTES MAY 1712005 APPROVED Planned Development Zone No. 8. EcoVillage at Ithaca, Owner /Applicant, Francis Vanek, Agent. Chairperson Wilcox - Questions with regard to the actual site plan review, other than its nice to see a wooden structure? It looks like a nice bus shelter. - - - -- Board- Member - Hoffmann--- Y -es —1 -like- the- idea -of- the - sod -roof, too. I wanted to ask you about the light: That.sounds very interesting. There is going to be a light to allow the bus driver to see when somebody is waiting in the shelter? Mr. Vanek - Right. Sue brought that to our attention by communicating with Dwight Mengle at TCAT. That has come up since the original plan was made, but there is a new technology that they have to distribute to these rural bus shelters, which not only give light to the shelter but also signal the driver that somebody is waiting at the stop. I haven't seen the actual item myself. I haven't had a chance to sit down with Dwight to look at it, but apparently that is available to us. Board Member Hoffmann - But would it work so that whoever is in the shelter flicks the light on and off to alert the driver or would it just be on? Mr. Vanek - Once you activate it, then it there. I don't know for how long it stays on. flashes to the bus driver that somebody is Ms. Ritter - I'm not sure for how long either. Probably for a period of time it would flash and then maybe you would have to reset it again if the period of time lapses. Board Member Hoffmann - Yeah. You wouldn't want it to be flashing for too long. That might be a little distracting for other traffic. Mr. Vanek - True. Chairperson Wilcox - Any other questions? Chairperson Wilcox opens the public hearing at 7:25 p.m. and invites members of the public wishing to speak. With no one present to speak, Chairperson Wilcox closes the public hearing at 7:26 p.m. Chairperson Wilcox - All set? Board and staff nods "yes ". Chairperson Wilcox asks someone to move the resolution. Board Member Conneman moves the motion and Board Member Howe seconds the motion. Chairperson Wilcox calls for a vote on the motion. 10 PLANNING BOARD MINUTES MAY 17, 2005 APPROVED PB RESOLUTION NO 2005 -055: Preliminary & Final Site Plan Approval, EcoVillage Bus Shelter, SW Corner of Rachel Carson Way and Mecklenbur_ Road, Tax Parcel No. 28 -1 -26.22 MOTION made by Board Member Conneman, seconded by Board Member Howe. - ------ WHEREAS. — 1. This action is consideration of Preliminary and Final Site Plan Approval for the proposed construction of a +/- 144 square foot bus shelter to be located at EcoVillage at the southwest corner of Rachel Carson Way and Mecklenburg Road /Rt. 79, Town of Ithaca Tax Parcel No. 28 -1- 26.22, Planned Development Zone (Special Land Use District No. 8). EcoVillage at Ithaca, Owner /Applicant; Francis Vanek, 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, on May 17, 2005, 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 ll prepared by Town Planning staff, and 3. The Planning Board, at a Public Hearing held on May 17, 2005, has reviewed and accepted plans entitled "Site Plan - Detail' (page 215), "Plan and Elevations" (page 315), "Elevations" (page 415), "Section and Details" (page 515), all dated 3130104 and drawn by RSL, and "Solar Orientation Data" date stamped 4115105, and other application material, and 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, 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 Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the construction of a +/- 144 square foot bus shelter to be located at EcoVillage at the southwest corner of Rachel Carson Way and Mecklenburg Road /Rt. 79, Town of Ithaca Tax Parcel No. 28 -1- 26.22, as shown on plans entitled "Site Plan- Detail' (page 215), "Plan and Elevations" (page 315), "Elevations" (page 415), "Section and Details" (page 5/5), all dated 3130104 and drawn by RSL, and "Solar Orientation Data" date stamped 4115105 subject to the following conditions to be met prior to the issuance of a building permit: 11 PLANNING BOARD MINUTES MAY 17, 2005 APPROVED a. submission of an original final site plan on mylar, vellum or paper, to be retained by the Town of Ithaca, and b. granting of the necessary variances from the Zoning Board of Appeals, prior to issuance of a building permit. A vote on the motion resulted as follows: AYES: Wilcox, Hoffmann, Conneman, Thayer, Howe. NAYS: None. The motion was declared to be carried unanimously. CONSIDERATION OF A SKETCH PLAN REVIEW for the proposed Namgyal Monastery development located on the east side of Danby Road (NYS Route 96B) across from Sesame Street, Town of Ithaca Tax Parcel No. 43 -2-10, Medium Density Residential Zone. The proposal includes the construction of multiple buildings (shrine, common rooms, housing, monk's quarters, etc.) on the property totaling approximately 13,000 square feet, to house the local Namgyal Monastery branch in Ithaca. The plans also include parking for up to 66 vehicles, seasonal cabins and bathhouse, a maintenance building, and stormwater facilities. Namgyal Monastery Institute of Buddhist Studies, Owner /Applicant Chairperson Wilcox opens this segment of the meeting at 7:29 p.m Alan Chambliss, Architect for Namgyal Monastery What I would like to do is to talk about the project, not so much about Namgyal. If you have questions about the monastery itself, perhaps Scott Tobey, who is here, can answer them. These are just slightly larger scale versions of what is in the packet, with the addition of this drawing, which Mike Smith asked me to come up with the actual areas of the site that are