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HomeMy WebLinkAboutPB Minutes 1993-02-02hi i� 0 FILED TOWN OF ITHACA Date 'q q�Y TOWN OF ITHACA PLANNING BOARD FEBRUARY 2, 1993 The Town of Ithaca Planning Board met in regular session on Tuesday, February 2, 1993, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. PRESENT: Chairperson Carolyn Grigorov, Robert Kenerson, Candace Cornell, Virginia Langhans, Stephen Smith, Herbert Finch, Dan Walker (Town Engineer), Floyd Forman (Town Planner), George Frantz (Assistant Town Planner), John Barney (Town Attorney). Hall and the Ithaca Journal on January ALSO PRESENT: Joe Iacovelli, Judy Iacovelli, Edward Mazza, Dave Auble,, Jane Phayre, George Kugler, Kinga Gergely, Lewis Roscoe, John Gutenberger, Nancy Goody, Ken Ritter, Fred Estabrook, Ann Silsbee, Bob Silsbee, Douglas Lathwell, Tamme Steenhuis, Howard Schlieder. Clerks of Chairperson Grigorov declared the meeting duly opened at 7:35 P.M. and accepted for the record the Clerk's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on January 26, 1993, and January 28, 1993, respectively, together with the Secretary's Affidavit of Service by Mail of said Notice upon the various neighbors of each of the properties under discussion, as appropriate, upon the Clerks of the City of Ithaca and the Town of Ithaca, upon the Tompkins County Commissioner of Planning, upon the Tompkins County Commissioner of Public Works, and upon the applicants and /or agents, as appropriate, on January 28, 199319 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. AGENDA ITEM. PERSONS TO BE HEARD. Chairperson Grigorov asked if there were any persons present who wished to speak. At 7 :36 p.m., Lewis Roscoe from Cornell University addressed the Planning Board stating he was present to deliver their second draft, the revised draft of the G.E.I.S. This is a box of copies with cover letters, copies which happen to be addressed the Board, staff, supervisor and so on. Mr. Roscoe stated that they were requested by the Town to bring this information down as soon as they received it and they did not know exactly when they were going to get it. It was received February 1st. Cornell has not looked at it, but brought it down as soon as they had it. They think it should be easy two review compared to the first one because it has already been discussed. All of the points that were raised during the review process and were agreed to as issues by the Board are underlined and annotated so you Planning Board -2- February 2, 1993 ® can go down a list of all the suggested changes as you find them on the pages and if it is underlined there the paragraphs would have changes identifying so and so. Mr. Roscoe stated "we hope that it is a quick process and we want to extend our eagerness in cooperating and being as helpful as we can ". Chairperson Carolyn Grigorov stated that there was a question as to when the clock was going to start on their thirty (30) days. Mr. Roscoe stated that, this was a SEQR legal question; the clock starts now, Mr. Roscoe guessed. Chairperson Grigorov stated "when she and Shirley Raffensperger talked to Hank Dullea and Jay Morley the other day, Shirley asked if we could have 20 days before the clock started, for the staff to look at it and for us to look at it, if that is okay with Cornell ". Mr. Roscoe again stated "that the 30 day clock has started now; I do not know about any other arrangements ". Chairperson Grigorov stated "it was not a definite arrangement, they seemed to think it was a good idea ", but you don't... Mr. Roscoe stated "we want to be as flexible and helpful as we can, and whatever the SEQR law says "'... Chairperson Grigorov stated "that is what the SEQR law says, 30 days, if there is anything extra, you would have to give it to us ", I think that's how it is. Mr. Roscoe stated, again, we have looked at it. and everything is annotated and underlined to compare to the numbers and there are full pages where there are changes and there is nothing they think needs to be re- reviewed. Town Planner Floyd Forman stated that everyone wants to be ® cooperative, but stall, Mr. Forman stated he had not had time to look at it so it is hard to comment on it. Mr. Forman stated he did not know how much time we are going to need or not need. Chairperson Grigorov asked, "if there is a problem can we ask for the time later "? Mr. Roscoe again stated," that when you think of the SEQR, the 30 days starts when it is delivered, as I'm saying, today the clock starts ". Town Engineer Dan Walker stated that the Board has 30 days to determine if the G.E.I.S. is complete. Mr. Forman stated that it is up to both parties to decide to extend it by mutual agreement. Chairperson Grigorov stated that it is not important at this time to request: additional time. Mr. Roscoe stated that the next step in this will be after they receive the Town's comments, they will take this annotated and underlined copy; go back to their consultants, they will revise it again and take out the annotations and underlines and then it will be ready for the public review process, so there is another printing process that has to take place. There is also an error in the G.E.I.S. that the consultants have asked Cornell to call to the Board's attention that there is a page that did not get numbered, (page 11) the page is not missing, just the numbering goes 10, 12., but the information is all there. Nancy Goody of the Office of Campus Planning at Cornell University addressed the Planning Board stating that the quality of some of the reproductions of the maps, unfortunately, is not very good and this has been discussed with their consultant. It is not that the originals were not good, but that the printing is not up to Planning Board -3- February 2, 1993 ® snuff, but they were trying to iteration of this will have a better that this is the kind of thing where and straighten it out. meet this deadline. The next reproduction. Mr. Roscoe stated they will be happy to clarify it Chairperson Grigorov asked if anyone had any questions at this point about the comments, staff? There were no questions or comments; Chairperson Grigorov closed this portion of the meeting at 7:50 p.m. PUBLIC HEARING. CONSIDERATION OF SUBDIVISION APPROVAL FOR THE PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO, 6- 47 -2 -5, 8.22 +/- ACRES TOTAL, INTO TWO (2) LOTS, 6.17 +/- AND 2.05 +/- ACRES RESPECTIVELY, LOCATED AT 925 CODDINGTON ROAD, RESIDENCE DISTRICT R -30. HAROLD AND BLANCHE FARRELL, OWNERS; JANE E. PHAYRE, AGENT. Chairperson Grigorov declared the Public Hearing in the above -noted matter duly opened at 7:52 p.m.-and read aloud from the Notice of Public Hearings as posted and published and as noted above. Howard Schlieder, draftsman, engineer and surveyor for the above - mentioned property, addressed the Board stating that this was a simple division of property into two lots, so the daughter can have a home next to the parents home. Chairperson Grigorov noted again that this was a Public Hearing ® and asked if anyone else present wished,to speak. No one spoke. Chairperson Grigorov closed the Public Hearing and brought the matter back to the Board for discussion. Assistant Town Planner George Frantz addressed the Board stating that on a point of information on the Preliminary and Final Subdivision Plat Requirement checklist, on the second to the last and the last page, we did receive the owner's certificate (page 4); the top two items on page 5, the surveyor's certificate and tax and assessment certificate were also received. The only conditions remaining are the original or mylar copy of the plat to be recorded and copies of the County Health Department approval of the water supply and /or sewerage system. Planning Board member Robert Kenerson asked Mr. Frantz if the stream brought with it any wetlands or swamps, bird sanctuaries, etc.? Mr. Frantz answered that it is a stream with some wet area, along it, however, in no way would it be affected by the subdivision. It is down toward the far end of the property. Mr. Kenerson asked Mr. Frantz where the driveway was coming in, the site distance. Mr. Frantz replied that site distance to the South away from Ithaca, there is no problem; to the North towards Ithaca it is approximately 360 to 370 feet, not quite what is recommended for that speed zone. The problem with the site distance is the ravine South of Updike Road. Planning Board member Virginia Langhans asked Mr. Frantz what were the variances. Mr. Frantz replied that the only variance that Planning Board -4- February 2, 1993 this would need :is, they lack the minimum 150 feet of lot width at the maximum front yard setback. There appearing to be no further discussion, Chairperson Grigorov asked if anyone were prepared to offer a motion. MOTION by Virginia Langhans, seconded by Robert Kenerson: WHEREAS. 