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HomeMy WebLinkAboutPB Minutes 1974-02-05 Tk+udN OF ITHACA PLANNING BOARD FEBRUARY 5 , 1974 A regular meeting of the Town of Ithaca Planning Board was held in the Town of Ithaca Offices , 108 East Green Street , Ithaca , New York , on the 5th day of February , 1974 , at 7030 P . M . PRESENT : Chairwoman Barbara Holcomb , Robert Scannell , Maurice Harris , John Lowe , Arnold Albrecht , Robert Christianson , Sam Slack , Peter Francese ( Planning Consultant ) , David Cowan (Assistant to the Zoning Officer ) . ABSENT : Daniel Baker . ALSO PRESENT : Dr . Edward Hart , Dr . John Hirshfeld , Henry and Willis Hilker , Rocco Lucente , Warren Buck , members of the Press and Radio , and several interested citizens . The meeting was opened by the Chair at 7 : 30 p . m . APPROVAL OF MINUTES . There were no Minutes to be approved . CORNELL UNIVERSITY DEMOGRAPHIC STUDY . Mrs . Holcomb reported that for our general information Cornell University has done a demographic study of their employees . The report has just been received on this date in the Town Office . REPORT OF PLANNING CONSULTANT , Mr . Francese reported that the proposed Zoning Ordinance is finished as far as he is concerned . As soon as the Secretary has completed typing the completed text , he will take it with him to Albany to discuss it with the Office of Planning Services . PROPOSED EXTENSION OF THE PROFESSIONAL BUILDING AT 1301 TRUMANSBURG RD . Drs . Hart and Hirshfeld presented a plan showing a proposed addition ( internal ) to the existing professional building on Trumans - burg Road . They also showed a plan of the existing building both interior and exterior . The new addition will provide approximately 550 sq . ft . of additional space to the present offices . There is more than adequate parking available . Mrs . Holcomb pointed out that the present zoning ordinance requires Town Board approval on such an extension , but that the Planning Board has to make a recommendation to the Town Board . Mr . Christianson asked if the extension is in harmony with the rest of the building . It was agreed that it was . Mrs . Holcomb requested a new site plan of the existing complex showing utility lines . Mr . Christianson asked if there were anything in the original approval for this building that would hinder this type of improvement . if Town of Ithaca Planning Board - 2 - February 5 , 1974 He stated that it is important than the Planning Board be very conscious of the background of any property . He wondered if there had been any conditions placed upon the original approval . Was there any land to be set aside ? Mr . Cowan then presented a copy of the original plot plan for the Professional Building . Dr . Hirshfeld explained that the original plan showed a main entrance off a proposed Town road that never developed . It was agreed that there were no special conditions attached to the original approval . Mrs . Holcomb asked Mr . Cowan if this proposed addition contra- vened the present zoning ordinance by having more building coverage on the available acreage than allowed . Mr . Cowan stated that it did not . MOTION by Mr . Robert Christianson , seconded by Mr . Robert Scannell . RESOLVED , that the Planning Board of the Town of Ithaca recommenc to the Town Board of the Town of Ithaca that said Town Board grant approval to the addition to the Professional Building at 1301 Trumans - burg Road , Plan dated 1/ 11/ 74 , by Levatich , Miller and Hoffman . • There being no further discussion , the Chair called for a vote . Aye - Holcomb , Scannell , Harris , Lowe , Albrecht , Christianson , Slack . Nay - None . PUBLIC DISCUSSION OF ALTERNATIVES FOR PROVIDING FOR TWO-FAMILY RESIDENCES . Mrs . Holcomb stated that the most recent recommendation from the Planning Board , which has been tabled by the Town Board for further consideration , is that two - family residences be allowed only on 20 , 000 sq . ft . lots or larger . She further stated , that it was the general feeling of the Planning Board that it was not really the size of the lot that concerned them as it was the extra space for cars , garbage , and additional area needed for outdoor activities in a two- family residence . Mrs . Holcomb stated that out of a meeting between Ken Kroohs , Walter Schwan , Jim Buyoucos and herself had come a proposed alternative - - - allow two- family dwellings on 15 , 000 sq . ft . lots but limit the size of the second unit in terms of square footage of that unit - 500 to ' 700 sq . ft . range . If a person wished to have a second unit that is larger than that , the requirement would be a 20 , 000 sq . ft . lot and you could have an apartment of say 900 sq . ft . Mrs . Holcomb stated that the Planning Board is putting two things before the public for discussion . The present problem with two - family structures is one of definition as it appears in the present Zoning Ordinance since the definition is tied to the primary unit and excludes the basement . The Planning Board is looking for a workable , enforceable proposal . 