HomeMy WebLinkAboutPB Minutes 1983-12-06 • f
TOWN OF ITHACA PLANNING BOARD
DECEMBER 6 , 1983
The Town of Ithaca Planning Board : met in regular session on
Tuesday , December 6 , 1983 , in Town Hall , 126 East Seneca Street ,
Ithaca , New York , at 7 : 30 p . m .
PRESENT : Chairman Montgomery May , Barbara Schultz , James Baker ,
Bernard Stanton , Carolyn Grigorov , David Klein , Edward
Mazza , James V . Buyoucos ( Town Attorney ) , Peter M . Lovi
( Town Planner ) , Nancy M . Fuller ( Secretary ) .
ALSO PRESENT : John Yengo , George Ideman , Town Councilman George
Kugler , Walter J . Wiggins , Rocco P . Lucente ,
Stephen Lucente , Robert Boehlecke , Matt Wall .
Chairman May declared the meeting duly opened at 7 : 31 p . m .
REPORT OF THE TOWN ENGINEER
Mr . Lovi reported briefly on behalf of Mr . Fabbroni who was
unable to attend because': .: he was heavily involved in preparing
documents for presentation in Washington , D . C . at the EPA
offices , tomorrow ` morning , in connection with the Wastewater
Treatment Plant project . Mr . Lovi stated that during the past
three or four weeks Mr . Fabbroni has been very busy gathering
information , maps , data , etc . , in order to nail down EPA ' s
questions with respect to the Outfall aspects of the project .
REPORT OF THE TOWN PLANNER
Mr . Lovi stated that his most important news is that our
proposed subdivision regulations have been sent on to the Town
Board . Mr . Lovi reported that he has reviewed the first two
articles of the subdivision regulations with Town Attorney
Buyoucos , noting that those are the sections having to do with
administration and procedures . He stated that the three other
articles which he did not go over with Mr . Buyoucos are those
dealing with engineering aspects and clustering and pointed out
that the cluster section is not undergoing any changes from that
adopted by the Town Board in 1982 . Mr . Lovi stated that the Town
Board has scheduled a Public Hearing to consider the adoption of
the subdivision regulations for 8 : 05 p . m . on December 12 , 1983 .
Mr . Lovi commented that a major disappointment to him and ,
perhaps , the Board , is that the section on " minor subdivisions "
has been removed , adding that Mr . Buyoucos felt strongly that
there was no way to delegate that as an administrative action to
the Town Engineer , however , the most important thing is to get
the subdivision regulations up to date .
a Mr . Lovi mentioned some items which are probably coming up
in the near future for Board review - - a proposal for a " bed and
Planning Board 2 December 6 , 1983
breakfast " type operation by Margie Rumsey , Peter DuMont ' s
proposal with respect to the old Koppers property , and the Therm
storage building . There followed some Board discussion with Mr .
Lovi as to the apparent " imminent " sale of the old Hospital with
nothing having been ever said to the Town by the County .
Mr . Mazza asked Mr . Lovi if he would look into the status of
the street light for the corner of Concord Place and Burleigh
Drive ,
Mr . Lovi reported that Common Council ( City of Ithaca ) will
most probably approve of and authorize the Mayor to sign a Letter
of Intent with respect to the Burns Road Improvement , i . e . , the
swapping of rights of way therefor .
Mr . Lovi reported that the Six Mile Creek Study Committee
has been discussing a " Critical Environmental Area " designation
for City lands in the Six Mile Creek Watershed area .
Chairman May thanked Mr . Lovi for his report .
REPORT OF THE SECRETARY
Mrs . Fuller reported that all of the items that she may have
reported on were mailed to each of the Board members with their
Agenda .
For the record , the Building Inspector ' s Report of Building
Permits Issued for November 1983 is as follows : Seven ( 7 )
permits were issued in November 1983 for $ 235 , 000 . 00 in
improvements , as compared with November 1982 where five ( 5 )
permits were issued for $ 143 , 026 . 00 in improvements .
REPORT OF THE PLANNING BOARD REPRESENTATIVE TO THE COUNTY
PLANNING BOARD - CAROLYN GRIGOROV .
Mrs . Grigorov stated that she would give her report at the
next meeting since the County Planning Board does not meet until
December 14th .
CONSIDERATION OF A RECOMMENDATION TO THE TOWN BOARD FOR THE
REAPPOINTMENT OF CAROLYN GRIGOROV AND BERNARD STANTON TO THE
PLANNING BOARD .
Chairman May stated that Mrs . Grigorov ' s and Mr . Stanton ' s
terms as members of the Town of Ithaca Planning Board expire on
December 31 , 1983 and that he was most pleased to say that they
have expressed their willingness to serve the Town of Ithaca as
members of the Planning Board for another term .
MOTION b % Mr . Montgomery May :
RESOLVED , that the Town of Ithaca Planning Board recommend
and hereby does recommend to the Town Board that Mrs . Carolyn
Planning Board 3 December 6 , 1983
Grigorov and Mr . Bernard Stanton be reappointed as members of the
Town of Ithaca Planning Board for a seven-year term commencing
January 1 , 1. 984 and expiring December 31 , 1990 .
Chairman May asked if there were any further nominations .
There were none .
Mr . James Baker seconded Mr . May ' s MOTION .
There being no further discussion , the Chair called for a
vote .
Aye - May , Schultz , Baker , Stanton , Grigorov , Klein , Mazza .
Nay - None .
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 recommend
and hereby does recommend to the Town Board the reappointment of
Mr . Montgomery May as Chairman of said Planning Board for the
year 1984 .
. There being no further discussion , the Chair called for a
vote .
Aye - May , Schultz , Baker , Stanton , Grigorov , Klein , Mazza .
Nay - None .
The MOTION was declared to be carried unanimously .
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 reappointment of
Mrs . Carolyn Grigorov as Vice Chairman of said Planning Board for
the year 1984 .
There being no further discussion , the Chair called for a
vote .
Aye - May , Schultz , Baker , Stanton , Grigorov , Klein , Mazza .
Nay - None .
The MOTION was declared to be carried unanimously .
