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HomeMy WebLinkAboutMN-PDB-1977-10-31 MINUTES PLANNING AND DEVELOPMENT BOARD MEETING 31October1977, Council Chamber, 7:30 p.m. PRESENT: LeGrace Benson, Chairperson; R. Bordoni, D. Fuller, M. Crowley, R. Hildreth, R. Moran ALSO: H. M. Van Cort, F. Hoard, M. Katzen, O. Ledger, J. Vasse, D. Schwartz, - E. Wells, R.Baronkay, E. Holman, R. Speckmann, L. Tasker, Members of the Press, Others 1. Chairperson Benson called the meeting to order. 2. Mr. Bordoni MOVED and Mr. Hildreth seconded that the minutes of the September 26 meeting be approved as submitted. CARRIED. 3. Chairperson's report. Ms. Benson read to the Board letters she was sending to Mr. K. Myers, President, Citizens Savings Bank; Mr. T. Bennett, President, First National Bank; Mr. R. Van Houtte, President, Tompkins County Trust Com pany. Letters congratulating them on the improvements and additions the bank had made on their premises, and commended them for using local architects and builders. 4. Special order of business. Ms. F. Hoard spoke on behalf of the Bryant Park Civic Association, requesting relief from heavy truck traffic on East State Street. 5. Zoning cases. a. Appeal 1174 - Request for area variance to permit group care residence at 222 South Geneva Street., in an R-3a zone. Property is deficient in many area requirements, but has been used as a home for adults for many years. The appellant wishes to convert the house from a home for senior citizens to an institutional care residence for twelve adults, who would be under 24-hour super- vision. upervision. Many of the propective residents are employed, and most are physically handicapped, not emotionally disturbed or criminal. Staff did not think the use would cause problems in the neighborhood. The following area deficiencies were reported: property is 4,600 SF; 9,000 are required for a group care residence. Frontage is short by six feet. Coverage is 44%; regulations require 40% coverage. The property is deficient in both side yards, and part of the rear yard is insuf- ficient. Staff felt that the proposed use would not require the large yard size that a children's residence, for example, would require, and they recommended ap- proval. Mr. David Schwartz of the Tompkins County Mental Health Association said PLANNING. AND.'DEVELOPMENT MINUTES 31 October 1977 Page 2 his organization has operated another adult care unit at 518 East State Street which has been very successful. He also noted that there are ,16 residents in the home now, and if the variance were permitted this number would be lowered to 11. He noted that most of the residents would be at work during the day. Elizabeth Wells said she lives next door to the proposed group care home, and feels there are already too many of these kinds of services in that neighborhood. , She asked what safety factors would be involved. Mr. Schwartz replied that the house must be inspected and meet the standards of the State Department of Mental Hygiene, and that 24 hour per day qualified supervision must be provided. He noted that a sprinkler system is not necessary, since the residents would be able to evacuate the building under their own power. Ms. Benson pointed out that it was important for the board to know how many such facilities there were in the neighborhood before they make a recommendation. She suggested that the case be referred to committee with the power to act, and that the committee maker its recommendation before the next BZA meeting. Mr. Schwartz said his organization felt strongly that such facilities should not be concentrated in one neighborhood, but integrated into the community. Ms. Wells noted that 226 South Geneva Street is a receiving home for persons recently released from Williard State Hospital. Alderwoman E. Holman said she supported Ms. Benson's suggestion to refer this to committee for further investigation. She said the neighborhood now has a senior citizens center, an elementary school and a home for the elderly, and that she would like to look into the concentration of such institutions. Mr. Bordoni MOVED that the Board refer the appeal to committee with the power to act in time for the December meeting of the BZA. Ms. Crowley seconded. CARRIED unanimously. b. Appeal 1175 - Request for area variance to permit four additional efficien- cy apartments, at 318-22 West State Street, in a B-2 zone Building is de- ficient in many area requirements, including parking. Staff noted that the building now has six one-bedroom apartments