disturbed. So it just covers that area. The existing site is old farmland that is reverting to woods. It is pretty open brush through part of it. It is hard to say when it stopped being used agriculturally. This portion of the site is the young trees. It is a very uniform slope up over the whole length of the site. Access along 96B and it is pretty clear what zone it is in. The monastery itself, there is an existing road -cut access way along 96B that we are using coming in through the open area, developing a parking area and then a service road that will be used for fire department access, access for the monks vehicles to their residences, but basically from this point on it is basically a pedestrian loop around the complex, which is here. This is the boom edge of the site with the retainage pond. It's an unknown size yet since the engineering hasn't been done for that. The actual area of the monastery itself. The intention of the moment is that there be a single, double - loaded parking lot developed here with this graded, but not necessarily paved or prepared for ... this is 12 PLANNING BOARD MINUTES MAY 1712005 APPROVED more like overflow parking. It is reserved for additional parking down the road, but it's not clear that there will be a need initially for it. There is a loop here with two double - loaded bays of parking. The pedestrian access point and then the complex is easier to see on the next drawing. There is a public building. The main public entrance here. It has a dining facility, -- a- kitchen; -a library/study room and another small seminar room, public toilets, covered access for the shrine room in the middle of the complex, student dormitories on one side, individual student rooms and a couple of apartments on the other side and then a two -story monks' quarters here. The monks' quarters are used year round on the bottom floor. The upper floor includes a suite for his holiness, the Dali lama, and other visiting persons. also brought along, I'm not sure how useful these will really be, but to get a sense of the context, I can pass these around. This is a sequence (of pictures) taken along King Road starting on the uphill side and just running down the road. And this is a sequence (of pictures) taken on 96B again, just running literally along the front of the property. In terms of visibility from any roads, it's too far and there are too many trees. It is not going to be visible from Route 96B. It's conceivable that the top most part of the shrine might be visible through the trees in the winter here. As you can see, it is located right behind this development. So it will be partially screened by that. I haven't had a chance to study whether or not it will be visible from there. If it is, it will be just barely visible and that would only be the top of it. Here is another one that is maybe a little bigger than what you had in your packet, showing the design scans right at the moment. Chairperson Wilcox - Are you all done? Mr. Chambliss - I think so. Board Member Hoffmann - Are you planning to retain the trees that are there that would shield some of the buildings from 96B? Mr. Chambliss - Yes. To the greatest extent possible. Part of the problem with the site is that the site is quite uniform over the whole site. Given the needs of the, the programmatic requirements that sort of force the whole complex to be together in a unit and once you get to that size, over that full length of the complex going across the slope. It is. almost 10 feet of drop. It is the flattest part of the site we can get, but even there we have a lot of drops so there will be a fair amount of disruption of that area that was just unavoidable. In general, we are trying to avoid taking any more trees out than possible. Board Member Hoffmann - Yeah, but there are also trees to the west of that site. Is that what you are saying? Mr. Chambliss - Yes. If you can see here, this is really quite shrubby and open. There is an old hedgerow here, a bit of a hedgerow here. These are woods being left intact 13 PLANNING BOARD MINUTES MAY 1712005 APPROVED basically. The only disruption in this whole area will be what is required to get the retention through and get a pond in there. This hedgerow we are going to try and not disrupt it at all and stay uphill from it. This again is all scrub. I mean there are a few decent sized trees there, but basically it is quite scrubby and that is the area of major disruption and where the parking is, that is already basically field. Board Member Hoffmann — As far as the height of the buildings, you mentioned there was a possibility that the highest building might be seen from the King Road area. Which is going to be the highest building? Mr. Chambliss — The shrine. This will, the top, the sort of lantern, middle of the shrine. Board Member Hoffmann — So that is a fairly small part. Mr. Chambliss — Yes. Chairperson Wilcox — Any idea what the height will be? Mr. Chambliss — We are going to make sure it is under zoning. Chairperson Wilcox — That answers that question. Board Member Howe — Where you are showing the recreation area, is that more where the trees are right now? Mr. Chambliss — Its an existing clearing in the trees. Chairperson Wilcox — Other questions? I didn't do the arithmetic and I should have done it before hand, since there is access to public water and sewer on this site, the question is how many single - family homes could one expect to fit on this site if one were developing it that way? I'm trying to go 27 acres, I mean if we just take out a couple acres for the road that would have to