HomeMy WebLinkAboutPB Minutes 1977-12-12 TOWN OF ITHACA PLANNING BOARD
MONDAY , DECEMBER 12 , 1977
The regular meeting of the Town of Ithaca Planning Board was held
on Monday , December 12 , 1977 , having been postponed from December 6 ,
1977 , because of heavy snow , in the Town of Ithaca Town Hall , 126 East
Seneca Street ( second floor ) , Ithaca , NY , at 7 : 30 p . m .
PRESENT : Chairman Liese Bronfenbrenner , Henry Aron , James Baker ,
Bernard Stanton , Eva Hoffmann , Patrick Mackesey , Lawrence Fabbroni
( Town Engineer / Building Inspector ) , Barbara Restaino ( Planner ) .
ALSO PRESENT : Beverly Livesay ( County Board of Representatives ) ;
Stewart Knowlton , East Hill Plaza ; William T . Tompkins , Morse Chain ;
S . R . Navickas , Gas Supply , Inc . ; Mark Goldfarb ; Sam Peter ; Ruth Peter ;
Arthur Yaple , 151 Pine Tree Road ; Frank Baldwin , Jr . , Pine Tree Road ;
David B . Gersh , Attorney ; Evan Monkemeyer , Developer ; Ken Young , Associ -
ate of Mr . Monkemeyer ; Joel Meltzer , WTKO ; Philip Lerman , Ithaca
Journal .
Chairman Bronfenbrenner opened the meeting at 7 : 35 p . m .
REPORT OF THE BUILDING INSPECTOR
Mr . Fabbroni reported that in November 1977 permits were issued
for one one - family home and five additions or accessory construction
for a total of $ 68 , 817 . 00 ; as compared to three additions in November
of 1976 for a total of $ 19 , 300 . 00 .
Mr . Fabbroni reported that Mr . Bonnell is pursuing many zoning
violations and sign violations and we will see some of the fruits of
this in the building permits for the month of December , as far as
those who have built without permit . The process for signs and
occupancy violations is slower .
REPORT OF THE TOWN ENGINEER
Mr . Fabbroni reported that he is still processing all the summaries
of documentation that the Federal disaster people require for flood
work that we did over a year ago . He stated that hopefully it will . .
be done by the end of this week and the Town can look for $ 35 , 000 to
$ 40 , 000 back .
Mr . Fabbroni reported that he has completed the specifications
for the salt storage facility at the new Town barn site .
Mr . Fabbroni reported that the biggest piece of news is that the
five sewer extensions are out to bid , the bidding period having opened
December 1st and the bids expected to be taken on January 13th , 1978 .
He stated that he hopes to get things going by the Spring .
Mr . Fabbroni stated that he had an item of special interest which
he would like to bring up later .
REPORT OF COUNTY PLANNING BOARD REPRESENTATIVE
No report .
Planning Board - 2 - December 12 , 1 .977
y ..
REPORT OF PLANNING BOARD CHAIRMAN
Mrs . Bronfenbrenner stated that she had received a request from
® Councilwoman Shirley Raffensperger who is a member of the Park
Committee ; she would like two members from the Planning Board to .be on
that Committee and she would like James Baker to remain one of them .
Patrick Mackesey stated that he will be on that Committee .
Mrs . Bronfenbrenner reported that Mrs . Raffensperger is not going
to continue as the Town of Ithaca representative on the County Planning
Board . She noted that Eva Hoffmann has been going as the Planning Board
representative to the County Planning Board . Airs . Raffensperger is the
official Town representative .
Mrs . Bronfenbrenner reported that she informed the Town Board that
she was recommended by the Planning Board to be Chairman of the _Planning
Board for 1978 .
APPROVAL OF MINUTES - OCTOBER 4 , 1977 , and OCTOBER 18 , 1977 .
MOTION by Mr . Henry Aron , seconded by Mr . James Baker :
RESOLVED , that the Planning Board Minutes of October 4 , 1977 , , and
October 18 , 1977 , be and hereby are approved as written .
There being no further discussion , the Chair called for a vote .
Aye - Bronfenbrenner , Aron , Baker , Stanton , Hoffmann , Mackesey .
®� Nay - None .
The MOTION was declared to be carried unanimously .
PROPANE STORAGE FACILITY - MORSE CHAIN DIVISION BORG - WARNER .
Mr . Fabbroni stated that Mr . William Tompkins is here this evening
to discuss a change in Morse Chain ' s fuel supply that they would like to
effect quite rapidly with the winter here . Mr . Fabbroni stated that
basically it is a use that is allowed in an Industrial District and has
no specific requirements for public hearing ; no change in use ; it is a
fuel supply system .
Mr . Fabbroni stated that he has passed out a little summary , . of why
there is a fuel supply shortage in gas and how this particular system
works conceptually . Mr . Fabbroni stated that Mr . Tompkins has also
submitted a letter to him , also passed out , from the fire insurer which
states that they have reviewed the drawings as submitted and find no
problem as far as they are concerned as far as fire .
Mr . Tompkins stated that Morse Chain is trying to avoid what
happened last winter when they had their fuel supply cut off ; they
had to close down . . He stated that they do have to have an alternative
fuel source - - the options are now oil and electric . He stated they . have
problems because of the equipment they have . He noted that propane is
a standard fuel source in this area and they could use it . He stated
that they need these 30 , 000 gallon tanks to give them enough fuel .. to
keep them going even in blizzard conditions .
Mr . Aron asked what makes them believe that propane will be in
easier supply than natural gas ? He asked if they have been thinking
or is it a validity for the plant to change over to a fossil fuel such
Planning Board - 3 - December 12 , 1977 -
as coal .
Mr . Tompkins replied that they have reason to believe that this
will be more readily available to them in the future . He noted that
a lot of propane is being flared off now ; it is a by - product , there
is a lot of effort now to capture propane ; the supplies should increase
for propane ; the propane is a stand - by fuel source . He said their
primary fuel would still be natural gas .
Mr . Fabbroni commented that basically some sort of resolution is
needed by the Board that this is a suitable move by Morse Chain . .
MOTION by Mr . Henry Aron , seconded by Mr . Bernard Stanton :
RESOLVED , that the Town of Ithaca Planning Board recommend and
hereby does recommend to the Town Board that the LP - Gas Standby System
for Morse Chain , Division Borg - Warner , be approved .
By way of discussion , Mrs . Hoffmann stated that she thought it would
be very nice if the Board could require that the tanks be screened , but
she supposed that it cannot require that since there are no adjacent
neighbors .
There being no further discussion , the Chair called for a vote .
Aye - Bronfenbrenner , Aron , Baker , Stanton , Hoffmann , Mackesey .
Nay - None .
The MOTION was declared to be carried unanimously .
PUBLIC HEARING : CONSIDERATION OF PROPOSED REZONING FROM BUSINESS " C " TO
BUSINESS " D ". , TAX PARCEL NO . 6 - 62 - 2 - 1 . 121 , EAST HILL PLAZA , FOR RELOCA-
TION OF A PHOTO - KIOSK AND DEVELOPMENT OF A SELF - SERVICE GAS ISLAND .
Chairman Bronfenbrenner declared the Public Hearing in the above -
noted matter duly opened at 8 : 15 p . m . , and accepted for the record the
Clerk ' s Affidavit of Posting and Publication of the Notice of Public
Hearing in Town Hall and the Ithaca Journal on December 1 , 1977 , and
December 2 , 1977 , respectively , together with the Secretary ' s Affidavit
of Service by Mail of said Notice of Public Hearing upon the various
neighbors of subject parcel on December 1 , 1977 .
Mr . Stewart Knowlton of the East Hill Plaza appeared before the
Board and referred to the aerial photo on display . Mr . Knowlton stated
that in the development of the East Hill Plaza they have been plagued
by the people that they serve for gasoline at the Plaza ; they have
stayed away from it . He stated that there is a corner location zoned
for a gas station , but the development of that has not occurred to the
present time . He stated that they would like to supplement the
stations presently serving this whole area - - one on Mitchell Street . . .
Bud ' s , and at Dryden Rd . He noted that the problem of this intersection
is one that this Board is well aware of ; it is an off - set intersection and
it is a problem for them and the Board too . Mr . Knowlton stated that
about a year ago they applied for a drive - in photo kiosk asking
permission to put it in in the parking lot to the east of What ' s Your
Beef ? ; that got the whole thing started because they felt as though% '
if we were going to put - that unit in which would have been and is
approved to be in a particular area of the parking lot . He stated that
the entrance off Ellis - Hollow Road is becoming their primary entrance .
Planning Board - 4 - December 12 , 1977
He stated that they would like to put in the drive - in photo kiosk" and
the gas island in the area shown in red on the site plan tonight . He
stated that the entrance would be off the Ellis Hollow Road thereby
'® alleviating the traffic problem at the off - set intersection - - about
250 ' from Pine Tree Road . Mr . Knowlton displayed the plot plan dated
November 1977 , East Hill Plaza , Multi - use Location , Drawing No . EH275 - 1B .
Mr . Knowlton stated that they want to serve the people who park in
the parking lot . He stated that it would be small kiosk with a canopy
cover over it . He displayed construction plans - four pages dated
November 1977 . He noted that there could be a service to have keys made .
He noted that there would be three new 10 , 000 gallon storage tanks ;
there would be landscaping ; there would be flourescent lighting around
the canopy and the landscaped area ; there would be no services , gas only
and air for tires .
Mr . Aron asked if the property were owned by East Hill Plaza ? Mr .
