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HomeMy WebLinkAboutPB Minutes 1973-09-25 TOWN OF ITHACA PLANNING BOARD SEPTEMBER 25 , 1973 A Special Meeting of the Town of Ithaca Planning Board was held on Tuesday , September 2.5 , 1973 , in the Town Offices , 103 East Green `-� Street , Ithaca , N . Y . , at 7 : 30 p . m . PRESENT : Chairwoman Barbara Holcomb , Arnold Albrecht Robert Scannell , Daniel Baker , Sam Slack , Robert Christianson , Peter Francese ( Planning Consultant ) , Kenneth Kroohs ( Planning Engineer) , Reynolds Metz (Assistant Zoning Officer) . ABSENT : Jack Lowe , Maurice Harris . ALSO PRESENT : Mr . Carl Wren and Mr . Slater of Empire Pipeline of Liverpool , N . Y . ; Randy Crawford of Suttoni Architects , Syracuse , N . Y . ; Wilbur Trammell , Attorney of Buffalo , N . Y . ,, Tom Kehoe represent ing the Senior Citizens Council ,, Mmbers of the Press and Radio ,, and approximately 20 interested citizens . The meeting was called to order at 7 : 35 p . m . by the Chair . ARTHUR " DUTCH" PRINCE SUBDIVISION ON ST . CATHERINE CIRCLE . The members of the Planning Board discussed briefly Mr . Prince ' s request to extend the water line on his subdivision to service lots 1 , 2 , 3 , and 4 of Block 1 and Block 20 MOTION by Barbara Holcomb , seconded by Robert Christianson : RESOLVED , that the Planning Board of the Town of Ithaca approve and hereby does approve the proposal of Mr . Arthur Dutch Prance to install a water line to service Lots 1 , 2 , 3 , and 4 of Block 1 and Block 2 , of his subdivision on St . Catherine Circle , said water line to be dead- ended at a hydrant until the remainder of the proposed water main is installed . Planning Board approval of this proposal does not imply approval of Lots 3 and 4 of Block 1 and 2 . There was no further discussion and the Chair called for a vote . Ayes - Holcomb , Albrecht , Scannell , Baker , Slack , Christianson . Nays - None . The Motion was carried unanimously . PROPOSED ELDERLY HOUSING PROJECT ON ELLIS HOLLOW ROAD , Mr . Carl Wren , Contractor with Empire Pipeline of Liverpool , N . Y . , presented to the Board a set of amended drawings for the above project . These drawings were prepared by Campbell and Whelan , Engin- eers . Mr . Wren referred to a letter from the Planning Board dated May 23 , 1973 , which summarized the conditions to approval adopted by the Planning Board at their meeting on this matter on May 1 , 1973 . Mr . Wren referred to each item in this letter and indicated those which J Town of Ithaca Planning Board - 2- September 25 , 1973 have been duly adapted to the present set of drawings . For example , he indicated that on drawings A02 and All there has been added garbage and refuse rooms on both floors of the building . He referred to a request to move the building and indicated that in terms of a planning analysis of this request because of site restraints ( see A01 ) where a 60 ' right of way is shown , the developer felt that he would lose a positive amenity to the project . As for rotating the building , the acoustics would not be good then . Mr . Wren also referred to a Memo they had received from the Senior Citizens Council dated April 17 , 1973 , and proceeded to show that each of their requests had been taken care of as indicated on the present set of drawings . For example , see Sheet All re 6 washers and 6 dryers ; 2 laundry layout areas , left hand and right hand ironing boards , soak sink . Further , see Sheet A- 2 re landscape plan which is now more fully developed . Also , 601 to 751 of dry bulk storage ; hand rails and locks ; alarm system integrated into design ; 2 , 000 sq . ft . of recreational space in Common Building plus kitchen storage , office area , reception area ; employment of a superintendent - - there will be people on the site ; transportation - - will have a mini - bus service which will provide connections to existing trans - portation lines ; road access close to entrance ( see Sheet A02) . Mr . Wren additionally referred to a letter received from the t Soil Conservation Service and indicated that the catch basins requesm ted were shown . At this point , Mrs . Holcomb made the general comment that this ® meeting is for site plan consideration by the Planning Board . The Planning Board does not have the right to give final approval on multiple residence . The Planning Board will make a recommendation to the Town Board which will at their appropriate meeting take the final action necessary on this project . It was noted that the contract between the Town of Ithaca and Mr . Trammell will include tax stabilization and provision for supervisory personnel requested by the Senior Citizens Council as well as specific provisions in re transportation . Mrs . Holcomb asked that on Sheet A01 the words " multiple residence reserved" on the area to the West be stricken . Mr . Wren agreed that this was a drafting error . Mrs . Holcomb stated that the 19 multiple " desigation to the North is correct . Mr . Randy Crawford of Suttoni Architects referred now to the drawings in re the site plan that they had prepared for earlier meetings on this project and stated that the present plans had incorporated the most important changes . At this point , the Planning Board began the review of the site plan . By way of review , Mrs . Holcomb stated that this project involves 100 units which are divided among 6 buildings having 16 units per building , The buildings are connected but have the effect of being • separate . There are two floors . There are four units above the common building , there is