HomeMy WebLinkAboutPB Minutes 1988-09-06 i
FILED
TOWN OF ITHACA
Date �nft�, �
TOWN OF ITHACA PLANNING BOARD Clerk*g
SEPTEMBER 6 , 1988
The Town of Ithaca Planning Board met in :regular session on
Tuesday , September 6 , 1988 , in Town Hall , 126 East Seneca Street ,
Ithaca , New York , at 7 : 30 p . m .
PRESENT : Chairman Montgomery May , Carolyn Grigorov , James Baker ,
Virginia Langhans , Robert Kenerson , Robert Miller , David
Klein , William Lesser , John C . Barney, ( Town Attorney ) ,
Robert R . Flumerfelt ( Town Engineer ) , Susan C . Beeners ( Town
Planner ) , George R . Frantz ( Assistant Town Planner ) , Andrew
Frost ( Town Building Inspector / Zoning Enforcement Officer ) .
ALSO PRESENT : Ed Cobb , Karl Niklas , E . L . Rose Gostanian Monkemeyer ,
Herbert Monkemeyer , John Novarr , Laura Knapp , Margo
Yntema , John Yntema , Jeff Lamontagne , Saga M .
Ambegaokar , Mark Tomlinson , Nanci Hoetzlein , Jean L .
Payne , Douglass Payne , Myrtle & John Whitcomb , David C .
Auble , Mary Ellen Hawker , Peter Hillman , Tamme
Steenhuis , Jean Brockway , Tom Cosgrove , Michael
Strigel , Laura T . Ryan , Stewart Knowlton , Ian Tyndall ,
Elliott Lauderdale , Robert O ' Brien , Peter Trowbridge .
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 August 29 , 1988 and September 1 , 1988 , respectively ,
together with the Secretary ' s Affidavit of Service by Mail of said
Notice upon each of the various neighbors of each of the properties
under discussion , upon the Clerk of the City of Ithaca , upon the
Building Commissioner of the City of Ithaca , upon the Tompkins County
Administrator , upon the Regional Manager of the Finger Lakes State
Parks , Recreation , & Historic Preservation , upon the Tompkins County
Commissioner of Planning , and upon each of the applicants and / or
agent , as appropriate , on August 30 , 1988 .
NON -AGENDA ITEM
Mr . Frost distributed to the Board copies of his August 1988
Report of Building / Zoning Activities .
PUBLIC HEARING : CONSIDERATION OF SUBDIVISION APPROVAL FOR THE
PROPOSED SUBDIVISION OF A 5 . 25 ± ACRE PARCEL FROM TOWN OF . ITHACA TAX
PARCEL NO . 6 - 31 - 6 - 1 . 2 , 49 . 19 ACRES TOTAL , LOCATED ON CULVER AND
BOSTWICK ROADS , EPHRAIM TOMLINSON II AND EPHRAIM TOMLINSON III ,
OWNERS ; JONATHAN C . MEIGS , APPLICANT .
Chairman May declared the Public Hearing in the above - noted
matter duly opened at 7 : 34 p . m . and read aloud from the Notice of
• Public Hearings as posted and published and as noted above .
Planning Board - 2 - September 6 , 1988
Tom Tomlinson appeared before the Board and stated that he was
the grandson and son of the two Tomlinsons mentioned above , and noted
that he would address the proposed matter in the absence of Jonathan
Meigs ,
Mr . Tomlinson stated that there was a signed agreement to sell
subject property to . Mr . and Mrs . Meigs . Mr . Tomlinson offered that
the property would be part of the Meigs ' existing property , noting
that there would be no other rights - of -way granted . Chairman May
wondered if it would be one contiguous parcel 'when complete , with Mr .
Tomlinson answering , yes .
Chairman May noted that this was a Public Hearing and asked if
there were anyone present who wished to speak . No one spoke .
Chairman May closed the Public Hearing at 7 : 37 p . m . and brought the
matter back to the Board for discussion .
Town Planner Susan Beeners stated that the Meigs property has
quite a bit of frontage on Culver Road , Ms . Beeners noted that ,
esentially , there would be a landlock situation , and proposed that it
be conveyed to Meigs if the land were to ever be further developed ,
and some access arrangements could be worked through the Meigs '
property .
David Klein wondered how the configuration of the parcel to be
• conveyed was arrived at . Mr . Tomlinson responded that there is a
stream and a ridge on the parcel .
Virginia Langhans wondered why it does not go all the way over to
Culver Road , Mr . Tomlinson responded that there is an incline along
the ridge , and we wanted to maintain that as part of his own property .
There appearing to be no further discussion , Chairman May asked
if anyone were prepared to make a motion .
MOTION by Mrs . Carolyn Grigorov , seconded by Mr . James Baker .
WHEREAS :
1 . This action is the Consideration of Subdivision Approval for the
proposed subdivision of a 5 . 25 ± acre parcel from Town of Ithaca
Tax Parcel No . 6 - 31 - 6 - 1 . 2 , 49 . 19 acres total , located on Culver
and Bostwick Roads ,
2 . This is an Unlisted action for which the Planning Board has been
legislatively determined to act as Lead Agency for environmental
review .
3 . The Town Planner has recommended a negative determination of
environmental significance .
