HomeMy WebLinkAboutPB Minutes 1993-12-07TOWN OF ITHACA PLANNING BOARD
DECEMBER 7, 1993
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The
Town of
Ithaca Planning
Board met in regular session on
Tuesday,
Ithaca,
December
New York,
7, 1993,
at 7:30
in Town Hall, 126 East Seneca Street,
p.m.
PRESENT: Chairperson Carolyn Grigorov, Robert Kenerson, Virginia
Langhans, James Ainslie, Herbert Finch, Eva Hoffmann,
Candace Cornell, Stephen Smith, Daniel Walker (Town
Engineer), George Frantz (Ass't. Town Planner), Louise
Raimondo (Planner I), John Barney (Town Attorney).
ALSO PRESENT. Eileene Zimmer, Mark Macera, Carl Guy, Christopher
Sapara- Grant, Fred Noetscher, John Yntema, Noel
Desch, Larry Fabbroni, Ralph Varn, Elena Flash,
Paul Jacobs, William Albern, Cheryl Smith, Stephen
Eddy, Gail Eddy, Mario Giannella, John Whitcomb.
Chairperson Grigorov declared the meeting duly opened at
7:34 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 November 29, 1993, and December 2,
1993, respectively, together with the Secretary's Affidavit of
Service by Mail of said Notice upon the various neighbors of each
of the properties under discussion, as appropriate, upon the Clerk
of the Town of Ithaca, upon the Tompkins County Commissioner of
Planning, upon the Tompkins County Commissioner of Public Works,
and upon the applicants and /or agents, as appropriate on November
30, 1993.
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 PRELIMINARY AND FINAL SITE PLAN
APPROVAL, AND FURTHER, A REPORT TO THE ZONING BOARD OF APPEALS WITH
RESPECT TO A REQUEST FOR SPECIAL APPROVAL, PURSUANT TO ARTICLE IV,
SECTION 11 OF THE TOWN OF ITHACA ZONING ORDINANCE, FOR THE PROPOSED
ESTABLISHMENT OF A TOMPKINS COUNTY E.O.C. HEADSTART PROGRAM AT THE
CHURCH OF JESUS CHRIST OF LATTER DAY SAINTS, LOCATED AT 114
BURLEIGH DRIVE, TOWN OF ITHACA TAX PARCEL NO. 72 -1- 1.170,
RESIDENCE DISTRICT R -15.
Chairperson Grigorov declared the Public Hearing in the above -
noted matter duly opened at 7:36 p.m. and read aloud from the
Notice of Public Hearings as posted and published and as noted
above.
Planning Board 2 December 7, 1993
Eileene Zimmer addressed the Board and stated that she would
be representing the Tompkins County EOC Headstart Program which had
come before the Planning Board to request Special Approval for a
licensed Day Care Center to operate from The Church of Jesus Christ
of Latter Day Saints located on 114 Burleigh Drive, on a temporary
basis from mid January 1994 to mid June 1994. Ms. Zimmer stated
that there was an open area in which the children would be allowed
to play that was located away from the street and the hazards of
traffic. Ms. Zimmer stated that they would be operating during
daytime hours and would not pose a problem with the normal
operation of the Church itself.
Board Member Robert Kenerson asked how many vehicles there
would be with the additional use.
Ms. Zimmer responded that there would be five staff members
and one bus.
Board Member Candace Cornell asked if the facilities had
adequate health and safety precautions.
Ms. Zimmer responded that they have received authorization
from the Department of Health.
Board Member Virginia Langhans asked about the approximate age
of the children attending.
Ms. Zimmer responded the ages would be from three to four
years of age.
Board Member Robert Kenerson asked about the hours of
operation.
Ms. Zimmer responded they would be opened from 9am to 3pm.
Board Member Candace Cornell asked if the sprinkler system was
up to code.
Ms. Zimmer responded that,
sprinkler systems was up to code
at the church would be donated
federally funded.
D the best of her knowledge, the
Ms. Zimmer stated that the space
space and that the program was
There being no further discussion, the Chair asked if anyone
were prepared to offer a motion.
MOTION by Candace Cornell, seconded by Herbert Finch.
WHEREAS:
Planning Board 3 December 7, 1993
1. This action is the Consideration of Preliminary and Final Site
Plan Approval, and further, a Report to the Zoning Board of
Appeals with respect to a request for Special Approval,
pursuant to Article IV, Section 11 of the Town of Ithaca
Zoning Ordinance, for the proposed establishment of a Tompkins
County E.O.C. Headstart Program at the Church of Jesus Christ
of Latter Day Saints, located at 114 Burleigh Drive, Town of
Ithaca Tax Parcel No. 72 -1- 1.170, Residence District R -15.
