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HomeMy WebLinkAboutZBA History Combined (93) Zoning Board of Appeals History as of 922, 924, 926, 928 Coddington Road Tax Parcels involved, with address if known: Current 922, 924, 926, 928 Coddington Road 47.-1-4.2, 4.3,.4.4, 4.5 with 2004 subdivision. History: 2011 – Area Variance to modify previously approved driveway location - Approved 2004 – Area Variance to allow 4 parcel subdivision with non-conforming setbacks - Approved t TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS MONDAY, MARCH 21 , 2011 215 North Tioaa Street, Ithaca 7 :00 P.M. Adjourned Appeal of Jonathan Russell-Anelli and Katherine McComas , owners/applicants , requesting variances from the requirements of Chapter 270 , Section 270-208 B "Dwellings on Nonconforming Lots" and Section 270-47 "Building Area" of the Town of Ithaca Code to be permitted to maintain an existing deck that exceeds the allowable percentage of lot coverage and to construct a wrap around deck that encroaches into the required side yard and rear yard setbacks and further increases the exceeded lot coverage , located at 1134 East Shore Dr, Tax Parcel No. 19. -2-2, Lakefront Residential . Appeal of Jeffrey Hall , owner, requesting a modification of ZB Resolution No . 2004-041 , granted August 16, 2004 by the Zoning Board of Appeals , for relief from the conditions set forth in said resolution . The variance permitted the subdivision of a parcel into four lots with two lots having not less than 30 feet of road frontage and a 30 foot width at the required setback line located at 922-928 Coddington Rd , Tax Parcel Numbers 47. - 1 -4 . 2 , 47. - 14. 39 47. - 1 -4.4, and 47. - 1 -4. 5, Low Density Residential . Appeal of Ithaca College, owner, Herman Sieverding , Agent, requesting modification of ZB Resolution No. 2010-021 , granted July 19, 2010 by the Zoning Board of Appeals . Said variance permitted setback reductions related to parking along the north side of the property, located at 1033 Danby Road , Tax Parcel Numbers 43. - 1 -2 . 2 and 43. - 1 -2 . 3, Medium Density Residential . Ap2eal of College Crossings, LLC , owner, Evan Monkemeyer, Agent, requesting variances from the requirements of Chapter 270 , Section 270- 117A(2) (3) "Yard Regulations" of the Town of Ithaca Code to allow insufficient side yard and rear yard setbacks on the north and east side of the property located at 1061 Danby Rd , Tax Parcel No. 43. - 1 -3 .22 , Neighborhood Commercial . Appeal of Cayuga Ridge Health and Residential Community, owner, Kristin E. Gutenberger, Agent, requesting variances from the requirements of Chapter 270, Section 270-66 "Permitted Principal Uses" and Section 270-68G "Permitted Accessory Buildings and Uses" of the Town of Ithaca Code to be permitted to operate a 100- bed Nursing Home and 90-bed Assisted Living Program/Adult Home located at 1229 Trumansburg Rd , Tax Parcel No. 26. -4-46. 1 , Medium Density Residential . Said request would be extending variances granted by this Board on August 25 , 20090 Assistance will be provided for individuals with special needs , upon request. Requests should be made not less than 48 hours prior to the public hearings. Bruce W . Bates Director of Code Enforcement 607-273- 1783 Dated : March 10 , 2011 Published : March 12 , 2011 I Zoning Board Minutes March 21 , 2011 Final 3. That the deck on the north and south sides of the house may be constructed using post design that meets building code, 4. That the decks be constructed substantially as indicated on the plans submitted by the applicant except as modified by the conditions of this variance, 5. That the portion of the deck on the north side extend no further out from the house than 8 feet, and 6. That the existing deck on the north side of the house will not be enlarged beyond its current footprint. Findings: That this Board finds that the benefit to the applicant does outweigh any detriment to the health, safety, and welfare of the community, specifically: 1 . That the benefit the applicant wishes to achieve cannot be achieved by any other means feasible given the applicant's desire to have the deck space at the main living level, 26 That there will not be an undesirable change in neighborhood character or to nearby properties given that other properties in the area have similarly small lots or even smaller lots with similarly deficient setbacks, 3. That while the requested variance is substantial, nevertheless the benefit to the applicant does outweigh any detriment to the health, safety and welfare of the community, 40 That the request will not have adverse physical or environmental affects, and 5. While the alleged difficult is self-created, nevertheless the benefit to the applicant does outweigh any detriment to the health, safety and welfare of the community, A vote on the motion resulted as follows: AYES: Sigel, Krantz, Niefer, Mountin and King NAYS: None. Motion was carried unanimously. Agpeal of Jeffrey Hall, owner, requesting a modification of ZB Resolution No. 2004041 , granted August 16, 2004 by the Zoning Board of Appeals, for relief from the conditions set forth In said resolution. The variance permitted the subdivision of a parcel into four lots with two lots having not less than 30 feet of road frontage and a 30 foot width at the required setback line located at 922=928 Doddington Rd; Tax Parcel Numbers 47,=14.2, 478-1 -4.3, 47.44.4, and 47:1 -4.5, Low Density Residential. Jeff Hall appeared before the board and gave a summary of his request. He requested modification of the required length of the driveway into the subdivision and the required driveway surface. He purchased the subdivision without realizing that the driveway needed to be paved. Mr. Hall went on to describe the construction of the driveway. It was discovered during the construction of the driveway that if its distance was shortened by 40 feet it would save 3 of the most mature trees on the lot. Page 8 of 19 �r Zoning Board Minutes March 21 , 2011 Final Mr. Bates explained that the previous approval described the width and depth of the driveway. Applicant has shortened driveway by more than 10% and Mr. Bates did not feel that he, could approve the modification as an insubstantial change. Mr. Hall stated that he had no desire to have driveway deeded to Town as town road. The three property owners currently have shared driveway agreements for the use of the driveway. Chairperson Sigel asked Attorney Brock if it would be appropriate to move to modify the 2004 variance. Attorney Brock thought that it would be , but that the resolution should state how the area variance criteria are satisfied . SEAR Chairperson Sigel moved to make a negative determination of environmental significance for reasons in Part II of the EAF prepared by Town Staff. Seconded by Mr. Krantz. Vote—CU ZB RESOLUTION 2011-016: Environmental Assessment. Jeffrey Hall, 922=928 Coddinaton Rd. Tax Parcel Nos. 47. 44.2. 47. 44.3. 47. 44. 4. 47. 44.5 MOTION made by Kirk Sigel, Seconded by Ron Krantz Resolved, that in regards to the appeal of Jeffrey Hall, this Board makes a negative determination of environmental significance for reasons in Part 11 of the Environmental Assessment Form prepared by Town Staff. A vote on the motion resulted as follows. AYES. Sigel, Krantz, Niefer, Mountin and King NAYS: None. Motion was carried unanimously. PUBLIC HEARING Chairperson Sigel opened . the public hearing at 8:46 p.m . and invited the public to address the Board. There being no one, he closed the public hearing at 8:46 p.m. of ZB 2004-041 to change the condition Chairperson Sigel to 9 rp el rant modification grant regarding construction of the driveway so that the driveway may be constructed as shown on plans submitted to board with the findings that all the criteria of an area variance had been satisfied , specifically listing how each criterion was met and with conditions on driveway construction . Seconded by Mr. Niefer, Vote—CU . ZB RESOLUTION 2011=017: Modification of Variance. Jeffrey Hall, 922-928 Coddington Rd. Tax Parcel Nos 47.44.2. 47.44. 3. 47. 44.4. 47.44. 5 MOTION made by Kirk Sigel, Seconded by Jim Niefer. Resolved, that this Board grants the appeal of Jeffrey Hall requesting a modification of Zoning Board Resolution 2004-041 granted August 16, 2004 by the Zoning Board of Page 9 of 19 i i Zoning Board Minutes March 21 , 2011 Final Appeals to change the condition regarding construction of the driveway so that the driveway maybe constructed as indicated on the plans submitted by the applicant to this Board for this appeal for the properties located at 922-928 Coddington Rd, Tax Parcel Nos. 47. - 1 -4. 2, 474463p 47. 44. 4, and 47. 4 =4. 5, Low Density Residential zon, with the following: Findings: That the benefit to the applicant does outweigh any detriment to the health, safety, and welfare of the community, specifically: 1 . That the benefit the applicant wishes to achieve, which is that of preserving more mature trees on the property, cannot be achieved by any other means feasible, 2. That there will not be an undesirable change in neighborhood character or to nearby properties given that the road and subdivision has existed for a number of years without any apparent impact to neighboring properties, 3. That the request is not substantial, 40 That there will be no adverse physical or environmental effects and in fact will result in the preservation of several trees, and 5. That even though the alleged difficulty is self-created, nevertheless the benefit to the applicant does outweigh the detriment to the health, safety, and welfare of the community. Condition. 1 . That the driveway be constructed substantially as indicated on the plans submitted to the Board for this meeting. A vote on the motion resulted as follows, AYES. Sigel, Krantz, Niefer, Mountin and King NAYS: None. Motion was carried unanimously. Appeal of Ithaca College, owner, Herman Sieverding, Agent, requesting modification of ZB Resolution No. 20106021 , granted July 19, 2010 by the Zoning Board of Appeals. Said variance permitted setback reductions related to parking along the north side of the property, located at 1033 Danby Road, Tax Parcel Numbers 43:1 -2.2 and 43:1 -2.3, Medium Density Residential. Herman Sieverding and Rick Couture appeared before the Board and referred them to modified site plan submitted as part of their packet. Mr. Sieverding explained that the College reduced the size of the proposed project from a 280-bed addition to a 13&bed addition . The buildings that required a setback variance are no longer part of the plan . The parking on the north side of the parking still exists and they still need an area variance for that. Mr. Sieverding noted that there is a specific reference in the July 19, 2010 variance to the site plan and the site plan has changed; therefore, a modified variance is needed . Page 10 of 19 i FILE DAI 5 7:: ADOPTED RESOLUTION ZB RESOLUTION 2011 =016 Environmental Assessment Jeffrey Hall 922=928 Coddington Rd Tax Parcel Nos. 47.=1 -4.2, 470-1 -4.39 47.-1 -4.4, 47.-1 -4.5 March 21 , 2011 MOTION made by Kirk Sigel , Seconded by Ron Krantz. Resolved , that in regards to the appeal of Jeffrey Hall , this Board makes a negative determination of environmental significance for reasons in Part II of the Environmental Assessment Form prepared by Town Staff. A vote on the motion resulted as follows: AYES : Sigel , Krantz, Niefer, Mountin and King NAYS : None. Motion was carried unanimously. STATE OF NEW YORK) COUNTY OF TOMPKINS) SS: TOWN OF ITHACA. I , Carrie Coates Whitmore, Deputy Town Clerk of the Town of Ithaca, New York, do hereby certify that the resolution is an exact copy of the same adopted by the Zoning Board of Appeals of the Town of Ithaca at a regular meeting on the 21st day of March , 2011 . ' h, Deputy Tow Irk Town of Ithaca FILE I D " s ADOPTED RESOLUTION ZB RESOLUTION 2011 =017 Modification of Variance Jeffrey Hall 922-928 Coddington Rd Tax Parcel Nos, 47.-1 -4.2, 476-1 -439 470-1449 474-1 -4.5 March 21 , 2011 MOTION made by Kirk Sigel , Seconded by Jim Niefer. Resolved, that this Board grants the appeal of Jeffrey Hall requesting a modification of Zoning Board Resolution 2004=041 granted August 16, 2004 by the Zoning Board of Appeals to change the condition regarding construction of the driveway so that the driveway may be constructed as indicated on the plans submitted by the applicant to this Board for this appeal for the properties located at 922-928 Coddington Rd , Tax Parcel Nos, 47. - 1 -4. 2, 47. - 1 -4.3, 47. - 1 -4.4, and 47. - 1 -4.5, Low Density Residential zon , with the following : Findings: That the benefit to the applicant does outweigh any detriment to the health , safety, and welfare of the community, specifically: 1 . That the benefit the applicant wishes to achieve, which is that of preserving more mature trees on the property, cannot be achieved by any other means feasible , 2 . That there will not be an undesirable change in neighborhood character or to nearby properties given that the road and subdivision has existed for a number of years without any apparent impact to neighboring properties, 3 . That the request is not substantial, 40 That there will be no adverse physical or environmental effects and in fact will result in the preservation of several trees, and 5 . That even though the alleged difficulty is self-created, . nevertheless the benefit to the applicant does outweigh the detriment to the health, . safety, and welfare of the community. Condition: 1 . That the driveway be constructed substantially as indicated on the plans submitted to the Board for this meeting. ZB RESOLUTION NO. 2011 -017 Page 2 of 2 A vote on the motion resulted as follows: AYES : Sigel , Krantz, Niefer, Mountin and King NAYS : None . i Motion was carried unanimously. STATE OF NEW YORK) COUNTY OF TOMPKINS) SS : TOWN OF ITHACA. I , Carrie Coates Whitmore , Deputy Town Clerk of the Town of Ithaca , New York, do hereby certify that the resolution is an exact copy of the same adopted by the Zoning Board of Appeals of the Town of Ithaca at a regular meeting on the 21st day of March , 2011 . Deputy To Jerk Town of Ithaca f ti L V7 [off TOWN OF ITHACA ®. 12011 : 215 N . Tioga Street, ITHACA, N . Y . 14850 FEB TOWN CLERK 273- 1721 PLANNING 273- 1747 CODE ENFORCENT & ZONIN 273- 178 OF ITHACA PUBLIC WORKS (Engineering, Roads, Parks & Trails, Water & Sewer) 273- 16 ODE ENFORCEMENT FAX (607) 273- 1704 Zoniniz Board of Appeals Application Form : Submit this Application ONLY after: ( 1 ) applying for a building/sign permit for which you received a determination /denial from Code Enforcement Staff or (2) referral from the Planning Board based upon a site plan or subdivision review. ZBA Appearance Fee : $ 100 9, 1 I iF6ir OfficeU'a Only 1 1 � t A ' . a For Of�celU e ®nly �� , , Piro rtyls locatedw�tNiri ror adjacent `to: n s �� • . � Pleas check all that apply : �' t Date Received' a� , : h Y a ° " kCounty AgtDtstrict 3 Cash or G}heck No n Area Variance a T A F -i1 ; If 9 F� 9 11 M a a t I ' 1 x9 Use Variance - O _ ,_ RJNAT, 9 a a 0 a. 1 ' a s ZoningTQi§trtot., l '>��T xa 4 Sign Variance m y u CEA t1 1 9 9 1 ,N I I ?Applicable Sechon(s) of Town Code: I : ! ki 8 4 4 1= d 0 c FS Sprinkler Variance n Forest Home Historic Dtstnct yt✓ ; r .smo/i �ws Special Approval r a 11j .a r State Pa k/another. muntcipahty, /� � — � Q+�` � . u l x� n n 3 a n Ij 41 r, a � 6 n a s` r, n � � u r s I ; The UNDERSIGNED respectfully submits this Application Form requesting an (appearance to be allowed to A w.eAd*& Qw� G� � V, %4 **, �;C� kiar� 6) (0a _*tYNS� Q0, , &J at \ 22 _1 U (cc! VV: M "� , Town of Ithaca Tax Parcel No. 41 � I ` 4 . Z / q 1 - I - y s , as shown on the attached supporting documents. A description of the practical difficulties and unnecessary hardship and/or the Special Approval authorization request is as follows (attach any additional sheets as necessary):By filing this application, I grant permission for members of the Town of Ithaca Zoning Board of Appeals or Town Staff to enter my property for any(inspection(s) in connection with my application . Print Name Here: At %t)l \�43 . \ACM Signature of Owner/Appellant : 9noit ti.. ' -:7 0, Date : Signature of Appellant/Agent: q Date : Home/Cell Telephone Number: �1 ` ZDG S Work Telephone Number : Email Address � W C. r, 0 . �C� v� NOTE : A Granted Variance expires 18 months from the date of its filing. Construction work associated with any variance(s) must commence within 18 months of filing. Your attendance at the meeting is strongly advised. Revised 11 /9/2010 I 1 Town of Ithaca Environmental Review FEB ° 1 2011 SHORT ENVIRONMENTAL ASSESSMENT O For UNLISTED ACTIONS Located in the Town of Ithaca, Tompkins Co ty, N )Dk� OF ITHNi q NFORCEt iENT PART 1 - PROJECT INFORMATION To be completed by Applicant or Project Sponsor) 1 . Applicant/Sponsor 2. Project Name NA e (V( ey 3 . Precise location (street address, road intersections prominent landmarks, etc. or provide map:) ct '2. 2 — � 2� C� �,r��OA 6 0�.� . Sov7ko\ 04 Co\Nwkui:, oft CevA )ec Go. cl- P Tax Parcel Number: 4. Is proposed action : NEW? EXPANSION ? MODIFICATION/ALTERATION? 5. Describe project briefly : (Include project purpose, present land use, current and future construction plans, and other relevant items) : I )e� C\ k C%C)O\e \ S� X12 O� i C' � � 1 C.�c rem, 5 Attach separate sheets if necessary to adequately describe the proposed project.) 6. Amount of land affected : Initial) 0-5 rs L L Acres 6- 10 rs L L Acres > 10 rs to L Acres e.SS ) "W� 7. How is land zoned presently? � \ C�fl2 8. Will proposed action comply with existing zoning or other existing land use restrictions? p n YES NO ✓ If no, describe conflict briefly: �QC4t�e _ C Q{e�10us LO\9\,�5 y 9. Will proposed action lead to a request for new: C� Public Road ? YES NO ✓ Public Water? YES NO ✓ Public Sewer? YES NO 10. What is the present land use in the vicinity of the proposed project? Residential ✓ Commercial Industrial Agriculture Park/Forest/Open Space _../ Other Please Describe: 11 . Does proposed action involve a permit, approval, or funding, now or ultimately from any other governmental agency (Federal, State, Local?) YES ✓ NO If yes, list agency name and permit/approval/funding: TpW� C > — T7t*\P LZ, A 12. Does any aspect of the proposed action have a currently valid permit or approval? YES NO If yes, list agency name and permit/approval. Also, state whether it will require modification. I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE : \\ �� Applicant/Sponsor Name (Print or Type) : Jet 4c W Signature and Date: Z Revised 11 /9/2010 10ROWN FEB x. 12001 ZONING BOARD OF APPEALS AREA VARIANCE CRITERIA FORM - to be completeg complete by HACA \ ` EMENT Applicant: 3e t'" � • Address of Property Requiring the Variance: � 2Z - `12.( (0 Tax Map No. . �� " , '� . 2 / '1 � " ' !� •S TEST: No area variance will be granted without consideration by the Board of the following factors : 1 . Whether undesirable change would be produced in the character of the neighborhood or a detriment to nearby properties : Yes No Reasons : fie_ rev '►ors Sod,�'� v is'�c� c� w•ewA vA5 of c ^o& ck \ar\ o (� 2 . Whether benefit sought by applicant can be achieved by a feasible alternative to the variance : Yes e� No Reasons : See_. ck4gL\e.� se c �0*& Taw.N Z!! gIAeeS' ��-�c arc\\ Z� 2ao6 . 3 . Whether the requested variance is substantial : Yes No Reasons : p �- 1�tS 1 � C � �- re�. � r► �dV is Sa � ccer. '� � ew•erCe�.c� v kc)* ow �efS . 4 . Would the variance have an adverse impact on the physical or environmental conditions in the neighborhood ? : Yes No Reasons : 003\Ae V �r'► ��LE lti �c� � � Ov2 o �c� ' �'1GnS '� Mi �1Sn Ix �C 5 . Whether the alleged difficulty was self-created : Yes No ,/ Reasons : f\ak or Sna, ` 9 00'\�, Cc,-: D � p�-Qei �y W kA C! f6U A . ,N\ SUtc'iQrs4a,/t A5 O S\V\a,- ec� r � veW!y Revised 11 /9/2010 i JeffreX W. Hall 1 Ef I ( I E From : Bruce Bates [BBates @town . ithaca . ny. us] o j Sent: Tuesday, January 25, 2011 9 :24 AM f MOWN OF ITNACA To: Jeffrey W . Hall CODE FNF0F; 4Et1J1ENT Cc : Carrie Coates Whitmore ; Susan Ritter; Steven Williams -- - Subject: 928 Coddington Rd , Jeff, After consulting with the attorney for the town it has been decided that it would be best for you to go back to the ZBA for a modification of a previous ruling . The ZBA ruling was done in 2004 and your modification to the site plan was done in 2006 . Also the road has been modified by about 12% that is more than what I want to call approximately. This does not stop you from sighting your home; you can make a driveway off any part of the drive. You just may have a longer space for a turning around . The application for the ZBA can be found on the town's web site www. town . ithaca . ny. us . If you could get us a completed application by Feb 4"' we could get you on the March 21St meeting . Bruce Bates Dir. Code Enforcement TOWN OF ITHACA 215 N . Tioga Street Ithaca , New York 14850 P: 607-273-1783 ext 122 F : 607-273- 1704 www. town . ithaca . nv. us 1 i I ' I i Town of Ithaca Department of Planning Town of Ithaca Zoning Board of Appeals This request is in reference to the previously approved Coddington Road subdivision , located at 922-928 Coddington Road (resolution no . 