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TOWN OF ITHACA PLANNING BOARD
SEPTEMBER 16,1997
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The Town of Ithaca Planning Board met in regular session on Tuesday, September 16, 1997, in Town
Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m.
PRESENT: Chairperson Fred Wilcox, Eva Hoffmann, James Ainslie, Robert Kenerson, Herbert Finch,
Jonathan Kanter (Director of Planning), John Barney (Attorney for the Town), Daniel Walker (Director of
Engineering), George Frantz (Assistant Town Planner), Benjamin Helber (Planning Intern).
ALSO PRESENT: Ruth Walker, Richard Walker, Robert Shaw, Nancy Ostman, Glenn Hubbell, Maryanne
Johnson, Becky Bilderback, John Fennessey.
Chairperson Fred Wilcox declared the meeting duly opened at 7:31 p.m., and accepted for the record, the
Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall, and the Ithaca
Journal on September 8, 1997, and September 10, 1997, together with the Secretary's Affidavit of Service by
Mail of said Notice upon the various neighbors of each of the properties under discussion, as appropriate, upon
the Clerks of the City of Ithaca and the Town of Ithaca, upon the Tompkins County Commissioner of Planning,
upon the Tompkins County Commissioner of Public Works, and upon the applicants and/or agents, as
appropriate, on September 10, 1997. (Affidavit of Posting and Publication is hereto attached as Exhibit 41.)
Chairperson Wilcox 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 Wilcox closed this segment of the meeting.
AGENDA ITEM: SEOR DETERMINATION. WALKER SUBDIVISION. CODDINGTON ROAD-
Chairperson Wilcox duly opened the above - mentioned matter at 7:33 p.m., and read aloud from the
Agenda.
Richard Walker, Coddington Road, stated that they are pursuing the requirements set forth in a letter
submitted to them, and they are meeting with the Planning Department in regards to the property they sold to the
City of Ithaca (16.6 acres) and some property to Melanie Hart (60 acres) without prior approval from the Town
of Ithaca Planning Board.
Chairperson Wilcox asked Mr. Walker if he is here tonight to receive the approval.
Mr. Walker responded, yes.
Chairperson Wilcox asked Mr. Walker if he knows what the City of Ithaca's intentions are with the land
they purchased.
Mr. Walker responded, no.
0 Chairperson Wilcox asked Mr. Walker if he is aware of what Ms. Hart will be doing with her parcel.
PLANNING BOARD MINUTES 2
APPROVED - OCTOBER 7, 1997
SEPTEMBER 169 1997
Mr. Walker stated that she would be warehousing it at the present time.
• Chairperson Wilcox stated that the Town's understanding is that the City of Ithaca will consolidate their
purchased parcel (16.6 acres) with the Six Mile Creek Watershed property. This is to help protect and preserve
the unique natural areas.
Director of Planning Jonathan Kanter stated that the parcel the City of Ithaca acquired (shown as the light
green area on the subdivision plat), was one of the only remaining pieces of private land contiguous to Six Mile
Creek in that area. This is an important piece for the City of Ithaca to acquire.
Benjamin Helber, Planning Intern, stated that paragraph 3 of Cl in the Environmental Assessment states
"No more than two single /or two family homes may be constructed on these lots as a result of the proposed
action, unless further subdivision of these lots occur. ", should be changed to read "No more than one single /or
two family home may be constructed on both the proposed lot to be retained by the Walkers or the proposed
Lots conveyed to Melanie Hart, as a result of the proposed action, unless further subdivision of these lots occur."
Mr. Helber stated that C2 of the first paragraph of the Environmental Assessment states "No agricultural,
archeological, historic or other natural or cultural resources are know to exist on the site, ", should be changed to
read "No aesthetic, agricultural, archeological, historic or other natural or cultural resources are know to exist on
the site."
Mr. Helber stated that C3 of the third paragraph of the Environmental Assessment states "The third
proposed parcel lies south of the railroad right of way ", should be changed to read "The third proposed parcel lies
north of the railroad right of way."
• MOTION made by Robert Kenerson, seconded by James Ainslie:
NOW, THEREFORE, BE IT RESOLVED$
That the Town of Ithaca Planning Board hereby makes a negative determination of environmental
significance in accordance with the New York State Environmental Quality Review Act for the above referenced
action as proposed and, therefore, neither a Long Environmental Assessment Form, nor an Environmental Impact
Statement will be required.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES -Wilcox, Hoffmann, Finch, Ainslie, Kenerson.
NAYS - None.
The MOTION was declared to be carried unanimously.
(NOTE: The adopted resolution is hereto attached as Exhibit 92.)
Chairperson Wilcox duly closed the SEQR Determination for Walker Subdivision on Coddington Road at
7:39 p.m.
PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION
• APPROVAL FOR THE PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO, 47 -2-
PLANNING BOARD MINUTES 3 SEPTEMBER 16, 1997
APPROVED - OCTOBER 7, 1997
•U, +/- 113 ACRES IN SIZE, INTO THREE LOTS, +/- 16.6 ACRES, +/- 39.5 ACRES, AND +/- 56.64
ACRES IN SIZE RESPECTIVELY, WITH THE 16.6 ACRE LOT TO BE CONVEYED TO THE CITY
OF ITHACA FOR CONSOLIDATION WITH ITS ADJACENT WATERSHED LANDS, LOCATED
ON THE NORTH SIDE OF CODDINGTON ROAD APPROXIMATELY 1,300 FEET EAST OF
UPDIKE ROAD, RESIDENCE DISTRICT R -30 AND CD - CONSERVATION DISTRICT, RICHARD
AND RUTH WALKER, OWNERS/APPLICANTS:
Chairperson Wilcox declared the above -noted matter duly opened at 7:40 p.m., and read aloud from the
Notice of Public Hearings as posted and published and as noted above. Chairperson Wilcox opened the Public
Hearing, and asked if anyone from the public wished to be heard. No one spoke. Chairperson Wilcox closed the
Public Hearing, and asked if anyone was prepared to offer a motion.
MOTION made by Eva Hoffmann, seconded by Herbert Finch:
NOW, THEREFORE, BE IT RESOLVED:
1. That the Planning Board hereby waives certain requirements for Preliminary and Final Subdivision
Approval, as shown on the Preliminary and Final Subdivision Checklist, having determined from the
materials presented that such waiver will result in neither a significant alteration of the purpose of
subdivision control nor the policies enunciated or implied by the Town Board.
2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcel No. 47- 2 -6.2, located along Coddington Road and
encompassing 113 +/- acres in area, conveying two lots, 56.54 +/- acre and 16.6 +/- acre in size
• respectively, and the owner retaining a 39.5 +/- acre portion of Tax Parcel No. 47- 2 -6.2, as shown on the
survey entitled "Survey for Richard and Ruth Walker, Town of Ithaca, Town of Dryden, Town of Danby,
County of Tompkins, State of New York" prepared by George Schlecht, Licensed Professional Engineer
and Land Surveyor, dated June 1989, and amended July 31, 1997 to show various lots sold by Walker
since July 7, 1989 prepared by Michael John Reagan, Professional Land Surveyor, and additional
application materials, subject to the following conditions:
a. Submission of one original or mylar copy of the plat to be recorded and three dark line prints, for
signature by the Planning Board Chair; and
b. Within six months of this approval, the 16.6 +/- acre parcel conveyed to the City of Ithaca as
shown on the Final Plat for the Walker - Three Lot Subdivision, shall be consolidated with the
City of Ithaca's Six Mile Creek Watershed property, Tax Parcel No. 55 -1 -1, and evidence
satisfactory to the Town Planner, that the Tompkins County Division of Assessment has
accomplished such consolidation to be delivered to the Town Planner;
AND BE IT FURTHER RESOLVED:
That the Planning Board hereby waives the requirement for any park land reservation or payment of a fee
in lieu of such land dedication, having determined from the materials presented that a proper case does not exist
for requiring that a park or parks be suitably located as part of the proposed plat, and 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.
U
PLANNING BOARD MINUTES 4 SEPTEMBER 16, 1997
APPROVED - OCTOBER 711997
• Chairperson Wilcox stated that when Carolyn Grigorov was before the Planning Board to subdivide a
parcel of her property to the City of Ithaca, that proposal did not require the City to consolidate because Ms.
Grigorov was the applicant. When the City of Ithaca was before the Planning Board to subdivide the Baker
property, the Planning Board required the City to consolidate. Chairperson Wilcox asked Attorney Barney why
the Planning Board can put in a clause to consolidate this parcel.
Attorney for the Town John Barney stated that it was not asked of Ms Grigorov at that point because
there was expressed opposition from the City of Ithaca for the consolidation. It was two different types of land.
The City was to consolidate the land to the City's watershed lands. This is not to be specifically dedicated, but to
be held for the dedication of park land. On reflection, the City of Ithaca changed their mind on it, so the second
time that this situation arose it happened to be the City of Ithaca being the applicant. The Planning Board could
have and would have imposed the same requirements regardless of who the applicant was. The problem is, such
as with Ms. Grigorov's parcel, the Town ends up with land locked parcels.
Director of Planning Kanter stated that the City of Ithaca purchased this parcel with the intentions of
adding a buffer to the watershed land, not to be used for park land. This makes it a little different from the
original park substitution programs that the Planning Board looked at earlier. The Planning Department called
the City of Ithaca Attorney's office to make sure that the City would be willing to consolidate this parcel, and they
said they would be consolidating.
Board Member Eva Hoffmann stated that the survey map is entitled "Survey for Richard L. And Ruth
Walker, Town of Ithaca, Town of Dryden, Town of Danby, County of Tompkins, State of New York ", that she
understands the Town of Ithaca and the Town of Dryden parts, but she does not understand why the Town of
Danby is labeled here.
• Mr. Helber stated that is the title of the survey because the parcel is actually located on the comers of
three townships.
Board Member Hoffmann asked if the parcel the Planning Board is referring to is located in the Town of
Ithaca.
Mr. Helber responded, yes.
Attorney Barney stated that since the survey refers to Ruth L. Walker the resolutions should be changed
to reflect the letter "L" in all the appropriate places.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES -Wilcox, Hoffmann, Finch, Ainslie, Kenerson.
NAYS - None.
The MOTION was declared to be carved unanimously.
(NOTE: The adopted resolution is hereto attached as Exhibit 4.)
Chairperson Wilcox duly closed the Walker Subdivision on Coddington Road at 7:50 p.m.
AGENDA ITEM: SEOR DETERMINATION, BABCOCK/LICK SUBDIVISION, NYS ROUTE
13/34/96:
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PLANNING BOARD MINUTES 5 SEPTEMBER 16, 1997
APPROVED - OCTOBER 7. 1997
Chairperson Wilcox duly opened the above - mentioned matter at 7:51 p.m., and read aloud from the
Agenda.
Nancy Ostman, Cornell Plantations, stated that she is representing John Babcock and Comell Plantations.
Mr. Babcock has a piece of property in the Town of Ithaca, which he is proposing to subdivide and give a piece to
Comell Plantations. Ms. Ostman pointed out on an enlarged map Mr. Babcock's entire property, and the
proposed subdivided property in the Town of Ithaca. Ms. Ostman stated that the proposed subdivided property is
27 acres, and is located on the south side of Lick Brook. The property on the other side of the proposed
subdivided property belongs to the Finger Lakes Land Trust, and is considered natural area. The piece of land
that Mr. Babcock is proposing to give to Comell Plantations would be designated Cornell Plantations' natural
area. The area would be used the same way Comell Plantations uses Coy Glen and the natural areas on South
Hill. The Finger Lakes trail currently runs from Route I' ) across Tom Overbaugh's property along the edge of
the slope by Mr. Babcock's property, then it picks up the trail onto the Finger Lakes Land Trust property. That
is probably the best pedestrian access to the property. Comell Plantations foresees, at least for the immediate
future, only needing pedestrian access. There is vehicular access that Alfred Eddy used when he was farming
these fields up to two years ago. It is possible to get in there with a tractor, but it is not possible to access with a
car. People would need a special vehicle for the road. Cornell Plantations primarily sees this property for
educational purposes and class uses for research. There may be some recreational use and pedestrian use
adequate for the purposes. Ms. Ostman stated that the map with the orange lines that was supplied to the
Planning Board shows potential accesses to the property. When this material was mailed to the Planning Board,
Cornell Plantations was showing the orange lines as possible accesses to the proposed subdivided property.
Cornell Plantations would like orange line number 3 to be the legal access to the proposed subdivided property.
