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HomeMy WebLinkAboutPB Minutes 1989-11-14 FILED TOWN OF ITHA�CA � p� Dat 44 Zj TOWN OF ITHACA PLANNING BOARD Clerk NOVEMBER 14 , 1989 The Town of Ithaca Planning Board met in regular session on Tuesday , November 14 , 1989 , in the Machinists ' Hall , 638 Elmira Road , Ithaca , New York , at 7 : 30 p . m . PRESENT : Chairperson Carolyn Grigorov , Virginia Langhans , James Baker , Robert Kenerson , William Lesser ; Robert Miller , Stephen Smith , John C . Barney ( Town Attorney ) , Susan C . Beeners ( Town Planner ) , George R . Frantz ( Assistant Town Planner ) , ALSO PRESENT : Doria Higgins , Pauline Layton , Ann Pendleton , Dick 11 Pendleton , William Hooton , Eva Hooton , Alfred Eddy , Attorney Laura Holmberg , Ephraim Tomlinson II & IV , John M . Wolf , Tom LiVigne , Ron and Bonnie Simpson , Ann Kugler , Gene Ball , Jim Ainslie , Matt Hatlee , Ed Cobb , Karl J . Niklas , David J . Kuckuk , Bob Kirk , Harry Patel , David L . Klein , Thomas Mills , Marguerite Mills , Lew Roscoe , Kurt Rice , Shirley Raffensperger , Cathy Valentino , Richard Be Fischer , Bruce Brittain , Douglas Be Brittain , John Yengo , John Whitcomb , Myrtle Whitcomb , R . M . Cot ts , Peter Hillman , Elliott Lauderdale , Charles Trautmann , Jane A . & Lee E . Schafrik , Stuart Stein , Ruth Mahr , Krys Cail , David C . Auble , Douglas Wilcox , Laura Marks , Jonathan Meigs , Celia Bowers , Christiann Dean , Patricia Leary , Ronald Brand , 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 Hearing in Town Hall and the Ithaca Journal on November 6 , 1989 , and November 9 , 1989 , respectively . 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: Public Informational Meeting and Presentation by Consultant of ; Town of Ithaca Comprehensive Planning Program - - Analysis and Recommendations and Executive Summary Report , Chairperson Grigorov declared the Public Hearing in the above - noted matter duly opened at 7 : 35 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Chairperson Grigorov stated that the Draft Statement that was presented at a Public Hearing in August 1988 was the most recent • Statement , adding , after that Hearing the Town Board voted to authorize the employment of outside consultants to evaluate the Town Planning program and recommend a course of action . Chairperson Planning Board - 2 - November 14 , 1989 • Grigorov stated that a committe consisting of Town officials , and members of the public , was appointed to select a consulting firm and assist in the review of the Report , commenting that the firm of Stuart I . Brown Associates , Inc . was chosen in February 1989 , and in October 1989 the Report was accepted by the committee and the Planning Board . Chairperson Grigorov stated that said document is not the Comprehensive Plan , it is a strategy for achieving one and discuss the Board needs to what the plan should include ; how the Town can work toward completing it , while at the same time keeping up with the current work and improving procedures . Chairperson Grigorov stated that the Report and a Summary of it have been available to the public , and copies have been sent to the planning staffs of the adjacent municipalities , the County , Cornell University , and Ithaca College , Chairperson Grigorov , commenting on the purpose of tonight ' s Hearing , stated that , first , there will be a presentation by the Consultants , including a general critique of existing regulations , comprehensive planning statements processes , and a general overview of Report recommendations . Continuing , Chairperson Grigorov stated that after the presentation by the Consultants there would be time for public comment on the content of the Report , then public comment on proposed action plan , at which time the Board would like to receive suggestions on actions to implement , including consideration of proposed future work for the review of Draft Statements , consideration of the merits in pursuing an action plan of changes to existing • regulations , adoption of new modified policy guidelines up - dated , and new Townwide and neighborhood planning studies and master planning . Chairperson Grigorov said that , besides the public spoken statements further comments will be accepted up to the date of November 17 , 1989 . At this time , Mr . Ronald Brand , of Stuart I . Brown Associates , Inc . addressed the Board and the public present . Mr . Brand noted that the Request for Proposal that