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HomeMy WebLinkAboutPB Minutes 1977-04-05 `^ TOWN OF ITHACA PLANNING BOARD APRIL 5 , 1977 • A regular meeting of the Town of Ithaca Planning Board was held on Tuesday , April 5 , 1977 , in the Town of Ithaca Town Hall , 126 East Seneca Street ( second floor ) , Ithaca , N . Y . , at 79. 30 p . m . PRESENTS Chairman Liese Bronfenbrenner , Henry Aron , Jonathan Bradley , James Baker , Montgomery May , Eva Hoffmann , J . W . " Bill " Reece , Lawrence P . Fabbroni , Town Engineer . ALSO PRESENT : Ivar Jonson , Clark Ingrahm , Charles Currey , Esq . , Maurice Dusky , David Cassel , Mike Hagerty ( WHCU ) , Dan Cummings ( I-TTKO ) , The Meeting was opened by the Chair at 7 : 35 p . m . REPORT OF THE BUILDING INSPECTOR AND TOWN ENGINEER Mr . Fabbroni reported that five permits were issued for new single family homes and other additions for $ 174 , 250 . 00 of improvements in March , 1977 . Mr . Fabbroni reported that he is pursuing certain occupancy violations within the Town . Mr . Fabbroni reported that the major part of his effort recently has been in connection with the new Town Highway Facility on Seven Mile Drive . He stated that he has also been concerned with the Environmental Quality Review Act . He noted that mainly the Town Barn has been the big push , to • coordinate certain things that the owner had to do with the subcontrac - tor . He stated that the new Barn should be occupied by June 1st . He noted that completion looks like May 15th but they are shooting for May lst , 1977 . Mr . Fabbroni reported that at the Route 96 Consensus Committee meeting he presented the Town Planning Board ' s proposal and that the Town Board had their special meeting this month and concurred with what this Board sent to them . Mr . Fabbroni stated that he detailed out the proposal a lot more succinctly . He noted that the Town proposal is indeed 500 ' from the hospital and 100 ' from the Paleontological Institute and will meet design standards of the State . He stated that he was pretty well received by the Concensus Committee , the only opposition coming from the " no alternative " group , otherwise known as the repaving of Cliff Street group Mr . Fabbroni said that he has to present the Town alternative to the Hospital Board of Managers and the Paleontological people and it is his hope that both groups will jump on board and we can present this alter - native as a community decision to the State . Mr . Fabbroni noted that Ecology Action is the spearhead for the " no alternative " group of people and that very few of them live up on Cliff Street . PUBLIC HEARING : CONSIDERATION OF PROPOSED MULTI - FAMILY DEVELOPMENT ON EXISTING MULTI - FAMILY DISTRICT BEHIND ELLIS HOLLOW APARTMENTS , BY IVAR JONSON , TAX PARCEL NO . 6 - 62 - 1 - 1 . 122 . At 7 : 41 p . m . Mrs . Bronfenbrenner stated that the Public Hearing was 41 not officially open yet , but that there could be informal discussion . Mr . Jonson , Mr . Ingrahm , and Attorney Currey presented a complete set of preliminary plans . Mr . Fabbroni referred to the " utility plan " Planning Board - ?. - April 5 , 1977 and stated that another manhole is needed between Invert 931 and 933 . He also referred to the proposed entrance road and asked that the • developer specify the same materials . Mr . Fabbroni stated that oil should be specified at one gallon per square yard . Mr . Fabbroni asked that the developer flatten out the grade to more like 50 , if possible . Mr . Ingrahm stated that when they are working there it will be flattened out more than 5 % even , but that they do not want to cut it down too much because of Dr . Purdy ' s office should Dr . Purdy wish to use that road , Mr . Fabbroni further requested that the plans show the inlets into the manholes and also that the drainage be shown with more clarity , Mr . Fabbroni asked if it were natural drainage in some places ? Mr . Ingrahm stated that it is . Mr . Fabbroni requested that a little more detail be shown on where the proposed grates are . The question was asked as to just how far the proposed multi - family development is from the existing Ellis Hollow Apartments ? Mr . Fabbroni replied that he would say that it is around 100 ft . Mr . Jonson stated that he has 60 ft . separating his dwellings from the lot line and that the Ellis Hollow Apartments should be set back 60 ft . too . Mr . Fabbroni requested that the developer add some landscaping between his project and the Ellis Hollow Apartments , Mr . Jonson stated that they will , of course , plant trees there . Mr . Fabbroni noted that such plantings are not shown on the plans . Mr . Fabbroni referred to the ingress roads and asked that the developer use the alternate roads shown on the plan in order to result in three major driveways as opposed to the five driveways shown . t At 7 : 50 p . m . Chairman Bronfenbrenner declared the Public Hearing in the Ivar Jonson proposed multi - family development matter duly open and presented the Clerk ' s Affidavit of Posting and Publication of the Notice of Public Hearing as required . Mr . Fabbroni asked to be excused for another meeting and stated : " It is as far as I can determine totally within the Zoning Ordinance guidelines of the multi - family district for which it is already zoned . " Mr . Fabbroni left the meeting . Mr . Ivar Jonson presented his proposal to the Planning Board and those present . He described the proposed development of multi - family housing as very unique and needed . He described the proposed landscaping . He noted that the development is surrounded by Cornell University land , the East Hill Shopping Center , and the Ellis Hollow Apartments . He stated that he is proposing 101 apartments . He stated that there is a 60 ft . right of way between Page Book Bindery and the Ellis Hollow Apartments and that his proposed development is located behind the Ellis Hollow Apartments , Mr . Jonson displayed the proposed Floor Plan . He noted that the apartments will be two - story . The development will be comprised of three bedroom apartments , two bedroom apartments , and one bedroom apart - ments . The project will be constructed in phases with 32 apartments being in Phase I . Mr . Jonson displayed the Elevation Plans and noted that all plans are in the preliminary stage , He stated that the design will not change , but the number of three bedroom and two bedroom apartments might change . Mr . Jonson stated that the structures will be sided with stained cedar Planning Board - 3 - April 5 , 1977 which , he commented , is a much better siding than redwood . He stated • that stained cedar has a lasting quality of 50 years . Mr . Henry Aron agreed . Mrs . Bronfenbrenner asked if Mr . Jonson would be utilizing quality construction . Mr . Jonson replied that his firm does a job right or it does not do it at all . Mr . Jonson further stated that Mr . Clark Ingrahm and he are the developers and they will own the project and will manage it . Mrs . Hoffmann asked if the dwellings will be rented as apartments ? Mr . Jonson stated that they had wanted to sell them as condominiums but this is not permitted by the Zoning Ordinance , so they will rent them . Mr . Jonson stated that the Town owns the right of way shown on the plan . He said that the developer will construct the road and deed it over to the Town . Mr . Jonson stated that they ( the developer ) will maintain the internal roads . Mrs . Bronfenbrenner asked that the Planning Board be supplied with a detailed landscaping plan . Mr . Jonson stated that he will so do . Mr . May noted that 142 parking spaces are indicated . Mrs . Bronfen - brenner stated that all the requirements of the Zoning Ordinance have been met . Mr . May noted that the whole tract is 8 . 73 acres and that the lot coverage is no more than 300 . Mr . Maurice Dusky of the Ellis Hollow Apartments stated that he is concerned about drainage . He asked what this project is going to do with the drainage ? He said that he noted from the plans that the 30 -inch storm drain seems to end at the property line and asked where it goes from there ? Mr . Janson stated that the 30 - inch storm sewer slows up the water and then runs into a ditch . Mr . Dusky pointed out that the water will drain into the swale . Mr . Dusky pointed out that during storms this ditch had to be dug out or else the three buildings at Ellis Hollow Apartments would have been flooded out . Mr . Jonson stated that the developer is changing elevations and _grades to result - in . less water coming through than there is now . Mr . Dusky said OK . Mr . Dusky now stated that he would like to see a fence and trees between the proposed apartments and the Ellis Hollow Apartments because he did not want the children running into the Ellis Hollow Apartments , Mr . Dusky also pointed out that the pipes under the walkway are too small . Mr . Jonson stated that he was aware of the fact that the pipes are too small and is planning on putting in two big pipes , Mr . Dusky stated that he has no objections to the proposed development whatsoever if his concerns are taken into consideration . Mr . David Cassel , President of the East Ithaca Town Association , questioned if access to the shopping center had been planned for and stated that this should be taken into consideration at an early stage . Mr . Ingrahm stated that they have no right of way to provide access to the shopping center . Attorney Currey stated that the developer has no right to build on that land in any way , Mr . Dusky pointed out that the proposed road goes right through the walkway . Mr . Cassel pointed out the proximity of the proposed development to Planning Board - 4 - April 5 , 1977 the Ellis Hollow Apartments . He asked about noise emanating from the proposed apartments . He asked if thought had been given to noise levels . Mr . Cassel addressed the Planning Board