HomeMy WebLinkAboutPB Minutes 1976-07-27 TOWN OF ITHACA PLANNING BOARD
JULY 27 , 1976
�• A Meeting of the Town of Ithaca Planning Board was held on Tuesday ,
July 27 , 1976 , in Town Hall , 126 East Seneca Street ( second floor ) , Ithaca ,
N . Y . , at 7 : 30 p . m .
PRESENT : Vice - Chairman Robert Christianson , Sam Slack , Liese
Bronfenbrenner , Daniel Baker , Maurice Harris , Lawrence Fabbroni ( Planning
Engineer/ Building Inspector ) ,
ALSO PRESENT : Morris Angell , Bob Andree , Charles Guttman , Alan
Goodman ( Ithaca Journal ) , Robert Julian , Sidney Giles ,
The Meeting was called to order by the Vice -Chairman at 7 : 31 p . m .
PUBLIC HEARING : CONSIDERATION OF SITE PLAN APPROVAL FOR VARIETY STORE
CORNER JUDD FALLS ROAD AND ELLIS HOLLOW ROAD , PARCEL NO , 6 - 62 - 2 - 1 . 13 .
Vice -Chairman Christianson declared the Public Hearing in the above -
noted matter opened at 7 .e32 p . m . The Town Clerk ' s Affidavit of Posting
and Publication of the Notice of Public Hearings was duly presented for
the record .
Mr . Charles Guttman read from the Zoning Ordinance Amendment adopted
September 9 , 1968 , referring to the site in question . He stated that
this proposal can be approved by the Planning Board as Business " D " or
parts thereof as Business " C " . He said that the Variety Store will
handle such items as beer , soda , cheese , crackers , glasses , etc . The
plan presented indicates future gas pumps and future car wash ,
Mr . Christianson stated that the original planning concept for that
corner was for a full gas station . He said that we went through the
whole water situation and the station never did materialize . It had been
set aside for gas station purposes with the assumption that a gas station
would be necessary for that area and would be an asset to that area ,
Mr . Christianson stated that the Planning Board had some questions as to
when the gas station would be tied to the beverage center and some
comment about referring to it as a variety store which it is not .
Mr . Guttman stated that one of the questions raised was that there
are vacant stores in the Plaza . He stated that there is a lease with
P & C which says that only the P & C can sell beer . Therefore , it would
not be possible to sell beer in another store in the Plaza itself . He
stated that it would be economically feasible to go on with the gas sta -
tion after the beverage store becomes viable . Mr . Guttman said that Mr .
Elkind owns this particular parcel - - he was a principal in Kennilworth ,
Utica Savings Bank manages it now . The Barnes ' property is still as it
was .
Mr . Christianson stated that it is fairly standard to have that kind
of lease whereby the P & C would specify that there not be beer and ale
sold elsewhere . Mr . Christianson asked Mr . Fabbroni if he knew of any
legal problems with this proposal . Mr . Fabbroni stated that the Planning
Board is more familiar with this corner than he is . Mr , Christianson
asked if there was anyone present who wished to speak on this matter .
No one came forth . Mr . Christianson stated that the Board will now turn
Planning Board - 2 - July 27 , 1976
to the site plan ,
® It was noted that there are two entrances proposed , Mr . Fabbroni
stated that outside storage should be regulated .
Mr . Bob Andree , Texaco distributor spoke to the matter and stated
that since 1972 various oil companies have looked at this site . They
have all backed out . They did not feel that a full service gas station
would be viable for this site . Nobody feels that the expense of a full
service gas station is warranted yet . However , a self - service in connec -
tion with a store in many communities like this size have done very well .
The market is changing considerably . Many people are willing to serve
themselves . Full service does not pay . We are considering going in
there with Morrie if this is approved . This type of thing also in
combination with a car wash seems to be going well .
Mr . Christianson asked if Mr . Andree would have any relationship
with the potential car wash ? Mr . Andree said that he would not be in -
volved with that ,
Mr . Angell stated that the car wash is doubtful at this point . The
cost is prohibitive . He said that if the Board wanted to scratch the
car wash he would be perfectly agreeable , The store would have beverages
and related fields such as cheese , glasses , crackers , etc . There would
be no service bay with a lift . It would sort of be in between mini -
service and full service . There may be an attendant who would check
your oil , tires , battery , water , etc .
