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.