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HomeMy WebLinkAbout1971-04-06 127 PUBLIC HEARING PROPOSED MOBILE HOME PARK ORDINANCE April 6 , 1971 Supervisor McCord called the Public Hearing to order. at 7 : 35 P . M . tat the Dryden Town Hall on the 6th day of April , 1971 . Present were Supervisor , a McCord , Councilmen Tarr , and . Webb , Attorney Amdur and Zoning Officer Stewart . Also present were Robert Relyea , Donald Portzline , Mrs . Ross Gerbasi , Walter Schwan , Donald McKee , L . B . Hardesty , George Tatman from , , a the Town of Groton , Mrs . Barbara Caldwell from the Planning Board and r Trs.ril5 Arthur Clark from the Ithaca Journal . Absent Councilmen Gridley & Cotteril ` . ' the proposed Mobile Home Park Ordinanc Supervisor McCord said that they would go through / `s point by point and see if there are any questions they would like to bring before the Board . • Section 1 and 2 - no questions . Section 3 - Mr . Portzline wanted to know why an open porch ; why not an e nclosed entrance way that can be used as a store room also . He said that if you must list everything that is allowed , then by the same token list e verything that is not allowed . Mr . Schwan said many people who outgrow their trailers can not afford a new larger trailer , therefore , they build a nice addition on their trailer and it becomes an additional room . He said a factory - built addition means a new mobilehome . Mr . Portzline o bjected to the patio or an open porch and said it was not necessary to spell it out . He requested that the reference to patio or an open porch be deleted . Mrs . Gerbasi suggested that it be written to read : There w ill be no separate permanent structures on individual mobile home lots other than a storage building or carport . Mrs . Gerbasi noted that 5 . 02 covers porches and patios . Supervisor McCord Added after storage building o r carport : " and then any additions to the mobile home will be allowable provided a building permit is obtained " . After considerable discussion , it was decided that this section would be studied and a new recommendation would be drawn up . . 02 Section 4 / - Mr . Relyea was not happy with the word " detailed " in part B of this section . Mr . Relyea said that no one can spell out the number of lots , can only be done by an engineer . Supervisor McCord said !: detailed " was spelled out in 1 , 2 and 3 of this section . This was discussed and was suggested that " estimated " be substituted for " detailed " , this seemed to be satisfactory to everybody . Also in this same section , No . 2 - suggested ✓ ecommendation : " Abutting property owners and existing property use " . Suggested recommendation , No . 4 : " Present and proposed method of sewer , w ater and other utility lines .' It was noted that it can not be tied down to lines without engineer work . Suggested recommendation , No . 5 : " . . . . steep slopes in excess of 10 % ( percent ) " . 4 . 03 Town Board Action . There was discussion on the length of time in w hich the Town Board may act upon an application for a Special Permit . Mr . Hardesty suggested 30 days each for both boards . It was explained that the Town Board holds a public hearing and if it is recommended to go to the Planning Board , then that means that the Town Board is bound to issue a Special Permit as soon as the Planning Board says it complies with Health Department approval and other requirements . In the second paragraph ; of 4 . 03 , it was suggested that the following be deleted : . . . . for its consideration and approval . • 5 . 01 -e Mr . Relyea said that having the mobile home at least 70 feet from the center of a public road puts too much front yard there . He recommended it be decreased by 20 feet from the street right _ of -way . Mr . Relyea noted Ithat Danby approved 20 ' set back with 50 ' right - of -way . He said that a mobile home 12 feet wide is not the same as a house 70 feet parallel to the road . Supervisor McCord said they are trying to keep it consistent , but that he would refer this to the Planning Board . 5 . 02 - It was questioned by Mrs . Gerbasi why a storage building had to be factory built . 5 . 03 - Walter Schwan wanted to know why. the words " weather permitting " were not in this section . Supervisor McCord said that it wasn ' t a problem , that it would simply require judgment . 128 5 . 04 - The park owners strongly objected to. the Planning Boa ' d ' s part in landscaping . Many recommendation were given to the Board and the recom - mendation that seemed to satisfy the park owners was the following : The park developer shall present the landscaping to the Planning Board for approval . Section 6 . 03 - D . Mr . Portzline wanted to know if dust appli : d oil would be considered a hard surface . Councilman Webb said 'he did not think that oil alone would make a hard surfaced road . • Mr . Relyea in referring to Section 6 , read the following from the proposed ordinance of April 1970 : 4 . 8 , no . 4 - " If any park streets are to be ceded to the Town they must conform to the right - of -way widths , con % truction standards and approval procedures set forth in the sub - division regulations of the Town of Dryden . Properties on such streets must conform to zoning requirements " . He said he did not know why that w . s deleted . He recommended that it be considered for the future ordinance . He also reported that three years ago they had a proposed ordinance th . . t was satisfactory to them and now it has been changed . 6 . 05 This too came under fire by the p E � Bti4r cs . iM htSc wan recommended that it reverse to developer presentingYa o he anntn oard or recommendation . The remainder of the proposed mobile home park ordinance was s . tisfactory to the people present and there being no further questions and comments the Public Hearing was declared closed . Adjourned 10 : 15 P . M . Charles G . McCord - S ) pervisor Rosemary Stelick - To n Clerk 129 APRIL 13 , 1971 Minutes of the Regular Monthly Meeting of the Town Board of the Town of Dryden held April 13 , 1971 , at the West Dryden Community Center , commencing at 7 : 45 P . M . Present were Supervisor McCord , Councilmen Gridley , Cotterill and Tarr , Attorney Amdur and Zoning Officer Stewart . Councilman Webb arrived late . The Meeting was called to order by Supervisor McCord . Roll Call was by the Town Clerk . Supervisor McCord asked the Board if there were any corrections or additions to the Minutes . of the Regular Board Meeting of March 9 . RESOLUTION # 59 APPROVAL OF MINUTES • Councilman Gridley offered the following resolution and asked its adoption . RESOLVED that this Board approve the Minutes of the Regular Board Meeting held March 9 as sent . 