HomeMy WebLinkAboutPB Minutes 1996-06-04• TOWN OF ITHACA PLANNING BOARD
JUNE 4, 1996
FILED
ItOWN OF ITHACA
ate 96
Clerk
The Town of Ithaca Planning Board met in regular session on Tuesday, June 4, 1996, in
Town Hall, 126 East Seneca Street, Ithaca, New York at 7:30 p.m.
PRESENT: Chairperson Candace Cornell, Vice Chairperson Eva Hoffmann, James Ainslie,
Herbert Finch, Robert Kenerson, Gregory Bell, Jonathan Kanter (Director of
Planning), John Barney (Attorney for the Town), Daniel Walker (Director of
Engineering), Geri Tierney (Planner), JoAnn Cornish (Planner), George Frantz
(Assistant Town Planner).
ALSO PRESENT: Thomas R. Salm, Lauren Stanforth, John Yengo, Ruth Newhall, Virginia
Bryant, Mark Macera, Ira Goldstein, Tessa Flores, Bruce Hatch, Maria
Coles, Melissa Sylvester, Rene' Sylvester, Russ Cummings, Dell Grover,
Noel Desch, David Corson, Anne Butler, John Yntema, Carl Norburg,
Carl Guy, Wynn Warner, Charles Brodhead, Francis Ramin, Larry
Fabbroni, Bill Albern, Wally Wiggins, Faith Chase, Dan Booth.
Chairperson Cornell declared the meeting duly opened at 7:43 p.m. and accepted, for the
record, the Secretary Affidavit of Posting and publication of the Notice of Public Hearings in Town
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Hall and the Ithaca Journal on May 21, 1996, and May 29, 1996, said Notice was served upon the
applicants and /or agents, as appropriate, on May 31, 1996. (Affidavit and Posting and Publications
is hereto attached as Exhibit #1.)
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Chairperson Cornell 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 Cornell closed this segment of the
meeting.
PUBLIC HEARING: CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR THE
PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO. 44 -2 -10, CONSISTING OF
58.39.6 +/- ACRES, INTO FOUR LOTS, 20078 +/- ACRES, 2.273 +/- ACRES, 2.367 +/- ACRES,
AND 510679 +/- ACRES IN SIZE RESPECTIVELY, LOCATED AT 141 EAST KING ROAD,
RESIDENCE DISTRICT R -30. TESSA FLORES AND IRA GOLDSTEIN, OWNERS /APPLICANTS.
Chairperson Cornell declared the above - mentioned matter duly opened and read aloud from
the Notice of Public Hearings as posted and published and as noted above.
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APPROVED - JULY 9, 1996
JUNE 411996
Chairperson Cornell stated that the Planning Board has had a Public Hearing for Preliminary
Approval, which the Board granted. Chairperson Cornell stated that tonight's Public Hearing is only
to talk about the lots that Ms. Flores and Mr. Goldstein want to subdivide.
Ira Goldstein of 154 Compton Road stated that he believes all of the conditions that were
requested by the Planning Board for final approval have been met. Mr. Goldstein stated that all the
papers were submitted to the Planning Department for the Planning Board to review, such as the
deed for the land for park set aside consideration for the future, if there should be any further
subdivision.
Director of Planning Kanter stated that the Planning staff looked through the Final Plat
submission, and that all of the conditions in the preliminary resolution have been met on the Final
Plat.
Chairperson Cornell declared the Public Hearing for the proposed subdivision of the Flores
and Goldstein property into four lots duly opened and asked if any member of the public wished to
speak.
Rene' Sylvester of 138 East King Road stated that he does not object to the development.
Mr. Sylvester stated that for himself and his neighbors, that there is some concern about quality
issues, and he and the his neighbors want to be sure that the character of the neighborhood does
not change, which is currently single family homes. Mr. Sylvester stated that it is a family
neighborhood that is well kept. Mr. Sylvester stated that he is concerned about the division of
parcels and the future ahead as to what would happen to the land, what will be built there, and what
will happen to the neighborhood. Mr. Sylvester stated that many of the people have been there for
many years, including himself, and that he wants to speak at this early stage while Ms. Flores and
Mr. Goldstein are still dividing land, to let it be known that himself and his neighbors are concerned
as to what is happening across the street from them as far as the traffic and the position of the
driveways. Mr. Sylvester stated that the kind of housing for single families would be very important
to them. Mr. Sylvester said that he and his neighbors would be following this development very
closely.
Chairperson Cornell stated that the applicants have very good intentions as they presented
at previous meetings. Chairperson Cornell stated that they have put forth the idea that in the future,
they would like to preserve a lot of the land in open space, and perhaps only give a few lots to the
children. Chairperson Cornell stated that the applicants have not put anything into concrete yet, but
that their intentions are very ecologically sound. Chairperson Cornell stated that the Planning Board
had talked, about the idea of keeping a tree line and building the houses in back of it to keep the
rural character of the area.
Mr. Sylvester stated that he would like the applicants to keep coming back for future Town
review as they develop the land.
• PLANNING BOARD MINUTES 3 JUNE 4, 1996
APPROVED -JULY 9, 1996
Tessa Flores of 154 Compton Road stated that she appreciated and shared the concerns for
preserving the neighborhood. Ms. Flores said that they would like to develop the land, but that
would
be only a minimal amount. Ms. Flores stated that she would be happy to speak to anyone in the
future.
Chairperson Cornell noted that this was a Public Hearing and asked if anyone else would like
to speak. No one spoke. Chairperson Cornell closed the Public Hearing, and brought the matter
back to the Planning Board for discussion.
Board Member James Ainslie asked if the owners would be building on these lots immediately
or in the future. Mr. Goldstein stated that the three lots that are 2 +/- acres, they would like to sell
and have one single family residence built on each of them. Mr. Goldstein stated that the lots would
be sited with a lot of privacy off the road, and that it would be a very low impact and high quality
development.
Board Member Ainslie stated that was three out of the four proposed lots, and asked if Mr.
Goldstein had plans for the fourth lot.
• Mr. Goldstein stated that the larger lot will be sitting there for a long time, at this point. Mr.
Goldstein stated that the three lots for building front on the road and the fourth lot has just enough
frontage to assure access to the road.
Chairperson Cornell asked Mr. Goldstein if he owned a building company.
Mr. Goldstein stated that was correct, and that the company is named Green Planet Buildings.
Chairperson Cornell asked Mr. Goldstein if he planned to build the houses himself. Mr.
Goldstein stated that he would love to.
Chairperson Cornell asked if there were any further comments from the public or the Planning
Board. No one spoke. Chairperson Cornell closed the Public Hearing and asked if anyone were
prepared to offer a motion.
MOTION by Eva Hoffmann, seconded by Herbert Finch:
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
PLANNING BOARD MINUTES 4 JUNE 4, 1996
APPROVED - JULY 9, 1996
alteration of the purpose of subdivision control nor the policies enunciated or implied
by the Town Board, and
2. That the Planning Board hereby grants Final Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcel No. 44 -2 -10, consisting of 58.396 +/- acres,
into four lots, 2.078 +/- acres, 2.273 +/- acres, 2.367 +/- acres, and 51.679 +/- acres
in size respectively, located at 141 East King Road, as shown on a survey entitled
"Flores- Goldstein Subdivision Lot Dimension Survey Map," and an additional map
entitled "Flores- Goldstein Subdivision Key & Location Maps," both prepared by R.
James Stockwin, PLS and with a date of certification of April 26, 1996, and other
application materials, subject to the following condition:
a. That if Lot 4, identified as "Remaining Lands of Goldstein & Flores," is further
subdivided in the future, making it necessary to construct a new road on the
property, the curb -cut onto East King Road from Lot 2 shall be eliminated and
relocated on the new road, and that such provision and right shall be included
in the deed for Lot 2, as has been approved by the Attorney for the Town.
• AND BE IT FURTHER RESOLVED:
1. At this time the Planning Board waives any park land reservation but determines that
if there is any further subdivision of Lot 4 ( "Remaining Lands of Goldstein & Flores "),
the Planning Board may consider the need for future park land including in such
consideration the lands for which subdivision approval is being given by this resolution
(i.e., if a 10 percent land set -aside is required in the future, the 10 percent shall be
calculated on the entire 58.396 acres of the original tax parcel (44- 2 -10), and not just
on the balance of 51.679 acres).
There being no further discussion, Chairperson Cornell called for a vote.
AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell.
NAYS - None.
The MOTION was declared to be carried unanimously.
(NOTE: Adopted resolution is hereto attached as Exhibit #2.)
Chairperson Cornell duly closed the matter of the Flores - Goldstein subdivision at 7:57 p.m.
•PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN
APPROVAL AND A RECOMMENDATION TO THE ZONING BOARD OF APPEALS REGARDING
• PLANNING BOARD MINUTES 5 JUNE 4, 1996
APPROVED - JULY 9, 1996
SPECIAL APPROVAL FOR THE PLACEMENT OF A TEMPORARY MODULAR CLASSROOM
STRUCTURE, +/- 5,810 SQUARE FEET IN SIZE, TO CONSIST OF TWO CLASSROOMS AND
TWO RESTROOMS, FOR USE THROUGH JUNE 1988, LOCATED ADJACENT TO SMIDDY HALL
ON THE ITHACA COLLEGE CAMPUS ON TOWN OF ITHACA TAX PARCEL NO. 41 -1 -30.29
RESIDENCE DISTRICT R -15. ITHACA COLLEGE, OWNER; BRUCE A. HATCH, AGENT.
Chairperson Cornell declared the above - mentioned matter duly opened and read aloud from
the Notice of Public Hearings as posted and published and as noted above.
Bruce Hatch, Director of Physical Planning at Ithaca College stated that Ithaca College used
to have two classrooms that they were renting from the former NCR facility, but with the change of
programing at the old NCR facility, that they are leasing some facilities to different people. Mr.
Hatch stated that it is not conducive to Ithaca College to co -exist with them in the same structure
without considerable expense. Mr. Hatch stated that Ithaca College has another building planned
in its preliminary stages for additional classroom space, so to bridge the gap, Ithaca College needs
•to provide these temporary classrooms. Mr. Hatch stated that there is not space on campus where
there are two large rooms like this to meet the needs of the physical therapy and kinesiology
laboratory, which these classrooms would be used for. Mr. Hatch stated that the units would consist
of six sections, 14 feet by 70 feet that would be brought in and pulled together, and located adjacent
to the Smiddy Hall which houses the physical therapy program. Mr. Hatch stated that this is a
convenient location for utilities that are currently on campus. Mr. Hatch stated that this proposal
would not be visible from the road, and would blend in well with the existing campus with
landscaping plans to make it fit in with the surroundings.
Chairperson Cornell asked Mr. Hatch if he knows how long the temporary status would be.
Mr. Hatch stated that Ithaca College is leasing those buildings for two years, so their intention
is not to go over two years.
Chairperson Cornell stated that she would like to introduce Geri Tierney who is the staff
person who has been handling this proposal. Chairperson Cornell stated that Ms. Tierney is highly
qualified and very energetic.
Director of Planning Kanter stated that Ms. Tierney graduated from Cornell University a
couple of years ago, and that she has been working part -time with the Town of Ithaca Planning
Department for approximately one and a half years on and off. Mr. Kanter stated that she would now
be a full time Planner, and that she would also be helping out with the Environmental Atlas and
Geographic Information System.
• PLANNING BOARD MINUTES 6
APPROVED -JULY 9, 1996
JUNE 411996
Planner Geri Tierney stated that the Planning Staff has looked over the materials that were
submitted, and that everything seems to be in order from the staff's perspective. Ms. Tierney stated
that this would be a temporary building, and that the site would be restored after the buildings are
removed. Ms. Tierney stated that the resolution has been written such that the Planning Board
would be recommending that special approval be granted only for two years which would expire at
the end June of 1998. Ms. Tierney stated that at the end of June 1998, they would need to come
back to this Board for further approval if the time needed to be extended. Ms. Tierney stated that
as Mr. Hatch mentioned, the building would not be seen from the road or from the entrance to Ithaca
College because it is shielded by trees.
Chairperson Cornell asked Ms. Tierney if this proposal would meet all the safety codes.
Planner Tierney stated that was correct. Ms. Tierney stated that the materials that were
submitted to the Planning Department show the construction details of the building, and they seem
to be sound.
Director of Planning Kanter stated that this would be something Andy Frost, Director of
Building and Zoning would be looking at when he issues the building permits.
40 Chairperson Cornell declared the Public Hearing duly opened and asked if anyone from the
public wished to speak. No one spoke. Chairperson Cornell closed the Public Hearing and brought
the matter back to the Board for discussion.
Board Member Hoffmann asked Mr. Hatch if there was another permanent facility started or
if there are some plans.
Mr. Hatch stated that it has not been started yet, it is in the preliminary planning stages,
meeting with the architects to meet with the faculty to establish the program and to see what the
facility would involve.
Board Member Hoffman asked Mr. Hatch if he anticipates that he would have a permanent
facility in two years.
Mr. Hatch responded, yes.
Board Member Hoffmann stated that this would be an expensive way to have temporary
classrooms.
Mr. Hatch stated that the temporary buildings are being leased, not being purchased. Mr.
Hatch stated that certainly cost was a concern, and that Ithaca College agreed that this was the most
economic way to meet the needs in order to utilize the facility. Mr. Hatch stated that to bring the
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Axiolum facility across the road up to codes, which would certainly be a concern of Ithaca College
• PLANNING BOARD MINUTES JU
7 JUNE 4, 1996
APPROVED -LY 9, 1996
with the manufacturing plant under them, that would need to have additional fire exits as well as fire
stops between the floors in order to have an educational and a manufacturing facility in the same
building. Mr. Hatch stated that the cost would far exceed the cost they are proposing for the
temporary classrooms.
Board Member Finch asked if there was a zoning issue.
Planner Tierney stated that this area of Ithaca College is zoned R -15 which is a residential
zone, so for classrooms they would need special approval in order to put the classrooms in a
residential zoning.
Attorney for the Town John Barney stated that the law requires a recommendation from the
Planning Board to the Zoning Board of Appeals.
Board Member Ainslie stated that Ithaca College would have had cost to renovate the old
NCR facility, so that this would not be a total extra cost. Mr. Ainslie asked if this was more than what
they were paying before.
Mr. Hatch stated that the cost to make the Axiolum building conform with the dual occupancy
• of a manufacturing and an educational institution, would far exceed the cost associated with this.
Mr. Ainslie stated that Ithaca College did have to pay rent over there, so this is not a new
expense.
Mr. Hatch stated that was correct. Mr. Hatch stated that the other plus on this, is that there
would not be students crossing Route 96B to attend classes.
Chairperson Cornell asked Planner Tierney if there were any environmental issues for this
proposal.
Planner Tierney stated that staff does not anticipate any environmental problems. Ms.
Tierney stated that Ithaca College would need to take out a few trees, but that they would be
relocating the trees on campus. Ms. Tierney stated that Ithaca College would be restoring the
location when the buildings are removed. Ms. Tierney stated that she does not anticipate any
environmental problems with this proposal.
Board Member Ainslie asked Mr. Hatch if they would be putting footers in.
Mr. Hatch stated that they would pour a pad and have blocks to level the buildings. Mr. Hatch
stated that the pads would be removed when the buildings are removed.
• Chairperson Cornell asked if there were any further comments, there being none,
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PLANNING BOARD MINUTES
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APPROVED - JULY 9, 1996
Chairperson Cornell asked if anyone was prepared ro offer a motion.
MOTION by Robert Kenerson, seconded by Gregory Bell:
NOW, THEREFORE, BE IT RESOLVED,
JUNE 43 1996
1. 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 Checklists, 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 "Site Plan, Temporary Class Rooms, 953 Danby Road,
Ithaca College, Tompkins County, Ithaca, New York," dated 8 May 1996, and
landscape schematic entitled "Landscaping Plan, Temporary Class Rooms, 953 Danby
Road, Ithaca College, Tompkins County, Ithaca, New York" dated 24 May 1996
conditioned upon the following:
a. Submission of an original and two (2) copies of the final site plan drawing
referenced above, with the name and seal of the licensed engineer or architect
who prepared the plans.
b. Final, installed landscaping at the site will be subject to review by the Town
Planner prior to issuance of a Certificate of Occupancy.
AND BE IT FURTHER RESOLVED:
1. That the Planning Board, in making its 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,
b. the existing and probable future character of the neighborhood will not be
adversely affected as a result of the proposed project;
C. the specific proposed change in land use as a result of the proposed project is
in accordance with a comprehensive plan of development for the Town of
Ithaca.
PLANNING BOARD MINUTES 9 JUNE 4, 1996
APPROVED -JULY 97 1996
2. That the Planning Board reports to the Zoning Board of Appeals its recommendation
that the aforementioned request for Special Approval be approved, conditioned upon
the following:
a. that Special Approval for this project be limited to two years, expiring at the end
of June 1998.
Director of Planning Kanter stated that this proposal is a Type II action under the State
Environmental Quality Review Act, so that there is no need for a SEQR resolution.
There being no further discussion, Chairperson Cornell called for a vote.
AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell.
NAYS - None.
The MOTION was declared to be carried unanimously.
(NOTE: Adopted Resolution is hereto attached as Exhibit #3.)
• Chairperson Cornell duly closed the matter of the temporary classrooms for Ithaca College
at 8:12 p.m.
PUBLIC HEARING: CONSIDERATION OF FINAL SITE PLAN APPROVAL FOR THE
PROPOSED ITHACARE CENTER SENIOR LIVING COMMUNITY, PROPOSED TO CONSIST OF
A +/- 115,000 SQUARE FEET BUILDING WITH 60 ADULT CARE UNITS, 20 ASSISTED LIVING
UNITS, AND 80 INDEPENDENT LIVING UNITS, LOCATED ON THE WEST SIDE OF DANBY
ROAD APPROXIMATELY 2,000 FEET SOUTH OF THE ENTRANCE TO ITHACA COLLEGE, ON
THAT 28 - +/- ACRE PORTION OF TOWN OF ITHACA TAX PARCEL NO. 39-1 -1.3 FOR WHICH
THE TOWN OF ITHACA PLANNING BOARD GRANTED PRELIMINARY AND FINAL
SUBDIVISION APPROVAL ON MARCH 1, 1994, SPECIAL LAND USE DISTRICT NO, 79
ITHACARE CENTER, INC., APPLICANT: MARK MACERA, AGENT
Chairperson Cornell declared the above -noted matter duly opened and read aloud from the
Notice of Public Hearings as posted and published and as noted above.
Mark Macera, Agent for Ithacare, stated that this meeting has been scheduled as a
consequence of his submission of materials hopefully satisfying the requirements of the Planning
Board for a Public Hearing and discussion to consider Final Site Plan Approval. Mr. Macera stated
that he is not here to give a formal presentation, but to respond to any questions, and to discuss any
issues that stem from the Planning Board's detailed review of the documents that were submitted,
0 and any issues that are related to those documents.
0 PLANNING BOARD MINUTES 10
APPROVED - JULY 9, 1996
JUNE 4, 1996
Chairperson Cornell declared the Public Hearing duly opened and asked if anyone from the
public wished to speak.
Director of Planning Kanter stated that there was quite a bit of material that has been
submitted and that the Planning staff has reviewed. Mr. Kanter stated that there has been a lot of
engineering details provided, and in the resolution there were a number of conditions requiring
construction details to be submitted. Mr. Kanter stated that in a previous meeting, the Planning
Board had discussed the trail location. That issue appears to have been resolved. Mr. Kanter
stated that there is draft language on the agreements regarding the maintenance and public use of
the overlook and public use of the trails, which will all need to be approved by the staff. Mr. Kanter
stated that the staff has taken a closer look at the landscaping plan which looks good, and that the
staff feels that there should be an on -site inspection at the time of installation of the landscaping so
they are located appropriately.
Virginia Bryant, Director of Development and Community Relations for Ithacare stated that
she was speaking on the behalf of Joseph Cimmino, who has been to many, if not all, of the
meetings. Ms. Bryant stated that he could not be here due to a death in the family, and she read
a prepared statement from Mr. Cimmino. (Mr. Cimmino's statement is hereto attached as Exhibit #4.)
• John Yntema of 993 Danby Road stated that tonight's agenda items all pertain to the South
Hill area, and that he hopes that the Planning Board would reconsider the traffic light for the
intersection of Danby Road and King Road. Mr. Yntema addressed the Planning Board and read
from a prepared statement. Mr. Yntema thanked the Planning Board for their time. (Mr. Yntema's
statement is hereto attached as Exhibit #5.)
Assistant Town Planner George Frantz stated, in response to Mr. Yntema 's comment about
the four parking spaces for use of the pathway, and given the experience with the South Hill
Recreation Way which is a facility which would get used many times more than what is expected at
Ithacare pathway, that four parking spaces are more than adequate. Mr. Frantz stated that there
are five to six spaces at the Burns Road end of the South Hill Recreation Way. Mr. Frantz stated
that on the South Hill Recreation Way one would see approximately 300 to 500 users on an average
day.
Chairperson Cornell asked Assistant Town Planner Frantz if the parking /overlook would be
able to handle any overflow for trail users.
Assistant Town Planner Frantz responded, yes. Mr. Frantz stated that this is a very small trail
system, and that it would not be the type of trail system that would attract a large number of outside
people.
Assistant Town Planner Frantz asked Mr. Yntema if he could show him the cross hatch areas
that he was referring to in his statement on the map entitled, "Ithacare Center: Grading Plan LD -3"
• PLANNING BOARD MINUTES 11 JUNE 4, 1996
APPROVED - JULY 9, 1996
dated 4/25/96. Mr. Yntema pointed these areas out to the Planning Board and Planning Staff on the
map as mentioned above. Mr. Frantz stated that three areas are type of areas that are adjacent to
all handicapped parking spaces that would allow people in wheelchairs access to and from the
vehicles. Mr. Frantz stated that this is a standard design procedure in all parking lots whether it is
handicapped or not.
