HomeMy WebLinkAboutMN-PDB-1977-01-25 MINUTES
PLANNING AND DEVELOPMENT BOARD - CITY OF ITHACA
Regular Meeting, January 25i 1977 , Common Council Chamber, City Hall
PRESENT: Chairperson LeG. Benson, D. Fuller, R. Hildreth, M. Crowley,
R. Bordoni
ALSO: M. Parkhurst, J. Bernstein, H. M. Van Cort, E". Gellerman,
T. Hoard, A. Albanese , other members of the press and the
public
1. Call to order. The Chairperson called the meeting to order.
2 . Approval of the minutes of December 28, 1976 . Mr. Fuller. MOVED
approval of the minutes. Mr. Hildreth seconded. Minutes approved.
3. Chairperson' s report. Ms. Benson welcomed Councilman Raymond
Bordoni and Ms. Mary Crowley to the Planning and Development Board.
She then spoke about tax abatement for developers. She said there is
a new possibility for granting up to 50% tax abatement for new
construction, and referred the matter to executive committee of the
Board to make a recommendation as to what the City 's position should be.
The chairperson noted that the next meeting of the Board will be held
in the Fall Creek district, probably in the Fall Creek School. She
said the executive committee had met to discuss school reorganization
and had expressed its frustration at not being able to get planning
points across. On behalf of the Planning and. Development Board, Ms.
Benson attended a School Board-sponsored public meeting and expressed
the Board's concern with keeping neighborhood schools open, for the
preservation of the neighborhoods. She said the proposed closings
would be a one-time savings followed by expenditures for busing
which would be long-lasting. She said she hoped joint occupancy
.would be actively pursued by the Board of Education and Administration.
Ms. Williams of the Planning Department also addressed that meeting.
Ms. Benson noted that :she had received a communication from Mrs.
Detweiler thanking the Board for its consideration of her case.
4. Special order of Business. None.
5. Zoning Cases:
Appeal 1147 : Appeal to permit continuation and remodeling of a Gulf
Service Station at 302 West Seneca, which is anon-
conforming use in an R-3 zone.
The staff reported that the station owners wanted to clean up and
modernize the station and to make it at least partly self-service.
They were requesting a variance to section 30. 25 Column 2 (Permitted
Use) and section 30.49c (Extension of Non-Conforming Use) . They did
not claim any hardship. The staff noted that gas stations are not
permitted in R-3 zones. Gulf is proposing three signs (a Gulf sign
P & D BOARD MINUTES 2 January 25 , 1977
and gas price sign on one pole, and a building sign) ; they are
permitted only one pylon sign. The staff recommended that the
exterior architectural treatment be carried completely around the
building, that the proposed 4x 5 ' price sign not be accepted and
that live plants be used in the landscaping instead of the proposed
plastic shrubs. Staff noted that business had increased since the
closing of part of State Street, and that this had been the stimulus
to improve the station. The owners are also planning substantial
improvements to the building involving removal of the service bays
and installing larger tanks. Ms. Benson remarked that since there
is so much traffic on Seneca Street now, the street is no longer
desirable for residence and that the zoning map should perhaps
be changed to reflect. this. Mr. Fuller noted that he approved of
the property improvement, but not the signs, and added that the
improvement of the station' s business would be reflected in an
increase in sales tax returns for the City. Ms. Benson felt that
real plants should be substituted for the existing plastic one,
for ecological as well as aesthetic reasons.
Mr. Fuller MOVED recommending approval with the following conditions :
1. That live plants be substituted for plastic;
2. That the thematic architecture of the building be carried through-
out the building's exterior;
3. That the proposed signs be reduced in size by one-third.
He so -recommended because the City has caused a change in traffic
patterns and thus a change in the community. He felt the gas station
could be designed to be compatible with the community.
Mr. Hildreth seconded.
Mr. Hoard noted that the Gulf station owners had not applied for a
sign permit and that this request would have to . go through the Planning
and Development Board as well.
A vote was called. APPROVED unanimously.
Appeal 1148 : Appeal to permit change in non-conforming use from
grocery to storage and servicing of vending machines
at 213 First Street, in an R-3 zone.
The store is located between Monroe and Madison Streets. It has been
for sale for one year, but because of its proximity to the P & C,
it has not attracted buyers. Though there is an apartment upstairs,
it would take some extensive remodeling to convert the ground floor
to residential use. Compatible commerical uses might be office or
storage which would not be open for long hours of business as the
grocery had been. The staff .reported that the lot is deficient in
front and side yards. The proposed use would involve truck traffic .
and recommended denial as the proposed use isnot in keeping with the
character of the neighborhood and not in keeping with long!�range
planning objectives . Mr. Van Cort remarked that this use would not
P & D BOARD MINUTES -3- January 25 , 1977
provide a service for neighborhood residents, either. He said the
staff preferred the property be converted back to residential use,
or, if it were to be used commercially, that the business be a home
occupation or one that does not involve much traffic. Mr. Hildreth
said he did not think vending machine storage would require very much
traffic. Ms. Benson noted that using part of a neighborhood for dead
storage does nothing for the neighborhood. Mr. Hildreth stated
that there were hardships involved which were not claimed on the
Appellant' s application.
Mr. Fuller' MOVED recommeding denial of the application.
