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HomeMy WebLinkAboutPB Minutes 1990-07-10M V% . • • • TOWN OF ITHACA PLANNING BOARD JULY 10, 1990 FILED TOWN Of ITHACA Datel / �� A AA The Town of Ithaca Planning Board met in regular session on Tuesday, July 10, 1990, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. r PRESENT: Chairperson Carolyn Grigorov, Robert Kenerson, James Baker, William Lesser, Robert Miller, Stephen Smith, Eva Hoffmann, George R. Frantz (Assistant Town Planner), Daniel R. Walker (Town Engineer), John C. Barney (Town Attorney). ALSO PRESENT: Peter Sayet, Roy A. Luft, Donald C. Ball, Louise Mudrak, Christa Bissell, Lee Schafrik, Steve Heslop, Jagat Sharma, Anthony Aloysi, Scott and Sue Hamilton, Martin J. Levenson, Leslie Reizes, Robert Moore. Chairperson Grigorov declared the meeting duly opened at 7:30 P.M. and accepted for the record the Clerk's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on July 2, 1990, and July 5, 1990, respectively, together with the Clerk's Affidavit of Service by Mail of said Notice upon the various neighbors of each of the properties under discussion, as appropriate, upon both the Clerk and the Building Commissioner of the City of Ithaca, upon the Tompkins County Commissioner of Planning, and upon the applicants and /or agents, as appropriate, on July 5, 19900 Chairperson Grigorov read the Fire Exit Regulations to those assembled, as required by the New York State Department of State, Office of Fire Prevention and Control. PUBLIC HEARING. CONSIDERATION OF SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF 3.5+/- ACRES FROM TOWN OF ITHACA TAX PARCEL NO. 6 -24 -5 -10.2, 11.24 + /- ACRES TOTAL AREA, LOCATED ON THE NORTH SIDE OF BUNDY ROAD APPROXIMATELY 1,700 FEET WEST OF ITS INTERSECTION WITH HOPKINS ROAD, AGRICULTURAL DISTRICT. DOUGLAS ADDY, APPLICANT; CAROLYN B. SLAGHT AND L.E. BUNDY, OWNERS. Chairperson Grigorov declared the Public Hearing in the above -noted matter duly opened and read aloud from the Notice of Public Hearings as posted and published and as noted above. Chairperson Grigorov announced that no one was present to appear for the above -noted public hearing. Assistant Town Planner George Frantz stated that he did not receive a complete plat map, which was expected from Attorney Thaler's office. Mr. Frantz said that it was discovered that the plat map provided by Mr. Howard Schlieder shows the parcel to be subdivided off, however, it does not show the entire parent parcel, adding, staff cannot evaluate the impact on the parent parcel as far as zoning unless they know what the metes and bounds are. Mr. Frantz stated that on June 22, 1990 he had written a letter to Attorney Thaler, Agent for Mr. Addy, to submit a revised survey by n r1 LJ • Planning Board -2- July 101 1990 to Attorney Thaler, Agent for Mr. Addy, to submit a revised survey by July 3, 1990 so that the Planning Board could consider it. Mr. Frantz commented that there has been no record of any response. At this point, Chairperson Grigorov noted that this was a Public Hearing and asked if' anyone wished to speak. No one spoke. Chairperson Grigorov closed the Public Hearing and brought the matter back to the Board for discussion. At this time, after a brief discussion, it was the consensus of the Board that the scheduled meeting be adjourned sine die. There appearing to be no further discussion, Chairperson Grigorov asked if anyone were prepared to make a motion. Ir MOTION by Stephen Smith, seconded by James Baker. RESOLVED, by the Town of Ithaca Planning Board, that the Public Hearing in the matter of the Consideration of Subdivision Approval for the two /lot Addy /Slaght subdivision be and hereby is adjourned sine die. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Baker, Lesser, Miller, Smith, Hoffmann. Nay - None. The MOTION was declared to be carried unanimously. Chairperson Grigorov asked if there were any other comments. There being none, Chairperson Grigorov declared the matter of the two -lot Slaght /Bundy subdivision duly adjourned. PUBLIC HEARING. CONSIDERATION OF SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF 17.8 + /- ACRES FROM TOWN OF ITHACA TAX PARCEL. NO. 6 -48 -1 -14.6, 21.9 + /- ACRES TOTAL AREA, LOCATED AT 803 CODDINGTON ROAD (SOUTHEAST CORNER OF CODDINGTON ROAD AND BURNS ROAD), RESIDENCE DISTRICT R -30. JOSEPH AND PAULINE PICHE, OWNERS /APPLICANTS. Chairperson Grigorov declared the Public Hearing in the above -noted matter duly opened and read aloud from the Notice of Public Hearings as posted and published and as noted above. Christa Bissell, of Dick Wilsen Real Estate, approached the Board and stated that she was before the Board to represent Joseph and Pauline Piche who live in New Hampshire. Ms. Bissell said that Mr. and Mrs. Piche are to break off the house and an approximately four corner of Burns and Coddington Roads, leaving an acre parcel on Burns Road with approximately frontage, seeking permission acre parcel on the approximately 17 500 feet of road Planning Board -3- • Chairperson Grigorov noted that this was asked if anyone present wished to speak. No Grigorov closed the Public Hearing and brought Board for discussion. • July 10, 1990 a Public Hearing and one spoke. Chairperson the matter back to the Chairperson Grigorov stated that the Environmental Review Committee of the Conservation Advisory Council is going to start doing some environmental review of projects, noting that the above project is their first one. Assistant Town Planner George Frantz stated that there were no significant adverse impacts anticipated, adding that no significant habitats or endangered or otherwise significant vegetation or wildlife species or other natural resources are known to exist on the site. Town Engineer Dan Walker stated that the above action is an Unlisted Action and that is why the Short Form is used. Mr. Walker said that a subdivision'is a Type I Action if it has over five lots and requires a Long Environmental Assessment Form, and may be subject to an Environmental Impact Statement if there is enough potential for endangering any special plantings or endangered