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HomeMy WebLinkAboutPB Minutes 1989-01-24 r FILED TOWN OF ITHACA Date Clerk TOWN OF ITHACA PLANNING BOARD JANUARY 24 , 1989 The Town of Ithaca Planning Board met in regular session on Tuesday , January 24 , 1989 , in Town Hall , 126 East Seneca Street , Ithaca , New York , at 7 : 00 p . m . PRESENT : Chairman Montgomery May , James Baker , Carolyn Grigorov , Virginia Langhans , Robert Kenerson , William Lesser , Robert Miller , John C . Barney ( Town Attorney ) , Susan C . Beeners ( Town Planner ) , Robert R . Flumerfelt ( Town Engineer ) . ALSO PRESENT : Karl Niklas , Rosalind Grippi , Doria Higgins , Ed Cobb , John G . Whitcomb , Kinga M . Gergely , Stephen Smith , Joseph Burkhart: Jr , William F . Albern , G . Armbruster , Bob Boehlecke , Ron Crawford , Joe Quigley , Tom Niederkorn , Angie Penolieve ( WTKO ) , Frank Eldridge , David Auble , Carol Bushberg , Edward Bosworth , Gene Ball , N . A . Perry , Carl Sgrecci , Edwin Hallberg , Carolyn McMaster . Chairman May declared the meeting duly opened at 8 : 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 January 17 , 19891 and January 19 , 1989 , 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 , as appropriate , upon the Clerk of the Town of Danby , upon the Clerk of the Town of Ithaca , upon both the Clerk and Acting Building Commissioner of City of Ithaca , upon the Tompkins County Commissioner of Public Works , upon the Tompkins County Commissioner of Planning , and upon the applicants and / or agents , as appropriate , on January 18 , 1989 , 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 . APPROVAL OF MINUTES - December 6 , 1988 MOTION by Robert Kenerson , seconded by James Baker : RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of December 6 , 1988 , be and hereby are approved as presented . There being no further discussions , the Chair called for a vote . Aye - May , Baker , Grigorov , Langhans , Kenerson , Lesser_ , Miller . Nay - None . ® The MOTION was declared to be carried unanimously . Planning Board - 2 - January 24 , 1989 AGENDA ITEM : INTERVIEWS - - THREE CANDIDATES FOR PLANNING BOARD VACANCY . At this time , Chairman May stated that the Board had an interview session which. was motioned into Executive Session , Chairman May offered that three candidates had been interviewed for a seat on the Planning Board . There appearing to be no further discussion , Chairman May asked if anyone were prepared to make a motion . MOTION by Virginia Langhans , seconded by Mr . Robert Kenerson : RESOLVED , that the Town of Ithaca Planning Board recommend and hereby does recommend to the Town Board the appointment of Stephen D . Smith , 537 Warren Road , to the Planning Board for a term expiring December 31 , 1995 . Aye - May , Baker , Grigorov , Langhans , Kenerson , Lesser , Miller . Nay - None . The MOTION was declared to be carried unanimously . NON-AGENDA ITEM ® Board member . Robert Kenerson reported on a meeting he had attended at City Hall regarding the City decision on Route 96 . Mr . Kenerson stated that the City wants the Town to provide some type of iron - clad assurances as to how the Town would consider future planning and road use measures . Mr . Kenerson said that one of the concerns from the City was relieving some of the Route 96 traffic away from the Octopus area . Mr . Kenerson stated that it was noted that without some iron -clad assurance from the Town , the City felt that Alternative A . Option 2 , was the most appropriate . Mr . Kenerson offered that Town Planner Susan Beeners and Assistant Town Planner George Frantz had also attended the meeting . Chairman May stated that he was surprised to see a resolution requiring an iron - clad guarantee from the Town , adding , he did not think that would be legal . [ The referenced Resolution is attached hereto as Exhibit 11 . Chairman May noted that , on a number of occasions , the Town had expressed a willingness to sit down and talk with the City , and try to work out some of the concerns . Ms . Beeners said that the Planning and Development Committee sent a letter to the DOT recommending Alternative A . Ms . Beeners mentioned that the Comprehensive Planning Consultant would be reviewing the West Hill Master Plan . There being no further comments , Chairman May closed the above discussion at 8 : 25 p . m . • PUBLIC HEARING_ CONSIDERATION OF SITE PLAN APPROVAL FOR THE PROPOSED " BURKHART ' S A DIVISION OF JOE ' S MARINE " , BEING THE PROPOSED CONSTRUCTION OF A FACILITY FOR THE SALE OF MARINE AND RECREATIONAL Planning Board - 3 - January 24 , 1989 VEHICLES , PROPOSED TO BE LOCATED IN A LIGHT INDUSTRIAL DISTRICT AT 602 ELMIRA ROAD , TOWN OF ITHACA TAX PARCEL NO . 6 - 31 - 3 - 4 . JOSEPH P . BURKHART , OWNER , Chairman May declared the Public Hearing in the above - noted matter duly opened at 8 : 30 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Mr . Joseph Burkhart Jr . addressed the Board and appended maps to the bulletin board . Mr . Burkhart noted that one of the changes [ indicating on map ] was the relocation of the back canopy by 20 feet . Mr . Burkhart [ indicating on map ] pointed out the hoist location , which he noted is a major item . Mr . Burkhart stated that a rear access road , off Mancini Road would be constructed , commenting that he also proposes to erect a screened fence at the rear of the property . Chairman May noted that this was a Public Hearing and asked if anyone present wished to speak . No one spoke . Chairman May closed the Public Hearing at 8 : 35 p . m . and brought the matter back to the Board for discussion . William Lesser wondered about the changes for final approval . Mr . Burkhart responded that the original approval was for 60 feet of the highway right - of -way line , adding , the building size has almost doubled in order to provide for display of the larger boats . Mr . Burkhart offered that the proposed building has been moved back to allow for more paved area for display purposes . Mr . Burkhart commented that the proposed rear access road would be 22 feet in width . Robert Kenerson wondered about the Mancini right - of -way . Ms . Beeners indicated to Mr . Burkhart that an agreement with Mr . Mancini would have to be furnished as to the proposed access road at the rear of the subject property . Virginia Langhans mentioned that the parking area would be a structure on the south side and would not comply . Ms . Beeners responded that there would be six parking spaces abutting the fence . Ms . Langhans stated that she understood that Mr . Burkhart has taken away the buffer and erected a fence , with six parking spaces against the fence . 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 Dr . William Lesser : WHEREAS : • 1 . This action is the Consideration of Site Plan Approval for the proposed " Burkhart ' s - - A Division of Joe ' s Marine " , being the Planning Board - 4 - January 24 , 1989 • proposed construction of a facility for the sale of marine and recreational vehicles , proposed to be located in a Light Industrial District at 602 Elmira Road , Town of Ithaca Tax Parcel No . 