HomeMy WebLinkAboutPB Minutes 1985-04-16 t '
TOWN OF ITHACA PLANNING BOARD
APRIL 16 , 1985
The Town of Ithaca Planning Board met in regular session on Tuesday ,
April 16 , 1985 , in Town Hall , 126 East Seneca Street , Ithaca , New York , at
7 : 30 p . m .
PRESENT : Chairman Montgomery May , James Baker , Barbara Schultz , David
Klein , Bernard Stanton , Virginia Langhans , Carolyn Grigorov ,
Edward Mazza , Lawrence P . Fabbroni ( Town Engineer , arrived at
8 : 00 p . m . ) , Peter M . Lovi ( Town Planner ) , Nancy M . Fuller
( Secretary ) .
ALSO PRESENT : Town Councilwoman Shirley Raffensperger , Robert R .
Flumerfelt , Charles B . Estey , Vivian Beathan , William
Vincent , Micki Estey , Susan Beeners , Jerold Weisburd , Jim
Lane , Richard Lane , Douglas Payne , Lawrence Hoffman , Kay
Gilcher , Edward Schilling , Arnold Albrecht , Dell L . Grover ,
William P . Grover , Scott Perra , Bonnie Howell , Jonathan C .
Meigs , Jim Forman ( WHCU News ) , Kate Whidden ( WTKO News ) ,
Jeff Yohn ( Ithaca Journal ) .
Chairman May declared the meeting duly opened at 7 : 35 p . m . and
. accepted for the record the Clerk ' s Affidavit of Posting and Publication of
the Notice of Public Hearings ( 6 ) in Town Hall and the Ithaca Journal on
April 8 , 1985 and April 11 , 1985 , respectively , together with the
Secretary ' s Affidavit of Service by Mail of said Notice upon the various
neighbors of each of the properties under discussion , as appropriate , upon
the Regional Manager of the Finger Lakes State Park , Recreation , and
Historic Preservation Region , upon the Tompkins County Commissioner of
Planning , and upon each of the applicants , or Agent if any , on April 9 ,
1985 .
PUBLIC HEARING : CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR A 32 - UNIT
CLUSTERED SUBDIVISION COMPRISED OF 8 STRUCTURES CONTAINING 4 UNITS EACH , AT
1018 - 1020 DANBY ROAD , TOWN OF ITHACA TAX PARCELS NO . 39 - 1 - 5 AND 39 - 1 - 6
( PORTION ) , DELL GROVER ET AL , OWNER / DEVELOPER ,
Chairman May declared the Public Hearing in the above - noted matter
duly opened at 7 : 38 p . m . and read aloud from the Notice of Public Hearings
as posted and published and as noted above . Messrs . Dell and William
Grover were present , as were Mr . Flumerfelt and Miss Beeners , Mr . Mazza
removed himself from his place at the Planning Board table and appended
several large drawings to the bulletin board . Mr . Mazza oriented the Board
and the public present as to the location of the Cayuga Vista clustered
development project , pointing out the William Grover house [ 1020 Danby
Road ] which will remain in place and also pointing out a couple of other
structures which are to be removed from the site of the project . Mr . Mazza
noted that there will be eight structures in all , each containing four
• townhouses . Mr . Mazza described the different units , referring to them as
" A " and " B " which have the bedrooms on the first floor and the living room
and dining room areas on the upper levels , and , " C " and " D " which are
reversed . Indicating the Cayuga Vista Planting Plan on the bulletin board ,
Planning Board 2 April 16 , 1985
• Mr . Mazza described the plantings briefly and asked that Miss Susan Beeners
of Landscape Design Consultants elaborate on the plans .
Miss Beeners stated that the landscape design for Cayuga Vista was put
together by her young firm with her partner , Rick Bogusch , Miss Beeners
stated that their goal is to keep the site open for the views , thus , the
trees and their locations , especially evergreens , are all located or chosen
to enhance the views at sight level . Miss Beeners described the existing
deciduous trees - - maple , ash , and poplar - - and the existing evergreen
trees - - spruce , white and scotch pine . Utilizing the landscaping
drawings , Miss Beeners pointed out the locations for three new deciduous
trees , shadbush , and 19 new evergreens , white pine . Miss Beeners also
pointed out the use of and locations for new deciduous shrubs - - 57 autumn
olive and 11 gray dogwood , together with the entrance sign plantings of 36
yellow daylillies . Miss Beeners noted that the lawn seeding will consist
of Kentucky Bluegrass , red fescue , and perennial rye , and , that the
conservation buffer will be taken care of through the selective management
of existing meadow and secondary growth . With respect to the " A " and " B "
individual units , Miss Beeners pointed out the use of the clump red maple ,
the shadbush , the shrubs - - such as andromeda , cranberry bush , Erie
viburnum , green barberry , and Jackman ' s cinquefoil - - as well as the
groundcover - - english ivy , ostrich fern , and variegated hosta , and , with
respect to the " C " and " D " units , the use of shadbush , burning bush , Ward ' s
yew , English ivy , ostrich fern , and variegated hosta . Miss Beeners
commented on the manner in which the red maple and the shadbush are very
• loose and open in their form and how , as they grow , and actually at the
time of planting , they can be encouraged so that they will slightly arch
over the decks and allow the views , noting , also , that they are not too
tall but they will soften the architecture . Miss Beeners commented , also ,
on the manner in which the deciduous shrubs , particularly the dogwood , will
screen the driveways . Indicating , in particular , the 30 - foot conservation
buffer , Miss Beeners stated that she was proposing that the buffer area
actually be expanded through the use of the existing plantings and new
evergreens such that it expands the open space . Miss Beeners commented
that she had proposed green barberry since it is a low shrub , as is the
Ward ' s yew which is not very tall - - about three feet . Miss Beeners also
pointed out that the Jackman ' s Cinquefoil is a low shrub and works well in
southern exposures , whereas the ostrich fern is better for the northern
exposures . Miss Beeners noted that andromeda is much like rhododendron .
Miss Beeners pointed out how the yellow daylillies will be in a bed around
the proposed sign and indicated the area for the entrance planting in front
of existing pines and spruce .
Mr . Mazza thanked Miss Beeners and returned to describing the plans
appended to the bulletin board , pointing out that the driveways are now
shown on the plan and also shown are areas where parking could be provided
if necessary , together with areas where further parking could be provided
if ever needed . Mr . Mazza noted that no parking will be permitted on Vista
Drive .
Mr . Lovi stated that it was good to show extra parking on either
* driveway , however , parking in the buffer area is not permitted . Mr . Mazza
stated that that parking will not be there as shown . Mr . Klein commented
that there is some additional parking on some of the clusters and not on
Planning Board 3 April 16 , 1985
• others . Mr . Mazza stated that he was against all that " extra " parking ,
pointing out that every place has a garage and also a driveway which means
that there could be three cars per townhouse . Mr . Mazza stated that he did
not want to have a lot of driveways and parking lots he wanted it to be
green and open which is the advantage of the cluster approach . Mrs .
