HomeMy WebLinkAboutPB Minutes 1989-09-19 FILE®
TOWN OF ITHACA
Dat d
• TOWN OF ITHACA PLANNING BOARD Clerk
SEPTEMBER 19 , 1989
The Town of Ithaca Planning Board met in regular session on
Tuesday , September 19 , 1989 , in Town Hall , 126 East Seneca Street ,
Ithaca , New York , at 7 : 30 p . m .
PRESENT : Chairperson Carolyn Grigorov , Montgomery May , James Baker ,
Virginia Langhans , Robert Kenerson , Robert Miller , Stephen
Smith , William Lesser , John C . Barney ( Town Attorney ) , Susan
C . Beeners ( Town Planner ) , Sally S . Olsen ( Town Engineer ) ,
George R . Frantz ( Assistant Town Planner ) ,
ALSO PRESENT : David Herrick , Stephanie Herrick , Bill Hilker , George
Rhoads , Cathy Valentino , Marc Kra tzschmar , Stephen
Sackett , Scotty Lin , William Wendt , Michael Winship ,
Tom Johnson , Tom Niederkorn , Scot Raynor , Shirley
Raffensperger , D . Fitchen , Peggy Robinson , Nancy
Ostman , Gregg Travis , Tom LiVigne , Doug Foster ,
Chairperson Grigorov declared the meeting duly opened at 7 : 30
p . m . and accepted for the record the Clerk ' s Affidavit of Posting and
Publication of the Notice of Public Hearings in Town Hall and the
Ithaca Journal on September 11 , 1989 , and September 14 , 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 both the Clerk and the Building
Commissioner of the City of Ithaca , upon the Clerk of the Town of
Enfield , upon the Tompkins County Commissioner of Planning , and upon
the applicants and / or agents , as 'appropriate , on September 12 , 1989 .
Chairperson Grigorov 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 SITE PLAN AND SCHEMATIC
ARCHITECTURAL DESIGN APPROVAL FOR A PROPOSED SIDE — BY— SIDE TWO— FAMILY
DWELLING , PROPOSED TO BE LOCATED AT THE EAST CORNER OF WINNER ' S CIRCLE
AND SLATERVILLE ROAD ON LOT N0 . 1 OF THE WINNER ' S CIRCLE CLUSTERED
SUBDIVISION WHICH RECEIVED FINAL APPROVAL BY THE PLANNING BOARD ON
FEBRUARY 7 , 1989 . TOWN OF ITHACA TAX PARCEL N0 , 6 - 58 - 1 - 8 . 1 , RESIDENCE
DISTRICT R- 15 . DAVID AND STEPHANIE HERRICK , OWNERS / APPLICANTS .
Chairperson Grigorov declared the Public Hearing in the
above - noted matter duly opened and read from the Notice of Public
Hearings as posted and as noted above .
Mr . Herrick approached the Board and presented plans for the
construction of a side -by - side equal square footage duplex on Lot No .
1 of the . Winner ' s Circle Subdivision . Mr . Herrick noted that , as part
of subdivision approval granted earlier this year , one condition was
that he come before the Board and present elevation drawings and
landscape drawings for the Board ' s review .
Planning Board - Z- September 19 , 1989
• Mr . Herrick!, pointed out that he has planned for a unit that has a
single entrance lin the front , with a division inside for side one and
side two . Mr . Herrick said that there is also a two - car garage which
is attached to the building , adding that that is one of the
requirements ofthe restrictive covenants . Mr . Herrick commented that
one of the garages will have entrance into Unit No . 1 , and the other
unit being that 'lone will have to walk through the front door to get to
the garage .
Mr . Herrick stated that , as one looks at the front of the
building , the owner ' s side would be to the right .
Chairperson, Grigorov noted that this was a Public Hearing and
asked if anyone i present wished to speak . No one spoke . Chairperson
Grigorov closed ' the Public Hearing and brought the matter back to the
Board for discussion .
Ms . Langhans wondered if the property slopes down . Mr . Herrick
answered , yes , it slopes 6 - 8 feet below the level of the road .
Chairperson Grigorov asked about the drainage . Town Engineer
Sally Olsen responded that the drainage would have to be taken care of
prior to the issuance of any building permits .
There appearing to be no further discussion , Chairperson Grigorov
• asked if anyone were prepared to make a motion .
MOTION by Dr . William Lesser , seconded by Mr . Robert Kenerson :
WHEREAS :
1 . This action is the Consideration of site plan and schematic
architectural design approval for a proposed side -by - side
two - family dwelling , proposed to be located at the east corner of
Winner ' s Circle and Slaterville Road on Lot No . 1 of the Winner ' s
Circle Clustered Subdivision which received final approval by the
Planning Board on February 7 , 1989 ; Town of Ithaca Tax Parcel No .
6 - 58 - 1 - 8 . 1 , ' Residence District R- 15 .
2 . This is a Type II Action , part of the Winner ' s Circle Subdivision
Unlisted Action , for which the Planning Board , acting as Lead
Agency in environmental review , made a negative determination of
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environmental significance on January 3 , 1989s
3 . The Planning Board , at Public Hearing on September 19 , 1989 , has
reviewed the Site Plan , Landscape Plan , Floor Plan , and
Elevation , land other application materials , for the proposed
side - by - side two - family dwelling .
THEREFORE , IT IS RESOLVED ;
• That the Planning Board grant and hereby does grant site plan and
schematic architectural design approvals for the proposed dwelling ,
subject to the following conditions .
Planning Board - 3 - September 19 , 1989
• 1 . Approval of the final landscape plan and schedule for Lot 1 by
the Planning Department , prior to the issuance of any building
permit .
2 . Approval of final drainage and reseeding work as recommended by
the Town Engineer and Town Planner for the Winner ' s Circle
Subdivision , prior to October 24 , 1989 , or the issuance of a
certificate of occupancy , whichever is earlier .
There being no further discussion , the Chair called for a vote .
Aye - Grigorov , Baker , May , Langhans , Kenerson , Lesser , Miller , Smith .
Nay - None .
The MOTION was declared to be carried unanimously .
At this point , Attorney Barney stated for the record that his
firm does represent Mr . Paolangeli , but he is not represented in any
matter before the Board .
