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HomeMy WebLinkAboutPB Minutes 1987-09-15 FILED TOWN OF ITHACA Date - 6 TOWN OF ITHACA PLANNING BOARD Clerk SEPTEMBER 15 , 1987 The Town of Ithaca Planning Board met in regular session on Tuesday , September 15 , 1987 , in Town Hall , 126 East Seneca Street , Ithaca , New York , at 7 : 30 p . m . PRESENT : Chairman May , James Baker , Carolyn Grigorov , David Klein , Robert Kenerson , William Lesser , John C . Barney , Esq . ( Town Attorney ) , [ arrived late ] , Susan C . Beeners ( Town Planner ) , Robert R . Flumerfelt ( Town Engineer ) , Andrew S . Frost ( Town Building Inspector / Zoning Enforcement Officer ) , ALSO PRESENT : Kathy Loehr - Balada , Amy Shock , Jerry Stevenson , John E . Majeroni , Steven Heslop , Bruce Rich , Richard Patterson , George Hascup , Neil R . Alling , Charles Kehler , Scot A . Raynor , Daniel McClure , Herbert D . Brewer , Andrew Sciarabba , Stuart Lewis , Trudy Wythe , Claire Tallman , Walter J . Wiggins , Esq . , Doria Higgins , Dorothy Evans , Victor Lazar , Chairman May declared the meeting 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 Hearings in Town Hall and the • Ithaca Journal on September 8 , 1987 , and September 10 , 1987 , respectively , together with the Clerk ' s Affidavit of Service by Mail of said Notice upon the various neighbors of each of the properties under discussion , upon the Clerks of the Town of Enfield and the Town of Ulysses , upon the Clerk of the Village of Lansing , upon both the Clerk and the Building Commissioner of the City of Ithaca , upon the Tompkins County Commissioner of Public Works , upon the Tompkins County Commissioner of Planning , and upon the applicants and / or agents , as appropriate , on September 10 , 1987 . STAFF REPORTS Andrew Frost noted that he had distributed copies of his August Report of Building / Zoning Activities and asked if anyone had any questions or comments . There were none . Ms . Beeners reported on Eastwood Commons with respect to the fulfillment of a couple of the conditions that were placed on Phase III , such as the provision of a bikeway or walkway and connecting it to the bike path from Eastwood Commons development , and also , on the provision of access to the Minnie Orcutt property , which is in the same corner as the bike path is located . Ms . Beeners stated that she is waiting for an interpretation of many resolutions on the project to see just what. can be done , adding that , as this is not possible tonight , it is hoped that it can be scheduled for the October 6th meeting . Ms . Beeners stated that , as for coming attractions , there is a Planning Board - 2 - September 15 , 1987 . is a considerable amount of Sinterest in commercial development on South Hill in the Danby Road / King Road crossroads section and also at the King / Troy site , which the Board has previously reviewed in sketch plan and which will be returning to the Board in a modified form . Ms . Beeners stated that there may well be some proposals for development on the vacant Urciuoli land - - 45 acres , variously zoned - - which may be coming in on October 6th or the following meeting , at which time , there may also be a need to have a review of some Eastwood Commons items and , perhaps , some Deer Run items . Ms . Beeners , commenting that she will have some planning assistance fairly soon , stated that a Cornell student in electrical engineering , Paul Look , who worked with Mr . Flumerfelt over the summer and who has some civil engineering and planning experience , will be helping her for about 12 hours a week doing some very needed mapping . Dr . Lesser wondered if , before we consider commercial development on South Hill , it would be possible for the Board to secure any report on the suitability of the land that is presently zoned commercial on King Road and 96B . Ms . Beeners stated that that is in the general work plan . It was agreed that , due to the press of business before the Board , the first Public Hearing scheduled , involving Planning Board member Kenerson , could be held later on in the meeting . • PUBLIC HEARIIAG0 CONSIDERATION OF SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF A 4 ± ACRE LOT FROM TOWN OF ITHACA TAX PARCEL NO . 6 - 73 - 1 - 1 . 2 , 14 . 34 ACRES TOTAL , LOCATED ON WARREN ROAD SOUTHEAST OF ITS INTERSECTION WITH UPTOWN ROAD , AND FURTHER , CONSIDERATION OF SITE PLAN APPROVAL AND A RECOMMENDATION TO THE ZONING BOARD OF APPEALS WITH RESPECT TO A :REQUEST FOR SPECIAL APPROVAL OF A NURSERY SCHOOL USE FOR THE PROPOSED CONSTRUCTION OF THE ITHACA CHILD CARE CENTER ON SAID PROPOSED 4 ± .ACRE LOT . CORNELL UNIVERSITY , OWNER ; WILLIAM DOWNING ASSOCIATES , AGENT . ( NOTE : BECAUSE OF POTENTIAL LEASING ARRANGEMENT , THE REQUEST FOR THE SUBDIVISION MAY BE WITHDRAWN . ) Chairman May declared the Public Hearing in the above - noted matter duly opened at 7 : 46 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Ms . Amy Shock of Downing Hascup Associates , Architects , was present . Ms . Shock appeared before the Board , appended a large drawing to the bulletin board , and stated that the proposal is to build an approximately 161000 - square - foot building for 167 children , infants to 6 years old , with a staff of 33 , 24 of whom are to be full - time . Ms . Shock stated that the proposed building will be one story , slab on grade , wood frame construction , with cedar siding , and , most probably a flat roof . Ms . Shock noted that along Warren Road , to the west , there is some brush that forms a natural barrier . Ms . Shock stated that the entry and parking will be along the south boundary , and from • the Child Care Center to the north is where the play areas are proposed . Ms . Shock pointed out that the lines to the north of the plan indicate an enclosure for the play areas , adding that the dotted Planning Board - 3 - September 15 , 1987 • line on the map represents a path . Chairman May noted that this was a Public Hearing and asked if anyone present wished to speak . No one spoke . Chairman May closed the Public Hearing and brought the matter back to the Board for discussion . Chairman May asked Ms . Beeners what the situation was regarding the subdivision approval since the Town Attorney had not yet arrived . Ms . Beeners stated that it might be safe to consider granting preliminary subdivision approval with certain conditions , adding that then the Center might be able to move along and then come back with their final plan . Ms . Beeners stated that she understood that there is an easement to the existing house that is being leased to Kent and Mafalda Moore , adding that this is an easement that does run with the driveway as shown on the map . Ms . Beeners stated that she also understood that the future road planned by Cornell that would be opposite Uptown Road could be labelled on a final subdivision plat to provide access to the back land , adding that , also , an access could be off Tareyton Drive , as shown on the map . Ms . Beeners stated that in looking at a subdivision , there should be some type of access to that back land shown on the map . Ms . Beeners stated that she did not see any adverse impact that would result from the proposed subdivision as long as there is adequate provision for access to those back lands in whatever manner the Town Attorney felt acceptable . • Chairman May noted that the Zoning Board of Appeals is acting as Lead Agency under SEQR and the Planning Board is strictly making a recommendation to that Board , although in the matter of the subdivision , the Planning Board would be lead agency . Ms . Beeners concurred with the Chair and stated that the record should show that the Planning Board is amending , at this time , the Short Environmental Assessment Farm to include both subdivision consideration and special approval consideration , with the Planning Board being the Lead Agency for the Subdivision and the recommending agency for the Special Approval request . There appearing to be no further discussion , Chairman May asked if anyone were prepared to make a motion . MOTION by Dr . William Lesser , seconded by Mr . David Klein : WHEREAS : 1 . This action is the consideration of Subdivision Approval for the proposed subdivision of a 3 . 