HomeMy WebLinkAboutPB Minutes 1979-05-01 TOWN OF ITHACA PLANNING BOARD
MAY 1 , 1979
The Town of Ithaca Planning Board met in regular session on
Tuesday , May 1 , 1979 , in Town Hall , 126 East Seneca Street ( second
floor ) , Ithaca , N . Y . , at 7 : 30 p . m .
PRESENT : Vice - Chairman Montgomery May , Bernard Stanton , James
Baker , Liese Bronfenbrenner , Edward Mazza , Barbara Schultz , Carolyn
Grigorov , Lawrence Fabbroni ( Town Engineer ) .
ALSO PRESENT : Stewart Knowlton , East Hill Plaza ; Eva Hoffmann ,
4 Sugarbush Lane ; Herbert Monkemeyer , 1058 Danby Road ; E . L . Rose
Monkemeyer , 1058 Danby Road ; Susan Baker , 615 Cayuga Heights Road ;
Elizabeth V . L . Philbrick , 117 Texas Lane ; Shailer S . Philbrick , 117
Texas Lane ; Evan N . Monkemeyer , 123 East King Road ; Ron Kuhr , 324 Siena
Drive ; Mary M . Kuhr , 324 Siena Drive ; Ida Webber , 206 Texas Lane ;
Janet Jonson , 113 Burleigh Drive ; Madison J . Wright , 212 Texas Lane ;
Martin A . Luster , R . D . 3 , Trumansburg ; Jim Salk , 122 Lake Avenue ;
Harry Keller , 213 Texas Lane ; Marilyn Wasserman , 207 Texas Lane ;
Garry King , 199 Christopher Lane ; Ivar Jonson , I . J . Construction ;
R`. E , Anderson , 116 Texas Lane ; Maureen Schmitt , 215 Texas Lane ,
Linda Bors , 121 Texas Lane ; Jean Keller , 213 Texas Lane ; Janet Raleigh ,
1010 Hanshaw Road ; Frances Bruckner , 1018 Hanshaw Road ; Constance
Shapiro , 326 Siena Drive ; Stuart Shapiro , 326 ' Siena Drive ; Councilman
Gust Freeman , 258 DuBois Road ; Carol Eisenberg , Ithaca Journal ; Todd
Ulrich , WTKO .
Vice - Chairman May declared the meeting duly opened at 7 : 30 p . m .
PUBLIC HEARING : CONSIDERATION OF SITE PLAN APPROVAL FOR 20 ' x 20 '
ADDITION TO REAR OF STORE #2 , JUDD FALLS WINES AND SPIRITS , EAST HILL
PLAZA , TOWN OF ITHACA TAX PARCEL NO . 6 - 62 - 2 - 1 . 121 . S . KNOWLTON .
Vice - Chairman May declared the Public Hearing in the above - noted
matter duly opened at 7 : 30 p . m . , and accepted for the record the Clerk ' s
Affidavit of Posting and Publication of the Notice of Public Hearing in
Town Hall and the Ithaca Journal on April 23 , 1979 , and April 26 , 1979 )
respectively .
Mr . Stewart Knowlton , representing Groff Associates , owners of
the East Hill Plaza , appeared before the Board and presented two maps
to the Board , one detailing the proposed 20 ' x 20 ' addition to the
rear of Store #2 , Judd Falls Wines and Spirits , East Hill Plaza , and one
site plan map of the whole Shopping Center indicating the store in
question and designating the proposed addition in red .
Mr . Knowlton stated that in the rear of the Plaza as you come in
from behind off Judd Falls Road on the large paved area the addition is
to be placed . He stated that it is a two -wall extension to the Liquor
Store and will be a receiving and storage room .
Mr . May asked where the addition sites with the sub transformer ?
~ Mr . Knowlton stated that it was about 45 ' to 50 ' away . . _I1_tr. . - �?ay asked if
There w6re .. . trash _. storage , there ? Mr . Knowlton replied that there was in
fthe form of three hoppers .
Mr . Knowlton stated that the addition would be of cinder block
construction and would have one door .
HAYLOFT ART STUDIOS
February 19 , 1980
1059 Danby Road
Application for Sign Permit
DANBY ROAD SUBDIVISIO
April 5 , 1983
4 - lot s;ubd i; y i; s i;on 10. 9 1? anby, Rog. d
appeals in matter of wo - family structures in dwelling uni. ts
of equal size
Portion of Parcel No . 6 - 43 - 1 - 3 . 2
MONKEMEYER , EVAN
February 7 , 1978
Proposed developmental signs.
Danby Road
December 12 , 1977 - - Rezoning 30 acres from R - 9 , R - 30 and Business
" C " to Business " F "
Parcel No . 6 - 43 - 1 - 3 . 2
October 4 , 1977 "
September 20 . 1977 - - Preliminary discusssion
May 3 , 1977 - - Public Hearing
MONKEMEYER , EVAN N .
SEE - - DANBY ROAD SUB.DIVISJ ON
SEE - - EAST KING ROAD SUBDIVISION
SEE - - EAST KING ROAD SUBDIVISION - MONKMEYER
SEE - - ITHACA ESTATES
Planning Board - 2 - May 1 , 1979
Mr . May asked if there were any questions or comments from the
public . There were none . Mr . May asked if there were any questions or
comments from the Board .
Mrs . Grigorov stated that she went up and looked at the area in
question and there does not seem to be any problem to her ; she had no
objection .
Mr . May asked Mr . Fabbroni how he felt about the proposal . Mr .
Fabbroni stated that , in his opinion , this proposal does not require an
Environmental Assessment Statement ; it is a 20 ' x 20 ' addition to a
shopping center well in excess of 10 , 000 square feet of floor space .
MOTION by Mrs . Liese Bronfenbrenner , seconded by Mr . Bernard
Stanton :
RESOLVED , that the Planing Board of the Town of Ithaca grant and
_ hereby does grant Site Plan Approval for a 20 ' x 20 ' addition to the
rear of Store #2 , Judd Falls Wines and Spirits , East Hill Plaza , Town
of Ithaca Tax Parcel No . 6 - 62 - 2 - 1 . 121 .
Aye - May , Stanton , Baker , Bronfenbrenner , Mazza , Schultz , Grigorov .
Nay - None .
The MOTION was declared to be carried unanimously .
The Vice - Chairman declared the Public Hearing duly closed at 7 : 36
Pam *
PUBLIC HEARING : CONSIDERATION OF RECOMMENDATION FOR RE - ZONING OF 1905
ACRES FROM BUSINESS " C " AND RESIDENTIAL DISTRICT R- 9 TO MULTIPLE RESI -
DENCE DISTRICT , A PORTION OF TOWN OF ITHACA TAX PARCEL NO , 6 - 43 - 1 - 3 . 2 ,
DANBY ROAD " ART COLONY " . E . MONKEMEYER .
Vice - Chairman May declared the Public Hearing in the above - noted
matter duly opened at 7 : 30 p . m . , and accepted for the record the Clerk ' s
Affidavit of Posting and Publication of the Notice of Public Hearing in
Town Hall and the Ithaca Journal on April 23 , 1979 , and April 26 , 1979 ,
respectively , together with the Secretary ' s Affidavit of Service by Mail
of said Notice of Public Hearing upon 28 neighboring property owners and
Mr . Evan N . Monkemeyer on April 25 , 1979 .
Mr . Monkemeyer appeared before the Board and stated that he was
here once again to , present .- his proposal for the same parcel , same pro -
posal , and more details as the Planning Board had asked . He said he
had a blow- up of the Site Plan , showing the area breakdown , parking ,
density of 12 units on the one acre , plus or minus , set backs , side
yard and rear yard portions of the area to be rezoned . Mr . Monkemeyer
stated that essentially the site plan and the buildings are the same
as the last time he was before the Board .
Mr . May noted that Mr . Monkemeyer was bringing the site plan at
this time . Mr . Monkemeyer agreed and said that that is all , he believed ,
that the Board is concerned with - - the Building Department is concerned
with building requirements .
Mr . Fabbroni stated that a 60 ' rear yard is mentioned and he has
received revised drawings showing the exact - location of the barn . Mr .
Fabbroni said that we are talking about approximately a 325 ' depth and
a 185 ' width as the area under discussion .
V .
Planning Board - 3 - May 1 , 1979
= Mr . May asked if there were any comments from the public ? Mrs .
Eva Hoffmann asked if she may see the drawing . Mr . Monkemeyer handed
her a drawing .
Mrs . Bronfenbrenner asked what the square footage is of each unit ?
Mr . Monkemeyer stated that he did not have a breakdown of the individual
units , however , they average over 600 square feet .
Mr . May asked if there were any problems with curb cuts or roads ?
