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HomeMy WebLinkAboutMN-PDB-1975-05-27 4 PLANNING BOARD MINUTES City of Ithaca Regular Meeting May 27, 1975 7:30 P.M. PRESENT: Chairman Doney, Mesdames Benson and Meyer; Messrs. Hildreth, Moran, Sag and Stein. ALSO: Planning Director Van Cort, Mayor Edward J. Conley, Councilwomen Anne Jones and Ethel Nichols, Councilman James Dennis, Friends of the Library Mrs. Barlow and n4rs. Frank, Mr. and Mrs. Pat Carlson, Anthony and Richard Albanese, Dr. Alvin Knepper, Jonathan Bernstein, Charles Quenette, Students Daniel Bohle, Elizabeth Chase and William Rotolo, and members of the press and radio. Vice Chairman Stein called the meeting to order at 7:30 P.M. 'Correction was made to the minutes of the April 22, 1975 meeting: Mr. Sag!-r-=se had been omitted and Mrs. lever included twice. Mr. Moran then MOV2D approval, PIeyer' seconded, and the motion C1RRIED unanimously. CC?�I'U IIICATIONS: (taken out-of-order) as A special proposal was presented by Dr. Alvin Knepper on behalf of the Veterans of Foreign Wars for the erection of a monument to Tompkins County residents who died in the Korean and the Vietnamese Wars. The monument would contain the names of the war dead and be located in DeWitt Park. Mr. Stein asked who would make the plan for the monument and Dr. Knepper suggested that the Planning Board could cooperate with and encourage the county government to build the monument. He added it would be nice to have the monument for the bicentennial. Mr. Moran MOVED referral of the proposal to the General Planning and Capital Improvements Committee and the staff, Mrs. Meyer seconded, adding the Planning Board's endorsement and its suggestion that action be taken speedily. The motion was CARRIED unanimously. b. Mrs. Nichols introduced consideration of expansion of the B-1 zone north of the Central Business District. She said that there is pressure from lawyers to expand the, business zone to the blocks north of the County Court House which is now zoned R-3. The question centered on whether the area should be rezoned, and whether'. there were zoning violations presently being committed. Mrs. Pat Carlson of 407 N. Aurora St. expressed concern that her block, now completely residential with the exception of the' Methodist Church, would lose its present character and attractiveness if its zoning were altered. She further stated that although a shift in the neighborhood had not yet taken place, it was her fear that rezoning might produce one. Mr. Van Cort said that the Boardshouldhear from neighborhood residents on the issue. Mrs. Carlson asked if it had been determined whether there were actually a need for these offices. Pairs. Benson MOVED that the issue be considered by the Codes and Ordinances Committee and the staff, Mr. Doney seconded, the motion was CARRIED unanimously. ZONING CASES: a• Appeal 1076 was a continuation of an appeal from that of April 22 made by Anthony J. Alanesfor a variance in an R-3 zone to permit non-residential uses of the old Calendar Clock Factory, located at 102 Adams Street. The building is. presently owned by Mr. Albanese and us d, by means of variance, .as a plumbing office and warehouse. Architects' estimates ndicate that conversion to residential use will be financially infeasible and he herefore seeks a variance permitting other uses. Mr. Albanese enumerated prospecti a types of tenants with which he had spoken about leasing of space in the building. They included: the Friends of the Library Book Club, who would use space for .the accumulation and sale of books; an electrical contractor for sales and services; a ge eral contractor/house-builder for offices and possible storage; a small-scale woodwor ing and welding shop doing pre-fab work; '.a transmissionshop involving work on 2-3 ehicles in the back of the building; and, spMe small-scale storage of such items s home furnishings. Mr. Albanese asserted than maintenance of the building was to expensive without some more income from" sugh uses. Mrs. Meyer questioned the compatib lity of a welding shop and the store and warehouse of the Friends of the Library. The president of the Friends of the Library, Mrs.. Barlow, explained that her group w uld use the space for boc'_b sales for oni--T ten .days each fall. The -^est of the ye r the space would be used ",)r storage c books. '.Mr. Albanese stated that the welders would be in the back of the building in a fireproof room and the bookstore would b in the front. Mr. Van Cort said that the noise incompatibility problem was addres ed in the recommendations in which' it was suggested that there be performance stan ards for the control of noise and smoke Vin " the amendment. Pairs. ?