1. This action is the Consideration of Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 6- 47 -2 -5, 8.22 +/- acres total, into two (2) lots, 6.17 +/- and 2.05 +/- acres respectively, located at 925 Coddington Road, Residence District R -30, and 29 This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Subdivision Approval, and the Town of Ithaca Zoning Board of Appeals is legislatively determined to act as Lead Agency in environmental review with respect to any required variances, and 3. The Planning Board, at a Public Hearing held on February 2, 1993, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II ® prepared by the Town planning staff, a subdivision plat entitled "Proposed Houselot on Lands at 925 Coddington Road, Town of Ithaca, Tompkins County, NY" prepared by Howard R. Schlieder, P.E., L.S. and dated December 8, 1992, and other application materials, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed site plan, as proposed; NOW, THEREFORE, BE IT RESOLVED. That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above reference action as proposed and, therefore, an Environmental Impact Statement will not be required. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Langhans, Cornell, Smith. Nay - None Abstain - Herbert Finch The MOTION was declared to be carried. MOTION by Robert Kenerson, seconded by Candace Cornell: Planning Board -5- February 2, 1993 WHEREAS: 1. This action is the Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 6- 47 -2 -5, 8.22 +/- acres total, into two (2) lots, 6.17 +/- and 2.05 +/- acres respectively, located at 925 Coddington Road, Residence District R -30. 29 The has Planning reviewed Board, at a Public Hearing and accepted as adequate held the on February 2, 1993, Short Environmental Assessment III entitled of P.E., prepared "Proposed Ithaca, Tompkins L.S. Form Part I prepared by the applicant, Parts by the Town planning staff, and a subdivision Houselot on Lands at 925 Coddington Road, County, NY" prepared by Howard R. Schlieder, and dated December 8, 1992, and other application II and plat Town materials. 3. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Subdivision Approval, has, on February 2, 1993, made a negative determination of environmental significance. NOW, THEREFORE, BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as ® shown on the Preliminary and Final Subdivision Checklist, 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. total, as shown on 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 6- 47 -2 -5, 8.22 +/- acres total, as shown on the subdivision plat entitled "Proposed Houselot on Lands at 925 Coddington Road, Town of Ithaca, Tompkins County, NY" prepared by Howard R. Schlieder, P.E., L.S. and dated December 8, 1992, conditioned upon the following: a. Approval of any required variances from the Town of Ithaca Zoning Board of Appeals. b. Approval by the Tompkins County Department of Health of any necessary on -lot sewer facilities prior to the issuance of any building permit. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Langhans, Cornell, Smith Nay - None ® Abstain - Herbert Finch The MOTION was declared to be carried. Planning Board -6- February 2, 1993 ® Chairperson for the Harold duly closed at I Grigorov and Blanche 7:50 p.m. declared the matter of Subdivision Approval Farrell /Jane E. Phayre Two -Lot Subdivision PUBLIC HEARING: CONSIDERATION OF RECOMMENDATION TO THE TOWN BOARD WITH REGARD TO A REQUEST TO REZONE TOWN OF ITHACA TAX PARCEL NOS. 6- 54 -7 -41 AND 6- 54 -7 -431 LOCATED AT 237 CODDINGTON ROAD, FROM RESIDENCE DISTRICT R -9 TO MULTIPLE RESIDENCE DISTRICT MR TO ALLOW FOR THE CONSTRUCTION OF ONE (1) SIX -UNIT, 18 BED APARTMENT BUILDING AND THE CONVERSION OF TWO (2) EXISTING TWO -UNIT, 16 BED APARTMENT BUILDINGS TO TWO (2) FOUR -UNIT BUILDINGS HOUSING A TOTAL OF 28 BEDS. ORLANDO AND RALPH IACOVELLI, OWNERS; ORLANDO IACOVELLI, AGENT. Chairperson Grigorov declared the Public Hearing in above -noted matter duly opened at 7:52 p.m. and read aloud from the Notice of Public Hearings as posted and published and as noted above. Edward Mazza, Esq., addressed the Board stating that he was representing the owners. Mr. Mazza used the affixed maps to explain to the Board and public that to fully understand the request that is being made on one parcel, you have to look at two different parcels. There was a subdivision approval granted some time ago called, Klondike Manor and he believed this was a 13 lot subdivision which had on it an existing house. Down toward the City a little farther is the parcel we are talking about for the apartment buildings. This was Klondike Manor as approved and where it is relative to the other parcel. The idea of this parcel would be to transfer certain development rights on the Klondike Manor subdivision to this parcel, so that activity of rezoning this parcel would be contingent upon certain changes to be made with this subdivision. With the Klondike Manor subdivision, what would happen is that it would end up being five (5) lots. One of them would encompass the existing house; two other lots would be on the road and one other lot, 3 1/2 acres would have access through a strip. The fifth lot would be a 3 1/2 acre parcel which would be conveyed to the Town for use as a Town Park. That part abuts the South Hill Recreation Way. This revised project is to eliminate the need for a road crossing the South Hill Recreation Ways and another purpose is to take some of the development of this area away from existing subdivisions and to put some of that in an area that is already used more for rental purposes. The overall effect of this would be potentially less people residing on two lots. These four lots would be dealt with as a cluster subdivision so that the road frontage requirement for the one lot could be waived. The parcel down the road already has two buildings existing on it; the proposal would be to add a building which would be six units of three bedrooms each, and to add another unit each. There would be a variance required even if this parcel is rezoned because the parking would be closer to the backlot line than what the ordinance allows. The traffic pattern would all come up one entrance and the other access road would be used for emergency vehicles only. Planning Board -7- February 2, 1993 6. Chairperson Grigorov stated at this time for the record that four Planning Board members went out to look over the land with Town Planner Floyd Forman and Assistant Town Planner George Frantz. Chairperson Grigorov noted again that this was a Public Hearing and asked if anyone present wished to speak. Ken Ritter of 249 Coddinton Road addressed