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HomeMy WebLinkAboutPB Minutes 1985-06-18 TOWN OF ITHACA PLANNING BOARD JUNE 18 , 1985 The Town of Ithaca Planning Board met in regular session on Tuesday , June 18 , 1985 , in Town Hall , 126 East Seneca Street , Ithaca , New York , at 7 : 30 p . m . PRESENT : Chairman Montgomery May , Barbara Schultz , James Baker , David Klein , Carolyn Grigorov , Virginia Langhans , Peter M . Lovi ( Town Planner ) , Nancy M . Fuller ( Secretary ) . ALSO PRESENT : Ruth B . Lacy , Roger and Terry Garrison , Martha and John Hertel , W . Lambert Brittain , Harriet B . Brittain , Daniel P . Loucks , Marjorie B . Loucks , Mary W . and Isadore Blumen , Thomas G . Miller , Carrie Koplinka - Loehr , John Rawlins , Gerald A . Sincock , Lawrence Hoffman , Chairman May declared the meeting duly opened at 7 : 37 p . m . and accepted for the record the Clerk ' s Affidavit of Posting and Publication of the Notice of Public Hearings ( 4 ) in Town Hall and the Ithaca Journal on June 10 , 1985 , and June 13 , 1985 , respectively , together with the Secretary ' s Affidavit of Service by Mail of said Notice upon the various neighbors of each of the properties under discussion , upon the Regional , Manager of the Finger Lakes State Parks Commission , upon the Clerk of the Town of Ithaca , upon the Tompkins County Commissioner of Planning , upon the Tompkins County Commissioner of Public Works , and upon each of the applicants and / or agent , if any , on June 11 , 1985 . PUBLIC HEARING : CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL FOR A 6 - LOT SUBDIVISION OF LANDS OWNED BY RUTH LACY AT 122 TROY ROAD , TOWN OF ITHACA TAX PARCEL NUMBER 6 - 50 - 1 - 4 . 2 . Chairman May declared the Public Hearing in the above - noted matter duly opened at 7 : 38 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Mrs . Lacy was present . The Planning Board had before it the following documents with respect to the proposed Lacy Subdivision : 1 . Copies of those documents which were before the Board at its May 21 , 1985 meeting - - ( a ) Staff Reports ( b ) Short Environmental Assessment Form ; ( c ) Map to Show Parcel to be Conveyed by Ruth B . Lacy , 9 / 26 / 84 ; ( c ) portion of Tax Map # 50 showing Lacy property proposed for rezoning and neighbors ; ( d ) Map to Show Subdivision of the Ruth B . Lacy Plot , Troy Road , Town of Ithaca 5 / 10 / 85 , 2 . Copy of the Planning Board Minutes of May 21 , 1985 , pages 4 through 9 , in re Sketch Plat Review of the Lacy Subdivision and Rezoning request . 3 . Copy of Town Board Resolution No . 118 , Town Board Meeting June 10 , 1985 , whereby the Lacy property , Town of Ithaca Tax Parcel No . 4 Planning Board 2 June 18 , 1985 6 - 50 - 1 - 4 . 2 , 16 . 75 acres at 122 Troy Road , was rezoned from Residence District R30 to Residence District R15 , 4 . Copy of Mr . Lovi ' s Summary of Agenda Items ( June 18 , 1985 ) in re Lacy : " Consideration of Preliminary Subdivision Approval for the Lacy Subdivision . The Town Board approved the rezoning of this parcel at its meeting of June 10th . The Town Board was the Lead Agency in the environmental review . A subdivision plan for the parcel was reviewed by this board at its meeting of May 21st . Actions to be considered : 1 . Consideration of open space dedication on remaining lands of Lacy in an area convenient for common use . 2 . Preliminary Subdivision approval for the six lot subdivision . 3 . Waiver of Final Subdivision Approval . " Mr . Lovi stated that the Town Board rezoned the Lacy property to R15 at its June 10th meeting and pointed out that the proposed subdivision plan remains unchanged from that reviewed at the May 21st Planning Board meeting . Mr . Lovi suggested that the issue of open space dedication should be taken up , perhaps , to be considered with other properties to be subdivided in the future . Chairman May wondered where the possibility for open space might be . Mr . Lovi , commenting that it does not show on the subdivision map , stated that his question was more one of whether the Board would want to consider Ofthe matter of open space preservation at this time and , if yes , it may want to see same , with respect to the development of further lands of Lacy , considered in terms of the amount of land in the future . Mr . Lovi commented that the way this land has been developed in the area is very much frontage development with a lot of the land being backland . Mr . Lovi stated that he was suggesting that , if the Board could think of an amount of acreage , noting that there are some 16 acres in total , something on the order of 1 . 5 acres located , perhaps , to the rear of the parcel , should be considered so that it does not interfere with the subdivision . Mr . Lovi stated that the question really is - - does the Board think the issue of open space is relevant ? Mrs . Grigorov asked if the Town would own such open space . Mr . Lovi responded that , if one looks at the full parcel , Mrs . Lacy ' s property is bisected by a utility right of way and the house is located " here " [ indicating on the map showing a portion of Tax Map # 50 showing Lacy property proposed for rezoning and neighbors ] . Mr . Lovi noted that the backlands are pretty well cut off and spoke of the land lying to the north and if this were subdivided any time in the future . Mrs . Grigorov commented that it was hard to say no if the Town needed or owned it . Mrs . Grigorov asked Mr . Lovi if , in his opinion , it was necessary to consider open space in this case . Mr . Lovi replied that he did not think so . Mrs . Langhans stated that she , too , did not think it was necessary . Mr . Klein concurred , adding that the lots are quite large . Mrs . Langhans reiterated that she did not think they need the open space because the lots have their own open space . The remaining Board members expressed their agreement . Chairman May asked if there were any comments anyone wished to make on the proposed Lacy subdivision on Troy Road . No one spoke . Chairman May closed the Public Hearing at 7 : 49 p . m . Chairman May noted that the Town A Planning Board 3 June 18 , 1985 • Board acted as Lead Agency with respect to environmental review . Mr . Lovi noted that that was correct and added that the review of the EAF had been done . MOTION by Mrs . Carolyn Grigorov , seconded by Mr . James Baker : RESOLVED , that the Town of Ithaca Planning Board grant and hereby does grant Preliminary Subdivision Approval for a 6 - lot Subdivision of the Lands of Ruth Lacy at 122 Troy Road , Town of Ithaca Tax Parcel No . 6 - 50 - 1 - 4 . 2 , ( five lots with the sixth lot being lands being retained by Lacy ) , as shown on drawing entitled " Map to Show Subdivision of the Ruth B . Lacy Plot , Troy Road , Town of Ithaca , Tompkins County , New York " , dated May 10 , 1985 , by Kenneth L . Jones , Approved by Howard R . Schlieder , L . S . 