HomeMy WebLinkAboutPB Minutes 1988-01-19 FUD
TOWN Of ITHACA
Date4 9
TOWN OF ITHACA PLANNING BOARD Clerk����J� .
JANUARY 19 , 1988
The Town of Ithaca Planning Board met in regular session on
Tuesday , January 19 , 1988 , in Town Hall , 126 East Seneca Street ,
Ithaca , New York , at 7 : 30 p . m .
PRESENT : Chairman Montgomery May , James Baker , Robert Miller , Robert
Kenerson , David Klein , William Lesser , John C . Barney , Esq . ,
( Town Attorney ) , Robert R . Flumerfelt , P . E . ( Town Engineer ) ,
Susan C . Beeners ( Town Planner ) , Andrew Frost ( Town Building
Inspector / Zoning Enforcement Officer ) ,
ALSO PRESENT : James Iacovelli , Linda S . Jacobs , Paul A . Jacobs , Kinga
M . Gergely , Illa Gergely , William Albern , Michael
Porter , Patty L . Porter , Fred T . Wilcox III , Dorothy
Buerk , Cynthia Herzing , R . T . Horn , Edward Mazza , Esq . ,
Aafke Steenhuis , David C . Auble , Toni Neiderkorn , Jim
Hogan , Thomas Abbott , Lawrence Fabbroni , Orlando
Iacovelli , Che Yu Li , Melissa B . 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 January 11 , 1988 and January 14 , 1988 , respectively ,
together with the Clerk ' s Affidavit of Service by Mail of said Notice
upon the various neighbors of the properties under discussion , upon
both the Clerk and the Building Commissioner of the City of Ithaca ,
upon the Tompkins County Commissioner of Planning , and upon the
applicants on January 13 , 1988 .
NON-AGENDA ITEM
Mr . Frost distributed to each of the members of the Board a copy
of his December 1987 Report of Building and Zoning Activities .
PUBLIC HEARING : CONSIDERATION OF AN AMENDMENT OF THE TOWN OF ITHACA
SUBDIVISION REGULATIONS , ARTICLE I , SECTION 81 FEES , AND SECTION 9 ,
VIOLATION AND PENALTY ,
Chairman May declared the Public Hearing in the above - noted
matter duly opened at 7 : 30 p . m . and read aloud from the Notice of
Public Hearings as posted and published and as noted above .
Town Planner , Susan Beeners , reported on the Amendment of the
Town of Ithaca Subdivision Regulations pertaining to fees , violations
and penalties .
Chairman May , noting that this was a Public Hearing , asked if
there were anyone present who wished to speak . No one spoke .
Chairman May closed the Public Hearing at 7 : 37 p . m . and brought the
matter back to the Board for discussion .
l
e
` Planning Board - 2 - January 19 , 1988
• Board Member Lesser inquired as to the $ 10 . 00 fee for a dwelling
unit , and wondered if it was a house or a structure . Ms . Beeners
answered that it refers to a unit within a dwelling .
Chairman May wondered about the effective date of approval for
the amendments . Ms . Beeners responded that her recommendation would
be that the Planning Board consider adopting the amendments , subject
to Town Board approval .
At this time , Chairman May asked for a motion to adjourn this
matter until such time as Town Attorney Barney was present .
MOTION by David Klein , seconded by William Lesser :
RESOLVED , that discussion of proposed amendment of the Town
Subdivision Regulations be and hereby is adjourned until such time as
the Town Attorney is present .
Aye - May , Baker , Lesser , Klein , Kenerson .
Nay - None
Chairman May declared the motion carried unanimously .
Chairman May declared the matter of Consideration of an Amendment
of the Town of Ithaca Subdivision Regulations duly adjourned at 7 : 41
• p . m .
PUBLIC HEARING : CONSIDERATION OF FINAL SITE PLAN APPROVAL FOR PHASE
II OF COLLEGE; VIEW PARK , RESIDENCE DISTRICT R- 5 ( MOBILE HOME PARK
DISTRICT ) , AT 136 - 146 SEVEN MILE DRIVE , TOWN OF ITHACA TAX PARCELS NO .
6 - 33 - 2 - 1 AND 6 - 33 - 2 - 2 , WITH SAID PHASE II PROPOSED TO CONSIST OF 10
NEW MOBILE HOMES . PAUL AND LINDA JACOBS , OWNERS ; WILLIAM ALBERN ,
ENGINEER .
Chairman May declared the Public Hearing in the above - noted
matter duly opened at 7 : 42 p . m . and read aloud from the Notice of
Public Hearings as posted and published and as noted above . Paul and
Linda Jacobs were present , along with their Engineer , Mr . William
Albern .
Mr . Albern addressed the Board , and stated that Phase I has been
completed .
Mr . Paul Jacobs stated that a 72 - hour drawdown test was made on
well No . 1 , which is in the original park . The test was monitored
every hour for three days , adding that the original drawdown was
ten - feet within the first ten minutes , and commenting that no drawdown
occurred after that .
Robert Flumerfelt , Town Engineer , stated that the well test was
conducted strictly in accordance with DEC procedures . Mr . Flumerfelt
® said that the readings during the first ten minutes were taken every
minute , then .five minutes , and every hour after that for a total of
three days . Mr . Flumerfelt offered that , at the end of that time , the
Planning Board - 3 - January 19 , 1988
• well recovered to its original level within 45 seconds . Mr .
Flumerfelt stated that , in his opinion , there is a sufficient supply
of water , not. only to support the second phase , but the ultimate
development as well , up to 52 units , adding that , this is also the
opinion of John Andersson , of the Tompkins County Health Department ,
Chairman May , noting that this was a Public Hearing , asked if
there were anyone present who wished to speak . No one spoke .
Chairman May closed the Public Hearing at 7 : 46 p . m . , and asked for
questions or comments from the Board .
Chairman May commented that the Mobile Home Park looks very nice ,
and that he was very pleased with the way the park is progressing .
Mr . Lesser wondered about the adequacy of the septic system . Mr .
Albern responded that the new septic system serves the new park , and a
new septic system has been designed to replace the oldest portion of
the existing system . Robert Flumerfelt stated that the Health
Department has reported no problems with the existing system .
Robert Kenerson asked if there were any complaints from the
neighbors concerning the well water , with Mr . Jacobs answering , no .
Ms . Beeners noted that a 30 - foot buffer zone , which was required ,
has to be established , and the effective date is July 3 , 1988 . Ms .
• Beeners commented that the density had been reduced from 24 to 22
mobile homes . Ms . Beeners stated that the earliest that Building
Permits would be issued would be March 31 , 1988 . Continuing , Ms .
Beeners stated that she is satisfied with the landscaping that has
been done , but noted that there is room for about three evergreens to
be planted near lots 25 and 26 to create a buffer for the existing
house . Ms . Beeners suggested that those trees be planted prior to
June 15 , 1988 .
There appearing to be no further comments or questions , Chairman
May asked if anyone cared to make a motion .
MOTION by Mr . Robert Kenerson , seconded by Mr . James Baker :
WHEREAS :
1 . This action is the Consideration of Final Site :Plan Approval for
Phase II of College View Park at 136 - 146 Seven Mile Drive , Town
of Ithaca Tax Parcels No . 6 - 33 - 2 - 1 and 6 - 33 - 2 - 2 , with said Phase
II proposed to consist of 10 new mobile homes .
2 . This is part of a Type I action for which the Planning Board is
Lead Agency for environmental review . The Tompkins County Health
Department and the New York State Department of Conservation are
I
nvolved agencies which are being notified of this action .