Mr. Yntema asked if those three areas would be enough space, and what is the big parking
space near the trail parking. Mr. Frantz stated that the large area near the trail parking is for larger
trucks to come in and be able to back up to the loading dock. (Map entitled "Ithacare Center:
Grading Plan LD -3" is hereto attached as Exhibit #6.)
Mr. Macera stated that there could be a detailed response to all of these issues, that many
of these issues reflect some of the questions that were asked either during the DEIS or final review
process, and the answers to these questions have been responded to. Mr. Macera stated that Mr.
Yntema's questions on the cupola, came up initially with regard to identifying a central focal point,
as well as an interior reference point. Mr. Macera stated that the high roof ridge, given the
prominence of the front of the building is an attempt to blend with the rest of the structure. Mr.
Macera stated that the issue of chimneys are relative recognizing the length of that building those
• chimneys would not look any larger than that. Mr. Macera stated that the cupola is approximately
3 feet 9 inches, that is a high roof ridge that would run a long length without any interruption what
so ever.
Chairperson Cornell stated that she would like to discuss other people using the trail.
Mr. Macera stated that when the document entitled, "Declaration of Public Use ", was prepared
in response to the condition of Preliminary Site Plan Approval, that the Board requested the
submission of a declaration that would guarantee public access. Mr. Macera stated that this began
a year or more earlier in regard to the Town of Ithaca's requirements on Ithacare with regard to the
historical use of that site by members of the public, as well as the Town's interest, by not assuming
any additional costly maintenance and liability responsibility associated with operating that. Mr.
Macera stated that the Town could rethink that proposal and acquire that. Mr. Macera stated that
he discussed this issue with Ithaca College, which they would be willing to cooperate and grant a
deed to the Town, but the Town indicated that they wanted Ithacare to handle that. Mr. Macera
stated that Ithacare's concern was to develop a document that could be utilized to protect Ithacare
against liability and the public. Mr. Macera stated that for example: what did not come out during
the Public Hearing and the discussion was the repeated concerns expressed by South Hill residents
regarding abuse of that site, such as littering. Mr. Macera stated that there are related activities
which the local law enforcement agencies were contacted to address, such as reports of injuries on
the site and activities which are illegal, so what Ithacare has tried to do here is to provide an
•opportunity for them or the local law enforcement agencies at Ithacare's requests, to protect
Ithacare's interest, the Town's interest, and as well as the interest of the public. Mr. Macera stated
• PLANNING BOARD MINUTES 12 JUNE 4, 1996
APPROVED - JULY 9, 1996
•
41
that while he was at the site, there was a young child that was roller blading and cars were coming
off the highway to avoid the traffic, and literally had to go around the roller blader there. Mr. Macera
stated that in the future, for instance, if people are using that site as a recreation area that would
perhaps involve a motor vehicle pedestrian accident like this, this would be considered inappropriate
conduct. Mr. Macera stated that if people were consuming alcoholic beverages and creating a
ruckus there consistent with what was represented by local residents who have complained about
this for years, then Ithacare would probably appear on site to ask these people to change their
habits or require them to leave the site. Mr. Macera stated that all these issues relate to common
sense and practical protection not only for Ithacare but for the Town of Ithaca as well as the general
public who would use this area. (Declaration of Public Use is hereto attached as Exhibit #7.)
Attorney for the Town Barney stated that he understood where Ithacare is coming from, and
that it would make sense to give them some authority. Attorney Barney stated that Ithacare should
have the ability to remove people that are disturbing the peace.
Chairperson Cornell stated that the Planning Board should develop a policy that the Town
is comfortable with before the project is finalized.
Attorney for the Town Barney stated that this should be worked out with the lawyers.
Chairperson Cornell stated that she wants to be sure that all citizens are able to have access
to this pathway.
Mr. Macera stated that there is nothing in the resolution or nothing in close to a quarter
century of providing public access to Ithacare's facilities on Quarry Street and lands that suggests
otherwise.
Board Member Ainslie asked who would be responsible if a law abiding non - Ithacare person
falls on the walkway and breaks a leg.
Mr. Macera stated that Ithacare is responsible, but that Ithacare would like it not to be their
responsibility. Mr. Macera stated that was why the original intention was to have the Town be
responsible, but that was a condition that was imposed on Ithacare. Mr. Macera stated that Ithacare
does not think this is unreasonable, but there are some concerns that Ithacare is trying to protect.
Chairperson Cornell stated that the Board should allow the lawyers to work out the details.
Assistant Town Planner Frantz stated that Mr. Yntema raised the question of scheduling
hours for which the pathway should be opened to the public. Mr. Frantz stated that the Town of
Ithaca Park Use Laws specify that they are opened one half hour before sunrise and close one half
hour after sunset.
• PLANNING BOARD MINUTES 13 JUNE 47 1996
APPROVED - JULY 9, 1996
Mr. Macera stated that is a reasonable proposal.
Attorney for the Town Barney stated that would not be reasonable if Ithacare would be dealing
with people sleeping.
Chairperson Cornell stated that in terms of liability insurance, she does not think this would
increase Ithacare's liability policy in any way.
Mr. Macera responded, no.
Chairperson Cornell stated that if someone came to the present site and fell down, that
responsibility would not change.
Mr. Macera responded no, but Ithacare would be inviting frequency of incidents to occur with
more use by the public.
Chairperson Cornell stated that if the trail is kept in a state where it is safe for the Ithacare
residents, then it would certainly be safe for the public.
• Mr. Macera stated that he wanted to address
would be posted so the parking spaces would be
more parking spaces, that Ithacare would allow pec
are filled. Mr. Macera stated that bikers use the
biking would not be an advisable activity because
the comments on trail use. The issue of the sign
identified. Mr. Macera stated that if there were
►ple to use other spaces if the designated areas
road surface trail that exist there now, and trail
of all the turns and down hills.
Board Member Hoffmann stated that she is uncertain about the part of the overlook that
encroaches on the Ithacare property, and asked if this is the small strip on the western edge of the
parking lot.
Mr. Macera stated that the asphalt parking area was correct. Mr. Macera stated that is a legal
issue for Ithacare because Ithacare cannot claim title of responsibility or to control actions on State
property, and there is a State right -of -way that is clearly represented in the documents that Ithacare
has submitted. Mr. Macera stated that any claim of Ithacare's to be able to control and maintain,
addresses only the area that is owned by Ithaca College.
Chairperson Cornell asked if anyone in the public has any further comments. No one spoke.
Chairperson Cornell brought the Ithacare matter back to the Board for further discussion.
Board Member Bell stated that he wants to make sure that the use of walking is not eliminated
from the overlook and the trail.
Attorney for the Town Barney stated that the reference here, that walking may be defined in
. PLANNING BOARD MINUTES 14 JUNE 4, 1996
APPROVED - JULY 9, 1996
•
a much broader sense to include things like sitting, standing, observing, and picnicing. Attorney
Barney stated if these things are not included, then this should be broadened so other activities
could occur.
Chairperson Cornell stated that the general obligation laws list clearly all the activities that
could occur.
Attorney Barney stated that this should be looked into further.
Mr. Macera stated that if there is a list of specific activities, Ithacare would want to consider
it. Mr. Macera stated that there are common sense issues here that are not being represented, and
Ithacare would like to take reasonable steps to protect the property.
Attorney for the Town Barney asked if Mr. Macera knew who is responsible for taking care
of the snow and the erosion for the overlook. Attorney Barney then asked if there is a flood or wash
away, who would be responsible for that, since this part of the Ithaca College and Ithacare property.
Mr. Macera stated that some of the people from Ithaca College could explain that, but his
understanding has been that there is a larger area that has been created, graded, and maintained
by Ithaca College and the State depending on the circumstances. Mr. Macera stated that the issue
of the general waterflow and runoff has existed since that has been in place, and that there have not
been any problems. Mr. Macera stated that the runoff has been created in such a way from south
to north, and appears to be away from the back part of the property to the road culvert. Mr. Macera
stated that these are good questions, and that he does not have any answers to them, but legally
what is on Ithacare's property ultimately they would be responsible for if an issue arose.
Attorney for the Town Barney stated that his concern is the word "exclusively", which suggests
that if a gully develops in the side of the hill, that it would not come within what Mr. Macera is saying.
Mr. Macera stated that he does not disagree, and if Attorney Barney wants to include the
issue of maintaining gullies, it seems reasonable to him, and any other issues that the Town feels
appropriate, such as a natural disaster or otherwise. Mr. Macera stated that it would be like any
other part of Ithacare's site, and that they would take care of it consistent with accepted and normal
standards in application in this type of community.
Attorney for the Town Barney stated that after looking over the declaration, this would be
limited to Ithacare's ownership of the property. Attorney Barney stated that he assumes that this
should go along with whoever owns the property.
Mr. Macera stated that with any interest that would be protected by property owners, and
those interests would limit the limitations that would make the property valuable in any transaction
in the future. Mr. Macera stated that if the property goes back to Ithaca College for no longer use
• PLANNING BOARD MINUTES 15 JUNE 4, 1996
APPROVED - JULY 9, 1996
of the application, that Mr. Macera does not know whether the conditions that were added would
continue to be in effect, because the project should not disappear as the result of the project no
longer existing or operating on that site.
Attorney for the Town Barney stated that his concern is that Ithacare is planning to build a
good size building, and the Town's expectation is that it would be used for a senior living center, and
as part of allowing and granting special approval is the anticipation of the trails. Attorney Barney
stated there is no reason why that should disappear, unless Ithacare is going to raise the building
and restore the property back to its natural state. Mr. Macera stated that a hundred years from now
whether Ithacare or some other party owns the property and the building is no longer there, this is
not a condition that would adversely affect that. Mr. Macera stated that if the Planning Board would
want to change the provision to eliminate that, he does not see a serious problem with that. Mr.
Macera stated that it made sense from Ithacare's perspective in trying to protect their interests.
Attorney for the Town Barney stated that he would like this to relate to the property, not with
the owner of the property.
Mr. Macera stated that is not unreasonable.
• Attorney Barney stated that whether for administrative or financing to change the ownership
of the facility to some other entity, the current declaration language would mean these obligations
may be lost.
Mr. Macera stated that was a good point, and that the intention was not to lose those
accommodations.
Attorney Barney stated that a mechanism could be built into the declaration to allow
alterations of this requirement with the consent of the Town's authorities for circumstances if the
ownership changes.
Board Member stated that chances are moderately good, that maybe in two years after they
build this building that some other State wide agency might buy this place. Mr. Bell stated that they
may be not - for - profit, but it certainly does not take a lot of imagination to see them change the
ownership which would get rid of this obligation.
Mr. Macera stated that these provisions would be with the cooperation and the
acknowledgment of the Town.
Attorney Barney further stated that this would be for as long as Ithacare owns the land or if
the Town provides written consent.
John Yengo of 1147 Danby Road stated that Attorney Barney brought up a point, and that
•
•
PLANNING BOARD MINUTES
16
APPROVED - JULY 9, 1996
JUNE 43 1996
he would like some clarification on. Mr. Yengo asked what are the chances of this property being
turned into a motel or a dormitory with a change of ownership.
Attorney Barney stated that would not be possible without a rezoning. Attorney Barney
stated that the area is rezoned for a specific use, only for a senior living facility. Attorney Barney
stated that if the time comes at some point in the future when this facility could not be used for senior
living or for economic reasons, then this would not be able be used for anything else unless this
comes back to the Town for another rezoning.
Mr. Yengo asked if the proposal states this property could only be used for senior living.
Attorney Barney responded, yes.
Board Member Bell stated that the Planning Board has been going through this long process
to have this Special Land Use District (SLUD), and this is the Town's seventh SLUD. Mr. Bell stated
that each and every one of those SLUD's are very specific to that use and that area.
Chairperson Cornell asked the public if there were any further comments. No one spoke.
Chairperson Cornell brought the Ithacare matter back to the Planning Board for further discussion.
Board Member Hoffmann stated that she was concerned with the overlook on Route 96B
being called a "New York State Safety Parking Area ". Ms. Hoffmann stated that she does not
understand where that term comes from. Ms. Hoffmann stated that she went up to the site and
double checked what the sign said along the road. Ms. Hoffmann stated that the blue signs along
the road going north or south say parking area with a camera on the sign which indicates where
someone would want to take a picture, but that it does not indicate anything about it being a safety
area of any kind. Ms. Hoffmann stated that the sign on the site itself says it is called an overlook.
Ms. Hoffmann stated that the wording below the picture states "Cayuga Lake, City of Ithaca" and
"Overlook constructed with community cooperation by NYSDOT Maintenance Forces ".
Attorney
for
the Town
Barney stated that in the EIS or the Final EIS and most of the
documentation
it is
referred to
as a scenic overlook.
Director of Engineering Walker stated that he thought the purpose of calling it a safety
parking area by the New York State and the Federal Department of Transportation was for funding
purposes. Mr. Walker stated that they do not fund scenic overlooks, but that if this area is for people
to rest because they are tired, then it becomes a safety rest area.
Assistant Town Planner Frantz stated that is the official language of the New York State
0 Department of Transportation for this area.
C]
•
PLANNING BOARD MINUTES
17
APPROVED - JULY 9, 1996
JUNE 47 1996
Mr. Macera stated that when Ithacare put the declaration together, the reason this expression
or term was used was the product of the investigations, the Public Hearings, and the presentations
by the members of the public, and that he further stated that these are addressed both in the draft
EIS and the Final EIS, specifically after the contact with the Department of Transportation(DOT).
Mr. Macera stated that the DOT recently responded to the findings confirming the State's label of
this site as a safety parking area.
Board Member Hoffmann stated that she would like an issue clarified on the Ithacare Center
Drawing LD -7 (Landscape and Lighting Plan), that she noticed that there is not a level area shown
in the contour lines on the northern and the western sides along the building. Ms. Hoffmann stated
that the lines could continue along the northern edge, and that the ground had been contoured in
past versions of the plan to create a flat area for people to walk on. Ms. Hoffmann stated that she
wondered why the contour lines are not there now, and that she expected them to be there from
earlier drawings that were submitted.
Assistant Town Planner Frantz stated that what is on the west side of the building does not
appear to be a level area. Mr. Frantz stated that it is an approximately 10 to 15 foot wide flat area,
but that it would slope downward further. Mr. Frantz stated that this extends out from the building
fairly level, but that it does slope in approximately a 10% gradient down the side of the building. Mr.
Frantz stated that there is flat area, approximately 47.5 feet at the corner of the building. Mr. Frantz
stated that it drops approximately a foot from the corner of the building to the contour line. (Ithacare
Center Map LD -7 Landscape and Lighting Plan is hereto attached as Exhibit #8.)
Board Member Hoffmann stated that what she remembers from the earlier drawings was that
there was a strip of land that looked level going along the outside walls of the building turning the
corners and following the outline of the building. Ms. Hoffmann stated that is what she does not see
on the current Ithacare Drawing LD -7. Ms. Hoffmann stated that it seems to her that this would be
beneficial for the people living there. Ms. Hoffmann stated that she thought Ithacare's modified
alternative decided that was a good one where the other modified version could not.
Assistant Town Planner Frantz stated that another issue in previous plans was the need of
access to the rear of the building by fire trucks, and that was the reason for what was seen early on
in a level platform. Mr. Frantz stated that this plan does eliminate that. Mr. Frantz asked from a
landscape perspective, if the area to the northwest would be mowed as a lawn.
Mr. Macera stated that there is a perimeter disturbance area which indicates what is going
to be mowed and what is not. Mr. Macera stated that the mobile area around the entire building will
be mowed, but how far northwest of the outside corners of the back of the building is unknown at this
time.
•Carl Guy of Court Street Company stated that one of the reasons for the grading plan was
two- fold. Mr. Guy stated that when they were looking to grade the site, they were trying to minimize
U
•
PLANNING BOARD MINUTES
18
APPROVED - JULY 911996
JUNE 4, 1996
the disturbance of the existing property as much as possible and create gentle contours along the
building to allow for drainage and to minimize the fill requirements around the building. Mr. Guy
stated that for the question regarding the area that would be mowed, there will be a distance out
from the building which will be maintained and mowed for resident use and a good building
atmosphere.
Board Member Hoffmann asked if there would be an actual walkway along the edge of the
building for people to walk on which is level.
Mr. Guy stated that they have the pads provided along the building and the means of egress
do empty out to a flat area. Mr. Guy stated that as people leave the building they would enter out
into an ungraded area, so that those people would have access to the areas in the back of the
building. Mr. Guy stated that for people to walk the exact perimeter, that they would be walking an
undulating site. Mr. Guy stated that as the means of egress, the building does empty out into those
areas that are accessible.
Board Member Hoffmann asked whether the areas that are level and where people will be
able to walk are indicated on the plans, and if they are not, that the drawings would need to be
changed. Ms. Hoffmann stated that the Planning Board's discussion and whether the Board
approves this would have to based on the plans that Ithacare provides.
Mr. Macera stated that there would be no changes to that. Mr. Macera stated that Ithacare
is trying to minimize a number of covered surfaces and finished walks for the purposes of costs,
maintenances, and other considerations. Mr. Macera stated that this would not prevent people from
walking in those areas for sitting or picnicing. Mr. Macera stated that he wants the Planning Board
to understand that Ithacare is creating public walkways to encourage residents to walk.
Board Member Hoffmann stated that she did not mean public walkways. Ms. Hoffmann stated
that the public walkway had been indicated in earlier plans further back, and that she was talking
about the resident area for walking. Ms. Hoffmann stated that the plans (L -5) that were provided to
the Planning Board at the February 6, 1996 meeting, showed an additional path that comes off the
loop of the path. Ms. Hoffmann stated that path because that path does not show up on the map that
is in front of the Planning Board now, and asked why.
Assistant Town Planner Frantz stated that the map Ms. Hoffmann is referring to is LD -13 Trail
Plan instead of L -5 of the Preliminary Site Plan Approval.
Board Member Hoffmann stated that this would be the trail that would be available to the
residents and the public.
•Mr. Macera stated that if the Planning Board went back to the public record and they would
see several responses to that. Mr. Macera stated that Ithacare is trying to create an area that is not
• PLANNING BOARD MINUTES 19
APPROVED - JULY 9, 1996
JUNE 4, 1996
too steep to create potential problems. Mr. Macera stated that the issue was, that Ithacare amended
the plan to remove public parking areas from the north end of the building which was inviting the
public at both ends of the building to walk around behind the residents in full view and in front of the
terraces and living units of the residents. Mr. Macera stated that was eliminated not to promote
public use of the back yard of the residents who in fact were living there, and that would be limited
to or defined for public access with the actual formal trails and design for that loop that is to the west
of the building. Mr. Macera stated that the back side of the building where there was a suggestion
of a trail, path, or walkway will now be grass and may be used by residents that move into Ithacare
for flower or vegetable gardens.
Chairperson Cornell stated that she understood the change, but that it would have been nice
to relocate the trail some place else.
Mr. Macera stated that he agrees with Chairperson Cornell, but that there was no condition
or issue that a trail needed to be so long. Mr. Macera stated that the issue was to modify the trail
in the back to the extent that it does not adversely effect the opportunity to make a decision on this
project, that if Ms. Cornell wanted to add more than half mile to the trail it might be something that
could be used by the public.
• Board Member Ainslie stated that he does not see why the public would need to be close in
on the back side of the building. Mr. Ainslie stated that nobody likes people in their back yards, and
that his thoughts are that the trail should not be there.
Board Member Hoffmann stated that the map called L -5 that was given to the Planning Board
on February 6, 1996, actually shows two trails north of the building. Ms. Hoffmann stated that one
is indicated by small rectangles, and that is closer to the building. Ms. Hoffmann stated that the
other one is indicated by larger rectangles. Ms. Hoffmann stated that the smaller rectangles pattern
path is 5% percent grade or less, and that the other one is the trail. Ms. Hoffmann stated that in the
new plans both paths were removed.
Mr. Macera stated that they were removed as part of the preliminary site plans that were
approved. Mr. Macera stated that these are not new issues, and that there were no changes made
from the submission for Preliminary Approval and this submission. Mr. Macera stated that these
issues were represented in the Preliminary Site Plans that were approved a short time ago, and that
the trail had been removed for the Preliminary Site Plan Approval.
Chairperson Cornell asked Mr. Macera if the Planning Board suggested the removal of the
trail for the residents during the Preliminary Site Plan Approval.
Mr. Macera stated that was correct.
• Chairperson Cornell stated that the Planning Board had discussed that, and asked if it was
• PLANNING BOARD MINUTES 20 JUNE 4, 1996
APPROVED - JULY 9, 1996
a definite decision made by the Planning Board.
Mr. Macera stated that was consistent with the public parking area to the north of the building
as well, and that the issue was not to have the public use there and the back yard was to be used
only by the residents.
Assistant Town Planner Frantz stated that he had no recollection of what transpired during
the discussion, except that the Planning Board did discuss the northerly path, but not the decision
that was made. Mr. Frantz stated that looking at the plans tonight, there have been some changes
such as the grading in this area. Mr. Frantz stated that this includes having a path at this point.
Chairperson Cornell stated that the path being discussed for the residents went in front of
the building. Chairperson Cornell asked if the path for the residents could be considered a part of
the landscaping and be settled later as part of the landscaping.
Assistant Town Planner Frantz asked Mr. Macera if there were any entrances or exits for the
residents in the living units.
0 Mr. Macera stated that everything from the left and right of the center swale of the building,
will have terraces for the residents to walk out on to. Mr. Macera stated that this part of the B3
alternative, is the lower level that was added as a mitigating measure.
Director of Engineering Walker stated that the building footprint does not show the terrace
locations.
Mr. Macera stated that this building foot print does not show the entrances and exits from the
private units.
Mr. Walker asked what materials the terraces are made of.
Mr. Guy stated that the elevations in the Planning Board's packets indicate the location of the
terraces. Mr. Guy stated that the terraces that will be on the back side of the building will be below
the decks which are incorporated as part of the building plans in front of the Planning Board now.
