HomeMy WebLinkAboutPB Minutes 1978-11-07 TOWN OF ITHACA PLANNING BOARD
NOVEMBER 7 , 1978
The Town of Ithaca Planning Board met in regular session on Tuesday ,
November 7 , 1978 , in the Town Hall , 126 East Seneca Street ( second floor ) ,
Ithaca , NY , at 7 : 30 p . m .
/ PRESENT : Chairman Liese Bronfenbrenner , Patrick Mackesey , Henry
Aron , James Baker , Carolyn Grigorov , Montgomery May , Bernard Stanton ,
Lawrence Fabbroni ( Town Engineer ) , Robert Bonnell ( Assistant to the
Town Engineer ) .
ALSO PRESENT : Pat Barr , 135 Ridgecrest ; Wayne Barr , 135 Ridgecrest ;
J . W . Gebauer , 117 Ridgecrest ; Franklin E . Sharp , 162 Ridgecrest ; Douglas
Rullagar , 161 Ridgecrest ; Suzann Fullagar , 161 Ridgecrest ; Fred M . Brown ,
156 Ridgecrest ; Charles H . Terwilliger , 122 Ridgecrest ; Laura Terwilliger ,
122 Ridgecrest ; Betty T . Brown , 156 Ridgecrest ; Thomas G . Miller ,
Consulting Engineer , Ithaca ; Lagrand Chase , 180 Pleasant Grove Rd . ;
Lagrand E . Chase III , 180 Pleasant Grove Rd . ; Eva B . Hoffmann , 4 Sugar -
bush Lane ; Mark J . Hamlet , 322 Siena Dr . ; Mirian Taietz , 204 Texas Lane ;
Joe Kubota , 203 Texas Lane ; Maureen M . Schmitt , 215 Texas Lane ; Nick
Naioti , 330 Siena Dr . ; Mary Kuhr , 324 Siena Dr . ; Allan A . Lentini , 332
Siena Dr . ; Arthur L . Ruoff , 216 Texas Lane ; Ken Ruoff , 216 Texas Lane ;
Stephen W . Chase , 210 Texas Lane ; Stephen E . Bloom , 108 Texas Lane ;
Carol Eiden , 109 Texas Lane ; Mary Bloom , 108 Texas Lane ; Sandy Kuntz ,
211 Texas Lane ; Hal Kuntz , 211 Texas Lane ; R . E . Anderson , 116 Texas
Lane ; B . Philbrick , 117 Texas Lane ; Ruth Shulman , 118 Texas Lane ;
Shailer Philbrick , 117 Texas Lane ; Harry Keller , 213 Texas Lane ; Jean M .
Keller , 213 Texas Lane ; Lorraine B . Chase , 210 Texas Lane ; Michael J .
® Todd , 217 Texas Lane ; Marina B . Todd , 217 Texas Lane ; Constance H .
Shapiro , 326 Siena Dr . ; Stuart L . Shapiro , 326 Siena Dr . ; Michael
Naioti , 330 Siena Dr . ; Anna Geske Teichthesen , 2109 North Triphammer Rd . ;
Noel Desch , 132 Updike Rd . ; Holly L . Thomas , 140 West State St . , Ithaca
Journal ; Robert K . Cook , 140 West State St . ; Betty Brown , 156 Ridgecrest
Rd . ; Jean Brockway , 166 Ridgecrest Rd . ; Joel Stegall , 167 Ridgecrest Rd . ;
Jennifer Wilcox , 142 Ridgecrest Rd . ; Harry Cornwall , 830 Hanshaw Rd .
Chairman Bronfenbrenner declared the meeting duly opened at 7 : 33 p . m .
ANNOUNCEMENTS
Mrs . Bronfenbrenner announced that the Planning Board would next
meet on November 21 , 1978 . The members concurred .
Mrs . Bronfenbrenner announced that she is looking for another
member from the Planning Board to be on the Codes and Ordinances Committee
of the Town Board . She would be pleased to accept a volunteer ; none
was forthcoming at this time .
REPORT OF THE BUILDING INSPECTOR
Mr . Fabbroni reported that he was not ready as yet .
REPORT OF THE TOWN ENGINEER
Mr . Fabbroni reported on the five - area sewer extensions as follows :
1 . Elm Street - completed .
2 . Glenside - completed .
3 . Coddington Road - completed .
4 . Slaterville Road - completed with the exception of the pump stations .
5 . Forest Home - virtually completed with the exception of the pump
Planning Board - 2 - November 7 , 1978
stations and the bridges .
Mr . Fabbroni reported that the main point in the critical path has
come down to the electrical control panels for the pump stations . He
® said that he was hoping for completion in the middle of December . He
stated that cleanup was underway and there have been a lot of complaints
in regard to clean up . Mr . Fabbroni noted that the final cleanup , as
far as the contract goes , is set for next spring .
Mr . - Fabbroni discussed the repaving program with the Board , noting ,
among other things , that some roads will be repaved and for those they
will probably only put crusher run and base material in and roll them
and make them rideable surfaces .
Mr . Fabbroni reported that the bus run to the Northeast was initia -
ted in September and involves one bus He noted that the Village of
Lansing did not contribute to this particular run since they were in
favor of a different run for less money . - - they are not contributing
to Cornell and the Town . He reported that one run was eliminated . Mr .
Fabbroni said the ridership numbers were running at a very encouraging
rate .
Mr . Fabbroni reported that the Christopher Circle Tank has been
painted , has been refilled , and is back in operation . He added that it
now has cathodic protection which means rust protection .
Mr . Fabbroni reported that Coy Glen and Rumsey - Ithaca is an issue
that has taken up quite a bit of their time in the last month . Rumsey -
® Ithaca has been cited for mining operations without a permit and they
have chosen not to respond to that citation until after the Public
Hearing on Wednesday , November 8 , 1978 , at 7 : 00 at the Masonic Temple .
Mr . Fabbroni reported that he is still in hopes of building the
salt barn this month . It will be a pole barn type of building con -
taining 3 , 000 square feet of storage space - - they will let the opera -
tion of it dictate how it will be divided .
Mr . Fabbroni reported that they are going to purchase Stevens
Model traffic counters which is one of the latest designs in traffic
counters with solid state circuitry . He commented that the counter
can count different types of traffic when interchangeable modules
are in it , but we do not have that yet - - it is designed to be augmented
by differing parts .
Mr . Aron asked about the program of traffic study . Mr . Fabbroni
replied that they willdo the major roads once every other year and added
that we have several counts that we have done over the last three years .
