HomeMy WebLinkAboutPB Minutes 1994-07-19TOWN OF ITHACA PLANNING BOARD
JULY 19, 1994
The
Town
of
Ithaca
Tuesday,
New York
July
at 7:30
19,
1994, in
p.m.
FBNAL
TOWN OF ITHACA PLANNING BOARD
JULY 19, 1994
The
Town
of
Ithaca
Tuesday,
New York
July
at 7:30
19,
1994, in
p.m.
FILED
TOWN OF ITHACA
Date .2.
Cler
Planning Board met in regular session on
Town Hall, 126 East Seneca Street, Ithaca,
PRESENT: Chairperson Robert Kenerson, Gregory Bell, Eva Hoffmann,
James Ainslie, Herbert Finch, Candace Cornell, Jonathan
Kanter (Town Planner), George Frantz (Assistant Town
Planner), John Barney (Town Attorney).
ALSO PRESENT: Fred Estabrook, Cheryl Smith, Fred Wilcox, Ruth Mahr,
Ralph Varn, George Bayer.
Chairperson Kenerson declared the meeting duly opened at 7:30
p.m. and accepted for the record the Secretary's Affidavit of Posting
and Publication of the Notice of Public Hearings in Town Hall and the
Ithaca Journal on July 11, 1994 and July 13, 1994, 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 Clerks of the City of Ithaca and
the Town of Ulysses, upon the Tompkins County Commissioner of
Planning, upon the Tompkins County Assessment Department, and upon the
applicants and /or agents, as appropriate on July 14, 1994.
Chairperson Kenerson read the Fire Exit Regulations to those
assembled, as required by New York State Department of State, Office
of Fire Prevention and Control.
AGENDA ITEM: PERSONS TO BE HEARD.
Chairperson Kenerson asked if anyone from the public wished to
speak. No one spoke. Chairperson Kenerson closed this portion of the
meeting.
There being time before the scheduled Public Hearing, Chairperson
Kenerson asked that the Board members consider approval of the July 5,
1994 Planning Board Minutes, and asked if anyone were prepared to
offer a motion.
AGENDA ITEM: APPROVAL OF MINUTES - JULY 5, 1994.
MOTION by James Ainslie, seconded by Herbert Finch:
RESOLVED, that the Minutes of the Town of Ithaca Planning Board
Meeting of July 5, 1994, be and hereby are approved as written.
There being no further discussion, the Chair called for a vote.
Aye - Kenerson, Bell, Hoffmann, Ainslie, Finch.
Nay - None.
Absent - Cornell.
The MOTION was declared to be carried.
V
Planning Board 2 July 19, 1994
PUBLIC HEARING. CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION
APPROVAL FOR THE PROPOSED MODIFICATION OF LOT LINE BETWEEN TOWN OF
ITHACA TAX PARCELS NO. 54 -7 -41 AND 54 -7 -42. SAID MODIFICATION TO
RESULT IN THE TRANSFER OF 0.04 + /- ACRE FROM TAX PARCEL NO. 54 -7 -41 TO
TAX PARCEL NO. 54 -7 -42, AND THE TRANSFER OF 0.04 + /- ACRE FROM TAX
PARCEL NO. 54 -7 -42 TO TAX PARCEL NO. 54 -7 -41, LOCATED AT 237 AND 243
CODDINGTON ROAD, RESIDENCE DISTRICT R -9. ORLANDO IACOVELLI ET AL. AND
WILLIAM L. BALDINI, ET AL., OWNERS; ORLANDO IACOVELLI, APPLICANT.
Chairperson Kenerson declared the Public Hearing in the above -
noted matter duly opened at 7:37 p.m. and read aloud from the Notice
of Public Hearing as posted and published and as noted above.
Chairperson Kenerson stated that the Planning Board Members
received a memorandum from Town Engineer Daniel Walker, dated July 14,
1994, with regard to the Iacovelli lot line modification. (Above
mentioned memorandum is attached hereto as Exhibit #1)
Chairperson
Kenerson noted
that
this
was a Public Hearing and
asked
if anyone
from the public
wished
to
speak.
Fred Estabrook of 257 Coddington Road, addressed the Board and
stated that he was concerned about traffic control at the back
entrance at Ithaca College and the height of the building would
possibly interfere with the view of the lake for himself and other
residents in the area near the proposed construction site. Mr.
Estabrook stated that Mr. Frantz had checked the elevation levels of
the building and stated that it could obstruct the view from his house
completely. Mr. Estabrook stated that if there was a way to modify
the structure so that he and his neighbors would not lose the view,
the neighbors would all be very grateful. Mr. Estabrook stated that
the proposal before the Planning Board now is a better proposal than
the proposal brought before the Board in 1991. Mr. Estabrook asked
that the Board to do whatever is possible to limit the negative impact
on the view and the neighbors.
Board Member Eva Hoffmann stated for clarification that there was
no proposal for building anything on this parcel, it was a proposal
only to change lot lines.
Assistant Town Planner George Frantz responded that the matter
before the Board is only a modification of the lot lines and the Mr.
Estabrook was pointing out his concerns about the ultimate design of
the building and its impact on the views.
There appearing to be no further discussion, Chairperson Kenerson
asked if anyone were prepared to offer a motion.
MOTION by Herbert Finch, seconded by James Ainslie:
WHEREAS.
Y
Planning Board
3
July 19, 1994
16 This action is the Consideration of Preliminary and Final
Subdivision Approval for the proposed modification of lot line
between Town of Ithaca Tax Parcels No. 54 -7 -41 and 54 -7 -42. Said
modification to result in the transfer of 0.04 +/- acre from Tax
Parcel No.54 -7 -41 to Tax Parcel No.54 -7 -42, and the transfer of
0.04 +/- acre from Tax Parcel No.54 -7 -42 to Tax Parcel No.54 -7-
41, located at 237 and 243 Coddington Road, Residence District
R -9 and Multiple Residence. Orlando Iacovelli et al. and William
L. Baldini, et al., Owners; Orlando Iacovelli, Applicant.
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 Subdivision Approval, and
3. The Planning Board, at a Public Hearing held on July 19, 1994,
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, a subdivision plat entitled
"Subdivision Plat: Land Trade at 243 Coddington Rd.," prepared
by Lawrence P. Fabbroni, L.S., P.E., and dated May 16, 1994, and
other application materials, and
4. The Town planning staff has recommended a negative determination
of environmental significance with respect to the proposed
action, as proposed;
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, neither a Long Environmental
Assessment Form, nor an Environmental Impact Statement will be
required.
