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HomeMy WebLinkAboutPB Minutes 1989-11-21 FILED TOWN OF ITHACA Date • TOWN OF ITHACA PLANNING BOARD C1er NOVEMBER 21 , 1989 The Town of Ithaca Planning Boad met in regular session on Tuesday , November 21 , 1989 , in Town Hall , 126 East Seneca Street , Ithaca , New York , at 7 : 30 p . m . PRESENT : Chairperson Carolyn Grigorov , Virginia Langhans , James Baker , Robert Miller , Stephen Smith , Montgomery May , Robert Kenerson , William Lesser , John C . Barney ( Town Attorney ) , Susan C . Beeners ( Town Planner ) , George R . Frantz ( Assistant Town Planner ) , Erik Whitney ( Acting Town Engineer ) . ALSO PRESENT : Myrtle Whitcomb , Steve Lucente , Mert Wallenbeck , Attorney Robin Masson , Attorney Henry Theisen , Herbert D . Brewer , Larry Fabbroni , David L . Klein , Edwin Hallberg , Thomas Niederkorn , Laura Marks , Harrison Rue , David C . Auble , Nancy Ostman , Slade Kennedy , Girard F . Oberrender Jr . , David Fernandez , Ellio R . LeMaro , Arel LeMaro , Laura Locke , Ivan LeMaro , Kathy Wolf , Don Ellis , Pam Williams , Don Sweezy , Attorney James Salk , . Richard Mandl . • 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 November 13 , 1989 , and November 16 , 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 , upon the Clerk of the Town of Ithaca , upon both the Clerk and the Building Commissioner of the City of Ithaca , upon the Tompkins County Commissioner of Planning , and upon the applicants and / or agents , as appropriate , on November 14 , 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 APPROVAL OF A MODIFICATION OF THE REQUIREMENTS OF SUBDIVISION APPROVAL FOR LOTS N0 , 1 AND 2 OF " BRIARWOOD SUBDIVISION " , SUCH SUBDIVISION HAVING BEEN GRANTED FINAL SUBDIVISION APPROVAL BY THE PLANNING BOARD ON SEPTEMBER 1 , 1987 , TO PERMIT THE CONSTRUCTION OF A PRIVATE SEPTIC SYSTEM ON LOT N0 . 2 TO SERVE A PROPOSED DWELLING ON LOT NO . 1 ON A TEMPORARY BASIS UNTIL PUBLIC SEWER BECOMES AVAILABLE . LOT N0 . 1 IS LOCATED ON THE PROPOSED EXTENSION OF BIRCHWOOD DRIVE NORTH AND IS IDENTIFIED AS TOWN OF ITHACA TAX PARCEL NO . 6 - 70 - 10 - 22 , 120 BRIARWOOD DRIVE . LOT N0 . 2 , IS LOCATED ON PROPOSED BRIARWOOD DRIVE AND IS IDENTIFIED AS TOWN OF ITHACA TAX PARCEL NO . 6 - 70 - 10 - 21 , 116 BRIARWOOD DRIVE . RESIDENCE DISTRICT R- 15 . • ROCCO P . LUCENTE , OWNER ; STEPHEN P . LUCENTE , AGENT . Planning Board - 2 - November 21 , 1989 • Chairperson Grigorov declared the Public Hearing in the above - noted matter duly opened at 7 : 36 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Maps were appended to the bulletin board . Mr . Lawrence Fabbroni approached the Board and commented that the Board approved the subdivision with public water and sewer . Mr . Fabbroni said that the Town Board , and other bodies , basically assured Mr . Lucente of that sewer all along , adding that that was much after the Village of Cayuga Heights declared a moratorium , which was the right to refuse sewer in the subdivision . Mr . Fabbroni stated that that matter is now subject to review by both the Town Board and Mr . Lucente , Mr . Fabbroni said that in the meantime Mr . Lucente did receive public sewer for two of the lots on the south end , and he was seeking public sewer for his ( Mr . Lucente ) own house on Lot No . 1 , commenting that Mr . Lucente was refused , basically , by the Village of Cayuga Heights on the moratorium , so he went to the Health Department to ask for some temporary relief , and they would allow him to build on Lot No . 1 because it is almost a double size lot , if the area that takes in Lot No . 2 were demoded to the private septic system . Mr . Fabbroni stated that the water is in , tested , and approved by Bolton Point , Attorney Barney stated that , for the Planning Board ' s • information , the Town of Ithaca has started a lawsuit against the Village of Cayuga Heights asserting that under the Town ' s contract with the Village of Cayuga Heights they have no right to shut off the sewer permits . 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 at 7 : 48 p . m . and brought the matter back to the Board for discussion . The Board discussed the Proposed Resolution . Acting Town Engineer Erik Whitney , referring to the Resolved section of the Proposed Resolution , Item No . 2 , stated that there are no requirements for removal of a septic system , the standard practice is to pump it , and fill it with gravel to prevent cave - ins and leakage . There appearing to be no further discussion , Chairperson asked if anyone were prepared to make a motion . MOTION by Mr . Robert Kenerson , seconded by Dr . William Lesser : WHEREAS : 1 . This action is the Consideration of Approval of a Modification of • the Requirements of Subdivision Approval for Lots No . 1 and 2 of the " Briarwood Park " Subdivision , such Subdivision having been granted Final Subdivision Approval by the Planning Board on Planning Board - 3 - November 21 , 1989 • September 1 , 1987 , to permit the construction of a private septic system on Lot No . 2 to serve a proposed dwelling on Lot No . 1 on a temporary basis until public sewer becomes available . 2 . This is a Type II action for which the Town of Ithaca Planning Board , acting as Lead Agency in environmental review , has , on November 21 , 1989 , determined that no further environmental review is required . 3 . The Planning Board , at Public Hearing on November 21 , 1989 , has reviewed the application materials , including diagrams of Lots 1 and 2 , and the record of approval of the proposed septic system by the Tompkins County Health Department , THEREFORE , IT IS RESOLVED : That the Planning Board grant and hereby does grant approval of the proposed temporary modification as described above , subject to the following conditions . 1 . Approval of the final installation of the temporary septic system by the Tompkins County Health Department , 2 . The proposed dwelling on Lot No . 1 shall be connected to public sewer within ten years of sewer connections becoming available , • and the septic system on Lot No . 2 shall then be abandoned . 3 . The septic system on Lot No . 2 shall be properly abandoned as soon as the dwelling on Lot No . 1 is connected to public sewer or pursuant to a schedule approved by the Tompkins County Health Department , 4 . There shall be no sale of Lot No . 1 or Lot No . 2 without including the other lot until public sewer and permits for same are available for Lot No . 1 . 5 . There shall be no construction on Lot No . 2 until such time as sewer connections are legally available and physically made for both lots . 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 . Chairperson Grigorov declared the matter of Consideration of Approval of a Modification of the Requirements of Subdivision Approval for Lots No . 1 and 2 of " Briarwood Subdivision " duly closed at 7 ; 56 p . m . • PUBLIC HEARING : CONSIDERATION OF SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO . 6 - 39 - 1 - 33 , 16 Planning Board - 4 - November 21 , 1989 • ACRES TOTAL , LOCATED AT 253 STONE QUARRY ROAD , INTO TWO PARCELS OF 13 . 4 AND 2 _. 6 ACRES EACH , RESIDENCE DISTRICT R- 9 , ITHACA COLLEGE , OWNER ; ATTORNEY ROBIN ABRAHAMSON MASSON , AGENT . Chairperson Grigorov declared the Public Hearing in the above - noted matter duly opened at 7 : 57 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Attorney Masson addressed the Planning Board and stated that she was representing Ithaca College , Attorney Masson stated that Ithaca College would like to take the strip along the north border that the College shares with Mr . Mandl , and convey that strip to him . Attorney Masson [ indicating on map ] stated that Mr . Mandl ' s driveway already encroaches on Ithaca College land . Attorney Masson stated that there were no adverse environmental impacts involved . 