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HomeMy WebLinkAboutPB Minutes 1988-10-18 FILED TOWN OF ITHACA Date -R ,2 . Clerk 3 ® TOWN OF ITHACA PLANNING BOARD OCTOBER 18 , 1988 The Town of Ithaca Planning Board met in regular session on Tuesday , October 18 , 1988 , in Town Hall , 126 East Seneca Street , Ithaca , New York , at 7 : 30 p . m . PRESENT : Chairman Montgomery May , James Baker , Carolyn Grigorov , Virginia Langhans , David Klein , Robert Kenerson , Robert Miller , William Lesser , John C . Barney ( Town Attorney ) , Robert R . Flumerfelt ( Town Engineer ) , Susan C . Beeners ( Town Planner ) , George R . Frantz (Assistant Town Planner ) , ALSO PRESENT : G . W . Dengler , Peter Trowbridge , Eva Hoffman , George Schlecht , Edward Austen , Mark Mec enas , David Auble , Joe Barrick , Walter Barrick , Richard Keyser , Dan Bower , Harrison Rue , H . DeGraff , Myrtle & John Whitcomb , Carolyn Richter & Roger Sayre , K . Kaufmann / W . Patchen , Mark Morse , Don Henry , John Vasse , Dr . Mitchell , Douglas Wilcox . 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 October 11 , 1988 , and October 13 , 1988 , 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 Towns of Ithaca and Danby , upon both the Clerk and the Building Commissioner of the City of - Ithaca , upon the Tompkins County Commissioner of Planning , and upon the applicants and / or agents , as appropriate , on October 12 , 1988 . Chairman May read the Fire Exit Regulations to those assembled , as required by the New York State Department of State , Office of Fire Prevention and. Control . PUBLIC HEARING : CONSIDERATION OF SUBDIVISION APPROVAL FOR_ . . THE PROPOSED SUBDIVISION OF A 0 . 83 -ACRE LOT FROM TOWN OF ITHACA TAX PARCEL N0 . 6 - 23 - 1 - 14 , 2 . 1 ± ACRES TOTAL , LOCATED AT 250 DUBOIS ROAD ABUTTING WOOLF LANE EXT . , AND FURTHER , CONSIDERATION OF A REQUEST FOR THE REZONING OF SAID 0 . 83 -ACRE LOT FROM RESIDENCE DISTRICT R- 30 TO RESIDENCE DISTRICT R- 15 . GEORGE W . AND MARY L . DENGLER , OWNERS / APPLICANTS . Chairman May declared the Public Hearing in the above - noted matter duly opened at 7 : 40 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Mr . Dengler addressed the Board and stated that he has acreage that he can no longer take care of , and noted that the young people • who are building a home directly behind him on the McClure or Ciaschi property want to purchase additional land . Mr . Dengler remarked that he would like to sell a portion of his land to them . Planning Board - 2 - October 18 , 1988 Chairman May wondered if there were any intention of building on the additional land . Mr . Dengler responded that there was no intention of building on the additional land . Mr . Dengler stated that the purchaser has expressed an interest in buying 20 ' more in the future , so that the lot could be divided for two houses . Mr . Dengler stated that the reason he is asking for the R- 15 zoning was because he is lacking five feet for the 200 - foot depth required in R- 30 zoning . Mr . Dengler mentioned that water / sewer are available on the lot . Chairman May noted that this was a Public Hearing and asked if anyone present wished to speak . Susan Beeners , Town Planner , noted that there was a lot of room between the proposed lot line and the back of Mr . Dengler ' s house , with Mr . Dengler responding that there is at least 150 feet . 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 . Virginia Langhans , referring to the purchase of an additional 20 feet , wondered why Mr . Dengler did not divide it now . Mr . Dengler answered that he has not had a survey done , and commented that he was not too sure that he wanted to sell the extra land at this point . Mr . Dengler commented that if he sold it two homes could be constructed on the land , with two 100 - foot lots . Mr . Dengler stated that when he decides to sell there would be a stipulation in the deed that one home would be allowed while he [ Mr . Dengler ] was still living there . There appearing to be no further discussion , Chairman May asked if anyone were prepared to make a motion . MOTION by Mr . Robert Kenerson , seconded by Mr . Janes Baker : WHEREAS : 1 . This action is the Consideration of Subdivision Approval for the proposed subdivision of a 0 . 83 - acre lot from Town of Ithaca Tax Parcel No . 6 - 23 - 1 - 14 , 2 . 1 ± acres total , located at 250 DuBois Road abutting Woolf Lane Ext . , and further , Consideration of a Request for the Rezoning of said 0 . 83 - acre lot from Residence District R - 30 to Residence District R- 15 . 2 . This is an Unlisted action for which the Planning Board has been legislatively determined to act as Lead Agency for environmental review of the proposed subdivision , and for which the Town Board has been legislatively determined to act as Lead Agency for environmental review of the proposed rezoning . The Tompkins County Planning Department is a potentially - involved agency which is being informed of this action . 3 . The Town Planner has recommended a negative determination of environmental significance for the proposed subdivision and for the proposed rezoning . Planning Board - 3 - October 18 , 1988 THEREFORE , IT IS RESOLVED : That the Planning Board , acting as Lead Agency in the environmental review of the proposed subdivision as an Unlisted action , make and hereby does make a negative determination of environmental significance for the proposed subdivision , and further , that the Planning Board recommend and hereby does recommend to the Town Board that a negative determination of environmental significance be made for the proposed rezoning . 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 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 . 83 - acre lot from Town of Ithaca Tax Parcel No . 6 - 23 - 1 - 14 , 2 . 1 ± acres total , located at 250 DuBois . Road abutting Woolf Lane Ext . , and further , Consideration of a Request for the Rezoning of said 0 . 83 - acre lot from Residence District R - 30 to Residence District R- 15 , 2 . This is an Unlisted action for which the Planning Board has been legislatively determined to act as Lead Agency for environmental review of the proposed subdivision , and for which the Town Board has been legislatively determined to act as Lead Agency for environmental review of the proposed rezoning . The Tompkins County Planning Department is a potentially - involved agency which is being informed of this action . 