There being no further discussion, the Chair called for a vote.
Aye - Kenerson, Bell, Hoffmann, Ainslie, Finch, Cornell
Nay - None.
The MOTION was declared to be carried unanimously.
Board Member Eva Hoffmann stated that the Board should consider
Item No. 3 in Daniel Walker's memorandum which suggested that Mr.
Iacovelli consolidate his two parcels into one larger parcel.
Mr. Iacovelli stated that he did not want to incumber the lot
which already has the building on it with the other lot. Mr.
Iacovelli wished to leave them as two lots.
Board Member Eva
Hoffmann
asked
Town Planner
Jonathan Kanter if
he knew why Mr. Walker
felt
the
lots
should
be consolidated.
Town Planner Jonathan Kanter responded that he believed that Mr.
Walker thought that since the site plan was showing an existing 4 unit
Planning Board 4 July 19, 1994
which was approved as a single site plan and felt that at those times
the lots should have been consolidated since they were reviewed and
approved as one unified development.
Town Attorney John Barney stated that his concern was that
normally Multiple Residence Zone is of two acres or better, and
neither of these parcels amount to an acre.
Mr. Iacovelli stated that he was not interested in consolidating
the two lots into one at this time.
Board Member Gregory Bell stated that there was another reason
not to consolidate the parcels which is because the ownership of the
parcels under discussion is listed under different names.
MOTION by Eva Hoffmann, seconded by Herbert Finch:
:J�#V
10 This action is the Consideration of Preliminary and Final
Subdivision Approval for the proposed modification of lot line
between Town of Ithaca Tax Parcels No. 54 -7 -41 and 54 -7 -42. Said
modification to result in the transfer of 0.04 +/- acre from Tax
Parcel No. 54 -7 -41 to Tax Parcel No. 54 -7 -42, and the transfer of
0.04 +/- acre from Tax Parcel No. 54 -7 -42 to Tax Parcel No. 54 -7-
41, located at 237 and 243 Coddington Road, Residence District R-
9 and Multiple Residence. Orlando Iacovelli et al. and William
L. Baldini, et al., Owners; Orlando Iacovelli, Applicant.
2. This is an Unlisted Action for which the Town of Ithaca Planning
Board, acting as Lead Agency in environmental review, did at a
Public Hearing held on July 19, 1994 make a negative
determination of significance, and
3. The Planning Board, at a Public Hearing held on July 19, 1994,
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, a subdivision plat entitled
"Subdivision Plat: Land Trade at 243 Coddington Rd.," prepared
by Lawrence P. Fabbroni, L.S., P.E., and dated May 16, 1994, and
other application materials.
NOW, THEREFORE, BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby waives certain
requirements for Final Subdivision Approval, as shown on the
Final Subdivision Checklist, 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 hereby grants Preliminary and Final
Subdivision Approval for the proposed as shown on the subdivision
plat entitled "Subdivision Plat: Land Trade at 243 Coddington
Planning Board
61
July 19, 1994
Rd.," prepared by Lawrence P. Fabbroni, L.S., P.E., and dated May
16, 1994, and other application materials, subject to the
following conditions:
a. Prior to signing by the Chairman of the Planning Board,
revision of the subdivision plat to show accurate locations
and descriptions of all subdivision monuments, the location,
name, and dimensions of each utility, drainage, or similar
easement within, abutting, or in the immediate vicinity of
the proposed subdivision, and the surveyor's certification,
b. The triangular parcel being subdivided from Tax Parcel No.
54 -7 -41 be consolidated with the remainder of Tax Parcel No.
54 -7 -42,
c. The triangular parcel being subdivided from Tax Parcel No.
54 -7 -42 be consolidated with the remainder of Tax Parcel No.
54 -7 -41,
d. Deeds be prepared effecting such consolidation and recorded
with copies of the deeds and receipt for such filing be
provided to the Town Planner and Town Attorney before a
building permit is issued for any construction on Tax Parcel
No. 54 -7 -41,
e. There be
granted to the Town
a 20 -foot wide sewer
easement,
in usual
form for the location
and maintenance of
the sewer
line that
presently traverses
the property approximately
as
shown on
the subdivision plat;
prior to the granting
of any
building
permit for construction
on Tax Parcel No.
54 -7 -411
Mr. Iacovelli addressed the Board and stated
that he did
not
understand the conditions that
Attorney Barney
had
read, and that
he
did not wish to agree to something
that he did
not
understand.
Attorney Barney explained
conditions "b"
through "e" above,
to
Mr. Iacovelli and showed him on
his subdivision map
how they applied
to
his subdivision.
Mr. Iacovelli concurred with the conditions as listed above.
There being no further discussion, the Chair called for a vote.
Aye - Kenerson, Bell, Hoffmann, Ainslie, Finch, Cornell.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairperson Kenerson declared the matter of Preliminary and Final
Subdivision Approval for 237 and 243 Coddington Road for Orlando
Iacovelli duly closed. at 8:02 p.m.
AGENDA ITEM: SKETCH PLAN REVIEW: CONSIDERATION OF SKETCH PLAN FOR
THE PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO. 56 -3 -14.2,
20.01 + /- ACRES TOTAL AREA, INTO TWO LOTS, 11.35 + /- AND 8.65 + /- ACRES
Planning Board 6 July 19, 1994
IN SIZE RESPECTIVELY, LOCATED ON THE NORTH SIDE OF SLATERVILLE ROAD
BETWEEN BURNS ROAD AND THE TOWN OF ITHACA /TOWN OF DRYDEN LINE,
RESIDENCE DISTRICT R -15. ELEANOR FOOTE, OWNER, RALPH VARN, APPLICANT.
Chairperson Kenerson declared the Public Hearing in the above -
noted matter duly opened at 8:04 p.m. and read aloud from the Planning
Board's agenda.
Ralph Varn addressed the Board and stated that he was acting as
Mrs. Foote's agent and was asking for a simple two -lot subdivision.
