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HomeMy WebLinkAboutAG-PDB-1978 PLANNING AND DEVELOPMENT NOTICE OF MEETING The regular meeting of the City Planning and Development Baord will be held December 19, 1978 at 7:30 p.m. in Common Council Chamber, City Hall , 108 E. Green Street, Ithaca, New York. AGENDA 1 . Call to order. 2. Approval of Minutes of November 28, 1978 meeting. 3. Special order of business: Any persons wishing to be heard on subjects pertinent to planning and development. 4. Chairperson's report. 5. ZONING CASES: APPEAL 1242: Reconsideration of appeal to permit construction of a second four-apartment structure on premises at 423 E. Lincoln Street, in a R2b zone. APPEAL 1243: Variance to the terms of variance granted to permit reconstruction of fire-damaged apartment structure at 222-26 Eddy Street. Applicant wishes retroactive approval of a roof design different from that for which approval was granted by BZA. APPEAL 1244: Use variance to permit continued use of premises at 316 Dey Street, in an R-2b zone, for storage of merchandise related to tire sales business at another location. APPEAL 1245: Area variances to permit redevelopment of former gas station at 323-29 College Avenue, in a B-2 zone, into stores and apartments. Proposed structure would lack off-street parking, loading and yard setbacks, and would exceed permitted coverage. APPEAL 1246: Area variance to permit continued use of premises at 125-7 N. Quarry Street, in an R3a zone, for six apartments instead of the five permitted as of right, and to permit the required off-street parking to be dedicated on property at 801 E. State, more than the maximum allowed separation for such off-premises parking space. APPEAL 1247: Special permit to allow continuation of wholesale music distributorship as home occupation at 321-321 1/2 Hillview Place, in an R2a zone. Agenda Planning and Development Page 2 6. Communications. 7. Committee Reports. 8. Old Business: a. Legal interpretation of Appeal 1242 - Status Report 9. New Business: a. Curb cuts for the handicapped. b. Family Medicine Center - Status Report c. Capital Projects in the City Budget 1 Peripheral Streets Aurora Street 2. Cherry Street Industrial Park 10.. Miscellaneous a. Industrial Development 11. Adjournment. PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING The regular meeting of the City Planning and Development Board will be held at 7:30 P.M. , Tuesday, November 28, 1978, in Common Council Chamber, City Hall , 108 E. Green Street, Ithaca, New York. AGENDA 1 Call to order. 2. Approval of Minutes of October 31 , 1978 meeting. 3. Special order of business: Any persons wishing to be heard on subjects pertinent to planning and development. 4. Chairperson's report. 5. Zoning Cases: APPEAL 1223: This appeal was not heard by BZA, pending resolution of parking and fire zone concerns. These matters have been settled to the satisfaction of neighbors and the Fire Dept. , and no further Planning action is required. APPEALS 1231 and 1236: Were not heard by BZA in November, but no further Planning action is required. APPEAL 1238: Area Variance to side yard setback to permit construction of a handicapped access ramp for Family and Children 's Service, at 204 N. Cayuga Street, in a B-1 zone. APPEAL 1239: Use Variance to permit premises at 602 Hudson St. , in an R2a zone, to be used as a boarding house for elderly adults, rather than its current use as a .domiciliary care facility. APPEAL 1240: Use Variance to permit construction at 453 Floral Ave. , in an R3a zone, of a storage building for owner's use only. This is a resubmission of previous appeals to permit a warehouse or a garage on the premises. APPEAL 1241 : Area Variance to permit addition of a room above an existing enclosed porch at 303 Linn St. , in an R2b zone; this would enlarge a single-family residence nonconforming because of inadequate side yards. APPEAL 1242: Use Variance to permit construction' of a four-unit apartment on property at 423 E. Lincoln St. , in an R2b zone; the build- ing would be in addition to the existing 4-unit apartment in the old Cornell Pottery, and would be located at the south end of the property near Queen Street.. PLANNING AND 'DEVELOPMENT AGENDA Page 2 6. Communications 7. Committee Reports 8. Old Business: a. City Graphics System: report 9. New Business: a. Curb cuts for handicapped b. Resolution of subdivision question relating to Zoning Appeal #1242. 