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HomeMy WebLinkAboutPB Minutes 1973-06-05 f dam , TMIN OF ITHACA PLANNING BOARD JUNE 5 , 1973 A regular meeting of the Town of Ithaca Planning Board was held on Tuesday , June 5 , 1973 , in the Town Offices at 108 East Green Street , Ithaca , New York , at 7 : 30 p . m . PRESENT : Chairwoman Barbara Holcomb , Maurice Harris , Jack Lowe , Daniel Baker , Arnold Albrecht Sam Slack Robert Scannell Kenneth Kroohs ( Planning Engineer) , Reynolds Metz (Assistant Zoning Officer) , ABSENT : Robert Christianson , ALSO PRESENT : Mr . Walter Wiggins , Mr . Arthur P7DutchOP Prince , Mr . Fred Rolfe . Chairwoman Holcomb opened the meeting at 7 : 40 p . m . In the way of Routine Business , Mrs , Holcomb stated that there were no Minutes to be approved , no report from Park Council , no report from the County Planning Office and that Groff Associates , who were to be first on the Agenda , were not in attendance . BEACON HILLS , In place of Groff Assoc . , Mrs . Holcomb referred to Beacon Hills for the moment . She made the following comments on Resolution No . 2 , as passed by the Planning Board at the Public Hearing held . by ®` the Planning Board on May 15 , 19730 Resolution No , 2 reads : "RESOLVED that the final site plan for Stage 1 of Phase 1 of Beacon Hills Village be approved and hereby is approved by the Planning Board of the Town of Ithaca , with the following conditionso 1 . That said plan be approved by the Tompkins County Health Department . 2 . That the Street Lighting Plan be agreed to by the New York State Gas and Electric Company ; 3 . That there be agreement with and approval of the water and sanitary sewer detail drawing by the Tompkins County Health Department . 4 . That there be assurances that further discussion will be held between the developer , Beacon. Hills Village , and Cornell University concerning continuity of the character of the area adjacent to the proposed development known as the Cornell Bogs and 50 That the appropriate road profile be approved by Kenneth C , Kroohs , Planning Engineer of the Town of Ithaca. Condition 1 -- Okay . Condition 2 Not Sure . Condition 3 - - Okay . Condition 4 -- Okay . Condition 5 - - Okay . With reference to Condition 4 Mrs . Holcomb stated that Stage 2 is in the works and the Beacon Hills people are talking with Cornell ; The Bog will probably get more water from roof drains . She further Town of Ithaca Planning Board ® 2- June 5 , 1973 stated that to her knowledge everything that was talked about at the meeting of May 15th , has been donee She stated that the plans will • be left for the Board to examine at their leisure and sign them if they should so desire , ensure to check through Mr . Metz stated that Beacon Hills Village has submitted four applications for building permits by types of buildings , as follows : 9 applications at $ 20 ,1000000 3 applications at 2 000 . 00 9 applications at 23 , 000 ,00 9 applications at 64 . 200 . 00 Total $ 120382000 . 00 The fee under this plan would be $ 300 . 00 but the Town has a maximum fee for one building permit of $ 150 . 00 , 9 There followed a discussion of the fee set -up . Mr . Scannell stated that it should be a Town Board decision if the Zoning Officer did not wish to set a fee on his own . that � t should beprocessed • Mr • Scannell felt , however , Cowan want an opinonfromthe Planninthe gnBoard , cere they woulddsay t the fee should be based on one building Y that stated that it was his opinion that itgiserreally p � tocthe eTown ll uBoard and perhaps they would feel that it should be based on four permits because there are four types of building permits , ANTHONY LEONARDO PROPOSAL TO BUILD A HOUSE ON DANBY ROAD , Mr . Metz stated that Mro Leonardo has proposed building a house on the second of three lots fronting on • a proposed road . Mr , Metz stated that under the present zoning ordinance , a permit cannot be issued for a house on a proposed road - - it must be on an approved road or on a private road . There followed a lengthy discussion whereupon Mrs , Holcomb read from ss 280 , paragraphs 4 and 5 , of Town Law pertaining to proposed streets ® Mr . Scannell wondered if Mr . Leonardo could not come in to the Planning Board and ask that this road be dedicated .. Mr . Kroohs suggested to Mr , Metz that it would be a better idea for Mr . Leonardo to show all 45 acres of his land on hi posed drawing . s pro- Mr . Slack suggested that an alternate solution to the road problem might be to turn the plan around and consider it as one parcel and call it as being on Danby Road. After further discussion , it was decided that the Planning Board feels that there are two possible ways for Mr . Leonardo to accomplish his purposes , lo Consider the loton - lot between the proposed house and cDanby Roadeassaps ngled paand rcelhe fronting on Danby Road . A building permi these circumstances , t could be issued under Town of Ithaca Planning Board - 3o June 59 1973 2 . However , if Mr . Leonardo wishes to divide his property into three lots