Mr . Aron noted that this will help in future planning , subdivisions ,
etc .
Mr . Fabbroni reported on the preliminary work at the Northeast
School to try to correct drainage problems in the Northeast School area .
He said that by the time the Board meets in December we will probably
® have done that survey work .
APPROVAL OF MINUTES
MOTION by Mr . Henry Aron , seconded by Mr . Patrick Mackesey :
RESOLVED , that the Planning Board approve as written the Minutes of
Planning Board - 3 - November 7 , 1978
April 4 , 1978 .
Aye - Bronfenbrenner , Mackesey , Aron , Baker , Grigorov , May , Stanton .
® Nay - None . CARRIED UNANIMOUSLY .
MOTION by Mr . Henry Aron , seconded by Mr . Patrick Mackesey :
RESOLVED , that the Planning Board approve as written the Minutes of
April 18 , 1978 .
Aye - Bronfenbrenner , Mackesey , Aron , Baker , Grigorov , May , Stanton .
Nay - None . CARRIED UNANIMOUSLY .
MOTION by Mr . Patrick Mackesey , seconded by Mrs . Liese Bronfen -
brenner :
RESOLVED , that the Planning Board approve as written the Minutes of
May 2 , 1978 .
Aye - Bronfenbrenner , Mackesey , Aron , Baker , Grigorov , May , Stanton .
Nay - None . CARRIED UNANIMOUSLY .
MOTION by Mr . Henry Aron , seconded by Mr . James Baker :
RESOLVED , that the Planning Board approve as written the Minutes of
May 16 , 1978 .
Aye - Bronfenbrenner , Mackesey , Aron , Baker , Grigorov , May , Stanton .
® Nay - None . CARRIED UNANIMOUSLY .
MOTION by Mr . Patrick Mackesey , seconded by Mr . Henry Aron :
RESOLVED , that the Planning Board approve as written the Minutes of
June 6 , 1978 .
Aye - Bronfenbrenner , Mackesey , Aron , Baker , Grigorov , May , Stanton .
Nay - None CARRIED UNANIMOUSLY .
MOTION by Mr . Patrick Mackesey , seconded by Mr . Henry Aron :
RESOLVED , that the Planning Board approve as written the Minutes of
June 27 , 1978 .
Aye - Bronfenbrenner , Mackesey , Aron , Baker , Grigorov , May , Stanton .
Nay - None . CARRIED UNANIMOUSLY .
DISCUSSION OF PROPOSED SUBDIVISION ALTERNATIVES , RIDGECREST ROAD .
LAGRAND CHASE .
Mr . Lagrand Chase and his son , Randy Chase , appeared before the
Board and presented for their consideration a map depicting a portion of
the property on Ridgecrest Road that they have owned for a long time ,
being a part of the Estate of Nellie Chase . Mr . Chase affixed the plan
® to the bulletin board in the Board room for better viewing .
Mr . Chase ( Lagrand ) stated that he is concerned with the southern
portion of his land which contains approximately 30 + acres , but he noted
that this property continues on to the north towards4sEast . King Road .
He pointed out that the 30 + acres he is discussing comes right up to the
Town of Danby line . Mr . Chase pointed out the proposed roads .
Planning Board - 4 - November 7 , 1978
Mr . Chase stated to the Board that he is in the housing business
and has been for over 25 years ; his main interest is providing housing .
Mr . Chase stated that he is proposing on this beautiful property , . wooded
® lots for single family dwellings . Mr . Chase stated that there have
been all kinds of rumours about what he wants to do with his land . Mr .
Chase continued and said that , within the provisions of the existing
Ordinance regulations , he has to achieve the maximum density that can
be allowed to bring down the unit cost because he is trying to achieve
affordable buildings . He said that he is aiming for homes in the
$ 40 , 000 range including the lot . He addedthat he builds in all price
ranges , and , in recent years prices have escalated , . beyond doubt , but
he would still be hoping for the $ 40 , 000 range , though he could not be
totally certain . He noted that the portion of the land that is repre -
sented in a new home has also escalated - - from 1170 in ' 49 or 150 to
2570 today . He mentioned improvement costs and development costs .
Mr . Chase described his access from Ridgecrest Road ; one small
cul de sac ; open space to meet the requirements of the Town . He
proposed to develop the area into 80 lots and the maximum density he
would proposed to reach would be 105 units . He stated that he would
proposed to use , discriminantly , some duplexes , threeplexes , quadri -
plexes , nothing more than quadriplexes , to achieve the density that
would be required .
Mr . Chase pointed out that Mr . Thomas G . Miller , Engineer and
Land Surveyor , was here with him to speak to drainage problems and
utility problems and answer any questions . Mr . Miller presented the
following points :
® 1 . He stated that another advantage ,- the site has is that it can be
watered and sewered with public facilities ; the Town water tank is
right there - - booster pumps may be needed .
2 . Mr . Miller stated that the land slopes north ; they would run a
force main out to the sewer on Ridgecrest Road , as development takes
place , some by gravity and some by pump and force main .
3 . Mr . Miller stated that the drainage would generally go north with
a retention pond , perhaps , farther down on Mr . Chase ' s property out of
the project area . Mr . Miller added that this is a sketch plan and the
next phases of review would include more detailed planning and a topo -
graphical surveying .
4 . Mr . Miller stated that the traffic would naturally be increased on
Ridgecrest Road with the development of a subdivision , but certainly not
beyond the capacity of the road .
Mr . Aron asked for clarification as to where the water will go
after it is collected . Mr . Miller referred to the possibility of a
retention pond .
Mr . Fabbroni spoke of the pressures on some of the water line
right below the water tank . Mr . Fabbroni stated that at a more detailed
® level , plans should show more specifically what will go in there .
Mr . Aron noted that 80 lots are to be built in time with the traffic
flow on the main road , Ridgecrest , and he asked where such traffic will
go . Mr . Aron commented on their , perhaps , being an additional 800 cars
a day - - some day . He wondered how it would be distributed throughout
the area . He said he did not know for sure but it does not seem to be a
Planning Board - 5 - November 7 , 1978
problem at this point .
Mr . Fabbroni stated that the traffic may be doubled . He said that
® the capacity of the road and the construction of the road is not a
problem nor are King Road and Danby Road into the City . Mr . Fabbroni
stated that one must get to around 9 , 000 to 10 , 000 cars a day on a
two - lane road before one gets into turning lanes and widened shoulders .