2nd Councilman Cotterill Carried COUNTY BRIEFING County Representative Lee was present to bring the Town up to date on the latest happenings at the county level . Mr . Lee complimented the Town Board re the Earl Butts Day that was held at the High School to pay tribute to him . He said he thought it extremely appropriate and was a very moving situation . Finance Committee : In the process of getting ready the " ball park budget " figures . They signed a two - year wage contract so they know where they stand in the wage and salary situation . Hospital : Mr . Lee reported that the question is whether the hospital remain in the public sector or should it be in a private sector or should it be an authority . He reported that Professor Brown was at a meeting in this regard and after listening to him , the general consensus is that public hospitals are headed for mediocrety . Sewer District : Reported that there will be a meeting April 15th and he will report that the Town of Dryden does support the County Sewer District # 1 . Water & Sewer District : Reported that he has not had ' any response from the Town pro or con for the formation of this disctrict involving the Community College . Supervisor McCord reported to Mr . Lee that it must be discussed with the Village Board . Supervisor McCord reported that presently the College is assured of having water and sewer through the Village facilities . Data Processing : Reported that they are looking into this and expect proposals from IBM , National Cash and other companies . . Assessment Department : Mr . Payne reported to Mr . Lee that they are 66 % complete in the assessing situation and 66 % on new construction as far as the Town of Dryden is concerned . Caswell Road : Mr . Lee reported that County Superintendent of Highways , Howard Stevenson , requested that he bring to the Town ' s attention that Caswell Road has not been officially transferred to the County . Mr Lee said he recalled that there was going to be a swap of comparable number of miles of road or something to that effect . He said they need a formal resolution as to what you desire . Attorney Amdur said either that or we prepare a deed and submit it to them . Mr . Lee said what - ever the necessary steps are , then that is what should be done . County Recreation : Reported that there has been talk about buying the DeWitt Jr . High School and turning it into a recreational center . He just wanted to bring it to the Board ' s attention and express any opinions they might have . Full - time District Attorney : He wanted to know the Board ' s opinion re a full - time D . A . ! He said the Bar Association supports it as does one of the County Judge ' s . He thought it a very vital matter and needs the input of • the legislative bodies in the towns since they are all contributing to the bill . Councilman Gridley said he did not see how it could be avoided . Super- visor McCord said he would like to see a definite statement of just what the District Attorney sees as his function . Attorney Amdur , speaking from the Bar Associationb point of view , said it only fair to the county to hire a full- time district attorney . His obligation is to handle all criminial matters in the county which includes justice courts and village courts . She strongly recommended that he should include those zoning violations which fall under the heading of misdemeanors . Mr . Lee reported that he would continue to have three assistances and those men are serving the town courts . He also noted that there is no county under 100 , 000 population that currently has a full- time district attorney . Landfill Site : Mr . Lee asked residents of the area if they had any questions or comments in this regard . The response was tremendous . Mr . DiGiacomo said he did not like the one -way 130 traffic in and out of the site . Mrs . Fenner complained about the refuse trucks using Bone Plain Road which is posted 5 Ton and that they are ruining the road . Mrs . Vanderbilt was mainly concerned with the County Planner ' s ( Mr . Liguori ) judgment in selecting that particular site . She said she could not see where it was such desirable land whe they ran into shale and it prohibits digging deep enough . She expressed doubt that it could be utilized for any number of years as it is not a good site in her opinion . Mr . Lee said he checked out the shale situatio about a year ago , and he reported that they ran into shale in only one corner . Mr . Lee said the land is going to fill up much faster than anticipated due to the rate of input . He said they are doing a survey because tiey feel that a lot of stuff is coming into this site that should be going to one of the other sites in the county . The landfile site and the conditions of the ✓ oads was discussed at length . CITIZENS PRIVILEGE OF THE FLOOR Mrs . King from Etna appeared before the Board with a petitio signed by • 60 residents from Etna requesting that the speed limit on Upper Creek Road from number 3 to number 81 , and Etna Road from Wood Roast to Upper Creek Road , be reduced to 35 MPH and that a three -way - stop be established at the intersection of Etna Road and Upper Creek Road . RESOLUTION # 60 ACCEPT PETITION Councilman Cotterill offered the following resolution and ask - d its adoption . RESOLVED that this Board accept the petition requesting a red ced speed limit on the Upper Creek Road from number 3 to number 81 , and Etna Road from Wood Road to Upper Creek Road be reduced to 35 MPH and t at a three - w ay stop be established at the intersection of Etna Road and pper Creek Road, and that it is hereby FURTHER RESOLVED that the petition be forwarded on to Howard Stevenson , County Highway Superintendent and request its approval . 2nd Councilman Tarr Carried Mrs . King expressed dissatisfaction with Highway Superintenden Case . She wanted to know if there was some way that he could be made to make monthly reports on what they do and where they do it . Supervisor McCord said there was no question that we can request reports on the loads and what has been accomplished and the activities of the road and ' he plans for the next month . Supervisor McCord said that the roads are ' he g reatest part of the town budget and probably the most sensiti e area w ithin the town . Supervisor McCord praised Highway Superintend - nt Case and said that he does a very fine job given the amount of time and the budget he has to work with . He also said that there will always be problems w ith roads and never- to everyones satisfaction . He said that all we can do is to keep bringing these things up and keep pointing out th - areas that need fixing . According to Mrs . King , she can never readh Mr . Ca ° e by phone as he never seems to be in whenn . shet. -has called . Supervisor .McCo d said h is job requires that he be out of the office a lot and he does have an assistant , Mr . Partridge . Supervisor McCord