HomeMy WebLinkAboutPB Minutes 1986-04-01 a 11r
TOWN OF ITHACA PLANNING BOARD •
APRIL 1 , 1986
The Town of Ithaca Planning Board met in regular session on
Tuesday, April 1 , 1986, in Town Hall, 126 East Seneca Street, Ithaca,
New York, at 7 :30 p.m.
PRESENT: Chairman Montgomery May, Virginia Langhans, Carolyn
Grigorov, David Klein, James Baker, Barbara Schultz, Edward
Mazza (arrived late) , Lawrence P. Fabbroni (Town Engineer) ,
John C. Barney (Town Attorney) , Lewis D. Cartee (Town
Building Inspector) , Nancy M. Fuller (Secretary) .
ALSO PRESENT: Town Councilwoman Patricia Leary, John Shepardson, Ed
Tubbs, Vincent Franciamone, Patricia Maybee, James L.
Maybee, Mary Erdman, Paul B. Erdman, Robert A. Drake,
Harold L. Purdy, Donald K. Josselyn, Nansen P.
Josselyn, Ronald B. Knewstub, Sandra L. Knewstub, Jeff
Coleman, Keijo Autio, Millard Brink, Lucille Brink,
Lawrence Hoffman, Gust Freeman, Donald C. Ball, George
W. Dengler, Edward N. Austen, Steven Heslop, Jack
Decker, Bonnie H. Howell, Karl Mount, Ann Gantner,
Eveline Aron, Henry Aron, Victor A. Lazar, Elaine V.
Lazar, Nona Poyer, Richard J. Cunningham, Lawrence G.
r Thayer, Charles Kehler, Helena (?) Snyder, Larry
Phillips, Timothy Ciaschi, Nancy Phillips, Dale
Bartholomew, George Sheldrake, Barbara Bartholomew,
Joan G. Reuning, James A. Ridall, Carol W. Ridall,
Glenn Snyder, Richard B. Batterson, James J. Farrelly,
Paul Jacobs, Linda Jacobs, William F. Albern, Sanford
Reuning, Alan Wood, Linda Loomis, Ken Hughes ( WHCU
News) .
Chairman May declared the meeting duly opened at 7 : 30 p.m. and
accepted for the record the Clerk's Affidavit of Posting and
Publication of the Notice of Public Hearings in Town Hall and the
Ithaca Journal on March 24 , 1986 and March 27, 1986, respectively,
together with the Secretary' s Affidavit of Service by Mail of said
Notice upon the various neighbors of each of the properties under
discussion, as appropriate, upon the Clerk of the Town of Ithaca, upon
the Clerk of the Town of Ulysses, upon the Tompkins County
Commissioner of Planning, and upon each of the applicants and/or
agent, on March 26, 1986 .
DISCUSSION OF A RESOLUTION IN RE QUICK PROPERTY RIGHT-OF--WAY
DEDICATION.
Mr. Fabbroni, referring to the proposed resolution with respect
to the recognition of right-of--way contribution for Park Lane
Extension in lieu of open space dedication for subdivision of lands of
Quick before the Board, stated that this was in connection with the
Park Lane Extension which was much discussed about a year or so ago.
Planning Board 2 April 1, 1986
Mr. Fabbroni described the location of the extension of Park Lane as
it comes from Eastern Heights to Route 79 and how the right of way
goes through the Quick property. Mr. Fabbroni stated that, at that
time, we went to the Quicks and asked for the right of way to do the
project, adding that there were pretty strong assurances that the
grant would be in lieu of open space dedication if there were to be,
someday, a subdivision of their lands. Mr. Fabbroni, commenting that
the Board members may remember his coming to them in the summer and
discussing waiving any future park requirements , stated that they
[Quicks] own a piece of land that might possibly be subdivided into
ten or twelve lots, adding that their land is very near the Town' s
Eastern Heights Park, and further adding that we really do not need
another pocket park nearby that major facility. Mr. Fabbroni stated
that that was one reason why the Board was open to that discussion.
Mr. Fabbroni stated that, as far as the Quicks are concerned, they
have been very cooperative, commenting that they have not gained a
whole lot from this. Mr. Fabbroni noted that they would have quite a
bit of work to do, were they to subdivide, adding that this proposed
resolution does not exactly represent a present delivered at
Christmas, and reiterating that there is quite a bit of work to do on
this road back to their land. Mr. Fabbroni stated that he thought the
proposed resolution was essentially self-explanatory.
Chairman May asked if there were any comments or questions from
the Board. There were none.
MOTION by Mr. Montgomery May, seconded by Mrs . Carolyn Grigorov:
WHEREAS:
1 . Lands owned by Mrs . Barbara P. Quick at 1564 Slaterville Road,
Town of Ithaca Tax Parcel No. 6-56-3-26 .2 , were dedicated to the
Town of Ithaca as a public right-of-way for the extension of Park
Lane.
2. The remaining lands of Mrs. Quick are accessible from this new
road and may in the future be subdivided and developed.
3. Building lots in any subdivision of Mrs. Quick' s property would
be within 1 ,000 feet of a major Town park in Eastern Heights.
4 . Additional parkland will not be needed in this area to serve the
expected population given present zoning densities and
demographic projections.
THEREFORE, IT IS RESOLVED:
1 . That the Town of Ithaca Planning Board consider and hereby does
consider the dedication of the Park Lane Extension right-of-way
as an appropriate contribution in lieu of parkland and shall not
require an additional open space dedication when reviewing any
future subdivision of the above-referenced lands of Quick.
2 . If these lands are subdivided, the Planning Board may require
Planning Board 3 April 1 , 1986
that Mrs. Quick or her successor reserve a 60-foot right-of-way
from the end of any mapped street in said subdivision in order to
provide access to the adjacent property at Town of Ithaca Tax
Parcel No. 6-56-3-25 , Slaterville Road.
There being no further discussion, the Chair called for a vote.
Aye - May, Langhans, Grigorov, Klein, Baker, Schultz.
Nay - None.
The MOTION was declared to be carried unanimously.
PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION
APPROVAL FOR A 3-LOT SUBDIVISION OF LANDS AT 803 CODDINGTON ROAD, TOWN
OF ITHACA TAX PARCEL NO. 6-48-1-14 . 2. SYDNEY AND DORIS GILES, OWNERS;
PATRICIA MAYBEE, AGENT.
Chairman May declared the Public Hearing in the above-noted
matter duly opened at 7:39 p.m. and read aloud from the Notice of
Public Hearings as posted and published and as noted above. Mrs .
Maybee was present.
The following documents were before the Board.
1 . Short Environmental Assessment Form as completed, signed, and
submitted by Patricia Maybee [Part I] under date of February 27 ,
1986; reviewed by the Town Planner, Peter Lovi [Part II] under
date of March 2, 1986 , as follows:
A. "NO. it
B. "NO. "
Cl. "Access to rear lands of Giles for possible future
subdivisions to be from Burns Road. "
C2. "Action is consistent with existing development as R30
residential property. No adverse impacts expected. "
C3. "No adverse impact expected."
C4 . Project is consistent with Zoning and Subdivision control . "
C5. "Possibility for extension of water lines and additional
subdivisions. Impact not expected to be significant. "
C6 . "None expected. "
C7 . "None. "
The reviewer, Mr. Lovi, recommended a negative determination of
significant adverse environmental impacts [Part III] and added that
the "Project meets all zoning and subdivision regulations. "
2. Survey Map entitled "Portion of Lands of Sidney [sic. (Sydney) ]
H. Giles, Jr. & Doris Giles - Coddington Road - Town of Ithaca -
Tompkins County - New York" , dated February 18 , 1986 , signed and
sealed by Kenneth A. Baker, Registered Land Surveyor 049415,
showing the two lots proposed to be subdivided from the lands of
Giles, Parcel No. 6-48-1-14 .2 .
3 . "DRAFT RESOLUTION: Giles Subdivision, SEQR
Drafted: Susan C. Beeners, Town Planner
Planning Board 4 April 1 , 1986
Presented: April 1 , 1986, Planning Board
WHEREAS:
1. This project is a 3-lot subdivision of lands in an R-30
district at 803 Coddington Road. This is an Unlisted action
for which a Short Environmental Assessment Form has been
completed and reviewed at a Public Hearing on April 1, 1986.
2. Any further development of this land for Unlisted or Type I
actions will be the subject of further environmental review.
3. A recommendation of a negative determination has been made
by the Town Planner.
4. There are no affected agencies which should be notified of
this determination.
THEREFORE, IT IS RESOLVED:
1 . That the Planning Board shall act and hereby does act as the
Lead Agency for the environmental review of this project.
2 . That this project is determined to have no significant
impact on the environment and a negative declaration of
environmental significance shall be and hereby is made. "
4 . "DRAFT RESOLUTION: Giles Subdivision Approval
Drafted: Susan C. Beeners, Town Planner
Presented: April 1 , 1986, Planning Board
WHEREAS:
1. The Planning Board has reviewed a Short Environmental
Assessment Form for the proposed Giles subdivision and has
made a determination of negative environmental significance.
2 . The Planning Board has reviewed this subdivision at a Public
Hearing on April 1 , 1986.
3. A survey map dated February 18 , 1986, prepared by Kenneth A.
Baker, L.S. , has been submitted to the Planning Board.
4. This action is the subdivision of a 28 . 22 acre parcel , tax
map #6-48--1-14 .2 , at 803 Coddington Road, into 3 parcels of
2.77 acres, 2 . 82 acres, and 22 . 63 acres respectively.
5. A 60 ' right of way to provide access to the rear lands of
Giles and to adjoining properties will be from Burns Road.
THEREFORE IT IS RESOLVED:
1. That the Planning Board waive and hereby does waive certain
requirements for Preliminary and Final Subdivision Approval,
Planning Board 5 April 1, 1986
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 grant and hereby does grant
Preliminary and Final Subdivision Approval for this
subdivision as presented and described on the aforementioned
survey map. "
Mrs . Maybee appeared before the Board and, noting that the Board
members all had copies of their proposed subdivision, stated that,
basically, all they plan on doing is having the property between where
her parents ' house is located right now, divided into two parcels, one
of which they will build on and one her parents will build on.
Mr. Fabbroni stated that the staff had looked at one question
which was that of a right of way to the remaining lands in the back,
however, the best place is off Burns Road so that is not involved in
these two parcels.
Chairman May asked if there were anyone present who wished to
speak to the matter of the Giles three-lot subdivision.
Mr. Vincent Franciamone, no address, spoke from the floor and
asked exactly who owns this property, adding that over at the
Assessment Office it is shown as owned by Noel Desch and Montgomery
May. Chairman May stated that Mr. Franciamone was incorrect; the
property owned by Desch and May is across the street. Mr. Franciamone
asked how come it is listed as Giles in the Legal Notice when it is
owned by Desch and May. Mr. Fabbroni stated that Mr. Franciamone was
confusing the property west of Coddington Road with the property
before the Board which is east of Coddington Road. Mr. Franciamone
cited the parcel number listed in the Notice. It was determined that
Mr. Franciamone had before him the Legal Notice for the March 4, 1986
meeting of the Planning Board.
Chairman May asked if there were any more comments from the
public. There were none. Chairman May closed the Public Hearing at
7 :43 p.m. and asked the Board to turn to the matter of the SEAF.
Chairman May asked if there were any comments or questions from the
Board, adding that the parcels to be split off contain a total of 5 .6
acres.
Mrs. Langhans noted that the request is for a three-lot
subdivision, so the remaining land is the third lot. Mr. Fabbroni
stated that that was correct, adding that the remaining lands are at
the corner of Burns Road and Coddington Road, and further adding that
there are substantial lands behind these lots with about 600 feet of
frontage on Burns Road going with the remaining lands.
MOTION by Mrs . Carolyn Grigorov, seconded by Mr. James Baker:
WHEREAS:
Planning Board 6 April 1 , 1986
1 . This project is a 3-lot subdivision of lands located in an R-30
district at 803 Coddington Road, Town of Ithaca Tax Parcel No.
