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HomeMy WebLinkAboutPB Minutes 1987-07-07 FM TOWN OF ITHACA Date• 'It� WN OF ITHACA PLANNING BOARD Clerk JULY 71 1987 The Town of Ithaca Planning Board met in regular session on Tuesday , July 7 , 1987 , in Town Hall , 126 East Seneca Street , Ithaca , New York , at 7 : 30 p . m . PRESENT : Cha _Lrman Montgomery May , James Baker , Carolyn Grigorov , Virginia Langhans , David Klein , Robert Kenerson , William Lesser , Richard P . Ruswick , 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 : Audrey Geiselmann , Harrison Geiselmann , Joan Sabin , Robert Manvell , Lawrence P . Fabbroni , Stephen P . Lucente , Joan Carlson , Scot Raynor , David C . Auble , D . G . Allen , Edwin Hallberg , Thomas Niederkorn , Peter D . Novelli , Frank Hornbrook , Shirley K . Egan , Slade Kennedy Jr . , Harry Lin ( WVBR- FM 93 News ) , Marcy Feathers ( Cable News Center 7 ) , Gerry Herbison ( Cable News Center 7 ) . . 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 29 , 1987 , and July 2 , 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 Dryden , upon both the Clerk and the Building Commissioner of the City of Ithaca , upon the Tompkins County Commissioner of Public Works , upon the Tompkins County Commissioner of Planning , and upon the applicants and / or Agent , as appropriate , on June 30 , 1987 . NON-AGENDA ITEMS Mr . Frost distributed to each of the members of the Board a copy of his June 1987 Report of Building and Zoning Activities . Regarding the question of having two meetings in August , it was the consensus of the Board , it being summer and all , to have only one meeting - - August 4 , 1987 . DISCUSSION : FOLLOW-UP TO THE JUNE 30TH JOINT BOARD MEETING Copies of the Notes from Town Supervisor Noel Desch pertaining to the June 30 , 1. 987 Joint Planning , Zoning , and Town Board discussions were distributed to the Board . Chairman May stated that if anyone had any questions or comments , they should contact Supervisor Desch , Chairman May stated that one of the things the Planning Board needs to accomplish is to work on the comprehensive plan , adding that most of Planning Board - 2 - July 7 , 1987 • the comprehensive plan is fairly complete , but one thing it still lacks is the " preamble " . Ms . Beeners offered that , in her opinion , a lot of the " preamble " gets into the definition of the neighborhoods , and everyone involved has to come to a decision whether to devote a portion of one or two meetings to that type of work , or to have one meeting a month as a project review/ work session . The Supervisor ' s Notes are set forth below . " Notes from 6 / 30 / 87 Joint Planning , Zoning , and Town Board Discussion , Comprehensive Planning One of the objectives of the Comprehensive Plan update should be the digitizing of tax maps . An urgent need is the completion of work and adoption of the preamble to the Comprehensive Plan . The Planning Board will pick up our efforts in this regard . On West Hill , the influence of the new State / Federally funded highway needs to be evaluated as a joint venture between developers , major land owners , and the Town in a coordinating role . . There was a consensus that these matters are more urgent than the processing of specific development proposals . Subdivision Regulations / Cluster There was a discussion of two aspects of clustering with regard to permitting attached units . ( 1 ) Does; the prevalence of attached units result in higher permitted occupancy ? ( 2 ) Does the prevalence of attached units cause the construction of oversized blocks of buildings ? Should there be a limit on the size of an attached unit ? On Procedural Matters : ( 1 ) Does the Town Board routinely get a list of the waivers of subdivision approval requirements granted by the Planning Board ? ( 2 ) Should there be a control on specific approvals involving covenants such that no building permit is issued until the covenants are approved [ by the Town Board eEN0 . by the Town Attorney and the Town Board - - by the Attorney General ] ? An alternative was suggested • that the developer should be required to submit the substantive elements of the covenants at the time of project approval [ Planning Board ] . This was agreeable Planning Board - 3 - July 7 , 1987 • to everyone present . ( 3 ) The Zoning Board of Appeals and the Planning Board need authority to deny approval in the event a violation exists on a previous action or other property . Zoning Ordinance There was an evaluation of the Special Land Use District ( Limited Mixed Use ) concept . The consensus was that it is working well , not misused , and actually more restrictive in a way appropriate to review of particularized cases . There does not seem to be pressure to constantly adjust what is permitted in a