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HomeMy WebLinkAboutPB Minutes 1991-09-034 r • / Ir TOWN OF ITHACA PLANNING BOARD SEPTEMBER 3, The Town of Ithaca Planning met i September 3, 1991, in Town Hall, 12 York, at 7: *30 p.m. PRESENT: Vice Chairman Robert Kenerso Eva Hoffmann, Judith Aron Attorney), George Frantz Forman (Town Planner). 4—:Pki regular session on Tuesday, East Seneca Street, Ithaca, New Stephen Smith, James Baker, on, John C. Barney (Town Assistant Town Planner), Floyd ALSO PRESENT: Tom Murray, Kim Jacobs,jEarland.Mancini. Vice Chairman Kenerson declared t P.M. and accepted for the record the publication of the Notice of Public H Ithaca Journal on August 27, 1991, a together with the Secretary's Affidav Notice upon the various neighbors discussion, as appropriate, upon the upon the Tompkins County Commission Engineer of the NYS Department of applicants and /or agents, as appropri e meeting duly opened at 7:30 Clerk's Affidavit of Posting and arings in Town Hall and the d August 29, 1991, respectively, t of Service by Mail of said of each of the properties under lerk of the City of Ithaca, r of Planning, upon the Resident Transportation, and upon the te, on September 2, 19910 • Vice Chairman Kenerson read t e Fire Exit Regulations to those assembled, as required by the New. Yo k State Department of State, Office of Fire Prevention and Control. AGENDA ITEM. PERSONS TO BE HEARD. There were no persons present Kenerson closed this segment of the m PUBLIC HEARING. CONSIDERATION. OF PROPOSED SUBDIVISION OF TOWN OF 85.52 + /- ACRES TOTAL AREA, INTO FIVE 76.72 + / -, AND 0.12 + /- ACRES IN S PROPOSED TO BE CONSOLIDATED WITH T 6- 33 -3 -4, LOCATED BACKLOT OF ELMIR DRIVE (NYS RTE. 13A), LIGHT INDUSTRIA D /B /A MANCINI REALTY, OWNER; T.G. FROM AUGUST 6, 1991.) to be heard. Vice Chairman eting. SUBDIVISION APPROVAL FOR -THE THACA TAX PARCEL NO. 6- 33- 3 -2.2, ARCELS 3.1 + / -, 3.58 + / -, 2.0 + / -, ZE, WITH THE 0.12 + /- ACRE PARCEL WN OF ITHACA TAX PARCEL NO. ROAD (NYS RTE.13) AND FIVE MILE DISTRICT. EARLAND MANCINI, MILLER, P.C., AGENT. (ADJOURNED Vice Chairman Kenerson declared the Public Hearing in the above -noted matter duly opened and read aloud from the Notice of Public Hearings as posted and published and as noted above. Kim Jacobs, of T.G. Miller Engin stated that the first issue before • of the road right of way. Ms. Jacob realign the northern 590 + /- feet designated for the purpose of a futu rs, approached the Board and e Board would be the realignment stated that the proposal is to of the existing 60' right of way Town road. `ot Planning Board (2) September 3, 1991 • Ms. Jacobs said that the Town has an interest in having the entire proposed internal roadway, both the section from NYS Route 13 into the subdivision and from NYS Route 13A into the subdivision, completed and deeded to the Town in one phase. Ms. Jacobs offered that the Town has an interest in providing the reservation for a future rear access primarily for delivery trucks. Ms. Jacobs said that if the Board determines that a rear access is unnecessary, then the deed restriction and easements will be considered null and void. Ms. Jacobs mentioned the wetland issue in that it has been agreed that a restriction binding the wetland area within the proposed Lots two and three as ,a conservation area be written into the respective deeds. traffic exiting on Route 13. Ms. Jacobs stated that the developer will have to go before the Zoning Board of Appeals for variances on some of the existing setbacks. Ms. Jacobs stated that 8.5 acres would be deeded over to the Town as open space when the development is completed. Vice Chairman Kenerson noted that this was a Public Hearing and asked if there were anyone present who wished to speak. No one spoke. Vice Chairman Kenerson closed the Public Hearing and brought • the matter back to the Board for discussion. Ms. Hoffmann wondered about access to the parcel from Elmira Road instead of a rear access because there is such strange terrain. Assistant Town Planner George Frantz offered that tractor trailers turning left on Elmira Road would hold up traffic. Town Planner Floyd Forman mentioned that there also would be a problem for traffic exiting on Route 13. The Board continued to have a lengthy discussion on the proposed five - parcel subdivision. There appearing to be no further discussion or comments from the Board, Vice Chairman asked if anyone were prepared to offer a motion. MOTION by Stephen Smith, seconded by James Baker. WHEREAS. 1. This action is the Consideration of Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 6- 33- 3 -2.2, 85.52 + /- acres total area, into five parcels 3.1 + / -, 3.58 + / -, 2.0 + / -, 76.72 + / -, and 0.12 + /- acres in size, with the 0.12+/ - acre parcel proposed to be consolidated with Town of Ithaca Tax Parcel No. 6- 33 -3 -4, located backlot of Elmira Road (NYS Rte. 13) • and Five Mile Drive (NYS Rte. 13A), Light Industrial District. Planning Board (3) September 3, 1991 . 2. This is an Unlisted action for which the Town of Ithaca Planning Board has been legislatively determined to act as Lead Agency in environmental review. 3. The Planning Board, at Public Hearing on August 6, 1991 reviewed the Long Environmental Assessment Form consisting of Part I as prepared by the applicant, dated May 17, 1991, signed by Earland Mancini, Partner, and Parts II and III as completed by the Town Planning and Engineering staff and signed by George R. Frantz, Assistant Town Planner, on July 31, 1991 and July 30, 1991, respectively, the comments of the Environmental Review Committee of the Town of Ithaca Conservation Advisory Council, a proposed plat entitled "Preliminary Plat for Lands of Mancini Within Town of Ithaca Light Industrial District ", dated May 17, 1991, prepared by T.G. Miller Associates, P.C., and other application materials for this submission. 