HomeMy WebLinkAboutMN-P&DB-1996-08-27 Planning and Development Board
MINUTES
August 27, 1996
Present: David Kay(Acting Chair),Steve Ehrhardt,Jane Marcham,Ellen McCollister,
Scott Whitham, Carolyn Peterson. Staff.- H.Matthys Van Cort,Director of Planning and
Development. Other interested persons and media.
1. Agenda Review
Director Van Cort reported that Wegmans had asked for a postponement of the
presentation of their project. The Board decided that it would hear this presentation at the
public hearing on September 17, 1996,and that this presentation would be no longer than
one hour. The Board also stipulated that if a great deal of public interest developed about
the project before the September 17 public hearing,that additional time could be
scheduled and advertised.
2. Privilege of the Floor
Doria Higgins' spoke at length about the Master Plan for the Allan H. Treman State
Marine Park. There are aspects of the plan that Ms. Higgins did not like and she urged
the Board to take whatever action it could to oppose the plan and to oppose sale of the
"festival lands"to the New York State park system.
The Board took Ms.Higgins comments under advisement and informed her that it might
become involved in this issue at such time as the City formally considers transferring the
land to New York State parks.
John Schroeder spoke on the Downtown Design Plan. He distributed copies of materials
on the approved capital project for the east gateway. In 1994 the City approved a capital
project for inclusion in the 1995 budget in the amount of$58,000 for some landscaping
in the east gateway area and further design work on the proposed Piazzetta on the corner
of State and Aurora. Schroeder urged the Board to become actively involved in moving
this project through the City process toward implementation.
3. Zoning Appeals Report
The following recommendations were approved to transmit to the Board of Zoning Appeals:
Appeal Number 2309 at 417 North Cayuga Street
The Board discussed this appeal at length but did not reach consensus. Some Board members felt
that the uses that would be allowed under this variance would have a negative impact on the
residential character of the neighborhood and that the variance should not be allowed. Others felt
that this was a fairly benign use of the property and the fact that an apartment remained in the
building made the proposed variance acceptable. Those in favor of the variance also noted that
the commercial use of the property had been there a long time and that the property had been well
maintained during this period.
While divided,the conclusion of the Board was that the BZA should look carefully at this
variance since it represents a significant change of use from that allowed under current zoning.
Some members of the Board felt that the proposed variance for legal office use would help
maintain the neighborhood while others believed it would lead to a further deterioration of the
residential character of the neighborhood. The Board commented on this case because it felt it
was of area wide concern.
Appeal Number 2311610-612 Mitchell Street
The Planning and Development Board recommended that the BZA not grant the variance because
zoning requires that the building be owner occupied. The Planning Board further urged the BZA
not to relax the standards regarding variances which concern owner occupancy since a relaxation
of these standards would have a deleterious short and long term effect on the future of the
neighborhood. The Board was unanimous in this recommendation.
No comments on Appeal Number 2310 and 2312
At the conclusion of the discussion of the requested variances,the Board further discussed the
question of how to handle zoning variances. The conclusion was that a special meeting of the
Boards Code Committee should be called and members of the Board of Zoning Appeals especially
Joy Blumkin,Chair, should be invited along with all Planning Board members. Steve Ehrhardt
expressed a special interest in attending this meeting. Pat Kennedy and Rick Eckstrom from the
City staff should also be invited to attend the meeting. Staff is to set up this meeting based on the
availability of the Board members to attend. The agenda of the meeting would be to discuss
which variances the Board will comment on and how it would commend on those variances.
4. Downtown Design Plan--Discussion of Implementation Steps
Van Cort distributed a draft memorandum he had written several years ago regarding the
various recommendations in the Downtown Design Plan. The memorandum was an
attempt to identify certain projects for early implementation by the City. One of the Board
members commented that maintenance in the Central Business District was suffering. The
Board felt this issue should be held over to a future discussion. After discussion,it was
decided that Board members would take an additional month to review the study and the
memorandum during which time Scott Whitham and Van Cort would meet to select
certain projects for implementation. Their recommendations would be sent out with the
agenda for the next meeting. There seems to be a consensus among Board members that
relatively small high visibility projects should be undertaken in the near future since it
appeared the City could do them without too much effort. Further more, these projects
were not contingent on private sector investments.
