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HomeMy WebLinkAboutPB Minutes 1974-11-19 a TOTT OF ITHACA PLANNING BOARD NOVEMBER 19 , 1974 • A meeting of the Plannin g Board of the Town of Ithaca was held cn Tuesday , November 19 , 1974 , in the Town of Ithaca Offices at 108 East Green Street , Ithaca , New York , at 7 : 30 p . m . PRESENT : Chairwoman Barbara Holcomb , Robert Scannell , Danial Baker , Jack Lowe , Sam Slack , Lawrence Fabbroni ( Planning Engineer , Building Inspector ) , Reynolds Metz ( Assistant Building Inspector ) . ABSENT : Arnold Albrecht , Maurice Harris , Rober � ALSO PRESENT : Willis S . Hilker , Manley Thaler , Stan Goldberg , Robert O ' Malley , Stanley Tsapis , The Chair called the meeting to order at 7 : 45 p . m . PRELIMINARY DISCUSSION OF REQUEST OF WILLIS HILKER TO REZONE LANDS OFF BURNS ROAD FROM R- 30 TO AGRICULTURAL ZONE , Mr . Hilker stated that he .is the owner of approximately 40 acres of land off the Burns Road bordering on the watershed area , It is the area below the abandoned railroad track now owned by the Gas and Elec� tric and running along Burns Road , It is known as 275 Burns Road , Parcel No , 483 1 ® 14 , 3 . • Mr , Hilker pointed out that the possibility of building much housing there is extremely limited - one or two or maybe three at the most , The Health Dept , has specifically excluded sand filters . There is virtually no access because the Gas and Electric will not allow any and the existence of a ravine forms an effective blockade , It amounts to the whole section being land locked . The area around his parcel is used for hay fields . Mr . Hilker_ stated that he was requesting the Board to consider the rezoning of this area from R- 30 residential to Agricultural Zone because he would like to raise some beef and hay and grains . Mrs . Holcomb felt that it might be more reasonable to talk to the other landowners in the area and see if they would like to have the whole area bounded by Burns Road , abandoned railroad track , Town lire , City Watershed , zoned to agricultural . The new zoning ordinance under R- 1 allows for raising of crops but not animals . Mr . Scannell suggested that the Planning Board should discuss the matter with the Board of Health and have them look at the whole Town and see if there are any other areas that should be zoned Agricultural at this time that we are not aware of , Mrs . Holcomb mentioned an area North of Burns Road a again bounded by the railroad track and the City watershed which might be considered , Mr . Hilker noted that such a rezoning would not stop people from building a single home on a farmette but it would eliminate develop® ment of the area . He also noted that just the other day there was a big fire on his land which was caused by simply disuse of the land . It would be better to keep up the land in a farm , Town of Ithaca Planning Board - 2 - November 19 , 1974 Mrs . Holcomb stated that the Board will follow the suggestion of Mr . Scannell and see what other areas might fall into this category • and then will bring it back to the Board for discussion as it pertains to the new zoning ordinance and the zoning map . PROBLEM OF SCHOOL CHILDREN TIALKING ALONG MITCHELL STREET NEAR CORNELL QUARTERS TO GET TO BELLE SHERMAN SCHOOL , Mrs , Holcomb presented a map and accompanying letter that were part of a presentation to the Town Board on November 12e1974 in con- nection with a hazardous situation in the Belle Sherman area involving children walking to Belle Sherman school . Approximately 50 children come out from Cornell Quarters -Maple Hill Apartments area on to Mitchel : Street , Mrs . Holcomb stated that the Town Board has petitioned the UYS DOT and been refused for a speed limit reduction in that particular area . The Town Board has stated that they will petition again , Mr . Slack stated that there should be a 35 m . p . h . speed limit in the Town of Ithaca to the Dryden line or at least in front of Cornell quarters . He mentioned also the intersection of Snyder Hill Road and Pine Tree Road to the intersection of Pine Tree Road and Ellis Hollow Road (Mitchell Street ) , Mr . Scannell stated that he would like to see a sidewalk extended up there by Cornell Quarters , Mrs . Holcomb stated that Mr . Fabbroni is working on this with the County with Bill Mobbs using culvert pipe on the ditch on the North side . Mrs . Holcomb stated that this matter will be discussed further at the December 3 , 1974 , meeting of the Planning Board , EASTERN HEIGHTS - FIVE ACRE PARK ON NORTH SIDE OF SNYDER HILL ROAD Mrs . Holcomb stated that at the time of the approval of the Eastern Heights second phase of the Eastern Heights subdivision South of Snyder Hill Road it was stipulated that a five acre park would be deeded to the Town as a park on the North side of Snyder Hill Road because there was no suitable land on the South side ; and that such a park would be deeded prior to the sale of 70 % of the lands of Eastern Heights . Mrs . Holcomb noted that as of November 6 , 1974 , Eastern Heights has sold off 102 lots , 46 additional lots have been sold to King ' s Lane , Inc . , leaving 17 in the possession of Eastern Heights which is 33 lots over the limit of 115 they may sell off prior to the deeding of the Park to the Town , Mrs . Holcomb then presented for discussion a proposal for the lo - cation of the proposed five acre park as had been agreed upon by the members of the Planning Board as a suitable site , We would prefer a five acre parcel at the Northwest corner of Tax Parcel # 61 - 1 - 8 . 