Chairperson Grigorov declared the matter of Lot No . 1 , Winner ' s
Circle Clustered Subdivision duly closed .
PUBLIC HEARING . CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR THE
PROPOSED SUBDIVISION OF A 431180 ± SQ . FT . PARCEL AND A 681170 ± SQ . FT .
• PARCEL FROM TOWN OF ITHACA TAX PARCEL N0 , 6 - 27 - 1 - 24 . 1 , 3 . 65 ACRES
TOTAL , LOCATED AT 1478 MECKLENBURG ROAD , ZONING DISTRICT ,
AGRICULTURAL . GEORGE RHOADS , OWNER / APPLICANT .
Chairperson Grigorov declared the Public Hearing in the
above - noted matter duly opened and read aloud from the Notice of
Public Hearings as posted and published and as noted above .
Mr . George Rhoads addressed the Board and stated that he owns the
house and two out -buildings , adding , what he would like to do is to
sell the house and retain the out - buildings , and commenting that to do
that he has to break up the parcel into at least two parts .
Chairperson Grigorov noted that this was a Public Hearing and
asked if anyone present wished to speak . No one spoke . Chairperson
Grigorov closed the Public Hearing and brought the matter back to the
Board for discussion .
William Lesser , directing his comment to Ms . Bee vers and Mr .
Frantz , wondered if everything was sufficiently detailed to be
acceptable as the final subdivision plat . Mr . Frantz responded , yes ,
because basically it has the frontage along the roadway .
Mr . May wondered if there was any need for easements or anything
as the drive becomes a circle drive between the two properties .
Attorney Barneyreplied that he did not think so , because the way it
• is laid out one could put a fence right across that drive , and both
properties would continue to have acesss independent of the other one .
Planning Board - 4 - September 19 , 1989
• There appearing to be no further discussion , Chairperson Grigorov
asked if anyone were prepared to make a motion .
MOTION by Mrs . Virginia Langhans , seconded by Mr . Stephen Smith :
WHEREAS :
1 . This action is the Consideration of Final Subdivision Approval
for the proposed subdivision of a 43 , 180 ± sq . ft . parcel and a
68 , 170 ± sq . ft , parcel from Town of Ithaca Tax Parcel No .
6 - 27 - 1 - 24 . 1 , 3 . 65 acres total , located at 1478 Mecklenburg Road ,
Zoning District , Agricultural ,
2 . This is an Unlisted action for which the Planning Board , acting
as Lead Agency for environmental review of the proposed
11
subdivision made , on February 21 , 1989 , a negative determination
of environmental significance .
3 . The Planning Board , at Public Hearing on February 21 , 1989 ,
reviewed the Short Environmental Assessment Form , and proposed
subdivision plan .
4 . The Planning Board , at Public Hearing on February 21 , 1989 ,
granted Preliminary Subdivision Approval to the subdivision , with
certain conditions .
5 . On June 14 ';I' , 1989 , the Zoning Board of Appeals granted variances
from Article V . Sections 21 and 23 , of the Town of Ithaca Zoning -
Ordinace , to allow for the subdivision of said Parcel No .
6 - 27 - 1 - 24 . 1 as was required by condition of such Preliminary
Subdivision Approval granted by the Planning Board on February
21 , 1989 .
6 . The Planning Board , at Public Hearing on September 19 , 1989 , has
reviewed the survey map for the proposed three - lot subdivision ,
as prepared by Howard Schlieder , P . E . , L . S . , dated August 23 ,
1989 .
THEREFORE , IT IS RESOLVED ;
That the ' Planning Board grant and hereby does grant Final
Subdivision Approval to the subdivision as herein proposed , with the
following condition .
1 . Receipt of any necessary approvals by the Tompkins County Health
Department with respect to on - site well and septic systems prior
to signing and filing of any final plat .
There being no further discussion , the Chair called for a vote .
Aye - Grigorov , Baker , May , Langhans , Ken erson , Lesser , Miller , Smith .
• Nay - None .
The MOTION ", was declared to be carried unanimously .
Planning Board - 5 - September 19 , 1989
Chairperson Grigorov declared the matter of Consideration of
Final Subdivision Approval for the George Rhoads subdivision duly
closed .
PUBLIC HEARING : CONSIDERATION OF SUBDIVISION APPROVAL FOR THE
PROPOSED CONVEYANCE OF AN 855 ± SQ . FT . PORTION OF A LOT KNOWN AS TOWN
OF ITHACA TAX PARCELS NO . 6 - 54 - 4 - 20 and - 21 , 91510 SQ „ FT . TOTAL ,
LOCATED AT 181 ; KENDALL AVENUE , TO TOWN OF ITHACA TAX PARCEL N0 ,
6 - 54 - 4 - 19 , LOCATED AT 185 KENDALL AVENUE . RESIDENCE DISTRICT R - 9 ,
NAN CHUNG CHANG " OWNER OF PARCELS NO . 6 - 54 - 4 - 20 AND - 21 . MICHAEL AND
ELEANOR WINSHIPI , OWNERS OF PARCEL N0 , 6 - 54 - 4 - 19 . STEPHEN SACKETT ,
AGENT FOR SCOTTY LIN , REAL ESTATE AGENT , PREFERRED PROPERTIES , INC .
Chairperson Grigorov declared the Public Hearing in the
above - noted mat ter duly opened and read aloud from the Notice of
Public Hearings ' as posted and published and as noted above .
Mr . Stephen Sackett addressed the Board and appended. maps to the
bulletin board .
Mr . Sackett offered that the original lots in this area were
divided up intoiparcels that were nominally 50 ' x 1201 , adding , at one
point in time he and his wife owned Lots No . 213 , 214 , and 215 . Mr .
Sackett said that he built a house on Lot No . 215 , and also a house on
Lot No . 213 , Mr . Sackett stated that when he sold the house on Lot
No . 215 they conveyed half of the lot of # 214 to each property , thus
making two lots 'l which were nominally 75 ' by 1201 . Mr . Sackett said
that the actual , dimensions are a little bit different due to the fact
that the original survey done by Carl Crandall improperly measured the
set -back from the road , so actually they are slightly larger . Mr .
