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HomeMy WebLinkAboutPB Minutes 1987-11-03 i FILED TOWN OF ITHACA ,p Dater' Y—"--p Clerk � • TOWN OF ITHACA PLANNING BOARD NOVEMBER 3 , 1987 The Town of Ithaca Planning Board met in regular session on Tuesday , November 3 , 1987 , in Town Hall , 126 East Seneca Street , Ithaca , New York ,, - at 7 : 30 p . m . PRESENT : Chairman Montgomery May , David Klein , Carolyn Grigorov , William Lesser , Robert Kenerson , John C . Barney , Esq . , ( Town Attorney ) , Robert R . Flumerfelt , P . E . ( Town Engineer ) , Susan C . Beeners ( Town Planner ) , Andrew Frost ( Town Building Inspector / Zoning Enforcement Officer ) , ALSO PRESENT : Valerie Littlefield , John Littlefield , E . S . Phillips , E . E . Bredbenner , Barbara J . Bredbenner , Marie Cario , Douglas Armstrong , Edgar M . Raffensperger , Shirley A . Raffensperger , Dick Anderson , Edward A . Mazza , Esq . , Ralph Iacovelli , Orlando Iacovelli , David C . Auble . Chairman May declared the meeting duly opened at 7 : 30 p . m . and accepted for the record the Clerk ' s Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on October 26 , 1987 and October 29 , 1987 , respectively , together with the Secretary ' s Affidavit of Service by Mail of said • Notice upon each of the various neighbors of each of the properties under discussion , upon the Clerk of the City of Ithaca , upon the Building Commissioner of the City of Ithaca , upon the Tompkins County Commissioner of Public Works , upon the Tompkins County Commissioner of Planning , and upon each of the applicants and / or agent , as appropriate , on October 28 , 1987 . NON -AGENDA ITEM Mr . Frost distributed to the Board copies of his October 1987 Report of Building / Zoning Activities . PUBLIC HEARING : CONSIDERATION OF A RECOMMENDATION TO THE ZONING BOARD OF APPEALS WITH RESPECT TO A REQUEST FOR SPECIAL APPROVAL OF A NURSERY SCHOOL USE , PURSUANT TO ARTICLE IV , SECTION 11 , PARAGRAPH 4 , OF THE TOWN OF ITHACA ZONING ORDINANCE , FOR THE PROPOSED ADDITION OF FOURTEEN ADDITIONAL CHILDREN ( 30 CHILDREN NOW ATTENDING ) AND FOR A ROOM ADDITION AT LITTLE FEET MONTESSORI CENTER , LOCATED AT 139 HONNESS LANE ON TOWN OF ITHACA TAX PARCEL NO . 6 - 58 - 2 - 39 . 6 . JOHN AND VALERIE LITTLEFIELD , OWNERS / APPLICANTS . Chairman May declared the Public Hearing in the above - noted matter duly opened at 7 : 30 p . m . and read aloud from the Notice of Public Hearings as posted and published and as noted above . John and Valerie Littlefield were present . Mr . Littlefield addressed the Board and stated that there are 32 children enrolled at the present time , adding that they would like an increase of 12 children . Chairman May asked if it was presently t 1 Planning Board - 2 - November 3 , 1987 • approved for 32 or 30 . Mr . Littlefield responded that it is presently approved for 32 . Mr . Littlefield read aloud for the record the cover letter attached to his Appeal to the Zoning Board of Appeals dated October 21 , 1987 . Also , attached to the cover letter is a schedule of drop - off and pick -up times . Chairman May , noting that this was a Public Hearing , asked if there were anyone present who wished to speak . Mr . E . Bredbenner of 141 Honness Lane spoke from the floor and asked for any plans or sketches of the proposal . Mr . Bredbenner read aloud for the record a letter addressed to the Town of Ithaca Planning Board , as follows . " RE : PROPOSAL FOR ADDITION TO FAMILY HOME AT 139 HONNESS LANE FOR AN ADDITIONAL FOURTEEN ( 14 ) CHILDREN TO BE LOCATED AT THAT RESIDENCE . ONCE AGAIN WE HAVE HAVE BEEN ASKED BY OUR NEIGHBORS TO REPRESENT THEM AND SEEK SUPPORT AGAINST THE PROPOSED ADDITION TO THE FAMILY HOME AT 139 HONNESS LANE AND FOR AN INCREASE OF FOURTEEN ( 14 ) CHILDREN AT THE SCHOOL HOUSED THERE , THE FOLKS IN THE NEIGHBORHOOD AGAIN ARE AGAINST ANY PROPOSALS TO EXPAND THIS SCHOOL LOCATED IN A NEIGHBORHOOD THAT ALREADY HAS HAD MORE • THAN ITS SHARE OF ZONING EXCEPTIONS . WE ALL FEEL THAT WE HAVE ENOUGH DENSITY AND TRAFFIC PROBLEMS IN THIS NEIGHBORHOOD ALREADY . AT THE LAST HEARING ON THIS SCHOOL WE PRESENTED SIGNATURES AND COMMENTS FROM MOST OF THE RESIDENTS IN THE NEIGHBORHOOD . ALL OF THE MANY THAT WERE CONTACTED AND THE SIGNERS TO THIS PETITION EXPRESSED THEIR CONCERNS ABOUT THE NEIGHBORHOOD AND THE MANY CHANGES THAT HAVE ALREADY TAKEN PLACE IN THE HONNESS LANE AND PINE TREE ROAD AREA . WE ALL FEEL THAT THE LAST HEARING TOOK CARE OF ANY PROPOSALS TO EXPAND AND ANY MORE EXCEPTIONS IN OUR NEIGHBORHOOD . WHEN THIS SCHOOL STARTED FIFTEEN ( 15 ) CHILDREN WERE HOUSED THERE . AT A LATER DATE THIS WAS DOUBLED TO THIRTY . ( 30 ) THIS CHANGE WAS PRESENTED AND TOOK PLACE WITHOUT ANY PERSON IN THE NEIGHBORHOOD RECEIVING ANY NOTICE OF THIS PROPOSED CHANGE . WE ALL FEEL THIS ALREADY IS TOO MANY FOR THIS FAMILY HOME TO ACCOMMODATE AND ESPECIALLY WITH ALL THE PARKING AND TRAFFIC PROBLEMS THAT ALREADY EXIST