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HomeMy WebLinkAboutPB Minutes 1975-08-05 TOWN OF ITHACA PLANNING BOARD AUGUST 5 , 1975 The Town of Ithaca Planning Board met on Tuesday , August 5 , 1975 , in the Town of Ithaca Town Hall , 126 East Seneca Street ( second floor_ ) , Ithaca , N . Y , at 7 : 30 p . m , PRESENT : Chairwoman Barbara Holcomb , Robert Christianson , MauricF Harris , Liese Bronfenbrenner , Richard Black , Sam Slack , Lawrence Fabbroni ( Planning Engineer/Building Inspector ) , John McQueen ( Law Student ) , Susan Blumenthal ( Planning Student ) , ABSENT and EXCUSED : Robert Scannell , Daniel Baker , ALSO PRESENT : Mr , and Mrs . Madison , Mark Charlton (WTKO ) , The Chair called the Meeting to order at 7 : 35 p . m . APPROVAL OF MINUTES MOTION by Mr , Robert Christianson , seconded by Mr . Maurice Harris : RESOLVED , that having duly read the Minutes of the Planning Board for February 18 , 1975 ; March 4 , 1975 ; March 18 , 1975 ; April 1 , 1975 ; April 15 , 1975 ; May 6 , 1975 ; May 20 , 1975 ; and June 3 , 1975 ; and found nothing out of the way , in fact , their being a pretty good set of Minutes , the Planning Board approve and hereby does approve these . Minutes as presented , There being no further discussion , the Chair called for a vote , Aye 4 Holcomb , Christianson , Harris , Bronfenbrenner , Black , Slack , Nay - None , The MOTION was declared to be carried unanimously . REPORT OF BUILDING INSPECTOR , Mr . Fabbroni reported that 5 building permits were issued in July , 1975 - - 2 for homes , 2 for additions , 1 for a Church , The total construction cost is $ 282 , 300 , 00 as compared to July , 1974 , when the total construction cost was $ 103190800 . 00 for 8 homes , 4 additions , and the National Cash Register addition , REPORT OF PLANNING ENGINEER , Mr , Fabbroni reported that the Town is working to get the sewer contracts for the five proposed sewer extensions out to bid by Septem- ber . He also reported that there was a meeting with the Forest Home Improvement Association to discuss the sewer extension project for the Forest Home area where much time was spent on discussion of easements , Mr , Fabbroni reported that he has been busy trying to straighten out the perennial drainage problems in the Northeast , Mr , Fabbroni felt that the crux of the problem is over - capacity and under-design culverts . Mr . Black wondered if it would be more expensive to try a holding pond or to expand the culverts , Mir , Fabbroni was of the cy, inion that both alternatives will be tried , Town of Ithaca Planning Board m2 - August 5 , 1975 Mr . Fabbroni reported that Arthur " Dutch " Prince is putting in . the water loop and that it is almost completed so that the St . Cather - ine Subdivision services are completed as approved . Mr . Fabbroni reported that he has been working with developers in Eastern Heights to improve Tudor Road and Sharlene Drive and that they are rounding into shape , Referring to the Bolton Point project , Mr . Fabbroni reported that the pumping station is well along and that they are starting to prepal_C• for the line in the Lake for the intake facility . The water treatment plant is proceeding well , He stated that most of the more difficult aspects of the project have been done and the project should be com- pleted by late summer next year with the possible exception of the pumps which may not arrive in time , ADJOURNED PUBLIC HEARING FOR CONSIDERATION OF SITE PLAN FOR PROPOSED OFFICE BUILDING FOR MADISON ELECTRIC INC . ON THEIR PROPERTY IN LIGHT INDUSTRIAL DISTRICT OFF FIVE MILE DRIVE ( PARCEL NO . 6 - 31 - 2 - 30 ) . Mrs . Holcomb indicated that this is an adjourned Public Hearing from the Planning Board Meeting of July 1 , 1975 , where because of the non- appearance of Mr . Madison the matter was tabled until further infor- mation could be received . Mrs . Holcomb noted that Mr . Madison had not appeared at this meeting either , Mr . Fabbroni stated that , as at the previous meeting , Mr . Madison had been given notice of the meeting , however , he would attempt to render what information he had , • Mr . Fabbroni stated that the addition is strictly for office use , Madison Electric does not have a general public business and for the most part only salesmen callers . Mr . Fabbroni stated that Madison Electric has a right to use the right of way from Five Mile Drive back to the parcel in question , Mrs . Holcomb a �kr.d how many employees Madison Electric has ? Mr . Fabbroni did not know , Mr . Fabbroni stated that one question is how far do we have to put this building from the lot line ? Mrs , Holcomb stated that if we look at the provisions of the zoning ordinance , it depends on which is the front and which is the side of the building . The rear yard should be 50 ° , the front yard should be 150 ° , but there can be no parking in the front yard according to the zoning ordinance and it appears from the plan on the building permit application that Madison Electric has the narking in the front if we call that area the front yard , Mrs . Holcomb also noted that