Mr . Fabbroni stated that the one curb cut has been used for years ; the
matter of curb cuts is handled by the State . when the property is on a
State highway . Mr . Fabbroni stated that the Board has dicussed every
time that if Mr . Monkemeyer comes back with further proposals the
matter of tying the driveway into the proposed loop road on his other
land must be considered .
Mrs . Bronfenbrenner referred to Section 29 , paragraph 2 , of the
ordinance . Mr . Fabbroni stated that that policy has been a discretionary
one ; dust - free drives is what we are mainly interested in .
Mr . May asked again for comments from the public ; there were none .
Mr . May declared that since there were no further comments from the
public , the Public Hearing was duly closed at 7 : 58 p . m .
Mr . May asked if there were further discussion from the Board .
Mr . Mazza wondered if these are not all the plans that Mr . Monke -
meyer needs . Mr . Fabbroni said that they were not ; Mr. . Monkemeyer is
® completing complete plans for ' the barn building itself . Mr . Fabbroni
said that there are seven units in the barn structure , some of which
without depending on definitions , are anywhere from two to four stories
in height . He said that they pretty much fit into the barn structure
as the main timbers allowed them to be .
Mrs . Bronfenbrenner asked if the fire regulations are met . Mr .
Fabbroni stated that this is all being checked out by virtue . of develo -
ping the plans and going over them . Mr . Fabbroni stated that there
have been quite a bit of improvements to the building with sprinklers ,
fire - rated walls , etc .
Mr . May asked if there were any further discussion ? Mr . Stanton
stated that the Board has a proposed resolution and he commented that
this hearing is a reconsideration of an action taken in October of 1977
by this Board .
MOTION by Mr . Montgomery May , seconded by Mr . Bernard Stanton :
WHEREAS , an application for rezoning has been submitted by Evan
and Herbert Monkemeyer ; and
WHEREAS , the proposed use would include multiple residence use and
art studio activities thereby possibly requiring a variance from the
Zoning Board of Appeals ; and
WHEREAS , the Planning Board , after considering the matter at a
Public Hearing on May 1 , 1979 , finds :
1 . There is a need for the proposed use in the proposed location .
2 . The existing and probable future character of the neighborhood
in which the use is to be located will not be adversely affected .
Planning Board - 4 - May 1 , 1979
3 . The proposed change is in accordance with. a comprehensive plan
of development of the Town .
NOW , THEREFORE , BE IT RESOLVED , that the Planning Board of the Town
of Ithaca recommend and hereby does recommend to the Town Board and to
the Zoning Board of Appeals , should an appeal to that body be necessary ,
that approximately one acre of Town of Ithaca Tax Parcel No . 6 - 43 - 1 - 3 . 2 ,
Danby Road , on which is located a residence , barn , and tenant house ,
known as the " Art Colony " , be rezoned from Business " C " and Residential
R- 9 Districts to a Multiple Residence District and that a variance be
granted to allow for art studio activities within the barn .
By way of discussion , Mr . Stanton stated that , even though he had
just seconded the Motion now on the floor , he would like to amend it
as follows :
MOTION by Mr . Bernard Stanton , seconded by Mrs . Liese Bronfenbrenner :
RESOLVED , that the foregoing Motion be amended so that the third
paragraph shall read : " WHEREAS , the Planning Board , after considering
the matter at a Public Hearing on October 4 , 1977 , and reconsidering
the matter at a Public Hearing on May 1 , 1979 , finds : "
Vice - Chairman May asked if there were any discussion on the
amendment to the Motion on the floor ; there was none . Mr . May called
for a vote on the Amendment .
Aye - May , Stanton , Baker , Bronfenbrenner , Mazza , Schultz , Grigorov .
Nay - None .
The Vice - Chairman declared the Amendment to the Motion duly carried
unanimously .
Vice - Chairman May asked if there were any discussion of the
AMENDED MOTION now on the floor ; there was none . Mr . May called for
a vote on the MOTION , as amended , and as hereinafter set forth :
WHEREAS , an application for rezoning has been submitted by Evan and
Herbert Monkemeyer ; and
WHEREAS , the proposed use would include multiple residence use and
art studio activities thereby possibly requiring a variance from the
Zoning Board of Appeals ; and
WHEREAS , the Planning Board , after considering the matter at a
Public Hearing on October 4 , 1977 , and reconsidering the matter at a
Public Hearing on May 1 , 1979 , finds :
1 . There is a need for the proposed use in the proposed location .
2 . The existing and probable future character of the neighborhood
in which the use is to be located will not be adversely affected .
3 . The proposed change is in accordance with a comprehensive plan
of development of the Town .
NOW , THEREFORE , BE IT RESOLVED , that the Planning Board of the Town
of Ithaca recommend and hereby does recommend to the Town Board and to
the Zoning Board of Appeals , should an appeal to that body be necessary ,
that approximately one acre of Town of Ithaca Tax Parcel No . 6 - 43 - 1 - 3 . 2 ,
Planning Board - 5 - May 1 , 1979
Danby Road , on which is located a residence , barn , and tenant house ,
known as the " Art Colony " , be rezoned from Business " C " and Residential
R- 9 Districts to a Multiple Residence District and that a variance be
granted to allow for art studio activities within the barn .
There being no further discussion , the Vice - Chairman called for
a vote .
Aye - May , Stanton , Baker , Bronfenbrenner , Mazza , Schultz , Grigorov .
Nay - None .
The AMENDED MOTION was declared to be carried unanimously .
PUBLIC HEARING : CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR 13 LOT
SUBDIVISION BACKLOT OF TEXAS. LANE AND SIENA DRIVE , 9 LOTS IN THE TOWN
OF ITHACA , TAX PARCEL N0 , 6 - 71 - 1 - 9 . I . JONSON .
Vice - Chairman May declared the Public Hearing in the above - noted
matter duly opened at 8 : 30 p . m . , and accepted for the record the Clerk ' s
Affidavit of Posting and Publication of the Notice of Public Hearing in
Town Hall and the Ithaca Journal on April 23 , 1979 , and April 26 , 1979 ,
respectively , together with the Secretary ' s Affidavit of Service by Mail
of said Notice of Public Hearing upon 19 neighboring property owners ,
Mr . Ivar Jonson , the Mayor of the Village of Cayuga Heights and the
Village Engineer , on April 25 , 1979 .
Mr . May introduced the members of the Planning Board to the public
present . Mr . May stated that we are here to consider final subdivision
approval for Ivar Jonson ' s proposed subdivision off Texas Lane .
Mr . Jonson appeared before the Board and stated that he is here
for final approval on nine lots in the Town of Ithaca . He stated that
he wrote a letter to the Village of Cayuga Heights and he will be going
to them at their regular meeting , May 21 , 1979 .
Mr . May stated that the Board is only considering the Town of
Ithaca nine lots .
Mr . Jonson stated that he has received the approval of the Tompkins
County Health Department . Mr . Jonson stated that he has gone through
all the provisions up to now and all he needs is the Town approval .
Mr . May stated that all of those present will remember that this
Board has already had a public hearing on the preliminary subdivision
approval . He stated that the Board will be looking for new information ,
new points . He stated that this Board has had extensive public input .
Mr . Martin Luster , Attorney , spoke from the floor , and stated that
he is present as an attorney on behalf of Mr . and Mrs . Keller . He
stated that Mr . and Mrs . Keller ' s attorney , Mr . James Kerrigan , has
discovered a conflict of interest and in view of the fact that he
. ( Mr . Luster ) just became involved in this matter this afternoon , he
would respectfully request an adjournment at this time . in order that he
may review the matter carefully and prepare his case .
Mr . Jonson stated that Mr . Keller has had six months to prepare
for this . Mr : Jonson stated that he has a building permit to start one
home ; he wants to get started ; more and more delays . Mr . Jonson stated
that he could see no reason to hold it up any longer .
'Planning Board - 6 - May 1 , 1979
Mr . Harry Keller , 213 Texas Lane , stated that Mr . Kerrigan was his
attorney until today when he discovered this conflict - - only today .
Mr . May asked for further comments , if any .
Mrs . Constance Shapiro , 326 Siena Drive , asked if she could see the
map ? Mr . Jonson passed out maps to the public .
Mr . Stuart Shapiro , 326 Siena Drive , asked if the map is consistent
with the plan that was submitted previously . Mr . Fabbroni said that it
was except that it is a survey map as opposed to a scale drawing .
Mr . Shailer Philbrick , 117 Texas Lane , Village of Cayuga Heights
Trustee , stated that there was a letter from Mayor Marcham of the Village
of Cayuga Heights to Mr . Aron , Chairman of the Town Planning Board , Mr .
May stated that he would read the letter into the record at the close of
the Public Hearing . Mr . Philbrick asked if it should not be read during
the . Public Hearing ? Mr . May stated that he will do so , if Mr . Philbrick
prefers .