Mr. Varn stated that he had submitted an application for the
subdivision, which was accepted and was told that they would be on the
July 5, 1994 agenda for final approval at that meeting. A couple of
weeks later Mr. Varn stated that he had received a call from Town
Engineer Daniel Walker who stated that at a Planning staff meeting, it
was decided that it would be better to come to the Board for
Preliminary approval rather than Final because of some concerns about
park dedication and creating a land locked parcel. On June 24, 1994,
Mr. Varn asked Mr. Walker to put that in writing so that he could
notify Mrs. Foote. On June 24, 1994, Mr. Varn received a letter from
Assistant Town Planner George Frantz stating that the application was
not complete, and that the subdivision was not on the schedule at all.
Mr. Varn stated that the proposal was for a simple two -lot subdivision
and that the land would be deeded over to himself and that it would
become a part of his land which is the proposed Peregrine Hollow
Subdivision in the Town of Dryden. Mr. Varn stated that he did not
feel that it should be dragged out so long. Mr. Varn continued by
requesting that the proposal go to Final Subdivision approval without
any major problems at the next Planning Board meeting.
Mr. Varn stated that he had received preliminary approval from
the Town of Dryden for Phase I, which consists of 44 single family
building lots. The proposal for town houses had been moved to the
fourth phase of development at the request of the Town of Dryden
residents. Mr. Varn stated that the sewer line would be connected to
the Route 79 sewer line. Mr. Varn stated that the roads had the
proper slopes, and there would be a 60 -foot strip of land to connect
to the Blanpied property to give them some access. Mr. Varn stated
that he believed that it was good property and a good project. Mr.
Varn stated that he would like to see the Town of Ithaca and the Town
of Dryden work together to make this a more successful project. Mr.
Varn stated that the Eastern Heights Park is a very underutilized
park. Mr. Varn stated that when the project was begun he knew that
the existing sewer on Slaterville Road was a flat sewer line, and the
manhole at the end of that sewer line was the flush type manhole,
which was considered to be a good thing for the Town of Ithaca.
Board Member James Ainslie asked if the Town was maintaining the
park. Mr. Varn responded that the Town of Ithaca does maintain the
park, and that it was a beautiful park.
Board Member Candace Cornell stated that there were some flooding
problems in the park which the Town was working on, but that it could
be because of the developments that were put in which had stripped
some of the vegetative buffer that was holding the water. Ms. Cornell
Planning Board 7 July 19, 1994
stated that there was frequent flooding of the ball fields and that
water is a problem in that area because there tends to be a perched
water table.
Mr. Varn responded that he had never seen the park flooded.
Ms. Cornell stated that it was on record.
Mr. Varn pointed out that within the main Peregrine Hollow
Subdivision the Town Houses that were located adjacent to the Eastern
Heights Park have been moved further east away from the park. Mr.
Varn also pointed out a +/- 6 acre parcel of permanent open space in
approximately the middle of the Peregrine Hollow Subdivision. Mr.
Varn also proposed Senior Citizen housing and approximately 5 acres
that would be dedicated to a day care facility as part of the project.
Mr. Varn stated that there were also plans to connect trails all
through the open space down to the old quarry.
Board Member Candace Cornell asked Mr. Varn who would own the
open spaces.
Mr.
Varn responded that the Town of
Dryden does not want to
accept parks and open spaces at this time,
and that he would
hold
ownership
of open spaces. Mr. Varn stated
that another possibility
Hill Road for all
would be
to run lot lines together with restricted
areas within
the
deeds
so
that individual
homeowners would
not be able
to touch
the
open space.
Board Member Candace Cornell asked if Mr. Varn had any plans for
roads to go through the Town of Ithaca from this development, as an
access to Route 79.
Mr. Varn responded, No. Mr. Varn stated that a road could go
through the Blanpied property to the road on the Frandsen property
which connects to Route 79.
Ms.
Cornell
stated that as
it
stands,
there would be only one
access to
Snyder
Hill Road for all
of
that
development.
Mr. Varn responded that there would be a second access with the
approval of Phase II.
Ms. Cornell asked Town Planner Jonathan Kanter if he knew of any
concerns that Town Engineer Daniel Walker may have had regarding this
project.
Town Planner Jonathan Kanter responded that one of his concerns
was the sewer connection. Mr. Kanter stated that this would require
extending the sewer district into the Town of Dryden and having a
formal agreement with the Town of Ithaca to connect to the sewer line
on Slaterville Road. Mr. Kanter further stated that the Town had
discussions with the Town of Dryden on getting that put into motion
and based on those discussions, it seems to be feasible and in the
process of being worked out,
Planning Board
Ms. Cornell asked
the Town of Ithaca.
July 19, 1994
if it presented a hardship to the residents of
Mr. Kanter responded that he
could not
answer that.
Mr. Kanter
stated that from an engineering
viewpoint,
they would need
to look
into the capacity of the sewer on Slaterville
be
Road and
where that
flows and possible future development in the
Town
of Ithaca
other than
the Peregrine Hollow development.
Those are things
that
Mr. Walker
had started discussions with the
Town of Dryden
about.
this
Town Attorney John Barney stated that any resolution to the
problem would be done in a way that would not be a financial burden on
Town of Ithaca residents. There would be some sort of financial
arrangement for other projects to contribute.
Mr. Varn addressed the Board and stated that he was here asking
the Planning Board for a simple 2 -lot subdivision of Eleanor Foote's
property, not for the Peregrine Hollow subdivision.
Assistant Town Planner George Frantz stated that the Boards needs
to consider the Peregrine Hollow Subdivision while looking at the
Foote Subdivision because of the sewer service for both this parcel
and the Peregrine Hollow Subdivision among other issues.
Town Attorney John Barney addressed the Board and stated, for the
record, that Mr. Varn has been at times and still is, in some matters,
a client of his office, not on this matter and not on anything to do
with the Dryden subdivision, and certainly not anything appearing
before the Town Planning Board.
Board Member
Gregory Bell
asked Mr.
Varn
to
point
out
the two
lots
be
that
were being
considered
for subdivision
at
this
meeting.
Mr. Varn pointed out the lots and stated
the creation of a land locked parcel, Lot #1.
lot would be joined with the Peregrine Hollow
stated that there could be some wording that
that the real issue was
Mr. Varn stated that
Subdivision, Mr. Varn
could be figured out so
that he could not take that
parcel into his
land
and then sell it
separately
from his land.
be
acquired simultaneously
from Mrs.