6 - 31 •- 3 - 4 , as shown on revised plan submitted for Planning Board meeting of January 24 , 1989 , which revised plan shows no canopy on. the rear . 2 . This is an Unlisted action for which the Planning Board has been legislatively determined to act as Lead Agency . 3 . The Town Planner has recommended a negative determination of environmental significance for this action , subject to expected mitigation measures in final site plan review . THEREFORE , IT IS RESOLVED : That the Planning Board make and hereby does make a negative determination of environmental significance for this action . At this point , Ms . Beeners mentioned that DOT has nothing very firm at the present time , but may at some point in the future widen Route 13 to four lanes . Ms . Beeners said that it is very possible that DOT would have to take additional right - of -way on the Burkhart side of the road . Ms . Beeners stated that adequate set- back has to be maintained by Mr . Burkhart . Ms . Beeners noted that the prior plan showed a 40 - foot set- back and a landscaped front yard , noting that the present plan shows a 60 - foot set - back , and a paved area for display . Ms . Beeners stated that she felt it would be safer to go with the 60 - foot set -back , as shown on the current plan , just in case DOT does do something . Mr . Burkhart stated that in his discussions with DOT they said they were going to the other side of the road . William Lesser commented that he would like to see the 60 - foot set - back . Robert Flumerfelt , Town Engineer , wondered if it would be possible to have the same building plan with a 60 - foot set - back . Chairman May mentioned putting the hoist at the rear of the building , as the primary function of the hoist would be to hook up a trailer . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Grigorov , Langhans , Ken erson , Lesser , Miller . Nay - None . The MOTION was declared to be carried unanimously . At this time , Chairman May mentioned the color of the proposed building . Mr . Burkhart responded that the color of the building he owns in Sayre , PA is blue , commenting that the color has always been blue with white trim , adding , he felt very strongly about the color blue . Ms . Beeners commented as to whether it was appropriate to have the proposed building the same color as the adjacent buildings , which would be a cream color . The Board members indicated that they did not • think the blue was a bad color , especially since it is a marine product . Planning Board - 5 - January 24 , 1989 There appearing to be no further comments , the Chair asked if anyone were prepared to make a motion . MOTION by Dr . William Lesser , seconded by Mr . James Baker : WHEREAS : 1 . This action is the Consideration of Site Plan Approval for the proposed " Burkhart ' s - - A Division of Joe ' s Marine " , being the proposed construction of a facility for the sale of marine and recreational vehicles , proposed to be located in a Light Industrial District at 602 Elmira Road , Town of Ithaca Tax Parcel No . 6 - 31 -- 3 - 4 , as shown on revised plan submitted for Planning Board meeting of January 24 , 1989 , which revised plan shows no canopy on the rear . 2 . This is an Unlisted action for which the Planning Board , acting as Lead Agency for environmental review , has , on January 24 , 1989 , made a negative determination of environmental significance . 3 . The Planning Board , at Public Hearing on January 24 , 1989 , has reviewed the revised site plan , Long Environmental Assessment Form and update , and other application submissions . • THEREFORE , IT IS RESOLVED : That the :Planning Board grant and hereby does grant Preliminary Site Plan Approval to the proposed action , with the following conditions : i . Approval of the final site plan by the Planning Board , with such plan to include final plans for site revegetation and landscaping , any change in building color , signage , fencing , and lighting , and for the grading and drainage in the vicinity of the proposed " rear access road " . 2 . No structures , including designated parking spaces and display space , shall be permitted within the 30 - foot front yard setback . 3 . Granting of a variance by the Zoning Board of Appeals from the 60 - foot required side yard setback requirement for Light Industrial Districts prior to any final site plan approval by the Planning Board of the proposed " future storage building " . 4 . The final site plan shall show a 10 - foot buffer along the west line . 5 . The final site plan shall show only a 30 - foot paved display area in front of the building . • There appearing to be no further discussion , the Chair called for a vote . Planning Board - 6 - January 24 , 1989 • Aye - May , Baker , Grigorov , Langhans , Kenersoni Lesser , Miller . Nay - None . The MOTION was declared to be carried unanimously . Chairman May declared the matter of the Consideration of Site Plan Approval for " Burkhart ' s - - A Division of Joe ' s Marine " duly closed at 9 : 20 p . m . PUBLIC HEARING : CONSIDERATION OF SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF A 1 . 84 ± ACRE PARCEL FROM TOWN OF ITHACA TAX PARCEL NO . 6 - 33 - 2 - 7 , 37 . 28 ACRES TOTAL , LOCATED AT 706 ELMIRA ROAD , AND FURTHER , CONSIDERATION OF SITE PLAN APPROVAL FOR THE PROPOSED USE OF SAID 1 . 84 ± ACRE PARCEL FOR " BRIAR PATCH VETERINARY HOSPITAL " . CAROLYN MCMASTE R , APPLICANT . Chairman May declared the Public Hearing in the above - noted matter duly opened at 9 : 21 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Carolyn McMaster approached the Board and appended maps to the bulletin board . Dr . McMaster stated that she wishes to turn the residence at 706 Elmira Road into a veterinary hospital , adding that an addition is needed on the existing building . Dr . McMaster plans to construct a • new driveway and put in some parking spaces . Dr . McMaster noted that the 1 . 84 ± acre parcel should be 2 . 12 acres , and remarked that the carport on the west side of the property is a little closer to the property than was expected . Dr . McMaster stated that she plans on removing the carport as it is not needed . Dr . McMaster commented that the addition has been moved toward the back of the property , adding that the parking spaces have been changed to accommodate the addition . Dr . McMaster said that the building expansion would be 990 square feet , not 800 square feet . Dr . McMaster distributed photocopies of the existing building and drawings of the addition to members of the Board . Chairman May noted that this was a Public Hearing and asked if anyone present wished to speak . No one spoke . Chairman May closed the Public Hearing at 9 : 29 p . m . and brought the matter back to the Board for discussion . Attorney Barney wondered what was going to be housed in the addition . Dr . McMaster responded that , basically , it would be the out - patient part of the clinic , a reception area , waiting area , and a examination room . Dr . McMaster said that the hospital is not a boarding kennel , but strictly for sick animals . Robert Miller asked Dr . McMaster why she chose the north side of the property for the addition . Dr . McMaster answered that it had to Planning Board - 7 - January 24 , 1989 • to do , mainly ,, with the elevation , and she wanted the parking as close as possible to the entrance of the proposed addition . 