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PLANNING BOARD PROCEEDINGS
City of Ithaca
Regular Meeting July 17, 1968 7:30 p.m.
PRESENT: Chairman Schmidt, Vice Chairman Reps, Mrs. Anne Jones, Messrs. Korf and
Parkes
ALSO: Planning Director Kasprzak, Asst. Planner Francese, Jr. Planner Meigs,
City Engineer Schlieder, Zoning Officer Van Marter; M. Esolen; C. B.
Blanton, L. Boyd and M. Chaires, Southside Neighborhood Improvement
Committee; F. Rumph, L. Tottey; P. Walsh, Ithaca Journal representative,
D. Stewart, W.H.C.U. representative, and J. Casbolt, W.T.K.O. repre-
sentative.
epre_sentative.
ABSENT: Mrs. M. Hamilton and R. Putney.
MEETING was called to order at 7:10 p.m.
MINUTES of the last regular meeting, on June 19, 1968 were approved as published.
SPECIAL ORDER OF BUSINESS:
Muriel Chaires, on behalf of the Southside Neighborhood Improvement Committee,
presented a petition to the Planning Board regarding the granting of zoning
variances in the Southside area of the city which is residential and in the opinion
of the Committee should remain such, thereby making the neighborhood a better place
to live. The same petition has been presented to the Board of Zoning Appeals and
the Common Council.
Director Kasprzak offered assistance to the Committee and agreed to try to
keep the group informed regarding future zoning cases which may develop in the area.
The Board agreed to assist in any way they can in maintaining the residential
character of the neighborhood.
COMMUNICATIONS:
1. Director Kasprzak read a memo from G. Blean, City Clerk, informing the Board
that on June 26 the Board of Public Works authorized discontinuance of certain streets,
and/or portions thereof, in the Flood Control Channel area to public traffic. Ob-
ejection was voiced to closing Clinton St. which will shut off truck service to Wallace
Steel, Inc. and other businesses in the area. Alderman Nordheimer requested Mayor
Kiely to inform the Planning Board of the matter, so they will be guided in future
planning of development in the area.
2. Director Kasprzak read a memo from Supt. of Public Works Dingman asking for
any cements of the Board to the proposed abandonment by the Lehigh Valley Railroad
of a portion of its tracks serving Morse Chain and National Cash Register companies
on South Hill, easterly of South Cayuga St. , crossing South Aurora St. and entering
partly into Hillview Place, continuing only the scrap service to Morse Chain Co. The
proposed abandonment would make possible the regrading of South Aurora St. south of
Hillview Place intersection, thereby removing a very serious traffic hazard.
Director Kasprzak was directed to inform Mr. Dingman that the Board feels he
is the appropriate person to represent the city in the discussions on this matter,
and request that Mr. Dingman keep them informed of the progress and conclusion of
this long-standing problem.
COMMITTEE REPORTS: None.
OLD BUSINESS:
1. Spencer Rd. rezoning requests - J. Parkes presented to the Board a proposal
for using Spencer Rd. as part of a greenway path system to connect recreation areas
to each other and to population concentrations. It is hoped such positive future
intention would equip the Board of Zoning Appeals with a reason to resist commercial
expansion on the Spencer Rd.
Mr. Leslie Tottey reported that traffic is using Spencer Rd. to get away from
Rt. 13, which the residents of the area protest. The residents wish the area left
residential and are opposed to the granting of further variances on Spencer Rd.
Mr: Korf MOVED, "that the presented proposal be communicated to the Board of
Zoning Appeals as a guide for future development and that the Planning Board opposes
any rezoning or granting of variances in the Spencer Rd. area." Seconded by Mrs.
Jones. CARRIED.
The Chairman requested from the City Engineer information pertinent to the
Spencer Rd. as far as the program of Department of Public Works is concerned. Mr.
Korf asked from the Engineer if there is anything that could be done to control
the traffic referred to by Mr. Tottey. Mr. Schlieder suggested that if the matter
is serious it should be brought to the attention of the Board of Public Works and
the solution will be considered.
2. West Hill density control proposal - Director Kasprzak presented a proposal
to initiate the concept of density control zoning in areas zoned R-1 where the
steep terrain prevents development of the entire tract of land, thus encouraging
developers to the R-1 district.
Mr. Parkes MOVED, "that the proposal be sent to the Mayor and Common Council."
Seconded by Mr. Korf. CARRIED.
3. Report from Zoning Review Committee - Mr. Parkes presented a second report
consisting of 14 points, of which 2 were discussed, on the progress of the Zoning
Review Committee: One, the applicability of the present Zoning Ordinance to redevelop-
ment in areas which do not conform to provisions of the Zoning Ordinance regarding
lot size and character of structure without the use of exceptions; and the necessity
of increasing densities in many areas in order to redevelop. The second point dis-
cussed was the suggestion regarding elimination of parking requirements in the B-3
classification; this would hopefully e&-4m&m*e redevelopment of the downtown area.
