HomeMy WebLinkAboutPC Minutes 2022-05-19 Town of Ithaca Planning Committee
Thursday, May 19, 2022
(3:00 PM via Zoom)
Final Minutes
Committee members: Rich DePaolo, Chair; Rod Howe & Margaret Johnson
Board/Staff members: Director of Planning, Susan Ritter; Planners, Dan Tasman and Chris Balestra;
Director of Code Enforcement Marty Mosely, Director of Engineering, Dan Thaete.
Guests: none
1. Persons to be heard: none
2. Committee announcements and concerns: None.
3. Consider approval of April meeting minutes: Rod moved; Rich seconded. April 21, 2022 minutes
were approved with minor corrections noted.
4. Continue discussion of the draft Inlet Valley Overlay Zone proposal: Sue recommended
reviewing the use table with changes incorporated from the last meeting, briefly looking at the attorney
comments, and then focusing on the map showing suggested reductions to the IV-T zone area. The
Comprehensive Plan was referenced as part of the strategy for amending the uses and extent of the IV-T
zone.
It was explained that the IV-T/transition zone had few permitted uses other than what was already
allowed in the underlying AG and LDR zones. An additional/new proposed use was explained by Dan
Tasman that would allow for small scale recreation and be suitable for the south end of Elmira Road.
The proposal included conditions that would limit the footprint and intensity of the use and require
special permit. Clarification related to the restaurant/cafe indoor "service" and "no permanent outdoor
seating"was requested, including defining the terms or rewording to make the intent clearer that the
food orders and serving would take place inside the building.
The "farm stand"use with thresholds of< 500 for the LDR zone and< 300 sq/ft. for other zones was
discussed and highlighted as needing additional input. The intent is to harmonize with existing zoning.
In terms of retreat/event venue, Rich asked for the attorney's opinion on the legality of allowing this use
only in buildings that existed when the Inlet Valley overlay zones are adopted and on lots with frontage
and access on Elmira Road. This was originally an idea for the corridor's historic buildings and a way to
promote adaptive re-use.
Sue explained the proposal to shrink the IV-T area was due to the minimal benefits derived to those
areas. The new proposed small-scale recreation was intended for the IV-T locations along Elmira Road
only. Areas where the IV-T was proposed for elimination included the Ithaca Beer property (which has
its own PDZ), areas along Seven Mile Drive, including south of the Peach Tree Lane and College View
Mobile Home neighborhoods, as well as portions along Calkins Road and to the rear of the McMillan-
White property. The corner of Calkins Road, to the west and Elmira Road to the north, is proposed to
change from the IV-C to IV-T as a demarcation between the possible commercial uses and less intense
transition overlay uses. These changes also fit more with the Comprehensive Plan land use goals.
1
Dan Thaete asked how the Public Works Facility fits into the overlay zoning. The map identifies the
property frontage to be in the IV-C and the rear in the IV-T. Sue stated there would not be any benefit
for the Town facility as the current use is existing and conforms with the underlying zoning. He noted
the LDR zoning has at times been difficult to comply with, but was assured that foreseeable uses for the
government building would not be hindered with the proposed zoning overlay addition.
There was no committee opposition to the zoning boundary amendments as presented, or the use table
changes. Sue recommended that the attorney comments be addressed by staff and the draft cleaned up
and presented again in full at the next meeting. Marry was also asked to review and comment on the
zoning/code enforcement aspects as indicated in the attorney comments. A new map will be prepared
and included with the next meeting materials.
5. Continue discussion of proposed modifications to the Limited Historic Commercial Zone: The
committee discussed Dan Tasman's memo suggesting criteria and language related to the condition of a
property being considered for LHC zoning and requirements for upkeep/maintenance while LHC zoned.
From language written in the memo, the two points below had changes/recommendations:
10) The Town Board may revoke the LHC overlay before renewal,with a one month warning period, if(1)the building is
demolished or damaged beyond repair, (2)there are changes that remove or obscure architectural features that contribute
to its historic nature,or(3)conditions reach a point of demolition by neglect(property owner intentionally allows a historic
property to suffer severe deterioration, potentially beyond the point of repair). If the property owner doesn't resolve the
situation at the end of the one-month period,the LHC overlay is revoked at the end of the one-month period. Uses that are
not normally allowed in the underlying zoning district must end immediately;there's no grace period, nor do they become
nonconforming.
Concern was expressed for substantial issues that may need more than 1 month to repair. Whether or
not the issue is self-imposed, is there enough discretion with zoning? Maybe add language such as "if
there has been no substantial progress for a period of time". Rich also confirmed that once the LHC
zoning is revoked, there are no grandfathering of those uses.
11) Any repairs or replacement of materials must be"in kind".
Committee requested the word "substantially"be added to "identical in size, design,profile, and finish
to what was original to the structure".
6. Discuss proposed modifications to the Town Code §270-186 Site Plan requirements: Chris
Balestra explained that the existing site plan requirements in the Town Code need updating and
revisions to reflect current standards and technology, as well as for ease of reading and enforcement.
The proposed revisions were presented to the Planning Board with no recommended changes. The
Planning Committee made the following minor comments/changes: remove the "s" from the ROW
references; hyphenate "on-site"; use consistent formatting with either all periods at the end or none;
change "caliper"to "diameter" or"breast height"; reference the Sign and Outdoor Lighting law where
applicable; and incorporate Engineering Department recommendations related to water, sewer,
easements, drainage and other utility related materials.
The committee was in support of the proposed draft with the minor changes and recommended it be
forwarded to the attorney for local law preparation and for action by the Town Board. County GML
referral may be needed as well.
2
7. Staff updates and reports: Sue reported on an inquiry for a storage unit proposal in the Inlet Valley
along Elmira Road/Five Mile Drive. There are site constraints, and although the use is permitted
currently in the Light Industrial zone, it would not be permitted in the proposed overlay zone for that
area. Planning staff shared information about the potential site issues with the property owner's
representative and is awaiting further communication.
Sue also reported on the recent ITCTC meeting where Safe Streets and Roads for All federal funding
was discussed. Funding for infrastructure projects requires a community wide Safety Plan be completed,
which can also be funded from the grant funding pool. Sue communicated with city staff about a
potential joint Town/City Safety Plan. There was no committee opposition to applying for the grant
funds for the joint Town/City Safety Plan. TAP funding is expected to be announced later in the year or
in the following year. Sue noted she would contact DOT about whether Trumansburg Road could have a
narrowed segment(at south end) to improve conditions for a sidewalk. This would be important
information before considering a TAP application for a Trumansburg Road sidewalk.
Rod mentioned that the draft Community Choice Aggregation ordinance would be coming back to the
Planning Committee at the June meeting.
Rod also mentioned the Solar Law needing revision and whether the Planning Committee or COC
would conduct the review. He reported that Bill Goodman (COC Chair) would be contacted to see if
there was room for the discussion there.
The camping development proposal, next to La Tourelle, was briefly mentioned as coming back to a
future committee meeting.
Sue mentioned the New Neighborhood Code needing amendments and is anticipated to for the June
Planning Committee meeting.
8. Next meeting date and upcoming agenda items: next meeting June 16, 2022, hybrid, the committee
confirmed the permanent change in meeting time to 3:00 p.m. Topics: LHC Overlay Zone, Inlet Valley
Overlay District; and other possibilities, time permitting (CCA draft ordinance, New Neighborhood
Code revisions, camping proposal next to La Tourelle).
The Planning Committee meeting concluded at 4:45 pm.
3