HomeMy WebLinkAboutPB Minutes 1988-08-16 FILED
TOWN OF ITHACA
• TOWN OF ITHACA PLANNING BOARD Date y
Clerk
AUGUST 16 , 1988
The Town of Ithaca Planning Board met in regular session on Tuesday ,
August 16 , 1988 , in Town Hall , 126 East Seneca Street , Ithaca , New York , at
7 : 30 p . m .
PRESENT : Chairman Montgomery May , James Baker , Carolyn Grigorov , Robert
Miller , David Klein , Robert Kenerson , Richard P . Ruswick ( Town
Attorney ) , Susan C . Beeners ( Town Planner ) , George Frantz
( Assistant Town Planner ) , Andrew S . Frost ( Town Building
Inspector / Zoning Enforcement Officer ) .
ALSO PRESENT : Bea Brownell , Alan Jones , Annelle Frierson , John Kiefer , David
C . Auble , Ed Hartz , Tom LaVigne , Harriett Mar ranca , Ray Small ,
John Whitcomb , Judy & Doug Wilcox , Connie & Dan Schaaf , David
R . Auble , Heather Robertson , Robert Hesson , George Hascup ,
Edward Hollister , Ken Poyer , Don Henry , Paul Jacobs , H . M .
DeGraff , Jim Milton , Robert Jewell , Claude Hewitt , Scott & Sue
Hamilton , Thomas Kline , Pat Leary , Peter Trowbridge , John
O ' Connor , Andrew Sciarabba , Ralph Ditucci , George Schlecht , R .
James Miller , Esq . , William E . Albern ,
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 August 8 , 1988 , and
August 11 , 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 Tompkins County Commissioner of Public Works , upon
the Tompkins County Commissioner of Planning , upon the Clerk of the Town of
Ithaca , and upon the applicants and / or agents , as appropriate , on August 9 ,
1988s
Chairman May read the Fire Exit Regulations to those assembled , as
required by the New York State Department of State , Office of Fire Prevention
and Control .
NON-AGENDA ITEM
Andrew Frost distributed to each of the members of the Board a copy of
his July 1988 Report of Building / Zoning Activities ,
PUBLIC HEARING : CONSIDERATION OF A REPORT TO THE ZONING BOARD OF APPEALS
WITH RESPECT TO A REQUEST FOR SPECIAL APPROVAL , PURSUANT TO ARTICLE V ,
SECTION 18 , PARAGRAPH 4 , OF THE TOWN OF ITHACA ZONING ORDINANCE , FOR THE
PROPOSED CONSTRUCTION OF A NEW ELECTRIC SUBSTATION , RELATED EQUIPMENT , AND
TWO NEW SERVICE LINES NEAR THE EXISTING NYSEG EAST ITHACA SUBSTATION NORTH OF
MAPLE AVENUE ON TOWN OF ITHACA TAX PARCEL NO . 6 - 63 - 1 - 11 . CORNELL UNIVERSITY ,
• APPLICANT / OWNER ; HENRY E . DONEY , UTILITIES DEPARTMENT , AGENT . -
Chairman . May declared the Public Hearing in the above - noted matter duly
opened at 7 : 30 p . m . and read aloud from the Notice of Public Hearings as
posted and published and as noted above .
T Planning Board - 2 - August 16 , 1988
M1
Mr . John Kiefer of the Facilities Engineering Department at Cornell
University approached the Board , and appended maps to the bulletin board .
Mr . Kiefer stated that the purpose of the project is to increase the
capacity of the electricial system that services the University , adding , in
that respect it would change the University service voltage from 13 , 200 volts
to 115 , 000 volts . Mr . Kiefer offered that the way Cornell intends to do that
is to tap into the 115 KV lines that currently serve the existing NYSEG
substation . At this point , Mr . Kiefer distributed photographs of substations
that are identical to the Cornell facility .
Mr . Kiefer , pointing to map , noted that the University would construct a
new substation " here " . Mr . Kiefer indicated on the map where Maple Avenue
was located , the Cornell campus over in " this " area ; the Cornell Heating
Plant located " here " . Mr . Kiefer offered that NYSEG ' s facility is located
" here " , and the proposed Cornell project is located " here " , fairly close to
the coal pile [ indicating ] .
Chairman May noted that the Environmental Assessment Form states that no
buildings would be built . Mr . Kiefer responded that Cornell does not intend
to build a building like one would typically think of at Cornell , adding that
the low side equipment comes inside of a metal housing . Carolyn Grigorov
wondered if it would be pretty well invisible from Maple Avenue and Route
366 , with Mr . Kiefer answering , one will not be able to see it as it would be
down the hill from there . Mr . Kiefer offered that the building would sort of
• sit in a hollow , commenting that the only place one could get a good look at
it would be from up on Kite Hill , David Klein inquired as to whether it
could be seen from Route 366 , with Mr . Kiefer responding , no , he did not
think so , because the trees that are on either side of the old railroad
access would hide it .
Assistant Town Planner George Frantz stated that his sense on the field
inspection was that it would not be visible from Route 366 , due to being
behind the Central Heating Plant , and the existing Chilled Water Plant , as
well as the brush area to the east of the Heating Plant , along Route 366 ,
Robert Kenerson wondered about the projection on the future capacity of
the project . Mr . Kiefer responded that it was Cornell ' s intent to install
capacity , at this time , that would serve the University for 10 - 15 years , at
which point a third transformer would be added on the same site . Mr . Kiefer
remarked that the fenced - in area would be large enough to contain a third
unit , commenting , after the addition of a third unit , it would probably be 25
years before having to do something else .
Chairman May noted that this was a Public Hearing and asked if anyone
present wished to speak . No one spoke . Chairman May closed the Public
Hearing at 7 : 40 and brought the matter back to the Board for discussion .
Chairman May noted that there was a recommendation to the Zoning Board
of Appeals for a negative determination of environmental significance .
There appearing to be no further discussion , Chairman May asked if
anyone were prepared to make a motion .
r
s ' Planning Board - 3 - August 16 , 1988
• MOTION by Mr . Robert Kenerson , seconded by Mr . James Baker :
WHEREAS :
1 . This action is the consideration of a Report to the Zoning Board of
Appeals with respect to a request for Special Approval , pursuant to
Article V , Section . 18 , Paragraph 4 , of the Town of Ithaca Zoning
Ordinance , for the proposed construction of a new electric substation ,
related equipment , and two new service lines near the existing New York
State Electric and Gas Corporation East Ithaca Substation north of Maple
Avenue on Town of Ithaca Tax Parcel No . 6 - 63 - 1 - 11 .
2 . This is an Unlisted action for which the Town of Ithaca Zoning Board of
Appeals is legislatively determined to act as Lead Agency in coordinated
review . The Town of Ithaca Planning Board is an involved agency in
coordinated review .
3 . The Planning Board , at Public Hearing on August 16 , 1988 , has reviewed
the proposed site plan , environmental assessment form and review , and
other submissions related to this proposal .
4 . The Town Planning Department has recommended that a negative declaration
of environmental significance be made for this action .
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 .
2 . That the Planning Board , in making its recommendation to the Zoning
Board of Appeals , determine and hereby does determine the following :
a . There is a need for the proposed facility in the proposed location .
b . The existing and probable future character of the neighborhood will
not be adversely affected .
c . The proposed change is in accordance with a comprehensive plan for
development of the Town .
3 . That the Planning Board report and hereby does report to the Zoning
Board of Appeals its recommendation that the request for Special
Approval for the proposed new electric substation ,
and two new service lines be approved . related equipment ,
There being.. no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Klein , Kenerson , Miller .
Nay - None .
• The MOTION was declared to be carried unanimously .
' Planning Board - 4 - August 16 , 1988
0 Chairman May declared the matter of the proposed construction of a new
electric substation for Cornell University duly closed at 7 : 43 p . m .
