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HomeMy WebLinkAboutPB Minutes 1981-07-07 �s TOWN OF ITHACA PLANNING BOARD JULY 71 1981 The Town oil Ithaca Planning Board met in regular session on Tuesday , July 7 , 1981 , in Town Hall , 126 East Seneca Street , Ithaca , N . Y . , at 7 : 30 p . m . PRESENT : Chairman Montgomery May , Carolyn Grigorov , Bernard Stanton , Liese Bronfenbrenner , David Klein , Lawrence P . Fabbroni ( Town Engineer ) , Lewis D . Cartee ( Town Building Inspector ) , Nancy M . Fuller ( Secretary ) . ALSO PRESENT : Martha Bell , Thomas A . Bell , Valerie Littlefield , John Perialas , Valtraut Deinert , Herbert Deinert , Don Ross ( Ithaca Journal ) , David O ' Flaherty ( WHCU ) , Mary Earle ( WTKO ) . Chairman May declared the Meeting duly opened at 7 : 30 p . m . REPORT OF THE BUILDING INSPECTOR Mr . Cartee referred to his report for June 1981 , a copy of which each Board member . had received prior to this meeting , and noted that total dollars in improvements is remarkably higher than in June 1980 . He stated that the main reason is the School of Business and Allied Health Professions now being constructed by Ithaca College , Mr . Cartee stated that in June of 1981 13 building permits were issued for $ 3 , 054 , 700 . 00 in improvements as compared to June 1980 when 11 permits were issued for $ 384 , 847 . 00 in improvements . Mr . Stanton asked Mr . Cartee about the status of the racquetball complex . Mr . Cartee stated that there has been no application for building permit received as yet . Mr . Fabbroni commented that we know nothing more than what we heard at the meeting on June 2nd . REPORT OF THE TOWN ENGINEER Mr . Fabbroni reported that the Cliff Street Pump Station is almost completed as a project . He stated that the pump station is being completely refurbished so as to supply an additional 100 gallons per minute . Mr . Fabbroni commented that the line there , though , is fifty years old and there may be too much friction to actually get the 100 gallons per minute . Mr . Fabbroni noted that the big question mark is what will happen to the hospital and what Cornell ' s plans are for the Odd Fellows . Mr . Fabbroni reported on the DeWitt Park at the Middle School and stated that work has been started within the last few days and they are in the process of t =ransplanting good stock . He commented that they have fairly good hopes that they will take if a big enough ball of dirt is taken and they are watered daily . Mr . Fabbroni stated that he expected to have large machinery .in next week after they have grubbed out and we will regrade the way we want . He commented that he thought it can be done without too much pain . He stated that we are endeavoring to create a 30 ' screen toward the Sandra Place properties and where excavation goes on . He said that they are also screening off the Winthrop Drive properties so that in the winter - time you would not be staring at the bank . Mr . Fabbroni_ reported on the status of the Honness Lane Bikeway regrading and the oil and stone pad as part of the long - term maintenance improvement . He . commented that the cinders did not work out as well as they would have liked . He said he hoped for a sensible bicycle use of this bike - way . ' Planning Board - 2 - July 7 , 1981 Mr . Fabbroni reported that the Salem Drive Park is well under construc - tion and added that this is a passive site . He stated that the entrance has been constructed. and the trails staked out and half of the trails have been cut . Mr . Fabbroni said he would encourage the Board members to visit this site , as he thought it was very nice . Mr . Fabbroni reported that he has been working with the City on the Sewer Treatment Plant and he went to Albany with the City people . He repor - ted that he had good news - - State money will come along prior to construc - tion . He added that , with the recession , they do not know what the firm schedule is . Mr . Fabbroni reported that the CETA program finally started today . He stated that he has seven youths , five of whom. he has so far , and they are one clerical aide and six maintenance worker aides . He said they will be involved in surveying , park construction , park maintenance type of work . He commented that , along with our work study students and some other discretionary labor he has , things are moving along well and with good supervision . He noted that the people we have