043780 , signed and sealed by Howard R . Schlieder , and FURTHER RESOLVED , that the Town of Ithaca Planning Board waive and hereby does waive Final Subdivison Approval for said 6 - lot Subdivision . There being no further discussion , the Chair called for a vote . Aye - May , Schultz , Baker , Klein , Grigorov , Langhans . Nay - None . The MOTION was declared to be carried unanimously . Chairman May declared the matter of the Lacy Subdivision duly closed • at 8 : 05 p . m . PUBLIC HEARING : CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL FOR A 14 - LOT SUBDIVISION OF LANDS OWNED BY JOHN HERTEL ON CREST LANE . TOWN OF ITHACA TAX PARCEL NUMBER 66 - 3 - 3 . 2 . Chairman May declared the Public Hearing in the above -noted matter duly opened at 8 : 06 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Both Mr . and Mrs . Hertel were present , as well as Mr . Thomas G . Miller , Consulting Engineer , and Mrs . Koplinka - Loehr . The Planning Board had before it the following documents with respect to the proposed Hertel Subdivision : - - 1 . Copy of Short Environmental Assessment Form , as signed and submitted by John P . Hertel and Martha W . Hertel under date of May 24 , 1985 , and as reviewed by the Town Planner , Mr . Lovi , under date of May 28 , 1985 , as follows : if is a simple residential subdivision upon lands suitably zoned , with available public utilities , adjacent to a large , permanent open space . The subdivision is in accordance with all zoning requirements , with the exception that a variance would be needed from the Zoning Board of Appeals pursuant to Section 280 - a of Town Law so that lot # 14 could be built upon . Such a variance should similarly create no adverse environmental impact . Provision shall be made during subdivision approval for the maintenance of open space by the subdivider or by Cornell University . In either case , a vegetative A Planning Board 4 June 18 , 1985 • buffer should be planted to screen adjacent houses from the driving ng range . 2 . Copy of Preliminary Subdivision Plat , " Map of Lands of John Hertel , Located at No . 127 Warren Road , Town of Ithaca , Tompkins County , N . Y . " , dated June 6 , 1985 , by T . G . Miller Assoc . , P . C . , Engineers & Surveyors , showing 14 lots , proposed street , open space , 30 - foot wide right of way to Crest Lane for Lot # 14 , and , lands and right of way to be retained by Hertel . 3 . Copy of Survey Map , " Showing Lot to be Conveyed by Hertel East of Warren Road and North of Crest Lane " , Town of Ithaca , Tompkins Co . , N . Y . , dated June 14 , 1985 , by T . G . Miller Associates , P . C . , Engineers and Surveyors [ Lot # 14 ] , signed and sealed by Richard S . Slade and Thomas G . Miller , showing the proposed Loehr lot , 20 ' R . O . W . to be retained by Hertel , 30 ' wide R . O . W . to Crest Lane for Lot # 14 , etc . 4 . Copy of the Planning Board Minutes of June 4 , 1985 , pages 6 through 12 , in re Sketch Plat Review of the 14 - lot Hertel Subdivision , consideration of environmental significance , and discussion with respect to a recommendation to the Zoning Board of Appeals for variance of Section 280 - a of Town Law . 4 . Copy of Mr . Lovi ' s Summary of Agenda Items ( June 18 , 1985 ) in re Hertel : " Consideration of Preliminary Subdivision Approval for the • Hertel Subdivision . This action was reviewed at our last meeting . Actions to be considered : 1 . Requirement of a letter of intent concerning open space . 2 . Correction of Address on map to show Hertel ' s address as ' Crest Lane ' rather than 1127 Warren Road ' . 3 . Preliminary Subdivision approval for the fourteen lot subdivision . 4 . Waiver of Final Subdivision Approval for lot # 14 ( to be shown on a separate map ) . " Chairman May noted that the Board is to consider the necessity of a letter of intent concerning open space and pointed out that the Board is discussing a 14 - lot subdivision and specifically looking at the one lot , # 14 , tonight for final approval . Mr . Lovi pointed out that the new subdivision plat shows evergreen trees to be planted as a screen between lots # 1 through # 6 and the open space abutting the Cornell Golf Course Driving Range . Mr . Lovi also pointed out that the address of the subdivision should not be " 127 Warren Road " . Chairman May asked Mr . Lovi if a letter of intent , acceptable to the Town Attorney , had been received with respect to the open space . Mr . Lovi responded that such a letter had not been received , adding that it would be alright to require that , or , such intent could be a note on the subdivision plat . Mr . Lovi pointed out that this is really not an " open space " per se ; • it is really a buffer . Chairman May wondered if it would be better to have the evergreen trees planted on the north boundary line of the Hertel property where it adjoins the Cornell property . Mr . Lovi stated that he w Planning Board 5 June 18 , 1985 thought the placement of the trees as indicated was fine . Mrs . Grigorov agreed with Mr . Lovi , adding that sometimes people think of the open space as " their yard " . Mr . Klein also offered his agreement with Mr . Lovi , Mr . Lovi indicated his agreement with Mrs . Grigorov that folks would tend to treat that open space land as an extension of their back yard . Mrs . Langhans commented that there could be problems of access . Mr . Lovi agreed , adding , particularly if that area is turned over to Cornell , that would be the best place for trees and it would provide more flexibility if the trees were on the south side of the open space area . Chairman May asked if there were any questions or comments from the public . Dr . Isadore Blumen , 122 Warren Road , spoke from the floor and stated that there has been a considerable amount of public discussion concerning traffic circulation in and around Forest Home and recently there was a letter to the Editor of the Ithaca Journal about the antiquated bridge . Dr . Blumen stated that some problems date back thirty years , adding that the Town is getting no cooperation from Cornell University in terms of constructing a by - pass around Forest Home , Dr . Blumen stated that his question was - - what is the effect of this particular parcel on the possibility of any by -pass being constructed ? Chairman May responded that he would think this particular matter would have no effect whatsoever . Mr . Lovi stated that it would not compromise the possible location of any alternative of which he was aware , adding that the Golf Course is the more limiting factor . Dr . Blumen asked if the by -pass were an extension of • Warren Road . Mr . Lovi stated that this hearing is not really a discussion of any by - pass and added that he did not think there would be any problems in connection with any roads . Chairman May asked Mr . Lovi if this proposal interferes with any roads that have been proposed . Mr . Lovi stated that , without checking every proposal that has ever been made , he could not say . Chairman May asked Mr . Lovi if he were comfortable that it does not