and asked that they require a timetable for the plantings , the stages of development , etc , Mrs . Hoffmann noted that the development road does seem to be very close to Ellis Hollow Apartments . She stated that she is referring to the road directly behind the Elderly Housing , Mrs , Bronfenbrenner noted that it is not a through road ; the cars would be those that service the proposed dwellings in that area . Mr . Reece commented that the matter of noise can usually be traced down to one person . Mrs . Bronfenbrenner asked if there were any more comments ? Mr . Aron stated that he thought it is a very beautiful development . MOTION by Mr . Henry Aron , seconded by Mr . J . W . Reece : RESOLVED , that the Planning Board of the Town of Ithaca grant and hereby does grant preliminary site plan approval for the Ivar Jonson multi- family development to be developed on an existing Multi - Family District behind the Ellis Hollow Apartments , Tax Parcel No . 6 - 62 - 1 - 1 . 122 , and to be comprised of 101 apartments to be constructed in phases with Phase I containing 32 apartments , subject to the following conditions : 1 . The addition of a manhole between Invert 931 and 933 . 2 . The specification of oil for the entrance road at the rate of one gallon per square yard . 3 . A road grade as near to 5 % as possible . 4 . The delineation of inlets into the manholes , 5 . The presentation of a clarified drainage plan . 6 . Increased detail on proposed grates , 7 . Three major driveways be designated . 8 . The presentation of a detailed landscaping plan and buffer area , and , according to plans submitted to said Planning Board on April 5 , 1977 , titled Ellis Hollow Multi - Family Housing , dated 31 / 3 / 77 , and containing 8 sheets . By way of discussion , Mr . Bradley stated that the Planning Board is not so much interested in the exact location of the plantings but in knowing what kind of materials are planned to be used . However , the Board would like the buffer between the proposed development and the Ellis Hollow Apartments to be more specifically delineated on the landscaping plan to be presented . There being no further discussion , the Chair called for a votes Aye - Bronfenbrenner , Aron , Bradley , Baker , May , Hoffmann , Reece . Nay - None . The MOTION was declared to be carried unanimously . Chairman Bronfenbrenner stated that final site plan approval will Planning Board - 5 - April 5 , 1977 be considered by the Planning Board at a Public Hearing to be held on • April 19 , 1977 , and declared the present public hearing duly closed . REPORT OF THE COUNTY PLANNING BOARD REPRESENTATIVE Mrs . Hoffmann stated that Mrs . Fuller has been distributing the Minutes of the County Planning Board meetings to the members of the Planning Board . Mrs . Hoffmann commented that the March 1977 meeting of the County Planning Board was taken up mostly with discussion of the Environmental Quality Review Act , Mrs . Hoffmann stated that at its March 31 , 1977 , meeting the Town Board passed a Resolution adopting the regulations of the Act with some additions . The entire text of the Resolution so adopted by the Town Board is contained in the Minutes of the Town Board Meeting of March 31 , 1977 . The Planning Board members discussed the impact of the Town Board Resolution on the Town . Mr . May was concerned that an Environmental Impact Statement had to be tendered every time ground is broken . Mrs . Hoffmann stated that this is not the case and those instances where there need not be an Impact Statement are delineated in the Town Board Resolution . REPORT OF THE PLANNING BOARD CHAIRMAN Mrs . Bronfenbrenner reported that the Town Board and the Planning Board have formed a new committee to work on the proposed zoning ordinance . The committee is comprised of Catherine Valentino and Victor DelRosso of the Town Board and Henry Aron and Liese Bronfenbrenner of the Planning Board and Mr . Fabbroni , Mrs . Bronfenbrenner delayed further discussion • of this matter until later in the meeting . APPROVAL OF MINUTES MOTION by Mr . Henry Aron , seconded by Mr . Montgomery May . RESOLVED , that the Planning Board of the Town of Ithaca approve and hereby does approve the following Minutes of the Planning Board Meetings as written : December 7 , 1976 , December 21 , 1976 , January 4 , 1977 , January 18 , 1977 , and February 15 , 1977 . There being no further discussion , the Chair called for a vote : Aye - Bronfenbrenner , Aron , Bradley , Baker , May , Hoffmann , Reece . Nay - None . The MOTION was declared to be carried unanimously . PRESENTATION OF PRELIMINARY PLANS FOR EASTERN HEIGHTS PARKLAND BY RAPHAEL PUMARADA - CORNELL WORK STUDY PROGRAM . Mrs . ' Bronfenbrenner stated that the Eastern Heights Parkland proposal prepared by Mr . Pumarada will not be presented at this meeting because Cornell University is on Spring Break . Mrs . Bronfenbrenner stated that she presumes that it will be presented at the next