Tompkins County E.O.C. Headstart Program, Applicant; Eileene
Zimmer, Agents and
2. This is an Unlisted Action for which the Town of Ithaca
Planning Board is legislatively determined to act as Lead
Agency in environmental review with respect to Site Plan
Approval, and
3. The Planning Board, at a Public Hearing on December 7, 1993,
has reviewed and accepted as adequate the Short Environmental
Assessment Form Part I prepared by the applicant, a Part II
prepared by the Town Planning staff, and a site plan entitled
"Tompkins County EOC Headstart Day Care, Ithaca, NY," prepared
by Eileene Zimmer of the Tompkins County EOC Headstart Program
and dated November 1993, and other application materials.
4. The Town Planning staff has recommended a negative
determination of environmental significance with respect to
the proposed site plan;
NOW, THEREFORE, BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative
determination of environmental significance in accordance with the
New York State Environmental Quality Review Act for the above
referenced action as proposed and, therefore, an Environmental
Impact Statement will not be required.
There being no further discussion, the Chair called for a
vote.
Aye - Grigorov, Kenerson, Langhans, Ainslie, Finch, Hoffmann,
Cornell, Smith.
Nay - None.
The MOTION was declared to be carried unanimously.
MOTION by Herbert Finch,
seconded by Candace Cornell:
1. This action is the Consideration of Preliminary and Final Site
Planning Board
0
December 7, 1993
Plan Approval, and further, a Report to the Zoning Board of
Appeals with respect to a request for Special Approval,
pursuant to Article IV, Section 11 of the Town of Ithaca
Zoning Ordinance, for the proposed establishment of a Tompkins
County E.O.C. Headstart Program at the Church of Jesus Christ
of Latter Day Saints, located at 114 Burleigh Drive, Town of
Ithaca Tax Parcel No. 72 -1 1.170, Residence District R -15.
Tompkins County E.O.C. Headstart Program, Applicant; Eileene
Zimmer, Agent.
2. This is an Unlisted Action for which the Town of Ithaca
Planning Board, acting as Lead Agency in environmental review,
has, on December 7, 1993, made a negative determination of
significance, and
39 The Planning Board, at a Public Hearing on December 7, 1993,
has reviewed and accepted as adequate the Short Environmental
Assessment Form Part I prepared by the applicant, a Part II
prepared by the Town Planning staff, and a site plan entitled
"Tompkins County EOC Headstart Day Care, Ithaca, NY," prepared
by Eileene Zimmer of the Tompkins County EOC Headstart Program
and dated November 1993, and other application materials.
NOW, THEREFORE, BE IT RESOLVED:
10 That the Town of Ithaca Planning Board hereby waives certain
requirements for Preliminary and Final Site Plan Approval, as
shown on the Preliminary and Final Site Plan Checklist, having
determined from the materials presented that such waiver will
result in neither a significant alteration of the purpose of
site plan control nor the policies enunciated or implied by
the Town Board, and
2. That the Planning Board hereby grants Preliminary and Final
Site Plan Approval to the proposed site plan entitled
"Tompkins County EOC Headstart Day Care, Ithaca, NY," prepared
by Eileene Zimmer of the Tompkins County EOC Headstart Program
and dated November 1993.
1. That the Planning Board, in making recommendation to the
Zoning Board of Appeals, determines the following:
a. there is a need for the proposed use in the
proposed location, as demonstrated by the
applicant;
be the existing and probable future character of
the neighborhood will not be adversely
affected as a result of the proposed project;
Planning Board 5 December 7, 1993
co the specific proposed change in land
result of the proposed project
accordance with a comprehensive
development for the Town of Ithaca.
use as a
is in
plan of
2. That the Planning Board reports to the Zoning Board of Appeals
its recommendation that the aforementioned request for Special
Approval be approved, subject to the condition that the
Special Approval terminate on June 30, 1994 and if the
proposed use is to be extended beyond July 1, 1994, that there
be a re- application for a special approval and site plan
approval.
There being no further discussion, the Chair called for a
vote.
Aye - Grigorov, Kenerson, Langhans, Ainslie, Hoffmann, Finch,
Cornell, Smith.
Nay ° None.
The MOTION was declared to be carried unanimously.
