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HomeMy WebLinkAboutPB Minutes 1986-08-05 Fly TOWN OF rrHACA Dates � � Uddrek TOWN OF ITHACA PLANNING BOARD Clerk AUGUST 5, 1986 The Town of Ithaca Planning Board met in regular session on Tuesday, August 5 , 1986, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7:30 p.m. PRESENT: Chairman Montgomery May, David Klein, Virginia Langhans, James Baker, Robert Kenerson, Susan C. Beeners (Town Planner) , John C. Barney, Esq. (Town Attorney) . ALSO PRESENT: Beverly Livesay, Mario Giannella, Larry Rosenberg, Richard Berggren, Jerold M. Weisburd, Paul Hartman, Elmer S . Phillips, Edward O. Eaton, Nancy L. Krook, Gary N. James, Eric Dicke, Mary A. Yaple, Arthur Yaple, Joyce Amici, Gertrude Armbruster, Tom Amici, Isabelle Flight, Lucia Armstrong, Lana M. Gokey, Lea Jap (WVBR) , Lillie Wilson (WHCU) , Mark Welsh (WTKO) . Chairman May declared the meeting duly opened at 7 :30 p.m. and accepted for the record the Clerk ' s Affidavit of Posting and Publication of the Notice of Public Hearing in Town Hall and the Ithaca Journal on July 30, 1986 , and July 31 , 1986, respectively, together with the Clerk' s Affidavit of Service by Mail of said Notice upon the various neighbors of the property under discussion, upon the Tompkins County Commissioner of Planning, and upon the applicants on July 30 , 1986. APPROVAL OF MINUTES - April 15 , 1986 MOTION by Mr. James Baker, seconded by Mr. David Klein: RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of April 15, 1986 , be and hereby are approved with one correction --- page 4, line 9, change "site" to "remains" . There being no further discussion, the Chair called for a vote. Aye - May, Klein, Langhans , Baker, Kenerson. Nay -- None. The MOTION was declared to be carried unanimously. APPROVAL OF MINUTES - June 24 , 1986 MOTION by Mr. David Klein, seconded by Mrs. Virginia Langhans : RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of June 24, 1986 , be and hereby are approved as written. There being no further discussion, the Chair called for a vote. Planning Board -2- August 5 , 1986 Aye - May, Klein, Langhans, Baker, Kenerson. Nay - None. The MOTION was declared to be carried unanimously. REPORT OF THE TOWN BUILDING INSPECTOR, GARY L. WOOD Mr. Wood's July 1986 Report of Building Permits Issued was before the Board and indicated that 26 permits were issued for $345 ,900 .00 in improvements as compared with July 1985 when 16 permits were issued for $515 ,750.00 in improvements. REPORT OF THE TOWN PLANNER SUSAN C. BEENERS Ms. Beeners described the various aspects of the work which CLEARS (Cornell Laboratory for Environmental Applications of Remote Sensing) will be doing for the Town and the plans for the utilization of the maps which will be generated. Ms. Beeners noted that the project entails at least a three month, perhaps more, mapping operation, which will include the City of Ithaca, the Village of Cayuga Heights, and about a thousand feet around the perimeter of the Town. Ms. Beeners outlined the uses to which the finished product will be put, mentioning drainage studies, land use studies, vegetative coverage, residential types, soil surveys, traffic studies, etc. Ms. Beeners indicated that she was looking forward to receiving the CLEARS maps and to putting them to use. CONSIDERATION OF A RECOMMENDATION TO THE TOWN WITH RESPECT TO PROPOSED COVENANTS AND DEED RESTRICTIONS FOR "EDGEWOOD" , A TEN-UNIT CLUSTERED SUBDIVISION PROPOSED TO BE LOCATED BETWEEN 1503 SLATERVILLE ROAD AND 1513 SLATERVILLE ROAD, TOWN OF ITHACA TAX PARCEL NO. 6-58-1-32.2. JANICE WOMBLE, OWNER; HOUSE CRAFT BUILDERS, INC. , DEVELOPER. Chairman May declared the discussion with respect to the above-noted matter duly opened and read aloud from the Agenda as noted above . Mr. Jerold M. Weisburd greeted the Board and stated that, with the Board' s permission, he would like to present three aspects of development. Mr. Weisburd stated that there were three things that were conditions under the preliminary approval --- one of which was the acceptance of the revisions to the Covenants and Restrictions which they submitted and the Board has before it --- another was the acceptance of some slight land modifications which they have redone and are before the Board -- and another one was the approval of the landscaping layout which they are submitting here. Mr. Weisburd referred to a drawing entitled, "EDGEWOOD, Landscape Plan" , House Craft Builders, Drawing LSP #1 , dated July 30 , 1986 . Mr. Weisburd stated that, with regard to the landscaping and the revisions of the site plan, they expect that they will be presenting that for final subdivision approval at the September Planning Board meeting, however, they wanted to run these by the Board this evening so that, if there were any problems, they