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HomeMy WebLinkAboutPB Minutes 1979-04-03 TOWN OF ITHACA PLANNING BOARD APRIL 3 , 1979 The Town of Ithaca Planning Board met in regular session on Tuesday , April 3 , 1979 , in Town Hall , 126 East Seneca Street ( second floor ) , Ithaca , N . Y . , at 7 : 30 p . m . PRESENT : Chairman Henry Aron , James Baker , Barbara Schultz , Edward Mazza , Montgomery May , Bernard Stanton , Carolyn Grigorov . ABSENT and EXCUSED : Liese Bronfenbrenner . . ALSO PRESENT : Lawrence Fabbroni ( Town Engineer ) , Barbara Restaino ( Planner ) , John MacLean , Howard Schlieder , Dennis Lowes , Surveyor , Jerold Weisburd , Claudia Weisburd , Stacey Cahn ( WTKO ) . Chairman Aron declared the meeting duly opened at 7 : 33 p . m . and welcomed to the Board Mr . Edward Mazza , 102 Burleigh Drive . Chairman Aron also announced that Mrs . Bronfenbrenner is not present this evening '4 because her daughter in Denver , Colorado , has just presented her with a brand new granddaughter and she has gone to Denver to be with her . The Board expressed its delight in , , both events . APPROVAL OF MINUTES MOTION by Mr . Henry Aron , seconded by Mrs . Carolyn Grigorov : RESOLVED , that the Planning Board of the Town of Ithaca approve and ® hereby does approve the Planning Board Minutes of December 5 , 1978 , December 19 , 1978 , and January 9 , 1979 , as presented by the Secretary . There being no further discussion , the Chair called for a vote . Aye - Aron , Baker , Schultz , Mazza , May , Stanton , Grigorov . Nay - None . The MOTION was declared to be carried unanimously . REPORT OF THE BUILDING INSPECTOR Mr . Fabbroni reported that no permits were issued in March . Mr . Aron informed Mr . Fabbroni that there is some building going up on the left hand side of Mecklenburg Road just above the Marshall Farm . Mr . Fabbroni stated that there is one there that has a permit issued some time ago . REPORT OF THE TOWN ENGINEER Mr . Fabbroni stated that the biggest item of interest is the park program and he will let Mrs . Restaino talk about it . Mrs . Restaino reported that we really have an exciting program this summer involving 8 CETA workers and a coordinator in the development of the park program . She stated that this is the second day that they have been working in conjunction with the Town Highway Department in fabrica - ting park furniture . She said that the workers are ex - offenders and have been working very well . She noted that everything is being built from scratch . She stated that they are hoping to get the parks done for this summer . Planning Board - 2 - April 3 , 1979 Mrs . Restaino reported that she was in a meeting today with James Yarnell from Cornell University and she is trying to push through the Town ' s little section of the bikeway from Honness Lane to Maple Avenue . She noted that they are working on a revocable permit with Cornell for such use . Mrs . Restaino stated that the summer program involves four parks and the bikeway . Mrs . Grigorov commented that Mrs . Restaino gave a nice presentation of the park program to the East Ithaca Town Association . Mr . Fabbroni reported that the Town took bids on a bulldozer last week . The low bid was for a 450C John Deere bulldozer for around $ 23 , 000 . , which was under what had been projected . He noted that the bulldozer comes along with a trailer for an additional $4 , 000 . so for about $ 28 , 000 . we have all new equipment . Mr . Fabbroni reported on the sewer project and stated that the contractors are back on board . He stated that we are in the process of extending sewers commenting that Forest Home is major . Mr . Fabbroni stated that all of the construction of the sewers is completed ; the pump stations and clean up are underway . He said that the contractor will not be going in right now until the rains are over and the areas reseeded . He commented that by the time June rolls around things will look a lot better . He noted that the roadwork is on about the same timetable . Mr . Fabbroni reported on the traffic counting in the Forest Home area and the process of moving north . He commented that by next meeting he hoped to have a full set of counts for this year - Forest Home north including area around the Village of Cayuga Heights . Mr . Fabbroni reported that he is nearing completion of the Northeast Transit report . He stated that at this point the draft proposes two routes on the half hour , one of which would cover an area from Lansing North , Muriel Street , down Triphammer Road into the Campus , the Dairy Bar and downtown - - and return up by Pyramid and then all over again . He stated that the other one goes from Graham Road , Village of Lansing , down Warren Road and down Hanshaw Road past the Carriage House , down Pleasant Grove Road , Jessup Road , through the Campus and make a reverse pass back up Triphammer . Mr . Fabbroni commented that he was giving the Board a preview of what is being planned . He said they will have peak hour service in the morning and afternoon . An expanded service is contemplated . He noted that the target date for start - up is September 1979 . Mrs . Grigorov suggested a pass by the Ellis Hollow Elderly Apart - ments . Mr . Fabbroni stated that that was definitely considered but it did not seem to be feasible at this point . Mr . Aron wondered when the service started and when it finished ? Mr . Fabbroni replied that it starts at 7 : 00 a . m . and