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HomeMy WebLinkAboutPB Minutes 1986-09-16 FLED TOWN OF ITHACA Date ' Clerk TOWN OF ITHACA PLANNING BOARD SEPTEMBER 16, 1986 The Town of Ithaca Planning Board met in regular session on Tuesday, September 16 , 1986, in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7 :30 p.m. PRESENT: Chairman Montgomery May, Carolyn Grigorov, Virginia Langhans, David Klein, James Baker, Robert Kenerson, John C. Barney, Esq. (Town Attorney) , Lawrence P. Fabbroni, P.E. (Town Engineer) , Andrew S . Frost (Town Building Inspector/Zoning Enforcement Officer) . ALSO PRESENT: Town Councilwoman Shirley Raffensperger, Millard A. Brink, Glenn Snyder, James Van Every, Geofrey K. Wetzler, Gary N. James, Robert B. Allan, David I. Stewart, Laing E . Kennedy, Attorney Shirley K. Egan, Eric F. Dicke, Richard B. Fischer, Barbara Gregoire. 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 September 8 , 1986 and September 11, 1986 , respectively, together with the Secretary' s Affidavit of Service by Mail of said Notice upon the various neighbors of the property under discussion, upon the Tompkins County Director of Environmental Health, upon the Tompkins County Commissioner of Public Works, upon the Clerk of the City of Ithaca, upon the Building Commissioner of the City of Ithaca, upon the Tompkins County Commissioner of Planning, and upon the applicant and its agents on September 11, 1986 . SKETCH PLAN REVIEW FOR A PROPOSED TWO-PARCEL SUBDIVISION OF LANDS LOCATED AT 706 ELMIRA ROAD, TOWN OF ITHACA TAX PARCEL NO. 6-33-3-1.2 , AND FOR A REQUEST FOR SITE PLAN APPROVAL TO OPERATE AN AUTOMOBILE UPHOLSTERING BUSINESS ON ONE OF THE PARCELS. MILLARD BRINK, PROPERTY OWNER; MICHAEL WELLS, APPLICANT. Chairman May declared discussion in the above-noted matter duly opened and read aloud from the Agenda as noted above. Mr. Michael Wells was present, as was Mr. Brink. Mr. Wells appeared before the Board and stated that the building would sit parallel with Elmira Road, and would be approximately 2 ,300 to 2,500 square feet in size. Chairman May asked what was in front of the area, with Mr. Wells responding that it was next to a swamp. Chairman May noted that there is actually nothing in front of it, with Mr. Wells pointing out that the Wonderland Motel is on the right and the U.A.W. is on the left. Mr. Kenerson noted that there is about one acre involved, to which Mr. Wells responded, right. Mrs. Langhans asked Mr. Wells if he owned the front part, to which Mr. Wells responded, no. Mrs. Langhans wondered if it were not one lot, that is, front to back -- one lot, and if Mr. Wells were proposing to use Planning Board -2- September 16 , 1986 just the back half. Mr. Wells stated that he was going to use just part of it. Mr. Wells explained that, about twenty years ago, Mr. Brink sold about three or four acres to the Wonderland Motel and about ten acres were left in the area, including the swamp, which is close to Route 13 . Mr. Wells, commenting that he had contacted a surveyor, stated that another possibility than the one shown on the sketch would be to go through Seven Mile Drive. Mr. Wells stated that the surveyor said that coming off Elmira Road would entail using quite a bit of fill, and, unless there was a good amount of fill available, it might be cheaper for him to make the driveway come out of Seven Mile Drive, instead of Route 13 , however, an opening on to Route 13 might be possible in the future. Mr. Millard Brink, 706 Elmira Road, spoke from the floor and stated that he was selling only an acre of this ten-acre lot, adding that part of it is opened and the part that Mr. Wells would be on is zoned commercial. Mr. Brink stated that the back part over on Seven Mile Drive is still zoned residential and agricultural . Ms. Beeners stated that, according to her information, the area in question is zoned light industrial. Chairman May asked if Ms. Beeners meant the whole area, that is, the whole ten acres. Ms. Beeners described, using Tax Map No. 33, the area that she understood was zoned light industrial, the area zoned Business "C" , and the remaining area zoned R-30 . Mr. Brink stated that Mr. Wells would be building his building on the light industrial area. Mrs . Langhans wondered if there were any reason why Mr. Wells had to go back so far and not right on Route 13 . Mr. Wells responded that there was no reason except monetary, adding that it is a swamp area, and the way it is back in there, the fill that it would take to level it off would probably be astronomical in cost. Mr. Wells stated that it is almost like a peat bog, reiterating that it is a swamp, and adding that it is very deep and just like coal in color. Chairman May thanked Mr. Wells and asked if anyone had any other questions, or if there were anyone who wished to speak