interfere with any highway proposals , with Mr . Lovi responding , yes . Mr . Daniel P . Loucks , 116 Crest Lane , spoke from the floor and asked if Parcel # 14 is the issue , what are the questions as to the other lots . Chairman May responded that the Board would not just look at Parcel # 14 before it had an idea of what the Hertels would do with the rest of their land . Dr . W . Lambert Brittain , 135 Warren Road , spoke from the floor and stated that , in terms of planning , some thirty years ago there was a route that , in fact , did chop off a little of the Hertel land that they want to subdivide . Dr . Brittain stated that Tom Niederkorn looked at it and said °' no way " . Chairman May asked if there were any further comments from the public . No one spoke . Chairman May closed the Public Hearing at 8 : 05 p . m . and asked for Board discussion . Mrs . Langhans stated that she would like to ask if that 75 - foot buffer • is enough for the driving range . Mrs . Harriet Brittain stated that a golf ball hit " Jean ' s " house today , however , this is unusual . Dr . Brittain stated that he thought the addition of trees is a good addition , Planning Board 6 June 18 , 1985 • reiterating that a good fence of trees would be good . Dr . Brittain stated that he did not see this as a real big problem . Turning to the matter of environmental review , Chairman May noted the Environmental Assessment Form was before the Board with a recommendation from the Town Planner that this action will not result in any significant adverse environmental impacts . Chairman May noted that the Board did not have any problems with this at its last meeting . MOTION by Mr . David Klein , seconded by Mrs . Barbara Schultz : RESOLVED , that the Town of Ithaca Planning Board , acting as Lead Agency in the review of the proposed 14 - lot subdivision of lands owned by John Hertel on Crest Lane , Town of Ithaca Tax Parcel No . 6 - 66 - 3 - 3 . 2 , 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 Short 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 , Schultz , Baker , Klein , Grigorov , Langhans . Nay - None . The MOTION was declared to be carried unanimously . Chairman May asked that the Board now turn to the matter of the whole subdivision and Lot # 14 . Mr . Lovi stated that the proposal was , as he understood it , and the Town Board had before it a proposed resolution from the Town Engineer , that when the manhole and sewer line were tested and at such time as the sewer main crossing the Loucks ' property and across proposed Lot # 14 is tested and approved , the Town would take over responsibility for the maintenance . Mr . Lovi stated that this has not been done at this time , but that could be made a condition of any subdivision approval , or , prior to the issuance of any building permit , however the Board wished to do it . Chairman May noted that the water service is one inch from the end of Crest Lane and is a private service . MOTION by Mr . David Klein , seconded by Mrs . Carolyn Grigorov : RESOLVED , that the Town of Ithaca Planning Board grant and hereby does grant Preliminary Subdivision Approval for the 14 - lot subdivision of lands • owned by John Hertel on Crest Lane , Town of Ithaca Tax Parcel No . 6 - 66 - 3 - 3 . 2 , as shown on drawing entitled Preliminary Subdivision Plat , " Map of Lands of John Hertel , located east of Warren Road and north of Crest Planning Board 7 June 18 , 1985 • Lane , Town of Ithaca , Tompkins County , N . Y . " , dated June 6 , 1985 , by T . G . Miller Assoc . , P . C . , Engineers & Surveyors , and FURTHER RESOLVED , that said Planning Board waive and hereby does waive Final Subdivision Approval for Lot # 14 thereof , as indicated on the separate Survey Map " Showing Lot to be Conveyed by Hertel East of Warren Road and North of Crest Lane " , Town of Ithaca , Tompkins Co . , N . Y . , dated June 14 , 1985 , by T . G . Miller Associates , P . C . , Engineers and Surveyors [ Lot # 14 ] , signed and sealed by Richard S . Slade and Thomas G . Miller , subject to the terms and conditions of the Town of Ithaca Zoning Board of Appeals approval granted June 12 , 1985 . There being no further discussion , the Chair called for a vote . Aye - May , Schultz , Baker , Klein , Grigorov , Langhans . Nay - None . The MOTION was declared to be carried unanimously . Chairman May declared the matter of the Hertel subdivision duly closed at 8 : 25 p . m . [ For the record , following is the Zoning Board of Appeal Resolution with respect to Lot # 14 of the Hertel subdivision as adopted at Public Hearing held June 12 , 1985 : • " MOTION by Mr . Edward King , seconded by Mr . Jack Hewett : RESOLVED , that the Town of Ithaca Zoning Board of Appeals grant and hereby does grant a special approval for the Loehrs to develop Lot # 14 on a portion of the lands of John and Martha Hertel , Town of Ithaca Tax Parcel No . 6 - 66 - 3 - 3 . 2 , off Crest Lane , as shown on the site plan presented to said Board of Appeals at Public Hearing this date , June 12 , 1985 , for a two family dwelling , the Board specifically waiving the requirement of specific frontage on a public road , as is usually required in Residence Districts R15 , provided that access to this lot be provided by a suitably improved , meaning , at least gravel - based , driveway or lane extending from Crest Lane northerly over the present gravel driveway , as shown on the site plan and , from there , north and westerly over what is shown as a proposed driveway with a turn - around into said lot # 14 , and further RESOLVED , that all the conditions that have been approved by the Town of Ithaca Planning Board for the development of this particular lot in conjunction with the development of the entire site be adhered to , the major condition from the Board of Appeals ' view being that these access roads be maintained in suitable condition for the passage of emergency vehicles with not less than fifteen feet ( 151 ) clearance at all times , and further RESOLVED , that said approval is subject to the further approval of the Planning Board as to the particular site plan for the development of said • lot # 14 . Aye - Aron , Hewett , Austen , King . Planning Board 8 June 18 , 1985 Nay - None . " ] PUBLIC HEARING . CONSIDERATION OF SITE PLAN APPROVAL FOR AN ADDITION TO WILSON LABORATORIES . CORNELL UNIVERSITY , OWNER / DEVELOPER , Chairman May declared the Public Hearing in the above - noted matter duly opened at 8 : 25 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Mr . Lawrence Hoffman , of HOL& T Architects was present . The Board members had before them the following documents : 1 . Copy of completed Short Environmental Assessment Form as signed and submitted by Lawrence Hoffman of Hoffman O ' Brien Levatich & Taube , P . C . Architects , under date of June 6 , 1985 , and as reviewed by the Town Planner , Mr . Lovi , under date of June 11 , 1985 indicating that the proposed action will not result in any significant adverse environmental impacts and stating that " this project is in accordance with all Zoning regulations and is a permitted use in this area . No adverse environmental impact is expected and I recommend a determination of negative environmental significance . " 2 . Copy of Mr . Lovi ' s Summary of Agenda Items ( june 18 , 1985 ) , in re the Wilson Laboratory request for site plan approval : " Consideration of Site Plan Approval for an addition to Wilson Laboratories . A Short Environmental Assessment Form has been reviewed and is enclosed with your meeting materials . No reduced copies of the site plan have been made available at this time . There are several full size copies of the site plan in the office . Actions to be considered : 1 . Determination of environmental significance . 