Ms. Ostman handed the Planning Board a letter from Thomas Overbaugh stating that he is the owner of the
property that Cornell Plantations can access across, and that he has asked if Cornell Plantations could change the
access. Mr. Overbaugh is afraid that there would be conflicts with his business if Cornell Plantations uses this as
legal access to the property. Mr. Overbaugh is proposing to give Cornell Plantations the right -of -way shown as
the orange line number 2 on the map, which is at the north end of Mr. Overbaugh's property. Ms. Ostman
pointed out on the enlarged map to the Planning Board where the section is located that Mr. Overbaugh is
referring to. Mr. Overbaugh has asked Cornell Plantations not to use the legal access that goes by Ehrhart
Propane Gas, except for rare occurrences if Cornell needed to use it. For regular use for classes Mr. Overbaugh
does not want Cornell Plantations to use that access. Mr. Overbaugh will be deeding over access for location of
the orange line number 2. Cornell Plantations thinks that would provide much better access. Mr. Overbaugh is
happier, and Mr. Babcock seems to be pleased with it. Cornell Plantations is also delighted with the number 2
access. Ms. Ostman stated that she and Assistant Town Planner George Frantz both visited the site, and noted
that the existing pedestrian access the Finger Lakes Land Trust is actually better than the one Cornell Plantations
would have to the property.
Attorney Barney asked Ms. Ostman about the topography of the number 2 access on the map.
Ms. Ostman stated that the number 2 access on the map is flat across the flood plain. It is gravel soil that
is quite dry. It is just a lane that has been created by people walking on it. At one time it was used by farm
vehicles, so it is very well packed. It is a good pedestrian access.
Attorney Barney asked if it could be used for vehicular access.
Ms. Ostman stated that it could be used for vehicular access. It would not be totally impossible to drive
over the creek, but then people would run into the railroad bridge. There is no way across the railroad grade at
that point, so it would not serve as a vehicular access.
PLANNING BOARD MINUTES 6
APPROVED - OCTOBER 7, 1997
SEPTEMBER 16, 1997
• Assistant Town Planner George Frantz stated that the biggest physical constraint of vehicular access to
this site is the Cayuga Inlet. Mr. Frantz pointed out on the number 5 map, that the Planning Board was supplied
with, the original night -of -way (marked in blue) to Ehrhart Propane Gas facility that continues to Cayuga Inlet.
Ms. Ostman stated that once people get to Cayuga Inlet they cannot go up the other bank. They could get
to the creek, but not across the creek without a substantial bridge. Cornell Plantations is not proposing to do
that. Mr. Babcock has the notion that he will work with the new owners of Turbacks ( Turbacks just acquired a
new owner this week) to get vehicular access. That is not a certain thing at this point, and it could be in the future
or may not happen. Ms. Ostman stated that Cornell does not see the need for vehicular access at this point for
the uses being proposed. The language enclosed is the same language for the deed to Coy Glen. Cornell
Plantations is saying that Cornell has no intentions to develop this property.
Attorney Barney asked Ms. Ostman what is the topography across Thayer's property.
Ms. Ostman stated that is extremely steep.
Assistant Town Planner Frantz stated that approximately 1,000 to 1,200 feet eastward from Routes
34/96/13 is the flat Inlet Valley floor. That includes the field there and the westerly third of the parcel the Mr.
Babcock is proposing to give to Cornell. The dark colored areas on the aerial photograph one forested with very
steep slopes. The light color areas on the aerial photograph are fields that are fairly flat on top. The land by Sand
Bank Road and Town Line Road (that goes into the Town of Danby from the Town of Ithaca), are two roads
located westerly, and the Thayer's house has a very steep drop off.
Ms. Ostman stated that the Thayer's house was built as an overlook right on the edge of the steep hill site.
• Board Member James Ainslie stated that the flat land in that area is the King Voss Farm that they are
suggesting to save for agricultural purposes.
Board Member Herbert Finch asked Ms. Ostman to point out the Finger Lakes Land Trust property on
the enlarged map.
Ms. Ostman pointed out on the enlarged map where the Finger Lakes Land Trust property is located.
Assistant Town Planner Frantz also pointed out on the enlarged map how far the Finger Lakes Land
Trust property goes. Mr. Frantz stated that to the north of the Finger Lakes Land Trust property is the Sweedler
Preserve and Buttermilk Falls State Park. The State Park owns much of the slope from Sand Bank Road to
Elmira Road. To the south, Mr. Babcock is looking to give Cornell Plantations another 30 acres of land which
would be similar preserved type areas.
Ms. Ostman stated that she and Mr. Babcock discussed with Mr. Overbaugh that there seems to be plenty
of room for any development that he had proposed for his site. They were not concerned with the proposed
development effecting this at all.
Board Member Finch asked if Cornell owns any other land in the neighborhood.
Ms. Ostman responded, no.
• Board Member Finch asked if Cornell intends any development.
PLANNING BOARD MINUTES 7 SEPTEMBER 16, 1997
APPROVED - OCTOBER 7, 1997
• Ms. Ostman responded, no. Cornell Plantations would simply see this as an extension of the Lick Brook
Preserves that the Finger Lakes Land Trust has. Cornell Plantations would use the property in a very similar way
and it would be a very compatible use. There would be a fair bit of give and take as Mr. Frantz pointed out that
the Finger Lakes Land Trust is using the area where the proposed Overbaugh access would be as one of their
access ways right now. The Finger Lakes Trail is also using that, so there would be two other organizations that
would definitely benefit from this access.
Board Member Finch asked why should Cornell be involved with this at all.
Ms. Ostman stated that Mr. Babcock is a good Cornellian, and feels very comfortable with the way the
Plantations manage their land. He chose to do it this way, and it is not incompatible use. She thinks it is a level
of comfort with Cornell Plantations as a conservation organization.
Chairperson Wilcox asked Ms. Ostman if the number 2 orange line on the survey map is now the
preferred access.
Ms. Ostman responded, yes.
Chairperson Wilcox asked if Cornell needs an easement over the Overbaugh property, and an easement
across Mr. Babcock Is property as well.
Ms. Ostman responded, yes, that is shown in blue on the survey map. The new easement would not be as
long as what was previously proposed.
Director of Planning Kanter asked if the number 3 access on the survey map will be done away with or
would it be retained for emergency purposes.
Ms. Ostman stated that the number 3 access would be done away with for practical purposes and for
legal purposes. Mr. Overbaugh stated that he would be happy for Cornell to use number 3 access on occasion,
but it would be an informal thing. As a legal thing it would not exist.
Attorney Barney asked Ms. Ostman if Mr. Babcock is willing to do that.
Ms. Ostman stated that they were talking about whether it would work for Mr. Babcock or not. It may be
that Mr. Overbaugh and Mr. Babcock could use the same access as Cornell. They have not worked that out yet.
Mr. Babcock is not giving up the access across Ehrhart Propane Gas.
Attorney Barney asked, nevertheless, even without Mr. Babcock giving it up, Mr. Overbaugh is willing to
give a 40 foot easement.
Ms. Ostman responded, yes.
Board Member Hoffmann asked if Cornell University is trying to negotiate with the new owners of
Turbacks to get access for vehicles to this land also, and would that happen before final approval of this
proposal.
Ms. Ostman stated that she is not sure. She knows that Mr. Babcock is working on it on Cornell's
behalf They were very busy with the closing up until last week. Once the new owners closed on the restaurant
they would be more free to talk to Mr. Babcock about it. Nothing has happened at this point.
PLANNING BOARD MINUTES 8 SEPTEMBER 16, 1997
APPROVED - OCTOBER 7, 1997
•
Attorney Barney stated that the proposed language is the same language as the Coy Glen agreement was.
The Planning Board was supplied with the proposed language.
Assistant Town Planner Frantz stated that Turback's property extends from Overbaugh's property north
across Enfield Creek northward to Eddydale Farm. Approximately 1,000 feet north of where Route 13 crosses
Enfield Creek, it crosses a smaller creek called Steve Hollow Creek. The new bridge at Shady Corners is high
enough and long enough to accommodate the State's Black Diamond Bikeway that would connect Robert Treman
to Cass Park. As part of the Route 13 /Shady Corners reconstruction project the State acquired a right -of -way
from Turbacks leading eastward from Route 13 where it crosses Steve Hollow Creek to the Eddy's property
north. The State owns this now. At some point in the future, the State property could serve as a potential access
point. There is still some Turback property between the State and the land Mr. Babcock is proposing to give to
Cornell Plantations.
Attorney Barney asked how would people cross the water.
Ms. Ostman stated that people could drive across there.
Assistant Town Planner Frantz stated that the area of the Inlet there has opportunities to cross, and that is
what the Eddys have been going to gain access to the field portion of the proposed Cornell lot.
Board Member Hoffmann asked from the Town's point of view, it must have access by foot, or does it
have to be accessible by cars.
Attorney Barney stated that Section 280 of the Town Law, states that there is supposed to be access that
• allows access by emergency vehicles. Attorney Barney asked why didn't Mr. Babcock give this land to the Finger
Lakes Land Trust because then there would not be an issue of access to this land.
Ms. Ostman stated that in a legal sense they are touching, but there is still the access problem because
people cannot get across Lick Brook unless there is a bridge, and people cannot drive through the land trust
property either.
Attorney Barney stated that he understands that, but from a legal perspective, the Planning Board would
not be asked to create a separate unit salable to another party at some later time with the issue that there is no
access. If it is tied into the Finger Lakes Land Trust property it would require another subdivision approval
before the Planning Board with the discussion of access at that point and time. That is the significant distinction
from a legal standpoint.
Assistant Town Planner Frantz asked if Section 280A of the Town Law requires access to be constructed
or does it just require that the opportunity exists for the property owner to construct the access.
Attorney Barney stated that Section 280A of the Town Law is tied to the Zoning Ordinance, and it
requires it to be there. Cornell Plantations would not be able to get a building permit for this property.
MOTION made by Herbert Finch, seconded by James Ainslie:
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
PLANNING BOARD MINUTES 9 SEPTEMBER 16, 1997
APPROVED - OCTOBER 7,1997
• action as proposed and, therefore, neither a Long Environmental Assessment Form, nor an Environmental Impact
Statement will be required.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Hoffmann, Finch, Ainslie, Kenerson.
NAYS - None.
The MOTION was declared to be carried unanimously.
(NOTE: The adopted resolution is hereto attached as Exhibit #4.)
Chairperson Wilcox duly closed the SEQR Determination for Babcock/Lick Subdivision at NYS Route
13/34/96 at 8:20 p.m.
PUBLIC HEARING: CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL
FOR THE PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO. 354-7.2 +/- 63022
ACRES IN SIZE AND LOCATED APPROXIMATELY 1 000 FEET EAST OF ELMIRA ROAD/NYS
ROUTE 13/34/96 AND EXTENDING SOUTHERLY FROM LICK BROOK TO THE TOWN OF
NEWFIELD, INTO TWO LOTS, +/- 26.81 ACRES AND +/- 36.41 ACRES IN SIZE RESPECTIVELY,
WITH THE +/- 26.81 ACRE PARCEL TO BE CONVEYED TO CORNELL UNIVERSITY AS A
NATURAL AREA. LI - LIGHT IN )I1STRIAL nKTRIf T AND u -'in i2rQYnrivrr nrcrrmrrm rnuiv
B. BABCOCK, OWNER; NANCY OSTMAN, APPLICANT•
Chairperson Wilcox declared the above -noted matter duly opened at 8:21 p.m., and read aloud from the
Notice of Public Hearings as posted and published and as noted above. Chairperson Wilcox opened the Public
Hearing, and asked if anyone from the public wished to be heard. No one spoke. Chairperson Wilcox closed the
Public Hearing, and brought the matter back to the Board for further discussion.
Assistant Town Planner Frantz stated that the Planning Department received a letter from Mr. Overbaugh
in regards to granting a 40 foot wide easement to run along the northern boundary of his property from the Route
13 right- of-way eastward to the railroad right -of -way in order to provide access to Mr. Babcock's property that
he is proposing to grant as part of this subdivision. (Mr. Overbaugh's letter is hereto attached as Exhibit # 5.)
Chairperson Wilcox asked who owns the old Lehigh Valley Conrail right -of -way.
Assistant Town Planner Frantz stated that Conrail owns that right -of -way.
Chairperson Wilcox asked if people have the right to cross the railroad bed onto the Babcock property to
access this parcel. Is there a legal problem with access across the railroad bed.
Attorney Barney stated that there is one because Conrail is still the owner of it.
Chairperson Wilcox asked if the Planning Board is actually proposing access up to the railroad right -of-
way.
Attorney Barney stated that there would be problems with access across the number 3 access point on the
• survey map. Without looking at the title abstract he is not sure there is any greater right where the other one is at
this point and time.
PLANNING BOARD MINUTES 10 SEPTEMBER 16, 1997
APPROVED - OCTOBER 7,1997
• Assistant Town Planner Frantz stated that the number 2 access on the survey map is being used. The
Finger Lakes Trail is a blazed trail that crosses the railroad bridge to cross the Cayuga Inlet at this point.
