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HomeMy WebLinkAboutPB Minutes 1971-07-20 r 1 TOWN OF ITHACA PLANNING BOARD . July 20 , 1971 The regular meeting of the Town of Ithaca -. Planning Board was held Tuesday , July 20 , 1971 at 7 : 30 p . m . ' in. the Town of : Ithaca Offices , 108 E . Green Street , Ithaca , New.,. York . PRESENT : Chairman Barbara Holcomb , Robert Scannell , . Dan Baker , Maurice Harris , Jack Lowe , and Peter Francese ( Planning Consultant ) . Also present were four representatives from Marine Midland Bank , two representatives of First National Bank , two representar tives from NCR and Morse Chain , and six area residents . r . Discussion was held on the approval of the minutes f.. rom the June 15 , 1971 meeting of the Pl ann.i; ng Board: . The f,ol 1 o.W , ng changes in the minutes were recommended` : On page 1 , under Treyall Campgrounds , the second paragraph.,., second sentence should read Rainbow Trout for c 'ommercia'l development . " On page 1 , under Treyall . Campgrounds , the third paragraph should read " Mrs . Holcomb said that the Planning Board cannot approve such a development since it is not permited in the present Zoning Ordinance . Mr . Travelli stated that he felt the Town Board could take action and that they would present their case to . them . " On page 1 , the last paragraph , first sentence should read 11 . . . . . 250 sites . A central lodge would also be constructed . " On page 2 . change the second sentence of paragraph l to read . " It was stated that the Planning Board would recommend . that the new zoning ordinance permit camping trailers . " The minuteso: f the June 15 , 1971 Planning Board meeting were approved as corrected . The minutes for the special meeting of the Board on July 6 were corrected to read that those present included Dan Baker , and not Arnold Albrecht . The minui; es of the July 6 meeting were approved as corrected . PARK COUNCIL : Barbara Holcomb reported to . the Board that five acres of land next to the Coddington Road Community Center is for sale and that the Town could purchase this property for $ 3 , 300 . It was requested at the Town Board Meeting that - the Town purchase this piece of land for use by the Coddington Road Community Center for a skating rink or other recreational uses , The Town Board has taken no action yet . PUBLIC HEARING ON MARINE MIDLAND BANK SOUTHERN : A public hearing was held to consider the rezoning of t_ he Beck property at . 906 Danby Road from R - 15 to Business District A for the purpose of constructing a branch bank of . Marine Midland Bank Southern . Mr . Howard Warfield , a representative of Marine Midland , and Attorney Walter Wiggens presented th. e proposal , Mr . Warfield reported that the need for a balk in th. e southern part of the Town of Ithaca was evidenced by the fact that there are two large industries located here employing approximately 2 , 600 people , plus approximately 3 , 600 students and 800 faculty and staff at Ithaca College . It was also reported that surveys show a growth trend in this area and the need for such a banking facility . The intent is to maintain the structure of the house and provide landscaping to keep the residential appearance of the area . ' Mr . Warfield reported that there would be ._ a drive - in banking facility on the lower level and a visual auto teller , A parking area would be provided in the front of . the house for people wishing to use the bank proper . ® It was reported that such a development should not increase the traffic flow , but rather should deter people from having to travel down Danby Road to the city banks . If a problem should develop , action could be taken to request the Traffic Bureau to install some type of control . A question was raised by Mrs . Holcomb as to why such a banking development could not be constructed . in the already existing commercial zone near King Rd . Mr . Warfield reported that federal . and state banking departments require that a new . banking development be constructed not less than half way between the nearest competitors and must meet certain population require = ments . If they were to locate the proposed development in the already e. xisting commercial zone , they would be losing about 40 % of the population mass . Mr . Curran of Morse Chain stated that he objected to a change in zoning of this type which is piece zoning . He also reported that tentative plans have been made for future develop - ment of multiple residences in this area , and he did not feel that such a banking development would add to the attraction . He . also pointed out that the acreage is not acceptable to zoning of . a Business A