6-48--1-14 .2 , Sydney and Doris Giles, owners. This is an Unlisted
action for which a Short Environmental Assessment Form has been
completed and reviewed at a Public Hearing on April 1 , 1986.
2. Any further development of this land for Unlisted or Type I
actions will be the subject of further environmental review.
3. A recommendation of a negative determination has been made by the
Town Planner.
4. There are no affected agencies which should be notified of this
determination.
THEREFORE, IT IS RESOLVED :
1 . That the Planning Board shall act and hereby does act as the Lead
Agency for the environmental review of this project.
2 . That this project is determined to have no significant impact on
the environment and a negative declaration of environmental
significance shall be and hereby is made.
There being no further discussion, the Chair called for a vote.
Aye - May, Langhans, Grigorov, Klein, Baker, Schultz .
Nay - None.
The MOTION was declared to be carried unanimously.
MOTION by Mr. David Klein, seconded by Mrs. Virginia Langhans:
WHEREAS:
1 . The Planning Board has reviewed a Short Environmental Assessment
Form for the proposed Giles subdivision and has made a
determination of negative environmental significance .
2 . The Planning Board has reviewed this subdivision at a Public
Hearing held April 1 , 1986 .
3 . A Survey Map entitled "Portion of Lands of Sidney [sic . (Sydney) ]
H. Giles, Jr. & Doris Giles - Coddington Road - Town of Ithaca -
Tompkins County - New York" , dated February 18 , 1986 , signed and
sealed by Kenneth A. Baker, Registered Land Surveyor 049415 ,
showing the two lots proposed to be subdivided from the lands of
Giles, Parcel No. 6-48-1-14 . 2 , has been submitted to the Planning
Board.
4 . This action is the subdivision of said 28.22 acre parcel, Town of
Ithaca Tax Parcel No. 6-48-1--14.2 , known as 803 Coddington Road,
into three parcels of 2.77 acres, 2 .82 acres, and 22.63 acres
each.
Planning Board 7 April 1 , 1986
5 . A 60-foot right of way to provide access to the remaining lands
of Giles and to adjoining properties will be from Burns Road.
THEREFORE, IT IS RESOLVED:
1. That the Planning Board waive and hereby does waive certain
requirements for Preliminary and Final Subdivision Approval,
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 grant and hereby does grant Preliminary
and Final Subdivision Approval for this subdivision as presented
and described on the aforementioned survey map.
There being no further discussion, the Chair called for a vote.
Aye - May, Langhans, Grigorov, Klein, Baker, Schultz .
Nay - None.
The MOTION was declared to be carried unanimously.
Chairman May declared the matter of the Giles three-lot
subdivision duly closed at 7:46 p.m.
[Mr. Mazza arrived. ]
PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION
APPROVAL FOR A 6-LOT SUBDIVISION OF LANDS ON TROY ROAD, TOWN OF ITHACA
TAX PARCEL NO. 6-44-1-4 .32 . PAUL B. ERDMAN, OWNER.
Chairman May declared the Public Hearing in the above-noted
matter duly opened at 7 : 47 p.m. and read aloud from the Notice of
Public Hearings as posted and published and as noted above. Mr.
Erdman was present.
The following documents were before the Board.
1 . Short Environmental Assessment Form as completed, dated, and
signed by Paul B. Erdman, under date of February 22 , 1986 [Part
I] , for "Troy-King Heights, Section 2" , and as reviewed by and
recommended upon by the Town Planner, Peter M. Lovi, under date
of March 3 , 1986, revised by the Town Planner, Susan C. Beeners,
under date of March 27, 1986 . Ms. Beeners' recommendation for a
negative declaration of environmental significance reads: "1 .
Project meets all zoning and subdivision standards. 2. 60 '
right-of-way to be reserved for future road. 3. All parcels
served by utilities with adequate capacity. 4 . Additional land
has been added for open space adjacent to the South Hill Swamp. "
2. Drawing [8h" x 11"] , untitled, undated, showing the lands of Paul
B. Erdman and showing, in red outline, Troy-King Heights
[previously subdivided] , and Troy-King Heights Section 2 , the
Planning Board 8 April 1, 1986
subject proposal, both being a part of Town of Ithaca Tax Parcel
No. 6-44-1-4 . 32; also showing Parcel No. 6-44-2-9 located on the
south side of East King Road, west of Ridgecrest Road.
3 . Letter, dated March 17, 1986 , from Paul B. Erdman, P.E. , L.S . , to
Peter M. Lovi, Town Planner, as follows :
"Re: Troy-King Heights
Section 2
I am transmitting herewith four (4) prints of subject subdivision
along Troy Road consisting of 5 lots numbered 22 thru 26. Also
enclosed please find four (4) copies of Short Environmental
Assessment Form. You will please note 60 feet have been reserved
for future access to the lands to the west. This , with the
access on the King-Troy Subdivision to the south, will provide
two (2) 60 ' right-of-way connections to Troy Road.
Provision has been made for 0.5 acres of "green area" adjacent to
the 1 .5 acres set aside for the Troy-King Heights Subdivision to
the south, or a total of 2 .0 acres adjacent to the ' South Hill
Swamp' . All lands are presently owned by me.
For the information of the Planning Board and the Town Board, I
intend to sell lots only as shown on the Troy-King Heights and
Troy-King Heights, Section 2 subdivisions. The balance of the
lands will be offered on a parcel basis and this includes the
17.66 acres south of King Road as shown on the small scale map
enclosed.
It would be appreciated if this submission could be included on
the agenda of the Planning Board for a Public Hearing on April 1 ,
1986 . I have a buyer interested in one of these lots.
Should there be any questions, please do not hesitate to call on
me .
You attention to my request is sincerely appreciated.
Erdman, Anthony and Associates, Inc. "
4. Large Drawing entitled "Subdivision Plan, Town of Ithaca,
Tompkins County, N.Y. , Troy-King Heights Section 2" , dated March
17, 1986 , signed and sealed by Paul B. Erdman, Registered
Engineer, showing proposed lots numbered 22 through 26 and
remaining lands, two-foot contours, boundary survey, 60 ' reserved
for future access street, 100 ' easement of NYSEG, and neighboring
parcels of Francis Hornbrook and Town of Ithaca.
5 . DRAFT RESOLUTION, with respect to SEQR, as prepared by the Town
Planner, Susan C. Beeners.
6 . DRAFT RESOLUTION, with respect to the proposed subdivision, as
prepared by the Town Planner, Susan C. Beeners.
Mr. Erdman appeared before the Board and noted that the proposal
has been revised to be a five-lot subdivision, that is, three lots
with 125' of frontage on Troy Road, and two lots with 130 ' of frontage
on Troy Road. Mr. Erdman noted the reservation of a 60-foot right of
way on the north end to give a second access off Troy Road. Mr.
Erdman commented on this being an ideal spot for drainage and
utilities, and pointed out where the installation of a fire hydrant is
Planning Board 9 April 1, 1966
called for adjacent to the 60-foot right of way.
Mr. Fabbroni noted that the proposal takes up the balance of the
frontage on Troy Road below the pumping station, adding that the other
one was above the pumping station and along East King Road. Mr.
Fabbroni stated that he had one comment with respect to the draft
resolution which was that he thought the map should be revised to show
how the drainage could be cut off and brought to "that" driveway
[indicating] , so that Mr. Cartee has a way of policing how the
drainage is. Mr. Erdman stated that the drainage to the north works
out very nicely, spoke of a swale ditch, and noted that he was the
owner of the balance of the parcel. Mr. Fabbroni wondered if Mr.
Erdman were saying that he would build the drainage swale. Mr. Erdman
responded that he was not, adding that he was not planning on doing
anything. Mr. Erdman stated that he was planning on selling off the
entire parcel -- 100 acres. Mr. Fabbroni stated that he was saying
that the drainage swale should be shown. Mr. Erdman wondered if Mr.
Fabbroni meant on the adjacent land, with Mr. Fabbroni responding,
that he could show it anywhere, just show it. Mr. Erdman stated that
he will show it on the "other side" . Utilizing the map, Mr. Erdman
showed the direction in which the drainage goes and described how that
was shown on the map. Mr. Fabbroni responded that that was okay,
adding that the swale is on the balance of the land. Mr. Erdman noted
again how the swale is not on the lots ' parcel , but on the larger
parcel "here" [indicating how the swale runs] . Town Attorney Barney
wondered when this would be done , with Mr. Erdman responding -- when
"this" is developed.
Mrs . Langhans inquired of Mr. Erdman if she were correct in
saying that he was going to sell all that off [indicating on the map] .
Mr. Erdman stated that he had no intention of selling now, adding that
his intention was to sell the entire parcel. Mr. Mazza wondered what
would happen if the Board were to say, as a condition, that the Swale
has to go in now. Mr. Erdman responded that, in that case, the Board
would force him to do that. Mr. Mazza stated that his concern was for
the potential lot owners of the small lots that Mr. Erdman wants to
subdivide whereby the drainage comes off a larger parcel onto their
property. Mr. Erdman stated that, on the subdivision to the south,
since the drainage is coming to the northeast, he did call for a swale
on the parcels at the back of those lots so it did not go onto those
lots.
Mr. Klein stated that he had driven by the area and the lots
marked 1123" and "24" on the subdivision map are substantially higher
than the road, commenting that there is almost a cliff between the
lots and the road, and adding, realizing that, particularly from the
top, it is fairly natural , asked if the driveways would be any kind of
problems. Mr. Fabbroni offered that they might have to attack the lot
from the upper end and flatten out the driveway, adding that the lot,
he would suspect, would have the driveway near the south end of the
lot, sloped to the north to soften out the driveway. Mr. Fabbroni
pointed out that the lots are 25 feet wider than the "normal" lots, so
there is more width to work with . Mr. Erdman stated that there would
be greater setback also. Mr. Erdman stated that he was not planning
Planning Board 10 April 1 , 1986
on building; he has people interested in the lots. Discussion
followed among Messrs. Klein, Erdman, and Fabbroni.
Chairman May noted that this was a Public Hearing and asked if
there were anyone who wished to speak. No one spoke.
Ms. Beeners stated that she was concerned about the location of
the half-acre green area which Mr. Erdman had indicated on the small
"Location Plan" on the proposed subdivision map. Ms. Beeners stated
that she would like to see a metes and bounds description of the green
area --- the half acre. Chairman May asked Ms. Beeners if she would be
satisfied in seeing that on the final subdivision plan, or, did she
wish to hold off on preliminary approval. Mr. Fabbroni commented that
that suggestion was in the draft resolution just so the Board was
aware of it. Ms. Beeners stated that if the Board were only to
consider preliminary approval tonight, it would be fine for that and
the drainage to be on the final map. Mr. Erdman stated that the
"green area" noted is adjacent to the green area put aside for the
first part -- the earlier subdivision, adding that he had no problem
with metes and bounds. Ms. Beeners stated that she would appreciate
that because she had difficulty locating that area on the other
subdivision map.
Chairman May closed the Public Hearing at 7 :56 p.m. , and asked
the Board to turn to the matter of the Short EAF.
MOTION by Mrs . Virginia Langhans, seconded by Mrs . Carolyn
Grigorov:
WHEREAS :
1 . This project is a 6-lot subdivision of lands in an R-15 district
on Troy Road, County Road 123 . This is an Unlisted action for
which a Short Environmental Assessment Form has been completed
and reviewed at a Public Hearing on April 1 , 1986.
2 . Any further development of this land for Unlisted or Type I
actions will be the subject of further environmental review.
3 . A recommendation of a negative determination has been made by the
Town Planner.
4 . There are no affected agencies which should be notified of this
determination.
THEREFORE, IT IS RESOLVED:
1 . That the Planning Board shall act and hereby does act as the Lead
Agency for the environmental review of this project.
2. That this project is determined to have no significant impact on
the environment and a negative declaration of environmental
significance shall be and hereby is made.