PUBLIC HEARING : CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR THE PROPOSED
SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO . 6 - 44 - 1 - 4 . 31 , LOCATED ON EAST
KING ROAD , MULTIPLE RESIDENCE DISTRICT , INTO TWO PARCELS OF 23 . 1 ± ACRES AND
4 . 8 ± ACRES EACH , AND FURTHER , CONSIDERATION OF FINAL SITE PLAN AND
SUBDIVISION APPROVAL FOR PHASE I OF " BUTTERFIELD CLUSTER SUBDIVISION " , SUCH
PHASE I FINAL PLAN PROPOSED TO CONSIST OF 20 PAIRED DWELLING UNITS , WITH
PHASES I AND II HAVING BEEN GRANTED PRELIMINARY SITE PLAN AND SUBDIVISION
APPROVAL BY THE PLANNING BOARD ON APRIL 9 , 1988 FOR A TOTAL OF 48 PHASED
DWELLING UNITS . PHASE I IS PROPOSED TO BE LOCATED ON A 5 . 82 ACRE PORTION OF
THE LARGER PARCEL PROPOSED TO BE SUBDIVIDED ABOVE , BUTTERFIELD ASSOCIATES ,
APPLICANT .
Mr . David C . Auble , owner of the property , and partner in ButterField
Associates addressed the Board .
Mr . Auble indicated that maps were being appended to the bulletin board .
At this point , Mr . Auble gave a brief history of the project .
Mr . Auble stated that , at one point , prior to ButterField Associates
purchasing the project , the site was zoned for 119 rental units , and upon
ButterField Associates acquiring the property it was redesigned to a
different building type , same number of units , same concept of rental ,
adding that approval was obtained for a set of eight - plex buildings .
Continuing , Mr . Auble said that the complex was then redesigned with the idea
of going to a " For Sale " type of development , and it was looked at from the
standpoint of the row townhouse , which would be four to six - plex type
buildings . Mr . Auble commented , after looking at some of the neighboring
buildings on the Deer Run project , they decided to go with a different
project , and decided that the clustered type home , kind of a single family
attached , two homes per building , and attached by a garage , would be a better
concept . Mr . Auble stated that through these redesigns , they felt that they
have come out with a much better type of home . Mr . Auble stated that the
homes have been sited so that each home has a nice view , and there would be a
fair amount of open space between the units . Mr . Auble added that the
project is considerably under the density originally zoned for on said site ,
and felt that going from rental to individual ownership of the homes was an
advantage for the surrounding neighborhood , and noted that the units have
been upgraded to a considerable extent . Mr . Auble stated that they are
looking at two and three bedroom units that would provide a variety of
housing , adding , there are some units that are one floor for the family that
would prefer to have single floor type living . Mr . Auble stated that there
are other units with the two - story , but with a bedroom on the first floor ,
and two bedrooms on the second floor . Mr . Auble stated that the other units
would have three bedrooms on the second floor , commenting , they are all at
least two bath units . Mr . Auble stated that the price range , as they keep
looking at the cost factors in trying to add on what is needed as a return on
the investment , are running in the $ 1301000 . 00 - $ 145 , 000 . 00 range , and noted
othat the houses are getting substantially more costly as more land is used
per
building , commenting that he thought that would influence the type of
buyer , adding , for the neighboring community that is a bit of an advantage .
' Planning Board - 5 - August 16 , 1988
• Mr . Auble offered that from a marketing standpoint it would be a bigger
effort on their part , and a bigger risk , as far as investment .
At this point , Mr . Auble introduced the construction manager , Mr . Ralph
Ditucci , and noted that Mr . Ditucci would be available to answer any
technical questions on the construction , along with George Schlecht , Engineer
for the project .
Chairman May noted that this was a Public Hearing and asked if there
were anyone from the public who had any comments or questions .
John Whitcomb of 233 Troy Road addressed the Board and read from a
prepared statement , which is attached hereto as Exhibit 1 .
There appearing to be no one else from the public who wished to speak to
this matter , Chairman May closed the Public Hearing at 7 : 51 p . m . and brought
the matter back to the Board for discussion .
David Klein stated that his major concern was that , although the site
plan was drawn on a topographic map with contours , none of the proposed
grading has been shown at all , for instance , around the buildings on the
landscape drawing , the contours have sort of been erased , commenting that he
was concerned with the slope of the site , and what looked to be , in some
cases , a natural grade difference on the first unit of almost 12 feet from
one end to the other . Mr . Klein stated that he was concerned about how the
• developer plans to handle the grading , because he felt that this was a major
issue . Town Planner Susan Beeners responded that the finished floor
elevations were given on the engineering plan . Ms . Beeners stated that the
Town Engineer , Robert Flumerfelt , did review the plans before leaving on
vacation , and was satisfied , except for the request that he and Town Highway
Superintendent John Ozolins be able to further review the specifications for
drainage and roadway improvements . Mr . Klein wondered about the grade
difference on Building # 1 , with Mr . Schlecht responding that , besides the
finished floor elevation , there were spot elevations provided on the
engineering portion of the plan . Mr . Schlecht offered that they may not have
appeared in the reproduction process because they were done lightly , and
noted that the reason it was done that way was because the developer wanted
to , hopefully , fine tune the finished floor elevations , perhaps by as much as
six inches . Mr . Klein asked if some of the units had basements . Mr .
Schlecht answered that all the units are intended to have basements under the
living units . Mr . Klein wondered if there were any situation where a
substantial amount of the basement was above grade , with Mr . Schlecht
offering that several of the units along the north side would have walkout
type basements , adding , the grades on the other units are as shown . Mr .
Klein wondered if any of the roads were greater than 10 % , with Mr . Schlecht
responding , no . Mr . Klein wondered about the height of the buildings . Mr .
Auble stated that the building heights were kept in mind , and would conform
to regulations . Mr . Schlecht said that the building height was 28 feet . Ms .
Beeners noted that the current definition for Multiple Residence buildings is
that all structures shall conform in height with other structures in the
vicinity , provided , however , that no structure shall exceed two stories on
* the roadside . Ms . Beeners offered that with the walkout basement the
structure would probably be 32 - 34 feet in height . Mr . Klein commented that
the Board is not looking at this project as Cluster , but as
' Planning Board - 6 - August 16 , 1988
Multiple . Mr . Schlecht stated that there was an extensive amount of
consideration given to the placing of the elevations of the roads , storm
drainage , sewer lines , and the finished floor elevations , and particularly
considering all the factors , one of the prime concerns the developer had from
an engineering standpoint was the concern expressed by Cornell as well , in
relationship to their natural area , was to attempt to keep the
infrastructure , particularly the sewer and water lines , to the extent
possible , out of the rock . Mr . Schlecht stated that there would be concrete
gutters alongside the road , which would eliminate big ditches . Mr . Klein
wondered if the private drives would be blacktop or gravel , with Mr . Sch.lecht
responding , they will be oil and stone . Mr . Klein inquired about the trash
pickup . Mr . Auble answered that the project is designed for individual
private trash pickup , and would be part of the Homeowners ' Association
contract .
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 Mrs . Carolyn Grigorov , seconded by Mr . Robert Kenerson :
WHEREAS :
1 . This action is the Consideration of Final Subdivision Approval for the
proposed subdivision of Town of Ithaca Tax Parcel No . 6 - 44 - 1 - 4 . 31 ,
located on East King Road , Multiple Residence District , into two parcels
• of 23 . 1 ± and 4 . 8 _ acres each , and further , Consideration of Final
Subdivision and Site Plan Approval for Phase I of " ButterField Cluster
Subdivision " , such Phase I final plan proposed to consist of 20 paired
dwelling units on 5 . 82 acres , with Phases I and II having been granted
Preliminary Subdivision and Site Plan Approval by the Planning Board on
April 19 , 1988 , for a total of 48 phased dwelling units .
2 . This is part of a Type I action for which the Planning Board , acting as
Lead Agency for Environmental Review , made a negative determination of
environmental significance on April 19 , 1988 .
3 . The Planning Board , at Public Hearing on August 16 , 1988 , has reviewed
the final plat , landscaping plan , typical building plans and elevations ,
and other application submissions .
THERFORE , IT IS RESOLVED :
That the Planning Board grant and hereby does grant Final Subdivision
and Final Site Plan Approval to the subdivision of the 23 . 1 ± and 4 . 8 ± acre
parcels and to Phase I as proposed , subject to the following conditions :
1 . Approval of the ButterField Homeowners ' Association declaration of
covenants and deed restrictions by the Town Board and the Town Attorney
prior to the issuance of any certificates of compliance .
2 . The submission of a letter of credit , approved by the Town Engineer and
• Town Attorney , for the public improvements to be constructed in Phase I .
