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HomeMy WebLinkAboutPB Minutes 1985-05-07 4 e' • TOWN OF ITHACA PLANNING BOARD MAY 71 1985 The Town of Ithaca Planning Board met in regular session on Tuesday , May 7 , 1985 , in Town Hall , 126 East Seneca Street , Ithaca , New York , at 7 : 30 p . m . PRESENT : Chairman Montgomery May , Bernard Stanton , Virginia Langhans , Carolyn Grigorov , Barbara Schultz , James Baker , Edward Mazza , David Klein , Peter M . Lovi ( Town Planner ) , Lewis D . Cartee ( Town Building Inspector ) , Nancy M . Fuller ( Secretary ) . ALSO PRESENT : Town Councilman Robert Bartholf , Scott Perra , Lawrence Hoffman , Claudia Weisburd , Jerold Weisburd , Bruce Ryan ( WHCU News ) , Mitchell Montagna ( WTKO News ) , Chairman May declared the meeting duly opened at 7 : 35 p . m . APPROVAL OF MINUTES - June 3 , 1980 MOTION by Mr . Bernard Stanton , seconded by Mr . James Baker : RESOLVED , that the Minutes of the Planning Board Meeting of June 3 , • 1980 , be and hereby are approved as written . There being no further discussion , the Chair called for a vote . Aye - May , Stanton , Langhans , Grigorov , Schultz , Baker , Mazza , Klein . Nay - None . The MOTION was declared to be carried unanimously . APPROVAL OF MINUTES - February 5 , 1985 MOTION by Mrs . Virginia Langhans , seconded by Mrs . Barbara Schultz : RESOLVED , that the Minutes of the Planning Board Meeting of February 5 , 1985 , be and hereby are approved as written . There being no further discussion , the Chair called for a vote . Aye - May , Stanton , Langhans , Grigorov , Schultz , Baker , Mazza , Klein . Nay - None . The MOTION was declared to be carried unanimously . APPROVAL OF MINUTES - March 19 , 1985 MOTION by Mrs . Carolyn Grigorov , seconded by Mrs . Barbara Schultz : RESOLVED , that the Minutes of the Planning Board Meeting of March 19 1985 , be and hereby are approved as written . Planning Board 2 May 7 , 1985 • There being no further discussion , the Chair called for a vote . Aye - May , Stanton , Langhans , Grigorov , Schultz , Baker , Mazza , Klein . Nay - None . The MOTION was declared to be carried unanimously . APPROVAL OF MINUTES - April 2 , 1985 MOTION by Mr . Montgomery May , seconded by Mrs . Virginia Langhans : RESOLVED , that the Minutes of the Planning Board Meeting of April 2 , 1985 , be and hereby are approved as written . There being no further discussion , the Chair called for a vote . Aye - May , Stanton , Langhans , Grigorov , Schultz , Baker , Mazza , Klein . Nay - None . The MOTION was declared to be carried unanimously . STAFF REPORT - Peter M . Lovi Mr . Lovi stated that he would like to show the Board a video recording of the accident scene on Route 96 at the Octopus on April 23 , 1985 . Prior to commencing the running of the video , Mr . Lovi spoke about a rather • serious accident which had just occurred , today , at the intersection of Pine Tree Road and Slaterville Road and which involved a school bus ending up in the ditch . Mrs . Schultz stated that there was an accident on West Buffalo Street and North Cayuga Street as she was coming to the meeting tonight . Mr . Lovi commented that this has been a bad year for accidents and recalled the terrible accident at the foot of the Aurora Street hill involving a large truck running into and over several cars and a death . Giving all due credit for notifying and alerting the office of the incident to Michael Ocello , Assistant to the Town Engineer. , Mr . Lovi proceeded to run the video which he and Susan Beeners , Town Landscape Consultant , had photographed very soon after the accident occurred . The Board members indicated that they were very impressed with the coverage and expressed their concerns about the Octopus and Cliff Street . Referring to discussions held by the NYS DOT , Mr . Lovi stated that one of the things they did , following up on those DOT discussions , was that on Friday afternoon [ May 3 , 1985 ] , he and Mr . Ocello went out at 4 : 00 p . m * with a stop watch displayed on the videotape and timed the run from Town Hall to the Hospital by all sorts of different routes . Mr . Lovi stated that they want to do this several other times over the ensuing months . Mr . Lovi stated that he would like to mention , briefly , a matter with respect to the Six Mile Creek Study Committee concerning future access points with the Circle Greenway and connections on Slaterville Road , being certain connections in the area of Honness Lane across the street from Chairman May . Mr . Lovi stated that the Committee is looking at three alternative locations and , in the course of doing this , what has come up , and is something that this Board should look at and recommend on and give a report to the Town Board , is what would be the development possibilities in PlanningBoard 3 May 7 , 1985 • the future of the land lying to the south of Route 79 , that is , between Slaterville Road and the City property . Mr . Lovi stated that this involves about 40 acres of undeveloped land somewhat similar to the land that was acquired for the Commonland project . Mr . Lovi noted that , complicating this , is that most of the frontage has been built upon and there are not many gaps between that road and the land behind . Mr . Lovi noted that we have seen examples of where the use of the official map has put a few roadblocks in the way of a subdivision , but , by the same token , there is a reason to the Town ' s looking to the mapping of several access points along Route 79 so that someone building on one of those lots would not landlock a huge amount of land inadvertently . Mr . Lovi stated that the Planning Board should look at future development of streets and lots as a function of this Board . Chairman May asked Mr . Lovi to bring to the Board a map showing this situation . Mr . Lovi stated that he would do so , adding that the study area should be from the City line to Commonland . REPORT OF THE BUILDING INSPECTOR - Lewis D . Cartee Mr . Cartee stated that the Board members had before them a copy of his April 1985 report and if there were any questions he would be glad to answer . The Report of Building Permits Issued showed that , in April 1985 , 39 permits were issued for $ 1 , 184 , 356 . 