HomeMy WebLinkAboutPB Minutes 1991-12-17_:.j
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TOWN OF ITHACA
TOWN OF ITHACA PLANNING BOARD MEETING of
Clerk
DECEMBER 17, 1991
The Town of Ithaca Planning Board met in regular session on
Tuesday, December 17, 1991, in Town Hall, 126 East Seneca Street,
Ithaca, New York, at 7 :30 p.m.
PRESENT: Chairperson Carolyn Grigorov, Robert Kenerson, Virginia
Langhans, James Baker, Stephen Smith, Judith Aronson,
William Lesser, Floyd Forman (Town Planner), George Frantz
(Assistant Town Planner), John C. Barney (Town Attorney),
Dan Walker (Town Engineer).
ALSO PRESENT: John Gutenberger, Attorney Shirley Egan, Sandy
Tallant, Linda Myers, Mario Giannella, Barry
Schoonmaker, Tim Martin, P. Noetzel- Wilson, Bill Szabo,
Don Vitters, Tim Whitney, Paul' Griffen, Bill Austin,
Tracey Nichol, Laing Kennedy,
Chairperson Grigorov declared the meeting iduly opened at 7 :30
P.M. and accepted for the record the Clerk's Affidavit of Posting and
Publication of the Notice of Public Hearing in, Town Hall and the
Ithaca Journal on December 10, 1991, and December 12, 1991,
respectively, together with the Secretary's Affidavit of Service by
Mail of said Notice upon the various neighbors of the property under
• discussion, as appropriate, upon the Clerk of ithe City of Ithaca,
upon the Tompkins County Commissioner of Planning, and upon the
applicant and /or agent, as appropriate, on December 12, 19910
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.
AGENDA ITEM. PERSONS TO BE HEARD.
There were no persons present to be heard. Chairperson Grigorov
closed this segment of the meeting.
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 3, OF THE TOWN OF ITHACA ZONING
ORDINANCE, FOR THE PROPOSED CORNELL UNIVERSITY TENNIS CENTER,
PROPOSED TO BE LOCATED OFF PINE TREE ROAD APPROXIMATELY 400 FEET
SOUTH OF ELLIS HOLLOW ROAD, TOWN OF ITHACA TAX PARCELS NO.
6- 60- 1 -8.2, -61 AND -9.1, RESIDENCE DISTRICT R -30, CORNELL
UNIVERSITY, OWNER; PRISCILLA NOETZEL- WILSON, AGENT. (ADJOURNED FROM
SEPTEMBER 17 AND NOVEMBER 5, 1991, AND POSTPONED FROM DECEMBER 3,
1991.)
Chairperson Grigorov declared the Public Hearing in the
• above -noted matter duly opened and read aloud from the Notice of
Public Hearing as posted and published and as noted above.
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J� Planning Board -2- December 17, 1991
Assistant Town Planner George Frantz addressed the Board and
• stated that planning staff has reviewed site plan alternatives with
representatives from Cornell Architectural Services. Mr. Frantz said
that based on the review and information ,'provided by University
representatives, the planning staff recommends that the Planning
Board make a positive recommendation to the ZBA that approval be
granted for the project as originally proposed. Mr. Frantz said that
although the Tennis Center as sited in the original proposal will
eliminate the scenic view from Pine Tree ,Road, each of the
alternative site configurations has problems of,its own.
Board member William Lesser asked
few more details on the negative impacts
encroachment on stream and wetland
close something might get before it
encroachment. Mr. Frantz responded
if Mr.!'Frantz could provide a
of the alternatives, e.g.,
area. Mr. Lesser wondered how
wouldli be considered an
that it appeared the building
there;is no specific data
Mr. Frantz said that in the
is 100' as far as stream
would be within 100' of the wetland area,
on how close the building can be.
Environmental Protection District it
protection.
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.
• There appearing to be no further discussion,;, Chairperson Grigorov
asked if anyone were prepared to offer a motion:
MOTION by Robert Kenerson, seconded by 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 3, of the Town of
Ithaca Zoning Ordinance, for the proposed Cornell University
Tennis Center, proposed to be located off Pine Tree Road
approximately 400 feet south of Ellis Hollow Road, Town of Ithaca
Tax Parcels No. 6- 60- 1 -8.2, -6, and -9.1, Residence District R -30.
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2. This is a Type I action for which the Town ;of Ithaca Zoning Board
of Appeals is legislatively determined to act as Lead Agency for
environmental review. The Town of Ithaca Planning Board is an
involved agency in coordinated review.