Mr. Guy stated that the grade levels would be a four inch concrete slab or flagstone.
Mr. Walker asked if the slabs would be extended beyond the building foot print represented
on LD -13.
Mr. Macera stated that was correct.
is Mr. Walker asked if there was any drawing in the Final Site Plan packet showing the locations
•
PLANNING BOARD MINUTES
of those terraces.
Mr. Macera responded, no.
21
APPROVED - JULY 9, 1996
JUNE 47 1996
Chairperson Cornell asked if the Planning Staff felt that these drawings are adequate to
accept.
Mr. Guy ,stated that when he applies for the building permits there would be much more
extensive drawings, documents, and specifications. Mr. Guy stated that these building elevations
that wrap around the building indicate all the locations of the decks, and the patios happen to fall
below the decks.
Director of Planning Kanter stated that he saw no problem with accepting the plans.
Chairperson Cornell asked if anyone from the public wished to speak further. No one spoke.
Chairperson Cornell closed the Public Hearing for the Ithacare Project, and asked if anyone were
prepared to offer a motion.
MOTION by Herbert Finch, seconded by James Ainslie:
0 NOW, THEREFORE, BE IT RESOLVED,
1. That the Town of Ithaca Planning Board hereby grants Final Site Plan Approval to the
proposed Ithacare Center Senior Living Community, as shown on the site plan entitled
"Site Plan, Ithacare Center, Danby Road, Ithaca, New York", (Sheet LD -2) dated April
25,1996; ' "Grading Plan" (Sht. LD -3) dated April 25, 1996 and revised May 22, 1996;
"Utility Plan" (Sht. LD -4) dated April 25, 1996 and revised May 8, 1996; "Landscape
& Lighting Plan" (Sht. LD -7) dated April 25, 1996 revised May 22,1996; "Trail Location
Plan :" (Sht. LD -13) dated April 25, 1996 and revised May 22, 1996, and various other
design drawings, all prepared by L. Robert Kimball & Associates, and further
described in additional application materials, subject to the following conditions:
a. submission of copies of application for and approved permits required by
county, state and federal agencies prior to the issuance of building permit(s),
b. submission of detailed sizing and final material specifications for all required
improvements prior to the issuance of building permit(s);
C. submission of construction details of all proposed structures, roads, water and
sewage facilities, and other site improvements prior to the issuance of building
permit(s);
is d. submission of an original or mylar copy of the final site plan to be retained by
L�
• the
PLANNING BOARD MINUTES
the Town of Ithaca,
22
APPROVED - JULY 9, 1996
110 • • :7
e. approval by the Town Planner of the final locations of the proposed plantings
along the western edge of the NYS Rte. 96B overlook, said approval to occur
onsite at time of installation,
f. approval by the Town Planner of the final location of the paths shown on the
drawing entitled "Trail Location Plan" (Sht. LD -13), and completion of said
paths prior to the issuance of a Certificate of Occupancy for the project;
g. receipt by Ithacare, and approval by the Town Attorney prior to the issuance of
building permits for the project, of a temporary easement from Ithaca College
to allow encroachment on its property to the north during site grading
operations,
h. approval by the Town Attorney of an instrument guaranteeing continued public
access and use of the existing Rte 96B overlook and ensuring ongoing
maintenance of said overlook, prior to the issuance of a Certificate of Occupancy for
project.
Board Member Bell stated that he would like to reiterate his feelings that this project would
significantly degrade the quality and quantity of the view, and he strongly urges the public to look
at the view sometime in the next few weeks because after well -over a century of appreciation of this
view, it is about to be destroyed to a large degree, and he will vote nay.
i
There being no further discussion, Chairperson Cornell called for a vote.
AYES - Cornell,'Ainslie, Finch, Kenerson.
NAYS - Hoffmann, Bell.
The MOTION was declared to be carried.
(NOTE: Adopted resolution is hereto attached as Exhibit #9.)
Chairperson Cornell duly closed the matter of Final Site Plan Approval for Ithacare to be duly
closed at 9:31 p.m.
AGENDA ITEM. CONSIDERATION OF APPROVAL OF STATEMENT OF FINDINGS,
PURSUANT TO THE STATE ENVIRONMENTAL QUALITY REVIEW ACT, FOR THE PROPOSED
•"BUTTERMILK VALLEY ESTATES" CLUSTER SUBDIVISION, TO BE LOCATED BETWEEN
1146 AND 1172 DANBY ROAD. AS FURTHER DESCRIBED BELOW.
• PLANNING BOARD MINUTES
23
APPROVED - JULY 9, 1996
MOTION by Robert Kenerson, seconded by Herbert Finch:
(NOTE: Statement of Findings is hereto attached as Exhibit #10.)
NOW, THEREFORE, BE IT RESOLVED.
JUNE 4, 1996
That the Planning Board of the Town of Ithaca, as Lead Agency, on June 4, 1996,
does hereby adopt the Statement of Findings for the Final Environmental Impact
Statement for the proposed Buttermilk Valley Estates Subdivision.
There being no further discussion, Chairperson Cornell called for a vote.
AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell.
NAYS - None.
The MOTION was declared to be carried unanimously.
• (NOTE: Adopted resolution is hereto attached as Exhibit #11)
PUBLIC HEARING: CONTINUATION OF CONSIDERATION OF PRELIMINARY
SUBDIVISION APPROVAL FOR THE PROPOSED "BUTTERMILK VALLEY ESTATES" CLUSTER
SUBDIVISION OF TOWN OF ITHACA TAX PARCELS NO. 36 -14.2 AND 36 -1 -6, 74 +/- ACRES
TOTAL, INTO 71 LOTS, APPROXIMATELY 4,150 LINEAR FEET OF ROAD, APPROXIMATELY
20 +/- ACRES OF PERMANENT OPEN SPACE, AND WATER AND SEWER FACILITIES, TO BE
LOCATED BETWEEN 1146 AND 1172 DANBY ROAD, RESIDENCE DISTRICTS R -30 AND R -15,
SPECIAL LAND USE DISTRICT S -1. WALTER J. AND JOYCE Y. WIGGINS, OWNERS/
APPLICANTS.
Chairperson Cornell declared the above -noted matter duly opened and read aloud from the
Notice of Public Hearings as posted and published and as noted above.
Walter Wiggins of 308 North Tioga Street, stated that he sent a memorandum to the Planning
Board for review of the Buttermilk Valley Estates Subdivision as to a suggestion to the entrance road
which could be seen on the east side on the map. (Mr. Wiggins Memorandum dated is hereto
attached as Exhibit #12.) (Preliminary Plat Map for the Buttermilk Valley Estates dated 4/25/96 is
hereto attached as Exhibit #13.)
•Mr. Wiggins stated that the area in reference is a strip that is designated to be 80 feet wide
and 300 +/- feet long, and when the surveyors put the pins and flags in, it looked like a substantial
number of trees would be destroyed unless he revised the plans. Mr. Wiggins stated the revision
• PLANNING BOARD MINUTES 24
APPROVED - JULY 9, 1996
JUNE 45 1996
which he requested the Planning Board to consider and approve is in the memorandum. Mr.
Wiggins stated that he would put a curbed'road in which would allow them to dispose of the surface
water with catch basins rather than 20 foot swales on each side which would eliminate cutting so
many trees along the roadway. Mr. Wiggins stated that he would be putting an emergency roadway
immediately to the north, and suggested that he expand the width of the road right -of -way 20 feet
north of the entire area, so that he could meander the road, rather than having a straight thrust. Mr.
Wiggins stated that this would preserve more of the greenery visually from the highway. Mr.
Wiggins stated that he would like the Planning Board to consider these suggestions, and that these
would also need to be in accordance with the Town of Ithaca specifications for a final roadway.
Chairperson Cornell opened the Public Hearing for the Buttermilk Valley Estates.
Director of Engineering Walker stated that he met with Mr. Wiggins and Mr. Albern after they
visited the site, and that Mr. Walker thinks the revised road entrance proposal is an excellent idea.
Mr. Walker stated that he would recommend that the location within the right -of -way should be
approved by the Town Board on June 10, 1996.
Board Member Hoffmann stated that she likes what Mr. Wiggins is proposing by saving the
trees and having a grassy emergency lane space. Ms. Hoffmann asked how much of the road
• meanders and in what way.
Mr. Wiggins stated that it cannot meander much because there are certain safety
requirements.
Bill Albern of Sunny Slope Terrace addressed the Board as the Consulting Engineer for this
project and stated that he and Mr. Wiggins want to propose moving the right -of -way line 20 feet
north, so that there would be a 100 -foot road right -of -way. Mr. Albern stated that there would be a
20 -foot wide paved road with curbs on each side with catch basins in that road. Mr. Albern stated
that north of that,;there would be a 15 -foot grassy strip for emergency access.
Director of Engineering Walker stated that the actual configuration of the road would have
to be approved by the Highway Superintendent before construction is done.
Mr. Wiggins stated that there are two buffer areas between the highway and the beginning
of the residential lots. Mr. Wiggins asked if it was possible for them to put a berm between the road
and the forever wild area which would help buffer the transmission of sound into the living area.
Director of Engineering Walker stated that he does not think that would adversely affect the
drainage. Mr. Walker stated that he would not be changing drainage patterns where the berm would
need to drain into the drainage structures along the road. Mr. Walker stated that it would be okay
as long as this would be consistent with DOT standards for their right -of -way.
•Planner JoAnn Cornish asked Mr. Wiggins if he knew how much of the natural vegetated
buffer would be sacrificed for this berm. Mr. Wiggins stated that he was not sure at this point, but
• PLANNING BOARD MINUTES 25 JUNE 43 1996
APPROVED - JULY 97 1996
that there was a possibility of 15 feet. Mr. Wiggins stated that this would be a planted landscaped
berm.
Director of Planning Kanter stated that if this would result in a man made landscape as
opposed to a natural buffer. Mr. Kanter further stated that the Planning Department would want to
see some plans first.
Mr. Wiggins stated that as people walk out through the property now, there is heavy highway
noise, and his thoughts were to barrier it in a natural way that would be appropriate.
Director of Engineering Walker stated that after the Planning Board approval and after the
Town Board accepts the location of the road, the staff should get together with Mr. Wiggins before
the final approval to discuss the location of the landscaping.
Mr. Wiggins stated that he might be able to put the berm on the west side of the buffer area,
so there would be no visual impact from the roadway. Director of Engineering Walker asked if that
would still be within his lot. Mr. Wiggins responded, yes.
Faith Chase of Comfort Road stated that this is a very high density usage for a rural area.
® Ms. Chase stated that it seems to her that Mr. Wiggins is using Buttermilk State Park for his
economic gain. Ms. Chase stated that the park was gathered over many years parcel -by- parcel to
make a nice quiet wild area, and that it seems to her that it is being encroached upon by high density
housing. Ms. Chase stated that if everyone that was near the park that wanted to subdivide their
land pushed up by the park like this, the park would lose its character. Ms. Chase asked if the
Planning Board was willing to give everyone special consideration around the park to make
developments.
Attorney for the Town Barney stated that it is not special consideration, that it is the law of the
zoning that permits this. Attorney Barney stated that Mr. Wiggins is donating approximately 18 acres
to the park as part of this project.
Ms. Chase stated that she gave 12 acres to the land trust to increase the park on the south
of this development, and now it seems like it would be beneficial for the development and not for the
benefit of Buttermilk State Park.
Chairperson Cornell stated that landowners that choose to put their lands in conservation
easements are beneficial, but all landowners have the right to do what they want to do with their own
property if they meet the zoning requirements. I
Mr. Yengo stated that he would like to reserve his rights with his property. Mr. Yengo stated
that he owns 600 feet of road frontage across the street, and that one day he would be submitting
a plan to this committee, and would like to have a favorable consideration. Mr. Yengo stated that
0 PLANNING BOARD MINUTES 26 JUNE 4, 1996
APPROVED - JULY 9, 1996
he would like to preserve his right for water and sewer with the use that he is presently enjoying.
Mr. Yengo stated that he has been at 1147 Danby Road since 1961, and that he was instrumental
to bringing the water and sewer usage to his property and extending it for his benefit and Mr.
Wiggins' benefit. Mr. Yengo stated that a lot of people would not have water or sewer without him.
Mr. Yengo stated that he may not be as aggressive as others, but that one day he may wish to use
his property. Mr. Yengo stated that he wants to continue to use the property he is living in now in
the same manner he is presently using it. Mr. Yengo stated that he did not want diminishing
services of water or sewer supply.
Director of Engineering Walker stated that this project would probably result in the
improvement of water service. Mr. Walker stated that there should not be diminishment of sewer
capacity because of this project.
Board Member Bell asked if the grassy emergency road would have a curb cut on both the
ring road and Route 96 side.
Director of Engineering Walker stated that there would not be any curb cuts.
Mr. Bell stated that the new curb would not extend around to that.
Mr. Wiggins stated that there should not be any problems for the fire trucks hitting that curb.
Mr. Walker stated that the design of that curb on that side of the road might not end up being
a full curb, it may end up being more of a gutter section. Mr. Walker stated that there would not be
any problems for emergency vehicles to access the property.
Chairperson Cornell asked if anyone else from the public would like to speak. No one spoke.
Chairperson Cornell closed the Public Hearing, and asked if anyone was prepared to offer a motion.
MOTION by Herbert Finch, seconded by James Ainslie:
NOW, THEREFORE, BE IT RESOLVED:
1. That the Planning Board of the Town of Ithaca hereby waives certain requirements for
Preliminary Subdivision Approval, as shown on the Preliminary 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, and
2. That the Planning Board hereby grants Preliminary Subdivision Approval for the
proposed Subdivision of Town of Ithaca Tax Parcel No. 36 -1 -4.2 and 36 -1 -6,
• PLANNING BOARD MINUTES 27 JUNE 45 1996
APPROVED - JULY 9, 1996
n
�J
consisting of 67 clustered lots, an 18 acre lot to be preserved as undeveloped open
space, a.8+/- acre lot to be a neighborhood park, and a 17 +/- acre lot which contains
an existing wetland, inn, restaurant, a barn which has been converted to apartments,
and a tennis facility, a .89 +/- acre parcel proposed to be consolidated with Town of
Ithaca Tax Parcel No. 36- 1-4.3, approximately 4,159 linear feet of road, and water and
sewer facilities, to be located between 1146 and 1172 Danby Road, Residence District
R -30, Residence District R -15 and Special Land Use District S -1, as shown on a
submission entitled "Preliminary Plat, Buttermilk Valley Estates Subdivision ", prepared
by William F. Albern, P.E., dated April 26, 1996, subject to the following conditions:
a. Prior to the signing of the final subdivision plat by the Planning Board Chair, the
Declaration of Restrictions, shall be approved by the Town Attorney and this
Board, to be in substantially the form submitted to and approved by this Board
(attached). This Declaration to be filed with the Tompkins County Clerk at the
time of filing the approved subdivision plat.
b. Prior to the signing of the final subdivi:
deed restriction shall be placed on Lot
open space, along with a timetable
conveyance to the New York State
Historic Preservation for inclusion in
approval by the Town Attorney.
;ion plat by the Planning Board Chair, a
#69 to ensure it remains as permanent
acceptable to the Planning Board for
Department of Parks, Recreation and
Buttermilk Falls State Park, subject to
C. Approval and acceptance by the Town Board of the location of all proposed
streets, utilities, and other facilities proposed for dedication to the Town,
including the location of the proposed .8 +/- acre public park site and access
easement, all prior to consideration of final subdivision approval.
d. Transfer
to
the Town
of Ithaca the proposed public park within six months from
the date
of
filing for
Phase I of the subdivision.
e. Revision of the Preliminary Plat to show a sewer line easement from the
proposed subdivision to Town of Ithaca Tax Parcel No. 36- 1 -7.2, Matthew and
Ann Wall, owners.
f. Revision of the Phasing Schedule, as shown on the Preliminary Plat, to include
Lot #151 #691 #70, and #71, as well as lots 1 -14 and Lot #68 in Phase I.
g. Revision of Preliminary Plat to show dates including original date and all
revision dates.
® h. Revision of the Final Plat to show changes in the road as outlined in the June
• PLANNING BOARD MINUTES 28 JUNE 4, 1996
APPROVED - JULY 9, 1996
•
41 1996 Memo from Walter J. And Joyce Y. Wiggins to the Town of Ithaca
Planning Board.
I. Revision of the Plat to show Town of Ithaca Tax Parcel No. 36 -1 -4.3 labeled as
such, "To Be Consolidated with Lot #71."
j. Revision of Plat to show Park (Lot #68) as Proposed Park.
Mr. Wiggins stated that under the proposed resolution, the deed transfer to the State, would
need to be completed by the final subdivision. Mr. Wiggins stated that he would do what he needs
to do, but that he is not sure how long it takes to accept the deed. Mr. Wiggins asked if it is a
conveyance when he delivers the deed.
Attorney for the Town Barney stated that it would be a conveyance when the deed is
recorded.
Director of Engineering Walker asked if the protection on this is beyond Phase I. Planner
Cornish stated that the protection she intended in the resolution was to make sure that lot 69 would
remain as open space whether that would be state park or not.
Attorney for the Town Barney stated that he would prefer to hold off on changing the
resolution until there is more information. Attorney Barney stated that there would be another
opportunity here to make a change before the final subdivision approval. Director of Engineering
Walker stated that Mr. Wiggins, under the proposed resolution, would not be able to apply for final
subdivision approval until he gets the deed transfer. Attorney Barney stated that this resolution could
be modified when the information comes in.
There being no further discussion, Chairperson Cornell called for a vote.
AYES - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell.
NAYS - None.
The MOTION was declared to be carried unanimously.
(NOTE: Adopted resolution is hereto attached as Exhibit #14 .)
Chairperson Cornell declared the matter of the Buttermilk Valley Estates Subdivision duly
closed at 10:08 p.m. Chairperson Cornell asked that Vice Chairperson Hoffmann to Chair the
remainder of the meeting.
AGENDA ITEM: CONSIDERATION OF DETERMINATION OF SIGNIFICANCE OF
ENVIRONMENTAL IMPACT, PURSUANT TO THE STATE ENVIRONMENTAL QUALITY REVIEW
•
•
•
PLANNING BOARD MINUTES
29
APPROVED - JULY 93 1996
JUNE 4, 1996
ACT, FOR THE PROPOSED CAYUGA VISTA SUBDIVISION, LOCATED AT VISTA LANE, AS
FURTHER DESCRIBED BELOW.
Vice Chairperson Hoffmann declared the above noted matter duly opened and read aloud
from the agenda.
MOTION by Robert Kenerson, seconded by Herbert Finch:
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, and
Environmental Impact Statement will not be required.
There being no further discussion, Vice Chairperson Hoffmann called for a vote.
AYES - Hoffmann, Ainslie, Finch, Kenerson, Bell.
NAYS - None.
The MOTION was declared to be carried unanimously.
(NOTE: Adopted resolution is hereto attached as Exhibit #15.)
PUBLIC HEARING: CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL FOR
THE PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCELS NO. 39 -1 -25.2 AND 39-
10-1, 1155 +/- ACRES IN SIZE, INTO 7 NEW BUILDING LOTS, WITH PROPOSED SEWER
RELOCATION, LOCATED AT CAYUGA VISTA SUBDIVISION, VISTA LANE, RESIDENCE
DISTRICT R -9. SAID SUBDIVISION IS A MODIFICATION OF THE ORIGINAL CAYUGA VISTA
CLUSTER SUBDIVISION PLAT, FOR WHICH FINAL APPROVAL WAS GRANTED ON APRIL 16,
1985. DELL L. GROVER AND EDWARD MAZZA, OWNERS; LAWRENCE P. FABBRONI, P.E.,
AGENT,
Vice Chairperson Hoffmann declared the above -noted matter duly opened and read aloud
from the Notice of Public Hearings as posted and published and as noted above.
Larry Fabbroni of 127 Warren Road stated that he would like to summarize where Cayuga
Vista came from. Mr. Fabbroni stated that currently the 7.66 acres that has been approved for 32
clustered units, is the project that was referred to which had been approved in 1985 with some
revisions in 1987., Mr. Fabbroni stated that he met in January 1996 with the Planning Department,
• PLANNING BOARD MINUTES 30 JUNE 4, 1996
APPROVED - JULY 9, 1996
and looked at a sketch plan for the front as well as the back five +/- acres that Mr. Grover and Mr.
Mazza had picked up since 1987. Mr. Fabbroni stated that the Planning Board was looking at
tentatively 12 lots with the remainder of land being open space. Mr. Fabbroni stated that there was
some discussion that the open space was more favorably proposed as a recreational corridor. Mr.
Fabbroni stated that there were questions about the wetland and where it was predominantly located
on the site. Mr. Fabbroni stated that he identified a flood way or the primary wetland. Mr. Fabbroni
pointed out the wetlands on the map entitled "Revised Subdivision Plat: Cayuga Vista" dated 4 -13-
96. Mr. Fabbroni stated that after looking at the wetlands, that it did not look feasible to consider
the four lots located in that area. Mr. Fabbroni stated that once Mr. Grover and Mr. Mazza start
losing five lots, economically it did not make a lot of sense, even if they did want to intrude into the
wetland area, to build 500 or 600 feet of road. Mr. Fabbroni stated that they pulled back their
proposal dramatically to ask for seven lots as a modification of the front cluster, from the original 32
units back to a maximum of 26 units. Mr. Fabbroni stated that if each of the seven lots had two units
on them plus the 12 existing units, that there would be 26 units. Mr. Fabbroni stated that the
subdivision plat in front of the Planning Board would provide access to the back parcel, and that
there are no plans for the back acreage at this point. Mr. Fabbroni stated that the Rumsey parcel
would have access supplied to them through this alternate lot, with provisions for a right -of -way for
the Rumseys. Mr. Fabbroni stated that whatever unfolds on this area in the future, it seems to make
more sense now that the plans show two foot contours for the back land, and now that the wetlands
• are shown on the plan, and would not be used for this development. Mr. Fabbroni stated that the
basic proposal in front of the Planning Board is to provide potential access to that back parcel, and
to scale back the cluster from 32 units to a maximum of 26 units. Mr. Fabbroni stated that the
proposal would utilize the existing road just as it is, utilize the existing water line right where it is, and
the only substantial change for the utilities is a relocation of the sewer. Mr. Fabbroni stated that less
utility capacity would be used than with the currently approved 32 units. Mr. Fabbroni stated that
everyone has the notion that the Novarr Project drains through this land which is not true, but it is
the Monkemeyer property on the Northeast corner of Danby Road. Mr. Fabbroni stated that the
balance of the property is pretty well locally generated runoff that starts from this property and
moves to the west. Mr. Fabbroni stated that he proposes, in what he resubmitted, that the wetland
act as it's own natural retention area. Mr. Fabbroni stated that the best evidence of that was the
January 19, 1996 storm which was the record runoff, and the peak runoff of that afternoon was like
nothing anybody had seen before. Mr. Fabbroni stated that there was no demonstrable inability from
the area to temporarily retain water that came in from that storm. Mr. Fabbroni stated that the stream
flows under one driveway and then into the Buttermilk Gorge on the other side of Stone Quarry
Road. Mr. Fabbroni stated that it does not get down to the problematic section of the road. Mr.
