HomeMy WebLinkAboutPB Minutes 1975-03-04 TOWN OF ITHACA PLANNING BOARD
MARCH 4 , 1975
The Planning Board of the Town of Ithaca met on Tuesday , March 4 ,
1975 , at 7 : 30 p . m . in the Town of Ithaca Offices , 108 East Green St , ,
( third floor ) , Ithaca , New York ,
PRESENT : Chairwoman Barbara Holcomb , Maurice Harris , Robert
Scannell , Liese Bronfenbrenner , Richard Black , Lawrence Fabbroni
( Planning Engineer/Building Inspector ) .
ABSENT and EXCUSED : Robert Christianson , Sam Slack , Daniel Baker ,
ALSO PRESENT : David Cassel ( President , East Ithaca 'town Assoc . ) ,
Mr . Hartman , Alan Goodman ( Ithaca Journal ) .
The Meeting was opened by the Chair at 7 : 35 p . m .
REPORT OF THE BUILDING INSPECTOR
Mr . Fabbroni reported that 5 building permits were issued for new
homes and 2 building permits for garages were issued in the month of
February for a total of $ 156 , 500 . 00 of improvement . All five homes
were for Stein Builders on upper Tudor Road in Eastern Heights . The
building inspector has also been involved with one zoning violator
who has spoken about his four - apartment dwelling in his barn . This
person will be coming in with a request that the structure be zoned
under cluster with about 10 acres set aside . Rocco Lucente is going
to come back in to the Planning Board to get approval on a portion of
the development in the Northeast that was approved once before but not
filed with the County Clerk within the 90 days limit .
REPORT OF THE PLANNING ENGIPIEFR
Mr . Fabbroni reported that the Bolton Point project easements are
a problem which is rNt? idly being solved . The Plant site itself is
90 % excavated and the contractor is starting concrete work for slabs .
At the pumping stat4on the floor slab and all the walls have been
poured and are curing . The road is taking a beating with the 60 Ton
• cranes and concrete trucks . It broke up once and is being taken care
of on demand .
On the Mitchell Street widewalk project Mr . Fabbroni felt that it
was pretty sure that the County will install the pipe if the Town pays
for it .
Mr . Fabbroni stated that he is reviewing and rewriting some parts
of the proposed zoning ordinance as required by the changes made in
the rough draft by the Planning Board for presentation to the Town
attorney , He noted that he is up to the multi - family section . Progress
is being made .
REPORT OF COUNTY PLANNING BOARD
Mrs . Holcomb stated that there will be a public forum on the Fall
Creek Recreational River proposal at 7 : 30 p . m , on Thursday , March 20 ,
1975 , at the NYSEG auditorium . One question to be discussed is whether
4a ). 1 Creek should become a Recreational River under State control .
Mrs . Holcomb pointed out that there is some feeling that it should
become a County program instead of a State program . The State people
Town of Ithaca Planning Board - 2 - March 4 , 1975
will be at this meeting and there will be a discussion of both possi -
bilities . This does concern us since a portion of the Creek is in
the Town .
Mr . Harris declared that he is for the concept but against the
proposal for State control . The Cornell eater System is based on
Fall Creek as a source .
Mrs . Holcomb read a letter from Henry M . Baldwin , Chairman ,
Broome County Soil and Water Conservation District , 840 Front Street ,
Binghamton , New York , in re a regional conference on Sediment and
Erosion , which will be held at the Holiday Inn , in Cortland , New York ,
on March 13 , 1975 , at 10 : 00 a . m . ( see attachment ) . Mrs . Holcomb said
that Mr . Fabbroni is going to attend the conference and that they sent
in two reservations . She would like someone else to go besides her .
Mr . Black stated that he went to the State meeting in Albany on Dec .
10 , 1974 , but that he would go if Mr . Fabbroni wished .
PRELIMINARY DISCUSSION OF A REQUEST TO REZONE TO BUSINESS " C " THAT
PARCEL . OF LAND ON THE NORTHEAST CORNER OF ELLIS HOLLOW ROAD AND JUDD
FALLS ROAD PRESENTLY ZONED BUSINESS " D " .
