HomeMy WebLinkAboutPB Minutes 1987-08-04 FRM
TOWN OF ITHACA
Date $
TOWN OF ITHACA PLANNING BOARD Clerk 3
AUGUST 4 , 1987
The Town of Ithaca Planning Board met in regular session on
Tuesday , August 4 , 1987 , in Town Hall , 126 East Seneca Street , Ithaca ,
New York , at 7 : 30 p . m .
PRESENT : Chairman Montgomery May , James Baker , Carolyn Grigorov ,
Virginia Langhans , David Klein , Robert Kenerson , John C .
Barney , Esq . ( Town Attorney ) , Susan C . Beeners ( Town
Planner ) , Andrew S . Frost ( Town Building Inspector / zoning
Enforcement Officer ) .
ALSO PRESENT : Evan N . Monkemeyer , Jose G . Amador , Lee Hodgden ,
William S . Downing , Joseph Ciaschi , Edward W . King ,
Esq . , Maureen Scott ( Cable News Center 7 ) , Joan Numssen
( WVBR- FM 93 News ) , Gerry Herbison ( Cable News Center
7 ) , Melissa Robinson ( WHCU News ) .
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 July 27 , 1987 , and July 30 , 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 ,
as appropriate , upon both the Clerk and the Building Commissioner of
the City of Ithaca , upon the Tompkins County Commissioner of Planning ,
and upon the applicants and / or Agent , as appropriate , on July 30 ,
1987 .
NON -AGENDA ITEM
Mr . Frost: distributed to each of the members of the Board a copy
of his July 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 - 66 - 3 - 22 , 110
HALCYON HILL ROAD , INTO 2 LOTS , LEE HODGDEN , OWNER ,
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 . Prof .
Hodgden was present .
Prof . Hodgden appeared before the Board and stated that he
purchased the property fvom the Estate of Lucy W . Curtis more than 20
years ago with the intention of building a new house on the northern
lot , adding that at that time the property was listed as two lots
comprising , together , approximately 2A acres . Prof . Hodgden stated
that the " new " house will be occupied by him and the existing house by
his daughter . Prof . Hodgden stated that he had talked with his
neighbor , Professor Jonathan Bishop and he has no objection to the
Planning Board - 2 - August 4 , 1987
• proposal .
Chairman May , noting that this was a Public Hearing , asked if
there were anyone present who wished to speak to this matter . No one
spoke . Chairman May closed the Public Hearing at 7 : 42 p . m . and
brought the matter back to the Board for discussion .
Mrs . Langhans stated that she and her husband are also neighbors
of this property and they have no objections to this proposal .
Prof . Hod.gden stated that access by car will be from an existing
15 - foot right of way which now serves 104 Halcyon Hill Road and the
circular driveway of 110 Halcyon Hill Road , and , to accommodate the
cars of these two houses and the proposed new house , it is proposed to
build a fenced motor court and two new garages on the circular drive
- - one on each side of the property line - - with some extra parking ,
as shown on the site plan . Prof . Hodgden pointed out that the
proposed new lot front will be 200 feet from the Town -maintained
portion of Halcyon Hill Road , adding that along the southern boundary
of the property there are four existing houses that have access from a
similar 15 - foot right of way and have no frontage on a Town road .
There appearing to be no further comments or questions , 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 the
proposed subdivision of Town of Ithaca Tax Parcel No . 6 - 66 - 3 - 22 ,
located at 110 Halcyon Hill Road , into two lots .
2 . This is a Type II Action for which no further environmental
review is necessary . The appeal to the Building Inspector and
the Zoning Board of Appeals which is related to this action is
also a Type II action for which no further environmental review
is necessary . The Tompkins County Department of Planning is
being notified in regard to the appeal , pursuant to N . Y . S .
General Municipal Law Section 239 -m .
3 . The Planning Board , at a Public Hearing on August 4 , 1987 , has
reviewed the following material :
Survey Map amended as " Lot 66 - 3 - 22 , Property of Lee F . and
Laurel Hodgden ( Formerly Lucy W . Curtis Estate ) " .
Site Plan with 5 - foot contours entitled " Prof . Lee F .
Hodgden and Dr . Laurel H . Hodgden , Lot 66 - 3 - 22 , Town of
Ithaca " .
