HomeMy WebLinkAboutPB Minutes 1989-02-21 b
t
FILED
TOWN OF ITHACA
Date - 1
TOWN OF ITHACA PLANNING BOARD C1erk
FEBRUARY 21 , 1989
The Town of Ithaca Planning Board met in regular session on
Tuesday , February 21 , 1989 , in Town Hall , 126 East Seneca Street ,
Ithaca , New York , at 7 : 30 p . m .
PRESENT : Chairman Montgomery May , Carolyn Grigorov , Virginia
Langhans , William Lesser , Stephen Smith , Richard Ruswick
( Town Attorney ) , Erik Whitney ( Assistant Town Engineer ) ,
Susan C . Beeners ( Town Planner ) , George R . Frantz ( Assistant
Town Planner ) ,
ALSO PRESENT : Stewart Knowlton , George Rhoads , Larry Hoffman , Graham
Gillespi , Janet and Harold Purdy , Robert Hesson , Robert
Mitchell , M . Donovan , Tom Salm , H . DeGraff , Edward L .
Hollister , M . L . Tompkins , Jim Kellogg , Joe Barrick ,
Walter Barrick , Attorney Richard Keyser , Dan Bower , Don
Henry .
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 February 14 , 1989 , and February 16 , 1989 ,
respectively , together with the Clerk ' s Affidavit of Service by Mail
of said Notice upon the various neighbors of each of the properties
under discussion , as appropriate , upon both the Clerk and the Building
Commissioner of the City of Ithaca , upon the Clerks of the Town of
Ithaca and the Town of Enfield , upon the Tompkins County Commissioner
of Planning , and upon the applicants and / or agents , as appropriate , on
February 16 , 1989 .
Chairman May read the Fire Exit Regulations to those assembled ,
as required by the New York State Department of State , Office of Fire
Prevention and Control .
APPROVAL OF MINUTES - October 18 , 1988
MOTION by Carolyn Grigorov , seconded by Virginia. Langhans :
RESOLVED , that the Minutes of the Town of Ithaca Planning Board
Meeting of October 18 , 1988 , be and hereby are approved as written .
There being no further discussion , the Chair called for a vote .
Aye - May , Grigorov , Langhans , Lesser , Smith .
Nay - None .
The MOTION was declared to be carried unanimously .
• PUBLIC HEARING : CONSIDERATION OF SITE PLAN APPROVAL FOR A PROPOSED
48 - SEAT RESTAURANT IN AN EXISTING BUILDING , WITH A 12 - FOOT BY 20 - FOOT
Planning Board - 2 - February 21 , 1989
ATRIUM ADDITION , FOR THE BEST WESTERN UNIVERSITY INN , LOCATED AT EAST
HILL PLAZA , TOWN OF ITHACA TAX PARCEL NO . 6 - 62 - 2 - 13 . 7 . STEWART D .
KNOWLTON , AGENT ,
Chairman May declared the Public Hearing in the above - noted
matter duly opened at 7 : 36 p . m . and read aloud from the Notice of
Public Hearings as posted and published and as noted above .
Mr . Knowlton appeared before the Board and exhibited one large
map for the Planning Board ' s review .
Mr . Knowlton stated that he was proposing , for the lower level of
Building " A " , an approximately 12 ' X 20 ' atrium . Mr . Knowlton offered
that three existing offices would be converted to a restaurant
facility . Mr . Knowlton said that the existing Mr . Donut is a coffee
shop , adding , there is a need for a restaurant facility . Mr . Knowlton
noted that the building is all masonry , and commented that the floor
of the second story is an 8 " concrete plank floor . Mr . Knowlton
stated that the facility would be sprinklered . Mr . Knowlton [ pointing
to map ] said that " this " window would be removed , and the atrium would
be built on the front . Mr . Knowlton stated that there would be three
tables in the atrium , and that the atrium would be constructed of
wood .
Continuing , Mr . Knowlton offered that the proposed restaurant
• will be a family restaurant facility that will be adequate for the
size of the Inn , a total of 94 rooms .
Board member Carolyn Grigorov asked if the roof line was going to
be repeated . Mr . Knowlton replied that the roof line , actually , will
come out as an extension of [ indicating on map ] " this " right " here " .
Chairman May noted that this was a Public Hearing and asked if
anyone present wished to speak . No one spoke . Chairman May closed
the Public Hearing at 7 : 44 p . m . and brought the matter back to the
Board for discussion .
Virginia Langhans wondered if the restaurant was basically for
the people at the motel , with Mr . Knowlton answering , yes , that is the
primary function , but the public cannot be restricted from entering .
Ms . Langhans inquired about the hours . Mr . Knowlton responded that
the hours of the restaurant would probably be 7 : 00 a . m . to 9 : 00 P . M .