Planning Board 11 April 1 , 1986
There being no further discussion, the Chair called for a vote.
Aye - May, Langhans, Grigorov, Klein, Baker, Schultz , Mazza.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairman May asked the Board if there were any discussion or
comments on the draft resolution with respect to preliminary approval.
Mrs. Langhans wondered about proposed paragraph #4 in the draft
resolution which appears to refer to seven parcels and the Notice
which speaks of six. Ms. Beeners explained that the "green area" is
spoken of as a "parcel" . Discussion followed. Mr. Fabbroni noted
that Town Attorney Barney wanted it, instead of as a part of the metes
and bounds section of the draft, that Mr. Erdman give us some kind of
general easement to access those lands [green area] , which could be
moved around, so we could access that area. Mr. Fabbroni commented
that it is kind of landlocked without some kind of easement to get to
it. Mr. Erdman pointed out that the green area was a parcel put next
to the Cornell University property and that is why it was put there.
Town Attorney Barney, commenting that who knows what time will tell in
twenty, or fifty, years, stated that he would suggest some kind of
easement. Mr. Erdman stated that he really did not want to define it
at this time. Town Attorney Barney stated that it should be defined,
but with Mr. Erdman' s right to change it, to assure a right to get to
it. Town Attorney Barney suggested an easement subject to change at
Mr. Erdman' s discretion. Mr. Erdman wondered what the width should
be, with Mr. Fabbroni responding, ten feet. Referring to the reduced
copy of the whole of the Erdman property before the Board, Mrs.
Langhans asked if she were correct in saying that the existing green
area was toward the northwest property line. Mr. Fabbroni stated that
that was correct and showed Mrs. Langhans just where the existing
green area is located just east of the Cornell upland swamp.
Chairman May asked that the record show that Cornell University
received Notice by mail of this public hearing, that is, Shirley K.
Egan, Associate University Counsel and John E. Majeroni, Manager,
Cornell University Real Estate.
Mr. Klein wondered to whom the easement would belong, with Mr.
Fabbroni responding, the Town, and adding that you cannot require
deeding to the Town, but, whoever has it, there should be right of
access. Mr. Mazza wondered if it were okay that there be a condition
that the swale be constructed as sold. Mr. Erdman responded that that
was okay, adding that he planned not to sell all the lots at once,
however, he has an offer on one now. Mr. Fabbroni commented that that
could be a problem if, indicating on the map, he sold "this" and it
was built on "here" . Mr. Erdman, commenting that, again indicating,
you are not going to get runoff there, stated that, however, he will
put it in. Mr. Erdman described the present ground cover and stated
that if it is a condition, he will put it in. Mr. Mazza stated that
that Swale is going to be put in prior to the sale of a lot, with Mrs .
Langhans adding, the complete swale.
Planning Board 12 April 1 , 1986
MOTION by Mr. David Klein, seconded by Mrs. Carolyn Grigorov:
WHEREAS:
1 . The Planning Board has reviewed a Short Environmental. Assessment
Form for the proposed Erdman subdivision plan and has made a
determination of negative environmental significance.
2 . The Planning Board has reviewed this subdivision at a Public
Hearing on April 1 , 1986.
3. A survey map entitled "Subdivision Plan, Troy-King Heights,
Section 2 , Town of Ithaca, Tompkins County, N.Y. " , prepared by
Erdman, Anthony, Associates, P.C. , Consulting Engineers &
Planners, Rochester, N.Y. , undated, for Paul B. Erdman, P.E. ,
L.S. , has been submitted to the Planning Board.
4 . This action is the subdivision of a 122.98 acre parcel, Town of
Ithaca Tax Parcel No. 6-44-1-4.32 , fronting on Troy Road (County
Road 123) , into 7 parcels consisting of 3 proposed residential
lots of .57 acres each, 2 proposed residential lots of .6 acres
each, a . 5 acre "green area" , and a remaining 119.57± acre
parcel.
5. The .5 acre "green area" is proposed to adjoin a 1.5 acre "green
area" which was set aside as part of a subdivision by the same
owner of adjacent lands as an undeveloped open space buffer to
the "South Hill Swamp" .
6. A 60 ' right of way has been reserved for drainageways, utilities,
and future access to the interior acreage, for which a second 60 '
right of way currently exists.
THEREFORE, IT IS RESOLVED:
1 . That the Planning Board waive and hereby does waive certain
requirements for Preliminary Subdivision Approval, 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 grant and hereby does grant Preliminary
Subdivision Approval for this subdivision as presented and
described on the aforementioned survey map.
3 . That a Final Subdivision map be submitted showing the location of
swale and flow of proposed lot drainage, and the metes and bounds
of the .5 acre "green area" .
4. That a 10 ' wide easement be shown on Final Subdivision map to
permit access to the "green area" , such easement subject to
change at the request of the developer. The easement shall run
from a public road to the "green area" .
Planning Board 13 April 1 , 1986
There being no further discussion, the Chair called for a vote .
Aye - May, Langhans, Grigorov, Klein, Baker, Schultz , Mazza.
Nay w None.
The MOTION was declared to be carried unanimously.
Chairman May declared the matter of Preliminary Subdivision
Approval for the Paul B. Erdman Subdivision, Troy-King Heights,
Section 2 , duly closed at 8 :12 p.m.
PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION
APPROVAL FOR A 3-LOT SUBDIVISION OF LANDS OFF WOODGATE LANE, ALSO
KNOWN AS 1463 MECKLENBURG ROAD REAR, TOWN OF ITHACA TAX PARCEL NO.
6-28-1-3 .72 . ROBERT DRAKE, OWNER.
Chairman May declared the Public Hearing in the above-noted
matter duly opened at 8 :13 p.m. and read aloud from the Notice of
Public Hearings as posted and published and as noted above. Mr.
Robert Drake was present.
The following documents were before the Board.
1 . Short Environmental Assessment Form as completed and signed [Part
I] by Robert A. Drake, under date of March 26 , 1986, and as
reviewed by the Town Planner, Susan C. Beeners [Parts II and
III] , under date of March 27 , 1986 .
2 . Survey Map, entitled "Part of Lands of Robert Drake - Off
Woodgate Lane -- Town of Ithaca - Tompkins County - New York" ,
dated March 14 , 1986 , signed and sealed by Kenneth A. Baker,
R.L.S. , showing Parcel "A" , Parcel "B" , Parcel "C" , and Parcel
"D" , and remaining lands of Robert Drake.
3 . Draft Resolution with respect to SEQR.
4 . Draft Resoltuion with respect to the proposed subdivision.
Mr. Drake appeared before the Board and stated that his proposal
involves a wooded area off Woodgate Lane with the lots over one acre
to exceed the Health Department' s requirements. Mr. Drake noted again
that there are six wooded lots, adding that the construction is by his
brother, and noting that he was awarded a two-lot subdivision before.
Mr. Drake stated that one house has been built which he lives in. Mr.
Drake stated that his brother's name is Charles Drake.
Chairman May asked Mr. Drake if he were going to build the road
to Town specifications and deed it to the Town, with Mr. Drake
responding, correct. Chairman May asked Mr. Drake if he had anything
else he wished to add. Mr. Drake responded, no, adding that that
about covers it. Mr. Drake stated that he had no long-range intention
of development, adding that he will, farm the adjacent area. Mr. Drake
stated that he wanted to do something with the wooded area next to the
subdivision there, but the agricultural land will remain intact.
Planning Board 14 April 1 , 1986
Town Attorney Barney wondered when Mr. Drake planned to build the
road. Mr. Drake stated that, basically, about 90% of the road is
there, adding that he will tape it off and build 300 feet, Town
Attorney Barney wondered where the road goes into. Mr. Drake stated
that the road, basically, ends at the Lemley property. Mr. Fabbroni
showed Attorney Barney with the aid of the map. Town Attorney Barney
wondered how far the road goes with respect to proposed Parcel "A" ,
with Mr. Drake responding, right to the edge of Parcel "A" at this
time. Mr. Drake stated that the clearing is done and part of the
sub-base is in to Parcel "A". Mr. Drake stated that, at this time,
they have no intention of using Parcel "A" which has been laid out for
future use, but they will bring the road to the end of Parcel "C"
which would be behind the center of Parcel "A" , however , they can
bring it to the end of Parcel "A" if the Board likes, adding that the
Board is talking about 100 feet which is no big deal. Town Attorney
Barney commented that he believed it should be done. Mr. Fabbroni
stated that there should be a temporary turnaround that goes with it.
Mr. Drake wondered if Mr. Fabbroni meant a turnaround for snow plows
and fire trucks -- Mr. Fabbroni responded, yes. Mr. Drake stated that
that was no problem, adding that he would have a turnaround just
behind Parcel "A" . Mr. Fabbroni stated that that was good. Mr. Drake
asked Mr. Fabbroni what size he would require, with Mr. Fabbroni
responding, 60 ' by 601 . Mr. Drake noted that the road is already 60
feet and described a driveway for Parcel "A" ending with a turnaround
there.
Town Attorney Barney wondered if somebody intended to build
sometime. Mr. Drake responded, yes , and stated that his brother will
be building on Parcel "C" next month. Mr. Klein wondered if there
were a house on Parcel "B" , with Mr. Drake responding, no, adding that
there is a house an the upper lot. Mr. Mazza wondered what Mr.
Drake' s plans were for Parcel "D" . Mr. Drake stated that that is a
corner lot and he was not anticipating building on it at this time,
however, they will eventually, but will wait until the house is on
"C" . Mr. Mazza repeated that he was asking about Parcel "D" . Mr.
Drake stated that they might add more lots. Mr. Mazza wondered how
that could be done on that triangular lot. Mr. Drake stated that that
parcel, although shown, no longer exists as a part of this, adding
that even though it is shown on the Survey, it has been acquired by
Mr. Lemley. Mr. Klein asked if the road that Mr. Drake was speaking
about has been built to Town specifications, with Mr. Drake
responding, yes. Mr. Fabbroni wondered about Mr. Drake 's timetable as
to the road. Mr. Drake stated that it could be just as soon as Mr.
Fabbroni wanted, adding that weather could be a problem. Town
Attorney Barney wondered if it would before building on lot "C" , with
Mr. Drake responding that it really depends on the weather. Mr.
Fabbroni stated that he would just as soon see it when the weather
dries out. Mr. Drake stated that he agreed with Mr. Fabbroni, adding
that it is wet. Town Attorney Barney asked how much time is likely to
elapse with building on Parcel "C" , further asking what the time
schedule was. Mr. Drake responded, three to four months. Town
Attorney Barney wondered if the road could be completed by that time.
Mr. Drake stated that there would be no problem with that. Town
Attorney Barney mused that there would be no problem with a
Planning Board 15 April 1 , 1986
Certificate of Occupancy were the road conveyed to the Town. Mr.
Drake agreed, adding, no problem. Mr. Klein asked if the Health
Department required a 200-foot circle or one acre. Mr. Fabbroni
stated that their requirement has been reduced to one acre rather than
the 200-foot circle. Mr. Drake pointed out that the proposed lots are
all over one acre so they are beyond the Health Department
requirements.
Chairman May noted that this was a Public Hearing and asked if
there were anyone present who wished to comment on the Drake proposal.
No one spoke. Chairman May closed the Public Hearing at 8 :21 p.m. ,
and asked the Board if it wished to speak to the Short EAF.
MOTION by Mrs . Carolyn Grigorov, seconded by Mr. James Baker:
WHEREAS:
1 . This project is a 4-lot subdivision of lands in an R-30 district
at the northeast end of Woodgate Lane. This is an Unlisted
action for which a Short Environmental Assessment Form has been
completed and reviewed at a Public Hearing on April 1 , 1986.
2 . Any further development of this land for Unlisted or Type I
actions will be the subject of further environmental review.
3. A recommendation of a negative determination has been made by the
Town Planner.
4. There are no affected agencies which should be notified of this
determination.
THEREFORE, IT IS RESOLVED :
1 . That the Planning Board shall act and hereby does act as the Lead
Agency for the environmental review of this project.