Letter , " Notes Accompanying Appeal to the Building Inspector
and the Zoning Board of Appeals of the Town of Ithaca ,
New York " .
THEREFORE , IT IS RESOLVED :
Planning Board - 3 - August 4 , 1987
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 grant and hereby does grant Preliminary
and Final Subdivision Approval to the subdivision as herein
proposed , with the following conditions :
a . The granting of an appeal for variance from the requirements
of Article IV , Section 16 , of the Town of Ithaca Zoning
Ordinance ( frontage requirement ) , and from the requirements
of N . Y . S . Town Law Section 280 - a , by the Zoning Board of
Appeals , and an interpretation by that Board of the proposed
side yard location .
b . The provision of a final subdivision map prepared by a
licensed surveyor or engineer , suitable for filing by the
Tompkins County Clerk , for approval by the Town Engineer .
c . The approval of any necessary easements in regard to access
and utilities by the Town Attorney .
There being no further discussion , . the Chair called for a vote .
• Aye - May , Baker , Grigorov , Langhans , Klein , Ken erson .
Nay - None .
The MOTION was declared to be carried unanimously .
Chairman May declared the matter of the Hodgden two - lot
subdivision duly closed at 7 : 45 p . m .
PUBLIC HEARIr1G0 CONSIDERATION OF SUBDIVISION APPROVAL FOR THE
PROPOSED SUBDIVISION OF A PORTION OF TOWN OF ITHACA TAX PARCEL NO ,
6 - 43 - 1 - 3 . 2 LOCATED ON EAST KING ROAD INTO 6 RESIDENTIAL LOTS , ONE LOT
FOR A PROPOSED SCHOOL , AND ONE PROPOSED PARK SITE . HERBERT N .
MONKEMEYER , OWNER * EVAN N . MONKEMEYER , AGENT ,
Chairman May declared the Public Hearing in the above - noted
matter duly opened at 7 : 46 p . m . and read aloud from the Notice of
Public Hearings as posted and published and as noted above . Mr . Evan
Monkemeyer was present .
Mr . Monkemeyer appeared before the Board and appended a large map
to the bulletin board . Mr . Monkemeyer pointed out that the property
is located 300 feet to 400 feet from the East King Road / Route 96B
[ Danby Road ] intersection . Mr . Monkemeyer noted that the Planning
Board has already approved the site for the proposed Montessori
. School . Mr . Monkemeyer noted that a total of 6 . 61 acres is involved ;
the six lots proposed range in size from 34 , 507 sq . ft . to 36 , 466 sq .
ft . in an R- 30 zone , the proposed park is 77 , 109 sq . ft . , and the
Planning Board - 4 - August 4 , 1987
• school site is 102 , 617 sq . ft . Mr . Monkemeyer , noting that the sewer
is located on the south side of East King Road and services the
property across the street , stated that he has permission to extend
the sewer across the road for hook -up . Mr . Monkemeyer pointed out
that there is space provided for a bikeway on lands to the north ,
commenting that the plans for that were submitted ten years ago for a
bikepath . Mr . Monkemeyer stated that a road will be built in back to
allow access to the back of the property off East King Road ,
Mr . Klein asked if lot dimensions were taken from the center line
of the road , with Town Attorney Barney responding , the highway right
of way line . Ms . Beeners asked if East King Road were a 60 - foot right
of way , with Mr . Monkemeyer responding that it may be a 50 - foot right
of way . Ms . Beeners pointed out that the right of way on the map is
50 feet on East King Road and , if you minus 251 , you would still have
a 200 - foot depth . Mr . Monkemeyer pointed out the 20 - foot wide sewer
easement along East King Road and a 20 - foot wide reserved strip for
drainage easement at the back of the proposed lots .
Chairman May noted that this was a Public Hearing and asked for
questions or comments from the public . No one spoke . Chairman May
closed the Public Hearing at 7 : 55 p . m .
Mr . Kenerson wondered about the pond shown on the map , with Mr .
Monkemeyer responding that the pond will be a private pond located on
a large lot . Town Attorney Barney inquired about the " Open Space
Credits Toward Town of Ithaca Park Requirements " shown on the map .