be built to have access to the rest of the site and divide the rest into roughly 2 acre parcels, then we could presume that a developer could come in with a plan that could put 20 single family lots on this parcels if not more. Mr. Kanter — Its medium density. It would be more than 2 acres because you have sewer. Chairperson Wilcox — The notes say that there is access to sewer here. Mr. Kanter — There is. Chairperson Wilcox So you are right, they could squeeze in one -acre lots or even smaller. Ms. Ritter — 15,000 square feet. E PLANNING BOARD MINUTES MAY 1772005 APPROVED Mr. Walker — It is 2 -3 lots per acre easily. So 50 building lots. Mr. Kanter - And each could have two units. Chairperson Wilcox — 100 units under existing zoning? Okay. Mr. Walker — If we clustered them, we could probably get up to 150 if you want. Chairperson Wilcox — Thank you. Mr. Walker — It is adjacent to a multiple residence zone. Chairperson Wilcox — I noticed t zone that was there. Is that one at this point? Apparently you ar right now simply because we h; point with the way that the plan gat. I was trying to remember what multiple residence of Evan's developments? Yeah. Any other questions ! not going to get very much feedback from this board ven't seen anything that is truly objectionable at this ; have been developed so far. I do want to give the members of the public a chance to speak this evening on and I will do that in just a couple of minutes. so we can hear their input early Concerns of course are drainage, but we will get to that as your plans proceed and the size of the retention pond. I think we might be concerned about any outdoor lighting that would be proposed so that lighting is certainly limited and shielded as appropriate. We talked about preserving as much of the appropriate ground cover as you can whether it is trees or hedgerows. I like the fact that you pushed the complex to the rear of the lot as opposed to near the road. It is probably a benefit for most people. Yourselves included. I can't think of anything else at this point. Staff, comments? They have access to water and sewer. Where is water and sewer, Dan, exactly? Is it along Route 96B? Mr. Walker — Its along Route 96B. Chairperson Wilcox — Okay. Board Member Thayer — The length of the roadway is of concern. Chairperson Wilcox — If it's not a concern to the fire department, the length of the road. Mr. Chambliss — We had a preliminary meeting with them. They didn't have a problem. We will have to work out construction details, especially... Chairperson Wilcox — It has to be able to take the weight of the emergency vehicles and the size of the emergency vehicles so that they can manuver back there should it be necessary. Absolutely. Generally, you would get a letter and we would get a copy of it from the fire department indicates their review and design plans for the road and for the 15 PLANNING BOARD MINUTES MAY 17, 2005 APPROVED access. That is important. Is there anything else you wish to say this evening? Is there something else you need from us? Scott Tobey, Project Manager My wife has been a long time member and student of Namgyal Monastery. I am here in here absence because she is sick today. The concerns about tree coverage and - -- visibility, —it has -- always -- been - our- intention_thr_oug.hout_ this pr_ocess_to_find _ as remote location... the students who are going to come to practice don't want to be disturbed by a lot of outside activity. They want to be as far from the road and in their own environment as possible. So we have been deliberately designing around the features of the land, the roadway. We are going to try to utilize as much of the existing roadway that is there and just develop it to meet the needs. The parking is in an existing field. The only major disruption is the actual complex. It is certainly in our interest as well to preserve as much of the nature coverage as possible. Chairperson Wilcox - Can I ask you or another gentlemen... can someone provide some information about the activities that go on? Tenzin Thutop, Namgyal Monastery I think we have been almost 12 years in Ithaca Town. So since then there has been more interest going. So we have a problem running bigger program and things like that. We have all the curriculum for teachings. We are going to also use that building for students. Students like to spend more time, 2 years, 3 years, close with the teachers. So they also may bring different cultures to share with different culture understandings and widening different groups like religious and interfaith so also some mind... and things like that. Chairperson Wilcox - Do students live there for 3 years to obtain some sort of a certification, degree or whatever. Mr. Thutop - Yes. Chairperson Wilcox - Let me ask just so people can hear it, tell me about parties and dances and all those sorts of things. Mr. Tobey - Maybe I can address that. Aside from a few festivals that may take place, generally they are during the daytime. Tibetan New Year is a very festive day, a lot of dancing, but certainly not the likes that you might see in collegetown or any activities like that. It is pretty low -key. The question about students. Students have been coming to Ithaca to take classes with the monks at the monastery, but we are currently in a residential neighborhood and a residential home. We are acting under proper zoning, there is nothing like that, but the facility is only large enough to house the monks and a lot of students request that they can come here and have to find housing elsewhere. Part of what we are trying to