could correct them before Planning Board -3- August 5 , 1986 the next meeting and before they put down the final plans . Turning to the two-page document before the Board for discussion entitled "EDGEWOOD COVENANTS AND RESTRICTIONS" , Mr. Weisburd referred to paragraph #2 which states in part, "SUBJECT TO an easement for the benefit of lot number of Edgewood Subdivision for the maintenance of a certain party wall, said party wall being a free-standing eight-.inch masonary wall located on the boundary of the above-described premises. Said party wall shall not be altered, extended, added to, or used for support in any way. . . " Mr. Weisburd noted that it has to be able to withstand a fire on either side, and not be relied upon for structural support. Mr. Weisburd stated that he has a non-structural fixe wall in between which can stand on its own, commenting, if you had four apartments in a building, you would be required to put such a fire wall in the middle. Mr. Weisburd stated that the reason they are putting it in is that they intend to run the line through it. Mr. Weisburd reiterated that it has to stand on its own, with a support wall on each side and a free-standing fire wall in the middle. Mr. Weisburd offered that that is very common now, he thought. Referring to paragraph #3 of the proposed Edgewood Covenants and Restrictions, Mr. Weisburd stated that this is intended to restrict the amount of future development and says that "no addition or improvement to the dwelling presently located on the premises shall be constructed which is more than 27 feet in width or which increases the area of the existing dwelling on the premises by more than twenty-five per cent, and any addition or improvement may not be closer at any point than five feet from the property line on which the above-mentioned party wall is located, or closer than seventeen feet to the opposite property line of the above-described premises. " Mr. Weisburd noted that no addition can be more than 27 feet in width and stated that they are planning the units themselves to be thirty-three feet square, roughly. Mr. Weisburd stated that this all means that you cannot extend out past "this line" [indicating on the revised site plan] toward "this building" any more than it already is -- any addition would have to be within "this" width. Mr. Weisburd noted that "this part" of the property would have fifteen feet "there" and twenty feet "there" , noting that this would allow access to the rear. Referring now to the landscaping plan, Mr. Weisburd noted that "this line over here" would give some privacy, adding that he was planning to plant a row of maples or oaks along Slaterville Road and backing that up with a row of evergreens -- Austrian pine was recommended for this -- so there is a nice line on "this" border -- some very nice tall trees. Again indicating, Mr. Weisburd pointed out that "this line" is pretty bare so, there, he will fill in using evergreens and soften it up a little bit with some large-sized shrubs. Mr. Weisburd pointed out the location of an existing, very magnificent, large deciduous tree on "this" corner. Mr. Weisburd noted that there is a good, dense tree line coming down "here" , but about 15 or 25 feet is pretty bare, so, again, he will fill in with the same trees, possibly the Austrian pines, although he will leave "this" open enough for access. Planning Board -4- August 5, 1986 Chairman May thanked Mr. Weisburd for his presentation and asked Town Attorney Barney if there were any comments he needed to make in regard to the proposed covenants and restrictions. Town Attorney Barney, commenting that he has read the document, stated that he had not had a chance to compare it with some of the others. Town Attorney Barney wondered if there was some discussion as to what was going into these at the time of the preliminary site plan approval. Chairman May referred to paragraph #4 relating to easements and stated that the entire layout of the building would mean that you have easements which go onto the other persons ' s property. Chairman May suggested that this may have to be reviewed a little bit. Town Attorney Barney stated that it ought to be excluding any land that is within the confines of an adjacent building. Mr. Weisburd offered that they dealt with them on June 24th. Town Attorney Barney suggested adding " , but excluding any land within the exterior walls of any adjoining building. " to the end of paragraph #4. Town Attorney Barney stated that he assumed that drainage is supposed to be in there -- to be built in -- as appropriate. Mr. Weisburd stated that they were hoping to be able to go to the Town Board on the 18th of this month with a recommendation. Chairman May asked if there were any other comments. Referring to the Landscape Plan, Mr. Kenerson