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HomeMy WebLinkAboutPB Minutes 1974-02-26 . r TOWN OF ITHACA PLANNING BOARD FEBRUARY 26 , 1974 A regular meeting of the Town of Ithaca Planning Board was held on the 26th day of February , 1974 , in the Town Offices , 108 East Green Street , Ithaca , New York , at 7 : 30 P . M . PRESENT ° Chairwoman Barbara Holcomb , Robert Scannell , Daniel Baker , Robert Christianson , Sam Slack , Peter Francese ( Planning Consul -- tant ) , Kenneth Kroohs ( Planning Engineer ) , David Cowan (Assistant to the Zoning Officer ) . ABSENT ° Maurice Harris , John Lowe , Arnold Albrecht . ALSO PRESENT : Mr . Lagrand Chase , Mr . John Vasse , Mr . and Mrs . Thomas Bell , The Meeting was opened by the Chair at 7 : 30 p . m . APPROVAL OF MINUTES . There were no Minutes to be approved . REPORT OF ZONING OFFICER . • Mr . Cowan reported that the double house being constructed on Coddington Road just beyond Penna Avenue has been inspected by him while the workmen were there . He stated that so far construction is proceeding in accordance with the zoning ordinance requirements . PRELIMINARY PRESENTATION OF PROPOSED SUBDIVISION OFF RIDGECREST ROAD BY LAGRAND CHASE . Mr . Lagrand Chase presented a proposal for the development of his 50 - acre parcel ( approx . ) presently zoned R- 30 , on the TATest side of Ridgecrest Road which is served by water and sewer . He noted that there is an existing right of way , owned by him , near the South end of his property for ingress and egress . Mr . Chase requested that the Planning Board consider favorably the rezoning of his land from R- 30 to R- 15 in order that he may do some planning for this development . He stated that the Tompkins County Planning Department has been helping him with this project and has done some planning . Mr . Scannell noted that since the land is served by water and sewer it is merely a matter of routine business . Mrs . Holcomb pointed out that it is necessary to have a public hearing . MOTION by Mr . Robert Scannell , seconded by Mr . Robert Christian - • son : RESOLVED , that the Planning Board of the Town of Ithaca recomm mend to the Town Board that they hold a Public Hearing to consider the rezoning of Lagrand Chase ' s parcel off Ridgecrest Road from R- 30 to R- 15 . There was no further discussion and the Chair called for a vote . Y . Town of Ithaca Planning Board - 2 - February 26 , 1974 Aye - Holcomb , Scannell , Baker , Christianson , Slack . . Nay - None . The MOTION carried unanimously . At this time , Mr . Francese stated that some examination of the parcel to the West of Mr . Chase ' s parcel seems to be in order to see where the County roads might be going . Mr . Scannell agreed that such an examination would be in order except that for the rezoning it is only a routine matter at the moment . Mr . Lagrand Chase stated that the County Planning Department should be aware of this need for road con - nections . Mrs . Holcomb also noted that there is an additional time lag now through the Health Department because of the fact that they do not have an engineer * Proposals for the extensions of water and sewer services must go to the Syracuse Regional Office of the D . E . C . for processing . PROPOSED FAMILY GROCERY STORE ON ELMIRA ROAD BY MR . AND MRS . THOMAS BELT Mr . John Vasse , realtor , was present representing Mr . and Mrs . Thomas Bell who operate Snow Village on Willow Avenue Ext . They have been limited in the operation of Snow Village because of the lack of snow this winter and would , therefore , like to open a family grocery store called Bell ' s Convenience Food Store , on the Mancini property on the Elmira Road . Mr . Vasse presented a plot plan drawn by Anton Egner and Assoc . He stated that the first problem with this proposal • is that the land is zoned light industrial and the request is for business . He stated that according to the zoning ordinance retail is more restrictive than industrial . However , he pointed out that Mill - brook Bread and Dairylea are there in a retail operation . Mr . Vasse stated that this was a hardship case since the Bell ' s have ordered their building already not knowing that they could not put it up in an indus - trial area . He stated that there is an access road existing . He further stated that the Health Department has said that the Bells can count on at least two months waiting on approval for their well and septic system . Mrs . Holcomb stated that she and Ken Kroohs had met with the Bells and showed them the Light Industrial Section of our present zoning ordinance in re uses and accessory uses . Mrs . Holcomb continued by stating that the primary use for Millbrook is as a distribution center . Dairylea is the same . Salino Electric was allowed because it was a repair shop , however , it is now retailing too and Mr . Cowan is talking with them . Mr . Vasse asked what the intended zoning is for this area . Mr . Francese read from Section 47 , Page 20 , of the present zoning ordinance : Article X . Industrial Products . Use Regulations . " in Industrial Districts buildings and land may be used for any lawful purposes except for dwelling purposes 11He stated that it is the intent of our new ordinance to allow retail in light industrial districts . Mr . Christianson stated that he had been thinking that a grocery Town of Ithaca Planning Board - 3 - February 26 , 1974 store for that area would be an ideal situation . • Mr . Francese stated that he felt the matter should go to the Board of Zoning Appeals . Mr . Scannell agreed . Mr . Francese read from the present zoning ordinance Article XIV , Administration , Section 77 , Board of Appeals , Paragraph 7s " The Board of Appeals shall also hear and decide all matters referred to it or upon which it is required to pass by the terms of this ordinance . . . '° Mr . Kroohs felt that if the matter goes to the Board of Appeals asituation of lot by lot , piece by piece , unplanned development can in effect occur . Mrs . Holcomb was of the opinion that the Planning Board must refer to the Board of Appeals for an interpretation of the present zoning ordinance as pertains to this matter . However , the Planning Board must be involved with the site plan and then the proposal must go to the Town Board , Mr . Kroohs stated that there should be a note on the site plan for this store that the access drive onto Elmira Road will be closed off eventually when further development to the South occurs . You then have one entrance and one exit for three or four stores . MOTION by Mr . Sam Slack , seconded by Mr . Robert Scannell . RESOLVED , that the Planning Board request from the Zoning Board of Appeals an interpretation of the present zoning ordinance of the Town of Ithaca regarding the placing of a retail store in a light industrial district . We refer the Board particularly to Article VIII , Page 17 , Light Industrial Districts , and Article X . Page 20 , Industrial Products . The land in question is presently zoned Light Industrial . Mrs . Holcomb noted that under this proposed resolution , the Zoning Board of Appeals . can only give an advisory opinion . There was no further discussion and the Chair called for a vote . Aye - Holcomb , Scannell , Baker , Christianson , Slack . Nay - None . The MOTION carried unanimously . DISCUSSION OF PROPOSED ZONING ORDINANCE IN RE LIGHT INDUSTRIAL AND BUSINESS . Mrs . Holcomb stated that there seems to be a corollary problem with the above discussion in connection with our new zoning ordinance . She felt it necessary that the Planning Board discuss what they think the new zoning ordinance should say concerning light industrial and business districts . Is it incompatible for the two uses to be com- bined ? If it is not incompatible , how do we do it ? Do we want to balance them? Are there certain kinds of light industrial uses that are incompatible with business ? • ' Town of Ithaca Planning Board - 4 - February 26 , 1974 Mr . Francese noted one real problem - - along the Danby Road • there are 4 , 000 to 5 , 000 feet of land zoned light industrial . You could end up with business all along the Danby Roado Mr . Scannell stated that he was in favor of business being allowed in light industrial , but not allowing light industrial in business . Mrs . Holcomb noted that the Morse Chain people have asked about industrial uses in business zones and cited the Ideman property where they are temporarily located . Mr . Scannell suggested tying down very tigfitly what light industrial uses could go into a business district . Mr , Francese suggested lifting some of the use regulations from_ light industrial and putting them in as an accessory use in business . I a DISCUSSION OF DESIGNATION OF PRIMARY , SECONDARY AND TERTIARY ROADS . Mr . Kroohs presented the latest proposed map showing the road designations . To those already designated there need to be added : Sheffield Road - primary . Townlipe Road - should be called Iradell Road - secondary . Hayts Road - was secondary - should be primary . Bandy Road - was primary - dhould be secondary . East Shore Dr . - changed to primary . DISCUSSION OF PROPOSED ZONING MAP , Mr . Kroohs presented the proposed zoning map and a lengthy discussion of specific problems followed . It was decided that we would use the following principle in determining whether existing special zones would be continued . We will continue only those special zones for which we have approved site plans . ADJOURNMENT . It was decided that there would be a joint meeting of the Town Board and the Planning Board on March 12 , 1974 , to discuss the proposed zoning ordinance . The meeting was adjourned by the Chair at 10 : 10 p . m . Respectfully submitted , Nancy M . Fuller , Secretary . •