specific district . There was agreement that there are major advantages to having the Zoning Board of Appeals continue as the approval body for special approvals , rather than the Planning Board as was suggested in our previous draft zoning laws . It is felt that this check and balance is healthy - - e . g . , the Montessori School on Honness Lane . Susan Beeners presented a revised set of criteria for " special approvals " which will be brought forward through the Board review process . Discussion was held on how to deal with the Chamber of Commerce proposal . A draft amendment of the R- 15 district was distributed . Following discussion , the views were generally split among three • approaches - - ( 1 ) Rezone to Business District " A [ two - acre minimum required ] ; ( 2 ) Rezone to Special Land Use District ( Limited Mixed Use ) , or ( 3 ) Special Approval procedure by amending R- 15 . An evaluation of changes in the Kendall Avenue / Pennsylvania Avenue area was made . Overall , the changes over the past couple of years or so have been very positive . Some planning criteria are needed to enable the Zoning Board of Appeals to determine how much area to require per unit permitted when lots are combined or when dedicated to a specific use . The was no support for whole - scale replacement of or revision to the Zoning Ordinance . It was felt that Planned Unit Developments could be accommodated at the appropriate scale in the Special Land Use ( Limited Mixed Use ) District approach . It was suggested that zoning and building permit fees should be more commensurate with the cost of reviews , inspections . Members will send Susan their list of minor ( ? ) zoning ordinance revisions . Staff Needs The group concurred with one member ' s statement that the Boards are served very well , but that staff ought not to be placed in the overworked situation now being experienced . Consideration will be given to the addition of staff in this overall area . Planning Board - 4 - July 7 , 1987 • Participation was excellent - - Town Board 7 members Planning Board 3 members Zoning Board 2 members Staff 8 , including Attorneys Dubow and Ruswick ND / nf 7 / 7 / 87 " Ms . Beeners reported on a draft Zoning Ordinance amendment with respect to criteria for the review of Special Approval requests and with respect to additional Special Approval requirements . Ms . Beeners stated that her summer intern , David Gilbertson , had assembled the tax maps on one map [ which she appended to the bulletin board ] for the entire East Shore area , and also for the Town . Ms . Beeners noted that the map is color - coded for different types of residences , absentee owners , owner - occupied , and for other land uses . Ms . Beeners stated that she felt the map will be of use as far as future development in the area , and also to evaluate whether land on the south end [ indicating ] could be incorporated into some type of special land use district . Ms . Beeners appended a CLEARS map to the bulletin board which , she noted , will be a good tool in comprehensive planning . Chairman May thanked Ms . Beeners for her presentation . PUBLIC HEARIPJGa CONSIDERATION OF SUBDIVISION APPROVAL FOR " BRIARWOOD " , A 26 - LOT SUBDIVISION , PROPOSED TO BE LOCATED BACKLOT OF HANSHAW ROAD , EAST OF BIRCHWOOD DRIVE , BIRCHWOOD DRIVE NORTH , AND PINEWOOD PLACE , ON A PORTION OF TOWN OF ITHACA TAX PARCEL N0 . 6 - 70 - 10 - 3 . 5 ( 38 . 15 ± ACRES ) , RESIDENCE DISTRICT R- 15 . ROCCO P . LUCENTE , OWNER / DEVELOPER , 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 . Mr . Lucente was present , as was his Engineer / Surveyor , Lawrence P . Fabbroni . Mr . Fabbroni appeared before the Board and appended a map to the bulletin board . Mr . Fabbroni stated that the project is the same project for which the sketch plan was brought before the Board in March of 1987 . Mr . Fabbroni noted that the proposal , even though the entirety of the land is thirty - plus acres , is to subdivide the first eleven - plus acres east of Pinewood Place into 26 lots for single - or two - family homes . Mr . Fabbroni recalled that the layout follows a rough master plan that was presented to the Board back in the ' 60s for the development: of this property . Mr . Fabbroni pointed out that the significant changes , as a result of the Board ' s comments at the March • meeting , have to do with the provision of a right of way and the reshaping and redimensioning of the lots on the north end of the project to fully allow for the minimum required 100 feet by 150 feet Planning Board - 5 - July 7 , 1987 • lots . Mr . Fabbroni stated that the project calls for hooking the water system to the existing water system that ends at the end of Birchwood Drive and Birchwood Drive North , Mr . Fabbroni noted that it is anticipated. extending