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 at 7 : 59 p . m . and brought the matter back to the Board for discussion . Town Planner Susan Beeners stated that the parcel of land under discussion , when combined with the Mandel parcel to the north , would • make a total of just over five acres , so , conceivably , that property could be developed as a cluster . Ms . Beeners noted that it is zoned R- 9 , and any conventional platting would be rather difficult because of the configuration of both the existing Mandl parcel and the new parcel . Chairperson Grigorov wondered if the Bracewell property was landlocked . Mr . Mandl responded that it is not landlocked ; there is about a 12 - foot wide strip on the north end of the Mandl property . Mr . Mandl said that the Bracewell property has about 300 feet of frontage on Stone Quarry Road . There appearing to be no further discussion , Chairperson Grigorov asked if anyone were prepared to offer a motion . MOTION by Mrs . Virginia Langhans , seconded by Mr . Robert Kenerson : WHEREAS : 1 . This action is the Consideration of Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No . 6 - 39 - 1 - 33 , 16 acres total , located at 253 Stone Quarry Road , into two parcels of 13 . 4 and 2 . 6 acres each . 2 . This is an Unlisted action for which the Town of Ithaca Planning • Board is legislatively determined to act as Lead Agency in environmental review . Planning Board - 5 - November 21 , 1989 • 3 . The Planning Board , at Public Hearing on November 21 , 1989 , has reviewed the Short Environmental Assessment Form and other application materials . THEREFORE , IT IS RESOLVED : That the Planning Board make and hereby does make a negative determination of environmental significance . 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 . MOTION by Dr . William Lesser , seconded by Mr . James Baker : WHEREAS : 1 . This action is the Consideration of Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No . 6 - 39 - 1 - 33 , 16 acres total , located at 253 Stone Quarry Road , into two parcels of 13 . 4 and 2 . 6 acres each . • 2 . This is an Unlisted action for which the Town of Ithaca Planning Board , acting as Lead Agency in environmental review , has , on November 21 , 1989 , made a negative determination of environmental significance . 3 . The Planning Board , at Public Hearing on November 21 , 1989 , has reviewed the Short Environmental Assessment Form and other application materials . THEREFORE , IT IS RESOLVED : That the Planning Board grant and hereby does grant Final Subdivision Approval to the aforementioned subdivision . 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 . Chairperson Grigorov declared the matter of Subdivision Approval for the Ithaca College Two - Lot Subdivision duly closed at 8 : 03 p . m . PUBLICiHEARING : CONSIDERATION OF APPROVAL OF A MODIFIED SITE PLAN FOR THE TOMPKINS COUNTY CHAMBER OF COMMERCE , LOCATED AT 904 EAST SHORE • DRIVE , TOWN OF ITHACA TAX PARCELS N0 . 6 - 18 - 2 - 8 , - 91 AND - 10 ( SPECIAL LAND USE DISTRICT N0 , 5 ) , WITH SUCH MODIFICATION PROPOSED TO INCLUDE Planning Board - 6 November 21 , 1989 • PAVEMENT , LANDSCAPE , AND CURBING REVISIONS . TOMPKINS COUNTY CHAMBER OF COMMERCE , OWNER / APPLICANT . Chairperson Grigorov declared the Public Hearings in the above -noted matter duly opened at 8 : 05 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . Attorney Henry Theisen addressed the Board and stated that he was representing the Chamber . Attorney Theisen also stated that he was the Corporate Secretary for the Chamber . Attorney Theisen stated that he was before the Board requesting two things - one being the modification of the requirements in the original proposal and the other being an extension of time to accomplish whatever the Chamber has to do . Attorney Theisen said that another reason the Chamber is asking for modification is because of money ; the construction costs have exceeded the original estimates . At this point , David Fernandez , of the Cayuga Landscape Co . , Inc . , approached the Board to discuss the improvements and modificatons the Chamber is seeking . Mr . Fernandez stated that the original site plan differed from the one before the Board tonight in a couple of ways . Mr . Fernandez stated that the original plan had , basically , a row of Honey Locust • trees in the island bed in the parking lot along East Shore Drive , and another row of Honey Locust trees along the front of the building . Mr . Fernandez said that the primary change the Chamber is making with the planting is to eliminate the colonnades of Honey Locust trees , which the Chamber feels are unnecessary , adding that the Chamber is proposing having beds of naturalized perennials , low shrubs , and clump trees at the entrance . Mr . Fernandez said that the Chamber is also proposing Viburnum screening , as shown on the original plan . Mr . Fernandez said that the Chamber is also proposing to reduce a very large access and loading area that is at the north end of the Chamber building . Mr . Fernandez stated that the Chamber has also eliminated a concrete sidewalk which was shown on the prior plan as extending along the entire west edge of the parking lot , adding that Ms . Beeners had suggested the Chamber keep that 5 - foot sidewalk . Mr . Fernandez stated that the Chamber would still like to present the revised plan without the sidewalk , as the Chamber feels that , one , it would be a big expense , and , two , it would not be used as there is a fairly wide drop- off zone for the elderly or handicapped . Mr . Fernandez commented that another area in the revised plan is the subject of curbing around the front island . Mr . Fernandez stated that the Chamber was proposing installing timber curbing along the inside edge as a stop for cars , commenting , the Chamber feels that , essentially , it is a cost benefit analysis , as the timber edging properly installed would be attractive , and the wood would last 30 years , although there is a problem with abrasion over a period of • years . Mr . Fernandez stated that Ms . Beeners had suggested granite curbing instead of the timber . Mr . Fernandez said that the other subject is the suggested curbing along East Shore Drive , in that it is Planning Board - 7 - November 21 , 1989 • the Chamber ' s feeling that it is unnecessary , and may run into some problems with the DOT . Mr . Fernandez stated that it is the Chamber ' s feeling that the granite curbing is an unnecessary expense ; it is not in keeping with the generally rural character . Mr . Fernandez stated that the existing granite curbing ends at the adjacent Youth Bureau property . Ms . Langhans mentioned paving the parking lot . Mr . Fernandez responded that the paving would be done in the Spring of 1990 . 