PUBLIC HEARI14G0 CONSIDERATION OF RECOMMENDATION TO THE TOWN
BOARD WITH :RESPECT TO REQUEST FOR REZONING FROM RESIDENCE
• DISTRICT R- 30 TO MULTIPLE RESIDENCE DISTRICT OF AN APPROXIMATELY
25 -ACRE PORTION OF LANDS OF WALTER J . WIGGINS AND JOYCE WIGGINS ,
1152 DANBY ROAD , TOWN OF ITHACA TAX PARCEL NO . 6 - 36 - 1 - 4 . 2 .
Planning Board 4 December 6 , 1983
• 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 Hearing in Town Hall and the Ithaca Journal on November
28 , 1983 and December 1 , 1983 , respectively , together with the
Secretary ' s Affidavit of Service by Mail of said Notice upon the
various neighbors of the property in question , upon the Tompkins
County Commissioner of Planning , upon the Tompkins County
Commissioner of Public Works , upon the Director of the Finger
Lakes State Parks and Recreation Commission , and upon Mr . and
Mrs . Wiggins , as parties to the matter , on November 28 , 1983 .
Mr . Wiggins appeared before the Board and presented his
. revised site plan , revised December 5 , 1983 . Reduced copies for
each Board member were distributed . The large site plan drawing
and a USGS Topo drawing , with the site located thereon , were
appended to the bulletin board and Mr . Wiggins referred to them
as he described his proposal . He noted that the second access
which had been considered as a response to certain concerns
raised at one of the informal discussion meetings has been
removed because it just would not work , adding that the single
access shown has met with Mr . Lovi ' s approval . Mr . Wiggins
pointed out a proposed access road just to the south portion , he
noted additional screening for properties to the north ; he noted
the locations for garbage disposal , he noted the screen for the
parking to the west ; he noted the plantings in front of the
• facility ; he noted pedestrian access ways ; he noted the sewer and
water lines and their connections , and he noted the lighting .
Mr . Wiggins pointed out that the proposal before the Board
involves 20 . 4 acres of his total acreage and indicated the 20 . 4
acre portion shown by dotted lines . Mr . Wiggins stated that the
first stage :involves 20 units and will be increased three times .
Mr . Wiggins stated that the site plan speaks for itself and the
floor plan , shown on the same drawing , speaks for itself . Mr .
Wiggins described the proposed building as akin to a French
chateau to be a part of the L ' Auberge complex .
Mr . John Yengo , 1147 Danby Road , spoke from the floor and
asked if , as the building is to be constructed , the lawn is in
front . Mr . Wiggins stated that that was correct and that it will
stay that way . Mr . Yengo wondered if he were correct in saying
that , technically speaking , there is to be absolutely no change
from the street back . Mr . Wiggins stated that Mr . Yengo was
correct , , adding that the Chateau will be around 500 feet back .
Mr . Yengo commented that it appeared to be as similarly aesthetic
as the houses , one of which is his , across the street .
Mr . Matthew Wall , 1172 Danby Road , spoke from the floor and
noted that Mr . Wiggins has indicated that the building will look
like a chateau . Mr . Wiggins stated that it will and indicated
the drawing on the site plan .
Chairman May pointed out that Mr . Wiggins ' proposal is , at
this point , for one - quarter of the square depicted in full on the
Planning Board 5 December 6 , 1983
site plan . Mr . Wiggins stated that that was correct , adding that
there will be , in stage one , 20 individual units with an
apartment for a manager .
Mr . Wall asked if it were to be two stories , to which Mr .
Wiggins replied , yes .
The Secretary read into the record , the following letter
dated December 6 , 1983 , signed by both Patricia A . Parkin and
Robert E . Parkin , 1146 Danby Road , and directed to the Town of
Ithaca Planning Board . The Secretary noted that this . letter was
written in response to the earlier proposal and not to the
revised plan as proposed at this Public Hearing .
" Reference : Walter J . Wiggins , Zoning Change
While we are not opposed to the referenced zoning change , we
would like to express some of our concerns in regard to the
effect of the proposed plans as they pertain to our personal
residence .
If this proposal is approved we would appreciate
consideration as to buffering ( trees , plantings , etc . ) to shield
our home .
We would be opposed to the use of our existing driveway or
any other road close to our home as an access road to the
• Chateau .
We would not be opposed to a split road on the north side of
the Chateau , but not next to the existing driveway near our home .
We prefer no roads north of the Chateau . "
Mr . Wiggins stated that he agreed with Mr . and Mrs . Parkin ' s
concerns as they were based on earlier concepts and noted again
that the northern access road had been put in in response to
concerns with respect to service by only one road , but then it
was taken out and it is better . Mr . Wiggins stated that he has
no intention at any time to use the existing right of way to the
Parkin residence as part of this complex .
Mr . Yengo stated that he looked upon the project as being
favorable , adding that he thought it to be an attractive move on
Mr . Wiggins ' parcel . Mr . Wall stated that he was inclined in the
same way .
Mr . Mazza asked Mr . Wiggins if he thought that after the 20
units have been in place he will know if the concept is going to
work . Mr . Wiggins replied that he would know . Mr . Mazza asked ,
should it not work , would Mr . Wiggins limit the development to
those 20 units or go ahead and complete the 80 units . Mr .
Wiggins stated that ordinarily he would say 20 and quit . Mr .
Wiggins stated that he could represent to the Board that if it
did not work as a 20 - unit bed and breakfast venture , he is not
• going to make! it any bigger but , on the other hand , he would go
ahead if the economy allowed for apartments . Mr . Wiggins added
Planning Board 6 December 6 , 1983
that the limit of 20 is okay if that is the direction without
further approval .
Mr . Wall wondered if a rezoning of these 20 acres to
multiple would influence the future as to any other rezonings .
Chairman May stated that one of the things the Planning Board has
to look to is need . Mr . Wall stated that he would assume that
each request is considered on its own merits .