or say anything on this matter. Town Engineer Fabbroni stated that he had concerns with the proposal if the access is off Route 13 . Mr. Fabbroni stated that, if that proposed right of way is used, he saw some possible effects -- traffic hazards -- if it were to come out on Route 13 there because of the way the hill is which is close. Mr. Fabbroni noted that, unfortunately, a road off Seven Mile Drive would have to be much longer, whereas a road off Route 13 would be fairly short. Mrs. Langhans asked Mr. Wells how long his proposed drive to the proposed building would be , with Mr. Wells responding that it would be between one hundred and two hundred feet long. Chairman May asked if there were anything else or any other comments from the Board or if anybody saw any particular problem. Mr. Klein asked about the parking area. Chairman May, noting that this Planning Board -3- September 16 , 1986 was a sketch plan review, stated that Mr. Wells will have to have a survey and so on. Chairman May asked if the proposed use is light industrial, with Ms. Beeners responding, yes. Chairman May commented that that was fine. Mr. Klein asked if the whole site is light industrial, with Ms. Beeners responding, yes, adding that all of this site is shown as light industrial. Chairman May pointed out to Mr. Wells that his proposal would be subject to the light industrial zoning requirements relative to the yard sizes and setbacks. Chairman May stated that Mr. Wells should plan on going to the Zoning Board of Appeals and requesting a variance. Town Attorney Barney noted that Mr. Wells would have to obtain a variance for a reduced front yard and there would still be the side yard requirements to deal with. Chairman May declared the matter of sketch plan review of the Michael Wells proposal duly closed. PUBLIC HEARING: SITE PLAN REVIEW AND CONSIDERATION OF A RECOMMENDATION TO THE ZONING BOARD OF APPEALS WITH RESPECT TO A REQUEST FOR SPECIAL APPROVAL OF A SCHOOL USE AND A POTENTIAL REQUEST FOR A VARIANCE FOR A BUILDING HAVING A HEIGHT GREATER THAN 30 FEET FOR THE PROPOSED 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 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. Eric F. Dicke, Cornell University Architect, was present, as were Laing E. Kennedy, Cornell University Director of Athletics, David I . Stewart, Cornell University Director of Community Relations and Assistant to the Vice President, Gary N. James of Cornell University Athletic Facilities , Geofrey K. Wetzler, Architect with Fred H. Thomas Associates, and Shirley K. Egan, Cornell University Associate Counsel. Mr. Dicke appeared before the Board and appended several drawings to the bulletin board. Mr. Dicke stated that the project before the Board involves the construction of an Equitation Center, consisting of an indoor equestrian polo arena, stable barn, two hay and equipment barns, four paddocks with feedshed, associated service yard, and parking for 47 cars. Mr. Dicke stated that, at Cornell, equitation is an educational program that is part of the physical education program and which includes programs for both men's and women' s polo teams. Mr. Dicke stated that Cornell wants to continue this program; it is committed to this program. Mr. Dicke stated that it was necessary for Equitation to relocate from its present site, known as Oxley Arena, which is on Route 366 , across from the heating plant, also on Route 366 . Mr. Dicke stated that there are several reasons for such relocation, number one of which is that the present facility from which they are operating is in an area that is very difficult with respect to location and presents many other problems. Mr. Dicke stated that there is inadequate housing for the animals; there is an Planning Board -4- September 16 , 1986 inadequate paddock area, and there is need for an improved indoor field house for people to work in during February and March. Mr. Dicke stated that they would like to relocate the equitation program to the corner of Ellis Hollow and Pine Tree Roads , in an area that is accessible to the University and other animal science facilities and programs in that area. Mr. Dicke stated that the facility, as proposed, would preserve the character of that area, and also serve to protect that area from future commercial development, adding that that could be an important aspect. Mr. Dicke stated that the proposal involves a very attractive arena, and pointed out, in order to orient anybody who might not be familiar with the site, using a low-altitude aerial photograph, the location of the site and the location of Pine Tree, Ellis Hollow, and Snyder Hill Roads. Mr. Dicke, noting that the photograph was taken in 1984 , pointed out a spot where a house has since been added, and stated that, in any event, the nearest house is approximately a