1 . Mr . .Manley Thaler stated that if the Board were to go back in the records it would be clear that what Mrs . Holcomb outlined is correct up to a point . Where it is incorrect is that there are proposals on file in this Town for the use and development of this land - the entire parcel - which incorporates the five acre park in it , These proposals were favorably received and turned down because of density problems , Town of Ithaca Planning Board - 3 ® November 19 , 1974 etc . As a result the land has lain fallow for several years and the gentleman who is now developing ( Stein Builders ) the South side of the • road is interested in putting in density housing for sale on the North side similar to Schickel ° s development on Honness Lane . At this partim cular point we do not know what you would approve in the way of housing on that land and we would like to be given an opportunity to make a study as to how the area could be best developed incorporating a five acre park in the study possibly at a location different from what you have just indicated . The location of the five acre park as proposed previously was acceptable to you and the Town Board and up to that point we agree . We disagree that a five acre park should now be arbitrarily selected . Mrs . Holcomb pointed out that there seem to be two points of divergence . 1 . The Planning Board views the deeding of the five acre park as a condition for the approval of Phase 2 of the Eastern Heights Subdivision South of Snyder Hill Road and therefore is separate and distinct from any requirements we might make for additional park land in connection with a development of the property on the North side of Snyder Hill Road . 2 . We also are in disagreement as to the location of the five acre park . Mr . Thaler stated that the Board has delineated a five acre park that they want and there is a committment from Eastern Heights to deed • a park . He pointed out that he has answered every certified letter from the Chairwoman of the Board and further stated that that committ- ment will be honored , He stated that it is premature to push them at this moment , they want the park incorporated in the development of the parcel North of Snyder Hill Road . . Mr . Scannell stated that having the park be a part of the proposed development is entirely reasonable . However , it could be that Eastern Heights would pick out a five acre park area that is unreasonable . Mr . Thaler asked that the Board tell them what the proposed density is in the proposed zoning ordinance for a development similar to what was approved for the Schickel development . Mr . Scannell suggested that they follow the procedure utilized by Mr . Schickel and bring in a plan . Mrs . Holcomb answered Mr . Thaler ' s question and stated that it is proposed that this area would be zoned R- 1 which means a standard 15 , 000 sq . ft . lot . A multiple residence district , which Mr . Schickel has , in the proposed zoning ordinance would be a maximum of 12 units per net acre . However , Mrs . Holcomb made it clear that this descrip- tion of what has been proposed is merely that . The zoning ordinance has not been completed , nor has it been approved by the Town Board nor the Town Attorney . • Mr . Scannell requested that Mr . Thaler . bring in a development plan and the Planning Board will look at it . . However , he noted that the Board still has a five acre park committment which should have been met before Eastern Heights sold off 70 % of their land in their Toum of Ithaca Pl ,anrincT I:tcvember 3. 9 , 1974 original subdivision , Mr . Slack stated that it was his feeling that the Board has been pushed here also because the park is now being tied to a new develop- ment , Mr . Scannell disagreed and stated that if the Board does not lisce where the park is placed on a new development plan the Board does not accept it . Mrs . Holcomb pointed out that the Board had looked at a piece of land during a field survey by members of the Board . Mr . Thaler stated that Eastern Heights will core back to this Board with a proposal for this 22 acre parcel with a location for the park . Mr . Scannell stated that the location of the park should be different now because the proposed use is different , Mr . Thaler agreed , Mr , Fabbroni asked Mr . Thaler what his progress is toward making arrangements on the lower lands for drainage easements on Skyvue , Nancy and King ' s Lane ? He further stated