commented that he just did not hear what the "final sizes" were going to be. Mr. Weisburd, commenting that the trees are not drawn to size, stated that he was specifying ten to twelve on "these" and twenty on "these". Mr. Klein wondered what size the deciduous trees are, with Mr. Weisburd responding, that he did not know, and adding that he needed to do that. Mr. Klein hoped that it was not being seeded with "little bitty" ones. Mr. Weisburd stated that they are looking for half-sized ones. Ms. Beeners stated that she had a slight problem with the trees "here" in the right of way, commenting that, of course, it is possible that this would never block the road, however, if it did, she was saying that it looks as though the evergreens might go there and could block the exit out where the roadway would be. Ms. Beeners suggested that, maybe, the shrubs shown "here" could be moved over "here", nearer the building, then, if a trail or road were to develop, at least you would have something. Mr. Klein wondered about where the right of way is shown, and asked how much construction would require a road to get through there, and further asked if there were a great drop-off there. Mr. Weisburd responded that it drops down about ten feet, adding that if it is going to be a Town road, he thought you would have to have three car lengths nearly before you drop off. Mr. Wiesburd commented that one of the things, however, that happens is, everyone along Slaterville Road has got to put fill in and grade it up to the road. Chairman May asked if there were any other questions or comments. There being none, Chairman May asked if anyone cared to make a motion. MOTION by Mr. David Klein, seconded by Mr. Robert Kenerson: Planning Board -5- August 5 , 1986 WHEREAS: 1 . This project is a proposal for the subdivision of lands zoned R15 and R30 on the south side of Slaterville Road between 1503 Slaterville Road and 1513 Slaterville Road, Town of Ithaca Tax Parcel No. 6-58-1-32.2 , and includes a proposed clustered development of ten two-family dwellings. 2 . This project is an Unlisted action for which a conditional negative determination of environmental significance has been made, based on the conditions listed in paragraph 3 below, and, on the condition that an open space buffer along the boundary of the City of Ithaca Watershed lands be required in any future development of the southern 7.4± acre parcel, and, that any activity on this southern parcel be such that does not adversely affect these adjacent Watershed lands . 3 _ The Planning Board granted Preliminary Subdivision Approval for this project on June 24, 1986 , based on the following conditions: a. That a landscape plan be submitted with the other materials required for Final Subdivision Approval, and that such plan include the addition of evergreens at the corners of building clusters and the addition of plant material which would suitably buffer the proposed buildings from adjacent properties. b. That a 60-foot right of way be shown on the subdivision map from Slaterville Road to the southern parcel. C . That covenants and deed restrictions be approved by the Town Board and the Town Attorney. 4. The Planning Board on August 5, 1986 has reviewed draft "Edgewood Covenants and Restrictions" , "Preliminary Revision of Edgewood Site Plan" , House Craft Builders, Inc. , Drawing No. E-1-R, dated July 24 , 1986, and "Edgewood Landscape Plan" , Drawing LSP #1, House Craft Builders, dated July 30 , 1986. NOW, THEREFORE, IT IS RESOLVED: 1 . That the Planning Board approve and hereby does approve the "Preliminary Revision of Edgewood Site Plan" , House Craft Builders, Inc. , Drawing No. E-1-R, dated July 24, 1986 . 2 . That the Planning Board recommend and hereby does recommend that the Town Board approve the draft covenants and restrictions as presented, reviewed, and revised by the Planning Board on August 5 , 1986. There being no further discussion, the Chair called for a vote. Aye -- May, Klein, Langhans, Baker, Kenerson. Nay - None. Planning Board --6- August 5 , 1986 The MOTION was declared to be carried unanimously. Chairman May declared the Edgewood discussion duly closed. PUBLIC HEARING: CONSIDERATION OF A RECOMMENDATION TO THE TOWN BOARD WITH RESPECT TO THE PROPOSED DESIGNATION OF 3.8± ACRES OF LAND LOCATED AT 602 ELMIRA ROAD, TOWN OF ITHACA TAX PARCEL NO. 6-31-3-4 , PRESENTLY ZONED LIGHT INDUSTRIAL, AS A SPECIAL LAND USE DISTRICT (LIMITED MIXED USE) , AND, CONSIDERATION OF SITE PLAN APPROVAL IN CONJUNCTION WITH SUCH PROPOSAL. THOMAS JOSEPH AMICI AND THOMAS JAMES AMICI, OWNERS/ DEVELOPERS. Chairman May declared the Public Hearing in the above-noted matter duly opened and read aloud from the Notice of Public Hearing as posted and published and as noted above. Mr. Tom Amici was present. Mr. Amici appeared