Fabbroni stated that there are some other drainage ways about 1 000 feet north. Mr. Fabbroni
stated that there are 12 existing units on the property. Mr. Fabbroni stated that Mr. Mazza had
mentioned that the approval of these owners would be demonstrated at the point of final subdivision
approval. Mr. Fabbroni stated that Mr. Mazza felt that he needed preliminary approval to go with
something of substance to the unit owners, but Mr. Fabbroni stated that he and Mr. Mazza agreed
•to have the Planning Board review. If there were any changes they would be able to know where
to go from there. Mr. Fabbroni stated that preliminary talks are going positively because all of the
0 PLANNING BOARD MINUTES 31 JUNE 4, 1996
APPROVED - JULY 9, 1996
residents want to see some movement and some completion of the project. Mr. Fabbroni stated that
everyone's favorite area for the trail right -of -way would be on the very eastern edge of the back
parcel or on the west edge near the brook.
Vice Chairperson Hoffmann opened the Public Hearing for the Cayuga Vista Project, and
asked if anyone wished to speak.
Dan Booth of Stone Quarry Road stated that he does not have any problems with the
rearrangements, or the single family units. Mr. Booth asked if the Planning Board could clarify the
restrictions that are on the quads or duplexes as to what that means in terms of owner occupied or
if they are sold or rented. Mr. Booth asked if there were going to be duplexes.
Mr. Fabbroni stated that they would be single families with side -by -side duplexes. Mr.
Fabbroni stated that these could be a traditional two family home or a traditional one family home.
Director of Planning Kanter stated that the zoning for R -9 would allow either traditional one
family houses or two family duplexes.
Mr. Booth stated that the brook is behind his property, that he noticed that it does not fall into
the designation of being any kind of wetland, although it seems to have a fairly significant runoff
•
during the storms. Mr. Booth stated that the water could get active, and he only brings this up if
somebody is looking for a bikeway because there would be a lot of erosion and water activity in that
area.
Director of Planning Kanter stated that the Planning Staff did not ask for detail of the wetland
locations on the back parcel because that was not going to be considered for any development.
Assistant Town Planner Frantz stated that the Planning Staff used the federal criteria for
defining wetlands. Mr. Frantz stated that there has been no formal delineation of the property,
although that his, assessment after walking the property, is that they are potentially wetland under
the federal criteria. Mr. Frantz stated that he did walk the entire length of the property line, and that
there is some evidence of stream erosion. Mr. Frantz stated that there appears to be a band
approximately 150 to 200 feet in width of upland area dry ground between the property line and the
wetter portion of the property. Mr. Frantz stated that his observations were, that if there were a
bikeway through this area, that he would recommend setting it back from the property line. Mr.
Frantz stated that a lot of the woodland is fairly opened.
Attorney for the Town Barney asked Mr. Fabbroni if there were any discussions with respect
to the owner occupancy requirement that is presently imposed on the existing 12 units.
is Mr. Fabbroni stated that he cannot speak directly for what has been going on. Mr. Fabbroni
. PLANNING BOARD MINUTES 32 JUNE 4, 1996
APPROVED - JULY 93 1996
stated that there is an attempt to remedy the problems that currently exist through ownership. Mr.
Fabbroni stated that they understand what the regulations were and how they have to sell, but
nobody is buying which causes dilemmas for the current owners.
Attorney 'for the Town Barney asked if the new lots would not have the owner occupancy
limitation imposed on Mr. Grover or Mr. Mazza.
Mr. Fabbroni stated that they would prefer not to because they would market these lots just
as any other single or two family lots.
Attorney ,Barney stated that this would probably need to go through the Town Board because
the Town Board originally approved the restrictive owner occupancy requirements, so to modify that
it would take Town Board approval.
Mr. Fabbroni stated that Mr. Grover and Mr. Mazza would need to go through the Town Board
for sewer relocation approval as well. Mr. Fabbroni stated that his thoughts were that they would
want to be relieved of that in terms of being able to sell to somebody and have them have the same
restrictions that anybody else had.
•Attorney for the Town Barney asked Mr. Fabbroni if Mr. Mazza and Mr. Grover would have
to go back to the Attorney General. Mr. Fabbroni stated that was correct. Mr. Fabbroni stated that
they have to have the owners' approval, but that this would be a straightforward process. Mr.
Fabbroni stated that every time they build a project and added new owners, they need to update the
Attorney General. Mr. Fabbroni stated that of all the lots in the way they are configured are way in
excess of R -9 lot size, so that was done with some attempt to relieve the density concerns.
Assistant Town Planner Frantz stated that the Planning Staff has looked into the park or the
trail right -of -way dedication, and that at this point there are no set details as far as where the
boundaries of any park or open space dedication would be. Mr. Frantz stated that is does appear
that it would be best to have it towards the western portion of the property. Mr. Frantz stated that
at some point in the future there could be a road cutting across the bikeway. Mr. Frantz stated that
the western end of the parcel would be the ideal location for a bikeway.
Mr. Fabbroni stated that one of the advantages would be that this would provide some kind
of pedestrian /bike /walkway access to the properties on Stone Quarry Road. Mr. Fabbroni stated that
the brook is on a strip of land west of the back parcel, so if the Planning Board wants 20 feet along
the western edge instead of 10 feet, but to move that 10 foot strip into the land kind of cuts it up.
Mr. Fabbroni stated that he can assure the Planning Board that topographically there is not a
• problem on that back parcel for 10 or 20 feet from the western edge.
PLANNING BOARD MINUTES 33 96
® JUNE 4, 19
APPROVED - JULY 9, 1996
Assistant Town Planner Frantz stated that as far as the trail right -of -way goes, the Planning
Staff is finding out that 20 feet is not enough. Mr. Frantz stated that the recommendation from the
staff now is a minimum of 40 feet wide in order to allow any pathway to fit in the right -of -way. Mr.
Frantz stated that this pathway would also provide some buffering between the pathway and the
adjoining properties of both existing and future properties. Mr. Frantz stated that the Planning Staff
is recommending nothing less than 40 feet as far as the trail right -of -way width. Mr. Frantz stated
that the latest' bikeway standards are now calling for ten -foot wide paved paths with four foot
shoulders. Mr. Frantz stated that would be 18 feet, and would not leave any room for drainage work
along the bike path. Mr. Frantz stated that 40 feet would be the minimum requirement. Mr. Frantz
stated that the" Planning Staff has been looking at a proposed bikeway that would start at the City
of Ithaca/Town:' of Ithaca line at the end of Aurora Street and would go back lot to follow the sewer
line easement. Mr. Frantz stated that this would go behind the South Hill Retail Complex, and then
behind the Axiolum Complex continuing south across the Ithaca College parcel and the Ithacare
parcel. Mr. Frantz stated that there are three other parcels ranging in size from approximately 6
acres to 8.89 acres which, at some point in the future, may be developed for residential use. Mr.
Frantz stated that then it would go through the Cayuga Vista parcel to the intersection of King Road
and Stone Quarry Road which is very narrow, approximately 100 -foot wide long, narrow parcel and
then there is 7.6 acres which, at some point in the future, could be developed. Mr. Frantz stated that
the intentions are to use the park and open space dedication provisions to acquire the trail right-of-
!I
way at least from Stone Quarry and King Road intersection to Ithacare. Mr. Frantz stated that they
would approach the other property owners for donation of easements to the Town. Mr. Frantz stated
that Ithacare has been supportive of the concept. Mr. Frantz stated that there should be some
flexibility to where the bikeway should exit at the Cayuga Vista property on the north and south side.
Vice Chairperson Hoffmann asked if it would be possible to make a connection from this trail
down to Stone Quarry Road. Ms. Hoffmann further asked if there was some open land that would
open access.
Mr. Fabbroni stated not the land that Mr. Grover and Mr. Mazza owns and then it would
become more topographically difficult in the parcel to the west.
Assistant Town Planner Frantz stated that the plan is to bring the bikeway out to the
intersection of Stone Quarry and West King Road. Mr. Frantz stated that would be where a
crosswalk could be put into place. Mr. Frantz stated that the area between the intersection of West
King Road and, Stone Quarry Road is flat.
Mr. Fabbroni stated that the 40 feet is not a problem on the western edge, but he would
suggest that if there was any room for flexibility, at this point this Board did not require it to be
dedicated as open space. Mr. Fabbroni stated that if the Town wants it after putting all the pieces
together, that could be deeded over to the Town as open space. Mr. Fabbroni stated that in the
future there might be access from West King Road through the rear parcels. Mr. Fabbroni stated
• PLANNING BOARD MINUTES 34 JUNE 43 1996
APPROVED - JULY 9, 1996
that if the Town takes this parcel as park and open space it would be a major undertaking to use it
for any other purpose. Mr. Fabbroni stated that Mr. Mazza and Mr. Grover do not have anything in
mind at this point for this parcel, but if the Planning Board wants them to reserve the land for
dedication in the future, that would be acceptable.
Assistant Town Planner Frantz stated that another option which the Planning Board has
exercised before, is to retain the option for future subdivision of the remaining land to have a park
and open space dedication that would account for the entire 13.5 acres. Mr. Frantz stated that one
problem for the Town taking a dedication of this land at this point is that it would be landlocked
unless the Planning Board extended a strip all the way up to the east to tie in with the existing Vista
Lane.
Director of Planning Kanter stated that having the strip labeled as a future trail reservation
is an option.
Board Member Ainslie asked Assistant Town Planner Frantz if there was ever a time where
he had a problem going through an existing lot that is already established where they do not have
to come to the Board because they have lived there for years, and they do not want the bike path
to go through.
• Assistant' Town Planner Frantz responded, yes.
Board Member Ainslie stated that the Town cannot force people to have a bike path in their
back yard.
Assistant Town Planner Frantz stated that is nothing the Town has ever had to do.
Director of Planning Kanter stated that the Planning staff has approached landowners it
terms of trail proposals, and they would ask the landowners about an easement or a right -of -way,
and many landowners have donated land or easements to the Town.
Vice Chairperson Hoffmann asked Director of Engineering Walker if there is a problem with
relocating the sewer. Director of Engineering Walker stated that there would not be a problem.
Vice Chairperson Hoffmann closed the Public Hearing for the Cayuga Vista Subdivision, and
asked if anyone, was prepared to offer a motion.
MOTION by Gregory Bell, seconded by Robert Kenerson:
NOW, THEREFORE, BE IT RESOLVED:
01. That the Town of Ithaca Planning Board hereby waives certain requirements for
0 PLANNING BOARD MINUTES 35 JUNE 4; 1996
APPROVED - JULY 9, 1996
Preliminary and Final Subdivision Approval, as shown on the Preliminary 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, and
2. That the Planing Board, pursuant to Article I, Sections 2 & 4 of the Town of Ithaca
Subdivision Regulations, and Section 278 of Town Law, hereby modifies the
applicable provisions of the Town of Ithaca Zoning Ordinance to allow a cluster
development as defined in Section 278 of Town Law on the site, and
3. That the Planning Board hereby grants Preliminary Subdivision Approval for the
proposed modification of the original Cayuga Vista cluster subdivision plat, for which
Final Approval was granted on April 16, 1985, consisting of the subdivision of Town
of Ithaca Tax Parcels No. 36 -1 -25.2 and 39 -10 -1, 13.55 +/- acres in size, into 7 new
building lots, with proposed sewer infrastructure, located at Cayuga Vista subdivision,
Vista Lane, Residence District R -9 as shown on the plat entitled "Revised Subdivision
Plat -- Cayuga Vista Grover -Mazza Clustered Subdivision" prepared by Lawrence P.
Fabbroni, L.S., P.E. and dated April 13, 1996, and other application materials, subject
to the following conditions:
• a. revision of the proposed plat to show the width at building line of all lots located
on a curve or having non - parallel side lines prior to consideration of Final
Subdivision Approval,
b. approval by the Town Board of the location of the proposed new sewer main
and other improvements proposed to be dedicated to the Town prior to
consideration of Final Subdivision Approval;
C. Revision of the proposed Subdivision Map to show a 40 -foot wide strip along
the west line of the property which the developer is donating by deed to the
Town as municipal general purpose land,
d. submission to and approval by the Town Attorney of deed restrictions for the
proposed thirty -foot wide buffer area, as well as the wetland area located on Lot
Nos. 6 and 7 of the subdivision plat, ensuring no disturbance to those areas,
prior to consideration Final Subdivision Approval;
e. submission to and approval by the Town Attorney of agreement of Residents'
Association and of all the existing unit owners consenting to the revised cluster
layout prior to consideration of Final Subdivision Approval;
f. Approval of the Town Board of any modifications of the existing restrictive
PLANNING BOARD MINUTES 36 JUNE 4, 1996
APPROVED - JULY 9, 1996
convenants to permit this revised plan, such approval to be obtained prior to
Final Site Plan Approval;
g. Approval by, or acceptance for filing by, the New York State Attorney General
of a revised Offering Plan or other documentation satisfactory to the Town
Attorney demonstrating that the Attorney General has no objection to the
proposed modification and revised subdivision, such approval or acceptance
to occur prior to filing of the Final Subdivision Plat.
There being no further discussion, Vice Chairperson Hoffmann called for a vote.
AYES - Hoffmann, Ainslie, Finch, Kenerson, Bell.
NAYS - None.
The MOTION was declared to be carried unanimously.
(NOTE: Adopted resolution is hereto attached as Exhibit #16.)
Vice Chairperson Hoffmann declared the matter of Preliminary Subdivision Approval for the
• Cayuga Vista Subdivision duly closed at 11:00 p.m.
AGENDA ITEM:' CONSIDERATION OF ESTABLISHMENT OF TOWN OF ITHACA PLANNING
BOARD AS LEAD AGENCY FOR THE ENVIRONMENTAL REVIEW OF THE PROPOSED
REZONING AND SITE PLAN APPROVAL FOR THE PROPOSED SADDLEWOOD FARMS
APARTMENTS, LOCATED ON TOWN OF ITHACA TAX PARCEL NO. 27 -1- 14.2,'93.49 +/- ACRES
IN SIZE, 1310 MECKLENBURG ROAD. ALFRED, MILDRED, NELSON, AND JACQUELINE
EDDY, OWNERS; SADDLEWOOD FARMS LIMITED PARTNERSHIP, APPLICANT.
Vice Chairperson Hoffmann stated that the Planning Board needs to decide tonight if they are
to be the Lead Agency for the Saddlewood Farms project. Ms. Hoffmann stated that there would be
a more involved discussion of the Saddlewood Farms project on June 11, 1996, with a special
meeting of the Planning Board.
Director of Planning Kanter stated that this is a result of the Town Board's meeting on May
131 1996, that 1 referred the matter of the rezoning proposal to the Planning Board for
recommendation, and along with that referral, the Town Board requested that the Planning Board
take Lead Agency status in the environmental review.
Vice Chairperson Hoffmann asked if anyone were prepared to offer a motion.
• MOTION b Herbert Finch, seconded b James Ainslie:
Y Y
0
n
PLANNING BOARD MINUTES
37
APPROVED - JULY 9, 1996
NOW, THEREFORE, BE IT RESOLVED:
JUNE 47 1996
That the Town of Ithaca Planning Board hereby proposes to establish itself as lead
agency for environmental review of the proposed rezoning and Site Plan Approval of
the proposed Saddlewood Farms Apartment project, located at 1310 Mecklenburg
Road, and .
BE IT FURTHER RESOLVED:
That the Town of Ithaca Planning Board hereby requests the concurrence of all
involved agencies on this proposed lead agency designation, said concurrence to be
received by the Town of Ithaca Planning Department within thirty days from the date
of this resolution.
There being no further discussion, Vice Chairperson Hoffmann called for a vote.
AYES - Hoffmann, Ainslie, Finch, Kenerson, Bell.
NAYS - None.
The MOTION was declared to be carried unanimously.
(NOTE: Adopted resolution is hereto attached as Exhibit #17.)
AGENDA ITEM. OTHER BUSINESS.
Director of Planning Kanter stated that the Planning Department has already provided the
Planning Board Members with packets for the June 11, 1996 meeting. Mr. Kanter stated that the
Board was going to consider the possibility of changing the July 2, 1996 meeting to July 9, 1996.
Mr. Kanter stated that in order for the time frame for the lead agency designation for Saddlewood
Farms to fall into place, the 30 days would not be completed by the July 2, 1996 meeting and will
be completed by the July 9, 1996.
The Planning Board was in agreement with the change of the Planning Board meeting from
July 2, 1996 to July 9, 1996.
Vice Chairperson Hoffmann stated that she was driving down Pine Tree Road, and saw a
young man in a wheel chair on the little trail along the fence. Ms. Hoffmann stated that it made her
feel good that the Town has the walkway there for people to use.
0 ADJOURNMENT
•
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C:
PLANNING BOARD MINUTES
38
APPROVED - JULY 9, 1996
JUNE 4, 1996
Upon MOTION, Vice Chairperson Hoffmann declared the June 4, 1996, Meeting of the Town
of Ithaca Planning Board duly adjourned at 11:08 p.m.
DRA FTED: 6/1 "1/96 by DAK
Pr pare' k, n
eborah A. Kelley,
Keyboard Specialist/Minutes Recorder
Z tfully submit ed:
ys,
Recording Secretary,
Town of Ithaca Planning Board
Mar Bryo t�
Administrative Secretary
•
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41
TOWN OF ITHACA PLANNING BOARD
126 East Seneca Street
Ithaca, New York 14850
Tuesday, June 4, 1996
AGENDA
7:30 P.M. Persons to be heard.
7:35 P.M. PUBLIC HEARING: Consideration of Final Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcel No. 44 -2 -10, consisting of 58.396
+/- acres, into four lots, 2.078 +/- acres, 2.273 +/- acres, 2.367 +/- acres,
and 51.679 +/- acres in size respectively, located at 141 East King Road,
Residence District R -30. Tessa Flores and Ira Goldstein, Owners /Applicants,
7:50 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and
a Recommendation to the Zoning Board of Appeals regarding Special Approval
for the placement of a temporary modular classroom structure, +/- 51810
square feet in size, to consist of two classrooms and two restrooms, for use
through June 1998, located adjacent to Smiddy Hall on the Ithaca College
campus on Town of Ithaca Tax Parcel No, 41 -1 -30.2, Residence District R -15.
Ithaca College, Owner; Bruce A. Hatch, Agent,
8:10 P.M. PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed
Ithacare Center Senior Living Community, proposed to consist of a +/- 115,000
sq. ft. building with 60 adult care units, 20 assisted living units, and 80
independent living units, located on the west side of Danby Road
approximately 2,000 feet south of the entrance to Ithaca College, on that 28
+/- acre portion of Town of Ithaca Tax Parcel No. 39 -1 -1.3 for which the Town
of Ithaca Planning Board granted Preliminary and Final Subdivision Approval
on March 1, 1994, Special Land Use District No. 7., Ithacare Center, Inc.,
Applicant; Mark Macera, Agent.
8:50 P.M. Consideration of Approval of Statement of Findings, pursuant to the State
Environmental Quality Review Act, for the proposed "Buttermilk Valley
Estates" cluster subdivision, to be located between 1146 and 1172 Danby Road,
as further described below.
9:00 P.M. PUBLIC HEARING: Continuation of consideration of Preliminary Subdivision
Approval for the proposed "Buttermilk Valley Estates" cluster subdivision of
Town of Ithaca Tax Parcels No. 36 -1 -4.2 and 36 -1 -6, 74 +/- acres total, into
71 lots, approximately 4,150 linear feet of road, approximately 20 +/- acres
of "permanent open space, and water and sewer facilities, to be located
between 1146 and 1172 Danby Road, Residence Districts R -30 and R -15, Special
Land Use District S -1. Walter J. and Joyce Y. Wiggins, Owners /Applicants.
9:25 P.M. Consideration of Determination of Significance of Environmental Impact,
pursuant to the State Environmental Quality Review Act, for the proposed
Cayuga Vista subdivision, located at Vista Lane, as further described below.
9:30 P.M. PUBLIC HEARING: Consideration of Preliminary Subdivision Approval for the
proposed subdivision of Town of Ithaca Tax Parcels No. 39 -1 -25.2 and 39 -10 -1,
13.55 +/- acres in size, into 7 new building lots, with proposed sewer
relocation, located at Cayuga Vista subdivision, Vista Lane, Residence
District R -9. Said subdivision is a modification of the original Cayuga
Vista cluster subdivision plat, for which Final Approval was granted on April
16, 1985. Dell L. Grover and Edward Mazza, Owners; Lawrence P. Fabbroni,
P.E., Agent.
9:55 P.M. Consideration of establishment of Town of
agency for the environmental review of the
approval for the proposed Saddlewood Farms
Ithaca Tax Parcel No. 27 -1 -14.2, 93.49 +/-
Road. Alfred, Mildred, Nelson, and Jacquelin
Limited Partnership, Applicant.