8There appearing to be no further discussion , Chairman May asked if anyone were prepared to offer a motion . MOTION by Mr . Robert Kenerson , seconded by Mr . Robert Miller : WHEREAS : 1 . This action is the Consideration of Subdivision Approval for the proposed subdivision of a 1 . 84 ± acre parcel from Town of Ithaca Tax Parcel No . 6 - 33 - 2 - 7 , 37 . 28 acres total , located at 706 Elmira Road , and further , Consideration of Site Plan Approval for the proposed use of said 1 . 84 ± acre parcel for " Briar Patch Veterinary Hospital " . 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 : • 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 , Ken erson , Lesser , Miller . Nay - None . The MOTION was declared to be carried unanimously . MOTION by Mrs . Virginia Langhans , seconded by Mrs . Carolyn Grigorov : WHEREAS : 1 . This action is the Consideration of Subdivision Approval for the proposed subdivision of a 1 . 84 ± acre parcel from Town of Ithaca Tax Parcel No . 6 - 33 - 2 - 7 , 37 . 28 acres total , located at 706 Elmira Road , and further , Consideration of Site Plan Approval for the proposed use of said 1 . 84 ± acre parcel for " Briar Patch Veterinary Hospital " . 2 . This is an Unlisted action for which the Planning Board , acting as Lead Agency for environmental review , has , on January 24 , • 1989 , made a negative determination of environmental significance . Planning Board - 8 - January 24 , 1989 • 3 . The Planning Board , at Public Hearing on January 24 , 1989 , has reviewed the site plan and other application materials for this action . THEREFORE , IT IS RESOLVED : i . 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 Final Subdivision Approval and Site Plan Approval to the professional offices as herein proposed , subject to the following conditions : �- a . Approval by the Town Attorney of any easements related to the applicant ' s use of the well on the adjoining property prior to the filing of the final plat . b . Removal of the carport , as proposed . c . Approval by the New York State Department of Transportation of the proposed new curb cut on NYS Rt . 13 ( Elmira Road ) . d . Approval by the Town Planner of the final landscaping plan . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Grigorov , Langhans , Kenerson , Lesser , Miller . Nay - None . The MOTION was declared to be carried unanimously . Chairman May declared the matter of the Consideration of Subdivision Approval and Site Plan Approval of the " Briar Patch Veterinary Hospital " duly closed at 9 : 39 p . m . PUBLIC HEARING : CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR THE U C PROPOSED SUBDIVISION OF A 51 . 75 ± ACRE PARCEL FROM TOWN OF ITHACA TAX PARCEL NO . 6 - 46 - 1 - 15 . 2 , 122 . 9 ACRES TOTAL , AND FURTHER , CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR THE PROPOSED " SOUTHWOODS " SUBDIVISION , PROPOSED TO CONSIST OF 43 SINGLE - FAMILY LOTS TO BE SUBDIVIDED OUT OF SAID 51 . 75 ± ACRE PARCEL . N . & J . DESCH AND M . & E . MAY , OWNERS OF PARCEL N0 . 6 - 46 - 1 - 15 . 2 ; SOUTHWOODS ASSOCIATES , APPLICANT ; THOMAS NIEDERKORN , AGENT . At this point , Chairman May removed himself from his seat at the Board during the entire discussion on the proposed " Southwoods " development through the end of the Meeting , and did not participate in any way in any of the discussion of " Southwoods " , having left the premises . Planning Board - 9 - January 24 , 1989 • Vice - Chairman Grigorov declared the Public Hearing in the above - noted matter duly opened at 9 : 40 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Mr . Niederkorn appended maps to the bulletin board . Mr . Thomas Niederkorn addressed the Board and stated that subject subdivision was a two - part subdivision . Mr . Niederkorn pointed out the parent parcel on the appended drawing , which consists of 135 ± acres . Mr . Niederkorn said that the proposal includes two actions one being the subdivision of a 52 acre parcel from a 135 acre parcel into Parts A and B [ indicating on map ] , and further subdivision of the 52 acres into 43 single - family lots ranging in area from 30 , 000 - 84 , 000 square feet , served by public water and sewer facilities . Mr . Niederkorn said that there would be approximately 4 , 000 lineal feet of new roadway constructed . Mr . Niederkorn , again pointing to map , stated that " this " drawing shows the buffer strips that are represented in the covenants , commenting , within that 60 - foot strip no trees can . be cut larger than six - inches in caliper . Mr . Niederkorn noted that the driveways into any of the lots are from East King Road . Mr . Niederkorn stated that , along the gorge , the deed restrictions note that an area from the edge of the ravine , which is a slope greater than 20 % , nothing can be cut greater than six - inches in diameter , adding , no structure or building is allowed in that area . Mr . Niederkorn mentioned -the provision of land to be set aside for parks , or in lieu of land , that an amount of money be set aside for park operation purposes . Mr . Niederkorn stated that at the last Planning Board meeting the developers agreed to contribute $ 10 , 000 . 00 to the Nature Conservancy for the purpose of maintenance and added upkeep that might be necessary for the Conservancy . Mr . Niederkorn said that the dwellings would be single - family houses , with no livestock allowed in the area . Mr . Niederkorn staged that the exterior of any dwelling unit has to be completed within six months of its commencement . Mr . Niederkorn said that any amendments or modifications to these deed restrictions will require Town of Ithaca Planning Board approval . Mr . Niederkorn stated that , in addition to a sewer lift station , there is a fairly large retention pond for drainage located on the site . Attorney Barney wondered about the possibility of prohibiting any construction between the buffer zone along East King Road , with Mr . Niederkorn responding that he does have the revised copy regarding Attorney Barney ' s comment . Attorney Barney mentioned the cut - off at six - inch trees , four feet off the ground , in the buffer zone , commenting that it has come to the Board ' s attention that there are not too many trees that meet that qualification , as most of them are smaller than that . Attorney Barney wondered if there would be a problem in reducing the size from six inches to two inches . Attorney Barney asked for the reason for wanting to cut any trees at all along the gorge area . Virginia Langhans noted that on Lots # 7 - # 24 