IN OUR NEIGHBORHOOD . cc NOEL DESCH - SUPERVISOR SHIRLEY RAFFENSPERGER - COUNCILWOMAN SUSAN BEENERS - PLANNER EDGAR & BARBARA BREDBENNER 141 HONNESS LANE " • Mr . Littlefield stated that the State has approved , as far as square footage is concerned , the present home without an addition , Planning Board - 3 - November 3 , 1987 • adding that the State has approved the present home for 49 children . Mr . Littlefield felt that 32 children should not be the limit set at this school . Mr . Littlefield stated that the children are not housed at the home , they are educated there . Mr . Littlefield referred to a study prepared by Robert Flumerfelt , P . E . on traffic in the neighborhood which shows that Honness Lane has not reached even half of its capacity for traffic . Valerie Littlefield pointed out that when the School was established the number of children allowed was 32 . Shirley Raffensperger of 139 Pine Tree Road spoke from the floor and stated that 'in 1979 the Zoning Board of Appeals approved a day - care facility for 15 children . At that time there was no opposition from the neighborhood as a replacement for a non - conforming use of student housing across the road from 139 Honness Lane and at that time it was proposed that the proprietor would be in residence . and there would be an apartment in the building , with 15 children in the facility . Mrs . Raffensperger noted that the Littlefields decided that the building , upon examination , was not suitable for that and did not go ahead and set up that facility . In 1981 the Littlefields came to the Town of Ithaca for the house that had been a one - family house and had been converted to a two - family house , and asked for a 30 children facility and the neighborhood did not oppose that facility . At that time , Larry Fabbroni was the Town Planner as well as the Town • Engineer , and at a Planning Board meeting on July 7 , 1981 raised a question of whether or not this was an appropriate use in an R- 15 zone . Mr . Fabbroni ' s main comment had to do with general zoning and having a Comprehensive Plan that shows a residential neighborhood , and about the area requirements in place for such a residential zone . Mrs . Raffensperger stated that Mr . Fabbroni commented that if the same house were situated on five acres " we " might be able to look at it in the spirit of what R- 15 was intended by the Ordinance . Mrs . ' Raffensperger stated that , in her opinion , this is no longer a little day - care facility for the neighborhood , it is really a commercial enterprise . Mrs . Raffensperger noted that in an R- 15 zone a Nursery School is permitted , adding that in the same zone an office of a resident professional is permitted , but only two additional persons may be employed . Additionally , a home occupation is permitted , but no additional persons not residing on the premises may be employed . Elmer Phillips of 131 Pine Tree Road spoke from the floor and stated that said area is primarily an area for homes . Mr . Phillips pointed out that perhaps when the Ordinance was written a mistake was made in regard to Honness Lane . The road is exactly a half-mile in length , and has two feeders from two large developments , with at least four income properties , an educational property that wants to expand , and two churches . Mr . Phillips felt that the density was too high for this particular area . John Perialas , owner of the property at 139 Honness Lane , stated • that the approval for 32 children was granted for this location , regardless of whether 15 was granted across the street . Mr . Perialas felt that the property across the street had nothing to do with the Planning Board - 4 - November 3 , 1987 • present proposal . Mr . Perialas noted that 12 more cars would be involved , adding that 12 vehicles would not create that much more traffic , and commenting that the applicants are operating a school , not a babysitting service . Shirley Raffensperger of 139 Pine Tree Road stated that the neighbors are not opposed to day - care facilities , but there is a difference as to where it is appropriate . John Littlefield , applicant , referred to the Town of Ithaca Planning Board minutes of July 7 , 1981 in which Mr . May noted that there is a proposed total of 30 - 32 children . Mr . Littlefield submitted a list of persons in the immediate vicinity that over the years have used the facility . The New York State Department of Social Services licensed the facility as a Montessori Nursery School . Valerie Littlefield , applicant , stated that the facility is an educational institution that provides resources . Mrs . Littlefield noted that the school has evaluation forms that are filled out every six weeks by the group teachers . John Littlefield , applicant , again referred to the Town of Ithaca Planning Board minutes of July 7 , 1981 , noting that a letter was written to the Planning Board stating