3 . The submission of a final plat for the proposed subdivision of the 23 . 1 ±
and 4 . 8 ± acre parcels prior to the issuance of any building permits for
Planning Board - 7 - August 16 , 1988
Phase I .
4 . The construction of an 8 - foot - wide trail within the 20 - foot right of way
which is proposed to be reserved for pedestrian and bicycle access , with
the specifications of such trail to be subject to the approval of the
Town Engineer , but with the timeframe for such completion to be subject
to possible revision at the time of such Phase II final subdivision
consideration to be subject to the approval of the Planning Board .
5 . The submission of a final plat , approved by the Town Engineer , showing
the as -built location of each building and dwelling unit prior to the
issuance of a certificate of compliance for each respective dwelling
unit .
6 . Approval of the final plans and specifications for grading , drainage ,
and roadway improvements by the Town Engineer and the Town Highway
Superintendent .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Klein , Kenerson , Miller .
Nay - None .
The MOTION was declared to be carried unanimously .
Chairman May declared the matter of the Consideration of Final
• Subdivision and Final Site Plan Approvals for " But terField " duly closed at
8 : 14 p . m .
PUBLIC HEARING : CONSIDERATION OF SUBDIVISION APPROVAL FOR THE PROPOSED
SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO . 6 - 28 - 1 - 26 . 2 , LOCATED AT THE
CORNER OF MECKLENBURG AND WEST HAVEN ROADS , 184 . 6 ± ACRES TOTAL , INTO TWO
PARCELS OF 175 ± AND 9 . 6 ± ACRES EACH . EDDY HILL , INC . , OWNER ; R . JAMES MILLER ,
ESQ . , AGENT *
Chairman May declared the Public Hearing in the above - noted matter duly
opened at 8 : 15 p . m . and read aloud from the Notice of Public Hearings as
posted and published and as noted above .
Attorney R . James Miller , Agent for the project , approached the Board
and stated that the owner is not asking for any subdivision plan , as such , in
terms of development of that parcel of land , commenting that he thought the
Board had already been approached by the proposed new owners , the Barricks .
Attorney Miller stated that the request is merely for subdivision of the Tax
Parcel ,
Town Planner Susan Beeners wondered if the 9 . 6 ± acre parcel would be
conveyed to Longhouse Co -Operative , with Attorney Miller responding , yes .
Chairman May noted tht this was a Public Hearing and asked if there were
anyone from the public who had any comments or questions .
• Robert Hesson of 162 West Haven Road spoke from the floor and asked to
view which piece was being cut out . Mr . Hesson was shown a map , and stated
Planning Board - 8 - August 16 , 1988
• that he had no comment .
There appearing to be no one else from the public who wished to speak to
this matter , Chairman May closed the Public Hearing at 8 : 21 p . m . and brought
the matter back to the Board for discussion .
David Klein commented , in case that parcel was not conveyed to
Longhouse , then the Planning Board has , in fact , subdivided a potentially
landlocked parcel . Mr . Klein wondered if there were some kind of contingency
that would set any kind of period of time that would ensure that it would be
conveyed to Longhouse . Attorney Miller responded that there are contracts
binding all the parties .
There appearing to be no further discussion , Chairman May asked if
anyone were prepared to make a motion .
MOTION by Mr . Robert Kenerson , seconded by Mrs . Carolyn Grigorov :
WHEREAS :
1 . This action is the Consideration of Subdivision Approval for the
proposed subdivision of Town of Ithaca Tax Parcel No . 6 - 28 - 1 - 26 . 2 ,
located at the corner of Mecklenburg and West Haven Roads , 184 . 6 ± acres
total , into two parcels of 175 ± and 9 . 6 ± acres each .
• 2 . This is an Unlisted action for which the Planning Board has been
legislatively determined to act as Lead Agency for environmental review .
3 . The Town Planner has recommended a negative determination of
environmental significance for this action .
THEREFORE , IT IS RESOLVED :
That the Planning Board , acting as Lead Agency in the environmental
review of this Unlisted action , make and hereby does make a negative
determination of environmental significance .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Klein , Kenerson , Miller .
Nay - None .
The MOTION was declared to be carried unanimously .
At this point , Ms . Beeners noted a matter of clarification . Ms . Beeners
stated that when the Planning Board is advising any potential developers of
the larger parcel , as to whether or not they have to provide access to this
parcel she is assuming that the Board will be able to say no . Chairman May
responded that Ms . Beeners was correct .
MOTION by Mr . David Klein , seconded by Mr . Robert Miller :
OWHEREASO
Planning Board - 9 - August 16 , 1988
• 1 . This action is the Consideration of Subdivision Approval for the
proposed subdivision of Town of Ithaca Tax Parcel No . 6 - 28 - 1 - 26 . 2 ,
located at the corner of Mecklenburg and West Haven Roads , 184 . 6 ± acres
total , into two parcels of 175 ± and 9 . 6 ± acres each .
2 . This is an Unlisted action for which the Planning Board , acting as Lead
Agency for environmental review , has made a negative determination of
environmental significance .
3 . The Planning Board , at Public Hearing on August 16 , 1988 , has reviewed
the Short Environmental Assessment Form and plat submitted for this
proposal .
THEREFORE , IT IS RESOLVED :
1 . That the Planning Board waive and hereby does waive certain requirements
for Preliminary and Final Subdivision Approval , having determined from
the materials presented that such waiver will result in neither a
significant alteration of the purpose of subdivision control nor the
policies enunciated or implied by the Town Board .
2 . That the Planning Board grant and hereby does grant Preliminary and
Final Subdivision Approval to the subdivision as herein proposed ,
subject to conveyance of the 9 . 6 ± acre parcel to the owners of a
contiguous parcel and / or the acquisition for the benefit of the 9 . 6 ±
• acre parcel of an easement for ingress and egress from the 9 . 6 ± acre
parcel to a public road , such easement to be approved by the Town
Attorney .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Klein , Kenerson , Miller .
Nay - None .
The MOTION was declared to be carried unanimously .
Chairman May declared the matter of Consideration of Subdivision
Approval of the Eddy Hill , Inc . proposed subdivision into two parcels duly
closed at 8 : 33 p . m .
PUBLIC HEARING : CONSIDERATION OF SITE PLAN APPROVAL FOR A PROPOSED MODIFIED
SITE PLAN FOR COLLEGEVIEW MOBILE HOME PARK , LOCATED IN A MOBILE HOME PARK
DISTRICT ON SEVEN MILE DRIVE , ON TOWN OF ITHACA TAX PARCEL N0 , 6 - 33 - 2 - 2 AND
ON A PORTION OF PARCEL NO . 6 - 33 - 2 - 1 . 1 . PAUL JACOBS , OWNER .
Chairman May declared the Public Hearing in the above - noted matter duly
opened at 8 : 34 p . m . and read aloud from the Notice of Public Hearings as
posted and published and as noted above .
Mr . William Albern addressed the Board and stated that , basically , Mr .
Jacobs is asking that the Board consider a mobile home as a mobile home . Mr .
* Albern offered that mobile homes are made to be mobile , they move from this
site to that site as people change positions and jobs , adding , there are
,single -wide and double -wide mobile homes . Continuing , Mr . Albern stated that
Planning Board - 10 - August 16 , 1988
• the original site plan , which was developed two years ago showed what was
indicated to be some single -wides and some double -wides . Mr . Albern stated
that the owner , during construction , worked with the Tompkins County Health
Department and arranged for an additional septic system to handle the
Tompkins County Code . Mr . Albern commented that the Tompkins County Code has
a different waste criteria for double -wides than it does for single -wides ,
even though a single -wide can have more bedrooms than a double -wide .
Mr . Albern stated that Mr . Jacobs is seeking to have the Town not
differentiate between a double -wide and a single -wide , and as far as the
water and septic systems are concerned , allow the Tompkins County Health
Department to control that facet of the development .
Chairman May noted that this was a Public Hearing and asked if anyone
present wished to speak . No one spoke . Chairman May closed the Public
Hearing at 8 : 36 p . m . and brought the matter back to the Board for discussion .
Robert Miller wondered where trailer No . 14 was located . Mr . Albern
responded that mobile home No . 14 was located just north of what was the
original development , and noted that it was on the mobile home site . Mr .