that it is his understanding that about four years ago Eastern Heights were to work out these problems prior to the issuance of any building permits , Mr . Thaler stated that he could not recall that but that if it is on the record he would appreciate it being pointed out to him . The drainage was laid out on the subdivision plans by a licensed engineer , He stated that he would be happy to meet with Mr , Fabbroni and Mr . Stein , the builder . REQUEST TO CONVERT ALPHA, HOUSE ON ELMIRA ROAD TO A RESTAURANT ROBERT O ° MALLEY , Mr . Stanley Tsapis ;, Attorney for Mr , O ' Malley , stated that they are both here tonight to present a request for permission of the Plan - ning Board to convert the Dodd Nursing Home , now known as Alpha House , into a restaurant on the first floor comprising approximately 2 , 000 sq . ft . and rooms for rent on the second floor . He submitted a plan showing the new septic system and a general layout of the proposed restaurant and parking areas . Mr . Tsapis said that he was of the understanding that for a restaurant of 20000 sq , ft . there must be approximately 6 , 000 sq , ft . of parking area , He noted that there would be two parking areas provided of 6 , 300 sq ® ft , total , Mrs . Holcomb said that the present zoning ordinance requires one parking space for each 5 seats in a restaurant . Mr . Tsapis stated that there will be 50 seats in the restaurant , Mr . O ' Malley said that they will have 20 spaces in one side which is connected back to the other parking lot with 20 more spaces . Mr , Tsapis stated that there are approximately 3 acres of land and that he can submit a survey and a legal description immediately upon request . Mrs . Holcomb noted that the proposed restaurant is in a light industrial zone and to the north there is a residential district . Town of Ithaca Planning Hoard November 19 , 1974 Mrs . Holcomb also noted that the zoning ordinance specifies that if alcoholic beverages are sold one of the requirements ror a restaurant is that the place of business shall be located 1501 from a residence district . With reference to parking Mrs . Holcomb noted that ( 1 ) there must be on parking space for each five seats ( 2 ) no parking shall be in any front , side or rear yard ( 3 ) there must be a 30 ° front yard , 20 ° side yard and 301 rear yard , Mr . Tsapis said that all distances on the site plan will be supplied to the Planning Board immediately . Mrs . Holcomb read from the zoning ordinance and stated that in re buffer areas and screening v a strip of at least 10 ° wide shall be suitably planted to screen a business district frown present or future residences . Mr , O ' Malley noted that there are a large number of trees present -� ly existing on the site to serve as a natural buffer , Mr . Fabbroni wished to know Mr . O ° Malley ° s plans for the rest of the building , Mr . Tsapis stated that his client is planning to rent rooms upstairs . Mr . O ' Malley stated that he plans to rent rooms to the workers in the restaurant . There are six bedrooms upstairs . They would be rented by the month , or perhaps by the Tv7e. ek , like a rooming house . Mr . Fabbroni stated that his main concern is from a fire protec - • tion point of view , Mr . Tsapis suggested that Mr . Fabbroni meet with him and Mr . 0 ° Malley at the restaurant and thoroughly inspect the upstairs and tell them what he requires and it will be done . Mr . Fabbroni stated that he had met with a Mr . Young at the site and he had told him that there would be an apartment upstairs just for him and now Mr . O ' Malley stated that there will be rooms for rent up® stairs , nqr , Fabbroni stated that he will most certainly inspect the proposed use again . However , at this point he would definitely require an exterior exit , Mr . O ' Malley stated that there is a regular steel fire escape there and there are heat and fire censors which were put in when it was a nursing home , Mr . Fabbroni stated that if upon ins - pection it is clear that those things are in place , then the use would be acceptable to him , Mrs . Holcomb wanted to have it clear that this would be strictly a rooming house operation with no kitchen facilities , Mr . O ' Malley said that this would be the case . Mr . Baker asked what the access would be to the rooms upstairs . Mr . O ' Malley stated that there is a foyer that has stairs off it lead® ing upstairs or there is another way that goes up the stairway . He said it is his intent to install two doors to the upstairs and keep them locked . Ile further noted that the State Liquor laws stated that you have to be able to lock up the bar at night , Mr . Scannell said that he could see no problems with the proposed use of Alpha House as a restaurant with rooms upstairs , Mrs . Holcomb stated that it was necessary to have the distances A- Town of Ithaca Planning Board - 6 - November 19 , 1974 on the site plan . Mr . Tsapis said he could go over to his office right then and get them . MOTION by tors . Barbara