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 at 8 : 20 p . m . and brought the matter back to the Board for discussion . Robert Kenerson wondered if the Chamber was operating under a temporary Certificate of Occupancy , with Mr . Fernandez answering , yes . Attorney Barney inquired about the tower . Mr . Fernandez responded that there are no mechanicals in the tower , as the room turned out to be too limited for the cooling and air conditioning system , and heat exchangers . Acting Town Engineer Erik Whitney stated that he had talked with Roger Yonkin of the DOT , and he had no problem with the granite curbing along East Shore Drive , however , where there is a road with a • 4 - foot shoulder usually it is either the shoulder , or the granite curbing that delinates the road . Mr . Whitney said that there is no curbing , and probably never will be , to the north along East Shore Drive . Mr . Lesser wondered about substituting timber edging for granite . Mr . Whitney responded that the only drawback to timber curbing is the way it is normally anchored . Ms . Beeners stated that the granite curbing would tie the site together with the surroundings , where there is a curb that goes around from the Youth Bureau curb , and which stops just south of the site . Ms . Beeners stated that she would recommend that there be some kind of a walkway along [ indicating on map ] " that " edge . Mr . Lesser wondered if part of the idea of the planting in the front was to shield the parking lot . Ms . Beeners responded , yes . Attorney Barney wondered what the difference in cost would be between the timber edging and the granite curbing . Mr . Fernandez answered that timber edging is significantly less expensive , and noted that poured concrete curbing is cheaper than granite . Mr . Fernandez said that granite curbing is about $ 25 . 00 - $ 30 . 00 a lineal foot , and timber edging is more like $ 5 . 00 a lineal foot , adding , to do the area shown in granite would cost about $ 4 , 000 . 00 - $ 5 , 000 . 00 , and the timber edging would cost about $ 1 , 200 . 00 - $ 11500 . 00 . There appearing to be no further discussion , Chairperson Grigorov asked if anyone were prepared to offer a motion . • MOTION by Dr . William Lesser , seconded by Mr . Montgomery May : Planning Board - 8 - November 21 , 1989 • RESOLVED , by the Town of Ithaca Planning Board , that the Public Hearing with respect to the Consideration of Approval of a Modified Site Plan for the Tompkins County Chamber of Commerce be and hereby is adjourned to December 19 , 1989 , at 7 : 30 p . m . , to allow time for the Applicant to prepare a revised site plan , which shall include the following : 1 . A schematic paving plan showing drainage and curbing . 2 . Landscaping plans , to include : a . Timber curbing along the interior of the parking island and tapered around the curve . b . Minimum 5 - foot concrete walkway along the west, edge of the parking lot , to be installed by July 31 , 1990 . c . Enlargement of the planting islands along East Shore Drive , generally as described by the Applicant ' s designer at the meeting of the Planning Board held this date , November 21 , 1989 . 3 . Signage to be shown on such revised site plan , along with the submission of specifications for same . • 4 . Lighting to be shown on such revised site plan , along with the submission of specifications for same . 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 . Chairperson Grigorov declared the matter of Consideration of Approval of a Modified Site Plan for the Tompkins County Chamber of Commerce duly adjourned at 9 : 15 p . m . PUBLIC HEARING : CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR THE PROPOSED 12 - LOT TETON COURT PHASE OF THE " DEER RUN " CLUSTERED SUBDIVISION , LOCATED ON A PORTION OF TOWN OF ITHACA TAX PARCEL NO , 6 - 44 - 1 - 4 . 321 NEAR SARANAC WAY AND WHITETAIL DRIVE , AND FURTHER , CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF A 41 . 3 ACRE PARCEL ( " A " ) TO BE DEEDED TO CORNELL UNIVERSITY , A 4 . 2 ACRE PARCEL ( " B " ) TO BE DEEDED TO THE TOWN OF ITHACA , a 0 . 68 ACRE PARCEL ( " C " ) TO BE DEEDED TO THE TOWN OF ITHACA , AND A 131 SQ . FT . PARCEL ( " D " ) TO BE DEEDED TO THE TOWN OF ITHACA . PRELIMINARY SUBDIVISION APPROVAL FOR " DEER RUN " WAS GRANTED BY THE PLANNING BOARD ON MARCH 17 , 1987 : DEER RUN INVESTORS , L . P . , OWNERS ; EDWIN A . HALLBERG , APPLICANT . • Planning Board - 9 - November 21 , 1989 . Chairperson Grigorov declared the Public Hearing in the above - noted matter duly opened at 9 : 16 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . At this point , Chairperson Grigorov read into the record the following letter : " November 20 , 1989 Town of Ithaca Planning Board : I am sorry that my work schedule prevents me from attending your meeting November 21 . In regard to your 8 : 10 PM schedule " Deer Run " I would like to register my objection to deeding any part to Cornell as that they have nothing to add to a family residential community except to lower the tax base and to import undesirable modification to such a community . Also such a ploy is only an out right attempt to lower the investors tax and community Liability and cheat the community and town . Thank you , Ernest L . Buchanan 213 E . King Road • Ithaca , N . Y . 14850 273 - 0220 " Mr . Thomas Niederkorn addressed the Board and appended maps to the bulletin board . Mr . Niederkorn stated that there are two matters before the Board tonight and both of them involve final approval . Mr . Niederkorn said that the first one is the entire Deer Run Subdivision , which shows on the map the parcels that are going to be dedicated to another entity . Mr . Niederkorn pointed out the 4 - 1 / 2 acre parcel that would be dedicated to the Town of Ithaca for park purposes , and also pointed out the pedestrian bicycle path connection up to the Auble property , adding that those pieces have been dedicated and have been accepted by the Town Board , Mr . Niederkorn said that the other peice to be dedicated is the 41 acres which is going to be given to Cornell University , Chairperson Grigorov noted that this was a Public Hearing and asked if anyone present wished to speak . William Lesser , commenting that the Board had gone through quite a bit on the matter of buffering the other sections as they touched on some of the Cornell lands around the South Hill Swamp area , wondered if the Board needed to consider any further buffering or anything , to • attempt to restrict access to parcel " A " . Mr . Niederkorn responded that the developer is not proposing any restrictions ; the area is all wooded now , but there will be a swath of road 60 ' wide_ , which will Planning Board - 10 - November 21 , 1989 . entail cutting some trees , but the rest of it is basically wooded over to the right - of -way of the power line . Virginia Langhans [ pointing to map ] asked about the little Manos piece that comes in . Mr . Niederkorn answered that that is a piece of land that was created so that the sewerline could come down and make a connection . Town Planner Susan Beeners stated that , as the Board knows , there was , as part of Phase II , a 10 - foot wide path easement in which Mr . Hallberg was to install a paved path before completing Phase II . Ms . Beeners said that the path easement might be subject to some modification , e . g . , it might be brought over a little farther to the south , adding that she would recommend that be taken care of , as she would like to have the path constructed , and have the easement defined so that it would be somewhat concurrent with. when the park trails would be % developed , Ms . Beeners , referring to the tank site , stated that Acting Town Engineer Erik Whitney has indicated that , if this does turn out to be a site for the tank , then it is probable that it would be able to be installed within the one -acre shown on the map , however , because of some