HomeMy WebLinkAboutMN-P&DB-1995-06-27 CtyC/ /<
Approved 11/28/95
Planning and Development Board
MINUTES
June 27, 1995
Present: David Kay, Chair;Sarah Adams,Susan Blumenthal,Anne Clavel, Carolyn Peterson,
John Schroeder. Staff: H.Matthys Van Cort,K.Ross;George Frantz, Town of Ithaca
Planning;applicants;other interested parties.
1. Privilege of the Floor
There were no comments from the public.
2. Final Site Plan Approval
A. 120 West Clinton Street-McGraw House
Revised site plan details such as planting,fence and lighting design,parking maneuvering
space and handicap parking requirement were presented to the Committee. Schroeder
moved and Blumenthal seconded the following resolution for Final Site Plan Approval:
WHEREAS,a site plan for the development of 28 parking spaces at 120 West Clinton
Street was granted Preliminary Site Plan Approval by this Board at its 5/23/95 meeting,
and
WHEREAS,except for the planting scheme,all the conditions of the preliminary approval
were satisfied through the revision and further development of the site development plan,
now, therefore be it
RESOLVED,that Final Site Plan Approval be granted with the condition that the
site plan be further revised to include new planting between the parking lot and
West Clinton Street.
Carried unanimously.
3. Subdivision Environmental Review/Preliminary Approval
A. 532 Spencer Road-INHS
This property was previously sold without being subdivided. There may be additional
subdivisions in the future. Blumenthal moved and Schroeder seconded a motion for a
Negative Declaration of Environmental Significance.
Carried unanimously.
Minutes of June 27, 1995 Meeting 2
Blumenthal moved and Adams seconded a motion for Preliminary Approval.
Carried unanimously.
4. Public Hearing/Environmental Review/Preliminary and Final Site Plan Approval
A. Cornell University- Maple Ave.
George Frantz, Assistant Town Planner for the Town of Ithaca,reported that the Town
Planning Board approved preliminary site plan of the one-third acre of this project which
is in the Town. He stated that the Town Planning Board made a positive recommendation
to the Town Board of Zoning Appeals and that the BZA has the final sign-off on the
project in that it must grant final approval. He also stated the Town recognized the City's
jurisdiction by making the Town's approval contingent upon the City approving its portion
of the project.
Adams stated that the major remaining issues identified by the Codes Committee were:
(1)increased landscaping(specifically trees)in the parking area; and(2)replanting the
slope on the east side of the site. Cornell presented a drawing which addressed both of
these issues.
Van Cort suggested the planting strip be put in the middle of the island and stated that tree
survival rate is better for a larger area. Adams had concerns about changes being made at
the last minute and stated that since Cornell does a number of projects,they should have
this on file and know what the City recommends in the future. A public hearing was
opened; there were no comments from the public; and the hearing was closed. Blumenthal
moved and Schroeder seconded the following resolutions for a Negative Declaration and
Preliminary and Final Site Plan Approval:
WHEREAS, an application for site plan approval for the site improvement of a parking
area for approximately 140 vehicles has been submitted by Cornell University,and
WHEREAS, the proposed development is an Unlisted action under SEQR and a Type I
action according to the City Environmental Review ordinance,and
WHEREAS, the environmental review of the proposal has been conducted through the
completion of the full EAF parts 1,2, and 3, and according to procedures described in the
CEQR, and
WHEREAS, this Board has reviewed all the application materials and supporting
documents,including comments from the Conservation Advisory Council on the
environmental review of the subject proposal,and comments from the Town Planning
Department as well as the County Planning Department,pursuant to § 239-1 and-m of the
New York State General Municipal Law, and
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Minutes of June 27, 1995 Meeting 3
WHEREAS, no significant environmental impact has been identified in the review process,
now, therefore be it
RESOLVED, that the Board of Planning and Development determine that the
proposed development will have no significant adverse impact on the environment,
and a Negative Declaration for purposes of Article 8 of the Environmental
Conservation Law be filed according to the requirements contained in Part 617.
WHEREAS, an application for site plan approval for the site improvement of a parking
area for approximately 140 vehicles has been submitted by Cornell University, and
WHEREAS, the environmental review of the proposal has been conducted according to
procedures described in the CEQR, and it was determined that the proposed development
will have no significant adverse impact on the environment,and
WHEREAS, the public hearing for the purpose of considering approval of the proposed
site development plan has been concluded,and
WHEREAS, the development proposal has been reviewed by the City Planning and
Engineering offices,as well as by the Town Planning and Engineering offices as well as
the County Planning Department pursuant to § 239-1 and-m of the New York State
General Municipal Law,and
WHEREAS, the proposal was also reviewed by the Codes and Administration Committee
at its 6/20/95 meeting where it was determined that all site plan review criteria were
satisfied,now, therefore be it
RESOLVED, that Preliminary and Final Site Plan Approval be granted.
Carried unanimously.
5. Discussion of Status of Site Plan Review Ordinance
The Board decided not to get into a full discussion on this issue. Kay requested input
from the Board as to what it wanted to set as a goal for the revisions to the ordinance
being done. Van Cort stated that several years ago a subcommittee was appointed which
came up with a recommended draft of amendments to the ordinance. This draft was sent
to the City Attorney's office for its comments,where it has been for years.
Adams suggested that a subcommittee be put together to work on this issue. Clavel stated
that site plan review takes an enormous amount of time and proposed that the Planning
Board consider recommending that a site plan review committee (three people) be
appointed by the Mayor and Council. Adams disagreed and thought the Planning Board
should be involved with site plan review. She stated that a smaller committee does not
have the same authority as the Board. Schroeder stated that the latest ordinance draft
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Minutes of June 27, 1995 Meeting 4
calls for smaller site plans to be done by staff,and that he was willing to join Codes
Committee if it could meet at a time consistent with his schedule. Van Cort stated
concern about having yet another Board to be staff for.
