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HomeMy WebLinkAboutPB Minutes 1975-06-03 TOWN OF ITHACA PLANNING BOARD JUNE 3 , 1975 The Planning Board of the Town of Ithaca met on Tuesday , June 3 , 1975 , in the Town of Ithaca Town Hall at 126 East Seneca Street ( second floor ) , Ithaca , New York , at 7030 u . m . PRESENT : Chairwoman Barbara Holcomb , Robert Scannell , Richard Black , Daniel Baker , Sam Slack , Liese Bronfenbrenner , Lawrence P , Fabbroni ( Planning Engineer/Building Inspector ) , Reynolds Metz (Assistant Building Inspector ) . ABSENT and EXCUSED : Maurice Harris , Robert Christianson , ALSO PRESENT : Walter J , Wiggins , Jeff Wetzler , Lagrand E . Chase , , Randy Chase , Otto Schoenfeld , Mark Charlton (WVBR ) , Alan Goodman ( Ithaca Journal ) , and representatives from WHCU Radio , The Chair called the meeting to order at 7 : 35 p . m . REPORT OF BUILDING INSPECTOR Mr . Metz reported that 13 building permits were issued in May 1975 , which is pretty good as compared with the National average . CONCERNS PRESENTED BY MR . SLACK 40 Mr . Slack referred to Bell ' s Grocery on the Elmira Road and asked what the status is concerning the little mini - signs that are placed along the road , and are they allowed under the sign ordinance , Mr . Fabbroni stated that he feels that he is going to have to ask them to take down the mini - signs , but Mr . Metz can talk more about what he is doing about signs . AZr . Metz stated that he is taking an inventory of all signs in the Town both legal and illegal . Mr . Black wondered if there was an allowable cumulative total of signs per building or does the ordinance go sign by sign . Mrs . Holcomb said that it is both cumulative and sign by sign . Mr . Slack now referred to the Beaujolais Restaurant on the Elmira Road whereby he stated that he had thought that there was plenty of parking space shown on the plans for the restaurant patrons , But this is not the case . You can only park about 10 cars there . The cars are parked across the road and all over the place . Mr . Fabbroni stated that Mr . O ' Malley has been advised of the irregularity of this situation , but it should be noted that Mr . 0 ° Malle, has encountered some unforeseen problems with the Health Department , because all the area the Planning Board approved for parking the Health Department has said he cannot use because they say he cannot put parking over his septic tank . Mr . Fabbroni said that he told Mr . O ' Malley that he would give him any help that he could in discussions with the Health Department , Mr . Metz commented that he had received a telephone call from Hilda Guterman who lives across the street from Beaujolais complaining that cars were parking on top of her well . Mr . Fabbroni pointed out that Mrs . Guterman had given Mr . O ' Malley permission to park cars on h Town of Ithaca Planning Board m200 June 3 , 1975 her property but then people started parking all over the place . Referring back to Bell ' s Grocery Store , Mr . Metz asked about the second exit . Mrs . Holcomb stated that the Bells were given approval for a temporary second exit onto Route 13 . When the parallel service road is built to serve additional development fronting on Route 13 on what is now land owned by the Mancinis , this exit directly onto Route 13 will be eliminated . Mr . Slack commented on the unsightly situation again at the P & C Market on Judd Falls Road and noted that they are now packaging their discarded grocery materials in a baling machine and then dumping it out in back . Some of the boxes and discarded material does not get baled and then it flies all over the place . Mr . Fabbroni stated that he looked into this situation after Mr . Slack mentioned it at the last meeting of the Planning Board and he talked to Mr . Stewart Knowlton who is managing the property . Mr . Knowlton reported that they are going to build a box- like area to keep the junk in ., Mr . Fabbroni said that he will talk to the P & C Market people directly but he felt that Mr . Knowlton has been very reliable . Mr . Black was curious about the lanes at the P & C that are marker fire lanes - no parking . He asked if they were really fire lanes or just another sign . Mrs . Holcomb noted that they are on private pro- perty . Mr . Scannell commented that if a car were parked in a lane ® marked fire lane and there were a fire , the owner would be liable . Mr . McQueen will research the legal status of such signs . REPORT OF THE PLANNING ENGINEER Mr . Fabbroni