HomeMy WebLinkAboutMN-PDB-1975-09-23 PLANNING & DEVELOPMENT BOARD MINUTES
City of Ithaca
Regular Meeting September 23, 1975 7:30 P.M.
PRESENT: Chairman Doney, Mesdames Benson and Meyer, Messrs. Hildreth, Saggese
and Stein.
ALSO:. P1. & Dev. Director Van Cort, Alderwoman Ethel Nichols, Alderman
Anthony Spano, Dep. Bldg. Comm'r. Edison Jones, City Prosecutor Robert
Hines, Ivan Tylawsky, William Sullivan, Jr. , Jack Wakefield, and
members of the media.
ABSENT: Mr. Moran.
Chairman Doney called the meeting to order at 7:30 P.M.
Minutes of the Regular meeting of August 26, 1975 were approved as
published.
ZONING:
a. Appeal 1096. This case is much the same as Appeal 1055 which was
unanimously approved by the Planning Board and later denied by the Board of
Zoning Appeals. Since then the owner has improved the third floor of the
building as an apartment.
Prospective buyers of the property at 144 E. Spencer St. , in an R-3
zone, requested an area variance in order that they may use the building as
two separate dwelling units. The property fails to meet the zoning ordinance
requirement of two off-street parking spaces, and for square footage, lot
coverage or side-yard size. The planning staff recommended approval of the
variance, noting that although the property does not meet zoning requirements,
it is not unlike other older properties in this area. Mrs. Meyer MOVED that
"the variance be granted on the condition that off-street parking be provided
on the site." There was no second. Bldg. Comm'.r. Jones noted that if parking
is available for such a property within 1000 feet of the property, it suffices
the off—street .parking requirement under the Municipal Code. It was noted that
the Woolworth's parking lot is within 1000 feet of the property.
Mr. Hildreth MOVED that "the variance be granted." Mr. Saggese seconded
the motion. The motion CARRIED. Voting "no" was Mrs. Meyer.
b. Appeal 1098. (not on Agenda) Jack Wakefield requested a use variance
at the Old Calendar Clock Factory, 102 Adams St. , in an R-3 zone, for his
furniture-refinishing business. The Board of Zoning Appeals previously allowed
a specific list of non-conforming uses in the old factory, but required that
any use not on that list be subject to additional approval. Since the use sug-
gested is similar to others previously approved by the BZA, the planning staff
recommended approval of the variance, subject to clearance of any signage :,. ,,
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and exterior alteration with the Ithaca Landmarks Preservation Commission.
In response to questions from Mr. Doney, Mr. Wakefield stated the store
would be 40X32 feet, with a ground-floor front entrance, would engage in
custom work with, at most, two employees. Mr. Wakefield said that he intends .
to soundproof the area around the table saw, will store his few flammable
materials in a fireproof cabinet, and will not stockpile materials on the
premises.
Mr. Stein MOVED, and Mr. Saggese seconded, that "the variance be granted."
The motion CARRIED unanimously.
SPECIAL ORDER OF BUSINESS:
a. Alderwoman Ethel Nichols asked for the Planning Board's recommendation
on revisions to the recently proposed changes in the Ithaca Landmarks Preserva-
tion Ordinance. First, the 90-day maximum delay of demolition period should
date from the date of application rather than from the date of the hearing, and
second, the city may reimburse the property owner with the approval of the
Common Council. Mrs. N chols noted that both changes were acceptable to the
Ithaca Landmarks Preservation Commission, and that they did not change the
intent of the ordinance, but rather clarified earlier ambiguities.
Mrs. Meyer MOVED, and Mr. Hildreth seconded, that "the revisions of the
Landmarks Ordinance be approved." Mr. Stein noted that the first change gives
the ILPC a shorter time to delay demolition of buildings. The motion CARRIED
unanimously.
b. Mrs. Meyer requested that the Planning Board request that a design
group from the New York Department of Transportation come to Ithaca to discuss
with the Board the design of the bridge which will cross the Inlet on Route 96.
Mr. Stein applauded the intent of this recommendation, but suggested a more
effective approach would be to contact the NYDoT by letter, making clear the
Board's strong interest in the design. Mrs. Benson expressed concern that this
interest be followed up by coordination with the Board of Public Works and the
Octopus/Rte. 96 Concensus Committee. On Mr. Stein's suggestion, it was agreed
that Mr. Van Cort would write to NYSDoT. The letter would make clear that the
Board was concerned for high-quality design, did not want design considerations
to delay construction, and was requesting the NYDoT to contact the Baord at the
beginning of the design process. Mrs. Meyer noted that NYSDoT Commissioner
Raymond Schuler should also be contacted. ,
COMMUNICATIONS: None.