Mrs . Holcomb stated that she had received on February 27 , 1975 ,
a letter directed to the Town Planning Board from the East Ithaca Town
Assoc . signed by David G . Cassel , President , Board of Directors .
( See attachment ) . The letter contained the above - noted request .
Mr . Cassel located the property on the wall map . Mr . Cassel
referred to the Zoning Board of Appeals meeting of February 19 , 1975 ,
where a car wash was denied as a permitted use in Business " C " but it
was apparently stated that a car wash could be in the Business " D "
area , Mr . Cassel stated that it is the feeling of the East Ithaca
Town Assoc , that they do not want to see anything worse than a gas
station going in there , so , they would ask that the parcel be rezoned
back to " C " in case someone came in for a gas station and then it
could be re - rezoned D110
Mr . Fabbroni wished to clarify a point and stated that the state -
ment was made that he , as Building Inspector , did not see anything in
the zoning ordinance which prevented a car wash in that zone . The
process by which the approval or disapproval of a commercial develop-
ment takes place was not covered - - any such request has to go to the
Planning Board with site plans and then to the Town Board with all of
the appropriate public hearings .
Mr . Harris wondered what is to prevent a car wash in connection
with a gas station .
Mr . Cassel stated that a free standing car wash makes no sense .
A gas station with a repair bay and a car wash bay is negotiable . A
car wash , free standing , is not to be considered or anything worse .
He said that the Association felt that anything other than a gas sta-
tion would be very easily approved .
lar . Hartman stated that he had had the same impression from that
Zoning Board meeting and he would like clarification .
Mr . Scannell stated that he thought that the whole parcel was
originally zoned " C " and the oil company came in with a plan and it
Town of Ithaca Planning Board - 3 - March 4 , 1975
was rezoned " D " . He thought that it was Gulf Oil . He further stated
that if this is the case , then there is no problem for the group here
• represented . If it were rezoned for a plan and no plan was carried
out , it goes back to " C " .
Mrs . Holcomb noted that once an area or parcel is zoned with a
plan then that is it . We do have some areas in the Town that are
zoned without a plan , but still , anybody who wants to build in that
area has to come in with a site plan . We approve , or not , and
recommend , or not , to the Town Board with appropriate public hearings .
Mr . Cassel then stated that it must be determined which zone this
parcel is actually in .
Mrs . Holcomb recalled that also Mobil Oil came in about three
years ago with a plan for a gas station . They dropped the matter after
investigation .
Mr . Cassel stated that he would like to see the question clarified
at this point in time . If the property on the northeast corner of
Judd Falls Road and Mitchell Street is zoned " C " and not " D " as has
been inferred , he would withdraw the request for rezoning as stated
in his letter from the Association .
Mr . Black asked what the zoning is for the area all the way back
to the Cornell land . Mr . Fabbroni stated that it is zoned " C " .
DISCUSSION OF A PROPOSED WALI{ WAY FROM ELLIS HOLLOW ELDERLY APARTMENTS
• TO THE JUDD FALLS SHOPPING PLAZA ,
Richard Black - Crossing the creek behind the property would be poor .
The entrance way from Ellis Hollow Road to the shopping center is
quite wide . The easiest way would be to put a walkway along the
street ( Ellis Hollow Road ) . There would be no creeks to cross . The
other alternative across back land would have to be graded but not too
drastically .
Robert Scannell - I agree with the first proposal because there might
Bee a stop sign put in someday when Ellis Hollow Road intersects with
the proposed loop road . This would be much safer .
Richard Black - We would need about a 2501 walkway .
Lawrence Fabbroni - What do you want to do along this road ?
Richard Black - Make a path connecting the building to the shopping
center ,
Robert Scannell - What about asking the person who might build on the
parcel between the Apartments and the shopping center entrance road
that is yet to be developed to put in a pathway or sidewalk along the
entrance drive to the shopping center parking lot when he does develop .
Mr . Hartman - I think your suggestion is very good . They would not
have to even cross traffic .