Mr . May read the entire letter into the record , as follows :
" April 27 , 1979
Mr . Henry Aron , Chairman
Planning Board
Town of Ithaca
126 E . Seneca St .
Ithaca NY 14850
Dear Mr . Aron :
Thank you for your letter of April 24 with the accompanying Notice of
Public Hearing which we received yesterday . The time set for the
Public Hearing causes us some difficult problems .
The first is that after all these weeks of attempting to meet with Mr .
Jonson we have not been able to persuade him to join us . He has pro -
mised to appear before our regular Village Board meeting on the 21st
of May . Our judgment is that until we have had this meeting with him
any decision by your Board on the matter of this development ought to
be hold over . It is the case that in your notice you refer to the
fact that you will consider at 8 : 30 p . m . on May 1 final sub - division
approval for the total 13 lots of the subdivision . This confirms us
- _ in the view that your Board and we ourselves ought to postpone a final
judgment until we have met face to face with Mr . Jonson .
There are one or two other matters that point in the same direction .
We have not received from Mr . Jonson drawings which indicate elevations
such as would make it possible for us to judge whether the sewer system
he has proposed will meet the specifications which we regard as necessary .
Further , in connection with the concern we have regarding the use of
Texas Lane as an outlet for the Jonson development , we have conducted
with equipment supplied by the Town , traffic counts on North Triphammer
Road . The necessary analysis of this count we are unable to bring into
focus until a date later than May 1 . And finally , the recommendations
regarding an alterntive outlet from the development by way of Siena
Planning Board - 7 - May 1 , 1979
Drive , which we passed to Mr . Desch and Mr . Fabbroni after our discus -
sions with them , have so far called forth a response which , as I have
informed Mr . Desch , makes necessary further discussion between him and
Mr . Fabbroni on the one side and one or two of our group on the other .
J We think satisfactory response is a necessary preliminary to the final
decision .
Yours sincerely ,
( sgd . ) F . G . Marcham
F . G . Marcham , Mayor
Village of Cayuga Heights "
Mr . Jonson stated that he was asked by Mr . Fabbroni to bring maps up
to the Cayuga Heights Office ; he did . He said he took the engineering map
and the survey map . He said he was at that time waiting for the Health
Department approval which he now has . He said he was told that the next
meeting was May 21st ,
Mr . Fabbroni stated that he had talked with Mayor Marcham since he
received a copy of this letter . He said he would not speak for the Mayor
but to what he ( Mr . Fabbroni ) said and he would answer the points made in
the letter .
1 . The sewer problems are grossly overstated both in the letter and have
been for some time overstated . To him , the end of that should be the
approval from the Health Department which says that they fully approve
that all the specifications of the New York State Health Department are
met by the plans presented .
2 . The only remaining problem that we have talked about with the Village
of Cayuga Heights officials was the elevations ' . at which -the - sewer
would exit the houses built on the lots on the end of the cul de sac in
the Town of Ithaca . At this time he would ask the Board to consider that
question and put it to Mr . Jonson as a part of this proceeding . All
other questions as to grade , materials , manholes , size of pipe , etc . ,
have been reviewed by Mr . John Andersson , P . E . , Sanitary Engineer with
the Tompkins County Health Department and the approval verified what he
felt all along .
3 . The traffic problem he will speak to later .
4 . The Town of Ithaca and Mr . Fabbroni personally , in conjunction with
Chief McEwen of the Village of Cayuga Heights Police Department , conducted
the traffic survey in return " for use of some radar equipment last spring .
The traffic counts were now done for the purpose of studying what traffic
feeds into the Village Green area and not for the purpose of this sub -
division review . The inference that the results of this study will answer
any questions as yet unanswered about this subdivision is misleading .
What it will show is the fact that the traffic along Triphammer Road will
at some time require more traffic control , for example , at Winthrop Drive ,
to properly break up traffic along Triphammer Road so Texas Lane traffic
can enter and exit more easily . The suggestion that the results of the
traffic studying that we did under the direction of Chief McEwen were
pointed to this subdivision and that they would substantially add to
subdivision requirements is misleading .
Planning Board - 8 - May 1 , 1979
5 . The last part of the letter speaks to the meetings with the Village
of Cayuga Heights and Mr . Desch and Mr . Fabbroni . We met with several of
the Village officials and some of those questions Mr . Fabbroni brought up
were discussed . Alternates were discussed . ( a ) The Philbrick plan ,
already reviewed by the Planning Board at the time of preliminary approval .
( b ) The Rogers plan of January 9th presented to the Planning; Board at the
time of a meeting between Village Board members and Town Planning Board
members . Mr . Desch , the Town Supervisor , in reviewing these plans , sent
back a plan that some serious consideration should be given to separating
Texas Lane at approximately the first cul de sac on Texas Lane . The
Mayor stated by letter that there were difficulties with that; proposal
and that it would be well to meet and again reconsider the Philbrick and
Rogers plans . Consideration of those plans was the prerogative of this
- Planning Board and the Philbrick plan had been reviewed by this Board at
the time of Preliminary Approval .
6 . Mr . Fabbroni stated that this puts this letter in better perspective .
Mr . May cited the import of the Health Department approval .
Mr . Shailer Philbrick wished to speak to the sewer business . He
asked that the Board let him refer them to the situation under which the
Town of Ithaca has sewerage in the Northeast District - - under an agree -
ment between the two municipalities dated January 1 , 1965 , and one of
its articles puts the approval of sewers in the Town of Ithaca , new ones ,
in the hands of the Village Engineer of the Village of Cayuga Heights .
Mr . Philbrick said that he would speak to traffic . He stated that
the meters have been placed on North Triphammer Road 100 yards , more or
less , from the intersection of the Five Points ; on Hanshaw Road maybe
50 yards inside of the Village of Cayuga Heights . These meters were
placed there for surveying purposes of traffic through the center of the
Village . Incidentally , they provide data on total flow down North
Triphammer ; Texas Lane exits on to North Triphammer and is automatically
counted . He said that we do not know what the relationship is since 1969 ;
it is part of the picture of what the traffic is going to be like . He
said that the Savage Farm is there for development and will exit on to
North Triphammer and there is a potential for 400 units . on North Trip -
hammer - that is the potential . He said the same type of information is
available on Hanshaw Road . He said what shows in the meter , plus or
minus , is a few houses between the Village line and Blackstone .
Mr . Philbrick stated that he would speak to the Siena Drive outlet
versus Triphammer . Mr . Philbrick stated that the Village would like to
meet with Mr . Jonson ; Mr . Jonson has said that he will come to the
Village Board on the 21st of May ; that is good . Mr . Philbrick stated
that he was not sure when they had a meeting with Mr . Desch , etc . , but
there was no meeting of the minds on exits , on sewers , etc . Mr . Philbrick
stated that this Board , the Planning Board , should withhold the action
until these things are put to rest •
Mr . Fabbroni stated that he thought it was time to put the sewer
question to rest . Mr . Fabbroni added that the Mayor seemed satisfied
with the sewer situation at the time they met with Mr . Desch provided
service inverts on end lots were specified . Mr . Fabbroni cited again the
approval of the Health Department for Lisa Lane Subdivision Lots 1 - 9 , of
which he received a copy as Town Engineer and upon which there were no
conditions except that the facilities for water supply and sewage dis -
posal be installed in conformity with the plans approved and that a copy
Planning Board - 9 - May 1 , 1979
of the approved plan be filed in the County Clerk ' s Office . Mr . Fabbroni
said that now we hear that the sewer problems are not met .
Mr . Fabbroni referred to the clause in the Agreement between the
Town and the Village as to sewerage and noted that it is implied that
reasonable standards be applied in technical review . Mr . Fabbroni
referred again to the 507o at flatter grade having been acceptable to the
Village of Cayuga Heights in the past and he noted the - Siena Drive
approval of approximately . 5% in the recent past as here proposed . He
said that that is the basis for his saying that something is unreasonable
in this particular review .
Mr . Jonson stated that he hoped he was not going to get involved
between the Town and Village of Cayuga Heights agreement ; that should
have nothing to do with him . He said he has done what he was supposed to
do .
Mr . Ronald Anderson , 116 Texas Lane , and also a Village Trustee ,
asked Mr . Fabbroni if , in his conversation with the Mayor , anything was
said about the possibility of a pump ? Mr . Fabbroni said there was not .
Mr . Anderson stated that there is some disparity then between the Mayor ' s
recollection and Mr . Fabbroni ' s , Mr . Fabbroni said that the discussion
of the pump came up in the discussion with Mr . Philbrick and the Mayor
and the Village Engineer .
Mr . Stanton wondered what the pump has to do with these nine lots ?
Mr . Fabbroni said that maybe the Mayor misunderstood that he had
® discussed individual grinder pumps in individual homes , but it was to
the developer ' s advantage not to have to put in a " pump " at added expense
and therefore was self - policing .