gotten this year are very good . Mr . Fabbroni reported that the East Ithaca Connector is taking a little time to revise . He noted that he has been promising that this Board would have an airing of that document . He stated that the Committee has reviewed it and we are incorporating the changes and then they will review it prior to coming to the Planning Board and the Town Board . He stated that there will be a number .of public hearings at that point . Mr . Fabbroni stated that his final statement is that we are in the pro - cess of trying to work out all - day service for the NET Service . Chairman May asked if there were any questions for Mr . Fabbroni . There being none , Mr . N[ ay thanked Mr . Fabbroni for his report . PUBLIC HEARING : CONSIDERATION OF SITE PLAN APPROVAL OF SELF - SERVICE KEY - ISLAND GASOLINE INSTALLATION IN PLACE AT BELL ' S CONVENIENCE FOODS , 614 ELMIRA ROAD , TOWN OF ITHACA TAX PARCEL NO . 6 - 33 - 3 - 2 ..:4 . THOMAS A . BELL , Chairman May declared the Public Hearing in the above - noted matter duly opened at 7 : 45 p . m . and accepted for the record the Clerk ' s Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on June 29 , 1981 , and July 2 , 1981 , respectively . Mr . Bell appeared before the Board and described the key - island as being 4 ' x 15 ' and utilized by people after work and not open to the general public . He stated that people have to have credit application and approval by . Gulf Oil and the billing is on a monthly basis . He stated that it is not a high flow of traffic since it is used during off - hours when the store is not open generally - - early morning hours and after hours . He said some doctors , for example , utilize this key - island . He noted that the gas is not cheaper - - it . ' is two cents a gallon higher . Mr . May noted that this island is in place . Mr . Bell stated that they . mentioned it when they got the present gas island , but at the time the . ..1 heads were being changed to go over $ 1 . 00 . Mr . ' May inquired if this island were listed in the building permit . Mr . Bell said it was not but that they mentioned it at the meeting . Mrs . Grigorov asked how many people have access to the pumps . Mr . Bell ' Planning Board - 3 - July 7 , 1981 stated that there was a total of around 50 . Mrs . Bronfenbrenner asked if when the existing gas island was approved , the property was zoned Business " D " . Mr . Fabbroni stated that the property in question is in a Light Industrial Zone and the food store was permitted after an interpretation that such use was appropriate was rendered by the Board of Appeals in February of 1974 . Mr . Klein commented that insofar as the islands go , you hardly notice they are there . Mr . Bell agreed , stating that basically it is two gas pumps . Chairman May noted that this . is a Public Hearing and asked if there were anyone present who wished to speak . No one spoke. Chairman Maty declared the Public Hearing duly closed at 7 : 50 p . m . Mr . Stanton asked how long this island has been in place - - two or three years ? Mr . Bell stated that it was put in just about one year ago . Mr . Stanton asked if it is served by the same holding tanks . Mr . Bell replied that it was . Mr . May stated that the Board should have appropriate drawings of what has been . done and that Mr . Bell should complete and submit an Environmental Assessment Form ( short form ) . Mr . Bell stated that the pad is about the size of the Board Room table and stands 4 " above the ground . Mr . Fabbroni stated that a short form EAF should be sufficient and that he thought that the Board has to have that . Mr . Stanton stated that . he did not see any problems and once the pieces are gotten. together , it should be appropriate for approval . Mr . May stated that no building should ever take place without a building permit . Mr . Bell stated that he was aware of that now , and added that he did not realize that you needed a building permit for a structure without a roof . Mr . Klein commented that it was too bad Mr . Bell did not have all the require - ments together tonight . Mr . Bell asked if the Board just wanted a profile and a completed EAF short form . Mr . May said that was correct and asked that he just dimension this island off . MOTION by Mr. . Montgomery May , seconded by Mrs . Liese Bronfenbrenner : RESOLVED , that the matter of Site Plan Approval for a self - service key - island gasoline ' installationin place at Bell ' s Convenience Foods , 614 Elmira Road , be and hereby is adjourned until the next meeting of the Town of Ithaca Planning Board following the receipt of additional information from Thomas A . Bell . There being no further discussion , the Chair called for a vote . Aye - May , Grigorov , Stanton , Bronfenbrenner , Klein . Nay - None . . The MOTION was declared to be carried unanimously . Chairman May declared the matter of the site plan approval in re Bell ' s duly adjourned at 8 : 00 p . m . Planning Board - 4 - July 7 , 1981 PUBLIC HEARING : DESIGN REVIEW OF ADDITIONAL SIGNAGE .FOR EXISTING FREE - STANDING SIGN A7' BELL ' S CONVENIENCE FOODS , 614 ELMIRA ROAD , TOWN OF ITHACA TAX PARCEL NO . 6 - 33 - 3 - 2 . 4 . THOMAS A . BELL , Chairman May declared the Public Hearing in the above - noted matter duly opened -at 8 : 00 p . m . and accepted for the record the Clerk ' s Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on June 29 , 1981 , and July 2 , 1981 , respectively . . Chairman May noted that for this Hearing the Planning Board is acting in its capacity of the Sign Review Board under the Town of Ithaca Sign Law , and , as such , will be reviewing the proposed signage for Bell ' s Convenience Foods . Mr . May noted that the application for sign permit , dated June 26 , 1981 , proposes additional signage reading " Diesel " to be attached vertically to the existing freestanding sign which contains 75 sq . ft . - - the proposed sign contains 13 sq . ft . and measures 2 ' x 6 " . Mr . Bell stated that there is a big diesel problem in Ithaca ; there is a very limited supply of diesel fuel in Ithaca with Agway and Crispell being the only places who supply it . Mr . May pointed out that they have diesel at the East Hill Plaza , Mr . Bell said that he was not aware of that . Mr . Bell stated that they decided that it might be a good idea to have diesel fuel available and in order for people to realize this they definitely need a sign telling people about it . Mr . Stanton asked if this .would require any new tanks . Mr . Bell said that it does not . Mr . May wondered if Mr . Bell had the indication that diesel fuel was available presently on his signs . Mr . Bell said that he did - - on their changeable message sign , but travelling people cannot see it . Mr . Klein asked what is permitted in this area . Mr . Fabbroni stated that a 50 sq . ft , freestanding sign , 20 ' . high ,. is permitted . . Mr . May . read from Section 5 . 03 ( Business and Industrial Districts Signs ) of the Sign Law , as follows : " Freestanding Signs " - - " 5 . 0.3 - 1 - - Freestanding sign panels or sign symbols shall have not more than two faces and the maximum area of the panel or symbol shall be 50 square feet . 5 . 03 - 2 - - The maximum height of a freestanding sign and support shall be 20 feet . 5 . 03 - 3 - - No part of a freestanding sign shall extend into vehicular traffic areas , and any part extending over pedestrian traffic areas shall have a minimum clearance of 7 feet 6 inches . 5 . 03 - 4 - - Freestanding signs shall be placed in front yards only , shall be located no closer than 6 feet from a building , 15 feet from the edge of the pavement , and 15 feet from a side lot line , and no part shall extend over a public street or sidewalk . " Mrs . Bronfenbrenner asked if there were a picture available of the existing sign . Mr . Cartee displayed photographs of same and pointed out that in 1974 the (Sign was 48 sq . ft , and in 1976 , 27 sq . ft . were added - all approved and pre - dating the Sign Law , Local Law No . 6 - 1980 , Mr . Cartee stated that , if approved , it would meet correctly for lot lines . Mrs . Bronfenbrenner , referring to the changeable message sign , asked why Mr . Bell could not put another sign strip there . ' Planning Board - 5 - July ? , 1981 Mr . Bell stated that the change - up sign is pretty important to them . He pointed out . that the proposed sign will be attached at the side of the freestanding sign . Mr . May suggested that Mr . Bell could change " Gas " to "Diesel " . Mr . Bell commented that then the people would not know that they have gas . Mr . May stated that his basic problem is that Mr . Bell has . about 25 sq . ft , more sign than is permitted by _ the Town ' s current law . He stated that he has difficulty with the addition of another 13 sq . ft . Mr . Bell pointed out that they did not take advantage of their