ends around 10 : 30 a . m . Mr . Fabbroni stated that there will be six busses in the morning ; ® in the afternoon there will be two hourly runs with four busses running between 4 : 00 p . m . and 6 : 00 p . m . Mrs . Grigorov wondered who was paying for this project ? Mr . Fabbroni stated that the participants are the Village of Lansing , the Town of Ithaca , the Village of Cayuga Heights , Cornell University , and the City of Ithaca , with a certain amount of private financing Planning Board - 3 - April 3 , 1979 coming to the municipalities themselves from the apartment owners . Referring now to the Ivar Jonson Subdivision off Texas Lane matter , Mr . Stanton asked. what the status is of the subdivision . He commented that the builder is just as anxious as ever to build the house and added that the letter from Supervisor Desch to Mr . Jonson , a copy of which was given to the Planning Board members , may help . Mr . Aron read the letter into the record as follows : ",Apr. il 2 , 1979 Mr . Ivar Jonson 111 North Plain Street Ithaca , New York 14850 Dear Mr . Jonson : • The Village of Cayuga Heights has informed me that you have not responded to the sewer design issues raised by Village Engineer Jack Rogers in his letter of February 28 , 1979 . These concerns were related to me by Mayor Marcham in a letter dated March 21 , 1979 , whereupon I arranged to meet with Messrs . Marcham , Philbrick , Rogers and Fabbroni to discuss the sewer matters on March 29 , 1979 . ® The Village and the Town jointly agree that sewer service to and from the nine lots in the Town will be accomplished by gravity connection with lateral and sewer collectors placed with at least 1 /, 2 % slope . You are to show on the plans the sewer lateral inverts in addition to the profile information already provided . The Village and the Town agree that no force main or lateral will be connected to the new sewer collector you propose to build in the Town of Ithaca . Further , the new collector in the Town , once accepted , will be a Town owned collector maintained by the Village under the sewer contract it has with the Town of Ithaca until such time that a new sewer contract is negotiated between the two municipalities . Yourar. e . also to add to the sewer plan the additional manhole required by the Village Engineer . Once you have made these additions I am assured that you will receive approval of the sewer plans for the nine lots in the Town of Ithaca by the Village Engineer . However , I would advise you to present these sewer plans in person to the Village Board and Village Engineer to avoid further misunderstanding . You may wish at the same time to present a gravity sewer design for the four lots in the Village of Cayuga Heights . I trust you will also maintain your close working relationship with Town Engineer Larry Fabbroni . Very truly yours , ( sgd . ) Noel Desch , Supervisor cc - F . G . Marcham , Mayor Jack Rogers , Village Engineer Larry Fabbroni , Town Engineer Henry Aron , Chairman , Planning Board " Planning Board - 4 - April 3 , 1979 ( Secretary ' s Note : The March 21 , 1979 , letter from Mayor Marcham to Supervisor Desch , hereinabove referred to , is attached to the Official ® Minutes of this meeting . ) REPORT , ASSOCIATION OF TOWNS MEETING , NEW YORK CITY , FEBRUARY 1979 . Mr . Aron commented on Mrs . Restaino ' s report on the Association of Towns Meeting in New York City , February 18 - 21 , 1979 , a copy of which had been sent to the Planning Board members . He said that it was very well done . Mrs . Restaino thanked the Board and left the meeting . DISCUSSION OF PROPOSED SUBDIVISION OFF HAYTS ROAD , TOWN OF ITHACA TAX PARCEL #6 - 24 - 1 - 41 . 2 , JOHN D . MACLEAN . Mr . John D . MacLean and Mr . Howard Schlieder appeared before the Board to discuss a minor subdivision of four lots off Hayts Road , a portion of Tax Parcel No . 6 - 24 - 1 - 41 . 2 . • Mr . Schlieder , Licensed Surveyor , stated that they are planning to subdivide at this point 4 lots with the proviso that they will return to the Planning Board sometime next year for subdivision of the remaining lots . Mr . Schlieder presented Map entitled , " Subdivision Map of Lands of John McLean on Hayts Rd . , Town of Ithaca , Tompkins Co . , New York " , dated February 27 , 1979 , signed and sealed by Howard R . Schlieder , N . Y . S . P . E . & L . S . A small insert on the map indicated the whole tract . Mr . Schlieder noted that the road shown as MacLean Circle is a part of an over - all plan . He stated that a building permit has been issued for one house on the four proposed lots and that lot is included on the proposed subdivision map with three others . Mr . Aron noted that the Board will not be making any decisions at this point , this being an informal discussion and not a Public Hearing , Mr . Aron noted that this is fairly flat land and asked if it were wet . Mr . Schlieder stated that it was not wet and added that there were percolation tests done for the first house and the reports were fairly good . Mr . Schlieder stated that the proposal is to build single family homes , but , of course , it is permitted to have an apartment which some- one may decide to do . Mr . Aron asked if Mr . MacLean were planning to build conventional homes and Mr . Schlieder replied that he was , adding that they will not be pre - fabricated . He stated that they would be around $ 50 , 000 homes on one and one - half acres . Mr . Aron stated that