Loading...
HomeMy WebLinkAboutPB Minutes 1974-03-19 TOWN OF ITHACA PLANNING BOARD MARCH 19 , 1974 A regular meeting of the Town of Ithaca Planning Board was held on Tuesday , March 19 , 1974 , in the Town of Ithaca Offices , 108 East Green Street , Ithaca , New York , at 7 : 30 p . m . PRESENT : Chairwoman Barbara Holcomb , Robert Scannell , Robert Christianson , Sam Slack , Kenneth Kroohs ( Planning Engineer ) , Reynolds Metz ( Zoning Officer ) . AlbrechtABSENT : Daniel Baker , John Lowe , Maurice Harris , Arnold . ALSO PRESENT : Mr . John Vasse , Realtor ; Mr . and Mrs . Thomas Bell , Mr . Lagrand Chase ; NCR Representatives - - Mr . James Tucker , General Manager , Mr . John Piazza and Mr . Anderson of NCR Dayton , Mr . Larry Anderson , Architect with Lorenz and Williams of Dayton , and Mr . Olmstead , Plant Manager ; Members of the press and radio . The meeting was opened by the Chair at 7 : 30 p . m . It was noted by the Chair that a quorum was not present . CONSIDERATION OF SITE PLAN FOR PROPOSED FAMILY GROCERY STORE ON ELMIRA ROAD ADJACENT TO MILLBROOK BREAD RETAIL OUTLET , Mr . John Vasse , Realtor , stated that he was making his third appearance before the Planning Board in connection with Mr . and Mrs . Thomas Bell ' s proposal to establish. a retail grocery store to be called Bell ' s Convenience Store on the Mancini property on the Elmira Road . The store will be 401 x 601 . He presented a plan prepared by Egner and Assoc . , Architects . He stated that on Saturday , March 9 , 1974 , the Zoning Board of Appeals of the Town of Ithaca met and prepared an opinion for presentation to the Planning Board and determined that a store of this nature could be placed in this Zone . Mr . Vasse pointed out that the building is well off the highway and that there is a parking area for 40 - 60 cars . Mr . Vasse also presented a picture of the actual building to show just what it will look like . Mr . Vasse presented a plan of the Mancini property and also " Millbrook Bread site . Mrs . Holcomb stated that the intent of the zoning ordinance is to allow in a light industrial district all those more restrictive uses except for residential uses . Mrs . Holcomb then read from the present zoning ordinance , Section 46a ( Page 20 ) referring to the nature and form a site plan shall have for presentation to the Planning Board prior to the issuance of a building permit . She noted that the procedure is that the Town Board only takes action after recommendation from the Planning Board . She further stated that the Planning Board had hoped to ask the Town Board to take action on this matter at their meeting of March 25th , 1974 . Mrs . Holcomb stated that she did not see all of the required plans and documents that the Planning Board needs . Mr . Vasse felt that the documents previously submitted and the ones being presented to this meeting should be sufficient . He stated that the approval from the Health Department takes a very long time in view of their present situation of not having an engineer , He stated that he was sure that Anton Egner and Assoc . have a topography plan , and asked if the Planning Board could take action subject to the receipt of a satisfactory topo plan . Town of Ithaca Planning Board - 2 - March 19 , 1974 ' Mrs . Holcomb stated that a drainage plan is required , and that there has been no legal description of the lot presented , i . e . , metes and bounds . Mr . Christianson stated that the Planning Board is in sympathy with the problems of the Bells , but that there are certain materials and assurances required by the Planning Board in order to grant approval . Mr . Vasse pointed out that this request is merely for a two® person store and not an apartment complex , Mr . Scannell suggested that the Planning Board could recommend an a-proval to the Town Board with a notation that we have not seen the drainage plans and would merely recommend approval on the basis of what materials we have . It would then be up to them to act on the matter as they see fit . Mr . Scannell pointed out to Mr . Vasse that he should realize that the Town Board might kick the matter right back to the Planning Board for further study , Mrs . Holcomb noted that this is a commercial use in a light industrial district . She asked if we apply commercial yard requirements rather than light industrial . She cited the Millbrook Bread case , It was agreed to apply commercial yard requirements . • Yard requirements were stated as follows * 1 . Front yard not less than 30 ' . It is 80 ' back to the front of the building from Route 13 . It is 60 ' back from Route 13 to the access road . 2 . Side yards not less than 20 ' from the nearest property line . It is 20 ' . 3 . Rear yard not less than 201 . They have 60 ' . 4 . Height of the building no more than two stories . This building is one story . 5 . Parking should be one space for each 200 sq . fto of ground floor . The parking is more than adequate . 