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HomeMy WebLinkAboutPB Minutes 1981-01-20 : E TOWN OF ITHACA PLANNING BOARD TUESDAY , JANUARY 20 , 1981 The Town.-. of Ithaca Planning Board met in regular session on Tuesday , January 20 , 1981 , in Town Hall , 126 East Seneca Street , Ithaca , N . Y . at 7 : 30 p . m . PRESENT : Vice - Chairman Carolyn Grigorov , Edward Mazza , David Klein , James Baker , Barbara Schultz , Lawrence P . Fabbroni ( Town Engineer ) , Lewis D . Cartee ( Building Inspector ) . ALSO PRESENT : Susan C . Beeners ( Cornell Work / Study , Town of Ithaca ) ; Larry Hoffman , Levatich & Hoffman , Architects ; Tom Salm , Vice President for Business Affairs , Ithaca College ; Dirk Galbraith , Esq . , Attorney for Ithaca College ; John Patterson , Realtor ; E . L . Rose Monkemeyer , 1058 Danby Road . Vice - Chairman Grigorov declared the meeting duly opened at 7 : 42 p . m . The members of the Planning Board welcomed Mr . David Klein as their new Board member . APPROVAL OF MINUTES MOTION by Mr . Edward Mazza , seconded by Mrs . Barbara Schultz : RESOLVED , that the Town of Ithaca Planning Board Minutes of September 9 , 1980 , be and hereby are approved as written . There being no further discussion , the Vice - Chairman called for a vote . Aye - Grigorov , . Mazza , Klein , Baker , Schultz . Nay - None . The MOTION was declared to be carried unanimously . REPORT OF THE BUILDING INSPECTOR Mr . Cartee reported that building in December was very low , there being only one permit issued for a deck in the amount of $ 2 , 000 , as compared with 3 permits in December 1979 for $ 77 , 000 of improvements . Mr . Cartee also noted that the 1980 Year - End Report of the Planning , Zoning and Engineering Department has been distributed to each Planning Board member . REPORT OF THE TOWN ENGINEER Mr . Fabbroni urged the Planning Board members to read the report just mentioned by Mr . Cartee and , in that way , will find out about what has been going on and what will come up with respect to parks , transit , highways , etc . He noted that what we hope to accomplish in the coming year is indica - ted on the report . Mr . Fabbroni stated that particularly in the last month we have worked intensely to establish the East Ithaca Transit run and it is going to be a reality starting next Monday , January 26 , 1981 , at a starting fare of 35 � . He stated that the reaction is pretty good so far . He commented that the word is out - - from people , from businessmen in the East Hill area , and from Cornell University . He noted that Cornell Publications has moved into the building that was at one time to be a hardware store and also that Warren Home Furnishings is in a smaller area now and Cornell is going into that ' Planning Board - 2 - January 20 , 1981 area once occupied by Warren Home Furnishings too . Mr . Fabbroni noted that 2 / 3 of the actual deficit will be carried by Cornell University adding that • the Town and the County are getting a good deal . Mr . Fabbroni reported that another project that is moving quickly is the evolution of the highway network and ways to solve problems in East Ithaca as well as the Northeast . He stated that there will be a technical report in committee by the first part of next month and then that will be reviewed by this Board and the public the first part of March . He stated that the matter is being considered by the Town , the County and Cornell . Mr . Fabbroni reported on the West Hill pump station renovating because of the Hospital . He noted that we do not know what is going into the old County hospital but we are counting on providing water . He commented that we do not know what the demands are going to be at the old hospital but we are aware of the demands of Lakeside Nursing Home and _. the new hospital and with Cornell moving into the Odd Fellows we are at a limit . He stated that there will be two new pumps in there that can alternate to provide enough water for West Hill . He added that Cornell may expand the facility at the Odd Fellows , now known as Statler West , Mr . Fabbroni spoke briefly about parks . REPORT �OF THE TOWN PLANNING DEPARTMENT Mr . Fabbroni introduced Susan C . Beeners , our Cornell University Work / Study student who is working on a Masters Degree in Landscape Architecture . He stated that Ms . Beeners has been working at the Town Hall since June of 1980 and she was responsible for the indexing and filing of all of the Town maps . Mr . Fabbroni stated that Ms . Beeners is moving the zoning ordinance along and incorporating changes . He stated that Town Attorney James Buyoucos is being very timely about his comments . Mr . Fabbroni spoke of the other Cornell students working in Town Hall with him - - Jon Witten , HUD Work / Study , whom the Board will see in regard to parks ; Randy Strauss , HUD Work / Study , who is working on transportation ; and Peter Lovi , Work / Study , who is working on a records management system proposal in the Town . Mr . Fabbroni stated that all the students are very good and talented people . PUBLIC HEARING : SITE PLAN REVIEW AND CONSIDERATION OF RECOMMENDATION TO THE ZONING BOARD OF APPEALS FOR PROPOSED BUILDING TO HOUSE THE SCHOOLS OF BUSINESS AND ALLIED HEALTH PROFESSIONS ON THE ITHACA COLLEGE CAMPUS , TOWN OF ITHACA TAX PARCELS NO . 