he went past Mr . MacLean ' s property today and that the homes look very nice . Mr . Schlieder commented again that the proposal is for single family homes with recreation rooms . Mrs . Grigorov asked if Mr . MacLean thought that the : . neighbors will feel better about the drainage . ® Mr . MacLean replied that he did not think they would ever feel better , adding that they just want the land to remain empty . Mr . Fabbroni presented his comments on the proposal stating that he would like to know before any Public Hearing on the matter what size culvert they will need under the road that is shown , and also , how the Planning Board - 5 - April 3 , 1979 water sheets when it is wet or the snow melts . Mr . Fabbroni suggested putting the swale on the map . He noted that the 20 " culvert presently there is probably not big enough . Mrs . Grigorov asked if the Environmental Assessment Form had been prepared ? Mr . Fabbroni stated that he has it in hand . Mr . Fabbroni noted also that the area in question is not a part of Agricultural District #6 . Mr . Fabbroni stated that he will need to have a typical cross - section of the proposed road and indicated that the specifications call for 12 " bank run , 6 " crusher run and double oil treatment . He stated that he would give Mr . Schlieder a copy of the specs . Mr . Fabbroni noted that the four lots now proposed show.._ a temporary turn - around for snow plowing and fire protection . He stated that the final question is whether the Health Department , as far as approvals for ,; the septic systems are concerned , has left it for these four lots , and will they approve it on a lot by lot basis for the four lots . Mr . Fabbroni commented that the Board might want to consider an approval contingent upon satisfactory approval for the percolation tests . Mr . Fabbroni stated that the developer has submitted the Environ - mental Assessment Form ( Long Form ) as part of the application and , along with his comments on the plan he has found this to be complete except that he would take small exception to the number for traffic generated per day and the total building values once he has finished developing - - otherwise he would state this submission to be complete . ® Mr . MacLean stated that he noted the exceptions . Mr . Aron asked if there were any further questions . There were none . Mr . Aron stated that the next Planning Board meeting will be April 17 , 1979 . Mr . Schlieder replied that that was good and they will be ready for a Public Hearing on consideration of Preliminary Subdivision Approval . APPLICATION FOR SIGN PERMIT - TOMMY ' S PLACE , IDE ' S BOWLING LANES , 10 - 12 JUDD FALLS ROAD . Mr . Fabbroni presented the application for sign permit prepared for George Ideman , owner of Ide ' s Bowling Lanes on Judd Falls Road , signed by Rudolph Christopher of Cayuga Signs , Inc . , and dated March 141 1979 . Mr . Fabbroni stated that the proposed sign is for what used to be the Cow Bell at Ide ' s . He noted that they have a little sign over the entrance and the two signs do not exceed the limits for signage . Mr . May stated that the site entrance sign does not seem to him to be any use since it has an ice cream cone on it . There followed a discussion of the free - standing sign which was approved when it was the Cow Bell . MOTION by Mr . Montgomery May , seconded by Mr . Bernard Stanton : RESOLVED , that the Planning Board of the Town of Ithaca recommend and hereby does recommend to the Town Board approval of a proposed 33 . 3 sq . ft . sign denoting " Tommy ' s Place " at Ide ' s Bowling Lanes , Judd Falls Road with the condition that the free - standing sign on Judd Falls Road at present be removed . There being no further discussion , the Chair called for a vote . Planning Board - 6 - April 3 , 1979 Aye - Aron , Baker , Schultz , Mazza , May , Stanton , Grigorov . ® Nay - None . The MOTION was declared to be carried unanimously . ADDED AGENDA ITEM : INFORMAL DISCUSSION WITH JEROLD WEISBURD OF INLET _. VALLEY LAND CO- OP , 171 CALKINS ROAD . Mr . Jerry Weisburd appeared before the Board and expressed his thanks for allowing him to speak informally with the Board on the matter of a proposed subdivision on Calkins Road . Mr . Mazza excused himself from the discussion because Mr . Weisburd is a client . Mr . Weisburd stated that the land in question is approximately 97 . 1 acres near Early Bird Farms , Parcel No . 6 - 33 - 1 - 4 , with frontage on Calkins Road . He stated that the proposal is for a co - operative development somewhat like Longhouse with open land in perpetuity . He stated that the plans now call for ten homes ( including the farmhouse that exists ) on the whole 97 acres . Mr . Weisburd displayed a wooden mock - up of the acreage showing the topography of the land , .; the trees , the farmhouse . The Board agreed that it would be pleased to see Mr . Weisburd in a formal presentation at the first meeting in May . Mr . Weisburd stated ® that he will talk with Mr . Fabbroni further and with Town Attorney James Buyoucos in the .meantime to arrive at an appropriate approach in the matter of the by - laws for membership in the co - operative . _ DISCUSSION OF SIGN ORDINANCE COMMITTEE TENTATIVE OUTLINE FOR PROPOSED SIGN ORDINANCE . Mr . May and Mrs . Grigorov distributed copies of the Tentative Outline for Proposed Sign Ordinance which the Board reviewed and commented upon . It was the consensus of the Board that the Outline