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HomeMy WebLinkAboutPB Minutes 1972-05-23 •L TOWN OF ITHACA PLANNING BOARD May 23 , 1972 The regular monthly meeting of the Planning Board of the Town of Ithaca was held on Tuesday , May 23rd , 1972 , at 7 : 30 p .m . in the Town of Ithaca Offices , 108 East Green Street , Ithaca , New York , PRESENT : Chairwoman Barbara Holcomb , Sam Slack , Frederick Scott , Robert Scannell , Arnold Albrecht , Maurice Harris , Daniel Baker , Robert Christianson , Peter Francese ( Planning Consultant ) , David Cowan ( Zoning Officer ) . ABSENT : None , The Meeting was brought to order by Chairwoman Holcomb at 7 : 30 p . m . It was noted that the Acting Secretary had neglected to send Agendas to the usual number of people , and so there were no people in the audience . However , Mr . Evan Monkemeyer was present so that he could speak briefly to the members of the Planning Board , APPROVAL OF MINUTES . No Minutes were read or approved at this Meeting . REPORT OF THE PARK COUNCIL . There was no report from Park Council . ,EPORT OF THE ZONING OFFICER , 1 . Mr . Cowan reported that Mr . Monkemeyer has brought in an application for a Building Permit , It is for multiple residence . Mr . Cowan stated that he will not issue a building permit for multiple until he has complete building plans that meet State Construction , Code . Mr . Francese stated that he has talked to Mr . Monkemeyer and he ( Monkemeyer ) will give Mr . Cowan a set of plans . 2 . Mr „ Cowan reported that S . U . D . C , was in the office today . The City of Ithaca sent them up to the Town for permission for water taps . They have no plans . No building permit was issued by Mr . Cowan . 3 . Mr . Cowan said that there was a comment made at the time of the new Sign Ordinance adoption that there must be a revision made . He requested that Mr . Francese take care of revisions , 4 . Mr . Francese asked Mr . Cowan about the Millbrook sign . Mr . Cowan said that it was gone , 5 . Mr . Cowan informed the members of the Planning Board that the new Sign Application form requires revision to include various Town Board and Planning Board decisions . The changes were approved and a new . form will be prepared . REPORT OF THE PLANNING CONSULTANT , Mr . Francese reported on a legal memorandum which he had received from Albany regarding Innovative Zoning . Planned Unit - 2 - Town of Ithaca Planning Board May 23 , 1972 . Development was described as the setting up of a framework . It con - tains guidelines , criteria , procedures . This is in an effort to get away from the :idea of gust having R - 15 zones . It is flexible . Mr . Francese stated that it is very difficult for him to write legislation for a Planned Unit Development . He would like the members of the Planning Board to read this pamphlet and give him guidelines . There is no enabling legislation for P . U . D . The only other item Mr . Francese had to report was that the representatives from the Rolfe property who were on the Agenda for 8 : 15 will not appear tonight . REPORT OF THE CHAIRWOMAN OF THE PLANNING BOARD , Mrs . Holcomb reported that Mr . Denman , an expert on house numbering , has written a letter to her requesting that he be hired to number the houses in the Town of Ithaca . Mrs . Holcomb read the letter from Mr . Denman to the members of the Planning Board , Mrs . Holcomb then posed this question to the Planning Board . Do we need a house numbering Survey done ? Can we afford it ? Mr . Scannell queried , " Are we in trouble with our house numbering ? " Mr . Francese stated that he did not see a need right now , but it will be needed in the near future . He thinks it would run about $ 2 , 000 . 00 . Mr . Harris said that he would think that this project could be at the bottom of the list of things needing to be done . Mr . Francese thought we could wait five or ten years . Mrs . Holcomb noted that the cost would certainly go up , Mr . Scannell did not think that cost now or later should influence the decision . Mrs . Holcomb stated that she was not sure that this kind of project should come out of the Planning Board Budget . Mr . Scannell stated that he would recommend that the question should go to the Town Board , Mrs . Holcomb said that she would put the proposal from Mr . Denman in the foam of a suggestion to the Town Board , Mrs . Holcomb then continued with her report by informing the members of the Planning Board that the County Planning Office will become the clearing house for new proposals for both commercial and housing developments . She read a letter from the County Planning Department . This letter outlined a request