Holcomb , seconded by Robert Scannell * RESOLVED , that the Planning Board of the Town of Ithaca recommend and hereby does recommend to the Town Board of %the Town of Ithaca that conditional approval be given to Mr . Robert O ' Malley for the conversion. of the property known as Alpha House , 602 Elmira Road , previously the Dodd Nursing Home , to the following useso 1 . First floor restaurant to seat approximately 50 patrons , 2 . Second floor to consist of six ( 6 ) rental rooms not to include kitchen facilities . The Planning Board recommends to the Town Board that final approva , for the proposed uses be granted when the following conditions are met * 1 . A site plan showing all property boundaries and measurements for front yard , side yard and rear yard , and from back of house to back property line , be presented . 2 . When such site plan is provided it will be required that the building must be located at least 1501 from the rear property line , that no parking may be located in the required front , side and rear yards and that indication of a presently ® existing natural buffer area be shown . 3 . That evidence of approval from the Tompkins County Health Department for water and , sewer be submitted . There being no further discussion , the Chair called for a vote . Aye - Holcomb , Scannell , Baker , Lowe , Slack . Nay - None . The MOTION was declared to be carried unanimously . ADJOURNMENT There was a brief discussion of the proposed loop road , Upon Motion by Mr . Jack Lowe , duly seconded by Mr . Robert Scannell , the Meeting was adjourned at 9025 p . m . with all members voting in favor . Respectfully submitted , Nancy M . Fuller , Secretary . l � ' rcnn , , ins County • 130ARD OF REPRUSLN'1"ATI V I : S C„uei U(Mec, Ax'ca, N , Y. 14850 octoher 25 , 1974 M E M 0 R _A N . T0 : Howard Stevenson FROM : Beverly Livesay RE : Ellis Hollow Road As you will recall we have had conversations in the past regarding the poor visibility at the Ellis Hollow and Judd Falls Road intersection • and short and long term possible improvements . Two new developments require us to take a new look at the increasing severity of this and other problems on that section of Ellis Hollow Road in the Town of Ithaca . These are the elderly apartments near the shopping center and the Maple Road apartments . Besides the need for better traffic control at that intersection , such as a stop sign for east bound traffic on Ellis Hollow Road or a three-way stop , something must also be done to improve the pedestrian passage along the entire stretch from the city line to the elderly housing , and to assist the Town of Ithaca in getting the speed limit reduced . / s cc : Harry Kerr Walter Schwan Frank Liguori Barbara Holcomb • TO : Ithaca Town Board REs Mitchell Street in the Town of Ithaca • FR(H *0 Concerned parents The problem of persons walking along Mitchell Street in the town of Ithaca is of great concern to many people . Small school children as well as adults are forced to walk along the narrow shoulder of the road where heavy traffic may legally travel up to 55 mph and where a curve and hills make visibility poor . Mitchell Street is a very heavily traveled street as it is a main route used by cars going from the Ellis Hollow area to Cornell and . downtown . Much of the traffic going to the East Hill Shopping Plaza uses Mitchell Street as well . The new Ellis Hollow Apartments near the shopping plaza will greatly increase the number of automobiles using this road . Elementary school children from the Maple Hill Apartment complex • and Cornell Quarters (estimated at well over 50 children ) must cross Mitchell Street in the Town of Ithaca and walk along the shoulder of the road until . the sidewalk begins at the city line (about 2 blocks ) • Persons walking from Cornell Quarters to the East Hill Shopping Plaza must also walk this road (about .4 miles ) . During the winter months the snow plows pile the snow along the shoulder of the road and these individuals must walk in the road along with the cars which are traveling at rates of speed well over that suggested for school crossing areas . There is no marked area where the children may cross safely. We urge the Town Board to take immediate action to correct this dangerous situation . Suggested action includes lowering the speed limit along this road , providing a marked school crossing and guard , widening the road , providing pedestrian access routes , and any other action which would provide citizens with protection along this stretch of road . M A PLL 1� I ��- . a ors POOK n Cairn Elt S TaRA,E AMA A PP. HeAvy E-&UIPME,IT ADAY ssmpg w ana 01 C oRN ELL O%VAPLTERS PLASMA V TIS Ru RAAA 10 MAP +. � ��`� - PAys SL.AS* COPtNG LL &.UAPTERS - GAS s�Anot� KOPPER 's QOAD MATEM A (S Sloe" lo • IS -tRuc.ks PER DR n LaIE R LANE NVr IN OPSRAY164 nuRtNG WINTER NION 'TW a t�Ayy E�UIPMEa�t NO S I UVJALKS � PARKED � x I) RAIMAGE PRoPEt . , I> ITcN LI NE -- S 109 WALICS SPegv LIM IT ` START CHANGES ` t` as, o l 3o MPSI