10. Miscellaneous 11 . Adjournment 1 PLANNING BOARD AGENDA ITEM 9b, November 28, 1978 Sislers wish to build a 4-unit apartment on the south end' of their property at 423 East Lincoln Street. In conjunction with preparation of their zoning appeal to permit a nonconforming use (multi-family residence) in an R2 zone, they were informed by Building Department personnel that they would have to obtain subdivision approval , even though they do not intend to subdivide the property. This statement was based on an interpretation of the definition of 'sub- division' in the Subdivision Ordinance, and on knowledge of a somewhat similar case in 1969-70. The interpretation seems to be that the phrase "or for building develop- ment" in the definition ("Subdivision shall mean the division of a par- cel of land into two or more lots or parcels for the purpose of sale or for building development;.. .") is not dependent on the word 'division.' ' Carried to logical extremity, this would seem to require even develop- ment of an empty lot to receive subdivision approval . The earlier case, according to this Department's files and memory, in- volved a large parcel suitable for extensive subdivision and development, on which the owner proposed to build a house for his daughter in addition to an existing house. He was also requesting extension of a city street and water/sewer service for the new house, and indicated interest in later subdivision of the entire parcel , as well as subsequent transfer of the daughter's premises to her. These facts were sufficient to re- quire subdivision action even though owner didn't intend to subdivide immediately. In the present case, with no apparent need or desire for subdivision, staff recommends that the Board rule that subdivision,approVal _is not necessary for the proposed development, since the intent to divide the parcel , a necessary condition in subdivision, is absent, and that the operative word in the definition of 'subdivision ' is 'division, ' on which the phrase 'or for building development' is dependent; and that this rul- ing be conveyed to the BZA with this Board's recommendation on Appeal 1242. JM:sp PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING The regular meeting of the City Planning and Development Board will be held at 7:30 p.m. , Tuesday, October 31, 1978 in Common Council Chamber, City Hall, 108 E. Green Street, Ithaca, New York. AGENDA 1 . Call to order. 2. Public Hearing a. UFAIR Subdivision, Parcel 1 Final approval is sought for subdivision of a parcel of approximately six acres from the former County Fairground at Meadow and Clinton Streets, for the purpose of sale and development of the parcel , at the southeast corner of the property, across from the Kenton Plaza Motel . The Boards's action will be taken as an item under Old Business. b. GARDNER/HILLVIEW Subdivision Final approval is sought for subdivision of property at 514 S. Aurora Street into 2 parcels of approximately three- fourths acre each, for sale of one parcel to the city for a neighborhood park. Board's action will be taken as an item under Old Business. 3. Approval of Minutes of September 26, 1978 meeting. 4. Chairperson's report.. 5. ZONING CASES: APPEAL 1230: Interpretation and area variance to permit redevelopment of property at 406-410 College Avenue, in a B2 zone, for discothecque, shops, and theater. Variances are sought to permit 100% coverage with no setbacks or parking, similar to previous use. Page 2 Planning and Development Board Agenda APPEAL 1231 : Use variance to permit commercial parking lot in an R2b zone at 310 Dey Street. APPEAL 1232: Interpretation to determine whether a large garage proposed to be built at 453 Floral Avenue, in an R3a zone, qualifies as a permitted accessory use. APPEAL 1233: Interpretation and variance, if necessary, to permit subdivision of property at 514 S. Aurora Street, in a R2a zone, so that the undeveloped portion of the property may be sold to the city for development as a neighborhood park. Remaining property's preexisting legal nonconformities will not be intensified by subdivision. APPEAL 1234: Area variance to permit conversion of service station at 501 N. Cayuga Street, in a B-2 zone, into dentist's office with deficient side yard. APPEAL 1235: Use and area variances to legalize existing use of premises at 128 Dryden Road, in a B-2 zone, as used car lot, with deficient side yards. (Variance granted at Aug. 29, 1978 meeting. ) APPEAL 1236: Area variances to permit construction of one-car garage in required front and side yards at 126 Farm Street, in a R2b zone. Lot is undersize, and permitted coverage would be exceeded. APPEAL 1237:. Use variance to permit temporary one-time occupancy of residence at 137 crescent Place, in a Rlb zone, by three unrelated individuals. 