HomeMy WebLinkAboutPB Minutes 1988-03-15 FILED
TOWN OF ITHACA
[DateAWN OF ITHACA PLANNING BOARD erk '
MARCH 15 , 1988
The Town of Ithaca Planning Board met in regular session on
Tuesday March 15 , 1988 , in Town Hall , 126 East Seneca Street , Ithaca ,
New York , at 7 : 30 p . m .
PRESENT : Chairman Montgomery May , Carolyn Grigorov , Robert Kenerson ,
David Klein , William Lesser , Robert Miller , 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 : Rachel Haas , Judy Small , Gordon Maycumber , Gary
Wilhelm , Philip Cox , LouAnne Bangs , Marilyn Jordan ,
William Frandsen , Andy Sciarabba , Phil Cornell ,
Salvatore Grippi , Rosalind Grippi , Ken Walker , Sam
Leonardo , John Bowers , Celia Bowers , :G . Bolyard , Doria
Higgins , Laura Holmberg , Randall Hausner , Song Kyong ,
Paula Weiss , Don Ellis , Herb Brewer , Shirley K . Egan ,
Joe Geraci , David C . Auble , Jean Brockway ,
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 March 7 , 1988 and March 10 , 1988 , 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 both the Clerk and the Building Commissioner of the City of
Ithaca , upon the Clerk of the Town of Dryden , upon the Clerk of the
Town of Ithaca , upon the Tompkins County Commissioner of Planning , and
upon the applicants and / or agents as appropriate , on March 8th , 1988 .
FIRE SAFETY NOTIFICATION
Chairman May read aloud the Fire Safety and Exit Notification
Regulations as required .
NON -AGENDA ITEM
Mr . Frost distributed to the Board copies of his February 1988
Report of Building / Zoning Activities .
PUBLIC HEARING : CONSIDERATION OF A REQUEST BY THE EASTWOOD COMMONS
RESIDENTS ' ASSOCIATION THAT CONDITIONS RELATED TO THE DEVELOPMENT OF A
WALKWAY IN EASTWOOD COMMONS , AS SET FORTH IN THE FEBRUARY 26 , 1973 ,
TOWN BOARD RESOLUTION ESTABLISHING THE EASTWOOD COMMONS MULTIPLE
RESIDENCE DISTRICT , AND AS AMENDED BY THE TOWN- BOARD ON FEBRUARY 9 ,
1987 , BE RESCINDED , AND FURTHER , CONSIDERATION OF THE PROVISION OF
UTILITY EASEMENTS TO THE ORCUTT PROPERTY . [ ADJOURNED FROM MARCH 1 ,
1988 . ]
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Planning Board - 2 - March 15 , 1988
At this time , Town Planner Susan Beeners , suggested that the
Board consider adjourning the above - noted matter in order to allow the
Eastwood Commons Residents ' Association more time for review .
Chairman May asked if anyone were prepared to make a motion .
MOTION by Robert Kenerson , seconded by Carolyn Grigorov :
RESOLVED , that the Town of Ithaca Planning Board adjourn and
hereby does adjourn this matter until April 5 , 1988 at 7 : 30 p . m . so as
to allow the Eastwood Commons Residents ' Association more time for
review .
There being no further discussion , the . Chair called for a vote .
Aye - May , Grigorov , Miller , Lesser , Kenerson , Klein .
Nay - None
The MOTION was declared to be carried unanimously .
PUBLIC HEARING : CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR A
PROPOSED REVISION OF PROPOSED LOTS " E - 1011 , E - 1111 , AND " E - 12 " OF THE
22 - LOT SUBDIVISION OF LANDS LOCATED AT 119 PARK LANE , TOWN OF ITHACA
TAX PARCEL NO . 6 - 56 - 3 - 13 . 2 , WILLIAM FRANDSEN , OWNER / DEVELOPER , SAID
SUBDIVISION HAVING BEEN GRANTED FINAL SUBDIVISION APPROVAL BY THE
PLANNING BOARD ON OCTOBER 7 , 1986 . THE REVISION PROPOSED IS THE
TRANSFER OF 28 , 219 ± SQUARE FEET FROM SAID TAX PARCEL N0 , 6 - 56 - 3 - 13 . 2
TO TAX PARCEL NO . 6 - 57 - 1 - 8 . 168 , 209 TUDOR ROAD , NORMA M . GRAY , OWNER ,
JERY R . & ROBIN L . STEDINGER , APPLICANTS . AND FURTHER , CONSIDERATION
OF FINAL SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION , SUBSEQUENT
TO SAID HERETOFORE DESCRIBED TRANSFER , OF TAX PARCEL N0 , 6 - 57 - 1 - 8 . 168
INTO TWO LOTS , EACH EXCEEDING 17 , 000 SQUARE FEET IN SIZE .
Chairman May stated that the request for consideration of the
above - noted matters has been withdrawn at this time , at the request of
the Applicants , Jery R . & Robin L . Stedinger .
NON -AGENDA ITEMS :
Town Planner , Susan Beeners , distributed copies of typical
building heights to the Board , adding that this matter was discussed
and approved at the February 22 , 1988 Codes and Ordinance meeting .
[ Typical Building Heights handout attached hereto as Exhibit 1 . 1
Ms . Beeners discussed the various building heights with the
Board . Town Attorney Barney stated that all amendments would come
before the Planning Board before going to the Town Board ,
Chairman May wondered about the front yard set- back . Attorney
Barney wondered if the set - back was going to be measured from the road
• or from the edge of the lot . Board Member David Klein asked about the
requirement for a cul de sac . The Board discussed waivers for the
Planning Board - 3 - March 15 , 1988
Deer Run subdivision , which will be a Public Hearing at the April 5 ,
1988 Planning Board meeting .
PUBLIC HEARING : CONSIDERATION OF A RECOMMENDATION TO THE ZONING BOARD
OF APPEALS WITH RESPECT TO SPECIAL APPROVAL OF A SCHOOL USE FOR A
PROPOSED NEW BUILDING FOR CORNELL UNIVERSITY LIFE SAFETY SERVICES ,
PROPOSED TO BE LOCATED IN A RESIDENCE DISTRICT R- 30 AT 749 DRYDEN
ROAD , ON A 2 - 3 / 4 ACRE PORTION OF TOWN OF ITHACA TAX PARCEL N0 ,
6 - 64 - 1 - 1 . CORNELL UNIVERSITY , OWNER , PHILIP L . COX , DIRECTOR OF
FACILITIES ENGINEERING , AND GARY WILHELM , STAFF ARCHITECT , AGENTS ,
Chairman May declared the Public Hearing in the above - noted
matter duly opened at 7 : 50 p . m . and read aloud from the Notice of
Public Hearings as posted and published and as noted above . Messrs .
Philip L . Cox and Gary Wilhelm , Director of Facilities Engineering and
Staff Architect , respectively , were present .
Mr . Wilhelm appeared before the Board and presented a briefing of
the matter under consideration . Mr . Wilhelm also appended maps to the
bulletin board .
Mr . Wilhelm stated that the building would be a single story
building with on site parking provided for employees , as well as
visitor parking . Mr . Wilhelm offered that the existing house would be
removed from the property , adding that , essentially , the landscaping
would be maintained , and additional landscaping would be added to
screen the parking areas from Route 366 . Mr . Wilhelm noted that this
was a preliminary study of the building and not the final , commenting
that the trees along the face of the building have been omitted , as
well as some other items . Mr . Wilhelm stated that the building is
approximately 200 feet long and 50 feet in width , adding that the view
from Route 366 would be about 11 feet high .
Noting that this was a Public Hearing , Chairman May asked if
there were any questions or comments from the public . No one spoke .
Chairman May closed the Public Hearing at 8 : 06 p . m . , and brought the
matter back to the Board for discussion .
William Lesser stated that the proposed arrangement is a much
preferable one than what is being utilized presently . Mr . Lesser
wondered if there were any limitations on bringing in chemicals that
were not generated through Cornell . Mr . Lesser noted that it was
mentioned that , at any one time , the holding area may . contain from one
thousand ( 1 , 000 ) to three thousand ( 3 , 000 ) gallons of chemicals , but
the National Fire Protection Association would allow eight thousand
eight hundred gallons ( 8 , 800 ) . Mr . Lesser questioned the future use .
Mr . Gordon Maycumber , Director of Life Safety Services at Cornell ,
responded that the 3 , 450 gallons projected is an average projection
under EPA and DEC guidelines , adding that it is mandated to try and
reduce the quantities and commenting that the quantity had been
reduced in fiscal 1986 and 1987 , as compared with fiscal 1985 and
• 1986 . Mr . Maycumber offered that the 3 , 450 gallons would be the
amount stored up to 90 days . Mr . Lesser wondered if there would be
any likelihood that chemicals not generated by Cornell would be
• 1
Planning Board - 4 - March 15 , 1988
handled at the facility . Mr . Maycumber answered , very little , but as
a sort of good neighbor policy Cornell would accept some chemicals
from the public school system , and Tompkins Cortland Community
College , but the chemicals would be in relatively small quantities .
Mr . Wilhelm stated that it is a University facility .
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 Dr . William Lesser :
WHEREAS :
1 . This action is the Consideration of a Recommendation to the
Zoning Board of Appeals with respect to Special Approval of a
School Use for a proposed new building for Cornell University
Life Safety Services , proposed to be located in a Residence
District R- 30 at 749 Dryden Road , Town of Ithaca Tax Parcel No .
6 - 64 - 1 - 1 .
2 . This is an Unlisted action for which the Town of Ithaca Zoning
Board of Appeals has been legislatively determined to act as Lead
Agency for environmental review . The Dormitory Authority of the
State of New York and the Tompkins County Planning Department are
potentially - involved agencies which have been notified of this
action .
• 3 . The Planning Board , at Public Hearing on March 15 , 1988 , has
reviewed a SEQR Long Environmental Assessment Form , Site Plan ,
Building Plan , and other materialssubmitted for this proposal .
THEREFORE , IT IS RESOLVED :
1 . That the Planning Board recommend and hereby does recommend to
the Zoning Board of Appeals that a negative determination of
environmental significance be made for this action , subject to
the mitigating measures included as part of the proposal .
2 . That the Planning Board determine and hereby does determine that
there is a need for the proposed use in the proposed location ;
that the existing and probable future character of the
neighborhood in which the use is to be located will not be
adversely affected , and that the proposed change is in accordance
with a comprehensive plan of development of the Town .