4. Certain modifications that address issues raised at said August 61 1991 Planning Board Public Hearing have been made to the proposed plat, including modifications to lot lines and sizes and proposed public roads. 5. The Planning Board, at Public Hearing on September 3, 1991, reviewed a revised Long Environmental Assessment Form, Part I, and a revised Parts II and III, signed by George R. Frantz, Assistant Town Planner, on August 29, 1991, a proposed plat • entitled "Preliminary Plat for Lands of Mancini Within Town of Ithaca Light Industrial District ", dated May 17, 1991, revised August 30, 1991 and September 3, 1991, prepared by T.G. Miller Associates, P.C., and other application materials for this submission. 6. The Town Planning Department has recommended that a negative determination of environmental significance be made for this action, as revised. THEREFORE, IT IS RESOLVED: That the Planning Board make and hereby does make a negative determination of environmental significance for this action as revised. There being no further discussion, the Chair called for a vote. Aye - Kenerson, Baker, Smith, Hoffmann, Aronson. Nay - None. The MOTION was declared to be carried unanimously. MOTION by Judith Aronson, seconded by Eva Hoffmann. • WHEREAS: Planning Board (4) September 3, 1991 E • 1. This action is the Consideration of Subdivision Approval for the proposed subdivision of Town of Ithaca Tax Parcel No. 6- 33- 3 -2.2, 85.52 + /- acres total area, into five parcels 3.1 + / -, 2.0 + / -, 76.72 + / -, and 0.12 + /- acres in size, with the 0.12 + /- acre parcel proposed to be consolidated with Town of Ithaca Tax Parcel No. 6- 33 -3 -4, located backlot of Elmira Road (NYS Rte. 13) and Five Mile Drive (NYS Rte. 13A), Light Industrial District. 2. This is an Unlisted action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review, has, at Public Hearing 'on September 31 1991, made a negative determination of environmental significance. 3. The Planning Board, at Public Hearing on August 61 1991 reviewed the Long Environmental Assessment Form consisting of Part I as prepared by the applicant, dated May 17, 1991, signed by Earland Mancini, Partner, and Parts II and III as completed by the Town Planning and Engineering staff and signed by George R. Frantz, Assistant Town Planner, on July 31, 1991 and July 30, 1991, respectively, the comments of the Environmental Review Committee of the Town of Ithaca Conservation Advisory Council, a proposed plat entitled "Preliminary Plat for Lands of Mancini Within Town of Ithaca Light Industrial District ", dated May 17, 1991 prepared by T.G. Miller Associates, P.C., and other application materials for this submission. • 4. Certain modifications that address issues raised at said August 61 1991 Planning Board Public Hearing have been made to the proposed plat, including modifications to lot lines and sizes and proposed public roads. 5. The Planning Board, at Public Hearing on September 3, 1991, rviewed a revised Long Environmental Assessment Form, Part I, and a revised Parts II and III, signed by George R. Frantz, Assistant Town Planner, on August 29, 1991, a proposed plat entitled "Preliminary Plat for Lands of Mancini Within Town of Ithaca Light Industrial District ", dated May 17, 1991, revised August 30, 1991 and September 3, 1991, prepared by T.G. Miller Associates, P.C., and other application materials for this submission. THEREFORE, IT IS RESOLVED: That the Planning Board grant and hereby does grant Preliminary Subdivision Approval to the proposed Subdivision by Earland Mancini, d /b /a Mancini Realty, of Town of Ithaca Tax Parcel No. 6- 33- 3 -2.2, located backlot of Elmira Road (NYS Rte. 13) and Five Mile Drive (NYS Rte. 13A), as shown on the plat entitled "Preliminary Plat for Lands of Mancini Within Town of Ithaca Light Industrial District ", dated May 17, 1991, revised °August 30, 1991 and September 3, 1991, prepared by T.G. Miller Associates, P.C., subject to the following conditions: • 1. Granting by the Zoning Board of Appeals of a variance for the following matters. Planning Board (5) September 3, 1991 a. The front yard of the Mancini lot is less than permitted by the Zoning Ordinance. b. Authorization to include a portion of the residential area as part of the buffer area for Lot 3. c. Such other matters as may be necessary to permit the site plan to become legally effective. 2. Exchange of strips of land between Mancini and Stevenson so that the road can be constructed adjacent to the former north line of the Mancini parcel between Route 13A and the Mancini /Anderson east lines. 3. Before the earlier of (a) the sale of either Lot 2 or Lot 3, or (b) the issuance of a building permit for construction on either Lot 2 or Lot 3, the entire roadway from Route 13A westerly to the end of the cul de sac at Lots 2 and 3 be constructed in accordance with Town specifications and deeded to the Town, or security (cash, bond, or letter of credit) in an amount determined by the Town Board, after recommendation of the Town Engineer, and in a form approved by the Attorney for the Town, be provided to the Town. 4. Provision be made for access from the proposed road to the rear of Lot 1 and the Axenfeld lot by deed restriction or declaration is approved by the Town Attorney, which access may, at the Planning Board's discretion, be mandated or terminated when an actual site plan for Lot 1 is approved by the Planning Board. 5. Restrictive covenants, satisfactory to the Town Planner and Town Attorney, be provided and recorded prior to the earlier of (a) the sale of either Lot 2 or Lot 3, or (b) the issuance of a building permit for either Lot 2 or Lot 3, restricting the filling of any wetland to no more than .09 acres for purpose of driveway access to Lot 2 and building on Lot 2, and no more than 0.10 acres for a rear access to Lot 1, such covenant to continue in perpetuity until the State or Federal government (whichever has jurisdiction) authorizes more fill, and the Town of Ithaca Planning Board consents to additional fill, such consent to be solely in the discretion of the Planning Board. 