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HomeMy WebLinkAboutMN-PDB-1977-02-22 MINUTES PLANNING AND DEVELOPMENT BOARD - CITY OF ITHACA Regular Meeting, February 22 1977 , Fall Creek School PRESENT: LeG. Benson, Chairperson, R. Bordoni, M. Crowley, R. Hildreth, S. Stein, D. Fuller ALSO: H. M. Van Cort, J. Meigs , R. J. McDougall , B. Townsend, B. Robey, H. B. Cornelius, D. Cornelius, D. Rhoads , F. Bower, E. Gellerman, S. Greene, V. W. Crossmore, A. J.. Greene, P. Carlson, A. J. Kover, N. Drinker, P. Schacknow, F. Moore, D. VanWie, R. Sommese, M. S. Fox, K. N. Glaser, L. W. Cornelius, L. Roskelly, M. Wilkinson, E. C. O'Neill, E. Morris, E. Yang, M. Petro, W. Burbank, C. Grover, R. Grover, P. Fidler, S. Berarducci, B. Benedict, T. Hollister, R. Hollister, D. Benedict, J. Berarducci , L. M. Wallace , J. Palmer, F. Hoard, H. Cloges, S. Cloges, G. Stritzinger, V. Dean, L. Gengo, E. 0. Cleaveland, E. LaRocque, E. Wiedmaier, I. E. Piper, M. Judway, D. Bascom, D. Rich, F. Cornman, S. Fisher, N. Meyer, J. Bernstein , and others. 1. The Chairperson called -the meeting to order and expressed pleasure in the number of local residents present. 2 . The minutes of the January 25, 1977. meeting were approved. MOVED by Mr. Bordoni, seconded by Mr. Hildreth. 3. Chairperson' s report. Ms. Benson introduced the members of the Planning and Development Board, and the Director of Planning and Development. In lieu of the chairperson' s report, Mr. Van Cort reported on the function of the Planning and Development Board. He said it was working to solve many neighborhood problems, and that as part of its duties , it reviews zoning cases, approves subdivisions , works on the sign ordinance, flood ordinance, capital budget, and recommends to Council on matters of City land acquisi- tion. The Department staff serves the Planning and Development Board and works with Common Council , the Community Development Agency, Ithaca Landmarks Preservation Commission, the Commons Design Advisory Team, the Shade Tree Committee, the Inlet Park Commission, the Transit Committee and the Area Beautification Council. It is also working on, or has recently completed, studies of the following areas: the Southwest study (comprehen- sive land use development, study) , study, of university communities, transportation study, waterways study, health care study. The department is also working on several physical facilities including Southside Community Center and GIAC. It has also worked on obtaining housing subsidies for low income residents, and with the Ithaca Neighborhood Housing Services in improving housing. Itis currently involved in improvements to streets peripheral to the Commons, to Elmira Road and to Collegetown. It is also working on neighborhood parks, including Conway Park, Southside Park and Auburn Park, and on the Bikeways. The Department is involved in Route 96 improvements , historic preservation, and in solving environ- mental systems problems. On problems specific to the Fall Creek neighbor- hood, Mr. Van Cort said creeks were under the jurisdiction of the BPW. . He said he was aware of the neighborhood 's concern about zoning and that the Planning and Development Board is presently doing a zoning study as P & D Board Minutes 2 - 22 February 1977 a result of these neighborhood concerns. He said there has been a .good response to the survey for the study, and that they have had a very high rate of return. Ms. Townsend then reported on: results of the study so far for the Fall Creek neighborhood. ..i She said that 6 out of every 10 residences are single-family dwellings, about the same as for the City as a whole. Another quarter are two-unit residences, slightly above the 20% for the City. Only 10% of all residential properties are multiple dwellings, significantly below the overall city proportion (17. 3%) . There are twice as many vacant properties as citywide (5 .2% vs. 2. 6% City).. 8% of the residential properties also contain non- residential uses. The neighborhood is densely built up: lot sizes are among the smallest in the City (along with the rest of the "flats") . More than half the lots are less than 5, 000 sq. ft. , and 90% are less than 7 ,000 sq. ft. Two-thirds have less than 50 ft. in front footage, and 15% have frontages which are below even the 35 ' minimum requirement for R-3 zones (20'% are below the minimum '3 ,250 sq. ft. area requirement) . One out of every five properties has no off-street parking; however, 18% of households surveyed also had no car. The average number of off-street parking spaces is 1. 