3. The Planning Board, at Public Hearing on, September 17, 1991,
November 5, 1991, and December 17, 1991, has reviewed a proposed
site plan prepared by Sasaki Associates, Inc., dated June 14,
1991, revised June 27, 1991; building elevations and other
drawings submitted by Cornell University, it a number of
0 alternative site plans showing the proposed structure and other
on -site improvements in a number of different locations; Parts I,
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Planning Board
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December 17, 1991
II, and III of the Long Environmental Assessment Forms and other
submissions related to this proposal.
4. The Town Planning Department has recommended that a negative
determination 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'liaction as proposed.
2. That the Planning Board, in making recommendation to the Zoning
Board of Appeals, determine and hereby, does determine the
following.
a. There is a need for the proposed i!use 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 of development of the Town.
3. That the Planning Board report and her does report to the
Zoning Board of Appeals its recommendation that the request for
Special Approval for the proposed Cornell University Tennis
Center, proposed to be located off Pine Tree Road approximately
400 feet south of Ellis Hollow Road, Town of Ithaca Tax Parcels
No. 6- 60- 1 -8.2, -6, and -9.1, be approved as' shown on the site
plan prepared by Sasaki Associates, Inc.!', dated June 14, 1991,
revised June 27, 1991, subject to the following conditions:
1. Approval by the Town Planner of a final!' landscaping plan and
planting schedule which substantially conform to the
landscaping shown on the site plan prepared by Sasaki
Associates, Inc., dated June 14, 11991, revised June 27,
1991, prior to issuance of any building permit.
20 Inclusion in the final site plan of provisions for temporary
overflow parking for a minimum of 40 vehicles, to be
available as needed in addition to the'46 spaces proposed as
part of the project and the 50 spaces available in the
Equestrian Center visitors' parking lot prior to issuance
of any building permit.
3. Approval by the Town Engineer of thelstormwater management
facilities plans, final grading plans, and sediment and
erosion control plans, prior to the issuance of any building
permit.
AND, BE IT FURTHER RESOLVED:
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Planning Board
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December 17, 1991
That the Planning Board approve and hereby does approve the
• referenced site plan as a final site plan, subject to the conditions
set forth herein and further conditioned upon the granting by the
Zoning Board of Appeals of the requested Special Approval.
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There being no further discussion, the Chair called for a vote.
Aye - Grigorov, Kenerson, Baker, Langhans, Lesser, Smith, Aronson.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairperson Grigorov declared the matter of the Cornell
University Tennis Center recommendation to ".the Zoning Board of
Appeals and Approval of Site Plan duly closed.
AGENDA ITEM: COMPREHENSIVE PLAN UPDATE.
Town Planner Floyd Forman stated that the committee is working on
the policies, adding, there will probably be another six weeks of
work on the policies. Mr. Forman mentioned that the Planning Board
members should be receiving a copy of the Comprehensive Planning
Committee minutes.
AGENDA ITEM: CONSIDERATION OF A RECOMMENDATION TO THE TOWN BOARD
WITH RESPECT TO THE PLANNING BOARD .CHAIRMANSHIP'FOR THE YEAR _1992.
• MOTION by Virginia Langhans, seconded by Judith Aronson.
RESOLVED, that the Town of Ithaca Planningl; Board recommend and
hereby does recommend to the Town Board the'!re- appointment of Mrs.
Carolyn J. Grigorov as Chairperson of the Planning Board for the year
1992.
There being no further discussion, the Chair called for a vote.
Aye - Kenerson, Baker, Langhans, Lesser, Sml,ith, Aronson.
Nay - None.
Abstain - Grigorov.
The MOTION was declared to be carried.
AGENDA ITEM: CONSIDERATION OF THE ELECTION OF THE VICE CHAIRMAN OF
THE PLANNING BOARD FOR THE YEAR 1992.
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MOTION by Stephen Smith, seconded by James Baker.
RESOLVED, that the Town of Ithaca Planning Board elect and hereby
does elect Mr. Robert L. Kenerson as Vice Chairperson of the Planning
Board for the year 1992.
There being no further discussion, the Chair "called for a vote.
Aye - Grigorov, Baker, Langhans, Lesser, Smith, Aronson.
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Co Planning Board
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Nay - None.
. Abstain - Kenerson.
The MOTION was declared to be carried.
AGENDA ITEM: CONSIDERATION OF 1992 PLANNING BOARD MEETING SCHEDULE.
MOTION by Virginia Langhans, seconded by William Lesser:
RESOLVED, that the Town of Ithaca Planning Board adopt and hereby
does adopt the following as its Schedule of Meetings for the year
1992. Unless otherwise notified, all meetings will be on
TUESDAY, COMMENCING AT 7:30 p.m., with the exception of March
51 1992, a Thursday.