Chairperson Wilcox stated that unless Conrail is brought into this, there is not a way to get access to the
property without getting legal permission to cross their right -of -way.
Attorney Barney stated that he is not sure there is access now. Looking at the Babcock property on the
survey map there is no access. It is basically a land locked parcel with no direct access to it.
Assistant Town Planner Frantz stated that, historically, the railroad has passed through the Babcock
property. There is physical evidence of a railroad crossing.
Attorney Barney stated that in the Town of Lansing there is a lot of evidence of railroad crossings. None
of which have any legal right to be there, but they are there and people use them. When the railroad went through,
who knows what the configuration of the land was.
Ms. Ostman stated that the original Babcock property was on both sides of the railroad tracks. Turbacks
restaurant was the original Babcock house, so there is actually some Babcock farm land on the other side of
Route 13 from Turbacks and up the slope 1,000 feet from the center of the railroad line. That was the original
Babcock farm, which John Babcock inherited from his father. She thinks the railroad went through the Babcock
farm, but she does not know what that means in terms of legal access.
Attorney Barney
point, but the question is
• include a notation on the
permit would be issued, a
sufficient quality.
•
stated that it does mean that Babcock has the right to cross the railroad bed at some
whether it is point 1, 2, or 3. It is an issue, and he suggests that the Planning Board
final plat to the effect that access is not guaranteed to this property, that no building
nd that no further subdivision would be considered without legal title to a valid access of
Assistant Town Planner Frantz asked if it would be appropriate to change condition "b" in the proposed
resolution to have the 40 foot right -of -way extend southward all the way to what appears to be the developed
crossing at the end of the 15 foot right -of -way through the Ehrhart Propane Gas. Mr. Frantz stated that for
whatever reason if something happens that Conrail bars access across the right -of -way at the end of what Mr.
Overbaugh is proposing to Cornell Plantations, that there is at least some possibility of retaining some access.
Chairperson Wilcox stated that he would like to have guaranteed pedestrian access to this parcel. The
Planning Board has every indication that Mr. Overbaugh will do his part, and the Planning Board has every
indication that Mr. Babcock will do his part. The one piece missing is crossing the Conrail tracks. Until such
time as access is guaranteed legally either at this location or another location, the Planning Board could
recommend the number 3 access on the survey map, which involves Mr. Overbaugh, Mr. Babcock, and Conrail as
well.
Board Member Hoffmann stated that the pedestrian access road is better at the number 2 access point on
the survey map from a practical point of view. It is more direct, and makes more sense.
MOTION made by Eva Hoffmann, seconded by Robert Kenerson:
PLANNING BOARD MINUTES 11
APPROVED - OCTOBER 79 1997
SEPTEMBER 16, 1997
.
NOW THEREFORE, BE IT RESOLVED:
1. That the Planning Board 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.
2. That the Planning Board hereby grants Preliminary Subdivision Approval for the proposed subdivision of
Town of Ithaca Tax Parcel No. 354-7.2, +/- 63.22 acres in size and located approximately 1,000 feet
east of Elmira Road/NYS Route 13/14/96 and extending southerly from Lick Brook to the Town of
Newfield, into two lots, +/- 26.81 acres and +/- 36.41 acres in size respectively, with the +/- 26.81 acre
parcel to be conveyed to Cornell University as a Natural Area, as shown on the survey map entitled
"Survey Map Showing Portions of Lands of John B. Babcock, Town of Ithaca, Tompkins County, New
York" prepared by Allen T. Fulkerson, L.S., dated February 12, 1997, and other application materials,
subject to the following conditions to be met prior to Final Subdivision Approval:
a. The granting of any required variances by the Zoning Board of Appeals;
b. Revision of the subdivision map to reference the 40 feet wide right of way proposed to extend
southward and parallel to the existing railroad grade to the intersection of the existing right of
way across the Ehrhart Propane Gas property, as described in a letter from John Babcock dated
September 8, 1997;
c. Review and approval by the Town Attorney of any restrictive covenants and easements or right
• of ways required as part of this subdivision.
Assistant Town Planner Frantz stated that condition "2b ", should be revised to state "granting of an
easement to Cornell University by Thomas Overbaugh along the northerly boundary of his property as described
in the preliminary subdivision map showing the portions of Lands of John Butler Babcock located east of New
York State Route 34/96 and westerly at Lehigh Valley Railroad, dated September 1980 and amended June 4,
1993. The said easement would be 40 feet wide and extend from the New York State Route 13 right -of -way
easterly to the former Lehigh Valley Railroad, now Conrail Railroad right -of- way."
Chairperson Wilcox stated that condition "2b" will have to be changed slightly.
Attorney Barney stated that condition "2b" should be left as is.
Assistant Town Planner Frantz stated that the reason for doing it is a safety measure because it will take
us to what appears to be a crossing.
Chairperson Wilcox asked if Mr. Babcock will be asked to keep the right- of-way down to that point.
Assistant Town Planner Frantz responded, yes.
Ms. Ostman stated that her concern is that Mr. Overbaugh was proposing to give Cornell access number
2 on the survey map with the assumption that Cornell was giving up access number 3.
Attorney Barney stated that condition would be fine if they could demonstrate that Cornell can cross the
railroad at that point.
PLANNING BOARD MINUTES 12 SEPTEMBER 16, 1997
APPROVED - OCTOBER 7, 1997
• Assistant Town Planner Frantz stated that if Cornell could get access across the railroad from the end of
number 2 over to Mr. Babcock's land on the east side, then the Planning Board as part of the final approval could
eliminate the extension to number 3 on the survey map.
Chairperson Wilcox asked Ms. Ostman if she understands what the Planning Board is suggesting. The
Planning Board is talking about legal access across Conrail's right -of -way. If Conrail does not give access there
is no legal access for Cornell. Mr. Overbaugh is willing to get Cornell to the railroad right -of -way, and Mr.
Babcock is willing to take Cornell north into the parcel, but legally Cornell cannot cross the railroad right -of -way
Ms. Ostman responded, yes.
Assistant Town Planner Frantz stated that in reference to the site plan map for the Ehrhart Incorporated
Facilities Expansion from May 6, 1993, if Conrail was to deny access directly across from the 40 foot wide
easement Mr. Overbaugh is proposing, it may be possible to have something run south in a way that would avoid
Mr. Overbaugh's facilities. Perhaps an extension of the easement south along the railroad grade to the last
crossing point.
Ms. Ostman stated that she cannot speak for Mr. Overbaugh, but she knows his concern really was with
other vehicles using the driveway that he has for his very large delivery trucks, and with the notion that if it were a
known access even though the usual pedestrian access was somewhere else, that there could be a vehicle parked
there when a big delivery came. As long as it did not block those deliveries, which was Mr. Overbaugh's major
issue, she thinks he may go along with it.
Attorney Barney stated that condition "b" should be changed to read "Unless the easement set forth in
• condition "c" (see below) could be legally extended across the Lehigh Valley right -of -way, revision of the
subdivision map to reference of the 40 foot wide right of way proposed to extend southward and parallel to the
existing railroad grade to the intersection of the existing right of way across the Ehrhart Propane Gas property, as
described in the letter from John Babcock dated September 8, 1997." Attorney Barney stated that if Cornell gets
the easement across the Lehigh Valley line then the Planning Board does not care about whether it is extended
south on the other side of the railroad.
Attorney Barney stated that condition "c" should be changed to read "receipt of an easement along the
northerly line of Overbaugh and Route 34 easterly to the Lehigh Valley right -of -way intended ultimately to
intersect with the right- of-way referred to running along Babcock north to the subdivided parcel."
Attorney Barney stated that the new condition "d" would be revised at the end to read "that the conditions
are to ensure that the use of the property shall be limited to passive educational and recreational purposes."
Attorney Barney stated that the new condition "e" should read "Since access to the property is not
presently assured, no further subdivision shall be permitted nor shall any building permit be issued for any
construction until full legal and physical access for emergency vehicles is available; and such limitations are to be
noted on the final plat."
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Hoffmann, Finch, Ainslie, Kenerson.
NAYS - None.
• The MOTION was declared to be carried unanimously.
•
•
PLANNING BOARD MINUTES
13
APPROVED - OCTOBER 7, 1997
(NOTE: The adopted resolution is hereto attached as Exhibit 46.)
SEPTEMBER 169 1997
Chairperson Wilcox duly closed the Preliminary Subdivision Approval for Tax Parcel No. 354-7.2 at
8:40 p.m.
AGENDA ITEM: CONSIDERATION OF MODIFICATION OF CONDITION 2 (A) OF
PRELIMINARY AND FINAL SUBDIVISION APPROVAL FOR THE BALCOM/PEARSON TWO -
LOT SUBDIVISION, LOCATED AT 1035 HANSHAW ROAD, TOWN OF ITHACA TAX PARCEL
LOT B (0941 +/- ACRES) TO THE OWNERS OF TAX PARCEL NO. 71 -7 -20 AND SUBMISSION OF
THE DEED AND A COPY OF THE CONSOLIDATION REQUEST TO BE PROVIDED TO THE
TOWN PLANNER. ON JANUARY 21, 1997, THE PLANNING BOARD GRANTED A SIX MONTH
EXTENSION FOR THE APPLICANT TO FULFILL THAT CONDITION. THE APPLICANT NOW
REQUESTS AN ADDITIONAL EXTENSION OF ONE YEAR TO CLOSE AND FILE THE ABOVE -
REFERENCED DOCUMENTS. ROBERT N. SHAW, AGENT,
Chairperson Wilcox declared the above - mentioned matter duly opened at 8:41 p.m., and read aloud from
the Agenda.
Robert Shaw, 313 Roat Street, stated that the problem on the first extension is still the same problem he
is having now, which is trying to sell the property. The terms of payment in the first case was going to be at the
closing, but the seller cannot give clear title without paying the mortgage off. The extension would be until the
seller can sell the property. He has had a very difficult time selling the property after failing on the first two
attempts. Mr. Shaw stated that he suspects and hopes that 1998 is going to be a better market for Mr. Pearson to
sell the property. One of the thoughts he had was to have the bank release that portion of the property then
complete the consolidation. The cost to do it is more than what Mr. Balcom wanted to pay for at that particular
time, and he just wants to clear the title and convey the back parcel. He is hoping that will happen in 1998.
MOTION made by Herbert Finch, seconded by Robert Kenerson:
NOW, THEREFORE, BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby approves the following modification to the conditions set
forth in the resolution of August 6, 1996 granting Preliminary and Final Subdivision Approval to the
"Balcom/Pearson Two -Lot Subdivision ":
1. Condition 2.a is hereby modified to extend the time period, during which the deed and
consolidation request must be filed with Tompkins County and proof of such submitted to the
Director of Planning, from one year to two years following the date of final subdivision approval.
There being no further discussion, Chairperson Wilcox called for a vote.
AYES - Wilcox, Hoffmann, Finch, Ainslie, Kenerson.
NAYS - None.
The MOTION was declared to be carried unanimously.
• (NOTE: The adopted resolution is hereto attached as Exhibit 47.)
PLANNING BOARD MINUTES 14 SEPTEMBER 16, 1997
APPROVED - OCTOBER 7, 1997
• Chairperson Wilcox duly closed the Modification of Conditions at 1035 Hanshaw Road at 8:44 p.m.
AGENDA ITEM: CONSIDERATION OF SKETCH PLAN REVIEW FOR THE PROPOSED
DEVELOPMENT OF 56 APARTMENT UNITS IN SEVEN BUILDINGS TO BE LOCATED ON A 9012
+/- ACRE PORTION OF TOWN OF ITHACA TAX PARCEL NO, 27 -1- 13.12, TOTALING 95 +/-
ACRES. THE SITE IS LOCATED ON MECKLENBURG ROAD, ADJACENT TO THE TOWN OF
ITHACA/CITY OF ITHACA BOUNDARY, R -15 RESIDENCE DISTRICT. THE PROPOSED
DEVELOPMENT WOULD CONSIST ENTIRELY OF RENTAL APARTMENTS TARGETED FOR
FAMILIES MAKING NO MORE THAN 50 PERCENT OF THE AREA MEDIAN FAMILY INCOME.
THE APPLICANT HAS REQUESTED A REZONING OF THE PROPOSED HOUSING SITE FROM
R45 TO MR MULTIPLE RESIDENCE. ANTHONY CERACCHE, OWNER, REALTY,
APPLICANT, JOHN FENNESSEY, AGENT,
Chairperson Wilcox declared the above - mentioned matter duly opened at 8:45 p.m., and read aloud from
the Agenda.