COMMITTEE REPORTS:
a. Codes & Ordinances. 1) Sign Ordinance Appeal 9-1-75. Auto Electric
service, at 402 S. Cayuga Street, in an R-3 zone, appealed for approval of signage.
The Codes & Ordinances Committee, after inspecting the premises, made the following
recommendation: The signs already erected on the building by AES should be
approved, but the Bldg. Comm'r. should take action to request that the owner and
tenants remove the outdated, extraneous and excessive signs from the building
(i.e. , the Montgomery Ward sign and some of the overlapping signs on the Lee's
Garage portion of the structure. )
Mr. Stein MOVED, and Mrs. Meyer seconded, that "the recommendation be
approved." The motion CARRIED unanimously.
OLD BUSINESS:
a. B-1 Study. The Planning Department has started an active study of
the possible need for expansion of the B-1 zone into the R-3 zone bounded
roughly by Cayuga, Farm and Aurora Streets, and the office market in the
business district which affects the need for the B-1 zone. Mr. Van Cort
presented a letter and petition from local citizens requesting no additional
businesses be permitted in residential zones which create more noise or large
signs, and requesting landscaping controls on buildings and parking lots in
such zones. Mr. William Sullivan, Jr. , speaking from the floor, said the
issue should be considered top priority and asked for notification of any
future discussion of this matter. Chairman Doney responded that the Board
always publicized its agenda prior to its meetings and the many responsibilities
of the Board and its staff did not allow the B-1 study a higher priority than
it had been given.
b. Veterans' Memorial. Mr. Van Cort reported that Mr. Meigs had met with
the Veterans of Foreign Wars concerning the design of a veterans' memorial to
be placed in DeWitt Park. The VFW is happy to have the Planning Department's
assistance in developing a design proposal, which may involve combining several
memorials into a single, smaller one, contributing to the overall improvement of
the central areas of the park. The staff will continue to work with the VFW.
Mrs. Meyer expressed interest in having. the VFW consider a memorial design other
than that of a tomb.
c. Sale of Hancock Street. The Planning Department recommended that the
property designated on the planning map as a street (although it has never been
used as such) between N. Meadow and Cascadilla Streets be sold at public auction.
It also recommended that the Board of Public Works write a Memorandum of Under-
standing with the possible future owner to ensure that future development of the
property be in accordance with the proposed site plan. It was recommended. that
the Common Council be urged to intercede with NYSDoT to request a traffic light
at the intersection of N. Meadow and Cascadilla in order to slow traffic in this
area. Mr. Van Cort noted that the proposed site plan solved earlier problems
with fire violations, sewage lines and the utility easement. Although the problem
with egress from the property is not completely alleviated, the site plan shown
would considerably improve the current situation.
Mrs. Meyer MOVED, and Mrs. Benson seconded, that "the recommendations of the
Planning & Development Department be transmitted to the Common Council." Mr.
Stein expressed concern for safety at the entrance to the parking lot at the property
in question. Mr. Van Cort explained that moving the entrance to the lot would be
a considerable burden on the owner. Mr. Van Cort explained that it was important
that the site be a developable parcel for development by one owner. The motion
CARRIED unanimously.
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NEW BUSINESS:
a. Economic Study. Economic consultant, Ivan Tylawsky, gave a pre-
liminary report on the Department study of the economic development of Ithaca.
The purpose of the study was to investigate the impacts of Community Development
funds if spent on certain kinds of development. He concluded that, unlike in
the 1960's when employment increased due largely to expansion of local educa-
tional institutions, the economy of Ithaca will tend to stabilize in the next
ten years. He predicted that the tax burden may double by 1985 if the current
level of municipal services is continued. Finally, he recommended that Ithaca
explore industrial and commercial development as means of increasing local
revenue. He also recommended looking into wage/payroll taxes and intergovern-
mental consolidation of municipal services. Tylawsky will report on .fu.rther
aspects of his study at a later time.
MISCELLANEOUS: None.
The meeting .ADJOURNED at 9:30 P.M.
Respectfully s bmitted,
H. Matthys Van Cort, Director
10.21.75 Planning & Development