HomeMy WebLinkAboutPB Minutes 1987-10-06 Westwood Hills SubFILED
TOWN OF ITHACA
Date a 88
TOWN OF ITHACA PLANNING BOARD Cier
OCTOBER 6 , 1987
The Town of Ithaca Planning Board met in regular session on
Tuesday , October 6 , 1987 , in Town Hall , 126 East Seneca Street ,
Ithaca ,New York , at 7 : 30 p . m .
PRESENT : Chairman Montgomery May , James Baker , Robert Kenerson , David
Klein , William Lesser , Carolyn Grigorov , Virginia Langhans ,
John C .Barney , Esq . Town Attorney ) , Robert R . Flumerfelt ,
P . E . Town Engineer ) , Susan C . Beeners Town Planner ) ,
Andrew S . Frost Town Building Inspector / Zoning Enforcement
Officer ) ,
ALSO PRESENT : Timothy Ciaschi , Robin Percey ,Keijo K .Autio ,Doria
Higgins , Victor A . Lazar , Elaine V . Lazar , Neil R .
Alling , Kristin T . Alling , Richard Patterson , Jerry
Stevenson , Herbert Brewer , David C . Auble , Sandra
Rogers , Andrew Sciarabba , Agnes Turk , Muriel Trapp ,
Paul Glover , Stuart Lewis , Jonathan C .Meigs , Peter D ,
Novelli , Edwin A . Hallberg , Richard L . Atkins , Henry
Theisen , Esq . , Daniel McClure , Scot A . Raynor , Joan
Egner ,Norbert Schickel , Paul Savience ,Col . Richard H .
Comstock , Barbara Helmer .
Chairman May declared the meeting duly opened at 7 : 30 p . ni . and0acceptedfortherecordtheClerk ' s Affidavit of Posting and
Publication of the Notice of Public Hearings in Town Hall and the
Ithaca Journal on September 28 , 1987 and October 10, 1987 ,
respectively , together with the Clerk ' s Affidavit of Service by Mail
of said Notice upon the various neighbors of the properties under
discussion ,as appropriate upon the Clerk of the Town of Enfield , upon
both the Clerk and the Building Commissioner of the City of Ithaca ,
upon the Tompkins County Commissioner of Planning , upon the Tompkins
County Commissioner of Public Works , and upon the applicants and / or
Agent , on September 30 , 1987 .
ADJOURNED PUBLIC HEARING : FROM SEPTEMBER 15 , 1987 ) : CONSIDERATION OF
FINAL SUBDIVISION APPROVAL FOR THE SUBDIVISION OF A 1 . 02 ACRE PARCEL
A . K . A . TOWN OF ITHACA TAX PARCEL NO . 6 - 23 - 1 - 11 . 113 ) FROM TOWN OF
ITHACA TAX PARCEL NO . 6 - 23 - 1 - 11 . 112 24 . 07 ACRES ORIGINALLY ) , AND
FURTHER , CONSIDERATION OF FINAL SUBDIVISION APPROVAL FOR A PROPOSED
21 - UNIT , SINGLE - FAMILY , DETACHED , CLUSTERED SUBDIVISION , PROPOSED TO
BE LOCATED ON A PORTION OF TOWN OF ITHACA TAX PARCEL NO ,
6 - 23 - 1 - 11 . 112 , OFF WOOLF LANE . TIMOTHY CIASCHI , OWNER OF PARCEL N0 .
11 . 112 ; KEIJO K . AUTIO , OWNER OF PARCEL NO . 11 . 113 ; SCOT RAYNOR ,
LANDSCAPE ARCHITECT , AGENT ,
Chairman May declared the Public Hearing in the above - noted
matter duly opened at 7 : 35 p . m . and read aloud from the Notice of
Public Hearings as posted and published and as noted above . Mr .
Ciaschi was present , along with his builder Daniel McClure and Scot
Raynor , Landscape Architect .
Planning Board 2 - October 6 , 1987
Mr . McClure appeared before the Board and appended maps to the
bulletin board .
Mr . McClure presented the final plan which consists of seven
clusters , three lots each . Mr . McClure noted that Mr . Autio has been
provided with a right - of -way and a timetable for providing access to
the Autio parcel , adding that Mr . Ciaschi has been granted permission
to build a retention pond on his land directly above the proposed
Westwood Hills Subdivision , which would meet the requirements for
storm drainage , and Robert Flumerfelt , Town Engineer , has been
presented with a full set of drainage calculations and design for the
pond . Mr .McClure offered that there is a revised map showing all the
building setbacks and boundary setbacks . Mr .McClure also pointed out
that the Town Board approved the restrictive covenants for Westwood
Hills as presented two weeks ago , and amended at last night ' s Town
Board meeting .