3 . The Planning Board , at Public Hearing on October 18 , 1988 , has made a negative determination of environmental significance with respect to the proposed subdivision and has recommended to the Town Board that a negative determination of environmental significance be made with respect to the proposed rezoning . 4 . The Planning Board , at Public Hearing on October 18 , 1988 , has reviewed the following material : Short Environmental Assessment Form dated September 27 , 1988 . " Survey Map - Portion of Lands of George W . and Mary L . Dengler " , dated September 12 , 1988 , by T . G . Miller Associates , THEREFORE , IT IS RESOLVED : • Planning Board - 4 - October 18 , 1988 1 . That the Planning Board waive and hereby does waive certain 0 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 , conditional upon the rezoning of the proposed 0 . 83 - acre lot from Residence District R- 30 to Residence District R - 15 by the Town Board , 3 . That , with respect to the request for the .rezoning of the proposed 0 . 83 - acre lot , the Planning Board determine and hereby does determine that there is a need for the proposed use in the proposed location , that the existing and probable future character of the neighborhood will not be adversely affected , and that the proposed change is in accordance with a comprehensive plan of development of the Town . 4 . That the Planning Board recommend and hereby does recommend to the Town Board its approval of the general plan for the aforementioned rezoning , and further , recommend and hereby does recommend to the Town Board that such rezoning be approved . • 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 George W . and Mary L . Dengler 2 - Lot Subdivision and Rezoning Request duly closed at 7 : 49 p . m . PUBLIC HEARING : CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR PHASE I OF THE PROPOSED " CHASE FARM " SUBDIVISION , PROPOSED TO CONSIST OF 51 RESIDENTIAL LOTS ON EAST KING ROAD , BACKLOTS OF RIDGECREST ROAD , TOWN OF ITHACA TAX PARCELS NO . 6 - 45 - 1 - 2 . 2 , - 2 . 6 , AND 6 - 44 -• 2 - 9 . 2 AND - 9 . 3 , WITH PHASES I AND II HAVING BEEN GRANTED PRELIMINARY SUBDIVISION APPROVAL , WITH CONDITIONS , ON SEPTEMBER 20 , 1988 . BUTTERFIELD ASSOCIATES / AUBLE HOMES , APPLICANT . Chairman May declared the Public Hearing in the above - noted matter duly opened at 7 : 50 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Mr . David Auble addressed the Board and appended maps to the bulletin board . • Mr . Auble stated that he was before the Board to apply for Final Subdivision Approval for Phase I of the Chase Farm subdivision . Planning Board - 5 - October 18 , 1988 • At this point , Mr . Auble introduced Mr . Peter Trowbridge , Landscape Architect for the project . Mr . Trowbridge stated that there was a team that worked on the project - Trowbridge and Trowbridge as Landscape Architects and George Schlecht as Engineer . Mr . Trowbridge noted that in the Phase I final plat , Mr . Schlecht has engineered the roads , utilites , and lot layouts , as shown on the plan . Mr . Trowbridge offered that Phases I and II constitute a hundred home sites , adding , Phase I is proposed to have 51 home sites . Mr . Trowbridge commented that because of the configuration of Phase I there are certain adjustments that have to be made , noting that there is an accessway through a piece of property that Auble Homes currently owns , at the edge of Lot # 17 , commenting , Lot # 17 would be held , basically , while the temporary access road is maintained , as it is there primarily so there is a legal road during Phase I only . Mr . Trowbridge said that the road is clearly a temporary driveway that would be maintained and it connects to Chase Lane . Mr . Trowbridge stated that Chase Lane in Phase I runs from King Road to a point approximately halfway down the site , adding , there is a temporary easement for fire truck and emergency vehicle turnaround at [ indicating on map ] " this " end . Mr . Trowbridge stated that the roadway is constituted as a legal roadway , even with the first phase construction . Mr . Trowbridge said that , in addition , there is the grand court , which is a cul de sac that moves toward the west and has a number of home sites around it . Mr . Trowbridge remarked that the . utilities all run within the right - of -way , out through Phase I , and up othrough the cul de sac . Mr . Trowbridge offered that , in addition , there is a 30 - foot wide buffer strip along all edges except for an existing public right - of -way along East King Road , Mr . Trowbridge stated that vegetation has been maintained so that the roadway is viewed primarily as a wooded road , adding , only that vegetation has been or will be removed , if necessary , to construct the road , commenting there will be many trees that will be preserved between the road and the future recreation trail . Mr . Trowbridge .noted that there is a proposed planting along East King Road of ornamental trees approximately 20 - 25 feet on center that will run the full length of the property along East King Road . Mr . Trowbridge stated that the six - foot wide recreation trail is finely crushed limestone , and would run from East King Road in Phase I through the end of road construction in that phase . Mr . Trowbridge stated that all storm water is handled in Phase I in very shallow roadside ditches . Mr . Trowbridge commented that the intent is to have each individual homeowner maintain the roadside edge , right up to the edge of the pavement within the public right - of -way . Mr . Trowbridge remarked that there is detention for run - off and it is accommodated in a detention pond across the street , adding , the ButterField calculations have been done . Mr . Trowbridge offered that in Phase II there is detention in a separate holding pond that is just off the Phase I site . Mr . Trowbridge said that there is a deed restriction within the 30 - foot wide buffer that will eliminate any cutting of