`Meyer asked if they was any chance of the book sale becoming a.year-round affair, and Mrs. Barlow sai there was not. Jonathan Bernstein, of 216 Dey Stre t, expressed concern about the effects ;'of the use, Qf. the building on elderly residents of the neighborhood. He mentioned that he thought the building was of value to the neighborhood but that its appearance should be improved. Mr. Doney called for the reading of he motion as drafted by the Codes and! Ordinances Committee; Mrs. Benson read it and MOVED its recommendation; Mrs. Meyer seconded the motion. The text: The Committee recommended Approval of a Use Variance .to allow the premises at 102 Adams St. to be used for the sale and storage of books, electrical contracting sales and service, general contracting office space and storage, plumbing contracting office spat and storage, a welding and woodworking shop,{small-scale storage, vehicles trans fission and light fabrication, subject to the following conditions: 1. Owner will undertake to rehabili ate the exterior, particularly themain facade, along the basic lines of he original Clock Factory structure, with a minimum of alteration to provid for new tenants; and further, that owner shall consult with the Landmarks ommission to determine the suitability of his plans for alterations, including doors, windows, signs and exterior additions, before such plans are inalized, in order to serve the objective of preservation of a structure of historical significance. 2. Owner will undertake specifically to insure that all uses of the premises conform to the General Standards f performance as contained in Sec. 30.40 of the Zoning Ordinance, in order to minimize disturbance to adjacent resi-. dentes. t 2 3. Owner will undertake, within a year, to remove the existing laundry power plant smokestack; -to clean up visible portions of the property and provide screening of outside storage areas from adjacent properties and the street; and to provide the maximum amount of off-street parkin; required for tenant uses. Mr. Stein questioned whether the wording of the clause calling for a "minimum amount of alteration" to the building might be interpreted to discourage the upkeep of.the building, and suggested the wording be changed to read "a minimum alteration of the exterior architectural character°` of the building. Mr. Doney expressed concern about the noise and fumes of welding and about the possible storage or parts and automobiles outside the building for the transmission operation. He further asserted that he felt that granting a variance for unspeci- fied uses was going too far in a residential neighborhood. Mr. Van Cort suggested a clause that would insure that all storage be inside: the building. Mr. Stein supported the concept of allowing only a narrow range of uses ir_ :,he variance. Mr. Albanese stated that any welding and general contracting storage or operation would be out of sight in the back of the building. Mr. Stein suggested that the word "only" in the clause reading: "subject only to the following conditions . . ." be deleted. Mrs. Benson agreed. Mr. Stein further suggested that a clause be included which would call for the removal of the building's ,smoke stack in a year or less, and Mrs. Benson said that she thought that was under- stood. Mr. Moran asked Mr. Bernstein if he felt the views he had expressed were the views of the other residents of the neighborhood. Mr. Bernstein said that he had spoken to a half dozen homeowners on Dey Street, and that although they had stated that they thought people should be able to use their property any way they wanted to, Bernstein thought that because many of them were elderly and spent much of their time dt home, a noisy use might bother them a great deal. Ur. Albanese stated that a row of garages between the back of the building and nearby houses would seclude the operations and block any noise. Mr. Stein sugges' -d that some uses be deleted by amendment; Mrs. Benson read the uses mentioned in the recommendation of the Codes and Ordinances Committee, and Mr. Stein MOVED the deletion of the uses, "light fabrication, welding and transmission shop" by amendment. Mr. Moran seconded and it CARRIED unanimously. Mrs. Benson MOVED an amendment stating that this variance not prejudice plans for the nearby park, Mr. Saggese seconded the motion and it CARRIED unanimously. The main motion as amended CARRIED unanimously. Mr. Van Cort suggested that there be a note to the Board of Zoning Appeals attached which brought attention to the cooperation and effort of Mr. Albanese in the matter. b. Appeal 1072 was made by Elizabeth Salvaraja of 107 Harvard Place. The appellant wanted to_build an addition to an existing single-family atructure uhioh 3 i would provide an additional apartment in an R-2 zone. The proposed addition would produce a slight deficiency in percent coverage, a sizeable deficiency in lot size (lot size being 5,036 sq. ft. while 600;0 sq. ft. are required) and a side yard deficiency. The Planning Board's Codes and Ordinances Committee recommended denial on the grounds that the structure in question is located on the edge of a neighborhood under constant development pressures, and thin this variance may set a precedent for others; and that the lot size deficiency is significant. Mr. Moran MOVED that the Planning Board recommend that the variance be denied and Mrs. Meyer seconded. Mr. Stein mentioned that the problem was more one of practical difficulties stemming from the fact that there are other apartments in the area.; Mr. Van Cort asserted that this was an area variance rather than a use variance. The motion to deny CARRIED unanimously. c. Appeal 1030 was a request by Myron Wasilchak of 216 Fall Creek Drive, for a variance to lot area requirements, front yard requirements and percent coverage requirements for an addition to a structure located at 110 Hawthorne Street (on the corner of Pearsall Avenue) in an R-2 zonule. On the lot is a five--car garage. The staff recommended denial but th, Codes and Ordinances Co-nr"'t ee was sr' and had no recommendation. Mr. Van