2004-041 ) . I purchased the land from John Young who applied and received approval for the subdivision . I am seeking amendments to the original subdivision approval in regards to the shared driveway for the four parcels . 1 . Length of the current driveway : In 2006 , when I was developing the shared driveway, I asked permission from the Town Engineer to move one of the lot property pins, which would reduce the length of the shared driveway, in order to limit tree removal and earth destruction. This request was approved by Dan Walker, Town Engineer (see attached letter of approval) . This adjustment did not affect the access to any of the lots , and made the driveway approximately 310 feet, compared to the approximately 350 feet originally approved. 2 . Surface of the shared driveway: The subdivision applicant (John Young) proposed blacktopping the driveway when construction was completed on all four lots, with a 3 inch binder and 1 inch topcoat. I was unaware that the blacktopping was a requirement when I purchased the land . I installed and developed the shared driveway with the other specifications, including a 15 inch compacted gravel base, with stabilizing mesh , 20 feet wide, with a Y at the end for emergency vehicle access . The driveway has been used by the fire department each year since 2006, when they service and flush the fire hydrant on the property (see attachment) . Since 2006 , I have built and sold a house on 1 lot, and sold one other lot. I currently plan to build a house on one of the remaining 2 lots . The other 2 lot owners are satisfied with the current driveway, and did not purchase lots with the expectation of a paved shared driveway. This is currently shown as a gravel driveway on the survey map . I installed the driveway and utilities with the design and specifications related to the original subdivision approval , with the exception of the blacktop . It was unclear that the approval mandated the blacktop as a necessary step . If I had been aware of the necessity of this blacktop , I would not have purchased the land from John Young, who was the party that went through the subdivision approval process . I ask that the Boards consider an amendment to the original subdivision approval, to allow for the current driveway as it exists today. The current driveway, as you can see from the attached documents , has been adjusted only with prior approval from the Town Engineer, and meets the safety requirements of the Ithaca Fire Department. Thank you in advance for your careful consideration . Since ly, 44 Jeffrey . Hall 1 Jeffrey W. Hall Director of Sports Marketing s ' $, Cornell University Teagle Hall, Campus Road V` _ Ithaca, New York 14853 = as Athletics & Physical Education as t. 607.255.6680 e f. 607.255.2969 jwh33@comell.edu www.comel1bigred.com January 25, 2006 Daniel Walker Town of Ithaca 215 North Tioga Street Ithaca, NY 14850 Dear Dan, It was nice talking with you again. As I mentioned, I am in the process of developing land that I purchased in the approved subdivision on Coddington Road, in the Town of Ithaca. I was hoping that I would be able to adjust or move one of my property pins approximately twenty-five feet. My request to relocate this pin is based on the following factors: 1 . I would not have to remove the mature trees beyond my proposed pin location. 2. The driveway for parcel C would require less excavation- affecting fewer trees, drainage, etc. 3 . The utilities for these properties would be before the "hammer head" of the driveway, again requiring less excavation. 4. NYSEG itself would have less excavation work and no removal of trees. (NYSEG needs to place utility box at property intersection). Thank you for taking the time to consider my request. If you have any questions, please feel free to contact me at 255-6680(work), 272-0550 (home) or 339-9285 (cell). ince ely, l if i Jeffrey W. Hall i OF 1p TOWN OF ITHACA 215 N . Tioga Street, Ithaca , N . Y . 14850 www.townathaca.ny.us TOWN CLERK 273-1721 HIGHWAY (Roads, Parks, Trails, Water &Sewer) 273-1656 ENGINEERING 273-1747 PLANNING 273-1747 ZONING 273-1783 FAX (607) 273-1704 ENGINEERtIN EMORAN ® UM FROM Dan Walker, Town Enginy r TO: Fred Wilcox, Planning Board Chair DATE: March 20, 2006 RE: Young 5-Lot Subdivision, Coddington Road, Minor Lot Line Modification The Young 5-Lot Subdivision, 922-928 Coddington Road, Tax Parcel No. 47.- 1 -4 was approved by the Planning Board on July 20, 2004. The plat was filed with the Tompkins County Clerk. Parcel A, 9.02 Acres, has been transferred to the Coddington Road Community Center, Inc. The remainder of the subdivision was sold to Jeffery Hall. Mr. Hall has proceeded to develop the driveway and utility improvements for the 4 lots as were shown on the original subdivision plat. During the process of laying out the driveway and required "Y" turnaround on parcels B and C, he determined that constructing the driveway to parcel C would require the removal of several large mature trees and disturbing a large area of vegetation because of the topography. By shifting the location of the driveway on parcel C approximately 37 feet east it would be possible to avoid the steeper slope and preserve the trees. Shifting the driveway location caused it to cross the Northwest corner of Parcel E . To accommodate the driveway location, Mr. Hall has requested in writing permission to modify the lot line between Parcel C and Parcel E by relocating the point which is the Northwest comer of Parcel E and the Northeast comer of Parcel C 37.52 feet north east along the northerly boundary of Parcel E. The impact of rotating the boundary between Parcel C and Parcel E will to reduce the area of parcel E by 0.09 acres to 1 . 16 Acres and will increase the area of Parcel C by 0.09 acres to 1 .86 acres. I have determined that this is a minor, practical modification, and have approved the modification on behalf of the Planning Board according to § 234- 17 of the Town of Ithaca Code. § 234- 17. Modifications of final plat. If there are modifications of the final plat requested by the subdivider subsequent to its filing in the office of the County Clerk, such requests shall be made in writing to the Town Engineer, who is hereby empowered to approve minor, practical modifications on behalf of the Planning Board. When, in the opinion of the Town Engineer, the requested modifications are substantial in nature, scope or extent, and materially affect the subdivision plat as approved by the Planning Board, the subdivider shall not proceed without the approval of the Planning Board. Such approval may be granted at any public meeting of the Board called for this purpose. The Town Engineer shall report any modifications approved by him to the Planning Board at its next regularly scheduled meeting. This Memo constitutes my report to the Planning Board as required. I k0evelopment ReviewiYoung 5-Lot coddington Road Lot line modification report.doc DWalkerAD page 1 32012006 Jeffrey W. Hall From : Deputy Chief Tom Parsons [parsons @cityofithaca . org] Sent: Monday, January 31 , 2011 3 : 37 PM To : Susan Ritter; Bruce Bates Cc : Jeffrey W . Hall Subject: Re : 922 Coddinton Road Subdivision Driveway Hello Sue and Bruce, I was asked by Mr. Jeffrey Hall to review a fire department access road that was constructed for a subdivision at 922-928 Coddington Road . Mr. Hall asked me to provide an opinion to the Town Planning and Code Enforcement Departments regarding the adequacy of the subdivision 's fire apparatus access road . As I understand the issues from talking with Bruce Bates : the original approval required a 350 foot roadway and a paved surface, however the road currently is only 310 feet long and the road has not been paved . Fire Department Staff has visited the site and confirms the conditions as Mr. Hall described in his email ( included below), however staff did not measure the road to verify it 's length . The road is sufficient in it's width and size of turn around area for fire apparatus access . As was observed this weekend, the road was plowed and the surface was firm enough to. hold the weight of a fire truck. I have not seen the road in spring time conditions to know whether the drainage is adequate for year round access, but assuming there is sufficient drainage and the road is constructed with the appropriate materials for carrying a 40 ton fire truck in all seasons, I believe that the current road is adequate for fire apparatus access to any buildings constructed on the site . Let me know if you have any further questions . Best Regards Tom Deputy Chief Tom Parsons City of Ithaca Fire Department parsons @cityofithaca . or� Office : 607-277-7354 Fax : 607-272-2793 Cell : 607-227-3400 From : "Jeffrey W. Hall " < iwh33@cornell . edu > Date : Fri, 28 Jan 201115 : 14 : 39 -0500 To: Tom Parsons < parsonsPcityofithaca . ore> Subject: 922 Coddinton Road Subdivision Driveway Tom, Thanks again for helping me out. As I mentioned, I am looking for your approval on my existing Subdivision driveway . The current driveway is approximately three hundred and ten ( 310) feet long, twenty ( 20) feet wide, has fifteen inch compacted stone and stabilizing mesh with a Y at the end . Since 2006, a fire truck has come to service the hydrant and has used the driveway. Thanks in advance for your assistance . I i 990 ' 87 OF UPDIKE Rip FfE . .� CODDWGTON ROAD C0IAMUNTTY CENTER. INC (� BX 414 PC. 399 0 LJMTTG�� BK 500 PG. 5o P f ,6� 1 15650 11 . TOTAL 314.89 p to PIPE `l 373.555. FOUND ;�Q1EM SE�,}c N 3° QO . PIPE ,c u�rrs FOUND 147.64 N PARCEL D M- ' -�N 54 55 .. q TAX 1 .25 AGES 13 E 5. 10' ® - 47 1 4.4 99* E m FAjr I PARCEL a . 316.93' . 4 ARlEA= 1 .48 ACRES .,�•• E _ V TAX MAP N0.47- 1 -4.2 N 39r� o p to P _ O! 1 .� �o +E } 611 .88 G " 3� - - - W r c S 39.•,40•• v 28 to r 310.91 37.5 K. 0 W � , 1p� pm_� j,WE z = 2 • SE1K Wb005 tn 0 30• 0 0 � PARCEL � AREA 1. OPARCEtS B= & E 70 `T 6 N I = 16 At. RES I �� I N � ' 0 TAX MAP N0.47- 1 -4.5 �J �� _ cl I I. • PARCEL {j ( ' m : $ ' ZE ARE4= 1.8B ACRES o � m TAX MAP N0.47- 1 -4. 3 A w' Z� 2 E / J I1N T� Irol 110 11 SMITH (Re 0.) i '�!r' • BK.557 PG_ 1100 j d d � rJ a r r I F Mr � --q f W _ WFORMWN JEFFRY HAU. INST N0.479706-001 t+��eemoia arm rear TAX IkAP N0.47- 1 -4.2, 403, 4.4, 4.5 ID "cor BMW oa'xa so mtt. aF � u� a�oo a�►�o� E : SURVEY. , MAP m O�ttFC•�,a.�,f� � j FOR - -- - - - ,tt.FFERY HALL LOCATED ON C0DD1N6!T01V ROUD v VN OF ITHACA, TOMPKINS COUNTY, NEW YORK � 1 I 871.8't TO R CEN ' CODDINGTON ROAD COMMUNITY CENTER, INC. OF UPDIKE NE BK, 414 PC, 399 BK. 500 PG. 50 8.66 ' -rO r�. ''� PIPE v' 1565. 11 492"53' P TO P FnnLWO Q PIPE 30' 0 FOUND A° f- SE CK LINE F PARCEL D ARE4= 1 .25 ACRES A � 01 S�1gpCK LINE ' RO� f 3 R/C T OF WAY�4 PARCEL B sEre(`CK u"—E—' I AREA= 1 .48 ACRES ` ARER+IVT l � _ DE NYSEG � �° 30•vv MM EMENT '� • ,i. O SETBACK u= C t � IQ: 1 Fo. SE� CK�LINE x x SE1 CK NE WOODS ' AREA= 1v25 ACRES 4 PARCEL C _ I AREA= 1 . 77 ACRES 1 ' r i PIP o V FO N USE I ' A 33• d . . is . C ' \ ALTERATVARN - t -`'•,.-" . . l@I Gr OF'TFLLS MAP 11pT . C13wmlw TO SMTWN 7209, SUBDTVISDDI Z NEW YORK STATE EDUCATION LAV. ARE PRomnva By LAVe ALL CORTWIMATMNS HDMM ARE VAL FORTMIS � OR �IESSWAR THE IF um A SEAL DF THE LICEMM LAND SURVI S ��" D � J SI 0 M L] P Vfi7SE SDRfATURE APPEARS HERt�N, x "> !lA REVISED m. OWIN - LANDS OF s ti5 � a t OF , `�( AC,� � PK1NS COUNTY, NEW YORK K ZB RESOLUTION NO. 2004- 041 : of John Young, Owner/Aaaeilant, Patrick Leahy, Agent, on 922-928 Coddington Road, Town of Ithaca Tax Parcel No. 47-1 -4, Low Density Residential Zone. MOTION made by Kirk Sigel, seconded by Harry Ellsworth . RESOLVED that this Board grants the appeal of John Young, Owner/Appellant, Patrick Leahy, Agent requesting variances from the. requirements of Article XIII , Sections 270=60 and 270-62 of the Town of Ithaca Zoning Ordinance , to be able to subdivide land into 4 building lots with two of said lots having not less than 30 feet of road frontage and a 30 foot width at the required setback line located at 922=928 Coddington Road , Town of Ithaca Tax Parcel No. 47- 1 -4, Low Density Residential Zone. FINDINGS: 1 . The requirements for an area variance have been satisfied . 2. The reasons this board elected to approve the proposal notwithstanding the recommendation of Tompkins County Department of Planning are: a. this board does not believe a post-construction stormwater management plan is required , based upon the interpretation of the Town Engineer set forth in his letter dated July 15 , 2004, and in particular to the citations to the exemptions applicable to single- family residences set forth in the letter, and also the conclusion that typical residential properties do not have large areas of impervious lands; and be the issue of curb cuts has been dealt with by inclusion of a prohibition of the curb cuts on Coddington Road . CONDITIONS : The driveway will be constructed as indicated in the applicant's submission to the Planning Board where the driveway's width and depth are specified . The vote on the a MOTION resulted as follows: AYES: Sigel, Ellsworth, Krantz, Niefer, Matthews NAYS : NONE The MOTION was declared to be carried unanimously. STATE OF NEW YORK COUNTY OF TOMPKINS) SS . TOWN OF ITHACA. i IN 922-928 Coddington Rd PART II - ENVIRONMENTAL ASSESSMENT (To be completed by the Town; Use attachments as necessa ) A. Does proposed action exceed any Type I threshold in 6 NYCRR, Part 617. 12 or Town Environmental Local Law? YES NO jLz If yes, coordinate the review grocess and use the full EAF. B. Will proposed action receive coordinated review as provided for unlisted actions in 6 NYCRR, Part 617.6 YES NO X If no, a negative declaration may be superseded by another involved agency, if any. C. Could proposed action result in any adverse effects associated with the following: ( Answers may be handwritten, if legible) C1. Existing air quality, surface or groundwater quality, noise levels, existing traffic patterns, solid waste production and disposal, potential for erosion, drainage or flooding problems? Explain briefly : None Anticipated. C2. Aesthetic, agricultural, archaeological, historic, or other natural or cultural resources? Community or Neighborhood character? Explain briefly : None Anticipated. C3. Vegetation or fauna, fish, shellfish, or wildlife species, significant habitats, unique natural area, wetlands, or threatened or endangered species? Explain briefly: None Anticipated. C4. The Town's existing plans or goals as officially adopted, or a change in use or intensity of use of land or other natural resources? Explain briefly : None Anticipated. C5. Growth, subsequent development, or related activities likely to be induced by the proposed action? Explain briefly: None Anticipated. C6. Long term, short term, cumulative, or other effects not identified in C1-059 Explain briefly: None Anticipated. C7. Other impacts (including changes in use of either quantity or type of energy) Explain briefly: None Anticipated. D. Is there, or is there likely to be controversy related to potential adverse environmental impacts? YES NO X If yes, explain briefly: E. Comments of staff , CB., other attached. (Check as applicable.) PART III - DETERMINATION OF SIGNIFICANCE (To be completed by the Town of Ithaca) Instructions: For each adverse effect identified above, determine whether it is substantial, large, important, or otherwise significant. Each effect should be assessed in connection with its (a) setting (i.e. urban or rural) ; (b) probability of occurring; (c) duration; (d) irreversibility; (e) geographic scope, and (f) magnitude. If necessary, add attachments or reference supporting material. Ensure that the explanations contain sufficient detail to show that all relevant adverse impacts have been identified and adequately address. Check here if you have identified one or more potentially large or significant adverse impacts which MAY occur. Then proceed directly to the full EAF and/or prepare a positive declaration. X Check here if you have determined, based on the information and analysis above and any supporting documentation, that the proposed action WILL NOT result in any significant adverse environmental impacts AND provide on Attachments as necessary the reasons supporting this determination. Town of Ithaca Zoning Board of Appeals L-L Name of Lead Agency Preparer' s Signature(If different from Responsible Officer) Kirk Sigel, Chairman Na & title of Responsible Officer In Lead Agency Signature of Contributin Preparer DATE: o� ► o2G J Signatu4 of Responsible Off er in Lead Agency Page 1 of 1 Carrie Coates Whitmore From : Mike Smith Sent: Monday, February 14, 2011 10 : 00 AM To: Carrie Coates Whitmore Subject: County GML - Hall Modification Carrie, As I mentioned , when I spoke with Scott Doyle at County Planning and explained why the Hall Subdivision modification was coming back in to the Boards , he agreed that it was not necessary to send over a formal referral to them . Since none of the boundary lines are changing and only conditions/application materials are being modified , there was not anything they would need to review . Let me know if you have any questions or need anything else from me. Mike Michael J . Smith Environmental Planner Town of Ithaca 215 North Tioga Street Ithaca, NY 14850 Phone : 607-273- 1747 Fax: 607-273- 1704 2/14/2011 i i I i F ! !_ E PB RESOLUTION 2011 -017: Modification of Subdivision Approval SEQR Young Five- Lot Subdivision 922-928 Coddington Road Tax Parcel No. 47=1 -4 .2, 47=1 -4.39 47= 1 -4.4, and 47-14.5 Town of Ithaca Planning Board , February 15, 2011 Moved by George Conneman ; seconded by Hollis Erb WHEREAS . 1 . This action is consideration of Preliminary and Final Subdivision Approval for modification of the previously approved Young 5- Lot Subdivision . The modification involves allowing the constructed access drive, serving four residential lots to remain as gravel rather than paving the access drive as was approved in the original 2004 subdivision . The four residential lots are located at 922 — 928 Coddington Road , Town of Ithaca Tax Parcel No . 's 47- 1 -4. 2 , 47- 1 -4 .3, 47- 1 -4 . 4, and 47- 1 -4. 5 , Low Density Residential Zone . Jeffrey Hall , Owner and Applicant , and 2 . This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an uncoordinated environmental review with respect to the project, and 3 . The Planning Board on February 15 , 2011 , has reviewed and accepted as adequate a Short Environmental Assessment Form Part I , submitted by the applicant, and Part II prepared by the Town Planning staff, application materials including a letter of request, date stamped February 11 2011 , from Jeffrey Hall , email correspondence from Tom Parsons , Deputy Chief for the City of Ithaca Fire Department, dated January 31 , 2011 , a survey entitled "Survey Map for Jeffrey Hall Located on Coddington Road" dated 2/21 /2006 , prepared by T. G . Miller P . C . , and other application materials , and 4 . The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval , NOW THEREFORE BE IT RESOLVED . That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced action as proposed , based on the information in the EAF Part I and for the reasons set forth in the EAF Part II , and, therefore, a Draft Environmental Impact Statement will not be required. Ayes : Wilcox , Collins, Conneman , Beach , Baer, Bosak, Erb Nays : None STATE OF NEW YORK) COUNTY OF TOMPKINS) SS: TOWN OF ITHACA. I , Debra DeAugistine , Deputy Town Clerk of the Town of Ithaca, New York, do hereby certify that the above resolution is an exact copy of th same adopted by the Town of Ithaca Planning Board at a regular meeting on the day of , 20110 First Deputy Town Clerk FILE D /a1 E PB RESOLUTION 2011 -018 : Modification of Subdivision Approval Young Five- Lot Subdivision 922=928 Coddington Road Tax Parcel No. 47-14. 