6. Communications. 7. Committee Reports. 8. Old Business: a. Cherry Street Industrial Park - Report b. Subdivisions: 1 . UFAIR - Garage de France 2. GARDNER/HILLVIEW Page 3 Planning and Development Board Agenda c. City graphics system - report 9. New Business. 10. Miscellaneous a. Michael Bottge, position status in Planning and Development Department. 11. Adjournment. PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING The regular meeting of the City Planning and Development Board will be held at 7:30 p.m. , Tuesday, September 26, 1978 in Common Council Chamber, City Hall , 108 E. Green Street, Ithaca, New York. AGENDA 1 . Call to order. 2. Approval of Minutes of August 29, 1978 meeting. 3. Special order of business: Any person wishing to be heard on subjects pertinent to planning and development. 4. Chairperson's report. 5. Zoning Cases: APPEAL NO. 1226: Appeal of Nancy E. Falconer for an area variance under Section 30.25, Columns 4, 6, 10, 11 , 13 and 14 (required off-street parking, minimum lot size, maximum lot coverage permitted, and minimum front, side and rear yards) to permit continued use and occupancy of the property at 316 South Aurora Street as a two-family dwelling. The property which is located in an R-3b (residential ) use district, has been altered, increasing the total number of bedrooms from six to eight, and the property is deficient in required off-street parking, the maximum permitted lot coverage is exceeded and the front side and rear yards are deficient. APPEAL NO. 1227: Appeal of Mary E. Watt for an area variance under Section 30.25, Columns 13 and 14 (required side yard and rear yard depth) to permit conversion of the carriage house at 406 N. Cayuga Street to a two-bedroom apartment for family use. The property is located in a R-3a (residential ) use district, and the carriage house is built against the rear lot line and one side lot line. APPEAL 1228: Appeal of Fred A. Martin and Dieter-Hagen, Schaufler, and Company for a use and area variance under Section 30.25, Columns ,2, 4, 6, 10, 11 , 12 and 14 (permitted uses, required off- street parking, minimum lot size, maximum lot coverage, minimum side yard and minimum rear yard) to permit use of the property at 329-331 North Geneva Street as a business and professional office. The property is located in an R-3a (residential ) use district, in which a business and professional office is not a PLANNING. AND DEVELOPMENT AGENDA PAGE 2 permitted use; and the property is deficient in required off-street parking, minimum lot size, maximum lot coverage is exceeded, and the front, side and rear yards are deficient. APPEAL 1229: Appeal of S & M Company for an area variance under Section 30.25 of the Zoning Ordinance. The appellants are submitting four proposals for consideration: Four of these proposals will require variances from Col . 4 (off-street parking requirements); two of which will require variances from Col . 10 (Maximum lot coverage permitted) in addition to the parking variance, and one will also requilre an interpretation or use variance of Col. 14 (required rear yard depth). The variances are necessary to permit construction of a two-story office building at 312-314 N. Aurora Street and 315 N. Tioga Street in a B-1 (business) use district. 6. Communications. 7. Committee Reports. 8. Old. Business: a. UFAIR report of status. 9. New Business, 10. Adjournment. PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING The regular meeting of the City Planning and Development Board will be held at 7:30 p.m. , Tuesday, August 29, 1978 in Common Council Chamber, City Hall , 108 E. Green Street, Ithaca, New York. AGENDA 1 . Call to order. 2. Approval of minutes of July 25, 1978 meeting. 3. Special order of business: Any persons wishing to be heard on subjects pertinent to planning and development. 4. Chairperson's report. 5. Zoning cases: a. Appeal 1210: Interpretation of, and/or variance to, the requirements for off-street parking to permit construction of an office building at 312-14 N. Aurora Street with a part of the required parking on property at 315 N. Tioga, in a B--1 Zone. Appellants have revised the proposal on which the Board recommended denial in June, and which they decided not to take before the BZA. b. Appeal 1213: Has not been heard by BZA, but as the Board recommended approval at the July meeting, it is not expected to be discussed further. c. Appeal 1217: Use variance to permit property at 128 Dryden Road, in a B-2 Zone, to continue as a used car lot. d. Appeal 1218: Area variances to off-street parking and lot size