3 . That the Planning Board recommend and hereby does recommend to
the Zoning Board of Appeals that Special Approval for the
proposed facility be granted , subject to compliance of the
facility and its operations with all pertinent codes and
requirements .
• There being no further discussion , the Chair called for a vote .
Aye - May , Grigorov , Klein , Kenerson , Lesser , Miller .
Planning Board. - 5 - March 15 , 1988
• Nay - None .
The MOTION was declared to be carried unanimously .
Chairman May declared the matter of Consideration of a
Recommendation to the Zoning Board of Appeals with respect to Special
Approval of a School Use for a proposed new building for Cornell
University Life Safety Services duly closed at 8 : 09 p . m .
PUBLIC HEARING : CONSIDERATION OF A RECOMMENDATION TO THE TOWN BOARD
WITH RESPECT TO A REQUEST FOR THE REVISION OF . SPECIAL LAND DISTRICT
# 51 LOCATED AT 904 - 906 EAST SHORE DRIVE , TOWN OF ITHACA TAX PARCEL NO .
6 - 18 - 2 - 10 , SAID REVISION BEING THE EXPANSION OF THE DISTRICT TO
INCLUDE TOWN OF ITHACA TAX PARCELS NO . 6 - 18 - 2 - 81 - 91 AND SAID PARCEL
- 10 , BEING 912 , 910 , AND SAID 904 - 906 EAST SHORE DRIVE , FOR THE
PURPOSE OF DEVELOPING A FACILITY FOR THE TOMPKINS COUNTY CHAMBER OF
COMMERCE , VISITORS AND CONVENTION BUREAU , AND TOURIST INFORMATION
CENTER . TOMPKINS COUNTY CHAMBER OF COMMERCE , APPLICANT ; DOWNING- HASCUP
ARCHITECTS , DESIGNER .
Chairman May declared the Public Hearing in the above - noted
matter duly opened at 8 : 10 p . m . and read aloud from the Notice of
Public Hearings as posted and published and as noted above .
Mr . Andrew Sciarabba , Chairman of the Relocation Committee for
the Chamber of Commerce addressed the Board .
• Mr . Sciarabba gave a brief summary of the matter . Mr . Sciarabba
stated that the Chamber had requested the Special Land Use District
for the Bowman property which was the first parcel in the Town of
Ithaca . Mr . Sciarabba noted that , at that time , the Chamber had the
license approval from the City. of Ithaca in order to use property
adjacent to the Youth Bureau as access to the Bowman site , and access
to initial parking , noting that this was referred by the Planning
Board to the Town Board where it was passed , and the land usage
approved . Mr . Sciarabba stated that , during that period of time , the
Chamber had attempted to discuss the acquisition of 910 and 912 East
Shore Drive with the owner , but to no avail . Mr . Sciarabba noted ,
since that period of time , the Chamber had been successful in
securing the properties at 910 and 912 East Shore Drive , and will be
closing in the very near future . Mr . Sciarabba said that if the
Chamber were granted the extension of the Special Land Use District
then the Chamber would certainly not need the property license from
the City of Ithaca . Mr . Sciarabba commented that the Chamber is
adding the two parcels to the original site .
Chairman May noted that this was a Public Hearing and asked if
anyone from the public wished to speak to this issue .
Doria Higgins of 2 Hillcrest Drive spoke from the floor and
pointed out to the Planning Board and the Town Board that the world is
• endangered by overpopulation , diminishment , and extinction of
resources necessary to human life . Ms . Higgins remarked that the
Planning Board and Town Board continue to act as though all growth and
Planning Board - 6 - March 15 , 1988
development were good . Ms . Higgins felt that , in today ' s world , the
Planning Board betrays its public trust unless it works to preserve
the beauty and amenities which has made Ithaca such a good place to
live . Ms . Higgins noted that it was not the Planning Board ' s
responsibility to mindlessly approve development because development
is progess and progress cannot be stopped . Ms . Higgins stated that
the New York Times carries articles about states and municipalities ,
noting that there are ways to fight growth and development - not to
encourage it . Ms . Higgins stated that she had talked with Andrew
Mazzella , Director of the Finger Lakes Region of State Parks , and Mr .
Mazzella noted that Cayuga Lake , from Stewart Park up to the Yacht
Club is oversaturated ( according to State Parks ) with boats . Ms .
Higgins felt , if the Planning Board follows true to form , the Board
will find ways to put in Marinas to develop the lake . Ms . Higgins
stated that , at this point , the lake has reached such a saturation
point that development will start to destroy what makes Ithaca such a
wonderful place to live . Ms . Higgins asked the Board to think about
the above very seriously . Ms . Higgins stated that she was very
pleased that the Chamber purchased more property , but hoped that the
building would be camouflaged from the Park side , because buildings
are not what people in the park want to see .
Chairman May asked if there were any other questions or comments
from the public . No one spoke . Chairman May closed the Public
Hearing at 8 : 21 p . m . and turned the matter over to the Board for
discussion .
Susan Beeners , Town Planner , along with Robert Flumerfelt , Town
Engineer , felt that the best circulation plan for this project would
be to have the north driveway one -way entrance and the south driveway
be one -way exit .
Chairman May wondered about provisions for Recreational Vehicles ,
Robert Kenerson responded that there is space for Recreational
Vehicles right in front of the building .
Chairman May noted that the Town of Ithaca Town Board is
legislatively determined to act as Lead Agency for environmental
review , and the Planning Board will only make a recommendation to the
Town Board ,
David Klein commented that he was a little troubled with the site
plan , as it really only indicates that three existing trees would
remain . Mr . Klein noted he was a little bit reluctant to totally
rubberstamp the site plan without all of the trees being surveyed ,
adding that the building and the parking lot may not be a true layout
of what is the most desirable arrangement on the site .
Chairman May wondered if Mr . Klein was proposing some flexibility
be left in order to try to preserve additional trees , with Mr . Klein
responding , yes , the Board should consider how much is to be cleared
• out .
Planning Board - 7 - March 15 , 1988
Susan Beeners , Town Planner , stated that she had talked with the
designer , and it was indicated that a considerable number of the trees
were located on City of Ithaca property . Ms . Beeners remarked that
she was in agreement with Mr . Klein that there were other trees that
could remain , as they were pretty significant , especially along the
south edge of the property . Ms . Beeners mentioned that there is a
note on the site plan , Sheet No . SK - 3 , Note # 2 , that states " maximum
existing vegetation as possible to remain " . Ms . Beeners offered that
there would be a lot more design development in a final site plan , as
to what would be retained and what would be added . David Klein
wondered , other than the Planning Board recommending , if the Board was
granting final site plan approval or was tonight ' s meeting concerned
withpreliminary site plan approval . Ms . Beeners answered that the
issue tonight was for approval of the revised general plan . Chairman
May noted that the Town Board is mandated to refer the matter back to
the Planning Board for final site plan approval . , David Klein wondered
if the Board could request the applicant to present an actual survey
showing all the trees , sizes , location , etc . , with Chairman May
responding , yes .
William Lesser wondered if , at the same time , it would be
possible to enlarge the buffer between the north corner of the parking
lot which is closest to the lake , as the adjoining property distance
looks as if it is approximately ten feet . Ms . Beeners stated that the
distance was about 20 - 30 feet closest to the existing house , and noted
that the back narrows down considerably .
• Robert Flumerfelt , Town Engineer , expressed a concern with the
Recreational Vehicle parking , noting that it was difficult to back up
or parallel park a Recreational Vehicle , and - also noting that a lot of
them are driven by persons who only drive them once or twice a year .
Continuing , Mr . Flumerfelt noted that when pulling out of a space with
the traffic pattern one -way it would be difficult to make the corner
at the end of the parking island . Mr . Flumerfelt stated that it would
be better to drive them in at a 45 - degree angle , and then exit without
having to back up . Mr . Klein suggested rotating the parking
90 - degrees . Mr . Flumerfelt offered that the Recreational Vehicle
spaces scaled about 33 feet . Chairman May noted that a 36 - foot RV was
a pretty common length , and mentioned that the Chamber should give
some thought to . that issue .
There appearing to be no further discussion or comments from the
Board , Chairman May asked if anyone were prepared to offer a motion .
MOTION by Mr . David Klein , seconded by Mr . Robert Kenerson :
WHEREAS :
1 . This action is the Consideration of a Recommendation to the Town
Board with respect to a request for the revision of Special Land
Use District No . 5 , located at 904 - 906 East Shore Drive , Town of
• Ithaca Tax Parcel No . 6 - 18 - 2 - 10 , said revision being the
expansion of the District to include Town of Ithaca Tax Parcels
No . 6 - 18 - 2 - 81 - 9 , and said Parcel - 10 , being 912 , 910 , and said
Planning Board - 8 - March 15 , 1988
• 904 - 906 Ea.s.t Shore Drive , for the purpose of developing a
facility for the Tompkins County Chamber of Commerce , Visitors
and Convention Bureau , and Tourist Information Center ,
2 . This is an Unlisted Action for which the Town of Ithaca Town
Board is legislatively determined to act as Lead Agency for
environmental review . The Tompkins County Planning Department ,
the New York State Department of Public Works , and the City of
Ithaca Department of Public Works are potentially- involved
agencies which have been informed of this action .
3 . The Planning Board , at Public Hearing on March 15 , 1988 , has
reviewed the Long Environmental Assessment Form , Site Plans
numbered SK - 1 through SK - 3 , dated March 4 , 1988 , and has heard
the proposal for the revised District .
THEREFORE , IT IS RESOLVED :
1 . That the Planning Board recommend and hereby does recommend that
a negative determination of environmental significance be made
for the revised plan .
2 . That the Planning Board find and hereby does find that there is a
need for the proposed use in the proposed location ; that the
existing and probable future character of the neighborhood in
• which the use is to be located will not be adversely affected ,
and that the proposed change is in accordance with a
comprehensive plan of development of the Town .
3 . That the Planning Board recommend and hereby does recommend that
the general plan for the revised District be approved by the Town
Board , and that the conditions for use and development of such
District , as set forth in Town of Ithaca Local Law No . 2 - 1988 , be
retained , except as may be amended due to the lack of need to
license City lands for parking and access , as was proposed in the
original District plan .
