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HomeMy WebLinkAboutPB Minutes 1975-11-25 TOTTn'T OF ITHACA PLANNING BOARD NOVEMBER 25 , 1975 The Town of Ithaca Planning Board met in Town Hall , 126 East Seneca Street , ( second floor ) , Ithaca , N . Y . , at 7 : 30 p . m . on Tuesday , November 25 , 1975A PRESENT : Chairman Barbara Holcomb , Sam Slack , David Martin , Richard Black , ( a quorum was not present ) , Lawrence Fabbroni ( Planning Engineer/Building Inspector ) , Susan Blumenthal ( Planning Intern ) , Robert Bonnell (Assistant Engineer ) . ABSENT : Liese Bronfenbrenner , Daniel Baker , Maurice Harris , Robert Christianson , ALSO PRESENT : Attorney Laura Holmberg , Mr . and Mrs . Sanford Reuning , Mr . Frank Butler , Alan Goodman ( Ithaca Journal ) . The Meeting was opened by the Chair at 7 : 35 p . m , DISCUSSION OF PROPOSAL FOR REUNING MUSIC SCHOOL AND VIOLIN REPAIR SHOP ON DANBY ROAD - - ON REFERRAL FROM ZONING BOARD OF APPEALS Mrs . Holcomb outlined briefly why under Article IV , Section 11 , paragraph 4 , of the Zoning Ordinance , private schools require special approval of the Board of Appeals after referral to the Planning Board , Mr . Fabbroni asked the Reunings to outline their plans . Mrs . Holmberg , as attorney for the Reunings , stated that the property in • question is Town of Ithaca Tax Parcels No . 6 - 41 - 1- 2 and 6 - 41 - 1 - 3 . She commented that there seems to be some misunderstanding about this proposal , The School is named the Ithaca Center for Early Education , Music and the Arts , and the instrument building and repairing will be an adjunct and will not be attracting other people . She stated that any further documentation of this fact can be presented , She pointed out that a new survey is being prepared . There is ample room for parking and plans on the use of the classrooms will not necessitate much change in the interior . The parking is behind the building , and meets the minimum requirements of the Zoning Ordinance . She stated that the entrance way will be enlarged from the highway . She noted that there will be no traffic problems with the highway because the State Highway ( Route 96 ) is wider there and there is ample space to turn off . Mr . Reuning stated that the existing house and garage that he is proposing to purchase will house the Ithaca Talent Education School ( see attachment ) which he and Mrs . Reuning presently operate from their Buttermilk Falls address , He stated that the sales of instruments and repairs are connected directly with the students enrolled in the School . He said that his partner , Mr . Frank Butler from Aurora , N . Y , , will specialize in the sales of 16th century instruments and his busi - ness is almost 100 % mail order . ® Mr . Slack asked the correct address of the property . Mr . Reuning stated that it is 929 Danby Road , down from the entrance to Ithaca College and across from NCR . Mrs . Holmberg stated that the house and lot are numbered 929 - 931 Danby Road , Mrs . Holmberg stated that there are two apartments in the house now . Town of Ithaca Planning Board - 2 - November 25 , 1975 Mr . Reuning presented various plans for the information of the Board . The floor plan indicates five exits and entrances from the first floor . He stated that they plan to use the ground floor level for the teaching classroom area . He pointed out that there are two stairways going to the second floor . He said that the shops for the craftsmen will be in the basement which is a walkout basement with four exits . He stated that the second floor will be mainly office space for the Pipe and Tabor , specializing in sales of early instrument reproductions , and the solo and ensemble music .for those instruments , and the Ithaca Talent Education Violin Shop specializing in sales and