requirements to permit continued use of property at 125-7 N. Quarry Street, in a R-3a zone, as a six-unit apartment house. e. Appeal 1219: Area variance to permit residence at 419 Hector Street, in an R-2a zone, to be enlarged into a required side yard. f. Appeal 1220: Area variances to permit addition of a deck to residence at 314 Columbia Street, in R-lb zone. g. Appeal 1221 : Interpretation and/or area variances to permit conversion of property at 900 Stewart Avenue, in an R-U zone, to single-family residence. Questions relate to which side of building are side and rear, and to where parking can be located. Page 2 Planning and Development Board Agenda h. Appeal 1222: Use and area variance to permit use of part of premises at 102 First Street, in an R-3b zone, as artist's studio. i . Appeal 1223: Area variances to permit continuation of use of premises at 1 Willets Place, in an Ria zone, as a multiple dwelling. Property is deficient in size, street frontage and rear yard, and has excessive converage by buildings. j. Appeal 1224: Area variance to permit conversion of garage. at 105 Homestead Road, in a R-la zone, into a studio apartment. Property is deficient in lot size. k. Appeal 1225: Area variance to permit property at 222-6 Eddy, Street, in an Rab zone, to be restored to use as multiple dwelling, with fewer units than before. Premises are deficient in side yards and slightly exceed maximum lot coverage. 6. Communications: NONE 7. Committee Reports NONE 8. Old Business: a. UFAIR Subdivision status. The Draft Environmental Review Statement has been received and may ruled on September 7. Staff are working with Cornell to obtain responses to comments and questions on the DEIS. b. Marion Subdivision Status. No formal request has been received for Final Approval . Staff has met several times with Mr. Marion, and notes that environmental review must be completed before Final Approval can be given. 9. New Business: a. UFAIR Subdivision: Approval of Parcel 1 . It is expected that a presentation of plans for development of this parcel will be made, and Conditional Approval sought. The Board is requested to determine whether the Conditional Final Approval given the subdivision in March applies to this parcel as well as Parcel 2, since Parcel 1 , at the southeast corner of the property, was created by the formation of Parcel 2, and thus no new boundaries are involved. The Director will include review of the proposed site plan in his final review before making a determination on the sufficiency of the UFAIR DEIS, if appropriate. Page 3 Planning and Development Board Agenda b. HILLVIEW Park: Preliminary subdivision approval will be sought for this parcel , which is to be acquired by the City for development as a park. c. DEPARTMENT BUDGET for 1979: Board approval is sought in order to submit the budget for City review by the September 1 deadline. The Department seeks approval of a no-frills budget with an increase of only $9,000 over 1978. 10. Miscellaneous: a. Two new staff members have joined the Department: Michael Bottge is replacing Bickley Townsend as Planner II and Katherine Evans has been hired by the IURA as CD Housing Specialist. 11 . Adjournment. PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING The regular meeting of the City Planning and Development Board will be held at 7:30 P.M. , Tuesday, July 25, 1978 in Common Council Chamber, City Hall, 108 East Green Street, Ithaca, New York AGENDA 1. Call to order. 2. Approval of minutes of 27 June 1978 meeting. 3. Special order of business: Any persons wishing to be heard on subjects pertinent to planning and development. 4. Chairperson's report. 5. Zoning cases: a. Appeal 1212: Appeal of William Lower for a use variance under Section. 3.4.25, . Columns 2 and 3 (permitted primary and accessory uses)' to ,permit' construction and use of a warehouse building at 443- 463 Floral Avenue. Warehouses are not permitted primary or accessory use in the R-3a (residential) use district in which the property is located. b. Appeal 1213: Appeal of David and Louise Minks for an area variance under Section 30.25, Columns 4, 7, 11 and 12 (off-street parking re- quirements, minimum requirements for width at street line, and mi- nimum required front and side yards) to permit conversion of a single- family house at 207 West Court Street to a two-family house, in an R-3a (residential.) use district. The property has no off-street parking, and is deficient in the required frontage, front yard and side yard. :c. Appeal 1214: Appeal of Anthony J. Albanese for a use variance under Section 30.25, Column 2 (permitted primary uses) permit the enlargement of Clever Hans Bakery in the building at 102 Adams Street. The property is located in an R--2b (residential) ,.use dis- trict; the bakery is operating under an existing use variance. d. Appeal 1215: Appeal of Norman C. Long for an area variance under Section 30.25, Columns 4, 6, 10, 11 and 14 (required off-street parking, minimum lot size, maximum lot coverage by buildings, mi- nimum front yard, and minimum rear yard) to permit expansion and enclosure of a rear addition of a carport at 208 Stewart Avenue. The property is located in an. R-3a (residential) use district, and is legal non-conforming as it now exists; the proposed work will increase the living space in the building, increase the lot coverage, PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING -2- and reduce 2-and_ reduce the rear yard depth. d. Appeal 1216: Appeal of Philip Kaplan for an area variance under Section 30.25, Column 4 (off-street parking) to permit the issuance of a Certificate of Occupancy for the property at 211 Williams Street. All but two of the required five off-street parking spaces have been leased to an adjacent property owner, rendering the property defi- cient in required off-street parking. The property is located in an R-3a (residential) use district. 6. Communications: None. 7. Committee reports: General Plan and Capital Improvements Committee. a. Report on meeting concerning regulatory signs in the first phase of the Peripheral Streets capital improvement. b. Report on meeting regarding designation of the Ithaca Gas Works as a local landmark. 8. Old business: Wild Flower Preserve: Report. 9. New business: None . 10. Adjournment. F PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING The regular meeting of the City Planning and Development Board will be held at 7:30 P.M. , Tuesday, June 27, 1978 in Common Council Chamber, City Hall , 108 E. Green Street, Ithaca, New York. AGENDA 1 . Call to order. 2. Approval of minutes of May 23, 1978 meeting. 3. Special order of business: Any persons wishing to be heard on subjects pertinent to planning and development. 4. Chairperson's report. 5. Zoning cases: a. Appeal 1209: Interpretation of Sec. 30.25, Col . 7 of the ordinance to determine whether the street frontage requirements of the ordinance are satisfied in whole or part by frontage on non-city-owned streets or rights-of-way, such as Fountain Place, Vine Street, or private rights of war® bP Appeal 1210: Interpretation and Area Variances for property at 312.314 Nm Aurora Street and 315 Nm Tioga Street, in a B-1 Zone, to permit construction of a bui,ldi..ng deficient in yard setbacks and on- site parking, cm Appeal 1211 Area Variances for property at 117 Stewart Ave. , in an R-3A zone, to permit expansion of a one-family house with excessive coverage and a yard deficiency on a lot of below minimum size. d. Other cases, if any. 6, Communications. 7, Committee reports: None 8. Old business a. City graphics system: presentation b. Landmarks Designation Review: Markles Flats 9. Wild Flower Parking Area: Presentation 10. New Business. 11 . Adjournment. 0 PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING The regular meeting of the City Planning and Development Board will be held at 7 :30 p .m. , Tuesday, May 23 ; 1978 in Common Council Chamber, City Hall, 108 East Green Street, Ithaca, New York. AGENDA 1. Call to order. 2. Approval of minutes of 24 April 1978 meeting. 3 . Special order of business : Any persons wishing to be heard on subjects pertinent to planning and development. 4. Chairperson' s report. 5 . Zoning cases: a. Appeal 1172 : Rehearing of request for Area Variances to permit addition to 330 W. State St. , in a B-2 district, which would further encroach into required side yard. Premises is nonconforming in coverage, both side yards and rear yard, and on-site parking`. b. Appeal 1204: Area variances to permit construction of offices and meeting hall with deficient side yard and off-street parking at 622 W. State St. , in a B-4 zone. c, Appeal 1205 : Interpretation or area variance to permit addition of 12 dwelling units to existing premises at 126 Westbourne Lae' , in an R-U zone. Property has inade- quate street frontage in. the City, but more than adequate frontage continuing into Cayuga Heights . Interpretation requested to determine whether combined frontage satisfies city requirement. d. Appeal 1206 : Area variances to permit addition to premises at 417-19 W. Seneca, in a B-2 zone. Addition would connect existing buildings which have nonconforming side and rear yards , would exceed permitted coverage, and further encroach on required rear yard. e. Appeal 1207 : Area variances to permit enlarging a single- family house at 132 Esty St. , encroaching on required front and side yards f. Appeal 1208 : Use and area variances to permit conversion of premises at 110 Columbia St. into six-family owner- occupied dwelling. Existing structure .is deficient in front and rear yard setbacks , and exceeds permitted height. Proposed occupancy exceeds permitted. g. Appeal 1209 : Request for interpretation of Sec. 30 . 