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HomeMy WebLinkAboutPB Minutes 1977-10-04 TOI1114 OF ITHACA PLANNING BOARD TUESDAY , OCTOBER 4 , 1977 The Planning Board of the Town of Ithaca held its regular meeting on Tuesday , October 4 , 1977 , in Town Hall , 126 East Seneca Street ( second floor ) , Ithaca , N . Y . , at 7 : 30 p . m . PRESENT : Chairman Liese Bronfenbrenner , Jonathan Bradley , Henry Aron , James Baker , Patrick. Mackesey, Lawrence P . Fabbroni r ( Town Engineer ) . .I I ALSO PRESENT : See attached Attendance Sheet . - J; The Chair opened the meeting at 7 : 35 p . m . REPORT OF THE BUILDING INSPECTOR Mr . # Fabbroni reported that during the month of September 1977 seven building permits were issued - - 3 one - family homes , 1 commercial property , and 3 extensions for a total of $ 199 , 100 . 00 . Mr . Fabbroni commented that his books are being audited and so he could not compare this dollar figure with last year ' s . REPORT OF THE TOWNT ENGINEER Mr . Fabbroni reported that the biggest news is that the Town has finally received the official word on the receipt of the approximately $ 81. 5 , 000 . 00 grant for sewer extensions . The project will sewer Forest Home , Glenside , extend sewer about 1 / 4 mile south on Coddington from Troy Road , sewer from the Burns Road in along Slaterville Road toward the City , and sewer Elm Street Extension to the top of the hill . He noted that this project will primarily sewer areas that are very poor soil -wise , topography -wise , age -wise . He stated happily that this is the end of the first chapter in satisfying the Federal people . He noted that the Town has satisfied the Federal government enough to obtain approval of the plans and specifications . He stated that he will be filling out more paper work now and hopefully going to bid next month . Mr . Fabbroni stated that the Town has one definite " no " on the procurement of easements in Forest Home , the rest are in - hand or will be in hand . Mr . Fabbroni noted that the Planning Board has seen the proposed 10 - year Park Plan which is yet to be discussed by the Town Board . Mr . Fabbroni stated that he is in the process of filling out the paper work to get money back for the repair work done by the Town last year as a result of the flood . REPORT OF COUNTY PLANNING BOARD REPRESENTATIVE Mrs . Raffensperger reported that the October County Planning Board meeting had not taken place yet - - it is scheduled for October 12th . - - - The Minutes of the September meeting were distributed by Mrs . Fuller . :- � PLANNING BOARD VACANCY Mrs . Bronfenbrenner reported that there still exists a vacancy on the Planning Board and that it would be nice to continue the pattern of Planning Board - 2 - October 4 , 1977 having representation from each neighborhood of the Town on the Planning Board , Mrs . Bronfenbrenner stated that she is still hoping to fill the vacancy with someone from the Northeast neighborhood which includes �. Renwick Heights and East Shore Drive . Mrs . Bronfenbrenner stated that she had contacted Mr . Niederkorn , Town Democratic Chairman , and Mr . Beck Town Republican Chairman , but they were unable to give her any names . PUBLIC HEARING : CONSIDERATION OF AN AMENDMENT TO ARTICLE VII , BUSINESS r DISTRICTS , OF THE TOWN OF ITHACA ZONING ORDINANCE , TO ALLOW MIXED COMMERCIAL-MULTIPLE FAMILY DISTRICTS . r Mr . Fabbroni presented a proposed Zoning Ordinance amendment as prepared by David B . Gersh , attorney for Evan Monkemeyer , being a proposed amendment to Article VII , sections 34 and 39 . Mr . Aron noted that the presentation of this amended proposed amendment complies with the Planning Board requests of Mr . Monkemeyer at the .September 20th , 1977 , meeting . Mr . Bradley stated that he found the use of the words " SECTION 2 . " on the proposed amendment confusing . Mr . Fabbroni clarified the matter by stating that the words " to Section 39 : " should be added to the first sentence of that " SECTION 2 . " . MOTION by Mr . Henry Aron , seconded by Mr . James Baker : _ RESOLVED , that the Planning Board of the Town of Ithaca recommend and hereby does recommend to the Town Board of the Town of Ithaca approval of a proposed Amendment to Article VII , Business Districts , of the Town of Ithaca Zoning Ordinance . Said proposed amendment to Article VII adds an additional permitted use to Section 34 of said Article VII , as follows : " 31 . Combination residence - business structures , which are not more than two - story buildings containing retail sales and customer service establishments of a character consistent with the other permitted uses in Business Districts " C " , incidental to and located within a multiple - family structure or apart - ment building , primarily to serve the needs of the residents of such structure , provided : ( a ) none of such retail sales and consumer service establishments are located on the same floor as any of the dwelling units , and ( b ) such retail sales and consumer service establishments have access from areas which do not serve as common residential , recreational areas or access ways . " and , said proposed amendment to Article VII adds the following to Section 39 of said Article VII : " SECTION 39 . Site Plan Approvals . No building permit shall be issued for a building or structure within a Business District unless the proposed building is in accordance with a site plan approved pursuant to the provisions of Article IX . ' In addition to the already applicable sections of the Zoning Ordinance per - taining to Business Districts , sections 28 and 29 of said Ordinance with respect to Multiple Residence Districts shall also be considered by the Planning Board as a part of the site plan approval process for Combination Residences . ' " Planning Board - 3 - October 4 , 1977 Attorney Gersh stated that the following words should be added to the last sentence of the proposed amendment , i . e . , Combination ® Residence - Business Structures . ' if Both Mr . Aron and Mr . Baker agreed to this addition and stated that the Motion should be so stated . Mr . Fabbroni noted that this question was discussed in detail at the last Planning Board meeting on September 20 , 1977 , and basically this was agreed to . There being no further discussion , the Chair called for a vote . Aye - Bronfenbrenner , Bradley , Aron , Baker , Mackesey . Nay - None . The MOTION was declared to be carried unanimously . The Chair declared the Public Hearing duly closed at 7 : 49 p . m . PUBLIC HEARING : CONSIDERATION OF REQUEST BY HERBERT AND LENORA MONKEMEYER ( EVAN N . - MONKEMEYER AS AGENT ) TO REZONE APPROXIMATELY 1 . 05 ACRES FROM BUSINESS " C " AND RESIDENTIAL DISTRICT R- 9 TO MULTIPLE RESIDENCE DISTRICT , AND , APPROXIMATELY 7 ACRES FROM RESIDENTIAL DISTRICT R- 30 , RESIDENTIAL DISTRICT R- 9 , AND BUSINESS " C " , ALL TO BUSINESS DISTRICT " C " ; ALL OF THE FOREGOING BEING A PART OF TAX PARCEL 6 - 43 - 1 - 3 . 2 AT THE NORTHEAST CORNER OF THE KING ROAD - DANBY ROAD INTER- SECTION IN THE TOWN OF ITHACA , At 8 : 00 P . M . the Chair declared the Public Hearing in the above - noted matter duly open and read the Public Notice as published in the Ithaca Journal , The Chair presented the Clerk ' s Affidavit of Posting and Publication and the Secretary ' s Affidavit of Service by Mail . ( It should be noted here that the same procedure was duly and properly followed for the Public Hearing held just prior to the present Public Hearing . ) Mr . Monkemeyer pointed out that the 1 . 05 acres in question is the actual .-. " Art Colony " . Mr . Fabbroni noted that the " Art Colony " , while it may take in approximately that area , includes both R- 9 and Business " C " zones . Mr . Fabbroni stated that there are really two proposals contained herein to rezone the whole area that is contained within the " inner loop " , roughly 8 . 05 acres . Mr . Fabbroni stated that there is roughly existing 5 . 3 acres of Business " C " in that 8 . 05 acres . Mr . Fabbroni said that what is being asked is that the " Art Colony " be rezoned to multi - family from R- 9 and Business " C " . Mrs . Bronfenbrenner noted that Mr . Monkemeyer is asking for a mixed use on approximately 7 acres . Mr . Bradley felt that the proposal now being discussed is different from the original conversations . Mr . Monkemeyer stated that the " Art Colony " is a cluster of existing buildings and a combination of studios and housing . He described it as an oasis of housing , recreational areas and preservation of - -- existing -existing buildings and the character of the neighborhood . Mr . Bradley wanted to know ` how many more structures could be built Planning Board -L�- October 4 , , 1977 in the " Art Colony " area . Mr : Monkemeyer stated that none could be built . Mr . Fabbroni stated that that statement is correct ; there is only one acre of land . Mrs . Bronf_ enbrenner stated that the buildings contained in the " Art Colony " area are presently in violation of. the Zoning Ordinance , Mr . Monkemeyer agreed . Mr . Gersh stated that there are no plans to increase the present occupancy - - it is to concur with the Zoning Ordinance . Mr . Aron noted that the majority of the land in question is zoned for Business " C " and it appears that Mr . Monkemeyer is proposing to add 2 acres to Business " C " . Mr3. Bronfenbrenner commented that this proposal in her mind is a cleaning up of the corner and not spot zoning . Mr . Bradley stated that if there cannot be too many more multi - family built up there under the Zoning Ordinance , he would agree with it , otherwise it would create a traffic hazard . Mr . Fabbroni suggested that the Board could consider the rezoning subject to the site plan before them . The Board members agreed with this suggestion . Mr . Bradley led the discussion of the total picture for the four corners of King and Danby Roads . It was noted that the other corners have not been developed . Mr . Fabbroni noted that the 13 acres that was rezoned to commercial for Matt Associates in July of 1970 has not been ® developed as yet - - it is low lying land . Mr . Monkemeyer stated that there is a need for his project because he has two clients , a bank and a convenience foods store , that want to go in right now . This is in another area of Monkemeyer ' s land called " business park development " . Mr . Fabbroni expressed his concern over a proposed bank and convenience foods stating that it destroys the access Mr . Monkemeyer has proposed hereinbefore . Such establishments would want direct access from Danby Road was Mr . Fabbroni ' s opinion . Mr . Monkemeyer disagreed emphatically and stated that his development is covered by the covenants and therefore these or anv such establishments must use the " parkway " shown on the plan before the Board . Mr . Fabbroni stated that future consideration could be made for the remainder of the 30 acres , but just to jump right into 30 acres is as hit and miss as Matt Assoc . proposal was 7 years ago . Mr . Monkemeyer objected stating that his project is not hit and miss - - it is the most ideal corner on South Hill and moreover he is planning for the next twenty years . Mr . Fabbroni stated that the lack of specifics makes it too hypothetical and that there is no basis for 30 acres at this point . Mr . Monkemeyer stated that he would beg to differ and further that tie ( Fabbroni ) is pushing him ( Monkemeyer ) into the shopping center now . f Mr . Gersh pointed out that what Mr . Monkemeyer is talking about is an overall picture for the whole site so that it is developed in a co - hesive manner . It is the area within the inner loop that we are talking about tonight . The Board has had some bad experiences with some developers with promises that have not been kept , he stated , and pointed * Planning Board 4:1 October 4 , 1977 out that this was not the case with Springwood . Mrs . Bronfenbrenner commented that the Board has had some public input that there were problems with Springwood , Mr . Monkemeyer stated that those matters have been taken care of and further that what it boils down to is : " Is the Board going to accept the total concept ? " He continued , " We are talking about a con - cept that has not even been seen here in this County . You have covenants and restrictions more restrictive than the zoning ordinance . " Mr . Aron asked if Mr . Monkemeyer would be able to come in with what he envisions on his land for the next twenty years . Mr . Monkemeyer stated that he could . He said that he has clients that are ready to go . Mr . Aron asked what they are going to go in to ? Mr . Monkemeyer reminded the Board that he did bring in slides and typical uses of a centre in Reston , Virginia , that is , the shopping centre concept . He pointed out that he has not yet gotten into the specifics of actual plot plan drawings since that is a very expensive item to go into before the area is even rezoned for his proposals . Mr . Fabbroni noted that Mr . Monkemeyer has stated that he has clients for that area ( outside of the inner loop ) , where they are interested in locating . He suggested that perhaps it is more reasonable to consider rezoning that area . Mr . Bradley stated that he thought the Board should consider what is on the Agenda . Mr . Gersh stated that the other area should be dis - cussed at another meeting . Mrs . Bronfenbrenner asked for comments from the public . Mr . Trevor Gowdy , 1059 Danby Road , suggested that the Board actually go up and see the site and see what Mr . Monkemeyer has done . Mr . Kenneth Young , 1059 Danby Road , stated that the proposed shopping center concept is inwardly oriented and not a strip center and is dependent on the residential area which fits in with the businesses . At 8 : 33 p . m . the Chair declared the Public Hearing closed . Mr . Fabbroni noted that the " Art Colony " is comprised of the " barn " , the " old chicken coop " and the " farmstead " , and asked how many units are in the " Art Colony " right now . Mr . Monkemeyer stated that there are 12 . Mr . Aron stated that he has seen it and it is beautifully done . He said that it is an asset to ' that part of Danby Road . He noted that the outside has been cleaned up and it looks very nice . He stated that it is an asset to South Hill . MOTION by Mr . Henry Aron , seconded by Mr . Patrick Mackesey : RESOLVED , that the Planning Board of the Town of Ithaca recommend and hereby does recommend to the Town Board of the Town of Ithaca the rezoning of approximately 1 . 