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HomeMy WebLinkAboutPB Minutes 1972-12-12 TOWN OF ITH4CA PLANNING BOAP.D Decenber 12 , 1072 A regulaLr .neetin of the g Tom of . Ithaca . Planning , Board and a Public Hearing were held on- Tuevday , December 12 ., 1972 , in the Town Offices ' at 108 East Green Street , Ithaca , . New York , at " 7 : 30 p . n . PUSENT : Chairnan Barbara Holconb - . San Slack Arnold Albrecht , Robert Scannell , • Maurice - Harris , Jack Lowe, Peter Francese ( Planning Consultant ) David Cowan ( Zoning Officer) ; Reynolds Metz (Assistant Zoning Officer) . ABSENT ; Daniel Baker , Robert Christianson , ALSO PRESENT : Approxinately 25 interested citizens , Norbert Schickel , Edward King , and nenbers of the . - press , radio .and TV . Mrs . Holcooib opened the neetina at 7 : 30 p . c . and there was considerable earl discussion of biscellaneous itens that she wished the nenbers to be aware ofas follows : PROPOSED ROADS . Mrs . Holconb noted - that Supervisor Schwan had advised her of sone real problems with proposed roads up on West Hill and also Mr . Hywel White had pointed out . sowe suggestions about realignment of the proposed loop road up . in the Northeast areal ; She suggested that before the Board goes to "the expense of getting a new clap Printed in connection with the new zoning ordinance , the proposed '. roads really ought to be looked at with respect ,: to any changes that night ' seem proper , and recoubend then to the Town. Board. It is a rather tricky legal problem of removing proposed roads fron the .nap . There must be a Public Hearin& by the Town Board to take it off the nap and then put it back in a different wayi This rust be done separately fron the Zoning Ordinance , SPEED LIMITS . In the natter of ;. Seed Limit requests , Mrs . Holcomb was -h�a.pPy to report that t:he .Board -has been very successful- ' in its last try . The State has approved the 40 - n , p . h . speed - limit on the Snyder Hill rLoad fron the Town Line -to ' the . intersection of Pine Tree Road . All of the interior roads in Easter s► Heights - are to .be 30 n . p . h . Honness ., Lane fron SlaterAlle Road to Pine Tree Road has been nade 40 m . p . h . The only section which they did not approve which we requested is that part of Pine Tree. Road . - fron the Snyder Hili Road intersection to Ellis Hollow Road . They will not change it because they sayy there is nothing there . This will go into effect as soon as the signs go up , They are supplied by the County . Mrs . "Holcomb was not sure who put up the signs - the County or the Town . Mr . Cowan had a question about the two intersections in Eastern Heights with Snyder Hill PZoad about -the feasibility of putting up No Parking signs at the . sane tine the s eed linit signs are put up . He noted that it is inpossible to plow t ere as well as the nunber of cars all over the place . Mr. Slack noted that the scocne thing happens at the lower part of the hill . It was suggested ticketing the cars , but Mr. Cowan pointed out that without ido Parking signs it is virtually inpossible for a policeman to ricket cars . Mrs, . Holconb will look into this problen . I� Town of Ithaca Planning Board - 2- December 12 , 1972 REVENUE SHARING , i Mrs . Holcomb wanted the members of the Planning Board to be inforoed of the fact that there will be some revenue sharing money con- ing to the Town . The Town Board would like some input from the Plannincr Board as to what should be done with this money . Mrs . Holcomb noted one request that she would like to make and that is a new map case , but there is a problem of where to put it . Mr . Harris suggested that ithe possibility of microfilm should be investigated . This suggestion was duly noted, ROADS . Mr . Scannell wondered whose responsibility is that section of the Caldwell Road near the Cornell Campus . Mr . Cowan said that is a Town Road . That: part of the Arboretum Road and the intersection with Route 392 is Cornell ' s responsibility . Mr . Barris wondered when the Forest Home Bridge would be open and would it be open as a two-way bridge until the other bridge is fixed . Mr . Cowan thought it was supposed to open in December and he said it would be one-way if they do not close the other bridge , It was noted also. that the Judd Falls Road from Mitchell Avenue to Maple Avenue is breakin.g up very badly : Mrs . Holcomb stated that that is a County road , NEW YORK STATE , EUCTRIG AM GAS Mrs ; Holcomb wished the members of the Planning Board to note that a tentative meeting with the New York State Electric and Gas Co . has been . set up with the Town Board for January 6 , 1973 , at 5 : 00 p . m . .7his will be a discussion of procedures and plans for the impleoenta- tion of underground wiring . It is the general opinion of the Town Board that it would be well for the Planning Board to be at this meeting . CODDINGTON ROAD SPEED LIMIT REMST , Mrs . Holcomb stated that the Town Board has accepted the Resolution of the! Planning Board on the reduction of the Speed Limit on the Coddington. Road from Juniper Drive intersection to the Troy Road intersection from 55 m . p . h . to 40 m . p . h . The recommendation has been forwarded to the Department of Transportation in Syracuse . DP.EW SUBDIVISION, Mrs . Holcomb brought the Planning Board . nembers up to date on what is happening on the Drew Subdivision . It has not yet been approved. On September 18 , 1972 , the Town Board accepted Drew Road and Vera road (now known as Vera Circle ) . Approval was conditional .on acceptance by the Town Attorney of the Deed . The Deed has not been • received . As far as the Town is concerned they have never finished accepting this road . Mrs . Holcomb said that she has talked with Attorney Armand Adams and he understands the problem and all of these, things will be worked out in about ten days . Mrs . Holcomb noted another problem on this subdivision in connection with the Health Department approval . She has talked with Mr . StevedHeroan . The 11 Town of Ithaca Planning Board - 3 - December 12 , 1972 . Planning Board had thought that they could approve the subdivision with the exception of those four lots tha ' have not had percolation tests : However , that is not the case . Percolation is very difficult because of the various . kinds of soils in that area . There is some gravel here and there which causes great v4riati:on in soil percolation .