an enclosed court yard . The development is surrounded by parking area with one ®way ingress and egress . ' Town of Ithaca Planning Board ® 3 - September 25 , 1973 With reference to the drainage plan , Mr . Kroohs mentioned a minor point mW the storm drain that runs from the parking lot and under the East side of the building and empties into a drainage ditch near the Northerly property should be turned so that the water will be directed into the ditch in a direction parallel to the direction of flow . Mr . Kroohs indicated that he wants the water to run Westerly . Mr . Wren pointed out that this has been done . Mr . Kroohs referred to the swale indicated on the Northerly property line which seems to stop before the end of the building . It should be extended to pick up drainage from the back parking lot . Mr . Wren stated that the 3441ot parking lot will drain into the North see Drawing No . 36 - 75 . 1 by Campbell and Whelan . Mrs . Holcomb wondered about the off® site drainage as it pertains to the location of the Barnes house ® Mr . Wren stated that they will use the existing drainage in compliance with the Soil Conservation Report , Mr . Scannell asked why on the larger parking lot the slab is raised up about 2` ° high . There followed a lengthy discussion of drainage summed up by Mr . Wren stating that it was the intent of the engineers to have the parking lot drain to the catch basins , and further , that he will run this matter through again with the engineers and they should be able to have it changed . Mrs . Holcomb stated that it is the understanding of the planning board that the water line stops somewhere on the Barnes property . Mr . Wren agreed and stated that it runs 95 ' ( see A01 ) to the nearest hydrant . Mrs . Holcomb asked if the developer will obtain easements from Groff Associates along Ellis Hollow Road for water and sewer from the presently existing water line across Barnes property area. , called Kennilworth ,. to the edge of the elderly housing East boundary . The easement along Ellis Hollow Road on the elderly housing property is to be granted to the Town for future extension of water and sewer . The 60 ' easement for the loop road should be a road easement and a general utilities easement since water and sewer run in the right of way . The following items were noted as important . ( 1 ) The water and sewer plan still has to be checked by Mr . Herman of the County Health Dept . ( 2) Re underground utilities � = it was stated that they have been checked by NYSEG and the Telephone Co . ( 3 ) Mr . Scannell pointed out that a licensed landscape architect is not on the ,fob . Mr . Scannell was not satisfied with the labelling of the plantings to be used . It was indicated that thornless honey locust and red and silver maples would be used in the inner court in an attempt to make the entire court into three sub® courts . Mr . Tom Kehoe complained that the drawings are being looked at by the Planning Board and are not what the senior citizens want . He stated further that the Planning Board has no right to decide on what the senior citizens are going to live in . Mr . Wren was of the opinion that Mr . Kehoe was expressing his own point of view . Mrs . Holcomb stated that it was her feeling that there will be adequate time for people to come and make their comments . i y Town of Ithaca Planning Board 10400 September 25 , 1973 i Mr . Edward Ostrander of 1460 Hanshaw Road was concerned about the texture of the walkways especially in times of snow . Mr . Wren stated that the walkways meet the Federal specifications for the elderly . Mrs . Morris asked if the plans will be on view for the public during the next few weeks and she was told that they would be . Mr . Wren pointed out that they have added 30% more fire walls and now have 13 instead of 8 . Mr . Ostrander asked if there could be covered sun shades . He would like to see both shady and sunny sides in the court yard area . Further , Mr . Ostrander felt that the benches as shown are all lined up side by side . He suggested individual seats set up more in a conversational manner . Mr . Wren stated that the benches they were going to use would be somewhat like a love seat . Mr . Kehoe asked how one gets from the development to the FBC shopping centres Mr . Wren stated that they would call the mini =bus . Mr . Kehoe noted that one cannot walk across the adjacent property .. Mr . Kehoe also asked what the density is of the property behind the elderly housing : Mrs . Holcomb stated that there were to be a maxi - mum of 158 units . Mr . Ostrander asked what percentage of the units there is parking for . Mr . Wren stated that there are 131 parking spaces for 100 units e ® 1 . 3 per unit . He stated that this is 50% over the national average for elderly housing projects . Mrs . Holcomb noted , that this was in response to the zoning ordinance requirement for 1 . 