3 . The Planning Board on April 21 , 1987 , made a negative
determination of environmental significance for Phase I .
contingent upon the adoption and implementation of certain
Planning Board - 4 - January 19 , 1988
mitigating measures as set forth in drawings and documentation
submitted for this project , in conditions for final site plan
approval , and in conditions for project implementation and
operation , and also on that date granted Final Site Plan Approval
to Phase I . subject to certain conditions .
4 . The Planning Board , on January 19 , 1988 , at Public Hearing , has
reviewed the following :
" ' As - Built Plan ' Showing Completion of Phase I , submitted
for Phase II Approval " , submitted by Paul Jacobs ,
December 1 , 1987 .
" Improvements to Original Park " , submitted by Paul Jacobs ,
December 8 , 1987 .
" Jacobs Well Test " , showing testing performed December 9
through 12 , 1987 , by Howell Well Drilling .
Reports from Robert Flumerfelt , Town Engineer , and John
Andersson , Tompkins County Health Department , on water
supply adequacy .
5 . The Town Engineering , Planning , and Zoning staff has reported on
the adequacy of completion of Phase I , and has recommended that a
negative determination of environmental significance be made for
Phase II .
• THEREFORE , IT IS RESOLVED :
That the Planning Board , acting as Lead Agency for environmental
review of this Type I action , make and hereby does make a negative
determination of environmental significance for Phase II expansion as
proposed .
There being no further discussion , Chairman May called for a
vote .
Aye - May , Baker , Klein , Kenerson , Lesser .
Nay - None .
The MOTION was declared to be carried unanimously .
MOTION by Dr . William Lesser , seconded by Mr . Robert Kenerson :
WHEREAS :
1 . This action is the Consideration of Final Site Plan Approval for
Phase II of College View Park at 136 - 146 Seven Mile Drive ,, Town
of Ithaca Tax Parcels No . 6 - 33 - 2 - 1 and 6 - 33 - 2 - 2 , with said Phase
II proposed to consist of 10 new mobile homes .
2 . This is part of a Type I' action for which the Planning Board ,
acting as Lead Agency for environmental review has , on January
19 , 1988 , made a negative determination of environmental
significance .
Planning Board - 500` January 19 , 1988
3 . The Planning Board , on January 19 , 1988 , at Public Hearing , has
reviewed the following :
" ' As - Built Plan ' Showing Completion of Phase I , submitted
for Phase II Approval " , submitted by Paul Jacobs ,
December 1 , 1987 .
" Improvements to Original Park " , submitted by Paul Jacobs ,
December 8 , 1987 .
" Jacobs Well Test " , showing testing performed December 9
through 12 , 1987 , by Howell Well Drilling .
Reports from Robert Flumerfelt , Town Engineer , and John
Andersson , Tompkins County Health Department , on water
supply adequacy .
4 . The Town Engineering , Planning , and Zoning staff has reported on
the adequacy of completion of Phase I , and has recommended Final
Site Plan Approval of Phase II as proposed , with certain
conditions .
THEREFORE , IT IS RESOLVED :
That the Planning Board grant and hereby does grant Final Site
Plan Approval to Phase II as proposed , with said Phase II consisting
of ten new mobile homes , subject to the following conditions :
1 . Compliance with the conditions and requirements as set forth in
Local Law No . 6 - 1987 , in the Planning Board Resolutions of
December 2 , 1986 , and April 21 , 1987 , and all other applicable
laws , rules , and regulations .
2 . The completion of landscaping on the south edge of the Park near
Lots No . 25 and No . 26 for approval by the Town Planner prior to
June 15 , 1988s
There being no further discussion , Chairman May called for a
vote .
Aye - May , Baker , Klein , Kenerson , Lesser .
Nay - None .
The MOTION was declared to be carried unanimously .
Chairman May declared the matter of Consideration of Final Site
Plan Approval for Phase II of College View Park duly closed at 7 : 54
p . m .
FURTHER DISCUSSION WITH RESPECT TO SUBDIVISION REGULATIONS , ARTICLE I ,
SECTION 8 , FEES , AND SECTION 91 VIOLATION AND PENALTY .
Chairman .May asked about an effective date . Town Attorney Barney
stated that the effective date would be upon approval by the Town
• Board , adding that the Planning Board adopts the regulations subject
to the approval of the Town Board . Mr . Barney suggested that a
Planning Board. - 6 - January 19 , 1988
statement be added stating that the subdivision regulations shall
become effective upon date of approval by the Town Board ,
William Lesser asked about Section 268 of the Town Law , Mr .
Lesser wondered if that was specific . Attorney Barney responded that
there is an escalating level of both fines and potential inprisonment
for repeat offenders .
There appearing to be no further comments or questions , Chairman
May asked for a motion .
MOTION by Mr . Robert Kenerson , seconded by Mr . James Baker :
WHEREAS , the Subdivision Regulations of the Town of Ithaca were
adopted by the Town of Ithaca Planning Board on March 24 , 1956 , and
approved by the Town Board of the Town of Ithaca on. March 24 , 1956 ,
and
WHEREAS , said Subdivision Regulations have been thereafter amended
from time to time , and
WHEREAS , it is deemed desirable and appropriate to further amend such
Subdivision Regulations in the manner hereinafter set forth ,
NOW , THEREFORE , IT IS RESOLVED , that the Town of Ithaca Planning Board
recommend and hereby does recommend that the Subdivision Regulations
of the Town of Ithaca be amended as follows :
1 . Article I . Section 8 , Paragraph 1 , is hereby amended to read as
follows :
" 1 . In general , the following fees shall be paid on the filing
of any application and prior to the processing thereof :
1 . Sketch plan or plat .
( a ) Two - lot subdivision $ 10 . 00
( b ) More than two lots 50 . 00
2 . Preliminary plat .
( a ) Two - lot subdivision $ 25 . 00
( b ) More than two lots 20 . 00 +
$ 5 . 00 per lot or
dwelling unit ,
whichever is larger
3 . Final plat .
( a ) Two - lot subdivision $ 10 . 00
( b ) More than two lots 10 . 00 +
$ 1 . 00 per lot or
dwelling unit ,
whichever is larger
Planning Board - 7 - January 19 , 1988
• 4 . Plats and Replats whose sole
purpose is to dedicate land
to the public No fee "
2 . Article I , Section 8 , Paragraph 2 , is amended by renumbering said
Paragraph 2 as Paragraph 4 , and inserting two new paragraphs , to
be Paragraphs 2 and 3 , respectively , and reading as follows :
" 2 . The Planning Board , in its discretion , may waive the fee for
a final plat in those circumstances where final plat
approval is given simultaneously with preliminary plat
approval . "
" 3 . In addition to the fees set forth above , an applicant shall
pay $ 40 . 00 for each application on which a public hearing is
being held , said additional fee to offset the costs of
publishing and mailing the notice and application to various
persons and the costs of transcribing the proceedings at the
public hearing . Such fee shall be paid each time a new
public hearing is held . In the discretion of the Planning
Board or the person designated to collect the fee below ,
such fee may be waived with respect to any adjourned public
hearings , particularly if the adjournment was necessitated
by actions of the Town officials and not by the applicant . "
3 . Article I , Section 8 , former Paragraph 2 ( renumbered as Paragraph
4 by this Resolution ) is amended to read as follows :
4 . The Building Inspector , Town Planner , or Deputy Town Clerk
associated with the Planning and Building Department , shall
calculate the fee for each application . Each fee shall be
paid to one of such individuals who shall issue a receipt
stating the purpose of the payment . This receipt must be
filed with the application as evidence of payment . "
4 . Article I . Section 9 , is amended to read as follows :
" Section 9 . Violation and Penalty .