trees are • to be maintained at a three - inch caliper and four feet above the ground , commenting , why is that not continued along the gorge , instead of all of a sudden going up to six - inches . Mr . Hallberg , developer of Planning Board - 10 - January 24 , 1989 • the project , answered that probably it is in terms of a view of the gorge . Vice - Chairman Grigorov noted that this was a Public Hearing and asked if there were anyone from the public who had any comments or questions . John Whitcomb of 233 Troy Road spoke from the floor and read from a prepared statement , a copy of which is attached as Exhibit 2 . Susan Beeners , Town Planner , noted that the Planning Board would expect , or would like to have a report on the terms of the donation to the Nature Conservancy . Ms . Beeners stated that it was her understanding that there has not been any correspondence between the developers and the Nature Conservancy . Mr . Hallberg answered that that was correct , and that he was as much in the dark about the terms as the Planning Board . Mr . Hallberg stated that he was waiting to see what the Planning Board would recommend in the way of doing it , with Attorney Barney responding that he felt it was up to the developer . Mr . Hallberg mentioned 20 lots at $ 450 . 00 per lot , plus $ 1 , 000 . 00 now . Attorney Barney wondered about the timeframe of construction , Mr . Hallberg answered that , when approval is granted , adding , that is why he is hesitant to say ; here is $ 10 , 000 . 00 now , commenting , what happens if the homes are never constructed . Mr . Niederkorn wondered if the money could be put in escrow . Attorney Barney responded that anything could be done , but mentioned the fact of whether the . Town would want to monitor each lot sale . Mr . Lesser stated that the matter should be resolved one way or another . Mr . Hallberg offered that a solution would be to start paying the Nature Conservancy at the commencement of construction , and a letter would be in order if this were the case . There appearing to be no one else from the public who wished to speak to this matter , Vice - Chairman Grigorov closed the Public Hearing at 10 : 19 p . m . and brought the matter back to the Board for discussion . Virginia Langhans wondered about the retention pond , and if it would be fenced . Robert Flumerfelt , Town Engineer , noted that he did not think the retention pond should be deeded to the Town , adding , at the upper elevation it would be approximately 120 feet in diameter , and a maximum of 8 feet deep . Mr . Flumerfelt said that the pond is designed on the basis of a 25 - year storm event , commenting , regardless of that it would still retain some water in a 10 - year storm . Mr . Flumerfelt offered that he did not see lu an requirement for fencing . Y Mr . Flumerfelt stated it was his recommendation that the area the pond would be on either be sold as part of one of the lots , and owned by one of the lot owners , with an easement to the Town for maintenance of the pond , or access to the pond , but only to maintain the pond so that it would serve its intended function . There appearing to be no further discussion or comments from the • Board , Vice - Chairman Grigorov asked if anyone were prepared to offer a motion . Planning Board - 11 - January 24 , 1989 MOTION by Mrs . Virginia Langhans , seconded by Mr . Robert Miller : WHEREAS : 1 . This action is the Consideration of Final Subdivision Approval for the proposed subdivision of a 51 . 75 ± acre parcel from Town of Ithaca Tax Parcel No . 6 - 46 - 1 - 15 . 2 , 122 . 9 acres total , located on East King and Coddington Roads , and further , Consideration of Final Subdivision Approval for the proposed " Southwoods " Subdivision , proposed to consist of 43 single - family lots to be subdivided out of said 51 . 75 ± acre parcel . 2 . This is a Type I action for which the Planning Board , acting as Lead Agency for environmental review of this action , made , on October 4 , 1988 , a negative determination of environmental significance , and granted Preliminary Subdivision Approval to the action with certain conditions . 3 . The Town Board , on October 17 , 1988 , accepted the locations of the roads and other public facilities proposed for this development . 4 . The Planning Board , at Public Hearing on January 24 , 1989 , has reviewed the final plat submissions for this action . • THEREFORE , IT IS RESOLVED : 1 . That the Planning Board grant and hereby does grant Final Subdivision Approval to the Subdivisions as herein proposed , with the following conditions : a . The rim of the ravine on Lots 24 , 25 , 32 , and 33 shall be marked with survey pins prior to the issuance of any building permits for construction on those Lots . b . Submission and approval of an agreement satisfactory to the Town Board and Town Attorney relating to the creation , ownership , . and permanent maintenance of the proposed retention pond and sewage lift station area prior to the issuance of any building permits within the proposed subdivision , and modification of the final plat to show inclusion of the drainage retention pond as part of the , adjacent lots . c . Approval of the drainage plan by the Tompkins County Highway Department prior to the issuance of any building permits . d . Prior to the filing of the final subdivison map , there shall be provided to the Town Attorney a copy of a letter committing to The Nature Conservancy a contribution of approximately $ 11000 . 00 immediately and approximately • $ 9 , 000 . 00 to be made prior to commencement of any construction , for a total contribution of $ 10 , 000 . 00 . Planning Board - 12 - January 24 , 1989 • e . Modifications , as reviewed and formulated by the Planning Board , subject to the approval of the Town Attorney , to the restrictive requirements set forth in the proposed deed restrictions . f . Revision of the final plat , subject to the approval of the Town Engineer and the Town Planner , to show the correct dimension of the buffer on Lots 3 , 4 , 5 , and 6 , the NYSEG overhead line easement , and all proposed monuments to be set . AND FURTHER , IT IS RESOLVED : That the Town of Ithaca Planning Board modify and hereby does modify paragraph 2 . h . of its October 4 , 1988 Resolution of Preliminary Subdivision Approval to permit a minimum front yard setback of 30 feet . There being no further discussion , the Chair called for a vote . Aye - Baker , Grigorov , Langhans , Kenerson , Lesser , Miller . Nay - None . The MOTION was declared to be carried unanimously . • Vice - Chairman Grigorov declared the matter of Consideration of Final Subdivision Approvals for the proposed " Southwoods " Subdivision duly closed at 10 : 46 p . m . SKETCH PLAN REVIEW : PROPOSED " SHALEBROOK " DEVELOPMENT , 1138 TRUMANSBURG ROAD , TOWN OF ITHACA TAX PARCEL N0 . 6 - 27 - 1 - 11 . 