4 . That , upon any approval of the revision of the Special Land Use
District , and upon any application for final site plan approval ,
a final site plan shall be submitted to the Planning Board
showing retention of existing significant vegetation to the
maximum extent possible , proposed new landscaping , and any
revisions necessary to improve the parking arrangement on the
site , as well as the other features required by Section 46 - a of
the Town of Ithaca Zoning Ordinance .
There being no further discussion , the Chair called for a vote .
Aye - May , Grigorov , Klein , Kenerson , Lesser , Miller .
Nay - None .
• The MOTION was declared to be carried unanimously .
t
Planning Board - 9 - March 15 , 1988
. Chairman May declared the matter of Consideration of a
Recommendation to the Town Board with respect to a request for the
revision of Special Land District # 5 duly closed at 8 : 34 p . m .
PUBLIC HEARING : CONSIDERATION OF A RECOMMENDATION TO THE TOWN BOARD
WITH RESPECT TO THE PROPOSED REZONING OF A 15 . 86 -ACRE PORTION OF TOWN
OF ITHACA TAX PARCEL NO . 6 - 24 - 4 - 14 . 2 , LOCATED AT 1290 TRUMANSBURG
ROAD , 48 . 86 ACRES TOTAL , FROM RESIDENCE DISTRICT R- 15 TO BUSINESS
DISTRICT " B " , FOR THE PROPOSED DEVELOPMENT OF A NEIGHBORHOOD
COMMERCIAL SERVICE CENTER , AND FURTHER , WITH RESPECT TO THE PROPOSED
REZONING OF A 12 -ACRE PORTION OF SAID TAX PARCEL FROM RESIDENCE
DISTRICT R - 15 TO MULTIPLE RESIDENCE DISTRICT . 00 HYON AND SONG JA
KYONG , OWNERS ; ROBERT S . LEATHERS ARCHITECT , P . C . , SITE PLANNER ,
Chairman May declared the Public Hearing in the above - noted
matter duly opened at 8 : 35 p . m . , and read aloud from the Notice of
Public Hearings as posted and published and as noted above . Song Ja
Kyong , owner , Robert S . Leathers , and Don Ellis , Architects , were
present .
Mrs . Kyong addressed the Board and stated that :she was the owner
of the property in question . Mrs . Kyong noted that her husband , Dr .
Kyong , has his medical office located on said property , and noted that
since she works for him at the office felt some needs for some
services for the hospital employees , and also services for the people
in the neighborhood . Mrs . Kyong stated that a number of people have
expressed an :interest that the property would be a nice spot for a
neighborhood shopping center . Mrs . Kyong , at this time , stated that
she contacted Mr . Leathers firm to view the site .
Mr . Ellis appeared before the Board and stated that the developer
is asking for recommendation to the Town Board for the project , which
is to be known as West Park Village . Mr . Ellis noted that the project
involves a 48 - acre parcel of land , adding that the developer is
requesting that the parcel be rezoned into three zones . Mr . Ellis
remarked the property is now zoned R- 15 , adding that , hopefully , upon
completion , there would be R- 15 , Multiple Family , and Commercial . Mr .
Ellis stated that a general plan is being presented , which expresses
the intentions; rather conceptually , as it is not a final plan . Mr .
Ellis stated that ' West Park Village has two parts - the commercial and
the Multiple Family . Mr . Ellis stated that the developer is proposing
a zone of neighborhood retail , and an adjacent zone of Multiple Family
housing , adding that the Kyong parcel is directly across from the
entrance to Tompkins Community Hospital , Mr . Ellis felt that the
parcel lends itself - very well to this kind of development , as the land
slopes toward the lake , and the high part is back toward Hopkins Road .
At this point , Chairman May requested that the material be presented
so that the public could view the proposal . Susan Beeners , Town
Planner , also appended an aerial photo of the area to the bulletin
board . Mr . Ellis clarified the location of the property by indicating
on the map that Route 96 , Trumansburg Road , is " here " to the North ,
• the Hospital and the Biggs Complex are located " here " , down the slope
toward the lake , adding , on the uphill side of the road , to the south
and east , is the parcel of land [ Kyong ] that is the subject of
Planning Board - 10 - March 15 , 1988
• tonight ' s discussion . Mr . Ellis pointed out the renovated farm house
where Dr . Kyong ' s office is located , and also pointed out the new
traffic light at the entrance to the Hospital , which is located at the
edge of said parcel . Mr . Ellis noted the three zones which are the
object of the request for rezoning . Mr . Ellis indicated on the map
the continuing of R- 15 residential zoning toward Hopkins Road , a new
zone in the center for Multiple Family , and at the road edge a new
zone of commercial development . Mr . Ellis stated that as early as
1959 the need for a neighborhood retail on West Hill has been
acknowledged in planning documents , adding that the urban area general
plan of 1959 indicated a neighborhood retail service at the corner of
Bundy Road and Trumansburg Road . Mr . Ellis commented that
developments since 1959 pretty much indicate that the Kyong property
is a much more logical spot for that kind of development , remarking
that Bundy Road does not have the quality of sight lines . Also , Mr .
Ellis mentioned the installation of the traffic light , and the
development of " this " [ indicating on map ] entrance , and Dates Drive ,
really indicated a commercial center at the proposed location . Mr .
Ellis felt that the need for this facility is stronger today than it
was back in 1959 , adding , West Hill residents would benefit from
having a retail service at this location in the same way that people
from Cayuga Heights can make use of Community Corners , and people from
other locations in the County can make use of their retail
centers . Mr . Ellis stated that the project may have an overall
beneficial effect on traffic in the area , noting that a great deal of
• traffic results from the fact that all of West Hill is oriented either
way out toward Trumansburg , otherwise toward Ithaca , adding that a
local service -would be useful .
Mr . Ellis stated that the other part of the proposal is for
Multiple Family housing , noting that there is clearly a need in the
community for moderately priced housing . Mr . Ellis stated that the
Kyong proposal is for rental housing , and is for 60 units . Mr . Ellis
stated that the conceptual early intention is for ten buildings with
six units each , noting that the surrounding neighborhood contains
structures of three types - structures that are institutional , i . e . ,
Hospital buildings , Biggs buildings and the Mayer School , noting that
those buildings are predominate buildings adjacent to the site . Mr .
Ellis stated that other types of buildings in the neighborhood are the
farm buildings on the parcel itself , and single family residences at
some distance from the site . Mr . Ellis stated that , in keeping with
the general rural character the proposal for the commercial and the
residential is a type of construction that is residential in nature ,
noting that woodframe Gable types of construction would be used . Mr .
Ellis noted that he felt that the group of farm buildings down the
hill that are held by Cornell were really a good model for the
proposal . Mr . Ellis stated that the buildings would be of moderate
size and height , in groupings that would create useful outdoor space ,
adding that the developer plans on an extensive planting scheme
throughout the commercial and Multiple Family area . Mr . Ellis offered
that presently there is developed growth in several areas around the
• site . Mr . Ellis stated that the adjacent cemetery has many large
mature trees beautifully located at the north edge . Mr . Ellis stated
that the developer would like to take some of that rural effect and
Planning Board. - 11 - March 15 , 1988
• put it into the proposed site . Mr . Ellis stated that buffer zones
will be developed between the Multiple Family and the residential ,
commenting that the nature of the buffer zone will be relatively wild
and natural . Indicating on the map , Mr . Ellis stated that he felt the
proposed location on said site was probably the best location that
there was along Trumansburg Road . Mr . Ellis noted that on the back
side of the site was residential against residential , multiple family
and single family still within the Kyong parcel . Mr . Ellis stated
that the cemetery is on the north side , proposed commercial
development on the west side , and on the south there is a piece of
land to , perhaps , become a park and to be conveyed to the Town . Mr .
Ellis stated that , if other residential development happens then the
road provided " here " , [ pointing to map ] would serve these other areas ,
and could become a community park . Again , Mr . Ellis commented that
the commercial area is tucked in between the cemetery and the buffer
zone on the east , undeveloped land on the south , the NYSEG substation ,
and also , at this point , [ indicating on map ] a boundary with some R - 15
zoning . Mr . Ellis remarked that on the front side there is
Trumansburg Road , and an institutional use on the other side . Mr .
Ellis commented that this project will be done in one phase , adding
that the proposed development would be served by the existing water
district . Pointing to map , Mr . Ellis indicated that the water
district line is in " this " area , and noted that the developer has no
intention to build above that line . Mr . Ellis stated that the
developer is proposing to convey a right- of-way or deed a piece of
• land for the purpose of accessing the existing water tank . Mr . Ellis
mentioned that the intention for the sewer is to make arrangements
with other parties along Route 96 , and jointly work with them and the
Town in extending the sewer that exists at Bundy Road . In conclusion ,
Mr . Ellis stated that the project did not have many of the kinds of
problems that some projects have , i . e . , water , sewer , or extensive
traffic problems . Mr . Ellis said that the traffic situation had been
reviewed , as well as one can look at it . Mr . Ellis noted that the
conclusion regarding traffic was that , if development happens under
the R- 15 use , the peak hour traffic that would result from development
on said site , under the existing R- 15 zoning , would be something in
the range of 60 - 80 cars per hour , adding that would happen in the
morning and in the afternoon . Mr . Ellis stated that if the proposed
proposal proceeds there would be a different traffic count , noting ,
that it would appear to be in the range between 50 - 70 cars per hour at
one peak , which Mr . Ellis felt would happen in the late afternoon with
no peak in the morning . Mr . Ellis stated that , in a sense , to be
optimistic , this development , as opposed to the R- 15 development ,
could create , some times during the day , less traffic than the
existing zoning would create , and commenting that the afternoon would
be a draw , depending on the source of numbers being used . Mr . Ellis
felt that the location is exceedingly logical , offering that there is
an existing traffic light , the location is opposite a non - residential
area , and the site is situated adjacent to uses that are quite
compatible with the proposed use . Mr . Ellis felt that the proposal
clearly addresses the need for retail , and moderately priced housing
in the community .
Planning Board. - 12 - March 15 , 1988
Chairman May noted that this was a Public Hearing and asked if
there were any questions or comments from the public .
Celia Bowers of 1406 Trumansburg Road spoke from the floor and
stated that she was very worried about subject development . Mrs .