Chairman May , noting that there appeared to be no more
questions , stated that the SEQR review is in the hands of the
Town Board as lead agency . The Board members each had received a
copy of the Environmental Assessment Form ( Long Form ) dated
December 1 , 1983 and signed by Walter J . Wiggins , together with
Mr . Lovi ' s review attached thereto and reading as follows :
" SEAR REVIEW
Applicant : Walter J . Wiggins
Project . The Chateau
Location : 1152 Danby Road
Date . December 2 , 1983
" The Chateau " is a phased development which involves the eventual
construction of an 80 - room country inn , the expansion of
L ' Auberge du Cochon Rouge , and schematic consideration of the
• future development of Mr . Wiggins ' remaining lands . When
reviewing the Environmental Assessment Form , I will only comment
on those questions for which I believe additional information may
be needed .
Environmental. Assessment Review
# 4 In his previous discussions with the Planning Board , Mr .
Wiggins has suggested that this project will be developed as
a " Bed and Breakfast " country inn . At one point , a
compari .c: on with " Geneva on the Lake " was made . In addition ,
I believe that a project of this type would be quite
attractive to corporate meeting planners and conference
managers . However , if the project is not profitable as a
country inn , it would still be able to be rented as
apartments .
Each of these activities may have different site amenity
requirements and environmental impacts , particularly with
respect to peak traffic flows . Therefore , I would like to
see a statement of the markets intended to be served by the
" Chateau " . Such a statement need not be lengthy , nor
divulge any " marketing secrets " , but should give the
Planning Board sufficient detail to allow it to make a
reasonable recommendation to the Town Board on the probable
• future character of the community if this project were
built .
Planning Board 7 December 6 , 1983
# 8 The site plan indicates Phase # 1 as containing 20 . 4 acres .
# 11 Since -the project will not be in a commercial zone , the
1120 - 80 " and " 15x30 " answers should be entered under
" Proposed Dwelling Units " .
# 20 The only " Unique Natural Area " in the Town of Ithaca , as
defined by SEQRA , is Coy Glen . However , the parcel of which
this project is a part is adjacent to Buttermilk Falls State
Park .
# 48 In the event that the project is not completed as an 80 -unit
" B & B " , or is unprofitable as such , Mr . Wiggins has indicated
that he intends to rent the units as apartments . I believe
that in this instance , the question should be answered with
an estimate of the number of residents who would be renting
here .
# 51 Again , in the event that these units are rented as
apartments , what segment of the housing market would they
most likely serve ?
Reviewer ' s Recommendation
This is a Type I action according to Article IV , Sections 2 ( b ) ,
3 ( a ) , ( c ) and ( d ) of Town Law # 3 , 1980 . I would prefer that the
specific questions raised above be answered as supplements to the
Environmental_ Assessment Form . With these questions answered
satisfactorily , I would recommend a negative declaration .
Site Plan Review
1 . No legend nor text is provided to identify the size and
species of the templates shown in the landscaping plan . In
addition , no landscaping is shown to break up the facade of
the hotel itself . We would prefer to see a building detail
with a landscaping plan included , in addition to the more
general scale of the overall site plan .
2 . There is no description of the rectangle south of the
largest parking lot . What is it and why is it there ? This
would be an acceptable spot for a dumpster building ,
however , I don ' t see any access for garbage trucks .
3 . The expanded parking lot south of the restaurant will
eliminate any effective use of the pond as a landscaping
focal point for the grounds and also complicates the traffic
flow on the site . The designers should consider a smaller
parking lot behind L ' Auberge , this would preserve the pond
as a site amenity which could be enhanced by terraces , a
garden for outdoor receptions , or a poolside gazebo . In
• addition , guests at " The Chateau " would only have to cross
Planning Board 8 December 6 , 1983
one intersection when dining at the restaurant or taking a
walk around the premises .
I have taken the liberty of retouching and sketching a
revision of the site plan which improves the traffic and
pedestrian circulation around the site and links the pond
and hotel with an open space . I am attaching this revision
as a suggestion only .
4 . The triangle formed by the corners of the Chateau ,
L ' Auberge , and the Barn should be free of parking and should
invite the pedestrian . With its western exposure , it could
be the perfect spot to relax with an aperitif and enjoy a
dramatis Ithaca sunset .
5 . I would prefer that the new access road north of the chateau
be removed and the meadow be largely open , with perhaps
several clusters of spreading trees and conifers left for
contrast .
Rezoning Con :�Diderations
Section 78 of our Zoning Ordinance specifies three conditions to
be answered in the affirmative prior to a Planning Board
recommendation for rezoning .
1 . There is at present no overnight accomodations comparable to
Mr . Wiggins ' proposal in the Ithaca area . Building as it
will upon well - deserved reputation of L ' Auberge , this
project should attract a premium clientele . There is no
question that , if properly designed , this project could
attract a significant regional trade .
2 . The existing and probable future character of the
neighbor- hood as a residential district will be enriched by
an attractive facility . This project will contribute to the
overall demand for related commercial uses and business
services in the neighborhood and will encourage further
growth on South Hill .
3 . The Comprehensive Plan speaks broadly of the Town ' s
intention to focus growth in those areas which are served by
utilities and are suitible for development . That is the
case with this site . There are existing business zones
mapped at the King Road / Rte . 96 intersections a rezoning to
permit a project of this type would not undercut the
desirability of these properties , but should make them more
valuable . Indeed , any rezoning on this 20 . 4 acre parcel
should be clearly restricted to the specific site plan , and
uses , presented at this time . I certainly do not envision
any further construction or additional development on this
site being desirable . "
Planning Board 9 December 6 , 1983
• Mr . Lovi noted that Mr . Wiggins had submitted an Addendum to
the EAF under date of December 6 , 1983 , a copy of which was
distributed to each Board member . Said Addendum reads as
follows :
" . . . In reply to the SEQR REVIEW made - by Mr . Peter M . Lovi , Town
Planner , please be advised as follows :
ENVIRONMENTAL ASSESSMENT REVIEW
No . 4 : Assuming that The Chateau is successful as a country
inn , our marketing appeal would be directed towards the
following categories of prospective guests : Executive
and upper echelon business persons such as NCR ,
Borg -Warner , Therm ; Cornell University and Ithaca
College families , visiting faculty and administrative
staff , transients with an appreciation of country
living . Advertising will be limited primarily to
professional journals and word - of -mouth .