• THEREFORE , IT IS RESOLVED :
Planning Board - 3 - September 6 , 1988
• 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 for this
action .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Langhans , Klein , Kenerson , Lesser , Miller .
Nay - None .
The MOTION was declared to be carried unanimously .
MOTION by Mrs . Virginia Langhans , seconded by Mr . Robert Miller :
WHEREAS :
1 . This action is the Consideration of Subdivision Approval for the
proposed subdivision of a 5 . 25 ± acre parcel from Town of Ithaca
Tax Parcel No . 6 - 31 - 6 - 1 . 2 , 49 . 19 acres total , located on Culver
and Bostwick Roads ,
2 . This is an Unlisted action for which the Planning Board , acting
as Lead Agency for environmental review , has , on September 6 ,
1988 , made a negative determination of environmental
significance .
• 3 . The Planning Board , at Public Hearing on September 6 , 1988 , has
reviewed the survey map , location maps , and other application
materials submitted for this action .
THEREFORE , IT IS RESOLVED :
1 . That the Planning Board waive and hereby does waive certain
requirements for Preliminary and Final Subdivision Approval ,
having determined 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
and Final Subdivision Approval to the subdivision as herein
proposed , subject to the conveyance of the 5 . 25 ± acre parcel to
the owners of a contiguous parcel on the north and that the
parcel be consolidated for real estate tax purposes with the
parcel next north .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Langhans , Klein , Kenerson , Lesser , Miller .
Nay - None .
• The MOTION was declared to be carried unanimously .
' Planning Board - 4 - September 6 , 1988
• Chairman May declared the matter of the proposed subdivision
located on Culver and Bostwick Roads duly closed at 7 : 41 p . m .
PUBLIC HEARING : CONSIDERATION OF SUBDIVISION APPROVAL FOR THE
PROPOSED SUBDIVISION OF A 0 . 86 ACRE PARCEL FROM FORMER TOWN OF ITHACA
TAX PARCEL NO . 6 - 43 - 1 - 1 , NOW KNOWN AS TOWN OF ITHACA TAX PARCEL NO .
6 - 43 - 1 - 1 . 1 , 1 . 77 ± ACRES TOTAL , KARL J . NIKLAS AND EDWARD D . COBB ,
OWNERS' OF THE 0 . 86 ACRE PARCEL ; J . M . S . ITHACA REALTY , INC , OWNER OF
THE REMAINING LANDS , NOW KNOWN AS TOWN OF ITHACA TAX PARCEL NO ,
6 - 43 - 1 - 1 . 2 .
Chairman May declared the Public Hearing in the above - noted
matter duly opened at 7 : 42 p . m . and read aloud from the Notice of
Public Hearings as posted and published and as noted above .
Mr . Karl Niklas addressed the Board and stated that the parcel in
question was purchased a while back to preserve some rare plants on
the property .
At this point , Susan Beeners , Town Planner , stated that the owner
of the remaining lands is Jack Herman et al , not J . M . S . Realty , Inc .
Chairman May noted that this was a Public Hearing and asked if
anyone present wished to speak .
• John Yntema of 993 Danby Road spoke from the floor and stated
that he owns the property immediately north of the Niklas parcel . Mr .
Yntema commented that he was in favor of approving the subdivision , as
requested .
There appearing to be no one else from the public who wished to
speak to this matter , Chairman May closed the Public Hearing at 7 : 44
p . m . and brought the matter back to the Board for discussion .
There appearing to be no further questions or comments from the
Board , Chairman May asked if anyone were prepared to offer a motion .
MOTION by Dr . William Lesser , seconded by Mr . Robert Kenerson :
WHEREAS :
1 . This action is the Consideration of Subdivision Approval for the
proposed subdivision of a 0 . 86 acre parcel from former Town of
Ithaca Tax Parcel No . 6 - 43 - 1 - 1 , now known as Town of Ithaca Tax
Parcels No . 6 - 43 - 1 - 1 . 1 and - 1 . 2 , located on Danby Road .
2 . This is an Unlisted action for which the Planning Board has been
legislatively determined to act as Lead Agency for environmental
review .
3 . The Town Planner has recommended a negative determination of
• environmental significance for this action .
THEREFORE , IT IS RESOLVED :
Planning Board - 5 - September 6 , 1988
• 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 , Langhans , Klein , Kenerson , Lesser , Miller .
Nay - None .
The MOTION was declared to be carried unanimously .
MOTION by Mrs . Carolyn Grigorov , seconded by Mr . Robert Kenerson :
WHEREAS :
1 . This action is the Consideration of Subdivision Approval for the
proposed subdivision of a 0 . 86 acre parcel from former Town of
Ithaca Tax Parcel No . 6 - 43 - 1 - 1 , now known as Town of Ithaca Tax
Parcels No . 6 - 43 - 1 - 1 . 1 and - 1 . 2 , located on Danby Road .
2 . This is an Unlisted action for which the Planning Board , acting
as Lead Agency for environmental review , has , on September 6 ,
1988 , made a negative determination of environmental
significance .
3 . The Planning Board , at Public Hearing on September 6 , 1988 , has
reviewed the survey plats and other submissions for this
application .