2 . Consideration of site plan approval . " Mr . Hoffman displayed for the Board members a set of drawings ( 3 ) delineated as " A1 " , " A2 " , and " All " , each entitled " Addition to Wilson Laboratory " , Cornell High Energy Synchrotron Source and Laboratory for Nuclear Studies , Cornell University , Ithaca , New York , each dated November 9 , 1984 , Project No . 83054 , as follows : Al - Site Plan , Details ; A2 - Plan Level 1 - Existing , Finish Key , Material Symbols ; All - Elevations , Details . Mr . Hoffman stated that the proposed addition is of 10 , 000 square feet with a 3 , 000 - square - foot foot print , and is a three - story addition adjacent to and matching the 100 , 000 - square - foot laboratory building along Cascadilla Creek , Mr . Hoffman stated that the addition matches in every way , commenting that they were able to find a lot of the brick . Mr . Hoffman stated that the location of the new building was really dictated by the surroundings - - the Creek on the one side , the building on the one side , the ring on the third side - - so the fourth side was the open location and thus represented the next logical extension of the facility which has two users - - the Laboratory of Nuclear Studies and CHESS . Mr . * Hoffman stated that the lower level is an extension of the electronics lab . Mr . Hoffman noted that there is one floor for CHESS and one for the Laboratory of Nuclear Studies , being dry lab space or , basically , office Planning Board 9 June 18 , 1985 • space . Mr . Lovi commented that dry lab space is essentially an area with tables , etc . Mr . Hoffman agreed and commented that the lab space will be utilized by visiting scientists . Chairman May asked if there were any comments from the public . No one spoke . Chairman May closed the Public Hearing at 8 : 30 p . m . and asked that the Board turn to the matter of the Short EAF . Chairman May noted that there was a recommendation from the Town Planner for a negative declaration . MOTION by Mrs . Virginia Langhans , seconded by Mr . James Baker : RESOLVED , that the Town of Ithaca Planning Board , acting as Lead Agency in the review of the proposed addition to Wilson Laboratory , Cornell High Energy Synchrotron Source and Laboratory for Nuclear Studies , 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 Short 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 , Schultz , Baker , Klein , Grigorov , Langhans . Nay - None . The MOTION was declared to be carried unanimously . Chairman May asked Mr . Hoffman if any landscaping were being done at the project site . Utilizing Drawing No . " Al " , Mr . Hoffman showed the new landscaping being added . MOTION by Mrs . Barbara Schultz , seconded by Mrs . Carolyn Grigorov : RESOLVED , that the Town of Ithaca Planning Board grant and hereby does grant Site Plan Approval for an addition to Wilson Laboratory at Cornell University , as shown on a set of drawings ( 3 ) presented at Public Hearing , this date , June 18 , 1985 , delineated as " Al " . " A2 " , and " All " , each entitled " Addition to Wilson Laboratory " , Cornell High Energy Synchrotron Source and Laboratory for Nuclear Studies , Cornell University , Ithaca , New York , each dated November 9 , 1984 , Project No . 83054 , as follows : Al Site Plan , Details ; A2 - Plan - Level 1 - Existing , Finish Key , Material Symbols ; All - Elevations , Details , and FURTHER RESOLVED , that said Planning Board waive and hereby does waive • Final Site Plan Approval for said addition . There being no further discussion , the Chair called for a vote . Planning Board 10 June 18 , 1985 Aye - May , Schultz , Baker , Klein , Grigorov , Langhans . Nay - None . The MOTION was declared to be carried unanimously . Chairman May declared the matter of the Site Plan Approval with respect to the addition at Wilson Lab duly closed at 8 : 36 p . m . PUBLIC HEARING : CONSIDERATION OF A RECOMMENDATION TO THE TOWN BOARD THAT THE FOLLOWING PROPERTIES BE REZONED FROM RESIDENCE DISTRICT R30 TO RESIDENCE DISTRICT R150 36 - 1 - 4 . 1 1146 Danby Rd [ Bob Parkin ] 36 - 1 - 4 . 3 1152 Danby Rd [ Laurent Bessou ] 36 - 1 - 5 1156 Danby Rd [ Irene Stout ] 37 - 1 - 17 1082 Danby Rd [ Domenic Urciuoli ] 43 - 2 - 6 115 King Rd E . [ Edward Whitlock ] 43 - 2 - 7 117 King Rd E . [ Ruth Tyszka ] 43 - 2 - 8 King Rd E . [ Herbert Monkemeyer ] 43 - 2 - 9 133 King Rd E . [ Herbert Monkemeyer ] 43 - 2 - 10 Danby Rd [ Anthony Leonardo ] 44 - 1 - 5 . 2 142 Troy Rd [ F . W . Hornbrook ] 49 - 1 - 1 610 Coddington Rd [ Mary Carey ] 49 - 1 - 2 . 2 612 Coddington Rd [ Donald Gregg ] 49 - 1 - 3 614 Coddington Rd [ Peter Romano ] • 49 - 1 - 4 616 Coddington Rd [ Peter Hedrick ] 49 - 1 - 5 618 Coddington Rd [ Kenneth Heath ] 49 - 1 - 6 620 Coddington Rd [ Michael Allen ] 49 - 1 - 7 624 Coddington Rd [ Leon Robinson ] 49 - 1 - 8 628 Coddington Rd [ Ron Ronsvalle ] 49 - 1 - 27 127 Troy Rd [ John Rawlins ] 49 - 1 - 28 Troy Rd [ John Perialas ] 49 - 1 - 29 115 Troy Rd [ Peter Rothbart ] 50 - 1 - 1 . 1 502 Coddington Rd [ Darryl Wolford ] 50 - 1 - 2 520 Coddington Rd [ Roberta Wallitt ] 50 - 1 - 3 522 Coddington Rd . [ Clarence LaRocque ] 50 - 1 - 4 . 1 Troy Rd [ John Bright ] 50 - 1 - 4 . 32 Troy Rd [ Phiroze Mehta ] 50 - 1 - 4 . 4 106 Troy Rd [ Robert Schultheisz ] 50 - 1 - 5 . 2 115 Rich Rd [ Louis Macera ] 50 - 1 - 5 . 3 123 Rich Rd [ Howard Merson ] 50 - 1 - 5 . 4 109 Rich Rd [ John Augustine ] 50 - 1 - 5 . 5 512 Coddington Rd [ Ronald Prouty ] 50 - 1 - 5 . 6 Coddington Rd [ Town of Ithaca ] 50 - 1 - 5 . 81 114 Rich Rd [ N . Revill & N . Bassuk ] 50 - 1 - 5 . 82 Rich Rd [ Ithaca College ] 50 - 1 - 5 . 83 Rich Rd [ Ithaca College ] 50 - 1 - 6 . 1 122 Rich Rd [ Sally Sincock ] 50 - 1 - 6 . 2 118 Rich Rd [ N . Revill & N . Bassuk ] 50 - 1 - 6 . 3 Rich Rd [ Ithaca College ] 50 - 1 - 6 . 