-. They want to use, the gravel field when available : This oight mean shifting some of the lot - lines . Therefore , it would be a disservice to Mr . Drew to approve the lots with the exception of four and then have him . have to change lot lines . ACCEPTANCE OF rtOADSIVI Mr . Buyoucos and the Town Board have agreed that a new fora be devised for the acceptance of raods . There will now be a letter of transmittal froo the Developer to the Town Board . The Town will take no road , nor even consider it , until the developer has identified every easement that gees with that road . : This is very important because of the underground wiring ; e'tct- j - that is cooling along now • Further , the Town oust insist that all easements , be . hey N. Y . S . Gas aricl ;Electric , Telephone , sewer , or whatever , must; be on a subdivision plot : SUGGESTION FROM ANDREW MEtwEE ;PU9 PtNCE81 Mrs : Holcomb stated that Town Board member Andrew McElwee had suggested that the Zoning Ordinance specify that the finished side of fences be on the neighbor ' s side and not on the owner ' s side . This suggestion was duly noted . PUBLIC HEAPING : SCHICKEL RE - ZONING .. At 8 : 00 p . o . Chairman Holcomb called to order a Public Hearing being held by the Planning Board of the Town of Ithaca to consider the application of the Schickel Environmental Development Company for the re zoning of the Pyle Tract off Honness Lane from R� 15 Residential to Multiple Residence District . Mrs . Holcomb stated that this Public Hearing has been properly published .andposted and that she had before her the Affidavit: . of the Town Clerk to that effect . Mrs . Holcomb requested that Mime Schickel code forward and make his presentation . Mac . Schickel presented to the Board an Affidavit and Notice of Mailing of the Public Hearing to the neighbors . Mr . Schickel identified the property as that formerly called the Pyle Tract off Honness Lane , not including the previously filed subdivision . Mr . Schickel described the set -up of his proposed development . It is a plan involving actual home ownership . . Each dwelling unit .is owned with a party wall between the units . The dwelling owner also owns the land under his home while the rest of the land in the development is owned by a Hooeowner ' s Assoc , of which each owner is a mecaber and through this association pays for the maintenance of the buildings and grounds . This is a 19 - acre tract , the density if 10 dwellings per acre and the • gross number of dwellings over a period of time will be 184 dwelling units . Prior to ithis meeting the number of dwelling units was thought to be 160 but since that time a detailed survey has been drawn and there are 19 acres of land instead of 16 acres . The project , called Eastwood Commons , will have many benefits to the community . It has been carefully designed to fit in and enhance the existing community . Each unit will have its own garage and entrance and a private garden . Town of Ithaca Planning ' Board - 4- December 12 , 1972 • Each building will contain four dwelling units , totalling 48 buildings in the project . The roof lines of each individual unit will be alternated so each hone will have as ouch of a view as possible and there will not be a repetitive , sterile quality to the buildings . The dwellings will have two bedr000s and there will be approximately . 22 children of school age per unit . There are 3 types of dwellings in each fourplex : a one - level dwelling , two 2- story town house dwellings and one 1 - level dwelling above the garage . In three of the ' unii_ s you can , go directly froo the garage into your house . The vain entry will be frog Honness Lane on an approximately level plane and then the road loops to the right and left . There will be a secondary entry off Hartwick Place . There will be several outdoor spaces throughout the development ; A question was asked of Mri Schickel as to where the old Flail - road right of wCay is 4 He pointed it out on the raap . Mr , Edward King , Slaterville road , stated that he could not see any , large : areas or coonons as indicated . Mr Schickel stated that there is about 200 feet in the niddle and also back in one corner : Mr . King asked about the dimensions of the piddle area . He was told about 250 ' by 1501 . Mr . Schickel stated that this area is not a Uig park , it is sioply larger than sone of the others . There is a lot of variety in texture . .is . Mr . Bradt asked if the Coggshall property is on the left . It Mr . Jones of Honness Lane asked how navy cars does thisroject ,involve . Mr . Schickel stated that each unit has a garage and they providing 1 . 5 parking spaces per unit . Mr . Chase of Honness Lane , noted that if it were 1 . 