as presented was quite good and that the committee should proceed with their work . The Board noted that with respect to window signs , the amount of window coverage and whether the sign is permanent or temporary should be noted carefully . The Board also suggested that a design review board might not be the way to go . and that the committee should consider approvals in terms of presently existing boards , :i . e . , Planning Board and / or Town Board . Mr . Aron expressed his appreciation to the Committee :for this proposal . COMMENT BY MRS . GRIGOROV ON ASSOCIATION OF TOWNS MEETING Mrs . Grigorov commented on the confusion over the State Environ - mental Quality Review Act all across the State . Mr . May also commented that their form is a difficult one for people to handle . ESTABLISHMENT OF AD HOC COMMITTEE TO DEVELOP PLANNING BOARD PROCEDURES Mr . Aron appointed an ad hoc Committee to develop Planning Board Procedures as follows : Chairman Edward Mazza , Member Henry Aron , Member Nancy Fuller , Planning Board - 7 - April 3 , 1979 Member Barbara Restaino . ® Mr . Mazza asked Mrs . Fuller to draw together pertinent; material and procedures of other Planning Boards in the area . and he will then call a meeting of the committee . ADJOURNMENT Upon Motion , the Chair declared the April 3 , 1979 , meeting of the Town of Ithaca Planning Board duly adjourned at 9 : 45 p . m . Respectfully submitted , Nancy M . Fuller , Secretary . A G E N D A TOWN OF ITHACA PLANNING BOARD TUESDAY , APRIL 3 , 1979 7 : 30 P . M . Routine Business Approval of Minutes , December 5 , 1978 December 19 , 1978 January 9 , 1979 Report of Building Inspector Report of Town Engineer Report of Town Planner fir, rye P 1 n r i rr ami 7 : 45 P . M . Discussion of proposed subdivision off Hayts Road , Town of Ithaca Tax Parcel # 6 - 24 - 1 - 41 . 2 , John D . MacLean . 8 : 10 P . M . Applications for Sign Permit 8 : 20 P . M . Discussion of Sign Ordinance Committee Tentative Outline for Proposed Sign Ordinance 8 : 45 P . M . Reports , Association of Towns Meeting 9 : 00 P . M . Establishment of ad hoc Committee to develop Planning Board procedures 9 : 15 P . M . ADJOURNMENT Nancy M . Fuller Secretary NOTE : IF ANY MEMBER OF THE PLANNING BOARD CANNOT ATTEND , PLEASE CALL ME IMMEDIATELY AT 273 - 1747 . ( Note new number . ) TENTATIVE OUTLINE FOR PROPOSED SIGN ORDINANCE ® I . PURPOSE It is the intent of this ordinance to promote public welfare Pnd safety by guiding and regulating design , construction , size , placement , and maintenance of signs in the Town of Ithaca. , N . Y . so that information may be conveyed and the visual environment protected . II . SIGN CLASSIFICATION AND REGULATION A . Sign Classification 1 . Duration a . temporary b . permanent 2 . Situation a * off-premises b . on premises 3 . Location a . freestanding b . projecting c . roof d . wp11 e . window 0- ykf .d. f , f . marquee g . awning B . Sign Regulation 1 . Prohibited signs a . all districts b . residential zones c . business zones ® 2 . Exempt signs as permanent b . temporary : 2 3 . Regulated signs a . permit issued by building inspector b . approval by (or planning board ? ) required 1 � . Sign construction a . Illumination b . Size c . Fabrication & attachment d . maintenance 5 . Sign removals a . nonconforming b . disused c . unsafe d . surface restoration ( after removal ) 6 . Design review board ( or planning board acting as design review board ) ® a . duties , jurisdiction b . discretionary powers c . proceedure d . guidelines III . ADMINISTRATION A . Permits 1 . Application (information required , fees ) 2 . Time 3 • Followup ( after sign erected , photograph should be provided for town files ) ( responsibility for maintenance ) B . Appeals C . Violations & Penalties IV . GLOSSARY alphabetical list to include definition of terms and description of each type of sign Lb Weveloped but not official part of law- - - a graphic key to regulations . REPORT of the Planning Board Chairman , Henry Aron , to Town Board - April 9 , 197 The Town of Ithaca Planning Board met in regular session on Tuesday , April 3 , 1979 , with all members present except Mrs . Bronfenbrenner who was alled to Denver , Colorado , to help her daughter with her brand new baby girl . W I The Planning Board welcomed its newest member , Attorney Edward A . Mazza , 102 Burleigh Drive . 1 . Planning Board Minutes of December 5 , 1978 , December 19 , 1978 , and January 9 , 1979 , were approved as submitted by the Secretary . 2 . Reports of Mr . Fabbroni , Building Inspector / Engineer , and Mrs . Restaino , Planner , were received . 3 . Chairman Aron read a letter from Noel Desch , Supervisor , to Mr . Ivar Jonson , Developer , in re the status of the Paradise Lane Subdivision off Texas Lane . The Planning Board continues to monitor this development . 4 . The Planning Board discussed , informally , with Mr . John D . MacLean , Developer , and Mr . Howard' Schlieder , Engineer / Surveyor , Mr . MacLean ' s proposal for a 4 - lot subdivision off Hayts Road . The Town Engineer has in hand the Environmental Assessment Form prepared by Mr . MacLean . The Planning Board and the Town Engineer agreed upon certain. suggestions regarding drainage and culvert size . A formal Public Hearing to consider preliminary approval will be held by the Board on April 17 , 1979 , at 7 : 30 p . m . 5 . The Planning Board recommended by unanimous vote that the Town Board approve a proposed 33 . 