Mr . Slack asked if they were sure that there is no chance for going
into the present shopping center ? Mr . Angell stated that Stewart Knowlton
says that he has plans for the FBC building - an inside Mall . Mr . Slack
stated that from the standpoint of planning , all of us had high hopes of
it being an asset to the community , but to construct more causes us a
little bit of concern ,
Mr . Angell said that anything that goes in there will attract more
people to the Plaza . Mr . Guttman said that there is no possibility of
putting a beverage store in the Plaza .
Mr . Slack said that he is not sure of how much more growth there is
in that area . Mr . Harris said that he shares the same concerns as Mr .
Slack . Mr . Slack said that another thing that concerns him is that
this is a very busy corner there and we are not sure where the road is
going to go . There are five points of egress within 150 - 200 yards ,
A discussion of ingress and egress followed ,
Mr . Christianson said that he did feel strongly that Mr . Angell ° s
loop approach is one more hazard at a hazardous intersection . He noted
that the Planning Board asked him to consider an entrance on the Judd
Falls Road and not having an entrance on the Ellis Hollow Road , Mr .
Guttman stated that the plan shows a 45 ° entrance on Judd Falls Road .
Mr . Christianson asked if the whole project would be possible if that
kind of restriction were put on it - - i . e . , a loop around the building ?
Mr . Angell said that it would be impossible . Mr . Slack asked if it would
be possible as an interim thing before the gas station ?
Mr . Angell stated that since the time of the last meeting he has
Planning Board - 3 - July 27 , 1976
conferred with Mr . Andree and they think it possibly can be worked out
to have the gas station and the variety store go in simultaneously .
Mr . Slack stated that he thinks the appearance of the corner is
important . He would like to see plantings , etc . Mr . Angell said that
he could not see anything more than 2 ° high low lying shrubbery , etc .
Mr . Slack said that he meant back into the property , Mr . Angell said
that you would want complete visibility around that whole corner . Mr .
Harris commented that otherwise you would have another Hanshaw Road
type corner .
Mr . Angell said that as to landscaping around the building , he could
not see that there would be any . He said it would probably be black-
topped up to the shopping center . He said it would be a concrete type
building or steel with a mansard type roof with shake shingles and a
canopy .
Mr . Christianson stated that in this case , whatever Mr . Angell ° s
decision , it results in a recommendation to the Town Board , Mr . Angell
said that complete plans would be presented at the 9th of August meeting
to the Town Board , Mr . Slack thought that that was not quite right
the Planning Board sees the final site plans , do they not ? Mr . Fabbroni
said that that is their prerogative , but it can go to the Town Board now ,
Mr . Christianson agreed and stated that he would like to see grass
in that corner - - Ellis Hollow and Judd Falls Roads - and he would
strongly like to see covered storage , fencing , etc , He said that the
Planning Board would like to see the provision for secluded storage .
• Mr . Angell stated that there was no problem , he would be glad to go
along with that . Mr . Slack said that he would like to see a well - kept
grassed area on the front , but the back lines of the property should be
landscaped .
MOTION by Mr . Sam Slack , seconded by Mr . Maurice Harriss
WHEREAS , the Planning Board of the Town of Ithaca at their meetings
of July 13 , 1976 , and July 15 , 1976 , discussed in detail the preliminary
plot plan for a variety store for the sale of discount beverages and
related party goods , a future mini - gas station , and a future car wash ,
as proposed by Morris Angell to be located at the corner of Judd Falls
Road and Ellis Hollow Road in a Business " D " zone with permitted Business
" C " uses , and
WHEREAS , said Planning Board held a Public Hearing , duly and
properly advertised , in the Town of Ithaca Offices , 126 East Seneca
Street , on July 27 , 1976 , for the purpose of the consideration of site
plan approval of said proposal ,
NOW , THEREFORE , BE IT RESOLVED , that the Planning Board of the Town
of Ithaca approve and hereby does approve said plot plan for the Angell
Development , corner Judd Falls Road and Ellis Hollow Road , as presented
to said Planning Board at said Public Hearing on July 27 , 1976 , by Mr .