Chairperson Grigorov stated that, for the record, five
Planning Board Members had viewed the site.
Chairperson Grigorov declared the Public Hearing regarding the
Tompkins County EOC Headstart Program to be duly closed at 7:48 pm.
Planning Board Member Candace Cornell stated that there was a
Greenways Workshop that was held on December 4, 1993 by the
Tompkins County Greenway Coalition which was successful beyond her
expectations. Ms. Cornell stated that there were 66 participants.
The participants gave three minute presentations regarding the
paths and bikeways in an area of their choice. Ms. Cornell stated
that it was really exciting to be there and participate.
PUBLIC HEARING: CONSIDERATION OF A RECOMMENDATION TO THE TOWN
BOARD WITH RESPECT TO A PROPOSAL TO REZONE 27.5 + /- ACRES OF TOWN OF
ITHACA TAX PARCEL NO. 39- 1 -1.3, LOCATED ON THE WEST SIDE OF DANBY
ROAD APPROXIMATELY 2,000 FEET SOUTH OF THE ENTRANCE TO ITHACA
COLLEGE, FROM INDUSTRIAL DISTRICT TO SPECIAL LAND USE DISTRICT, TO
ALLOW CONSTRUCTION OF A 115,000 SQ. FT. BUILDING WITH 60 ADULT CARE
UNITS, 20 ASSISTED LIVING UNITS, AND 80 INDEPENDENT LIVING UNITS,
WITH A MAXIMUM OF 180 RESIDENTS. ITHACARE, INC., APPLICANT: MARK
MACERA, AGENT.
Chairperson Grigorov declared the Public Hearing in the above -
noted matter duly opened at 7:52 p.m. and read aloud from the
Notice of Public Hearings as posted and published and as noted
above.
Planning Board 6 December 7, 1993
Mark Macera addressed the Board and stated that Ithacare had
extended an invitation to the Planning Board members to visit
Ithacare, receive a tour, and get a better idea of what Ithacare is
all about. Mr. Macera stated that the same invitation was extended
to Supervisor Raffensperger and the members of the Town Board as
well. Mr. Macera took a moment to introduce Fred Noetscher and
Christopher Sapara- Grant, representing L. Robert Kimball &
Associates, an architectural and engineering firm, along with Elena
Flash and Noel Desch, two members of Ithacare's Board.
Mr. Sapara -Grant addressed the Board and gave a slide
presentation to enable the Planning Board to better visualize
Ithacare and its facilities. Mr. Sapara -Grant stated that the land
is currently owned by Ithaca College and that Ithacare would is
proposing a 160 unit adult day care center which would be comprised
of: 20 assisted living units, 60 adult care units, and 80
independent living units. Mr. Sapara -Grant stated that Ithacare's
proposal would include 105 parking spaces for residents, staff and
visitors. Mr. Sapara -Grant gave a brief description of the
proposed building, the living quarters provided, and the different
levels of assistance and activities that would be provided at the
Ithacare facility.
Chairperson Grigorov stated that according to a letter from
George Frantz which stated that "there are a number of issues
regarding this proposal which we need to resolve prior to making a
recommendation to the Town Board for approval." Chairperson
Grigorov asked if there were any comments regarding this at this
time.
Board Member Candace Cornell asked if there was a cooperation
between the residents that need the least amount of assistance and
those residents that required more assistance.
Mr. Macera responded that there was a cooperation with the
residents and that there was also a physiological reason to have
the two levels of care mixed. Mr. Macera stated that the residents
need to be engaged socially in order to benefit from staying in the
independent population instead of being displaced. Mr. Macera
stated that the common spaces are available to encourage residents
to mingle with the residents from the different floors and levels
of care.
Board Member James Ainslie asked how many elevators there
would be in the building.
Mr. Macera responded that there would be three elevators,
strategically located to minimize the amount of travel distance
that any one resident would have to travel to get to them. Mr.
Macera stated that there would also be the appropriate number of
stairwells.
Planning Board 7 December 7, 1993
Board Member Robert Kenerson asked Mr. Macera to give a brief
description of the difference between the facility that Ithacare
currently has and the proposed facility.
Mr. Macera responded that there are 74 units now, with 81
individuals residing at the current facility. Mr. Macera stated
that there are currently six, one bedroom, assisted living
apartments, which could be independent living units. Mr. Macera
stated that the apartments on the third floor of the current
facility are very comfortable, upscale, and very spacious, which
provides the kind of amenities that everyone would be looking for
in a retirement living arrangement.