Knowlton replied that it was owned by Groff Associates which is Mr .
Knowlton and his partner , Bob Groff .
Mrs . Hoffmann asked if the proposal is for one or two buildings ?
Mr . Knowlton stated that it is one building only under one roof ; the
building and the pumps are under a canopy . The building measures 22 ' x
7 ' or 154 square feet .
Mr . Aron asked what shrubbery they would be planting ? Mr . Knowlton
replied whatever the Board wants within reason - - he would like to see
some greenery , a substantial amount of greenery . He stated that he
® would not like to plant a solid screen ; there should be some visibility .
Mr . Aron asked what type of signs they intended to have . Mr .
Knowlton stated that they would like to see , if you had on this a
marquee type of canopy , perhaps a camera or a key .
Mrs . Hoffmann asked if Mr . Knowlton had some control over the design
of signs ? ' Mr . . . Knowlton stated that they have control ; they would be
totally independent of any franchise type of thing ; they do not want a
whole bunch of signs . Mr . Knowlton stated that they are trying to . serve
the people who are their customers to serve themselves . Mr . Knowlton
stated that as far as design goes , this Board would be in total control
of the building and the signs ; there are no franchise blocks .
Mr . Stanton asked in regard to this proposal to go from " C " to
" D " , do we do all of this or just a part ?
Mr . Fabbroni stated that the proposal is for the red outlined area
only to be rezoned to " D " .
Mr . Knowlton stated that they would have the red outlined area
surveyed out .
Mr . Fabbroni noted that any final rezoning is on the basis of a
metes and bounds description .
Mrs . Hoffmann asked what is going to happen to Mr . Barnes ' property
there ? Mr . Knowlton stated that he had absolutely no idea ; they have
not made up their minds . - He said it is a 25 ' x 33 ' building and is now
owned by Groff Associates . He commented that Mr . Barnes has died and j
Kay Barnes has moved away . He stated that the building is in tough j
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Planning Board - 5 - December 121 1977
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shape . Mr . Knowlton commented to the Board that he had asked Kay Barnes
what she wanted done with the house and she said - - why don ' t you just
tear it down , but don ' t let her know when it ' s done .
Mr . Sam Peter , 1103 Danby Road , spoke from the floor , and stated
that he thought this looks like a very good thing and he thought it was
a good idea . He added that he did not think , though , that he ( Knowlton )
is just doing this for a service - - he thought Mr . Knowlton should call
a spade a spade and say he is doing it to make money .
Dr . Frank Baldwin , 143 Pine Tree Road , stated from the floor , that
as far as the kiosk goes , there is already a photo service in the Plaza .
Mr . Knowlton agreed that there was . Mr . Knowlton stated that the concept
as he saw it is the " next day " service and one does not get out of the
car .
Dr . Baldwin stated that he has never seen these photo kiosks in
operation ; it sounds like another " FBC " that will go out of business .
Dr . Baldwin stated that he is concerned about the safety of the neigh -
borhood and the appearance . Dr . Baldwin stated that this shopping
centre that Groff Associates proposed was supposed to look nice and
supposed to look like the Community Corners , but it does not . Dr .
Baldwin stated that he also thought the traffic there is very dangerous ;
it is very difficult to get from Pine Tree Road to Judd Falls Road .
He said that this will only increase the traffic and added that there is
no traffic control .
Mr . Knowlton stated that that is why they propose the building be
placed internally and not on the roads ; the business would be 250 '
from the intersection . He stated that they are trying to provide the
service and not compound the traffic problems .
Dr . Baldwin stated that he did not think they should have a gas
station there at all until the traffic situation is resolved . Dr .
Baldwin stated that he would like to propose that a traffic study be
done before anything is done .
Mrs . Bronfenbrenner noted that the Town has a traffic study that
Mr . Fabbroni has done .
County Board Representative Beverly Livesay stated that she would
like to comment that she did not think that this type of thing at this
particular location is greatly needed . She stated that the need is more
along the line of a full - service gas station . She stated that she also
thought the traffic situation should be resolved . She stated that just
to have gasoline pumps does not meet the need , and a photo kiosk is
something that is not needed there at all . Mrs . Livesay stated that
she has overall concerns about this whole shopping centre ; it has been
a disappointment . She stated that she has been hoping that something
would be done with the particular plot to upgrade the whole thing .
She said that she understood the problems with the house there and
suggested small rows of shrubs perhaps . Mrs . Livesay stated that she
thought it should be more tastefully developed . Mrs . Livesay stated
® that she hoped the Board will turn this proposal down and try to develop
something more in keeping with the area .
Mrs . Bronfenbrenner commented that there was a study made before
.her time which seemed to show that a full service gas station was needed .
Mr . Fabbroni remembered that ' Mobil Oil made one presentation and perhaps
Gulf Oil .
Planning Board - 6 - December 12 , 1977
Mr . Mark Goldfarb , speaking from the floor , stated that he resides
in Dryden but he owns land adjacent to this Plaza . He stated that the
corner is already zoned Business " D " . He stated that he made a presen -
tation for . that " D " corner and they plan to make a presentation to the
Planning Board for a gas station on the corner .
Mrs . Bronfenbrenner reported on some telephone calls she had
received in regard to this matter and some of the comments . She stated
that the area residents feel strongly that Bud ' s serves this area and
supplies the gas . They feel that the photo service is not needed .
The residents ' main worry is traffic . Many residents have a feeling
that a full service gas station is needed .
Dr . Baldwin stated that he would second that ; a full service gas
station is needed .
Mr . Fabbroni stated that several people have come in for full
service gas stations and then everyone comes in and says that a full
service gas station cannot be supported - - only an island is necessary ;
then when we have a proposal for a gas island , they all say that a full
service station is needed . .
Mrs . Hoffmann recalled that these proposals have fallen on the
traffic problem and asked if that were not correct also . She said she
remembered those sessions . Mr . Fabbroni agreed on that point also .
Mr . Knowlton stated that the area near this proposal is the least
congested area .
There being no further comments from the public , Chairman
Bronfenbrenner declared the Public Hearing duly closed at 8 : 44 p . m . ,
and asked for comments from the Planning Board members .
Mr . Mackesey stated that the developer has tried to alleviate the
traffic problem as much as possible . Mr . Stanton agreed as far as the
gas station goes . Mr . Mackesey added that he thought the shopping
centre was ugly .
Mrs . Hoffmann stated that she was worried about what would happen
with the other lot that is zoned " D " . She stated that there is not
really any need for the photo kiosk ; that service is already available .
Mr . Mackesey stated that if the gas station and the photo kiosk
is allowed , they are in the same building .
Mrs . Bronfenbrenner stated that the photo kiosk is allowed under
the zoning that now exists .
Mr . Stanton stated that it was his opinion that one is enough of
" D " and added that it may be difficult to " unzone " the other one .
Mr . Fabbroni noted that the Board did come to the point of entrance
on Ellis Hollow Road and entrance and exit on Judd Falls Road .
Mrs . Bronfenbrenner pointed out that the Planning Board does not
make the final decision on a rezoning request it makes a recommendation
to the Town Board . Mrs . Bronfenbrenner asked for Mr . Fabbroni ' s opinion .
Mr . Fabbroni stated that , aside from the question of two " Ds " , the
lay - out , the location , there is no question that it is better from the
Planning Board - 7 - December 12 , 1977
traffic point of view . As far as what service they are providing , he
can only speak from his own experience - photo kiosks are just an
ugly structure in the middle of a parking lot in the Middlewest . He
said that this kind of dual use is a much more attractive situation .
Mr . Fabbroni said that personally he thought it still is going to be
no better appearance - wise than the one down by MacDonald ' s on the Elmira
Road . Mr . Fabbroni stated that from a traffic point of view , it is
probably the best situation you will get ; from a landscaping point of
view he had his own suggestions employing scotch Bines and burning
bush following the landscaping on Judd Falls Road . He stated that
lighting should be confined to just lighting the site . Mr . Fabbroni
said that his strongest point is on the traffic ; he did not honestly see
any better location as far as the traffic is concerned .
Mr . Stanton stated that if we did not have the parcel that is already
zoned Business " D " , it would be easy for him to vote for this proposal .
Mr . Aron stated that he agreed that it is zoned " D " on the corner ,
but it has to come up to the standards for traffic . Mr . Aron stated that
he did not wish to speak to that corner now ; the Planning Board is
concerned with the person who has presented his development - East Hill
Plaza . He stated that the Board must decide if it is needed here and
how it affects the traffic . Mr . Aron stated that the " beltway " is also
to be considered . He said that he felt that the Board cannot hold Mr .
Knowlton off .
Mrs . Hoffmann stated that she felt a little bit uneasy not knowing
what is going to happen to the rest o Cthe Barnes ' property ; this is
® only a little piece of that . She asked if the Board wants to encourage
development on little pieces like that ?
MOTION by Mr . Bernard Stanton , seconded by Mr . James Baker :
RESOLVED , that the Town of Ithaca Planning Board recommend and hereby
does recommend to the Town Board that the request of East Hill Plaza for
a rezoning of a portion of its land from Business " C " to Business " D "
for the relocation of a photo kiosk and the development of a self - service
gas island , Tax Parcel No . 6 - 62 - 2 - 1 . 121 , be approved .
There being no further discussion , the Chair called for a vote .
Aye - Henry Aron , James Baker .
Nay - Bernard Stanton , Eva Hoffmann .
Abstain - Patrick Mackesey , Liese Bronfenbrenner .