species, and then more information would have to be provided from the developer as far as environmental assessment. Mr. Walker noted that the Part II preparation by Town staff is a much more involved process. Eva Hoffmann said that perhaps the reason the ERC suggested an inspection by an expert is because they did not know what was going to happen; they did not know if it was going to be a subdivision with perhaps more than five lots. There appearing to be no further discussion, Chairperson Grigorov asked if anyone were prepared to offer a motion. (Adopted Resolutions, "Joseph & Pauline Piche Two -Lot Subdivision ", attached hereto as Exhibit No. 1). Chairperson Grigorov declared the matter of the Joseph and Pauline Piche Two -Lot Subdivision duly closed. PUBLIC HEARING: CONSIDERATION OF SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF 2.33 + /- ACRES FROM TOWN OF ITHACA`TAX PARCEL NO. 6- 23 -1 -16, 3.49 + /- ACRES TOTAL AREA, LOCATED BACKLOT OF 242 DUBOIS ROAD WITH FRONTAGE ON WOOLF LANE, RESIDENCE DISTRICT R -30, STEVEN HESLOP AND P.A. JAMES, OWNERS /APPLICANTS. Chairperson Grigorov declared the Public Hearing above -noted matter duly opened and read aloud from the Public Hearings as posted and published and as noted above. Mr. Heslop appeared before the Board and appended a large the bulletin board. • Mr. Heslop said that he would like to build a of land, adding that there is frontage on Woolf in the Notice of map to house on 2.3 acres Lane. Attorney Planning Board -4 July 10, 1990 • Barney asked Mr. Heslop,,if he had made application to combine the two parcels into one for tax purposes. Mr. Heslop responded that he did not initiate that request; he had received a form in the mail from the County. Mr. Heslop stated that the County explained it was for tax purposes only to combine the parcels and only receive one tax bill. Mr. Heslop said that he signed the form for tax purposes, but the deeds are separate. Attorney Barney stated that the records indicate, on the current tax maps, that the parcel is all shown as one parcel. At this point, Attorney Barney commented that there has been a question raised regarding the frontage of the remaining Parcel "B" on Woolf Lane. Attorneyl,Barney offered that he has had calls from two different surveyors, and, as he understands it, one of the surveyors is indicating to him that the arc does not really intersect Woolf Lane; it is really tangential to Woolf Lane at the corner, adding, if that were the case there would be no frontage on Woolf Lane. Mr. Heslop said that he understood both surveyors agreed there was frontage on Woolf Lane. Attorney Barney wondered if there was some sort of boundary line agreement, with Mr. Heslop replying, yes, that was "this" part right, here. Attorney Barney wondered if that agreement is in existence, and if it was ever recorded. Mr. Heslop responded that he did not know. Chairperson Grigorov noted that this was a Public Hearing and asked if there was anyone from the public who had any comments or questions. Dan McClure, adjacent property owner, addressed the Board and stated that he had checked with the County Clerk and found that there is not a survey on file, and, as far as he could determine, the subdivision map, upon wh''ich he purchased the property, is the only thing that has been filed in the County Clerk's office and is understood to be the existing legal survey of the property at this time. Donald Ball, of 244 DuBois Road, approached the Board and stated that he owns the property on the corner of Woolf Lane and DuBois Road. Mr. Ball offered that he has owned that property since 1948. Mr. Ball gave a brief history of the property. Mr. Ball said that he bought his property as a corner lot, and at that time there were no zoning laws, adding that the zoning laws went into effect in 1954. At that time the proposed road between his lot and the lot north was 50 feet. When the zoning laws went into effect the Zoning Board saw fit to put a minimum ''road width of 60 feet, and shortly after that, Mr. Woolf, who was the original owner of the lot, went before the Zoning Board and asked for a subdivision. That subdivision was approved, and in order for Mr. Woolf to conform to the zoning laws he had to change that road width to 60 feet. In order to change that to 60 feet Mr. Woolf curved the size of the lot to the south, and at the same time it was proposed by the Planning Board that he purchase a • triangular piece of land off the corner of Mr. Ball's lot which would allow him to have th;e 60 -foot driveway. Mr. Heslop purchased that lot in 1984 for the purpose of building a home on that lot. since I Planning Board -5- July 10, 1990 • that time Mr. Ciaschi bought the additional property and, rather than maintain the frontage on Mr. Heslop's lot, Mr. Ciaschi was allowed by the Planning Board to build his road straight, and it precluded the frontage of that lot from being adjacent to the road frontage. Mr. McClure remarked that a point to keep in mind is that the regular subdivision plat was not carried on behind closed doors; it seemed to him that at the time the original boundary agreement was signed it was all out on the table, and Mr. Heslop offered Mr. Ciaschi a small sum of money for that narrow strip of land. Attorney Barney said that the original subdivision map Mr. Ball referred to was never filed as far as he (Attorney Barney) knew, and he was not sure if it was ever approved by the Town Planning Board. At this time, Attorney Barney suggested that it would make the most sense to adjourn this matter long enough for Mr. Heslop, Mr. McClure, Mr. Fulkerson,',Mr. Schlecht, Mr. Walker, Attorney Barney, and maybe Mr. Frantz'; to sit down and thrash out what that proper boundary should be, then come back before the Board. There appearing to be no further discussion, Chairperson Grigorov asked if anyone were prepared to make a motion. MOTION by William Lesser, seconded by James Baker: • RESOLVED, by the Hearing in the matter the proposed Steven until the principals information to further U Town of Ithaca Planning Board, that the Public of Consideration of Subdivision Approval for Heslop subdivision be and hereby is adjourned involved report back to the Board with enlighten the Board on the access issue. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Baker, Lesser, Miller, Smith, Hoffmann. Nay - None. The MOTION was declared to be carried unanimously. Chairperson Grigorov declared the matter of Consideration of Subdivision Approval for the proposed Heslop Subdivision duly adjourned. PUBLIC HEARING. CONSIDERATION OF FINAL SITE PLAN APPROVAL FOR THE PROPOSED EXPANSION OF "IDE'S BOWLING LANES ", LOCATED IN A BUSINESS "C" DISTRICT ON JUDD', FALLS ROAD AT MITCHELL STREET, TOWN OF ITHACA TAX PARCELS NO. 6- 62 -1 -1, -2911 AND -3.2, AND PROPOSED TO CONSIST OF CONVERTING EIGHT BOWLING LANES TO 41870 + /- SQ. FT. OF COMMERCIAL FLOORSPACE, A 51440 + /- SQ. FT. ADDITION TO THE FRONT OF THE EXISTING BUILDING, AND MODIFICATIONS TO THE EXISTING PARKING AND CIRCULATION SYSTEM. SCOTT HAMILTON, OWNER: JAGAT SHARMA, ARCHITECT /AGENT. Planning Board -6- July 10, 1990 • Chairperson Grigorov declared the Public Hearing in the above -noted matter duly opened and read aloud from the Notice of Public Hearings as posted and published and as noted above. • • Mr. Scott Hamilton addressed the Board and referred to the Planning Board Meeting of June 19, 1990. Mr. Hamilton said that he thought Ide's had preliminary approval based on some contingencies, adding that he has submitted those recommended contingencies to the appropriate people. Chairperson Grigorov noted that this was a Public Hearing and asked if anyone present wished to speak. No one spoke. Chairperson Grigorov closed the Public Hearing and brought the matter back to the Board for discussion. Mr. Hamilton, referring to the sidewalk issue, stated that he believed the original agreement was contingent on a like contribution of monies from other commercial properties in the area. Mr. Hamilton stated that he would agree to contribute "X" number of dollars if it was done on the same basis from other commercial entities on a pro rata square footage basis. Mr. Hamilton stated that the only other concern he has with depositing monies in advance of a reality is, if it is in an interest bearing account, whose interest is that. Mr. Hamilton said that he would gladly pay the $3,000.00 when the sidewalk is constructed. Attorney Barney offered that Cornell University has already deposited their share in an escrow account. Mr. Hamilton commented that Cornell is not the questions it is all the other entities in that commercial area. Mr. Hamilton commented that there is 110,000 sqw ft. of commercial space at East Hill Plaza, and he has approximately 33,000 sq. ft. of commercial space. Mr. Hamilton said that he would be happy to pay the money but it would have to be done on an equitable basis with everybody sharing on a fair equitable basis, and he would pay the money when the bill was submitted; he just has trouble with an escrow account for future delivery. Assistant Town Planner George Frantz stated that the $3,000.00 was based on staff discussions with Mr. Hamilton, and the idea at the time was that there would be a fair share contribution when the sidewalk was built. Mr. Frantz remarked that the $3,000.00 was the Town's estimate of Mr. Hamilton's contribution based on the 1988 proposal of 30,00,0 or so square feet, commenting that this is a substantially reduced project which has to be considered. Mr. Frantz said that the original plan was 137,000 square feet of new building space, and it is now down to 5,000 square feet. Town Engineer Dan Walker stated that there is a definite need, for pedestrian safety, to have a sidewalk constructed, especially from the Maplewood project up to and through the Ide's property, commenting that portion of the sidewalk, especially along the parking area and along Mitchell Street, is a priority project from the standpoint of the Town. Mr. Hamilton mentioned a time limit for construction of the sidewalk. Attorney Barney suggested a seven year limit. Planning Board -7- July 1.0, 1990 . At this point, Eva Hoffmann stated that she did not think it appropriate to consider the proposed project by itself; it should be considered together with the developments at East Hill Plaza and the other Cornell developments, and that the Environmental Impact Statement should take in the whole area, rather than just having this proposal be considered as a separate project. Mr. Walker stated that he believed the above issues were addressed in the Preliminary Approval, adding that the project is scaled down, and the entrances are directly in line with existing entrances. Mr. Walker commented that the additional entrance being improved off Mitchell Street was a major factor in taking some of the pressure off Judd Falls Road, adding that he feels the above aspects of the site design, plus adding more green space up front, and minimizing the potential circulation of traffic, are helping the traffic situation on Judd Falls Road. Ms. Hoffmann responded that that may be, but she still thinks there should be one look at the whole area before anything is approved. Ms. Hoffmann said that her main problem is the traffic impact of all the projects. There appearing to be no further discussion or comments from the Board, Chairperson Grigorov asked if anyone were prepared to offer a motion. (Adopted Resolution', "Ides Bowling Lanes" Expansion, attached hereto as Exhibit No. 2). • Chairperson Grigorov declared the matter of the Ide's Bowling Lanes Expansion duly closed. SKETCH PLAN REVIEW: PROPOSED CAYUGA CLIFFS SUBDIVISION, PROPOSED TO CONSIST OF 122 LOTS AND PARK ON APPROXIMATELY 105 ACRES, PROPOSED TO BE LOCATED BACKLOT OF TRUMANSBURG ROAD, (NYS RT. 96) ON TOWN OF ITHACA TAX PARCELS NO. 6- 24 -3 -3.2 AND 6- 25 -2 -41, FOR PURPOSES OF DETERMINING SITE DENSITY FOR CLUSTER SUBDIVISION, PURSUANT TO ARTICLE V, SECTION 32, OF THE TOWN OF ITHACA SUBDIVISION REGULATIONS. RESIDENCE DISTRICT R -15 AND R -30. CAYUGA CLIFFS DEVELOPMENT CORPORATION, APPLICANT, ANTHONY ALOYSI, ENGINEER /AGENT. Chairperson Grigorov opened the discussion on the above -noted matter and read aloud from the Agenda