Mr . Anderson had the notes that the Mayor had made during the - con -
versation he had with Mr . Fabbroni and he said that the Mayor noted that
elevations for sewer service not vital at this point . and the builder would
be punishing himself if he put in sewers that did not involve gravity flow
and on the speed survey by the Town , it was not designed to :study
subdivision in question .
Mr . Fabbroni stated that on the first point he had been describing an
individual grinder pump in a home . Mr . Anderson did not understand what
a grinder pump was and Mr . Fabbrone explained that it grinded sewage in
a home pit and pumped it under pressure to a street manhole . Mr .
Anderson replied okay .
Mr . May stated that one thing Mr . Jonson did not have on the plans
is the elevations of homes on lots 4 , 5 , and 6 .
Mr . Jonson stated that that would be very hard to do because he did
not know what kind of house he plans to build . He said if they have a
house with two stories it means in the basement only laundry sink with a
pump to pump up only the water from the laundry .
Mr . Martin Luster stated that he would take it that his request for
an adjournment has been denied . Mr . Luster stated that it hats been
stated that the map before the Board is substantially the same as the
original map and he asked how does it differ ? He further asked if con -
sideration has been given to the possible impact of the SEQR law ?
Planning Board - 10 - May 1 , 1979
Mr . Fabbroni replied that the map is substantially the same except
that all the existing lines and bearings are now given .
Mr . Fabbroni replied , with reference to SEQR , tht the developer has
submitted the Long Form of the Environmental Assessment Statement which
he reviewed and rendered the initial determination that there is no
impact and had sent same to all the appropriate interested authorities
and that he was awaiting information as a part of Final Subdivision
Approval to make his final review .
Mr . Luster asked who reviews it ? Mr . Fabbroni stated that he does .
Mr . Philbrick spoke of the access question . He said that there are
waiting cars from Texas Lane . He said the Siena Drive people want people
to go out Texas Lane . He said that the Village does not want any more
cars going out on the Triphammer Road . Mr . Philbrick asked if there had
been an environmental traffic study ?
Mr . May stated that the developer has filed the Long Form E . A . S .
and that has been answered by the Town Engineer .
Mr . Philbrick stated that the answer was based on ancient traffic
counts and not on one that has been finished .
Mr . Fabbroni stated that the meeting with Trustee Allee , the
Mayor , Trustee Anderson , and the Village Engineer Mr . Rogers , has been
mentioned . He noted that at that meeting he discussed future traffic
from the Savage Farm and other developments and various alternatives for
® handling traffic along Triphammer . He said , for example , you may be
forced some day to put a traffic light on and other traffic controls at
the Village Green so that you control the flow up and provide a gap for
the small amounts of traffic entering Triphammer at Winthrop , Texas Lane ,
etc . , even now or five years ago . Mr . Fabbroni stated that we have dis -
cussed a lot of things that you are bringing up now at that meeting in
January . Mr . Fabbroni said that , knowing a lot about traffic , that is
is major field , you are talking about an area- wide solution to a traffic
problem caused not just by 13 additional lots . Mr . Fabbroni said that ,
with all due respect , he thinks it is again overstated for the 13 lots
under review in this subdivision with 9 - lots in the Town . Mr . Fabbroni
stated that there is a problem here , but 13 lots is not the problem .
Mr . Keller , speaking to Mr . Jonson , said 13 lots with apartments - -
you said that at the last meeting .
Mr . Fabbroni stated that the Town of Ithaca Zoning Ordinance allows
for an apartment 50% the size of the primary unit in a single family
home .
Mr . Keller stated that he believed we have heard that Mr . Jonson
has no access to Siena or Hanshaw . Mr . Keller stated that he has access
to Hanshaw Road .
Mr . Jonson replied that the right of way to Hanshaw was not for a
public highway .
Mrs . Frances Bruckner , 1018 Hanshaw Road , stated that the Deed says
it is a right of way for power service for the back lot on Hanshaw Road .
Attorney Luster asked if the Board has looked into the financial
Planning Board - 11 - May 1 , 1979
ability of Mr . Jonson to complete the project ? He asked if he is able to
complete it so that we do not have 13 cellar holes left ?
Mr . May stated that that may be a consideration but this Board has
not considered that as being appropriate .
Mrs . Linda Bors , 121 Texas Lane , stated that a lot of people were
not able to be here because of the School Board election which is unfair
to them . She said that she had a question for Mr . Jonson ; it is a simple
one . She said to Mr . Jonson why is it that given the two ways of getting
into your development you are insisting on Texas Lane , when in fact ,
there are , she believed , 31 houses on that street that are going to for
whatever long it takes , five or ten years , have to suffer through the
dust and the uproar of having your houses built ? She said that most of
them live in Cayuga Heights . She asked how he could say that it does not
concern Cayuga Heights yet ? She said that it does , and all his trucks
will go by there . Mrs . Bors stated that she heard Mr . Jonson wanted it
because he said it is such a pretty way to get into his development and
it certainly does give a lovely approach to the subdivision . Mrs . Bors
stated that she would hope that for the sake of whatever kind of demo -
cracy there is , that 31 people who live on the street could be given some
sane answer other than personality things coming up . She said that there
has been a lapse in communication ; many people do not understand why
he cannot go into Siena Drive . She said there was concern about the old
trees ; there are 11 houses there compared to their 31 .
Mr . Jonson replied that everyone should remember . - the Petitions saying
that under no circumstances should there be through traffic from Texas
® Lane ; this was in October before he had even bought the land . Mr . Jonson
stated that Siena Drive is just not feasible , it would kill all the
trees and ruin the park . Mr . Jonson said that it makes no difference to
him , he owns the land between the two houses off Texas Lane and the land
off Siena Drive is a Town owned right of way .
Mrs . Grigorov read from the Report of the Town Engineer given at
the December 19 , 1978 , preliminary subdivision approval public hearing ,
as follows :
Access and Traffic
If thirteen lots were eventually developed , the total projected
traffic increase by worst projections would be 130 more cars a day , 13
cars per hour if all distributed over the highest 10 traffic hours of
the day , or roughly one more car every five minutes .
From a planning standpoint this is a minor addition to the traffic
load of any street . Distribution of traffic is fairly uniform in the peak
hours of travel in the morning and afternoon . It is safe to assume that
a maximum of six additional cars will require access in any highest
fifteen minute period of the day .
Based on the above , traffic load is not an over - riding consideration
when comparing Texas Lane and Siena Drive access alterntives .
From a blind planning viewpoint , an access from both streets would
be beneficial to local circulation problems . However , given the public
input and weighing that against the real necessity , one access is suf -
ficient . It is only in times of tragedy , e . g . , tornadoes or fires , that
the second access is as human a consideration as privacy , children in
Planning Board - 12 - May 1 , 1979
the streets , parks , etc .
From a topographic viewpoint , the cut and fill areas are kept to a
minimum by the access proposed from Texas Lane . A by - product is that
the existing ground - cover and mature stands are preserved . The only
option from Siena Drive would appear to involve extensive cutting and
filling , taking of the mature and oldest trees , or to create a series of
tight curves with natural drainage right through the middle of building
lots .
It is with the topographic viewpoint , location of the proposed park ,
expressed concern for woodsy character , and minimal impact on existing
homes that I recommend the access as proposed from Texas Lane . Both
alternatives could involve Town and Village segments so maintenance
responsibilities are of little consequence .
There followed an exchange between Mrs . Bors , Mr . Luster and Mr .
Jonson ,
Mr . May stated that the discussion among the public was out of order
somewhat , but the Board does like to hear the public speak . Mr . May
stated that the Board has granted preliminary subdivision approval with
the access from Texas Lane . Mr . May stated that we have had a lot of
discussion - - one , one way ; one , the other way - - both sides did not want
both . Mr . May stated that a task force was appointed to walk the land
and it did so and made a report .
Mr . Philbrick said that he would like to speak to Siena Drive . He
stated that he is qualified to do so , he was on his first construction
job in 1926 . Mr . May assured Mr . Philbrick that no one on the Planning
Board was questioning his credentials . Mr . Philbrick continued and stated
that based on a study of the ground which he has done , you can come in from
Siena Drive with a minimum of cut and fill without damage to any trees
that are of importance - - it can be done .
Mr . Jonson commented that of course anything can be done but it will
require much earth moving .
Mr . May asked if there were any more comments from the public . There
were none . Mr . May said that the discussion was now open to the Board .
Mr . May stated that he was not closing the Public Hearing at this point ,
the Board may take comments at a later time .
Mr . May stated that the Planning Board had a number of :requirements
and conditions that it placed on the granting of the preliminary approval .
Mr . May stated that the Board will go through them to assure that they
have been accomplished .
1 . The minimum grade of the drainage ditch shown on the preliminary map
shall be . 57o or greater .