No . 11 : Amend to read :
" Number of proposed dwelling units 20 - 80
Sizes of units 15 x 30 "
No . 48 : If the project does not succeed as a 20 - unit bed and
breakfast facility , it would be converted into 20
studio apartments .
No . 51 : In the event the project is converted into 20 studio
apartments , the market to which the facility would
appeal would be faculty , graduate students and young
exE! cutives . "
Mr . Lovi stated that the Town Board is the agency that will
make the determination on the EAF however , perhaps the Planning
Board may wish to recommend to the Town Board its thoughts . Mr .
Lovi stated that the questions he had , have been answered by Mr .
Wiggins in the Addendum and he would recommend a negative
declaration .
Chairman May asked Mr . Lovi if he had any problems which he
wished to state . Mr . Lovi stated that he , Mr . Fabbroni and Ms .
Beeners have looked at this revised site plan and they have no
problems with it . Mr . Lovi commented that this most recent plan
addresses some opportunities that he felt were not being
addressed . Mr . Lovi stated that he did have one minor
suggestion , that being that a couple of parking spaces
( indicated ) tie replaced with trees . Mr . Lovi stated that Ms .
Beeners had expressed some concern about salt and its effect on
trees near - the road , but her concern was meant as just a word of
warning to Mr . Wiggins to keep an eye on the trees . Mr . Lovi
• commented , apart from that , it is a very well laid out proposal .
Planning Board 10 December 6 , 1983
Chairman May asked if there were anyone else who wished to
speak . No one spoke . Chairman May closed the Public Hearing at
8 : 25 p . m .
Mr . Klein stated that in this particular instance he was
going to abstain from discussions on Mr . Wiggins ' proposal ,
adding that Mr . Wiggins has at times represented him and , also ,
his mother - in - law works in Mr . Wiggins ' office .
MOTION .by Mr . Edward Mazza , seconded by Mr . Bernard Stanton *
RESOLVED , that the Town of Ithaca Planning Board recommend
and hereby does recommend to the Town Board that a 20 . 4 - acre
portion of lands of Walter J . and Joyce Wiggins , fronting on
Danby Road , and known as 1152 Danby Road , said 20 . 4 acres being a
portion of 'Town of Ithaca Tax Parcel No . 6 - 36 - 1 - 4 . 2 containing
approximately 55 . 19 acres , be rezoned from Residence District
R- 30 to Multiple Residence District as requested by Walter J . and
Joyce Wiggins and as specifically set forth on Map entitled - -
" Site Plan , The Chateau " - - prepared by William Downing
Associates Architects , dated 11 / 15 / 83 , revised 12 / 5 / 83 , drawn by
K . D . G . , Project Number 83 - 568 , Scale 1 " = 100 ' , with said Map
having been reviewed by said Planning Board at Public Hearing ,
this date , December 6 , 1983 , and with said Planning Board having
found that :
1 . There is a need for the proposed use in the proposed
location ;
2 . The existing and probable future character of the
neighborhood in which the use is to be located will not be
adversely affected ;
3 . The proposed change is in accordance with a comprehensive
plan of development of the Town , and
FURTHER RESOLVED , that , in the event the proposed use , as
shown on the above - cited Map , is determined by the applicants ,
Walter J . and Joyce Wiggins , to be undesirable , they can use the
Phase I portion thereof , i . e . , 21 studio - type apartments , as
apartment dwellings .
There being no further discussion , the Chair called for a
vote .
Aye - May , Schultz , Baker , Stanton , Grigorov , Mazza .
Nay - None .
Abstain - Klein .
The MOTION was declared to be carried unanimously .
Mr . Wiggins thanked the Board for their time and helpful
discussions .
SITE PLAN REVIEW : CONSIDERATION OF AN EXTENSION TO IDE ' S BOWLING
ALLEY , APPROXIMATELY 400 SQUARE FEET; GEORGE IDEMAN , OWNER .
Planning Board 11 December 6 , 1983
• Mr . George Ideman appeared before the Board and stated that
his request was for site plan approval of a 402 sq . ft . addition
to the workshop area of Ide ' s Lanes . Mr . Ideman had taken 33
colored pictures of his property and these were passed among the
Board members . Mr . Ideman stated that the addition consists of
two walls and a door to increase the service area in his shop and
to meet his needs . Mr . Ideman stated that no changes are
proposed in the building or appearance , however , the addition
will help clean up the area . Mr . Ideman stated that the whole
building is going to be painted .
Mr . Lovi asked what color the building is going to be
painted , to which Mr . Ideman replied that it will be any one of
two or three colors , adding that it may conform with the building
next door . Chairman May asked if any vegetation were going to be
installed . Mr . Ideman stated that he has not considered that .
Mr . Ideman stated that the parking will be extended and if there
is a need for vegetation , he will add that . Mr . Ideman stated
that the addition is just simple construction . Mr . Klein noted
that the other part of the " shed " is concrete block and
sheathing , and asked Mr . Ideman if he were going to change the
outside . Mr . Ideman stated that he had not thought about that ,
adding that it has been there for years . Mr . Klein commented
that it looked a little worn to him . Mr . Ideman stated that it
needed painting .
• Chairman May asked if there were any further questions .
There were none . Chairman May asked the Board to turn to
consideration of the Environmental Assessment Form ( Short Form )
which had beEln completed and signed by Mr . George W . Ideman under
date of November 29 , 1983 , with all questions having been
answered , " NO " . Mr . Lovi had reviewed the EAF on November 30 ,
1983 with t: he following recommendation : " This is a minor
addition which poses no environmental problem . I recommend a
negative declaration . "
MOTION by Mr . David Klein , seconded by Mr . James Baker .
RESOLVED , that the Town of Ithaca Planning Board , acting as
lead agency in the review of the proposed 402 sq . ft . addition to
Ide ' s Lanes , Judd Falls Road , approve and hereby does approve the
Environmental Assessment Form ( Short Form ) , as completed by
George W . Ideman , on November 29 , 1983 , and
FURTHER RESOLVED , that pursuant to the State Environmental
Quality Review Act , part 617 , this action is classified as
Unlisted , and
FURTHER RESOLVED , that the Town of Ithaca Planning Board has
determined from the Environmental Assessment Form and all
pertinent information that the above -mentioned action will not
significantly impact the environment and , therefore , will not
require further environmental review .
