HomeMy WebLinkAboutPB Minutes 1976-12-07 1., TOWN OF ITHACA PLANNING BOARD
DECEMBER 7 , 1976
A Meeting of the Town of Ithaca Planning Board was held in Town Hall ,
126 East Seneca Street , ( 2nd floor ) , Ithaca , N . Y . , on Tuesday , December 7 ,
1976 , at 7 : 30 P . M .
PRESENT : Chairman Barbara Holcomb , Jonathan Bradley , Daniel Baker ,
Henry Aron , Richard Black , Liese Bronfenbrenner , Lawrence Fabbroni
( Planning Engineer/Building Inspector ) .
ALSO PRESENT : John Jewett ( TATTKO ) , Scott Hamilton ( Ide ' s Engerprises ) ,
George Ideman ( Ide ' s Enterprises ) , Robert I . Williamson ( Attorney for
Eastern Artificial Insemination Co -Op , Inc . ) , Anthony Leonardo , 1132 Danby
Road , Clara Leonardo , 1132 Danby Road , William North , Box 192 , Etna ,
Alan Goodman ( Ithaca Journal ) , Larry_ Cleek , 600 Warren Road , Eva B .
Hoffmann , 4 Sugarbush Lane , Shirley K . Egan ( Attorney for Messrs . Anderson
and Wormser ) , Scott Anderson ( East Hill Depot ) , Kenneth Wormser ( East 11111
Depot ) , Joanne Guest , 1002 North Aurora Street , Dan Marvin ( Historic
Ithaca ) , Mr . and Mrs . Thomas Bell , Tom Reiss , Richard Blatchley , Richard
Leonardo , Mrs , Lucia Armstrong , Renee Wyman , Steve Bowman , Richard Mellen ,
Gerard J . O ' Brien .
The Meeting was opened by the Chair at 7 : 30 p . m .
REPORT OF THE BUILDING INSPECTOR
Mr . Fabbroni reported that building permits for three additions were
issued in November for a total of $ 19 , 200 . 00 , as compared to one building
permit for a one family home and three additions for a total of $ 51 , 00"0 . 00
in November of 1975 .
REPORT OF THE PLANNING ENGINEER
Mr . Fabbroni reported , in order to keep the Board informed , that he
has had a student from the Cornell University Planning Department on a
work- study basis this semester and he has been working on ideas for parks
and has been evaluating 14 acres in Eastern Heights . Mr . Fabbroni said
that he did a topo for the student one day in order to give him a very
rough lay of the land and he will work with that . Mr . Fabbroni noted
that there is foliage on the site . The student will be working on how
to cut it up to see what can be done in the most extensive way . He
said that early next year the Planning Board will have something to look
at , commenting that it will be a little dififerent approach than what we
had with the smaller areas , i . e . , the parksl that we reviewed last year
which are still in committee and not moving to any great extent . He noted
that the Board will have the opportunity to look at the site and an
independent study as to potential .
Mrs . Holcomb stated that she had some response from people in
Eastern Heights about cross - country skiing on drainage ways developed by
Town crews .after - the July floods and the response was very favorable .
Mr . Fabbroni stated that he also had an opportunity to . have another
student on work- study whereby they set a salary scheme of $ 2 . 50 to $ 3 . 30
an hour and we pay half . This student is interested in working on some
of the other parks either specifically Northview Road West or possibly
Northeast Dewitt Junior High School park . Mr . Fabbroni stated that on
December 16th the committee that has been meeting for the consideration
of the development of a park in conjunction with Dewitt Junior High will
-- Planning Board - 2 - December 7 , 1976
meet to consider what their priorities are for recreational development
of that area . Mr . Fabbroni noted that as part of the Town ' s townwide
park plan it was considered that school grounds served the park require -
ments of that neighborhood . He said that these are substandard and
dangerous . The size is adequate but the surface is poor . Mr . Fabbroni
stated that the student could give 40 hours during recess periods and
roughly 10 hours a week during term sessions from basically the middle
of December to the middle of April . Mr . Fabbroni said that he thought
the maximum expenditure for the Town would be about $ 300 . 00 , but since
the maximum on the program is $ 800 . 00 it would definitely mean a maximum
expenditure of $ 400 . 00 . Mr . Fabbroni stated that he is looking for a kind
of feeling of the Board in order to know how far to go down the line with
this girl - Barbara Zimmerman . Mr . Fabbroni said that up to this time
he has been emphasizing in - kind participation , as the Town ' s local share in
the proposed BOR project .
Mrs . Holcomb stated that Pair . Fabbroni is asking the Planning Board
to acknowledge the appropriateness of this student help for next semester .
She said that as far as she is concerned , she thinks that any help we can
get is good . Pyr . Fabbroni commented that she is a very good girl .
Mr . Black stated that to his thinking $ 300 . 00 is a small amount for such
expertise . Mr . Aron agreed . Mrs . Holcomb stated that Mr . Fabbroni has
the blessing of the Planning Board to pursue this matter .
Turning to the new Town Barn , Mr . Fabbroni said that the cost is
about $ 30 , 000 . 00 over what was expected . They expect to execute about
$ 24 , 000 . 00 of change orders . Mr . Black asked what the total cost is .
Mr . Fabbroni said the total would be $ 190 , 000 . 00 for everything . Mr .
Black asked how many bids were received . Mr . Fabbroni said the Town
received seven - general "bids with $ 151 , 000 . 00 as the base bid which was
$ 18 , 000 . 00 under the next closest bid . Mr . Aron asked if there was a
time penalty clause in the bid . Mr . Fabbroni said there was not but that
the Town stated their desired entry date into the building .
APPROVAL OF MINUTES
MOTION by Mr . Richard Black , seconded by Mr . Jonathan Bradley :
RESOLVED , that the Minutes of the Town of Ithaca Planning Board
meetings of June 15 , 1976 , June 30 , 1976 , and July 13 , 1976 , be approved
as presented .