Cort explained that this variance request been denied before, and that although noir the appellant wanted less, he still has- lot and coverage deficiencies. Mrs. Benson MOVED that the appeal be denied; Mr. Stein seconded the motion. ; Mrs. Meyer expressed an inclination to support denial with recommendations for meeting requirements included, and thought perhaps the motion should be reconsidered if the required conditions are met. The motioi recommending denial CARRIED unanimously. {i d. Appeal 1082 was a request by Ir Lewis, Inc. in regard to property at 525 W. Seneca�o—ae corner of Meadow Street. The appellant will have a business 2(n a B-2 zone which is on the border of a B-4zone, and would like to obtain a variance which would allow the repair of motorcycles in his Bike and Hobby shop. The buildings across the street are residential; those which abut are commercial. The committee recommended denial because the added use would be too noisy. The bike repair and hobby shop are allowed uses in� the area. Mr. Moran MOVED to recommend... denim., Mrs. Benson seconded the motion a�ld it CARRIED unanimously. i 0. Will-Robert Teeter of 311-315 Eddy Street made an appeal to remodel his building to create 7 efficiency apartments to replace 2 larger units on the upper floors. The remodeling would reduce the lumber of bedrooms in the building and lower the number of people living there. Although there is no parking now, Mrs. Benson noted that because the remodeling will reduce the number of people in the building, the final effect would not worsen the parking situation. Staff and the Codes and Ordinances Committee recommended approval. Krs. Benson MOVED to recommend approval of the variance; Mr. Moran seconded, and the motion CARRIED unanimously. COMMITTEE REPORTS a. Codes & Ordinances 1. In regard to the Flood Ordinance, Mrs. Benson MOVED to support the Common Council's position protesting he requirement that the city use the flood hazard map prepared by Hud. Mr. Moran seconded the motion., and it CARRIED unanimousl•r P!lrs. Benson thea MOVED to recommend that Common Council I 4I enact the Flood Control amendments to the Zoning Ordinance as drafted by the Planning Department and as referred to the Board by Common Council, including the Flood Hazard map as amended by Council. Mr. Moran seconded and the motion CARRIED unanimously. b. General Plan_L Capital Improvements 1. Cascadilla Street Extension - The Committee reported that it favored extending Cascadilla Street as far west as recommended by the Board of Public Works. It was noted that the Council referral mentions the railroad tracks :on the western limit of acquisition and construction, and Board members were not sure whether this would extend the road far enough to serve all those property owners in need of access. However, Board members were in. agreement on the' principle of extending access toward the water's edge. Mr. Stein MOVED, Mrs. Benson seconded that the Planning Board recommend construction of the Cascadilla Street Extension as proposed by the Board of Public Works. CARRIED unanimously. 2. Cass. Park 14aster Plan - ,No Report. c. C . .., s.:-ems 'F• ^ryrv3ce 1. Bikeways Study e No Report. Mrs. Meyer noted that the Environmental Commission strongly recommended implementation of the Bikeway Plan presented at the Planning Board meeting on April 22, 1975• OLD BUSINESS: a. Zjkakis purchase of City property. - Planning Director Van Cort presented the staff findings on a request by Zikakis Chevrolet to purchase part of the Old. Spencer Road located to the rear (southeast) of his building. Zikakis needs the land to build a 16' x 60' addition to the rear of his building for employee lockers and storage. (See staff memo for details. ) The staff made the following recommenda- tion: Sell that portion of Old Spencer Rd. r.o.w. , shown on the accompanying map, not required for the potential 'Ring Road' ; such portion being 25' wide and 440' long.- more or less, adjacent to assessment parcel #130-2-1.1, owned by Zikakis Chevrolet, and measured from the eastern corner of such parcel;`at the intersection of its northeast and southeast boundaries; such sale to be by public auction or bid. 2. Lease or sell with covenant the remainder of that portion of the Old'Spencer Rd. r.o.tii. as `shoim on the accompanying map and generally described as lying within one hundred feet (100' ) of the City Line, to Zikakis if he desires its use. 3. Such sale and lease should be subject to the agreement of the Finger Lakes State Parks ,. 'Recreation Commission, and include such reasonable conditions as shall be agreed upon by them and the city." Mr. Stein asked why the city was so worried about the Ring Road, since there is little chance that it will.:be built. Mr. Van Cort said that if it is built, it will be more expensive to the public in the end if covenants are not imposed or the land leased rather than sold. Mr. Stein MOVED and Mr. Moran seconded,_ the staff's recommendation. CARRIED unanimously. 