00 in improvements , as compared with April of 1984 when 27 permits were issued for $ 988 , 130 . 00 in improvements . With the Board members concurring , Chairman May stated that the April 1985 • Report was quite a report . Mr . Stanton asked Mr . Cartee what had happened in regard to the house that was going up on West King Road . Mr . Cartee stated that construction was stopped and the application for building permit was being reviewed . REPORT OF REPRESENTATIVE TO COUNTY PLANNING BOARD - Carolyn Grigorov Noting that the Board members had each received a copy of the Minutes from Mrs . Fuller , Mrs . Grigorov stated that the April 10 , 1985 , meeting of the County Planning Board was devoted to a panel presentation and demonstration of computers , with the main speaker being Dr . Samir Hanna , head of the office which Professor Donald Greenburg of Cornell University started as an independent company to provide advanced nationwide computer graphics research and development . Mrs . Grigorov reported that there will be a meeting of the Economic Advisory Board on Super Computers , with Professor Kenneth Wilson of Cornell as the speaker , on Thursday , May 23rd , at 7 : 30 p . m . , in the Assessment Department Conference Room , Chairman May thanked Mrs . Grigorov for her report . PUBLIC HEARING : CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR A 2 - LOT SUBDIVISION OF A PORTION OF THE LANDS OWNED BY TOMPKINS COUNTY , TOWN OF ITHACA TAX PARCEL NUMBER 24 - 3 - 2 . 2 ; BONNIE H . HOWELL , REPRESENTATIVE . Chairman May declared the Public Hearing in the above - noted matter Planning Board 4 May 7 , 1985 • duly opened at 7 : 55 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Chairman May accepted for the record the Clerk ' s Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on April 29 , 1985 and May 2 , 1985 , respectively , together with the Secretary ' s Affidavit of Service by Mail of said Notice upon the various neighbors of the property in question , upon the Acting Administrator of the County of Tompkins , upon the Tompkins County Commissioner of Planning , and upon Bonnie H . Howell , as Administrator of the Tompkins Community Hospital , on May 2 , 1985 . Mr . Lawrence Hoffman , Architect , and Mr . Scott Perra were present . Mr . Hoffman appended to the bulletin board a very large map entitled , " Subdivision Map of Lands of the County of Tompkins " N . Y . S . Route 96 , Trumansburg Road , Town of Ithaca , Tompkins County , New York , dated August 1 , 1984 , amended April 24 , 1985 , prepared by T . G . Miller Associates P . C . , Engineers & Surveyors , Ithaca , N . Y . , signed and sealed by Allan T . Fulkerson and Thomas G . Miller . Mr . Hoffman noted that each of the members of the Board had received a reduced [ 8z " x 1111 ] copy of a section of the very large map . Mr . Hoffman pointed out the parcels on the large map , shown as P13 [ 16 . 53 ac . ] , P8B [ 2 . 45 ac . ] , P7B [ 1 . 21 ac . ] , P7C [ 1 . 32 ac . ] , and NA [ 0 . 47 ac . ] , which are to be acquired by the Tompkins Community Hospital and added to their present land [ 37 . 38 ac . ] . Chairman May asked if there were anyone who wished to speak to this matter or anyone who had any questions . No one spoke . Chairman May asked if there need be an environmental review of this subdivision request by the Planning Board , with Mr . Lovi responding , no , and adding that that was done as part of a unified review of the physicians ' office building under the Zoning Board of Appeals [ April 17 , 198 51 . MOTION by Mrs . Carolyn Grigorov , seconded by Mr . Edward Mazza : RESOLVED , that the Town of Ithaca Planning Board grant and hereby does grant Preliminary Subdivision Approval for the Subdivision of a portion of the lands owned by Tompkins County , Town of Ithaca Tax Parcel No . 6 - 24 - 3 - 2 . 2 , as presented at Public Hearing this date , May 7 , 1985 , and as shown on Map entitled , " Subdivision Map of Lands of the County of Tompkins " N . Y . S . Route 96 , Trumansburg Road , Town of Ithaca , Tompkins County , New York , dated August 1 , 1984 , amended April 24 , 1985 , prepared by T . G . Miller Associates P . C . , Engineers & Surveyors , Ithaca , N . Y . , signed and sealed by Allan T . Fulkerson and Thomas G . Miller , and further RESOLVED , by said Planning Board , that Final Subdivision Approval be and hereby is waived . There being no further discussion , the Chair called for a vote . Aye - May , Stanton , Langhans , Grigorov , Schultz , Baker , Mazza , Klein . Nay - None . • The MOTION was declared to be carried unanimously . Planning Board 5 May 7 , 1985 Chairman May declared the Public Hearing in and the matter of the • subdivision of a portion of the lands of Tompkins County duly closed at 8 : 02 p . m . Mr . Lovi noted that the Hospital should be made aware that the Subdivision Approval is in force for 60 days following the signing of the map and that such map must be filed in the Office of the Tompkins County Clerk , The Secretary affixed the Planning Board approval stamp to the Map and Chairman May signed the Map under date of May 7 , 1985 . Chairman May stated that he wished the record to show that the Planning Board members each had received in their packets from the Secretary a copy of the Resolution of the Tompkins Community Hospital , dated April 25 , 1985 , with respect to Route 96 . Chairman May stated that , in his opinion , it was an outstanding resolution . All agreed . The referenced Resolution follows : " TOMPKINS COMMUNITY HOSPITAL R E S O L U T I O N The recent accident at the ' octopus ' has emphasized the urgent need for reconsideration of route 96 . Tompkins Community Hospital has urged the State several times to reconstruct route 96 at the earliest possible date . Each year the hospital has 10 , 500 inpatients and an additional 58 , 000 outpatients who are cared for by a work - force of 750 . It is the only hospital within a 30 mile radius . The present route of highway 96 has two major defects which have affected adversely the hospital ' s services to the Tompkins County community . The grade crossing in the City of Ithaca means that emergency access to the hospital by ambulances and other vehicles can be blocked for as much as 10 minutes by a passing train . In some cases , this might be life - threatening . The same situation could prevent fire fighting equipment from reaching the hospital . The other disadvantage of the present route 96 is the difficulty of routine access by the estimated 1 , 100 persons who travel by car to and from the hospital each day . The new route could cut actual travel time as well as stress considerably , particularly from the population center of the county . Tompkins Community Hospital is prepared to cooperate fully with plans of New York State for reconstruction of route 96 . We realize this will entail sacrifice of some of the hospital ' s property . We ask New York State , Tompkins County and the Town of Ithaca to consider the effects of their choice of route on the hospital which is , after all , a vital community service . The following points are of importance to us . - - The hospital opposes strenuously the continued use of Cliff Street as an integral part of route 96 . Relocation of the route is of paramount importance for the future delivery of high quality health services in Tompkins County . Hospital services are shifting rapidly from inpatient to outpatient services , and toward partnership between physicians and the hospital . Both trends will increase traffic to the hospital area . For example , we are constructing a medical office building connected to the hospital building which will house approximately 15 physicians . • - - The hospital favors at least a passing lane on a reconstructed route 96 to deal with the anticipated growth in traffic to the hospital area . Planning Board 6 May 7 , 1985 - - The highway should be placed as far as possible from the hospital building so as to minimize noise and dirt and to preserve the unique beauty of the hospital site . - - At various times a narrower panel than elsewhere has been discussed for route 96 where it goes through hospital grounds . ' The hospital property west of any of the proposed highway routes will be useless for hospital purposes and we are fully prepared to sell the houses to the State thereon . Given the volume of traffic to the hospital , we hope the width of the highway and other construction will meet the highest New York State standards . We pledge full cooperation to the State of New York , Town of Ithaca and Tompkins County in the resolution of problems relating to details of route 96 reconstruction on hospital property . Approved - Board of Directors April 25 , 1985 " Messrs . Hoffman and Perra thanked the members of the Planning Board for their time and consideration in the matter of the physicians ' office building adjacent to the Hospital . The Board members wished them good luck . PUBLIC HEARING : CONSIDERATION OF A REVISION TO THE FINAL SUBDIVISION PLAN FOR LOTS 71 - 75 , COMMONLAND COMMUNITY . TOWN OF ITHACA TAX PARCEL NUMBER 58 . 1 - 1 - 126 ; JEROLD WEISBURD , OWNER / DEVELOPER , Chairman May declared the Public Hearing in the above - noted matter duly opened at 8 : 05 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Both Mr . and Mrs . Weisburd were present . Mr . and Mrs . Weisburd placed before the Board a very large , wooden , colorful , model of Commonland Community . Mr . Weisburd stated that they are before the Board proposing a modification , or shift , in building location in " The Meadows " . Indicating on the model , Mr . Weisburd stated that they are taking " this " building as it was approved on the last plan [ February 5 , 19851 and which was oriented somewhat away from the pond , and moving it about 800 so that it orients to the pond . Mr . Weisburd noted that the proposal was shown on the material sent to the Board , as well as the " original " approach , and the EAF . Mr . Weisburd distributed for Board review a couple of copies of a larger plan showing the proposal entitled , " Commonland Community , Phase - III " , House Craft Builders Inc . , 1459 Slaterville Rd . , Drawing No . 5 - R , dated 1 / 29 / 85 , revised 2 / 5 / 85 , revision # 2 4 / 12 / 85 , signed and sealed by Jerold M . Weisburd , Registered Architect , Mr . Weisburd noted that there was no change in the building proposed and the buildings in The Meadows remain at the same number , adding that the building being modified is still on top of the knoll and still contains in one group 5 units . Mr . Klein commented to Mr . Weisburd that he ( Weisburd ) had said that solar orientation is no longer important . Mr . Weisburd responded that he . would not say it was not important , but it is not a huge difference because of the double walls and the performance standards maintained . Mr . Weisburd stated that people really want to look over the pond rather than to the Planning Board 7 May 7 , 1985 • south and still be energy efficient , adding that they have made that pretty clear to him . Chairman May commented that Mr . Weisburd was not actually changing the profile of the soil conditions at all . Mr . Weisburd stated that they do not even excavate any more , adding that there is , thus , no change in topography . Mr . Lovi commented that this modification was a better match actually . Chairman May asked if there were anyone present who wished to speak for or against the matter before the Board . No one spoke . Chairman May asked that the Board turn to the matter of the Short Environmental Assessment Form as signed and submitted by Claudia Weisburd , House Craft Builders , Inc . , under date of April 30 , 1985 . Chairman May noted that the Board has received a recommendation of negative impact from the Town Planner . MOTION by Mr . Bernard Stanton , seconded by Mr . James Bakers RESOLVED , that the Town of Ithaca Planning Board , acting as lead agency in the review of the proposed modification of the final subdivision plan for lots 71 - 75 , Commonland Community , approve and hereby does approve the Short Environmental Assessment Form as completed , and FURTHER RESOLVED , that pursuant to the State Environmental Quality • Review Act , Part 617 , this action is classified as Unlisted , and FURTHER RESOLVED , that the Town of Ithaca Planning Board has determined from the Environmental Assessment Form and all pertinent information that the above -mentioned action will not significantly impact the environment and , therefore , will not require further environmental review . There being no further discussion , the Chair called for a vote . Aye - May , Stanton , Langhans , Grigorov , Schultz , Baker , Klein . Nay - None . Abstain - Mazza . The MOTION was declared to be carried . MOTION by Mrs . Virginia Langhans , seconded by Mrs . Barbara Schultz . RESOLVED , that the Town of Ithaca Planning Board approve and hereby does approve the revision to the Final Subdivision Plan for Lots # 71 - 75 , The Meadows , Commonland Community , Town of Ithaca Tax Parcel No . 