05 acres from Business " C " and Residential District R- 9 to Multiple Residence District , and , approximately 7 acres from Residential District R- 30 , Residential District R- 9 , and Business " C " , all to Business "'C " ; all of - the foregoing being a part of Tar. Parcel 6 - 43 - 1 - 3 . 2 at the northeast corner of the King Road - Danby Road intersection in the Town of Ithaca being owned by Herbert and Lenora Planning Board - w- October. 4 , 1977 Monkemeyer ( Evan N . Monkemeyer as agent ) , and further BE IT RESOLVED by said Planning Board that the site plan for the " Art Colony " , so - called , located upon the 8 . 05 acres hereinabove noted , remain exactly the same as presently locates': on the 1 . 05 acres of said 8 . 05 acres . By way of discussion , the Chairman said that she would like to say that she is not happy with solving zoning violations by this sort of rezoning , There being no further discussion , the Chair called for a vote . Aye - Bronfenbrenner , Bradley , Aron , Baker , Mackesev . Nay - None . The MOTION was declared to be carried unanimously . PUBLIC HEARING : CONSIDERATION OF REQUEST OF R . M . AND M . N . BROWN ( ORLANDO IACOVELLI AS AGENT ) TO REZONE APPROXIMATELY 3 . 5 ACRES FROM RESIDENCE DISTRICT R- 15 TO A MULTIPLE RESIDENCE DISTRICT ; ALL OF THE FOREGOING DESCRIBED AS TAX PARCEL 6 - 53 - 1 - 10 AND BEING IN THE VICINITY OF PENNSYLVANIA AVENUE EXTENSIOA: IN THE TOWN OF ITHACA , At 8 : 38 p . m . the Chair declared the Public Hearing in the above - noted matter duly opened . Mrs . Bronfenbrenner read the Notice of Public Hearing as published in the Ithaca Journal and presented the Clerk_ ' s Affidavit of Posting and Publication and the Secretary ' s Affidavit of Service by Mail , Mr . Orlando Iacovelli presented a statement of support of Mr . Iacovelli ' s proposed apartment construction dated October 4 , 1977 , and signed by 2. 2 residents on Pennsylvania Avenue , Mr . Iacovelli then presented a proposed site plan dated August 1977 and titled Proposed Site Plan - Proposed 28 - unit Apartment . Mr . Fabbroni described the location of this proposed project as it relates to the area of Pennsylvania Avenue and Juniper Drive , Mr . Iacovelli verbally presented his proposal for a 24 to 28 unit apartment structure to be located on approximately 3 . 5 acres of land presently zoned R- 15 . He pointed out that under multiple residence zoning approximately 14 units per acre is - Allowed which would mean some - where over 40 units , but he is only proposing 24 to 28 units . He stated that the entrance would be from Juniper Drive and the exit would be on Pennsylvania Avenue Extension . There will be a buffer . The structure will be brick . The structure will be 22 ' high at the . front and 26 ' at the back . Mr . Iacovelli presented proposed elevation drawings and proposed floor plan drawings . Mrs . Bronfenbrenner noted that the proposed structure is shown to be 3 stories one of which stories is the basement . Mr . Fabbroni noted that this is permitted . Mr . Iacovelli commented that the number of units that he is proposing , i . e . , 2. 4 - 28 units , would roughly be the same density that is presently permitted under the R- 15 zone which is the present zoning for his 3 . 5 acres . Mr . Aron asked for the square footage of the proposed units . Mr . Iacovelli stated that he is proposing approximately 800 sq . fte for the = , Planning Board - 7- October 4 , 1977 units , however , he has not done the drawings yet . ® Mrs . Bronfenbrenner asked if the market for these apartments would be Ithaca College students ? Mr . Iacovelli stated that he would hope that families would be housed there - he is aiming to attract the present community people of one , two and three family members . Mrs . Bronfenbrenner asked about the proposed parking . Mr . Iacovelli stated that he is proposing 39 parking spaces . Mrs . Bronfenbrenner said that it was her opinion that there should be at least a parking space for every bedroom in a multi - residence project , but she noted that the zoning ordinance does not require this . Mr . Iacovelli stated that he is certainly willing to work with the Planning Office to facilitate any changes . Mr . Mackesey spoke of the proposed entrance from Juniper Drive and stated that his only concern , because of a projected increase in traffic , the left turn off Coddington Road into Juniper Drive could be a potentially hazardous situation especially in the winter . Mr . Iacovelli stated that one could come in off Pennsylvania Avenue , Mrs . Bronfenbrenner asked if Mr . Iacovelli had use of that lane from Pennsylvania Avenue Extension , Mr . Iacovelli stated that he was not sure of the correctness of his statement but that he thought that the public highway law makes it a usable road . Mr . Bradley repeated what Mr . Iacovelli had stated that the proposed ® project would have the same density as residential . Mr . Iacovelli agreed - and stated again that the number of units would be the same as for single and two - family residential . Mr . Aron asked if Mr . Iacovelli had done a market study . Mr . Iaco - velli stated that he had not but that he has discussed there being a real need for one , two or even three bedroom housing for families . Mr . Bradley felt that the primary concern is the traffic . Mr . Iacovelli felt that one is apt to have more cars in a single and two - family residential area , than in apartments . Mr . Mackesey commented that all the houses along Coddington Road are student occupied . Mr . Wilbur Baker who resides at 306 Utica Street and owns property at 268 Pennsylvania Avenue , spoke to the Board referring directly to Mr . Iacovelli and said , " The road that he says , Pennsylvania Avenue Ext . , does he know that this is a Town road ? There is no Town road in there at this time . " Mrs . Bronfenbrenner interjected that this is the " private " , so - called , lane that is referred to in various contexts from time to time . Mr . Baker continued and spoke to the matter of fire protection and asked " what about that " ; " what about sewer " . Mr . Baker stated that the sewer is above and the sewer is below . He said that if Mr . Iacovelli goes below he has to cross other people ' s land ; if he goes above he will have to pump it up . Mrs . Bronfenbrenner asked if Mr . Iacovelli had made plans for tying into the sewer ? Mr . Iacovelli stated that , as Mr . Baker had just pointed out , there is adequate facility to take care of the sewer ; at this point he has not worked it out as to the direction . ' Planning Board October 4 , 1977 Mr . Fabbroni stated that Mr . Iacovelli is correct - - there is a sewer line to the west of the proposed site and there is another line that comes down Juniper , both of which would require some kind of ease - ment to reach . Mr . Iacovelli disagreed in part and said that he thought that one of the possible approaches would not require easement because there is an existing right of way . He commented that the sewage could be easily pumped . Mr . Che Yu Li , 112 Juniper Drive , stated that he felt strongly about development - - it would destroy the peace of the neighborhood , it is a very nice neighborhood ; children can play easily . Mr . Li stated that he felt this project would lower the economic value of the property . Mr . George Kugler , 101 Pineview Terrace , presented a petition in opposition to this project signed by 36 area residents . Mr . Kugler complimented the Town on holding the line against spot zoning in previous cases . Mr . Kugler stated that the Juniper Drive , Pineview Terrace area has been suffering from other cheap new construction that has had a negative effect on the people ' s property values . Mr . Kugler refuted Mr . Iacovelli ' s statement on the densitN7 that this project would have . He stated that under the present R- 15 zoning and taking an average family , the density would be about 13 persons per acre . He said that the apart - ment development could mean , at 4 people per apartment , about 27 persons per acre which is about double . He said that this would mean double the number of cars and add about 50 cars a day to the traffic . Mr . Kugler said that he had talked to Mr . Sincebaugh , the owner of a 40 - acre tract adjacent south and he was negative on the apartment and wanted the area ® to remain single family . Mr . Kugler stated that this was a case of a Florida owner wanting to sell to another absentee owner to develop . Mr . Kugler reiterated his stand against spot zoning and urged the Board not to initiate any spot zoning . Mr . Iacovelli stated to the Board that there is no statistical evidence that he can find which states that his type of proposal devaluates property . Mr . Iacovelli spoke about himself and stated that he lived on South Hill for a great many years and his family lives there as well . He said that he was born on South Hill and went to elementary school in Ithaca . He recalled that he went to school with Billy Baker who is here at this meeting ( Wilbur Baker ) . He stated that he graduated from Ithaca High , took his Babhelor ' s degree at Ithaca College and his Master ' s degree there . He stated that he speaks as a resident of South Hill . Mr . Iacovelli stated also that adjacent to the area about which we are talking tonight he also owns 2 - 1 / 2 acres of land upon which he anticipates that he would build a home of his own up in that area . Mr . Thomas Mills , 108 Pineview Terrace , stated that 800 sq . ft , per unit seems very small to him . He pointed out that the Town snowplow services their road at the very best by 10 : 30 a . m . and that when there is snow all the neighbors pitch in and shovel . Mr . Mills stated that small houses do devalue property . Mr . Mills stated that the corner is dangerous and that traffic will be a hazard . He said that there are a lot of disadvantages . He said that Juniper Drive is just not built for the traffic , Mrs . Barbara Schultz , 270 Pennsylvania Ave . , stated that as far as she knows it ( Pennsylvania Avenue Ext . ) is all privately owned . She stated that she and her husband own the lot and own the entire roadway . Planning Board -9 - October 4 , 1977 She said that there is a turn at Steehuis and Kidney only one car wide . Mrs . Schultz stated that they did buy on a deed and own in a nice quiet neighborhood and it is their road - - people are there . She said that the traffic would be bad . Mr . Tammo Steenhuis , 266 Pennsylvania Ave . , stated that he lives on a corner and has a nice shrub hedge . He stated that he has four children . He stated that 50 cars a day would really mean 100 cars a day and it would be too dangerous . Mr . Lyman Baker , 257 Pennsylvania Avenue , stated that he owns his home there and noted that if Mr . Iacovelli wants a sewer pump it might want a lot of work since he has to clean his every two or three months . Mr . Carl Baker , 268 Pennsylvania Avenue , stated that he has lived there forever . He said the road is a work road and the Town maintained it . He said now the Town does not want to maintain it . He said that 30 or 40 more cars would certainly be a mistake . Mr . Allen Johnson , 103 Juniper Drive , stated that the area is a nice residential area within one mile of his work ( NCR ) . He said that the area is an asset to the community to entice workers to his company . He said that he would certainly hate to see that area deteriorate in any way . He said that he can imagine that the density in the area proposed is going to be greater and that he agrees with the concerns about the safety of the children . _ Mrs . Bronfenbrenner asked if there were any more questions from the .floor . There being none , the Chair declared the Public Hearing closed at 9 : 12 p . m . Mrs . Bronfenbrenner asked for further comments from the Board . At this point there were none and Mrs . Bronfenbrenner stated that it was her opinion that the Board cannot pursue this matter until the private road situation is - ' resolved . Mr . Fabbroni stated that Mr . Carl Baker , a long - time resident , has alluded to some of the facts . He said that this portion of the Pennsyl - vania Avenue has never been specifically deeded to the Town . Ile said that there is a procedure , and it must be borne in mind that there is a clouded history about the road being maintained by the Town , there is a procedure in Town Law whereby persons owning more than 500 of the frontage can petition the Town to take over the road . The road would then be brought up to Town specifications and the cost borne by the residents on the road and it i$ taken over by the Town and it would be maintained in perpetuity by the Town . Mr . Fabbroni stated that there is enough evidence from the Bakers that it has been maintained by the Town but legally it is not a Town road right now . Mr . Bradley stated that density is a major question . He said that on 3 . 