Planning Board 12 December 6 , 1983
There being no further discussion , the Chair called for a
vote .
Aye - May , Schultz , Baker , Stanton , Grigorov , Klein , Mazza .
Nay - None .
The MOTION was declared to be carried unanimously .
MOTION by Mr . Edward Mazza , seconded by Mr . Bernard Stanton .
RESOLVED , that the Town of Ithaca Planning Board grant and
hereby does grant Site Plan Approval for the expansion of Ide ' s
Bowling Alley by approximately 402 square feet , as proposed by
George W . Ideman , Owner , and as shown on drawings ( 2 ) entitled
" Ide ' s Lanes , Judd Falls Rd . , Ithaca , N . Y . 14850 " , reviewed by
said Planning Board , this date , December 6 , 1983 .
There being no further discussion , the Chair called for a
vote .
Aye - May , Schultz , Baker , Stanton , Grigorov , Klein , Mazza .
Nay - None .
The MOTION was declared to be carried unanimously .
• INFORMAL DISCUSSION WITH ROCCO LUCENTE IN RE PROPOSED CONVERSION
OF 14 UNITS ON SAPSUCKER WOODS ROAD TO FOUR-UNIT APARTMENTS .
Chairman May thanked Town Attorney Buyoucos for coming at
this time and reminded the Board and Mr . Lucente that , as they
knew , we had asked Mr . Buyoucos to join us in any further
discussions of Mr . Lucente ' s plans to convert 14 properties , 108
230 Sapsucker Woods Road , from two - unit apartments to 4 - unit
apartments each . Mr . Lovi displayed the drawings and proposal as
had been reviewed by the Board on June 7th and again on October
18th .
Mr . Lucente stated that his proposal is to take these
buildings and change them over to four - family units for sale as
individual units or condominiums . Mr . Lucente stated that he is
willing to go along with any restrictions necessary on the deeds
as was discussed by him with the Board previously .
Mr . Buyoucos pointed out to the members of the Board and to
Mr . Lucente that no formal action is pending here at this
discussion meeting , adding that Mr . Lucente has not applied for
approval . Mr . Buyoucos commented that it seems to him to be a
good idea to discuss this proposal informally with the Planning
Board so that it can begin to understand what Mr . Lucente is
planning to do . Mr . Buyoucos noted that the Planning Board
really has no jurisdiction , it being that the only body that can
rezone land in the Town of Ithaca is the Town Board and if one
wants to rezone land , one must appear before that body . Mr .
Buyoucos stated that he would suggest that Mr . Lucente discuss
Planning BOELrd 13 December 6 , 1983
his proposal_ informally with the Town Board . He stated that the
Town Board will listen to it , adding that they have overall
criteria which differ from those of the Planning Board which have
to do with the policy of zoning in general and a very general
plan of zoning in the Town of Ithaca and whether or not there is
a sufficient: case , for the applicant to rezone these particular
parcels . Min . Buyoucos commented that if the Planning Board were
to make some: kind of recommendation now , at this point , it would
be embarrassing and wrong . Mr . Buyoucos pointed out that the
Town Board could say that before they would move , they want a
recommendation from the Planning Board but the impetus may bring
them to certain different outlooks which would condition
differently the Town ' s response . Mr . Buyoucos commented further ,
that he would not only feel , were he a Town Board member with the
power to re :; one , but would also consider that a Planning Board
recommendation in advance of his having discussed a proposal
would be a very bad step practically and would interfere with
orderly process because he might want to make a decision to hear
from the Planning Board , Mr . Buyoucos commented to Mr . Lucente
that he thought it good that he has spoken here to the Planning
Board , adding that they have some things on record . Mr . Buyoucos
stated that he did not see how the Planning Board can take any
further steps . Mr . Buyoucos commented that he has not talked to
anyone on the Town Board with respect to this proposal nor has he
talked with the Town Supervisor . Mr . Buyoucos commented that
this would be his opinion before the Town Board , i . e . , what is
. going to happen at the Planning Board level - - he would say ,
nothing .
Mr . Lucente stated that he has talked informally with the
Supervisor .
Chairman May commented that it appeared that an application
to the Town Board for rezoning by Mr . Lucente would be in order .
Mr . Lucente commented that this is it - - what the Planning Board
has seen is the application , i . e . , the drawings and the statement
- - plus the petition from the neighbors .
Mr . Buyoucos and Mr . Lucente discussed various aspects of
the proposal . Mr . Buyoucos noted that Mr . Lucente rents to up to
14 persons per building and the proposal is for four different
units with eight bedrooms , now , there are two kitchens and 12
bedrooms and 22 baths per , floor . Mr . Buyoucos was curious to
know how , for example , Mr . Lucente would propose to change the
second floor . Mr . Lucente stated that most of the work is done ,
adding that Even the plumbing is in , and that it is a matter of
rearranging partitions . Mr . Lucente stated that there would be
no exterior change except for beautification ; no change in
bathrooms , new kitchens .
Commenting on the proposal to create a four - family unit , Mr .
Buyoucos asked if Mr . Lucente were planning to rent to a " family "
family . Mr . Lucente stated that it would be right in the deed
that there shall be no more than one unrelated person per unit .
Returning to the discussion of the second floor , Mr . Buyoucos
Planning Board 14 December 6 , 1983
stated that if it were rented that way , there may not be a
problem . Mr . Buyoucos asked Mr . Lucente if he really were
planning to make these units condominiums . Mr . Lucente responded
that one of things he had in mind is the sale of the whole
structure to one individual who would live there and rent out the
other three units . Mr . Buyoucos commented that if there were to
be condominiums , as he saw it , say from Commonland , there would
be unit A - B - C - D and soon . Mr . Lucente stated that as a
sale of individual buildings to individual owners it would be a
whole lot easier - - with restrictions right in the deed . Mr .