6. Prior to final site plan approval, approval by the Town Attorney of an agreement pursuant to which the Developer agrees that in exchange for not requiring any dedicated open space for the present subdivision, the acreage in the present subdivision may be added to the remaining undeveloped acreage of Mancini (approximately 75 acres) making an approximate total of 85 acres, for purpose of determining the required set -aside for open space in connection with the development of the remaining 75 +/- acres (i.e., if the total acreage were 85 acres, 8.5 acres, or 10% of > the total acreage may be required to be set aside for park purposes rather than 7.5 acres -- 10% of the acreage then being developed). Planning Board (6) September 3, 1991 L 7. Any final use of Lot 1 shall be of such character that no • significant additional traffic be created on Route 13 and any final site plan submitted for approval shall be for a proposed use that, in the opinion of the Planning Board, does not create traffic hazards on Route 13 due to significant increased traffic or traffic turning movements. 8. Upon completion of the road all the way in from Route 13A, the existing road in from Route 13 shall be brought up to Town specifications, deeded to the Town, and made into a one -way road for ingress only. 9. The area denominated "fill" on Lot 2 be restored to a wetland status by removal of the fill and allowing the wetland plants to revegetate. 10. The location of the proposed roads be approved by the Town Board prior to any final site plan approval. AND, IT IS FURTHER RESOLVED. That it is the understanding of this Board that there will be no variances granted for construction on Lot 1. There being no further discussion, the Vice Chair called for a vote. • Aye - Kenerson, Baker, Smith, Hoffmann, Aronson. Nay - None. The MOTION was declared to be carried unanimously. Vice Chairman Kenerson declared the matter of the Preliminary Subdivision Approval of the Mancini Realty Five - Parcel Subdivision duly closed. PUBLIC HEARING: CONSIDERATION OF APPROVAL OF A REVISED SITE PLAN FOR COURTSIDE RACQUET AND FITNESS CLUB, INC., SAID REVISIONS TO INCLUDE AN OUTDOOR EATING AREA, RECONFIGURATION OF PARKING AND TRAFFIC CIRCULATION, AND LANDSCAPING IMPROVEMENTS, LOCATED AT 16 JUDD FALLS ROAD, TOWN OF ITHACA TAX PARCEL NO. 6- 62 -1 -5, BUSINESS "C" DISTRICT. COURTSIDE RACQUET AND FITNESS CLUB, INC., OWNER; THOMAS MURRAY, AGENT. Vice Chairman Kenerson declared the Public Hearing in the above -noted matter duly opened and read aloud from the Notice of Public Hearings as posted and published and as noted above. Mr. Murray addressed the Board and stated that, basically, he had taken the original plan that was approved in 1983, adding that he had appeared before the Board in 1987 for the Volleyball proposal which • was approved, with the exception of getting the right -of -way from Scott Hamilton of Ide's Bowling Center, Mr. Murray stated that he has a verbal commitment from Scott Hamilton for right -of -way access %V Planning Board (7) September 3, 1991 • to the entrance between Ide's Center and Courtside, adding that his Attorney is presently drawing up the papers, and Scott has reassured him that there is no problem in granting that access. Board Member Smith wondered whether Courtside would have any access. Mr. Murray responded, not to Judd Falls Road, commenting that the big push behind the issue is to aesthetically improve the front area of Courtside, being the type of facility that it is and the clientele they serve. Mr. Murray stated that he is the first to admit that the front of the property does not look like it should, unfortunately, when the project was originally conceived cash flow shortages precluded any landscaping. Vice Chairman Kenerson wondered if Mr. Murray was doing anything to the building its Mr. Murray replied that, as far as aesthetics, the interior has been improved greatly. Mr. Murray remarked that landscaping changes will be made in the front of the building, not the building itself. Judith Aronson mentioned blocking off the road onto Judd Falls Road in that she wondered if that area was going to be landscaped. Mr. Murray said that that would be a grassed area. Ms. Aronson wondered how much of that would go into parking. Mr. Murray responded that, as far as the parking requirements for the final plan go he has come up with 90 parking spaces. Vice Chairman Kenerson asked what was really different with the • plan. Mr. Murray answered, the outdoor eating area is new. Assistant Town Planner George Frantz stated that there is already an existing indoor restaurant operation approved. Town Planner Floyd Forman stated that the Building Inspector /Zoning Enforcement Officer, Andrew Frost, had some problems with this matter when it first arose, and was concerned because it was not a condition under the Site Plan Approval when the project was first approved. Mr. Forman said that Mr. Murray has an establishment with certain allowed uses allowed by the site plan, and this was not one of those uses that the Planning Board stated was allowed; not that it was not allowed under the Zoning Ordinance. Vice Chairman Kenerson said he was asking about the zoning. Ms. Aronson noted a point of information in that during the month of June there had been a site plan violation. Mr. Murray responded that he made a mistake; he went ahead and put up a small fence to improve a small portion of the area and increase the potential for the restaurant and have an outdoor eating area, commenting that Mr. Frost brought it to his (Mr. Murray's) attention that he was in violation of the Ordinance, Sections 46 and 46a. Mr. Murray stated that he then immediately closed it down and kept it closed. Mr. Murray said that, at present, the fencing is all in place. Mr. Murray remarked that he has not used the area because of the concerns Mr. Frost mentioned in regard to traffic flow, etc. • Ms. Hoffmann stated that the