Mr . May stated that he felt it was an awful lot of development with
a single access . Mr . May added that the Board is concerned about a
single road into a development of this sort .
Mr . Miller noted that Mr . Chase is landlocked on the one end .
Mrs . Bronfenbrenner distributed material on Section 281 of the
Town Law ( cluster development ) . She stated that she was confused
about this development being any different from Residential District
R- 9 .
Mr . Fabbroni commented - - " somewhat " . He stated that this is one
way of getting the smaller widths on lots without getting into private
homeowners ' agreement for private open space .
Mr . Chase stated that he would like to avoid that kind of agreement
set up. ; a .man likes to buy and own his own lot .
Mrs . Bronfenbrenner noted that the discussion was an informal one
considering a subdivision under the Cluster provision of Town Law ,
® Section 281 . She commented that approval would not make a great deal
of difference between that and a rezoning to R - 9 .
Mrs . Betty Brown , 156 Ridgecrest Road ,
asked from the floor if there were going to be only
one road back into there ? Mr . Chase replied that at present he is not
able to say that there will be any other one in or out . He stated that
he is , at this time , planning a circulation loop pattern . Mr . Chase
said that eventually , when the northern part of the property could be
developed , it is conceivable that another access could be developed
farther north .
Mrs . Bronfenbrenner asked if she were correct in thinking that
Mr . Chase was proposing 105 units ? Mr . Chase replied that she was .
Mr . Aron asked if these 105 homes were going to be built all at
once . Mr . Chase replied that they were not . Mr . Aron asked what Mr .
Chase ' s time schedule was ? Mr . Chase stated that obviously he will be
restricted to the demand and the growth of the area , which presently
is not too optimistic with the way business is leaving . Mr . Chase said
that he was only conjecturing , but if he could do it through five to
ten years , five years being very optimistic . He said probably the 105
units in ten years .
Mrs . Jean Brockway , 166 Ridgecrest Road ,
® asked from the floor , how many single family homes ,
how many duplexes , etc . ? Mr . Chase stated he could not say right at
this time - - he said he is planning for 80 lots with a maximum of 105
units , mostly single family homes .
Mrs . Brockway asked how close the houses would be to their existing
homes on Ridgecrest ? Mr . Chase commented that the Ridgecrest lots are
Planning Board - 6 - November 7 , 1978
quite deep . He added that they would be a minimum of 100 feet . Mrs .
Brockway asked when Mr . Chase would start building ? Mr . Chase stated
that they could not start immediately ; he anticipated getting construc -
tion going sometime in 1979 with some equipment coming in probably in
late 1979 .
Mr . Wayne Barr , 135 Ridgecrest Road , spoke from the floor and
stated that drainage is a real problem and the developer does not seem
to be very excited about it . Mr . Barr spoke about Beacon Hills and the
experiences of that development that was never finished . He spoke of
big areas of solid ice on the road ( Ridgecrest ) . Mr . Barr stated that
King Road also was impossible in the winter from ice . He spoke of
damage done by graders . Mr . Chase agreed that drainage is a problem and
added that he knows the area intimately .
Mr . Frank Sharp , 162 Ridgecrest Road , spoke from the floor and asked
about the proposed road , wondering if it would come right up to the edge
of his lot ? Mr . Chase . said that there would be another lot backing right
up to Mr . Sharp ' s lot . Mr . Sharp asked for an explanation of a quadri -
plex and asked if such buildings require a change in zoning .
Mr . Fabbroni stated that under the Cluster proposal , it does not
require a change in zoning since the same overall density is maintained
as if it were developed under R- 15 .
Mr . Sharp asked if an Environmental Impact Statement is requ+fired ?
Mr . Fabbroni stated that in his opinion , no , but an environmental
assessment form would have to be submitted .
® Mr . Joel Stegall , 167 Ridgecrest Road ,
. spoke of the number of lots proposed . He noted that Mr . Chase
was talking about current values of around $ 40 , 000 . Mr . Stegall stated
that some of the proposed lots are no more than one - third the size of
the existing lots . Mr . Stegall commented that Mr . Chase wants to put
as many houses in the area as possible .
Mr . Chase stated that the lots on Ridgecrest Road were developed a
long time ago - - there was no cost in utilities . He said that it is
purely economic - - these lots go with public improvements .
Jennifer Wilcox , 142 Ridgecrest Road ,
stated from the floor that the housing market is so bad , how can Mr .
Chase support such a project . She asked how many he wanted to start at
once and will they be left empty ?
Mr . Chase said that he can only speak of his track record of over
25 years and that he has not left anything standing there yet .
Mrs . Bronfenbrenner stated that this is an informal hearing ; the
Board will need a letter from the developer requesting a subdivision
development under Section 281 of the Town Law . and then the Board will
have a preliminary public hearing on the proposal with preliminary
drawings presented .
® DISCUSSION OF PROPOSED SUBDIVISION SOUTH OF TEXAS LANE , PARCEL NO . 6 -
71 - 1 - 9 . IVAR JONSON .
Chairman Bronfenbrenner passed around to the members of the Planning
Board two petitions received in opposition to the development proposed
by Ivar Jonson , one from the residents of Texas Lane and one from the
• Planning Board - 7 - November 7 , 1978
residents of Siena Drive . ( Secretary ' s Note : The referenced Petitions
are attached to the Official Minutes of this meeting . ) Mrs . Bronfenbrenner
noted the Sketch Plan as submitted by Mr . Jonson for a proposed subdivi -
sion located in the Town of Ithaca with a portion in the Village of Cayuga
Heights .
Mr . Jonson appeared before the Board and displayed the sketch plan on
the bulletin board . Mr . Jonson stated that the sketch plan explains
itself . He said that there will be a road from Texas Lane and that will
probably be the only road to the property . He said that the plan shows a
roadway that goes toward Siena Drive but everyone is against that . Mr .
Jonson said that he is proposing 16 lots with cluster on the southerly
part . He stated that there are approximately 6 acres in the Town of
Ithaca .
Mr . Aron asked if , Mr . Jonson intended to develop six acres at once ?
Mr . Jonson replied in the affirmative . Mr . Jonson stated that he would
start from Texas Lane and build four houses and cluster housing in the
south portion . He said that he feels he should eliminate the connection
from the property to Siena Drive since nobody liked that and he could
save the trees .
Mr . Aron asked how many single family homes Mr . . Jonson was planning .