1 . A violation of these regulations is an offense , punishable
as set forth in Section 268 of the Town Law ,
2 . Notwithstanding any other provisions of these regulations ,
the Planning Board may refuse preliminary or final
subdivision approval to a subdivider , as long as the
subdivider , or any person or entity under or in the control
of such subdivider , is in default in the performance of any
actions required of them pursuant to law or pursuant to
conditions imposed in connection with a previously approved
subdivision in the Town of Ithaca . "
• 5 . These amendments shall be effective upon approval of same by the
Town Board of the Town of Ithaca .
Planning Board. - 8 - January 19 , 1988
. There being no further discussion , Chairman May called for a
vote .
Aye - May , Baker , Klein , Kenerson , Lesser .
Nay - None .
Chairman May declared the MOTION to be carried unanimously .
Chairman May declared the Consideration of an Amendment of the
Town of Ithaca Subdivision Regulations duly closed at 7 : 59 p . m .
PUBLIC HEARING : CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL FOR
PROPOSED " KLONDIKE MANOR " , A 16 - LOT SUBDIVISION PLUS OPEN SPACE
PROPOSED TO BE LOCATED ON TOWN OF ITHACA TAX PARCELS N0 , 6 - 53 - 1 - 17 . 1 ,
17 . 21 - 5 , and - 10 , 9 . 63 ACRES TOTAL , ON CODDINGTON ROAD , NORTHWEST OF
JUNIPER DRIVE . ORLANDO AND RALPH IACOVELLI , APPLICANTS .
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 . Messrs .
Orlando and Ralph Iacovelli , Consulting Engineer Larry Fabbroni , and
Attorney Edward Mazza were present .
Mr . Fabbroni appeared before the Board and appended ppended four large
maps to the bulletin board . Mr . Fabbroni , referring to the Planning
• Board meeting of December 1 , 1987 , noted that , as for access to
Coddington Road , there are two alternatives - - one being at the north
end of the property proposed to be subdivided and the other
alternative would be opposite Spruce Way . Mr . Fabbroni felt that the
alternative with the road farthest to the north along Coddington Road
is the preferred as it is the best entry , provides flatter highway
grades , better lots , more complete open space access , and is the best
use of the existing landscape . Mr . Fabbroni commented that the above
conforms to subdivision regulations , with the exception of lot No . 16 ,
which is a variance situation . Mr . Fabbroni stated that Spruce Way is
quite steep the first 100 - feet from the intersection , adding that
there is somewhat of a limited site distance exiting Spruce Way ,
further adding that it is impossible to put the lot with the existing
house on it into a variance situation as far as a lot is concerned ,
and commenting that the lot is shown well in excess of 15 , 000 square
feet . Mr . Fabbroni noted that he felt it was impossible to produce a
lot that was 100 - feet at the set - back , if the road opposes Spruce Way .
Mr . Fabronni stated that in this case the developer is looking for
some positive recommendation from the Board on said subdivision on lot
No . 8 , which is where the existing house is presently located . Again ,
Mr . Fabbroni noted that the developer is looking for the same kind of
layout and consideration for lot No . 16 as a variance situation , and
commenting that , upon further discussion with staff , the proposed
access to that lot would be from the end of Pennsylvania Avenue . Mr .
Fabbroni stated that there has been . a great of discussion as far as
the wisdom of either connecting through to the existing Pennsylvania
• Avenue or some other way of providing the option of extending in the
future to provide some access through the existing Pennsylvania
Avenue : Mr . Fabbroni remarked that to a large extent the developer
Planning Board - 9 - January 19 , 1988
• backed into this configuration to meet the zoning requirements for lot
sizes , but contrary to the December 1 , 1987 discussion this would
provide the opportunity to extend this road [ pointing to map ] in the
future , and commenting that where it might extend into the existing
paper street off Pennsylvania Avenue it would provide a not - too - bad
loop . Mr . Fabbroni stated that the developer prefers the road
farthest to the north along Coddington Road because it creates a lot
flatter slope for the road , and creates a flatter alternative in terms
of providing the loop in connecting to the lower subdivision .
Continuing , Mr . Fabbroni offered that , generally , it provides for a
more appealing layout and sizing of lots . The alternative opposite
Spruce Way has the advantage in that it gets into one variance lot and
another lot configuration with roads on all sides . Mr . Fabbroni said
that crossing the railroad , and the existence of rock about two - feet
below the surface would be a monumental task of blasting through
15 - feet of rock . Mr . Fabbroni noted that the sewer for the lower part
of the subdivision would connect into an existing sewer that comes up
through a paper layout and eventually comes up into Juniper Drive .
The sewer for the upper part would either come from an existing sewer
at the end of Pennsylvania Avenue " here " [ indicating on map ] to serve
these lots , or in the case of the uppermost new lot , would come to an
existing sewer- that runs behind the properties on Coddington Road .
Mr . Fabbroni stated that the water would loop from Coddington Road
down to a future street on the adjacent property , adding that the
drainage is a field ditch about 2 - feet deep and runs down through
• Pennsylvania Avenue Extension and Kendall Avenue . The developer
proposes to cut the drainage off at the new road , bring it down and
have it flow into a stream that is roughly 50 - feet off subject
property and have it go directly into Six Mile Creek , Mr . Fabbroni
stated that he felt the land use is best for cluster development .
Chairman May wondered about the road frontage on Lots 11 and 12 .
Mr . Fabbroni responded that a cul de sac would be constructed , adding
that it would be a 100 - foot circle .
Chairman May , noting that this was a Public Hearing , asked if
there were anyone present who wished to speak .
Che Yu Li of 112 Juniper Drive was concerned that his house would
be between two parallel roads if the new road is constructed . Mr . Li
felt that this would affect his property value .
Robert Horn of 108 Juniper Drive spoke from the floor and stated
he was concerned about the road , and also concerned about losing
privacy .
Dorothy Buerk of 101 Spruce Way asked the definition of what is
being proposed . Attorney Mazza responded that it is subdividing the
property .
Kinga M . Gergely of 106 Juniper Drive also expressed her concern
• about the road .,
Planning Board - 10 - January 19 , 1988
• Aafke Steenhuis , 266 Pennsylvania Avenue , stated her concern
about students residing in the area . Ms . Steenhuis also expressed her
concern about the road .
Attorney Barney , in response to the student concern , noted this
was an R- 15 zone and , technically , there could be two - family houses on
each of the lots . The Zoning Ordinance , as it is presently written ,
states that a family is defined as a traditional blood related group
or up to three unrelated persons per building . Mr . Barney offered
that if there were two - family houses here there conceivably could be
three unrelated persons or a conventional family in one unit , two
unrelated persons in the other unit , or two conventional families and
each of them could have one more unrelated person in each unit .
Chairman May asked for any other questions or comments , and there
being no response , closed the Public Hearing at 8 : 22 p . m . Chairman
May turned the matter over to the Board for discussion .
Chairman May commented on the 60 - foot proposed :road which has no
buffering at all , adding that the edge of the roadway was right up
against adjacent neighbors , adding that this was a bit unusual . Mr .
Fabbroni commented that there is no requirement in the Subdivision
Regulations that states a road had to be buffered from adjacent
properties . Mr . Fabbroni stated that there were numerous questions
raised at the last meeting [ 12 / 1 / 87 ] about the acceptability of Lot
• No . 8 .