plan shows a lot of lawn area where there is presently pavement. Mr. Murray responded that he wants to Planning Board (8) September 3, 1991 • get rid of as much pavement as he can possibly get rid of. Ms. Hoffmann wondered if there was going to be some shrubbery planted along Judd Falls Road. Mr. Murray replied that the height is the question there; he would like to go about 3' high in shrubbery, but, ideally, he would like to erect a split -rail fence in the front with maybe a little bit of shrubbery. Mr. Murray offered that there had been some evergreens in the front, but they did not do so well because of the road traffic. Ms. Hoffmann stated that she personally prefers low growing things along the road so that one can see, but maybe some shrubs along the wall of the building to soften the impact of that huge wallspace would be in order. Mr. Forman stated that what he would like to see are mature trees, one is able to see the building and still have trees at a certain height; obviously evergreen trees are the wrong thing to put in because they would screen the building. Ms. Hoffmann thought that a few trees are okay, but she often finds that one sees evergreens planted along the road very closely so that it forms a solid hedge and one cannot see anything; it blocks out the gorgeous views as well as some things that are not nice to see from the road. Mr. Murray stated that as far as fencing between the Cemetery and the north side of Courtside, he would like to put up a 4' high chain -link fence with ivy of some sort that will stay green all year. Mr. Murray commented that there are nice evergreens on the Cemetery side that are about 20' to 30' high. • Ms. Aronson, referring to the outdoor eating area, stated that when she saw it today, which may only be a temporary matter, on the other side of the doorway, awfully close to the eating area, is what looks like a refuse area, commenting that that seems very close to the eating area. Mr. Murray responded that that was probably just laziness on the restaurant staff, due to the lack of that space being used and the hustle and bustle of lunchtime, a box or two was probably thrown out; that would not be there when it is open. Ms. Aronson, referring to the outdoor eating area, wondered if there was going to be any landscaping around the wooden fence that comes straight down to the asphalt. Mr. Murray responded that he had not planned on doing that; it is basically a parking lot on the outside. Ms. Aronson stated that her concern is that there is a heavy parking area right up against an eating area. Mr. Murrary stated that "these" parking spaces will most likely not be used during the summer months, adding that membership usage in the summertime is less, therefore, close to 950 of the parking will be in the front of the building, and restaurant patrons most likely would park over on the north side; winter months the outdoor space is closed and that is the time those parking spaces would most likely be busy. Stephen Smith stated that he thought Ms. Aronson was talking about the vulnerability of the people in the eating area, e.g., fumes from a car. Mr. Murray stated that he does have railroad ties around the eating space. • At this point, Vice Chairman Kenerson asked about the lighting. Mr. Murray said that there are lights on the building, three along * Planning Board (9) September 3, 1991 • the north face of the building shining out into the parking space, two poles in the middle row that provide light for the back section, and two lights on the entrance side of the building facing out into the parking area. Mr. Murray offered that the parking area in front is not too well lit. Vice Chairman Kenerson wondered if the sign would have to be changed. Mr. Murray responded that he definitely would like to light it, and he has received the permit for the sign. Mr. Forman inquired as to the type of sign. Mr. Murray replied that it is a plywood sign. Mr. Murray said that he would like to get some railroad ties to section off the front parking area, and would like to try and close off the Judd Falls Road entrance as soon as possible to get his membership used to going between the buildings. Mr. Murray offered that he would be able to afford to haul in topsoil and get some grass growing in the Spring. Mr. Murray said that the first phase would be to section off the area with the railroad ties and close off the entrance, then, realistically, come Spring he would get the topsoil in there and start doing the project. Stephen Smith asked if three spaces in the front parking lot belonged to Mr. Murray. Mr. Murray responded, yes, he is obligated to 20 spaces and there are 23 there. Mr. Smith remarked that Mr. Murray might want to consider taking off the three spaces that are nearest the road and perhaps continue some berming along there. Ms. Hoffmann stated that she wondered if Mr. Murray really needed all the parking spaces that are on the western edge of the property, commenting that she comes in to get her hair cut there, which is • usually during the day, and those spaces are never used. Mr. Murray said that the busiest time is from about 4:30 p.m. to 7:30 p.m., and, yes, he does need them. At this regarding time, Mr. what they Forman asked for would like to see in Planning Board guidance plantings at the front of the building. Mr. Forman offered that his thoughts are along the lines of suggested a some mature berm along shade trees, along with some shrubs. Mr. Smith with the trees. Town Engineer Dan Walker noted that Mr. Murray had commented that he wants to place the topsoil over the asphalt. Mr. Walker recommended that the asphalt be broken up prior to placing the soil on top of it for drainage purposes. Mr. Walker stated that Tompkins County is in the process of redesigning Judd Falls Road so any final fencing plans should be consistent with their plans. Ms. Hoffmann commented that she agreed with Ms. Aronson in that the outdoor eating area, to her mind, is not that attractive and plantings around it would be more pleasant. Ms. Hoffmann offered that her guidance as to plantings, in general, is that she prefers naturalistic looking plantings rather than straight rows of one kind of plant along the whole line -- a variety of plants, height, colors, and shapes, things like that -- some big trees and some small trees. • There appearing to be no further discussion or comments from the Board, Vice Chairman Kenerson asked if anyone were prepared to offer a motion. '. Planning Board (10) September 3, 1991 • MOTION by Stephen Smith, seconded by James Baker. WHEREAS. 