was prepared by the Town of Ithaca in September 1988 called for a consulting firm to come in and look at what the community was identifying as its Comprehensive Planning Program , and what that program consisted of the various plan elements . Mr . Brand said that as part of that process the consultants were asked to evaluate those plan elements that were identified , and to meet with the various planning organizations in the community . Mr . Brand stated that his firm had worked , during the course of the eight months since the start of the work in February 1989 , in putting together an analysis of the various elements . Mr . Brand stated that the Plan Document consists of two parts - first , is the Executive Summary Report itself , and , second , is the 85 -page single spaced report about everything one wants -to know about planning in the Town of Ithaca . Mr . Brand said that his firm has recommended three basic elements • to the planning program . Mr . Brand stated that one element is to take a look at the existing regulations . Mr . Brand stated that the second element is to look at and develop a specific comprehensive plan Planning Board - 3 - November 14 , 1989 • documents a document which identifies the residents of the community , identifies to adjacent municipalities , and identifies to developers what the status of events are in the Town of Ithaca . Mr . Brand said that the third part of the plan is the on - going day - to - day action of the development review by staff and development board in dealing with development as it occurs . Mr . Brand stated that Stuart I . Brown Associates , Inc . would be meeting with the Town Board on December 11 , 1989 , at which time the firm would be making a supplemental report to them on the findings from tonight ' s meeting ; the Planning Board will be making a report to them on a course of action , and the Town Board , based on their review , will authorize further development in defining new scope of work according to the RFP . At this point , Mr . Brand reviewed the Draft Executive Summary Report , and the Draft Town of Ithaca Comprehensive Planning Program Analysis . Chairperson Grigorov noted that this was a Public Hearing and asked if there were anyone from the public who had any comments or questions . Chairperson Grigorov stated that she had received a written comment from Mrs . Flight , of Pine Tree Road , expressing her concern • about handicapped accessibilty . Thomas Mills , of 108 Pine View Terrace , spoke from the floor and referred to the Executive Summary Report , Page 8 , No . 11 " Establish a Town Architectural Review Board and define the activities for this advisory board . " Mr . Brand explained that if it is determined that an Architectural Review Board is necessary , and if it is necessary , then it should be determined what the responsibility of the Board is . Mr . Brand offered that an Architectural Review basically deals with such features as the style and design of buildings , the layout of the sites , all of which provide input to the Planning Board in its deliberations of site plan approval . Doria Higgins , of 2 Hillcrest Drive , approached the Board and wondered about a reasonable timeframe for the Master Plan Document in correcting deficiences in the current planning process in this community . Mr . Brand responded with , given the resources the Town has , he would say within six months to a year . John Yengo , of 1147 Danby Road , spoke from the floor and commented on the large chunks of land in the Town , and wondered why there was not any consideration of mixed use in these large chunks of land . Mr . Yengo suggested that there should be some consideration to smaller uses of Multiple Residence , because he felt that apartment dwellers do like to live among people who own their own houses . • Celia Bowers , of 1406 Trumansburg Road , approached the Board and read from a prepared statement from the West Hill Neighborhood Association , which is attached hereto as Exhibit 1 . Planning Board - 4 - November 14 , 1989 • Jane Schafrik , of 1491 Trumansburg Road , spoke from the floor and stated that she thought the document was really a remarkable document , and complimented the CPS and the Consultants . Ms . Schafrik said that she felt very strongly about not having any commercial zoning , of any kind , on West Hill , Christiann Dean , of West King Road , addressed the Board and read from a prepared statement . [ Statement attached hereto