Loading...
HomeMy WebLinkAboutMN-PDB-1977-08-29 MINUTES PLANNING AND DEVELOPMENT BOARD - CITY OF ITHACA Regular Meeting, August 29, 1977, Council Chamber, 7:30 p.m. PRESENT: Chairperson LeG. Benson, R. Bordoni, R. Hildreth, M. Crowley ALSO: H. M. Van Cort, S. Heinz, I. Stewart, A. Albanese, G. Wojcik, Members of the Press, Others 1. Chairperson Benson called the meeting to order. 2. Mr. Bordoni MOVED that the nimutes of the July 26 meeting be approved as submitted. Mr. Hildreth seconded. CARRIED. 3. Special order of business. Mr. Gary Wojcik presented a proposal to install utilitarian sculptures on the bollards at both ends of the Commons. He said that the Planning and Development Department had contacted him about making planters to top the bollards, but it was decided that this was impractical. On his own, Mr. Wojcik designed the proposed sculpture to be safe, uncomfortable to sit on, of a minimum height, and which would draw people to the Commons. He said he wanted to make the sculpture accessible as a conceptual piece, but also wanted to do something that would be interesting for him to work on. He explained that the negative spaces around his wedges spell out "Ithaca." They are constructed of 1/419 steel plate, and a special locking system bonds the sculpture to a base plate which is then bolted into the bollards. He said that the sculptures would be vandal-proof, and would be covered with an epoxy- base paint. The cost of the sculpture is $3200 installed, and would require- four weeks from the signing of an. agreement with the city to complete. Mr. Hildreth asked him if he had considered using Cor-ten for the sculptures. Mr. Wojcik replied that the Cor-ten bleeds for ten or twelve years, and that it would stain the concrete of the . bollards. Mr. Bordoni asked how wide the strip of negative space topping the T would be. Mr. Wojcik replied that it would be 4" wide. Mr. Hildreth asked what the disadvantages of the sculpture might be. Mr. Wojcik said that they might get scratched. He did not feel there was a safety problem, since all corners of the sculpture would be rounded and the tops of the wedges would stand 42" .above the ground which would discourage children from climbing on them. He reiterated, in response to a question from Mr. Bordoni, who cited some ambiguity in the last BPW minutes, that the quoted price includes fabrication and installation of the pieces. Mr. Bordoni said that some people had expressed to him the opinion that $3,200 is a lot of money to spend on sculpture, and that the police should • s P & D BOARD MEETING - 2 - August 29, 1977 keep people from .loitering on the bollards. Ms. Benson replied that the city already spends a good deal of money on policing public places, and that it would be a good idea to circulate. some money to artists in the community. She said the quoted price was certainly not out of line for this kind of art. Mr. Bordoni said he agreed with the Mayor that the city would probably not be able to afford Mr. Wojcik's art in a few years. Mr. Hildreth said he did not think that the sculpture would replace patrolmen, but that it would make it easier for people to cross Cayuga Street and get onto the Commons. He asked where people would go if they were not permitted to congregate on the bollards. Mr. Bordoni replied that they would propably go .elsewhere on the Commons, but that they would not consti- tute a barrier to admittance to the Commons were they to gather at a location further into the Commons. Ms. Benson stated that the Board could pass this on to Common Council without comment, with negative comment, or with approval. Mr.. Bordoni noted that the proposal would be going to the B&A committee tomorrow and the P & D committee the following day. Mr. Bordoni MOVED that the Planning and Development Board recommend to those committees of Council that the sculptures be purchased. Mr. Hildreth seconded. CARRIED unanimously. 4. Zoning cases. a. Appeal 1155: Continuation of resubmission of appeal for Area Variance at 119-121 Giles Street in an R-2a zone, to build a 2-unit residence which would have yard and-lot size deficiencies. Staff noted that the house was designed by its future occupant, as a one-family house with a rental unit, and remarked that the house could not be built within the provisions of the zoning ordinance on that lot because- the rear yard drops off precipitously, and therefore could not .be adequate to fulfill requirements. Staff felt that as long as the house is anchored well enough so that it will not slip off into the creek, the Board of Zoning Appeals should not insist on meetng .rear yard requirements.. In addition; there is no developable property behind the rear yard and no way for any fire equipment to pass behind the house anyway. A shallow backyard, the staff felt, would not have any adverse effects. Parking would be provided where none no-v exists. Staff felt that to recommend denial would deprive the owner of reasonable use of the property. The prospective owner ofthe house noted that since there was a house on the property at one time, it would be reasonable .to build again. Mr. Bordoni noted that neighbors had complained of lack of parking on that street, and that the proposed two-vehicle carport would require a curb cut which would take away from existing parking spaces. Mr. Van Cort pointed out that even with the curb cut, there would still be a net gain of one space. Mr. Hildreth MOVED to recommend approval. Ms. Crowley seconded. CARRIED unanimously. • • P & D BOARD MEETING - 3 - August 29, 1977 b. Sign Ordinance Appeal 9-2-77: Appeal by Ithaca