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HomeMy WebLinkAboutPB Minutes 1982-12-07 TOWN OF ITHACA PLANNING BOARD DECEMBER 7 , 1982 The Town of Ithaca Planning Board met in regular session on Tuesday , December 7 , 1982 , in Town Hall , 126 East Seneca Street , Ithaca , N . Y . , at 7 : 30 p . m . PRESENTis . Chairman Montgomery May , Barbara Schultz , James Baker , Virginia Langhans , David Klein , Bernard Stanton , Edward Mazza , Carolyn Grigorov , Lawrence P . Fabbroni ( Town Engineer ) , Peter M . Lovi ( Town Planner ) , Lewis D . Cartee ( Town Building Inspector ) , James V . Buyoucos ( Town Attorney ) , Nancy M . Fuller ( Secretary ) . ALSO PRESENT : Stewart Knowlton , Doug Knowlton , James Black , Sherrie Black , Bill J . Manos , Fred Beck Jr . , Esq . , Dan Peterson , John Huenneke ( Ithaca Journal ) , Carol Boyd ( WTKO News ) , Laurel Lucas ( WHCU ) . Chairman May declared the meeting duly opened at 7 : 36 p . m . APPROVAL OF MINUTES - JANUARY 51 1982 MOTION by Mr . Stanton , seconded by Mr . Baker . RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of January 5 , 1982 , be and hereby are approved as written . There being no further discussion , the Chair called for a vote . Aye - May , Schultz , Stanton , Baker , Langhans , Grigorov , Klein , Mazza . Nay - None . The MOTION was declared to be carried unanimously . APPROVAL OF MINUTES - OCTOBER 5 , 1982 MOTION by Mr . May , seconded by Mrs . Langhans . RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of October 5 , 1982 , be and hereby are approved as written . There being no further discussion , the Chair called for a ,`� vote . Planning Board 2 December 7 , 1982 Aye - May , Schultz , Stanton , Baker , Langhans , Klein , Grigorov . Nay - None . Abstain - Mazza . The MOTION was declared to be carried . APPROVAL OF MINUTES - NOVEMBER 9 , 1982 Edward Mazza ' s name was added to the list of Planning Board members in attendance at this meeting . MOTION by Mrs . Grigorov , seconded by Mr . Mazza . RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of November 9 , 1982 , be and hereby are approved as written , with the inclusion of Edward Mazza on the list of Planning Board members in attendance . There being no further discussion , the Chair called for a vote . Aye - May , Schultz , Stanton , Baker , Langhans , Grigorov , Klein , Mazza . Nay - None . • The MOTION was declared to be carried unanimously . APPROVAL OF MINUTES - NOVEMBER 11 , 1982 MOTION by Mrs . Langhans , seconded by Mr . Klein . RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of November 11 , 1982 , be and hereby are approved as written . There being no further discussion , the Chair called for a vote . Aye - May , Schultz , Stanton , Baker , Langhans , Grigorov , Klein . Nay - None . Abstain - Mazza . The MOTION was declared to be carried . APPROVAL OF MINUTES - SEPTEMBER 7 , 1982 MOTION by Mr . May , seconded by Mr . Stanton . RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of September 7 , 1982 , be and hereby are approved as written . There being no further discussion , the Chair called for a vote . Planning Board 3 December 7 , 1982 • Aye - May , Schultz , Stanton , Baker , Langhans , Grigorov , Klein , Mazza ,. Nay - None . The MOTION was declared to be carried unanimously . REPORT OF THE TOWN BUILDING INSPECTOR , LEWIS D . CARTEE The Building Inspector ' s Report of Building Permits Issued for the month of November 1982 had been received by the Planning Board members with their Agendae . Such report shows that 5 permits were issued in the month of November 1982 for $ 143 , 026 . 00 in improvemE! nts , as compared to 7 permits in November , 1981 for $ 105 , 950 . 00 in improvements . Mr . Cartee stated that construction was down considerably . REPORT OF THE TOWN PLANNER , PETER M . LOVI Mr . Lovi introduced Joan Manheim to those present as a Manpower employee giving some assistance to Nancy Fuller so that she would be able to catch up on other work . Mr . Lovi is looking at some other on - going business , i . e . , general revisions to the subdivision regulations and the comprehensive plan , which was interrupted by other matters . He • is working on the creation of a new document which is an efficient merging of both subdivision regulations and the new cluster ruler and regulations . He would like to be able to have it