as noted above. Chairperson Grigorov stated that the sketch plan was for the purpose of determining how many dwellings can be constructed, according to a conventional plan. Mr. Les Reizes addressed the Board and noted that at the June 19, 1990 Planning Board Meeting it was agreed that Cayuga Cliffs would re -draft that portion of the original plan that was in the R -15 zone, and come up with the number of lots that could be built in a conventional subdivision plan, which Cayuga Cliffs determined would be 122 lots. Mr. Reizes commented that, as was discussed at the last • meeting, this plan would not be built as a result of meetings with the planning staff. Mr. Reizes said that since the original sketch plan was submitted in August of 1988 the road was realigned to Planning Board -8- July 10, 1990 • provide a future corridor suggested by the staff, and Cayuga Cliffs agreed that when the planning staff suggested that a cluster type plan would be insisted upon by the Board, Cayuga Cliffs would go ahead and submit a cluster plan earlier, rather than after a preliminary plat was formulated, commenting that that is why Cayuga Cliffs would like a determination as to density at this point, so they do not have to come back before the Board numerous times on a plan that is never going to be built. Mr. Reizes stated that is why Cayuga Cliffs is proposing the appended plan as a conventional plat for the Board's consideration as to the density. Board Member William Lesser wondered about the park, with Mr. Riezes replying that it is over 10 acres. Board Member Eva Hoffmann commented that it would be nice if Mr. Riezes would point out on the map where the 10 acres are located. At this point, Chairperson Grigorov stated for the record that two Planning Board members (Eva Hoffmann and Chairperson Grigorov) have looked at the land. Board Member Stephen Smith and Assistant Town Planner George Frantz also viewed the site. Mr. Lesser asked if the club house and swimming pool were considered to be a part of the park set - aside. Chairperson Grigorov wondered if that was something the Planning Board should be concerned about right now. Board Member Stephen Smith stated that he would like to know if that was private or not. Mr. Lesser offered that if it is not counted then they would have to look at some additional • set - aside. Mr. Smith stated that he thought it was important because if this is not appropriate for the Town then it is not an appropriate set - aside, so the set -aside has to be elsewhere, which will change the density. Chairperson Grigorov agreed with Mr. Smith. Mr. Reizes responded that there does not have to be anything built on that. Mr. Smith stated that the point is not whether it is built, it is whether it is an appropriate set - aside, and whether that is the 10% which would be acceptable to the Town, given this layout. Chairperson Grigorov wondered if it was enough open space. Mr. Smith noted that it just is not how much, but it is accessibility. Chairperson Grigorov noted that not every development the Town does has a public park in it. Mr. Smith stated that he thought if this was being used as a guide to determine density then it should be held. Mr. Reizes noted that the question is - Is it a set -aside for recreational space? Mr. Lesser asked if it was public recreational space, with a club house, swimming pool, and tennis courts. Mr. Reizes responded that it does not have to be public. Anthony Aloysi, Engineer for Cayuga Cliffs, stated that it is left over from the earlier submission which was for a conventional subdivision for about 70 or 80 lots, adding, for the purpose of this submission it is labeled as open space. Mr. Lesser, directing his comment to Mr. Aloysi, stated that he hoped the developer realized, indeed, if the area was built on, it would be a reduction in open space. Mr. Aloysi answered that he realized that. Board Member Miller asked about the frontage on the small lots. Mr. Aloysi responded that the frontage on the small • lots was according to the regulations. Board Member Eva Hoffmann asked about the parking drop -off. Mr. Reizes replied that if the club house was built there, there would be a place to park, but it is Planning Board -9- July 10, 1990 • not going to be built. Chairperson Grigorov asked about an entrance from Route 89, with Mr. Reizes answering, no. Chairperson Grigorov wondered how anyone would get down to the lake, with Mr. Reizes answering, walk. Mr. Lesser wondered about the distance from the main access or the emergency access from the most distant lot, like Lot No. 33. Mr. Reizes answered that it would be about 1300 feet. Chairperson Grigorov commented that, to consider whether all the lots are really buildable or not the Planning Board would have to discuss the ravines somewhat. Assistant Town Planner George Frantz stated that he did view the lower third of the site this afternoon (July 10, 1990)9 Mr. Frantz stated that he entered the site from Route 89 and walked the length of the site parallel to Route 89 simply to check those ravines, adding, that is the area where he (Mr. Frantz) would assume the ravines would be the deepest as it is toward the lake, and the hardest to cross. Mr. Frantz reported that the ravines in this area are relatively small and shallow, ranging anywhere from maybe four feet deep to, at the most, ten or twelve feet; at least in the areas where Cayuga Cliffs is proposing the roads. Mr. Frantz remarked that down toward the railroad tracks there are a few ravines that might be more than twelve feet deep, however, they are not in any location where Cayuga Cliffs is proposing to build anything. Mr. Miller asked about Lot No. 28. Mr. Frantz responded that that was a ravine that • is less than ten feet deep. Mr. Miller noted that Lot No. 28 is a 50 -foot frontage lot, and there is a big ravine right in the middle of it. Mr. Frantz commented that the contour lines on the map are very approximate. Again, Mr. Frantz commented that, based on his walk this afternoon, with map in hand, he saw no ravines that would preclude somebody constructing a house on Lot No. 28. Chairperson