HomeMy WebLinkAboutPB Minutes 1974-11-05 I '
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TOTMN OF ITHACA PLATTHING BOARD
ZEGULAP r FETING
NOVEMBER 5 , 1974
A regular meeting of the Town of Ithaca Planning Board was held
on Tuesday , the 5th day of November , 1974 , in the Town Offices , 108 E .
Green St . , Ithaca , N . Y . at 7 : 30 p , m ,
PRESENT : Chairwoman Barbara Holcomb , Maurice Harris , Robert
Scannell , Jack Lowe , Robert Christianson , Daniel Baker , Lawrence P .
Fabbroni ( Planning Engineer , Building Inspector ) , Reynolds Metz
(Assistant Building Inspector ) .
ABSENT : Arnold Albrecht , Sam Slack ,
ALSO PRESENT : Several Citizens ( see attached list ) ,
REPORT OF ZONING OFFICER
Mr . Fabbroni stated that he is working presently on 3 zoning
violations - one of which is in Court ( Lucente Platter ) and two of which
are under investigation . Presently under continued investigation are :
three homes in Eastern Heights which have more than three occupants ,
some development activity on West Hill (West Haven Road ) with pictures
having been taken ; a structural defect due to settling in a home in
the Northeast $ cockroach problem in apartment complex for which we
have received complaints . There is continued inspection of Eastwood
Commons in order that Certificates of Compliance may be issued ,
Mr . P-Zetz stated that 10 building permits were issued in October
compared to 16 in September .
Mr . Fabbroni stated that the denial by the Zoning Board of Appeals
of the Appeal of Mrs . Amy Suzanne Soyring is now being brought before
the Court and will be heard in mid -November .
REPORT OF PLANNING ENGINErR
Mr , Fabbroni reported on the Coddington Road Water extension ,
General line testing and chlorination have to be completed and negotia-
tions with the City of Ithaca for tap permits , Mr . Fabbroni reported
on the Campbell Avenue and Williams Glen Road improvements , Mr .
Fabbroni stated that Eastern Heights is in process of obtaining a bond
for the upper half of Tudor Road so that the builder can proceed with
his framing . Mr . Manley Thaler will be present at the next Planning
Board meeting to discuss park land , at that time Mr . Fabbroni will dis -
cuss " drainage easements , Eastern Heights has sold more of their land
off on Nancy Street and King ' s Lane . These sales are in addition to
those made to Ring ' s Lane , Inc . Pyr . Fabbroni is working on obtaining
as - builts for water and sewer indicating location of water and sewer
taps for upper Tudor Road . Beacon Hills Development will be looked
into this winter by Mr . Fabbroni and Pair . Metz with the hope of deter -
mining what direction the developer is heading in . If no direction is
discovered some type of zoning action may have to take place . The
Northeast traffic study has not begun yet , but preliminary work outline
has been done . In connection with St , Catherine Circle , Mr . Fabbroni
has been working on the bonding connected thereto with Mr . Prince for
the completion of the water line as for Tudor Road .
Town of Ithaca Planning Board - 2 -
November 5 , 1974
® Reporting on matters of a general nature , Mr0 Fabbroni stated
that there have been several meetings on the crosstown road proposal
by the Countye South Hill , Northeast and one coming up on the 14th of
November at East Ithaca . There has been plenty of input from the
people . The link between Rte . 79 and South Hill is for all practical
purposes a dead issue , Also the portion between Muriel Street and
Warren Road seems to be a dead issue , An acceptable corridor through
the Cornell land is at a preliminary stage . In the transit area Pair .
Fabbroni is involved in discussions of possible transit service for
Ellis Hollow Elderly Housing and the Hospital . There is a study being
done by the City looking into transit fusibility for the various hill ,
in the Towne Mr . Fabbroni hopes to look into funding under UMTA which
could involve capital equipment and operating subsidies . In connection
with Route 96 corridor we have been involved in several meetings with
Historic Ithaca , City , County , and New York DOT with regard to histori -
cal preservation of freight station . The easements in connection with
the sewer extensions will be obtained when plans are completed by the
consulting engineer , In the planning area Mr . Fabbroni stated that the
plants are in at Kennilworth . He is presently looking into the curbing
or something at least temporary to keep the salt off the planting strip
this winter . He is also working on bikeways with the Department of
Landscape Architecture at Correll .