10. Approval of Minutes: May 21, 1996
11, Other Business.
12, Adjournment.
Ithaca Planning Board as lead
proposed rezoning and site plan
Apartments, located on Town of
acres in size, 1310 Mecklenburg
ie Eddy, Owners; Saddlewood Farms
Jonathan Kanter, AICP
Director of Planning
273 -1747
•
TOWN OF ITHACA PLANNING BOARD
Date:
PLEAS PRIM
YOUR
NAME
ADDRESS
OR AFFILIATE
(Ple —
PRINT
to ensure Accuracy
in Official
Minutes)
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•
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•
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u
TOWN OF ITHACA
126 EAST SENECA STREET, ITHACA, N.Y. 14850
TOWN CLERK 273 -1721 'i HIGHWAY 273 -1656 PARKS 273 -8035 ENGINEERING 273 -1747 PLANNING 273 -1747 ZONING 273 -1783
FAX (607) 273 -1704
TOWN OF ITHACA
AFFIDAVIT OF POSTING AND PUBLICATION
I, Starr Hays, being duly sworn,
depose and say that
I am the
Recording Secretary for the Town of Ithaca
Planning
Board,
Tompkins
County, New York; that the following
Notice has been duly posted on
the sign '!board of the Town of Ithaca
and that said
Notice
has been
duly published in the local newspaper, The Ithaca
Journal.
Notice of' Public Hearings to be held
by the Town of
Ithaca
Planning
Board in 'Town of Ithaca Town Hall, 126 East Seneca
Street,
Ithaca,
as per attached.
Location' of Sign Board used for Posting
Entrance "of Town Hall.
Date of Posting:
Date of Publication:
STATE OFiNEW YORK )
COUNTY OF TOMPKINS )
Sworn to (land
May 24, 1996
May 29, 1996
SS..
ina at 7:30 P.M.
Bulletin Board, Front
Recording Secretary,
Town of Ithaca Planning Board.
subscribed before me this 3rd da
Filename: Starr \Agendas \PPAFF \06- 04- 96.PPA
of June 1996.
BETTY.. F.-TOOLE
N,OTARY'PUBLIC
STATE OF NEW YORK
# 4646 427
F3o 1917
C]
I
•
Tuesday, June 4 1996
By direction of the Chairman
lot the Planning Board, NO-
TICE IS HEREBY GIVEN that
Public Hearings will be held
by the Planning Board of the
Town of Ithaca on Tuesday,
June 4, 1996, at, 126 East
Seneca Street, Ithaca, 4 N.Y.;
at the following times and on
the following matters:
7:35 p.m. Lonsideration of
Final Subdivision Approval
for the proposed subdivision
of Town of Ithaca Tax Parcel
No. 44 -2 -10, consisting of
58.396 ± acres, into four
lots, 2.078 t acres, 2.273 t
acres 2.367 t acres, and
51.6'79 ± acres in size re.
Ttively, located at 141
East Kingg Rood , Residence
District R-30. Tessa Flores -and
Ira Goldstein, Owners/
Applicants
7:50, P.M. Consideration of,
Preliminary' and Final Site
Plan Approval and a Recom-
mendation to the Zoning
Board of Appeals regarding
Special Approval for the
placement of a temporary
modular classroom structure,
t 5,810 square feet in size,
to consist of two clasrooms
and two restrooms, for use
through June 1998, located
adjacent to Smiddy Hall on
the Ithaca College campus on
Town of Ithaca Tax Parcel
No. 41.1 -30.2, Residence
District R -15. Ithaca College,
Owner; Bruce A. Hatch,
Agent.
8:10 PM. Consideration of
Final Site Plan Approval for
the proposed Ithacare Center
Senior Living Community,
proposed to consist of a ±
115,000 sq. ft. buildin , with
60 adult care units, ZZ
sisted living units, and 80
independent living units, lo•
Gated on the west side of
Danby Road approximately
2,000 feet south of the en
trance to Ithaca College, o
that 28 ± acre portion o
Town of Ithaca Tax Parce
No. 39.1 -1.3 for which th
Town of Ithaca Planning
Board granted Prelimina
and Final Subdivision A
n
f
e
ry
Proval on March 1, 1994
5 ecial Land Use'District No.
7' Ithacare Center, Inc., Ap-
pjicant; Mark Mocera,
Agent.
9:00 p.m. Continuation of
consideration of Preliminary
Subdivision Approval for the
proposed "Buttermilk Valley.
Estates" cluster subdivision of
Town of Ithaca Tax Parcels
No. 36.1.4.2 and 36.1.6;74
t acres total, into 71:;Iots,
aabroximately 4,150'lineal
20 t acres of permanent
open s ace, and water and
sewer facilities, to be located
between 1146 and 1172
Dan,yy Road, Residence Dis-
trict R30 and-R-15 Special
Land Use District ST Walter
J, and Joyce Y. Wiggins,,
Owners /Applicants.
9:30 P.M. Consideration of
Preliminary Subdivision App-
proval for the proposed sulr
division of Town of Ithaca Tax
-Parcels No. 39.1.25.2 and
39.10.1, 13.55 ±. acres in.
• size, into 7 new building lots,
with proposed sewer reloco-
tion, located at Cayuga Vista
subdivision, Vista Lane, Resi-
Bence District R -9. Said sub-
division is a modification of .
the original Cayuga Vista
cluster subdivision plat, for
which Final Approval was
granted on April 16, 1985.
Dell L. Grover and Edward
Mazza, Owners; Lawrence P.
Fabbroni, P.E., Agerit. .
Jonathan Kanter, AICP
Director of Planning
273 -1747
May 29, 1996
I
to the Zoning
Board of
1
regarding
Special
•
TOWN OF ITHACA PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
Tuesday, June 4, 1996
By direction of the Chairman of the Planning Board, NOTICE
that Public Hearings will be held by the Planning Board
Ithaca on Tuesday, June 4, 1996, at 126 East Seneca Street,
the following times and on the following matters:
IS HEREBY GIVEN
of the Town of
Ithaca, N.Y., at
7 :35 P.M. Consideration of Final Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcel No. 44 -2 -10, consisting
of 58.396 +/- acres, into four lots, 2.078 +/- acres, 2.273 +/-
acres, 2.367 +/- acres, and 51.679 +/- acres in size respectively,
located at 141 East King Road, Residence District R -30. Tessa
Flores and Ira Goldstein, Owners /Applicants.
7:50 P.M. Consideration of Preliminary and Final Site Plan Approval and a
Recommendation
to the Zoning
Board of
Appeals
regarding
Special
Approval for
the placement
of a temporary
modular classroom
structure, +/-
5,810 square
feet in
size, to consist
of two
classrooms and
two restrooms,
for use
through
June 1998,
located
adjacent to Smiddy Hall on the
Ithaca
College
campus on
Town of
Ithaca Tax Parcel No. 41 -1 -30.2,
Residence District R -15.
Ithaca
College, Owner;
Bruce A. Hatch, Agent.
8 :10 P.M. Consideration of Final Site Plan Approval for the proposed
Ithacare Center Senior Living Community, proposed to consist of a
• + /- j115,000 sq. ft. building with 60 adult care units, 20 assisted
living units, and 80 independent living units, located on the west
side of Danby Road approximately 2,000 feet south of the entrance
to Ithaca College, on that 28 +/- acre portion of Town of Ithaca
Tax' " Parcel No. 39 -1 -1.3 for which the Town of Ithaca Planning
Board granted Preliminary and Final Subdivision Approval on March
11 1994, Special Land Use District No. 7., Ithacare Center, Inc.,
Applicant, Mark Macera, Agent,
9:00 P.M. Continuation of consideration of Preliminary Subdivision Approval
for the proposed "Buttermilk Valley Estates" cluster subdivision
of Town of Ithaca Tax Parcels No. 36 -1 -4.2 and 36 -1 -6, 74 +/- acres
total, into 71 lots, approximately 4,150 linear feet of road,
approximately 20 +/- acres of permanent open space, and water and
sewer facilities, to be located between 1146 and 1172 Danby Road,
Residence Districts R -30 and R -15, Special Land Use District S -1,
Walter J. and Joyce Y. Wiggins, Owners /Applicants,
9:30 P.M. Consideration of Preliminary Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcels No. 39 -1 -25.2 and 39 -10-
1, 13.55 +/- acres in size, into 7 new building lots, with
proposed sewer relocation, located at Cayuga Vista subdivision,
Vista Lane, Residence District R -9. Said subdivision is a
modification of the original Cayuga Vista cluster subdivision
plat, for which Final Approval was granted on April 16, 1985.
Dell L. Grover and Edward Mazza, Owners; Lawrence P. Fabbroni,
P.E., Agent.
Jonathan Kanter, AICP
Director of Planning
273 -1747
Dated: Friday, May 24, 1996
Publish: Wednesday, May 29, 1996
•
TOWN OF ITHACA
126 EAST SENECA STREET, ITHACA, N.Y. 14850
TOWN CLERK 273 -1721 HIGHWAY 273 -1656 PARKS 273 -8035 ENGINEERING 273 -1747 PLANNING 273 -1747 ZONING 273 -1783
FAX (607) 273 -1704
TO:
FROM:
DATE:
FAX COVER SHEET
FAX #
err c'� S FAX # 607 273 -1704
# OF PAGES (including this Cover Sheet) Q�
COMMENTS:
0 �--- p .-L" C-4,
. 3/25196
(Filename: \1STAFF\GE0RGE1FAXC0V.BLK)
TOW`N'OF ITHACA NY ID :6072731704 MAY 24'96 9:45
TI RNSM I T' CO"F I IRMAT I ON REPORT
NO 001
RECEIVER 607 272 4335
TRANSMITTER TOWN OF ITHACR, NY
DATE MAY 24'96 9:45
DURATION 01'15
MODE STD
PAGES 02
RESULT OK
r�
�J
�� ADOPTED RESOLUTION:
Flores - Goldstein Subdivision
Final Subdivision Approval
141 East King Road
Tax Parcel No. 44 -240
Planning Board, June 4, 1996
MOTION by Eva Hoffmann, seconded by Herbert Finch:
WHEREAS,
1. This action is consideration of Final Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcel No. 44 -2 -10, consisting of 58.396 +/- acres,
into four lots, 2.078 +/- acres, 2.273 +/- acres, 2.367 +/- acres, and 51.679 +/- acres in
size respectively. The site is located at 141 East King Road in an R -30 Residence
District. The purpose of the subdivision is to create three new building lots fronting
on East King Road, without any new road proposed. No development is anticipated
on the 51.679 +/- acre parcel labelled as "Remaining Lands of Goldstein & Flores,"
and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as
lead agency in environmental review with respect to Subdivision Approval, has on
April 16, 1996, made a negative determination of environmental significance, after
having reviewed and accepted as adequate a Short Environmental Assessment Form
Part I submitted by the applicant and a Part II prepared by the Town Planning staff,
and
3. The Planning Board, at a Public Hearing held on June 4, 1996, has reviewed and
accepted as adequate a survey entitled "Flores - Goldstein Subdivision Lot Dimension
Survey Map," and an additional map entitled "Flores - Goldstein Subdivision Key &
Location Maps," both prepared by R. James Stockwin, PLS and with a date of
certification of April 26, 1996, 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, and
is
• Flores - Goldstein Subdivision -Page 2-
Final Subdivision Approval
141 East King Road
Tax Parcel No. 44 -240
Planning Board, June 4, 1996
2. That the Planning Board hereby grants Final Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcel No. 44 -2 -10, consisting of 58.396 +/- acres,
into four lots, 2.078 +/- acres, 2.273 +/- acres, 2.367 +/- acres, and 51.679 +/- acres in
size respectively, located at 141 East King Road, as shown on a survey entitled "Flores
- Goldstein Subdivision Lot Dimension Survey Map," and an additional map entitled
"Flores - Goldstein Subdivision Key & Location Maps," both prepared by R. James
Stockwin, PLS and with a date of certification of April 26, 1996, and other application
materials, subject to the following condition:
a. That if Lot 4, identified as "Remaining Lands of Goldstein & Flores," is further
subdivided in the future, making it necessary to construct a new road on the
property, the curb -cut onto East King Road from Lot 2 shall be eliminated and
relocated on the new road, and that such provision and right shall be included
in the deed for Lot 2, as has been approved by the Attorney for the Town.
• AND BE IT FURTHER RESOLVED.
1. At this time the Planning Board waives any park land reservation but determines that
if there is any further subdivision of Lot 4 ( "Remaining Lands of Goldstein - Flores "),
the Planning Board may consider the need for future park land including in such
consideration the lands for which subdivision approval is being given by this resolution
(i.e., if a 10 percent land set -aside is required in the future, the 10 percent shall be
calculated on the entire 58.396 acres of the original tax parcel (44- 2 -10), and not just
on the balance of 51.679 acres).
•
Aye - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell.
Nay% - None.
The MOTION was declared to be carried unanimously.
Starr Hays, Recording
6/5/96.
, Town of Ithaca Planning Board.
(Filename: I files \devrevs \l minors \floreslres)
nn ``
Preliminary & Final subdivision Plat Requirements -3- 9' 4:; Awe
Section 37. Form of Final Plat.
N.�
3
V✓
•
A final plat with the following
the Office of the Town Engineer
to the Planning Board meeting at
requested.,
FINAL
information must be filed in
at least ten (10) days prior
which f inal approval is
Four dark -line prints of the proposed plat.
Fully completed Environmental Assessment Forms, with
comments from the Town Engineer or Town Planner indicating
whether the proposed subdivision is a Type I, Type II, or
Unlisted action and indicating a recommendation for negative
or positive declaration of environmental impacts.
Highway and alley boundary or right -of -way lines, showing
boundary, 11 ight -of -way or easement width and ay other
information needed for locating such lines; purposes of
easements.
Highway center lines, showing angles of deflection, angles
of intersection, radii, lengths of tangents and arcs, and
degree of ,curvature, with basis of curve data. Lengths and
distances shall be to the nearest one - hundredth foot.
Angles shall abe to the nearest half minute.
Highway names.
Key map, when more than one sheet is required to present
plat.
Accurate locations and descriptions of all subdivision
monuments.
Accurate outlines and descriptions of any areas to be
dedicated or reserved for public use or acquisition, with
the purposes, indicated thereon; any areas to be reserved by
deed covenant for common uses of all property owners in the
subdivision.
Border lines bounding
and one -half inch from
information, including
signatures, and seals,
the sheet, one -inch from the left edge
each of the other edges; all
all plat lines, lettering,
shall be within the border lines.
Building setback lines with dimensions.
Date of Plat.
Exact boundary lines of the tr
line, giving dimensions to the
angles to'the nearest one -half
bearing; the traverse shall be
error of closure not to exceed
of closure shall be noted.
act, indicated by a heavy
nearest one - hundredth foot,
minute, and at least one
balanced and closed with an
one to two thousand, the type
Location and description of all section line corners and
government survey monuments in or near the subdivision, to
at least one of which the subdivision shall be referenced by
true courses and distances.
Pre iminary & Final Subdivision Plat Requirements -4-
Location, name, and dtzensions of each existing highway and
alley and each utilipy� drainage, or similar easement '
within, abutting, or in the immediate vicinity of the
/proposed subdivision.
Location of the property by legal description, including
areas in acres or square feet. Source of title, including
/ deed record book and page numbers.
V Name and address of all owners of
the property and name and
ddress of all persons who have an interest in the property,
such as easements or rights -of -way.
Lot lines, fully dimensioned, with lengths to'the nearest
one - hundredth foot and angles or bearings to the nearest
one -half minute.
Map Scale (1" =50' or 1" =1001 ) and north point.
Mortgagor's certificate: certificate signed and sealed by
the mortgagor(s) if any, to the effect that he consents to
the plat and the dedications and restrictions shown on or
referred to on the plat.
Name of subdivision, which shall not duplicate the name of
/ any other subdivision in the country.
/ Name of Town, County, and State.
V
Names) and addresses) of the ownes-(s).
V/ Name (s) and address (es) of the .subdivider(s), if the
/ subdivider(s) is (are) not the owner(s).
V Name and seal of the registered land and surveyor or engineer
who prepared the topographic information. Date of survey.
Name and seal of registered and surveyor who made the
boundary survey. Date of the survey.
Names and addresses of owners of all parcels abutting the
proposed subdivision.
Names of recorded subdivisions abutting the proposed
subdivision.
Owner's certificate: a certificate signed by the owner(s) to
the effect the he /they owns the land, that he has caused the
land to be surveyed and divided, and that he makes the
dedications indicated on the plat.
Certification signed by the chairman or other designated
official or agent of the Planning Board to the effect that
//the plat was given preliminary approval by the Planning
Board.
Reference on the plat to any separate instruments, including
restrictive covenants, which directly affect the land in the
subdivision.
Preliminary & Final Subdivision Plat Requirements -5-
Surveyor's "certificate: certificate signed and sealed by a
registered ,land surveyor to the effect that (1) the plat
represents a survey made by him, (2) the plat is a correct
representation of all exterior boundaries of the land
surveyed and the subdivision of it, (3) all monuments
indicated on the plat actually exist and their location,
size and material are correctly shown, and (4) the
requirements of these regulations and New York State laws
relating to subdividing and surveying have been complied
with.
i/
•
Tax and assessment certificate: a certificate signed by the
county treasurer and other officials as may be appropriate,
to the effect that there are no unpaid taxes due on the land
being subdivided and payable at the time of plat approval
and no unpaid special assessments, and that all outstanding
taxes and special assessments have been paid on all property
dedicated to public use. r"rW O,. C" trio mlis
The blocks are numbered consecutively throughout the
subdivision and the lots are numbered consecutively �! --
throughout each block.
The
original or
mylar
copy of
the plat
to be recorded and
four
dark -line
prints,
on one
or more
sheets.
Two copies,of the County Health Department approval of the
water supply and/or sewerage system.
Vicinity Map showing the general location of the property,
1" =1000' or 1-11= 20001
0
Width at building line of lots located on a curve or having
non - parallel side lines, when required by the Planning
Board.
Preliminary & Final Subdivision Plat Requirements -6-
Section 38. Improvement Plans and Related Information. ti
10 Where improvements are required for a proposed subdivision,
the following documents shall be submitted to the Planning
Board.
�v A Detailed construction plans and specifications for water
lines, including locations land descriptions of mains,
valves, hydrants, appurtenances, etc.
Detailed construction plans, profiles, and specifications
for sanitary sewers and storm drainage facilities, including
locations and descriptions of pipes, manholes, lift
stations, and other facilities.
NHighway paving plans and specifications.
N4The estimated cost of.
a) grading and filling,
b) Culverts, swales and other storm drainage facilities,
c) sanitary sewers,
d) water lines, valves, and fire hydrants,
e) paving, curbs, gutters, and sidewalks,
f) any other improvements required by these regulations.
/V The plan and profile of each proposed highway in the
subdiviston, with grade indicated,-drawn to a scale of one -
inch equals 50 feet horizontal, and one -inch equals 5 feet
vertical, on standard plan and profile sheets. - Profiles
shall show accurately the profile of the highway or alley
along the highway- center line and location of the sidewalks,
if any.
Prelimi &Final SD
6/8/95
ADOPTED RESOLUTION:
Ithaca College Temporary Classrooms
Preliminary and Final Site Plan Approval and
A Report to the Zoning Board of Appeals
Planning Board Meeting, June 4, 1996
MOTION by p Robert Kenerson, seconded by Gregory Bell:
WHEREAS:''
1. This action is the Consideration of Preliminary and Final Site Plan Approval, and
further, a recommendation to the Zoning Board of Appeals with regard to a proposed
placement of a temporary modular classroom structure, +/- 5810 square feet in size, to
consist of two classrooms and two restrooms, for use through June 1988, located
adjacent to Smiddy Hall on the Ithaca College campus on Town of Ithaca Tax Parcel
No. 4i -1 -30.2; Residence District R -15. Ithaca College, Owner; Bruce A. Hatch,
Agent, and
2. This is a Type II Action under the State Environmental Quality Review Act (SEQR), 6
NYCRR Part 617.5 (c) 8, "routine activities of educational institutions, including
expansion of existing facilities by less than 10,000 square feet of gross floor area..."
for which no further action under SEQR is required, and
3. The Planning Board, at a Public Hearing on June 4, 1996, has reviewed and accepted
as adequate the Application for Development Review submitted by the applicant, a site
plan drawing entitled "Site Plan, Temporary Class Rooms, 953 Danby Road, Ithaca
College, Tompkins County, Ithaca, New York" dated 8 May 1996, a landscape
schematic entitled "Landscaping Plan, Temporary Class Rooms, 953 Danby Road,
Ithaca College, Tompkins County, Ithaca, New York" dated 24 May 1996, and other
application materials.
NOW, THEREFORE, BE IT RESOLVED:
1, 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, Checklists, 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 "Site Plan, Temporary Class Rooms, 953 Danby Road,
Ithaca College, Tompkins County, Ithaca, New York," dated 8 May 1996, and
landscape schematic entitled "Landscaping Plan, Temporary Class Rooms, 953 Danby
Road, Ithaca College, Tompkins County, Ithaca, New York" dated 24 May 1996
• conditioned upon the following:
n
is
Ithaca College Temporary Classrooms
Preliminary and Final Site Plan Approval and
A Report to the Zoning Board of Appeals
Planning Board Meeting, June 4, 1996
-Page 2-
a. Submission of an original and two (2) copies of the final site plan drawing
referenced above, with the name and seal of the licensed engineer or architect
,,who prepared the plans.
1
b. iFinal, installed landscaping at the site will be subject to review and approval by
the Town Planner prior to issuance of a Certificate of Occupancy.
AND BE IT FURTHER RESOLVED:
1. That the Planning Board, in making its 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;
b, the existing and probable future character of the neighborhood
will not'be adversely affected as a result of the proposed project;
C. „the specific proposed change in land use as a result of the
proposed project is in accordance with a comprehensive plan of
development for the Town of Ithaca.
