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HomeMy WebLinkAboutPB Minutes 1987-06-16 FILED TOWN Of ITHACA [Date .'It� WN OF ITHACA PLANNING BOARD JUNE 161 1987 The Town of Ithaca Planning Board met in regular session on Tuesday , June 16 , 1987 , in Town Hall , 126 East Seneca Street , Ithaca , New York , at 7 : 30 p . m . PRESENT : Chairman Montgomery May , James Baker , William Lesser , David Klein , Virginia Langhans , Carolyn Grigorov , Robert Kenerson , John. C . Barney , Esq . ( Town Attorney ) , Robert R . Flumerfelt , P . E . ( Town Engineer ) , Susan C . Beeners ( Town Planner ) , Andrew S . Frost ( Town Building Inspector / Zoning Enforcement Officer ) , ALSO PRESENT : Mark H . Gardner , Lawrence P . Fabbroni , Donald J . Lucente , James L . Gulledge , Robert W . Langhans , Randi Beckmann , Isabel Peard , Karen Baum , Jennifer Greene , Cynthia T . Bouldin , David Bouldin , Frank Shipe , William D . Tomek , David C . Auble , Marilyn Sgrecci , Aafke S teenhuis , David J . Kuckuk , Sheila Danko , Elizabeth Mount , George Bayer , Terry Garrison , Roger Garrison , Paula Sidle , Patricia Pagliarulo , Chairman May declared the meeting duly opened at 7 : 30 p . m . and • accepted for the record the Clerk ' s Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on June 8 , 1987 , and June 11 , 1987 , respectively , together with the Clerk ' s Affidavit of Service by Mail of said Notice upon the various neighbors of each of the properties under discussion , upon the Clerk: of the Town of Enfield , upon both the Clerk and the Building Commissioner of the City of Ithaca , upon the Tompkins County Director of Environmental Health , upon the Tompkins County Commissioner of Public Works , upon the New York State Department of Transportation , Region 3 , Resident Engineer , upon the Tompkins County Commissioner of Planning , and upon the applicants and / or Agent , as appropriate , on June 10 , 1987 . Chairman May announced that the last item on the Agenda - - Preparation for N . Y . S . Urban Development Corp . Hearing , July 7 , 1987 , with respect to the Cornell University Center for Supercomputing , Theory and Simulation in Science and Engineering , Civic Project - - .. has been cancelled „ NON-AGENDA ITEM Mr . Frost distributed to each of the members of the Board a copy of his May 1987 Report of Building and Zoning Activities , PUBLIC HEARING : CONSIDERATION OF SUBDIVISION APPROVAL FOR THE • PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO . 6 - 27 - 1 - 24 . 3 , 4 . 24 ACRES ( GROSS ) , LOCATED IN AN AGRICULTURAL ZONE , ON SHEFFIELD ROAD AND BACKLOT OF MECKLENBURG ROAD , INTO TWO APPROXIMATELY ONE -ACRE LOTS Planning Board - 2 - June 16 , 1987 • AND ONE APPROXIMATELY TWO -ACRE LOT . BELCOR ASSOCIATES , LTD . , OWNER , MARK H . GARDNER , BELCOR REALTY , AGENT , Chairman May declared the Public Hearing in the above - noted matter duly opened at 7 : 35 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Mr . Gardner was present . Mr . Gardner appeared before the Board and appended drawings of the proposed subdivision to the bulletin board . Mr . Gardner indicated on a survey map the location of the buildings . Mr . Gardner stated that they want to sell the southwestern portion with the 40 feet by 80 feet , four - story barn , and to retain the 40 feet by 240 feet barn for leasing , and also to lease the northwest corner [ indicating on the map ] which , he noted , was just a wheat field now . Mr . Gardner stated that , in his opinion , it can be an adequate building site with 192 feet of frontage on Sheffield Road , adding that in the final survey for the subdivision they fixed the dimension of 460 feet from the centerline of Sheffield Road , which would leave a usable length , east to west , of 2 .35 feet . In addition , Mr . Gardner said they intend to use the " chicken house " for commercial storage . Mr . Gardner noted that a new gravel driveway will be constructed through the narrow frontage on Mecklenburg Road , taking out a row of pear trees , installing a new electrical line , and a new telephone line and the " chicken house " will have new electrical service , and also , they intend to block the current western outlet of the driveway onto • Sheffield Road. , eliminating the easement of history and easement by necessity , and leave more than an acre of usable land so that , some day , that could be a building site . Mr . Gardner stated that the Zoning Board of Appeals granted a side yard variance on the barn , adding that the barn was a structure on one of the proposed one - acre parcels , and so , if the land is subdivided it would become the primary structure on that parcel . Mrs . Grigorov asked if the neighborhood had a problem with traffic . Mr . Gardner responded that Mr . Ault ' s objections were that people were getting stuck in the driveway near his home and stopping at his house to use the telephone . Mr . Gardner stated that a private , local calls only , telephone was going to be installed inside the " chicken house " , adding that they will restrict Student Agencies in their lease to a number of conditions , including maintaining reasonable hours from 6 : 00 a . m . to 10 : 00 p . m . Mr . Gardner stated that the lease renews on September 15 , 1987 , and at that time they will submit that lease back to the Zoning Board of Appeals . Mrs . Langhans wondered if each person who has something stored in the barn , has a key . Mr . Gardner stated that , actually , that is subcontracted through Student Agencies , and they have their sub - tenants , including Cornell University and some storage companies , adding that they would have to be admitted by a Student Agencies escort . ® Chairman May noted that this was a Public Hearing and asked if there were any questions or comments from the public . No one spoke . Planning Board - 3 - June 16 , 1987 Chairman May closed the Public Hearing at 7 : 46 p . m . and brought the matter back to the Board . Dr . Lesser inquired as to the duration of the lease presently being negotiated with Student Agencies , Mr . Gardner stated that that is a business issue , adding that Student Agencies is requesting a concrete floor , and further adding that if they are happy as is , they could go five years . Chairman May asked Mr . Frost if he would be inspecting the premises in two years to ascertain whether the premises were in conformance . Mr . Frost stated that he would be . Mr . Kenerson inquired about signs on the property . Mr . Gardner stated that , essentially , they do want to erect the Belcor For Rent sign , minus the " For Rent " , but including the telephone number . Town Attorney Barney referred to the issue of the telephone , stating that it was his recollection that when Mr . Ault was present at a prior meeting he mentioned the fact that he was getting a fair amount of activity for an hour or so at a time , and asked if there were some reason the telephone could not be installed on the exterior of the building . Mr . Gardner stated that he wanted to put a pay telephone on the exterior preventing anyone from just picking up the receiver and dialing . Mr . Gardner stated that he had made some . inquiries - regarding pay phones and was informed that there were two kinds one , a privately -owned or leased phone , and , two , a telephone company owned phone which the telephone company said they are in the habit of placing in bowling alleys , bars , etc . Mr . Gardner stated that he asked them if they thought it was a service to have a telephone on a lonely stretch of highway and they indicated that it was and described a deal with the State to put a telephone every so many miles apart on certain roads , however , they are not in that category , unfortunately . There appearing to be no further questions or comments , Chairman May asked if anyone were prepared to make a motion . MOTION by Dr . William Lesser , seconded by Mr . Robert Kenerson : WHEREAS : 1 . This action is the Consideration of Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No . 6 - 27 - 1 - 24AF 4 . 24 gross acres , located in an Agricultural District on Sheffield Road and backlot of Mecklenburg Road , into two lots of approximately one acre each , and a third lot of approximately two acres . 2 . This is an Unlisted Action for which the Planning Board has been legislatively determined to act as Lead Agency for environmental review . The Tompkins County Planning Department is an involved agency which has been notified of this action . Planning Board - 4 - June 16 , 1987 • 3 . The Town Planner on June 16 , 1987 has recommended a negative determination of environmental significance for this action . THEREFORE , IT IS RESOLVED : That the Town of Ithaca Planning Board make and hereby does make a negative determination of environmental significance for the action . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Lesser , Klein , Langhans , Grigorov , Kenerson . Nay - None . The MOTION was declared to be carried unanimously . MOTION by Mrs . Virginia Langhans , seconded by Mr . Robert Kenerson : WHEREAS : 1 . This action is the Consideration of Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No . 6 - 27 - 1 - 24 . 3 , 4 . 24 gross acres , located in an Agricultural District on Sheffield Road and backlot of Mecklenburg Road , into two lots of approximately one acre each , and a third lot of • approximately two acres . 2 . This is an Unlisted Action for which the Planning Board , acting as Lead Agency for environmental review , has made a negative determination of environmental significance . 3 . The Planning Board , at a Public Hearing on June 16 , 1987 , has reviewed the following material : " Portion of Lands of Carl R . and Edna M . Updike - Mecklenburg Road - Town of Ithaca - Tompkins County , New York " , by Kenneth A . Baker , L . S . , November 4 , 1985 , amended for April 7 , 1987 to show the proposed subdivision . Location plan ( excerpt from tax map No . 6 - 27 ) . SEQR Short EAF dated March 12 , 1987 . Zoning Board of Appeals excerpts from May 27 , 1987 minutes . 4 . The Zoning Board of Appeals on May 27 , 1987 granted certain variances , subject to certain conditions , in regard to the uses and yard :Dizes of the existing buildings on the property . THEREFORE , IT :CS RESOLVED : 1 . That the Planning Board waive and hereby does waive certain requirements for Preliminary and Final Subdivision Approval , ® having determinded from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Planning Board - 5 - June 16 , 1987 Town Board . 2 . That the Planning Board grant and hereby does grant Preliminary and Final Subdivision Approval to the proposed subdivision as presented on June 16 , 1987 , subject to the following conditions : a . The implementation of those requirements and conditions set forth by the Zoning Board of Appeals on May 27 , 1987 , and any subsequent requirements that may be set forth by that Board . b . The submission of a final subdivision plan prepared by a licensed surveyor or engineer , suitable for filing by the Tompkins County Clerk , and subject to approval by the Town Engineer . c . The provision of a telephone on the exterior of the former chicken house for tenants ' use in making local calls . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Lesser , Klein , Langhans , Grigorov , Kenerson . Nay - None . The MOTION was declared to be carried unanimously . Chairman May declared the matter of the Belcor Associates subdivision duly closed at 7 : 57 p . m . PUBLIC HEARING : CONSIDERATION OF SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF A . 52 —ACRE LOT , AND THE PROPOSED PROVISION OF A 60 — FOOT BY 227 — FOOT ± FUTURE ROAD RIGHT OF WAY , FROM TOWN OF ITHACA TAX PARCEL NO . 6 - 44 - 2 - 9 . 2 , ( 16 . 88 ) ACRES ) , LOCATED ON EAST KING ROAD , RESIDENCE DISTRICT R- 15 , PAUL Be ERDMAN , OWNER ; DONALD LUCENTE , APPLICANT ; LAWRENCE P . FABBRONI , AGENT FOR THE APPLICANT . Chairman May declared the Public Hearing in the above - noted matter duly opened at 8 : 00 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Chairman May invited Mr . Fabbroni to address the Board . Mr . Fabbroni stated that the prime purpose which Mr . Lucente has in mind is to secure a lot and provide access to the Cascioli property , and , potentially he has some future interest in the Cascioli property . Mr . Fabbroni stated that that is the reason Mr . Lucente is interested in a 60 - foot right way , adding that he had talked with Ms . Beeners about the associated access to the " ButterField " property on the north side of East King Road , and further adding that the new road would be to the center of the right of way , 500 ± feet from the Ridgecrest Road intersection . Mr . Fabbroni noted that a road within that right of way could be developed with a 200 - foot + radius and ® brought 10 feet farther back toEastKing Road - - if you are dealing in that much of a tolerance in terms of meeting in with the driveway on the other side of the road . Mr . Fabbroni stated that the Planning Board - 6 - June 16 , 1987 lot itself can stand on its own , as it has public water available to it , and it is in excess of one - half acre . Mr . Fabbroni commented that the real intention is to tie it together with the future development of the property to the south , and provide public sewer to the lot . Chairman May asked about the driveway opposite this future road development . Ms . Beeners responded that it is approximately 500 feet from the Ridgecrest Road intersection as indicated on the site plan presented . Mr . Klein wondered , in terms of the proposed lots , about the impact of that right of way to the Cascioli property . Mr . Klein also asked Mr . Fabbroni if he had looked at how that would be subdivided because where the road hits the Cascioli property there is a substantial imbalance in terms of the remaining property . Mr . Fabbroni responded that a depth of 150 feet is what is required . Mr . Klein , commenting , in other words , you have it " here " , stated that " these " , however , are extremely deep lots . Mr . Fabbroni stated that , as you come b<< ck farther south on the property , you have enough width for two roads . Chairman May noted that this was a Public Hearing and asked if there were anyone present who wished to speak to this issue . No one spoke . Chairman May closed the Public Hearing at 8 : 08 p . m . and brought the matter back to the Board . Town Attorney Barney wondered if the proposed stretch of road was • dedicated , with Mr . Fabbroni replying , no . Town Attorney Barney asked who was going to own it , with Mr . Fabbroni responding that Mr . Lucente will own it . Town Attorney Barney wondered if the proposed subdivision would be 160 feet off the end of Mr . Erdman ' s property , including the road , with Mr . Fabbroni responding that that was correct . There appearing to be no further discussion , Chairman May asked if anyone wished to make a motion . MOTION by Mrs . Carolyn Grigorov , seconded by Dr . William Lesser : WHEREAS : 1 . This action is the consideration of Subdivision Approval for the proposed ,subdivision of a . 52 - acre lot and a 60 - foot by 294 ± - foot future road right of way from Town of Ithaca Tax Parcel No . 6 - 44 - 2 - 9 . 2 , located on East King Road , 2 . This is a .n Unlisted Action for which the Planning Board has been legislatively determined to act as Lead Agency for environmental review . 3 . The Town Planner has recommended a negative determination of environmental significance . ® THEREFORE , IT IS RESOLVED : That the Planning Board , acting as Lead Agency in the Planning Board - 7 - June 16 , 1987 • environmental review of this Unlisted action , make and hereby does make a negative determination of environmental significance for the action as proposed . There being no further discussion , the Chair called forra vote . Aye - May , Baker , Lesser , Klein , Langhans , Grigorov , Kenerson . Nay - None . The MOTION was declared to be carried unanimously . MOTION by Mr . Robert Kenerson , seconded by Mr . James Baker : WHEREAS : 1 . This action is the consideration of Subdivision Approval for the proposed subdivision of a . 52 - acre lot and a 60 - foot by 294 ± - foot future road right of way from Town of Ithaca Tax Parcel No . 6 - 44 - 2 - 9 . 