said he will make tie request that a monthly report be submitted to the Board and that the Hi : hway Superintendent be invited to attend Town Board Meetings . Mr . L . e reminded the people that at one time there was a referendum to make the own Clerk and Highway Superintendent appointive and answerable to the Boa d . This resolution was overwelmingly defeated by the voters about 5 year ago . He also stated that the Town of Dryden has over 100 miles of town roads , the largest of any town in the county . COUNCILMEN PRIVILEGE OF THE FLOOR Councilman Cotterill reported that he checked with Norm Lacey and Supt . • Case re Livermore Road turn- around for school bus . Mr . Lacey sai ' in the past it had been cleared of snow and a turn- around provided /but e did not know who , why ,, or otherwise . for the school bus Councilman Cotterill also reported that they hope to have all th - data compiled for the town directory by the end of the month and hopes that it will be ready to print in about six weeks . ATTORNEY Nothing to report this month . 131 • TOWN CLERK Mrs . Stelick reported that the schedule for the Town Board Meetings , is as follows : May 11 -Varna Community Center , 7 : 30 P . M . June 8 - Bethel Grove Community Center , 7 : 30 P . M . J uly and August will be at the Town Hall , 7 : 30 P . M . S eptember - Etna Community Center , 7 : 30 P . M . Mrs . Stelick also reported that she has collected $ 367 , 965 . 99 in taxes thusfar and will have the taxes in her office until the end of May , after that time the taxes will be turned over to the county for collection . ZONING OFFICER Zoning Officer Stewart reported that he has issued 18 building permits since March 9th . He reported that he has scheduled two public hearings for April 27th and three public hearings for April 29th . Briefing on the h earings : L . B . Hardesty for a Planned Development and Donald McKee for a • trailer park . Thursday ' s schedule is for Draper Egg Processing to move to Walker Road , Mr . D ' Guiseppe : forsmachine shop and Morse - Collins for an addition to their present building . Councilman Gridley suggested that Mr . Stewart check into the trench that has been dug by the barn at the Love In . Mr . Stewart said he has checked and it is for drainage . Councilman Webb wanted to know what has been happening re the sign situation . Mr . Stewart reported that there has been correspondence and there is no q uestion that it is a violation . CORRESPONDENCE Supervisor McCord reported that a letter was received from Mrs . Marcelle L evy , Director for the Office of Aging , announcing that May is Senior Citizens Month in New York State . Also a letter from the Nassau County Village Officials Association which they label " very important " ; regarding 1971 proposed legislative bills to eliminate Village and Town control over Planning and Zoning . They urged personal contact to residents and to write to State Legislators promptly opposing vigorously these legislative proposals . RESOLUTION # 61 OPPOSE STATE CONTROL Councilman Gridley offered the following resolution and asked its adoption . RESOLVED that this Board supports that Zoning and Planning remain at the control of the Towns and Villages and not at the control of the State , Regional and County levels as proposed in the 1971, legislation . 2nd Councilman Webb Carried Supervisor McCord announced that Governor Rockefeller has proclaimed April 19 - 25 as Earth Week in New York State and urged all communities to dedicate themselves to improving the quality of our environment in making o ur state a better state in which to live . Councilman Gridley suggested that perhaps the town highway superintendent could make available the e quipment for clean up . RESOLUTION # 62 EARTH WEEK CLEAN- UP Councilman Gridley offered the following resolution and ask its adoption . RESOLVED that the Town Highway Superintendent make the town equipment available on Saturday , April 24th , to pick up debris and junk on a clean - up basis for Earth Week . 2nd Councilman Cotterill Carried Supervisor McCord received a letter from Edward Abbott , Chairman of the • Cayuga Lake Basin Board re informational meeting re purpose to discuss progress of the Reservoir Feasibility Studies which their Board has initiated - April 14 , 11 A . M . at 101 Babcock Hall , Terrace Hill in Ithaca . They urged a representative to attend in order that our municipality will be up to date on this important work . It seemed to be an inconvenient time for most of the Board members . It was decided that Mr . Tarr would go . Supervisor McCord reported that on this same topic the Town Board has been invited to attend a meeting with the Dryden Village Board for April 15th at 7 P . M . at the Village Hall . The Village is concerned about Virgil Creek . Mrs . Schickel questioned why the Town is against what the Village wants to do . Supervisor McCord received : a letter from Thadius Malanosky expressing his appreciation for the cooperation of Supt . Case and Pat Partridge during the snow storm of May 4 and 5 . Mr . Malanosky wrote that without their tireless efforts , the road might not have been opened up so quickly to restore electrical service . 132 Supervisor McCord received a letter from Larry Rivkin resign ng as . Chairman of the Town of Dryden Council for the Prevention of Drug Abuse . Mr . Rivkin recommended Mahlon Perkins be appointed to the Co ncil as Chairman . Supervisor McCord reported that Mr . Perkins is willing to act in an acting capacity until September 1st as he is going to g . to law • school this fall . RESOLUTION # 63 APPOINT ACTING CHAIRMAN - DRUG IOUNCIL Councilman Gridley offered the following resolution and asked its adoption . RESOLVED that this Board appoint Mahlon Perkins as Acting Cha rman of the Town of Dryden Council for the Prevention of Drug Abuse to se ve through August 31 , 1971 . 2nd Coundilman Tarr Carried Supervisor McCord reported that the Council is in the process of putting togetherga _ program for the public to be held at the high school . RESOLUTION # 64 HIGHWAY BILLS Councilman Gridley offered the following resolution and asked its adoption . RESOLVED that the Highway Bills be paid as audited . 2nd Councilman Cotterill Roll call vote - all vot ng YES RESOLUTION # 65 GENERAL BILLS Councilman Tarr offered the following resolution and asked its adoption . RESOLVED that the General Bills be paid as audited . 2nd Councilman Webb Roll call vote - all vot ng YES FINANCIAL REPORT ' ". Highway Fund : . Beginning Balance 3 - 1 - 71 $ 137 , 178 . 52 Add : Receipts 14 , 2 4 . 95 $ 151 , 413 , 47 Less : Disbursements 17 , 0 , 0 . 96 Ending Balance ' 3 - 31 - 71 $ 134 , 3 ' 2 . 51 General Fund : Beginning Balance 3 - 1 - 71 $ 17 , 62 . 48 Add : Receipts 18 , 9 ' 9 . 82 $ 36 , 5 2 . 30 Less : Disbursements 20 , 8 . 9 . 