the sewer on Birchwood Drive South along the entirety of Birchwood Drive and to the east - - because they pick up a little bit of depth by coming from " this " southern location , as compared to coming from a manhole that is actually almost at the east end of the development . Mr . Fabbroni noted that the current watermain comes through the lots on Pinewood Place and comes down to either a road crossing , approximately 20 feet , or down to another one 100 feet or so to the :youth of " there " . Mr . Fabbroni stated that most of the lots are either 15 , 000 square feet or more , with several lots that are 110 feet or 120 feet wide . Mr . Fabbroni stated that Mr . Lucente will retain the largest lot - - Lot # 1 - - for himself . Chairman May asked Mr . Flumerfelt if he agreed with Mr . Fabbroni ' s calculations with respect to water runoff and drainage . Mr . Flumerfelt stated that he did . Chairman May noted that this was a Public Hearing and asked if anyone from the public had any questions or comments . Mr . Robert Manvell , 107 Pinewood Drive , spoke from the floor and stated that he was concerned about the drainage as his residence is nearby . Mr . Fabbroni explained that because of the topography the • water does not. cross the road at that location - - it is roughly 20 feet to the north . Mr . Lucente offered that he owned those houses for approximately 15 years and most of the problems with drainage are the leaves plugging up the drain and that would cause water to flow into the basements , adding that as long as the drains were kept clean that would alleviate the problem . Ms . Audrey Geiselmann , 1452 Hanshaw Road , spoke from the floor and expressed her concerns about student housing . Chairman May noted tht the area is zoned for one - or two - family homes . Ms . Joan Carlson , 1464 Hanshaw Road , spoke from the floor and wondered if properties were for sale or were they rental properties , with Mr . Lucente answering , for sale . Mr . Manvell asked about the projected completion date on the project . Mr . Fabbroni responded that all of the improvements - - roads and utilities - - would be completed at one time , with the total projected completion time being three years . Mr . Harrison Geiselmann , 1452 Hanshaw Road , spoke from the floor and asked about the price range of the homes , with Mr . Lucente replying , over $ 150 , 000 . 00 . Ms . Joan Sabin , 1450 Hanshaw Road , spoke from the floor and asked if there would be any other road outlets from the area , such as on • Sapsucker Woods Road . Mr . Fabbroni stated that , eventually , there is projected to be a road out to Sapsucker Woods Road where there is a right of way between two of these buildings [ indicating ] that Planning Board. - 6 - July 7 , 1987 • presently exist , adding that this would depend on access from Birchwood and Birchwood North , Mr . David. Allen , 254 Sapsucker Woods Road , spoke from the floor and wondered about the quality of the proposed houses . Mr . Lucente stated that their houses have always been the best quality . Mr . Manvell asked if the developer were going to leave a buffer of trees in the area , with Mr . Lucente responding that as many trees as possible would be preserved . Chairman .May asked if there were anyone else from the public who wished to comment . No one spoke . Chairman May closed the Public Hearing at 8 : 15 p . m . and brought the matter back to the Board for discussion . Mr . Klein asked about the area remaining undeveloped , asking , in its present condition , what standard was used in terms of runoff . Mr . Fabbroni stated that Ithaca has abnormal runoff , adding , however , that there have not been those kinds of flooding problems in this area , and commenting that the problem is getting rid of the water from the ditches . Mr . Klein stated that he would be a little concerned because the runoff is being cranked at right angles and , that , obviously , is gathering upstream from Sapsucker Woods Road . Mr . Klein noted that the USGS map :shows the balance of this land , including the house on Sapsucker Wood ; Road , and , roughly , eight acres in the Cardinal Drive • area . Mr . Klein stated that , presently , that drainageway [ indicating on the map ] runs into the homeowners ' backyards because you are turning it , adding that the site is flat . Mr . Klein wondered if the developer could get enough pitch in the ditches and suggested that , perhaps , something could be worked out with respect to the bottom of the ditches such that they would not be sitting full of water . Mr . Fabbroni stated that , in this case , they are crossing the contours . Mr . Klein. stated that it seemed that the 50 - foot road was substandard . Mr . Fabbroni explained that the 50 - foot road ties into the old master plan and noted