the Board stating that he spoke at the last meeting about his concern of the safety aspects. Apparently, Mr. Iacovelli has the right to develop the Klondike subdivision and based on the conversation with him, Mr. Ritter stated that the traffic pattern would be identical. At this point, Mr. Ritter stated he can support what is being proposed, as it is being proposed. Based on what Mr. Ritter talked about with Mr. Iacovelli, Mr. Ritter still had some concerns about road safety and Mr. Ritter and Mr. Fred Estabrook, are concerned about lakeview. Mr. Ritter stated that Assistant Town Planner George Frantz came out, and Mr. Frantz felt it would not affect the lakeview. Mr. Ritter stated he wrote a letter to Mr. Iacovelli, dated January 25, 1993, supporting the project [attached hereto as Exhibit # 1]. Mr. Ritter further stated that it is the responsibility of the Town to make sure that Coddington Road is safe for pedestrians and children. Kinga Gergely of 106 Juniper Drive addressed the Board stating that she sees all the positives of Juniper Drive and all the positives of this plan. Having been through this process, she knew ® it takes a long time for everything to sink in and Ms. Gergely stated she had spoken to Mr. Ritter several times and Ms. Gergely stated she sees that it is going to take Mr. Ritter a while to see all the things that might happen, so Ms. Gergely would like to see an on going process as this plan develops, and wants to see the two families needs are met as far as their privacy; their yard abuts this road which potentially is going to be used by students parking on it, onto their lawn, onto their property; these are all things that take a while for a property owner and as you see a project grow, then you think that this is what is going to happen to this. Ms. Gergely stated what she would like to see is a more definite dividing line or fence, or shrub, or some buffer; something that marks the property so that students know that this is private and this is off limits, Mr. Ritter's property. I do not think that Mr. Ritter is the one that should have to put up a buffer of some kind. Attorney Mazza stated that in the original plans, there was not enough parking and since it has been reduced, there is more parking now. Before, when it was nine units, there were not enough parking spaces for all the residents and that was a concern, but now since it has been reduced, Attorney Mazza thought that there would be enough parking space. Mr. Frantz stated that before there were 40 spaces for 52 residents. but the concern is Ritter stated he The site mainly on is not plan is proposing a buffer of pine the Ritter side of the driveway. looking for anything on his property trees, Mr. to be 0 built. Planning Board -8- February 2, 1993 ® Joe Iacovelli of 216 Pennsylvania Avenue addressed the Board stating that Mr. Iacovelli is his uncle. Mr. Iacovelli stated that he can see the apartments that are there now from his home on Pennsylvania Avenue and can also hear them from his home. Mr. Iacovelli stated he has gone through the neighborhood speaking with the people who are left there now; these are mostly retired people, people who cannot afford to move. Mr. Iacovelli stated he has seen an evolution of their neighborhood going from a nice community where everyone knew everyone to this college town that is present now. Mr. Iacovelli stated that his uncles are the people responsible for buying all the houses and property on Pennsylvania Avenue and moving, as many students as they can get in the houses, and residents find it very distasteful. Every year, every September, you come back from a vacation saying, "oh, they are back now ". Are we going to have a good batch of students or a bad batch. Mr. Iacovelli further stated he has kept his mouth shut all these years, because he felt a duty to his family, but this last September, the party that went on, Mr. Iacovelli stated he sat on his front steps for an hour watching the procession of students going down, stopping and parking their cars in front of his house, doing damage to his yard; this causing him to say to himself that this is it, I have had it. The consideration of rezoning 237 Coddington Road and so forth, is just more students in the neighborhood. Mr. Iacovelli stated to the Board that he thinks it is a shame that it has come to all the people who have moved out, and the only people there now cannot afford to move, mostly older older people who are absolutely terrified by these students. Mr. ® Iacovelli stated that his uncles have an agenda to buy every house available, every piece of property on South Hill, and making student housing. Chairperson Grigorov stated that under law, you cannot discriminate about whether somebody is a student or not and that makes it impossible to really do anything specific in connection with student housing. Ann Silsbee of 915 Coddington Road addressed the Board stating that she would like to voice her concern that she knows that this is the way things are going to go, that there are going to be more and more people in our population; this particular area is one that Ms. Silsbee drives through every day and as a driver, she finds the concentration of pedestrians is terrifying. It seems to Ms. Silsbee that if this is going to happen, something needs to be done in the nature of sidewalks. The congestion is a problem for anybody that drives on Coddington Road. At night, it is not easy to see the students walking along the road which creates a hazard to both the student and the driver. Ms. Silsbee stated she would like to urge that something be done for the pedestrians to make it safer. Chairperson Grigorov noted again that this was a Public Hearing and asked if anyone else present wished to speak. No one spoke. Chairperson Grigorov closed the Public Hearing and brought the matter back to the Board for discussion. Planning Board -9- February 2, 1993 ® Assistant Town Planner George Frantz stated to the Board that there have been inhouse staff discussions about the problems on Coddington Road. Mr. Frantz stated he thinks one of the things that has happened as a result of this proposal is that it has catalyzed everybody and brought Coddington Road to a forefront as far as the problems that have been there for years. The Town Board is certainly well aware of it; the first step for improving the situation is being done now. Town staff has put together a proposal for a lighting district to extend from the City to Northview Road. Mr. Frantz stated that from a planning standpoint that the situation on Coddington Road warrants improvements from the standpoint of pedestrian safety, and also to a lesser extent of the automobile safety improvements. Mr. Frantz further stated that Mr. Iacovelli had brought up a very, very important point, and that has been that over the years, the impact of student rentals on that whole neighborhood, that area of Coddington Road, Pennsylvania Avenue and Kendall Avenue. Mr. Frantz thinks this project in a way may help the neighborhood in that the Town can provide housing closer to the college and uphill from Pennsylvania Avenue and Kendall Avenue and hopefully site them in a house somewhere in the area. A house, Mr. Frantz stated, is far better suited to housing families than students. In the neighborhood, Pennsylvania Avenue and Kendall Avenue, that is far, better suited being a family neighborhood than it is being a student neighborhood. It has the type of homes that the average Town of Ithaca resident can afford and Mr. Frantz thinks if we can get projects like this, in areas that are not in the middle of ® the existing family neighborhoods, that can hopefully siphon the students out of the family neighborhoods, Mr. Frantz thinks that in the long