vegetation larger than a 5 - inch caliper . Chairman May noted that this was a Public Hearing and asked if there were anyone from the public who had any comments or questions . Planning Board - 6 - October 18 , 1988 Eva Hoffmann of 4 Sugarbush Lane spoke from the floor and wondered about other roads in the area with respect to subject development . Mr . Trowbridge [ indicating on map ] pointed out the roads . Roger Sayre of 110 Ridgecrest Road spoke from the floor and stated that he approves almost 100 % of the plan , but questioned the buffer zone , which he noted was a concern to him . Mr . Sayre felt that a 5 " diameter tree was already a fairly large tree . Mr . Sayre commented that he would like to see a restriction placed on the cutting or removal of any vegetation within that 30 - foot buffer zone . Mr . Trowbridge responded that what the developer attempted to do , qualitatively , was to establish some way that the buffer could be defined . Mr . Edward Austen of 255 DuBois Road wondered if the 30 - foot buffer was going to be owned by the property owner , with Mr . Trowbridge answering , yes , but there are deed restrictions . There appearing to be no one else from the public who wished to speak to this matter , Chairman May closed the Public Hearing at 8 : 01 p . m . and brought the matter back to the Board for discussion . William Lesser wondered how large Lot # 1 was . Mr . Trowbridge • answered that it has 135 - foot frontage , noting , even without the buffer it still has 100 - foot frontage . Ms . Langhans commented that if there were no trees or bushes there would be no effect of a buffer . Mr . Trowbridge agreed with Ms . Langhans . Mr . Trowbridge responded that the buffer on the westerly side [ indicating on map ] qualitatively varies . David Auble , developer , noted that the buffer was suggested to enhance the properties , and to make the lots much more salable . Susan Beeners , Town Planner , wondered who would be on the Architectural and Site Review Committee , with Mr . Auble answering that he has in - house staff that is qualified . William Lesser referred to No . 14 of the Declaration of Restrictions which states , " The Chase Farm Architectural and Site Review Committee will be composed of three persons to be appointed by the owner herein . All members of the committee shall act at the pleasure of the owner and the owner may replace any or all members of the committee at will . The committee shall maintain in its files a written record of any action taken , together with a copy of the plans and specifications so acted upon , such plans and specifications to be furnished at the sole cost of the lot owner . The decision of the committee shall be signed by a majority of the members . The committee shall have the authority to grant variations to the provisions of these restrictions either to the owner herein or to any subsequent owner of any lots in the subdivision . The committee reserves the right to modify and / or cancel any of the covenants , conditions , Planning Board - 7 - October 18 , 1988 • restrictions or reservations if , in their judgment , the development or lack of development of the subdivision makes the course necessary or advisable . " Mr . Lesser commented that he understood the above to say that the committee can do as it chooses . Mr . Auble noted that the subdivision could be completed without deed restrictions , as it is a voluntary form of enhancing the value of the property to the homeowners in trying to maintain it on a long - term basis . Mr . Auble said that his concern was making sure that the very last lot sold on the site reaches its maximum value , adding , that can only be done by maintaining as strict an architectural control as possible without driving people away by making it too restrictive . David Klein remarked that as part of the Planning Board ' s Final Subdivision Approval , if the deed restrictions are part of the approval , and they include things like the buffer zone etc . , then actually , by the developer unilaterally having the ability to modify any of the restictions , that is really taking the prerogative of the Planning Board . Mr . Auble stated that he had asked his attorney to make sure that at any point where the Town regulations were involved , that there was either some reference to it , or it would be implied that the developer would obviously not supersede the Town regulations . Ms . Beeners wondered about essential mitigation points , and also wondered about any modification of the covenants requiring Planning Board approval . Mr . Auble responded that that would not be adverse to • the developer ' s interest . Attorney Barney , directing his comment to Mr . Auble , wondered why he felt the need and the right to effectively cancel all of the reservations . Attorney Barney commented that once it is beyond the point of developing and selling the first lot , then it seemed to him that the provision for modification of these should be taken into account for those people who purchased , as well as the developer ' s interest . Mr . Auble stated that this was not a buffer.- zone to protect the natural area , but , basically , this is suburban backyards . Attorney Barney stated that the Preliminary Plat Approvals specify that the Final Subdivision Plat shall indicate for Phase I a 30 - foot perimeter buffer zone for vegetative conservation with the exception of frontage on East King Road , Mr . Auble stated that the five - inch cut was the only buffer restriction . Mr . Auble offered that , within his planning group , there would be no construction in the buffer zone . George Schlecht , Engineer for the project , stated that the east side of the property is a wooded area , and noted , as a practical matter , it would be very difficult to build anything . Mr . Schlecht commented that on the west side there is very little vegetation . Ms . Beeners offered that her understanding of the buffer was that it was a way to preserve trees , especially along the west side , and along the backlots of the Ridgecrest Road residents . Ms . Beeners wondered about prohibiting the construction of any structures within • that 30 - foot buffer , with Mr . Auble responding