5 cars per dwelling and not per building , it would near 276 parking spaces . Mr . Schickel said that is correct . . Mr . Willia.n Stini of 113 Honness Lane was concerned with the entrance and egress being two roads frog Honness Lane . He was not sure that Mr . Schickel actually owned that land . Mr . Schickel stated that he has an option of both entrances . Mrs . Holcobb noted that this would be an extension of the road that was planned when Mr . Pyle was considering developing this land . Mr . Stini noted that everything does into Honness Lane . He further asked Mr . Schickel what his constituency would be in this developoent . Mr . Schickel stated that since these are two- bedroom dwellin s that would be an indication right there . In general , Mr . Schickel fe t that the owners would be single people , married People with no children and narried people with shall families . Mr . Stini raised the question of what would happen in case of fire . What would be the service access ? Mr . Schickel said that it would come frog College Avenue over to the two entrances . Mr . Stini noted that this could be a very dangerous situation should these roads be blocked . It is essentially a cul - de - sac with United access and high density . Mrs . Mary Jones wished to add another hazard to the fire hazard . The children hazard . There are 30 children on that short street (Honness Lane ) . How are they going to get to school? Mr . Schickel I ' Town of Ithaca Planning Board - 5 - Decenber 12 , 1972 said that it is possible to walk to Belle Shernan school through the right of way . Mr . Eisner wondered what is the access to Belle Sherman school without walking on the road . Mrs . Holconb stated that there are two rights -, of-way in the Town and in the City . This easenent is shown on the City nap and the Town nap . The proposal is that this . be nade a walkway . Mr . Eisner asked if the Planning Board is ' aware of the problen in the Northeast with regard to walkways . Mrs . Holconb said they are . Mr . Eisner wondered what happened to the proposed road through to Woodcrest and why is that proposed road not shown on this plan . Mr . Schickel stated that he did not want to build another access on the northeast end of the project because he feared the project would become a thoroughfare to Woodcrest and surrounding areas . He felt it was simply not good design and would be a , detrinent to his development . Residential streets street , should not go - places . . , Honness Lane is a public Mr . Dick Archibald of 114 Honness Lane stated thathis lot borders directly, on this access road into the developnent . It was zoned R- 15 and that is one of the reasons he bought the land so as to have the protection of that kind of zoning label . . He said that be he figured there: would be developnent of about 50 hones and naybe 100 cars according :o R- 15 zoning . Now it is 184 units and over 300 cars , an alarning increase in the density of this neighborhood . He stated that he is very nuch opposed . ; Mrs & Holconb wishedl to nake a Seineral statenent about this oafteri It must be clearly understood by everybody in the Town before we adopt the net3 zoning ordinance that tinder the present zoning ord" inance in R- 15 areas , and indeed , in the proposed zoning ordinance ; it is permitted by -the special act of amending the Zoning Ordinance to , re - zone to R- 10 or multiple . Multiple residence is a�pernitte' d use . It is a floating zone . It has been so for almost 20 years . We do not set each place as being R- 10 . When certain criteria have been net each developnent is looked at on its nerits . Mobile home parks wih also be allowed . We have tried it the other way , i . e . , saying such ,and such an area will be such and such a zone and everybody appears sand says that is fine to have say a nobile hone park but not in ny part of town . Mr . Dick Archibald stated that is was his opinion that having a floating zone is as good as having no zoning at all . Mr . Francese noted that certain criteria have been established and will be set down rather strongly in the new Zoning Ordinance . It is fallacious to say that any parcel in the Town can be rezoned . Any parcel that meets certain criteria can be re - zoned . There are a number of things that are considered by the Planning Board in the acceptance or rejection of nultiple or nobile hone parks . Just because somebody presents a plan does not mean that he can go ahead , nor does it necessarily nein that the Planning Board will accept the number of units proposed . ® Mr . Robert Chase of Honness Lane asked about the criteria and nerits that had been mentioned as the basis for decision- making.. He asked Just what they are -y� traffic , circulation , fire protection , ° Town of Ithaca Planning Board - 6 - December 12 , 1972 Mrs . Holcomb stayed that the criteria are topography of the • land , accessaba. lity t:o Primary highways ( State roads ) availability of water and sewer: , the general density of the entire neighborhood (which will be in the new ordinance ) . In the new ordinance . also percentages will be spelled, out . Mr : Chase Asked if this set of ; criteria night include attention to the preservation of green belts , Mr . Francese stated absolutely yes , Mrs . Holcomb stated further that the present ordinance allows 18 units per acre in multiple . This development is 10 units per acre which is well under the present ordinance . Mr . Stini noted that the present ordinance is inadequate and it is obvious that the Planning Board is working on it . He stated that the serious issue at this point is whether the Board is going to allow a deviation now and allow this developoent to happen and have it not fit into the new ordinance . Both Mrs ;, IiolcoQb and Mri Slack stated