6 - 58 . 1 - 1 - 126 , as presented at Public Hearing this date , May 7 , 1985 , and as shown on plat plan entitled , " Commonland Community , Phase - III " , House Craft Builders Inc . , 1459 Slaterville Rd . , Drawing No . 5 - R , dated 1 / 29 / 85 , revised 2 / 5 / 851 revision # 2 4 / 12 / 85 , signed and sealed by Jerold M . is Weisburd , Registered Architect . There being no further discussion , the Chair called for a vote . Planning Board 8 May 7 , 1985 Aye - May , Stanton , Langhans , Grigorov , Schultz , Baker , Klein . Nay - None . Abstain - Mazza . The MOTION was declared to be carried . Chairman May declared the Public Hearing in and the matter of the revision to the final subdivision plan for Commonland Community duly closed at 8 : 15 p . m . Mr , and Mrs . Weisburd thanked the members of the Board . REVIEW OF THERM , INC . ENVIRONMENTAL ASSESSMENT FORM Chairman May noted that this matter was a carry -over from the Therm approval granted by the Board at its last meeting , April 16th , and further noted that the Board had received a copy of the Short EAF as completed and signed by Robert R . Sprole Jr . , President of Therm , Inc . , under date of April 25 , 1985 , and which had been reviewed by the Town Planner with a recommendation of negative impact . MOTION by Mr . Montgomery May , seconded by Mrs . Carolyn Grigorov : RESOLVED , that the Town of Ithaca Planning Board , acting as lead agency in the site plan review for the proposed relocation of a storage building on the grounds of Therm , Inc . , Town of Ithaca Tax Parcel No . • 6 - 54 - 2 - 1 , approve and hereby does approve the Short Environmental Assessment Form as completed , and FURTHER RESOLVED , that pursuant to the State Environmental Quality Review Act , Part 617 , this action is classified as Unlisted , and FURTHER RESOLVED , that the Town of Ithaca Planning Board has determined from the Environmental Assessment Form and all pertinent information that the above - mentioned action will not significantly impact the environment and , therefore , will not require further environmental review . There being no further discussion , the Chair called for a vote . Aye - May , Stanton , Langhans , Grigorov , Schultz , Baker , Mazza , Klein . Nay - None . The MOTION was declared to be carried unanimously . DISCUSSION OF GORDON TESKEY SUBDIVISION Mr . Lovi noted that the Board members had each received a packet of information dated April 16 , 1985 , with respect to Mr . Teskey ' proposed sale of part of his lot at 403 Coddington Road to his neighbor , Richard Clark of 149 Northview Road , Mr . Lovi stated that apparently since that time there • is more than one neighbor interested . Mr . Lovi recalled that at a meeting earlier in the year the Board had discussed a case where there was proposed a minor change in lot boundary and it had been decided that such a matter did not fall under the requirements of the subdivision regulations , and stated that he had been comfortable with that . Mr . Lovi noted that in the Planning Board 9 May 7 , 1985 • Teskey situation no new roads are proposed , no new lotswill be created ; land is to be added to someone else ' s land . Chairman May noted that there are to be no new owners . Both Messrs . Klein and Mazza pointed out that Mr . Teskey is taking one parcel and subdividing off to his neighbors . Mrs . Schultz stated that such a proposal was similar to that which Pine Tree Associates had done off Park Lane . It was the consensus of the Board that Mr . Teskey should present a request for subdivision . DISCUSSION OF PLANNING BOARD BY -LAWS AND POLICIES At 8 : 21 p . m . the Planning Board began its discussion with Mr . Lovi of proposed amendments to its By - Laws which had been adopted by the Board on July 22 , 1980 and recommended to the Town Board but never approved . Mr . Lovi stated that he re - typed the By - Laws on the Word Processor as they were adopted in 1980 and would like to present for discussion two changes which appear , ( 1 ) , on page 2 , Article II , Section 4 , with respect to SEQR , and , ( 2 ) , on page 4 , Article V , Section 2 , 4th paragraph , with respect to a quorum . The referenced sections were proposed to read : ( 1 ) " The Planning Board shall be responsible for those matters referred to it under the terms of the Town of Ithaca zoning Ordinance , the Town of Ithaca Sign Law , and the Town of Ithaca Environmental Review Regulations . " ( 2 ) " A quorum shall consist of five ( 5 ) of the members . Any member of the Planning Board may be excused from discussion of any matter on which that • member has a conflict of interest . Such excused member shall be counted as not present for purposes of determining a quorum . " The Board members indicated their agreement with the change , as noted in ( 1 ) above , with respect to reference to SEQR . Mr . Mazza stated that he just hoped there would never be a time when several conflicts arise and the Board could never get a quorum . Mr . " Stanton stated that he thought the two sentences added should be left in . : Mrs . Schultz read from the second paragraph of the same Article V , section 2 , as follows : " A resolution or other business shall be considered adopted if a majority of the votes cast is in the affirmative , a quorum being present . " Mrs . Schultz wondered if that would not take care of the situation . There appeared to be general agreement that the added two sentences should be taken out , however , Mr . Mazza suggested that they be left in and the word " not " be removed because it does say what the Board wants to say in that case . Everyone agreed that Article V , Section 2 , 4th paragraph , should read : " A quorum shall consist of five ( 5 ) of the members . Any member of the Planning Board may be excused from discussion of any matter on