2 and the number of cars per household averages 1 .1. Four out of five Fall Creek residences are in compliance with the City housing codes, considerably higher than the City average. The percep- tion of some neighborhood residents that there has been a trend toward conversion of properties to higher density use is not reflected in. building permit information. Most properties have never had a building permit issued. Of the 40% which have, only one case was found where the purpose of the most recent permit was to add dwelling units ; upgrading the existing structure without adding units was the stated purpose of the great majority of permit seekers. The 'rate of conversions taking place at least legally -- is very low. Fall Creek contains some of the oldest housing stock in the city. Half of all residential properties were constructed before 1900, and 80% before 1925 , vs. 2/3 and 3/4 for the City as a whole. Concerning occupancy, roughly 2/3 of all households in Fall Creek are families of various types, another quarter are single individuals, and about 9% identify themselves as roommates or cooperatives. Of the families , the largest single group are older couples (husband 45+ years) with no children at home. 15% are couples with school-age . children while only 7% are couples with preschool children. Another 8% are single- parent families with. children under 18. Young couples without children constitute 10% of all households. The neighborhood has, on average, an older population than found in the City as a whole. 26% of households are headed by someone 65 years of age or older, only 45% by a person under 45. 24% of all households contain college students, although some of these may be living at home with their parents. Very few households contain roomers - fewer than 3% and none were found to have more than 2 roomers. Households average 2. 5 persons , and the number of rooms per dwelling unit is 5. 5. 44% have lived in the neighborhood for ten years or more (some all their lives) and more than half have been there five years or more, but another 21% have moved into their present dwelling within the last year, and more than one-third have definite or possible moving plans within the next three years -- most to locales outside Ithaca. At least some of these are students who plan to move upon graduation. The rate of owner occupancy in the neighborhood is strikingly high. 75% of all properties contain at least one owner occupant (compared to 66% citywide) . 90% of all single dwellings are P & D Board Minutes 3 22 February 1977 owner occupied, as are 2/3 of two-unit and 40% of multiple dwellings. The rate . of rental properties is correspondingly lower than the City average: 21% as compared to 31% in the City as a whole are entirely renter-occupied. Attitudes about the neighborhood: Two-thirds of those surveyed rated general neighborhood conditions as good. One-sixth said they were excellent, one-tenth fair, and 3% said poor. The rest (8%) had no opinion. Half felt neighborhood conditions are about the same now as when they moved into Fall Creek, but 20% felt things had gotten worse while only 10% felt they were better. (The others had no opinion or had moved in too recently to give an evaluation.) Many complaints focused on property deterioration or lack of maintenance , some with specific refer- ence to absentee ownership as responsible: — Other negative comments concerned changes in occupancy in the neighborhood. Thosemost frequently mentioned were .increases in multiple dwellings and rental units, an increasing number of student households and a corresponding decline in families. ('Some however felt that families with young children were a negative factor in the quality of the neighborhood, because of alleged noise and destructiveness of children. A tenth of those surveyed com- plained about traffic, generally because of traffic noise. A few mentioned "drag racing" along North Tioga and North Aurora and suggested more stop signs or signals at intersections to slow the traffic down. 5% complained about inadequate on-streetparking or wanted better enforcement of parking and traffic regulations. Although complaints outnumbered positive comments, 8% did have praise to offer - most often. commenting that property maintenance had improved. "Love the Commons" and ."The City does a great job". were other favorable comments. Neighborhood people felt more recreational facilities, such as vestpocket parks, playgrounds, basketball court, outdoor ice skating rink, were needed. They would like to see increased public transportation, evening and Sunday service, a bus to the hospital and to shopping facilities and a bus down Cayuga Street. There is a desire for better shopping facilities , e.g. more variety on the Commons, a grocery store, a neighborhood laundromat. Neighbors would also like to see a downtown medical facility, more day care facilities, child care services and other services for young children. Mr. Van Cort thanked Ms. Townsend and added that in doing this survey, the Board hoped to better meet the needs of the neighborhood. Mr. Dan Rhoads , a neighborhood resident, asked whether zoning information would provide the basis for new legislation to be enacted, by the time the present building moratorium