The Board felt that it might be a good proposal; however, an alternative perhaps
should be found before definite propo als are made.
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NEW BUSINESS: None.
2
MISCELLANEOUS:
1. Planning Board's position regarding Charter Revision - Director Kasprzak
was invited by Charter Revision Commission to express his personal views in regard to
the position of the Planning Department within the revised charter. Members of the
Board have been asked to express their views along the same line. The Board dis-
cussed the item but no concensus was reached, except for their concern regarding
dilution of the planning function in the city. Further, since the county Board of
Supervisors have not reached any decision on their planning operation, the planning
function at the city level cannot be decided upon as ,yet.
MEETING ADJOURNED at 11:15 p.m.
G. Kasprzak
Planning Director
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July; 29, 1968
Mayor Riely and Members of Co=on Council
City Hall
Ithaca, Nev York
Dear Yzyor .Kiely and Members of Common Council:
At the last reg.zlnr meeting of the City Planning Board, July 17,
1968, the follo-oln,3 deasity control regulations ha- ,7a been discussed and
approved and &re.hereuith submitted for Council consideration.
The City Planning Board has recognized the fact that because of the
large amount of steeply sloping terrain in the area3 zoned R-1 it has not
been economically feasible to develop all of the land under the present
zoning requirements. The Planning Board viches to attract developers to
the R-1 district by Initiating the concept of density control zoning and
thug allow overall district, density to be t-ailt up to the level allowed
In the City's Zonixj Regulations despite difficulty of terrain. ML-ouc?h
the use of density control zonin,3 the Board wishes to encourage imczln.Q-
tive p?anntng and ful.1 develolment., expand the taxable base of real
property while at the sma time preaervinZ as much of the natural beauty
of the land Cnd leaving relatively undiatur'bed slopes, water courses,
and tre4 ,
Therefore, in accordance Frith Section "T Article 3, Chapter 21 of
tho General City Lav, the City Plamning Board hereby requests that Co=on
Council amend the Zoning Ordinance in the ma.saner Listed in the attachments
to this letter, provided it meets the Letter of the law.
Respectfully submitted,
Gregory Kasprzah
Planning Director
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PROPOSAL TO 7 COUNCIL FOR DENSITY COYMOL REGULATIONS
PROCEDURF, FOR FS'S'BUSSU i'
1. The Plannlrg Beard is hereby authorized to modify applicable pro-
visions of the city ,soniag ordin=ces, simultaneously with the approval of
a plat or plata, within the limits provided in this Section and in Section
37 of tho Gene a3. City tea
2: The ovmcr or ovners'of any tract of land desiring to subdivide
said lend mmy autmit to the Planning Board a plan for the use and develop-
aent of the entire tract for residential purposes.
The' applIcant shall furnish, with hie application, three copies of a
' preliminary plan n showing the proposed general layout, the location of the
various types of land Essen includi,rg the number' of buildings proposed and
their uses, the proposed densities of"populetion and, lot sizes in resi-
dential ,arean, the layout. of an streets, and a plan showing the location
`of 'recreation spaces,''parks 'end other public or-community uses.
The preliminary plan shall,also confora to the minimums requirement®
set forth in Section .20-14 of the Ithaca Code. (See Appendix A. )
3. Approval of the preliminary plan by the Planning Board shall be
accompanied by. a report stating the reasons for approval of the plan, and
specife evidence and facto showing that, the plan meets the following con
diti ors.
no that the plan; is consistent with the intent and purpose of this
Election and 'Section3? of the General. City Law,
t b. that property adjacent to the area included in the plan will not
be adversely .affected,
i 2
c. that the .b:aildinge shall be used only for single- and two-family
dwellings and the usual accessory uses such as garages, storage
space and community buildings .and
d. that the overall population density requirements- as set forth in
the subsection on page 4 have been complied with.
4' Following approval by the Planning Board of a preliminary pian,
the applicant shall furnish three copies of a final plan prepared or certi-
fied by a esurve:yor or engineer duly authorized by the State to practice as
such, showing the layout of all streets and driveways, the number and uses
of all buildings, the height and spacing of all buildings, open spaces and
their landscaping, recreation areas, off-street open and enclosed parking
spaces, pedestrian nays, utility easements, lot lines, and the metes and
bounda'of all the foregoing. The final plan shall also conform to the mini
mum requirements set Forth in Section 20-14 of the Ithaca Code. (See
Appendix A.)