William Lesser asked about the steepness of the road that meshes
with Spruce Way . Mr . Fabbroni responded that it is approximately 7 % .
Chairman May wondered about access to Lot No . 16 , Mr . Fabbroni
answered that the access would be a driveway from Pennsylvania Avenue .
Mr . Fabbroni stated that that would be the only access because of the -
way the lot is deeded .
Chairman May asked about acquiring additional land from the Gray
parcel . Mr . Iacovelli stated that with the proposed arrangement there
is no need for additional land .
Robert Flumerfelt stated that , visibility -wise and safety -wise ,
the proposed new roadway line opposite Spruce Way is by far the better
alternative . Mr . Flumerfelt noted that site distance measurements
were taken a few days ago , and an object about a foot high can be seen
about 700 feet away , looking uphill . Mr . Flumerfelt noted that the
speed limit on Coddington Road is 30 mph at that location , adding that
it changes from 40 mph to 30 mph at Juniper Drive . Mr . Flumerfelt
felt that most. cars would still be going 40 mph as they come over the
crest of the hill . Mr . Flumerfelt stated , based on a 40 mph speed , a
proper stopping sight distance would be about 275 feet on a level
terrain , but on a downhill slope about 30 - 40 more feet of stopping
distance would. be needed because of a downhill grade , which is in the
• neighborhood of 300 - 310 feet . Mr . Flumerfelt stated that the
visibility at that location , north along Coddington Road , is just
borderline , as one cannot see an entire automobile coming downhill .
Planning Board - 11 - January 19 , 1988
• The headlights of a car cannot be seen until just about at the
borderline point . Mr . Flumerfelt noted that design - wise , should
Spruce Way be continued in the future , it was good design -wise to have
the road intersections opposite one another . Mr . Flumerfelt stated
that the lot layout was probably a little less ideal than the other
alternative , but if the width of the lots in the area can compensate
for lack of depth the ability is there to place a house in a
reasonable position on the lot . Town Engineer Flumerfelt commented
that , because of the closeness of the existing house to the roadway a
variance would probably be needed .
William Lesser remarked that , although 40 is the posted speed
limit on Coddi. ngton Road , it is widely ignored , adding that there are
cars that go considerably faster than the speed limit .
Chairman May commented that if the road were straightened out to
create a buffer of approximately 20 feet in that plan , lot No . 6 would
have to be removed , adding that to secure more equal distribution for
the lots on the upper side the depth could be changed on the one side
and increased on the other side , and noting that , in his opinion, this
would be a bet= ter layout for the road . Mr . Fabbroni stated that the
developer , by reworking lots 2 , 3 , 4 , 5 , and 6 , could get five lots on
that side by doing what Mr . May suggested . Mr . Fabbroni stated that
Lot No . 6 configuration has a great deal of frontage on the road ,
adding that if the depth of 150 feet is maintained , and with the
overall square footage required , the lot does not have to be removed .
Mr . Fabbroni noted that , square footage , collectively , lot No . 6 has
more square footage than lots 1 - 5 . Mr . Fabbroni , [ pointing to map ]
said that this right- of- way " here " could be brought over where needed ,
and adjustments made in " these " two lots , and carry those adjustments
up . Mr . Fabbroni noted that lot No . 1 is over 20 , 000 square feet .
Mr . Miller wondered if the only objection to running the road
straight through was the steepness of the grade . Mr . Fabbroni
answered , it is the steepness of the grade , and the fact that there is
shelf rock two feet below the surface . Chairman May wondered how far
the road could be moved before getting into serious problems with the
rock . Mr . Fabbroni answered that the rock is two feet below the
surface .
David Klein stated that , if the road were constructed where Mr .
Fabbroni indicated , it would have quite a negative impact on the four
residences on Juniper Drive , adding that , in his opinion , the road
slopes would still be 100 . Mr . Fabbroni noted that it is a lot
easier to fill in than it is to cut through rock . Mr . Klein stated
that he felt it was a little hard to visualize , because the road is
superimposed over the existing contours . Pointing to map , Mr .
Fabbroni noted that if this was taken as existing elevation , and a
constant slope was worked out to " this " point there is 40 feet of
drop , adding that there would an overall slope of 7 % . Mr . Klein
remarked that there would be a lot of variation to the existing
• contours across lots 1 , 2 , and 3 . Mr . Fabbroni responded that this
( indicating on map ) would be filled out and blended in to the upper
side . Mr . Klein stated that in order to have a more favorable view ,
Planning Board. - 12 - January 19 , 1988
in his opinion. , a plan should be worked out to that effect . Mr . Klein
commented that he would like to see in black and white how an
alternative crossing would look , either totally shifted up and through
the rock , or to at least move it 20 - 30 feet away from those property
lines . Mr . Klein felt that additional buffering should be provided
for the neighbors backyards . Mr . Klein stated that the Board is still
looking at some alternative cluster plans that have not been very
creative . Mr . Klein offered that he is not totally in favor of the
proposal .
William Lesser inquired about the interpretation of Lots 6 and 7
as legal building lots . Ms . Beeners responded that , in viewing any
Tax Map for any subdivision in the Town of Ithaca , there are a lot of
blocks that have been approved by Planning Boards in the past that did
not meet a straight block of 100 X 150 . Ms . Beeners noted that these
lots have over 15 , 000 square feet , adding that neither has a 100 X 150
foot block within . Mr . Fabbroni commented that it does not state
anywhere in the . Ordinance that it has to be a 100 X 150 foot block ,
noting that it does state that a 100 foot width is required at the
set - back line and a lot needs to be 150 - feet deep . Mr . Fabbroni
remarked that it does not mention how the 150 feet is measured , noting
that , traditionally , Planning Boards are left a little freedom in
terms of working out the square footage in the overall lot . Ms .
Beeners noted that Lot No . 6 has 150 feet at one end , but perhaps a
radius could be turned with the 150 - foot line and make it swing
• around . Ms . Beeners stated that a variance would be required on Lot .
No . 8 , which has an existing house located on the lot . Ms . Beeners
noted that probably a variance would also be required on Lot No . 16 ,
which has several access possibilities - one being , as shown in the
distributed photographs , a 16 - foot lane from Coddington Road which
runs adjacent to the Spencer , Frost and Benninger house . Ms . Beeners
noted that an alternative would be to come from Pennsylvania Avenue
Extension on -the 16 - foot access that Lot No . 16 has . Ms . Beeners
noted that a third alternative would be to come from Collegeview Lane
within a 50 - 60 - foot potential future road connection to Pennsylvania
Avenue Extension . Ms . Beeners commented , to accomplish that , the lot
probably could be reconfigured to provide a 50 - 60 - foot right- of - way ,
which would not be totally clear , because there is only a 45 - foot
width behind the Gray property . Ms . Beeners stated that , in the long
run , having the road extend between Lots No . 11 and 12 , and northerly
towards Pennsylvania Avenue Extension , as it might be extended is
probably the best means for overall circulation to provide an outlet
to Pennsylvania Avenue , which has a fairly dangerously long cul de
sac , as does :Kendall Avenue . Ms . Beeners offered that , presently ,
there is a situation with Pennsylvania Avenue and Pennsylvania Avenue
Extension not , having any type of outlet . Ms . Beeners noted that in
both instances there would be some disruption to existing residences
on Juniper Drive or on Pennsylvania Avenue Extension ,
Chairman May inquired , aside from the fact that there is park
land , wondered if there was any reason that Lot No . 16 should be
• included in the subdivision . Susan Beeners responded that she had
some problems with the access on Lot No . 16 pertaining to frontage on
a Town Road , Mr . Lesser noted that he had a problem recommending any
Planning Board - 13 - January 19 , 1988
• of the two accesses to Lot No . 16 , adding that , compared to normal
standards , he felt it was very inadequate . Attorney Mazza commented
that Lot No . 16 was an existing lot , and along with the park is deeded
as such . Chairman May stated that he would like to see Lot No . 16 and
the park land taken out of the subdivision and a 30 - foot buffer zone
provided along Juniper Drive , Mr . Mazza wondered about access to Lot
No . 16 , noting that access means many things , such as a driveway or
road , with Chairman May answering that the concern is with a road .