before the Board and stated that they believed that the building and land are well-suited to what they need, and they are offering a plan to the Board that the building is adequate to what they want to do with it, other than what it was used for in years past. Mr. Kenerson asked if there were to be any structural renovations, with Mr. Amici responding that he was planning to renovate the exterior, but nothing inside other than bringing it back structurally sound. Chairman May, noting that the request was for five apartments and a store, asked how big the building is entirely. Mr. Amici stated that it is about 46 feet wide and about 60 feet deep, containing about 2,645 square feet on the first floor and about 1 ,610 square feet on the second floor. Mr. Amici stated that it is equipped with a fire alarm and noted that they will be doing some up-to-date wiring. Mrs. Langhans commented that it looked awfully small to her. Mr. Amici responded that he thought he could take and put five apartments in there, three apartments and the craft/gift store on the first floor and two apartments on the second floor, according to the way the "book" is written. Ms . Beeners stated that she had discussed this proposal with the Building Inspector and, at this stage, he considered the wiring to be adequate for that number of apartments and the store, pending further examination which he would get into after a decision by this Board and the Town Board. Mr. Amici stated that the smallest room would be nine-and-a-half feet by ten feet and that would be the smallest room in the whole building. Mr. Amici stated that all of the bathrooms would be five feet by eight feet, if not bigger. Mrs. Langhans asked if there is a kitchen and bathroom upstairs or down, with Mr. Amici responding that upstairs there is a kitchen and two full bathrooms in between rooms. Noting that this was a Public Hearing, Chairman May asked if anyone wished to comment. Mr. Richard Berggren, 119 Williams Glen Road, spoke from the floor and stated that he would like to see apartments here or Planning Board -7- August 5 , 1985 something at least. Mr. Berggren stated that he was in favor of apartments, noting that there are apartments across the road. Mr. Berggren stated that, basically, he would like to see the whole area zoned for small apartments or something to that effect. Mrs. Gertrude Armbruster, 850 Five Mile Drive, spoke from the floor and stated that she wanted to know where the 3.8 acres extends to, asking if it were all on "that" side of the road, with Mr. Amici responding, yes. Mrs . Langhans, noting that on the completed Long Environmental Assessment Form, #25, it is stated that this building is included in the Tompkins County Historic Building Inventory, asked if that puts any restrictions on it. Mr. Amici stated that it does not, adding that also, unfortunately, the building has been altered quite a bit from its original state. Mr. Amici stated that there was a porch all the way around it which was all enclosed with Texture 1-11 siding, so, there is really nothing protecting it historically. Mrs. Langhans questioned Mr. Amici with respect to the porch, wondering if it were not originally there. Mr. Amici responded that someone else enclosed it and commented that the building has had many uses --- it was the Dodd Nursing Home, a drug rehabiliation center [Alpha House] , and three restaurants. Ms . Beeners stated that she had looked briefly at the State Building Code which appears to indicate that more than one type of occupancy in a wood frame building is not permitted, that is, apartments but not a business, however, the Building Inspector was aware of the proposal and did not make any such comment for this hearing. Chairman May offered that he wondered if it would be appropriate to adjourn this hearing for a determination with respect to the uses proposed. Mr. Amici stated that he had talked with Mr. Gary Wood and he said --- "What kind of store is this going to be. " -- "I said, it's going to be a hobby shop, no food goods or anything. " "He said, in this case, I may be in a position to say yes, but the fact is, it is a wood structure building, and I did not want to see cookery in that type of situation. " "I said, we are only planning for a gift shop, nothing edible. " Town Attorney Barney queried about there being a variance process. Mr. Klein responded that there was, at the State level. Town Attorney Barney noted that the lands and building were occupied in the past by restaurants. Chairman May stated that he thought there was no question that the matter should be adjourned just to determine this occupancy question. Town Attorney Barney suggested that the Board might want to get to Gary Wood for a determination. Ms. Beeners stated that she has had a preliminary determination from