Chairman May noted that this was a Public Hearing and asked if
anyone wished to speak to this matter .
Victor Lazar of 108 Woolf Lane spoke from the floor and stated
that he had some reservations about the drainage capacity of the
retention pond .Mr . McClure responded that the retention pond abuts
the NYSEG right - of -way . Mr . Flumerfelt stated that he reviewed the
retention pond design , and felt it is a good design , adding that it
limits the amount of flow reaching the culvert under DuBois Road to a
quantity , after development , , that would not exceed that which is
occuring at the present time .Mr . Flumerfelt stated that based on a
25 -year storm this is a pretty conservative design . The run -off from
above this pond would flow into it and flow out by a smaller diameter
pipe , and store enough volume in the pond to keep the rate of run - off
from exceeding what it presently is .
Chairman May asked if anyone else present wished to speak . No
one spoke .Chairman May closed the Public Hearing at 7 : 41 p . m . and
asked for questions or comments from the Board .
David Klein asked about the requirements for metes and bounds .
Chairman May noted that a metes and bounds syrvey is required on each
lot before it. is filed , and Town Attorney Barney concurred that
Chairman May was correct .
Victor Lazar spoke from the floor and stated that it was his
understanding that subject subdivision is a little unique in that a
bond is being posted for the improvements to be completed , commenting
that , normally , the final plot would be made after the water , sewer
and roadway were complete . Mr . McClure stated that the developer is
aware that nothing can be done with the lots until the final
subdivision map , as approved ,has been filed with the County Clerk ,
David Klein , referring to the draft resolution dated 10 / 6 / 87 ,
stated that window dressing is very much a requirement to cluster
approval .Mr . Klein noted that the Board is very much concerned in
Planning Board 3 - October 6 , 1987
the development of the cluster that the landscape plan shown earlier
is , in fact ,a typical landscape situation on every clustered lot .
Again ,Mr .Klein noted that the typical setbacks shown before were 30
feet back , anis commented that the developer does not have approval for
clustering the rest of the site , and the only 30 - foot buffer shown is
on lot No . 2 . Mr . Klein remarked that the Board has not approved the
next cluster .Mr . Klein stated that he was not totally comfortable
about allowing the developer to go to the lesser setbacks on adjacent
land that is not part of the cluster .
Dr . Lesser inquired about a typical cluster layout as shown on
the appended map . Dr . Lesser noted that the measurements are
different , commenting that lots 13 , 14 , and 15 are 1681 ' x 1851 , and
lots 16 , 17 , and 18 are 1681 ' x 175 ' . Mr . McClure responded that
there are two segments to that line , and the overall line is the same
as the original plan .The slight change was made to keep the square
footage between the lots in that cluster the same . Mr . Lesser
wondered about the base line .Mr . McClure replied that the line was
moved about 5 •- feet east to balance the square footage between the two
adjacent clusters , noting that part of the difficulty was with the
curved road layout , and outer boundary lines which are not
rectangular .
Mr .Klein wondered about an encroachment of a deck in the typical
cluster layout . Mr . McClure responded that the structures were at
grade level , and the decks would be constructed of pressure- treated
wood ,which would be the equivalent of a flagstone patio .
Chairman May asked about a permanent attachment to a structure .
Ms .Beeners noted that her thought were that a grade level patio would
not be a problem in this area . Andrew Frost , Building Inspector ,
stated that if it was at grade level there would be no problem .Mr .
McClure stated that the deck that is shown as typical is by no means
the only possible alternative .
Mr . Klein mentioned that Lots No . 1 and 2 are showing a 30 - foot
buffer , and Lots No . 5 , 8 , 141r 17 and 20 are probably more like 15
feet , anticipating that the rest of that lot is going to be the same
cluster . Mr . Klein commented that the adjacent lands , at this point ,
are not clustered and are zoned R - 15 . Mr . Barney noted that there is
a 30 - foot rear yard depth requirment in an R - 15 zone . Mr . Barney
noted that the 30 feet should be shown on the map .
Mr . Lesser asked about the deed restrictions .Mr . Barney noted
that some modifications were made and passed by the Town Board ,
commenting that the restrictions applied for 20 years .
There appearing to be no further comments or questions ,Chairman
May asked if anyone cared to make a motion .
MOTION by Mr .David Klein , seconded by Mr . James Baker :
WHEREAS :
Planning Board 4 - October 6 , 1987
1 . This action is the Consideration of Final Subdivision Approval
for the subdivision of a 1 . 02 acre parcel a . k . a . Town of Ithaca
Tax Parcel No . 6 - 23 - 1 - 11 . 113 ) from Town of Ithaca Tax Parcel No .