THEREFORE , IT IS RESOLVED :
1 . That the Planning Board waive and hereby does waive certain
requirements for Preliminary and Final Subdivision Approval ,
having determined 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
and Final Subdivision Approval to the subdivision as herein
proposed .
At this point , Board Member David Klein wondered if the
subdivision was immediately south , with Mr . Niklas responding that it
was , essentially , paralleling with 100 feet of frontage on Route 96B ,
adding that the parcel extends several feet or so beyond the back of
his previous lot .
Attorney Barney asked what Mr . Niklas ' property was zoned to the
north , with Mr . Niklas answering that his house is in an R- 9 zone , and
adding that the new parcel in question was zoned Multiple Residence .
• Attorney Barney wondered if there would be a problem if the property
in question were zoned R - 9 . Mr . Niklas responded that there would be
no problem . Attorney Barney said that subject property is a small
Planning Board - 6 - September 6 , 1988
piece being carved out of a present Multiple Residence Zone . Mr .
Niklas stated that it was his understanding that the Town had greater
control over a Multiple Residence plot of land , rather than R- 9 .
Attorney Barney stated that he was concerned about: the future use of
the property , and the remaining property surrounding the 0 . 86 acre
parcel . Mr . Niklas commented that the property would be deeded over
to a conservancy in the future , so it would not :matter what it was
zoned , adding that there are no plans to build on the parcel .
Ms . Beeners suggested that the parcel be left as a Multiple
Residence zone .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Langhans , Klein , Kenerson , Lesser , Miller .
Nay - None .
The MOTION was declared to be carried unanimously .
Chairman May declared the matter of the proposed subdivision of a
0 . 86 acre parcel duly closed at 7 : 54 p . m .
PUBLIC HEARING : CONSIDERATION OF SITE PLAN APPROVAL FOR THE PROPOSED
" DANBY ROAD HOUSING " PROJECT , PROPOSED TO BE LOCATED IN A MULTIPLE
RESIDENCE DISTRICT AT 1033 DANBY ROAD , ON TOWN OF ITHACA TAX PARCELS
• N0 . 6 - 43 - 1 - 1 . 2 , - 2 . 2 , AND - 6 , 30 . 5 ± ACRES TOTAL , AND TO CONSIST OF 150
MULTIPLE RESIDENCE UNITS . J . M . S . ITHACA REALTY , INC . ,
OWNER / APPLICANT .
Chairman May declared the Public Hearing in the above - noted
matter duly opened at 7 : 55 p . m . and read aloud from the Notice of
Public Hearings as posted and published and as noted above .
Mr . Robert O ' Brien , Architect for the project , addressed the
Board and appended maps to the bulletin board . Mr . O ' Brien offered
that the principals in the project are John Novarr , Manley Thaler , and
Stanley Goldberg .
At this time , Mr . O ' Brien turned the issue over to Mr . Ian
Tyndall , Land Planner for the project .
Mr . Tyndall stated that the project would be English style ,
adding that the project would link up with Ithaca College , Mr .
Tyndall said that larger buildings would be placed along the back of
the site , which would be two stories , and commented that a smaller
number of buildings would be close to the street . Mr . Tyndall offered
that the units with the most bedrooms are at the back of the site .
Mr . Tyndall noted that there is one access point , which is off Danby
Road , adding that there is also a pedestrian access , which connects
the scheme with Danby Road , Mr . Tyndall stated that the access point
has been reviewed with the traffic engineers at Champion Associates of
• New Rochelle , NY , and they have assured the developer that one access
point was adequate , and secondly , that the left turn at " this " point
[ indicating ] does not require an extra lane . Mr . Tyndall stated that
Planning Board - 7 - September 6 , 1988
. the safety factor , as far as speed , etc . , had been discussed with
Sheriff Robert Howard , and the plan does meet with his approval . Mr .
Tyndall noted that Fire Chief Olmstead felt very enthusiastic about
the plan because there is room to maneuver a fire truck all the way
around the project . Mr . Tyndall stated that the maximum length of the
buildings , as recommended by Chief Olmstead was well within the
200 - foot distance , and it was recommended that there be five fire
hydrants , 500 feet apart . Mr . Tyndall remarked that , in accordance
with code , there would be sprinkler systems installed in the
buildings .
Mr . Tyndall stated that an extensive drainage report had been
prepared by T . G . Miller Associates , and believed that it has the
approval of the Town Engineer ,
Mr . Tyndall stated that the trash collection would be taken care
of by the management , noting that it had been recommended that four
cubic yard dumpsters be placed in certain locations on the site .
Mr . Tyndall offered that there would be 25 - foot lampposts erected
that would be used largely to illuminate the parking lot , noting that
adjacent to the buildings there would be another ring of lights that
would be 15 feet high .
Mr . Tyndall commented that there would be one entry sign , as
• there is one major entry point . Mr . Tyndall remarked that the
buildings would be numbered sequentially .
Mr . Tyndall mentioned that there are rare plants on the site , and
added that they would be preserved , commenting that as much as
possible of the existing vegetation would also be preserved . Mr .
Tyndall offered that the storm water retention pond would be a dry
pond .