for a list from each municipality of the number of proposed developments . Mr . Robert Christianson MOVED that this Planning Board cooperate with the County Planning Board in providing a report dating � 3 i Town of Ithaca Planning Board May 23 , 1972 back to January 1970 , covering all the significant developments , as requested . The MOTION was seconded by Mr . Frederick Scott , It was unanimously passed . PRESENTATION BY KENNILWORTH ASSOCIATES FOR A RESTAURANT AT THE JUDD FALLS ROAD SHOPPING CENTER , Mr . Edward King , Attorney for Kennilworth Assoc , , and Mr . Tom Balbo , representative of Kennilworth Assoc . , were present and wished to make a preliminary application to a preliminary procedure . Mr . King stated that the Developers wish to try to lease and build a building to the left of the P & C and another one in another corner of the lot . They need to know that this Planning Board will permit what they refer to as a minor subdivision ( i . e . a separation of the whole Kennilworth project into separate parcels . . It is requested that the two proposals be treated separately , Also each building should be treated separately . The reason for this request is that it is not possible to finance the project unless the separation is approved . Mr . Christianson asked if this request is for a restaurant or a drive - in ? . Mr . Balbo stated that he is not asking for an approval of any type of restaurant , He said that he is merely asking for a release of this piece of Sand in order to meet financial requirements , i . e . , the bank will not Er o for a second mortgage . Mrs . Holcomb noted one problem . When that area was approved , it showed that area as a parking area . Will there be sufficient parking area if this is changed ? Mr . Francese said there would still be adequate parking . Mr . Christianson asked if this area is all commercial . Mrs . Holcomb replied , " Yes , " Mr . Edward King , Attorney , now referred to Parcel B which will have a building in the neighbourhood of 3 , 000 sq . ft . This building is also to be looked at separately , Mr . King went on to say that the original mortgage includes all the land in the Center . There is a clause , however , which allows portions of the land to be released from the original mortgage . Mr . Balbo stated that there is a two -part mortgage , Phase 1 and Phase 2 . Phase 2 has not gone into effect yet . At this point in the discussion , Mrs . Holcomb brought in a map showing Phase 1 in its entirety . Mr . Kiang asked that the site plan be extended to include Parcel A . Mrs . Holcomb said , " NO , it is changing it . " - 4 - Town of Ithaca Planning Board May 23 , 1972 Mr , Francese stated that he was not aware of this procedure being used before . He. asked why does the Planning Board have to pass on this ? Mr . Albrecht stated that it was because of the bank . Mr . Scannell said that he would vote against a building , but not against putting this into Phase 1 . Mr . Christianson was of the opinion that this . is the feeling of the whole Board , They are particularly concerned with traffic in that area , Mr . Balbo said that the ditch was one of the problems influencing the traffic flow . He said that this ditch will become the new shoulder of the road . He stated that he has paid the State of New York to close the culvert up and put in a shoulder , Mr . Francese repeated that it is the feeling of the Planning Board that this building would be too close to the road , The sight lines would be cut off . He asked how big would the building be ? Mr . Balbo stated 2 , 000 sq , ft . Mr . Christianson stated again that there would certainly be more traffic if it were a fast - food , drive - in type restaurant . r® Mr . Balbo stated that he really did not know what will be in there , It could be a shoe store . He wished to state emphatically that. this release dial not constitute any commitment on the part of the Planning Board to any particular type of use of this building , Mrs . Holcomb stated then that a specific request could be denied later under Section 46A . Mr . King said that he will come in to the next meeting of the Planning Board with a formal plan and legal description , Mr . Francese stated that as for Parcel B , there was no pro - blem in separation since this was not included in the approval granted to Phase 1 . Mr . Harris said that he did not see the need for another building when some are still empty , REQUEST FOR REDUCING THE SPEED LIMITS ON PLEASANT GROVE ROAD , Mrs . Holcomb read a letter from Mr . Neil Poppenseich to Walter Schwan requesting that the Speed Limit be reduced to 30 m , p , h . on Pleasant Grove Road , It is presently 55 m . p . h . She also presented several petitions which had been passed on to the Planning Board by the Town Board , It was asked if this road is a Town road or a County road , After discussion it was decided that it is a County road - - # 1220 _ 5 _ Town of . Ithace. Planning Board May 23 1972 Mrs . Holcomb stated that if the Planning Board approves of this request , 4the Planning Board must submit it to the Town Board for submissions to the County Highway Department , Mr . Christianson wished it to be recorded that Cornell University should be asked to put in sidewalks , The following MOTION was made by Mr . Robert Scannell , The Planning Board of the Town of Ithaca , in response to a petition from Cornell University and residents of Pleasant Grove Road , recommends to the Town Board that they recommend to the County Board of Representatives that they initiate proper action to reduce the speed limit on Pleasant Grove Road , from the Village line to Forest Home Road , from 55 m , p , h , to 30 m . p . h . The :MOTION was seconded by Mr . Robert Christianson and passed unanimously . BRIEF PRESENTA'T'ION BY MR . EVAN MONKEMEYER ON PLANNED UNIT DEVELOPMENT . Mr . :Evan Monkemeyer said that he would like to speak to the P , U . D , concept . He and his father are thinking about a P , U , D , on the Danby Road property which connects with Ithaca College . He showed a map of the property on Danby Road . There are approximately 250 acres . Mr . Monkemeyer stated that the Planning Board should follow the Town Plan of situating commercial and developmental areas as set up in the Town Plan , Mr . Francese asked Mr . Monkemeyer about the number of dwel - ling units his family was thinking of . Mr . Monkemeyer said 2500 . NEW PROPOSAL FOR A DEVELOPMENT ON EAST KING ROAD NEAR TROY ROAD , Mr . 10!1rancese stated that there was another development in the works . The developer is unknown to him , but he has some connec - tion with Mr . Erdman , of radio station WHCU . Mr . Erdman , the brother of the developer , is from Rochester , Mr . Francese showed a large colored map of this proposed development . It will be called Beacon Hills . It included single houses , cluster houses , a three -hole golf course , multiple houses , two ponds , a Motel and a small shopping center . Mr . Francese said that he had been told that the 250 acres would - have an overall density of 6 units per acre . He was told 1000 units , but this, figure does not jibe - - he counts 1500 units . This developer owns the Hornbrook farm and some of the Wrisley farm . The proposed building layout was presented by Mr . Francese , Mr . Francese stated that this developer seems to be in a real hurry and he would suggest that it behooves the Planning Board to look into this very carefully . The developer would like a Public Hearing to amend the Zoning Ordinance for a P , U , D , concept . He went on to say that there were no plans for single family dwellings at the moment , except for numbers 1 , 2 , 3 , 4 and 5 on the drawing . They are very expensive houses . Renting is vague , - 6 - Town of Ithaca Planning Board May 23 , 1972 Mr . Robert Scannell asked , " For what purpose would a Public Hearing be held ? " Mr . Francese stated that he is in favor of the use of Public Hearings to get feelings of residents and the Planning Board , Mrs ., Holcomb said that she agreed with what Mr . Francese was saying , but if the first P . U . D . that is proposed is a bad plan , how does it affect future P . U . D . Mr . Francese said that hearing proposals like this is very instructive for the new Ordinance , It is important to have something to go on , Mr . Christianson stated that he agreed with the concept of an informational meeting , A Public Hearing causes legal problems , Mrs , Holcomb stated that this will be placed on the Agenda for the next meeting of the Planning Board , as an informational meet - ing to discuss this proposal . That would be June 6th , 1972 . Mr . Francese said that he would get the name of the developer for -the next meeting , June 6th . ADJOURNMENT , At 91; 15 p , m , Mrs . Holcomb adjourned the Meeting and declared that the Planning "" Board was now in Executive Session . Reference : the proposal on West King Road and Troy Road . There was a discussion of the traffic down Troy Road , Mr . Fred Scott stated that a Cornell by -pass must be built . Mr . Scannell said that total numbers could be cut down and not phase the developer a bit , Mrs . Holcomb said that presently on the map in that area is Monkemeyer - commercial ; Mr , Hermann - multiple ; Mat Associates - commercial and multiple , There