Mr . Mazza pointed out that when the depths were considered on Lot No .
16 , which does not abut against any other property , and [ pointing to
map ] if this is shifted over , it diminishes this as an acceptable lot
from the set - back , but the Board should bear in mind that this is the
NYSEG property which is not going to be subdivided into lots .
Chairman May stated that the road is being shifted up to provide for a
buffer , but coming up would be a reduction of the lots on the west
side and increased on the east side of Collegeview Drive . Mr .
Fabbroni , [ indicating on map ] noted that by shifting this right- of -way
it would be increased by ten feet , and the top of disturbed earth
could be brought to a limit of 20 feet from " that " line . Chairman May
offered that the right - of -way from the back line should be 30 feet on
the properties abutting Juniper Drive . Mr . Mazza . wondered , for the
record , what was the rationale behind the requirement . Chairman May
responded , to provide privacy and additional room in the back , and
also for better planning .
• Chairman May commented that if the road were straightened out and
a 20 - foot buffer created the developer would lose Lot No . 6 in the
proposed plan . Chairman May noted that to get a little more equal
distribution on the lots on the upper side the depth could be changed
on one side and increased on the other side , adding that that would
ensure a better layout of the road . Mr . Fabbroni said that the
developer has enough square footage just by reworking Lots 2 , 3 , 4 , 5 ,
and 6 . Pointing to the map , Mr . Fabbroni said that this right - of -way
" here " could be brought over and adjustments made in " these " two lots ,
and carry those adjustments up . Mr . Fabbroni noted that Lot No . 1 is
over 20 , 000 square feet .
David Klein commented that , at most , Lot No . 6 would be lost .
Mr . Klein noted that the Planning Board has to have more information
on the actual location of the road , the re - contouring and the grade .
Mr . Fabbroni stated that everything which was required has been
presented for preliminary review .
Mr . Flumerfelt presented his view of a profile using the existing
contours on a proposed center line that would roughly be a one lot
depth from the rear of the lots on Juniper Drive . Mr . Flumerfelt felt
that a pretty nice profile could be developed with not much cut
required , noting that it would require some fill on the west side of
the NYSEG right - of -way . Mr . Flumerfelt noted that Town Supervisor
Desch is exploiting the possibility of NYSEG selling that right-of - way ,
and , if so , a lot layout could be developed with very standard lots ,
• possibly 19 lots .
Planning Board. - 14 - January 19 , 1988
• Attorney Barney stated that if Lot . No . 16 were going to remain
on the map , some method of access should be shown to Lot 16 . Ms .
Beeners noted that if the access is going to be from Coddington Road ,
then the Spencer , Frost , and Benninger house should be shown with the
actual width of the access . Mr . Fabbroni noted that presently Lot No .
16 is by driveway access , 20 feet , either from " this " direction or
from " this " direction [ indicating on map ] . Mr . Barney asked if the
Board was satisfied with the location of the park . Ms . Beeners stated
that the use of the park , because of the topography as it is at the
present time , would be limited . Mr . Fabbroni remarked that the gross
acreage of the subdivision is 9 . 63 acres and the park is approximately
an acre .
There appearing to be no further discussion from the Board ,
Chairman May asked if anyone cared to make a motion for adjournment on
the above - noted matter .
MOTION by Robert Kenerson , seconded by William Lesser .
RESOLVED , that the Town of Ithaca Planning Board adjourn and
hereby does adjourn the " Klondike Manor " matter to 7 : 30 p . m . on
February 2 , 1988 .
There being no further discussion , the Chair called for a vote .
• Aye : May , Baker , Lesser , Miller , Klein , Kenerson ,
Nay : None .
The MOTION was declared to be carried unanimously .
Chairman May declared the matter of the " Klondike Manor " issue
duly adjourned to February 2 , 1988 , at 7 : 30 p . m .
Susan Beeners wondered if the Board saw any need to further
pursue revision of a possible road extension to Pennsylvania Avenue
Extension , adding that the developer would be providing for potential
extension on the eastern end . The Board concurred that there would be
no need at this point to maintain any connection between Pennsylvania
Avenue and Collegeview .
At this time , Chairman May indicated that , for the record , there
will not be a publication of the February 2 , 1988 meeting . Mr . May
stated that this will serve as Notice to the public that the meeting
was adjourned until 7 : 30 p . m . , February 2 , 1988 .
PLANNER ' S REPORT
Susan Beeners , Town Planner , distributed to the Board copies of
the ANNUAL REPORT OF THE TOWN PLANNER .
[ Said ANNUAL REPORT is attached hereto as Exhibit 1 . 1
• Ms . Beeners noted that a Comprehensive Plan meeting is scheduled
for February 16 , 1988 . Ms . Beeners stated that the Eastwood Commons
Planning Board - 15 - January 19 , 1988
• residents on Lot No . 19 adjacent to the Orcutt property where the
walkway is located , have requested that the requirement that a path be
provided connecting Eastwood Commons to the bikeway be rescinded . Ms .
Beeners offered that in viewing the Eastwood development that is the
only logical place to have any type of connection . Ms . Beeners felt
that that is the natural means of connection over to the bikeway . Ms .
Beeners stated that she would like to schedule this issue for February
or March 1988 so that the Residents ' Association could come before the
Planning Board with their presentation . Ms . Beeners suggested that
the Board should consider whether the Town should investigate
acquiring the 10 - 15 feet from Lot . No . 19 , commenting that perhaps a
decent path could be constructed without it running into the driveway .
Chairman May wondered why the Town , and not the developer would be
required to investigate the issue . Ms . Beeners stated that it was
originally a requirement of the developer , adding that the
requirements were modified that the path would go over to the bikeway
instead of going north to Woodcrest . Ms . Beeners stated that the path
was approved , as built by Mr . Schickel , by Town Engineer Robert
Flumerfelt and the Town Planner , Ms . Beeners noted that the Town
Engineer and Town Planner were unaware that Mr . Schickel , according to
the Lot No . 11) residents , did not have the legal right to build the
path in that location . Chairman May stated that Mr . Schickel had
written the original agreement , adding that Mr . Schickel had also
written the Homeowners ' Covenants , which stated that they would not
make public any of the individual areas . Mr . Barney stated that the
• rezoning was put in place for the entire project with the condition
that -there would be a connection made , commenting , when Mr . Schickel
conveyed the common areas of Lot No . 19 to the Homeowners '
Association , a space should have been reserved at that point for the
path . Mr . Lesser stated that he felt that the issue was that the
bikeway was used fairly substantially and was not the objection of the
residents ' of Lot No . 19 , Mr . Klein offered that he thought the
bikeway was a hazard for anyone backing out of their driveway . Mr .
