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HomeMy WebLinkAboutPB Minutes 1981-12-01 TOWN OF ITHACA PLANNING BOARD DECEMBER 1 , 1981 The Town of Ithaca Planning Board met in regular session in Town Hall , 126 East Seneca Street , Ithaca , N . Y . , on December 1 , 1981 , at 7 : 30 p . m . PRESENT : Chairman Montgomery May , Liese Bronfenbrenner , Carolyn Grigorov , David Klein , Bernard Stanton , Barbara Schultz , James Baker , Lawrence Fabbroni ( Town Engineer ) , Lewis Cartee . ( Town Building Inspector ) , Nancy Fuller ( Secretary ) . ALSO PRESENT : Otto Schoenfeld , Ivar Jonson , Chairman May declared the meeting duly opened at .7 : 40 p . m . APPROVAL OF MINUTES Mr . Klein stated that there was an error in citation of a road in the July 7th , 1981 Minutes . He noted that , at the very bottom of page 10 of those Minutes , Floral Avenue should read Willow Avenue . MOTION by Mrs . Liese Bronfenbrenner , seconded by Mr . Bernard Stanton : RESOLVED , that the Town of Ithaca Planning Board approve and hereby does approve , with correction on page 10 Floral Avenue to Willow Avenue - - the Minutes of the Planning Board Meeting of July 7 , 1981 . There being no further discussion , the Chair called for a vote . Aye - May , Bronfenbrenner , Grigorov , Klein , Stanton , Baker . ` Nay - None . Abstain - Schultz . The MOTION was declared to be carried . MOTION by Mrs . Liese Bronfenbrenner , seconded by Mr . James Baker : RESOLVED , that the Town of Ithaca Planning Board approve and hereby does approve the Minutes of the Planning Board Meeting of July 21 , 1981 , as written . There being no further discussion , the Chair called for a vote . Aye - May , Bronfenbrenner , Grigorov , Klein , Stanton , Baker . Nay - None . Abstain - Schultz . The MOTION was declared to be carried . MOTION by Mrs . Carolyn Grigorov , seconded by Mrs . Barbara Schultz : RESOLVED , that the Town of Ithaca Planning Board approve and hereby does approve the Minutes of the Planning Board Meeting of October 20 , 1981 , as written . There being no further discussion , the Chair called for a vote . Aye - May , Bronfenbrenner , Grigorov , Klein , Stanton , Baker , Schultz . Nay - None . Planning Board - 2 - December 1 , 1981 The MOTION was declared to be carried unanimously . MOTION by Mr . Bernard Stanton , seconded by Mrs . Carolyn Grigorov : RESOLVED , that the Town of Ithaca Planning Board approve and hereby does approve the Minutes of the Planning Board Meeting of November 3 , 1981 ) as written . There being no further discussion , the Chair called for a vote . Aye - May , Bronfenbrenner , Grigorov , Klein , Stanton , Baker , Schultz . Nay - None . The MOTION was declared to be carried unanimously . REPORT OF THE BUILDING INSPECTOR Mr . Cartee distributed to the Board the November 1981 report of building permitsissued which indicated that 7 building permits had been issued for $ 105 , 950 . 00 in improvements , as compared with 9 permits in November of 1980 for $ 313 , 300 . 00 =+ n improvements . Mr . Cartee noted that the office and bike shop shown in the report is at the East Hill Plaza and the demolition permit is for the house that burned down on Coddington Road , and the single family house is on Lisa Lane . DISCUSSION OF THE STATE FIRE CODE Mr . May asked Mr . Cartee to present an overview of the Fire Code . Mr . ' Cartee stated that the New York State Fire Prevention Code is designed to supplement the New York State Building ' Construction Code . He noted that the Town of Ithaca had adopted the NYYIS Building Construction Code in 1960 . Mr . Cartee stated that it is a mandated fire code and all cities , towns , and villages must participate in it . Mr . Cartee stated that the intent of the Town is to have a code before the mandated code is imposed . If municipali - ties have not adopted - their own code by March 1 , 1982 , the State says that they will now enforce the code until January 1984 when they are mandated to have the State Code . He stated that the Town ' s philosophy is to have our own code handled .locally with no additional employees . He noted that ; . _. extensive training; is to be made available . Mr . Cartee stated that for January of 1984 , the code is geared to places of public assembly . . He pointed out that hotels and motels are not included but probably will be when the final code comes out in 1985 . He commented that in the Town presently there are seven churches , six taverns / restaurants / bars , the proposed racquetball court , the Union Hall , the Country Club . He stated that until 1985 , schools are under the State Education Department . Mr . Cartee pointed out that it is up to the Town Board to determine whether or not the life safety