Grigorov suggested labelling those areas as a future possibility . Mr . Lovi
commented that that way the parking areas that are shown that Mr . Mazza
does not want to construct right now , but , if the Homeowners ' Association
wants them , they will be constructed according to these plans . Mrs .
Langhans wondered if people living up that far on South Hill might not have
two cars . Mr . Mazza stated that they probably would .
Mrs . Langhans wondered about lighting , with Mr . Mazza stating that ,
other than on the townhouses themselves , there will be no lighting ,
however , he thought the Town will put a light at the intersection of Vista
Drive and Danby Road .
Chairman May asked if anyone from the public wished to speak .
Mr . Douglas Payne , 1006 Danby Road , spoke from the floor and asked if
there were a 30 - foot buffer on the north side . Mr . Mazza stated that there
was and pointed it out on the drawing . Mr . Payne noted that it comes up
against the property of Rexford E . Ballard , 1010 Danby Road , Mr . Mazza
stated that that was correct , adding that there is a right of way between
owned by Mrs . Rumsey . Mr . Payne asked if the zoning had been changed . Mr .
• Mazza stated that it had not . Mr . Payne asked Mr . Mazza if he were aware
of the traffic problem up there where it goes from three lanes to two lanes
below the crest of the hill , adding that one out of five cars are forced
off the shoulder of the road because of poor visibility and because of
where the road narrows . Mr . Payne stated that the landscaping sounds fine
but he would point out that they will have some wonderful times with the
deer .
There being no further comments from the public , Chairman May asked
for Board member comment .
Mrs . Schultz commented that it appeared to her that some of the
properties seem to be in the buffer zone and noted , for example , unit 2D
and unit 6A . Mr . Lovi stated that there are to be no buildings in the
buffer zone , adding that there is no need to worry about those properties
since it is the land around the buildings that is into the buffer zone .
Mrs . Langhans inquired if there were to be dumpsters anywhere . Mr . Mazza
stated that there will be no dumpsters , adding that storage areas for
garbage will be within each person ' s own unit .
Mr . Lovi stated that the landscaping plan in the quality of the
proportions and species is acceptable and the number is appropriate ,
however , there are no size or performance criteria given . Mr . Lovi stated
that , in discussing this briefly with Mr . Cartee , in lieu of the caliper ,
etc . , it should be agreed that the numbers that have been noted be
maintained so that if they put in smaller pine trees and some die they will
be replaced , thus , as long as they hold to the numbers that they show , that
would be okay .
Planning Board 4 April 16 , 1985
Chairman May asked if there were any further comments from the public .
There were none . Chairman May closed the Public Hearing at 8 : 00 p . m .
Chairman May asked Mr . Mazza if his scheduling on the landscaping will
be by phases . Mr . Mazza stated that that was correct and showed the
phasing utilizing the drawing on the bulletin board , pointing out ,
additionally , that the entrance will be built up also and noting the
existing lot . Mr . Mazza stated that Phase 1 of the landscaping will be
Buildings 1 and 2 and the buffer between Building 1 and 1020 Danby Road and
the entranceway itself , plus , that which is existing . Chairman May asked
Mr . Lovi if all of the engineering plans were acceptable . Mr . Lovi stated
that they were , adding that the Subdivision Plan was acceptable .
MOTION by Mr . Bernard Stanton , seconded by Mrs . Virginia Langhans :
WHEREAS , the Town of Ithaca Planning Board has reviewed a Short
Environmental Assessment Form , a Subdivision Plan , and other materials
prepared by Dell L . Grover , Edward A . Mazza , and others , for a 32 - unit
clustered subdivision at 1018 - 1020 Danby Road , Town of Ithaca Tax Parcels
No . 6 - 39 - 1 - 5 and 6 - 39 - 1 - 6 ( a portion thereof ) , at Public Hearings held
February 19 , April 2 , and April 16 , 1985 , and
WHEREAS , the project is a Type I action for which the Planning Board
made a negative determination of environmental significance on February 19 ,
1985 , and
WHEREAS , the Planning Board granted Preliminary Subdivision Approval
for this project on February 19 , 1985 , and
WHEREAS , an acceptable Final Subdivision Plan and Planting Plan have
been prepared , however , in lieu of specific caliper sizes , the numbers and
location of the plantings will be maintained in accordance with the
Planting Plan , entitled " Cayuga Vista Planting Plan " , dated April 16 , 1985 ;
NOW , THEREFORE , BE IT RESOLVED , that the Town of Ithaca Planning Board
grant and hereby does grant Final Subdivision Approval for the Cayuga Vista
Subdivision , as shown on plan entitled " Final Subdivision Plat , Cayuga
Vista " , Grover Clustered Subdivision , 1018 - 1020 Danby Road , ( N . Y . S . Rt .
96B ) , prepared by Robert R . Flumerfelt , P . E . , stamped and sealed by Robert
R . Flumerfelt , L . P . E . , and Clarence W . Brashear , Jr . , L . L . S . , dated April
2 , 1985 , revised April 15 , 1985 , together with plan entitled " Improvement
Plans Cayuga Vista " , contingent upon the acceptance by the Town Board of
the Restrictive Covenants and By - Laws of the Cayuga Vista Homeowners '
Association , and
FURTHER RESOLVED , that the Chairman of the Planning Board shall
endorse the Final Subdivision Plan so that it may be recorded in the Office
of the County Clerk .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Schultz , Klein , Stanton , Langhans , Grigorov .
Nay - None .
No Vote - Mazza .
Planning Board 5 April 16 , 1985
• The MOTION was declared to be carried unanimously .
Chairman May declared the matter of the Grover /Mazza clustered
subdivision duly closed .
NON -AGENDA ITEM DISCUSSION WITH JEROLD WEISBURD IN RE COMMONLAND
COMMUNITY .
Mr . Lovi thanked the Board for allowing him a few minutes to discuss a
request by Mr . Weisburd to seek from the Board guidance with respect to his
desire to re - orient the location of the units in " The Meadows " by rotating
them 900 , adding that the number of buildings will not be changed . Mr .
Weisburd also thanked the Board , displayed a large wooden architect ' s model
of Commonland Community , and stated that in the past one of the things they
asked for when they talked to the Planning Board was the right to orient
the buildings on site , which they have done on occasion with Mr . Cartee ' s
approval , however , in this case they wish to re - orient five buildings
rather than two or three , although it is in the same manner as they have
done in the past . Mr . Weisburd stated that the turn -out for viewing of
this phase of the project has been phenomenal , however , the people who are
interested all want to view the pond instead of the open area . Mr .
Weisburd stated that they will have some difficulty if they cannot get
permission to do this , commenting that he did not think the scale is very
different from any changes they have made before , other than 20 ° more to
the west . Mr . Weisburd stated that they have not encroached upon any other
• unit that could necessitate review .
The Board members all were of a mind that Mr . Weisburd ' s request
should be considered at a public hearing held for revision of the final
site plan . Mr . Weisburd stated that he would be pleased to return to the
Board on May 7th ,
PUBLIC HEARING . CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL FOR A
TWO - LOT SUBDIVISION ON WEST KING ROAD , TOWN OF ITHACA TAX PARCEL NO .
