Loading...
HomeMy WebLinkAboutPB Minutes 1981-02-17 .p s TOWN OF ITHACA PLANNING BOARD FEBRUARY 17 , 1981 • The Town of Ithaca Planning Board met in regular session on Tuesday , February 17 , 1981 , in Town Hall , 126 East Seneca Street , Ithaca , N . Y . , at 7 : 30 p . m . PRESENT : V =ice - Chairman Carolyn Grigorov , Barbara Schultz , Bernard Stanton , James Baker , David Klein , Edward Mazza , Liese Bronfenbrenner , Lawrence Fabbron ]L ( Town Engineer ) , Lewis Cartee ( Building Inspector ) . ALSO PRESENT : Robert C . Christianson , Susan Christianson , Ivar Jonson , Janet Jonson , Jerry Caward , Jr . , Maria Raque , News Watch 13 , Bruce Ryan , WTKO , Elliot Roth , WICB - TV , Steve Long , WICB - FM . Vice - Chairman Grigorov declared the meeting duly opened at 7 : . 30 p . m . PUBLIC HEARING : CONSIDERATION OF APPROVAL OF REVISED SITE PLAN FOR SUMMERHILL APARTMENTS , 1026 ELLIS HOLLOW ROAD , TAX PARCEL N0 , 6 - 62 - 2 - 1 . 1271 140 UNITS TOTAL . IVAR JONSON . Vice - Chairman Grigorov declared the Public Hearing in the above - noted matter duly opened at 7 : 30 p . m . and accepted for the record the Clerk ' s Affidavit of Posting and Publication of the Notice of Public Hearing in Town Hall and the Ithaca Journal on February 9 , 1981 , and February 12 , 1981 , respectively . Mr . Ivar Jonson appeared before the Board and presented a number of copies of the plan to the members , such plan being entitled Summerhill Townhouse Apartments , Plan and Details , dated 2 / 9 / 81 , signed and stamped by William F . Albern , P . E . , and presented in conjunction with Plan entitled Open Space Plan , Summerhill Townhouse Apartments , dated 1 / 31 / 81 , drawn by Roger J . Mr . Fabbroni perused the plans submitted and noted the main swale from the Cornell property indicating that it was agreeable to have the 12 " pipe where shown east of the proposed road on the east edge of this property and making adjustment :; from there . He noted that one typical 12 " culvert is shown and stated that he assumed that applies to the other two . Mr . Jonson pointed out the location of the dumpsters on the " Open Space Plan " noted above _ and . the location of the lights and the tree plantings . He stated that there will be quite a bit of landscaping , adding that they want it to look nice . Mrs . Bronfenbrenner inquired where the refuse containers are to be located for the back buildings and Mr . Jonson indicated same on the plan , noting that they are about 150 ' away . Mr . Klein stated that the existing and new contours are not shown and asked how much regrading Mr . Jonson would be doing . Mr . Jonson pointed out the grading shown on the plan . Mr . Fabbroni noted that Mr . Jonson is follow - ing the existing contours . Mr . Jonson noted the 30 " pipe and added that it has already been tested because there has been some rain and runoff . He stated that catch basins are shown . Mr . Klein wondered about drainage and Mr . Jonson described the slope utilizing a large colored elevation drawing which he had placed upon the Planning Board - 2 - February 17 , 1981 bulletin board . Mr . Jonson stated that the buildings are being built right into the bank. . Mr . Mazza inquired if the parking lots are going to be blacktopped . Mr . Jonson replied in the affirmative , adding that there will be curbing . Mr . Klein expressed concern that the references to drainage were not shown adequately, Mr . Mazza noted that the catch basins are not shown in some areas . Mr . Jonson described his background as a contractor and developer and his accountability to the Town Engineer and the Town Building Inspector . Mr . Klein stated that he had visited the property and noted that the parking lot seems to be higher and that there was some water . Mr . Jonson stated that they had had to chop through the ice and that there was no water in the building . Mr . Jonson commented that this project is being done entirely with private financing . Mrs . Grigorov asked Mr . Fabbroni if he monitored construction and how much more detail the Board needed . Mr ad Fabbroni stated that the Board could set forth some stipu ]� s and items it would like to see along the way and added that , at best , ere were a detailed contour survey you are still going to be off b ; a foot or two . He said that the Board can state its concerns as a stipulation . Mr . Jonson stated that Mr . Cartee comes out and checks footers and things all the way through the construction to 100% satisfaction . He com - • mented that they ( the developers ) have to live with this project too . Mr . Jonson stated that the existing units are rented now , but