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HomeMy WebLinkAboutPB Minutes 1972-08-01 TOWN OF ITHACA PLANNING BOARD August 1 , 1972 A special meeting of the Town of Ithaca Planning Board was held on Tuesday , August 1 , 1972 , to discuss the Board ' s recommendation to the Town Board concerning the Beacon Hills proposal , PRESENT ; Chairman Barbara Holcomb , Maurice - Harris , Dan Baker , Fredc`o , Robert Christianson , and Peter Francese ( Planning Consul - tant ) , Peter Francese stated that this plan for clustering is extremely good and is far superior to the standard subdivision plans . However , there is concern for the proposed commercial development . The current proposal calls for 100 , 000 sq , ft . of land to be rezoned for business use , The Town has already granted Matt Associates permission to construct a shopping center in this area . If we were to give Beacon Hills permission to build such a large commercial development here , it would be going against the plan for Town development and also be going against Zoning purposes , Mrs . Holcomb reported that . she had no objections for having a small shopping area in this development for the purpose of reducing traffic flow to the Town , However , there are objections to creating a shopping center that will draw people to this area , because of the problems with the roads and traffic problems created . The Board agreed that some type of commercial area would be approved , Beacon Hills proposed the following types of businesses be included in the commercial area : bookstore and card shop , boutique , art gallery , florist , yarn shop , commercial banking , food market , hair stylist , men ' s shop , travel agency , professional offices , advertising agency , and cleaners , all of which would be included in Business " A " or Business " B" districts , It was agreed that if that area rezoned Matt Associates commercial development does not meet the needs of the area , then the Board would consider allowing Beacon H3. 11-z to develop more commercial area . Mr . Erdman agreed that for the present time , Beacon Hills would set aside only 35 , 000 sq , ft , for commercial development of which 253000 sq , ft , would be used for retail stores , and 10 , 000 sq , ft , for professional offices . No commercial development shall take place until Phase II , If , when the entire development is completed , there is a need for further commercial development in order to meet the needs of the community and South Hill , the Board will consider allow - ing more commercial development in the remaining 10 acres of land being proposed for commercial development . It was also recognized that in the future , Beacon Hills may wish to propose to the Board construction of an inn and restaurant within this 10 acres , Mrs , Holcomb suggested that Attorney David Gersh check with Town Attorney Jim Buyoucos to see if it is necessary to have another I� public hearing when the actual rezoning takes place , Mrs . Holcomb recommended that in the cluster housing , some units be constructed which would have three . bedrooms , 2 _ Discussion was held concerning the open space provided and public use of the lands , It was recommended that the Country Club be avail - able for use 'by all members of the Beacon Hills community as part of the Homeowners ' Association Fee . Membership fees could be charged for outside users . It was also recommended that at least 1 . 5 parking spaces per unit be provided , and up to 2 . 0 spaces per unit if possible . It was suggested that before the Town Board Public Hearing , the developers should have talked with Fire Chief Weaver and also have a written statement concerning permission to construct an underpass under the County road . A motion was made by Robert Christianson , and seconded by Maurice Harris , that the following resolution be made by the Planning Board to the Town Board : Recognizing the unique opportunity afforded the Town of Ithaca through the proposed 190 acre Beacon Hills development , we approve in concept and recommend that the Town Board consider and approve through proper public hearing the rezoning of the Beacon Hills property as follows ; The Plann 'Cng Board recommends that the Town Board rezone from R - 30 to R - 15 cluster 162 acres as herein described . Beginning at a point the intersection of the north right -of -way line of King Rd , and west right - of - way line of Troy Rd . , thence westerly along north right - of _way line King Road to west property line of land owned by Schuylkill Investors ; thence northerly 740 feet , easterly 125 feet , northerly 480 feet , and westerly 532 feet along property lines between lands owned by Schuylkill Investors , Inc , and Cornell University ; thence N 60 - 26 ' E 635 feet to a point the northwest corner of property owned by Schuylkill Investors , Inc ; thence S 830 -49 ' E 743 feet to a point ; thence S 6 % 27 ' W 36 , 5 feet to a point ; thence S 830 -7 ' E 1530 feet to a point ; thence S 6% 17 ' W 588 feet along property line between lands owned by Schuylkill Investors , Inc , and