Bowers is worried about changing the current R - 15 zoning to business
zoning . Mrs . Bowers stated that she did not like to see development
that was not owner occupied . Mrs . Bowers stated that she thought ,
perhaps there was some justification for having some shops in subject
area , and it may be a logical area to have some shops , but noted that
she would like to see them limited . Mrs . Bowers felt the current area
is much too large . Mrs . Bowers also stated that the shops are going
to go out of business - they have to have more than ' 50 cars an hour
going in and out of there . Mrs . Bowers stated that , living on the
road she noticed a great deal of stoppage at the traffic light ,
sometimes quite dangerous . Mrs . Bowers stated that she suspects that
one traffic light cannot control hospital cars and proposed
development cars . Mrs . Bowers offered that there is a stream of water
on subject land , which can be seen quite clearly , and noted that the
stream had not been addressed . Mrs . Bowers felt that the stream would
necessitate an. Environmental Impact Statement. because that water goes
right down into the lake . Mrs . Bowers noted that she opposes any
apartment buildings on this site , whatsoever , and knows that her
neighbors are solidly with her . Mrs . Bowers commented that , if there
are going to be shops , she would like to see numbers given , types , and
. would certainly want the acreage for shops significantly reduced .
Mrs . Bowers stated that she would want the Planning Board to give the
neighborhood some sort of guarantee that , if some commercial
development is allowed on this site they are not going to allow it up
the road . Mrs . Bowers felt that she was seeing spot zoning , adding
that the Board is taking R - 15 zoning and is being requested to zone it
both commercial and R - 30 . Mrs . Bowers stated that she bought her
house because Lewis Cartee said - we are going to see hospital type
development in. this area , and noted that no one , as far as she knew ,
opposed the development to the Kyong house . Mrs . Bowers stated that
the Doctor ' s office was nicely done and welcomed . Mrs . Bowers also
stated that no one opposed the Medical Center , as well as the Fire
Station , but now we are told that we not only will have the Hospital ,
in an area that is R- 15 , and has traditionally been residential ,
adding that we are now also being asked to accept commercial
development in a very large 15 acre parcel . Mrs . Bowers stated that
we are not talking about a few neighborhood shops . Mrs . Bowers also
stated that we are asked to accept houses . Mrs . Bowers figured that
the difference between Cayuga Heights and the Town of Ithaca is that
the Cayuga Heights Zoning Board is incredibly strict , noting that when
they gave permission , adding that she checked it out , for the
development of Community Corners they said that they would allow
commercial development in this corner , but they would not allow it
elsewhere in the area . Mrs . Bowers remarked that , in other words , the
Board protected those houses within a mile or a mile and a half radius
by saying , ok , there is a need for shopping , we . will. allow shopping ,
• but any developments , forget it , it is going to be here , here only ,
and it is going to look good . Also , Mrs . Bowers stated that they also
have severely limited the number of apartments , noting that , frankly ,
Planning Board - 13 - March 15 , 1988
at this point in time , what she saw in desirable neighbors is not low
income apartments . Mrs . Bowers stated that the neighborhood is a
family neighborhood , noting that she would look at the proposal much
more favorably if the discussion was on condominiums , even inexpensive
'condominiums , where people have the need to protect that property .
Mrs . Bowers stated that she gets worried by the continuity of shops
and commercial area ( commercial area and apartments ) . Mrs . Bowers
felt it would be very easy for those apartments to become very slummy ,
very fast , noting that she would be much happier if they were owner
occupied buildings on the site .
Mrs . Rosalind Grippi of 423 East Seneca Street spoke from the
floor and inquired about the number of cars per hour . Mrs . Grippi
noted that she understood there would be 60 - 80 under the proposal . At
this point , Mrs . Grippi stated that she and her husband own two small
buildings which are directly north of the Kyong property , and noted
that the property is the former school house and the Chapel . Mrs .
Grippi also noted that she and her husband also bought a lot on
Orchard Hill :Road where a future home is planned . Mrs . Grippi stated
that Orchard Hill Road is just two roads to the east of the
Trumansburg Road , adding that they purchased that property because
they were impressed with the unspoiled quality and beauty of West
Hill . Again , Mrs . Grippi wondered about the number of cars , noting
that if the developers proceed with their plan that it would be less
or equal to the number of cars if the developer developed the whole
. property as R- 15 . Mrs . Grippi noted that her question was - if you
proceed with this plan , were you forgetting the additional land that
still remains to be R- 15 , and noting that , taking the houses that
might be developed on 21 acres , and adding cars there to the numbers
of cars that were mentioned that would originate with the apartments
when making the figures . Mrs . Grippi did not think that the above was
included . Mr . Ellis responded that there were at least three cases .
Mr . Ellis noted that there is the case that the existing zoning would
continue , the case that the proposal would be approved , and the land ,
including the 21 acres , would reach some ultimate level of
development . Mr . Ellis commented that the numbers become pretty
maddening and the possibilites infinite . Mr . Ellis stated that the
best the developer can do , and using the best numbers that the
developer can see was to show 60 - 80 cars per hour , at: the peak hour of
day , if the existing R- 15 should remain and should be developed out as
R- 15 , noting that that would be the entire piece . Mr . Ellis stated
that the conclusion in looking at the apartments , commercial and 21
acres all together was that the worst situation in one hour is
something in the range of 70 cars per hour . Mr . Ellis stated that the
proposed residential density is very low , as the developer is only
proposing the equivalent of four units per acre , noting that 3 . 5 is a
general range allowed under R- 15 . Mr . Ellis stated that the types of
shops being proposed in said plan are neighborhood service types of
things . Mr . Ellis mentioned a deli , convenience store , and a
drive - thru bank . Mr . Ellis stated that he went to Community Corners
on a Tuesday afternoon , and sat in the parking lot on the Hanshaw Road
side between 3 : 00 and 4 : 00 . Mr . Ellis noted that 75 cars left
Community Corners , and went into Hanshaw Road . At this point , Mrs .
Planning Board - 14 - March 15 , 1988
Celia Bowers interjected and pointed out that in Community Corners
there are lots of exits and entrances , not just the Hanshaw Road one ,
adding that if all the traffic is coming out of one entrance , you may
have to multiply that figure by three . Mrs . Bowers stated , as I know ,
a retail business tends to be more busy on a Friday .
Mr . Salvatore Grippi of 423 East Seneca Street spoke from the
floor and stated that he did not understand the figures concerning
less traffic . Mr . Grippi remarked that he has lived in the area for
over 15 years , and has never heard so much talk about a particular
road such as Route 96 . Mr . Grippi felt the density was being
increased and also spot zoning , which would encourage property owners
to demand the same privleges of developing their land . Mr . Grippi
felt the development was really going to be a hodgepodge of
development , unless it is controlled or planned for the whole of West
Hill . Mr . Grippi also felt the change affected people for miles
around. West Hill .
Mrs . Grippi of 423 East Seneca Street stated that she appreciated
the Planning Board mailing a Notice of Public Hearing to her and her
husband . Mrs . Grippi commented that , not only does the proposed
development affect 28 acres of a 48 acre parcel ( commercial center and
60 rental units ) , but also felt that the development lies in an area
( mainly the hospital ) that is the hub of the Route 96 issue . Mrs .
Grippi noted that for those reasons and others , the request for
• rezoning requires a careful consideration by the Planning Board ,
adding that she felt the development affects all the residents of West
Hill . Mrs . Grippi felt that the Route 96 issue and the Octopus should
be resolved before consideration of rezoning is considered . Mrs .
Grippi stated that she felt the area in question affected all Ithacans
who are concerned about access to the Hospital and traffic on West
Hill . Mrs . Grippi does not believe that any commitment should be
made , such as the Kyong proposal involves , that might encumber future
thinking about the design and shape of Route 96 , Mrs . Grippi also
stated that she had read Part I - Project Information , and referred to
Page 5 , Zoning and Planning Information , No . 12 , which states ".Will
the proposed action result in the generation of traffic significantly
above present levels ' ? Mrs . Grippi noted that the answer given was
no . Mrs . Grippi noted that she did not believe it was possible for a
shopping center and 60 rental units opposite the Hospital not to
create further traffic problems and hazards , adding that she felt that
was a notorious place for traffic accidents . Mrs . Grippi felt that
the request for rezoning constitutes spot planning , and felt -that what
Ithacans need is an overall integrated scheme for traffic and zoning
on West Hill . Mrs . Grippi stated that the Planning Board has a great
opportunity to serve West Hill by considering broad plans for that
area . Mrs . Grippi commented that one Tompkins County Representative
wrote in the paper , the following , " Generally speaking throughout the
County , planning activity has been fragmented and plans need to be
integrated . " Mrs . Grippi felt that the Planning Board should plan for
West Hill on a larger scale , otherwise it will find itself yielding to
owners of relatively large , but also small plots of land located
throughout West Hill who also want consideration for rental units , and
` commercial use of their land , adding that she believed home ownership
Planning Board - 15 - March 15 , 1988
would be discouraged . Mrs . Grippi noted that those who own houses or
recently bought on West Hill did so under protection of the present
zoning , adding that the homeowners anticipated growth , but expected
controlled growth , under protection of careful plans and zoning . Mrs .
Grippi noted that the Hayts Cemetery , Chapel , and School House are not
listed on the State National Register , but that does not make them any
less an historic treasure for Ithaca . Mrs . Grippi stated that the 12
acres proposed for rental units are adjacent to the cemetery ( as was
pointed out ) . Mrs . Grippi noted that the buildings , possibly three
stories high , ( 30 feet - 3 levels ) are on a rising hill , which adds to
their monumentality , and will intrude upon those who visit the Hayts
cemetery , commenting that she felt that the character of the cemetery
would be ruined , as it is a beautiful and wonderful place . Mrs .
Grippi stated that the cemetery is not an abandonded cemetery , adding
that , even in the winter there are flowers with the Tombstones , and
noting that she felt it was a very personal thing for those who visit
it . Mrs . Grippi was concerned about vandalism , as she understood that
the Cemetery Association tries very hard to protect the old
Tombstones , noting that some of the Tombstones are carved , and have
marvelous images on them . Mrs . Grippi felt that the density of the 60
rental units would sort of increase noise for the cemetery , and
threatens also to increase the vandalism . Mrs . Grippi noted that in
the Environmental Report there was a question of whether there was a
stream on the property , noting that it was answered negatively . Mrs .
