HomeMy WebLinkAboutPB Minutes 1976-06-15 TOWN OF ITHACA PLANNING BOARD
JUNE' 15 , l"97 6
A Meeting of the Town of Ithaca Planning Board was held on
Tuesday , June 15 , 1976 , in the Town of Ithaca Town Hall , 126 East
Seneca Street , ( second floor ) , Ithaca , New York , at 7 : 30 p . m ,
PRESENT : Chairman Barbara Holcomb , Robert Christianson , Sam
Slack , Daniel Baker , Liese Bronfenbrenner , Richard Black , Lawrence
Fabbroni ( Planning/Engineer , Building Inspector ) ,
ALSO PRESENT : Mrs . Eva Hoffmann , Mr . Howard Schlieder , Mr ,
Bob Wright ( NorthEast Appraisals ) , Mr , Heinz Beisdorf , Mr . Bob Lynch ,
( WTKO Radio ) .
Chairman Holcomb called the meeting to order at 7 : 35 p , m .
APPROVAL OF MINUTES
MOTION by Mr . Robert Christianson , seconded by Mrs . Liese Bronfen-
brenner :
RESOLVED , that the Minutes of the Town of Ithaca Planning Board of
February 3 , 1976 , March 2 , 1976 , and April 6 , 1976 , be approved and
adopted as they stand .
There being no further discussion , the Chair called for a vote .
Aye - Holcomb , Christianson , Slack , Baker , Bronfenbrenner , Black .
Nay - None .
The MOTION was declared to be carried unanimously .
REPORT OF BUILDING INSPECTOR
Mr . Fabbroni reported that in May 1976 he issued permits for
eight additions and three one - family homes for a total of $ 175 , 650 . 00 ,
as compared to eight additions and eight residential structures in
May 1975 for a total of $ 263 , 591 . 00 .
Mr . Fabbroni reported that he also had several sign applications
that were processed through . Mr . Fabbroni stated that Mr . Bonnell is
going through the last bunch of violations . Mr . Fabbroni stated that
there are still major questions to be resolved with respect to the Sign
Law , particularly the Elmira Road seasonal signs .
Mr . Christianson referred to the list of recommendations prepared
by Mr . Bonnell from February 1976 and asked if anything has been done
with any of these recommendations ? Mrs . Holcomb stated that nothing
has come from the Town Board on these recommendations . Mrs . Holcomb
said that she thought the best way to go is for the Planning Board to
try it all again and write it up , Mrs . Holcomb said that she will
recommend that if the Planning Board has a reasonably short agenda in
July , we will take another look at this matter ,
LOA
REPORT OF PLANNING ENGINEER
Mr . Fabbroni reported on plans for the new Town Barn . He stated
that the site on Seven Mile Drive is presently the prime site . He
Planning Board - 2 - June 15 , 1976
noted that this site is almost directly behind the Dun Rovin Motel .
He said that some other sites have come up and we are looking into
• them . He stated that the Five Mile Drive site has been ruled out
because it is in the corridor for Route 13 . Mr . Fabbroni stated that
the Town has decided to hire John MacNeill of Homer , N . Y . , to do the
design for the building . Mr . Fabbroni stated that the Town plans to
auction off the existing building on June 28th , 1976 , at 11 : 00 a . m .
He stated that by the end of June we will have decided on a definite
site . He said that in July the design and specifications will be
ready for bidding for the building and the bids will be back by the
last week of August or early September and the facility would be com-
pleted by February 1st , 1977 .
Mr . Fabbroni reported that the Town put in a sewer line up on the
Coddington Road which is a three - lot extension for the subdivision
that the Board is discussing this evening . He noted that the Town
Board had agreed to this three years ago .
Mr . Christianson commented that it struck him as being very
peculiar that the County Barns are within a mile or two of the proposal
for the new Town Highway Facility . He asked , would it not seem practical
somehow to share services , or repairs , or heating bills , or whatever ?
Mr . Fabbroni stated that along those lines , one of the first sites
considered for some dual use was opposite and across the street from where
Barns are . Mr . Fabbroni said that that land is absolutely not for/ the
sale . He stated that another site across from " Old Hundred " was/ County
also considered . Mr . Fabbroni stated that the County land was looked
• into and though there is a lot of land , it is very steep and the County
is mining gravel out of there . He said that the County has plans to
put in an additional storage facility on the other flat site up there .
Mr . Fabbroni said that as far as the truck facility goes , it is virtually
impossible to expand it . He noted that a lot of thought was given to
that idea . He stated that responsiveness was also a consideration .
