HomeMy WebLinkAboutMN-PDB-1972-02-22 (1)
PLfuJI`JIi'!� �G':��.D �iI?aI1TLa
City of Ithaca
egular Weting February 22, 197 7:30 P. i.
P RE;SE_N T: hm. Doney, Vice-Chm. Shave, ivessrs. Austin,. Burns, Schmidt,
and Stein.
ALSO: tiayor Conley, Director Meigs, Junior :Manner La,,.:rence, members
of the :Tannin; and development Committee of Council A. Jones,
D. Slattery, J. Spencer; R. Kleiner, R. Boehlecke, L. Hardesty,
141r. £. Mrs. "d. Padberg, D. iMcllroy, F. ileinstein J. 14. Cuddy,
and representatives of the press and radio: F. Yahn (Ithaca
Journal) , J. Ellis ( 'A CU) , F. Crissey (41TKO) .
ABSENT: Mr. Ewanicki
It was MOVED by Mir. Shave, seconded by Mir. Stein, and CARRIED that
the minutes of the last regular meeting of the Board, January 25, 1972,
be approved.
C(?&HUNICATIONS:
a) Consultant' s Invoice- Mir. Meigs presented a bill from Raymond,
Parish and Pine, Inc. , in she amount of `,6441. for work performed through
January 31, 1972. It was MOVED Jay Mr. Stein, seconded by fir. Shaw,
"that the bill from Raymond, Parish and Pine, Inc. , for consultant' s
services be approved for payment. " CARRIED
b) Review of 1972 Budget - Mr. Meigs reported that he had re-
ceived a memo from City Controller Russell, advising the Board that
the Finance Committee will hear requests for adjustments to the 1972
budget, as tentatively approved by Council in December, before its
final approval. in May. Mr. Doney suggested that the Executive Com-
mittee and other interested Board members discuss the matter with the
Director at an early date.
c) Environmental Commission o ;.r. Doney reported that the City
;environmental commission :vas calling a meeting for February 29 at
7:30 p.m. in the Central Fire Station, to attempt to facilitate co-
operation and coordination among those many groups and individuals
interested in environmental problems and beautification. Planning
Board members were invited to attend.
COMMITTi;:E REPORTS
a) Housing and Redevelopment
1) Dr. Kine Subdivision - Mr. Austin reported that the Committee
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had reviewed Dr. King' s application for finial approval of his
proposed .subdivision on Cornell Ralk, and, with a few minor
exceptions, recommended approval. It was therefore MCNIED by
Mr. Austin ""that the subdivision proposed by Dr. Edi-lard ring,
at Valley Road and Cornell Idalk, be given final approval,
subject to the ac?c'ition to the base map and file copies of
saki subdivision and such additional information as is deter-
mined necessary by the Planning Director. " Seconded by Mr.
Shaw. CARRIED.
Mr, Burns entered at this point in the meeting.
, e
2) Dr_. :Cdei.ner Mobile Home Park - !�iir. Burns reported that the
Committee had had a lengthy session with Dr. 4einer and his
attorney, Mr. 4einstein, who made a detailed presentation of
the legal requirements to allow such land use in the City.
The Committee' s report suggested Planning; Board approval of
the project and also suggested specific amendments: to the
zoning ordinance to provide legally for this type of use by
the creation of an PJ -1 (mobile home parks) district (the
details of the committee' s recommendations are available -in
the Planning Board files) . It was MOWJ:-.DMr. . Burns, sec-
onded by Mr. Austin, that the Committee' s report be accepted
and forwarded to Council as the Board' s recommendation.
After initial discussion of t=ie motion, Mr. Weinstein read
a letter from City Attorney Gersh who questioned, on legal
grounds, the current prohibition of mobile home parks in the
City. Mr. Weinstein then discussed the draft of a mobile home
ordinance designed to provide for such uses and means to regu-
late ,them that he h-:d written for submission to the Board.
He said also that soil condi lions militated against most other
uses locating on the site and that Dr. leiner' s project would
net upwards of $50,000 annually to the City in property taxes,
ten times the amount now received for the undeveloped property.
Mrs. Jones raised questions regarding maintenance of .tine
property and the possible dangers of 1ccating residences on
landfill, such as+ leakage of explosive gasses and foul water.
Dr. Neiner said that officials with the Doard of Health had
no objections to the project thus far.. Mr. Meigs asked whether
providing one Milli-1 district meant that we would necessarily
have to provide more. Mr. 'Weinstein said that such an ordinance
would provide the opportunity for .others to propose mobile
home parks, but that the Board could then decide on each case's
merits. Nit. Stein said that while he was convinced of the
propriety of zoning for mobile home parks, he thought that
there were a number of unansi�jered questions about this project
specifically, such as Mrs. Jones' concerns, tax arrangements,
conformance with the General Plan, the increased load on the
school system , etc. He proposed that Mr. Burns' motion be
amended to indica=te that the ,30ard felt the proposal " . .worthy. .
of consideration by council. , . " without specifically appro,,ing
or advocat',ng it since there remain so many questions. Nir.