Mr. Wood on the draft resolution before the Board and, basically, he recommended approval of the site plan including the operation of Planning Board _B- August 5 , 1966 the store, and then, also, recommended on the rezoning that the building be in direct compliance with the codes and regulations. Ms. Beeners asked if it would be possible for the Board, considering the time frame, and considering these contingencies in the draft resolution, to still consider the draft resolution. Chairman May stated that he thought it would be much better and he would feel better if the Board just adjourned the matter and brought it back after there was a little bit more information for the Board members present and for the other members of the Board. Ms. Beeners reiterated her understanding from Mr. Wood on the proposal from several discussions with him. Chairman May stated that he would rather wait one more month than do it now. Mr. Amici requested to speak and, asking if there were any possible way that we could move a little faster on this, stated that he was working with a situation with the banker, adding that he did not know he was going to get involved with this type of problem to begin with. Mr. Amici stated that he had a time frame, adding that there are two of them who are doing this in a tight time frame. Mr. Amici stated that he was working with some deadlines that he has to meet or else he would be in a breach of contract with the bank, so, he has to know immediately whether or not he can progress with this any faster. Mr. Amici stated that when he got the building he came down for a building permit and, anyway, he was under the interpretation that this was all fine and dandy -- no problems at all -- and now, we find out a little bit different. Chairman May asked Mr. Amici if he had looked at the zoning of the area when he bought the property. Mr. Amici responded that it came from an auction, adding that they just happened to be there at the right time. Mr. Amici stated that he would just like to point out something which the Board may not know and which it might want to take into consideration -- he had the financing to buy and then sell the land and the purpose of that new owner, so to speak, was to demolish the building. Continuing, Mr. Amici commented that the building is built on a major route and, if it is demolished there will be another building there -- for what that is worth. Mr. Amici stated that he did need to go back to the bank with a project. Chairman May indicated that he understood Mr. Amici 's position. Mrs . Langhans noted that Mr. Amici planned to put a store in the building. Mr. Amici stated that it was really necessary to his wife, adding that it is a project which she wants to do and that is why they wanted the building -- the building is for her. Mr. Amici stated that there will be someone there twenty-four hours a day and that is so there is no wreckage there; if there is a fire, let's say, there is going to be someone there to catch that; someone to watch -- that is why she wants to put in the store; that is the reason for that. Mrs. Langhans wondered if it turned out that having both is not permitted, if Mr. Amici would be willing to go ahead with just the apartments, or, would he just scrap the whole deal. Mr. Amici responded that it was hard to say, adding that he guessed they will have to do with what they have to do, and further adding that if it is not permissible, they will go as far as possible or sell to this other person. Planning Board -9- August 5 , 1986 Chairman May stated that we certainly have to comply with the New York State Building Codes. Mr. Amici agreed and stated that he has to, too. Chairman May offered that he did not think the Board wanted to approve any recommendation that might be contrary to that. Mr. Klein wondered if Mr. Amici would still have to come back for another site plan review. Ms. Beeners pointed out that there were two parts to this discussion -- one being the consideration of site plan approval for the operation of a store in a light industrial district, a use which has been permitted by the Board of Appeals in other cases, and the second being the consideration of a recommendatin to the Town Board for the proposed rezoning to Special Land Use District (Limited Mixed Use) for the apartments and the store -- all being subject to compliance with pertinent codes. Ms. Beeners noted that this was referred to her by the Building Inspector. Mr. Klein stated that he would not be happy recommending a rezoning that was not in compliance, however, it could, perhaps, be rezoned for residences and not mixed use. Ms. Beeners offered that that would be an alternate thought and noted that the Board will not be meeting again until September. Ms. Beeners noted that that would mean coming back to the