HomeMy WebLinkAboutMN-P&DB-1995-08-22 C t/(.1/ed<
Approved 11/28/95
Planning and Development Board
MINUTES
August 22, 1995
Present: Susan Blumenthal, Chair;Sarah Adams;Carolyn Peterson;John Schroeder.
Staff: H. Sieverding,L. Tsang,K.Ross;applicants;other interested parties.
1. Privilege of the Floor
There were no comments from the floor.
2. Public Hearing/Final Subdivision Approval
A. MHA Northside Phase II-First and Adams
Jack Jensen reported that there were no substantive changes since the
preliminary approval of this project in January. Blumenthal stated that
there were questions about designation of the park. Schroeder stated that
the Planning Committee would designate the park. A public hearing was
held. Schroeder moved and Peterson seconded a motion for final
subdivision approval.
Carried unanimously.
3. Subdivision Environmental Review/Preliminary Approval
A. Nichol Block Property-327 Elmira Road
Paul Tavelli, the attorney for John Nichols, stated that this subdivision was
informally done 17 years ago. Sieverding stated that there are three parcels
involved; what is proposed conforms with the Zoning Ordinance; and the
BZA recently granted an area and use variance so that the new map will
show all three parcels. A public hearing was held on environmental review.
Adams moved and Peterson seconded a motion for a negative declaration
of environmental significance.
Carried unanimously.
Schroeder moved and Peterson seconded a motion for preliminary
approval.
Carried unanimously.
Minutes of August 22, 1995 Meeting 2
4. Public Hearing/Environmental Review/Site Plan Approval
A. Our Town Mall-701-725 South Meadow Street
Adams stated that last month's discussion had to do with traffic and
turning off Route 13. It has since been realized that there is room for a
turning lane in that section of Meadow Street. A revised site plan and
planting plan, as well as a color rendering of the proposed buildings were
submitted for review by the Codes Committee. The problem DoT had was
with the two driveways (in addition to the service driveway); they will only
allow one curbcut, so what is now being proposed is one driveway which
will have two lanes exiting and one lane entering the site. Dan Cole,the
Traffic Engineer,agrees with staff given that the revised plan was only
submitted this afternoon,that this is a better plan. The Board felt they
should take a look at the revised drawing more closely before fmal
approval. There was also some discussion regarding the landscaping,
including species of trees to be used.
A public hearing on environmental review was held. Schroeder moved and
Peterson seconded the following resolutions for a negative declaration of
environmental significance and conditional preliminary site plan approval.
WHEREAS,a site development plan for the construction of a commercial
plaza and related site improvements at 701-725 South Meadow Street has
been submitted for review and approval by this Board,and
WHEREAS,the proposed development is a Type I action according to both
the City Environmental Quality Review Ordinance and the State
Environmental Quality Review Act,and the full EAF parts 1,2 and 3 were
completed, and
WHEREAS,this Board,the Lead Agency in this environmental review,has
reviewed the application materials and supporting documents,including
comments from NYSDOT,an involved agency,and comments from the
Conservation Advisory Council,and
WHEREAS,although the review process has identified, as noted in the
EAF parts 2 and 3,potentially large impacts on the land,drainage,air
quality, transportation,and visual resources,these impacts will not be
significant in consideration of the project's specific characteristics and
mitigating measures included in the proposal,now, therefore be it
RESOLVED, that this Board determine that the proposed project will
result in no significant impact on the environment,and that a
Negative Declaration for purposes of Article 8 of the Environmental
Minutes of August 22, 1995 Meeting 3
Conservation Law be filed according to the requirements contained in
Part 617.
Carried unanimously.
WHEREAS,a site development plan for the development of Our Town
Mall,a commercial plaza on approximately 3.96 acres,has been submitted
for review and approval by this Board, and
WHEREAS,an environmental review and the public hearing of the
proposal have been completed, and
WHEREAS,the site development plan and supporting materials were
reviewed by the Planning Dept.,the Building Dept.,the City Forester and
the Engineering Divisions of the Department of Public Works,as well as
NYSDOT,and
WHEREAS,the site development plan has been modified according to
comments from City staff and the Codes and Administration Committee,
and
WHEREAS,issues raised by NYSDOT will be addressed through some site
plan modification,now, therefore be it
RESOLVED, that Preliminary Site Plan Approval be granted with the
following conditions:
1. that any modifications to the site plan required by NYSDOT
be approved also by this Board in the Final Site Plan
Approval;
2. that questions about the exact geometry of exit/entrance from
Elmira Road are resolved;
3. that building material samples are provided;
4. that a bike rack is provided;and
5. that a landscaping plan with species of trees other than Honey
Locusts in the internal parking lot islands is provided; and be it
further
RESOLVED, that the Board does not object to the issuance of a
foundation permit for phase one construction.
Carried unanimously.