6 - 41 - 1 - 30 . 1 AND 6 - 41 - 1 - 30 . 2 . LEVATICH AND HOFFMAN , ARCHITECTS . ( Pursuant to Article IV , Section 11 , paragraph 4 , of the Town of Ithaca Zoning; Ordinance . ) Vice - Chairman Grigorov declared the Public Hearing in the above - noted matter duly opened at 7 : 55 p . m . , and accepted for the record the Clerk ' s Affidavit of Porting and Publication of the Notice of Public Hearing in Town Hall and the Ithaca Journal on January 12 , 1981 , and January 15 , 1981 , respectively . Mr . Larry Hoffman of Levatich and Hoffman , Architects , Mr . Tom Salm , Vice -President for Business Affairs , Ithaca College , and Attorney Dirk Galbraith , were present to speak for Ithaca College . Mr . Hoffman presented the site plan and construction drawings to the Board . He stated that the proposed building contains 34 , 000 total square Planning Board - 3 - January 20 , 1981 feet on four levels . He stated that the proposed building will \be located • near the existing Physical Education building and near the Performing Arts building . He noted that the parking lots all exist at the present time . Mr . Hoffman stated that the site slopes substantially with almost a two - story drop between the Physical Education building and the Performing Arts building . He noted that there will be entrances at two major levels - - one into class rooms and to the second floor also where one would enter at grade , but really one level up . He stated that that entrance will lead to the Speech and Hearing clinics . Mr . Hoffman stated that the third level houses offices for the School of Allied Health , and the fourth level houses offices for the Business School . Mr . Hoffman commented that all of these services are presently located in nine different buildings . He stated that the impact of the proposed building on the site is fairly minimal . He noted that there would be one new road and an area for parking for the handicapped . Mr . Hoffman gave the floor plans to Mr . Fabbroni . Mr . Klein asked how high the building would be . Mr . Hoffman replied that it will be 44 ' total , if you go from the lowest point to the highest point on any facade . Mrs . Grigorov asked if the building would be poured concrete . Mr . Hoff - man stated that -the first floor would be concrete , then brick , the same as the Physical Education building . Mrs . Grigorov asked if there were any questions or comments from the public . • Mrs . E . L . Rose Monkemeyer asked if they will need additional parking . Mr . Hoffman replied that they are not increasing any activities by , the con - struction of the building , adding that all the activities are already there , and in answer to the question - - no . Mr . Mazza inquired as to what is going intothe spaces created by the move into the new building . Mr . Thomas R . Salm of the College described the overcrowding presently on the Ithaca College campus . He noted that Mr . Hoffman had already men - tioned that the services which will be in the new building are presently scattered all over campus , for example , Business and Health are in dorms . Mr . Salm stated that the College does not expect to add people - - either students or faculty . He commented that they are just giving these Schools a permanent home . Mr . Mazza asked if they turn the offices back into dorms , would they not have more room . Mr . Salm stated that that would not be the case and noted that Ithaca College has leased over 100 spaces for students off campus . Mr . Fabbroni stated that Mr . Cartee could describe why this matter is before the Planning Board . Mr . Cartee described the requirements of Section 11 , paragraph 4 , of the ordinance and noted that such a request goes to the Zoning Board of Appeals first , really , then to the Planning Board , and . then back to the Zoning Board of Appeals . Mr . Cartee stated that it was brought to the Planning Board first to expedite the matter , adding that a recommendation i :� made by the Planning Board to the Zoning Board which will meet on this matter on Wednesday , January 28 , 1981 . Mr . Fabbroni asked where this site drains and if it will drain to established drains system . Planning Board - 4 - January 20 , 1981 Mr . Hoffman described a 22 " storm drain that runs across the site with the run area being relatively small and any increase in drainage being • very minimal . He noted that there will be no more paving and with 8 , 000 sq . ft . in building occupancy it may drain a little bit faster than it did before . Mr . Hoffman offered the opinion that there are apparently adequate storm drains . Mr . Fabbroni inquired if the storm drains drain into the pond by the Chapel . Mr . Hoffman said that it did . Mr . Fabbroni asked if there were in mind any additional landscaping and if what is shown on the site plan exists now . Mr . Hoffman stated that they would be adding .a row of trees to connect these two buildings and block this in ( indicating on site plan ) . He noted that also there is a fairly substantial slope . He spoke of a rip - rap wall from the evergreens on the slope . F[ e indicated landscaping at entrances and probably parking lot and new road . He commented that they are planning this but it is not in budget . Mr . Fabbroni commented that the plans the Town has now are preliminary type design plans and he would expect more detail for the building plans . Mr . Hoffman staged that the plans are not preliminary plans and are the ones expected to go out for bid in three weeks . Mr . Fabbroni stated that in that case , he will need to examine a little more detail on the con - struction - - corridor construction , door detail , etc . Mr . Hoffman stated that Mr . Fabbroni will get a complete set of detail drawings . Mr . Fabbroni noted that they are not necessary for this Board , but , for the record , we • need a complete set . Mr . Hoffman , indicating the drawings on the table , stated that Mr . Fabbroni will get these . Mr . Salm stated that the . New York State Dormitory Authority will likely be involved and a set will go to them also . Mr . Fabbroni stated that that is important for the Town to know . Mr . Hoffman stated that he and Mr . Salm have entered the plans with the NYS Dormitory Authority . Mrs . Grigorov asked if an Environmental Assessment Form had been completed . Mr . Fabbroni stated that a short form is in hand . Mr . Fabbroni noted that the :mooning Board of Appeals is the lead agent in this matter , but the Planning; Board can comment on it . The Board reviewed the EAS and noted that all the items had been answered " no " and that the Town Engineer had reviewed it and recommended a " negative declaration " . Mr . Fabbroni indicated that we could notify NYS Dormitory Authority that the Zoning Board of Appeals is the lead agent . Vice - Chairman Grigorov asked if there were any further questions or comments from either the Board , the applicant , or the public . There were none . Mrs . Grigorov declared the public hearing duly closed at 8 : 15 p . m . MOTION by Mr . Edward. Mazza , seconded by Mr . David Klein : . RESOLVED , that the Town of Ithaca Planning Board recommend and hereby does recommend to the Town of Ithaca Zoning Board of Appeals that said • Board of Appeals make a Negative Declaration , i . e . , a determination of non - significance in re environmental impact , in the matter of the proposed construction of a building to house the Schools of Business and Allied Health Professions on the Ithaca College Campus . There being no further discussion , the Vice = Chairman called for a vote . Aye - Grigorov , Schultz , Baker , Klein , Mazza . Nay - None . Planning Board - 5 - January 20 , 1981 The MOTION was declared to be carried unanimously . MOTION by Mr . Edward Mazza , seconded by Mr . James Baker : WHEREAS , the Town of Ithaca Planning Board has reviewed the Site Plan for a proposed 34 , 000 square foot , four - level , building to be located near the presently existing Physical Education Building and the presently existing Performing Arts Building on the Ithaca College Campus , to house the Schools of Business and Allied Health Professions on said Ithaca College Campus , and finds such proposed Site Plan to be in good order , and WHEREAS , said Planning Board determines that there is a need for the proposed use in the proposed location ; that the existing and probable future character of the neighborhood in which the use is to be located will not be adversely affected , and , that the proposed change is in accordance with a comprehensive plan of development of the Town , NOW , THEREFORE , BE IT RESOLVED , that the Town of Ithaca Planning Board recommend and hE! reby does recommend to the Town of Ithaca Zoning Board of Appeals the granting of special approval by said Board of Appeals for said proposed building to house the Schools of Business and Allied Health Pro - fessions on the Ithaca College Campus , Town of Ithaca Tax Parcels No . 6 - 41 - 1 - 30 . 1 and 6 - 41 -• 1 - 30 . 