Mr . Jonson said tht the first four homes would be single family and the
rest cluster with a mixture of double , triple and fourplexes . Mr . Jonson
said that he wanted to save the trees and go by the terrain - - it would be
more attractive - - he could save the trees and go around them .
® Mr . Fabbroni spoke of the drainage . He noted that , in general , there
is a " knob " , a " high spot " , that runs east to west on this property . He
stated that the area to the north of the knob is approximately on the
same level as Texas Lane . He stated that the houses and lots are of some
concern and that a better picture will be available when the topography
maps are presented .
Mr . Fabbroni requested that provision be shown for collecting water .
He said that the present drainage course is running backlot and should be
shown on the final drainage map .
Mr . Fabbroni said that there is a pond just to the south of this
property and so drainage in that direction is not much of a problem ,
but the drainage by this subdivision down to that drainage course should
be shown .
Mr . Fabbroni stated that somewhere on this property there is an old
pond where reeds have grown up - - that should be shown as a spot on a
detailed drawing . Mr . Fabbroni repeated that he wanted a topo map and
detailed drainage to be shown on drawings .
Mr . Fabbroni stated that if Mr . Jonson planned to change the knoll ,
that should be shown .
Mr . Fabbroni stated that once we have the topo , we can look at the
® plans for sewage .
Mr . Fabbroni stated that at this first informal discussion stage ,
in general the proposal looks feasible for both water and sewer and ,
again , he can only speak to the detail once we have the detailed topo
and we have shown alignments and water and sewer .
Planning Board - 8 - November 7 , 1978
Mr . Fabbroni stated that he would prefer to see the water lines
looped into the Siena Drive area - - to loop all Texas Lane water hooked
into Siena Drive area .
® Mr . Fabbroni stated that the access problem is probably more of a
concern to the Board as a whole . He said that there is some advantage
to not having two entrances , but Texas Lane is more than 1 / 2 a _mile long .
Mr . Fabbroni spoke of the community concern , which he said he did not
see as probable , of a " thoroughfare " , and added , but it still leaves a
doubt if both roads are developed about going through with Texas Lane .
Mr . Fabbroni , referring to the cluster portion , stated that there
is a minimum of five acres required . Mr . Fabbroni stated that whether
Mr . Jonson called his four lots as part of the cluster or not , they would
have to be a part of a cluster proposal because of the minimum of five
acres requirement .
Mr . Fabbroni stated that contrary to what he has heard , the area
appears fairly dry . He stressed lot grades and protection of adjacent
properties . . He repeated that the more detailed drawings will clarify
this point .
Mr . Fabbroni spoke about Environmental Impact Statements and stated
that as he had mentioned at the previous discussion this evening with Mr .
Chase , you have to have over 250 lots in a public water and sewer served
area , or be in a publicly recognized wetland , or some other recognized
situation . Mr . Fabbroni stated that this land really does not appear to
necessitate an Environmental Impact Statement , however , the , . Boar. d _ would .
® require that _ . an - . Environmental. Assessment Statement be submitted .
Mrs . Bronfenbrenner asked Mr . Jonson if he had provided for open
space , noting that up to 10% can be required . Mrs . Bonfenbrenner said
that the Board usually requires park land or , in lieu of , payment .
Mr . Fabbroni further explained the park land requirements .
Mr . Ralph Varn , an associate of Mr . Jonson , asked what the fee is
in lieu of park ? Mr . Fabbroni stated that the Board has not been faced
with that problem , but that in other communities the norm is so much per
lot . Mr . Jonson reiterated that he would do whatever the Board requires
him to do .
Mr . Aron spoke of the marshy area . Mr . Fabbroni stated that it is
around 75 ' in diameter and seems to be very old .
Mr . Jonson said that the pond was manmade and they used it for
chopping ice . He said that it is in the Village of Cayuga Heights area ,
the south corner of Cayuga Heights ,
Mr . Aron asked if Mr . Jonson presently owns the property in question ?
Mr . Jonson replied that he did not have the deed in hand and that right
now he is waiting for the papers . He said that the property is paid for
and they are waiting for the deed to come from Rochester .
Mr . May thought that this map should be more tied together with
Texas Lane and its right angled turns .
Mr . Fabbroni referred to the aerial map on the Board room wall and
used it to show the location and turns involved in Texas Lane .
Planning Board - 9 - November 7 , 1978
Mr . Aron questioned the intention of using which road . Mr . Jonson
said that at this point in view of all the complaints , he would like to
go from Texas Lane , keep the trees , instead of from Siena Drive .
® Mr . Mackesey stated that the access from Texas Lane is a long way
from Triphammer . Mr . Mackesey stated that there seems to be community
concern that it would be unfavorable to open up Siena Drive , but it seems
to him to be advantageous . Mr . Mackesey said that he would be in favor
of both ways in .
Mr . May stated that he would agree with that .
Mr . Noel Desch , Town Supervisor , stated that the extension of Texas
Lane through to Siena Drive is not shown on the official Town Highway Map ;
Texas Lane as a through road is not shown on the Town ' s official map . He
stated that the implication is that in developing the circulation for the
whole area , it was not felt that it was necessary to have a through road
shown from there .
Mr . Shailer Philbrick , 117 Texas Lane , stated that he had been a
resident of Texas Lane for a considerable number of years , and that he is
a Trustee of the Village of Cayuga Heights . Mr . Philbrick stated that
the Village of Cayuga Heights has had no official notice of this proposal ,
a large portion of which is in the Village of Cayuga Heights . Mr .
Philbrick stated that Texas Lane is mostly in the Village . and that he is
here speaking for the Mayor .
Mr . Philbrick stated that he is a retired Geological Engineer , a
retired Professor from Cornell University , and has worked for some twenty
® years in the Army Corps of Engineers all over the entire world . Mr .
Philbrick spoke extensively about a stream that runs south of the pro -
perty ( pointing to the sketch plan on the bulletin board ) . Mr . Philbrick
spoke of a weak swale running northwest behind Texas Lane properties .
Mr . Philbrick spoke of " ponding " that can take place during heavy rain .
Mr . Philbrick described " valley storage " as one comes west from Siena
Drive - - as one goes west to the stream . Mr . Philbrick described the
swamp as unwalkable . Mr . Philbrick asked , how can this roadway be
developed to Siena ? Mr . Philbrick stated that the lot layout does not
seem to be critical . Mr . Philbrick stated that he did not want to see
this road ever developed .