are 400 units of water available for this calendar year to be shared with the Village and Dryden and outside areas . So far these have been dispensed - - 83 U , D . C . Maple Avenue 100 Groff Associates - Kennilworth apartment complex 6 Hilker 15 approximately Parente ( Eastern Heights ) 15 Schickel in Village 10 or 15 Dryden i� That means only 150 left for all of the developments for this year . There is no assurance that we will get another 400 for next year . The City is going to the Inlet . This Hearing will preceed the Town Hearing for Bolton Point , There is a group from Cornell going to the Water Department; about the treating of raw sewage . If the City does 7 - Town of Ithaca Planning Board May 23 , 1972 not get the -Inlet project approved , there could be a three year period before the Town could get more water . It . was mentioned that Mat Associates wants to build a shopping centre , Mrs . Holcomb stated that they cannot have a water tap until they have a building plan and a building permit from Mr . Cowan , Mr . Christianson asked if a P , U , D , should have its own sewer system , Mr : Francese stated that our present sewer would probably be adequate : It is planned already for a certain density , Mr . Cowan said probably R - 15 , Mrs , Holcomb wondered , " If we should think that this is a good P , U . D . , then do we cut out Mr . Monkemeyer ? " Mr . Francese wished that the members of the Planning Board would not think " you can " and " you cannot " . We must think both , at a density of say 3 per acre overall , Mrs , Holcomb said that she felt there was not sufficient ® mix , Mr . Francese stated that he wanted to talk to Lozier about the capacity of the sewer system up there . He went on to say that he liked the Monkemeyer approach much better , They are not in any hurry . They arse thinking of all the aspects of P . U . D . - - work , schools , recreation , etc . Mr . Christianson said that he did not view this plan as even a dignified P . U' . D , plan , PARK PROPOSAL . Mrs , :Holcomb wished to appraise the members of the Planning Board of some developments in the Coy Glen and Lick Brook park proposal , An unfortunate circumstance has arisen , Mr . Schwan , Town Supervisor , has talked with Mr . Babcock , He seemed to be in favor of the park idea at Coy Glen . However , John Babcock is now being sued by the Town of Ithaca for his part in the Gravel operation . His positive attitude has changed somewhat . Mrs , Holcomb said that she would like to bring in the Nature Conservancy . They have a plan whereby they buy land for a park and then deed it to the municipality for a park , It is possible that they might want to come into this project , Mr . Scannell stated that he had a meeting coming up June i_ ,; i , 19723 with Mrs , Constance Cook and he would be discussing this p _ oject with her , Mrs , Holcomb said that the Planning Board needs some indi -- .' - 8 - Town of Ithaca Planning Board May 23 , 1972 cation from the Town Board as to how they view the proposal of the � Planning Board . Mr . Francese said that it does not appear that the Planning Board needs a Town Board resolution . He was basing his thinking on a form he received from the New York State Office of Planning Coordina - tion , It is a Project Notification and Review Form ( PNRS ) , This Office serves as a clearing house , The Form sets out the intent to develop a park: at Coy Glen and Lick Brook . You pick out a cost say 5 times assessed valuation . Mrs . Holcomb stated that she had reservations - how can we file this approach ? Where do we get funding ? She went on to say that the original idea was to tap into money from the Federal Govern - ment before July lst , 1972 , It is impossible to achieve this date now , Mr . .Francese suggested that a group of volunteers should approach these people and ask them to donate their land to the Town for a Park , This is a perfect time to re -activate the Park Council . He said we have to have a lot more information before any letters of intent are sent , It is important to hear from people who own the land , Mr . Scannell said that he had a student report and analysis 4. on Coy Glen which he would be glad to share , Mr . Christianson said that the Park Council will call a meeting and perhaps Mrs , Holcomb and Mr . Francese could present their thinking to thE!m . It was agreed by the members of the Planning Board that the next meeting of the Planning Board will be June 6th , 1972 , followed by meetings on June 20th , and July 25th , The Meeting was adjourned by Chairwoman Holcomb at 10 : 45 p . m . Respectfully submitted , Nancy M . Fuller , Acting �Secretarl-