2 . There being; no . further discussion , the Vice - Chairman called for a vote . Aye - Grigorov , Schultz , Baker , Klein , Mazza . • Nay - None . The MOTION was declared to be carried unanimously . REPORT OF COUNTS.' PLANNING BOARD CHAIRPERSON - - TOWN COUNCILWOMAN SHIRLEY RAFFENSPERGER , Mrs . Raffensperger reported on the 1980 Census as reported by the Bureau of the Census on November 17 , 1980 . For the Town of Ithaca , the local estimates were higher than the Census Count in both population and housing units - - 176 higher in housing and 704 in population . The Census figures show the Town with a population of 16 , 046 , the estimate was 16 , 750 ; and housing units of 5 , 084 , the estimate being 5 , 240 . Mrs . Raffensperger pointed out that; we had overestimated growth in the Town of Ithaca and the City of Ithaca had underestimated its growth . The City had underestimated their growth by 886 in population and 629 in housing units . She noted that the growth in the Town of Ithaca was considerably less and on the low side for the entire County . She noted also that the number of persons per household is on the low side in spite of there being a lot more than the County in general , but with less people living in them . The Secretary will distribute a copy of the census report to each Planning Board member . In connection with Route 96 improvements , Mrs . Raffensperger reported that Mr . Liguori had reported that State officials have confirmed that there are no funds sufficient to combine the two phases of the project into one and build the overpass as part of the first phase . She noted that a pre - emptive signal system is being looked into . Mrs . Raffensperger commented that there might: be some realignment in the Town of Ithaca and suggested that the Board might like to ask Mr . Fabbroni * to look into that . Mr . Fabbroni stated that that comes from a proposal from Ecology Action given to the Common Council of the City of Ithaca . He referred to the Cass Planning Board - 6 - January 20 , 1981 Park Rink area and Cliff Street and described an alternative tying in there . He commented that after much discussion by the Common Council • Committee ( a Committee of the Whole ) , they agreed to send along those proposals and ask the State to evaluate that . Mr . Fabbroni stated that that is what is being made reference to and not the alternates that are already going to be studied through the south end of the hospital complex which the Town recommended be studied back in 1977 when the Town and the County agreed to the 100 ' corridor . With regard to the Warren Road Improvements , Mrs . Raffensperger repor - ted that it will go out to bid in March of 1981 with cost running 1 . 2 million dollars . Reporting on the Morse Chain expansion in the Town of Lansing , Mrs . Raffensperger stated that the matter is being examined as a SEQR Type 1 action . She noted that the Tompkins County Planning Department is lead agent in this matter and the review is proceeding very efficiently and quickly . She noted that the SEQR process should be completed in January . She indicated that the Environmental Impact Statement has not identified any serious impact on the community . She noted that a conditional permit for the site plan has been obtained from the Town of Lansing and a drainage permit from the Village of Lansing . Mrs . Raffensperger reported that the Labor Representative to the County Planning Board has reported that the projected 1981 construction in the County will be 80 million dollars and further that 80% of the employment will be local people . Mrs . Raffensperger reiterated that the 80 million is in one year and Morse Chain ' s construction is 50% of that . She commented on the dormitory construction at Cornell and noted that the labor situation in Tompkins County is much better than in the State . Mrs . Raffensperger reported that there has been much discussion of Route 79 truck traffic and that there has been a letter received from Mr . Novak of the NYS DOT discussing a survey which they took on Route 79 in the City and Town with the finding . .being that Route 79 traffic poses no safety hazard and they will not conduct a special study to reduce per - ceived local impacts . Mrs . Raffensperger commented that the people on State Street were not very pleased with this . Mr . Fabbroni stated that the County staff is going to be going beyond this , commenting that something was radically wrong with a survey that indicated 15 trucks in an 18 - hour period when the people see 15 trucks in two hours . Mrs . Raffensperger noted that the Planning Committee of the Transportation Commission has an on - going study of this matter and that the County Planning Board has three members on this committee . She noted that they are determined that this time nobody is going to let them off the hook until they do something . She commented that we probably will not hear a great deal. about it for about six months . Mrs . Raffensperger reported that she is the Chairperson of the County Planning Board for 1981 and Paul Komar is the Vice - Chairperson . • Mrs . Raffensperger reported that the January 14 , 1981 , meeting of the County Planning Board involved much discussion on solid waste in the County . She noted that there are three separate studies - - one , refuse burning at the Hospital site , She noted that this committee will have representatives from the Town of Ithaca - - a technical person and an elected official . She stated that the second study is. a landfill- study including Planning Board - 7 - January 20 , 1981 sites and possible additional sites and the status of current sites . She noted that this is