run everybody will benefit. Ithaca College, of course, has grown tremendously in the last decade, however, it looks like there is a leveling off', and Mr. Frantz understands that their housing policies are changing. They are not giving as many students permission to live off - campus, because colleges want to make sure that their dorms are! filled. Projects like this and College Circle can help to free--up some of the homes that have been converted to student housing, possibly even help to at least arrest the erosion of the quality of the Pennsylvania and Kendall Avenue areas for family housing. Chairperson Grigorov asked Mr. Frantz if he thought sidewalks might come as a separate item later on? Mr. Frantz replied that he thought Coddington Road might have a problem due to Town /County cooperation; Coddington Road is a county road, and hopefully we will be able to come up with another Town /County joint project to provide the sidewalks along Coddington Road. Planning Board member Herbert Finch asked if there were any plans for pedestrian movement out of these; Mr. Finch stated he did not see sidewalks indicated on the property itself. Mr. Frantz responded that there are no real sidewalks on the property as it stands now, there are landings for the various apartments, but there are no ® sidewalks proposed. Planning Board -10- February 2, 1993 ® Planning Board member Candace Cornell asked Mr. Frantz what kind of guarantees does the Planning Board have that lot 4 of the Klondike site will not get subdivided in the future? Mr. Frantz replied that and part of the subdivision approval will be that these restrictions will be placed on that lot that will preclude any further subdivision of it. Mr. Mazza stated to the Board that the developer or owner would be happy to agree that if lot 4 would not be further subdivided in the future by putting some deed restrictions in, and as far as the owner occupancy what was contemplated was the same type of things this Board has placed on other developments such as Commomland; which sets forth when and how it could be rented for 35 years. Mr. Mazza stated they would be very happy to put restrictions in to make this project be that way. Ms. Cornell asked Mr. Mazza that they could put in a deed restriction saying lot 4 would have to stay the same exact dimensions? Mr. Mazza stated that they have done this beforehand as part of a subdivision approval that one of the conditions would be specifically that X lot shall not be further subdivided. Mr. Mazza stated that this is something that he has spoken to Mr. Iacovelli about and both of them have been operating under the assumption that the condition of subdivision approval that this lot would not be subject to further subdivision. Planning Board member Virginia Langhans stated that in Mr. Mazza's letter of January 5, 1993 [attached hereto as Exhibit # 2], is talked about the various lots and he stated a fourth lot would have approximately 20 feet of frontage on Coddington Road and would be a total of 3.5 acres of land, and then he stated this lot would be submitted as a cluster subdivision, and in that cluster subdivision approval it would be! requested that the Town of Ithaca waive the required required frontage on a public road. Ms. Langhans asked Mr. Mazza if he meant. that this lot itself would be the cluster subdivision or a cluster being the whole. Mr. Mazza replied that this lot being the Klondike Manor subdivision, four lots, we are treating the whole! thing as a cluster subdivision. Ms. Langhans stated the way it is; written it sounds like the fourth lot was going to be turned into a cluster subdivision. Planning Board member Bob Kenerson stated that this lot is a single family lot, an R -15 zone. Mr. Frantz went on to state that only lot 1 actually has the required 100 feet of frontage or yard width. Lot 2 has approximately 85 feet and then the large lot,, lot 4, has 20 feet and lot 3 has about 50 feet of frontage, so all the lots are deficient from the standpoint of the conventional subdivision of requirements of having 100 foot wide lot width. Ms. Langhans asked Mr. Frantz if there were 12 lots that were in the Klondike subdivision, Mr. Mazza has 13. What is the correct number. Mr. Frantz replied that there were 12 house lots and then there was a parcel that was not developable, but which was reserved by the developer for future use. It is only 50 feet deep, it is not a legal lot for residential uses under the Town's Zoning ordinance. Mr. Frantz further stated that rezoning is tied to the ® subdivision, so as a draft resolution suggests, the Planning Board lists certain conditions to be met before the rezoning takes effect ,I Planning Board -11- February 2, 1993 and one of them, of course, approval of the the required conditions. subdivision and all of Planning Board member Stephen Smith asked if it would have been possible to make two conforming lots, is there enough room there for two conforming lots as opposed to three non - conforming lots? Mr. Frantz replied that you could get four lots, but because it is a cluster, Mr. Frantz stated that he is not thinking of it under terms of being non - conforming. There will be four driveways going out onto Coddington Road, but these four driveways should not have any significant impact on the existing traffic patterns. Planning Board member Candace Cornell asked Mr. Frantz how the two existing units were going to be converted. Mr. Frantz replied that the footprints are not to be changed; his sense is that the units are large enough so that the interiors can be reconfigured to increase the number of units from the existing two to four. Ms. Cornell asked Mr. Frantz how many people currently live in the existing two buildings. Mr. Frantz answered that the occupancy is 16 each, total occupancy; two 4 bedroom units with an increase from 16 to 28. Mr. Mazza also stated that one of the units in each building is going to be created to be a one bedroom unit; there is going to be a three and a one added within the confines of the footprint that is there. Town Attorney John Barney stated that the building has to be ® constructed for 28 people. It also has to be approved by the Zoning Board. There would be a total of 14 units. Mr. Mazza staged there are already 4 bedrooms in the existing units. No more than four people in each unit. Mr. Mazza further stated that there would be laundry facilities in each unit instead of one large laundry unit in the building. Chairperson Grigorov asked if there were any questions before looking at the Environmental Assessment Form. At this time, there appeared to be no more comments. Chairperson Grigorov asked if anybody had any questions about the Environmental Assessment Form. Chairperson Grigorov stated she was wondering about the Noise and odor Impact on page 10. Will there be objectionable ordors, noise, or vibration as a result of the Proposed Action and the answer is yes. Chairperson Grigorov wondered what mitigation the Board could think of. Assistant Town Planner George Frantz stated that this was his wording, increased potential for violation of Town of Ithaca Noise Ordinance. Chairperson Grigorov stated that this was a good way to put it, then it becomes a Zoning Enforcement matter which the Board cannot do much about. Planning Board member Virginia Langhans stated that on page 6, at the very beginning of it; B. Project Description, e. If the project ® is an expansion, indicate percent of ca expansion proposed. The number indicated is 187 %. Ms. Langhans stated this sounds incredible. Mr. Frantz answered that it does sound incredible, of course, for Planning Board -12- February 2, 1993 example, if you have one cement plant and you add another one, is 100% increase in production. Mr. Frantz