Board Member Candace Cornell stated that she had visited the
current facility and more space was needed.
Board Member Herbert Finch asked about the gradients were on
the map was in terms of the over look area.
Fred Noetscher stated that the low point on the overlook was
approximately 590 feet. Mr. Noetscher stated that the front
elevation would be approximately 571 feet.
Board Member Herbert Finch asked how much clearance there
would be over the roof.
Mr. Noetscher
responded
that
the roof
would
be
built
approximately 5 feet
below the
591 foot
elevation
at the
over
look.
Mr. Sapara -Grant stated that the illustration was a conceptual
sketch and the roof slope would be between 412 feet and 612 feet,
the illustration itself has higher slopes of the roof than what was
planned.
Assistant Town Planner George Frantz stated that the slope of
the roof and the impact on the views are the main issues regarding
the building.
Town Engineer Daniel Walker stated that the Board has very
little information about the building due to the stage that the
project is in. Mr. Walker stated that evaluation of the property
to determine the land use regulation for the suggested change in
zoning is the issue the Board must determine. Mr. Walker stated
that the issue of view protection and elevation are important
issues, but not necessarily relevant to the change is zoning and
use for this parcel. Mr. Walker stated that Ithacare did not have
a specific design, the question before the Board is, does the Board
feel it is possible to site a building big enough to serve
Ithacare's purposes on this site, and is this a suitable use for
this particular area of the Town of Ithaca.
Planning Board 8 December 7, 1993
Mark Macera addressed the Board and stated that the technical
nature of the actual elevation and the siting may be premature, but
Mr. Macera did not think that the issue was premature. Mr. Macera
stated that when someone is standing at the overlook, they want
there to be no obstruction of view of the valley and the lake. Mr.
Macera stated that the actual foot print of the layout with regard
to the elevation would be further refined and brought back to the
Board with specific elevations at a future date. Mr. Macera stated
that regarding the pitched roof and whether developing would
prevent someone from being able to see the trees on the back side
of the property would be addressed as well. Mr. Macera stated the
Ithacare center would not be visible if someone were travelling
North on Route 96B without looking back over their left shoulder.
Board Member Candace Cornell asked about staffs concerns.
Assistant Town Planner George Frantz stated that the staff's
concerns with the application is the lack of information needed to
evaluate the request for the total of up to 30 dwelling units to be
built at a later date in the rear portion of the site. Mr. Frantz
stated that Ithacare was requesting the right to a Special Land Use
District (SLUD) and Paragraph 2b states that Ithacare would like
"to develop at some future date up to 30 additional dwellings in
this area ". Mr. Frantz stated that it is impossible to accurately
prepare an Environmental Impact Statement when there is no site
plan for the 30 additional dwellings that are mentioned in the
SLUD.
Mark Macera responded that there had been discussions
regarding future development plans of what Ithacare called detached
independent living units, and the Town of Ithaca Planning Board or
Town Board would have ultimate control over when and if those units
were to be approved on the site.
Town Attorney John Barney stated that when the Town Board or
the Planning Board is asked to change a law or approve an action,
(The Planning Board was asked to approve the creation of the SLUD),
under the SEQR regulations the board must determine what
environmental impact the proposed action would have, and in order
to do that the Board must know what can happen on the proposed
site The problem the Board is having is that in order to know
what to expect with the 30 detached units, there would be a lot
more design work and effort that must come forth from Ithacare.
After reviewing the design work, an intelligent environmental
decision can be made as to whether there is or is not going to be
a significant impact. Attorney Barney stated that he would
recommend that the Planning Board take the 30 units out of the SLUD
and use only the nursing home to create the SLUD. Attorney Barney
stated that when Ithacare wants to actually do something with the
30 units then come back before the Board with a site plan so that
the environmental impact statement can be done accurately with all
of the pertinent information.
Planning Board 9 December 7, 1993
Mr. Macera's concern with Attorney Barney's suggestion was
that Ithacare proposed over time to establish a continuum of care,
and if Ithacare proposed at a later date to add the 30 units and
the nursing home and it is met with negative opinions, it would
probably impact negatively with Ithacare's long term plans to
provide this continuum of care. Mr. Macera stated that he would
agree with leaving out Letters B & C from the proposed SLUD at this
time.
Noel Desch stated that the nursing home may straddle the two
areas being rezoned.
Town Attorney John Barney stated that the Board was not
proposing to limit the area to be rezoned.
Attorney Barney suggested that the Board rezone the entire
area but the only use that would be permitted would be subparagraph
(a) use and the special. approval use; located in the SLUD.
