HomeMy WebLinkAboutPB Minutes 1991-09-034
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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