Real Food Coop to permit a mural in excess of the permitted sign area at 213 Fifth Street, in a B-4 zone. Staff reported that the Real Food Coop had painted a mural on the side of the building they now occupy, and that they say they had a communi- cation from the Planning Department indicating that this was allowable. The building is on a dead-end street. Appellants feel they have improved the aesthetic quality ofthe building, and that their mural is in keeping with the spirit of the sign ordinance. Staff reported that a staff member had given them an opinion based on a hypothetical case. Strictly construed, the staff felt that this was a sign. The frontage on Route 13 would be large enough to accommodate a sign this size, but the front of the building is far too small for so large a sign. Mr. Van Cort said that he personally would like to see the variance approved. Ms. Benson pointed out that the work appears to be both a mural and a sign and that they are separable. She said that to disallow murals would be depriving the city of some attractive decorative art. She urged the Board to be open to a diversity of taste, and suggested that the Board isolate the sign from the mural in its consideration of the appeal. Mr. Van Cort noted that the front of the building was 20 feet long, so that 30 square feet of signage would be allowed. Mr. Bordoni noted that the mural listed the items sold by the Real Food Coop, and felt that this was a clear- cut violation of the sign ordinance. Mr. Van Cort noted that the building was in the midst of an industrial neighborhood and not a residential area, and should be given consideration as such. Ms. Benson noted that if the Board were to allow the variance, this would not then be in violation of the sign ordinance. She also added that the work was done by local people, and was different from the Gulf station on Seneca Street, whose alarming color scheme was selected by an agency outside of. Ithaca. Mr. Bordoni pointed out that there are homes in the area in question. Ms. Benson stated that the mural is integral with the wall, and was in this way different from a sign. She also noted that it was not the Board's charge to make judgments of taste. Mr. Hildreth felt the mural looked too much like a sign. Ms. Benson noted that in a recent court case concerning a mural with wording on it, it was determined to be a mural in spite of the wording which appeared on it. Mr. Bordoni felt the intent of the mural was to advertise, and MOVED that the Board recommend denial. Mr. Hildreth seconded, saying that he too considered the mural a sign. Ms. Crowley asked whether the mural could be allowed were the words deleted. Mr. Van Cort replied that if all wording except "Real Food Coop" and "Grains" was deleted, the sign would fall within the size limits of the ordinance. Ms. Crowley proposed a friendly amendment to allow the mural to remain if all words except "Real Food Coop" and "Grains" were removed, provided these signs did not exceed allowable square footage for this property. Messrs. Bordoni and Hildreth agreed to P & D BOARD MEETING - 4 - August 29, 1977 accept the amendment. Motion CARRIED unanimously. Ms. Benson noted that the Planning and Development Board would send this recommendation with a letter of explanation to the Board of Zoning Appeals. 7.c Noting the presence of Mr. Albanese, Mr. Bordoni MOVED and Ms. Crowley seconded considering Item 7.c on the Agenda at this point, Designation of Ithaca Calendar Clock Factory and Columbia Street School. Mr. Van Cort indicated that there had been a communication from Common Council at their August 3, 1977 meeting requesting a recommendation from the Planning and Development Board on proposed designation of the Ithaca Calendar. Clock Factory and the former South Hill School buildings as historic landmarks. Professor Ian Stewart, Chairperson of the Ithaca Landmarks Preserva- tion Commission, noted that the Commission had considered requesting designation of certain properties surrounding the Calendar Clock Factory as historic landmarks as well, but neighbors objected to such designation, and so the ILPC decided to recommend on the Factory. He said that designation has been under consideration for a year. He noted that the building has many features unique in decorative arts of the period in which it was built, and it was his opinion and the Commission's that the architectural integrity of the structure should be preserved. He further noted that the Commission is even more interested in pre- serving the Columbia Street Annex, built in 1907. He said the build- ing is in excellent condition, and that it is a fine example of its kind of architecture. Mr. Bordoni asked whether owners of landmarks buildings were apprised of regulations governing proposed changes in their buildings. Mr. Stewart. replied that the Landmarks Ordinance requires that owner's and neighbors be informed of such regulations. He also noted that one. of Ithaca's distinguishing characteristics is its interest in preserving its architectural character. Mr. Van Cort also explained that the Planning and Development Board meeting is not an official public hearing, and that owners and neighbors are not required by law to be notified of the meeting. Mr. Hildreth asked whether the Ithaca City School District is interested in renovating the Columbia Street Annex. Mr. Stewart replied that they were more interested in disposing of the property. He explained that once .the building is designated, the exterior cannot be appreciably 'changed without permission from the ILPC, nor can the building- be