incorporate into this is where a very limited number of students could come and participate in the 3 -year curriculum. There is a set curriculum 16 PLANNING BOARD MINUTES MAY 17, 2005 APPROVED that the monastery produces over a 3 -year period and they would like to live on site with the monks and work with them daily and take their practices. Chairperson Wilcox — This is for my own information. There was one statement in the materials you provided that said the monastery is the personal monastery for his holiness the Dali Lama and our current facility does not respect afforded to the only sister monastery outside of India. That last part, what does that mean? Mr. Tobey — There are monasteries in Tibet and in India. When the Chinese invaded Tibet, as many as could fled Tibet and moved to countries such as India. His holiness, the Dali Lama, is the senior teacher for all Tibetan Buddhists, but he lives as a resident as Namgyal Monastery. There are individual monasteries and he is the main teacher for Tibetan Buddhism and he lives at Namgyal Monastery. There are a few other Namgyal Monasteries in India, but this it the only monastery branch of his monastery outside of India. A student of Dali Lama's has been in close contact with him and traveled with him and performs ritual offerings and such. Chairperson Wilcox — It is the association and the name, which allows you to say a sister monastery, if you will. Mr. Tobey — Yes and it is conceivable that his holiness when he is in the United States may come here to rest, if he is traveling in the US, if he's flown from India to New York City. He may choose to come here to spend the day to recuperate before moving on. It's not probable that he would do any large teachings here in the US. When he does do a large teaching he draws 10s of 1,000s potentially, but if that were to take place here, it would be at a facility such as IC or Cornell or some kind of an offsite facility. We wouldn't foresee any large -scale event there, but he may use it as a private retreat for himself. Chairperson Wilcox — That would be cool if he came here. Board Member Conneman — He did, at Barton Hall. Mr. Tobey — He has been here. Chairperson Wilcox — If we are all set here say, I will ask all four of you to take a seat Ladies and gentlemen, this is not a public have to say this evening. If they decide eventually come back and we will have me but if there is something that you would like for a name and address. and if there is nothing else you would like to and I will give the public a chance to speak. hearing, but we would like to hear what you to proceed with their application, they will re details and there will be a public hearing, to say this evening, just come on up. I'll ask Rich Leonardo, 1134 Danby Road just have a couple of questions. Number one, the entryway to the complex shows that it is on Danby Road a little bit north of Sesame Street. Is that correct? Do we know 17 PLANNING BOARD MINUTES MAY 17, 2005 APPROVED how for north it is going to be and what kind of traffic flow we are going to have in a course of a day or whatever? Chairperson Wilcox — Rich, at this point, nothing on traffic, but I'm going to look at the map here. It would appear to be roughly 200 feet north based upon a conceptual drawing. Mr. Leonardo — And the approximate length of the street going up to the complex? Chairperson Wilcox — Boy, it's going to look like, it could be 750 — 800 feet. Mr. Walker — Its closer to 1,000 feet. Mr. Leonardo — Thank you. I thank that's it for me. Thank you. Chairperson Wilcox — Anybody else? Any other comments, concerns with regard to members of the board? You have the feedback that you need to precede? Mr. Tobey — I think so. Attorney Barney — Have you talked with the fire department people yet? Mr. Chambliss — Yes. We had a preliminary meeting with the fire department. Attorney Barney — Was, there any sort of discussion about some sort of alternate reserve or emergency access to this in the event that the main road is blocked in some fashion? Mr. Chambliss — The subject did not come up. Attorney Barney — Because it is a fair haul into the road and if something were to obstruct that road it would very difficult for emergency vehicles to get to where to the people are basically sleeping. Chairperson Wilcox — They may raise that. Mr. Kanter — These buildings would have to be sprinklered Mr. Chambliss — The complex is fully sprinklered. Mr. Kanter — I assume that there probably would be one or more fire hydrants somewhere up in the complex, but of course the fire engines have to be there. Chairperson Wilcox — They may bring that up given the length of the road. Absolutely. im PLANNING BOARD MINUTES MAY 1712005 APPROVED Mr. Chambliss — That may be hard to do given the configuration of the site, but we can certainly discuss it if they want to. One other thing I'll mention. I talked with Mike Smith on the phone last week and he raised the question about the proximity to Sesame Street. We don't know how deep utilities are at the moment, but where we are coming into the site is where there is an existing curb cut, an opening through. There are utilities on our side of the road on either direction from that curb cut and the bank slopes up in both directions. So if we went either way it would be more excavation and more likelihood of running into utilities and having to relocate them. So its pretty easy going in where we are going in and it seems appropriate. There are good chances of problems trying to go in anywhere else. Chairperson Wilcox — The point was raised, though, I think by