concerns about negotiating , it is recommended that the one - acre be expanded to 1 - 1 / 2 acres with the understanding that if that is not really needed it would go back down to the one acre . Attorney Barney mentioned that there is a problem with overhead wires from NYSEG , adding , 1 / 2 of the one acre is underneath the wire • easement , and one acre is really needed away from the wires in order to construct a tank . Ms . Beeners said that a 40 - foot easement is proposed by Cornell for trail access , with the understanding that , if the Town ever decided to develop a trail within that , then Cornell would assist by providing a rustic path within [ indicating on map ] " this " area " here " that would move back to the easement . Ms . Beeners stated that there had been a good deal of discussion with the developer on how usable a very low key connection to Teton Court . would be to the general public , commenting that it has always been her assumption that having some kind of a loop that does connect to the local roads would be in order . Ms . Beeners stated that she would recommend that the 40 - foot easement be extended upward to , essentially , the trail easement , and that the development of that , for trail purposes , be somewhat independent of whether or not the Town ever did proceed with the tank site . At this time , Mr . Hallberg stated that the water tank maintenance easement was to be given by Cornell if and when the Town built the water tank , but , at no time , was that , without the water tank , to be encouraged for use as a trail easement , because the idea was that he did not design Teton_ Court to be a parking lot for a public park ; it is designed to be a residental cul de sac . Mr . Hallberg stated that he understood the agreement was that it was for water tank use only , and the loop of the trail would be up around the water tank , so the loop was not created via the road system at Deer Run , Ms . Beeners • commented that it does appear in the public interest for the local residents to have access in from another point besides through the park site . Ms . Beeners offered that it would not have to be terribly Planning Board - 11 - November 21 , 1989 • well developed , there could be a small path through there . Mr . Hallberg stated that he is opposed to that 20 - foot easement . Nancy Ostman , of Cornell Plantations , stated that she is also opposed to the 20 - foot easement becoming a public access , because Cornell has had trouble , lots of times , with natural areas , as to trespassing on neighboring property . Laura Marks , of 302 E . King Road , spoke from the floor and stated that according to all the landscape books she is reading right now , 4 feet wide is enough width for two abreast , and she felt that 20 feet was really excessive in such a close residential neighborhood . Ms . Marks noted that 40 % of the development is going to natural space , and whether or not the Town owns it , the residents are benefiting by having cleaner air and getting to look at something other than development . Chairperson Grigorov , referring to the 20 - foot easement , stated that the 20 feet is needed because one might have to get to the water tank with a vehicle . Slade Kennedy , of 227 E . King Road , spoke from the floor and wondered if Mr . Hallberg had made any investigation of the field strength of the sixty hertz field that is generated by the power lines as they penetrate the lots in question . Mr . Niederkorn responded that he had not made an investigation of that particular site , but he had looked into that whole issue . • There appearing to be no further discussion , Chairperson Grigorov asked if anyone were prepared to offer a motion . MOTION by Dr . William Lesser , seconded by Mr . James Baker : WHEREAS : 1 . This action is the Consideration of Final Subdivision Approval for the proposed 12 - lot Teton Court Phase of the " Deer Run " clustered subdivision , located on a portion of Town of Ithaca Tax Parcel No . 6 - 44 - 1 - 4 . 32 , near Saranac Way and Whitetail Drive , and further , Consideration of Final Subdivision Approval for the proposed subdivision of a 41 . 3 acre parcel ( " A " ) to be deeded to Cornell University , a 4 . 2 acre parcel ( " B " ) to be deeded to the Town of Ithaca , a 0 . 68 acre parcel ( " C " ) to be deeded to the Town of Ithaca , and a 131 sq . ft . parcel ( " D " ) to be deeded to the Town of Ithaca . 2 . The overall project received a negative determination of environmental significance and Preliminary Subdivision Approval from the Planning Board on March 17 , 1987 . 3 . The Planning Board , at Public Hearing on November 21 , 1989 , has reviewed the proposed final plats and other material with respect to the current application . THEREFORE , IT IS RESOLVED : Planning Board - 12 - November 21 , 1989 • That the Planning Board grant and hereby does grant Final Subdivision Approval to the proposed subdivision as presented , with the following conditions and requirements . 1 . The temporary construction trailer on proposed " Parcel C " shall be removed from such location prior to the conveyance of that Parcel to the Town . 2 . The final location of the 10 - foot -wide easement for a path between Whitetail Drive and the proposed Town park , as approved on the Final Plat for Phase II [ Stage III , may be subjected to modification upon approval by the Town Planner and Town Engineer and shall be recorded as an amendment to the Final Subdivision Plat for said Phase II , or Phase I - A , prior to the completion of Phase II , or prior to July 31 , 1990 , whichever is sooner . 3 . A suitably paved trail shall be constructed by the developer within such easement prior to the completion of Phase II , or prior to July 31 , 1990 , whichever is sooner . 4 . Modification of the possible future tank site indicated on the Subdivision Plat to meet requirements as determined by the Town Engineer , prior to signature of approval by the Planning Board Chairperson . • 5 . The Subdivision Plat shall be amended before signing by the Planning Board Chairperson to show the extension of the 40 - foot easement northwesterly to intersect with the 20 - foot easement running northeasterly from Teton Court , 6 . Prior to the issuance of any building permits for the Teton Court Phase , execution of an agreement satisfactory to the Town Board , Town Engineer , Town Planner , and Town Attorney with respect to the following . a . The 41 . 