Ms . Grigorov wondered if the Mr . Donut coffee shop would still be
open , with Mr . Knowlton answering , yes . Ms . Langhans wondered if
there were any things that would have to be added for fire protection ,
other than the sprinkler . Mr . Knowlton said that smoke sensors would
be added . Ms . Langhans asked if the restaurant would have a liquor
license , with Mr . Knowlton responding , no .
Stephen Smith wondered if further landscaping was planned for the
front of the building , with Mr . Knowlton replying , yes . Ms . Langhans
• wondered if there would be a sign out front indicating that there is a
restaurant . Mr . Knowlton responded that he was not sure , as the plans
Planning Board - 3 - February 21 , 1989
. have not yet moved that far along , but he was aware , if a sign is
needed , an application would be made to the Planning Board .
There appearing to be no further discussion or comments by the
Board , the Chair asked if anyone were prepared to offer a motion .
MOTION by Dr . William Lesser , seconded by Mrs . Carolyn Grigorov :
WHEREAS :
1 . This action is the Consideration of Site Plan Approval for a
proposed 48 - seat restaurant in an existing building , with a
12 - foot by 20 - foot atrium addition , for the Best Western
University Inn , located at East Hill Plaza , Town of Ithaca Tax
Parcel No . 6 - 62 - 2 - 13 . 7 .
2 . This is an Unlisted action for which the Town of Ithaca Planning
Board is legislatively determined to act as Lead Agency for
environmental review .
3 . The Town Planning Department has recommended a negative
determination of environmental significance for this action .
THEREFORE , IT IS RESOLVED :
• That the Planning Board , acting as Lead Agency for environmental
review of 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 , Grigorov , Langhans , Lesser , Smith .
Nay - None .
The MOTION was declared to be carried unanimously .
MOTION by Mrs . Virginia Langhans , seconded by Mrs . Carolyn
Grigorov :
WHEREAS :
1 . This action is the Consideration of Site Plan Approval for a
proposed 48 - seat restaurant in an existing building , with a
12 - foot by 20 - foot atrium addition , for the Best Western
University Inn , located at East Hill Plaza , Town of Ithaca Tax
Parcel No . 6 - 62 - 2 - 13 . 7 .
2 . This is an Unlisted action for which the Town of Ithaca Planning
Board , acting as Lead Agency for environmental review , has , on
February 21 , 1989 , made a negative determination of environmental
significance .
•
Planning Board - 4 - February 21 , 1989
• 3 . The Planning Board , at Public Hearing on February 21 , 1989 , has
reviewed the Short Environmental Assessment Form , site plan , and
other application submissions .
THEREFORE , IT IS RESOLVED :
That the Planning Board grant and hereby does grant final
approval to the site plan as proposed , subject to the approval of
landscaping plans by the Town Planning Department prior to the
issuance of a final certificate of occupancy .
There being no further discussion , the Chair called for a vote .
Aye - May , Grigorov , Langhans , Lesser , Smith .
Nay - None .
The MOTION was declared to be carried unanimously .
Chairman May declared the matter of the Consideration of Site
Plan Approval for the Best Western University Inn duly closed at 7 : 54
p . m .
PUBLIC HEARING : CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL FOR
THE PROPOSED SUBDIVISION OF A 431180 ± SQ . FT . PARCEL AND A 68 , 170 ± SQ .
FT . PARCEL FROM TOWN OF ITHACA TAX PARCEL NO . 6 - 27 - 1 -• 24 . 1 , 3 . 65 ACRES
• TOTAL , LOCATED AT 1478 MECKLENBURG ROAD . GEORGE RHOADS ,
OWNER / APPLICANT .
Chairman May declared the Public Hearing in the above - noted
matter duly opened at 7 : 55 p . m . and read aloud from the Notice of
Public Hearings as posted and published and as noted above .
Mr . Rhoads addressed the Board and stated that he wished to
divide the property into three parcels so that he can sell the house ,
but retain the shop buildings . Mr . Rhoads pointed out on the map ,
which the Planning Board members had received in their packets , the
exact location of the house , and the location of the shop buildings .
Chairman May noted that this was a . Public Hearing and asked if
anyone present wished to speak . No one spoke . Chairman May closed
the Public Hearing at 7 : 58 p . m . and brought the matter back to the
Board for discussion .