The Chair declared the MOTION to be defeated .
Chairman Bronfenbrenner declared the matter of the , East Hill Plaza
rezoning request closed at 9 : 02 p . m .
PUBLIC HEARING : CONSIDERATION OF PROPOSED REZONING OF 30 ACRES OF LAND ,
PRESENTLY ZONED R- 9 , R- 30 , AND BUSINESS " C " , TO A NEW BUSINESS " F "
COMMERCIAL DISTRICT , TAX PARCEL NO . 6 - 43 - 1 - 3 . 2 , DANBY AND KING ROADS
( MONKEMEYER ) .
Chairman Bronfenbrenner opened the Public Hearing in the above -
noted matter at 9 : 02 p . m . and presented the Clerk ' s Affidavit of Posting
and Publication of said Public Hearing Notice on December 1 , 1977 , and
December 2 , 1977 , respectively , together with the Secretary ' s Affidavit
of Service by Mail of said Notice to 25 neighbors of Mr . Monkemeyer ' s
property and Mr . Monkemeyer .
.Planning Board - 8 - December 12 , 1977
Chairman Bronfenbrenner . stated that the Board should first . ---
discuss
irst . ._discuss the proposed amendment to the Ordinance creating a Business
® " F " district .
Mr . Fabbroni stated that he had discussed this amendment further
with Mr . Gersh and they had made a few changes that the Board had not
seen , e . g . , under sub - paragraph " b . " item 35 was changed from Mini -
Warehouse / Storage Facility to Dance Studio , and under sub - paragraph
" c . " item 1 was changed from Theater , Dance Hall or Dance Studio to
Theater . Items 13 , 14 , 15 , and 16 were added , as follows :
13 . Mini - Warehouse / Storage Facility
14 . Car Wash
15 . Nursery
16 . Those uses specified in ( b . ) above , except that the are limita -
tions for numbers ( 1 . ) and ( 22 . ) shall not apply
In addition , items 2 , 32 4 , 5 , 6 , and 7 were changed by deleting the
words " storage or " . And finally , item 12 . was changed from Gasoline
Sales Station and for Garage for Repairs , including Car Wash and
Self - Service or Manned Gas Pumps , provided there shall be only one
such use in the District to Gasoline Sales Station and Garage for
Repairs and Self - Service or Manned Gas Pumps , provided there shall
be only one such use in a District " F " .
Attorney David Be Gersh stated that the intent of Mr . Monkemeyer ' s
proposed amendment to the ordinance is the allowance of a multi - use
® somewhat akin to the Ithaca Commons . He stated that the further
modification of their proposed amendment as presented in October 1977
provides for the uses under sub - paragraph " b . " being more restricted
and sub - paragraph " c . " being more expansive . He noted that the goal
under sub - paragraph " b . " is to find compatible uses with residences .
Chairman Bronfenbrenner commented that this further modification
was the result of a joint meeting between the Town Board and the
Planning Board on November 29th where it was felt that items " a . " ,
" b . " and " c . " were awkward . Mrs . Bronfenbrenner stated that the
document presently before this Board replaces the document that was
passed by this Board in October of 1977 and passed on to the Town
Board .
Mr . Sam Peter of Sam Peter ' s TV and Appliances situated at the
same corner as the proposed development , stated that he thought that
if there ever was an area that needed commercial it is this area . Mr. .
Peter asked if a grocery store were included ? Mrs . Bronfenbrenner
stated that .. there was . Mr . Peter continued and stated that the Mat .
Associates land was rezoned about ten years ago and nothing has ever
been done with it . Mr . Peter stated that he is in favor of everything
that Monkemeyer has proposed . Mr . Peter stated that he is in favor
of more tax dollars . Mr . Peter stated that he did not think that the
Planning Board should be worrying about whether these people can make
a go of it - - that is their problem . Mr . Peter stated that this
South Hill area really needs this commercial development .
Mrs . Beverly Livesay , the Town representative on the Tompkins
County Board of Representatives , stated that in light of what she has
heard tonight , the general concept sounds okay . Mrs . Livesay asked
if there is any . limit to the size of this proposed Business " F "
district ?
Planning Board - 9 - December 12 , 1977
Mr . Fabbroni read sub - paragraph " a . " of the proposed Business
" F " amendment as follows :
® " a . In addition to customary business structures , there also
shall be permitted within this district combination residence - business
structures , which shall not exceed two - stories and may contain retail
sales and customer service establishments of the types hereafter set
forth in paragraph ( b ) of this Section , incidental to and located
within a multiple - family structure or apartment building , primarily
to serve the needs of the residents of such structure and the neigh -
borhood , provided : ( 1 ) none of such retail sales and consumer service
establishments are located on the same floor as any of the dwelling
units ; ( 2 ) such retail sales and consumer service establishments have
access from areas which do not serve as common residential , recrea -
tional areas or access ways ; ( 3 ) the percentage of combination
resi - ence - business building coverage to land area shall not exceed
seventeen ( 17 % ) per cent ; ( 4 ) the total of all combination residence -
business structures built shall not exceed 30 , 000 square feet in
area ; and ( 5 ) the percentage of coverage of buildings other than
combination residence - business buildings to land area shall not
exceed twenty - five ( 25% ) per cent . "
Mr . Fabbroni noted that this additionally limits the total scope
of the combination residence - business use . He stated that the rest of
the area that may or may not be rezoned would be kind of business " C "
except limited to this use which winds up being just about business
" C " . Mr . Fabbroni commented that part of the problem both Boards saw
was that some business uses do not seem to be compatible with the
® residences .
m in u what is achieved i a tremendous
Mr . Monke eyer pointed out that t s
amount of open space or landscaped area - - a campus - like setting .
At 9 : 26 p . m . Chairman Bronfenbrenner closed the Public Hearing on
the discussion of the proposed amendment to the ordinance .
Mrs . Hoffmann stated that what bothers her is that she now finds
a combination business - residence in an area only commercial whereas
she envisioned commercial surrounded by residential .
Chairman Bronfenbrenner stated that the matter being considered
for a motion is not any kind of specific area but technically this
is referring to a new zone which could be very small . Mrs . Hoffmann
noted that it could also be very large . Mrs . Hoffmann stated that she
thought the Board was discussing the allowing of some commercial with
residential with residential as the most predominant .
Mr . Monkemeyer stated that this business " F " amendment deals
specifically with commercial allowing residential above .
Mrs . Hoffmann stated that it was her opinion that there are
several uses not necessarily compatible with residential right in
a building .
Mr . Fabbroni pointed out that the further modification of the
proposed amendment as discussed at the joint meeting more or less
took Business " A " " B " " C " and considered what is compatible . Mrs .
Hoffmann thought that there could be one story of commercial with
. two residences above . Mr . Fabbroni pointed out that the Board always
has the site plan approval , process to go through .
Planning Board - 10 - December 12 , 1977
Mr . Mackesey stated that he did not think that in sub - paragraph
" c . " it is still restrictive enough so as not to seriously affect
this kind of district .
Mrs . Hoffmann stated that if the Board does allow residential in
a zone like this , it should concern itself with what is nice . .
Mr . Fabbroni pointed out that when Mr . Monkemeyer comes in for
site plan approval you take note of what is good and bad . - Mr .
Fabbroni stated that as they went down through the list of existing
Business " A " , " B " and " C " there were some things additionally not
compatible such as Auto Sales ,
Attorney Gersh pointed out that they have added a clear statement
that the normal site plan process as provided in Sections 28 and 29
of the existing ordinance , shall be considered , as follows :
" d . In addition to the already applicable sections of the
Zoning Ordinance pertaining to Business Districts , sections 28 and
29 of said Ordinance with respect to Multiple Residence Districts
shall also be considered by the Planning Board as a part of the
site plan approval process for Combination Residence - Business
Strctures . "
Mr . Monkemeyer commented that if the Board has any doubts about
compatibility , he would be happy to show them studies from the Urban
Planning Institute .
Mr . Mackesey that he is now of the opinion that basically the
® developer and his attorney have come back with exactly what the
Planning Board asked them to come back with in very good form .
MOTION by Mrs . Liese Bronfenbrenner , seconded by Mr . Patrick
Mackesey :
RESOLVED , that the Planning Board of the Town of Ithaca recommend
and hereby does recommend to the Town Board approval of the proposed
amendment to the Zoning Ordinance presented by Evan Monkemeyer ,
Developer ldescribed as Section 35B - Combination Residence - Business
Districts " F " with the additions and deletions described by Mr .
Fabbroni , Town Engineer , and presented to said Planning Board at its
regular meeting of this date , December 12 , 1977 .
By way of discussion , Mrs . Hoffmann commented to Mr . Monkemeyer
that he had showed the Board a parking plan once and she wondered if
it was to serve both commercial and residential . Mr . Monkemeyer stated
that when he - presents the plan there will be separate parking for
commercial and residential .
There being no further discussion , the Chair called for a vote .
Aye - Bronfenbrenner , Hoffmann , Mackesey , Aron , Baker , Stanton .
Nay - None .
The MOTION was declared to be carried unanimously .
At 9 : 38 p . m . Chairman Bronfenbrenner re - opened the Public Hearing ,
as noted , to consider a proposed rezoning of 30 acres of land ,
presently zoned R- 9 , R- 30 , and Business " C " , to a new Business " F "
Commercial District .