that this project is being considered in the light of the proposed ordinance as far as is legally possible . Mr . Stini inferred that should this project be built there will be a very definite possibility of litigation upon the Town . Mrs . Holcomb stated that the Town is presently legally bound to its existing ordinances Mr : Stlni continued and said that the Board is not legally b6und to make a decision now . He further stated that while mentioning criteria ; Mrs : Holcomb made no reference to access or drainage . He thought that all of these criteria have to be attended to in this case . Mr . Francese stated that the Planning Board is legally bound to give Mr . Schickel an answer . They cannot say to him wain six months , or a year or so , until we have the new ordinance ready . Mri Stari was of the opinion that the Board could wait a little while or even better ; as he said , reject this plan for the moment and then take it0up again . Mrs . Holcomb stated that the Planning Board is required to give an answer to a developer within 60 days of his official presentation ; It is impossible to say no to a developer on the basis of criteria that are not in t:he present ordinance . Further , Mrs . Holcomb wished to inform the public that during many lengthy discussions with Mr . Schickel both personally and at meetings with the Planning Board , Mr . Schickel has been told about the new zoning ordinance . Mr . Schickel has made every effort to meet the criteria that are intended to be included in the new ordinance and that is ouch farther than he is required to go . There are no criteria in the " present ordinance that have not been met with this plan, Mr . Stini reiterated his concern. for the drainage problem . Mrs ; Holcomb stated that the Planning Board is well aware of the drainage problems in this site and indeed , throughout the Town of Ithaca . Mr . Eisner had a question about roads . He did not see a • through road through the development to Woodcrest as a problem . He referred to the road through Cornell Quarters where there are several bumps in the road to slow dmm the traffic . Mr . Francese stated that bumps in the road are totally illegal except on private roads such as those owned by the: University . Mr . Schickel stated in considering his development he is convinced that he has arrived at the most proper Town. of Ithaca Planning Board - 7. Decenber 12 , 1972 • design , including Honness Lane . He did not thin, that linking up the cul - de- sacs is good design . Mr . Edward Ring , Slaterville Foad ; adjacent to this development , noted that Mr . Francese had said that Honness Lane is a vain highway connecting to Slaterville. Road . It was Mr . Ring ' s understanding that there was a possibility of going through the Coggshall property going westerly towards, Slaterville Road . Further , Mr . Ring stated that in mentioning criteria that ought to be applied in considering this kind of development , it cones to his oind that professional people ought to see this proposal in term6 . of traffic , drainage , etc . - He referred to the 34 acres owned by Coggshall and up to Pine Tree F.oad . - There is an environmental question here about the ravages of water . One cannot look at this project as separate fron all these other lands . This area could undergo ars intensive study with other developbents in mind . As for drainage , Mr . King suggested strongly that it should be a closed storm sewer sy6tem . Ditches simply do not work . There is no culvert across Slaterville Roadj Iie definitely felt that the Planning Board needed independent expertise to aid them in these matters . Further , he felt that it : ought to be incumbent on any developer to stand the cost of independent study on what they think ought to be approved and disapproved as to density and drainage : ; He did not think that the Planning Board should be asked to make these kinds of decisions without. , expert help . Mrs . Carol n Chester had a question about the proposal for a • Country Road that would cut across the corner of this development . Mr . Francese stated that he did not think that this proposal is very good and probably would not come to fruition since it involves a $620002000 bridge . There was also reference to a proposed Town road which is near the Cornell pig barns . Mr . Francese said that they are two entirely different kinds of proposals and two entirely different hinds of roads . The Town road is not designed as a major highway , it is to alleviate congestion . , Mrs . Holcoob stated that the County does not have the sane power that $ Town does as far as zoning and planning goes . The County "road is a possibility . It is an extremely long range possibility . It is an idea . There is already talk on the County level that it is too close in , it should be farther out and really circle the Town . The Town road was legally put there as a proposal . The County road has no legal status at all . Mr . Stini stated that his point is the very reasons one allows variances to an existing ordinance . He said that the people have shown_ ; that the criteria have not been net . The taxes received could be an important criteria . He referred to density . He asked , is there a particularly good reason for making a variance with this area at this . time . Variances are not nade loosely when one deviates from Pt.- 15 . Mrs . Holcon'b stated number 1 that this is not a variance , it is an amendment to the zoning ordinance . There is quite a difference . This is an amendment which is allowed and follows the intent of the ordinance which permits a variety of structures in any area . As for intent , there is no incompatibility between residential areas of one type and another . Mr . Stini wanted to know what the zones are . Mrs . Holcomb said , Ro 9 , R 15 , P.