REPORT OF THE COUNTY PLANNING OFFICE
Mrs , Holcomb® reported that the County Planning Office , the North-
east Committee and a sub- committee of the County Planning Board have
had numerous meetings plus a series of meetings with Civic Associations
in re the proposed Cross Town Road , The County Planning Board sub-
committee will be meeting with Professor Meyburg of Cornell next week
to see if there is any way of utilizing his data . The information on
the State O & D Study of 1970 is on tapes and not analyzed . There is
a lot of activity on t-he crosstown road question .
CORNELL UNIVERSITY REQUEST FOR A SMALL AMOUNT OF MONETARY ASSISTANCE TO
AID THE PREPARATION OF A REPORT ON BIDEWAYS IN THE TOWN OF ITHACA
Mr0 Fabbroni stated that he has received a request from Cornell
University from the Landscaping people for some assistance from the
Town of Ithaca in the way of $ 100 , 00 or $ 200 , 00 for the preparation
of a report they are proposing to d� on the possibilities for bikeways
in the Town and City ,
Mr0 Scannell stated that he was really afraid that the area
( City , Town , Cornell , etc ) are just not ready yet for bideways0 He
also stated that he wished they were ,
Mrs . Holcomb commented on the plan the Finger Lakes Park Commission
is proposing for bikeways which eventually would link all their parks
from Treman to Taughannock and that it would seem we should work toward :
coordinating our plans with theirs .
Mr0 Harris stated that it was his opinion
a $ 100000 or $ 200 , 00 investment to do a studyofhthisat tsort , be worth
Mrs . Holcomb asked if it were the consensus of the Board that this
matter be pursued and that the funds come out of Planning Board funds .
The Board was in agreement that this would be a proper: . course of action ,
Town of Ithaca Planning Board - 3 - November 5 , 1974
APPROVAL OF MINUTES
Mrs . Holcomb stated that the planning Board Minutes of September
3 , September 17 , September 24 , October 1 and October 15 , 1974 , are to
be approved or corrected at this meeting . She noted that there is one
correction to her knowledge and that is in the Minutes of October 15
wherein there is an error in reference to the lot of Mr . Lee hnuppenberc
as being parcel # 53 ® 1 - 15 . 7 when it should have been # 53 - 1 - 15 . 14 . The
Board members had no other corrections .
MOTION by Mr . Robert Scannell , seconded by ter . Robert Christianso.nt
RESOLVED , that the Minutes of the Planning Board of the Torn of
Ithaca for the meetings of September 3 , September 17 , September 24 ,
October 1 , 1974 , be approved as submitted , and
BE IT FURTHER RESOLVED , that the Minutes of October 15 , 1974 , be
approved with the correction to the parcel # 53 - 1 - 15 . 14 owned by Lee
Knuppenberg .
There was no further discussion and the Chair called for a vote .
Aye - Holcomb , Harris , Scannell , Lowe , Christianson , Baker .
Nay - None .
The MOTION was declared to be carried unanimously .
PUBLIC HEARING : CONSIDERATION OF THE REZONING OF LANDS OF KNUPPENBERG
FROM R- 15 TO MULTIPLE RESIDENCE OFA' JUNIPER DRIVE ON
SOUTH :TILL
The Chairwoman declared the Public hearing open at 8 ° 00 p . m . The
Town Clerk ' s Affidavit of Posting and Publication was duly presented
for the record . Mrs . Holcomb noted that the same error had occurred as
we mention above in the correction to the Minutes in noting the parcel
# of one of the parcels - - # 53 - 1 - 15 . 7 m ® should be changed to # 53 - 1 - 15 .
14 .
Mr . Knuppenberg spoke and announced that he has withdrawn his re -
quest for the rezoning of the parcels known as 53 ® 1 ® 15 . 14 and 53 ® 1 - 15 .
