HomeMy WebLinkAboutPB Minutes 1982-01-05 • TOWN OF ITHACA PLANNING BOARD
JANUARY 5 , 1982
The Town of Ithaca Planning Board met in regular session on
Tuesday , January 5 , 1982 , in Town Hall , 126 East Seneca Street ,
Ithaca , N . Y . , - at 7 : 30 p . m .
PRESENT : Chairman Montgomery May , Carolyn Grigorov , Barbara
Schultz , James Baker , Bernard Stanton , Edward Mazza ,
David Klein , Virginia Langhans , Lawrence P . Fabbroni
( Town Engineer ) , Lewis D . Cartee ( Town Building
Inspector ) , Nancy M . Fuller ( Secretary ) .
ALSO PRESENT :: Dr . Louis Munchmeyer , Jr . , Steve Gibian , Frank
Liguori ( Tompkins County Commissioner of
Planning ) , John Bentkowski , David Jennings ( Town
Councilman ) , Julie Fox , Steve Long ( WHCU ) , Mary
Earle ( WTKO ) , Tamar Sherman ( Ithaca Journal ) .
Chairman May declared the meeting duly opened at 7 : 32 p . m .
REPORT OF THE; BUILDING INSPECTOR
Noting that the .: Planning Board members had received his
• December 1981 Report of Building Permits Issued in the mail with
their Agendae , Mr '. Cartee reported that two building permits were
issued in December 1981 for a total of $ 55 , 000 . 00 in
improvements , as compared to one permit issued in December of
1980 for $ 2 , 000 . 00 in improvements . Mr . Cartee distributed to
the Board members a copy of his eight - page 1981 Year - End Summary
stating that he would be happy to answer any questions , should
there be any . The Board members thanked Mr . Cartee for his
detailed report .
REPORT OF THE TOWN ENGINEER
Mr . Fabbroni distributed to the Board members a copy of his
six - page Annual Report For 1981 - - Engineering and Planning . Mr .
Fabbroni reported that the biggest thing in 1981 was that Mrs .
Fuller went from not wanting a " computer " , to wanting a
" computer " as a result of the year - end reports crush . Mrs .
Fuller agreed , noting with a grin that , in the interests of
justice , she might add that it was the two machines she saw that
were the problem - - the IBM Displaywriter being a different
story . Mr . Fabbroni continued and suggested that it would be
just as well for the Board members to take the Report home and
read it at their leisure in terms of what we did , what we would
like to do , adding that it is quite comprehensive and noting that
there are several planning topics therein .
Mr . Fabbroni spoke briefly on a few aspects of his year - end
report , stating that we made good strides in park development and
Planning Board 2 January 5 , 1982
• transit , but the weather did not really cooperate , adding that
between the middle of June and the end of August , we accomplished
all that we did accomplish . Mr . Fabbroni reported on the
Townwide si.udy of water improvements which will lead to an
improved system with more reliability and a clear picture of the
weak links . He noted that a consultant is modelling that system
for the Town . Mr . Fabbroni reported on the various improvements
made in Town Hall ; proposed bikeway ; East Ithaca Transit and its
ridership ; Northeast Transit all - day service ; the Hospital run
with its consistent increase in ridership by about 8 % each year .
He noted that there is more interest in transit now .
Theo Board thanked Mr . Fabbroni for his very detailed
year - end report .
PUBLIC HEARING : PLANNING BOARD REVIEW OF PROPOSED MEDICAL OFFICE
BUILDING PLANS , AS PROPOSED BY DR . LOUIS W . MUNCHMEYER , ON
PREMISES PRESENTLY OWNED BY THE COUNTY OF TOMPKINS AT 1285
TRUMANSBURG ROAD , BEING AN APPROXIMATELY 8 . 6 ACRE PORTION OF TOWN
OF ITHACA '.PAX PARCEL NO . 6 - 24 - 3 - 2 . 2 , AND , CONSIDERATION OF
PLANNING BOARD RECOMMENDATION TO THE ZONING BOARD OF APPEALS .