Mrs . Holcomb stated that somebody asked about the storage of
gravel , sand , etc . , dually . She commented that Mr . Parkin , the Town
Highway Superintendent , says that running the trucks into one site
doubles the time to load them .
Mrs . Holcomb stated that the other matter not on the agenda is
that the Planning Board is still one member short since David Martin
left . She said that the list that the Board had has been pursued and
those people are not willing to serve . . The Board members came up with
three more names to work on - Oaksford , Hecht and Ostrander . Mr .
Fabbroni noted that there is nobody from the area west of Warren Road .
Mr . Black wondered about the gentleman on Sandra Place who had been
at the discussions of Sandra Place . Mrs . Holcomb will follow up .
CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL , EDDY HILL INC . ,
WEST HAVEN ROAD AND MECKLENBURG ROAD .
Mr . Fabbroni presented a map showing the location , noting that it
is a more specific map , for Eddy Hill , prepared by Howard Schlieder ,
and showing the future subdivision ideas . Mr . Fabbroni also presented
an . actual survey map of the four lots on West Haven Road . He noted
that this involves about ten parcels in total on land formerly known
as the " Marshall Farm " . Mr . Fabbroni said that there is a topo map
Planning Board - 3 - June 15 , 1976
which shows where the drainage goes once it gets to West Haven Road ,
He said it splits and part goes to Mecklenburg Road and part goes down
. to the City . He noted that there is a minimum grade in the ditch . He
noted a change is that there has been a right of way put in , an easement
along the creek and provision for possible utilities ,
The drainage was discussed in detail . Mr . Fabbroni noted that the
area of the proposed four sites is high above the road ,
Mr . Christianson noted that the Eddy Farm is going to be reduced
from 15 acres to 5 acres . This matter was discussed at length ,
Mrs . Holcomb stated that the Board really needs to approve nine
parcels to make this subdivision legal . Mrs . Holcomb noted that the
four parcels in the original 28 acre parcel need to be shown on the
map named " Area Map - - Proposed Subdivision - - West Haven Road " .
Mrs . Holcomb stated that Mr . Schlieder also needs to show the Eddy Farm
as five acres instead of fifteen acres .® She noted that the ten acres
will go back to the remaining lands which is the major parcel . Mrs .
Holcomb also asked Mr . Schlieder to show appropriate tax parcel numbers
on the new map .
Mr . Fabbroni stated that they have made provision for future
utilities . There is no traffic problem . Mr . Fabbroni said that the
drainage provision is ,- that at the time of sale rear drainage swales be
provided at the back of the properties . Mr . Schlieder suggested running
this swale across back lot of the four proposed lots on West Haven Road
and into the creek .
40 Mrs . Holcomb stated that the preliminary approval , were it granted ,
should read that everything should be on one map so that the Board sees
all of the lots at once , that is , ten parcels , and also , showing the
swale at the back of the four proposed lots on West Haven Road , and
showing the Westfall property squared up . She noted an additional
condition would be Health Department approval . Mrs . Holcomb noted that
there is provision for utility easement , provision for road , and pro -
vision for easement for ditch .
MOTION by Mrs , Barbara Holcomb , seconded by Mr . Daniel Bakers
RESOLVED , that the Planning Board of the Town of Ithaca grant and
hereby does grant preliminary approval for a ten - lot subdivision for
Eddy Hill Inc . , as shown on three maps by Howard Schlieder dated May 14 ,
1976 , May 29 , 1976 , and May 31 , 1976 . It is understood that before
final approval is given , all parcels will be shown on a single map
with proper tax assessment parcel numbers ; that Health Department
approval will be indicated ; and that a swale at the back of the four
lots facing on West Haven Road will be indicated .
There being no further discussion , the Chairman called for a vote .
Aye - Holcomb , Christianson , Slack , Baker , Bronfenbrenner , Black .
Nay - None .
The MOTION was declared to be carried unanimously ,
Mrs . Holcomb stated that because this matter is not clearly spelled
out and to avoid any possible illegalities , the Planning Board will call
Planning Board - 4 - June 15 , 1976
a Public Hearing on this matter for July 13th to consider final
approval .
• CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL , HEINZ BIESDORF ,
CODDINGTON ROAD ,
Mr . Fabbroni apologized for having misplaced Mr . Biesdorf ' s letter
of May 25 , 1976 , to Mrs . Holcomb , Mr . Fabbroni stated that what is up
for discussion is listed as Tax Parcels No . 6 - 42 - 1 - 9 . 4 and 9 . 5 on the
Coddington Road near Northview Road West , Mr . Fabbroni said that this
land was held by Mr . and Mrs . Biesdorf . He said that Parcel No . 6 - 42 - 1 -
9 . 4 , the small one , was held by Mrs . Biesdorf and sold to a Mr . Tubbs ,
Parcel No . 6 - 42 - 1 - 9 . 5 is owned by Mr . Biesdorf and has about 400 feet of
frontage on Coddington Road ,
Mr . Fabbroni said that you could consider Lot No . 1 ( the one sold
to Mr . Tubbs ) as gone and then consider the subdivision of the remaining
land into two - 100 ' lots and leave the remaining land to be subdivided as
itbecomes possible . This would really be a total of five lots .
Mr . Biesdorf noted that the tax office has transposed the names on
the tax parcels .
Mrs . Holcomb stated that the Board must have tax assessment numbers .
MOTION by Mr . Sam Slack , seconded by Mr . Robert Christianson :
RESOLVED , that the Planning Board of the Town of Ithaca grant and
hereby does grant preliminary approval for a five - lot subdivision on
Coddington Road presently listed as Tax Parcels No . 6 - 42 - 1 - 9 . 4 and
6 - 42 - 1 - 9 . 5 originally owned by Mr . and Mrs . Heinz Biesdorf . Lots # 1 ,
# 2 , and # 3 shown on the map presented to said Planning Board on June
15 , 1976 , are clearly identified . The boundary between Lots # 4 and # 5
will be determined in the future .
There being no further discussion , the Chair called for a vote .
Aye - Holcomb , Christianson , Slack , Baker , Bronfenbrenner , Black .
Nay - None .
The MOTION was declared to be carried unanimously .
It was noted that the Health Department approval required will be
followed up by Mr . Fabbroni because of the history of this area .
GIRLS ' CAMP AT ENFIELD PARK OPERATED BY THE CHURCH OF JESUS CHRIST OF
LATTER DAY SAINTS , ENFIELD FALLS ROAD ,
Mrs . Holcomb stated that she had again received a request from the
Church of Jesus Christ of Latter Day Saints for exactly the same type of
camp set -up they were given approval for by this Board for last summer .
MOTION by Mr . Daniel Baker , seconded by Mr . Sam Slack :
RESOLVED , that the Planning Board of the Town of Ithaca give and
hereby does give approval to the use of the property at 272 Enfield Falls
Road ( Parcel No . 6 - 34 - 1 - 3 ) , owned by the Church of Jesus Christ of
Latter - Day Saints , for a camp five days in length , conditional upon the
Planning Board - 5 - June 15 , 1976
receipt of Tompkins County Health Department approval for sanitary
facilities . If there are any structures to be built in the future a
site plan of the property must be presented to the Planning Board for
approval .
There being no further discussion , the Chair called for a vote .
Aye mm Holcomb , Christianson , Slack , Baker , Bronfenbrenner , Black .
Nay - None .
The MOTION was declared to be carried unanimously .
DISCUSSION OF BLATCHLEY PROPERTY OFF HONNESS LANE , EAST ITHACA ,
Mrs . Holcomb stated that Mr . Blatchley wants to sell a lot out of
his land on Honness Lane , which is the lot on the proposed road right
of way . She said that the history is that lots were sold off piecemeal .
She noted that between 1967 and 1969 there were many meetings held by
the Planning Board in connection with Mr . Blatchley ° s proposal . She
said that eight lots were given final approval -- some on Slaterville
Road and some on Honness Lane ,
Mrs . Holcomb stated that as long as this proposed loop road is on
the official Town Map , it cannot be built upon . She commented that
perhaps it is time to remove it . She stated that it is her opinion that
the Board cannot continue to give him approvals one lot at a time over
many years .
Mr . Slack stated that it was his opinion that eventually he should
have to file for subdivision approval ,
MOTION by Mr . Sam Slack , seconded by Mrs . Barbara Holcombe
RESOLVED , that the Planning Board of the Town of Ithaca recommend
and hereby does recommend that Mr . Blatchley be required to file a
general subdivision plan if he wishes to subdivide his land further
in view of the fact that he has already subdivided piecemeal in the
past and this Board is particularly interested in the matter of access
to the back lots .
There being no further discussion , the Chair called for a vote .
Aye - Holcomb , Christianson , Slack , Baker , Bronfenbrenner , Black .
Nay - None .
The MOTION was declared to be carried unanimously .