further state ultimately, the market is going to dictate that. Mr. Frantz that eventually this is going to happen; an improved subdivision Planning Board member Candace Cornell were any environmental constraints to the Klondike property. Mr. Frantz replied answer would be no. Historically, the agricultural, it has not been developed at industrial use or anything like that. that d that felt plat. asked Mr. Frantz if there property, the originial that to his knowledge the site appeared to be any point in the past for Mr. Tamme Steenhuis of 266 Pennsylvania Avenue addressed the Plannning Board stating that in order for Mr. Iacovelli to develop the property, the sewer would have to pumped up and that would be very expensive, so, this is one limitation. Chairperson Grigorov asked if there were anything else on the Environmental Assessment Form that anyone wanted to question. At this time, there appeared to be no further questions. Assistant Town Planner George Frantz addressed the Board stating that the process here is to give an overview of recommending a proposed change in. zoning. The idea being that nothing else is to apply to this project until the zoning decision is made. The information on the! site plans is enough to answer the questions ® surrounding the big question, should this land be rezoned. it will be rezoned on this general site plan. After the property is rezoned, Mr. Iacovelli has to come back to the Planning Board with a more detailed site plan that will show, for instance, more accurately the location of the driveway, the site drainage, more accurate location of the buildings, and at that point, the Planning Board will have another Public Hearing on the actual site plan, and of course, the subdivision will be the same thing; it will come back with preliminary and final plans. Chairperson Grigorov asked Mr. Frantz that when Mr. Iacovelli comes back it will be under the multiple zoning regulations so, the Board will not be able to specify such things as the planting and landscaping, the Board would have to do that now would we not? Town Planner Floyd Forman replied to Chairperson Grigorov that if the Board wants a landscape plan, they may not want to specify exactly what is wanted at this point. Chairperson Grigorov replied that the Board wanted to be sure that there would be adequate buffering between the park and the trail, for example. Town Engineer Dan Walker replied to Chairperson Grigorov that all the Planning Board is doing now is recommending to the Town Board to rezone this area to an R -9, then the citing of a building order would require site plan approval for this to be a multiple residence. Assistant Town Planner George Frantz stated to the Board that what this site plan proposes is, along the Recreation Way, there are ® substantial trees and then there is a substantial buffer of trees in another area, which proposed here is essentially a planting of shrubbery. Chairperson Grigorov stated that the Board would like to Planning Board -13- February 2, 1993 have something saying that there would be adequate buffering on the parking lot side. Mr. Forman suggested to Chairpeson Grigorov a general kind of thing landscaping plan satisfactory either to this Board or to the Planning Department, whatever you feel comfortable with, then the Planning Department can detail it out. Chairperson Grigorov stated that the plan would have to be to the Board's satisfaction, both the Board and the staff. Mr. Forman stated that once the Board gets, the final site plan, you get a detailed planting, now is a little early, but you at least reserve the right to do it as a condition. Planning Board member Robert Kenerson addressed the Board concerning the two houses on the one lot. Apparently, the ZBA approved that as a variance of some kind to an R -9 zone. The Planning Board is talking about changing the zoning to multiple residence, and Mr. Kenerson stated his understanding was that when you rezone, if you rezone one piece of property, it is spot zoning, which he had been lead to believe was illegal. Town Attorney John Barney replied to Mr. Kenerson that spot zoning is in the eye of the judge making the decision, they will call it spot zoning if they do not like what you dial; they will call it in accordance with the Comprehensive rational plan. Mr. Kenerson stated that there is enough here that someone in their infinite wisdom could say that this is spot zoning when you have a single lot. Attorney Barney stated that there is always that possibility. Mr. Kenerson then stated if that is the case and the Board is rezoning and the Board does not ® want to have spot zoning, single lot rezoning, why should we not look at the extent of a multiple residence zone in this area, if in fact, this is going to be student housing, then it ought to be spelled out, maybe there should be more area for this multiple residence zone. If the Planning Board is trading -off, the fact the the Board has already approved a subdivision which Mr. Iacovelli has indicated he will build on if the Board does not do this other thing, then you will have the different. kind of development in that area that the people seem to indicate that they do not want. Mr. Kenerson further stated he has heard the way that you balance that, but he certainly thinks that if that is contingent on whether the Board rezones this, that some way or other these things have got be tied, so that in fact does happen, and we do not end up rezoning this and not changing the site plan. Attorney Barney stated that when the Planning Board makes their recommendation. to the Town Board, that at the Town Board level that maybe a straw vote could be taken to get an idea of what the Board is likely to grant the rezoning, but they not formally vote on it and not take formal action on it until it has been brought to the Planning Board, an approved and revised subdivision. Mr. Kenerson thinks there is some concern, at least the Board should express some concern or take a look at it, if this is a direction that is going to happen to this neighborhood and there are people there who do not like it, what is there recourse, what is it that the Planning Board can do to either endorse or object to some of these things which are happening. Mr. Kenerson stated that if a piece of property is for ® sale and someone buys it, they could use it for whatever they want so long as it is within. the law. Mr. Iacovelli has bought these pieces of property up because somebody else did not and he has decided to Planning Board -14- February 2, 1993 use them for student housing. This gives the Board an opportunity to Is kind of take a look and if the Board does not do anything else, the Board puts out a message that says that the Board would prefer that this neighborhood not be a student housing neighborhood or that it is o -kay up to a point. Mr. Tamme Steenhuis of 266 Pennsylvania Avenue again addressed the Board stating that Mr. Iacovelli owns more land and perhaps more student housing could be added. Mr. Kenerson stated he just raised these questions to know where the Board is heading and whenever the Board has an opportunity to change some directions or stabilize or clarify, Mr. Kenerson felt the Board ought to do that. This is an unusual situation which the Board is not going to get very often. There are trade -offs. Who says the Town needs to have another three and one -half acre park to take care of. Assistant Town Planner George Frantz stated to Mr. Kenerson that one thing about this park is the location. It is very well located to serve the Pennsylvania Avenue, Kendall Avenue, Coddington Road, Juniper Drive and Northview Road neighborhood and usually a park tends to be not so well located; and the three and one -half acres