Mr. Leonardo that we don't want you to get too close to Sesame Street because we have the possibility of an off -set intersection, if you will and that in itself is dangerous. So directly across or reasonable separation there given the speed limit there. All set then? I think we are all set then. Thank you very much. Chairperson Wilcox closes this segment of the meeting at 7:55 p.m. MINUTE APPROVAL PB RESOLUTION NO.. 2005 -056: Approval of Minutes: May 3, 2005 MOTION by Chairperson Wilcox, seconded by Board Member Conneman. RESOLVED, that the Planning Board does hereby approve and adopt the May 3, 2005 minutes as the official minutes of the Town of Ithaca Planning Board for the said meetings as presented with corrections. The vote on the motion resulted as follows: AYES: Wilcox, Conneman, Howe, Thayer. NAYS: None. ABSTAIN: Hoffmann. The motion is declared to be carried. OTHER BUSINESS Mr. Kanter mentions that Conifer Village submitted a preliminary schematic drawing for the emergency access road on their site. The drawing will be submitted to the State DOT and the road would be gate restricted. It is proposed for the location of the current construction road. Conifer plans on reclaiming the road, relandscape it and then build the new road. Staff will be looking closely at that plan, but NYS DOT will be the ones to decide if the access works or not. Conifer is hopeful that DOT will approve the plan so that they can move forward. 19 PLANNING BOARD MINUTES MAY 177 2005 APPROVED Mr. Kanter gives the board an overview of the possible upcoming agenda items for the June 7, 2005 Planning Board meeting. PRESENTATION AND DISCUSSION of a new Bolton Point water tank proposed off Hungerford Hill Road, Daniel Walker, Director of Engineering Chairperson Wilcox opens this segment of the meeting at 8:00 p.m. Mr. Walker — This is a project that we have been working on for about 10 years between Bolton Point and the Town of Ithaca to improve storage. It is actually a Bolton Point project for transmission storage on the East Hill. Currently Bolton Point, which supplies all the water to residents of the Town of Ithaca including West Hill and Inlet Valley as of a few months ago, has a limitation of transmission storage of 1.5 million gallons up at Burdick Hill. There is a big steel tank up at that location. In the original Bolton Point plan, the transmission main was supposed to have storage in the general area of the East Hill, which is the project that we are working on now. Currently the average consumption for SCLIWC, better known as Bolton Point, is 3 millions per day. And to provide additional reserve storage, the recommendation usually is about half again as much water as you produce. So 4.5 million gallons of transmission storage as opposed to distribution storage. Distribution is all the little tanks that the Town owns that run the water into people's houses and this is transmission system where the water is kind of an expressway for the water to the distribution systems. That would allow us to produce all the water off peak currently, which means that electricity would be cheaper and also we have an extra days worth of reserve storage because of the additional water. The project overview. This is Ellis Hollow Road. This is Summerhill Road. This is East Hill Plaza and Ellis Hollow Apartments. Currently the transmission main runs across Cornell property, across Pine Tree Road and then across through passed the Water Street area and over to the Pearsall Place area. The connection point for the new transmission main would be at Summerhill Lane, would run up Ellis Hollow Road, up Hungerford Hill Road, up the lane to the tank site, which is on Baker Institute property about 1,000 feet off of Ellis Hollow Road. The transmission main that I just pointed out is a 16 -inch ductile iron pipe watermain. It will be 4,000 feet long connecting at Summerhill Lane and running up Ellis Hollow Road to Hungerford Hill to the tank site. The tank site itself is a 3- million gallon tank that we are planning to put in. I don't know if you can see these cross - sections down here in the lower left hand corner, this is running from the uphill ... the tank is going to be, basically 50% of its going to be buried at the upper part of the slope, which is right here. There will be ... the sidewall will only be 2 or 3 feet out of the ground. On the lower side, the side wall will be buried 10 feet so about 20 feet will be exposed. It is a 30 -foot, 3 million gallon tank. It is re- enforced concrete. The same construction that we built up to EcoVillage. It is 3 -times the volume of the EcoVillage tank so it has 130 foot diameter with a 30 foot depth. It is partially buried and filled to the top and sidewall into the hillside on the uphill side. Ten feet of fill on the downhill side with a 20- foot exposure and then a 13.5 -foot rise in the center of the dome. It will be finished in 20 PLANNING BOARD MINUTES MAY 17, 2005 APPROVED the natural concrete. Unfortunately the color we picked that looked nice and beige turned out kind of yellow on EcoVillage so we are still working on that. We just did some view sheds. This was taken last week in the Ithaca, the one with snow on the ground. That is basically the location of the tank. You can't really see it in this picture, but there is a radio tower just to the right of the arrow and there is - another - tank -up- beyond -that, which -is- the- Hungerford_Hill Tank, which -is_a half million - gallon tank. That is 36 feet high I believe. Chairperson Wilcox — Does this augment that tank or that facility or? Mr. Walker — Basically this tank serves on the transmission system. The Hungerford Hill Tank on the top of the hill is a distribution tank, which provides adequate pressure to Eastern Heights area and Snyder Hill Road. The Pine Tree Road Tank, which is down off the end of Regency, serves the Pine Tree Road and Slaterville Road area, pressure zone. This tank will feed those two tanks. At some point, we are planning to put another pump station at this tank site, which will function more efficiently than our Regency Lane pump station functions right now. Board Member Hoffmann — Isn't there a tank at Dove Drive, too? Mr. Walker — That is the Hungerford Hill Tank. That is at the top of the hill above Dove Drive. This is that same area. We didn't even try to put the symbol of tank in. It is probably the size of the arrowhead. We didn't even try to put the symbol of the tank in because it is probably about the size of the arrowhead. So this is the view from Ithaca College in the fall. Looking from in front of Burger King, if you look up, I'm not sure if you are familiar with the poultry buildings and the lab that are on Hungerford Hill Road, this is up behind those buildings. It will be on that hillside, right up against the tree line basically. So the trees will actually be taller than the tank will be. This is another view from Pine Tree Road in front of the Tennis Center and the tank will be up over the hill. You can't really see it too well. You can see the radio tower there and the tank would be to the left of that. The tank will actually be in the tree line there. And this is looking at the site and it's behind the Cornell hill so you can't even see it from the Trumansburg Road area. This is actually from the professional building parking lot. The water tank location that line is where the watermain will go. It's going to be behind the tree line. Of course it is going to buried so it won't be seen after construction. It will run up along on Cornell's property and then cross up Hungerford Hill Road. I'm not sure, but I think we were picking the proper shots so we would have winter and summer scenes interspersed here. The weather didn't change that fast going up the hill, but I have told people that at times it does change rapidly. Then the tank location without any trees will be right in that hill. The building won't be very obtrusive. 21 PLANNING BOARD MINUTES MAY 17, 2005 APPROVED Chairperson Wilcox — Dan, I'm feeling challenged right now. How do you get the water up the hill into the tank? Mr. Walker — Pumps. — Chair - person- Wilcox So you- have -to -pump _ it_up? — . . Mr. Walker — Actually the transmission main that goes along Summerhill Road that this will be connected to, is, the pumps are back at Burdick Hill, Oakwood, the Village of Lansing offices. The Village of Lansing offices actually have a pump station in the back room. There are three pumps in there that push this water out so when it hits Summerhill Lane it is running around 175 to 200 pound per square inch pressure. That will push it to the top of this tank. This tank has been set so that all of the tanks that are fed directly by the distribution transmission main will be able to be gravity fed from this tank. So this tank will gravity feed down to the Sapsucker Road tank and the Christopher Circle Tank and all of the other tanks in the distribution system. Chairperson Wilcox — So you're ahead of me. So the water pressure is sufficient to get the water up the hill and fill the tank. Mr. Walker — Right. Chairperson Wilcox — Now, does that tank then just... its purpose is to just hold that water until such time as demand exceeds supply? Mr. Walker — No. The purpose is, the idea is that we would run the pumps at full efficiency during the night when the electricity is the cheapest. Fill this tank up, and then we would turn the pumps off and this tank would maintain the tank levels on all the distribution tanks. In other words, this tank could be in the future when we have full demand on the system, this tank will effectively go from 30 feet of water to 5 feet of water during its daily cycle. Its not intended to provide pressure to homes as a distribution system would, but it is meant to keep all the other tanks in the system full. Chairperson Wilcox — And these are tanks that are 5 miles away? Mr. Walker — Yes. This will also provide, College. It will fill the Northview Road tank. this will fill the Danby Road tank at Ithaca Chairperson Wilcox — This is an important tank. Mr. Walker — Yes, it is. Then it also provides the pressure that keeps the Inlet Valley filled and the West Hill filled. Board Member Hoffmann — So there is one tank for the whole Town? 22 Mr. Walker - It's not replacing those tanks PLANNING BOARD MINUTES MAY 1722005 APPROVED It's providing the back up water. Board Member Hoffmann - No. I mean one transmission. Mr. Walker - One transmission line for the whole Town. So that is why we like to have additional storage so that if there is ever a problem with the transmission line we have time-to-get-it-fixed-before-we-run-out-of-water.