Sackett said that the surveyor he hired has done many , many surveys on
Kendall Avenue . Mr . Sackett said that his surveyor presented him with
a map which he ! used to convey title to Mr . Winship when he sold the
house to him , and , subsequently , Larry Iacovelli purchased a parcel of
land from Grace Cardonia , and he had a different surveyor do the
survey , commenting , the surveyor who surveyed Mr . Iacovelli ' s lot was
T . G . Miller , and the surveyor who did the surveying for Mr . Sackett
was John MacNeill , Mr . Sackett noted that there was found to be a
discrepancy between the two surveys , which resulted in the claim by
Mr . Winship that this was not the southeasterly border of his
property , but rather that 6 . 02 feet farther to the west was the actual
boundary . Mr . Sackett noted that Mr . Winship issued an affidavit
claiming that , based upon the claim that Mr . Sackett had not given him
the 75 ' of frontage which the deed claims for the lot . Mr . Sackett
said that the affidavit was used to attempt to block the sale of
[ indicating on map ] " this " house , which since has been sold , however ,
Mr . Sackett had to enter into an escrow agreement in order to promise
to solve the problem with the challenge to the boundary line . Mr .
Sackett stated that the appended map shows how the lot would appear if
Mr . Winship were given 75 ' of frontage , and additionally if the back
line were located at a point which would agree with the Miller survey .
Mr . Sackett said that , basically , it gives Mr . Winship a strip of land
which is 6 . 01 ft , in the front and 8 . 30 ft . in the back , which is a
total of 880 sq . ft .
v '
Planning Board - 6 - September 19 , 1989
Mr . Sackett stated that he is requesting the Board to allow him a
subdivision to move the original boundary line given to Mr . Winship
when he was conveyed title to 185 Kendall Avenue and move it over to
" this " line which gives him the 75 ' of frontage .
Ms . Langhans wondered about the discrepancy on the right - hand
side line with T . G . Miller ' s survey . Mr . Sackett responded that it
has not been established which survey is correct ; there has been no
legal challenge at all to " these " lines . Mr . Sackett said that the
effect of the affidavit was to inform anyone who might be buying the
property that there was a challenge to the boundary . Mr . Sackett said
that in the seven months since the affidavit was filed , there has been
no legal action or threat of legal action on the part of Mr . Winship .
Mr . Sackett said that the only existing document is a sworn statement
by Mr . Winship , which , in effect , requests that " this " boundary be
moved to where Mr . Sackett proposes it to be .
At this point , Chairperson Grigorov re - opened the Public Hearing ,
Mr . Winship addressed the Board and stated that he did not know
anything about this whole issue until he received the Notice from the
Planning Board ,
Mr . Winship noted that the problem , as Mr . Sackett had mentioned ,
was that Mr . Sackett had given him a survey and the survey
subsequently proved to be inaccurate . Mr . Winship said. that he was
concerned that his house was not sitting entirely on his plot , adding
that the last he knew , Miller and MacNeill disagreed about where the
side lines were located . Mr . Winship stated that he does not
particularly need more land , but he needs to know where his boundary
lines are located .
There appearing to be no further discussion , Chairperson Grigorov
closed the Public Hearing and brought the matter back to the Board .
Stephen Smith offered that the Board can move a line , but then
could , conceivably , end up with six feet that no one owns . Attorney
Barney responded that he assumed when the line is re - subdivided one
way to handle it would be by a Deed of that six feet .
There appearing to be no further discussion , Chairperson Grigorov
asked if anyone were prepared to make a motion .
MOTION by 'Dr . William Lesser , seconded by Mr . Robert Kenerson :
WHEREAS :
1 . This action is the Consideration of Subdivision Approval for the
proposed conveyance of an 855 ± sq . ft . portion of a lot known as
Town of Ithaca Tax Parcels No . 6 - 54 - 4 - 20 and - 21 , 9 , 510 sq , ft ,
total , located at 181 Kendall Avenue , to Town of Ithaca Tax
• Parcel No . 6 - 54 - 4 - 19 , located at 185 Kendall Avenue , Residence
District R - 9 .
Planning Board - 7 - September 19 , 1989
• 2 . The proposed subdivision is an Unlisted Action for which the
Planning Board has been legislatively determined to act as Lead
Agency for environmental review . The Zoning Board of Appeals is
legislatively determined to act as lead agency for environmental
review of any lot non - conformity or variance .
3 . The Planning Board , at Public Hearing on September 19 , 1989 , has
reviewed the application materials for the proposed subdivision ,
including survey map , marked Sheet 1B , Job No . 8902 - 021 , dated
September 19 , 1989 , prepared by John S . MacNeill , Jr . , P . C . ,
entitled " Boundary Survey Map , Kendall Avenue Area , Lots # 213
thru 221 Along The North Side Of Kendall Ave . As Shown On Map By
Carl Crandall , CE Titled ' Lands of the Ithaca Land Company ' And
Filed In The Tompkins Co . Clerk ' s Office In Town of Ithaca Map
Book F2 , Pg 54 , Town Of Ithaca , Tompkins County , New York " .
THEREFORE , IT IS RESOLVED :
That the Planning Board , acting as Lead Agency for the proposed
subdivision , make and hereby does make a negative determination of
environmental significance .
There being no further discussion , the Chair called for a vote .
Aye - Grigorov , , Baker , May , Langhans , ' Kenerson , Lesser , Miller , Smith .
• Nay - None .
The MOTION was declared to be carried unanimously .
MOTION by Mr . Stephen Smith , seconded by Mr . Robert Miller :
WHEREAS :
1 . This action is the Consideration of Subdivision Approval for the
proposed conveyance of an 855 ± sq . ft . portion of a lot known as
Town of Ithaca Tax Parcels No . 6 - 54 - 4 - 20 and - 21 , 9 , 510 sq . ft ,
total , located at 181 Kendall Avenue , to Town of Ithaca Tax
Parcel No . 6 - 54 - 4 - 19 , located at 185 Kendall Avenue , Residence
District R - 9 ,
2 . The proposed subdivision is an Unlisted Action for which the
Planning Board , acting as Lead Agency for environmental review ,
has , on September 19 , 1989 , made a negative determination of
environmental significance .