offers a lot more opportunity than for instance the one acre that was originally proposed as part of Klondike. Currently there are 12 +/- parks that the Town takes care of. Planning Board member Robert Kenerson addressed the Board stating ® that the Board is being asked to rezone an R -9 lot to a multiple residence lot, with somehow or other working into it an exchange on another piece of property that is zoned R -15, not connected to one thing or another. If the Board decides not to rezone from R -9 to MR and do nothing, then Mr. Iacovelli has already an approved project that he can go ahead and build. He does not have to ask the opinion of the Board anymore. apartment complex plus four two family homes. The originial was Chairperson Grigorov stated that Planning Board member William the Lesser brought up that perhaps too many units were being allowed in this new proposal, considering how much Mr. Iacovelli is saving to get his 48, he would have had to build a road and a sewer and all these different houses, so, we are giving him 46 total. Assistant 2 and Town Planner George Frantz stated that this is 46 beds total in the apartment complex plus four two family homes. The originial was for 9 units, as where with the new plan, it is now 6 units. Chairperson Grigorov asked if there were any more comments that people wanted to bring up. Planning Board member Stephen Smith addressed the Board concerning the three lots that are going to border Coddington Road from the Klondike property. Mr. Smith asked that the Board would allow building on these lots for duplexes? These are lots 1, 2 and 4. Assistant Town Planner George Frantz stated that what is being ® discussed is single family detached homes. Mr. Frantz further stated that he thinks, but Mr. Iacovelli has not said it, but by setting up the Klondike subdivision like this, Mr. Iacovelli can market the lots Planning Board -15- February 2, 1993 and then the individual purchaser can decide, do I want to build a one family home or a two family home. Mr. Frantz stated he did not see any problems from the Planning Board's standpoint from allowing a two family home on two of the lots of the Klondike tract. Town Engineer Dan Walker stated that there is one issue with the owner occupancy requirement. There is a big enforcement headache. The Code Enforcement Officer has some concern about that kind of a statement. Normally, an R -15 there is no owner occupancy requirement and it can be a single family home with an accessory apartment, because no matter who owns it, the owner occupant is the owner or if both are rented. Town Attorney John Barney further stated that basically the people living in the property have to have at least 51% or more interest in the ownership of the property by deed recorded. Chairperson Grigorov asked if there were any more concerns. Mr. Fred Estabrook of 257 Coddington Road addressed the Board stating that his main concerns with this proposal is the traffic problem at the back entrance of Ithaca College. Some kind of traffic control is needed. Mr. Estabrook's other concern was the possible effect on his view of the lake from the back of his house. Mr. Estabrook felt that if the Iacovelli structure sat up high enough and in the right line, it would cut off his view of the lake, which is a consideration. Chairperson Grigorov responded to Mr. Estabrook that the Board figured out that the structure would not affect Mr. Estabrook's view of the lake. Mr. Estabrook again stated that high ® concentration of students scurrying around down closer to the College entrance than up the hill going back and forth in front of his house and several other residents houses. It is a dangerous and aggravating thing. The matter is controlling student housing, doing it intelligently and doing it so that it really works well with the community, rather than causing trouble. Mr. David Auble addressed the Board wanting to know if there is a need that has to be established for the use to which the property would be put if it was rezoned under SEQR? Mr. Frantz responded to Mr. Auble that under SEQR the answer would be no. Chairperson Gricr orov noted again that this was a Public Hearing and asked if anyone else present wished to speak. No one spoke. Chairperson Grigorov closed the Public Hearing and brought the matter back to the Board for discussion. Town Attorney John Barney suggested to the Planning Board that if they choose to adopt: the resolution that those conditions that are cited be expressly accomplished before the formal vote is taken by the Town Board of rezoning. Attorney Barney suggested the Planning Board make their recommendation to the Town Board; Mr. Mazza and Mr. Iacovelli go to the Town Board and they hold a public hearing under rezoning and everybody has the opportunity to comment on it, at that point, the Town Board could take a kind of an informal straw vote to ® give an indication as to what it likely to happen, and if the straw vote is positive, then at that point it comes back to the Planning Board and Klondike gets redone before the Town Board makes its final Planning Board -16- February 2, 1993 ® vote. Attorney Barney stated that in making recommendations to the Town Board, there are three elements that the Planning Board is suppose to find. That there is a need for the proposed use in the proposed location; the second one is the existing and probable future character of the neighborhood in which the use is to be located will not be adversely affected, and the third is the proposed change of use is in accordance with the Comprehensive Plan of development of the job. This comes from Section 78 of the Zoning Ordinance. There appearing to be no further discussion, Chairperson Grigorov asked if anyone were prepared to offer a motion. MOTION by Robert Kenerson, seconded by Herbert Finch. WHEREAS. 1. The Town of Ithaca Town Board has received an application to that the rezone Town MR zoning district of Ithaca Tax Parcels No. 6- 54 -7 -41 and 6- 54 -7 -43, located at 237 Coddington Road, from Residence District R -9 to Multiple Residence District MR to allow for the construction of one (1) six -unit, 18 bed apartment building and the conversion of two (2) existing two -unit, 16 bed apartment buildings to two (2) four -unit buildings housing a total of 28 beds, and 2. The Town of Ithaca Town Board on January 11, 1993 referred said application to the Town of Ithaca Planning Board for their recommendations pursuant to the Town of Ithaca Zoning Ordinance, Article IX, Section 46, no. 1, and 3. The proposed rezoning is part of an overall development plan for the property at 237 Coddington Road and that tract of land known as the "Klondike Subdivision" for which the Town of Ithaca Planning Board granted Final Subdivision Approval for 12 homelots on December 19, 1989, and 4. Said development: plan includes the reduction in the scope of the Klondike Subdivision from 12 homelots to 4 homelots, and the donation to the Town of Ithaca for public park purposes of approximately 3.5 acres of land, and 5. The Planning Board, has reviewed the prepared by the "Schematic Design: Road" dated Decem and at a Public Hearing held on February 2, 1993, Long Environmental Assessment Form Part I applicant, a general site plan entitled Proposed Apartment Complex, 237 Coddington ber 17, 1992, and other application materials, 6. The Planning Board finds that the proposed MR zoning district would be compatible with adjacent land uses and zoning districts; NOW, THEREFORE, BE IT RESOLVED. 