district . - 3 - Mrs . Holcomb requested Mr . Curran to supply the Board with an estimate of the number of people who are employed by Morse Chain who come from the southern part of the county and from Tioga County . Mr . Wiggens reported that the 1965 census records ' show 750 commuters from Tioga County . Mr . Wiggens pointed out that this would be the only bank located in the Town of Ithaca , and stated that federal and state banking authorities would not allow the construction of such a facility if there was not the need . Mr . Wayne Prouty , 923 Danby Road , stated his opposition to this proposed development . Mr . Latton of 1029 Danby Rd , also is opposed to this development and pointed out the traffic problems already existing on this road and the probability of an enhancement of such problems by such a construction . He recommended that Marine Midland build their development somewhere where the land is already zoned commercial . ` Mr . Wiggens pointed out that it is approximately 900 fte from the top of the hill to the drive way entrance of the proposed facility . It is a straight up - grade that does not obstruct the view . . Mrs . Kelly of 1002 Danby Rd . stated her opposition to this development , stressing again the poor visibility and hazardness created by the traffic . Mr . Hollister , plant manager for NCR , stated their opposition , He pointed out that traffic is definitely a problem in this vicinity , especially in the winter . He also pointed out - that it took NCR 11 years to get a light installed . Mrs . Holcomb requested Mr . Hollister to furnish the Board with the numberof employees they have commuting from Tioga County and the southern part of Tompkins County . Mr . . William Harding of 993 Danby Road requested that some type of . control signal be installed along Danby Road , independent of this proposal . A question was raised concerning the drive - in banking that would be provided . Would there be a back up . of traffic onto Danby Rd . ? It was reported that the proposed. plans called for a 200 x 200 ft . lot , with enough room for 21 cars . Therefore , there would be no back up problems . Mr . Wiggens again stressed the fact that this proposed development would be reducing the amount of traffic going down the hill , instead• of adding to the conjestion : The public hearing was closed at 8 ; 35 p . m . PUBLIC HEARING FOR CONSTRUCTION OF DAIRYLEA MILK AND MILLBROOK BREAD DISTRIBUTION CENTER : A public hearing was held to consider preliminary plan approval for the construction of a Dairylea Milk and a Millbrook Bread distribution center and retail outlet at 604 and 606 Elmira Road . The area is presently , zoned for . this land use . Mr . Yunis presented plans for the proposed . development of a wholesale distribution center and retail sales area for Mill Brook products on the corner of Rt . 13 and Mancini Rd . This area is 5 , 000 sq . ft . The development will be blacktopped and landscaped , and will employ between 8 and 10 people minimum . The distance from the road to the front of th. e building is . approxi7� matley 70 ft ,. The proposed Dairylea construction will not be a retail establishment , but simply a distribution center . Dairylea will have access to both Rts . 13 and 13A . Peter Francese pointed out that they will need to get a new assignment of parcel numbers from the Assessment Department . It was also . recommended that they provide a narrow grass strip between . the road and the black top area , in order to provide for a well - defined entrance and exit . Mrs . Holcomb pointed out that Mancini Road is not a county or town road . Mr . Yunis agreed that Mancini would have to maintain the road in the winter . Robert Scannell recommended that the drainage be rechecked on the plans . A question was raised concerning the type of signs that Millbrook and Dairylea plan to have . Mr . Yunis stated they will comply with any rules set for the size of signs . Mr, . Harding raised a question concerning the rainfall runoff since 50 % of the surface is impervious . Peter Francese will check on this . A question was also raised concerning trash receptacles and the screening of_ trash . Mr . Yunis stated that his engineers will meet with Mr . Francese to solve any of these - problems . A question was raised concerning the front . and side yard requirements since this is a commercial use in a light industrial area . A question was also raised concerning . the water and sewer and approval by the Health Departments Mr . Yunis will meet with Peter Francese to settle these various questions . The Planning & Board recommends that the Town Board act favorably upon a final site approval for the Millbrook