Buyoucos wondered if these were all separate parcels with no
interdependence with respect to water and sewer . Mr . Lucente
stated that they are all individual parcels with no
interdependence . Mr . Buyoucos summed up the proposal to some
degree at this point , noting that there is planned to be no
exterior change ; very little interior change ; two units up and
two units clown ; the plumbing is already in . Mr . Buyoucos
wondered if Mr . Lucente had put that plumbing in 12 years ago , to
which Mr . Lucente replied , yes , with Mr . Buyoucos adding that he
thought so .
Mr . Buyoucos wondered if there might be any questions that
the Planning Board wanted to ask . Mr . Stanton inquired about
access , wondering if , with these other apartments in place , would
each have access and egress . Mr . Lucente stated that each one
would have a door leading to the outside , adding that the doors
are already in . Mr . Stanton asked if persons would go from the
second floor down steps , to which Mr . Lucente replied , yes .
Mr . Lucente described and discussed with Mr . Buyoucos at
length the manner in which partitioning , access and egress ,
outdoor egress , etc . , would occur . Mr . Lucente showed Mr .
Buyoucos how the garbage would be housed , commenting on the
dumpsters thE! re now . Mr . Buyoucos also commented on dumpsters ,
wondering if they might be like one might find at an ARCO
station . Messrs . Buyoucos and Lucente discussed parking at the
sites , with Mr . Lucente noting that presently a particular parcel
takes care of parking for up to 14 and pointing out that with the
new proposal there would be less parking involved . Mr . Lucente
stated that the garages are in place , thus there would be
four - car parking plus two in the garage which equals parking for
six cars . Mr . Lucente ' s architect , Robert Boehlecke , joined in
in the discussions as to parking and other matters pertaining to
design . Mr . Lucente commented that properties are a lot more
saleable if there is not massive parking . Mr . Buyoucos wondered
if Mr . Lucente thought there was a market for this approach ,
i . e . , a person buying the building , living there , and renting
three units . Mr . Lucente indicated that he thought there was ,
adding there are advantages , such as - - it looks like a house and
a person who could not afford a private home could have a private
home that would be affordable . Mr . Lucente stated that he would
• probably be financing these himself and offering attractive
financing too .
Planning Board 15 December 6 , 1983
Mr . Mazza commented that a buyer does not necessarily have
to live there and could purchase a building as an investment .
Mr . Klein was curious as to what would be the problem of having a
building sold as a two - family house . Mr . Lucente responded that
the cost of purchase is spread such that with , say , a 20 % down -
payment and then renting the other units , a person could
practically live there free .
Mr . Buyoucos suggested to Mr . Lucente that he might want to
think about all these things before he gets to the Town Board .
He stated that no one has made any judgments ; the Town Board is
interested in anyone who has plans involving houses . Continuing ,
Mr . Buyoucos. asked Mr . Lucente , indicating on the drawing , if
there were any vacant land back here at all . Mr . Lucente stated
that there is . Mr . Buyoucos wondered what Mr . Lucente ' s plans
are for that; land . Mr . Lucente responded that he would either
sell it off as lots or build on it . Mr . Stanton asked if there
were a right of way . Mr . Lucente spoke of a future road and also
one down by the water tank . Mr . Buyoucos wondered how far these
parcels under discussion were from Hanshaw Road , to which Mr .
Lucente replied , 800 to 900 feet , adding that the zoning is R15
and Dryden is on the other side of Sapsucker Woods Road .
Mr . Boehlecke commented that he and Mr . Lucente have been
before the Planning Board three , maybe four , times and had
several discussions with Mr . Lovi . Mr . Boehlecke noted that the
. consensus was that they wanted the Town Attorney ' s input . Mr .
Boehlecke stated that , if he understood Mr . Buyoucos correctly ,
the Town Board has jurisdiction and they are not even going to
listen to the Planning Board . Mr . Buyoucos responded that that
was not what was said , adding that it may be that the Town Board
might send it back to the Planning Board and the Planning Board
has already heard quite a bit of this and has quite a few facts .
Mr . Lucente :Mated that Mr . Desch recommended that he start with
the Planning Board . Mr . Boehlecke asked if Mr . Lucente should
submit a request to the Town Board to hear this matter . Mr .
Buyoucos stated . that the Town Board may want specific issues
discussed and the Planning Board does not know what those might
be . Mr . Boehlecke stated that , based on their previous
discussions with the Planning Board , it appeared to him that they
were moving toward a Public Hearing with the Planning Board and a
recommendation to the Town Board , and now , it seems to him that
what is being said is that the matter is out of the Planning
Board ' s having a public hearing and that the Town Board has the
hearing . Mr . Buyoucos commented that if Mr . Lucente wanted the
Planning Board to make a recommendation , he would counsel against
it , adding that if the Town board wants a recommendation it would
involve very little time .
Mr . Lovi referred to Article IX , Section 46 , of the Town of
Ithaca Zoning Ordinance , reading as follows : " Before an
application is submitted to the Town Board for establishment of a
Multiple Residence , Business . . . , the applicant shall proceed as
follows :
Planning Board 16 December 6 , 1983
1 . The applicant will submit a general site plan to the
Planning Board . . . for adequate study of the proposed plan .
2 . The Planning Board may require such changes . . . The
Planning Board shall then adopt a resolution recommending either
approval , approval with modifications . or disapproval of the
proposed plan . Before any such resolution is adopted , the
Planning Board shall hold a public hearing . . The Planning Board
shall make its recommendation within the thirty ( 30 ) days after
the hearing and forward the same to the Town Clerk .
The Town Board shall then hold a public hearing on the
proposed district . . . Before finally establishing any such
District , the Town Board may refer the application to the Town
Planning Board or the Board of Zoning Appeals for such further
consideration as the Town Board may require . . . "
Mr . Lovi stated that because of the unusual character of his
plans and discussions in the office , it was decided that Mr .
Lucente should come before the Planning Board informally and
discuss his ;proposal . Mr . Lovi noted that both the Board and Mr .