that that would not be a problem . Planning Board - 8 - October 18 , 1988 • Ms . Beeners asked about access through the Bettucci parcel . Mr . Trowbridge responded that it is really an extension of an existing driveway . Mr . Trowbridge said this was a temporary road as there is no intention of after Phase I to continue that as a way through the parcel . Mr . Trowbridge offered that it is currently a drive that exists back to the second building on the property , adding , it will be a gravel 20 - foot wide driveway which would be accessible thoroughout Phase I and eliminated at the time Phase II is developed . Mr . Auble stated that he is the property owner of the former Bettucci property . Robert Flumerfelt , Town Engineer , noted that the roadway edges should be clearly shown on the Final Subdivision Plan , along with the radii , at the intersections within the subdivision . David Klein wondered if there would be road profiles , with Mr . Trowbridge answering , yes , that has been submitted , and the maximum grade is 7 . 2 . Mr . Klein wondered about the drainage plan . Mr . Trowbridge stated that the intent was , basically , to redirect the shallow swales that are on the site , into the roadside ditches . 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 Final Subdivision Approval for the proposed " Chase Farm " Subdivision , Phase I , proposed to consist of 51 residential lots on East King Road , backlots of Ridgecrest Road , Town of Ithaca Tax Parcels No . 6 - 45 - 1 - 2 . 2 and - 2 . 6 , and 6 - 44 - 2 - 9 . 2 and - 9 . 3 , with Phases I and II having been granted Preliminary Subdivision Approval , with conditions , on September 20 , 1988 . 2 . This is a Type I action for which the Planning Board , acting as Lead Agency in environmental review , made a negative determination of environmental significance on September 20 , 1988 . 3 . The Planning Board , at Public Hearing on October 18 , 1988 , has reviewed the final plat submissions for the proposed Phase I of this subdivision . 4 . The Town Board on October 17 , 1988 , approved the location of the proposed roads , open space , and other public facilities of this subdivision , with certain conditions . THEREFORE , IT IS RESOLVED : That the Planning Board grant and hereby does grant Final • Subdivision Approval to Phase I of the " Chase Farm " Subdivision as proposed , with such Approval subject to the conditions and requirements imposed by the Planning Board in its September 20 , 1988 , Planning Board - 9 - October 18 , 1988 • Resolution granting Preliminary Subdivision Approval , and by the Town Board at its October 17 , 1988 meeting , and further subject to the following conditions : 1 . Submission of a letter of credit in form and substance satisfactory to the Town Engineer and the Town Attorney for the completion of improvements in Phase I , prior to the issuance of any building permits . 2 . Maintenance of the proposed trail will be subject to the requirements of any sidewalk or trail ordinance that may in the future be adopted by the Town . 3 . Submission of " As - Built " improvement plans to the Town Engineer , including roadways , trail , and water and sanitary sewer improvements , prior to release of final balance of letter of credit . 4 . The temporary access road shall be constructed to specifications satisfactory to the Town Engineer and shall be approved by the Town Engineer and Highway Superintendent prior to the issuance of any certificates of compliance for any lots located beyond the initial 1 , 000 feet , said road to be designed to be one -way west . 5 . The final plat shall be revised to show current ownership of the parcels on the east side which have recently been purchased by • the developer . 6 . Approval of covenants by the Town Attorney prior to issuance of any building permits . 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 Consideration of Final Subdivision Approval for Phase I of the proposed " Chase Farm " Subdivision duly closed at 8 : 49 p . m . PUBLIC HEARING : CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL FOR THE PROPOSED " ROSE HILL SUBDIVISION " , PROPOSED TO CONSIST OF 100 SINGLE FAMILY LOTS AND 50 CLUSTERED TOWNHOUSE UNITS , PROPOSED TO BE LOCATED ON MECKLENBURG AND WEST HAVEN ROADS ON A PORTION OF TOWN OF ITHACA TAX PARCEL NO . 6 - 28 - 1 - 26 . 2 , JOSEPH BARRICK , LAKESIDE DEVELOPMENT , INC . , APPLICANT . Chairman May declared the Public Hearing in the above - noted matter duly opened at 8 : 50 p . m . and read aloud from the Notice of • Public Hearings as posted and published and as noted above . Planning Board - 10 - October 18 , 1988 • Richard Keyser addressed the Board and stated that he was the Attorney for the project , adding that Dan Bower was the Engineer for the project . Attorney Keyser stated that the development was located , essentially , at the intersections of the Mecklenburg Road and West Haven Road . Attorney Keyser offered that the development is planned for four separate phases , with the initial phase to constitute 22 lots located at the corner of Mecklenburg Road and West Haven Road , Attorney Keyser stated that the second phase would be for the development of an additional six or seven single family residential lots , as well as the first phase of construction of the townhouses . Attorney Keyser stated that the townhouse development , at the present time , is conceptual only , and it has been submitted to the Board in connection with the overall plan to obtain the Board ' s feeling and input , as far as the townhouses are concerned . Attorney Keyser commented that , there is the ability , depending on community reaction , and municipal reaction to the development of the townhouses , to perhaps , modify that proposed development for use as single family dwellings . Attorney Keyser stated that the developer would propose to sell these lots with deed restrictions , as well as to develop some of the lots themselves , and offer those lots for sale with housing already constructed on them . At this point , Dan Bower , Engineer for the project , stated that the project consists of 177 acres , with [ indicating on map ] the • majority of residential housing being in " this " area , and townhouse units being in " this " area . Mr . Bower commented that there are about 2 . 