4 Rich Rd - Rear [ Ithaca College ] • 50 - 1 - 7 126 Rich Rd [ Reginald Collins ] * 50 - 1 - 8 111 Rich Rd [ Cheryl Larkin ] [ Names added by Secretary . ] Planning Board 11 June 18 , 1985 Chairman May declared the Public Hearing in the above - noted matter • duly opened at 8 : 36 p . m . and noted the lengthy list of properties under discussion , pointing out that the owners and the neighbors had received notification by mail . Mr . Lovi stated that there are some changes to the list of parcels proposed for rezoning and he wanted the Board to be aware of that . Mr . Lovi spoke particularly of the Urciuoli property [ 37 - 1 - 17 ] as being a fairly large parcel located at the corner of Danby and West King Roads and one which should be removed from the list , adding that Mrs . Lacy ' s property is not listed as it has already been rezoned . Mr . Lovi stated that when the list goes to the Town Board it will be accurate . Utilizing a large color - coded map , Mr . Lovi described the areas involved . At the request of Messrs . Rawlins [ 127 Troy Road ] and Sincock [ 122 Rich Road ] , Mr . Lovi described the differences between R30 and R15 zoning , stating that the only material difference between R15 and R30 is the minimum lot size . Mr . Lovi stated that , because R15 properties are served by public utilities , water and sewer , the minimum lot size is 15 , 000 square feet , whereas in R30 the minimum lot size is 30 , 000 square feet . Mr . Lovi stated that the Town of Ithaca has had a fairly ambitious program of utility expansion and , thus , it would seem to be in order to rezone those areas which are now served . Referring to the large colored map , Chairman May commented that the large " green " area is all served . Mr . Lovi explained how the Chair was • correct , pointing out irregular parcels in this area and noting that , yes , they all can be served . Mrs . Grigorov pointed out that one cannot have a farm in R15 . Mr . Klein commented that West Haven Road is R15 . Mr . Lovi stated that that was correct , adding that it was the only extension done in 1968 . Mr . Sincock wondered if it were an advantage to Ithaca College to have their woodland rezoned . Mr . Lovi stated that he felt it would not be a substantive enhancement for them . Mr . Lovi commented that there were certain advantages in the R15 zoning designation , for example , the cluster provisions under the subdivision regulations . Chairman May noted that the list needs to be accurate and also it needs to have the names added . Mr . Sincock asked if this change in zone changes the tax status of the land involved . Mr . Lovi replied that it should not , adding that , as he understood it , one ' s assessment is based on improvements on the land . Mr . Sincock stated that he was wondering about this because of the large farm lands up there . Chairman May asked if there were any further questions or comments . No one spoke . Chairman May closed the Public Hearing at 8 : 45 p . m . and asked for Board comment . Mrs . Langhans noted that any resolution of the • Planning Board should be in the form of a recommendation to the Town Board . Mrs . Schultz commented that the rezoning would not be making a substantial change in the character of the areas involved . Chairman May commented that Planning Board 12 June 18 , 1985 a change from R30 to R15 does increase the potential density . Mrs . Grigorov wondered if there were any problems with the people who were planning to do something on their land as R30 which they cannot do were it R15 . Mr . Lovi stated that there were not in his opinion . MOTION by Mrs . Virginia Langhans , seconded by Mr . James Baker . RESOLVED , that the Town of Ithaca Planning Board recommend and hereby does recommend to the Town Board that , in view of their now having water and sewer available , said Town Board consider the rezoning of the properties , as listed by the Town Planner with names and addresses , from Residence District R30 to Residence District R15 . There being no further discussion , the Chair called for a vote . Aye - May , Schultz , Baker , Klein , Grigorov , Langhans . Nay - None . The MOTION was declared to be carried unanimously . Chairman May declared the matter of the rezoning recommendation duly closed at 8 : 55 p . m . DISCUSSION OF PROPOSED ZONING ORDINANCE AMENDMENTS i . Dish Antennae The Board members each had before him / her the following document , dated June 7 , 1985 , as prepared by the Town Planner . " DRAFT AMENDMENT : Dish Antennae RESOLVED : That the Town Board of the Town of Ithaca amend and hereby does amend the Zoning Ordinance of the Town of Ithaca by adding the following definition : " Dish Antenna " is defined as " A large parabolic antenna used to receive television , radio , microwave , or other electronic signals from orbiting satellites . This device may also be known as a satellite antenna or satellite earth station . IT IS FURTHER RESOLVED : That a new Section shall be added and hereby is added to Article XIII , General Provisions , to read : Dish Antennae . Free - standing and roof -mounted dish antennae shall be prohibited from all districts except as follows : • 1 ) In Residence Districts R9 , R15 , and R30 , and Agricultural Districts , a free - standing dish antenna with a diameter or height of 15 feet or less shall be considered a permitted accessory Planning Board 13 June 18 , 1985 • building and subject to all applicable yard and height requirements . 2 ) In all other zoning districts , a free - standing or roof -mounted dish antenna with a height of 15 feet or less may be permitted following site plan review by the Planning Board . In the site plan review , the Planning Board shall consider : a ) the aesthetic effect of such antenna and the effect on neighborhood property values ; b ) the accessibility of the particular property to commercial cable television service , C ) the location of the property and its effect on the physical effectiveness of the dish antenna ; d ) landscaping , berming and buffering . 3 ) No dish antenna may exceed 15 feet in height when measured vertically from the highest exposed point of the antenna , when positioned for operation , to the bottom of the base which supports the antenna . 4 ) No dish antenna may be located on any trailer or portable device . However , a portable or trailer -mounted antenna may be placed on a • lot by an antenna installer for the purpose of determining the most acceptable place for a permanent installation . ( A temporary permit may be obtained by the Zoning Officer so that sites on a lot which are otherwise acceptable for the antenna may be evaluated . Maximum period of temporary permits one week . ) 5 ) A dish antenna located on a building within 200 feet of an R9 , R15 , or R30 district shall not exceed 6 feet in height above the roof height at the building line . 6 ) Installation Standards a ) The installation design of surface -mounted dish antennae greater than 10 feet in diameter and all roof -mounted dish antennae must be certified by a registered architect or a professional engineer . 