thousand feet away in any direction. Mr. Dicke indicated the site of the proposed facility, adding that the total area involved is approximately four acres. Mr. Dicke stated that there will be a polo arena, and in the back would be a stable, plus two small hay and equipment barns and four paddocks . Mr. Dicke stated that the arena building will be set back from the road about 200 feet, noting that it sits lower than the road, and pointing out a drop-off of approximately six feet. With respect to the need for height variance, Mr. Dicke stated that the building would be approximately 35 to 37 feet in height, however, it will appear lower than that because of the six-foot drop-off. Mr. Dicke concluded by stating that they anticipate it to be quite a handsome facility. Chairman May stated that clarification of the size of the facility was appreciated because that had been a problem with the previous proposal on Hanshaw Road. Mr. Dicke stated that approximately 50 horses would be accommodated, and indicated the area that will be fenced. Chairman May noted that this was a Public Hearing and asked if there were anyone present who wished to speak to the matter of the proposed equitation facility. Mr. James Van Every, 206 Pine Tree Road, spoke from the floor and asked for clarification as to the exercise area for the horses, particularly along Pine Tree Road. Mr. Dicke described the use of the paddocks for periodic grazing and self-exercising areas and indicated an exercise route as it related to Pine Tree Road . Town Councilwoman Shirley Raffensperger, 139 Pine Tree Road, spoke from the floor, and expressed the neighborhood's concern with both general traffic and farm vehicle traffic, and also waste disposal . Mr. Dicke referred to Appendices 211 , TV, and V1 of the University' s submissions, as the same relate to both traffic and manure and waste management. Chairman May asked if anyone were prepared to move the draft resolution with respect to SEQR. Planning Board -5- September 16 , 1986 MOTION by Mr. David Klein, seconded by Mr. Robert Kenerson: WHEREAS: 1 . This action is the site plan review and the consideration of a recommendation of Special Approval and a height variance to the Zoning Board of Appeals with respect to the proposed Cornell University Equitation Center, to be located on Pine Tree Road. 2 . This project has been reviewed by the Planning Board in sketch plan review on August 5 , 1986 , and at a Public Hearing on September 16, 1986 . .3 . This project is a Type I action for which the Zoning Board of Appeals, in considering Special Approval and a height variance for such project, is the Lead Agency for environmental review. 4 . A negative declaration of environmental significance has been recommended by the Town Planner, providing the following: a. That a height variance be obtained from the Zoning Board of Appeals for construction of the proposed equitation arena, with the arena height not to exceed 37 feet. b. That a final drainage plan be approved by the Town Engineer. THEREFORE, IT IS RESOLVED: That the Planning Board recommend and hereby does recommend to the Zoning Board of Appeals that a negative declaration of environmental significance be made for the above-referenced action, providing the following: a . That a height variance be obtained from the Zoning Board of Appeals for construction of the proposed equitation arena, with the arena height not to exceed 37 feet. b. That a final drainage plan be approved by the Town Engineer. There being no further discussion, the Chair called for a vote. Aye - May, Grigorov, Langhans, Klein, Baker, Kenerson. Nay - None. The MOTION was declared to be carried unanimously. Chairman May asked the Board to turn to the matter of site plan approval and recommendation as to special approval and height variance. Town Attorney Barney asked if the site plan approval were preliminary or final, with Chairman May responding that the site plan approval is final, but conditioned. Discussion followed with respect to the parking area being paved, or compacted gravel, or oil and stone. Town Attorney Barney indicated that there may be a requirement for some solid material such as blacktop, with Ms. Beeners indicating Planning Board -6- September 16 , 1986 that oiling and stoning has been acceptable. Mr. Dicke stated that he would think compacted gravel is a solid material, however, they would consider oil and stone. Chairman May asked if anyone were prepared to move the draft resolution with respect to site plan approval and the recommendations as to special approval and variance. MOTION by Mr. Montgomery May, seconded by Mr. James Baker: WHEREAS : 1 . This action is the site plan review and the consideration of a recommendation of Special Approval and a height variance to the Zoning Board of Appeals with respect to the proposed Cornell University Equitation Center, to be located on Pine Tree Road. 2 . This project has been reviewed by the Planning Board in sketch plan review on August 5, 1986 , and at a Public Hearing on September 16, 1986 . 