Lucente agreed that the opinion of the Town Attorney would be
most helpful . Mr . Lovi commented that he did not believe this
matter can go to the Town Board without a discussion of the site
plan , adding that the Planning Board is required to discuss site
plans and the Town Board considers rezoning with respect to that
site plan .
. Chairman May asked if the Board , or , Mr . Lovi , had any
feelings about Mr . Lucente and his architect going to the Town
Board informally and then coming back to the Planning Board . Mr .
Klein stated that he felt the Town Board would give it back to
the Planning Board . Mr . Mazza stated that he thought Mr . Lucente
should talk to the Town Board informally and if he should want to
do that , he ( Mazza ) thought that best tactically .
Chairman May stated to Mr . Lucente that the Board , through
Mr . Lovi , will get back to him shortly . Mr . Lucente thanked the
members of the Board and Mr . Buyoucos , wished everyone a Merry
Christmas , and stated that he will wait to hear from Mr . Lovi .
Chairman May asked that Mr . Lovi , as expeditiously as is
possible , set: up as an agenda item of the Town Board , an informal
discussion with Mr . Lucente and the Town Board .
DISCUSSION Ola SITES FOR RECOMMENDATION TO BROOME DEVELOPMENTAL
SERVICES AS ACCEPTABLE LOCATIONS FOR AN INTERMEDIATE CARE
FACILITY IN THE TOWN OF ITHACA .
Mr . Lovi referred to his Memorandum of November 29 , 1983 ,
with attachments to the Planning Board in re Broome Developmental
Services Notice of Intent , reading as follows .
" As indicated by the attached letter , Broome Developmental
• Services ( BDS ) has notified the Town of its intent to establish
an Intermediate Care Facility ( ICF ) in the Town of Ithaca . ICF ' s
are defined by statute as single - family residences for zoning
Planning Board 17 i December 6 , 1983
purposes . The Town has the opportunity , under state law , to
suggest alternative sites for such a facility .
Using the guidelines adopted by the Planning Board April 5 , 1983
I have evaluated four sites in the Town . Prior to recommending
any sites to BDS , the Planning Board should review this
evaluation . At this point , the evaluation is quite general and
intended primarily as a starting point for Planning Board
consideration and to guide BDS is their discussions with realtors
and landowners .
Each site was scored based upon the Planning Board ' s eleven
criteria for the siting of group residences . Each site was
ranked on a. scale of 1 to 5 , with 1 indicating the least
desirable and 5 the most desirable . In other words , for each
criterion , one of the sites was judged to be " best " and given a
score of 5 , another was judged " worst " and given a score of 1 .
The remaining sites were then classified along the scale between
these two exi. remes . A score of 0 was given to all sites if there
was no diffE� rence with respect to a particular criterion ; for
example , if all sites had water and sewer service .
Planning Board Criteria
1 . City / Town water services including sewer .
• 2 . Relatively flat terrain .
3 . Not isolated , preferably in an established neighborhood .
4 . Proximity to stores , churches , and other community centers
is desirable .
5 . Reasonable proximity to public transportation .
6 . Off - strE! et or usable on - street parking for staff and visitor
vehicles .
7 a . Client space must be provided on one floor for
non - ambulatory clients .
7 b . Client space may be provided on multiple floors for
ambulatory clients .
8 . House ;should have some outdoor yard area for quiet
recreational use .
9 . House should be reasonably alterable to meet all applicable
State codes .
10 . All exterior alterations are to be in keeping with the
integrity of the structure and the neighborhood in general .
11 . New construction - lots served by public utilities in
established neighborhoods would be considered for new
construction . Nearby public transportation would also be
desirable .
Site Descriptions
1 . Tax parcels 59 - 1 - 1 and 59 - 1 - 3 , 125 Vine Street . This is the
former Koppers property , recently the subject of a rezoning
• request . Approximately 2 . 25 acres , level , mostly
blacktopped . Presently used as a truck garage . Located in
a residE! ntial neighborhood . Close to shopping and other
Planning Board 18 December 6 , 1983
services in Collegetown and East Hill Plaza . Public
transportation available .
2 . Tax parcel 58 - 2 - 39 . 2 ( # 1 , 2 ) , Honness Lane . These lots were
recently subdivided by Gladys Blatchley . Approximately 1 . 50
acres , 6 % slope , open land . Located in a quiet , residential
neighborhood . Walking distance 3 / 4 mile to East Hill Plaza
via Pine Tree Road or to City via existing bikeway .
3 . Tax parcels 57 - 2 - 8 . 129 and 57 - 2 - 8 . 130 , Tudor Road and Nancy
Street . Land owned by Town of Ithaca , presently part of
Eastern Heights Park . Approximately . 80 , acres , sloping ,
adjacent to 14 acre public park . Located in residential
neighborhood . Walking distance 1 . 5 miles to East Hill
Plaza , public transportation available .
4 . Tax parcel 73 - 1 - 7 . 2 , Sapsucker Woods Road . Approximately 4
acres of wooded land in the vicinity of the Sapsucker Woods
Bird Sanctuary . Residential and rental properties in the
immediate neighborhood . Walking distance over 1 . 5 miles to
Community Corners shopping center . Public transportation
available .
Site Evaluations
• 1 . Tax parcels 59 - 1 - 1 and 59 - 1 - 3 , 125 Vine Street .
Criteria : 1 2 3 4 5 6 7 8 9 10 11
Scores 0 5 5 5 5 4 0 2 0 0 0
Total : 26
2 . Tax parcel 58 - 2 - 39 . 2 ( # 1 , 2 ) , Honness Lane .
Criteria : 1 2 3 4 5 6 7 8 9 10 11
Score . 0 2 2 4 1 2 0 1 0 0 0
Total : 12
3 . Tax parcels 57 - 2 - 8 . 129 and 57 - 2 - 8 . 130 , Tudor Road and Nancy
Street .
Criteria : 1 2 3 4 5 6 7 8 9 10 11
Score . 0 1 4 2 2 1 0 4 0 0 0
Total : 14
4 . Tax parcel 73 - 1 - 7 . 2 , Sapsucker Woods Road .