Albern offered that the typical dimension on a single -wide is 14 ' X 70 ' ,
although they go to 76 feet , adding that a typical dimension on a double -wide
is 26 ' X 48 ' or 26 ' X 50 ' . Chairman May stated he noticed that a single -wide
looks like a trailer , whereas a double -wide really does not .
Town Planner Susan Beeners referred to a letter addressed to Mr . Paul
• Jacobs , from Richard Ewald of the Tompkins County Department of Health ,
dated May 20 , 1988 . [ Letter attached hereto as Exhibit 2 . ] Ms . Beeners
noted that a total of 28 double -wides and four single -wides were approved to
be accommodated with the septic systems in the new portion of the park ,
adding , four double -wides were also approved in the existing park . Ms .
Beeners , directing her question to Mr . Albern , wondered if Mr . Ewald had
given any indication that Mr . Jacobs would be able to have the additional
double -wides in the new park . Mr . Albern responded that he had no formal
indication from Mr . Ewald on that , but noted that the Health Department would
not allow them if they did not meet the septic system requirements . Mr .
Albern again stated that Mr . Jacobs is seeking to have the Town not
differentiate between single and doubles , and let the Health Department
control the septic and water system demands . Ms . Beeners wondered if it
would be possible to have a water metering system installed . Mr . Albern
stated that a meter is planned for the system , but is not in as yet . Mr .
Albern noted that for the Board ' s information the average population in the
park , at the present time , is 1 . 7 people per mobile home . Mr . Albern stated
that Mr . Jacobs is catering to a no - children population , which of course puts
less demand on septic systems .
Robert Miller wondered if the double -wides would be owned by Mr . Jacobs ,
and leased out , or do the people bring them in . Mr . Albern responded that
people are purchasing the mobile homes and placing them on the lot , adding
that the lot is leased from Mr . Jacobs .
Ms . Beeners noted it had been requested by a tenant in No . 15 , as well
leas by Mr . Jacobs , that the time period for creating the 30 - foot buffer along
Seven Mile Drive be extended from July 1988 until July 1991 . Ms . Beeners
' Planning Board - 11 - August 16 , 1988
• stated that it should also be noted that the number of homes in the existing
park has been reduced to 20 . Mr . Albern offered that mobile home No . 15 does
not itself encroach on the buffer zone , commenting , there is a little porch
addition to No . 15 which is the encroachment .
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 . Robert Kenerson , seconded by Mrs . Carolyn Grigorov :
WHEREAS :
1 . This action is the Consideration of Site Plan Approval for a proposed
revised site plan for College View Park , located in a Mobile Home Park
District on Seven Mile Drive , on Town of Ithaca Tax Parcel No . 6 - 33 - 2 - 2
and on a portion of Parcel No . 6 - 33 - 2 - 1 . 2 .
2 . This is a Type I action for which the Town Board , acting as Lead Agency
for environmental review with respect to the rezoning and overall
development of the Park , made , on March 1 , 1987 , a negative
determination of environmental significance , based on the mitigating
measures included in that action . The Town of Ithaca Planning Board is
acting as Lead Agency for environmental review of the revised site plan .
The Tompkins County Health Department is an involved agency which is
being informed of this action .
3 . The Town Planner has recommended that a negative determination of
environmental significance be made for the proposed revisions to the
site plan .
THEREFORE , IT IS RESOLVED :
That the Town of Ithaca Planning Board , acting as Lead Agency for
environmental review , make and hereby does make a negative determination of
environmental significance for this action .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Klein , Kenerson , Miller .
Nay - None .
The MOTION was declared to be carried unanimously .
At this time , David Klein asked about the garages . Mr . Albern stated
that there were two garages in the original drawings . Mr . Albern stated
that , basically , the garages are a little bit of a problem , adding that the
garages became feasible because of the double - wides , in lieu of the
single -wides , because the double -wides are shorter and take less space . Mr .
Albern commented that there is room for garages on the larger lots . Mr .
Albern noted that the irony of the situation is that the garage is being
built by the owner of the mobile home , not by the park , commenting , the
• mobile home owner who has a mobile home is building a permanent piece of
property on land he does not own .
Planning Board - 12 - August 16 , 1988
• MOTION by Mr . Robert Miller , seconded by Mr . James Baker :
WHEREAS :
1 . This action is the Consideration of Site Plan Approval for a proposed
revised site plan for College View Park , located in a Mobile Home Park
District on Seven Mile Drive , on Town of Ithaca Tax Parcel No . 6 - 33 - 2 - 2
and on a portion of Parcel No . 6 - 33 - 2 - 1 . 2 .
2 . This is a Type I action for which the Planning Board , on August 16 ,
1988 , made a negative determination of environmental significance .
3 . The Planning Board , at Public Hearing on August 16 , 1988 , has reviewed
the revised site plan and other submissions .
THEREFORE , IT IS RESOLVED :
That the Town of Ithaca Planning Board grant and hereby does
grantapproval to the revised site plan as proposed , with such approval
including the following :
a . A mixture of single - or double - wide homes will be permitted in the Park ,
to permit up to a total of 28 doublewides and 4 singlewides in the new
Park , with the water consumption and sewage disposal aspects to be
regulated by the Tompkins County Health Department , and with the
replacement of existing singlewides in the original Park with additional
doublewides to be subject to the approval of the Tompkins County Health
Department as well as by any existing or additional requirements that
may be imposed by the Town of Ithaca .
b . Installation of a water metering system for use by the Park developer ,
the Tompkins County Health Department , and the Town of Ithaca in the
measurement and regulation of water consumption shall be completed prior
to the completion of Phase II .
c . The . time limit for relocation of the mobile home on Lot 15 to create a
30 - foot buffer shall be extended from July 1988 to July 1991 .
d . The location of Lot 14 , as shown on the revised plan of the existing
Park , is hereby approved .
e . The seven new garages shown on the revised site plan are hereby
approved .
f . A minimum distance of 10 feet shall be maintained between all new homes
to be sited .
g . Landscaping in the buffer area along Seven Mile Drive shall be replaced
prior to October 31 , 1988 .
There being no further discussion , the Chair called for a vote .
• Aye - May , Baker , Grigorov , Klein , Kenerson , Miller .
Nay - None .
Planning Board - 13 - August 16 , 1988
• The MOTION was declared to be carried unanimously .
Chairman May declared the Consideration of Revised Site Plan Approval
for Collegeview Mobile Home Park duly closed at 8 : 54 p . m .
PUBLIC HEARING : CONSIDERATION OF SUBDIVISION APPROVAL FOR THE PROPOSED
CLUSTERED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO . 6 - 22 - 1 - 1 . 2 , 19 . 2 ±
ACRES TOTAL , LOCATED ON DUBOIS ROAD OPPOSITE ORCHARD HILL ROAD , RESIDENCE
DISTRICT R- 30 , INTO 11 LOTS PLUS OPEN SPACE FOR TRAIL PURPOSES , WITH SUCH
LOTS RANGING FROM 30 , 000 TO 105 , 000 SQUARE FEET AND BEING FOR THE PURPOSE OF
CONSTRUCTING DETACHED SINGLE FAMILY HOMES , KEN POYER , APPLICANT .
Chairman May declared the Public Hearing in the above - noted matter duly
opened at 8 : 55 p . m . and read aloud from the Notice of Public Hearings as
posted and published and as noted above .
Mr . Peter Trowbridge , Landscape Architect for the project , addressed the
Board and appended maps to the bulletin board .
Mr . Trowbridge stated that Mr . Poyer is a local builder , and is looking
at this particular parcel as a location that he might begin to build houses ,
perhaps later this year . Mr . Trowbridge stated that there are ten lots
grouped around a cul de sac , with the eleventh lot quite large . Mr .
Trowbridge noted that all of the lots are larger than the minimum 30 , 000 sq .
feet requirment , some being much larger , up to almost 2 - 1 / 2 acres . Mr .
Trowbridge stated that Mr . Poyer is looking at a series of high quality homes
• on a short 600 - foot cul de sac , relatively private , family - oriented
affordable housing . Mr . Trowbridge offered that the project is relatively
small as projects go . Mr . Trowbridge noted that there are natural buffers
that exist both on the north and the south side of the proposed cul de sac ,
against the Jewell and the Jordan properties . Mr . Trowbridge said that the
utility and site improvements have been reviewed with the Town Engineer , and
NYSEG . Mr . Trowbridge commented that there is a 100 ' NYSEG right -of -way that
cuts through the parcel . Mr . Trowbridge stated that the additional run-off
is easily accommodated in the roadside ditch and 30 " culvert that passes
under DuBois Road , Mr . Trowbridge offered that this is a project that is
very consistent with the surrounding neighborhood .