Grigorov commented that the question is - Is 122 lots the right figure? frontage, Mr. Miller stated that he was wrong there is 100 -foot frontage on Lot No. 28. about the 50 -foot At this point, Chairperson Grigorov stated that this is not a Public Hearing, but invited anyone from the public to comment on the sketch plan. Lee Schafrik, of 1491 Trumansburg Road, approached the Board and stated that he did not understand how one could take a flat piece of paper, put a lot on it, and say there can be 122 lots when one could not construct a house on there to save your soul. Mr. Schafrik noted that there is a Fire House right across the road which was fought for for a year as to the drainage, and here there are going to be 122 lots, 60 -foot road frontage, with a natural existing creek. Mr. Schafrik stated that there is nothing but gravel there, and when it rains hard and fast there is going to be a large portion missing. Chairperson Grigorov stated that is why cluster is going to be required, which means the structures will all have to be in a certain • area. Mr. Schafrik stated that he was promised water service; the water system does not work, and adding more to it does not make sense, remarking, let's get the priorities in the right line. Mr. Planning Board -10- July 10, 1990 • Schafrik stated that his house is the last house in the Town of Ithaca. Mr. Schafrik commented that he thought before even considering adding anything more to that system, water or sewer, we should get what is there fixed. Mr. Schafrik remarked - why build something or even consider building something when there are no services, adding, that was brought up by a consulting firm hired by the Town, and findings were submitted last fall. Town Engineer Dan Walker commented that the issue before the Board is a sketch plan, which is a long way from getting final approval, adding that the staff will recommend fair share assessments on all new development, and ask that the Planning Board make those as resrictions or requirements for approvals to assist the Town in upgrading the infrastructure to maintain the additional load that is going to be on it. Mr. Walker, commenting on final approvals, stated that he could assure Mr. Schafrik that the sewer system in that area would be addressed by the Town in any final approvals. Mr. Schafrik asked why this should be done haphazardly. Mr. Schafrik stated that he just came back from Arizona and said that before a development was built all the sewer, water, electric, and roads were in place. Mr. Walker responded that that is what is required of a new subdivision. Mr. Schafrik said that is for 60,000 inhabitants, and here it is piecemeal in a whole Town. Mr. Schafrik stated - let's get the stuff together before anything is built, and before it is even considered. Mr. Walker stated that is the purpose of the Comprehensive Planning Program, which the Town is going through, and • that question is being addressed. Town Attorney John Barney stated that Chairperson Grigorov had indicated this is not a public hearing, commenting that Mr. Schafrik had made his point. Chairperson Grigorov stated that there has to be a decision made whether or not all the lots are buildable. Mr. Smith wondered if it was reasonable to be placing houses on 25% slopes. Mr. Walker replied that he would not recommend it. Mr. Reizes noted that the Town Board zoned the property R -15, with Mr. Walker commenting that there are restrictions on buildability, adding, that is what the approval process is about. Mr. Lesser stated that he did not think it was a question of whether or not it can be done; it is, among other things, a question about what the impact of that is on the nearby lake. Mr. Reizes offered that from an engineer's perspective, this plan can be built at a very great cost; the drainage can be provided for; the roads can be done, and, if money were no object, this plan could be built. Mr. Reizes stated that if this were put in as a conventional plan it could be built, and he did not think the Board would have any choice but to approve it. Chairperson Grigorov commented that cluster can now be mandated. Mr. Reizes, in response to Chairperson Grigorov's comment, said, "exactly, that is what we are trying to head off, we are at the early stage ". Mr. Walker addressed the matter from the standpoint that this subdivision was • brought in with the size that it is, and with the concern the Town has about the environment, there is no question that this is a Type 1 action and it may require an Environmental Impact Statement. Mr. Planning Board -11- July 10, 1990 • Walker said that in the preparation of an EIS the critical slope issues would be addressed and there probably would be some pretty major design considerations that would be used to mitigate constructon. Mr. Reizes said that it would be an impossible cost situation. He was not saying that anybody from a practical point would build this, but that is not the argument, and as it was stated, from a legal perspective, it would not have to be approved. Attorney Barney stated that, from a legal perspective, one would have to go through an Environmental Review and if the determination is made that the damage to the environment that this particular proposal would create is so severe that the Town can either say, no, you don't build it, or, it is mitigated, adding that mitigation probably would be to reduce density, among other things, and also perhaps to reconfigure so that the drainage''and whatever the damage to the environment was going to be was mitigated in some fashion. Mr. Reizes said that that was why he was trying to avoid all that. Attorney Barney stated that Mr. Walker's point was well taken in that, this probably is not buildable, and we can say maybe legally in the sense that the lines drawn on the map meet the R -15 standards, but when one goes through the legal requirements of the environmental review, he (Barney) did not think that this would survive this configuration. Chairperson Grigoroy mentioned that Assistant Town Planner George Frantz had commented at the last meeting regarding denser development