the parking space requirements in that particular district depend on the number of employees . Mrs , Holcomb commented that Madison Electric may need a variance if it is determined that they want parking in the front yard . Mr . Fabbroni stated that he did no see any such problem - - there is really no front yard in this case , as he interprets this zoning ordinance , In this case , you have more like three side yards , There followed a lengthy discussion of the property in question , easements , roads and yards . At this point , Mrs , Holcomb requested that Mr . Fabbroni telephone Mr . Madison and ask him to come to the meeting , The matter was tabled Tom of Ithaca Planning Board - 3 - August 5 , 1975 Lor further discussion later on this evening . . DISCUSSION OF ADJUSTMENT OF LOT SIZES - - OTTO SCHOENFELD SUBDIVISION - - WILLIAMSBURG PARR SECTION 5 - - OFF BURLEIGH DRIVE . Mrs . Holcomb noted that the Planning Board has approved Section 5 of Mr . Schoenfeld ' s Williamsburg Park Subdivision and that Mr . Schoenfeld has changed some of the lot lines in a minor way by decreasing to 1001 frontage in order to add more front footage to the corner lots . Mr . Fabbroni read a letter received from Mr . Schoenfeld dated July 28 , 1975 , as follows : " In discussing the matter of financing the development of Plan " °7 Section 51 Williamsburg Park with Lagrand Chase and the First National Bank it was brought out that Lots Nos , 126 , 158 and 162 would be more attractive and salable if each had more road frontage . Therefore I have revised the dimensions of Lots Nos . 130 thru 15A reducing the frontage of each by 3 ' from 103 ' to 1001 and adding 10 ' to Lot No . 158 giving it a 60 ' frontage and adding the remaining 11 ' to Lot No . 126 giving it 51 ' frontage . Also , I have reduced the frontage of Lots Nos . 166 thru 178 by 5 ' each and added the 20 ' to Lot No . 162 giving it 60 ' frontage . Since these changes do not violate any zoning statutes and since the tentative Plan " C " is still subject to final approval , I would appreciate it if you would take the matter up with members of the Board and advise me as to whether this will require another meeting . The sewer and water plans have been submitted to the Health Depart-i meat for preliminary approval and except for a few minor details and a requirement that the Cambri8,ye Place water line in the Village of Cayuga Heights be l .joped back to the line at Warwick and Randolph all is acceptable and expected to be approved when some of the officials return from vacation . Please advise me by mail , letter head address , your feelings regarding the dimension changes requested , " MOTION by Mrs . Barbara Holcomb , seconded by Mr . Robert Christian- son . RESOLVED , that the Planning Board of the Town of Ithaca approve and hereby does approve the minimal lot adjustments as shown on Williamsburg Park Subdivision Plan , Village of Cayuga Heights and Town of Ithaca , dated December 31 , 1971 , as amended July 28 , 1975 , as a substitution for the previously granted conditional final approval in June of 1975 of substantially the same map . There being no further discussion , the Chair called for a vote . tive - Holcomb , Christianson , Harris , Bronfenbrenner , Black , Slack . Way - None , The MOTION was declared to be carried unanimously . Town of Ithaca Planning Board - 4 - August 5 , 1975 PROGRESS REPORT ON PARKS PLAN - - SUSAN BLUMENTHAL . Mrs . Holcomb announced that Ms . Susan Blumenthal will present an up-date on the Master Plan that she is working on for Parks in the Town of Ithaca . She noted that the Plan is not finished but this is a good chance for general input from the Planning Board members . Mr . McQueen has been busy learning about parks also , having spent a couple of weeny researching legal questions on parks . Ms . Blumenthal stated that she would give some of the highlights of the Report that she is preparing . She noted first that there is a need for parks and recreation facilities in the Town . By 1995 there will be an increase in the Town population to approximately 19 , 000 people not counting the Village of Cayuga Heights . There are presen- tly no parkland facilities existing in the Town except for some small areas that have been set aside in the subdivisions and those supplied by other groups such as the State Parks , the colleges , the schools , and the City of Ithaca and the Youth Bureau , Ms . Blumenthal stated that she had utilized the Park Policy that the Town adopted in June of this year and the recreation standards that have been set by the National Recreation Association , which , she commented , it is generally said that these standards should be adopted , revised and modified to meet a particular situation . She noted that she used a standard of a minimum of 5 acres of active open space for each 1 , 000 people , She did not include the regional parks in that . standard , since those parks serve a larger geographical area than just the Town . She noted that as a start she felt that there should be one area park in each neighborhood of the Town . Ms . Blumenthal suggested that there is no reason to incorporate any more regional parks in the Town per se since there are a large number in the area now . The empha - sis would be on undeveloped open space . In particular , Ms . Blumenthal stated that she wanted to bring up the work that the Environmental Management Council has been doing such as the inventory of the unique areas in the Town and the whole County . Ms . Blumenthal listed the following unique areass 1 . Coy Glen . 