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HomeMy WebLinkAboutPB Minutes 1975-05-20 TOTRT OF ITHACA PLANNING BOARD MAY 20 , 1975 ® A Meeting of the Town of Ithaca PlanningBoard was held o , Tuesday , May 20 , 1975 , at 7030 n p . m . in the Town of Ithaca Town Hall at 126 East Seneca Street , Ithaca , New York , ( second floor ) . PRESENT : Chairwoman Barbara Holcomb , Liese Bronfenbrenner , Robert Christianson , Richard Black , Maurice Harris , Robert Scannell , Sam Slack , Lawrence Fabbroni ( Planning Engineer/Building Inspector ) , Reynolds Metz (Assistant Building Inspector ) , ABSENT and EXCUSED : Daniel Baker , ALSO PRESENT : Stephen J . Shippos , Donald Lowenstine . REPORT OF PLANNING ENGINEER Mr . Fabbroni reported that he mailed the material on the Flood Insurance Program today to the Federal Government in Washington . The Town is going to use the zoning ordinance amended by adding Article XV and some other amendment such as additional definitions . DISCUSSION OF DIFFICULTY IPJ HEARING IN TOWN HALL BOARD ROOM Mr . Christianson reported that he had a shocking experience on May 14 last week when he attended a Zoning Board of Appeals meeting and sat in the audience rather than at the Board table . He had extreme difficulty throughout the proceeding in hearing what was being said at the table , REPORT OF COUNTY PLANNING BOARD Mrs . Holcomb reported that at the last County Planning Board meeting she learned that the County has developed a series of maps that outline everything of interest from the standpoint of planning , i . e . , soil , historic , drainage , etc . This is being built as a data bank for County Land Use Planning . Fred Edmondson from the Town of Lansing said that he would like a set of these maps for the Town of Lansing files . Mr . Liguori said that he wished that he were in a position to supply these maps to the Towns but he cannot because of the expense . The maps are $ 1 . 00 each , MOTION by Mr . Robert Christianson , seconded by Mr . Sam Slack : RESOLVED , that the Planning Board allocate funds in the sum of $ 35 . 00 to acquire a set of 35 maps from the County Planning Office for the use of the Town of Ithaca . There being no further discussion , the Chair called for a vote . Aye - Holcomb , Bronfenbrenner , Christianson , Black , Harris , Scannell , Slack , rJav - None , The MOTION was declared to be carried unanimously . UNSIGHTLINESS OF P & C MARKET AND ENVIRONS Mr . Slack stated that he would like to see something done by the Town of Ithaca Planning Board - 2 - May 20 , 1975 P & C Market about the garbage around the back of their building . e They do place it in bundles , but the bundles fall apart and the junk blows all over the place . Mrs . Holcomb requested that Mr . Fabbroni check into the matter . Mr > Fabbroni said that he has been in contact with the people in charge of the Shopping Center and that they are in the process of fixing it up . They have taken down the FBC letters and they have fixed up the parking lot . They are getting pressed to fix up around the edge of the parking lot . The Utica Savings Bank has taken over the mortgage . Mr . Metz reported that he is in the process of taking a picture inventory of all signs presently in existence for comparison with those that were up three years ago . The Sign Ordinance was adopted in 1972 and owners of illegal signs had three years to remove them . PUBLIC HEARING ° CONSIDERATION OF REQUEST BY STEPHEN J . AND MARION SHIPPOS TO REZONE LANDS AT 611 FIVE MILE DRIVE ( PARCEL N0 . 6 - 31 - 2 - 2 ) FROM LIGHT INDUSTRIAL TO RESIDENTIAL . Chairwoman Holcomb declared the Public Hearing in the above - noted matter duly opened at 7 : 45 p . m . The Town Clerk ' s Affidavit of Posting and Publication of the Public Hearing duly signed and notarized was presented for the record . Mr . Shippos stated that the address noted in the Notice of Public Hearing is in error - the address is 491 Five Mile Drive . Mrs . Holcomb will check into the question of address . Mrs . Holcomb reported that this whole area ( backlands between Five Mile Drive and the Inlet ) was zoned Light Industrial about 15 years ago when it was thought that the Box Factory was going to