At this point , Mr . O ' Brien appeared before the Board and stated
that the buildings have not been designed yet , but they are proposed
to be two stories in height , and would face the internal road system ,
commenting that the buildings would actually be three stories in
height facing the large open court . Mr . O ' Brien noted that the
buildings would be woodframe construction .
Chairman May noted that this was a Public Hearing and asked if
there were anyone from the public who had any comments or questions .
Mrs . Rose Gostanian Monkemeyer of 1058 Danby Road spoke from the
floor and wondered how many bedrooms were in the project . Mr . O ' Brien
responded that the buildings would be designed with two , three , four ,
and five bedroom models , adding that the total would be approximately
600 bedrooms . Mrs . Monkemeyer expressed a concern. with the parking
spaces . Ms . Beeners mentioned that the developer had agreed to
provide additional parking , if there was ever a problem along the way
• with cars parking on Danby Road .
Planning Board - 8 - September 6 , 1988
e
Margo Yntema of 993 Danby Road spoke from the floor and stated
her concerns about traffic , and the number of people that would be
living in the project . Mr . Novarr responded that , in his experience
of renting to college students , about 50 % of the students own cars .
Mr . O ' Brien stated that , as mentioned before , a traffic study had been
done .
Elliott Lauderdale of 381 Stone Quarry Road spoke from the floor
and wondered about 17 dwelling units per acre being allowed in a
Multiple Residence District , which is surrounded by R- 9 zoning . Ms .
Beeners responded that 17 units per acre is the maximum permitted
under the Zoning Ordinance . Mr . Lauderdale expressed a concern with
density as to how the development fits into the neighborhood . Mr .
Lauderdale stated that it would be a reasonable compromise to reduce
the number of units or bedrooms in the development , adding that he
thought some of the units should be owner - occupied , rather than all
rental units , and lower income persons , as well as higher income
persons , permitted in the development .
Herbert Monkemeyer of 1058 Danby Road spoke from the floor and
stated that he had sold 100 acres to Ithaca College for College
purposes , noting that Ithaca College now has several thousand acres of
land around the subject development , commenting that the College could
build its own dormitories on its own property . Mr . O ' Brien stated
that the developers do not have any deal with Ithaca College to
construct dormitories .
Karl Niklas of 1005 Danby Road spoke from the floor and stated
that he thought the project was a good one , adding that there would be
some rare plants preserved .
Douglass Payne of 1006 Danby Road spoke from the floor and stated
that he had a concern for safety . Mr . Payne wondered if any plans had
been made for a walkway along Danby Road for students . Chairman May
responded that there was a walkway from the project to Ithaca College ,
John Novarr , developer , spoke from the floor and stated that he
had no agreement with Ithaca College , at the moment , that they would
take the walkway from their property line to the Student Union .
' Mary Ellen Hawker of 1032 Danby Road spoke from the floor and
stated that she was concerned about the population density in the
complex itself . Ms . Hawker expressed a concern about the ecology in
the area being disturbed . Ms . Hawker also expressed a concern with
the projected influx of traffic .
Peter Hillman of 370 Stone Quarry Road spoke from the floor and
stated that his major concern was the issue of monetary impact this
particular large development would have on the tax base . Mr . Hillman
also expressed a concern with the density of the project . Mr . Hillman
noted that , on the other hand , he was impressed with the quality of
work that has gone into the project plan , and also impressed with the
sensitivity that the developer has with the neighbors ' concerns .
Planning Board - 9 - September 6 , 1988
• Herbert Monkemeyer wondered about a survey , with Mr . Tyndall
responding that a survey had been completed by T . G . Miller
Associates , which shows the grade of the hill .
Mr . Novarr mentioned that the 600 persons that would be living in
the project would not be coming from out of town , adding that the vast
majority of the people already live in the area .
Elliott Lauderdale of 381 Stone Quarry Road wondered about the
structure of rental fees , as to whether there would be a difference
for low income persons , versus higher income persons . Mr . Lauderdale
commented that he was impressed that the architect for the project
called the structures that were three stories , three stories , and the
structures that were two stories , two stories .
There appearing to be no one else from the public who wished to
speak to this matter , Chairman May closed the Public Hearing at 9 : 00
p . m . and brought the matter back to the Board for discussion .
William Lesser stated that he had a concern with safety and
linking students from the proposed site to the campus . Mr . Lesser
mentioned the proposed walkway , but did not know how to relate to that
because , at this point , it seemed to be totally up in the air . Mr .
Lesser stated that he had a question as to whether Ithaca College
would agree to the walkway , who would build it , maintain snow removal ,
• and what role this path would have in the evening hours . Mr . Novarr
responded that he had met with Ithaca College and discussed the
situation very specifically about the walkway , adding that the
discussion involved lighting , emergency telephones , and a security
system . Mr . Novarr commented that he was interested in paying for
part of the walkway , with Ithaca College contributing a portion . Mr .
Lesser also expressed a concern with traffic .
George Frantz , Assistant Town Planner , stated that his analysis
of the traffic impact would be similar to that of Cornell Quarters , in
that much of the traffic would be oriented toward the Ithaca College
campus , and much of it would be at night . Mr . Frantz commented that
Ithaca College provides approximately 850 parking spaces for commuter
students during the daytime . Mr . Frantz stated that the peak hours of
traffic generation of the proposed site would be between 6 : 00 p . m . and
8 : 00 p . m .