6 - 23 - 1 - 1 ]. . 112 24 . 07 acres originally ) ,AND FURTHER ,
Consideration of Final Subdivision Approval for a proposed
21 - unit , single - family ,detached , clustered subdivision , proposed
to be located on a portion of Town of Ithaca Tax Parcel No .
6 - 23 - 1 - 11 . 112 located off Woolf Lane .
2 . This is an Unlisted Action for which the Planning Board , acting
as Lead Agency for environmental review , made a negative
determination of environmental significance , with certain
conditions , on July 21 , 1987 .
3 . The Planning Board , at a Public Hearing on October 6 , 1987 , has
reviewed the following material :
Westwood Hills Residential Subdivision Final Plat - Phase
One " , by T . G . Miller Associates P . C . , dated September
11 , 1987 , revised through September 24 , 1987 .
We :; twood Hills Residential Subdivision - Sheet 1 : General
Plan of Proposed Road ,Sewer , Water Drainage ;Sheet
2 :Proposed Road , Sewer and Water Construction ; Sheet
3 : Construction Details " , by T . G . Miller Associates
P . C . , dated August 31 , 1987 , revised through September
24 , 1987 .
THEREFORE , IT IS RESOLVED :
1 . That the Planning Board waive and hereby does waive certain
requirements for Final Subdivision Approval , having determined
from the materials presented that such waiver will result in
neither a significant alteration of the purpose of subdivision
control nor the policies enunciated or implied by the Town Board .
2 . That the Planning Board grant and hereby does grant Final
Subdivision Approvals to the subdivisions as herein proposed ,
with the following conditions imposed as conditions of further
project implementation :
a . That a final subdivision plat suitable for filing at the
Tompkins County Clerk ' s Office and including bearings and
dimensions of each of 21 lots be submitted for approval by
the Town Engineer and Town Attorney ,
b . That such plat be revised to show a 30 - foot buffer zone
along the entire perimeter except the portion adjacent to
the public open space ,
c . That an agreement be executed between the Town of Ithaca and
the developer pertaining to the design and development of
site improvements including water and sewer mains and
streets , substantially as described in a draft agreement
currently under review by the Town ,
Planning Board 5 - October 6 , 1987
d . That the final landscape working drawings include adequate
vegetation conservation and revegetation to buffer the
project site from adjacent properties , and that such plan
and installation be subject to the approval of the Town
Planner , and that landscaping be installed around each
cluster , substantially as delineated Typical Planting Plan "
as shown on the plan entitled , Westwood Hills Residential
Subdivision Final Plat Phase One " , by T . G . Miller
Associates P . C . ,dated September 11 ,1987 ,
e . That:the 1 . 7 acre public parkland depicted on the
Subdivision Plan is being donated by the Owner to the Town
of Ithaca . Subsequent development , at the pleasure of the
Planning Board , shall be required to provide up to ten per
cent. 100 ) of any future developed area as open space or
parkland ,
f . That: a deed and title abstract for such area be presented to
and approved by the Town Board and Town Attorney before a
building permit on any lot be issued ,
g . That. the restrictive covenants be extended to thirty years .
h . That,the installation of all storm drainage improvements be
subject to the approval of the Town Engineer .
There being no further discussion , Chairman May called for a
vote .
Aye - May , Baker , Grigorov ,Langhans ,Klein ,Ken erson ,Lesser .
Nay - None .
Chairman May declared the MOTION carried unanimously .
Chairman May declared the matter of the Consideration of Final
Subdivision Approval for the Westwood Hills . subdivision duly closed at
8 : 24 p . m .
PUBLIC HEARING : CONSIDERATION OF SITE PLAN APPROVAL AND CONSIDERATION
OF A RECOMMENDATION TO THE TOWN BOARD WITH RESPECT TO A REQUEST FOR
THE REZONING OF TOWN OF ITHACA TAX PARCEL NO . 6 - 18 - 2 - 10 , LOCATED AT
904 - 906 EAST SHORE DRIVE , FROM RESIDENCE DISTRICT R - 15 TO SPECIAL LAND
USE DISTRICT LIMITED MIXED USE ) FOR THE TOMPKINS COUNTY CHAMBER OF
COMMERCE , VISITORS AND CONVENTION BUREAU , AND TOURIST INFORMATION
CENTER , STANLEY J . AND MARY ANN BOWMAN , PROPERTY OWNERS ; TOMPKINS
COUNTY CHAMBER OF COMMERCE ,APPLICANT ;ANDREW SCIARABBA ,AGENT FOR THE
APPLICANT .
Chairman May declared the Public Hearing in the above - noted
matter duly opened at 8 : 26 p . m . and read aloud from the Notice of
Public Hearings as posted and published and as noted above .
Mr .Andrew Sciarabba ,representing the Tompkins County Chamber of
Commerce , appeared before the Board and stated that the Chamber of