Criteria : 1 2 3 4 5 6 7 8 9 10 11
Score : 0 4 1 1 4 5 0 5 0 0 0
Total : 20
•
Planning Board 19 December 6 , 1983
Conclusion
On the basis; of this extremely coarse analysis , I would rank the
sites in the following order :
i . 125 Vine Street
2 . Sapsucker Woods Road
3 . Tudor Road and Nancy Street
4 . Honness Lane
Any consideration of additional sites will entail a recomputa -
tion , but will preserve the consistency of this ranking
procedure . "
[ Attachment ] :
" November 17 , 1983
Mr . Noel Desch
Per discussion with Mr . Larry O ' Neil , and pursuant to Section
41 . 34 of the Mental Hygiene Law ( copy enclosed ) , please consider
this letter as a formal notification of the interest and intent
of Broome Developmental Services to establish a community based
intermediate care facility for mentally retarded and
developmentally disabled ( ICF / DD ) persons in the Town of Ithaca .
• Enclosed is a fact sheet outlining the specific nature , proposed
size , community support and location requirements of the proposed
intermediate care facility .
As you may be aware , our agency provides services for mentally
retarded and developmentally disabled individuals . One of our
major service goals is the establishment of community based
facilities to insure that clients are afforded the opportunity
for normal life - enriching experiences . In general terms , a
community based ICF provides housing , meals , companionship ,
social events , and staff supervision and instruction in
activities of daily living . Also , during the weekdays , clients
generally attend various vocational , pre - vocational or other day
programs in the community as well as recreational activities
during evenings and on weekends .
We are anxious to work closely and cooperatively with you and
your constituents in the spirit of the law to allow mentally
retarded and developmentally disabled people to reside in a
normal community setting . Also , I wish to apprise you that a
similar letter of interest and intent is being sent to other
localities in Tompkins County . Determining factors regarding the
location are predicated on respective site searches conducted by
representatives of the Facilities Development Corporation , as
well as meeting the appropriate programmatic needs of clients who
will be in residence . Also , by copy of this letter , I am
informing Senator Riford and Assemblyman MacNeil of this
proposal .
• Please be advised that this program is to be implemented in the
1984 - 85 State Fiscal Year , April 1 , 1984 through March 31 , 1985 ,
and will be predicated on approved funding . The designated
Planning Board 20 December 6 , 1983
liaison person to be contacted for further information is Mr .
O ' Neil at ( 607 ) 273 - 0811 , and I also can be reached at ( 607 )
770 - 0255 to further discuss this program at your convenience .
Sincerely ,
Richard J . Thamasett
Director
Broome Developmental Services
Glenwood Road
Binghamton , New York 13905 "
[ Attachment ] :
" FACT SHEET ON COMMUNITY ICF / DD - ITHACA , NY
PROPOSED SITE : Town of Ithaca , New York
PROGRAM : The Tompkins County Regional Center of Broome
Developmental Disabilities Services Office and the New
York State Office of Mental Retardation and
Developmental Disabilities , is proposing the
establishment of a community based Intermediate Care
Facility for the Mentally Retarded and Developmentally
Di ::) abled ( ICF / DD ) in the Town of Ithaca . The ICF / DD
would be a state operated 24 hour a day therapeutic
living experience for 12 MR / DD individuals . It would
fill a service gap which now exists in the continuum of
comprehensive residential services provided by the
State , county , and local providers in Tompkins County .
The service gap that it fills is the provision of
intensive care , through a combination of services and
structured programs and residential care , for
individuals who require continuing supervision of
health needs and / or training for living skills
development . The care provided will be in accordance
with an individual treatment plan which will be
professionally developed . The overall purpose of such
a plan is to help the individual function at the
greatest physical , social , and intellectual level that
he or she can personally or potentially achieve . The
active treatment provided to each individual will be
conducted both at the ICF / DD site as well as day
programs within the community . The Town of Ithaca area
was selected because of the proximity and access to a
wide range of services and facilities . These include :
day programming through Tompkins County Day Treatment
and Challenge Industries , Inc . ; proximity of hospital
services , religious services provided through
respective churches , community recreational
opportunities and shopping facilities for both clients '
needs and operation of the program . It is anticipated
that the funding for the project will be obtained
through State and Medicaid sources .
• NUMBER OF CLIENT BEDS : 12
Y
Planning Board 21 December 6 , 1983
AMOUNT OF SPACE : Approximately 6 ,. 500 square feet
COMMUNITY SUPPORT : The intent to establish this program was
discussed and reviewed with other OMR / DD provider and
consumer groups as well as the Tompkins County Mental
Health Director , the Community Services Board and the
Tompkins County MR / DD Sub - Committee . It should be
noted that the need for this proposed program has been
incorporated into the 1983 Tompkins County Local
Government Plan . The projected need in Tompkins
County , based on the County Plan , is for a total of 25
ICF / DD beds . Currently there are no ICF / DD facilities
in Tompkins County . In addition , the Central New York
Health Systems Agency ' s 5 Year Plan , 1981 - 85 , calls for
the development of a sufficient number of ICF / DD beds
in Tompkins County to meet the residential and program
needs of all developmentally disabled individuals who
require this level of care and habilitation . "
Mr . Lovi reminded the Board that 40 days after this
notification , BDS has the authority to say with no more review ,
" We are doing it . " Mr . Lovi noted that within that period , the
Town may apprise them of alternatives , however , this would be the
only meeting the Planning Board would have prior to this
notification of alternatives .
• Board discussion followed with particular notice being taken
of the 6 , 500 square foot " amount of space " need as stated on the
Fact Sheet . The Board discussed the old " Koppers " site in some
detail , the Chairman indicating that he had no problem with the
Koppers site except for the chemical storage question . It was
the consensus of the Board that the Koppers site was preferred ,
however , Mr . Lovi was directed to pass on to Broome what it has
been and , further , that the Planning Board knows what it has
been .
ADJOURNMENT
Upon Motion , Chairman May declared the December 6 , 1983
meeting of the Town of Ithaca Planning Board duly adjourned at
9 : 45 p . m .
Respectfully submitted ,
Nancy M . Fuller , Secretary ,
Town of Ithaca Planning Board .
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