Chairman May declared the Public Hearing in the above -noted
matter duly opened at 7 : 45 p . m . and accepted for the record the
Clerk ' s Affidavit of Posting and Publication of the Notice of
Public Hearing in Town Hall and • the Ithaca Journal on December
• 28 , 1981 and December 31 , 1981 , respectively .
Mr . Steve Gibian of William Downing Associates , Architects ,
appeared before the Board to present the matter , noting that the
Board had received copies of the plans and the Environmental
Assessment Form ( Short Form ) in the mail with their Agendae . Mr .
Gibian stated that the plans are not complete as yet , however ,
the proposal involves a Medical Office / Clinic for a
four - physician - or five - physican - practice and others who might be
full investors or rentals . Mr . Gibian noted that a Medical
Clinic is permitted in R- 30 zones under the ordinance by Special
Approval of the Zoning Board of Appeals , and added that they came
to the Planning Board first to talk about the proposal and to
answer any questions there might be early on . Mr . Gibian affixed
a large map on the corkboard for display entitled " Medical Office
Building " , Site Plan , 12 / 8 / 81 , William Downing Associates ,
Architects .
Mr . Gibian described the proposed building noting that it is
to front on Hospital Drive and Indian Creek Road and is set back
200 feet from Indian Creek Road as a buffer for the residential
area on Indian Creek Road and adding that the building will be
two - storied banked into the hill a little bit . Mr . Gibian
described the preliminary floor plans , indicating that the first
floor will be for a five -physician- practice on one side of the
• entry and a two -physician - practice on the other side of the
entry . Mr . Gibian stated that the ground floor plan indicates
two alternatives , commenting that the ground floor is pretty much
Planning Board 3 January 5 , 1982
• up for grabs as yet . Mr . Gibian noted again that the plans are
somewhat preliminary . He stated that Mr . Frank Liguori , County
Planning Commissioner , is here tonight and he will probably fill
the Board in on what the County ' s plans are .
Mr . Liguori appeared before the Board and affixed a large
map to the corkboard depicting the whole of the County property
including the new and old hospitals . Mr . Liguori stated that the
plan shown is a site plan which the County Planning Department
prepared . He stated that he was not here tonight so much as
support for Dr . Munchmeyer ' s plan but support for a land use
plan . Mr . Liguori noted that approximately 190 ± acres total land
is involved ,, adding that the plan shows a building utilization
plan which was done about two to two and one - half years ago .
Utilizing the plan on the board , Mr . Liguori described what is
there now on the land , noting the new hospital and the old
hospital , and commenting that the County may use the back wing of
the old hospital with the front part for use by the private
sector . Mr . Liguori stated that this plan shows how the whole
parcel would be utilized . He pointed out an area for a waste
energy plant , adding that a consultant report should be received
on this in about a week or two . Mr . Liguori described the
adjacent land uses . He indicated the new and the old Route 96 ,
the Professional Building . He commented that the space toward
the Lake will most probably remain open land with the exception
of the waste plant . Mr . Liguori indicated 19 acres set aside for
the Biggs Centre and what remains as " H " building . Mr . Liguori
pointed out 1_ 6 acres plus 13 acres in the upper area fronting on
Indian Creek Road and Service Road ( " Hospital Road " ) which area
the County proposes be considered for compatible uses by the
private sector . Again utilizing the large plan on the board , Mr .
Liguori pointed out an area subdivided into lots , commenting that
the plan shows four lots but it , could be less . He indicated an
existing residential unit . Mr . Liguori stated that , for the
remaining 16 acres , the Department is suggesting that they be set
aside for future residential development compatible with the
residential units on Indian Creek Road .
Mr . Liguori discussed the matter of utilities - - water ,
sewer , electricity , gas - - noting that electricity comes from
Indian Creek Road ; gas from the same direction , water and sewer
could come from below . Mr . Liguori stated that he could see no
problem in terms of the extension of public utilities .