go in there . This means that in terms of Mr . Shippos ' property the back portion of his land is zoned Light Industrial and the front portion is zoned R- 9 . Mr . Shippos presented a map of his and surrounding property . Mr . Christianson asked Mr . Shippos what he wants to do with the land . Mr . Shippos stated that his son wants to build a house on the back area and he , himself , would like to build one in the front area . He stated that there are two existing houses on the parcel along the road . The total acreage of the parcel is 12 ± acres out of 16 acres after the flood plain area is removed , The Planning Board informed Mr . Shippos that he could not build any more houses on the parcel without a sub- division plan . Mrs . Holcomb commented that Mr . Shippos could do nothing in the way of subdivision until the portion of the parcel that is zoned Light Industrial is rezoned . She stated that the only question is that in light of the new Flood Plain Zoning was this parcel included in the flood hazard area . Dor . Fabbroni reported that he had spoken by telephone today (May 20 , 1975 ) with the Corps of Engineers on this matter . He reported that it took some time to locate the proper person to talk to but he finally located the man who designed the flood channel . This person knew what the flood channel could handle and he told Mr . Fabbroni that Town of Ithaca Planning Board - 3 - May 20 , 1975 it was 100 -year based on the 1935 storm . Mr . Fabbroni felt that the • 1935 storm was really about a 200 -year rating . Mr . Black thought that the area had an 80 -year storm rating . Mr . Fabbroni said he would recheck the matter . Mr . Fabbroni pointed out to Mr . Shippos that he must be aware of the fact that the first habitable floor of any new construction has to be one foot above the 100 ®year storm level . Mr . Christianson asked Mr . Shippos how close he planned to build to that area . Mr . Shippos thought maybe 2001 or 3001 from the flood channel . Mr . Christianson wondered if there would be any problem building up a little higher . Mrs . Holcomb noted that the reason that this whole question came up is because we are in this " in-between-time " as far as the floodway and flood hazard area designation goes . We now have to file with the Federal Flood Insurance Aministration in order for anybody to get insurance who lives or owns property in the flood prone area . The Floodway has restricted uses . She pointed out that the Board is say- ing that Mr . Shippos ' land is in a flood prone area and within certain restrictions he could build there . Mr . Black suggested that the Planning Board could rezone it but the only thing we are unsure of is the flood line designation . Mr . Fabbroni pointed out that if the Board waits until the actual designation it would be a matter of at least a year . Mr . Fabbroni repeated that he will check on the discussion that he had with the man he spoke to in Buffalo . Mrs . Holcomb stated that another question is where the Routes 13 / 96 . proposed corridor goes . It would appear that the proposed cor - ridor crosses the flood channel before it gets to Mr . Shippos ' land , so there should be no problem with that . Mr . Christianson noted two things to be done . The land has to be rezoned and there has to be clarification of the flood situation , Mr . Fabbroni added that Mr . Shippos has to submit a subdivision plan to build also . Mr . Christianson asked if it would be premature to recommend rezoning . Mr . Fabbroni thought that it would not . Mr . Christianson asked if in the present zoning ordinance and in the pro posed zoning ordinance there is a prohibition against building a house in a light industrial district . Mr , Fabbroni said yes to both ques - tions . MOTION by Mr . Robert Scannell * RESOLVED , that the Planning Board of the Town of Ithaca recommend and hereby does recommend to the Town Board that the lands of Mr . ® Stephen J . Shippos west of the flood control channel , but not including the 300 foot strip along Five Mile Drive presently zoned R- 9 , and being a portion of Tax Parcel No . 