5 ± acre lot from Town of Ithaca Tax Parcel No . 6 - 73 - 1 - 1 . 2 , 14 . 34 acres total , located on the east side of Warren Road , south of the intersection of Warren and Uptown Roads , with respect to the proposed construction of the Ithaca Childcare Center on said 3 . 5 ± acre lot . • 2 . This is an Unlisted Action for which the Planning Board has been l Planning Board - 4 - September 15 , 1987 legislatively determined to act as Lead Agency for environmental review . 3e The Town Planner has recommended a negative determination of environmental significance . THEREFORE , IT IS RESOLVED : That the Planning Board , acting as Lead Agency in the environmental review of this Unlisted Action , make and hereby does make a negative determination of environmental significance . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Grigorov , Klein , Kenerson , Lesser , Nay , - None , The MOTION was declared to be carried unanimously . MOTION b, Dr . William Lesser , seconded by Mr . David Klein : WHEREAS : 1 . This action is the consideration of Subdivision Approval for the proposed subdivision of a 3 . 5 ± acre lot from Town of Ithaca Tax Parcel No . 6 - 73 - 1 - 1 . 2 , 14 . 34 acres total , located on the east • side of Warren Road , south of the intersection of Warren and Uptown Roads , with respect to the proposed construction of the Ithaca Childcare Center on said 3 . 5 ± acre lot . 2e This is an Unlisted Action for which the Planning Board , acting as Lead Agency for environmental review , has made a negative determination of environmental significance . 3e The Planning Board , at a Public Hearing on September 15 , 1987 , has reviewed the following material : SEQR Short EAF , dated September 10 , 1987 , Revised September 15 , 1987 . Project Data Sheet , dated September 10 , 1987 , prepared by Downing Hascup Associates , Architects . Drawings entitled - - " Ithaca Childcare Center " " Area of Development " - " Site Plan " " Preliminary Plan " by Downing Hascup Associates , Architects , dated September 10 , 1987 . A Portion of Town of Ithaca Tax Map No . 73 entitled , " Ithaca Childcare Center Location Map " , prepared by Susan C . Beeners , dated September 9 , 1987 . A Portion of Town of Ithaca Aerial Photo Map , Northeast • Section , entitled " Proposed School Site " , prepared by Susan C . Beeners . Planning Board - 5 - September 15 , 1987 . THEREFORE , IT IS RESOLVED : 1 . That the Planning Board waive and hereby does waive certain requirements for Preliminary Subdivision Approval , having determinf2td from the materials presented that such waiver will result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board , 2 . That the Planning Board grant and hereby does grant Preliminary Subdivision Approval to the subdivision as herein proposed , conditioned upon the granting of Special Approval for the subject childcare center by the Town of Ithaca Zoning Board of Appeals . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Grigorov , Klein , Kenerson , Lesser . Nay - None . The MOTION was declared to be carried unanimously . MOTION by Mrs . Carolyn Grigorov , seconded by Dr . William Lesser : WHEREAS : 1 . This action is the Consideration of a Recommendation to the • Zoning Board of Appeals with respect to a request for Special Approval of a Nursery School Use , pursuant to Article V , Section 18 , Paragraph 4 , of the Town of Ithaca Zoning Ordinance , for the proposed construction of the Ithaca Childcare Center on a 3 . 5 ± acre portion of Town of Ithaca Tax Parcel No . 6 - 73 - 1 - 1 . 2 , 14 . 34 acres total , located on the east side of Warren Road , south of the intersection of Warren and Uptown Roads . 2 . This is an Unlisted Action for which the Zoning Board of Appeals is acting as Lead Agency for the proposed Special Approval , and the Planning Board is an involved agency in Coordinated Review , The Tompkins County Planning Department and the Tompkins County Department of Public Works are also involved agencies which are being notified of this action . 3 . The Planning Board , at a Public Hearing on September 15 , 1987 , has reviewed the following material : SEQR Short EAF , dated September 10 , 1987 , Revised September 15 , 1987 . Project Data Sheet , dated September 10 , 1987 , prepared by Downing Hascup Associates , Architects . Drawings entitled - - " Ithaca Childcare Center " " Area of Development " - " Site Plan " • - " Preliminary Plan " - - by Downing Hascup Associates , Architects , dated September 10 , 1987 . Planning Board - 6 - September 15 , 1987 A Portion of Town of Ithaca Tax Map No . 73 entitled , " Ithaca Childcare Center Location Map " , prepared by Susan C . Beeners , dated September 9 , 1987 . A Portion of Town of Ithaca Aerial Photo Map , Northeast Section , entitled " Proposed School Site " , prepared by Susan C . Beeners . 4 . The Town Planner has recommended a negative determination of environmental significance for this action . THEREFORE , IT IS RESOLVED : 1 . That the Planning Board , acting as an involved agency in the review of this Unlisted Action , recommend and hereby does recommend a negative determination of environmental significance to the Zoning Board of Appeals . 2 . That the Planning Board , determining that there is a need for the proposed use in the proposed location , that the existing and probable future character of the neighborhood in which the use is to be located will not be adversely affected , and that the proposed change is in accordance with a comprehensive plan of development of the Town , recommend and hereby does recommend to the Zoning Board of Appeals that Special Approval , as requested , be granted , with the following conditions : a . Completion of any necessary traffic safety improvements as to be determined by the Town Engineer and the Tompkins County Department of Public Works , such as the possible extension of the Warren Road school speed zone and signage system , prior to the issuance of any certificates of compliance for the proposed Center . b . Approval of final site working drawings by the Town Engineering , Planning and Zoning Department , to include suitable vegetative or fence barriers between Warren Road and outdoor play areas , and to include adequate provisions for bus access . c . Parking , delivery , and loading rules , and scheduling shall be implemented and enforced by the applicant . d . The Special Approval shall be subject to all conditions and regulations required by the New York State Department of Social Services and the Tompkins County Health Department . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Grigorov , Klein , Kenerson , Lesser . Nay - None . • The MOTION was declared to be carried unanimously . Chairman May declared the matter of Preliminary Subdivision a 1 Planning Board - 7 - September 15 , 1987 • Approval and a Recommendation to the Board of Appeals with respect to the Ithaca Child Care Center on Warren Road , duly closed at 8 : 19 p . m . PUBLIC HEARING; : CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR THE SUBDIVISION OF A 1 . 02 ACRE PARCEL ( A . K . A . TOWN OF ITHACA TAX PARCEL NO . 6 - 23 - 1 - 11 . 113 ) FROM TOWN OF ITHACA TAX PARCEL NO . 6 - 23 - 1 - 11 . 112 ( 24 . 07 ACRES ORIGINALLY ) , AND FURTHER , CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR A PROPOSED 21 - UNIT , SINGLE - FAMILY , DETACHED , CLUSTERED SUBDIVISION , PROPOSED TO BE LOCATED ON A PORTION OF TOWN OF ITHACA TAX PARCEL NO . 6 - 23 - 1 - 11 . 112 , OFF WOOLF LANE . TIMOTHY CIASCHI , OWNER OF PARCEL NO . - 11 . 112 ; KEIJO K . AUTIO , OWNER OF PARCEL NO . - 11 . 113 ; SCOT RAYNOR , LANDSCAPE ARCHITECT , AGENT . Chairman May declared the Public Hearing in the above - noted matter duly opened at 8 : 20 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Mr . Timothy Ciaschi was present , as was his Landscape Architect , Scot A . Raynor , and his Contractor , Daniel McClure , Mr . Raynor appeared before the Board , appended drawings to the bulletin board: , and stated that the property is located between Route 96 and DuBois Road , noting that the total acreage of the parcel is 23 . 05 acres , and adding that the proposal before the Board at this time is for 21 homes , fashioned in seven clusters of three homes each on a portion of that acreage . Mr . Raynor stated that there will be a • common driveway for each cluster and landscaping with each cluster . Mr . Raynor noted the typical setback dimension for each cluster , pointing out that this varies depending upon the actual location within the development , and adding that some of the setbacks are 30 feet with the buffer areas adjacent to non - development houses . Mr . Raynor stated that there is an open space system of which the developer has a total of 210 of the total gross acreage - - normally , the requirement is only up to 100 . Pointing to the map , Mr . Raynor stated that the dotted area is open space , adding that in the future a linkage will be formed to the south , and to the north , and noting that in the center there is a large area of 1 . 8 acres . Mr . Raynor stated that development would start from the east , working its way along Woolf Lane Extension , and indicated the location of lots # 1 through # 3 on the map , commenting that they are not necessarily ordered in the way they would be constructed , and adding that the first ones would be lots # 1 through # 3 , lots # 4 through # 6 , and then # 19 through # 21 . Mr . Raynor remarked that the construction order makes sense because that is the way water and sewer is coming through the site and that is the way the road will be built . Mr . Raynor noted that the road is a standard 60 - foot right of way in this vicinity [ indicating on the map ] , however , due to the existing property lines , it is 50 feet in this area [ again , indicating on the map ] , adding that there are a lot of roads in the neighborhood that have 50 - foot rights of way . Again indicating on the map , Mr . Raynor pointed out a typical layout of three homes of approximately 1 , 200 square feet of habitable space , which does not include the garage or outside decks . Mr . Raynor also • pointed out the common driveways and stated that there is extensive landscaping with very large trees and shrubs with a diverse amount of species . Mr . Raynor stated that the existing vegetation will be Planning Board - 8 - September 15 , 1987 • conserved as much as possible , except when the developer has to construct a road or for utilities . Mr . Raynor noted that the slope is pretty aesthetic and is about 4 - 5o and it goes slightly to the northeast . Mr . Raynor mentioned that most of the drainage [ again indicating on the map ] goes in this direction , with some of it presently gathering in a wet area " here " , with the majority of the runoff that is in " this area " coming from above . Mr . Raynor stated that the land the developer owns is saturated with water at the moment , as it is getting a lot of water from adjacent properties and others farther- west . Mr . Raynor offered that an interesting note is that the difference in elevation between the Woolf Lane / Route 96 intersection and DuBois Road in " this area here " [ indicating ] is 131 feet , and stated that the drainage calculations have been submitted to the Town . Mr ., Raynor pointed out on one of the appended maps a much more detailed scale of the proposed Woolf Lane Extension going through the site to the east . Chairman May noted that this was a Public Hearing and advised the public that Preliminary Subdivision Approval has been granted on this matter , and asked if anyone had any new information for discussion . Mr . Neil R . Alling , 111 Woolf Lane , spoke from the floor and stated that his is probably the closest property to the development and stated his concern with drainage . • Mr . Bruce Rich , 253 DuBois Road , spoke from the floor and also voiced his concern with drainage . Mr . Victor Lazar , 108 Woolf Lane , spoke from the floor and wondered about the price range of the proposed homes , with Mr . McClure responding that they will be in the 95 , 000 dollar range and up , but the marketplace will have the final word on this . Mr . Charles Kehler , 106 Grove Road , spoke from the floor and stated that his concern was on the provision of the approval of the subdivision for Mr . Ciaschi ' s construction of the water and sewer lines . Mr . Kehler stated that either the Grove Road Extension right of way be made a part of this subdivision plan and the sewer line be made mandatory as part of Phase I . or that Mr . Ciaschi be absolved of that particular construction of that section of the sewer and the Town proceed to install that sewer , so that they can get the sewer extension the Name time as their neighbors . Mr . Flumerfelt stated that contract bids have been received for extension of water and sewer on West Hill and authorization has been made to make the awards , which will happen within a few days . Mr . Flumerfelt staged that there is a provision in the agreement which the Town has been working on with Mr . Ciaschi whereby Mr . Ciaschi , as a developer , will. agree to provide these rights of way and to construct water and sewer mains on a schedule to mesh with the Town ' s . Mr . Flumerfelt noted that in that agreement there is a provision that Mr . • Ciaschi must :install the sewer main connection to Grove Road by October 15th , 1. 