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HomeMy WebLinkAboutMN-PDB-1967-12-28 PLANNING BOARD PROCEEDINGS City of Ithaca, N. Y. Special Meeting 4eaember. 28;,1967..'• 7:30 p.m. PRESENT: Chairman Stallman, Vice-Chairman Nordheimer, Messrs. Feldt, Schmidt, Parkes, Alo and Carpenter. ALSO Building Commissioner and Zoning Officer M. Van Marter, Attorney S. Tsapis and member of the press. MEETING called to order at 7:30 p.m. MINt3TES of the last regular meeting of the Board, on December 20, 1967, were . read by Chairman Stallman. At the December 20, 1967 meeting, Attorney Tsapis requested, on behalf of the Catholic Youth Organization, that the, CYO property on Pier Road be rezoned from P-1 to R-3, thereby making it more marketable. The Highland Bolding Corporation has made an offer to the CYO, contingent on being able to develop it for apartments. Due to insufficient information re- garding the property, the Board was unable to make a recommendation to the Council at that time. Therefore, a special meeting was called for this date (December 28, 1967) at which time it was hoped to have enough additional informa- tion that the Board could make a recommendation to the Council. Planning Director Kasprzak prepared a listing of items (after consulting with V. Hannan of Sewer and Water Department and H. Schlieder, City Engineer) for consideration by the Board, as follows: Sewer & Water 1. The location of present sewer line is in Pier Rd. and any developer constructing structures would have toyconnect to the city line at his own expense. The developer could request the city to construct the sewer line; however, all the costs then would be borne by the developer. Two locations are possible: a) along the golf course road northern edge of development, b) along the westerly edge in the existing city R.O.W. 2. Existing 8" sewer line in Pier Rd. will carry the additional load from 200 new units; however, at the time when discharge from Festival and Inlet Park facility is connected, it may be necessary to install a larger line. 3. Due to the condition (topography) of the land, the developer, when connecting to the city line, will have to use a pump system and it would seem that one pump be sufficient; again the cost would be borne by the developer. 4. Water line installation would require about 1700 feet of new line at $10 per foot, including hydrants. The total cost would be approxi- mately $20-25,000; the difference in cost is attributed to the fact that a loop connection, from W. York St. to Pier Rd. is necessary, requiring extra trenching and shoring under the railroad lines, etc. If the development occurs in 1968 and if it would be necessary to find the money for the water line installation, this money would be available through contingency funds etc. and no 1968 Capital Programming will be affected; however, if the development occurs in 1969, then a normal Capital Programming will take place. 5. The land in question is subject to flooding. Ice and debris occasionally block the flow of water in Fall Creek and flooding of golf course and other lands occurs. It does not affect the golf course or vacant land; however, when and if the residential development takes place the occasional flooding will cause problems and the City may be held responsible for not keeping the creek clean. Perhaps more appropriate use for this parcel of land would be to develop it as a city's forestry plantation; in a situation like this, flooding will cause little or no damage. It is true that flooding may happen rarely but once is enough. City Engineer 1. City Engineer suggests that a minimum of 600 feet of roadway will be necessary at a cost of approximately $45.00 per lineal foot or an overall cost of $27,000.00. The R.O.W. should be at 66 feet with 30 feet of curbed pavement. The responsibility for the costs will be per arrangement between the city and the developer. 2. City Engineer favors the location of the road on the northern edge of the land. However, if the R.O.W. to the west side of the site is used, then the developer will be held responsible for acquiring the necessary right- of-ways and make arrangements with either the city or present owner of the land to the south so that future complications will be avoided. 3. Any additional roadways, necessary within the site, will be complete responsibility of the developer. 4. City Engineer's responsibility extends only to the property lines. 5. The location of telephone lines, on the city's or developer's property, has not been resolved. Mrs. Nordheimer commented as follows: The property will support under 200 units if zoned R-3 or approximately 300 units under A.D.D. If it is found necessary to install a larger sewer line than presently exists in Pier Rd. ,' then the City may as well install the whole bit, accommodating both the Festival and a housing development. She pointed out that this item could not be considered under subdivision regulations because the roadway does not rest within the land 2 to be developed. The existing roadway isnot a city street. Two other problems of interest to her are 1) Pier Rd. is a dead-end street and therefore, new construction_ cannot be permitted on it. She feels a second road should be built so that there would be two means of egress and exit, 2) there is the problem of a pedestrian crossing for the children's access to school which might be solved if Common Council is willing to undertake $200,000 worth of Capital Improvement imeediately. Mrs. Nordheimer believes that this matter should be referred back to the various committees of the Planning Board for their study and recommendations (Community Facilities, General Plan Committee, Capital Improvement Committee). Mr. Parkes said he inspected the site and thinks it a good site for housing; however he wonders if the city, without actually realizing it, may need it for some purpose. He talked with a couple of department heads, in City Hall, who could think of no reason why the city may need this land. Mr. Dingman told him he would appreciate time to reflect on the