Town Attorney John Barney stated that if the Board granted this
subdivision, Mr. Varn would accept a condition that the lot would not
be sold until a road had been constructed or road frontage had been
provided to that parcel.
Mr. Varn concurred with the statement made by Attorney Barney.
Attorney
Barney stated
that
an additional
condition
would be that
both of these
lots
be
acquired simultaneously
from Mrs.
Foote,
Mr. Varn stated that both lots would be purchased at the same
time.
Board Member Candace Cornell asked Mr. Varn what type of housing
he planned to build.
Planning Board 9 July 19, 1994
Mr. Varn responded the proposal was for all residential housing,
colonial style housing, and single family homes. Mr. Varn stated that
the Zoning in the Town of Dryden, as well as the Town of Ithaca,
allows an in -law apartment.
Mr. Varn had brought a model of what the proposed Peregrine
Hollow Subdivision would look like if constructed as proposed. The
Board members viewed the model.
Board Member Candace Cornell stated that a concern she had was
stormwater runoff from development. If this subdivision was approved,
since the flow of the entire watershed is flowing into the Town of
Ithaca, then the Town of Ithaca should have some approval over the
stormwater management plans for the development of Peregrine Hollow.
Mr. Varn stated that he would make the calculations on the
stormwater runoff available to Town of Ithaca Town Engineer Daniel
Walker.
Ms. Cornell stated that she wanted Mr. Walker to have an approval
over the stormwater runoff plans.
Mr. Varn responded
that
he was not interested in having Mr.
Walker have
stated that
approval over
the land was
the stormwater management plans. Mr. Varn
divided into five sections and the water
flowed to five different destinations, instead of all of the water
going into one quarry. Mr. Varn showed the Board approximately where
he felt the
water runoff
went
by pointing out the specific areas on
the model.
erosion and sedimentation
control plan
for
Cheryl Smith of 104 Skyvue Road, addressed the Board and stated
that her basement was flooded on a regular basis. Ms. Smith stated
that the flooding was heavier in the springtime from the snow melting,
and that it was not limited to the snow, when it rains hard and fast,
it goes into her basement. Ms. Smith stated that if Mr. Varn had
driven into the park every day as he stated earlier, then he had to
have driven his car over the little gully that had been washed out,
which is not in the rip rap, it comes right across a field, washes out
a ditch in the road and continues to an unknown destination. Ms.
Smith stated that the ballpark, which is flat, does get flooded every
spring and is majorly under water from water coming off the entire
hill.
Ms. Cornell
stated that
because of
the problems which already
exist due
to development in
the area,
she felt that it is very
important
to have
an adequate
stormwater,
erosion and sedimentation
control plan
for
this subdivision, if it
goes through, because the
impact will
be in
the Town of
Ithaca.
Board Member James Ainslie stated that Mr. Varn had stated
earlier that he had. been to the park everyday with his child, and
asked if he had ever seen any water there with the type of rains that
have been in the area.
Mr. Varn stated that he had never seen any water and pointed out
Planning Board 10 July 19, 1994
that the culvert pipe in the park has never been disturbed. Mr.
stated that Ms. Smith's house was located in an upper section of
development. Mr. Varn stated that the water was drawn away from
Smith's house to culverts. Mr. Varn stated that as part of
drainage plan there would be a holding system put in to control
Varn
the
Ms.
the
the
surface runoff.
that the Town
is assured that there are adequate stormwater
and
Board Member Candace Cornell stated that she would like
to
see
that the Town
is assured that there are adequate stormwater
and
erosion control plans as a result of new development, from
Peregrine Hollow development including the subdivision under
the
discussion tonight.
Ms. Cornell stated that she would like
to
see
that plan as a
contingencyt when the Planning Board does come
to
an
approval. Ms.
that concerned
dedication.
Cornell stated that there were a lot of other
her as well, and one was Mr. Varn's interest in
issues
a
park
Mr. Varn responded that he would like to work with the Town of
Ithaca to make the park better. Mr. Varn stated that he was
interested in making a loop in the water system with the Town of
Ithaca to create a better water system for everyone.
Board Member James Ainslie asked Mr. Varn what price range he was
considering for the homes placed on the development.
Mr. Varn responded that the homes would start at $143,000.00 up
to $167,000.00.
Mr. Ainslie stated that according to Becky Bilderback that was
not affordable housing.
Mr. Varn responded, no, it was not. Mr. Varn stated that the
multiple attached units could possibly go as low as $90,000, which is
closer to affordability. Mr. Varn stated that he felt affordability
was around $70,000.
There was some discussion about details on a brochure that Mr.
Varn had showed the Planning Board Members.
Chairperson Robert Kenerson stated that this was a sketch plan
review and that the Board could not make any decisions on the two -lot
subdivision. Chairperson Kenerson stated that Mr. Varn wanted the
subdivision to be finalized.
Mr. Varn stated that he wanted to come before the Planning Board
for final approval at the next planning Board meeting, August 2, 1994,
and the he did not feel that it should have gone back to sketch plan
because this was Mrs. Foote's property and he is only an agent for
her.
Planning Board 11 July 19, 1994
Town Attorney John Barney stated that this was not a simple two -
lot subdivision, because the rear lot has no frontage to a road.
Attorney Barney stated that if this was brought in as a simple two -lot
subdivision with no road frontage or access, the answer would be no.
Attorney Barney stated that the Planning Board was concerned about how
frontage would be provided to that piece of property.
Mr. Varn stated that he
disagreed with the
method by which
the
staff came up with the sketch
plan. Mr. Varn stated
that he submitted
connection
an application for final subdivision
approval, Dan Walker called
and
said that Mr. Varn needed to
go to preliminary.
Mr. Varn said
that
was fine and could understand
the need for preliminary
first do to
the
concern of the parcel being
land locked, and
the park dedication
issues to be talked about. Mr.
Varn then stated
that he then received
a letter stating that he was
not on the schedule and that
his
application was not complete,
and that he needed
to come in for sketch
plan review of his whole subdivision in the
Town of Ithaca
that
relates to Peregrine Hollow.
Mr. Varn stated
that these were
two
different
issues.