closer to the City of Ithaca. Mr. Lesser commented that it is close to the City, but it is also a very steeply sloped area. • Mr. Frantz remarked that there are some areas in the Town of Ithaca with 20% slopes and subdivisions have been approved for the area. Mr. Frantz stated that one thing he did not get to look at was the original conventional plat for Commonland, which he thought was a similar situation, and resulted in 124 units on the site. Mr. Frantz offered that the acreage at Commonland was 60 -70 acres. Mr. Reizes stated that he did not intend to go immediately to a submission of a preliminary plat after this; Cayuga Cliffs intends, after they get their number, to meet with the Town staff and go over some sketch plan ideas;, we need a number to work with. Continuing, Mr. Reizes commented that after the environmental considerations have been considered and the sketch plan is not too densely submitted, then they can be cut back, adding that they need a starting place. Board Member Eva Hoffmann wondered if Mr. Reizes had stated that if he got a number tonight he would be willing to re- arrange the plan and would be willing to lower the number. Mr. Reizes responded, yes, if it does not work, actually the Planning Board can lower the number. Mr. Miller asked how the Planning Board would come up with a number. Mr. Reizes answered that he has to have much more detailed engineering before anybody can make that kind of determination. Mr. Reizes stated that there is no sense doing a configuration now of all these lots if it is not going to be built on. Mr. Reizes stated that what he is trying to do is follow the staff suggestion and do the • cluster zoning from thellbeginning instead of all the way down at the end of the process where the Planning Board can say - you must cluster zone it. Mr. Lesser stated that he is certainly in agreement Planning Board -12- July 10, 1990 • with Mr. Reizes. Chairperson Grigorov stated that the site is perfect for cluster because it has fields above and big trees down "here ". Mr. Reizes said that it is going to be denser up on top and much bigger lots at the bottom. Mr. Walker stated that a 15,000 sqo ft. lot is really not large enough to build in the slope regime being discussed, adding that a 30,000 sq. ft. lot would fit in adequately, and whether it is zoned for R -15 or R -30 is irrespective of that. Mr. Walker stated that the zoning for R -15 and R -30 may alsdo be based on availability of public water and sewer. Mr. Walker offered that the northern portion of the site is already R -30, and basically reducing the density by 50o in the R -15 area, and eliminating at least four of these lots {Lots 30 -33 1, would be in order. Mr. Smith said that it looks like we are leaning toward about 85 -90. Mr. Walker suggested that a reduction of between 30 -35 lots gives you a more reasonable number, adding, 30 gives you 90 lots as opposed to 122, commenting that with the configuration of the lots the developer would have a little bit more working space from an engineering standpoint. Mr. Frantz said that the State does intend to build a recreationway along the NYSEG powerline right -of -way, thus that can serve as a spine for natural space and recreational area on either side. Mr. Smith asked if the road network would be dedicated to the Town, with Chairperson Grigorov answering, yes, if it were built. Mr. Aloysi said that the cul de sacs would not be dedicated. Mr. Lesser asked Mr. Reizes how he felt about working with about 90 houses, with Mr. Reizes responding that he thought that was a little low; he would like to try to work with the number 100 and see how • that works. Mr. Reizesstated that he thought cutting that lower half just in half takes too many out and it does not consider the less steep area at the top. Mr. Walker stated that one thing that has to be looked at strictly from an engineering standpoint, ignoring the lot density and building the houses, is the road that loops around, commenting, if the highway is never expanded it would be very difficult for the Town to accept that as a Town road because it would be so steep and unstable. Mr. Walker said that when the staff looks at site plan approval from an environmental standpoint, the density on the steep slopes is one of the key areas that staff looks at for buildability. Mr. Walker said that from a design standpoint he could see 80 -90 lots on the site. Mr. Frantz stated that he was comfortable with 90 -95 lots. Mr. Frantz commented that another consideration, from his viewpoint, is the overall land use in the Town of Ithaca in the future. Mr. Frantz remarked that buildability is a technical matter, and we do live in an area where there are lots of steep slopes. Attorney Barney stated that the Subdivision Regulations should be referred to, in that, to determine the number of units in a cluster development one has to look at what a conventional development will do with lots that are buildable, and it is the developer's • responsibility to produce a plat which shows buildable lots in an amount that complies, in all respects, to the Zoning Ordinance. Attorney Barney commented that, with all due respect this does not Planning Board -13- comply, because it has built in a • subdivision regulation limitations stated that all the slopes in that Subdivision Regulations, July 10, 1990 number of roads which exceed on slopes of roads. Mr. Aloysi plat are consistent with the Mr. Reizes stated that he had submitted a plan in August 1988, met several times with staff, re- designed and re- sketched the plan on numerous occasions at staff's request, with no negative input on the plans, adding, now to say - this is not exactly right, he felt that that is not fair. Mr. Lesser responded that Mr. Reizes has to understand that, indeed, it is the Board that makes a decision, the staff does the best they can to try to assist and interpret it, and again added that the Board makes the decision, not the staff. At this point, Town Engineer Dan Walker referred to the Subdivision Regulations, Article V, Rules And Regulations For Clustered Subdivisions, Section 32, Paragraph 