Mr . Poyer stated that the lots would be at least one acre lots . Mr .
Poyer stated that he is a builder / developer and would be constructing the
houses , adding that it would be 2 - 3 years before the project was completed .
Chairman May noted that this was a Public Hearing and asked if there
were anyone from the public who had any comments or questions .
Town Board Member Patricia Leary spoke from the floor and asked if Mr .
Poyer could be more specific as to what is meant by affordable . Mr . Poyer
responded that he had not really put a figure on it , but was looking at the
$ 150 , 000 . 00 range .
Ray Small of 214 Snyder Hill Road spoke from the floor and stated that
he owns a piece of property on the corner of DuBois Road and Orchard Hill
Road . Mr . Small wondered if the $ 150 , 000 . 00 was for a house or a lot . Mr .
Trowbridge answered that that price would be for a combined total .
Planning Board - 14 - August 16 , 1988
There appearing to be no one else from the public who wished to speak to
this matter , Chairman May closed the Public Hearing at 9 : 01 p . m . and brought
the matter back to the Board for discussion .
Robert Kenerson wondered if the proposed development would hook up to
the sewer line that is being run up DuBois Road , with Mr . Trowbridge
responding , yes . Mr . Trowbridge offered that the water is at DuBois Road and
there is a manhole just north , directly adjacent to Mr . Jordan ' s driveway ,
and noted that the sewer would be connected to that manhole .
David Klein wondered if this were really a clustered subdivision . Town
Planner Susan Beeners noted that she saw it as meeting the requirements for a
clustered subdivision , noting that there were a number of unusual things
about the property , which Ms . Beeners thought made it suitable to consider it
that way , even thought it is large lot conventional lot development . Ms .
Beeners noted that , as far as cluster is concerned , there is a drawback as
far as use for Town road development of the right - of - way shown in the
southern part . Mr . Beeners mentioned that , while Lot # 11 , as proposed in the
alternate scheme to clustered plat , under no circumstances would it have
enough frontage to qualify , as it only has 121 feet of frontage and would
never be able to qualify as a conventional building lot . Ms . Beeners offered
that it was proposed that a good amount of open space , including existing
vegetation , be proposed , because the lots are very generous for the zoning
that is permitted . Ms . Beeners stated that she had recommended that two
schemes be submitted , one showing a conventional scheme , and the other
showing what could be done if there were certain waivers of some zoning
• requirments under cluster . Mr . Trowbridge stated that , unlike other cluster
plans that the Planning Board might have considered , the proposed development
is a fairly traditional looking cul de sac .
David Klein wondered about the intent concerning the right - of -way access
that borders the Bacon property . Mr . Trowbridge responded that there is a
right -of - way that abuts the Bacon property that currently exists , adding ,
that was done prior to any involvement by Mr . Poyer , Mr . Trowbridge stated
that he thought the concern was that Lot # 11 and the right - of-way are so
close to the Orchard Hill intersection that neither one of them would
probably " be acceptable as road cuts . Mr . Poyer stated that he , personally ,
would build a house on Lot # 11 for his family .
David Klein commented that lots that are that deep are not , in a sense ,
all that usable . Mr . Trowbridge , commenting on the large lot , stated that
the 100 - foot NYSEG right - of -way cuts off the back of that lot , and
effectively , that lot is much shorter than it appears .
Robert Kenerson wondered about the length of the cul de sac . Mr .
Trowbridge responded that it was just a little over 600 feet .
Ms . Beeners noted that the Board received the aerial photo showing the
Poyer property in relation to other properties , adding that the Planning
Board may require the provision for access into adjacent lands that have not
been currently subdivided . Ms . Beeners suggested that a 60 - foot right - of -way
Wfheor possible future road extension be brought off the cul de sac , roughly in
vicinity of the Page and Gombas boundary . Mr . Trowbridge stated that , at
this point , it is a concern of the developer about providing that future
Planning Board - 15 - August 16 , 1988
• reservation and the ambiguity it suggests for the proposed development . Mr .
Poyer commented that Lots 7 , 8 , 9 , and 10 would be hurt , as there would be
more traffic generated .
Chairman May stated that he had a concern with looking at the proposal
as cluster , and commented that he felt a site plan was needed . Ms . Beeners
responded that the Board can require additional information on a final plat ,
as far as building set - backs and statements from the applicant , and as far as
what types of buildings are going to be constructed . Mr . Trowbridge remarked
that a conventional subdivision , even with the waiver of set -backs from
Orchard Hill Road , the price of houses would have to go up enormously because
the infrastructure costs would be 2 - 1 / 2 times more , commenting that the
wisdom of the cluster is to allow Lot # 11 to stay as it is configured and
shown .
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 Mrs . Carolyn Grigorov , seconded by Mr . Robert Miller :
WHEREAS :
1 . This action is the consideration of Subdivision Approval for the
proposed clustered subdivision of Town of Ithaca Tax Parcel No .
6 - 22 - 1 - 1 . 2 , 19 . 2 ± acres total , located on DuBois Road opposite Orchard
• Hill Road , Residence District R- 30 , into 11 lots plus open space for
trail purposes , with such lots ranging from 30 , 000 to 105 , 000 square
feet and being for the purpose of constructing detached single family
homes .
2 . This is an Unlisted action for which the Planning Board has been
legislatively determined to act as Lead Agency for environmental review .
The Tompkins County Planning Department is a potentially involved agency
which is being notified of this action .
3 . The Town Planner has recommended a negative determination of
environmental significance for this action as proposed .
THEREFORE , IT IS RESOLVED :
That the Planning Board , acting as Lead Agency in the environmental
review of this Unlisted action , make and hereby does make a negative
determination of environmental significance .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Klein , Kenerson , Miller .
Nay - None .
The MOTION was declared to be carried unanimously .
• MOTION by Mr . Robert Kenerson , seconded by Mr . James Baker :
WHEREAS
Planning Board - 16 - August 16 , 1988
• 1 . This action is the consideration of Subdivision Approval for the
proposed clustered subdivision of Town of Ithaca Tax Parcel No .
6 - 22 - 1 - 1 . 2 , 19 . 2 ± acres total , located on DuBois Road opposite Orchard
Hill Road , Residence District R - 30 , into 11 lots plus open space for
trail purposes , with such lots ranging from 30 , 000 to 105 , 000 square
feet and being for the purpose of constructing detached single family
homes .
2 . This is an Unlisted action for which the Planning Board , acting as Lead
Agency for environmental review , has , on August 16 , 1988 , made a
negative determination of environmental significance .
3 . The Planning Board , at Public Hearing on August 16 , 1988 , has reviewed
the application materials for this proposal , which include the following
plats :
" Scheme One : Proposed Subdivision Plan for Ken Poyer ,
Ithaca , New York , by Trowbridge -Trowbridge , Landscape
Architects . "
" Scheme Two : Poyer Subdivision " , by Trowbridge - Trowbridge ,
Landscape Architects , dated July 5 , 1988s
THEREFORE , IT IS RESOLVED :
• 1 . That the Planning Board waive and hereby does waive certain requirements
for Preliminary Subdivision Approval , having determined from the
materials presented that such waiver will result in neither a
significant alteration of the purpose of subdivision control nor the
policies enunciated or implied by the Town Board .
2 . That the Planning Board grant and hereby does grant Preliminary
Subdivision Approval to the subdivision as herein proposed as " Scheme
Two " , being the proposed clustered subdivision of Town of Ithaca Tax
Parcel No . 6 - 22 - 1 - 1 . 2 into 11 lots plus open space for trail purposes ,
with the following conditions :
a . The provision of a 20 - foot -wide right of way within which the
developer shall construct a trail with a minimum width of 8 feet ,
the specifications for which shall be subject to the approval of
the Town Engineer , which trail shall intersect with DuBois Road
within the southerly frontage of the subject lands on DuBois Road ,
and which trail shall extend to the northwesternmost corner of the
subject lands , and with the construction of said trail to be
completed prior to the issuance of more than four ( 4 ) certificates
of compliance for buildings on the subject lots , except as such
timeframe for construction might " be further modified by the
Planning Board .
b . The approval of the proposed roads and open space by the Town
Board .