as Exhibit 21 . Elliott Lauderdale , of 381 Stone Quarry Road , spoke from the floor and questioned the choice of data . Mr . Lauderdale said that he lead a question about what was requested in the proposal and why the Consultants chose to take the approach they did . Mr . Lauderdale wondered why there could not be more public meetings in the process of doing the research , and secondly , why not concentrate a little more on problems of enforcement and public meeting record . Laura Marks , of 302 E . King Road , spoke from the floor and expressed her concern about the Zoning Ordinance recommendations . Karl Niklas , of 1005 Danby Road , addressed the Board and expressed a concern about the Town ' s ongoing Comprehensive Planning Program , Celia Bowers , of 1406 Trumansburg Road , again spoke from the • floor and stated that she felt there were three issues that have not been addressed , one being , there is no mention of buffer zones . Ms . Bowers stated that she would strongly urge that subcommittees be formed to study each area of the Town . Ms . Bowers said that she would like to see a committee formed for agricultural protection . Bob Kirk , of 84 Turkey Hill Road , addressed the Board and stated his concern about the effects of traffic in Ithaca from the adjacent communities . Krys Call , of 337 DuBois Road , spoke from the floor and suggested , in regard to possible surveys done of neighborhood residents , that consideration be made of using a similar , or including , some of the same questions as were used in the recent Town of Ulysses survey . Jane Schafrik , of 1491 Trumansburg Road , again spoke from the floor and stated that in the six and one - half years she has lived in the Town of Ithaca she has received four newsletters , adding , there should be some other means of sending out newsletters other than the addresses that are on the tax bills . Elliott Lauderdale , of 381 Stone Quarry Road , again spoke from the floor and wondered about the loo set - aside for cluster zoning . Mr . Lauderdale also wanted to know about the planned institutional development zone . Mr . Lauderdale wondered about impact fees . Mr . • Lauderdale wondered if the Consultants could make some general suggestions about low- income housing , e . g . , asking developers to set aside a certain percentage of housing for low- income housing , or other Planning Board - 5 - November 14 , 1989 methods , in solving the problem of affordable housing . Mr . Brown responded that the purpose of the Planned Institutional District is as the purpose of a Planned Unit Development District might be , in that one is dealing with a specific or unique use of a large area of the community that is not associated with other areas . Town Councilwoman Pat Leary , of 316 Highland Road , spoke from the floor and stated that she wanted to make a point about affordable housing . Ms . Leary said that the median income in Tompkins County would not be able to get a mortgage for a $ 90 , 000 . 00 house , or an $ 80 , 000 . 00 house , adding that that was discussed at a meeting for Better Housing For Tompkins County , Ms . Leary commented that the median income home is in the neighborhood of $ 88 , 000 . 00 , and noted that the median income for a family of three is under $ 30 , 000 . 00 . Ms . Leary stated that it is very , very hard in Tompkins County to qualify for the affordable housing program . Jonathan Meigs , of 235 Culver Road , spoke from the floor and stated that he did not find in any of the Ag and Markets Law that a farm need be ten acres to be considered a farm . Mr . Meigs stated that he thought open spaces were valuable to the Town . Laura Marks , of 302 E . King Road , again spoke from the floor and stated that she felt green space is important , and also felt that land should be left " unimproved " . • Myrtle Whitcomb , of 233 Troy Road , spoke from the floor and stated that she is President of the South Hill Community Association , Ms . Whitcomb stated that the SHCA would like to encourage the Town to move quickly to develop an action plan . Karl Niklas , of 1005 Danby Road , again spoke from the floor and wondered how inclined the Town Planning Board was , at this point , to recommend to the Town Board to authorize the preparation of a policy plan or a Comprehensive Plan Document , Chairperson Grigorov stated that the Planning Board has to decide what extent they want to rely on committees . Mr . Lesser , directing his comment to Mr . Brand , wondered what the recommendation would be to augment the talents of the planning staff to help move their activities forward . Ms . Beeners responded that the Town Board has provided for some additional commitment to the planning staff in 1989 . At this time , Mr . Brand thanked everyone in the audience for coming to the meeting , and sharing their thoughts , adding , this ' is not the end of the process . Mr . Brand stated that he wanted to thank everyone that helped his firm with all their valuable assistance in the Comprehensive Plan Program . • There appearing to be no one else from the public who wished to speak to this matter , Chairperson Grigorov closed the Public Hearing at 10 : 00 p . m . and brought the matter back to the Board for discussion . Planning Board - 6 - November 14 , 1989 • The Board discussed sending out questionnaires to the Town residents regarding the Town of Ithaca Comprenhensive Plan . The deadline for written public comments concerning tonight ' s meeting is November 17 , 1989 . [ Secretary ' s Note : Attached hereto , as Exhibit 3 , are the comments of the County Acting Commissioner of Planning , Harry Missirian . ] Chairperson Grigorov asked if there were any other comments . There being none , Chairperson Grigorov declared the Public Informational Meeting and Presentation by Stuart I . Brown Associates , Inc . duly closed at 10 : 15 p . m . APPROVAL OF MINUTES - MAY 2 , 1989 MOTION by James Baker , seconded by Robert Miller : RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of May 2 , 1989 , be and hereby are approved as presented . There being no further discussion , the Chair called for a vote . Aye - Grigorov , Langhans , Baker , May , Kenerson , Lesser , Miller , Smith . Nay - None . • The MOTION was declared to be carried unanimously . RECOMMENDATION TO TOWN BOARD IN RE WILLIAM LESSER ' S RE -APPOINTMENT MOTION by Mrs . Virginia Langhans , seconded by Mr . Montgomery May : RESOLVED , that the Town of Ithaca Planning Board recommend and hereby does recommend to the Town Board the re - appointment of Dr . William Lesser as a member of the Planning Board for a seven - year term commencing January 1 , 1990 and expiring December 31 , 1997 . There being no further discussion , the Chair called for a vote . Aye - Grigorov , Langhans , Baker , May , Kenerson , Lesser , Miller , Smith . Nay - None . The MOTION was declared to be carried unanimously . ADJOURNMENT Upon Motion , Chairperson Grigorov declared the November 14 , 1989 , meeting of the Town of Ithaca Planning Board duly adjourned at 10 : 30 p . m . Respectfully submitted , • Mary Bryant , Recording Secretary , Nancy M . Fuller , Secretary , Town of Ithaca Planning Board . J CRITIQUE OF THE TOWN OF ITHACA COMPREHENSIVE PLANNING PROGRAM IV d • The Comprehensive Planning Program analysis is in almost all respects an objective , admirably non- political document . There is , however , one major exception to this . On p . 29 a " commercial growth node " opposite the Community Hospital is suggested . The only prior planning document which suggested a change in residential zoning at that location was the Planning Board ' s 1988 " Draft Plan " , which coincidentally followed a rezoning request by the Kyong developers . This " Draft Plan " was never adopted by the Town Board and it was in fact never even revised following the very brief public information session in which the document was both introduced to the public for the first time and comments invited . Why was this ' node ' placed in Stuart Brown ' s Comprehensive Planning Program ? Since we know that the Comprehensive Planning Subcommittee did not request its inclusion , we would like -to know who did . The Kyong rezoning proposal at this " commercial growth node site " aroused more community opposition than any development in the history of the Town and it became a major factor in . the recent elections . Neither of the two candidates for re - election who announced that they would vote in favor of the Kyong development was reelected . West Hill residents have long felt that while their neighborhood can coexist comfortably with Tompkins Community Hospital and its related medical facilities , the inclusion of a • significant commercial growth area would totally destroy the residential character of the Trumansburg Road . The opposition of the West Hill Neighborhood Association and of local residents to the Kyong development is based on the following considerations : ( 