Morris Angell and Mr . Charles Guttman , minus the future car wash as
® shown on said plan , and contingent upon the development of the mini -gas
station simultaneously with said variety store , and further upon the
following conditionss
1 . That an entrance or exit on Judd Falls Road or an entrance or exit
on Ellis Hollow Road be one or the other but not both in order to
Planning Board - 4 - July 27 , 1976
provide a one -way flow of traffic ;
2 . That said entrance and exit drives be narrowed down to accommodate
such one -way flow subject to County Highway Department approval of
said entrance and exit drives as to size and drainage ;
3 . That trash and general storage be totally enclosed and screened ;
4 . That the unpaved area of said Angell Development at the corner of
Judd Falls Road and Ellis Hollow Road , behind the planting area
shown on said plot plan , and indicated as being gravel , be grassed
and properly maintained .
There being no further discussion , the Vice -Chairman called for
a vote .
Aye - Christianson , Slack , Bronfenbrenner , Baker , Harris .
Nay - None .
The MOTION was declared to be carried unanimously .
PUBLIC HEARING : CONSIDERATION OF FINAL SUBDIVISION APPROVAL OF THE
GILES PROPERTY , EAST KING ROAD , PARCEL NO . 6 - 49 - 1 - 21 . 2 .
Vice -Chairman Christianson declared the Public Hearing in the above -
noted matter duly open . The Town Clerk ' s Affidavit of Posting and
Publication of the Notice of Public Hearings was duly presented for the
• record .
Mr . Christianson stated that this involves a piece of land that was
originally a farm . The farm was subdivided into several parcels within
the family unknown to the Town .
MOTION by Mrs . Liese Bronfenbrenner , seconded by Mr . Daniel Bakero
RESOLVED , that the Planning Board of the Town of Ithaca grant and
hereby does grant Final Subdivision Approval to Laura Giles for the Giles
property , East King Road , Parcel No . 6 - 49 - 1 - 21 . 2 , with the stipulation
that no further subdivision be made without coming to the Planning Board
of the Town of Ithaca . The final subdivision approval hereby granted is
for a five - lot subdivision .
Mr . Fabbroni stated that all the property owners must be apprised of
the fact that any future subdivision must come before this Board . Mr .
Fabbroni instructed Mr . Sidney Giles as to any future subdivision require -
ments .
Mr . Harris asked for a little more background on this matter . Mr .
Christianson stated that this large farm on East King Road has been broken
up and sold to various members of the family , and some parcels have been
built upon . He said that the Board is making this legal at this point ,
He stated that there were no objections to this total subdivision of
• five parcels .
There being no further discussion , the Vice -Chairman called for a
vote .
Planning Board - 5 - July 27 , 1976
Aye - Christianson , Slack , Bronfenbrenner , Baker , Harris .
Nay - None .
The MOTION was declared to be carried unanimously .
SIGN APPLICATIONS .
1 . John C . Lowery , Inc .
969 East Shore Drive ,
Mr . Fabbroni stated that Mr . Lowery is asking for two signs in
the two locations noted on the Sign Permit Application , and according
to our requirements of the Sign Ordinance they _ are in conformity .
MOTION by Mr . Sam Slack , seconded by Mrs . Liese Bronfenbrenner :
RESOLVED , that the Planning Board of the Town of Ithaca recommend
and hereby does recommend to the Town Board approval of two signs for
John C . Lowery , Inc . , 969 East Shore Drive , Ithaca , N . Y . , it being shown
on the application that said signs conform to the requirements of the
Sign Law as the Planning Board understands it .
Aye - Christianson , Slack , Bronfenbrenner , Baker , Harris .
Nay - None .
Carried unanimously .
2 . RiteAid Pharmacy , East Hill Plaza .