and eleven single- room efficiencies. The appellant wishes to add four more efficiencies. The lot is slightly deficient in meeting parking requirements (there are 10 spaces, but 12 could be squeezed into the lot; 12 are required) . One side yard is deficient and the rear yard falls six feet short of the required 18. Staff noted that the apartments would be very small 151, 151, 160 and 201 SF but would just meet the 150 SF minimum requirement® Staff was concerned that additional low-income housing in this area would impact the area Staff felt that parking would not be a problem for people of the income group in question. They recommended approval for three units, instead of the proposed four, hoping that the three units allowed would be larger and more livable. They also felt that new housing would probably be better than whatever else is available at low rents. The appellant reported that his tenants now have four automobiles. He said that, the majority of them are so- cial service recipients, and that single persons on welfare have difficulty finding housing. He said the space was a storage area on the second floor of the Good- year building. ' Mr, Bordoni asked whether the additional units would meet fire regulations. Mr. Van Cort said that staff would make certain the Fire Department checks this out before the case goes before the Board of Zoning Appeals. PLANNING AND DEVELOPMENT MINUTES 31 October 1977 Page 3 Meir. Fuller MOVED that the Board recommend approval on the condition that only three, rather than the proposed four units be built. Mr. Hildreth seconded. The appellant noted that the measurements given do not include a 4' x 2' closet and an 8' x 3' bathroom in each unit, adding 32 SF each. 'CARRIED unanimously. C. Appeal 1176 - Request.for area variance to permit subdivision of premises at 707-11 Willow Ave. , in an I-1 district, into two parcels. The rear par- cel would have no street frontage, and the division line could create non- conforming side and rear yards. Staff reported that this was part of a subdivision request brought up at the September meeting, and that an area variance was required. The property is in violation of columns 10, 11, 12 and 13 of the ordinance. Staff recommended ap- proval, since the building already exists. Mr. Vasse, representing the appellant, said they had already spoken with Water and Sewer about separating services, and that they are agreeable. Mr. Bordoni MOVED to recommend approval. Mr. Hildreth seconded. CARRIED unanimously. d. Appeal 1177 - Request for area variance for expansion of 319 Taughannock Boulevard, in an. M-1-zone. Deficient side yard would be created. The restaurant in question wishes to expand to the south. The side yard require- ment is five .feet; the addition would reduce this to two feet. The appellant stated that he would be building inside an: existing fence which -is,- in fact, three feet from the property line. He noted that he had consulted owner of the adjoin- ing property, and -the neighbor .was agreeable to his building the addition.- Mr. Hildreth MOVED that the Board -recommend- appr-oval:----Ms Crowley seconded. - CARRIED unanimously. e_ Sign Ordinance Appeal 11-1-77 - Request to permit a projection of more than 18 inches from the front of 216 East State Street. Mr. Van -Cort noted that -the-appellants have-been working closely.with the Commons Design Advisory Team and the Planning Department. They would like to hang an 18" sign from a cornice on the building; 'it would thus project further than 18" from the building's facade. CDAT had written a letter of recommendation for the appel- lants, noting that they had been very cooperative with CDAT, and that the sign was in keeping -with the character of the Commons. Ms. Tasker of the Planning De- partment noted that it was necessary to position the cornice at its present loca- tion to hide scars on the former facade, and added that the appellants were request- ing less signage than they would ordinarily be permitted. She said the sign would add to the ambience of the Commons. Mr. Moran MOVED that the Board recommend approval. Ms. Crowley seconded. CARRIED unanimously. 