as shown on the building permit application sketch then he must come to the Planning Board for subdivision approval prior to any action being taken by the Zoning Officer . Mr. Kroohs and Mr . Metz pointed out that the lot sizes as described on the sketch are not sufficiently large to meet the requirements of the R- 30 district , FUTURE MEETING DATES . There was a discussion of scheduling for the meetins of the Planning Board, June 19th was tentatively set aside for the Zoning Ordinance . Mr . Scannell suggested the 19th and 20th of June for the zoning ordinance at the Marine Midland Bank. GROFF ASSOCIATES , Mr . Kroohs stated that he had walked the site with Mr . Jim Calhoun of the Soil Conservation Service . Mrs Kroohs has made a list attached hereto , of the items he and Mr . Calhoun think Groff should attend to . Mr . Kroohs said that Mr. Calhoun had also written a list of comments . A copy of Mr Calhoun ' s comments is on file in the Town Planning Department Office and one copy has been sent to the developer . • Mr . Slack was of the opinion that the old box culvert at the end of Pine Tree Road = is not capable of taking the volume of water involved, Mrs . Holcomb stated that MrSuttoni will have the plans .in the office before the next meeting with them which is set for the 10th of Julys ARTHUR "DUTCH" PRINCE STs CATHERINE CIRCLE DEVELOPMENT, Mrs . Holcomb reviewed the matter . The original portion of this development was approved a long time ago , and since that time another section has been approved by the Planning Board . The law states that a subdivision map should have been filed in the County Clerk ' s Office within ninety days . No map was filed and , therefore , the Town Attorney says that the approval procedure must start all over again . Mr . Prince wishes to add another area and do it all at once . Mr, Kroohs pointed out the existing sewer line and stated that it should be shown on the plan . Any water and sewer connection should be shown . Mr . Prince stated that they are shown on the map that he ( Prince ) has with him this evening . Mr . Kroohs stated that 5 ' contours should be indicated '. Mrs . Holcomb stated that there is a very prominent gully or creek bed which may make some of the lots as shown unsuitable for development . Mr . Slack noted that there is a swamp on the Church property (Ste Catherine of Sienna Church ) , Town of Ithaca Planning Board - 4- June 5 1973 Mr . Prince stated that there is a brand new culvert which will take care of the swamp . Mr . Prince also stated that the Town had agreed to a 50 ' right of way between lots 5 and 6 of Block Three , rather than the usual 601 . Mr , Prince said with reference to the hydrant on Christopher Lane that the water line is on Mr . Schoenfeld ' s property . Mri Slack referred to a letter from the Fire Chief that stated that the pressure up there is not good enough to put out anything more than a brush fire ® There followed a discussion of water lines - - where they are and where they are not , Mrs , Holcomb stated that the best procedure is to check with Steve Herman and see if we have everything we need before a Public Hearing on the 10th of July. Mr . Kroohs stated that he will call 1%1r. Prince tomorrow and check with whoever did the survey about the five foot contours . There followed a discussion of the public hearing date . Mr ' Prince cannot wait until July 10th. Mr . Francese and Mr * Scannell were in favor of having a • public hearing on the 20th of June since the Planning Board has been over this plan so many times , MOTION by Mr . Robert Scannell , seconded by Mr , Daniel Baker , RESOLVED that the Planning Board of the Town of Ithaca will hold a Public Hearing on the 19th of June , 1973 , at . 7 , 30 p . m , for the purpose of considering preliminary site plan approval for Arthur Prince Subdivision on St , Catherine Circle, There was no further discussion and a vote was called for . All members present voted aye , The Motion carried, Also in connection with Mr . Prince , he has a proposal for approval of Fidler Road which the Planning Board will look at at the July 10th meeting . WALTER WIGGINS ' BEQUEST FOR REZONING OF A PARCEL OF LAND AT 1152 DANBY ROAD FROM R� 30 TO MULTIPLE RESIDENCE FOR THE PURPOSE OF CON- VERTING A BARN INTO FOUR TO SIX APARTMENTS .