6 - 37 - 1 - 27 . 2 ; JAMES LANE , SUBDIVIDER .
Chairman May declared the Public Hearing in the above - noted matter
duly opened at 8 : 15 p . m . and read aloud from the Notice of Public Hearings
as posted and published and as noted above . Mr . Lane was present . The
Board members each had received copies of the following documents :
1 . Short Environmental Assessment Form as signed and submitted by James
W . Lane under date of April 2 , 1985 , and as reviewed by the Town
Planner under date of April 3 , 1985 with a recommendation of negative
environmental significance .
2 . Survey entitled " Portion of Lands of Richard & Evelyn Lane -West King
Road - Town of Ithaca - Tompkins County , N . Y . " , dated August 21 , 1984 ,
signed and sealed by Kenneth A . Baker , L . S .
3 . Draft Resolution , James Lane Subdivision , prepared by Peter Lovi under
date of April 11 , 1985 .
Planning Board 6 April 16 , 1985
Mr . Lovi stated that Mr . Lane wants to build a house on his lot and
referred the Board to the copy of the Survey which they had received with
their Agenda . Mr . Lovi pointed out that Mr . Lane ' s lot is an L - shaped
parcel , with 179 ' of frontage on West King Road , which was subdivided from
a large parcel because he was unaware of the Town of Ithaca Subdivision
Regulations , Mr . Lovi noted that construction was stopped by Mr . Cartee
and Mr . Lane has prepared all the materials for Board review , copies of
which the Board has received .
Mr . Mazza wondered what land remains undivided . Mr . Lovi stated that
this subdivision involves the creation of this new parcel , containing about
2 acres , as shown on the survey before the Board , out of a larger parcel of
land . Mrs . Schultz wondered how much land was involved in the total
parcel , to which Mr . Lovi responded , about 102 acres . Mr . Lovi noted that
the proposed lot is a conforming lot . Mr . Mazza wondered how much road
frontage would be left for the remaining parcel after this lot is divided
off . Mr . Richard Lane stated that the remaining lot would have more than
250 ' of road frontage .
Chairman May asked if there were anyone present who wished to speak to
the matter of the Lane subdivision .
Mr . Charles B . Estey , 346 West King Road , spoke from the floor and
stated that he had just built a house across the street and down the road a
bit , however , previous to that he had had difficulties because the Health
• Department had to have two acres and a 200 - foot circle in order to approve
the septic system . Mr . Estey pointed out that Mr . Lane ' s proposed lot only
has 180 ' on the road . Mr . Fabbroni asked Mr . Lane if he had received a
permit from the Health Department , to which Mr . Lane responded , that he had
been informed that the permit was in , however , he had not gotten it yet .
Mr . Fabbroni stated to Mr . Estey that he was correct in what he had stated ,
however , the Health Department regulations are different now . Mr . Estey
stated that he had a question which another neighbor had asked him to ask ,
which was if the Health Department has approved the septic system . Mr .
Fabbroni replied that that was what he had asked Mr . Lane , adding that it
would be unusual for any lot over an acre , this one being 2 . 07 acres , not
to be approved . Mrs . Estey asked if a building permit was issued . Mr .
Fabbroni stated that a building permit was not issued . Mrs . Estey noted
that the building had been started . Mr . Fabbroni stated that that was
correct , adding that the Board is aware of that , and adding further that
construction has stopped .
Chairman May asked if there were any other comments from the public ;
there were none . Chairman May closed the Public Hearing .
Turning to the matter of review of the Short Environmental Assessment
Form , Chairman May noted that Mr . Lovi had recommended a declaration of
negative environmental significance . Mr . Klein pointed out that question
# 11 was not answered correctly as a " yes " ; it should be " no " . [ Question 11
- - " Does any aspect of the action have a currently valid permit or
approval ? " Answered - " yes - - Health Dept . sewer permit " ] Mr . Lane agreed
• that question # 11 should be changed to " no " ; did so , and resigned and
redated the SEAF .
Planning Board 7 April 16 , 1985
• MOTION by Mr . Bernard Stanton , seconded by Mrs . Barbara Schultz :
RESOLVED , that the Town of Ithaca Planning Board , acting as lead
agency in the review of the proposed two - lot subdivision of the lands of
Richard and Evelyn Lane , Town of Ithaca Tax Parcel No . 6 - 37 - 1 - 27 . 2 ,
designated as 341 West King Road , approve and hereby does approve the Short
Environmental Assessment Form as amended , and
FURTHER RESOLVED , that pursuant to the State Environmental Quality
Review Act , Part 617 , this action is classified as Unlisted , and
FURTHER RESOLVED , that the Town of Ithaca Planning Board , has
determined from the Short Environmental Assessment Form and all pertinent
information that the above -mentioned action will not significantly impact
the environment and , therefore , will not require further environmental
review .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Schultz , Klein , Stanton , Langhans , Grigorov , Mazza .
Nay - None .
The MOTION was declared to be carried unanimously .
With respect to the subdivision itself , Mr . Mazza expressed his
concern about the rest of the land and , perhaps , any further subdivision
such as a little here and a little there . Mr . Fabbroni noted that
Buttermilk Falls State Park lands border the Lane property on both sides .
MOTION by Mr . David Klein , seconded by Mrs . Virginia Langhans :
WHEREAS , the Town of Ithaca Planning Board has reviewed a Short
Environmental Assessment Form and a Subdivision Plan prepared by Mr . James
Lane for a two - lot subdivision on West King Road , Town of Ithaca Tax Parcel
No . 6 - 37 - 1 - 27 . 2 , at Public Hearing this date , April 16 , 1985 , and
WHEREAS , said Planning Board has made a determination that the
subdivision is an Unlisted Action , and
WHEREAS , said Planning Board has made a determination of negative
environmental significance for this action ;
NOW , THEREFORE , BE IT RESOLVED , that the Town of Ithaca Planning Board
grant and hereby does grant Preliminary Subdivision Approval for said Lane
Subdivision , contingent upon Tompkins County Health Department approval of
the septic system for the subdivision , and
FURTHER RESOLVED , that said Planning Board waive and hereby does waive
Final Subdivision Approval for said Lane Subdivision , and
FURTHER RESOLVED , that the Chairman of said Planning Board endorse the
• final subdivision plan which shall be recorded in the Office of the
Tompkins County Clerk .
Planning Board 8 April 16 , 1985
. There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Schultz , Klein , Stanton , Langhans , Grigorov , Mazza .
Nay - None .
The MOTION was declared to be carried unanimously .
Mr . Mazza stated that in the future , if he is going to look at a
subdivision of land , he would like to look at all of the lands involved .
Chairman May declared the matter of the Lane Subdivision duly closed .
PUBLIC HEARING : CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL FOR A
TWO -LOT SUBDIVISION ON MECKLENBURG ROAD , TOWN OF ITHACA TAX PARCEL NO .
6 - 27 - 1 - 20 . 2 ; EDWARD SCHILLING , SUBDIVIDER .