that he and his wife had canvassed the neighborhood asking for any objections to a Montessori School being located at 139 Honness Lane . The letter was signed by quite a few of the neighbors voicing no objection . Douglas Armstrong of 121 Honness Lane stated that everything that has been mentioned tonight in regard to requesting the approval is simply hiding the fact that was brought out initially by Shirley Raffensperger in regard to the increase of the number of students . Mr . Armstrong noted that when the school was permitted in 1981 the number was 30 - 32 , with the number requested now at 12 more . Mr . Armstrong felt that if this proposal is granted what would prevent the applicants from coming back at a later date for an additional number of students . Mr . Armstrong stated that the proposal was initially granted in a private home ( two - unit house ) , but still was in an R- 15 single - family area . Mr . Armstrong felt that the addition of 12 more students is simply increasing an already unusual usage for the premises . Valerie Littlefield mentioned the fact that Tompkins County needs quality day - care , and to get that quality day - dare we cannot have day - care centers stuck in the middle of a parking lot or housed in a jail -cell where the homeless were spending the night a few hours before . Mrs . Littlefield felt that day - care centers should be in an R- 15 situation with a backyard , country setting and a well taken care of lot . John Littlefield stated that there seems to be quite a concern • with the density of the area . Mr . Littlefield mentioned that there are other things happening on Honness Lane that involve an increase in traffic . Planning Board - 5 - November 3 , 1987 • Chairman May asked if anyone else present wished to speak . No one spoke . Chairman May closed the Public Hearing at 8 : 09 p . m . and asked for questions or comments from the Board . Chairman May noted that 12 more cars backing out of the parking lot in the wintertime is a significant amount . Mr . Perialas responded that a circular drive is proposed . Board Member Lesser inquired as to the number of employees in the facility , with Mr . Littlefield answering , seven teachers . Mr . Lesser also wondered about the parking across the road . Mr . Littlefield stated that the area across the road has been used for parking for the last six years , adding that this helps alleviate some of the problems with traffic on Honness Lane . Mr . Littlefield noted that the teachers park across the street in permanent parking places . Mr . Lesser asked about the proposed turnaround in regard to spaces for three cars . Mr . Littlefield responded that the three spaces would be used as a drop - off point . Mr . Lesser asked about the drop - off schedule . Mrs . Littlefield said that the times are staggered to alleviate any problem with delivering or picking up the children . Chairman May commented that , most of the time the system works fairly well , but was concerned about the winter months . Susan Beeners , Town Planner , stated that , as far as the character of the community and this particular parcel , this property is within • and near the edge , or virtually near the fringe , of a large East Ithaca R- 15 District , and near lands zoned R- 30 north and backlots of Honness Lane which are owned by Cornell . Ms . Beeners remarked that , in her opinion , Honness Lane is not an interior local residential street . The geometrics here do not work that way so that Honness Lane could be considered a street such as a local street within Eastern Heights . Ms . Beeners stated that it appears to her it would be better to have a school where there is careful monitoring in a controlled situation on a route that is convenient to the neighbors , and also to the major employment generators , such as Cornell and East Hill Plaza , rather than having it in the center of Eastern Heights , for example . Ms . Beeners stated that it does not appear to her that there is a situation here that is amenable to saying that there is a single - family residential character along this street . Ms . Beeners appended a large colored map of the land uses in the area , such as single - family homes , business properties , two - family residences and churches . Shirley Raffensperger commented about the changing character of the neighborhood . At this time , John Littlefield referred to Article IV , Section 11 , Paragraph 4 , Residence District R- 15 , of the Town of Ithaca Zoning Ordinance . Mr . Littlefield stated that , as he understood it , the Ordinance does not discriminate between private schools or nursery schools . Mr . Littlefield also referred to Article XIV , Section 77 , • Paragraph 7a . Chairman May commented that , in his opinion , Little Feet has always been a good neighbor , but felt that the facility is large Planning Board - 6 - November 3 , 1987 • enough at this point . David Klein