departments at Cornell University and Ithaca College are acceptable . Mr . Cartee displayed a copy of the NFPA Life Safety Code Handbook which he described as a guide to the Fire Code . He stated that as of April 1982 , with the new fire code and the building construction code , the Town can start building into the new construction the new regulations . He stated that by January 1985 all places must be reasonably in compliance . Mr . Cartee stated that _ a Board of Review will have to be established . The Board members discussed supermarkets with Mr . Cartee , Mr . Stanton noted that municipalities either get the State code or one more restrictive if they adopt their own - - essentially . Planning Board - 3 - December 1 , 1981 Mr . May asked Mr . Cartee if he felt comfortable or not with the State Code . Mr . Cartee stated that he felt as comfortable with this as any , adding that it is not as complicated as , say , the insurance code . Mr . May asked Mr . Fabbroni for his opinion , to which Mr . Fabbroni replied that the most positive point is that we have had the State Building Code since 1960 and thus with the new fire code in terms of real hazards of operation that we might find from time to time it givesus a stronger handle . He commented that we do not gain anything great but we do gain something in getting after hazardous places . He stated that it is one of the mandated programs that is not adding a substantial burden to us . Mr . May commented that in addition the Town would be eligible for enforcement monies if we adopt the State Code . Mr . Cartee pointed out that the new code does not include going into existing one - and- two - family houses , noting that such inspections may be made only upon invitation of the owner - - or - - if we see a real problem . Mr . May stated that it is expected that in 1985 there will be some require - ments for one - and two - family homes . MOTION by Mill Montgomery May , seconded by Mr . David Klein : RESOLVED , that , upon review of and discussion about the forthcoming New York State Fire Prevention - Code with the Town Engineer , Lawrence P . Fabbroni , and the Town Building Inspector , Lewis D . Cartee , and upon their recommendation to this Board that it is useful and beneficial , the Town of Ithaca Planning Board hereby recommends to the Town Board of . the Town of Ithaca the adoption of said New York State Fire Prevention Code . There being no further discussion , the Chair called for a vote . Aye - May ., Bronfenbrenner , Grigorov , Klein , Stanton , Baker , Schultz . Nay - None . The MOTION w4,3. s declared to be carried unanimously . Mr . Stanton commented that he thought that the Town was just stuck with it . Noting the apparent agreement of the Board members , Mr . May stated that in 1982 municipalities have a lot of options , but in 1985 apparently they slam the door and we do not have very many options . Mr . May added that there is a provision for a Review Board NEW BUSINESS INFORMAL PRESENTATION BY MESSRS . SCHOENFELD AND JONSON . Mr . Fabbroni introduced Mr . Otto Schoenfeld and Mr . Ivar Jonson and stated that they wished to discuss informally with the Board a proposal for Townhouses in the northeast part of the Town near the Village of Lansing line , for the Board ' s information and reaction . Mr . Schoenfeld stated to the Board that he was envisioning the develop - ment of townhouses on his property which is adjacent to the Village of • Cayuga Heights and the Village of Lansing , i . e . , the . area from Lexington Drive to Uptown Road . Mr . Schoenfeld noted that there are no roads in place , nor is there . water or sewer . He described the proposal for this area as a better transition stage from the apartments in Lansing down toward the homes in the Town of Ithaca . Mr . Schoenfeld stated that , under the townhouse concept , the individual owners own everything from the street to the property line . He commented that this is the oldest form of construc - tion in the civilized world . Planning Board - 4 - December 1 , 1981 Mr . Schoenfeld stated that he .would request that the Board give its consideration to a variance which would allow him to either complete the road as planned and , if necessary , put buffers in which he would gladly deed to the abutting property owners . Mr . Schoenfeld displayed two plans during this time , referring to them as Plan " A " and Plan " B " . He described the road which would be dedicated to the Town . He described off - setting barriers between the lots . He stated that this would be an improvement over what is there now , noting that there would be a greater density but along with that a higher assessment and living quarters for the community . Mr . Schoenfeld described where the water and sewer mains are presently and their extension . He described an area which would be more or less a walkway since it is not adequate for traffic , noting a 20 ' strip for maintenance of connecting line . Mr . Schoenfeld stated that he would like to find out if the Board would consider something like this . Mr . May asked how many units were being considered , to which Mr . Schoenfeld replied that Plan " A " envisions . 