reported that the Town is trying to move the five sewer extensions along . The one in Forest. Home is the largest with the whole area being sewered . The others are Slaterville Road , Codding- ton Road , Glenside - the whole area , and an extension out Elm Street to just beyond Valley View , Mr . Fabbroni reported that the second Forest Home Bridge on Caldwell Road is now open . He reported also that in Forest Home the water main is going in right now . Mr . Fabbroni reported that in addition he is investigating many zoning violations . PLANNING COFFERENCE AT CORNELL UNIVERSITY Mrs . Holcomb reported that there is going to be a special confer® ence for planners at Cornell next Thursday , June 5 , 1975 , running all day . Mrs . Holcomb and Larry Fabbroni have sent in two reservations . Mr . Fabbroni will definitely be going but Mrs . Holcomb would like some one else to go instead of. her . Mrs . Bronfenbrenner will attend the conference . CALL FOR PUBLIC HEARINGS Mrs . Holcomb stated that the Planning Board needs to call a Public Hearing for the Church of the Seventh Day Adventists proposed for Trumansburg Road . MOTION by Mr . Richard Black , seconded by Mrs . Liese Bronfenbrenner : Town of Ithaca Planning Board - 3 - June 3 , 1975 RESOLVED , that the Planning Board of the Town of Ithaca shall hold a Public Hearing on Tuesday , June 17 , 1975 , at 7x45 p . m . for the purpose of considering the site plan for the Church of the Seventh Day Adventists on Trumansburg Road in the Town of Ithaca . There being no further discussion , the Chair called for a vote . Aye - Holcomb , Scannell , Black , Baker , Bronfenbrenner , Slack . Nay - None . The MOTION was declared to be carried unanimously . Mrs . Holcomb stated that the Planning Board needs to call a Public Hearing to consider the subdivision of the Eddy Hill Farm which is the old Marshall Farm property on Mecklenburg Road . MOTION by Mr . Sam Slack , seconded by Mr . Robert Scannell , RESOLVED , that the Planning Board of the Town of Ithaca shall hole. a Public Hearing on Tuesday , June 17 , 1975 , at 8 : 00 p . m . for the purpose of considering a subdivision plan at the Eddy Hill property on Mecklen- burg Road in the Town of Ithaca . There being no further discussion , -the Chair called for a vote . Aye - Holcomb , Scannell , Black , Baker , Bronfenbrenner , Slack . • Nay - None . The MOTION was declared to be carried unanimously . CONSIDERATION OF FINAL APPROVAL OF A PROPOSAL BY WALTER J . WIGGINS FOR CLUSTER HOUSING ON A PORTION OF HIS PROPERTY AT 1152 DANBY ROAD , TAX PARCEL NO . 6 - 36 - 1 - 4 . 2 . Mr . Wiggins and 11r . Wetzler presented a site plan for Buttermilk Farms as revised June 3 , 1975 , showing the water and sewer lines as they had been installed . The water line goes through the restaurant house to the barn . The sewer line comes in from the existing line and breaks off from the last manhole on the line into two lines , one into the restaurant house and one into the barn . Mrs . Holcomb noted that this is a private connection from that manhole which is the end of the sewer main up Danby Road , Mr . Scannell felt that the water line going through the restaur - ant house to the barn could be covered by an easement granted to the barn parcel . Mr . Wiggins stated that there will be granted to the owner of this smaller property - the 5 - 3 / 4 acres set aside for the barn - an easement for both water and sewer lines to the barn property . Mr . Wiggins then referred to the Planning Board request for Mr . Wiggins to make a deter- mination on how to handle the second stairway to the third floor . It seems that Mr . Wiggins has determined that in no way can there be ins - talled an exterior stairway without destroying the aesthetics of the barn , cover up existing windows , etc . So Mr . Wiggins will have installed : n interior stairway and will incorporate the second and third floor apartments into one . They will build an interior wall dividing that interior space . They will provide a stair and a hallway . Town of Ithaca Planning Board m4 - June 3 , 1975 Mr . Fabbroni asked where would there be an exit from the hallway at the second floor level ? Mr . Wetzler said yes -- from the bottom of the stairway to the second floor loft of the barn , Mrs . Holcomb noted that the final result is that the Planning Board is considering final approval of a three- apartment structure , Mr . Wiggins said yes - we will leave it at that . Mrs . Holcomb referred to the conditions that were to have been met as a result of the Planning Board meeting of May 6 , 1975 , page 3 . 