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HomeMy WebLinkAboutPB Minutes 1976-09-21 TOWN OF ITHACA PLANNING BOARD SEPTEMBER 21 , 1976 A Meeting of the Town of Ithaca Planning Board was held on Tuesday , September 21 , 1976 , in Town Hall , 126 East Seneca Street ( second floor ) , Ithaca , N . Y . , at 7 : 30 p . m . PRESENT : Vice -Chairman Robert Christianson , Richard Black , Sam Slack , Daniel Baker , Maurice Harris , Liese Bronfenbrenner , Lawrence P . Fabbroni ( Planning Engineer/ Building Inspector ) , ALSO PRESENT : Joanne Beckhorn , Frank Sidle , Thomas M . Yengo , Sarah J . Yengo , Anthony Leonardo , Richard Leonardo , Beatrice L . Lane , E . L . Rose Gostanian , Joe Muraca , Eva Hoffmann , Willis S . Hilker , Dr . Harold Purdy , Yvonne Perret ( Ithaca Journal ) . The Meeting was opened by the Vice -Chairman at 7 : 46 p . m . PUBLIC HEARING : CONSIDERATION OF PROPOSED DENTAL-MEDICAL OFFICE AND LAB FOR TWO TO FOUR DOCTORS IN EAST HILL PLAZA PRESENTED BY DR . HAROLD PURDY FOR TAX PARCEL NO . 6 - 62 - 2 - 13 . The Public Hearing in the above-noted matter was declared duly opened at 7 : 46 p . m . The Deputy Town Clerk ' s Affidavit of Posting and Publication of the Notice of Public Hearings was duly presented for the record together with the Secretary ' s Affidavit of Service by Mail of said Notice . Is Mr . Christianson summarized the last meeting , September 9th , where Dr . Purdy presented his plan informally . Mr . Christianson stated that he felt that there is a distinct need for medical -dental facilities and that this is an ideal use for this area . Mrs . Eva Hoffmann asked to see the plans and Dr . Purdy summarized his proposal . Dr . Purdy noted that he is proposing a deck- type office building on property in back of Page Book Bindery immediately north of the east end of the Plaza parking lot and adjacent to the 10 ' piece of land that Groff Associates has deeded to the Town of Ithaca for the walkway for the elderly . The building is proposed to be 28 ' x 54 ' with the option of being able to build on the " L " of that making it larger . There will be a blacktop driveway and parking area with 16 parking spaces . It will be landscaped with Pine trees . The building will contain about 2 , 900 sq . ft . with the lower part of the structure being masonry and the upper part being wood . The lower part would be for medical or dental offices in addition to an dental lab . Dr . Purdy ' s office would be on the upper story and contain about 1 , 600 sq . ft . Mr . Christianson asked if Dr . Purdy has access from the Shopping Center parking lot . Dr . Purdy said , " yes " , he has a right of way from the Shopping Center parking lot , Mr . Fabbroni asked what Dr . Purdy intended to do with the ditch that is here . Dr . Purdy stated that Stewart Knowlton , an owner of the Plaza , said that there is no reason for that not to be filled in . Mr . Fabbroni said that he might agree , but that he did not know where the water comes from . The building structure and the way it will look was discussed . Mr . Black wondered if the end of the storm drain comes up pretty close . Dr . Purdy said he did not know . Mr.. Fabbroni said he was not aware of any . Mr . Black said that he was pretty sure that Planning Board - 2 - September 21 , 1976 there is a manhole in the parking lot for parking lot drainage . Mr . Christianson asked for comments from Mr . Fabbroni , who stated that at . this point he had none but that the issue about the open drain has to be resolved . Mr . Christianson asked for any other questions , comments , statements . There were none . Mr . Christianson stated that he believed the Board ' s challenge is to either recommend to the Town Board approval or not , MOTION by Mr . Sam Slack , seconded by Mrs . Liese Bronfenbrenner : RESOLVED , that the Planning Board of the Town of Ithaca recommend and hereby does recommend to the Town Board approval of the proposed dental -medical office and lab at the East Hill Plaza , Town of Ithaca Tax Parcel No . 