5. Southwest Area Land Use Study
Van Cort gave a brief history of the studies that had been performed on the Southwest
area of the City. The Southwest Area Land Use Study dated September 1994
recommended that the area zoned for mobile homes,which was not now occupied by
mobile homes, should be rezoned for commercial use. This issue had been brought to the
Planning and Economic Development Committee of Common Council which had
unanimously recommended in favor or rezoning. A concept memo had been distributed in
accordance with the City's zoning amendment process. The Board asked whether there
would be a buffer between the existing mobile homes and the proposed B-5 area. Van
Cort stated that he had drawn the line at some distance from the nearest home and that
there was ample room for a vegetative screen. The Board spent time discussing the
fact that this area was not suitable for housing because it had been used as a dump during
the 1950's and 1960's. The fact that mobile homes had been built in the early 1970's did
not make it any more likely that similar construction would be permitted today. Given
that the site was no longer practically available for houses,David Kay moved and Ellen
McCollister seconded that as follows:
WHEREAS, a recent study of the Southwest area in the City entitled Southwest Area
Land Use Study September 1994 recommends that part of the mobile home zone in the
City be rezoned B-5, and
WHEREAS,the fact that the area in question has been previously used as a dump making
it a high risk area for residential construction, and
WHEREAS,with proper site design and landscaping,the existing mobile homes could be
adequately screened from future commercial development,and
WHEREAS, a buffer can be constructed between Southwest Park and the area to be
rezoned to B-5 and such buffer could be made a condition of any site plan for
development of the area to be rezoned,now, therefore be it
RESOLVED,that the Planning and Development Board hereby recommends the proposed
rezoning from MH-1 to B-5 ,and, therefore be it further
RESOLVED, that the Board urges the Common Council to provide notice to those living
near to the area to be rezoned of the proposed zoning change.
Carried unanimously.
6. CBD Rezoning
Van Cort explained the proposed rezoning and the pros and cons of the proposed action.
After a brief discussion,Ehrhardt moved and Whitham seconded the following resolution:
WHEREAS,the Downtown Design Plan calls for conversion of the warehouse at the foot
of State Street to office use,and
WHEREAS, such conversion is problematic under the existing zoning,and
WHEREAS,the Planning and Development Board has been requested by the Planning and
Economic Development Committee of Council to comment on a proposed rezoning of an
area at the foot of State Street from B-4 to CBD-60,now, therefore be it
RESOLVED,that the Board of Planning and Development does concur with the Planning
and Economic Development Committee of Council in recommending that the area in
question be rezoned as proposed.
Carried unanimously.
7. Staff Vacancies
Van Cort told the Board that he is in the process of trying to get the secretarial vacancy
filled. The Board strongly supported Van Cort's effort in this regard. Kay moved and
McCollister seconded the following resolution:
WHEREAS,much of the work of the Planning and Development Department is process
oriented, and
WHEREAS,the work of the department suffers greatly in the absence of adequate
secretarial support, and
WHEREAS,failure to perform in a timely manner the many legally required and expected
functions of the department leads to criticism of the City,employees,elected officials and
Board members and,
WHEREAS,these duties are important to the maintenance of the quality of life in the City,
now, therefore be it
RESOLVED, that the Board strongly urges the Vacancy Review Committee to approve
filling a vacancy created in the department by the departure of Kelly Ross.
Carried unanimously.
8. Reports
A. Board of Public Works
Ehrhardt reported that the Board of Public Works is seriously shorthanded in the
Engineering Division as well as the operational divisions. This has led to deterioration of
the City's infrastructure and the inability to process capital projects. Ehrhardt also
reported that the Traffic Committee of BPW is proposing to install prototype traffic
calming devices in the Northside,in Washington Park,on gateway streets,and in
dangerous intersections in Collegetown.
B. Planning and Economic Development Committee
Marcham reported that the Committee had acted on three of the issues on the Planning
and Development Board agenda and had taken an action urging the Army Corps of
Engineers to dredge the Flood Control Channel this year.
Meeting adjourned at 10:50.