Town Attorney John Barney stated that Mrs. Foote was asking for
a land locked piece of land and normally it would not have been put on
for sketch plan because it would be unacceptable according to the Town
of Ithaca Subdivision Regulations.
Board Member Candace Cornell stated that she did not view this as
being simple. Ms. Cornell stated that it could be viewed as a simple
two -lot subdivision with a land locked piece of land, or it could be
viewed in context in which it is part of Peregrine Hollow, which she
had thoroughly studied and had a lot of concerns about. Ms. Cornell
continued by stating that this property would become part of that
development. Ms. Cornell stated that she was not convinced that this
was an appropriate density for the area. The Town of Ithaca
subdivision adds on to the incredibly intense development, and at the
moment, all of the roads will be running to Snyder Hill Road. Snyder
Hill Road has a lot of problems and Ms. Cornell was not sure that the
road could handle all of the traffic that could be generated. Ms.
Cornell stated that she had questions regarding the sewer system and
the park, which would be deluged by residents from Peregrine Hollow.
Ms. Cornell stated that she was not sure that the area was appropriate
for this much development.
Board Member Gregory
Bell stated that
good planning
would not
create
cul -de -sacs all over
the place and that there was no
connection
with Slaterville
obscure
do not
should
Road. Mr. Bell stated that
place to get to from many other places.
create good flows in traffic. Mr.
be an attempt to connect the roads to
Snyder Hill was a pretty
The loops described
Bell stated that there
make a viable system.
Assistant Town Planner George Frantz described a possible
scenario for a potential roadway system to connect the developments in
that area. Mr. Frantz stated that his recommendation was to have two
access points into the Blanpied parcel.
Board Member Candace Cornell asked how far the subdivision was
Planning Board 12
from the nearest fire department.
July 19, 1994
Assistant
Town Planner George
Frantz stated
Town of
for the
that
he felt the
nearest
fire department would be the
College
the deal for the
Town
Fire
Department.
Attorney John Barney asked Mr. Varn if access to Slaterville Road
over lot ##2 on Mrs. Foote's property would be possible.
Mr. Varn stated that his engineer and the Town of Dryden
Engineer, George Schlect, stated that it was not possible to bring a
road down through Mrs. Foote's property to Slaterville Road because
the slopes are too steep.
The Board discussed the possibility of a roadway system for that
area, the advantages, and the disadvantages that could be involved.
Town Attorney John Barney asked Mr. Varn what the need for the
Foote parcel in the Peregrine Hollow development.
Mr.
Ithaca
Varn responded that
for Final Subdivision
they may never come into the
Approval for additional lots
Town of
for the
Peregrine
point,
Hollow development,
there would be some T's
but the possibility
there for turn
is there.
- arounds.
At this
the deal for the
Mr.
get a simple
Varn stated that he was here acting
two lot subdivision approval so
as Mrs. Foote's
she can sell her
agent
land
to
to
him.
Board Member Candace Cornell stated that if there was a road
touching the parcel Mr. Varn would buy, it would be a simple
subdivision.
Attorney John Barney stated that an idea would be an option to
purchase this piece of land conditioned upon getting subdivision
approval to be exercised at a point in time when there is actually
physically roads there that front on the property.
Mr. Varn responded that Mrs. Foote wants him to buy that portion
of land, so maybe she would not like that idea. Mr. Varn stated that
he entered into this agreement with the Foote's in 1988 and one of the
first things they did was to look at the sewer issues and how to get
sewer to the project, and they found that the gravity feed sewer would
please everyone instead of a pumping station. Mrs. Foote would
provide an easement to run the sewer, but part of the agreement was to
buy the portion of her land that is in the Town of Ithaca as well.
Board Member Candace Cornell
asked Mr.
Varn
if
he had to buy the
piece of property in the Town of
Ithaca as
part
of
the deal for the
other property that he wants that
is in the
Town
of
Dryden.
Mr. Varn responded, yes.
Board Member Gregory Bell stated that everyones private interests
Planning Board
13
mitigates against the public interests.
July 19, 1994
Mr. Varn stated that he had tried to do this project in a
responsible way and look at the whole parcel of land. Mr. Varn stated
that he was being penalized and have penalized all along for doing
that. Mr. Varn stated that he felt that is a wrong president for any
Board to set. Instead he should have just gone in and divided 10
acres into 10 lots. Mr. Varn stated that his legal rights are that he
can go in and develop 20,000 square foot lots. Mr. Varn stated that
as far as the density issue, if you multiply the acreage by the square
foot per acre and divide it by 15,000 he could build 500 houses there
to the Town of Ithaca's density requirements. Mr. Varn stated that he
could 435 houses to the Town of Dryden's density requirements,
however, he was only building 218 houses.
Board Member Candace Cornell stated that the infrastructure may
not be able to support that number of houses, within the environmental
constraints of the area.
Mr. Varn stated that Dan Walker responded to those issues at a
meeting. Mr. Varn said that Mr. Walker looked at the highway numbers
and that road could hold 9,000 cars. Mr. Varn stated that after the
development was completed, all phases, that road would only have 3,000
cars on it.
Assistant Town Planner George Frantz responded that Snyder Hill
Road already had 3,000 cars on it and his development would add 2,500
cars.
Mr. Varn stated the he did not feel that the figures quoted by
Mr. Frantz were correct.
Mr.
Frantz stated
the he knew how many vehicles were on it
because
he did
the
traffic
counts
himself.
Mr. Varn then stated that even if it is 6,000 cars, it can hold
9,000.
Mr. Frantz stated that the road could, but the residents along
the road probably could not. 9,000 vehicles per day is not an
appropriate level of traffic for a residential street.
Mr. Varn stated that it was addressed in the Full Environmental
Impact Statement and the Town of Ithaca was an interested party.
Board Member Candace Cornell stated that the Planning Board did
not necessarily agree with Mr. Varn's designs. Ms. Cornell stated
that the road was dangerous and that there are some very steep
ditches, and that the road needed a lot of work and that the only
reason the Board can discuss Snyder Hill Road is because that is the
access for this property if it ever develops.
Attorney Barney suggested that the Planning Board give some
indication that either the Board would consider the subdivision as
proposed with adequate safeguards to include its being transferred in
Planning Board
M,I
July 19, 1994
the absence of some kind of access, or give an indication to Mr. Varn
that the Board is not interested unless access is provided
immediately.