Riese Bronfenbrenner - Are there street lights there ? (Answer - Yes . )
Town of Ithaca Planning Board - 4 - March 4 , 1975
Barbara Holcomb - Is this something that we recommend to the Town
Board ? That is , recommend the acquisition of an easement for a walk-
® way which the Town will construct ?
Richard Black - We would have to hard surface a walkway at some time or
other . It should be inside of the ditch and therefore we would need
an easement .
Robert Scannell - Such a walkway would be hard to maintain and plow .
Barbara Holcomb - Could there be a possibility of an agreement -- the
Town would construct the walkway and the Apartment management would
keep it plowed .
Robert Scannell - I would be all for an agreement . I would not like
to see us just get an easement and put it in .
MOTION by Mrs . Barbara Holcombe
RESOLVED , that the Planning Board recommend to the Town Board
that if an agreement with the Ellis Hollow Elderly Housing Management
can be reached for the plowing of a sidewalk , an easement be acquired
inboard of the ditch and parallel to Ellis Hollow Road and a walkway
be constructed at Town of Ithaca expense ; but if no agreement can be
reached , the Town of Ithaca shall cover the ditch and put the walkway
in the Ellis Hollow Road right of way .
• There was no second to the Motion .
Robert Scannell - I would like to add that we wait and see about future
development on the parcel of land under discussion . The developer
might want to put in a walkway .
Liese Bronfenbrenner - Would it be walkable during construction?
Richard Black - It could be ballasted up ,
Maurice Harris - Could we make a tentative three -pronged motion with
Scannell ° s option as the second option ? The road side ditch could bo
the third option .
Barbara Holcomb - I will check out what the proposals are for that area
and what their timetables are , if any .
Robert Scannell ' - Under option # 1 we must be very careful about the
Town ' s libi i
aty .
MOTION by Mrs . Liese Bronfenbrenner , seconded by Mr . Maurice
Harriss
RESOLVED , that the Planning Board of the Town of Ithaca shall make
the following proposal to the Town Board of the Town of Ithaca on
March 10 , 19750
The consensus of the Planning Board is that the Town should con-
struct a walkway from the Ellis Hollow Elderly Apartments to the East
Ithaca Shopping Plaza . The Planning Board recognizes the problem of
maintenance , liability and snow removal , and , therefore , makes three
Town of Ithaca Planning Board - 5 - March 4 , 1975
® recommendations in order of preference .
1 . That an easement across the property between the Ellis
Hollow Elderly Apartments and the Shopping Center be acquired , such
easement to run from the location of the proposed loop road segment
and the present entrance road to the Shopping Center from Ellis
Hollow Road parallel to Ellis Hollow Road and inboard of the drainage
ditch . This plan is recommended only if an agreement can be reached
with Ellis Hollow Elderly Housing for snow removal and any liability
in connection therewith .
2 . That the same proposed location be used for a walkway if
the new owner of this land , in his plans for development of this land ,
would incorporate such a walkway and agree to do the snow removal .
3 . That if no agreements for snow removal can be made with
parties , other than the Town of Ithaca , for doing the work , then our
recommendation is that the walkway be constructed parallel to Ellis
Hollow Road , by undergrounding the drainage ditch and constructing
the walkway in this ditch location so that it can be plowed by Town
road equipment when the road itself is plowed .
There being no further discusion , the Chair called for a vote .
Aye - Holcomb , Harris , Scannell , Bronfenbrenner , Black .
Nay - None .
The MOTION was declared to be carried unanimously .
ADJOURNMENT
Upon Motion the Meeting was adjourned at 10 ° 05 p . m .
Respectfully submitted ,
Nancy M . Fuller , Secretary .
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Working Paper -- Not a Final Document March - 4 , - 1975 .
TOTIN OF ITHACA
PARK AND OPEN SPACE
STATEMENT OF POLICY
A . The Town of Ithaca recognizes the need for and encourages the
development of parks and open space .
1 . The Town shall strive to preserve unique natural features
and resources .
2 . The Town recognizes the value of open space as well as
developed recreational areas .