6 ® 31 - 2 - 2 , be rezoned from Light Industrial to R- 9 Residential . By way of further discussion it was suggested that this portion of Mr . Shippos ' land should be designated R- 15 Residential . Town of Ithaca Planning Board - 4 - May 20 , 1975 AMENDED MOTION by Mr . Robert Scannell ; seconded by Mr . Robert • Christianson * RESOLVED , that the Planning Board of the Town of Ithaca recommend and hereby does recommend to the Town Board that the lands of Mr . Stephen J . Shippos west of the flood control channel , but not inclu - ding the 300 foot strip along Five Mile Drive presently zoned R- 9 , and being a portion of Tax Parcel No . 6 -* 31 - 2 - 2 , be rezoned from Light Industrial to R- 15 Residential . There being no further discussion , the Chair called for a vote . Aye - Holcomb , Bronfenbrenner , Christianson , Black , Harris , Scannell , Slack . Nay - None . The MOTION was declared to be carried unanimously . Chairwoman Holcomb declared the Public Hearing on the Shippos Matter closed at 80000 P . M . PUBLIC HEARING00 CONSIDERATION OF SITE PLAN APPROVAL FOR JEHOVAH ' S WITNESSES CHURCH AT DANBY AND COMPTON ROADS ( PARCEL NO . 6 - 36 - 3 - 1 ) Chairwoman Holcomb declared the Public Hearing in the above - noted matter duly opened at 8 : 00 P . M . The Town Clerk ' s Affidavit of Posting and Publication of the Public Hearing duly signed and notarized was presented for the record , Mr . Donald Lowenstine , Newfield , New York , was present as the representative of the Jehovah ' s Witnesses Church in Ithaca and presen- ted the following for consideration by the Boards 1 . Health Department approval of the proposed site location of the Church on lands at Danby and Compton Roads . 2 . Site Plan sketch , 3 . Parking locations . 4 . Deed and Certificate of Ownership . Mr . Lowenstine stated that the land contains approximately 2 . 4083 acres . There will be three exits from the Church parking areas all onto Compton Road . The Church will be located about 801 back from the right of way . The Church will have a capacity of 318 persons . Mr . Lowenstine stated that he was not quite sure of the requirements for parking spaces except that Section 38 of the Town Zoning Ordinance requires public auditoriums to have one parking space for each 5 seats . Mr . Lowenstine said that the Church property will have 80 parking spaces available . Mr . Christianson noted that no one had appeared in opposition to this proposal to construct a Church at Danby and Compton Roads and that it appeared that the Planning Board members could see no objection to such a proposal . MOTION by Mr . Robert Christianson , seconded by Mr . Robert Scannel Town of Ithaca Planning Board - 5 - May 20 , 1975 RESOLVED , that the Planning Board of the Town of Ithaca approve and hereby does approve the site plan for the Ithaca Congregation Kingdom Hall at Danby and Compton Roads in the Town of Ithaca on Tax Parcel No . 6 - 36 - 3 - 1 ) . Aye - Holcomb ,_1Bronfenbrenner , Christianson , Black , Harris , Scannell , Slack . Nay - None . The MOTION was declared to be carried unanimously . Chairwoman Holcomb declared the Public Hearing closed at 8 : 15 p . m . MEETING DATES Mrs . Holcomb stated that the next meeting of the Planning Board will be June 3 , 1975 , at 7 : 30 p . m . The Agenda will include Walter Wiggins and consideration of final approval of his cluster proposal on Danby Road , and also Otto Schoenfeld and consideration of final approval of his Town of Ithaca Subdivision being a portion of Williamsburg Park and including Alma Lane and Cumorrah Drive , The Planning Board will also meet on June 17th with the North- east Civic Association . ' SUMMER HELP IN PLANNING OFFICE Mrs . Holcomb announced that the Planning Office now has in place starting on June 2nd , 1975 , a law student named John McQueen . He will be working in the Town Office for 10 weeks . Negotiations are present- ly on-going for a planning student . DISCUSSION OF BIKEWAY STUDY Mrs . Holcomb stated that there is presently under consideration a move by the Town Board to establish a capital reserve fund for parks and recreation . This money would also be matchable by State funds because it is surplus and not revenue sharing . The Planning student that will be here this summer will work out a complete master plan