Burns agreed to this, but Mr. Schmidt argued for the original.
Mr. Shaer said that he reacted positively Ito the proposal b,,t
wished to give such details mush greater thought. M" Wein .teln
assured the Board that the process of gaining Council action
on the zoning problem would necessarily allow time for those
questions to be ans:-vered fully, and that an action now by the
Planning Board would allow the process to begin. Mlost members
seemed to feel this would be adequate and Mr. Shaw proposed
a substitute motion, that Y°The Planning Board accepts the
report of its Housing C'; Redevelopment Committee, approves
in concept the development of mobile homes on this site, and
asks the Director to the repo-,-t anc,' this T, sol tion
to Council for it-s d._scussi.on and action. " Se=nonded by Nr.
Austin and passed unanimously,
b) Executive and Liaison - 1,11i lcc x Press bill - Chm. money -
that a meeting was tr . .; vvi iii ,b rRiley at Press to iron out
differences over the bill for the General Plan. Mr. Riley agreed to
provide more background information in support of the cost overrun,
and the. Planning Staff has since also collected more information.
Another meeting will be held in the near future.
c) Codes and Ordinances,
1 70Family", deflni;.a.on - V,c r,, I' .� �.,. ',..:? +�.�t the cnmm;++
met Feb. 18 `.o discuss the issue raised by Nr. Iie1a. '.< g at the
Board' s December 1971 meeting. The committee agreed that a
fairly restrictive definition was indicated, He therefore
MOVED, "that the Planning Board recommend to Common Council
that the defin-'�.tion of the term "family" as contained in the
present City of Ithaca zoning Ordinance be changed to that
used by the U.S. Census, to wit:
'A fa-Mily consists of two or more persons living in the
same h=ousehold who are related to` each other by blood,
marriage, or adoption; all persons living in one house-
hold who are related to each other ase regarded as one
Family. `
and further, that this defintion`be that contained in the pro-
posed revision to the Zoning Ordinance currently being con-
sidered by the Cha._�ter �; Ordinance Committee of Council. "
Seconded by Kr,, ;haw, CARRt D,
It was also aqr gad that, since the de--.Ilnition was restric-
tive, the Director ask the City a-tto. nee to review the current
appeals procedure and to suggest possible alternate procedures
for relief from this definition in special cases.
2j Grover Press Appeal - Mr. Austin reported that the committee
discussed-this issue also, and recommended that, since the
4)
addition proposed by ivr. Grover had in fact already been par-
tially constructed the Planning Board take no action. Mr.
Stein JtitVED "that, due to the fact that the addition for which
a variance is requested has already been built, it makes no
sense for the Planning Board to discuss or act uiDon the merits
of the proposed project at this time. To do so, could be
misinterpreted as an act of approval for a procedure which
is completely contrary -to the goals of planning; ancl, the intent
of the zoning ordinance ,-which is aimed :a t. providing an orderly
frame,lvork for chance, grovith and development of the city. This
action in no way is meant to indicate that the addition itself
is not something which the Plannino Board would have approved
if submitted to it under the appropriate procedures. On the
contrary, the addition itself is a relatively minor one, but
the implication of the issue is much more important. This
type of situation occurs too often and the Planning Board
wishes to express its concern by making known, in its response
to this request, that it strongly condemns a process by which
a zoning= variance is used to legitimize an action which has
already been taken without first obtaining the necessary legal
approvals from the city. " Seconded by Mr. Schmidt. CARRIED
unanimously.
d) General Plan and Ca_,oital Improvements.
1) Capital Improvement Project - Mr. Shaw reported that a
second meeting of the Capital Improvements Review Committee
seemed necessary to determine budget priorities, and that
such a meeting would be scheduled soon.,
2) No. iveadow Street Rezoning e Pair. Shaw reported that the
committee agreed to recommend that the Board reaffirm its action
of January 2 , that the area in question (on the west side of
No. Meadow, from the middle of the 300 block to Cascadilla St. )
be rezoned to .B-4 since: 1) the quality of residence is
deteriorating rapidly and has no future as a residential area
in view of any known planning; 2) 3-4 zoning shouldadd
significantly to the City' s assessment base; 3) B-4 zoning
,would be consistent with zoning of like condition areas along
Route 13 within the City limits, and 4) already in the subject
area are significant numbers of 2-4 uses, established by either
"grandfather" type property use or B.Z.A. - granted variances .
A motion to that effect was made by Mr. Shaw, seconded by Mr.