6. Communications. Ms. Benson read the following letter from Councilwoman Shirley A. Raffensperger, concerning the Route 96 issue: PLANNING AND DEVELOPMENT MINUTES 31 October 1977 Page 4 September 28, 1977 To: Mayor Edward -J. Conley Common Council Mr. H. Matthys Van Cort, Planning Department City of Ithaca Planning Board On September 20, 1977 you were sent a letter re. West Hill and 4-Lane Road signed "Walter J. Schwan, Supervisor, On Behalf of the Town Board of the Town of Ithaca I, as a member of the Town Board of the Town of Ithaca, would like you to know that this letter and the opinions expressed in it were not authorized, or at any time discussed, by the Town Board in any meeting, public or private. The only official action taken by the Town Board in this regard was a com- munication to DOT expressing our choice of a corridor in the Town of Ithaca IF a 4-Lane 96 was to be built. The limits of our official position were outlined in a public informational meeting March 17,1977. I do not know the complete opinions of the other members of the Town Board re, Route 96. I do know that, while I do not disagree with all the points in Mr. Schwan's letter, I do not wish to be associated with the tone of the communication or many of its particulars, - For example, I do not subscribe to the disparaging characterization of Ecology Action, to the implication that Common Council is ignorant of the severe problems of the Octopus or has not "voice(d) concern for those residents of the City of Ithaca unfor tunate enough to live on West Hill," or that "all residents. of West Hill and the surrounding Towns" are .in favor of a 4-lane highway, whatever its design. I have seen no indication at public meetings or in the press that "`all" ARE in favor at this time, I do not believe "all" will make such an evaluation until the exact route and design of a final 4-lane proposal and any alter- natives are presented to the public and can then be evaluated as to their total effect on the entire community the City and the Towns. I know that I will not. Sincerely, Shirley A Raffensperger, Councilwoman Town of Ithaca Ms, Benson then read her_response to Mr. Gangl concerning the Health Facility, which follows. PLANNING AND DEVELOPMENT MINUTES 31 October 1977 Page 5 26 October 1977 Mr. Walter Gangl Indian Creek Road Ithaca, New York 14850 Dear Mr. Gangl: J Thank you for sending me the collection of documents. I looked them over carefully, and I did not see any evidence that the City documents were in any way faked or misdated as you stated in our telephone conversation. I believe these are copies of authentic documents from the City. In reading responses from your father, it seems in retrospect that the response was not encouraging, and did not indicate any enthusiasm for presenting the site to us as a location for the Health Facility. This is the way we understood the letter originally and it remains the way I understand for now. I believe that charges of malfeasance and incompetence are irresponsible, and in view of their timing I can only question the "non-political" nature of the charges. May I remind you that citizens of more than one political party worked diligently to find the site for the Health Facility. Charges that any member of the committee or any of the civil servants. in City Hall recieved money or other illegal gratuities come very close to being libelous. In closing, I wish to say that the documents you handed to me indicate some- thing very different from what you suggested they would show. Yours truly, LeGrace Benson Chairman Mr. Van. Cort presented the first two of a serihs..,;of p,ablications'.-prod,uced by the _ Planning and Development Department, called WoxKing Papers. No. 1 is a "Social, Demographic and Economic Fact Sheet for the City of Ithaca!' No. 2 is "The Business Investment Exemption. He commended Deborah Schoch for her ._work in editing and com- pleting the publications. 7. Committee Reports: None. 8. Old Business. a. Willow Avenue Subdivision: no further action. Applicant has not requested final approval. Applicant has been notified of Planning and Development Board action. at Septem- ber meeting. b. Southwest Development Plan. Mr. Van Cort distributed the full Southwest Develop- ment Plan. c. Request of Planning and Development Committee to determine ways and means of con- trolling and reducing through truck traffic..:on East State Street., Ms. Benson requested PLANNING AND DEVELOPMENT MINUTES 31 October 1977 Page 6 that the staff look into this and present a progress report for the next meeting. Mr. Moran suggested asking the sheriff or state police to stop truckers and ask what routes they are taking. He noted that this has been done in the past and has the effect of slowing the truckers down and discouraging them from using the State Street route. There being no further business, Mr. Bordoni MOVED to adjourn the meeting at 9:05.