all together in one document so that it can be easily read by a prospective developer . At the January meeting , something more definite may be presented . Chairman May thanked Mr . Lovi for his report . REPORT OF THE; TOWN ENGINEER , LAWRENCE P . FABBRONI Mr . Fabbroni reported on the status of the completion of the De Witt Junior High School exercise trail . He stated that the highway men are completing the fence around the storm water retention pond . Mr . Fabbroni reported on the widening of the culverts on Stone Quarry Road . He stated that after the completion of this project , all culverts will have a shoulder where before there were none . Mr . Fabbroni reported on the status of the East Ithaca Bikeway , which was started in September , stating that they now are in the process of putting the fence up and adding that they will be ready in the spring to grade out , survey , and surface treat the path . • Planning Board 4 December 7 , 1982 . Mr . Fabbroni reported on the status of the Eastern Heights Park project that was started in September . He had decided that seeding the area was too risky in November and just did the buffer landscaping next to residences . Mr . Fabbroni reported on the improvements in the Forest Home area where there was a residence where an embankment was washed away . At his own expense , the owner built a retaining wall . The Town has dumped some fill in behind the wall to help out in a small way . Mr . Fabbroni reported that the highway department has not used any salt so far this winter season . Chairman May thanked Mr . Fabbroni for his report . REPORT OF THE PLANNING BOARD REPRESENTATIVE TO THE COUNTY PLAN - NING BOARD , CAROLYN GRIGOROV Mrs . Grigorov stated the possibilities for the Biggs Hospi - tal . They are : 10 to have it still belong to the County , and used for County offices , 2 * to sell it to PENCO to build condominiums ; 142 acres for • $ 1 , 080 , 000 ; 39 to do nothing . She went on to state that PENCO wanted all the land except what the new hospital has . The County stated the figure of $ 80 , 000 to prepare the land and meet required contingencies , e . g . access from Taughannock Blvd . , utilities , tax abatement , a local loan of $ 5 million . Ideas for renovating the building for County use were given by Mr . Liguori at the meeting . Mrs . Grigorov discussed that Groton is getting low- cost PASNY power and has been for some time . She stated that PASNY Chairman John Dyson is very interested in getting local communities to set up their own agencies to get this low-cost power . The question is : Does the community need to have the administrative organization and distribution equipment in order to have the power ? Mrs . Grigorov stated that there will be no stop light at Judd Falls and State Route 366 . Cornell has requested more time to study the intersection . Mrs . Grigorov reported that the City is studying a recycling . program . Mrs . Grigorov reported that the Human Services Coalition presented a proposal to establish an emergency housing facility . Planning Board 5 December 7 , 1982 They are applying for a Gannett Foundation grant to develop the proposal further . Mr . Fabbroni stated that the County ' s land - use plans for the Biggs Complex should be reviewed by the Town Planning Board at some point . Chairman May thanked Mrs . Grigorov for her report . ADJOURNED PUBLIC HEARING : CONSIDERATION OF FINAL SUBDIVISION APPROVAL OF 124 - UNIT CLUSTER RESIDENTIAL SUBDIVISION AT 1443 SLATERVILLE ROAD , TOWN OF ITHACA TAX PARCEL NO . 6 - 58 - 1 - 33 . 2 , APPROXIMATELY 45 ACRES . JEROLD WEISBURD , OWNER / DEVELOPER , COMMONLAND COMMUNITY . Chairman May stated that inasmuch as the Commonland Development project is now in litigation , further proceedings for the present have been stayed , therefore , upon advice of Town Counsel , the public hearing scheduled for this evening is adjourned and proceedings will be resumed when advised by Counsel . CONSIDERATION OF REZONING PROPOSAL FROM RESIDENTIAL - 15 TO MULTIPLE FAMILY , FOR SITE PLAN APPROVAL OF 120 UNITS ON 30 ACRES , EAST KING ROAD , TOWN OF ITHACA TAX PARCEL NO . 6 - 44 - 1 - 4 . 