being done by Planning staff and William Mobbs ( County Commissioner of Public Works ) . Mrs . Raffensperger stated that the third • study is source . separatkion , i . e . , the separating of paper , glass , metal , etc , into separate containers at the households before they are collected . She reported that a committee of the County Planning Board and the E . M . C . will do this - third study . She stated that the entire three - pronged study should be done well within this year . Mrs . Raffensperger reported that the matter of returnable waste is being looked into . She reported that Mrs . Livesay reminded the County Planning Board that the Board of Representatives has gone on record suppor - ting . that the . S .tate and Federal governments pursue this matter of container recycling legislation . Mrs . Raffensperger reported that it is true that no county has successfully enacted a bottle law . She commented that Gov . Carey is not supporting this because of his emphasis on business growth . Mrs . Raffensperger . reported that the Board discussed the state law which requires all zoning ordinances to consider solar access , noting that this means that people ' s right to have access to the sun should be accounted for . Mr . Fabbroni stated that where a fairly low density situation , like the Town , exists certain things can be considered . He stated that he hoped to have some slight changes in the proposed zoning ordinance amendments to meet these requirements ready for the March meeting on the ordinance and before that for the ordinance committee . He commented that it could be done pretty easily on a 100 foot lot , adding that we have a lot more options • without worrying about . streets . He noted that the State Energy Office is covering this and the law 'says that in the zoning ordinance there must be a statement like - - the Planning Board will take account of the need for providing solar access in its site review . Mrs . Raffensperger stated that the requirements are . not very complex . Mr . Klein commented that if he had one he would be protected from his neighbor building; a highrise . Mr . Fabbroni agreed that that was the basic intent , adding that the Town ' s height requirements are important to the matter also . Mrs . Raffensperger noted that another thing about solar access was that in some sections people are going into back yards and building mounds . ' She commented. that they are all not neat boxes , some are quite large and unwieldy . She noted that a problem seems to be with side yards of " x " number of feet and then solar . collector that is enormous placement . She said there are some difficulties with zoning . Mrs . Raffensperger reported on another change in the State law concerning the Noise Law . She stated that the State Police may monitor truck traffic from their cars and they may monitor as they patrol . Mrs Raffensperger stated that in connection with this report an interesting chart was distributed concerning decibels of sound . The Secretary will distribute a copy of this chart to each Board member . Mrs . Raffensperger reported that the County Planning Board has decided to focus for 1981 on the housing issues in Tompkins County . She commented • that we have had bits and pieces on housing in Tompkins County and the Board feels that it is a good body to discuss this . She noted that the County Planning Department has already conducted a housing site survey and the survey shows that multi - family dwelling housing should be encouraged because of the need . Mrs . Raffensperger stated that this will be a systema - tic study speaking to such matters as - - where are we , what are we talking about , discussing the need for multi - family housing , and so on . 'Planning Board - 8 - January 20 , 1981 Mrs . Schultz inquired as to whether the Town Planning Board members had ever received a copy of the map drawn by the County Planning Department delineating housing . Mrs . Raffensperger said that they had not , but it is viewable at the County Planning Department Office . Mrs . Raffensperger remarked that it seemd to her that Beacon Hills is shown on this map . Mrs . Raffensperl; er commented on the problem of concerns within residential districts , noting that that will be part of the study . She stated that the study will deal with the need for rehabilitation of existing housing stock and the need for it County - wide . She noted that some rehabilitation has been done very well in the City of Ithaca . She stated that the study will concern itself . with , among other things , need , students , condominiums , co - ops , housing alternatives , cluster , zero lot lines . Vice - Chairman Grigorov thanked Mrs . Raffensperger for her excellent report . ADJOURNMENT Upon Motion of Mr . Mazza , seconded by Mrs . Schultz , and duly carried , the January 20 , 1981 , meeting of the Town of Ithaca Planning Board was duly adjourned at 8 : 45 p . m . Respectfully submitted , • Nancy M . Fuller , Secretary .