approval for the " ice house " sign which had been approved for 16 sq . ft . He stated that he - thought that could be taken into consideration . Mr . Bell stated that price signs are mandatory and that he did . not want people to be looking for sign : any longer than they have to . He stated that there are a Ilot of signs around there in the area and a lot of traffic exiting on to the road . He stated that he wanteda sign on the existing freestanding sign . Mrs . Grigorov stated that she thought it was a good looking sign if it could be done legally . Mr . May stated that he believed that this Board does not have any jurisdiction in this matter and he pointed out that enlargements or changes in non - conforming signs are required to go to the Zoning Board of Appeals , and , if it were conforming this Board could only look to a 257o variation of the requirements . Mr . Cartee pointed out Section 3 . 03 - 1 ( e ) of. the Sign Law ( exempt signs Business and Industrial Districts ) - - " At gasoline stations : ( 1 ) Integral graphics or attached price signs on gasoline pumps . , and , ( 2 ) One portable sign . " Mr . May asked Mr . Bell if his window signage were over 307o . Mr . Bell said it was not . and added that , in fact , he has eliminated his policy of allowing organizations to post signs on their door . Mr . Bell stated that this whole matter of meetings is getting very taxing for his wife and him . Chairman May . asked if there were anyone else who wished to speak to this matter . No one spoke . Chairman May declared the Public Hearing in the matter of additional signage at Bell ' s duly closed at 8 : 25 p . m . MOTION by Mr . Montgomery May , seconded by Mr . Bernard Stanton : RESOLVED , that the Town of Ithaca Sign Review Board ( Planning Board ) is not jurisdictionally able to act on the matter of an additional 13 sq . ft . of signage to be attached to the existing freestanding sign at Bell ' s Convenience Foods , 614 Elmira Road , Town of Ithaca Tax Parcel No . 6 - 33 - 3 - 2 . 4 , in light of Section 8 . 05 - 3 - - " A non - conforming sign may not be changed or . enlarged unless a variance is granted by the Zoning Board of Appeals . of the Town of Ithaca Sign Law , Local Law No . 6 - 1980 . There being no further discussion , the Chair called for a vote . Aye - May , Grigorov , Stanton , Bronfenbrenner , Klein . Nay - None . . Planning Board - 6 - July 7 , 1981 The MOTION was declared to be carried unanimously . ® MOTION by Mr . David Klein , seconded by Mr . Bernard Stanton : RESOLVED , that the Town of Ithaca Sign Review Board ( Planning Board ) recommend and hereby does recommend that Mr . Bell try to incorporate the word " DIESEL " onthe existing sign where he now has " GAS " , regardless of what spacing i � ake to effect this thereon , and further , that said Board recommends denial of the sign as proposed and suggests that it be in the space between " Grocery " and the changeable message sign . There being no further discussion , the Chair called for a vote . Aye - May , Grigorov , Stanton , Bronfenbrenner , Klein . Nay - None . The MOTION was declared to be carried unanimously . Chairman May declared the matter of additional signage in re Bell ' s Convenience Foods duly closed at 8 : 30 p . m . PUBLIC HEARING : REVIEW OF APPLICATION TO OPERATE A NURSERY SCHOOL AT 139 HONNESS LANE , TOWN OF ITHACA TAX PARCEL N0 , 6 - 58 - 2 - 39 . 6 , AND CONSIDERATION OF RECOMMENDATION TO THE BOARD OF APPEALS PURSUANT TO ARTICLE IV , SECTION 4 , OF THE TOWN OF ITHACA ZONING ORDINANCE . JOHN AND DORIS PERIALAS , OWNERS , VALERIE LITTLEFIELD , AS AGENT . Chairman May declared the Public Hearing in the above - noted matter duly opened at 8 : 30 p . m . and accepted for the record the Clerk ' s Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on June 29 , 1981 , and July 2 , 1981 , respectively . Mrs . Valerie Littlefield and Mr . John Perialas appeared before the Board and the Chair invited them to tell the Board about their proposal . Mr . May noted that each Board member had received a copy of their letter , their Appeal Form , and attached drawings . ( The letter referred to reads as follows ; ) " June 15 , 1981 To Whom It May Concern : In the recent past I have become aware of the growing need and large demand for a Montessori Nursery School in the Northeast area . I have become aware of . these needs through many parents of young children inquiring; as to the