is over, or would the moratorium be extended. Mr. Van Cort replied that the Planning Department would have information for Common Council to act on before the moratorium is over. Mr. Rhoads expressed his concern in retaining the single-family character of the neighborhood. He felt that Fall Creek, because of its proximity to Cornell, and because East State Street has been declared R-1 , would be most likely subject to intrusion of multiple unit dwellings. Ms. Benson noted that Cornell is not planning to accept additional numbers of students in the near future. Mr. Rhoads remarked that at the same time, Cornell was not planning to build any new housing for the next five years at. .l.east. Mr. Van Cort remarked that there has been rapid growth at Cornell in the past, but this has stopped,, and that housing is not as I P & D Board Minutes 4 22 February 1977 tight as it once was . Mr. Arthur Kover said he was concerned with the increasing vacancies in the neighborhood because of the advanced age of many residents . Mr. Van Cort said that this was a typical precondition for rapid transition in a neighborhood, and that not too much could be accomplished by changes in zoning. There is a need for better community services and facilities. Mr. 'Kover. said he was concerned with the possibility of a real estate panic if many houses were vacated simul- taneously. Mr. Van Cort said he thought there would be a slow transition, but that it was important to strengthen grassroots neighborhood unity now. Ms. Meyer suggested that residents approach the Board of Realtors to express their interest in retaining family occupancy- of vacated houses. Mr. Fay Bower noted that there seemed to be a trend in the neighborhood to multiple dwelling units, especially on Linn Street. He saidhewould like to see those buildings returned to family usage. Mr. Bordoni said he would like to see the neighborhood restricted to single family usage. Ms. Benson asked for a show of hands to determine feelings about restricting occupancy to single family units. Those assembled were almost unanimously in favor of such a restriction. Mr. Fuller pointed out, on the negative side, that zoning a neighborhood R-1 reduces the potential for selling houses, but that if neighbors worked together to find family buyers and maintain upkeep of properties, they might actually increase the value of their properties. Mr. Cornelius stated that there was a need to protect older people who must rent a room or small apartment in their homes to help defray houehold expenses and to enable them to keep their homes. Mr. Rhoads said it would be to the City' s advantage to retain individual property ownership and prevent blight as speculators move in. Ms.Benson added that maintaining the neighbor- hood increases the City' s tax base and requires less governmental expenditure for social services, etc. Mr. Cornelius asked whether, under the proposed apartment ordinance, annual inspections would still be done, after an original inspection, if there were no complaints from tenants. Mr. 'Van Cort explained the ordinance and said there had been a proposal to inspect the buildings on a bi-annual basis. Mr. Edward Morris said it seemed that only landlords were attending the apartment ordinance meetings, and asked if there isanythingneighbors can do. He asked what the chances were for passage of the ordinance. Mr. Van Cort said it was difficult to predict for certain, but that it seemed as if Common Council viewed the ordinance favorably. He suggested neighbors contact their local Council members and let them know how they feel about it. He also suggested that neighbors attend the Council meeting at which this will be discussed. Mr. Morris said he thought it would be a good tactic to approach Council as a neighborhood association. Mr. Van Cort said there would be another public meeting on the apartment ordinance before any action was taken. Mr. Bordoni said he would welcome calls from neighborhood people on the subject. Mr. Rhoads stated that another of the neighborhood problems was parking on both sides of the street on Gunshop Hill. He felt this created a dangerous traffic situation. Mr. Stein referred him to the Board of Public Works, and said that location was currently being considered by the traffic engineer. Mr. Bernstein praised the Planning and Development Board for its neighbor- hood work, especially for construction of Auburn Park. In response to a question from Mr. Rhoads , Mr. Van Cort said that the City' s plans for Fall Creek are to keep it residential. Mr. Morris asked about plans for i P & D Board Minutes 5 22 February 1977 the old Calendar Clock Factory. Mr, Van Cort responded that the ILPC is looking at the clock factory and several nearby homes as a possible landmark district. Common Council will decide whether to designate these as landmarks. He said that all building usages had to be reviewed by the