John Fennessey, Vice President of Conifer Home Properties, stated that Conifer has submitted an
application to develop housing on Mecklenburg Road that the Planning Board received information on. Conifer
received approval from the New York State Department of Housing Community Renewal on June 11, 1997 to
move ahead with this project. Conifer has joined forces in a joint venture agreement with the Better Housing for
Tompkins County. The Planning Board was supplied with a letter from Becky Bilderback setting forth the
relationship between Conifer and Better Housing. Mr. Fennessey stated that Conifer and Better Housing think
this is an exciting opportunity on a good site, and a good program, to do a project that everyone could take pride
in when it is done. Mr. Fennessey stated that he and Ms. Bilderback met with the Town of Ithaca Town Board on
• this proposal, and the Town Board referred this to the Planning Board for sketch plan review. He and Ms.
Bilderback have preliminary information on the project, and they are anxious to find out what the Planning
Board's concerns are and see how they can address those concerns. One of the concerns from the outset here is
that there is a stream running through the property, and they would like to find out actually what they are dealing
with for potential wetlands. Conifer and Better Housing hired a consultant who has surveyed the field and staked
out an area as to the extent of the wetlands. If people equate those wetlands with the site plan supplied they are
not infringing on the wetlands at all.
Board Member Hof nann asked Mr. Fennessey if one could see on the plans where the wetlands are.
Mr. Fennessey responded, yes.
Becky Bilderback pointed out on enlarged survey map where the wetland area is while Mr. Fennessey
talked.
Mr. Fennessey stated that Ms. Bilderback is pointing to the area where the Lindermans stream runs
through the property. On each side of the stream, the consultant has staked out the area as to the extent of the
wetland area, and then the surveyor has plotted it on the plan. They will not be building anywhere in that
particular area.
Ms. Bilderback stated that she is the Director of Better Housing for Tompkins County. Some people are
familiar with Better Housing and the work they have done for the last 15 to 17 years in the County. Better
Housing has done a fair amount of development, primarily in senior housing, but have felt the need for more
• family housing particularly through things like Housing and Homeless Task Force and Department of Social
Services that have the need for family housing. Ms. Bilderback stated that Better Housing has done two small
PLANNING BOARD MINUTES 15 SEPTEMBER 16, 1997
APPROVED - OCTOBER 7, 1997
. projects and some large projects taking on family housing and development. Conifer approached Better Housing,
and Better Housing did their homework as to whether or not this is a project they wanted to be involved in. Better
Housing is careful as to who they put their name with in terms of development and developers. She has checked
particularly with not- for - profits across the State that have worked with Conifer carefully, and Better Housing felt
that the kind of work they have and the kind of projects they have developed, the management they have done at
other projects, that this was the kind of thing that would definitely match the needs in the County for affordable
housing. Ms. Bilderback stated that it is a nice location and convenient for people who may not always have great
transportation. Public transportation is very close to this site as well as Tomtran passes by to Enfield. It is a
nice residential neighborhood.
Mr. Fennessey stated that Conifer has been in business since 1975, and during that time period has been
induedin the development and management of government assisted housing. Conifer had merged with Home
Properties, which is a Publicly Traded Real Estate Investment Trust Company that took place January 1, 1996.
Conifer now has 1,000 apartments across New York State, into Pennsylvania, New Jersey, Ohio, and Michigan.
Mr. Fennessey stated that Conifer is not new to this field. Developing and managing government assisted housing
that serves either elderly or families is a very unique type of real estate development business. Conifer thinks they
are not only good, but they are the best in the State. In terms of the development itself, Mr. Cerrache owns 95
acres on Mecklenburg Road. Conifer has an agreement with Mr. Cerrache to buy approximately 45 acres of land
from him, of which this first project occupies approximately 9 acres of land. In the future, Conifer intends to
continue development on that parcel, whether it was for government assisted housing or additional housing on the
site. Conifer's intentions are to develop the parcel of land they are purchasing, and the thought process is how
this can be laid out. Mr. Fennessey stated that in conversations with Mr. Kanter and the Town Board there were
concerns about dedications of lands for park places along with the connector road from this site to the Perry's
property. All of these factors need to be taken into consideration while developing this project. He is here to get
• the mechanical things understood to develop a plan that would please everyone.
Director of Planning Kanter pointed out on an enlarged map of the surrounding properties where
Mecklenburg Road, the Town/City boundary, and Bundy Road is in conjunction to Mr. Cerrache's property and
Phase I of this proposal. Mr. Kanter stated that there have been discussions with Conifer and Pioneer
Development (Perry property on Bundy Road) in regards to the possible park area and the possible road
connection linking Bundy Road and Mecklenburg Road.
Mr. Fennessey stated that the Planning Board was supplied with a color photograph of the housing
development being proposed. Conifer has developed this type of housing before with the New York Department
of Housing Community Renewal, and it has worked successfully in terms of tenants and management. It is also
physically attractive housing being proposed for the community. This is what Conifer is proposing to do on the
Mecklenburg Road site.
Chairperson Wilcox asked if the color photographs of the housing are recent pictures.
Mr. Fennessey stated that they were taken with in the last 12 months.
Board Member Hoffmann asked which is the part of the parcel that Conifer would be purchasing later.
Mr. Fennessey pointed out the location which Conifer has purchased and where the proposed development
is on an enlarged map of the surrounding properties. Mr. Fennessey stated that this is the best physical location
for this type of development. Conifer is not going to buy all the land. Conifer has an agreement with Mr.
• Cerrache that they would be sharing the contribution of the park land that the Town wants.
PLANNING BOARD MINUTES 16 SEPTEMBER 16, 1997
APPROVED - OCTOBER 7, 1997
• Director of Planning Kanter pointed out on the surrounding properties map where the potential park lands
could be located for this development, and from Pioneer Development (Perry Farm on Bundy Road). He also
showed the Planning Board where a potential connector road could be routed through Mr. Cerrache's property
and the Perry's property connecting Mecklenburg Road to Bundy Road.
Chairperson Wilcox stated that the Town's Conservation Board supplied the Planning Board with their
comments of this project. The comments included drainage, traffic, and the use and development of the remaining
property. The Planning Board was also supplied with a letter from the Tompkins County Planning Department
that mentioned sidewalks, a traffic study, and screening, landscaping, and outdoor lighting for the proposed
project.
Board Member Robert Kenerson stated that this is probably the sixth time the Town has had projects
proposed for this site. All of them have been able to move up the hill for access. It is very difficult to have access
on the down hill side of the Murray house on Mecklenburg Road. There is not enough room, it is not safe.
Board Member Ainslie stated that he has served with Ms. Bilderback for a number of years on other
boards, and if she underwrites this project that is good enough for him.
Ms. Bilderback asked if there have been preliminary discussions on reducing the speed from the
Town/City boundary to West Haven Road.
Director of Planning Kanter stated that there have been petitions before the Town about reducing the
speed limit on West Haven Road itself, but not on the State Highway (Route 79).
• Assistant Town Planner Frantz stated that there have been discussions within the West Hill neighborhood
of the City about petitioning for the reduction of the speed limit in that section of Route 79. It goes from 55 MPH
west of the City line to 30 MPH within the City. The neighborhood has become increasing concerned with the
fact that it does not appear to be working.
Board Member Kenerson stated that if the driveway was moved up the road further it would increase the
sight distance.
Assistant Town Planner Frantz stated that this the only section of a highway coming into the City of
Ithaca where it goes directly from 55 MPH to 30 MPH without any sort of transition speed.
Mr. Fennessey stated that Chairperson Wilcox mentioned the issue of drainage previously. Right now
there is sheet drainage coming all the way down the hill across the site. Conifer's plans show that the water
would be captured and directed to the culvert area on Mecklenburg Road. There will be continued drainage going
down Linderman Creek. He does not think it would have any impact on additional flows in that creek. In fact
they may be picking up additional drainage that is already flowing in there by channeling it out to the gutter on
Mecklenburg Road.
Chairperson Wilcox stated that when Conifer comes in for a formal review, they should have that
material for review.
Assistant Town Planner Frantz stated that the problem is, regardless, of which way they divert the
drainage off their property it will impact the drainage through the City. Linderman Creek is already a problem,
• but the small stream directly to the south of Linderman Creek, has also caused problems within the City. This is
PLANNING BOARD MINUTES 17 SEPTEMBER 16, 1997
APPROVED - OCTOBER 7, 1997
• a project that the City will be reviewing as well especially in regards to drainage impacts. It is an issue that
would need to be addressed.
Board Member Hoffmann stated that she much favors the t
various categories (low/high incomes or old/young people), that
community rather than living in a large group like this. That is her
otherwise everything presented looks very good besides the other
segregated because of low income.
,ape of development where people who fit into
these people should be dispersed into the
main problem with this sort of development,
concerns mentioned. People should not be
Ms. Bilderback stated that one of things on the plan does break out different categories. Some of the one
bedroom units will be for the elderly. There will be some age spread in a project like this. It is a mixture of ages.
A 56 unit complex is not a large project compared to others Better Housing projects. It is in a residential area
that has a mix in terms of income. One of things she liked about this is that there is a mix of income in the
community. There are some houses in the area that would qualify for some other assisted programs that Better
Housing offers, and there are very nice homes in the area. She does not feel that these units will detract from
those homes because they are nice looking apartments. In that respect it does blend well for that kind of concept.
In terms of financing this combines the State's Tax Credit and Home Funds in terms of subsidizing the project. It
does not have the real subsidy such as Section 8 has, which is not available. People who have Section 8 could live
in this project though.
Board Member Finch asked what is the approximate rental price range for these units.
Ms. Bilderback stated that the Planning Board was supplied with a list of rental characteristics. A one
• bedroom is roughly $400, which includes most utilities. A three bedroom unit would be $550, which includes
most utilities.
Board Member Hoffmann stated that Ms. Bilderback mentioned that someone cannot describe this as a
large project now, and asked what are some possible developments that may happen on the remaining parcel
Conifer plans to buy.
Mr. Fennessey stated that Conifer would need to come before the Planning Board again for any further
developments. If the Planning Board felt that Conifer did a lousy job, then this Board could say no more
development here.
Ms. Bilderback stated that the competition for these units is incredible, and gets worse every year. The
State looks close at market studies, experience of the people doing it, etc., so to go back for additional funds for
additional units to the same type of source, it would need to be a successful project. The State might go for a
proposal on an affordable housing program that allows for single family or duplex units, but not allow multi
family units unless this project is successful on it's two own feet.
Mr. Fennessey stated that it also needs to show enough demand for subsequent applications. Conifer's
business is the development of housing. They do not develop shopping centers or industrial housing. Conifer
does primarily government assisted housing, and now Conifer is also into market rate housing. Future concepts
for the balance of the land would be for housing based on demand and availability of funding. It is the Planning
Board's decision as to what Conifer can do.
Chairperson Wilcox stated that the Planning Board has historically been interested in the proposed plans
• for the remainder of the property. The Planning Board is not asking for definite plans, but would like to see what
would be proposed in the future that could be tied into future.
PLANNING BOARD MINUTES 18
APPROVED - OCTOBER 7, 1997
0 Mr. Fennessey stated that would be a sketch plan level of detail only.
SEPTEMBER 16, 1997
Chairperson Wilcox stated that the sketch plan would indicate what Conifer may proceed with in the
future with the rest of the property. Chairperson Wilcox stated that in the Executive Summary from Phoenix
Associates, that a company called Claritas/NPDC is referenced. He is an employee of Claritas/NPDC, and his
primary responsibility with that company is preparing estimates which were probably used in the preparation of
this document. He has no knowledge of this work prepared by Phoenix Associates, and neither does he have any
financial interest in the project.
Director of Planning Kanter stated that the Planning Department has a full copy of the Market Study by
Phoenix Associates if anyone was interested in looking at the whole study.
Assistant Town Planner Frantz stated that he is a resident of the West Hill area of the City of Ithaca, and
in his capacity as a resident of that area of the City he is also president of the West Hill Civic Association.
However, the West Hill Civic Association does not have any financial interest in this project.
Director of Planning Kanter stated that the Town Board asked the Planning Board if they were willing to
take lead agency status when the environmental assessment form was submitted, so that would be the next step for
the Planning Board when the materials are received, to coordinate with the other involved agencies.
Attorney Barney asked if the sketch plan qualifies under MR in terms of parking and density.
Director of Planning Kanter stated that no details were provided, and that would be the next step. Mr.
Kanter asked what are the heights of the buildings.
• Ms. Bilderback stated that these buildings would be two story.
rY .
Mr. Fennessey stated that he does not know the exact height at this point, but if there is a restriction
Conifer needs to know that.
Board Member Kenerson stated that his main concern is the access to the property off of Mecklenburg
Road. It is a dangerous situation.
Director of Planning Kanter stated that New York State Department of Transportation should be
contacted for evaluation of the curb cuts on the road.
Board Member Hoffmann stated that the speed limit needs to be reduced with the conditions as they are
now.
Director of Engineering Daniel Walker stated that he suggests that Mr. Fennessey write a letter to the
Town Board for a recommendation to the New York State Department of Transportation for a traffic study to be
done of this area.