1 ) We think that a commercial site in this location could not be contained . In fact , commercial rezoning requests for two buildings contiguous to the Kyong property have already been made , contingent upon approval of the Kyong request . Several other residents have expressed their intention of selling their property if the development i.s approved . ( 2 ) A D . O . T . study carried out in the early 1980 ' s showed that Cliff Street was already filled to over 90 % capacity . As the Trumansburg Road is the only access road to the hospital , no de - velopment should be permitted that would interfere with safe and speedy access to the Community Hospital . ( 3 ) The West Hill Neighborhood Association is opposed to . rezoning when community feeling is against it . ' Unless there is an overwhelming Town need for a particular rezoning request , the community should be able to feel secure in buying homes without fear of capricious threats to property values and the neighborhood • • quality of life . In addition , we feel it is plain poor planning to MIBIT 1 0 0 introduce commercial zoning into a residential zone . • ( 4 ) If there is a need for small community shops , the West Hill Neighborhood Association feels that they should be placed out of sight of major thoroughfares , so that the possibility of an extension of these facilities is minimized . We think that only " Mom and Pop " stores of a maximum size of 450 sq . ft . should be allowed and even then , only if residents of the neighborhood request such a store . There is already one such facility on Rt . 96 just over the Ulysses Town line . This policy would ensure that the Town ' s stated aim of not allowing development to conflict with downtown facilities would be upheld . The size of the Kyong project , comprising 18 - 24 shops , would cause competition with and possible degradation of business viability in .the City . It is to the City that West Hill looks for major services and employment . The West Hll Neghborhood Association thinks that it is very unfortunate that such a politically charged development has been placed in the Comprehensive Planning Document , when its inclusion might possibly indicate implicit approval . We remind you that the 1988 Draft Planning Document was never approved and we strongly urge that the " commercial node " at the site of the Kyong project be removed from the Planning Document immediately . THE WEST HILL NEIGHBORHOOD ASSOCIATION Eugene Ball , President • November 14 , 1989 • EXHIBIT 1 Comprehensive Plan Public Hearing 11 - 14 - 89 • Statement : Christiann Dean - I COMMEND THE CONSULTANTS , THE PLANNING SUBCOMMITTEE , AND THE PLANNING STAFF FOR YOUR JOINT WORK THAT RESULTED IN THE DRAFT COMPREHENSIVE PLANNING PROGRAM ANALYSIS . -YOUR SUGGESTION THAT A TOWN CONSERVATION BOARD BE ESTABLISHED IS AN EXCELLENT ONE . I SUGGEST THAT THE OFFICAL NAME BE BROADENED TO " CONSERVATION AND AGRICULTURE BOARD " EVEN IF IT COMMONLY GETS REFERRED TO AS THE " CONSERVATION BOARD " , IN ACKNOWLEDGEMENT OF THE INTERRELATIONSHIP OF OUR FARMS AND WILDER NATURAL AREAS . - I AM PLEASED TO SEE CONTINUED REGOGNITION OF THE IMPORTANCE OF AGRICULTURE , AND THE CONSULTANTS ' REFINEMENT OF THE EARLIER DRAFT ' S WORDING , PARTICULARLY THE STRONGER SUPPORT FOR : CONTINUATION OF ESTABLISHED AG DISTRICTS TA TOWN POLICY TO HQ EXTEND UTILITIES INTO THESE AREAS -THE RECOMMENDATION THAT NON-FARM DEVELOPMENT BE MINIMIZED IN ESTABLISHED AGRICULTURAL DISTRICTS -HOWEVER , THE DRAFT ANALYSIS RELIES TOO HEAVILY ON ESTABLISHED AGRICULTURAL DISTRICTS AND ON •. SOIL TYPES AS THE CRTIERIA FOR PROTECTING AGRICULTURAL. LAND * �% IN FACT , ONE OF THE LARGEST AND MOST ACTIVE FARMS WITHIN THE TOWN IS NOT IN AN ESTABLISHED AG DISTRICT . ALSO , LARGE FARMS FOCUSING ON ONE OR TWO CROPS -THE KIND OF FARM • AG DIRSTRICTS ARE SET-UP TO ` PROTECT- 4• DO ' NOT " NECESSARILY REPRESENT THE ONLY VIABLE FUTURE FORM OF AGRICULTURE FOR THE TOWN OF ITHACA * ANOTHER PROBLEM WITH THESE RESTRICTIVE CRITERIA IS . THAT THE SOIL MAPS ARE ONLY BROADLY ACCURATE AND DO NOT REFLECT ALL POCKETS OF SOIL THAT CAN BE PRODUCTIVELY FARMED USING DIVERSIFIED•, SUSTAINABLE METHODS . MY POINT HERE IS THAT THERE ARE HUNDREDS OF ACRES • OF CURRENT AND POTENTIAL VIABLE FARMLAND IN THE TOWN OF ITHACA THAT WOULD NOT BE PROTECTED USING YOUR CRITERIA . -I. SUGGEST THAT THE DRAFT BE AMMENDED TO INCLUDE "CURRENT AND PROPOSED FARMLAND AS IDENTIFIED BY A TOWN CONSERVATION BOARD AND TOWN RESIDENTS " RATHER THAN THE CURRENT