- Mri Walter Wiggins appeared before the Planning Board and stated that he owns a farm on the Danby Road , comprising; 70 acres , where the LtAuberge du Cochon Rouge is located, There is a large , very sound barn on the property near the restaurant , Mr . Wiggins • passed out pictures of the barn and stated that since the pictures were taken the barn has been restored . He further stated that the expenses to keep the barn sound have been very high , running around four to five thousand dollars . Mr , Wiggins said that within the limits of the present zoning ordinance he installed two apartments in the barn , in order to offset expenses , but this led to further Town of Ithaca Planning Board - 5 - June 5 , 1973 ® problems and expenses because of heating difficulties . He has therefore devised a reasonable plan to keep it an economically viable property , and that is to have four to six apartments in all in the barn, Mr , Wiggins said that he has appeared before the Zoning Board of Appeals and nobody appeared at that public hearing to oppose the plan all the neighbors having been notified of the proposal, Mrs . Holcomb said that the first problem is that the reason that the building permit was not granted was that it is not permitted under the present zoning ordinance because it is a request for a multiple residence in an Rm30 zone , Mrs . Holcomb noted the possibili® ties � M ( 1 ) Rezone ; ( 2) Obtain a variance on the basis of hardship , However , it should be understood that if Mr . Wiggins chooses to go to more than two apartments he would be subject to the multiple residence laws of the State of New York . As of July 1 , 1972 , anything converted to multiple residence has to be approved according to New York State Building Codes , Mrs . Holcomb asked the members of the Board if they felt it would be possible to re - zone this land , Mr . Francese asked Mrs Wiggins if he had plans to develop the rest of his lando This question was not answered but Mr . Wiggins stated that the problem with the R� 30 designation of the land on South Dill is that any development is very costly because of the . rocks- He further stated that he knew of several owners _e Mr . Leonarm do Mr , Yengo , Mr, Schickel and Mr . Babcock " - who would welcome his (Wiggins ' ) land being designated as multiple residence zone , Mr . Wiggins stated that he would like to see his land designated multiple and that he thought that Mr Leonardo . ..Mri Yengo and Mr . Schickel would like to have their land re-zoned, Mr . Francese discussed at length the new zoning ordinance and the meaning of the new R- 1 district and referred to the possibilities inherent in the Planned Unit Development . Mrs Wiggins stated that it was his opinion that this land is not really suitable for the single- family , Cayuga Heights - type , of development , Mrs . Holcomb stated that the Planning Board is not in a position to recommend the kind of approval that Mr . Wiggins is asking for now , The Planning Board can only recommend on rezoning , Should there be an application for rezoning , Mr Wiggins would have to have a plan and the land i5 tied to that plan, Mr . Wiggins stated that he was present at this meeting of the Planning Board as a result of a meeting with the Zoning Board of Appeals , There followed a lengthy discussion of zoning requirements and amendments to the zoning ordinance over the years and rezoning , Mrs- Kroohs described in detail the problems of multiple construction and costs involved, Mr . Francese stated that it seemed to him that if the Planning Board were to recommend to the Town Board that Mr . Wiggins ' land be rezoned , that Mr , Wiggins would have to come up with a substantial Town of Ithaca Planning Board - 6 ® June 5a 1973 plan for most of the 70 acres . Mr . Francese further stated that it was quite clear to him that Mr . Wiggins does not want to do that . Mr , Scannell stated that in his opinion this whole lengthy discussion is purely academic - - the Planning Board cannot take any action at this point in time , Mr , Wiggins should go to the Zoning Board of Appeals . Mrs . Holcomb stated that it has been noted by the Planning Board that Mr , Wiggins does not want to rezone his land . Another alternative open to him , if he should wish to delay , is that he could wait until the new zoning ordinance is in effect and then he could consider building as multiple , cluster , or any number of things , The future might hold a better way . to handle the land° Mrs , Holcomb noted further that should the Zoning Board of Appeals decide to grant a variance because the barn is in jeopardy then every other owner of an old barn in the area could come in with the same request . Mrs . Holcomb continued and stated that under the present ordinance the Planning Board cannot give permission for the construc- tion of more than two apartments in the barn without the rezoning of the area to multiple residence , but Mr . Wiggins does not wish the area to be rezoned multiple residence at this time since it would require the filing of a plan for the rezoned area , • Mr . Wiggins stated that he had no objection to the area being rezoned to multiple residence but he does not have a plan at the present time , MOTION by Mr , Lowe , seconded by Mr . Scannell , RESOLVED that the matter of the application of Mr. Wiggins for permission to construct four to six apartments in his barn at 1152 Danby Road be referred to the Zoning Board of Appeals without recom- aendation since the Planning Board has no basis for action. There was no further discussion and a vote was called for, All members present voted aye and the Motion was carried. FRED ROLFE REQUEST TO BUILD A STRUCTURE FOR COMMERCIAL PURPOSES ON BOSTWICK ROAD , Mr . Metz stated that Mr . Rolfe had originally brought in an application for a building permit to build a building 24 ' x . 