2 , located on East King Road , 2 . This is an Unlisted Action for which the Planning Board , acting as Lead Agency for environmental review , has made a negative determination of environmental significance . 3 . The Planning Board , at a Public Hearing on June 16 , 1987 , has • reviewed the following material : Map entitled " Subdivision Plat , King Road East Two Lot Subdivision " , dated June 2 , 1987 , by L . Fabbroni , P . E . , L . S . SEQR Short EAF dated June 3 , 1987s THEREFORE , IT IS RESOLVED : 1 . That the Planning Board waive and hereby does waive certain requirements for Preliminary and Final Subdivision Approval , having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board . 2 . That the Planning Board waive and hereby does waive Preliminary Subdivision Approval and grant and hereby does grant Final Subdivision Approval to the subdivision and right of way provision as proposed . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Lesser , Klein , Langhans , Grigorov , Kenerson . Nay - None . ® The MOTION was declared to be carried unanimously . Chairman May declared the matter of the Donald Lucente Planning Board'. - 8 - June 16 , 1987 • subdivision duly closed at 8 : 10 p . m . Chairman May reminded those present that the last item on the Agenda , with respect to the Theory Center , had been cancelled . PUBLIC HEARIrfG : CONSIDERATION OF SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF A 1 . 32 - ACRE PARCEL ( GROSS ) , LOCATED AT 228 FOREST HOME DF: IVE , TOWN OF ITHACA TAX PARCEL N0 , 6 - 66 - 3 - 16 , RESIDENCE DISTRICT R- 15 , INTO TWO LOTS OF . 65 ± ACRES EACH . JAMES L . GULLEDGE , OWNER / APPLICANT . Chairman May declared the Public Hearing in the above - noted matter duly opened at 8 : 11 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Mr . Gulledge was present . Mr . Gulledge appeared before the Board , appended a copy of his Survey Map / Site Plan to the bulletin board , and stated that , essentially , the proposal is the division of a large parcel into two parts , one parcel with the current house , and a new parcel where he wished to build a new single - family home . Mr . Gulledge stated that he felt that both of these homes , that is the proposed new home and the existing old home , are appropriate single - family units . Indicating on the drawing , Mr . Gulledge pointed out that the dark border i%s the perimeter of his property . Mr . Gulledge noted that there is quite a lot of public :highway on three sides of his property , however , because • the Town and the County reserve rights of way for their highways , the net usable area is somewhat less . Mr . Gulledge pointed out how the map indicates that the " new " lot # 1 , containing the existing two - story house , contains almost 23 , 000 square feet , however , when you deduct for the highway right of way , you are left with about 15 , 500 square feet . Mr . Gulledge also pointed out that the proposed second lot has a gross area of some 28 , 000 square feet , but when the road right of way is deducted , you end up with 22 , 000 usable square feet . Chairman May commented that this was an unusually - shaped parcel . Mrs . Langhans stated that it looked as though two people have worked on this Survey Map , noting the different handwriting . Mr . Gulledge explained that the Surveyor was George Schlecht and he produced the map for Jon Reiss , adding that at the time the map was done Mr . Reiss did not know that the land was going to be subdivided . Mrs . Langhans wondered who computed the square footage , with Mr . Gulledge replying that he did , explaining that he went to the Department of Agronomy at Cornell and took a computer digitizing table with the appropriate programs which calculates area of enclosed boundaries . Mrs . Langhans stated that , in her opinion , it sort of implies that the Surveyor did these calculations . Mr . Gulledge stated that -he did not intend to imply that . Chairman May noted that this was a Public Hearing and asked if there were any questions or comments from the public . Jennifer Greene , 235 Forest Home Drive , spoke from the floor and voiced her concern about further development in the neighborhood , Planning Board - 9 - June 16 , 1987 • stating that it is a congested neighborhood presently , and they do not need more traffic and density . Ms . Greene also wondered what might happen with future owners of the parcel . Mr . David Bouldin , 208 Forest Home Drive , spoke from the floor and stated that he was concerned with the flat area between the Chapel and the present house , adding that the area is relatively narrow in the sense of the distance from Forest Home Drive to where the hill becomes very steep . Mr . Bouldin noted that the very small , square area adjacent to the Chapel and the proposed lot line would , of necessity , be used for a driveway and parking , thus committing a small area to more congestion . Ms . Elizabeth Mount , 303 East Upland Road , a member of the Forest Home Chapel aInd former member of the Nursery School at the Chapel , spoke from the floor and stated that she had a concern with drainage and traffic . Mr . William D . Tomek , 190 Pleasant Grove Road , Chairman of the Administrative Board for the Forest Home Chapel , spoke from the floor and stated that the Church has not been informed about this development and the Administrative Board of the Chapel has not had an opportunity to discuss this development . Mr . Tomek stated that , from what he had heard secondhand , however , he did think the Board would