3 - acre parcel proposed to be conveyed to Cornell University will be used as a Natural Area under Cornell Plantations management , with the exception of the possible future tank site . b . If and when the Town decides to build a water- tank at the 1200 - 1205 elevation at the end of the 20 - foot access strip connecting with Teton Court , Cornell will deed 1 - 1 / 2 acres to the Town for the tank site ( or such lesser amount as the Town may then determine to be adequate ) , including the 20 - foot access strip , so that the Town may build and maintain the tank . c . Cornell University shall grant to the Town a 40 - foot - wide easement along the NYSEG right of way so that the Town may build an improved foot trail no wider than six feet , and • also for the installation of water lines should a water tank be constructed , with the final location of the 40 - foot easement to be as located on the Final Subdivision Plat , Planning Board - 13 - November 21 , 1989 • unless otherwise located pursuant to mutual agreement of the Town and Cornell Plantations , and with the final location of the southwesterly line of such 40 - foot easement to be at least 20 feet from the border between the NYSEG right of way and the Deer Run development parcels . d . Until the Town elects to construct a water tank or if the Town chooses not to construct such tank , Cornell University shall grant to the Town a 20 - foot easement for a trail within the 20 - foot access strip between Teton Court and the 40 - foot easement within the NYSEG right of way , prior to July 31 , 1990 . The Planning Board recommends that there be no improved trail until such time as a water tank is constructed . e . If and when the Town builds a trail within the 40 - foot easement along the NYSEG right of way , Cornell University shall set out a walking trail through the 7 ± acres north of the NYSEG right of way proposed to be conveyed to Cornell University , and shall grant the Town an easement for use of the trail . The location and degree of clearing of said walking trail will be determined by Cornell University in its discretion , but shall , at the minimum , connect with and loop back to the Town trail along the NYSEG right of way . • There being no further discussion , the Chair called for a vote . Aye - Grigorov , Langhans , Baker , May , Ken erson , Lesser , Miller , Smith . Nay - None . The MOTION was declared to be carried unanimously . Chairperson Grigorov declared the " Deer Run " matters duly closed at 10 : 36 p . m . PUBLIC HEARING : CONSIDERATION OF FINAL SUBDIVISION APPROVAL AND FINAL SITE PLAN APPROVAL FOR FURTHER PHASES OF THE PROPOSED " CHASE POND " DEVELOPMENT , WITH PHASE I HAVING RECEIVED FINAL SUBDIVISION APPROVAL AND FINAL SITE PLAN APPROVAL ON OCTOBER 3 , 1989 , WITH CONDITIONS , FOR 36 LOTS WITH 36 PRIMARY DWELLING UNITS AND UP TO 6 ACCESSORY DWELLING UNITS , AND WITH SAID FURTHER PHASES PROPOSED TO CONSIST OF 72 PRIMARY DWELLING UNITS AND 5 CARRIAGE UNITS . THE OVERALL PROJECT RECEIVED PRELIMINARY SUBDIVISION APPROVAL AND PRELIMINARY SITE PLAN APPROVAL , WITH CONDITIONS , ON SEPTEMBER 5 , 1989 , FOR 119 CLUSTERED DWELLING UNITS , IN ATTACHED AND DETACHED CONFIGURATIONS , ON 23 . 03 ACRES OF LAND LOCATED ON EAST KING ROAD NEAR RIDGEC REST ROAD , TOWN OF ITHACA TAX PARCEL NO . 6 - 44 - 1 - 4 . 311 , MULTIPLE RESIDENCE DISTRICT . DAVID C . AUBLE , OWNER ; , BUTTERFIELD ASSOCIATES I , APPLICANTS . Chairperson Grigorov declared the Public Hearing in the above - noted matter duly opened at 10 : 37 p . m . and read aloud from the • Notice of Public Hearings as posted and published and as noted above . Planning Board - 14 - November 21 , 1989 • Ms . Kathy Wolf , of Trowbridge and Trowbridge , addressed the Board and stated that the project currently has Preliminary Site Plan and Subdivision Approval for the entire project . Ms . Wolf stated that the developer is before the Board tonight to receive the Final Site Plan and Subdivision Approval for the entire project . Ms . Wolf said that there is a Homeowners ' Association for the project . Ms . Wolf stated that the project has been conceived , designed , and engineered as a single functioning entity . Ms . Wolf offered that the infrastructure is in place for the entire project . Ms . Wolf said that the project has received the other required approvals from the Tompkins County Health Department , Bolton Point , and the Town Highway Department for the entire site , as well as being in receipt of a letter from former Town Engineer Sally Olsen giving her approval for the utilities for the entire site ; in fact , Ms . Olsen had noted that there was no logical way to phase the utilities . Attorney Barney stated that the developer has shown the topo for Phase I , but wondered how the topo would impact on the other phases . Harrison Rue responded that the grades are pretty similar across the entire project , except for [ indicating on map ] " this " townhouse on the right . Chairperson Grigorov noted that this was a Public Hearing and asked if anyone present wished to speak . • Myrtle Whitcomb , of 233 Troy Road , President of South Hill Community Assoc . spoke from the floor and mentioned the phased SEQR , and the inappropriateness of moving to a final subdivision approval on the whole parcel , in light of having a phased SEQR . Ms . Whitcomb pointed out that she thought it is important for the Planning Board , and for the community , that the Planning Board not negate that privilege , and that responsibility , and that the Board fulfill what the community feels was a promise , to look at Phase I in its actual construction , and be able to really see what it was producing , and whether or not the Board wanted that to be part of the final subdivision approval . Laura Marks , of 302 E . King Road , spoke from the floor and stated that she thought it was inappropriate setting a precedent: in giving up the control of further review of things . Nancy Ostman , of Cornell Plantations , spoke from the floor and stated that her concern was about the density of the development and the play areas for children . Ms . Ostman also mentioned a concern about the plantings and the buffer area . Attorney Salk responded that he thought all of Ms . Ostman ' s concerns had been addressed , as they were all part of the preliminary subdivision approval . There appearing to be no one else from the public who wished to speak to this matter , Chairperson Grigorov closed the Public Hearing • at 11 : 20 p . m . and brought the matter back to the Board for discussion . Planning Board - 15 - November 21 , 1989 • At this point , Attorney Barney noted that the Board is being asked to give final approval on architectural drawings which admittedly are not architectural drawings for what is going to be constructed outside of Phase I . Attorney Barney commented that the problem is that the developer is asking the Board for final approval for what has not been designed yet . At this time , Chairperson Grigorov stated that it is unusual to give final approval for all the phases at once , so that is why the Board has to justify it . William Lesser stated that he is back to the point of trying to understand the justification , because the developer has stated two reasons - one is the complexity of arranging a phased operation with a Homeowners ' Association , and the other one is the question assuring the right to generally build something as approximately as presented . William Lesser stated that he understood from what the Town Attorney said that the Homeowners ' Association was not really a complexity , at least in his interpretation , of doing the phased system . Continuing , Mr . Lesser , commenting that once the Board had passed on the preliminary approval , wondered if the Board had essentially given general approval to something very close to this . Mr . Lesser stated that it seemed to him that the developer has most of what he was asking for already , and believed that banks , etc . accept the • preliminary as a general basis for the development . Mr . Lesser offered that the basic commitment has already legally been made . Attorney Barney stated that the developer has made a commitment to a certain number of units , but the question remains : does the Board have to give final approval at this particular point in time based on what they know tonight ? Chairperson Grigorov offered that it looks like a project that can succeed , and the Board does want it to succeed . At this time , Mr . Auble stated that , based on what is obviously the sense of the Board , he felt that in the Board ' s best interests and his , he would withdraw his request and return when the time is appropriate . Chairperson Grigorov declared the matter of the Consideration of Final Subdivision Approval and Final Site Plan Approval for further phases of the proposed " Chase Pond " development duly closed at 11 : 34 p . m . APPROVAL OF MINUTES - MAY 2 , 1989 Chairperson Grigorov stated that the May 2 , 1989 minutes had been approved at the Planning Board Meeting of November 14 , 1989 , APPROVAL OF MINUTES - OCTOBER 3 , 19.89 MOTION by Robert Kenerson , seconded by Virginia Langhans : RESOLVED , the the Minutes of the Town of Ithaca Planning Board Meeting of October 3 , 1989 , be and hereby are approved as presented . Planning Board - 16 - November 21 , 1989 • There being no further discussion , the Chair called for a vote . Aye - Grigorov , Langhans , Baker , May , Ken erson , Lesser , Miller , Smith . Nay - None . The MOTION was declared to be carried unanimously . NON-AGENDA ITEM Sketch Plan Review - Ellio R . LeMaro ( Developer ) ( Prodecon ) Proposed 95 acre Residential Development Mecklenburg Road , Parcel No . 