Aye - Holcomb , Bradley , Baker , Aron , Black , Bronfenbrenner
Nay - None .
The MOTION was declared to be carried unanimously .
PUBLIC HEARING : MODIFICATION OF LEONARDO SUBDIVISION .
Mr . Anthony Leonardo asked that this Public Hearing be deferred to
later in the meeting since his son , Richard , would be a little late due
to a prior committment . The Planning Board agreed .
PUBLIC HEARING : CONSIDERATION OF THOMAS G . BELL PROPOSAL FOR SELF- SERVICE
GASOLINE ISLAND AT BELL ' S CONVENIENCE FOODS , ELMIRA ROAD , TAX PARCEL
6 - 33 - 3 - 2 . 4 .
The Public Hearing in the above -noted matter was declared to be open
by the Chair at 8 : 00 p . m . Mrs . Holcomb presented for the record the Clerk ' s
Affidavit of Posting and Publication of said matter .
d. ' Planning Board - 3 - December 7 , 1976
' Mrs . Holcomb noted that the matter had been turned over to the Zoning
. Board of Appeals for clarification at their last meeting , November 17 , 1976 .
In March of 1974 the Zoning Board had resolved that the Town of Ithaca
-,mooning Board of Appeals interprets the present Zoning Ordinance to allow
** thin Light Industrial Districts any lawful use allowed in the more restric -
tive zones , with the exception of dwellings . i . e . , the Zoning Board
specifically felt that the placing of a retail store in a Light Industrial
District was permitted . The Planning Board had requested the Zoning Board
again to review this resolution again at their November 17th meeting and
inform the Planning Board whether they meant any Light Industrial District
in the entire Town or just one particular one . Mr . Fabbroni reported that
the question had been raised at the Zoning Board meeting and the Zoning
Board reaffirmed their decision and stated that they indeed meant the whole
Town wherever Light Industrial zoning exists .
Mr . Fabbroni presented new plans that Mr . Bell had delivered to him
on December 6 , 1976 . He indicated a site plan and a cross - section of the
dual - level pump area . Mr . Fabbroni also submitted Mr . Bell ' s addendum to
his original sign application asking for an additional 26 . 67 sq . ft , sign as a
changeable message sign on the same stanchion .
Mr . Black asked if this sign is within the limitations of the sign
ordinance . Mr . Fabbroni stated that it is well within it .
Mr . Bell indicated 20 parking spaces . Mr . Black asked if people can
negotiate this ? Ile wondered if there was enough room . Mr . Fabbroni said
definitely there is enough room for customers . Mr . Black felt that the
only problem might be the delivery truck . , Mr . Bell spoke to this and said
at they actually put in an imaginary island and it will definitely work .
Henry Aron asked if there would be adequate lighting . Mr . Bell indicated
the mercury vapor lighting indicated on the plan . Mr . Black asked the size
of the canopy which Mr . Bell noted is 400 sq . ft . ( 201x201 ) .
Mrs . Holcomb stated that when the Planning Board originally approved
this site plan access and egress was from Route 13 . However , if a road is
constructed parallel to the highway , then there will be only one
entry from Route 13 instead of the two now existing . Mrs . Holcomb asked
if and when this happens will the site plan here presented still be
appropriate ? Mr . Black stated definitely yes .
Mr . Aron noted that it is 100 ' from the road right of way to the pumps .
Mrs . Holcomb . asked for any questions or comments from the floor . There
were none . Mrs . Holcomb asked for any further questions or comments from
the Planning Board members . There were none , except Mr . Black who stated
that the Bells have met all of the Planning Board questions and comments
from the November 16 , 1976 , meeting .
MOTION by Mr . Richard Black , seconded by Mr . Henry Aron :
RESOLVED , that the Planning Board of the Town of Ithaca recommend and
hereby does recommend to the Town Board approval of the site plan as pre -
sented to the Planning Board on December 7 , 1976 , of the proposed gasoline
falf - service island and parking at Bell ' s Convenience Foods , Elmira Road ,
x Parcel # 6 - 33 - 3 - 2 . 4 .
There being no further discussion , the Chair called for a vote .
Aye - Holcomb , Bradley , Baker , Aron , Black , Bronfenbrenner .
Nay - None .
ti
Planning Board - 4 - December 7 , 1976
The MOTION was declared to be carried unanimously .
The Public Hearing in the Bell gasoline island matter was declared to be
%osed .
The matter of the sign application was now taken up .
The application and fee having been received , Mr . Black stated that if
the proposed sign meets the requirements properly he could see no problem
with approval . Mr . Fabbroni stated that the proposed sign and the existing
sign are well within the 100 sq . ft . limit allowable .
MOTION by Mrs . Liese Bronfenbrenner , seconded by Mr . Richard Black :
RESOLVED , that the Planning Board of the Town of Ithaca recommend and
hereby does recommend to the Town Board approval of the additional changeable/
for Bell ' s Convenience Foods , Elmira Road . message sign
There being no further discussion , the Chair called for a vote .
Aye - Holcomb , Bradley , Baker , Aron , Black , Bronfenbrenner .
Nay - None .
The MOTION was declared to be carried unanimously .
PUBLIC HEARING : CONSInERATION . OF PPX- LIMINARY APPROVAL OF . BLATCHLEY SUBDIVISIOZ
HONNESS LANE , TAX, PARCEL 6 -58 - 2 -39 . 2 ,
The Public Hearing in the above - noted matter was declared to be open by
fte Chair . Pers . Holcombresented f �
P . or the record the Clerk ' s Affidavit of
Posting and Publication of said matter .
Por . Blatchley stated that he did not care about a subdivision , he only
cared about selling two lots .
