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HomeMy WebLinkAboutPB Minutes 1973-04-03 TOWN OF ITHACA PLANNING BOARD APRIL 3 , 1973 ;• A regular meeting of the Town of Ithaca Planning Board was held on Tuesday , April 3 , 1973 , in the Town Offices at 108 East Green St. , Ithaca , N. Y. , at 79. 30 p . m . PRESENTo Chairwoman Barbara Holcomb , Sam Slack , Robert Scannell Maurice Harris , Daniel Baker , Peter Francese ( Planning Consultant) , Ken Kroohs ( Planning Engineer) , David Cowan ( Zoning Officer) . ABSENT : Arnold Albrecht , Robert Christianson , Jack Lowe , ALSO PRESENTo Mr . Norbert Schickel , Mr . John W . MacDonald Attorney , Mr . Coggshall , Mrs . Chase , Mr . and Mrs . Black , Mrs . Montgomery May , Mrs . Bente King , Mr . Michael Suttoni , Architect , Mr . eKehoe representing Senior Citizens , and members of the press and radio . . The meeting was opened at 7 : 30 p . m . by Chairwoman Holcomb . INFORMAL_ DISCUSSION. 1 . A brief discussion was held concerning a request from the Artificial Breeders on Judd Falls Road whereby they wish to construct an additional barn to house more bulls . Mrs . Holcomb stated that under the new ordinance this extension will probably be in a commerm cial zone . However , she would request an opinion from the members of the Planning Board since it is a commercial venture of an agricultural nature . Mr . Scannell was of the opinion that the operation is a commercial one 2 . Mr . Kroohs presented the proposed Zoning Map showing the latest revisions for the use of the Planning Board and others . It has been hung on the wall in the Board Room of the Town Office , 3 . Mr . Francese stated that the first draft of the new ordinance will probably be available for the meeting on April 17 , 19736 EASTWOOD COMMONS a PRESENTATION OF FINAL SITE PLAN INCLUDING DRAINAGE PLAN. .Mrs . Holcomb stated that the news media has been given informaw tion relative to this meeting of April 3rd , 1973 , and that she person- ally called Mr . Robert Chase , President of the East Ithaca Town Assoc . on the telephone and invited him to send a representative . Pies . Holcomb further stated that the Town Board will be meeting on April 9th , and at that time the Planning Board recommendations will be presented . Mrs . Holcomb invited Mr . Schickel to sit at the Board table . and present his final site plan . Phase I of the proposed development has been clearly defined , the right of way area is now shown and the turn around will be roidded in a later stage . The streets have been named : Sunnyslope Lane ;, Wild Flower Drive , Harwick Road and StrawberryHill Road , Mr . Schickel stated that he has talked with the Post Ofice department and they are quite pleased with the street names . There followed a brief` discussion of Harwick Road on which there are no homes . Since it: flows right into Sunnyslope LaneMr Schickel agreeable to elimi � � nating Harwick Road and chaningitsname twas o , Town of Ithaca. . Planning Board " 2� April 3 , 1973 Sunnyslope Lane . Mr . Schickel presented the basic floor plan stating that three of the four units can be entered directly from the garage . He stated that central air conditioning in each dwelling unit is an optional item , Mr . Francese asked if the carbon monoxide emanating from the garage has been calculated and taken care of . Mr . Schickel said that it had . Mr . Schickel then showed the second floor plan for the two- story units in the middle of the building and the one story unit over the garage . Mr . Schickel then presented an overall landscaping plan and a specific landscaping plan for Phase 1 , He then showed a sketch of one group of two buildings .. There will be no prefabricate tion , the entire project being constructed from the ground up . All cars will be screened and secluded . Mr . Scannell suggested putting in steel edging at the edge of the gravel to keep the gravel from seeping into the lavms . Mr . Schickel thought that this was a good idea . Mr . Schickel noted that there will be a low element over the patio to allow for the growth of vines . Mr . Kroohs asked if landscaping will be done as the project moves along , lYlr , Schickel said that it would .. Mr . Scannell asked if there would be receptacles for trash and garbage . Mr . Schickel said that there would . There will be room in the garage for the storage of trash cans . He further stated that he has met with Collins Trucking and on pick-up days the trash will be set just outside the ggarage , Trash pick-up will be charged to the Homeowner ' , Assoc . and will be included ncluded in the monthly charge to the homeowner . Mr , Schickel then presented the drainage plan , He noted that there will be a curb to escort the water . Water will run off in pipes