Minutes of August 22, 1995 Meeting 4
B. Kolar Machine Building Addition -407 Cliff Street
The proposed development is 4,073 sf of building addition and a new
parking area on the adjacent parcel north of the existing developed site. A
site plan was approved in 1991,but that has expired. The present proposal
is a modification of the 1991 site plan. Some of the previously proposed
planting is deleted from the plan,and there are now two maps. Codes
discussed the fact that they would like to have a single site plan for the new
application which would combine both the drawings to show the new
proposal. There was some discussion about site improvements that were
not being shown in the new application. The applicant felt strongly that it
was not likely that any kind of vegetation would survive that close to the
road stating there is very little space to plant. They didn't want to put a lot
of money into landscaping that would not survive. The applicant was
concerned about getting a foundation permit for the proposed addition.
Codes felt it might be possible to give preliminary approval for a
foundation permit with conditions. Adams stated that the applicant needed
to provide a planting plan. Schroeder stated that the intent was to restore
some plantings from 1991. Mr.Liguori said what ended up taking over on
the hillside was all natural. The Board had no problem with natural
vegetation covering the hillside. Sieverding stated that the applicant should
produce landscape drawings,and he urged the applicant to hire a
professional landscape architect to put together a plan that responds to the
concerns raised about the preliminary site plan. A public hearing on
environmental review was held. Blumenthal moved and Schroeder
seconded the following resolutions for a negative declaration of
environmental significance and conditional preliminary site plan approval.
WHEREAS,a site development plan for the expansion of Kolar Machine,
Inc. at 407 Cliff Street has been submitted for review and approval by this
Board, and
WHEREAS,the proposed development is an Unlisted Action according to
both the City Environmental Quality Review Ordinance and the State
Environmental Quality Review Act,and the full EAF parts 1,2 and 3 were
completed, and
WHEREAS,this Board,the Lead Agency in this environmental review,has
reviewed the application materials and supporting documents,including
comments from the Conservation Advisory Council,and
WHEREAS,although the review process has identified, as noted in the
EAF parts 2 and 3,potentially large impacts on the visual character of the
neighborhood and community,these impacts will not be significant given
the mitigating measures included in the proposal, now, therefore be it
Minutes of August 22, 1995 Meeting 5
RESOLVED, that this Board determine that the proposed project will
result in no significant impact on the environment,and that a
Negative Declaration for purposes of Article 8 of the Environmental
Conservation Law be filed according to the requirements contained in
Part 617.
Carried unanimously.
WHEREAS,a site development plan for the expansion of Kolar Machine,
Inc. has been submitted for review and approval by this Board, and
WHEREAS,the proposed development includes 4,037 sf of additional
building and site improvements on the adjacent lots to provide at least 28
parking spaces,and
WHEREAS,an environmental review and the public hearing of the
proposal have been completed,and
WHEREAS,the site development plan and supporting materials were
reviewed by the Planning Dept.,the Building Dept.,the City Forester and
the Engineering Divisions of the Department of Public Works,and
WHEREAS,the Codes and Administration Committee has determined, at
its 8-14-95 meeting,that the general concept of the proposed expansion is
acceptable even though the criteria of site plan approval have not been
entirely satisfied,now, therefore be it
RESOLVED,that Preliminary Site Plan Approval be granted with the
following conditions:
1. that a drawing is provided showing the entire site;
2. that vegetation is restored,where appropriate,as shown on
1991 site plan;
3. that design details of the new parking area be resolved; and
4. planting specifications for the new parking area and for the
open space to the north of the new parking area be resolved;
and be it further
RESOLVED, that the Board does not object to the issuance of a
foundation permit for the construction of the proposed addition prior
to Final Site Plan Approval.
Carried unanimously.
Minutes of August 22, 1995 Meeting 6
5. Ordinance Amending Chapter 325 Entitled"Zoning"of the City of Ithaca
Municipal Code Regarding Bed-and Breakfast Uses
There was some discussion on what would be allowed in each zone. Schroeder
stated that in R-1 neither homes nor inns would be permitted; in R-2 only
bed-and-breakfast homes would be permitted; and in R-3 both bed-and-breakfast
homes and inns would be permitted. All homes and inns would require a special
permit from the BZA. In the R-2 zone, there would be a five-year expiration at
which time the neighborhood could again comment as to whether the
establishment should continue. It was stated that a bed-and-breakfast home has to
be owner-occupied and owner-managed. Schroeder stated there was a question of
whether the neighborhood notification requirement of the permit process should be
500 feet or some other distance. Two hundred feet was agreed on. He stated that
property owners within 200 feet could speak at the BZA special permit hearing,
and other people in the neighborhood who were concerned could contact their
alderperson to express that concern. There was concern that the notices go out to
property owners and not to the people who may live there and be directly affected.
After further discussion on this issue, Schroeder stated he would appreciate a
recommendation from the Planning Board,but the Board made no comment.
6. Sage Hall Presentation
Sieverding stated that ILPC gave conceptual approval of this project in February.
However, since the project is subject to Site Plan Review,the Planning Board
should declare themselves lead agent for the environmental review. During the
course of the Site Plan Review,the ILPC will continue to meet with Cornell
regarding specific building design elements as part of its review relative to a
Certificate of Appropriateness. It was agreed that coordination between ILPC and
the Board is crucial. Therefore,while all Planning Board members are invited to
attend the ILPC meeting on September 14 when this project will be discussed,
John Schroeder and Sarah Adams will be the liaisons between the Board and
ILPC.