31 . BILL J . MANOS . Attorney Fred Beck Jr . and Bill J . Manos were present for an informal discussion of this project . They presented a large schematic map of the area being considered for development . This is the area that several years ago was the Beacon Hills development . Mr . Manos has a con - tractual obligation to purchase this land contingent upon receiving the various approvals of his proposal by the Town of Ithaca . This is an area of approximately 30 . 4 acres which is now owned by the Sibley Corporation who foreclosed on the prior owner , Schuylkill Investors , Inc . Mr . Manos proposes to take on a project on this property to consist of 120 dwelling units of multiple family housing . Construction would progress east to west on the map they were showing . The entrances would be the same as those on the Beacon Hills project that was already approved , however , the pads in place cannot be used , as such . There will be landscaping , grass , trees , and so forth . The first phase of this project would be to build 28 units . This would consist of four buildings with 7 units each . They would then progress to the second phase and so forth until 120 units were constructed . Planning Board 6 December 7 , 1982 The existing lake on the property would stay and a golf course and :recreation center would be a future undertaking . Mr . Manos would probably use 40 to 50 per cent of the existing utility framework already in place , noting the existing water line on the north side of East King Road . Mr . May asked if the basic structure would be the same as the Beacon Hills project . The answer was no . The units would be one - or two - bedroom apartments . The designers plan on breaking up the concrete pads already in place unless they can be used in some way as a base for picnic tables or patios . These units would be rental properties . Each structure would be two stories high . Mr . Manos will personally reside on this property himself in a single family house built to the east of the project . He plans to construct his home after the completion of Phase I ( 28 units ) . He would like -to get started on this project as soon as possible , and present more formal plans to the! Board on December 21st . Mr . Fabbroni described the reasoning behind the rezoning request , noting the flexibility to rent to whomever and the ability to have more than 6 dwelling units in a structure . Mr . Fabbroni commented that Mr . Manos was even further into the feasibility aspect of the plans than was the Bentkowski proposal . He stated that it was more logical to proceed east to west in this development because every inch of utilities would have to be proven out otherwise . Mr . Stanton suggested that it would be helpful to review the 1972 minute; of the meetings when the Beacon Hills project was being considered . Mrs . Fuller said that she would get them together for the next meetings the Planning Board held several meetings then . Mr . Stanton asked if the open space shown will remain open space ; Mr . Beck said it would . Mr . Beck stated that Mr . Manos proposes to do this project properly and that most people recognize him in the community as a reputable businessman . He also stated that this was an excellent way to develop this area , which is now an eye - sore . Mr . Manos informed the members that at the next scheduled meeting on December 21 , 1982 , he will have a more formal presen - tation and more detailed information for discussion . Mr . Beck and Mr . Manos wanted to know from the members what information they would need and what questions they had that they wanted answers to . The following are some questions that came up and the response : Mrs . Langhans asked if one entrance would be enough - for the development . Mr . Manos responded that he thought it would be sufficient . Mr . Stanton thought it was better as proposed than double entrances . Will the entire road be ' constructed all at once or will sections of it be done a little Planning Board 7 December 7 , 1982 • at a time ? Mr . Manos responded that the entire road would be put in so that it would have time to settle . Another question that was asked was why the entrance is in the location that it is . Mr . Fabbroni stated that , as he re - called , there is a crest in the road and there is a problem with sight distance , suggesting that the developer might want to look at that again . The following is information that Mr . Manos was asked to bring with him for the meeting on December 21 , 1982 : Topographical