HomeMy WebLinkAboutPB Minutes 2019-10-15TOWN OFITHACA PLANNIN(J) BOARD
Shirley A. Raffensperger Board R00m, Town Hall
215 North,rioga street
Ithaca, New York 14850
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AGENDA
7: 00 11, M SEQR Determination: Levin e / tAchtinami Subdivision, 662, 670, 672 an(] 674
Coddington Road.
7:00 P.M. PUBLIC HERINC.: Consideration off'refinnnary and Hnal, Subdivision Approval for
the proposed SUbdivision and consolidation at 662,670,672 and 674 (:'ooldington Road,
Town of Ithaca Tax Parcel No.'s 49.-1-15,49.-1-17.2,49.-1-17.3 and 49.-1-17.4, Low,
Density Residential Zone, The proposal involves subdividing 1,227 +/-acres (Parcel 13)
fron)Tax Parcel No. 49.-1-17.2 (Lichimann), which will be consolidated Nvith,rax Parcel
No, 49,-1-17.3, (Levine), The proposal also involves subdividing 0.735 +/- acres (Parcel,
Q from Tax Parcel No. 49,-1-17.4 (Levine), which will be comimflidated; with as 2,945 +/_
acre portion (Parcel A) orrax Parcel 49.-1-17.2 and'Tax Parcel No. 49,-1-15
J.,ichu-narin). The proJect will create a 4.6 +/- acre lot tat' 662 Coddington Road
(1-ichnnatin) and as 3.3 +/- acre lot for 672 Coddington Road ( Levine). The project will
not create any new lots, Kurt Lichtmann and F'ric S. & Aline E'. Levine,
Owners/Applicants,
Persons to be heard
4. Approval ol'Minutes: October 1, 2019
Other 13L!Silnes
6. Adjournment
SUsan Ritter
Director ol'Planning
273-1747'
NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE'ro ATTEND, PLEASE NOTIFY
SANDY POLCE AT 273-1747 or
(A quorum of four (4) members is, necessary to conduct Planning Board business.)
Accessing Meeting Materials Online
Site Plan and Subdivision applications and associated project materials are accessible electronically on, theTown's
website under "Planning Board" on the "Nieeting Agendas" page
TOWN OF ITHACA PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
Tuesday, October 15, 2019
By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that a Public Hearing
will be held by the Planning Board of the Town of Ithaca on Tuesday, October 15, 2019, at 215 North Tioga
Street, Ithaca, N.Y., at the following time and on the following matter:
7:00 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision
and consolidation at 662, 670, 672 and 674 Coddington Road, Town of Ithaca Tax Parcel
No.'s 49.4-15, 49.-1-17.2, 49.-1-17.3 and 49.-1-17.4, Low Density Residential Zone. The
proposal involves subdividing 1.227 +/- acres (Parcel B) from Tax Parcel No. 49.-1-17.2
(Lichtmann), which will be consolidated with Tax Parcel No. 49.4-17.3 (Levine). The
proposal also involves subdividing 0.735 +/- acres (Parcel C) from Tax Parcel No. 49.-1-
17.4 (Levine), which will be consolidated with a 2.945 +/- acre portion (Parcel A) of Tax
Parcel 49.-1-17.2 and Tax Parcel No. 49.4-15 (Lichtmann). The project will create a 4.6 +/-
acre lot at 662 Coddington Road (Lichtmann) and a 3.3 +/- acre lot for 672 Coddington
Road (Levine). The project will not create any new lots. Kurt Lichtmann and Eric S. &
Anne E. Levine, Owners/Applicants.
Said Planning Board will at said time 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 impairments, 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 hearing.
Susan Ritter
Director of PIanning
273-1747
Dated: Monday, October 7, 2019
Publish: Wednesday, October 9, 2019
TOWN OF ITHACA
AFFIDAVIT OF POSTING AND PUBLICATION
I, Sandra Polce, being duly sworn, depose and say that I am a Senior Typist 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 the Town of Ithaca
Town Hall, 215 North Tioga Street, Ithaca, New York on Tuesday, _October 15. 2019
commencing at 7:00 P.M., as per attached.