be concerned about a development that close to the Church . Mr . Tomek stated that they certainly would need to be reassured about the • drainage , where the driveway is , relative to the Church building , and also , the Playschool is a tenant in the Church building and there is a very small geographic area around the Church , which means that there is really no play area for the children . Mr . Tomek stated that it seemed much wiser if the Church could become an owner of a larger parcel of land around it for the children to play . Chairman May stated that , for everyone ' s information , the Affidavit of Service by Mail indicates that the Forest Home Chapel and Parsonage , 224 Forest Home Drive was mailed a Notice . Mr . Tomek stated that the address is 222 Forest Home Drive . Town Attorney Barney stated that in the future Notices will be sent to 222 and 224 Forest Home Drive . Ms . Marilyn Sgrecci , 1130 Trumansburg Road , read aloud a letter from the Forest Home Nursery School , as follows : " We are located in the basement of the Forest Home Chapel . We have great concerns on how building a house on the adjacent lot would affect the quality of our school environment . Our main concern is the safety of the children . Having a driveway running right alongside our school entrance would jeopardize that safety , especially in winter when visibilities are reduced by high drifts . In addition to that , exhaust fumes from the cars will no doubt settle into our school , also preventing us :From having the door open for fresh air in nice weather . ® The basement of the Chapel has always been prone to occasional flooding . It is highly probable that building a structure next to our Planning Board - 10 - June 16 , 1987 • building will adversely affect the drainage causing even more flooding problems . The actual light we get in the basement is already minimal and a building right next door would only reduce that light . One last note , ever since the school has been located in the Chapel we have been allowed to use the neighboring yard for occasional outdoor play , as we have no playground . This is a feature that will be greatly missed. . All these factors , we feel , will contribute to a less than desirable environment for children . " Chairman May asked Mr . Gulledge if he had made any attempt to offer the parcel for sale to the Chapel , with Mr . Gulledge replying that he had not , and adding that that was certainly a possibility . Mr . George Bayer , 216 Forest Home Drive , spoke from the floor and stated that he had a concern about the play area for the nursery school which is located in the basement of the Chapel , noting that a driveway there would be very detrimental . Mr . Bayer stated that he was also concerned about density . Ms . Randi Beckmann , 115 Halcyon Hill Road , spoke from the floor and stated that she was concerned with density issues , ecological , and privacy concerns . Ms . Beckmann stated that , architecturally , there are all older homes in the Forest Home area . • Mr . Frank Shipe , 236 Forest Home Drive , spoke from the floor and stated that the Chapel drawing on the map did not show the new addition to the Chapel , adding that the back of the Chapel would come closer to the proposed structure than the map indicates . Mr . Shipe stated that the new addition is on the side away from the road , toward the back . Chairman May inqured about the size of this addition , with Ms . Beeners responding that the addition runs , pretty much , along the same walls as the original Chapel . Ms . Karen Baum , 237 Forest Home Drive , spoke from the floor and stated that there is not as much land as appears on the drawing because the land is vertical . Ms . Baum stated that she felt the wooded lot that exists now adds a lot to a densely populated area , and asked the Planning Board members under what circumstances would exceptions to a zoning law be made . Chairman May stated that , generally , those exceptions would be through the Zoning Board of Appeals . Mr . Gulledge wondered what the word " setback " meant in terms of Section 16 of the Zoning Ordinance which reads : " . . . Lot sizes in Residence District R15 shall meet the following depths and widths at the front yard set -back . 1 . Minimum width of lots shall be 100 feet • and the minimum depth 150 feet . " Town Attorney Barney stated that the interpretation of setback requires 100 feet of width all the way from the road frontage back . Town Attorney Barney asked Mr . Gulledge what Planning Board - 11 - June 16 , 1987 • the width of :his lot was from the east line to the back line of the Chapel property . Mr . Gulledge stated that it was roughtly 70 feet . Mrs . Grigorov asked Mr . Gulledge where , on the hillside , his back lot line was . Mr . Gulledge stated that it is where the dark border is on the survey .. Mr . Gulledge continued , stating that there is an old road there that was set into the hillside in 1912 by Boothroyd , and , indicating on the map , added that the road runs from , roughly " here " , down to Forest Home Drive and , at " this point " turns and goes up Halcyon Hill Road . Mr . Gulledge stated that it was never turned into a public road in the sense that the County or the Town took it over - - itwas an easement that was given by the landowner . Mr . Gulledge offered that easements were given mutually so that Boothroyd and his successors would have a right to maintain and use this road . Mr . Gulledge stated that it is not a public road in the highway sense of a road , but it is a legal road . Mr . Gulledge noted that there is an elevation , probably , 20 feet higher up the hill than the site . Mr . Gulledge stated that the proposed new house is not really very far up the hill , and it is not a sloping site at the point where the house will be . Mr . Gulledge stated that it slopes up a little behind and a little in front of it , adding that the steep part of the slope does not really begin until northeast of the Church boundary . Mrs . Langhans asked Mr . Gulledge if this road is where the sewer goes up and stated that , at the greatest , it is 10 feet . Mr . Gulledge replied that that is where the sewer goes up . Mrs . Langhans commented that it is really not a road ; it is a path . • Dr . Lesser asked when the legal right of way was granted . Mr . Gulledge stated that it was an easement , adding that it is in the Deed and has been transferred down in time to every owner along that boundary . Mrs . Langhans commented that Mr . Gulledge ' s survey marks were on the edge of the 10 feet . Ms . Paula Sidle , 215 Forest Home Drive , spoke from the floor and expressed her concern with the character of the neighborhood , stating that it was a very unsettling feeling to have a new house among very old houses in -the neighborhood . Mr . Robert Langhans , 111 Halcyon Hill Road , spoke from the floor and expressed his concern with the character of the neighborhood and the fact that some very large locust trees would have to be removed to make room for a new structure . Ms . Terry Garrison , 233 Forest Home Drive , spoke from the floor and expressed her concern with traffic and the character of the neighborhood . Ms . Cynthia Bouldin , 208 Forest Home Drive , spoke from the floor and stated that she , too , was concerned about traffic and the character of the neighborhood . • Mr . Roger Garrison , 233 Forest Home Drive , spoke from the floor and expressed his concern for the character of the neighborhood . Planning Board - 12 - June 16 , 1987 Mr . Frank Shipe , 236 Forest Home Drive , spoke from the floor and stated that he was concerned about the impact of the proposed subdivision on the usage of the current structure at 228 Forest Home Drive because it already is in an exposed position , being very close to the road on both the south and the west sides . There appearing to be no further questions or comments from the public , Chairman May closed the Public Hearing at 8 : 50 p . m . and brought the matter back to the Board . Mrs . Langhans stated that , visually , when you stand on Forest Home Drive and look at the Church and the present Gulledge house , that is the area you see - - you do not see the land in back of the Chapel . Mr . Gulledge stated that the proposed new house site is in that part of the lot which is not visible from the road . Mr . Gulledge offered that there are two orientations to this particular house - - one is to that lovely woods , and the other site is not going to change . Mr . Gulledge stated that he would point out to the Board that the area behind the house at 228 Forest Home Drive is overgrown . Mrs . Langhans stated that , with these two houses " here " [ indicating ] , you are adding to the density of the area by not giving enough space around the houses . Mrs . Langhans stated that , after subdividing , the property around the present home would not be attractive to a single family . There appearing to be no further comments from the Board , Chairman May asked if anyone were prepared to make a motion . MOTION by Mr . Montgomery May , seconded by Mr . James Baker : WHEREAS : 1 . This action is the consideration of Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No . 6 - 66 - 3 - 16 , located at 228 Forest Home Drive , into two parcels of 15 , 465 ± and 22 , 000 ± square feet , respectively . 2 . This_ is an Unlisted action for which the Planning Board has been legislatively designated to act as Lead Agency for environmental review . The Zoning Board of Appeals is an involved agency with respect to a request for variance of certain lot width requirements . The Tompkins County Department of Planning is an involved agency with respect to the requirements of N . Y . S . General Municipal Law Section 239 - m . 3 . The Town Planner has recommended that the applicant prepare and submit a Long Environmental Assessment Form with further information in regard to the mitigation of potential impacts to traffic safety and the character of the community , and provide a topographical survey showing contours and location of trees more than six inches in diameter at breast height , preliminary building ' E! levations and cross sections . THEREFORE , IT I: S RESOLVED : Planning Board - 13 - June 16 , 1987 • That the Planning Board adjourn and hereby does adjourn the matter of the proposed Gulledge two - lot subdivision pending receipt of a Long - Environmental Assessment Form , with further information to be supplied on the mitigation of certain impacts as described in the Planner ' s review of June 16 , 1987 . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Lesser , Klein , Langhans , Grigorov , Kenerson . Nay - None . The MOTION was declared to be carried unanimously . [ Note : Planner ' s Review follows . ] " PART II - Environmental Assessment - - Proposed Gulledge 2 - lot Subdivision A . Action is Unlisted . Be Action will receive coordinated review ( Town of Ithaca Zoning Board of Appeals , Tompkins County Dept . of Planning- N . Y . S . G . M . L . 