3 . The Planning Board , at Public Hearing on September 19 , 1989 , has
reviewed the application materials for the proposed subdivision ,
including survey map , marked Sheet 1B , Job No . 8902 - 021 , dated
September 19 , 1989 , prepared by John S . MacNeill , Jr . , P . C . ,
entitled " Boundary Survey Map , Kendall Avenue Area , Lots # 213
thru 221 Along The North Side Of Kendall Ave . As Shown On Map By
• Carl Crandall , CE Titled ' Lands of the Ithaca Land Company ' And
Filed In The Tompkins Co . Clerk ' s Office In Town of Ithaca Map
Book F2 , Pg 54 , Town Of Ithaca , Tompkins County , New- York " .
Planning Board - 8 - September 19 , 1989
• THEREFORE , IT IS RESOLVED :
1 . That the Planning Board waive and hereby does waive certain
requirements for Preliminary and Final Subdivision Approvals ,
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 Approvals to the proposed subdivision of
the lots numbered 213 and 214 on Kendall Avenue as presented ,
subject to the following conditions and requirements :
a . Granting of any necessary authorization or variance by the
Zoning Board of Appeals for lot non - conformities or
variances .
b . Submission of a final survey map , for approval by the Town
Engineer and Town Attorney , prior to the signing of the map
by the Planning Board Chair and prior to the filing of said
map in the Office of the Tompkins County Clerk , said map to
be only of the two lots being subdivided and immediately
adjacent parcels .
• c . Said six - foot parcel shall be annexed to either the Winship
parcel on the east or retained as part of the Chang parcel
on the west .
There being no further discussion , the Chair called for a vote .
Aye - Grigorov , ' Baker , May , Langhans , Kenerson , Lesser , Miller , Smith .
Nay - None .
The MOTION was declared to be carried unanimously .
Chairperson Grigorov declared the matter of Preliminary and Final
Subdivision Approvals for 181 / 185 Kendall Avenue duly closed .
SKETCH PLAN REVIEW : PROPOSED CORNELL UNIVERSITY " TOWN AND CAMPUS PARK
AND RIDE PARKING LOT " , PROPOSED TO CONSIST OF A 600 - SPACE PARKING LOT
NORTH OF EAST HILL PLAZA ON TOWN OF ITHACA TAX PARCELS NO . 6 - 63 - 1 - 3 . 4
AND - 10 , RESIDENCE DISTRICT R - 30 . CORNELL UNIVERSITY ,
OWNER / APPLICANT , THOMAS NIEDERKORN , AGENT ,
Chairperson Grigorov opened the discussion on the above - noted
matter and read aloud from the Agenda as noted above .
Mr . Tom Niederkorn addressed the Board and stated that this
project is a Special Approval according to the Zoning Ordinance , and
it has to be approved by the Zoning Board of Appeals after a
• recommendation : by the Planning Board . Mr . Niederkorn. stated that
Cornell University proposes to construct a 600 space parking lot to be
used by staff , " students and the public .
Planning Board - 9 - September 19 , 1989
• Mr . Niederkorn stated that Cornell would like to concentrate
parking on the campus in some garages that are similar to the one
built by Schoellkopf Field , with possibly two more similar garages
over along the north part of the campus , and to have that supplemented
by these peripheral parking lots where they will concentrate vehicles
and move the people who own those vehicles onto the campus to their
jobs , etc . , by bus .
Mr . Niederkorn offered that the access to the proposed parking
lot would be from two positions - one , Summerhill Lane , which comes
off Ellis Hollow Road from the south , and , two , a driveway that exists
now , and goes back by the East Hill Car Wash , then into the proposed
parking lot .
At this point , Mr . Niederkorn turned the presentation over to
Thomas Johnson , ,; Landscape Architect from Cornell . Mr . Johnson pointed
out on the appended map the configuration of the proposed parking lot .
Mr . Johnson offered that the parking lot itself is , from paved edge to
paved edge , around 530 feet , which is about 6 - 1 / 2 acres , not counting
many of the landscape berms . Mr . Johnson stated that there is also a
request by the Campus Planning Office , which could also be of interest
to the Town , and which would provide for the extension of Maple Avenue
to come through" the lot without , essentially , causing a disruption of
the lot itself . Mr . Johnson noted that there are two bus stops , and
indicated on the map where they were located . Mr . Johnson stated
• that , at the present time , Cornell Plantations , and the Office of
Campus Planning are looking to prepare a master plan for the
Cascadilla Creek corridor , given the fact that the University is
expanding in this general direction , adding , as part of that master
plan there would be pedestrian access provided from the lot down to
the trail system . [ Cascadilla Creek information , along with a copy of
a letter addressed to Mr . William E . Wendt , Director of
Transportation , from Kenneth E . Wing , Chair , Cornell Plantations ,
dated August 11 , 1989 , attached hereto as Exhibits 1 and 2 ,
respectively . ] Mr . Johnson said that the landscaping of the lot
itself would be worked out with the Natural Areas Committee of the
Cornell Plantations , which has also recommended trees generally of the
native variety . , Mr . Johnson mentioned the NYSEG power lines in that
landscaping of the trees within the power line easement has to be kept
and negotiated below the wires . Mr . Johnson said that generally
standard Cornell parking light fixtures would be provided .
Mr . Niederkorn stated that Cornell was very much concerned about
the impact an operation of this size might have on the environment .
Mr . Niederkorn said that this is to be a free parking lot , although
Cornell does intend to initiate a permit procedure , so that they can
have control over who is there , adding that Cornell fully intends that
the parking lot will become useful to the community . Mr . Niederkorn
said that Cornell would make the spaces available to teachers in the
Belle Sherman School , if they wanted to park there , and then take the
bus to work . Mr . Neiderkorn said that Cornell would also make parking
• space available to students , and , hopefully , the students who now park
on the streets in College Town might possibly be persuaded to park in
the proposed parking lot . [ Traffic Impact Analysis , along with the
Planning Board - 10 - September 19 , 1989
• Directional Distribution , attached hereto as Exhibits 3 and 4 ,
respectively . ]
Chairperson Grigorov noted that this matter was not a Public
Hearing , but if there were someone from the public who wished to
speak , they could do so .
Dr . Douglas Fitchen , of 376 Turkey Hill Road , spoke from the
floor and stated that he was concerned about the traffic flow pattern ,
in that there are a lot of turns people will have to make crossing the
other lane of traffic .