99 Ending Balance 3 - 31 - 71 $ 15 , 672 . 31 JUSTICE REPORT Justice Hoagland $ 1 , 113 Justice Newhart $ 1 , 448 O LD BUSINESS : W ayne Sherwood was present and Supervisor McCord read a letter f om him to the Town Board . informing them that the Dryden Youth Court wil be h olding its first jury trial on Thursday , April 22nd at 3 : 00 . Mr . Sherwood asked the Board to write to Constance Cook in support of the bill that she is presenting to the State Assembly this summer allowing Youti Courts and similar organizations to be formed all over the State of New ork . Supervisor McCord reported to Mr . Sherwood that we do have a problem in that we have not set any money aside in the Town Budget for the Youth Court and it is just too early to tell whether any money will be available . Supervisor McCord suggested that they go to local organizations aid see if they can pick up donations . Mr . Sherwood reported that they have one individual who has a 10 hour sentence to serve . Supervisor McCord told him 411 totcheck with the Town Clerk as to work that could be done around the Town Hall . He also suggested that they contact various community associations throughout the town , the Mayor of the Village of Dryden and Village of Freeville and the Library and see if they have work that can be d . ne . NEW BUSINESS The annual road inspection tour was set for the 1st Saturday in Mak from 1 - 4 P . M . RESOLUTION # 66 ADDITIONAL COST Councilman Gridley offered the following resolution and ask its adoption . WHEREAS the Town Board did accept a bid in the sum of $ 28 , 000 on t e 24th day of November , 1970 , from the Fernalld Structural Systems , and WHEREAS it appeared advisable to increase the height two feet , said authorization was granted by Lewis H . Gridley at a cost of $ 300 , now , therefor BE IT RESOLVED this Town Board hereby accept the action taken prioi to construction of said building 2nd Councilman Tarr Roll call vote - all voting YES Meeting Adjourned 9 : 30 P . M . Charles G . McCord - Supe visor Rosemary Steli. ck Town Clerk 133 April 27 , 1971 PUBLIC HEARING Supervisor McCord called the Public Hearing to order at 7 : 25 P . M . at the Dryden Town Hall on the 27th day of April , 1971 . Present were Supervisor McCord , Councilmen Tarr , Gridley and Cotterill , Zoning Officer Stewart and Attorney Amdur . Councilman , We.b.b - arrived late . Supervisor McCord said the purpose of this Public Hearing is to hear the circumstances surrounding Mr . L . B . Hardesty ' s Planned Development located on Irish Settlement Road. . Supervisor McCord said the normal procedure for the Board is to hear of the plans , ask questions and for the citizens to register any comments pro or con that they might wish to bring to the Board ; at the conclusion of the hearing the responsibility of the Board is to either grant or deny the application for the Special Permit . • Supervisor McCord introduced the Members of the Board , Zoning Officer , Attorney and Town Clerk . At this time , Supervisor McCord turned the floor over to Mr . Hardesty to make his presentation . Mr . Hardesty said he feels there is a need for housing and he has planned to develop a mobile home park on Irish Settlement Road in the Town of Dryden . He described his site as a 450 acre parcel ; 50 acres will be utilized for the mobile home park . He noted that there are gravel deposits over the ridge and is well secluded by heavy tree growth . The mobile home park will be laid out in a horseshoe effect , with one=way : : roads coming off the main road . There will be a recreational area in : the center of the horseshoe . The service area and office will be across the Irish Settlement Road . The plans calls for 154 trailers , the lots will be 70x80 ( 5600 sq . ft . ) and the trailer will have a carport and a storage building . The trailers will be set on the side of the lot as opposed to setting in the center of the lot allowing a larger front yard . There will be parking for 2 cars per trailer . He reported that the water supply will come from a drilled well about 1000 feet away from the park . He presently has 1.80 foot well and seems to have a continuous water supply . The septic system will be individual tanks , one for every two trailers , 500 gal . per trailer . He reported that he has an adequate gravel bed for drainage from the sewer . He has Health Department approval . He said that he will have asset of regulations . Mrs . Marion raised the problem about the increase in the school population . Mr . Hardesty replied that it was not as dense as in a housing development . He said the trend for trailers is usually newly married couples and the elderly . The people present wanted to know if the gravel pit was going to be used only for personal reasons . Mr . Hardesty replied that they intended to sell gravel . He said the deposit is very secluded . At this point the residents became very critical over the way he presented his . plans and that it was not ,ppelled out in the notice they received nor in the newspaper . Mel Aiken of Irish Settlement Road noted that his earlier request for a gravel bed was turned down by the Zoning Board of Appeals . Mr . Hardesty said that was for a variance and this is now an allowed use in a planned development . The people were very much against the gravel bed . The reasons cited : un- suitable road for heavy trucks , dust , dirt , gravel and noise , increased traffic and speed . Councilman Cotterill inquired as to just what his plans are for the balance of the property . Mr . Hardesty replied , residential area ( mobile park ) , service area ( for mobile park ) and gravel bed ; the rest 0 can set for the time being . The , question was asked , what if the county restricts the weight load . Mel Aiken said that was in the variance before and the county said the road was not built for a heavy load , therefore , what good would it be to open a gravel bed if you can ' t haul it out he asked . Mr . Hardesty replied that the road would be adequate during the time the hauling would take place , which would be in the summertime . Mr . Van Epps wanted to know how much water would be used per day . Mr . Hardesty replied that they expect 15 to 30 , 000 gallons per day . Then Mr . Van Epps wanted to know what will that do to the other wells in the area . Mr . ' Hardesty replied that from what he could find out from engineers , there would be no problem as there seems to be an unlimited supply of water about . ' 150 feet down . He reported that he will have a 30 , 000 gallon storage tank to begin with . Once again the people raised the issue about the variance . Supervisor McCord read the decision of the Zoning Board of Appeals . The decision stated , in part , that the Variance was denied in that the Board saw no undue hardship to the applicant or sufficient