underground , He stated that the roads are an integral part of the drainage system . Mr . Schickel presentedoa letter from Gerald J , Cavanaugh , P. E ,, , Vice President of Civil Engineering of Arthur Miller Associates , Inc: . , analyzing the drainage flow as a result of the construction of Eastwood Commons . This letter , dated April 2 , 1973 , is attached to and made a part of the Official Minutes of this meeting filed in the Office of the Town Clerk . Mr . Coggshall stated that Mr . Schickel ' s development makes no recognition of the 40 acres above the Schickel property which Mr . Coggshall claims are in the drainage area . Mr , Coggshall then stated . that he has been advised that a diversion of this sort is unlawful whereupon Mrs . Holcomb asked that he submit his advice and1 its source . Mac° , Coggshall stated that he could give an. opinion . Mrs . Holcomb said that that is what the Planning Board is looking for . The point: was not pursued . Mr , Coggshall staked that more than 4 . 5 acres is going toward the stream at the North from Schickel ' s land . Mrs . Holcomb stated that the engineers will be at the meeting on the 9th of April with the Town Board and at that time thee point can be argued with Mr , Coggshall ' s evidence , Town of Ithaca: Planning Board - 3 - April 3 , 1973 Mr . Schickel stated that his development will not overload the culvert under Mr .. Coggshall ' s road . Mr . Francese asked if the culvert is in the Town or the City . It was stated that it is on the boundary . Mr . MacDonald felt that the whole question of the culvert under Mr. Coggshall ' s driveway is a problem for future developers . Mrs . Holcomb felt that there are stages here where everyone has a responsibility , Mrs Francese stated that if 40 more acres of land can be developed above this existing culvert and it should appear that this culvert is inadequate then the Town should buy the culvert and make it adequate . Mrs , iLiolcomb felt that it is up to the Town Attorney to decide whose responsibility the development of the culvert is . If these figures are correct e that is one stage of planning o you have to make provisions as you go along, Mr , Chase suggested that an appropriate approach is to have all the water go into one direction , Mr , Coggshall stated that fully one- third of the land is roofs , roads and sidewalks thereby causing a great deal of water run- off . Mrs , Holcomb stated that she and Mr , Kroohs have talked to • Mr , Shannon of the New York State Department of Transportation the Regional Engineer in the Ithaca Office , and he has given assurances that they will deepen the ditch in the State portion along the east side of Slaterville Road from Honness Lane in a northwest direction toward the City line . Mrs , Holcomb asked if there were any more questions .- Mrs uestions ,Mr , Slack asked what happens to the water runoff down in the southwest corner , It was stated that one - third less goes into that area . Mrs Kroohs asked that a detail be sumbitted by Mr . Schickel for the meeting with the Town Board as to what happens at the storm sewer discharge into the diversion ditch and the stream on the north side . Also a detail of the diversion ditch itself was requested . Mrs . May asked what happens if the water is not reduced by one - third . Mr . Schickel said that you simply correct it , Mrs . Holcomb noted that this is very explicitly spelled out in the Town Board Resolution providing for the rezoning of this parcel of land . Mr . Black noted that since there are not any storm drains in the Town of :Ithaca this is at least a start . He said that any drainage plan iS a gamble since there are no studies on small plots • for drainage , Mrs . Holcomb mentioned that Mr . Calhoun of the Soil Conserva- tion� Dept .. suggested that a rock base be considered for the diversion ditch on the property ' s West boundary . Town of Ithaca. Planning Board - 4- April 3 , 1973 • Mr . Schickel presented a Development Plan for Phase 1 . He indicated that there would be Deeds for each plot . He presented plans for the sanitary system . p He noted that all water , electrical , sewer , gas , TV and telephone lines will be underground . 00 Mr . Kroohs requested that Mr . Schickel supply him with asPbullts at the end of each phase . He said that he would . Mrs . 