Mr . May stated that he felt the whole East Hill Plaza has been
recognized from day one , each expansion , that something had to happen
in the road system . Mr . May noted that there have been negotiations
between the Town and Cornell for quite a number of years , adding that
it certainly seems that something has got to be resolved .
Cathy Valentino of 110 Eastern Heights Drive , spoke from the
floor and wondered if the parking lot would have a blacktop surface .
Mr . Niederkorn answered , yes . Ms . Valentino expressed a concern about
the 100 units of elderly housing on Ellis Hollow Road , commenting , if
Summerhill Lane is opened , which is very close to the elderly housing ,
there would be a substantial amount of increase in traffic where there
is a walking path for the elderly people .
• Peggy Robinson , Traffic Chairman of the Bryant Park Civic
Association , spoke from the floor and stated that she lives on the
lower part of Mitchell Street in the City of Ithaca . Ms . Robinson
wondered about curb cuts . Mr . Niederkorn responded that there would
be a few cuts .
Bill Hilker , of 277 Burns Road , spoke from the floor and stated
that he agreed with Mr . May in that the road system has to be
resolved .
Chairperson Grigorov asked if there were any other comments .
There being none , Chairperson Grigorov declared the matter of the
Proposed Cornell University " Town and Campus Park and Ride Parking
Lot " Sketch Plan Review duly closed .
OTHER BUSINESS :
1 . Consider attendance of two Planning Board members at the NYPF
51st Annual Planning & Zoning Institute at the Na_vele Country
Club and Fallsview Hotel , Ellenville , NY , October 15 - 18 , 1989 .
s
It was the consensus of the Board that Chairperson Carolyn
Grigorov , and Town Planner Susan Beeners should attend . It was agreed
upon by the Board that the regularly scheduled Planning Board Meeting
for October 17 , 1989 would be re - scheduled for October 24 , 1989 .
• 2 . Status Report , Planning Matters
Draft Comprehensive Plan Review Report
Planning Board - 11 - September 19 , 1989
- Fall Creek
Six Mile Creek
Other Matters
3 . Discussion of Tompkins County General Plan Update ( August 9 , 1989
Working Draft )
Ms . Beeners reported that Ron Brand , of Stuart I . Brown
Associates , would be in Ithaca September 20 , 1989 to review the Draft
Final Report with her . Ms . Beeners said that , actually , any
Comprehensive Planning Subcommittee members would be invited to attend
the meeting . Ms . Beeners said that she had attended the Fall Creek
Intermunicipal meeting on August 29 , 1989 . Ms . Beeners .reported that
there had been a a Greater Ithaca Transportation Study Committee on
August 17 , 1989 , adding , there was a discussion of technical assets
and current temporary problems , MACTRANS program and GITS report ,
County Geographic Information system . Ms . Beeners also reported that
there was further discussion of possible East Ithaca road
improvements . Ms . Langhans reported - that the County roads have been
taken into consideration , adding , the next meeting discussion would be
on transportation .
4 . Consideration of Resolution of Support , Agora Center , Incubator ,
Appalachian Regional Commission Grant Application .
MOTION by Mr . Robert Kenerson , seconded by Mrs . Virginia
Langhans :
WHEREAS :
AGORA is a not - for - profit small business development corporation
which promotes the creation of businesses in Tompkins County which
provide a social , economic , or environmental good to the community ,
The goals of AGORA are to increase economic self - sufficiency of
members through self - employment ; to provide access to technical
assistance in business planning and development ; to improve members '
access to financial resources , to act as a catalyst in linking members
to emerging business opportunities ;
AGORA has applied for funding through the Appalachian Regional
Commission to be used toward the establishment of the Agora Center , a
business incubator to provide management and other support services
for small start - up businesses , and provide access ` to a revolving loan
program ;
The Town of Ithaca Planning Board supports efforts to encourage
small business development and the creation of opportunities for
economic advancement for all citizens of the Town of Ithaca .
THEREFORE , IT IS RESOLVED :
• That the Town of Ithaca Planning Board endorses the effort of
AGORA in promoting the creation of business in Tompkins County which
Planning Board - 12 - September 19 , 1989
provide a social , economic , or environmental good to the community ,
and that the Planning Board supports the application for Appalachian
Regional Commission funding for the establishment of the Agora Center
business incubator to support the start -up of small business
enterprises in the Ithaca area .
There being no further discussion , the Chair called for a vote .
Aye on Grigorov , Baker , May , Langhans , Kenerson , Lesser , Miller , Smith .
Nay - None .
The MOTION was declared to be carried unanimously .
5 . Introductory presentation proposed Stream Corridor Management
Program ,
Ms . Beeners offered that the Stream Corridor Study initial draft
under planning /engineering is under staff review . Ms . Beeners said
that a graduate student intern , Doug Foster , is assisting staff in the
computerized and manual mapping of land use , land cover , soils ,
slopes , ownership , and other features . Mr . Foster reported on his
progress .
At this time , Ms . Beeners stated that she had a request from Ken
Poyer requesting the Planning Board to accept a new road name for his
• subdivision on Dubois Road , Ms . Beeners noted that the new road name
would be Evergreen Lane . Ms . Beeners said that the Planning Board has
to approve all new road names , adding that it is noted in the Town
Subdivision Regulations . Mr . May wondered if the new road name had
gone through Jack Miller , the Tompkins County Fire and Disaster
Coordinator . Mr . May stated that no name should ever be accepted
without first going through Mr . Miller , Mr . Frantz stated that Mr .
Miller had accepted the prior road name of Pinecrest . Ms . Beeners
stated that Mr . Poyer had , indeed , checked out the matter himself .
Chairperson Grigorov asked if anyone were prepared to make a
motion on the Poyer matter .
MOTION by William Lesser , seconded by Montgomery May :
RESOLVED , that the Town of Ithaca Planning Board does and hereby
does accept the road name of Evergreen Lane in the Poyer Subdivision ,
conditional on ' the approval of Jack Miller , Tompkins County Fire and
Disaster Coordinator .
There being no further discussion , the Chair called for a vote .
Aye - Grigorov , Baker , May , Langhans , Kenerson , Lesser , Miller , Smith .
Nay - None .
The MOTION was declared to be carried unanimously .
6 . Consider Planning Board Schedule .