Mr . Fabbroni stated that this matter refers to parts of tax parcel 6 -
58 - 2 - 39 . 2 and that one of the parcels is near lot number 39 . 7 and one is
near lot number 40 .
Mr . Black asked if Mr . Blatchley had subdivided his end lot . Mr .
Blatchley said that he had but it is not legally subdivided on a tax map .
It was noted that there are 6 lots along Honness Lane and 4 along Slater-
ville Road ,
Mrs . Holcomb noted that one of the lots in question is in the right of
way of a proposed road into the subdivision from Honness Lane and one is
in the proposed road shown on the Highway Master Plan , Mr . Blatchley
agreed . He said that the 50 ' road is set aside for the Church .
Mr . Fabbroni stated that the biggest problem that he can see is what
the access to the backland is going to be . Mr . Blatchley indicated a
possibility from Honness Lane from the Hillside Missionary Alliance Church
d he spoke of 5 lots off Slaterville Road , Mr . Blatchley stated that his
tanan is to put all of the land that is remaining up for sale .
Mr . Blatchley presented a map drawn by Carl Crandall dated April 7 ,
1969 which was approved by the Town Planning Board , Walter J . Schwan ,
Chairman , on April 8 , 1969 .
Planning Board - 5 - December 7 , 1976
A possible error in the tax map was noted - - perhaps the lots
should be number 6 - 58 - 2 - 39 . 3 and 39 . 5 .
Mr . Blatchley stated that the one lot at the end of the proposed
road off Honness Lane has a valid purchase offer . Mrs . Holcomb stated
that this is the worst problem because the Board cannot approve a lot
which is on a proposed road shown on an official map .
Mr . Fabbroni stated that this matter will be addressed in due course
and noted that after lot number 39 . 4 to the West there seems to be added
two more lots not shown on the tax map .
Mr . Fabbroni noted that any access other than one on to Honness
Lane is going to present the same kinds of difficulties that we now
have with the Honess Lane on to Slaterville Road -- decent grade , site
view , etc . Mr . Fabbroni felt that it would be better to have a right
of way off Slaterville Road and off Honness Lane ,
Mr . Blatchley recalled that at one time egress had been approved
off Honness Lane making a circle back into Honness Lane . He also noted
that the total remaining land is 38 acres .
Mr . Fabbroni stated that that could probably be handled in due
course with a recommendation from the Planning Board . Mrs . Holcomb
noted that the Planning Board recommended that the official map be
changed about two years ago but the recommendation was not acted upon .
Mr . Fabbroni stated that he is suggesting tying down one good right of
Mway that is not going to be a snake - like roadway .
Mrs . Holcomb stated that she is also recommending pinpointing the
lots that exist and have been sold off . Mrs . Holcomb stated that there
has to be at least one clearly identified access to the backland .
Mr . Blatchley suggested that the Planning Board put it anywhere they
like on the Slaterville Road . Mr . Fabbroni indicated lot " D " on the
map . Mr . Bradley felt that it would be a lot better on to Honness
Lane ,
Mrs . Holcomb read a memo from David G . Cassel , President of the
East Ithaca Town Association , to the Planning Board dated December 70
1976 , as follows :
" I am unable to attend tonight ' s Planning Board meeting , due to a
previous commitment . I have some general feelings to express about the
two East Ithaca items , and I would appreciate your accepting my comments
in written form . Furthermore , since the details of both of these
plans are not yet public , to my knowledge , I would appreciate your
deferring a final decision until more general public discussion has
been possible .
1 . The Blatchley Subdivision :
( a ) It is clear that the property in question will be developed
sooner or later , and I am concerned with the quality of the development
and its effects on the neighborhood , especially traffic . The intersec -
tion of Honness Lane and Slaterville Road remains a blind intersection ,
with little possibility of seeing northbound traffic on Slaterville
Road without actually inching into the northbound lane . I feel that it
would be negligent for the Town of Ithaca to approve a subdivision
Planning Board - 6 - December 7 , 1976
that exits onto Honness Lane without making provisions for making that
intersection safe , before houses in the subdivision are sold .
( b ) I hope that the developer and the Town will safeguard the
quality of the neighborhood in establishing the development .
( c ) I recommend that the Planning Board include a bicycle path
connecting with the proposed path between Honness Lane and Mitchell Street .
( d ) If enough land is being developed to mandate the inclusion of
a small park as part of the development , I am sure that the East Ithaca
Town Association would stand ready to help in the planning of a facility
that would serve the whole neighborhood best .
( e ) It is clear that this development will have some influence on
the eventual plans for alternates to Pine Tree Road for thru traffic in
this area . I would hope that the approval of this development will not
end an honest search for alternatives to Pine Tree Road for thru traffic .
2 . Old Depot Restaurant -Bar
( Secretary ' s note : N/A . ) "
The Aerial Map was displayed . Mr . Black suggested leaving the
access from Honness Lane near the Christian Alliance Church and run a
road down through lot # " D " on to Slaterville Road .
There was a lengthy discussion of the whole aspect of this area .
It was noted that a - 7 % grade could be achieved . .
The Planning Board determined that pieces of land are being picked
off from those on the map before them and it was hard to keep track of
what was what .
Mrs . Holcomb commented that this was a good point . She suggested
that Mr . Blatchley - clean up the map and present it at the next Board
meeting in the condition that the subdivision will be taking for sure .
Mrs . Holcomb said that the Board will refer this matter back to Mr .
Fabbroni and Mr . Blatchley for resolution and cleaning up the map with
clearly identified lots that have been approved and two accesses developed .
She noted that the question of the lot next to the Lutheran Church must go
to the Zoning Board of Appeals since it is undersized .
Mr . Blatchley asked if the Board could approve these two lots tonight .
The Board agreed that they could not .