matter and Mr. Parkes didn't hear from him prior to the meeting. Mr. Parkes believes that the entire area must be considered, including the land the CYO wishes to rezone and dispose of. Even though he thinks it a suitable place for housing, he feels that there are too many items concerning the matter requiring consideration to be able to make an immediate decision. He suggested that if R-3 zoning were recommended, perhaps a proviso should be included requiring some A.D.D. clauses. He is not opposed to considering the recommendation but thinks the Board is moving too rapidly toward a decision and suggests that more facts be gathered on the basis of which a proper decision will be made. Mr. Feldt commented that the land seems useless to anyone as presently zoned and was inclined to go along with the idea of rezoning it. He pointed out that if it were rezoned to R-2 rather than R-3 the developer would have regulations to meet and the Planning Board would not lose sight of it. He asked, if the Board were to recommend rezoning, wouldn't it be negligent if they recommended something not usable? He wondered if the entire area should be rezoned residential inasmuch as there are some industrial uses located in the area although the residential zoning might tend to cause the industries to eventually"die out." It would not be desirable to have residential zoning adjacent to industrial because of the possi- bility of future complaints from the residents in the new zone. Regarding the cost to the city of providing utility services, he commented that there are false economies and that the additional services required seem to be relatively cheap. Mr. Schmidt would like the city to preserve the property, and asked the Board to think in terms of extending existing parkland to include this property. He believes in the policy of the city buying land for future use. In long-range planning, certain amounts of open area are required per dwelling. Mr. Feldt agreed with Mr. Schmidt's point of view regarding the city buying the land and said the city should start thinking along this line. Mr. Schmidt asked, "when are they going to start?" Mr. Schmidt questioned Mr. Stallman regarding the cost to the city, and availability of funds to install water, sewage, roadways, crossings, etc. 3 Mr. Stallman said there is sufficient water and sewer contingency fund to take care of new water and sewage installations. Mr. Schmidt inquired if the re- mainder would take priority on the Capital Improvement program and Mr. Stallman replied that the Capital Budget must have a certain degree of flexibility and that this is not a big project. As a result of a request from Mr. Parkes, Mr. Van Marter stated that three alternatives as to the number of units are possible: 1. Under R-3 regulations with individual lots development, 5000 sq. ft. per lot required, approximately a total of 39 units would be possible and this would be subject to subdivision regulations; also it appears economically not feasible, 2. Under R-3 multiple residency requirements, where 1500 sq. ft. is needed per unit, approximately 210 units would be permitted, 3. Under A.D.D. regulations, of the R-3 classification, similar or larger, as 2 above, number of units would be permitted. Basically the latter two could accomplish what the developer proposes on his suggested plan. However, additional attention, by the Building Commissioner when issuing permits, should be paid to soil tests, which should be requested; also, to the possibility of flooding or high water table. Attorney Tsapis felt that the investment to the city for additional services required would be well warranted. He further pointed out that the property as now zoned is of no use to anyone and if rezoned would upgrade the area, bring in revenue to the city and would not affect the neighbors. Mr. Alo said he objects to the property being used for another park area-- the city has Inlet Park, the golf course, and Stewart Park in the area and a possibility of parks on East Hill, and Titus Flats; South Hill needs a park, no-one at this time is really working at trying to find one. He also said that this area, with the contemplated development, is going to help the golf course become self-supporting by contributing additional clientele and he feels that this development will be an improvement to the entire area. Mr. Stallman said that Ithaca College and Cornell University require additional housing and that if suitable housing is not provided by private enter- prise, Cornell University will have to build them, thus the city would lose tax revenue. Iie added that the development would bring in to the city about $40,000 a year in tax money and to Mr. Schmidt's request for net figures, answered that the net would equal the gross because of selling water and sewage to the development. Mr. Stallman further said that in transmitting the information on this item to future Board and the Council, a description of the CYO property be included, in addition to appended material and a transcript of minutes of the meeting and stated that a new Board should have the benefit of the background and action by this Board. 4 Mr. Alo MOVED: "that the Catholic Youth Organization land be rezoned from the present P-1 classification to R-3 classification." Mr. Feldt seconded the motion, adding an amendment: "that necessary money be expended to provide a suitable crossing of route 13." Additional amendments were offered, however not attached to the motion due to objections from Board members, then the motion was put to a roll-call vote: Carpenter- yes Nordheimer - no Alo - yes Schmidt - no Feldt - yes (with regrets) Parkes - no Stallman - yes A short discussion followed, after which Mr. Schmidt MOVED: "that a careful study be made regarding preserving the Catholic Youth Organization property and that the city consider purchasing the same." Seconded by Mrs. Nordheimer. The motion passed by a vote of five (5) -to two (2), Messrs. Alo and Stallman voting no. MEETING ADJOURNED at 9:30 p.m. 0 Gregory Kasprzak 1.9.68 Planning Director 5