Planning and Development. Board and approved or denied by the Board of Zoning Appeals, and that the bakery which is presently being constructed. in the building widj'' be a good neighborhood service. Mr. Morris asked if :any consideration had been given to restoration of the architectural integrity of the neighborhood. Mr. Van Cort replied that the City had established a loan fund of $30, 000 from CD money for restoration. Mr. Will Burbank asked whether the Planning and Development Board was planning to hold a similar neighborhood meeting to discuss Route 96. He asked the Fall Creek neighbors to support the West End residents in their concern with Route 96 changes. Mr. Van Cort said the staff is continuing its search for a Route 96 alternative with the least possible impact on nearby homes and businesses. Ms. Benson said she could see no reason why the Board should not hold its next neighborhood meeting in the West End. Mr. Rhoads asked if there are still plans for a basketball court at the Auburn Street Park. Mr. Van Cort replied that such a court is not planned for the near future, but there is a possibility it may be built at some future date. Mr. Bordoni asked what could be done to aid a neighborhood in which there. are too many apartments and cars, and in which landlords do not provide adequate parking. Ms. Benson replied that this can be changed only if units have been converted illegally. Ms. Townsend added that the Building Commissioner should be contacted if illegal conversions were being made. Mr. Rhoads said that cars are parked too close to corners and`-that it is difficult to see across intersections, and wondered if that could not be ,corrected. Mr. Van Cort referred him to the Board of Public Works, and suggested contacting the traffic engineer to improve sight distance. He also suggested stricter enforcement of parking and speeding regulations. Mr. Rhoads ; complained, too, that many curbs are in very bad shape. Mr. Bordoni agreed that it important to improve the curbing, but that this issue should be brought before the Board of Public Works. Mr. Bernstein announced that he is opening the .bakery in the Ithaca Calendar Clock Factory, and that they were hoping to do everything possible to improve the building. He said he would welcome suggestions for uses of the building. 5 . Zoning Cases. There were none. 6 . Communications. There were none. 7. Committee Reports. Rick McDougall explained the Business Investment Exemption Law. He explained.:that the law will go into effect if the City takes no action by March 1. The staff recommendation, considering the present climate for development, is to go ahead with the exemption , with the option of withdrawing it in future years . The staff does not feel there is great danger of overdevelopment. The City needs to encourage development. Mr. Hildreth MOVED and Mr. Bordoni seconded the following resolution: P & D Board Minutes 6 22 February 1977 WHEREAS; industrial and commercial development within the City provides increased jobs and sales tax revenues, and WHEREAS , the Planning and Development Board finds that appropriate incentives are necessary to assure continued development within the City, THEREFORE, BE IT RESOLVED that the Planning and Development Board recommends that the City of Ithaca participate fully in the Business Investment Exemption, and BE IT FURTHER RESOLVED that the Board recommends the participation of Tompkins County and the Ithaca City School District in the Business Investment Exemption., Mr. Stein remarked that this could potentially alter the City' s tax base or assessment figures , and asked if it would affect water and sewer revenues. Mr. Van Cort replied that it does not affect sales tax or special benefit districts. Mr. Meigs asked if it would be possible to add the condition to the legislation, as it applies to Ithaca, to allow for considerations of safeguarding historic properties threatened by demolition for development. Mr. McDougall replied that the City must give blanket exemption, but that they could give less than a 50% exemption the first year. In the vote that followed, the resolution CARRIED unanimously. 8. Old Business. Mr. Van Cort, reporting on School Reorganization, said many members of the Board of Education want to close some neighborhood schools, particularly East Hill School and noted that the City has made no progress in averting this. Mr. Stein MOVED and Mr. Hildreth seconded the following resolution: WHEREAS, the Ithaca City SchoolDistrict is undergoing a reorganiza- tion process which is primarily focused on closings and consolidating schools in the district, and WHEREAS, data and analysis to support the closing of schools has been inadequate and inconsistent and very little investigation of the major questions that have been raised by the public has been undertaken to this point, and WHEREAS , the major environmental questions of the effects of