F . W . Hornbrook to a point ; thence in a south- easterly direction 1358 feet to a point in the west right -of -way line of Troy Rd . and 786 feet south of the northeast corner of Schuylkill Investors property ; thence southerly 1465 feet along west right - of - way line of Troy Rd . to the point of beginning . Included in this R - 15 area there would be 50 clusters of dwelling units , not to exceed 567 units , with individual clusters con -taining between 8 and 115 units each . This area would also include a six hole golf course and putting green , a club house , a swimming pool , and up to two tennis courts as shown on the preliminary site plan for Beacon Hills dated AugList 1 , 19723 by Handler and Grosso Architects , which is on file in the Town Office , It is understood that all open space ( with the exception of the loop road as shown on the site plan which will become a Town road will be owned , maintained , and have its use controlled by a homeowners ` association made up of all residents of the Beacon Hills subdivision , or another type of management organization to be specified by the developer . It would be further assumed that if such an organization fails to adequately maintain the area , the Town shall reserve the I . _ 3 _ Town of Ithaca Planning Board August 1 , 1972 s right to levy a special use district tax on the residents of the Beacon Hills development for the maintenance of this area , It is further understood that the developers will preserve all existing trees possible and that every effort will be made to trans - plant those trees that must be moved to another site in the develop - ment . Additional landscaping and plantings should be provided and active recreational space for children will also be provided . It is understood that membership in the Country Club will be available to residents outside the immediate Beacon Hills community on an annual membership basis , It has been further recommended by the Planning Board that parking spaces shall in no case be less than 1 . 5 per unit and that 1 . 8 is recommended . No final approval for rezoning will be given until an acceptable drainage plan is presented , The developer fully understands the restrictions that the Town presently has in the ability to grant water taps , The developers are hoping foir permission to use 50 of the water taps presently available in the ' Town ' s allocation , The developer understands that in the allocation of water taps , priority will be given to already existing dwelling units within the Town , The Planning Board looks with favor upon the rezoning of two parcels of land herein described from R - 30 to multiple residence , Beginning; at a point the southeast property corner of F . W . Hornbrook , the northeast property corner of Schuylkill Investors , Inc . , and the west right -of -way line of Troy Road ; thence southerly 786 feet along; west right - of - way of Troy Road ; thence northwesterly 1358 feet to a, point the southwest property corner of F . W . Hornbrook ; thence 1112 . 5 feet along property line between lands owned by F . W . Hornbrook and Schuylkill Investors , Inc , to the point of beginning , Said parcel containing 10 acres , more or less , Beginning at a point located 740 feet south of the center line of King Road and on west property line of land owned by Schuylkill Investors , Inc . ; thence easterlg to a point located at a 10 inch round concrete post ; thence S 5 - 35 ' W 723 feet along a hedgerow to the southeast corner ; thence N 830 - 111 W 421 feet along fence and hedgerow to a ;point in southwest corner of Schuylkill Investors , Inc . parcel ; thence N 60 - 171 E 724 feet to the point of beginning , Said parcel containing 8 acres , more or less , The Planning Board will recommend to the Town Board that this property described above be rezoned from R - 30 to multiple residence when an acceptable site plan is presented , • The density in these two parcels shall not exceed 11 units per gross acre or a total of 198 units . The acreage of the two parcels is 18 acres . i e _ 4 Town of Ithaca Planning Board August 1 , 1972 fThe Planning Board looks with favor upon the rezoning of a ten acre parcel herein described from R - 30 to Business District " B" . Beginning at a point in the south right - of - way line of King Road , the northwest property corner of $ arcel of land owned by Schuylkill Investors , Inc . ; thence S 54 - 27 ' E along King Road right - of - way to a point which is the intersection of the south right - of - way line of King .Road and the south property line of the parcel ; thence N 850 - 50 ' W to a point located at a 10 inch round concrete post ; thence westerly to a point on the west property line and 740 feet south of center line of King Road ; thence N 60 - 17 ' E along property line to the point of beginning . Said parcel containing 10 acres , more or less . Rezoning from R - 30 to Business " B" is recommended for the above described property with the following understandings : ( a ) That: the total commercial building area shall not exceed 35 , 000 sq . ft . , of