2 miles of road to be built to Town specifications . Continuing , Mr . Bower noted that there were two points of proposed access - one being on Route 79 , and another location on West Haven Road . Mr . Bower noted that the above would be Phase I of the development . Mr . Bower [ indicating on map ] stated that the major form of open playground area is in " this " central location , which is centered around a pond site . Mr . Bower mentioned that there are other open areas in various locations , coupled with a detention .facility , adding that any increase in storm water will be addressed by these detention facilities . Mr . Bower stated that the property is zoned R- 30 , with a small portion of R- 15 zoning along West Haven Road . Mr . Bower noted that the density throughout the project reflects the R- 30 zoning requirements . Mr . Bower noted that all utilities are readily available to -the site . Mr . Bower stated that a booster pump hydropneumatic system would be needed to service the first two phases , and some other form of water storage pressure would need to be established at a later date , commenting that the developer is in the process of establishing that with the Town Engineer , and the Town Supervisor , adding the developer has a Letter of Intent to work on that type of arrangement . Attorney Keyser stated that the developers are seeking two things • from the Board tonight - one being a SEQR determination , and the second being Preliminary Subdivision Approval . Planning Board - 11 - October 18 , 1988 • Chairman May noted that this was a Public Hearing and asked if there were anyone from the public who had any comments or questions . Dr . Fred Mitchell of 153 West Haven Road approached the Board and stated that he was interested in three particular points of impact as follows : 1 . The water pressure - at the present time water pressure on West Haven Road is quite low . Dr . Mitchell felt that there should be some determination as to what the pressure will be , if there is a large tap - off supplying the first 22 residences . 2 . Traffic - West Haven Road is becoming a highway . Dr . Mitchell said it would certainly be desirable if there were no access onto West Haven Road from the proposed large development . 3 . Stream - there is a stream that runs from the previously mentioned pond down through his property [ Mitchell ] , and at the present time , the stream , which is intermittent , is an asset . Dr . Mitchell commented that if there were a huge run - off there might be a tremendous amount of erosion . Dr . Mitchell mentioned that , if there is a large holding pond to control the water , it might be controlled to the extent that • there would be no water . Dr . Mitchell stated that he thought the above three points should be studied thoroughly . Peter Trowbridge of 1345 Mecklenburg Road spoke from the floor and commented on two general observations . Mr . Trowbridge mentioned that he felt Mecklenburg Road has become a fairly fast thoroughfare at 55 mph . Mr . Trowbridge remarked that the DOT should be consulted to try and reduce the speed limit . Secondly , Mr . Trowbridge commented on a planning issue . Continuing , Mr . Trowbridge stated that , in looking at the site it is primarily argicultural , so the kind of flora that is being disturbed is Alfala and corn stubble , it is not a major loss in terms of land cover . Eva Hoffmann of 4 Sugarbush Lane . spoke from the floor and wondered about the kind of impact as to the wooded area or building on the open space area . Mr . Trowbridge responded that it would be impact on the wooded area , as it is a fairly mature woods . Mr . Trowbridge felt that there might be less impacting in an argiculture area rather than the woods . Karen Kaufmann of 134 West Haven Road spoke from the floor and expressed her concern about water pressure and traffic on West Haven Road . • Don Henry of 140 West Haven Road appeared before the Board and expressed his concern with the water pressure . Mr . Henry wondered about a proposed water tank . Chairman May responded that the water Planning Board - 12 - October 18 , 1988 • tank is in consideration , but did not know the time schedule . Town Engineer Robert Flumerfelt stated that he thought it was in the draft version of the 1989 Improvement Program . Mr . Henry expressed his concern with traffic on West . Haven Road , and also the speed limit . Mr . Flumerfelt offered that , even though West Haven Road is a Town road , the Town cannot unilaterally set a lower speed limit , the request has to go via the County to State DOT , Bill Patchen of 134 West Haven Road approached the Board and stated that he would like the Board and the developers to seriously consider the West Haven Road / Route 79 intersection . Mr . Patchen felt that , as of the present time , that intersection is a very dangerous intersection , and with the increased traffic it would be worse . Mr . Patchen also expressed his concern with the water pressure . John Vasse of 418 Elm Street Ext . addressed the Board and stated that he thought the development on the west side of Ithaca should be limited to some extent until the Octopus issue is cleared up . Joseph Barrick of Lakeside Development , Inc . stated that the square footage of the homes would range anywhere from 2000 - 3500 , adding , the cost of the homes range from $ 175 , 000 . 00 to $ 300 , 000 . 00 . Mr . Barrick stated that deed restrictions would be formulated to govern the type of home that is allowed in the development . • Mr . Bower noted that the access on West Haven Road is a vital access to the development , and commented that there would be two access points to the property . Mr . Bower stated that the plan before the Board is extremely conceptual in nature , and a preliminary plan of the site has not been submitted , adding that , certainly the idea of clustering the housing further would be something the developers would look at to mitigate any excessive removal of trees . Mr . Bower remarked that it is the developers desire to leave as much of the treed area in place as possible . Mr . Bower stated that, if clustering would facilitate that , then the developers would be for it , however , in following through with residential development and , road construction , there would be a massive amount of road frontage and cleared roadway , housing areas cleared , and driveways , and added that the units could be clustered differently to help with that ty e of situation . Mr . Bower felt that would be a better mitigating app oach to removal of the trees . Mr . Bower offered that the density o the project in relationship to the general area and the Octopus was that the project has been phased , and the full impact of the development is not anticipated for 4 - 5 years . 