which that member has a conflict of interest . Such excused member shall be counted as present for purposes of determining a quorum . " With respect to Article III , Section 3 , Nominations , Mr . Klein wondered if the Town Board does not do that all now . Chairman May responded that they do not , adding that the Planning Board has always • recommended names and then made recommendation to the Town Board on appointments . Chairman May noted that what is " new " is bringing in two residents who are not on the Board . Mr . Klein stated that that was okay . Planning Board 10 May 7 , 1985 • MOTION by Mrs . Carolyn Grigorov , seconded by Mrs . Barbara Schultz . RESOLVED , that the Planning Board of the Town of Ithaca accept and hereby does accept as its By -Laws the five -page document as presented , discussed , and amended , and further RESOLVED , that said Planning Board By - Laws , as amended this date , May 7 , 1985 , be sent to the Town Attorney with the Planning Board ' s recommendation for Town Attorney approval and , thereafter , that said By - Laws be sent to the Town Board for their approval . There being no further discussion , the Chair called for a vote . Aye - May , Stanton , Langhans , Grigorov , Schultz , Baker , Mazza , Klein . Nay - None . The MOTION was declared to be carried unanimously . The Board members now turned to discussion of " The Town of Ithaca Planning Board Policies " . Chairman May noted that Planning Board policies can be adopted by the Planning Board , Mr . Lovi offered the following summary of proposed changes to the document as it was adopted on July 22 , 1980 . # 1 - - no change proposed . The Board indicated its agreement . • # 2 - - the Subdivision Regulations were further amended on March 12 , 1984 , and , thus , that is proposed to be noted . The Board indicated its agreement . # 3 - - no change proposed . The Board indicated its agreement . # 4 - - no change proposed . The Board indicated its agreement . # 5 - - Mr . Lovi explained that because of the Kahmi decision there have been changes in the extent to which " park land " can be required to be dedicated to municipalities and , therefore , he had proposed a somewhat more than simple change in this section . The words " park size " in the second sentence were discussed and it was agreed that the words " open space size " should be used . The Board indicated its agreement that # 5 should read : " 5 . The matter of open space preservation shall be considered with every subdivision proposal presented to the Planning Board and shall be given due and proper consideration with the Planning Board maintaining its prerogative to establish and review appropriate instruments to insure that necessary and sufficient open space is available in residential subdivisons throughout the community . Lot size , subdivision size , open space size , nearby parks , topography , etc . , shall be considered in the • decision - making process . ( Planning Board Consensus Statement April 18 , 1978 , amended July 22 , 1980 , further amended May 7 , 1985 . ) " Planning Board 11 May 7 , 1985 • # 6 - - Chairman May stated that he had trouble with the proposed change in # 6 , presently reading : " As a courtesy to the citizenry of the Town of Ithaca , it is a policy of the Planning Board to serve notice by mail of public hearings to be held by said Planning Board for the consideration of requests for changes in zoning districts , such notification being limited to a reasonable number of adjacent neighboring property owners . This courtesy in no way limits or supersedes the notification requirements set forth in Town Law nor in the Open Meetings Law . ( Adopted by Resolution July 22 , 1980 . " , and proposed to read : " It is the responsibility of all developers to publish and otherwise serve all public hearing notices required by law . Affidavits of posting and publication shall be presented to the Secretary of the Planning Board prior to any required Public Hearing . In the event that proper legal notification has not been made , the Public Hearing shall be adjourned , though an informal discussion may be conducted at the discretion of the Chairperson . " Mr . Lovi commented that , as the Board knew , as a courtesy notification by mail is done by the Mrs . Fuller when there are proposed changes in zoning districts and also , under the sub regs , for proposed subdivisions . Mr . Lovi stated that this suggestion has been made , as is the policy in the City , to make that notification encumbent upon the developer , meaning that the developer mails out all the letters and presents an affidavit as our Secretary does and has done with rezonings and with subdivisions , be they 2 - lot , 3 - lot , or as large as Commonland , and involves a great number of notices .• Mrs . Langhans wondered how far we go presently . Mr . Lovi stated that there is no language for that at all . Chairman May stated that he understood the reason for this proposal but the real worth is service to the community , adding that he thought we can take the cost , and adding further that he did not think the developer will do it . Mr . Lovi commented that that was fine , adding as long as it is understood that staff time is very considerable . Mr . Lovi stated that he thought , at least , there should be some specific limitation and suggested such words as " adjacent " , " contiguous " , with Mrs . Grigorov suggesting if including properties across the road " . Mr . Mazza commented that if the developer were to send notices , staff would have to check on the notification in any case . Chairman May suggested dropping off all the underlined portion , leaving the rest as is , and removing the parentheses , in other words , no change in # 6 . The Board indicated its agreement . Discussion now commenced with respect to time elements in re both developer submittals and mailing of agenda packets to Board members , with everyone present , including the Secretary , involved and with much give and take occuring . There was also considerable discussion with respect to two meetings per month and ideas as to how packets can be prepared in the two -week time span between the first meeting and the second . No particularized determination was made outside of the thought that packets