rentals of string instruments and accessories and repairs . There are three large bedrooms in that area . At the rear end is an apartment which has its entrance from an outdoor stairway , It is rented . It is over the original garage . Mrs . Holcomb asked if they intend to use that area or continue to rent it as an apartment . Mr . Reuning stated that they will rent it . Mr . Reuning stated that there is a third floor apartment which has a single stairway to it , He noted that as part of the purchase offer Mr . Brewster , the owner , will install a fire escape from the third floor which will terminate on the roof of the second floor and then on down to the ground , Mrs . Holcomb asked if anyone knew how long these apartments have been rented ? Mr . Reuning said that he was not sure but he felt that they have been rented for some time . Mrs . Holmberg said that the • Brewsters have owned the property since 1947 . Mr . Black asked if the parking area that is drawn on the plan is actually there ? Mr . Reuning stated that it is essentially there except for the loop around the back which will be the expansion area to allow for a total of 15 cars . Mr . Black asked what the total area of the proper •-y is - he thought it might be about an acre . Mr . Reuninc said that it was a little more than an acre , Mr . Fabbroni asked for an indication of the number of students as reflected in the maximum needed for parking . Mr . Reuning said that there would be under five students in the building at one time , Mr . Black wondered how many craftsmen would be involved in the Center , Mr . Reuning stated that that question is still under discus - sion , but around three is a possibility . Mr . Black commented that there would be maybe seven people per day in the building . Mr . Black noted that there is garage space also . Mr . Slack commented that the property contains 1 - 3 / 4 acres . Mrs . Holcomb was of the opinion that because it is an existing building , there are probably no problems with the site drainage . She felt that there is a question of the use . She pointed out that it is very clear that the School is permissible by special approval of the Board of Appeals . She commented that if it were a private home , the instrument sale and repair would be considered a home occupation , She further commented that if it were a home one. could have two apartments if they were there prior to the effective date of the zoning ordinance . She stated that now this Board has the problem of putting it all together . There followed a discussion of a mixed use . Mr . Reuning pointed out that Mr . Butler will occupy one of the apartments temporarily . Mr . Town of Ithaca Planning Board ® 3 - November 25 , 1975 Fabbroni stated that the question of mixed use is , in his opinion , tPe province of the Board of Appeals . Mrs . Holmberg read Section 77 o the Zoning Ordinance which deals with the Board of Appeals . Mr . Fabbroni stated that this Board should look at the adequacy of the facilities that Mr . and Mrs . Reuning propose to have along with this use , and , on that basis , if the Board is pleased with the site develop- ment for this use then it goes back to the Zoning Hoard of Appeals for them to work out as far as the zoning ordinance is concerned , Mr . Black stated that he could not see any neighborhood conflict in this matter . Mrs . Holcomb noted the industrial use across the road .. Mr . Slack noted that there is not any modification of the site involved . Mrs . Holcomb stated that she thought that the suggestion to modify the mouth of the entranceway is a needed one . Mr . Slack stated that the fire escape from the third floor must be required . Mr . Black asked if there was any need for fire protection inside the building since it will be a school . Mr . Reuning stated