Chairman May declared the Public Hearing in the above - noted matter
duly opened at 8 : 30 p . m , and read aloud from the Notice of Public Hearings
as posted and published and as noted above . Mr . Schilling was present .
The Board members each had before him / her the following documents :
1 . Short Environmental Assessment Form as signed by Edward Schilling ,
prepared by Staff , under date of April 10 , 1985 , and as reviewed by
the Town Planner under date of April 11 , 1985 , with the following
recommendation : " This two- lot subdivision is well in excess of the
minimum lot size for Agricultural zoning districts . There will be no
is significant loss of arable land as a result of this change in land
use . I recommend a negative declaration of environmental
significance . "
2 . Survey entitled " Portion of Lands of Hazel Bannister , M . Lot # 56 , Town
of Ithaca , Tompkins County , State of New York " , dated March 211 1985 ,
signed and sealed by C . George Hanford , L . S . , Dryden , N . Y . , showing
the approximately 2 acre parcel of land to be conveyed out of tax
parcel # 6 - 27 - 1 - 20 . 2 [ approximately 59 acres ] , and upon which had been
drawn a plot plan delineating a proposed homesite . Said Survey
indicates frontage of 251 . 12 feet of frontage on Mecklenburg Road and
an average depth of 339 feet ( to the centerline of Mecklenburg Road ) .
3 . The first page of a Deed dated March 27 , 1985 conveying land from
Hazel D . Bannister to Edward Schilling setting forth a metes and
bounds description of the lands to be conveyed .
4 . Draft Resolution , Edward Schilling Subdivision , prepared by Peter Lovi
under date of April 11 , 1985 .
Mr . Schilling stated that he wanted to build a home on this land ,
adding that it is his grandmother ' s land and she wants to keep it in the
family so she is deeding it to him so that he can build a home on it .
Chairman May asked if there were anyone present who wished to speak to
• the matter of the Schilling subdivision , no one spoke . Chairman May closed
the Public Hearing at 8 : 35 p . m .
. Planning Board 9 April 16 , 1985
• MOTION by Mr . Edward Mazza , seconded by Mr . James Baker :
RESOLVED , that the Town of Ithaca Planning Board , acting as lead
agency in the review of the proposed two- lot subdivision of a portion of
the lands of Bannister on New York State Route 79 , Town of Ithaca Tax
Parcel No . 6 - 27 - 1 - 20 . 2 , designated as 1420 Mecklenburg Road , for Edward
Schilling , approve and hereby does approve the Short Environmental
Assessment Form as completed , and
FURTHER RESOLVED , that pursuant to the State Environmental Quality
Review Act , Part 617 , this action is classified as Unlisted , and
FURTHER RESOLVED , that the Town of Ithaca Planning Board has
determined from the Short Environmental Assessment Form and all pertinent
information that the above -mentioned action will not significantly impact
the environment and , therefore , will not require further environmental
review .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Schultz , Klein , Stanton , Langhans , Grigorov , Mazza .
Nay - None ,
The MOTION was declared to be carried unanimously .
• MOTION by Mrs . Carolyn Grigorov , seconded by Mr . Bernard Stanton :
WHEREAS , the Town of Ithaca Planning Board has reviewed a Short
Environmental Assessment Form and a Subdivision Plan prepared by Mr . Edward
Schilling for a two - lot subdivision on Mecklenburg Road , Town of Ithaca Tax
Parcel No . 6 - 27 - 1 - 20 . 2 , at Public Hearing this date , April 16 , 1985 , and
WHEREAS , said Planning Board has made a determination that the
subdivision is an Unlisted Action , and
WHEREAS , said Planning Board has made a determination of negative
environmental significance for this action ;
NOW , THEREFORE , BE IT RESOLVED :
19 that said Planning Board grant and hereby does grant Preliminary
Subdivision Approval for said subdivision , and
2 * that said Planning Board waive and hereby does waive Final Subdivision
Approval for said subdivision , and
3 , that the Chairman of said Planning Board shall endorse the final
subdivision plan so that it may be recorded in the office of the
County Clerk .
There being no further discussion , the Chair called for a vote .
• Aye - May , Baker , Schultz , Klein , Stanton , Langhans , Grigorov , Mazza .
Nay - None .
Planning Board 10 April 16 , 1985
• The MOTION was declared to be carried unanimously .
Chairman May declared the matter of the Schilling subdivision duly
closed .
NON -AGENDA ITEM - STATUS REPORT , ROUTE 96 - Lawrence P . Fabbroni , P . E . ,
Town Engineer ,
Mr . Fabbroni stated that he would like to apprise the Board members of
a status report offered recently by the State as to where they were now in
their design process . Mr . Fabbroni stated that , in essence , they are at
the beginning , so to speak , and are committed to about a twelve -month
timetable to assess three alternatives , plus a null alternative , that is ,
to assess from the standpoint of community expectations and environmental
impact . Mr . Fabbroni stated that at the end of that twelve -month period ,
the goal is to make a decision as to what to do and then live with that
decision for the next twenty years . Mr . Fabbroni stated that the State is
saying that it is not going to mess around with it for the next ten years
as has been the case as most are aware . Mr . Fabbroni noted that a lot of
the standards were very rigid , and , of course , funds and availability of
funds were involved also . Mr . Fabbroni commented that the " new " approach
is more realistic in view of its standards and objectives and permits more
flexibility .
Mr . Fabbroni briefly described the four alternatives being presented
• for discussion by DOT , stating that the " null alternative " is , in other
words , a " do nothing " alternative . Mr . Fabbroni termed the second of the
four alternatives the " second bridge alternative " and described it as one
which does nothing on Cliff Street but adds another bridge to connect from
Buffalo Street to Cliff Street , which , in essence , cuts the Octopus in
half . Mr . Fabbroni reported that the third of the four alternatives
involves a three - lane situation on a new alignment . Mr . Fabbroni commented
that the fourth alternative is one which has been debated for ten years and
which is a phased solution of a four - lane alternative on a new alignment .
Mr . Fabbroni stated that the State is anticipating having the first
public meeting on April 29th at 7 : 30 p . m . at Boynton Middle School , adding
that there will be others over the next nine months . Mr . Fabbroni
described these meetings using the term " store - fronts " and stated that
there will be design officials from the State present and available to the
public . Mr . Fabbroni stated that plans and details will be shown , comments
will be made , and there will be developed a detailed plan for environmental
impact assessment and public review in February of 1986 .
Mr . Fabbroni stated that he might mention , since the Hospital people
were present , that there remain two alternatives under study at the north
end - - R- 2 - 3 -modified involving the taking of the Hospital parking lot ,
and , the so - called R- 11 modified which goes through the Paleontological
Research Institue " garage " . Mr . Fabbroni stated , for background , it was
again heard from the Director of the Institute that he has heard from
around the world - - the most recent being from New Zealand - - that they are
against the R- 11 modified . Mr . Fabbroni stated that these are two
alternatives that continue to be developed to what he calls design scale - -
" 50 scale " - - where it would be getting down to detail sufficient to build
the project .