1. This action is the Consideration of Approval of a Revised Site Plan to traffic Judd "C" for Courtside Racquet and Fitness include an outdoor eating area, circulation, and landscaping Falls Road, Town of Ithaca Tax District. Club, Inc., reconfiguration improvements, Parcel No. 6- 62 said revisions of parking and located at 16 -1 -5, Business 2. This is an Unlisted action for which the Town of Ithaca Planning Board has been legislatively determined to act as Lead Agency in environmental review. 39 The Planning Board, at Public Hearing on September 3, 1991, has reviewed the Short Environmental Assessment Form and an environmental assessment of the proposed action prepared by the Assistant Town Planner, a proposed site plan entitled "Alterations to Site Plan for Courtside Racquet and Fitness Club ", dated August 15, 1991, and other application materials. 4. The Assistant Town Planner has recommended a negative determination of environmental significance. THEREFORE, IT IS RESOLVED. • That the Planning Board make and hereby does make a negative determination of environmental significance for this action as proposed. At this point, Ms. Hoffmann commented that it is a positive thing to close that driveway. Ms. Hoffmann stated that she mentioned before that she thinks there are too many driveways opening onto that stretch of Judd Falls Road. Ms. Hoffmann stated that she feels it is nice to see the sharing of driveways. -1 -5, Business There being no further discussion, the Chair called for a vote. Aye - Kenerson, Baker, Smith, Hoffmann, Aronson. Nay - None. The MOTION was declared to be carried unanimously. MOTION by Stephen Smith, seconded by Judith Aronson: WHEREAS. 1. This action is the Consideration of Approval of a Revised Site Plan for Courtside Racquet and Fitness Club, Inc., said revisions to include an outdoor eating area, reconfiguration of parking and traffic circulation, and landscaping improvements, located at 16 • Judd Falls Road, Town of Ithaca Tax Parcel No. 6- 62 -1 -5, Business "C" District. � Planning Board (11) September 3, 1991 • 2. This is an Unlisted action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review, has, on September 3, 1991, made a negative determination of environmental significance. 3. The Planning Board, at Public Hearing on September 3, 1991, has reviewed the Short Environmental Assessment Form and an environmental assessment of the proposed action prepared by the Assistant Town Planner, a proposed site plan entitled "Alterations to Site Plan for Courtside Racquet and Fitness Club ", dated August 15, 1991, and other application materials. THEREFORE, IT IS RESOLVED. That the Planning Board grant and hereby does grant approval to the Revised Site Plan as proposed, subject to the following conditions to be accomplished prior to the issuance of any building permit, or if none is required, before issuance of any certificate of occupancy. 1. Submission of evidence satisfactory to the Town Attorney that the site has the right of access across Tax Parcels No. 6- 62 -1 -1 and -3.2 to Judd Falls Road and Ellis Hollow Road. 2. Approval of the landscape plantings schedule by the Town Planning Department. • 3. Submission of a revised plan showing (a) the deletion of three parking spaces from the east end of the building, (b) designation of the two parking spaces immediately adjacent to the proposed outdoor eating area and two of the spaces adjacent to the main entrance to the Club as handicapped parking, and (c) permanent plantings, approved by the Town Planning Department, along the north and west sides of the outdoor eating area and, if necessary, removal of the parking place immediately north of such area. 4. Elimination of the three northernmost parking spaces from the lot at the front of the building. There being no further discussion, the Chair called for a vote. Aye - Kenerson, Baker, Smith, Hoffmann, Aronson. Nay - None. The MOTION was declared to be carried unanimously. Vice Chairman Kenerson declared the Consideration of Approval of a Revised Site Plan for Courtside Racquet and Fitness Club, Inc. duly closed. • OTHER BUSINESS Planning Board (12) September 3, 1991 A • Eva Hoffmann, referring to plantings on the Axenfeld (Cannon Pools) property on Elmira Road, stated that she would not like to see trees planted along the road because the trees would block out the distant view of the hills. Ms. Hoffmann would like to see some very low growing things along the road and some other low plantings right in front of the building to soften the impact of the building. Mr. Frantz mentioned the New York Planning Federation Meeting. Mr. Frantz said that the meeting would be discussed at the next Planning Board meeting. Town Planner Floyd Forman said that he needs to know how many people are interested in attending. APPROVAL OF MINUTES - AUGUST 6, 1991 MOTION by Eva Hoffmann, seconded by Judith Aronson. RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of August 6, 1991, be and hereby are approved as presented. There being no further discussion, the Vice Chair called for vote. Aye - Kenerson, Baker, Smith, Hoffmann, Aronson. Nay - None. The MOTION was declared to be carried unanimously. • ADJOURNMENT • Upon Motion, Vice Chairman 1991, meeting of the Town of Ithaca P Kenerson declared the September 3, Planning Board duly adjourned. Respectfully submitted, Mary S. Bryant, Recording