Grippi stated that she investigated and that there is a stream on the
property , noting that the stream goes under the road , emerges on the
other side , and probably one can expect it to empty into the lake .
Mrs . Grippi stated that she had been told that Candlewyck Apartments
were also three stories high , but Candlewyck is on -the downside , and
the perspective minimizes its height . Again , Mrs . Grippi noted that
the monumental rise of the proposed rental units would intrude a great
deal in increasing the noise , traffic , etc . Mrs . Grippi wondered if a
sharply rising terrain is a proper location for a shopping center .
Mrs . Grippi also noted that she agreed with those who have already
spoken in that the residents have not been told , specifically , what
businesses would be located in said commercial center , and what each
of the businesses involves . Mrs . Grippi felt that the 16 acres
constitutes a mall . Mrs . Grippi was concerned about ambulances
pulling out and trying to make a turn to go downtown and using the
existing traffic light , commenting that that had to be carefully
thought out .
Mr . Ellis responded that the developer is not trying to say that
less traffic would be created than it would be if the R - 15 was done .
Mr . Ellis stated that the two ranges that would be generated ( R - 15 and
the proposal ) actually overlap , adding that it is not a tremendous
additional amount of traffic . Mr . Ellis stated that :Route 96 has over
9 , 000 cars per day , and wondered if 80 or 90 cars were significant ,
adding that he thought it was not a significant increase . Mr . Ellis
stated that the developer is not dodging the question , noting that it
was a matter of interpretation . Mr . Ellis stated that the developer
had talked with the Department of Environmental Conservation regarding
the stream , and it is listed as intermittent . Mr . Ellis stated ,
generally speaking , this is not the kind of stream that one is looking
Planning Board - 16 - March 15 , 1988
• for in seeking the kind of information that is being sought regarding
the site . Mr . Ellis stated that there is a stream on the site , and
felt it was a beautiful feature , adding that the developer intends to
leave it undisturbed . Mr . Ellis remarked that the developer plans to
have paths alongside the stream that adjoins the Kyong parcel . Mr .
Ellis noted that , currently , the stream is in jeopardy , as the service
road next to it does not do the stream any favors . Mr . Ellis stated
that the developers want to remove the road , as the whole region is a
buffer zone , and the developer wants to develop extensive planting .
Mrs . Grippi asked Mr . Ellis if two of the rental units were located
next to the stream and the cemetery . Mr . Ellis responded that none of
the buildings were located anywhere , they were only conceptual ,
commenting that the plan is only a general plan . Mr . Ellis stated
that a final plan had to be completed to show exactly where the
buildings would be located . Mr . Ellis stated that the plans presently
being shown are representative of what the developer intends to do .
Mr . Ellis noted that the developer does not think of the sites as
being definitive . Mr . Ellis stated that he did not intend to say low
cost housing , but moderately priced housing , remarking that he did not
believe that the general economics of the situation there would permit
the developer to have low cost housing . Mr . Ellis stated that the
rental units would be designed to serve the medical community across
the road , and the increasing County government function across the
road . Mr . Ellis noted that when the Kyongs rented the farm house it
was rented to six nurses , and noted that the Kyongs experience in
renting the house was that there was a tremendous demand for that kind
• of rental , whi. ch could not be satisfied with the one house .
Chairman May wondered about the statement regarding the slope of
the road . Chairman May wondered if 5 % of the slope in the commercial
district exceed 10 % , so that 95 % is less than 100 . Mr . Ellis
responded that the commercial area is the more gentle of the two
slopes that the developer is dealing with , adding that 950 of this is
less than a 10 % slope , and noting that 5 % becomes steeper at the
stream edge .
Board Member Carolyn Grigorov wondered where the stream was
located . Mr . Ellis [ pointing to map ] stated that it is right " here "
inside " this " buffer zone . Mr . Ellis noted that the stream kind of
originates in a wet spot over " here " by the tank , and comes down
through " here " .
Mrs . Kyong spoke from the floor and stated that she did not want
to ruin her husband ' s office with commercial buildings . Mrs . Kyong
noted that all of the proposed buildings would be of a colonial nature
that would correspond with the existing two story colonial house .
Mrs . Kyong stated that , if it is necessary , she would not want to
construct the buildings any higher than two - stories , but if the
buildings can be one story , with a slope , then perhaps a bi - level
would be in order .
Mr . John Bowers of 1406 Trumansburg Road wondered about the price
range for the houses . Mr . Ellis responded that that: portion had not
been worked out . Mr . Bowers felt that there was a difference between
Planning Board - 17 - March 15 , 1988
owner occupied properties ( where the owners have an interest in
keeping the property up ) , and commented that , as long as the residents
have no idea of the price range it was very hard to judge what might
happen to that. property in the long run . Chairman May noted that said
proposal could be considered owner occupied in that the Kyong office
is next to the parcel in question . Mrs . Bowers stated that the Kyongs
do not live in. the office .
Doria Higgins of 2 Hillcrest Drive spoke from the floor and
wondered if , in the last three years , the Planning Board had turned
down any proposals for Multiple Residential development . Chairman May
responded , yes , substantial numbers .
At this point , the question of spot zoning was raised , and Town
Attorney , John Barney , stated that spot zoning is a term that is
applied usually after the decision is made by a judge in a lawsuit , as
to whether or not the judge wants to allow zoning to go forward ,
adding that if the judge says no , it becomes spot zoning . Mr . Barney
stated that , more importantly , the real issue is whether it is in
accordance with an overall general planning scheme for the Town . Mr .
Barney stated that the fact is that it is only one single parcel that
may be rezoned , particulary when it is a parcel of this magnitude , as
overall , the Board is discussing 12 acres in one instance , and 15
acres in another . Mr . Barney noted that he did not think this project
would be characterized as spot zoning , if the basis for making a
decision was a rational pursuit of a Comprehensive Plan of zoning for
the Town . Chairman May stated that there are floating zones within
the Town , so there is the opportunity within the Ordinance to rezone
properties , adding that he felt it totally inappropiate , at this
point , to discuss spot zoning in this instance . Ms . Higgins stated
that she disagreed with Chairman May , adding that the Town , in regard
to spot zoning , is consistently using the term Special Land Use
District to get away from spot zoning in other places .
Chairman May asked if there were anyone else who wished to speak
to this issue .
John Bowers wondered what the overall plan was that the Town of
Ithaca had for West Hill . Town Attorney Barney suggested to Chairman
May that the :Board had a specific project before them , and did not
think this was the time for a public debate over legalisms , etc . Mr .
Barney commented that this was an appropriate time for comments on the
project in question . Chairman May concurred with Town Attorney
Barney .
Celia Bowers of 1406 Trumansburg Road commented that the Board is
cutting off discussion , and personally finds that wrong , because a
proposal of this size , which is considering turning R- 15 into R- 30 ,
and R- 15 into commercial does presuppose a larger plan . Mrs . Bowers
• stated that she was not trying to antagonize the Board , but felt ,
personally , that they ( the Bowers ) have had , within the last year a
situation which in R- 15 zone directly on their other side had been
Planning Board - 18 - March 15 , 1988
• approved- for R- 30 use by the zone , and by the Board , which was in fact
overturned by the courts , and was , in fact , called spot zoning by
the United States Court of Appeals . Mrs . Bowers stated that she hoped
that situation was over , but does feel , at this point , that we
residents have a vested interest , having bought houses in R - 15 zoning ,
to know what the plans are . Mrs . Bowers stated that she was not
opposed necessarily to the commercial aspect of said plan , but opposed
to the rental aspect of the plan . Mrs . Bowers noted that if the
neighbors are going to accept commercial development within a limited
space they have to be assured it is limited , and did not see how that
assurance can be gained unless the Board says , ok , -- you people have
invested your time and money in your R - 15 zones - we will assure you
that if we have this commercial plan we are going to stay within it
and all the other R- 15 zoning within a mile radius of this proposed
commercial development is going to remain R- 15 for the foreseeable
future then you give us some assurance . Mrs . Bowers stated that is
why we want it , it is just not irrational , it has a rational basis .
Laura Holmberg , Attorney for the Kyongs , spoke from the floor and
stated that she thought it was great to say home ownership , but the
realities of it are that a great many people have to rent . Mrs .
Holmberg also pointed out that it would be providing a great service
to the community if there was moderately priced housing , and in
designating it moderate the developer is simply trying to indicate
that it is not going to be luxury housing that would be out of the
price range of people who are working for the County or at the
Hospital . Mrs . Holmberg noted that , if you have a 48 acre parcel
zoned R- 15 , and you can have two residences on each parcel that you
could have considerable density ( as much or more than the developer is
projecting ) , because these are not large apartments . Mrs . Holmberg
noted that Mrs . Kyong ' s experience in renting the house during the
period before Dr . Kyong ' s office _ was located there :indicated to Mrs .
Kyong the desire and need for housing in this area .
Susan Beeners stated that she felt that that housing need was
well substantiated in the studies that have been done around the
community , adding that the Planning Board and the public would
acknowledge that . Ms . Beeners commented on the great locational
benefits for a neighborhood commercial district on West Hill , which
subject property would offer , both in its location opposite the
Hospital , Biggs Complex , and also in the size of the project . Ms .
Beeners stated that the project is a very modest size , with
approximately 20 , 000 square feet , which would serve the needs of the
existing residents and the employees at the various institutions that
are spread in this area , with enough room for what might be projected
expansion , but, still within quite a small scale compared to Community
Corners , which is around 100 , 000 square feet . Ms . Beeners stated thato
the scale of the proposal cannot be compared with Community Corners or
East Hill Plaza , adding that East Hill Plaza ' alone is about 180 , 000
square feet . Ms . Beeners stated that the proposed uses would be
Business " B " uses , and they are extremely limited to a program of
• permitted uses that are defined in the Zoning Ordinance , Again , Ms .
Beeners stated that the proposal would be a business " B " zone and not
a Business " C " zone , which is what East Hill Plaza is . Ms . Beeners
Planning Board - 19 - March 15 , 1988
• stated that there is a need for this type of use in a location for
which the character of the community would not be adversely affected .
Ms . Beeners mentioned the Comprehensive Plan of development , and
stated that there have been numerous considerations of where to put
commercial on West Hill , adding that there will be a need at some
point in time . Ms . Beeners noted that other sites have been
mentioned , such - as the one in the Greater Ithaca Regional Plan
mentioned by Don Ellis , Architect , which is on the Perry farm . Ms .