Mr . Stephen Chase , 219 Texas Lane , asked Mr . Jonson what he planned
to do with the large hill behind the Schmitt house on Texas Lane ? Mr .
Jonson stated that he was not prepared to answer that yet ; the drawings
will be available at the time of more formal discussion .
Mr . Harry Keller , 213 Texas Lane , asked if the corner lot , which
would be his , would need a variance ? Mr . Keller stated that the Town
Engineer told him that the area was 4 . 9 acres . Mr . Keller stated that
the discussion is about cluster housing . Mr . Keller stated that the
character of the neighborhood will be changed . He said that if anybody
could take the time to drive up to Texas Lane , they will see that this
proposal will affect his property probably more than anyone else in the
area .
® Mr . Keller stated that we talk about orderly development . He said
that this land has been there for twenty years . He said that this land
is now surrounded by established neighborhoods . He said that this is
a nuisance to established neighborhoods . He said that this is not just
any ordinary development .
•Planning Board - 10 - November 7 , 1978
Mr . Jonson stated to . ,-Mr . Keller that when he bought his house on
Texas Lane a year or so ago , he knew that this land was there . Mr .
Jonson said that he has a right to enter his land as does Mr . Keller .
® Mr . Jonson stated that he builds beautiful houses and that he has built
St . Catherine Circle . He said that that whole area was wet and he took
care of that .
Mrs . Lorraine Chase , 210 Texas Lane , asked what is meant by cluster
homes ? Mr . Fabbroni described the cluster development concept as allowed
under Section 281 of the Town Law . Mrs . Chase expressed her concern about
water problems .
Mr . Ruoff of 216 Texas Lane stated that the character of the neigh -
borhood will be changed with respect to drainage and with respect to lot
size . Mr . Ruoff stated that with respect to drainage , it is the duty of
the developer to take care of the drainage problems that he causes . He
said that not on his property , but downstream of the property , he causes
water runoff which does not occur at the present time .
Mrs . Teichthesen , 2109 North Triphammer Road , stated that the water
problem in the Triphammer area is a serious problem . She stated that
when Mr . Jonson provides drainage on his property all this water will run
down to these other properties . Mrs . Teichthesen stated that part of the
requirements should be that Mr . Jonson solve the problems he will cause .
Mrs . Teichthesen went into great detail describing the culvert and ditch
on Triphammer as backing up and flooding her home at high water times .
A voice from the floor stated that the lot size of all the lots on
® Texas Lane are 3 / 4 acres or more ; Mr . Jonson ' s are 1 / 2 acres ; they are
single units now , no multiple , no duplexes - - that is changing the
character of the neighborhood . Mr . Jonson said that it is not true
that all the lots are bigger than his ; Mr . Keller ' s is smaller .
Mr . Mackesey said that if you will look at the Tax Map you will see
that his proposed lots are not smaller than the existing lots . He said
that everyone is saying that the lots are all smaller , they are not .
Mr . Jonson stated that he would like to start building over this
winter . He said that he thought he is allowed to have two lots without
subdivision approval . Mr . Fabbroni commented that Mr . Jonson is asking
whether he could get a building permit prior to a subdivision procedure .
Mr . Fabbroni stated that as long as a person can provide separate access
to a street , he can subdivide a parcel into two lots without submitting
plans for a subdivision development . He said you must have access to a
road . Mr . Fabbroni said that conceivably Mr . Jonson could build on a
lot that has access to Siena Drive and one that has access to Texas Lane .
Mrs . Sandy Kuntz , 211 Texas Lane , stated that she has lived there
for ten years and they could never buy the land in back of them . They
were told it was not for sale . Mr . Jonson said he did not know about
that , he had seen it on multiple listing .
Mr . Philbrick stated that at 6 : 00 p . m . this evening , Mr . Warren said
he had no money as yet for purchased land .
® Mr . Philbrick spoke of snow removal and garbage .
Mr . Desch stated that the Town of Ithaca plows the stub of Texas
Lane ; individual homeowners take care of their own garbage collection by
Planning Board - 11 - November 7 , 1978
contract usually .
Mrs . Teichthesen spoke again of the drainage at Triphammer Road . She
® spoke of heavy rains and the culvert which cannot handle the water . She
said she had $ 2 , 000 of damage in her basement a few years back . She said
the Village Green causes problems . She repeated that the culvert on
Triphammer will handle no more drainage .
Mr . Harry Cornwall , 830 Hanshaw Road , stated that he dug down into
the foundation of his barn and they went down 3 ' and found water . He
said that in back of the creek in April the water was ground level .
Mr . Fabbroni stated that he and his staff have done a lot of studies
in response to a request of the Engineer in the Village on drainage . He
said they have pretty conclusively traced the problem into the development
of the Northeast School into the development of which the Town of Ithaca
had very little to say . Mr . Fabbroni said that on the basis of bad
experiences such as the flood of 1976 , the Town has developed some pre -
liminary schemes to lessen peak effects of storms . In general , however ,
overall drainage areas have not been diverted , rates of runoff have
increased . He said that he might say that Simsbury Drive people have a
conflict of opinions . After the July 1976 flood , some wanted the stream
cleaned out , some wanted it left along ; there was no agreement and so in
the time frame that they had , nothing could be done without all easements .
Mr . Fabbroni stated that the drainage area served is more than 200
acres , much larger than the area we are talking about subdividing here .
Mr . Philbrick stated that this proves that developers change the
drainage . He stated that these things must be tied down .
Mrs . Bronfenbrenner stated that this is very much a preliminary
discussion . She said that there is a great deal of interest in this as
evidenced by the petitions received ; that is why the Board went ahead and
had these informal discussions . She said that much input is required and
the Board will demand it .
Mr . Desch , speaking to Mr . Philbrick , stated that he presumed that
the Village is lending the support of its Engineer to the Town Engineer
to work with the developer to provide appropriate detailed drawings . Mr .
Philbrick replied that they were .
Mrs . Kuntz stated that there is a creek in the back of her house and
asked if the Engineer were aware of that . He stated that he was . Mrs .
Kuntz said that she has water in her backyard ; she does not have it in her
basement because she has a sump pump going all the time .
Mr . Fabbroni stated that he wished to clarify one point that Mr .
Keller made and that is with regard to a corner lot as set forth in
Section 62 of the Zoning Ordinance . Section 62 reads : " Side Yard on
Corner Lot . On a corner lot in a Residence or Business District , the
yard width on the side street shall be at least one - half the required
front yard for adjoining properties on the side street , but in no event
less than 10 feet . " Mr . Fabbroni referred to the yard requirements in the
® R- 15 District where a front yard shall not be less than 25 feet and so
a corner lot could be 12 . 5 feet yard width on the side street . Mr .