Mr . Fabbroni stated that RiteAid has erected a new 33 . 67 sq . ft .
sign on a 50 linear foot building which meets the requirements of the
Sign Law . This sign replaces a 132 sq . ft . sign ,
MOTION by Mr . Daniel Baker , seconded by Mr . Sam Slack :
RESOLVED , that the Planning Board of the Town of Ithaca recommend
and hereby does recommend to the Town Board approval of the sign applica -
tion for RiteAid Pharmacy in the East Hill Plaza .
Aye - Christianson , Slack , Bronfenbrenner , Baker , Harris .
Nay - None .
Carried unanimously .
3 . Hub ' s Place .
Mr . Fabbroni stated that this business has been approved by the
Zoning Board of Appeals for a special use on a special permit basis .
MOTION by Mrs . Liese Bronfenbrenner , seconded by Mr . Sam Slack *
RESOLVED , that the Planning Board of the Town of Ithaca recommend
and hereby does recommend to the Town Board approval of the proposed
• sign for " HUB ' S PLACE " , 1319 Mecklenburg Road , Ithaca , N . Y .
Aye - Christianson , Slack , Bronfenbrenner , Baker , Harris .
Nay - None .
Carried unanimously .
Planning Board - 6 - July 27 , 1976
DISCUSSION OF NORTHEAST PARKS .
® Mr . Robert Julian , 203 Salem Drive , was present for this dis -
cussion .
Mr . Christianson noted that at the last meeting of the Planning
Board , July 15 , 1976 , we discussed the staging on the park site plans
for the Northeast area .
Referring to the Tareyton Road site , Mr . Fabbroni discussed the
background of this proposal and described the discussion from the July
15 , 1976 , meeting . He referred to the Petition received for tennis
courts and described again the costs that may be involved .
Mr . Julian stated that there seems to be some talk that there is
enough recreation sites in the Northeast area . He stated that this
is not really true . He noted that there is the Northeast School , but
stated that there is a real lack of recreation areas for older people .
He said that it was his opinion that for a densely populated area there
is not very much in the way of recreation areas available . He stated
that the Northeast could certainly use a couple of tennis courts .
The possibility of the Planning Board making a recommendation to
the Town Board was discussed .
Mr . Harris stated that one thing bothers him - - Mr . Julian indicates
that the tennis courts would be for the adults . He stated that he has
always felt that these playgrounds were for the children .
Mr . Fabbroni stated that the recreation in the park sites would be
for the older people and the very young , and the Northeast School takes
care of the children .
MOTION by Mr . Sam Slack , seconded by Mrs . Liese Bronfenbrenners
RESOLVED , that the Planning Board of the Town of Ithaca recommend
and hereby does recommend to the Town Board of the Town of Ithaca that
the park site plan for the Northeast Ithaca area , known as the Salem
Drive site , be considered for implementation or construction as soon
as possible with consideration being given to community input as far
as the proposed pond is concerned relative to their concerns for child
safety .
Aye - Christianson , Slack , Bronfenbrenner , Baker , Harris .
Nay - None .
The MOTION was declared to be carried unanimously .
The preparation of a motion in connection with the Tareyton Road
site was discussed in relation to the sand box area , tennis courts ,
pav ' llion without rest rooms , paths , basketball court and later develop -
ment of the rest rooms .
® MOTION by Mrs . Liese Bronfenbrenner , seconded by Mr . Sam Slack :
RESOLVED , that the Planning Board of the Town of Ithaca recommend
and hereby does recommend to the Town Board of the Town of Ithaca that
the park site plan for the Northeast Ithaca area , known as the Tareyton
Road site , be considered for implementation or construction , depending
Planning Board - 7 - July 27 , 1976
on finances , to be so developed in stages , the first stage being the
sand lot and the tennis courts , the second stage being the basketball
• court , the third stage being the pavillon and paths , with the bathrooms
to be developed at some later stage ,
Mr . Julian stated that he is speaking in favor of the basketball
court being of higher priority than the pavilions
There being no further discussion , the Vice -Chairman called for a
vote .
Aye - Christianson , Slack , Bronfenbrenner , Baker , Harris .