- 30 , Agricultural , Connercial , Industrial Town of Ithaca Planning Board December 12 , 1972 both light and :heavy , and Multiple . Multiple is a permitted use in the Town . Mr . Stini contended that there is a difference between being permitted and being necessary . Mr :. Albert Hoeffer , Jr . , asked what criteria have not been net . Mrs . Holcomb stated that there are no criteria in the present ordinance that have not been net . Mr . Stini asked what expert opinion does the Planning Board have . Mrs . Holcomb stated the opinions of the planning board members , the Town planner. , and the Town attorney . Mr . King noted that the planning board is amending the existing ordinance under the proper procedures . Under multiple there would be 22500 sq . ft . of land required which means that there could be 331 units in there legally . However , Mr . King contended that the planning board oust not permit any more than one dwelling unit per 4 , 500 sq . ft . , and then the area would not be multiple : Mrs . Holcomb Mated that it would be multiple . Further , she stated that in this kind of re - zoningi the plan . shall be presented and the plan is that plan which must be built . Should Mr . Schickel sell his land then the new owner is tied to that plan . , Mr . King suggested that the requirement should be added that when land is cold it reverts back to P.- 15 . Mrs . Holcomb stated that this cannot be done without the appropriate legal stepsl Mr . Eisner asked when the notice of this public hearing was ® published . He was told December 7 1972 in The Ithaca . Journal . . He asked if drainage is a part of this plan. He was told that it will be a part of the plan . Mrs . Holcomb recalled the Beacon Hills proposal wherein a particular phrase was used as follows : No final approval shall be given until an acceptable drainage plan has been received by the Planning Boa:cd , Mrs . Holcomb outlined the procedure in this natter . . IF we should say that we accept this plan with these modifications we recommend to the Town Board that the re zoning be duly made for this plan when it neets these conditions . The Town Board dust set a Public Hearing for this final re- zoning . The Planning Board cannot re - zone . The Town Board can then make any changes . Then Mr . Schickel must cone back to the Planning Board for final approval . Final approvr+ l cannot be given until such and such is done for instance detailed drainage: and site plans which we will not accept unless they follow specific conditions . We do it this way because it is not fair to the developer to pay the expenses of malting such detailed plans unless he knows that we at least accept the concept of the plan . There are essentially three more public hearings to be attended . Mr . Eisner noted that one of the criteria mentioned is overall density of such developments within any neighborhood . He asked if this is the best location iri the neighborhood for this development . How many more are we going to have in this area ? There is already • another one in the works for East Ithaca - Groff Assoc . Mr . Eisner thought that to establish a percentage for any neighborhood is a good idea . Mr . Stini said that there was another road shown as an access on the original plan. That road has been removed . Mr . Schickel Town of Ithaca Planning Board 0109010 December 12 , 1972 • stated that his development has never shown a road going out on to Woodcrest . There has been no other plan . Mr . King asked the Board if there has been any proposal to thea for the developoent of the 34 acres of CoSSshall land . What about the Cornell land? The development of this whole triannele should be evaluated . Perhaps one per 6 , 000 sq . ft . MSAs . May stated that she could understand Mr . Schickel ' s reasons for not wanting a through road . At the intersection of Honness Lane and Slaterville Road the grade is terrible . She thought that the Board really should have more concern about the traffic . Mr . Stin3l. stated that with 2-bedroom apartments at the most the assumption is scull families which is not a necessary assuoption since there could be two or three children . If that should happen there is a play area of only 250 ' by 1501 , plus a spall area up in the Woodcrest area . There could be 360 children and just what has been provided for these children . What are the school provisions for them. Mr . Slack wondered who has provided play area for those people who have built on Honness Lane and Slaterville Road . The kids play in their own backyard . Mr . Schickel thought that his development had a lot of meaningful space . • The speed at which the traffic , goes on Honness Lane was men- tioned and Macs , Holcomb stated that the State has just approved reducing the speed linit on Honness Lane to 40 m . p ; h Mr : Francese also noted that the Revenue Sharing coney can be used to employ a town constable . , Mr . King said that he would rather see it used for engineering studies . Mrs . Holcomb stated that the $ 66 , 000 incone fron revenue shaking is for 1972 and there will be like amount coming .in soon for 1973 „ .