that there are already smoke detectors installed in the building . Mrs . Holcomb stated that she did not know if there are any further requirements in connection with a School . Mrs . Holmberg said that it is not an educational institution in the formal sense of the word . Mr . Fabbroni stated that he could look into that question with regard to private schools to see if they have any more specifications on it . He stated also that he would be happy to go over the premises with the Reunings , Mrs . Holcomb stated that it was her opinion , since it will not delay the matter , that the Board should delay any formal action until the next Planning Board meeting on December 2nd , 1975 , which is before the Zoning Board of Appeals Public Hearing on the matter on the 10th of December . She said that she did not sense any problems with those members presen-� at this meeting . She said that at the Planning Board meeting on the 2nd of December , the Board could make a recommendation to the Zoning Board of Appeals . DISCUSSION OF SIGN APPLICATION FOR JUDD FALLS WINE AND SPIRITS AT EAST HILL PLAZA This item on the Agenda was adjourned to December 2 , 1975 , because Mrs . Angell was unable to attend because the plans for the sign were not ready , DISCUSSION OF PROPOSED TOWN OF ITHACA PARK AND OPEN SPACE PLAN - SUSAN BLUMENTHAL The 100-page report prepared by Ms . Susan Blumenthal , summer Planning Intern with the Town of Ithaca , was presented in detail and discussed with the Board by Ms . Blumenthal . The Board felt that the . report was excellent and very complete and will provide a fine basis for Town park development and acquisition . The Board expressed the opinion that the plan for Town Parks was " younger people oriented " . MOTION by Mr . Richard Black , seconded by Mr . Sam Slack ,* RESOLVED , that the Planning Board accept and hereby does accept the Park and Open Space Plan as prepared and presented by Ms . Susan Town of Ithaca Planning Board - 4 ® November 25 , 1975 • Blumenthal under - date of November 1975 , The Board further expresses their thanks for a job well -done . There being no further discussion , the Chair called for a vote . Aye - Holcomb , Slack , Martin , Black , (A quorum was not present . ) Nay - None . ADJOURNMENT The Meeting was adjourned by the Chair at 10 : 25 p . m . Respectfully submitted , Nancy M . Fuller , Secretary , TOWN OF ITHACA NEW YORK APPEAL to the Building Commissioner and the Board of Zoning Appeals of the Town of Ithaca , New York Having been denied permission to establish a center for early education , music and arts , for the repair , sale and rental of stringed instruments , early instrument repro - ductions and accessories and the solo and ensemble music for such instruments , and for a center for craftsmen to work at the art of instrument building , at 929 - 931 Danby Road , Ithaca , New York , as shown on plans and other sup - porting documents , for the stated reason that the assurance of such permit would be in violation of Article 4 , Section 11 of the Town of Ithaca Zoning Ordinance . The undersigned respectfully submits this appeal from such denial and , in support of the appeal , affirms that strict observance of the ordinance would impose practical difficulties and un - necessary hardship as follows : That the property is a large and impractical building for purely residential purposes particularly with the limitations imposed by District R 15 restrictions . The contract vendees of said property have faced almost insur - mountable difficulties in finding suitable space for the operation of the aforementioned service to the music com - munity of Ithaca and to the children of :Ithaca . That after these several years of searching and previous applications to this Board for building permits for renovation