2. That the Planning Board reports to the Zoning Board of Appeals its recommendation
that the aforementioned request for Special Approval be approved, conditioned upon
the following:
a. That Special Approval for this project be limited to two years, expiring at the
end of June 1998.
Aye - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell.
Nay - None.
The MOTION was declared to be carried unanimously.
Starr Hays, Recording!'' Secretary,
Town of Ithaca Planning Board.
6/4/96.
Mary ryant,k dministrati e Secretary.
(FILENAME: \Starr \Resols \ICTEMP.F in)
FINAL
PRELIMINARY SITE PLAN CHECKLIST
Z T H �\ C P� COLLEGE
CLASS (Zcot�k S
# 1 (00 st�l�
is V = ITEM SUBMITTED G'T
NOT APPLICABLE
W = WAIVE
CONDITION OF APPROVAL
1. V Proposed preliminary site plan, to include.
a. Vicinity Map showing the general location of the
property and proposed project at a scale of 1" =1000' or
1"= 2000'.
b. Size, location, use and design of all existing
structures, parking areas, access drives, off - street
loading areas, signs, lighting, pedestrian facilities,
landscaping, and other existing features pertinent to
plan review.
C* V Size. location,. proposed use, design, and construction
materials of all proposed structures.
d. Location, design, and construction materials of all
proposed parking areas, access drives and loading
areas.
• e. �- iocation of fire and -other emergency zones, including
-the. location _of fire hydrarrts .
N
f. /A Location, design, and construction materials of all
-proposed pede-strian-and bicycle facilities.
g. Location, design, and construction materials of all
proposed water and sewage facilities.
h. N/A Location, name, and dimensions of each existing or
proposed street and alley and each existing or proposed
utility, drainage, or similar easement within,
abutting, or in the immediate vicinity of the proposed
project.
Joe V Natural features within and immediately adjacent to the
site including but not limited to streams, lakes,
floodplains, ponds, wetlands, woodlands, brushlands,
significant natural habitats or other features
pertinent to review of the proposed project.
j• y / Existing and proposed site topography represented by
contour lines with intervals as required by the
Planning Board, but not to exceed 5 (five) feet,
including a grading plan describing the volumes of cut
and fill materials and their composition, and. including
• elevvations of proposed buildings, signage, lighting,
and °other features.
Preliminary Site Plan Checklist -2
k. N/A Drainage plan which includes a description of method
used for analysis, the calculation of drainage area
above point of entry for each water course entering or
abutting the site, and proposed method of on -site
retention if required.
1. Landscaping plan and planting schedule including
location and proposed design of buffers.
m. N /4 Size, location, design, and construction materials of
all proposed signs and lighting.
n. N/� Exact boundary lines of the tract, indicated by a heavy
line, showing location and description of all
monuments, giving property metes and bounds to the
nearest one hundredth foot, angles to the nearest one -
half minute, and at least one bearing.
o. G Border lines bounding site plan sheets one -inch from
the left edge and one -half inch from each of the other
edges. All required information, including signatures,
seals, dates and such information shall be within the
border.
p. -Map Scale and north.-point,, with a map scale of 1 " =50'
An bar or graphic form.
q. A/ Name of proposed project.
r. ✓ Name of Town, County, and State.
s. V Date of site Plan.
t. N�A Key map (when more than one sheet is submitted).
u. N/A Name and seal of the registered land surveyor(s) or
engineer(s) who prepared the topographic and boundary
survey and the date of survey.
2. Name(s) and address(es) of all property owners and
persons who have an interest in the site and of parcels
abutting the site, or within 500' of the site,
including easements or rights -of -way, plus the tax
parcel numbers.
3. Completed and signed Development Review Application,
Development Review Escrow Agreement, and Back -up
Withholding Form (if required). (only (1) copy each.)
40 Payment of review fees and deposit of escrow.
50 ✓ Estimate of the cost of improvements (excluding the
purchase cost of land) to be prepared (preferably) by a 41
licensed professional engineer.
Preliminary Site Plan Checklist -3-
ii I
6. a Fully completed and signed Short Environmental
Assessment Form, Part I (SERF) or Full Environmental
Assessment Form, Part I (LEAF). (See Town Planner as
to which to submit.)
7. Reduced copy of all sheets of the proposed site plan
(no larger than 11" X 1711) and copy of all other items
required above (except development review application
and escrow forms).
PRELIMI. SITE PLAN''
6/95
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FINALHACr
G .T
FINAL SITE PLAN CHECKLIST
ITEM SUBMITTED
�( = NOT APPLICABLE
r, = CONDITION OF APPROVAL
10 N/A All items submitted with the preliminary site plan
application with modifications made according to the
approval given by the Town Planning Board.
20 N/� Record of application for and approval status of all
necessary permits from county, state, and /or federal
agencies. Submit copies of all permits or approvals so
granted.
_ -30 V Detailed sizing and final_material specifications of
all required improvements.
--4. ✓- Construction details of all proposed structures, roads,
water /sewage f acilities , and other _improvements .
50 V Completed and signed Development Review Application,
Development Review Escrow Agreement, and Back -up
Withholding Form (if required). (Only (1) copy each.)
N
6. /%� Payment of additional review fees as needed and
deposited in an escrow account.
7. Ci Original or mylar copy of final site plan to be
retained by the Town of Ithaca.
1•1.xls1e ZwlrMS4
6/6/95
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TATZ�= UZQBE JEE TOWN QE LTH& , EL8&1M0 a0liar)
11 1
CONCERNINQ ME ER4F=!02SED ITHACARE CENTE$ SEN10
QQMMUNTTY
B
S?� E4ii H,ILi�
My name is , and I would like to
read a statement on behalf of Joseph Cimmino. Joe is in New
Jersey, due to'a death ii: the family, and unable to be with
us tonight.
"I would strongly urge 1
g S the Town Planning Board to
approve the Final Site Plan for the proposed Ithacare Center
on South {IlHill tonight!
Almost three years ago, the Planning Board approved
a Comprehensive Plan for the Town of Ithaca. That plan
clearly recognized that the highest rate of growth in the
Town has been in the grout aged 65 or more. The plan also
anticipated that the elder population would continue to grow,
reflecting the need for specialized housing. It stated 'Even
more supportive services will be needed by elders over 80.'
• In Chapter IV of the Plan, the Board stated that
one of the advantages of development on South Hill was that
"Housing "for seniors could be developed in conjunction with
the proposed relocation o.; Ithacare to South Hill."
i�
Over the last several years, much of your time, and
the time of your staff, has been devoted to analyzing every
aspect of, the Ithacare Center Senior Living Community. You
have allowed public comment at every step of a democratic
process, and listened to all of the arguments, pro and con.
By aFFrov;ins the Final Fnv31rnmm6ntal Impact Statement on
December 19, 1995, and by approving the Preliminary Site Plan
on February 6, 1996, the Planning Board has demonstrated its
support for thi's project.
By an overwhelming majority, the Town Board voted
tC approv�p an 1.v Srruial Ldnd Vse District #i on
March 11,1 1996. This amendment accommodated the Preliminary
Site Plan for the Ithacare Center previously approved by you.
By their actions, the Town Board has clearly indicated their
support for this facility.
Your approval c the Final Site Plan tonight will
allow this needed community resource to proceed.
I do regret the fact that the new Ithacare Center
will be too late for my 9, year old mother -in -law. She was
hospitalized this past De= ember, and no longer able to return
to the present Ithaca_ a Facility.
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We were fortunate to find space for her at the Oak
Hill Manor Nursing Home, but the transition has been most
difficult for,her. All the friends that she had made at
Ithacare were no longer available; the surroundings were
different, and the familiar staff faces were no longer seen,
The psychological impact of the change became most traumatic,
not only, for her, but for all members of her extended family.
The `proposed Ithacare Center would have allowed her
to return to the same surroundings, with the same friends,
but at a higher level of care.
I recently spoke to a former Ithacare resident
while visiting my mother -in -law at Oak.Hill Manor. She had
also been in the hospital, and was recuperating at Oak Hill
Manor. She had recovered enough to be able to return to
Ithacare'', and was clearly delighted that she could do so.
Her spirit was so obviously positive. Once again, it became
clear to me that the new Ithacare Center is badly needed.
!' You are to be commended for your careful consider-
ation of',every point of view. The evidence is now in. There
is clearly strong community support for the Ithacare Center
Senior Living Community on South Hill. To quote Captain
Picard of the Starship Enterprise, I would urge you to "Make
it 80.11
h Once again, I thank you for allowing my comments."
Respectfully,
Joseph A. Cimmino
Lt Col, USAF (Ret)
Ithacare Public Hearing
04 June 1996
Testimony of John Yntema 1
1. This comment may not be appropriate to the site plan procedure, but I want to
mention that the DEIS, page 31, item S.1., indicates that although the proposed facility will
have approximately twice as many residents, "the number of personal care staff" will be
unchanged, because there will be "the same number of licensed adult home beds ".
Perhaps someone from Ithacare could explain how the twice as many people are going to
fit in the same number'of beds.
2. The response in the DEIS, at the top page 24, attempts to explain why the
cupola is so important, and that "modification of this element could be considered during
the site plan review ". The cupola does not make the building more attractive, and seems
really unnecessary to "break up the long roof lines and add architectural character to the
building complex unless the building without the cupola is considered totally dull. Nor is
the cupola needed to provide "a functional reference point for residents." The covered
entrance -way should be quite adequate for orientation for anyone in the front. and I really
doubt that anyone on the path will need to do anything other than follow the path to get
back to the front of the building to see the portico. The cupola is both an expensive
decoration and' a significant obstruction to the view. I hope it will be removed.
3. In the early stages of considering the proposed facility, there was discussion
® about what I re'cail was termed "open space" or "natural area ", which was to be
established sometime later in the review process. There was mention of 10900, of both the
28 acre parcel ?and /or the entire 60 -odd acres then belonging to Ithaca College. Has this
been dropped as a requirement? Is the far smaller path area being considered as this
"open space "? I would like to hear some comments from the Planning Board on this.
4. Included in the package, given to the Planning Board for consideration tonight,
are several documents which refer to public access to the path system and the portion of
the overlook which encroaches on Ithacare land. I have several comments and questions
about this, perhaps best mentioned relative to the draft of the "Declaration of Public Use ".
A.1 I states that a "schedule for public use of the 'pathways' shall be
posted in a conspicuous place and made available to the public." First of all, where is this
"conspicuous place ?" Who determines the schedule and why? The Planning Board
should clarify this before a final Declaration is prepared and signed. With the present
wording, Ithaca,re could make whatever schedule it wants, and there would be no
recourse, except possibly in court.
B. At the bottom of page 1. Item II refers to the "area of the safety parking
area which encroaches on the Ithacare property", but fails to delineate just what that area
is. Does it include only the parking spaces? Does it also include the level grassy areas to
the north, south, and west? What about the grassy slope to the west? A more exact
definition is needed. Using the term "scenic overlook" in the text would be more
appropriate than the term "parking area", for reasons mentioned below.
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ITH
RE CENTER
ITHACA7 NEW YORK
SENIOR LIVING COMMUNITY
C7
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Declaration of Public Use
Ithacare Center Services Company, Inc., a New York not - for - profit
corporation, referred to herein as Ithacare, does hereby make the
following,declaration.
TO THE PUBLIC,
WHEREAS, Ithacare is the owner and developer of a ± 28 acre parcel
of land in the Town of Ithaca, a portion of tax parcel No. 39 -1-
1.3, upon,, Ithacare intends to construct and operate a seni
„ or
living community;
WHEREAS, Ithacare has submitted a Development Review Application to
the Town of Ithaca proposing to construct a senior living community
on the aforementioned parcel;
WHEREAS, he Town of Ithaca Planning Board adopted a resolution on
February 6, 1996 granting Ithacare preliminary site plan approval
for the proposed Ithacare senior living community,
WHEREAS, On March 11, 1996., the Town of Ithaca Board amended Local
Law No. 1 of the Year 1994 to permit relocation of Ithacare's
senior living community building in Special Land Use District No.
7•
' 11 ,
WHEREAS, the Town of Ithaca has requested, and Ithacare has agreed
to submit to the Town a declaration. committing the use of
"pathways" also referred to as "nature trails" and portions of a
New York„ State safety parking area, also known as a "scenic
overlook" located on Ithacare property, for public use, as a
precondition to final site plan approval;
NOW THEREFORE, 'Ithacare declares and dedicates the following areas
on the Ithacare site for the following public use;
I. Nature Trails
Ithacare,. at its cost and expense, shall construct and
maintain the "pathways ", rest areas and tributary crossings as
shown on the final site plan. These "pathways" shall be available
for public use and enjoyment for walking and hiking as defined in
the New York State General Obligations Law Section 9 -103 as enacted
and amended. The schedule for public use of the "pathways" shall
be posted in a "conspicuous place and made available to the public.
II. New,1 York State Safety Parking Area (also used as a "
Overlook ")
Ithacare shall make available to the public the area
safety parking area that encroaches. on Ithacare property,
currently exists and as shown on a survey entitled "
", dated
of the
as such
The public shall be permitted to use said encroaching area of the
safety parking area for walking as defined in the New York State
General Obligations Law, Section 9 -103, as enacted and amended.
Ithacare's maintenance obligations with respect to this area shall
include exclusively removal of litter and debris, mowing of grass,
and maintenance of plantings.
III. Duration
Ithacare shall maintain the "pathways" described above for
public use for so long as Ithacare owns the land or until the Town
of Ithaca provides written consent to revoke this Declaration.
Ithacare shall maintain the encroaching safety parking area for
public use for as long as Ithacare owns the property or for so long
as New York State maintains the State owned safety parking area,
whichever occurs first.
Ithacare reserves the right to relocate the "pathways" to
another area on the site as Ithacare's needs and use of the
property may require.
q
Ithacare reserves the right to remove persons from the
"pathways" and /or "scenic overlook" encroachment who act in an
unlawful manner, damage property or disturb the peace, safety or
security of Ithacare residents, staff or visitors.
IN WITNESS WHEREOF, Ithacare Center Services Company, Inc. has
caused this instrument to be executed by its duly authorized
officer.
Ithacare Center Services Company, Inc.
BY: Name and Title
STATE OF NEW YORK )
) ss:
COUNTY OF"TOMPKINS )
On the day of 1996, before me
personally came , to me known, who
being by me duly sworn, did depose and state that s /he resides at
that s /he is the of ITHACARE CENTER
SERVICES COMPANY, INC., the corporation described in and which
executed the above instrument; and that s /he signed his /her name
thereto by authority of the Board of Directors of said corporation.
• Notary Public
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LANDSCAPE AND
LIGHTING PLAN
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ADOPTED RESOLUTION: Proposed Ithacare Center Senior Living Community
Final Site Plan Approval
® 900 Block of Danby Road FINAL
Tax Parcel No. 3944.3
Planning Board, June 4, 1996
MOTION by Herbert Finch, seconded by James Ainslie:
W:131 :.
1. This action is the Consideration of Final Site Plan Approval for the proposed Ithacare Center
Senior Living Community, proposed to consist of a +/_ 115,000 sq. ft. building with 60 adult
care units,'20 assisted living units, and 80 independent living units, located on the west side of
Danby Road approximately 2,000 feet south of the entrance to Ithaca College, on that 28 +/-
acre portion of Town of Ithaca Tax Parcel No. 39 -1 -1.3 for which the Town of Ithaca Planning
Board granted Preliminary and Final Subdivision Approval on March 1, 1994, Special Land
Use District No. 7., Ithacare, Inc, and
2. This is a Type I Action for which the Town of Ithaca Planning Board, acting as Lead Agency
in environmental review, did upon completion of a Final Environmental Impact Statement
adopt and issue a Statement of Findings for the proposed project on January 23, 1996, and
3. The Planning Board, at a Public Hearing on June 4, 1996, heard public comment on the
proposed project, and reviewed a submission by the applicant that included a series of drawings
® that included "Site Plan, Ithacare Center, Danby Road, Ithaca New York ",(Sheet LD -2) dated
April 25, 1996; "Grading Plan" (Sht. LD -3) dated April 25, 1996 and revised May 22, 1996;
"Utility Plan" (Sht. LD4) dated April 25, 1996 and revised May 8, 1996; "Landscape &
Lighting Plan" (Sht., LD -7) dated April 25, 1996 and revised May 22, 1996; "Trail Location
Plan" (Shtl LD -13)' dated April 25, 1996 and revised May 22, 1996, and various other design
drawings, prepared by L. Robert Kimball & Associates, and other application materials related
to the project.
NOW, THEREFORE, BE RESOLVED.
1. That the Town of Ithaca Planning Board hereby grants Final Site Plan Approval to the
proposed Ithacare Center Senior Living Community, as shown on the site plan entitled "Site
Plan, Ithacare Center, Danby Road, Ithaca New York ",(Sheet LD -2) dated April 25, 1996;
"Grading Plan" (Slit:
Proposed Ithacare Center Senior Living Community -Page 2-
Final Site Plan Approval,
® 900 Block of Danby Road
Tax Parcel No. 3944.3
Planning Board, June 4, 1996
C, submission of construction details of all proposed structures (including terraces or patios
in the rear of the building), roads, water and sewage facilities, and other site
improvements prior to the issuance of building permit(s)
d, submission of an original or mylar copy of the final site plan to be retained by the
Town of Ithaca;
e. approval by the Director of Planning of the final locations of the proposed plantings
along the western edge of the NYS Rte 96B overlook, said approval to occur onsite at
time of installation;
f. approval by the Director of Planning of the final location of the paths shown on the
dra 'wing entitled "Trail Location Plan" (Sht. LD -13), and completion of said paths prior
to the issuance of a Certificate of Occupancy for the project;
g1 receipt by Ithacare, and approval by the Attorney for the Town prior to the issuance of
building permits for the project, of a temporary easement from Ithaca College to allow
. encroachment on its property to the north during site grading operations;
0
IL approval by the Director of Planning and the Attorney for the Town of an instrument to
be in a form acceptable for recording in the Tompkins County Clerk's Office
guaranteeing continued public access and use of the existing Rte 96B overlook and the
trails to the south and west of the building, and ensuring ongoing maintenance of said
overlook and''trails, prior to the issuance of a Certificate of Occupancy for the project.
Aye - Cornell, Finch, Ainslie, Kenerson.
Nay - Hoffmann, Bell.
The MOTION was declared to be carried.
Starr Hays, Recording Secretary,
Town of Ithaca Planning Board.
6/5/96.
(Stur\Rao1sgTHCRFSP. fin)
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FINAL SITE PLAN CHECKLIST
ITEM SUBMITTED
NOT APPLICABLE
= CONDITION OF APPROVAL
1. y All items submitted with the preliminary site plan
application with modifications made according to the
approval given by the Town Planning Board.
2. coop Record of application for and approval status of all
necessary permits from county, state, and /or federal
Agencies. Submit copies of all permits or approvals so
granted.
36 CoNO Detailed sizingg and final material specifications of
all required improvements.
-40 coNo construction details of all proposed structures, roads,
water /sewage Iacilit aa,. and other improvements.
5• ✓ Completed and signed Development Review Application,
Development Review Escrow Agreement, and Back -up
Withholding Form (if required). (Only (1) copy each.)
6. 9144 Payment of additional review fees as needed and
deposited in an escrow account.
l
7. damp Original or mylar copy of final site plan to be
retained by the Town of Ithaca.
HMl Nv/�l rtir
6/6/95
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DRAFT
Buttermilk Valley Estates Subdivision
Statement of Findings
Pursuant to Article 8, the New York State Environmental Quality Review Act (SEQR)
of the Environmental Conservation Law and 6NYCRR Part 617, the Town of Ithaca
Planning Board, as Lead Agency, makes the following Findings.
Name of Action: Buttermilk Valley Estates Subdivision
Project No.: 9410142
Description'Pf Action: Subdivision approval of Town of Ithaca Tax Parcels No.
36 -1 -4.2 and 36 -1 -6, 74.5 +/- acres total, to consist of 67
clustered lots, an 18 acre lot to be preserved as
undeveloped open space, a .8 +/- acre lot to be a
neighborhood park, a 17 +/- acre lot which contains an
existing wetland, inn, restaurant, a barn which has been
converted to apartments, a tennis facility, a +/- .89 acre
parcel proposed to be consolidated with Town of Ithaca
Tax parcel No. 36- 1 -4.3, approximately 4,159 linear feet of
road, and water and sewer facilities, to be located between
1146 and 1172 Danby Road, Residence District R -30,
Residence District R -15 and Special Land Use District S -1,
Walter J. and Joyce Y. Wiggins, Owners /Applicants;
William F. Albern, P.E., Agent.
Location: West side of Danby Road (Route 96B), between 1146 and 1172 Danby
Road, —Town,, of Ithaca, Tompkins County.
'I
Agency Jurisdiction:
Date Final EIS Filed.
Town of Ithaca Planning Board is Lead Agency for
Subdivision Approval
May 7, 1996
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hospital or nursing home.
economic return from this
unlikely.
D. No Action
The owner's desire to realize a reasonable
parcel makes most of these permitted uses
The owner's desire to realize a reasonable economic return from this
parcel precludes a no action approach.
III. Review of Potential Environmental Impacts and Mitigating Measures
A. Storm Water Runoff, Erosion, Sedimentation
The DEIS and FEIS provide documentation that stormwater runoff can
be adequately controlled so that there should be only a small impact on
the site and surrounding areas. A storm water management plan has
been submitted as part of the application package. More detailed
drainage and construction details will have to be submitted for final
approval for Phases 2, 3, and 4 of the subdivision, subject to review and
approval by the Town Engineer. The Tompkins County Health
Department, has indicated in their letter of March 14, 1996,
(documentation is provided in the FEIS) that their original concerns
about stormwater runoff affecting the City of Ithaca were not relevant.
The New York State Office of Parks, Recreation and Historic
Preservation has indicated in a letter dated March 26, 1996,
(documentation provided in the FEIS) that the impacts on Buttermilk
Falls State Park has been minimized to their satisfaction.