Assistant Town Planner George Frantz addressed the Board and
asked if the area along the southern end of Eastern Heights Park be an
appropriate park and open space dedication, and is it something that
the Board desired to have transferred as part of the two lot
subdivision or does the Board wish to hold off until the entire
proposed subdivision comes before the Board with the roads.
Board Member Candace Cornell stated that she thought that the
Board wanted the park dedication as soon as the first houses were
built. Ms. Cornell stated that she was unsure is the location was
appropriate because it is more sloped.
Board Member Eva Hoffmann stated that she would like to see some
alternatives proposed to where a park dedication could be located and
how it could be configured.
Mr. Frantz stated that the benefit to taking the land immediately
adjacent to Eastern Heights Park would be attaching the land to an
existing park which is efficient in terms of maintenance. Mr. Frantz
stated that it would add additional buffer to Eastern Heights Park
because the area is more wooded. In addition, Mr. Frantz continued,
it provides additional frontage on a public road for Eastern Heights
Parks and thus the opportunity for alternative entry and exit from it.
Mr. Frantz stated that right now there were two entrances to Eastern
Heights Park, which is a fairly large park. Mr. Frantz stated that
for a park this size, the Board should look at having several
entrances especially if at some point in the future the park is
developed for more active, league type sports, it could disburse
traffic from those events.
Chairperson Robert Kenerson asked the Board to give some
direction to Mr. Varn. Chairperson Kenerson asked what the Board felt
about just saying no to the subdivision because of the land locked
piece of property. Chairperson Kenerson stated that if the Board was
not going to tell Mr. Varn no, then the answer would be yes with
conditions that do certain things for the Town of Ithaca. Chairperson
Kenerson stated that the Board needed to specify what conditions the
Board wanted to have placed on the subdivision so that Mr. Varn knew
what to do to satisfy the Board.
Board Member Candace Cornell stated that she thought that the
only benefit of this subdivision is the benefit to the Park. Ms.
Cornell stated that she did not think it was beneficial to have more
density in that area. If the subdivision is approved, Ms. Cornell
stated that she wanted to see studies about surface and groundwater
drainage. Ms. Cornell stated that she had doubts about this being an
appropriate place to build.
Attorney John Barney stated that if the Board turns the
subdivision down now and Peregrine Hollow is built to the point shown
on Mr. Varns drawings, and then a subdivision plan came in which met
Planning Board 15 July 19, 1994
the Town's requirements, the Board would have no choice, but to accept
it. Attorney Barney stated that he felt the basic issue before the
Board now is do they accept the lot that is landlocked without a
direct access at the moment, if the Board does, what kinds of
conditions do the Board think they want to have to insure that there
will not be any development on that until there is access. Attorney
Barney stated that if the Board's decision is yes, then Mr. Varn would
need to meet with Town staff and determine what is acceptable for the
Planning Board,
Assistant Town Planner George Frantz asked Mr. Varn if he knew if
the Town of Dryden would need to buy additional capacity from the
waste water treatment plant in order to serve this development.
Mr. Varn responded, that
agreement is being worked on.
that he is Mrs. Foote's agent t
Town of Ithaca subdivided for
discussed at another time,
it is within the service area and an
Mr. Varn asked that the Board remember
rying to get her portion of land in the
her. The other issues needed to be
Board
Member
Candace Cornell stated that she
thought that Mr.
Varn would
have to
come back in a preliminary stage
not a final
stage.
Mr. Varn stated that he did not see why that was necessary, if
the Town and himself could come to an agreement on the items being
discussed then he should be able to come back to the Board for final
approval at the next meeting.
Board Member Eva Hoffmann
issues that the Board needed to
concerned about the drainage, v
Hoffmann stated that there needed
be divided up between Snyder Hil
have access both ways.
stated that there were additional
know about and that she was very
rater and traffic situation. Ms*
to be some provision for traffic to
1 Road and Slaterville Road and to
Mr. Varn stated that would be addressed when he came in for that
site plan.
Ms.
Hoffmann
stated
that Mr.
Varn remarked that
it would be
impossible
to get
a road
through the
Ithaca and Dryden
land.
Mr. Varn stated that issue could be looked at when he came in for
site plan approval, and studied by the Town Engineer.
Town Attorney John Barney told Mr. Varn that is was not realistic
to come back to the Board expecting final subdivision approval because
there are too many issues still up in the air. Attorney Barney stated
that it needed to come back to the Board for preliminary with a
proposed set of conditions and some discussion with planning staff and
engineering staff with respect to park land and drainage, and with
those things in hand come in seeking preliminary subdivision approval.
Attorney Barney stated that if the preliminary is granted the final is
usually almost automatic.
Planning Board 16 July 19, 1994
Mr. Varn asked if the suggestions of Mr. Barney could be
accomplished and brought back to the Board in the next weeks.
Chairperson Kenerson stated that he was already tentatively
scheduled for the August 2, 1994 Planning Board meeting if he is able
to provide all needed information and requirements to meet the
deadlines for mailing, etc.
Mr.
Varn stated
the
he did not feel that it was fair that this
project
was put
off this
long.
Assistant Town Planner George Frantz stated for
the
record that
the Town has had a subdivision
checklist for years and had Mr. Varn's
surveyor used the checklist
and provided all of
the
information
required on that checklist he
would have had a complete
Cornell,
application.
Mr. Frantz stated that he
did not feel that
it
was staff's
responsibility to tell engineers and surveyors that
they
have to use
the Town's checklist, especially
given the number of
times that those
surveyors and engineers have
represented people before
the Town of
Ithaca
Planning
Board.
Town Planner Jonathan Kanter told Mr. Varn to give him a call to
set up a meeting.
Chairperson Kenerson declared the matter of Sketch Plan Review of
the Eleanor Foote /Ralph Varn subdivision duly closed.
AGENDA ITEM: APPROVAL OF MINUTES - MAY 18, 1993.
MOTION by Herbert Finch, seconded by James Ainslie:
RESOLVED, that the Minutes of the Town of Ithaca Planning Board
Meeting of May 18, 1993, be and hereby are approved as written.
There being no further discussion, the Chair called for a vote.
Aye - Kenerson, Bell, Finch, Ainslie, Cornell.
Nay - None.