2, 47- 1439 47= 1 -4.4, and 47-1 -4.5 Town of Ithaca Planning Board , February 15, 2011 Moved by John Beach ; seconded by Hollis Erb WHEREAS : 1 . This action is consideration of Preliminary and Final Subdivision Approval for modification of the previously approved Young 5- Lot Subdivision . The modification involves allowing the constructed access drive serving four residential lots to remain as gravel rather than paving the access drive as was approved in the original 2004 subdivision . The four residential lots are located at 922 — 928 Coddington Road , Town of Ithaca Tax Parcel No. 's 47- 1 -4.2 , 47- 1 -4. 37 47- 1 -4. 4 , and,-47- 14. 5 , Low Density Residential Zone . Jeffrey Hall , Owner and Applicant, and 2 . This is an Unlisted Action for which the Town of Ithaca Planning Board , acting in an uncoordinated environmental review with respect to the project, has on February 15 , 2011 , made a negative determination of environmental significance , after having reviewed and accepted as adequate a Short Environmental Assessment Form Part I , submitted by the applicant , and Part II prepared by the Town Planning staff, and 3. The Planning Board, at a Public Hearing held on February 15 , 2011 has reviewed and accepted as adequate application materials including a letter of request, date stamped February 1 , 2011 , from Jeffrey Hall , email correspondence from Tom Parsons, Deputy Chief for the City of Ithaca Fire Department, dated January 31 , 2011 , a survey entitled "Survey Map for Jeffrey Hall Located on Coddington Road" dated 2/21 /2006, prepared by T . G . Miller P . C . , and other application materials . NOW, THEREFORE , BE IT RESOLVED : 1 . That the Planning Board hereby grants Preliminary and Final Subdivision Approval for modification of the previously approved Young 5- Lot Subdivision , to allow the access drive which will serve four residential properties on Coddington Road , Town of Ithaca Tax Parcel No. 47- 1 -4.2 , 47- 1 -4 . 39 47- 1 - 4 . 4 , and 47- 1 -4. 5, and as shown on the survey entitled "Survey Map for Jeffrey Hall Located on Coddington Road" dated 2/21 /2006 , to remain as gravel , rather than paved as described in the original 2004 subdivision approval , subject to the following conditions: a . All conditions from July 20 , 2004 Planning Board approval to remain effective , and b . Adding pavement or any surface treatments to the access driveway will not require Planning Board approval . Ayes: Wilcox , Collins , Conneman , Beach , Baer, Bosak , Erb Nays : None STATE OF NEW YORK) COUNTY OF TOMPKINS) SS: TOWN OF ITHACA: I , Debra DeAugistine , Deputy Town Clerk of the Town of Ithaca , New York , do hereby certify that the above resolution is an exact copy of th same adopted by the Town of Ithaca Planning Board at a regular meeting on the /i L day of , 2011 . first Deput wn Clerk i OP ADOPTED RESOLUTION . PB RESOLUTION NO. 2004=073 Preliminary and Final Subdivision Approval Young Five- Lot Subdivision 922-928 Coddington Road Tax Parcel No. 47.=1 =4 Planning Board , July 20, 2004 MOTION made by Tracy Mitrano , seconded by George Conneman . WHEREAS . 1 . This action is consideration of Preliminary and Final Subdivision Approval for the proposed 5- lot subdivision located on Coddington Road approximately 870 feet south of Updike Road , Town of Ithaca Tax Parcel No . 47 . - 1 -4 , Low Density Residential zone (former Residence District 13-30) . The proposal involves subdividing the 14 . 8 +/- acre parcel into four residential buildings lots along Coddington Road and one 9 +/- acre lot which would be donated to the Coddington Road Community Center or their recreational activities . John F. Young ,. owner; Patrick Leahy, Applicant, and 2 . This is an Unlisted Action for which the Town of Ithaca Planning Board , acting as lead agency in environmental review with respect to Subdivision Approval , has on July 20 , 2004 , made a negative determination of environmental significance , after having reviewed and accepted as adequate a Short Environmental Assessment Form Part I , submitted by the applicant, and Part II prepared by the Town Planning staff, and 3 . The Planning Board , at a Public Hearing held on July 20 , 2004 , has reviewed and accepted as adequate a survey entitled "Subdivision Map Showing Lands of John Young" dated 10/20/2003 , by Allen T. Fulkerson , L. S . , and plans titled " Erosion and Sediment Control" and "Watershed Map" dated 6/18/04, Prepared by T. G . Miller, P . C . and other application materials . NOW , THEREFORE, BE IT RESOLVED. 1 . That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval , as shown on the Preliminary and Final Subdivision Checklists , having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board , and 26 That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed five- lot subdivision located at 922-928 Coddington Road , Town of Ithaca Tax Parcel No . 47 . - 1 -4 , as shown on the survey entitled /-' PB RESOLUTION N0 . 2004-e3 4 PAGE 2 "Subdivision Map Showing Lands of John Young" dated 10/20/2003 , by Allen T. Fulkerson , L. S . , subject to the following conditions : a . submission for signing by the Chairman of the Planning Board of an original or mylar copy of the final subdivision plat , and three dark- lined prints , including the name and seal of the registered land surveyor, prior to filing with the Tompkins County Clerk's Office , and submission of a receipt of filing to the Town of Ithaca Planning Department, such plan to be modified to show the correct setback requirement on Parcel B , and be within six months of this approval , consolidation of Parcel A with the adjacent Coddington Road Community Center, Inc. property (Tax Parcel No . 471 - 1 - 11 . 3) to the north , and submission to the Town Planning Department of a copy of the request to the Tompkins County Assessment Department for the consolidation , and ce granting of the necessary variances for Parcels B and C from the Zoning Board of Appeals , prior to the signing of the plat by the Chairman of the Planning Board , and do no curb cuts shall be allowed on Coddington Road except for the one curb cut for the proposed common driveway, and the subdivision map be amended to note the prohibition , and e . submission of an easement/maintenance agreement, for review and approval by the Attorney for the Town , allowing the shared use and maintenance of the drive between Parcels B , C , D , and E , said approval to be issued prior to the signing of the plat by the Chairman of the Planning Board , such agreement to include the prohibition referred to against curb cuts onto Coddington Road referred to above , and fe submission of record of application for and approval status of all necessary permits from county, state , and/or federal agencies , including but not limited to the Pollution Prevention Plan for NYSDEC . AND BE IT FURTHER RESOLVED : 1 . Within 30 days of the adoption of this resolution , a copy be filed with the Tompkins County Department of Planning ; and 24 The reason this board elected to approve the proposal notwithstanding the recommendation of said Department are : a . this board does not believe a post-construction stormwater management plan is required , based upon the interpretation of the Town Engineer set forth in his letter dated July 15 , 2004, and in particular to the citations to PB RESOLUTION NO, 2004-073 PAGE 3 the exemptions applicable to single-family residences set forth in the letter, and also the conclusion that typical residential properties do not have large areas of impervious lands ; and be the issue of curb cuts has been dealt with by inclusion of a prohibition of the curb cuts on Coddington Road . A vote on the motion resulted as follows : AYES : Wilcox, Hoffmann , Conneman , Mitrano , Thayer. NAYS : None . ABSTAIN : None . The motion was declared to be carried unanimously. STATE OF NEW YORK) COUNTY OF TOMPKINS) SS : TOWN OF ITHACA. I , Carrie Coates Whitmore , Tewn GleFDeputy Town Clerk of the Town of Ithaca , New York, do hereby certify that the attached resolution is an exact copy of the same adopted by the Planning Board of the Town of Ithaca at a regular meeting on the 20th day of July 2004 . Deputy Town Clerk Town of Ithaca i s TOWN OF ITHACA IF aaowlw =� 5 215 N . Tioga Street, ITHACA, N. Y. 14850 FM -�. 1 2011 ' TOWN CLERK 273- 1721 PLANNING 273- 1747 CODE ENFORCENT & ZONIN 273- 178 UP ITHACA PUBLIC WORKS (Engineering, Roads, Parks & Trails, Water & Sewer) 273- 16 BODE ENFORCEMENT FAX (607) 273- 1704 Zoning Board of Appeals Application Form : Submit this Application ONLY after: ( 1 ) applying for a building/sign permit for which you received a determination /denial from Code Enforcement Staff or (2) referral from the Planning Board based upon a site plan or subdivision review . 4 3 _ 1€ d'1 "'' . p� . R9 1 8r 9S aj s4 #tS # 07 6" 1 €r` 1 - d .1.I ! ZBA Appearance Fee: $ 100 7' 11. ' iFor Office Use ,Unl�@x a ' ss � ' t� t ��gg01 For-.' ce4 �e� n1 , 4; 1 ' U IV` 3 ; Af �': �ro 91 ffir d 5! 'i�t wt T* i Ni -�y 1, '4 9j1 IW � Y WI 'S1.t ,fiYN �35� �� 4� t?, 1 � I � � �r Prci rtytis tochtedlwittiin For 'adjk&tntta ' ¢ '"7 �' r �! ; 1# i � fa! r t Fa , 1tCR Ce1Cr1 '� 3 , . �41 Plea a check all that apply : �. E , I1 � . � , � 3 , +> 01M ." bCounty' g lstn w � q,, 'M Cash orl` 6ea111`Ib r Area Variance �i : ; ! v r�� �; ; 41 ) ' 1 ,lla 1 st xg l Use Variance I 9� ; "Mo —A[t �� y� � �t 4� 9-1 8 ,Il 3 to e , , 6 pia VF� z # � . 's ` 11 P Sign Variance r � ' CEA� h: , R a ° ' � �' al ' <�� sl A ip�icabl� Stctib�t(s �,t� 10 �o& l s. a� 9.1 83 ��° cep 4 ' &l .al , Sti is8§ aV ! i EL 9 iGY 7 3 fi ! • �t7 ! X11 r,� . rx I � a A3 '8 St .x at a Sprinkler Variance �, F6Tes;1Wffie jJMdhp DISC( im, Y ,, . x; (�rr= 1 `@ I.b A , 2; $r 0" �,: kG W M 8i :8f ` �) 91 KT Special Approval , ' �_ . ;rState Parla°hotltertn"�'1iiopal - , , r. Ri� k' u �a; , n r, , ,a u � 7 < z a; n, A Fx The UNDERSIGNED respectfully submits this Application Form requesting an (aap�pearance to be allowed to Aw\eV\dw,2%o GAC 'N\Dnn(��^>C� Oaf\ D Cad •( Y�6 200,4 - & `, �VNS10 � at ( 1 `1 "124 �vcl� "0 0^ O�- , Town of Ithaca Tax Parcel No. 41 - I � `t , Z / q1 - 1 - y .S , as shown on the attached supporting documents. A description of the practical difficulties and unnecessary hardship and/or the Special Approval authorization request is as follows (attach any additional sheets as necessary): See G IC�c60. W\ P"V\- By filing this application, I grant permission for members of the Town of Ithaca Zoning Board of Appeals or Town Staff to enter my property for any inspection(s) in connection with my application. Print Name Here : W . CA\ Signature of Owner/Appellant: 9,t:L. h.+ Date: Signature of Appellant/Agent: Date: Home/Cell Telephone Number: 5 Work Telephone Number : b�1 2SS bb�� Email Address =1W q0\ . (0 %jk� NOTE: A Granted Variance expires 18 months from the date of its filing. Construction work associated with any variance(s) must commence within 18 months of tiling. Your attendance at the meeting is strongly advised. Revised 1 1 /9/2010 I , - 1 Town of Ithaca Environmental Review 1011 SHORT ENVIRONMENTAL ASSESSMENT O of L�} 1:� i✓� For UNLISTED ACTIONS Located in the Town of Ithaca, Tompkins Co ty, N�� NOF I -F t ICA PART 1 - PROJECT INFORMATION To be completed by Applicant or Project Sponsor) 1 . Applicant/Sponsor 2. Project Name Je VC e% \ \ Co 0%rvON SC 4 % Q*1S*10A 3 . Precise location (street address, road intersections prominent landmarks, etc. or provide map:) `_ ` OA GPI- V < 0 kp CLoa . Tax Parcel Number: 4. Is proposed action: NEW? EXPANSION? MODIFICATION/ALTERATION? 5. Describe project briefly: (Include project purpose, present land use, current and future construction plans, and other relevant items): �C \ k �. e.` \ Svc Vey WW . 'PA C\'x f e V N! (qv*,, CoAz�� 'nc:� of S �e� 01 ve •� Attach separate sheets if necessary to adequately describe the proposed project.) 6. Amount of land affected: Initial) 0-5 rs L C Acres 640 rs Acres > 10 rs) Acres ess 7. How is land zoned presently? n ' � ` )C \ CQn `c t : ^'`' 8. Will proposed action comply with existing zoning or other existing land use restrictions? },.� , QD YES NO f If no, describe conflict briefly: 1�Q�t�e C QleJ %OVs co\\^^5 y VS. 2b� 9. Will proposed action lead to a request for new: Public Road? YES NO ./ Public Water? YES NO � Public Sewer? YES NO 10. What is the present land use in the vicinity of the proposed project? Residential ✓ Commercial Industrial Agriculture Park/Forest/Open Space _yam Other Please Describe: 11 . Does proposed action involve a permit, approval, or funding, now or ultimately from any other governmental agency (Federal, State, Local?) YES ✓ NO If yes, list agency name and permit/approval/funding: T� Ck. ' Vv\G,cZ. AS 12. Does any aspect of the proposed action have a currently valid permit or approval? YES yG NO If yes, list agency name and permit/approval. Also, state whether it will require modification. I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE : Applicant/Sponsor Name (Print or Type): , e Signature and Date: Revised 11 /9/2010 VN� OWE 1 2011 ZONING BOARD OF APPEALS AREA VARIANCE CRITERIA FORM - to be com Mete b NACA EMENT Applicant: Address of Property Requiring the Variance: Tax Map No. : 1 " ' ' � , OL ✓ y " � '� .S TEST: No area variance will be granted without consideration by the Board of the following factors : 1 . Whether undesirable change would be produced in the character of the neighborhood or a detriment to nearby properties : Yes Nom Reasons : me-.A \AAS CA& 0vQAJ Pallyotm of 'w ate o (� co ; n 2 . Whether benefit sought by applicant can be achieved by a feasible alternative to the variance : Yes ✓ No Reasons : 2ao � . 3 . Whether the requested variance is substantial : Yes No ✓ Reasons : rev' +a�S ono ; n O � b4 Cktk�, vt - C, �c-t c1LN weA:N FS . e C � re.�. '► a S s Sa C-�c e� ewer v. c Ve�� �\eS c�� Z �c� ownefS . 4 . Would the variance have an adverse impact on the physical or environmental conditions in the neighborhood? : Yes No Reasons : 2y k C, eA4 t ; s 1 vq� C? _ 5 . Whether the alleged difficulty was self-created : Yes No ,/ Reasons : '�b �' 'i�4 � G �� Cc� wSt' off- el ti..e�n ivlR.-e . � � SU C�QrS'�n�► �'= O e%A S S\vnare. c� r � veWa Revised 1 1 /9/2010 i TOWN OF ITHACA ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARINGS MONDAY , AUGUST 16, 2004 7 : 00 P . M . By direction of the Chairman of the Zoning Board of Appeals NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Zoning Board of Appeals of the Town of Ithaca on Monday, August 16, 2004 , in Town Hall , 215 North Tioga Street, Tioga Street Entrance, Ithaca, NY , COMMENCING AT 7 : 00 P . M . , on the following matters : APPEAL of Ithaca College and/or Tompkins County, Appellants, requesting a variance from the requirements of Article IX , Section 270-70 of the Town of Ithaca Zoning Ordinance, to be permitted to construct a communications tower with a height of 180 feet ( 15 foot height limit) on the Ithaca College campus, Town of Ithaca Tax Parcel No . 41 - 1 -30. 2, Medium Density Residential Zone . Said tower will be used in part for the County ' s Public Safety Communications System . APPEAL of Frank Bettucci , Appellant, Lawrence Fabbroni, Agent, requesting a variance from the requirements of Article VIII , Sections 270-60 and 270-62 of the Town of Ithaca Zoning Ordinance, to be permitted to construct a residence on a pre-existing parcel of land located at 970 Taughannock Boulevard, Town of Ithaca Tax Parcel No . 21 - 1 -9, Low Density Residential Zone . The proposed residence will have a rear yard building setback of 18 ± feet ( 50 feet required) and may have a front yard setback less than the required 30 feet. A variance from Article XXV, Section 270-203 may also be requested. APPEAL of John Young, Owner/Appellant, Patrick Leahy, Agent requesting variances from the requirements of Article XIIi, Sections 270-60 and 270-62 of the Town of Ithaca Zoning Ordinance and Section 280-A of NYS Town Law, to be able to subdivide land into 4 building lots with two of said lots not having frontage on a Town, County, or State highway. The land is located on 922-928 Coddington Road, Town of Ithaca Tax Parcel No . 47- 1 -4 , Low Density Residential Zone . APPEAL of Constance and Thomas Bruce, Appellants, requesting variances from Article XIII , Sections 270- 56, 270- 57 and 270-59, to be permitted to convert an accessory building (old barn) into either a dwelling unit (with a kitchen) or a guest house (without a kitchen) with a structural height of 40 ± feet (36 foot height limit) at 915 Coddington Road, Town of Ithaca Tax Parcel No . 47-2-3 , Low Density Residential Zone. A special approval from the Zoning Board is also requested to permit the second dwelling unit to be located unattached from the primary dwelling unit on the parcel of land. Said Ordinance limits the size of the second unit to 50% of the floor area of the primary unit, with an aggregate floor area of all accessory buildings on the parcel to be no more than 2, 000 square feet . Said proposal may exceed both limitations APPEAL of Brenda Prince, Appellant, requesting a variance from Article XXV , Section 270-205 of the Town of Ithaca Zoning Ordinance, to be permitted to reconstruct a non-conforming residence, adding a second story, at 1 106 East Shore Drive, Town of Ithaca Tax Parcel No . 19-2-7 , Lakefront Residential Zone . The proposed reconstruction will not enlarge the building ' s existing footprint. Said Zoning Board of Appeals will at said time, 7 : 00 p . m. , and said place, hear all persons in support of such matters or objections thereto . Persons may appear by agent or in person. Individuals with visual or hearing impairments or other special needs, as appropriate, will be provided with assistance, as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Andrew S . Frost Director of Building and Zoning 273 - 1783 Dated : August 5 , 2004 Published : August 9 , 2004 i 1 FILE li DATE ZB RESOLUTION NO . 2004- 041 : of John Young , Owner/Appellant, Patrick Leahy, Agent, on 922-928 Coddington Road , Town of Ithaca Tax Parcel No. 47-1 -4, Low Density Residential Zone. MOTION made by Kirk Sigel , seconded by Harry Ellsworth . RESOLVED that this Board grants the appeal of John Young , Owner/Appellant , Patrick Leahy, Agent requesting variances from the requirements of Article XIII , Sections 270-60 and 270-62 of the Town of Ithaca Zoning Ordinance , to be able to subdivide land into 4 building lots with two of said lots having not less than 30 feet of road frontage and a 30 foot width at the required setback line located at 922 -928 Coddington Road , Town of Ithaca Tax Parcel No , 47- 1 -4 , Low Density Residential Zone . FINDINGS : 1 . The requirements for an area variance have been satisfied . 