3 sq . ft . sign denoting " Tommy ' s Place " at Ide ' s Bowling Lanes Judd Falls Road - - WITH THE CONDITION THAT the free - standing sign on Judd Falls Road at present be removed . 6 . The members of the Planning Board agreed to speak informally with Mr . Jerry Weisburd , Architect -Builder , who , although not apart of the Agenda , wished to discuss briefly with the Board the concept of a Land Co - Op he envisions for the West Hill area to `be known as the Inlet: Valley Land Co - Op . The proposal involves . a 97 . 1 acre parcel near the Early Bird Farms andfronts on Calkins Road . The Planning Board took no action on this proposal except to state to the developer that they would be willing to place the proposal on the Agenda for the next regular meeting of ' the Board , May 1 , 1979 . 7 . A Tentative Outline for Proposed Sign Ordinance , having previously been distributed to the Planning Board at large by the Planning Board Sign Ordinance Committee , was discussed in detail . Minor suggestions were made and the Board agreed . that the Sign Ordinance Committee should develop a proposed Sign Ordinance in accordance with the Outline presented ® and the suggestions made . 8 . Chairman Aron appointed an ad hoc Committee to develop Planning Board Procedures . Mr . Edward Mazza will chair said Committee with Mr . Aron , Mrs . Restaino , and Mrs . Fuller as members . 9 . The Planning Board Chairman is pleased to report that all members of the Planning Board sit on a Committee , as follows : Planning Board Chairman ' s Report - April 9 , 1979 . - 2 - ( 1 ) Codes and Ordinances Committee ( Town Board Committee ) - - ® Liese Bronfenbrenner Bernard Stanton Carolyn Grigorov ( alternate ) Barbara Restaino ( staff ) ( 2 ) Park Committee ( Town Board Committee ) - - Barbara Schultz Lawrence Fabbroni ( staff ) Barbara Restaino ( staff ) ( 3 ) Sign Ordinance Committee ( Planning Board Committee ) - - Montgomery May , Chairman Carolyn Grigorov Robert Bonnell ( staff ) ( 4 ) Planning Board Procedures Committee � ( Planning Board Committee ) - - Edward Mazza , Chairman Henry Aron Barbara Restaino ( staff ) Nancy Fuller ( staff ) ( 5 ) Agricultural District # 6 Committee ( Town Board Committee ) - - James Baker 10 . As a final note at its April 3rd , 1979 , meeting , Planning Board Member Bernard Stanton suggested that the Planning Board should look to the matter of future uses for those schools located in the Town of Ithaca that may be closed by the School Board . The Planning Board agreed that the matter of closing or not closing would not be the issue , but that the effects of such closing ( s ) upon the existing zoning should be dis - cussed . No date for such discussions was established . Respectfully submitted , Henry Aron , Chairman Town of Ithaca Planning Board . ,� .. . SIGN APPLICATION ANU hu rzlll NIS y FEE : " $ 5 . 00 - APPLICATION PLUS $ 1 . 00 PER SQ . FT . AREA OF EACH SIGN . 3- - PERMIT 0.. DATE 3 " 7 APPLICATION TAX MAP PARCEL - �ZONING DISTRICT _ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ; - - - - - - - - - - - - - - - - - - - - - - - - - x. 7.3 Ss �i3 C� `'f � �� S` 1 �` �� S I � � • _ TELPxoNE APFLICANr �1 114I. • / 4 - ADDRESS 3v `'1 , PROPERTY OWNER �yA. - - ADDRESS J ,( bD F4 LLS TELPHONE �lc. LOCATION OF SIGN 71%­4 AI C_4% �� � � _ � Z L � L L �, �, �o S CAL.E . DRAWING . OR - ATTACHED - OR . BLUEPRINT . _ III. . • - - - - - - - AIA . A . 33, 33 f r A . .� 6,000: .�. .vim Alla/� 9 /b.Ea:u, 7 /d 4a.GLa/ r`AoI p . r Ap0 DATE S IG NA ark ' •• t _ _ _ - - - - - - - - - - - - - • - - - - - - - PLANNING BD : "' ACTION - - - - • DATE ( ) APPROVED BY ( ) DENIED UNDER SEC . _ TOWN BD . . ACTION DATE ' 2ND . PLANNING BD . ACTION DATE � F AL ACTION DATE OF APPEAL 2ND , TOWN BD . ACTION DI ` DATE OF HEARING $ 25 . 00 DEPOSIT FOR ADVERTISEMENT - - - OF HEARING . - bpi op C- ti � • r I 77 O�— /4Luwe tfJu _K . 2,1 Ta �r � • 1 " i�NY Ri � f � � N4 Rl CA ;r �AkRy ."E f%llTAC JJ _- - - - i i r - - pcP► S� t;fl __SAN — . .. - � _ _ CO IJ FACS' A1IrNIGD WtTN _ EN_ A ►�tEL� I TES — ' .iN 'T'ERN.P, c. vGHTi � Gr. N LAGS o ►J e � c Lei r FACE ' • :. 3. 8 • � q 4 _ -t, - s%mow' - w i 1 0 010 • � � 225 ' +"� N9 °- 3o 'E -� 230N9 °-,3o 'r- o _ a � � tb d � a m 70 v1 22 4? 30 MAC LEAN 'mac / Rcl w0 .� 2 ` s % >t N9 °-SN 9 ° 30E L a � 00 C9 c o � o p ° 24s 220 Q Neo r N c1 0 30 ' W 244- / - 3G � I n O 1 � SiyEFF � E � G pp � C � m G Z U � ('l a MAp NoAKV5 R Flo DV8015 & n2 of o '� o LA yn � 0o I I I � � O LN 7FS I T I ?.30 J ooe X TENS / O /`/ I I S � � o I � 2,30 , �x' 1 d. VILLAGE OF CAYUGA HEIGHTS Office Hours 836 HANSHAW ROAD Telephone 9 A M. - 4 P.M. ITHACA, N .Y. 14850 607-2574238 March 21 , 1979 Noel Desch , Supervisor Town of Ithaca 126 East Seneca St . Ithaca NY 14850 Dear Noel : r The Village Board at its meeting last night instructed me to write to you regarding the Ivar Jonson development and the discussions that it has given rise to . The Board wished first to call your attention to the fact that the serious issues raised by Mr . Rogers in his letter to IJ Construction Company of 2 / 28 /79 have evoked no response from Mr . Jonson nor any consideration by Mr . Fabbroni . The latest documents we have received regarding the proposed development make it appear that the developer intends merely to disregard Mr . Rogers ' s observations . The Board finds this response to what it regards as the responsible re - commendations of our Engineer to be entirely unacceptable . ® Perhaps