990 . Mr . Flumerfelt stated that he contacted everyone on Grove Road and Grove Place who would be affected by this and Mr . Planning Board - 9 - September 15 , 1987 • Ciaschi will post a bond to that effect . Town Attorney Barney stated that the Town will not take action , and cannot take action , until the time period has run its course for Mr . Ciaschi to install that line , adding that he did not want to say that the Town guarantees that there is going to be a line there by October 15th , 1990 , however , Mr . Ciaschi has until that time to install it , and if he has failed to do so by that time , then the Town may take the security and proceed to go through a process to install such a line , which probably would not happen overnight , so it probably would be another few months before the line was actually in place . Mr . Lazar- wondered if the developer is standing behind the cost of sewer and water in the area that is being developed or is the Town subsidizing him to a certain extent . Town Attorney Barney stated that , in order to provide sewer to Woolf Lane and Grove Road , the Town would have to have a sewer line running from DuBois Road clear across Mr . Ciaschi ' s property , actually two lines , probably , to connect to the terminus of each of those roads , as well as the lines in those roads , or not install anything at all , in which event neither of those roads would get any sewer . Town Attorney Barney stated that , obviously , this subdivision has been in the works for a while and the Town and Mr . Ciaschi got together in an effort to try and make it a reasonable approximation of what the • expenses should be . Town Attorney Barney stated that the Town has agreed to construct the portion of the sewer line that runs basically along DuBois Road westerly to where the future road will split off and go up toward Grove Road , and Mr . Ciaschi has the responsibility to install sewer and water mains the rest of the way to Woolf Lane and also the rest of the way up that future road to Grove Road . Mr . Lazar , recalling that at the last meeting the Planning Board accepted the premise that there would be larger lot sizes and more open space in :Phases II and III , stated that , since Phase I is already being considered , he was at a loss to understand why Phase I cannot be as open as Phases II and III . Chairman May pointed out to Mr . Lazar that that has ;been discussed numerous times . The following letter was received in the Town Offices on September 14 , 1987 , and is entered herein as part of the record . " 250 DuBoise Road . . . September 11 , 1987 Planning Board of Town of Ithaca . . . Please be advised that we are strongly, against the approval of a proposed 21 -unit , single - family , detached , clustered subdivision , proposed to be located on a portion of Town of Ithaca Tax Parcel No . 6 - 23 - 1 - 11 . 112 , off Woolf Lane & Parcel No . - 11 . 113 . • Such a development is not in keeping with the nature of the neighborhood & is not appropriate with the surrounding area . It can possibly cause both drainage problems & traffic problems for the Planning Board - 10 - September 15 , 1987 • residents of Woolf Lane & DuBoise Road . The original plan with larger lots for this development would be far more suitable . Sincerely , ( sgd . ) Mary L . Dengler ( sgd . ) George W . Dengler " There being no further questions or comments , Chairman May closed the Public Hearing at 8 : 44 p . m . and brought the matter back to the Board for discussion . Dr . Lesser wondered how the developer was going to put three houses on lot : # 19 through # 21 as they are quite different in shape , as shown on the map . Mr . Raynor answered that lots # 19 through # 21 sit on over an acre of land , adding that on a typical lot of clusters they are showing some 40 , 000 square feet which is 9 / 10 of an acre , and commenting that there is plenty of room there . Mr . Raynor stated that the developer realizes that it is not quite shaped like the other clusters but , nevertheless , there is enough room . Dr . Lesser asked the Town Attorney how the Board can treat such information because the resolutions all refer to a map which shows a particular boundary line . Town Attorney :Barney suggested that , perhaps , another map be presented that properly shows the boundaries . Town Attorney Barney stated that he had difficulty with the map because showing lots # 1 through # 3 really does not give the Board a reasonable basis for knowing exactly what those subdivision lots are , remarking that he did not think this • map would be Zicceptable for conveyance . Town Attorney Barney stated that before the Planning Board can sign off on this issue , they have to have a map that shows not groups of lots but the specific layouts of each of the three lots . Chairman May asked about the roadway curve , with Mr . Flumerfelt responding that the horizontal curves # 1 and # 2 refer to the highway curves - - roadway curves - - and the curve data for those is given just above the title block . Town Attorney Barney asked Mr . Raynor if the surveyor could have an amended final subdivision plat showing a complete metes and bounds property description as well as layouts of all the lots proposed . At this juncture , Town Attorney Barney recommended that this matter be adjourned to the next meeting of the Board for submission of a sufficiently dEltailed map . Mr . Flumerfelt noted that quite recently he had walked over the area downstream , east of DuBois Road , and , in looking at the drainage calculations , it does appear that there will be an increase in stormwater runoff and that increase is fairly significant . Mr . Flumerfelt stated that the calculations show the total runoff from the upstream area that would go under DuBois Road through " this " [ indicating ] 28 - inch existing culvert to be about 60 cubic feet per second . Mr . Flumerfelt noted that presently , based on the same design , like the storm runoff , the runoff would be expected to be • about a maximum of 40 cubic feet per second , and the capacity of the 28 - inch culvert on DuBois Road to be somewhat above 20 cubic feet per second . Continuing , Mr . Flumerfelt remarked that for a 25 - year storm , Planning Board - ll - September 15 , 1987 • which would use that culvert , it would seem to be too small , adding that , in his opinion , something needs to be done to either retain surface water runoff or to improve the downstream conditions , and offering that there are four or five options available , among which are : ( 1 ) a retention pond somewhere , ( 2 ) make necessary improvements all the way downstream as needed , all the way down to the pond ; ( 3 ) there is a possibility of cooperation with , perhaps , a neighboring lot owner to the west who would like to have a pond that would retain enough water so the total runoff would not be more than it now is . Mr . Flumerfelt recommended that the developer explore the these options and include a solution on the final subdivision plan . There appearing to be no further questions or comments , Chairman May stated that he would entertain a motion . . MOTION by Mr . Montgomery May , seconded by Mr . Robert Kenerson : WHEREAS : 1 . This action is the Consideration of Final Subdivision Approval for the subdivision of a 1 . 02 acre parcel ( a . k . a . Town of Ithaca Tax ParcE! l No . 6 - 23 - 1 - 11 . 113 ) from Town of Ithaca Tax Parcel No . 6 - 23 - 1 - 11 . 112 ( 24 . 07 acres originally ) , AND , FURTHER , Consideration of Final Subdivision Approval for a proposed 21 - unit , single - family , detached , clustered subdivision , proposed • to be located on a portion of Town of Ithaca Tax Parcel No . 6 - 23 - 1 - 11 . 