6 - 62 - 2 - 13 to be constructed by Dr . Harold Purdy . By way of discussion , Mr . Christianson noted that the only question is when Dr . Purdy will decide whether to build the " L " - shaped building or the straight building . Mr . Christianson , speaking to Mr . Slack , said that he assumed that Mr . Slack ' s motion includes either the " L " - shaped building or the straight building . Mr . Slack stated that it did . Mr . Christianson , commented to Dr . Purdy , that the only reason he would go to the " L " - shaped is to permit other doctors up to four . Dr . Purdy agreed , There being no further discussion , the Vice - Chairman called for a vote . • Aye - Christianson , Black , Slack , Baker , Harris , Bronfenbrenner . Nay - None . The MOTION was declared to be carried unanimously . The Public Hearing was duly closed at 8 : 10 p . m . PUBLIC HEARING : CONSIDERATION OF THOMAS YENGO REQUEST FOR REZONING TO BUSINESS " C " FOR A FAMILY RESTAURANT ON TAX PARCELS N0 , 6 - 37 - 1 - 20 . 8 , 20 . 9 , and 20 . 10 , DANBY ROAD , The Public Hearing in the above - noted matter was declared duly opened at 8 : 10 p . m . The Deputy Town Clerk ' s Affidavit of Posting and Publication of the Notice of Public Hearings was duly presented for the record together with the Secretary ' s Affidavit of Service by Mail of said Notice . Mr . Yengo stated that what he would like to do is to build a family restaurant on a piece of property located about 800 ' south of Sam Peter ' s . Mr . Yenqo stated that he is a Chef and has been in the restaurant business all his life . He stated that he has three children and he likes to eat out but there is no place to go with the children other than fast - food restaurants . He stated that he is presently employed at the Ithaca College Tower Club . He said that his father owns Joe ' s Restaurant on Meadow Street . He said that he wants to build ® a barn - style building with a seating capacity of 100 and parking for 40 cars . Mrs . Yengo stated that the entry would not be off Danby Road but off Alison Street which is a proposed road in the Leonardo Subdivision . Mr . Yengo stated that there will be shrubs - - he is not depending on visual business - - it is on a reputation basis . He stated that the interior is a secret as yet , but it is aimed toward children . Planning Board - 3 - September 21 , 1976 Mr . Yengo presented maps , elevations and drawings . He noted that the restaurant will be geared to children and senior citizens and will • close by 10 : 00 p . m . The area is zoned R- 15 . Mr . Fabbroni noted that this is a revised subdivision from the one that this Board approved about three years ago . He stated that the project is near a Planned Unit Development ( PUD ) of commercial , multi - family , R- 15 wrapped around it . There followed a discussion of Mat Associates property which is zoned as a PUD . Mr . Yengo stated that there is a ravine nearby and he wants to build back from the road and fence it off , plant shrubs and cover the building from the road as much as possible . He stated that it will look like part of the housing development and will enhance the neigh- borhood . A lady spoke from the floor and asked what would happen if Mr . Yengo sells the restaurant and then a fast - food restaurant goes in there . She asked how he could guarantee against this happening . Mr . Yengo stated that he could not guarantee against that happening but he did not plan to go out of business , Mr . Christianson commented that it would be impossible to guarantee not going out of business . Mr . Fabbroni suggested that he could have a restrictive covenant in a deed . Mr . Yengo promised that he would never sell this for a bar . Mr . Yengo pointed out that he had tried to purchase the China Inn ( the Old Coddington Restaurant ) , Mr . Yengo stated that he is also proposing in this connection a playground for behind the restaurant for children in the immediate vicinity as well as patrons . • Mr . Harris asked Mr . Fabbroni about the proposed road . Mr . Fabbroni stated that the Board is going to have to act separately . He stated that if this is approved , the Board will have to look at Mr . Leonardo ' s parcel . Mr . Leonardo is planning to ask for a change in his subdivision which involves adding to lots and making