Board for approval and so, if no action is taken, there will be at the least a three-month process starting in September, assuming approval of a mixed use could be overcome. Mr. Amici stated that they are going to be in a period where there is going to be a slump period and they are going to have a tough time. Mr. Amici stated that they do not want to "widen the site" or do anything wrong; they always abide by all the codes and do their jobs in compliance. Town Attorney Barney stated that a mixed usage of a residential type and a store may not be permitted, adding that he would have to check that with the Town' s zoning also. Mr. Amici stated that they would like to have the apartments, adding that they are up against the wall -- they want to do both; his wife wants it; they want to do the right thing; it is a family project. Mr. Amici stated that according to the Town's book, if he put five apartments in there, commenting that he could probably put ten apartments in there, it is okay, but you have to get site plan approval, and further commenting that he could see a real lot of hassle if he were building something new in there, which he was not. Town Attorney Barney suggested to Mr. Amici that he had to take his chances, commenting that the last mixed use project took about nine months to process, and further commenting that it may not be a practical alternative. Mr. Amici responded that they are working within the limitations of the Health Department, adding that they will have to draw up a new set of plans if they cannot go ahead with the store. Chairman May noted that it was necessary to review the Long EAF submitted by Mr. Amici, dated July 28 , 1986 , as reviewed by Ms. Beeners under date of August 1 , 1986 . Chairman May noted that Mr. Amici was doing the work himself, with Mr. Amici responding, yes, and adding that that was why the time Planning Board -10-- August 5 , 1986 frame is so important. Chairman May commented that he will be there for a while. Mr. Amici stated that they can hire out help, but their main plan is to do it themselves -- to work together on it. There appearing to be no further discussion, Chairman May asked if anyone wished to make a motion. MOTION by Mr. David Klein, seconded by Mr. Robert Kenerson: WHEREAS : 1 . This project is a proposal for the rezoning of 3 .8± acres located at 602 Elmira Road, Town of Ithaca Tax Parcel No. 6-31-3-4, presently zoned as Light Industrial District, as a Special Land Use District (Limited Mixed Use) for initial development of a store and five apartments in an existing building, and an application for Site Plan Approval for the operation of a store under the present Light Industrial zoning. 2 . This project is an Unlisted action for which the Town Board is to act as Lead Agency for environmental review of the proposed rezoning, and for which the Planning Board is to act as Lead Agency for site plan approval for the proposed store operation. The New York State Department of Environmental Conservation, the Tompkins County Planning Department, and the Tompkins County Health Department are potentially-involved agencies who are being notified of this project. 3 . The Planning Board has, at a Public Hearing on August 5, 1986, reviewed "Plan For Proposed Special Land Use District", dated July 31 , 1986, schematic floor plans, and a SEQR Long Environmental Assessment Form and Planner's review for the project, and recommends to the Town Board that the project be determined not to have a significant adverse impact on the environment. The Planning Board further accepts the Planner's recommendation that the proposed operation of a store be found not to have a significant adverse impact on the environment. 4 . The Planning Board has found that: a. There is a need for the proposed use in the proposed location. The project would rehabilitate and adaptively reuse an existing building of architectural merit for light commercial and residential uses that are needed in the Elmira Road area. b. The existing and probable future character of the neighborhood will not be adversely affected. The project would complement and enhance surrounding commercial and residential properties . C. The proposed change is in accordance with a comprehensive plan of development of the Town. The project is consistent in concept with applicable zoning regulations. Planning Board -1i- August 5 , 1986 d. Previous use of the building has been for residential and commercial purposes. THEREFORE, IT IS RESOLVED: 1 . That the Planning Board make and hereby does make a negative declaration of environmental significance for the proposed store operation, and recommends to the Town Board that a negative declaration of environmental significance be made for the proposed rezoning. 