5 acres the layout may not involve that many people . He stated that with its close proximity to Ithaca College there is no way that one is not goin5 to have three separate entities living there , in eacV. Nni { . MOTION by Mr. . Henry Aron , seconded by Mr . Jonathan Bradley : RESOLVED , that the Planning Board of the Town of Ithaca shall do further study of the request of Orlando Iacovelli for rezoning of. 3 . 5 acres from R- 15 to Multiple Residence District , Tax Parcel 6 - 53 - 1 - 10 , in the vicinity of Pennsylvania Avenue Extension , insofar as said Planning Board - 10 - October 4 , 1977 proposal relates to density , apartment living , impact upon the neigh- ,, boyhood , by means of an ad hoc committee named by the Chairman of the Planning Board , and further THAT such ad hoc committee work together with the Town Engineer to determine the status of the so - called private lane . By way of discussion , Mr . Aron stated that he did not want to see the area residents harmed nor did he want to see Mr . Iacovelli short - cutted . He said that it is the duty of the Planning Board to look into this further . There being no further discussion , the Chair called for a vote . Ave - Bronfenbrenner , Bradley_ , Aron , Baker , Maakesey . Nay - None . The MOTION was declared to be carried unanimously . Chairman Bronfenbrenner appointed Jonathan Bradley , Patrick Mackesey , Liese Bronfenbrenner and Lawrence Fabbroni to the ad hoc committee for in-depth study of the Iacovelli proposal . ( It should be noted that at the time of the transcribing of these minutes , Mrs . Eva Hoffmann has been added to this ad hoc committee . ) Mrs . Bronfenbrenner stated that this committee will meet on October 18 , 1977 , at 6 : 30 p . m . in the Town Office . PUBLIC HEARING : CONSIDERATION OF PRELIMINARY SUBDIVISION PLAN OF DEFOREST PARK. OF RUMSEY- ITHACA CORP . FOR LAND BACK LOT OF DUBOIS AND INDIAN CREEK ROADS AND BEING A PART OF TAX PARCEL 6 - 22 -2 - 2 . 2 , TOWN OF ITHACA . At 9 : 2. 2 p . m . the Chair declared the Public Hearing in the above - noted matter duly opened . Mrs . Bronfenbrenner read the Notice of Public Hearing as published in the Ithaca Journal and presented the Clerk ' s Affidavit of Posting and Publication and the Secretary ' s Affidavit of Service by Mail of same . Mr . Thomas Niederkorn , on behalf of Mr . George VanEpps owner and developer , presented three sets of plans comprised of Preliminary Plat , DeForest Park , dated September 15 , 1977 , Road Drainage and Profile and Survey from John MacNeill . Mr . Niederkorn stated that this proposed development involves a portion of the lands of Rumsey- Ithaca at DuBois Road and Indian Creek Road on Ithaca ' s. West Hill . He stated that there would be access to the proposed lots from a new road to be known as DeForest Road extending approximately 1 , 200 feet into the development to a temporary turn - around and thus provide access to nine ( 9 ) new lots and the Ainsworth parcel which presently exists . This development will be comprised of large , estate - type lots ranging in size from 3 . 1 acres to 4 . 3 acres each with frontage ranging from 300 ' to 740 '. The area is presently zoned R- 30 . Mr . Niederkorn pointed out that the area is extremely steep on its eastern boundary ; it is much less steep to the west . The proposed road has an 8 % grade . It is the developer ' s intent to divide the land into large parcels , as stated . The soils are not very good ; they are not permeable . He said that plans for a sand filter system have been submitted to the Soil Conservation Service and the Tompkins County Health Department . He said that they are running test holes on each one of the lots and a couple farther up . He stated that the character of the land will be maintained pretty much as it is now ; Planning Board - 11 - October 4 , 1977 if you begin to strip the top soil too much you get surface erosion . lie stated that there will be a drainage ditch down DeForest Road and along a new proposed road to be named Chandler Road ; the right of way is already there , lie said that in the future the intent is to continue DeForest Road and circle back - - this would create a few more lots to the east , Mr . Niederkorn recalled that at one time when studying this proposed development , the Planning Board had suggested that the existing road , Happy Lane , be extended and thus provide access off. Indian Creek Road . Mr . Niederkorn stated that a very large culvert would be required to do this and his client does not feel that this is justified at this time . He noted that the lots would be for single - family houses , and that there are nine lots proposed for now . Mrs . Bronfenbrenner asked if this proposed subdivision is outside of the proposed Route 96 , Mr . Fabbroni stated that it is out of the pro - posed route to the City as approved by the Town and the County , but it is not out of the corridor . Mrs . Bronfenbrenner asked if there were any comments from the public . There were none . Mr . Fabbroni stated that the proposed road is laid out as best that it can be . He stated , however , that he would suggest that in the over 5 % grade portions of the road there be check dams in the ditch . He noted that John MacNeill is familiar with what he is talking about . Mrs . Bronfenbrenner asked Mr . Niederkorn if the neighbors know about this proposal . Mr . Niederkorn said not to his knowledge except that it was discussed as a proposal during the Munchmeyer hearings on the proposed ® Medical Clinic at which the whole neighborhood was in attendance . He also noted that a subdivision of 45 one - half acre lots ims drawn by Carl Crandall in 1945 which never came to fruition . At 9 : 35 p . m . the Chair declared the Public Hearing closed . Mr . Bradley stated that he did not find anything to object to . Mr . Mackesey stated that he would like to see included in any preliminary approval the road and drainage question that Mr . Fabbroni brought up . Mr . Aron said that he thought that it is a very good idea to get in there ; residential homes for that area would be quite suitable . Mr . Aron saw one problem - - there is terrible clay in that area and septic systems do not last long . He could see no hazard in traffic ; the hospi - tal and the professional building are already there . Mr . Aron stated that he had no objections . Mr . Fabbroni stated to Mr . Niederkorn that where they do have a pretty good cut to realize these grades that they are showing on the road , he ( Fabbroni ) would ask that they cut them back as smoothly and as far back from the road as possible - - with our winters the Town plows might get marooned in the drifts . He said that that will be a requirement on cutting the road . Mrs . Bronfenbrenner pointed out that this is a subdivision approval process and the Planning Board can give approval directly ; it need not go to the Town Board . MOTIOPI by Mr . Henry Aron , seconded by Mr . James Baker : Planning Board - 12 - October 4 , 1977 RESOLVED , that the Planning Board of the Town of Ithaca grant and hereby does grant conditional preliminary approval to the subdivision plan of DeForest Park on lands owned by Rumsey- Ithaca Corp . and located back lot of DuBois Road and Indian Creek Road , being a portion of Tax Parcel 6 - 22 - 2 - 2 . 2 , as shown on Preliminary Plat drawn by Thomas Niederkorn and dated September 15 , 1977 , and showing nine proposed lots , and subject to approval by the Town Engineer of check dams located in ditches and cut back of banks , and approval of Tompkins County Health Department . There being no further discussion , the Chair called for a vote . Aye - Bronfenbrenner , Bradley , Aron , Baker , Mackesey . Nay - None . The MOTION was declared to be carried unanimously . CONSIDERATION OF SIGN APPLICATIONS - EAST HILL PLA9A 1 . Mr . Fabbroni presented a sign permit application for. " East Hill Florist and Plant Shop " , located in the East Hill Plaza . He stated that the proposed sign measures 12 sq . ft . which is less than that allowed under the sign ordinance . Mr . Bradley asked about the signs in the Plaza that go out at right angles to the shops . Mr . Fabbroni stated that the status of those small signs remains in limbo ; they are not covered in any way in the ordinance . They are designed to guide shoppers actually in the centre to the stores ; they are not visible from either the ® parking lot or the street . T?OTION by Mrs . Liese Bronfenbrenner , seconded bV Mr . Patrick Mackesey : RESOLVED , that the Planning Board of the Town of Ithaca recommend and hereby does recommend to the Town Board approval of the sign for " East Hill Florist and Plant Shop " located in the East Hill Plaza . There being no further_ discussion , the Chair called for a vote . Aye - Bronfenbrenner , Aron , Baker , Mackesey . Abstain - Bradley . Nav - None . The MOTION was declared to be carried unanimously . 2 . Mr_ . Fabbroni presented a sign . permit application of Lansing Home Furnishings Co . , Inc . for " Warren Home Furnishings " , located in the East Hill Plaza , Mr . Fabbroni stated that the proposed sign is within the restrictions of the sign ordinance - 46 sq . ft . on 90 linear feet . MOTION by Mrs . Liese Bronfenbrenner , seconded by Mr . Henry Aron : RESOLVED , that the Planning Board of the Town of Ithaca recommend and hereby does recommend to the Town Board approval of the sign �- for " [warren Home Furnishings " located in the East Hill Plaza . There being no further discussion , the Chair called for a vote . ` Planning Board - 13 - October 4 , 1977 Ave - Bronfenbrenner , Aron , Bradley , Baker , Mackesey . Nay - None . ® The MOTION was declared to be carried unanimously . PUBLIC HEARING : CONSIDERATION OF THE PUBLIC AND PRIVATE ALTERNATIVES TO PROVIDING ACCESS TO INDIVIDUAL LOTS ALONG UNDEVELOPED PORTIONS OF KENDALL AVENUE AND PENNSYLVANIA AVENUE , At 9 : 47 p . m . the Chair declared the Public Hearing in the above - noted matter duly opened . Mrs . Bronfenbrenner read the Notice of Public Hearing as published in the Ithaca Journal and presented the Clerk ' s • Affidavit of Posting and Publication and the Secretary ' s Affidavit of Service by Mail of same . Mrs . Bronfenbrenner read a letter from Supervisor Schwan dated September 14 , 1977 , sent to those persons owning property on the unimproved portion of Pennsylvania or Kendall Avenues . A copy of this letter together with a list of those persons to whom it was mailed and a resume of the answers received so far was distributed to the members of the Board . Mr . Aron went down the list of those persons who have answered Mr . Schwan ' s letter and expressed either a positive or negative interest as a property owner in an improved and dedicated Town road . 