Planner I Louise Raimondo stated that there was some question
regarding buildability on the western portion of the property
because there are three stream corridors and a lot of steep slopes
in that area. Ms. Raimondo stated that this makes it harder to
make an accurate evaluation of that area for a convalescent home
and 30 dwelling units could reasonably fit in that area without
adversely impacting the environment.
Attorney John Barney stated that the Board is approving the
160 unit nursing home with no determination regarding the 30
additional dwellings at this time.
Mark Macera stated that Ithacare would accept the deletion of
Letter B & C if any wording could be included for future
consideration in Ithacare's plans.
Town Engineer Daniel Walker stated that Paragraph #3 does not
preclude subdivision within the requirements of R -15. Mr. Walker
then read Paragraph #3 from the attached proposed SLUD.
Mr. John Yntema addressed the Board and stated that he was
concerned about the slanted roof and the reflections that could
come from it, and the number of parking spaces proposed. Mr.
Yntema stated that he did not feel that 105 spaces would be
adequate for a facility the size of Ithacare. Mr. Yntema stated
that the traffic on Danby Road horrendous.
Mr. Carl Guy stated that the roof would be a shingled roof and
therefore there would be no reflection.
Planning Board 10 December 7, 1993
Mark Macera stated that 105 parking spaces well exceed the
minimum requirements of the Town and Ithacare's own requirements
based on staffing that would be there as well as the residents and
the visitors that would come and use the facility.
Chairperson Grigorov asked Mr. Macera what portion of the
residents would have cars.
Mr.
Macera
responded that only a
small
portion of the
residents
a proliferation
owned,
a SLUD is
drove
or would
Board for this zoning process.
have cars
on the
premises.
Chairperson Grigorov stated that transportation was mentioned
as an amenity by Ithacare. Mr. Macera stated that there would be
public transportation available, such as Gadabout and Public
Transit. Whether Ithacare owns a van or whether Ithacare contracts
with another service to provide those services, was under
discussion by Ithacare at that time.
Attorney John Barney asked how many parking spaces there were
at Ithacare's current location. Mr. Macera responded that there
were 80 parking spaces. Attorney Barney asked if there was ever a
time that all 80 parking spaces were taken. Mr. Macera responded
that all 80 spaces have never been taken that he knew of.
Assistant Town Planner George Frantz stated that 105 spaces is
in excess of the Town's requirements. Mr. Frantz stated that the
Planning staff is comfortable with 105 spaces.
Mr. Macera stated that if at some point in the future it was
determined that more spaces were needed, Ithacare would add as many
spaces deemed necessary by the powers that be.
Board Member James Ainslie asked if there would be handicapped
parking spaces provided.
Mr. Macera stated that the 105 spaces proposed included
handicapped spaces.
Assistant Town Planner George Frantz stated that the driveways
needed to be accessible for full sized buses to come onto the site
and to leave the site without difficulty.
Fred Noetscher stated that they felt that there would be
enough room for buses to turn around easily. Mr. Noetscher stated
that road elevations did not exceed 4% road slopes, which would be
half of the slope of a handicapped ramp.
Board
Member
Robert Kenerson
stated that there has been a lot
of concern
about
a proliferation
of SLUDs. Mr. Kenerson asked if
a SLUD is
the best
choice for the
Board for this zoning process.
Planning Board 11 December 7, 1993
Town Attorney John Barney stated that the Board' s choices were
to rezone to a residential district and then recommend that the
Town Board modify the permitted uses in a residential zone to
include a use such as the proposed. Attorney Barney stated that
the problem with that, is that it would then allow anyone with this
type of use to put the same use anywhere in the residential zone
anywhere within the Town of Ithaca. Attorney Barney stated that
the SLUD makes the most sense because the Board can make it very
site specific.
Chairperson Grigorov noted that this was a Public Hearing and
asked if anyone form the public wished to speak. No one spoke.
Chairperson Grigorov closed the Public Hearing and brought it back
to the Board for further discussion.
Board Member Eva Hoffmann
mentioned on Page 2 Letter E of
of land in the westerly portion
of the residents only.
asked if the open space which is
the SLUD which states that 3 acres
of the parcel would be for the use
Mark Macera stated that the intention of that portion of the
SLUD was to attempt to permit the residents of the Town to take
advantage of the project as being developed within a residential
community on South Hill. Mr. Macera stated that the details are
yet to be determined so that it could be structured in a way that
no matter what activity occurred, it would not adversely impact the
ability of the residents to participate in programming and to live
in a supportive and supervised environment.