Planning Board - 11 - December 12 , 1977
Mr . Monkemeyer presented to the Board a site plan for " South
Mountain Center " which he described as more defined and refined than
that previously presented . The site plan shows a " parkway " type
® roadway about 600 ' to 800 ' from the intersection off King Road and
Danby Road . The site plan shows a campus - type setting presented by
Skyrise Associates . It shows business park or office park areas . Mr .
Monkemeyer noted that Phase 1 is to be developed first for an office
park outside of the loop ( parkway ) . The site plan shows a shopping
center area inside the loop ( parkway ) which is the combination
residential - commercial . A schematic sketch was presented showing the
combination use to be residential in appearance inside the loop
( parkway ) as noted . The plan shows separate parking for residences .
The proposed restaurant will not have residences above it . Mr .
Monkemeyer pointed out that the shopping center is in three structures
as shown to form a little cluster . Mr . Monkemeyer noted that he is
a small scale builder . He said that the buildings are designed to be
built one , or two , or all three at a time , as well as completed
parking and access . He commented that the mixed use is good - -
commercial is needed but residential always works . Mr . Monkemeyer
described the bicycle path shown , a proposal he presented some time
ago , as connecting with Ithaca College outside of the loop with an
underpass . The site plan shows the existing buildings known as the
" Art Colony " . Referring to the Business Park , Mr . Monkemeyer stated
that Phase 1 will be made up of a branch bank , a convenience food
market and a family restaurant . Mr . Monkemeyer stated that he plans
to go with this immediately . He stated that he has two tenants that
he is firming up . Mr . Monkemeyer further stated that the business
park - office park will be in a setting of low - rise , one story structures
with a residential look Mr . Monkemeyer enthusiastically described it
® as a great use . He said it will have heavily landscaped parking .
There will be professional - type offices . He stated that the buildings
would look very similar to his " Springwood " development of which he
is very proud . He said there will be no kitchen . Mr . Monkemeyer said
that the remaining areas would be probably most likely for a motel ,
super market . He said the area under discussion contains 29 . 9 acres .
Mrs . Bronfenbrenner asked how the people from the residential
section move in and have access to heavy things being brought in - -
where does the moving truck go , for example ? Mr . Monkemeyer pointed
out the back - up line in the area of the parking area for the residen -
tial . He said that this is there also for garbage disposal and fire
safety . Mr . Monkemeyer stated that 200 ' is the maximum distance
from parking to residential .
Mr . Aron asked if there will be lighting at night ? Mr . Monkemeyer
stated that there will be low lighting at night . He said there will
not be high pylon - type lighting . There will be landscaping lighting .
Mr . Monkemeyer also noted that the first floor will be concrete block
with wood siding . There will be poured concrete also which is for
fire safety ; the upper story will be wood construction .
Mrs . Ruth Peter asked if the only entrance is on Danby Road ?
Mr . Monkemeyer said " no " , there is one on Danby Road and one on King
Road which are the two major accesses . He noted that there is limited
access internally .
Mr . Aron referred . to the prime target area - - the three buildings
in the northwest corner of the parcel . He asked what Mr . Monkemeyer ' s
projections are for this. development . Mr . Monkemeyer stated that
completion would take from three to five years .
Planning Board - 12 - December 12 , 1977
Mrs . Livesay stated that she thinks the overall concept is quite
lovely . She noted one concern that she has , that being how far is
residential from parking , and another concern overall is that we not
® have a project sort of beyond the scope of Ithaca .
Mr . Monkemeyer stated that he agrees with Mrs . Livesay completely
that his proposed development not be beyond what is viable for Ithaca .
He stated that his is not a large grandiose plan , he is realistic . Mr .
Monkemeyer also noted that he is not competing , he is complementing .
Mr . Sam Peter stated that he does not think there is anything
wrong with competing . He said he did not think there is anything
wrong with building something better than what exists . Mr . Peter
continued and stated that people try to control businesses by zoning
this is wrong - - there is nothing wrong with competing .
Mr . Mackesey responded to Mr . Peter and stated that one of the
Board ' s concerns is that we do not want to end up with another Beacon
Hills , but on the other hand , Mr . Monkemeyer has lived with this
right in his own backyard .
Chairman Bronfenbrenner declared the Public Hearing in the matter
of the proposed rezoning of approximately 30 acres closed at 10 : 05 p . m .
She noted that any resolution must take the form of a recommendation
to the Town Board .
MOTION by Mr . Patrick Mackesey , seconded by Mr . Henry Aron :
RESOLVED , that the Planning Board of the Town of Ithaca recommend
® and hereby does recommend to the Town Board approval of the rezoning
of approximately 30 acres of land , presently zoned R - 9 , R - 30 , and
Business " C " , to a new Business " F " Commercial District , Tax Parcel
No . 6 - 43 - 1 - 3 . 2 , Danby and King Roads , owned by Evan Monkemeyer .
By way of discussion , Mr . Mackesey stated that he wanted to make
sure that Mr . Monkemeyer is going to move the entrance to the " Art
Colony " .
Mr . Fabbroni stated that he would comment on the Motion that if
the Board does choose to rezone this land as proposed , it should give
consideration to rezoning the land kitty - corner from this parcel
( Mat Associates parcel ) . The Board agreed that this should be a
matter for their consideration .
There being no further discussion , the Chair called for a vote .
Aye - Bronfenbrenner , Hoffmann , Mackesey , Aron , Baker , Stanton .
Nay - None .
The MOTION was declared to be carried unanimously .
PUBLIC HEARING : CONSIDERATION OF PROPOSED REZONING OF APPROXIMATELY
31 ACRES FROM R- 30 TO R - 15 AS PART OF A CLUSTER DEVELOPMENT PROPOSAL ,
TAX PARCEL NO . 6 - 42 - 1 - 13 . 2 , DANBY ROAD ADJACENT TO ITHACA COLLEGE
LAND ( MONKEMEYER ) .
Chairman Bronfenbrenner opened the Public Hearing in the above -
noted matter at 10 : 08 p . m . and presented the Clerk ' s Affidavit of
- Posting and Publication of said Public Hearing Notice on December 1 ,
1977 , and December 2 , 1977 , respectively , together with the Secretary ' s
Planning Board - 13 - December 12 , 1977
Affidavit of Service by Mail of said Notice to 25 neighbors of Mr .
Monkemeyer ' s property and Mr . Monkemeyer .
Mr . Monkemeyer stated that he has named this proposed development
® " Oak Ridge " . He stated that he did not wish to confuse the Board with
a whole mess of rezonings . He stated that he is a wise builder and
wishes to be diversified .
Mr . Monkemeyer stated that Oak Ridge is cluster housing , owner -
occupied as well as rental . He stated that it contains 31 acres on
Danby Road and is a part of a large parcel owned by Skyrise Associates .
Access is gained through a lot from Danby Road owned by Skyrise
( Monkemeyer ) . He pointed out a bicycle path to Ithaca College and back
to South Mountain Center . There is access to Ithaca College . Mr .
Monkemeyer noted that the density level is 3 . 5 as suggested by Mr .
Fabbroni and one that the Town Board would entertain .
Mr . Fabbroni stated that 3 . 5 / acre is in the limits of density .
Mr . Fabbroni stated that Section 281 of Town Law gives the Planning
Board authority to approve a cluster development . The density would
be no more than if every lot in a traditional subdivision development
were for two - family . Mr . Fabbroni pointed out that 3 . 5 dwelling units
per gross acre is the maximum density for cluster approved by the
Town Board . He noted that 4 . 5 has been discussed at length in
connection with the new ordinance , but it is 3 . 5 right now .
Mr . Monkemeyer stated that in the area adjacent to Ithaca College
the density is the highest with rental ownership ( leased land ) of
property . This area is adjacent to the Ithaca College Football
Stadium . This area will have 14 units per cluster . As you move toward
the center of the parcel and away from the College there will be
10 units per cluster . There will be single family only farther on up .
There will be a maximum of 67 lots in a total of 30 acres . Mr .
Monkemeyer noted that under a conventional plan with 15 , 000 square
foot lots , you are talking about 61 lots . Mr . Monkemeyer noted that
he will thus be providing open space . He stated that there are three
parts to this plan - - one with four clusters at 14 units per cluster ,
one with three clusters at 10 units per cluster and four single family
clusters farthest away from the College . Mr . Monkemeyer noted that
generally the preliminary plan shows lower density clusters as you
move away from the Ithaca College football stadium .
With the public in attendance being generally in favor of this
plan , Chairman Bronfenbrenner declared the Public Hearing in the
matter of the proposed rezoning of approximately 31 acres closed at
10 : 22 p . m .
Mr . Fabbroni stated to the Board that it might be in a position
to rezone for the cluster concept based on the overall density , but
clearly , the Board should understand that we have to go a lot further
with engineering drawings , survey drawings , etc .
Mr . Monkemeyer stated that he understands that thoroughly , but
he needs some sort of idea for future thinking .
Mr . Fabbroni stated further that it has been fairly standard
procedure to approve a rezoning to R - 15 when water and sewer are
available , which it is here .
Planning Board - 14 - December 12 , 1977
Mrs . Bronfenbrenner asked at what stage does the developer . write
a letter to the Planning Board requesting development under Section 281
cluster ? Mr . Fabbroni stated that it would be appropriate almost any
time now .
MOTION by Mr . Bernard Stanton , seconded by Mr . Henry Aron :
RESOLVED , that the Planning Board of the Town of Ithaca recommend
and hereby does recommend to the Town Board approval of the rezoning
of approximately 31 acres from R- 30 to R - 15 as part of a cluster
development proposal , Tax Parcel No . 6 - 42 - 1 - 13 . 2 , Danby Road adjacent
to Ithaca College land owned by Evan Monkemeyer .