4 . ( a ) Provide Fire and Smoke Detecting Devices in each apartment and two in vestibule - like area which will transmit an alarm signal through sounding devices . Accepted by Mr . Wiggins . ( b ) Use of third level in westernmost apartment for storage only . Accepted by Mr , Wiggins . ( c ) Removal of any restaurant use of barn building , within 6 months . Accepted by Mr . Wiggins with misgivings . • ( d ) No use of vestibule- type area on first floor or loft area on second floor public areas for storage of flammable liquids or highly flammable materials . Accepted by Mr , Wiggins , ( e ) Sheet rock on two sides of air space and wood partitions should be added to separate all dwelling units from every other dwelling unit and exterior open spaces , Accepted by Mr . Wiggins , but with one question . There are a couple of walls between an apartment and between an apartment and an exterior area which have imported barn siding on them . Mr . Wiggins is loathe to cover them up with sheet rock . Mr . Fabbroni stated that he will accept those two walls as being exempt from the requirement , Mr . Wiggins will not have to cover them up . ( f ) Interior stairway should be enclosed and fire protected for second floor southside apartment . Accepted by Mr . Wiggins , ( g ) A defined stairway-walkway should be provided to provide a continuous interior path to the third floor loft Southside apart - ment , it Accepted by Mr . Wiggins . ( h ) The third floor loft southside apartment will be combined with the second floor southside apartment to become one interconnected dwelling unit . Interconnection shall be provided by an enclosed stairway between third and second floors . One exit would be the existing stairway to the second floor apartment after appropriate Town of Ithaca Planning Board - 5 - June 3 , 1975 enclosure and the second exit a doorway from the enclosed stair - ® way at the second floor level . Accepted by Mr . Wiggins . ( i ) Plumbing fixtures should be modified 'Co comply with all sec- tions of the City of Ithaca Plumbing Code . Accepted by Mr . Wiggins , Mr . Wiggins stated for clarity that the procedure is that he will deliver these documents to Mr . Fabbronia MOTION by Mrs . Barbara Holcomb , seconded by Mr . Richard Blacka RESOLVED , that the Planning Board of the Town of Ithaca grant and hereby does grant conditional final approval for Mr . Walter J . Wiggins , cluster housing proposal on a portion of his property at 1152 Danby Rd . The conditions still to be met area 1 . That the changes outlined in the attached document , Page 30 Section 4 , Items ( a ) through ( i ) shall be completed to the satisfaction of the Town Engineer , 2 . That the Deed separating the properties and indicating proper utility easements shall be delivered to the Town Office and recor- ded in the County Clerk ' s Office and notification of such recording be given to the Town Engineer , 3 . That a new tax parcel number shall be assigned to the new parcel by the Assessment Department and notification of such assignment be given to the Town Engineer , There being no fl: ther discussion , the Chair called for a vote . Aye - Holcomb , Scannell , Black , Baker , Bronfenbrenner , Slack . Nay _ None . The MOTION was declared to be carried unanimously . TRAFFIC STUDY IN NORTHEAST AND MEETING WITH NORTHEAST CIVIC ASSOCIATION Mr . Fabbroni requested that the meeting with the Northeast Civic Assoc . scheduled for June 17th be set for a later date and also that the Planning Board request an extension of the time schedule for the report to the Town Board on the status of Sandra Place . The report was to be presented to the Town Board on July 1st . After discussion , Mrs ® Holcomb stated that she would suggest to the Northeast Civic Association that they meet with the Planning Board in September and that she will request the Town Board to grant an extension of time until October on the report on Sandra Place . • CONSIDERATION OF FINAL APPROVAL OF A SUBDIVISION ON LANDS OF OTTO SC'iOFNFELD NORTH OF BURLEIGH DRIVE IN THE TOWN OF ITHACA Mrs . Holcomb stated that under consideration for final approval is Plan " C " which has received preliminary approval from the Planning Town of Ithaca Planning Board - 6 - June 3 , 1975 Board and is a portion of Williamsburg Park in the Town of Ithaca . • Mrs . Holcomb read a letter from Mr . Schoenfeld dated June 3 , 1975 , as follows , " I submit for final approval an amended map of