> ,�t Mr . Eisner- stated that he did not understand the right of way question . It wa .cI stated that it goes from the edge of the property through to the City . Mr . Eisner noted that the fourplex multiple precludes the use of this right of way and should the easement that is on the nap be left open . . Mr . Bletchley asked who puts in the sidewalks over to the school ? Mr . Bradt asked about the possibility of utilizing that Rail - road right of way . He was told that Cornell owns it and has cooplete control of this right of way . Mrs . Margaret Archibald asked Mr . Schickel what he would do if these unite do not all sell . He stated that all the units will not be built at once . They will build a few at a time . This is a " for sale " proposition . He is not going to build 50 units at once . This is not a rental project . He did not wish to nislead since if for sone reason there should be one or two or three units left unsold they night con- sider renting but he definitely does not want • to . Mr . Archibald asked about the roads in the centre of the pro- ject . The dedicated road will be a Town road and the inner roads will Qeet Town specifications . Town of Ithaca Planning Board - 10 " December 12 , 1972 • Mr . Stini asked if Mr . Schickel anticipated a restrictive covenant on the buyers . Mr . Schickel stated that the document is very thick . But essentially whatever one can do in one ' s own home , one can do in these units . . He was asked about boarders . It was stated that three Linrelated individuals is the maximum in any unit . As for cost , Mr . Schickel was reluctant to state an exact selling price , but he was hoping to be under $ 30 , 300 . Mr . Kind; asked what are the powers and regulations of the Home- owner ' s Assoc . Mrs : Holcomb referred to the Covenant in the August 1st6% 1972 , special meeting of the Planning Board re Deacon Hills . The Covenant for the Schickel proposal will be similar . " It is under stood that all open space (with the exception of the loop road as shown on the site plan which will become a town road) will . be owned , main- tained , and have its use controlled by a homeowners ' association made up of all residents of the Beacon Hills subdivision , or another type of management organization to be specified by the developer . It would be further assumed that if such an organization fails to adequately maintain the area , the Town shall reserve the right to levy a special use district tax on the residents ? f the Beacon Hills development for the maintenance of this area : " Mr + Schickel added that the Homeowners ' Assoc , has the power to enforce its charges . Mr . King pointed out that the Attorney General has said recently that he has had a lot of trouble with homeowners ' associations He - was of the opinion that the Town should have a claim on the land . Mr : Schickel said that the Town does through its covenant . Mr . Schickel was asked why he went from the condominium idea to this proposal . He said there were many reasons . He was asked if he did indeed have a covenant prepared . Mr . Schickel said that they have a draft . It was stated that it was prepared by a law professor at Cornell and he has been in touch with the Attorney General . Mr . Chase: said that he did not see any space on the plan for maintenance facilities . He suggested that 2% or 3% of the land should be allocated for a shop . Mr . Eisner asked if each building were a house would the plan conform with Rv 15 . Mr . Francese said yes . Mr . Francese stated also that there could be duplexes at 7 , 500 sq . ft . per unit . Almost twice the density . Mr . Stini asked if it would be possible for Mr . Schickel to sell a number of these dwellings to any one individual . Mr . Schickel_ said he could not answer that really , but it is his intention to handle this ,just the same as one would do for an individual home . .. As a policy , they do not wish to sell to someone who will not be a resi- dent . They are in the business to produce a fine development . They really think the people will be very proud of it . Mrs . Holcomb asked Mr . Schickel to describe the units again as they are contemplated . He did so . Mrs . Chase: stated that there were going to be multiple units whether the neighborhood character wants individual homes or not . She asked are we going to experiment with all the open land in the Town Town of Ithaca Planning Board - 11 December 12i 1972 with this modern concept of cluster dwellings . She was not sure this is the way the Town should head ' Mr . Schickel stated that in the final • analysis , quality could not - . be legislated , but the desire for quality oust exist . He has tried to work with the Planning Board and with the type of neighboishood here . Anything they can do to make this project .better , they will do . They want to work together with the people . Mr . Albert Hoofer spoke at length in favor of the proposed project . He was, asked by Mr . Edward King if he were a Public Relations man for Mr . Schickel - he is not . Mr . Schickel was asked if his motivation for this project was one of profit - it is . It was stated from the floor that no one present. really ques - tioned the motives of Mr . - . Schickel or his desire . for quality , it is the density that is the question . It was asked if water is currently available for this project . It was noted that there is water for the first stage . Mrs . Holcomb stated that Mr . Schickel is under the sane restrictions as anyone in the Town of Ithaca . There were 400 units available for the year . Mrs . Livesay , who arrived very late , spoke about the fact that 184 families will be coming down Honness Lane on to the blind corner at Slaterville Road . She was also concerned about the grade on Hanford Place • Mr . Eisner was still referring to the through road possibility and stated that ; it seemed to . him that if there were stop signs withi the development -then people, will not comethrough ,,.