There being no further discussion , the Chair called for a vote .
Aye - Bronfenbrenner , Hoffmann , Mackesey , Aron , Baker , Stanton .
Nay - None .
Chairman Bronfenbrenner declared the matter of the Monkemeyer
rezoning request of approximately 31 acres from R - 30 to R- 15 duly
closed at 10 : 30 p . m .
APPROVAL OF SIGN APPLICATIONS
Mr . Fabbroni stated that it would be appropriate at this time to
consider Mr . Monkemeyer ' s applications for sign permit for the
Hayloft Studios and the South Mountain Center , but he thought it would
not be wrong to defer these to the January 3 , 1978 , meeting . He stated
that he would make the same recommendation for the Oak Ridge sign also .
® With the agreement of Mr . Monkemeyer the Board decided to defer
the three applications for sign permit until January 3 , 1978 .
ADJOURNMENT
Upon Motion , the Chair declared the December 12 , 1977 , meeting of
the Planning Board duly adjourned at 10 : 45 p . m .
Respectfully submitted ,
Nancy M . Fuller ,
Secretary .
A G E N D A
TOWN OF ITHACA PLANNING BOARD
MtiNDA �z
DECEMBER .6' 1 1977
7 : 30 P . M . Routine Business
Report 'of Building Inspector
Report of Town Engineer
Report of County Planning Board Representative
Report of Planning Board Chairman
Approval of Minutes - October 4 , 1977
October 18 , 1977
7 : 45 P . M . PUBLIC HEARING : Consideration of proposed rezoning from
Business " C " to Business " D " , Tax Parcel No . 6 - 62 - 2 - 1 . 121 ,
East Hill Plaza , for relocation of a photo - keosk and
development of a self - service gas island .
8 : 15 P . M . PUBLIC HEARING : Consideration of proposed rezoning of
30 acres of land , presently zoned R- 9 , R- 30 , and Business
" C " , to a new Business " F " Commercial District , Tax Parcel
No . 6 - 43 - 1 - 3 . 2 , Danby and King Roads ( Monkemeyer ) .
8 : 45 P . M . PUBLIC HEARING : Consideration of proposed rezoning of
approximately 31 acres from R- 30 to R- 15 as part of a
cluster development proposal , Tax Parcel No . 6 - 42 - 1 - 13 . 2 ,
Danby Road adjacent to Ithaca College land ( Monkemeyer ) .
9 : 25 P . M . Approval of Sign Applications
9 : 30 P . M . Mock Presentation by Cornell Architectural Students in re
Beacon Hills .
10 : 00 P . M . ADJOURNMENT
NOTE : IF ANY MEMBER OF THE PLANNING BOARD CANNOT ATTEND , PLEASE CALL
ME IMMEDIATELY AT 273 - 1721 .
Nancy M . Fuller
Secretary
,
IF
- --- �I°�`-O
'r
AFFIDAVIT OF POSTING
TOWN CLERK ' S OFFICE
® ITHACA , N . Y.
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 to be held by Town of Ithaca Planning Board' in Town
Hall , 0126 E . Seneca St . ( second floor ) , Ithaca , N . Y . , on Tuesday , December 6 ,
1977 , at 7 : 45 p . m . , 8 : 15 p . m . , and 8 : 45 p . m . , as per attached .
cation of sign - board used for posting : Front Entrance to Town Hall .
Date of Posting : December 1 , 1977
Date of Publication : December 2 , 1977
Edward: LBergen
Town Clerk
Town of Ithaca
State of New York
County of Tompkins SS .
Town of Ithaca
Sworn to before me this 5th day of December , 19 77
�'L--- NOTARY
RG
1Vo� Of N wEN 1
Q`uwlfied '278725
�erzo Expires Marcb 30,U
r
T Friday, December 2 , 1977 ITHACA JOURNAL 19
j DEADLINE FOR f
LEGAL ADVERTISING
TUESDAY fhru FRIDAY
12 NOON,
2days BEFORE publicafiok , I
Saturday
and Monday
10 :00 A.M. -
2days BEFOR Epublication ,
Legal Notice
TOWN OF ITHACA PLANNING .
BOARD'
NOTICE OF PUBLIC HEARINGS
TUESDAY, DECEMBER 6, 1977 .
By direction of the Chairman of the
Planning Board, NOTICE IS HERE-
BY GIVEN that Public Hearings will
be held by the Planning Board of the
Town of Ithaca on Tuesday, December +
6, 19779 in Town Hall, 126 East Seneca
Street (second floor) , Ithaca , N.Y. , at f
the following times and on the follow- +
ing matters:
7 :45 p.m. Consideration of pro ?sed M
rezoning from Business "C' to i
Business "D", Tai Parcel No. 6.62.2-
1. 121, East Hill Plaza, for relocation
of a photo-keosk and development of a
self-service gas island.
8 : 15 p.m. Consideration of proposed
rezoning of 30 acres of land; presently
zoned R-9, R-30, and Business "C" ; to .
anew Business "F" Commercial
District, Tax Parcel No. 8.43.1-3.2,
Danby and King Roads( Monkemeyer) .
8 :45 p.m. Consideration ofproposed
rezoning of approximately 31 acres
from R-30 to R-15 as part of a cluster
development proposal, Tax Parcel No.
6-42-1-13.2, Danbv Road adiacent to I
Ithaca College land ( Monkemeyer) .
Said Planning Board will at said
times and said place hear all persons
in support of such matters or objec-
tions thereto. Persons may appear by
agent or in person.
� • Edward L. Bergen
Town Clerk
Dec. 2, 1977 Town of Ithaca
�
TOXIN OF ITHACA PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
�z
TUESDAY , DECEMBER ,,(, 1977
By direction of the Chairman 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 , December 6 , 1977 , in Town
Hall , 126 East Seneca Street ( second floor ) , Ithaca , N . Y . , at the
following times and on the following matters :
7 : 45 P . M . Consideration of proposed rezoning from Business " C " to
Business " D " , Tax Parcel No . 6 - 62 - 2 - 1 . 121 , East Hill Plaza ,
for relocation of a photo - keosk and development of a self -
service gas island .
8 : 15 P . M . Consideration of proposed rezoning of 30 acres of land ,
presently zoned - R- 9 , R- 30 , and Business " C " , to a new
Business " F " Commercial District , Tax Parcel No , 6 - 43 - 1 - 3 . 2 ,
Danby and King Roads ( Monkemeyer ) .
8 : 45 P . M . Consideration of proposed rezoning of approximately 31
acres from R- 30 to R- 15 as part of a cluster development
proposal , Tax Parcel No . 6 - 42 - 1 - 13 . 2 , Danby Road adjacent
to Ithaca College land ( Monkemeyer ) ,
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
iDated : November 30 , 1977
Publish : December 1 , 1977 {
i
I
AFFIDAVIT OF SERVICE BY MAIL
STATE OF NEW YORK
COUNTY OF TOMPKINS )
SS •
Nancy M . Fuller , being duly sworn , deposes and says , that
deponent is not a party to the actions , is over 21 years of age
and resides at 316 Turner Place , Ithaca , N . Y .
That on the lst day of December , 1977 , deponent served the
within Notice upon :
Groff , Lynch & Knowlton Edward Whitlock
240 E . Mill St . 115 E . King Rd .
orseheads , N . Y . 14845 Ithaca , N . Y . 14850
George Ideman Fred Stolz
46 Mitchell St . 113 E . King Rd .
Ithaca , N . Y . 14850 Ithaca , N . Y . 14850
A . I . Co --Op , Inc . Robert Pedecs
ox 518 111 E . King Rd .
thaca , N . Y . 14850 Ithaca , N . Y . 14850
cott Anderson & Ken Wormser Edward Barnett
876 Judd Falls Rd . 107 E . King Rd .
thaca , N . Y . 14850 Ithaca , N . Y . 14850
" ynch , Groff & Knowlton Sam Peter
02 We Mill St . 1083 . Danby Rd .
iorseheads , N . Y . 14845 Ithaca , N . Y . 14850
r . Harold Purdy Ali , Gerber , Pappas & Cox
350 Ellis Hollow Rd . ( Mat Assoc . )
thaca , N . Y . 14850 Gridley Bldg ,
Syracuse , N . Y . 13202
aul R . Ridley
022 Ellis Hollow Rd . M . Elaine Potter
thaca , N . Y . 14850 208 Bald Hill Rd .
Spencer , N . Y . 14883
4 . Goldfarb & W .. Norton
09 Lake St . Salino
Ithaca , N . Y . 14850 1080 Danby Rd .
Ithaca , N . Y . 14850
Ken Wormser & Scott_And.erson — \
• 4
Carlo Petito Helen Blauvelt
983 Danby Rd . 977 Danby Rd .
Ithaca , N . Y . 14850 Box 13
Ithaca , N . Y . 14850
Carlton Wood
981 Danby Rd . Emil Policay , Director
Ithaca , N . Y . 14850 V' Buildings and Properties
Ithaca . College
Savino Ferrara Ithaca , N . Y . 14850
979 Danby Rd .
Ithaca , N . Y . 14850
By depositing same enclosed in a postpaid addressed wrapper ,
in a post office under the exclusive care and custody of the
United States Post Office Department within the State of New
York ,
Nanc M . Fuller
. Sworn to before me this
5th day of December , 1977 .
i� -�r�E_� • � /0����.` Lir
otary Pu 1C
GERTRUDE M BERGEN
Notary Public, Siete of New York
No. ' 55-$273725
Qualified in Tompkins Cot
germ Expires March 30. 199-
TOWN OF ITHACA PLANNING BOARD
NOTICE OF PUBLIC HEARINGS
�z
TUESDAY , DECEMBER ,oW, 1977
By direction of the Chairman 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 , December 6 , 1977 , in Town
Hall , 126 East Seneca Street ( second floor ) , Ithaca , N . Y . , at the
following times and on the following matters :
7 : 45 P . M . Consideration of proposed rezoning from Business " C " to
Business " D " , Tax Parcel No . 6 - 62 - 2 - 1 . 121 , East Hill Plaza ,
for relocation of a photo -keosk and development of a self -
service gas island .