William Lesser wondered about the drive , and asked Mr . Rhoads to
explain . Mr . Rhoads answered that there are two existing drives , one
would be included in one plot and one in the other . Mr . Rhoads
offered that there was not an issue of a right - of -way with the new lot
over subject property . Mr . Lesser inquired as to what variances were
required , other than the frontage for the plot with the two sheds on
it . George Frantz , Assistant Town Planner , responded, that there is a
sideyard . set - back deficiency on the east between the main shop
• building and the house . Mr . Frantz noted that Mr . Rhoads has 36 feet ,
but the requirement is 50 feet on the sideyard , adding , the rear yard
would require a 50 - foot set - back . Mr . Lesser wondered about the pump
Planning Board - 5 - February 21 , 1989
• house , with Mr . Frantz responding that he viewed it as an accessory
structure . Mr . Frantz [ indicating on map ] pointed out the jog in the
property line behind the pump house , noting the reason for that is
actually to make sure the lot that the house sits on meets all the
set - back requirements . Virginia Langhans wondered why the line does
not go straight up . Mr . Frantz stated that the County Health
Department regulations require that a 150 - foot diameter circle can be
inscribed within a lot . Mr . Lesser asked about the 10 - foot width
drive on the lot with the sheds on it . Mr . Frantz responded that that
was measured and it is located wholly on the property , adding , there
are actually several feet between the property line and the edge of
the driveway itself . Mr . Frantz stated that Mr . Rhoads has talked
with Andrew Frost , Building Inspector / Zoning Enforcement Officer about
the variances , and appearing before the ZBA . Mr . Frantz commented
that Mr . Frost would like Mr . Rhoads to seek a use variance for the
shops , because , with the subdivision they would no longer be accessory
buildings . Virginia Langhans wondered about the use of the sheds .
Mr . Rhoads responded that the one to the north is a metal working
shop , and the one toward the road is a metal working shop , office , and
painting studio , adding , the metal working shop is not related to
commercial , it is related to sculpture .
Mr . Frantz stated that Mr . Rhoads is asking , at this point , for
Preliminary Approval with the idea that Mr . Rhoads would then apply
for the variances .
• Attorney Ruswick commented that the easement for electricity
should perhaps be checked into , because it appears that the
electricity to the shed is going to be served from a pole on the pump
house .
Chairman May announced that the Zoning Board of Appeals will be
the Lead Agency for the variances and noted that the Planning Board is
only looking at the subdivision .
At this point , Attorney Ruswick referred to the SEQR Form , No .
10 , which states : " Does action involve a permit approval , or funding ,
now or ultimately from any other governmental agency ( Federal , State
or Local ) . " Attorney Ruswick said that the question should be checked
" YES " not " NO " , because it is going to require ZBA approval , and
probably Health Department approval . Mr . Rhoads stated that he
accepted the modifications .
There appearing to be no further discussion , Chairman May asked
if anyone were prepared to make a motion .
MOTION by Mrs . Virginia Langhans , seconded by Dr . William Lesser :
WHEREAS :
1 . This action is the Consideration of Preliminary Subdivision
• Approval for the proposed subdivision of a 43 , 180 ± sq . ft . parcel
and a 68 , 170 ± sq , ft . parcel from Town of Ithaca Tax Parcel No .
Planning Board - 6 - :February 21 , 1989
6 - 27 - 1 - 24 . 1 , 3 . 65 acres total , located at 1478 Mecklenburg Road ,
Zoning District , Agricultural .
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 subdivision . The Zoning Board of Appeals
has been legislatively determined to act as Lead Agency for
environmental review of the necessary yard variances .
3 . The Town Planning Department has recommended a negative
determination of environmental significance for the proposed
subdivision and the necessary yard and lot width variances .
THEREFORE , IT IS RESOLVED :
That the Planning Board , acting as Lead Agency in the
environmental review of the proposed subdivision only ,, make and hereby
does make a negative determination of environmental significance for
the proposed subdivision .
There being no further discussion , the Chair called for a vote .
Aye - May , Grigorov , Langhans , Lesser , Smith .
Nay - None .
The MOTION was declared to be carried unanimously .
MOTION by Mrs . Carolyn Grigorov , seconded by Mr . Stephen Smith :
WHEREAS :
1 . This action is the Consideration of Preliminary Subdivision
Approval for the proposed subdivision of a 43 , 180 ± sq . ft . parcel
and a 68 , 170 ± sq . ft . parcel from Town of Ithaca Tax Parcel No .
6 - 27 - 1 - 24 . 1 , 3 . 65 acres total , located at 1478 Mecklenburg Road ,
Zoning District , Agricultural .
2 . This is an Unlisted action for which the Planning Board , acting
as Lead Agency for environmental review of the proposed
subdivision , has , on February 21 , 1989 , made a negative
determination of environmental significance .
3 . The Planning Board , at Public Hearing on February 21 , 1989 , has
reviewed the Short Environmental Assessment Form , and proposed
subdivision plan .
THEREFORE , IT IS RESOLVED :
That the Planning Board grant and hereby does grant Preliminary
Subdivision Approval to the subdivision as herein proposed , with the
following conditions :
• 1 . The granting of the necessary yard and lot width variances by the
Zoning Board of Appeals .
Planning Board - 7 - February 21 , 1989
• 2 . Receipt of any necessary approvals by the Tompkins County Health
Department with respect to on - site well and septic systems prior
to filing of any final plat .
There being no further discussion , the Chair called for a vote .