availability of space for their children in such a Montessori Nursery Program . Being a parent and a Certified Montessori Teacher ( affiliated with the American Montessori Society ) , I _ can understand and respect the concern of these parents to enroll their children in a good Montessori Program . To open such a program would enable us to provide young children with a learning , loving environment , while they had to be away from their working parents . I plan to staff our program with four full - time staff members , one of which will also cook . My husband , John Littlefield , aswellas myself will also be there full time . I am Certified to teach children through the age of six years and am also Certified to operate a Montessori Nursery School . I will obtain any licensing required to operate a Nursery School in the State of New York . Approximately two years ago we submitted plans to open a Nursery School at 140 Honness Lane . The Zoning Board of Ithaca agreed to the opening of Planning Board - 7 - July 7 , 1981 that school , but because the building wasn ' t what I wanted it to be , I decided to wait . rather than going through with it at that time . The School site in question now at 139 Honness Lane , in my estimation is a very desirable place for a Nursery School . The rooms are large and spacious ., there are two full bathrooms and two full kitchens and many large windows . * See diagram . The outdoor area is also very conducive to outdoor play . There is a large garden that the children could use , and a large open field directly behind our lot . I plan in the near future to fence in the backyard to secure the children ' s safety and to consider our neighbors ' privacy . Parking and Traffic : Parking - - I don ' t see parking as a problem , there is a circular drive and large parking lot directly across the street from 130 Honness Lane that has already been okayed to be used for the school needs by the owner of that ., lot : John Perialas . * See diagram . Traffic - - Because of the varied hours of the parent ' s arrivals and depar - tures traffic should not be a problem . As very few people would be arriving or leaving at exactly the same time . I have approximately thirty sets of parent ' s in need of our future facility . I plan to enroll a total of no more than thirty - two children . In closing I. do hope you will take time in considering the opening of this Montessori Nursery School as I feel it would be a great asset to our community and would allow the working parents of Ithaca to enroll their children in a - program of quality . Thank You Very Much , ( Sgd . ) Valerie Littlefield " Mr . Perialas stated to the Board that Valerie Littlefield is his daughter . Mrs . Littlefield stated that she would like the zoning for 139 Honness Lane to be such that it would be proper to operate a nursery school . She stated that they plan to do whatever is needed to be done as far as fencing , emergency exits , etc . to be perfectly safe . She stated that the hours of the school would be 8 : 00 to 5 : 00 with nothing going on on the premises in the evenings or on weekends which would be a benefit to the neighborhood . because .a lot of people in the neighborhood work during that time . She stated that there would be two separate age groups with 15 or 16 in each age group . She stated that the older children would be in the upstairs portion and the younger children in the downstairs portion of the house . She stated that there are two separate entrances . She stated that for outdoor play time , with a fence installed , there would be no more than 15 or 16 outdoors at one time maximum ( one group ) . Mrs . Littlefield stated that the staff ratio she wants is 1 to 5 for the younger group and 1 to 6 for the older group . She stated that meals would be provided on the premi - ses . She stated that it would be a Montessori school and that there is a need in the area because of Cornell University and the number of children that they have at this time . Mr . May asked if the Littlefields plan on living in the house . Mrs . Littlefield stated that they do not and added that outside of the 8 : 00 to 5 : 00 hours the house would be vacant . She stated that parents ' meetings would be held - during the school hours . Chairman May asked if there were anyone from the public who wished to speak to this matter . . Mr . Herbert Deinert , 130 Honness Lane , stated that he is the neighbor