Mr . Monkemeyer stated that there is a 30 - foot reserve strip for access
to the bikeway for which there is sufficient land and a 23 . 5 - foot
access to the proposed park . Town Attorney Barney interjected that
10 % should be deeded to parkland . Mr . Monkemeyer stated that it will
be deeded to the Town , adding that it probably will be over 10 % . Mr .
Monkemeyer commented that the proposed park will serve the Montessori
School and also any future development .
There appearing to be no further comments , Chairman May asked if
anyone were prepared to make a motion .
MOTION b17 Mr . Robert Kenerson , seconded by Mrs . Virginia
Langhans :
WHEREAS :
1 . This action is the consideration of Subdivision Approval for the
proposed :subdivision of Town of Ithaca Tax Parcel No . 6 - 43 - 1 - 3 . 2 ,
located on East King Road , into six residential lots , plus one
lot for a. proposed school , plus a proposed park site , plus a
bikeway easement .
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 Health Department is an involved
agency in coordinated review .
Planning Board - 5 - August 4 , 1987
• 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 Unlisted action , make and hereby does
make a negative determination of environmental significance for this
action .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Langhans , Klein , Kenerson .
Nay - None .
The MOTION was declared to be carried unanimously .
MOTION by Mr . David Klein , 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 - 43 - 1 - 3 . 2 ,
located on East King Road , into six residential lots , plus one
lot for a proposed school , plus a proposed park site , plus a
• bikeway easement .
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 August 4 , 1987 , has
reviewed the following material :
Short EAF dated July 27 , 1987 .
" Preliminary Subdivision Plan for Evan N . Monkemeyer-Agent ,
Herbert N . Monkemeyer -Owner , ' Ithaca Estates - Phase
Two '" , dated August 4 , 1987 , by George C . Schlecht ,
P . E . , L . S .
THEREFORE , IT IS RESOLVED :
i . 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 ,
2 . That the :Planning Board grant and hereby does grant Preliminary
Approval to the subdivision as herein proposed , with the
following conditions :
a . The provision of a final subdivision map prepared by a
Planning Board - 6 - August 4 , 1987
®
licensed surveyor or engineer , suitable for filing by the
Tompkins County Clerk , for consideration of Final
Subdivision Approval , with such map to include the
following :
1 . The dimension of the westernmost residential lot at the
front yard setback shall be shown .
2 , The 20 - foot wide strip proposed for reservation for
drainage purposes shall be relabelled , " 20 - foot - wide
strip for drainageway to be provided by deed
declaration " .
3 . Deletion of Montessori Elementary and Secondary School
of Ithaca and Bikeway right of way as items to be
credited to open space requirements .
4 . Highway right of way lines to be shown .
5 . Area of each lot to be shown net of highway right of
way .
b . The aforementioned 20 - foot wide strip shall be reserved for
abutting property owners , and shall be kept free and clear
of debris so as not to impede drainage .
• c . Approval of sewer and water plans by the Town Engineer and
the Tompkins County Health Department shall be included as a
condition of any Final Subdivision Approval .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Langhans , Klein , Kenerson .
Nay - None .
The MOTION was declared to be carried unanimously .
Chairman May declared the matter of Preliminary Subdivision
Approval with respect to Phase Two of Ithaca Estates duly closed at
8 : 12 p . m .
SKETCH PLAN REVIEW : CONSIDERATION OF A REVISED SUBDIVISION PLAN FOR
BLACK OAK LANE CLUSTERED SUBDIVISION , TOWN OF ITHACA TAX PARCELS NO ,
6 - 60 - 1 - 3 AND - 4 , 921 MITCHELL STREET . TWENTY UNITS APPROVED BY THE
PLANNING BOARD ON MARCH 3 , 1987 ; TWENTY - FOUR UNITS PROPOSED . JOSEPH
CIASCHI , OWNER ; WILLIAM DOWNING , ARCHITECT .
Chairman May declared discussion on the above -noted matter duly
opened at 8 : 15 p . m . and read aloud from the Agenda as noted above .