Plan " C " which was given preliminary approval by the Board October 15 , 1974 . The only changes are the inclusion of metes and bounds of lots , streets and boundaries and the deletion of the suggested names of the streets . It would be appreciated if the Board would reconsider the names ALMA Lane and CUMORAH Place in favor of LEXINGTON DRIVE and CONCORD PLACE . Because of the absence of a qualified engineer with the Tompkins County Health Department at the moment , it has become necessary to deal with the Syracuse division in order to get the sewer and water plans approved . This , I hope , may be accomplished by the end of this month . " Mrs . Holcomb stated that it was her opinion that the changes noted by Mr . Schoenfeld are not of a substantive nature and thus ano- ther Public Hearing for final approval consideration is not necessary . The Planning Board members agreed . Mr . Schoenfeld mentioned a cul de sac problem with hydrants . The Fire Department has told Mr . Schoenfeld where the fire hydrants must be located . This presents problems . There followed a discussion of hy- drants and their locations as required by Fire Department and City • Water Department , Mr . Schoenfeld stated that Mr . Vincent P . Hannan of the City Water DepartmenIC would like the hydrant at the end of the line . Mr . Black could see a problem with disinfecting the lines if it were not at the end of the line . Mme . Scannell stated that any approval granted at this meeting of the Planning Board would be based on approval from the Health Depart- ment in Syracuse . Mr . Fabbroni said that he would go along more with what Mr . Hannan requeGts than with the Fire Department , Mr . Fabbroni commented that along the same lines of the water , as a contingency to final approval the Board should specify that the water line is going to be looped through the uncompleted section of Sandra Place , Mrs . Holcomb agreed that at the same time that the water and sewer is installed in the new subdivision the Sandra Place looping should be done . Mrs . Holcomb noted that the easternmost north south section of Lexington Drive is Mr . Schoenfeld ° s First Phase and asked if he had any idea of what the next phase would be . Mr . Lagrand Chase and Mr . Schoenfeld replied that a great many things will have to be determined by the market . Phase 1 would have a temporary turn around at the point that Lexington Drive turns west and Phase 2 would probably be Concord Place . If the market is right they might consider completing the westm ::rn and northern portion of the Lexington Drive loop . Mrs . Holcomb asked Mr . Fabbroni if he felt that the Board should approve the whole subdivision or in phases . Mr . Fabbroni felt that Mr . rrhoenfeld should phase it out as he wants to . Mr . Scannell and Mr . Buck agreed . Mrs . Holcomb also pointed out that Mr . Schoenfeld is requesting Town of Ithaca Planning Board v7 ® June 3 , 1975 that the Board reconsider the naming of the streets involved as Lexington Drive and Concord Place . This was agreeable to the Board . MOTION by Mrs . Barbara Holcomb , seconded by Mr . Robert Scannell . RESOLVED , that the Planning Board of the Town of Ithaca grant and hereby does grant conditional final approval for Mr . Otto Schoenfeld ° s subdivision north of Burleigh Drive , lands within the Town of Ithaca . The conditions are as follows 1 . That a final plan be submitted on which the new street names are indicated . 2 . That Tax Parcel Numbers are assigned by the Assessment Department , 3 . That the Planning Board receive indication of Health Department approval on water and sewer lines . 4 . That the plans for the water lines are signed and approved by the City of Ithaca Water Department , 5 . That the plans for the sewer lines are signed and approved by the Village of Cayuga Heights . 6 . That the natural drainage between Lexington Drive and Concord Place should be as close to the south property lines as feasible . or practical on Lots No . 