Board Member Eva Hoffmann asked how much open space there
would be.
Town Engineer Daniel Walker stated that the subdivision is the
area where there is the 10% set aside. Mr. Walker asked the Board
if the set aside was wanted on just the Ithacare portion of the
property or the entire parcel.
Board Member Eva Hoffmann asked if the three acres of open
space that is being set aside would include space for the residents
to garden and participate in outdoor activities.
Town Attorney John Barney stated that the activities and
trails may or may not be on that three acres, but it depends on
what the Planning Board decides to do. Attorney Barney stated that
the Board is not here to make a final determination on the use of
the three acres, the Board is deciding that there will be three
acres available for open space that the Town may require be
dedicated as a park.
Planning Board 12 December 7, 1993
Planner I Louise Raimondo stated that the Planning staff did
not have enough time to review the SLUD thoroughly prior to the
meeting so they would be unable to make any recommendations at this
time.
Board Member Eva Hoffmann asked what would happen if a
resident needed full time temporary assistance, such as just coming
from the hospital from surgery, would it be possible for them to
have someone come to Ithacare to help care for them through the
recovery period.
Mark Macera stated that someone could stay with the resident
for a recovery period as long as it was not permanent. Mr. Macera
stated that there would be a floating unit set aside for someone
who may be needed to assist a resident in need.
Town Engineer Daniel Walker stated that there was a technical
issue with the SLUD that he was concerned about in Section 4,
Paragraph C. Mr. Walker stated that he felt that a better
definition of building segment was needed for codes enforcement
purposes.
Town Attorney John Barney stated
should be taken out of the SLUD and then
happen: 1) would need to rethink the 30 fi
higher number may be more appropriate, 2
the present development would be needed
able to use that information to get to a
that the word "segment"
two things would need to
Dot limitation, because a
) some kind of status on
so that the Board may be
level of definition.
Mr. Macera stated that based on the tentative development the
height was 34 feet which would violate the current ordinance
restriction of 30 feet.
Planner I Louise Raimondo stated that the staff did not feel
comfortable making a recommendation because there was not ample
time to study the SLUD prior to the meeting.
Board Member Candace Cornell asked Mr. Macera how a slight
delay would effect Ithacare's funding.
Mr. Macera responded that if Ithacare were to be discussed
again at the December 21, 1993 Planning Board Meeting it would
still allow for a January 1994 decision with the Town Board unless
there is a serious problem between now and then.
Board Member Virginia Langhans asked if it would be possible
to have an architectural drawing available at the meeting on
December 21, 19930
Planning Board 13 December 7, 19.93
Town Attorney John Barney stated that if Ithacare could
provide an accurate rendering of what this could look like with
vertical dimensions which could be incorporated into the SLUD, it
would make the evaluating and decision making process much easier.
Town Engineer Daniel Walker stated that two things would make
it easier to evaluate this project; a firm building envelope and a
maximum roof height elevation.
Mr. Macera stated that Ithacare would do their best to get the
information requested by the Planning Board to Town staff.
Chairperson Grigorov asked if there were any further
discussion at this time regarding the Ithacare Project, there was
none. Chairperson Grigorov asked if anyone were prepared to offer
a motion.
MOTION by Candace Cornell, seconded by Eva Hoffmann:
To adjourn the Public Hearing regarding Ithacare until the
December 21, 1993 Planning Board meeting.
There being no further discussion the Chair called for a vote.
Aye - Grigorov, Kenerson, Langhans, Hoffmann, Finch, Ainslie,
Smith, Cornell.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairperson Grigorov declared the Public Hearing duly
adjourned to December 21, 1993 to allow the applicant time to
produce the necessary information for the Town Staff to make an
adequate evaluation in the matter of Ithacare.
AGENDA ITEM: CONSIDER COMMENTS TO THE DRAFT ENVIRONMENTAL IMPACT
STATEMENT FOR THE PROPOSED PEREGRINE HOLLOW SUBDIVISION TO APPROVE
COMMENTS TO THE DRYDEN PLANNING BOARD.
Chairperson Grigorov declared the above -noted matter duly
opened at 9:09 p.m.
Chairperson Grigorov opened the discussion by reading the
staff comments regarding the Peregrine Hollow Subdivision.
Chairperson Grigorov stated that she had spoken with Barbara
Caldwell, the Chairperson of the Town of Dryden Planning Board, and
the Board did not accept any park land on this project.