Planning Board meeting on April 19 , 1977 . ATTENDANCE AT TOWN BOARD MEETING OF APRIL 11 , 1977 Planning Board - 6 - April 5 , 1977 Mrs . Bronfenbrenner stated that she will be unable to attend the O Town Board Meeting on April 11th , it being necessary for her to attend another meeting . Vice -Chairman Bradley stated that he will attend and represent the Planning Board . DISCUSSION OF PROPOSED ZONING ORDINANCE The members of the Planning Board discussed the status of the proposed zoning ordinance and the Planning Board ' s role in its production . MOTIONS PRESENTED BY PLANNING BOARD MEMBER J . W . REECE , It was MOVED by Mr . Reece and seconded by Mr . May , THAT the Planning Board of the Town of Ithaca proceed without delay to bring about the development of Coy Glen Park by submitting a plan , a schedule and required budgeting to the Town Board , There followed a lengthy discussion of where the Planning Board stands on the Coy Glen Park proposal at this time . There being no further discussion , the Chair called for a vote : Aye - Bronfenbrenner , Aron , Bradley , Baker , May , Hoffmann , Reece . Nay - None . The MOTION was declared to be carried unanimously , • Mr . Reece wished to present the following thoughts to the Planning Board for discussion . It was Mr . Reece ' s opinion that the Town Planning Board should propose to the County Planning Department that they revise their east side map to remove less favored sites for proposed outer belt highway , leaving the route preferred by consensus of the two Boards . Object is to establish a specific segment of the route bridging Fall Creek for early development in cooperation with Cornell University , while indicating how this segment will ultimately cross Slaterville Road and connect to South Hill , It is proposed then to send a joint delegation to the properties division of Cornell and schedule for pro - ceeding with highway construction , beginning with the Fall Creek bridge and connecting road to the vicinity of the junction of Pine Tree Road and Snyder Hill Road . The Planning Board members discussed Mr . Reece ' s proposal at some length , whereupon Mr . Reece asked that the matter be tabled at this time . ADJOURNMENT Upon Motion of Mr . Aron and seconding by Mr , Reece and a unanimous vote , the Meeting was adjourned at 10 : 00 p . m . Respectfully submitted , Nancy M , Fuller , Secretary , • AFFIDAVIT OF POSTING 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 : ( Ithaca Journal ) Notice of Public Hearing of Planning Board on April 5 , 1977 , at 7e. 50 P . M . TO consider a proposed Multi -Family Development on existing Multi -Family District behind Ellis Hollow Apartments , by Ivar Jonson , Tax Parcel No . 6 - 62 - 1 - 1 . 122 , to hear all persons in support of such matter or objections thereto . ' • Location of sign board used for posting : Entrance to Town Offices , 126 East Seneca Street , Ithaca , N . Y . Date of Posting : March 29 , 1977 Date - of Publication : March 31 , 1977 Edwax(eL . Bergen - - --� — Town Clerk Town of Ithaca State of New York County of Tompkins SS . Town of Ithaca Sworn to before me this 1st day of April , 19 77 . NOTARY r GERTItUDE H. BERGEN. Nay Public, State of NewNo. 55o5 W25 co___,,,, , Qualified in Tomp ��` ' Verm Expires RRarcln 309 1 a r I • Thursday, March 31 , 1977 ITHACA JOURNAL 17 Legal Notice TOWN OF ITHACA PLANNING BOARD - - ' NOTICE OF PUBLIC HEARING TUESDAY, APRIL 5, 1977 By direction of the Chairman of the Planning Board, NOTICE IS HERE- BY GIVEN that a Public Hearing wil be held by the Planning Board of the Town of Ithaca on Tuesday, April 5, 1977, in Town Hall, 126 East Seneca Street (second floor) , Ithaca, N.Y. , at the following time and on the follow- inmatter: 1 :50 P.M. Consideration of proposed Multi-Family Development on ex- isting Multi-Family District behind Ellis Hollow Apartments, by Ivar Jonson, Tax Parcel No. 6-62-1-1.122. Said Planning board will at said • time and said place hear all persons in irsupport of such matter or objections thereto. Persons may appear by agent or in person. Edward L. Bergen Town Clerk Town of Ithaca March 29, 1977 March 31 , 1977 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARING TUESDAY , APRIL 5 , 1977 By direction of the Chairman of the Planning Board , NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the Town of Ithaca on Tuesday , April 5 , 1977 , in Town Hall , 126 East Seneca Street ( second floor ) , Ithaca , N . Y . , at the following time and on the following matter : 7 : 50 P . M . Consideration of proposed Multi -Family Development on existing Multi -Familv District behind Ellis Hollow Apartments , by Ivar Jonson , Tax Parcel No . 6 - 62 - 1 - 1 . 122 . Said Planning Board will at said time and said place hear all • persons in support of such matter or objections thereto . Persons may appear by agent or in person . Edward L . Bergen Town Clerk Town of Ithaca Dated . March 29 , 1977 Publish : March 31 , 1977