2 . That the Planning Board grant and hereby does grant final site plan approval for the operation of a store in the existing building under the present Light Industrial zoning, subject to compliance with all pertinent codes and regulations, and, specifically, compliance with any building and fire code regulations and/or restrictions applicable to mixed use of the existing structure, i.e. , a craft/gift store and residential. apartments. 3 . That the Planning Board recommend and hereby does recommend approval of the general site plan for the proposed District. 4 . That the Planning Board recommend and hereby does recommend to the Town Board that the Town Board resolve to amend the Zoning Ordinance of the Town of Ithaca to add to the list of permitted Districts a Special Land Use District (Limited Mixed Use) , such District consisting of 3 .8± acres located at 602 Elmira Road, Town of Ithaca Tax Parcel No. 6--31-3-4, to permit the construction of five apartments and one store within an existing building as described in the submissions for the proposal, subject to compliance with all pertinent codes and regulations, and provided that a ruling be obtained from the Town Building Inspector that the requested limited mixed use in this existing structure can comply with the New York State Uniform Fire Prevention and Building Code. There being no further discussion, the Chair called for a vote. Aye - May, Klein, Langhans, Baker, Kenerson. Nay - None. The MOTION was declared to be carried unanimously. Chairman May declared the Amici matter duly closed. SKETCH PLAN REVIEW: CORNELL UNIVERSITY EQUITATION CENTER, PROPOSED TO BE LOCATED ON PINE TREE ROAD BETWEEN THE INTERSECTIONS OF ELLIS HOLLOW ROAD AND SNYDER HILL ROAD, TOWN OF ITHACA TAX PARCELS NO. 6-60-1-8 .2 AND 6-60--1-9E. CORNELL UNIVERSITY, OWNER; ERIC DICKE, AGENT. Chairman May declared the discussion with respect to the Sketch Plan for the above-noted matter duly opened and read aloud from the Agenda as noted above. Mr. Dicke, Architect with Cornell University, Planning Board -12- August 5 , 1986 was present. Mr. Dicke appeared before the Board and stated that what he wanted to do this evening is just introduce the project so that people could become familiar with it, subject to final approval by Cornell University. Mr. Dicke stated that this review was to get opinions from the Board and to see if the people have any complaints , the nature of any problems which they might have, and to answer any questions which they might have. Mr. Dicke stated that if anybody has any questions, he would be more than happy to answer them. Mr. Dicke stated that it was the intention of the University to go before the Board in September for a public hearing and to be able to answer questions at that point also, however, at this point, he was just introducing it and letting people know what is being thought about. Mr. Dicke stated that he thought the first thing that was important to understand is where the site is, because the way it is described in the Agenda, there might be some misconceptions. Mr. Dicke presented for perusal aerial photographs taken at two different altitudes and noted that in September they will be able to have the building plans which can be looked at for more detail. Mr. Dicke noted that there are about six or seven acres of land involved. Mr. Dicke reiterated that if anyone has any question, he would be more than happy to have people give him a call at Cornell -- 255-7105 . Mr. Klein stated that he assumed the designs of the buildings will be similar to what the Board saw for the earlier Hanshaw Road proposal back in February. Mrs . Mary A. Yaple, 151 Pine Tree Road, spoke from the floor and asked Mr. Dicke why the facility was switched from Hanshw Road to Pine Tree Road, and further asked why he had all "those" aerials. Mrs. Yaple wondered if Mr. Dicke if he were telling those present that this is a proposal for Cornell to approve . Mr. Dicke responded that Cornell has to make the final decision in terms of its site approval process and it was recommended that that be done before September 2nd's meeting of the Town Planning Board, and, then, they will be able to have the site plan and descriptions -- in other words, nobody will be able to give approval without seeing anything. Mrs. Yaple offered that Cornell is planning this, and after they have done this, they are going to process it and do up some plans and then present it. Mr. Dicke responded, exactly, adding that the idea was to make sure people know ahead of time what it was, so if there were any questions, we could talk about them. Mr. Paul Hartman, 132 Pine Tree Road, spoke from the floor and asked why Cornell originally decided to put this facility on Hanshaw Road and now on Pine Tree Road. Mr. Dicke stated that this site is smaller than the one on Hanshaw Road and this site is closer