57 units and Plan " B " - - 48 units . It was stated that " A " is actually more logical . Mr . Stanton asked which of the roads shown are approved . Tt was noted that Lexington Drive is in Plan " A " , and the road in Plan " B " would require deeding to the Town . Mr . Ivar Jonson described the construction which would be involved , stating that the units would run between 1 , 200 sq . ft . to 1 , 500 sq . ft . with some up to 1 , 800 s) q . ft . He stated that they would be two stories plus a basement . Mr . Jonson described the need for less expensive housing and more efficient use of space . Mr . Schoenfeld described the use of brick frontages . Mr . May asked if there would be any common area . Mr . Schoenfeld said ' there would not . Mrs . Bronfenbrenner asked if there would be garages to which Mr . Jonson replied , yes - - basement garages . Mr . Schoenfeld stated that this whole project is predicated on approval but the evidence is that the banks are approving of these concepts . Mr . May asked if there would be any homeowners association , to which Mr . Schoenfeld replied , no . Mr . Fabbroni stated that his one purpose for asking Mr . Schoenfeld and Mr . Jonson to speak to the Board tonight , aside from the Board not parti - cularly wanting to meet again close to Christmas , was that they want to more or less . find out at this point where they should go since it is pretty well laid out in their :minds . Mr . Fabbroni pointed out the high density complex to the north in the Village of Lansing without zoning . Mr . Fabbroni noted that it would involve a rezoning to multiple since there is no other way to go under the present ordinance . Mr . May stated that the Board certainly appreciated Mr . Schoenfeld ' s and Mr . Jonson ' s coming , adding that the Board cannot make any kind of final action . Mr . May siated ' that the Planning Board is always interested in new ideas . Mr . Klein stated that he thought it to be a very intriguing concept particularly in the wayit buffers the apartments and provides home owner - ship , and allows for a transition of zoning . • REPORT OF THE TOWN ENGINEER Mr . Fabbroni reported that his main activity has been the group home for the handicapped on Northview Road West . He stated that he felt that some facts should be offered to the Planning Board in view of all the controversy and letters to the editor . He stated that in his own family his wife ' s sister has four mentally and physically handicapped children of Planning Board - 5 - December 1 , , . . 1981 all degrees and .in his own life he had a brother who , if he had lived , would have been institutionalized all . his life , and so he is saddened by all of this . Mr . Fabbroni stated that if the Town Board has its way , one or two or three sites proposed by the Town will come to the Planning Board . He stated that the law is riot all that generous in that it requires the policy group of the Town to respond within a certain number of days . Mr . Fabbroni stated that , in short , the State is trying to de - institutionalize people who are able to be independent to various degrees . He commented that some of the horror stories about institutions are true , but added that Ithaca is very forward thinking , citing as an example - - Challenge Industries . Mr . Fabbroni noted that the law that was passed in 1978 more or less . says that " you will de - institutionalize " and communities will have some say but really not too much . He noted that Broome Developmental has picked a home for which they need space for 10 people . The State has set criteria , among which is square footage - - e . g . , 10 people = 550 sq . f. t . for recreational area . The home needs be retrofitted for wheel chairs . He noted some of the other criteria such as size of home , fairly, low maintenance , public transit , recreational opportunities , religous opportunities , shopping opportunities . He stated that their very first choice after just touching base with the .Town was 1351 East State Street - - Mario Guidi ' s former home . He noted that that fell through when the home was sold .. He stated that the second choice was 205 Northview Road Nest on South Hill about a mile past Ithaca College . He stated that they have an offer to purchase for $ 95 , 000 . 