Fabbroni said . that it would seem that Mr . Keller is mixing corner lots ,
size of yards that actually exist , and required yards . He - . said-, . the
Zoning Ordinance and character of neighborhood have been planned as
Planning Board - 12 - November 7 , 1978
residential for this land for years .
Mrs . Bronfenbrenner commented that the " cluster " approach comes down
® from the State .
Mrs . Betty Philbrick , 117 Texas Lane , wondered about coming in
strictly from Siena Drive and not going in from Texas Lane ,
Mr . Jonson replied that nobody seems to want that - - everybody wants
to save the trees and the knoll .
Mrs . Constance Shapiro , 326 Siena Srive , said that she wished to
speak to the question of two accesses or rights of way or whatever they
are called . Mrs . Shapiro stated that there was much traffic on Siena
Drive because of the Church . She said the community creeks definitely
have a clogging problem . Mrs . Shapiro stated that she is very glad to
hear that Mr . Jonson is notplanning now to make an access through from
Siena Drive . She said she is concerned that one access be considered only .
She stated that the trees that Mr . Jonson is trying to save are 250 years
old .
Mr . Stanton stated that he thought there ought to be only one access
also .
Mr . Keller stated that he wished to know right now if he can appeal
the instant that Mr . Jonson comes in for a building permit . He said he
would have the driveway next to his house . Mr . Fabbroni stated that an
appeal can always be made .
® A voice from the floor stated that on Friday the traffic was awful
and he had to wait 10 to 20 minutes to enter Triphammer . He .� asked . people
to come up to Texas Lane .
Mrs . Marina Todd , 217 Texas Lane , referred to Section 78 of the
Zoning Ordinance which sets forth the manner in which the Planning Board
makes recommendations to the Town Board . Mrs . Todd questioned whether
we actually need 25 more houses right now with declining enrollment .
Mr . Jonson stated that he lives on Burleigh Drive and said that
there is more traffic on Winthrop Drive than on Texas Lane entering .
Triphammer Road .
Mrs . Bronfenbrenner commented that everyone keeps talking about the
character of the neighborhood , and asked how the residents visualize this
property owner would use his property ?
Mr . Keller stated that they do not have cluster ; they have large
lots ; they have green areas . Mr . Keller stated that the Board is trying
to accommodate this man who has purchased this land. ; he is new ; they have
been there a long time .
Mr . Jonson commented that Mr . Keller has lived there for less than
a year .
® Mrs . Bronfenbrenner stated that she lives in a neighborhood impacted
from traffic - - Forest Home . Mrs . Bronfenbrenner stated that Mr . Jonson
has a right to own this property ; he has a right to use this property .
Mr . Keller stated that Mr . Jonson is building too close to his house .
Mr . Keller said he can provide expert testimony .
Planning Board - 13 - November 7 , 1978
Mrs . Bronfenbrenner stated that as long as the zoning is complied
with , she did not think that property values will devalue .
Mr . Jonson commented that the housing industry in Ithaca is just
that , an industry .
Mr . Philbrick asked who forced Mr . Jonson to buy this land - - nobody
did .
Mr . Stanton said that as a Planning Board member he wondered whether
the Board were going to hear any new information .
Mrs . Teichthesen stated that she thought a traffic study should be
made also , as well as a drainage study . She said that there should be
some planning as to traffic patterns .
Mr . Fabbroni described the traffic studies done in 1975 and spoke
about improvements that could be made ( e . g . , turning lanes ) at Triphammer
intersections and analogies of problems at Winthrop Drive and Texas Lane .
Voices from the floor stated that that was before Pyramid . They
were generally negative on Mr . Fabbroni ' s comments that traffic has not
increased appreciably .
Mr . Fabbroni rephrased his statements for clarification referring to
peak hours during morning and afternoon work trips fully acknowledging
that shopping traffic has increased on weekends particularly but that
compared to work trip peaks shopping hour peaks were less and so not
the design figures in assessing the flow of traffic .
Mr . Ronald E . Anderson , 116 Texas Lane , stated that he is also a
Trustee of the Village of Cayuga Heights . Mr . Anderson stated that traffic
studies show that there are more cars in the Village Green than the famed
" Octopus " .
Mr . Fabbroni stated that there was a problem in 1975 on Triphammer
Road and there is one now . He said there is a problem turning into
Winthrop and other intersections and not particularly in coming out of
Winthrop . He said cars sneak past turning vehicles on the shoulder
during the highest hours when 58 people turned south from Triphammer onto
Winthrop and at the same highest hour 13 people came out of Winthrop Drive ,
Mr . Fabbroni said that in his opinion as a traffic engineer someone that
wants to get east of Warren Road is not likely to go down Triphammer and
then snake through Texas Lane , Siena Drive , Blackstone to Hanshaw .
Mr . Anderson stated that the wet area is quite large .
Mr . Aron stated that Mr . Jonson should make formal application and
the Board will have a formal public hearing at its next meeting , November
21st . Mr . Aron said he should have elevations , sewer and water plans .
Mr . Jonson said that the land is zoned for residential and when he
bought it he bought it knowing that . Mr . Jonson said that he would like
to know approximately the number of meetings . Mrs . Bronfenbrenner said
that two public hearings is standard , but they can be adjourned for further
information . Mrs . Bronfenbrenner reminded Mr . Jonson to have drainage
plans .
Planning Board - 14 - November 7 , 1978
Mr . Fabbroni stated that to relate ten acres to the problems of the
whole area of over 200 acres seems unfair . He stated that Mr . Jonson has
to relate drainage to his property and keep net runoff roughly the same
® as presently exists .
Mr . May spoke of additional traffic on to Texas Lane and said that he
is troubled with only one access .
Mr . Mackesey pointed out that the residents have made it quite clear
that they do not want two accesses ; the Texas Lane residents do not want
Texas Lane and the Siena Drive residents do not want Siena Drive .
Mrs . Bronfenbrenner stated that she is not totally against the Texas
Lane access only , because of the trees that are important to the neighbor -
hood .
The informal discussion of the Ivar Jonson subdivision proposal ended
at this point .
CONTINUED DISCUSSION OF SUBDIVISION PROPOSAL OF LAGRAND CHASE , RIDGECREST
ROAD .