2, which states: "To determine the number of dwelling units permitted to be clustered pursuant to Section 281, the Planning Board may require the subdivider, as part of the sketch plat review process, to prepare a conventional subdivision plat which meets all standards of the Zoning Ordinance or Zoning Law, subdivision regulations, and Town of Ithaca highway and open space regulations." Mr. Walker said that the proposed plat does not meet the above standards, commenting that the Board may require a full plat that shows road grades, open space location, and dedicated areas, for a conventional plan to determine • the number of units planned. Mr. Walker referred to Article V, Rules and Regulations for Clustered Subdivisions, Section 32, Paragraph 3, which states: "The Planning Board may exclude from development areas on the sketch plat which, in its opinion, are unsuitable for construction of the proposed housing because of excessive slopes, poor drainage, or other considerations which may be injurious to the health, safety, and welfare of the community." Mr. Reizes stated that that is right, adding, that is when one submits a cluster plan. Mr. Walker stated that this is the number of dwelling units permitted. Mr. Reizes commented that he reads it as saying the Board can require the full plat, and, if the developer puts in a cluster plan the Board can require a conventional plan, adding, as to the cluster plan the Board can re- arrange and take out things. Attorney Barney stated that any conventional plan must conform to all of the Town regulations, including, among others, the road grades. Attorney Barney stated that, in order for this Board to establish a reasonable number of units to be included in a cluster plan, they have to see a reasonably buildable plat. Mr. Reizes stated that at the June 19, 1990 Planning Board Meeting Cayuga Cliffs was specifically asked to redo the lower part with R -15. Attorney Barney agreed with Mr. Reizes, but with buildable lots, not maximum number of lots on a piece of paper. Mr. • Reizes stated that his Engineer, Anthony Aloysi, has said that this development can be built to specifications. Planning Board -14- July 10, 1990 • At this point, Attorney Barney commented that the Planning Board could adopt a statement or resolution which says something like, based upon the information presently available to the Planning Board, which they feel to be inadequate, they could consider a clustered subdivision of "X" number of units, but if it turns out, upon reflection, the number cannot be agreed on, then the Board could require the developer, at that point, to come forth with a full subdivision plat on a conventional basis. Mr. Lesser stated that he was a little uncomfortable with Attorney Barney's comment because at that point he felt that the Planning Board was giving somewhat of an okay to the developer who would go out and spend a lot of money on plans, and then it is changed by some notable amount not appropriate for Cayuga Cliffs, it seemed to him that the Board is somewhat vulnerable. Eva Hoffmann stated that she also felt uncomfortable with Attorney Barney's comments because there is really nothing very much to base such a decision on. Mr. Reizes stated that it was up to Cayuga Cliffs to either submit a conventional plan and new sketch or a preliminary plat. Attorney Barney suggested producing a sketch. At this juncture, Chairperson Grigorov wondered if the Board wanted to schedule a visit to the proposed site. Mr. Smith responded that it would be nice to visit when there is something to look at. Mr. Frantz will arrange the visit with the Board. Chairperson Grigorov asked if there were any other comments. There being none, Chairperson Grigorov declared the matter of the Cayuga Cliffs Development Sketch Plan Review duly closed. ADJOURNMENT Upon Motion, Chairperson Grigorov declared the July 10, 1990, meeting of the Town of Ithaca Planning Board duly adjourned at 10:40 p.m. Respectfully submitted, Mary S. Bryant, Recording Secretary, Nancy M. Fuller, Secretary, Town of Ithaca Planning Board. • Joseph and Pauline Piche Two -Lot Subdivision -1- 803 Coddington Road Final Subdivision Approval _ Planning Board, July 104 1990 • ADOPTED RESOLUTION: SEAR Joseph and Pauline Piche Two -Lot Subdivision 80,3 Coddington Road Final Subdivision Approval Planning Board, July 10, 1990 MOTION by Mr. Stephen Smith, seconded by Mr. James Baker: WHEREAS: 1. This action is the Consideration of Subdivision Approval for the proposed subdivision of 17.8± acres from Town of Ithaca Tax Parcel No. 6 -48 -1 -14.6, 21.9± acres total area, located at 803 Coddington Road, at the southeast corner of Coddington Road and Burns Road, Residence District R -30, 2. This is an Unlisted action for which the Town of Ithaca Planning Board has been legislatively determined to act as Lead Agency in environmental review for the proposed subdivision. 3. The Planning Board, at Public Hearing on July 10, 1990, has reviewed the Short Environmental Assessment Form and other • application materials. 4. The Assistant Town Planner has recommended that a negative determination of environmental significance be made for the proposed action. THEREFORE, IT IS RESOLVED: That the Planning; Board make and hereby does make a negative determination of environmental significance for this action as proposed, Aye - Grigorov, Kenerson, Baker, Lesser, Miller, Smith, Hoffmann. Nay - None. CARRIED UNANIMOUSLY. ADOPTED RESOLUTION: Joseph and Pauline Piche Two -Lot Subdivision 803 Coddington Road Final Subdivision Approval Planning Board, July 10, 1990 MOTION by Mr. Stephen Smith, seconded by Mr. William Lesser: WHEREAS: EXHIBIT 1 q Joseph and Pauline Piche Two -Lot Subdivision -2- 803 Coddington Road Final Subdivision Approval Planning Board, July 10, 1990 • • • 1. This action is the Consideration of Subdivision Approval for the proposed subdivision of 17.8± acres from Town of Ithaca Tax Parcel No. 6 -48 -1 -14.6, 21.9± acres total area, located at 803 Coddington Road, at the southeast corner of Coddington Road and Burns Road, Residence District -R-30. 