that the existing Birchwood , Birchwood North , and Pinewood Place are 50 - foot roads . Mr . Klein wondered how the Town Engineer felt about this , since the current standard is 60 feet . Mr . Flumerfelt stated that he also recognized that that plan seemed to be a long - standing general plan, noting that the lot depths , etc . , were planned on the use of the 50 - foot right of way . Mr . Fabbroni stated that he was under the general assumption that 50 feet would be alright in this case , adding that 50 feet is allowed by the Town zoning even though the newer subdivisions are 60 feet . Mr . Fabbroni ' noted that this area is a flat terrain and there are 11 feet on either side of the road , which is more than sufficient . Mr . Klein stated that the Board will need confirmation of those 50 - foot dimensions , with Mr . Fabbroni replying that the developer will obtain more precise dimensions . • Dr . Lesser asked if there were any provision for a drainage swale . Mr . Fabbroni stated that it is along the property line and , in addition , suggestions were made to actually impose a drainage easement Planning Board - 7 - July 7 , 1987 • on the property . Mr . Flumerfelt stated that he thought that this is an area that merits some careful consideration by the Board , adding that , to his knowledge , there has not been too many actual drainage easements conveyed to the town in the past through private property . Mr . Flumerfelt noted that we open up to the Town a whole new area of responsibility when we start talking about maintaining drainageways on private property . The Board concurred with Mr . Flumerfelt on this issue . At this time , Town Attorney Ruswick reported on the NYS Department of Environmental Conservation issuance of new regulations with respect to SEQRA , stating that one of the major changes deals with conditional negative declarations . Town Attorney Ruswick noted that substantial changes in requirements are that you have to publish a notice of conditional negative declaration and there is a 30 - day minimum public comment period required . Town Attorney Ruswick stated that preliminary plat approvals can be separated from SEQR approvals , noting that the guiding principle of the SEQRA is whether a proposed subdivision may have a significant effect on the environment , and adding that the two do not necessarily have to have the same resolutions . There appearing to be no further questions or comments from the Board , Chairman May asked if anyone wished to make a motion . MOTION by Dr . William Lesser , seconded by Mr . James Baker : WHEREAS : 1 . This action is the consideration of Preliminary Subdivision Approval for " Briarwood Park " , a 26 - lot subdivision , proposed to be located backlot of Hanshaw Road , east of Birchwood Drive , Birchwood Drive North , and Pinewood Place , on a portion of Town of Ithaca Tax Parcel No . 6 - 70 - 10 - 3 . 5 . 2 . This is a Type I 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 environmental review of this Type I action , make and hereby does make a negative determination of environmental significance . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Grigorov , Langhans , Klein , Ken erson , Lesser . • Nay - None . The MOTION was declared to be carried unanimously . Planning Board - 8 - July 7 , 1987 • MOTION by Mrs . Virginia Langhans , seconded by Mr . Robert Kenerson : WHEREAS : 1 . This action is the consideration of Preliminary Subdivision Approval for " Briarwood Park " , a 26 - lot subdivision , proposed to be located backlot of Hanshaw Road , east of Birchwood Drive , Birchwood Drive North , and Pinewood Place , on a portion of Town of Ithaca Tax Parcel No . 6 - 70 - 10 - 3 . 5 . 2 . This is a. Type I 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 July 7 , 1987 , has reviewed the following material : SEQR Long EAF . " Preliminary Plat Plan - Briarwood Park " , by L . P . Fabbroni , P . E . , L . S . , dated March 25 , 1987 , revised June 23 , 1987s THEREFORE , IT :LS RESOLVED : 1 . That the Planning Board waive and hereby does waive certain • requirements for Preliminary 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 , with such waivers being the waiver of the submission of improvement plans at this time , and waiver of the 60 - foot right of way requirement for Briarwood Drive , 2 . That the Planning Board grant and hereby does grant Preliminary Subdivision Approval to the subdivision as herein proposed , with the condition that improvement plans be approved by the Town Engineer . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Grigorov , Langhans , Klein , Kenerson , Lesser . Nay - None . The MOTION' was declared to be carried unanimously . Chairman May declared the matter of Preliminary Subdivision Approval for " Briarwood Park " duly closed at 8 : 44 p . m . PUBLIC HEARING : CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR STAGE I -A OF THE DEER RUN SUBDIVISION , 15 CLUSTER UNITS AND ONE CONVENTIONAL • UNIT PROPOSED , LOCATED BACKLOT OF THE INTERSECTION OF EAST KING ROAD AND TROY ROAD , TOWN OF ITHACA TAX PARCEL NO , 6 - 44 - 1 - 4 . 32 , RESIDENCE DISTRICT R- 15 . HALLBERG ASSOCIATES , OWNER / DEVELOPER ; EDWIN A . HALLBERG , PRESIDENT . Planning Board - 9 - July 7 , 1987 • Chairman May declared the Public Hearing in the above - noted matter duly opened at 8 : 45 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Mr . Hallberg was present , as were his Planning Consultant , Thomas Niederkorn , and his Engineer , Peter Novelli . Mr . Niederkorn appeared before the Board and appended drawings to the bulletin board . Mr . Niederkorn stated that the developer is seeking permission for final approval of Stage I -A of Deer Run to expand and extend the project into Stage I - A which had received preliminary plat approval on March 17 , 1987 . Mr . Niederkorn stated that Stage I -A consists of four clusters , three with four units each , one with three units , making a total of 15 townhouse lots . Mr . Niederkorn noted that , initially , Phase I -A was to include this conventional :Lot [ indicating ] on the east corner of the parcel , however , they were not able to get the survey done in time , so that will be deferred to Stage II . Mr . Niederkorn stated that the developer has complied with all of the conditions that were attached to the final approval of the first stage - Stage I , adding that Stage I is under construction - - the road is in , the utilities are in , and the foundations are in for the first cluster , with the framing going up today . Chairman May noted that this was a Public Hearing and asked if there were anyone from the public who had any comments or questions . • Mr . Frank Hornbrook , Troy Road , spoke from the floor and asked how much water this would generate and where it would go . Mr . Novelli responded that two storm retention ponds have been designed for the project which will slow down the rate of runoff such that the runoff rate leaving the site will be less than it was before . Mr . Hallberg offered to stop by Mr . Hornbrook ' s home and explain the system to him . There appearing to be no one else from the public who wished to speak to this matter , Chairman May closed the Public Hearing at 8 : 50 p . m . and brought the matter back to the Board for discussion . Ms . Beeners asked Mr . Niederkorn , as a matter of safety , if he had been able to contact the Post Office regarding the name of the development . Mr . Niederkorn stated that he had tried to call the Post Office about five times with no result , however , he had noted that there is one Deer Run without anything behind it - - that is - - Drive , Road , or Place . Mr . Niederkorn stated that Mr . Hallberg thought there may be several others in the County , but they will confirm that . Mr . Niederkorn stated that , if necessary , they will change the name . Chairman May stated that the person to contact is Jack Miller , the County Fire and Disaster Coordinator , at the Tompkins County Airport as he is the one responsible for maintaining the inventory of road names in the County . Chairman May noted that the County wants to stay away from duplication of names as this is important insofar as life safety is concerned . • Mr . Klein inquired about the status of the conditions in the adopted resolution of the Planning Board of March 17 , 1987 , pertaining Planning Board. - 10 - July 7 , 1987 • to Stage I approval requirements as there were some restrictions on issurance of permits or approving any further development . Ms . Beeners responded that the final drainage plan has been approved by the Town Engineer and by the Tompkins County Highway Department . Mr . Flumerfelt stated that the consulting engineer , Mr . Novelli , has made some revisions to the sanitary sewer profile . Ms . Beeners mentioned the provision of a 15 - foot trail easement , noting that Mr . Niederkorn has amended the map to show that 15 - foot easement as part of Stage II down to the park site , and , rather than require that that easement be totally executed at this time as part of Stage I -A , it would be her recommendation that that easement be part of Stage II for final subdivision approval for Stage II . Continuing , Ms . Beeners stated that the 40 ± acres undeveloped land will remain as such , and that the Town Board did approve the covenants and deed restrictions with appropriate conditions as stated . Ms . Beeners noted that there has been a submission of a final subdivision plan for Stage I . and a letter of credit provided for Stage I . Mr . Flumerfelt noted that the execution of an agreement by the developer