might be better mailed earlier than the Thursday before the meeting as has been the practice for to these many years . Chairman May suggested that at this point the Planning Board Policies could be considered for re - adoption and amendment with respect to # 2 and # 5 • only . Planning Board 12 May 7 , 1985 • MOTION by Mr . Edward Mazza , seconded by Mrs . Barbara Schultz : RESOLVED , that the Town of Ithaca Planning Board amend and hereby does amend Planning Board Policy # 2 as discussed . There being no further discussion , the Chair called for a vote . Aye - May , Stanton , Langhans , Grigorov , Schultz , Baker , Mazza , Klein . Nay - None . The MOTION was declared to be carried unanimously . MOTION by Mr . Edward Mazza , seconded by Mr . James Baker : RESOLVED , that the Town of Ithaca Planning Board amend and hereby does amend Planning Board Policy # 5 as drafted by the Town Planner and as further discussed . There being no further discussion , the Chair called for a vote . Aye - May , Stanton , Langhans , Grigorov , Schultz , Baker , Mazza , Klein . Nay - None . The MOTION was declared to be carried unanimously . DISCUSSION OF PROPOSED ZONING ORDINANCE AMENDMENTS • The hour getting late , Mr . Cartee having departed , and the Board indicating its keen interest in discussing Route 96 , Chairman May stated that discussion of the proposed ordinance amendments with respect to street rights of way , residential occupancy , and dish antennae would be set aside until the next meeting [ May 21 , 1985 ] . DISCUSSION OF ROUTE 96 ALTERNATIVES Mr . Lovi stated that the New York State Department of Transportation made a presentation last Monday , April 29 , 1985 , with respect to four alternative plans for Route 96 - - A , B , C , and Null ( Do Nothing ) . Mr . Lovi stated that , unfortunately , he had only one copy which , he added , was very nicely done in four colors . Mr . Lovi laid before the Board a set of papers , four in all , being maps of Alternative A , Alternative B , and Alternative C , and a " Preliminary Comparison of Alternatives " sheet . Mr . Lovi stated that the background , or history , of Route 96 is something with which the Board members are probably all more familiar than he , however , he would note that what has changed in this area is that the State is going through a complete review cycle on the schedule of the Environmental Impact Study process in a manner similar to our SEQR review process , except , it has a few additional requirements . Mr . Lovi stated that , from what he understands of it , Richard Simberg [ NYSDOT ] is using these procedural requirements in order to focus of these alternatives and . to give him a full and complete record on which to make his determination which will then have to be ratified by the City of Ithaca ; after that , the process is complete , and either there will be an alternative built or not y Planning Board 13 May 7 , 1985 • built . Mr . Lovi stated that this whole process will take almost a year , then , 2 - 22 years to design . Mr . Lovi commented that the alternatives vary in price but not in design time . Mr . Lovi stated that work would begin , if it is approved by the City , in the construction season of 1988 . Mr . Lovi pointed out what was common to all the alternatives exclusive of the " do - nothing " -- all the alternatives have at least two bridges , however , " C " has three bridges . Mr . Lovi also pointed out one of the differences between the Federal Environmental Protection Law [ NEPA ] and the SEQR Law is that under NEPA all reasonable alternatives on a project , including the NULL alternative must be considered and an EIS prepared . Mr . Lovi stated that he would like to touch upon the three alternatives and their background . Beginning with Alternative A . Mr . Lovi stated that the reason " A " , solely a two-bridge alternative , is possible at all is due to the fact that the State requirements for the " Route 96 Project " , the design objectives , were relaxed . Mr . Lovi pointed out that it used to be that the original objective for the " Route 96 Project " was a regional improvement for the transportation within this corridor and improvement because of the Hospital . Mr . Lovi stated that that came in conflict with certain groups in the City as having too high an impact on the West End in the City and the City said , " Give us less impact " ; the State said , " no " - - that does not meet the objectives - - thus , the relaxation , so that there could be improvements in local traffic in the • West End and not both a regional solution and a local improvement as in either / or . Mr . Lovi noted that Alternative A presents the least impact local solution and " fixes " the Octopus by splitting it in half . Mr . Lovi pointed out that Floral Avenue and Route 79 will be on the existing State Street bridge ; Routes 96 and 89 will be on a new bridge - - a " Buffalo Street bridge " . Mr . Lovi noted that common to all three alternatives , " A " , " B " , and " C " , is a one way pair between Meadow Street and Fulton Street , i . e . , Meadow Street one way north and Fulton Street one way southbound . Mr . Lovi reiterated that this is common to all the plans . Mr . Lovi noted that there will be three new bridges over the Inlet - - one a replacement - - and there will be local street improvements which are more important to the City . Chairman May commented that " A " does nothing for Cliff Street ; it is strictly a local improvement . Mr . Lovi also pointed out that 9 houses down toward the Octopus on the east side ( the lower side ) will be condemned , adding that there will be a little widening with a new intersection with Route 89 and a new bridge . Mr . Lovi stated that there will be some " improvement " such that from State Street you cannot go up Cliff Street - - you will have to go back to Meadow and Fulton . Mrs . Langhans commented on the proposed widening at the bottom of Cliff Street , but just for 9 houses , exclaiming " what a bottleneck " . Mr . Lovi stated that Alternative A is what they call the " local • improvement " , adding that it will not provide the level of service which " B " and " C " will do , however , " A " will not foreclose some later improvement aaaga, some other road that could address a regional need . Planning Board 14 May 7 , 1985 According to the maps and sheet presented by Mr . Lovi , Alternative A • is described as follows : " This alternative proposes to extend Buffalo Street across the Flood Control Channel and connect to Cliff Street approximately 800 feet north of the Octopus . JMeadow Street will serve as a one way traffic pattern for north bound traffic between W . Clinton Street and Hancock Street . %Fulton Street will be extended north to connect to Meadow Street just north of Hancock Street . Fulton will serve as a one way traffic pattern for southbound traffic between Hancock Street and W . Clinton Street . 