2. That this project is determined to have no significant impact on
the environment and a negative declaration of environmental
significance shall be and hereby is made.
There being no further discussion, the Chair called for a vote.
Aye - May, Langhans, Grigorov, Klein, Baker, Schultz , Mazza.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairman May asked if the Board wished to move on to the
subdivision proper.
Town Attorney Barney wondered if somebody were going to build on
Parcel "B" , with Mr. Drake responding, no, adding that the only
construction intended is on Parcel "C" . Town Attorney Barney asked
Mr. Drake if it were possible to get the road done before building
Planning Board 16 April 1 , 1986
permits are issued for Parcels "B" and "A" . Mr. Drake stated that he
thought the suggestion about the certificate of occupancy was better.
Town Attorney Barney stated that he was suggesting both items.
MOTION by Mr. Edward Mazza, seconded by Mrs. Virginia Langhans :
WHEREAS:
1. The Planning Board has reviewed a Short Environmental Assessment
Form for the proposed Drake subdivision and has made a
determination of negative environmental significance.
2 . The Planning Board has reviewed this subdivision at a Public
Hearing on April 1 , 1986.
3. A survey map dated March 14 , 1986, prepared by Kenneth A. Baker,
L.S. , has been submitted to the Planning Board.
4 . This action is the subdivision of a 123.28± acre parcel, Town of
Ithaca Tax Parcel No. 6-28-1. 3.72, at the northeast end of
Woodgate Lane, into four parcels of 1 acre, 1 .1 acre, 1 .15 acre,
and 123± acres, respectively.
5 . The proposed subdivision adjoins land of the same owner that was
granted subdivision approval by the Planning Board on February
19 , 1985 , and includes the extension of two 60-foot rights of way
which were likewise formerly approved.
6 . Roads proposed within the rights of way for the former
subdivision have been partially constructed, and have not been
accepted by the Town.
7 . The preliminary locations of buildings, wells, and septic systems
as shown on the aforementioned map indicate that substantial
streamside wooded areas on Parcels "B" and "C" will not be
significantly disturbed during site construction.
THEREFORE, IT IS RESOLVED :
1 . That the Planning Board waive and hereby does waive certain
requirements for Preliminary and Final Subdivision Approval,
having determined from the materials presented that such waiver
will result in neither a significant alteration of the purpose of
subdivision control nor of the policies enunciated or implied by
the Town Board.
2. That the Planning Board grant and hereby does grant Preliminary
and Final Subdivision Approval for this subdivision as presented
and described on the aforementioned survey map, provided that the
final subdivision map shows a 60-foot by 60-foot turnaround east
of Parcel "A" and the road names.
3 . That roads to serve the existing and proposed building lots be
completed and be accepted by the Town prior to occupancy of
Planning Board 17 April 1 , 1986
Parcel "C" and prior to issuing building permits for Parcels "A"
and "B" .
There being no further discussion, the Chair called for a vote.
Aye - May, Langhans, Grigorov, Klein, Baker, Schultz, Mazza.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairman May declared the matter of the Robert Drake subdivision
duly closed at 8 :29 p.m.
FIRE SAFETY NOTIFICATION READ.
Chairman May read aloud the Fire Safety Notification as required
when there are more than 20 persons present at a public meeting.
PUBLIC HEARING: CONSIDERATION OF SITE PLAN APPROVAL FOR A PROPOSED
ADDITION TO DENTAL OFFICES LOCATED AT 1018 ELLIS HOLLOW ROAD, TOWN OF
ITHACA TAX PARCEL NO. 6-62-2-13 . 1 . DR. HAROLD L. PURDY, OWNER.
Chairman May declared the Public Hearing in the above--noted
matter duly opened at 8 :30 p.m. and read aloud from the Notice of
Public Hearings as posted and published and as noted above. Dr. Purdy
was present.
The following documents were before the Board.
1 . Short Environmental Assessment Form as completed and signed by
Harold L. Purdy under date of March 7 , 1986 [Part I] , and as
reviewed by the Town Planner, Susan C. Beeners, under date of
March 27, 1986 [Parts II and III] .
2. Plot Plan, entitled "Proposed New Dental Office/Site
Plan-Elevation, Dr. Harold Purdy, D.D.S. , P.C. " , dated September
1976 .
3. Drawings, Sheets 1 , 2 , 3 , and 4 of 8 , entitled "Office Addition
for Dr. Harold Purdy, Ellis Hollow Rd. , Ithaca, N.Y. , each dated
3/11/86, prepared by Deck House, Inc . , 930 Main Street, Acton,
Mass. , as follows: (1) Upper Level Plan, (2) Lower Level, (3)
Elevations, (4) Elevations.
4 . Draft Resolution with respect to SEAR.
5. Draft Resolution with respect to the Site Plan.
Dr. Purdy appeared before the Board and stated that he wished to
place a wing on the south end of the existing building to be used as
an eventual office on the upper story and medical office on the lower
story. Dr. Purdy stated that the addition is proposed at about 45
feet by 28 feet. Dr. Purdy pointed out that he had passed out the
east, west, and south elevation drawings and noted that the building
Planning Board 1B April 1 , 1986
is to blend in with the existing building with vertical cedar siding
and the same roof line. Dr. Purdy stated that the purpose is to give
him additional room, storage room, and storage in the lower area. Dr.
Purdy stated that Dr. Neil Taylor may use a portion of the lower
story.
Chairman May wondered what the use was to be for the upper story,
with Dr. Purdy responding, additional waiting room, additional
operating, and additional office, and adding that in the lower story
he will have about two-thirds for storage for himself. Dr. Purdy
spoke of a window area and a conference room. Dr. Purdy stated that
Dr. Taylor is contemplating use of about 200 square feet to add on to
his existing office. Dr. Purdy apologized for the drawings not
indicating certain small changes , stating that the plans have not yet
arrived from Deck House. Dr. Purdy stated that, however, the square
footage, the shape, etc. , are the same. Dr. Purdy commented on a
spiral staircase and a U-shaped area for the staff.
Ms. Beeners asked Dr. Purdy to describe the driveway relocation.
Referring to the plot plan, Dr. Purdy noted that the existing is the
dotted line, and stated that there will have to be some relocation of
the driveway to get about ten to twelve feet away from the building as
it comes down and joins up with the existing building. Dr. Purdy
noted the change from a dotted line to the solid line.
Mrs. Langhans asked where Ellis Hollow Road is in relation to the
plot plan, with Dr. Purdy pointing that out on the drawing. Chairman
May inquired how many of the plantings shown on the drawing presently
exist and/or are planned. Dr. Purdy stated that most of them do exist
except for a complete row of plants "here" [indicating] . Dr. Purdy
commented that some have been planted -- some even died, but all of
the pin oaks, ginkos, locusts, maples, the flowering crab, are in and
existing. Dr. Purdy noted that the plantings that are up in "there"
[indicating] will be moved, adding that red buds have been planted.
Mr. Klein asked how many additional parking spaces have been planned.
Dr. Purdy stated that, right now, he thought he has twelve; he will
have a total of 16 -- that is, eight and eight. Dr. Purdy reiterated
that he thought he had twelve on the upper area and it would be six or
seven on the lower area. Dr. Purdy noted that there are eight "down
there" [indicating] . Chairman May pointed out that the plan shows 24 .
Dr. Purdy stated that that was correct, adding that there will be 24
when they are finished.
Chairman May noted that this was a Public Hearing and asked if
there were anyone present who wished to speak to the Purdy proposal.
No one spoke. Chairman May closed the Public Hearing at 8:35 p.m. ,
and asked the Board members if they wished to turn to the matter of
the SEAF.
MOTION by Mrs. Virginia Langhans, seconded by Mrs . Carolyn
Grigorov:
WHEREAS:
Planning Board 19 April 1 , 1986
1 . This project is a proposal for expansion of a dental office and
related site modifications. This is an Unlisted action for which
a Short Environmental Assessment Form has been completed and
reviewed at a Public Hearing on April 1 , 1986 .
2 . Any further development of this property for Unlisted or Type I
actions will be the subject of further environmental review.
3 . A recommendation of a negative determination has been made by the
Town Planner.
4 . There are no affected agencies which should be notified of this
determination.
THEREFORE, IT IS RESOLVED :
1 . That the Planning Board shall act and hereby does act as the Lead
Agency for the environmental review of this project.
2 . That this project is determined to have no significant impact on
the environment and a negative declaration of environmental
significance shall be and hereby is made.
There being no further discussion, the Chair called for a vote.
Aye - May, Langhans, Grigorov, Klein, Baker, Schultz , Mazza.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairman May asked the Board members if they wished to turn to
the matter of consideration of site plan approval.
Mrs. Langhans, noting that paragraph #4 of the draft resolution
refers to "adding 4 new parking spaces", asked if there were not eight
being added. Dr. Purdy explained. Mr. Klein asked what the
requirement is for parking. Ms. Beeners read from Article XII,
Section 69, paragraph 3 , of the Zoning Ordinance, as follows:
"Medical clinic - 4 spaces for each doctor, or for each office in
which a medically-trained person is regularly in attendance, whichever
figure is larger. " Ms. Beeners noted that there are now 20, add 4
more, and 24 is adequate. Mr. Klein commented that the site plan he
had before him is dated September 1976 . Mr. Fabbroni stated that
there is virtually no difference from what Dr. Purdy showed the Board
to be his future addition, and added that this is it. Mr. Fabbroni
asked Dr. Purdy to give the Board a revision date on that map. Mr.
Klein stated that, as he understood it, the site plan is essentially a
"master plan" from 1976 . Dr. Purdy agreed, stated that he could
reproduce that with an update and present it to the Town Board, and
asked if that is what was wanted. Chairman May stated that that was
not what was meant and asked Dr . Purdy to show a revision date of
April 1 , 1986 . Chairman May stated that the plan goes to him fox
signing.
Planning Board 20 April 1 , 1986
Mr. Cartee suggested that the Board ask Dr. Purdy to consider
providing parking for the handicapped, marked as such. Dr. Purdy
stated that he does have several handicapped patients in his office
who drive to his office, one on Common Council, who come out of a
wheelchair and into his office. Mrs. Langhans offered that she
thought Mr. Cartee was saying to mark a spot for the handicapped. Dr.
Purdy spoke of a spot where an ambulance comes. Mr. Cartee stated
that he would like to see one or two spaces marked with a sign.
Chairman May stated that he thought that was good.
MOTION by Mr. James Baker, seconded by Mrs. Barbara Schultz:
WHEREAS.-
1 .
HEREAS:1 . The Planning Board has reviewed a Short Environmental Assessment
Form for the proposed addition to an existing dental office and
has made a determination of negative environmental significance.
2 . This action consists of implementing the second phase of a dental
office facility in a Business C Zone at 1018 Ellis Hollow Road,
f or which a site plan was approved by the Planning Board at a
Public Hearing on September 21 , 1976 .
3 . The Planning Board has reviewed the revised site plan for
second-phase development at a Public Hearing on April 1 , 1986 .
4 . Second-phase development would consist of doubling the size of
the existing building, relocating the driveway, adding 4 new
parking spaces and denominating at least two of the total 24
parking spaces as parking for the handicapped, relocating some
existing plantings and adding new plantings.
THEREFORE, IT IS RESOLVED:
1 . That the Planning Board grant and hereby does grant approval to
the revised site plan.
There being no further discussion, the Chair called for a vote.
Aye - May, Langhans, Grigorov, Klein, Baker, Schultz , Mazza.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairman May declared the matter of the Site Plan Approval for
the addition to Dr. Purdy' s office duly closed at 8:45 p.m.
PUBLIC HEARING: CONSIDERATION OF SITE PLAN APPROVAL OF PROPOSED
REVISIONS TO PARKING AREAS WITH RESPECT TO THE TOMPKINS COMMUNITY
HOSPITAL AND THE NEW MEDICAL OFFICE BUILDING, 1285 TRUMANSBURG ROAD.