, Planning Board 11 April 16 , 1985
Returning to the general status report , Mr . Fabbroni stated that next
winter , March or so , the environmental assessment will occur which will be
open for public comment . Mr . Fabbroni stated that over the course of that
time there will be meetings - - lots of meetings - - there will be plusses
and minusses , and , after twelve months , if everyone says " NO " - - they will
go away and say - - " See you in twenty years . " Mr . Fabbroni commented that
the Route 96 project has a special funding standing and is one of very few
that the State has kept open and , actually , this remains as one of three
because of difficulties in existing alignment . Mr . Fabbroni commented that
if one buys the " do nothing " or the " second bridge " that simply connects
into Cliff Street , one will have to face the question of new alignment in
fifteen to twenty years .
Chairman May asked Mr . Fabbroni if people were lobbying with respect
to different alternatives . Mr . Fabbroni responded that people have been
lobbying for the " second bridge " and , therefore , no change in Cliff Street ,
since 1977 , adding that the " second bridge " involves a change in the
Octopus and does mean a taking of some land . Mr . Fabbroni noted again that
the three - lane alternative is on a new alignment and is actually a two - lane
road with a climbing truck lane and connecting eventually with existing
Route 96 which , for the Hospital , will mean a little narrower alignment
through their property , and yet the same alignments we have been talking
about at various Planning Board meetings .
The Board members thanked Mr . Fabbroni for bringing them right up to
• date on Route 96 and indicated their great interest both in the Route 96
matter and in attending the April 29th meeting at Boynton .
PUBLIC HEARING : SITE PLAN REVIEW FOR A MEDICAL OFFICE ON THE GROUNDS OF
THE TOMPKINS COMMUNITY HOSPITAL , TOWN OF ITHACA TAX PARCEL N0 , 6 - 24 - 3 - 2 . 1 ,
BONNIE HOWELL , REPRESENTATIVE .
Chairman May declared the Public Hearing in the above - noted matter
duly opened at 8 : 45 p . m . and read aloud from the Notice of Public Hearings
as posted and published and as noted above . Mrs . Bonnie Howell and Messrs .
Hoffman and Perra were present . The Board members had before him / her the
following documents :
1 . Long Environmental Assessment Form as signed and submitted by Lawrence
Hoffman , Architect , HOL & T , under date of March 28 , 1985 , as reviewed
by Peter M . Lovi , Town Planner , under date of April 8 , 1985 , as
follows :
" ENVIRONMENTAL REVIEW : Physicians Office Building
Tompkins Community Hospital
TYPE OF ACTION : Type I pursuant to Local Law # 3 - 1980 Article IV ,
Number 3 ( d ) . The proposed facility exceeds the 25 , 000 square foot
threshold established for Type I actions .
LEAD AGENCY : Medical clinics are permitted in R30 districts by
is
Special Approval of the Zoning Board of Appeals . There is no specific
Planning Board 12 April 16 , 1985
• requirement for site plan approval by the Planning Board . For this
reason , I advise that the Zoning Board of Appeals be the lead agency
I
n a coordinated review .
PROPOSAL : Construction of a three - storey , 36 , 000 square foot
physicians office building to be attached to the northeast corner of
the existing community hospital . The plan reviewed for this
environmental assessment indicates a substantial rearrangement of
existing driveways and parking areas .
ISSUES : There will be 66 [ 64 ] new parking spaces constructed ; for a
medical office with 12 doctors ' offices , 48 spaces are required by the
Zoning Ordinance . The arrangement of the parking lots and the
provision of a circular drop- off adjacent to the Hospital will improve
traffic circulation for patients , visitors , and staff . I recommend
that the parking lot to the south of the existing electrical
substation be designated as employee and physician parking so that as
many spaces as possible closer to the facilities are left for patients
and visitors .
A new driveway has been shown on the site plan . Three parking lots
will be directly accessible from this driveway . It is presumed but
not illustrated that this driveway will connect to a new access road
to be constructed to the west of the existing electrical substation .
This access road is needed to improve overall traffic circulation to
• the Tompkins Community Hospital , the existing Tompkins County
Professional Building , and any future use or uses to be made of the
Biggs Memorial Hospital . Participation by the developers of the
present project should be required as a condition of Special Approval .
For precedent in this matter , the Town of Ithaca has entered into an
escrow agreement with the Tompkins County Professional Building , Inc .
for $ 25 , 000 toward the construction cost of this access road . This
commitment was exacted as a condition of their site plan approval on
May 17 , 1983 ( see attached agreement ) .
The concentrating of Tompkins County ' s medical facilities in this area
increases the need for improved highway access from Route 96 . A final
decision on the proposed relocation and improvement of this highway
has not been made . The Town recognizes the autonomy of the present
Community Hospital Board and its reluctance to commit itself to a
particular alternative . However , it should be stated that the best
interests of all parties are not well - served by any actions which will
compromise or delay this much - needed relocation .
RECOMMENDATION : I recommend a negative declaration of environmental
significance based upon the following condition .
1 . Such Special Approval of the Zoning Board of Appeals be
conditioned upon the provision of an escrow agreement in the sum
of $ 25 , 000 for the construction of the above - referenced access
10 to
Such agreement should contain terms and conditions similar
to that entered into with the Tompkins County Professional
Building . This agreement should be in a form acceptable to the
Planning Board 13 April 16 , 1985
• Town Attorney and contain terms and conditions acceptable to the
Town Engineer ,
April 9 , 1985
Peter M . Lovi
Town Planner "
2 . Agreement between the Tompkins County Professional Building , Inc . and
the Town of Ithaca Planning Board .
3 . Draft Resolution , Medical Office Review , as prepared by Peter Lovi .
Mr . Hoffman appended several large drawings to the bulletin board ,
including a site plan entitled " Proposed Professional Building , Tompkins
Community Hospital " , dated April 16 , 1985 . Mrs . Howell stated that they
have settled in on one plan , adding that they were successful in obtaining
property from the County , being about a 20 - acre parcel along with the full
south wing of the old building and about one -third of the " D " wing , thus
permitting the utilization of the better of the two plans which the Board
has seen , that is , a medical office on the current site of the old
building . Mrs . Howell noted that this plan will involve the demolition of
the old wing such that the new facility will connect on the second floor to
ancillary departments .
Mr . Hoffman referred to the drawings on the bulletin board and on one
• very large map indicated a yellow area which showed the 20 acres that the
Hospital is acquiring . Mr . Hoffman described the proposed site plan ,
noting provision for a new access road , which he described as peeling off
and coming down to a circle with its own drop-off to a plaza which would
continue to a bridge to the entrance of the building which is at the second
level . Chairman May wondered if that walkway were to be covered . Mr .
Hoffman responded that they had not thought that it would be covered since
it is protected . Mr . Hoffman pointed out how the building has been turned
slightly in order to have a good view back and also a good view to the
Lake . Referring to the walkway from the circle back , Mr . Mazza asked if it
were level . Mr . Hoffman replied that it was . Mr . Lovi noted that the
subdivision and the parcels the Hospital was getting from the County had
been mentioned and stated that he understood that that land will be owned
by the doctors . Mrs . Howell stated that that was incorrect , adding that
the land will be leased .