benefit to the people of the town to warrant 134 the granting of a Variance and that personal financial conve fence or benefit of the property owner is outside the considerations , terms and intentions of the Ordinance . Leonard Snow replied then in t is short of time the public feels that we now need a gravel pit : Mr . Ha desty replied the first hearing Was for a Variance and a Variance is askin for something that is not allowed . And what he was requesting now is an allowed use in a Planned Development . He went on to explain that aPlanned Development is industrial , commercial and residential use allowed with a Sp ° cial Permit . The consensus of opinion was that it was not compatible . Leonard Snow said he resented the fact that they did not hay , notice as to what was going to be presented at the Public Hearing and • aid it has come as a surprise . He urged the Town Board to reserve decis on until all people in that area know about the gravel bed . . Public Hearing closed 8 : 15 P . M . PUBLIC HEARING Supervisor McCord called the Public Hearing to order at 8 : 45 P . M . for the purpose of hearing Mr . Donald McKee regarding the developmen ' of a Mobile Home Park to be located at 750 Fall Creek Road in the Town ol Dryden . Also present : Mrs . Jean Ryan , Mrs . Smith , Mr . and Mrs . Edwin Baldwin , Mr . Van Epps and Mr . Hardesty . Mr . McKee reported that the Park will be almost in the Villaa. e of McLean . At this time he is proposing approximately 95 units in the m . in field . At a later date he plans to develop across the railroad tracks . There will be A a large recreation area . The roads will be 22 foot paved are . with 40 foot ride - away . There will be 1 entrance and 1 exit off the Fall ( reek Road and the remainder of the road will be two -way . The Health Depart lent has said 1 , 000 gallon septic tank for 2 trailers with tiled field lin : s . Has verbal approval from the Health Department . He will have a contract signed by the trailer owners and it will include a set of rules and regulations . There will be a concrete pad under each trailer . There will be off street parkin for two cars . The lost size will be 50x100 ( 5000 sq . ft . ) . Mrs . Baldwin was concerned about the landscaping . Mr . McKee - aid he has no landscaping plans at present but has plans to set aside $ 50 or landscaping per each trailer . He assured her that they would hope to kee . most of the trees and trim the overgrown bushes . He does plan to remove ' he locust trees and some dead trees . He reported that there will not be over ight campers . Also he has scrapped the laundry plans as it is too complicated . He said he hopes to have in about 45 units by winter and expects 130 total when finished . He estimated that it would take 3 - 4 years to get f fly developed . He hopes to have all utilities underground . He plans to have 2 type heating units , either propane or all electric . Supervisor McCord said he would like to see the set of rules and regulations and requested Mr . McKee to get copies to Attorney Amdur for ' he Board Members . Mr . McKee further reported that the barn will be turned into office and recreational facilities for the younger children . Mrs . Baldwin said that she liked the idea and felt it would • e an asset • to the Town . There appeared to be no objections from anyone • resent . Public Hearing closed 9 : 10 P . M . SP.ECIALVMEETING. : . Reconvene at 9 : 25 P . M . Supervisor McCord asked if they would like to make any decisions tonight , hold off or offer any recommendations as what to do . Counci an Cotterill said he was willing to act on a decision now . 135 McKee Application : It was noted by Councilman Webb that there appeared to be no one in opposition for this proposal . He reported that people in that area did not seem to be against it as he had mentioned it at a meeting he attended . As far as he was concerned it was just a matter of writing it up . Supervisor McCord said he would like to see his list of rules and regulations before acting on it . The lack of Health Department approval was discussed . Attorney Amdur said we can grant the Permit subject to terms and conditions and health department approval . The members of the Board were reluctent to make a decision at this time pending the rules and regulations . Supervisor McCord suggested that Attorney Amdur draw up something and bring it to the Hearings Thursday night and at that time make a decision . 411 Hardesty Application : It was discussed as to whether the people had been given proper notification being that it did not list what was in the Planned Development . It was also noted that he refused to disclose his plans to the news media . There was much discussion concerning compatibility with a residential use . It was asked if the Board could approve the Mobile Home Park without the Gravel Pit and Attorney Amdur said that both are included in the application and can not issue the permit for the mobile home park and not the gravel pit . There was some question as to whether these two proposals make a planned development . Attorney Amdur said in a planned development it should be one complimenting the other , example : store , laundry , park , service station , etc . There was some discussion about considering a provision for gravel pits when amending . the Ordinance . It was decided not to make any decision on this application . lAttdrney Amdur was instructed to write up something re compatibility in a Planned Development . Adjourned 10 : 30 P . M . Charles G . McCord - Supervisor Rosemary Stelick - Town Clerk 136 April 29. , 1971 Minutes of Public Hearingsof Town Board of the Town of Dryden held April 29 , 1971 , at the Town Hall , commencing at 7 : 30 P . M . P esent were . Supervisor McCord , Councilmen Gridley , Cotterill , Tarr and W : bb , Attorney Amdur and Zoning Officer Stewart . ROY DRAPER PUBLIC HEARING Supervisor McCord called the Public Hearing to order at 7 : 30 P . M . for the purpose of hearing Roy Draper regarding development of E :, g Processing Plant on Walker Road in the Town of Dryden . Mr . Draper reported that it will be 12000 sq . feet . The location will be 21 chains from he middle of Bradshaw Road to Village owned property and starting 200 feel from Village III property . It is on the west side of Walker Road consisting o 42 acres . Mr . Draper stated he is working with Cornell University on t e septic system . He intends to put in an sdnked lagoon with aeration pumps through a 3 phase system . Mr . Draper stated it would have to meet Co my and State Health Department requirements before he could begin . He has no neighbors within 21 chairs on one side and 1 / 2 mile or more on the oth = r according to Mr . Draper . Being no questions or comments the Hearing was declared clos = d at 7 : 40 P : I . . JOSEPH DI