5 i it I NEW BUSINESS: a. Rosalind Williams' Leave of Absence - Planning Director Van Cort requested that the Board grant Assistant Planner 'Rosalind Williams a leave of absence wit -iout pay, from July 21 through August 1 of 1 75. Mrs. Benson so MOVED, lvh-. Stein seconded and the motion CARRIED unanimously. b. Permanent appointment of Junior Planner and Assistant Planner - Planning Director Van Cort reported that Assistant Planner Williams and Jr. Planner. Judith Benedict had passed the Civil Service examinations for their respective positions with very high scores. Van Cort praised both employees and strongly recommended their permanent appointment. Mr. Stein MOVED and Mrs. Benson seconded: RESOLUTION: fPWHEREAS, Rosalind Williams has passed the Civil Service exam for the position of Assistant Planner and is therefore qualified for permanent appointment to that position, a' i i •c I Williamspermanently appoint-- THEREFORE, BE IT RESOLVED, that RJin alind ,lilliams be perma._ent_y appoin.., to the position of Assistant Planner the City Planning DepaTtIment at an an Ozal salary of $11,03 +, and that the apintment shall become effective May 27, 1975, and that it shall be subject to thea usual probational period." RESOLUTION: "WHEREAS, Judith Benedict has passe the Civil Service exam for the position of Junior Planner and is therefore qualified for permanent appointment to that position, THEREFORE, BE IT RESOLVED, that Judith Benedict be permanently appointed to the position of Junior Planner in the City Planning Department at an annual salary of $8,885, and that the appointment shall become effective May 27, 1975, and that it shall be subject to the usual probationary period." c. Resolution on Sign OrCinance_ - Mrs. Benson noted. her concern about a lack of compliance with the City's Sign Ordinance. After discussion, Mrs. Benson MOVED and Mrs. Pleyer seconded, a resolution asking the Building Commissioner to: investigate compliance with rulings of the BZA regarding the Sign Ordinance. The motion CARRIED unanimously. d. Resolution of Commendation - Pers, Benson MOVED, and Mrs. Meyer seconded the following resolution. WHEREAS, the City has undertaken to strengthen the competetive position of its Central Business District through construction of an attractive pedestrian shopping mall and parking facilities ) and WHEREAS, an objective of these actions is to promote rehabilitation of the older, historically and architecturally attr�lactIve properties along the new Ithaca Commons in order that they be mutually enhancing,, and provide an interesting, varied and pleasing environment for business and shopping, it is RESOLVED, That the Ithaca City Plannig Board commends the rehabilitation and restoration of use and appearance to the former "Browning, King" building by property owner Michael LoPinto, 'Simeon's' proprietor. Brian Dewart, and, 6li de particularly, design consultants Constance Saltonstall and Victoria Romanoff, the combination of whose entrepreneurship, interests and talents is providing an outstanding example of how to give new life to old buildings on the Ithaca Commons." CARRIED. e. Waterways Study Presentation - Daniel Boyle, Elizabeth Chase, and William Rotolo, graduate students in Urban Planning & Development at Cornell University, made a slide presentation on Ithaca's Waterways, prepared under the direction of the Waterways Study. The presentation was strongly praised and it was recommended that it be widely circulated. Mrs. Meyer suggested it be put on public access TV and that it be used as a part of a Circle Greenway presenta- tion on June 10. Ms. Chase mentioned that much of the work could be done by groups like the Boy Scouts or school classes. The Board thanked the study group for the presentation. ADJOURNMENT: The meeting adjourned at 10:40 P.M. Respectfully submitted, H. Matthys Van Cort Planning Director' 6/!r,-1175 7 RESOLUTION WHEREAS, Rosalind Williams has passed the Civil Service exam for the position of Assistant Planner and is therefore qualified for permanent appointment to that position THEREFORE, BE IT RESOLVED, that Rosalind Williams be permanently ap- pointed to the position of Assistant Planner. in the City Planning Department at an annual salary of $11,034, and that the appointment shall become effective May 27, 1975, and that it shall be subject to the usual probational period. RESOLUTION WHEREAS, Judith Benedict has passed the Civil Service exam for the position of Junior Planner and is therefore qualified for permanent appointment to that position THEREFORE, BE IT RESOLVED, that Judith Benedict be permanently ap- Pointed to the position of Junior Planner in the City Planning De- partment at an annual salary of $8,885, and that the appointment shall become effective May 27, 1975, and that it shall be subject to the usual probationary period. RESOLUTION Whereas the City has undertaken to strengthen the competitive position of its Central Business District through construction of an attractive pedestrian shopping mall and parking facilities, and Whereas an objective of these actions is to promote rehabilitation of the older, historically and architecturally attractive properties along the new Ithaca Commons in order that they be mutually enhancing, and provide an interesting, varied and pleasing environment for business and shopping, it is Resolved, That the Ithaca City Planning Board commends the rehabilita- tion and restoration of use and appearance to the former "Browning, King" building by property owner Michael LoPinto, 'Simeon's' proprietor Brian Dewart, and, particularly, design consultants Constance Saltonstall and Victoria Romanoff, the combination of whose entrepreneurship, interests and talents is providing an outstanding example of how to give new life to old buildings on the Ithaca Commons.