Mr . Lesser wondered if bus service would be available to the
site , with Mr . Novarr responding , yes , it is possible . Mr . Klein
expressed a concern with traffic . Mr . Frantz noted that Danby Road ,
at this point , is approximately 6000 vehicles per day , noting that was
well within the capacity of a two - lane highway .
Chairman May wondered about a 25 - foot access road going into a
right turn , and if that would be sufficient space for a fire truck .
Mr . Flumerfelt responded that that could be easily designed in the
• final site plan to have the right turn radius that is needed for a
fire truck , which is a 56 - foot radius . Mr . Flumerfelt offered that ,
more importantly , the whole question of emergency access , since there
Planning Board - 10 - September 6 , 1988
• would be one entrance road instead of two , and :in that regard two
things should be considered - one being that there be at least three
lanes at the entrance to Danby Road , and secondly , the remainder of
the road , which is shown as two lanes , either be continued as three
lane , or that paved hard surfaced shoulders be provided in six - foot
widths , so there would be a total of 36 feet of hard surface .
Attorney Barney asked about the current width of the access road ,
with Mr . Tyndall responding , two lanes . Attorney Barney wondered if
there would be a problem to make it three lanes . Mr . Tyndall
answered , no , but the ideaof a hard shoulder would be more
attractive .
Virginia Langhans asked about the retention pond . Mr . Tyndall
answered that it would accommodate a 25 - year flood , adding that it
would be a grassy depression . Ms . Beeners wondered if the drainage
from the northernmost parking lot would be going into the swale near
the road and then into the pond . Mr . Tyndall answered that that issue
would be studied .
Mr . Flumerfelt mentioned the water supply and the sewage
disposal . Mr . Flumerfelt said that those plans were yet to be
developed for the final site plan .
Mr . Lesser wondered if the rentals would be furnished , with Mr .
• Novarr answering , yes .
Robert Kenerson wondered about the noise factor . Mr . Novaar
answered that the noise pollution would be handled and maintained as
well as possible .
There appearing to be no further discussion or comments from the
Board , Chairman May asked if anyone were prepared to offer a motion .
MOTION by Mr . Robert Kenerson , seconded by Mrs . Virginia
Langhans :
WHEREAS :
1 . This action is the Consideration of Site Plan Approval for the
proposed " Danby Road Housing " project , proposed to be located in
a Multiple Residence District at 1033 Danby Road , Town of Ithaca
Tax Parcels No . 6 - 43 - 1 - 1 . 2 , - 2 . 2 , and - 6 .
2 . This is a Type I action for which the Town of Ithaca Planning
Board has been legislatively determined to act as Lead Agency .
The Tompkins County Health Department , Tompkins County Planning
Department , and the New York State Department of Transportation
are potentially - involved agencies which have been informed of
this action .
• 3 . The Town of Ithaca Planning Department has recommended that a
negative determination of environmental significance be made for
Planning Board - 11 - September 6 , 1988
• this action , subject to the mitigation measures included in this
action .
THEREFORE , IT IS RESOLVED :
That the Planning Board , acting as Lead Agency for environmental
review of this 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 , Langhans , Klein , Kenerson , Lesser , Miller .
Nay - None .
The MOTION was declared to be carried unanimously .
MOTION by Mr . Montgomery May , seconded by Mr . James Baker :
WHEREAS :
1 . This action is the Consideration of Site Plan Approval for the
proposed " Danby Road Housing " project , proposed to be located in
a Multiple Residence District at 1033 Danby Road , Town of Ithaca
Tax Parcels No . 6 - 43 - 1 - 1 . 2 , - 2 . 2 , and - 6 .
• 2 . This is a Type I action for which the Planning Board on September
6 , 1988 has made a negative determination of environmental
significance .
3 . The Planning Board has , at Public Hearing on September 6 , 1988 ,
reviewed the Site Plan , Long Environmental Assessment Form , and
other application submissions .
THEREFORE , IT IS RESOLVED :
That the Planning Board grant and hereby does grant Preliminary
Site Plan Approval to the project as presented , with the following
conditions :
1 . Concurrence by potentially - involved agencies as to the Lead
Agency status of the Planning Board in the review of this
project .
2 . Approval of plans for water and sewer lines , including that the
developer give due consideration to provision for possible future
public sewer extensions to lands abutting the property to the
east , and final drainage and pond plans , including drainage
maintenance for specified areas of rare plants identified on the
site plan , for approval by the Town Engineer prior to Planning
Board consideration of final site plan approval .
• 3 . Submission of a landscape plan and schedule noting proposed plant
species and sizes and the phasing of site restoration and
landscaping for final site plan approval .
e
Planning Board - 12 - September 6 , 1988
. 4 . As part of final site plan approval , revision of the plan for the
access road to enlarge same so as to provide adequate emergency
access in the event of an accident or partial blockage of the
access road and adequate room for turning lanes , such access road
to be designed and constructed into the site to specifications
meeting the approval of the Town Engineer ,
5 . Approval of the fire water service system by the Ithaca Fire
Department prior to the issuance of any building permits .
6 . Approval of water and sewer systems design by -the Tompkins County
Health Department prior to the issuance of any building permits .