GIUSEPPE PUBLIC HEARING . Supervisor McCord called the Public Hearing to order at 8 : 00 P . M . for the application for a Special Permit for Joseph DiGiuseppe for t e purpose of establishing a Machine Shop at 422 Groton Road , Freeville , Ne York , in the Town of Dryden . Mr . DiGiuseppe reported that it will be a general machine shoe . He wants to use all of the building now in use , and all of the outlyin : buildings for storage and extra equipment for employing more people . He currently employs 4 people . Supervisor McCord asked Mr . DiGiuseppe if he realized that he had to have a permit for the shop which is now in operation. Attorney Am . ur reported that. Mr . DeGiuseppe come up from New York City and was comple ely unaware of the zoning laws . Mr . DiGiuseppe stated that he asked the ' eal estate agency if he could do this and after reading some zoning laws , he and the real estate agency were satisfied that he could . Supervisor McCord requested that Mr . DiGiuseppe make ..: a sketch showing the square footage of the area , location of the structures , property lines , street location and the adjoining neighbors . Mr . DiGiuseppe stated that people in the area were aware of t e shop and they said they did not mind . He also reported that he owns 19 acres . Public Hearing closed at 8 : 15 P . M . . • MORSE - COLLINS PUBLIC HEARING Supervisor McCord called the Public Hearing to order at 8 : 25 • . M . for the application for a Special Permit for Morse - Collins to expand heir present business . at 1801 Hanshaw Road , Ithaca , New York , in the Townsot• Dryden . Mr . Collins reported that they wanted to make an addition approximately_ 21x36 on the northside of their shop . It would be wood frame with robd. siding It would have a door wide enough to fit a camper in the showr13om . At this time Supervisor asked if there were any questions or omments , being none the Public Hearing was closed at 8 : 40 P . M . 137 At this time the Board had discussion on Mr . L . B . Hardes.ty. ' s application for a Special Permit for a Planned Development on the Irish Settlement Road . It was decided to defer this for the time being . Discussion was had regarding Mr . Donald McKee ' s application for a Special Permit for a Mobile Home Park on the Fall Creek Rd . , Freeville , N . Y . Attorney Amdur passed out copies of the Rules & Regulations that were submitted by Mr . McKee . RESOLUTION # 67 GRANT SPECIAL PERMIT - MC KEE Councilman Cotterill offered the following resolution and ask its adoption . , RESOLVED that this Board grant the Special Permit to Donald McKee to construct a Mobile Home Park at 750 Fall Creek Road ;; subject to the following terms and conditions : • 1 . The number of mobile homes shall not exceed 95 . The lot size shall not be less than 5000 square feet . The location of each mobile home shall be in accordance with the submitted plans ; the front yard set - back from the mobile home lot line shall be 20 feet , and the side and rear yards setback depth from the mobile home lot line shall be 10 feet . 2 . All access roads , drainage systems , any and all other improvements shall be constructed in accordance with the submitted plans . All roads within the park shall be 30 feet wide , with a 22 foot pavement . Each street radius will be a minimum of 35 feet in width . 3 . All rules and regulations of the Tompkins County Health Department shall be complied with , with respect to water supply , sewage disposal systems and any other matters under the jurisdiction of said department . . 4 . A landscaped buffer strip of trees or shrubbery at least 5 feet high shall be erected on the 10 foot strip along the front line within 120 days after the effective date of the Special Permit . . 5 . Allowable structures in addition to the mobile home shall be as follows : single car garage , a carport ; a patio , ( either open or enclosed ) additions connected to the mobile home ( but not to exceed more than 30 % of the total square footage of the mobile home property ) and one storage building which shall not exceed 120 square feet in dimension . No additions shall be made to mobile homes 24 feet and over in width . There will be no separate structures other than those hereinabove specified. All I structures shall be subject to setback requirements and lot area. as hereinabove specified . . 6 . The applicant shall cause the grounds of the Mobile Home Park to be maintained in a neat and orderly manner . 7 . The applicant shall require the tenants to comply with all of the proposed rules and regulations of the mobile home park , a copy of , which rules and regulations is attached hereto and made part hereof . ( Copy attached to Minute Book ) 8 . Failure to comply with any or all of the terms and conditions of this Special Permit shall result in its revocation . 9 . This Special Permit shall expire 12 months from the date of issuance , unless there has been substantial progress in the construction of said Mobile Home Park . 2nd Councilman Webb Roll call vote - all voting YES JAMES BRYANT . . PUBLIC HEARING • Supervisor McCord called the Public Hearing to order at 8 : 55 P . M . for the purpose of hearing Mr . James R . Bryant regarding the application for a Special Permit for the purpose of building and operating a Fast Food Service at Dryden- Harford Road in the Town of Dryden . Mr . Bryant explained that it is going to be a soft ice cream stand with hamburgers and hot dogs . The stand will be located approximately 200 feet off the highway . It will be wood construction with clapboard siding . The size will be 23x25 . The building will set on a concrete slab . He presented a rough sketch to the Board . He reported that he has not talked to the Health- -Department yet . He said the ground tends to be quite swampy and he has to haul in a lot of fill . He reported that there will not be anyone 138 inside except the workers . At this time the hearing was opened to the public for discussi n . Bob `� Keech said that he thought Mr . Bryant was going out on a limb by stating that there would be no people inside the building other than employees , because the trend has been to build these type of eating places into alclosed area for eating inside . Mr . Bryant replied that his original idea was to have a restaurant but he has decided on this type of eating place . Being no other questions or comments , Supervisor McCord declared the Public Hearing closed at 9 : 15 P . M . II At this time Supervisor McCord asked members of the Board if they wanted to make any decisions now . Attorney Amdur said that two of the appli - cations were questionable as to whether they fit into the allowed uses for which a Special Permit can be issued , namely the egg processing plant and the machine shop . She said that specified allowed uses in MA Zone include manufacturing of machinery and machine parts , food and associated industries such as bakeries , bottling plants , food processing and similar processing or manufacturing activities . The discussion centered on whether these applicants should apply for a variance to the Zoning Boar of Appeals . RESOLUTION # 68 DRAPER APPLICATION Councilman Gridley offered the following resolution and asked its adoption . RESOLVED that from the particulars which were submitted the Town Board at the Hearing , it would appear that it was in questionh'is . actually a light manufacturing use which requires application for a Variance before the Zoning Board of Appeals and no further fees, to be charged . 