112 located off Woolf Lane . 2 . This is an Unlisted Action for which the Planning Board , acting as Lead Agency for environmental review , made a negative determination of environmental significance , with certain conditions , on July 21 , 1987 . 3 . The Planning Board , at a Public Hearing on September 15 , 1987 , has reviewed the following material : " Westwood Hills Residential Subdivision - Final Plat - Phase One " , by T . G . Miller Associates P . C . , dated September ll , 1987 * " Westwood Hills Residential Subdivision - Sheet l : General Plan of Proposed Road , Sewer , Water & Drainages - Sheet 2 : Proposed Road , Sewer and Water Constructions - Sheet 3 : Construction Details " , by T . G . Miller Associates P . C . , dated August 31 , 1987 , revised through September 8 , 1987 . " Declaration of Protective Covenants of Westwood Hills Subdivision " , prepared by Wiggins , Holmberg , Galbraith and Holmberg , Attorneys at Law . THEREFORE , IT IS RESOLVED : • That the Public Hearing in the above - noted matter be and hereby is adjourned until 7 : 30 p . m . on October 6 , 1987 , for the developer to present additional information on drainage , submit an amended Final Planning Board. - 12 - September 15 , 1987 Subdivision Plat showing a complete metes and bounds property description as well as layouts of all the lots proposed within the subdivision , and showing access to the Autio property . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Grigorov , Klein , Kenerson , Lesser . Nay - None . The MOTION was declared to be carried unanimously . Chairman May declared the matter of Final Subdivision Approval for Westwood Hills duly adjourned at 9 : 14 p . m . SITE PLAN APPROVAL * CONSIDERATION OF SITE PLAN APPROVAL FOR A PROPOSED AIR STRUCTURE PROPOSED TO ENCLOSE , ON A SEASONAL BASIS , TWO TENNIS COURTS , LOCATED IN SPECIAL LAND USE DISTRICT # 1 , " LA TOURELLE " , 1150 DANBY ROAD , TOWN OF ITHACA TAX PARCEL NO , 6 - 36 - 1 - 4 . 2 . Chairman May declared consideration of the above - noted matter duly opened at 9 : 15 p . m . and read aloud from the Agenda as noted above . Attorney Walter J . Wiggins , owner of La Tourelle , was present . Attorney Wiggins appeared before the Board , presented pictures of the proposed air structure , and also presented pictures of the site . • Attorney Wiggins stated that he was seeking approval to erect an air structure , which will be part of the La Tourelle complex , to enclose two existing tennis courts , on a seasonal basis , between October 1st and March 31st . Attorney Wiggins stated that the air structure is made of a nylon - type material , like a sailcloth , with the idea being the provision of indoor tennis for the patrons of La Tourelle from October to March . Attorney Wiggins pointed out that , in order to give the Board some sense of dimension , in one of the pictures he had indicated by a red arrow pointing to a red flag that he put 42 feet up in the air to show the top of the dome , adding that that is the same little red flag on the tennis court . Attorney Wiggins stated that this structure would be visible from the road for a split second , and probably would not be able to be distinguished from La Tourelle itself , as it will be a white structure located far to the rear of the property . Chairman May wondered if it was Attorney Wiggins ' intent to take it down every year , with Attorney Wiggins responding , yes . Chairman May noted that this was not a permanent structure , with Attorney Wiggins remarking that there was a question of whether he needed a permit or approval . Attorney Wiggins stated that the structure will be square but it will be shaped up on the sides and more vertical on the ends to follow the play of the tennis , the structure will be lighted on the inside and parking will be provided behind the courts to the east . . Ms . Beeners stated that the tennis courts are really located a little bit farther to the north from that shown on the site plan presented , so , there would have to be some modification of building Planning Board - 13 - September 15 , 1987 plans for any potential addition to that end of La Tourelle , Ms . Beeners offered that it is a very good siting for the courts - - much better than the " future tennis courts " that were shown on the original site plan , which would have been over in the northern part of the site and not as ea ::) ily buffered by buildings , as is being done now . Ms . Beeners stated that it appears that there is adequate distance between the existing :buildings and the structure . Attorney Wiggins stated that he has contracted to acquire a 16 - acre tract to the south of this property which would give him an opportunity to provide access to the backlands , if it is used in the future , without having to wind through the develoment . Chairman May noted that , on the SEQR form , it is indicated that the request is for a revision of the approved site plan for a temporary structure being erected , and wondered if this should be filed on the site plan . Town Attorney Barney responded that it sounded to him like a little more than a temporary structure , as we are almost talking about a cabana type thing or some sort of dressing area . Town Attorney Barney wondered about that being seasonal . Attorney Wiggins , commenting that he had not thought about that , stated that he could come back to the Board with a drawing if the Board feels that is essential . There appearing to be no further questions or comments , Chairman May asked if anyone cared to make a motion . • MOTION by Dr . William Lesser , seconded by Mr . James Baker : WHEREAS : 1 . This action is the Consideration of Site Plan Approval for a proposed air structure proposed to enclose , on a seasonal basis , two tennis courts , located in Special Land Use District # 1 , La Tourelle , 1150 Danby Road , Town of Ithaca Tax Parcel No . 6 - 36 - 1 - 4 . 2 . 2 . This is an Unlisted Action for which the Planning Board has been legislatively determined to act as Lead Agency for environmental review . The Tompkins County Planning Department is a potentially involved agency which has been notified of this action . 3 . The Town Planner has recommended a negative determination of environmental significance for the project as proposed . THEREFORE , IT IS RESOLVED : That the Planning Board , acting as Lead Agency in the environmental review of this Unlisted Action , make and hereby does make a negative determination of environmental significance . There being no further discussion , the Chair called for a vote . • Aye - May , Baker , Grigorov , Kenerson , Lesser . Nay - None . Abstain - Klein . Planning Board. - 14 - September 15 , 1987 • The MOTION was declared to be carried . MOTION by Mr . Robert Kenerson , seconded by Dr . William Lesser : WHEREAS : 1 . This action is the Consideration of Site Plan Approval for a proposed air structure proposed to enclose , on a seasonal basis , two tennis courts , located in Special Land Use District # 1 , La Tourelle , 1150 Danby Road , Town of Ithaca Tax Parcel No . 6 - 36 - 1 - 4 . 2 . 2 . This is an Unlisted Action for which the Planning Board , acting as Lead Agency for environmental review , has made a negative determination of environmental significance . 