Mr . Chase stated that he has but the one access and he must at this
point consider the development of the southern portion of his property .
Mr . Chase said that he would like to know if the Board wants him to do
something further in the entrances . He asked for clarification .
Mr . Fabbroni said that one would always like to see two accesses . Mr .
Fabbroni stated that he is more familiar with the landlocked problem here ;
the land is still in Beacon Hills hands ; the land is very complicated . He
said there is no right of way for water and sewer . He said that an ease -
ment along the NYSEG right of way is the only other point other than the
70 ' right of way ; 20 ' is the only other one available . Mr . Fabbroni said
that with the trees there , there could be a way to develop with a boulevard
effect , allowing emergency access from the unblocked side of the boulevard .
Mr . May said that he had a very great concern with 105 units and only
one loop around .
Mr . Aron said that on 70 ' it could be done similar to the Hospital
median effect . Mr . May commented that that was done at Ithaca College
also .
Mr . Aron asked if this sort of thing could be done here on 70 ' ? Mr .
Chase said that this is easily done within a 60 ' right of way and they
have an additional 10 feet .
Mr . May said that the real concern is safety - - a lot of people in
a tight area .
Mr . Chase said that something like that would certainly meet the
problem . He said he does have an offer on the land that would provide a
second access but the land is tied up as Mr . Fabbroni points out .
The informal discussion of Mr . Chase ' s subdivision came to a close .
ADJOURNMENT
Upon Motion , the November 7 , 1978 , meeting of the Town of Ithaca
Planning Board was duly adjourned at 10 : 41 p . m • Respectfully submitted ,
Nancy M . Fuller , Secretary .
TOWN OF ITHACA PLANNING BOARD
® A G E N D A
TUESDAY , NOVEMBER 7 , 1978
7 : 30 P . M . Routine Business
Report of Building Inspector
Report of Town Engineer
Report of Planning Board Chairwoman
Approval of Minutes - - April 4 , 1978
April 18 , 1978
May 2 , 1978
May 16 , 1978
June 6 , 1978
June 27 , 1978
7 : 45 P . M . Discussion of Proposed Subdivision Alternatives ,
Ridgecrest Road . L . Chase .
8 : 30 P . M . Discussion of Proposed Subdivision South of Texas
Lane , Parcel No . 71 - 1 - 9 . I . Johnson .
9 : 30 P . M . ADJOURNMENT
Nancy M . Fuller
Secretary
NOTE : IF ANY MEMBER OF THE PLANNING BOARD CANNOT ATTEND , PLEASE
CONTACT ME IMMEDIATELY AT 273 - 1721 .
IT ' S ELECTION DAY - - DON ' T FORGET TO VOTE ! ' '
NOTE TO PLANNING BOARD MEMBERS
1 . Each of you now has a mailbox in Town Hall - - please pick up the material
in your box when you are downtown . You should try to stop by at least once
a week .
2 . Please look over the enclosed Maps of the Texas Lane area carefully and
Wilease make every effort to visit the site . We have received two petitions
n opposition to this proposal from residents of the Texas Lane and Siena
Drive area .
3 . Please make every effort to visit the Ridgecrest Road proposed development
site .
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213 Texas Lane
Ithaca , New York 14850
October 19 , 1978
Mr . Noel Desch
Supervisor , Town of Ithaca
Ithaca , NY 14850
Dear Mr . Desch :
The signatures on the attached petition were obtained
from Texas Lane residents last evening and this morning .
All of the households contacted had a representative sign
the petition and many felt the petition was worded too
" softly " . Others raised items in objection which were not
covered in the petition . The households on Texas Lane not
represented had no one at home .
We hope that you will seriously consider our request
for a hearing and that you will work with Cayuga Heights
authorities in this effort .
The contact persons are :
Harry and Jean Keller , 213 Texas Lane Phone : 257 - 1226
Ron and Linda Bors , 121 Texas Lane Phone : 257 - 5640
Sin e ' ely yoFit
'7r 1PA�
Harry R . Keller
J October .- 18 . , 1978
® ' PETITION . .to -: t'he Supervisor , Town of Ithaca , Ithaca , N . Y e , 148 5o
arid. copies to the Engineer and to the Chairman - of the
Planning Board , . Town of Ithaca . . Copies , also to the :
Mayor , : the Engineer - Zoning Officer:,, , . and the Trustees
' - of the Village of 'Cayuga `.Heights ; Ithaca , _ N . Yo 14850 ,
r . _
We , . the ).ndersi:gnedn` reside in - ' the Town of Ithaca: Yand the . Village
of Cayuga jHeights adjacent to Tax - Parcel . # 6 7I 1 -'M9which has. - a .
right of ' . way . access to Texas . . La*he, 40 We are cgnq rned `s:ince recent
activity indicates possible. . ,acrid opening ,of„ ,the .right
{
of way which might cause - : TexasDane to, become .� a thru street to
, -1 -
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Catherine of ,Sierna' ;Drive .
Texas Zane is . an est•a. blished = neighborhood . of single j dwe 1lsirig_ homes
r ..
• . . . 1 t r , , •P.,- t . IF - YF.,• . .
and - we are' c6hcerh6d that i,f ,. Texas Lane beco•rpes ' a, -.ithru : - tree.t , * the
M1
traffic density will be * increased to • an unsatisfactory : �a.nd danger
our
level . Homes In this neighborhood have ` a., Jhistory ° of ! f,lbode-d
ba.sements .: and associated drainage - problems., which have , resulted .- f;rom
past land .devehopment ' in this neighborhood .
We 9 the. u1 .ric igned , " wish to pet tion the, Town of ' Ithaca . to . grant
us peering prior to approval of any : bu ' ding permits in Ahe. . .a. fore -
said named tax . . parcel , .We are also concerned. that . traffic and
drainage, problems Should warrant ,an environmental. - impact ' •study
Ipri6 t " a;ry: development of . the parcel and right • of , ways . • -
� - �-
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PETIT.ION . ao the :Supervisor , '•Town of . Iahaca , Ithaca:; N .:X . page 2
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PETITION . to -" the Supervisor ., ,Town • of : Ithaca , Lthtaca ,+ " N . Y- . page 3
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PETITION to the Sui` : Town of Ithaca Ithaca ; N ;. Y .