Mr . Fabbroni stated that the profile of the ditch from the point
that it enters the property at the rear of the Siena Drive properties and
then goes from the east to the west and then to the south , crossing under
both the road proposed from Texas Lane and the road proposed to give
future access to the Village of Cayuga Heights land is greater than . 5% .
Mr . Fabbroni stated that that profile is pretty self - explanatory .
2 . The final design of the cross - section of said drainage ditch shall
be such that ensures that is has holding capacity in times of heavy
Planning Board - 13 - May 1 , 1979
runoff .
Mr . Fabbroni said that the existing ground elevations are deep
Menough to provide the type of cross - section the Board called for to
effectively handle the peak runoff for a 25 - year storm . Mr . May commen -
ted that that covers item #2 .
3 . Final engineering drawings of the water and sewer lines shall include :
( a ) Sewer : minimum . 4 % grade ; ( b ) Water : minimum 8 " lines and
provide a loop from Texas Lane to Siena Drive .
4 . Final plans and profiles for sewer and water shall be developed and
approved by the Tompkins County Health Department for final subdivi -
sion approval hearing .
Mr . Fabbroni stated that these are the approved plans by the Health
Department Sanitary Engineer . Mr . May asked Mr . Jonson if he does plan
to put in a line to complete the loop to Siena Drive . Mr . Jonson replied
in the affirmative . Mr . May asked Mr . Jonson if it would be possible for
him to put a walkway for the people to provide access from Siena Drive
to the park ? Mr . Jonson replied yes 'A hat would be no problem .
5 . Since it would appear that the drainage courses are along the lot
lines , not clearly shown , they should be , such being a major area of
concern . Therefore , the final map shall show some scheme for draining
the water off the knoll area along the lot lines as they are shown
on the preliminary map ; some scheme that the developer is committed
to , but with the understanding that if , during construction , some
minor changes become necessary , such changes can be handled at that
point .
Mr . Jonson stated that they will work very closely with the Town to
make sure that nothing is unsatisfactory . Mr . Mazza asked if those
things can be shown adequately on a map ? Mr . Fabbroni replied that to a
point only and he stated that little modifications , final grading of the
house , would be handled as a part of final site inspection and issuance
of certificate of compliance . Mr . Jonson commented that he cannot get a
building permit unless the requirements are met .
Mr . Fabbroni stated that he thought at this point Mr . Jonson could
show arrows on the map that indicate the swales that will be there - -
how deep is another question . Mr . May stated that he did not see this
as being restrictive to Mr . Jonson , but as an indication . Mr . May com-
mented that we have a lot of people with concerns and we should look to
that . Mr . Jonson stated that he appreciates that fact and he will live
up to it .
6 . Final typical roadway cross - section plan of exact location of the
proposed roadway , especially in the area of the two houses most
concerned , those of Keller and Schmitt on Texas Lane , shall be
required and show that proposed construction will comply with the
Town of Ithaca Highway Specifications , and further , that under
Section 277 of the Town Law , in the course of the surveying of the
lots , monumenting at the corner lots is required .
Mr . Fabbroni stated that as far as he can tell the intention was that
the traveled portion of the road would be shown particularly in the area
of the Keller property . He stated that the 20 foot traveled portion of
the road should be tied down so that the people there have an assurance
and know to what extent it will protect the line of evergreens .
Planning Board - 14 - May 1 , 1979
Mr . Fabbroni said that a typical cross - section for base construction
and oil treatment to meet Town specifications are points he does not see
addressed .
Mr . May asked about the monumenting . Mr . Fabbroni described the
requirement for monumenting and added that it is to be something sturdier
than pins and typically a hollow 4 " pipe filled with concrete .
Mr . Jonson said that he agreed with the monumenting as described by
Mr . Fabbroni , Mr . Fabbroni added that you would normally show them with
a different legend than property pins . Mr . Jonson said he would take
care of that too . Mr . Fabbroni stated that the specific location of the
proposed roadway , where it will lie within the 50 ' strip of land , is
missing .
7 . The design of water and sewer services must be in compliance with the
Tompkins County Health Department requirements , which are , among
others : sufficient hydrants ; sufficient pressures for faire flows ;
sufficient number of manholes ; maximum spacing of manholes ; sufficient
valves ; sufficient grades ; it being clear that such Health Department
approval will not be forthcoming unless their requirements are met .
Mr . Fabbroni said that there was no problem here , they have full
Health Department approval .
8 . All of the foregoing shall be set forth to the reasonable satisfaction
of the Town Engineer and the Planning Board as set forth in Town Law
Sections 276 and 277 , as amended .
Mr . Fabbroni stated that this condition presents no problem ; the
Board concurred .
Mr . May stated to Mr . Jonson that there are a few points which he has
not brought to the Board at this point .
Mr . Jonson stated that he has the survey map ; he asked that Mr . May
please clarify what he has not done .
Mr . May noted that one item referred to the 50 ' strip of land for
the road .
Mr . Mazza stated that the Board would like to know , for their
approval , the drainage courses which are a major point ; the exact location
of the proposed roadway into the proposed development as this has not
been identified except with the 50 ' boundaries of the land . Mr . Mazza
stated that Mr . Jonson has agreed to do monumenting and road cross - section
for the 50 ' strip . Mr . Mazza said that the Board wanted Mr . Jonson to
show swales direction , drainage course swales direction .
Mr . May stated that it would be his opinion that Mr . Jonson does
not have a couple of the items completed at this point and that he would
propose to this Board that this Public Hearing be adjourned .
MOTION by Mr . Montgomery May , seconded by Mrs . Liese Bronfenbrenner :
RESOLVED , that the Town of Ithaca Planning Board adjourn and hereby
does adjourn the Public Hearing being held this date in the matter of
consideration of Final Subdivision Approval for a 13 - lot Subdivision
backlot of Texas Lane and Siena Drive , NINE LOTS IN THE TOWN OF ITHACA ,
Planning Board - 15 - May 1. , 1979
Town of Ithaca Tax Parcel No . 6 - 71 - 1 - 9 , until May 15 , 1979 , commencing at
7 : 30 p . m . , at which time upon presentation by the developer of the
- following additional information , said Public Hearing will continue and a
final decision reached .
1 . The plan shall show drainage courses as they will flow from the
knoll along the highway right of way and along the lot lines
for the three lots at the end of the cul de sac to the stream to
the south .
2 . The plan shall show the exact location of the proposed roadway
in plan view particularly where it enters the proposed develop -
ment from Texas Lane and a typical road cross - section showing
material and width .
3 . Proposed monuments shall be distinguished from property pins .
There being no further discussion , the Vice - Chairman ca :Lled for a
vote .
Aye - May , Baker , Bronfenbrenner , Mazza , Schultz , Grigorov .
Nay - None .
Abstain - Stanton .
The MOTION was declared to be duly carried .
Mr . Stanton stated that the reason he abstained is not because he
opposed the development but that he is concerned about the delays . He
wondered if there could not be some way that the process could be
improved . He asked if there were any way that the process of the meeting
of the minds could be speeded up , at least with the Village who seem to
be digging their heels in .
Mr . Jonson stated that he will be glad to meet with the Village
Board before the 15th of May . Mr . Jonson stated that he has lived by all
the rules ; he has tried to be fair ; there are a couple of concerns he
will answer on May 15th .
Mr . Anderson asked if Mr . Jonson does decide he wishes to meet with
the Village Board and we can arrange a meeting with the Board , will there
be an opportunity for other questions to be interposed or is the Town
still going to handle its own end and the Village theirs ?
Mr . May replied that he was sure the Town will be happy to discuss
questions with them .
Mr . Anderson spoke of the so - called " bold solution " that Mr . Desch
had introduced and its different point for the cul de sac involved
present house not going out . He asked if the plans allow for access on
to Siena Drive ? Mr . Fabbroni answered yes to both points .
Mr . Jonson stated that he has donated the park and if the Town in
the future wants a road they can have it .
Mr . Anderson noted that this would naturally involve going over the
trees and the knoll .
Mr . May stated that if the developer requests a new plan , then this
Board will review it .
Planning Board - 16 - May 1 , 1979
Mr . Anderson stated that they have never been officially notified .
Mr . Jonson stated that he has no plans to develop in Cayuga Heights
14 0 for at least two or three years .
At 10 : 00 p . m . , Vice - Chairman May declared the Public Hearing in the
matter of the Ivar Jonson subdivision approval adjourned until 7 : 30
p . m . on May 15 , 1979 , in the Board Room of Town Hall .
ADJOURNMENT
Upon Motion , the Vice - Chairman declared the May 1 , 1979 , meeting of
the Town of Ithaca Planning Board duly adjourned .
Respectfully submitted ,
Nancy M . Fuller ,
Secretary .