9[ State Street will be reconstructed between Fulton Street and Seneca Street . The proposed roadway section will provide a four lane roadway through this area which connects into the existing four lane roadway on State Street , west to the Octopus . 9[North Titus Avenue will be separated from W . Clinton Street near its intersection with Meadow Street . A cul de sac is proposed for N . Titus Avenue , q[Esty Street will be extended west to its proposed intersection with Fulton Street . This will insure proper circulation of traffic with the planned one way traffic patterns on Fulton Street and Meadow Street , 9[ The State Street , Seneca Street and Buffalo Street bridges over the Cayuga Inlet , east of Taughannock Blvd . will be replaced under this alternative . 9[Other minor side street improvements are planned in order to provide both proper traffic circulation at intersections and to allow parking during peak hours . These minor improvements are all contained within the existing street boundaries . 9[This alternative is at grade with the existing railroad near Fulton Street . " Mr . Lovi stated that there are two things which people should understand and that is , if you are coming on Route 13A north and you want to go up Route 96 , or go up Route 89 , under all three alternatives , you are not going to be able to do that . Mr . Lovi stated that this is a major area of friction at present . Mr . Lovi stated that you will go down Buffalo Street bridge , north on Meadow and north on Buffalo . Mr . Lovi pointed out that Alternatives " B " and " C " are similar . Mr . Lovi stated that the principal difference between " B " and " C " is that " B " is a three - lane road and " C " is a four - lane divided highway , adding that " B " going north has a truck climbing lane with one lane south . Mr . Lovi commented that there will be virtually no change with " B " and " C " actually to the Octopus as we know it , except that Route 89 will be taken out of it , adding that Route 96 will be local traffic . Refering to the " C " alternative , Mr . Lovi noted that it will be divided . Mr . Lovi stated that you will have one southbound lane which will cross over the Inlet and Flood Control Channel and merge into Buffalo Street , northbound , Routh 96 North will pick up in the vicinity of Esty Street . Mr . Lovi stated that " C " is the only one where provision for elevation for an elevated ramp , although the " low profile " proposal for " C " has elevation at grade , the " high profile " elevation goes over using a new bridge over the Inlet . Mr . Lovi noted that there will be four bridges over the Inlet and three over the Flood Channel . Mr . Lovi noted that in both " C " and " B " , the intersection of Route 96 • and Route 89 is relocated approximately 2 , 400 feet to the north , further noting that there will be a signalized intersection there . ,. Planning Board 15 May 7 , 1985 Mr . Lovi stated that it is important to remember here that the overall • grades and the slopes are not going to change , noting that what will happen is that the distribution of grades will change . Mr . Lovi commented that the principal difference is that as a result of the new alignment along the " flats " of the City of Ithaca , the grades will be generally steeper up to the Hospital . Mr . Lovi noted that , in the vicinity of the Hospital , again , there are two alternatives in " B " and " C " - - one will impact the Paleontological Research Institute and the second alternative would impact the parking lot of the Hospital . Mr . Lovi pointed out a complicating factor , which has come up in this level of review , is that both the buildings owned by the Paleontological Research Institute and the Hospital are eligible for the Federal Historical Register . With respect to this , Mr . Lovi pointed out that NEPA and SEQR are different , and stated that under NEPA if a project is eligible it must be reviewed as if it was on the Register . According to the maps and sheet presented by Mr . Lovi , Alternative B is described as follows : " This alternative proposes to extend Buffalo Street across the flood control channel and construct a new roadway along the West Hill to the Tompkins Community Hospital grounds where it is planned to connect into existing Route 96 near Hayts Road . 9[ This alternative will consist of a two lane roadway plus a truck climbing lane for northbound traffic . JTwo options in the roadway alignment are being considered near the Paleontological Research Institute ( P . R . I . ) and the Tompkins Community Hospital grounds , QRoute 89 is planned to be relocated and connected into the new Route 96 alignment near Cass Park . A connection to existing Park Road is shown from the relocated Route 89 . Also , a connection to Cliff Street is shown from existing Park Road near the south end of Cass Park . 9[A frontage road is proposed to service those properties located along Cliff Street just north of the Octopus . This frontage road will be ended near the proposed connection of existing Park Road to Cliff Street , TMeadow Street will serve as a one way traffic pattern for northbound traffic between West Clinton Street and Hancock Street . TFulton Street will be extended north to connect to Meadow Street just north of Hancock Street . Fulton will serve as a one way traffic pattern for southbound traffic between Hancock Street and West Clinton Street , 9[ State Street will be reconstructed between Fulton Street and Seneca Street . The proposed roadway section will provide a four lane roadway through this area which connects into the existing four lane roadway on State Street , west to the Octopus . 