1 . Mr . Aron asked Mr . Louis Bonanni why he said yes he wanted a road ? ® Mr . Bonanni , owner of 195 Kendall Avenue , stated that he has an investment in that area and that a dedicated Town road will enhance the value of his property ; he cannot sell or build upon a lot -- that does not front on an accepted road . Mr . Bonanni stated that he was also acting as agent for his brother Maurice A . Bonanni , who owns 312 Pennsylvania Avenue , and wished to convey his brother ' s desire for an improved and dedicated Town road . Mr . Bonanni stated that he is also speaking for his brother , Sam Bonanni , who owns 250 Pennsylvania Avenue where the Town road does exist . Mr . Louis Bonanni said on his brother Sam ' s behalf that he ( Sam ) also wants to have the unimproved portion improved and dedicated and maintained by the Town . Mr . Bonanni continued and stated that he feels very strongly that the road should be developed and receive proper maintenance by the Town which he is sure the Town will do . Mr . Bonanni said that there are many good residences located on both Pennsylvania and Kendall Avenues both on the improved portions and on the unimproved portions and that all ( emphasis was on the part of Mr . Bonanni ) the homes and properties in the area would be enhanced and their value increased if a good road , properly maintained , were finished . He said that an improved and dedicated road would provide proper access to existing homes and would spark proper quality development on vacant lots . ?. . Mr . Aron asked Mrs . Harold Perry ( Elva S . ) why she had said no she did not want a road ? Mrs . Perry , owner of 271 Pennsylvania Avenue , stated that she bought Planning Board - 14 - October 4 , 1977 their house seven years ago from Mr . Capozzi who had had the road blocked off for years because he said there should be no road there . ® Mrs . Perry stated that they have a severe water problem and that they could get no help whatsoever from the Town . She said that they have put in dozens of loads of soil and it still runs down . She stated that they have maintained that property in question as a driveway for several years . She said that if a road goes there it would be on their sidewalk . She stated that they bought there because it is a dead end . . Mrs . Perry stated that the road would be inches from Schultz ' s . 3 . Mr . Aron asked Mr . Robert Martin why he had said no he did not want a road ? Mr . Robert H . Martin , owner of 290 Pennsylvania Avenue , 283 Pennsyl - vania Avenue , 293 Pennsylvania Avenue , 299 Pennsylvania Avenue and 180 Kendall Avenue , repeated his objections to opening up Pennsylvania Avenue to through traffic . as he had set forth in his letter of September 21 , 1977 to the Town Board . Ile stated that the homes that are established there would be so close to the road . He expressed his deep concern for the safety of the children . He said that if Kendall and Pennsylvania are connected and so opened to through traffic you take a small child and put him 7 ' from the road and this would be a real hazard . Mr . Martin stated that that the people that have built there have -built hoping that there would be no road going through there . Mr . Louis Bonanni expressed his objection to this statement by Mr . Martin stating that all the abstracts of property on Kendall and Pennsyl - ® vania describe a proposed road . 4 . Mr . Aron asked Mrs . Anthony Schultz ( Barbara ) why she had said no she did not want a road ? Mrs . Barbara Schultz , owner of 270 Pennsylvania Avenue , stated in opposition to the improvement that according to the property lines , the lines of the road would be inches from her house . She stated that the Town never proposed these roads ; these were roads on a plot plane this was a land company proposal . Mrs . Bronfenbrenner asked just how wide is this road going to be if it were put in ? Mr . Fabbroni stated that the roadway itself is to be 20 ' wide with 4 ' shoulders ; the right of way is 501 . 5 . Mr . Aron asked Mr . Willis Hilker Fahy he had said yes he wanted a road ? Mr . Willis S . Hilker , owner of 282 Pennsylvania Avenue , 310 Pennsyl - vania Avenue , 191 - 193 I:endall Avenue , and 189 Kendall Avenue , stated that he has several properties in the area on lots duly recorded in the Court House . Mr . Hilker stated that all the houses were built on lots similar to what he has and he does recognize that some were built dis - regarding the roads . But , he continued , on the other hand , not allowing access to our properties would be a severe handicap to us also . Mr . Hilker stated - that - he has offered to build the road that connects Kendall and Pennsylvania Avenues to Town specifications and deed it to the Town . He said that at this point he has put in a gravel base for the extension of Kendall Avenue . He said that he , owns several properties there and his interest is to get building permits and to get a building permit the road must be approved . Planning Board - 15 - October 4 , 1977 Mr . Wilbur Baker , 306 Utica Street , owner of 276 Pennsylvania Avenue ® and 27B Pennsylvania Avenue , stated that he was speaking for his father , Carl Baker , who owns 272 Pennsylvania Avenue , also known as parcels 37 , 38 , and 35 on the old Ithaca Land Company Tract as recorded in the Court House , and for himself and for his brother Lyman Baker , owner of 257 Pennsylvania Avenue which is not on the " road " in question . Mr . Wilbur Baker stated that they have Christmas trees which they sell . Mr . Baker stated that he thinks there should be some kind of study made on the sewer line that runs down there now - - he thinks it is right in the middle of the road . Mr . Fabbroni pointed out to Mr , Wilbur Baker that in view of the application for building permit that Mr . Baker has submitted he ( Baker ) should realize that if the road is not built he cannot build a home down there . Mr . Willis S . Hilker stated that there is another landowner that is not present at this meeting , Orson Ledger , who is in favor of the road . Mr . Ledger owns 273 Pennsylvania Avenue . Mr . Carl Baker stated that he owns Lot 35 on the Land Tract Map ( 272 Pennsylvania Avenue ) and that Hilker has no business down in there at all . Mr . Lyman Baker , 257 Pennsylvania Avenue , stated that this road will take some portion of his house , he thinks . ® Mr . Fabbroni stated by way of clarification that the road as Mrs . Perry describes it as far as it exists right now would not be in any way an inch closer to Mr . Lyman Baker ' s house than it is now . Mr . Fabbroni stated that the survey stakes designate what the road right of way would be , not the actual 20 ' road with 4 ' shoulders . Mr . Fabbroni stated that if the road were built a clear effort would be made to make the road roughly 15 ' from the two houses - - Schultz and Perry . Mr_ . Lyman Baker stated that the residents of Kendall and Pennsyl vania are constantly under harrassment by the Town - - either roads or floods . Mr . Fabbroni stated that all the lots down through there have been charged water and sewer assessment rates as individual lots and each lot does have water and sewer . Mrs . Barbara Schultz stated that 50 ' lots are illegal in the Town . Mrs . Brbnfenbrenner pointed out that the area contained in the Old Military Tract ( Ithaca Land Company Tract ) is zoned R 9 and that 50 ' lots are legal building lots . Mr . Baker stated that they are concerned about a lot of little houses on 50 ' lots . Mr . Hilker stated that speaking about his lots , which are more than many , he has doubled the lots up and put single - family homes on 100 ' frontage . Mrs . Schultz stated that this Planning Board is considering chopping her house from two sides via the Iacovelli proposal and this proposal for an improved road . Mrs . Schultz stated firmly that there is no \ Planning Board - 16 - October 4 , 1977 proposed road there , it is lawn and garden and trees and a lot of things that will be gone . She stated that her house will be at the ® corner of two incredibly busy streets . Mr . Aron stated that the Planning Board is not working to cut Mrs . Schultz ' s property from two sides ; the Planning Board is considering the two South Hill proposals before it without malice in a reasonable wav , the Planning Board is trying to work very hard at it . Mr . Aron stated that the Board cannot please everybody ; it works toward the betterment of the Town ; this is their goal . Mr . Aron stated that the Board will try their very best . A voice from the floor stated that the Town Board started this whole discussion where there had been no inkling of it ever before . Mrs . Lyman Baker ( Jean ) , 2. 57 Pennsylvania Avenue , stated that when these people bought they had no idea that this road might be there . Mrs . Baker asked if the whole area will all be built in 50 ' lots ? Mr . Fabbr_ oni stated that this is zoned R- 9 totally as a result of the Ithaca Land Company tract filed in the Court House , there has been no change in zoning for this area . Mrs . Helen Philips , 252 Pennsylvania Avenue , stated that she has owned her property since 1925 . She said it was not accessible ; it was an old dirt road . She said that the Sardo estate had five lots in that area and there was access to this which one did not go over . She stated that they have never seen a Supervisor4ever had a letter acknowledged . Mrs . Philips stated that she understand5progress but ® questioned if this is progress . She said they build just where they want to with no attention paid to roads or no roads . Mrs . Philips stated that she owned Perry ' s lot and the deed shows it was bordered by Pennsylvania Avenue and Mr . Capozzi drilled a well on her lot . She said Capozzi called it a private road . She said that Lots 35 and 38 ( Ithaca Land Company map ) were the Majors ' estate and people were stoned wish rocks . Mrs . Philips stated that the property lines are all thrown out of whack . She said that what should be done is they should have surveys with stakes and go back to the Ithaca Land Company original plan according to which they bought in good faith . Mrs . Philips wondered if they put in this road , how many Pennsylvania Avenues will there be : Mr . Fabbroni wondered how one answers this question - - there is no " for or against " . He wondered further what does ' one do about a person such as Bill Baker - - somebody who owns land in there and wants to build a house - - just the way Lyman Baker wanted to build a house - - just the way Mr . Martin wanted to build - - how does one grapple with that - - unless everbody who does not want a road gets together and buys all the land , that being only one thought of the many that comes to mind . Mr . Wilbur Baker stated that this is a place for his children to play . Mr . Baker said that he raises trees and wants to sell them . He said that he did not think that there is any reason for a road to be down in there . Mr . Louis Bonanni stated that it was his opinion that the residents need a park up there for the children to play and it should be fenced in to make it safe . A short discussion followed between Mr . Hilker and Mr . Wilbur Baker . ` Planning Board - 17 - October 4 , 1977 Mr . Hilker stated to the Board that his concern , of course , is with Kendall Avenue where most of his investment is , but he is also concerned with his two building lots on Pennsylvania Avenue . Chairman Bronfenbrenner declared the Public Hearing closed at 10 : 24 p . m . Mr . Fabbroni delineated some of the lots . He stated that the land between Martin ' s land and Schultz ' s and Perry ' s land , aside from the land owned by Bill Baker , is owned by Mrs . Philips and the estate , Ledger , Fontana ( in the City ) , Gennaro Raponi ( on Coddington Road ) , Capozzi ( in California ) , Hilker , Frank Raponi ( in Citv ) . These are lots on Pennsylvania . Mr . Fabbroni stated that there are a number of landowners down in there that the ideal solution to the whole mess would be to just extend Kendall Avenue , Mr . Fabbroni asked that if somehow it could be resolved , what happens to those lots on Pennsylvania ? Mr . Fabbroni stated that the Town is not interested in a road except for whatever the people ' s rights are that own that property . Mrs . Bronfenbrenner asked if the Deeds do indicate that this " loop " road is set out . Mr . Hilker stated that they do . Mr . Fabbroni stated that some are very clear and some are not . A lengthy discussion followed among the Board members . MOTION by Mr . Henry Aron , seconded by Mr . Patrick Mackesey : RESOLVED , that the Planning Board of the Town of Ithaca postpone and hereby does postpone further discussion of the public and private alternatives to providing access to individual lots along undeveloped portions of Kendall and Pennsylvania Avenues to a future date in order that proper judgment may be made and in depth study may be made and each Planning Board member may personally visit the area . There being no further discussion , the Chair called for a vote . Aye - Bronfenbrenner , Bradley , Aron , Baker , Mackesey . Nay - None . Mrs . Bronfenbrenner stated that in light of the foregoing Motion she would restate the closing of the Public Hearing and did so state that the Public Hearing on the Kendall /Pennsylvania Avenues matter stands adjourned until Tuesday , October 18 , 1977 , at 7 : 45 p . m . ADJOURNMENT Upon Motion , the October 4th , 1977 , meeting of the Planning Board was adjourned at 10 : 45 p . m . Respectfully submitted , Nancy M . Fuller , Secretary . A G E N D A TOWN OF ITHACA PLANNING BOARD TUESDAY , OCTOBER 4 , 1977 7 : 30 P . M . Routine Business Approval of Minutes - March 1 , 1977 � i� r Report of Building Inspector Report of Town Engineer Report of Planning Board Representative to County Planning Board Report of Planning Board Chairman 7 : 45 P . M . PUBLIC HEARING : Consideration of an Amendment to Article VII , Business Districts , of the Town of Ithaca Zoning Ordinance , to allow mixed commercial -multiple family districts . 