27 - 1 - 13 . 12 , Chairperson Grigorov opened the discussion on the above - noted matter at 11 : 35 p . m . [ General Subdivision Information - Proposed Land Use attached hereto as Exhibit 1 . 1 Mr . Arel LeMaro , of Prodecon , addressed the Board and presented a summarized sketch plan . Mr . LeMaro offered that Prodecon is a family - owned and operated Construction Management Engineering and Development Firm based in Ithaca , NY , Mr . LeMaro noted that the firm has been in Ithaca four • years , adding that the majority of the firm ' s work is for Cornell University , Mr . LeMaro stated that his firm has seen , in the four years they have been in Ithaca , a great need for housing that is affordable to a great majority of the middle income families in the community . Mr . LeMaro said that the proposed project would be located on a 95 acre parcel just off Mecklenburg Road , and the parcel , is bounded on the east side by the City of Ithaca . Mr . LeMaro said that the owner of the 95 acre parcel is Anthony Ceracche , Mr . LeMaro stated that the proposal is for a mixed community , adding , 64 acres would be a clustered subdivision . Mr . LeMaro commented that the lots are small lots , with single - family detached houses on the lots , and a cul de sac arrangement . Mr . LeMaro offered that 31 acres would be devoted to a conventional subdivision , commenting that the lots would be 15 , 000 square feet or larger in size . Mr . LeMaro remarked that the density of the total property would be three units per acre . Mr . LeMaro stated that , basically , the prime objective for the project is to build homes that can be purchased by hard - working and deserving individuals in the community ; people who work in Ithaca who cannot afford homes at this moment . Chairperson Grigorov wondered about the price range of the homes . Mr . LeMaro responded that the price of the cluster home would range from $ 50 , 000 . 00 - $ 85 , 000 . 00 , and the conventional units would range • from $ 951000 . 00 - $ 120 , 000 . 00 . Mr . LeMaro stated that his firm has been working on the affordable housing issue for about 2 - 1 / 2 years now , commenting that his father , Ellio LeMaro , spoke before the Tompkins Planning Board - 17 - November 21 , 1989 • County Advisory Board a few weeks ago . Mr . LeMaro said that his father addressed construction innovations that could make affordable housing possible . Mr . LeMaro offered that , in order to build homes in this price range , they have done a lot of research and study . Mr . LeMaro stated that his firm does not have to hire a lot of entities to do their design work , as they are able to do their own engineering , construction , and design work , thus , they are able to keep the price of the homes at an affordable level . Mr . LeMaro said that there are about 26 acres of open space , which is about 28 % of the total land area , adding that his firm proposes to dedicate about 5 . 6 acres along the northeast corner of the property to the Town , for a tree park . Mr . LeMaro said that in order for the firm to effectively provide an affordable housing project it requires certain waivers and modifications to the current zoning and subdivision regulations . At this time , Mr . LeMaro referred to " WAIVERS OR MODIFICATIONS TO TOWN REGULATIONS AND REQUIREMENTS WOULD INCLUDE : " which is noted in attached Exhibit 1 . Mr . LeMaro stated that he wants the Board to understand that the proposed project is not a subsidized project , they are not seeking any grants or help from the State or Federal Governments ; they are planning to develop the project as developers , and to sell them to people who are in need of a home in this price range . Mr . LeMaro said that people who would be purchasing such a • home would be in the salary range of $ 20 , 000 . 00 - $ 35 , 000 . 00 . Chairperson Grigorov wondered if the homes were of a conventional construction . Mr . Ellio LeMaro commented that they are not trying to get people outside the community to purchase the homes ; they want people from this community to purchase the homes . Mr . Arel LeMaro said that the homes would either be stick - built , or another process would be panels , which is even stronger than stick - built construction . Mr . LeMaro said that the initial analysis was for stick - built , but noted that there are also a lot of construction innovations to stick - built , which he would not go into tonight , but there are a lot of advances in technology where the developer can save substantial amounts of money to make the homes affordable ; things that have been done in Europe for 40 years . Chairperson Grigorov asked if there were anyone on the Board who wished to comment . Chairperson Grigorov wondered what Prodecon had built at Cornell University . Mr . LeMaro replied that they were hired as consultants by Cornell for the Best Western Hotel and University Inn . Mr . LeMaro remarked that Cornell owns a lot of land in the area on a land lease , and a lot of developers build on the land . Mr . LeMaro said that Cornell hires his firm to make sure that Cornell , through the developer , builds a good , high quality product . • Mr . Lesser commented on the future West Haven Road extension , noting , without that there is no way there could be one access road for the development , and secondly , some of the requests that Prodecon Planning Board - 18 - November 21 , 1989 • had made regarding road cross - section specifications would have to be looked at very closely with the engineer . Mr . Lesser stated that his third comment was a general matter , in that he thought the Board was very much in support of the idea of less expensive housing to be more affordable to a group of people that cannot afford things . Mr . Lesser offered that one of the components would be to change the zoning in some fashion , and , indeed , if that is what the Town is going to do , then one should think about the appropriateness of opening this up more widely and saying : this is available now in the Town , and if one wishes to build low cost housing , with such and such stipulations , the Town will now consider this , rather than , perhaps , just approving this for one person . Mr . Lesser stated that , just in terms of equity , he thought it should be noted that the Town would consider modifications in the zoning requirements , as a means of achieving lower cost housing . Chairperson Grigorov