TOMPKINS COMMUNITY HOSPITAL, OWNER.
Chairman May declared the Public Hearing in the above-noted
matter duly opened at 8 : 46 p.m. and read aloud from the Notice of
Planning Board 21 April 1 , 1986
Public Hearings as posted and published and as noted above. Architect
Lawrence Hoffman, Hospital Administrator Bonnie Howell, and Mr. Karl
Mount were present.
The following documents were before the Board.
1 . Long Environmental Assessment Form [7 pages] , as completed and
signed by Bonnie H. Howell , Administrator, Tompkins Community
Hospital, under date of March 21, 1986 [Part I] , and as reviewed
and recommended upon by the Town Planner, Susan C. Beeners, under
date of March 27, 1986 [Parts II and III] , as follows:
"Type of Action: The proposed project is a Type I action
according to Town of Ithaca Local Law #3 , 1980 , Article IV,
Number 3 (c) , as parking spaces for more than 100 vehicles are
proposed.
Lead Agency: Special Approval for the development of a Medical
Office Building in an R-30 Residential Zone was granted by the
Zoning Board of Appeals on April 17 , 1985, as was recommended by
the Planning Board, which approved a Site Plan on April 16, 1985,
and which approved the Subdivision of related lands on May 7,
1985 . It is recommended that the Planning Board be the lead
agency for the proposed site plan revisions.
Issues: The proposed parking lot expansion from 62 to 182
parking spaces is not considered to be a substantial change or
rearrangement of the original site plan, because other
transportation improvements, such as a new access road through
the general Hospital area, are proposed for development within
the same time frame.
The locations of new plantings as well as the preservation of
some existing plantings are shown on the proposed site plan for
the west parking lot, but no plantings are shown on the plan for
the east parking lot, which is located in the foreground of the
major lake view from the Medical Office Building. New plantings
are not in the architect's contract, but are to be installed by
the Hospital using volunteer labor, as funds from donations
become available. While the Hospital has accomplished some
notable plantings and gardens on the grounds in the recent past,
it is recommended that a planting plan be submitted for the east
parking lot, and that a time frame for new landscaping of both
lots be defined.
Recommendation: The reviewer recommends a negative declaration
of environmental significance based on the following conditions:
1. That a planting plan for the east parking lot be submitted
for approval of the Engineering and Planning Department;
2. That new plantings be installed to buffer the east and the
west parking lots upon parking lot completion, to minimize the
impact of the parking lots on adjacent buildings and properties. "
2 . Site Plan, reduced copy [8V x 11" ] , of the Hospital property,
undated, showing "East Lot" , "West Lot" , "Medical Office
Building" .
3. Site Plan, entitled "Proposed East Parking Lot, Tompkins
Community Hospital and Physicians ' Office Building, Ithaca,
Planning Board 22 April 1 , 1986
N.Y. " , dated 12/5/85 , by HOL&T, Hoffman O'Brien Levatich & Taube.
4 . Site Plan and Details, entitled "Tompkins Community Hospital,
Phase 1 , Parking Expansion" , Sheet Al , dated February 19, 1986 ,
prepared by HOL&T.
5 . Draft Resolution with respect to SEAR.
6 . Draft Resolution with respect to Site Plan Revisions.
Mr. Larry Hoffman, Architect, appeared before the Board, appended
several large plans to the bulletin board, and stated that this is not
only revision to the parking at the Tompkins Community Hospital but
also revisions to the previously approved revisions. Mr. Hoffman
explained that they had thought they had made sufficient change to the
parking situation which they showed the Board six months ago, however,
since they were last here, they have done a study of parking at the
Hospital in general to make sure that appropriate parking was provided
at each phase of work taking place on the building, and it would seem
there was never enough parking taken out. Mr. Hoffman stated that
there was also a long range parking study, both for size and where it
is going, and, also an empirical study with respect to parking and,
perhaps, those parking illegally. Mr. Hoffman noted that also Route
96 is going to be changed. Mr. Hoffman stated that through all this
there emerged a series of alternatives which went all the way to
surface parking everywhere to a garage, which they thought might be
necessary, but which turned out not to be necessary, and, so "Concept
All was selected by the Hospital Board. Mr. Hoffman stated that they
took the worst possible situation, as envisioned in Route 96 , that is,
the worst as it impacts on the Hospital. Mr. Hoffman commented that
this is not the corridor being considered, however, they were
considering implications of the new road that is going to circumvent
the Hospital to the County land. Utilizing the drawing, Mr. Hoffman
stated that here is a solution which provides 650 parking spaces, and
asked -- how do we get there in both the most logical and painless
manner? Again using the drawing, Mr. Hoffman noted how the current
situation was shown -- 402 spaces without the Medical Office Building.
Mr. Hoffman stated that at 3:30 p.m. the cars were counted and they
found they were about 40 cars short and, so, they then came up with a
"phasing plan" to show how to get from the "existing" to, roughly,
"this plan" [indicating] . Mr. Hoffman showed how, as part of the
Physicians' Office Building project, Phase 1 fit. Mr. Hoffman showed
the existing road into the Hospital road to Emergency, commenting that
the Doctors ' parking lot is no longer available, and adding that there
is sufficient parking directly in front of the Physicians ' Office
Building. Mr. Hoffman noted that this is also to allow for
out-patient parking and out--patient entry. Mr. Hoffman explained how
this would formally create a lot in the back for people who normally
use the back of the lot. Mr. Hoffman noted that this was the "master
plan" of how they were going to get to that point, adding that they
created a situation where, at the conclusion of this first phase of
work, there would be 580 spaces rather than 402 , and yet, make sure
that there was always enough parking at each phase of work being done.
Referring to "the drawing in the back" , Mr. Hoffman stated that it was
Planning Board 23 April 1, 1986
actually a working drawing for the work that is going to be taking
place concurrently with the construction of the Physicians ' office
Building. Mr. Hoffman pointed out that the Board could see that "this
parking lot" [indicating] has been developed, and also, the parking
lot "here" [indicating] , and described a beautiful double row of
evergreens "here" [indicating] , noting that they could not move them,
so, they lost a couple of spaces. Mr. Hoffman stated that the "area
in the back" was graded some time ago which will be improved with
gravel and paved this spring and will soon be available and meet the
current shortage. Mr. Hoffman further commented that "this parking
lot" they need to initiate at the same time as the Physicians ' Office
Building because there will be an increased load due to that. Mr.
Hoffman stated that they are doing a "kind of Phase 1 (a) " in removing
these parking lots "here" [indicating] . Mr. Hoffman stated that this
solution effectively deadends the parking and assumes that the road
will come across at the same time, "down" , as this is done. Mr.
Hoffman commented that he did not think this is possible, adding that
he talked with Mr. Fabbroni and left out a few parking spots "here' so
that the normal line of traffic could come through "here". Mr.
Hoffman described the difficulty in determining how to get "down"
because of a ten to twelve per cent drop in grade, the area being
awfully steep. Mr. Hoffman spoke of parking by physicians, the
existing access road, and the movement of traffic around the Hospital
or to the County building which would use the new road that is going
to be in "here" [indicating] . Mr. Hoffman suggested that Mrs. Howell,
the Hospital Administrator, might have something to add.
Mrs . Howell commented that the plan is a slight departure from
what they had shown at the last time they met with the Board and added
that they thought they better show the Board their plans before it
discovered it was different from what had been presented. Mrs. Howell
noted that new Environmental Assessment Forms had been completed, and,
indicating, stated that "this drawing" and "this document" are the
contract documents for the construction.
Chairman May thanked Mrs. Howell and Mr. Hoffman for their
presentation and, noting that this was a Public Hearing, asked if
there were anyone present who wished to speak.
Mr. Henry Aron, 106 Woolf Lane, spoke from the floor and asked
over how many years is that plan going to take place, in other words,
what is the idea for phasing -- Phase 1 , 2 or 3 , and so on. Mr.
Hoffman stated that this parking that is contemplated for now -- 1 (a)
-- will provide parking for the current load. Mr. Hoffman commented
that the trend for the future with respect to hospital stays is fewer
in--patients and more out-patients which generates more traffic. Mr.
Hoffman noted the envisioned 680 spaces which had been calculated on
the number of visits, pointing out that that was a theoretical number,
and adding that there will probably never be that number needed. Mr.
Hoffman reiterated that they will have a designated area for the
Physicians ' Office Building parking --- ambulatory -- doctors -- and
drop offs. Mr. Hoffman then spoke of 620 spaces, noting that that is
50 more than they have now, and having all the amenities. Mr. Hoffman
stated that he would like to see all of this in five years. Mr. Aron
Planning Board 24 April 1, 1986
asked Mr. Hoffman if he had taken into consideration the Route 96
realignment. Mr. Hoffman stated that they have moved it to current
thinking, adding that Mr. Aron' s guess was as good as his as to what
will ever happen to Route 96. Mr. Hoffman stated that they hope it
will not come any closer than "this" . Mrs . Howell stated that they
have been in contact with the appropriate officials and this plan
takes into account the worst case. Mrs . Howell commented that the
State has been down twice. Mr. Hoffman spoke of two means of access
and indicated that they could handle it even in the worst conditions.
Town Councilwoman Leary asked if there were any pedestrian
walkways or connections, with Mr. Hoffman responding, yes, and noting
a series of sidewalks so one does not walk across parking lots. Mr.
Hoffman described how persons collect on "this" side [indicating] and
via sidewalks and a pedestrian bridge are lead to the Physicians '
Office Building, and, via an undercover sidewalk to the Hospital. Mr.
Hoffman stated that the future plan is to have the road come in and
swing around and then swing back out.
Chairman May asked if there were adequate handicapped parking
spaces, to which Mr. Hoffman replied, yes, adding that that is also
why they want to keep the grade relatively low.
Town Councilwoman Leary inquired if the bus will be able to come
in, to which Mr. Hoffman responded, yes, adding that it is sized to
handle this, and further adding that it is not likely that the buses
will drop all passengers at the front and then swing to the side door.
Mr. Hoffman commented that if one were on a bus to the Physicians '
Office Building it would go through the Hospital.
Mr. Victor Lazar, 108 Woolf Lane, spoke from the floor and asked
if the bus does not go into the front. Mr. Hoffman explained that
"this" was not for a bus and described what would be done with a
"circle" -- a 100-foot diameter turnaround.
Chairman Aron asked if there were any further comments from the
public. There were none. Chairman May closed the Public Hearing at
9 :04 p.m. , and asked the Board members if they wished to turn to the
matter of the Long EAF.
Ms. Beeners, speaking to Mr. Hoffman, noted that his office had
submitted a plan for the east parking lot which is the one the Board
members have. Ms. Beeners stated that she had some questions about
the plantings. Ms. Beeners stated that on the plan for the west
parking lot there are some new trees shown and also the preservation
of some existing trees. Ms. Beeners, noting that this plan is
somewhat different from the concept study, pointed out that around the
east parking lot, as in the contract drawing, no plantings are shown.
Ms. Beeners asked if Mr. Hoffman could explain the planting program.
Mr. Hoffman stated that the planting program in the environs of the
Hospital is handled by volunteers very well. Mr. Hoffman stated that
there will be plantings, adding that the drawing was not for final
contrct drawings for planting plan. Mr. Hoffman suggested that, if
Ms . Beeners would like, they could submit something to her, however,
Planning Board 25 April 1, 1986
it is the intent of the Hospital to have that parking lot attractive,
and further adding that they have left some spaces for, at least, low
plantings along the back edge and problably separating it by small
islands.
Ms. Beeners wondered if there were any kind of time frame, adding
that she understood the use of the donor and volunteer program with
respect to landscaping at the Hospital. Mrs. Howell offered that
there was not really a time frame as such, however, they hope that
with the opening of the building it will look complete. Mrs. Howell
stated that they have been and are working with the local garden
clubs, particularly this year. Mrs . Howell stated that, if she had to
guess, she would say it would be completed in 1987 .