2 . The reasons this board elected to approve the proposal notwithstanding the recommendation of Tompkins County Department of Planning are : a . this board does not believe a post-construction stormwater management plan is required , based upon the interpretation of the Town Engineer set forth in his letter dated July 15 , 2004 , and in particular to the citations to the exemptions applicable to single- family residences set forth in the letter, and also the conclusion that typical residential properties do not have large areas of impervious lands ; and b . the issue of curb cuts has been dealt with by inclusion of a prohibition of the curb cuts on Coddington Road . CONDITIONS : The driveway will be constructed as indicated in the applicant' s submission to the Planning Board where the driveway' s width and depth are specified . The vote on the a MOTION resulted as follows : AYES : Sigel , Ellsworth , Krantz , Niefer, Matthews NAYS : NONE The MOTION was declared to be carried unanimously . STATE OF NEW YORK) COUNTY OF TOMPKINS) SS . TOWN OF ITHACA: 14 rd I John Coakley , Deputy Town Clerk of the Town of Ithaca , New York, do hereby certify that the attached resolution is an exact copy of the same adopted by the Zoning Board of Appeals of the Town of Ithaca at a regular meeting on the 16th day of August 2004 . D puty Town Clerk Town of Ithaca i i TOWN OF ITHACA ZONING BOARD OF APPEALS AUGUST 16 , 2004 APPROVED MINUTES APPEAL of John Young , Owner/Appellant, Patrick Leahy, Agent requesting variances from the requirements of Article XIII , Sections 270=60 and 270=62 of the Town of Ithaca Zoning Ordinance and Section 280-A of NYS Town Law , to be able to subdivide land into 4 building lots with two of said lots not having frontage on a Town , County, or State highway. The land is located on 922-928 Coddington Road , Town of Ithaca Tax Parcel No. 47=1 -4, Low Density Residential Zone . Chairperson Sigel — Hello . Mr. Leahy - Hi , how are you ? Should I put the map up , or do we not need it? Chairperson Sigel — Can you start with your name and address ? Mr. Leahy - Sure , Patrick Leahy is my name , 527 Highland Rd in Ithaca , and I am the agent for John Young , 410 Tripphammer Rd in Ithaca . Chairperson Sigel — We have the map in front of us , so you can just keep it in front of you if you want . Mr. Leahy - OK . Chairperson Sigel — Now , our notice stated that two of the lots wouldn 't have any frontage , but that' s not correct? Mr . Leahy - No , the two lots that require variances do have 30 feet of road frontage on Coddington Rd , but not the minimum requirement . Chairperson Sigel — OK , and it is the case that parcels D and E are completely conforming ? Mr. Leahy - Yes . Chairperson Sigel — And B and C are conforming except for road frontage and minimum width at setback? Mr. Leahy - Yes . Chairperson Sigel — OK . And A is being conveyed to the community center. Mr. Leahy Right , and will be consolidated with their parcel . Chairperson Sigel — OK , is there anything else you ' d like to add ? Mr . Leahy - I may add that the reason we proposed this such is that working closely with the town , we decided that the best way to modestly develop this little 20 TOWN OF ITHACA ZONING BOARD OF APPEALS AUGUST 16 , 2004 APPROVED MINUTES parcel would be to minimize the curb cuts off of Coddington Road , thus the idea to build a private driveway that would serve the four lots . So that's kind of what led us to this arrangement . Chairperson Sigel — OK , and it looks like . . . so the community center lot actually does not go back as far as the front four lots , you have this little jog here , and that' s just to get them access ? Mr. Leahy - Right . It' s actually a 25 -foot wide access strip , if you will . Chairperson Sigel - Do they have any plans to use that back lot? Mr. Leahy - They' re intention is to use it for recreational purposes , mostly for their summer programming . They do request widening the lot from 15 to 25 feet just in the event that they wanted to get a mower back there or some other kind of equipment to help with digging out trails , but the intention is for them not to use this with the machinery on a regular basis . Chairperson Sigel — OK , I assume , Mike we don 't have to do an environmental assessment on this ? Mr. Smith - Right , it' s an area variance , but I would mention that there 's a bunch of letters in the back of the packet , back and forth between the county and one from Dan Walker, Engineer , and the vote will require a supermajority vote , there was some question over the storm water analysis that was done . There was some disagreement over what regulations needed to be followed , and with the county we need the supermajority vote on this . Chairperson Sigel — OK , so it ended with the county still believing that they would need to follow some storm water regulations . Mr. Smith - Yeah , and we agree that they have to follow the storm water regulations , just not to the same degree , and Town and County have talked to different people at DEC so it' s been a little confusing . You also see in the planning board resolution , some of the findings used in why they made the supermajority vote . Mr . Barney - If you choose to grant this , you probably need to incorporate into your motion those as well . Part of the requirement under 239 - M is that you have to give , if you override the county' s recommendation , you have to state the reasons you are doing it . Chairperson Sigel — OK . Mr . Barney - On the planning board resolutions , under be it further resolved ' s , paragraphs 2 A and B are the reasons they were giving for their override . 21 TOWN OF ITHACA ZONING BOARD OF APPEALS AUGUST 16, 2004 APPROVED MINUTES Chairperson Sigel — OK , so we ' d want to just include that verbatim as findings . Mr. Barney - Yeah , as findings or a statement. Mr. Krantz - OK , I 've got a question . Things like this have always bothered me . You ' re hoping to subdivide 14 . 8 acres into four building lots . How are you going to combine that with donating over nine acres to the Coddington Road Community Center, is that a requirement for you ? Mr . Leahy - What do you mean a requirement for us? You mean from the Planning board or just from us ? Mr . Krantz - Yeah , how did that come about? Mr. Leahy - Well , if you look at that back property , to develop that land would warrant a substantial amount of infrastructure development on our part, and we weren 't sure it made sense , and 2 . we felt that it was land that was better used by the community center for recreational purposes than by potential homeowners , because there is the NYSEG easement back there . It's a longer, narrower lot, and we just think it didn ' t make sense to develop the whole piece . Mr. Krantz - So it was your idea then ? Mr. Leahy - Yeah , it was our idea , and we talked to the , we went to Visit with the folks at the community center and they loved the idea . I mean , who wouldn 't like a free donation , right? But especially because they see value in the land , that's why it made sense . Mr. Matthews - I have a question in the same regard . The Community Center is located next to a small park, it' s a baseball diamond . Mr. Leahy - I think that' s part of the . . . Mr. Matthews - It' s maintained by the town ? They cut the grass and so forth . Why wasn 't this piece of land that was given to the community center given to the town to increase the size of that little park? Mr. Leahy - My understanding is that the community center owns that diamond and with some contract with the town , the town maintains it, so it was our intention to donate the land and also consolidate , so it would make it easy to consolidate with the existing parcel . Mr. Barney - Mr. Leahy is correct . The town does not own that property . We have a license agreement with the Coddington Road Community Center, for which they provide certain services for the youth of the community in their 22 TOWN OF ITHACA ZONING BOARD OF APPEALS AUGUST 16, 2004 APPROVED MINUTES summer recreation programs , and we in turn maintain the baseball diamond area , and I think maybe the parking area too , I ' m not positive . But there ' s a contract between the town and the Coddington community center. Mr. Matthews - OK , so if the community center goes defunct shall we say , that would all revert to the town as a town park? Mr. Barney - It' s not town property ; if it goes defunct it would go to whoever bought it at the tax sale , I guess . Mr. Matthews - That was before World War II , whoever owned it before . Mr. Barney - No it doesn 't revert back, as far as I know. They own it outright , they just have a license agreement with us . I think it' s called an easement, it may be more than just a license , but it' s a document that allows us to go on it and maintain it in exchange for them allowing youth programs that we sponsor or have a hand in to occur there . Chairperson Sigel — So if they shut down , they can sell it to anyone , what will become the entire piece , even the portion behind the . . . Mr . Barney - But they would sell it subject to our license agreement . So we would still have the use of it for as long as that agreement runs , and I don 't remember if it' s a year to year or a multiple year agreement . Chairperson Sigel — Any further questions ? Comments? Mr . Barney - I just had a really quick question . I noticed that the proposed drive had its easterly terminus there seems to cut across Parcel E . Am I reading that map correctly? Chairperson Sigel — Looks like it , yeah . Mr . Leahy - Yeah , I think it does . Mr. Barney - Is that intentional , is it going to stay that way? Mr . Leahy - It is intentional , even though I know that creates some complexity with our already complex easement language there for the road . It seemed to be the best way to create a 90-degree intersection with Coddington road , which would make it safer for egress and ingress onto the private driveway . Mr . Barney - Is the road or driveway going to be ditched at all . Mr . Leahy - Yes . 23 g TOWN OF ITHACA ZONING BOARD OF APPEALS AUGUST 16, 2004 APPROVED MINUTES Mr. Barney - So it would be ditched on the south side so it would encroach a little more even on parcel E . Mr. Leahy - Perhaps , yes . Mr . Barney - Is there someway that can be shown . I ' m thinking ahead a little bit here . What we ' re going to need to do , I ' m sure something that warms the cockles of your heart , but getting an agreement to me and getting it done within some reasonable period of time . I ' m concerned a little bit about what it is we need to agree to with respect to the maintenance and the space there . Mr. Leahy - Well , we , you probably haven ' t seen it , but the easement language from our attorney, Jim Henry , has been forwarded to your office . His stab at trying to cover all of these issues . So it would really require I think your review to see if he ' s covered all the necessary bases . Mr. Barney - My question is is there a reason why the whole thing couldn 't be shifted thirty or forty feet . Mr. Leahy- One thing you ' ll notice is that there is fire hydrant there on the northern side , so it would require moving that . Also , where it' s located now Mr. Barney, basically there is a curb cut right there that seems to bisect the property , but we did have it going directly along parcels C and B to the road . And when the surveyors went out and TG Miller did his work , we just decided that even though it would add that degree of complexity it would make for a better driveway entrance if we could kind of round it and bring it in perpendicular to the county road . Mr. Barney - OK , and you think Jim sent that stuff to me . Mr. Leahy - Yes , I ' ll check with him , but he did . It was some weeks ago , immediately after the planning board meeting , so my sense is that maybe it' s somewhere in your office knowing that it was weeks before . Mr . Barney - I ' m not suggesting he didn 't . Mr. Leahy - Yeah , I think the town also got copied on that , didn 't you Mike ? Mr. Smith - Yeah , I got a copy of it too . Mr . Barney - I ' ll check tomorrow. Chairperson Sigel — OK , any further questions ? OK , I ' ll open the public hearing on this appeal Chairperson Sigel opens the public hearing at 7:55 p. m. 24 TOWN OF ITHACA ZONING BOARD OF APPEALS AUGUST 16 , 2004 APPROVED MINUTES Chairperson Sigel — Does anyone wish to speak? If not , we ' ll close the public hearing . Chairperson Sigel closes the public hearing at 7:56 p. m. Chairperson Sigel — Concerns , questions , seems reasonable to me . OK . With no further concerns , I will move to grant the appeal of John Young , owner, Patrick Leahy agent , requesting variances from the requirements of Article XIII , Sections 270-60 and 270- 62 of the Town of Ithaca Zoning Ordinance , and section 280 A of New York State Law , to be able to subdivide land into 4 building lots with two lots having deficient road frontage . It' s actually , 280 A doesn 't apply , does it John , because they have some frontage . Mr. Barney - No they don ' t . The two in the back have none . Chairperson Sigel — No , no , they have thirty feet each . Mr . Barney - Oh , I beg your pardon . 280 A would still apply because it' s less than the . . . it' s granting an easement for the purpose of , or granting the right to cross with less than the required road frontage . Chairperson Sigel — Really? Mr. Barney - I believe so . Chairperson Sigel — I thought when we had these deficiencies , we didn 't deal with 280 A , just deficient one . Mr. Frost - I ' ve never quite understood the way we apply 280 A , but I tend to throw it in anyway , just to be on the safe side . Chairperson Sigel — I ' ve noticed a trend there . Mr . Leahy - May I ask what 280 A is ? Mr. Frost — It' s a New York State Town Law that requires access . Mr . Barney - It prohibits building permits on properties that don 't have access on road frontage , that don ' t have road frontage . Chairperson Sigel — That don 't have any frontage . Mr. Leahy - OK , that wouldn 't apply here , right? , because there is some . . . Mr. Barney - Well , let' s go take a look at 280 A and see . 25 TOWN OF ITHACA ZONING BOARD OF APPEALS AUGUST 16 , 2004 APPROVED MINUTES Mr. Leahy ,- OK . Mr. Frost - What you ' re saying is that there 's 15 foot of road frontage for Parcel B , and 15 for Parcel C ? Chairperson Sigel — 30 each . I mean sometimes people do request laws . Mr . Frost - In a way , under 280 A if you have 15 foot width , that' s presumed to be adequate , so , they've got that . Mr. Barney - . . . that eliminates the need for the , . . Mr. Matthews - Question . Chairperson Sigel — Yeah . Mr. Matthews - Who or what is injured if the two properties in the back don 't have road frontage . Mr. Frost - The state law, which dictates laws to the municipalities to follow, basically says that you 've got to have property that borders a town county or state highway presumed to be adequate to provide emergency access to the property. So if you had a landlocked piece of land that had no access , you know a driveway or a dirt road or a path , may not be adequate for a fire engine or an ambulance . Mr . Matthews - But this passage . . . Mr . Frost - That' s being proposed would appear to , yes . Mr. Matthews - There ' s plenty of room for a truck , so there ' s no injury . . . Mr. Frost - In a lot of cases , like tonight , I advertise for these hearings for fear of leaving something out and having the case have to be adjourned to the following meeting , I will throw extra things in just to be sure the everything is more than adequately advertised and all the bases are covered that way . Mr. Barney - I would concur , actually , with the chair. Once you have 15 feet, access shall mean that it directly fronts on road , which this does , Coddington Road and it has at least 15 feet of frontage , which this does , so you ' re OK . Chairperson Sigel — So then from there , anything down to fifteen feet is up to the town to require . Mr . Barney - Yeah , it's really then just a variance I guess of the requirement . 26 TOWN OF ITHACA ZONING BOARD OF APPEALS AUGUST 16 , 2004 APPROVED MINUTES Mr. Frost - But the driveway is shared , so the actual access of getting to those back parcels doesn 't make any difference , I think that was part of my wondrous desire for advertisements . Mr . Barney - Good rationale , but I think we ' re all right with that . Chairperson Sigel — OK . Mr. Matthews - Theoretically, that' s a private roadway, correct? Mr. Barney - Not only theoretically , but in actuality that's a private roadway , but the issue is whether they have direct frontage on a public road . Mr. Matthews - So if there was an emergency on the back two pieces of property , one of the pieces of property , and people were parked on that road , is it wide enough to allow emergency vehicles ? Mr. Frost - It would probably be like anyone ' s private driveway with a single family residence , I mean they' ve got to plow the drive and they've got to keep vehicles from parking , whether a fire truck or an ambulance can get it , I don 't think is regulated , really . Mr. Barney - Well we have on occasions in the past I think , when you 've dealt with situations like this , is put a condition into the . . . Mr . Frost - On private roads . Mr . Barney - Well , even with the frontage like this where there ' s a question of that , and it' s a fairly long driveway , you ' d put a condition in saying it would be constructed in a manner satisfactory to the chief of the fire department to make sure . Mr. Matthews - It seems to me , excuse me for interrupting , if the purpose of having road frontage was access to emergency services . . . Mr. Smith - I believe the applicant has met with the fire department and they' ve reviewed these plans . Mr . Leahy - Yeah , the specifications of our private driveway meet all the requirements of the fire department , even though there ' s some misunderstanding as to whether this private driveway would have to or not . But we decided it has to be 20 feet wide and a certain durability , and we decided on our specifications that we would meet those . The other thing I may add , too , is I think you' ll find Mr . Barney , in that easement language a provision in there that does try to limit the amount of parking that is done on that road by the homeowners , because they 27 TOWN OF ITHACA ZONING BOARD OF APPEALS AUGUST 16 , 2004 APPROVED MINUTES will each have their own driveway into their parcel , which they are free to park on , but we will try to keep that private driveway free for just those instances . Mr. Frost - You may want to , if you should approve this is make some reference to the plan approved by the fire department being complied with . Chairperson Sigel — We could just specify the driveway being constructed as proposed , because as proposed it seems more than adequate . Mr. Barney - Do you have information as to what is proposed ? Chairperson Sigel — Well , apparently that's sitting in your office . Mr. Barney - No , no , no , I think that specs for this are sitting in my office . Mr. Leahy - Well , I don't know if I distributed it here , but the Planning Board has seen it, they've reviewed it . Chairperson Sigel — Specifications for the driveway? Mr . Leahy - Specifically specifications for the driveway. Mr. Frost - Do you recollect the thickness of stone and all that? Mr. Leahy - It seems to me 12 inches of stone with some kind of 3 inch top dressing , and it had to be 20 feet wide , I ' m sorry I don 't remember Mr. Frost. It's whatever the chief Wilbur who I met with gave me specifications that he has and said this would be your idea , this would be what we . . . Mr . Niefer - Require . Mr. Leahy - Require ' s a bit of a strong word , because in talking to the town , they seem to think that as a private driveway . . . I mean you ' re free to build a driveway , If I owned one of these back parcels , they said you can build a driveway back there that doesn 't have to be 20 feet wide and 15 inches deep and all that. We just figured we wanted to comply as well as we could . Our sense is too that it will be more attractive to a potential homeowner if it's a nice durable wide road anyway. That's why we put the specifications in there as we did . Mr. Smith - From the planning board packet, the write - up specified that the driveway will be approximately 350 feet long and 20 feet wide with a Y at the end of the road to ensure turn around capabilities for the fire department' s equipment with the private drive featuring 12 to 15 good gravel base , 3 inch hot mix bindering and one top dressing . Mr. Matthews - Is that specified or the recommendation ? 28 TOWN OF ITHACA ZONING BOARD OF APPEALS AUGUST 16 , 2004 APPROVED MINUTES Chairperson Sigel — That's what they specified that they were going to do to the planning board . Mr. Ellsworth - It' s required , it' s part of their approval , Planning Board approval . Mr. Matthews - So that' s the way it' s going to be ? Mr. Barney - I don 't see any harm in adding if you choose to here a condition that it be constructed as represented to the planning department . Mr. Leahy - I like to be as clean as we can , but if you feel it' s necessary . Mr. Barney - We like to be as conditional as we possible can . Chairperson Sigel — All right , I ' ll start again . I move to grant the appeal of John Young , owner, Patrick Leahy , agent , requesting variances from the requirements of Article XIII , Sections 270 -60 and 270-62 of the Town of Ithaca Zoning Ordinance , to be able to subdivide land into 4 building lots with two of said lots having not less than 30 feet of road frontage and a 30 foot width at the required setback line located at 922 -928 Coddington Road , Town of Ithaca Tax Parcel No . 