WORDING : OF " ESTABLISHED AGRICULTURAL DISTRICTS " AND "VIABLE AGRICULTURAL SOILS " . - I APPLAUD YOUR RECOMMENDATION THAT A " DEVELOPMENT CONSTRAINTS MAP " AND A " DEVELOPMENT OPPORTUNITIES MAP" BE CREATED , IF CITIZENS HAVE A SUBSTANTIAL ROLE IN DEFINING THESE AREAS . IN OUR FEBRUARY 17 , 1989 LETTER TO YOU , THE SOUTH HILL COMMUNITY ASSOCIATION OUTLINED A CONSERVATION PLAN THAT INCLUDEDORECOMMENDATIONSAND RATIONALE FOR A DEVELOPMENT CONSTRAINT AREA ENCOMPASSING FARMLAND AND NATURAL AREAS IN THE SOUTH HILL REGION OF THE TOWN OF ITHACA * THESE GUIDLEINES THAT WE DEVELOPED CAN ALSO ANSWER YOUR RECOMMENDATION THAT SPECIFIC GAOLS AND POLICIES FOR NATURAL AREAS BE ESTABLISHED . THE NATURAL RESOURCES AND AGRICULTURE COMMITTEE OF THE SOUTH HILL COMMUNITY ASSOCIATION STANDS READY TO WORK WITH THE TOWN SUPERVISOR AND OTHER NEIGHBORHOOD GROUPS ON FURTHER DEFINING THESE AREAS . • EXHIBIT 2 ## ######## TOMPKINS COUNTY DEPARTMENT OF PLANNING ## ###### Harry Missirian Acting Commissioner of Planning ############# November 14 , 1989 To : Susan Beeners , Town of Ithaca From : Harry Missirian , Acting Commissioner of Planning Subj : Town of Ithaca planning document , Comprehensiveping Program : Analysis and Recommendations Thank you for providing us the opportunity to review and comment on the subject document . We congratulate the Town of Ithaca for making a special effort to address local and area-wide planning issues in a comprehensive manner . The report has been read through by various members of the County Planning Department staff and we have comments of a very preliminary sort to offer you at this time . More discussion with Town staff will follow . • The report outlines a coherent internally- consistent ,approach to planning in the Town . Specific growth-related concerns of the Town officials can be dealt with effectively within the framework in the report . The comments and recommendations on each of the Town ' s current development regulations seem reasonable and tb the point . Most are suggestions for including references to state enabling legislation , other related local regulations , or clarification of language , always an improvement . Some , however , are suggestions that substantive changes in the content of the regulations are needed . We believe the consultant has pointed out genuine problem areas that do need careful attention . The peculiar configuration of the Town of Ithaca makes it especially important that factors beyond its boundaries get full and careful consideration . We intend to assist you to the extent that we can in achieving the Town ' s . objectives for a balanced growth in a community-wide perspective . We are committed to work with the Town and its staff to address concerns in a timely manner to minimize unwanted impacts and improve the potential for a more satisfying living environment . • Biggs Center , Building A , 301 Dates Drive , Ithaca , New York 14850 ( 607 ) 274-5360 EXHIBIT 3'. r AFFIDAVIT OF PUBLICATION r ITHACA State of New York, Tompkins County , ss. : Gall WHIMS being duly sworn , deposes and says'; that she/he resides in Ithaca , county and state aforesaid and that she/he is Clerk of The Ithaca Journal a public newspaper printed and published in Ithaca aforesaid , and that a notice , of which the annexed is a true TOWN OF IBOARD PLANNING B - : ,•: NOTICE OF PUBLIC HEARING copy , was published in said paper TUESDAY, NOVEMBER 14, 1989 . By direction of, the Choirman ;� Crr� IS the HEREBY N, thad taPu Public , ' r 1 IS HEREBY GIVEEN, that a Public . 'r— Hearing will be held by the ' ' Planning Board of the Town of Ithaca on Tuesday, November' ' 14, 1989, - at the . Machinists' Hall, 638 Elmiro' Road, Ithaca, j. N. Y. , at the following . time +: and on the following matter: , , 7: 30 P. M. Public Informational` and that the first publication of said notice was on the Meeting and Presentation by . Consultant of Town of Ithaca - day of Comprehensive Plonning .Pro- �1 � C ✓vl 1' k r 19gram -- Analysis and Recom- mendations and Executive Summary Report. Said Planning Board will at said time and said place hear all persons in support of such matter or objections thereto: Subscribed and sworn to before me , this da Persons may appear by agent or in person . : � . Y Jean H. Swartwood 19 Of Q Town Clerk /�-��h O - November 9, 1989 273-.1721, ,• . , Notary Public. JEAN FORD Notary Public, State of New York' No. 4654410 Qualified in Tompkins County/1 ' �,Omm,5510n expires May 311 1