0 Planning Board -17- February 2, 1993 ® That the Town of Ithaca Planning Board, pursuant to Article IX, Section 46 of the Town of Ithaca Zoning ordinance and Article XIV, Section 78 of the Zoning Ordinance finds. a. There is a need for the proposed use in the proposed location; b. The existing and probable future character of the neighborhood in which the use is to be located will not be adversely affected; c. The proposed change of use is in accordance with a comprehensive plan of development of the Town and accordingly; hereby recommends that the Town of Ithaca Town Board approve the zone change from Residence District R -9 to Multiple Residence District, subject to the following conditions. a. The granting by the Planning Board of Final Subdivision Approval for the modified plat for the Klondike Tract as shown on the map "Conceptual Scheme: Klondike Subdivision and Apartment Complex" dated December 17, 1992, including all relevant deed covenants and restrictions; such approval to be completed before a formal vote on the rezoning is taken by the Town Board; ® b. Transfer of title to the Town of Ithaca for the 3.5 acres of land proposed to be donated to the Town of Ithaca for public park purposes; such transfer to be completed before a formal vote on the rezoning is taken by the Town Board; c. The granting by the Town of Ithaca Zoning Board of Appeals of any necessary variances; d. The modification of the proposed site plan for 237 Coddington Road to include lawn trees and foundation shrubs in the front yard area along Coddington Road and along the trail. It is further resolved, that the following conditions be applied to the rezoned area. a. A maximum of 14 units be located in the district in no more than three buildings; b. The construction be substantially in accordance with the plan entitled "Schematic Design. Proposed Apartment Complex, 237 Coddington Road, Orlando Iacovelli" dated December 17, 1992; ® c. Overall occupancy of the property shall not exceed 46 persons; Planning Board -18- February 2, 1993 ® d. A Final Site Plan Board, such plan buffering to ad by the site plan Board regarding s shall be submitted to and approved by this to include appropriate planting plans, joining properties, and other items required section of the Zoning Ordinance and by this ite plan approval. There being no further discussion, the Chair called for a vote. Aye - Grigorov, Kenerson, Cornell, Langhans, Smith, Finch. Nay - None. The MOTION was declared to be carried unanimously. Chairperson Grigorov declared the matter of the Icovelli Rezoning at 237 Coddington Road, from Residence District R -9 to Multiple Residence District MR duly closed at 9:52 p.m. Town Engineer Dan Walker addressed the Planning Board stating he had a request for them to review the proposed resolution concerning the Jones Farm Subdivision. This was discussed at the last Board meeting. There was a correction to one of the courses of the survey that was incorrectly shown as 540 feet when actually it was 480 feet. Mr. Walker felt that according to the subdivision regulations, it was the Town Engineers authority to approve, so he approved it, Citizens Savings Bank said it was fine; the person buying the lot said they wanted a resolution from the Board accepting this as the ® lot. There appearing to be no further discussion, Chairperson Grigorov asked if anyone were prepared to offer a motion. MOTION by Robert Kenerson, seconded by Herbert Finch. WHEREAS. During the final review of the Final Subdivision Map of Lands of Citizens Savings Bank, F.S.B. located between Troy and Ridgecrest Road a typographical error was found in that the noted distance on the northeast boundary line of parcel 1 with the bearing of 511 -42' E was incorrectly shown as 5401. The actual distance is 480.0' and the plat has been corrected by Al Fulkerson of T.G. Millers Surveyors. The Town Engineer has reviewed this correction and has determined that this is a minor modification to the plat, and has accepted this correction. THEREFORE, IT IS RESOLVED* That the Planning Board of the Town of Ithaca accepts the corrected Final Subdivision Map of Lands of Citizens Savings Bank, F.S.B. ® located between Troy and Ridgecrest Road. There being no further discussion, the Chair called for a vote. Planning Board -19- February 2, 1993 ® Aye - Grigorov, Nay - None. Kener'son, Langhans, Smith, Cornell, Finch. The MOTION was declared to be carried unanimously. Chairperson Grigorov declared the matter of the corrected resolution duly closed at 9:55 p.m. AGENDA ITEM. DISCUSSION THE DRAFT COMPREHENSIVE PLAN Jones Farm OF SCHEDULE FOR NEIGHBORHOOD MEETINGS ON AND REPORT OF TOWN PLANNER Planning Board member Candace Cornell asked Town Planner Floyd Forman if it was necessary to have the meetings in different areas in the neighborhoods or would it be more appropriate and cost effective to have it in the same location. Planning Board member Robert Kenerson stated that there are three hills and three meetings. Town Planner Floyd Forman addressed the Planning Board stating that Lew Roscoe came in and told the Board Cornell would be very cooperative and wanted to do everything they could to help, etc. We have a clock running now that gives us 30 days to review a document (G.E.I.S.) that none of us have seen. Maybe we want to postpone review of the Comprehensive Plan. Maybe the first Neighborhood Meeting ought to be March 30th and we ought to run them as we can in early April. Mr. Forman stated that part of his problem is that he has not had any time to work this out with Cornell; he does not know ® if Cornell is going to give any additional time, whether if we ask them we will get an additional 30 days, it makes it difficult. The Planning Board meetings will be on March 2nd and 16th. We have to assume that we have to be prepared to offer Cornell comments on the G.E.I.S. concerning whether it is complete or not complete and the reasons why on March 2nd. That then gives everyone a week to prepare for the Comprehensive Planning Meetings. Maybe at least the first meeting on the 9th ought to be changed and Mr. Forman stated he was told Cornell was on Spring Break the week of the 23rd, if that matters to the Board at all. Town Attorney John Barney addressed the Board stating that the G.E.I.S. is now going to have to drive what this Board is going to be doing because if Cornell becomes recalcitrant and it will not allow any fluctuation from the timing, the Board will have to make a decision of 30 days whether or not it is complete enough. If the Board decides it is complete that begins a different clock, which is a 60 day clock for reviewing it and having public hearings on the G.E..I.S. at which time, at the end of 60 days you have to have prepared your final G.E.I.S., again, unless you can get some extension time to prepare the G.E.I.S. and your findings, and that document is a fairly lengthly document, so Attorney Barney stated that he thought there would be a lot of time and effort spent on that, unless the Board can get Cornell to waive some time requirement. Attorney Barney further stated that the Board will ® still have the consultant review the G.E.I.S., have the Town Planner Floyd Forman review it, the Planning Board is going to review it, Attorney Barney might even take a look at it, and Town Engineer Dan Planning Board -20- February 2, 1993 ® Walker will take a look at it. The Planning Board will make a determination if it is acceptable or not. Attorney Barney thought it would realistically consume one meeting. Town Planner Floyd Forman stated to the Board that if the G.E.I.S. document has to be reviewed by April 2nd, then there is at least the 23rd and the 30th of March when the Board can schedule Neighborhood Meetings on the Comprehensive Plan. Town Planner Forman stated to the Board that there will be one meeting on each hill, which, is what the public was asking for. Usually, a meeting is held on South Hill at NCR; on East Hill it will be held at the Ellis Hollow Road