—W- ith our-emergency --- supply plan we actually in most area have a 2 -3 day supply of water if we put a water conservation notice out. Some people might run out, but 80% of the public would have water for at least 3 days if all the power stopped: This would provide a little extra boost to it because we also have some generation systems to maintain that. Chairperson Wilcox - Thank you. Mr. Walker - Eva, you will have water for about 6 days because the Hungerford Hill tank... Board Member Hoffmann - Except I have a well. Mr. Walker - Well, then you won't have any water if the power goes off. The Hungerford Hill tank being 1.5 million gallons and the Eastern Heights and Dove Drive area and Snyder Hill Road has a limited service area. There is a limited number of people there so that actually has about a 3 -4 day supply of water in that tank. And that is the tank location this spring. You see the tower on the right, which is the WVBR tower, I believe and our other tank is sort of just over the crest of the hill to the right. This is from behind the poultry buildings. Board Member Hoffmann - How high is this new tank going to be? I mean the top level compared to the existing. Mr. Walker — The part that will be visible, the dome is 13.5 feet higher than the top of the sidewall and there will be 20 feet of sidewall visible on the downhill side so that the top of the dome will be 35 feet above the ground from the downhill side. Looking at it from the uphill side, it will be only 15 feet above the ground. Board Member Hoffmann — I was going to ask, compared to the existing Hungerford Hill tower? Mr. Walker - From the existing Hungerford Hill tank is totally exposed. Its 36 feet high and it is fully visible, if you get up to the top of the hill to see it. Board Member Hoffmann - Well, you can see it from the Hungerford Hill Road or it used to be that you could see it from there. Mr. Walker - Depending on how many leaves were out and so on, the foliage. 23 PLANNING BOARD MINUTES MAY 1712005 APPROVED This is another presentation. This gives you the area that this tank will serve, basically, is the whole Town of Ithaca. Actually it serves, it provides pressure to the transmission main all the way back to Lansing because this tank will also serve as a. backup tank to the Burdick Hill tank. We have not been able to maintain that tank or paint that tank since it was built in 1975 because there has been no other storage tank - - -on- that - transmission- system -to- maintain the - pressure. Chairperson Wilcox — So you can't take the Burdick Hill one out of serve? Mr. Walker — You can't take it out of service without ... we could if we absolutely had to, but it'd be really tricky trying to balance things with pumps all the time. This project is out to bid right now. The Town Board has approved it. Funding for it, Bolton Point, we should have the bonds today, right John, or tomorrow? Attorney Barney — Tomorrow. Chairperson Wilcox — I assume you have gone up the hill as high as you need to go? Mr. Walker — We have raised ... the original elevation of the tank was a little bit lower, but after we checked the function of the tank, we raised it slightly higher. Like I say, we will be putting a pump station at the base of that tank, the Town will be. Currently the pump on Regency, the pump is actually only 10 feet below the top of the Pine Tree Road tank so if the water level drops below absolutely full, the pump doesn't work very efficiently and that is a very small tank and it serves a lot of people so we have a lot of difficulty maintaining that system, but that takes money, too. Chairperson Wilcox — Questions? Comments? Board Member Hoffmann — Yeah, well, you showed the photos from all over Town in that area as opposed to show whether this tank would be visible or not, but it is very hard to tell when its not there. What do you expect to happen as far as visibility? Mr. Walker — The visibility of this tank... are you familiar with the McConnelsville Barn and Water Tank. The big steel tank with the antenna. If you notice there is a concrete tank there also with the dome sticking out, that is about what the visibility will be for this tank on the low side. . Board Member Hoffmann — From where? Mr. Walker — If you were standing right here, that is pretty much what it would look like. If you were down here, you would be on Cornell land looking at it. There is a pretty good vegetation layer here. I don't think you will be able to see the tank from... 24 PLANNING BOARD MINUTES MAY 17, 2005 APPROVED Board. Member Hoffmann — This is at the Hungerford Hill area, right close by. Is that what you are saying? But I'm talking about from across Town, from South Hill and West Hill, Mr. Walker — This is looking at it, again, from the East Hill. Do you see the gray of this rooftop down below it? It will probably show up about like that as a gray spot on the hillside. Chairperson Wilcox - Your best guess is that it will like another rooftop? Mr. Walker — Yup, and in the wintertime you will never see it from Hungerford Hill, but this is a high spot on Ithaca College from South Hill and it will blend into the hillside. In fact, we will probably plant some trees around it to screen it more if it becomes an issue. That is a cow pasture up there now. It will revert back to cow pasture. We are going to have one acre that is fenced and it won't be as visible as the EcoVillage tank is today. Chairperson Wilcox — Cornell is providing the easements and land? Mr. Walker — With some consideration, that is what has taken us so long. They will benefit tremendously from this also and the preferential rate they were getting from Bolton Point will probably no longer be preferential. They will get a full rate when they get the north campus water up there, but its interesting working with Cornell. It has only taken us about 3 years from the design to the land. Chairperson Wilcox — Just watch out. Make sure they don't tell you they'll give you a 99 year lease and suddenly make it 71 Mr. Walker — It is a permanent easement. It isn't the purchase of the land. We have the right