Mr . Fabbroni stated that if it is the feeling of the Board that the
proposed road which is part of the proposed " loop road system " should be
removed from the map he will proceed with that in mind . Mrs . Holcomb
stated that there are problems with the existing official map and the
road that lies in this location .
It was decided that Mr . Blatchley would return to the Board on
December 21st .
PUBLIC HEARING : CONSIDERATION OF PROPOSED MODIFICATION OF . LEONARDO
SUBDIVISION , DANBY ROAD , TAX PARCELS 6 - 37 - 1 - 20 . 2 , 20 . 5 , 20 . 6 , 20 . 7 , 20 . 8 ,
20 . 9 and 20 . 10 , TOWN OF ITHACA .
• • Planning Board - 7 - December 7 , 1976
Mr . Richard Leonardo presented three copies of a proposed map for
the - above - noted subdivision off the Danby Road ( Sesame Street , etc . ) .
He said that what they have done is taken this approved subdivision ,
which was approved by this Board on September ea;' 197f; and they have
found it very difficult to sell lots because of their size . He stated
that they have revised it with the aid of Mr . Fabbroni and made the back
lots quite a bit larger and changed the street right of way alignment to
a curve instead of a right angle turn . He noted that the Board had pre -
viously suggested that they take out the boundary of Lot # 8 and they did
so and made it one lot - - V . He said that Phase 1 is lots # 1 , # 2 , and
# 3 in the original approval . He asked that lots # 4 , # 5 , and # 6 be con -
sidered for approval now . Lots # 7 , # 8 , # 9 and # 10 would be left for
approval at a future date . He noted that Leona Street would be finished
to Danby Road and come off Sesame Street ,
Mrs . Holcomb stated that Phase 2 is that part for which approval is
now being requested and it should be noted that the total subdivision map
is now changed from the original map that has been used for the approval
of Phase 1 and that Phase 1 included approvals of lots # 1 , # 2 , and # 3 which
now exist as tax parcels number 6 - 37 - 1 - 20 . 1 , 6 - 37 - 1 - 20 . 3 and 6 - 37 - 1 - 20 . 4
and are not being changed .
Mrs . Holcomb stated that the Board is now being asked to approve as
Phase 2 lots # 4 , # 5 , and # 6 on the revised map together with the approval
of the completion of Leona Street from Sesame Street to Danby Road ,
Mr . Fabbroni had one comment on the water line . He stated that Mr .
Leonardo is going to find that he cannot put the water line closer than 10 °
from the sewer line . Mr . Fabbroni also noted that a hydrant is shown
between lots # 9 and # 10 , but another alternative is to have another
hydrant at the corner of Leona Street as it turns into Danby Road . Mr .
Fabbroni also stated that Health Department approval is required of the
expansion of the lots .
Mrs . Holcomb commented that there do not seem to be any problems except
the distance between water and sewer lines and the addition of either a
hydrant at the end or an extension of the water line to loop to Danby Rd .
Mr . Fabbroni suggested that they might be able to get by with just one
hydrant after further consideration .
MOTION by Mr . Henry Aron , seconded by Mr . Richard Black .
RESOLVED , that the Planning Board of the Town of Ithaca grant and
hereby does grant preliminary approval of Lots # 4 , # 5 , and # 6 contained in
the Leonardo Subdivision on Danby Road and shown on map presented to this
Board on December 7 , 1976 , together with the approval of Leona ; Street ,
with the exceptions noted above , and subject to approval of the Tompkins
County Health Department .
There being no further discussion , the Chair called for a vote .
Aye - Holcomb , Bradley , Baker , Aron , Black , Bronfenbrenner .
Nay - None .
40
The MOTION was declared to be carried unanimously .
Planning Board - 8 - December 7 , 1976
PUBLIC HEARING : CONSIDERATION OF PROPOSED RESTAURANT - BAR RESTORATION OF
OLD DEPOT BUILDING TO BE MOVED TO JUDD FALLS ROAD , TAX PARCEL 6 - 62 - 2 - 1 . 123
AftiSND PART OF TAX PARCEL 6 - 62 - 2 - 13 .
The Public Hearing in the above - noted matter was declared to be open by
the Chair at 9 : 15 p . m . Mrs . Holcomb presented for the record the Clerk ' s
Affidavit of Posting and Publication of said matter .
Attorney Shirley K . Egan , Mr . Ken Wormser , Mr . Scott Anderson and Mr .
Tom Reiss were present for this discussion .
Mrs . Holcomb read the following memorandum from Mr . David G . Cassel ,
President , East Ithaca Town Association , to the Planning Board .
" I am unable to attend tonight ' s Planning Board meeting , due to a pre -
vious commitment . I have some general feelings to express about the two
East Ithaca items , and I would appreciate your accepting my comments in
written form . Furthermore , since the details of both of these plans are not
yet public , to my knowledge , I would appreciate your deferring a final deci -
sion until more general public discussion has been possible .
1 . The Blatchley Subdivision :
N/A ( Secretary ' s note ) .
2 . Old Depot Restaurant - Bar
( a ) Clearly traffic at the Judd Falls - Ellis Hollow-Pine Tree Road
so intersection is the chief problem with any development of the lot in
question . I strongly feel that any development should be constructed so
that traffic can enter and leave only on Judd Falls Road . As traffic
currently is organized , Ellis Hollow Road is a fast road with poor visibility ,
and the addition of a third entry point between Judd Falls and Pine Tree
will prove to be a rich source of accidents . ( Erroneous conception of loca-
tion noted here by Mrs . Holcomb ) .
( b ) I am quite concerned with the prospect of another source of
inebriated drivers at this dangerous intersection . A large fraction of the
drivers currently leaving Ides parking lot late in the evening are , in my
experience , apparently not in complete control of their vehicles . If it is
felt that our neighborhood needs another bar , perhaps we could be also
provided with a bit of police protection from such drivers .