47- 1 -4 , Low Density Residential Zone . With the finding that the requirements for an area variance have been satisfied , and the condition that the driveway be constructed as indicated in the applicant' s submission to the planning board , where the driveway' s width and depth was specified . Also making the finding identically as indicated in Planning Board resolution # 2004-073 paragraphs 2 , 2a and 2b in the Be It Further Resolved section . John , do you think there is anything else we need ? Mr . Barney - Sounds like we got it . Chairperson Sigel — Second ? Mr. Ellsworth - Second . Chairperson Sigel — All in favor? Leahy, Agent, on 922-928 Coddington Road , Town of Ithaca Tax Parcel No. 47- 14 , Low Density Residential Zone. MOTION made by Kirk Sigel , seconded by Harry Ellsworth . RESOLVED that this Board grants the appeal of John Young , Owner/Appellant , Patrick Leahy , Agent requesting variances from the requirements of Article XIII , Sections 270-60 and 270-62 of the Town of Ithaca Zoning Ordinance , to be able to subdivide land into 4 building lots with two of said lots having not less than 30 29 TOWN OF ITHACA ZONING BOARD OF APPEALS AUGUST 16, 2004 APPROVED MINUTES feet of road frontage and a 30 foot width at the required setback line located at 922 -928 Coddington Road , Town of Ithaca Tax Parcel No . 47- 14 , Low Density Residential Zone . FINDINGS : 1 . The requirements for an area variance have been satisfied . 2 . The reasons this board elected to approve the proposal notwithstanding the recommendation of Tompkins County Department of Planning are : a . this board does not believe a post-construction storm water management plan is required , based upon the interpretation of the Town Engineer set forth in his letter dated July 15 , 2004 , and in particular to the citations to the exemptions applicable to single - family residences set forth in the letter , and also the conclusion that typical residential properties do not have large areas of impervious lands ; and b . the issue of curb cuts has been dealt with by inclusion of a prohibition of the curb cuts on Coddington Road , CONDITIONS : The driveway will be constructed as indicated in the applicant' s submission to the Planning Board where the driveway' s width and depth are specified . The vote on the a MOTION resulted as follows : AYES : Sigel , Ellsworth , Krantz , Niefer, Matthews NAYS : NONE The MOTION was declared to be carried unanimously. Chairperson Sigel — OK , Thank you . Mr. Leahy - Thank you . APPEAL of Constance and Thomas Bruce , Appellants, requesting variances from Article XIII , Sections 270-56 , 270=57 and 270-59 , to be permitted to convert an accessory building (old barn ) into either a dwelling unit (with a kitchen) or a guest house (without a kitchen) with a structural height of 40 + feet (36 foot height limit) at 915 Coddington Road , Town of Ithaca Tax Parcel No. 47-2-3 , Low Density Residential Zone. A special approval from the Zoning Board is also requested to permit the second dwelling unit to be located unattached from the primary dwelling unit on 30 I , I � OFlp _ TOWN OF ITHACA 18 21- 215 N. Tio a Street ITHACA N. Y . 14850 TOWN CLERK 273- 1721 ENGINEERING 273- 1747 PLANNING 273- 1747 BUILDING AND ZONING 273-1783 HIGHWAY (Roads, Parks & Trails, Water & Sewer) 273- 1656 FAX (607) 273- 1704 Application for Appearance in front of the Zoning Board of Appeals For Office Use Only For office Use only Fee $ 100 Property is located within or adjacent to Date Received County Ag District *)by CHE K ALL THAT APPLY UNA Cash or Check Nol 1na! 4 Area Variance CEA Zoning District Use Variance Forest Home Historical District Special Approval Requesting an appearance to be allowed to � \v�✓ c �OSS 4f�c &O t 1M\ e4& t�Aizn� W,&^ V006� at (-O&( -;o4 • `F , Town of Ithaca Tax Parcel No. r t — q , as shown on the accompanying application and/or plans or oth �j ` Article(s) , Section(s) , of the Town of Ithaca Zoning t '\d(Ll �y respectfully submits this m�U Application Form. A description of the practical difficult ov_e.' 'or the Special Approval v authorization request is as follows : (Additional sheets may oe attached as necessary' .) WE. iEgt?e�antCSi "lam � �lnE�� l �v+n��at� to^ � �^ ►:Nt�an fo0.1� '\� � dFS u'�T ITC A By filing this application, I grant permission for members of the Town of Ithaca Zoning Board of Appeals or staff to enter my property to inspect in connection with my application . Signature of Owner/Appellant : Date : Cl z9 / o t4 Signature of Appellant/Agent Date : '7 / % l Oq Print Name Here �c� Home Telephone Number _ (06 1 � )Wwo Work Telephone Number 60. 1 ki (e(c _ y IL NOTE : If construction of work in accordance with any variances given does not commence within 18 months, the variance will ems. Your attendance at the meeting is advised . Revised 05/26/04 1 i i • • Town of Ithaca Environmental . Review SHORT ENVIRONMENTAL ASSESSMENT FORM For UNLISTED ACTIONS Located in the Town of Ithaca , Tompkins County, NY ONLY PART I - PROJECT INFORMATION (To be completed by Applicant or Project Sponsor) 1 . Applicant/Sponsor 2. Project Name . (� � � V%Sinl/® 3 . Precise location (street address, road inte(rssech ns, pro inent landmarks, etc. or provide map :), � ��7Q Tax Parcel Number: 4. is proposed action : NEW? EXPANSION ? MODIFICATION/ALTERATION? 5. Describe project briefly : ( Include project purpose, present land use, current and future construction plans, and other relevant items) : ` - a Jjr- - �oT � s vi , tCV^ . �. ��o '�LI� �Ut\ s - �1 koq, Ana\� off-- Ir�t\.3� �-v�� w�\ �02�+�'!a'�c-` 9 t� -�2 \��.��. 'P1✓1 ��"�-� �+.v�wrs.�� �r�vF ✓ C'�✓ � �"�'4't"�1a�.1o11 U �� o .�� U��� �..e\ . •�.R�� "l M3� �t. ,�,t A\AVi 4� wt p�via WJJAN\\4 NJA Vka�4& d� uatel descrbe the o osed project.)Attach se separate, sheet( s) necessa . 6. Amount of land affected : Initial ) .(0-5 rs) / Acres (6-10 rs) (> 10 rs) Acres 7. How is land zpped presently? J �S 8. Will proposed ction comply with existing zonin or other existing land use restrictions? ` � , ! ; l Yes NO 7alf no, describe conflict briefly : � Vk *rt& � AC � vw i �u� tl"� 4 '* A roab, 4& G . 9. Will proposed action lead to a ryquest for new : Public Road ? YES NO I Public Water? YES NO Public Sewer? YES NO 10. What is the present land use in the vicinity of the proposed pr sect? Residential Commercial Industrial Agriculture Park/Forest/Open Space Other Please Describe : 11 . Does proposed action involvoi.a permit, approval , or funding, now or ultimately from any other governmental agency (Federal, State, Local ?) YES 7 NO (� q if yes, list agency name and permit/approval/funding : AS Ak A � w+ tco% ; 0N vo a. e- 12. Does any aspect of the proposed action have a currently valid permit or approval ? YES NO If yes, list agency name and permit/approval. Also, state whether it will require modification. 1 CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE Applicant/Sponsor Name ( Print or Type) : Yo v " G Signature and Date : Revised 05/26/04 i FILE - �, DATE ADOPTED RESOLUTION : PB RESOLUTION N0 . 2004 -073 Preliminary and Final Subdivision Approval Young Five -Lot Subdivision 922 -928 Coddington Road Tax Parcel No . 47 . 44 Planning Board , July 20 , 2004 MOTION made by Tracy Mitrano , seconded by George Conneman . WHEREAS : 1 . This action is consideration of Preliminary and Final Subdivision Approval for the proposed 5- lot subdivision located on Coddington Road approximately 870 feet south of Updike Road, Town of Ithaca Tax Parcel No , 47 . - 14 , Low Density Residential zone (former Residence District R-30 ) . The proposal involves subdividing the 14 . 8 +/- acre parcel into four residential buildings lots along Coddington Road and one 9 +/- acre lot which would be donated to the Coddington Road Community Center or their recreational activities . John F . Young , owner; Patrick Leahy , Applicant , and 2 . This is an Unlisted Action for which the Town of Ithaca Planning Board , acting as lead agency in environmental review with respect to Subdivision Approval , has on July 20 , 2004 , made a negative determination of environmental significance , after having reviewed and accepted as adequate a Short Environmental Assessment Form Part I , submitted by the applicant, and Part II prepared by the Town Planning staff, and 3 . The Planning Board , at a Public Hearing held on July 20 , 2004 , has reviewed and accepted as adequate a survey entitled "Subdivision Map Showing Lands of John Young " dated 10/20/2003 , by Allen T . Fulkerson , L . S . , and plans titled " Erosion and Sediment Control " and "Watershed Map" dated 6/ 18/04 , Prepared by T. G . Miller, P . C . and other application materials . NOW, THEREFORE , BE IT RESOLVED : 1 . That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval , as shown on the Preliminary and Final Subdivision Checklists , having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board , and 2 . That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed five-lot subdivision located at 922-928 Coddington Road , Town of Ithaca Tax Parcel No . 47 . - 1 -4 , as shown on the survey entitled r 1 PB RESOLUTION NO . 2004-073 PAGE 2 1 "Subdivision Map Showing Lands of John Young " dated 10/20/2003 , by Allen T . Fulkerson , L . S . , subject to the following conditions : a , submission for signing by the Chairman of the Planning Board of an original or mylar copy of the final subdivision plat , and three dark-lined prints , including the name and seal of the registered land surveyor, prior to filing with the Tompkins County Clerk's Office , and submission of a receipt of filing to the Town of Ithaca Planning Department , such plan to be modified to show the correct setback requirement on Parcel B , and b , within six months of this approval , consolidation of Parcel A with the adjacent Coddington Road Community Center, Inc . property (Tax Parcel No . 471 - 1 - 11 . 3 ) to the north , and submission to the Town Planning Department of a copy of the request to the Tompkins County Assessment Department for the consolidation , and C , granting of the necessary variances for Parcels B and C from the Zoning Board of Appeals , prior to the signing of the plat by the Chairman of. the Planning Board , and d . no curb cuts shall be allowed on Coddington Road except for the one curb cut for the proposed common driveway , and the subdivision map be amended to note the prohibition , and e . submission of an easement/maintenance agreement , for review and approval by the Attorney for the Town , allowing the shared use and maintenance of the drive between Parcels B , C , D , and E , said approval to be issued prior to the signing of the plat by the Chairman of the Planning . Board , such agreement to include the prohibition referred to against curb cuts onto Coddington Road referred to above , and f, submission of record of application for and approval status of all necessary permits from county , state , and/or federal agencies , including but not limited to the Pollution Prevention Plan for NYSDEC . AND BE IT FURTHER RESOLVED : 1 . Within 30 days of the adoption of this resolution , a copy be filed with the Tompkins County Department of Planning ; and 2 . The reason this board elected to approve the proposal notwithstanding the recommendation of said Department are : a . this board does not believe a post-construction stormwater management plan is required , based upon the interpretation of the Town Engineer set forth in his letter dated July 15 , 2004 , and in particular to the citations to PB RESOLUTION NO . 2004-073 PAGE 3 the exemptions applicable . to single-family residences set forth in the letter, and also the conclusion that typical residential properties do not have large areas of impervious lands ; and b , the issue of curb cuts has been dealt with by inclusion of a prohibition of the curb cuts on Coddington Road . A vote on the motion resulted as follows : AYES : Wilcox , Hoffmann , Conneman , Mitrano , Thayer. NAYS : None . ABSTAIN : None . The motion was declared to be carried unanimously . STATE OF NEW YORK) COUNTY OF TOMPKINS ) SS : TOWN OF ITHACA: I , Carrie Coates Whitmore , Tewn GEer!gDeputy Town Clerk of the Town of Ithaca , New York , do hereby certify that the attached resolution is an exact copy of the same adopted by the Planning Board of the Town of Ithaca at a regular meeting on the 20th day of July 2004 . _ Tewn GIeFk/Depufj Town Clerk Town of Ithaca Tompkins =County ( �. bpi . E,4 � i ;. w : LJ JUL 13 2�4 .F DEPARVTIV��ENI KµOF; PLANNING y 4. is 1<� 1 East, Co � rt' Street � TCVM CE IT 1ir1CA £n x PLAnI tNG . �p i<< r� h, ! : , G , ENGINEERING Ithaca, lV � 06&kjr114850 j Edward C. Marx, AICP ;, u - „�. Telephone (607) 274-5560 'w �` T` �~. Commissioner of Planning => Fax (607) 274-5578 July 8 , 2004 Mr. Michael Smith, Environmental Planner Town of Ithaca 215 N. Tioga Street Ithaca, NY 14850 Re : Review Pursuant to §239 -1 and -m of the New York State General Municipal Law Action: Subdivision and Variance Approval, 5-lot subdivision, Coddington Road, Tax Parcel No. 47 .- 1 -4 Dear Mr. Smith: This letter acknowledges your referral of the proposal identified above for review and comment by the Tompkins County Planning Department pursuant to §239 -1 and -m of the New York State General Municipal Law. The Department has reviewed the proposal, as submitted, and has determined that it may have negative inter-community, or county-wide impacts as described below. We recommend modification of the proposal. If the Board does not incorporate these recommendations into its approval, such approval will require a vote of a supermajority (meaning a majority plus one) of all members of the decision-making body. Recommended Modifications Stormwater run-off should be addressed during the subdivision review process rather than being left as an option for the future individual lot owners as stated in the application materials. Although the Stormwater Management Plan identifies the amount of increase in peak run-off as minor, the three to six cubic feet per second increase should be handled on-site. It is unclear whether the subdivsion will need to comply with DEC ' s Phase II stormwater regulations. In this case, the Town should request a determination from DEC on this matter. Other Comments The subdivision map should show the location of driveways for the two front parcels . They should be located off of the proposed access road so as not to create additional curb cuts on Coddington Road. Please inform us of your decision so that we can inane it a part of the record. . Sincerely, i Edward C. Marx, AICP Commissioner of Planning cc : John Lampman, Tompkins County Highway Department Richard S . Booth, Tompkins County Legislature Katherine Luz Herrera, Tompkins County Legislature Frank Proto, Tompkins County Legislature Dooley Kiefer, Tompkins County Legislature Tim Joseph, Tompkins County Legislature i OF 177 ° TOWN OF ITHACA is zt �, �� 215 N . Tioga Street , Ithaca, N . Y . 14850 46 www . town . Ithaca . ny .us TOWN CLERK 273- 1721 HIGHWAY ( Roads, Parks, Trails, Water &Sewer) 273- 1656 ENGINEERING 273- 1747 PLANNING 273- 1747 ZONING 273- 1783 FAX (607) 273 - 1704 July 15 , 2004 Mr. Edward C . Marx , Commissioner of Planning Tompkins County Planning Department 121 East Court Street Ithaca, NY 14850 Re : Subdivision and Variance Request, Young 5 -lot subdivision, Coddington Road, Town of Ithaca Dear Mr. Marx : This letter is in response to the Tompkins County Planning Department ' s review pursuant to §239 —1 and —m of the New York State General Municipal Law and the Department ' s subsequent letter stating that the above reference project has been determined to have negative inter-community impacts and should be modified . According to your letter, the Planning Department has found the subdivision proposal to be deficient because the applicant is not proposing to develop on-site stormwater facilities to contain the increased runoff from the site, and also because the applicant proposes to allow the individual homeowners to determine whether to install drainage swales on their property . Your letter further states that it is "unclear whether the subdivision will need to comply with DEC ' s Phase II stormwater regulations", and that the Town should request a determination from DEC on this matter. Town staff has discussed these issues with NYS DEC staff and has concluded that the applicant has sufficiently complied with all NYS stormwater management regulations, and that no additional requirements or stormwater measures are necessary . The 5 -lot subdivision proposal includes four residential lots , 1 . 25 acres in size or larger, and one nine-acre lot to be donated to the Coddington Road Community Center for its recreational activities . The total area to be disturbed for this project , including development for the shared driveway , the individual driveways , and the building sites , will be greater than l acre , but less than 5 acres in total . As a result, and in accordance with NYSDEC regulations , the applicant has prepared an Erosion and Sedimentation Plan , and additionally provided a description of pre- and post-development hydrologic conditions and stormwater runoff calculations . According to Dave Gasper from the Albany Office of NYS DEC, Bureau of Water Permits , construction of a subdivision consisting of single family residences , disturbing less than 5 acres, are specifically exempt from having to address post-construction water quality and quantity controls . Therefore your statement that the applicant needs to provide on-site stormwater facilities is not justified . Further, single family residences disturbing less than 5 acres are exempt from having to prepare a full Stormwater Pollution Prevention Plan . Mr. Gasper referred to the NYS DEC document entitled "Frequently Asked Questions About Permit Requirements . . . from Construction Activity that Results in a Disturbance of One Acre or More" , answer # 16 , which reads as follows : Re : Subdivision aid Variance Request , Young 5 -Lot Subdivision , pa (e 2 C.:ocidillaton Road . 'l oml of hhaca The "construction of single family residences " exemption included in the flow chart and in Condition C of the permit (see Part X.A . 1 . b) was intended to exclude operators that are constructing subdivisions consisting of single family residences, where the overall plan of development will result in a total land disturbance of less than 5 acres, fiAom having to address post- construction water quality and quantity controls in their SWPPP (i. e. 'full " SWPPP) because the high percentage ofpervious area typically available with this type of land use allows on site runoff control. The overall plan of development can include subdivision road construction and utility installation, provided the total disturbance is less than 5 acres. This provision does not apply to operators constructing townhouse developments or apartment complexes. The Department based this exemption on Table 4. 2 of the NYS Stormwater Management Design Manual which indicates that residential subdivisions typically have less than 30% impervious cover. At one point the department considered using percent impervious cover as the criteria for exemption under Condition C, but discarded that option as overly complex in implementation. Where single- .family developments exceed the 30 % impervious cover, the department may consider requiring such sites to obtain coverage under an individual permit that requires post construction site runoff controls. Mr. Gasper reiterated that the overall plan of development can involve subdivision road construction, regardless of whether it will be for private or public roads, as long as the development is for single- family residences and the disturbance is less than 5 acres . If you would like to contact Dave Gasper of NYS DEC to confirm this infonnation, his number is (518) 402 - 8114 . Given the minimal amount of runoff that will be generated from the site, and the existence of the large amount of imperviousness remaining on the site, Town staff does not intend to recommend that the Planning Board require the applicant to develop on-site stormwater detention facilities . The plan as proposed is in accordance with NYS DEC regulations . The Town will require that the applicant submit a Notice of Intent to NYS DEC , and will condition the subdivision approval upon this requirement . Because we feel that you have reached your determination concerning this project in error, we request that you reconsider the Recommended Modifications in your previous letter stating that the proposal may have negative inter-community or county-wide impacts , thus requiring a supermajority vote of the Planning and Zoning Board , and rescind that letter. The Planning Board will be considering this proposal on July 20`h, and a reply before this date would be appreciated . ' Sincerely, rl 4 � O 'anid Walker, P .E . Director of Engineering cc : Town of Ithaca Planning Board Jonathan Kanter, Director of Planning David Herrick, T. G . Miller P . C . John F. Young Jul 20 04 04 : 14p ITCTC / TCPD ( 607 ) 274 - 5578 p . 