to put the tank there. Of course, we can turn the water off if they start ... one of the things that they wanted this water supply for was irrigating the athletic fields on Precinct 8. Attorney Barney — Stephanie said that she would send me some stuff a couple of days ago in an email and I haven't gotten anything. Mr. Walker — I'm due to give her a call tomorrow. Paul has been calling her regularly. We are a lot closer than we have ever been with Cornell in responsiveness. Chairperson Wilcox — Any other questions? Board Member Hoffmann — Are we expected to make comments about this? Or it sounds to me like it is too late? Mr. Walker — This is a courtesy presentation. It doesn't require a building permit. It is a Town utility, which is allowed by right in that area. We are trying to keep this as unobtrusive as possible. It is on private land on a private road so the impact of visibility 25 PLANNING BOARD MINUTES MAY 1712005 APPROVED from up close is really the researchers in the area ... we feel that this is not going to be an eyesore. Chairperson Wilcox — Thank you, Dan. Appreciate it. Mr. Walker —Your welcome. Chairperson Wilcox closes this segment of the meeting at 8:25 p.m. ADJOURNMENT On motion by Board Member Thayer the meeting was adjourned at 8:26 p.m. Respectfully Submitted, n� Carrie Coates Whitmore Deputy Town Clerk 26 TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday, May 17, 2005 AGENDA 7:00 P.M. Persons to be heard (no more than five minutes). 7:05 P.M: SEQR Determination: Iacovelli 2 -Lot Subdivision, 925 Coddington Road. 7:10 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 925 Coddington Road, Town of Ithaca Tax Parcel No. 47 -2 -5, Low Density Residential Zone and Conservation District. The proposal involves subdividing the +/ -8.01 acre parcel into one +/- 1.04 -acre parcel (containing the existing residence) and one +/- 6.97 -acre parcel. Thomas H. Farrell, Owner; Orlando Iacovelli, Applicant/Agent. 7:15 P.M. SEQR Determination: EcoVillage Bus Shelter, Mecklenburg Road. 7:20 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed construction of a +/- 144 square foot bus shelter at the entrance to EcoVillage at Ithaca located at the southwest corner of Rachel Carson Way and Mecklenburg Road (NYS Route 79), Town of Ithaca Tax Parcel No, 28 -1- 26.22, Planned Development Zone No. 8. EcoVillage at Ithaca, Owner /Applicant, Francis Vanek, Agent, 7:25 P.M. Consideration of a Sketch Plan review for the proposed Namgyal Monastery development located on the east side of Danby Road (NYS Route 96B) across from Sesame Street, Town of Ithaca Tax Parcel No. 43 -2 -10, Medium Density. Residential Zone. The proposal includes the construction of multiple buildings (shrine, common rooms, housing, monk's quarters, etc.) on the property totaling approximately 13,000 square feet, to house the local Namgyal Monastery branch in Ithaca. The plans also include parking for up to 66. vehicles, seasonal cabins and bathhouse, a maintenance building, and stormwater facilities. Namgyal Monastery Institute of Buddhist Studies, Owner /Applicant, 7:45 P.M. Presentation and discussion of a new Bolton Point water tank proposed off Hungerford Hill Road, Daniel Walker, Director of Engineering. 8. Persons to be heard (continued from beginning of meeting if necessary). 9. Approval of Minutes: May 3, 2005, 10. Other Business: 11. Adjournment. Jonathan Kanter, AICP Director of Planning 273 -1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY SANDY POLCE AT 273 -17476 (A quorum of four (4) members is necessary to conduct Planning Board business.) TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, May 17, 2005 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, May 17, 2005, at 215 North Tioga Street, Ithaca, N.Y., at the following times and on the following matters: 7:10 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 925 Coddington Road, Town of Ithaca Tax Parcel No. 47 -2 -5, Low Density Residential Zone and Conservation District. The proposal involves subdividing the +/ -8.01 acre parcel into one +/- 1.04 -acre parcel (containing the existing residence) and one +/- 6.97 -acre parcel. Thomas H. Farrell, Owner; Orlando Iacovelli, Applicant/Agent. 7:20 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed construction of a +/- 144 square foot bus shelter at the entrance to EcoVillage at Ithaca located at the southwest corner of Rachel Carson Way and Mecklenburg Road (NYS Route 79), Town of Ithaca Tax Parcel No. 28 -1- 26.22, Planned Development Zone No. 8. EcoVillage at Ithaca, Owner /Applicant, Francis Vanek, 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, May 9, 2005 Publish: Wednesday, May 11, 2005 TOWN OF ITHACA PLANNING BOARD SI&WIN SHEET DATE : May 17, 2005 (PLEASE PRINT TO ENSURE ACCURACY IN OFFICIAL MINUTES) PLEASE PRINT NAME PLEASE PRINT ADDRESS /AFFILIATION i �jcfi� ��� �� /� /a✓1Gr� CA � ftA '74 'ice i TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Sandra Polce being duly sworn, depose and say that I am a Senior Typist 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 Town of Ithaca Planning Board in the Town of Ithaca Town Hall, 215 North Tioga Street, Ithaca, New York, on Tuesday, May 17, 2005 commencing at 7:00 P:M., as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board — 215 North Tioga Street. Date of Posting: Date of Publication: May 9, 2005 May 11, 2005 Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before.me this 11th day of May 2005. Notary Public CONNIE F. CLARK Notary Public, State of New York No. 01 CL6052878 Commission Expires December 26 t20 © �