11olcomb asked if hydrants were shown on the final site plan . It was noted that they are not and Mr . Schickel stated that they will be added and should be shown . Mrs . Holcomb also wanted Mr . Schickel to be aware that Mr . Schwan and the Town Board would like the water line looped . Mr . Schickel said that it is , using 2 8 " mains . Finally Mr. Schickel presented the provisions for recreational facilities for Eastwood Commons as attached to the Official Minutes of this meeting . Mrs . Holcomb asked if there were any more questions from either the members of the Planning Board or those persons in attendance . There were none . GROFF ASSOCIATES DEVELOPMENT ON JUDD FALLS ROAD . • Mr . Michael Suttoni , of the architectural firm of Suttoni Associates of Syracuse , New York , spoke to the Planning Board stating that In an earlier meeting the the Planning Board he had expressed some concerns about the site development for the elderly housing project , the bypass road , and the development of the rear section of the land . He stated that he had been in touch with the Senior Citizens and that Mr . Kehoe was present as a representative of the Senior Citizens , Mr . Suttoni discussed the part of the development that is going to be for the elderly . He stated that there will be 100 units of two storey garden apartments on Ellis Hollow Road; The 100 units will be housed in six semimdetached buildings , three on each side of a courtyard . and ending in a final element for recreational facilities , Parking will be perifocal , entrance will be from a traffic circle near the common building at the end . All the buildings contain chair riders or rail riders and all connection between buildings contain ramps in addition to stairs . The chair riders can also have a basket to get grocertLes up to apartments . The roofs will be peaked and of wood. Mr . Suttoni described the drainage system briefly . He also described the living space as being 525 sq . ft . for a total of 64 , 000 plus or minus . Mr . Cowan noted that the present zoning ordinance requires no less than 600 sq . ft . Mrsb Holcomb stated that the 600 sq . ft, figure is binding , that in addition ttoithe e100 resentunitsefortheoelderltal te Plana He indicated be units of conventional garden apartments . He also indicatedtherelthe traaffic flow. Mrs . Holcomb now outlined the procedures that are to be Town of Ithaca Planning Board - 5 - April 3 , 1973 followed . She stated that this is simply a preliminary presentation to show the Planning Board what the developer has in mind then the • Planning Board calls a Public Hearing , the neighbors are notified of such Public Hearing and after the holding of said Public Hearing the Planning Board makes its recommendations to the Town Board . The Town Board calls a Public Hearing before they make a decision . Mr . Scannell asked Mr . Suttoni if he could move the buildings in the conventional section (Stage II) a little closer to .the proposed road to be deeded to the Town . Mrs . Holcomb wished to make it clear that for the Planning Board Public Hearing , a preliminary site plan should be presented in its final form because it is upon that plan that a recommendation is made by the Planning Board to the Town Board and from that time on buildings cannot be juggled around . Mr Suttoni stated that the apartments in the housing for the elderly are one-bedroom units . Mr . Francese felt that the parking should be closer to the road . Mrs . Holcomb stated that if the developer envisioned their access road as '.being part of the proposed loop road, they must be aware that there is no possibility of there being three entrances on that road It was her opinion that there would be no one who would • be willing to accept that many cuts into the proposed road . Mr . Suttoni stated that the bus is a consideration and if it is possible for the City bus to go onto private property then the architect would be glad to put entrance and egress into the elderly housing portion from Ellis Hollow Road . He asked if the developer can get permissa:on to have the . bus come onto private property , would the Planning Board find that acceptable ? They said much more so . Mrs . Holcomb asked if there were any further questions . Mr. Kroohs asked if there will be nursing call stations or an alarm station. He was told that there would be call buttons at table top height , between the beds , in the living room and possibly in the bathroom , Mrs ,, Holcomb presented a Draft Resolution prepared by the Tompkins County ,Senior Citizens Housing Committee regarding the proposed elderly housing development on Ellis Hollow Road and dated April 12 1973 , A copy of this Resolution is attached to the official copy of the Minutes of this meeting . The members of the Planning Board read the resolution . Mr . Scannell stated that most of these concerns can be answered but one is a problem and that is getting across the . loop road which he felt is a difficult problem , Mrs . Holcomb asked Mr . Suttoni when he can have plans ready, He stated that the Planning Board can set a date . Mrs . Holcomb noted th additionalproblem of the 600 sq . ft . requirement. Mr . . Francese noted also that