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 : 31 p . m . and brought the matter back to the Board for discussion . Chairman May noted that this matter was a request for Preliminary Subdivision Approval , however , one of the things that the Board may want to consider is a request for a cluster plan . Planning Board - 13 - October 18 , 1988 • Carolyn Grigorov wondered if Chairman May meant a cluster plan for the whole issue , with Chairman May answering , yes . Virginia Langhans stated that she would like to see a cluster plan . Ms . Beeners mentioned the cluster in that it was her intent as to her comments that , while the applicants are looking for an approval of the density in concept , at the minimum the Board does need to see the conventional alternative plat dimensioned out to show that , indeed , the 28 lots could be gotten , but usually the Planning Board does want to see some kind of preliminary developed drawings to see exactly how the townhouses might look there , especially considering that there is the wood - lot , adding , the condition of which she has some questions about . Ms . Beeners stated that she and the Assistant Town Planner , George Frantz , had walked along the perimeter , and it looked like parts of it had been lumbered over . Town Engineer Robert Flumerfelt commented , if the developer is looking at that particular area of the total land , the roadway abutting that part of the subdivision has a reverse curve in it with almost a non - existent tangent distance between the curves , and added that it is sub - standard according to the Town of Ithaca Subdivision Regulations , Mr . Flumerfelt said that it is a subject to be avoided , if possible . Mr . Flumerfelt remarked that if the roadway and the lot layout could be re -worked in that area it would be beneficial . Chairman May stated that Mr . Flumerfelt was speaking of Lots # 68 , # 69 and # 70 . Mr . Frantz commented that the Subdivision Regulations state • that there should be a minimum 100 ' tangent . Mr . Frantz wondered if the cluster was just for the area designated for the townhouses or for the entire project . Chairman May responded that it would be worth consideration to look at the entire project . Chairman May inquired of the developers if any consideration had been given to clustering the project . Carolyn Grigorov noted that one can cluster $ 300 , 000 . 00 houses , adding , there would be more open space . Mr . Barrick answered that they have not , mainly from a marketing standpoint , as they were trying to service the market , as well as putting an engineering plan together that was most feasible . Chairman May wondered if the developers felt that cluster housing was not marketable , with Mr . Barrick responding , no , but we felt that the mix would service several markets . Carolyn Grigorov stated that she felt it was a good idea to have a mix , but more clustering could be done to come up with a more beautiful development . Mr . Frantz commented that what was presented was conventional and was serving more toward the upper end of the market . Mr . Barrick offered that through their own discussions , observations , and knowledge of the market in the area they felt the mix was the most realistic from a marketing standpoint to service different price ranges , as well as sizes and nature of housing . Chairman May noted that the Board was not , necessarily , suggesting more townhouses , it is strictly suggesting another way of looking at the lot layout and the approach . Virginia Langhans offered that the more open space the developer can • leave would make it look more rural , which it is , instead of extending the City of Ithaca farther and farther out . Mr . Bower stated that the detention facilities were dry pond areas and it is actually green Planning Board - 14 - October 18 , 1988 • space , which would be combined as a buffer area between there and the outside residential areas . Virginia Langhans commented that open space means that it is for the benefit of all of the homeowners , adding that she did not think a little tiny corner benefits anyone except for the residents in that corner . Mr . Bower commented , as to a cluster development , the developers did not see the development itself viewing the development , they saw the development viewing the Lake , adding , clustering houses together causes all kinds of little site problems . Mr . Bower stated that the homes in question are very large expensive homes , and typically do not look substantially well pushed together ; they look better on estate - type large lots . Mr . Bower stated that clustering was considered , although a layout was never pursued because of economic reasons and layout reasons . Mr . Frantz remarked that cluster is not merely six townhouse units attached in a row , commenting , cluster to the Planning Board can be " O " lot line , cluster can be two - family attached , cluster can be large dwellings possibly 4 - 6 units facing four different directions with four separate entryways . Mr . Barrick offered that the developers would look into the issue , adding that the developers went through five or six different scenarios before coming up with the presented plan . Mr . Barrick stated that they would go back to the drawing board to a certain extent , and review whether the incorporation makes any sense to them . Ms . Langhans remarked that everyone is building $ 300 , 000 . 