for parks . The Ithaca Bikeway plans as designed by the students in lands - cape architecture , both Phase I and Phase II , were displayed and dis - cussed by the Planning Board members . Mrs . Holcomb commented on PhaseI referring to the West - Hill area where there is a proposal for a bikeway . South Hill shows use of abandoned railroad right of way . Mrs . Holcomb reported that at the County Planning Board meeting this type of alternate use of rights of way was discussed and NYSEG has a problem with alternate use of their • rights of way for such things as motorbikes and snowmobiles . They have real reservations and they are not just being difficult - - they are real concerns . The use of utility and railroad rights of way is a real problem in such areas as liability and this problem is going to slow down bikeway plans a great deal . Mr . Black said that there would have to be a continuous patrol ' Town of Ithaca Planning Board May 20 , 1975 by the Sheriff up there at all times and a continuous ticketing process Mr . Scannell recommended that a stud be mad ' y e in connection with the Green Belt Route that is being talked about for the Bicentennial . Mr . Slack agreed and said that he thought that there should be a loop also . Mrs . Bronfenbrenner said she thought that there exists a social use problem . Some people do use motor .bikes and snowmobiles as their recreation . Others use cross country skiing . Others ride bicycles . She did not see how there can be routes for one group and not for another . Mrs . Holcomb felt that the proposed bikeway under discussion on West Hill encompasses the Drew Subdivision and is the last one that should be signed as a bikeway . Mr . Black commented that she was referring to a Class 3 signing program , Mr . Harris stated that he really found it quite difficult to go along with the spending of thousands of dollars to create biking ways . Mr . Scannell stated that he agreed with Mr . Harris and further stated that there is a real problem with the cyclists themselves - - they do not obey the laws of the road . He stated that he did not think separate paths are needed . Mrs . Bronfenbrenner commented that the bikeway study was done by the students from their cars and that some of these paths proposed do not make sense . Mr . Scannell agreed with ' Mrs . Bronfenbrenner . Mrs . Bronfenbrenner also pointed out that a lot of European cities are removing their existing bicycle paths . Mr . Scannell said that the American Bicycle Association publishes a Newsletter that the Town should subscribe to . He commented that they are now swinging towards saying that bikes and cars are compa- tible . Mr . Christianson commented that he did not see what a bikeway is going to do that will change any traffic patterns that have existed for years . Mrs . Holcomb stated that she did not agree at all . She commen- ted that if the City of Ithaca , for instance , really signed streets that are designated bikeways , which means no parking on those streets , then bicyclists will use them and cars will go on another road , or the bikes will search out the roads that are signed for bikes . Mr . Fabbroni commented that when he lived in Dayton , Ohio , they had bike trails on local streets marked out and you could go on a 10 mile bike trip just by following the bike trail signs . These were safe roads that cars were using . Mr . Fabbroni felt that it would be useful to wait and see the technical report that comes with these maps . The main thrust if for recreation but also there is some con® sideration of going to some place specifically . • Mr . Christianson stated that he had some hidden feeling that we are solving a problem for some and creating problems for others . This I s a very gray area for him . He wondered what the possibilities are or the negatives of clearing traffic off of one street to create a mike path . : ` Town of Ithaca Planning Board m7 - May 20 , 1975 Mrs . Holcomb stated that if there are 10 , 000 bicyclists in the Ithaca area that is a reasonable segment of the population that has ' to be served . Mr . Fabbroni felt that the one problem with the study is that there are too many paths designated . He did not