( c ) I would hope that the Planning Board would insert language in its
approval limiting the noise from at least such sources as bands . ( Recall
its proximity to the Ellis Hollow Apartments ) . "
The following map was presented by the applicants . " Division of Lands ,
Groff Associates , Town of Ithaca , September 23 , 1976 , Gabrielson LLS . It was
noted that this is the division of land positions relative to land in the
whole complex . A site plan was also presented entitled " Site Plan - Proposed
Restaurant " and dated December 7 , 1976 . The site plan shows parking for
W4 cars and an additional parking area for 24 cars . The site plan shows
a 30 ' setback as required in front . The site plan shows a right of way for
delivery and access to the additional parking . The capacity of the restaurant
is 125 - 175 . The parking provided is well over the requirements . The
ground floor contains 2 , 080 sq . ft . and the basement contains 1 , 850 sq . ft . ,
for a total . of 3 , 930 sq . ft . A ground Floor Plan of the restaurant was also
presented .
• Planning Board - 9 - December 7 , 1976
Mrs . Bronfenbrenner asked for the zoning of the parcel in question . Mrs ,
Holcomb stated that it is zoned Business " C " and this is an allowable use for
Business " C " . Mrs . Holcomb noted that one of the original uses was for a
staurant in this area .
Mr . Black stated that it looks like a good use .
Mr . Bradley asked what hours the restaurant would be open and indicated
a concern about interference with the traffic on Judd Falls Road . Mr .
Anderson stated that their main business is a luncheon business . Their
menu will be soups , sandwiches , salads . At dinnertime , the menu would be
the same . He said that they would be no competition for What ' s Your Beef ? ,
Mr . . Dan Marvin of Historic Ithaca , Historic Sites Preservation , stated
that this old depot was originally established by Cornell University as a
preservation project on a leasehold basis . He said that he asked Cornell
to pledge themselves to sell the building so that it would be moved and
sold to somebody else . They have done so . He said that this has been nine
months in process . He said that the two gentlemen own it and will move it
intact to their land . He stated that Historic Ithaca is supporting this
proposal .
Mrs . Holcomb asked for comments from the floor .
Mr . George Ideman stated that he has been sitting here this evening
through all these hearings and notices the competence of this Board and
their desire to cover all aspects of any proposal . He said that this
commercial area that we are talking about has been resurrected and directed
him , in fact , the whole area owes its existence to him . He stated that
conceived it , he helped draw out the water district and the sewer district .
He said that he is a large taxpayer in the area , has been and still is . He
stated that he thinks that the taxpayers that own a lot of land should be
heard . He said that anything that happens here he is deeply interested in ,
He said that he did not like the setup of the building technically . He said
that he would think that as long as it is nice and he is sure it will be ,
that is not the real problem . He said to put it bluntly , the City felt
that it was not needed and it should not be a part of the community . He
said - that -thethought then was to move it up to our - -area ( East Ithaca ) . He
commented that one of the cheapest things to buy these days is a restaurant .
He said basically we are talking about another bar . He noted that he is in
the food business and the boys here ( Anderson and Wormser ) worked for him
at one time . He said he has a tavern license across the street and you have
What ' s Your Beef ? which has a tavern license . There is already a liquor
store in the Plaza . He said you get to the point of whether or not there is
a need . He urged the Board to look around , dig deeply into the question .
He stated that in this instance , there is not a need . He commented that
sometimes you have to look at the location to put it where it is needed .
He said you must be realistic . If people were going wanting - - but he really
does not think they are . He said that he would feel that looking at the
whole picture all along the line , you would find from looking at it from all
standpoints , you would not agree that there is a need at this time . He
said that the big point that the Board should consider is , is there a
positive and definite need for it .
0 Mrs . Eva Hoffmann asked why the gentlemen could not use the restaurant
where it is . Mr . Wormser stated that the City Zoning Board disapproved of
the proposal and some residents voiced opposition .
Planning Board ' - 10 - December 7 , 1976
Mrs . Shirley K . Egan , Attorney for Messrs . Anderson and Wormser , stated
that since that time they have had voluminous papers containing many
signatures from neighbors who say they wanted this project to go through .
mss . Egan displayed these papers . She noted that since that time they
ceived the proposal from Cornell University and purchased the old depot .
Mrs . Hoffmann said she would have liked it where it was also .
Mr . Ideman stated that as he understands it , where the building is now
there was a feeling of the community that they did not want another tavern .
It was a residential area .
Mr . Dan Marvin stated that he took a long look into this project while
he was developing the Boardman House project . He stated that it is all in
good faith . He stated that when Mr . Anderson and Mr . Wormser appeared - as
developers , he talked with them about their present employment which was
in Ide ' s Bowling Lanes . He stated that their intended use would be across
from Mr . Ideman ' s and would be in competition . He said that before he even
took it to Cornell University he met with Mr . Ideman and he said - - " I am
not concerned about competition and that his supervisor had a lot of regard
for these boys . " Mr . Ideman charged that he had never met with Mr . Marvin
and that he had never said anything of the sort . He accused Mr . Marvin of
telling an untruth .
Mrs . Holcomb stated that it is not the concern of this Board who said
what to whom . She stated that we are looking at a proposal which is zoned
for this use and we have noted Mr . Ideman ' s views .
Attorney Robert Williamson was present as attorney for Eastern
Artificial Insemination Co -Op , Inc . Mr . Williamson read in its entirety a
letter from Mr . Charles J . Krumm , General Manager of Eastern , dated September
18 , 1968 .
-- Gentlemen .
X14 have read with interest of the plans for developing a shopping -
center on the Barnes ' property south of the location . of our Eastern Al
Cooperative Headquarters and sire barns .
