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HomeMy WebLinkAboutPB Minutes 1977-05-17 TOWN OF ITHACA PLANNING BOARD 4 MAY 17 , 1977 A Meeting of the Town of Ithaca Planning Board was held on Tuesday , May 17 , 1977 , in the Town of Ithaca Town Hall , 126 East Seneca Street ( second floor ) , Ithaca , N . Y . , at 7 : 30 p . m . PRESENT : Chairman Liese Bronfenbrenner , Henry Aron , Jonathan Bradley , Montgomery May , Eva Hoffmann , J . W . " Bill " Reece , Lawrence P . Fabbroni , Town Engineer , ABSENT : Frank Paolangeli , James Baker , ALSO PRESENT : Scott Heyman , Dennis Wille , John Jarrett ( WTKO ) , Alan Goodman ( Ithaca Journal ) . The Chairman opened the Meeting at 7 : 32 p . m . ADJOURNED PUBLIC HEARING : CONSIDERATION OF FINAL CLUSTER APPROVAL OF PHASE III , LONGHOUSE DEVELOPMENT COOPERATIVE , INC . , ELM STREET EXTENSION , TAX PARCEL NO , 6 - 28 - 1 - 28 . 4 . Chairman Bronfenbrenner declared the Adjourned Public Hearing in the matter of final cluster approval of Phase III of Longhouse Development Cooperative , Inc . duly opened at 7 : 33 p . m . Mrs . Bronfenbrenner , Mrs . Hoffmann , Mr . May , Mr . Bradley and Mr . . Reece stated that they each visited the site in question and viewed the project in its entirety . Mr . Aron said that he had been unable to visit the site at this time but that he was familiar with it , being a resident of West Hill , Mr . Dennis Wille , the designer , and also as an individual , presented the Elevation Plans as requested by the Planning Board at the last meeting of May 3 , 1977 . Fie stated that this structure will be a two - unit building . There will be woods to the west and to the north . Mr . Wille stated that the Corporation owns the Deed for the whole property and each person involved owns shares of stock in the Cooperative . Mrs . Bronfenbrenner asked for any comments from the Planning Board members who have visited the site . Mr . May stated that he thought it was very nicely done - - all the way around quite nicely done . He stated that the buildings are attrac - tive and well - sided . He noted that the development is an alternative to some of the homes around it , but that he did not feel that in any way it was offensive at all . Mr . Reece stated that he would like to point out a trend here and it would be well to keep an eye on this . There is a trend to leaving buildings to weather and/or stain them , and then they get discolored . Mr . Reece stated that his wife did not find these buildings offensive and he , himself , is neutral , but he has no objections . Mrs . Hoffmann commented that as she understands it , the staining effect is a temporary stage , Mr . Aron stated that this is so - - it all depends on the weather . Planning Board - 2 - May 17 , 1977 Mr . Reece stated that the development is located on a beautiful . site . Mrs . Hoffmann asked if there is anything in the Zoning Ordinance that presents a problem here . Mr . Fabbroni stated that there are none the buildings are to be built according to New York State Building Construction Code , Mrs . Bronfenbrenner asked if the Health Department approvals are in hand . Mr . Fabbroni stated that they are all done and in ; the septic field is approved . MOTION by Mr . J . W . Reece , seconded by Mr . Henry Aron : RESOLVED , that the Planning Board of the Town of Ithaca grant and hereby does grant final cluster approval to Building 3 , situated on Site 2 , of Phase III of Longhouse Development Cooperative , Inc . , Tax Parcel No . 6 - 28 - 1 - 28 . 4 , as shown on Site Plan dated 10 / 13 / 75 , revised 4 / 27 / 76 , and constructed as per south and east elevations shown on a submitted drawing dated May 17 , 1977 . There being no further discussion , the Chair called for a vote . Aye - Bronfenbrenner , Aron , Bradley , May , Hoffmann , Reece . Nay - None . The MOTION was declared to be carried unanimously . The Chairman declared the Public Hearing duly closed at 7 : 50 p . m . IVAR JONSON PROPOSAL FOR MULTI -FAMILY DEVELOPMENT BEHIND ELLIS HOLLOW APARTMENTS Chairman Bronfenbrenner requested that this matter be added to the Agenda in view of the fact that the Town Board is holding an adjourned meeting on the proposal on Monday , May 23 , 1977 , The Planning Board members agreed to this addition . MOTION by Mrs . Liese Bronfenbrenner , seconded by Mr . Henry Aron : RESOLVED , that the Planning Board of the Town of Ithaca restate and hereby does restate its approval of the Ivar Jonson Multi - Family Develop- ment to be located on an existing Multi -Family District behind Ellis Hollow Apartments in East Ithaca on Tax Parcel No . 6 - 62 - 1 - 1 . 