Planning Board - 17 - August 16 , 1988
• c . The approval of a minimum 60 - foot -wide right of way for potential
future road extension to the western edge of the property , in a
location acceptable to the Town Engineer .
d . The provision of an easement for potential future sewer main
extension shall be made within the above -mentioned future road
right of way .
e . The provision of deed restrictions in a form suitable to the Town
Attorney specifying that lots shall not be further subdivided .
f . The access drive to proposed Lot # 11 is to be shown on the final
plat .
There being no further discussion , the Chair called for a vote .
Aye - Baker , Grigorov , Klein , Kenerson , Miller .
Nay - May .
The MOTION was declared to be carried .
PUBLIC HEARING : CONSIDERATION OF SITE PLAN APPROVAL FOR THE PROPOSED " IDES
BOWLING LANES REDEVELOPMENT " , PROPOSED TO BE LOCATED IN A BUSINESS " C "
DISTRICT ON JUDD FALLS ROAD AND MITCHELL STREET ON TOWN OF ITHACA TAX PARCELS
NO . 6 - 62 - 1 - 1 , - 2 . 1 , - 2 . 2 , and 3 . 2 , AND PROPOSED TO CONSIST OF 36 , 900 ± SQUARE
iFEET OF NEW RETAIL AND OFFICE SPACE IN A PROPOSED ADDITION TO THE EXISTING
IDES BOWLING LANES BUILDING AND IN A PROPOSED NEW BUILDING . SCOTT AND SUE
HAMILTON , OWNERS / APPLICANTS .
Chairman May declared the Public Hearing in the above - noted matter duly
opened at 9 : 56 p . m . and read aloud from the Notice of Public Hearings as
posted and published and as noted above .
Mr . George Hascup , Architect for the project , addressed the Board and
appended maps to the bulletin board .
Mr . Hascup briefly outlined the scope of the project .
Mr . Hascup stated that the Hamiltons are very much interested in
building a quality development . Mr . Hascup stated that the developers are
proposing a frontal building on the Judd Falls roadside that would cover up
the existing facade of Ides Lanes , and noted that the general strategy is to
place a major focus of parking at the center of the site , thereby removing a
lot of the parking from the perimeter . Mr . Hascup stated that there would be
a new commercial office building on the Mitchell Street side , adding that the
building would screen the property from the parking .
Chairman May noted that this was a Public Hearing and asked if anyone
present wished to speak . No one spoke . Chairman May closed the Public
Hearing at 9 : 59 p . m . and brought the matter back to the Board for discussion .
Chairman May stated that he felt the biggest concern the Board has , at
the moment , is traffic . Assistant Town Planner George Frantz noted that the
traffic capacity on Judd Falls Road , at the present time , is ± 850 . Carolyn
Planning Board - 18 - August 16 , 1988
Grigorov asked about the Cornell Quarters traffic impact . Mr . Frantz
responded that the impact of Cornell Quarters on the intersection was
relatively small , adding that much of the traffic was to the west on Maple
Avenue , Mrs . Grigorov wondered about the impact if the realignment of Pine
Tree Road ever took place . Mr . Frantz answered that he did not see subject
project having any impact on that , adding , if that alignment were to ever
come about it would be a significant improvement to the Judd Falls Road area
simply because it would take all the thru traffic off Judd Falls Road . Mr .
Frantz noted that vehicles going from Route 79 to Route 366 and beyond , or
from Route 366 to Route 79 would be removed from the area . Mr . Frantz noted
that the present rate of traffic is 13 , 000 vehicles per day . Mr . Hascup
stated that when he was doing a review of the traffic impact on subject
project he spoke with several local engineers and planners , and one of them
was Larry Fabbroni , P . E . Mr . Hascup stated that Mr . Fabbroni was familiar
with the intersection and familiar with some of the traffic counts that had
been done , and his comments were that it was very difficult to say - this
road has such and such a capacity , because it is an interpretive thing with
respect to widths of shoulders and widths of lanes , etc . Mr . Hascup added
that Mr . Fabbroni felt , actually , the capacity of that road was very similar
to a two - lane section of Triphammer Road , which is right now , carrying 14 , 000
vehicles per day . Mr . Hascup commented that he had a discussion with Mr .
Frantz , and noted that in using the 13 , 000 vehicles per day , he did not feel
that it was at capacity , at this point , in terms of design with the NYS Dept .
of Transportation standards . Mr . Frantz commented that he had consulted with
the Tompkins County Planning Department , and they are not sure what the exact
icapacity is , and they are concerned about potential congestion , but they were
not ready to say that subject project was going to overload the road system
in the area .
Town Planner Susan Beeners stated that it is in process , as new tools
are gained , especially with the Richardson Transportation Study , the design
of a north / south series of connectors , noting that there will be more effort
put into that , especially when there is the computer modeling system ,
commenting that there have been discussions with people at Cornell , the
County , and the Town , which indicate that there should be some giant master
plan done for the entire east Ithaca area , going up into the northeast , with
a Phase I development being the connection between Summerhill Road and Route
366 . Ms . Beeners offered that with respect to the proposed project it is
recommended that the pedestrian safety along Mitchell Street be looked at as
an immediate need , because of the Cornell Quarters population increase ,
proposed development , and with respect to any other new commercial
development that might occur at East Hill - Plaza . Ms . Beeners stated that
there were discussions with the applicant , Mr . Hamilton , and an agreement was
reached that Mr . Hamilton would contribute , based on a fair share of the
existing commercial and office space in the East Hill Plaza business zone , a
fair share toward the completion of a sidewalk , for which there has already
been a substantial contribution from Cornell .
Robert Kenerson asked about the apartment complex , with Mr . Hascup
responding , at this point , that is not a viable consideration .
Ms . Beeners stated that this is a Type I action , as there is parking for
over 100 cars .
Planning Board - 19 - August 16 , 1988
Mr . Hascup offered that the new office building is a two - story building ,
slab on grade , approximately 24 feet in height .
Ms . Beeners commented that the Courtside parking revisions would have to
be approved by the Hamiltons , and added that there is a control there , as far
as the parking spaces shown on the site . Mr . Frantz noted that the
provisions of the mortgage for Courtside state that the Hamiltons have the
right to those 20 parking spaces in front of Courtside . Ms . Beeners stated
that there had been some discussion regarding possible non - conforming use
alterations , and whether it would have to go to the Zoning Board of Appeals .
Ms . Beeners had discussed the issue with Attorney Barney , and noted that it
was Attorney Barney ' s interpretation that it would be , essentially , an
improvement of an existing non - conforming use along Judd Falls Road , e . g .
there would be a landscape buffer created , an actual reduction in parking at
the front , some organization of the parking situation on the north side of
the building , and an interior property line between Marine Midland and Ides ,
adding , all the above , basically , represent improvements and should not be
interpreted as requiring a ZBA authorization .
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 . Robert Miller , seconded by Mr . James Baker :
WHEREAS :
• 1 . This action is the Consideration of Site Plan Approval for the proposed
" Ide ' s Bowling Lanes Redevelopment " , proposed to be located in a
Business " C " District on Judd Falls Road and Mitchell Street , Town of
Ithaca Tax Parcels No . 6 - 62 - 1 - 1 , - 2 . 1 , - 2 . 2 , and - 3 . 2 , and proposed to
consist of 36 , 900 ± square feet of new retail and office space in a
proposed addition to the existing Ide ' s Bowling Lanes building and in a
proposed new building .
2 . This is a Type I action for which the Town of Ithaca Planning Board is
legislatively determined to act as Lead Agency for environmental review .
The Tompkins County Planning Department is an involved agency in
coordinated review .
3 . The Town Planning Department has recommended a negative determination of
environmental significance for this action , subject to the mitigating
measures which are included in this action .
THEREFORE , IT IS RESOLVED :
That the Planning Board , acting as Lead Agency in coordinated review ,
make and hereby does make a negative determination of environmental
significance .
There being no further discussion , the Chair called for a vote .
• Aye - May , Baker , Grigorov , Klein , Kenerson , Miller .
Nay - None .
Planning Board - 20 - August 16 , 1988
• The MOTION was declared to be carried unanimously .