3 . The Planning Board on September 15 , 1987 has reviewed the following material : Revised Site Plan showing approximate location of tennis courts and proposed air structure . SEQR Short EAF , dated September 10 , 1987 . Photograph of proposed air structure . THEREFORE , IT IS RESOLVED : ® That the Planning Board grant and hereby does grant Site Plan Approval to the proposal as presented , subject to the following conditions : a . Concurrence of the Tompkins County Planning Department , pursuant to New York State General Municipal Law , Section 239 -m . b . Landscaping shall be completed along Danby Road , along the northern boundary of this Special Land Use District , and adjacent to the proposed air structure , to the satisfaction of the Town Planner , prior to May 31 , 1988 . c . The air structure shall be erected and dismantled on a seasonal basis , with the structure in place no earlier than October 1 and removed no later than March 31 each year . d . The structure must comply with all applicable laws , codes , rules , and regulations . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Grigorov , Kenerson , Lesser . Nay - None . Abstain - Klein . ® The MOTION was declared to be carried . Chairman May declared the matter. of the La Tourelle tennis bubble Planning Board - 15 - September 15 , 1987 • duly closed at 9 : 30 p . m . SKETCH PLAN F:EVIEW : PROPOSED EAST SHORE DRIVE SPECIAL LAND USE DISTRICT FOR TOMPKINS COUNTY CHAMBER OF COMMERCE , VISITORS AND CONVENTION BUREAU , AND TOURIST INFORMATION CENTER , POTENTIAL PROFESSIONAL OFFICES , AND RESIDENCE DISTRICT R- 15 PERMITTED USES . Chairman May declared discussion on the above - noted matter duly opened at 9 : 35 p . m . and read aloud from the Agenda as noted above . Mr . Andrew Sciarabba , Chairman of the Relocation Committee for the Chamber of Commerce addressed the Board . Mr . Sciarabba stated that approximately one - and - a - half years ago the Chamber established a task force to review the possibility of relocating its offices for various reasons , the most important of which is that a major function of the Chamber in this community is the promotion of tourism business and its location , Downtown , on West Court Street , does not lend itself to a very easy access for people coming to our community , especially if they might have a trailer or mobile home of some sort - - which is not too frequent - - but the Chamber does have that situation occasionally , and does not have the parking facilities Downtown . Mr . Sciarabba stated that , also , the Chamber ' s office staffing requirements have expanded because the Chamber is now the agency handling the funds for the motel tax . Mr . Sciarabba stated that the Chamber did review a number of sites , but was unable to identify with • sites other than the Joe ' s Restaurant location and the Stewart Park site , which was suggested to the Chamber by the City of Ithaca , originally . Mr . Sciarabba , commenting that the Chamber did investigate the Joe ' s Restaurant site , however , as the Board may well know , it has been sold , stated that the Chamber feels that the Stewart Park site is the preferred site because it does provide the tools with which to do the job , meaning that , what better site to be able to show off the community than down by the Lake , adding that it has very good , safe access and exit off the highway , which is the major crossroads of the community . Mr . Sciarabba commented that , as he stated before , the City did approach the Chamber originally about making their temporary structure , which is a Tourist Information Booth , a more permanent structure . Mr . Sciarabba stated that , as the Board may recall from the press , the structure was to be sited on the west side of the Youth Bureau facility , but after much public outcry about the sale of public lands and park lands , that idea was withdrawn . Mr . Sciarabba stated that , at that point , the Chamber approached the owner of the first property located in the Town of Ithaca . Mr . Sciarabba noted that the site is located adjacent to Stewart Park and the Youth Bureau site , adding that the owner of the property has expressed a willingness to sell or exchange property - - whatever way it can be arranged that is best for his purposes and the Chamber ' s . Mr . Sciarabba stated that the Chamber approached Mr . Leo Wells , who owns two properties to the north of the subject site , and , at the same time , had discussions with the City because the site itself is not large enough to provide the parking that i :s needed and access either from Route 34B or exit on Route 34B , depending on which way the engineers say is the best for a one -way situation . Mr . Sciarabba stated that , after much discussion , the City did grant the Chamber a license for use of enough land off Planning Board - 16 - September 15 , 1987 • James L . Gibbs Drive to build some additional parking area and the driveway accessing the property , or exiting the property . Mr . Sciarabba stated that now that that is in place , what is needed now is for the Chamber to be able to locate on that particular site in the Town of Ithaca . Mr . Sciarabba noted that the subject property is in an R- 15 zone and a review of the definition of what is qualified to be in that zone does not seem to fit the Chamber , commenting that a use such as a Chamber of Commerce is not mentioned anywhere in the definition . Mr . Sciarabba stated that the Chamber is a not - for - profit organization , however , they do pay real estate taxes , adding that , basically , the Chamber ' s function is to raise money from the membership and spend that money on Chamber activities which promote the economic health of the community . Mr . Sciarabba stated that the R- 15 zone did not suit the Chamber ' s needs , so , it is being proposed- that roposedthat a Special Land Use District , as set forth in the drawings presented to the Board , be established , which would incorporate five parcels . Mr . Sciarabba stated that the five parcels , in the Town of Ithaca , are the Bowman property , the two properties to the north , indicated on the tax map as Nos . 8 and 9 , owned by Mr . Wells , the Signorelli property , which is the No . 7 . 3 parcel , and a portion of the railroad right of way . Mr . Sciarabba noted that the overall land mass there exceeds two acres which , they understand , is kind of the benchmark for requirement for establishing a special land use district . Mr . Sciarabba stated that the area itself , even though it is zoned R- 15 , has very little residential properties , noting that , • according to the Town map , the R- 15 category extends to the south off Route 13 up along the High School road - - North Cayuga Street - - and it ends very abruptly approximately 1 / 10 of a mile going east on East Shore Drive , at which point it becaomes industrial and commercial . Mr . Sciarabba pointed out that the Lake is a natural buffer for this area and the highway itself is a buffer , the park lands and the Youth Bureau are major buffers , so , the Chamber does not think this proposed building will create a major impact on a residential area . Mr . Sciarabba noted that in the area , aside from residences , are the Cayuga Heights Sewage Treatment Plant , Mr . Liberman ' s Marina , and some other businesses . Mr . Sciarabba stated that the proposed site does allow for very positive safe access and is the