2 . Area below Buttermilk called Larch Meadows where there are rare plants and a wildlife habitat . This is a good bird watching area , The Bag Turtle formerly nested there . 3 . Fleming Meadow which is marsh and swamp lying mostly to the east of Route 13 -A , to the west of Lehigh Valley Railroad , north of the old Inlet Valley Schoolhouse , and south of the road connecting Rte . 13 -A with the railroad , running from northwest to southwest . There are Marsh Wrens , both short - billed and long - billed . There are rare plants and muskrats . In recent years the area has been filled . 4 . Pond and wet areas across from Route 13 -A . ( Lick Brook ) . 5 . On South Hill the Cornell Bog . There is more area there that is in need of protection than is presently owned by Cornell , This is a distinctly unique area . There are Prairie Warblers there . 6 . There is a huge granite boulder called Adirondack Anorthosite Erratic located about 100 yards downstream from the upper Forest Home Bridge on Fall Creek , 7o Bull Pasture Pond lying east of Warren Road on Cornell Golf Course land . This area has salamander migration . 3 , Lehigh Valley Railroad right of way along Route 89 , There are rare plants and birds . Oakwood vegetation . It is flat for bikes and Town of Ithaca Planning Board ® 5 - August 5 , 1975 hiking and it goes out to Taughannock Park . . 9 . Williams Glen is a small gorge which empties into Cayuga Lake . The area being considered is a small portion of the stream , about 150 ' west of Route 96 . The largest igneous dike in the central New York area crosses the stream bed in this 4rea . This is very unique . At this point Mr . Madison arrived and the Board turned back to the discussion of the site plan for the proposed office building for Madison Electric , Ms . Blumenthal will continue her talk after this discussion . MADISON ELECTRIC ( cont , ) Mrs . Holcomb stated that the Board is starting out with a lot of questions . This is a light industrial district and the use is prac - tically all residential for that area . She asked Mr . Madison if he. could sketch for the Board on the Map where the easement goes in the flood control channel . Mr . Madison indicated on the Map and stated tha %- itstarts from the center of the right of way and goes north 38 ' and then east 21 ' to the edge of the building and right around the buildinc: to a point 8 ' north of the southeast corner . Mr . Black commented that the easement road that goes down to the Slaughter House property uses up all of this property . Mrs . Holcomb asked if they have a permanent right of way to th� easement that they have for the use of that road . Mr . Madison said that it was a permanent right of way to use this road . Mr . Madison noted that they do not intend to build on the flood control channel , Mrs . Holcomb asked how many employees the company has . Mr . Madi- son stated that they have 3 employees for 8 hours a day . One man is on the road in a truck . Parking is east of the existing building . Mrs . Holcomb noted that there is no problem with parking here since the zoning ordinance requires one space per three employees , Mrs . Holcomb noted the requirements of the zoning ordinance in regard to yard requirements : front yard - - 150 ' deep ; side yard -- 601 ; rear yard -- 50 ' . Mrs . Holcomb commented that what we call what in this case is a real question , Continuing , Mrs . Holcomb stated that the coverage of the lot is 30 % which is no problem and that the height of the building is no more than 25 ' which is no problem . Mrs . Holcomb noted that there can be no parking in the front yard and also that the parking area has to be surfaced by blacktop or concrete or some perma- nent material . The access drive has to be paved which is no problem . The building can be no closer than 50 ' from any residence . There must be a 10 ' buffer strip where the property abutts a Residential Zone . Since Coy Glen Creek is the boundary and is a natural buffer of more than 10 ' to the north that is no problem . The western boundary does not abutt a residential zone . Mrs . Holcomb stated that the only pro- blem the Board has is how to determine how far the proposed building has to be from the property line , Mr . Black commented that he thought the problem is senseless since the existing building was closer to the lot lines than the proposed one J. s and the existing building does not meet the requirements . It seems :rs:�nseless to worry about the setback requirements on the new one since ; . is behind the existing building . Town of Ithaca Planning Board - 6 - August 5 , 1975 MOTION by Mr . Sam Slack , seconded by Mr . Richard Blacks MRESOLVED , that the Planning Board of the Town of Ithaca recommend and hereby does recommend to the Town Board that approval be given to the proposed site plan as presented by Madison Electric Inc . for an additional building on parcel no . 