the zoning ordinance says that . the parking area must be at the level of 13 spaces per unit , Town of Ithaca Planning Board - 6- April 3 , 1973 Mro Cowan noted that the courtyard does not meet the zoning • ordinance regulations . There followed a discussion of the term court since such term is not defined by the existing zoning ordinance , The distances between buildings was also discussed , as applied to courts .: Mr . Francese stated that there must be 50 feet for the front yard before the parking lot and that no parking may be located farther than 200 feet from the dwelling unit it is intended to serve . There was discussion of the possibility of a pedestrian walk- over to the Family Bargain Centre . Decision of the Department of Transportation would control if we wished a traffic control system , such as a push••button to operate lights . Mrs . Holcomb asked Mr . Suttoni again just when he thought he might be in a position to make a presentation at a Public Hearing , Mr. Suttoni stated that he is working with the Planning Board and the Town Board ;; he is working with the. Federal government *, he is working with F „ H . A . ; and he is working with the County anthe School District on the tax abatement . He stated that he would like to anticipate coming back to the Planning Board at their next meeting . Mr . Cowan expressed the opinion at this point that the present zoning ordinance is so ambiguous as to the wording in the 600 sq . ft . requirement that it is really not applicable . Mrs . Holcomb noted that the next meeting of the Planning • Board for discussion is May 1st , 1973 . Mrs . Holcomb read from Article IX of the existing � ozoning ordinance " Site! Plan Approval " , Section 46 , paragraph 1 . The applicant will suboit a general site plan to the Planning Board which shall also show property lines , including metes and bounds adjacent public: streets , topography , size and location of existing or proposed structures , and the applicant shall submit such other plans and information and any other features deemed reasonably necessary by the Planning Board for adequate study of the proposed plan . MOTIONfby Chairman Holcomb that the Planning Board call and does hereby call a Public Hearing to be held on the 1st day of May , . 1973 , at 8 : 00 p . o,, for the purpose of considering a proposed site plan for the Groff Associates multiple residence project on Ellis Hollow Road which includes 100 units of housing for the elderly . Seconded by Mr . Scannell , The vote was unanimous , Carried . Mrs . Holcomb informed Mr . Suttoni that the neighbors are Kenilworth Associates , Cornell University , George Ideman and the Artificial Breeders , Inc . Mrs . Holcomb read from a newspaper article of October 1968 in re the Artificial Breeders Inc , said article being attached to the Official Minutes of this Meeting and filed in the Office of the Town Clerk. Mr . Suttoni asked if the developer could present the portion of the development that is for the elderly as that which will be built and the rear section as a tentative proposal subject to approval by the Planning Board at a later date . Mrs , Holcomb said that that would be acceptable - the development can be approved in `. Town of Ithac<< Planning Board - 7 - April 3 , 1973 stages . • REQUEST FOR A SIGN - - WHAT' S YOUR BEEF ? - - EAST ITHACA PLAZI-1. Mr . Cowan presented a request by � a restaurant owner to erect a sign of 60 sgeft * as shot.. on the drawing presented to the Board. The sign reads "What ' s Your Beef ? " and is for a small restaurant in the East Ithaca Plaza next to " Odds and Ends % Mr . Cov;an stated that he has turned dawn the. request for this sign under the Town of Ithaca Sign Ordinance Section 7 ( a) because it is too big ( 20 sq. ft , being the acceptable size ) and under Section 13 (b) TAhereby the whole shopping centre can have 250 sq , ft . of signs . Mrs ; lJolcomb pointed out that the PM sign is too big , the P & C sign is too big and they have three years to comply or they come dor.-. , It was the opinion of the Planning Board that the restauran- teur may have only a legal sized sign and that Mr. Cowan should tell Odds 9n Ends to take their sign dowm since it is too big . It was Nor . Cowano s decision , agreed to by the Planning Board that he will tel ; the applicant to make his sign comply with the Ordinance and he will give we give permit . EASTERN ARTIFICIAL BREEDERS . Mr . Cowan stated that the Eastern Artific al Breeders would like to extend their operation easmiard . Mr . Scannell stated the opinion of the Planning Board as being that they have no objection so . long as the proposed expansion does not interfere with the proposed loop road .. Mr , Ccv.a.n stated that tentatively the Eastern Artificial