25 , Col . 7' (Required Frontage) of the Zoning Ordinance. The Building Commissioner requests a determination as to whether lot frontage wholly or partly on non-city-owned rights-of-way satisfies this requirement. Many situations exist where the requirement can be met only if such frontage can be counted.. 0 PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING - 2 - 6. Communications . 7 . Committee reports : None. 8 . Old business a. UFAIR Subdivision: report . b. City Graphics System: presentation. 9 . New business a. Landmarks Designation Review: Markles Flats and Strand Theater. 10. Adjournment . PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING The regular meeting of the City Planning and Development Board will be held at 7:30 p.m. , Monday, April 24, 1978 in Common Council chamber, City Hall, 108 East Green Street, Ithaca, New York. AGENDA 1. Call to order 2. Approval of minutes of 27 March 1978 meeting. 3. Special order of business: Any persons wishing to be heard on subjects pertinent to planning and development 4. Chairperson's report. 5. Zoning cases: a. Appeal 1197: Request for an area variance to permit expansion of the restaurant at 526 West State Street in a B-2 district. The proposed expansion would extend the building to the west property line where a five foot side yard is required. The property does not conform to minimum side yard requirements, and has no off-street parking. b. Appeal 1199: Request for an area variance to add an extension to the existing garage and add an enclosed stairway to the house at 231 Wood Street, in an R-2b use district. The property is deficient in front yard setback and the additions will cause the maximum lot coverage to be exceeded. c. Appeal 1200: . Request for an area variance to permit conversion of the attic at 508 University Avenue to an apartment. The property, which is located in an R-3a use district, has no off-street parking, and is deficient in meeting the minimum lot size, width and side yard requirements. There are now five apartments in the existing structure. d. Appeal 1201: Request for an area variance to construct a dwelling unit over the restaurant at 319 Taughannock Boulevard. The property, located in an M-1 (marine) use district, is deficient in both side yards and has no off-street parking. e. Appeal 1202: Request for an area variance to erect a greenhouse on the triangular corner lots at 912-914 West State Street, in a B-4 use district. Construction of the greenhouse will: result in deficiencies in required lot dimensions and off-street parking. f. Appeal 1203: Request fora .use. variance to permit conversion of the wash and dry cleaning establishment at 204 West Seneca Street to a convenience grocery store and delicatessen. The property is located in an R-3a use district, where delicatessens are not permitted, and only neighborhood convenience groceries are permitted, under special permit. g. Appeal 5-1-78: Request for a variance under Section 34.5 of the Sign Ordinance to replace the existing signs on the building at 204 West Senecat Street with two new signs with a total square footage of less than 45 square feet., The property is located in an R-3a use district, where such commercial signs are not permitted. P & D BOARD NOTICE OF MEETING 2 24 April 1978 6. Communications. 7. Committee reports: None. 8. Old business : UFAIR Subdivision: report. 9. New business Applications for UDAG and Small Cities Grants: report. 10. Adjournment PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING The regular meeting of the City Planning and Development Board will be held at 7 :30 p.m. , Monday, March 27 , 1978 in Common Council chambers , City Hall, 108 East Green Street, Ithaca, New York AGENDA 1 . Call to order 2. Public Hearing : UFAIR Subdivision. Final .approval of the subdivision has been requested. Any person or agency at interest may speak concerning the proposed subdivision, granted conditional (preliminary) approval in February. 3 . Approval of minutes of 27 February 1978 meeting . 4 . Special order of business : Any persons wishing to be heard on subjects pertinent to planning and development. 