Apartments; and on West Hill it will be held at the Tompkins Community Hospital. These neighborhood meetings will be dealing with the Comprehensive Plan. The meeting for February 23rd will be for the Board members to discuss the Comprehensive Plan before having the individual meetings in the three areas of Town. The three neighborhood meetings will be neighborhood meeting with the Planning Board listening to what the public has to say. After the three neighborhood meetings, there will be a formal public hearing at the Town Hall. OTHER BUSINESS Chairperson Grigorov stated come before the Board. ® ADJOURNMENT • that there was no other business to Upon Motion, Chairperson Grigorov declared the February 2, meeting of the Town of Ithaca Planning Board duly adjourned at p.m. Respectfully submitted, Wilma J. Hornback, Recording Secretary Town of Ithaca Planning Board 1993 10:25 January 25, 1993 ® Orlando Iacovelli 347 Coddington Road Ithaca, NY 14650 Dear Mr. lacovelli, We have considered your proposal for 237 Coddington Road for modification of the existing buildings and eventual construction of a "six- plex". Our concerns about this project as expressed to the Town Planning Board have been addressed by you and we are now satisfied. We support the project at this time. Sincerely, Kenneth Ritter Linda Holzbaur 249 Coddington Road Ithaca, NY 14850 0 cc: Carolyn Grigorov, George Frantz, EXHIBIT # 1 CIS Ben Darden Bruno A.Mazza, Jr. Edward A.Mazza Law 011icas of WAAZZA AND MAMA 307 North Tioga Street P. 0. Box 666 Ithaca, New York 14851 -0666 January 5, 1993 Town of Ithaca 126 East Seneca Street Ithaca, New York 14850 Re: Iacovelli Proposal for Klondike Subdivision and 237 Coddington Road Dear Town of Ithaca Board Members and Staff: JrN - ; U I l j 61.,..3 QG N} Area Code 607 Telephone 273 -6000 Fax and Messages 273 -4110 NOT FOR SERVICE OF PROCESS I have been asked to represent the owners of the Klondike Subdivision and 237 Coddington Road who have developed a joint proposal for the use of these parcels. It is my opinion and the opinion of the owners that the proposal offered is one that has substantial overall land use benefits for the Town of Ithaca community. Previously, the parcel known as the Klondike Subdivision was granted a subdivision approval which was for thirteen (13) residential lots one of which would be for the existing building located thereon, Also, the owner previously received approval to build two (2) duplexes encompassing five (5) residential building lots at 237 Coddington Road. The current proposal is one that encompasses both projects. The owner would be willing to reconfigure the Klondike Subdivision as shown on the maps submitted herewith. The new configuration would result in four (4) residential lots one of which would encompass the existing residential house. Two (2) other lots would have frontage on Coddington_ Road and would each be approximately 16,700 square feet. A fourth lot would have approximately 20 feet of frontage on Coddington Road and would be a total 3.5± acres of land. This lot would be submitted as a cluster subdivision and in that cluster subdivision approval it would be requested that the Town of Ithaca waive the required frontage on a public road. A fifth parcel of land would be approximately 3.5 acres and be located on the opposite side of the South Hill Recreation Way and would be deeded to the Town of Ithaca as park land. I EXHIBIT # 2 Town of Page 2 January Ithaca 5, 1993 Fri !nLQ�gC 6 1993 I ITHACA .:a. rt GuyF�Rtid � At the 237 Coddington Road project, the owners request a rezoning to make this a multiple residence parcel. Their proposal would be to add two (2) dwelling units to each of the existing buildings. This would increase each building from an approved eight (8) bedrooms to fourteen (14) bedrooms. Also, their proposal would be to build another building on that parcel containing six (6) dwelling units with each dwelling unit to contain three (3) bedrooms. In conjunction with this approval, their proposal would be to increase the parking capacity from twelve (12) parking spaces to forty (40) parking spaces. In this regard the owners will need a variance since some of the parking would be located closer tha:l 30 feet to the rear property line. Since the rear property line is the South Hill Recreation Way, the owners believe a variance to reduce the parking set -back from 30 feet to 15 feet is a very reasonable and appropriate request. The land use benefits derived from this combined proposal are numerous. The actual number of approved dwelling units would be decreased in this process thereby reducing the possible density of population residing at these parcels. Further, it would locate the rental units closer to parcels that are already substantially rental properties and farther away from owner - occupied existing subdivisions thereby creating more of a buffer between the two. Also, since the location of the rental units would be directly across from the back entrance to Ithaca College, any student tenants would be more apt to walk to campus rather than drive, thereby reducing vehicular traffic in the neighborhood. Also, the park land to be deeded to the Town would be a substantial parcel (3.5± acres) which could be put to very meaningful uses especially since it is located on the South Hill Recreation Way and in the center of many different residential subdivisions which would have close and easy access to make use of the park. If you need anything further in order to assist you in the consideration of this proposal, please don't hesitate to contact me. Very truly yours, EDWARD A. MAZZA EAM : j s �i 6 • 0 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARING TUESDAY, FEBRUARY 16, 1993 By direction of the Chairman of the Planning Board, NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the Town of Ithaca on Tuesday, February 16, 1993, in Town Hall, 126 East Seneca Street, Ithaca, N.Y., at the following time and on the following matter: 7:35 P.M. Consideration of Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 6- 59 -1 -10, 0.14 +/- acres total, into two (2) lots, 0.09 +/- and 0.05 + /- acres respectively, to be consolidated with Town of Ithaca Tax Parcels No. 6- 59 -1 -8 and 6- 59 -1 -9 respectively, located on Vine Street, backlot of Worth Street and Pearl Street (in the City of Ithaca), Residence District R -9. Steven B. and. Lois S. Willett, Owners, Jim Hilker, Agent, Said Planning Board will at said time and said place hear all persons in support of such matter or objections thereto. Persons may appear by agent or in person. Dated: Monday, February 8, 1993 Publish: Thursday, February 11, 1993 (DEVREVS\2 -2 -93 TH) Joan L. Hamilton Town Clerk 273 -1721 'P The Ithaca Journal Thursday, February 11, 1993141 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARING TUES., FEB. 16, 1993 B direction of the Chairmon of the Planning Board, Mt- TICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the ' Town of Ithaca on Tuesda Feb. 16, 1993, in Town Ha , 126 East Seneca St., Ithaca, , N.Y. at the following time and on the following matter: I 7:30 P.M. Consideration of Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. ' 659 -1.10, 0.14± acres total into two (2) lots, 0.09± an� . 0.05± acres respectively, to be consolidated with.Town of Ithaca Tax Parcels No. 659.1 -8 and 659.1 -9 re- spectively, located on Vine St., backlot of Worth St. and Pearl St. (in the City of Ithaca), residence District R -9. Steven B. and Lois S. Willet, Owners, Jim Hilker, Agent. Said Planning Board will at said time and said place hear all persons in support of such matter or objections thereto. Persons may appear by agent or in person. Joan L. Hamilton Town Clerk 273.1721 February 11, 1993 • r -� J L'