3 . This project is a Type I action for which the Zoning Board of Appeals is the Lead Agency, and for which the Planning Board has recommended to the Zoning Board of Appeals that a negative declaration of environmental significance be made. 4 . The following materials have been reviewed by the Planning Board at a Public Hearing on September 16 , 1986: a. SEQR Long Environmental Assessment form and addendae. b. Plans entitled "Cornell Equitation Facility - Proposed Site" , dated July 29 , 1986; "Cornell Equitation Facility - Site Plan" , dated September 2 , 1986; and "Cornell Equitation Facility - Planting List" , dated August 22, 1986 , by Fred H. Thomas, Associates, P.C. , Architects and Planners. 5 . The Planning Board finds that there is a need for the proposed use in the proposed location on the grounds that: a. The existing equitation facility is inadequate for the Cornell equitation program. b. The proposed facility is in a location that is convenient for campus and other users, and is adequately served by transportation systems. C. The proposed facility is compatible with land uses in the vicinity. 6 . The Planning Board finds that the existing and probable future character of the neighborhood will not be adversely affected on the grounds that: Planning Board -7- September 16 , 1986 a. The project and its program management as proposed will not represent a significant change in use from current land use patterns. The project will assist in the maintenance of an agricultural/open space buffer between the East Hill business area and East Hill residential areas . 7 . The Planning Board finds that the proposed change is in accordance with a comprehensive plan of development of the Town on the grounds that: a. The project use and design is appropriate for the proposed location. b. The project is consistent with zoning regulations, subject to the granting, by the Zoning Board of Appeals, of Special Approval for the proposed use and a height variance for one of the proposed buildings. THEREFORE, IT IS RESOLVED: 1 . That the Planning Board report and hereby does report its approval of the site plan for the proposed facility, providing that a final drainage plan be approved by the Town Engineer, and providing that the required variances and approvals are received from the Zoning Board of Appeals. 2 . That the Planning Board recommend and hereby does recommend to the Zoning Board of Appeals that Special Approval for the proposed use be granted, and that a height variance be granted for construction of the proposed equitation arena, with the arena height not to exceed 37 feet. There being no further discussion, the Chair called for a vote. Aye - May, Grigorov, Langhans, Klein, Baker, Kenerson. Nay - None. The MOTION was declared to be carried unanimously. Chairman May declared the matter of the proposed Cornell University Equitation Facility duly closed. SKETCH PLAN REVIEW FOR THE PROPOSED SUBDIVISION OF A 1 .01 ACRE PARCEL FROM A 17. 693 ACRE PARCEL OF LAND LOCATED ON EAST KING ROAD, TOWN OF ITHACA TAX PARCEL NO. 6-44-2-9 . PAUL B. ERDMAN, OWNER; BARBARA W. AND EDWARD C. GREGOIRE, APPLICANTS. Chairman May declared discussion in the above-noted matter duly opened and read aloud from the Agenda as noted above. Mrs. Barbara Gregoire was present. The Board members reviewed the material submitted by the Gregoires, consisting of a completed Short Environmental Assessment Form dated August 21 , 1986 [Part I] , and a survey map signed and Planning Board --9- September 16 , 1986 sealed by Paul B. Erdman, Registered Engineer, showing the proposed 1 .01 acre parcel to be subdivided from parcel 6-44-2-9 . Ms. Beeners displayed the entirety of Tax Map No. 44 in order for the Board to see the relationship of the proposed parcel to the general area of Ridgecrest Road/East King Road. Chairman May asked how the Board felt about the proposal and if there were any questions. Mr. Klein asked Mrs. Gregoire if she were planning to build a one-family or a two-family house, with Mrs. Gregoire responding, a one-family residence. Town Attorney Barney offered that as long as the side yard requirements are met, the house could be placed almost anywhere on the proposed parcel. Chairman May stated that he thought everyone felt fairly comfortable with the proposed lot, and suggested that the Gregoires could return for public hearing on the matter. ADJOURNMENT Upon Motion, Chairman May declared the September 16, 1986, meeting of the Town of Ithaca Planning Board duly adjourned. Respectfully submitted, Nancy M. Fuller, Secretary, Town of Ithaca Planning Board.