Location of Sign Board used for Posting: Town Clerk Sign Board -- 215 North Tioga Street.
Date of Posting: October 7, 2019
Date of Publication: October 9, 2019
Sandra Polce, Senior Typist
Town of Ithaca
STATE OF NEW YORK) SS:
COUNTY OF TOMPKINS)
Sworn to and subscribed before me this 91h day of October 2019.
&otdry Public
`U EDRAH KELLEY
_ Notaryl5ijAc, State of New York
No. _D1 KE6025073
QUalified.in Schuyler County
a3
�- CommissionExpires May 17, 20_
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IRON!
TOWN OF ITHACA PLANNING BOARD
Tuesday, October 15, 2019
Minutes
Planning Board Members: Fred Wilcox, Cindy Kaufman, John Beach, Jennifer Karius, Joseph
Hafeli, and Yvonne Fogarty Absent: Liebe Meier -Swain
Town Staff: Chris Balestra, Planner; Bruce Bates, Dir. Code Enforcement; Susan Brock,
Attorney; Paulette Rosa, Town Clerk
Call to Order
Mr. Wilcox called the meeting to order at 7:02 PM
Item 1 Consideration of Preliminary and Final Subdivision Approval for the proposed
subdivision and consolidation at 662, 670, 672 and 674 Coddington Road, Town of Ithaca Tax Parcel
No.'s 49.-1-15, 49.-1-17.2, 49.-1-17.3 and 49.-1-17.4, Low Density Residential Zone. The proposal
involves subdividing 1.227 +/- acres (Parcel B) from Tax Parcel No. 49.-1-17.2 (Lichtmann), which
will be consolidated with Tax Parcel No. 49.-1-17.3 (Levine). The proposal also involves subdividing
0.735 +/- acres (Parcel C) from Tax Parcel No. 49.-1-17.4 (Levine), which will be consolidated with
a 2.945 +/- acre portion (Parcel A) of Tax Parcel 49.-1-17.2 and Tax Parcel No. 49.-1-15 (Lichtmann).
The project will create a 4.6 +/- acre lot at 662 Coddington Road (Lichtmann) and a 3.3 +/- acre lot
for 672 Coddington Road (Levine). The project will not create any new lots. Kurt Lichtmann and
Eric S. & Anne E. Levine, Owners/Applicants.
SEQR
Mr. Levine was present to answer any questions and gave an overview of the subdivision.
Mr. Levine explained that he lives at 602 Coddington Rd and he just bought 674 Coddington Rd,
which is vacant land with a barn on it. Mr. Lichtmann is interested in swapping a little piece of that
parcel for a piece of his parcel at 662 Coddington Rd.
This swap will help square off Mr. Lichtmann's property and give me property next door to mine. It
seems complicated, bit it is a pretty straight forward subdivision of portions and transfer of ownership
once the subdivision is approved.
The Board discussed the Tompkins County process for parcel consolidation and subdivision and the
actual tax parcel maps do not come out until March each year.
Ms. Brock opined that the status of any consolidation is fine as this board is using street addresses
and tax parcel numbers which makes it is very clear what properties are under discussion.
Mr. Wilcox noted that there is a boundary line agreement noted on the survey map and we have in
the past had conflicting boundary lines on surveys.
PB Minutes 2019-10-15 (Approved 12-17) Pg. 1
Ms. Brock noted that the agreement is relatively recent, and she felt comfortable with the notation
regarding the agreement.