map , utility plans for the buildings , total number of parking spaces , species and caliper size of trees and other landscaping , some general idea of the architecture of buildings , typical floor plans for one or two models , lighting schemes on buildings or parking areas , trash or garbage locations with screening or landscaping , fire hydrants , clean - outs for sewer lines , orientation of build - ings for energy conservation , measurements of radii to make sure that emergency vehicles are able to manoeuvre , width of roadways , entry points onto the County highway ( County Permit needed ) . Mr . Fabbroni noted that this proposal does not require compliance with the Town Highway specifications . Chairman May suggested that it would be a good idea for everyone to go up to this site to look it over . Permission was given to go there ; Sibley Corp . is now the present owner . There are open manhole covers on the property so caution was suggested . Chairman. May told Mr . Manos that he would have to have all the information for the public hearing in the Town Office by Thursday , December 16th . It was agreed that the Board would hear the matter on December 21st , provided Mr . Manos is ready . SIGN REVIEW - BLACK STAR BICYCLE AND SKI SHOP The next order of business was a review of the Black Star Bicycle and Ski Shop request for additional signage , as presented by Stewart Knowlton , East Hill Plaza . A year ago , this business was given permission to erect a free - standing sign on a one year , renewable basis . At this meeting , Black Star was asking permission to put up a four foot by five foot sign on the side of their building . They felt this twenty square foot sign with the arrow is necessary to identify where the business is located . It was stated that this sign would be placed near the top of the building on the south wall facing Ellis Hollow Road and would be flush against the building . Is Members :Mated they could agree to having this new sign put up if the free - standing sign were to come down . Planning Board 8 December 7 , 1982 l MOTION by Mr . Stanton , seconded by Mrs . Grigorov . RESOLVED , that the Town of Ithaca Planning Board recommend and hereby does recommend to the Town of Ithaca Zoning Board of Appeals approval of the proposed sign for Black Star Bicycle and Ski Shop , being 5 ' x 4 ' and reading , " Black Star Bicycles around the corner " , and proposed to be affixed to the exterior front of the East Hill Plaza , with the recommendation that such approval be conditional upon the rescinding of the present and / or future permits for the freestanding sign presently existing . There being no further discussion , the Chair called for a vote . Aye - May , Schultz , Stanton , Baker , Langhans , Grigorov , Klein , Mazza . Nay - None . The MOTION was declared to be carried unanimously . OLD BUSINESS Mr . May announced that the Planning Board rules and regu - lations in re cluster were approved by the Town Board on November 16 , 1982 . • EXECUTIVE SESSION MOTION by Mr . May , seconded by Mr . Stanton . RESOLVED , that at 8 : 45 p . m . the Town of Ithaca Planning Board retire and hereby does retire into executive session for the purposes of discussing certain aspects of the litigation involving the Commonland Community . There being no further discussion , the Chair called for a vote . Aye - May , Schultz , Stanton , Baker , Langhans , Grigorov , Klein , Mazza . Nay - None . The MOTION was declared to be carried unanimously . During the Executive Session no action was taken of any sort ; the Town Attorney discussed with the Board certain aspects of the case relating to the Article 78 proceeding . MOTION by Mr . Klein , seconded by Mr . Baker . RESOLVED ,, that at 9 : 30 p . m . the Town of Ithaca Planning • Board close -and hereby does close its executive session and re -open the meeting . Planning Board 9 December 7 , 1982 There being no further discussion , the Chair called for a vote . Aye - May , Schultz , Stanton , Baker , Langhans , Grigorov , Klein , Mazza . Nay - None . The MOTION was declared to be carried unanimously . ADJOURNMENT Upon Motion , the Chair declared the December 7 , 1982 , meeting of the Town of Ithaca Planning Board duly adjourned at 9 : 31 p . m . Respectfully submitted , Nancy M . Fuller , Secretary , Town of Ithaca Planning Board . •