2. This is an Unlisted action for which the Town of Ithaca Planning Board, acting as „Lead Agency in environmental review, has, on July 10, 1990, made a negative determination' of environmental significance withj;regard to the proposed subdivision. 39 The Planning Board, at Public Hearing on July 10, 1990, has reviewed the Short Environmental Assessment Form and other application materials. 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 Final Subdivision Approval to the subdivision as shown on the survey map prepared by Kenneth A. Baker, L.S., dated February 10, 19870 Aye - Grigorov, Kenerson, Baker, Lesser, Miller, Smith, Hoffmann. Nay - None. CARRIED UNANIMOUSLY. Nancy M. Town of "Fuller, Secretary, Ithaca Planning Board. July 16, 19900 EXHIBIT 1 " Ide's Bowling Lanes" Expansion Judd Falls Road at Mitchell Street (Ellis Hollow Road) Final Site Plan Approval Planning Board, July 10, 1990 ADOPTED RESOLUTION: " Ide's Bowling Lanes"-Expansion Judd Falls Road at Mitchell Street (Ellis Hollow Road) Final Site Plan Approval Planning Board, July 10, 1990 MOTION by Mr. Robert Miller, seconded by Mr. Robert Kenerson: WHEREAS: 1. This action is the Consideration of Final Site Plan Approval for the proposed expansion of " Ide's Bowling Lanes ", located in a Business "C" District on Judd Falls Road at Mitchell Street, Town of Ithaca Tax Parcels No. 6- 62 -1 -1, -2.1, -2.2 and -3.2, and proposed to consist of converting eight bowling lanes to 4,870± sq. ft. of commercial floorspace, a 5,440± sq, fte addition to the front of the 'existing building, and modifications to the existing parking and circulation system. 2. This is a Type I action for which the Town of Ithaca Planning Board, acting as Lead Agency for environmental review, has, on June 19, 1990, made a negative determination of environmental ® significance. 3. The Planning Board, at Public Hearing on July 10, 1990, has reviewed the site plan and other application materials submitted for this project. THEREFORE, IT IS RESOLVED: That the Planning Board grant and hereby does grant Final Site Plan Approval to the proposed expansion of " Ide's Bowling Lanes ", as proposed, subject to the following conditions: 10 Approval by the Town Engineer of final site plans for the proposed development prior to the issuance of any building permits. 2. Execution of an agreement between the Town and the developer implementing the developer's offer to contribute $2,000000 toward the cost of construction of a sidewalk along Ellis Hollow Road /Mitchell Street from the City /Town line to the western edge of the westernmost driveway into the Ide's development, such sum to be deposited under terms mutually acceptable to the developer and the Town; such sum to be deposited and such agreement to be executed prior to the issuance of any building permits. 3. Completion of proposed site improvements, including all landscaping, prior to issuance of any certificate of occupancy. EXHIBIT 2 I 'F "Ide °s Bowling Lanes" Expansion Judd Falls Road at Mitchell Street (Ellis Hollow Road) Final Site Plan Approval Planning Board, July 10 1990 Aye - Grigorov, Kenerson, Baker, Lesser, Miller, Smith. Nay - Hoffmann. CARRIED. Nan 6y M. Fuller, Secretary, Town of Ithaca Planning'' Board. I July 16, 19900 EXHIBIT 2 -2- n A 11 IDAI'1T Off'PUBLIC'.AT1IQRd State of New fork, Tompkins Count%, Nis.. Gail Sullins — being duly sworn, deposes and says, that she /he resides in Ithaca, county and state aforesaid and that she /he is (Clerk of The Ithaca Journal a public newspaper printed and published in Ithaca aforesaid, and that a notice, of which the annexed is a true copy, was published in said paper WE and that the first publication of said notice was on the day of ��j \ 19� Subscribed and sworn to before me, this day of _ 19Q Notary Public Notary public, State of New York No. 4654410 Qualified in Tompkins County� Commission expires May 31, 19:1. / 1 r r� � 1 "proposed expansion of " fide's Bowling Lanes t located 'in ,a= Business "C ".District.oA 'Judd ;,F611s,Road oi•:tMitchell;Stieet,' Town of.lthaca'Tai1Parcels No.`;� ; ard`'32 and proposed to, consist o£�l converting eight bowling 'Ian- I -•es to AR870 plus /minus sq.;ft.`.J of commerciol -fl oorsppoce;' a 5,440:p1us %minus'sq. ft; addF 1 tion to the' front of the existing r building, and modifications to i the existing parking and -cii•6u= lotion` system. Scott ,Hamilton Owner; Jagat ,Sharma; :; Aj =` chited /Agent.• Said Planning Board 'Will ,:of++' said times and said 0i ice'he&� 'l all persons'in support *of such "I matters or objections thereto. . Persons may appear by agent, l TOWN OF ITHACA PLANNING or in person. n BOARD Jean H. Swartwood NOTICE OF PUBLIC HEARINGS Town Clerk TUESDAY, JULY 10, 1990 273 -1721 B direction of the Chairman July 51 1990 of the Planning Board, NOTICE IS HEREBY GIVEN,. that Public i Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, July 10, 1990, in Town Hall, 126 East Seneca Street, Ithaca, N.Y., at the following times and on the following matters: 7:30 P.M. Consideration 'of Subdivision Approval for the proposed subdivision of 3.5 . plus /minus acres from Town of Ithaca Tax Parcel No. 6 -24- 5 -10.2, 11.24 plus /minus acres total area, located on the north side of Bundy Road ap- proximately 1,700 feet west of its intersection with Hopkins I Road, Agricultural District. Douglas Addy, Applicant; Cor- oly B. Slaght and L.E. Bundy, Owners, 7:45 P.M. Consideration of Subdivision Approval for the , Proposed subdivision of 17.8 Plus/minus acres from Town i of Ithaca Tax Parcel No. 6 -48- 1 -14.6, 21.9 plus /minus acres total area, located at 803 Cod- ' dington Road (southeast car- ner of Coddington Road and Burns Road), Residence Dis- trict R -30. Joseph and Pauline Fiche, Owners /Applicants. 8:00 P.M. Consideration of Subdivision Approval for the proposed subdivision of 2.33 plus /minus acres from Town of Ithaca Tax Parcel No. 6 -23- 1-16, 3.49 plus /minus acres) total area, located backlot of i 242 DuBois Road with frontage on Woolf Lane, Residence Dis- trict R -30. Steven Heslop and i P.A. James, Owners /Appli- cants. 8:15 P.M. Consideration of Fi- nal Site Plan Approval for the