of exist - ing residences : which have not proved feasible , that they would be forced to abandon the services they and the persons who will associate with them now offer to this area . That the owner of the premises cannot find a ready market for this property as a 1 or 2 family residence because of the . limi - zoning tation on use imposed by the/ ordinance . That the adapta - tion of the building for the uses requested will not require additions to the building or extensive renovation . That the location is particularly suited to the functions proposed Route 96B because of the/ access to Ithaca College and downtown Ithaca , • features which are not necessarily attractive to residen - tial . buyers . That the need for adequate space for music lessons , for providing the services designated to the community are very real and denial of this application will result in a loss to the community as well as to the owner of the pro - perty and the contract vendees . jSanford Reuning , Contract Vendee Dated , Ithaca , N . Y . for John and Winifred Brewster , Owners November 1975 ITHACA CENTER FOR EARLY EDUCATION , MUSIC AND THE ARTS 929 Danby Road , Ithaca , N . Y . 14850 ITHACA TALENT EDUCATION SCHOOL Private music school offering instruction on violin , piano and ' cello . Emphasis on early childhood education with the Suzuki method , together with teacher training / student - teaching . EARLY DEVELOPMENT SCHOOL A pre - school for ages 3 - 5 offering instruction in math , reading , poetry , language , art and music . I . T . E . VIOLIN SHOP Specializing in sales and rentals of string instruments and accessories . Repairs . PIPE & TABOR Specializing in sales of early instrument reproductions , and the solo and ensemble music for those instruments . CENTER FOR EARLY MUSIC * Instruction offered on period instruments , study of performance practice and inter - related disciplines . CENTER FOR ARTISANS * Center for musical instrument building and other art works by artist - craftsmen . SUZUKI ASSOCIATION OF THE AMERICAS * Office space for the national office of the executive - secretary . * Planned for the future development of the building 7 . OW Additional facts on the building 1 . There are five existing exits to the first floor . All teaching areas will be located on the first floor level . Plans are to add a z bath to first floor . 2 . There are two stairwells to the 2nd floor . Retail areas are planned for this level . 3 . Teaching areas coesist of : large room for pre - school ( Early Development School ) estimate 12 children 3 teaching studios , usually only having one student , a parent and the teacher present at any one time 4 . Expansion of present 8 - 10 car parking to a minimum of 15 cars , and widening of the driveway . ( See sketch ) i I c n d rh C,q 44- I rIl A v� m wl I e r � r N ctp I � t j 7�j � � o Ln rpN r L I 1 _ 2 � n o Cu c • n d p . �` N � 1!6 A 62` s3left 1.g' 4(F 22 w `T°tin D a .,® q f , yofclk= �S �rAk'd"tE'r 4, Grp rQ aahb a 0 4pQ�) d I ry. fcx4j e -d vSr CP 341 sfc � N ' � elm, v ' 1 ICY M Allf At., y- TO1 ' �.OP tTi ACA. Ntfi K fx i,r--„11loaV- ,x �a ROM' DATE . . ._.. t ALI ti. 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FF xS ! a ». t t - + `C.` F ,,, . ,3 +� * 3r.., ° 4 t +rI tr - '+ a 2t ,'� ,'^ 4 } 'j t 1 3 \e OM1 t LeaU O1 I S Restaurant ,' n t !� IF � � . ,'- '°rr t - "L } i e 4I ^rd I t. 1. '.= t i k , ' F =I r t o . l y t l a w " y to , 1_ 3 I t u - 1 r d t a e. , N.{ , y r • ,, , 4 ! - xa 1. :• ,x4 P ,tF .� a l 'we ' .'a ° 4 , p , _ T ti t I tt r tl =fs sr ay Ys' + y} �X. Yr } �eaTr .S' t'an �TG;Y 0' + v '` ` 4. i Ikn } _ .,i � µ x. •, b P t ' l P x K h ? l I d y 2 5 tl" r s .FAI c't 1 i r _ 7s s r d 11 5 T � � P t ,r 1 t P r . + ... . , . v.. btke n p. , t fy. fi ky ,{ , S, 5 ' r f ! T J o t 1q : .'a ,r q , ♦ -b {O .