7 . Report from the developer prior to final site plan approval on
the progress toward an agreement between the developer and Ithaca
College on siting and development of a pedestrian / bicycle
connection between the project site and the Ithaca College
campus .
8 . Report from the developer prior to final site plan approval on
the progress toward an agreement by the developer to permit
public use of the proposed pedestrian / bicycle routes on the site ,
and agreement to grant any easements that may in the future be
requested by the Town for pedestrian / bicycle access from
adjoining lands to the proposed routes on the site , if there is
• mutual agreement on such use under terms satisfactory to the
developer , the Town of Ithaca , and Ithaca College .
9 . The developer to provide a report prior to final site plan
approval as to the feasibility of providing bus or other
transportation services to the site .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Langhans , Klein , Kenerson , Lesser , Miller .
Nay - None .
The MOTION was declared to be carried unanimously .
Chairman May declared the matter of the " Da. nby Road Housing "
project duly closed at 10 : 05 p . m .
PUBLIC HEARING : CONSIDERATION OF SITE PLAN APPROVAL FOR A PROPOSED
24 ' X 60 ' OFFICE / WORKSHOP / STORAGE BUILDING , PROPOSED TO BE LOCATED IN
A BUSINESS " E " DISTRICT AT " MARINE HARBOR " , 1000 EAST SHORE DRIVE ,
TOWN OF ITHACA TAX PARCEL NO . 6 - 19 - 2 - 29 . NOAH ' S BOAT CLUB , INC . ,
OWNER , LEONARD B . LIBERMAN , APPLICANT .
Chairman May noted that Mr . Liberman was not present .
Chairman May asked the Town Attorney what he would advise the
• Board to do at this point . Attorney Barney answered that the matter
could be adjourned sine die and then be re - advertised .
Planning Board - 13 - September 6 , 1988
• MOTION by Carolyn Grigorov , seconded by Robert Kenerson :
RESOLVED , by the Town of Ithaca Planning Board , that the Public
Hearing in the matter of the consideration of Site Plan Approval for a
proposed 24 ' x 60 ' office / workshop / storage building proposed to be
located at Noah ' s Boat Club be and hereby is adjourned sine die .
By way of discussion , George Frantz , Assistant Town Planner ,
asked the Town Attorney if there were not any way that this could be
done tonight . Chairman May stated that he did not. see any reason to
do it , if Mr . Liberman was not present . Mr . Frantz stated that the
reason he was asking was because Mr . Liberman had applied back in June
1988 . Attorney Barney stated that there actually was no% requirement
that someone has to formally appear to present a request . Mr . Lesser
remarked , how can any questions be asked regarding the matter ?
Attorney Barney stated that the Board can make a determination either
adverse or favorable if questions cannot be asked , with Mr . Kenerson
adding , other than what they submit . Mr . Frantz stated that the
proposed building is 24 ' X 60 ' . Virginia Langhans asked about the
point in the draft resolution with respect to the ownership of • the
land under the Conrail right - of - way , questioning if' that was still in
limbo , with Mr . Frantz answering that Mr . Liberman had not provided
the information requested . Chairman May offered that the only
alternative would be to turn it down . Mr . Kenerson noted that there
was a Motion on the floor to adjourn .
• There being no further discussion , the Chair called for a vote .
Aye - May , Grigorov , Baker , Langhans , Kenerson , Klein , Lesser , Miller .
Nay - None .
The MOTION to adjourn the matter sine die was declared to be
carried unanimously .
Chairman May declared the matter of the Site Plan Approval for
" Marine Harbor " , Noah ' s Boat Club , duly adjourned at 10 : 09 p . m .
[ See follow- up letter , dated September 7 , 1988 , from Mr . Frantz to Mr .
Liberman , attached hereto as Exhibit 1 . ]
SKETCH PLAN REVIEW : PROPOSED " CHASE FARM SUBDIVISION " PROPOSED TO
CONSIST OF 100 RESIDENTIAL LOTS ON 68 ACRES ON EAST KING ROAD BACKLOTS
OF RIDGECREST ROAD , TOWN OF ITHACA TAX PARCELS NO . 6 - 45 - 1 - 2 . 2 , - 2 . 6 ,
6 - 44 - 1 - 9 . 2 , - 9 . 3 . BUTTERFIELD ASSOCIATES / AUBLE HOMES , APPLICANT .
Chairman May opened the discussion on the above - noted matter at
10 : 10 p . m . and read aloud from the Agenda as noted above .
Mr . David Auble , developer , addressed the Board and stated that
this was a portion of land that was previously to be developed by the
" Beacon Hills " group in the 1970s . Mr . Auble offered that he had met
• with the South Hill Community Association to outline the intent of the
development . Mr . Auble stated that he had purchased adjoining
property at 104 , 106 , and 108 Ridgecrest Road .
Planning Board - 14 - September 6 , 1988
• Chairman May wondered at what point the " ButterField " development
was at . Mr . Auble answered that building permits have not yet been
applied for , as the construction managers are still working with the
engineer and contractors on the actual site work that needs to be
done . Mr . Auble stated that he would abide by the Town regulations .
Mr . Peter Trowbridge , of Trowbridge and Trowbridge , addressed the
Board and appended maps to the bulletin board .