Nay - None .
ADJOURNMENT ,
Upon Motion , the Meeting was declared to be adjourned ,
Respectfully submitted ,
Nancy Me Fuller , Secretary ,
•
- 1
AMDAWT OF POSTING
TOWN CLERK ' S OFFICE
ITHACA , N . Ye
I Edward L . Bergen being duly
sworn , say that I am the Town Clerk of the Town of Ithaca , Tompkins
County , New York , that the following notice has been duly posted on
the sign board of the Town Clerk of the Town of Ithaca and that the
notice has been duly published in the local newspaper : ( Ithaca Journal )
Notice of Public Hearings of the Town of Ithaca Planning
n , eneca Street ( second floor ) , Ithaca ,
N . Y . • at the following .times and on the following matters :
7 : 30 p . m . Consideration of Site Plan Approval for Varietv Stor
of Judd Falls Road and Ellis Hollow Road , Parcel No . 62 - 2 - 1 . 13 . 8 : 00 p . m .
1 ' Consideration of Final Subdivision Approval of the Giles* propert East
Location of sign board used for posting : Entrance to Town nf ; =os
4
4 at 126 E . Seneca Street , Ithaca , N . Y .
Date or posting : July 20 , 197 6 r '
Date of Publication ; July 22 , 1'97 6
.� ».....�- -•..ter.. »..✓
Edward L . Bergen ,
Town Clerk , .
Town of Ithaca
Y ,
State of New `lorlt SS '
.� Coun�cy o Tompkins ,
; r2ovin of Ithaca a � 19 76 .
Sworn to before me this 27th r3ay oP ' Ju . V
��� NOTARY
GERTRUDE H. BERGEN.
Notary Public, State of New York
No. '55-5278725 '
L , Qualified in Tompkins County
:c Term Expires March 30, 19 * ,
r
Thursday, July 22, 1976 ITHACA JOURNAL 23
50 Nouse: fa Legal Notice. 50 HousesforSole ' 50 Nousesfor3ale
- - -- _ ti . -
auG�_�au TOWN OF ITHACA _ _
NOTICE OF PUBLIC
BOARD
27. 1976
JULY HEARINGS r
. _
By direction of the Chairwoman of he
Planning - Board. NOTICE IS HEREBY
GIVEN that Public Hearings will be held by
the Planning Board of the Town of Ithaca
on Tuesday. Jolt/ 27, 1976, in Town Hall 126
East Seneca Street (second floor), Ithaca,
N. Y. , at the following times and on the
following matters:
�7:90 P.M. Consideration of Site Plan
Falls Road and EII s�Hol ow. Road,corner, Judd
No. 62-2-1.13. Parcel !
1 bonConsideration of Final Sub.
division Approval of the Giles property
East King Road, Parcel No. 49-1.21.2Mani .
and said place he Boar
alld will at said times
•
sue hmattersorob ' personsin supPort o(
may a enc(objection (her son. ersons
pe by agent or in person.
w, Edward L. Bergen
TClerk
Dated: July 20, 1976 o n of Ithaca
t Joy 22, 1976
•
• TOWN OF ITHACA PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
JULY 27 , 1976
By direction of the Chairwoman of the Planning Board , NOTICE
IS HEREBY GIVEN that Public Hearings will be held by the Planning
Board of the Town of Ithaca on Tuesday , July 27 , 1976 , in Town Hall ,
126 East Seneca Street ( second floor ) , Ithaca , N . Y . , at the following
times and on the following matters :
7 : 30 P . M . Consideration of Site Plan Approval for Variety Store
corner Judd Falls Road and Ellis Hollow Road , Parcel
No . 62 - 2 - 1 . 13 .
• 8 : 00 P . M . Consideration of Final Subdivision Approval of the
Giles property East King Road , Parcel No . 49 - 1 - 21 . 2 .
Said Planning Board will at said times and said place hear all
persons in support of such matters or objections thereto . Persons
may appear by agent or in person .