Breeders will be asked to submit some sort of plan to the Planning Board so that they can get a better idea of what they have in mind . SAM PETER'S _ PROPERTY ON PAMY TOAD . Mr . Cowan stated that Mr . Peter wishes to put a warehouse inn behtind his TV store on Danby Road at the intersection of the old King Road and the now King Road . Such an alteration is subject to the approval of the Planning Board before going to the Town Board. Mr . rerancese felt tihat the proposed building might be too close to the Pr roperty l .e , however , he could not really tell from the rather sketchy drawing that Mr , Peter had given to Mr . Cowan, The Planning Board suggested that Mr . Cowan acquire a more detailed plan or drawing from Mr „ Peter and present it at the April 17th meetings He agreed . The meeting was adjourned at 10 : 35 p . m , by Mrso Holcomb , Respectfully submitted , Nancy M. Fuller , Secretary . ".... •.:i-A"Lb' '"C. �.. ;R . : r . wr k Y' ��f `13� e.H:'ct'; ' " +• . i�.J -,i.��k ,.0 x" i. �;F r' �i a.+ .. . � . . 09. AE �• � . , , n April 2., 1973 . . : . . :v M'r . Norbert H. Schickel, Jr . Schicicel.. gnvironmental Devl. Co: 100 Fairview Square :Ithaca , New York 14850 t Dear Mr . Schickel : 'As rre4uested .by Mr ., Gordon Garn, we have analyzed the flow to Mr .. Coggshall ' s 42 " culvert , downstream from the Eastwood Comraons development , to determine the effect of diverting additional water from the storm sewers into the creek. We coin - pate the capacity of Mr . Coggshall ' s culvert to be . 130 cubic feet per second, assuming a depth of about 10 ' at the headwall . Since the headwall has a total height of approximately 141 , this leaves four feet' of freeboard. The computed flow is as follows : With Proposed East - { Existing wood Development Drainage area 42 acres 50 acres Flow ( 3 . 8 " / hr . rainfall ) 88 cu. ft . / second 110 cu . ft. / second We conclude that additional flow may be diverted to the creek without exceeding the capacity of the culvert in storms which are anticipated y . in ordinary engineering practice . The design storm used above may be compared with a storm actually experienced in Ithaca on June 22 , 1972 and considered to be a 100 year storm . Rainfall in that storm as reported by the Cornell Climatology Dept . was : maximum fall in 48. hours 6 . 1 " maximum fall in 24 hours 4 . 1 ` * maximum fall in 1 hour 0 . 47 " Although thefigures for maximum rainfall in one hour here cannot be t compared directly with the 3 . 8 " per hour used in the design calcula - tions (because in the latter case the actual design time is considerably r. shorter than one hour ) , still the general indication is that the design storm is more than adequate as compared to the actual . Sy F s Norbert F. Schickel , Jr . Page For the flow of storm water , leaving the development at the south - west corner , we compute the following : y With Proposed East - Existing wood Development Drainage ,area 14 . 5 acres 7 . 2 acres Flow ( 3 . 8 " /hr . rainfall) 32 cu. ft . / second 23 cu. ft. / second Sincerely , Gerald J . Cavanaugh , P . E . - Vice President of Civil Engin eering of Arthur Miller Asso - ciates , Inc . • y • RECREA 'CIONAL FACILITIES FOR EASTWOOD COMMONS The following provisions are being made for active recreation . These facilities provide a scattered texture of fun and play near each dwelling and throughout the development community . 1 . There: will be a basketball backboard and hoop at the end of the south parking lot east of Wildflower Drive . There will also be a bench for sitting . i 2 . The level pavement outside the garages at each house makes an ideal place close to the dwellings for such things as hop - scotch , jumprope , and four - square ball . 3 . There will be a sandbox near the center of clusters of four buildings close - to the dwellings for visual supervision. There will also be a bench for adults to sit , watch , and visit . 4 . At several locations where there are steep banks , slides will be built into the bank for children to play on , without the dan- • ger of falling off that is present with the upright type . 5 . The smaller open level greens that relate to a group of two or three buildings provide a place for play and picnics . 6 . There are numerous grassy banks for rolling and games . 