� 5 Jyrt 'r 't Ft `"� , }, 4 ' "' ' �' ! 'The , foiloowing. 1s t ani excerpts. from sthet Minutes loftt S I1 <t < ' ;t ` ; , ? x ' t , °, r�tla , . 'I',I "off ItYaaca Plana ng 3oard Meeting. of November * 11 , , �1975`b N Pt "^s TrJ � +" e�, :+ a t . . .T� t : < '.: 4 r t a 1 '�I rI ,;f .'k u , ..'1 r tf . 4 S 4r o * iY [w� ?. St } { (' w at np x , i t - A 5 5 f •+ h .y b 'M-- T c t .e' Y' v - + ., �"t x I P, 1 � F a _ +. } + , � MQTION} bvh4 trst `}3arbara HOJ, Comb Seconded y Mr "" t xu1 y 'd'Lr f' 2 "xt s.. ,.' t ` 8 A'l s r O Z\ober. 4a � ! t + Christitapsgn ,I `� . . a r + 4 x. r t w, t Yee 4 1 • ,t F t a , P s .e 'v i ; St' L s 1 t If i ? 1 K /. iJ t. b.�� > u ,.Vi may , 4 •S + t j Y a IV I t1 A + ! 1�' 1 F 5t I + ,[ . ` J 1' , z• r{' tT a7" `" t1 , 'I ..z } (t° . �`� ;'t % .r i ' ft �' a w a F.. r t _ rt s, ,3 rt a �w z°': t' , r I I - ® ; Ithat''r 'he ' Pl'ann`ing `` Soar. of Attie 'own of l xthaca * Com ` r : Y y °, �,.�`mend ran_ci thereby . does; recommend t'o hire: `Town , Board 'Ifof. i- I I • . -o£ 3 t t 4 ,. G S } r +" 1 . r I+theca ;=acceptance` of;K the = �fo1.3'ow"a c� � anger in wthe , site p ari that i x. {` t ' ' x� 'said,'�To m Board . revious3 ` , „ �t ,. , , a, ; ; �apr` oved for` the Beau3oiai Re"stau-`, ' i'n ' 4 t� r;�r� rit a I ` . Ttie; praposed' J ,`change concerns only '=the 'location `•of'. I he i „ li. - 4 , t t addi5tionai a i, ct '; 4 , f ; �, , ,jt. : rt ark nq • area Tk a I? 1anniri 8o *rd `recommencds ® f_w3 th , k u �t F ,, .1 Ie folaiFFL ,I 11g lconda, t �ons , ttiat � '+the B'eau � OlaiS : IteS'taurant % bo .¢ jY ':ata U t V ''S ° r u 5 4 •t .. f c x ?� 'I =3 a `ailoweda to u'se dleaed' "lands :directly acrosslmira Road fog N + , t, " empl ®y+E3)e ' and oVerrflow a� w " r x s , f {', t � r � rk � nc Ito re glace the : areviously r t , vt approved>� parking ; area behlxnd the " :restaurant . J AF + b t Iq ; i ^ sts rrn u V , k Aa t � �� aP Y• } 1+� ,lv ' p e ''� b , . r J, ,,.t • ar w 't t t" 1 1 8 s < t aft ' I J:. t k YL+ rt ,t `'. IN ..a; S s 41Iti + x x ,ty r : f - ) + f s ` x .. t t "' a I ' t '1=�- Tha �k:nec o i t3 ®res with the New York _ tmt� ' Department ' o.f 7 (/� �< F �nvrronme`ntarl Cpn�servatt �on' < be `" ; V. , 6 e.i I, . Y � •� x � a , : contznued Wath a: view+ to . ,� . , rece � v�a�q peI Is 'sion to -park ''� n the area ' beh1nd the . 'restau 'y , , grant prev? oust y ap1art� axed " by :tYie P ]Lannin Boar' aiidIF the . Town ti * x },. ay= t�, e t +' -.�' s (A t ( ♦ f "!r v a h i1 t 3 t 5 ! }� > Board whxchb are ;* � s ;now- ; a se :tic " 'f ie3:et 0 ` 3 x . I .N '. �t . t i " ' " , ao ,q iv v s tx ° t _ r , ° i ♦ '� O , mil 4 , - L t t c s' t t _,� a r } v, i r5 Cha k s r . 1 y 1.. t, t I '..,� ' Tt . r it " $ I ; , � = T 2 . Thatu;.L f . at ahy t nie�f Cher tease'i3 3 andf acriass ° Route rl'3 , become �Ir E t I s _ ; ` . -. uaavaiYabie '.'to Beau's © lays Restaur:ant: - dor Barking , t �- Bed 0' ais I y - tory ` I a 4 C r' ; S p ✓ , 1 , F , r K ;Restaurant "must .come.* back oto ',the Planning 'Board ° for �f�sturs r* a x ,J : cons5iI IF, I on of'; the ; `�arka� nq 'problem . : _'° A , : ; $r a` r a G� . ,s taA F 'y �I T W 9 I tytl„ ` < r! It �F . aj I A a , 1 1 Y 4 :.t, a _ + 7 '. s a ' x kt r...• .. T Y t -y t x5 "� Y s ,t X . 5 t ; IF I J e.. a :? 1 a ', ` t. i S f . . i - T t5:, M '.. ` s PPPI _ r TM 3 . �LTh� t 'tho pirc pos�`d `o�rerfi©w, xpa-, ar€ a be ade`c�uately ; lighted , t r ,I I : any .s irightlnc 't ,pilin for t the are"a ` mu'st be a % roveid by , thea . Town ;, J 1r t n, f F o at .adL tas r �s t t: i- • ter ) J `" 1 a R 'Y. - } of ,Ithaca *} ,E ic� zn.eer; , . X = eft y b t n l +. n f , r e r I t f t 1 r. , f { s y s x ! .. 13 # r * i I ¢ `r -.} n , u 4 : y J y k I ' a 1 t t + ,, t t .{ft ' J, ".: q I* p:. j.y.,+ ? 