2 s � at. `�� DEP KING TllNOF P,u' *ll 5 Str et thka,•1 o3rk�14$50 0 � � ,. i . :r_ ' Telephone (607) 274= 5560 Edward C. Marx, AICP ;. ;` '--_ Commissioner ufPlanning : ,_ " Fax (607) 274-5576 July 20, 2004 Mr. Daniel Walker, P .E., Director of Engineering Town of Ithaca 215 N. Tioga Street Ithaca, NY 1450 Re: Review Pursuant to §239 4 and -m of the New York State General Municipal Law Action: Subdivision and Variance Approval, 5-lot subdivision, Coddington Road, Tax Parcel No. 4714 -4 Dear Mr. Walker: This letter is in response to your July 15, 2004 request to reconsider the County's determination pursuant to §239 -1 and -m of the New York State General Municipal Law regarding the above referenced proposal. The department has re%�ewed your request and has decided not to change our original determination that the project may have negative inter-community, or county-wide impacts . Discussions between our Department, DEC's stormwater control specialist in Syracuse, Ellen Hahn, and the project engineer, Dave Herrick, have resulted in a determination that the developer will need to comply with DEC's Phase II Stormwater Regulations. Regardless of any final determination with DEC compliance, our main concern is in protecting the adjacent County facility, Coddington Road, from non-point source run-off. For this reason we feel that the stormwater should be directed away from the storm drainage system associated with the road. Sincerely, i i an c CP u Ce ssioner of Planning i cc: Jonathan Kanter, Director of Planning, Town of Ithaca John Lampman, Tompkins County Highway Department Richard S. Booth, Tompkins County Legislature Katherine Luz Herrera, Tompkins County Legislature Frank Proto, Tompkins County Legislature Dooley Kiefer, Tompkins County Legislature Tim Joseph, Tompkins County Legislature B. SUBDIVISION PROPOSAL Subdivision Overview . This proposal would subdivide this 15 -acre parcel into 5 lots : 2 1 -acre + parcels on the front of the property with over 150 feet of road frontage; 2 1 : 5 - acre flag lots with just 30 feet of road frontage, and 1 large 9-acre plot in the back half of the property with no road frontage . Variances from the Zoning Board of Appeals would be necessary in regard to minimum lot width at the street line and minimum lot width at the setback line for the flag lots . ( See parcels B & C on the enclosed subdivision map . ) Each of the front four parcels (i. e . B , C, D, and E) will be placed on the market for residential home building. Parcel A will be donated to the Coddington Road Community Center for its recreational activities . A private shared driveway off of Coddington Road would service the front four lots . This private driveway would be approximately 350 feet long, from which each of the four individual home driveways would split off, thus minimizing curb cuts off of Coddington Road to just one . This road will be 20 feet wide and will include a suitable turnaround, consistent with the specifications mandated by the Ithaca Fire Department. A shared road agreement will be included . Water service will be provided by tapping an existing municipal water main located on the near side of Coddington Road . There is no public sewer available, so septic tanks would be required for each individual homeowner. The lots meet the 30, 000 square foot minimum required by the Health Department for septic. NYSEG electricity service is available at that site, but gas service currently is not available . Donation of Land . As you can see from the subdivision map, Parcel A is a 9-acre wooded lot that appears in the back half of the property . It is our intention to donate this piece of property to the Coddington Road Community Center, whose land runs adjacent to this acreage on the northern side of the property . The Coddington Road Community Center is a not-for-profit organization that provides full-day childcare for a variety of ages . In addition, the Center offers after-school programs and summer programs for children and adolescents . We have met with various members of the Coddington Road Community Center organization, including the Executive Director (Anne Morrissette) and the President of the Board of Directors (Carol Bayles) about the possibility of donating this 9-acre parcel of land to the Center for use in its programming . A formal letter of offer was sent to the Board President on March 31 , 2004 . The Board President sent a letter to us dated April 201 2004 indicating an interest in accepting this donation . This letter from the Community Center is enclosed for your review . This parcel A will be connected to the Community Center via a 25 -foot wide access path, which was enlarged from 15 feet on the recommendation of the Community Center. The Community Center will consolidate this parcel with its existing parcel to ensure that the land does not become land-locked . We have contacted the Assessment Office about consolidating these parcels and hav e shown them the proposed subdivision map . The Assessment Office staff foresees no problem consolidating these two parcels . This transaction will take place upon approval of the subdivision proposal . Subdivision Map & Land Donation Letter. Please see the next pages for a comprehensive subdivision map, generated by T . G. Miller, and for a letter from the Coddington Road Community Center, accepting the donation of Parcel A. CODDINGTON ROAD SUBDIVISION A 5-Lot Residential Subdivision Proposal Owner: John F. Young (Tel: 257-6533) Agent: Patrick F. Leahy (Tel : 266-8778) Attorney : - " James Henry Surveyor: Ed Ripic (T.G. Miller) Engineer: David Herrick (T.G. Miller) Submission Date: Friday, June 25, 2004 Planning Board Meeting Date: Tuesday, July 20, 2004 CONTENTS A. Site Overview a. Location b. Description of Land c. Tax Map & Aerial Photograph B . Subdivision Proposal a. Subdivision Overview b . Donation of Land c. Subdivision Map & Land Donation Letter C . Site Improvements a. Shared Private Driveway b . Drainage Swales D . Utility Plan a. Water b . Septic c. Electric & Gas d . Telephone E . Additional Steps a. Zoning Board of AppealsI APPENDIX JUN 2 8 2004 € Storm Water Management Plan (T . G. Miller) _, ':";i,•' i 0 F 1 r;^,'. N j 1 A. SITE OVERVIEW Location . The Young & Leahy Coddington Road Sub-Division is a 5 -plot subdivision of a 15 -acre parcel located on Coddington Road in the Town of Ithaca. This proposed subdivision is located 870 feet south of the intersection of Coddington & Updike Roads, immediately to the south of the Coddington Road Community Center. The actual street address will be 922 — 928 Coddington Road. The tax parcel number is 47 . - 1 -4 in the Town of Ithaca. It is zoned as R30 residential . Description of Land . The parcel is a 15 -acre rectangular plot of land, with 413 feet of road frontage on Coddington Road. The land slopes gradually from the road to the back of the property some 140 feet over the 1133 feet length of the property. The back half of the property features NYSEG power and gas easements . It is lightly wooded with a variety of trees, including an old apple orchard . The northern side of the property features a dry streambed . Tax Map & Aerial Photo rfaph . Please see the next two pages for : 1 ) a copy of the tax map for this parcel and 2) an aerial photograph of this parcel . TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday, July 20, 2004 AGENDA 7 : 00 P.M. Persons to be heard (no more than five minutes) . 7 : 05 P . M . SEQR Determination : Young 5 -Lot Subdivision, Coddington Road. 7 : 10 P.M. PUBLIC HEARING : Consideration of Preliminary and Final Subdivision Approval for the proposed 5 - lot subdivision located on Coddington Road approximately 870 feet south of Updike Road, Town of Ithaca Tax Parcel No. 47- 1 -4, Low Density Residential zone (former Residence District R-30) . The proposal involves subdividing the 14 . 8 +/- acre parcel into four residential building lots along Coddington Road and one 9 +/- acre lot which would be donated to the Coddington Road Community Center for their recreational activities. John F . Young, Owner; Patrick Leahy, Applicant. 4 . Persons to be heard (continued from beginning of meeting if necessary) . 5 . Approval of Minutes : July 6, 2004 . 6. Other Business : a) Consider cancellation of August 3 , 2004 Planning Board meeting. b) Discuss training options for Planning Board members including NYPF Conference (September 19-22 in Lake Placid) ; visit by NYPF planner (Kathryn Daniels) as summarized in Rod Howe ' s email (6/20/04) ; visit by NYS Dept. of State planner; "retreat" for informal Planning Board discussion, etc . 7 . Adjournment. Jonathan Kanter, AICP Director of Planning 273 - 1747 NOTE : IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY SANDY POLCE AT 273-1747. (A quorum of four (4) members is necessary to conduct Planning Board business.) TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, July 20, 2004 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the. Planning Board of the Town of Ithaca on Tuesday, July 20, 2004, at 215 North Tioga Street, Ithaca, N.Y. , at the following times and on the following matters : 7 : 10 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed 5 -lot subdivision located on Coddington Road approximately 870 feet south of Updike Road, Town of Ithaca Tax Parcel No. 47- 1 -4, Low Density Residential zone (former Residence District R-30) . The proposal involves subdividing the 14 . 8 +/- acre parcel into four residential building lots along Coddington Road and one 9 +/- acre lot which would be donated to the Coddington Road Community Center for their recreational activities. John F . Young, Owner; Patrick Leahy, Applicant. Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearings. Jonathan Kanter, AICP Director of Planning 273 - 1747 Dated : Monday, July 12, 2004 Publish: Wednesday, July 14, 2004 TOWN OF ITHACA PLANNING DEPARTMENT MEMORANDUM TO : PLANNING BOARD FROM : MICHAEL SMITH , ENVIRONMENTAL PLANNER DATE : JULY 1 , 2004 RE : YOUNG 5 -LOT SUBDIVISION — CODDINGTON ROAD PRELIMINARY & FINAL SUBDIVISION Enclosed please find materials related to subdivision approval for the proposed 5 -lot subdivision .located on Coddington Road approximately 870 feet south of Updike Road. As you may recall , the Board reviewed a sketch plan proposal for this project at the March 2 , 2004 Planning Board meeting. The proposal is now scheduled for Preliminary and Final Subdivision approval at the July 20 , 2004 Planning Board meeting. The project includes subdividing the 14 . 8 +/- acre parcel into four residential building lots along Coddington Road and one 9 +/- acre parcel which would be donated to the Coddington Road Community Center (CRCC) for their recreational activities . The four residential lots would be accessed from one common private drive off of Coddington Road and would be sold for residential buildings . An easement/maintenance agreement will be required for the common driveway between the four residential lots to outline the shared use and maintenance responsibilities, and a condition has been added to the draft resolution. The parcel being donated to the CRCC will be consolidated with their existing parcel through a 25 -foot wide connection to the southwest corner of their property . A letter from the CRCC (dated April 20 , 2004) accepting the 9-acre donation is included in the subdivision packet provided by the applicant . Two of the proposed residential lots (Parcels B & C) will require variances from the Zoning Board of Appeals for the minimum width at the street line (30 ' proposed, 100 ' required) and for the minimum width at the maximum required front yard setback line (30 ' proposed, 150 ' required) . The remaining two residential lots and the lot being donated (once it is consolidated with the existing CRCC property) will meet all the requirements of the Low Density Residential zone (Residence District R-30) . The applicants have provided a detailed subdivision packet including an overview of the site and subdivision proposal , discussion of the planned site improvements and utilities, and a Stormwater Management Plan. Please call or email me at msmith ,town . ithaca . ny . us , if you have any questions . Enclosures i r � PROPOSED RESOLUTION : SEQR �r Preliminary and Final Subdivision Approval Young Five-Lot Subdivision 922 - 928 Coddington Road Tax Parcel No. 4744 Planning Board, July 20, 2004 WHEREAS . 1 . This action is consideration of Preliminary and Final Subdivision Approval for the proposed 5 -lot subdivision located on Coddington Road approximately 870 feet south of Updike Road, Town of Ithaca Tax Parcel No . 47- 1 -4; Low Density Residential zone (former Residence District R-30) . The proposal involves subdividing the 14 . 8 +/- acre parcel into four residential building lots along Coddington Road and one 9 +/- acre lot which would be donated to the Coddington Road Community Center for their recreational activities . John. F . Young, Owner; Patrick Leahy, Applicant. 2 . This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Subdivision . Approval , and 31 The Planning Board on July 20, 2004, has reviewed and accepted as adequate a Short Environmental Assessment Form Part 1 , submitted by the applicant, and Part Il prepared by the Town Planning staff, a survey entitled "Subdivision Map Showing Lands of John Young" dated 10/20/2003 , by Allen T . Fulkerson, L. S . , and plans titled "Erosion and Sediment Control" and "Watershed Map" dated 6/ 18/04, Prepared by T. G . Miller, P . C . and other application materials, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval , NOW, THEREFORE, BE IT RESOLVED : That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for. the above referenced action as proposed and, therefore, neither a Full Environmental Assessment Form, nor an Environmental Impact Statement will be required . i I F �� Ci � W 0 ❑° ❑� ❑y � © Town Assigned Project ID Number JUN 2 8 Town of Ithaca Environmental Review TOWN OF IT AACA SHORT ENVIRONMENTAL ASSESSMENT FORM ' ENGINEERING For UNLISTED ACTIONS Located in the Town of Ithaca, Tompkins County, NY ONLY PART 1 - PROJECT INFORMATION To be completed by A plicant or Project Sponsor) 1 . Applicant/Sponsor 2. Project Name 3 . Precise location (street address, road intersections, prominent landmarks, etc. or provide `map :) \K"N'r^ �- t G1p l�� l�% Ce2�C liaAA C r jet ` C o Tax Parcel Number: 4. Is proposed action : NEW ? EXPANSION ? MODIFICATION/ALTERATION ? 5. Describe project briefly : (Include project purpose, present land use, current and future construction plans, and other relevant items) : 44 �JAr (Attach separate sheet(s) if necessary to adequately describe the proposed project.) 6. Amount of land aff ted : Initial) 0-5 rs Acres 6-10 rs >10 rs Acres 7. How is la nd zoned presently? 8 . Will propose action comply with existing zonin or other existing land use restrictions ? Yes_ NO If no, describe conflict briefly : f{ 1itrP /� �; �l,. C: Ta.c,�, a� ; o!iL \J4_✓a ;�r � i^ ; 1 : cKCC.% ;�tx1 tv; a i�1 'eaS 9. Will proposed action lead to a r quest for new : Public Road ? YES NO Public Water? YES NO Public Sewer? YES NO 10. What is the present land use in the vicinity of the proposed p lect? Residential Commercial Industrial Agriculture Park/Forest/Open Space V Other Please Describe: I L Does proposed action involvga permit, approval, or funding, now or ultimately from any other governmental agency (Federal, State, Local?) YES NO a c l�(+ A� No -%VV4.:S fo _ If yes, list agency name and permit/approval/funding 12. Does any aspect of the proposed action have a currently valid permit or approval ? YES NO If yes, list agency name and permit/approval. Also, state whether it will require modification. I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE Applicant/Sponsor Name (Print or Type) : ► o H rJ Signature and Date : it PART 11 - ENVIRONMENTAL ASSESSMENT (To be completed by the Town ; Use attachments as necessary) A . Does proposed action exceed any Type I threshold in 6 NYCRR, Part 617. 12 or Town Environmental Local Law? YES NO X If yes, coordinate the review process and use the full EAF. B. Will proposed action receive coordinated review as provided for unlisted actions in 6 NYCRR, Part 617.6 YES NO X If no, a negative declaration maybe superseded by another involved agency, if any. C. Could proposed action result in any adverse effects associated with the following: (Answers may be handwritten, if legible) CL Existing air quality, surface or groundwater quality, noise levels, existing traffic patterns, solid waste production and disposal, potential for erosion, drainage or flooding problems? Explain briefly: See Attached. C2. Aesthetic, agricultural, archaeological, historic, or other natural or cultural resources? Community or Neighborhood character? Explain briefly: See Attached C3. Vegetation or fauna, fish, shellfish, or wildlife species, significant habitats, unique natural area, wetlands, or threatened or endangered species? Explain briefly: See Attached, C4. The Town 's existing plans or goals as officially adopted, or a change in use or intensity of use of land or other natural resources? Explain briefly: See Attached. C5. Growth, subsequent development, or related activities likely to be induced by the proposed action? Explain briefly : See Attached. C6. Long term, short term , cumulative, or other effects not identified in CI -05? Explain briefly: See Attached. C7. Other impacts (including changes in use of either quantity or type of energy) Explain briefly : See Attached. D. Is there, or is there likely to be controversy related to potential adverse environmental impacts? YES NO X If yes, explain briefly : E. Comments of staff CB other attached. (Check as applicable.) PART III - DETERMINATION OF SIGNIFICANCE (To be completed by the Town of Ithaca) Instructions: For each adverse effect identified above, determine whether it is substantial , large, important, or otherwise significant. Each effect should be assessed in connection with its (a) setting (i . e. urban or rural) ; (b) probability of occurring; (c) duration ; (d) irreversibility; (e) geographic scope, and (f) magnitude. If necessary, add attachments or reference supporting material . Ensure that the explanations contain sufficient detail .to show that all relevant adverse impacts have been identified and adequately address. Check here if you have identified one or more potentially large or significant adverse impacts which MAY occur. Then proceed directly to the full EAF and/or prepare a positive declaration . X Check here if you have determined, based on the information and analysis above and any supporting documentation, that the proposed action WILL NOT result in any significant adverse environmental impacts AND provide on Attachments as necessary the reasons supporting this determination. Town of Ithaca Planning Board %�✓� /�, Name of Lead Agency Preparer' s Sr9nature0f different from Responsible Officer) Fred Wilcox, Chairman Name & title of Responsible Officer In Lead Agency Signature of Contributing Preparer DATE : Signature of Responsible Officer in Lead Agency PART I1 — Environmental Assessment : M' G' Young 5-Lot Subdivision 922 — 928 Coddington Road Preliminary and Final Subdivision Planning Board A . Action is Unlisted . B . Action will not receive coordinated review . C . Could action result in any adverse effects on to or arising from the following : Cl . Existing air quality, surface or groundwater quality or Quantity, noise levels , existing traffic affic patterns solid waste production or disposal potential for erosion, drainage or flooding problems? No significant adverse effects are anticipated relating to air quality, water quality or quantity, noise levels , traffic, solid waste , or potential for erosion, drainage , or flooding as a result of the proposed action. This proposal is to subdivide the 14 . 