Lesser felt that the Homeowners ' Association would be willing to make
some accommodation to allow some other land in removing that hazard
and inconvenience to several of their members . Ms . Beeners noted that
there is no other suitable location , but it could be realigned in that
area with some minor drainage work so that it would not come down , but
would parallel the driveway . Ms . Beeners stated that the southern end
would not give the best access to the entire development . Ms . Beeners
stated that the alternate location of the path could start at
Wildflower Drive where there is a fence , which marks the boundary of
the Eastwood Commons development , adding that that location would
serve more of the general public .
NON-AGENDA ITEM
Mr . Tom Neiderkorn appeared before the Board and asked for a few
minutes of its time to discuss a potential proposed shopping center on
South Hill , Mr . Neiderkorn introduced Mr . Hogan and Mr . Abbott ,
architect and developer , respectively .
• Mr . Neiderkorn stated that he felt the above - noted project had a
certain amount of potential for South Hill . Mr . Neiderkorn noted that
Planning Board. - 16 - January 19 , 1988
• Mr . Abbott owned 47 acres on South Hill . Indicating on the map , Mr .
Neiderkorn pointed out West King Road and Danby Road , Mr . Neiderkorn
stated that said parcel was rezoned a number of years ago , possibly
1969 , commenting that the parcel is now in three zones . Pointing to
map , Mr . Neiderkorn noted that " this " is the boundary of the
commercial zone , which has been divided into commercial " C " , which is
a 13 acre area " here " , and a smaller parcel which is commercial " D " ,
and surrounding it is a multiple family zone , adding that the back
part of the parcel is single family housing , which is R- 15 . The
property is near to Buttermilk Falls . Mr . Neiderkorn stated that the
developer , at this point , wants to present a plan for some commercial
development for the 13 acre area .
At this time , Mr . James Hogan , Architect , from East Syracuse , New
York addressed the Board . Mr . Hogan noted that very schematic
concepts are being presented tonight , adding that nothing is locked in
at this point . Mr . Hogan stated that the subject is a neighborhood
type shopping center , which would provide services for the immediate
community , and the developer does not expect to draw people from all
over the area ,, but people within a one or two mile radius from the
site . Mr . Hogan stated that the proposal is for building the shopping
center in two phases - the first phase would be about 53 , 000 square
feet , and the second phase would be about 46 , 000 square feet ,
commenting that the total square foot building area would be under
100 , 000 square feet . Mr . Hogan noted that the developer hopes , within
the next week. , to receive a final updated survey that indicates
accurate topography and utility information . Mr . Hogan offered that
at the present. time , the information being presented tonight is from
the Town of Ithaca , and also from USGS maps . Continuing , Mr . Hogan
offered that the site has frontage on Route 96B and also West King
Road . Mr . Hocran stated that the developer recognizes the fact that
Route 96B is a heavily traveled road , and there is a reasonable amount
of congestion at King Road , and as a result of the traffic , there
would be one point of access which would _be on Route 96B , and that
point has been located at the southernmost section of the site . Mr .
Hogan remarked that by locating the access at the southernmost
section , the developer hopes to alleviate major problems at " this "
intersection- [ ;pointing to map ] . Mr . Hogan stated that it is proposed
to have a second access on West King Road , adding that the two
locations were also set up so that the two roads could be used to
service the multiple family , and perhaps single family sections of the
site . Indicating on map , Mr . Hogan stated that the developer is not
proposing to build in " this " area at this time , however , there have
been a number of discussions with developers who are interested in
that area , commenting that it is very possible there would be another
proposal added to said proposal . Mr . Hogan offered that the developer
is trying to coordinate the developments . Mr . Hogan stated that the
developer has oriented the buildings to create a village concept ,
which is to vary the configurations to create a more sophisticated
type of planning arrangement for the center , commenting that , in doing
this it enables the developer to focus on exterior common areas , which
• could become a design focus for the center . Also , Mr . Hogan noted , in
using this type of configuration the parking areas would be
proportioned to the uses . Mr . Hogan stated that the buildings shown
Planning Board - 17 - January 19 , 1988
. on the site have several different uses . Mr . Hogan mentioned that
Phase One would be coming in off Route 96B , and would encompasse
" this " area of the site - Phase Two would be the northern section ,
with access on West King Road . Mr . Hogan mentioned that Phase One
would have a secondary road coming off that would feed into the
center , and off this the developer is showing perhaps a bank drive - in
facility , restaurant , and a two - story professional office building .
Mr . Hogan noted that the two - story configuration was selected to take
advantage of the grades . Pointing to map , Mr . Hogan said that down in
" this " area would be an anchor for Phase One , which would be an
approximately 10 , 000 square foot convenience food store that offers a
full range of service , noting that there is an option to add another
5 , 000 feet of space , if needed . Mr . Hogan remarked that there would
be spaces for retail tenants adjacent to the food store . Mr . Hogan
mentioned that the buildings have been designed to have a varied group
line . The buildings would be a series of one - story buildings with a
gable roof structure , shingle roof , reversing gables , and added
dormers . The first floor exterior would be masonry type construction
with detailed windows . Mr . Hogan also indicated that it might be
considered to add a clock tower on the village commons , adding that
the tower would act as an identity for the center , and also the tower
would be visible from the road as the property does slope down from
Route 96B . The common areas would be landscaped , and there are two
streams that run through the property which would be turned into a
positive asset: , perhaps a small pond . Mr . Hogan mentioned that the
site does slope down from a high point at the southeast corner , and
one of the things that has to be looked at closely is the grading of
the roads and the parking areas to keep the slopes within reason . Mr .
Hogan commented that there would be cutting and filling on the eastern
side of the parking lots , adding that , with the cutting- and filling ,
some of the parking would be buffered from the road . Mr . Hogan stated
that there is a natural low area at the rear of the site which would
tentatively identify it as an area for retention for the storm
drainage . There is an existing sanitary sewer line that runs through
the property , and crosses West King Road at [ indicating on map ] " this "
point . Mr . Hogan stated that , at the present time , some of the
buildings could be fed by gravity from that sewer , and some of the
lower buildings would not be able to be fed by gravity , so a pumping
station ' or other mechanism may be proposed . Mr . Hogan noted that
water is available on Route 96B , but there is a question of how it
would be brought to the site for building services and fire
protection . The electric and gas will be brought in by underground
services .
Chairman May noted that there is about a 70 - foot drop to the back
line . Mr . Hogan responded that the developer would be able to take
advantage of the grade by using a smaller mass of buildings .
Mr . Lesser wondered about a peak capacity projection for traffic
generated in the area . Mr . Hogan responded that the developer has not
investigated the traffic potential , but will do so with the Department
• of Transportation . Mr . Lesser also asked about the major groups of
tenants the developer is anticipating . Mr . Hogan replied that
included in the 100 , 000 square feet are two restaurants , bank , and
Planning Board - 18 - January 19 , 1988
• 10 , 000 foot office space , dry cleaners , fashion store , liquor store ,
drug store , gift shoppe - the stores would be in the range of 1 , 000 to
5 , 000 square feet .
Ms . Beeners , Town Planner , suggested that the developer submit a
Long EAF for the property .
Mr . Hogan thanked the Board for its time .
ADJOURNMENT
Upon Motion , Chairman May declared the January 19 , 1988 meeting
of the Town of Ithaca Planning Board duly adjourned at 10 : 15 p . m .
Respectfully submitted ,
Mary S . Bryant , Recording Secretary ,
Nancy M . Fuller , Secretary ,
Town of Ithaca Planning Board .