DISCUSSION OF BEACON HILLS .
Mr . Fabbroni stated that the way things stand right now is that
agreement has apparently been reached in principle but the two parties
cannot agree to sign on paper . It appears that the agreement yet to be
signed gives the Sibley Corporation the rights to continue with the
development for Phase 1 , plus the rights in an additional 30 acres . Mr .
Fabbroni stated that the Planning Board is going to have to be concerned
about what happens after Phase 1 .
Mr . Fabbroni noted some of the questions are - - is Sibley really
Planning Board - 6 - June 15 , 1976
going to finish Phase 1 ? - - will Mr . Erdman sell off to individual
developers who will plead poverty and inability to develop the original
• plan ? He commented that then you run the rish of not getting the plan
that this Board approved . Mr . Fabbroni felt that this must be discussed
now rather than in a pressure atmosphere . He said that if they get
going the Board could look at Phase 1 and discuss with the developer
that Phase as a cluster and at that time consider assessing the rest of
the plan .
Mr . Slack noted that the area in the second phase is planned for
development at a much higher density that phase 1 . ft
Mr . Fabbroni noted that what we have so far is talk about agree -
ment to finish off the first 30 acres - Phase 1 , and an option on
additional acres .
Mrs . Holcomb stated that all of the land was rezoned to R- 15
that remains . There was a final approval given to Phase 1 . She said
that she thought that Mr . Fabbroni ' s suggestion is extremely reasonable .
She said that the Planning Board must determine that the land in Phase 1
is sufficient to support cluster development . As for the rest of it ,
the question is whether we can take back an approval or erase it . She
said that this would mean starting over from ground zero .
Mr . Fabbroni noted that Phase 1 , Stage 1 , was approved on the basis
of the over - all plan . He said that the Building Permit has long since
expired .
Mr . Black commented that on Phase 1 we are safe so long as nothing
additional is asked for .
Mr . Fabbroni stated that there could be an alternate to the
amenities of the development such as tennis courts instead of a six -
hole golf course .
Mr . Slack noted that there is some question about the continuation
of Phase 1 as it is . He suggested that the Planning Board require that
it must reconsider the whole area of Phase 1 .
Mr . Black felt that there could be a problem if they decide to put
in more units than were originally set for Phase 1 .
Mrs . Holcomb stated that when the orignal approval was given , they
were given temporary approval for condominiums . She noted that they
were given approval to rent those units for 19 months . This has also
expired . She said that they would have to go through a legal process
to divest themselves of the condominium law approval .
Mr . Fabbroni noted that under the present Zoning Ordinance there
is no procedure for the stage after a permit expires and a building is
abandoned .
Mr . Baker stated that if they finish up with what is there , it is
okay . If they maintain the same density but modify it , that is okay .
But , if they want to make any more modifications than that , we have to
look at the whole thing again .
Mr . Fabbroni stated that the reality of the situation is that if
Planning Board - 7 - June 15 , 1976
Sibley does not go through with this , he does not see how the owners
here can go through with this development ,
ADJOURNMENT
Upon Motion , the Planning Board Meeting was adjourned at 9 : 45 p . m ,
Respectfully submitted ,
Nancy M . Fuller , Secretary ,
GEN 154- A ( Rev . 6-69 ) STATE OF NEW YORK
DEPARTMENT OF HEALTH
ALBANY , N . Y . 12208
CERTIFICATE OF APPROVAL OF REALTY SUBDIVISION PLANS
To : Hilker Construction Co . , Inc . June 11 , 19 76
275 Burns Rd .
Ithaca , NY 14850
This certificate is issued pursuant to Article 11 of the Public Health Low in connec -
tion with the approval of plans on June 11 , 1976 for your realty subdivision
known as Haven Hills ( Phase I ) ( T , .Vrtg) Ithaca Town
Tompkins County .
The following data was furnished in connection with the submission of the plans .
Locution Snyder Hill Road County Tax Map Number 6 - 61 - 1 - 8
Acres ( approx . ) 9 . 8 No . of lots 21 Size (approx . ) acre
Owner intends to Build Houses
Topography Gentle Slope
Depth to Ground Water 3 to 7 f t . When 1968
. Soil Silty Clay
Grading ( cut or fill ) 1 ft , cut - 2 ft fill
Drainage Drainage Plan Submitted
Water Supply Ithaca City Public Water Supply
Sewage Disposal T ha a City Public Sewage System to Ithaca City Waste
Water Treatment Plant
Approval of this subdivision is granted on condition :
1 . That the proposed facilities for water supply and sewage disposal are installed in conformity with
said plans .