Mr . Liguori stated that the Department is also suggesting ,
some time in the future , a road serving the Professional
Building , adding that other service roads could be provided .
Mr . Liguori stated that all of this is predicated on the
utilization of the Biggs Complex by the County , adding that they
have had favorable discussions so far .
Mr . Stanton asked about the " T " shown on the map . Mr .
Liguori stated that the plan is not cast in concrete . Mr .
Planning Board 4 January 5 , 1982
' Stanton pointed out that the plan from Dr . Munchmeyer shows it
all the way across . Mr . Liguori noted again that neither plan is
cast in concrete and pointed out that Dr . Munchmeyer is
considering only eight acres .
Mr . Fabbroni stated that there are obviously two parallel
agendae going on here , and so that time does not interfere with -
either , it should be noted that the private developer has to deal
with the County . Mr . Fabbroni stated , however , a medical clinic
is allowed in R- 30 which is the present zoning . Mr . Fabbroni
pointed out also that anything the County does in that way would
be permitted by zoning . Mr . Fabbroni stated , in terms of the
process within which the Town works with the developer , the Town
has recommended a buffer zone which may turn out to be
residential lots , and , in terms of the landscape , is a natural
buffer .
Mr . Liguori stated that all he is presenting is a concept at
this time .
Chairman May asked if there were any questions or comments
from the public . There were none . Mr . May pointed out that the
Planning Board function in this matter is to offer the Board ' s
opinion or recommendation to the Zoning Board of Appeals .
Mr . Fabbroni stated that this proposal is no different from
any medical clinic , commenting that the doctors have to deal with
the seller and the Zoning Board of Appeals .
The Board members studied a large aerial photograph of the
area under discussion and noted the homes on Indian Creek Road .
Mr . Fabbroni stated that the only thing magical about the 200
feet of buffer area is that the existing zoning allows lots of
200 - foot depth . Mr . Fabbroni stated that his recommendation to
the Board would be that the County make a commitment toward
continued maintenance of these public drives ( indicating on
plan ) , adding that as long as the County is maintaining such
private drives neither the Town nor the owner would have any
problem .
Mr . Fabbroni pointed out that the Zoning Board of Appeals
will be in charge of Site Plan Review under Section 77 of the
zoning ordinance , however , the Planning Board essentially has to
be involved in that process also , for example , in terms of
circulation , drainage , etc .
Mr . Mazza stated , that being the case , he would ask about
the hours the clinic would be open , the lighting , the parking .
Mr . May pointed out that how these roads may end up is not clear .
Mr . Liguori stated that the one the County is suggesting catches
one and one - half acres of land , noting also the service road to
• the Professional Building .
Planning Board 5 January 5 , 1982
• The Board discussed drainage with Mr . Fabbroni who pointed
out that Indian Creek is up above this site .
MOTION by Mr . Montgomery May , seconded by Mr . Edward Mazza :
RESOLVED , that the Town of Ithaca Planning Board inform and
hereby does inform the Town of Ithaca Zoning Board of Appeals
that said Planning Board approves in concept the use of
approximately 8 . 6 acres of Town of Ithaca Tax Parcel No .
6 - 24 - 3 - 2 . 2 , presently owned by the County of Tompkins , and known
as 1285 Trumansburg Road , as proposed by Dr . Louis W . Munchmeyer ,
Jr . , with the 200 - foot set back of said proposed 8 . 6 acre parcel
from Indian Creek Road . Said Planning Board recognizes that the
site plan hE! re presented by said Dr . Munchmeyer is a preliminary
proposal involving a much larger piece of land , some 190 acres ,
upon which there may be some very significant changes of which
the Board is not aware but is concerned about . Said Planning
Board also recognizes that the 8 . 6 acre portion of this large
piece of land now before this Board is a considerable amount of
land and , therefore , said Planning Board would be concerned about
future development , if any , behind the proposed medical office
building .