8 : 00 P . M . PUBLIC HEARING : Consideration of request by Herbert and Lenora Monkemeyer ( Evan N . Monkemeyer as agent ) to rezone approximately 1 . 05 acres from Business " C " and Residential District R- 9 to Multiple Residence District , and , approximately 7 acres from Residential District R- 30 , Residential District R- 9 , and Business " C " , all to Business District " C " ; all of the foregoing being a part of Tax Parcel 6 - 43 - 1 - 3 . 2 at the northeast corner of the King Road - Danby Road intersection in the Town of Ithaca . 8 : 30 P . M . PUBLIC HEARING : Consideration of request by R . M . and M . N . Brown ( Orlando Iacovelli as agent ) to rezone approximately 3 . 5 acres from Residence District R- 15 to a Multiple Residence District ; all of the foregoing described as Tax Parcel 6 - 53 - 1 - 10 and being in the vicinity of Pennsylvania Avenue Extension in the Town of Ithaca . 9 : 00 P . M . PUBLIC HEARING : Consideration of Preliminary Subdivision Plan of DeForest Park of Rumsey- Ithaca Corp . for land back lot of DuBois and Indian Creek Roads and being a part of Tax Parcel 6 - 22 - 2 - 2 . 2 , Town of Ithaca . 9 : 25 P . M . Consideration of Sign Applications - East Hill Plaza East Hill Florist and Plant Shop Lansing Home Furnishings Co . , Inc . 9 : 30 P . M . PUBLIC HEARING : Consideration of the Public and Private Alternatives to providing Access to individual lots along undeveloped portions of Kendall Avenue and Pennsylvania Avenue , 10 : 00 P . M . Adjournment NOTE : IF ANY MEMBER OF THE PLANNING BOARD CANNOT ATTEND , PLEASE CALL ME IMMEDIATELY AT 273 - 1721 . A QUORUM OF FIVE MEMBERS IS NECESSARY FOR PUBLIC HEARINGS . Nancy M . Fuller Secretary ---- - - -- � ' �- — - - ---- - - - - - -- - - 306 Via. — - ----- - - ---- - - -- - . �- - - - - - - - --- - - --- -- - - __ _ -- -- 306-- - _ , - - - - -- -- - - - -� — _� -- - - ---- o� 577 Pert /,'. �c� e -- -- - -- n 1 t-�• A _ M oil 4 t It AOD`��.--- � -- - -- -- - - - - - - -per n� �-- - ---- -- - -- -- z - -- - -- - tz-J- � 4A -----_ - -- - Ckm- IIJV or LOA �h - - - - - -- --- -= - ----- -- A-0 _ -- - -- a-n. -- -- � � � 4LA _ L- -- AFFIDAVIT OF POSTING TOWN CLERK ' S OFFICE ., ITHACAP . N . . .Y. I � Edward L . Bergen , being duly y . • I sworn , say , that I am the Town Clerk of the Town of Ithaca, Tompkins ,County , New York , that the following notice has . been duly posted -on the sign board of the Town Clerk of the Town of Ithaca and that the notice has been duly published in the local newspaper : ( Ithaca Journal ) Notice of Public Hearings. of Town of Ithaca Planning Board to " be held • on Tuesday , October 4 , 1977, in Town H411 , 126 E . Seneca St . ( second floor ) , Ithaca , N . Y . , beginning at 7 : 45 p . m . , at per attached . -cation of sign board used for posting : Front Entrance of Town Hall Date of Posting ; September 27 , 1977 . Date of Publication : September 29 , 1977 . Edw64 L . Bergen • Town Clerk Town of Ithaca State of New York County of Tompkins SS . Town of Ithaca Sworn to before me this 3rd day of October , 19 77 C NOTARY { Fawn of Ithaca UERTRUDEIH. BERGEN 126 East Seneca Street Notary Public, State of New York New York 14850 No. 55-5278725 Itacep qualified in Tompkins Cou y N TWm Expires March 30, 19 .mow I 22 1111M ] ,% 101, 11 !\' AL 'I' hursday , SepUhmht' r 29, 19 � ; CLASSIFIED Legal Notice 4t INDEX ADVERTISERS � ARE URGED TO READ THEIR AD ANNOUWCEME S THE FIRST - DAY OF 4 Holiday Greetings PUBLICATION ... AS 5 In Memoriam THE ITHACA JOURNAL 10 Card of Thanks .IS ersonal Notices all Guide IS RESPONSIBLE FOR , ,20 ost and Found .ONE DAY MAKE GOOD BUSINESONLY. ' SERVICE l 25 N rsery and Lands ape }30 C istmas Trees r • • 35 B siness Service _ DEADLINE FOR LEGAL ADVERTISING REALE TATE TUESDAYthru FRIDAY ' FOR ALE 12 NOON, r',' 2days BEFORE publication 40 Real ors Saturday . 45 Brok rs in Real Estate 50 Hous s for Sale - and Monday : 55 Inco a Bus Pr perty 10 : 00 A.M. j 66 Lots rSale 2days BEFORE publicationj 65 Lake nd Subu ban for Sale 111 70 Wante to Bu Real Estate ' 75 Mobil Homes For sale - �� E ESTATE Legal Notice F R RENTXF NOTI(' K TO BIUUFaiS fr Bids will he received al le I "slralor ' s OI' Iire iii the t15 Hobile r Int ' pk c ( 'aunt)' 111 IN 1285 90 Mobile es for Rent ann i•g Hoad . Ilha .i , New 1 95 Apa rtme t for Rent ' 14850 •2Z: 00 . a 'I'uesdac. . : 100 Sublets er • 18. 477 . m t Iollowitig f .105 Rooms f Rent - :„ ,110 Lake and uburban for Renttill. °I S115 Business laces for Rent taihtl bid tin- sand s tiritica - . _120 Misc. for ent1130 Wanted Rent lmac be . i al •d at the Ad- ntr,nol's I ire. livan oil :\lanagt � riwervcatght to e;oel any and I hills, in or t p:u'I .CHANDISERuinaniml . Ass 1 . \dill .Pumpkins ( bunk Hm lullS29. all. Ucl . I . a, 4, 1977 135. Articl for le '1'011' \ i) F I 'I' HACA PLA1 \ ING iOAHD� 1145 Absol telY F e , " tC OF ItBl.11 ' IIPAHICGS .I 150 Boats and Ac essories TUESDAY . 61t -roti l? 4. 1977, 155 Coal nd Wo Itv direction of the Chairlmill of the 160 Far and Ga den Planning Itom (I• :N O'rIf . F: IS HISItP:- ' 165 Goo Things t Eat BY GR EN that Publir Hearings e'dl ` 170 Mus' al Instr -erits In• hdld by the I 'lammne hoard Ili the t 175 Anti ues Town oil Ith;Wa ()It TLIVsd;n . October 4 . 185 Ma inery for ale 1977. in Town Ifall . 121; East Seneca 190 Eq pment Re als _ Street iseopnd Iloilo. Ith;rra - N .Y . . al es ' 195 Sno mobil r Iho Iolluwing lunr,. ;md un the lidluq'- 200 hollow- W ,fed to Buy top nnrilcrS ; . : 45 P N1 . Consideration of an Unendmonl In Article I' ll , liusiness i i Districts, tit the Town ill Ithaca %un- AUC ONS Ing Ordimim'r , to allow mixed R V ` 1� rnmmerci:d-multiple I:nnil. disiricls. 8 : 01 1 ':)1 . ( •nnsideraIioil oI request by Iter Nand Lenora >lunke r � i S:m N. \lattkcnu•�'ei' ;iS agentl li' ISto lu 205 ctioh and Aucti eers rezone apprusimlc ateI .O. acres tram _ 210 rivate Sales - liusines> ”( " ' and Iiesidvnlial District Ii Vi) . lit NlI l! iply liesidt•nre District , Mid . approxunately . art'es (runt liesidenual District Itau. liesidenti:d _ Uisu'icl li !1. and Rusino: jj alt lu LIVEST CK linepoin District 'fill ; all of the lurogm ng being a part oil 'Iai Par( el 6- 13- 1 -3.2 al Iho northeast cornet' (it the Ring livad-Danbv Iivad interseclinn f - 21 Pet Stock in lilt- Town lot IiI):wa8 .12 Livestock and Acces ries N : :ill It \l . Cunsideralion at requesl by Ii . \i . & >I .N . )crown i0rlando Lirocrlh as agent to rezone apprux- Intleh' 3.5 acre,. Irons Residence tI ENIPLOYM NT Ihsl riot Ii IS bi a \Iuliiple Hesidenco I Ltf , O' u• I : all of Ihr Ioreguing 1 dt,scribed as Tax Ilaicel 6-53- 1 -10 and Iii•ine ut the vivinity of 1 'ennsvltania Avenue Exteiisiun ut Ill, 'Ibwn oil ,235 Help Wanted I Ilhaca8 '240 Situations Wanted 9 uo I ' . \I . I ' anslilt- ratiun oil Ihrhnunary Subthvtxiun flan of DeForo,t Park (it Iiunt v,v:Ithaca e I brill for land bark ' ulsit s and Indata Ir Road, and toot-ing a pat1INSTRUCTI.0 S f Tax Parcel ri-22-2-_.2. Town oil ' Ithaca 9 ,311 1 '. \l . Consider uun of Ill . Polito, and I 'rn'ate Altornalices to 245 Instruction Classes pal% idutg at-cess to individual lids I _ 250 Training Courses along undeveloped puruon, oil Rendall Avenue and I 'viinsvlvania :\ venue Said Planning Ifoi;vd e'III al said ' lour, and Said place hear all persons O FINA NCIHL urn<In ;tilr�riil'1 01 stick ictal It- FINANCIAL eir1' .il)jl V' i lrrelo Pursuns m:p' appear by I .igrnt rte In person. I•:dward L. Ik•rgon J 'I'..wn c 'Ierk I 255 Business Opportunities "I'nwn ill Ithaca. ! '260 Misc. Financial - Dined . September 27. 1977 ! . Witbh:h . Srplontbrr 29. 1977 TOWN OF ITHACA PLANNING BOARD \ J , NOTICE OF PUBLIC HEARINGS TUESDAY , OCTOBER 4 , 1977 By direction of the Chairman 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 , October 4 , 1977 , in Town Hall , 126 East Seneca Street ( second floor ) , Ithaca , N . Y . , at the following times and on the following matters : 7 : 45 P . M . Consideration of an Amendment to Article VII , Business Districts , of the Town of Ithaca Zoning Ordinance , to allow mixed commer - cial -multiple family districts . 8 : 00 P . M . Consideration of request by Herbert and Lenora Monkemeyer ( Evan N . Monkemeyer as agent ) to rezone approximately 1 . 05 acres from Business " C " and Residential District R- 9 to Multiple Residence District , and , approximately 7 acres from Residential District R- 30 , Residential District R- 9 , and Business " C " , - all to Business District " C " ; all of the foregoing being a part of Tax Parcel 6 - 43 - 1 - 3 . 2 at the northeast corner of the King Road - __ Danby Road intersection in the Town of Ithaca . 8 : 30 P . M . Consideration of request by R . M . & M . N . Brown ( Orlando Iacovelli as agent ) to rezone approximately 3 . 5 acres from Residence District R- 15 to a Multiple Residence District,; all of the foregoing described as Tax Parcel 6 - 53 - 1 - 10 and being in the vicinity of Pennsylvania Avenue Extension in the Town of Ithaca . 9 : 00 P . M . Consideration of Preliminary Subdivision Plan of DeForest Park of Rumsey- Ithaca Corp . for land back lot . of DuBois and Indian Creek Roads and being a part of Tax Parcel 6 - 22 - 2. 2 . 2 , Town of Ithaca . 9 : 30 P . M . Consideration of the Public and Private Alternatives to providing access to individual lots along undeveloped portions of Kendall Avenue and Pennsylvania Avenue , 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 . Edward L . Bergen Town Clerk Town of Ithaca Dated : September 27 , 1977 Publish : September 29 , 1977 t AFFIDAVIT OF SERVICE BY MAIL STATE OF NEW YORK ) COUNTY OF TOMPKINS ) SS . Nancy M . Fuller , being duly sworn , deposes and says , that deponent is not a party to the actions , is over 21 years of age and resides at 316 Turner Place , Ithaca , N . Y . That on the 27th day of September, 1977 , deponent served the within Notice upon : David B . Gersh , Esq . Hilker Construction Co . , Inc . 300 N . Tioga St . 275 Burns Rd . Ithaca , N . Y . 14850 Ithaca , N . Y . 14850 Evan N . Monkemeyer County of Tompkins 123 East King Road ( Frank J . Raponi ) Ithaca , N . Y . 14850 Budget & Administration Court House John I . Sincebaugh Ithaca , N . Y . 14850 1861 Hanshaw Rd . Ithaca , N . Y . 14850 Robert & Lida Martin 180 Kendall Ave . Che -Yu and Betty A . Li Ithaca , N . Y . 14850 112 Juniper Drive Ithaca , N . Y . 14850 Lawrence & Trinna Iacovelli ® 165 Pennsylvania Ave . Clifford D . & Louise C . Gray Ithaca , N . Y . 14850 307 Coddington Rd . Ithaca , N . Y . 14850 Maurice A . Bonanni 1624 S . Palm St . - 98 Charles & Elizabeth Kidney Las Vegas , Nevada 89105 262 Pennsylvania Ave . Ithaca , N . Y . 14850 Harold & Elva Perry 271 Pennsylvania Ave . Tamme & Aafke Steenhuis Ithaca , N . Y . 14850 266 Pennsylvania Ave . Ithaca , N . Y . 14850 Dorf c /o Orson Ledger 608 S . Albany St . NYSEG , Head Office Ithaca , N . Y . 14850 Route 13 & Route 366 Ithaca , N . Y . 14850 Caesar Fontana 218 Columbia St . Orlando Iacovelli Ithaca , N . Y . 14850 43 Edgehill Dr . N1 N S _E 3 Guelph , Ontario , Canada Gennaro Raponi 341 Coddington Rd . Richard M . Brown Ithaca , N . Y . 14850 351 Taylor Ave . , Apt . E - 10 Cape Canaveral , Fla . 32920 Louis Bonanni , Jr . P . O . Box 632 Anthony & Barbara Schultz Ithaca , N . Y . 14850 270 Pennsylvania Ave . Ithaca , N . Y . 14850 Joseph Cardonia 177 Kendall Ave . Johanna Baker Estate Ithaca , N . Y . 14850 Carl Baker 268 Pennsylvania Ave . Richard Berggren Ithaca , N . Y . 14850 119 Williams Glen Rd . Ithaca , N . Y . 14850 Dominick & Frances Capozzi 3811 Pearl Ave . Mr . Emil Policay , Dir . San Jose , Calif . 95123 Buildings and Grounds Ithaca College Wilbur & Joann Baker Ithaca , N . Y . 14850 306 Utica St . Ithaca , N . Y . 