3 . The Town makes a firm committment to reserve and acquire
open space for future recreational use .
B . The Town accepts the fact that a firm financial committment is
necessary to the development of parks and open spaces in the
Town and recognizes the possibility of utilizing State and Federal
funds for this purpose .
C . The Town intends to require from every subdivision developer the
setting aside of up to 10 % of the land to be developed within .. a
subdivision for parks , or money , in lieu of land , at fair market
value , to provide open space areas in each population center ( Town
Law , Sec . 277 ) .
Money given by developers in lieu of land will be placed in a
general fund to be used for acquisition of land , equipment , or
maintenance of parks in that neighborhood in which the development
stands . ( see Town Law , Sec . 277 ) .
. D . The Town shall seek to develop four types of parks :
1 . Neighborhood Play Lots
a . Designed primarily for small children .
b . To serve residents up to one - half mile of the site .
Proposed Statement of Policy - 2 - March 4 , 1975
c , Size of the park shall be discretionary with the Planning
• Board , but shall be a usable area .
d . Shall be accessible from at least one public street without
crossing private land .
e . Planning Board shall recommend acceptance of each park to
the Town Board .
( i ) Prior to recommendation the land shall be free of
trash .
• -l�ny�`gi�•a� fined by the Planning �rd�'�o�"`b�e'�
...�nec e��sa�•ysha�:�--� dox�e-.
( iii ) Trees and shrubbery shall remain ,
f . once the park has been accepted by the . Town , the Town shall :
( i ) Maintain the park in a useful condition .
• ( ii ) Provide shielding from traffic by shrubbery or
fencing as necessary .
( iii ) Provide funds annually for the development and
maintenance of parks as outlined in Section -E .
2 . Area Parks
a . Designed to accommodate active recreational and team sports .
b . Designed to serve people within a three mile radius .
C . Size of park shall be discretionary with the Planning Board .
d . Sites shall be selected for suitability , not merely their
availability . A flat well -drained expanse is needed for
field games .
e . Shall be accessible from at least one public street without
crossing private land .
f . May contain one or more recreational facility such as :
( i ) Standard playground equipment .
( 11 ) Ball fields with backstops .
- -Proposed Statement of Policy - 3 - March 4 , 1975
( iii ) Tennis courts , basketball courts , volleyball courts .
( iv ) Picnic tables , benches .
(v ) Sledding hill .
( vi ) Skating pond .
g . Located to provide a minimum of suisance to adjacent
residents .
h . Planning Board shall recommend acceptance or acquisition
to Town Board .
( i ) Prior to recommendation the land shall be free of trash .
Ci.:L) .Any gradni*ng deco m-fined, by the P,=lorannIng Boardl,,,�to be
ae ` ds'ha �$ O 1e& .
( iii ) Trees and shrubbery shall remaih .
i . Once the park has been accepted by the Town , the Town shall .
( i ) Maintain the park in a useful condition .
( ii ) Provide shielding from traffic by shrubbery or
fencing as necessary .
"` ( iii ) Provide parking area if needed .
( iv ) Provide funds annually for the development and
maintenance of parks as outlined in Section E .
3 . Regional Parks
a . Shall be located in areas with special physical characteristics
and shall be designed to preserve and protect unique features
of value to the entire region .
b . Shall be designed to serve people from the entire region .
c . Size shall be discretionary with the Planning Board .
d . May include one or more of the following facilities as are
appropriate to the unique character of the park .
( i ) Picnic tables and benches .
( ii ) Areas for active sports .
- Proposed Statement of Policy - 4 - March 4 , 1975
( iii ) Pathways and handrails where terrain necessitates .
( iv ) Open space areas left in their natural state .
e . The Planning Board shall recommend acceptance or purchase
of such areas to the Town Board .
f . Once the Town has accepted the park the Town shall :
( i ) Maintain the park in a useful condition .
( ii ) Provide parking areas as needed .
( iii ) Provide funds annually for the development and
maintenance of parks as outlined in Section E .