2nd Councilman Webb Carried RESOLUTION # 69 DI GIUSEPPE APPLICATION Councilman Cotterill offered the following resolution and asked its adopti RESOLVED that from the particulars which were submitted to the Town Board at the Hearing , it would appear that it was in question and islactually a light manufacturing use which requires application for a Variance before the Zoning Board of Appeals and no further fee to be charges . 2nd Councilman Tarr k . . Carried RESOLUTION # 70 MORSE - COLLINS APPLICATION Councilman Gridley offered the following resolution and asked its, adoption RESOLVED that this Board grant the Special Permit to Morse - Collins , to ? I construct an addition at 1801 Hanshaw Road in accordance to the specifications as , submitted . 2nd Councilman Cotterill Carried RESOLUTION # 71 JAMES BRYANT APPLICATION Councilman Cotterill offered the following resolution and asked its adoption . RESOLVED that this Board grant the Special Permit to James R . Bryant to construct a " fast food service " on the property on Dryden- Harford Road subject to Health Department Approval of water and sewer . 2nd Councilman Gridley Carried RESOLUTION # 72 RESCIND RESOLUTION # 69 Councilman Cotterill offered the following resolution and ask its adoption RESOLVED that this Board rescind Resolution # 69 re DiGiuseppe - requiring submission of application to Zoning Board of Appeals . 2nd Councilman Tarr Carried RESOLUTION LUTION # GRANT SPECIAL PERMIT - DI GIUSEPPE Councilman Cotterill offered the following resolution and ask itsladoption . RESOLVED that this Board approve the application of Joseph DiGius ppe for a Special Permit to operate and maintain a machine shop in the ba4n on premises owned by applicant on the Freeville - Groton Road , which operation is partially in the nature of a retail business , doing job work for individual customers , there having been no objections thereto made at the Public Hearing , and there appearing to be a need for such facility , no determental affect upon the adjacent properties , and no adverse affect upon the health , safety and general welfare of the community . 2nd Councilman Tarr Carried Meeting adjourned Charles G . McCord - Supervisor Rosemary Stelick - Town Clerk • . ryi;.V LV ! • 1.i/,706 _I . t, 14 • •fl ,4 Jn- . Y. • p. v . 9', "1e. ' r ft . ;',1 ' t 'y l ■ . ii- . •• . R N, ril Eill ORANDUM Planned Development : " rave ]. Pit and Mobile Home 'Par ' 1 _ _'____-- . 9 The reported . cases , almost without exception , deal with the ! , T `- __ : / ` . Prohib _ition of . spot zoning, except where a tract of land is .r. ezoned l 1 T n to nrov :rde for a planned development . The concept of planned de -- ,. , t vej opment has been sustained by the Court of Anneals of the St , . te • of New , York to the extent that the devel. orment contemplates the j bringing tot ether of diverse uses " as a compatible and uni. fied : I , 1 I j , place o ,. development which shall be in the interest of the ene r ` , 1 , welfare of the public . " Anderson , . American Lai:'' of Zoning; , section: 26 . 61 . The planned developments have in . nearly every case been 1 - ° shopping centers . The courts hive sustained this exemption from th . rlrnhibit1ond spot zoning; in the belief that suburban residential areas require ' a convenient . efficient shopping center , design: e , --3- as a r, lanned and harmonious unit . " Anderson , American Law- of �, Zoning , section 26 . 60 , — : 27 ? , \14 ill Though the Town of Dryden Zoning Ordinance does not specify I I . i precise standards for planned developments , in deciding whether . 4- - , to grant a special nermi_ t to \a. landowner • 1 . • - r be 'ir \ U for a planned development , it should follow a . standard of, reason "- • ' ableness as well as the criteria established for authorizing , (. 1 I rlanned developments . Among these criteria are ( 1 ) that a need • in . \ the community for the nronosed use be demonstrated ; ( 2 ) that the - , \ _ effect of the new district upon adjacent lands be shown to be minimal . Anderson , American Law of Zoning , section 8 . 38 . Reference I to the public hearing on ' the prior application - of Mr . Hardesty to I _ 9 2 , - the Zoning Board of Appeals and to : the public ' hearing - before the V _ ;t ,,/ Town Board on the Special Permit application tends to ' show ' . that _ ci ,_, requirements of these two criteria have not been . met : ' ir i Residents of the - area ' where , the development would be located have efxnressed vehement opposition to a gravel pit� citing the fact; . that roads in the area were inadequate for heavy truck traffic , both ''in their composition and width , and that . the ' noise , dust and n - . . _ I I t .. I .! . 7 ( ' J . 1 4 , i i ' 1., . It ,.( • . ra „�1 1 . -'i '41 I" `:,LIb : ,'! l : :, 1iLq .4c 1, YF {,F'e,r ']£ + f ` 1 ' ';�5 Y fl ¢&l�d3ik 31 �§!] 1'e' tX' 'n: .d '7.r ' ti : :"'"‘. "7,� .r ;`F�7 / ,• t t• �.•1. J.'. . '7.• sttb f l r• ' i:- 1 rit, 1 � . : ]f r',3d i 7r#, ': 4. ry term. d1 r• w� 'p4 . .�1 1 ! r Lj. t , w4 �' 1• 4 • .r, _ 5. , i # f ' . lr• 0.r J _ 44 ,■ . . 11 . „ . . 4 ' ,' • . . •.. `,, : traffic congestion "mould create conditions contrary to the general 1' benefit of the , area residents . • • ' With respect ' . t`lo the requirement of harmony , comnati; bility and anity in the uses to which the development is nut, there must be • • serious nuestion as to any "' harmony , compatibility or unity betweer • a gravel pit : and a • residential mobirle home park .: or ' the' community p -t.m , : need for a gravel , it • in that particular area . • !, : . . r` . • . v. • re ,. • . . . , • 1 °I('• - I '1) • . I. � - l': , I, 1. • r• • .l ., ! - • Note '' The . Town Zoning Officer has been requested to make certain• - that „ in any 'Ifuture aptlications for planned developments there 'shalibe a detailed : explanation and description of • each ue and • , a description of ; each `use ' shall be `included in the . notices . If the applicant refuses ' to r?:rovidc this iformation , ,.the anpl �. cation will • r . t not be . accepted ... . 1: : . , Dated : April 29 :., 1 ,071 . ' .se k 1 _ r , • r ,. , ` ,' ' , ,. 