Secretary, Nancy M. Fuller, Secretary, Town of Ithaca Planning Board. a � k n U FILED TOWN OF ITHACA Date &/d� EXCERPT FROM THE. , MINUTES OF THE PLANNING BOARD MEETING SEPTEMBER 31 1991s PUBLIC HEARING: CONSIDERATION OF APPROVAL OF A REVISED SITE PLAN FOR COURTSIDE RACQUET AND F.ITNESS CLUB, INC., SAID REVISIONS TO INCLUDE AN OUTDOOR EATING AREA, RECONFIGURATION OF PARKING AND TRAFFIC CIRCULATION, AND LANDSCAPING IMPROVEMENTS, LOCATED AT 16 JUDD FALLS ROAD, TOWN OF ITHACA TAX PARCEL NO. 6- 62 -1 -59 BUSINESS "C" DISTRICT. COURTSIDE RACQUET AND FITNESS CLUB, INC., OWNER; THOMAS MURRAY, AGENT, Mr. Murray addressed the Board and stated that, basically, he had taken the original plan that was approved in 1983, adding that he had appeared before the Board in 1987 . for the Volleyball proposal which was approved, with the exception of getting the right -of -way from Scott .Hamilton of Ide's Bowling Center. Mr. Murray stated that he has a verbal commitment from Scott Hamilton for right -of -way access to the entrance between Ide's Center and Courtside, adding that his Attorney is presently drawing up the papers, and Scott has reassured him that there is.no problem in granting that access. Board Member Smith wondered whet- Courtside would have any access. Mr. Murray responded, not to Judd Falls Road, commenting that the big push behind the issue is to aesthetically' improve the front area of Courtsid.e,. being the type -of facility that it is and the.clientele they serve. Mr. Mur-ray stated that he is the first -to admit that the front of the pr-op.-erty does not- 1_ook, ii:k-e it should, unfortunately -, when the __. project was originally— conceived cash flow shortages precluded any Tandsca-p -rng. Acti n-g Chai rman _ Ke.nerson. wondered if --Mr.- Murray, was doing anything to the building itself. Mr. Murray replied that_, as far as aesthetics, the interior has been improved greatly. Mr. Murray remarked that landscaping changes will be made i.n the front of the building, not the building itself. Jud Road in Mr. Mu wondere respond he has ith Ar that s rray s d how ed tha come up onson ment he wondered aid that much of t t as far a with 90 ,pa i t h s r on i. f ha at t k ed bloc that ar t would wou l.d he parki ng space k ea g ng s. ng off t was goi be a gra o into requi rem he ng ss pa en road to ed are rking. is for onto Judd Falls be landscaped. a. Ms. Aronson Mr. Murray the final plan Acting Chairman Kenerson asked what was really different with the plan. Mr. Murray answered, the outdoor eating area. is new. Assistant Town Planner.George Frantz.stated.that_ there is already an existing indoor restaurant operation approved. Town Planner Floy Inspector /Zoning Enforcemen with this 'matter when i was not a condition under t first approved. Mr. Forma with certain allowed uses a d F t Off t fir he Si n sai llowe orm ice st to d t d b an s r, And arose, Plan A hat Mr y the to re a pp si ted w F nd rov Mur to ro wa al . ra pl tha st, s cc whe y ha an, t th had so ncerne n the s an e and th e m d p s i Bui e pro becau roject tab 1 i s s wa.s ldi ng b l ems se it was hment not EXCERPT /PLANNING BOARD (2) September 3, 1991 one of those uses that the Planning Board sta.ted was allowed, not • that it was not allowed under the Zoning Ordin.ance. Acting Chairman Kenerson said he was asking about the zoning. Ms. Aronson notedlla point of information in that during the month of June there had been'a site plan violation. Mr. Mu.rray responded that he made a mislt_ake; he went ahead and put up a small fence to improve a small portion of the area and. increase the potential for the restaurant and. have an outdoor eating area, commenting that Mr. Frost brought it to his (Mr. Murray's) attention that he wa..s in violation of the Ordinance, Sections 46 and 46a. Mr. Murray stated that he then immediateply closed it down and kept it closed. Mr. Murray said that, at present, the fencing is all in place. Mr. Murray remark.ed that he has not used the area because of the concerns Mr. Frost mentioned inlregard to traffic flow, etc. Ms. Hoffmann stated that the plan shows a Iot of lawn ar•ea.where there is presently pavement. Mr. Murray responded that he wants to get rid of as much pavement as he can possibly get rid of. Ms. Hoffmann wondered if there was going to be some shrubbery planted along Judd Falls Road. Mr. Murray replied that the height is the question there; he would like to go about 3' high in'.shrubbery, but, idea.11y, he would like -to erect a split -ra.il fence in the front with maybe a little bit of shrubbery. Mr. Murray offered that there had i i >en -some evergr -ens e -I in the fro,nt,- but - t-h.ey -di -d -not do. so well because of the ro.ad..traffic. Ms. Hoffmann stated that she personally • _p- r Afe -rs low growi n-g things along the road_ so 6that one ..can :: :e�e, but maybe some- shrubs along the -wall of the building to.soften the impact -of that huge wallspace would be i-n order. Mr. Forman stated that what he would 1-i ke to see -are. mature trees, one is able to see the bui 1 -di-ng a.nd still I.have -tr_ee.s - -_a-t -a certain _ he ght.; obviously evergreen trees are the wrong thing to put in because they would screen the building,. Ms. Hoffmann thinks that a few trees are Oka -y, but she often finds that one sees evergreens planted along the road very closely so that it forms a. solid hedge and one ca.nnot see anything; it blocks out, the gorgeous views as well as some things that are not nice to see from the road.. Mr. Murray stated that as far as fencing between the Cemetery and the north side of Courtlside, he would like to put up a 4' high chain -link fence with ivy of some sort that will stay green all year. Mr. Murray comme!