demolished. However, if designation causes undue hardship to the owner, there are avenues of appeal. Mr. Van Cort said that the owner must be able to get a fair return from his property, or he could appeal. He said the Mayor and staff had met with. the school district and that the district is interested in disposing of the property. They are interested in working with the city. to insure that the property will be reused properly. They • v . P & D BOARD MEETING - - August 29, 1977 seem convinced that selling price is not the only criteria. Ms. Benson thanked Prof. Stewart for his comments, and asked if there were others who wished to speak on this subject. Mr. Albanese came forward and said he was having trouble keeping heat in his building (the clock factory) . He. would like to build a vestibule in front of the building to cut down on draft, and was wondering whether such a structure would be in violation of landmarks requirements. He asked who he should appeal to if he wishes to make alterations to the exterior of his building. Mr. Van Cort replied that if the building is designated by Common Council as a landmark, he would have to go to the Ithaca Landmarks Preservation Commission for approval. Prof. Stewart said the commission would issue a certificate of appropriateness for the changes, if they approved them. He further stated that owners of landmark buildings were not expected to use the building as it was used in the 19th Century. He further noted that the commission was very impressed with what Mr. Albanese had recently done to improve his building, and that they would probably be sympathetic to modest change. Ms. Benson noted that those interested in preserva- tion are also concerned with keeping historic properties in use. Mr. Albanese asked how such improvements would affect the tax structure of his building. He noted that they have rented space to a non-profit organization at a minimal cost. He asked whether there was any chance of tax relief on the building. Mr. Stewart replied that the tax situation was to be decided between Mr. Albanese and the county assessor. He said that $20,000 in Community Development funds had been set aside to preserve historic buildings, and suggested Mr. Albanese investigate possibilities of using some of that money to improve his building. He also noted that some communities pass ordinances which recognize the value of renovation and which exempt owners of renovated landmarks buildings from taxation for five to ten years. Mr. Albanese explained that he bought the .building when it was unoccupied, and that the building was assessed at a low rate because it was not in good condi- tion. He said his insurance went up appreciably when his first tenant moved in, and that he is afraid his taxes will rise in like manner. He also asked whether he would be allowed to install a 200 square foot sign across the building which would read "Ithaca Calendar Clock Factory" in the style of the original building sign. Mr. Van Cort replied that he personally liked the idea, but that Mr. Albanese would have to go through a sign ordinance appeal. Ms. Benson said she favored looking into legislation to provide tax relief in re- cycling old buildings. Mr. Hildreth said there was currently tax relief for new construction. Mr. Bordoni said there was also tax relief for putting a considerable addition on a building. Mr. Albanese said that in order for him to rent the second and third floors of his building he needs to build fireproof exits and stairwells and to renovate the elevator, and that this would require considerable expenditure, so that he would appreciate whatever tax or other relief the city could give him. Ms. Benson said the Board would refer this • 0 P & D BOARD MEETING - 6 - August 29, 1977 to Common Council by letter, and requested that Mr. Bordoni transmit the communication. She then suggested the following resolution: WHEREAS, residents of the Fall Creek neighborhood have proposed that the Ithaca Calendar Clock Factory, built in 1877, be designated a City Landmark; and WHEREAS, the Ithaca Landmarks Preservation Commission, :following extensive research and an. official Public Hearing, unanimously designated the structure, and WHEREAS, this Board has been requested to make a recommendation as to whether Common Council should ratify the designation, BE IT RESOLVED that the Planning and Development Board recommends that Common Council ratify the Ithaca Landmark Preservation Commission's designation of the Ithaca Calendar Clock Factory, 102 Adams Street, as a City Landmark. Resolution MOVED by Ms. Crowley, seconded by Mr. Hildreth, and CARRIED unanimously. Ms. Benson suggested the following resolution concerning landmark designation of the Columbia Street Annex: WHEREAS, residents of the South Hill neighborhood have proposed that the Columbia Street Annex (old South Hill school) , built in 1907, be designated a City Landmark, and WHEREAS, the Ithaca Landmarks Preservation Commission, following extensive research and an official Public Hearing, unanimously designated the structure, and WHEREAS, this Board has been requested to make a recommendation as to whether Common Council should ratify the designation, BE IT RESOLVED that the Planning and Development Board recommends that Common Council ratify the Ithaca Landmark's Preservation Commission's designation of the Columbia Street Annex (old South Hill school), 110 Columbia Street, as a City Landmark. Resolution MOVED by Mr. Bordoni, seconded by Ms. Crowley, and. CARRIED unanimously. P & D BOARD MEETING _ 7 - August 29, 1977 7.a South Hill Park. Mr. Van Cort reported