Mr . Trowbridge offered that the land in question was a pretty
disturbed piece of land , but there is regrowth vegetation on the
property , commenting that there are two power lines that run through
the center of the site . Mr . Trowbridge offered that there is a
proposal to run utilities from across the street . Mr . Trowbridge said
that there is a serpentine road that runs through the parcel out to
Ridgecrest Road . Mr . Trowbridge noted that there would be a trail
that parallels the road connecting Ridgecrest Road all the way through
to E . King Road . Mr. Trowbridge stated that there is public space
toward the center of the site , and a right of way that connects back
to the southerly portion of the site , then connects into the pipeline
right of way down to Buttermilk Falls State Park , Mr . Trowbridge
stated that the utilities and the road layout have been submitted for
review to the Town Engineer .
Mr . Trowbridge stated that the proposed site plan includes 100
• residential lots . Mr . Trowbridge stated that the run - off , currently ,
on the front portion , moves down to E . King Road , under a culvert ,
into a small stream , and then into the pond , adding that the rear
portion run - off is collected in an infiltration retention pond that
would be on a double - size private property lot , commenting that the
pond would be privately owned by Lot # 54 .
Mr . Trowbridge noted that , environmentally , there have been
discussions with the EMC , and they do not view any significant
concerns . Mr . Trowbridge noted that , overall , the sites are rather
large , some of them being 47 , 000 square feet .
Chairman May wondered about park land . Mr . Trowbridge stated
that there would be a continuous trail developed through the site from
Ridgecrest Road to E . King Road , commenting that that would be an
approved trail system . Mr . Trowbridge noted that the trail would be
developed within the public right of way . Attorney Barney wondered
about the acreage . Mr . Trowbridge answered that , in terms of acreage ,
the trail would be about one -half acre .
William Lesser asked about the price range of the lots . Mr .
Auble responded that the average prices on E . King Road would be in
the $ 25 , 000 . 00 - $ 35 , 000 . 00 range .
Attorney Barney wondered who would own the small strip of land
between Chase Lane and the piece on the northern end . Mr . Trowbridge
• answered that at the present time , it is shown as Lot # 25 , which is a
piece of property that is an odd configuration , but it is seen as a
continuation of that lot . Mr . Trowbridge stated that there are some
concerns that have to be ironed out with that particular lot - one
Planning Board - 15 - September 6 , 1988
• concern would be of having an exit road that might be developed from
Chase Lane out to Ridgecrest Road .
Mrs . Langhans mentioned that she could not imagine anyone owning
Lot # 54 , and having to be responsible for owning that retention pond .
Carolyn Grigorov stated that a playground should be considered for the
development .
Chairman May asked if there were any other comments . There being
none , Chairman May declared the matter of the " Chase Farm Subdivision "
Sketch Plan Review duly closed at 10 : 45 p . m .
SKETCH PLAN REVIEW : PROPOSED 24 - ROOM ADDITION TO BEST WESTERN
UNIVERSITY INN , PLUS LIMOUSINE GARAGE , PROPOSED TO BE LOCATED AT EAST
HILL PLAZA , STEWART D . KNOWLTON , APPLICANT .
Chairman May opened the discussion on the above - noted matter at
10 : 46 p . m . and read aloud from the Agenda as noted above .
Mr . Stewart Knowlton addressed the Board and stated that the
proposal was to construct a 24 - unit addition to the existing 70 - unit
Inn on the expansion area at the north and west of the present motel .
Mr . Knowlton noted that there would be a total of 94 units . Mr .
Knowlton stated that there would be a fireplace added to the proposed
twelve mini - suites , adding that the rooms would be in compliance with
• the Sprinkler Law , Mr . Knowlton stated that the fireplace would be
controlled by a switch . Mr . Knowlton said that this Phase II facility
is proposed to meet the requirements of traffic circulation , design ,
and building codes . Mr . Knowlton stated that there would be
construction of a retaining wall along the west side of Building " B "
for landscaping , and the south side of new Building " D " .
Mr . Knowlton stated that the proposal also includes plans to
construct a 2 - car garage ( 301X 30 ' ) at the north end of Building " B " ,
the larger of the existing three motel buildings , for the Airport
Shuttle vehicles .
At this point , Mr . Knowlton stated that he would have the full
set of plans ready for the September 20 , 1988 Planning Board Meeting ,
Chairman May asked if there were any other comments . There being
none , Chairman May declared the matter of the Best Western University
Inn addition , plus the limousine garage , Sketch Plan Review duly
closed at 11 : 10 p . m .
ADJOURNMENT
Upon Motion , Chairman May declared the September 6 , 1988 meeting
of the Town of Ithaca Planning Board duly adjourned at 11 : 12 p . m .
Respectfully submitted ,
• Mary Bryant , Recording Secretary ,
Nancy M . Fuller , Secretary ,
Town of Ithaca Planning Board .
September 7 , 1988
Mr . Leonard Liberman
P . O . Box 44
Ithaca , NY 14851
Re : Proposed Building , Noah ' s Boat Club ., Inc .