I should call to your attention again the questions we have raised for the past several months regarding the use of force mains . These are : first , who operates the pumps required to force the sewage up grade into the sewer at the end of Texas Lane ; second , who will main - tain them ; third , who will be liable if the sewage backs up into the houses or lands of the Village or Town ; fourth , what will be the recourse of those lying downstream from the source of sewage which would move along the brook between the Village Hall and Texas Lane . These remarks of mine would have been unnecessary if Mr . Fabbroni had kept to the statement he made on the 12th of December when he said that there was no question "that the developer can run the lines by gravity flow . " ( See minutes of planning board meeting 12 /19 /78 , pg 2 ) . The Board wished me to remind you that under the terms of the agreement between the Village and the Northeast Sewer District dated 1 /1 / 65 the Village Engineer has responsibilities that are spelled out in Article 9 which say : " any construction of lines , mains , or laterals and any con- nection thereto are subject to approval by the Village Engineer . " The Village Board has had no success in making the IJ Construction Company aware that it intends to use its rights in this matter and is therefore addressing itself to you in the hope that the Town will make Mr . Jonson aware that , until the requirements of the Village are met , permission to connect to the sewer system will be withheld . ® Yours sincerely , � Gd F . G . Marcham , Mayor Village of Cayuga Heights I TOWN OF ITHACA 126 EAST SENECA STREET ITHACA, NEW YORK 14850 April 2 , 1979 Mr . Ivar Jonson 111 North Plain Street Ithaca , New York 14850 Dear Mr , Jonson : The Village of Cayuga Heights has informed me that you have not responded to the sewer design issues raised by Village Engineer Jack Rogers in his letter of February 28 , 1979 . These concerns were related to me by Mayor Marcham in a letter dated March 21 , 1979 , whereupon I arranged to meet ® with Messrs . Marcham , Philbrick , Rogers and Fabbroni to discuss the sewer matters on March 29 , 1979 . The Village and the Town jointly agree that sewer service to and from the nine lots in the Town will be accomplished by gravity connection with lateral and sewer collectors placed with at least 2% slope . You are .to show on the plans the sewer lateral inverts in addition to the profile infor - mation already provided . The Village and the Town agree that no force main or lateral will be connected to the new sewer collector you propose to build in the Town of Ithaca . Further , the new collector in the Town , once accepted , will be a Town owned collector maintained by the Village under the sewer contract it has with the Town of Ithaca until such time that a new sewer contract is negotiated between the two municipalities . You are also to add to the sewer plan the additional man - hole required by the Village Engineer . Once you have made these additions I am assured that you will receive approval of the sewer plans for the nine lots in the Town of Ithaca by the Village Engineer . However , I would advise you to present these sewer plans in person e — 2 — to the Village Board and Village Engineer to avoid further misunderstanding . You may wish at the same time to present a gravity sewer design for the four lots in the Village of Cayuga Heights . I trust you will also maintain your close working rela - tionship with Town Engineer Larry Fabbroni . ; Very truly yours , Noel Desch Supervisor ND / js CC : F . G . Marcham , Mayor Jack Rogers , Village Engineer Larry Fabbroni , Town Engineer *eenry Aron , Chairman , Planning Board i I t c ' WHAT IS THE INLET VALLEY LAND CO - OP ? ® It seems as though everyone wants a haven in the country . But what happens when everybody buys a little plot of land ? The ' country ' simply becomes suburbia , as more and more land is sub - divided to fulfill peoples ' dreams . From your secluded country cottaoe , where you once saw woods and fields , you now look on other ' country ' houses , trailers , broken - down cars , or worse . Inlet Valley Land Co - op is an alternative aoproach to land . use . Rather than subdivide into private parcels , maintaining the current unfortunate trend , Inlet Valley is based on cooperative ownership of a large tract . Inlet Valley is beino established as a small , quiet , residential community for people interested in peaceful , rural livino . On approximately 90 acres of land , there are eight privately sited , three to six acre housesites or ' leaseholds ' on which people may build a house , a barn , garden , keep chickens , whatever they like - it is their own space . The remaining fifty or so acres ( plus barn ) are held as protected ' common land ' , available for recreational purposes . ( In order to maintain the peaceful atmosphere , motorized recreation is prohibited by the by - laws . ) The land is ideal rec - reactional land : heavy woods , swimmable , year - round creek in a beautiful glen , old apple orchards , and open fields . If , however , a member or members wanted to use some part of the common land , or the barn , for an agricultural endeavor - extra grazing , a horse stall , a market garden , a berry patch , etc . as or for experimental (® purposes such as solar energy or hydro - electric possibilities the by - laws provide a format for such use . members may