0 Town of Ithaca Planning Board - 3 - February 5 , 1974 Mr . Willis Hilker asked if there were any way to interpret the percentage requirements of a building on a lot ( 20 % ) with the unit coverage meaning living area . Mrs . Holcomb stated that that is one of the problems - - what is living area ? She stated further that some people would like to add an apartment some day , so there is an argu - ment for limiting the size of the second unit . Mr . Hilker stated that he would like to see the units the same size to allow for duplexes . Mr . Lucente stated that what the general public does not want to see is two- family houses for profit . He proposed that the zoning ordinance allow the second unit to be 65 % of the primary unit . He stated that he would also be in agreement with using a maximum square footage approach of 700 sq . ft . He said that this would eliminate the profit motive . Mrs . Holcomb wondered if it would be acceptable to limit apart - ments to one bedroom . Mr . Buck stated that most people Who buy homes from Lucente Builders go for the one - bedroom apartment . He felt that 700 sq . fto would be fine . Mr . Scannell stated that post-war homes with three bedrooms were built with a total of 720 sq . ft . He felt that an apartment could well be 600 sq . ft . Mr . Henry Hilker stated that places renting three-bedroom apart - ments that are reasonable are very hard to find . It was discussed that one -bedroom apartments arerunning from $ 160 . 00 to $ 175 . 00 per month , and three -bedroom apartments from $ 250 . 00 to $ 275 . 00 . There was a lengthy discussion of the acceptable size of apart - ments . It was noted that a 12 ' x 20 ' living room , 12 ' x 16 ' bedroom , 12 ' x 12 ' kitchen and a 8 ' x 10 ' bathroom would add up to 620 sq . ft . with no allowance for closets or halls . The developers felt that 600 sq . ft , is too small and Mr . Scannell felt that 700 sq . ft , is too big , Mr . Scannell felt that people should be lessdemanding of luxury . Mr . Francese suggested that a consensus might bee 15 , 000 sq . ft . lot - - maximum apartment 700 sq . ft . 20 , 000 sq . ft . lot - - maximum apartment 1 , 000 sq . ft . Mrs . Holcomb wondered if there should be allowances for larger lots . Mr . Francese suggested that on a larger lot any size duplex could be built within the confines of the yard requirements . Mr . Scannell felt that the requirements should not be that open . Over and above 20 , 000 sq . ft . lots with proposed apartment should be subject to ® approval . Mrs . Holcomb stated that the new zoning ordinance will require that for each unit there be two off - street parking spaces . She asked if on a 15 , 000 sq . ft . lot there would be enough space for that amount of parking . Mr . Lucente felt that there would be more than enough room . Town of Ithaca Planning Board - 4 - February 5 , 1974 Mr . Francese discussed the proposed set backs on different • kinds of roads ( primary , secondary , tertiary ) . Mr . Lucente felt that the minimum should be 50 ' back from the road in any case . Mrs . Holcomb pointed out that a 40 ' set back has been required in the new zoning ordinance on a tertiary road , 50 ' set back on a secondary road and 60 ' on a primary road . Mr . Lucente felt that this was reasonable . Mr . Lucente asked if any thought had been given to the setting in of sidewalks . Mrs . Holcomb stated that it had - - there is a 60 ' road right of way and 24 ' pavement which should provide adequate space for walkways . There being no further discussion , the following MOTION was made by Mr . Robert Scannell : RESOLVED , that the Planning Board ` of the Town of Ithaca recom- mend to the Town Board of the Town of Ithaca that , the present zoning ordinance of the Town of Ithaca be amended as follows * . ARTICLE III , Section 4 , Paragraph 2 * To be deleted in its entirety . ARTICLE IV , Section 11 , Paragraph 2 * Amended to read * • A two - family dwelling provided that on lots of 15 , 000 sq . ft . to 19 , 999 sq . ft , the maximum size of the second unit shall be 700 sq . ft . ; that on lots of 20 , 000 sq . ft . to 29 , 999 sq . ft , the maximum size of the second unit shall be 1 , 000 sq . ft . On lots of 30 , 000 sq . ft . or larger a second unit larger than 1 , 000 sq . ft . may be constructed only by special permission of the Planning Board . Each two - family dwelling shall have available on the same lot garage space or off - street parking space for two automobiles for each dwelling unit . And be it further provided that in all subdivisions approved but undeveloped at the time of the adoption of this amendment , or all subdivisions proposed after the adoption of this amendment the maximum allowable density in each subdivision shall be 3 . 5 units per gross acre . ARTICLE V . Section 18 , Paragraph 2 * Amended to read * A two - family dwelling provided that the maximum size of the second unit shall not exceed 1 , 000 sq . ft . On lots of 30 , 000 sq . ft . or larger a second unit larger than 1 , 000 sq . ft . may be constructed only by special permission of the Planning Board . Each two- family dwelling shall have available on the same lot garage space or off - street park - ing space for two automobiles for each dwelling unit . The MOTION was seconded by Mr . Robert Christianson . There being no further discussion , the Chair called for a vote . Aye - Holcomb , Scannell , Harris , Lowe , Albrecht , Christianson , Slack . Nay - None . r Town of Ithaca Planning Board February 5 , 1974 The MOTION was carried unanimously . FURTHER CONSIDERATION OF PROPOSED ZONING ORDINANCE . The Planning Board continued with further discussion of the proposed zoning ordinance . ADJOURNMENT . The meeting was adjourned by the Chair at 109. 20 p . m . Respectfully submitted , Nancy M . Fuller , Secretary . • •