wondered , if this facility were enlarging by increments , at what point does it become a problem . Mr . Klein stated that , obviously , this is a commercial enterprise , and generates a lot of traffic . Mr . Klein was also concerned about the lot size and also the parking . Mr . Lesser noted that the Draft Resolution presented to the Planning Board November 3 , 1987 suggests approving the proposal for a period of time ( 24 months ) . Mr . May felt that 32 children were sufficient in this neighborhood . Mr . Perialas stated that in this location [ 139 Honness Lane ] the 12 additional students would be the maximum . Ms . Been.ers wondered if a more refined site plan would be in order that would show the possibilities of how improvements could be made at both locations , and showing the front of 139 Hon ness Lane not necessarily being totally paved . Mr . Beeners asked if the above would be useful to the Board to assist in their decision . Mr . May responded that there is 100 feet of frontage and with a 16 - foot drive - through , there would be a 10x20 grassy plot in the front , and the rest of the area would be paved with a small area off to the side . • Mr . Lesser stated that , in his opinion , he recognized very well the changes that have occurred on Honness Lane , and was very sympathetic to the neighbors . However , in terms of the overall community Mr . Lesser felt that one of the major needs in this area is quality day - care , and understood that the Littlefields provide that quality care . Mr . Lesser also stated that , weighing all the factors , the proposal for 12 additional children should be approved for the existing facility , but that no more would be permitted in that very tight location . Mrs . Grigorov wondered if it were possible to place a limitation on the number of children permitted in the facility . Mrs . Grigorov felt that one of the things the neighborhood was concerned about was the number of children in the facility . Town Attorney Barney stated that it could be noted that the 12 additional children would be the final increment on a lot this size , adding that , if this proposal were approved , the limitation would prevent the applicant from coming back at a later date for additional children . Mr . Perialas stated that if the property were sold the business would not be transferable to the new owner . There appearing to be no further comments or questions , Chairman May asked if anyone cared to make a motion . MOTION by Dr . William Lesser , seconded by Mr . Robert Kenerson : • Planning Board - 7 - November 3 , 1987 • WHEREAS : 1 . This action is the Consideration of a Recommendation to the Zoning Board of Appeals with respect to a request for Special Approval of a School Use , pursuant to Article IV , Section 11 , Paragraph 4 , of the Town of Ithaca Zoning Ordinance , for the proposed addition of 12 additional children ( 32 children originally approved and now attending ) and for a room addition to the Little Feet Montessori Center , at 139 Honness Lane , Town of Ithaca Tax Parcel No . 6 - 58 - 2 - 39 . 6 . 2 . This is an Unlisted Action for which the Zoning Board of Appeals has been legislatively designated to act as Lead Agency , and for which a recommendation of a negative determination of environmental significance has been made by the Town Planner , 3 . The proposal has been reviewed by the Planning Board at a Public Hearing on November 3 , 1987 . THEREFORE , IT IS RESOLVED : 1 . That the Planning Board recommend and hereby does recommend to the Zoning Board of Appeals that a negative determination of environmental significance be made , subject to certain mitigating measures which would be made part of any further project • implementation . 2 . That the Planning Board has determined that : a . there is a need for the proposed use in the proposed location , b . The existing and probable future character of the neighborhood will not be adversely affected ; c . The proposed change is in accordance with a comprehensive plan of development of the Town . 3 . That the Planning Board recommend and hereby does recommend to the Zoning Board of Appeals that Special Approval be granted for the proposal as presented , subject to the following conditions . a . The Special Approval be granted for expansion of the school for a total enrollment of no more than 44 children . b . The Special Approval be granted for twenty - four ( 24 ) months , with the possibility of extension of such 24 - month period upon review . c . The Special Approval be subject to all conditions and regulations required by the New York Department of Social • Services and the Tompkins County Health Department . Planning Board - 8 - November 3 , 1987 • d . That all parking and standing be on the sites at 139 and 142 Honness Lane , with no parking or standing to be permitted on Honness Lane . e . That parking , delivery and loading rules , and scheduling