initiate projects of their own or with other members - no one , however , has to participate in any projects unless they wish to do so . All co - op members will automatically be entitled to a share of the naturally occurring products on the common land : apples and berries , for example , plus wood from the woodlot , which will have been marked by a State forester . In short , the co - op is a land use - alternative which enables its members to build their own houses and live their private lives , yet share in the benefits of commonly owned , protected property . WHERE ? The great appeal of this property lies in both its dramatic nature and its location . The acreage is beautiful : rolling hills with a south - east slope , a pleasing balance of open and wooded land , a heavy evergreen stand , distant views , acres of hardwoods and deciduous woods , a spectacular glen with a year round creek ( complete with dam ) , old apple orchards , and pastureland . Adjacent land is dairy land or cultivated fieldso Within a mile on either side are two of the lovliest State Parks : Buttermilk Falls and Robert Treman . And yet , this quiet rural spot is within the Town of Ithaca - which means Ithaca schools - and is , only four miles U from the Commons . The proximity to Ithaca completes the blessing of this land : it ' s a place to live in the country without having ® to compromise convenience or face the huge gasoline bills attendent ® upon., commuting . WHAT IS A CO - OP ? A co - op is a legally structured organization , a ' ' cooperative , corporation ' , which is governed by the shareholders and the by - laws they establish . In this case , the non - profit corporation , Inlet Valley Land Cooperative , Inc . , owns approximately 90 acres of land . Shares are sold , and along with the shares , the shareholder receives a ' proprietary lease ' . The lease entitles the shareholder to a parcel of land on which to build a house and live ; the lease may be sold , subject to specifications in the by - laws . Each shareholder is also entitled to the - use of the commonly held land and barn for recreational or agricultural purposes . Business of the cooperative is conducted at meetings , at which each shareholder can vote . All the shares of the co - op are sold with leases , therefore , all share - holders live on the property and participate and vote in all co - op matters . ►SHY A CO - OP ? Cooperative ownership has many advantages : 1 ) members , through the by - laws , control and protect the common land around them . In other words , you don ' t end up suddenly livin - next door to a junkyard or a subdivision you can do nothing about . 2 ) It is an efficient use of land . Private ownership of individual roads , separate snow plowing , etc . , and especially private ownership of recreational land , simply does not make sense in these days of land crowding and high prices . Sharing common land also brings people together into a small - scale , decentralized community in control of its surroundings . 3 ) There is potential for cooperative efforts . Cooperative child care is a possibility . Cooperative alternative energy projects are another . Cooperative stock or crop raising is still another . Shared projects can range from several members pooling resources and planning an endeavor as a groupt to simple trades between members involved in separate things - a trade of tomatoes -for eggs , for example . However , the co - op is structured in such a way that if someone , or no one , wanted to share in co - op projects , the co - op would still function smoothly . Only the potential for group projects is there it is up to each individual member whether s /he wants to take advantage of that potential . ( This is unlike a commune , where unless everyone works at the projects , the group breaks down . ) 4 ) It is economically attractive . Each shareholder has her /his own space of approximately three to six acres , plus access to 50 more acres plus a barn , without having to own and be responsible for all that land him/her self . WHO (WIGHT BE INTERESTED ? Inlet Valley Co - op is best' suited to people enthusiastic about the idea and potentials of cooperative ownership . Anyone who is interested in alternative sources of energy , gardening , stock keeping , or any ' land oriented ' activity , but is dismayed by high land prices J long commutes , and the rape of the landscape , may be interested in this co - op . Also , people who always wanted to be involved in some sort of small - scale agricultural endeavor , but knew they couldn ' t do it alone - this may be for them . Anyone who has lived in the country , perhaps homesteading , and has found how hard it is to cut firewood , grow a garden , can and freeze food , raise meat animals , keep hens , plow snow , and also keep a job - perhaps the potentials for shared labor may appeal to you . Anyone who has lived in the country and has had trailers and junkyards grow up around their idyllic retreat . . . . . Anyone who has found how nice it is to have neighbors when the pipes freeze . . . . . Anyone who has lived in the country and has found themselves spending more time in their car each day than on their land . . . . . . this may be for them . Inlet Valley is not for the person looking for their own plot of land on which to get away and live an isolated life ; it is not for the speculator ; it is not for the landlord . Inlet Valley aims to be a residential community , with young - people and old , children and adults , all living on their own private leaseholds , but with a cooperative spirit . WHAT IS THE FINANCIAL STRUCTURE ? The co - op owns the land and sells shares and leases . The ' buy - in ° price for the shares and the lease depends on the size of the leasehold . In addition to the initial buy - in price for the lease , there is a monthly maintenance charge , which covers land taxes , road maintenance , snow removal , insurance , miscellaneous fees , etc . , and may be about $ 50 . 