8 : 15 P . M . Con"sideration of proposed rezoning of 30 acres of land ,
® presently zoned R- 9 , R- 30 , and Business " C " , to a new
Business " F " Commercial District , Tax Parcel No . 6 - 43 - 1 - 3 . 2 ,
Danby and King Roads ( Monkemeyer ) .
8 : 45 P . M . Consideration of proposed rezoning of approximately 31
acres from R- 30 to R- 15 as part of a cluster development
proposal , Tax Parcel No . 6 - 42 - 1 - 13 . 2 , Danby Road adjacent
to Ithaca College land ( Monkemeyer ) .
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 : November 30 , 1977
Publish : December 1 , 1977
i
r
' Rectory Mutual Enngineenn Boston District Office
1151 Boston- Providence Turnpike
May 26 , 1977 Norwood, . Massachusetts 02062
Tel : (617 ) 762 - 4300
Telex : 92 - 4415
'Morse Chain
Aurora Street ( S )
Ithaca , New York 14850
Attention : Mr . Herman G . Rose
• Re : Propane Storage Facility
Borg-Warner Corporation
"Morse Chain Division"
Aurora Street ( S )
Ithaca , New York
FM Index No . 27036 . 0
Account No . 2- 17630
Dear Mr . Rose :
This will confirm receipt and review of one set of prints showing the
proposed plot plan location along with specifications for a propane
storage facility to be installed at the above plant .
Your drawing shows that a total of six 30 , 000 gal liquid propane
storage tanks are to be located 400 ft southwest of Building No . 34 .
These tanks will be about 190 ft southwest of Building No . 30 which is
a small ( 3 , 000 sq ft ) unsprinklered " butler type " building occupied for
the storage of used machinery . A railroad unloading station will be
located 225 ft to the northwest of the storage tanks . Piping from the
vaporizer and mixer will extend to the southwest end of Building No . 34
where � t will tie- in to the existing natural gas line . The tanks are
oriented so as not to expose plant buildings .
Your specifications indicate that a 500 gal / hr steam heated vaporizer
is to be provided along with an Eclipse blender . The location of this
equipment was not shown .
We have the following comments :
1 ) A minimum of 5 ft separation should be maintained between adjacent
storage tanks .
2 ) Storage tanks should be provided with approved relief valves at
adequate sizing . Excess flow valves should be provided on every
pipe connection to storage tanks except relief -valve and filler
connections . A tight - closing back- pressure check valve or filler
valve with intergral back- pressure check valve should be provided
on the fill connection .
r
t
- 2-
r
® 3 ) Outdoor piping should be located aboveground .
4 ) We would prefer that a Factory Mutual approved vaporizer and mixer be
used . If not , detailed drawings of the vaporizer and mixer should be
submitted for review . These drawings should include a fuel piping
diagram , bill of materials and a " ladder type". electrical schematic .
Subject to the above , we have found your plot plan location of the storage
tanks to be satisfactory . We will be awiating detailed drawings of the
storage tanks , vaporizer and mixer for review and comment .
Very truly yours ,
J . E . Cray ,
Engineer
JEC/mhh
2 cc : ABO-Midwest Reg
1 cc : ABO-Waltham
1 cc : LE
1 cc : FC W / Prints
1 cc : Sp Hz File
1 cc : JEC
The fuel / energy
shortage Is here to stay
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larger in the- planning`for energy needs in the ° ` that service may'- t5e . interrupted for-;longer ti.
e immediate;_ as well as the distant, future. All intervals in the months -to come: This ,
forms of fossil fuels an'd their distribution necessitates provision. for�:alternate
dd
I
are.under:peak demand. A glance - fuel / energy systems if these installations
- - ;down ' the road emphasizes the increasing are to keep operating during peak demand
shortagesIt
' of :all ' fuel / energy sources . periods.
:Natural- gas is . often restricted in usage, even Certain industries must . use a clean burning -
- a ; =. . _ a where _it is in;fair 'suppiy; but especially in fuel such as natural gas„or a�simitarr s,
those areas. experiencing unprecedented burning fuel such`as natural gas, or asimilar'
� . growth: Therefore;,substitutes for natural gas substitute, because their product or process :-
_ being stud ed seriously m all areas. is affected by the ' form of :fuel utilized A
£ r clean burning fuel is also necessary for `'many
' t ,Any,plamm �g�for�plant ene'r'gy needs must
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F Pr .4
r x » � lnaome. arts=of the countN even;. before. the ;;LP-Gas /air mixture is the. nearest fuet,.to
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"X.�..�""�.`f- AA et..
`ZFn Jofthe interni tittle rates};offered at a ti ptability to automatic control,;and allows.. 1
`Y ` � ' � is - ;considerable Savin` sato them b�/ their .utili utilization_of.the-present fuel-buming
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�Pd � `. T 1^ , r KThey.=were able-%ktake- advantage -of '-:the a ti wequipment ^A1so; ;LP;Gas standby Sys#ems t
g.
"inferru tibia rate"fiby instatlin =an. ' L•'P-Gas y ,, ; offer.; almost . instantaneous':changeoYer,.t 3_
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- tr m = - to the LP.Gas/ air mixture'` wh�le uUllzin the ; x
• st : zz:: - gas supply' : ai r >' t - - :same burner equipment'as that used fors' ' y - --
tz _
j In other"instances;b Cause domestic needs natural gas: These advantages 'are:becoming
'� µ must be served first;. Industria( :and =`: more important�as fuel shortages developa
- _ -a K tie ,c 3;;
� - commercial :installations,are',often ,required in more . reasotttl ountry ,�
` * .;-„ ;,�� - `_ .1 , .� 4to ' gperate on an.kt!lnterruptible" :basis ` �,�,, - P - Eclipse LP-G ashstanaby, systems,�provide
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< g
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as 'welt as _the abllity to effectrcoiisiderable -
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Supplemental Sources of Natural Gas NORTH
for the Lower 48 States - 1970-2000 ¢`� U-44 MR �" } `' M.. ?�,.,�-° AMERICA
Graph—courtesyof GAS INDUSTRIES Magazine xk
y " =1_3777 SOUTH AMERICA & WEST INDIES
E�PNo N 3 k . a4' WESTERN EUROPE
-
, .
� EASTERN
_ =nom EUROPE
It
COAL GASIFICP.TION .
a- r w; t. a AFRICA
�� r .. g OIL GASIFICATION
REFORMED LIGHT HYDROCARBONS
IMPORTED LNG i
,N r J, . _ ASIA, MIDDLE EAST
PIPELINE GAS FROM ALASKA
P/PEL'INE` GA&FHOM CAfdgpA MEXICO;
ASIA, FAR EAST `
*— I TOTAL RESERVES ry
1271 '_
rL ..-. OCEANIA TRILLION CUBIC FEET
x PRODUCTION _
It 4
L ® Gas Standby Systems
span the needs of industry
Eclipse , with its many decades of experience Your Eclipse representative will be glad to
in the engineering and manufacturing of LP- discuss the special aspects of your installation
Gas standby systems , will help you select the with you , your consulting engineer, or plant
unit best suited to your requirements . The engineer. He will explain the operation of the
varying volumes of gas required , the ap- LP-Gas standby system , and advise you of
pliance being heated , the gas pressure re- supporting equipment that can be designed
quired , and the need for manual or auto- into the system to fit your particular needs.
matic controls, all indicate the necessity of Your representative can also assist you in the
custom fitting the standby system to meet selection of accessories such as switches
your particular heating requirements . and valves to meet the local building and
insurance codes.