Planning Board - 13 - September 19 , 1989
• Ms . Beeners reported on various projects that would be coming
before the Board , such as : the Chase Pond project ; the T . C . Chamber of
Commerce ; the Cornell " Maplewood " project , and the College Circle
project .
APPROVAL OF MINUTES - April 18 , 1989
11
MOTION by Robert Kenerson , seconded by Stephen Smith :
RESOLVED , that the Minutes of the Town of Ithaca Planning Board
Meeting of April 18 , 1989 , be and hereby are approved as written .
There being no further discussion , the Chair called for a vote .
Aye - Grigorov , Baker , May , Langhans , Kenerson , Lesser , Miller , Smith .
Nay - None .
The MOTION was declared to be carried unanimously '.
ADJOURNMENT
Upon Motion , Chairperson Grigorov declared the September 19 ,
1989 , meeting of the Town of Ithaca Planning Board duly adjourned at
11 : 58 p . m .
• Respectfully submitted ,
Mary Bryant , Recording Secretary ,
Nancy M . Fuller , Secretary ,
Town of Ithaca Planning Board .
•
. f .
• ATTACHMENT 2
CASCADILLA CREEK
Sept . 5 , 1989
Cascadilla Creek is adjacent to the proposed lot , on the north .
Protection and management of this creek is the responsibility of the
Cornell Plantations ; it also falls under the jurisdiction of the State
Department of Environmental Conservation .
DEC has classified this portion of Cascadilla Creek as a " C " stream with
" C " standards . It is not a protected trout stream according to DEC
officials . The State is considering the establishment of a permit
procedure for discharging storm water into classified streams but no ,
permit is required at present .
In response to Plantations desires to maintain a 30 foot buffer zone
between construction and the tree line of a gorge , the northern -most bay
.. of parking spaces ( 60 feet wide ) has been removed from the lot . Drainage
considerations and planting of noninvasive plant material are also
concerns of the Plantation . Parking lot designers will work closely with
• Plantations personnel on these aspects of the project . A letter to this
effect has been provided by the Plantations director .
•
EXHIBIT 1
CORNELL
PLANTATIONS
ONE PLANTATIONS ROAD
ITHACA , N . Y. 14850-2799
607 - 255 - 3020
August 11 , 1989
Mr . William E . Wendt
Director of Transportation
116 Maple Avenue
Dear Bill :
The plans for the East Hill parking lot that were discussed in my office on
August 10 , 1989 are acceptable to Cornell Plantations and its Natural Areas
Committee . Although these specific plans have not been reviewed by the Natural
Areas Committee , I believe that the three concerns raised by that committee have
been addressed in an adequate manner .
We. are pleased that the last bay of parking has been deleted , so that the
project is at least 30 feet from the drip line of the trees at the edge of the
gorge . We also are pleased that selection of plant materials for this project
will be -discussed with Cornell Plantations staff before final decisions are made .
Your , proposal for locating and constructing the storm water drainage system
• appears to minimize its impact - on the gorge . Thank you for agreeing to consult
with the Plantations staff during the final design stage on location of the
discharge pipe , erosion control measures to be used , and procedures for
" naturalizing " the drain outlet .
We believe that involving the Plantations staff and the Natural Areas
Committee has resulted in a plan that meets the University ' s need for additional
parking in a manner compatible with our need to protect the gorges and other
natural areas . We appreciate everyone ' s responsiveness to our concerns . A
beautiful , functional campus in a natural setting is our common goal .
Sincerely yours ,
Kenneth E . Wing
Chair , Cornell Plantations
Advisory Board and
Acting Director ,
Cornell Plantations
/dl
xc : Gortzig Gurowitz
Marks Roscoe
Martin Travis
Reddington Cox
• Craft Stewart
EXTIBIT ' 2
ATTACHMENT 1
TOWN AND CAMPUS - PARK & RIDE PARKING LOT
• TRAFFIC IMPACT Ati'ALYSIS
( Revised : Sept . 5 , 1989 )
The proposed Park and Ride parking lot is planned to accommodate 600
, vehicles and to be located in the Judd Falls Road - Ellis Hollow Road
area . It is to be built as part of Cornell ' s long-range plan to provide
peripheral parking facilities at some distance from the main campus . Two
peripheral lots , "A" ( 600 spaces ) on Pleasant Grove Road and " B " ( 930
spaces ) on Route 366 have been built as part of this policy . Cornell
hopes to encourge the use of such lots by restricting on-campus parking
I
d providing convenient and free bus service from the peripheral lots to
the campus . Other parts of the long-range plan include construction of
on-campus parking structures similar to the one behind Schoellkopf Field .
To assess the possible traffic impact of this facility it is necessary to
examine conditions in the area at present , to define the type and
magnitude of use the new lot would get and to make assumptions on the
directional distribution of vehicles that will be using the lot .
During the work week , existing traffic in the East Hill Plaza area is
dominated by through movement of vehicles going to , and coming from ,
Cornell University . A secondary source of traffic generation is the
activity at the plaza itself : the Supermarket , Cornell Federal Credit
Union , a gas station , fitness center , banks , hotel and other businesses
• in this area . Traffic generated by these ' local ' businesses ' occurs at non
peak-hour periods when most of the Cornell-generated movement occurs .
Total traffic counts on major roads serving the plaza area have been
taken by the Town of Ithaca and New York State DOT at various times over
the past several years . Additional traffic analyses and turning movement
counts at key intersections have been made by Sasaki Associates as part
of a long-range planning and development program for Cornell
Principal routes providing access to the new lot are Route 366 , Judd
Falls Road , Ellis Hollow Road , Mitchell Street and Pine Tree Road . A
secondary access route will be Maple Street . Traffic counts on these
roads were made in either 1987 or 1988 and are , therefore , not directly
comparable , The counts for these years indicate as follows :
Road Section 1987 count 1988 count
Route 366 ( at City Line ) na 91382
Route 366 ( near E . Town Line ) na 81532
Route 366 ( E . of Turkey Hill ) na 61292
Judd Falls Rd . ( S . of Rt . 366 ) na 9 , 973
Judd Falls Rd . ( near Plaza ) 7 , 228 na
•
EXHIBIT 3
J
• Road Section 1987 count 1988 count
Pine Tree Rd . ( S . of E1 . Holl . ) 61975 na
Pine Tree Rd . ( S . of Sny . Hill ) 31949 na
Rt . 79 ( E . of Pine Tree ) 6 . 399 na
Rt . 79 ( near City Line ) 5 , 596 na
Ellis, Hollow ( near Town Line ) 3 , 927 na
Ellis Hollow ( between Judd
Falls and Pine Tree ) 8 , 116 na
Mitchell St . ( near City Line ) na 71049
Mitchell St . ( near cemetery ) na 61577
Mitchell St . ( W. of Judd Falls ) 51073 na
Existing daily volumes ( 24-hour counts - two directions ) on roads that
would provide access to the new lot are not directly comparable . It can
be seen , however , that most counts are within the 5 , 000 to 8 , 000 range .