Aye - May , Grigorov , Langhans , Lesser , Smith .
Nay - None .
The MOTION was declared to be carried unanimously .
Chairman May declared the matter of Consideration of Preliminary
Subdivision Approval for the George Rhoads Three - Lot Subdivision duly
closed at 8 : 14 p . m .
PUBLIC HEARING : CONSIDERATION OF A REPORT TO THE ZONING BOARD OF
APPEALS WITH RESPECT TO A REQUEST FOR SPECIAL APPROVAL , PURSUANT TO
ARTICLE IV , SECTION 11 , PARAGRAPH 4 , OF THE TOWN OF ITHACA ZONING
ORDINANCE , FOR A 13 , 000 ± SQUARE FOOT ADDITION TO AN EXISTING BUILDING ,
FORMERLY USED FOR RESIDENTIAL PURPOSES , PROPOSED FOR THE ITHACA
COLLEGE OFFICE OF COLLEGE RELATIONS AND RESOURCE DEVELOPMENT , ON THE
ITHACA COLLEGE; CAMPUS , TOWN OF ITHACA TAX PARCEL NO . 6 - 41 - 1 - 30 . 2 ,
RESIDENCE DISTRICT R- 15 , AND FURTHER , CONSIDERATION OF A
RECOMMENDATION TO SAID BOARD OF APPEALS WITH RESPECT TO A REQUEST FOR
VARIANCE FROM THE HEIGHT REQUIREMENT OF ARTICLE IV , SECTION 11 ,
• PARAGRAPH 10 , OF THE TOWN OF ITHACA ZONING ORDINANCE . ITHACA COLLEGE ,
OWNER , ROBERT JOHN O ' BRIEN , HOLT ARCHITECTS , AGENT .
Chairman May declared the Public Hearing in the above - noted
matter duly opened at 8 : 15 p . m . and read aloud from the Notice of
Public Hearings as posted and published and as noted above .
Mr . Larry Hoffman of Holt Architects approached the Board and
stated that he was before the Board in the absence of Robert O ' Brien .
Mr . Hoffman stated that the addition is to be attached to the
existing house right at the front entrance of the campus .
At this time , Graham Gillespie , project Architect , from Holt
Architects , passed around for the Board ' s viewing , a model of the
building .
Mr . Hoffman , pointing to the model , stated that this is an office
building , noting that people would come from the outside " here " , but
probably not students , as the people currently working in this
building are on the 14th floor of the West Tower , and they will likely
continue to park in existing parking areas that are located over in
" there " . Mr . Hoffman offered that ten close - in parking spaces would
be provided for guests that are being brought to the facility .
Mr . Hoffman stated that it would be a two - story addition , with
the basic materials on the building being brick , and there has been an
attempt made to pick up some of the vocabulary and some of the lines
from the existing house , adding , the addition is relatively low , and
Planning Board - 8 - February 21 , 1989
• commenting that , even in doing that there is a problem with the height
restriction , because the height of the building is measured from the
lowest spot to the highest spot , and that is 45 feet from [ indicating
on model ] " here " to " there " . Mr . Hoffman offered that there is a good
deal of vegetation and good size trees behind the building that will
be left relatively untouched . Mr . Hoffman stated that the house will
be converted to office space , lounges , and a multi - purpose room inside
the building . Mr . Hoffman said that the addition is close to 14 , 000
square feet .
Chairman May noted that this was a Public Hearing and asked if
anyone present wished to speak . No one spoke . Chairman May closed
the Public Hearing at 8 : 20 p . m . and brought the matter back to the
Board for discussion .
George Frantz , Assistant Town Planner , referred to a letter
addressed too him , from Barbara E . Ebert , Executive Director of
Historic Ithaca & Tompkins County , New York , dated February 21 , 1989 .
[ Letter attached hereto as Exhibit 1 . 1
Susan Beeners , Town Planner , noted that the building is not on
the State , National or Local Historic Registers , adding , it had been
inventoried by the County several years ago , commenting , it did have
. alterations done at some point in its history . Ms . Beeners mentioned
landscaping .
• Mr . Thomas Salm , Vice President for Business
Affairs / Administration at Ithaca College , stated that the reason the
College decided to put this together is the fact that the alumni , for
many years , wanted a place that they could kind of call home . Mr .
Salm offered that the house has been substantially altered on the
; inside , and added that there are no plans to change the exterior . Mr .
Salm offered that the building is presently being used as a
single - family residence , and has been for 20 years . Mr . Salm said
that there is a substantial amount of old shrubs that completely
blocks the view from Route 96B , coming up the hill . Mr . Salm stated
that he was not opposed to looking at some landscaping . Mr . Frantz
noted that the new addition would not cover any historic features on
the house , but felt that landscaping would be in order .
William Lesser wondered about the height of the existing
building . Mr . Hoffman answered that it would be roughly 35 feet . Mr .