239 - m ) . C . Could action result in any adverse effects on , to or arising from the following : • Cl . Existing air quality , surface or groundwater quality or quantity , noise levels , existing traffic patterns , solid waste production or disposal , potential for erosion , drainage or flooding problems ? No significant adverse impact is expected in regard to air quality , surface or groundwater quality or quantity , noise levels , or solid waste production or disposal . With respect to potential impacts to land , and the potential for erosion or drainage problems , the proposed siting of a new house on the proposed lot would be on a small plateau on a steep , wooded bank with Howard and Palmyra soils and several young and mature honey locust trees . More information would be needed on the. . engineering aspects of new house location as proposed , the nature of vegetation and slope disturbance , and proposed drainage design . The southeastern portion of the proposed new house lot , roughly on line with the Forest Home Chapel rear boundary , is generally level , and would be a more suitable alternative for house siting . With respect to existing traffic patterns , while there would be adequate sight. distance for westbound traffic for the proposed driveway location at this time ( considering present conditions such as the masonry wall in front of the existing house , and the present posted speeds ) , should the masonry wall be removed and the curve widened as part of potential future road improvements , the proposed driveway location would be hazardous . Occasional minor traffic conflicts might be expected as a result of the proposed driveway location in regard to its proximity to a gravel parking lot used by Planning Board - 14 - June 16 , 1987 • Forest Home Chapel . The general issue of traffic improvements and pedestrian circulation is under planning review and consideration by the ' Town of Ithaca and other agencies . C2 . Aesthetic , agricultural , archeological , historic , or other natural or cultural - resources , or community or neighborhood character ? The existing house and the adjoining Forest Home Chapel were among 21 ± buildings in the Village of Forest Home which were included in the Historic Buildings and Structures Inventory conducted by Tompkins Country . None of these buildings is listed on the State or National Registers of Historic Places . Several of these buildings have undergone architectural modifications . The proposed house would be the first completely new dwelling in this area of Forest Home since the adoption of the Zoning Ordinance . More information would be needed on the mitigation of potential impacts of nE�w architectural infill in this neighborhood through specific site and architectural design . C3 . Vegetation or fauna , fish , shellfish or wildlife species , significant habitats , or threatened or endangered species ? While no significant endangered species or habitats are known to exist on the ,site , a moderate local impact is expected through the removal of portions of the mixed - size stand of honey locust trees • which covers the southeast side of Halcyon Hill . C4 . A community ' s existing plans or goals as officially adopted , or a change in use or intensity of use of land or other natural resources ? Many of the lots in Forest Home were established prior to the adoption of the Zoning Ordinance and do not conform in size or in other respects to the requirements of the R- 15 Residence District . A variance was granted by the Zoning Board of Appeals to Forest Home Chapel on May 1. 6 , 1984 to permit an addition with a 15 - foot rear yard . The subdivision as proposed would meet the lot square footage requirements implied in the Zoning Ordinance for R - 15 Districts . The proposed new lot would have 60 feet effective frontage on Forest Home Drive , and 135 feet of inaccessible frontage on Warren Road hill , and a variance of •the 100 minimum frontage requirements may be necessary . The proposed new building site may also require a variance of the front or side yard requirements of Section 14 of the Zoning Ordinance . The existing dwelling , which encroaches into the Forest Home Drive right of way , would have , were the subdivision as proposed granted , a total of 255 ± frontage along the right of way , with between 60 and 100 feet which might be interpreted as front yard . The proposed new dwelling may have a localized impact on residential and architectural density in the area between the Forest Home bridges . In regard to potential future development of the ® subject parcel after subdivision , the potential for further increase in residential density could be mitigated by restricting both the existing and proposed dwellings to single - family dwellings , only . Planning Board - 15 - June 16 , 1987 • In regard to potential impacts resulting from the increase in architectural density that is proposed , more information is needed on site and architectural design , and on alternative means of reasonably increasing the residential use of the parcel other than through subdivision , such as through conversion of the existing house into two dwelling units or on the feasibility of using the existing garage as a residence . C5 . Growth , subsequent development , or related activities likely to be induced by the proposed action ? Because