Austin.
Mr. Stein asked if anyone lovould speak against the motion.
Mr. Shaw said that an arguement could be made that the City
still needs low-cost housing, but that he saw no validity in
forcing low-income families to live in such deteriorating fa-
cilities. Mr. iveia_,s said that a rezoning for better return
on those properties could', b:: done,,,,q th B-2 zoning, thereby
buffering the effect of a 3-4 district adjacent to an R-3 zone,
and. that the amount of B.-I. zoninc in the City he thought to be
too extensive already. Mr. Austin thoucht that it made no
sense to keep the mixture of uses in that area, and t' at i'�
was already dead as a residential area . After some discussion,
the question was called, and the vote resulted as follows.
AYES. 3, NOES-1-Stein
e) Community Facilities and Servicos - Sale_ of
L �ic�r i?ro�erty
at Clinton and. S�ences Sys . m Mr. Skein reported that the committee
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meeting resulted in agreement that the parcel in question should not
be sold for use as parking, but leased to allow its use for park-Ing
until a ;proposal for a more desirable use is made, and that fu.-,�ther
investigation be made to determine a reasonable lease rate acceptable
to the interested party and remunerative to the City. I-ie made a motion
to that effect, which was seconded by Pvir. money. Piers. Jones thought
that neighborhood residents might want to lease the property, also,
and that they should be given ;priority. lVir. Stein then suggested that,
since a bid process ,jould occur any,,lay, he delete the last ;.portion of
his motion. i-Te therefore MOV=J, 'that the Planning :3oard recommend to
Common Council that the parcel of City-owned land at Clinton and Spencer
Streets not be sold for use as parking, but that a lease arrangement
be made to allow its use for parking until such time as a proposal for
a more desirable use is made. " Seconded by Mr. Doney. Vote: Ayes-4,
Noes 0, ivir. Burns abstaining due to his interest in the transaction.
OLD BUSINESS.
a) Mr. it°ieic;s asked the 3oard to note an error on the mimeographed
list of committee assignments . Mr. Austin, not Mr. wanicki, is the
third member of the Housing and Redevelopment Committee of the BoarL'.
b) at. 1.3 06 relocation - Mr. !,.'ieics reported that he had been in
contact with David Shu' of the i1e v York: State Dept. of Transportation' s
^ecional Off ice, and t-ha t Pair. Shu':> had assured him that the corridors
under discussion %4ere only approximate, and not intended as defir.)..te
in any sense. Mir. itiieigs invited any interested 3oard members to attend
a meeting between local officials and 1:r. Shub later in the week. He
also informed the 3oard that he had met with the West End Busini�t'srhWs--
Association to inform them of the current status of the project, and,
would continue in contact with them.
NEW BUSINESS. None
MISCELLANEOUS:
a) Zoning Cases.
1) 3ZA Case r°71 .eagost 'v Wdvl Realty for an Trxception to
Section 7, Column o the Zonine;_ Gr1inaince at the corner of
Center an.l South T lain Sts . , in an R-3 District. The appeal for
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ss t n an tI-ie requ.:L 2 d -num r of pa r'! nc! S17aCas f c r ti`1e 2 ?"1
Turnkey Housing Project on t1his site had ?::Len revi"•vied by t.-he
C )de_s and, Ordinances Committee, and j:r, Austin repo-:ted the
Committee' s recommendation for denial of the appoal N The
committer: felt that; notwithstan:Fine the special nature of the
project, the appeal should be ._!udged on the same- t cros as any
other development in an -3 district. The Board discussed
the matter With rvir. 3oelllecke, the ai chi tect for the project,
and. concluded that, +vhile_ it appreciated the design proalc.,.s
involved in such a proposal and agreed that the _re(. ues-t vva,3
relatively minor, the site plan could be chanced to provide
the rec,-uired parkrne spaces. Mir. Austin \'O`':1D i' that the?
Planninc.' Board re commends to the t7-,at tha r Oc'uest of
iY +" P. l j J `or d a C:;r !y S Y �•,.--�,�
VCa(dl J•.( G.1.G�1 C <<:,.,al�.�d t 0lL,. 'd �� IJl_ .. JoJ1t:..xt:Ln v.iitttl.i3
2 _31'-L' . :lase X973 a' 1'le uest ' the Il'iaca t &IJ Plest,aur_ant. Inc.