13 . He stated that the consideration this evening should be on those
two parcels numbered 53 - 1 - 15 . 26 and 53 - 1 - 15 . 27 ( 110 and 112 Pineview
Terrace ) . 110 and 112 Pineview Terrace are the last two lots on the
cul de sac backing on to the creek dividing the Northview subdivision
from the Russell Heights Subdivision . He stated that it is his desire
to combine the two lots thereby making a single lot of approximately
one acre for the purpose of building two four - family residences .
Mrs . Holcomb noted that the minimum requirement for a multiple
residence district is one acre .
® Mr . Knuppenberg stated that the land is very bad with a 10 ' to 12 '
drop off . Both parcels are below sewer grade . He stated that to build
single family homes on these lots individually would mean that the
houses would have to be extremely small to justify the costs . He said
that he would like to build two four - family homes that would be large
enough to justify the cost and would fit into the neighborhood .
Town of Ithaca Planning Board s4 ® November 5 , 1974 ,
Mr , Thomas B . Mills , 103 Pineview Terrace : Mr , Mills stated that he
and his family were the first residents on Pineview Terrace , They
moved to this area because they felt it was a quiet residential area .
It was zoned single family and they thought it would be developed that
way . It would be shocking to see two four ® family houses there which arc
even bigger than what was published in the newspaper . He stated that
he is not opposed to the development of the single family residences
but that he is opposed to the development of apartments ,
Mr . Mills now stated that he wished to present a petition to the
Planning Board dated November 4 , 1974 , signed by 34 residents of the
neighborhood and reading as . followse
" [fie the undersigned , honeowners in the Pine View Terrace ,
Hickory Place neighborhood and surroundings oppose the request
of Mr , Lee Knuppenberg for rezoning of four lots of the Savey
Subdivision from R� 15 Residential to Multiple Residence District
for the following reasons °
1 . to grant this request would be contrary to the original
Town of Ithaca approval of the Savey Subdivision as a single -
family dwelling residential area ,
2 . to grant this request would be an act of spot zoning
contrary to the R- 15 Zoning of this subdivision ,
3 , the proposed apartments would create a serious traffic
problem on small roads designed for a residential area , and
4 . the proposed apartments would change the residential
character of the area to the detriment of the neighborhood . "
Mr . Mills also presented a letter of opposition from two neighbors
who are out of Town _ Dr , and Mrs , Emil Gelenczei ,
Mr . Robert Cutia , 337 Coddington Roade Mr , Cutia stated that it was
his opinion that than is confidence in the present zoning and the
people would like to maintain that confidence , It is important that
every time someone comas along and wants to do something different like
multiple right in the middle of residential and the law is very clear
then the request should be denied ,
Mr , Lon Gallup , 104 Juniper Drivee Mr , Gallup stated that he is a new
resident of the area , If the traffic is increased it could create the
possibility of children being hit , He stated that this proposal falls
considerably short of the one acre requirement , the proposed structure .s
will consume most of the land mass there . There will be no place for
off street parking ® there is not that kind of land area for off - street
parking . He did not think that a multi ® family , four _ family unit would
conform with what is already there , He registered his opposition to
the proposal ,
• Mr . Fred Weinstein , Attorney : He stated that he is appearing on behalf
of the adjacent property owners , In Mr , Knuppenberg ° s presentation to
the Board tonight , Mr . Weinstein stated , he ( Knuppenberg ) described
certain hardships that he would find by putting single family units on
these parcels . Mr . Weinstein stated that the Planning Board is not the
Town of Ithaca Planning Board _ 5 ® November 5 , 1974
• Board of Appeals firstly and secondly that to grant this request for
rezoning would constitute spot zoning and as such would be illegalo
This is not an application for a variance , it is for a rezoning . The
area as a whole does not need apartments .
Mr . Christianson felt that this is a request that would more
properly go to the Zoning Board of Appeals but it is before us since
it was presented as a request for rezoning ,
Mr . Hargis asked for clarification of the statement that these are
the last two lots in the subdivision , errs . Holcomb stated that they
are in fact not the last two lots . There are three more . Mrs . Holcomb
described the past history of this .subdivision and stated that :it had
been approved by the Planning Board as a standard R� 15 subdivision .