Conditions 2 through 12 , see accompanying letter .
By " ` " P , E ,
Sanitary Engineer, Tompkins Countv
Seim B . Biesdorf
702 Hudson St.
Ithaca# N .Y. i4850 Marr 25 , 1976
Mrs . Barbara Holconb# Chairperson
Torte of Ithaca Planning Board
Town of Ithaca r 126 E . Seneca St.
Ithaca# Noy. Fs850
Dear Mrs . Holcoubt
Yq wife ,, Mrs. Ellen L. Biesdorf sold recently a parcel of land# deeded in her
name only# to Nr. Tubbs # a local building contractor. This parcel isX shorn as
LOT 1 in the enclosed mqp.
I own in vr .osn now what is an the enclosed EM designated as LOT 2 and LOT 3.
a total, frontage of 417 . 8 feet (100 Wf4v 317 . l LOT 3 ) .
In talking with Mr. Lawrence P. Mbroni# I was advised to apply for a permit
to subdivide this piece of land ( it is not divided an the deed in zy name# just
the map shorts the division).
I do have an intdrested partar for mhat is shown as LOT 2# and I plea to sell it
as it is on this maps 100 feet frontage.
Neat to its towards the north# I war t to sell smother lot lith a frontage of 100 feet#
(it is about 105 feet to the ravines and maybe it would be more saleable if the
• ravine would be the border line. At arr rate # this parcel would have at least the
required frontage of 100 feats maybe 5 - 10 feet more .
This heaves two more lots of the 6otal of four. I have drawn in green broken lines
1hor would like to divide the remaining two lotsf depening on a suitable buyer#
(I make the lot an the far north side 100 or so feet frontage # and the same
A& the back on the western line. 7his mould make the lot south to it
also at lsast:.300 feet in the fronts but about 183 feet in the back.
OR
The lot on the far north is 100 plus feet in the fronto sold about 183 feet wide
In the back. (loch would marethe lot south of it dust like the r est of them#
100 or so front# 100 or so baok .
I will most certainly give the Tort of Ithaca the neoessary easement for the
sewer lines .
I would agrpreciste very much if the Twdn of Ithaca Plmning Board would act in
zV favor* and approve the planned division of tr property.
Si
cerely yam#
die B .
Heins B . Biesdorf
702 Hudson St,
Ithaca, N .Y. 0850 hiv 25 , 1976
! r
Ms . Barbara Holoonbp Chairperson
Tarn of Ithaca Planning Board
Town of Ithaca 126 E . Seneca St.
Ithaca, N .y. 14850
Dear Ctrs . Holcoi�bt
)V wife , % s . Ellen L. Biesdorf sold recently a parcel of lands deeded in her
name cn1y, to Yr. Tuibbs $ a local building ocntraotor. This parcel isl shown as
LOP 1 in the enclosed m%pe
I own in rV .own na:ae mat is on the enclosed designated as LOP 2 and IAT 3.
a totai trontage of W . 8 Meet (100 =24 317 ,b rX 3 ) .
In talking with Hr, Jwmnce P. Fabbrooi, I was advised to apply for a permit
to mbdivide this piece of land ( it is not divided an the deed in rV name , just
the map ebmm the division ).
I do have an intdre,sted parttiy for mat is sham as LOT 2, and I plan to sell it
as it is on this map& 100 feet frontage.
Next to it, towards the north & I wm t to sell Mother lot tith a frontage of 100 feet&
(it is about 105 feet to the ravine , arra maybe it would be more saleable if the
• ravine would be the border lins ) . At amt rates this parcel would have at least the
required frontage of 100 feet& maybe 5 — 10 feet more .
This leaves two more lots of the 6otal of faar, I have drawn in green broken linea
jh 4 would lila to divide the remaining two lotal depening an a suitable barer,
mild make the lot an the ter north side 100 or so feet frontage , and the same
-#a the back on the western line . This would maks the lot south to it
also at least.100 feet in the front& but about 183 feet in the back.
OR
The lot on the far north is 100 plus feet in the front, add about 183 feet aids
in the back. (mkich wouli make the lot south of it just like the r est of them&
100 or so front , 100 or so back ) .
I will most oertainly give the Tont of Ithaca the necessary easement far the
sewer lines .
I would a px ciate very much if the Town of Ithaca Planning Board would act in
tV favor# and approve the planned division of rW property
SJ oerely yours*
eB . 'sdo�s'
Y Y
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