. a
for S}aerzal a erm:it, appeal to Section 7, Co]., j�o� the ;onir,
1 _
Ordinance at 3?3 'lmira '~oad _in a Ja_st.r�_ct �i�Lr. sus in
s'-
reported that %?ic�t l rC'_i.IlanC : C=on .. _.__.te, ,i e.. �- � '
0d ane s Cow-:a .tt< C' ri J .� J:_C�
this appeal for a perr.ii-t- to :i~e^l;.ce all Sign vi 1.t1", a
sign in excess of 50 sq. ft. allocJed by the zoning ordinance.,
and that the corirAttee recommendei..z apl_,-oval of the appeal
consistent vv th previous actio,.s taken on s`milar requests
for spe c:ia 1 pe:_'- ,,t s f o - s.igns in the area. lie iyiOV:37B 'that
the Plannincc 3o;�--d r`n:cormends to the 4132A that tl-?.re appeal by
the Ithaca At&1:1 iestz:,u ant -'•fid C" a:,.i,e'j v '' 5?c0nded by Mr. Burns.
C n
.'�1u.I�la.
3) 73ZLA Case ;r 74 - rlecUest b the Om7i`i 1S County t y Chamber of
Co, nerce -For a Variance, a�'rea1_.to Section _1, '�o of �__
on�.r�cy r_c��_ranc �-A1-22 t1_ COU.- t�Str,�)el � n an r1u Distric=t�.�-
P.us` inJL.. GC Ci ,hat ; �eiCod:>s. -a�ld Ordinances G;Dmm,i t •.ee
hat' also revie%,jod this appeal fo.r a v : iance to estaI.11c,h ,re
Cham'be-: offices in an =:m3 zone, and that the committee recc;r_
mended denial of the anpea':, Thi., comirR::_tter= felt that ,h Was
the first incursion of business uses into the P.n3 zone ncr ,ai
Ot -he 1.5-b ,.`ary b.�.`)ci:, an incur,:sion which the corrmnz tic'? felt
not be allowed, raft`s_ Some discussion, Austin MiOVI?D, ""-hat
the Planning Board recommends to the 3 A -chat the appeal of
the T ornn1,,:ins County Chai-ber of Coma-,-erce '.•)e denied'.. " Seconded
by I;lir. 3urns. CAI RRIED.
b) Southside '`t.+�e -1_r. +iie` c::; reported -chat meetings ,Jere cont -..
lunirc in reta=rd ouposs�'�?.. imp:=ove_i.c:nt p:l,ograms in tie 57ou'ltilsl`",fie,
connected with -'the CR.P. He said that some members of Iver. Stein' s class
at Cornell vvi11 be working on the possibilities of rehabilitation, that
,Aayor. Conley had suggested a Neighborhood development- Program, and that
a redevelopment p-roposal for the ayea vias being develop by a community
spokesman.
(7)
c InterdeDartmental C,00-pexation Doney in-cLormed llh^ 1'7,c?.-.
U
that a meeting had d with representatives of other City ager--� -_.,,
an,.--! 33o;ard's as requested 1-)y -the (4,ayor to determine the f-easibil-I.t-,
treater cooperation, coordination of. services, pooling; secretary.al hel-c-1)
and possibly relocating and sharing build'ing space. the meeting result.-
ed in gaining temporary secretarial help for tll"ie Planning staff ;Tile
"."rs. Hu-son is ill, and. in putting a tentative dlea-.�lino of the end o�r
this month to make some decision on the hiring of another Junior
He succesteid that the 3oard" s Executive Committee help A."Ir. 1,10igs in
-11
?ice' process.
c;r. Doney said that mc_-etings of this c-,roup (;,,ill continuing.
d, Jona than Lvie-�Lc,s. 1%--,:)-, ointment - Nir. I)Aeics reno.-ter_1 that on )~__ .,' .!_
Fe'oruary 13, he purchasad a hom'� in the C"ity, V and asked, that, ne—i
he has taken up resic1ence in the City, his apnointmen-t. as Plann.,Lng
Director be made official. Mir. Sha.,j 11that, since Mr. fvleigs has:
purchased a home in the city in compliance with the ruling that he must
live in the city in order to be officially appointed to the position
of City Planning Director, the Board reaffirms its earlier action, ap----
pointing him to that position as of the date of closing, February 1.8,
1972; and the Board requests that he be paid according to the grade and
entering salary level for the position, understood to be Grade 45 and
."*12,083 respectively, as of February 13, 1.972. Seconded by Mr. Aust-in.
A7',7,IEZD unanimously.
Nir. Sha`.:., suggested 1--hat, in deference to those people G%iho 14.`Lsh to
speak to issues scheduled for discussion at 3oard meetings, every ef.L'C._--L
be made to either inform them of their position on the agenda or let
the issue be raised earlior in the meeting, so that they aren' t forced
to wait through other business before speaking. He also suggested that
the Board might meet in the Common C'ouncil Chambers to alleviate un-
comfortable crowdinc.
MEZE-TING ADJOU.'VED at 11.10 P.M.
Raspectfully submitted,
Vo athan C. 1--ileics
1? annino Director