Mr . Lowe stated that he could see no compelling reason to rezone
the land and noted again that such a rezoning would be in violation of
the present zoning ordinance of the Town of Ithaca .
MOTION by Mr . Jack Lowe , seconded by Mrs . Barbara I1olcomb :
RESOLVED , that the Planning Board of the Town of Ithaca deny and
hereby does deny the request of Mr . Lee Knuppenberg to recommend to
the Town Board the rezoning of his land on Pineview Terrace from R- 15
Residential to Multiple Residence District .
By way of further di :, cussion , Mrs . Holcomb stated that she. agreed
with Mr . Tc^7einstein that in this case ' where the whole area has already
been approved as a single family residential area that to rezone as
small a piece of land as this within it even if the parcel were of
adequate size would constitute spot zoning ,
There was no further discussion and the Chair callef for a vote .
Aye - Holcomb , Harris , Scannell , Lowe , Christianson , Baker .
Nay ® None ,
The MOTION was declared to be carried unanimously .
Mrs . Holcomb declaied the Public Hearing to be closed at 8a20 p . m .
8 : 25 F . M . , PUBLIC HEARING *. CONSIDERATION OF THE SUBDIVISION OF LANDS
OF EARL CARPENTER , TAX PARCEL NUMBER 6 - 29 -
6 - 2 , INTO FOUR LOTS , THREE FRONTING ON
HALLER BLVD . ( 220 HALLER BLVD . ) , SAID LANDS
PRESENTLY ZONED R� 15 .
Mrs . Holcomb left the meeting at this point and the Vice -Chairman ,
Mr . Christianson , took over as Chairman . Mr . Christianson declared the
Public Hearing opened at 8 *. 25 p . m . and read the Notice of Public Hearin( ,
as published in The Ithaca Journal on October 31 and November 1 and 2 , r
1974 . He presented for the record the Town Clerk ' s Affidavit of Postinc_
and Publication duly notarized .
Mr . Carpenter stated that he has approximately 274 ' of frontage
on Haller Blvd . upon which there exists 2 homes _ one new and one
about 70 years old . He stated that the square footage in this requestee
subdivision is satisfactory and that water and sewer is available on
'Town of Ithaca Planning Board - 6 - November 5 , 1974
the site , He stated that the three proposed lots on Haller Blvd . would
all be the same size - - 160 ' x 91 ' ( 14 , 560 sq . ft . ) with a 50 ' road .
Or , the lots would be 185 ' in depth if measured from the centre of the
road . The actual parcel is 274 ' on Haller Blvd . going back 881 ' .
There would be the three small lots on Haller Blvd . and one big lot at
the back of all three . Mr . Carpenter presented his proposed subdivi -
sion maps and also a survey map dated September 25 , 1974 , drawn by T . Ga
Miller , Surveyor ,
Mr . Christianson asked if Mr . Carpenter ' s plan at the moment is to
use the proposed center lot fronting on Haller Blvd . as an access to
the large back lot . Mr . Carpenter agreed but added that hs would like
to have it be a legal lot some day .
Mr . Lowe pointed out that in case Mr . Carpenter cannot get access ,
would it not be better to have the middle area and the remaining back
area as one lot .
Mr . Fabbroni suggested that this would be a good idea .
Mr . Scannell stated that he was of the opinion that the matter
should go to the Zoning Board of Appeals .
MOTION by Mr . Robert Christianson , seconded by Mr . Daniel Baker :
RESOLVED , that the Planning Board of the Town of Ithaca refer and
hereby does refer the application of Mr . Earl Carpenter to subdivide
his land known as 220 Haller Blvd , into four lots , three fronting on
Haller Blvd . , to the Zoning Board of Appeals , together with the nota-
tion that the Planning Board finds no objection to the proposed subdi -
vision .
A brief discussion followed , and thereafter the Vice-Chairman
called for a vote .
Aye - Christianson , Baker , Harris , Scannell , Lowe .
Nay - None .
The MOTION was declared to be carried unanimously .
Mr . Fabbroni questioned the fact that the Zoning Board of Appeals
could pass on this subdivision .
The Public Hearing was closed by the Vice -Chairman at 8 : 45 p . m .