which 25 , 000 sq , ft , will be in retail stores and 101000 sq , ft , in office space . ( b ) That construction of the commercial buildings will be started after the first phase of cluster housing or in Phase II . ( c ) That after the entire development is completed , the Planning Board will give careful consideration to possible expansion of the commerdial area to meet the community ' s needs . It is understood that the developers have indicated the Planning Board may be further petitioned to consider broader rezoning of the business area to include businesses such as a restaurant or motel . The developer has agreed that they will present written assurances from the proper County authorities that a pedestrian underpass can be constructed under King Rd . East which is a County road . It is also understood that if the commercial development is not expanded beyond the 35 , 000 sq , ft , limit , that the Planning Board will recommend rezoning of this area to residential use . It has been agreed that Phase I of Beacon Hills development shall include 20 clusters or 226 units , a pond , Country Club building and related facilities , and one hole and putting green of the golf course . Phase II shall include 35 , 000 sq , ft , of commercial develop - ment , 17 clusters or 192 units , and three holes of the golf course . Phase III shall include 13 clusters or 149 units , the apartments or 198 units , and the final two holes of the golf course . It is understood that the loop road will become a Town road and meet all Town specifications and that all interior roads shown will i be owned and maintained by the Beacon Hills developers or home - owners ' association . The motion was unanimously approved . Town of Ithaca Planning Board August 1 , 1972 SADJOURNMENT : The meeting was adjourned at 10 : 45 p . m . Respectfully submitted , Charlene Lawson , Secretary . TOWN OF ITHACA PLAPJNIMG BOARD Sneci al Meeting --� August 1 , 1912 A MOTION was made by Robert Christianson , and seconded by Maurice Harris , that the follmiing resolution be made by the Planning Board to the Town Board . Recognizing the unique opportunity afforded the Town of Ithaca through the proposed 190 acre Beacon Hills development , we approve in concept and recommend that the Town Board consider and approve through proper public hearing the rezoning of the Beacon Hi - ls property as follows : The Planning Board recommends that the Town Board rezone from R- 30 to R- 15 cluster 162 acres as herein described . Beginning at a point in the intersection of the north right-of-way line of King Road and the west right-of-way line of Troy Road , thence westerly along the north right- of-way line of King Road to the west property line of land owned by Schuylkill Investors ; thence northerly 740 feet , easterly 125 feet , northerly 480 feet and westerly 532 feet along property lines bdetween lands owned by Schuylkill Investors , Inc . and Cornell University ; thence 146 - 26 ' E 635 feet to a point on the northwest corner of property owned by Schuylkill Investors , Inc . ; thence S83049 ' E 743 feet to a points thence S60- 27 ' Lal 36 . 5 feet to a point ; thence S8304 ' E 1530 feet to a point ; thence S60 - 17 ' ?,J 588 feet along the property line between lands owned by Schuylkill Investors , Inc , and F . W . Hornbrook to a point ; thence in a ' southi-easterly direction 135b feet to a point in the west right-of-way line of Troy Road and 786 feet south of the northeast corner of Schuylkill Investors ' properi.y , thence southerly 1465 feet along the west rightenof-way line of Troy Road to the point of beginning ; Included in this R• 15 area there would be 50 clusters of dwelling units , not to exceed 567 units , with individual clusters containing between 8 and . 15 units . Thjs,°- area would also include a six hole golf -course and putting green-, a clubhouse , a swimming pool , and up to trio tennis courts :as . shown on the preliminary site plan for Beacon Hi- 11s. dated . August, 19 19729 by Handler and Grosso , Architects , which is on file in the Ton Office . It is understood that all open space (with the exception of the loop road as shown on the silte plan which will become a town road ) will, be ©weed , maintained , and have its use controlled by a homeownersassociation made up ofkall - residents of the Beacon Hills subdivision , or another type of management organization to be specified by the developer . It would be further assumed that if such an organiza - tion fails to adequately maintain the area , the Town shall reserve the right to levy a special use district tax on the residents of the Beacon Hills development for the maintenance of this area . It is further understood that the developers will preserve all existing trees possible and that every effort will be made to transplant those trees that must be moved to another site in the development . Additional landscaping and plantings should be provided and active recreational space for children will also be proveded . It is understood that membership in the country club will be available to residents outside the immediate Beacon Hills community on an annual membership basis . Iwo Town of Ithaca Planning Board August 1 , 1972 It has been further recommended by the Planning Board that parking spaces shall in no case be less than 1 . 