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REC
EIVED
SEC C 1977
TOWN. ,OF _ITHACA
TO Town of Ithaca . Planning Board
; FROM : Evan N . Monkemeyer ( David B . Gersh , Attorney )
iDATE : December 5 , 1977
SUBJECT : Proposed Zoning Ordinance Amendments
i
j As a result of- further meetings since the Public Hearing
held on4October 4 , 1977 , we propose to further modify the pro
posed amendments . to . the Town Zoning Ordinance which were x,
recommended to . the Town Board for 'approval ( report of the
Town of Ithaca Planning Board. Chairman to Town Board , October
i 10 -1977 ) i.. •
ll
We request.-. the Planning Board recommend. the following
g
new' section 3,5B to ' the . Town , Boardl for its approval and enactment :
" Section 35B - Combination Residence -Business Districts
a . In addition to customary business structures , there
also shall be • permitted within this district combination reside ce -
business structures , which shall• not exceed two - stories and may
contain retail sales and customer service establishments of
the types hereafter set forth in paragrapho ( b ) of this Section ,
incidental to and located within a multiple - family structure
or apartment building , primarily to serve the needs of the
residents of such structure and the neighborhood , provided :
( 1 ) none of such retail sales and consumer service establish -
ments are located' on the same floor as any of the dwelling unit ;
( 2 ) such retail sales and . consumer service establishments have
DAVID B. GERSH access from areas which do not . serve as . common residential ,
ATTORNEY AT LAW ' recreational areas or access ways ; ( 3 ) the percentage of
NORTH TIOGA 5T. and area
A. NEW YORK combinatlon residence -business building coverage to l
,4850 shall not exceed seventeen ( 17% ) . per cents ( 4 ) the total of
(607) 277-3300 - - -
• - 2 '
all combination residence -business structures buil.' ssha11
not exceed 30 , 000 square feet in area ; and ( 5 ) the percentage
of coverage of buildings other than oombinationlresidence
business buildings to land area shall not exceed twenty - five
( 25% ) per - cent .
b . Permitted uses in combination residence -business
structures shall be the following :
1 . ' r Retail Food Store , provided that gross floor
area does not exceed 2000 square feet
42 . ; Bus*iness . .or Professional Offices
Bank or Other Financial. Institution
M
4 . Bookstore
5 .,. Drugstore
i, 6 .f . Hardware Store
�' 7 . ' Package Liquor Store
8 . Smoke Shop
_ 9 . . , Ugtilities -t
'Barber
1=1 . ` Dry Cleaning ; Pick-Up Station
12 . Florist
13 . Beauty Parlor-
14 -0 ' Coin -Operated Laundry -
Id
X1
5e '' Milliner ' -
16 . Greenhouse , but only if attached to a building
17 . Retail Stores
18 . Shoeshiner , Shoemaker , ' . -and Repairer
19 . Tailor
20 . Telegraph and Telephone Office
21 . ' Public or Private Library .
2.2 . Restaurants , ' including serving hof liquor, _
provided that theesize shall be - limited to
3000 square feet ' and that . no residential uses
will be allowed directly above
• 23 . Appliance Sales
24 . Arts and .Crafts Studios
25 . Bicycle Sales and Repair , with outside parking
racks if desired
26 . Caterer
27 . Confectioner
28 Decorator
29 . Dressmaker
30 . Furrier .
DAVID B. GERSH 31 . Optician
ATTORNEY AT LAW 32 . Photographer-
;AftNORTH TIOGA ST. 33 . - Refrigeratiun Sales
oA'. NEW YORK
14850 34 . Upholsterer
35 . : - Dance Studio
(607) 277.3300 - - -
Far Z4
_ 3 _ .
c . _ Permitted uses in ' buildings other than combination .
residence business structures in a Business " F" District shall
be the following , provided that ( the building shall be located
at lease 200 feet from any combination residence -business
structure :
1 . Theater .
2 . Building Products Display and Sales , but
without outside display
3 . Electric Products Display and Sales , but without
" outside display
4 . Glass Products Display and Sales , - but without
. . outside display
5 . Solar Heating and Cooling Display Products ,
but withoutl outside display
6 . Heating Products Display and Sales , but
Without outside display
7 . Plumbing Products Display and Sales , but
without _ outside display
8 . Printer
as Hotel or Motel
10 . Day Care Center
11 . Athletic and / or Health Club
12 . * Gasoline Sales Station and ,, ': , ; Garage for
Repairs and Self -Service or
Manned Gas Pumps , provided there shall be only,
one such use in a Districi _" F "
13 . Mini -Warehouse/ Storage Facility
d . in addition . to the already applicable sections of
the Zoning Ordinance pertaining to Business Districts , sections
28 and 29 of said Ordinance with respect to Multiple Residence
Districts shall also be considered by the ' Planning Board as a
part of the site plan approval process for Combination
Residence -Business Structures . "
In addition , amendments may be . appropriate to . Sections
36 and 38 ( 7 ) and elsewhere to. make reference to the new
Business "F" District .
114 : Car ' Wash
DAVID B. GERSH 158 Nursery
ATTORNEY AT LAW -16 . . Those uses specified in ( b . ) above ; except
NORTH TIOGA 5T.
A. NEW YORK 'that the area limitations for numbers ( 1 . )
4850 and ( 22 . ) shall not . apply .
(607) 277-3300 `-
Planning Board - 2 - October 4 , 1977
having representation from each neighborhood of the Town on the Planning
Board , ISrs . Bronfenbrenner stated that she is still hoping to fill the
vacancy with someone from the Northeast neighborhood which includes
Renwick Heights and East Shore Drive . Mrs . Bronfenbrenner stated that
she had contacted Mr . Niederkorn , Town Democratic Chairman , and Mr .
Beck Town Republican Chairman , but they were unable to give her any
names .
PUBLIC IiFARING : CONSIDERATION OF AN AMENDMENT TO ARTICLE VII , BUSINESS
DISTRICTS , OF THE TOWN OF ITHACA ZONING ORDINANCE , TO ALLOW MIXED
COI,UvIERCIAL= MULTIPLE FAMILY DISTRICTS .
Mr . Fabbroni presented a proposed Zoning Ordinance amendment as
nrenared by David B . Gersh , attorney for Evan Iionkemeyer , being a
Proposed amendment to Article VII , sections 34 and 39 .
Mr . Aron noted that the presentation of this amended proposed
amendment complies with the Planning Board requests of Mr . Monkemeyer
at the September 20th , 1977 , meeting .
_ Mr . Bradley stated that he found the use of the words " SECTION 2 . "
on the proposed amendment confusing . Mr . Fabbroni clarified the matter
by stating that the words " to Section 39 : " should be added to the first
sentence of that " SECTION 2 . " .
MOTION by Mr . Henry Aron , seconded by Mr . James Baker .
RESOLVED , that the Planning Board of the Torn of Ithaca recommend
and hereby does recommend to the Town Board of the Town of Ithaca approval
of a proposed Amendment to Article VII , Business Districts , of the Town
of Ithaca Zoning Ordinance . Said proposed amendment to Article VII adds
an additional permitted use to Section 34 of said Article VII , as
follows :
" 31 . Combination residence - business structures , which are not more
than two - story buildings containing retail sales and customer
service establishments of a character consistent with the
other Permitted uses in Business Districts " C " , incidental
to and located within a multiple - family structure or apart -
ment building , primarily to serve the needs of the residents
of such structure , provided : ( a ) none of such retail sales
and consumer service establishments are located on the same
floor as any of the dwelling units , and ( b ) such retail
sales and consumer service establishments have access from
areas which do not serve as common residential , recreational
areas or access ways . "
and , said proposed amendment to Article VII adds the following to Section
39 of said Article VII :
" SECTION 39 . Site Plan Approvals . No building permit shall be
issued for a building or structure within a Business District
unless the proposed building is in accordance with a site plan
approved pursuant to the provisions of Article IX . ' In addition
to the already applicable sections of the Zoning Ordinance per -
® taininq to Business Districts , sections 28 and 29 of said
Ordinance with respect to Multiple Residence Districts shall
also be considered by the Planning Board as a part of the site
plan approval process for Combination Residences . ' "
'Planning Board - 3 - October 4 , 1977
•
Attorney Gersh stated that the following words should be added
� -� to the last sentence of the proposed amendment , i . e . , Combination
Residence - Business Structures . ' "
Both Mr . Aron and Mr . Baker agreed to this addition and stated
that the Motion should be so stated .
Mr . Fabbroni noted that this question was discussed in detail
at the last Planning Board meeting on September 20 , 1977 , and basically
this was agreed to .
There being no further discussion , the Chair called for a vote .
Aye - Bronfenbrenner , Bradley , Aron , Baker , Mackesey .
Nay - None .
The MOTION was declared to be carried unanimously .
The Chair declared the Public Hearing duly closed at 7 : 49 p . m .
PUBLIC HEARING : CONSIDERATION OF REQUEST BY HERBERT AND LENORA
MONKEMEYF. R ( EVAN N .- . MONKEI1EYER AS AGENT ) TO REZONE APPROXIMATELY 1 . 05
ACRES FROM BUSINESS " C " AND RESIDENTIAL DISTRICT R- 9 TO MULTIPLE
RESIDENCE DISTRICT , AND , APPROXIMATELY 7 ACRES FROM RESIDENTIAL
DISTRICT R- 30 , RESIDENTIAL DISTRICT R- 9 , AND BUSINESS " C " , ALL TO
BUSINESS DISTRICT " C " • ALL OF THE FOREGOING BEING A PART OF TAX PARCEL
6 - 43 - 1 - 3 . 2 AT THE NORTHEAST CORNER OF THE KING ROAD - DANBY ROAD INTER-
SECTION] IN THE TOWN OF ITHACA ,
At 8 : 00 P . M . the Chair declared the Public Hearing in the above -
noted matter duly open and read the Public Notice as published in the
Ithaca Journal . The Chair presented the Clerk ' s Affidavit of Posting
and Publication and the Secretary ' s Affidavit of Service by Mail . ( It
should be noted here that the same procedure was duly and properly
followed for the Public Hearing held just prior to the present Public
Hearing . )
Mr . Monkemeyer pointed out that the 1 . 05 acres in question is the
actual . " Art Colony " . Mr . Fabbroni noted that the " Art Colony " , while
it may take in approximately that area , includes both R- 9 and Business
" C " zones .
Mr . Fabbroni stated that there are really two proposals contained
herein to rezone the whole area that is contained within the " inner
loop " , roughly 8 . 05 acres . Mr . Fabbroni stated that there is roughly
existing 5 . 3 acres of Business " C " in that 8 . 05 acres . Mr . Fabbroni
said that what is being asked is that the " Art Colony " be rezoned to
multi - family from R- 9 and Business " C " . Mrs . Bronfenbrenner noted that
Mr . Monkemeyer is asking for a mixed use on approximately 7 acres .