MOTION by Mr . David Klein , seconded by Mr . Robert Kenerson :
WHEREAS :
1 . This action is the Consideration of Site Plan Approval for the proposed
" Ide ' s Bowling Lanes Redevelopment " , proposed to be located in a
Business " C " District on Judd Falls Road and Mitchell Street , Town of
Ithaca Tax Parcels No . 6 - 62 - 1 - 1 , - 2 . 1 , - 2 . 2 , and - 3 . 2 , and proposed to
consist of 36 , 900 ± square feet of new retail and office space in a
proposed addition to the existing Ide ' s Bowling Lanes building and in a
proposed new building .
2 . This is a Type I action for which the Town of Ithaca Planning Board ,
acting as Lead Agency for environmental review , has , on August 16 , 1988 ,
made a negative determination of environmental significance .
3 . The Planning Board , at Public Hearing on August 16 , 1988 , has reviewed
the site plan and application materials for this submission .
4 . The developer has agreed to contribute a fair share , based on the
proportion of the proposed new development to the total square footage
of commercial and office space in the East Hill Commercial District ,
toward the cost of construction of a sidewalk along Mitchell Street from
• the Town / City line to the western edge of the westernmost driveway into
the Ide ' s development .
THEREFORE , IT IS RESOLVED :
That the Planning Board grant and hereby does grant Final Site Plan
Approval to " Ide ' s Bowling Lanes Redevelopment " as proposed , subject to the
following conditions :
1 . That final plans for stormwater detention be subject to approval by the
Town Engineer , and that final landscape plans be subject to approval by
the Town Planner ,
2 . That adequate walkways , signage , and other pedestrian improvements , be
made from the eastern edge of the westernmost driveway into the Ide ' s
site to the main entrance on Judd Falls Road , the specifications and
locations for which shall be subject to approval by the Town Engineer ,
with such improvements to be constructed prior to the issuance of any
certificates of compliance for the proposed development .
3 . That an agreement be executed between the Town and the developer
implementing the developer ' s offer to contribute a fair share , not to
exceed $ 3 , 000 . 00 , based on the proportion of the proposed new
development to the total square footage of commercial and office space
in the East Hill Commercial District , and other factors , toward the cost
of construction of a sidewalk along Mitchell Street from the Town / City
• line to the western edge of the westernmost driveway into the Ide ' s
development , under terms mutually acceptable to the developer and the
Town .
1 1
Planning Board - 21 - August 16 , 1988
• 4 . That , in the event that traffic improvements to Judd Falls Road ,
Mitchell Street , Pine Tree Road , and Ellis Hollow Road within 1 , 000 feet
of the Judd Falls Road /Mitchell Street / Ellis Hollow Road intersection
become necessary , and , in the event that a Special Assessment District
or other mechanism is established to require the participation of area
traffic generators in funding such improvements in the vicinity of the
intersection , the developer shall cooperate with the Town of Ithaca and
Tompkins County in making such improvements .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Klein , Kenerson , Miller .
Nay - None .
The MOTION was declared to be carried unanimously .
Chairman May declared the matter of the Consideration of Site Plan
Approval for the proposed " Ides Bowling Lanes Redevelopment " duly closed at
10 : 34 p . m .
DISCUSSION OF REQUEST FOR PROPOSALS FOR PLANNING CONSULTANT
Ms . Beeners stated that the purpose of the RFP is to consider engaging a
consultant for general recommendations .
Ms . Beeners stated that the consultant would have to be in close
* Sub -Committee
contact , not only with staff , but also with the Planning Board , and a
that would include members of the public . Ms . Beeners stated
that the Planning Board was very important in overseeing the issue , adding
that she expected that herself and Assistant Town Planner George Frantz would
be able to comment as to what they thought was important .
David Klein referred to the RFP draft - BACKGROUND , Recent Community
Issues , Page 1 , Paragraph b . " Desire for compatibility of residential land
uses , particularly with respect to balancing the need for protection of the
character of established , mainly single - family neighborhoods , with the need
for additional housing opportunities for low and moderate income residents .
This has been a particular concern of residents of neighborhoods near Cornell
University and Ithaca College . " Mr . Klein commented that one may want to be
more specific that conflicts have been encountered between single - family
owner - occupied neighborhoods and student housing , adding that opportunities
for low and moderate income residents have been mentioned , but student
housing has not been mentioned . Ms . Beeners responded that she really did
not want to blame the students when there is still the need for moderate
income housing . Mr . Klein remarked that he did not mean that , but meant in
addition to that . Chairman May stated that it probably was just as well to
say student , because there is a perception of a lot people that all student
housing is bad .
Mr . Klein commented on the timetable for the work being done in one or
two months . Mr . Klein offered that Ms . Beeners may want to ask , as part of
• the consultant ' s submittal , a proposed schedule for his work . Ms . Beeners
agreed with Mr . Klein .
Planning Board - 22 - August 16 , 1988
Ms . Beeners stated that representatives from GINA would be present at
• the Town Board meeting on August 29 , 1988 , and would be voicing their
concerns about development . Ms . Beeners stated that she would like to say ,
yes , the Planning Board had looked at the RFP , and discussed the basic intent
of the Preliminary RFP , Robert Kenerson stated that he did not see how the
Planning Board could recommend any dollar amounts , except to limit the
instructions to whoever is bidding on the overview to take a look at the
planning process , and things that should be done to proceed to improve . Mr .
Klein offered that the consultant should provide a schedule and fee basis so
that there would ' be some idea of what the range is .
Town Board member Patricia Leary clarified Ms . Beeners ' statement on the
working group . Ms . Leary stated that the intent , at the Town Board meeting ,
was that it would be a combination of representatives from the Planning
Board , Town Board , ZBA , and community groups .
Robert Kenerson offered that , since the proposal has been made and acted
upon by the Town Board , he suggests that Ms . Beeners communicate to the Town
Board that it be advertised for people to give an opinion within the outline
that has been prepared , and an estimate of both time and fees be submitted .
Ms . Beeners wondered about a timetable . David Klein offered that it
should be stated that it is the desire of the Town to have a consultant
perform the work which has been identified within two months , and then let
the consultant respond whether he thinks that is a possible request .
At this time , Mr . Frantz commented on the Comprehensive Plan meeting
held at Ithaca College on August 2 , 1988 . Mr . Frantz asked for a resolution
from the Planning Board expressing their appreciation to Ithaca College .
MOTION by Chairman Montgomery May , seconded by Mr . Robert Kenerson :
WHEREAS , on the evening of August 2 , 1988 , Ithaca College provided to the
Town of Ithaca Planning Board the facilities of the Emerson Suites of
Phillips Hall as the site for its meeting and public hearings , and
WHEREAS , the staff of Ithaca College provided substantial assistance and
technical support to the staff of the Town of Ithaca prior to , during , and
subsequent to said meeting , and
WHEREAS , the Town of Ithaca Planning Board wishes to express to Ithaca
College its appreciation of and gratitude for the service graciously given by
the College to the Town of Ithaca and its residents through the provision of
these facilities , and
WHEREAS , the Town of Ithaca Planning Board wishes to commend the staff of the
Egbert Union / Phillips Hall Campus Center for its prompt , efficient , and
courteous assistance to the Town of Ithaca staff and to the members of the
Planning Board ;
• NOW , THEREFORE , BE IT RESOLVED , that the Town of Ithaca Planning Board
express and hereby does express to Ithaca College its appreciation of and
gratitude for the kind and gracious service given by the College to the
Planning Board - 23 - August 16 , 1988
• Planning Board and the residents of the Town of Ithaca on the evening of
August 2 , 1988 , and further
BE IT RESOLVED , that the ` Town of Ithaca Planning Board commend and hereby
does commend the staff of the Campus Center for its prompt , efficient , and
courteous assistance to the Town of Ithaca staff and to the members of the
Planning Board .
There being no further discussion , the Chair called for a vote .
Aye - Chairman May , James Baker , Carolyn Grigorov , David Klein , Robert
Kenerson , Robert Miller .
Nay - None .
The MOTION was declared to be carried unanimously .
ADJOURNMENT
Upon Motion , Chairman May declared the August 16 , 1988 , meeting of the
Town of Ithaca Planning Board duly adjourned at 11 : 05 p . m .
Respectfully submitted ,
• Mary Bryant , Recording Secretary ,
Nancy M . Fuller , Secretary ,
Town of Ithaca Planning Board .