This range , according to Sasaki Associates , does not severely tax their
carrying capacity of 4 , 000 to 11 , 000 vehicles per day in two directions .
The count on Judd Falls , just south of the Rt . 366 intersection , is just
under 10 , 000 per 24-hour period . This high volume , coupled with a
difficult split intersection , has reduced the Level of Service ( LOS ) of
the intersection to D or E at peak traffic hours , according to Sasaki .
Intersection analyses at other locations in the vicinity of the new lot
are not available . One of the higher 1987 counts is located on Ellis
Hollow Road between Pine Tree and Judd Falls . This is also a split
intersection and traffic has been effectively controlled by the
introduction of all-way STOP signs . While this measure helps to simplify
movement through the intersection it also causes increased delay. It is
likely , therefore , that the peak-hour IAS of this intersection is C or
. possibly D , similar to the Tower/Judd Falls intersection that was
determined by Sasaki to have a D level of service . All other intersections
in this area most likely have a peak-hour level of service of A or B and
are no problem . *
*Level of Service varies in a range from "A" ( little, . or no average
vehicle delay ) to "F " ( extensive vehicle delays and queues ) . Level " C "
represents average delay conditions while "D" is considered the lower
level of acceptable operating conditions during peak volume periods .
Level " E" represents the practical capacity of the intersection , with
significant vehicle delays . --Sasaki Associates
•
EXHIBIT 3
Lot -user Profile
To estimate traffic distribution patterns produced by the Park & Ride Lot at
periods of peak hour traffic , the following lot-user profile assumptions have
been made . In large part , assumptions are based on parking demand experience
in other lots , staff work schedules and on operational decisions made by the
Cornell Office of Transportation Services relative to such things as hours of
bus service , user permit policy and disposition of University-owned vehicles .
User Type Arrival Departure
Time Time
Custodian and food service personnel 4 : 45 am 1 : 30 pm 16 I 96
to 6 : 45 am to 3 : 30 pm
Other service staff 6 : 30 am 3 : 15 pm 12 72
to 7 : 00 am to 3 : 45 pm
Other staff , general 7 : 30 am 4 : 15 pm 40 240
to 9 : 00 am to 5 . 45 pm
Other staff , general 9 : 00 am variable 7 I 42
to noon
Students who would regularly keep variable variable 20 120 *
cars in this lot and bus to campus
University owned vehicles to be variable variable 5 30
kept in this lot .
i
TOTAL SPACES AVAILABLE 600
* Could increase substantially if Ithaca institutes an on-street parking
permit system in the East Hill area . Presently not permitted by State law .
Note : Peak hour traffic periods are between 7 : 00 and 9 : 00 am and 4 : 00 and
6 : 00 pm as per a report prepared by Sasaki Associates , Inc . for
Cornell in 1988 .
Bus service for First Shift personnel available from this lot only .
EXHIBIT 3
• Directional Distribution
There is no infallible way to assess what routes drivers will take to get
to the new lot . Different patterns of movement will be tried until the
one perceived to be the easiest and/or quickest is discovered .
Undoubtedly congestion and delay at intersections will be a strong
determinant of the route selected by each driver . The MacTRANS computer
model recently developed for the County might be useful in assessing the
impact on traffic caused by the introduction of a major destination point
in the Ellis Hollow/Judd Falls area .
For purposes of this environmental assessment the likely impact of
traffic movement in the vicinity of the new lot is based on several
assumptions :
1 . The major impact of the lot will come from the 240 vehicles that
arrive at the lot in the 7 : 30 to 9 : 00 am time slot--the peak-hour
for traffic movement on surrounding roads .
2 : Most of the traffic that will be in the area on a daily basis after
the new lot is built is , in fact , ' there already , destined for B Lot
or someplace on the campus. The new lot would not generate a
significant amount of new traffic in this part of the Ithaca area .
• 3 . The geographic distribution of commuter trips to and from the campus
( including faculty , staff and students ) as made by Sasaki Associates
from zip-code data , will have a reasonable application to much of
the traffict using the new lot .
An acknowledged weakness of assumption 3 , above , is that the Sasaki
distribution study did not include the parking permit holders residing in
the 14850 zip-code area . Even so , this study is a good indication of the
magnitude of traffic coming to the campus area on the various major
routes surrounding Ithaca .
This zip-code analysis indicates that- Dryden Road , . to and from the east ,
accounts for about 17 percent of campus trips and that Judd Falls Road ,
to and from the south , accounts for another 6 . 0 percent . If applied to
the 280 vehicles arriving at the new lot during the 7 : 30 to 9 : 00 am time
slot , 48 would come from the east along Dryden Road and 17 would coarse
from the south using the Judd Falls/Pine Tree Road route .
The remaining 77 percent , or 215 vehicles , would be arriving at the new
lot on routes from the west and north . A few of these would come across
Judd Falls Road from Forest Home and the rest would be coming up East
Hill routes , using Mitchell Street , Ithaca Road and the Buffalo
Street/Dryden Road/Maple Avenue connection .
Three STOP signs on the Mitchell Street route could , if vigorously
enforced , could become a deterrent to use of this route . Traffic signals
at the five-corner intersection on Ithaca Road , and again at the power
• plant , could make this rout un attractive ' to many . The Ithaca Road signal
EXHIBIT .4"
and the Maple Avenue-Judd Falls intersection makes this route less than
attractive . And , of course , coming across Judd Falls Road from Forest
Home Road , and then negotiating the Judd Falls-Dryden Road split
intersection makes this route very unattractive .