across the street . He stated that he and his wife have talked to Mrs . Littlefield and Mr . Perialas and they thought that they have answered most of their questions rather satisfactorily . Mr . Deinert asked if the Board received a copy of his phone call to the Secretary on June 24 , 1981 - - they had , as follows : " Mr . Deinert is unable to attend this public hearing Planning Board - 8 - July 7 , 1981 ( Z . B . A . , June 24 / 81 ) and wishes the record to indicate that he is strongly opposed to having a third commercial building in this neighborhood . This ® is a residential neighborhod and there already exists the non - conforming uses formerly owned by Hunna Johns on Honness Lane . The house in question is a two - family house and Mr . Deinert is very apprehensive about this nursery school proposal . He does not want any further commercial activity in the neighborhood nor . any further noise . There is hardly enough parking for the occupants in the house now . Honness Lane is very narrow and with the continuing expansion of Eastwood Commons , it is being heavily travelled already . It is particularly hazardous in the winter since it is one of the last roads to gE� t plowed by the Town . A nursery school would make it worse with parked cars, even if only for twenty or thirty minutes twice a day . " Mr . Deinert stated that fifteen years ago they moved to Honness Lane and there have been several changes which are highly commendable , but , have increased the traffic level . He noted that there have been two . new churches builtand they have generated a lot of traffic . He stated that there is a sign for a Nursery School there now - - Trinity Lutheran Church , three days a week , Pastor Donald A . Cario . He stated that the Hunna Johns property is somewhat improved . He stated that Eastwood Commons is the best example of a commendable improvement but there is ceaseless traffic day and :night . He stated that there has been additional building on Snyder Hill Road and that continues to develop . He stated that most of the people who are part of all this development come down Honness Lane . Mr . Deinert stated that Mrs . Littlefield is planning to have 30 students and that means thirty cars and staggered traffic . Mr . Deinert stated that Honness Lane is very narrow and even more crowned . after the patrxg__9f _ to the road . He stated that there are ten or fifteen cars parked there at any one time making the road even more narrow . He stated that Honness Lane is not one of the first roads to be plowed . Mr . Deinert commented that the foregoing was Part ( 1 ) of his statement . Part ( 2 ) , he stated , is the noise level as it relates to the proposed nursery school . He stated that there will be a playground outside with 15 children outside at one time and right in back of his house is the railroad track which the Town invaded in order to widen and on which they can walk the children . Part ( 3 ) , he stated , is the demographics of the matter which point to a declining birth rate . He asked what will happen if three years from now Mrs . Littlefield finds it not possible to continue the school , would that commercial use remain forever ? : Mr . May stated that the Planning Board is not the final action - taking body in matters of nursery schools ; the Zoning Board of Appeals makes the final decision under the zoning ordinance of the Town . Mr . May commented that the Zoning Board has a number of ways to go and a special approval to the Littlefields alone could be one of those ways . Mrs . Deinert ' spoke to the Board of the constant coming and going . Mrs . Deinert commented that their neighbors do not object because they prefer a nursery school -to noisy neighbors . She stated that she is more frigh - tened about 30 kids as neighbors and she would like Honness Lane to remain a residential area and she questioned if a residential building should be converted to a nursery school . Mr . Stanton asked Mrs . Littlefield where she planned to install the . fencing . . Mrs . Littlefield stated that they plan to close off the whole yard with a fence . Mrs . Littlefield stated that Mr . Nickles , . 