PRELIMINARY DISCUSSION OF PROPOSAL OF CHURCH OF SEVENTH DAY ADVENTIST
TO CONSTRUCT A CHURCH AND PAROCHIAL SCHOOL ON TRUMANSBURG ROAD ,
Mr . Dale Kongorski , Pastor of the Church , and Mr . Archie Brown ,
representative of the congregation , were present at this meeting to
discuss the concept of building a Church on the Bob Cameron property
• on Trumansburg Road two lots below Lakeside Nursing Home ,
Mr . Brown asked the Board if this proposed use would be appropriate
to the area . All members of the Board agreed that it was an allowed
use under the present zoning ordinance of the Town of Ithaca .
Town of Ithaca Planning Board -- 7 - November 5 , 1974
Mr . Kongorski stated that the current interest is only for a
Church . He said that there is presently a Church in the District of
Cortland . If a school should ever come into being , they would like
to know beforehand that it would be appropriate . He stated that they
are particularly anxious to know if the ingress and egress to the
proposed Church property in terms of safety and aesthetics would be
adequate in 'the opinion of the Planning Board , The parcel in question
is about 1541 frontage and about 3001 back .
Mr . Scannell stated that he could see no problem with the site
for this use . Mr . Brown expressed concern about requirements for in®
gress and egress again and asked for direction from the Board as to
what they should do at this point .
Mr . Christianson suggested that they get the building laid out on
the ground the way they would like it and determine the most practical
ingress and egress for their use _ such as a plot plan a and then the
Planning Board could react to that , Mr . Kongorski stated that the
whole frontage could be available for entrance and exit . Water and
sewer are there also ,
Mr . Metz pointed out to the gentlemen that they will eventually
have to obtain approval from the NYS Department of Transportation for
their entrance and exit proposal .
There was no further discussion of the matter .
• ADJOURNMENT .
MOTION by Mr . Robert Scannell , seconded by Mr . Maurice Harriso
RESOLVED , that the meeting be adjourned at 900 p . m .
Carried unanimously .
Respectfully submitted ,
Nancy M . Fuller , Secretary .
•
AFFIDAVIT OF POSTING
w TOWN CLERK ' S OFFICE
ITHACA , N ® Y,
I � Edward L . Bergen , being duly
sworn , say that I am the Town Clerk of the Town of Ithaca , Tompkins
County , New York , that the following notice has been duly posted on
the sign board of the Town Clerk of the Town of Ithaca and that the
notice has been duly published in the local newspaper * ( Ithaca Journal )
Notice of Public Hearing of the Ithaca Planning Board , November 5 , 1974
7 : 45 p . m . to consider rezoning lands of Mr . Lee Knuppenberg ( 53 - 1 - 15 . 26 ,
53 - 1 - 15 . 27 ) and ( 53 - 1 - 15 . 7 , 53 - 1 - 15 . 13 ) from R- 15 to Multiple Residence .
and at 8 : 15 p . m . consideration of the subdivision of lands of Earl Carpen -
ter , tax parcel 6 - 29 - 6 - 2 into four lots , three fronting on Haller Blvd . ,
Location of sign board used for posting * Entrance to Town of Ithaca Office
108 E . Green Street , Ithaca , N . Y . ( third floor )
Date of Posting * October 28 , 29 , through November 5 , 1974
Date of Publication ; October 31 , and November 1 , 2 , 1974
Edwid L . Bergen
Town Clerk
Town of Ithaca
State of New York
County of Tompkins SSo
Town of Ithaca
Sworn to before me this 5ht day of November 19 74
NOTARY
s
r
TOWN OF
PLANNING BOARD ;
NOTICE OF PUBLIC HEARINGS
NOVEMBER 5, 1874
NOTICE IS HEREBY GIVENTHAT THE Planning
Board of the Town of Ithaca will bold Public Hearings
at the Town Offices, 108 East Green Street (third
,floor), Ithaca, New York, on Tuesday, November 5,
1974, for the following purposes:
7:45 p.m. :'Consideration of the rezoning of lands of
Mr. Lee Knuppenberg; two combined lots on Pineview
Terrace, 53-1-15.26, 53-1-15.27, and two coinbined lots
R HickoryGenual Place, 53-1.15.7, 53-1-15.13,Distr.i from our-
Besidential to Multiple Residence District for four-
family homes. I
.8: 15 p.m. : Consideration of the subdivision of lands
of Earl Carpenter, Tax Parcel Number 6-29$-2, into
four lots, three fronting on Haller Blvd. „(220 Haller
Blvd. ), said lands presently zoned R-I5:
and to hear all persons for or against such proposals. ,* ,
By Order of the Chairwoman
of the Planning Board of the
Town of Ithaca
Edward L. Bergen
. - . lrro%n Clerk
- yDated: October 29. 1974 _ - f
October 31, November 1, 2, 1974
LtGAL NOTICE
�® TOWN OF ITHACA
PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
NOVEMBER 5 , 1974
NOTICE IS HEREBY GIVEN that the Planning Board of the Town
of Ithaca will hold Public Hearings at the Town Offices , 108 East
Green Street ( third floor ) , Ithaca , New York , on Tuesday , November
5 , 1974 , for the following purposes .