Lesser asked how many levels were planned , with Mr . Hoffman
responding , two levels .
Virginia Langhans wondered about the parking . Mr . Salm stated
that the staff would be required to park other places , and commented
: that the College did not want to develop a big parking lot down that
close to the front of the Campus .
There appearing to be no further discussion , Chairman May asked
• if anyone were prepared to offer a motion .
MOTION by Dr . William Lesser , seconded by Mrs . Carolyn Grigorov :
Planning Board - 9 - February 21 , 1989
• WHEREAS :
1 . This action is the Consideration of a Report to the Zoning Board
of Appeals with respect to a request for Special Approval ,
pursuant to Article IV , Section 11 , Paragraph 4 , of the Town of
Ithaca Zoning Ordinance , for a 13 , 000 ± square foot addition to an
existing building , formerly used for residential purposes ,
proposed for the Ithaca College Office of College Relations and
14 Resource Development , on the Ithaca College Campus , Town of
Ithaca Tax Parcel No . 6 - 41 - 1 - 30 . 2 , Residence District R- 15 , and
further , the Consideration of a Recommendation to said Board of
Appeals with respect to a request for variance from the height
requirement of Article IV , Section 11 , Paragraph 10 , of the Town
of Ithaca Zoning Ordinance .
2 . This is an Unlisted action for which the Town of Ithaca Zoning
Board of Appeals is legislatively determined to act as Lead
Agency in coordinated review . The Town of Ithaca Planning Board
is an involved agency in coordinated review .
3 . The Planning Board , at Public Hearing on February 21 , 1989 , has
reviewed the proposed site plan , environmental assessment form
and review , and other submissions related to this proposal .
, 4 . The Town Planning Department has recommended that a negative
determination of environmental significance be made for this
• action , subject to certain mitigation measures .
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 for this action .
2 . That the Planning Board , in making recommendation to the Board of
Appeals , determine and hereby does determine the following :
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 report and hereby does report to the
Zoning Board of Appeals its recommendation that the request for
Special Approval for the proposed Ithaca College Office of
College Relations and Resource Development be approved , subject
to the approval of final site landscaping plans by the Town
• Planning Department , and
FURTHER , IT IS RESOLVED :
Planning Board - 10 - February 21 , 1989
• That the Planning Board recommend and hereby does recommend to
the Zoning Board of Appeals the granting of the requested height
variance .
There being no further discussion , the Chair called for a vote .
Aye - May , Grigorov , Langhans , Lesser , Smith .
Nay - None .
The MOTION was declared to be carried unanimously .
Chairman May declared the matter of the proposed Ithaca College
Office of Relations and Resource Development duly closed at 8 : 35 p . m .
SKETCH PLAN REVIEW : PROPOSED " ROSE HILL SUBDIVISION " , 99 RESIDENTIAL
LOTS , 50 TOWNHOUSE UNITS , PLUS OPEN SPACE , PROPOSED TO BE LOCATED ON
MECKLENBURG AND WEST HAVEN ROADS ON A PORTION OF TOWN OF ITHACA TAX
PARCEL NO . 6 - 28 - 1 - 26 . 2 . JOSEPH BARRICK , LAKESIDE DEVELOPMENT , INC . ,
APPLICANT .
Chairman May opened the discussion on the above - noted matter at
' 8 : 36 p . m . and read aloud from the Agenda as noted above .
Attorney Richard Keyser , Attorney for Lakeside Development , Inc . ,
addressed the Board and mentioned that the project was first presented
• to the Town Planning Board on February 11 , 1988 .
Attorney Keyser noted that the traditional subdivision Concept
Plan I was presented to the Board in December of 1988 , adding , at that
' time , the Board expressed some interest in a possible proposal for a
cluster plan development , and since that time the developers have gone
back and developed what has been labeled Concept Plan II . Attorney
Keyser remarked that some of the items that differ significantly
between Concept Plan I , which was the traditional , and Concept Plan
II , which is the cluster , are the roadways . Attorney Keyser commented
that the roadways have gone from 12 , 300 feet , as proposed , down to
, 9 , 500 in the cluster plan , and added that the lots have remained
virtually the same , noting , the original plan called :for 100 lots , and
the revised cluster calls for 99 lots , however , in order to
accommodate those lots , and keep the number the same , the size of the
lots have been reduced to 1 / 2 ± acres . Attorney Keyser offered that the
open green areas have gone from approximately 28 acres , as was
proposed in Plan I , to 68 acres in Concept Plan II . Attorney Keyser
noted that in Concept Plan II , the townhouses have been moved out of
the wooded area , shown in dark green on the map , down to " this " area
which Mr . Dan Bower of Hunt Engineers indicated on the map . Attorney
Keyser said that , while it is green area , it is not public area , not
for the use of the lot owners , and would be strictly owned by the
condominium association , noting , while it does preserve the open space
it should not be viewed as being an area that is open to the public or
open to the other lot owners . Attorney Keyser stated that if the
• developers want to have the green areas maintained , and the liability
that is attended to that , then it should stay with the association .