Chairman May asked if there were anyone present who wished to speak
about the proposed medical office at the Hospital .
Mrs . Kay Gilcher , 1317 Trumansburg Road , spoke from the floor and
stated that her land goes back to the County lands . Mrs . Gilcher asked
where she was located in reference to the drawings on the bulletin board .
Mr . Fabbroni pointed out Mrs . Gilcher ' s property on the map . Mrs . Gilcher
stated that there has been talk about an access road . Mr . Fabbroni ,
commenting that a lot depends on the Halls [ 1307 Trumansburg Road ] , stated
that he would try to show that , in concept , using the drawings on display .
• Mr . Fabbroni proceeded to draw , on the very large map with the yellow area
on it , a roadway that was envisioned up toward Indian Creek Road .
Utilizing the drawing as he spoke , Mr . Fabbroni talked about the concepts
Planning Board 14 April 16 , 1985
• with respect to the earlier Lake Shore West proposal which did not come to
fruition . Mr . Fabbroni noted that it made sense to deal with it this way
rather than to deal with a parking lot and making a road out of it . Mr .
Fabbroni indicated the importance of this access , commenting that , in a
nutshell , everybody has to be tied into this .
Mrs . Gilcher stated that she was attempting to subdivide her property
except that she has a problem with access and , obviously , this road would
solve her problem with access . Mrs . Gilcher stated that she has to be
moving to Washington in the summer and asked what the timetable is and
whether she should be here at the Town or go to the County . Mr . Fabbroni
responded that , in the short term , with that matter it would be better to
go to the County , adding that there has been so much discussion , but once a
commitment is made to the concept , then it is a matter of laying it out for
the Town Board and seeing how they want to proceed . Mr . Fabbroni indicated
his understanding of the acquisition problem for one piece of land , and
stated that this project , here , and a commitment to that concept - - and
actual monies for that commitment - - is key to seeing it happen .
Mr . Jonathan C . Meigs , 235 Culver Road , spoke from the floor and
stated that he was curious about the service access to the proposed
building . Mr . Hoffman showed the service deck area for the whole Hospital ,
commenting that it will probably be to the side of it at the lower level .
Mr . Meigs wondered about expansion of the Hospital if that came to be . Mr .
Hoffman explained in technical terms about the walls being exterior walls .
• Mr . Meigs thanked Mr . Hoffman and asked Mr . Fabbroni if the road which he
was talking about along the back would be a Town road . Mr . Fabbroni
responded , yes , a Town road , adding that the drives would be private
drives .
Chairman May asked if there were any further questions or comments
from the public ; there were none . Chairman May closed the Public Hearing
at 9 : 05 p . m .
Mr . Stanton wondered when the proposed demolition would occur . Mrs .
Howell responded that it would be any time now , adding that they are
working out the details . Mr . Fabbroni , commenting that he would like to
speak to the sequence of such matters , stated that the Town has already
indicated that if they get to a point of demolition " tomorrow " , they could
have a permit to demolish " tomorrow " , adding that that could happen any
time . Mr . Fabbroni stated that tomorrow night [ April 17th ] the Zoning
Board of Appeals will be considering a variance for height and special
approval for the physicians ' office as required by the ordinance . Mr .
Fabbroni noted that , as the land is subdivided by the County and they leave
what is really a zero lot line , we have recommended to the Zoning Board of
Appeals that they treat the matter as one which the County has to deal
with , adding as a comment , that nobody really knows what is going to happen
with the rest of the building . Mr . Fabbroni stated that there will be no
building near that zero lot line , just a parking lot and the Chairman of
the Zoning Board will treat it as going with that property . Mr . Fabbroni
asked Mr . Hoffman to speak to the matter of landscaping that is indicated
* probably
on the colored drawing . Mr . Hoffman stated that the trees denoted will
be honey locusts , adding that the Hospital has always had plans
for landscaping .
. Planning Board 15 April 16 , 1985
Mr . Fabbroni recalled that he came with a number of recommendations at
the last meeting and stated that he was satisfied with the formal
resolution which has been recommended to the Board tonight . Chairman May
agreed and stated that there was only one thing he saw which he would like
to mention , that is , the last item - - # 2 - - which refers specifically to
the dedication of " 66 spaces of new parking indicated on the April 8 , 1985
site plan " . Chairman May stated that he thought we would agree that they
would pick a site and he would recommend that we not specifically recommend
where they be but just get them out of people ' s way . Also , with respect to
the Long Environmental Assessment Form , Chairman May pointed out that it
has been recommended that the Zoning Board of Appeals act as Lead Agency ,
The Board indicated its agreement with that recommendation and Mr . Stanton
inquired if the Board of Appeals would want the recommendation of the
Planning Board . Chairman May stated that the Zoning Board of Appeals would
want to hear from the Planning Board .
MOTION by Mr . Edward Mazza , seconded by Mr . Bernard Stanton :
WHEREAS , the Planning Board of the Town of Ithaca has reviewed a site
plan for a medical office building to be built adjacent to the existing
Tompkins Community Hospital and makes the following findings for
consideration by the Zoning Board of Appeals in their consideration of
Special Approvals
1 . The proposed location is suitable for the proposed structure and use
• as the medical facilities to be offered will augment and complement
the services presently available in our community .
2 . The location of this medical office adjacent to the Tompkins Community
Hospital will facilitate the convenient use of these services by the
public .
3 . Traffic circulation around the site will be improved by the proposed
circulation and parking plan .
4 . An Environmental Assessment Form has been prepared and the Planning
Board accepts the reviewer ' s recommendation that the Zoning Board of
Appeals should be the Lead Agency for the unified review which
includes both Special Approval and the related land subdivision , and
the Planning Board recommends that the reviewer ' s recommendation as to
a Negative Declaration be accepted .
5 . A subdivision sketch plan has been reviewed April 16 , 1985 and a final
subdivision plan for lands to be acquired from Tompkins County will be
presented for approval at a Public Hearing May 7 , 1985 .
6 . The Planning Board has considered the height of the proposed building
and finds that it is in keeping with the existing structures of the
Hospital and the Biggs Complex .
THEREFORE , IT IS RESOLVED , that the Planning Board recommend and
• hereby does recommend that the Zoning Board of Appeals grant Special
Approval for the construction of a medical office subject to the following
terms and conditions :
Planning Board 16 April 16 , 1985
• 1 . That the Tompkins Community Hospital prepare a $ 25 , 000 escrow account
in a form and manner satisfactory to the Town Engineer and Town
Attorney for the construction of an alternate access road west of the
existing upper tier of parking to serve this project with a connecting
drive . Terms of said agreement to be completed with the developer and
the Town Board prior to any construction of the proposed medical
addition . Such an agreement should include land for the access road
and the Hospital proper .
2 . That the administration of the Community Hospital will dedicate new
parking as staff and physician parking so that parking areas and
spaces closer to the Hospital and Professional building may be made
available for visitor and patient use .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Schultz , Klein , Stanton , Langhans , Grigorov , Mazza .
Nay - None .