40
A G E N D A
TOWN OF ITHACA PLANNING BOARD
TUESDAY , MAY 11 1979
7 : 30 P . M . PUBLIC HEARING : Consideration of Site Plan Approval
for 20 ' x 20 ' addition 'to rear of Store ;2 , Judd Falls
Wines and Spirits , East Hill Plaza , Town of Ithaca
Tax Parcel No . 6 - 62 - 2 - 1 . 121 . S . Knowlton .
7 : 45 P . M . PUBLIC HEARING : Consideration of recommendation for
Re - zoning of 1 . 05 acres from Business " C " and
Residential District R - 9 to Multiple Residence
District . A portion of Town of Ithaca Tax Parcel No .
6 - 43 - 1 - 3 . 2 , Danby Road " Art - Colony " : E . Monkemeyer .
8 : 30 P . M . PUBLIC HEARING : Consideration of Final Subdivision
Approval for 13 lot Subdivision backlot of Texas Lane
and Siena Drive , 9 lots in the Town of Ithaca , Tax
Parcel No . 6 - 71 - 1 - 9 . I . Jonson .
10 : 00 P . M . ADJOURNMENT .
Nancy M . Fuller
Secretary
NOTE : IF ANY MEMBER OF THE PLANNING BOARD CANNOT ATTEND , PLEASE
NOTIFY ME IMMEDIATELY AT 273 - 1747 .
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 Hearings to be held by the Planning Board of the Town of
Ithaca on Tuesday , . May 1 , 1979 , in Town Hall ., 126 East Seneca Street ( second
floor ) , Ithaca , NY , commencing at 7 : 30 p . m . , as per attached .
Location of sign board used for posting ; Front Entrance to Town Hall .
0
Date of Posting ; April 23 , 1979 .
Date of Publication ; April 26 , 1979 .
Ed d L .. . Bergen
Town Clerk
Town of - Ithaca
State of New York
County of Tompkins SS . .
Town of Ithaca
Sworn to before me this 26th day of April ].q 79 .
NO TARP
V�+,g'1R1 c� St Z�a'j25 Cpofl .i -
ob S k s
,9 fig;
tyo{aYY Y 1.10• �otn4 �b3Q. l .
® Q`�a>>f Eg4�es Mai
ZThursday, April :265 1979 I HACA JOURNAL 29
I Legal Notices 1 - Legal Notices J
'•i ' TOWN OF ITHACA PLANNING
BOARD, NOTICE OF PUBLIC ,
HEARINGS; TUESDAY, MAY 1 ,
1979.
By direction of the Lhairman ,of .
therPlahning Board, NOTICE IS
HEREBY GIVEN that Public
4 Hearings will beheld by the Plan--
ningBoard *of the Town oflthacaon
Tuesda)A ay 1 , 1979, in Town
Hall, -126 East Seneca Street ( sec-
and 'floor ) ,% Ithaca, N . Y ., at the
following times and on the follow-
ing! mafters : k '
7 :30 P.M: Consideration .of Site
Plan Approvahfor 20'x20' addition
+ to Fear of Store p2, Judd Falls
Winesand_ Spirits,s, ast,HillPlaza, i
Town of :& IM6 a;r.Tax , Parcel No.
r : 6-62-2-1 . 121 . S"Knowlton . °
7 ;45 P"M.-Consideration of rec-
� ommendation for Re-Zoning of'1 .05 1
` . acres from Business"C" and Resi- '
dential District R-9 to Multiple
Residence District. A portion of
Town of Ithaca Tax Parcel No.
6-43-1 -3.2, Danby Road "Art Co- 1
lony". .E . Monkemeyer.
8 :30 P.M. Consideration of Finaltl
Subdivision . Approval for 13 lot (
subdivision backlot or Texas Lane j
and Siena Drive, 9lots in the Town j
of Ithaca, Tax Parcel No. 6-71 -1 -9„
I . Jonson .
I Said Planning Board will at said (
times and said place hear all per-�
�- "son•s' in support of such matters or
objections thereto. Persons may
appear by,agent or in .person.
Edward-L--Bergen '-
Town Clerk
° Town of Ithaca
April' 26, 1979 - I
TOWN OF ITHACA PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
TUESDAY , MAY 1 , 1979
By direction of the Chairman of the Planning Board , NOTICE IS
HEREBY GIVEN that Public Hearings will be held by the Planning Board
of the Town of Ithaca on Tuesday , May 1 , 1979 , in Town Hall , 126
East Seneca Street ( second floor ) , Ithaca , N . Y . , at the following
times and on the following matters :
7 : 30 P . M . Consideration of Site Plan Approval for 20 ' x 20 '
addition to rear of Store #2 , Judd Falls Wines and
Spirits , East Hill Plaza , Town of Ithaca Tax Parcel
No . 6 - 62 - 2 - 1 . 121 , S . Knowlton .
7 : 45 P . M . Consideration of recommendation for Re - zoning of 1 . 05
acres from Business " C " and Residential District R- 9
to Multiple Residence District . A portion of Town of
Ithaca Tax Parcel No . 6 - 43 - 1 - 3 . 2 , Danby Road " Art
Colony " . E . Monkemeyer ,
830 P . M . Consideration of Final Subdivision Approval for 13 lot
Subdivision backlot of Texas Lane and Siena Drive , 9
lots in the Town of Ithaca-, Tax Parcel No . 6 - 71 - 1 - 9 .
I . Jonson .
Said Planning Board will at said times and said place hear all
persons in support of such matters or objections thereto . Persons .
may appear by agent or in person .
Edward L . Bergen
Town Clerk
Town of Ithaca
Dated : April 23 , 1979
Publish : April 26 , 1979 _
' AFFIDAVIT OF SERVICE BY MAIL
STATE OF NEW YORK SSS :
COUNTY OF TOMPKINS
Nancy M . Fuller , being duly sworn , deposes and says , that
deponent is not a party to the actions , is over 21 years of age
and resides at 316 Turner Place , Ithaca , N . Y .
That on the 25th day of April , 1979 , deponent served the
within Notice upon :
Evan N . Monkemeyer Forrest Sanders
123 East King Road 1034 Danby Road
Ithaca , NY 14850 Ithaca , NY 14850
Herbert Monkemeyer Dell Grover
8421 Chapin Parkway 415 Hillview Place
Jamaica , NY 11432 Ithaca , NY 14850
E . L . Rose Gostanian Monkemeyer Lenora Ann Monkemeyer
1058 Danby Road 719 Livingstone Avenue
Ithaca , NY 14850 Syracuse , NY 13200
Emil Policay , Director Joyce Layton
Buildings and Grounds 1029 Danby Road
Ithaca College Ithaca , NY 14850
Ithaca , NY 14850
Joseph Pech
Jack Herman & S . Gilbert 1021 Danby Road
277 Esplanade Drive Ithaca , NY 14850
Rochester , NY 14610
Helen R . Sager
Sam & Ruth Peter 1019 Danby Road
1083 Danby Road Ithaca , NY 14850
Ithaca , NY 14850
Robert B . DeKay & Wm . H . Long , Jr .
Edward Barnett 130 Enfield Falls Road
107 King Road East Ithaca , NY 14850
Ithaca , NY 14850
Pierson & June Miles
Robert Pedecs 1115 Danby Road
111 King Road East Ithaca , NY 14850
Ithaca , NY 14850
Richard W . & Ethel Wurzel
Robert Farley 1119 Danby Road
1050 Danby Road Ithaca , NY 14850
Ithaca , NY 14850
Joan A . Wordelmann
Arthur Parkin 1123 Danby Road
1048 Danby Road Ithaca , NY 14850
Ithaca , NY 14850
Anthony L . Leonardo
Eugene Eberhardt 1132 Danby Road
1040 Danby Road Ithaca , NY 14850
Ithaca , NY 14850
Joseph F . & Jeanne M . Salino
Andrew Cone 459 Troy Road
1032 Danby Road Ithaca , NY 14850
Ithaca , NY 14850
Alan R . & Linda J . Wurzel
Fred Stolz 1032 Danby Road
113 King Road East Ithaca , NY 14850
Ithaca , NY 14850
Ali , Lucien & Vaughn
Edward Whitlock Mat Associates
115 King Road East Gridley Building
ARL Ithaca , NY 14850 105 East Water Street
qF Syracuse , NY 13202
Sharon Staz
117 King Road East
Ithaca , NY 14850
- 2 -
Ivar Jonson Jack Rogers , Village Engineer
I . J . Construction Co . , Inc . Village of Cayuga Heights
111 North Plain Street 836 Hanshaw Road
Ithaca , NY 14850 Ithaca , NY 14850
Harry R . & Jean M . Keller C . Edwin & Frances W . Dayton
213 Texas Lane 320 Siena Drive
Ithaca , NY 14850 Ithaca , NY 14850
Harold & Sondra Kuntz Mary A . Hamlet
211 Texas Lane 322 Siena Drive
Ithaca , NY 14850 Ithaca , NY 14850
Maureen M . Schmitt Ronald J . & Mary M . Kuhr
215 Texas Lane 324 Siena Drive
Ithaca , NY 14850 Ithaca , NY 14850
Michael J . & Marina B . Todd Stuart L . & Constance H . Shapiro
_ 217 Texas Lane 326 Siena Drive
Ithaca , NY 14850 Ithaca , NY 14850
Arthur L . & Enid S . Ruoff James H . & Donna U . Warren
216 Texas Lane 328 Siena Drive
Ithaca , NY 14850 Ithaca , NY 14850
Raymond P . Driscoll , et al Nicholas P . & Pauline B . Naioti
214 Texas Lane 330 Siena Drive
Ithaca , NY 14850 Ithaca , NY 14850
Madison & Mary Wright Allan A . & Denise A . Lentini
212 Texas Lane 332 Siena Drive
Ithaca , NY 14850 Ithaca , NY 14850
Fred G . Marcham , Mayor Dan C . & Charlotte J . Farris
Village of Cayuga Heights 334 Siena Drive
836 Hanshaw Road Ithaca , NY 14850
Ithaca , NY 14850
George J . Raleigh
Shailer S . Philbrick 1010 Hanshaw Road
117 Texas Lane Ithaca , NY 14850
Ithaca , NY 14850
Herbert Bruckner
Ronald E . Anderson 1018 Hanshaw Road
116 Texas Lane Ithaca , NY 14850
Ithaca , NY 14850
By depositing same enclosed in a postpaid addressed wrapper ,
in a post office under the exclusive care and custody of the
United States Post Office Department within the State of New
York .