It is the opinion of the Town of Ithaca Planning Board that
the parking in the rear of the proposed building appears to be
compatible and desirable ; the choice of location of this proposed
• medical office building and the manner in which the overall plan
of Dr . Munchmeyer is proposed seems to fit well with the proposed
usage , as the Planning Board understands it , enunciated by the
County .
The Town of Ithaca• Planning Board , recognizing that the
200 - foot set back from Indian Creek Road of the proposed 8 . 6 acre
parcel may some day be used for residential properties ,
recommends to the Zoning Board of Appeals that the proposed
medical office building itself and the parking lot itself be no
closer than 50 feet from the back line of such 200 - foot set back ,
and , the medical office building itself be no closer than 100
feet from the County Service Drive ( now known as Hospital Drive ) ,
being the proposed east property line .
The Planning Board wishes to inform the Zoning Board of
Appeals that said Planning Board has discussed the drainage down
toward the Hospital with the Town Engineer .
And finally , the Planning Board wishes to recommend to the
Zoning Board of Appeals that at such time as the proposed medical
office building plans may be approved by said Zoning Board of
Appeals , the following details should be specifically in place :
1 . Drainage details including any moving of the diversion
• ditch .
2 . Storm sewers in parking lot area .
3 . Curbing .
4 . Lighting .
Planning Board 6 January 5 , 1982
' 5 . Garbage .
6 . Vegetation left on site .
7 . The specific building and its location upon the proposed
parcel ,.
Chairman May called for discussion . Mr . Liguori suggested
that , before the vote is taken , the Board call for a 50 - foot
permanent buffer . Councilman Jennings commented that the Creek
carries a lot of water at times so he was not sure that land
could be used for residences . Mr . May noted that the Creek is
some considerable way off .
There being no further discussion , the Chair called for a
vote .
Aye - May , G:rigorov , Schultz , Baker , Stanton , Mazza , Klein ,
Langhans .
Nay - None .
The MOTION was declared to be carried unanimously .
Chairman May , with Board concurrence , noted for the record
that the Planning Board had received and reviewed the Short
Environmental. Assessment Form as submitted by Wm . Downing ,
Architect , on behalf of Dr . Munchmeyer , dated December 21 , 1981 ,
and , as reviewed by Mr . Fabbroni on December 29 , 1981 with a
• negative declaration recommended by Mr . Fabbroni as follows .
" Negative Declaration with following clarifications 1 )
guarantee from County that service drive providing access to site
will always be owned and maintained by County , 2 ) no access will
be developed directly onto Indian Creek Road ; 3 ) all drainage
will be handled by County on old hospital site " . Mr . May stated
that the Planning Board is not the lead agency in this matter and
would pass the actual determination on to the Zoning Board of
Appeals .
Chairman May declared the Public Hearing in the matter of
the medical clinic proposed by Dr . Munchmeyer, duly closed at 8 : 15
p . m .
SIGN REVIEW BOARD
1 . Consideration of Application for Sign Permit for a 6 sq . ft .
freestanding sign at the East End of East Hill Plaza .
Stewart D . Knowlton .
" Black Star Bicycle and Ski Shop "
" Cornell University Patents and
Licensing Office "
Mr . Cartee stated to the Board that the above -noted
. application for sign permit was referred to the Board by him as
Building Inspector . He stated that the building in which is
located the bike shop and an office does not face an area where
people can see it . He stated that the owners have made a request
Planning Board 7 January 5 , 1982
16for a 6 sq . ft . freestanding directional sign , however , the sign
ordinance does not speak to this type of signage . He stated that
the sign is in place to the east of the building , by the service
road , on a :knoll .
MOTION by Mr . Bernard Stanton , seconded by Mr . Montgomery
May .