the subject parcel is one of the few remaining larger lots in Forest Home , it is , nonetheless , of an extremely irregular shape , and it is unlikely that the proposed action would directly induce significant growth or development in this area . However , the action might be followed by other , similar proposals for residential infill on lots of irregular shape with narrow usable frontage , with such proposals requiring further review . C6 . Long term , short term , cumulative , or other effects not identified in C1 - 050> Not expected ( see C4 and C5 above ) . C7 . Other impacts ( including changes in use of either quantity or type of energy ) ? Not expected from the addition of one dwelling unit as proposed . D . Is there , or is there likely to be , controversy related to potential adverse environmental impacts ? There is likely to be public controversy from residents. of Forest Home in regard to general traffic patterns and traffic safety , the addition of a new dwelling into an old neighborhood , and the potential impacts of construction on a steep slope . PART I I I A positive determination of environmental significance is recommended at this time , with further consideration of the action to require the submission of a Long Environmental Assessment Form . More information is required in regard to the mitigation of potential impacts of infill in an established neighborhood of old houses , and in regard to traffic safety , prior to any further environmental review . It is also recommended that more information be obtained in regard to alternative uses for the parcel . Alternate siting of the proposed house ,, by moving it east onto the level land of the site , should be considered as a means of mitigating potential impacts of slope construction , but may be unsatisfactory in regard to long - term ® traffic safety . The addition of a second dwelling unit in one of the existing buildings on the parcel should also be considered as an alternative to subdividing a parcel large enough in area to subdivide ` Planning Board - 16 - June 16 , 1987 • but unusual in shape and location . Lead Agency : Town of Ithaca Planning Board . Reviewer : Susan C . Beeners , Town Planner , June 16 , 1987 . " Chairman May declared the matter of the Gulledge Subdivision duly adjourned at 9 : 15 p . m . APPROVAL OF MINUTES - April 7 , 1987 MOTION by Mrs . Virginia Langhans , seconded by Mrs . Carolyn Grigorov : RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of April 7 , 1987 , be and hereby are approved as written . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Lesser , Klein , Langhans , Grigorov , Kenerson . Nay - None . The MOTION was declared to be carried unanimously . TROY AND RIDGECREST ROAD TOWN WATER SERVICE AREAS • Dr . Lesser submitted , for the record , " Notes " on the Troy and Ridgecrest Road Town Water Service Areas , as follows : " 1 . South Hill obtains water from its Danby Road , Coddington / Troy Road , and Ridgecrest service areas . Ithaca College , the single largest user on South Hill , receives water from the Danby Road system ( p . 22 ) . 2 . Population projections over the 1980 - 2010 period call for a 1 / 3 increase in water demand on South Hill , compared to 50 percent for all Town water service areas ( p . 3 ) . At this point it appears the water use on South Hill will grow faster than was projected in 1983 . 3 . When the water system was extended along Coddington Road to East King Road , maximum flow was estimated to be 500 gal / min at 20 psi . This level of flow is achievable only with the continuous operation . of the Coddington Road pumps since the Troy Road tank is not sided to sustain fire flows ( p . 23 ) . 4 . Further extension of the Coddington Road system to the Danby Town line would reduce the fire flow at Troy Road to 60 gal / min at 20 psi . Providing better water service required for expansion would necessitate the following modifications : * construction of a 150 , 000 gallon storage reservoir ( estimated cost $ 190 , 000 ) * construction of 2000 feet of interconnecting water line ( estimated cost $ 80 , 000 ) 5 . The Ridgecrest service system has presented great problems due to fluctuating water pressure , something which has been associated with an improper balance in water valve sizes . This problem is relatively inexpensive to repair ( pp . 23 - 24 ) . Planning Board - 17 - June 16 , 1987 Source : Report on Water System Improvements , Town of Ithaca , NY , Feb . 1983 , by Stearns and Wheler . Pages as indicated . 6 . In February of this year the proposal to extend water service along Coddington Road to the Town line with a return loop along East King_ Road was excluded due to a poor showing of interest by affected homeowners . Source . Memo by Noel Desch to Ithaca Town Board , 7 . On April 23 , Mr . Desch sent a memo to Mr . May stating that the Ridgecrest grid was examined and found sufficient to supply the anticipated rate of growth in water demand on South Hill for the next few years . Improvements will be required in the - near future , ' perhaps in 1989 . ' " Mr . Flumerfelt was asked to report, on this matter at the July 1987 meeting of the . Planning. Board , ADJOURNMENT Upon Motion , Chairman May declared the June 16 , 1987 , meeting of the Town of Ithaca Planning Board duly adjourned at 9 : 30 p . m . • Respectfully submitted , Mary S . Bryant , Recording Secretary , Nancy M . Fuller , Secretary , Town - o1 Ithaca Planning Board .