bigger lots . Mr . Fabbroni said that the proposed road , Alison Street , is really contingent upon Leonardo ' s development . Mr . Richard Leonardo spoke to the changes he is contemplating . He stated that they will have an access to the back of the property , but not two as previously designed . He stated that one is sufficient . He said that they doubt that they will ever develop back to the Park . He noted that they gave three acres to the Town . Mr . Yengo stated that his project will divide the Leonardo develop - ment from the corner , whatever they do with that . Mr . Christianson asked Mr . Yengo if he had access to sewer and water . He said they do , Mr . Christianson asked for comments from the people in the audience . A lady from the floor asked the Board what they feel this proposal would do to the value of the property up there . Mr . Christianson said that he was speaking personally and not for the Board , but it was his opinion that it would enhance it . He commented that one of the classic arguments against any changes in zoning is that it will devalue property . He felt that invariably property values are enhanced by development . Fie said that there are exceptions such as blockbusting . Mr . Harris asked how long the French restaurant ( L ' Auberge du Cochon Rouge ) has been up there . The answer was probably five years , Mr . Harris asked if property values had dropped . The answer was no . Planning Board - 4 - September 21 , 1976 It was noted that the restaurant hours would be about 50. 00 p . m . to 9 : 00 p . m . It would be closed at 10 : 00 p . m . Mr . Christianson stated that the function of the Planning Board is to recommend this issue or not recommend it to the Town Board , The Town Board has to have another Public Hearing . The Planning Board ' s is a screening function and recommendation or non - recommendation function . He said that from here on it is in the hands of the Town Board . Mr . Christianson asked if any members of the Planning Board had any questions or comments . Fie called on Mr . Fabbroni . Mr . Fabbroni said that if the Board considers the proposal to be of merit and in view of the concerns of the residents you might con - sider a restrictive rezoning as you have on parcels in other areas . He stated that he would suggest restricting it to restaurant use - - to say that the bar operation is incidental to the restaurant should be safe . Mr . Christianson asked what are Business " C " uses ? Mr . Fabbroni said just about every business use in the Town including Business " A " and " B " . Mr . Fabbroni stated that a Business " E " zone was created by the Town Board several years ago specifically for the Liberman land . He said that this is an analogous type of situation . Mr . Christianson asked for comments from the Planning Board . Mr . ® Harris noted that the Board has heard from all the people here . He said that he had mixed feelings at the last meeting , but since he has now heard from Mr . Yengo , and Mrs . Lane does not object too much to this thing - - she was mostly worried about hours - he did not think she is now overly concerned - - his opinion is that he has no objection to it with the restriction that Mr . Fabbroni would suggest putting on it . Mr . Christianson stated that considering the topography of the land and the relationship to an existing commercial zone , as far as he is concerned there is a desirability for a restaurant of this type , and considering the planning that has gone into it - - landscaping , objectives of the business - - it seems to him to be a highly desirable use for this property . He stated that he would not object to having this across from his home . Mr . Slack stated that he liked the principal that is involved and he thinks it would make a desirable use for that area and with the setback it should not be objectionable to the property owners in the area . MOTION by Mr . Sam Slack , seconded by Mr . Maurice Harris : RESOLVED , that the Planning Board of the Town of Ithaca recommend and hereby does recommend to the Town Board the rezoning of Tax Parcels Number 6 - 37 - 1 - 20 . 8 , 6 - 37 - 1 - 20 . 9 and 6 - 37 - 1 - 20 . 