•
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EXHIBIT 1
a
r� • o
TOMPMNS COUNTY DEPARTMENT OF HEAT TH
SUZANNE R . STOPEN, R . N., M . P. S . Environmental Health Division
Public Health Director 401 Harris B. Dates Drive
May 20 , 10E9 Ithaca, Now York 14850- 1386
Mr . Paul Jacobs 607.2734275
136 Seven Mile Drive
Ithaca . New York 14850
Re : Sewage S •; steas at
Collegeview Mobile Home Park
Dear Mr . Jacobs :
The sewage systems serving the expansion section of Collegeview Mobile Home
Fark were built larger than desigrea to accommodate the placement of mere double
wide pre - manufactured homes in the park than the approved plans allowed .
A brief summary of each is as follows :
1 . The lower the field has been built with 22- 100 feet laterals for a total of
2200 linear feet instead of the planned 15.20 linear feet . This . increase in
design flow can accommodate 14 double wide homes and 3 single wide homes
instead of the original 14 single wide homes and 3 double wides .
2 . The upper the fields , currently half installed , « ill , whey, completed ,
• consist of c fields each with 10 laterals of 100 feet for a total of 2000
linear feet . Original design plans called for a total of 1600 linear feet .
This increase in size will accommodate 14 double wides and one single wide
instead of the planned 13 single wides and 2 double wides .
However , you must consult your engineer to verify and inform us - of such
verification that enouch area exists for replacement of the sewage systems at the
same size the original systems were installed . Without this verification , we
would be forced to downsize our approval conditions of the park .
These figures are based on 2 feet wide laterals , a sewage application rate of
1 . 1 gallons per day per square foot , and on New York State Department of
Environmental Conservation guidelines of flow rates of 200 gallons per day ( gpd )
per single wide unit and 300 gpd per. double wide unit .
On such a design flow basis , your plan to replace four single wide units with
four small two bedroom double wide units in the existing , older section of the
park will not exceed the design flow of the recently replaced sewage system - - -
serving that section .
EXHIBIT 2
Mr . Paul Jacobs
Page 2 , Mav 20 , 1988
I recommend you obtain verification of encueh area to replace the systems
from your engineer immediately to avoid any future : nccnveniences .
Please call me if you have any questions .
Sincerely ,
Richard Ewald
Public Health Sanitarian
RE / cb
cc : William Albern , HC Yu Associates
Andrew Frost , Ithaca Town Zoning Officer
a
' r
EXHIBIT 2
AFFMAV17 CW P'UALpCA71ON
TOWN OF ITHACA . r . i
THE
PLAN' NING� BOARD NOTICE OF - G' osed '1desI_Bowlmgd6nes 1
�� � � � JOURNAL
PUBLIC HEARINGS, TUESDAY bedevelopment „ proposed to
AUGUST 16, 1988 be located ,iri a ' Business "C" `
B .direction of the Chairman - ', District on Judd Falls Road and
of the Planning Board, NOTICE- ^iche' W; Str6et • oin ',.Town of
Ithalicca Taz'Paicel1 2- "6-62- 1 -
IS HeaEngs wEBY GlVbe heldthat
by bhe', 1 , ''-2: 1 ;`-2. 2jand 3. 2,'and pro-
Planning Board of the Town of : Posed .. to ::con-silt- of.. 36,900
AHZIr � p� Ius/minus ^square; ,. feet of
I f Iti lark, h,.>3 :Tkms r $w: Ithaca on Tuesday, August 16, > . new retaiI 'ond office`s ace in
1988, in Town Hall, 126 East . P
Seneca Street, Ithaca, N. Y. , at I. ,
a ro osed `ciddition ; to ' the
the followingtimes and on the existin Ides Bowling ; Lanes
Ga > _ Su lens bein duly' SWOM, dv� ses followin mtters: Budding and in "a ;proposed '
_ . ..__._. .. .. .... .._ . ... . . . . . . _ .. . . . . . S _ g ` • :. -- -new:.building Scott�and`Sue
7:30 P.M: Consideration ofd , Hamilton;ovv6ers/ap liconts.
Report to the Zoning Board of : ""Said 'Plamiing :Board vW1 at
and S& YS , that he resides in Ithalrs, County and mate aforesaid and Appeals with respect to a . re said time and said lace hear
quest . for Special 'Appproval, ; 1: P
pursuant to Article V, Section , Il persons; in support, of such
that he is c l e r_c _ 18, Paragraph 4, of the Town: : mutters'or objections thereto.
J »..... .._.... .. .. Persons may ap ear agent
of ' Ithaca Zoning "Ordinance; P
or in person 2 L
for 'the propose construction t clean H Swartwood
of of . new electric substation; r+
T� ITSAC.A. oIM' -NA :. 8 public nev,-spaper printed d published related equipment, and two 4 Town Clerk
new : service lines - • near -- the { 2731721
August 11 1988 4� z. .
Nit
� Ithaca aforesaid, ani✓ � existing ' NYSEG East Ithaca __�
�+, th5 . 8 Dotltx, of which the snrlCxed is a true Substation . north of Maple '
Avenue on Town of Ithaca Tax
Parcel No. . 6-63- 1 - 11 . Cornell t
copy, was published in said papm- _ university, applicant/owner; #
Henry E. Doney; Utilities - De-
partment;
tilities De-partment; agent. :'
.i
7:45 P.M. Consideration of Fi-. '.i
-•—• - nal Subdivision Approval-. for
the proposed subdivision -
of -'{
— Town of- Ithoco Tax Parcel No.
.... . _.`. ... ....... .. . ... ...... . »... 6-44-1 -4. 31 , located on East 1
King Road, -Multiple Resi=; i
dente bistnct, into two parcels I
and that the first publication Of said notice was on the .. . . _.__.. _ of 23. 1 plus/minus acres and
4. 8 plus/minus acres each,
&V of and further, Consideraton of
»._._.. .. .. _.-.... Ig>ri Final Site Plan and Subdivision
Appproval for Phase I of "But- ,
terfield Cluster Subdivision", 1
»_ cil, such Phase I final plan pro-
. . . ...... ...... .... ._. ...___—. posed to consist of 20 paired
dwelling units, with Phases I
Su bed and SWO to before me, this and II having been granted -
-_--••- -• — — ••--_»_»..._.... ... day Preliminary Site Plan and Sub- -
division Approval by the Plan-
�t ning Board on April 19, 1988 i
19.___.._.... for a total of 48 phased dwell- i
in g units. Phase I 'is proposed
to be . located on a 5. 82 acre
portion of the larger parcel
_.. ». ».._...»__ . .._....................._... .. . .___T.... . . .. proposed to be subdivided
JEAN FORD No J Public, above. Butterfield Associates,
applicarit.� ::. ;:
8:00 P.M. ,Consideration of i
Notary Public, State of New York Subdivision Approval for the
proposed subdivision of Town
No. 4654410 of Ithaca Tax Parcel No. 6-28-
1 -26. 2, located at the corner .
Qualified in Tompkins County of Mecklenburg and West Ho-
ven Roads 184.6 plus minus
Commission expires May 31 , 19 . acres total, into two parcels of 1
175 plus/minus and 9. 6 plus-
/minus acres each. Eddy Hill,
Inc. , owner; R. James Miller, it
Esq. , agent.
8: 15 P.M. Consideration of: 1
Site Plan Approval for a pro-
posed modified site plan for
Collegeview Mobile Home
Park, located in a Mobile
Home Park District on Seven
Mile Drive, on Town of Ithaca
Tax Parcel No. 6-33-2-2 and on
aportion of Parcel No. 6-33-2-
1 . 1 . Paul Jacobs, . owner.
8:35 ' P.M. Consideration of
SubdivisionApproval for the
proposed clustered subdivi-
sion of Town of Ithaca Tax Par-
cel -No. . 6-22- 1 - 1 . 2, 19. 2 plus-
/minus acres total, located on
DuBois Road opposite Orchard
Hill Rood, Residence District R-
30, into 11 lots plus open
space for trail purposes, with
such lots ranging from 30,000 `
to 105,000 square feet and be-
ing "jbr - the purpose of con-
structing detached single fam-
ily homes . Ken Payer , :
Applicant. -
9:00 P. M. Consideration of
Site Plan Approval for the pro-