7 ) Abandoned Antenna or Devices a ) No such antenna or device shall be abandoned unless the owner removes same from the premises and restores the surface of the ground to its original grade and approxi - mately the same condition as before the antenna or device was installed . • 8 ) Applicability . Regulations on dish antennae apply to all types of installations , such ass Planning Board 14 June 18 , 1985 . a ) Dish antennae serving more than one user on a single lot , such as apartments in an apartment complex , mobile homes in a mobile home park , or separate business establishments in a single business building ; b ) Dish Antennae operated by commercial , regulated cable systems ; c ) Dish antennae which serve one user on one lot . " Chairman May noted that the draft amendment with respect to Dish Antennae had been substantially changed from the previous draft . Chairman May asked if the Building Inspector , Mr . Cartee , had reviewed these proposals and looked at the revised copy . Mr . Lovi stated that he had not , adding that he had wanted to make sure he had gotten as many of the Board ' s changes , comments , etc . , as possible and then he would take the draft to Mr . Cartee for his review and bring it back for the July meeting of the Planning Board . Chairman May stated that he really had very little additional comments , adding that he thought Mr . Lovi had picked up all the things he was concerned about . Mr . Klein stated that he still did not think there was a need for temporary permits , noting that paragraph # 4 speaks of one week . Chairman May noted paragraph # 6 and asked Mr . Klein what he thought about that paragraph , commenting that he had trouble with it and wondering whether you could get a registered architect to certify a 10 - foot surface -mounted dish , and adding that a 10 - foot dish is a fairly common size . Mrs . Langhans wondered about this paragraph also , commenting • that when one buys a dish , are there not specifications as to how to install it ? With respect to installation , Mr . Klein suggested using the wording - - " according to generally accepted standards " . Mr . Lovi wondered if the words " the installation of all roof -mounted dish antenna " should be included . Mr . Klein pointed out that the zoning ordinance does not get into Building Codes matters . Chairman May suggested something to the effect that codes will be met - - the Building Code and the National Electrical Code , Chairman May commented that he would say that all installations of roof -mounted antenna must be certified by a registered architect or a professional engineer . Mr . Klein suggested a cross -reference with the structure requirements of the Building Code . Mr . Lovi stated that he would bring the dish antennae draft back for the July meeting . 2 . Mobile Homes The Board members each had before him / her the following document , prepared June 4 , 1985 , by the Town Planner . " DRAFT AMENDMENT : Mobile Homes RESOLVED that the Town Board of the Town of Ithaca add and hereby does add the following definitions to the Zoning Ordinance : Mobile Home : A transportable dwelling unit suitable for year - round • occupancy . A mobile home is designed and built to be towed on its own chassis , comprised of frame and wheels , and connected to either public or Planning Board 15 June 18 , 1985 • private utilities . The unit may contain parts which may be folded , collapsed , or telescoped when being towed and expanded later to provide additional cubic capacity . A mobile home may also be designed as two or more separately towable components designed to be joined into one integral unit capable of again being separated into the components for repeated towing . This definition excludes travel or camping trailers towed by an automobile and neither wider than 8 feet nor longer than 32 feet . Self - propelled motor homes , or modular housing which is not built with an integral chassis and which must be transported on a separate vehicle from factory to housing site are also excluded from this definition . Mobile Home Lot : A parcel of land used for the placement of a single mobile home and the exclusive use of its occupants . This lot may be located only in a mobile home park as defined by this ordinance . Mobile Home Park : A parcel of land owned by an individual , partnership , or corporation which has been planned and improved for the placement of mobile homes for nontransient use . This parcel may be no less than fifteen acres in size . Mobile Home Stand : That part of an individual mobile home lot which has been reserved and improved for the placement of the mobile home , appurtenant structures and additions . AND FURTHER RESOLVED that the Town Board of the Town of Ithaca amend • and hereby does amend the following Sections of the Zoning Ordinance : 1 . Article II , Section 2 is amended by adding to the list of permitted districts a Residence District R5 . 2 . A new Article and Sections are added to the Ordinance . The text of this Article and Sections is given in Appendix A . APPENDIX A RESIDENCE DISTRICTS R5 SECTION 1 . Location . With the approval of the Town Board , a Residence District R5 may be established in any Residence or Agricultural District of the Town . SECTION 2 . Use Regulations , In Residence Districts R5 no building shall be erected or extended and no land or building or part thereof shall be used for other than a mobile home park . SECTION 3 . Accessory Uses . Permitted accessory uses in Residence Districts R5 shall include the following : 1 . Automobile parking and garages , subject to the further requirements of this Section . • 2 . Structures and open land for recreation , intended for residents of the mobile home park . Planning Board 16 June 18 , 1985 • 3 . Such areas and structures as may be necessary for home -making activities , such as a common laundry or garden plots . The use of any such area or structure shall be limited to residents of the mobile home park . SECTION 4 . Area , Yard , Coverage and Height requirements shall be as follows : 1 . Area : A minimum tract of fifteen ( 15 ) acres is required for the development of a Residence District R5 . 2 . Lot Size : Each mobile home lot shall have a minimum gross area of 5 , 000 square feet . The arrangement of lots in the park shall facilitate the efficient development of land and permit the convenient access of emergency vehicles . 3 . Stand Location : The location of the mobile home stand on each lot shall be identified on the site plan . SECTION 5 . Special Requirements shall be as follows : 1 . Stands . The mobile home stand shall be provided with anchors and other fixtures capable of securing and stabilizing the mobile home . These anchors shall be placed at least at each corner of the mobile home stand . 2 . Skirting : Each mobile home owner , within thirty days after the arrival of the mobile home in the park , shall be required to enclose the bottom space between the edge of the mobile home and the mobile home stand with a skirt of metal , wood or other suitable material . This skirt shall be properly ventilated and securely attached to the mobile home . 