Messrs . Ciaschi and Downing were present , as was Mr . Ciaschi ' s
attorney , Edward W . King ,
Mr . Ciaschi appended two maps to the bulletin board . Attorney
King appeared before the Board and stated that the project consists of
Planning Board - 7 - August 4 , 1987
one house to be refurbished and 19 cluster units on 7 . 01 wooded acres
with a pond . Attorney King stated that , at this time , Mr . Ciaschi is
seeking permission to add another four units to the southeast corner
of the project , which would bring the total number of units to 24 ,
including the existing house . Attorney King read aloud from a letter ,
dated July 10 , 1987 , from Ms . Beeners to William S . Downing ,
Architect , as follows : " I had an opportunity to present your sketch
plan revision , " Black Oak Lane - Zoning Diagram and Site Plan " , dated
July 6 , 1987 , to the Planning Board on July 7 , 1987 . The Board felt
that the proposed increase from 20 to 24 dwelling units was not
supportable by the conventional lot diagram , which reserved no open
space or unbuildable area , and that the proposed density increase was
too high for the size of the site . " Attorney King referred to Article
V , Section 32 , paragraph 1 , of the Town of Ithaca Subdivision
Regulations - - Rules and Regulations for Clustered Subdivisions ,
noting that the density of dwelling units in a clustered development
shall not exceed 3 . 5 units per gross acre in residence districts R15
and R30 , and adding that , including the existing house , there is still
enough land for 24 units . Attorney King stated that this proposed
project is the last developable land east of the Town of Ithaca line .
Mr . Ciaschi stated that he has spent approximately $ 500 , 000 . 00 for
site work only , so , to be allowed only 19 units is rather expensive .
Mr . Ciaschi suggested that the Board view the site .
Attorney King read aloud , for the record , from the New York
Planning Federation Planning News , Vol . 51 , No . 2 , March -April , 1987 ,
as follows . " . . . A clustered development , on the other hand , can avoid
environmentally sensitive areas by incorporating them into its common
open space . It can attach units and group the multi - unit structures
closer together than it is proper to group one - family houses without
affecting the 'Livability of the units . The driveways providing access
to the units can be narrower than standard streets . And lot
irregularities can be neutralized by design . In short , by fulfilling
the statutory purposes of Section 281 , i . e . , ' to enable and encourage
flexibility of design and development of land in such a manner as to
promote the most appropriate use of land , to facilitate the adequate
and economical provision of streets and utilities , and to preserve the
natural and scenic qualities of open lands , ' a clustered development
can satisfactorily accommodate a larger number of units than could be
accommodated on a given tract of land in a standard subdivision that
fails to achieve any of those public objectives . As for external
impacts , all those that stem from the physical proximity of the larger
buildings in the clustered development to those on adjoining tracts
can be effectively neutralized by means of appropriately scaled
building setbacks , by landscaped buffers and by controlling the number
of accesses into the development . The only impact which cannot be
entirely mitigated is that of traffic on adjoining streets , but since
the traffic generated by a cluster development is less per unit than
that generated by detached single family houses , the increase is not
proportional to the increase in number of units . "
• Architect Downing stated that these units are high quality family
units of ample size , with a 40 - foot front yard and a 40 - to 60 - foot
backyard . Town Attorney Barney offered that with the higher density
Planning Board. - 8 - August 4 , 1987
of 24 units the area would seem to become much like a multiple
residence zone . Mr . Klein noted that , normally , unbuildable land is
excluded from acreage allowed for units . Chairman May stated that he
had a problem in looking at the area as a totally buildable site .
Town Attorney Barney also referred to Article V , Section 321 of
the Subdivision Regulations - - Rules and Regulations for Clustered
Subdivisions - - however , paragraph 3 thereof , and read aloud as
follows : " The Planning Board may exclude from development areas on
the sketch plat which , in its opinion , are unsuitable for construction
of the proposed housing because of excessive slopes , poor drainage , or
other considerations which may be injurious to the health , safety , and
welfare of the community . " Continuing , Town Attorney Barney stated
that , even if you had a straight parcel of land , there is a
requirement of ten per cent open space - - Subdivision Regulations ,
Article V . Section 31 , paragraph 2 , Rules and Regulations for
Clustered Subdivisons - - " The area of the subdivision required by the
Town to be reserved by the developer for open space shall not be more
than ten per cent of the gross area , and shall contain in any event a
parcel with an open area of at least . 10 , 000 square feet .