137 Honness Lane , said to her that if they put a fence of his choosing on the line he would split the cost . Mrs . Littlefield stated that the Bredbenners do not even want a fence - - they want to see the kids . Planning Board - 9 - July 7 , 1981 Mr . Stanton noted that the backyard is .proposed to be totally enclosed . Mrs . Littlefield submitted the following letter to the Board which is herein entered into the record : " July 1981 To Whom It May Concern : We have no objection to a Montessori Nursery School being operated at 139 Honness- Lane , Ithaca , NY 14850 . ( Sgd . ) Sarah R . Lillie , 203 Pine Tree Road Barbara J . Bredbenner , 141 Honness Lane Leona C . Northrop , 141 Honness Lane Gus Lambrou , 156 Honness Lane Frederick J . Ciaschi , 146 Honness Lane Maria Lambrou , 156 Honness Lane Patricia A . Ciaschi , 146 Honness Lane Hunna Johns , 138 Honness Lane - - P . S . - - not transferable to any other owner . Pete Nickles , 137 Honness Lane Mr . & Mr .:) . George P . Nickles , 137 Honness Lane " Mr . Klein asked if this were a Montessori School or day care . Mrs . Littlefield stated that it is a Montessori School , morning and afternoon , with people arriving at 15 minute intervals . She stated that it would • only take at the most 5 minutes for a parent to get his / her child comfor - table . She stated that she would schedule the children to come at different times . Mr . May noted that there is proposed a total of 30 - 32 children coming at staggered hours in the morning and leaving at staggered times . Mr . Stanton asked , if there are people going to be working for them , where do they park ? Mrs . . Littlefield stated that they will park in the parking lot across the street . She added that there will be 4 people plus her and her husband . Mr . May commented that Mrs . Littlefield ' s proposal seems to indicate that they would be using the field behind the house for the children . Mrs . Littlefield stated that she did not mean that , she was merely describing the area around the house . . Mr . Cartee asked if the Tompkins County Health Department or the County have any jurisdiction over the operation . of this program , adding the ques - tion of . whether they have conferred with them about this proposal . Mr . Perialas stated that the State of New York has jurisdiction . Mr . Cartee stated that he would suggest that he call Mr . Burgess at the Health Depart - ment and discuss the school with him . Mr . Perialas stated that he would most assuredly do that . Mr . May noted that there are two full bathrooms in the house and added that there will probably be a lot of potties and a lot of diapers . Mrs . Littlefield agreed and stated that whatever is needed they plan to obtain . Mrs . Deinert stated that Mrs . Blatchley would be concerned with the proposal . The Secretary stated that Mrs . Blatchley has been notified by mail . •Planning Board - 10 - July 7 , 1981 Mrs . Littlefield stated that there are two other Montessori Schools in Town - - one has a waiting list and one is over T . G . Miller ' s and is moving to Cayuga Heights , Mr . May asked about the ages of the children to be enrolled . Mrs . Littlefield stated that they will be 18 months to 6 years . Mrs . Bronfen - brenner inquired about the State regulations with regard to infants . Mrs . Littlefield stated that if a school has children from 8 weeks to 18 months , the ratio must be 1 teacher to each 4 children , however , they will not be doing that . Mr . Deinert stated , speaking only for himself , that he is not against his neighbors or the Montessori concept , he is concerned about the side effects . Mr . May , speaking to Mr . Fabbroni , inquired about the traffic matter , noting that Mr . Fabbroni has done a traffic study up there . Mr . Fabbroni stated that it iS all a matter of what transpires up there , e . g . , if cars stop on the shoulder of the road , this is a real problem and a hazard . Mr . Fabbroni stated that he cannot refute anything Mr . Deinert said about the road . He stated that the Town is paving this road with a twenty - foot paved portion and minimal shoulders . He commented that it is a definite main - tenance problem especically in the winter when people try to get as close to their door as possible . Mr . Fabbroni commented that he could foresee problems . Mr . Fabbroni felt that the bigger problem has to do with the proposed use and its compatability with the immediate properties around it , together with the fact that this is a residential area as far as the Town ' s zoning goes . Mr . Deinert , referring to the buildings" that ; were there before the War , stated that at the time Mr . Perialas proposed this use for one of the other buildings , it . seemed