Chairperson Wilcox asked Mr. Fennessey if he has received appropriate feedback from the Planning
Board as to areas which are of concern.
Mr. Fennessey responded, yes. Some of the issues are traffic, drainage, concept plan for the remaining
• property, and height.
PLANNING BOARD MINUTES 19 SEPTEMBER 16, 1997
APPROVED - OCTOBER 7, 1997
• Board Member Hoffmann asked what the community building would be south of the play area.
Ms. Bilderback stated that the community building is like a multipurpose room, office spaces, laundry,
and maintenance. There is also a room where they can have meals or visit with other people in the complex.
Attorney Barney asked how many stories would this building be.
Ms. Bilderback responded, one story.
Board Member Hoffmann asked if there would be laundry facilities in the apartments.
Mr. Fennessey stated that he is not sure at this point. The units may be set up to hook up laundry
facilities, but there will be laundry facilities available in the community building. The preliminary plans will
show more details of the units.
Board Member Hoffmann stated that the laundry facilities does not need to be in the individual units, but
one facility in each building might be better than just having one laundry facility in the community building for the
whole complex.
Ms. Bilderback stated that is true, but the way the units are designed is that everyone would have their
own private entrance. They do not share a common hall way.
Board Member Ainslie asked if Conifer would like to start building in the spring.
• Mr. Fennessey responded, yes, if Conifer could receive all the approvals. Most of the time people are
trying to get the funding while getting the approvals, but this time the funding is there and now the approvals need
to be done.
Director of Planning Kanter stated that the Town Board would like to see an analysis of impacts related
to the general development on whether this site is visible from surrounding areas and what the buildings would
look like from surrounding areas. This development would have a private driveway ending in a cul-de -sac with
future extensions for future phases of the development. With that being a private drive entrance the idea would be
to have a connection coming back through the Cerrache property.
Board Member Kenerson stated that the Town has been discussing this connector road for a number of
years, now it is time to put this into action.
Chairperson Wilcox stated that this is not a public hearing, but will entertain a few comments from the
public.
Glenn Hubbell, 1308 Mecklenburg Road, stated that he is an adjoining property owner, and would speak
on behalf of his daughter who just built a house at 1304 Mecklenburg Road, which is right in line with West
Haven Road. Mr. Hubbell stated that he was before the Zoning Board of Appeals this spring to build his
daughter's house, and he indicated at that time that he would like to see development on West Hill similar to what
his daughter built, one house on 1.5 acres. The proposal he heard tonight would have 12 units on 1.5 acres. He
would like to put 12 units on his other ten acres, and the question he would raise would this be spot zoning. Sixty
units on nine acres times 5 more for the other 45 acres would be 240, plus 45 acres of the Cerrache's would be
• 480 units, plus Eddy's land behind him would be 500 units. The Perry land would be another 800 units, this
would make another North Lansing complex. The Planning Board is talking about traffic now, talk about traffic
PLANNING BOARD MINUTES 20 SEPTEMBER 16, 1997
APPROVED - OCTOBER 7, 1997
• for all those units. Mr. Hubbell asked if the Planning Board changed the zoning for Conifers would they change
the zoning for him, the Eddys, or Mr. Cerrache's 45 acres. That would be a question for the Planning Board.
Either way he is in a win -win situation because if he can get R -15 on his other 10 acres he would have students.
Chairperson Wilcox duly closed the Sketch Plan proposal from Conifer Realty at 9:35 p.m.
AGENDA ITEM: APPROVAL OF MINUTES - SEPTEMBER 2,1997:
The Planning Board did not review the September 2, 1997 Draft Planning Board Minutes. The approval
of those minutes will be scheduled for the October meeting.
AGENDA ITEM: OTHER BUSINESS:
Chairperson Wilcox stated that the Planning Board was supplied with a copy of a letter submitted to
DEC with comments in regards to the Lake Source Cooling Project.
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Chairperson Wilcox stated that he received a letter from the Six Mile Creek Advisory Committee, and if
members of the Planning Board received a copy. The Board did receive a copy at home.
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Director of Planning Kanter stated that the October 7th Planning Board meeting will consist of a Public
Hearing on the Draft Park, Recreation, and Open Space Plan.
----------------------------------------------------------------- - - - - --
Board Member Ainslie asked what was happening with Pioneer Development (Woven Hearts Proposal)
• for the Perry Farm on Bundy Road.
Director of Planning Kanter stated that he has not heard anything recently.
------------------------------------------------------------------ - - - - --
Board Member Kenerson asked what has happened with the Schoellkopf Field lights.
Attorney Barney stated that at the last Zoning Board of Appeals meeting, Director of Building and
Zoning Andrew Frost stated that Cornell did the modifications to the existing lights, but that Cornell did not like
the lighting. Cornell is looking into the situation further.
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Director of Planning Kanter asked if anyone still has revisions to the draft Zoning Ordinance that they be
submitted to the Codes and Ordinances Committee as soon as possible for editing.
AGENDA ITEM: ADJOURNMENT:
Upon MOTION, Chairperson Wilcox declared the September 16, 1997, Meeting of the Town of Ithaca
Planning Board duly adjourned at 9:42 p.m.
Prepared by:
Deborah Kelley,
Keyboard Specialist/Minutes Recorder
Mary Bryant,
• Administrative Secretary for the
Town of Ithaca Planning Board.
•
•
TOWN UP ITHACA PLANNING BOARD
126 East Seneca Street
Ithaca. New York 14850
Tucsda� Sewember 16, 1997
A0LNDA
7 10 P M Persons to he heard.
7. I'. \1. SK )R Determination. Widkcr Suhdi6siun, Coddingtun Read.
T40 P.M. 1'UBLI ' 1C ARIZ NG : Consideration ol' Preliminars and Final Subdn ision Appimal lot- the proposed
suhdivision of llMan of Ithaca Iax Parcel No. 47 -2 -6.1 +/- 113 acres in size. into three lots.'-- 16.6
acres. 3Q.5 acres and L/- 56.64 acres in size respectively, with the 16.6 acre lot to he conve\ed to the
Cil\ of Ithaca for consolidation with its adjacent watershed lands. loc,llcd on the north side of
Coddinglon Road approximately 1,300 feet east ol' t Ipdike Road, Residence District R -30 and CD -
Conserxation District. Richard L. and Ruth S. Walker, Omiers /Applicants.
7:55 PAM. SL(1R Determination. Babcock /Lick Brook Subdivision, NYS Rte. 13/34/96.
S:IIII P.M. PUBLIC I1EARLNG: Consideration ol'Preliminary Subdivision Approval for [lie proposed subdivision
of Tomi of Ithaca Fax Parcel No. 35- 1 -7.2, 1-/- 63.22 acres in size and located approximately 1.000 feel
east of' Llmira Rd. NYS Rte 13/34/96 and extending southerly from Lick Brook to the Town of' 'Newfield.
into t\w lots. -/- 26.81 ac. and /- 36.41 ac. in size respectively, with the +/- 26.81 acre parcel to be
cuoyeyed to Cornell University as a Natural Area, LI -Light Industrial District and R -30 Residence
District. John B. Babcock. ( )wncr: Nancy L. Osman, Applicant.
8:25 P.M. Consideration of Modification of Condition 2(a) of Preliminary and Final Subdivision Approval [or the
Balcom, Pearson T\w -lot Subdivision, located at 1035 Hinshaw Road, Town of Ithaca Tax Parcel No.
71 -7 -6. Residence District R-1 5. Said condition, in a resolution dated August 6, 1996, required within
six months of the approval, conveyance of Lot B (0.41 +/- acres) to the owners of Tax Parcel Nu. 71 -7-
20 and submission of the deed and a copy of the consolidation request to be provided to the Town
Planner. ()it January 21. 1997, the Planning Board granted a six month extension fur the applicant to
fulfill that condition. The applicant now requests an additional extension of one year to close and file the
abuse- referenced documents. Robert N. Shaw, Agent.
87,10 PAV1, Consideration of sketch plan for the proposed development of 56 aparUnent units in seyem buildings to h
located on a Q.12 +/- acre portion of Town of Ithaca Tax Parcel No. 27- 1- 13.121 totalling 95 +/- acres.
The site is located on .Mecklenburg Road, adjacent to the Town of Itliaca/City of Ithaca boundary, R- 15
Residence District. The proposed development would consist entirely of rental apartments targetted fur
families making no more than 50 percent of the area median family income. The applicant has requester
a rezoning of the proposed housing site from R- 15 Residence to MR Multiple Residence. Anthony
Ceracche, U%sner: Conifer Realty, Applicant; John Pennessey, Agent.
8. Approsafof`linutes: "el)
9. Uther Business.
10. Adjournment.
Said planning Beard \% ill at said times and said place hear all persons in support of'such matters or
objections thereto. Persons may apperar by agent or in person. Individuals with visual impairments.
hearing impairments or other special needs, «ill he provided with assistance as necessan'. upon rcqucsl
Persons desiring assistance must make such a request no less than 48 hours prior to the time of the puN
hearings.
Jonathan Kanter, AICP
Director of Planning
273 -1747
iii I I II � % ) III mitl It ul' [Ill. ill \\ %%Iw: ISO. \It l) 1 S 11 1N' \ I l I. F I'O \ 1 11 %N D, PI.F.\SE \OIIPI iN i W 13141' \N I \ I
• Wednesday, September 10, 1997
•
•
side of Coddington Road
approximately 1,300 feet
east of Updike Road, Resi-
dence District R -30 and CD -
Conservalion ' District. Rich-
ard L. and Ruth S. Walker,
Owners /Applicants.
8:00 P.M. Consideration of
Preliminary Subdivision App-
proval for the proposed sub-
division of Town of Ithaca Tax
Parcel No. 35- 1 -7.2, +/-
63.22 acres in size and lo-
cated approximatelyy 1,000
feet east of Elmira Rd. /NYS
Rte 13/34/96 and extend-
ing southerly from Lick Brook
to the Town of Newfield, into
two lots, +/- 26.81 ac. and
+/- 36.41 oc. in size respec-
tively, with the +/- 26.81
acre parcel to be conveyed
to Cornell University as a
Natural Area, LI- Light Indus-
trial District and R -30 Resi-
dence District. John B. Bab-
cock, Owner; Nancy L.
Ostman, Applicant.
Said Planning Board will at
said times and said place
hear all persons in support of
such matters or objections
thereto. Persons may appear
by agent or in person.
Individuals with visual impair-
ments, hearing impairments
or other special needs, will
be provided with assistance
as necessary, upon request.
Persons desiring assistance
must make such a request not
less than 48 hours prior to the
time of the public hearings.
Jonathan Kanter, AICP
Director of Planning
273.1747
Dated:
Monday, Sept. 8, 1997
September 10, 1997
TOWN OF ITHACA
PLANNING BOARD
NOTICE OF PUBLIC
HEARINGS
Tuesday,
September 16, 1997
8y as-ection o, the
Chaupersan of the Planning
Board NOTICE IS HEREBY
GIVEN •ncr Public Hearings
wiil ce -e'. by the Planning
Bcara cf -ne Town of Ithaca
on " escc•. September 16.
1997 3i 126 East Seneca
Street mcca, N.Y., at the
foilovv rg -Imes and on the
foilowmc Tamers:
7:.:C PKI. Consideration of
Pre;i ^•r.c-•. and Final Sub-
division - coroval for the pro-
f tosed d scccivision of Town of
hocc Tax Parcel No.
acres in
size .nrc •nree lots, +/- 16.6
B acres - - 39.5 acres and
t +;'- =a..Z acres in size re-
specnveiv with the 16.6 acre
lot to be _ onveyed to the City
of thcca for consolidation
L`
of t:ze C a__ o° 3ca_~,
?,.:bl i c Flea -_rgs W1' ? ce ..__ = �: _ - -_ - -- - - - - =• _ Bc =_ . c. =:: ^e _ �.;- c= - = "'•G_3 Or.
10 P.M.
OJnS_Cer3�_
O -
--
-�
Cr0CC'S=(a
SLCa1 i
C_
?�_
N;C ? - =-
_S
_..
..
-
.v'
-
_ _naCG
_..
-
_
_
_
.
I.
-
-
I.
.. r
_.._ -._
�......
-/- 36.64 ac
s_ =e
=i
%_'`_ %,
-
---_
==
�__:�
e
-
conveyed:
to t h a
C_=
o=
._
_�=
^a
- -_
-_
cc-
soli
=ic;.
Witte =J
ad;
...
_
JG'...
=.._
acorox_mate
% i
��
,
J
_ - -
-- -
a =' {=
?
ce
S
IIr
,n
_�=
IW
and CD -
Ccnser"ia
=_
L'_S
=_=
_.
1Z_O.
^.?=
..