MOTION by Mrs. Carolyn Grigorov, seconded by Mrs . Barbara
Schultz :
WHEREAS:
1. This project is a proposal for the expansion of two parking lots
from 62 to 182 spaces in an R-30 Residential Zone at the Tompkins
Community Hospital and at the new Medical Office Building, 1285
Trumansburg Road. This is a Type I action for which a Long
Environmental Assessment Form has been completed and reviewed at
a Public Hearing on April 1 , 1986.
2 . Any further development of this land for Unlisted or Type I
actions will be the subject of further environmental review.
3 . A recommendation of a negative determination has been made by the
Town Planner.
4 . There are no affected agencies which should be notified of this
determination.
THEREFORE, IT IS RESOLVED :
1 . That the Planning Board shall act and hereby does act as the Lead
Agency for the environmental review of this project.
2 . That this project is determined to have no significant impact on
the environment and a negative declaration of environmental
significance shall be and hereby is made.
There being no further discussion, the Chair called for a vote.
Aye - May, Langhans, Grigorov, Klein, Baker, Schultz , Mazza.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairman May asked if the Board wished to move on to the matter
of consideration of site plan approval. Chairman May wondered if
there should be any additions to the draft resolution with respect to
Planning Board 26 April 1 , 1986
plantings. Mr. Mazza stated that he thought what was in paragraph 4
in the "whereas" section, and in paragraph 1 of the "resolved" section
was sufficient. Chairman May agreed.
Ms. Beeners suggested that, in view of the discussion which the
Board has heard tonight, something the Board needs to decide on is --
(1) a planting plan be submitted for the east parking lot, and
approved by staff -- and, (2) that a time frame be put on it as well
as specifying that the plantings be installed upon completion of the
two lots. Mr. Klein stated that it is in the Hospital ' s own interests
to landscape and take care of these lots , adding that they have a
lovely "campus" of which they take great care. Mr. Klein stated that
he was not sure the Board should dictate a time frame, adding that he
was not sure it should even be made a requirement. Mr. Klein
commented that those were his feelings, adding that we are not dealing
with a shopping center.
MOTION by Mr. Edward Mazza, seconded by Mrs. Carolyn Grigorov:
WHEREAS, the Planning Board of the Town of Ithaca has reviewed
revisions to a site plan for a medical office building which was
granted Special Approval by the Zoning Board of Appeals on April 17 ,
1985, and Site Plan and Subdivision Approval by the Planning Board on
April 16 and May 7 , 1985 , respectively, such revisions consisting of
parking lot redesign and expansion, and makes the following findings:
1 . The proposed parking lot redesign and expansion from 62 to 182
parking spaces is necessary to facilitate the convenient use of
the Tompkins Community Hospital and the new Medical Office
Building by patients and staff.
2 . Proposed circulation and parking revisions will assist in
improving traffic circulation around the site.
3 . An Environmental Assessment Form has been prepared and the
Planning Board accepts the reviewer ' s recommendation that the
Planning Board be the lead agency for project review, and the
Planning Board recommends that the reviewer' s determination of a
Negative Declaration of Environmental Significance be accepted.
4. The timely installation of new plantings around the proposed
parking lots is necessary to buffer these areas and their
proposed lighting from adjacent buildings and neighboring
properties, and is likewise necessary to maintain consistency
with the park-like character of the Hospital grounds.
THEREFORE, IT IS RESOLVED, that the Planning Board grant and
hereby does grant approval for the revision of the Tompkins Community
Hospital and new Medical Office Building site plan for the redesign
and expansion of parking areas subject to the following terms and
conditions:
1 . That a planting plan for the east parking lot be submitted and
approved by the Town Engineering and Planning Department, and
Planning Board 27 April 1 , 1986
that new plantings in or around both the east and west parking
lots be installed.
There being no further discussion, the Chair called for a vote.
Aye - May, Langhans, Grigorov, Klein, Baker, Schultz , Mazza.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairman May declared the matter of the Site Plan Approval of the
revisions to the parking lots at the Hospital and the Medical Office
Building duly closed at 9: 15 p.m.
PUBLIC HEARING: CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL FOR
A 5-LOT SUBDIVISION OF LANDS OFF WOOLF LANE AND GROVE ROAD, TOWN OF
ITHACA TAX PARCEL NO. 6-23-1-11 . 112 . TIMOTHY CIASCHI AND KEN AUTIO,
DEVELOPERS.
Chairman May declared the Public Hearing in the above-noted
matter duly opened at 9: 16 p.m. and read aloud from the Notice of
Public Hearings as posted and published and as noted above. Messrs.
Ciaschi and Autio were present, as was their Architect, Scot Raynor.
The following documents were before the Board.
1 . Short Environmental Assessment Form, as completed, signed, and
submitted by Timothy Ciaschi [Part I] , under date of March 25 ,
1986 , and as reviewed by the Town Planner, Susan C. Beeners,
[Parts II and III] , under date of March 28 , 1986 , with a
recommendation that the Planning Board make a negative
determination of environmental significance.
2 . Engineering Report, "Timothy Ciaschi & Ken Autio Residential
Subdivision" , dated March 27 , 1986 , prepared, signed, and sealed
by Gregg F. Travis, P.E.
3 . Site Plan, entitled "Timothy Ciaschi & Ken Autio Residential
Subdivision" , dated March 27 , 1986 , prepared by Scot Raynor,
A.S.L.A. , showing Phase 1 -- four lots numbered 1, 2 , 3 , 4; Phase
2 -- 5 lots numbered 5 , 6 , 7 , 8 , 9 ; Future Phase (s) -- 12 lots
numbered 10 , 11 , 12 , 13, 14 , 15, 16 , 17, 18 , 19, 20 , 21; Open
Space Area (3 acres) .
4 . Draft Resolution with respect to SEQR.
5 . Draft Resolution with respect to the Subdivision.
6. Letter, signed by Arthur A. Sherwood and Jane H. Sherwood, dated
Tuesday, April 1 , 1986 , to the attention of the Town of Ithaca
Planning Board, as follows:
"We, the undersigned, Arthur and Jane Sherwood, would again
like to go on record as objecting to the subdivision of land off
Planning Board 2B April 1 , 1986
Woolf Lane and Grove Rd. , which will abut our property on Duboice
Road.
These objections as previously stated are;
1 . First and Foremost-- All the proposed area drains toward our
property and others along Duboice Rd. The water table would
be effected [sic. ] , creating problems with our well and
others nearby.
2. Besides well problems, there could be problems with our farm
pond which is directly east of the Woolf property and
hedgerow.
3. 1f septic systems are used, then, of course, we will be even
more concerned.
4. 2t is quite possible that we might have to contend with
tresspassing because of pond and hedgerow.
5. All noises etc. , drift down thru hedgerow and we would, if
possible, like to think our area is not going to be hemmed
in and disturbed by subdivisions surrounding us. "
Mr. Raynor appeared before the Board, introduced himself as the
design consultant for Messrs. Ciaschi and Autio, and stated that he
wished to present the new subdivision proposal to be considered for
preliminary approval by the Board. Mr. Raynor appended a large plan
to the bulletin board and stated that it was the site plan prepared
for the Board and presented as a new proposal. Mr. Raynor stated that
they want to put in four lots, indicated the four lots on the drawing,
and noted that each one was over an acre in size, and each one was on
an extension of an existing road system. Mr. Raynor indicated on the
site plan that lots numbered "1" and 112" were off Grove Road , and lots
numbered "3" and 114" were off Woolf Lane. Mr. Raynor stated that the
lots themselves are in compliance with the present zoning -- R-30 --
in that area, and they also comply with the minimum one acre size that
the Tompkins County Health Department requires for water well and
sewage disposal system. Mr. Raynor pointed out to the Board the
symbols "W" , meaning water well, and the symbol "S" , meaning sewage
disposal system, with what is shown being the approximate location.
Mr. Raynor stated that the precise location will be determined later
in the field. Mr. Raynor stated that the Town has requested a
hammerhead turnaround for ease of turning around snow plow trucks.
Mr. Raynor stated that the Town has also requested to know how the
drainage will be channelled. Utilizing the drawing, Mr. Raynor stated
that there is an existing roadside ditch along Woolf Lane and Grove
Road and which should be continuing with the roadside. Mr. Raynor
stated that that ditch has no impact on the rest of the land as it
will remain in the existing drainage system. Mr. Raynor noted on the
drawing an area where there is some vegetation and stated that they
are cognizant of maintaining as many of the trees as possible. Mr.
Raynor indicated another area which he described as mostly woods, and
further indicated another area which he noted was mostly secondary
growth since it was a field in among farmed land. Mr. Raynor
indicated a three-acre area at the southern edge of the property where
they are meeting the 10% requirement for open space, and commented
that it would be nice if this land is undeveloped here and, for Mr.
Page, should he do something with his southerly adjacent land, there
would be that opportunity for the open space to remain. Mr. Raynor
Planning Board 29 April 1, 1985
pointed out that the area that has the diagonal stripes represents
additional phases, and stated that they do not know when that would
occur but the idea is to be coordinated with water and sewer being
brought to this area. Mr. Raynor stated that the development is both
orderly and efficient, economical, and does a lot to connect the area
and parts of the area that have no connection at this time. Mr.
Raynor stated that he would like to speak to why this configuration of
development has occurred -- in other words, why the lots look the way
they do. Mr. Raynor stated that this area with the small little dots,
represents five proposed lots which they call Phase 2. Mr. Raynor
stated that they would develop those lots , they would anticipate, with
private water and sewer, with any public water coming after this. Mr.
Raynor stated that they would then come back to the Town after this
development for this area, additional phases, [indicating] with public
water and sewer. Mr. Raynor commented, indicating on the drawing,
that one can see how the road system and boundaries pretty much
dictated how they could lay out these lots in compliance with other
lots in the area.
Chairman May thanked Mr. Raynor for his presentation and declared
the hearing open to the public at 9 :22 p.m.
Mr. Henry Aron, 106 Woolf Lane, spoke from the floor and stated
that he had a question for Mr. Ciaschi. Mr. Aron stated that what
surprised him was that Mr. Ciaschi was coming in with five lots ---
four plus the big one, whereas there were originally 21 lots. Mr.
Ciaschi responded that the costs involved with developing all at once
were very high, for example, the survey costs for five lots are a lot
less than for 21 . Continuing, Mr. Aron, noting that Mr. Raynor had
stated that the "second phase" would be five lots which would also
have wells, stated that, now, we are talking about not four lots but
nine lots. Mr. Aron stated that, to him, that sounded troublesome.
Mr. Raynor responded that it depends on the timing of this with
respect to water and sewer development. Indicating on the drawing,
Mr. Raynor stated that "these" lots might not have private water and
sewage, although it is shown that way now, because they do not know
what is happening in the future. Mr. Aron asked if the developers
were making any attempts to have water and sewer, with Mr. Ciaschi
responding, every attempt possible. Mr. Aron stated that he was
concerned about drawing down the water table. Chairman May stated
that he did not think discussion of nine lots and concerns about
drawing down the water table was appropriate at this time, and noted
that we are talking about four lots , and only four lots, at this time
for approval at this time. Chairman May pointed out that for any more
additional lots, site plan approval would be required at that time.
Mr. Aron stated that he was making a projection, and pointed out that
we are talking about five lots, not four. Mr. Aron referred to the
"hammerhead" turnaround and asked what would happen from there on.
Mr. Raynor stated that it would go on as it does now.
Mr. George Dengler, 250 DuBois Road, spoke from the floor and
stated that the water came down into his whole drive, where the
proposed third lot is, maybe the second lot. Mr. Dengler stated that,
in there, is an old lane. Mr. Dengler stated that he dug a ditch in
Planning Board 30 April 1, 1985
there years ago. Mr. Dengler stated that the water comes down from
Woolf Lane, adding that, at one time, that flooded his land, and
further adding that he did not want that to happen again. Mr. Dengler
stated that, also, the people up the line are having problems too,
even more. Mr. Ciaschi wondered why Mr. Dengler did not think the
drainage is going to be improved, adding that if he [Ci.aschil were to
buy a house there he would not want water in the living room.