109 Concord Place and 179 Lexington Dr . AND , FURTHER , BE IT RESOLVED , that when the above-noted condi - tions have been met the Map entitled Topographic Map -- A Portion of Williamsburg Park Subdivision , dated December 31 , 1971 , Amended June 30 1975 , will be stamped approved by the Planning Board , Barbara P . Holcomb ; Chairwoman , AND , FURTHER , BE IT RESOLVED , that when the above-noted conditions have been met the water line on Sandra Place Extension is to be looped at the same time that the first phase water and sewer is installed . There being no further discussion , Mrs . Holcomb called for a vote on this Motion in its two parts . Aye - Holcomb , Scannell , Black , Baker , Slack , Bronfenbrenner . Nay - None . The MOTION was declared to be carried unanimously . Mr . Schoenfeld noted for the sake of clarity that from the time Mrs . Holcomb signs the map , he has 30 days to file it with the County Clerk . The assessment only goes on when the Town actually can give a permit to build , It is then that the lots will appear on the tax map ® ADJOURNMENT Upon Motion , the Meeting was adjourned at 9 : 35 p . m . Respectfully submitted , Nancy M . Fuller , Secretary . OTTO B, SCHOENFELD P . 0 . BOX NO . 1 ITHACA , N . Y . 14850 June 3 , 1975 Town of Ithaca Planning Board Ithaca , N . Y . Ladies and Gentlemen : I submit for final approval an amended map of Plan " C " which was given preliminary approval by the Board October 15 , 197 *1 The only changes are the inclsion of meets and bounds of lots , streets and boundaries and the deletion of the suggested names of the streets . It would be appreciated if the Board would reconsider the names ALMA Lane and CUMORAH Place in favor of LEXINGTON DRIVE and CONCORD PLACE . Because of the absence of a qualified engineer with the Tompkins County Health Department at the moment , it has become necessary to deal with the Syracuse division in order to get the sewer and water plans approved . This , I hope , may be accomplished by the end on this month . Yours ru tto B . Schoenfeld , ow r MEMORANDUM ( Revised May 30/ 75 ) TO : Town of Ithaca Planning Board FROM : Larry Fabbroni RE : Compliance of Wiggins ' Barn Apartments with State Building Construction Code DATE : May 6 , 1975 The following findings of facts were established by an inspection of the barn apartments in question by Mr . Donald A . Dixon , State Senior Building Construction Engineer , Mr . Lawrence P . Fabbroni , Town of Ithaca Building Inspector , and Mr . Jeff Wetzler , Mr . Wiggins ' consulting architect on Monday , April 28 , 1975 : 1 . The proposed use is allowable by Section B203 - 2a of the State Building Construction Code applicable to Multiple Dwellings provided the building complies in all other respects with - the requirements of this Code . 2 . The existing building does not meet the requirements :.- of -the -- State Building Construction Code as interpreted by Mr .- Dixon - as follows : • ( a ) Winding stairway between first and second floor of westernmost apartment does not meet requirements of Section 210 - 1d . Stairway ( ladder ) between second and third -- floor of- westernmost- - apartment -toes not meet General = Stairway. _ Requirement -of_- Section . B211 -3 with regard -- to stairway - width , tread -width , handrails , angle - of - inclination . ( b ) The third floor - landing -in the westernmost apartment is not a habitable space . ( c ) The freezer storage for restaurant use in the vestibule - like area constitutes a mixed use of the barn not permitted by Section B402 - 4 . lf . ( d ) In general the Minimum Fire Resistance Requirements of Structural Elements for Bearing walls , Non -bearing walls , Partitions enclosing stairways , hoistways , shafts , other vertical openings and corridors , Construction separating tenant space , Columns , beams , girders and trusses supporting more than 1 floor or `1 floor and a roof , etc . , as detailed in Table B202 - 2 is 3 / 4 fire resistance . i ) The building definitely does not comply with proper double walled sheet rock providing 3 / 4 fire separation as follows : X . between the second and third floor of the western- most apartment and the loft public space there is no sheet rock on east side of partition wall MEMORANDUM Planning Board - 2 - May 6 , 1975 • xx , between the third floor loft apartment and the loft public space there is no sheet rock on north side of partition wall xxx , the sheet rock protection of fire separation between the three apartments stacked on the south side of the building is hard to determine at this point ive the sheet rock separating the public open space and the westernmost apartment , first floor south side apartment , and second floor south side apartment is not on open space side of separating partition . ( e ) Exits are deficient as follows ° i ) the westernmost-- apartment may - have - the one exit but Section B211 - 7 requires - an - - emergency window exit with minimum dimension - of - _ 18 inches - and is - not met -, -- ii ) the window situation is similar for the