3 . Parking : One garage or lot parking space shall be provided for each mobile home , plus one additional lot space for each 3 mobile homes . No parking lot shall be located farther than 100 feet from the dwelling unit it is intended to serve . Each parking space shall have a minimum of 180 square feet . 4 . Buffer Yards : A buffer yard at least 30 feet wide shall be provided around the perimeter of the mobile home park . No structures are permitted in the buffer yard and the Planning Board may require that suitable landscaping be provided in order to effectively screen the mobile home park from adjacent properties . 5 . Access and Sidewalks : Access drives shall be paved with black - top , concrete , or other solid material . Driveways and walkways shall provide safe access , egress , and traffic circulation within the site . The placement , size , and arrangement of access to public ways shall be subject to the approval of the appropriate highway authority . Where the density of population or school bus routes make it necessary , sidewalks and bus shelters may be required . sanitary facility , rather than individual septic systems , he did not see any incompatibility in putting a mobile home park in an area not served by public water and sewer . Mr . Lovi commented that , thinking of the Town ' s C Planning Board 17 June 18 , 1985 6 . Open Space and Recreation Areas: - The applicant shall provide recreation areas on the premises for children. The Planning Board shall review and approve all such areas. Ten per cent (10%) of the gross lot area of the mobile home park, exclusive of the area reserved for buffer yards, shall be permanently maintained as open space . 7. Storage Areas: The developer shall construct common storage structures in convenient locations. These storage areas shall be enclosed and secure and may be located in a common building containing laundry and meeting space. The minimum size of each storage area shall be eight feet high, eight feet deep, and four feet wide. 8 . Screening of Waste and Refuse: One or more common areas shall be provided for the disposal of waste and refuse. These areas shall contain secure garbage bins of a suitable size. These areas shall be screened from public view by shrubbery or a fence. 9 . Signs. A single sign at each entrance of the mobile home park is permitted. The size and other characteristics shall be regulated by the Town ,of Ithaca Sign Law. SECTION 6 . Site Plan Approvals. No building permit shall be issued for a , building within a Residence District R5 unless the proposed structure is in accordance with a site plan approved pursuant to the provisions of Article IX. 1° Chairman May, commenting that modular homes come in on a chassis with wheels, stated that he was concerned with Mr. Lovi ' s proposed definition of a mobile home. Mr. Lovi stated that his intent was not to exclude anything that is going to work in a residence district, adding that the language is taken from the City of Ithaca Ordinance somewhat simplified, and further adding that he would be happy to do some checking with the people who worked on it. Chairman May suggested that Mr. Lovi also check with the Manufactured Housing Association. Mr. Klein wondered if there should not be a requirement for water and sewer for these mobile home lots. Mr. Lovi, commenting that that was a good question, stated that there are two ways to look at it, one of which is in regard to the idea that when a community has made an investment in public utilities, as the Town of Ithaca has, it has an interest in certain neighborhood characteristics such as land values and that sort of thing. Mr. Lovi stated that trailer parks, even when well sited, are going to have some impact, even if it is only in the misperception of the people who buy there by those who would think they would not like to live "next to a trailer park" . Mr. Lovi commented that that is on the negative edge of thinking and, so, is one argument against areas where there is public water and sewer being required for mobile home park development. Mr. Lovi stated that, on the other hand, if you have a site in the Town which has a good, stable, secure water supply, is of a large enough size -- 15 or more acres -- to accommodate the park and to accommodate a proper common private sanitary facility, rather than individual septic systems, he did not see any incompatibility in putting a mobile home park in an area not served by public water and sewer. Mr. Lovi commented that, thinking of the Town's Planning Board 18 June 18 , 1985 presently existing trailer park, there is more flexibility in placing them in such areas . Mrs. Langhans noted that most of the problems we read about are with those parks that do not have proper water and sewer facilities. Mr. Klein commented that the running and maintaining of a trailer park is a challenge because maintenance tends to run down on private facilities. Mr. Lovi stated that this is a challenge for the Town too, because, unlike the conventional subdivision, a trailer park is going to stay in the hands of one person. Discussion followed with respect to mobile home subdivisions with reference being made to those which have to have water and sewer and where an individual owns his own land and the home on it. It was agreed that further discussion of the draft amendment with respect to mobile homes would continue at the Board' s next meeting. DISCUSSION OF COMPREHENSIVE PLAN POLICY STATEMENT With the agreement of the Board members, Chairman May stated that discussion in regard to the Comprehensive Plan would be deferred until the next meeting of the Board. FUTURE ITEMS 1. Mr. Lovi distributed to the Board a Memorandum which he had prepared this date, June 18 , 1985 , to the Planning Board members and the Town Board members with respect to the Natural History Society of the Finger Lakes, to which was attached a letter from David G. Flinn, President of the Society to the general public accompanied by an application for membership form. Mr. Lovi' s Memo follows: "This morning I had the opportunity to meet with David Flinn, Dr. Carl Leopold, Dr. Ronald Schassberger, and Robert Beck. These gentlemen are the principal officers of the Natural History Society of the Finger Lakes (NHS) . This group is interested in establishing a Natural History Garden in the Lick Brook Gorge. Slightly more than half of the project site, and most of the activity areas, are located in the Town of Ithaca. I had informed NHS of the Town's site planning and environmental review regulations and encouraged them to meet with me to discuss this project in detail. I also encouraged them to speak with the Town of Danby and the Tompkins County Health Department so that a coordinated environmental review could be made. At our meeting, we agreed that they should present this project to the Planning Board at the earliest opportunity. Therefore, a presentation of the project Master Plan will be made on July 2 , 1985 at the Planning Board meeting. I invite members of the Town Board to attend. For your information I have also included a letter from NHS describing some project history and inviting you to a luncheon at Turback's this Saturday where the project will also be presented in detail and a tour will be made of the project site. Planning Board 19 June 18 , 1985 • In summary , the NHS proposal is challenging and would complement our existing park and recreation system . The Lick Brook Gorge has been identified as a Unique Natural Area and has been recommended for preservation by Barbara Restaino , our former Town Planner , in her Landscape Architecture thesis . It is possible that the Town Board may wish to consider a Critical Environmental Area designation for all or part of the Lick Brook Gorge in order to preserve and protect properties adjacent to the NHS project . I encourage all Town Board members to attend the July 2nd Planning Board meeting in order to more fully appreciate this interesting conservation proposal . " Mr . Flinn ' s letter follows : " Natural History Society of the Finger Lakes Region , Inc . 