Na cy M . Ofuller
Sworn to before me this
26th day of April , 1979 ,
'lea
Notary Public
GERTRUID H. BERGEN
Notary Public, State o: New Fork
No. 55-5278725
Qualified in 'Tompkins C0
Term Expires March 30, 19
TOWN OF ITHACA PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
TUESDAY , MAY 1 , 1979
By direction of the Chairman of the Planning Board , NOTICE IS
HEREBY GIVEN that Public Hearings will be held by the Planning Board
of the Town of Ithaca on Tuesday , May 1 , 1979 , in Town Hall , 126
East Seneca Street ( second floor ) , Ithaca , N . Y . , at the following
times and on the following matters :
7 : 30 P . M . Consideration of Site Plan Approval for 20 ' x 20 '
addition to rear of Store #2 , Judd Falls Wines and
Spirits , East Hill Plaza , Town of Ithaca Tax Parcel
No . 6 - 62 - 2 - 1 . 121 . S . Knowlton .
7 : 45 P . M . Consideration of recommendation for Re - zoning of 1 . 05
acres from Business " C " and Residential District R- 9
® to Multiple Residence District . A portion of Town of
Ithaca Tax Parcel No . 6 - 43 - 1 - 3 . 2 , Danby Road " Art
Colony " . E . Monkemeyer .
8 : 30 P . M . Consideration of Final Subdivision Approval for 13 lot
Subdivision backlot of Texas Lane and Siena Drive , 9
lots in the Town of Ithaca. , Tax Parcel No '. 6 - 71 - 1 - 9 .
I . Jonson .
Said Planning Board will at said times and said place hear all
persons in support of such matters or objections thereto . Persons .
may appear by agent or in person .
Edward L . Bergen
Town Clerk
Town of Ithaca
Dated : April 23 , 1979
Publish : April 26 , .1979
�J
of
0-00on AW
WA
6A
;K
py v644 Aftt
444 N
A
lei
„ y
C�
'o
o
�-
YtGO—/e�swt�w��/_QL�506
aP�
3=;-b S � e44vA j1 r
i
c li
Y
I
-------- --- --
I
If �
t
i
� II
LIQUO-r- STORE - f
1
f Ii
� f
j N
• - O
18
1
i
,
i
I •
I
_ o
4
_ a
I
TOTAL ADN
-[C- 411
!� 0P0s �� 1I IT10 I T 5T0. RE - 2
sTeR - R 111 oc, M
11 111 '1 N ' /� c I 0 APPROVED BY : DRAWN BY
SCALE: 4 /� �,r. e-- dV " �C "7 REVISED
I `t DATE: - 10 — ! ,
E Y -F R C� ;.� C r,; . i E
�, r.it - 60
o !
DRAWIN�UI�B E6,
AST I L
L PLAM / f� 6 �
' t
i..4 IF
t
_ I N 0 .► I eL 6-06-
.00 y . \. *001
_
86 '6101 \
njo
r \
M 00 111 OL 6 -•-
1 E
100'001
,
WI ;
O O
O O O O
O O
w O °
♦ O O
0 O_ W O o
0 > 0
q Q
W a
2
u
,9100— , 66 '9ff M ,00 bl • L S +
, arss ' �� ,66 ' 904
0 $
0
0
m '
Ip
m
o
o ,
' W
c
w
> F a
a
a
a
O —
0
m
h _ Dt .•
'.5i 'Oe
- O
0 N
a '
n
14
Z
N
4 {
• r . . vR2O fj�i� '•Iy'' u
.0-1nS' ,- 6_. _t _ -•.�-..nn- _ NNaWL
S A^—• g
rnWNNZ a,Q 9O
w
'-
•fuQ 3Lf'_„N`.
r,
W
N!•
� L'6A�4fi0t�♦10Qtl
Q
9�
-
UOO Q
Q) O 0
CO100 Oz OD
= m
w>
--,9D 4p [ 19i
,00IGM
3 ,OO , bI
p10 •
p0 ' sW
cc
> tl
Nvp ��r ' pN O
0
I” d;,
O �
m 0Sp
0 -60M •00
00 C, X
c
'
Z1d
1�.
'W0QQ
.
106 6
O
MOO200 >W
a N�
PO_
„ a
yE
z
• 1
47 . IT 4. -
IF I
IF
I. `
rnrrwlr ,i�lf� ; ,•"~
. .,
i
IF
IF
It
I IF
a R `
V.±h,�
' O 1 O 3?
IF
' N
\`
N d ja^ '[ r
w
LI
� � N
Y wA { y
W o y
IFIF 0 IFF 1.
y U u v \ y - s w `t I.
Z IF
IF
10-
;.
Z V W .k. OU r! ^ S YIF I
c i Ild'It,'.i.
N t
Nz p •
Q IF7
W z 1IF
W w A ti,: W = CJ
W Q 4
IF
It
• 1 - i IFIL - e
. . . .. .. . . - i- IF
IL
F.r ..j
IF
NNNIF
-
fit- I� f- A
FIFFIdd
Id
2
N _ p _ �
- •
\ O +" -
• O N ?' S
Z N M
4 W N
\ ¢
ZOM
03 \ OOW
m
4 N
$ 0 r toe
d 0 \ = V W P P w
. bd u ozI mmm IF.I .. IF
FLIF IF IF IF
• /tet \ H Z ¢
I. > U > IF
o0 z0Z ` -
\ H N -:
rn/oY \
'm 8 .1 000
\ w www I , IF
090 1 IF
\ 4 i » > y^ .
IF
IF L
fId
FILL It/ 4 1
0,0
IF LI
A
` O
o
o M o0 S
I *as IF
Id I IF
IF I'd
w # -
tk � >
„i
x300 * .. :sIF
c
Y `reStN r
IF
- t
W 00 C
OLFLI
-
. O C N b :.Y
AI ILL.
- Cl
IF IF
A q
IF
W u O
n
> N
4 ' , I 'd IF
+
IF I IF I
aIF
IF I
-....r.
It IF
BO v i +d .LIN
fuOfN i j
W i
IF
W aIF IF
X3..00 90 x d r
. 00 , f
IF
w IF
/ 4i J
m 0
r
1, ^ n W 00 w
o > J
n N a _
u
IF 3 W w IF ab
IF
N
'.. 1 •
p p WW CD
Q J
q O ¢ iIF
d J p 4 W # , ',
J2 JO O _ •R
_ .
N > Y O r
IF
O ¢ ,
N
— W d
v+ m 1 0 ca
W � O N W . . _
IL
¢ o ¢ r a
u i W of 0 = .
. = w ¢ 0 . ..
m FILL
Z z u u
N W ¢ Y > Z
N O r F• ¢ ¢ >
/ 0 4 W Q .
Q Z W d to a
O .
O s
p w
b r t
y - A..