9[North Titus Avenue will be separated from West Clinton Street near its intersection with Meadow Street . A cul de sac is proposed for North Titus Avenue . JEsty Street will be extended west to its proposed intersection with Fulton Street . This will insure proper circulation of traffic with the planned one way traffic patterns on Fulton Street and Meadow Street . IThe State Street , Seneca Street and Buffalo Street bridges over the Cayuga Inlet , east of Taughannock Blvd . will be replaced under this alternative . 10ther minor side street improvements are planned in order to provide both proper traffic circulation at intersections and to allow parking during peak hours . These minor improvements are all contained within the existing street boundaries . JThis alternative is at • grade with the existing railroad near Fulton Street . " According to the maps and sheet presented by Mr . Lovi , Alternative C is described as follows : " This alternative proposes to extend Buffalo • f Planning Board 16 May 7 , 1985 • Street across the Flood Control Channel and connect into a planned four lane divided roadway along the West Hill to the area of the Tompkins Community Hospital . Buffalo Street will be a one way street east to Meadow Street and will carry southbound relocated Route 96 traffic . 9[Northbound Route 96 traffic is planned to exit Meadow Street near the Esty Street intersection . This northbound traffic will travel along a new one way connection from Meadow Street west and north to the proposed four lane divided roadway just south of Cass Park . This new connection offers an option between an at grade railroad crossing and a grade separated railroad crossing near Fulton Street . 9[Under this alternative , two options in the roadway alignment are being considered near the Paleontological Research Institute ( P . R . I . ) and the Tompkins Community Hospital grounds . %Route 89 is planned to be relocated and connected into the new Route 96 alignment near Cass Park . A connection to existing Park Road is shown from the relocated Route 89 . Also , a connection to Cliff Street is shown from existing Park Road near the south end of Cass Park . 9[A frontage road is proposed to service those properties located along Cliff Street just north of the Octopus . This frontage road will be ended near the proposed connection of existing Park Road to Cliff Street . 9[Meadow Street will serve as a one way traffic pattern for northbound traffic between West Clinton Street and Hancock Street , 9[Fulton Street will be extended north : to connect to Meadow Street just north of Hancock Street . Fulton will serve as a one way traffic pattern for southbound traffic between Hancock Street and West Clinton Street , IState Street will be reconstructed between Fulton Street and Seneca Street . The proposed roadway section will provide a four lane roadway through this area which connects into the • existing four lane roadway on State Street , west to the Octopus . 9[North Titus Avenue will be separated from West Clinton Street near its intersection with Meadow Street . A cul de sac is proposed for North Titus Avenue . 9[ Esty Street will be extended west to its proposed intersection with Fulton Street , Esty Street will be separated from Meadow Street . A cul de sac is to be constructed near its intersection with Meadow Street , 9[The State Street , Seneca Street and Buffalo Street bridges over the Cayuga Inlet , east of Taughannock Blvd . will be replaced under this alternative . 50ther minor side street improvements are planned in order to provide both proper traffic circulation at intersections and to allow parking during peak hours . These minor improvements are all contained within the existing street boundaries . " Mr . Lovi stated that another thing made very clear by DOT is the fact that under Federal Highway Law , where most of the money is coming from , no monies may be spent on highways which impact any city without that ciy ' s consent , in other words , because this project impacts the City of Ithaca it may not be built without the approval of the City , thus , the City of Ithaca has to approve anything or nothing will be built . Mr . Lovi now spoke of the way the project is being reviewed . Mr . Lovi stated that DOT is meeting with interested groups , coordinated with H . Mathys Van Cort , the City of Ithaca Director of Planning and Development . Mr . Lovi stated that they want to refine these alternatives so that when they go to the next phase , which they term " Open House " , there will be very • large scale diagrams of such a scope that you , personally , can see what these alternatives are going to mean to you as an affected or interested landowner . Mr . Lovi stated that all of these meetings will be factored into the EIS , taking them through the end of next year . Mr . Lovi noted • f c 0 Planning Board 17 May 7 , 1985 again that there must be an DEIS for each of " A ° " B11 , and " C " , and also , • for the Hospital / Paleontological and high level / low level , plus , one for the " do nothing " alternative . Mr . Lovi offered that this is a great example of the environmental review process being used as the basis for a project review timetable . Mr . Lovi noted that all five drafts will be circulating in November or December ; there will be evaluation ; there will be Public Hearings in January or February of 1986 . Mr . Lovi noted that , then , comments are taken on the draft and [ emphasizing ] in a month and a half the Final Impact Statement is to be prepared with answers to all the questions and comments raised at the Public Hearings and , then , the FEIS is filed . Mr . Lovi stated that after the FEIS is filed and the environmental review is complete , DOT will select a preferred alternative for ratification by the City . Mr . Lovi stated that if the City accepts the alternative , the project will be built ; if rejected , the project will be abandoned . Chairman May and the Board members thanked Mr . Lovi for a very fine presentation . ADJOURNMENT Upon Motion , Chairman May declared the May 7 , 1985 meeting of the Town of Ithaca Planning Board duly adjourned at 10 : 10 p . m . • Respectfully submitted , Nancy M . Fuller , Secretary , Town of Ithaca Planning Board .