crossroads of our community , adding that the building will be two - stories containing approximately 4 , 000 square feet . At this juncture , Chairman May asked if the Board members had viewed the model of the proposed structure that the Chamber had presented to the Board . Continuing , Mr . Sciarabba stated that the building would blend in with the architectural -theme that presently exists , adding that the Chamber would only be developed on the Bowman site , and they are proposing that that particular parcel be included in the Special Land Use District , however , separate plans will come in for development of the other parcels . Ms . Beeners stated that this is a transitional area that will be receiving sewer next year and it is an area that is located in juxtaposition with a lot of non - residential uses . Ms . Beeners offered that this is an area - - the Chamber aside - - where something has to be done at some point along the way because it is not going to remain residential too long as there are few properties that are pretty Planning Board - 17 - September 15 , 1987 • derelict . Chairman May wondered if there was any reason that it cannot remain R- 15 . Ms . Beeners responded that she would think that it would be appropriate to make the best use of what lands the Town has that abut any type of public park , adding that this is a good location for the Chamber , which is a quasi - public use , further adding that this location would be central to both the Town and the City . Chairman May stated that he agreed with Ms . Beeners on the Chamber , but lie wondered about the balance of the proposed special land use area . Ms . Beeners stated that , in her opinion , the professional offices would be a good complement to what would be offered as far as public or quasi - public uses there , as it is close to the schools , with doctors ' offices or lawyers ' offices to serve the East Shore Drive area as well as a larger area . Mr . Klein asked what was immediately to the north of the boundary , with Ms . Beeners answering that there are single family , about 50 / 50 absentee and unoccupied housing , some of them being seasonal residences . Ms . Beeners stated that with special land use districts some decisions need to be made as to what actual zoning requirements apply to what case , adding that in the R- 15 requirements it would meet all • of the yard requirements and also the requirement that there would be no parking in a required 25 - foot front yard setback . Dr . LessE! r asked if there were any agreement between this proposal and the City for access through the Youth Bureau land , with Mr . Sciarabba responding that approval was gained from the City for the licensing of necessary land to build the access drive and some additional parking . Town Attorney Barney commented about a two - acre requirement for a special land use district and wondered if it would be feasible to create a special land use district that encompassed only the Bowman parcel , but with a fairly limited use permitted . Mr . Sciarabba stated that the economic situation has to be looked at , as the Chamber may outgrow that site someday and want to dispose of the property and anything that Nays it cannot be used for any other purpose would make the building valueless . Mr . Sciarabba stated that the Chamber hopes someday to acquire the property to the north of the proposal which would allow thE� Chamber to do a better job of parking and not to rely on the City and an annual license . Chairman May pointed out that the Chamber could appear before the Planning Board, at that time for an extension . Mr . Sciarabba reiterated that. the Chamber ' s major concern would be what the use of the building would be . Chairman May asked Mr . Sciarabba how long the Chamber has been located in its present building , with Mr . Sciarabba • responding , 15 years . Chairman May asked Mr . Sciarabba why the Chamber would feel uncomfortable with restrictions . Mr . Sciarabba reiterated that: it was a matter of economics and also limiting the Planning Board - 18 - September 15 , 1987 • Chamber with the bank . Mrs . Grigorov stated that one good point about this location is that the area would be cleaned up . Chairman May stated that this site is a beautiful parcel of land , and an excellent location for the Chamber , however , he did not see it as a good location for an office building . Mr . Stuart Lewis , Co - Chairman of the Relocation Committee stated that the proposal is a basic fundamental approach to tourism , which he felt was lacking in the community . Town Attorney Barney spoke about the creation of a special land use district for the Bowman parcel in which this type of building is permitted to be constructed with the parking needed and for the purposes the Chamber is concerned with . Mr . Klein asked about a variance process . Town Attorney Barney responded that , since you have a situation where the property is presently being used for something completely different , and the applicant is coming in and stating - - we want to change the use , but we do not own it - - it is difficult to establish an economic hardship that would substantiate a variance . Town Attorney :Barney pointed out that if the Planning Board elects to recommend a rezoning , and if the Town Board grants the rezoning and creates a special land use district , then you are outside that practical difficulty and unnecessary hardship requirement , adding that • of the two approaches , the special land use district is the one more appropriate . Ms . Doria Higgins , 2 Hillcrest Drive , read aloud a statement by the Citizens to Save Stewart Park . For the record , that statement is set forth below . " I am Doria Higgins speaking for Citizens to Save Stewart Park , a group which has been working for over a year to get the City of Ithaca to properly restore the grounds and buildings of Stewart Park and to properly preserve and maintain them , and we have worked hard to prevent redesign of the Park . Over 7 , 000 people have signed our petition to the: City requesting those measures . We are here to urge you to recommend that the Town stop encouraging the Chamber of Commerce to find ways to locate on the Bowman lot ( a lot adjacent to Stewart Park ) , a lot which is clearly much too small for their purposes and which can be made workable for them , we have been advised , only by evading State zoning laws and regulations . We want to make clear that we do not consider ourselves adversaries of the Chamber . We support their good work and wish them well . We will help them in any way we can to find an appropriate and attractive location large enough for their needs . But we are firm defenders of Stewart Park . We do not think: it right that the City of Ithaca should have given , " licensed " , a piece of that park to a private organization , the Chamber of Commerce , for any purpose , but we find it appalling that it Planning Board - 19 - September 15 , 1987 • was " licensed " for the purpose of turning it into an asphalt parking lot and roadway . We have been. advised that this act of the City is legally questionable . As you may know , " leasing " park land is illegal in New York State , while " licensing " under certain conditions is legal . We have been told by legal counsel of a number of instances where decisions