1+, a t yr `x 'r r y �? o- ' I „ t =. oma. t • r'=t S ' t . _ , _� < r ' ° 4 = That sa3`d parking ' t'axea across' Elmira Road'} be used for :em to .ee ; ` Y + w I � 07 5 a i d 1 4 : JF �t 5 µ=re, , , , ' :, ` It r * '' nrl ing Band" ® ger l©w , pagk � nc `for= the restaurant on3y . p =y M Y ! 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'1� � �t Ytt. ,ys � 't"' `s ;ti LY'' � '. r Y r r•C y, s �f rr �a � r A � `( > _ �r t i •+Y n y r^ w t c x - i S " .r ✓ : r/ W 1 ,Sm � f e r ,L 5 1 t.. -,4„Y ( C sr •fit} i s . x• i - e > s t Tp a n.<a r ,i h"yi 1 , ' � r g ' "i L+ � •( a rt - a is a . r•,r ! - t r �{' t r 1 r - : -,T.C,. .. ,L... . a . ., . . ( i .as t.... << , ?'y_ f .".ta'. .. r .:. i• .... 4 'a!1 1 ; JZ at �.rf .. , . : . . /r y` ��. , _ s . . r. • < . . . v :' .. . . r . . .. - November 71 197b . MEMORANDUM TO MEMBERS OF THE PLANNING BOARD : This is a matter for you to think about over the weekend . It is on the agenda for discussion at the November °ftr 1975 , meeting . RE : Town of Ithaca Sign Ordinance . Several matters concerning the strictness of the Sign Ordinance , particularly in Business and Commercial Districts , have been raised in the last couple of months . This was particularly evident when the P & C applied for a variance on the size of their sign at their Judd Falls store . Mr . Cassel of the East Ithaca Town Association , in arguing against this variance , made the following point . . . if , indeed , the P & C were justified in feeling that the allowable sign was too small , that this was then a general question , and not a specific question regarding P & C , i . e . , the Sign Ordinance itself should be changed rather than granting individual variances : Larry has raised the same sort of question , and I quote from his note to me . This is in relation to the Beaujolais second sign . . . . As for the sign . It is a violation as is Bell ' s wood and illuminated second sign , McGuire Gardens ' sign , Early Bird Farm signs , roadside stands and signs . My question is , was the sign ordinance created to preserve a level of orderliness that creates a nuisance to every free enterprise or tradition in the community? No argument with avoiding visual clutter , but how are equities preserved when you stomp on a peanut next to the Elmira Road Elephant Jungle of Signs ? Carrying this a step further , what is really offensive about the Signs in place at the Judd Falls Shopping Center ? True , they are illegal and should be cited , but with such widespread non- complianceand minimal consequences of negative impact . - are we regulating to the point of forcing or encouraging illegality? It ' s kind of like putting up a 15 m . p . h . Speed Limit on Hanshaw Road where 85 % of the cars travel at 30 m . p . h . ; it is law but is it serving the public ? Is the intent of minimizing visual pollution or motorist confusion less served by existing situations cited ? These questions cannot be addressed overnight , but I would like a Board opinion prior to mass enforcement of a too stringent regulation . My own opinion is that minimization of post mounted billboards and signs are the biggest problems . Business enterprises need a little flexibility in day to day marketing and competition . Note sale item signs in grocery windows - certainly illegal - roadside specials . It ' s easy to take a strict hard -nosed literal approach to enforcement but is it fair in terms of regional practices ? " I would like you to think in general terms about the intent of the present Ordinance . Have we been too strict ? If so , should we recommend changes to the Town Board ? Or , do you feel that the original intent of the Ordinance was valid , and that we should not recommend changes but , rather , recommend strict enforcement of the present Ordinance ? We will discuss this on the 11th . Barbara P . Holcomb/nf