We feel that at this time when plans for development are underway and
particularly since there has been discussion of residential housing on
the rear of the site , the Town of Ithaca Planning Board should be fully
aware of the nature of our present enterprise , our plans for the future
and , at least in our opinion , how we might potentially affect the devcbp-
nzerat of a shopping center, and residential area . We also feel that the
developers themselves should be aware of this situation so they can
dive it full consideration in their plans . We would emphasize that we
have no direct concern or any 'objections to any type of developr:'ieat of
the property . We are only indirectly concerned as to what effect that
development right have upon our future status and our relations with
our neighbors .
Through a unique arrange mont - with Cornell University we are occupying
land owned by Cornell on a long -term arrangement where we are respon-
sible for the construction and maintenance of approved buildings , and
r:s � intain a close cooperation with the Ncw York State Collccrc of Agri -
Planning Board - 11 - December 7 , la76
CLL �irZ Research 3rGh C1nL +: LVC1 :rFv>Z 1 1v � JilJAiy Vi i. Lai LLIG plrpo VL l. . . .
ul � � i 1prlJ `v'l' iil nt by i� muti.: nl eC Vy arCYLion , of the dairy Ccsttl Ci ✓ j ' : ` L '.;
in ti.e Northeastern V, In i t 0 d Strtcs .
7 nYiiitme.nt to U10
a
On the basis of a clear understanding and long-time con
use of these lands for this rwrpose by Cornell University , we , VOc cc:'A -
tl11tt�;a to expand our 1: hysical facilities here at this location . In
we tentatively cbntemplate the erection of an. additional buildiang got Vne
hoi .ising of young_ dairy cattle and moving some of the ;animals from esu ,
We ;;t hill Darin , compi ' tely central[ :6ag our operation neve at Jji :; :
u uarters .
I see two particular factors that the Planning Board and developers
should be aware of In their plans . Up to this time neither of inose
factors has been an important consideration from a practical -standpoint .
Not necessarily in order of importance , but the first consideration. \,vould
be the potential danger of a high density population use of an adjoiria. g
shopping center . Although we would not anticipate it happening , wo can
seee an extreme case of young children wandering over on to our facilitio.
and entering the barns with possible risk of injury from the bulls hou :.- ed
there . There is also the outside chance , which Is very remote (has never
happened in our experience In ZD years) that a bull would be.eorne loo ; e .
This hazard must be considered but I believe could be quite easily solved
by the erection of addl .ional " people - proof " and " bull- proof " fences that
would be both protective and aesthetically acceptable .
The second factor is the possibility of offensive odors to a residential
section located to the east of us where the rpretrailing winds might at
times carry offensive todors from the housing of dairy animals . Although
we are more than normally concerned with and careful about maintaining .
our facilities in a high state of cleanliness and odor prevention , there : s
no . question - that at times under certain atmospheric conditions of high
heat and humidity , unusual and probably offensive odors could be carried
temporarily to buildings to the east of us . My personal opiniorn would be
that this would not constitute a particular concern for a shopping center,
but would have importance to a residential development . .
Under these circumstances I have apked our attorney Robert Williamson
to acquaint the Planning Board and developers with the above facts so
they are fully aware of our present status and future plans .
We would also appreciate knowing the Planning Board ' s general phLAI
as to the future development of this area and , of course , their particular
reaction to awareness of our proximity and how it might affect a shopping;
center and residential development .
We have always been proud of our relations with Cornell and the Itil3ca
community and we do want to continue to be good neighbors , We hope
fully do not want to find ourselves In a position where new neighbors
might consider us a nuisance and they In turn , through their dissatisfo: ctlon ,
constitute a nuisance to us . On the other hand , we hope that everyone
recognizes that we do have an Investment of co siderable magnitude on
this property and . could not economically consider a physical move .
Planning Board - 12 - December 7 , 1976
'Ne ;,- .,rust the Planning Bot:xd and developers will ccnsic'. er t'C. uE; falct, 04s
. n i, 1aYr qx,' thscir u`ture plank . if cin xJ furthci .r .� ni�? IT: 3 Ius': VIG .iiC co
valuo to the Planning Beard we would bo more than pleasco 6o i:: .. : if " A i4 .
Respectfully ,
C ihlarlea ",Krumm
General Iv:anager
h
cc : Grof and Associates
William Kerr
Robert Williamson
Upon completion of the reading of the letter from Eastern , Mr .
Williamson stated that he as their agent wanted to point themselves out to
the Planning Board and the developers .
Mr . Reiss asked if Mr . Ideman has ever complained of unpleasant odors
from the Eastern Breeders Co -Op ? Mr . Ideman stated that frankly there have
been times when they wished they ( Eastern ) were not there , but they work
together .
Mrs . Holcomb asked if there were any further comments . There were none
toom the floor .
Mr . Black stated that he thought the plan looks quite good . He commen -
ted that people are always worried about competition , but you seem to always
find a Carroll ' s right next to a MacDonalds . He said that within some sort
of reason that is a matter for the developer .
Mrs . Bronfenbrenner asked what the Planning Board options are ? - - it
fits into the zoning . Mrs . Holcomb stated that the Planning Board role
is to make a recommendation to the Town Board ,
Mr . Aron stated that he feels the same way as Mr . Black . He said that
he feels that young people who want to go into a venture that is up to them
as long as the proposal meets the requirements .
Mrs . Hoffmann asked what would happen if their venture does not succeed .
Mrs . Egan , Attorney , stated that if nothing goes right , and they are not
planning to go out of business , it would still be an extremely valuable piece
of land with an extremely valuable structure on it .