Be Sanitary Wastes/ Overflowing Sewers in City
As documented in the DEIS and FEIS, the Town and City of Ithaca are
working together to solve the area wide sewer overflow problem. At
present, a new trunk line between Clinton Street and the treatment plant
is being installed as part of the State project for the Route 96
improvements. Improvements to the sewer main on Clinton Street
between Cayuga Street and Meadow Streets are planned but not yet
scheduled and should be completed before the Buttermilk Valley Estates
Subdivision is completed. The Tompkins County Department of Health,
which is the agency which initially raised this issue, has sent a letter of
comment dated March 14, 1996 (included in the FEIS) indicating that the
DEIS "satisfactorily addresses the problem of sanitary sewers in the City
of Ithaca, and the problem needs no further study for this project."
3
Co Aesthetic Resources
I . 0
The visual analysis in the DEIS and FEIS demonstrate that the open,
rural character of the area will be altered by the development of 67
houses on this site. Preservation of the existing vegetative buffer along
Route 96B, (photographic documentation provided in the DEIS)
preservation of, a 30 foot vegetative buffer around the perimeter of the
subdivision, and preservation of the wetland and associated vegetation
will help to mitigate and soften the visual impact of the development on
surrounding properties. Restrictive covenants will be used to ensure
that these vegetative buffers are preserved and maintained.
Additionally, the dedication of an 18 acre parcel to Buttermilk Falls State
Park will provide an ample buffer from the development to the park.
D. Wetland
Subdivision construction should not affect the existing ± 0.9 acre
wetland or the intermittent stream which flows into the wetland and the
two existing ponds. To ensure that the existing wetland will be
preserved in its natural state, a restrictive covenant will be placed on the
deed for Lot #70 which, among other restrictions, will protect the
wetland, stream and ponds in a forever wild condition.
E. Traffic Volume
Based on its rated capacity, Route 96B can accommodate over four times
as much traffic as it is presently accommodating. The development of
this subdivision is not expected to generate enough traffic to warrant
mitigation measures along Route 96B. (See DEIS, IV., Significant
Environmental Impacts, E. Transportation Services, 1. Traffic Volume)
Page 45.)
IV. Balancing Protection of the Environment and the Need to Accommodate Social
and Economic Considerations
A. According to the SEQR Handbook (NYS Dept. of Environmental
Conservation, Nov. 1992), ... "it is not the intention of SEQR that
environmental factors be the sole consideration in agency decision -
making. The purpose of SEQR is to ensure that the environmental
impacts of an action are weighed and balanced with social, economic
and other considerations ... ". The DEIS has indicated that the intent of
this development is to provide attractive residential lots for houses that
will be affordable for middle income families. This is in keeping with
n
U
9
• one of goals of the Town of Ithaca's Comprehensive Plan which is "To
promote the availability of diverse, high quality, affordable, and
attractive places for people to live." The Buttermilk Valley Estates
Subdivision will target single family housing in the $100,000 to $150,000
dollar range, which, according to information provided in the DEIS, falls
into the locally accepted definition of affordable (See DEIS, Footnote 1,
page 16.)
•
61
Buttermilk Valley Estates Subdivision
Project No. 9410142
Certification of Findings to Approve
Having considered the Draft and Final EIS, and having considered the
preceding written facts and conclusions relied upon to meet the requirements of 6
NYCRR 617.9, this Statement of Findings certifies that:
16 The requirements of 6 NYCRR Part 617 have been met;
2. Consistent with the social, economic, and other essential considerations
from among the reasonable alternatives thereto, the action approved is
one which minimizes or avoids adverse environmental effects to the
maximum extent practicable, including the effects disclosed in the
environmental impact statement, and
3. Consistent with social, economic, and other essential considerations, to
the maximum extent practicable, adverse environmental effects revealed
in the environmental impact statement process will be minimized or
avoided by incorporating as conditions to the decision those mitigative
measures which were identified as practicable.
Candace E. Cornell, Chair
Town of Ithaca Planning Board
Town Hall
126 East Seneca Street, Ithaca, New York 14850
C: \BUTVAL \Findings.doc
2
Date
al
t
ADOPTED RESOLUTION: FINAL
Buttermilk Valley Estates Subdivision
Adoption of Statement of Findings
Danby Road
Town of Ithaca Planning Board
June 4, 1996
MOTION by Robert Kenerson, seconded by Herbert Finch:
WHEREAS, Walter J. and Joyce Y. Wiggins applicants and William F. Albem, P.E., Agent, have
requested Subdivision Approval from the Town of Ithaca Planning Board for the proposed Buttermilk Valley
Estates Subdivision, proposed to consist of 67 clustered lots, an 18 acre lot to be preserved as undeveloped open
space, a .8± acre lot to be a neighborhood park, and a 17± acre lot which contains an existing wetland, inn,
restaurant, a barn which has been converted to apartments, and a tennis facility, a .89± acre parcel proposed to
be consolidated with Town of Ithaca Tax parcel No. 36- 1 -4.3, approximately 4,159 linear feet of road, and
water and sewer facilities, to be located between 1146 and 1172 Danby Road, Residence District R -30,
Residence District R -15 and Special Land use District S -1, and
I
WHEREAS, the Planning Board of the Town of Ithaca made a positive declaration of Environmental
Significance on December 6, 1994, directing Walter J. and Joyce Y. Wiggins, Applicants and William F.
Albern, P.E., Agent, to prepare a Draft Environmental Impact Statement (DEIS) to evaluate potential impacts of
the proposed Buttermilk Valley Estates Subdivision, and
WHEREAS, The applicant had a DEIS prepared which has thoroughly examined possible adverse
environmental impacts of the proposed subdivision and has proposed mitigating measures to minimize such
impacts, and
® WHEREAS, The Town of Ithaca Planning Board, as Lead Agency, with the assistance of Town Staff,
reviewed the DEIS submitted on January 23, 1996, and on February 20, 1996, adopted a resolution finding the
DEIS to be satisfactory with respect to its scope, content, and adequacy for the purpose of public review, and
WHEREAS, The Planning Board held a public hearing on March 19, 1996 in order to solicit public
comment on the DEIS, and received public comment, and
WHEREAS, The Planning Board of the Town of Ithaca, as Lead Agency, after public comment on the
DEIS, on May 7, 1996, accepted a Final Environmental Impact Statement for the Buttermilk Valley Estates
Subdivision incorporating, among other information, substantive public comments received regarding the
proposed action, and responses to said substantive comments, for filing, having duly considered the potential
adverse environmental impacts and proposed mitigating measures as required under 6 NYCRR 617 (the SEQR
Regulations), and
WHEREAS, The Planning Board of the Town of Ithaca has filed a Notice of Completion of Final EIS,
issued the FEIS as required under 6 NYCRR 617.10 and 617.2 1, and distributed the FEIS to involved and
interested agencies and the public.
Buttermilk Valley Estates Subdivision
Adoption of Statement of Findings
Danby Road
®Town of Ithaca Planning Board
June 4, 1996
C.
-Page 2-
NOW, THEREFORE, BE IT RESOLVED, that the Planning Board of the Town of Ithaca, as Lead
Agency, on June 4,; 1996, does hereby adopt the Statement of Findings for the Final Environmental Impact
Statement for the proposed Buttermilk Valley Estates Subdivision.
Aye - Comell, Hoffinann, Ainslie, Finch, Kenerson, Bell.
Nay - None.
The MOTION was declared to be carried unanimously.
Town of Ithaca Planning Board.
.6/4/96.
CAsmv4cso1s�BVa1fmd. fin
C
•
COF �I.
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•
WALTER J. WIGGINS
ROBIN ABRAHAMSON MASSON
LEE MATTHEW VAN HOUTEN
WIGGINS AND MASSON
ATTORNEYS AND COUNSELORS AT LAW
308 N. TIOGA ST.
POST OFFICE BOX 399
ITHACA, N. Y. 14851
M E M O R A N D U M
TO: Town of Ithaca Planning Board
FROM: Walter J. and Joyce Y. Wiggins
DATE: June 4, 1996
RE: Buttermilk Valley Estates Subdivision
fop Syr'
11�
it €'
JUN ... 41996
_ PLANNI!i U, VG�Ef_'dt iNURNG zyK
TELEPHONE
(607) 272 -0479
TELECOPIERt
(607) 273.0502
tSERVICE BY FAX NOT ACCEPTED
As shown on the submitted plat the proposed entrance road to
Buttermilk Valley Estates subdivision is 80 feet wide and 300 feet
long. When the surveyor recently staked the centerline of the
proposed roadway it enabled me to develop a plan which would help
to preserve as many of the large trees within the right of way as
possible.
In view of the foregoing I would like to amend the proposal to
permit the following:
A.
basins;
IM
Curbed, paved road 20 feet wide with surface water catch
A grassy emergency entrance 15 feet wide
immediately north and adjacent to the paved entrance road;
C. Allow the entrance road to meander (within
located
safety
guidelines) beginning at a point 50 feet west of the commencement
of the entrance road,
D. Widen the right of way 20 feet to the North, i.e. from 80
feet to 100 feet in width, to allow the entrance road to "meander"
•
•
•
jo
with greater latitude;
E. In all events, the final configuration of the road would
meet all of the Town of Ithaca specifications.
I believe that this modified entranceway plan will enhance the
concept of the forever wild buffer zones already established on the
plat plan.
Thank you for your consideration of this revision.
Respe
June 4, 1996
John A. Buturla, Chief Clerk
fully submitted,
Viaains
IA
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=.. + _. •� •`_ J „. Clara T. by Road e. RO - Preliminary P l a t
1 Buttermilk falls /• - `- �•0• "E J48.84 1152 Denby Road
- - {�_
Rheoa, IIT 14650
J �� u � �t � slat. Park I. •• -_'`�.
I ���o•/ - �.,�,.`' III =100'
9 r I ♦''rye / •1''�. S)8 \I
IO1� .. ./ �►4./• 199.36
. _
• Notes - -- ''-�.
3 C. a S. Wrenn
•!_ - • •32'zs "E 2JI,4g 103 Sesame 11850 [
it.i ^f /'• , -�`.`- C. Leonardo
'` ',�? 1 Boundary information and topogrophy for these S77•1 1132 Denby d. 'n `
plan is from Information prepared by Yanzad a L • a0a" E y i N ` 8300' +�-
• 129. Ithaca. NY 11850 o
Reagan. Land Surveyors. All Interior survey . - _ " • � = 92 +� t • To Ithaca
' Lot # 6 9
Information Is for general arrongenent only and Is - - "'1 N
subject to eonflrmatlon with a Final Plat prepared I ' 3a - . Lot # 71 o ra Ing Rd
/ by a licensed land surveyor. . 7.3 (0/ -
r Lot g69 Is expected to become �; ,",' a Seaame��
Unless otherwise Indicated, them sholl be a 15' I o < n \ m
' a part of Buttermilk Falls State I s 0 .o
building setback from each side lot line to . v R. a P. Parkin w
If Pork conform to Cluster Hawing separation to ' I ; 1146 Denby Rd, `o n 0 e an
requirement of 30' between buildings. e
• Hhaca. NY 14850 E
/ La K. Bmou. RO • R
.�.. n ewaMerwlgI c • v LT
All properly comers will be stoked Mlh 3/4" / °I , n e Schickle Rd
reban with survey paps. I 061 TouOhnneek Blvd. vs < so
/ IMrana, NY 14650 . I
•o, , Subject to Easements and Restrictions of Record. I ;
41 r r_ __ VICINITY MAP
oI • ' • . i Appmximat• location of l a = 2000' +�-
1 8 I _7_/3.37" E 39 ' L - , garage as H existed In
_ 9.13 1985
If
Acres ;
Buttermilk Fails I _
State Park Comm., RO • • r -
Trurronebar9. NY 14861 z - -. ! ,. _ . - _. - . _ � �. -.- `_.. __
If
to
Lot. 70 / / w
30'Buffer\ 0, r / r
/ 101.2{ 6.02 \ N 90 •0100•' E 230.54 r -'59.. I Inn
'-1_• \``. A n, Outdoor Tennle / Underground I o
'- - T '. ^� rp? \ 0,0 a / utilities not located. m
^� / \ I \ Y `� °j9• 10 I Courts / but do exist In this
•\ Us J �\ ' / area I If
_ '�• �' � ennis Bubble 'e
or I a •\ \ y 0.918 °• b l ^'/ v/ / l
\ .•,Iz 0.6,5.': h/ w. 1 ' / z•1
It /' eK 3. 2 4 ! 'l.r• ^ / ` \ 1 30' Sewer
o�
\ 2 rj F.\ s 23 y /'• 0.l91 ry \ �� , Easement / , Remaining Lands of In I
Buttermilk Foils / / \ �\ \ 1 �y W' 0.541 `,�A �. ' Restaurant N 85 • SB'10" E 35.93
a / Aen - ` 'o / / W. a J. Wiggins c I �.
Slate Park Comm., RO , I ,Pwa\ emu'•\ 1 :�• y' . I f / o "' 1
Tramanebrree NY 14gas rf 1A °en: �° \ I w j • • o ................. sv1' ` - • ° /
Footbridge
° '••y\ / .a 'a S i000p\ =/ q"'/ \� '�:. ee, ,;_- •• Pena 30'BUlfsr Bam
0.802♦ 7 Jg. 34pp�r,[ 0.390 39 o° \/ a'' 43.,E h h :. / y! ...... ie�o.'aZ� / `I e. 6 3 /\ 2 0 •,b/ at ' - `7 76_ / Monument T90.Orid 1
w , / S 77 •� : % 't / 71
10 \ 4/ 0.365 W j I �. ". r - too. 7 • / Bearing ^ I
° �, Zap h• /z 0.774 1 1'J� -. N17D48YOOSW
c 6 uy \ ? n w W v �- 37 30'Buffer
-r/ �•rtrn \/ o / ♦. ri• 10
10 0. 476 \ 1 9 /�. :d rort �In/ 0.455 wI _ wI - _7'29'39. 03/ Pond 1836.{5 test.
ry e % rA S O 3.1se•R - w v DI .
I 0.588 ^ ,1•r l ry It 60 , 4,\ /
II 62 '�0 °° 68 �I =� 3I -m , •e3wt -,. _ / a :,•39•. ..., ,, 1
_ iW 2/ .548 `,S•j 2/�7•. \ • ^I o. 0. {29 3/ uI ��"S =6.g3 hT` \ 6'• PVC
l S 77 :I/, i2 7g E , = 1 8 I 'n w°L -
.^ / S7 >•!2'/J '•_ l 3 ^ 121 > ^E 174 89 /� /� X07 ddb Pork / / rI nI LLo.lS3 w! 0.353 3I �'� /27 �•loN Rwdberg. RO� ,I
I ° I E 246.17 owl o/n :$ 0.523 e\ v,. ♦ 1 V nI z - / s •�1L5� aw. Nr 116e3
L" ci • ,? 0.359 ^. .j a Acres 0j / / w 17 ' er► 0.378 3I • ri,,. 2 471 g .. 5e.n ¢
,y a, ,oI oi� Ki /� 7 � I I n nI 15 ° rI/ t /3a.6R{ 6 1377• 0.611 77�� I 6 4 / a,.•,- (_ w ry . 13• _Tai
= o ,
AM 61 :n 577.14'77" �_ �,/ 28 s/a .j.. O7 •A7 I0�:J3 -�_ 1 _ 'n• N / �t9` ~ - -- "E 1 4 It
/ / %" E 0.487 /P -T0�0 NI ;� 1 4 \ U.
io 172.16 •,0 / w/ •y /v7e 71 381'13103" Do.88
�I • x•36 r• 1a ♦ t3 4q E
e e S76 '29' l w 0.353 � // 29 �: /ttom rq4 ���jr. _ 0.579 1 3 Ste• 17I Welland Area I
03^ F� 1 6 5 o/a • � z r/ 0.424 N sr.e ill Eowme 16 _ / {
u n , 0 247.31` ^... y `,0 r " o .i%' 2r 3 116 5/
e: d 1 100.3 / 3 0 �.vw m. - � 99.99 79 7 1�2�
of 6 z to y 4 III 06- \
M1/ ,' r ,v ` .IZ E Dalleniaticns per Wesley
I / 0.81! 60 i s33 I217< "E /� n! �•S `.36 aG O.S69 �/o u>I2�11�'�+n pO di \�� 1{ 12 7 3 !T 'a.0 W ► n/ , a� / «/ y b =, 34 _O/�- _P9�65 vs Surraee �. \\ ey , t0 �- I • i
I I:' IB sr '+ 7 r z n ra1'at l
w /o r •�, •TB• ,DO-.I r 31 0 •r 0.330 3•
_ 1 1 0.434 ry 3I 0.4 1 0 =i �v/ w 1 0.385 - •� it
1 r n► D 375 3• 3 6 =/ T+r 99.g, 1 I
I S 87 ' 1'J3" E 270.57 - •v+ - Street Light o 0,. _ , - / /o i
I , _ 6 6 ,2 SI 3/ NYSII to IRble o7' `.3` _ . •,• 3 2 I 3 3 q O.3S9 z 0.360 ' At / Am 3 \\ 3 Drainage
I d 7 ^I I 0.280
\ .1 0.385 �;l J • / /. t
0.77, 5g / 67 3 -/ 3l _ ./ ^► a >a/ 1 1 a/ *►� r Emergency
I° / \ 0.550 ^' o ` ` craw Eme ono Aaeew
2 • 0.405 0 /' r w ;� / 1 O / ;' _7do (s\ Shoulder
r wI "i 51 w 3/ o• 560 31: i 100.09 q 0 I 1 L '7n --
i .f, \ '6 >:es/ I o ry/ Aan w/ 0.393 ^/ 6 E • - - . : 1PQ.gQ ..9L . ..-1 .+t �. to0.4AJ;� / Aen w ss 17.33• E -
dd . -- L
• 46. 38$- I / 3 a •I S 86 ' g Nr . - 16 SO �Centernne Sahlakle Road
I l „Es 1A i2 80.33 �! '49 / _� ,� a 43'41 °Ezi63 1....t �•i Zn fir. -.�.
' S9 /
/ iZ ,I' 61 may/ 47 t cr 0.425 1 ^ 012W Sewe � Ri 19.991
i' 1 / / w•Easemnt •1
i N 58 a \ sr,sg 0 o• ry �o� 31 0.383 0.393 ,, 0.418 a+l 0.370 -.1 % I •gr•
i 1.117 /oY N 82 ' 53117^ W o0a9� / h ^ r°.et wt • I 8 ^I Ae9i g �r _ _ _ _ _ _ - Culvert
I /wry° 57 /ry -•I _ P, ,d oe�/ �' 45 43 41 6 39 ';I 37 mlf eau I� 0.319 1 ^% -� - -- - Pavement
/ 'IS / ° 5 6 Id 5 5 /ry �1QZB 373 • 7iOj41 S 4q e I e I �t o I 1 /� 1} 101.62 I 16130 Shoulder a Drainage
• / _ .1 0.591 ^r w • er Z J2. 4ryoa a1 ° "_ _O yr W. I
L • ` /� /+ 0.449 I Io n �0 *6• E a4, ez36`�- - - 41.n / I o
W n /- / &off x7. �31.�31 "doh --I 1oo.os 4e.w I 01
- s - • -7'„ - _ _ a If Acres I7 0.466 !W 5 4 /W 5 2 ; 5 0 ; x{0`06 mw / / =! 0.330 le"
• _ / o I,w IZ 0.449 /y / h •.°i 3 a4' 1T12- ' Ute Easem N a7 '45'30" E a•Ar3/ '= O.D39 "1 I'( Acres I S
_ - 162,4, h •n _ �• 0.504 W /� o° - ._110_40 E N as 110054• E Y !� o § a d,r
. _ • 1''<� _ _ .^ %.i z ei ^ �oo_oo �7a ».w ,1p8S4- 1 I[ I w °
3W Consmallon Easement 577 .0 •- 121.0 ,Is Ir jp /`^ 0.409 /'+ 48 rv° o d = I -Jfi - it.e7 -- jg7"g0 w L Iz �"3 t •N' i o�
Adjoining State Park '42'"E g _' - � . _ 1 �'I : n /^ W a n° <• oI � !" 6 ! 5 _I� 4 \r• 3 ui 2 �= 1 1 ; F
49.20 !0 =3D .1B / o /r. 0.54{ n r :" 4 6 W I +. 4 0 1 1 14 aazaw -, AttN `•� _ _ _ _ - - ..JJI o --e
ry l 4.4 42 -i 138 _ 1
1 »• `00.0 ` / : a n 0.550 ^ • 0 0.383 1[ It 0644 1 [ - - _ _ - -I+Pii - r 100.00 `. .. 16 14'0 .
Buttermilk Falls S ` ., i ^j HI 0.398 0.358 - _ ► -I=` > 69
State Park Comm., RO `,• `Op.01 '�� ` _ to ^, :'I - _ AMR; ^ _li- _ _ _ 6 103.21 L. -153
� - - '
_ 1 -_ Phasing-- -
1' to7.00 �07_00 - 1 Leta l - ib se O.vreeeOe Ynman•bwy, NY Hest 1 jJ '21.17` J• t e• tz _ _ _ _ �• - j(� - _ ;!,_ too.. - -sae • 47'06• W 129os6 11 Lots 1 S - 38
E 371.59 ' � ' ` 141.55 101.501 10154- � "
�
At --eeeee- III Lots 37 -54
F.D.
Comfort Road se 11 4" W 32.81 - M. = Denby A. Wa Rolay Wall, RO I IV Lots SS - 57
106 IHroca. NT 14650 J.W. Johnson, RO Z� 3W Setback - -- Cluster Housing assess, NY 14850
4 Applesre,t Road Adjacent to Residential Zone
Andover, MA 01010 -1813
William F, Albern, P.E.