5 . Chairperson"s report. 6 . Communications . 7 . Committee reports . 8 . Zoning cases : a. Appeal 1196 : Request for use variance for premises at 227 Linden Avenue, in an R3b zone, to be used for theater storage. b . Appeal 1197 : Request for area variance for property at 526 West State, in a B2 district-, to permit expansion of restaurant into required sideyard setback area. c. Appeal 1198 : Request for area variance for property at 411-15 College Avenue, in a B2 zone, to permit replacement of nonconforming porch and fire egress with fire-resistive construction containing four additional bedrooms and fire egress , and to add a four-bedroom apartment in the attic . Property is nonconforming in several respects , including complete lack of on-site parking. 9 . Old business : a. Park Development - Heritage Conservation and Recreation Service b. Collegetown Report c. Subdivision Decision 10. New business . 11 . Adjournment. PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING The regular meeting of the City Planning and Development Board will be held at 7 :30 p .m. , Monday, February 27, 1978 in Common Council chambers, City Hall , 108 East Green Street, Ithaca, New York AGENDA 1 . Call to order. 2 . Approval of minutes of 23 January 1978 meeting . 3 . Special order of business : Any persons wishing to be heard on subjects pertinent to planning and development. 4. Chairperson' s report. 5 . Zoning cases . a. Appeal 1190 : Request for use variance and area vari- ances to permit establishment of dentist' s office and dental appliance laboratory at 212 W. Buffalo, in an R-3a zone. Property is deficient in yard setbacks , and dental lab is not in list of permitted uses . b . Appeal 1191 : Request for area variances to permit use of property at 908 N. Tioga, in an R-2b zone, for a two-family dwelling. Property is deficient in yard setbacks, and exceeds lot coverage. c . Appeal 1192 : Request for use variance to permit establishment of a restaurant at 102 Adams , in an R-2b district. Premises is a designated City Land- mark which presently houses several other legal nonconforming commercial uses under a series of pre- vious variances; applicants state that required off- street parking will be provided. d. Appeal 1193 : Request for use variance to permit use of a portion of the premises at 102 Adams , in an R-2b zone for retail sales of pet foods . Premises currently house several previously-approved commercial activities . e".Appeal 1194: Request for area variances to permit con- version of residence at 208 Stewart, in an R-3a zone, from student use to two-family owner-occupied dwelling. Property is deficient in front yard setback and area, and would become deficient in rear yard setback and have excessive building coverage. Agenda 2 - 27 February 1978 f. Appeal 1195 : Request for use and area variances to permit construction of fifteen units of housing on premises at 17 through 21 Hudson Place, in an R-2a district. Proposed use would result in deficiencies in setbacks and other requirements , and would be for a use not permitted in the zone. Premises are adjacent to pre- mises currently in conforming use, and to premises in an R-3b zone (in which multiple dwellings are permit- ted) currently in multifamily use and in legal non- conforming commercial use. Sign Ordinance Appeal 3-1-78 : Request to permit repro- duction of original building sign for premises at 102 Adams , in an R-2b zone . Building is a designated City Landmark currently housing several legal nonconforming businesses , several of which have individual signs . 6 . Communications : None. 7 . Committee reports : None. 8. Old business : a. Graphics System report b . Downtown facade renovations —report. 9. New business : a. Subdivision request- UFAIR Realty Corp . b. Work Program 1978 . 10. Adjournment. PLANNING AND DEVELOPMENT BOARD NOTICE OF MEETING The regular meeting of the City Planning and Development Board will be held at 7 :30 p .m. , MONDAY, January 23 , 1978 at the SOUTHSIDE COMMUNITY CENTER, 305 South Plain Street, Ithaca, New York. AGENDA 1 . Call to order. 2. Approval of minutes of December 27 , 1977 meeting. 3 . Special order of business : Any persons wishing to be heard on subjects pertinent to planning and development. 4. Chairperson' s report : committee appointments . 5 . Zoning cases. 6 . Communications . 7 . Committee reports . 8 . Old business : Community Development Block Grant - presentation of grant application proposal . 9 . New business : Presentation of proposed rules of procedure. 10. Adjournment.