The MOTION was declared to be carried unanimously .
Chairman May wished the representatives of the Tompkins Community
Hospital good luck and they , in turn , thanked the Board for its time and
consideration .
• PUBLIC HEARING : SITE PLAN REVIEW FOR THE RELOCATION OF A STORAGE BUILDING
ON THE GROUNDS OF THERM , INC . TOWN OF ITHACA TAX PARCEL N0 , 6 - 54 - 2 - 11
ARNOLD ALBRECHT , REPRESENTATIVE .
Chairman May declared the Public Hearing in the above -noted matter
duly opened at 9 : 15 p . m . and read aloud from the Notice of Public Hearings
as posted and published and as noted above . Mr . Arnold Albrecht was
present .
Mr . Albrecht appeared before the Board and stated that Therm is
working on an overall plan of the property , adding that they are in the
midst of it and it will be another two months before it will be completed .
Mr . Albrecht stated that they have an aerial of the Therm facilities which
he displayed for the Board , noting that their land totals a little over 50
acres . Mr . Albrecht also presented to the Board , for the record , a map
entitled " Topographic Map Showing Portion of Lands of Therm , Inc . " , dated
April 24 , 1980 , amended May 20 , 1980 to show additional topography between
Therm , Main Plant and Hudson Street , as signed and sealed by Allen
Fulkerson , L . L . S . , and Thomas G . Miller , L . L . S . , of T . G . Miller P . C .
Engineers and Surveyors , Ithaca , N . Y . Mr . Albrecht pointed out that what
Therm consists of is completely different now from that map . Mr . Albrecht
stated that Therm still wants to relocate the storage building as it has
previously requested and as shown on a drawing entitled , " THERM - Relocate
Bldg . 13 ( Warehouse ) " , dated 1 / 18 / 85 , and as shown on the Topographic Map
in red .
Mr . Lovi stated that , understanding that Therm is in the process of
preparing a complete mapping of their facility and is still considering
this plan of relocating a storage building , he would suggest that approval
Planning Board 17 April 16 , 1985
• for the relocation could be considered contingent upon submission of a site
plan when completed . The Board members indicated that they felt this
approach to be reasonable .
Chairman May asked if there were anyone present who wished to speak to
the matter of the Therm request . No one spoke .
MOTION by Mr . Edward Mazza , seconded by Mrs . Virginia Langhans :
RESOLVED , that the Town of Ithaca Planning Board grant and hereby does
grant Site Plan Approval for the relocation of Storage Building # 13 on the
grounds of Therm , Inc . , Hudson Street Extension , Town of Ithaca Tax Parcel
No . 6 - 54 - 2 - 1 , as shown on Topographic Map dated April 24 , 1980 , amended May
20 , 1980 , with the understanding that Therm , Inc . will supply the Town of
Ithaca , Office of the Town Engineer , with an up- to - date Site Plan of the
Therm property within ninety ( 90 ) days of this grant of approval and ,
further , upon the understanding that there will be submitted by Therm , Inc .
a completed Environmental Assessment Form to be reviewed at the May 7 , 1985
meeting of said Planning Board .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Schultz , Klein , Stanton , Langhans , Grigorov , Mazza .
Nay - None .
• The MOTION was declared to be carried unanimously .
Chairman May declared the Public Hearing in and the matter of the
Therm site plan review duly closed at 9 : 34 p . m .
PUBLIC HEARING : SITE PLAN REVIEW IN RE THE PROPOSED YOUTH BUREAU FACILITY
SITE PLAN LAYOUT AND ROAD RELOCATION AT THE PRESENT YOUTH BUREAU SITE ,
STEWART PARK ; JONATHAN C . MEIGS , PLANNER , CITY OF ITHACA ,
Chairman May declared the Public Hearing in the above -noted matter
duly opened at 9 : 35 p . m . and read aloud from the Notice of Public Hearings
as posted and published and as noted above . Mr . Meigs was present .
Mr . Meigs appended the site plan drawing to the bulletin board and
stated that it was pretty much the same site plan as the Board had seen
previously [ March 5 , 19851 , but not so much rendered as before , however ,
the land forms stand out and the plantings stand out . Mr . Meigs stated
that the proposed road , as mentioned , is still approximately in the
location it was with the details being worked out with the State . Mr .
Meigs noted that at the previous presentation on this there was some
question about the proposed location of the Youth Bureau structure and the
possibility existed at that time that it might be moved closer to the road
to utilize the pre - loading features of the pad . Mr . Meigs stated that that
has been determined not to be necessary , it being that the soil conditions
are liable to be such that no tremendous foundation will be required . Mr .
Meigs stated that the comments made at the previous meeting , which the City
* has taken into account in revising this layout , include the location of the
public parking access area which is right in front of the building to the
southeast where the parking spaces will slide into the side of the access
, . Planning Board 18 April 16 , 1985
• road at the building and permit discharge of passengers directly on to the
sidewalk , rather than crossing the drive . Mr . Meigs indicated on the
drawing an area which he termed a " dump and run spot " .
Mr . Mazza wondered if this access way were to be one way , with Mr .
Meigs responding that it was and adding that one would shoot in " here " and
out " there " [ indicating ] . Mr . Meigs pointed out on . the drawing that there
was also a two -way drive in another place . Mr . Meigs indicated the
proposed park maintenance facility and also indicated where there were 34
parking spaces provided for in this particular scheme . With respect to
other comments , Mr . Meigs noted the landscaping on the eastern edge of the
site and particularly the relationship of the park maintenance building and
the adjacent residences , speaking of there having been some desire for a
break between the residential site and the other uses . Mr . Meigs stated
that as many of the existing trees will be retained as possible and
indicated the large ones on the drawing , shown in green circles , and
described the desire to screen the parking areas and minimize their aspect
as far as possible .
Chairman May inquired if the plan is still to have the caretaker ' s
apartment in the new youth bureau building . Mr . Meigs stated that that was
still the plan . Mr . Mazza noted that the Chamber of Commerce Information
Booth is shown as a schematic circle . Mr . Klein wondered what the
" squared - off extensions " around the loop were , and Mr . Meigs stated that
that was short -term parking for tourist people . Mrs . Langhans inquired
further about the information booth and Mr . Meigs indicated its proposed
• location on the drawing , commenting that it is on that part of the parcel
which is in the City .
Mr . Stanton wondered how likely it was that the land swap would occur .
Mr . Meigs stated that it is still going forward as far as he knew . Mr .
Stanton commented that , perhaps , the Town may not have any jurisdiction .
Mr . Meigs commented , in return , that that ultimately may be the case ,
however , they are proceeding with this approach at this time .
Utilizing the drawings , Mr . Meigs pointed out and described the
proposal for the " amphitheatre " . Chairman May wondered how that area was
going to the separated from the parking lot or driveway . Mr . Meigs stated
that the distance is about 50 feet , at least . Chairman May commented that
bouncing balls could be bad should they go into the parking area . Mr .
Meigs responded that this kind of circumstance will be considered .
Chairman May asked if there were anyone present who wished to speak to
the matter of the Youth Bureau plans . No one spoke .
