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
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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.