- It . Mrs . Livesay stated that it was eritirelly selfish to disallow through traffic . Mrs . Holcomb made a general coament . One of the reasons that the Town of Ithaca is in difficulty about traffic passing all houses is that unfortunately we were not well planned in the beginning . There has been strip development along roads , Mrs . Livesay stated that however unhandy this should be , there has to be a cut Through . The question was asked if the name of the development could be related to one: . of the roads in it to cut down on confusion with Eastwood Avenue . Mr . S"chickel stated that he is really committed to Eastwood Commons „ Pers . Livesay asked if there was not earlier a discussion of a road through to Mitchell Street . Mrs . Holcomb said no . Mr . Eisner said that he would suggest hooking up to a by- pass or alternative roads , Mr . Francese said that he would suggest a right of way beirig left in there to hook up to this . Mrs . Carol. Fay asked the planning board why they pressure for . this kind of devel000ent over individual . Mrs . Holcomb said that it was not pressure . For instance Beacon Hills is looked upon with favor as a mix * it was noted that there are 40 units of water available for the Town of Ithaca Planning -Board - 12 - December 12 , 1972 first phase . Apparently Mr . Schickel is planning 40 units in phase • 1 , Mrs . Holcomb closed the Public Hearing at 10 : 15 p . m . There followed a brief discussion by the Planning Board of questions still left unanswered . It was announced that the Planning Board will continue the discussion of Eastwood Commons at its next meeting on January 2 , 1973 . MOPOSED ROADS IN THE TOWN, Mrs . Holcomb stated that the other thing that shw has on the Agenda is the discission of proposed roads in the Town . She stated that she has received one concrete suggestion from Mr . Hywel White with reference to the proposed Northeast extension . It was suggested that a section of the Northeast extension be curved to the right to take advantage of -an existing road , avoid a forested area and then intersect with :Freese Road and connect with Harishaw road . Or , there could then be cooperation with the Town of Dryden to continue it to connect to Route 13 . Also on [Jest Hili , the Hector , Street by- pas where it is presen- tly proposed to intersect with Elm Street , cones across two rather steep gorges . It has been suggested tolcurve it around and avoid the entire complex of stream and gorge . Mr : Slack noted that the whole • road could be brought a little Northeast . Mr . Francese stated that Cornell also favors any Northeast extension curving to the left and stopping at Warren Road and forget the rest . This would provide "A" lot and " B " lot connection . He stated further that the development of this proposed loop road is very definitely tied into the University Planning : Mr . Eisner wondered where the plans went that the University was looking at . Mr ; Francese said that the University is still looking at them . Mr . Francese talked about his meeting with Vice - President Mackesey and it is his feeling that the University is totally uncon- cerned with this proposal from Ellis Hollow Road to the Warren Road . The University has a very definite plan in mind . Mr . Eisner- suggested bringing the road to the West and coming right across the wooded edge of the sheep barns , west of the water tower and west of Eastern Heights , Mr . Francese stated that this is the NCNell Plan . Mrs . Holcomb stated that the discussion of roads will stop here and she will discuss this with the County Planner further . There was a suggestion or two however , with Mrs . Livesay stating that the planning board must keep in mind the existing development on Warren Road , particularly the two existing schools . Mrs . Holcomb officially adjourned the meeting at 10 : 45 p : m . EXECUTIVE SESSION„ Mr . Slack asked what actual input that means anything does the Town of Ithaca Planning Board - 13 - December 12 , 1972 Planning Board have . Mrs . Holcomb thought that the Town will listen • to anything we have to say . Mr . Slack said if we can influence the Town Board what: can the Town Board do to influence the County Planning Board , Mrs . Holcoob said they can through our County :P.epresentatives . Mr . Slack said that it seems a lot of time has gone by and no concrete proposals have ever taken fruition . Mr . Scannell stated that the University has five alternate plans and they cannot decide . He also stated that he wished to repeat his timemworn plea one more time - the Town needs a full time planner and a full tine engineer . Mr . Slack said that he would rather see the Planning Board approving planning and not just stamping plans . Mrs . Hollcoob now referred to the money received from revenue sharing ,, The money for the first part of 1972 has been deposited in the bank in the amount of $ 332000 . There will be another like check cooing in early in January for the second part of 1972 . And until 1977 we will be receiving approximately $ 66 , 000 per year . Possible places for the use of this money were discussed . Part town . Four of the categories do not apply to us because they are , the province of the County . It must be noted that we cannot use the money in the programs in which there are matching federal fundi stich as buying Coy Glen or Lick Brook . Mr . Scannell wondered if funds can be shifted . For instance , to the highway engineer and then free money for park acquisition . It: was not clear if this would be legal Mrs . Holcomb wished the board oembers to note in the back of their minds that: this money is . to be used for tax stabilization and not for tax reduction . If we reduce taxes cur share next year is less . And further , Supervisor Schwan feels that the money would be well used in a one shot operation such as the building of a road . As a final note , Mrs . Holcomb informed the members of the planning board that she had talked with Stuart Stein of the Cornell Urban Planning Dept . , about what percentage of planning students at Cornell have had training in engineering . The answer was 10% or 15% . They tend to get less and less . The pattern is changing and the stu- dents tend to go through the social sciences before entering Planning . Mrs . Holcomb also talked .to Arne Jones bout working with the City in sharing a planner . There could be conflicts with the City so perhaps a better plan would be a Town and County sharing . Then there are problems with civil service , etc . However , there is one good possi- bility in the wind . There is a graduate student at Cornell with a B . A . in Engineering , now working on a degree in planning . He has been very highly recommended . He might be interested in a part time job . Mrs . Holcomb stated that she thinks we need something right now . Mr . Schwan has suggested that an interview be set up immediately . It was agreed by the members of the Board that Mrs . Holcomb should interview this young man , Ken Kroohs , and decide . The meeting was adjourned at 11 : 30 p . m . ® Respectfully submitted , Nancy M. Fuller , Secretary . • AFFIDAVIT OF POSTIN TOWN CLERK ' S OFFICE ITHACA , N . Y . I , Edward L . Bergen , being duly sworn say that I am the Town Clerk of the Town of Ithaca , Tompkins County , New York , that the following notice has been duly posted on the sign board of the Town Clerk of the Town of Ithaca and that the notice has been duly published in the local newspaper : ( The Ithaca Journal ) Notice of Public Hearing for -the purpose of considering the application of the Schickel Environmental Development Company for the re - zoning of the Pyle tract off Honness Lane from R - 15 Residential to Multiple Residence District . Location of sign board used for posting : Entrance to Town Offices at 108 East Green Street , Ithaca , New York Date of Posting : December 75 1972 Date of Publication December 75 1972 xx Edward L . Bergen Town Clerk Town of Ithaca State of New York County of Tompkins ss Town of Ithaca Sworn to before me this 12th __. day of December 19 72 �-� _• -�/ NOTARY q(� 'y: Otary Public, State o! New •.oxlt No. 55.66664 " Qualified in Tompkins C ty Term Expires Mtrch 3 197 ! ,. ._ ._.—•—til\'; �: (i fT}iSCA : .r 3 *VtIGLiC :;EnRI�i, .. ' the Chan'i�:an of tilt• Pias^ing GIVEN that a a :ec will i..: kctd b? tilt Planning it :i:c Town of Ithaca on. the 11th dap of i,) tilt To•a'n Office, . k Ca3 G.c n Sintet, Ithaca, :yew Yorl:, for the f;ry;,z of conslticrinv, the application of tilt S;:d,':d L'nv;rcntrantai De• dopment Company tar the re-zoning of the Pyle tract ofi IRmmees L'.no tram ,i-15., Rcsklential to ttlti. Res;dcr.;r: District. . F.dwart! L. [ierpen 'fG=.. Clerk Town of lthaca pui:psh, December 7. 1972 . ; I I • STATE OF NEW YORK ss . COUNTY OF TOMPKINS Martha Porter , being duly sworn , deposes and says that on the 30th day of November , 1972 , she mailed a copy of the attached notice to the names on the attached list , by depositing it in an envelope addressed to each of them , prepaid postage , in the United States Post Office at Ithaca , New York , at the address indicated on the list . /J�lr e4 Sworn to before me on the -' - day of N49 1 , 1972 . JA - jES H. McCARTHY I otary Public, State of New York No. 55 -2602025 Qualified in Tompkins County Term Expires March 30, 197 NOTICE OF PUBLIC HEARING A Public Hearing has been set by the Planning Board of the Town of Ithaca for 8 : 00 p . m . on Tuesday , December 12 , at the Town Offices , 108 East Green Street . . The purpose of the hearing is to consider the application of the Schickel Environmental Development Company for the re - zoning of the Pyle tract off Honnes s Lane from R - 15 Residential to Multiple Residence District . 41 1 , On November 30 , 1972 the Schickel Environmental Development • Co . sent notices of the public hearing of the Planning Board of the Town of Ithaca , to be held December 12 , 1972 , to the fol - lowing people . Mr . and Mrs . Herbert Deinert 130 Honness Lane Mr . and Mrs . Nelson Stillwell 128 Honness Lane Mr . and Mrs . William R. Sears 126 Honness Lane Mr . and Mrs . Robert M . Chase 105 Honness Lane Mrs . Eleanor S . Foster 121 Honness Lane Mrs . Lydia Woikow 120 Honness Lane • Mr . and. Mrs . William Stini 118 Honne s s Lane Minnie L . Orcutt P . O . Box 336 J Mr . Richard K . Blatchley 131 Honness Lane Mr . Ralph L . Owen 8 Sunset Terrace Berkeley , Calif . 94707 Mr . and Mrs . Montgomery May 1360 Slaterville Rd . Mr . and Mrs . Edward King 1356 Slaterville Rd . Mr . and .Mrs . Burt Garatt 1354 Slaterville Rd . Mr . and Mrs . Donald Paterson 1350 Slaterville Rd . Mr . and Mrs . Fred Wilcox 1346 Slaterville Rd . - G - Mr . and Mrs . Clarence G . Bradi • 1342 Slaterville Rd . Mr , Michael G . Kammen 1326 E , State St , Mr . and Mrs . Robert C . Fay 318 Eastwood Ave , Mr , A „ L . Coggshall 1336 Slaterville Rd , Mr . • and Mrs , William Coggshall 323 Eastwood Ave , Mr . Archie Robertson Honne s s Lane Mr , and Mrs . Richard Archibald 114 Honne s s Lane Mr , and Mrs , Peter Wyllie 124 Horne s s Lane • Mr . Enos Pyle Savings Bank Building Mayor Edward J . Conley City Hall Mr . Jonathan Meigs City Planner City Hall Mr . Thomas W . Mackesey Cornell University Mr , John Liguori Tomp . Cty . Planning Dept . Tomp . Cty . Court House Mr . Peter Francese P . O . Boy. 610