6 . There shall be no parking in any required front , side or rear yard . Mr . Scannell pointed out that on one side there is only 10 ' left between the parking area and the side lot line so some of the parking area could be eliminated , still leave plenty of parking , and provide the needed 20 ' required side yard between the parking lot and the lot line . Mr . Thomas Bell stated that he and his wife had ordered the building in advance of approval unwittingly and not in direct disobedi - ence of the zoning ordinance , because they had been aware of the • existence of Salino Electric and their retail store and thought that their business would be alright there too . Mr . Kroohs asked Mr . Bell if they are intending to have a sign . Mr . Bell stated that they were going to have a sign on the face of the building . Mr . Kroohs appraised them of the existence of the Town of Ithaca Sign Ordinance . Town of Ithaca Planning Board - 3 - March 19 , 1974 Mrs . Holcomb stated that it appeared to be the consensus of the Board that this is a reasonable use for this site , Mr . Christianson stated that he agreed and further stated that he felt it was very desirable . Mr . Scannell expressed agreement also . Mrs . Holcomb outlined the problems that have to be solved yet . 1 . 10 ' shortage in side yard requirement on the south boundary can be aleviated by reducing the parking area . 2 . Service road and parking area are to be blacktopped . Mr . Bell said that it will be so . 3 . Landscaping spelled out in more detail and a time schedule prepared for planting , . 4 . Presentation of appropriate contour maps so that the Town Board can discuss drainage problems . 5 . A legal description noting metes and bounds . 6 . Before a Building Permit is issued they have to have Health Depart- ment approval . Mr . Bell stated that this procedure is in process . 7 . If the Bells do not have approval from the State on the septic system , by the time they go to the Town Board , they should get a letter from Mr . Guest of the Tompkins County Health Dept , to the effect that the request for approval has been forwarded to the State . Mrs . Holcomb suggested that Mr . Bell ask that Mr . Niederkorn of Anton Egner and Assoc . call the Planning Board office so that he will know first-hand what the Board requires . She further stated that • the Planning Board can give the Town Board a recommendation that in concept this proposal is acceptable . to the Planning Board . This will be done at the next meeting of the Planning Board when a quorum is present . CONSIDERATION OF SITE PLAN FOR PROPOSED EXPANSION OF NCR OFFICE BUILD- ING ON DANBY ROAD , Mr . James Tucker , . General Manager of NCR , submitted to the Planning Board for their consideration and subsequent recommendation to the Town Board plans for an expansion of the NCR Office Building . The proposed building will be 66 , 000 sq . ft . and will be built on their property at 950 Danby Road . He stated that the architect is here from Dayton , Ohio , with the proposed site plan and location plans . He further stated that they do have a model of the proposed expansion , but that it was too bulky to carry on the airplane so they merely brought pictures of the model for this particular meeting . The proposal is for a two- story addition with a connection to the present lobby of the existing building . Drainage will be through an existing sluice flow and carry on down the hill . There will be more than adequate parking and an entrance to the new parking lot will be direct- ly across from the entrance to Ithaca College . The landscaping is in a schematic form and will not be ready for the Town Board meeting on April 8th , 1974 . Mr . Tucker indicated that the expansion of the office staff has already occurred and that NCR is leasing property in the Airport Industrial Park . The increase is approximately 20 % , i . e . , 240 to 300 persons . The set back of the proposed expansion is approximately 90 ° from the edge of the pavement . ( 1021 from the centre line of the Danby Rd . ) r Town of Ithaca Planning Board - 4 - March 19 , 1974 The new entrance to the parking lot is directly across from the entrance to Ithaca College . NCR has talked to Ithaca College and to - gether they will petition the State of New York for traffic lights at that entrance . Mr . Tucker outlined the general plan of procedure that NCR has in mind for this proposal . 1 . Approval . 2 . Then bid structural steel . 3 . Rest of job out for bids some time in May . 4 . Under roof by November . Mrs . Holcomb wondered why the windows were not shown and asked if there were to be any . It was stated that the interior has not been developed yet so the windows are not shown . Mr . Kroohs noted that according to the " Industrial Products " section of the present zoning ordinance there shall be no parking in any required front yard . He suggested that a portion of the front parking lot could be relocated . This met with general approval . Mrs . Holcomb asked if the utilities were underground and it was stated that they are all underground . ® Mr . Scannell expressed concern about the drainage in front of the proposed building . He noted that it will require some regrading since it cannot flow in the direction indicated on the plans . He was assured that adequate measures will be taken to avoid any water laying against the building . Mrs . Holcomb was concerned about where the sluice way goes . Mr . Olmstead stated that it goes into a storm sewer and into a creek at the bottom of the hill . Mrs . Holcomb stated that the Town Board will insist on seeing prints showing this . Since there was general approval of the proposal being presented by NCR , the following points were noted for the record as needing attention before the next meeting of the Planning Board on this matter . 