14850 Jack Herman & ' S . Gilbert 277 Esplanade Dr . Rochester , N . Y . 14610 Sam & Ruth Peter Edward Whitlock 1083 Danby Rd . 115 King Rd . East Ithaca , N . Y . 14850 Ithaca , N . Y . 14850 Moses Peter , William Bush Sharon Staz 702 Hancock St . 117 King Rd . East Ithaca , N . Y . 14850 Ithaca , N . Y . 14850 • Edward Barnett Ithaca Heights Inc . , Ed Abbott 107 King Road East 707 First National Bank Ithaca , N . Y . 14850 Ithaca , N . Y . 14850 Robert Pedecs Charles Wilson 111 King Road East ` 909 West State St . Ithaca , N . Y . 14850 Ithaca , N . Y . 14850 Robert Farley 1050 Danby Rd . ' D & H Refurbishers Ithaca , N . Y . 14850 1080 Danby Rd . Ithaca , N . Y . 14850 rthur Parkin 1048 Danby Rd . Ethel Yonkin , et ;� al Ithaca , N . Y . 14850 1060 Danby Rd . Ithaca , N . Y . 14850 ® Eugene Eberhardt 1040 Danby Rd . Elizabeth Murnighan Ithaca , N . Y . 14850 1044 Danby Rd . Ithaca , N . Y . 14850 Andrew Cone 1032 Danby Road Forrest Sanders Ithaca , N . Y . 14850 1034 Danby Rd . Ithaca , N . Y . 14850 Rexford Ballard 010 Danby Rd . Dell Grover Ithaca , N . Y . 14850 415 Hillview Place Ithaca , N . Y . 14850 lthea Kelly 002 Danby Rd . Douglas Payne Ithaca , N . Y . 14850 1006 Danby Rd . Ithaca , N . Y . 14850 - red Stolz 13 King Rd . East Ithaca , N . Y . 14850 By depositing same enclosed in a postpaid addressed wrapper , n a post office under the exclusive care and custody of the nited States Post Office Department within the State of New York . Nanby M . Viller worn to before me this th day of October , 1977 . otary Public �, BE]ILGEN GERTR [Jotiry Public, State of New. Ya& No. 55-5278725 Qualified in Tompkins County h I �� Term Expires Mare �• t9 - TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS TUESDAY , OCTOBER 4 , 1977 By direction of the Chairman 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 , October 4 , 1977 , in Town Hall , 126 East Seneca Street • ( second floor ) , Ithaca , N . Y . , at the following times and on the following matters : 7 : 45 P . M . Consideration of an Amendment to Article VII , Business Districts , of the Town of Ithaca Zoning Ordinance , to allow mixed commer - cial -multiple family districts . 8 : 00 P . M . Consideration of request by Herbert and Lenora Monkemeyer ( Evan N . Monkemeyer as agent ) to rezone approximately 1 . 05 acres from Business " C " and Residential District R- 9 to Multiple Residence District , and , approximately 7 acres from Residential District R- 30 , Residential District R- 9 , and Business " C " , all to Business District " C " ; all of the foregoing being a part of Tax Parcel 6 - 43 - 1 - 3 . 2 at the northeast corner of the King Road - Danby Road intersection in the Town of Ithaca . 8 : 30 P . M . Consideration of request by R . M . & M . N . Brown ( Orlando Iacovelli as agent ) to rezone approximately 3 . 5 acres from Residence District R- 15 to a Multiple Residence District ; all of the foregoing described as Tax Parcel 6 - 53 - 1 - 10 and being in the vicinity of Pennsylvania Avenue Extension in the Town of Ithaca . 9 : 00 P . M . Consideration of Preliminary Subdivision Plan of DeForest Park of Rumsey- Ithaca Corp . for land back lot of DuBois and Indian Creek Roads and being a part of Tax Parcel 6 - 22 - 2 - 2 . 2 , Town of Ithaca . 9 : 30 P . M . Consideration of the Public and Private Alternatives to providing access to individual lots along undeveloped portions of Kendall Avenue and Pennsylvania Avenue , 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 . Edward L . Bergen Town Clerk Town of Ithaca Dated : September 27 , 1977 Publish : September 29 , 1977 9/ 9/ 77 FIVE YEAR PLAN FOR PRIORITIES , PROGRAMMING , AND COSTS NO ear Location Phase Cost Constr . Method Funding Sou . ce 978 East Ithaca Bikeway Completion $ 3800 Force Account Local $ 3800 978 Northview Rd . West Completion $ 2000 Force Account Local $ 2000 Acquisition 978 • Tareyton Road or Sand Area Northeast Tennis Courts $ 21500 Force Account Local $ 21500 Contract Local $ 3000 ( 979 - DeWitt Junior High Completion $ 150000 Force Account School 3000 ( BOR 7500 ( Municips . 1500 ( 979 Eastern . Heights or Softball $ 28000 Contract Local $ 14000 East Ithaca Play Area Force Account BOR 14000 979 Coy Glen or Local $ 42500 Inlet Valley Acquisition $ 85000 N/A BOR 42500 Donations 980 Eastern Heights or Tennis Courts $ 30000 Contract Local $ 15000 East Ithaca BOR 15000 980 Tareyton Road Basketball $ 7300 Force Account Local $ 7300 Local $ 25000 980 Forest Home Site Acquisition $ 50000 N/A � BOR 25000 Donations Subdivisions Local $ 12500 981 South Hill Park Acquisition $ 25000 N/A BOR . 12500 Donations Subdivisions 981 Eastern Heights or Paths $ 33000 Force Account Local $ 16500 East Ithaca Play Area Contract fz BOR 16500 Local $ 21250 981 Lick Brook Acquisition $ 42500 N/A _BOR 21250 Donations Local $ 15000 982 West Hill Park Acquisition $ 30000 N/A BOR 15000 Donations Subdivisions 982 Eastern Heights or Basketball $ 35000 Contract Local $ 17500 East Ithaca BOR 17500 984ITareyton Road Pavilion $ 12000 Force - Account Local $ 12000 9 / 9 / 77 SECOND FIVE YEAR PLAN FOR PRIORITIES , PROGRAMMING , AND COSTS !ear Location Phase Cost Constr . Method Funding Source L983 Forest Home Ballfields , $ 100000 Force Account Local $ 50000 Development Etc . Contract BOR 50000 . 983 Eastern Heights or Lawn Games $ 41000 Force Account Local $ 20500 East Ithaca Nature Walk Contract BOR 20500 . 984 South Hill Stage I $ 50000 Force Account Local $ 50000 . 984 Eastern Heights or Soccer $ 66000 Force Account Local $ 33000 East Ithaca Football Contract BOR 33000 . 985 Coy Glen or Ballf ields $ 100000 Force Account Local $ 50000 Inlet Valley Picnic Contract BOR 50000 . 985 Eastern heights or Soccer $ 66000 Force Account Local $ 33000 East Ithaca Football Contract BOR 33000 . 986 South Hill Stage II $ 50000 Force Account Local $ 25000 Contract BOR 25000 . 986 Eastern Heights or Soccer $ 66000 Force Account Local $ 33000 East Ithaca Football Contract BOR 33000 . 987 West Hill Stage I $ 75000 Force Account Local $ 37500 Contract BOR 37500 . 987 Eastern Heights or Play Area $ 59000 Force Account Local $ 29500 East Ithaca Contract BOR 29500 r : ALL LOCAL FUNDING Accrued Income Balance Expenses To Balance ® Park Fund Budget 1977 $ 130 , 000 1978 $ 136 , 500 $ 109 , 200 - $ 27 , 300 0 : 1979 $ 1148660 0 - $ 188 , 000 $ 73 , 340 . 0 -- - $ 87 , 300 $ 87 , 300 1980 0 . 1981 0 0 - $ 1051500 $ 1050500 1982 0 0 - S77 , 000 $ 77 , 000 1983 - 0 0 - $ 141 , 000 $ 141 , 000 1984 0 0 - $ 116 , 000 $ 1161000 1985 0 0 - $ 166 , 000 $ 166 , 000 1986 0 0 - $ 1161000 $ 116 , 000 1987 0 0 - $ 134 , 000 $ 134 , 000 $ 1 , 016 , 140 Avg , Budget of $ 100 , 000 per year 1978 $ 1001000 $ 100 , 000 1979 $ 205 , 000 $ 131 , 660 - $ 73 , 340 1980 $ 238 , 243 $ 150 , 943 - $ 87 , 300 1981 $ 258 , 490 $ 152 , 990 - $ 105 , 500 1982 $ 260 , 639 $ 183 , 639 $ 77 , 000 1983 $ 292 , 821 $ 151 , 821 - $ 141 , 000 1984 $ 259 , 412 $ 1438412 - $ 116 , 000 1985 $ 250 , 583 $ 84 , 583 - $ 166 , 000 1986 - $ 1881812 $ 72 , 000 - $ 116 , 000 - 1987 $ 176 , 453 $ 420453 - $ 1341000 LOCAL AND BOR MIDING Accrued Income Balance Expenses To Balance ® Park Fund Budget 1977 $ 130 , 000 1978 $ 136 , 500 $ 109 , 200 - $ 27 , 300 0 1979 $ 1141660 $ 28 , 160 - $ 86 , 500 0 1980 $ 29 , 568 0 - $ 47 , 300 $ 17 , 732 1981 0 0 - $ 50 , 250 $ 50 , 250 1982 0 0 - $ 59 , 500 $ 59 , 500 1983 0 0 . - $ 70 , 500 $ 70 , 500 1984 0 0 . - $ 83 , 000 $ 83 , 000 1985 0 0 - $ 83 , 000 $ 83 , 000 1986 0 0 - $ 58 , 000 $ 58 , 000 1987 0 0 - $ 67 , 000 $ 67 , 000 $ 488 , 982 Avg . Budget of $ 50000 per year _ 1978 $ 50 , 000 $ 50 , 000 1979 $ 102 , 500 $ 102 , 500 1980 $ 157 , 625 $ 139 , 893 - $ 17732 1981 $ 196 , 887 $ 146 , 637 - $ 50 , 250 1982 . $ 203 , 969 $ 144 , 469 - $ 59 , 500 • 1983 $ 201 , 693 $ 131 , 193 - $ 70 , 500 1984 $ 187 , 752 $ 104 , 752 - $ 83 , 000 1985 $ 159 ,990 $ 76 , 990 - $ 831000 1986 $ 130 , 920 $ 72 , 920 - $ 58 , 000 1987 $ 126 , 566 $ 59 , 566 - $ 67 , 000 n in >0 ti (n 0 t3j u Z tri 'd r I (D He O O w O a (D O a �j ® n % y+ (n A 1:0 ti h *< N y K (n O o (n o rt 7r rt (D (D rt N• rt rt 4 to tilrNr cwt N fi G H n I" (D W W r ( x O (D w rt H (D rt (n r O w �C 4 M X rtn ct r o � 5 m � E n O I ro x (D O h'• P, ;U N (no a ro a LQ o 0 w :3 a a rt n w (D n O E ~' z r( a to0 ' ` C rt rt a a Enrt _ co a N N H rt rt rt Erl n n J r a m r y r n Fedco 0 ro N N O 4 tij ® H - r M L"' r x tij U C r t� y n En A co N r n (n LnW r N En %D Fe' co A r c7 cn cn m Ln r n En cn o0 a► r n C1 �o co ' J • . .3 PROPOSED ORDINANCE EVAN MONKEMEYER Y• I / I MULTI-USE DISTRICT },A jAn Ordinance Amending p ii Article VII entitled " Business . Districts " of the Zoning Ordinance, Town of Ithaca . ' f y BE IT ORDAINED AND ENACTED by the Town Board of the Town of i Ithaca , Tompkins County , New York as follows : f SECTION I . . Article . VII of the Zoning Ordinance of the Town of j Ithaca , is amended .by adding an additional permitted use to - Section 34 , to read ' as follows : 31 . Combination residence. - business structures , which are not ' 1 more than 2 -story buildings containing retail sales and customer service _ , ! establishments of a character consistent with the other permitted uses in Iz Business • Districts " C " , incidental to and located within a multiple-family f structure or apartment building , primarily to .serve the. needs of .the residents of such structure rovided ; !, p ' . ( a ) none of such retail sales and consumer ;• . aservice establishments are -located on the . same , floor as any of the dwelling { units ; and ( b ) such retail sales and consumer service establishments have ii access from areas which do not serve as common residential , recreationalt- areas or access ways . " � i SECTION 2 . Article VII of the Zoning Ordinance of the Town of Ithaca is amended by adding the following : /t,�_ ���� 3 ' r . < < In addition to the already applicable sections of the Zoning DAVID S. GERSH ATTORNEY Al" LAW I � Ordinance pertaining to Business Districts , , sections - 28 and . 29 .of said i VORTH TIOGA 5T. ,A NEW YORK j4 Oi: inance with respect . to Multiple " Residence Districts shallr� also , be ` . 1495C 11 ) (607) 277-3300 • i tt i considered by the Planning Board as a part of the site plan approval process f for Combination Residences I , AR SECTION 3 : This ordinance shall take effect immediately upon I � # publication . i � Id 04 j 14 10 i ` z , i 1 � ; ,� it .. � ' •. � � . 5 • • DAVID B. GERSH ATTORNEY AT LAW &ORTH TIOGA 5T. ' - - . �• � � } � iCA, NEW YORK • .i (607) 277-33001 . .- October 4, 1977 Chairman and Members Ithaca Planning Board Just prior to this Planning Board Meeting I took the liberty of canvassing the surrounding neighbourhood in order to familiarize the residents with the proposal and to identify any support for the development. • The f Ilowin eople have seen the proposed site plan for 28 apartment units onIch 4� L '1O and believe it is a good proposal because it will upgrade the site in turn should upgrade the general neighbourhood . NAME ADDRESS DATE ¢ ice. CZ 2�1 IJ17 422 a I ? 10 • 3 10 / :3/ 7 7 o l � 4e 22 JAI 77 /eA� 3 77 a Ile � �� Z Z-- � 0 l �0�7L2i G l . � xm LAC; r._ c, 1 Lit o Z04L, ee zy Adh Z Zia A0 9 s • r J 1 � � 1 I �f / o g ! .sC--� l- _ESC �,�'f_��1 �L/`� e/.�/L4� ' J,4 . _ -1 JA 2666 a aACA �( _ 306 y RUMSEYdTHACA CORP. E S T A B L 1 S H E D — 1 9 2 2 Servi ?lg Ithaca For Over 50 Years BUTTERMILK FALLS - ELMIRA ROAD P.O. BOX 88 - ITHACA . N . Y. 14850 SAND A N D GRAVEL AREA CODE 607 - 272 - 1111 JOHN VAN EPPH PRESIDENT September 26 , 1977 Mrs . Liese Bronfenbrenner , Chairman Town of Ithaca Planning Board Town Hall East Seneca Street Ithaca , New York 14850 Dear Mrs . Bronfenbrenner : Submitted herewith is the Preliminary Plat for the proposed DeForest Park subdivision . At this time it is desired to file only that portion ® of the area shown on the accompanying map . It is intended that water and sewer facilities will be provided on each individual parcel by wells and septic tanks . The proposed subdivision is now being reviewed by the Tompkins County Health Department . I would appreciate an opportunity to meet with the Board and discuss this proposal at your October 4th meeting . Very truly yours , RUMSEY IT CA CORP . George VanEpps GVE : bj QUALITY SERVICE ° INTEGRITY � ! MEMORANDUM i TO : LIESE BRONFENBRENNER , CHAIRMAN DATED : September 19 , 1977 ; �� ! I TOWN PLANNING BOARD ' j � FROM : JAMES V . BUYOUCOS SUBJECT : Acquisition of Pennsylvania; and Kendall Avenue for ii - - --- - - - - - - -is - - - - - - - - - - - - - - -- - - -F3ish���Y_PurpQs � s - -- -- - - -- ii This memoranda is submitted in the hope that it may be of some I assistance , to. the Planning Board . 's i 1 . A Town can acquire a highway by purchase . The maximum amount i I it can Pay is up to $ 5 , 000 . 