2 , 152 ± ACRES TOTAL , PROPOSED TO CONSIST OF A FIRST- PHASE 19 - LOT SUBDIVISION ON 32 ± ACRES , WITH POSSIBLE FUTURE DEVELOPMENT ON THE REMAINING ACREAGE . RICHARD AND JO PERRY , OWNERS ; THOMAS NIEDERKORN , AGENT . Vice -Chairman Grigorov opened the discussion on the above - noted matter at 10 : 47 p . m . and read aloud from the Agenda as noted above . Mr . Niederkorn approached the Board and appended maps to the bulletin board . Mr . Niederkorn offered that is is proposed to subdivide the Perry Farm , " Shalebrook " , into residential lots in approximately five stages , adding that the initial stage would involve 19 single - family lots on 32 acres of land . Mr . Niederkorn stated that the other stages would involve single - family detached housing , or attached townhouse clusters and an adult community , if there is market justification . Mr . Niederkorn said that the zoning is R- 15 , and the proposed lots range in area from about 48 , 000 - 115 , 000 square feet . Mr . Niederkorn stated that there is no timetable for development , commenting that the far western part , which is the highest point of the property , would be the area of last development simply because there is a water pressure problem . Planning Board - 13 - January 24 , 1989 Board member William Lesser wondered how long [ pointing to the map ] " this " cul de sac was . Robert Flumerfelt , Town Engineer , stated that it is approximately 1250 feet in length . Mr . Flumerfelt offered that one of the things the Fire Department looks at is how far they have to back up a vehicle , adding , they will back up 300 feet . Vice - Chairman Grigorov stated that she would like to see a cluster plan presentation in [ indicating on map ] " that " area , adding , cluster is a way of keeping some open farmland . Mr . Niederkorn responded that he felt the development was a cluster , as the developer is preserving as much open space as possible . Vice - Chairman Grigorov wondered about the 10 % open space requirment . Mr . Niederkorn replied that the best place would be up " here " where it is fairly flat , at the top of the hill , where there are 7 - 10 acres . Vice - Chairman Grigorov wondered if there would be access to the park , with Mr . Niederkorn responding , yes , adding that this is an appropriate location for a park . Ms . Beeners inquired about a trail in the development . Ms . Beeners offered that the park site , as it is shown , has some of the• greatest views in the Town . Ms . Beeners stated that she did not think the park site was very accessible for a neighborhood play area . Ms . Beeners noted that she was concerned about a ravine . Robert Kenerson stated that he understood the lots would be sold , • with no houses erected on them , with Mr . Niederkorn answering , yes . Ms . Beeners stated that the Perrys should be commended for having neighborhood meetings prior to coming before the Board. . AGENDA ITEM : PLANNING DEPARTMENT REPORT Ms . Beeners presented her Town of Ithaca Planning Department Annual Report - 1988 , along with a summary of Planning Board Activities - 1988 , which are attached hereto , respectively , as Exhibit 3 and Exhibit 4 . ADJOURNMENT Upon Motion , Vice - Chairman Grigorov declared the January 24 , 1989 , meeting of the Town of Ithaca Planning Board duly adjourned at 11 : 30 p . m . Respectfully submitted , Mary Bryant , Recording Secretary , Nancy M . Fuller , Secretary , Town of Ithaca Planning Board . • o�im4 , j cis '�'°bRiitE® e CITY OF ITHACA 108 EAST GREEN STREET ITHACA, NEW YORK 14850 TELEPHONE: 272- 1713 PLANNING & DEVELOPMENT BOARD CODE 607 Board of Planning and Development City of Ithaca Motion Re : Route 96 Improvement Alternatives Motion by J . Daley , seconded by S . Killeen : That the Board of Planning and Development of the City of Ithaca , having studied and discussed the Design Report / Draft Environmental Impact Statement and 4 ( f ) Evaluation for Improvements to Route 96 ( NYSDoT P . I . N . 3047 . 04 ) and other project - rel at: e' d information , would consider Alternative B an acceptable alternative only if given iron - clad assurance by the Town of Ithaca that the Town wou.l d consider other planning and road use measures to be put into effect to accommodate City concerns . Without these iron - clad assurances , the Board feels Alternative A . Option 2 ( as described in Sec . IIIB4b , pp . III - 17 - 20 and App . H , pp . . H - 1 - 4 of the Design Report / DEIS ) is the most appropriate for the City . On vote , the Motion PASSED , 4 - 3 - 0 , at a regular meeting of the Board December 20 , 1988 . AD 0 - P & DBd - AlternB . Res • r ,X A .. C :• .id , r ::0• .,. " v lrn (li J 'i r' w { ' , .. h A!t :rrialrv+: AC! iow 1 • n . a r i • 233 Troy Rd . Ithaca , NY 14850 January 20 , 1989 Dear Member of the Planning Board : Southwoods ' developers will return to the Planning Board for final subdivision approval on January 24 . As you may recall from our Oct . 31 letter , the South Hill Community Association had several major concerns . They were : 1 . ' The area of lots 8 - 12 contains • a grove of Black Gum trees that are quite rare in this area . The grove extends on both sides of the property line more - than 60 ' into the proposed subdivision . Obviously the deed covenants as proposed are not sufficient to protect these trees . Additional buffering is needed , either in the form of an extended no cut zone or a dedication of land in the affected .• area to the Town . 2 . A " no build " zone 20 feet from the r i m of the ravine has been proposed on lots 24 , 25 32 and 33 . Trees greater than 6 inches, in diameter are not supposed to be cut . However , a sampling of trees in an area 100 ' X 20 ' along the rim of the . gorge in this restricted cut zone revealed a total of 131 trees greater than 1 inch in diameter . Only 11 trees were 6 inches or greater . The purpose of ' leaving trees on the rim is to reduce erosion of the bank of the ravine and to provide a " visual corridor " for wildlife , particularly migratory birds . Therefore it is important to . l. eave as many trees as possible . We propose that all trees greater than two ( 2 ) inches in diameter be preserved for maximum protection of the stream and gorge . 3 . A large area of " ground pine " exi. sts within the proposed subdivision . Is this not a protected spec i 'es ? What can be done to preserve this ? 4 . There is no physical evidence that any recent professional survey of the boundary line between Southwoods and the Wilderness has been done . It appears that someone has merely tied yellow flags to the o 1 d fence lines and survey pins . Can you verify that a survey has ' been done for this project ? 