that there is a lease between the landowner and the city, and that Council has passed a resolution of intent for purchase of the land as a city park. 7.b Southwest Study. Mr. Van Cort distributed copies of the study summary to the Board and the press. He said that Deborah Schoch had been editing the report and had been doing an outstanding job. The full report should be published in a .couple of weeks. He explained the contents .of..the study, .noting that while large scale development. of the southwest is possible, it will not occur without planning and implementation by the city. The city should decide what kindsof uses, and .in what proportions, should be encouraged. He said the city must undertake a study of the potential of the site and must confer with the private sector in Ithaca to designate a Southwest. development committee which would gather opinions on what direction development should take. The city should also gather information on how other areas have developed similar parcels. Ms. Benson asked about flooding dangers and Mr. Van Cort explained that they had been dininished considerably with construction of the levee and flood channel. He said there was still some minor flood hazard which. could be eliminated by various compensatory construction methods such as building on high foundations. Ms. Benson asked whether there were restrictions placed by the federal government on building on flood plains. Mr. Van Cort explained that some of the Southwest is in a flood hazard area, but that if construction methods took this into consideration, both light industrial buildings and housing could be built.. Mr. Bordoni asked, concerning page 14, item 4 of the study, whether water and sewer rates on Southwest properties had not yet been brought into line with those in the rest of the city, if not, whether there was legislation to bring this into parity with the rest of the city, Mr. Van Cort replied that it.was his understanding that such. legislation was being considered by the BPW or Common Council. Mr. Bordoni asked, .regarding page 15 of the study, how this area . happened to..have a shortage of blue collar labor if there is so much unemployment in .Ithaca. Mr,. Van Cort replied that Ithaca imports much of its blue collar labor, and that .this was. due in part to the local housing shortage. He said that Ithaca's high unemployment rate was due to. its excess of educated,- unskilled workers. Ms. Benson asked that the summary of the Southwest study be conveyed to Council. 8.a Mr. Van Cort distributed copies of the proposed budget for the Department of Planning and Development, and explained that the city was working toward developing a program budget system. He noted, however, that the budget he submitted was not a program budget. He delivered a. summary of the items listed, and explained that 60% of the Office Supplies and Postage line went for xerox copying. He P. & D BOARD MEETING - 8 August 29, 1977 noted that the department is charged 5¢ a copy regardless of volume, and that this is a comparatively expensive charge, since outside copying firms charge as little as 2¢ a copy for volume reproduction. However, the convenience and time saved by having the machine in the building make it worthwhile to continue to use in-house reproduction. Mr. Bordoni noted that there is a new machine on the market which is much less expensive than Xerox, that his organization had one and that it seemed to work well. He said he would get the name and transmit it to the staff. In going over the 400 series in the budget, Mr. Van Cort explained that it was important to continue funding of these lines at previous years' levels. He explained that the 422 line made possible the completion of the zoning study in house. He noted that outside _ firms had requested between $40,000 and $100,000 to do the study, and that it had been accomplished by the Planning and Development Department for approximately $6,000. He said, however, that it could not have been done so easily and inexpensively without the flexibility provided by the 422 line, which permitted hiring of door-to-door surveyors, computer consultants, etc. He said the department was requesting $3,500 more in the printing line so that it can begin publishing on a routine basis. He stressed the .importance of being able to disseminate .information on changes in the city. Mr. Bordoni asked, concerning the 401 line, when the changeover in the phone system had occurred. Mr. Van Cort answered that it had gone into effect early this year and that its purpose was to reduce costs to the city. Actually, the department's base rate has gone up, but the number of lines available has increased. In 1977 there were fewer long distance calls made.by the department, and that phone expenditures had therefore decreased. Mr. Van Cort said that the base cost would have increased even more for the increased service, were the old system still operating. Ms. Benson then noted that in the absence of further questions, this budget would be conveyed to the Budget and Administration Committee of Common Council. 8.b Mr. Van Cort read a communication from Mr. Meigs regarding zoning ordinance revisions for non-residential uses. Mr. Sordoni MOVED that the staff study this and then refer it to the Charter and Ordinance Committeeofthe Planning and Development. Board. Mr. Hildreth seconded. CARRIED unanimously. P & D BOARD MEETING - 9 - August 29, 1977 Mr. Van Cort then read another memorandum from Mr. Meigs concerning the availability of a film on historic preservation. At 9:55 Mr. Bordoni MOVED adjournment. Meeting adjourned.