$. The proposed final plan, accompanied by a 'statement setting forth
the nature` of any necessary modifications, changes, or supplementations of
existing zoning provisions'which are not shown on said plan, shall be subject
to review and public hearing by the Planning Board in the same manner as -eet `
forth in 'Sectionn Thirty-Taro and Thirty-Three of the General City Law and
Section 20-15(b) and (c) of the Ithaca Code.
6. The Planning Board shall establish, as a condition to final plan
approval, such conditions on the ownership'. use and maintenance of all open
spaces as it deems necessary to assure the preservation of such lands for
their intended purposes >
7. The following conditions precedent shall be melt before the final
plan :i s' finally approved:
a. Planning Board's approval of the final plan as being in conformity
3.
with this Section and Section 37 of the General City Law.,
b. Approval by the Plannigg Board of t�yt conditions on the ownership,
use and maintenance of all open apaces.
c. 'Compliance with the conditions set forth In, Sec. 20-17of the Ithaca
Code. ` 'i'haplan shall be dewed to have.final approval when the fore-
Going conditions* precedent have been suet, and such plan may then be
filed in the manner provided in Section 20-18 of the Ithaca Code.
Whereafter, sao modification may be to any such finally approved plan
'except Tey ala emended final plan submitted in the manner provided for
the original final plan.
PEMIRTE0 POPMATTON DERSM
1. Overe,ll`deuetg--The overall population density shown on the approved
final plan for the residential cluster development shall not exceed the
density which could be permitted, in the Planning Board's judgement, if the
gross residential acreage were subdivided into lots conforming to the minimum
lot site and R-1 density requiremento of the city's zoning ordinance applicable
to the dictrict,or.districts in which such land is situated and conforming to
all other appliceable requirements
Grose residentialacreage shall Include all residentially zoned acreage
within .the' perimeter of ,the proposed subdivision, including all open. epace
acreage.
,
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Cn ix A
Section 20-14 of the Ithaca Code
-
r 'Sc -14.- Preliminary layout, at;
3preliminary p1minimumum
re uiremcnts.
cl .
re to in section 20-1 ._.f.,.:"The preliminary. information referred
' hall consist of,the.folloaving as a minimum rtuirement:
]'Is'Sh
(a) Plat. The plat shall be an original drawin f• or a good
print of same. Scale not smaller than I" 1,00' (Y"
a
50' Preferred), showing or accompanied by the follow-
ing information.
(b) Topography. Topography of any but substantinlly.
level areas, using contour intervals not greater than
five feet shall be included,, at the same scale as t)ac
plat if on a separate drawing.'
(c) Identification. Proposed name or identifying,,title of
subdivi:sion;, a key map or diagram identifying coca-
'
tfon' title data giving all, essential 'information, the
s: name.nnd address of the record owner, subdivider and..
deal er of preliminary studies, and the identification
- � P rY
:, "'•;. ► s,with Appropriate data on same
`f o2 adjacent subdivision i
s shall be eel out
;',�.(d) Property lines and markers.• Location. of property
lines stns markers, existing e�yement9, water courses
and other natural features and buildings, and the
' location and sizes of any existing sewers, water lines,
'. drains and,cuIvcrta on tho land to be subdivided shall
be set oUt.
(e) L'xi3ting strccts and Similar data. Thelocation, names
Y ns and proposed streets, casements,,..
: ahs widths of existi n stree
Alleys, building setback lines, parb or other resen,a-,
tions, and: similar, data on adjacent property. which
mif*ht conceivably affect the design' of subject prop-
erty shall be,included,
ff.). hand to be dedicated. All landro
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+ osed. to be dedicated
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to public use,..acith conditions stated, shall be set out. .
fry). Trafficteays :cross-section. The width, location, ap-
proximate grades and profiles of all proposed traffic-
=?' h; ways and;where' appropriate, typical cross-sections of ''
' tlaa entire t i li nincluded.
s �l c visio shall be . t .
(h) .neacrip tion,',ei vee. Decd description of subject prop=
t °erty with certified survey, shall he Included.
T'yatcr,scivers.' Connections and general arrangement " t.
of.proposed .water and seNver lines, subject to advice . h
of the city'engineer, and the general arrangement of
proposed storm sewer liner shall be ect forth.
.Dridgea, crtlzcrts. Location and general description of
proposed bridges and culverts shall,be indicated.: ^S=
. '• °3� ( ) Lot lines. Proposed lot lines withapproximate dimers
-w -
:,::
sions shall be'set out.
(1)., Contiguous land. Where the owner of a propose( suli'
divieion' also owns contiguous land subject tolater-, ' "
nubclivision, a hetch of came shall be included for con.
aideration With studies of the subject property.: (Ord.. .
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