HomeMy WebLinkAboutMN-PDB-1975-12-16 PLANNING & DEVELOPMENT BOARD MINUTES
City of Ithaca
Regular Meeting December 16, 1975 7:30 P.M.
PRESENT: Mrs. Benson, Messrs. Doney, Hildreth, Moran, Saggese and Stein.
ALSO: Pl. & Dev. Dir. Van Cort, Bldg. Comm'r. Jones, Mr. Philip White,
and members of the media.
ABSENT: Mrs. Meyer.
Chm. Doney called the meeting to order at 7:30 P.M. The Minutes of the
Regular meeting of November 25, 1975 were approved as published.
ZONING:
(a) Appeal _1106. Mr. Philip White, Jr. applied for a use variance for
his tenant at 110 S. Albany St. in a B-2 zone. For the last two years, the
tenant, on a part-time basis, has done clean-up work on cars (vacuuming,
polishing, rust removal, some body work, but no mechanical work) in a two-car
garage at the back of the lot. According to the appellant there is no outside
storage; there are no complaints by neighbors; and the property is surrounded
by businesses that also store repair or servi.ce vehicles. The property. meets
the area requirements except for a side-yard deficiency and a garage only two
feet from the side- and rear-lot lines. The use does not qualify as a home
occupation. The Pl. and Dev. staff recommends denial because the use may be a
fire hazard, may not be compatible with the nearby residential area and has
existed for two years without the required variance. Mr. Van Cort did note that
the use is in accordance with the city Master Plan.
Mr. Stein MOVED that "if the use in in accordance with the Master Plan and
is not offensive to the neighborhood, the Pl. and Dev. Board recommends
granting the variance for operations as described in Zoning Appeal 1106, for
the present tenant only." Mr. Hildreth seconded the motion. The motion CARRIED
unanimously.
(b) Appeal 1107, for an area variance at 206 Prospect St. , in an R-2 zone. .
The owner, Mr. Philip White, wants to convert the one five-bedroom apartment
on the second floor to two apartments, one with one bedroom, the other with two
bedrooms. The coverage, front and side yard sizes are deficient for such a
change under the zoning ordinance. The change, however, would reduce the number
of people living in the building. Mr. White commented that he felt the change
would improve the character of the neighborhood. The Pl. and Dev. staff recommends
approval of the variance. Mr. Stein noted that the building is a typical case of
a very old building which just doesn't meet current zoning requirements. In
response to Mr. Doney's question, Mr. White said there was room to park four cars,
if they were "stacked" in the driveway. Mrs. Benson MOVED that "the variance be
granted." Mr. Saggese seconded the motion. The motion CARRIED unanimously.
(c) Appeal 1103, for a sign variance by Bern Furniture at 120 W. State St.
The store wants to add the word "furniture" to its front sign, which currently
is 48 S.F. where total signage is allowed to be 49.5 S.F. The proposed addition
would make the entire sign about 75 S.F. Further, the current sign is larger if
the heavy raceways under the letters, which act as underlining, are counted as
part of the sign. The Pl. and Dev. staff recommends denial. Mrs. Benson noted
that neighboring stores which have already brought their signs into conformance
with the new sign ordinance (as required by 1979) are distressed with the size
of the Bern sign. She MOVED "to deny the request." Mr. Stein seconded. The
motion CARRIED unanimously.
(d) Appeal 110 +, by Cole Muffler at 231 Elmira Road for a sign variance, to
allow a pylon sign. The proposed sign would be 92 S.F. where only 50 S.F. is
allowed. The Pl. and Dev. staff recommends that the Codes & Ordinances Committee
meet with the company to discuss changing the sign. The Cole Company argued in
its application that it needs the sign because (1) the shop is-:-:not on Elmira Road
and needs exposure provided by a large sign, (2) the other neighboring signs are
also quite large or larger, and (3) the proposed sign is the standard for the
Cole Muffler chain. Mrs. Benson stated that a muffler company, which is not
selling an "impulse Item", does not need this prominent a sign. She MOVED "to
recommend denial of the variance." Mr. Moran seconded the motion. The motion
CARRIED unanimously.