Planning Board - 11 - February 21 , 1989
• Attorney Keyser said that if it were opened up to the public , then the
public should own it , and be willing to accept that liability .
Town Planner , Susan Beeners , commented that it would be all
private or all public , with Attorney Keyser responding , yes . Carolyn
Grigorov commented that she did not see any access to that open area .
Attorney Keyser offered that the development would be phased .
Carolyn Grigorov asked about the water pressure . Mr . Bower answered ,
regardless of the entire development , there would have to be some sort
of booster station put in place . Attorney Keyser noted that all the
roads would be dedicated to the Town , but the dedication would stop at
the entrance to the townhouses , noting , the reason for that is because
Lakeside has been involved in the development of several condominiums ,
and has found that with condominium ownership security is important ,
and -noise and traffic is another problem . Attorney Keyser commented
that the Condominium Association will want to control the flow of
traffic into ' and out of that area , therefore , the association will
maintain the road . Chairman May stated that his concern was with
getting emergency vehicles in and out . Mr . Bower offered that the
boulevard length is roughly 1500 feet to the first intersection ,
roughly another 1500 feet to the end , and 800 feet to the point of
. turnaround through the development . Mr . Bower said that the largest
loop would be about 2300 feet around , and the cul de sac length would
be 900 feet .
• Attorney Keyser stated that he would like the Board to consider
two things this evening :
1 . Whether the developers have arrived at a stage in the
proceedings where the Board would be able to give the
developers an indication whether this plan is now in line
with what the Planning Department and the Board think is
acceptable development for the subject area .
2 . The original plan was set for lots 3 / 4 ± acres , and they are
now down to 1 / 2 ± acre . The developers need to know , or need
a ruling , as to whether or not in the approval process for
the subdivision , those lots will be authorized and
available , or whether the developers will have to go to
another body , such as the ZBA , to get any kind of a variance
for a reduction in the lot size .
Chairman May responded that it would be looked at as a cluster
and would not pose any difficulty .
William Lesser wondered about the developers feeling on
marketability . Mr . Barrick responded that there has been a change in
their approach , adding , there are some concerns on their part , because
there is another development that has similar size lots . Mr . Barrick
stated that he felt with having the larger lots it would have given
• the subdivision a different taste and flavor .
Planning Board - 12 - February 21 , 1989
• Susan Beeners wondered how wide the drainage open area was that
is up at the corner of Mecklenburg Road and West Haven Road . Mr .
Bower said that there would be berming put up along the road to
collect any drainage that cannot be stopped through [ indicating on
map ] " here " .
William Lesser stated that he felt the developers have done what
the Planning Board had requested and has provided for a lot more
general open space , greenery , etc . , which is a big benefit , but on the
other hand , the Planning Board is , essentially , being asked to trade
off private access to green land , for what is stipulated in the Town
regulations as the right of the Town to request 10 % public land or the
equivalent thereof . Mr . Lesser stated that he has not resolved what
is appropriate or best for the Town , and what might be done with
similar requests from other people . Ms . Beeners stated that she
' thought it would be a big financial burden to have that large a
holding by a Homeowners ' Association , with Attorney Keyser agreeing ,
but noting , to reduce the burden by 10 % is insignificant .
Chairman May commented that it should always be remembered that
requiring permanent green space is to the benefit of the entire
community . William Lesser agreed with Chairman May .
Attorney Keyser stated that some type of proposal could be
entertained , whereby some of the green area could be dedicated to the
• Town , but in all fairness to those people who will live there , there
has to be a significant amount dedicated to the Town , adding , 10 % does
not really do much of anything , other then it preserves some public
land . Mr . Barrick stated that it would be very close to impossible to
market all that green area , and then to have a playground that is open
to anyone in the general area , noting , from a practical standpoint , if
there is a playground that is owned by the association , neighborhood
children would be in there playing .
George Frantz , Assistant Town Planner , asking for clarification ,
wondered where the play areas were proposed . Mr . Bower , [ indicating
on map ] stated that there were no play areas proposed in " this " area .
Mr . Bower said that the only areas proposed would be a jogging trail
concept through the development , and having some adult workout
equipment , commenting that the children ' s playground area has been
pulled away from the pond area , and has been secluded in " this " area .
William Lesser mentioned perhaps using some of the land as some
sort of preserve . Mr . Barrick responded that that could be done
through deed restrictions . Mr . Barrick offered that one of the things
being done to contribute to the community in this type of development ,
is that they are committing between $ 500 . - $ 600 . per lot toward the
construction of a new water tank . Mr . Barrick noted that the water
tank would be able to be used by several other subdivisions as well .