•
•
� 4
ANNUAL.REMRT_4E_1HE_TQWN PLANNER
Susan C . Beeners , January 11 , 1988
• G�ue a1_Aaizl _v . ga_Pu ng__.19$?_
Review of development project proposals , zoning appeals , and
capital projects . Enclosed with this report is a summary of
Planning Board activities which partially shows the scope of
work in 1987 .
Assistance to Codes and Ordinances Committee in the drafting
of legislative amendments . Proposed legislative amendments
and updating of the Zoning Ordinance , Subdivision
Regulations , Environmental Review Regulations , and
procedures are ongoing , with many expected to be formalized
for consideration of adoption in early 1988 .
Supervised student assistants in the preparation of Townwide
and neighborhood base maps and . land use inventory and
analysis , with area maps made a part of routine . , board
project review . Revised/updated zoning and natural
resources mapping drafted and nearing completion .
New Planning computer system acquired with programs under
development on Displaywrite , Autocad , Lotus .
Attended meetings of the City of Ithaca Six Mile Creek
Overseer Committee , Southern Tier East Regional Planning
• Development Board , New Fire Stations Committee , Cornell
Campus Planning , Local. Government Le: aders ,' Tompkins County
Area Development , Ithaca Area Transportation Study
Committee , New York Planning Federation .
Hire and train Assistant Planner .
k.tc- mpl. etn- upd ;-, te of Zoning Map ( spri. ng , 1. 988 ) , Natural
Resources Map ( summer / fall , 1y8d ) , and Highway � sucnm� rifall ,
1988 ) . Update Park/Open Space Plan ( spring/ summer , 1988 )
Complete Comprehensive Plan Statement , with Board review of
draft in spring , 1988 .
Continue development of Planning/ Zoning computerized records
data base, using Tompkins County Assessment Office data ,
preliminary census data , Planning Board / Zoning Board project
summary data , building permits , certificates of compliance ,
etc .
EXHIBIT 1
ELARUIRG..HQAED.AQMIIIEa4. _INCLUDIHG.REC4M1ENDAT10a.IQ—THE
• TOWN EQARQ_AND _ ZQLUL1Q_BQARL_QE_AMALQ
. ( Unofficial Summary only : refer to adopted resolutions and
meeting records for further information and activities .
S . C . B . 1 / 11 / 88 )
Former " Majestic Heights " , East King Road , Approval of
Revised Site Plan , and recommendation of amendment to Local
Law No . 3 , 1983 to Town Board , 1 / 20 / 87 . Further Revised
Site Plan ( " ButterField " ) approved 6 / 2 / 87 . 120 d . u . , M . R .
Cornell Plantations Service Building , Caldwell Road , Site
Plan Approval and Recommendation of Special Approval to
Z . B . A . , 2 / 3 / 87 . R - 30 .
Proposed multiple residence project , Danby Road ( Lambrou ) ,
Site - Plan Approval denied , 2 / 3 / 87 . 30 . d . u . , M . R .
Rezoning of 1013 , 1019 , 1021 , and 1029 Danby Road - from M . R
to R- 9 , Site Plan Approved and Recommended to Town Board ,
2 / 3 / 87 .
Eastwood Commons Phase III , Harwick Road and Sunny View Lane
near Honness Lane , Approval of Revised Site Plan ,
Preliminary Subdivision Approval , 2 / 17 / 87 . ( revised 4 / 21 / 87
to 65 d . u . and pavilion ) M . R . _ .
• Commonland II ( Commonland Crescent ) , Penny Drive near Penny
Lane , Preliminary Approval as Modification of the Final '
Subdivisiu" n Plan for Colnmc: idand Cotwiivaity , 92 ', 17 ,187 , Fi. r► al
Approval , 7 / 17 / 87 . 18 d . u . ( clustered ) , R- 15 .
Ithaca College School of Communications , I . C . Campus , Site
Plan Approved and Special Approval recommended to Z . B . A . ,
21/ 17 / 87 . R- 15 .
toRogan ' s Corners " , Danby and Coddington Roads , Site Plan
Approved and Recommended to the Z . B . A . for one additional
building :for pizza business and laundromat , 3 / 3 / 87 . Bus .
" All
Black Oak Lane Clustered Subdivision , Mitchell Street .
Subdivision Approved , 3 / 3 / 87 , 20 d . u . , 7 . 01 acres , R- 15 .
Nutrition for the Elderly in Tompkins County , Inc . , Central
Kitchen , Biggs Center , Bldg . A , Trumansburg Road/Dates
Drive , Site Plan Approved , 3 / 17 / 87 . Special Land Use
District ( Limited Mixed Use ) .
Deer Run Subdivision , near East King and Troy . Roads ,
Preliminary Subdivision Approved with Final Subdivision
Approval granted for Stage I , 3 / 17 / 87 . 152 - unit clustered
• subdivision , 28 - lot conventional subdivision , public and
;, . .. . ..
,,,
a
institutional open space . Stage I : 16 d . u . in 5 bldgs .
R - 15 . Stage I - a : 15 clustered d . u . , granted Final ;
O Subdivision Approval 7 / 7 / 87 .
Armstrong; Subdivision , 121 Honness Lane , Final Subdivision
Approved ( conditions included variances by Z . B . A ) , 4 / 7 / 87 .
Subdivision of property with one d . u . to add second d . u .
R - 15 .
I
Bizzell Subdivision , Elm Street Extension , Final Subdivision
Approved , 4 / 21 / 87 . Subdivision of 1 lot from larger parcel .
R- 30 .
College View Park , Seven Mile Drive , Final Site Plan
Approved for Phase I , 4 / 21 / 87 . 10 new mobile homes , and
relocation of two existing mobile homes . R - 5 ( Mobile Home
Park District ) .
" Springwood " , 123 East King Road , Revised Site Plan Approved
for Phase I , 4 / 21 / 87 . 17 new d . u . approved - - ( 8 d . u .
existing ) , M . R .
Tompkins Community ` Hospital , Trumansburg 4 Road , Two
additional sign panels , Sign Review Board recommendation of
variance to Z . B . A . , 5 / 5 / 87 .
Sam Peter Furniture and Appliances , Second - story Storage
• Addition , Danby Road7Site Plan Approved , 5 / 5 / 87 . Bus . " C " .
Courtside Racquet and Fitness Club , Children ' s Play Area ,
Judd Falls Road , Site Plan Approved , 5 / 19 / 87 . Bus . " C " .
Montessori Elementary and Secondary School of Ithaca , East
King Road , Subdivision and Site Plan Approved , and Special
Approval Recommended to Z . B . A . , 5 / 19 / 87 .
Little Feet Montessori Center , Honness Lane , proposed new
building , Site Plan Approved and Special Approval
Recommended to Z . B . A . , 6 / 2 / 87 . ( Withdrawn after Z . B . A . )
( See also below for 11 / 3 / 87 proposal ) /
Maurice Snyder Subdivision , 371 Stone Quarry Road , proposed
two - parcel subdivision , Subdivision Approved 6 / 2 / 87
conditional on granting of variance by Z . B . A . ( subsequently
withdrawn ) . R- 9 . '
Cayuga Vista Clustered Subdivision , Danby Road , Building 8
Modified Site Plan ( parking location ) Approved , 6 / 2 / 87 . R- 9 .
Waldorf School of the Finger Lakes , 855 Five Mile Drive ,
Site Plan Approved and Special Approval Recommended - to the
Z . B . A . , 6 / 2 / 87 . R - 30 .