to Campus . Mr. Dicke stated that this site can be fitted with an outdoor arena, or polo field, which was an important part of the plan. Mr. Dicke commented that Oxley Arena is getting pretty run down, adding that there is not enough head room. Planning Board -13- August 5 , 1986 Mr. Mario Giannella, 6 Dove Drive, spoke from the floor and asked how tall Oxley Arena is , with Mr. Dicke responding, 21 or 22 feet. Mr. Giannella asked if Cornell had to have a building larger than 30 feet tall, with Mr. Dicke responding that he had been told that to be taller than 30 feet would require a variance. Mr. Giannella asked, if there is not enough head room in Oxley, was the University going for something that is greater than 30 feet in height. Mr. Dicke replied, not necessarily, adding that there is a way to design it within the 30-foot limit, and still increase head room inside. Mr. Dicke stated that that is something they have to look at, adding that it may be entirely possible to keep within the thirty feet. Mr. Dicke noted that there are no houses within a thousand feet of the proposed location, adding that this is not a congested area. Chairman May, commenting that he was a very close neighbor, stated that he was concerned that this project was going to interfere with the swine barns. Mr. Dicke assured Chairman May that it was not. Mr. Arthur Yaple, 151 Pine Tree Road, spoke from the floor and, commenting that he was fairly familiar with the way the horse people ride there, stated that he walks his dog on the Game Farm trail almost every day and the horse people have taken over that trail. Mr. Dicke offered that he could not predict where they will ride their horses on Pine Tree Road. Mr. Richard Berggren, 119 Williams Glen Road, spoke from the floor and stated that there was another thing that mattered to him, and, noting that he had taken a look at Oxley Arena, further stated that he thought it is of a metal building construction and the dents have never been taken out. Mr. Berggren stated that he hoped that that is not what Cornell is planning for this site. Mr. Dicke responded that that has not been decided yet. Chairman May asked if anything was going to be done about relocating Pine Tree Road at its intersections. Mr. Dicke offered that if this project comes to fruition, that might well be a factor, adding that there is still some discussion, but no final agreement has been reached. Mr. Yaple, commenting that he just wanted to make sure that he heard Mr. Dicke correctly, stated that Mr. Dicke apparently was talking about positioning something in such a way that Pine Tree Road could be relocated in either direction. Mr. Dicke responded that that was their intention. Mr. Yaple stated that the road around the shopping center in the wintertime is impossible, and, while this project may not be adding a big volume of traffic, it is adding more types of traffic to an already extremely difficult situation. Chairman May stated that the problem with the present farm across the road is that the barn is too close to the road such that trying to turn in there is a real problem. Chairman May stated that he assumed Cornell ' s intentions would be to move it back and, also, in their considerations with respect to parking spaces, that is one thing which Cornell should be thinking about. Mr. Dicke stated that that is the Planning Board -34, August 5 , 1986 kind of thing they will be discussing between now and September. Mr. Yaple, commenting that he was going to say the same thing, stated that he lives right down the road, and it is a low density residential area. Mr. Yaple stated that he could just see, between the trucks and now the horses, a real problem. Mr. Yaple stated that his last question was whether this is the only place that Cornell has for this facility. Mr. Dicke replied that this is it, adding that it was as far as they could travel from Cornell. Mr. Yaple stated that he assumed there are still some details to be worked out. Mr. Dicke offered that there are still a couple of elements that have to be worked out subject to approval, adding that some have been approved already but, frankly, the Board of Trustees has not approved it at this point. Mr. Dicke stated that there were a number of sites that were looked at -- all over the place -- but they did not want to get too far away. It appeared to be the consensus of the Board that the proposed plans would be presented to the Board at its meeting on September 2nd, the Tuesday after Labor Day, and any other questions would be answered then. ADJOURNMENT Upon Motion, Chairman May declared the August 5, 1986 meeting of the Town of Ithaca Planning Board duly adjourned at 9:35 p.m. Respectfully submitted, Nancy M. Fuller, Secretary, Jo Ann Patana Vliet, Recording Secretary, Town of Ithaca Planning Board.