7 : 45 P . M . : Consideration of the rezoning of lands of Mr . Lee
Knuppenberg ; two combined lots on Pineview Terrace ,
53 - 1 - 15 . 26 , 53 - 1 - 15 . 27 , and two combined lots on
Hickory Place , 53 - 1 - 15 . 7 , 53 - 1 - 15 . 13 , from R- 15
Residential to Multiple Residence District for
four - family homes .
8 : 15 P . M . : Consideration of the subdivision of lands of Earl
Carpenter , Tax Parcel Number 6 - 29 - 6 - 2 , into four lots ,
three - fronting on Haller Blvd . ( 220 Haller Blvd . ) ,
said lands presently zoned R- 15 .
and to hear all persons for or against such proposals .
By Order of the Chairwoman
of the Planning Board of the
Town of Ithaca
Edward L . Bergen
Town Clerk
Dated : October 29 , 1974 .
Publish : October 31 , November 1 , 2 , 1974 .
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November S , 1974
To : Planning Board Members
From : Barbara Holcomb
RE , Request of Seventh Day Adventists to build a church and
parochial school on Trumansburg Road
This is a summary of my phone conversations with Bill Banner of the
Ithaca School System .
At my request , Bill called the Facilities division of the State
Department of Education in Albany to determine whether the State
regulates the physical layout of a parochial school as it does for
public school in re square footage per student , play area , etc .
The answer was that the State does not - at least the Facilities
Division does not .
However Bill ' s contact in Albany stated . that in order to operate
a parochial school in N . Y . the sponsoring group must be licensed
by the State . If there are any regulations in re size and structure
the requirements would be made known through . the licensing procedure .
Since this operation ( licensing) isa separate operation the Facilities
Division has no knowledge of what sort of requirements the Licensing
Department might make .
It was suggested that we suggest to the Seventh Day Adventists that
if they have not yet investigated the licensing procedure that they
should do so - they would thereby learn what sorts of , requirements
will be imposed in order to obtain their license and we would know
if there are any physical requirements which should be incorporated
into their site plan proposal .
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oyer
Chairwoman of the Planning Board
- . Town of Ithaca November 3 , 1974
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Dear Chairwoman. :
When we bought our home at 101 Juniper Drive , we
understood that the zoning district is strictly
residential and would remain residential R- 15 in
the future .
Therefore , we are strongly opposed to any consideratio :
of the rezoning of lands of Mr. . Lee Knuppenberg ; two
combined lots on Pineview Terrace , 53 - 1 - 15 . 26 , 53 - 1 - 15 < 2
and two combined lots on Hickory Place , 53 - 1 - 15 . 7 ,
53 - 1 - 15 . 13 , from R - 15 Residential to Multiple Resident
District for .four - family homes .
Such rezoning of the area would not be fair to the
present residents , who in good. faith invested and
ought their homes in an R - 15 Residential District .
Sincerely yours ;
s
Dr . & Irs . / Emil F . Gelenczei
101 Juniper Drive
Ithaca , N . Y . 14850
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