1• ( 4 1 ::1 i I . 4.., . • 1 _ .1 1 • - :t • • • L . . .{. . • I • .. ' - ` ' • 1, . ,.• • - ,. i • • , kid 1 1 , , RE e . ., . , , , , :. },:'- . .,. '.1 .' , •- 1 'l, • . . • ■ I • • iii , . . 4 n. . ' • b {,1 . • . 1 . . r.��. .. ..._. ..___... .. _ ___ t :4 ,t: i , i, �t '1• .. - . t � • ] I 'r 4 . • 1. J t• : i77 / r ,,I I I i l • • . . y . . ..re HIVTOrn" r h' •y, a''414 4. a bT N " ,, ;: Z j -•-1 a , 41; „ � ' y,•yr7p,3c .. a - F ., : r '1117-` ' y b ., s AS i" • h , i ,; ' • - IT Lrva1 F w- c , ec I • I' of '° t1 Board Public; leer. inm held on Air, - 1 271 ;1 , 1971 ,?. t 8 : 30 P . I7 1 . r _ - . at Town Ilall , Town of Dryden for a Sp,eci . l Permit to construct t is f ; • . a mobile home nark on the t'reev .ille 'IcLean Road . - 1 / • . . �� , CI I - Y , l ; le Public Hea - ins,,' z� as . duly advez tise .I and individual nouac .. s ! r, 1 of the hearing were mailed to adjacent L DrOperty owners . F VIF r OF HEARING y 1 A � + [ t � � l > c ' ev L - w e- d the rra osed. . • e . . ', 1 flans for t'he mobile I1Gme ri ; rk , ,?'dI1 . . prCV ivies for 95 trailers erti I z ' w, it'h t future develcpmeht planned for an a. dd _ t ona. l •• 4.2 : trailers . . _ , ' ' I Provisions are being made for off?-- street.: 'pari irig 1 underground I 01 litilit ?• e s etc •. All mobile horn: 1c, ts; art 1 `) , 0 '00 square feet or ° „ k s '.anger . `here will be appropriate • screening : along, the ' 10 feet • y I ii - ' 1, area al on i the highway •• The ' proposea roads ' on t 'ie -`plans are 30 - - . . c . , . • II :`' bet in width arid Nir McKee at reed to w1derr the roads to 40 feet . 1 . `„ 51. r At' licat iorr has been made to t ire ; 1. o:rrl:iris . County Health Derarft ment' . for approval of the -wells for water supriy and a series of septic I t „. L A. Sj7ste _;>;s ( ? or. 3 trailers to, , each syjtem ,, but final approval •4 Al e !'] as not yet been obtained and is pE' din .i' subject to the rUrit _ '1T V , y of tl� Special • Permit e f Mr McKee also stated that be has a sera es of park rules and .�� iL. k � - ip1 • •11 I 1' e : ulations with which .e ach mobile home '_ owner Wi i. i. have to comp : . y r \ 4j There were ac neara.nces by owners of ad ,iacent properties and t ,etc - , . . ,_•, 110 objection was made One owner indicated approval of • the pro ,-1 project 4 ;. After all the parties present ' were heard. , the meeting • was 1, 11 - G a ■ u ou „ r1pU P I 4 FINDINGS OF FACT i' I "cJpon consideration , of all . ' the ' ocutents ,;, plans a i 1 • 1. approvals supplied to the Town Board , •r tfll ,e Board f _I_ nc' s that _ ' this oo1icant has Complied. witti all entre• m of the r _ rent ..s to xi >� f :; , obtain the Special Permit , . , _ ,', - .is• The Board. finds that the • granting a f the aiplicaui%on will ti r 3 ` nave. no d. etr° ime.ntal affect upon Mlle adjacent properties ' in "the r . .- '. - �T area ; that , there is • a need for such a facility , and that ' _ the 4k is health t . safety and general =' >n� el :f �� re ` of the corrcmunity, will not •• be adversely affected . rr r I it I n adversely .' - - li : # --y • p 1' i p y Ff e, v P > It C1/44 F-1/ 1 . r91 °- ' 'C tl' • . r' 12f, 'Fn. i ... j#V � ;SL F , n �: f ) JM .Cee,....: >uA "aYiM61K.-tiY3tiSYP nvi,.. 45iAw 't{ :1:,4i ... .n_" L. i.. k 9• F kH II, 1") : CIsI0 \I • I . t ; I . . .. i ' • , w It . ` un •an. T 1i s i decided by t he ' Io + Board ' h t, •• a S ecl :11_ . I. ff� Per' 1i t ir'' " i. i svit. . to !'I . � Oh "i. ]. 0, McKej : to C: C'' ristrudt a 4 ✓ �� '. lt Home Par 41- k' ii ijl. the site .. n c ; ! �. l�' St. T_ or ) r� �� } 1 I✓ rl �" Ao 'y S7 •� T_ I ' � !' i s and! i' '� 1� a - 1 y LI ) e..' `J 1. .L'o f, 1. n ,, t r:. rril .. �. c l r n d i t 1, o l :• _ Il , > _ • ii - t, P I. . " The . naa.n1 ; er' of mobile- ho? n �e • shall . nor exceed cr) 1' nc ; HO ` la . F �\ C than ty ! :it s } + e . s � j .�_ mot be ies ) 5 00 0 Y 1 n f . o •.. e ! c . G 5 ) ..) � s1Ul,. ' C?� 1 ' i) �, l } CtiC � a ? eac mobile e ':"1om h2. .1. 1 be in accords a ce ' ) :l t 1 the subm_ ? ea.41 p I- a, rls I t . • t the frc it yard setback from t h_ e • b J. 1 h1m � 5t 1 ,7i ine • shall ' be •• • 20 . eu 7 : o tine side and 7 _ E.` a yards asevllt,. �' . _ ;very. l : from . the m ,- I ('_ (Dili 6, 3_ 0 t line shall be 1 () feet. .: _ i � , C . , � w . i access o0 :.111r C ! C � ll � r ( Gyite1 : . • any and. � �. J . } t i1b 2. . . , 1� � ' ' v r i e ' s 811 ) a l � " ` � 1 T i n q C V } .A a n . with t the d mitt;, 7 - .• 7 n jl an � P 1 i '!0 y' . roads c 1� �. 1a L � . s n al l be , feel , IP4 l ( / i t. 'd � • �i .� ' - - Zr e '' i 2r foot 2e v '., iint . Each . street Wil . _ De " ldn . 1m of Vc t ii i 7 the ` ; 1 �� 1' .� rules and �•: arpt7l T ;.. Q : ' t' L (� I_L7 //��' r1 1 ' t yy t q \ e 1 i I, ✓ • - v ,. E,. y , l•i, V . t: I V ' r. � . 1_ ! : � ' / ' Li l l t: / 1 ` �C. _ _ 'Y b. I . ': i . .. i� o vy, be j V „ 4":? 1.: 4 in Yom.I✓ S1 ) ;i. i. Vly �� �1 ! : 41 � � f.. .,A, ' `T � �. t , i J�. •14 ' i•i �� `? 1j� ,h �, {_ ". I 11, �.I. L .��^,•- L 7LL1'7 i1 � '• ?. . . 5! 54 C • i.:T Y5 1 L 5 y ` . t 1.. !1,• - any {_ :In . . F 1 t rat i; ci - s ) o3a . sys i.teln ,.) and an �y 'd tT ,.f� �. ..1 ■4- .-1,' r vT t ' � t : • tr 1 • L1 . {..t e 1 4 .,, e a C.1a_ ntion of sa 1,. C1 iJi c? r :licit :; I . .G l andrcaef buffer 1 • C . 4 . (.. e ' r s hr - . y Cz fg , � � i • . .: . I It feet il � re) " 7 s t • .� f + o A . h ,_� (1 •f • r, * l iP c front .,at I shall : �� x cc c c . . 1 . o t t. 2. 1 a1 n1 , ' e..- 1 • o it 1 v. CI 4 ! t • 0 : 1 .1. .... .11.7.7 r w i. t. .. n 1 2 0 days s �1 1 is e r V. i j c& •t.. .[ f e c 1, i v e Lt a t e Q f v }� .... 4) p e (... a J . .CS C: :r '.I i l l t Li i ' I / : . . Allowable structures s 'in 1dl (i. .. , .. ..■ t ° I t } 1 ;� YlC) ?w', _L L. e } lt7 1t.'. 5 .} ta, l1. ;. i V • • • i 11e . as foll [o ?'fs , sir-1211e car rzta ) a y `e y C . -ic °-arpc} xtt x a r .al _LCD , . ( e i. tiler II f y 1l. _ . i t^� -, or enc. ,.f) se .a ) a sd t s connected ne ', ted : too. t tile ',�� r• 1� li.. e 1 ? C '?1 ° lb, i1 1ic) t , I C) F, 31 t, J_ „ ., . t ) additions UO �a . , � C it H to exceed ) , tore. .. liC n 3u ` of the tot., n sciu let 1.1 fc) �' �. wJze 0 "F. 1+ 1-1e4 fnl (o ?b .i_ i ` ' r , . 1 I • . . i 1 '.![i e t'irt ter ) . < t1 .. 1 - nC s uorage 1 l,.l ,_ lr1 tin .10 /. 41i ,• sd �t 1 !, ., ,dt . hC' t, edi: r_ a Ir , - I sClU. f Pe feet in . dimension . No a d:!. a. L. IL,C. 1':ts . S i1ca _ d. bP ?i i �? ae .� r mo4:) a t:e I 1 I • i ( T ' 1! , ' ' 7lc s . I ft = t and over 1i. Ctt . Mlert � 1 � be no c at � t LC tL . ii • i Other' • tI] ? n those se �1 �' 1. e. n lbo, Ve isp 7 rs r; C, a1 1 , � 1 e' c be i , i 1•j 1zt) e ect, 'tn s � aback r eciui. r ` nenls and, lot :, r 13. . as 'r1er. r . n<!, r, ovre • I{ 1. t - ) • i ' .. 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