00 to any one landowner and $ 10 , 000 . 00 to all landowners . j 2 . A Town can acquire title to property by dedication . The Planning j ° Board is familiar with this method . The owner of the property makes an offer to the Town that he will give the land to the Town and the Town accepts it subject to such conditions as may be imposed or suggested by the Town Planning Board ( Town Law 278 ) . and by the Town Board . 3 . A Town may acquire a title to a highway by public user , but i this is often a complicated matter from a legal point of view , . although it IE appears to be simple . The land must not only have been used by the public � j for 10 years but it also must have been maintained by the Town for 10 years . I j 4 . There exist in the Town many private roads along which houses have been constructed in the past in a haphazard manner . Ingress and egress I over these roads is legally possible by legal implication of a private ! I easement . The Planning Board has not had anything to do with the construction of houses , the laying out of lots , and so forth . The Town cannot acquire E .E title to these Roads because they do not meet Town specifications and standards . Therefore , these roads have to be improved before the Town will ; accept them as highways . There is a procedure for this in the Town Law . i ; i According to some authorities , the only suitable way to improve private 1 f � roads is by making the improvement a public project , the cost of which is to be borne by assessments imposed on the land on a benefit basis in accordance: I � with Section 200 of the Town Law , Section 200 of the Town Law has established ! j a procedure pursuant to which the owners of real property fronting on such li i a road to the extent of at least one -half of the entire frontage may petition I ! the Town Board for the accomplishment of necessary improvements so that the 11 road will qualify as a Town Highway . If a Town Board wishes , the 1:Wocedure i � ji can be initiated by the Town Board by adopting a resolution which is subject I ± to a permissive referendum . This was the way by which a highway was improved i . ! � and accepted by the Town on West Hill . E : • it I � TOWN PLAtINING BOARD -_ PAGE 2 ' September 19 , 1977 III A . If it is necessary to acquire title to the road I by condemnation (which is another method to be discussed below ) , the cost of the condemnation procedure and the cost of acquiring . the land are ultimately i { included in the cost which is assessed to the adjoining property owners on i � i a benefit basis in accordance with the requirements of Section 200 of the Town Law , j Be There is some merit to following the above proceeding because it cannot be initiated unless 50 % of the owners of the frontage on the road have agreed . This is the " democratic " procedure which is followed ; of course , in the establishment of public improvements such as water , sewer iand drainage improvements . C . It does have a demerit , however , in /Sense that if the frontage ` majority of the land /is owned by persons who are interested in developing the land for profit , then the owners of existing houses may be compelled to support a public road and pay for it , event if they don ' t want it : i D . Pennsylvania Avenue and Kendall Avenue are private roads or " paper streets " . Adjacent landowners , in most cases , own title to the center of the road subject to the rights of others who are entitled to use the road for purposes of ingress and egress ( a final research will !� indicate whether there may be some people who own only up to the right of I 4 way line and have only an easement to use the road ) , 5 . Another method of acquiring title to a road is by condemnation . ; As best as I can determine , no street has been laid out by condemnation in the Town of Ithaca or in an n tie County] I' y other Tow� as pest as can determine . To the best of my knowledge ,also , the title to no street has been taken by i ° condemnation in any Village in Tompkins County . Although the municipalities j iihave power to condemn land for highway purposes , they are not inclined to do so unless there is a clear compelling public necessity . In most cases , Ithe municipalities are maintaining streets which have been dedicated to the � I Town by the owners who were developing the land and such dedication was i � to the best interests of the developer since it enabled him to sell his 1 land for development . In the case of many Town roads , also , the Town has I maintained them because they were used by the public over a long period of il time and thereafter maintained by the Town for over a long period of time . The following are some of the considerations involved in condemnation : if A . Town Law in the case of a Town having a population of 10 , 000 or more and an assessed valuation of real property ' of 25 million i dollars or more can pay up to $ 5 , 000 . 00 to any one landowner and $ 10 , 000 . 00 i ' to all landowners . There are some cases in which these limitations can be ii exceeded in a condemnation proceeding which need not concern us here at the f1 t ! i present time . i ' Be In the case of Kendall Avenue and Pennsylvania Avenue , ii the Town would be condemning land . which can be used for no purposes other { � TOWN PLANNING BOARD Page 3 September 19 , 1977 ii than a public street . A court has recently stated that the owner of a strip of land which is already burdened with a private easement by reason of sale j 11 of lots according to a map ( which is the case here ) is entitled only to nominal damages . This is not a statutory matter . It is a decision of a court . Its decision seems reasonable and based upon common sense . But i ! each case is decided on its own merits . C . In the case of Pennsylvania Avenue and Kendall Avenue , i the Town Board apparently will authorize the Town Highway Superintendent • ` � to proceed with condemnation procedures provided that the cost of constructingi I ` itthe road is borne by Mr . Hilker or some other landowner in the area . To this • � I extent the procedure is different than that set forth by Section 200 . The Town saves the cost of constructing the road , but the Town is willing to pay for the cost of the legal proceedings and also for paying any damages to a landowner for taking the land . The cost of the legal proceedings may run into a signficant amount if adjacent landowners attempt to - prevent the acquisition of the road by going to court . D . Any person who • erected a house on any of the lots in this area should have been advised that there was a strong possibility that the streets would become a public . thoroughfare . The Town Planning Board should determine which owners are opposed to the road and what their interests are compared to those of the owners of the land who are in favor of the road being taken . E . The Town Planning Board should also examine Section f280 - a of the Town Law which prohibits the issuance of a permit for the erection of any building unless : a ) a street or highway giving access to such proposed structure has been duly placed on the official map or plan or b ) if there be no official map or plan unless such street or highway is i ] an existing state , county or town highway or ii ] a street shown upon a plat approved by the Planning Board as provided by Town Law 276 and 277 or Iiii ] if such street appears on a plat duly filed and recorded in the Office of the County Clerk prior to the appointment of the Planning Board and the grant to the Planning Board of the power to approve plats , which is also the i ! � case here . � i F . A closer look at the above section of the Town Law � i ( Subdivision 1 of 280_- a ) would seem to indicate that building permits could i be issued for purposes of construction on a lot on Pennsylvania and Kendall Ji i Avenues9 . . i G . However , before such a permit shall be issued , the 1 li highway must be suitably improved to the satisfaction of the Town Board or the Planning Board as adequate in respect to the public health , safety � I 11 and general welfare for the special circumstances of the particular street ! ! i or highway . i1 � 1 TOWN PLANNING BOARD Page 4 September 19 , 1977 j H . Subdivision 3 provides for appeals in special cases r j where a building permit is denied . j ; I . Subdivision 4 provides for the establishment by the ! i j Town Board of open development area or areas within the Town where permits I : , may be issued for the erection of structures to which access is given by I ! I i right of way or easement upon such conditions and subject to such limitations ; • I ; as may be prescribed by the Planning Board _ i i J . Subdivision 5 of 280 - a provides that the word " access " 1 means that the lot on which the structure is proposed to be erected directly I abuts on such street or highway and has 'sufficient -Zrontage thereon to allow !!! the ingress and egress of fire trucks , ambulances , police cars and other I s emergency vehicles and a frontage of 15 feet shall presumptively be sufficien for that purpose . 1 6 . The Planning Board should inquire to determine whether or not Pennsylvania Avenue and Kendall Avenue are on the offical map , for their entire length . l - . I 7 . The foregoing is a brief summary of the law as it may apply l to Pennsylvania and Kendall Avenues . There are some qualifications I ` and exceptions which I have not discussed . Not all cases have been researched , i I I I JVB/jkl I ' I ! 1 I i , ! j , c � I i 1 I � t �' OWN OF ITHACA 126 EAST SENECA STREET ITHACA, NEW YORK 1� 14850 September 14 , 1977 Dear According to the Town of Ithaca tax rolls , you own property on the unimproved portion of Pennsylvania or Kendall Avenues at Tax Parcel The Town of Ithaca has received a request from several property owners in the same area who would like the unimproved parts of Pennsylvania and Kendall Avenues to be upgraded and then dedicated to the Town of Ithaca as a Town Road so that you and others could either sell or build on the lots which present - ly front on a dirt track . Opposition surfaced at the recent Town Board meeting held on September 12th , 1977 . Please write a letter to the Town of Ithaca Town Board , f. c/o Walter J . Schwan , Supervisor , indicating your interest as a property owner in an improved and dedicated Town road . We need your opinion in favor of or against a Town road . SMofI rs ® Wwan , Supervisor Ta - WJS/nf .71 - - 0011 qt 4 � .- . •.f . s; , y J/4r4rj��' vsl��� i - , s - . ' • Y� ' .: l _Y,�� 'rr. .�"i ' y_r ao- . 1�5-!�-! w vn ..{ _—� •�. _\. ^.i: t .i e�' _ j�. 'i/wV ? ., .. r� { '> �, r '$ � f. _ r - : 'V .or . "� � 2y•.. 'S�u ,c' {>. � ;y s. .. `� -'- '�-, ; x =:t' c' _ '> l - 27 � - it 41 " ,3 - _ v ie, � T - 1 -3 _ h 4 - - - - 30_. Yz IV , ; CIO— zo ti— __ - Ira -- - �-- � '` - �. � :.3 � Z� _ r�.3�-spa- . - . _. • - ' _A� _ ._ ___ - -_ _ _- � ---_ _--_______ _ ,-- o � i • -___._.r a.. . __ • . .- �J? . _ u-._ _.- ._.a+_ + k�/�_.•//-/^u/) — �- _.. _- �V� , � I� 'Y+1�._._�I -- _ .w •vr-I_n — .•- .na-+u.-__r aa .__e_rt u _ ._ - _.__- _s v'- wr- __+'..:z:•.. �-.. ..:.:..de.,be..�Liaowom:Y...�.:::��-S:<:- -:r==v>;��� - - ." -+-w++�+r v ! w L tttPP do tt ( i , t i I Al - II - .f • tttAt. - 1 ttt tt YJ ttt. _ .I ;_ i tt t6 . tt 1 1 � y I a � -__-- -- — — �! Developer of OMES South Hill Estates ' by HILKER CONSTRUCTION CO . / INC . Custom Homes ILKER 275 Burns Road Ithaca N .Y . 14850 Telephone 273-8397 September 20 , 1977 RECEIVE ® "ALTER SCHWAN 5 t P cu 0977 TOWN OF ITHACA 126 E . SENECA ST . TOWN OF ITHACA ITHACA , N . Y . 14850 Dear Mr . Schwan . HILKER CONSTRUCTION CO . , INC * is very much in favor of raving the unimproved parts of Pennsylvania and Kendall Avenues upgraded and dedicated to the Town of Ithaca as Town Roads , We feel this is a very desirable place to build new homes , and would benefit from having the roads owned by the Town of Ithaca , Ithaca , N . Y . Sincerely 1l . Willis S . Hilker ( Pres . ) Hilker ponstruction Co . , Inc . Mr . D . M . & F . Capozzi 3811 Pearl Ave . San Jose , Calif . 95136 Sept , 22 , 1 977 C*# Own 0 : Ithaca To -Yin .Board �� � jai � lo 4'' al k . er J . Schwarr , Supervisor 5� ` NPCP Ithaca , New York 14850 Mr . Capoz .zi and myself agree in, . improved and dedicated Town road , we are in favor of it . We own that land on 274 Per• n , 2k6 Penn . 