00 houses , and noted that there is a real need for affordable housing . • David Klein commented that , with cluster there could be a little more variety . Mr . Klein also noted that to secure Preliminary Approval that includes cluster the Board will need a fair amount of information on the cluster development . There appearing to be no further discussion , Chairman May asked if anyone were prepared to make a motion . MOTION by William Lesser , seconded by Virginia Langhans : RESOLVED , by the Town of Ithaca Planning Board , that the Public Hearing in the matter of the proposed " Rose Hill Subdivision " be and hereby is adjourned to November 15 , 1988 at 8 : 15 p . m . , to allow time for the developer to provide more information on a cluster plan . 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 " Rose Hill " Subdivision " matter duly adjourned at 10 : 00 p . m . • At this point , Myrtle Whitcomb , a part of a group of very concerned citizens , approached the Board and stated that at tonight ' s Planning Board - 15 - October 18 , 1988 • meeting she heard a lot of the right questions which she felt was some very significant progress toward things that citizens have been concerned about for the last several months . Mrs . Whitcomb commented that she was very pleased with the Board . PLANNING DEPARTMENT REPORT Town Planner Susan Beeners referred to a letter regarding the proposed Lake Cayuga Estates Subdivision which was written by Assistant Planner George Frantz to Steven R . Blust , dated October 13 , 1988 . [ Copy of letter attached hereto as Exhibit 1 . ] Mr . Frantz stated that the content of the letter was based on a more thorough analysis of their plan . Ms . Beeners stated that a Comprehensive Planning Sub -Ccmmitte kick - off meeting had been held , and the receipt of consultant proposals is expected on October 27 , 1988 . APPROVAL OF MINUTES - June 7 , 1988 MOTION by William Lesser , seconded by Robert Kenerson ; RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of June 7 , 1988 , be and hereby are approved as presented . • 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 . APPROVAL OF MINUTES - September 20 , 1988 MOTION by Robert Kenerson , seconded by William Lesser : RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of September 20 , 1988 , be and hereby are approved as presented . 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 . ADJOURNMENT Upon Motion , Chairman May declared the October 18 , 1988 , meeting • of the Town of Ithaca Planning Board duly adjourned at 10 : 07 p . m . Planning Board - 16 - October 18 , 1988 Respectfully submitted , Mary Bryant , Recording Secretary , Nancy M . Fuller , Secretary , Town of Ithaca Planning Board . • TO% N OF ITHACA 126 EAST SENECA ETR11T RHACA, NEW YORK 14UC October 13 , 1988 Mr . Steven R . Blust Clark Engineers , MW , Inc . 205 Muller Road Washington , Illinois 61571 Re : Proposed Lake Cayuga Estates Subdivision Dear Mr . Blust . The following comments are in regard to the sketch plan for the proposed . Lake Cayuga Estates . subdivision which was presented to the Town of Ithaca Planning Board at its regular meeting on September 20 , 1988 . Both Town planning staff and Planning Board members that have seen the proposal have a number of concerns . • 1 ) The proposed subdivision plat does not provide for dedication of 10 % of the gross land area ( + / - 6 . 35 acres ) for public park and open space . It has been a long standing policy of the Town of Ithaca to ensure that. adequate park and open space to meet the needs of a growing population is reserved as the Town develops . We do acknowledge that the developer has offered to fund construction of a pedestrian / bike path along the former railroad bed downhill of the proposed project . However , such a trail is on the former . railroad bed is already being considered by the State of New York Office of Parks , Recreation , and Historic Preservation . The Town has no plans at this time to develop such a trail . The Planning Board at the Sketch Plan review did state its desire to have land reserved as open space . 2 ) Forty percent or more of the site has slopes in excess of 15 % , including approximately one - third with slopes of 20 % or more . Due to the severity of winter and the need to ensure safe highways the maximum road grade allowed by the Town of Ithaca on roads to be dedicated to the Town is 10 % . Exhibit 1 I Mr . Steven R . Blust - 2 - October 13 , 1988 • i Sections of the proposed road system do not appear to meet this maximum 10 % grade limitation . 3 ) The Hudson silty -clay ( HsD3 ) and Hudson and Dunkirk soils ( HzE ) that cover most of the site are considered highly erodible or unsuitable for building foundations or roads . There is evidence of subsidence and land slippage on the site in the vicinity of the northern ravine , affecting particularly lot 36 and the proposed road along the northern rim of the ravine . Other lots adjacent to the ravine may also be affected . Lots 19 through 23 are almost entirely within the area of Hudson-Dunkirk soils ( HzE ) , which are considered unstable and not recommended for building foundations according to the USDA Soil Survey for Tampkins County.. 4 ) The proposed project is extending a cul - de - sac which is already in excess of the maximum length allowed under Town regulations , so that another means of access to . the project is necessary . Two possible second access points may be available to the site : eastward to NYS Route 89 , or southward across Indian Creek to the end of Happy Lane . If a second outlet to Route 89 is to be provided then the road system of the Lake Cayuga Estates subdivision should be designed to minimize the potential for cross traffic between Route 89 and DuBois Road . Also , given sight distances on Route 89 it appears that an outlet near the northern end of the proposed development , at the crest of a hill and apex of a curve , would be most appropriate . The potential for cross traffic should a connection to Route 89 be proposed and mitigation of any adverse impacts as a result of cross traffic should be . .discussed in your submission . 