Abstain - Hoffmann.
The MOTION was declared to be carried.
APPROVAL OF
MINUTES -
MAY 25,
1993.
by Herbert Finch:
MOTION
by Candace
Cornell,
seconded
RESOLVED, that the Minutes of the Town of Ithaca Planning Board
Meeting of May 25, 1993, be and hereby are approved as written.
There being no further discussion, the Chair called for a vote.
Aye - Kenerson, Bell, Finch, Cornell.
Nay - None.
Abstain - Ainslie, Hoffmann.
The MOTION was denied.
Planning Board
17
APPROVAL OF MINUTES - JUNE 8, 1993.
July 19, 1994
MOTION by James Ainslie, seconded by Candace Cornell:
RESOLVED, that the Minutes of the Town of Ithaca Planning Board
Meeting of June 8, 1993, be and hereby are approved as written.
There being no further discussion, the Chair called for a vote.
Aye - Kenerson, Bell, Finch, Ainslie, Cornell.
Nay - None.
Abstain - Hoffmann.
The MOTION was declared to be carried.
APPROVAL OF MINUTES - JUNE 22, 1993.
MOTION by Candace Cornell, seconded by James Ainslie:
RESOLVED,
that
the
Minutes
of the Town
of Ithaca
Planning
Board
Meeting of June
22,
1993,
by and
hereby are
approved
as
written.
There being no further discussion, the Chair called for a vote.
Aye - Kenerson, Bell, Finch, Ainslie, Cornell
Nay - None.
Abstain - Hoffmann.
The MOTION was declared to be carried.
AGENDA ITEM:
DISCUSSION OF PARK, RECREATION & OPEN SPACE PLAN.
Chairperson Kenerson declared the above -noted matter duly opened.
Assistant
Town Planner George Frantz
reviewed a preliminary
outline
Frantz's
showed
development
for a Park, Recreation
presentation, he made
the different parks
in and around the
& Open Space Plan Update. During Mr.
reference to a color coded map which
in the area, and the anticipated
areas which have neighborhood parks.
(Mr. Frantz's outline, dated
Exhibit #2)
July 13, 1994,
is attached hereto as
The Planning Board members discussed the above - referenced outline
for the update to the Park, Recreation & Open Space Plan with Mr.
Frantz and other members of town staff.
Chairperson Kenerson declared the matter of Park, Recreation &
Open Space Plan update duly closed.
AGENDA ITEM: FEES IN LIEU OF PARKLAND.
Chairperson Kenerson declared the above -noted matter duly opened.
Town
Planner
Jonathan
Kanter addressed
the Board.
and stated that
the Planning
Committee
had
prepared a
recommendation
to the Planning
Planning Board 18 July 19, 1994
Board regarding Fees in lieu of Parkland dedication. Mr. Kanter read
from a printed list of items for consideration. (Planning Committee's
recommendations to the Planning Board, prepared by Jonathan Kanter,
dated July 19, 1994 with regard to Fees in Lieu of Parkland is
attached hereto as Exhibit #3)
The Planning Board Members discussed the issue of fees in lieu of
parkland dedication and how it would be enforced by the Town of
Ithaca.
Mr. Kanter stated that the Codes and Ordinance Committee would
need to look at the recommendation as well. Mr. Kanter also stated
that park reservation should be used as much as possible to obtain
desirable lands.
Chairperson Kenerson declared the matter of fees in lieu of
parkland duly closed.
EXECUTIVE SESSION
Board Member Candace Cornell MOVED that the Planning Board retire
to Executive Session for purpose of discussion of a litigation matter.
The MOTION was seconded by Eva Hoffmann. The chair called for a vote
with the following result.
Aye - Kenerson, Bell, Hoffmann, Finch, Ainslie, Cornell.
Nay - None.
The MOTION was declared to be carried unanimously.
RETURN TO OPEN SESSION
The Planning Board Members unanimously decided to return to open
session.
ADJOURNMENT
Upon
meeting of
p.m.
7/27/94.
MOTION, Chairperson
Kenerson declared
the
July
19,
1994
the
Town of
Ithaca
Planning Board
duly
adjourned
at
10:39
Respectfully submitted,
StarrRae Hays,
Recording Secretary,
Town of Ithaca Planning Board.
COPY
TOWN
John
Dan
Modification
reviewed
OF'
Town Planner
Town Engineer
of Lot Line, 2431247 Coddington Road
DATE:
= MA=
C::A
14,
J✓N(3
between
I 1�TE
the
IN
C3
MFE
MO
JEia
-42 and have
?O:
FRO11[:
SUBJECT:
John
Dan
Modification
reviewed
Ranter,
Walker,
Town Planner
Town Engineer
of Lot Line, 2431247 Coddington Road
DATE:
July
modification
14,
1994
I
have
reviewed
the
like
proposed
the
modification
of lot
line
between
tax parcel
the
#s 54. -7
-41
and
54.
-7
-42 and have
the
following
comments:
on
the receipt
plan was
of
a 20
foot wide
permanent easement
approved
1. I
54.
would
and
like
-43 are
the
planning
in
board
to condition
the
subdivision
were
approval
recently
rezoned
to MR,
and a
site
on
the receipt
plan was
of
a 20
foot wide
permanent easement
approved
for
of the
the
Town
of Ithaca
sanitary
sewer which
is shown
on
the
two
plat
as a single
site.
as
crossing
be
the
point
at
of tax
parcels,
54. -7 -42.
If
the
Mr.
lot
to consolidate
line
modification
into
is
made we need the 20' wide
easement
lot
since required
for
site
improvements
this
portion
the
of the
sewer
which will
then be
on
parcel
520-7
-41.
A
copy
of
the easement
for the existing
parcel
54.-
7-41
is
attached
and should
be
amended to
show
the new
lot
configuration.
2. I noted that the public hearing notice indicated that the
zoning in the area is R -9 which is true for parcel 42 but is
incorrect for parcel 41 which is MR.
3. Parcels
54.
-7 -41
and
54. -7
-43 are
both
in
common
ownership,
were
both
recently
rezoned
to MR,
and a
site
plan was
recently
approved
for an expansion
of the
facilities
which treated
the
two
lots
as a single
site.
It
might
be
appropriate
at
this
time
to encourage
Mr.