6 - 31 - 2 - 30 . It is the general feeling of the Planning Board that the proximity of the existing building to the road and the west lot line obviates the necessity for determining which is the front , side , or rear lot line , and , further , since the proposed building is 501 from the nearest lot line the Board feels that it meets the spirit of the requirements . By way of discussion , Mr . Fabbroni stated that the applicant is aware of the easement for the flood control channel , however , he might not be aware that his building is planned in -the flood plain zone , anc. furthermore , that some day in the magical future , at this point he saw it as highly unlikely , Route 13 might come right through his parking area . Mrs . Holcomb asked Mr . Fabbroni if Madison Electric would have to build the office one foot higher than the flood level ? Mr . Fabbroni stated that Industrial Use is allowed in these areas , but that he would have to research the Law again to see if they have to build above the 100 - foot flood level , There being no further discussion , the Chair called for a vote . Aye - Holcomb , Christianson , Harris , Bronfenbrenner , Black , Slack . Nay - None . The Chair declared the MOTION carried unanimously . Y Mrs . Holcomb noted that the Town Board meets next Monday , August 11th , 1975 , at 5 : 00 p . m . Mrs . Holcomb asked Mr . Madison to obtain for her the wording that appears in his Deed for the access road . Mr . Madison agreed . The Board now returned to the discussion of the Parks with Ms . Blumenthal , PROGRESS REPORT OF PARKS PLAN -- SUSAN BLUMENTHAL Ms . Blumenthal noted that she is emphasizing in her report the development of area parks and neighborhood play lots and the preserva - tion of unique areas . Ms . Blumenthal now moved on to the ways to get this done . 1 . Acquisition of property . 2 . Regulatory measures . 3 . The question of money . The Town has some money set aside . Federal and State government programs have matching grants . There are two programs that Ms . Blumenthal looked into -® ( 1 . ) The Bureau of Outdoor Recreation Program . ( 2 . ) New York State Bond Program . These are 50 % matching funds . The first source is available to most kinds of projects even neighborhood parks ® What will result in the end is a package of projects meshed by priority and funding program . Town of Ithaca Planning Board - 7 ® August 5 , 1975 4 . The Soil Conservation Service has another program which has match ing grants also but takes a little longer . 5 . Ms . Blumenthal is trying to determine whether the Department of Environmental Conservation sponsors any funding . 6 . There are local programs also me three that relate to water shed and water resources development . As long as it is tied to recrea4 tion and relates to water . 7 . Other programs being looked into ares a . F . H . A . b . Appalachian Land Restoration Act . c . Bureau of Mines . d . HUD open space program . e . National Wildlife Program , f , Loans -- Watershed loan program . 8 . The Nature Conservancy will advance on a loan basis if you wanted to buy something and did not have the money available at that particular time . There could he an interim kind of thing towards clearing a pro® perty or holding something . There could be mapping of an area on an official plan which would • mean that when there is a proposal for that particular piece you would have to look at that parcel . There could be donations of land . There is also the question of dedication of subdivision land and requiring that dedication . Ms . Blumenthal has done some research into that question and it should become a policy decision to have this done . Mr . McQueen talked about the legal ramifications and implications and the clouded nature of the laws in the area of park dedication and/ or setting aside . Ms . Blumenthal spoke again on acquisition . Scenic and conserva- tion easements - - whether the Town owns property or would have authority over what it can be used for , Restriction of activity would be involved here . Mr . McQueen noted that the State of Wisconsin has utilized scenic easements , There is an allowance for fee spending but a town could condemn if necessary , Also there could be a town policy of the " right of first refusal When an owner wanted to sell a piece of land the Town would have the right to take that piece of property or reject it after consideration , If someone came along and wanted to buy it , the o ovin would have to be notified of a pending sale , Ms . Blumenthal will finalize her report in written form , -DUTOURNME :aT Upon Motion , the Chair declared the Meeting adjourned at 10 : 00 p . n ' : 'ht--1 September Meeting dates are September 2 and September 16 , 1975 , Respectfully submitted , Nancy M . Fuller , Secretary .