L.
and
RG -.. S.
wa_.ic
=,
Owners ppl,Ca_ ^.ts .
•
8:00 P.M. Considerationi 0= P e= = 1 -_.G_ _/ - iS C- zicorov3_ LOr t�'?e ed
J _% Dr000S
Subdiv1S10n of ` cINn C'
in S_Ze and located az:crox1 a ==.v 1,0� gee east O f Rd. /N:S
Roe 13/3 4/96 and e: {= e -di -g =rl'./ �_�� Lick Broek to t:,= Toi.�- c'
Newfield, into t ices, -/- 26.31 ac. and +/- 36.4: ac. in size
^e' -iV _ _ - _ ce COi_ / =^� CO- e--
Ur._;TerS =tv as a Na =__al r- :�uS =r =_ D_S = - -cz 3�d ?. -30
Residence D1St fl, Ct. Jc:n111 _ cOC.•:, OWne Nancv L. O'szm ,
-J',' p p 1_ C a r. t.
Sala r_ann_ng 3oara wi__ a_ s _a G -... _G_u c_ =�= a cersc -s __. s =Cc
Oi SUCh Matters Or obje'otiOnS the=ero. ?=_SO S TIaV 3CCear by agent Or in cerSO ^Y
Individuals wita visual 1mcalrme ^ =s, ear_nc 1*�pa_r -ts or Other scecla_ neea's,
will be "=4ded With deg -r --
assistance
make SUCh a _e ueS= i. - -_ == pr:Or. =O
publ_C hea_i -gS.
Dated: Mi0
V �
-d.=", Sea7-e7,
5�. ., es. ay. �'
O -
--
-�
•
•
TOW N, OF ITHACA
AFFADAVIT OF POSTING AND PUBLICATION
I, Karen McGuire being duly sworn, depose and say that I am a Secretary for the Town of
Ithaca. 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 New York on Tuesday September 16 1997
commencing at 7:30 P.M. as per attached
Location of Sign Board used for Posting: Bulletin Board. Front & Entrance of Town Hall.
Date of Posting
Date of Publication:
Karen McGuire
Town of Ithaca.
September 8, 1997
September 10, 1997
STATE OF NEW YORK) SS:
COUNTY OF TOMPKNS)
Sworn to and subscribed before me this ay of September 1997.
No Public
Notary Public, State xofnNew York
filename: p &paf Registration #01SA5044003
Qualified in Tioga County
My Commission Expires / ��
ADOPTED RESOLUTION:
•
SEQR
Walker -Three Lot Subdivision
Coddington Road
Tax Parcel No. 47 -2 -6.2
Town of Ithaca Planning Board
September 16, 1997
MOTION by Robert Kenerson, seconded by James Ainslie:
WHEREAS:
1. The proposed action is consideration ofPreliminary and Final Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcel No. 47- 2 -6.2, located along Coddington Road and encompassing
113 +/- acres in area, conveying two lots, 56.54 +/- acre and 16.6 +/- acre in size respectively, and the
owner retaining a 39.5 ='- acre portion of Tax Parcel No. 47 -2 -6?. Residence District R -30 and
Conservation District CD. Richard L. and Ruth L. Walker, Owner, 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 September 16, 1997. has reviewed and accepted as adequate a Short
Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town
. Planning Department, a plat entitled "Survey for Richard L. and Ruth L. Walker, Town of Ithaca, Town
of Dryden, Town of Danbv, County of Tompkins, State of New York" prepared by George Schlecht,
Licensed Professional Engineer and Land Surveyor , dated June 1989, and amended July 31, 1997 to
show various lots sold by Walker since July 7, 1989 prepared by Michael John Reagan, Professional
Land Surveyor, and additional application materials, and
4. The Town planning staff has recommended a negative determination of environmental significance with
respect to the proposed Subdivision Approval:
NOW, THEREFORE, BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of environmental
significance in accordance with the New York State Environmental Quality Review Act for the above
referenced action as proposed and, therefore, neither a Full Environmental Assessment Form. nor an
Environmental Impact Statement will be required.
AYES - Wilcox, Hoffman, Kenerson, Ainslie, Finch.
NAYS - None.
The MOTION was declared to be carried unanimously.
Karen McGuire, Secretary , Town of Ithaca.
Administr�five Secretary.
•
ADOPTED RESOLUTION:
Walker -Three Lot Subdivision
Coddington Road
Tax Parcel No. 47 -2 -6.2
Town of Ithaca Planning Board
September 16, 1997
MOTION by Eva Hoffmann, seconded by Herbert Finch:
WHEREAS:
1. The proposed action is consideration of Preliminary and Final Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcel No. 47- 2 -6.2, located along Coddington Road and encompassing
acres in area, conveying two lots. 56.54 —'- acre and 16.6 +/- acre in size respectively. and the
owner retaining a 39.E +/- acre portion of Tax Parcel No. 47- 2 -6.2. Residence District R -30 and
Conservation District CD. Richard L. and Ruth L. Walker, Owner, and,
2. This is an Unlisted Action for which the Town of
environmental review with respect to Subdivision
negative determination of environmental sionifica
the Short Environmental Assessment Form Part I.
the Town Planning staff, and
Ithaca Planning Board, acting as Lead Agency in
Approval, has on September 16, 1997, made a
nce, after having reviewed and accepted as adequate
prepared by the applicant, and a Part II prepared by
3. The Planning Board, at a Public Hearing held on September 16, 1997, has reviewed and accepted as
adequate a plat entitled "Survey for Richard L. and Ruth L. Walker, Town of Ithaca, Town of Dryden,
Town of Danby, County of Tompkins, State of New York" prepared by George Schlecht, Licensed
Professional Engineer and Land Surveyor. dated June 1989, and amended July 31. 1997 to show various
lots sold by Walker since July 7, 1989 prepared by Michael John Reagan, Professional Land Surveyor,
and additional application materials;
NOW, THEREFORE, BE IT RESOLVED:
I. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final
Subdivision Approval, as shown on the Preliminary and 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
2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcel No. 47- 2 -6.2, located along Coddington Road and encompassing
113 +/- acres in area, conveying two lots. 56.5-1 =1- acre and 16.6 +/- acre in size respectively, and the
owner retaining a 39.5 +/- acre portion of Tax Parcel No. 47- 2 -6.2, as shown on the survey entitled,
"Survey for Richard L. and Ruth L. Walker. Town of Ithaca, Town of Dryden, Town of Danby, County
of Tompkins, State of New York" prepared by George Schlecht. Licensed Professional Engineer and
Land Surveyor, dated June 1989, and amended July 31, 1997 to show various lots sold by Walker since
July 7, 1989 prepared by Michael John Reagan, Professional Land Surveyor, and additional application
materials, subject to the following conditions:
Walker -Three Lot Subdivision
• Coddington Road
Tax Parcel No. 47 -2 -6.2
Town of Ithaca Planning Board
September 16, 1997
Page 2
a. Submission of one original or mylar cope of the plat to be recorded and three dark line prints. for
signature by the Planning Board Chair, and
b, within six months of this approval. the 16.6 -/- acre parcel conveyed to the City of Ithaca as
shown on the Final Plat for the Walker - Three lot Subdivision. shall be consolidated with the
City of Ithaca's Six Mile Creek Watershed property, Tax Parcel 55-1 -1, and evidence satisfactory
to the Town Planner, that the Tompkins County Division of Assessment has accomplished such
consolidation to be delivered to the TovvNn Planner;
AND BE IT FURTHER RESOLVED:
That the Planning Board hereby waives the requirement for any park land reservation or payment of a fee in lieu
of such land dedication, having determined from the materials presented that a proper case does not exist for
requiring that a park or parks be suitably located as part of the proposed plat, and 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.
AYES - Wilcox, Hoffmann, Finch, Ainslie, Kenerson
NAYS - None.
The MOTION was declared to be carried unanimously.
Karen McGuire, Secretary, Town of Ithaca.
0
;( r
inistratjye Secretary.
•
PLC'^ =CLF. V: SECT =ON 3 S . P��LI?�;VA�`r S J3D ='i =S =ON PLA^_' C �C�_,2n I'
�j�_n_ WAtLKF,- INzLLL Li- S v
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N/a NCT A? ?L =C .3 E
COND
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comppete.
Cale__ ^_dar
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1 ✓
2
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A.
One Devel come.`. Review Escr.=w and Ea=:{
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Pairment of re_v ew
Deposit o= escrow.
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(See
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as to wh_c to
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as to wh_c to
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6. NN Estimate o= costs e= site improver e- =s (excluc_-5 cos= c. la.d
ac :u_s_ci on a.d pro =ess_ona_ .ees' to 'ce pr °_p Bred
by a li ce.sed professional enc_ -eer .
7• .� Four full s_ze dar'. { -:.'. Pr =.`= c. t:_e pre =im_.�ar_� pea= a 2�
copies of all 5:�e_ts C= C":= pr °_
reduced copies to Ice no larcer =:�a.n 111 1:v 17") w__h t : -=
1'.^. 1Cw.nc Znforma_icn.
a. V.� v Map S.ow_ ^c �__e c� -s
... ./
L /
_s w_ c. °r
Ti....-_s .s
CK ... ._ - s L.. ♦_.�... / 1 NG r a �_
c G_
f==7: Wide h � _NG -r CC
use in C�mmcn i_% re�_ce- �;- _�e �_c'�..-r_�_ _ s__ >>
C. Cer�� -d. la'rOU C= a no
- - - _
•
Preliminart Subdivision Plat C�*ec't? ist 2
d. Conk. .^wu� inze. %a_s , �. .�..
77 6,11 1
w.�,r L: .�. C. - _:� : :, �.- nci. 1ltv�= .. «...__ ... .`IC
mc_°_ tna. __Te ___- wn_-
ce: z en
�•, r•._ pr_'�._ yr. -���` ..... _ _ _ _ _ _ __% - .e_
/ structures,
.. ✓ Otre_ s =cam__ =_Ca. t st.uct_ -s �_t ____ arc: imr,e�- - - = -_r
adjacent to a =.' {S
wetla P r ds, c__t_cal -_-
s_gn_JCica -t
g D'_=eCLiOi. C_ -_CHI C= all va =a= c.L sus. Ca_c__ __Cn C_
d_ainace arI_a s.
e teeing
or a=uttinc tee tact.
r. Location a.d deSC=iption O. a._ section li.e COr '_e =s a. * •
governmen^ - 5.:. _.% mcn�.;Le'ts i' C_ near the SL• d_'i,S_Cr
t at least c.e e= wrier the s :^d_-r_s_ar_ s '__ re
re.erenCeC =11 true ccurses a. C C_S:a^c °_s .
Location, P_a ie, and dLZle .SiOnS O each exi St_.0 PicrinwaV
and alley a d each. utilint, d_a__ ^_age, Or s- 4Mila= easer:ert
within, a.^,L'tti.C, or in t .e liu: °C:at °_ V�C1nat'_v G= tale
proposed su.divsicn.
Natural feat'+ = °S Wit.._n and 1TiiReC_ate'_V adj3Ce := t0 t ; °_
propOSed Su=.G_TI_�_on, i_nc_uG_nC C=a:naCe Cn.= e'_s, !:Od_es
c` wale=, wcc(ied areas, and c` e_ s_g "rl
Ident i f i cat i c of areas s-: b7 ect to floc *_n5 as i.dica"
on E:UJ'"� t' IOC* Boundary Ma_ s , Wet l ands Ma_�s .
vi W_dtn at bu____ng l_ == c_ lcr_s located on a cl, o=
r Having III or, - ✓ara_:e_
D_ani i:?C FSCar .
1. V Ala es and aC^ = °_SS °_S of Cw'= -3 cf C==c-2.s
crocased
R. 1 Names C=
SL' diV:S_O'
O . �� Key map, w'.e. _. me r t a t C _e j -e=- ~4 S Zoe qu -L - ed - =n =__-
�_a_.
•
Subd'_vis? oa Plat Clieck ist
c V Name c= � 13 �_e= a == = - = -c =- e"' ° - °_ 1a
1a-c=cace a,c-- _=ec =, c= c=: ^e= _ce_scr_
NG ^e J\ a te_ a''-...._ °_ss ._J C_
t. VII Ma. Scale i� ca= an.c -__ -_ _
/cc.___ .