00 per month . The figures have not yet, been finally established , but we are assuming the average buy - in price will be between $ 10 , 000 . and .$ 14 , 000 . It is also yet to be established whether the buy - in price will be due in total , or whether it can be financed by the co - op with a down payment plus monthly installments . Any other expenditures - for improvemust ments , facilities , etc . - be voted on by the members as specified in the by - lawss the costs will be shared equally . Improvements on the private leasehold - house , other buildings , etc . - are entirely the shareholders ' responsibility . An elected treasurer , in conjunction with an accountant , collects monthly maintenance payments a-nd keep the co - op books . WHO IS STARTING THE CO - OP ? Jerry Weisburd is an architect - builder who has been designing and building custom houses in the Ithacahashe clients earse Very concientious about land use , Jerry always workedw ithconcerned with carefully sited houses which harmonize with their surroundings and make as much use of natural materials as possible . He is also very enthusiastic about ' self - helpl. housing for people interested in doing a lot of building and /or finishing work themselves . Claudia Weisburd is basically a livestock person and a writer , with the two often combining , as in her book , Raising Your Own Live - stock . She is interested in . almost all types of stock keeping , and is considering .the possibilities of a boarding stable and raiding facility at Inlet Valley . Jerry to Ithaca . They havenonewchild ,York CKate ,ity oseveral now beseven years be 9 months old . Association of Towns Meeting - - February 18 - 21 , 1979 - - New York City • Barbara Z . Restaino , Planner The basic tenor of this year ' s Association of Towns Meeting was very different from that of the previous one . The key speakers , Lieutenant - Governor Mario Cuomo and Secretary of State Basil Patterson , emphasized the importance of governmental control at the local level and endorsed a policy of limiting the number of new State mandates . Last year experts in Planning and Zoning from the State Department led us to believe that a new State land use plan would become effective and diminish some of local government ' s zoning powers . Evidently a new attitude is developing in Albany because of the excessive amount of man - dates which have been handed down to local governments in the past . An equitable method of property taxation , keeping business in New York State , coping with the energy shortage and maintaining services while keeping down spending were among the topics discussed . • In reference to the sessions on Planning and Zoning , the Department of State Attorneys and Planners , primarily James A . Coon , Esq . and Richard Boos , Planner , gave a detailed visual presentation of site plan approval , subdivision pla't review , special permit grant processes , and compliance with SEQR . They reiterated the fact that , as of 1976 a Town Board may delegate the power of site plan approval to the Planning Board . We have recently re - established this power which is exercised by the Planning Board saving much time and effort for the Town Board and the developer . In addition to the Planning Board ' s ability to approve subdivision plats and site plans , the Planning Board may also grant Special Permits . Traditionally , this role has been assumed by the Zoning Board of Appeals . It was pointed out at the sessions , however , that the public often becomes confused over the difference between variances and special permit procedures . The variance is the primary tool of the Zoning Board of Appeals in seeing that justice is served by granting relief from certain restrictions in the Zoning Ordinance which may impose an unreasonable hardship in particular cases , e . g . , set back requirements precluding deve - lopment on irregular lot . The Special Permit device is administered to give permission for various uses to become established in a district normally specifying one use , e . g . , permit for the construction of a church in a residential area . The Zoning Ordinance usually spells out which uses will be allowed by Special Permit in each district and should state any additional conditions e—a_demi.ate—n ark in Assoc . of Towns Meeting - 2 - BZR w property . An extensive study at Princeton University taking sample areas in New York State has proved that the fear is unfounded . The State is trying to give a home - like atmosphere and decent living opportunity to people through group homes arrangements . To wind up this report , I would like to add that the State Department Planners freely admitted being just as confused about SEQR as people at the local level . Valiant efforts to incorporate it into the review process have been made on all levels of government , but it will take time before it functions smoothly . 2 / 28 / 79