EIIBIT 1
Gulledge Subdivision , 228 Forest Home Drive , proposed 2 - lot
• subdivision adjourned sine die . R- 15 .
Paul Erdman /Donald Lucente Subdivision , East King Road ,
Subdivision Approved for the subdivision of a building lot
and a future road right of way from a larger parcel ,
6 / 16 / 87 . R- 15 .
Belcor Associates , Ltd . , Subdivision , Sheffield and
Mecklenburg Roads , Subdivision Approved for one building
lot , and two lots for existing storage buildings ( after
Z . B . A . variances ) , 6 / 16 / 87 . Agric . Dist .
Board members participated in Joint Working Session on
Comprehensive Planning and other topics , 6 / 30 / 87 .
Odd Fellows ' Carriage House Property , Trumansburg Road , Site
Plan Approved , Rezoning from R - 15 . to MR Recommended to Town
Board , 7 / 21 / 87 . . 7 apartment's in existing carriage house on
1 . 83 acres .
Hodgden Subdivision , 110 Halcyon Hill Road , Subdivision of
lot for second d . u . approved subject to Z . B . A . variance ,
8 / 4 / 87 . R.- 15 .
Briarwood Park Subdivision , vic . Birchwood Drive , Birchwood
Drive North , and Pinewood Place , Preliminary Subdivision
• Approved , 7 / 7 / 87 , Final Subdivision Approved , 9 / 1 / 87 . 26
lots . R - 15 .
Ithaca Childcare Center , Warren Road near Uptown Road , Site
Plan Approved , Preliminary Subdivision Approved , Special
Approval Recommended to Z . B . A . , 9 / 15 / 87 . R- 15 .
La Tourelle , 1150 Danby Road , Seasonal Air Structure Over
Two Tennis Courts , Site Plan Approved , 9 / 15 / 87 . . Special Land
. Use District ( Limited Mixed =.Use ) .
Westwood Mills Subdivision , Woolf Lane , General Plan
Approved and Rezoning from R - 30 to - R- 15 Recommended to Town
Board , 9 / 1 / 87 . Final Subdivision Approved for 21 clustered
detached units , public open space , and a conventional
building lot , 10 / 6 / 87 .
Kenerson Subdivision , Mecklenburg Road , Conditional Neg .
Dec . only , for two new lots and a future road right of way ,
10 / 6 / 87 .
Tompkins County Chamber of Commerce , Visitors and Convention
Bureau , and Tourist Information Center , 904 - 906 East Shore
Drive , General Site Plan and Rezoning from R- 15 to Special
Land Use District ( Limited Mixed Use ) recommended to Town
• Board , 10 / 6 / 87 .
EXHIBIT 1
- a
" South Yard " Warehouse , ( Michael Hannan ) Five Mile Drive ,
Revised Site Plan Approved conditional on height variance by
• Z . B . A . , 10 / 20 / 87 . Lt . Ind . District .
Richard Anderson Moving and Storage Facility , 608 Elmira
Road , Site, Plan and Preliminary Subdivision Approval granted
subject to variance by Z . B . A . , 11 / 3 / 87 . Lt . Ind . District .
Little Feet Montessori Center Expansion , 139 Honness Lane ,
Site Plan not approved , Special Approval not recommended to
Z . B . A . , 11 / 3 / 87 . R- 15 .
Amendment to Article I , Section 6 , General Procedure , of the
Subdivision Regulations adopted conditional on Town Board
Approval , 11 / 17 / 87 .
Proposed Rezoning of 2 . 29 acres at East King and Troy Roads
from R- 15 to Bus . " B " for a neighborhood shopping center
development : denial recommended to Town Board , 11 / 1.7 / 87 .
Ithaca Estates Phase II , East King Road , Final Subdivision
Approval granted for 6 house lots , one school site , park and
trail land , and Rezoning- from -R - 30 to R - 15 Recommended to
Town Board , 12 / 1 / 87 .
Six Mile Creek Vineyard , Sign Reviewed and size variance
recommended to Z . B . A . , 12 / 1 / 87 . R- 15 .
• Finger Lakes Tractor , Inc . , 708 Elmira Road , Preliminary
Site Plan .Approved subject to variance by Z . B . A . for outdoor
display , 12 / 15 / 87 . Bus . " C . "
.1
EXHIBIT 1
AYPIDAVIT OP - PI1AMAM?;
THE ITHACA JOURNAL
Gail Sullins .. . . . . . being duly sworn, deposes
and says , that he resides in Ithaca, County and nate aforesaid and
that be is •• c le rk _
TOWN OF ITHACA, PLANNING ,
�
of TITEAcA OURNAL 8 publicBOARD, NOTICE OF PUBLIC
-
HEARINGS,newspaper P� panted and published HEARINGS, TUESDAY, JAN-.
Uythe Ch
ARY 19, 1988
in Ithaca aforesaid, and that a notice, of which the annexed is a true of the Planning NOTICE
IS HEREBY GIVEN, that Public
copy, was published in said Hearings will be held by the
p paper ..._....._ ...__. ....._ .._._........_.... . ....... .».. Planning Board of the Town of
Ithaca on Tuesday, January
19, 1988, in Town Hall, 126
- --•••- • — • .........._. .�j 1/•' _ _ _ ___ _ •-••---.M_ East Seneca Street, Ithaca,
N . Y. , gat the following times
and on the following matters:
.••_.- _._• 7 : 30 P. M. Consideration of on 1
......--^........ . ...... . . ...._ . . -•_---.. . .. __.._....._.__... .._ .__ .._.. ....._.._... .._.._- Amendment of the Town of '
Ithaca Subdivision Regula- j
/I tions, Article I , Section 8,
and that the first publication of said notice was on the .1.,. ... .._.._. Fees, and Section 9, Violation 1
and Penulty.
day Of d, nal P. M. Consideration l or ,
-• — • •• •••-••••• •- •... ._.. _. ._. .. - .-. 19��••• -, nal Site Plan Approval for �
Phase II of College View Park,
J Residence District R-5 (Mobile
Home Park District), at 136- 146 1
J ' •"'-""""""""""'^' Seven Mile Drive, Town of
Ithaca Tax Parcels No. 6-33-2-
5 'bed and sworn to before me, this ._.^..».� 1 and 6-33-2-2, with said
' •"^^••-•••—• da}r Phase II proposed
to consist of
/�' r, 10 new Mobile Homes. Paul .
I��LL1�d.. and Linda Jacobs, Owners;
"'^' � --"' ^ — -• 19• William Albern, Engineer.
8:00 P. M. Consideration ' of .
Preliminary Subdivision Ap-
proval for proposed "Klondike
—" ' •'- ' Manor", a 16-lot subdivision ,
Notary Public, Plus open space proposed to
be located on Town of Ithaca
JEAN FORD Tax Parcels No. 6-53- 1 - 17. 1 ,
17. 2, -5, and - 10, 9. 63 acres
NOfial'V PU611C total , on Coddingtori Road, t,
Sr ` t` c. f NeW Ycr< Northwest of Juniper Drive. 1
NO d6j 4 _410
Orlando and Ralph lacovelli, 'I
Applicants.
Qualified in To Said Planning Board will at
Tompkins �OUni )' said times and said place hear
Commis$IOn eX)✓ Ir@S ;�•� 3 C>f "/ all persons in support of such
y 31 1Y . •/,/ matters or objections thereto.
Persons may appear by agent
or in person.
Jean H. Swartwood
Town Clerk
273- 1721
January 14, 1988