10 to Business " C " for a family- type restaurant proposed by Mr . Thomas Yengo , on Danby Road , ® together with a restrictive clause that such rezoning be for restaurant use only with a bar operation incidental thereto . There being no further discussion , the Vice -Chairman called for a vote . Planning Board - 5 - September 21 , 1976 Aye - Christianson , Black , Slack , Baker , Harris , Bronfenbrenner . Nay - None . The MOTION was declared to be carried unanimously . Mr . Christianson stated that the next step is that this proposal will go to the Town Board and the Town Board will have Public Hearings on the matter . The Public Hearing was declared to be closed at 8 : 45 p . m . INFORMAL DISCUSSION WITH MR . WILLIS HILKER . Mr . Hilker stated that he owns a fireplace store on the Elmira Road and eventually would like a building of his own . Mr . Hilker said that he is interested in getting into a poly - styrene fabrication busi - ness . He said that he would like a feeling of the Board as to what this type of " business " might be and where it could be located in the Town , if anywhere . The process of making these poly- styrene moldings would be done in a plant . Mr . Hilker presented a description of the process involved in producing these poly- styrene molds to be used for foundations forms , etc . Mr . Hilker stated that he would have to have at least 15 , 000 sq . f_ t . plus enclosed storage . The fireplace store would be a tag along to this . Mr . Hilker noted that the Temple Theatre is presently being dismantled by his firm and they will use the materials from that . He asked if the Board would consider this project to be light industrial , commercial , industrial or what . He stated that the material would be shipped in at first and then they would begin to construct them as demanded . The company involved is Foam Form Co . Mr . Black felt that initially such a project would be commercial and then light industrial . Mr . Fabbroni read from the Light Industrial section of the Zoning Ordinance . He said the question of two stories is kind of immaterial . Mrs . Holcomb arrived at 9 : 05 having been at an urgent meeting . Mr . Fabbroni asked what kind of acreage would be required . Mr . Hilker figured about 10 to 15 acres to provide for expansion and storage area . Mrs . Holcomb pointed out that the Zoning Board of Appeals has interpreted the zoning ordinance as saying that there can be commercial within a light industrial zone . Mrs . Bronfenbrenner asked Mr . Hilker how many people he thinks he will employ . Mr . Hilker thought about 8 to 10 at full production and 3 to 4 at the beginning . Mr . Christianson asked if it were the sense of the Board that if Mr . Hilker found the 15 acres this Board would consider rezoning to light industrial . The answer was yes , depending on where the proposed rezoning would take place . Mr . Hilker stated that there would be no chemical process involved , no fumes and no exterior storage . Mr . Hilker stated that if there is no strong feeling against this proposal he can cast a little bit farther around . Planning Board - 6 - September 21 , 1976 RESIGNATION OF MR . ROBERT CHRISTIANSON . • Mr . Christianson announced to the Board ' s dismay that he will be leaving the Ithaca *within a few days for a new position in Pennsylvania . The Board expressed their sadness at losing him as a valuable Board member and friend . The Board congratulated him on his new position and wished him God ' s speed . * area ADJOURNMENT Upon Motion the Meeting was adjourned at 9 : 45 p . m . Respectfully submitted , Nancy M . Fuller , Secretary . • AFFIDAVIT OF POSTING TOWN CLERK'S OFFICE ITHACA, N. Y. Nancy M. Fuller , being duly Deputy 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 Hearings before the Planning Board on September 21, 1976, at the Town of Ithaca Offices, at 7 : 30 p.m. to consider a proposed Dental- Mudical UfM6 an esen ed by Dr. Harold Purdy for Tax Parcel. No. 6-62-2-13; at 8: 00 p.m. to consider e request ot Thomas Yenqo for rezoning to Business or a FaMily Restaurant on Tax Parcels No. 6--37-1-20. 8 , 20. 9, and 20. 