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Home My WebLink AboutPB Minutes 1971-09-21 TOWN OF ITHACA PLANNING BOARD September 21 , 1971 The regular meeting of the Town of Ithaca Planning Board was held on Tuesday , September 21 , 1971 at 7 : 30 p . m . in the Town of Ithaca Offices , 108 E . Green Street , Ithaca , New York . PRESENT : Chairman Barbara Holcomb , Daniel Baker , Arnold Albrecht , Robert Scannell , Robert Christianson , and Peter Francese ( Planning Consultant ) . APPROVAL OF MINUTES : The minutes of the August 24 , 1971 meeting of the Planning Board were corrected as follows : On page one , paragraph eight , change 31269 to 3 / 12 / 69 . On page two , paragraph one , the first sentence should read " Jack Lowe made a motion that the Planning Board grant preliminary approval of Phase I of the Hilker Proposal , which includes lots 200 - 211 inclusive and a park . " Robert Scannell made a motion to accept the minutes of the August 24 , 1971 meeting as corrected . The motion was seconded by Arnold Albrecht , and unanimously passed . A motion was made by Robert Christianson and seconded by Robert Scannell to approve the minutes of the September 7 , 1971 meeting of the Planning Board as presented . The motion was unanimously approved . PARK COUNCIL REPORT : Robert Scannell reported that a meeting had been held to discuss the possibility of establishing bicycle paths in the Town of Ithaca . Students are proceeding with their surveys and plan a ride - in at some future date . Mr . Scannell requested that the Town Planning Board look into the possibility of donating a small amount of funding to this project . Barbara Holcomb will check on the budget and report at our next meeting . Peter Francese pointed out that on state routes such as Rt . 79 there is an extra right - of - way which could be used for bicycle paths and suggested that perhaps some recommendation could be made to the Town that town roads contain a similar extra right - of - way . Arnold Albrecht pointed out that by having the bicycle path on the highway or road , mini - bikes would be prevented from using these paths . �l - 2 - • HILKER PUBLIC HEARING: The public hearing scheduled for 8 : 00 p . m . to consider final plan approval of the subdivision of William Hilk. er was cancelled per Mr . Hilker ' s request . GEORGE IDEMAN PROPOSAL : Mr . George Ideman and Attorney Walter Wiggens presented two possible proposals for the develop - ment of Mr . Ideman ' s property at Judd Falls Road . Peter Francese reported that the Town Attorney had said at the Town Board meeting that apartments are not allowed in business districts except for one apartment unit for the residence of a caretaker . Therefore , this proposal would have to go to the Board of Zoning Appeals with a request for a variance in the Zoning Ordinance . Mr . Wiggens reported that they do plan to request a variance from the Zoning Board . However , they would like to go ahead with their plans in the event that the Zoning Board does not grant the variance . Therefore , a revised proposal was submitted for approval of a two - story structure consisting of a laundramat facility on the ground level . The second story would house an apartment unit for a custodian . The balance of the second floor will remain open for possible commercial development if the Zoning Board does not grant a variance allowing the construction of apartment units , Robert Scannell pointed out that if multiple residences are • to be allowed in this zone , then requirements for multiple residences should be applied to the proposal . Mr .. Kiggens pro - posed that we make recommendations to the Zoning Board in . tKis direction . However , Barbara Holcomb pointed out that the- Zontng Board does not answer to the Planning Board and that they do not look favorably on our making recommendations for their action .. It was suggested , therefore , that the Planning Board will act on this proposal as presented for a laundramat and one apartment unit . If the Zoning Board issues a variance allowing for the construction of additional apartment units on the second floor , the Planning Board will hold a special meeting on Wednesday , October n , to consider the proposal as a multiple residence . Discussion was then held concerning the proposed construction of a laundramat and coin operated dry cleaning facility on the first floor and one apartment for a caretaker on the second floor , with the balance of the second floor remaining open for possible future commercial development . Mr . Ideman reported that covered trash receptacles will be provided and there would be no trash outside of the buildingwhatsoever . Robert Scannell suggested the planting of scrubbery around the proposed structure , and Mr . Ideman agreed to the suggestion . - 3 - Robert Scannell made a resolution that the Planning Board . make a recommendation to the Town Board that site plan approval be given to this plan ( August 30 , 1971 ) based on the requirements of the Zoning Ordinance . If the use is changed , an additional meeting will be required . The plantings in front of the property along Judd Falls Road will duplicate such plantings as presently exist in front of the P & C and will approximate 3 - 3 1 / 2 feet in height . No trash will be permited anywhere outside of the building . If there is to be any sign other then one that conforms with the Zoning Ordinance , Mr . Ideman should present such a proposal to the Board for approval . The resolution was seconded by Robert Christianson and unanimously approved . BRINK PROPOSAL : Barbara Holcomb read a letter she had received from Mr . Brink stating that he does not intend rebuilding his dairy barm on Rt . 13 as he had originally requested permission to do from the Planning Board . KENNILWORTH PUBLIC HEARING : A public hearing was held to consider a new plan for 258 apartment units by Kennilworth Asso - ciates on Ellis Hollow Road . The land is already zoned for multiple residences . Discussion was held and Robert Scannell stated that he was in favor of the general idea of moving the apartment units forward if by doing so the technicalities for zoning can be still met . A question was raised concerning the large area of land in the rear that will remain open now . The concern was whether there is any kind of assurance that Kennilworth will keep this acreage up . Several other details were questioned , particularly the fact that the density under the new proposed plan is not allowable according to the total acreage of the land . Only 230 units would be allowed instead of the 258 requested . Mr . Ben Boynton , representing Kennilworth Associates , pro - posed that he meet with Peter Francese to work out the techni - calities in question . The Board stated its four concerns . ( 1 ) The Board desires a definition of how the empty area _ in the back of the property will be developed ; ( 2 ) The Board would recommend another exit from the develop - ment onto the proposed new road ; ( 3 ) The problem of density ( reduce the number of units from 258 to 230 ) needs to be resolved ; ( 4 ) Several technicalities remain to be worked out such as closeness of buildings , amount of grass area available , etc . The Board would recommend that since with the apartment units back to back there exists two front yard requirements to be met , • we would suggest approximately 30 ' front yard requirements for each of the -two front yards . i. - 4 - Mr . Boynton will meet with Peter Francese and present a revised proposal at a later meeting . MONKEMEYER PROPOSAL : Mr . Monkemeyer presented his proposal for the rezoning of 15 acres of his property on King Rd . from R - DS3% o multiple residence . He pointed out the need for more housing on South Hill , and proposes the construction of 111 apartment units . The density will be 7 1 / 2 units per acre and parking will be provided for 160 cars , possibly more . Mrs . Holcomb reported that a public hearing is necessary for a zoning change before we can make a recommendation to the Town Board . Robert Christianson moved that the Planning Board hold a public hearing at 8 : 00 p . m . on October 6 for consideration of rezoning the Monkemeyer property on King Rd . Arnold Albrecht seconded the motion , and it was unanimously approved . ADJOURNMENT : The meeting was adjourned at 10 : 15 p . m . Respectfully submitted , Charlene Lawson , Secretary