5 ) Approximately 50 % of the site is covered with mature deciduous woodland . This woodland forms part of . an important local viewshed which stretches from within the City of Ithaca itself northward along Cayuga Lake . It is also a portion of an identified wildlife wintering area . • EXHIBIT 1 Mr . Steven R . Blust - 3 - October 13 , 1988 ( ENVIRONMENTAL IMAGE , Tompkins County Department of Planning , Comprehensive Plan Studies , 1975 ) The layout of roads and lots in the proposed development does not take into account the existing wooded. nature of the site or show any effort to minimize loss of forest area or to mitigate any potential adverse environmental impacts due to the loss of forest area , Alternative layout of the roads and .lots to better take into account the existing wooded nature of the site and to mitigate potential adverse environmental impacts due to the development should be explored . 6 ) Given site topography and . tthe numerous swales and gullies on the site , a number of the proposed lots do not appear to be buildable upon under the setback and yard requirements of the Town of Ithaca Zoning Ordinance without infringing on existing watercourses or potentially unstable ravine sides . Specifically , lots # 16 , 51 , 52 , and 25 and 26 have existing watercourses passing • through them .which may preclude building within required yard and setback areas . Lots # 8 and 15 appear to be inaccessible without excessive infringement of the ravine passing through them . The northern portion of lot # 36 shows evidence of land subsidence into the ravine , which may not allow adequate room for a home . 7 ) The stormwater management provisions proposed during the Sketch Plan presentation before the Planning Board called for the diversion of- stormwater from a number of existing natural swales into roadside ditches and centralized detention basins , We are concerned as to how this is to be accomplished in a way that does not increase erosion given the steepness of the site and the highly erodible nature of soils on the site . Also detention basins or other facilities designed to limit stormwater runoff from the site to no more than that which exists now may be required . 8 ) Lot # 1 does not meet the rear yard and side yard setback requirements . Lot # 39 as proposed does not appear to meet minimum yard width of 150 feet . EXHIBIT 1 Mr . Steven R . Blast - 4 - October 13 , 1988 9 ) Topographic information for the southeast corner of the site ( lots 20 - 23 ) must be provided . Given- the above concerns , the limitations of the site , and the potential large environmental impacts of the Lake Cayuga Estates development as proposed , ' we recommend that you consider alternative platting arrangements , including cluster - type development for all or a portion of the site . Such alternative designs should take into account the steepness of the site , minimize excessive road length _, . and maximize preservation of wooded areas and ravines . Cluster development can be, a combination of traditional lots , zero lot line , and attached housing , including duplexes as well as townhouse units . Please refer to Article V of the Town of Ithaca Subdivision Regulations . We will be happy to discuss various ideas you may have fog developing the site . prior to their submittal . Should you have any questions , please contact myself or Susan Beeners at ( 607 ) 273 - 1747 . • Sincerely , George R . Frantz Assistant Town Planner GRF : mb cc : Ann Clarke Planning Board • EXHIBIT 1 410 -.Y N. A Virin i I f f VP e*LV ►0a • na . .: . . �a. a .� n . . . t✓r nfia Sir } c .F" TOWN OF ITHACA PLANNINGI , D' � t'. 112L15 t�tSZi c�. L12 �' 3`A'tJ^.. _ ' SCS AR988 TOES BO TICE OF PUBLIC -. HE DAY OCTOBER _ . _. _. ._- . . .. . . . . . .. . _ . _. . . . . . . . _ _. . . _ . S . .- . . :- 18, By direction of the Chairman of the Planning Board, NOTICE ann.; sill , �t --aa�',..5' au 's L^ It�fiC� CCou ]t)' Ik " d M' to f�; D' CS21G� �II6 IS HEREBY -GIVEN, that the Public Hearings will be held . by the Planning Board of the t C e Town )off Ithaca on Tuesday; Ott �t L _ . ?_ .:— •_ - -^- . -___ .__ • —_ October•=, 8, 1988, . in Town Hall , 126' East Seneca Street, - .� Ithaca, N. Y. , at the following V! TRI I? 1s' Ar.A jD. .'iAa 8Llbl] C 13� :+Tya#rte !IeDtdJC t�` � ' times and on the followin matters: - 7:30 P .M. Consideration - of Lt: It•� � _&[C'."'P'Ss e , &Dd �at *� F�Ot'i .' , 0. l� ^� 2 orci n 1S $ J6 Subdivision Approval for the ' - proposed subdivision of 0. 83-acre lot from Town of Ithaca Tax Parcel No. 6-23- 1 = 1' 14, 2. 1 plus/minus acres total , • located at 250 DuBois Road abutting Woolf Lane Ext. , and _ _ . . ... .. ... G._2� _ L1 . . . _ ... . .. _.. _ —_ __ . .... . .. . .. u . ._. __ _.�_ further, Consideration of a re- j- �. quest for the rezoning of said - 0. 83 acre lot from residence .. __,_ __--__- - __. ____, _ , __, District R-30 to Residence Dis- trict R- 15. George W. and 2 I t r Mary L. Dengler, Owners/Ap- 1 *moi _ P±a U, "!�'S't Y�1�LCs _ Q., o 5 ? . DL) . ,—f w&� oL ' plicants. t"ie " "" 7:40 P .M. Consideration of Fi- nal Subdivision Approval for i • _ o : �,- a s` Phase I of the proposed o : _ S. S�. __ _ . . .. . _ . . . . . ._ _ _.. . .. . .. . . . .. . ... .. . t. . . . "Chase Farm" Subdivision, proposed to consist of 51 resi- dential lots. on East King Road, <: ' Lia_ 1� _. _ . _ _ _ . __ . . .. Vis. . . _. __._ . .. . .. ... . .. . . . . . . backlots '8-VAidgecrest Road, Town of IfhOca Parcels No. 6- 1 45- 1 -2. 2, -2. 6, and 6-44-2-9. 21 Ssu _ �: >x &.nc :1,x-o:°: ;n _rcre tee , tr:I and -9. 3, with Phases I and II having been granted Prelimi- nary Subdivision Approval, with conditions, on T ` 20, 1988. ButterField September socia- les /Auble Homes, Applicant. 7:55 P.M. Consideration of --- — -- — — — .• - •- • .. . ... .. .. . . — — Preliminary Subdivision Ap- _ . . . _. . _. _ _. provol for the proposed "Rose �• =� F !+� L - Hill Subdivision ' proposed to JEAN _ O � consist of 100 single family lots and 50 clustered town- Notary Public, Si cf New York oouse cateduonsMecklenburg ato nd No. 4654410 West Haven Roads on a por- i tion of Town of Ithaca Tax Por- 1' Qualified in Tom kins cel No. 6-28- 1 -26. 2. Joseph `� County Barrick , Lakeside Devel - ; Com , aissicn expires May 3 � � C� g opment, Inc. , Applicant. / 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 j or in person. Jean H . Swartwood Town Clerk 273- 1721 October 13, 1988