Beeners stated that there have been other informal considerations for
land north of the Kyong site . Ms . Beeners remarked that , hopefully ,
people could agree that the Kyong site seems to be relatively modest
in scale , well. defined , and at a better location than any of the other
locations . Ms . Beeners also stated that it would take some extremely
serious consideration for the Town boards to consider any additional
commercial zoning , if such a plan as the proposed were established ,
until there was a demonstrated need for such additional commercial
land .
Chairman May asked if there were any other questions or new
information from the public .
Lennie Krumm [ ? ] spoke from the floor and commented that the
presentation was a very beautiful presentation , noting that he had
visited friends on West Hill , and found that there was no place to buy
a quart of milk . Mr . Krumm stated that he felt it was extremely
inconvenient to have to go all the way downtown , and cross the Octupus
just to purchase a container of milk . Mr . Krumm stated that he felt
that the proposal was a super idea .
Celia Bowers of 1406 Trumansburg Road spoke from the floor and
pointed out that , if the project were to go forward , her information
is that there is going to be an uproar if apartments are going to be
built there . Mrs . Bowers stated that if it goes commercial she felt
that the people of West Hill were not prepared to see that . Mrs .
Bowers felt that the people would feel a lot happier with medium
priced condominiums , for two reasons - one is the general
neighborhood , and the other is that the shops would be kept under far
better control_ if the housing nearby were owner occupied .
Chairman May noted that this was a Public Hearing and asked if
there were any other questions or comments from the public . No one
spoke . Chairman May closed the Public Hearing at 9 : 33 p . m . and
brought the matter back to the Board for discussion .
William Lesser noted that the map refers to existing Business " B "
structures , and wondered if the former farm house ( present medical
office ) had been rezoned to Business " B " , or was that: an allowable use
in a residential zone . Attorney Holmberg responded that that was a
variance situation when the whole farm was purchased , adding that a
variance was granted to put in a medical office , with no more than two
doctors . Ms . Beeners offered that there were conditions that the
• exterior of the building not be substantially changed . Mr . Lesser
stated that he was really not quite certain what the Board was being
asked to examine , other than the concept . Mr . Lesser noted that it
Planning Board - 20 - March 15 , 1988 -
was
988 -was indicated , in regard to the commercial area , that several possible
locations were mentioned . Mr . Lesser wondered if this were all that
was going to be constructed , or would more additional areas be
developed , if all the 12 acres were rezoned Business " B " . Mr . Lesser
inquired if there would be the possibility open for more development .
Mr . Lesser stated that no one knows what is actually being planned on
the site , and what is meant by neighborhood , noting that a couple of
businesses were described , but does not see them taking 20 , 000 square
feet ( deli , convenience store , laundromat , or drive ,- thru bank ) . Mr .
Ellis answered that there are no intentions beyond what is being
presented tonight . Mr . Ellis remarked that if this proposal is
recommended to the Town Board , and the Town Board grants the rezoning ,
the developer will , at that time , come back before the Planning Board
with a final plan , which is proposed to have 20 , 720 square feet of
retail in a configuration very much like the plan presented tonight .
Mr . Ellis stated that this was a specific concept in that the
buildings would be located in certain ways , and of certain sizes . Mr .
Ellis stated that the buildings would be low key residential , fit on
the site , and suitable for the neighborhood . Mr . Ellis stated that
the buildings would be woodframe structures , noting that the building
code limits a woodframe commercial structure to 6 , 000 square feet .
Mr . Ellis commented that the buildings would be small , and the largest
one would be :in the range of 5 , 400 square feet , Mr . Ellis said that
about five or six small businesses are needed to make the project
viable .
Chairman May noted that in the Draft Resolution there is a
recommendation that the meeting be adjourned for consideration of the
proposal until. a revised general plan showing a rearrangement of the
proposed multiple residence buildings to meet zoning and other
development standards is submitted for consideration .
Mr . Lesser wondered , if the project moved ahead , would the
owners / developers be willing to make a statement or some sort of
restriction on the arrangement that , indeed , this was to be all . Mr .
Ellis responded , most definitely . Mr . Ellis stated that the
construction schedule is a two to three year project . Mr . Ellis
offered that three Multiple Family buildings would be constructed this
year ( 1988 ) , and depending on how the market develops and what
retailers are interested , definitely three commercial developments
within the building year ( 1988 ) , noting that the market will be
followed after that . Mr . Ellis mentioned that the developer is truly
concerned not to create something that is not good , relative to the
existing doctor ' s practice . Mr . Lesser stated that he understood
that , but thought the scope of the Board may be somewhat longer than
the present medical practice located there . Mr . Lesser noted he was
trying to understand what could be happening ten or twenty years from
now .
Attorney Barney offered that any commercial district is subject
to site plan approval . Mr . Barney referred to the statement being
made that the site plan is for 20 , 000 square feet . Mr . Barney stated
that the question would arise if the 20 , 000 square feet were occupied ,
and someone comes in at a later time , and says they want to put
Planning Board - 21 - March 15 , 1988
another 20 , 000 square feet here , adding , whether there would be an
arbitrary action on the part of the Planning Board denying that , in
view of the 'Statement being made , the commercial development is for a
20 , 000 square foot facility . Susan Beeners stated that she felt that
a limited expansion of the project at some future , and quite undefined
date might be better than putting a limitation on the project at this
time , and then finding in a couple of decades , that there were
pressure needs for additional commercial or office development , and
where would it go . Ms . Beeners stated that , perhaps it would wind its
way in a strip development up and down Trumansburg Road , and possibly
on the Jacksonville border . Ms . Beeners wondered if it would be
better to look at the great opportunities at the present location .
Ms . Beeners stated that when she viewed the plan she considered the
density of the existing proposed commercial at about 10 % building
coverage on what essential space would be needed for its functioning .
Ms . Beeners commented that there would be about three and a half to
four acres to the south of the access road on which additional
commercial development could take place , as well as room for a
possible additional building to the north . Ms . Beeners stated that ,
hopefully , a Board in the future would look at an application for
additional development and consider a consistency with the design
concept and density proposed in Phase I , as well as other
considerations . Ms . Beeners stated that was why she was concerned
about putting a cap at the 20 , 000 square feet . Mr . Lesser stated that
he did not necessarily mean a cap , but just wanted to be assured that
the Board would have the right to review future development , and
should the area be rezoned Business " B " , the project could not come
through and be substantially more dense than is suggested .
David Klein stated that the proposal makes him a little bit
nervous , maybe very nervous , because it is so potentially important ,
adding that it is the first business zoning on West Hill . Mr . Klein
felt this was a potential significant change on West Hill that might
affect other pressures , i . e . , others may want to come with the same
kind of opportunity . Mr . Klein felt that the Route 96 issue was still
extremely cloudy as to what is going to happen at the Octopus , and
when the State might bring the road up by the Professional Building ,
and wondered what pressures of development might occur on that road ,
as there are other large tracts of land set up for housing . Mr . Klein
noted that there are other tracts of land set up .for housing where
that road comes out , and with the cemetery and Medical Building ,
perhaps there is not a choice corner for commercial development ,
commenting that maybe the Professional Office Building may want to
rezone to business . Mr . Klein stated that he did not want to see the
approach into Ithaca seriously marred with a lot of signs and
commercial development . Mr . Klein remarked that the proposal may be
the best spot on that strip for a commercial area , and may be a very
sensitively done project that works out very well , but because it is
the first one being changed to business , he thought it was really a
significant threshhold project . Mr . Klein commented that the opening
up of the West Hill area is really so contingent on the correction of
Planning Board - 22 - March 15 , 1988
• the Octopus pz-oblem in running the highway up there .
Chairman May noted that he would see a couple of things Mr . Klein
stated a little differently . Chairman May mentioned the Octopus
problem , noting that , in putting a small commercial district on West
Hill it would be convenient for some of the residents on West Hill to
have a location that they can buy services , and not have to go down or
up . Chairman May stated that the location to the Hospital , and all
the other commercial and institutional activities in that particular
location , also the location of the traffic light at the road all seem
to make subject spot so much more attractive than some others on West
Hill that the Board has thought about and which have been discussed at
various times . Chairman May stated that he did not believe that any
of the proposals for the outlet of Route 96 are varied between the
Paleontological Institute to the other side of the Hospital , and
coming up by the Professional Building . Ms . Beeners stated that there
might have to be some redesign , but felt that the designers for the
project have been proceeding on the best information received from the
State , adding that , if one can locate opposite the Hospital access
road that would be the easiest to accommodate any possible
improvements to the Hospital intersection . Mr . Ellis stated that the
developer has information from the State and County Planning . Mr .
Ellis noted that all proposals on Route 96 have some impact on the
immediate area , adding that all highway planners bring Route 96 just
north of the center of the project , and also adding that the merge
would happen just in front of the cemetery . Mr . Ellis mentioned that
• the impact for the proposed development would be that some of the
traffic would move away from the site , and Route 96 would become less
of a main road and more of a secondary road .
Mr . Lesser commented that he was always wary about rezoning lands
away from residential . Mr . Lesser felt that people who buy into a
residential area have somewhat of a contract with the Town that ,
indeed , it would remain that way , but noting that things do change and
he ( Mr . Lesser ) could certainly be persuaded that there seemed to be a
need for some commercial development in the area . Mr . Lesser noted
that the West Hill area seemed appealing , and perhaps this is the
appropriate place . However , Mr . Lesser was a bit reluctant to bring
upon the current and future neighbors of an area what amounts to the
double zoning change , not only commercial , but Multiple Family within
the same area . Mr . Lesser noted that he stated the above for the
future , and wondered if the Board might not think about dispersing
some of the impacts on a residential neighborhood somewhat more , so
that the people who happen to be located adjacent to the proposal do
not have to suffer dual change .
Susan Beeners commented that there is a node or a concentration
of land uses and infrastructure , such as the traffic light , Biggs
Complex , other things that have been constructed , and reuse of the
buildings for different services . Ms . Beeners stated that there is
the above node and felt that one of the best ways to treat a node is
• to have a gradation of uses that eventually would transition back into
the medium and then low density residential . Ms . Beeners offered
that , in her opinion , she did not think it was terribly appropriate ,
most of the time , to have a commercial area , and then go straight into
low density residential . Ms . Beeners stated that locational
Planning Board - 23 - March 15 , 1988
advantages have to be considered in having the Multiple Family so
close to a main road and potential interchange of a relocated Route
96 , adding that it creates a buffer between the commercial area and
the R- 15 zoning . Chairman May stated that he agreed with Ms . Beeners ,
and stated that the PUD ' s in Canada offer the opportunity for people
to work , live , and do basic services in a very close proximity .