122 . The Planning Board recommends the approval of this project by the Town Board if the following conditions are met based on the plans and maps dated 3 / 31 / 77 and submitted to the Town of Ithaca Planning Board on April 5 , 1977 , and the revised maps and plans , dated 3 / 31 / 77 , revised 4 / 15 / 77 , submitted to the Planning Board on April 19 , 1977 ; both of these meetings being properly posted and publicized Public Hearings : 1 . That the developer present to the Town Board those revised plans • submitted to the Planning Board on April 19 , 1977 , which showed the following changes : . . another manhole indicated between Invert 931 and 933 Planning Board - 3 - May 17 , 1977 . . inlets into manholes on the drawings , as well as drainage . . . the proposed grates in greater detail . . the installation of a 30 inch storm sewer . . specifying the materials for the entrance road and how many gallons of oil will be used per square yard . . the flattening of grade of access road ( to be less than 50 ) . . the changing of the number of ingress roads from 5 to 4 . . a landscaping plan for the buffer zone between the Jonson project and the Elderly Housing development , including information on species , height , and position of plantings . 2 . That the developer submit a timetable for the construction of Phase I of the development , including the completion dates of buffer area , curb cuts , road , and walkways ( if any ) . AND FURTHER , that the Planning Board recognizes that a walkway may eventually be part of this project and urges the Town of Ithaca Highway, Department to attend to proper signage . There being no further discussion , the Chair called for a vote . Aye - Bronfenbrenner , May , Hoffmann , Bradley , Reece , Aron . Nay - None . The MOTION was declared to be carried unanimously . EVAN N . MONKEMEYER PROPOSAL FOR MULTI - FAMILY/COMMERCIAL DEVELOPMENT IN . THE NORTHEAST QUADRANT OF KING ROAD AND DANBY ROAD INTERSECTION Chairman Bronfenbrenner requested that this item be added to the Agenda as a result of the special Town Board meeting held on May 16 , 1977 . The Planning Board members agreed to this addition . Mrs . Bronfenbrenner stated that she will approach Attorney David B . Gersh informally and inform him , as attorney for Evan Monkemeyer , that the Town Attorney stated that the proposed Covenant related to this project was not to go to the Town Attorney before consideration by the Planning Board but to go directly to the Planning Board . There followed a lengthy discussion of the proposed " Business IF " , so - called Izone in re Monkemeyer ' s project . PROPOSED AGENDA ITEMS FOR JUNE 7th , 1977 MEETING Mr . Reece asked that the matter he proposed at the April 5th meeting and which was discussed at that meeting , be brought up again at the June 7th Planning Board meeting . The discussion had been relative to the County Planning Department and the proposed " beltway " . Mrs . Bronfenbrenner stated that the Planning Board might possibly be receiving a proposal for the moving of a propane gas operation to a site on Five Mile Drive that is zoned light industrial and is located across .from " Old Hundred " . Mrs . Bronfenbrenner stated that the Board might also possibly be seeing a proposal from the Dun Rovin ' Motel , now known as the Spartan Inn . Planning Board - 4 - May 17 , 1977 ADJOURNMENT Upon Motion , the Meeting was duly adjourned at 9 : 15 p . m . Respectfully submitted , Nancy M . Fuller , Secretary , i ' wennnenanay; May 199 Il977 nji1mAr A ,pa.ruhrgA'Ju a 0 aidd 0 0 IMPR d(93 i The Town - of Ithaca Planning Board No neighbors showed up at Tuesday's family housing developments in which the granted site plan approval Tuesday night brief hearing, and board members said buildings are clustered in one area and for the, third building of , a residential' they saw nothing wrong with the housing are surrounded by open space: cluster ;development on West Hill. concept. In other business, the board restated its The approved two-unit structure is ex= The . cooperative was previously approval of the proposed Ivar Johnson " pected to ,be the next-to-last building in granted general approval, but each build multi-family development behind Ellis the Longhouse Development Cooperative, ing must be given site plan approval by Hollow Apartments in East Ithaca . Inc. ' on Elm Street Extension . the planning board . The board added a few conditions, j The board delayed action on the site Qirrently, 10 adults and six children , i � including a requirement , that the de- Th two weeks ago when a resident live Aimin, two three-unit buildings on the veloper submit a timetable for the con- ' complained that