(e) Appeal 1105, by Ithaca Savings at 300 N. Tioga St. for both a sign and
zoning variance in order to erect two identical freestanding signs, where only
one is allowed. The signs would have inadequate setback and would be within
18 inches of the right-of-way. It was stated that the sign was unaesthetic in
design. The Pl. and Dev. staff recommends that the Codes & Ordinances Committee
discuss the sign with the owner in order to come up with a compromise design.
Mr. Stein MOVED that "the matter be referred to the C & 0 Committee to discuss
with Ithaca Savings and be reported to the Planning Board at the next meeting."
Mr. Moran seconded the motion. The motion CARRIED unanimously.
SPECIAL ORDER OF BUSINESS: None.
COMMUNICATIONS: Mr. Van Cort read a letter to the Pl. & Dev. Dept. from William
C. Hennessy of NYSDoT, which acknowledged the Planning Dept. 's letter expressing
concern with the design of the Route 96 relocation project. Pair. Hennessy's letter
expressed a desire to include the views of the public in the decision-making
process.
COMMITTEE REPORTS: .
Codes & Ordinances: Mrs. Benson reported that the committee, having met to
discuss the two suggested amendments to the sign ordinance, recommended the
following: (1) approval of the first amendment, which would prohibit attachment..
of a sign to any building which would impede access. . . . . . . .as per proposed amend-
ment, and (2) further study of the second amendment, which would provide for
marquees, canopies, sunscreens; . . . . . . . . . It was felt that this second matter still
had too many unresolved questions. Mrs. It
MOVED that the "recommendation of
the C & 0 Committee be approved." Mr. Stein seconded the motion. The motion
CARRIED unanimously.
OLD BUSINESS: None.
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NEW BUSINESS:
(a) City-County communications. Mrs. Benson reported that at the last
County Planning Board meeting, the Southern Tier East Regional Planning Board
reported on its activities. Also, she stated that the Ad Hoc Youth Committee
is trying to set up a county-wide youth program funded by the State. This
proposal is a matter of concern to outlying regions of the county and involves
complicated questions of local control. She passed along an invitation from
the County to make the January 14 County Planning Board meeting a joint one with
the City of Ithaca Planning Board to discuss the youth program and other issues.
Mr. Doney recommended that all members who can attend this meeting do so, and
requested that the staff send out special reminder notices. It was agreed that
the Executive Committee would designate other items for the agenda of the joint
meeting. Mrs. Benson mentioned that the Southwest Parkway, connecting Meadow
St. with Floral Ave. would be an appropriate project to be undertaken with
county, city and town cooperation.
(b) Mr. Stein expressed the concern of the residents of E. State St. above
the 900 block about its R-2 zoning status. He recommended that the Pl. and
Dev. staff conduct a study of the possibility of changing the zoning further out
the street to R-1 or creating a new zoning category to prevent the encroachment
of multi-family housing developments. Mr. Stein MOVED that "the staff make such
a study." Mr. Moran seconded. The motion CARRIED unanimously.
(c) Mr. Stein discussed the need for a reevaluation of graphic design of
signage in Ithaca's parking facilities. Mr. Stein MOVED that the city "seek
consultants to provide a comprehensive design system for signs for parking facili-
ties at a cost not to exceed $2000." Mr. Moran seconded the motion. The motion
CARRIED unanimously. Mr. Stein noted that this move was not intended to infringe
on the rights of the Board of Public Works.
(d) Review of current. projects. Mr. Van Cort began to summarize the status
of the current planning staff projects. It was generally felt that this process
was cumbersome, and Mr. Stein recommended that, at the next meeting, Mr. Van Cort
give a briefer report on only the most important planning projects.
MISCELLANEOUS:- Chm. Doney noted-.that this. -was his last..-.meeting_ He told Board
members how much he had enjoyed working with them over the years, and complimented
the=Dixector_ for-his leadership since coming to .Ithaca:
ADJOURNMENT: The meeting adjourned at 9:20 P.M.
Respectfully submitted,
H. Matthys Van Cort, Director
Planning & Development
1.15.76
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