8 +/- acre parcel located approximately 870 feet south of Updike Road into four residential building lots along Coddington Road and one 9 +/- acre lot which would be donated to the Coddington Road Community Center (CRCC) for their recreational activities . The lot being donated to the CRCC will be connected to their existing parcel on Coddington Road through a 25 -foot wide strip . The applicants are proposing one shared driveway for the four building lots, which limits the curb cuts onto Coddington Road. The location and design of the driveway has been reviewed by the Fire Department and the County Highway Department. A Stormwater Management Plan (dated June 2004) has been prepared for this project. The Plan looked at present and developed conditions, recommended sequencing of the erosion and sediment controls, and outlined the operator' s responsibilities regarding the required permits . The plans recommends permanent swales on each of the four building lots, permanent swales on each side of the driveway, and a truck tracking pad and silt fencing locations as temporary measures during construction . C2 Aesthetic agriculture archeological historic or other natural or cultural resources or community or neighborhood character? None Anticipated. C3 Veizetation or fauna fish shellfish or wildlife species, significant habitats , or threatened or endangered species ? l P None Anticipated. The site currently consists of a mix of young woods and shrub growth, an old apple orchard, and regularly mowed areas within the NYSEG easements. Some vegetation will be removed for the construction of the driveway and on each of the building lots, but it is anticipated that the majority of the 9 acres being donated to the CRCC will be used for their recreational activities and most of the vegetation will remain. C4 . The Town ' s existing plans or goals as officially adopted, or a change in use or intensity of land or other natural resources? None Anticipated. The Town of Ithaca Comprehensive Plan designates the site as "Rural Residential ," and it is zoned Low Density Residential (Residence District R-30) , The subdivision will require variances for lots B and C from the Zoning Board of Appeals . They will both require variances for the minimum width at the street line (30 ' proposed, 100 '. required) and for the minimum width at the maximum required front yard setback line . (30 ' proposed, 150 ' required) . Parcel A will meet all the requirements once the parcel is consolidated with the existing CRCC parcel . C5 . Growth, subsequent development, or related activities likely to be induced by the proposed action? None Anticipated. C6 . Long term , short term , cumulative , or other effects not identified in C1 -05 ? None Anticipated . C7 . Other impacts (including changes in use of either quantity or type of energy)? None Anticipated, D . Is there, or is there likely to be, controversy related to potential adverse environmental impacts? No controversy related to potential adverse environmental impacts is anticipated . PART III . — Staff Recommendation , Determination of Significance Based on review of the materials submitted for the proposed action, the proposed scale of it, and the information above , a negative determination of environmental significance is recommended for the action as proposed. Lead Agency : Town of Ithaca Planning Board Reviewer: Michael Smith, Environmental Planner Review Date : July 1 , 2004 PROPOSED RESOLUTION : Preliminary and Final Subdivision Approval Young Five-Lot Subdivision 922 — 928 Coddington Road Tax Parcel No. 4744 Planning Board, July 20, 2004 WHEREAS . 11 This action is consideration of Preliminary and Final Subdivision Approval for the . - proposed 5 -lot subdivision located on Coddington. approximately 870 feet south of Updike Road, Town of Ithaca Tax Parcel No. 1 477 -4 , Low Density Residential zone (former Residence District R- 30) . The proposal involves subdividing the 14. 8 +/- acre parcel into four residential building lots along Coddington Road and one 9 +/- acre lot which would be donated to the Coddington Road Community Center for their recreational activities. John F . Young, Owner; Patrick Leahy, Applicant, and 21 This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Subdivision Approval , has on July 20 , 2004, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part I , submitted by the applicant, and Part II prepared by the Town Planning staff, and 3 . The Planning Board, at a Public Hearing held on July 20 , 2004 , has reviewed and accepted as adequate a survey a survey entitled "Subdivision Map Showing Lands of John Young" dated 10/20/2003 , by Allen T . Fulkerson, L . S . , and plans titled "Erosion and Sediment Control" and "Watershed Map" dated 6/ 18/04 , Prepared by T. G . Miller, P . C . and other application materials. NOW, THEREFORE, BE IT RESOLVED . 1 . That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval , as shown on the Preliminary and Final Subdivision Checklists , having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board, and 2 . That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed five-lot subdivision located at 922 — 928 Coddington Road, Town of Ithaca Tax Parcel No . 47- 1 -4 , as shown on the survey entitled " Subdivision Map Showing Lands of John Young" dated 10/20/2003 , by Allen T . Fulkerson, L. S . , subject to the following conditions : i a . submission for signing by the Chairman of the Planning Board of an original or mylar copy of the final subdivision plat , and three dark-lined prints , including the name and j seal of the registered land surveyor, prior to filing with the Tompkins County Clerk ' s Office, and submission of a receipt of filing to the Town of Ithaca Planning Department, and b . within six months of this approval , consolidation of Parcel A with the adjacent Coddington Road Community Center, Inc . property (Tax Parcel No . 47- 1 - 11 . 3 ) to the F1 . north, and submission to the Town Planning Department of a copy of the request to the Tompkins County Assessment Department for the consolidation, and c . granting of the necessary variances for Parcels B and C from the Zoning Board of Appeals , prior to the signing of the plat by the Chairman of the Planning Board, and d . submission of an easement/maintenance agreement, for review and approval by the Attorney for the Town, allowing the shared use and maintenance of the drive between Parcels B , C , D, and E, said approval to be issued prior 'to the signing of the plat by the Chairman of the Planning Board, and e . submission of record of application for and approval status of all necessary permits from county, state , and/or federal agencies , including but not limited to the Pollution Prevention Plan for NYSDEC . ARTICLE VL SECTION 36 PRELIMINARY SUBDIVISIC)N Pi , AT CIIF,C'KI ,IST L PROJECT NAME YG ,,, s s /mot S: 6�RL ,r, v PROJECT NUMBER y 7 ,Y PREPARER /7/ Sh, 114 X _ = ITEM SUBMITTED W = WAIVED N/ A = NOT APPLICABLE CONDITION OF APPROVAL The items listed below, unless waived by the Planning Board, must be filed in the office of the Town Planner or Town Planner' s designee before an application for a Preliminary Subdivision approval is deemed . complete. These materials shall be filed with at least thirty (30) calendar days prior to the Planning Board meeting at which preliminary approval is requested. 1 : X _ One Completed and signed Development Review Application. 2 . _X Payment of review fees. 3 . A Fully completed and signed Short Environmental Assessment Form, Part I (SEAF), aP41 eng + Assessfnent FeFm, p„4 r rLZAF) , ( See Town Planner as to which to submit.) 4 . Estimated site improvement cost (excluding cost of land acquisition and professional fees) to be prepared (preferably) by a licensed professional engineer. 5 . _X A preliminary plat with the following information must be filed in the office of the Town Planner at least thirty (30) calendar days prior to the Planning Board meeting at which preliminary approval is requested. a. XVicinity Map showing the general location of the property, 1 " = 1000' or 1 2000" b . General layout, including lot lines with dimensions ; block and lot numbers ; highway and alley lines, with 60-foot wide highway rights-of-way; areas to be .reserved for use in common by residents of the subdivision; sites for non-residential , non-public uses ; easements for utilities; drainage, preservation of scenic views, or other purposes; and building setback lines, with dimensions . C. IV14 General layout of the proposed highways, blocks, and lots within the proposed subdivision. Tentative highway names. d. _2L Contour intervals, to USGS datum, of not more than .two feet when the slope is less than four percent and not more than five feet when slope is greater than four percent. e. ..2LCultural features within and immediately adjacent to the proposed subdivision, including platted lots, highway improvements, bridges, culverts, utility lines, pipelines, power transmission lines, other significant structures, f: Z�L Other significant structures within and immediately adjacent to the proposed subdivision, including parks, wetlands, critical environmental areas, and other significant features . i PRELIMINARY .SUBDIVISION PLAT CHECKLIST -Page 2 - g. X Direction of flow of all water courses . Calculation of drainage area above point of entry for each water course entering or abutting the tract. h. X Location and description of all section line corners and government survey monuments in or near the subdivision, to at least one of which the subdivision shall be referenced by true courses and distances. i . XC Location, name, and dimensions of each existing highway and alley and each utility, drainage, or similar easement within, abutting, or in the immediate vicinity of the proposed subdivision. J . X Natural features within and immediately adjacent to the proposed subdivision, including drainage channels, bodies of water, wooded areas, and other significant features. Identification of areas subject to flooding as indicated on HUD Flood Boundary Maps, Wetlands Maps . k. IVIA Width at building line of lots located on a curve or having non-parallel side lines, when required by the Planning Board. 1 . X Names and addresses of owners of all parcels abutting the proposed subdivision . m.NL Names of recorded subdivisions abutting the proposed subdivision. n. � Restrictive covenants, if any. o. X Key map, when more that one sheet is required to present plat. p. X Name of subdivision, which shall not duplicate the name of any other subdivision in the county. q. X Name of planner, architect, engineer, land surveyor, landscape architect, or other person who prepared the sketch plat or preliminary plat. r. X Name(s) and address(es) of the owner(s) . s . /V//1 Name(s) and address(es) of the subdivider(s), if the subdivider(s) is(are) not the owner(s) . t. x Map Scale in bar form (-1 — or 1 "= 100') and north point. u. X Date of plat, and any applicable revision dates. V. . X Names of town, county, and state. w.X Border lines bounding the sheet, . one inch from the left edge and one-half inch from each of the other edges ; all information, including all plat lines, lettering, signatures and seals, shall be within the border lines. x. X Four dark-line prints of the proposed plat and 25 reduced copies of all sheets of the proposed site plan (no larger than 11 " x 17 ") and copy of all other items required above (Except Development Review Application and escrow forms) . y. _&6�1 Four dark-line prints of improvement plans and information, if improvements are required. j f PRELIMINARY SUBDIVISION CHECKLIST -Page 3 - IMPROVEMENT PLANS AND RELATED INFORMATION 6 . Where improvements are required for a proposed subdivision, the following documents shall be submitted to the Planning Board: a. /V Detailed construction plans and specifications for water lines, including locations and descriptions of mains; valves, hydrants, appurtenances, etc. b. ,v,4 Detailed construction plans, profiles, and specifications for sanitary sewers and storm drainage facilities, including locations and descriptions of pipes, manholes, lift stations, and other facilities. c . NL Highway paving plans and specification. d. lvll� The estimated cost of: 1 . Grading and filling, 2 . Culverts, swales and other storm drainage facilities, 31 Sanitary sewers, 4 . Water lines, valves and fire hydrants, 5 . Paving, curbs, gutters and sidewalks, 6. Any other improvements required by Town of Ithaca Subdivision Regulations . 7 . ,v/,Q/,Q The plan and profile of each proposed highway in the subdivision, with grade indicated, drawn to a scale of 1 " = 50' horizontal, and V = 5 ' vertical , on standard plan and profile sheets . Profiles shall show accurately the profile of the highway or alley along the highway center line and location of the sidewalks, if any. i ii r F Coddington Roadommunity Center, Inc., . CRCC is a private, not for profit corporation in support of community and family life.. - April 20 , 2004 John F . Young - 410 Triphammer Road - - Itliaca, NY 14850 Dear Mr. Young , The Coddington Road Community Center is pleased to accept your donation of the 9-acre parcel ; described as Parcel A on the survey. map you sent, with one small modification . We ask that the strip connecting our existing land with parcel A be. . widened to a minimum of 25 feet to allow for better access . Patrick. Leahy. has advised us that this should not be a problem . We will consolidate this parcel into the existing CRCC parcel . as soon as we reasonably can after the closing . This area will offer additional : play space for our expanding middle school ;sumrne-r camp . program and we are excited about the possibilities it affords : Thank you very much for considering . us inyour development plans . Sincerely, Carol Bayles : President, CRCC Board of Directors Coddington Suminer Comp Program Coddington Child Care Program Community Outreach Programs 920 Coddington Rd. Ithaca, 'NY 14850 Phone (607) 277- 143.4 E-mail: crcc@clarityconnect.com C. SITE IMPROVEMENTS Shared Private Driveway. As indicated on the proposed subdivision map, we envision putting in a private shared driveway off of Coddington Road, which would serve as primary ingress and egress for the owners of the 4 lots. This would limit the number of curb cuts off of Coddington Road to just one. This private driveway will be approximately 350 feet long and 20 feet wide, the latter to adhere to the specifications of the Ithaca Fire Department. . We will place a Fire Department specified "Y" at the end of the road to ensure turnaround capabilities for the Department ' s fire equipment . At the suggestion of both Brian Wilbur and Pete Messmer, the private driveway will feature the following : • 12" — 15 " good gravel base • Y' hot mix binder • V top dressing (once construction is complete) This driveway will be able to support 25 -ton axle loads, as the Department requires. Since the road is less than 500 feet, the existing fire hydrant on Coddington Road is sufficient to meet the Fire Department ' s needs . Therefore, no additional fire hydrant is necessary . T . G. Miller has measured sight distance from the proposed curb cut . The measurements, which are included on the subdivision map, are 575 ' looking northward from the curb cut and over 700 ' looking southward . We have filed a driveway permit with the Tompkins County Highway Department . The Department sent someone to the site to assess visibility. According to the permit, the distances. " satisfactorily meet sight distance requirements for the prevailing speed, " which is presently 45mph. A copy of the Highway Department driveway permit has been submitted to the Town for its review. The Tompkins County Highway Department driveway application also provided specifications for culvert sizes for this private driveway . These numbers are consistent with the recommendations provided by T . G_ Miller in the enclosed storm water management plan. According to the storm water management plan, the building of a private driveway, as well as the development of residential housing, will result in "minor runoff rates and, therefore, will not affect hydrology of the total watershed . " .Our attorney, Jim Henry, is currently drafting easement language, which will cover ingress and egress, maintenance, and snow removal . This easement language will also restrict parking on the private driveway to ensure passage in the event of fire or other emergency . Since the turnaround will also serve as resident driveways, easement language must be included to preserve Fire Department access in perpetuity. All of these considerations will be included in the shared driveway agreement . We will submit this language to the Town attorney for his approval in advance of going before the Planning Board for Preliminary and Final Approval. Drainage Swales . In an effort to improve drainage at the site, we are constructing roadside drainage ditches on either side of the private shared driveway. Suggested specifications are included in the storm water management plan. This will aid in keeping the driveway dry, as well as help in diverting water to the Coddington Road culverts. 1 . G. Miller has also made recommendations for drainage swales for each of the individual lots . These may or may not be necessary depending on the use of each parcel . Putting in these drainage swales will be the prerogative of the individual homeowners. D. UTILITY PLAN Water. There is a municipal water line that runs along Coddington Road, including a fire hydrant right at the spot of the proposed driveway. We plan to put 4 taps in right at the hydrant and run four 1 -inch water lines directly to the boundaries of each of the lots . The developer would be responsible for installing four curb stops along Coddington Road, which would be taken over by the Town for future maintenance. The homeowners would - - put the water lines in themselves, and line maintenance would remain the responsibility of each homeowner respectively. Easement language might be necessary lines run across neighbors ' property. Septic . There is no municipal sewer service available at the site, so individual septic systems would be necessary for each of the four properties. According to John Anderson at the Health Department, we do not need health department approval of any kind, since we are subdividing into just 4 separate building lots . (The fifth parcel does not count, since we are donating it to the Coddington Road Community Center. It will be consolidated with the existing Community Center parcel . ) Each of the individual buyers of the parcels must obtain Health Department approval before installing a private sewer system. Each lot does indeed meet the Health Department' s requirements for individual septic system, including : • 30, 000 square foot lot size minimum; • One half acre of usable land is available for each lot when municipal water is available; • 100 foot diameter circle available inside of usable area; and • No additional setbacks restrictions necessary We do not envision individual homeowners having any problem obtaining the necessary permits for private sewer systems . Electric & Gas. There is NYSEG electric service at the site. Our electric plan is to bring a line across Coddington Road from an existing pole on the other side, located across from Parcel D . We will erect a new pole just north of the private driveway . From that pole, we will run underground lines along the northern side of the driveway to a box which will straddle the boundary between Parcels B & D . We will then run an underground line across the private driveway to another box which will straddle the boundary between Parcels C & E . From these boxes, individual homeowners can run underground service to their respective homes . The NYSEG gas main currently ends at the intersection of Coddington & Burns Roads . There is no plan to extend this line at this time . Telephone . Verizon telephone service is available at this site . Our plan is to run underground telephone lines to each of the lots, similar to the design of the electric service . 