Conclusions
There is no one route that is obviously better . Therefore , it can be
expected that traffic destined for the new lot would distribute itself
over the various routes available , much as the traffic destined for B Lot
does at the present . No one of the routes available to get to the new lot
should experience a significant amount of added traffic . Even if as much
as half of the 215 vehicles coming from the west and north during the
7 : 30 to 9 : 00 am period used the same route this would not significantly
increase the peak-hour traffic on that route , base on available traffic
count data .
Three other observation should be made in this assessment . Traffic coming
from the east on Dryden Road might find it expedient to get to the new
lot via Turkey Hill or Game Farm Roads . This would increase the volumes
on these roads somewhat , but not significantly . To avoid the Mitchell
Street/Ithaca Road obstacles described above , some vehicles might be
• tempted to use the East State Street/Honness Lane/Pine Tree Road route to
their destination . This backdoor route should not create significant
increases in traffic because of the other alternatives available .
Finally , the routes used by motorists to get to the new lot in the
morning might not be the same routes they choose to go home in the
evening because the perceived obstacles and delays might be different .
Clearly., any substantial increase in peak-hour traffic volumes at the
Judd Falls/Dryden Road split intersection , the Maple Avenue/Judd Falls
Road intersection and the Judd Falls Road/Pine Tree Road split
intersection will warrant improvements to ameliorate conditions .
Peak-hour traffic generated by the new lot is not , - by itself ,, expected to
produce enough deterioration in existing conditions to require major
improvements , particularly since many of the vehicles that would use this
lot are already in the area .
•
EXHIBIT 4,
5'
l
NG BOARD
1 TOWN OF ITHACA "
Gam v .tni . :..._. . _ bt '� � C '� ti :'��.:., d ��C' S �: NOTICE OF PUBLICPLANNTOWN
HEARINGS
j
N 1
TUESDAY, SEPTEMBER 19, 1989 '
:• : :;; . • -
By direction of the Chairman
a,= f = \': , rr_: LY .'^.. et L i '. n 2. cc-un ";' � � F= L wo Lt . ^rcl ^� L;. :' of the Planning Board, NOTICE
IS HEREBY GIVEN, that , Public `',
S. Hearings will be held by the
Planning Board of the Town of
eizs% be u- _ e r �_ — �. __.. _ .____.__.— . _. _ .. .. Ithaca on Tuesday, September
19, 1989, in Town Hall , 126 �
East
eca Street
haca
.^ �tJLC Dt N► o ^. :'+� imp, 15 1 N. Y. , Satnthe followingttimes. �
and. on the following matters : . -
- - 7: 30 P. M. Consideration of site I
tL .J- ,j, _ - plan and schematic
architec-
,
. .
turol design approval ora
-by-side o-
_ - -
ed
rop s .de
mily dwelling, proposed to
be located at e Eat corner
P4
of
Winner's Circle and Slater-"
the
Winn
ircle cluster
-
Ville Road
Winner's C
n which received final
approval by the Planning t
Board on Februrary 7, 1989. : '
_._ ._.—. . _ .._ __... . .. ... .
_ . . _ _ ....._ _ ... ._. ___... .__. .._.. . Town of Ithaca Tax Parcel No.
" - 6-58- 1 -8 . 1 , Residence Districf
R- 15. David and Stephanie
✓f`rf- t_ta . ;..it £ S�. ^' : = . _e • . ^L' coS � _ I30C �' k'e� Q ' `L � ` Herrick, Owners/Applicants.
licants.
t + -• -^ PP
7 : 45 P. M. Consideration of Fi -
nol
Subdivision Approval for
the proposed subdivision of a
80 I / ft
- - p u menu s . . par-
cel a 68, 170 plus/minus
�w -5 _
� cel
- ::- - - - -.. . _ . �._. . . . __, . . .... .. . ... .. . . L.�_ __.. . .___ -• . . Ithaca TaxParcelNo. 6m27- 1 -
14, 113. 65
-27 1f .
s '
_. :. .,,_>. .. _ .... . : . 24 13. 6 acres total ,
es located
_ at 14
78 Mecklenburg Rood,
- C:S V . - - - Zoning District, Agricultural .
. �i- ^� . .. . .. . . ... . . , ..
- George Rhoads,ads Owner/ p-
: . .
Ff . ca
n
_ .... •• _ - - • - _ • ^ • • _• • • - - V, -_--. __ • •
teal• ._. " 7l:55 P. M. Consideration of
Subdivision Approval for the
_.. ..
proposed conveyance of an ;
. . .. 855 plus/minus sq. ft. portion
_ - - -
: .. _ . .,. . . . ._ - _. _._ _.., .. �.— :_._.. -- •• - own as Town of„� `_.
Ithaca Tax Parcels No. 6-54-4-
- -
sq
_ 1811 Kendatll tAve
nue,
O
JEAN - FORD .-FORD- : . _ -
-+�` t
o ,ary Public, :State of anew Y rk .
- �: . . ._,.- _ _ .. ' - Paracel oNo� 6-54-4 1wn of 19, alocated .ca j . :
- - - - ' of 185 Kendall Avenue,. , est-
:.; . :. .
No. 4654410 dente District R-9. Nan Chung”
Chang, Owner of Parcels No. .,
_ •. .. nl � ,.
and
- =
Qualified In - rOmj, ns COU[1t 1 6-54-4-20 -21 . Michael
Q
_ - Commisston expires May 31; 19 .G _
_. -. ...
ent
ty
Line Real Estate Agenft9,ScFee-- ' -
. -_ d Properties, Inc .
. , • .;,, . -: .: ,. . - - ..
Said Planning Board will at '
: . . r'• :::
. . said times and said place hear
_.. . : .. . .. _ . . - . . -•- _ _ _ _ - _ . . - .. . . .. : . : : . -_ :, . . '
all persons in support of such
Persons may appear by agent: :+ matters or objections thoreto.
or in person .
osed .
•: -_-- ^•-_ - --:,__. . - :-.. . _ .. ., . , - _ , ,-: ' _ . .September 11 , - 1989
- -- •---.. . _.,! __..___-'- -- . . .. . :. . . '-_-: . - . _ ., . ' - .. _ _ . _ - Jean H
Swartwood , -
Town Clerk ` -
73- 1721 -
September 4 1989
T , -
_