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REGULAR MEETING
January 7, 1992
February 4, 1992
March 5, 1992 (THURSDAY)
April 7, 1992
May 5, 1992
June 2, 1992
July 7, 1992
August 4, 1992
September 1, 1992
October 6, 1992
November 3, 1992
December 1, 1992
SECOND MEETING
January 2,1, 1992
February�l8, 1992
March 17', 1992
April 21, 1992
May 19, 1'992
June 16, '11992
July 21, Ii1992
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September 15, 1992
October 200, 1992
November !l17, 1992
Decemberlll5, 1992
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There being no further discussion, the Chair called for a cote.
Aye - Grigorov, Kenerson, Langhans, Smith, Aronson, Lesser, Baker.
Nay - None.
The MOTION was declared to be carried unanimously.
OTHER BUSINESS
Board Member Virginia Langhans announced that she would not be
able to attend the January 7, 1992 Planning Board meeting. William
Lesser will be absent from the January 7 and January 21, 1992
meetings.
• Planning Board -6- December 17, 1991
Town Planner Floyd Forman noted that there are portions of the
• City of Ithaca West Hill Master Plan that affect the Town.
Discussion followed on staff comments which 'are attached hereto as
Exhibit #10
Chairperson Grigorov asked if anyone were ,prepared to offer a
motion,
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MOTION by Judith Aronson, seconded by Virginia Langhans:
RESOLVED, that the Town of Ithaca Planning Board endorse and
hereby does endorse the Town of Ithaca Planning Staff comments
relating to the City of Ithaca West Hill Master Plan as adopted by
the City of Ithaca Planning and Development Board in July 1991, and
FURTHER RESOLVED, that the Town of Ithaca Planning Board
recommend and hereby does recommend that the referenced Town Planning
Staff comments be transmitted, in the form of a'letter to be signed
by Planning Board Chairperson Carolyn J. Grigorov, to Ms. Susan
Blumenthal, Chair of the City of Ithaca Planning and Development
Board.
There being no further discussion, the Chair called for a vote.
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Aye - Grigorov,
Nay - None.
Kenerson, Baker, Langhans, Lesser, Smith, Aronson.
The MOTION was declared to be
Town Planner Floyd
Forman said that Cornell
on February 181 19920
carried unanimously.
Forman reported on
the
Cornell G /EIS.
Mr.
will present the G /EIS1to
the Planning
Board
Mr. Forman, reporting on the
that the Town of Ithaca requested
the developer Mr. Varn, and his
an Environmental Impact Statement
ADJOURNMENT
Upon Motion, Chairperson
meeting of the Town of Ithaca
Peregrine Hollow subdivision, stated
and the Town of Dryden agree that
Engineer, Larry Fabbroni, should do
on the project
Grigorov declared the December 17, 1991,
Planning Board duly adjourned.
Respectfully submitted,
Mary Bryant, Recording Secretary,
Nancy M. Fuller, Secretary,
Town of Ithaca!Planning Board.
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TOWN CLERK 273 -1721
66,-1
T0:
FROM
DATE:
RE:
I.
TOWN OF ITHACAb
126 EAST SENECA STREET, ITHACA, N.Y. 14850
HIGHWAY 273 -1656 PARKS 273 -8035 ENGINEERING 273 -1747
Planning Board members
George R. Frantz, Assistant Town
December 17, 1991
PLANNING 273 -1747 ZONING 273 -1747
Planner
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Staff comments, City of Ithaca West Hill Master Plan,
Planning Staff has reviewed the West Hill Master Plan adopted by
the City of Ithaca Planning and Development Board this past July.
The plan focuses on concerns of West Hill residents within the City
regarding future development on West Hill, and how the existing
residential areas within the City can be protected from adverse
impacts of growth in the area. However since the Town of Ithaca on
West Hill surrounds the City on three sides, and since substantial
residential development in the Town portion,, of West Hill is
anticipated in the coming years, the Master Plan calls for
cooperation between the Town and the City in the coming years on a
number of issues.
Our comments on the Master Plan are limited to those issues or Plan
recommendations where Town involvement in ,;implementation is
required. These issues and recommendations involving Town /City
cooperation are: environmental protection and stormwater
management; park and open space areas; and public infrastructure,
including roads. All of them are currently being addressed through
the Town's own ongoing comprehensive planning process, including
work by the Planning Board, Comprehensive Planning Committee,
Conservation Advisory Council, and Codes and Ordinances Committee.
Our comments regarding each issue area follow:
1. Environmental protection.
the City to protect sensitive
especially stream corridors, is
The need for the Town to work with
environmental areas on West Hill,
acknowledged.
The Town already has provisions which allow the "Planning Board to
steer development away from sensitive environmental areas through
the use of cluster subdivision design. The Planning Board is
empowered to require the submission of a cluster subdivision plat
when in its opinion circumstances -- including the need to protect
sensitive environmental areas -- warrant such action. We recommend
continued judicious use of this power by the Planning Board.