be implemented and strictly enforced by the applicant . f . That final site improvement plans , prepared by a registered professional engineer or registered landscape architect , be submitted for approval by the Town Engineer for the improvements at both 139 and 142 Honness Lane , with no parking at either location to be within the required 25 - foot front yard setback , and with parking areas to be suitably landscaped , and with six pick - up and drop -off parking spaces to be provided , as well as ten staff parking spaces and six parking spaces for the tenants at 142 Honness Lane . g . That , subject to the approval of the Town Engineer , the pick- up and drop- off arrangements with respect to 139 Honness Lane be revised to limit to the fullest . extent possible automobiles backing out onto Honness Lane . h . That the final planting plan , schedule , and installation be subject to approval by the Town Planner . • i . That no further applications for any additional expansion be entertained . j . That the Special Approval be granted to the extent applicant only , not to be passed with the property . k . The Zoning Board of Appeals reserve the right to impose additional conditions at any time . There being no further discussion , Chairman May called for a vote . Aye - Lesser , Kenerson . Nay - May , Grigorov , Klein . Chairman May declared the MOTION defeated . Chairman May declared the matter of the Little Feet Montessori Nursery School duly closed at 8 : 49 p . m . PUBLIC HEARING . CONSIDERATION OF SITE PLAN AND SUBDIVISION APPROVAL FOR A PROPOSED MOVING AND STORAGE FACILITY , PROPOSED TO BE LOCATED ON A 1 . 5 ± ACRE PORTION OF TOWN OF ITHACA TAX PARCEL NO . 6 - 33 - 3 - 2 . 2 , 90 . 23 ACRES TOTAL , IN A LIGHT INDUSTRIAL DISTRICT AT 608 ELMIRA ROAD , EARLAND AND ROBERT MANCINI , PROPERTY OWNERS ; RICHARD ANDERSON , APPLICANT . • Chairman May declared the Public Hearing in the above - noted matter duly opened at 8 : 50 p . m . and read aloud from the Notice of Planning Board - 9 - November 3 , 1987 • Public Hearings as posted and published and as noted above . Mr . Anderson was present . Mr . Anderson addressed the Board and stated that he proposed to build a 5 , 000 square foot warehouse and approximately 960 feet of office space . Mr . Anderson noted that said building would be constructed on approximately 1 $ acres of land . Mr . Anderson stated that the building would be constructed of metal , and stand 26 feet in height , adding that the building would be built in such a position that it would be in the lower area than what is viewed from the road , noting that the area off the road is about 20 ± feet down into the Mancini parcel of land . Mr . Anderson offered that a letter , dated October 26 , 1987 , addressed to Mr . Anderson , was received from Earland Mancini confirming that Mr . Anderson could egress and exit from their existing private roads to Route 13 and 13A . Chairman May read aloud said letter for the record , as follows . " October 26 , 1. 987 Richard R . Anderson 246 Iradell Rd . Ithaca , N . Y . 14850 Dear Dick : • Regarding proposed purchase of bldg . lot at the rear of 606 Elmira Rd . This is to confirm egress and exit from our existing private roads to route 13 and 13A . Mancini Realty Earland Mancini " Mr . Anderson commented that there would be three trucks entering and exiting at least twice a day . The tractor trailer usage would be minimal as they are out on the road for 6 - 12 weeks at a time , and the amount of public in and out would be minimal . The applicant stated that the building would be somewhat obscured from the road because of the landscaping . At this point , Mr . Anderson distributed pictures of the property for the Board ' s viewing . Chairman May noted that this was a Public Hearing and asked if there were anyone present who wished to speak . No one spoke . Chairman May closed the Public Hearing at 8 : 55 p . m . , and asked for questions or comments from the Board . Chairman May wondered about the elevation change of the land . Mr . Anderson responded that it would be 26 - feet to grade at the back , as well as the front . • David Klein commented that it is certainly a good location since it is one of the few areas zoned industrial in the Town . Mr . Klein Planning Board - 10 - November 3 , 1987 . voiced a concern regarding egress and exit for the vans , because that particular section of the Elmira Road does not have the best site distances . Mr . Anderson remarked that Route 13A and Route 13 would be used for egress and exit , as noted in the above -mentioned letter from Mr . Mancini , Mr . Lesser asked about the extent of the Industrial zoning in that particular area . Susan Beeners answered that the Light Industrial zoning extends down to just about where Wonderland Motel is located and then there is an area that is Business " C " . Ms . Beeners stated that she received a telephone call from