Eric Dicke made a presentation to the Board which provided some history of Sage
Hall and included a discussion of the total renovation project. The intent of the
design is to restore the three principal facades of the building and infill a new
building behind them. He led the Board through a series of floor plans and
discussed some of the major design issues Cornell and its architects are dealing
with. In response to questions from the Board,he stated that they were going to
try to restore the full steeple. Schroeder felt they should guarantee the restoration
of the steeple.
There was some discussion about the Article 78 lawsuit filed in July and about
both the Board and ILPC being involved. Sieverding stated that the review will
have to be coordinated. Schroeder suggested having a joint meeting with ILPC. It
Minutes of August 22, 1995 Meeting 7
was agreed that he and Adams would go to the meetings,and the other Planning
Board members were invited if they could make it. Blumenthal suggested having
an update on this project each month. Peterson moved and Schroeder seconded
the following resolution.
WHEREAS, the State Environmental Quality Review Act and the City
Environmental Quality Review Act, Section 176.6,require that,when more that
one agency is involved,a lead agency be established for conducting environmental
review of projects in accordance with local and state environmental law,and
WHEREAS, SEQR specifies that for actions governed by local environmental
review,the lead agency shall be that local agency which has primary responsibility
for approving,funding or carrying out the proposed action, and
WHEREAS, the Planning and Development Board has primary responsibility for
approving the proposed Sage Hall renovation by virtue of the Site Development
Plan Review Ordinance,and
WHEREAS, the proposed action requires review under the City's Environmental
Quality Review Ordinance,now, therefore,be it
RESOLVED, that the City of Ithaca Planning and Development Board does
hereby declare itself lead agency for the environmental review of the
proposed Sage Hall renovation,be it further
RESOLVED, that Planning Department staff is directed to notify other
involved agencies of the Planning Board's declaration of lead agency status as
specified in Section 176 -6 of the City's Environmental Quality Review
Ordinance.
Carried unanimously.
7. Discussion of Proposed University Zoning District
Schroeder stated that the Planning Committee approved basic concepts to be used
by City staff in drawing up the first draft of an ordinance describing a proposed
University Zoning District. He stated the Planning Committee also authorized
staff to begin environmental review of Cornell-related parking impacts on adjacent
residential neighborhoods.
Minutes of August 22, 1995 Meeting 8
8. Old Business
A. Site Plan Review Ordinance Amendments
Schroeder stated he would like the Planning Board to endorse the
Ordinance and send it on to the Planning Committee. There was some
discussion regarding the applicability threshold and the fees. It was
decided to change the square footage in#5 on page 3 to 2,500 sf, and the
fees were raised because of the staff time it takes. There was also some
discussion about the proposal in the ordinance text to get rid of the two
steps of preliminary and final review. It was decided to amend the text so
these two steps would remain as they are now. Blumenthal stated that both
approvals should be kept in the Ordinance,but the Board has the choice of
combining them. After further discussion about trees and landscaping in
parking lots. Adams moved and Blumenthal seconded a motion to send the
Ordinance on to Council.
Carried unanimously.
Schroeder asked that someone from the Planning Board present this to the
Planning Committee. It was agreed that Blumenthal would do this with
Adams to go along if possible.
B. R-2c Zoning Amendments
Colin Forth presented his proposal for a new R-2c Ordinance. There was a
lengthy discussion regarding the specifications of the new R-2c zone with
questions from the Board. Sieverding stated that the R-2c as proposed is
more dense than R-2 but less dense than R-3. The Board felt that the
terminology used(e.g. semi-detached,detached,row-house)is confusing.
The Board suggested illustrations would help clarify the terminology.
Blumenthal suggested Forth provide a list of the developers he spoke with.
Sieverding stated that the idea was to have the Ordinance adopted and then
look at specific areas where it could be implemented. Some possible areas
were discussed. Adams suggested contacting the people in those areas
before the proposal is formally considered for adoption.
C. Cluster Subdivision Ordinance Amendments
Colin Forth presented a proposal to revise the cluster housing provision in
the Ordinance. The Board felt the language regarding density bonuses was
a little vague. It was suggested to have performance standards and to
develop ratios for the amenity provided and bonus granted. Blumenthal
felt the amenities were vaguely defined.
Minutes of August 22, 1995 Meeting 9
9. Zoning Appeals Report(No appeals)
10. Reports
A. Director
There was a short discussion about the preliminary draft FEIS for
Wal-Mart and what the process would be for the public reviewing it. The
Board decided that the public was welcome to look at and copy the one
copy in the Planning Department,but no copies were to be made for public
distribution until the Planning Board had reviewed it on Tuesday, August
29. After that date,the public may obtain a copy for a fee.
B. Chair
No report.
C. Board of Public Works
No report.
D. Planning Committee
Schroeder stated that the Planning Committee was discussing off-street
parking regulations. He said he would get a draft of this to Board
members next week and he hoped it could be discussed at next month's
meeting.
11. Approval of Minutes
Approval of the Minutes was put off to next month's meeting.