PB RESOLUTION 2019-031: SEQR
Preliminary and Final Subdivision Approval
Levine/Lichtmann Subdivision
662, 670, 672, 674 Coddington Road
Tax Parcel No.'s 49.4-15, 49.4-17.2, 49.4-17.3, 49-1-17.4
Town of Ithaca Planning Board, October 15, 2019
WHEREAS:
This is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision and
consolidation at 662, 670, 672 and 674 Coddington Road, Town of Ithaca Tax Parcel No.'s 49.-1-15,
49.-1-17.2, 49.-1-17.3 and 49.-1-17.4, Low Density Residential Zone. The proposal involves
subdividing 1.227 +/- acres (Parcel B) from Tax Parcel No. 49.-1-17.2 (Lichtmann), which will be
consolidated with Tax Parcel No. 49.-1-17.3 (Levine). The proposal also involves subdividing 0.735
+/- acres (Parcel C) from Tax Parcel No. 49.-1-17.4 (Levine), which will be consolidated with a 2.945
+/- acre portion (Parcel A) of Tax Parcel 49.-1-17.2 and Tax Parcel No. 49.-1-15 (Lichtmann). The
project will create a 4.6 +/- acre lot at 662 Coddington Road (Lichtmann) and a 3.3 +/- acre lot for
672 Coddington Road (Levine). The project will not create any new lots. Kurt Lichtmann and Eric S.
& Anne E. Levine, Owners/Applicants;
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in the
environmental review with respect to the project;
3. The Planning Board on October 15, 2019, has reviewed and accepted as adequate a subdivision map
entitled "Survey Map, Showing Parcel To Be Conveyed And Acquired By Kurt Lichtmann, Located
on Coddington Road, Town of Ithaca, Tompkins County, New York", prepared by T. G. Miller P.C.,
dated 8/20/2019, and other application materials; and
4. 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 Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617
New York State Environmental Quality Review for the above referenced action as proposed, based on the
information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, an
Environmental Impact Statement will not be required.
Moved by Yvonne Fogarty, seconded by Fred Wilcox
Vote: Ayes — Fogarty, Wilcox, Haefeli, Kaufman and Karius
Public Hearing and consideration of adoption
Mr. Wilcox opened the public hearing at 7:08 p.m. There was no one wishing to address the board
and the hearing was closed.
PB Minutes 2019-10-15 (Approved 12-17) Pg. 2
Mr. Wilcox noted that it sounds confusing and Mr. Levine agreed, adding that in written form it
sounds confusing, but it really is simple.
The board had no further questions on the subdivision.
Ms. Balestra made a change to the draft resolution.
PB RESOLUTION 2019-032: Preliminary and Final Subdivision Approval
Levine/Lichtmann Subdivision
662, 670, 672, 674 Coddington Road
Tax Parcel No.'s 49.4-15, 49.4-17.2, 49.4-17.3, 49-1-17.4
Town of Ithaca Planning Board, October 15, 2019
WHEREAS:
This is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision and
consolidation at 662, 670, 672 and 674 Coddington Road, Town of Ithaca Tax Parcel No.'s 49.-1-15,
49.-1-17.2, 49.-1-17.3 and 49.-1-17.4, Low Density Residential Zone. The proposal involves
subdividing 1.227 +/- acres (Parcel B) from Tax Parcel No. 49.-1-17.2 (Lichtmann), which will be
consolidated with Tax Parcel No. 49.-1-17.3 (Levine). The proposal also involves subdividing 0.735
+/- acres (Parcel C) from Tax Parcel No. 49.-1-17.4 (Levine), which will be consolidated with a 2.945
+/- acre portion (Parcel A) of Tax Parcel 49.-1-17.2 and Tax Parcel No. 49.-1-15 (Lichtmann). The
project will create a 4.6 +/- acre lot at 662 Coddington Road (Lichtmann) and a 3.3 +/- acre lot for