Mr. Fabbroni suggested that there might be the possibility, since
the developer is going to have a road project, of "formalizing" the
ditch now as a diversion ditch, that is, cut out a V-shaped diversion
ditch with a bulldozer rather than by hand. Mr. Fabbroni asked Mr.
Ciaschi if he would do that right now, with Mr. Ciaschi responding
that he did not see the need to do that right now and asked Mr.
Fabbroni if he were asking him to create something for something that
was done years ago when he was not even thought of.
Town Attorney Barney, noting that Mr. Ciaschi was asking for four
lots with some additional drainage, asked Mr. Ciaschi if it would be
that much of a struggle to run a ditch up his proposed road. Mr.
Ciaschi responded that he did not see any problem if they have a dozer
up there and if it makes Mr. Dengler happy -- why not? Mr. Ciaschi
stated that he was not here to tear this area down, adding that they
are trying to make everything nice up there. Mr. Ciaschi, commenting
that he was not Attila the Hun, stated that he wanted to get along
with everyone, adding that he was going to live up there. Mr. Ciaschi
indicated on the drawing where he was planning to live and where Mr.
Autio was planning on living.
A voice from the floor asked where the power line is , with Mr.
Raynor indicating same on the plan.
Mr. Victor Lazar, 108 Woolf Lane, spoke from the floor and asked
if any percolation tests have been done, with Mr. Raynor responding,
yes, and adding that the initial tests show that sand filters will be
the likely choice. Mr. Lazar asked if these had been done off Woolf
Lane, adding that he had not seen any evidence of this. Mr. Raynor
stated that he could tell Mr. Lazar that they did them. Chairman May
pointed out that the Engineer' s Report done on the land has been
furnished to the Board.
Mr. Edward Austen, 255 DuBois Road, spoke from the floor and
pointed out that where the drainage comes down it eventually drains
down through his property. Mr. Austen stated that he did not want to
pick up water from Trumansburg Road and/or Woolf Lane. Mr. Austen
spoke of a small creek which he would like to keep as a small creek.
Mr. Austen asked how much water would likely come that way. Mr.
Raynor stated that they have not done specific studies yet, but they
will. Mr. Austen stated that he would like to see them.
Mr. Lazar stated that the level on Woolf Lane at the turnaround
is eight feet above the level of the right of way, and asked what the
level would be at the hammerhead. Mr. Raynor stated that it would be
higher -- with the roadside ditch. Mr. Lazar inquired if Mr. Raynor
Planning Board 31 April 1, 1986
could give him a figure, to which Mr. Raynor responded, no. Chairman
May noted that the applicants were before the Board for preliminary
approval and they will have to come back for the engineering details
and specifics of the final plans. Mr. Fabbroni concurred, adding that
the Board will have a plan and profile that will answer Mr. Lazar's
question, and further adding that, otherwise, the plans are not
complete enough for final.
Mr. Gust Freeman, 258 DuBois Road, spoke from the floor and
stated that he was still concerned about the safety of the pond in his
backyard. Mr. Freeman, speaking to the Board members, stated that if
they walked the land, as they said they would, they would see that the
pond is almost at the boundary of that land that one of the builders
is going to build on. Mr. Freeman stated that he would have a septic
system on top of his pond. Mr. Freeman stated that he was also
concerned about the pond being used as a skating rink and a swimming
hole. Chairman May stated that that was a legitimate question when
the matter is at that point. Mr. Freeman suggested that the pond area
be made a buffer area which would save both him and the Town
liability, adding that, certainly if the Town allows building there,
someone could sue the Town and him. Mr. Raynor pointed out on the
drawing that at this point they are showing an open space system "down
here". Mr. Raynor commented that that may not be cast in concrete.
Chairman May stated that the Board did not want a "park" by the pond.
Mr. Freeman stated that if it were left "open" then he would have a
view of the pond. Mr. Ciaschi wondered what would really stop
children from going through the woods into the pond. Mr. Freeman
spoke of Mr. Ciaschi's responsibility and his willingness to fence in
the area, but not if it were going to be rammed down his throat.
Chairman May stated that there are four lots under consideration
now, with the rest being general information. Mr. Raynor agreed,
adding that it was set out as a courtesy to those present. Chairman
May stated that the Board would take note of those major concerns
mentioned tonight.
Chairman May asked if there were anyone else who wished to speak
and, there being no response, closed the Public Hearing at 9 :28 p.m.
Chairman May asked if the Board would like to turn to the matter of
the SEAF having to do with the first-phase development of four lots
and noted that future development proposals would need another look at
the development site plan.
MOTION BY Mrs . Barbara Schultz , seconded by Mr. Montgomery May:
WHEREAS:
1 . This project is a subdivision of lands in an R--30 district at the
eastern ends of Woolf Lane and Grove Road. This is an Unlisted
action for which a Short Environmental Assessment Form has been
completed and reviewed at a Public Hearing on April 1 , 1986.
2. Any further development of this land for Unlisted or Type I
actions will be the subject of further environmental review.
Planning Board 32 April 1, 1986
3 . A recommendation of a negative determination has been made by the
Town Planner.
4 . There are no affected agencies which should be notified of this
determination. The Tompkins County Health Department is an
involved agency who should be notified of this determination.
THEREFORE, IT I5 RESOLVED:
1 _ That the Planning Board shall act and hereby does act as the Lead
Agency for the environmental review of this project.
2 . That this project is determined to have no significant impact on
the environment and a negative declaration of environmental
significance shall be and hereby is made.
There being no further discussion, the Chair called for a vote.
Aye - May, Langhans, Grigorov, Klein, Baker, Schultz , Mazza.
Nay _ None.
The MOTION was declared to be carried unanimously.
Chairman May asked if the Board wished to speak to the matter of
the four--lot subdivision.
Mr. Klein, referring to the existing deadends on Grove Road and
Woolf Lane, asked if they go into the Ciaschi property at all or if
they are coincidental to his neighboring properties. Mr. Raynor
responded that they would have to get a survey to determine that
exactly, adding that, at some points, it looks like some are on the
property and some are not. Mr. Klein stated that he was up there and
he could not tell, adding that there is a cul de sac. Mr. Klein
stated that he would share Mr. Lazar' s comment on Woolf Lane that the
road is substantially higher than the future lots , adding that lots
"1" and "2" are easier than "3" or 'W' , and further adding that that
would be one area of concern, certainly, down the road. Chairman May
noted that this could depend on how it is handled in the final plan,
assuming that the preliminary plan is granted approval. Mr. Raynor
noted that this could be handled by a grading plan, or drainage plan,
and the location of the power line would be a factor. Mr. Klein noted
that that was important as it runs along the edge of "that" .
Mr. Charles Kehler, 106 Grove Road, spoke from the floor and
noted that the power line is the boundary.
Town Attorney Barney stated that the final subdivision plat
should show the drainage ditch that we talked about earlier out to
DuBois Road, adding that part of the requirements appears to be a
drainage study by the Engineer but, if not, the developer might want
to have that. Mr. Fabbroni suggested that there be some
conceptualization indicated of the three drainageways -- one by Mr.
Dengler, one through the pond, and one to the north -- adding that
this is important to whatever is done with the Town of Ulysses and,
Planning Board 33 April 1 , 1986
those three will address Mr. Austen's question on how the drainage
area is going to be split up ultimately.
MOTION by Mrs. Carolyn Grigorov, seconded by Mr. James Baker:
WHEREAS:
1 . The Planning Board has reviewed a Short Environmental Assessment
Form for the proposed Timothy Ciaschi and Ken Autio Residential
Subdivision, off Woolf Lane and Grove Road, and has made a
determination of negative environmental significance.
2 . The Planning Board has reviewed this subdivision at a Public
Hearing on April 1, 1986 .
3 . A subdivision plan entitled "Site Plan, Timothy Ciaschi & Ken
Autio Residential Subdivision, Ithaca & Ulysses, New York" , Sheet
1 of 1, dated March 27, 1986 , prepared by Scot Raynor, A.S.L.A. ,
and an Engineering Report for same, dated March 27, 1986,
prepared, signed, and sealed by Gregg F. Travis, L.P.E. , have
been submitted to the Planning Board.
4 . This action is the subdivision of a 24 .07 acre parcel, Town of
Ithaca Tax Parcel No. 6-23-1-11. 112 , into 5 parcels of 1 .12
acres, 1 .08 acres, 1 .47 acres, 1 . 75 acres , and 18 .65 acres,
respectively, at the eastern ends of Woolf Lane and Grove Road.
5. Two rights of way for the extensions of Woolf Lane and Grove Road
to connect with an existing right of way from Dubois Road have
been provided.
THEREFORE, IT IS RESOLVED:
1 . That the Planning Board waive and hereby does waive certain
requirements for Preliminary Subdivision Approval, 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 grant and hereby does grant Preliminary
Subdivision Approval for this subdivision as presented and
described on the aforementioned site plan, conditioned upon the
following:
a. that the Final Subdivision Plat, or other submitted
document, show the location of all drainageways including a
drainage ditch from the extensions of Woolf Lane and Grove
Road to DuBois Road, and
b. that the developer provide a complete engineering drainage
study showing the runoff and the manner of any additional
surface runoff, if created by the subdivision.
Planning Board 34 April 1 , 1966
There being no further discussion, the Chair called for a vote .
Aye - May, Langhans, Grigorov, Klein, Baker, Schultz , Mazza.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairman May declared the matter of the Preliminary Subdivision
Approval for the Timothy Ciaschi and Ken Autio Subdivision off Woolf
Lane and Grove Road duly closed at 9:45 p.m.
PUBLIC HEARING: CONSIDERATION OF RECOMMENDATION TO THE TOWN BOARD
WITH RESPECT TO THE PROPOSED REZONING OF THE LANDS OF PAUL A. JACOBS
FROM RESIDENCE DISTRICT R-30 TO RESIDENCE DISTRICT R-5 (MOBILE HOME
PARK DISTRICT) , AND , SPECIAL APPROVAL OF PROPOSED EXPANSION OF COLLEGE
VIEW PARK, LOCATED AT 136-146 SEVEN MILE DRIVE, TOWN OF ITHACA TAX
PARCELS NO. 6-33-2-1 AND 6-33-2-2 . PAUL A. JACOBS, OWNER/DEVELOPER.
Chairman May declared the Public Hearing in the above-noted
matter duly opened at 9 :46 p.m. and read aloud from the Notice of
Public Hearings as posted and published and as noted above. Mr. and
Mrs. Jacobs were present, as was their Project Engineer, William F.
Albern.
Mr. William F. Albern appeared before the Board and stated that
he was the Engineer for Linda and Paul Jacobs with respect to their
proposed expansion of their existing mobile home park. Mr. Albern
appended a large version of the Site Plan before the Board and
oriented the Board members and the public as to the location of the
College View Park, pointing out that it sits right "here" . Indicating
on the Site Plan, Mr. Albern pointed out the area where the existing
park is situated, noting that Mr. and Mrs. Jacobs have 24 mobile homes
presently in place in that area. Mr. Albern pointed out the presently
existing circular drive and stated that the proposed addition will
come from that drive back into the Park. Mr. Albern, again indicating
on the Site Plan, stated that there will be thirty-three additional
mobile homes located on the Jacobs' property on lots of varying
dimensions, but generally with a size of 60 feet by 100 feet or 70
feet by 90 feet. Mr. Albern stated that the septic systems and the
fields, will be all in "this" area about 100 feet by 200 feet and
about 140 feet by 140 feet [indicating] , commenting that that area
will also double as additional recreational area. Pointing to the
Site Plan, Mr. Albern stated that there is an existing well "here" and
an existing well "here" which have been okayed to serve the entire
project. Mr. Albern pointed out the location of a 2" water line loop
which will be extended to the homes. Referring to drainage, Mr.