00 plus $ 95 , 000 . 00 slated in improvements which includes relocating the boiler , a second entrance , widening the halls , and re - doing the stairs . Mr . Fabbroni commen - ted that it is almost impossible to find a house in excess of 2 , 500 sq . ft . all on one floor . Mr . Fabbroni stated that at this point he is very • frustrated , noting; that in connection with this home there is no public transit , no recreational sites , no religious opportunities nearby - - it does have public utilities . Mr . . Fabbroni stated that he did not know what is going to happen . Turning to the matter of the proposed East Ithaca Connector , Mr . Fabbroni noted that there have been several discussion meetings around the Town and they have been . lively , to say the least . Mr . Fabbroni noted that on anything having to do with roads in the Ithaca area , you can get at least 15 well - organized groups against it and , if you are lucky , 15 people for it . Mr . Fabbroni reported that the study toward obtaining word processing / data processing and microcomputer systems for the office is moving very well and we are about at the completion of the recommendations point . Mr . Fabbroni stated that Peter Lovi has done most of the investigation and he ( Fabbroni ) has sat in on the critical points . Mr . Fabbroni mentioned the IBM Displaywriter :system , among others such as Lanier , that seem to be very good . Mr . Fabbroni reported that he was sorry to have to say that the DeWitt Park . will not be finished this year because of the bad weather which has plagued us for months now . Mr . Fabbroni described briefly the work on the five - year improvement program and the Town Wide Water Study _ . Referring to the October 27 / 28 , 1981 , flood , Mr . Fabbroni stated that he had just heard on the radio about possible Soil Service money being offered and he stated that he would look into that first thing in the morning . Planning Board - 6 - December 1 , 1981 RECOMMENDATIONS TO THE TOWN BOARD 1 . Planning: Board Vacancy : Mr . May noted once again that Mrs . Bronfenbrenner will be retiring from the Board on December 31 , 1981 , after having served for a full seven - year term , He stated that finding another person to fill Liese ' s shoes is an extremely difficult chore and added that her colleagues on the Board will miss her , He noted that several persons had been suggested by various entities concerned with the Town . MOTION by Mr . Bernard Stanton , seconded by Mrs . Liese Bronfenbrenner : RESOLVED , that the Town of Ithaca Planning Board . recommend and hereby does recommend to the Town Board the appointment of Virginia Langhans ( Mrs . Robert W . ) of 111 Halcyon Hill , to the Planning Board , seven - year term commencing January 1 , 1982 . There being no further discussion , the Chairman called for a vote . Aye - May , Bronfenbrenner , Grigorov , Klein , Stanton , Baker , Schultz . Nay - None , The MOTION was declared to be carried unanimously . 2 . Planning Board Chairperson : . MOTION by Mr ;; . Barbara Schultz , seconded by Mrs . Carolyn Grigorov : RESOLVED , that the Town of Ithaca Planning Board recommend and hereby does recommend to the Town Board the re - appointment o: f . .Mr . Montgomery May as Chairman of said Planning Board for the year 1982 . Aye - Bronfenbrenner , Grigorov , Klein , Stanton , Baker , Schultz , May . Nay - None , The MOTION was declared to be carried unanimously . 3 . Planning Board Vice Chairperson : MOTION by Mr . Montgomery May , seconded by Mrs . Barbara Schultz : RESOLVED , that the Town of Ithaca Planning Board recommend and hereby does recommend to the Town Board the re - appointment of Mrs . Carolyn Grigorov as Vice - Chairperson of said Planning Board for the year 1982 . . Aye - May , Bronfenbrenner , Klein , Stanton , Baker , Schultz , Grigorov . Nay - None . The MOTION was declared to be carried unanimously . 4 . Town of Ithaca Representative 'to the County Planning Board : MOTION by Mr . Montgomery May , seconded by Mr . David Klein : RESOLVED , that the Town of Ithaca Planning Board recommend and hereby does recommend to the Town Board the appointment of Mrs . Carolyn Grigorov as the Town of Ithaca representative to the Tompkins County - Planning Board , three - year term commencing January 1 , 1982 , f Planning Board - 7 - December 1 , 1981 Aye - May , Bronfenbrenner , Klein , Stanton , Baker , Schultz , Grigorov . Nay - None . The MOTION was declared to be carried unanimously . ADJOURNMENT Upon Motion , the Chairman declared the December 1 , 1981 , meeting of the Town of . Ithaca Planning Board duly adjourned at 9 : 25 p . m . Respectfully submitted , Nancy M . Fuller , Secretary .