10, Danby Road; and to hear all persons in support of-such matternor onjections trereto. ;ovation of sign board used for posting: Entrance to Town Offices at 125 East Seneca Street, Ithaca, N.Y. Date of Posting: September 14 , 1976 Date of Publication: September 16 , 1976 X I z I aliXX-&W� Nancy M. Fuller Deputy Town Clerk Town of Ithaca State of New York County of Tompkins SS. Town of Ithaca i Z,/1 19 76 � . Sworn to before me this day of _ Z2 _. NOTARY GERTRUDI H BERGEm N'tarY Public, sta* of New Ym* - No. 5$6276725 QualiTerm Ex in S A�Fkh�,10.1 c� Thursday, Sept. 16, 1976 ITHACA JOURNAL. 27 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARING TUESDAY,SEPTEMBER 21, 1976 By direction of the Chairman of the Planning Board, NOTICE IS HERE- BY GIVEN that Public Hearings will he held by the Planning,Board of the Town of Ithaca on Tuesday, September 21,1976,in Town Hall,126 East Seneca Street (second floor). Ithaca, N.Y., at the following times and on the following matters, 7.30 P.M. Consideration of proposed Dental-Medical Office and Lab for two to four doctors in East Hill Plaza presented by Dr. Harold Purdy for Tax Parcel No.6 62-2-13. 8,00 P.M. Consideration of Thomas Yengo request for rezoning to Business C for a Family Restaurant on Tax Parcels No. 6-37-1-20.6, 20.9 and 20.10,Danby Road. Said Planning Board will at said titres and said place hear all persons in sup- port of such matters or objections )hereto.Persons may appear by agent or in person. Edward L.Bergen Town Clerk Town of Ithaca September 14.1976 September 16. 1976 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS TUESDAY, SEPTEMBER 21, 1976 By direction of the Chairman of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by ,the Planning Board of the Town of Ithaca on Tuesday, September 21, 1976, in Town Hall, 126 East Seneca Street (second floor) , Ithaca, N.Y. , at the follow- ing times and on the following matters: 7: 30 P.M. Consideration of proposed Dental-Medical Office and Lab for two to four doctors in East Hill Plaza presented by Dr. Harold Purdy for Tax Parcel. No. 6-62-2-13. 8: 00 P.M. Consideration of Thomas Yengo request for rezoning to Business C for a Family Restaurant on Tax Parcels No. 6-37-1-20. 8, 20. 9 and 20. 10, Danby Road. Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons ' may appear by agent or in person, Edward L. Bergen Town Clerk Town of Ithaca Dated: September 14 , 1976 Publish: September 16, 1976 .r Y� AFFIDAVIT OF SERVICE BY MAIL STATE OF NEW YORK ) SS: COUNTY OF TOMPKINS } Nancy M. Fuller, being duly sworn, deposes and says, that deponent is not a party to the action, is over 21 years of age and resides at 316 Turner Place, Ithaca, N.Y. That on the 15th day of September, 1976, deponent served the within Notice upon: i Mr. and Mrs. Thomas Yengo 145 Coddington Road Ithaca, N.Y. 14850 Buttermilk Falls State Park c/o Finger Lakes State Parks Commission Administration Headquarters Taughannock Blvd. Trumansburg, N.Y. 14886 City of Ithaca Joseph Rundle, Clerk 108 East Green Street Ithaca, N.Y. 14850 Anthony L. Leonardo 1132 Danby Road Ithaca, N.Y. 14850 George H. and Violet Smith 1391 Taughannock Blvd. Ithaca, N.Y. 14850 John H. Matthews et al Ali and Gerber 920 University Avenue Building Syracuse, N.Y. 13200 Mat Associates, Inc. 920 University Building Syracuse, N.Y. 13200 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS TUESDAY, SEPTEMBER 21 , 1976 By direction of the Chairman of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, September 21, 1976 , in Town Hall, 126 East Seneca Street (second floor) , Ithaca, N.Y. , at the follow- ing times and on the following matters: 7 : 30 P.M. Consideration of proposed Dental-Medical Office and Lab for two to four doctors in East Hill Plaza presented by Dr. Harold Purdy for Tax Parcel No. 6-62-2-13. 8 : 00 P.M. Consideration of Thomas Yengo request for rezoning to Business C for a Family Restaurant on Tax Parcels No. 6-37-1-20.8 , 20. 9 and 20. 10, Danby Road. Said Planning Board will at said times and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Edward L. Bergen Town Clerk Town of Ithaca Dated: September 14 , 1976 Publish: September 16, 1976 r 1 r - ! 4 �f