Chairman May commented that with all the institutional activity on
West Hill there is going to be a need for housing , adding that , in his
opinion , low scale commercial seemed to fit very well in that
vicinity .
There appearing to be no further discussion , Chairman May asked
if anyone were prepared to make a motion .
MOTION by William Lesser , seconded by Robert Kenerson :
RESOLVED , by the Town of Ithaca Planning Board , that the Public
Hearing in the matter of Consideration of a Recommendation to the Town
Board with respect to the proposed rezonings be and hereby is
adjourned until April 5 , 1988 at 8 : 00 p . m . , to allow time for the
developer / applicant to present some additional information .
There being no further discussion , the Chair called for a vote .
Aye - May , Grigorov , Miller , Lesser , Kenerson , Klein .
Nay - None .
The MOTION was declared to be carried unanimously .
Chairman May indicated that , for everyone ' s information , the
above MOTION constituted notice to the public that the above Public
Hearing is adjourned until April 5 , 1988 at 8 : 00 p . m .
Chairman May declared the matter of Consideration of a
Recommendation to the Town Board with respect to the proposed
rezonings duly adjourned at 9 : 57 p . m .
PUBLIC HEARING : CONSIDERATION OF APPROVAL OF A FURTHER REVISED SITE
PLAN FOR " BUTTERFIELD " , LOCATED ON EAST KING ROAD , TOWN OF ITHACA TAX
PARCEL NO . 6 - 44 - 1 - 4 . 31 , MULTIPLE RESIDENCE DISTRICT , REVISED SITE PLAN
APPROVAL HAVING BEEN GRANTED BY THE PLANNING BOARD ON JUNE 2 , 19874v
AND FURTHER , CONSIDERATION OF SUBDIVISION APPROVAL FOR SUCH FURTHER
REVISED SITE PLAN WITH RESPECT TO A REQUEST FOR THE CLUSTERED
SUBDIVISION OF THE PROPERTY FOR 95 RESIDENTIAL LOTS FOR THE
DEVELOPMENT OF 95 ATTACHED AND DETACHED SINGLE- FAMILY DWELLING UNITS ,
PLUS OPEN SPACE LOTS , DAVID C . AUBLE , BUTTERFIELD ASSOCIATES ,
OWNER / DEVELOPER ; HOLMES JOHNSON ASSOCIATES , LAND PLANNER ,
Chairman May declared the Public Hearing in the above - noted
matter duly opened at 9 : 58 p . m . , and read aloud from the Notice of
Public Hearings as posted and published and as noted above . Mr . David
• Auble was present , along with Land Planner , Mr . Thomas Johnson , and
Mr . George Schlecht , Engineer / Surveyor .
Planning Board - 24 - March 15 , 1988
Mr . David Auble addressed the Board and introduced Mr . Thomas
Johnson , Land Planner , and Mr . George Schlecht , Engineer / Surveyor .
Mr . Johnson appended maps to the bulletin board . Mr . Johnson
stated that the property in question overlooks Ithaca and Cayuga Lake
from South Hill , adding that the property is approximately 27 acres ,
minus approximately five acres which has been given to Cornell
University , Mr . Johnson noted that the project will consist of 95
planned residential units in an attached single family configuration ,
similar to a duplex , with two units together , and the doorway of each
unit would not be seen from the other unit . Mr . Johnson stated that
this was a scheme that was organized to give everyone the feeling of
living in a single family home . In addition , Mr . Johnson offered that
all of the units in Phase I would have a two car garage . Mr . Johnson
commented that: there would be three town roads accessing the project ,
noting that there would be a few driveways in common which would
access from the town roads . Mr . Johnson remarked that there were
existing sewer facilities located on the property , with room for
expansion [ indicating on map ] on " this " end . Also , Mr . Johnson noted
that there was a town water line , but because it has been inactive
would have to be retested . Mr . Johnson stated that the design of the
I would be Greek Revival , commenting that the number of housing
units have been reduced from 119 to 95 , and the houses would be owned
instead of rented ; homeowners will own their house and lot in fee
simple and open space land as tenants in common , adding that lots
would be deed restricted to avoid nuisance , and a homeowners
association would manage the project . Mr . Johnson stated that there
would be four types of architecture instead of 1 , and they will be
clustered with great variety and individuality .
At this time , Mr . George Schlecht addressed the Board with a
discussion on drainage and utilities .
Mr . Schlecht stated that the original plans for this site , which
were prepared by Erdman and Anthony in 1973 was a multiple family
project known as Beacon Hills , adding that , at that time , Erdman and
Anthony studied the whole drainage basis . Mr . Schlecht noted that the
total drainage study was conducted on 185 - 192 acres , which included 17
acres uphill [ south ] from the site , 30 acres [ which at that time
comprised the whole Beacon Hills site ] , and it included approximately
165 - 175 acres downhill from the site , all of which eventually drains
into a culvert at Troy Road , Mr . Schlecht stated that the retention
basin that was built in 1973 was designed to take the increased
run -off that Erdman and Anthony projected . Mr . Schlecht stated that
the significant point was that the projection was for the whole 192
acres , which amounted to coverage of 22 % , with very high density to
the south of King Road at 66 % , and north of King Road was an average
coverage of 190 . Mr . Schlecht stated that the present plan represents
a coverage of 190 . In conclusion , Mr . Schlecht stated that the
retention area was more than adequate to accommodate any increased
run - off on the site .
• Mr . Schlecht mentioned the three town roads accessing the site ,
and noted that: a water line would be constructed within those roads .
Planning Board - 25 - March 15 , 1988
Mr . Schlecht also mentioned the present sewer line , which the
developer intends to put back into service .
Chairman May noted that this was a Public Hearing and asked if
there were any questions or comments from the public .
Jean Brockway of 166 Ridgecrest Road spoke from the floor and
wondered about: the price range of the homes , with Mr . Auble responding
that the price range would be $ 80 , 000 . 00 - $ 100 , 000 . 00 . Ms . Brockway
also asked about the timetable for construction . Mr . Auble stated
that , basically , construction would proceed according to the market .
Joe Jeraci of 112 Ridgecrest Road spoke from the floor and
wondered about the distance from Ridgecrest Road , Mr . Johnson
answered that it was about 500 feet . Mr . Jeraci expressed a concern
with the speed limit , with Chairman May responding that the speed
limit does not have anything to do with the Planning Board , Mr .
Flumerfelt , Town Engineer , noted that that was a County road , and
would be under their jurisdiction .
Shirley Egan , Attorney , for Cornell University , expressed a
concern with the South Hill Swamp , which is in close proximity to the
proposed development . Ms . Egan noted that there was extensive
development shown on the map to the north .
Nancy Ostman of the Cornell Plantations spoke from the floor and
asked if the study of the soil and configuration of that topsoil makes
that site particularly buildable the way it is presented . Ms . Ostman
wondered if the eight units would actually fit there or if there were
plans to regra.de the area . Mr . Johnson stated that , in order to make
the area buildable , it would have to be smoothed out and configured
into a stable topographic shape . ' Ms . Ostman referred to Mr . Manos
original site plan which she said everyone agreed was fairly
acceptable , and noted that there were no agreements north of the pond ,
and there were no units [ indicating on map ] west of a swale which
comes across the road about right " here " . Again indicating on map ,
Ms . Ostman stated that all of the Manos development went along " this "
side , so that assured Cornell that all of the drainage which would
conceivably affect the swamp would not matter . Ms . Ostman , [ pointing
to map ] stated that , probably everything from " here " over would not
drain into the. swamp . Ms . Ostman stated that the Manos proposal did
not have any development [ indicating on map ] back " here " . Ms . Ostman
commented that the Hallberg ( Deer Run ) development set aside 40 acres ,
which is up " here " , and is a buffer area to protect the swamp . Ms .
Ostman remarked that , to keep the same general consistency along the
west side of the swamp , she would not like to see any units developed
there . Ms . Ostman stated that she realized and appreciated that the
number of units have been reduced by Mr . Auble , and noted that she
liked the idea of single family housing in some respects , but finds
the development in the " back " very uneasy . Attorney Barney wondered
if the line shown on the map was the westerly line of the proposal ,
• and if it was essentially the buffer of the Manos agreement , with Ms .
Ostman answering , yes . Ms . Ostman stated that that line marked the
agreement made with Mr . Manos that that would be a buffer area , and
Planning Board - 26 - March 15 , 1988
there would be no development in that area to the west . Chairman May
wondered if the western cul de sac was approximately in alignment with
the present westerly entrance into the project . Mr . Auble responded
that it was almost to the eastern tip of the pond , which is the
current driveway that accesses the project .
Chairman May asked if anyone else present wished to speak . No
one spoke . Chairman May closed the Public Hearing at 10 : 40 p . m . and
asked for questions or comments from the Board .
Chairman May [ pointing to map ] expressed a concern about the
length of the private drive " there " . Mr . Johnson responded that it
was exactly 600 feet . Mr . Johnson noted that the plan had been
reviewed by the Deputy Fire Chief and he has approved the fire truck
turn- a - rounds . Town Attorney Barney wondered about the length of the
road from cul de sac No . 3 to Phase 4 . Mr . Johnson answered that it
was about 965 feet , and would be a private drive . Mr . Barney wondered
who would be - responsible for maintaining the private drive , with Mr .
Johnson answering , a Homeowners Association . Mr . Barney also wondered
about the water and sewer lines that service the units off the private
drives . Mr . Schlecht responded that the only sewer line that would be
a town line is the one in the ground presently , but [ indicating on
map ] not in service as shown " here " . Mr . Barney remarked that he was
concerned about the question of someone being a fair distance away
from the public main having a problem as to who is going to handle a
rectilinear type of subdivision layout to a sewer line that runs along
• in the street ,. Mr . Barney wondered how the sewer was going to run
from Phase 4 to the main sewer line . Mr . Schlecht responded that the
section for Phase 4 lies below the existing sewer line , and a new line
would be installed in " this " area [ pointing to map ] . Mr . Schlecht
stated that there would be a duplex pump station " here " and a 2 "
forcemain back up to the high point " here " . Mr . Schlecht offered that
the water lines , on the other hand , particularly any lines that are
used for fire service , have been placed , to the extent possible ,
within the roads and within the proposed drives , adding that when the
water line is not in the town road it would be within a 20 - foot
easement .