Dear Mr . Liberman :
The Town of Ithaca Planning Board , at its September 6 , 1988
meeting , adjourned the public hearing with respect to the
consideration of site plan approval for your proposed 24 ' x 60 '
office / workshop / storage building at 1000 East Shore Drive ,
pending receipt of a title abstract or deed that clearly shows
what type of conveyance occurred with regard to the Conrail
• railroad right of way . The Planning Board will not consider your
project until the Town Attorney , John C . Barney , has had an
opportunity to review the matter of ownership of the right of way
and advise it accordingly .
Please submit a copy of the abstract of title to the Noah ' s
Boat Club , Inc . property . Once I receive it I will forward it to
Mr . Barney and be able to reschedule the public hearing .
Thank you for your assistance in this matter . Should you
have any questions , please call me at 273 - 1747 .
Sincerely ,
George R . Frantz
Assistant Town Planner
GRF / nf
I
EXHIBIT 1
A1FI DAVIT Of PUALICA71ON
THE ITHACA JOURNAL
TOWN OF ITHACA PLANNINGI
BOARD( t HEARINGS ,NOTICE
SEPTEM-`'
tiT
! sIIT� + ' _ BER 6, 1988 .:
y } By direction of the Chairmari1
--GaGd 1 i .i ... 1 1115 1 - ins duly sworn , deposes of the Planning Board, NOTICE ,
ill --• •-- • • •- • • - • - --- •-- • • • • - - • •- • - • • • • - - . . . . _ . . . . . . . IS HEREBY GIVEN, that Public`
Hearings will be held by the"
Planning Board of the Town of
•
and says , tit be wide= in Itham, County and state aforeszid and Ithaca on Tuesday, September
6, 1988; in Town Hall, 126 East
Seneca Street, Ithaca, MY"
io1"
twit 1S C 1 C < the 'ollowing times and on the
- _ .. _:. .. ._.. _—..»... .. — .. _. . _. _..»_ .__ . ._ .... ... .. ... .. .... .. — -• following matters:
7: 30 P.M. Consideration "of.
Of Z� ITiAC.A J017F '� AL & public Devl-Spaper printed and sbjished Subdivision Approval for the:
p proposed subdivision of a 5.25
Plus or minus acre parcel from
Town of Ithaca Tax Parcel NO
in Itham af07'GsLid, and that 4 Dotice, Cd w1dCb the annexed is a true 6-31 -6- 1 . 20 49. 19 acres total,:
located on Culver and Bost°
wick Rood. Ephraim Tomlin '
Oopy, wLs publub-d 1n Sa1d paperson II and Ephraim. Tomlinson
---_ • ..-- . - . .___ ._ .._._»....._—... . .__.... III, Owners; Johnathan . C.
�
Meigs, Applicant. ,-
, n (/ 7 .7: 35 P.M. Consideration of
— ...... _ --•� _=----• •_- - .. . ........ . ...—�.._. ..».—... Subdivision Approval for the
�. proposed subdivision of a 0. 86
acre parcel from former Town
• -
... . . ... ... ... ... . . . ....... . . ... . . .... . .. . .. ... .... .. .. .. _ of Ithaca Tax Parcel No. 6-43-
1 - 1 . now known as Town of
Ithaca Tax Parcel No. .6-43- 1 -
aad that the first publication of said notdm was On the 1 . 1 , 1 . 77 Plus or minus acres
total . Karl J. Niklas and Ed-
word D. Cobb, Owners of the
?' Of '1 . .. ... .. 19> . ..t.
Realt0. 86 ycrenparOwne of the�cae--
moiningg lands, now known as
_ Town of Ithaca Tax Parcel No.
- ._. .._. . .. - � ..... ........ .. ...... 6-43- 1 - 1 . 2. 1 /
• 7:40 P. M. Consideration of
Site Plan Approval for the pro-
Subscribed and snkorn to before me , this ... ,_• _ _ _ & 0 posed "Danby Road Housing"
- project, proposed to be t - r
cated in a Multiple Residence
0.t » •__ _ __, ,__ 10 District at 1033 Danby Rood,
. . ........ on Town of Ithaca Tax Parcels '
# ` No. 6-43- 1 -1 . 2, -2. 2, and
30. 5 plus or minus acres total,
».... _..—.. »----.. .• -•--„-• . ... . . ... .. . . ...—_•_. . . .. .... _ and to consist of 150 multiple ,
Nlata�v Public residence units. J.M.S. Ithaca '
Realty, Inc. , Owner/Appli-
cant. a
JEAN FORD 8: 10 P.M. Consideration of
Site Plan Approval for a pro_
Notary Public, State of iiNe '.v York p a s e d 2 4 x 6 0 .'
office / workshop /storege
No. 4654410 building, proposed to be lo-
Qualified in Tompkins cated in a Business "E" District .
aunty at "Marine Harbor", 1000 East
Shore Drive, Town of Ithaca
Commission expires May 31 i9 Tax Parcel No. 6- 19-2-29.
r ' ° '' Noah's Boat Club, Inc. , Own- '
er; Leonard B. Liberman, Ap-
plicant.
Said Planning Board will at
said times and said place hear '
all persons in support of such
matters or objections thereto.
Persons may appear by agent
or in person.
Jean H. Swartwood
Town Clerk
273- 1721
September 1 ; 1988