7 . The large green which will be available in the subsequent stages of development will be for active games such as touch football , softball , soccer , etc . There will be benches at the entry to the green by the parking lot off Harwick Road . This area will not be provided in the first stage , and indeed will not be needed as the whole area will be open field . `& Individual enclosed entry gardens are a basic play area for little togs where they will be visible from the dining room and kitchen area of the dwellings . The entry gardens are also envisioned for small - scale gardening or pot gardening , outdoor eating , sunning , sitting , and outdoor sculpture . I y r DRAFT DRAFT DRAFT DRAFT Resolution Regarding Proposed Elderly Housing Development - Ellis Hollow Road - Ithaca , New York - - 4 / 1 / 73 Yr'e , the Tompkins County Senior Citizens Housing Committee , after examining more recent pertinent data and plans regarding the proposed Ellis Hollow Site development of residential dlvelling units and -. elated multipurpose ancillary facilities , now recognize the need for 100 units of low and moderate income housing for the purpose of sheltering eligible applicants (particularly those persons 62 years of age and older) now residing in Tompkins County . More particularly , the T . C . S . C . H . C . recommends that the Ithaca Town Board , the School District having jurisdiction , and the County Board of �tp � r ,c ; re5ehlaive ; temporarily withhold tax abatement approval until such time as the major developer - owners and investors agree in writing to comply with the following conditions : • 1 . Install standard air - conditioning sleeves in the walls of all residential units and related ancillary facilities as a part of the total replacement cost . 2 . Install 8 washers , 8 dryers , adequate table space , an all - purpose sink , and wall portable ironing boards in the Administration building adjacent to the "main activities room . " The above installations should be financed as a part of the Total Replacement Cost . 3 . That plans for the architectural treatment of both the courtyard ( to include. equipment requirements ) and the landscape surrounding the buildings to be submitted to the T . C . S . C . H . C . no later than April 1973 . Agreed upon additions and deletions (between the Developer a.nd the Committee ) shall be included as a part of project costs excel> t equipment wh =ich shall be donated by the developer ( see paragraph 13 ) . : v Page 2 • 4 . That a paved on grade pedestrian walk with a traffic flow control device be installed between the "project " and the adjacent F . B . C . Shopping Center , S . That 5 X 7 square feet of dry bulk storage per ' dwelling unit be provided in the project . 6 . That the garbage disposal plan be submitted to the T . C . S . C . H . C . no later than April 1973 . Agreed upon additions and deletions shall become a part of the Total Replacement Cost . 7 . That a smoke sensitive alarm system be installed as a part of project cost . 8 . That fire retardent materials meet State , local and applicable agency performance standards . • 9 . That the multi - purpose ancillary facility provide no less than 2000 square feet of net useable space for the "main activities room : " In addition , space must be provided for a multipurpose office ( counselling , social service director , etc . ) , a kitchen , and storage space to service the "main room . " These spaces shall not be construed as areas to conduct project management activities . Detailed design specifications shall be planned jointly between the Developer and the T . C . S . C . H . C . 10 . That no less than $ 15 , 000 per year be allocated ( one attendant per 60 dwelling units ) to salary expense to acquire the services of one full. - time , on - site superintendent and one y,art - timfe assistant . 11 . That a transportation plan describing the scope , nature and financing (how much and who pays ) of a "Mini Bus Service " be submitted to the T . C . S . C . H . C . on or before April 1973 . The acquisition cost of the vehicles ) will be donated by the developer . Page 3 • 12 . That well - heated sheltered space with a pedestrian walk extend from the main residential structure to the service roa.d for safe and comfortable passage to the "Mini Bus Service . " 13 . That a furniture and fixture item list be Jointly composed by the Developer and the T . C . S . C . H . C . That the Developer donate said equipment after the two parties have agreed upon a reasonable inventory which will support activities in the ancillary facility and the outdoor area . An equipment proposal will be submitted to the Developer on or before April 1973 .for review , discussion , and agreement . 14 . That the Developer and his development team be given adequate notice of this resolution as early as possible before April 1973 . That T . C . S . C . H . Cl meet with a representative from the FHA , the Town Board , the School Board , the County Board and Wilbur Trammell on April 1973 at a . m . in the Tompkins County Senior Citizens Center at: the iicGraw House . That the meeting not adjourn until all parties have agreed upon the final conditions for tax abatement approval . AMP 0