pertaining to a Troy Road tank site until a long -rclnge water storage solution is effected , has been declared moot . Mr . Flumerfelt stated that the provision of a. site - - should it be needed - - for a possible future water tank and pump station has been discussed with the developer , and there has been a verbal agreement . There appearing to be no further questions or comments , Chairman • May asked if anyone wished to make a motion . MOTION by Mrs . Carolyn Grigorov , seconded by Mr . Robert Kenerson : WHEREAS : 1 . This action is the consideration of Subdivision Approval for Stage I -A of Deer Run Subdivision , 15 cluster units proposed , located backlot of the intersection of East King Road and Troy Road , Town of Ithaca Tax Parcel No . 6 - 44 - 1 - 4 . 32 . 2 . This is an Unlisted Action for which the Planning Board has been legislatively determined to act as Lead Agency for environmental review . The entire Deer Run Subdivision , a Type I action , received a negative determination of environmental significance and preliminary subdivision approval , subject to certain conditions , on March 17 , 1987 . 3 . The Town Planner has recommended a negative determination of environmental significance for Stage I -A . THEREFORE , IT IS RESOLVED : That the Planning Board , acting as Lead Agency in the environmental review of this Unlisted action , make and hereby does • make a negative determination of environmental significance . There being no further discussion , the Chair called for a vote . Planning Board - 11 - July 7 , 1987 • Aye - May , Baker , Grigorov , Langhans , Klein , Kenerson , Lesser . 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 Stage I -A of Deer Run Subdivision , 15 cluster units proposed , located backlot of the intersection of East King Road and Troy Road , Town of Ithaca Tax Parcel No . 6 - 44 - 1 - 4 . 32 . 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 July 7 , 1987 , has reviewed the following material : " Final Plat - Phase IA , Deer Run Subdivision " , by Peter D . Novelli , P . E . , dated June 24 , 1987 . " Deer Run Subdivision - Final Plat for Stage One -A " , by Planning / Environmental Research Consultants , revision • date , July 7 , 1987 . SEQR Short EAF , dated June 29 , 1987 . THEREFORE , IT IS RESOLVED : That the Planning Board grant and hereby does grant Final Subdivision Approval to the subdivision as herein proposed , with the following conditions : a . That the developer provide a letter of agreement committing a one - acre site for a potential future water tank , in a location ac ceptablE� to the Town Engineer , prior to the issuance of any certificates of compliance for Stage I -A . b . That the 15 - foot " easement to recreation area " shown on the final plat for Stage I -A be executed prior to any final subdivision approval for Stage II . c . That a letter of credit be submitted to the Town Engineer in an amount sufficient to assure the satisfactory completion of site improvements for Stage I -A , prior to the issuance of any building permits for Stage I -A . There being no further discussion , the Chair called for a vote . • Aye - May , Baker , Grigorov , Langhans , Klein , Kenerson , Lesser . Nay - None . Planning Board - 12 - July 7 , 1987 • The MOTION was declared to be carried unanimously . Chairman May declared the matter of the consideration of Final Subdivision Approval for Stage I - A of Deer Run duly closed at 9 : 05 p . m . APPROVAL OF MINUTES - April 21 , 1987 MOTION by Mr . Robert Kenerson , seconded by Mr . James Baker : RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of April 211 1987 , be and hereby are approved as presented . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Grigorov , Langhans , Klein , Kenerson , Lesser . Nay - None . The MOTION was declared to be carried unanimously . NON -AGENDA ITEM - BLACK OAK LANE REVISED PLAN Ms . Beener reported that a revised plan had been received regarding the Black Oak Lane subdivision , and appended same to the bulletin board . Ms . Beeners recalled that the Planning Board had approved 20 units which was based , basically , on " this " conventional • plat [ indicati. ng ] . Ms . Beeners noted that Mr . Ciaschi has now submitted a plan for 24 units . Chairman May stated that the Board cannot permit a number of units which exceeds those permitted by a conventional plot plan . Ms . Beeners offered that when you are dealing with density calculations for cluster you do have to be concerned with recreational space and unbuildable areas . ADJOURNMENT Upon Motion , Chairman May declared the July 7 , 1987 , meeting of the Town of Ithaca Planning Board duly adjourned at 9 : 20 p . m . Respectfully submitted , Mary S . Bryant , Recording Secretary , Nancy M . Fuller , Secretary , Town of Ithaca Planning Board .