stated that it sounds interesting . Mr . Kenerson commented that this piece of property is going to cut quite an impact on whatever highways or roads , as this is the spot where something has got to go through for the north side . Assistant Town Planner George Frar}tz said that there could be problems with the idea of reducing right - of -way widths . Mr . LeMaro stated that the cul de sacs would be gravel , and would not be dedicated to the Town . • Chairperson Grigorov indicated that the project is an interesting concept , and hoped to see Mr . LeMaro again . Chairperson Grigorov asked if there were any other comments . There being none , Chairperson Grigorov declared the above discussion duly closed at 11 : 51 p . m . AGENDA ITEM : PLANNING DEPARTMENT REPORT Ms . Beeners reported on the proposed Peregrine Hollow development in the Town of Dryden , adding that Ralph Varn is the developer . Ms . Beeners stated that the first phase is proposed to be 80 units , which would be 56 townhouses , located in groups of seven abutting the park at Eastern Heights , then another 24 single - family lots are proposed to the south . Ms . Beeners said that there are other longer - range plans to have a Day Care Center , Ms . Beeners said that it is proposed to have a total of 218 units , ultimately . Ms . Beeners stated that the Town of Dryden does have a water district . Ms . Beeners stated that there will be quite a traffic impact , but the developer is proposing to make some improvements to Snyder Hill Road , Ms . Beeners stated that the Town of Ithaca has been asked to comment on the development as an interested agency , as the development is adjacent to the Town line . Ms . Beeners commented that the developer is going to have to get an easement through Town property for the sewer . Ms . Beeners stated that there would be 16 or 17 lots in the Town of Ithaca , and • currently the proposed access is shown to the bottom of Eastern Heights Park . Ms . Beeners stated that the Preliminary Approval for Phase I of the subdivision would be conditioned on approval by the Planning Board - 19 - November 21 , 1989 Town of Ithaca Town Board and Planning Board , in that the Eastern Heights Park access and sewermain location be approved by the Town of Ithaca . ADJOURNMENT Upon Motion , Chairperson Grigorov declared the November 21 , 1989 , meeting of the Town of Ithaca Planning Board duly adjourned at 12 : 06 a . m . Respectfully submitted , Mary Bryant , Recording Secretary , Nancy M . Fuller , Secretary , Town of Ithaca Planning Board . • ` PROJECT - DESIGN - CONSTRUCTION - TECHNICAL AUDITING - CONSULTING SERVICES a. ft . clafte9awl P.O. BOX 6435 • ITHACA, NEW YORK 14851 -6435 • (607) '272 -0097 • (607 ) 273- 4333 Z0 : Susan Beepers -- Town of Ithaca Planning Board FRQM : Ellio R. LeMaro (Developer ) Prodecon 215 N. Cayuga Street — Ithaca , W 14850 6, DATE: November 10 , 1989 RE: Sketch Plan Submittal for Proposed 95 acre Residential Development , Mecklenburg Road, Tann of Ithaca . GRERAL SUBDIVISION INFORMATION - PROPOSED LAPD USE Propose to develop a 95 acre parcel of land along Mecklenburg Road in the Town of Ithaca . M Map N:) . 274-13 . 12 , R. O. Anthony Oeracche, CLRRENr LSE : Tris site is currently a .mixture of cultivated fields ,. open fields , and woods . A shall stream bisects the land in an Fast-West direction. Tfie parcel has municipal water and sewer available. A water main runs along ., . . the ,, west• . property. ... lirn . � , . , .and ..a . . gas .main .. runs parallel .. and . adjacent to the small stream. ' The land has a gentle slope running in a mrtheasterly • direction. there are m existing structures or site improvements on the land. The site is well drained and has unobstructed - visas of East Hill . The si to has 1550 feet road frontage, along Mecklenburg Road, PROPOSED LAPID USE: . The proposed land use will be a single . family residential development . Thirty- one ( 31 ) acres of the property ,will be developed as a conventional subdivision and Sixty- four ( 64 ) acres as a cluster subdi vi si on. .-Qm objective is to provide housing to first time buyers in our aommunity . Our cosign offers detacfiedsingle family banes with possibilities for expansion. Prices will start at $ 50 , 000 and increase progressively to around $120 , 000 . Our market is the working middle class in our community - Deserving families in our ocRanuni ty whose pride and di gni ty has been of fended by the current economic circumstances , we are referring to our friends and respected members. of our community , . i . e. : . members of local teaching - districts , municipal and county employees, firefighters , policemen, senior citizens , etc . Our project is a passport for many to. acquire their essential American dream home. We intend to sell through employee associations or the like in • order to avoid speculation, expecially when our smaller units will have an immediate market value of about $67 , 000 at the time of sale. EXHIBIT 1 PROJECT - DESIGN - CONSTRUCTION - TECHNICAL AUDITING - CONSULTING SERVICES P.O. BOX 6435 • ITHACA , NEW YORK 14851 -6435 • (607) 272 -0097 • (607 ) 273 - 4333 • Sketch Plan Submittal November 10 , 1989 Page TWo Approximately 241 units will be developed in the cluster subdivision and 46 units in the conventional subdivision. All units will be detached si ngl e family residences . the lots in the cluster subdivision will be 36 ' x 100 ' minimum . Building lots in the conventional subdivision will be 100 ' x 150 ' minimum . - The cluster subdivision will have approximately 19 acres of open space . The conventional subdivision will have approximately 1 . 4 acres of open space . We propose to dedicate 5 .6 acres . for a tree park along the Northeast corner. of the property . The cluster subdivision (Phase I ) is being developed to provide affordable housing to the Ithaca community . Houses will range in value frau $ 50 , 000 to $ 85 ,000 . We are requesting several possible waivers and/or modifications to current . Tann subdivision regulations. ( see attached sheet ) . these waivers will significantly reduce development costs and make this of fordabl a housing project possible. Obtaining approval of these waivers is essential in order to provide housing for middle income families. Zhese modifications to subdivision regulations -have been used successfully in several affordable housing developments nationwide . It is important to realize that in order to� provide housing .within this price rand requires modifications to existing subdivision regulations. The conventional subdivision (Phase II ) will consist of market value banes ranging in price fran $ 95 ,000 - $ 120 ,000 . All units in the cluster subdivision will be developed and oonstructed by Prodecon. Units in the conventional subdivision will be built mostly by Prodeoon but sane lots may be sold to local builders. If so, deed restrictions will be imposed and an architectural review will be required on hares built there. Phase I will be ampleted in 2 years , Phase II in l year. We have met with Sue Beeners , Town Planner , on two occasions to discuss the preliminary sketches of this project and to get her input and caments. We have incorporated her reecmmendations into our design and provided for a future North- South collector road. We feel we have been receptive to her ideas and tried to do whatever will make this project c=T a ti bl a with existing and future plans for West Hill . We are open to any suggestions you may . have regarding this project, and are _ looking forward to the Ske-tchlan review scheduled for November 21 ,1989 . Sincerely , • Elo R . LeMaro Project Manager AL/mel Inc . EXHIBIT 1 PROJECT - DESIGN CONSTRUCTION - TECHNICAL AUDITING - CONSULTING SERVICES ... ... a». . .