John Andersson of the Health Department regarding the Mancini property . Mr . Andersson stated that because of the brook that runs along on the north side of the property , which is a Department of Conservation classified stream , the septic would have to be located 100 feet away . Robert Kenerson asked Mr . Anderson if he owned the land . Mr . Anderson answered that the Board ' s decision is contingent upon his purchasing the land . Town Attorney Barney wondered about the status of the road , as this is the second parcel in this area that is being considered off a private road , and noted that at some point there should be a condition imposed that that road be improved to Town specifications and conveyed , rather than have subdivisions on a private road continue indefinitely . Mr . Anderson offered that the private black - top road is approximately 20 feet wide . Mr . Barney noted that Section 280 - a of Town Law states that a building permit cannot be issued on an undeveloped road , adding that a variance would have to be applied for . Mr . Barney was concerned about this becoming an ad hoc subdivision on what amounts to a private road without the safeguards that are normally imposed on a developer . Attorney Barney stated that the applicant should obtain a waiver of the requirements of Town Law Section 280 - a from the Town of Ithaca Zoning Board of Appeals . There appearing to be no further comments or questions , Chairman May asked if anyone cared to make a motion . MOTION by Mr . Robert Kenerson , seconded by Mrs . Carolyn Grigorov : WHEREAS : 1 . This action is the consideration of Site Plan Approval and Subdivision Approval for a proposed moving and storage facility , proposed to be located on a 1 . 5 ± acre portion of Town of Ithaca Tax Parcel No . 6 - 33 - 3 - 2 . 2 , 90 . 23 acres total , in a Light Industrial District at 608 Elmira Road , 2 . This is an Unlisted Action for which the Planning Board has been legislatively determined to act as Lead Agency for environmental review of the proposed Site Plan and Subdivision , and for which the Town Planner has recommended that the Planning Board also act as Lead Agency in the consideration of a variance of the 25 - foot maximum height requirement to permit a 26 - foot high building . Planning Board - 11 - November 3 , 1987 • 3 . The Town Planner has recommended a negative determination of environmental significance , subject to certain mitigation measures which are being included in the further implementation of the project . THEREFORE , IT IS RESOLVED : That the Planning Board , acting as Lead Agency in the environmental review pertinent to this Unlisted Action , make and hereby does make a negative determination of environmental significance . There being no further discussion , the Chair called for a vote . Aye - May , Gr :igorov , Klein , Kenerson , Lesser . Nay - None . The MOTION was declared to be carried unanimously . MOTION by Dr . William Lesser , seconded by Mr . Robert Kenerson : WHEREAS : 1 . This action is the consideration of Site Plan Approval and Subdivision Approval for a proposed moving and storage facility , • proposed to be located on a 1 . 5 ± acre portion of Town of Ithaca Tax Parcel No . 6 - 33 - 3 - 2 . 2 , 90 . 23 acres total , in a Light Industrial District at 608 Elmira Road , 2 . This is an Unlisted Action for which the Planning Board , acting as Lead Agency for environmental review , has made a negative determination of environmental significance . 3 . The Planning Board , at a Public Hearing on November 3 , 1987 , has reviewed -the following material : " Map of a Portion of Lands of Mancini Realty Company , Showing 1 . 5 ± acre Parcel with Proposed Anderson Building , Location off Elmira Road , Town of Ithaca , Tompkins County , New York " , dated October 13 , 1987 , signed and sealed by Clarence W . Brashear , L . L . S . SEQR Short EAF , dated October 26 , 1987 , signed by Richard R . Anderson , Appeal Form , dated October 23 , 1987 , signed by Richard R . Anderson . THEREFORE , IT IS RESOLVED : 1 . That the Planning Board waive and hereby does waive certain requirements for Preliminary Subdivision Approval , having determined from the materials presented that such waiver will • result in neither a significant alteration of the purpose of subdivision control nor the policies enunciated or implied by the Town Board . Planning Board - 12 - November 3 , 1987 • 2 . That the Planning Board grant and hereby does grant Preliminary Subdivision Approval of the subdivision as herein proposed , and grant and hereby does grant Preliminary Site Plan Approval to the proposed facility , subject to the following conditions . a . The granting of any necessary variances for the proposed facility by the Zoning Board of Appeals . b . That the applicant obtain a waiver of the requirements of Town Law , Section 280 - a , from the Town of Ithaca Zoning Board of Appeals . c . The submission of a final subdivision plat and final site plan , to be subject to approval by the Town Engineer , showing the dimensions of the overhead transmission line right of way , proposed drainage and other site improvements , and information on the right of the applicant to use the private roads shown on the plan for access to Elmira Road and to Five Mile Drive . d . That such final subdivision plat show the location , approved by the Town Engineer , of any roads which may be proposed as public roads . e . The approval of the water supply and septic system by the • Tompkins County Health Department , such approval to be shown on the final plat . f . The approval of the building color and landscaping plan by the Town Planner . g . The approval of restoration of the spoil storage area by the Town Engineer . There being no further discussion , the Chair called for a vote . Aye - May , Grigorov , Klein , Kenerson , Lesser . Nay an, None . The MOTION was declared to be carried unanimously . Chairman May declared the matter of Consideration of Site Plan and Subdivision Approval for the Mancini property , Richard Anderson , Applicant , duly closed at 9 : 44 p . m . SKETCH PLAN REVIEW : CONSIDERATION OF SKETCH PLANS FOR PROPOSED " KLONDIKE MANOR " , A CLUSTERED DEVELOPMENT PROPOSED TO BE LOCATED ON TOWN OF ITHACA TAX PARCELS NO . 6 - 53 - 1 - 17 . 1 , - 17 . 2 , - 5 , AND - 10 , 9 . 63 ACRES TOTAL , ON CODDINGTON ROAD , NORTHWEST OF JUNIPER DRIVE . ORLANDO AND RALPH IACOVELLI , APPLICANTS . Chairman May opened the discussion on the above - noted matter at 9 : 45 p . m . , and read aloud from the Agenda as noted above . Mr . Iacovelli was present , along with his Attorney , Edward Mazza , and Planning Board - 13 - November 3 , 1987 • Consulting Engineer Larry Fabbroni . Mr . Fabbroni appeared before the Board and appended three large maps to the bulletin board . Mr . Fabbroni stated that Mr . Iacovelli was proposing a 33 - unit cluster subdivision between Coddington Road and Pennsylvania Avenue Extension , with the total acreage being 9 . 63 ± acres . The lots are approximately 17 , 000 square feet in size . Mr . Fabbroni commented that there are a number of considerations for clustering . One of the reasons is because of the convoluted history of the subdivision of at least three of the four parcels in question . Secondly , as far as what exists on the land , this particular parcel has a very dense and high spruce forest . Mr . Fabbroni mentioned the rock consideration in terms of efficiency of utilities , noting that in some cases , the rock is at the surface in this particular part of the Town . Mr . Fabbroni remarked that because of the rock the likelihood of proposals of cluster on South Hillis more than in any other part of the Town . The land use is another consideration , as this is the old original land tract . Continuing , Mr . Fabbroni stated that the name , KLONDIKE MANOR , that was chosen for this subdivision was not by accident because the area , historically , was known as " The Klondike " . Mr . Fabbroni stated that , basically , when the railroad brought in workmen for the railroad , plots were made available for use for the workers . The plots were small parcels , approximately 9 , 000 square feet in size . • Mr . Fabbroni stated that the area in question is sort of a mixed use character , with R- 15 zoning . Mr . Fabbroni noted that subject parcel has access from Coddington Road and Pennsylvania Avenue . Mr . Fabbroni noted that , in his opinion , there are three clear options in regard to the road once this land is developed . One is to complete the loop , bring it out to Coddington Road and to extend Kendall Avenue eventually out to the ploted streets as shown on the map . Mr . Fabbroni stated that circulation is another reason to consider clustering . Mr . Fabbroni mentioned that the water comes from the Northview Road tank , down Pennsylvania Avenue , Kendall Avenue , and loops itself here [ indicating on map ] . Mr . Fabbroni stated that NYSEG owns the old railroad right - of -way , and historically , NYSEG has allowed public and private roads to go over that right- of - way . Chairman May wondered about the developers ' intentions with respect to marketing the units , with Attorney Mazza responding that the intent is rental with three bedrooms per unit . Mr . Lesser stated that , in his opinion , the proposal is way off track for two reasons . One is where the proposed road location enters Coddington Road across from Spruce Way , which is just over the crest of a hill . Secondly , Mr . Lesser did not see how approval can be given for two one - unit lots with rights - of -way without a Town approved road . Mr . Lesser also stated that , most importantly , the units certainly look and act like apartment houses . The area is zoned R- 15 single and two - family housing . Attorney Mazza pointed out that a right - of -way • currently exists on this land [ indicating on map ] , which is unclear when the title is reviewed whether the people from Pennsylvania Avenue also have that right - of -way . Again , indicating on map , Mr . Mazza Planning Board - 14 - November 3 , 1987 • stated that this property line would be the center line , coming out onto Coddington Road " here " , with the subject lots serviced by that , so we are proposing that " that " would be less desirable than " this " [ pointing to map ] . Mr . Mazza commented , instead of having an entrance over " here " , and having two entrances onto this road , that the entrances be at the same point . Mr . Fabbroni stated that the applicant does not have clear enough access by way of Pennsylvania Avenue Extension to show a road coming in from the north . The right- of - way that Mr . Mazza mentioned is only 20 - feet wide . Chairman May commented that he has a problem in that the applicant has taken a conventional subdivision and used that as a number , and wondered if all the lots were buildable lots . Mr . May questioned the number and stated that the applicant was approaching using cluster as a dodge to acquire multiple family . Mr . Fabbroni responded that , if the applicant were asking for multiple family , 30 multiple family units would be requested , plus three single family lots . . Robert Flumerfelt , Town Engineer , asked Mr . Fabbroni if he had measured the site distance from the proposed intersection location at Spruce Way . Mr . Fabbroni stated that he would check on it . Board Member Klein commented that he did not like to see cluster • used as an end - run to a multiple family district , and noted that the basic feeling was that the cluster should be used for owner -occupied housing as an alternative way to provide it , for the reasons that were indicated that cluster makes sense here . Mr . Klein stated that in a rental housing scheme , perhaps a larger building would be preferable rather than scattering smaller structures throughout the site . Mr . Mazza stated that the density would not be increased , and secondly , the applicant is proposing something in between the one huge building . Chairman May stated that the Board members will view the site at their earliest convenience . Chairman May declared the matter of the " KLONDIKE MANOR " Sketch Plan Review duly closed at 10 : 30 p . m . FURTHER DISCUSSION WITH RESPECT TO LITTLE FEET MONTESSORI CENTER . Town Attorney Barney wondered about the recommendation , or lack thereof , to the Zoning Board of Appeals on Little Feet , Mr . Barney said that it would be wise to adopt another resolution since there was a vote three to two against a resolution in favor of the proposal . Discussion followed as to appropriate wording . MOTION by Mr . David Klein , seconded by Mr . Montgomery May : WHEREAS : • 1 . This action is the Consideration of a Recommendation to the Zoning Board of Appeals with respect to a request for Special Planning Board - 15 - November 3 , 1987 Approval of a School Use , pursuant to Article IV , Section 11 , Paragraph 4 , of the Town of Ithaca Zoning Ordinance , for the proposed addition of 12 additional children ( 32 children originally approved and now attending ) and for a room addition to the Little Feet Montessori Center , at 139 Honness Lane , Town of Ithaca Tax Parcel No . 6 - 58 - 2 - 39 . 6 . 2 . This is an Unlisted Action for which the Zoning Board of Appeals has been legislatively designated to act as Lead Agency , and for which a recommendation of a negative determination of environmental significance has been made by the Town Planner . 3 . The proposal has been reviewed by the Planning Board at a Public Hearing on November 3 , 1987 . THEREFORE , IT IS RESOLVED : 1 . That the Planning Board recommend and hereby does recommend to the Zoning Board of Appeals that the Special Approval be denied . 2 . That the Planning Board has determined that : a . there is a need for the proposed use in the proposed location , but that , • be the existing and probable future character of the neighborhood will be adversely affected by the increased use of what amounts to a single - family house on a minimal residential lot , c . The proposed change is not in accordance with a comprehensive plan of development of the Town . 3 . That the Planning Board recommend and hereby does recommend to the Zoning Board of Appeals that Special Approval be denied for the proposal as presented . There being no further discussion , the Chair called for a vote . Aye - May , Grigorov , Klein . Nay - Lesser , Kenerson . The MOTION was declared to be carried by a three - to - two vote . ADJOURNMENT Upon Motion , Chairman May declared the November 3 , 1987 meeting of the Town of Ithaca Planning Board duly adjourned at 10 : 30 p . m . Respectfully submitted , • Mary S . Bryant , Recording Secretary , Nancy M . Fuller , Secretary , Town of Ithaca Planning Board .