RESOLVED , that the Town of Ithaca Planning Board , acting as
the Sign Review Board , recommend and hereby does recommend to the
Town of Ithaca Zoning Board of Appeals approval of the proposed 6
sq . ft . freestanding sign in the shape of an arrow and reading
" Black Star Bicycle and Ski Shop / Cornell University Patents and
Licensing " , to be located at the east end of the East Hill Plaza
for a period of one year .
There being no further discussion , the Chair called for a
vote .
Aye - May , Grigorov , Schultz , Baker , Stanton , Mazza , Klein ,
Langhans .
Nay - None .
The MOTION was declared to be carried unanimously .
2 . Consideration of Applications for Sign Permit for two
freestanding signs of 16 sq . ft . each at Paul Erdman property
on East King Road and Troy Road . John Bentkowski Agent .
" Building Lots for Sale "
" Call 273 - 0215 "
Mr . Bentkowski appeared before the Board and stated that his
was a very simple request for two 4 ' x 4 ' signs reading " Building
Lots for Sale / Call 273 - 0215 " , to be placed one on each corner of
East King Road and Troy Road , Mr . Bentkowski stated that Mr .
Erdman intends to subdivide the land into building lots .
The Planning Board pointed out to Mr . Bentkowski that there
is one problem with this , being that subdividing into two lots is
permissible but the third lot requires a subdvision approval .
Mr . Bentkowski stated that he was aware of that , however , they
must have some way of generating interest in the land at this
time .
MOTION by Mr . Montgomery May , seconded by Mr . James Baker :
RESOLVED , that the Town of Ithaca Planning Board , acting as
the Sign Review Board , recommend and hereby does recommend to the
Town of Ithaca Zoning Board of Appeals that approval be granted
for two proposed freestanding signs of 16 sq . ft . each located on
the Paul Erdman property on the corner of East King Road and Troy
Road , with the understanding that said signs will be removed
within six ( 6 ) months ' time and that the parties be advised that
Planning Board 8 January 5 , 1982
® they cannot: sell off more than two lots without subdivision
approval .
There being no further discussion , the Chair called for a
vote .
Aye - May , Grigorov , Schultz , Baker , Stanton , Mazza , Langhans .
Nay - Klein .
The MOTION was declared to be carried .
OLD BUSINESS
Mr . May reminded the Board of the up- coming planning and
zoning seminar to be presented by the NYS Department of State in
Town Hall on January 18th , 1982 .
NEW BUSINESS
1 . The Board discussed the matter of future Planning Board
meeting dates .
MOTION by Mr . Montgomery May , seconded by Mrs . Barbara
Schultz .
RESOLVED , that the Town of Ithaca Planning Board meet and
• hereby shall meet in regular session on the first Tuesday of each
month , and
FURTHER RESOLVED , that the Town of Ithaca Planning Board
will meet on the third Tuesday of each month only as needed not
as a regularly scheduled session .
There being no further discussion , the Chair called for a
vote .
Aye - May , Grigorov , Schultz , Baker , Stanton , Mazza , Klein ,
Langhans .
Nay - None .
2 . The Board discussed the assignment of members of the
Planning Board to the Codes and Ordinances Committee , noting that
for the year 1. 981 the Board was represented by Mr . Stanton , Mrs .
Bronfenbrenner and Mrs . Grigorov as alternate . The Board agreed
that noon meetings of that committee presented a difficult
problem . Mrs . Langhans stated that she would be willing to serve
as did Mr . Stanton who indicated that it would be difficult but
he would be willing to continue .
It was agreed that Mrs . Langhans and Mr . Stanton would
represent the Planning Board on the Codes and Ordinances
• Committee of the Town Board for the year 1982 .
ADJOURNMENT
Planning Board 9 January 5 , 1982
Upon Motion , Chairman May declared the January 5 , 1982
meeting of the Town of Ithaca Planning Board duly adjourned at
9 : 00 P . M .
Respectfully submitted ,
Nancy M . Fuller , Secretary ,
Town of Ithaca Planning Board .
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