Mr . Black asked how much consideration has there been given to odor
control within the building . Mr . Wormser stated that they already have
contracted with Porter Sheet Metal to install an extensive air filtration
system . They really do not expect any objectionable odors to affect them .
toMr . Fabbroni said that he would like to add his thoughts . He said
that it is a hard question to consider what kind of crystal ball you can
use in determining need . He said that he would not like to see the Board
get into the way of free enterprise with the zoning ordinance as a frame -
=" Planning Board - 13 - December 7 , 1976
work , of course , in mind . Ike said that Kennilworth has been resolved - -
Stewart Knowlton is actively managing it ; What ' s Your Beef ? has been
expanded ; Mr . Knowlton is shooting for and is very close to 100 % occu -
pancy ; Page Book Binder ( Ridley is in ; Dr . Purdy ' s medical office is
coming ; the Walkway is a reality ; we have seen much activity as far as
the corner goes ; the old P & C is being looked to for a new tenant ;
the multi - family land has interest in it ; the whole area is moving .
MOTION by Mr . Richard Black , seconded by Jonathan Bradley :
RESOLVED , that the Planning Board of the Town of Ithaca recommend and
hereby does recommend to the Town Board approval of the . Site Plan for a
proposed restaurant presented by Messrs . Anderson and Wormser and dated
December 7 , 1976 , to be placed upon Tax Parcel 6 - 62 - 2 - 1 . 123 and part of
Tax Parcel 6 - 62 - 2 - 13 , Judd Falls Road , Town of Ithaca . There are no
restrictions or conditions placed upon this site plan because the Tompkins
County Health Department and the Liquor Board looks very closely at
Restaurant proposals and their approval is required .
There being no further discussion , the Chair called for a vote .
Aye - Holcomb , Bradley , Baker , Aron , Black , Bronfenbrenner .
Nay - None .
The MOTION was declared to be carried unanimously .
The Public Hearing in the Old Depot Restaurant Matter was declared to
be closed at 10 : 15 p . m .
DJOURNMFNT
Upon Motion , the Meeting of the Planning Board was duly adjourned at
10 : 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
sworn , say : that I am the Town Clerk of the Town of Ithaca, Tompkins
County , New York , that the following notice hasbeen 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 of the Town of Ithaca Planning Board on December 7 ,
1976 , in Town Hall , 126 E . Seneca St . ( second floor ) , Ithaca , N . Y . , on the
following matters and at the followingtimes : 7 : 45 p . m . Consideration of pro -
posed modification of Leonardo Subdivision , Danby Road , Parcels No . 6 - 37 - 1 - 20 . 2 ,
20e5, , 20e7r , 2099 & 20 * IU ; 8 : 00 p . m . consideration ot Thomas G . Bell
proposal for Self - Service Gasoline Island at Bell ' s Convenience Foods , Elmira
t9d . , Parcel No . b - 33 - 3 - 2 . 4 ; 8 : p . m . -consideration or prelim nary approval
of Blatchley Subdivision , Honness ' Lane , Parcel No . 6 - 58 - 2 - 39 . 2 ; 8 : 30 p . m .
Consideration of proposed Restaurant -Bar Restoration of- Ola of-ODepot Building
to be moved to Judd Falls Road , Parcel No . 6 - 62 - 2 - 1 . 123 and Part of Parcel No .
- 62 - 2 - 13 .
cation of sign board used for posting : Entrance to Town Office at 126
East Seneca Street , Ithaca , N . Y .
Date of Posting : November 30 , 1976
Date of Publication ; December 2 , 1976
Bergen
Edd
Town Clerk
Town of Ithaca
State of New York
County of Tompkins SS .
Town of Ithaca
Sworn to before me this 2nd day of December , 19 76
NOTARY
GERTRUDE H. BERGEN
(Notary Public, State of New York
No. Tompkins
78725
Qualified in Tomkins County
Tern; Expiroq
TOWN OF ITHACA PLANNING BOARD ,
T
NOTICE OF PUBLIC HEARINGS
TUESDAY , DECEMBER 7 , 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 , December 7 , 1976 , in Town Hall , 126
East Seneca Street ( second floor ) , Ithaca , N . Y . , at the following times
and on the following matters :
7 : 45 P . M . Consideration of proposed modification of Leonardo
Subdivision , Danby Road , Tax Parcels 6 - 37 - 1 - 20 . 2 , 20 . 5 ,
20 . 6 , 20 . 7 , 20 . 81 20 . 9 and 20 . 10 , Town of Ithaca .
8 : 00 P . M . Consideration of Thomas G . Bell proposal for Self - Service
Gasoline Island at Bell ' s Convenience Foods , Elmira Road ,
Tax Parcel 6 - 33 - 3 - 2 . 4 , Town of Ithaca .
8 : 15 P . M . Consideration of preliminary approval of Blatchley
Subdivision , Honness Lane , Tax Parcel 6 - 58 - 2 - 39 . 2 , Town
of Ithaca .
8 : 30 P . M . Consideration of proposed Restaurant - Bar Restoration of
Old Depot Building to be moved to Judd Falls Road , Tax
Parcel 6 - 62 - 2 - 1 . 123 and Part of Tax Parcel 6 - 62 - 2 - 13 , Town
of Ithaca .
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
NDated : November 30 , 1976
Publish : December 2 , 1976
Y
. Thursday, Dec, 2, 1976 ITHACA. JOURNAL 35,
TOWN OF ITHACA PLANNING
BOARD
NOTICE -OF PUBLIC HEARINGS
TUESDAY, DECEMBER 7, 1976
By direction of the Chairman of the
Planning Board, NOTICE IS HERE-
BY GIVEN that Public Hearings will
be held by the Planning Board of the
Town of Ithaca on Tuesday, December
7, 1976, in Town Hall, 126 East Seneca
Street (second floor), Ithaca, N.Y. , at
the following times and on the follow-
ing matters :
7 : 45 P . M . —Consideration of
proposed modification of Leonardo
Subdivision, Danby Road, Tax Parcels
6.37.1.20.2, 20.5, 20.6, 20.7, 20.8, 20.91
and 20. 10, Town of Ithaca.