Ms. Crowley seconded. CARRIED by the following vote :
AYE: Fuller, Bordoni, Crowley
NAY: Hildreth
Ms. Meyer proposed that the Planning Board find a volunteer architect
to discuss conversion of the space with the owner. Mr. Bordoni
stated that one of the building 's major problems is that it is
situated directly abutting the sidewalk. Mr. Hildreth added that
it would be difficult to do anything else with the building and that
as it presently stood, the building would be taken off the tax rolls
because it is so expensive to convert.
Appeal 1149 : Renewal of appeal to permit additional non-conforming
uses at 102 Adams Street, in an R-3 zone. The uses
proposed are a retail bakery and storage of amusement
services.
Mr. Van Cort noted that this case had been returned to the Planning
and Development Board as a result of having been turned down by the
BZA which requested additional information on the over all planned
usage of the building. The bakery would use 1600 square feet and
would require four parking spaces. There are no structural changes
required for the bakery' s installation. The amusement company is
an existing, small operation, requiring little traffic. The building
owners. do not feel this usage is detrimental to the neighborhood.
The staff recommended approval with the condition that the owners
consult with the Ithaca Landmarks Preservation Commission before
making any exterior changes to the building. The staff similarly
recommended approval fo the amusement company request for variance.
Mr. Albanese stated that there is a book club on the second floor
of the building, which generates little traffic and the machine
storage is also a quiet business . He said he thought he hada-a
blanket variance on storage tenants. Mr. Van Cort said that he was
required to have a variance for each additional enterprise.
Mr. Hildreth MOVED that the Board recommend approval of the appeal.
Mr. Bordoni seconded. CARRIED unanimously.
P & D BOARD MINUTES -4 January 25, 1977
Appeal 1150 : Resubmission of request for expansion of non-conforming
use in an R-3 zone.
This is a re-application by the Ithaca Gymnastics Center. The staff
recommended not delaying a decision on this case. The Center has
provided the 24 parking spaces recommended but they are very tight.
They are suggesting a mock-tudor exterior treatment, for the addition
which would would blend better with the existing structure than
their original proposed addition. Mr. Van Cort suggested that it
would be better to screen parking from adjoining uses and to eliminate
some of the less usable parking spaces. He added that the Center
provided an important service to the community.
Mr. Fuller MOVED recommending approval with more reasonable parking,
and with parking screened from adjoining uses. Mr. Hildreth seconded.
CARRIED unanimously.
6. Communications. None.
7. Committee reports. This topic had been covered earlier in the
meeting.
8. Old Business:
Zoning Study - Mr. Van Cort reported that the 20% survey of households
was practically completed. The department has gotten some print-outs
from the assessment office. The staff is gearing up to draft proposed
revisions to the zoning ordinance. There have been two meetings of
the citizens ' advisory committee and the study is proceeding on
schedule. The next citizens ' meeting is schedule for Tuesday,
February 8, at 9 :00 AM.
School Reorganization - The School Board has held two public meetings.
At the last one, opinion was almost unanimously against closing public
schools. Editorials and letters to Ithe editor have been against the
proposed closings. Ms. Benson and two staff members have spoken at
the meetings. The Mayor and the Director of Planning and Development
are scheduled to speak at the next meeting. The staff and Mayor
think that joint occupancy is the most flexible and least damaging
way of dealing with current financial problems. The City of Toronto
has also decided to go with this solution. Flint, Michigan, Seattle,
Washington and Arlington, Virginia have also decided on joint occupancy.
The Board of Education seems very reluctant, however, to solve their
problems in this manner, or to take joint occupancy seriously. Ms.
Benson said she felt the excess space problem is temporary and that
the Board would be making a great mistake by closing schools. Ms.
Meyer expressed concern that the Board was treating East Hill as if
it were not a neighborhood. Ms . Benson noted that the Planning Board
felt strongly that East Hill is a neighborhood, but that closing
East Hill school would be very damaging to that neighborhood. Mr. Fuller
stated that the School Board is trying to deny the existence of other
P & D BOARD MINUTES -5 January 25, 1977
neighborhoods as well. Ms. Benson encouraged Planning and Development
Board members to attend the next public School Board meeting and to
speak out against closings.
Elmira Road - Mr. Van Cort reported that since the last Planning and
Development Board meeting, the Elmira Road improvement plan has gone
to the Board of Public Works. The consulting engineer has completed
construction drawings without attention to urban design, street
furniture, etc. At a meeting with the Board of Public Works and
others, it was decided to hire a landscape architect from Syracuse
to develop a landscape plan. Light poles , signs , signal poles,
etc. will hopefully be designed into a uniform plan. All .City
departments are in agreement that hiring a landscape architect was
a good step.
9 . New Business. None.
10. Adjournment. There being no further business, Mr. Bordoni
MOVED to adjourn the meeting at 9 :05.
PLANNING AND DEVELOPMENT BOARD
1977 Committee Assignments
Chairperson: Ms. LeGrace G. Benson Vice Chairperson: Mr. Stuart W. Stein
EXECUTIVE & LIAISON COMMITTEE
Benson (Chr. ) Stein Hildreth. Fuller Moran
HOUSING AND REDEVELOPMENT COMMITTEE
Moran (Chr. ) Bordoni Crowley Hildretk
GENERAL PLAN & CAPITAL IMPROVEMENTS COMMITTEE
Stein (Chr. ) Fuller Benson Bordoni
CODES & ORDINANCES COMMITTEE
Fuller (Chr. ) Hildreth Benson Stein
COMMUNITY FACILITIES & SERVICES COMMITTEE
Hildreth (Chr. ) Crowley Moran