Speaking to Mr . Lovi , Chairman May stated that he was not sure what
the Planning Board was in a position to do at this meeting , noting that the
Board needs to look at an EAF , a site plan , and , perhaps , utilities . Mr .
Lovi pointed out that the Town Board is the Lead Agency in this matter
because of the road situation . Mr . Lovi asked Mr . Meigs how much this site
plan is likely to change , to which Mr . Meigs responded , not much . Mr . Lovi
• suggested that , perhaps , the Board could consider giving preliminary
approval , with Mr . Meigs returning later for final approval . Mr . Klein
Polanning Board 19 April 16 , 1985
• wondered about the City ' s timetable . Mr . Meigs stated that the building
will probably be going out to bid in June .
Mr . Fabbroni stated that he thought that at one of the earlier
meetings , as far as topo , etc . , it had been discussed that the site is
essentially flat and that the consideration is not one of public utilities
because the City supports this site with both sewer and water . Mr .
Fabbroni commented that what this discussion , in essence , comes down to is
parking and the road matter . Mr . Meigs stated that the road swap has not
been finally approved , but it was his understanding that a site plan review
was the requirement of the zoning variance for the site which was granted
by the Board of Appeals . Mr . Lovi stated that he should correct what he
had said before by noting that if there is nothing else that the Board
wanted to see , it may well wish to consider site plan approval at this
time .
Mr . Fabbroni pointed out , also , that the new building code requires
that the City be in charge of meeting that code . Mr . Meigs added that the
City of Ithaca Building Commissioner must have his own review also .
Discussion followed with respect to the proposed road swap and matters
of maintenance of the swapped road , it being noted that it would involve a
Town highway that the City maintains .
MOTION by Mr . Edward Mazza , seconded by Mr . Bernard Stanton :
RESOLVED , that the Town of Ithaca Planning Board grant and hereby does
grant Site Plan Approval for the proposed Youth Bureau Facilty Layout and
Road Relocation at the present Youth Bureau site , located in Stewart Park ,
as presented by Jonathan C . Meigs , Planner , City of Ithaca , at Public
Hearing this date , April 16 , 1985 , and as shown on plans displayed and
presented by Mr . Meigs .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Schultz , Klein , Stanton , Langhans , Grigorov , Mazza .
Nay - None .
The MOTION was declared to be carried unanimously .
Chairman May declared the Public Hearing in and the matter of the City
of Ithaca Youth Bureau facility and site improvements duly closed at 10 : 00
p . m .
COMMENT : Mr . Mazza ,
Mr . Mazza , commenting to the Board members and Mr . Fabbroni that Miss
Beeners is highly qualified and very expert in her field , landscape
architecture , stated that he hoped the office of the Town Engineer would
utilize her expertise in reviewing all subdivision plans and other projects
as they come before the Planning Board , Mr . Stanton agreed that Miss
* utilization
Beeners was very good . Both Mr . Fabbroni and Mr . Lovi described the
of Miss Beener ' s skills over the past several years , noting
that her input has been and is requested routinely on all such matters .
Planning Board 20 April 16 , 1985
• PLANNING BOARD REPRESENTATIVE TO TOWN BOARD
After discussion , it was decided that Mr . Stanton would represent the
Planning Board at the May 13 , 1985 , meeting of the Town Board ,
CORRESPONDENCE
Chairman May noted that the Board had received two letters from the
Town Supervisor , Noel Desch , as follows :
( 1 ) " April 9 , 1985
Enclosed is the first preliminary draft of the elements of an
agreement to accomplish the highway connection from Eastern Heights to
Slaterville Road . It follows an excellent session ,with all the
parties in March .
The preliminary draft covers the essential elements needed to get the
job done . However , someone needs to draw up and get the easement from
Quicks . They expressed the willingness to provide access since the
road will definitely benefit them .
Please forward any comments you may have to Larry Fabbroni or me so we
can keep this moving . The Town has a critical need for the fill on
the Burns Road - Route 79 intersection project expected to start very
soon .
It would seem that preliminary approval of the Pine Tree Associates
project could be granted subject to the developers executing the
• agreement ( in final form acceptable to us ) providing for the
construction of the road connection . "
" Preliminary Draft - Proposed by Pine Tree Associates
Proposal to the Town of Ithaca
1 . Pine Tree Associates and William Frandsen will share the cost of
constructing about 600 feet of Park Lane through the property of the
Quicks - - accessing the Slaterville Road .
2 . The Town of Ithaca will bear the cost of providing approximately
300 feet of storm sewer along the lower stretch of Park Lane to
connect into the New York State improvements on Slaterville Road .
3 . The Town of Ithaca will provide a suitable culvert for a drainage
ditch to run under the west extremity of Park Lane approximately where
it crosses the boundary of Pine Tree Associates land .
4 . The Town of Ithaca will provide the engineering support to do the
engineering construction plans and the grading layouts for the work at
both the west and east ends of the Park Lane construction .
5 . The Town of Ithaca will give preliminary approval to the Pine Tree
Associates project as laid out at the meeting on March 19 which shall
include the understanding that previous roads in the area known as the
old Marion Estate shown on the Town ' s highway master plan will be
erased without further need for memoranda , covenants or like
documents .
6 . The Town of Ithaca will give preliminary approval to William
• Frandsen ' s subdivision plan as laid out at the meeting of March 19 .
�Planning Board 21 April 16 , 1985
7 . The Town will make available a Town vehicle for the transport of
the dirt from the Park Lane construction site to the Town ' s roadway
construction sites .
Awaiting review by Attorney . "
2 . " April 2 , 1985
Re : Cornell Town House Housing Project
Received a call this date from Vice President Gurowitz alerting the
Town that Cornell would be hiring an architect in late April to design
75 units of relatively luxurious Town student units for 300 students
near the intersection of Pleasant Grove Road and Jessup Road .
Since three municipal lines come together here he said they would try
to keep it all in one jurisdiction , i . e . , probably the Town .
We will be hearing more in the near future . Expected occupancy
September 1986 . Questions on my mind are ( 1 ) Influence on Pleasant
Grove Road Bikeway , ( 2 ) Density of development , ( 3 ) Parking and
traffic , particularly the impact on Forest Home . "
The hour being late and the staff not being in a position , as yet , to
comment , Chairman May stated that these two letters would be discussed at
another time . The Board concurred .
PLANNING BOARD BY - LAWS AND POLICIES
The Board members had each received a copy of the Planning Board
• By -Laws as adopted by the Planning Board in July of 1980 , however ,
remaining unapproved by the Town Board , and , a copy of the presently
existing Planning Board Policies as approved and adopted by the Planning
Board on July 22 , 1980 , with suggested changes as proposed by Mr . Lovi ,
Chairman May suggested that these matters also be discussed at another
time . The Board concurred .
ADJOURNMENT
Upon Motion , Chairman May declared the April 16 , 1985 meeting of the
Town of Ithaca Planning Board duly adjourned at 10 : 30 p . m .
Respectfully submitted ,
Nancy M . Fuller , Secretary ,
Town of Ithaca Planning Board .
•