672 Coddington Road (Levine). The project will not create any new lots. Kurt Lichtmann and Eric S.
& Anne E. Levine, Owners/Applicants;
6. This is an Unlisted Action for which the Town of Ithaca Planning Board, as lead agency in the
environmental review with respect to the project, has on October 15, 2019, made a negative
determination of environmental significance, after having reviewed and accepted as adequate a Short
Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the
Town Planning staff, and
7. The Planning Board on October 15, 2019, has reviewed and accepted as adequate a subdivision map
entitled "Survey Map, Showing Parcel To Be Conveyed And Acquired By Kurt Lichtmann, Located
on Coddington Road, Town of Ithaca, Tompkins County, New York", prepared by T. G. Miller P.C.,
dated 8/20/2019, and other application materials;
NOW THEREFORE BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and
Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having
determined from the materials presented that such waiver will result in a significant alteration of
neither 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 and consolidation at 662, 670, 672, and 674 Coddington Road, as shown on the survey
map noted in Whereas 93 above, subject to the following conditions:
PB Minutes 2019-10-15 (Approved 12-17) Pg. 3
a. Submission for signing by the Chairperson of the Planning Board of an original and three dark
lined prints of the approved final subdivision plat, prior to filing with the Tompkins County Clerk
Office, and submission of a copy of the receipt of filing to the Town of Ithaca Planning
Department;
b. Within six months of this approval, consolidation of "Parcel B" (portion of Tax Parcel No. 49.-1-
17.2, 670 Coddington Road) with Tax Parcel No. 49.-1-17.3 (672 Coddington Road) and
submission to the Planning Department of a copy of the county consolidation request form; and
c. Within six months of this approval, consolidation of "Parcel U (portion of Tax Parcel No. 49.-1-
17.4, 674 Coddington Road) with a portion of Tax Parcel No. 49.-1-17.2 (670 Coddington Road)
and with Tax Parcel 49.-1-15 (662 Coddington Rd), and submission to the Planning Department
of a copy of the county consolidation request form.
Moved by Yvonne Fogarty, seconded by Fred Wilcox
Vote: ayes — Wilcox, Kaufman, Haefeli, Fogarty and Karius
Item 2 Persons to be Heard
Dave Auble spoke about his concerns regarding the issue of speeding on King Rd W. he said there
are a lot of young children waiting for the bus and he also allows people to park on some vacant land
he owns nearby that catch the bus as well as children from the Montessori Schools and visitors staying
at the hotel and walking to Buttermilk Park.
Mr. Auble said the slope of Danby Rd. has some sight issues and the speeds are not safe. He wanted
to suggest that the town look into piping the ditches and pave it to provide a safer place to walk on
the road.
Mr. Wilcox replied that this is a Town Board issue and Ms. Ritter can convey the comment, but he
would suggest that he go to the Town Board and start the process for a request for a speed reduction.
Item 3 Approval Of Minutes — Pulled
Item 4 Other Business
New Neighborhood Code — Ms. Ritter asked how the board would like to proceed on reviewing and
discussing the new Code.
Some discussion followed with members saying it is very theoretical and so it is hard to conceptualize.
Ms. Kaufman asked when it will be enacted and how does the plan get started?
Ms. Ritter said the vision is that we would have a landowner(s) wanting to develop an area and we
would work with them to implement this. She added that the impetus was the East Hill Plaza area
that Cornell was beginning to discuss major development, but that is now on hold.
PB Minutes 2019-10-15 (Approved 12-17) Pg. 4
We would hope that developer(s) in the areas identified in the Comprehensive Plan where we stated
that we want to see Traditional Neighborhood Development will use this.
Ms. Fogarty asked if they would be required to use this and Ms. Ritter responded that it would depend
on what they want to do, and we would hope that they would consider this.
Ms. Ritter used the example of Cornell and East Hill Plaza. We would work the process through the
Town Board and the Planning Board because it would need a re -zoning and there Would be a
collaborative process to develop a neighborhood plan concept which would turn into the new zoning
and once that new zoning is in place, you would use this Code to develop that area.
This would not be developed all at once, it might take a decade or two, but the concept or vision
would be in place and the zoning adopted. The concept could also evolve.
Ms. Kaufman said that is one of her concerns because you see all these empty store fronts as Our
society and commerce evolves.
Ms. Ritter said experts on commerce would be involved in the development of the vision and you can
identify where commercial may occur, but it may not be built right then, and things may change. You
don't have the pressure to actually build something that may not work in the future, but the ability or
the zoning will be there to allow it. That doesn't exist in our current code.
The Board didn't, feel they had any concrete questions for Mr. Tasman.
Meeting was adJOUrned upon motion and a second at 7:40 p.m.
SUbmitte
Paulette osa, Town Clerk
PB Minutes 2019-10-15 (Approved 12-17) Pg. 5