The Board discussed the Peregrine Hollow Subdivision and how
it would involve the Town of Ithaca. There was some discussion
about the park location on the proposed project, and how the
Planning Board 14 December 7, 1993
® location could effect Eastern Heights
Park and the residents in the
Town of Ithaca
near that park. The
Board members
also discussed
wetlands
and the impact they could
have on the
project. The
remainder
of the discussion focused on the comments drafted by Town
of Ithaca
Planning Department staff
and whether or
not the Board
wished to
accept them as their own, and forward them
on the Town
of Dryden
Planning Board.
MOTION by James Ainslie, seconded by Herbert Finch:
WHEREAS, the Town of Dryden has solicited comments on the Draft
Environmental Impact Statement for the Peregrine Hollow Subdivision
project;
NOW, THEREFORE,
Board authorizes
BE IT RESOLVED, that
the Chairperson to
the
sign
Town of Ithaca Planning
a letter to the Town of
Dryden Planning
Peregrine Hollow
Board, prepared by
Draft Environmental
staff with comments on the
Impact Statement as discussed
at the
December
7, 1993 Town of Ithaca Planning
Board
meeting.
There being no further discussion, the Chair called for a
vote.
Aye - Grigorov, Kenerson, Langhans, Ainslie, Finch, Hoffmann,
Cornell, Smith.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairperson Grigorov declared the matter of the Peregrine
Hollow Subdivision located in the Town of Dryden to be duly closed
at 10 :22 p.m.
AGENDA ITEM: CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL
FOR THE PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL 33- 3 -1.2,
80 +/- ACRES TOTAL INTO 53 LOTS, WITH APPROXIMATELY 4,600 LINEAR
FEET OF PROPOSED ROAD, PROPOSED PUBLIC PARK AND OPEN SPACE
DEDICATION, AND PROPOSED PUBLIC WATER AND SEWER SERVICE, LOCATED ON
THE EAST SIDE OF SEVEN MILE DRIVE, RESIDENCE DISTRICT R -30. ALFRED
EDDY, STEPHEN EDDY, PAUL JACOBS, AND BENJAMIN MINTEER, OWNERS,
WILLIAM ALBERN. AGENT.
Chairperson Grigorov declared the above -noted matter duly
opened at 10:23 p.m.
William Albern addressed the Board and stated that he and his
clients were asking the Board for Sketch Plan Approval so that they
could start the survey work and meets and bounds drawings that
would be suitable to the Town of Ithaca Planning Board. Mr. Albern
stated that he had come before the Planning Board for a
recommendation to the Town Board with a request for rezoning and
was granted approval about two months ago. Mr. Albern stated that
Planning Board 15 December 7, 1993
after much discussion with his clients and Assistant Town Planner
George Frantz the subdivision would be named Saponi Meadows
Subdivision. Mr. Albern stated that there were three areas which
were separated by streams, and that the Town was involved with
Cornell University in an archeological dig to try to find indian
artifacts on his client's property. Mr. Albern stated that there
was nothing found in the middle section; a possible hearth was
found in the North area, which will be investigated in May or June
of 1994; and that there were two other possible findings in the
South area of the proposed property. Mr. Albern stated that the
investigation into the South area could effect the park shape and
size if there is an architectural find. Mr. Albern stated that
once the park is firmly identified that the subdivision would
begin. Mr. Albern stated that there were no existing sewer line to
the entire property and that his clients would need to put that in,
and the location proposed on the sketch plan is the best location
within his client's property.
Board Member Robert Kenerson asked Mr. Albern if all of the
dwellings would be single family or duplexes.
Mr.
Albern
responded
that they would all be single family or
duplexes
and no
multi residences.
Mr. Kenerson asked if the lots would be sold or developed and
then sold.
Mr. Albern responded both, and that the middle section would
be developed first.
Town Engineer Daniel Walker stated that Mr. Albern needs to
show a general concept plans with neighboring developments so that
it would be easier to understand how could tie in together.
Assistant Town Planner George Frantz stated that the park as
configured on the Sketch Plan could include the archeological sites
as well. Mr. Albern concurred with Mr. Frantz's statement.
Chairperson Grigorov asked if there were any further
discussion. There being none, Chairperson Grigorov declared the
matter of the sketch plan for Seven Mile Drive Subdivision to be
duly closed at 10 :44 p.m.
OTHER BUSINESS: 1. CONSIDERATION OF THE 1994 PLANNING BOARD MEETING
SCHEDULE.