Engineering Consultant
Sunnyslope Terrace
Ithaca, New York 14850
607 - 272 -5077
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Date., April 26, 1996
of 6
ADOPTED RESOLUTION: FINAL
Buttermilk Valley Estates Subdivision
• Preliminary Subdivision Approval
Danby Road, Tax Parcel Nos. 36- 1 -4.2, 36 -1 -6
Town of Ithaca Planning Board, June 4, 1996
MOTION by Herbert Finch, seconded by James Ainslie:
WHEREAS.
L This action is consideration of Preliminary Subdivision Approval for the proposed 74.5±
acre Buttermilk Valley Estates Subdivision, to consist of 67 clustered lots, an 18 acre lot to
be preserved as undeveloped open space, a .8± acre lot to be a neighborhood park, and a
17± acre lot which contains an existing wetland, inn, restaurant, a barn which has been
converted to apartments, and a tennis facility, a .89± acre parcel proposed to be consolidated
with Town of Ithaca Tax parcel No. 36- 1 -4.3, approximately 4,159 linear feet of road, and
water and sewer facilities, to be located between 1146 and 1172 Danby Road, Residence
District R -30, Residence District R -15 and Special Land use District S -1, and
21 This is a Type I Action for which the Town of Ithaca Planning Board, acting as Lead
Agency in environmental review, did make a positive declaration of Environmental
Significance on December 6, 1994, directing Walter J. and Joyce Y. Wiggins, Applicants and
William F. Albern, P.E., Agent, to prepare a Draft Environmental Impact Statement (DEIS)
to evaluate potential impacts of the proposed Buttermilk Valley Estates Subdivision, and
. 3. The applicant had a DEIS prepared which has thoroughly examined possible adverse
environmental impacts of the proposed subdivision and has proposed mitigating measures to
minimize such impacts, and
4. The Town of Ithaca Planning Board, as Lead Agency, with the assistance of Town Staff,
reviewed the DEIS submitted on January 23, 1996, and on February 20, 1996, adopted a
resolution finding the DEIS to be satisfactory with respect to its scope, content, and
adequacy for the purpose of public review, and
5. The Planning Board held a public hearing on March 19, 1996 in order to solicit public
comment on the DEIS, and received public comment, and
6. The Planning Board of the Town of Ithaca, as Lead Agency, after public comment on the
DEIS, on May 7, 1996, accepted a Final Environmental Impact Statement for the Buttermilk
Valley Estates Subdivision incorporating, among other information, substantive public
comments received regarding the proposed action, and responses to said substantive
comments, for filing, having duly considered the potential adverse environmental impacts
and proposed mitigating measures as required under 6 NYCRR 617 (the SEQR Regulations),
and
7. The Planning Board of the Town of Ithaca has filed a Notice of Completion of Final E,IS,
issued the FEIS as required under 6 NYCRR 617.10 and 617.21, and distributed the FEIS to
involved and interested agencies and the public, and
.7
: I
Buttermilk Valley Estates
Preliminary Subdivision Approval
Planning Board Meeting - 6/4/96
-Page 2-
8, The Planning Board''of the Town of Ithaca, as Lead Agency, on June 4, 1996, did adopt a
Statement of Findings for the Final Environmental Impact
Statement for the proposed Buttermilk Valley Estates Subdivision, and
9. The Planning Board of the Town of Ithaca, at a Public hearing on June 4, 1996, has
reviewed and accepted as adequate for purposes of Preliminary Subdivision Approval, a
submission entitled "Preliminary Plat, Buttermilk Valley Estates Subdivision ", dated April
26, 1996, and other application materials.
NOW THEREFORE BE IT RESOLVED.
1. That the Planning Board of the Town of Ithaca hereby waives certain requirements for
Preliminary Subdivision Approval, as shown on the Preliminary 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, and
2. That the Planning Board hereby grants Preliminary Subdivision Approval for the proposed
Subdivision of Town of Ithaca Tax Parcel No. 36 -1 -4.2 and 36 -1 -6, consisting of 67 clustered
lots, an 18 acre lot Ito be preserved as undeveloped open space, a .8± acre lot to be a
neighborhood park, and a 17± acre lot which contains an existing wetland, inn, restaurant, a
barn which has been converted to apartments, and a tennis facility, a .89+ acre parcel
proposed to be consolidated with Town of Ithaca Tax Parcel No. 36- 1-4.3, approximately
4,159 linear feet of road, and water and sewer facilities, to be located between 1146 and 1172
Danby Road, Residence District R -30, Residence District R -15 and Special Land use District
S -1, as shown on a submission entitled "Preliminary Plat, Buttermilk Valley Estates
Subdivision ", prepared by William F. Albern, P.E., dated April 26, 1996, subject to the
following conditions:
a. Prior to the signing of the final subdivision plat by the Planning Board Chair, the
Declaration of Restrictions, shall be approved by the Town Attorney and this Board,
to be in substantially the form submitted to and approved by this Board (attached).
This declaration to be filed with the Tompkins County Clerk at the time of filing the
approved subdivision plat.
b. Prior to the signing of the final subdivision plat by the Planning Board Chair, a deed
restriction shall be placed on Lot #69 to ensure it remains as permanent open space,
along with a timetable acceptable to the Planning Board for conveyance to the New
York State Department of Parks, Recreation and Historic Preservation for inclusion
in Buttermilk Falls State Park, subject to approval by the Town Attorney.
Buttermilk Valley Estates -Page 3-
Preliminary Subdivision Approval
Planning Board Meeting 6/4/96
• c. Approval and acceptance by the Town Board of the location of all proposed streets,
utilities, and other facilities proposed for dedication to the Town, including the
location of the proposed .8± acre public park site and access easement, all prior to
consideration of final subdivision approval.
d. Transfer to the Town of Ithaca the proposed public park within six months from the
date of filing for Phase I of the subdivision.
e. Revision of the Preliminary Plat to show a sewer line easement from the proposed
subdivision to Town of Ithaca Tax Parcel No. 36- 1 -7.2, Matthew and Ann Wall,
owners.
f. Revision of the Phasing Schedule, as shown on the Preliminary Plat, to include Lot
#15, #69, #70, and #71, as well as lots 1 - 14 and Lot #68 in Phase I.
g. Revision of Preliminary Plat to show dates including original date and all revision
dates.
h. Revision of the Final Plat to show changes in the road as outlined in the June 4, 1996
Memo from Walter J. and Joyce Y. Wiggins to the Town of Ithaca Planning Board,
increasing the entrance road right of way from 80 feet to 100 feet in width.
• i. Revision of the Plat to show Town of Ithaca Tax Parcel No. 36 -1 -4.3 labeled as such;
"To Be Consolidated with Lot #71 ".
•
j. Revision of Plat to show Park (Lot #68) as Proposed Park.
k. Submission of a complete set of construction documents for the proposed
improvements, to be approved by the Director of Engineering, prior to consideration
of Final Subdivision Approval.
Aye - Cornell, Hoffmann, Ainslie, Finch, Kenerson, Bell.
Nay - None.
The MOTION was declared to be carried unanimously.
Starr Hays, Recording SAcretary,
Town of Ithaca Planning Board.
6/4/96.
St \Rcsols \b alpmb.fin
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• ARTICLE VI FINAL
PRELIMINARY AND FINAL SUBDIVISION PLAT REQUIREMENTS
ITEM SUBMITTED
W = WAIVED
N/A = NOT APPLICABLE
COND = CONDITIONAL OF APPROVAL
Section 36, Preliminary Plat Checklist
1. A preliminary plat with the following information must be
filed in the Office of the Town Engineer at least ten (10)
days prior to the Planning Board meeting at which
preliminary approval is requested.
Four dark -line prints of improvement plans and information.,
% if improvements'lare required.
V Four dark -line prints of the proposed plat.
V Fully completed'-Environmental Assessment Forms, with
comments from the Town - Engineer or Town Planner indicating
whether the proposed subdivision is a Type I, Type II, or
• Unlisted action,liand indicating a recommendation for negative
or positive declaration of environmental impacts.
General layout, al including lot lines with dimensions; block
and lot numbers; highway and alley lines, with 60 -foot wide
highway rights -of -way; areas to be reserved for use in
common by residents of the subdivision; sites for
nonresidential,'''nonpublic uses, easements for utilities;
drainage, preservation of scenic views, or other purposes;
and building, setback lines, with dimensions.
General layout of the proposed highways, blocks, and lots
within the proposed subdivision. Tentative highway names.
Key map, when more than one sheet is required to present
plat.
/.Contour intervas, to USGS datum, of not more than two feet
when the slope is less than four percent and not more than
five feet when the slope is greater than four percent.
Cultural feature's within and immediately adjacent to the
proposed subdivision, including platted lots, highway
improvements, bridges, culverts, utility lines, pipelines,
power transmission lines, other significant structures,
®parks, wetlands,r' critical environmental areas, and other
/ significant features.
V Date of Plat.
Preliminary & Final Subdivision Plat Requirements -2-
V Direction of flow of all water courses. Calculation of
drainage area above point of entry for each water course
entering or abutting the tract.
V Location and description of all section line corners and
government survey monuments in or near the subdivision, to
at least one of which the subdivision shall be referenced by
true courses and distances.
Location, name, and dimensions of each existing highway and
alley and each utility, drainage, or similar easement
within, abutting, or in the immediate vicinity of the
,,,Proposed subdivision.
fv Map Scale (1" =50' or 1" =1001) and north point.
Name of planner, architect, engineer, land surveyor,
landscape architect, or other person who prepared the sketch
/Nameplat or preliminary plat.
of subdivision, which shall not duplicate the name of
any other subdivision in the county.
Y.Name of Town, County, and State.
Name(s) and address(es) of the owner(s)
�Name(s) and address(es) of the subdivider(s), if the
subdividers -) is(are) not the owner(s).
Names and addresses of owners of all parcels abutting -the
proposed subdivision.
Names of recorded subdivisions abutting the proposed
subdivision.
Natural features within and immediately adjacent to the
proposed subdivision, including drainage channels, bodies of
water, wooded areas, and other significant features.
Identification of areas subject to flooding as indicated on
HUD Flood Boundary Maps, Wetlands Maps.
Restrictive covenants, if any.
Vicinity Map showing the general location of the property,
1" =1000' or 111= 20001
.
Width at building
non - parallel side
//,Board.
line
of lots
located
on
a curve or having
lines,
when
required
by
the Planning
Border lines bounding
and one -half
information,
signatures,
inch from
including
and seals,
the sheet, one -inch from the left edge
each of the other edges; all
all plat lines, lettering,
shall be within the border lines.
•
U
•
ADOPTED RESOLUTION: SEQR:
Cayuga Vista Subdivision
Preliminary Subdivision Approval
• Modification of Original Cluster Subdivision
Vista Lane
Town of Ithaca Planning Board
June 4, 1996
MOTION by Robert Kenerson, seconded by Herbert Finch:
WHEREAS:
1. This action is Consideration of Preliminary Subdivision Approval for the proposed subdivision
of Town of Ithaca Tax Parcels No. 39 -1 -25.2 and 39 -10 -1, 13.55 +/- acres in size, into 7 new
building lots, with proposed sewer infrastructure, located at Cayuga Vista subdivision, Vista
Lane, Residence District R -9. Said subdivision is a modification of the original Cayuga Vista
cluster subdivision plat, for which Final Approval was granted on April 16, 1985. Dell L.
Grover and Edward Mazza, Owners; Lawrence P. Fabbroni, P.E., Agent, 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 Subdivision
Approval, and
3. The Planning Board, on June 4, 1996, has reviewed and accepted as adequate a Short
Environmental Assessment Form Pt. I submitted by the applicant and a Part II prepared by the
• Town Planning Department, a plat entitled "Revised Subdivision Plat -- Cayuga Vista Grover -
Mazza Clustered Subdivision" prepared by Lawrence P. Fabbroni, L.S., P.E. and dated April
13, 1996, and other application materials, and
4. The Town Planning staff has recommended a negative determination of environmental
significance with respect to the proposed subdivision;
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.
Aye - Hoffmann, Ainslie; Finch, Kenerson, Bell.
Nay - None.
The MOTION was declared to be carried unanimously.
Starr Hays, Recording Secretary,
Town of Ithaca Planning!''Board.
• 6/4/96.
(FILENAME: Starr\Resols \CAYVPREL.fin)
Secretary.
ADOPTED RESOLUTION: Cayuga Vista Subdivision FINAL
Preliminary Subdivision Approval
Modification of Original Cluster Subdivision
• Town of Ithaca Planning Board
June 4, 1996
MOTION by Gregory Bell, seconded by Robert Kenerson:
WHEREAS:
1. This action is Consideration of Preliminary Subdivision Approval for the proposed subdivision
of Town of Ithaca Tax Parcels No. 39 -1 -25.2 and 39 -10 -1, 13.55 +/- acres in size, into 7 new
building lots, with proposed sewer infrastructure, located at Cayuga Vista subdivision, Vista
Lane, Residence District R -9. Said subdivision is a modification of the original Cayuga Vista
cluster subdivision „plat, for which Final Approval was granted on April 16, 1985. Dell L.
Grover and Edward Mazza, Owners; Lawrence P. Fabbroni, P.E., Agent, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency
in environmental review with respect to Subdivision Approval, has, on June 4, 1996, made a
negative determination of environmental significance, after having reviewed and accepted as
adequate the Short Environmental Assessment Form Part I, prepared by the applicant, and a
Part II prepared by the Town Planning staff, and
3. The Planning Board, at a Public Hearing held on June 4, 1996, has reviewed and accepted as
adequate a plat entitled "Revised Subdivision Plat -- Cayuga Vista Grover -Mazza Clustered
• Subdivision" prepared by Lawrence P. Fabbroni, L.S., P.E. and dated April 13, 1996, and other
application materials.
NOW, THEREFORE, BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary
and Final Subdivision Approval, as shown on the Preliminary 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, and
2. That the Planning Board, pursuant to Article I, Sects. 2 & 4 of the Town of Ithaca Subdivision
Regulations, and Section 278 of Town Law, hereby modifies the applicable provisions of the
Town of Ithaca Zoning Ordinance to allow a cluster
development as defined in Section 278 of Town Law on the site, and
3. That the Planning Board hereby grants Preliminary Subdivision Approval for the proposed
modification of the original Cayuga Vista cluster subdivision plat, for which Final Approval
was granted on April 16, 1985, consisting of the subdivision of Town of Ithaca Tax Parcels
No. 39 -1 -25.2 and 39 -10 -1, 13.55 +/- acres in size, into 7 new building lots, with proposed
sewer infrastructure, located at Cayuga Vista subdivision, Vista Lane, Residence District R -9.as
. shown on the plat entitled "Revised Subdivision Plat -- Cayuga Vista Grover -Mazza Clustered
Subdivision" prepared by Lawrence P. Fabbroni, L.S., P.E. and dated April 13, 1996, and other
application materials, subject to the following conditions:
Cayuga Vista Subdivision -Page 2-
Preliminary Subdivision Approval
Modification of Original Cluster Subdivision
• Planning Board Meeting, June 4, 1996
a. revision of the proposed plat to show the width at building line of all lots located on a
curve or having non - parallel side lines prior to consideration of Final Subdivision
Approval;
b. approval by the Town Board of the location of the proposed new sewer main and other
improvements proposed to be dedicated to the Town prior to consideration of Final
Subdivision Approval;
C, Revision of the proposed Subdivision Map to show a 40 -foot wide strip along the west
line of the property which the developer is donating by deed to the Town as municipal
general purpose land.
d, submission to and approval by the Town Attorney of deed restrictions for the proposed
thirty -foot wide buffer area, as well as the wetland area located on Lot Nos. 6 and 7 of
the subdivision plat, ensuring no disturbance to those areas, prior to consideration Final
Subdivision Approval;
e, submission to and approval by the Town Attorney of agreement of Residents'
Association and of all the existing unit owners consenting to the revised cluster layout
• prior to consideration of Final Subdivision Approval.
n
U
£ Approval of the Town Board of any modifications of the existing restrictive covenants
to permit this revised plan, such approval to be obtained prior to Final Site Plan
Approval.
g. Approval by, or acceptance for filing by, the New York State Attorney General of a
revised Offering Plan or other documentation satisfactory to the Town Attorney
demonstrating that the Attorney General has no objection to the proposed modification
and revised subdivision, such approval or acceptance to occur prior to filing of the Final
Subdivision Plat.
Aye - Hoffmann, Ainslie, Finch, Kenerson, Bell.
Nay - None.
The MOTION was declared to be carried unanimously.
Starr Hays, Recordinj Secretary,
Town of Ithaca Planning Board.
6/4/96.
ARTICLE VI
PRELIMINARY AND FINAL SUBDIVISION PLAT REQUIREMENTS
✓ = ITEM SUBMITTED
W = WAIVED
N/A = NOT APPLICABLE
COND = CONDITIONAL OF APPROVAL
Section 36. Preliminary Plat Checklist
1. A preliminary plat with the following information must be
filed in the Office of the Town Engineer at least ten (10)
days prior to the Planning Board meeting at which
preliminary approval is requested.
✓ Four dark -line prints of improvement plans and information,
if improvements are required.
V*0 Four dark -line prints of the proposed plat.
Fully completed Environmental Assessment Forms, with
comments from the Town Engineer or Town Planner indicating
whether the proposed subdivision is a Type I, Type II, or
Unlisted action and indicating a recommendation for negative
or positive declaration of environmental impacts.
✓ General layout, including lot lines with dimensions, block
and lot numbers; highway and alley lines, with 60 -foot wide
highway rights -of -way; areas to be reserved for use in
common by residents of the subdivision; sites for
nonresidential, nonpublic uses; easements for utilities,
drainage, preservation of scenic views, or other purposes;
and building setback lines, with dimensions.
General layout of the proposed highways, blocks, and lots
within the proposed subdivision. Tentative highway names.
Key map, when more than one sheet is required to present
plat.
✓ Contour intervals, to USGS datum, of not more than two feet
when the slope is less than four percent and not more than
five feet when the slope is greater than four percent.
✓ Cultural features within and immediately adjacent to the
proposed subdivision, including platted lots, highway
improvements, bridges, culverts, utility lines, pipelines,
Power transmission lines, other significant structures,
• parks, wetlands, critical environmental areas, and other
significant features.
✓ Date of Plat.
Preliminary & Final subdivision Plat Requirements -2-
�A/ Direction of flow of all water courses. Calculation of
drainage area above point of entry for each water course
entering he t
inq or abutting t tact.
Location and description of all section line corners and
government survey monuments in or near the subdivision to
at least one of which the subdivision shall be referenced by
true courses and distances.
✓ Location, name, and dimensions of each existing highway and
alley and each utility, drainage, or similar easement
within, abutting, or in the immediate vicinity of the
proposed subdivision.
✓ Map Scale (1" =50' or 1 "= 1001) and north point.
✓ Name of planner, architect, engineer, land surveyor,
landscape architect, or other person who prepared the sketch
plat or preliminary plat.
,/ Name of subdivision, which shall not duplicate the name of
any other subdivision in the county.
_vo Name of Town, County, and State.
,✓ Name(s) and address(es) of the owner(s)
Name(s) and address(es) of the subdivider(s), if the
subdtvider(s -) is(.are) not the owner(s).
Names and addresses of owner -s of all parcels abutting the
proposed subdivision.
Names of recorded subdivisions abutting the proposed
subdivision.
✓ Natural features within and immediately adjacent to the
proposed subdivision, including.drainage channels, bodies of
water, wooded areas, and other significant features.
Identification of areas subject to flooding as indicated on
HUD Flood Boundary Maps, Wetlands Maps.
Restrictive covenants, if any.
Vicinity Map showing the general location of the property,
1" =1000' or 111= 20001
.
cA �No Width at building line of lots located on a curve or having
non - parallel side lines, when required by the Planning
Board.
Border lines bounding the sheet, one -inch from the left edge
and one-
half inch from each of the other edges; all
information including all plat lines lettering,,
it signatures, and seals, shall be within the border lines. 40
ADOPTED RESOLUTION: Saddlewood Farms Apartments
Lead Agency Status
1310 Mecklenburg Road
Planning Board, June 4, 1996
MOTION by Herbert Finch, seconded by James Ainslie:
WHEREAS:
1. Saddlewood Farms Limited Partnership has proposed a rezoning and site plan approval for 276
+/- rental apartment units on Town of Ithaca Tax Parcel No. 27 -1 -14.2, 93.49 +/- acres in size,
located at 1310 Mecklenburg Road, and
2. The Town of
Ithaca Town Board, in
a resolution dated May
13,
1996, has referred
the petition
to rezone the
above - referenced parcel
to the Planning Board
for
a recommendation,
and
3. The Town of Ithaca Town Board, in the May 13, 1996 resolution, has authorized and requested
that the Town of Ithaca Planning Board act as lead agency for environmental review of the
proposed rezoning, and
4. The proposed rezoning and Site Plan Approval are Type I actions pursuant to the State
Environmental Quality Review Act, 6 NYCRR Part 617, and Town of Ithaca Local Law No. 5
of the Year 1988 Providing for Environmental Review of Actions in the Town of Ithaca, and
5. A Full Environmental Assessment Form (EAF), Part I, has been submitted by the applicant for
• the above - described actions, along with other application materials.
NOW, THEREFORE, BE IT RESOLVED:
STown of Ithaca Planning Board.
That the Town of Ithaca Planning Board hereby proposes to establish itself as lead agency for
environmental review of the proposed rezoning and Site Plan Approval of the proposed Saddlewood
Farms Apartment project, located at 1310 Mecklenburg Road, and
BE IT FURTHER RESOLVED:
That the Town of Ithaca Planning Board hereby requests the concurrence of all involved agencies on
this proposed lead agency designation, said concurrence to be received by the Town of Ithaca Planning
Department within thirty days from the date of this resolution.
Aye - Hoffmann, Ainslie, Finch, Kenerson, Bell.
Nay - None.
The MOTION was declared to be carried unanimously.
6/4/96.
(Filemme :Starr \Rcsals \sadllcad.res)
Mary
Secretary.