Bread and Dairylea Milk Distribution Centers on Elmira Road when the following questions in concern have been resolved : ( 1 ) surface drainage , ( 2 ) run - off problem , ( 3 ) water and sewer source and Health Department approval , ( 4 ) well - defined entrance and exits and a grass strip between blacktopping and roadway , ( 5 ) assign - ment of parcel numbers by Assessment Department , ( 6 ) sign require - road main - ments are met ., ( 7 ) trash receptacles and screeningP,� ( $ tenance on Mancini Rd . ( 9 ) side and front yard requirements resolved . ;must be provided by Mancini and not the Town , I t . ` - 5 - • The Public Hearing was closed at 9 : 15 p . m . PUBLIC HEARING ON HILKER PROPERTY : A public hearing was • scheduled to consider the preliminary plan approval for con - struction of four dwelling units on the Hilker property at Coddington Road and Northview Road . The plan Mr . Hilker presented was so substantially different from what he had originally proposed , the Board will hold a second preliminary hearing at the August . 17 meeting at 8 : 00 p . m . to review this new proposal .. The public hearing was closed at 9 : 45 p . .. m . PRINCE SUBDIVISION : Additional discussion was held conte cerning the deeding of St . Catherine Circle. to tKe Town by Mr . Arthur Prince . Robert Scannell made a motion to accept the-. proposed preliminary plan for the St . Catherine Circle Subdivision as shown . The motion was seconded by Maurice Harris - and passed by a vote of 4 to 1 . Mrs . Holcomb voted negatively on the . motion . A public hearing will be held at the August 17 meeting at 8 : 30 p . m . for final approval . Discussion was held concerning approval for .water hydrants on Blackstone Avenue Ext . Robert Scannell moved that we- -, give final approval for water and sewer plans on the western branch of St . Catherine ' s Circle from Hanshaw Rd . to the entrance of the eastern branch of St . Catherine ' s Circle . Dan Baker . se.conded the motion , and it was unanimously passed . Mr . Prince made a request for an additional right - of - way for Fidler Road . Discussion was held , and a motion was made by Maurice Harris that the Planning Board recommend to the Town Board that they accept Fidler Road as built with an additional . deed from Mr . Prince for the undeveloped portion approximately 110 ft . x 60 ft . to the property line of parcel 33 - 3 - 2 ., The motion was seconded by Jack Lowe , and unanimously approved , MARINE MIDLAND BANK SOUTHERN RESOLUTION : Discussion was held concerning the proposed development of the Marine - Midland Bank Southern at 906 Danby Road . Mrs . Holcomb read a letter received from Mr . Frank Liguori , Commissioner of Planning , stating his opposition to this proposal . Mrs . Holcomb also read . letters received from area residents in opposition to the development . Discussion was held . Maurice Harris made a resolution stating that under the present Zoning Ordinance , it is not possible to recommend the rezoning of the Beck property at 906 Danby Road to Business A . According to Art . VII , Sec . 37. of the Town of . Ithaca Zoning Ordinance , the minimum area required .for the development - of a business district is 2 acres of land , The proposed site has 40 , 000 sq . ft . which is less than 1 acre , - 6 - With reference to Art . XIV , Sec . 78 , we make no finding as to the need for a bank in the southern part of the Town . We feel that this determination can be adequately . made by the state banking authority . We find that the proposed location is not desirable for a bank for the following reasons : ( l ) serious traffic problems on . this vicinity of Danby Rd ; and ( 2 ) . th. e proposed site is 1 . 4 miles from an already existing commercial zone in which . l .and . is available , The fact that there is no commercial development - anywhere from the city line . to the intersection of King and Danby . Rds , makes this clearly spot zoning . Therefore , this development would be out of character with the existing neighborhood . The fact that six property owners in the immediate neighbor hood and plant. managers from both NCR and Morse . Chain appeared to strongly object to this proposed development further indicate that this development would be undesirable in this ..area . The proposed development of this site is not in accordance with the comprehensive Greater Ithaca Plan of 1959 . Therefore , we recommend that the Town Board not rezone this parcel of land from R - 15 to Business District A . Robert Scannell seconded this motion , and it was unanimously �• approved . ADJOURNMENT : The meeting was adjourned at 11 ; 30 p . m . Respectfully submitted , Charlene Lawson , Secretary