a step down from the multiple use that had been there . Mr . Fabbroni stated that he did not know what kind of a favor it is to take what was basically a single : family house and make it a nursery school . Mr . Perialas stated that it is atwo - family house . Mr . Fabbroni pointed out that the apartment is in the basement , being a one - family home converted into a two - family, and now every square foot is intended to be used as a school . Mr . Fabbroni stated that his main comment has to do with general zoning and having a comprehensive plan that shows a residential neighborhood , and also having the area requirements in place for such residential zone . Mr . Fabbroni commented that if. the same house were situated on five acres , we might be able to look at it in the spirit of what " R - 15 " intended by the ordinance . Mr . Fabbroni commented that in certain areas it is close to the people it is intended to serve and that is one reason why nursery schools are permitted through a special approval process which includes what could be termed .-a site plan review .approach . Mr . Fabbroni pointed out that this property contains 17 , 500 sq . ft . Mr . Fabbroni stated that he has absolutely no problem with the intention , i . e . , the Montessori concept , however , certain questions need to be addressed . - - who it is going to serve ; the need for it , etc . Mr . . Fabbroni stated that his comments have more to do with land use and . the purpose of maintaining some integrity in the neighbor - hood . Mr . Stanton stated that the purpose of the Planning Board is only to it make a recommendation to the Zoning Board of Appeals . Mr . Klein staffed that he thought Mr . Fabbroni ' s report was somewhat negative and that lie sort of tended to agree with him . Mr . Klein stated that he , however , has to abstain because he is vice - president of the Montessori School on Willow Avenue . Planning Board - 11 - July 7 , 1981 Mr . Stanton commented that one of his great concerns is the size of the lot and , although he is concerned with the traffic matter , the play area is a little minimal . Mrs . Littlefield stated that a lot of schools have smaller play areas than what they are talking about having . Mr . Klein agreed , noting that the Willow Avenue Montessori School play area is very small . Mr . May wondered about playground . equipment : and its effect on parking . Mr . Perialas stated that if that happens , he would enlarge the property across the street for parking . Mr . Perialas noted that he owns that two acres of land . MOTION by Mrs . Liese Bronfenbrenner , seconded by Mr . Montgomery May : RESOLVED , that the Planning Board of the Town of Ithaca supports the concept of the nursery school at 139 Honness Lane , Parcel No . 6 - 58 - 2 - 39 . 6 , Town of Ithaca , N . Y . , as proposed by Mrs . Valerie Littlefield and Mr . John Perialas , and encourages its due and proper consideration by the Zoning Board of Appeals of the Town of Ithaca , with the recommendation to said Board of Appeals that the matters of traffic , parking on Honness Lane , impact on the residential neighborhood , and possibly the adequacy of the lot and play area , be given careful consideration by said Board of Appeals , and FURTHER RESOLVED , that the Planning Board wishes to inform the Zoning Board of Appeals that the appropriateness of the house for such use was discussed with the applicants as well as their need to review the matter . leiwith the Tompkins County Health Department and the agency of the State of New York which deals with nursery schools and to abide by any regulations or requirements such agencies , or any others having jurisdiction , may set forth . There being no further discussion , the Chair called for a vote . Aye - May , Bronfenbrenner , Grigorov , Stanton . Nay - None . Abstain = Klein ( conflict of interest ) . The MOTION was declared to be carried . Chairman May declared the Public Hearing in - the matter of the Planning Board review of the application of Perialas / Littlefield to operate a nursery school at 139 Honness Lane duly closed at 9 : 15 p . m . It was noted that the Zoning Board of Appeals will take up this matter tomorrow night , July 8 , 1981 , at 8 : 10 p . m . ADJOURNMENT Upon Motion , the Chair declared the July 7 , 1981 , meeting of the Town of Ithaca Planning Board duly adjourned at 9 : 16 p . m . Respectfully submitted , 1� Nancy M . Fuller , Secretary .