301 beside his house on the Bostwick Road for the purpose of housing a craft shop , rug shop and candle shop , Mri Metz felt that this project could be ., termed a home industry , but it might include commercial . products , Mr4 Metz has spoken with the Zoning Board of Appeals and they would like a recommendation from the Planning Board because it might involve commercial rezoning , since the Rolfe home is in a • residential zone , Mro Rolfe stated that in respect to his neighbors he has decided to change his „ proposal , He might use some room in his base - ment for the activity , Mr , Francese stated that it was his opinion that this request f Town of Ithaca Planning Board - 7- June 5 1973 falls in the category of a home oc^upation . The size and character of the occupation determines whether , it is a home occupation or a commercial venture . Mr . Scannell noted that if other people are employed it is not a home occupation, Mrs .. Holcomb read from the present zoning ordinance Section 19 , paragraph 2 . Mr,. Kroohs Objected to the definition of home occupation and employing , Mb . Scannell asked Mr ® Rolfe if it would be a hardship to hold off until this new ordinance is in effect ? Mr . Francese argued that the net effect of the occupation is what should be considered, Mrs , Holcomb stated that this discussion about the concept of a retail sales operation and a home occupation should be continued when the proposed zoning ordinance is discussed , The discussion with Mr . Rolfe concluded at this point with Mr . Rolfe withdrawing his request.® i- D _ 2Q.TI1vG OMINANCF . The Planning Board discussed the definition of a home occupa- • tion at length . ADJ-. ...:.'_AIT • The meeting of the Planning Board was adjourned 'at 11 . 15 plm Respectfully submitted , Nancy M. Fuller, Secretary, GROFF PX5UZ;IW "KZ6 �f Housing for the Elderly Field inspection of the site and examination of the plans presented by June 19 1973 , producedithe following questions and suggestions ° 1 . Abetter arrangement ' may be found for the tress within the Fojz c �' CS 0 ,xk. parking lot . � 0urbs could be .extended in a semi circular fashion -\ ray o r-\ around the trees to allow snow plows to akaaa& them . 2 . How _ ( from what data) were the contoursdrawn? At the very least the contours should be extended 200 ° North and the numbering of those to the forth side of the project checked . Drainage swale to West should be drawn so as to be sure of the path it takes from culvert at FBC driveway to a point East of the project area ° Major swale to the North does not cross FBC driveway and the contours should be corrected to so indicated •. 30 Existing culvert under FBC driveway should be show with the size , elevation and type indicated . Also , the existing path of the stream beading to that culvert . 4 . Plan ' should be drawn showing area that drains into the. _ project . 50 . Complete surface drainage plan must be presented and it should be ' by an engineer and show his stamp and signature . 6 . The courtyard will need drainage to prevent it from becoming a ° ° sea of mud" . Suggest two rows of farm the parallel to the w"a buildings , at approximately the third points between the buildings and connected to the storm drain under the community building . 7 . Buildings should have footer drains and . roof gutters leading f directly into the storm drainage system . 1 r l° Cf . o GRO" ASSOCIATES o Housing " for the Elderly . 8 ® Parking lot should be sloped to drain runoff into a ditch on North side ,, This ditch could then empty into a catch basin near the West end of the buildings ,, 9e Water and sewer should be extended not as indicated , but along Ellis hollow Road with easements for the entire length of the property . Distance between pipes must be checked ,, 10 . Easement for the Icing Road should be not only for a road but also. for general utility ,, 110 Hydrants must be , shem and installed . Check with F.iro Chief on placement © Need at least one within property ,, ' 12e Traffic signs indicating one way status of driveway should be shown and installed ,, 13 . Parking lot at East side could use some, 'lanting around it By making this lot parallel to the East pioperty line more land can be included in the court area for recreation ,, 14 . Bus area could be better designed for bus approach and snow removal by continuing outtsida . durve of driveway into curb at waiting area . ,, will thencyba ' at edge of sidewalk ,, . 15etill would like to seia so= type of walk between the shopping center and the housing, A direct walk aeer gh® drainage- . Swale at the North could utilize the existing trees :(de&d : onee would - have to be cleared for safety) and could be gAte nice. ,, If such & walk is . suffi6iently usedthe question o£. a pedestrian 10 ` signal - at the walk "�o�ald , be discussed when the ring . road i93 bUilte . 16e -he useof very spy existing frees is highly questtiomble . Therefore , need schedule of� types to be used in place of existing -tf