5 per unit and that 1 . 8 is recommended . No final approval for rezoning will be given until an acceptable drainage plan is presented . The develloper fully understands the restrictions that the Town presently has in the ability to grant water taps . The developers are hoping for permission to use 50 of the! water taps presently available in the Town ' s allocation . The developer understands that in the allocation of water taps , priority will be given to already existing dwelling units within the Town . The Planning Board looks with favor upon the rezoning of two parcels of land herein described from R- 30 to multiple residence .. Beginning at a point in the southeast property corner : of F . W . Hornbrook , the northeast property corner of Schuylkill Investors , Inc . , and the west righ - of- way line of Troy Road ; thence southerly 786 feet along the west right-of- way of Troy Road ; thence northwesterly 1358 feet to a point in the southwest property corner of F . td . Hornbrook ; thence 1112 . 5 feet along the property line between lands owned by Fe U' . Hornbrook and Schuylkill Investors , Inc . to the point of beginning , Said parcel containing 10 acres , more or less . ALSO , a second parcel described as follows . Beginning at a point located 740 feet south of the center line of King Road and on the west property line of land owned by Schuylkill Investors , Inc . ; thence easterly to a point located at a 10 inch round concrete post ; thence S5% 351 W 723 feet along a hedgerow to the southeast corner ; thence N 830 - 11 ' W 421 feet along a fence and hedgerow to a point in the southwest corner of Schuylkill Investors , Inc . parcel ; thence N 60 - 17 ' E 724 feet to the point of beginning . Said parcel containing 8 acres , more or less . The Planning Board will recommend to the Town Board that the property described above be rezoned from R- 30 to multiple residence when an acceptable site plan is presented . The density in these two parcels shall not exceed 11 units per gross acre or a total of 198 units . The acreage of the two parcels is 18 acres . The Planning Board looks with favor upon the rezoning of a ten acre parcel herein described from R- 30 to Business District B . Beginning at a point in the south right- ofmway line of King Road , the northwest property corner of parcel of land owned by Schuylkill Investors , Inc . ; thence S 540 - 27 ' E along King Road right- of-way to a point which is the interm ,. section of the south right- of-way line of King Road and the south property line of the parcel ; thence N 850 - 50 ' tAl to a point located at a 10 inch round concrete post ; thence westerly to a point on the west property line and 740 feet south of center line of King Road ; thence N V - 17 ' E along property line to the point of beginning . Said parcel containing 10 acres , more or less . r' • . Town of Ithaca (Planning Board August 1 , 1972 Rezoning from R- 30 to Business B is recommended for the above described property with the following understandings : ( a ) That: the total commercial building area shall not exceed 35 ,000 sq . ft . , of which 25 ,000 sq . ft . will be in retail stores and 10 ,000 sq . ft . in office space . ( b ) That construction of the commercial buildings will be started after the first phase of cluster housing or in Phase II . ( c ) That after the entire development is completed , the Planning Board will give careful consideration to possible expansion of the commercial area to meet the community ' s needs . It is understood that the developers have indicated that the Planning Board may be further petitioned to consider broader rezoning of the business area to include businesses such as a restaurant or motel . The developer has agreed that they will present written assurances from the proper county authorities that a pedestrian underpass can be constructed under King Road East which is a county road . It is also understood that if the commercial development is not expanded beyond the 35 ,000 sq . ft . limit , that the Planning Board will recommend rezoning of this area to residential use . It has been agreed that Phase I of Beacon Hills development shall include 20 clusters or 226 units , a pond , country club building and related facilities , and one hole and putting green of the golf course . Phase II shall include 35 , 000 sq . ft . of commercial development , 17 flusters or 192 units , and three holes of the golf course . Phase III shall include 13 clusters or 149 units , the apartments or 198 units , and the final tyro holes of the golf course . It is understood that the loop road will become a Town road and meet all Tonin specifications and that all interior roads shown will be owned and maintained by the Beacon Hills developers or homeowners ' association . The MOTION was unanimously approved , s f I fI � I t r � i R � i