the proposed school closings have not been addressed, and WHEREAS, the effects of closing elementary schools are more than educational and psychological but also social, economic and physical, THEREFORE, BE IT RESOLVED that the Planning an d Development Board of the City of Ithaca requests that the Ithaca City School Board undertake an environmental impact study of any proposed elementary school closings or consolidations before proceeding further in this reorganization process, and FURTHERMORE, BE IT RESOLVED that the Planning and Development Board recommends to the Common Council of the City of Ithaca that if the school board does not initiate such impact study, that the City take legal action to prevent the school board from proceeding with school closures. Ms. Meyer said that as a Council member she would support the resolution. CARRIED unanimously. On Route 96 , this topic was discussed earlier in the meeting. Mr. Stein agreed that it would be a good idea to hold the next neighborhood meeting i P & D Board Minutes - 7 22 February 1977 in the West End. The Zoning Study progress report, scheduled for this time, was also covered earlier in the meeting. 9. New Business Donald Lewis, a Cornell art student, proposed installation of one of his murals on the Seneca Street side of the Seneca Street parking ramp. It would consist of four 7 x 21 foot panels mounted between the first and second floors of the structure, and would be funded by a $500 grant from Cornell for Creative and Performing Arts. He requested the Board' s permission to hang the mural, and said he had endorsement of his art'ist :c abilities from Sven Warner, Zevi Blum, and Eric Berendt' John Seri, Victor Bagnardi and Sorrel Fischer have expressed interest in the project. Ms. Fischer said she felt the project would be an appropriate addition to the Celebrations festival being scheduled for late summer. Mr. Lewis explained th&--the painting would be done on canvas with acrylic pain- and exterior house paint, and was - meant to hang only temporarily. Mr. Fuller MOVED that the Board approve Mr. Lewis ' proposal. Ms. Crowley seconded. Mr. Meigs expressed concern for 'the survival of the work, and conern that the pairfings might be overpowered by the building 's mass. Mr. Lewis explained that the paintings would be more colorful than the samples of work he had brought along, and that it would be protected by plywood backing. Mr. Stein said he hoped Mr. Lewis was. prepared for the differences of opinion which might be expressed concerning the artwork. Mr. Lewis said he had given that some thought. In the vote which followed, the Board APPROVED unanimously Mr." Lewis' being given permission to use the Seneca Street Parking Ramp in the manner proposed by him, subject to the technical constraints imposed by the BPW, Building Commissioner and Fire Chief. Mr. Meigs explained a request for preliminary subdivision approval for property at Second and Adams Streets. He explained that the parcel in question, owned by Morris and Richard Schulman at 401-405 Third Street, is the parcel on which the Bowlodrome is located. Theypropose to cut a parcel 40 ' (frontage) by 100 ' from the lot. A building has been constructed on the property. It is being used to house offices for a local electrical contractor. The building covers 630 of the proposed lot, which is acceptable if adequate parking is provided within 300 feet of the property. Otherwise only 50% of the lot can be covered. As the lot stands now, one side yard would be deficient . by five feet. The office building is permitted, but storage and work space are also planned, and it is questionnable whether this would be acceptable. in a B-2 zone. No information was submitted to indicate whether parking within 300 feet is available, but it probably is. The side yard adequacy could be fulfilled by adding five feet to the parcel to be sold. As far as use is concerned, the proposed use is more appropriate to a B-4 zone , and this must be resolved. Since the building already exists, basic compliance must be met. The staff recommended that since there was no representative of the appeland present, a decision be postponed until the next meeting, or that either the Charter and Ordinance or Committee of the Whole be granted power of approval in the case. Mr.Meigs added that there did not seem to be any need for haste. Mr. Bordoni expressed the desire to see a map of the lot. Mr. Fuller was distressed that the building was first erected and then an attempt made to subdivide the property short of regulations, and that no representative of the owners was present. P & D Board Minutes - 8 - 22 February 1977 He MOVED to table the case until more information was, ,presented. Mr. Bordoni seconded. APPROVED. Mr. Van Cort informed the Board that the CD application has been approved by the regional and state clearinghouse. At 10 :20 Mr. Bordoni MOVED adjournment of the meeting.