think the study should be rejected right off the bat . He noted that Phase I is mainly signing . Mrs . Bronfenbrenner suggested that maybe some of the money should be spent in training bicyclists and not on bike paths . All the Board members agreed and Mr . Black added that drivers of automo- biles need training also in terms of how to cope with bikes -- they hardly even see them on the road . Mr . Fabbroni stated that there are some valid concerns such as Triphammer Road where you have 9 , 000 cars and the study recommends a sidewalk . He thought that was reasonable . The bikeway study will be discussed again by the Planning Board . PATROL OF FOREST HOME AREA BY CORNELL SAFETY DIVISION Mrs . Holcomb reported that a question was raised at the meeting with the Forest Home Improvement Association about the possibility of a contract with Cornell University Safety Patrol to cover the Forest Home Area and provide enforcement of the laws of the roads , such as speed limits , parking , etc . Mrs . Holcomb checked into the matter . ' The question was , do we know whether the speed limit is too high or if it is just speeding that is the problem . We do not know the answer . Chief McDaniel and Captain Cunningham of the Cornell Safety Patrol will study the area . The hours of study will be from 2 : 00 to 4 : 00 p . m . , after 5 : 30 p . m . , and at dusk from the Jug Handle on Judd Falls Road to Forest Home Drive . The Cornell Safety Patrol is going to do a radar survey for us . ADJOURNMENT Upon Mo � ion , the Meeting was adjourned at 9 : 20 p . m . Respectfully submitted , Nancy M . Fuller , Secretary . AFFIDAVIT OF POSTING TOWN CLERK ' S OFFICE ITHACA , N . Y . I , Edward L . Bergen , being duly Woo 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 to be held by Planning Board at 7 : 45 p . m . to consider request by Stephen J . and Marion Shipposto rezone lands at 611 Five Mile Drive from Light Industrial to Residential ; and at 8 : 00 p . m . to consider site plan approval for Jehovah ' s Witness Church at Danby and Compton Roads ; and to hear all persons for or against such proposals . Location of sign board used forosting . Entrance to Town Offices P e at 126 E . Seneca Street , Ithaca , N . Y . Date of Posting : May 17 , 19 , 20 , 1975 Date of 'Publications May 17 , 19 , 20 , 1975 Edward L . Bergen Town Clerk Town of Ithaca State of New York Con ty of Tompkins SS Town of Ithaca 11 Sworn to before me this 20th day of May 9 19 7 L NOTARY GERTRUDE H. 13ERCE Natsry Public, State of New York No. 555278725 Qualified in Tompkins Count TermExpires -March 30. 197 h ` ' r � Legal.Notiee TOWNOFITHACA ' PLANNINGBOARD NOTICEOF PUBLIC HEARINGS . ., MAY 20, 19)5 NOTICE IS HEREBY GIVEN that the Planning Board of the Town ';of Ithaca will hold Public Hearings at the* Town Offices, 126 East Seneca , Street, Ithaca, New York, on Tuesday, the 20th day of Moy, 1975, at the following times, ' and for the following WraoQ- uest :y P.m. Consideration of a reouesf by Stephen J. and Marion Shippos to re- zone lands at 611, Five Mile Drive ( Parcel. No. 6.31-2-2) ,from Light In• dustrial to Residential. ' 8:00 P.m. ;Consideration of:site plan aa- Drovol for Jehovah's Witness Church of Danby and Compton Roads( Parcel No. 6.36.3-1 ). P . and to, hear all persons for or. against suchproposals. . '. 21. By Order of the Chioirwoman of the Planning Board of the Town of I Ithaca Edwoed L. Bergen• . . _ T own Clerk _ v av 17, 19; 20; 1975 -� r , TOWN OF ITHACA ® PLANNING BOARD NOTICE OF PUBLIC HEARINGS MAY 20 , 1975 NOTICE IS HEREBY GIVEN that the Planning Board of the Town of Ithaca will hold Public Hearings at the Town Offices , 126 East Seneca Street , Ithaca , New York , on Tuesday , the 20th day of May , 1975 , at the following times and for the following purposes : 7 : 45 P . M . Consideration of a request by Stephen J . and Marion Shippos to rezone lands at 611 Five Mile Drive ( Parcel No . 6 - 31 - 2 - 2 ) from Light Industrial to Residential . 8 : 00 P . M . Consideration of site plan approval for Jehovah ' s Witness Church at Danby and Compton Roads ( Parcel No . 6 - 36 - 3 - 1 ) . 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 May 17 , 19 , 20 , 1975 . I I