279Penn 281 Penn Also we own one on Kendall Ave . next to Beano Hart , on the left side when facing mr Hart house . He thank you , and please let us know how it turns out . �� ,4:5:,<� r. June 6 , 1977 Mr . Walter Schwan Town of Ithaca 126 East Seneca Street Ithaca , New York 14850 Dear Mr . Schwan . In writing this letter I would like to know the reasons why a public road which was well maintained and a pleasure to drive on has been all of a sudden called a " private road " and maintenance dropped off to nil ? The road has become full of holes , ruts and residents are constantly " eating dust " . Also , since the ditches are not cleaned ( some has disappeared ) and well kept I experienced a flood , basement wall cave - in of my new home in 1961 . Repairs were very costly at my expense . Here it is 1977 and my home and family are still experiencing flooding and deterioration of our home because there are no ditches at this time . Enclosed I have composed a little history and facts of this area . PLEASE , we need help to be able to exist in our home ! I have been expressing my complaints in person to the Town Offices and persons connected with this office , which the answer always : �; eems to be " we will check on it " . No results have occurred since 1961 . Now , I am sick and tired of this " checking " - - we need results and NOW ! The next rain will not wait ! Waiting and praying . Sincerely , Lyman E . Baker 257 Pennsylvania Avenue Ithaca , New York 14850 CC : Mr . Gary Lee Mr . Parkins Mr . Buyoucos Mr . McHugh i• Late 1800 - - Carl Crandall surveyed , laid out lots and roads . This is known as Ithaca Land Company . It ' s on record at the County Courthouse . In the early 19001s , the Wilbur Baker family Orho resided at 270 Pennsylvania Avenue ) had a son in 1906 ( Carl S . Baker who resides at 268 Pennsylvania Avenue ) recalls the road being worked with a slip scrapper - - drawn by horses . The Town Super - visor being Frank ( Brick ) McPherson , The next Town Supervisor , Harrison Adams , - and later Sheriff , brought prisoners from the local jail to work on the road . It was always maintained and well maintained . . Ira Myers reworked the road and replaced the culverts , My father worked part - time for Ira Myers smoothing the road . In the 1950 ' s Harry Baker ( who is not related to our family ) had the road so smooth that the Soap Box Derby car that I built did not need any " shock Absorbers " . Snow plows always cleaned the roads also cindered , I know because it ruined the sledding . In the 1960 ' s a sewer line was put through the road . There was a lot of blasting because of the rock . The ditches were ` filled in , the contractors left- - the sewer was completed . To the residents who live on the road it was no longer a road but a pile of shale piled high in the middle and full of ruts along the edge . No ditches ! The residents did not complain to much because they knew that Town of Ithaca would take care of the road as it had been done in the past . The •: children waited , the parents waited - THE TAXES WERE PAID . From this date until todays date residents of 268 , 2709 271 and myself at 257 have continuely experienced expensive flooding of our homes . My own diastorious exper .Ence was in 1961 ; with no ditches being provided my new home was flooded . The front basement wall caving in . This caused my family to move out and at a very costly expense to us we rebuilt . Every year we hand clean the so called ditch across the road from us and pray that the rain will stop and out house will be saved . But still the water comes and flooding becomes a hazard . Here it is 1977 and guess what ! No ditches and a so called road to drive on . Where does our tax money go ? Is this where History stops ? 7 i i 17 21 1977 TOWN OF I THACA' ./I-l / t l � i i �" Cr > �Cj „ �� J� ``� / w-tC 'l-` / C L �.-c9 ' /( �f�C �/ �L�J�i ��i i �� !• = .�j C✓�[ V /��C/�iZ �/ � .' G r . C '1 �? ; C L ' ! -�. .3t-_ -nJ �'CcCc� .� ���1 .� - t G �_�J lL -'`r' c.t- /L.: l�LL -r-� •� � J ee 1,14' /intt��� Lti �c. [ l 4L --W� .r f ej I 27Z • L -``�4�--C-=�L.-' ..��-t� L< ' , iC/ -�-c- C.� G-I�-C �L� � vI� �� C: �'� �:` � ; . .. c �-r � Ile / a l i 4 i i I t i i Ithaca Gymnastics Center 119 Third Street Ithaca, NY 14850 . ropyN of 77 September 21 , 1977 r'yACA • Town of Ithaca Town Board c/ o Walter J . Schwan , Supervisor 126 East Seneca Street Ithaca , NY 14. 850 Dear Mr . Schwan and members of the Boards We are totaly against opening up Pennsylvania Avenue to through traffic and will fight this by all legal means possible . If this road is built it would only be 7 to 15 feet from established homes . This would cause a real saftey hazzard to children that live in these houses . This is also an ideal location for Ithaca College students . IY' any homes in the area already have student apartments to help them with the rising costs of owning a home . If Kendall and Pennsylvania Avenue are connected this would open the entire area not only to the local residents but to student traffic population . Again a serious saftey hazzard to children . There are other reasons why we are against this request which I would be happy to explain to the board at there next meeting . Sincerely yours , Robert H . Martin RHM/c ym 2 1i�77 271 Pennsylvania Avenue TOW/VIthaca , New York 14850 OF �THqSeptember 20 , 1977 Town of Ithaca Town Office Building Seneca Street Ithaca , New York 14850 ATTENTION : Mr . Walter J . Schwan Supervisor Dear Mr . Schwan : Re : PENNSYLVANIA AND KENDALL AVENUES This is to acknowledge your letter of September 14 , 1977 concerning the ' unimproved portions of Pennsylvania and Kendall Avenues it . Please be advised that we strongly object to any work being done to create a roadway on property that has been improved by us , maintained by us , at considerable expense to us . Neither the Town , County or land owners in this area showed any interest in Pennsylvania or Kendall Avenues and the extensions of them until one contractor indicated that he needed access . We do not believe that it is in the best interest of the community or the individual land owners for the Town to undertake this roadway to serve a private purpose . Please keep us advised of any publicihearings or any activity concerning this subject since our position is adament . Vety - truly yours , HAROLDPERRY` ELVA E Y CC : THALER & THALER Attn . : Richard B . Thaler , Esq . S6J'North Tioga Street Ithaca , New York 14850 a 270 Pt� nn .: -,rlv �- ni a J ver_ ue It. hRca , Thew York 14850 SeptAV. ber 21 , 1977 low 1 .41. :':alter Schwan , Supervisor • Ithaca To ;vn Board Members T^ -�srn_ of Ithaca �N • 126 Fast Seneca .Street Ithaca , New York 14850 Deas Members of the Board : Concev- ninc your letter of September 1 + , 1977 , there are several reasons %F.te are opposed to the extension_ of Pennsylvania Avenue . There also seem to be some misconceptions about the entire issue held by those who are unfamiliar with the area . One of the reasons we are opposed to the construction of the road extension is tha proximity of our home to the property line . Our house is situaterl no more than six inches froln the ; J ' strip in question , as it has for the pist 70 years . i.':e do .not feel our } eu e 'JJlthist =4n '1 the CC' r. strllct1 ^ n rrocess . c ^ cnnd , : /hen x: e bouzht the house .four years e , :+re di ? so because PennsY?_ v .+ ni :'. Avenue is a quiet , de .,. a - end street 1,0-- ere. our chil - dren cf• n s �. rely clay . The connection of Penns -; lv :� nia and Kendall Avenues :vould create a. loop , with its attend ;. nt noise and traffic . One thine• about this entire issue has disturbed us grently . If Mr . Brashear of the Miller Company had not be �� un his survey , the residents of the area would not have known a thing about the proposed construction until after the fact ! Also , while several of the Board members seem to be aware that the issue of Pennsvl - vania Avenue has arisen before , let us assure you that in the last two years it has been most unpleasant . At this ` ime , we would like to clear up two misconceptions which we feel are ver. •y pertinent to this issue . First , the issue is not " paving " or " up ; radi_ n ,; " of a " dirt trmck . " No dirt track exists . Not. hina, resembling a road exists , except that portion improved by Mr . and Mrs . Harold Perry , at their own expense , for use as a driveway in front of their house . The 53 ' strip in question is field .ind lawn , mowed and maintained by the present residents , and containing pheasant and numerous other species of birds and wildlife . Second , one property c. -wner , who will be bearing the cost of road construction , has petitioned to build the road . Fowever , five families whose property and lives will be affected r r • Ithaca ^ c, 1.•,` n B �, ,Prd ® SeFterlber 21 , 1977 Page 2 . by this construction atten :ied the September 12 , 1977 Board Meeting to oppose the construction . ^ `ra : e ^ dies re lon :- time and permanent resident' s and property o °.: ners of t )-. e area , and seemingly • do not view the Prorosed constr -.) ction as benerici -, l . :':e are r s ' 7i ng the 5c .ird tc vote ;. . in ` t the nropo , ed construc - tion and close this matier forever . Sincerely yours , Anthony A . Schuhtz r Barbara A . Schultz fOwn Ithaca o It Residents ::z 1 a antent Ve 01 By PHILIP LERMAN their children. " It' s just not going to be an asset to us at all , " said. one resident. eIi Pennsylvania Avenue residents made it clear Tuesday night they don't. want an Bonanni argued that " I have a family also. . . (but) I also have an investment that apartment building constructed iri' their y neighborhood . . I can' t sink a penny into. He added that he intends to raise his children in the area At a hearing on a re Toning proposal i that would allow construction of a 24 to 28 if he is able to build a home there.Barbara Schultz of 270 Pennsylvania unit apartment building, they pleaded for . Ave. said extending the paved road would n: 3 the " peace of the neighborhood . "j severely change the face of the neighbor The Ithaca Town Planning Board, " it' s 1 , which called the hearing, created an ad hood because not upgrading of a dirt road . It' s . lawns and gardens and trees hoc committee to study the matter older than •me, and it' s .all going to be further. gone. " The hearing drew about 50 people and The board received one petition in ,,; was enlivened by arguing , cajoling, needl favor of the Iacovelli proposal and one ing and applause . against it, according to Deputy Town " They get 30 or 40 more cars coming Clerk Nancy Fuller . Another public hear- , C i through and it' s going to be a mess, " said ing will be held . one resident. Others saidIthe proposed development Board member Henry Aron said , " I don' t want to see these people suffer. At ' is a threat to their life-style and the the same time , I don't want to see Mr . L resulting traffic would be a danger to „ Iacovelli shut out. their children. Lawrence Fabbroni, said that he could The proposed development by Orlando understand why the residents did not Iacovelli of a parcel of land owned by want Pennsylvania Avenue extended further into the area , but added, " What R . M. and M . N . Brown was one of twoy8u do l proposals for . development of the _area do there and wants toebuld a housey who . . . How discussed' akthe bearing. = " ; ( It would involve construction of a road . do you grapple with that? � ` The final round of applause came when from the JuniperzNDriye'CoddA-venu Road board` Chairman Liese Bronfenbrenner intersection to IzGnnsylvania Avenue, and would consist mainly , of two and , three suggested the matter be discussed further bedroom apartments : Newest planning after- board members take a look at the board member Patrick Mackesey said ;, area. _ ,_ _ J that he lives, in the area and that " (The Juniper Drive-Coddington Road, intersec- tion ) is a particularly dangerous intersec- tion , particularly in the wintertime . j Residents applauded the implication that he opposed the road . The other plan. for the area is . the proposed extension of Pennsylvania Ave- i nue , now a.dead end , which would connect it to Kendall Avenue. The residents at the meetirig• were split lon the proposal , but were no less vocal . _ " Is this progress? "- asked Helen Phil ips, 252 Pennsylvania Ave . " Is this fair to us old people ? They build just where they want to . Wednesday , . October 5 , 1977 ITHACA JOURNAL 3 owners of lots in the area said that they would like to build on those lots , but town III law requires ' that there . must first be access via a public road to the homes they build . That access would be provided by extending. Pennsylvania Avenue. Louis Bonanni , who owns one large lot on the presently unpaved portion of Penn- sylvania Avenue, said new construction Would improve the neighborhood . Another lot owner , builder William Hilker, ' has "offered to pay for the installation of the I road , according to 'town Engineer Law- j rence Fabbroni . Other residents complained that con- _ struction of the tarough road would cause• a " severe problem with water run-off , " lower property values , and endanger