5 . At -the time of preliminary subdivision approval , the developers agreed to donate $ 10 , 000 to the Nature Conservancy for an endowment to provide money for increased cost of monitoring and maintaining = the Wilderness . When does this transfer of funds occur ? Gerald Smith sent Susan an accounting of the additional expenses . incurred as a direct result of the Southwoods project . The amount was well over $ 2 , 000 . . It would seem reasonable that the developers should transfer the $ 10 , 000 to the Nature Conservancy as soon as possible and certainly prior to final subdivision approval by the Board . EXHIBIT a r • As you may recall , SHCA inquired about he possibility of clustering at the time of the preliminary hearing . In retrospect , it is unfortunate that we did not insist on a clustered subdivision approach for " Southwoods " . Even with the efforts to mitigate the negative effects , there still is much potential for damage to the adjacent natural areas of the Eldri . dge Wilderness . Clustering would have been a much more effective method of protection . Given the Board ' s renewed interest in clustering , is it too late to request the developer to do this ? The South Hill Community Associ. a.tion appreciates your continued efforts to assist in the protection of this valuable natural area . Sincerely , John & Myrtle Whitcomb Co - Chairmen , SHCA 0 • EXHIBIT a 4 ' I1H A.QA,. LAN.NI .Q.DE,iAA.41MNT ANNUAL—Lla6iPS1Rr54.12 v 1GENERAL_AMY111EEMIN.Q_ 8 Assistant Town Planner hired April , 1988 . Review of development ,project proposals , zoning appeals , and municipal pr •-) jects . Assistance to Codes and Ordinances Committee in the drafting of legislative amendments . A� proposed future work summary by Planning staff was submitted to the Committee on Nov . 14 for review . Staff support to the Comprehensive Planning Subcommittee , drafting of Request for Proposal . Supervised student assistants in map preparation , land use inventory and analysis , Jan . - Aug . , 1988 . Official Zoning Map Update approved by Town Board in April , 1988 . Attended meetings of the Ithaca Area Transportation Study Committee , Six Mile Creek Overseer Committee , West Hill City Master Plan Committee , West Hill Civic Association , Cornell Campus Planning , Forest Home Improvement Association working group . Attended seminars and conferences including MACTRANS orientation seminars for the Greater Ithaca _ Travel Survey . Tompkins County Area Development Transportation Forum , May 6 . :Impact Fees Conference , June 2 , 3 . Computer Files Management Education Seminar , July 7 . : Managing Growth in Tompkins and Cortland Counties Workshop , Nov . 19 . Traffic counts on major area roads were updated , mapped , and partially input into Lotus . Land use and demographic data was compiled and mapped on the following : Land Use by Zoning Residential Densities Residential Development Types , History Agricultural Lands Commercial Lands • Population history and projections Neighborhood studies Parks and Open Space : Exhibit 11 Open space was dedicated for public park or trail use at Chase Farm , ButterField , and the Poyer Subdivision . Committments were made by the Cornell Quarters and Ides redevelopment projects for construction of a. sidewalk along Mitchell Street . The project is proposed by Town planning staff for 1990 - 1992 construction , with partial Town/other agency funding as well . Met with representatives of Northeast Ithaca Community to discuss the possible implementation of pedestrian /bicyclist improvements on Warren Road . Designed site plan for Grandview Park . GENERAL_ 1989 _0BTECIIVEO Provide continued support to the Comprehensive Planning program , including the Comprehensive Planning Subcommittee and the Comprehensive Planning Consultant . Fifty percent of the combined working time of Planning Department staff will be dedicated to the Comprehensive Planning effort in coordination with the consultants . Main areas of work during the initial phase will be data collection and analysis , and the coordination of communications between the Planning Consultant and the Town . • The program for staff work will be further defined during the process . Further improvement of Town information systems , especially in planned computer acquisitions , should receive priority in 1989 . Multiagency information system development should be encouraged as an offshoot - from MACTRANS , County expanded General Municipal Law review , and other ongoing projects . Provide continued support to the Boards in the drafting of j proposed legislative revisions , pursuant . to a work plan to be further formulated , to clarify and enhance existing legislation . Provide continued support to the Town boards in the environmental review of development applications . Implement South Hill Trail project for construction in 1989 and 1990 . Continue planning of other trail ped /bike routes and safety improvements , such as along Mitchell Street and Warren Road . Continue planning of new park sites and . trails in proposed new development . Assist in capita-1 improvements planning . Participate in Town Hall office space improvement . • Exhibit �S?RK RQS$AN - CCM REBENSTVE_ELANNINSa The following are general proposed areas of work in the comprehensive planning effort for consideration by the Town and the Consultants , many of which would involve coordination and participation of Planning , Engineering , and Zoning staff . This listing is supplemented by the proposed work listing which was submitted to the Codes and Ordinances Committee on November 14 , 1988 , and by other documents . Initial 1989 work will include coordinating an inventory of comprehensive planning documents with the Consultants , arranging interviews and meetings . Data base design and mapping techniques will be refined . Neighborhood land use inventories will continue . b.LIi�.C1.P8I�INEQF�6T14N_SYSTEM Continue development of Town computerized records base ( all departments ) using Tompkins County Assessment Office , Planning Department , and Town Planning , Engineering , and Zoning Department data . Consider hiring subconsultant on computer programming and • systems to work with Comprehensive Planning Consultants and Town on new purchases eg : Macintosh II - new model , Jan . 1989 , Geographic Information System : check possible arc - info to autocad ascii conversion and MAC II - IBM interface ( see also Proposed 1989 Budget sheets ) Integrate planned new Building/ Zoning computer and programs with Planning : and Engineering data bases , make usable for Census local reviews , 1989 / 90 . Increase use of video and other photography in area documentation for Planning , Engineering , and Zoning . QEQQRARH1Q.1NES?RMA11QH_SYSTEM Work with Tompkins County . and other agencies in the development of a computerized geographic information system . With the Greater Ithaca Travel Survey program nearly completed and with County GIS development under way , a more localized , Town - scaled GIS coordinated with County and State systems should be developed for use in many areas including area and site planperformance evaluation . All Town departments , including the Highway Department , could benefit from a coordinated geographic information system . STBDENT ASSISTANCE • Continue use of student assistance where feasible in data collection , mapping , land use inventories and analysis , demographic studies , housing surveys , etc . ZONING_ORDINANCE_ SUBDIVISIO_N_REGULATIONS Exhibit 3 Continue the process of legislative