they do have plans to sell them in three to five years . He stated that they are built as condominiums , adding that there is a concrete floor and concrete wall with a two - hour rating on every apartment . Mr . Mazza wondered what kind of lighting would be installed . Mr . Jonson stated that they would be on poles at least 8 ' high with probably mercury lighting . He commented that there would be plenty of light for the parking lots . Mr . Klein asked if there would be a concrete pad for the dumpster locations . Mr . Jonson stated that there would be either that or a blacktop pad , adding that they might have to put a fence around the pad at the beginning while the plantings are growing . Mr . Klein asked Mr . Fabbroni about the zoning ordinance requirements for blacktop , etc . , of roads and further asked what enforcement mechanism there is to assure this . Mr . Fabbroni replied that the Town has accepted oil and stone roads and the way we ensure that is with the certificate of occupancy to begin with . He stated that the Town has not enforced that particular item beyond oil and stone , adding that oil and stone is sufficient for many of our Town roads . Mr . Fabbroni commented that there is more of an incen - tive for someone to pave in a complex like this because of the oil prices which makes it not cost - effective to maintain . He stated that initially they would have to have an oil and stone surface and we would not issue the certificate of compliance until we have that . Mr . Fabbroni spoke of the possible use of a " letter of credit " for undone items . Mrs . Grigorov asked if there were any questions or comments from the public . There were none . Mr . Jonson noted that access is only by one road to a Town road . He % Planning Board - 3 - February 17 , 1981 F . also noted that they have a bank watching them and if things are not right they do not get any money and added that they have an inspecting architect . Mr . Klein asked Mr . Jonson to go over the drainage again . Mr . Jonson indicated a low spot and a 48 " culvert there , noting that he put that in . He stated that the Planning Board had approved a 36 " pipe , but when Mr . Fabbroni asked him if he could put in a 48 " culvert he ( Jonson ) said okay . He stated that after that there is a 36 " pipe which has been tested recently and it worked . He described three culverts and the grading between the buildings , noting that in front of the buildings it is graded away from the buildings . Mr . Klein commented on the basements in front and asked how far below grade they are . Mr . Jonson said about 32 feet . Mr . Klein stated that he was looking at a contour map that is really not drawn accurately , adding that he was looking at a situation of 49 ' which is really 481 . He stated that the land doer slope and there should be a lot of thought given as to how these contour . work out . Mr . Jonson stated that they will use fill . Mrs . Grigorov asked if there were any questions or comments from the . public . There were none . Vice - Chairman Grigorov declared the Public Hearing duly closed . Mr . Klein noted that at the last meeting on this matter the Board touched on the height of the buildings . He stated that he felt that there is an ambiguity in the ordinance that talks about two - story structures . He stated that this is clearly a two - and one - half story structure . He said that he did not know whether this should go before the Zoning Board of Appeals for a variance . Mr . Fabbroni ,stated that he and the Board did talk about this at the 0last meeting and gnat it was . considered two stories from the street side . Mr . Fabbroni referred to the definition of basements and the New York State Code , Mr . Fabbroni stated that the only basis that he can look at it is either to look at Warrenwood Apartments or Candlewyck Apartments and see that they are pretty much the same situation . He stated that Warrenwood is almost identical . He stated that beyond that , he would say that the matter is up to the Board . Mr . Klein asked if they were approved by the Planning Board or by variance . Mr . Fabbroni replied that the approval came from the Planning Board . Mr . Stanton pointed out the new ordinance proposes three stories . Mr . Fabbroni noted that the present ordinance only states two stories from the street . Mr . Klein , referring to Section 28 , paragraph 3 , asked about the space between buildings . After discussion , it was agreed that adequate spacing had been indicated . Mr . Fabbroni commented that the matter of window wells could be construed to enter into the discussion , but that it would be of no good purpose . The Board agreed . MOTION by Mrs . Barbara Schultz , seconded by Mr . Bernard Stanton : RESOLVED , that the Town of Ithaca Planning Board approve and hereby Woes approve the Revised JSite Plan for Summerhill Apartments , 140 units total , 1026 Ellis Hollow Road , Tax Parcel No . 