Iacovelli
to consolidate
these
into
one
lot
since required
site
improvements
cross
the
property
boundary.
cc Planning Board Chair
C: IIP5111E10S1143CODD.IE1
I �l9)q4 I��%I rev es
AV
j
OWN CLERK 273 -1721
TOWN OF ITHACA
126 EAST SENECA STREET, ITHACA, N.Y. 14850
HIGHWAY 273 -1656 PARKS 273 -8035 ENGINEERING 273 -1747 PLANNING 273 -1747 ZONING 273 -1783
TO: Planning Board Members
FROM: George Fran U2
DATE: July 13, 1994
RE: Preliminary Outline: Park Recreation & Open Space Plan Update.
According to the Town of Ithaca Comprehensive Plan, the Town should:
10 "Provide accessible and attractive parks and diverse recreational opportunities [for
Town residents]."
by
Creating "An integrated system of parks and recreational facilities throughout the
Town, including undeveloped open space as one component, with linkages between
various parts of the system such as pathways, stream corridors, trails, and utility rights
of ways."
Provide for "Adequate recreational services."
We currently have a basic framework for park, recreation, and open space planning in the
form of the 1977 Comprehensive Park and Open Space Plan and the 1984 update to that plan.
However these plans need to be updated to:
1. reflect new Comprehensive Plan;
2* reflect new needs identified since 1984... (overloaded organized sports facilities..,
overuse of City and State parks...),
39 better analyze Town needs in terms of active recreational facilities...ballfields, etc.
4e add to list of environmentally sensitive areas warranting protection, spell out strategies
for protecting environmentally sensitive areas;
5* elaborate on the greenways concept -- mentioned briefly in older plans -- and to tie it
more fully into park and open space planning;
�h� �► + a
711a 1Qq I I nwj�es
69 take advantage of trend toward local intermunicipal cooperation in the area of youth
and recreation.
The newly updated park, recreation, and open space plan can be expected to include:
10 An updated inventory section, including:
basic population and age distribution data from the 1990 census;
existing facilities inventory -- changes since 1987 (including Finger Lakes
Land Trust conservation easements, Lick Brook acquisition);
information from the recreational needs assessment being completed by the
Joint Youth Commission.
2. A review and where necessary an updating of the park and opens space policies
outlined in the 1984 plan, including:
a specific policy with regard to payments of money in lieu of land -- who pays
money, who dedicates land;
reassessment of the neighborhood petition policy outlined in the 1984 plan,
perhaps substituting a 5 year capital improvements plan;
policies for the protection of critical open space areas through forms other than
public ownership, through conservation easements, or use of cluster
subdivision, for example;
a re- evaluation of the Town's dependence on State and City parks as major
recreational facilities for Town residents.
3. A set of recommended actions the Town should take to meet the park and recreational
needs identified in the inventory section, and to fulfill the policies set forth in the
policy section, including for instance types of recreational facilities for individual
neighborhoods.
4. A review of site selection decisions, including:
re- evaluating specific sites proposed in the earlier plans;
a map of proposed park sites that better reflects the future development patterns
anticipated by the new Comprehensive Plan, and that takes advantage of
several opportunities for large park sites on West Hill and South Hill;
updating the plan to account for City abandonment of Southwest Park concept,
wetlands on Inlet Valley Area Park site.
looking carefully at wetlands on South Hill, and their implications for park
development there.
an evaluation of the use of P &OS dedications to add to local state parks and
City watershed areas.
better incorporating the greenways concept into Town park and recreation
planning, including specific recommendations for trail connections
5. A map that reflects the decisions/recommendations of the Plan -- identify future park
locations to be acquired through P &OS dedication, parcels where cash in lieu of land
would be required ... who is to dedicate land ... who is to pay cash.
6. An updated capital improvements program to implement the Plan recommendations.
FEES IN LIEU OF PARKLAND
PLANNING COU- fITTEE RECOP, UMATION
- There should be a set procedure for determining the amount of fees when the Plan-
ning Board determines that reservation of parkland is not appropriate.
- Fees should be based on number of dwelling units in a proposed subdivision.
- The fee amount per dwelling unit should be based on market value of land that
would have otherwise been reserved as paikland, (The Planning Department is
researching sales prices of recently sold lots in different areas of town. From
this, market values of typical building lots can be used to set fees, either
as a townwide average, or perhaps by zoning district, or according to whether
public sewer and water are available.)
- All subdivisions (division of any parcel into two or more lots as per Town's
regulations)_ where one or more new buildable lots are created should be subject
to the fees in lieu of, where the Planning Board determines that parkland
reservation is not appropriate.
- In a two lot subdivision, where one parcel has additional subdivision potential,
the fee should be assessed for the one or two new lots proposed at that time,
with additional fees charged at the time of future subdivision.
- Proposed lot line modifications or lot reapportionments, where no new build-
ing lots are being created, should not be subject to the reservation of
parkland or fees in lieu thereof.
Tie fees should be assessed at the ti:e of subdivision approval, not when
building permits or certificates of occupancy are requested.
- Trailway connections can and should continue to qualify as park set - asides.
- The Town's Park, Recreation and Open Space Plan is being updated to determine
future needs in the town and possible locations for future parks and trail
connections.
- The Town should consider adopting special local legislation, under the Municipal
Hone Rule Law, requiring the reservation of parkland or fees in lieu thereof,
for multi - family units through the site plan review process. (The Town Attorney
has indicated that State enabling laws do not currently allow for this, but that
there is precedent for municipalities superseding state law through their
municipal hone rule powers.)
- Fees charged should be set in a Trust Fund to be used to purchase parkland or
for improvements to existing parks (not for ongoing maintenance). The Town
Attorney has indicated that there are no court cases that state that fees in
lieu of parkland have to be spent in the imn)ediate vicinity of the subdivision
which was assessed, however, the Town should be able to show that the subdivision
will benefit and be served by a park built or in-proved with funds from the fee
in lieu. Funds can be tracked either by an accounting system within one townwide
fund, or by establishing separate funds for different areas of the town.
-2-
- Town Attorney • -• the fonrier option would be preferable.
9---
sho • be discussed with the • wn's Assistant Budget - • • ensurz
a proper accountmig • ••a& - ban be established.
Ihis
that
Jonathan Kanter, Town Planner
July 19, 1994