After some discussion on this matter,Kay stated he would like to have a committee
review the status of the ordinance and whether the Board needed to push the ordinance or
not. A subcommittee of Clavel, Schroeder,Adams and Peterson was established and a
meeting set up for Thursday,July 13, at 12:30.
6. New Business
A. Colin Forth's Summer Work Program
Schroeder reported a meeting was held regarding Colin Forth's Summer Work
Program, and there were three suggested specific items Forth was to work on
including the"Floating"Affordable Housing Zoning District,the Cluster
Subdivision Development and the R-2c Zero-Lot-Line,Row-House Zone. There
was some discussion on the affordable housing issue as to whether it would be
permanent and that there should be certain standards imposed. Van Cort stated
that after Forth makes recommendations,it will then go through the legislative
process. Schroeder stated that the first step was to do research and get it to the
Planning Board and Planning Committee. A subcommittee consisting of
Schroeder, Clavel and Rusoff was established to work with Forth.
Adams questioned whether all of these things could be dealt with or whether they
should just deal with one or two of them. It was decided that Forth would have
completed ordinances on the Cluster Subdivision Development and the R-2c Zero-
Lot-Line,Row-House Zone,but possibly just an outline on the"Floating"
Affordable Housing Zoning District.
B. Presentation by Anne Clavel on Planning Issues for Housing Families and
Neighborhoods
Clavel provided a handout to the Board which listed statistics on neighborhoods,
housing and incomes which she thought the Board should be aware of. After
much discussion, Clavel concluded her presentation by stating that Ithaca will
always have extremely high rents and people with low incomes. Schroeder stated
that the Board should return to this subject and possibly set up a subcommittee to
talk about affordable housing issues,neighborhoods,etc. Blumenthal agreed that
this was a big issue and suggested that since it was almost time for the work plan
for 1996, a brief meeting of interested people could be set up. Schroeder stated
that this year's work plan was to include a statistical analysis of neighborhood
trends. The Board decided to put the issue of neighborhood statistics on next
month's agenda and requested that members come up with a list before the Codes
Committee meeting.
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Minutes of June 27, 1995 Meeting 5
7. Zoning Appeal Reports
Blumenthal moved and Schroeder seconded approval of the following memo. Peterson
was absent for the vote.
The Board has determined that none of the appeals involve matters of long-range planning
concern. they are referred to the Board of Zoning Appeals with the following comments:
Appeal 2263
The Board is generally concerned about allowing a multiple-dwelling use in a two-family
zone. The Board considers this use to be improper and not consistent with this type of
zone.
Appeal 2265
This request for a special permit to allow the construction of an eight-foot wide satellite
dish and sixty-foot high transmission tower for the Tabernacle Baptist Church to
broadcast a radio signal is inappropriate in an R-1 residential zone. In particular the
location, size and use are not in harmony with the character of the neighborhood. The
Board recommends that this special permit request be denied.
Appeal 2266
This request for a special permit to conduct a home occupation in a R-2b zone addresses
all the conditions specified in sections 325-3 and 325-9 of the Zoning Ordinance. The
Board believes granting this special permit will not result in a use inconsistent with the
general character of the neighborhood. The Board recommends that the request be
approved subject to locating the exhaust fan for the dessert kitchen such that the noise it
may create is minimized.
Appeal 7-1-95
The Board generally seeks compliance with the City's Sign Ordinance. Variances to the
standards prescribed in this Ordinance should only be considered when there are
compelling and extraordinary reasons. No such case appears to be made in this particular
appeal.
8. Reports
A. Director
No report.
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Minutes of June 27, 1995 Meeting 6
B. Chair
Schroeder and Clavel volunteered for the Capital Projects Review Committee.
Kay stated he received a request from the Mayor and the County for a restructured
County Planning Board. Kay volunteered to be the representative from the City at
the County Planning Board.
C. Board of Public Works
Rusoff reported that a few individuals from the Department of Public Works went
through all of the positions in the department and proposed upgrading many of
them and also hiring another engineer. The BPW felt upgrading the positions was
justified and approved hiring an engineering technician(lower level),but put off
hiring an engineer. They voted on the resolution and then it was to go to the B&A
Committee. Van Cort was very supportive of the idea.
D. Planning Committee
Schroeder reported that the Planning Committee was discussing the rezoning of
Cornell University.
There was a short discussion about the"future sidewalk" shown on the approved site plan
of Buttermilk Falls Plaza. Van Cort stated he thought it was the Planning Board's
intention to make sure the sidewalk was included in the design elements,but that the
Board was not requiring it, so that in case the City,at some point, said that everyone had
to have sidewalks,there would be a place to put them. He stated he believed that is why it
showed up on the plans as a"future sidewalk."
9. Approval of Minutes
Blumenthal moved and Schroeder seconded approval of the March 14, 1995 Minutes as
corrected.
Carried unanimously.
Adams moved and Blumenthal seconded approval of the March 19, 1995 Minutes as
corrected.
Carried unanimously.
Clavel moved and Blumenthal seconded approval of the April 11, 1995 Minutes as
corrected.
Carried unanimously.
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Minutes of June 27, 1995 Meeting 7
Blumenthal moved and Schroeder seconded approval of the April 25, 1995 Minutes as
corrected.
Carried unanimously.
Blumenthal moved and Clavel seconded approval of the May 23, 1995 Minutes as
corrected.
Carried unanimously.
Adams moved and Schroeder seconded approval of the May 30, 1995 Minutes as
corrected.
Carried unanimously.
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