1 . Move a portion of the first parking lot . 2 . Problem of contours and drainage directly between the building and the road . 3 . Adequate parking for increase in employees housed in the new building . 4 . Landscaping plan . 5 . Indicate hydrants . Mrs . Holcomb now informed the representatives that the Planning • Board will have an official meeting on March 26th , 1974 , when , hope - fully , a quorum will be present , at the time of the joint meeting with the Town Board to discuss the zoning ordinance . Town of Ithaca Planning Board - 5 - March 19 , 1974 PRELIMINARY PRESENTATION OF PROPOSED SUBDIVISION OFF RIDGECREST ROAD BY LAGRAND CHASE . Mr . Lagrand Chase presented to the Planning Board his proposal for a single - family , detached subdivision on his land off Ridgecrest Road . He noted that he may develop this land under Section 281 of Town Law - - Cluster . Mr . Chase presented a sketch plan showing the overall projection for the use of his land in terms of the proposed subdividing of his 50 acre parcel . He stated that he would develop the land in stages and that there would be approximately 100 home sites . He presented an aerial photo of the area for the information a ; the Planning Board and presented an overlay of his parcel showing the preservation of the green areas at the rear of the property and down at the north end . Mr . Kroohs asked that there be some reshuffling of the home sites to allow for the Town of Ithaca to have access by road to their water tank . He also requested that consideration be given by Mr . Chase to a possible road connection through to Compton Road . Mrs . Holcomb asked Mr . Chase to consider obtaining an easement from Beacon Hills through their land to open onto King Road East . She felt that this future road was necessary and recommended strongly that he obtain such an easement since there is a limit of 500 ' on the length of any cul -de - sac . The Planning Board felt very strongly that another access should be provided into the development . There was a lengthy discussion of the matter of another entrance way . Mr . Kroohs noted that there would be a requirement , should he decide to go to Cluster development , to provide for maintenance of the open space , possibly through the establishment of a home owners ' association , or through deed covenants . Mrs . Holcomb outlined the procedure for further presentation at a later date of Mj . Chase ' s proposal . 1 . ProviAe second access . 2 . Easement through Beacon Hills . 3 . Provide access to water tank . Mrs . Holcomb further noted that the request to the Town Board that they hold a public hearing to consider the rezoning of the Chase parcel from R"v30 to R- 15 will go to that Board on the 25th of March , 1974 . At this point , the Planning Board and Mr . Chase continued dis - ® cussion on the need for additional access to the proposed subdivision . A proposal was made that the one entrance could be made wider so that both ingress and egress could be more easily accomplished . It was suggested that some s *: t of divider ccvld be constructed , perhaps in the fcxm of an island . L road about 70 ' wide was discussed . Mr . Chase was very interested in thIs alternate approach to the problem and stated that he would pursue it before . any further presentation was made . Town of Ithaca Planning Board - 6 - March 19 , 1974 JOHN S . MacNEILL , JR . , LETTER RE FEASABILITY STUDY OF LOOP ROAD , Mrs . Holcomb stated that Mr . John S . MacNeill , Jr . , has been hired by Tompkins County to do a feasability study of the proposed loop road ( Forest Home By- Pass ) . She then read a letter from Mr . MacNeill to the Planning Board requesting their comments on the various proposals for location of the loop road . Mr . MacNeill has been charged with the consideration of this road proposed from Route 79 to Route 13 . Mr . MacNeill asked for a reply to his questions by April 3 , 1974 . Mrs . Holcomb suggested that the Planning Board should really have a public informational meeting to get other thoughts on this matter . She noted that since the Planning Board is updating the Town Highway Map , the Planning Board could have any such informational meet - ing in connection with that map and the loop road both . It was noted that in any case the Planning Board could not meet the April 3rd date for answers requested by Mr . MacNeill . It was agreed that the matter be placed on the Agenda for April 9 , 1974 . ADJOURNMENT . This meeting was adjourned by the Chairwoman at 10000 p . m . for resumption on March 26 , 1974 . Respectfully submitted , Nancy M . Fuller , Secretary .