1203 East Shore Drive Ithaca , N . Y . 14850 Dear Friend of the Natural History Society of the Finger Lakes Region : - - And you are a friend . Since limited time and money preclude a separate letter to those of you who have been members in the past and those who have only been on our mailing list , as well as those we ' d like to have as members , we are sending this general purpose letter . In 1981 , under the guidance and prodding of Dr . Ron Schassburger , a small group of interested persons began the task of establishing a Natural • History Gardens in the Ithaca area . The proposed facility will be modeled after the Arizona - Sonora Desert Museum , a facility which provides displays and interpretation of regional life forms and environments in the combined format of a zoo , botanical garden , museum , and nature center . In a similar manner we , too , will emphasize outdoor conservation education , understanding and appreciation , and preservation and reseancc of our own native wildlife . Early on , Dr . Schassburger was joined by Robert Beck , an area native , as Co - Executive Director . In the intervening years these two men , along with a small core of dedicated volunteers , have established the Society as a not - for -profit New York organization and undertaken the search for suitable real estate on which to develop the project . As one who has been involved almost from the beginning , I have seen the struggles and sacrifices the Co-Directors have gone through to attain the goals of the Society . Frankly , the way has been discouraging at times ; but now , an almost ideal property is within our grasp , and we anticipate a closing in September of this year . The acquisition of real estate will allow the Society , at long last , to move forward with the necessary fund raising to accomplish both long and short range objectives . In order to more fully update you on the plans and progress of the Natural History Society , it is my pleasure to invite you to a meeting to be held on Saturday , June 22 , 1985 , here in Ithaca . We plan to meet at noon for lunch • at Turback ' s Restaurant , on Route 13 South . The luncheon is being provided at cost , $ 5 . 00 , compliments of Michael Turback . After lunch , at about 1 : 15 , we will have a meeting at which Bob and Ron will summarize what has J Planning Board 20 June 18 , 1985 • been accomplished to date , and David Cutter , a Landscape Architecture student at Cornell University will present his Senior Thesis Project , a Master Plan for the proposed N . H . S . site '. After these presentations , those who are interested will have an opportunity to hike the Lick Brook Gorge , the chosen site for our facility ; so be sure to dress appropriately - - this will not be a formal occasion . In order to help us plan the day , please take the enclosed form , complete it and return to : Dr . A . Carl Leopold , Secretary , Natural History Society of the F . L . R . , 1203 East Shore Drive , Ithaca , N . Y . 14850 by June 15 . You may also use this same form to show your support for the project in a tangible way by joining or renewing your membership . Thank you , and I look forward to seeing you on June 22 . ( sgd . ) David G . Flinn President " [ Form attached . ] 2 . Mr . Klein noted that a letter and attached " brochure " had been sent out by Bruce Babcock , he having received one , announcing the availability for development of a large tract of land on Trumansburg Road above the Hospital - - 160 acres at $ 500 , 000 . 00 . Mr . Lovi , commenting that he , too , had received one , indicated that he was somewhat taken aback by the references to the extent of the Town ' s planning and zoning departments ' • enthusiasm for this proposal . The Board thought that something may appear at the Planning Board with respect to this proposal - - sometime . The letter follows : " Bruce M . Babcock P . O . Box 8448 Naples , Florida 33941 June 1 , 1985 The property described in the enclosed flyer is ideally located for future commercial and residential development . Because of its close proximity to the hospital and the Professional Building , this site lends itself to medical oriented uses such as a nursing home , life care center , pharmacy , nurses ' housing , etc . Also , this site is very well situated for condominiums and single family homes targeted to the medical community . In discussion with staff members of Town of Ithaca planning and zoning departments , I have been encouraged to pursue the development of my property for both commercial and residential uses . The planning staff is anxious to have a shopping center on the site because they would prefer residents on the west side of the lake to shop on the west side thereby relieving traffic congestion at the ' Octopus . ' Although there has been no commitment by Town of Ithaca staff members , • I believe , based on conversations with them , the Town of Ithaca may subsidize a significant portion of the costs of extending sewer and water Planning Board 21 June 18 , 1985 • service to the property . This would depend , of course , on the amount of increased tax base which can be realistically projected . Looking down the road a few years , I believe the new Route 96 will become ( finally ) a reality . This event will trigger a shift in development from the east side to the west side due to accessibility and substantially lower land prices . Because I now live in Florida , developing this property is out of the question for me , so I have decided to put it on the market at a price which is low enough to be attractive to speculators as well as developers . If you have an interest , please contact me at the address or phone number on the flyer . Sincerely , ( sgd . ) Bruce M . Babcock " [ Flyer attached . ] ADJOURNMENT Upon Motion , Chairman May declared the June 18 , 1985 meeting of the Town of Ithaca Planning Board duly adjourned at 10 : 00 p . m . • Respectfully submitted , Nancy M . Fuller , Secretary , Town of Ithaca Planning Board .