U. V Daze Of =, a- a =d an v;
v Names c= tow:_, ccL ^c : , a-_ s=a
e`ce and cr_=- - --- -=
s;c-:a_ = =es an d se -s, s - -� -- be w= - - - - -- _ e ccrcer
3
ARTICLE VI, SECTION 3.7_. FINAL _SUBDIVISION PLAT CHECKLIST
• PRCjECT NAzv
� ITEM S�bMiTTED
W WA7 :":D
N A NCT APPLIC_ 7Z
CCND CCN 'I?' =^.`d C= A_
The items
listed below, unless
waved by the P_an_._rc
n the Cf=_ce
t e 7c W'
Cr T �n P:
= ne_ s ce=
cf _ ____
_
-- -_
--
app i ca =icn
=_= a f,na_ ss:cr_
a_ _ova=
is deeTec ccmz.e ==
• �__ -_ _
mat_=,a_s
shall
be file a= leas= 3C ca_3 near d iS
Bca_d m etine
ac which
-n�r.r a_ r,-ra_ is
pre;_.::
1
l ete r• net Ceve_ccmer' Re _w n_cc
Comp � and S__ r.,_
•
_ �G _...r
_ __ _
, __
_
2.
Deve I.ccme Re v e. rov
Z scow Agre. e. mee
and :ac:{u
_
.v=..
(i= recuirec�
3 . Pa :::en= of review fees .
?• �� Depcsit of escrow.
05
_ If reCl:ired because not. SL'bm_tte With prelim_na='i c;a= aprprov=
or substantial modifications have occurred since preli min a_,r
plat approval, one ful y coin_ ? ete anc s:c- ec Sher=
Er_vironmental Assessment For n, Part I or Lor_c
Enviror_menta'_ Assessment For-n, 7 art I (_� ?_�) (gee Tow- P', lanner
as to which to submit.)
5 . / Owner' S Certificate : A Certificate signed by the crier (S) to
the effect that he /t hey own the land, tha=t he caused t__= lane to
be surveved and d_'r.ded, and that he makes the deC_Caticns
/ indicated on the plat.
71 V Surveyor' s Certificate . A certi =ica=e s.-cred and se _e_ by a
r Ster °_C land S �='T °?tC: to !:° e =f Cna= (1� t�"e o `
represents a survey mace by him, (2) the piat is a correc=
reL'reSe ntdti0I2 O` all e. {teri Or bOUncaries Of the land S :rVe'i =d
aind file Su.^.C_V1S_Cr_ of i=, (3) all T:CnL:: ten =S in .._ ==C on
plat actually exist and their loca =l On, S_Ze and ma`c_ _al ar=
correc_ly ShoWn, and the
- L
and New York State la`eJs rela =i nC t Su:,d V.0 nC an S: r'i /:nC
ha-re beer ccmo? iec =::. ' � -_ _
tha_ Ce C'I.
ar_c the dedications and res= r:C=_or_s S:_C` n cn C= re_erre On
the D1a�.
9 Two C:�'_ °_ �� t 1? Cvun':I ::e31 _�_ar =.::en= a_ r�V__ the - ° - Two =
wa
supply and /or sewage systeM.
Final Subdivision Plat Checklist
2 •
10 Four full size dark -l`= prams o= t e =_na- c_a= a= c 4= redo
co_cias o= a'_1 s'"eets o: tree fina. p ccp_es to be
no larger t:Za n li" by 1711) w=___ t ^e fc._cw_nc
a. , /_c hwa_: and alley ccundary or r= C.- = -c. -°Nara IIne5,
S hCW::.c bCUndar'I, :=- C = -wa:i or easement- wi L_: and
a: v ct her enact taz_c� �eeded _t= 1cca=_nc s'____ lanes
curocses c ease�,en =s.
ce__zer __n s =cwi ng a=.=. of
arcs a... C: cur-ra W= cases c: c�
data. Lengths and d_s=.ances c.a.'_ ce t zhe near_sz
one hundredth an c.es s:1 . ce
hat = m_nuz.e .
Fiighway names .
d. Locaticr, name, and di.<<ens_cr_s Cz each
h,chwa_I and alley and
similar easemen= Within, azutti nc, or
vici ni =v cf the proposed SULCI_-T_c :or_.
e. Exact bCL' ^_dar.t 1_nes 0. t _° tract, 1_Ld_ca bV a
hea-r1r line, giving t e d_menseons to the r_eare_st one
hundredth `foet, angles to t: =e nearest o-ne -hale m_nu_e,
bar `"e tra-rerse seal_ be
and a� least one e inc; �..� �
balanced and closed with an error of closure trot to
exceed one to two thousand; the type of closure shall
be noted.
f. Location and description e al: section line corners
and government surrey mcr_uments in or nea- t: =e
subdiv =sior_, to at least ore o= whic h the subd_v;s_cr:
Shall be referenced by true courses and dis a=. ces .
c. Logan cn cf pro_certy by legal description, including
areas ye y V..._. re ee Source i 7
a_ as ac_ s c_ :u a_ f__=. Source c= z __
including deed record bock and pace numbers.
h. �_ Name and address of a'_1 owners c: the pr ,c_ =_-v and
name and address of a.l pe =seas who have a^
in the prooerzy, such as easeme,:zs or
i. Name (s) an address (es) c= the subdivide= (s,
/ suba,-T,der,$) is (are) no: the owners)
j . ✓ Accura.e 1cca =? cr_S and descr_p =_ -s c_ a_=
mcnumenzs.
k. Accurate outlines and descrip:L :rs o: an, area= cc be
ded_cared o= reserved :-: .uc.__ use or
with the purpCSes ind_c to b?
re Serve^_ by cee= Cc'ze_^- :__- _ _ cCM%:Cr use= C= a1'
prCperz.r cw ^ors � n t.ze Surdj.'I_s :ol'i.
s__.oac k 11.:e... w__._ a I
•
•
Final Subdivision Plat Checklist 3
MI / LOC I.j.::� =5 , L'1 ? v d_mens_ ore^,, w�' leI'cZ:iJ
• _ Y
nearest ene- hundredth foct and ancies or bea_: ^_cs to
the nearest cn hai_ m__ ^.L'C_. -
n. W_dtn at u_.CI_C Iln4w C. _'.L_ CC3 = °_O 0- a
having no- ara;i s_de __ -es dn=_
Pia: nine 3card.
J and a^ sses o= cwners c: a_i carce_s =_nc
0. Names - _
n._ Names o= re coded subdiv_s_crs a�L
surc_'r_s,:,- .
C _ T::e cc:t_ are --''-c_rsr cc - >>
G _(a L. e � S are - � i =_ r=c C
Key map
crese -t plat.
S. V'_t ma= S._Cw_nC
J
�rocer�y, 1" =_000' or
t. Name of s �Jc_- :_s_o -, wh =c- s=.aii nct du_ i__� == t__=
name 0= any cr:.n_er sulzaly =5_c- in the ccolunLy.
U, and f- 11� ec- er _ �n .yrv='V1 Y
• Name a__� s�.__ c. t___ r _s`_ _ s _ � _ J�_ c_
encineer who prep ar=d the t'3c=ra_oh4 c in_o=at i or_ .
Date CZ surrey.
v. Name aid sea_ o rec;stereed ianed surveyor Who mace t °_
boundary surrey. Date of survey.
W. Name (s) and address (es) cf the owners)
X, W Map scale (Z " =50' cr 1 " =,00') in Bar For- anc nor=
point .
y. Date of p? at an C any acci_cabie re%r- s4 or. dates .
z . ✓ Name of tcw-:, county a -d s =ate .
a t:_- s _e= c-e 1'ncn fr= c _e
Zef= edc= and ore - -_ai= i -_c.^ fr =m each c= the c= her
e .Ices; a_ _ _.:_ _o__, _ - -_- _ -c a_i
-
c0r d..
trte ia.npc :.n z n=
• C1 One or1C.._._,_ or
i1. Cenci=_ca=ior_ s_cn_d
c;a_ cr ace ^c c=
pia ',Jas
.; 4::�
Final Subdivision Plat Checklist 4
SECTION 38. IMPRO �� » Nr PLANS ANN RMATED INFORMATION •
1. 7Vher °_ improvements ar °_ r °_r"' r Sd a =
pr
f - c ccsec sued_ r_s:cn, t ==
follow_:ie documents shall be subm_��ed co the Plan_._ c De ^arc ienc .
M
Mon
g 11
IA
\9
� I
i
ZC.r wa = °_r 1 j
includinc loca`_or_s and descr_: s o7 mans, valves, hydra-cs
appurtenances, eta
De=a_1ed cors`ruc=icr_ p=ins, : =Lies, and
Sai^_taL'y sewers and St�rR draL__ =c- S
1cca�icr_s and de_cr__ �_c-s c= c: es, ma_ :1c_es
I d
and other Facil_c_es.
H'_gHwa:r
pav:.nc
p'
ans
and
The estimated cost C.
Grad_nc and fillitc,
Culverts, Swale a .d OZ her St .ril
Sanitary sewers,
Wa: _
'�
� lines, va_Tres an
Paving, curbs, gutters
Any other improvemenrs
Regulations.
The plan and profile
subdivision, with grade
horizontal, and 1" S'
sne°_ts . Profiles s:_al
highway or alley along t
the sidewalks, if any."
:'_aname:
L re L�% ~r�• L
and sidewalks,
recurred bzr Tower. of I .haca Subd_v_s _o
o� each propose' h4 ghwawvr ,n
indicated, drawn to a scale of 1" So'
vertical, on standard plan a_ ^_C pros a
S =w acCurate1v the
j
he highway Center line and lccation Of
•
•
ADOPTED RESOLliTION:
•
Preliminary Subdivision approval,
Subdivision of Tax Parcel No. 35-1 -7.2
Town of Ithaca Planning Board,
September 16, 1997
MOTION by Eva Hoffmann, seconded by Robert Kenerson:
WHEREAS:
1. This action is Consideration of Preliminary Subdivision approval for the proposed subdivision of Town
of Ithaca Tax Parcel Rio. 35 -1 -7?. 63 acres in size and located approximately 1.000 feet east of
Elmira Rd..4NYS Rte 13/3-1.96 and extending southerl% from Lick Brook to the Town of _Newfield. into
two lots. +/- 26.81 ac. and —/- 36.41 ac. in size respectively. with the _'6.81 acre parcel to be
conveyed to Cornell University as a Natural area. LI -Light Industrial District and Residence District R-
30. John B. Babcock. Owner; Nancy L. Ostman. applicant, and
2. The Plannina. Board, at a Public Hearing held on September 16, 1997, has reviewed and accepted as
adequate the Short Environmental assessment Form Part I prepared by the applicant. a Part II prepared
by the Town Planning staff. a subdivision plat entitled "Survey 'Map Showin, Portion of Lands of John
B. Babcock. Town of Ithaca. Tompkins County. New York" prepared by .Alen T. Fulkerson. L.S.. dated
February 12, 1997, and other application materials. and
•3. This is an Unlisted Action for which the Town of Ithaca Plannin, Board. acting as lead agencv in
environmental review with respect to Subdivision approval. has. on September 16. 1997. -made a
negative determination of environmental significance.
NOW, THEREFORE, BE IT RESOLVED:
1. That the Town of Ithaca Planning Board 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 b�. the Town Board.
2. That the Planning Board hereby grants Preliminary Subdivision Approval for the proposed subdivision
of Town of Ithaca Tax Parcel Flo. 35-1 - 7?. -!- 63.22 acres in size and located approximately 1.000 feet east
of Elmira Rd. /NYS Rte 13/34/96 and extendinJ southerly from Lick Brook to the Town of Newfield.
into two lots. +/- 26.81 ac. and = 36.41 ac. in size respectively, with the +/- 26.81 acre parcel to be
conveyed to Cornell University as a Natural area. as shown on the survey map entitled "Survey Map
Showing Portion of Lands of John B. Babcock. Town of Ithaca. Tompkins County, New York" prepared
by Allen T. Fulkerson. L.S., dated February 1.1 1997. and other application materials. subject to the
following conditions to be met prior to Final Subdivision approval:
• a. the Granting of any required variances b% the Zoning Board of Appeals;
b. unless the easement set forth in condition c (see below) can be legally extended across the
Lehiggh Valley right- of -�vay. the subdivision map shall be revised to reference the 40 foot wide
right- of -way proposed to extend southward and parallel to the existing railroad grade to the
*ADOPTED RESOLUTION:
Preliminary Subdivision Approval,
Subdivision of Tax Parcel No. 354 -7.2
Town of Ithaca Planning Board,
September 16. 199:
intersection of the existing right -of - «.av across the Ehrhart Propane Gas property. as described
in the letter From John Babcock dated September 8. 1997.
C. Receipt of an easement from Thomas Oyer�augh along the northerlyy line of his property as
described on the map entitled "Preliminary.- Subdivision 1Vlap Showing a Portion of Lands of John
Butler Babcock` dated September 19SO and amended June 4. 199 =. to run from Routes 13 34
easterly to the former Lehigh Valley Railroad. no\,y Conrail. railroad right -of -wax. said easement
intended to ultimatel%- intersect with the right -of -way ninning northerly along the east side of the
railroad right -of -way referred to in condition '" b" above:
d. review and approval by the Town _ norne... of any restrictive covenants and easements or rights
of way required as part of this subdi% ision, are to ensure that the use of the property shall be
limited to passive educational and recreational purposes.
e. since access to the property- is not presently assured. no further subdivision shall be permitted nor
shall any building permit be issued for any construction until full legal and physical access for
. emergency vehicles is available: and such limitations are to be noted on the final plat.