�nted that there are nice evergreens on the Cemetery side that are 'llabout 20' to 30' high. Ms. Aronson, referring to the .outdoor eating area, stated.that when she saw it today, which may only be a temporary matter, but on the other si what looks lik to the eating laziness on th used and the •probably throw Aronson, refe going to be a de of the e a refuse area . Mr• e restaura hustle n out; th;3 rring to ny landsc doorwa area, ..Murra nt staf and bu t would the out aping y, awfully, commenting Y responded f, due to t stle of 1 not be the door eating around the close that t that he lac unchti re whe area, wood to t hat that k of me, . n it won en he eating seems ver was proba that spac a box or is open dered if t fence tha area, is Y c 1 ose bly just e beinc two was Mse here was t comes 6. T' EXCERPT /PLANNING BOARD (3) September 3, 1991 straight down • planned on doi Ms. Aronson area right up "these" parki months, adding therefore, cl building, and north side; w time those par ng st ag ng t os re in k to th'e that ;iI ated tlh ai nst space;ls hat Me e tO stauralin ter m o "n ng spa�jlc asphalt. Mr it is basical at her concer an. eating a wi 1 1 most 1 i mbership usa 95% of the p t patrons mos the the outdo es would most Mu ly a n is rea. kely ge arki t li or s 1 i k Tray responded parking lot c that there is Mr. Murra not be used d in the summe ng will be in kely would par pace is closed ely be busy. that n th a he ry s uring rtime the f k ov and he e avy tat th r•on er tha ha out pa ed e s s t o on t i d not side. rkinc that ummer less, f the the s the Stephen Smith stated that he thought Ms. Aronson was talking about the vulnerabiliilty of the people in the eating area, e.g., fumes from a car. Mr. Murray stated that he does have railroad ties around the eating space. At this point,,ll Acting Chair lighting. Mr. Murray said that there three along the north face of th parking space, two poles in the middle back section, and two lights. on t facing out into the parking area. parking area in frontt is not too wel wondered if the sign would have to be that he -de-f i ni to 1 -y •wou.l d like to '1 permit for the sign. Mr. Forman inqui • Mr.. Murray replied that it i.s. a - -p 1 y he would like to get some railroad ti :parking area, and would like to.try a entrance as soon as-possible to get between the buildings. Mr. Murray afford to haul in topsoil and get some Mr. Murray said that the first phase with the railroad ties and close realistically, come Spring he. woul. start doing the project. man Kener•son- asked. about the are lights on the building, e building shining.out into the row that provide light for the he entrance side of the building Mr. Murray offered that the 1 lit. Acting.Chairman Kenerson changed. Mr. Murray responded i ght it, •.and he has recd vjeF! —k-he red as to the type of sign, wood si -.gn. - Mr- .---Mu-rray said -t-ha-t es to section off the front nd -close off.. -the Judd - F -a-1 1s. Road his membership used to going offered that he would be able--to grass growing in the Spring. would be to section off the area off the entrance, then, d get the topsoil in there and Stephen Smith asked if three spaces in the front parking lot belonged to Mr. Murray. Mr. Murray responded, yes, he is obligated to 20 spaces and therellare 23 there. Mr. Smith remarked that Mr. Murray might want to consider taking off the three spaces that are nearest the road and perhaps continu.e some berming along there. Ms. Hoffmann stated that Ghe wondered if Mr. Murray really needed all the parking spaces that iar•e on the western edge of the. property, commenting that she ,comes in to get her hair cut there, which is usually during the day,!I and.those spaces are never used. Mr. Murray said that the busiest time is from about 4;30 p.m. to 7:30 p.m., and, yes, he does need them.'' rega •the line sugg At this t rding wha building. s of som ested a be i t e r me, Mr. ma m a Mr.' 1 Forman asked for Planning Board guidance hey (would like to see in plantings at the front of Forman offered that his thoughts are, along the tureshade trees, along with some shrubs. Mr. Smith long l with the trees. _a } EXCERPT /PLANNING; BOARD i (4) September 3, 1991 Town Engineer DanjiWalker noted that Mr. Murray had commented that • he wants to place ''the topsoil over the asphalt. Mr. Walker recommended that the.a'sphalt be broken up prior to placing the soil on top of it for drajinage purposes. Mr. Walker stated that Tompkins County is in the process of redesigning Judd Falls Road so any final fencing plans should bp consistent with their plans. Ms. Hoffmann commented that she agreed with Ms. Aronson in that the outdoor eating area, to her mind, is not that attractive and plantings around it would be more.pleasant. Ms. Hoffmann offered that her guidance as to plantings, in general, is that she prefers naturalistic looking (plantings rather than straight rows of one kind of plant along the whole line -- a variety of plants, height, colors, and shapes, things like that -- some big trees and some small trees.. jr There appearing to be no further discussion or comments from the ..Board, Acting Chair•man'ilKenerson asked if anyone were prepared to offer a motion. MOTION by Stephen Smith, seconded by James Baker: WHEREAS: k 10 This action is the Cons.ide.ration of Approval-.of a Revised Site Plan for Courts-ide jRacqu -et -and Fitness Club, Inc., said revisions to i nc 1 ude an outdoor eats ng ar. ea, reconfi g:urati on .of..:-- parking and • traffic circulations, and- landscaping - improvements, located at 16 Judd Falls Road, Town of :Ithaca fa -x Parcel- No. 6 -.6.2 is -5, .&U- si- ne -s-s "C" District, f i� 2. This is a:n Unli ste.d l -a.ctio-n :for• ..which the Town-of Ithaca. Pla.n.ni ng Board has been legislatively determined.to act as Lead Agency in environmental review, 3. The Planning Board,!, at Public Hearing on September 3, 1991, has reviewed the Short Environmental Assessment Form and an environmental assessment of the proposed action prepared by the Assistant Town Planner, a proposed site plan entitled "Alterations to Site Plan for Courtside Racquet and Fitness Club ", dated August��15_, 1991, and other application materials. 