Chairman May informed Mr . Ciaschi that the Board will take time
to view the site as soon as possible . Chairman May closed the
discussion of the request for an additional four units at Black Oak
Lane at 9 : 14 p . m .
• REPORT ON WEST HILL DEVELOPMENT PLANNING
1 . " Westwood. Hills "
The Board discussed the " Westwood Hills " subdivision as proposed
by Timothy Ciaschi , being a 21 - unit clustered subdivision off Woolf
Lane , and also , the proposed rezoning of the lands of " Westwood Hills "
from R- 30 to R- 15 . It was noted that the developer is in the process
of reaching an agreement with the Town of Ithaca in regard to the
design and development of site improvements , including water and sewer
mains and streets . Chairman May indicated that the proposed
resolution before the Board should be considered and any adopted
resolution should be forwarded to the Town Board .
MOTION by Mrs . Carolyn Grigorov , seconded by Mr . James Baker :
WHEREAS :
1 . This action is the consideration of a request for approval , in
concept , of the proposed rezoning of Town of Ithaca Tax Parcels
No . 6 - 23 •- 1 - 11 . 112 and - 11 . 113 from Residence District R- 30 to
Residence District R- 15 , and the proposed development of a
21 - unit clustered subdivision on a portion of Tax Parcel
6 - 23 - 1 - 11 . 112 .
• 2 . This is an Unlisted Action for which the the Town Board has been
legislatively determined to act as Lead Agency for the proposed
rezoning , and for which the Planning Board has been legislatively
Planning Board - 9 - August 4 , 1987
determined to act as Lead Agency for the proposed subdivision .
The Tompkins County Planning Department and the Town of Ulysses
are potentially involved agencies which are being notified of
this action .
3 . A conditional negative determination of environmental
significance was made by the Planning Board for a proposed
21 - unit , single - family detached , R - 15 clustered subdivision on
Tax Parcel 6 - 23 - 1 - 11 . 112 on July 21 , 1987 .
4 . The developer is in the process of reaching an agreement with the
Town of Ithaca in regard to the design and development of site
improvements including water and sewer mains and streets .
5 . Execution of the aforementioned agreement was one of the
conditions required by the Planning Board in the July 21 , 1987
conditional negative determination .
6 . The developer has requested an indication of support for the
concept of the development of an R - 15 , 21 - unit subdivision on a
portion of the subject parcel , to justify his commitment of the
engineering design and construction expenses that would be
required :by the aforementioned agreement .
THEREFORE , IT IS RESOLVED :
• 1 . That the Planning Board indicate and hereby does indicate its
support for the concept of the rezoning of the subject lands from
Residence District R- 30 to R- 15 , to be effective once water and
sewer are provided to these lands as proposed , and subject to
compliance with all pertinent requirements , codes and
regulations .
2 . That the Planning Board indicate and hereby does indicate its
support for the concept of a 21 -unit subdivision on a portion of
the subject lands subject to compliance with all pertinent
requirements , codes and regulations , the subdivided portion to be
increased from that shown on the plat entitled " Site Plan :
Cluster Subdivision , ' Westwood Hills ' , Residential Subdivision ,
Ithaca , New York , Tim Ciaschi , Owner , Project No . A - 2 , Drawn by
SAR " , dated 7 / 87 , to a larger area approved by the Planning
Board .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Langhans , Klein , Kenerson .
Nay - None .
The MOTION was declared to be carried unanimously .
2 . Draft Letter to West Hill Property Owners
• The Planning Board members and Ms . Beeners discussed the draft of
a letter proposed to be sent to property owners on West Hill . After
Planning Board - 10 - August 4 , 1987
discussion , the following draft was agreed upon to be sent back to the
Supervisor .
" TO : Town of Ithaca West Hill Property Owners
FROM : Noel Desch , Town Supervisor
SUBJECT : West Hill Development Planning
DATE : [ Draft Date - - August 4 , 1987 ]
As a property owner on West Hill we know you have interest and
concerns regarding the possible construction of the new State highway .
Your Town Board has been on record for many years in favor of the
construction of a divided four - lane highway and has approved several
of the corridors proposed by the New York State Department of
Transportation .
Irrespective of the plans for the new highway , the Town is the
recipient of an increasing number of inquiries concerning potential
development of the properties adjacent to and / or through which the
highway would pass . Before such proposals advance through the review
process we believe we should make you aware of certain planning
criteria that -the Town will require in considering such proposals .