revisions for clarification and enhancement ( see also Proposed Work Listing , Nov . , 1988 ) . SES Complete evaluation of adequacy of current thresholds , and make changes where appropriate. Complete revision of long EAF parts I and II to make consistent with thresholds and to require additional information from applicant . Status : threshold and form evaluation partly complete . Discussions needed with Consultant , Tompkins County , etc , on impact evaluation . UAJURAE_RESO.URQES�_RARK AbID ORE `U _SPAQE_ELANZ Status : Map update from 1984 Park /Open Space Plan partially drafted on planimetric bases , significant vegetation , drainage patterns mapped on topographic base . Complete Natural Resources. Plan , and Parks and Open Space Plan Update . Complete Area Master Planning on air photo mylars and on planimetric maps . • Meet with Tompkins County for status of Unique Natural Areas update . Meet with Cornell Plantations , Nature Conservancy , and colleges and major industries to discuss conservation and preservation needs and mechanisms . Evaluate and make recommendations on Natural Resources / Parks and Open Space program implementation such as through the following : Interagency and public /private coordination Official Mapping Conservation Overlay Areas Transfer of Development Rights Municipal Fees HIGHWAY MASIER_PLAHHING Coordinate information system with MACTRANS and Tompkins County . Evaluate and make recommendations on work program for Town master plan / official highway map update for possible Phase II of Comprehensive Planning project . CAPITAL IMPROVEMENTS_PRQGRAM Work with Engineering Department in design of program , analysis , and mapping . Design and enact special assessments or fees for capital improvements . ST9BM�®TER_b®I�6SaE�.� • Work with Engineering Department in analysis and programming . Evaluate public /private management policies . EAKZHQR1HEAET_11HAQA Exhibit 3 Continue participation on Greater Ithaca Transportation Study Committee , and in interagency MACTRANS modelling . Coordinate open space program with Cornell University and Cornell Plantations . Coordinate ongoing Town area planning with City Master Plan effort . Consider further mapping of north - south collector roads , designation of conservation overlay areas , park sites , trail routes . .SQ.UTB.E1LL Work with City and County on road improvements . Continue to work with agencies , institutions and developers on conservation , recreation , and pedestrian routes in Six Mile and Buttermilk Creek Valleys and on the upland . Explore trail system development with the Town of Danby . 1NLET-_YALLEY • Complete area land use analysis , .especially along the Elmira Road corridor . Consider redistribution of zoning districts , site design controls . Work with State in developing a trail between Buttermilk Falls and Treman Parks . EAST SH4F�_M.TLYVE Complete area analysis , consider drainage management , waterfront area land use enhancement , design controls . • Exh►bit 3 1d48K_.PBQCB,ArI___�.PECIEI�_PBQJEC.T� SQUTH HILL TRAIL Route acquisition , design . I�ESZHILL Consider joint Town and Planning Board resolution to City supporting continued integrated planning . DATA INVENTORY , AND_CQNTRACT_DEVELOPMENT_WITH_CONSULTANTS WATER / SEWER CAP , IMPVTS . REVIEW CODDINGTON ROAD COMMUNITY CENTER REVISED AGREEMENT CENSUS_PREPARATION , _LOCAL _REVIEW . Attend the 1 - 2 seminars planned by the Census Bureau for 1989 , for April 1990 Census . YOUTH_ SER_VICE_S_ Provide staff support where needed . Consider recreation program expansion feasibility analysis . • PARKS AND OPEN SPACE :schedule public information meeting for Spring , 1989 . . S I D_E_EA_LK/ TRAI L QB�UNA CE Enact an ordinance for . improvement and maintenance in 1989 to respond to ongoing and possible sidewalk or mixed use recreationway projects . _ MITCHELL STREET SIDEWALK Complete agreements and design for 1990 + . C_A_YUGA INL_E_T_ TRAIL Attempt to expedite process of agreement between City and State . WAUENDQAP_SIDEWALK Design benefit area and assessment . Susan C . Beeners George R . Frantz January 3 , 1989 Exhibit 3 SUMMARY OF PLANNING BOARD ACTIVITIES 1988 Susan C . Beeners , Town Planner Town Board 1 / 9 / 89 • FINAL SUBDIVISION APPROVALS Stace Subdivision , 1526 Slaterville Road , 56 - 3 - 6 . Lot occupied by one dwelling subdivided into 2 lots . Reaffirmation , 2 / 2 / 88 . R- 30 . McElwee Subdivision , 131 - 145 Judd Falls Road , 66 - 4 - 22 , - 23 . Minor conveyance , no new lots , 3 / 1 / 88 . R- 15 . Black Oak Lane , 921 Mitchell Street , 60 - 1 - 3 , - 4 . Clustered Subdivision Final Approval reaffirmed , 19 new units , one existing unit , 4 / 5 / 88 . R- 15 . [ Included in 1987 statistics . ] Deer Run Clustered Subdivision , Troy and East King Roads , 44 - 1 - 4 . 32 . Phase II , 51 units in 13 buildings , 4 / 5 / 88 . R- 15 . Sprague Subdivision , 817 Elmira Road , 35 - 1 - 12 . 2 . 2 - acre lot subdivided from 8 . 8 acre parcel for one new dwelling , approved subject to yard variance , 5 / 17 / 88 . R- 30 . Johnson Subdivision , 611 Coddington Road , - 51 - 1 - 3 . 101 - acre parcel subdivided into 77 . 3 , 19 . 3 , and 4 . 4 . acre parcels , 4 / 5 , 6 / 7 / 88 . R - 30 . Sackett Subdivision , 183 Kendall Avenue , 54 - 4 - 20 . Subdivided for consolidation with two adjoining lots , 7 / 5 / 88 . R- 9 . ButterField Clustered Subdivision , . East King Road , 44 - 1 - 4 . 31 . Phase I , 20 paired units , 8 / 16 / 88 . • M . R . Eddy Hill Subdivision , Mecklenburg and West Haven Roads , 28 - 1 - 26 . 2 . Subdivision of 9 . 6 acres out of 184 acre parcel , 8 / 16 / 88 . R- 30 , R - 15 . Tomlinson Subd. ivision ,@ Culver and Bostwick Roads , 31 - 6 - 1 . 2 . 5 . 25 acres subdivided from 49 acres , 9 / 6 / 88 . R- 30 . Niklas / Cobb Subdivision , Danby Road , 43 - 1 - 1 . 0 . 86 acres subdivided from 1 . 77 acres , 9 / 6 / 88 . M . R . Westwood Hills Clustered Subdivision , Woolf Lane , 23 - 1 - 11 . 114 , - 11 . 115 . Modifications to Lots 1 and 2 , 9 / 20 / 88 . R - 15 . Lucente Subdivision , 506 Warren Road , 71 - 1 - 34 . Subdivision of 1 . 75 acre lot into three lots for two new single - family dwellings , approved with yard variance , 10 / 4 / 88 . R- 15 . Poyer Clustered Subdivision , DuBois Road , 22 - 1 - 1 . 2 . 11 lots plus open space , 10 / 4 / 88 . R- 30 . Chase Farm Subdivision , East King and Ridgecrest Roads , 44 - 2 - 9 . 2 , • - 9 . 3 , 45 - 1 - 2 . 2 , - 2 . 6 . 51 lots , 10 / 18 / 88 . R - 15 . Exhibit Summary of Planning Board Activities 1988 - 2 - De+ngler Subdivision , Woolf Lane and DuBois Road , 23 - 1 - 14 . 0 . 83 acre lot subdivided from 2 . 1 acre lot , approved conditional on rezoning from R- 30 to R- 15 , 10 / 18 / 88 . Raponi Subdivision , 341 Coddington Road , 53 - 1 - 14 . 3 . 8 acres subdivided into two parcels for one new building lot , 11 / 1 / 88 . R - 30 . Rancich / Morusty Subdivision , 845 - 847 Tau ghhannock Blvd . , 25 - 2 - 32 . 0 . 54 acres with two dwellings subdivided into two lots , subject to variance by Z . B . A . , 11 / 1 / 88 , R- 15 . Gregg Subdivision , Coddington and Troy Roads , 49 - 1 - 2 . 