4 . Undeveloped Open Space
a . May be designed to preserve wooded areas , to provide a
buffer area , to preserve an area of particular natural
beauty , etc .
b . Size shall be discretionary with the Planning Board . May
be small , irregular areas .
c . Planning Board shall recommend acceptance or purchase to
the Town Board .
a " � t [�,- � hP Tr+ fiats 'a�cc�e��e� t5�1'ire'athe�T�wn°�ssha��mai=ntain'�
•
E . Recognizing that the need for funding for park acquisition and
maintenance will vary from year to year , and , recognizing that the
need by individual parks for equipment and facility maintenance will
vary from year to year , the following procedure for budgeting and
allocating Town monies for park purposes is established .
1 . Two months prior to the adoption of the preliminary budget for
the Town , the Planning Board shall receive and consider requests
& e.Yvt. ya ; bhs /
• from residents of the Town for replacements , improvements and
additions to the various parks in the Town and shall hear the
recommendations of the Planning Engineer .
Y
.` , Proposed Statement of Policy - 5 - March 4 , 1975
2 . One month prior to the adoption of the preliminary Town Budget
the Planning Board shall recommend to the Town Board an amount
to be budgeted for park purposes in the next fiscal year and
shall submit to the Town Board a list of proposed acquisitions ,
improvements , repairs , etc . , in order of priority .
3 . The Town Board shall designate in the Preliminary Budget the
amount to be expended in the coming fiscal year for park
_ purposes .
4 . The Planning Board and the Town Board shall seek to acquire
any available State and Federal funds for park purposes .
•
` _. _ . _ _ _ _ _. . .. ..
Broome County
Soil and Water Conservation District
840 FRONT STREET • BINGHAMTON, NEW YORK 13905
PHONE (607) 724926E
441H
T0 : Conservation District Directors
Gov ' t . Employees ( Coop . Ext . , ASCS , FmHA , etc . )
County Legislators and Planners
Environmentalists and Other Interested Conservationists
FROM : Henry M . Baldwin , Chairman
Broome County Soil and Water Conservatior• District
The New York Conference on Sediment was held in Albany on December 10 , 1974 ,
under the sponsorship of the New York State Soil and Water Conservation Committee
and the Clew York Soil Conservation Districts Association (CDA ) .
The purposes of the Conference were to introduce the results of the Erosion
and Sediment Inventory ( EAST ) , and to allow agency reactions to this information .
• The Conference was well attended ; and the CDA is now proposing similar
meetings on a regional basis .
You are invited to attend a regional conference on Sediment and Erosion , which
will be held at the HOLIDAY INN , Exit 11 off Route 81 , in CORTLAND , NY on MARCH 13 ,
° 75 at 10 : 00 am ,
The proposed program would be :
10 : 00 - 10 : 30 am Movie "Mud"
10 : 30 - 10 : 40 We l came
10 : 40 - 11 : 30 EAST - SCS
11 : 30 - 11 : 50 The State Situation
11 : 50 - 1 : 00 Lunch
1 : 00 - 3 : 30 THE LOCAL SITUATION - Panel
Situation report - land use planning
Situation report - regulations
Situation report - agriculture
Sit :lation report construction
Situation report - water quality
3 : 30 - 3 : 45 Summary , Adjourn
You are requested to detach the reservation form and mail it with $ 3 . 00 to
cover a buffet lunch to your local conservation district . Reservations must be
returned by March 6 , 1975 . We are looking forward to seeing you there .
® Sincerely ,
February 7 , 1975
Attachment
To . The Ithaca Town Planning Board
From : The East Ithaca Town Association
We request that the Town of Ithaca rezone the
property on the northeast corner of Judd Falls Road and
Mitchell Street to Commercial C . We note that the plans
for construction of a gasoline station on this property
have apparently been dormant for over two years . Changing
the zoning from Commercial D to Commercial C will give the
Town of Ithaca more control over the type of development
on the property , to insure that future development will
enhance and benefit our neighborhood .
David G . Cassel
President , Board of Directors
East Ithaca Town Association .
cc . Ithaca Town Board
Board of Directors , East Ithaca Town Association
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