the cooperative does' not " West Hill site. struction of phase one of the deyelopmenf fit in withthe neighborhood, and urged The residents purchase .shares of stock " —including completion dates of curb cuts, board "m"emtiersto see the buildings there in the corporation ,, which owns the build- road , walkways and a buffer area . before approving another structure. - ings in the cooperative. The planning board previously cecom- I Longhouse somewhat resembles East mended approval of the project, but the ` ' • • ' • •' wood Commons in that both are multi- :. • town board decided on Monday' to wait a week before " acting on the request. The town board requested more pre- cisely worded resolutions from the plan- ) ning board. REPORT OF PLANNING BOARD CHAIRMAN . . . TOWN OF ITHACA . . 5 / 9 / 1977 Action at April 19 and May 3 meetings : �he Planning Board gave final approval to the proposed Multi -Family D evelopment on existing Multi - Family District behind Ellis Hollow Apartments , by Ivar Johnson ( Tax Parcel No . 6 - 62 - 1 - 1 . 122 ) Main discussion at the final hearing on this proposal dealt with ingress and egress problems to the new road , which may eventually be part of the new road from Ellis Hollow Road to Route 366 . The County Planning Department was disturbed by the number of proposed curb cuts . Larry Fa*roni pointed out that input at the community hearings on the circumferential road indicated that the public was opposed to a high speed , 1 mited access highway . There will be curb cuts only every :DO feet , The Planning Board , as well as Mr . Dusky from the Elderly Housing , asked for assurance that a high , effective buffer would be planted between the two housing developments . The Planning Board had two Public Hearings on the Evan Monkmeyer proposal of the proposed rezoning of 8 . 05 acres from business " C " and Residential 9 and Residential 30 to Mixed Use ( Commercial Multi -Family ) D : strict ( to be called Business F ) , and proposed rezoning of 18 . 60 acres Residential 9 and Residential 30 to Business " C " , and proposed addition of Mixed Use Business " F " ( Commercial -Multi -Family ) District to Town of Ithaca Zoning Ordinance . Town of Ithaca Parcel No . 6 -43 - 1 - 3 . 2 . The discussions dealt with the following matters : . . past violations of Town ordinances and site plan approvals by the developers : drainage and buffer problems at Mr . Monkemeyer ' s Springwood development ; and conversion of a barn without Town Board approval to a multi -family ( seven ) unit in a residential district . . . thef mpact of the proposed development on the neighborhood , traffic , housing patterns etc . . . assurance from the developer - that the standards of construction and development he has proposed will be met mainly through a covenant , that will stay with the property even if it changes ownership . The following motion was made at the May third meeting : that the Planning Board delay further action on the zoning request pending the rewriting of the covenants of The Mountain Parkway Business Center to : provide a minimum amount of open space . . that suggested changes be made in the covenant , particularly those paragraphs ( # 16 and 17 ) that deal with duration and amendment of the covenant . . . that the covenant be approved by the Town Attorney and also that the developer in conjunction with the Town Attorney draw up a preliminary draft of a definition of the Mixed Use Business " F " zone . The Planning Board also proposed that action be taken to complete the work required to channel the water from Springwood downstream as set forth in the Town Board minutes of 10 / 1973 ( NOte . . . the only action the Planning Board can take on a re - zoning 446C 2134 request of this type is to make a recommendation that the Town Board onsider the re - zoning proposal . It must also be reviewed by the ount Planning Department . . . see �_ ; eneral Municipal Law # 239 The Planning Board considered a Preliminary plan for the Eastern Heights Parkland . . . presented by Raphael Pumarada of the Cornell Work Study Program . The planning Board approved sign applications for the East Hill Depot RestAV(ant and the Beaujolais Cafe and also considered the expansion proposal of the Eastern Artificial Insemination Cooperative . The final approval of the Longhouse Development Cooperative request was postponed to the May 17th meeting to give Planning Board members a chance to take a look at the site . The Chairman has been contacted by some north - east residents who feel that the DeWitt Recreation site development may delay work on the proposed north east parks . Liese Bronf enbrenner f a