2 . 0 . 93 acres subdivided into two parcels for one new building lot , 11 / 1 / 88 . R- 15 . Mapes Subdivision , 120 Kay Street , 71 - 1 - 49 . Two parcels of 400 ± sq . ft . each , subdivided from 0 . 46 acre lot , 12 / 6 / 88 . R- 15 . PRELIMINARY SUBDIVISION APPROVALS ButterField Clustered Subdivision , East King Road , 44 - 1 - 4 . 31 . 48 paired units , 4 / 19 / 88 . M . R . Klondike Manor Subdivision , Coddington Road , 53 - 1 - 17 . 1 , - 17 . 2 , - 10 . • 12 lots plus open space , revised plat , 7 / 19 / 88 . R- 15 . Chase Farm Subdivision , East King and Ridgecrest Roads , 44 - 2 - 9 . 2 , - 9 . 3 , 45 - 1 - 2 . 2 , - 2 . 6 . 100 lots plus open space , 9 / 20 / 88 . R - 15 . Southwoods Subdivision , East King Road / Coddington Road , 46 - 1 - 15 . 2 . Subdivision of 51 . 75 acres from 122 . 9 acre parcel , further subdivision of 51 . 75 acres into 43 single - family lots , 10 / 4 / 88 . R- 30 . SITE PLAN APPROVALS / SPECIAL APPROVAL RECOMMENDATIONS Residential College View Park , 136 - 146 Seven Mile Drive . Final Site Plan Approval , Phase II , 10 mobile homes , 1 / 19 / 88 . Site Plan Modifications approved 8 / 16 / 88 . Phase III , 10 mobile homes , 11 / 15 / 88 . R- 5 . Danby Road Housing Project , 1033 . Danby Road , 43 - 1 - 1 , - 2 . 2 . 150 multiple residence units , 11 / 15 / 88 . M . R . Dormitory Uses Ithaca College New Residential Hall , Ithaca College Campus , 41 - 1 - 24 . 306 beds , recommended to Z . B . A . , 3 / 1 / 88 . R - 15 . Exhibit Summary of Planning Board Activities 1988 - 3 - Cornell Quarters Graduate Student Housing Redevelopment , Maple Avenue / • Mitchell Street , 63 - 2 - 11 - 2 , - 301 - 10 . 2 , - 14 . 170 units , recommended to Z . B . A . , 7 / 19 / 88 , R - 9 . Business / Industrial " Johnny ' s Super Service " , 1103 Danby Road , 43 - 2 - 1 . Conversion to gas / convenience store , 2 / 2 / 88 . Bus . " C " . " West Park Village " , 1290 Trumansburg Road , 24 - 4 - 14 . 2 . Proposed rezoning from R- 15 to Bus . " B " and Multiple Residence Districts , recommended to Town Board , 4 / 5 / 88 . P & C Market: Addition , East Hill Plaza , Judd Falls and Ellis Hollow Roads , 62 - 1 - 1 . 121 . 4 / 19 / 88 . Bus . " C " . Courtside Racquetball and Fitness Club , Judd Falls Road , 6.2 - 1 - 5 . Outdoor volleyball and basketball courts , 5 / 17 / 88 . Bus . " C " . Therm , Inc . , Hudson Street Ext . , 54 - 4 - 1 . New cold storage warehouse , 5 / 17 / 88 . Lt . Ind . Ides Bowling Lanes Redevelopment , Judd Falls Road and Mitchell Street , 62 - 1 - 1 , - 2 . 1 , - 2 . 21 - 2 . 3 . 36 , 900 square feet of new retail and office space , 8 / 16 / 88 . Bus . " C " . • Best Western University Inn , East Hill Plaza , 62 - 2 - 1. 3 . 7 . 24 - room addition and limousine garage , 9 / 20 / 88 . Bus . " C " . Institutional / Public West Hill Fire Station , Trumansburg Road , 24 - 4 - 5 . 2 . 3 / 1 / 88 . R- 30 . South Hill Fire Station , Danby Road , 41 - 1 - 30 . 2 . 3 / 1 / 88 . R- 15 . Cornell University Life Safety Services Building , 749 Dryden Road , 64 - 1 - 1 . Recommended to Z . B . A . , 3 / 15 / 88 . R- 30 . Cornell University , Maple Avenue , 63 - 1 - 5 . New electric substation , recommended to Z . B . A . , 8 / 16 / 88 . R - 30 . Trinity Lutheran Church , 149 Honness Lane , 58 - 2 - 4 . Addition , recommended to Z . B . A . , 9 / 20 / 88 , R- 15 . Waldorf School of the Finger Lakes , 855 Five Mile Drive , 31 - 2 - 15 . Temporary classroom , recommended to Z . B . A . , 11 / 1 / 88 . R- 30 . Special Land Use Districts Broome Developmental Disabilities Day Treatment Center , Trumansburg Road , 24 - 3 - 3 . 5 . Former Odd Fellows Infirmary , recommended to Z . B . A . , 1 / 5 / 88 . S . L• : U . D . No . 4 . • Tompkins County Employee Day Care Center , 301 Dates Drive , 24 - 3 - 2 . 2 . Recommended to Z . B . A . , 1 / 5 / 88 . S . L . U . D . No . 3 . Exhibit Y Summary of Planning Board Activities 198 .8 - 4 - • Chamber of Commerce , 904 - 906 , 910 , 912 East Shore Drive , 18 - 2 - 8 , - 9 , - 10 . Proposed revision of Special Land Use District No . 5 , recommended to Town Board , 3 / 15 / 88 . Final Site Plan approved conditional on height variance , 7 / 19 / 88 . La Tourelle , 1150 Danby Road , 36 - 1 - 4 . 2 . Consideration of site plan and zoning modifications for new dining room , year - round tennis structure , 7 / 5 / 88 . Consideration of tennis lounge / waiting area addition to tennis structure , 12 / 6 / 88 . S . L . U . D , No . 1 . OTHER ACTIVITIES Recommendations of approval to Town - Board on various legislative revisions to Zoning Ordinance . and Subdivision Regulations , Comprehensive Planning Sessions , 2 / 16 , . 5 / 3 , 5 / 31 , 8 / 2 / 88 . Proposed Chase Farm Subdivision , Ridgecrest and Troy Roads , 45 - 2 - 14 , Sketch Plan Review , 137 units , 2 / 2 / 88 . R- 30 , R- 15 . Commonland Service Road . Review , 3 / 1 /88 , Eastwood Commons Walkway . Review , 3 / 15 / 88 . " Springwood " , 123 East King Road , Phase II , revised site plan for 40 • multiple dwelling units denied , 6 / 7 / 88 , . M . R . Eddydale Market , Elmira Road , 35 - 1 - 10 . 1 . Proposed rezoning of 3 . 4 acres from R - 30 to modified Business " B " , disapproval recommended to Town Board , 6 / 21 / 88 . " Indian Creek Antiques " , 1406 Trumansburg . Road , 24 - 1 - 25 . 3 . Granting of appeal to continue use of an existing non - conforming sign , recommended by Sign Review Board , to Z . B . A . , 6 / 21 / 88 , R- 15 . Proposed Lake Cayuga Estates , Orchard Hill Road , 22 - 2 - 2 . 2 . Sketch Plan Review , 58 - single - family - lot subdivision , 9 / 20 / 88 . R- 30 . " Burkharts - A Division of Joe ' s . Marine " , 602 Elmira Road , 31 - 3 - 4 . Site plan for marine and recreational vehicles business reviewed , 10 / 4 / 88 . Lt . Ind . Proposed Rose Hill Subdivision , Mecklenburg and West Haven Roads , 28 - 1 - 26 . 2 . Preliminary Plat Review , 100 conventional lots and 50 townhouse units , a further clustered plat requested for review , 11 / 15 / 88 . R- 301 R- 15 . Proposed Indian Creek Retirement Community Special Land Use District , Trumansburg Road , 24 - 1 - 23 . 140 - unit clustered subdivision , includes 80 -unit building complex . Further , 12 - lot conventional subdivision on parcel 24 - 1 - 32 , Hayts Road . Both items , Sketch Plan Review , 12 / 6 / 88 . ( PLEASE REFER TO ADOPTED RESOLUTIONS AND MEETING RECORDS FOR FURTHER INFORMATION AND ACTIVITIES . ) Exhibit Summary of Planning Board Activities 1988 - 5 - SUMMARY OF RESIDENTIAL DEVELOPMENT APPROVED IN 1987 AND 1988 • New Lots or Dwelling Units Granted Final Approvals r . 1988 1987 Subdivisions : Conventional : 58 37 Clustered : 82 * 275 Total : 140 312 Multiple Residences : 150 24 Mobile Homes : 20 10 TOTAL NEW DWELLING UNITS : 310 346 • Dormitories : 386 ( beds ) 0 New Lots or Dwelling Units Granted Preliminary Approval Only : 1988 Subdivisions Conventional 104 Clustered 28 Total : 132 * Includes 71 attached units , 11 detached units . SCB / nf 1 / 9 / 89 Exhibit 4