8 : 00 P . M . —Consideration of
Thomas G. Bell proposal for Self-
Service Gasoline Island at Bell's
Convenience Foods, Elmira Road,
Tax Parcel 6-33.3.2.4, Town of Ithaca.
8 : 15 P . M . —Consideration of
preliminary approval of Bfatchley
Subdivision , onness Lane , Tax
Parcel 6-58-2-39.2, Town of Ithaca.
8 : 30 P . M . —Consideration of
,proposed Restaurant-Bar Restoration
of Old Depot Building to be moved to
Judd Falls Road, Tax Parcel 6-22-2-
1. 123 and Part of Tax Parcel 6-62-2-13,
Town of Ithaca.
Said Planning -Board will at said
times and said place hear all persons
in support of such matters or objec-
tions thereto. Persons may appear by
agent or in person.
Edward L. Bergen
Town Clerk`
Town of Ithaca
Dated : November 30, 1976
Publish: December 2, 1976 '
• Z. 13 . 1 , N11NUT �
.
Zoning Board of Appeals Meeting
March 9 , 1974
10 : 00 A . M .
PRESENT : Vice -Chairman Laurene Ripley , Roger Sovocool , Jack Hewett ,
Ed Austen , David Cowan ( Assistant to the Zoning Officer ) .
The Zoning Board of Appeals met to act upon the request
of the Planning Board at a meeting of the Planning Board held on
the 2Gth day of February , 1974 , for an interpretation of the
present Zoning Ordinance regarding the placing of a retail store in
a Light Industeial District .
After discussion , it was MOVED by Mrs . Ripley arra seconded
• by Mr . Sovocool :
The Town of Ithaca Zoning Board of Appeals interprets the
present Zoning Ordinance to allow within Light Industrial Districts
any lawful use allowed in the more restrictive zones , with the
exception of dwellings .
Aye - Ripley , Sovocool , Hewett , Austen .
Nay - None .
The Motion was carried unanimously .
*BROUGHT TO ZONING BOARD OF APPEALS AGAIN ON NOVEMBER 17 , 1976 ,
( in connection with Bell ' s Grocery request for gasoline island )
RE -AFFIRMED ON THAT DATE .
N . M . F . ( Secretary )
r
Excerpt from Minutes of Planning Board Meeting held on February 26 , 1971
PRESENT : Chairman Barbara Holcomb , Robert Scannell , Daniel Baker ,
Robert Christianson , Sam Slack , Nancy Fuller ( Sec . )
ABSENT : Arnold Albrecht , John Lowe , Maurice Harris
MOTION by Mr . Sam Slack , seconded by Robert Scannell .
RESOLVED , that the Planning Board of the Town of Ithaca request
from the Zoning Board of Appeals ` an interpretation of the present
Zoning Ordinance regarding the placing of a retail store in a
• Light Industrial District .
We refer them particularly to Article VIII , page 17 , Light
Industrial Districts , and
Article X , page 20 , Industrial Products .
The land in question is presently zoned Light Industrial .
All in favor .
Motion carried unanimously .
� , . , 76
9
'. ' b ITHACA JOURNAL Thursday, Dec . Z , 1 1
rllla: lin track
Cornell graduates propos
mo �ve of �old� t�raln tation r i
t v By ALAN GOODMAN " specialty foods" menu . They. also want
The city' s old East Ithaca depot may to add amine cellar, entertainment. -
wind up - its first 100 year by 'moving — a catering 'service.
literally — to the Town of Ithaca. In other words, say the former man
s Two Cornell graduates will present a :' agers of The Cow Bell , they want to start
proposal Tuesday to the town Planning ° 'a place " that has a real ._nice at-
A Board to move the` old train town ,
to mosphere, " and that is different than the
Judd ' Fallst Road and convert it into a tYPical" restaurant. -,
restaurant-bar. ; As for the existing site of the old
Scott Anderson and Ken Wormser " 'building, the two men have to clean up
Originally planned to fix up the building the debris that is left when the building
u where it is now located on Maple Avenue. as moved. John Benfkowski , manager of
" But when. they went before the city' the Cornell real estate office, said it will 1 '
Planning Board 'last summer, area resi- then be covered with gravel. The proper-
dents complained that ' a restaurant-bar 'ty,: Which is between two railroad lines,
would ruin the "quiet" character of' the ;cannot be put to further use , he said. {
neighborhood . `
The two men were ready, nevertheless,
to argue their!' case before .the city Board . '
1 ` of Zoning Appeals. But Cornell Univer-.
city, which originally planned to rent the
building, decided then to sell it . to them i
j .. `instead — provided they -. move the old"
idepot.
k So, the two, young men paid a "nomi- f
;nal" amount 's for the building, bought
-property on Judd Falls Road near ' the
^C store, and satisfied everyone in the .f
.: ,process Cornell was cooperating ° in
,preserving a 'historic building;, the ; new,
;location would not upset any residential
;property owners; and the two owners
,found what they thought was a better
4location for their restaurant-bar, accord.
ing • to Wormser '•
There 'are 17 still a few steps to go,
*though, before the 'proposal becomes a
reality, The ;,planning ,• board 'will ,first
rdecide " whether to recommend approval
of the plan, and then the town board will
make the' final decision.
' If all .. goes'p well , •said Wormser, the
building ;could 'be moved before Christ- i
xrnas and' the ' restaurant-bar would open
t;around " April 1 . ,
u The move itself will not be, a difficult
'gone it is a short distance from the
existing, site to the one in the East Hill '
• 4Plaza area.
But the move and the building renova-
� tion will cost about $50,000, said
j Later,' the . two men have bigger plans ,
i 4or their business. They ,hope to have a
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