1 i E. ADDITIONAL STEPS Zoning Board of Appeals . In addition to Planning Board approval, we will seek variances from the Zoning Board of Appeals . Two of the proposed residential lots (Parcels B & C) will require variances from the Zoning Board of Appeals for the minimum width at the street line (30 ' proposed, 100 ' required) and for the minimum width at the maximum required front yard setback line (30 ' proposed, 150 ' required) . The remaining two building lots (Parcels D & E) meet the requirements of R30 . The back lot (Parcel A) will meet the requirements, once it is consolidated with the - - Coddington Road Community Center. APPENDIX Storm Water Management Plan (T . G. Miller) Stormwater Management Plan For John Young Subdivision Coddington Road TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORK June, 2004 .. Prepared for: Prepared by_ John Young (Operator) T . G. Miller, P . C . 410 Triphammer Road Engineers and Surveyors Ithaca, New York 14850 Ithaca, New York 14850 (607)266-8778 (607)272-6477 TABLE OF CONTENTS NARRATIVE REPORT INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 OBJECTIVES . . . . . : . . . . . . . . . . . . . . :. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 PRESENT CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . :. :.: : .: . . . . . . .: . . . . . . . . . . i _- DEVELOPED CONDITIONS . . . . . . . . . . . . . . . . . 0 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 IMPACTSTO STORMWATER RUNOFF . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . : :: . : . :. . . . . . 2 RECOMMENDED SEQUENCING OF EROSION AND SEDIMENT CONTROLS . . . . . . . . . . . . . . . . 0 . . . . . . . . . . . . . . . . . . . 3 OPERATOR' S RESPONSIBILITIES 3 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . FIGURES Figure 1 — Subdivision Map Figure 2 — Watershed Map Figure 3 — Erosion and Sediment Control Plan APPENDICIES Appendix A — Runoff Calculations Appendix B — Notice of Intent (NOD for Stormwater Discharges — NYSDEC Appendix C — Typical Erosion and Sediment Control Details i Stonnwater Management Plan John Young Subdivision INTRODUCTION The proposed subdivision is located on Coddington Road approximately 850 feet southeast of the intersection of Updike and Coddington Roads . The presently undeveloped 14 . 77 acre parcel is located within Tax Parcel 47- 1 -4, which is zoned LDR (low density residential) . The front and rear portions of the parcel are divided by an electrical power line gas pipeline easements . The subdivision will create 4 residential lots within the front portion of the site to the north of the power line easement. The rear portion of the site, beginning at the power line easement and proceeding southwest, will not be developed and will be deeded for recreational purposes to the . Coddington Road Community Center, which borders the planned subdivision to the west . Present zoning allows for one-family and two-family houses without special approval '. ' pproval : ' The second. units in two-family houses shall not exceed 50% of the floor area of the primary dwelling unit . When detail plans for construction of buildings and use of the land are developed they should be checked to determine whether or not they meet all requirements for an LDR zone . OBJECTIVES The total area of disturbed land involved in the development of driveways and building sites may be greater than 1 acre and if so would require coverage under the State Pollution Discharge Elimination System (SPDES) General Permit GP-02-01 . However, since the amount of disturbance will be less than 5 acres, and the proposed impervious area will not exceed 15 %, a full Stormwater Pollution Prevention Plan, inclusive of permanent water quality and quantity control practices, will not be required. The objective, therefore, will be to control the off-site discharge of sediment associated with the construction of the shared driveway and residential building sites . PRESENT CONDITIONS As illustrated in Figure 2 the majority of the proposed subdivision is located within a small watershed of about 61 acres which begins on the high ground to the rear of the parcel, proceeds through the parcel, across Coddington road and finally discharges into Six Mile Creek northeast of the site . A very small portion of the site located in the southwest corner of the parcel, which will not be developed, lies within a much larger adjacent drainage area to the west . Since this portion of the site will not be developed and does not drain into the planned development it will not impact analysis and planning of storm water controls . Runoff from the neighboring watershed to the east is intercepted by the roadside ditch up- gradient of the site and. crosses Coddington Road through a 20-inch culvert, located about 240 feet to the east of the site, and the intervening 240 feet of ditch is part of the development site watershed . Therefore, only that portion of the Coddington Road . ditch fronting along the parcel is affected by the proposed changes within the watershed. The hydrologic soil groups of the affected drainage area include A, C and D series, although most of the watershed is of group C. Roughly 80% of the watershed is wooded, mixed deciduous and coniferous . The balance of the watershed includes lawns, grass fields , and brush lots . Table Isummarizes the pre-development hydrologic conditions of the watershed. Table 1 : Predevelo ment Hydrologic Conditions of the Site Watershed Factor Value Comments Soil Groups A, C, and D soils present Majority of the site is Type C Cover 80% Wooded, 20% grass/brush Curve Number 62 All areas are in Good Hydrologic Condition 1 Stormwater Management Plan John Young Subdivision Runoff, 2 -yr . 3 in Depth of Rainfall Contributing to Peak Flow Runoff, 10 yr . 75 in " Runoff, 100 yr 1 .75 in " Runoff from the site watershed is intercepted by the Coddington Road ditch and crosses Coddington Road through two culverts located within the roadway frontage of the site. A 20-inch steel pipe is located about 90 feet west of the northeast property 'corner, and the second Another 24-inch steel pipe is located at the northwest corner of the site near the boundary with the Coddington Road Community Center. The 20-inch culvert passes about two thirds of the site watershed runoff while the 24-inch culvert only passes the remaining third. The existing entrance to the property, situated at about the mid-point of the road frontage, is about 15 feet wide with a 15 -inch CMP culvert. This drive culvert realizes a minimal volume of runoff from the site and is pitched in the direction of the 20-inch steel pipe . DEVELOPED CONDITIONS The project will develop 5 . 78 acres of the parcel adjacent to Coddington Road. Disturbance will include the establishment of lawns , impervious areas (roofs, driveways etc .), and on-site sewage and water systems . The residential development results in less than 15 % impervious area and only a small increase of the watershed SCS Curve Number to 63 . Table 2 summarizes the post-development hydrologic conditions of the watershed. Table 2 : Developed Hydrologic Conditions of the Site Watershed Factor Value Comments Soil Groups A, C, and D soils present Majority of the site remains Type C Cover 73 % wooded, 18% brush/field, 9% residential lots (< 15 % impervious) Curve Number 63 All areas are in Good Hydrologic Condition Runoff, 2-yr .35 in Depth of Rainfall Contributing to Peak Flow Runoff, 10 yr . 80 in " Runoff, 100 yr 1 . 85 in " IMPACTS TO STORMWATER RUNOFF To quantify the affects of development on the total watershed, pre- and post-development calculations were performed for the 2 , 10, and 100-year, 24-hour duration storm events . Based on the calculations , included as Appendix A, there is a small increase in the total watershed peak discharge for each design storm. The comparison of peak discharge rates is summarized in the following table : Table 3 : Comparison of Peak Rates of Runoff Storm Event (year) Peak Dischar e, cfs rounded Net Increase 2 6 9 3 10 25 28 3 100 66 72 6 From the comparison it is evident that the increases in runoff rates are minor and, therefore, will not affect the hydrology of the total watershed . 2 i Stormwater Management Plan John Young Subdivision In addition to the analysis completed for the total , watershed, the upper reach of the watershed located south of Coddington Road was analyzed for post-development flow to determine impacts on the existing County road culverts located along the site road frontage . For this purpose, runoff from the 25 -year, 24- hour duration design storm was calculated . The peak rate of discharge from the upper reach is approximately 24 cfs . As noted previously, the 20-inch and 24-inch steel culverts pass about 2/3 and 1 /3 of the runoff, respectively from the portion of the watershed located up-gradient of Coddington Road. Based on an available headwater depth of 2 feet, a single 24-inch culvert would pass the entire flow from the design storm, therefore, each culvert is sized adequately to pass the portion of post-developed runoff from the respective sub-areas . RECOMMENDED SEQUENCING OF EROSION AND SEDIMENT CONTROLS 1 . Evaluate, mark and protect existing vegetated areas suitable for filter strips, especially in perimeter areas . 2 . Establish the construction entrance to capture mud and debris from construction vehicles before they enter the public highway. 3 . Limit the initial clearing and earth disturbance to the area required for the driveway. Establish rock check dams or sediment traps at the downstream end of the driveway swales . 4 . Strip topsoil from the area of the proposed driveway and . stockpile on-site in a location away from ditches and swales . Stabilize the stockpile with a conservation seed mix. 5 . Advance construction of the driveway pavement section up-gradient in a single, continuous operation and minimize the length of time the subgrade is exposed. 6 . Install rock check dams at regular intervals along driveway swales . 7 . Topsoil , seed and mulch driveway swales and adjacent disturbed areas as soon as possible . 81 Remove sediments deposited along rock check dams prior to removing temporary controls and stabilize with permanent vegetation. OPERATOR ' S RESPONSIBILITIES 1 . If coverage under the SPDES General Permit (GP-02-01 ) is determined to be required then the Operator will submit a Notice of Intent to the NYSDEC and Town of Ithaca. 2 . Obtain the services of a Qualified Professional to perform inspections . Inspections must be performed every 7 calendar days and immediately after periods of rainfalls greater than 0 . 5 inch. 3 . Notify the Engineer of any changes in the approved development plan . 4 . Following construction and stabilization of all soils, a Notice of Termination must be filed. 3 i TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Dani L. Holford, being duly sworn, depose and say that I am the Town of Ithaca Building and Zoning Department Secretary, Tompkins County, New York; that the following notice has been duly posted on the sign board of the Town of Ithaca and that said notice has been duly published in the local newspaper, The Ithaca Journal . Notice of public hearings to be held by the Town of Ithaca Zoning Board of Appeals in Town Hall, 215 North Tioga Street, Ithaca , New York on Monday, August 16, 2004, commencing at 7 : 00 P. M ., as per attached . Location of sign board used for posting: Town Clerk Sign Board — 215 North Tioga Street. Date of posting: August 6, 2004 Date of publication: August 9 , 2004 �l V Jr� co Dani L. Holford, Building and Zoning Dep rtment Secretary, Town of Ithaca STATE OF NEW YORK ) SS . : COUNTY OF TOMPKINS ) Sworn to and subscribed before me this 6th day of July 2004. Notary Public Notary Public State New York No, 01 KE6025073 Commission Expires Schuyler ay 17, 20,07 Legals Appellants, requesting . a variance from the require- ments of Article IX, Section 270-70 of the Town of Ithaca Zoning Ordinance, to be permitted to construct a communications tower with a leight of. 180 feet . ( 15 foot height limit) on the Ithaca College campus, Town of Ithaca Tax Parcel No. 41 -1 -30.2, Medium Density Residential Zone. Said tower will be used in part for the County's Public Safety Communications Sys- tem. APPEAL of Frank Bettucci, Appellant, Lawrence Fabbroni, Agent, requesting APPEAL of Brenda Prince, a variance from the re Appellant, requesting a var- quirements of Article VIII, iance from Article XXV, Sec- Sections 270-60 and 270- Lion 270-205 of the Town of 62 of the Town of Ithaca Ithaca Zoning Ordinance, to Zoning Ordinance, to be be permitted to reconstruct a permitted to construct a res. nonconforming residence, TOWN OF ITHACA idence on a pre-existing adding a second story, at ZONING BOARD parcel of land located at 1106 East Shore Drive, OF APPEALS 970 Taughannock Boule- Town of Ithaca Tax Parcel NOTICE OF vard , Town of Ithaca Tax No 19-2-7, Lakefront Resi- PUBUC HEARINGS Parcel No. 21 - 1 -91 Low dential Zone. The proposed MONDAY, Density Residential Zone. reconstruction will not en- AUGUST 16, 2004 The proposed residence will large the building's existing 7:00 P.M. have a rear _yard building footprint. By direction of the Chair- setback of 18 + feet I50eet man of the Zoning Board of required) and may } ave a Said Zoning Board of Ap- Appeals NOTICE IS HERE- front yard setback less than peals will at said time, 7 :00 BY GIVEN that Public Hear- the required 30 feet. A var- p,m ., and said place, hear ings will be by the Zon- iance from Article XXV, Sec- all persons in support of ing Board of Appeals of the tion 270-203 may also be such matters_ or objections Town of Ithaca on Monday, requested. thereto. Persons may ap- . August 16, 2004, in Town APPEAL of John Young, pear by agent or in person. Hall, 215 North Tioga Owner/Appellant, . Patrick Individuals with visual or Street, Tiogo Street En- Leahy, Agent requesting var- hearing impairments or oth- trance, Ithaca, NY, . COM- ionces from the require er special needs, as appro MENCING AT 7 :00 P.M., ments of Article XIII, Sec. priate, will be provided with on the following matters: tions 270-60 and 270-62 of assistance, as necessary, APPEAL of Ithaca College the Town of Ithaca Zoning upon request. Persons desir- and/or Tompkins County, Ordinance and Section 280. . ing assistance must make A of NYS Town low, to be such a request not less than able to subdivide land into 48 hours prior to the time of 4 building lots with two of the public hearing . said lots not having frontage Andrew 5. Frosl on a Town, County, or State Director of Building highway. The land is local- and Zoning ed on 922-928 Coddington 273. 1783 Road, Town of Ithaca Tax Dated: August 51 2004 Parcel No. 47- 1 -4, Low Published: August 91 2004 'Density Residential Zone. APPEAL of Constance and Thomas Bruce, Appel- lants, requesting variances from Article XIII, Sections 270-56, 270-57 and 270- 591 to be permitted to con- vert on accessory building (old barn) into either a dwelling unit (with a kitchen) or a guest house (without a kitchen) with a structural height of 40 + feet (36 foot height limit) at 915 Coddington Road, Town of Ithaca Tax Parcel No. 47-2- 3 , low Density Residential Zone. A special approval from the Zoning Board is al. so requested to permit the second dwelling unit to be located unattached from the primary dwelling unit on the parcel of land . Said Ordi- nance limits the size of the second unit to 50% of the floor area of the primary unit, with an aggregate floor area of all accessory buildings on the parcel to be no more than 2,000 square feet. Said proposal may exceed both limitations _ AFFIDAVIT OF SERVICE BY MAIL STATE OF NEW YORK ) SS . : COUNTY OF TOMPKINS ) Dani L. Holford, being duly sworn, deposes and says, that deponent is not a party to the actions, is over 21 years of age and resides at 3482 Potter Road, Interlaken, NY 14847 . That the 6th day of August, 2004, deponent served the within Notice upon: Carl Sgrecci, Vice President Mikel Shakadian Ithaca College Finance and Administration Office Capital Program Coordinator 200 Job Hall Tompkins County Administration Danby Road 125 E. Court Street Ithaca, NY 14850 Ithaca, NY 14850 Frank Bettucci Larry Fabbroni 1011 Arlington Boulevard #419 127 Warren Road Arlington, VA 22209 Ithaca, NY 14850 Robert/Evalyn MacLeod Randall Corey 224 Eagle Estates Drive 979 Taughannock Boulevard Debary, FL 32713 Ithaca, NY 14850 Susan Hackett Walter Wiggins 975 Taughannock Boulevard 961 Taughannock Boulevard Ithaca, NY 14850 Ithaca, NY 14850 Scott/Kathleen Wiggins Cayuga Medical Center 967 Taughannock Boulevard 101 Harris B. Dates Drive Ithaca, NY 14850 Ithaca, NY 14850 NYS People of Commissioner of Parks/Recreation Francis Egan Agency Building # I Empire State Plaza 1404 Glenbumie Road Albany, NY 12238 Mississauga on Canada LSG3C John Young Patrick Leahy 410 Triphammer Road 527 Highland Road Ithaca, NY 14850 Ithaca, NY 14850 Gale Livingston Smith Town of Danby Clerk 930 Coddington Road 1830 Danby Road Ithaca, NY 14850 Ithaca, NY 14850 William Desch Coddington Road Community Center PO Box 5033 920 Coddington Road Hanover, NJ 03755 Ithaca, NY 14850 Rollin Jr/Merry Bauer Thomas Farrell 921 Coddington Road 1024 North Tioga Street Ithaca, NY 14850 Ithaca, NY 14850 Richard/Ruth Walker 929 Coddington Road Ithaca, NY 14850 Constance Bruce Jason Demarest C/o Bruce Abbott 302 South Geneva Street PO Box 228 Suite 101 Lansing, NY 14882 Ithaca, NY 14850 Rollin Jr/ Merry Bauer Thomas Farrell 921 Coddington Road 1024 North Tioga Street Ithaca, NY 14850 Ithaca, NY 14850 George/Pamela VanValen City of Ithaca 90 North VanDom Road 108 East Green Street Ithaca, NY 14850 Ithaca, NY 14850 Page 2 Willis/Shirley Hilker Ronald Scarofile/Janette McCord 277 Burns Road 853 Coddington Road Ithaca, NY 14850 Ithaca, NY 14850 Jeffery/Tracy Hall Dorothy Meldrum 973 Coddington Road 902 Coddington Road Ithaca, NY 14850 Ithaca, NY 14850 Herbert Finch Coddington Road Community Center 904 Coddington Road 920 Coddington Road Ithaca, NY 14850 Ithaca, NY 14850 NYSEG PO Box 3287 Ithaca, NY 14852 Brenda Prince David Lorenzini 1 106 East Shore Drive 4 Country Walk Ithaca, NY 14850 Ithaca, NY 14850 Atamap Inc. Han Don Cho 496 North Lake Way 1 114 East Shore Drive Palm Beach, FL 33480 Ithaca, NY 14850 Yvonne Hall Laurel Southard/Gwen Seaquist 1 1 1 I East Shore Drive 299 Niemi Road Ithaca, NY 14850 Ithaca, NY 14850 Pennsylvania Lines LLC Norfolk Southern Rail Co . 110 Franklin Road SE Roanoke, VA 24042 Edward C. Marx John Yntema Commissioner Of Planning 993 Danby Road Tompkins County Dept Of Planning Ithaca, NY 14850 121 E. Court Street Ithaca, NY 14850 By depositing same enclosed in a post-paid addressed wrapper, in a post of under the exclusive care and custody of the United �Wo A States Post Office Department within the State of New York. D f 0 4 L6 \A A Dani L . Holford Sworn Xa, bef?re me this 6th day of August, 2004 ' L Notary Public DEBORAH KELLEY Notary Public, State of New York No . 01 KE6025073 Qualified in Schuyler U20 Q-� Commission Exp Y 17 Property Description Report For CODDINGTON RD in Ithaca (Town) Page 1 of 2 Property Description Report For CODDINGTON RD in Ithaca (Town) Owner Information YOUNG, JOHN/JAMES/JULIE &BARNETT, SUSAN 410 TRIPHAMMER RD y( r�t •'�s I .pt," � } ITHACA NY 14850%JOHN F YOUNG Status Active Roll Section Taxable Swis 503089 Tax Map#: 47.-1-4 Zoning Code Site 1 Neighborhood 30020 Property Class Rural Vac > 10 Land Assessment $24,500 Total Assessment $24,500 Total Acreage 15.00 School District Ithaca Deed Book 818 Deed Page 284 Structure Area Building Style 0- Unknown Living Area 0 sqft Bathrooms 0 First Story Area 0 sqft Bedrooms 0 Second Story Area 0 sqft Kitchens 0 Half Story Area 0 sqft Fireplaces 0 Additional Story Area 0 sqft Overall Condition Unknown 3/4 Story Area 0 sqft Overall Grade Unknown Finished Basement 0 sqft Porch Type Unknown Number of Stories 0 Porch Area 0 sqft Year Built Basement Type Unknown Basement Garage Cap 0 Attached Garage Cap 0 Utilities Last Sale Sewer Type None Sale Date N/A Water Supply None Sale Price N/A Utilities Electric Valid N/A Heat Type Unknown Arms Length N/A Fuel Type Unknown Prior Owner N/A Central Air No Improvements No Improvements Land Types Land Type: Primary Acreage: 1.00 Size: 0 x 0 Land Type: Residual Acreage: 5.00 http://asmsdg.tompkins-co.org/imate/printab le.asp?img=http://asmsdg.tompkins-co.org/imateimages/... 7/9/04 Property Description Report For CODDINGTON RD in Ithaca (Town) Page 2 of 2 Size: 0 x 0 Land Type: Residual Acreage: 9.00 Size: 0 x 0 I http://asmsdg.tompkins-co.org/imate/printable.asp?img=http://asmsdg.tompkins-co.org/imateimages/... 7/9/04 cn m W. 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