Attorney .Barney wondered if there was any thought given to less
than three exits onto King Road East . Mr . Johnson responded with , no ,
the three exits would slow down the traffic within the project , as
well as create a neighborhood identity to the project . Mr . Barney
expressed a concern with three exits entering and exiting on King Road
East . Mr . Auble noted that every house along the road has a driveway
exiting onto King Road East . Board Member Klein asked if all the
roads off King Road were private , or just the entries up to the cul de
sac . Chairman May responded that the roads would be private to the
entrance of the cul de sac . Mr . Johnson stated that the cul de sacs ,
per se , would probably be public , and noted there were a series of
drives off those public roads . Town Planner , Susan Beeners , stated
that the Town Board would have to accept any proposed public
• facilities before the applicant returns for a final subdivision
approval . Chairman May commented that the cul de sacs with the
private drives might pose a problem concerning snowplowing . Mr .
Planning Board - 27 - March 15 , 1988
i
Johnson noted the drives would be clearly marked . Mr . Johnson said
that there would have to be separate agreements to plow the private
drives .
William Lesser wondered if there was any park land set aside .
Mr . Johnson noted that the open space would be owned by the
Homeowners ' Association . Ms . Beeners noted that the public
right - of -way was to run from the western private drive off of Phase I ,
or maybe the eastern private drive , and go just about straight
northeast to one of the Deer Run roads .
Chairman May commented that there was a question as to whether or
not the Town Board would accept the roads . Robert Flumerfelt , Town
Engineer , noted that he saw difficulties with the plowing situation
and emergency vehicle access .
At this point , Randall Hausner of 149 Ridgecrest Road spoke from
the floor and wondered about the concern with the snowplowing .
Chairman May answered that there would be a problem with blocking the
private roads around the cul de sacs . Chairman May also noted that
the Town does have an obligation for an access for emergency vehicles .
Mr . Auble , wondered if it would please the Board if he resolved
some of the things that were discussed , and come back before the Board
at another time . Susan Beeners asked , to what extent in changes the
Planning Board would be looking for ? Chairman May responded that one
• of the first things would be to - informally ask for the opinions of the
Town Supervisor and the Town Highway Superintendent ,
William Lesser asked if there was any particular reason why there
was no public land set aside in this project . Ms . Beeners responded
that the buffer zone originally was intended to be the open space ,
noting that the size of the buffer area is 4 - 6 acres , and that exceeds
the 10 % .
There appearing to be no further discussion , Chairman May asked
if anyone were prepared to make a motion .
MOTION by Montgomery May , seconded by William Lesser :
RESOLVED , by the Town of Ithaca Planning Board , that the Public
Hearing in the matter of consideration of approval of a further
revised site plan for " ButterField " , be and hereby is adjourned until
Tuesday , April 5 , 1988 at 8 : 30 p . m . to allow the applicant time to
devise a resolution of the concerns of the Board , and also come to
some type of an agreement with Cornell University on matters of
concern to them .
There being no further discussion , the Chair called for a vote .
Aye - May , Grigorov , Miller , Lesser , Kenerson , Klein .
• Nay - None .
The MOTION was declared to be carried unanimously .
Y .
Planning Board - 28 - March 15 , 1988
• Chairman May declared the matter of the consideration of approval
of a further revised site plan for " ButterField " duly adjourned at
11 : 19 P . M .
ADJOURNMENT
Upon Motion , Chairman May declared the March 15 , 1988 meeting of
the Town of Ithaca Planning Board duly adjourned at 11 : 21 p . m .
Respectfully submitted ,
Mary S . Bryant , Recording Secretary ,
Nancy M . Fuller , Secretary ,
Town of Ithaca Planning Board .
•
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EXHIBIT 1
I
'TOWN OF ITHACA
TIM ITHACA JOURNAL . .. - PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
TUESDAY, MARCH 15, 11988
By direction of the Chairman
of the Planning Board, NOTICE
�• IS HEREBY GIVEN, that Public
lt � DT� V:1�2g` �UZf
� w Hearings will be held by the'
•� � - Planning Board of the Town of .
Ithaca on Tuesday, March 15;
a
' 1988, in Town Hall, 126 East
Seneca Street, Ithaca, NY at
• • -being tiul ' TK•orn , depost s. the following times and on the
following matters:
aad &aysthat he rmides in Ithscs , County and mite aforii:Wd aDd 7:30 P.M. - Consideration of a
request by the Eastwood Com-
mons Residents' Association
t6t be that conditions related to the
- C 1 2 C,_� -�__� �»»--.---- +-�-� —� development of a walkway in'
Eastwood Commons, as set
forth in the February 26, 4973,
a TM ITBACA JOLYPLKAL t publiC DeUlpapa prints d and published Town Board Resolution estob-
lishing the Eastwood ` Com- :
mons Multiple Residence Dis-
in Ithaca afornaid, and that a Dioe, of whic-L &e annesd is a true _ trict, and as amended by the
Town Board on February 9, -.!
1987, be rescinded, and fur-
ther, Consideration of the pro- '
oop�}•, vas published is ><aid paps �-._•_. _- ,•_.�.. ••..._.....• vision of utility, easements to
the Orcutt property. (Ad-
journed from March 1 , 1998: )
-.---•...._.._»_» -- --M�,..••_---�-_— _--- 7:50 P.M. Consideration of Fi.
nal Subdivision Approval for a.'
proposed revision of proposed
Lots 0E- 10 "E-11 " and "E.'-
12'r of the 22-lot subdivision of
lands located at 119 Park
Lane, Town`of-Ithaca Tax Par-
. ... .. cel that the fi.*st publication of said notice vv� on the .._.. .�v..----. cel No. 6-56-3-13.2, William=:
Frandsen, Owner/Developer,
4 said subdivision dhaving . been• granted Final Subdivision Ap- '
^ proval the Planning Board
• (��'"'/ on October 7, 1986. The revi-
�_\\ sion proposed is the transfer
_ .,._....—_. ---• -.».._.... ......—................_..�.. ..._�..—• of 28,219 plus/minus square
/ feet from said Tax Parcel No.
me , this^ bed and TVti'orn to before [ _ 6-56-3-13.2 to Tax Parcel No.
Subs-
---� — ---- - _.—.... Clio' 6.57..1 -8. 168t 209 Tudor Road,
Norma M. Gray, Owner; Jery
R. & Robin L. Stedinger, Apppli-
- cants. And further, consider-
otion of Final Subdivision Ap-
proval for the ' proposed
subdivision, subsequent to
—•--_• ._.._.�...__.._.._.. ..__. _ _ said heretofore described i
Ot�&nv) Public . transfer, of Tax Parcel No. 6-
JEAN FORD `.17. 1 -8. 1 into hvo lots, each
exceeding 17,000 square feet
Notary Puin size.
� llc, Stale Gi ilNew York 8:00 P.M: Consideration of cr
Recommendation to the Zon-
NO. 46 S 4 Z i 0 ing Board of Appeals with re
T spect to Special Approval of a
QUaiiiled In I omp :< in s CGUniy � School Use for a proposed
new
Commission expires N%ay 31 , 19 • • • � ty Life
for Cornell SUni-
r
versi Life Safe Services,
proposed to be located in a
Residence District - R-30 at 749 .
Dryden ' Rood, in a 2 3/4 acre
portion of Town of Ithaca Tax
Parcel No. 6-64-1 - 1 . Cornell
University, Owner; PhilipP L.
Cox;' Director of Facilities Engi-
neering, and Gary Wilhelm,
Staff Architect, Agents.
8: 15 P. M. Consideration of a
Recommendation to the Town
Board - with respect to a re_
— quest for the revision of Spe- -
cial Land District #5, located at
904-906 East Shore Drive,
Town of Ithaca Tax Parcel No.
6-18-2- 10, said revision being
6-o C .M
L „' .q a o ` a 1 Q o c MV d m ` _ "' the expansion of the District to
Q. ca Tax
a 3c `c '> � �aaciQ `c � vo '� 5 •yy > ad)0, oo � o `c -a -- ^ PacelsNo. 6- 18-2include Town of 18, �9, and
� cm � o912,
000 � ` ° miiaZmaQ1poaam vPav ° " m' mo "; memo ° u � 910, and elsaid 904-906 East
v o Q,••
or Q O1 „ a c ° a m c � UQ "S 0 -0 m .c .'% c c u or r CM Shore Drive, for the purpose
� V.,n ` OC � . . a a � a� U min m 000 MM. oroEea� Ooc � oo � � ;° oma' of developing afacility for
7 Q O — ' o � rle. C �' ti_ C a — � G] L 'en .a ° > 1 C O NF-
> m — a . , ._ a c ,� a m >< a o v � ` .> m u W %M, `o a o � a.o m Tompkins County Chamber of
m Z; ,
o x ': �� �' ° u • K5 � E � _ E a• m` £"0 '^ m 3 Q m °' gym ^crMo m a = Commerce, Visitors and Con-
u ^ a+~ p �' �h m ° • �oF � y o c � �� o ° cCL
ati •a o urist
c C E S- a a Information Yention rCenteanTomokins '
P 'E a m mN -rya o 0 C .
_ �La ° wr c " a°:ov �� �° _ � c c ° o � o. County Chamber of Tompkins
u .' r N �b� � ' aadL " ° LP C 3r m o cr co ° o E o merce, Ap licant, Downing
. 0 20 .0
md .0 OVv) m _ — C � � mu � 0oE: E ` nm . _. p
„ 3 ovo ° o o co 4(( �°+ o � p $tri - o o . m Eo `m �= m—°0 a am c Haskup Architects, Designer.
8:35 P.M. Consideration of a
aw oma. ov ov � " ' ^ o Ea o` f Boa�d wehdres�pecton �ohhe p Towo�
posed rezoning of a 15. 86=
acre portion of Town of Ithaca
Tax Parcel No. 6-24-4-14. 2, lo-
coted at 1290 Trumonsburg
Road, 48. 86 acres total, from
Residence District R- 15 to Busi-
ness District "B", for thePro-
posed development of a