First : If the Four - lane highway is built :
1 . There would be no direct access from potential development
property to the new highway . If the timetable for a proposed
• development project is such that Town review is to be scheduled
before the final decision on the new highway ( early 1988 ) , the
developer should discuss project plans with the New York State
Department of Transportation to get the most accurate location
possible for their highway corridor , and that alignment must show
on any plans for development .
2 . Subdivision streets would need to connect to streets in adjoining
properties so property owners or their agents should coordinate
the layouts of their subdivisions . There are several locations
where such subdivision streets might connect with Trumansburg
Road . ThE� Town Planning and Engineering staff will assist you in
identifying these locations .
3 . Very little development would be permitted below the new highway
until the alignment swings west of the old railroad right of way .
It may bE! feasible to consider the transfer or clustering of
residential density from the acreage within and below the new
right of way to the area above the right of way to preserve as
much as possible the forested areas below the new highway . Open
space for active recreation , in the form of parks and trails ,
will also be required above the new highway .
4 . Subdivision drainage ( and utilities ) must be coordinated with the
Stage drainage ( and utility ) plans for the new highway .
Second : If the State highway is not built :
Planning Board - 11 - August 4 , 1987
• 1 . The Town of Ithaca Official Map is expected to be modified to
provide for a four - lane highway on a similar alignment to the
. proposed State highway but connecting to Taughannock Boulevard in
the vicinity of the Hangar Theatre in the Town of Ithaca .
Developers of the properties through which this highway would
pass would be expected to construct two lanes of the portion of
the road through their property on profile provided by the Town .
The right. of way for the future additional two lanes would be
dedicated to the Town . Consideration may be given to the
transfer of density that otherwise could be developed in this
additional two - lane right of way to the portion of the property
above the highway . Access to this highway will generally be
limited to one curb cut per 100 acres or large parcel and no
access will be permitted from property below the road until
approximately 1500 feet from the intersection of the Town highway
with Taughannock Boulevard . Approval of access beyond this point
will depend on the features of the specific development proposal .
Criteria for approval of any access to the highway must consider
the design implications of an expanded four - lane road .
2 . Again , subdivision streets between adjoining properties would
require coordination .
3 . For development below the road , there would be similar conditions
as indicated with State highway plans , although some potential
• would exist for the development of property fronting on Route 89
if done in an environmentally - sensitive manner . Access ,
topography , drainage , and utilities are formidable obstacles at
this location .
4 . Drainage ,and utility plans would be subject to normal approvals
by the Town engineering staff .
The Town has mounted a large - size map showing all of the
properties involved with the various highway proposals on a wall of
the Board Room at Town Hall . Town officials welcome your inquiry as
to the position of the Town with regard to the new highway and
development on West Hill . We intend to assume integrated planning for
all development on West Hill . Your assistance would be very much
appreciated . "
PROPOSED NEIGHBORHOOD SHOPPING CENTER ON SOUTH HILL
Ms . Beeners reported that Developer Richard L . Atkins will be
coming before the Board in the near future seeking permission to build
a shopping center containing 37 , 000 square feet of retail space on a
2 . 29 - acre parcel at the Troy Road / East King Road intersection . Ms .
Beeners stated that , in her opinion , the project is too big to be
located in such a small area and a large population would be required
to support the proposal . The Board members concurred with Ms .
Beeners ' opinion .
• APPROVAL OF MINUTES - May 5 , 1987
Planning Board - 12 - August 4 , 1987
• MOTION by Mr . James Baker , seconded by Mrs . Virginia Langhans :
RESOLVED , that the Minutes of the Town of Ithaca Planning Board
Meeting of May 5 , 1987 , be and hereby are approved as written .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Langhans , Klein , Kenerson .
Nay - None .
The MOTION was declared to be carried unanimously .
ADJOURNMENT
Upon Motion , Chairman May declared the August 4 , 1987 , meeting of
the Town of Ithaca Planning Board duly adjourned at 9 : 40 p . m .
Respectfully submitted ,
Mary S . Bryant , Recording Secretary ,
Nancy M . Fuller , Secretary ,
Town of Ithaca Planning Board .
•