3 spaces per unit . Mr . Kehoe asked about the size of the apartments since they seemed to be under that required by the zoning ordinance . Mrs . Holcomb stated that the zoning ordinance requirement of size way intended for individual structures and not for multiple units with a single structure . With reference to the garbage refuse rooms it was noted that the final detail will show that there will be a chute from the 2nd floor . There will be 8 fire protected rooms for refuse . Mrs . Holcomb wanted to be sure that the developer understood that there is no municipal garbage collection in the Town of Ithaca . It was understood . Mr . Francese asked if the plans showed a place for stoage of garbage for pickup . Mr . Wren stated that there will be a collection pad to which point the collection man will come . Mr . Francese stated that he was concerned about exterior storage as well as interior . Mr . Francese said that all exterior garbage should be enclosed . With reference to the laundry chutes , Mr . Ostrander was con- cerned about the door or covering over them . He said that spring- controlled doors are too stiff for the elderly to maneuver . Mr . Wren stated that they are using a counter- type arrangement that lifts up . It was agreed that this concern has been taken care of . { , Town of Ithaca Planning Board - 5 ® September 2.5 , 1973 At this time , Mrs . Holcomb went over the list of senior Cato requirements one by one and it was agreed that each item had been attended to satisfactorily . Mr . Ostrander wanted to be sure that the air conditioning tubing ( sleeves) will accommodate any type of model of air conditioner . Mr . Ostrander also pointed out that the Agricultural Informational Bulletin required fire extinguishers in kitchens . Mr . Wren stated that this is a recommendation not mandated by law . Mrs . Holcomb turned the discussion to the moving of the build ing to the East . Mr . Francese stated that 501 from the right of way line is alright with ham . Mrs . Holcomb stated that the location of the building visa-vis the back propert line ( or the side property line - •• whichever you choose to call itT is too little . The sugges - tion has been made previously of moving the entire project toward Ellis Hollow Road but site contours and aesthetics seem to be a problem . Mr . Wilbur Trammell wondered if this problem could not be solved by providing an agreement between the developer and any future owner of the property to the rear that in addition to the normal set back required by statute he would add 61b This plan was acceptable . Mr . Ostrander was concerned that there was too much parking space * Mr . Christianson pointed out that this space was for visitors . There followed a lengthy discussion of isolation of the site . Mrs . Holcomb read from the Planning board recommendations to the Town Board of one and a half years ago . Mr . Kroohs wanted the mention of the mini -bus to be noted . Mr . Trammell wished to make it clear that the bus service would be comparable to public transportation , not on a ° ' call as you feel the need" basis . Mr . Scannell suggested that the 34 car parking lot at the east end of the lot next to a garden be made shorter and the garden made more accessible . Mr . Wren pointed out that they had wanted to indicate an area in which parking would be prohibited . He indicated that there will be a line on which parking will not be allowed and this will provide walking access to the garden area . Ms . Barbara Geehan of The Ithaca Journal asked who would answer the 24 hour call from the individual apartments . Mr . Wren stated that such a call would go to the office where there would be someone on duty like a night clerk . il4r . Scannell was of the opinion that during this lengthy dis ® cussion , eve one of the problems that was brought up at the last meeting have een mentioned . He could see no reason to delay the matter any further . MOTION by Barbara Holcomb , seconded by Robert Christianson . RESOLVED . that the Planning Board of the Town of Ithaca recommend to the Town Board of the Town of Ithaca approval of the plans submitted by the Developers of the 100 - unit housing for the elderly project on Ellis Hollow Road as presented to the Planning Board on the 25th of September , 1973 , with the following conditions , Town of Ithaca Planning Board - 6 - September 25 , 1973 1 . Texture of sidewalks to be such that slipperyness is avoided . 2. . The bench areas in the Courtyard to be in a conversational arrangement , 3 . Equipment in Courtyard to be spelled out in Contract with the Town . 4 . Supervisory personnel for operation of project after completion to be spelled out in the Contract with the Town , 5 . Provision for adequate transportation to be included in Contract with the Town . 6 . Provision to be made for enclosed and screened outside containers for refuse . 7 . There is to be a binding agreement with the adjacent property owner to the North requiring an additional ten feet ( 101 ) for yard requirements beyond the minimum zoning requirements to make up the two to six foot shortage of side yard requirement on this property . 8 . Walking lanes across the East parking lot to the garden area to be designated . 9 . Plan to be submitted to Fire Chief Weaver for his comments on fire protection . 10 . Entire plan for water and sewer services must be approved by the Tompkins County Health Department , 11 . Designate the caliper and height of planting materials to be used . The size will be checked by Mr . Robert Scannell prior to submission of the final plan to the Town Board . 12 . The developer shall designate the one �way traffic pattern into and out of the property by means of signs . These signs shall be in conformity with the Town of Ithaca Sign Ordinance , There being no further discussion , the Chair called for a vote4 Aye ® Holcomb , Albrecht , Scannell , Baker , Slack , Christianson , Nay - None . The Motion was carried unanimously . MEETING OCTOBER 90 1973 . Mrs . Holcomb announced that the next Planning Board meeting would be October 9 1973 . There will be a discussion of the Park Council . ' ADJOURNMENT . Mrs . Holcomb adjourned the meeting at 10 ° 00 p . m . Respectfully submitted , Nancy M. Fuller , Secretary .