. # Ip
O tIF
t
/ J >„T ,
82 ;20 OFSy 2 - - --
2
o oIF I
rt
/ 0gf
W 60 0ev IF,
0p0 N ` 3
FILL
door F . IF
J ,
'L '
IF
/ ,
I /
3 K
IF
i / ;
h F7 If
O
N h N b '. '�
&Idd
i -
LIF / 4 rIF ILL I
IF
IF
_ J _ tf
IF
Idd "d - Ft
_ I _ / IF
��: + 33.Lt 10oSN
It
FILFouIFI IFr
dt
IF
IF IF
IF
W • {Y .
a � { 8
m o0
a! N
m v
IF
II
Q • a� .'
FLIP I,
F IF
u 4 ,
e O
IF I
V`7 m I W N _ L a
r ��
W e .;M1�i
W o
6
N
PFF
hIN
FILL I
H
N Y W
O ^ 4
p0 � V, a C
IF I
It
• Q l a _
,.i
IF
I IF
{a IF
���� _ 1
IF
. 6'
W
WIF I IF I
.SIV , . . IF
m . . - . .
W Y
r
I IF IF r
FLO
m 3LL
a a
IF
r• # . .
•� ��r IF
. .
FI
C .I
t .
. .
IF
I ,,.
IL
If I
�✓. .
LILL
1, e • ^'
/ a
O #
WAR JONSON p � Cp . Phone : ( 607 ) 272 -564 ;
� 0 b pd \
y Cp RESIDENTIAL
i APARTMENT BUILDING
111 N . Plain St . Ithaca , N . Y . 14850
i ay 3 1979
REC , 1V E �
F . G . Marcham W1 1979
836 Hanshaw Road TOWN OFITHA.CA
Ithaca , New York 148 0
Dear Mr . Marcham ,
In regards to my letter April 17 , 1979 . I was
to attend the Cayuga Heights Planning Board meeting
on 1.1ay 21st . at 7 , 30 . Mr . Philbrick and Tilr . Anderson
have requested the meeting to be moved up befor the
Ithaca Planning Board meeting which is scheduled for
Tday 15th . I would be - happy to . . atte:ld any public
meeting anytime befor the } th:
� ncerely�
I 'Nlar Jonson
I . ,T . - G,onstruction
Cc : harry Frabboni
to ,-am engineer
t
or
TbiPKINS COUNT �fD_ 4A HENT OF HEALTH
0 .
ICAl p
A. ArrNEre MID. 1207 Tr„®omb" R+o/
CERTIFICATE OF APPROVAL OF REALTY SUBDIVISION
IS ION K... York i
c..�+. ». of M*6K PLANS .�� ►1.o" 27147V2
�G pal (
To : Ivar Jonson R 1
Plain Street
111 North
Ithaca , New York 14850 N (ft I
This certificate is issued under the provisions of Article VIII of
the Tompkins County Sanitary Code in connection with the approval of plans f
I
on April 30 , 1979 for your realty subdivision known as
f ' LISA LANE SUBDIVISION - LOTS 1 - 9
This certificate is valid for ten ( 10 ) years from the plan approval i
date .
Thefollowing data was furnished in connection with the submission of
the plans :
Location : Off Texas Lane , Town of Ithaca
Ac � s ( approx . ) 6 No ., of Lots 9 Size ( approx ♦ ) 110x200
O* r intends _ to Build houses
Topography Gentle Slope
Depth to groundwater 15 inches
Soil Clay and Silt Loams Wyk
Grading ( cut or fill ) 10 feet cut ; 6 feet fill
Drainage Drainage ditch to east
Water Supply Town of Ithaca Water District
Sewage Disposal Town of Ithaca Sewer District
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 .
2 . That a copy of the plan as approved this - date shall be filed in
the Office of the Clerk of the County , of Tompkins :
. .
By :
P • E .
Cc County Clerkohn M . Andersson
Clerk or •(T ) f b1ic Health Engineer
Engineer - William Albern , P . E .
Surveyor _ Clarence Brasher
Lawrence Fabbroni , Top►n Engineer; ; _
WAR 10aSON O � CO . Phone : ( 607 ) 272 - 564
� • COS \ RESIDENTIAL
i APARTMENT BUILDING
111 N . Plain St . Ithaca , N . Y . 14850
April 17 , 1979
F . G . Marcham
836 Hanshaw Road '(O
Ithaca , New York 14850,
Dear Mr . . : 1' archam ,
I would like to submit my plans to the Village
of Cayuga Heights for the proposed Sub - Division
for the land located at the rear of Texas Lane
extension in the Town of Ithaca , drwm by V . F .
Albern , P . E . , Dated 2/8/79 .
` I will be at the Cayuga Heights planning; board
meeting on May 21 , 1979 at 700 , in less I hear other -
wise from you .
Ipcerely
` L
Ivar R . Jo on
I . J . Co Jo
Cc : Larry Frabboni
town engineer
1�;
VILLAGE OF CAYUGA 4HEIGHTS
Office Hours 836 HANSHAW ROAD �� "tOj Telephone
9 A.M. - 4 P.M. ITHACA, N.Y. 14850 ;� �� 6074574238
April 27 ,, 1979
Mr . Henry Aron , Chairman
Planning Board
Town of Ithaca
126 . E . Seneca St .
Ithaca NY 14850
Dear Mr . Aron :
ti Thank . you for your . letter of ' April . 24 : with the accompanying
Notice of Public Hearing which we : received . yesterday . . The
time set for the Public . Hearing causes us some difficult - pro—
blems .
The first is - that after all these weeks of attempting to meet
with Mr . Jonson we have notbeen able to persuade him to join
us . He has promised to appear before our regular Village . Board
meeting on the 21st of May . Our judgment is that until we - have
had this meetingwith him any decision ' by' your Board on the
matter of this development ought ' to be held over. It is the -
case that in your notice you refer to the fact that you will
consider at 8 : 30 p . m . on May l . final . sub -division approval ,.
for the total 13 lots of the subdivision . . This confirms us
in the view that your Board and we ourselves ought to postpone
a final judgment until we have met face to ' face with Mr . Jonson.
There are one' - or two other matters that point- in the same direc —
tion . We have not received from Mr . Jonson drawings which indi -
Cate elevations . such as. would make it possible for us, , to judge
whether the sewer system he has proposed will meet the * specifi -
cations which we regard as • necessary .
Further , in connection with the concern we . have regarding . the use of
Texas Lane as an outlet for the Jonson ' development ,we - have con-
ducted with equipment supplied by the Town , traffic counts on . .
North Triphammer Road . The necessary analysis of this count we
- 2 ' -
are .unable to bring intoefocus until . a date � later ' than May 1 . And
finally , the recommendations regar,.ding an alternative outlet from
the development by way of SienawDrive , which wedpassed to Mr . Desch
and Mr . Fabbroni after our discussionswith thein , have sofar called
forth a response which , as I have informed Mr . Desch , makes neces -
sary further discussion^ between him and Mr . Fabbroni on the one side
and one or two ofour group, on-' the other . -We ,
thnk satisfactory
response is a necessary preliminary to the ' final decision .
1 .
Yours sincerely ,
F 'cham, Mayor
Village of Cayuga Heights
f
TOWN of ITHACA
126 EAST SENECA STREET
:® ITHACA, NEW YORK
14850
April 24 , 1979
Hon . F . G . Marcham , Mayor
Village of Cayuga Heights
836 Hanshaw Road
Ithaca , NY 14850
Re : Paradise Lane " Subdivision
Ivar Jonson , Developer
Dear Mayor Marcham :
You will note from the enclosed Notice of Public
Hearings that the Town of Ithaca Planning Board will be
considering , among other matters , final subdivision
approval in the matter of the proposed Paradise Lane Sub -
division , 9 lots Town of Ithaca , on Tuesday , the first
day of May , 1979 .
The Public Hearing has been set for 8 : 30 p . m . Please
consider this letter as your invitation to attend our
meeting . We should be pleased to have you or any member
of your Village Board participate in the discussion of
this matter of mutual concern to our municipalities .
Should you be unable to attend , your designated represen -
tatives will be most welcome .
Yours very truly
Henry Aron , Chairman
Planning Board
of
enclosure
cc - Noel Desch
Shailer Philbrick
Ron Anderson
® Jack Rogers
V • �'4 VILLAGE OF CAYUGA HEIGHTS
836 HANSHAW ROAD Telephone
Office Hours 607.757-1738
ITHACA
9 /�M. - 4 P.M. , N .Y. 14850
Q .
April 16 , 1979
Mr . Noel Desch , Supervisor
Town of Ithaca
126 East Seneca St .
Ithaca NY 14850
Dear Noel :
Thank you for your letter regarding an alternate "bold " solu-
tion of the Texas Lane problem . I have talked it over with
Jack Rogers and Shailer Philbrick and find them in agreement
that your suggestion presents problems .
I think that , troublesome as it may sound , our best plan may
be to meet again and discuss the matter further along with
the proposals made by Jack and Shailer .
Yours sincerely ,
� �G : " Marcham , Mayor '
Village of Cayuga Heights