Ms . Beeners wondered if the developers were prepared , in the event
that there is no water tank built by the Town , to figure out the
• development ' s own water supply , or to figure out a different use of
those parts of the site that would be relying on that . Mr . Barrick
stated that , at this point , engineering -wise , they are not prepared ,
Planning Board - 13 - February 21 , 1989
• but they do know that their alternative would be to put their own tank
on - site .
Ms . Beeners said that it appeared to her that the developer needs
to provide , in any event , for a 60 - foot right - of -way dedication on the
road in the townhouse development , and wondered why it could not be
re - designed a little bit , in fact , even maybe nibble away at a little
bit of the wooded area to the north , and indeed , provide for a
right - of -way extension over into the YMCA property . Mr . Lesser said
that the townhouse development is on a long dead - end , and as a safety
concern , he was not sure how the Fire Chief would look at something
like that . Virginia Langhans wondered about the future road going
down toward the south .
Carolyn Grigorov stated that if approval were given on the basis
of being cluster , how definite does it have to be where each house is
going to be when approval is given for each phase . Mr . Barrick
responded that deed restrictions , and set - backs need to be submitted
to the Board .
Chairman May stated that the project looks good , but he would
like to see an access road , noting , there will be some more discussion
on park land versus open spaces .
Mr . Barrick stated that his concern was that the presented
• concept was , in general , aside from some of the compromising topics
that need to be addressed in negotiations in the future , a plan that
the Board adopts as a Sketch Plan such that the developer can proceed
- with engineering for a Preliminary submission . Chairman May stated
that he thought , historically , at this moment , the Board would not see
any radical or large change , however , the developer can anticipate
that there will be compromises asked for , and discussed , right on
through to the final approval .
Mr . Barrick stated that any public access road going right
through the middle of the townhouses would virtually destroy the
marketability . Ms . Beeners commented on the extension into the
western lands , and wondered if Planning Board would want to see , not
only the road built to Town specifications in the townhouse area , but
also the road available for dedication to the Town in further
examination of this . Chairman May responded that if it was going to
become an extension it would have to be built to Town specifications
and available for dedication . Chairman May stated that he did not
personally care if it is dedicated to the Town as much, as it has to be
built to meet all emergency vehicle , Fire Chief requirements , and Town
Engineer requirments . Mr . Barrick remarked that he would not object
to building that to Town specs and dedicating it back , if there were
no through road . Ms . Beeners stated that she would feel very
uncomfortable , at this stage , not having that townhouse road designed
so that it could accommodate a 60 - foot right - of - way .
• Chairman May asked if there were any other comments . There being
none , Chairman May declared the matter of the " Rose Hill Subdivision "
Sketch Plan Review duly closed at 10 : 00 P . M .
.� Planning Board - 14 - February 21 , 1989
• GENERAL DISCUSSION :
At this time , Ms . Beeners announced that a presentation was being
: arranged with Peter Trowbridge concerning the City of Ithaca West Hill
Master Plan , noting , that will probably be at the March 7 , 1989
Planning Board meeting . Ms . Beeners stated that there will be a
Public Informational meeting concerning the South Hill Recreation Way ,
which is scheduled for March 1 , 1989 at 7 : 00 p . m . , and it will be held
at the NCR cafeteria on Danby Road .
ADJOURNMENT
Upon Motion , Chairman May declared the February 21 , 1989 , meeting
of the Town of Ithaca Planning Board duly adjourned at 10 : 30 p . m .
Respectfully submitted ,
Mary Bryant , Recording Secretary ,
Nancy M . Fuller , Secretary ,
Town of Ithaca Planning Board .
•
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TOR
ITHACLA
120 NORTH CAYUGA STREET
HIS
ITHACA , NEW YORK 14850
& TOMPKINS COUNTY . NEW YORK
February 21 , 1989
Mr . George Frantz
Assistant Town Planner
Town of Ithaca
126 East Seneca Street
Ithaca , NY
Dear Mr . Frantz :
Thank you for the opportunity to comment on the proposal by Ithaca
College which is to be considered - by the Town of Ithaca Planning Board
this evening . The historic building on ' . Route 96B ( Danby Road ) for
• which Ithaca College has proposed a . large addition is indeed a very
significant structure and , as such , Historic Ithaca & Tompkins County
is concerned about this design .
Although it appears that Ithaca College and HOLT Architects are quite
far along in their design process , this organization would like to
encourage them to consider a more distinct separation between the
historic residence and the new structure . The currently proposed
junction is not entirely sympathetic to the historic building , and a
visual , and perhaps physical , separation would help to limit the
impact of this enormous addition . It is understood that a physical
connection is desirable , but alternative materials ( possibly glass )
and a different junction point could accomplish the same goal . A
pergola structure or glass breezeway could serve as the physical
connection , and it could be offset from the historic residence so as
to emphasize the separation between the building and its addition .