40 The Assistant Town Planner has recommended a negative determination of environmental significance. THEREFORE, IT IS RESaLVED: 0 �I That the Planning.60ard make and hereby does make a negative determination of environmental significance for this action as proposed. At this point, Ms. Hoffmann commented that it is a positive thing to close that driveway. Ms. Hoffmann stated that she menti.oned • before that she thinks there-are too many driveways opening onto that --a _a } EXCERPT /PLANNING; BOARD i (4) September 3, 1991 Town Engineer DanjiWalker noted that Mr. Murray had commented that • he wants to place ''the topsoil over the asphalt. Mr. Walker recommended that the.a'sphalt be broken up prior to placing the soil on top of it for drajinage purposes. Mr. Walker stated that Tompkins County is in the process of redesigning Judd Falls Road so any final fencing plans should bp consistent with their plans. Ms. Hoffmann commented that she agreed with Ms. Aronson in that the outdoor eating area, to her mind, is not that attractive and plantings around it would be more.pleasant. Ms. Hoffmann offered that her guidance as to plantings, in general, is that she prefers naturalistic looking (plantings rather than straight rows of one kind of plant along the whole line -- a variety of plants, height, colors, and shapes, things like that -- some big trees and some small trees.. jr There appearing to be no further discussion or comments from the ..Board, Acting Chair•man'ilKenerson asked if anyone were prepared to offer a motion. MOTION by Stephen Smith, seconded by James Baker: WHEREAS: k 10 This action is the Cons.ide.ration of Approval-.of a Revised Site Plan for Courts-ide jRacqu -et -and Fitness Club, Inc., said revisions to i nc 1 ude an outdoor eats ng ar. ea, reconfi g:urati on .of..:-- parking and • traffic circulations, and- landscaping - improvements, located at 16 Judd Falls Road, Town of :Ithaca fa -x Parcel- No. 6 -.6.2 is -5, .&U- si- ne -s-s "C" District, f i� 2. This is a:n Unli ste.d l -a.ctio-n :for• ..which the Town-of Ithaca. Pla.n.ni ng Board has been legislatively determined.to act as Lead Agency in environmental review, 3. The Planning Board,!, at Public Hearing on September 3, 1991, has reviewed the Short Environmental Assessment Form and an environmental assessment of the proposed action prepared by the Assistant Town Planner, a proposed site plan entitled "Alterations to Site Plan for Courtside Racquet and Fitness Club ", dated August��15_, 1991, and other application materials. 40 The Assistant Town Planner has recommended a negative determination of environmental significance. THEREFORE, IT IS RESaLVED: 0 �I That the Planning.60ard make and hereby does make a negative determination of environmental significance for this action as proposed. At this point, Ms. Hoffmann commented that it is a positive thing to close that driveway. Ms. Hoffmann stated that she menti.oned • before that she thinks there-are too many driveways opening onto that EXCERPT /PLANNING, BOARD (5) September 3, 1991 it stretch of Judd Falls' Road. Ms. Hoffmann stated-that she feels it is • nice to see the sharing of driveways. There being no furlther discussion, the Chair called for a vote. Aye - Kenerson, Baker,G. Smith, Hoffmann, Aronson. Nay - None. The MOTION was.decllared to be carried unanimously. MOTION by Stephen lSmith, seconded by Judith Aronson: WHEREAS: 1. This action is theliConsideration of Approval of a Revised Site Plan for Courtsid? Racquet and Fitness Club, Inc., said revisions to include an outdoor eating area, reconfiguration of parking and traffic circulation, and landscaping improvements, located at 16 Judd. Falls Road, Town of Ithaca. Tax Parcel No. 6- 6.2 -1 -5, Busi.ness "C" District. 2. This is an Unlisted action for which the Town of Ithaca Planning Board, acting as Lead Agency in environmental review, has, on ,September 3, 1991,-made a_ negative dete.rmi.nati on of environmental significance. 3 . The P Lanni ng Boa�r-d if at Pub 1 i c Hea.ri ng -on September 3 , 1 991, h� • reviewed the Stiort Environmental Assessment Form and an envi ronm?nta l . ass-es.-sment of the p- ro,posed -- action =p- repared b-y -th-e Assistant Town Planner, a proposed site plan entitled "Alterat-ions to Site Plan -for Courts-id -e Racquet end. Fitness Club ", dated August 15, 1991, and other application materials. THEREFORE, IT'IS RESOLVED: That the Planning Board grant and hereby does grant approval to the Revised Site Plan as proposed, subject to the following conditions to be accomplished prior.to the issuance of any building permit, or if none is required, before issuance of any certificate of occupancy: 1. Submission of evidence satisfactory to the Town Attorney that the site has the right of access across Tax Parcels No. 6- 62 -1 -1 and -3.2 to Judd Falls Road and Ellis Hollow Road, 2. Approval of the lal)nds.cape plantings schedule by the Town Planning Department, 34 Submission of a revi;ised plan showing (a) the deletion of three parking spaces from the east end of the building, (b) designation of the two parking spaces immediately adjacent to the proposed, outdoor eating area and two of the spaces adjacentoto the main • entrance to the Club as handicapped parking, and (c) permanent plantings, approved by the Town Planning Department, along the it CXCERPT /PLANNING i BOARD north and necessary, area, west removal 4. Elimination of the at the front of th (6) September 3, 1991 aides. of the outdoor eating area and., if 1 of the parking place immediately north of such three northernmost parking spaces from the lot building. There being no further di.scussi.on,'the Chair called for a vote. Aye - Kenerson, Baker, Smith, Hoffmann, Aronson. Nay - None. The MOTION was decjilared to.be carried unanimously. Acting Chairman kenerson declared the Consideration of Approval of a Revised Site.Plan for Courtside Racquet and Fitness Club, Inc. duly closed at 9:50 p.m. Mary bryant, Kecoroing� secretary, Town of Ithaca Planninq Board. • 10/11/91 III 'il • .I I