6 - 62 - 2 - 1 . 127 , as presented to said Planning Board February 17 , 1981 , entitled Summerhill Townhouse Apartments , Plan and Details , dated 2 / 9 / 81 , signed and stamped by William F . Albern , P . E . , and presented in conjunction with Plan entitled Open Space Plan , Summerhill Townhouse Apartments , dated 1 / 31 / 81 , drawn by ' Planning Board - 4 - February 17 , 1981 Roger J . , subject to conditions of the Tompkins County Health Department , Building Construction Codes , and the Town Engineer who requires that there • be proper drainage leading from each parking area to either the catch basins or storm sewer shown , whether that be by swales as part of the natural drainage or direct connections , with the addition of grates at the low spot of the parking area ; that the road shown on the edge of the property be at least five feet ( 5 ' ) back from the property lines so that proper road ditches and drainage patterns can be developed within , and , as a part of , the property being developed ; and that drainage and site development around each building be approved by said Town Engineer . Aye - Grigorov , Schultz , Stanton , Baker , Klein , Mazza , Bronfenbrenner . Nay - None . The MOTION was declared to be carried unanimously . Mr . Jonson thanked the Board for their consideration . REPORT OF COUNTY PLANNING BOARD CHAIRPERSON - - TOWN COUNCILWOMAN SHIRLEY RAFFENSPERGER . The Secretary reported that Mrs . Raffensperger had telephoned to say that the February 11 , 1981 , meeting of the County Planning Board had been cancelled because of a storm and , therefore , she would not be presenting a report at this time . PRESENTATION OF PLAQUE IN RECOGNITION OF SERVICE TO THE TOWN OF ITHACA PLANNING BOARD - -. .MR . ROBERT C . CHRISTIANSON , • Vice - Chairman Grigorov asked that the Secretary to the Planning Board make the presentation to Mr . Christianson . Mrs . Fuller introduced Mr . Christianson to the members of the Board . Mrs . Bronfenbrenner and Mr . Fabbroni stated that they remembered him well . Mrs . Christianson was also introduced . Mrs . Fuller read aloud the words inscribed upon the plaque which had been signed by each member of the Town Board and the Supervisor , as follows : " Town of Ithaca Presented to Robert C . Christianson In recognition of his many years of dedicated and distinguished service as a member of the Planning Board of the Town of Ithaca and in grateful acknowledgment of his unselfish contributions to the welfare of the Town of Ithaca and its residents . . . Robert C . Christianson was a member of the Town of Ithaca Planning Board from January 1 , 1970 , until October of 1976 , serving not only as an effective and vibrant member but also as its expert and devoted Vice - Chairman . Bob also served the Town of Ithaca with distinction as a member of the Park Council and provided immeasurable assistance in the development and adoption of the Town Park Policy . In addition , he most ably represen - ted the Town of Ithaca on the Ithaca Youth Bureau Advisory Board . During all these years , he offered creative ideas , was exceptionally understanding and always prepared , and shared with the Planning Board his sound judgment , expertise , thoughtfulness , and good humor . ` Planning Board - 5 - February 17 , 1981 The Town Board of the Town of Ithaca hereby extends its deep appreciation and. the appreciation of all the people of the Town of Ithaca to Robert C . Christianson for his untiring and selfless dedication . ( Signed ) Noel Desch , Supervisor ; Councilwoman Shirley A . Raffensperger ; Councilwoman Dooley Kiefer ; Councilman Victor DelRosso ; Councilman George Kugler ; Councilman Marc Cramer ; Councilman Henry McPeak " Mr . Christianson thanked the Board and the Town and spoke briefly of his past experiences as a member of the Planning Board , Mr . Christianson presented several packages of JuJy Fruits to the Planning Board to tide them over during the coming years . ( During his tenure on the Planning Board , Mr . Christianson always brought JuJy Fruits to every meeting . ) Everyone agreed that it was great to see Mr . Christianson again . ADJOURNMENT Upon Motion , the February 17 , 1981 , meeting of the Town of Ithaca Planning Board was duly adjourned by the Vice - Chairman . Respectfully submitted , Nancy M . Fuller , Secretary .