Edward L . Bergen
Town Clerk
Town of Ithaca
Dated : July 20 , 1976
Publish : July 22 , 1976
4 i. .'.).Y,
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• fV• +_♦ • 1 • .� � . 46 tow .. w _ - • _� _.._ _' 1. 7. . .-a S2 ' ,ri• _
EXCTPT THAT TRS FOLLOWING DESCRIBED 2 , 65 Acres of
�w said parcel is hereby established as a Business . "D " District , to
the; . extent only that .the Town of Ithaoa Planning .Board .shall
a
hereafter , pursuant . to . Seo. tion 4. 6 ( a ) of th® Zoning Ordirianae ,
upon r . .: a
applioation ; - therefopprove a speoified : Business "DO - use
l
devey meat in
y
development; . • particular, -part ( s ) thereof ( say part ( s ) not ® o
approved for or devoted to s Business "D " use . to meantime oon-
i< Iz;el
F stitute zone ( s ) for permissible Business " C " uses ) , ' this excepts
parcel being particularly desoribe4 as follows ; .
:. :
g ` B• Beginning at the point of . intersection of the
'1 h center line of the Judd Falb South Road with the
center line of .the Ellis Hollow Road - • and sunning
thence northerly and northwesterly along the - .
center line of said Judd ' Palle South Road 549 : 5
feet to a point which 315 feet southeasterly ' :
L along said highway center line the . northop
west c= orner of the Stephen W . - - Barnes property ;
- thence north • 780 east 184 feet to a -.Point ; : thence
x`. '+i3.auth-- 120 east , at right angles . to . the last
mentioned ' course 520 - feet ' more or less to . a point ,
<' •theri�ce : tb 34b a8 ' IIwest . l80 : feet more .or
iese to a point in the center line of the
; Ellie' Hollow Road , such course Pass
through
pip• a pin set in the northerly line of said roadway ;
sthence north 580 . 521 west : along the center line
s; of the Ellis' Hollow Road ' 154 . 85 feet to the
point of beginning ; • oontaining : 2 , 65 .Acre ® more
Ilk or less .
j FURTHER , in the event that the 'southerly . portion of
! i Judd Falls Road South is hereafter reiocsated .vesterly • .$o 4 •a more
t nearly , right ale- . -or otherwise _improved n- tersection Vith Ellis
;r Hollow $oad , , -;as reo mended 0, sesultixig - ins gore I land between
the west line •of this rezoned !property. ;.and such - realigned road ,
3 the Business "D " . . District hereby. created ; subject to.. ..Business " C
District utilisation , as aforesaid , shall be automatically ex-
tended wesierly .,to such . realigned :road . upon receipt by . the_ . .,Town
. • L X'
Clerk of a written ' consent .thereto from the owner . of , , such re
sultant gore of land , rthQ intention hereof being . to maintain suc
Business `"D�' District • adjacent - to said road ; but . anvy. . d®4elopment
thereon ' hall • also be subject to P
r ; , s 3 lanni Board .• approval ,ander
Section 46 ( a ) "of the Zoning Ordinance
1 . •I Id
•
s4 - THIS ATDT -shall take affect ten .( 10 ) Asys after
.,. the ost and blication hereof as re aired Sect 2
. . ing 3ru q . by ion 65 of
kF the ,Town Law.
( B ) AICD BE _IT 7UR.THM RESOLVED , that the foregoing
' isolution shall constitute the Ordinance necessary to establish
Y Y
� 1
t
Imp
d
NOTICE
AMENDMENT TO ZONING ORDINANCE
.; Adopted September 99 1968 ;
i 3 !
Effective October 2.1 , 1968
el ;
I1
Take Notice that the Zoning Ordinance and the Zoning Map
lof the Town of Ithaca are amended as follows :
` The following property is rezoned from R - 30 to Business
" C " with the exception of two separate parcels under 1
acre each , which would become Business " D " Districts .
i The western 273'2 acres or so of land owned by S . W . Barnes
`
located at the northeast corner of the intersection of
F M
'! Judd Falls Road South and Ellis Hollow Road .
E
By Order of the Town Board .
Phoebe Bartholomew
Deputy . Clerk
.10/ 21/ 68
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