P , Page
Copies to: those - listed :on . page ` l o:
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SID
® TOWN OFA ITHACA
J:
326 Siena Drive
Ithaca , New York 14850
Clerk , Town of Ithaca
126 E . Seneca St ,
Ithaca , N . Y . 14850
Dear Mr . Bergen
The signatures on the attached petition were obtained
from Siena Drive residents on October 29 . Virtually all of
the neighbors whom we contacted were angered and alarmed at
the proposed construction project that is contemplated for the
wooded area in and around our back yards . We all hope that you
will help us in arranging a hearing on this issue and preventing
irresponsible and unwanted " development " in our neighborhood .
Thank you for your interest and assistance in our effort .
® Sincerely ,
I
Stuart L . Shapiro
Siena Drive Representative
256 - 4936 office phone
257 - 4291 home phone
October 29 , 1979)
PETITION to the Chairman of the Planning Board , Town of Ithaca ,
N . Y . , 14850 . Copies also to the Mayor , Supervisor ,
Engineer and Clerk of the Town of Ithaca , N . Y . 14850 .
® We , the undersigned , reside on Siena Drive in the Town of
Ithaca , which borders on Tax Parcels # 6 - 71 - 1 - 9 and 71 - 1 - 8
( part of VCH 5 - 3 - 15 . 2 ) now being considered for development .
We are upset that further construction work , including the potential
digging of nes.* roads and access routes , is contemplated for land
that is now fully enclosed by residential dwellings on Hanshaw
Road , Texas Lane and Siena Drive . We are concerned that what is
now a quiet street adjacent to the St . Catherine of Siena Church
will experience a disturbing and unsafe increase in traffic density
if new access routes are indeed developed . We are worried also that
the construction of more hard - packed surfaces and housing units
in this tiret area will , as in the Dast , further aggravate the
drainage and flooding problems familiar to this neighborhood . Our
® concern is heightened by the knowledge that other builders ,
previously active in our neighborhood , declined to develop the
above land tracts after receiving detailed engineering data outlining
extensive and costly requirements for proper construction on these
parcels .
Finally , we , the undersigned , like other citizens of Ithaca ,
feel strongly that further construction on every last square inch
of land , digging and paving of additional roads and the destruction
of whole tracts of trees , bushes , nests , etc . is no longer justified
by the fact that a few individuals can make money . We have settle/d
in this area in part because of the beauty of its natural environment .
The unspoiled , wooded land tracts described above , though small ,
® are part of this envirop-ment and should be preserved and enjoyed
page 2
PETITION to the Chairmen of the Planning Board , Town of Ithaca ,
Ithaca , N . Y . Copies to those listed on page 1 .
® as such .
We , the undersigned , wish to petition the Town of Ithaca
to discuss these matters in an open and public forum before any
construction is initiated on the above land : We hope that our
elected officials will join us in our effort to preserve and
Protect the quality of life and environment which we now find in
our community ,
quo 33
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page 3
PETITION to the Chairman of the Planning Board , Town of Ithaca ,
Ithaca , N . Y . Copies to those listed on gage 1 .
C ---C=
^ L . vrtLC
V
TYPED LIST OF SIGNATURES ON SIENA DRIVE PETITION
®' Nicholas P . Naioti 330 Siena Drive
Pauline B . Naioti 330 Siena Drive
Dan C . Farris 334 Siena Drive
Charlotte J . Farris 334 Siena Drive
Stuart L . Shapiro 326 Siena Drive
Constance H . Shapiro 326 Siena Drive
Ronald J . Kuhr 324 Siena Drive
Mary M . Kuhr 324 Siena Drive
Ann Keegan 318 Siena Drive
Thomas J . Keegan 318 Siena Drive
Maryann W . Gauger 316 Siena Drive
William H . Gauger 316 Siena Drive
Frederick Beck 312 Siena Drive
® Patricia Beck 312 Siena Drive
Jim R . Cotton 314 Siena Drive
Dorothea Cotton 314 Siena Drive
Dana Eischen 308 Siena Drive
Elizabeth C . Wesman 308 Siena Drive
Bruce H . Martinet 306 Siena Drive
Frances H . Dayton 320 Siena Drive
James H . ;.,:arren 328 Siena Drive
Donna M . Warren 328 Siena Drive
Mark J . Hamlet 322 Siena Drive
Mary A . Hamlet 322 Siena Drive
Allan Lentini 332 Siena Drive
® Denise Lentini 1532 Siena Drive
I
01 VILLAGE OF CAYUGA HEIGHTS .
Office Hours 836 HANSHAW ROAD Telephone
9 AM. - 4 P M. ITHACA, N.Y. 14850 607451-1238
.0C V41
POW 7918
N OF /r/y4q
Cq
October 23 , 1978
Noel Desch
Supervisor , Town of Ithaca
126 East Seneca Street
Ithaca , New York 14850
Dear Noel :
A petition sent to you recently by residents of Texas Lane ,
a copy of which came to me , implies that there may possibly
have been discussions concerning the building of a roadway
at the east end of Texas Lane . *
If anything of this sort is afoot , please let me know because
it will without question be a matter of great interest to our
Board and would make it necessary for us to formulate policy
in the matter .
"oars Sincerely ,
Village of Cayufra IieiUhts
Jl
f r
21- 3 Texas .- Lane
Ithaca , New York. 14850
-October _ . 23-, ` : ' 1978
Mrs '. Li Branfenbrenrier,, Chairman ' .
Town •of- Iahaca ,Planning. : Board
108 . Mc Intyre
Ithaca , New Y6 'k`• 14850
Dear Mrs . . Bronfenbrenner ,
• My, ° - hu -band Ispoke w �-th th`eId. ' Town. of Ithaca Engineer , Mr: Fab =
brons , . this AM -concerning the Town Planning . . Board. Meeting ,
November 7 , 1,9 � $ e . He . advised us ' to correspond ' with you
r. . r
directly . regarding . placement off,. '• ;the Texas Lane =Petition , a
copy . of. whish was recently: sent to
I.
on. the �A,genda for the
lit
�' 6:...wi' • (' V S• s [ �•,y �. n° . ; r:a. 4 L •',Y J �T f ? {qtr-'
November, 7.th meetings m FS
; - ht -i . i •. '� h _ �� A �!' � S'�w'�' �uS. -SS{'T�" _ 1 . ;•5".. P 'kY;:'-•SL'si url�'i J.i.:v^.�� �;
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Please advise u vof' _t�he ' tune and place you wi•eh . us `to be
prese.nt , , Than}- you .f-,or ; -your , , assistance <
, . Sincerely
' Jean M .e Keller f -
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