by municipalities to " license " have been overthrown because , even though the city used the word " license " , the intent and act was clearly one o1: " leasing " . We have been advised that this may very likely be the case with the City of Ithaca ' s resolution to " license " park land to the Chamber . We have been told that , by court decision , " licenses must. be issued on a temporary basis only , for a limited period of time . " Would any Court believe that the Chamber would buy a lot , demolish the buildings presently on it , build a new building on the lot , and build a parking lot and access road on another lot ( not owned by them ) , with the understanding that this was only to be done for a period of one year ? Clearly their intent is for long - term leasing . And we do not •think it right for the Town of Ithaca to cooperate with the Chamber in finding ways to manipulate or get around State zoning laws and regulations so that the Chamber can locate on the Bowman lot , which is too small for their purposes . It is too small even for its present zoning category much less the busier uses the Chamber • proposes . And it is not zoned for the uses to which they will put it . We have been advised that it is not legal in New York to grant zoning variance if the land can be used for its present zoning category , and the Bowman lot is zoned R - 15 and it is being used according to that cagegory - - residentially . We have been told by legal counsel that it is not legal in New York to grant spot zoning to benefit one individual . So far , the Chamber has run through plans to ask for a zoning variance and for rezoning of the lot . Now they are asking for " mixed zoning pursuant to a general plan " but their history makes clear that this request is to further the needs of the Chamber , and that including three other lots in the " plan " and calling it a " plan " does not camouflage the fact that this is a " plan " to benefit the Chamber and a " plan " promoted by them . We call to your attention that Mr . Frank Signorelli , the owner of the largest lot in the four - lot " plan " , told us when we called him today that he was not informed about this proposed " plan " which includes his lot . We think it poor planning to approve a proposal to try and squeeze the Chamber onto a lot which is too small for their needs , a proposal which will diminish the beauty and privacy of Stewart Park , and which will involve a process which is legally questionable at several points . How can anyone argue this is good planning ? In Stewart Park at present the view to the north is still pleasantly buffered with trees and other growth . Some people , most notably • members of the Chamber , have argued with us that the Youth Bureau Building , so large and overwhelming , already spoils the ambiance of the north end of the Park . That may be . But another large building Planning Board. - 20 - September 15 , 1987 • adjacent to it will only make matters worse as far as the effect of a highly visible building and increased business activity and greatly increased traffic ( if Chamber hopes are realized ) will have upon the Park . The same architect who designed the Youth Bureau will be designing the Chamber of Commerce building . We urge you to recommend that another site be found for the Chamber which will not. impinge upon the beauty and privacy of the Park . The City of Ithaca has shown a distressing lack of regard for or appreciation of green space and park land . They are in the process of alienating ( the technical word for declaring a park not a park ) Inlet Valley Park and Southwest Park , swapping them for land farther from center city . Please do not show a similar lack of understanding of how important park land is to the health of a community . We sincerely hope this matter can be settled at the Town planning level , but we will pursue it further if necessary . " Chairman :May asked if the City annexed the Youth Bureau to the Park , with Ms . Beeners indicating that the Youth Bureau is not in the Park , but is in the City . Chairman May stated that , at this point , it would seem that the next step for this proposal would be to have a public hearing . Town Attorney Barney noted that there are two alternatives here , one is the • whole two + acre area , and the other is the Bowman parcel by itself . Mr . Flumerfelt suggested that it would be helpful if the Chamber placed stakes on the property at the 60 - foot frontage as this would help the Planning Board members when they view the property . Town Attorney Barney suggested that the proposal could be scheduled for Public Hearing at the next Planning Board meeting , October 6 , 1987 , on the basis of a special land use district with respect to just the Bowman parcel , adding that at that time the Chamber should have a site plan for that Bowman parcel . The Board members concurred . Chairman .May declared discussion of the Chamber of Commerce proposal duly closed at 10 : 29 p . m . PUBLIC HEARING : CONSIDERATION OF SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO . 6 - 28 - 1 - 2 . 21 LOCATED AT 1465 MECKLENBURG ROAD , INTO TWO LOTS AND A 60 - FOOT WIDE FUTURE ROAD RIGHT OF WAY , AND FURTHER , CONSIDERATION OF SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF A 1 . 23 ACRE PARCEL FROM TOWN OF ITHACA TAX PARCEL NO , 6 - 28 - 1 - 3 . 721 LOCATED TO THE REAR OF 1463 MECKLENBURG ROAD . ROBERT L . AND BEVERLY KENERSON , OWNERS OF PARCEL NO . 6 - 28 - 1 - 3 . 3 ; ROBERT DRAKE , OWNER OF PARCEL NO . 6 - 28 - 1 - 3 . 72 ; ROBERT L . KENERSON , APPLICANT . Chairman May declared the Public Hearing in the above - noted matter duly opened at 10 : 30 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . There was • no one present to speak for or against this matter . MOTION by Mr . Montgomery May , seconded by Mr . James Baker : Planning Board - 21 - September 15 , 1987 RESOLVED , by the Town of Ithaca Planning Board , that the Public Hearing in the matter of the Ken erson / Drake Subdivisions be and hereby is adjourned to October 6 , 1987 . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Grigorov , Klein , Lesser . Nay - None . Abstain - Kenerson . The MOTION was declared to be carried . Chairman May declared the matter of the Kenerson / Drake Subdivisions duly adjourned to October 6 , 1987 . APPROVAL OF MINUTES - May 19 , 1987 MOTION by Mr . Robert Kenerson , seconded by Dr . William Lesser : RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of May 19 , 1987 , be and hereby are approved as written . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Grigorov , Klein , Kenerson , Lesser . Nay - None . The MOTION was declared to be carried unanimously . APPROVAL OF MINUTES - June 2 , 1987 MOTION by Mr . Robert Kenerson , seconded by Mr . David Klein : RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of June 2 , 1987 , be and hereby are approved as written . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Grigorov , Klein , Kenerson , Lesser . Nay - None . The MOTION was declared to be carried unanimously . ADJOURNMENT Upon Motion , Chairman May declared the September 15 , 1987 meeting of the Town of :Ithaca Planning Board duly adjourned at 10 : 45 p . m . Respectfully submitted , Mary S . Bryant , Recording Secretary , Nancy M . Fuller , Secretary , Town of Ithaca Planning Board .