� P.O. BOX 6435 • ITHACA, NEW YORK 14851 -6435 • (607) 272 -0097 • (607 ) 273 -4333 WAIVERS OR NCDIFICATIONS TO TOWN RM,ATIONS .AND RMUIRFMENTS WCUID INCWDE: In order to reduce infrastructure construction. costs, reduce setback regui ranents for cluster subdivision to: Front - 15 feet Side - 6 feet Rear - 30 feet Reduce minimum lot size requirement for cluster subdivision to 36 ' X 100 ' in order to create an efficient cluster plan arrangement and reduce in road and inf rastructure costs. Reduce street width requirements to 20 ' wide pavement with 3 ' wide shoulders based on expected usage of roads in the develognent and in order to reduce in road construction costs . - Culmde- sac radius to property line to be reduced frau 50 ft , to 47 ft . Reduction in R. O. W. widths frau 60 ' . to .401 . and 34' for subcollector and minor roads , respectively . This is requested in order to minimize land use and reduce utility runs : The collector road running - North- South through the • property will have a 60 ' R . 0. W. Drainage swales alongside roadways to be 4 feet wide with centerline of open ditch measuring 5 feet frau outside edge of driving lane , the side slopes shall be 1 . 5 :1 . - . . Request the follcwing Road Cross Section specifications: 6 " Crusher- run limestone base 2 " Binder course 1 " Tap course Shoulders to consist of a 6 " base with an asphalt stabilized. gravel final course . - Increase manhole spacings to 600 ft. Use of curvilinear sewer design. Ocmmon trenching of utility lines. 11 /10/89 • EXHIBIT 1 .�,... �...- . .�eACA, P.O.PROJECT - DESIGN -I HONS NRUCTIO 14 5ECHNICALo AUDITING - oONSULTIN GOSERVICES • 273 CLUSTER & CONVENTIONAL NEIGHBORHOOD PLAN MAJOR LAND USE RESIDENTIAL : Cluster 26 .65 Ac. 28 . 0 % of 95 acres ODnventioral 2095 Ac. 21 . 5 % of 95 acres CPEN SPACE 26 . 3 Ace * 27 . 5 % of 95 acres RDAD6 & R 0. W. ' s 21 . 9 Ac. 23 . 0 % of 95 acres * The 26 . 3 acres incluies future road right cf-ways ( 0 . 91 acres ) and a Tree Park ( 5 . 6 acres ) . RESIDENTIAL PROGRAM Single- family detached (Cluster ) - minimun lot size 3 ,600 s. f . , 241 dwelling units. • Single- family d: tached (Comentional ) - minimun lot size 15 ,000 s. f . , 46 dwelling units. Zbtali 287 dwelling units on 95 . 36 acres. Average gross density - 3 . 0 dwelling units/acre . STREET STANDARDS Collector/ Subcollector 40 ' R .O. W. * 20 ' pavement Mimr/Cul-de- sac 34 ' R . Q W.. 20 ' pavement Alley 20 ' R . 0. W. 12 ' gravel * A portion of the subcollector street ( 1 ,580 ' ) is shawn as 60 ' R . O. W. with 20 ' pavement . Total Roads 14 ,100 L. F. Total Gravel Drives 15 ,200 L F. • EXHIBIT 1 AFFIDAVIT ®F PUIPLICATI0 'V TOWN OF ITHACA opment, with Phase .l„having PLANNING BOARD received Final Subdivision AP=`l NOTICE OF . PUBLIC HEARINGS .proval and Final Site Plan Ap- TUESDAY, NOVEMBER 21 , 1989 proval on ' October (3, • '1989, t with conditions; : fory36 lots B direction of the Chairman dddx y with 36 primary dwelling units T of the Planning Board, NOTICE - and u to 6 accessor dwell- , IS HEREBY GIVEN, that Public ing units, and with , syaid , Fur- . ) HearinHE IT A J ` ALgs will be held by the ther• Phases .proposed to con- IUC %JUW Planning Board of the Town of sist ' of 72' primary,, dwelling'"` Ithaca on Tuesday, November . units and 5 carriage units. The 21 , 1989, in Town Hall , 126ioveroll project : received Pre j State of New York Tompkins County SS . : East Seneca Street, Ithaca, , liminory Subdivision Approval > > N . Y. , at the followingtimes _ and Preliminary Site Plan. Ap and on the following matters: 7 : 30 P. M. Consideration of proval, , with ' : conditions, `, on Gail Sullins September 5, = 1989, for ,119. being duly sworn , deposes and Approval re a Modification of clustered dwellingg units, `in of the Requirements of Subdivi- lathed dnd detached. configu= says , that she/he resides in Ithaca , county and state aforesaid and that s ° n Approval for Lots No. i rations, a ' 23.03 acres;of land and 2 of Briarwood Subdivi- . she/he is Clerk located `6n, fast i"King ':Road j Sion", such Subdivision hov- ing been granted Final Subdi= • near Ridgecrest Road, Town.of vision Approval by the Ithaca Tox, Parcel No. 6-44-1 - ; of The Ithaca Journal a public newspaper printed and published in g trio.Multi le Residence er; d Planning Board on September trio. Davidilpile utile Owner; ° '1 0- 1987, to permit the con- - ButterField Associates l,:Appli- Ithaca aforesaid , and that a notice , of which the annexed is a true siruction of a private septic I cants: .' t? •,-'; : It system on Lot No. 2 to serve a Said Planning ' oar proposed of t proposed dwelling on lot No. said times and said place hear. copy , was published in said paper 1 on a temporary basis until all persons in support of such . ^ public sewer becomes avail matters or objections thereto. -.?= q able. Lot No. 1 is located on persons may appear by agent V r Nv, her � , I 3 the proposed extension of Birchwood Drive North and is or in person. ;..: t identified as Town of Ithaca ieon ,H:`Swartwood'.'r Tax Parcel No. '6-70- 10-22, 120 '-t' a=;oTown'Clerk :-.. - . ;::,��<•273-1721 `• Briarwood Drive. Lot No. 2 is located on proposed Briar- November 16, ,1.989 •? '� wood Drive and is identified- - —=- os Town of Ithaca Tax Parcel No. 6-70- 10-21 , 116 Briarwood and that the first publication of said notice was on the Drive. Residence District R- 15. Rocco P. Lucente, Owner; Ste- lla Of 1 ^ phen P. Lucente, Agent. } / \Q V C ✓Y� � 19 �_ 7 : 40 P. M. Consideration of Subdivision. Approval for the proposed subdivision of Town , � � D of Ithaca Tax Parcel No. 6-39- ch (,.Ju �D S�.I�Y `,� 1 -33, 16 acres total , located at tQuarry parcels of13Road, into ' . 4and2.6 acres each . Residence District Subscribed and sworn to before me , this day R-9. Ithaca College, Owner; t Attorney Robin Abrahamson Ot 19 Masson , Agent. 7 : 50 P. M.' Consideration of j Approval of a Modified Site Plan for the Tompkins County " Chamber of Commerce, lo- I toted at 904 East Shore Drive, i Town of Ithaca Tax Parcels No. Notary -9, and - 10 (Special I Notary Public . Land Use District No. 5 ), with such Modification proposed to JEAN FORD include pavement, landscape, and curbing revisions. Tomp- i Notary Public, State of New Yorkkins County Chamber of Com- merce, Owner/Applicant. No. 4654410 8: 10 P. M.. Consideration of Fi= I not Subdivision Approval for i Qualified in Tompkins County, the proposed 12-lot Teton Court Phase of the "Deer Run" Commission expires May 31, 19 . clustered subdivision, located on a portion of Town of Ithaca Tax Parcel No. 6-44- 1 -4. 32, near Saranac Way and White- tail Drive, and further, Consid- eration of Final Subdivision Approval for the proposed subdivision of a 41 . 31acre par- i cel ("A" ) to be deeded to Cor- ! nell University, a 4. 2 acre par- cel ("B" ) to be deeded to the Town of Ithaca, a 0. 68 acre parcel ("C" ) to be deeded to the Town of Ithaca, and a 131 . sq. ft. parcel ("D" ) to be deeded to the Town of Ithaca. Preliminary Subdivision Ap- proval for "Deer Run" was granted by the Planning Board n March 17, 1 Deer Run Investors, L. P. , Owners; Edwin A. Hallberg, Applicant, 8:50 P. M. Consideration of Fi- nal Subdivision Approval and Final Site Plan Approval for Further Phases of the pro- posed "Chase Pond" devel- '