The Board Members had been given the following resolution with
dates for possible Planning Board meetings for 1994.
There being no further discussion, the Chair asked if anyone
were prepared to offer a motion.
Planning Board 16 December 7, 1993
MOTION by Herbert Finch, seconded by Candace Cornell.
RESOLVED, that the Town of Ithaca Planning Board adopt and
hereby does adopt the following as its schedule of Regular Meetings
for the year 1994. Unless otherwise notified, all meetings will be
on Tuesday, commencing at 7:30 p.m.
First Meeting of-the Month
January"4, 1994
February 1, 1994
March 1, 1994
April 5, 1994
May 3, 1994
June 7, 1994
July 5, 1994
August 21 1994
September 6, 1994
October 4, 1994
November 1, 1994
December 6, 1994
vote.
Second Meeting of the Month
January 18; 1994
February 15, 1994
March 15, 1994
April 19, 1994
May 17, 1994
June 21, 1994
July 19, 1994
August 16, 1994
September 20, 1994
October 18, 1994
November 15, 1994
December 20, 1994
There being no further discussion, the Chair called for a
Aye - Grigorov, Kenerson, Langhans, Hoffmann, Ainslie, Finch,
Cornell, Smith.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairperson Grigorov declared the matter of the 1994 Planning
Board schedule to be duly closed.
OTHER BUSINESS: 2. CONSIDERATION OF RECOMMENDATION TO THE TOWN
BOARD WITH RESPECT TO THE BOARD CHAIRMANSHIP FOR THE YEAR 1994.
Planning Board
17
December 7, 1993
Chairperson Grigorov stated that the Planning Board must
nominate a Chairperson for the Planning Board for 1994.
Chairperson Grigorov stated that she would like to make a
motion to nominate Robert Kenerson.
MOTION by Carolyn Grigorov, seconded by Virginia Langhans:
RESOLVED, that the Town of Ithaca Planning Board recommend and
hereby does recommend to the Town Board the appointment of Robert
Kenerson as Chairman of the Town of Ithaca Planning Board for the
year 1994.
There being no further discussion, the Chair called for a
vote.
Aye - Grigorov, Langhans, Ainslie, Finch, Hoffmann, Smith.
Nay - Cornell.
Abstain - Kenerson.
The MOTION was declared to be carried.
AGENDA ITEM. APPROVAL OF MINUTES - July 20, 1993.
MOTION by Herbert Finch, seconded by James Ainslie.
RESOLVED, that the Minutes of the Town of Ithaca Planning
Board Meeting of July 20, 1993, be and hereby are approved as
written.
There being no further discussion, the Chair called for a
vote.
Aye - Grigorov, Kenerson, Langhans, Ainslie, Finch, Cornell, Smith.
Nay - None.
Abstain - Hoffmann.
The MOTION was declared to be carried.
AGENDA ITEM. APPROVAL OF MINUTES - August 3, 1993.
MOTION by Robert Kenerson, seconded by Herbert Finch.
RESOLVED, that the Minutes of the Town of Ithaca Planning
Board Meeting of August 3,1993, be and hereby are approved as
written.
There being no further discussion, the Chair called for a
vote.
Planning Board 18 December 7, 1993
Aye - Grigorov, Kenerson, Langhans, Ainslie, Finch, Cornell, Smith.
Nay - None.
Abstain - Hoffmann.
The MOTION was declared to be carried.
AGENDA ITEM. APPROVAL OF MINUTES - October 19, 1993.
MOTION by James Ainslie, seconded by Virginia Langhans:
RESOLVED, that the Minutes of the Town of Ithaca Planning
Board Meeting of October 19, 1993, be and hereby are approved as
written.
There being no further discussion, the Chair called for a
vote.
Aye - Grigorov, Kenerson, Langhans, Hoffmann, Ainslie, Finch,
Cornell, Smith.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairperson Grigorov stated for the record that she
complimented the Secretary on the nice job with the minutes for the
Planning Board.
AGENDA ITEM: REPORT OF THE TOWN PLANNER.
Town Engineer Daniel Walker stated that there was no report to
give.
Chairperson Grigorov declared this portion of the meeting to
be duly closed.
ADJOURNMENT.
Upon Motion, Chairperson Grigorov declared the December 7,
1993 meeting of the Town of Ithaca Planning Board duly adjourned at
11:02 p.m.
Respectfully submitted,
StarrRae Hays, Re cording Secretary
Town of Ithaca Planning Board