Albern stated that this property has a very small drainage area, and
noted the stream through the property. Mr. Albern pointed out on the
drawing the point which was more or less a high point and indicated
how some of the drainage goes south and the rest "this way" , adding
that their concern is with draining the area "this way" by roads. Mr.
Albern indicated on the drawing where a couple of spots will be cut
through and stated that the drainage would be minimal on this
particular piece of property. Mr. Albern stated that the utilities
Planning Board 35 April 1 , 1986
will be underground --- TV, electric, telephone, water -- plus LP. Mr.
Albern pointed out on the drawing proposed storage sheds of 4 ' x 8 ' x
8 ' for each mobile home and noted their locations on the property line
and how the shed structures will be 8 ' x 8 ' x 8 ' with a center
partition. Mr. Albern also pointed out the proposed parking as it is
to be provided per two lots , noting that the majority of the lots will
have two spaces --- two for two -- although a few will have three for
each. Mr. Albern pointed out where the garbage will be collected.
Concluding, Mr. Albern pointed out on the drawing a recreation area,
noting that the total recreation area is about 40 ,000 sq. ft. , and
stated that it is fairly steep, adding that that is the high point.
Chairman May thanked Mr. Albern for his presentation and asked if
there were anyone present from the public who wished to speak to the
proposal before the Board.
Mr. Jeff Coleman, 208 First Street, spoke from the floor and
asked if there were going to be plantings. Mr. Albern pointed out on
the drawing where there was a wooded area "here" and a wooded area
"here". Mr. Coleman wondered about the "other side". Mr. Albern
stated that they were not concerned with that since "this" land
[indicating] is owned by the current owner. Mr. Albern indicated a
wooded area "up here" , and stated that that would be addressed at the
appropriate time. Mr. Albern pointed out on the drawing the
thirty-foot buffer delineated to conform with the Town zoning law.
Mrs. Nansen P. Josselyn, 152 Seven Mile Drive, spoke from the
floor and stated that she had several concerns about which the Town
Board [Planning Board] should be aware. Mrs. Josselyn read from a
paper which she gave to the Secretary, after reading, for the record.
The statement follows, with the added comments made by Mrs. Josselyn
indicated.
"PROBLEMS CAUSED BY TRAILER PARK ON SEVEN MILE DRIVE
1 . WATER CONTAMINATION 1984 and 1985
Tompkins County Health Department ordered water to be
boiled. " [Adding -- "on at least two occasions. "]
"2. PROPERTY VALUES Realtors state 10% reduction in property values
due to parks of over 50 trailers.
3 . FIRE PROTECTION NO adequate water supply. " [Adding -- "at this
time to take care of fire protection in the area."]
"4. 100 ADDITIONAL PEOPLE 2.4 people per family X 40 trailers.
5 . PRESENT SEWER PROBLEMS
6 . NEED NOISE BUFFER LARGE trees. " [Adding -- "Noise buffer to the
north needed. "]
7. PRESENT NOISE LEVEL HIGH Triple it?" [Adding -- "There is
currently noise, so what will it be like when tripled?"]
Planning Board 36 April 1, 1985
118 . Proposed Se tic drains into stream" [Adding -- "Drain-off from
septic to stream dust below it. "
9 . TRAFFIC INCREASE
10 . HIGHER CRIME RATE Sheriff cars have already increased patrol in
area. " [Adding -- "Sheriff cars appear to be going up and down
road more now; what will it be when increased by 100?11 ]
"11. ZONING How will this affect other properties on the road?"
[Adding -- "What are you going to do with the rest of the land on
Seven Mile Drive?"]
1112 . ALREADY THREE OTHER TRAILER PARKS WITHIN FOUR MILES! ! ! ! ! ! "
Mr. Ronald B. Knewstub, Calkins Road, spoke from the floor and
spoke of the Tax Parcel No. set forth in the Notice of Public Hearings
- 6-33-2-1 -- and stated that that is the large parcel which runs
back to Calkins Road and abuts property located on Calkins Road. Mr.
Knewstub asked why it was necessary to redistrict all of that parcel.
Mr. Albern responded that he assumed Mr. Knewstub was on Calkins Road
and Mr. Knewstub stated that that was correct, adding that he was
right behind the trailer park. Mr. Albern showed on the site plan
where Calkins Road is in relationship to the trailer park, noting that
it is not shown on the site plan as such . Mr. Knewstub stated that
they are on both sides. Mr. Albern again located where Mr. Knewstub
was talking about. Mr. Albern stated that the owner has requested a
complete rezoning of his land which includes the two presently
existing parcels. Mr. Knewstub asked Mr. Jacobs if he planned to
develop that area out to Calkins Road, with Mr. Jacobs responding, not
at this time.
Mr. Klein commented that it was not really clear what area is
being asked for rezoning. Mr. Fabbroni stated that that information
is there, however, he would question why it was necessary to rezone
that portion of the large parcel [6-33-2-1] which is a 1250 ' by 205 '
strip running all the way up to Calkins Road, when what you see on the
site plan in full scale would suffice for the full expansion of the
mobile home park. Town Attorney Barney commented that "you" would
have that strip only for a mobile home park use. Mr. Fabbroni pointed
out that the width of that strip is limiting when you get into private
systems -- sewer, water -- and that would be a reason to subdivide it
off at this point. Mr. Fabbroni stated that he would ask, also, if
there were any notion that Mr. Jacobs would want to access the park
from Calkins Road. Mr. Jacobs stated that he did not know anything
about that, adding that there is a road there now that you could drive
a truck through, however, that is not his intention.
A gentleman spoke from the floor and asked what the spacing
proposed between the trailers is on the new addition, adding that on
the current one it is extremely close, and further adding that he
would ask if a trailer park can be added on to in the Town of Ithaca.
Chairman May stated that the Town now has mobile home park zoning in
place so that can be taken care of.
Planning Board 37 April 1 , 1986
Mr. Millard Brink, 706 Elmira Road, spoke from the floor and
0 stated that he was the owner of Cayuga Farm and has been such for 35
years. Mr. Brink stated that he is 8/10 of a mile away on Seven Mile
Drive, directly across from this so-called park which has changed
hands five times and which, he thought, the County condemned at one
time. Mr. Brink described troubles with septic tanks and spoke of
problems for many years. Mr. Brink stated that he has, himself, had
trouble with some of the people in the park for 34 years and described
picking up their junk which blows all over the place. Mr. Brink
described how two years ago "they" cut down two rows of his sweet corn
in order to get to the Convenience Store. Mr. Brink described parties
in his cornfield. Mr. Brink recalled a time when the man who tilled
his grain found marijuana growing in his cornfield. Mr. Brink stated
that not all the people in the trailer park are bad but some of them
are lulus. Mr. Brink stated that, after thirty--five years, if the
Town is now going to develop trailer parks, it ought to do something
about the one that is there now -- six feet off the highway -- adding
that there have been many complaints on this trailer park for
thirty-five years because it has been nothing but trouble. Mr. Brink
stated that he had lots of company here with him tonight and there is
not time for all of them to speak. Mr. Brink asked that all those who
are opposed to this rezoning without doing anything about the one that
is there, which is very old and was there before he was there, to
stand up. Mr. Brink stated that he was sick and tired of people
coming through fences, motor bikes, and that sort of nonsense. Mr.
Brink spoke of the new owner's fence by his [Jacob' s] house and stated
that there was a "For Sale" sign in his yard. For the record, about
20 people stood up. Mr. Brink commented that he would like to sell a
horse barn and make something of it, adding that he was proud of what
he has done.
Mr. Albern stated that he would like to make a comment regarding
the size of the proposed mobile home park and asked those present to
look at "this piece here" [indicating the area on which the existing
park is located] where there are 24 trailers and compare that with
"this" very large piece [indicating] where 33 are proposed.
Mr. Donald K. Josselyn, 152 Seven Mile Drive, spoke from the
floor and asked how far apart the old ones are. Mr. Albern stated
that he did not know, however, the new ones are 50 ' to 60 ' apart.
Referring to the "Planner' s Comments" which he had been given,
Mr. Albern asked, regarding metes and bounds, if Ms. Beeners wanted
that for each mobile home site, adding, if so, that would be highly
unsual. Ms . Beeners stated that the requirement would be for only the
area described for the mobile home park zone. Mr. Albern commented
that Ms. Beeners meant, then, the park itself. Ms. Beeners offered
that she was citing the Town Subdivision Regulations and did not mean
each site.
Mr. Brink noted that Mr. Albern had stated that the drainage is a
creek. Mr. Albern commented that the creek is on "your" property.
Mr. Albern asked Ms . Beeners if she expected a profile on the
Planning Board 38 April 1, 1986
roads, adding that "this" [indicating] is not a roadway; "this" is a
driveway. Ms. Beeners stated that the things she had put before the
Board, copies of which Mr. Albern has, are her "Planner ' s Comments"
and Draft Resolutions, and are things that can be discussed.
[Secretary' s Note: These comments and materials were subsequently
never brought on the table before adjournment to visit the site. ] Ms.
Beeners suggested that she and Mr. Albern, and Mr. Jacobs, set up a
time to do that. Mr. Fabbroni commented to the Board that it is more
of a problem for his staff to discuss things with the applicant if
they are not aware if there were some other questions and other
concerns, such as we have heard from the audience, in order to go to
the next step toward refining the proposal .
Mr. George Sheldrake, 174 Calkins Road, spoke from the floor and
stated that he is the owner of two properties, right next on Five Mile
Drive and Early Bird Farm. Mr. Sheldrake spoke of a possibility of
the trailer park representing 85% of the population on the road which
has eight other houses. Mr. Sheldrake stated that the present 24
trailers are 75% of the whole road, described an area of 350 ' by 2001 ,
and stated that the park is proposed to be expanded to a point where
it will be 89% of the whole road . Mr. Sheldrake stated that, as it
is, there is a lot of traffic going up there now and all day long
there is noise. Mr. Sheldrake stated that he has one of the houses
which he bought from Mr. Brink which he is planning to rent or sell
and spoke of his desire to upgrade the neighborhood .
Mr. James A. Ridall, 172 Seven Mile Drive, spoke from the floor
and stated that a buffer zone had been talked about, commenting that
he supposed that was to keep the people contained, and asking how it
could keep them contained without them spewing out still. Mr. Ridall
stated that they are already on Millard Brink's land and they will be
on his. Chairman May stated that this is a law enforcement question,
adding that the Planning Board cannot do anything about the question
of trespass. Mr. Ridall stated that there should be something done.
Mr. Mazza offered that the buffer zone should be designed in some way
that would discourage traffic from going over into other properties.
Chairman May pointed out that with a 30-foot wide area it would be
pretty hard to do that.
Mrs . Nancy Phillips , 167 Calkins Road, spoke from the floor and
stated that she had a question and a comment, the question being,
whether the plan is in compliance with the County requirements for
Mobile Home Parks, and the comment having to do with the protection of
the zoning under which they bought their land and with the rezoning
being a radical disruption of the zoning in the area.
Chairman May closed the Public Hearing at 10 : 13 p.m.
MOTION by Mr. Montgomery May, seconded by Mr. James Baker:
RESOLVED, by the Town of Ithaca Planning Board, that the matters
of the consideration of a recommendation on the rezoning of the lands
of Paul A. Jacobs and the special approval of the proposed expansion
of College view Park, be and hereby is adjourned to Tuesday, May 6 ,
Planning Board 39 April 1 , 1986
1986 , at 7 :30 p.m. , in order for the Board members to go up to the
site.
There being no further discussion, the Chair called for a vote .
Aye - May, Langhans, Grigorov, Klein, Baker, Schultz, Mazza.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairman May declared the College View Park matter duly adjourned
to Tuesday, May 6 , 1986, at 7:30 p.m.
ADJOURNMENT
Upon Motion, Chairman May declared the April 1 , 1986 meeting of
the Town of Ithaca Planning Board duly adjourned at 10:17 p.m.
Respectfully submitted,
Nancy M. Fuller, Secretary,
Town of Ithaca Planning Board.