first- € ioor - southside apartment the stairway to the second floor southside apartment t is not enclosed nor are the windows less than 14 feet above grade , - both of which are required for one exit under- -. Section B211 -8 ( 2 ) - iv ) the third floor_lof t : southside - apartment- --is _ not served - by - the two exits required by B211 - 7a nor as- the existing stairway exit enclosed . ( f ) There seemed to be deficiencies in : I ) the plumbing vents with regard to horizontal elevation and size with great chance of condensation and frost of vent ii ) vertical clearance of gasvent with roof . To fully strictly comply the following corrections and additions would have to be done : 3 . ( a ) Legal conventional or winding stairway installed to replace the existing winding stairway in the westernmost apartment connecting the first and second floor . ( b ) Use of third level in westernmost apartment for storage only . ( c ) Removal of any restaurant use of barn building . ( d ) No use of vestibule - type area on first floor or loft area on second floor public areas for storage , automotive or other common uses unless such areas are fully protected r MEMORANDUM Planning Board - 3 - May 6 , 1975 from every other interior area by 2 hour fire resistive materials . ( e ) Sheet rock on two sides of air space and wood partitions should be added to separate all dwelling units from every other dwelling unit , interior public space , and exterior open spaces . ( f ) Fire protection as further required of structural members in Table B202 . 2 . ( g ) Windows should be enlarged to minimum 18 inch dimension in the westernmost apartment and the first floor southside apartments . ( h ) Interior stairway should be enclosed and fire protected for second floor Southside - apartment-. ( i ) An enclosed stairway and hallway - should- be - fireprotected and continuous -- on - the interior of- the building - to the third floor - loft southside . apartment.. - -< ( j ) An exterior stairway shall provide egress from the third floor loft southside apartment and the second floor southside apartment . ( k ) Plumbing fixtures - should . - be - modified to comply with - all _ - - . - sections of - the `State - Building Construction Code ,- --with-particular- note to Sections .B502 - 6 , 8502 = 4l , and Table B505 = 5 . Even. if all the changes 3 ( a ) through 3 ( k ) were made - -there--is-no-way to determine conclusively that all dwelling units are fire sealed particularly where old barn . beams , ceiling , and rafter connections occur . Mr . Dixon suggested a compromise of something for something might provide more fire protection for the given situation at less cost . My suggestion is as follows : 4 . ( a ) Provide Fire and Smoke Detecting Devices in each apartment and two in vestibule - like area which will transmit an alarm signal to sounding devices . ( b ) Use of third level in westernmost apartment for storage only . ( c ) Removal of any restaurant use of barn building ., within 6 months . ( d ) No use of vestibule - type area on first floor or loft area • on second floor public areas for storage of flammable liquids or highly flammable materials . ( e ) Sheet rock on two sides of air space and wood partitions should be added to separate all dwelling units from every MEMORANDUM Planning Board - 4 - May 6 , 1975 other dwelling unit and exterior open spaces , ( f ) Interior stairway should be enclosed and fire protected for second floor southside apartment , ( g ) A defined stairway - walkway should be provided to provide a continuous interior path to the third floor loft southside apartment . ( h ) X . Two stairways shall provide egress from the third floor loft southside apartment if this apartment is to remain a separate dwelling by providing an enclosed two flight interior stairway from the third floor and an exterior fire stairway on the southside of the building , or A xx . The third floor loft southside apartment may be com- bined with the second floor southside apartment to become one interconnected dwelling unit , Interconnec - tion shall be provided by an enclosed stairway between third and second floors . One exit would be the rexisting stairway to the second floor apartment after appropriate enclosure and the second exit a doorway from the enclosed stairway at the second floor level . ( i ) Plumbing fixtures should be modified to comply with all sections of the City of Ithaca Plumbing Code . Lawrence P . Fabbroni , P . E . Town of Ithaca Building Inspector LPF/nf