Mr . Bradley felt that the proposal now being discussed is different
from the original conversations .
® Mr . Monkemeyer stated that the " Art Colony " is a cluster of
existing buildings and a combination of studios and housing . He described
it as an oasis of housing , recreational areas and preservation of
existing buildings and the character of the neighborhood .
Mr . Bradley wanted to know how many more structures could be built
: Planning Board -1�- October 4 , 1477
in the " Art Colonv " area . Mr . Monkemever stated that none could be
built . Mr . Fabbroni stated that that statement is correct ; there is
only one acre of land .
Mrs . Bronf_ enbrenner stated that the buildings contained in the Art
Colony " area are presently in violation of the Zoning Ordinance . Mr .
Monkemeyer agreed . Mr . Gersh stated that there are no plans to increase
the present occupancy - - it is to concur with the Zoning Ordinance .
Mr . Aron noted that the majority of the land in question is zoned
for Business " C " and it appears that Mr . Monkemeyer is proposing to add
2 acres to Business " C " . LL
Mr3. Bronfenbrenner commented that this proposal in her mind is a
cleaning up of the corner and not spot zoning . Mr . Bradley stated that
if there cannot be too many more multi - family built up there under the
Zoning Ordinance , he would agree with it , otherwise it would create a
traffic hazard .
Mr . Fabbroni suggested that the Board could consider the rezoning
subject to the site plan before them . The Board members agreed with
this suggestion .
Mr . Bradley led the discussion of the total picture for the four
corners of King and Danby Roads . It was noted that the other corners
have not been developed . Mr . Fabbroni noted that the 13 acres that was
rezoned to commercial for Platt Associates in July of 1970 has not been
developed as yet - - it is low lying land .
Mr . Monkemeyer stated that there is a need for his project because
he has two clients , a bank and a convenience foods store , that want to
go in right now . This is in another area of Monkemeyer ' s land called
" business nark development " .
Mr . Fabbroni expressed his concern over a proposed bank and convenience
foods stating that it destroys the access Mr . Monkemeyer has proposed
hereinbefore . Such establishments would want direct access from Danby
Road was Mr . Fabbroni ' s opinion .
Mr . Monkemeyer disagreed emphatically and stated that his development
is covered by the covenants and therefore these or any such establishments
must use the " parkway " shown on the plan before the Board .
Mr . Fabbroni stated that future consideration could be made for the
remainder of the 30 acres , but just to jump right into 30 acres is as
hit and miss as Platt Assoc . proposal was 7 years ago . Mr . Monkemeyer
objected stating that his project is not hit and miss - - it is the most
ideal corner on South Hill and moreover he is planning for the next
twenty years . Mr . Fabbroni stated that the lack of specifics makes it
too hypothetical and that there is no basis for 30 acres at this point .
Mr . Monkemeyer stated that he would beg to differ and further that he
( Fabbroni ) is pushing him ( Monkemeyer ) into the shopping center now .
Mr . Gersh pointed out that what Mr . Monkemeyer is talking about is
an overall picture for the whole site so that it is developed in a co -
hesive manner . It is the area within the inner loop that we are talking
about tonight . The Board has had some bad experiences with some
developers with promises that have not been kept , he stated , and pointed
Planning Board -S�n October 4 , 1977
out that this was not the case with Springwood . Mrs . Bronfenbrenner
commented that the Board has had some Public input that there were
problems with Springwood .
Mr . Monkemeyer stated that those matters have been taJcen care of
and further that what it boils down to is : " Is the Board going to
accent the total concept ? " He continued , " We are talking about a con -
cept that has not even been seen here in this County . You have
covenants and restrictions more restrictive than the zoning ordinance . "
Air . Aron asked if Mr . Monkemever would be able to come in with
what he envisions on his land for the next twenty years . Mrs Monkemeyer
stated that he could , lie said that he has clients that are ready to go .
Mr . Aron asked what they are going to go in to ? Mr . Monkemeyer reminded
the Board that he did bring in slides and typical uses of a centre in
Reston , Virginia , that is , the shopping centre concept . He pointed out
that he has not yet gottSn into the specifics of actual plot plan
drawings since that is a very expensive item to go into before the area
is even rezoned for his proposals .
Mr . Fabbroni noted that Mr . Monkemeyer has stated that he has
clients for that area ( outside of the inner loop ) , where they are
interested in locating . He suggested that perhaps it is more reasonable
to consider rezoning that area .
Mr . Bradley stated that he thought the Board should consider what
is on the Agenda . Mr . Gersh stated that the other area should be dis -
cussed at another meeting .
Mrs . Bronfenbrenner asked for comments from the public .
Mr . Trevor Gowdy , 1059 Danby Road , suggested that the Board actually
go up and see the site and see what Mr . Monkemeyer has done .
Por . Kenneth Young , 1059 Danby Road , stated that the proposed
shopping center concept is inwardly oriented and not a strip center and
is dependent on the residential area which fits in with the businesses .
At 8 : 33 p . m . the Chair declared the Public Hearing closed .
Mr . Fabbroni noted that the " Art Colony " is comprised of the " barn " ,
the " old chicken coop " and the " farmstead " , and asked how many units are
in the " Art Colony " right now . Mr . Monkemeyer stated that there are 12 .
Mr . Aron stated that he has seen it and it is beautifully done . Ile
said that it is an asset to ' that part of Danby Road . He noted that the
outside has been cleaned up and it looks very nice . He stated that it is
an asset to South Bill .
MOTION by Mr . Henry Aron , seconded by Mr . Patrick Mackesey :
RESOLVED , that the Planning Board of the Town of Ithaca recommend
and hereby does recommend to the Town Board of the Town of Ithaca the
rezoning of approximately 1 . 05 acres from Business " C " and Residential
District R- 9 to Multiple Residence District , and , approximately 7 acres
from Residential District R- 30 , Residential District R- 9 , and Business
" C " , all to Business " C " ; all of the foregoing being a part of Tax
Parcel 6 - 43 - 1 - 3 . 2 at the northeast corner of the I: ing Road - Danby Road
intersection in the Town of Ithaca being owned by Herbert and Lenora
• Planninq Board - w- October. 4 , 1977
Monhemever ( Evan II . tlonkemeyer as agent ) , and further
BE IT RESOLVED by said Planning Board that the site plan for the
" Art Colony " , so - called , located upon the 8 . 05 acres hereinabove noted ,
remain exactly the same as presentiv located on the 1 . 05 acres of said
8 . 05 acres .
By way of discussion , . the Chairman said that she would like to say
that she is not happy with solvinq zoning violations by this sort of
rezoning .
There being no further discussion , the Chair called for a vote .
Aye - Bronfenbrenner , Bradley , Aron , Raker , Mackesev .
?Jay - Mone .
The 240TION was declared to be carried unanimously .
PUBLIC HEARING : CONSIDERATION OF REQUEST OF R . M . AND M . N . BROWN
( ORLANDO IACOVELLI AS AGENT ) TO REZONE . APPROXIMATELY 3 . 5 ACRES FROM
RESIDENCE DISTRIC^1 R- 15 TO A MULTIPLE RESIDENCE DISTRICT * ALL OF THE
FOREGOING DESCRIBED AS TAX PARCEL 6 - 53 - 1 - 10 AND BEING IN THE VICINITY
OF PENNSYLVANIA AVENUE EXTENSION IN THE TOWN OF ITHACA .
At 8 : 38 p . m . the Chair declared the Public Hearing in `the above -
noted matter duly opened . Mrs . Bronfenbrenner read the Notice of Public
Bearing as published in the Ithaca Journal and Presented the Clerk ' s
Affidavit of Posting and Publication and the Secretary ' s Affidavit of
Service by Mail .
Air . Orlando Iacovelli presented a statement of support of Mr .
Iacovelli ' s proposed apartment construction dated October 4 , 1977 , and
signed by 22 residents on Pennsylvania Avenue . Mr . Iacovelli then
presented a proposed site plan dated August 1977 and titled Proposed
Site Plan - Proposed 28 - unit Apartment ,
Mr . Fabbroni described the location of this proposed project as
it relates to the area of Pennsylvania Avenue and Juniper Drive .
Mr . Iacovelli verbally presented his proposal for a 24 to 28 unit
apartment structure to be located on approximately 3 . 5 acres of land
presently zoned R- 15 . He pointed out that under multiple residence
zoning approximately 14 units per acre is . allowed which would mean some -
where over 40 units , but he is only proposing 24 to 28 units . He
stated that the entrance would be from Juniper Drive and the exit
would be on Pennsylvania Avenue Extension . There will be a buffer .
The structure will be brick . The structure will be 22 ' high at the
front and 26 ' at the back . Mr . Iacovelli presented proposed elevation
drawings and proposed floor plan drawings . Mrs . Bronfenbrenner noted
that the proposed structure is shown to be 3 stories one of which
stories is the basement . Mr . Fabbroni noted that this is permitted .
Mr . Iacovelli commented that the number of units that he is proposing ,
i . e . , 24 - 28 units , would roughly be the same density that is presently
permitted under the R- 15 zone which is the present zoning for his 3 . 5
acres .
Mr . Aron asked for the square footage of the proposed units . Mr . .
Iacovelli stated that he is proposing approxifor the
mately 800 sq . ft .