What would be most appropriate , from Historic Ithaca ' s perspective , is
a lessening of the overall impact , particularly on the south facade .
I hope that this will assist you and the Town of Ithaca Planning Board
in responding to this proposal . Historic Ithaca would be happy to
provide any further assistance or clarification necessary .
Thank you .
Sincerely ,
• 'rah- L wv • �° et
Barbara E . Ebert
Executive Director EXHIBIT 1
DEDICATED TO THE PRESERVATION OF TOMPKINS COUNTY LANDMARKS
- AlFjD�t1 'tT OP ti�ti�CATt4i►'
TOWN OF ITHACA PLANNING . i
BOARD, NOTICE OF PUBLIC
HEARINGS; TUESDAY, FEB-,'
RUARY 21 ,THE
ITHACA JOURNkL
By direction of the, Chairman . �
of the Planning Board, NOTICE ; ,
IS HEREBY GIVEN, that Public
Hearings will be held by the , i
Planning Board of the Town of
Ithaca on Tuesday, Februory_A�
C _" �` r �i ^• 210 1989, in Town Hall , 1261•
1 East Seneca Street, Ithaca, ,
., ,, N. Y. , of the following times I
.... .. . . .. . . .. . . _ . . ... . .. . . _.. . . . . . � L e � :.� � 1'worm, a .M.'Csts and on the following matteri:
P 7:30 P. M. Consideration of
/''� � Site Plan Approval for a pro
LAG fi \Z , ti-Lt bre TZSl:. � L IthAm, Counry an ! = * P. Ll : 'mc-j � L,ufl posed 48-seat restaurant in ori'
existing building, with- :a 12-
foot by 20-foot otrium" addi-,
tion, for the Best Western Uni-
ti;1 ! be it -- e C - -- ._--__ .. --. — . ----__ ._ _._ __ . • _ . ._ . . _ . .. .. _. .... . __. — .. „ versity Inn, located at East Hill
Plaza, Town of Ithaca Tax Par-
cc' 1 a ^ , . cel No. 6-62-2- 13. 7. Stewart D.-
T� i :s+u jr,l-raw� L p-,: �J1 _ Z?Z �+ Tr2 * P�^ 'Tlc LD ? F �S ,.Dd Knowlton, Agent.
7:50 P. M. Consideration of
Preliminary Subdivision - A
_ . _ _ . _.__ " roval for the -__
�t ;' DOti1�- af vF•�ch 4JC a�.nezex' is E tJ'UC•i ' . P Proposed sub i- .
-- vision of a 43, 180 plus or min-
us s f parcel and o 68, 170
t plusgort minus ft. parcel
f sq.
"' ^" •�---- •--- »
From Town of Ithaca Tax Par-
_..._ . . _ .
'
3
IN6-27- 1 -241
^ ce o. . . 6
t� bug
llocateRo
leadl4Geor
ge
Rhoads, Owner/Applicant.
8: 10 P. M. Consideration of a
.. _._._. _. . -__---_.._• __ �-•-----• --• �_.,_ .•.». _.._� _ —� Report to the Zoning Board of
th
ct to a Re-
h l � pur stalno oISArt ArticleSection, .
- aass �s.sr n pi_ bli : atca of sa. _ a � _ x on Lr
1 , Paragraph 4, of the Town
of Ithaca ZoninOrdinance,
Y �_. , _ square for a 1 0ot� addition o r in
us IL
foan
• existing building, formerly
used for residential purposes,
proposed for the Ithaca Col-
. — • _ w_—. lege Office of College Rela.
tions and Resource Devel- I
�, • ...: C � . .. • . b d ,. t;; / % ` opment, on the Ithaca College
s �i _ : !. _ S µ'. "' "' �- -�C.." - - -_ — - - • . • Campus, Town of Ithaca Tax
Parcel No. 6-41 - 1 -30. 2, Resi. I
dente District R- 15, and fur-
- - • — • - - • . - . - -- � . . _ _ __ . . _ ther, Consideration of a Rec-
ommendation to said Board of
Appeals with respect to a re-
�� quest for variance from the
- - ••-• - — -- -• " • -• • height requirement of Article
r. p-,rte•; C SL� �a • IV, Section 11 , Paragraph 10 t
of the Town of Ithaca Zoning
JEA\N FORD Ordinance. Ithaca College, I
� 1 Owner; Robert John O'Brien,
Notary Pubilc, Si - . 2 Cf ' \i %J York HOLT Architects, Agent.
_ ' Said Planning Board will at I
`` O. 46544110 said times and said place hear
_ • all persons in support of such
Qualified in lcm !cI � S �tY� matters or objections thereto.
Persons may appear by agent
Commission expires by1�`/ I , 19 ':' ' or in person.
Jean H. Swartwood j
Town Clerk
- -
273- 1721
_ February 16, 1989
_ -
—
_ .. r