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To supplement its existing regulations the Town of Ithaca is now
• developing a number of environmental overlay districts to better
protect environmentally sensitive areas such as steep slopes,
stream corridors and wetlands. Town engineering staff has also
been working with the Town's Public Works Committee on stormwater
management regulations which would better protect areas downstream
from future development from the adverse effects of increased
stormwater runoff.
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We anticipate that the above efforts when completed will benefit
both the Town and City sections of West Hill andl� further the goals
of the West Hill Master Plan. We recommend thatiithe Town's efforts
to protect environmental resources on West Hill he coordinated with
the City's efforts.
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2. Parks and open space. The Master Planl(p.18) makes the
recommendation that the park needs of residents in the northern
part of the City's West Hill area be met with anew park facility
located within the Town. The Master Plan anticipates acquisition
by the Town of land along Williams Brook for a new park.
The Town has the ability through its subdivision approval process
to require dedication of up to 10 percent of the gross area of a
parcel for public park and open space purposes. With the
• anticipated development of a number of large tracts of land in the
West Hill portion of the Town there may be the opportunity to
acquire land for a park which could be developed as a joint
Town /City effort. However the location of this future park has yet
to be determined. We recommend that as part ofiany future update
of the Town's Park and Open Space Plan, opportunities for joint
Town /City park development efforts on West Hill!Ibe investigated.
3. Public infrastructure. The Master Plan calls for Town /City
cooperation to resolve a number of current and; potential future
problems related to public infrastructure on West Hill.
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We agree with the Master "Plan regarding the n;;eed for Town /City
cooperation to ensure adequate water and sewer infrastructure to
areas of West Hill in the City and in the adjacent lands in the
Town. Town and City engineering staff have already worked
cooperatively on a number of water and sewer improvement projects,
including the Town's extension of water and sewer service to the
Inlet Valley area. Given the many interconnections between Town
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and City systems and the increasing need to efficiently utilize all
public resources, we anticipate a continued high level of
cooperation between Town and City staff in the future.
The West Hill Master Plan makes several major recommendations
regarding future roads on West Hill. However since the Town's own
Comprehensive Plan is still being developed our ability to comment
on these proposals is limited. This is especiall °.y true with regard
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to the proposed "Town Collector Road" shown on Map 6 of the Master
iPlan. Such a road would represent a major investment of public
resources to construct. Until the Town completes its Comprehensive
Plan, and we have some indication as to how the'West Hill portion
of the Town can be expected to develop in the coming decades, we
are not in a position to recommend whether or not such a road
should be endorsed by the Planning Board.
We recommend that the potential alignment of such a road be studied
further before Town action: initial investigation on our part
shows that an alignment which has the road entirely within the Town
such as shown on Map 6 may not be feasible due to topographic
constraints.
The need for a connection between Haller Boulevard and the
potential future collector road, also shown on Map 6, should be
re- investigated. The most feasible location identified for an
intersection between Elm Street and the potential future collector
is approximately six hundred feet west of Haller Boulevard. Given
this proximity, the cost of such a road, the ''limited amount of
traffic that could be expected to use this short connector road,
and the impact the construction of such a road adjacent residences,
this road should be reconsidered.
The proposed extensions of City streets into the Town as shown on
Map 6 are a good idea. They will facilitate dispersion of traffic
• through residential areas in both the Town and the City.
We agree with the recommendation that the Campbell Avenue /Hopkins
Place /Trumansburg Road intersection (incorrectly identified as the
Campbell Ave. /Cliff St. intersection on p.26) b'e reconstructed as
a joint City /Town project. With the decision by the City to
endorse Alternative A as the solution to theta Route 96 /Octopus
problem Campbell Avenue and this intersection can be expected to
experience an increase in use in the coming years.
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The West Hill Master Plan provides opportunities for intermunicipal
cooperation between the Town and City on a number of fronts. Such
cooperation could result in the preservation of the high quality of
life experienced by residents of both municipalities on West Hill,
and efficient provision of public services. Wellrecommend that in
the future the Planning Board and other Town ofil,Ithaca boards and
committees pursue opportunities for coordination with the City of
Ithaca whenever appropriate._
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AFFIDAVIT OF PUBLICATION
THE ITxACa JOURNAL
State of New York, Tompkins County, ss.:
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
@C�YJc
1Wand that the first publication of said notice was on the Z
day of V e t c �)iz c 19
Subscribed and sworn to before me, this / day
of ,19
Notary Public
JEAN FORD
Notary Public, State of New York
No. 4654410
Qualified in ToMD Ins County
(�3
CC�'�i� mjoit expires inlay. 31419
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FINAL
TOWN OF ITHACA= z
PLANNING BOARD' =