AYES - Wilcox, Hoffmann, Kenerson. Finch, Ainslie.
NAYS - None.
The MOTION was declared to be carried unanimousl % -.
•
Ithaca.
Mart/ ryant.
ntstrattve/6ecretary.
ADOPTED RESOLUTION: SEQR: Preliminary Subdivision Approval,
• Subdivision of Tax Parcel No. 354-7.2
Town of Ithaca Planning Board,
September 16, 1997
MOTION by Herbert Finch, seconded by James Ainslie:
WHEREAS:
1. This action is Consideration of Preliminary Subdivision Approval for the proposed subdivision of Town
of Ithaca Tax Parcel No. 35- 1 -7.2, +/- 63.22 acres in size and located approximately 1.000 feet east of
Elmira Rd./NYS Rte 13/34/96 and extending southerly from Lick Brook to the Town of Newfield, into
two lots, +/- 26.81 ac. and +/- 36.41 ac. in size respectively, with the +/- 26.81 acre parcel to be
conveyed to Cornell University as a Natural Area. LI -Light Industrial District and Residence District R-
30. John B. Babcock. Owner; Nancv L. Ostman. Applicant,
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to
act as Lead Agency in environmental review with respect to Subdivision Approval, and
3. The Planning Board, on September 16, 1997. has reviewed and accepted as adequate the Short
Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town
Planning staff, a subdivision plat entitled "Survey �1ap Showing Portion of Lands of John B. Babcock,
• Town of Ithaca, Tompkins County, New York" prepared by Allen T. Fulkerson, L.S., dated February 12,
1997, and other application materials.
NOW, THEREFORE, BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance
in accordance with the New York State Environmental Quality Review Act for the above referenced action as
proposed and, therefore, neither a Long Environmental Assessment Form, nor an Environmental Impact
Statement will be required.
AYES - Wilcox, Hoffman, Finch, Ainslie, Kenerson.
NAYS - None.
The MOTION was declared to be carried unanimously.
xaren McCJuire, Secretary, Town of Ithaca.
•
ivlary BrvantVAdminis otive Secretary.
•
•
•
AZ7^.(ML V= SEC' 10 N 35 D zEIru =NARY SU?D 'T S.ON PI:�,_' C:
Un_e_O �C -
be=ers an a=P_i cac,�n
C:�C� a-� Ts.ec? ma= er,a -C s_-: iJ: a. = 3L S� --- %
ca_enda_ days pr_o_ L.o __ ^_C _Carr R=e__ C a=z W'__.- ___7:.
a= 1proLa_ is r Uestet.
• n
One c':✓mrle =ed and S_-n °_d L °_' -_
2 . X
One a.G Ba ::{- -
J - `
3, W Pavvment Of be Pa
a - -�= Deposit C= escrow.
5 . X Cne fu11 v com--lete
Form, Part, I (S 7A.
Pars I (LE =) (S
or Lcr_c En -i_renme.tal Assessmne For- ,
ee Tcwr_ PIan.er as tc w__ ^__c:. to swim_= )
6. Estimate C= COSts C= site 1 IDr=veme. ^-Cs (=X^Iud_'C CCS= C= lane
acqu_sitior. ant : rofess_cna= zees, to I:e cre area
Cy a lice ^set pry= essior_al enc_neer .
Four full size d'3_'. { -1
rz uceC CClc_e5 C= all S .ests C= p? 3m (L_ ^_e
=_es t ce no larger t an 111, by 1711 WL:: L C =e
J
a. X V_c____ =y Ma: sncw cca=icn c` t e
P =Per 1 " =, �r,C,
b . %(
L'_CC.{ ._--":_ °__ i _ Na -i an= _S, I_ C
f ».- W_d= .r_ .•Na -/ ._J -.._ -Na -%' areas L_J C
U=: _ S__eS
-
W_ _ - C:_T._._S _ �_J
W
= Waz�_�
C. /�/ /%; General
131^i�_
C_ �neT=
Se=
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A39L=
a--=
C_k3__
-
_
Un_e_O �C -
be=ers an a=P_i cac,�n
C:�C� a-� Ts.ec? ma= er,a -C s_-: iJ: a. = 3L S� --- %
ca_enda_ days pr_o_ L.o __ ^_C _Carr R=e__ C a=z W'__.- ___7:.
a= 1proLa_ is r Uestet.
• n
One c':✓mrle =ed and S_-n °_d L °_' -_
2 . X
One a.G Ba ::{- -
J - `
3, W Pavvment Of be Pa
a - -�= Deposit C= escrow.
5 . X Cne fu11 v com--lete
Form, Part, I (S 7A.
Pars I (LE =) (S
or Lcr_c En -i_renme.tal Assessmne For- ,
ee Tcwr_ PIan.er as tc w__ ^__c:. to swim_= )
6. Estimate C= COSts C= site 1 IDr=veme. ^-Cs (=X^Iud_'C CCS= C= lane
acqu_sitior. ant : rofess_cna= zees, to I:e cre area
Cy a lice ^set pry= essior_al enc_neer .
Four full size d'3_'. { -1
rz uceC CClc_e5 C= all S .ests C= p? 3m (L_ ^_e
=_es t ce no larger t an 111, by 1711 WL:: L C =e
J
a. X V_c____ =y Ma: sncw cca=icn c` t e
P =Per 1 " =, �r,C,
b . %(
L'_CC.{ ._--":_ °__ i _ Na -i an= _S, I_ C
f ».- W_d= .r_ .•Na -/ ._J -.._ -Na -%' areas L_J C
U=: _ S__eS
-
W_ _ - C:_T._._S _ �_J
C. /�/ /%; General
131^i�_
C_ �neT=
Se=
n
a--=
-
_
ri.Ti C 5
.
r�
P_ °liminarj
Subdivision
Plat
°
Checklist
-ce
-
- -r
=_ -
- -r
-=
-
--_-
�-c
_..•.i.`c_e_e'
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ads
C�r.tc r i .te
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z. X Ot =er s- c�-= _c= - -= s=='ac =s w:t -= - a: i.<<med_a__ v
adjacent -tC t e = r:pcsed z=(a_ %.s. =r_ i rc_ac_ rC ' ar.tJ
we.la= d , cr _t _c ='_ e =- I r:,r.:,er =�_ _reas, a rC ct ==-
`_ ca__t 4�-'eat•ares .
5• D'_reC_�C%
C' c_ a_! :va_e_ C�LrJ =_ Ca_^_ __- __^i1 O_
drai _ace area aZove pcirt e= ert_.T nor eac water cc trSe _
e n ter_rc or aZv� ttirc the trac` .
h. 'L,OCa.icr and de c= al_ ' Se ^� c 1 1_ne COrer d •
coverilme rt SGrV_ :i mcnr lMke::t_ ___ or rear t t °_ SL ^G.- T =SiC^
_,
tc a. leas= cre c= w�_c" tsole S:.;;d_-T =s_or_ s all be
re_ °_rcrCeG .�,V tra °_ C^.L•rseS arc C_J_arce
or , P_ame a_ ^_G d =Me :s;cns a e ch east_ .c :__cnwa.T
and all e:T a= eaCn uti 1 i`_T d = a -nGc`, Or S_!il= lar eaSaTle _
w'_th_�, cr i r t_ iml..ed__t_ v. -_ - -'i tv c= the
proposed suZdiviSicr.
j. �_ Na tu r a Z eatur_S w tn a= c immea_a v adjacent to t ==
prCCOSZG S C_ T_s _Cr Gr3_raCS c_:a_^_= els, bCG_es
c= water, wccded area-, a :. 0 r s_cr_ =_caa featares.
Ide =nti=ication c_ areas S�b4ecc tc f1ocd_rc as irdica`e^
ca F7= Flocd cu= elary Ma s, J wet l - __..., Ma;;S .
k. A iw_dtlh at bu_ 1_cca__d on a c=.= or
c?avIng r_cr_ -i arallel S_ -c ? t_ --
P:a=n irc Bcar d - -
• �_ 1V ames and adrdres_CJ of cwr--J
crJDCSed S��d_VaS_Cr. -
M. NamLes C= recc.d=
r_. COND rtes =ric =_ re cc- %_-ate __ •
O x Kev maz, Wiser me r°_ t =wt C j
;,_3t . - -
AIR'^ =C:Ja V'_ S'ECT'_ON 3 5 D?�� �T'1 =N A.Ry SuBD= T_S_ON PLAT C .:C3
L _ _
be=,r= a-
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ca:enCar
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ZO
fzr a a_'-_ _lra_
T`�ese ma_eria_c s:_ = -- be L, _e_ N____ �_ 1_�sc `:__.•__r (3 _;
CaVs cr"_cr _ _______rc =Ca__ ilr�__ „` wn..=. _
is requested.
1. 3
Cr 'J
e Cmr _?_e a�^. S__ L�J__ - .lte'_ ��. _�rN V __ __`.. __.
v
2. X one __sCr `d r_r
It
y a
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041, vl, Deposit of escrow.
5 . X
or= full v C: r"L4= 'eZed a'c S- °_^. .�' :Cr= En•i _rorTe...a_ ASSesSmke rC
Form, Part I (SEA.F or LCr_c En rcrmeaaI ASSessm.4enc = or t,
par- I (L= =) (c ° -e Tow:_ P:an-_r as to wh. tc s m_= . )
•
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inprcvs�eres
(excluC_nc
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_
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CONn
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s_te
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be=,r= a-
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is requested.
1. 3
Cr 'J
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v
2. X one __sCr `d r_r
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5 . X
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Form, Part I (SEA.F or LCr_c En rcrmeaaI ASSessm.4enc = or t,
par- I (L= =) (c ° -e Tow:_ P:an-_r as to wh. tc s m_= . )
•
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inprcvs�eres
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is requested.
1. 3
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5 . X
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•
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inprcvs�eres
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ADOPTED RESOLUTION: Balcom/Pearson Subdivision Approval of 8/6/97
Modification of Conditions:
1035 Hanshaw Road
Planning Board, September 16, 1997
IMOTION by Herbert Finch, seconded by Robert Kenerson:
WHEREAS:
1. Preliminary and Final Subdivision approval was granted on August 6, 1996 for the subdivision of 0.41
+/- acre from Town of Ithaca Tax Parcel No. 71 -7 -6, 1.1 +/- acres in size, located at 1035 Hanshaw Road
for consolidation with Town of Ithaca Tax Parcel No. 71 -7 -20. located at 313 Roat Street. Residence
District R -15, conditioned, in part, upon condition 2.a "within six months of this approval, conveyance
of Lot B to the owners of Tax Parcel No. 71 -7 -20 and submission of the deed and a copy of the
consolidation request to be provided to the Town Planner," and
2. This condition was modified on January 21. 1997 "to extend the time period, during which the deed and
consolidation request must be filed with Tompkins County and proof of such submitted to the Director
of Planning, from six months to one year following the date of final subdivision approval, and
3. This subdivision was classified as 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 July 9,
• 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
4. A contract for sale of the remaining lands of Tax Parcel No. 71 -7 -6 (Parcel A on "Survey Map. No. 1035
Hanshaw Road, Town of Ithaca, Tompkins County, New York "; prepared by Allen T. Fulkerson, P.L.S.
and amended June 10, 1996) has not come to closing, and
5. The agent, Robert Shaw, has requested an additional one year extension for meeting condition 2.a, to
enable either:
a) the granting of a release from the mortgage for the part of the subdivision know as parcel B; or
b) a new contract for sale of the remaining lands of Tax Parcel No. 71 -7 -6 to be approved.
NOW, THEREFORE, BE IT RESOLVED.
That the Town of Ithaca Planning Board hereby approves the following modification to the conditions
set forth in the resolution of August 6, 1996 granting Preliminary and Final Subdivision Approval to the
• "Balcom/Pearson Two -lot Subdivision
U
• ADOPTED RESOLUTION:
•
•
Balcom/Pearson Subdivision Approval of 8/6/97
Modification of Conditions:
1035 Hanshaw Road
Planning Board, September 16,1997
1. Condition 2.a is hereby modified to extend the time period, during which the deed and
consolidation request must be filed with Tompkins County and proof of such submitted to the
Director of Planning, from one year to two years following the date of final subdivision approval.
AYES - Wilcox, Hoffman, Finch. Kenerson, Ainslie.
NAYS - None.
The MOTION was declared to be carried unanimously.
(FB.ENAbtEP 13plan'.devrev� BALCOM3.res
54
Mazy BryanyAdministratw" e Secretary.